Hi all,

I am about to get try first property for investment.

I am dilemma at buying new projects or buy existing property.

Please advise.

If buy existing property, where/how to find good location?

hi,,,if for invest,,the most important is the location..which with strategic location, or walking distance to LRT/MRT...it's depends on your budget, for new project, u will get more offer which u can save more in stamp duty & lawyers fees and so on....for existing property, u need cash out for those agreement & processing fees..if you able to afford it, the only question is location issue... hope these all can help u good luck...

I have refrained from buying new projects as those are almost always overpriced. But it's become a sucker for 1st time buyers as u don't pay legal and most of the times the rebates take care of your downpayment.

My view is and it's a strong view, if u cannot pay 10% downpayment, u should not be buying a house. You should save up instead.

I give u some example of a discussion I had with a lady last week, she was considering skyluxe in BJ at 800psqft price right smack at a fucked up jam every morning getting out to kesas. But down the road near Z, trees and even kiara2 u can get fairly new units at 450- All the way to 700psqft. Why pay so much more for skylux? All the more when LRt was an attraction for her. Her issue was down payment.

So I told her, u rather pay 300more per sqft for a smaller apartment farther to LrT then a nearer one cheaper which has less financial stress on you? She then decided to ditch skyluxe and decided to go for kiara 2 1k sqft unit which she is hunting for at 500-530sqft. Her dad will loan her down.

A lot of people will be sacrificial lambs in prop investment. U can't save'em all.

Only a handful of new projects are great buys. some are OK while many will give pisspoor returns n potential depreciation.

what is your meaning of investment? buy for appreciation? for rental? intend to stay? etc.

your current location of subang jaya is good. since you know the area, buy there.

ok la since i'm alrd to tired to buy more property. give my strategy here.

what i would do if i'm much younger and have spare cash. buy an old unloved house in SS15, restore / renovate it nicely (can do it as a hobby) and hold for long term.
landed property safer

This post has been edited by corleone74: Jan 30 2017, 11:49 AM

why must be walking distance to MRT? if the MRT already there or already announced, already priced in. so not necessarily it'll be a good investment just because it's near LRT/mRT.

yes, agree. I would go for subsale, not new property.

This post has been edited by corleone74: Jan 30 2017, 11:50 AM

Agree.
That is why I am confused. In dilemma.

I wanted to invest. But I dont know how to search for good location or rental.

Property price in subang jaya is kinda overprice?

Owner tend to demand alot because of the place.
Recently they build LRT and BRT.

They ask for higher price.

Note : If you take in subang. You will notice. Nobody take LRT from Usj21 until ss15.

People start going in from subang jaya(behind aeon big) and glenmarie. Which mean Subang people dont even use those facility.

Highrise is quite stressful now, very to bw precise. Btw most propa including shoplot, offis, highrise, kilang, landed=got price no market.

When you say spare cash, do you mean 10%,20%,30% or more downpayment?

well nobody says it's easy to find a good buy, right? must find the right one at the right price . anyway i'm not trying to buy a house there (no more energy.), just a general observation.

your investment strategy is? buy condo for rental?


This post has been edited by corleone74: Jan 31 2017, 11:18 AM

means cash reserved specifically for investment, and not for emergency fund or living expenses .

as for the quantum, depend on individual. if one has more than 2 property alrd, i think need to reserve 20-30%?

the actual amount depend on many things. i'm making a general statement.

only one advice..

find one is at good location & landed..

these u can never go wrong

Condo is easier to rent & higher rental. Younger generation prefer condo. Location is very important.

My parent & brother landed terrace house in usj, difficult to find tenant & rented to non chinese for 1.4k

Own stay landed is better. But well maintained and good neighbourhood condo is also not bad

This post has been edited by luvox: Jan 31 2017, 12:03 PM

You need to study more and read more on property investment strategy.

You cant create a thread here and hope for the light bulb to 'ding'.

Most time or not...good located and good price properties u cant afford.

Inferior located and good priced properties u dunwan.

Its indeed a very difficult task. But you need to start somehow....to get the ball rolling....

Ofcourse I dont. Can you teach me how to find?

I also know is not easy to find. Thats why I need someone to advise me on how to find.

How to start?
Whhat kind of property is worth to buy, what is not.

I am looking for 5-8year rental and then sell ?

one tips.

if condo.. do find near to LRT / MRT..

sure win

Not true,many condos next to mrt also low rental due to supply issue.

start by checking the classifieds, iproperty, mudah then talking to agents and go for viewing, attending seminars, reading a lot, walking the areas that you intend to invest in.
that's always the first step. or if you have any relative that has multiple property, that person can give you guidance as well .
good luck.

p/s> oh sorry! very important. a bit more to add. when you talk to agent and go seminar listen to guru.. keep an open mind but remember, they all tell big time kok and bull story . so remember to crosscheck their story with your own research. heh heh.


This post has been edited by corleone74: Feb 1 2017, 12:24 AM

the property already priced in the mrt/lrt.

I agree with you.

Nowadays people using the *walking distance to LRT/MRT* advantage and increase the price.

But the rental is still low.

LRT/MRT=sure win?
Maybe hisap too much of weeds.

Yeah. But... what is the criteria for investment?

What do we need to label it as good investment?

Good investment is rental income able to cover your monthly loan installment (90% LTV, 35 years).
But honestly it is hard to find unless you go for low cost property.

Do share with us if you are able to get a subsale property now meeting such requirement.

then how??

since near MRT/LRT also not good?

is not necessarily.. so i said important is location..

For family/office staff stay confirm not so good, but you may turn the condo to AirBnB type for tourist stay purpose. As you know tourist will look for public transport like what other country practice. This also depend on area you looking at. If you get a condo near ulu place and far away from city center, then dont expect a good return even though got public transport.

highrise=overrated now.
BBB=DDD=DDD

gg.

hmm good idea turn into AirBnB

okay

Anyone here own a condo or landed prop near a new LRT/MRT station...? Wondering how much capital appreciation for properties like those

if you're talking about metrics - well, i go for undervalued property,
but for rental play property you should look at sustainability of rental, as well as the COCR (cash on cash return) and if the property gives you positive cash flow. It's difficult to find these days.

Re agents and guru promote cocr to distract people from high leverage.

don't go for highly leveraged acquisitions.
you're right - agents / guru will sell a property with almost zero down, eg: DIBS.




This post has been edited by corleone74: Feb 1 2017, 11:05 PM

What is cash on cash return?

Noted. Means rental cover installment is good investment.

*if only I manage to found one.

Nowadays highrise price is overrated. Crazy man.

COCR is actual income / total cash outlay (not the purchase price). you can google the metrics used for property investment. others like discounted cash flow is more technical but i find difficult to project the actual rental

of course rental cover installment is definitely good. but check on vacancy rate, and also how sustainable the rental will be. these days where to find. maybe the cheaper rumah rakyat if you qualify.
seriously i think subang jaya area is not bad if you can find a good deal.

This post has been edited by corleone74: Feb 2 2017, 10:08 AM

some say near mrt/lrt is good some say not good.
but for me near mrt/lrt is always an advantage.
Back to your question new property or existing?
assuming you have enough cash.
if you want immediate return then go for existing (can rent out for return)
else you can consider new property.

advantage if you stay (and need to use it). not advantage if you're buying for investment and the price is sky high.

i'm not sure if you notice area such as pdn indah/cahaya/cempaka/miharja is very easy to get tenant due to close proximity to lrt...
if you let out room it is even easier.
the price maybe is on the high side but the current market seem stagnant maybe ts can survey and get good deal

Thanks for the tips.