5 years ago, I thought of investing in Malaysian properties. But instead, I invested in the US stocks as I lived in the US back then. I have managed to get 7 percent annual gain. Good enough, no regret. Many new conds come into the greater KL market. So I am very sceptical about Malaysian properties. Glut eliminated?

True. And that is why I don't prefer property. It heavily depends on what you buy. In contrast, stocks are fair as long as you buy ETFs. Everyone can have the same gain. But personally, I always consider buying a property for myself bcoz I like property and always stop considering bcoz market is not good :(