buy any property at 2012

you already untung at least 30% by now, not including saving on rental if your property is for own stay

1. You forgot about maintenance and sinking fund
2. Never trust rental figures given by property agents, DYOR first, and then discount it some more because possible oversupply, etc, depending on your property's situation. (Property agent promised relative buying property a rental of RM2k+/month for a 400+sqft condo in cyber during sales talk. When VP, can only get RM1.4k, post pandemic RM900 per month), top up almost 1k a month when all costs are included. I think Malaysia is one of the few countries where the landlord subsidizes the tenant's stay.

Wah don la, nanti I kena kecam macam sunset ore* how?

I just using a real life example for another tered to say dun trust sales agent, not to diss cyber.

Haiya this is so common nowadays. You may have seen a paper capital loss of 20-30% which is common for most high rise nowadays vs some which were severely marked down by more than 50% of their purchase price. The projects that break even or are positive cashflow are the real outliers now and uncommon.

You are not the only one going through this and many have walked down this horrible path of Malaysian real estate. Until the real fundamentals of the economy improve for the better, nothing will change... yet.

6.67 million members under the age of 55 have pension deposits below 10,000 KWSP: The situation is worrying

(Kuala Lumpur, 24th) Most of the EPF members under the age of 55 have retirement savings of less than RM10,000, which is considered to have reached a critical level.

According to the Employees Provident Fund data, as of the end of last year, only 51.5%, or 6.67 million provident fund members under the age of 55, had pensions below RM10,000.

This is an increase of 9.7%, or 591,000, from the same period last year.

Noor Hisham Husin, director of strategy at the Employees Provident Fund, pointed out that during the epidemic, the emergency withdrawal plan that allowed members to withdraw money was one of the factors that led to the sharp drop in members' savings.

"The majority of members have very little savings. As of 2022, 51.5% of the members have a deposit of less than RM10,000. The situation is worrying."
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"It is estimated that it will take three to five years to restore the level of deposits to the original level."

He said so in an interview with the Daily News.

He pointed out that most of the members who withdraw their CPF deposits are Malays, accounting for 76% of the total, or 5.1 million people.

He added that the median savings of Malay members has also dropped from RM6,600 in 2021 to RM4,700 by the end of 2022, which is far below the basic savings target of RM240,000.
https://www.orientaldaily.com.my/index.php/...23/01/24/542158

667万名55岁以下会员退休金存款低于1万　KWSP：情况令人担忧

（吉隆坡24日讯）大部分55岁以下雇员公积金局会员的退休金存款低于1万令吉，被认为达到了临界水平。

根据雇员公积金数据，截至去年底，只有51.5%，即667万名年龄低于55岁的公积金会员，所拥有的退休金低于1万令吉水平。

这比前年同期提升了9.7%，即59万1000人。

雇员公积金局策略主任诺希山胡先指出，在疫情期间允许会员提款应急的提款计划，是导致会员们存款剧减的因素之一。

“大部分会员拥有很少的存款，截至2022年低，存款低于1万令吉者有51.5%，情况令人担忧。”
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“预计需要3年至5年时间，才能将存款水平恢复至原有的水平。”

他是在接受《每日新闻》访问时如是说。

他指出，大部分提取公积金存款的会员是巫裔，占总数的76%，即510万人。

他补充，巫裔会员的存款中间值，也从2021年的6600令吉，降低至2022年年杪的4700令吉，远低于基本存款的目标，即24万令吉。

lagi sedih

2012 u buy a chaplak landed terrace also untung

But if u buy 2023 prepare to absorb the future prices in

Relative bought X2 Residency Puchong for RM800k (but I saw launch price is RM570k before discount), last year got unit lelong at RM480k, on secondary market RM560k, as low as RM504k pun ade.

The fella damn um dui (hope I got the sound right) - 1st for buying the property above the launch price, then 2nd whammy - property now below launch price.

https://www.propertyguru.com.my/property-li...c-chan-36729507

bought apt about 8 years ago, but now price still the same. should buy more now.

bought a landed at outskirt for own stay. Not for investment, but knowing that it is still lossing value now is disheartening.

Anyway, the decision was made back in 2014, based on my income and saving at the time, and my criteria for a home.

What i regret is that i chose the wrong developer.

2015 630k savanna bukit jalil condo..

2023 620k transacted...  ... continue to hold

Sign S&P for apartment in Feb 2014, VP 2017.

Til now loss value around 10% Vs sale price

Back in those days before the emergence of corona virus, many developers want to sell the large number of unsold units despite openly and shamelessly shouting "last unit for sale to be your ideal home."

These developers engaged multiple sifus and gurus who then organize seminars to "educate" the mostly innocent public at large on how to join property investment with the ultimate objective of selling them lower-than-bank value property. Those property price is in fact jacked up. Then the cash back gimmick starts to come along. Remember those compressed loan news articles? Those are the ones.

