Ayam increase rent by 15% for one of my poorperties. Enquiries much lower. In the end after few months empty, I dropped back to original rent, within a week, taken.

House price. Rent price. If increase but no takers, is just syiok sendiri price.

I argue often with a landlord on this matter.

He wanted to let out at RM 1,600/month for a condo. Market price is RM 1,400 - RM 1,500/month.

I have a prospective tenant ready to move in for RM 1,500 a month. They requested for RM 100 discount (1600 - 1500 = 100), which is RM 1,200 per annum.
Tenant record also quite good, showed me receipt payment for the past 3 years to another house, always on time.

At the end the landlord decided to reject and insist on his RM 1,600. That was in October 2023.
Today April 2024, unit still trying to rent out and landlord always chase for viewing report.

From November to April is 6 months of negative cashflow, or RM 1,500 x 6 = RM 7,500 loss.

This is a classic case of penny wise pound foolish.

I got the same lesson.

This group is unlikely able to obtain housing loan in the future.

Im quite happy someone sold me a prop at 620k SPA, then now 6 months down the road, property guru and iproperty average selling price around RM660k-700k

Feels good for that mini win..

Big size balcony. .12xx to 13xx sqf , partly furnished
Can get 6xxk. Worth it?

I heard age t said last time developer nett Price after rebate is 8xxk. Now drop 200k

Lelong unit sold.
Reserve price.
Single bidder won unchallenged.

Harga drop bawah RM200K💥

Fuh sebelah Gleneagles Hospital, 3 towers Jalan Ampang KLCC lelong RM195K (MV RM350K) 🔥🔥

𝗕𝘂𝗺𝗶𝗽𝘂𝘁𝗿𝗮 𝗟𝗼𝘁 ‼️

📌 "𝟑 𝐓𝐨𝐰𝐞𝐫𝐬" 𝐒𝐞𝐫𝐯𝐢𝐜𝐞𝐝 𝐒𝐮𝐢𝐭𝐞𝐬, 𝐉𝐚𝐥𝐚𝐧 𝐀𝐦𝐩𝐚𝐧𝐠, 𝐊𝐋𝐂𝐂.

✅ 𝐒𝐞𝐛𝐞𝐥𝐚𝐡 𝐆𝐥𝐞𝐧𝐞𝐚𝐠𝐥𝐞𝐬 𝐡𝐨𝐬𝐩𝐢𝐭𝐚𝐥
✅ 𝐒𝐢𝐳𝐞 : 𝟒𝟔𝟓𝐬𝐪𝐟𝐭
✅ 𝐇𝐚𝐤𝐦𝐢𝐥𝐢𝐤 𝐊𝐞𝐤𝐚𝐥 (𝐅𝐫𝐞𝐞𝐡𝐨𝐥𝐝 )
✅ 𝐌𝐨𝐧𝐭𝐡𝐥𝐲 𝐦𝐚𝐢𝐧𝐭𝐞𝐧𝐚𝐧𝐜𝐞 𝐟𝐞𝐞𝐬 + 𝐬𝐢𝐧𝐤𝐢𝐧𝐠 𝐟𝐮𝐧𝐝 : 𝐑𝐌𝟐𝟐𝟐

🔥𝐋𝐞𝐥𝐨𝐧𝐠 𝐏𝐫𝐢𝐜𝐞 : 𝐑𝐌𝟏𝟗𝟓𝐤🔥
❤️ Market Value : RM350k

📆 Lelong Date : 29/4/2024

For more info click link whatsapp
wasap.my/60102321142/sayaberminat3towersKLCC

For more listing auction property join telegram
https://t.me/syafieqahalya

#syafieqahalya
#wasap0102321142
#RumahLelong

"3 Towers" Serviced Suites, Jalan Ampang, KLCC

I plan to sell my condo and would like to calculate the breakeven price and the minimum selling price in order not to make a loss.

Condo price: RM405,000
Down payment: RM63,000
Loan amount: RM342,000
Monthly loan installment: RM1650
Monthly loan installment period until today: 12 years
Monthly loan installment payment until today: RM237,600 (RM1650 x 12 x 12)
Misc expenses like legal fees, stamp duty, renovation, maintenance fees, insurance, assessment: RM93,200
Rental income: RM20,000

Is my breakeven price RM373,800?

Appreciate your comments. Thanks!

