so why and what you are waiting? there will be demands to cater ppl there, and since you say ok, and property increase in long run, buy savanah lar.. working well.. and environment created nice what..

really do not see why you not buying sure to profit..

bearbear, if you ask me, the actual demand is still there. But because of loan rejection, people failed to get financing to buy.

Why so many loan rejection ?

Because now the money market is a lot tighter. Bank is short of money. If you pay close attention to the FD interest rate, you will know the interest has risen to around 4% (from 3% previously). So, this means the money market don't have enough liquidity. Hence, the banks are very selective to give out loans.

But according to my source in MOF, this is only temporary. BNM will open the tap next year again. They need a weak ringgit. Euro and Japan is having their QE. As now the Japanese Yen and other regional currencies all devalued against US$. If we don't follow, our RM will be more expensive, and it will hurt our export. So, RM will be tagging a basket of currencies of our trading partners. The result of it is BNM will inject more liquidity into our money market. Next year loan approval rates will increase. But not to a level like in 2010-2012.

As a result of RM devaluation, imports will be more expensive, causing higher inflation. And the cost of building will increase also.

Hope you understand what I wrote above I have tried to use layman terms

So bearbear, this is what my contact in MOF is telling me. You may be disappointed again next year



Where got so simple to increase price like that. Bank valuation is closely tagged to the transacted price lah. Not so easy to fool bank one.

They may be able to do 1 transaction, but valuer have to give a few transacted value. My latest valuation report I see the valuer put in 8 latest transacted price there. So, it is not easy to fool the bank lah

Did you listen to those rumours ? Don't believe them lah. They just tok kok only.

You always forget I am rental game player ?

I rather pay higher and buy sub-sale with tenant. I can make my own valuation this way. If the rental yield is ok, I will buy.

That's why you don't see me interested in new launch

bearbear, the answer is obvious right ?

If you think the price will increase, then don't wait. Buy ASAP

If you think the price will decrease, then please wait.

But that is for investment purpose. For own stay, as I ALWAYS say, don't wait. Buy when you are financially capable and comfortable. Don't gamble you and your family's future

Wah today so fast so furious , anyone can summarise to me? Seem tht Bearbear make new enemy and more bbbb joining in

Boss, cherroy close banana's thread about Semenyih property and directed everybody here. That's why so hot today

Property market value depends on valuation from JPPH or property valuer firm la. Valuation rely on several recent transacted prices. Factors such as nearby public development, mortgage interest paid off to banks also affects. Launch prices of new and upcoming projects of nearby area affects the valuation too.

Bear u need to improve ur homework la. Don't pandai talk big cock only.

Hahhaha Bearbear is my champion n real hero la...

Where he go also can stir problem...hehehe really professional shit stirrer

the MODS everyday like that, must have heavily invested in Semnyih/props..

what is the problem not putting bubble in property talk? really will sked off buyers?

Welcome bro ....

Our champion Bearbear always right and he always have his unique view that difference from normal people....

Sooner or later he will get used to it

you know their friend under table practice right? u mean to say, that bought proeprty at 350k, upon vp sell at 600k, and if valuation give such figure , then market rate?

like this no problem lor... 350k , in 3 years become 600k, that is 250k 3 years, one year 80k..

so when I buy at 600k and wait 3 years, it become 600k + 3 x (80k yearly)= 840k?

question is you wanna buy at 840k? the market rate suddenly surge to 600k and stop? if it stop, means as times goes, investors losing moeny to loan sums? coz cant get valuation right?

He deliver his opinion like a real pro and I'm looking forward to gain knowledge from him.

Manatau......

Hi Bear, lets go into specific on Bukit Beruntung.

TBH, I am an old man, already pushing 45, so I was old enough to know about Bukit Beruntung and could have even bought into Bukit Beruntung.

Today, we look at why Property prices are depressed in Bukit Beruntung.

The Answer is simple - cos there is ready supply in terms of completed and abandoned homes but there is NO demand. Hence, Prices are Low.

Now why there is No demand, cos the Centre of Gravity is towards the Southern Corridor.

Brief History Lesson.