After some time, even banks don't want to do any more. Developers have no choice, then they do bulk bulk purchase. For first few projects, it did succeed, but after that a lot of projects using same trick got burned.

Few years later, the developers had to change their tactics. You know what, they now talk about cash flow cash flow cash flow, you know why? because those are for suckers. MCO strike and people are afraid of losing rentals. So they adapt at whatever market want and continue to do their seminars. The best part? You had to pay a shitload of money to join these seminars as buy ins, once you joined it there will be package offered. You will definitely take it cause you already paid for the seminars.

Now it worked like this, previously it was the property selling, now it was the renovation/airbnb package selling, see the difference? after they execute the package, they promised to find tenants and subsidies the tenant to stay for a while. How they subsidies it? They can even request rebates from the agents, think about that lah! Imagine those owner take out RM70k package, they had been promised RM5-6k, for first two years they get the tenants to cover for them, then the rental follows market rate RM3-4k, this type of scenario I seen too much."

Yet there must be differences between fully furnished nicely renovated unit and a bare empty unit, right?

An acquaintance of mine bought quite a few units at KLCC along with his staffs and friends. All rich guys with listed co background. My acquaintance renovated RM100k and rented it out at RM3k. His staff just rented it out bare at RM2k. The difference of one thousand ringgit. That is in KLCC. Imagine here at Bangsar South. Think about it. For the difference of one thousand, you'll need to first spend RM100k for it. In ordinary cases, even taking whatever package will cost the owner a whopping RM70k, it is a risky propositions.

And along with it a lots of owners are thinking the same and everyone else doing the same, it is not easy to fight for the same group of renters who are willing to pay such hefty rent? RM5000 is not a small amount. Look at that super atas building, they want RM7k rental, what they end up with? --- Low occupancy.

What about the property agents? They mentioned they rented out? and keep on emphasizing got strong demand?

Well, property agents who list with high price are only trying to get wealthy owners' profile and data. If property agents list low price means they want to get tenant contact and offer them to rent somewhere else.

When Mah Sing launched this project next to a highway with no public transportation link, I could already see the problem when they advertised 400k+ units. Just take it as a lesson learnt to not blindly trust the developer pricing.

I have one unit with LRT link connected to unit and even this one quite a struggle to get decent rent or sell but at least the market price barely goes up from initial purchase, in case purchaser feels need to offload.

Wait until u hear this nightmare proj in Kuchai Lama, near MRT, sold out proj yet go ABANDON…buyers suffered massive devaluation with losses no end in sight…still have to pay interest to bank…those who unable to pay will defaulted and masuk AKPK, very famous and rocked the Malaysia property industry

(Kuala Lumpur, 9th) Rahim & Co, an international real estate consulting company, pointed out that due to the fact that many people bought houses for investment and the oversupply of real estate, the current housing market is already a renter and buyer market. I believe this trend will continue for at least 2 years. Tenants can rent houses at cheap prices; buyers also have more real estate choices.

Rahim & Co. Chief Executive Officer Sivashankh said that our country has also become a renter's market, because in the past many people bought apartments and rented them out instead of living in them, resulting in many houses in the market for renters to choose from.

"Since the past few years, the rental price of long-term rental apartments has dropped a lot. In some areas, you can even rent an apartment with various equipment at the price of 5 or 6 years ago."

"For tenants, now is a good time to rent cheap housing, and I believe this trend will continue in the next few years."

Rahim & Co pointed out in the latest report that the state with the worst oversupply in our country is Johor, and high-rise apartments are the most serious slow-moving property category.
https://www.chinapress.com.my/20230209/%E5%...B8%82%E5%9C%BA/

Very low return tbh, if just put in index fund already earn 200% capital gain, not including the dividend yet.

11 years only return 30% is like 0.36% return pa. put FD also better than property. Oh ya did I mention we haven't include the mortgage interest rate? Could be a negative return.

FD can stay in it? FD can be funded by someone else? think again.

educating ppl like you and Iceman since 2012.

while prop lost it's value those buy stocks etf it's not all glory.. i invested in everything from stocks, crypto, mutual funds and property. the other investment has its fair share in losing money as well during hard times.

4 Critical Signs of a Bubble Market, Property Investment V1 started on Nov 15 2013, 11:14 AM until Multiple Signs of Malaysia Property Bubble V20, it's 10th Anniversary this year 
Those have bought it, congratulations!!! those haven't, continue to look for the signs.

Price rise slower than loan interest and expenses incurred in financial loss. Those bought poorperly after 2014 is likely underwater.

Property is only a good investment if
1. Your rent can cover installment and maintenance fees and repairs
2. You buy in cash.

1 is hard even for lelong units. 2 is harder.

In every investible assets, there is time to buy, hold, sell and abstain. contemporary history show, buying on uptrend often end in losses e.g poorperly, crypto, glove share, gold, etc.