TL;DR: RM63K (Downpayment) + RM237.6K (Total Paid to Bank So Far) + RM93.2K (Misc Expenses) + RM xxx (any other Transaction Fees to sell your property i.e. agents commission, legal fees, taxes)  - RM20K (Rental Income) + Outstanding Loan Settlement (RM250K) = your minimum Breakeven Price (~RM623K)

But I like to be a bit more specific in calculating the opportunity cost so I'll further add RM 88,452.62 loss of potential EPF dividend gained to the total cost, bringing the breakeven price to ~RM711.5K. Selling anything below this number means you're making a loss.
Nerds part if anyone's interested to read the calculation & the reasons to high outstanding loan balance. (can skip, but I had fun writing it so might as well post it instead of deleting it )

Opportunity Cost Calculation

High Loan Outstanding Balances


EDIT: the 250k got buried in my long essay, corrected my TLDR formula   

if u buy kinrara landed by I&P said 2years ago....easily appreciated 30-40%

No matter how also bank make their money first.
My mortgage 340k paying rm1.6k a month. Pay 10 years d I still owe them 300k. Paid 190k principal only reduce 40k.
The interests are front loaded ie most of your monthly payment are towards the interest in the beginning of your loan

Due to the significant impact of the coronavirus epidemic and the continuous influence of external economic factors, the development momentum of the domestic industrial market has been restricted. However, do you know that aside from these uncontrollable environmental factors, some individuals sowed the seeds of "evil" in the past, and now they are reaping the "evil fruits," leading to everyone facing the consequences!

Back then, the so-called secrets of mortgage—Compress Loan and Cash Back—caused severe damage to our country's industries, and even after about 10 years, we have yet to recover from it. Industry insiders believe that as long as the number of real estate auction units remains high, it indicates that the adjustment period is not over yet.

The domestic industrial market has always been perceived as weak, fluctuating between hot and cold; new property sales are slow, while the subsale market lacks of real demand with its unrealistic prices "got price no market", and there are numerous properties up for auction. While other countries have gradually "survived" the epidemic, our country is still waiting for the arrival of "spring," whenever that may be.

Ultimately, all of this stems from the "ignorance" of many people back then, resulting in the need to spend a long time cleaning up the mess now.

Experienced investors are likely to remember the two "mortgage secrets" of Compress Loan and property cash-out deeply. It is precisely these "unconventional" investment techniques that have kept the property market in a state of adjustment for many years.
Nearly Bankrupt from Buying 10 Houses at Once

"Compress Loans" were popular in the country about 8 to 9 years ago. Many investors believed in "property guru" and invested large sums of money to buy multiple units at once. However, this was actually a serious "investment trap," which ultimately pushed investors to the brink of bankruptcy.

Property consultant Hou Biyun told the Nanyang Business Report that many investors boldly purchased 10 units at once, involving amounts exceeding RM10 million.

She said that at the time, in addition to compress loans, there was also a method called property cash-out, which meant that you could purchase properties without spending money and even cash out. However, for borrowers who simply wanted to make quick money but lacked financial management skills, this was a "death trap."

Once a developer herself, she pointed out that when compress loans were being hyped, property profits were very lucrative, with profits from each unit reaching up to 50%.

The property market was booming, creating an "illusion"

"During the peak of compress loans, a development project with 300 units could be quickly sold out, causing developers to mistakenly believe that the market demand was so high. As a result, their appetites grew, and they started developing larger projects with thousands of housing units. In reality, this was an 'illusion,' and the demand was artificially created."

She pointed out that since the burst of compress loans about 3 to 4 years ago, the entire buying and selling market has been greatly affected.

In the past, buyers would start with a minimum of 4 units, but now, they think twice before buying even one unit. Developers no longer sell units as easily as they used to; now it takes 3 years or longer to sell them.

Originally, investors aimed to achieve financial freedom, but because they purchased multiple properties at once and took on multiple debts, exceeding their personal affordability, they had to keep paying under long-term pressure. Eventually, the properties were auctioned off, leaving behind numerous debts.

Hou Biyun said that in recent years, the number of auction houses has increased, aside from the bad debts accumulated during the epidemic period, a large part of it is the aftermath of the burst of compress loans: "I think the market still needs several more years of adjustment."

In addition, she admitted that market adjustments are not necessarily a bad thing; at least they can eliminate developers who built houses to cater to the demand for compress loans but lacked quality, as well as curb excessive speculation in the market, restore the market's original appearance, and resume healthy operations.
Unable to Repay Loans, Serious Default

"Thanks to some irresponsible property guru, the domestic property trading market has been disrupted for several years. So far, the government has not taken effective measures. This wave is the most severe cold wave I have experienced in more than 10 years of mortgage lending!"

When interviewed, Xie Zhangrong, the sales director of Diligent Planners Private Limited, a consulting company specializing in housing loan solutions, risk management, and financial planning, made the above remarks about the current property market situation.

He said that in terms of the number of mortgage applications, from retail, commercial, residential to new properties and secondary markets, the entire property sector is sluggish, especially after the Chinese New Year, the "cold winter" situation becomes particularly obvious.

He pointed out that with the depreciation of the Malaysian currency, the implementation of new policies such as sales and service tax (SST) and registration of major databases (PADU) websites, electronic invoices, etc., during the epidemic period, people have become accustomed to working from home, and most business owners are reluctant to invest too much money in office expansion.