In the early to mid 90s, in the times of TDM,the talk in town was that the Centre of Gravity would be in the Northern Corridor, Linking Selangor to the Silver State (Perak)

Land & General wanted to be the front runner and bought huge parcels of Land and decided to sell and many people were enticed to buy. I was in my 20s and amohst our friends, we talked about buying a unit there but at the end, we did not.

Then, two things happened, the first being the Asian Financial Crisis and TDM announcing that the Airport will be in KLIA and togeter, the development of the Southern Corridor now known as Putrajaya and Cyberjaya and Bukit Beruntung, Rawang was abandoned. L&G wend under and the situation has changed little for past 20++ years.

Today, we look at your comparison of Setia Alam and Semenyih vs Bukit Beruntung.

The Analogy is not comparable.

When Bukit Beruntung was abandoned, there was hardly any infrastructure there.

No 3-Lane Highways

No Public Transportation

No Malls of any kind.

The country went through a Financial Crisis / Recession.

Even if a Developer were to revive the Projects, it would not be viable without the necessary infrastructure.

In fact, only with LATAR, etc, is Rawang becoming viable and some Developers like Mah Sing starting to build there again.

Now we look at Setia Alam. It has a highway.

It has a Mall - filled with outsiders as u may claim.

But the houses are completed. Yes, it may be vacant but its not abandoned.
.
If SP Setia decides to give up on Setia Alam, there will be ready takers in form of other developers, the issue being only pricing

We look at Semenyih.

It has PLUS Highway to Kajang. MRT also stops at Kajang.

It has SILK Highway

It has LEKAS Highway.

Kajang is almost fully developed with only small parcels of Land, so the natural progression is either Bangi or Semenyih.

Problem with Bangi is most Land are Bumi Land so, there won't be huge developments there.

Of course, Southville, etc is there but that's about it for the time being.

The issue with Semenyih is only on pricing.

Is it overpriced - the answer is YES, cos they are selling at Kajang prices already

But will it end up Abandoned like Bukit Beruntung - the answer is NO.

Subsequent phases might be delayed until the right time but it WILL NOT be Abandoned like Bukit Beruntung.

It does not matter if there are many Vacant Units. To Developers, sales has been done and its up to the Secondary Market to find the equilibrium price.

Now on the population part.

Pricing is always a function of Demand and Supply.

If you are the Supply Side, u also will not Supply 1,000 units if there is anticipated 1,000 Demand.

To build momentum, future profitibility, you will build at most 50% to 60% of anticipated demand.

This is cos

1) Not all of anticipated demand will translate into real sales

2) Company must always be a going concern - if u build 100% today, tomorrow u will go bust

Now the real issue of this anticipated demand, how much is

1) Genuine own stay
2) BBGC - Buy Bu Give Children / Long Term Investment
3) Buy to Flip

The above is based on desirability of demand to the overall industry

A bit of speculation is good

Excesive speculation is bad

Demand in SG has dropped cos the Govt has imposed additional stamp duty on foreign purchasers

HK also imposed additional stamp duty to deter excessive speculation

China has a huge risk of property bubble popping anytime
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This post has been edited by cfa28: Nov 10 2014, 05:43 PM

bearbear, remember we are in people's "house". So we observe their rules.

You can always start your own property forum and I will support you

bearbear if you buy in 2010/11 maybe your figure is correct (remember 30% pa ?)

But now, only 5%-10% lah. So, you can't get RM840k lah. Ie. you missed the speed boat

Still good enough for me lah 5%-10%

Bro, I thought Bkt TakUntung is built by Talam ?

L&G is Sungai Buaya

Bearbear don't simply talk about under table practice ....u cant get the value if no demand , buyer not stupid n don't mislead reader.

U in law line, suppose know what to talk wht not to talk

Don't simple say when no real evidence

Although here is kopitiam but no pasar malam rumour pls

This post has been edited by Jliew168: Nov 10 2014, 05:50 PM

Sorry, forgot about Talam being there also. Yes, Talam also was in Bukit Beruntung.

L&G was in Sungai Buaya, the more high end development.

Lumping the 2 as its general locality right.

Come! 840k I buy from u

can ask several valuation from diff bank la. some agent also can help u process if u use prop agent.