Nowadays a lot Property is Over Price in KL, JB, Penang.

I saw a lot People just follow the trend to buy property, and some of property agent only want to sell property, they will hide something to approach buyer to buy.

so those younger very pity, they buy the property 600k to 800k but they dont know their rental rate is much lower , maybe only 2k rental but buying 800k property. OMG, such a

big Scam, to avoid this situation here come for some Tip for those who really want buy Property Invest or Own Stay to check their property real value


Rental Rate Calculation
So my advice is dont buy over Price Property. how to justify the value of Property, i give u 1 Formula

Annual Rental / ROI 6% = Property Value

RM 24000 / 6% = 400k (If you bought 400k Property u must rent out RM 2000 per month, otherwise u will suffer lose for u Investment)


Occupancy Rate
Kindly Check the number of Property being Advertisement for Rent Out, if the Advertisement More than 70 Advertisement that mean u property not easy to rent out, we only look for below 70 Advertisement Property to Rent out




Development for the area
Kindly Look for the Google Map, Make sure Surrounding area not much Empty Land, because New Condo build up will affect the Rental Yield Drop, normally we will check within 5km the empty land. another is check for within 5km how many Office Building , University or College, Shopping Mall have, because this 3 type Commercial will Increase the Rental Rate and Occupancy Rate

Accessbility
Please Make sure buying Property Nearest MRT, LRT and BRT, more nearest more better, if have cover walkway then is Perfect. because Nowadays Klang Valley Traffice very Jam, for those worker office near MRT and LRT, they will prefer take Public Transport going to Work. What i said near is walking distant within 5 to 7 minute, u need to try youself walk from the Condo to the MRT and LRT, if more than 7 minute not consider NEAR... if need to Across the Road, i suggest dont buy, because Across the Road to reach MRT, LRT is Dangerous, not Tenant would like to take this Risky Walkway.

CONCLUSION: DONT TRUST THE PROPERTY AGENT TALK TO YOU EVERY SINGLE WORD, THEY ONLY WANT TO EARN MONEY AND SELL OFF THE PROPERTY, U ONLY ASK THEM THE LOCATION, PRICE AND SIZE. ALL THE RESEARCH NEED TO DONE BY YOU, BECAUSE YOU ARE THE ONE TO TAKING LOAN 35 YEARS NOT PROPERTY AGENT.

NOT WORRY NEW LAUNCH PROJECT SELLING FAST, THOSE SAID SELLING FAST PROJECT ACTUALLY IS THE DEVELOPER MAKE A STORY, EVEN THE PROJECT ALL SOLD OUT, BELIEVE ME, U JUST GO FOR WAITING LIST, CONFIRM HAVE AVAILABLE UNIT...

WISH EVERYONE INVEST IN PROPERTY WITH CLEAR MIND AND RIGHT DECISION.

Just aim landed, otherwise just rent, rent until you can bought landed.

TS, it can work both ways. The same can be said to determine the min rental rate.

Hold the bar, pace the market and not lower the bar

This post has been edited by jojolicia: Aug 17 2024, 03:09 PM

Can BUY not can BOUGHT

Biggest con is when the prop agents say guaranteed rental, they manage bla bla bla. After sign SPA you can never find them anymore.

90% of the property agents in the market who market new property has little knowledge about property, but they talk like they has been in the market for 50 years.
I received a call pertaining to a new project m Bkt Jalil, the young agent is trying to promote his project, I gently reject his offer, but he seems didn’t get instead questioning if I ever purchased any property, I gently answer by saying I purchase quite a number since 1998, he was not convinced with my answer, I said just leave it and I couldn’t afford to purchase anymore even I spot a potential one, quota already full.

The agent started to persuade me by saying Bukit Jalil has no more land, I laughed and claimed that there are around 300 - 350 acres of development lands available, this agent raised his voice and started to debate with me about this topic, I say you might come across many investors whom has vast knowledge about property, be humble when talking.


I had been studying Bkt Jalil / Puchong area for 25 years which o confident that I know more than him.

This post has been edited by 888-Alien: Aug 18 2024, 04:02 PM

YES, A lot Property Agent very Unprofessional, Government make anyone can be Property Agent is very bad situation. Please refer to Singapore, they need have difficult exam before can become Property Agent, this way may look more professional when selling the property.

Same as those thuggish agents who claim their project is the best in KL with unrealistic rental rates.

Claims that a zero entry cost unit can nett RM3-4k after installment makes me want to puke. While on the phone searched on mudah to see hundreds of unit within walking distance to that project hardly fetching RM2k in rental.

What to do? This mainly impacts the very young and the very old.

Property can earn money, but u need to attend Guru Course, but dont trust Guru 100%

What i said so, Guru Guru they really have knowledge how to Maximise your property income, this part knowledge u hard to get from youtube,

because involve a lot the detail, for example location selection, Room Decoration, cost control etc, so if u have budget then go to Guru Guru Course

learn this detail, but why i said dont trust 100%, some Guru Guru (i think can said most) they ask u buy New Project Cash Out and using the

cash out buy another property to invest, this is VERY RISKY, because property rental is a business, u cant invest 500k just get 2k rental, and the

Occupacy rate and speed is most important than rental, so u need to know the tools to check All this before u are ready invest in property.

If u are Newbie, i suggest you buy a Own Stay + Room Rental begin your property investment, this will make u more practical how to deal with

tenant, how to find tenant before u buy another property.

Just let you know, Property Investment is a BUSINESS, so we do business MUST Profit more than ROI 30%, For Example Installment Rm3000, The

Rental Must at least Rm 4000, how to make sure you rental guarantee to get RM 4000, u need to do a lot checking and homework, for example

Target Tenant, Occupacy rate etc...

But i can tell you Property Investment is High Risk Business, if you dont have much Money, just buy 2 property with 90% loan and the property

Price below 500k, 1 for own stay + Invest, another 1 fully invest. then u spend other time for other business.

great info...

That's why I only target subsales / auctions, can get more realistic price with subsale, as rental rate is already certain. Those who says subsales / auctions need 10%, well if you save up every month and after 4/5 years (same time needed for construction period), you can pretty much save enough for the deposit.

New properties imo should only be bought by those veteran investors, who have already maxed up the 90% quota.

I have come across some property gurus since 2009, I would say some possess knowledge about property but that is quite general, you can learn from a property itself, lately those property gurus are quite bad to me, they are just scammers to me.