"They even shrink office space to save operating costs. (Employers) prefer to invest funds in operating systems, which will bring greater economic benefits."

He said that for office units ranging from 1200 to 1500 square feet, which are considered "not large," the demand has declined significantly, and current tenants prefer smaller office units.

Xie Zhangrong admitted that the most difficult problem in the market at present is the group of speculators who once bought multiple properties with the mentality of luck, but now have no ability to pay back their mortgages. The situation of defaulting on payments is serious, and a large number of properties are waiting to be auctioned off by banks, directly affecting the secondary market.

No Demand in the Subsale Market

He said that the government must find a solution to the problem of "no demand in the subsale market" and restore or implement incentives for buying second properties to inject vitality into the secondary market.

"Since the increase in memorandum fees and lawyer fees for property deeds, the entry fee for buying a property is very high. For example, to purchase a RM500,000 house, the down payment is RM50,000, plus other transaction costs, it will cost at least RM70,000, not including renovation costs. How many people can take out RM100,000 in cash at once?"

The high threshold for property ownership not only makes first-time buyers think twice, but also deters homebuyers from upgrading their homes.

Xie Zhangrong believes that even for the purchase of a second property, if it is for self-occupation, the memorandum fees for property deeds should be handled according to the circumstances, and the government should provide more incentives for those who upgrade their homes to address the problem of unsold second-hand houses.

"Once the second-hand market is stimulated, according to the law of supply and demand, new properties will also be boosted."
... ...

https://www.enanyang.my/%E8%B4%A2%E7%BB%8F%...%88%BF%E5%B8%82

Sos:
https://napic2.jpph.gov.my/storage/app/medi...mpu6NAu4WaEzAdI

FB (can't embed):
https://www.facebook.com/share/p/J7hkn9ZLxu...mibextid=oFDknk
Residential:


Serviced Apartment:




Perak no BBB UUU?

Nowadays, unker don't really belip in ploperty already. Last time dream to accumulate 20 properties, be a suksesful landlord.

Ayam now at one of my ploperty. Heater rosak need to fix. Aircon got sound have to fix. Hob lights out tenant complain, also have to fix.

I feel like maintaining these ploperties so that I can rent them out is ayams full time job nao.

Ayam now dream of selling them then put all into EPF and use 2k per month to rent a nicely renovated kondo in a sang ka la place.

Sekian rant.

Tats why you are siham bodo lo..

Rich one is put 5m into fd..

Every mth bank giv interest, no need to beg tenant.
No need maintenance.. if bank punya aircond spoil, bank maintenance team will fix sendiri at no cost.. if bank not enough staff, they sendiri hire and settle the issue

Then your fd return also is tax free.. popeti still need to pay income tax on rental .. then need pay insurance, assessment, indah water..

In the end, comparing rental and fd.. most painful is.. some rental yield also lower than fd rate.. sipek jialat

sold my place this yr...

the difference between owning + bills + maintanence VS. putting into EPF is 2k/ mth. Exclude actively managing it.

that already wins hands down...

Worse when yr tenant thrashed the place after moving out … or some disappeared .. That one even big big headache

Worse still after you collect your rental it’s subjected to income tax. You think you untung 1000 but then maybe 750 only after taxes.

Once u stamp it.. it is in system..
U dun declare also they know

Nestled in the epicentre of KL’s Golden Triangle, One@Bukit Ceylon is the most prestigious address at the heart of Changkat Bukit Bintang that offers exceptional hotel-style living right in the city’s premier lifestyle enclave.

With easy accessibility and convenient connectivity, all your daytime and nocturnal needs from high-end retail shopping, scrumptious hawker fare to popular bars and chic clubs, are literally just steps away. And with two monorail stations serving the area, getting around is a breeze.

Welcome to your private hotel suite, where the possibilities here are truly endless.

Address No 1, Lorong Ceylon, Kuala Lumpur
   
Project Type Hotel Suites
   
Built up area 411sf - 927sf
   
Facilities Infinity Pool, Jacuzzi, Sky Gym, Function Room, Private Pavilions, Reading Lounge, Launderette and Business Centre

   
Security 3-Tier with Floor Designated Card System
   
Total Units 354
http://www.uoa.com.my/pdf/Ceylon_ebrochure_2011.pdf

Anyone knows the selling price?

Pay future prices today. Is it worth it?

453sf unit on 13th floor for RM600k (RM1324psf). With 6% Guaranteed rental returns over 12 months.
.
640sf unit across the road at Seri Bukit Ceylon selling below RM600k (RM930psf) can be rented out at RM3500 per month (though not easy).
.
What do you think?

http://realtymalaysia.blogspot.com/2011/09...kit-ceylon.html

price keeps dropping. anyone knows why?