What do you guys think about prospect of property investment in Malaysia especially in Klang Valley? Is it still valid and relevant?

- Oversupply of housing units. First time buyers/younger buyers mostly do not have 10% and money for lawyer cost etc. So they opt for new development which most offer zero entry cost. As a consequence, subsale unit very hard to get buyer (especially unit priced rm400k to RM800k).

- Not easy to get tenant, very competitive market. Maybe oversupply also the factor.

- Cost to own a rental unit is not cheap.
1) Have to installed lighting, fans, aircond, kitchen cabinets, curtains, etc for bare unit. That might cost around RM20k minimum in average.
2) Cost for agent fee, every 2 years or every year.
3) Cost owner have to bear in between period to get a new tenant, maybe minimum can lost 1 month rental, if not lucky can be 2 or 3 months before get new tenant.
4) Cost for monthly Maintenance fees (for condos or landed wioth facilities). This not cheap.
5) Headache to handle bad tenants that give problems or damage the unit. In some cases the deposits cannot cover the repair cost. Owner can consider being lucky if can get good tenant. In general from my experience not easy to get really good tenant. Becos peoples with good financial mostly live in own house, not renting.
6) Cost to pay yearly Cukai pintu/cukai petak.
7) Most cases I notice owner cannot cover bank monthly installment wioth the rental money. Need to top-up.
Considering all these costs, if you carefully calculate, at the end, landlord are are loosing end.

- Condominium can be very less attractive after 10 to 15 years. Looks rundown, old. But not all. So, to sell old condo, not that easy to get buyer. That is one thing, to get the buyer. Another thing is the price might be same or if not lucky, the price is lower that the price owver buy from developer. If higher, not that much. If you calculate all the cost owner have to beat during years of tenancy, after get some untong after sell, is it still worth or just break even? or rugi?
If rugi, all the headache having unit for investment, just for nothing. Only penat and waste of time. Or at least only had the pride of becoming a landlord Feel like orang kaya when have title as landlord.

8) If rent received > installament plus maintenance cost, please factor in contributions to LHDN. Kenot lari.

If you don’t have the interest, nor the patience then definitely no.

So much hidden fees in having a property, no wonder I see those people who are super in to investing would always say property is the worst.

And it’s very hard to find or even analyse what will be the next Laurel residence, that can help you generate a positive cash flow.

Bottom line for me is, if you don’t have the interest in property then just save your money and invest in other stuff.

Owning a property is a lot of patience and it’s heartbreaking to see your money go when you just look at it through a pure investment lens.

Yes, if you invest in the right sector.

when landed more than condo unit , yes

when condo unit more than landed , nooooooo

What mean you

If u got the money, buy the developer's share better.

Not just oversupply or maintenance or interest. The risk is ever-evolving, a policy change could alter everything.

Example: The factories in Senawang & Sungai Gadut Industrial Estate used to place their foreign labors at nearby housing estates. Thus the demand has always been there for 20+ years.

Then suddenly the N9 state govt came out with this CLQ policy. CLQ - Centralize Living Quarters, aka centralize labour hostel lah. Forcing the factories to place their workers in CLQ of designated areas (of cos developed by those connected lah).

Overnight, the housing demand of nearby Taman shrunk drastically. Meanwhile the CLQ operators are laughing all the way to the bank. Every month sit there collect rentals from tens of thousands foreign labors.

Yes, the Govt is also fighting with u for money.

Until poorperly overhang is reduced substantially, price will remain suppressed. In a few years time, this country will become a ageing nation; more subsale will be in the market. Most of those bought in the last 10 years are under water.

Only ignorant consider high rise for investment.

Investment is a no... own stay, maybe... its better to put money into etf or put into EPF.

In KL Selangor we can still rent an empty condo at RM1000 for 900sqf. After 10 years maybe rental go up to RM1200. Imagine if total 30 years renting a house and total payout is RM432k. And among 30 years if we put RM1500 into our KWSP account, after 30 years with compounding interest the amount will be RM 1.3m.

During the tenure of renting house, we do not need to pay any maintenance fee, cukai tanah and most important is saving huge interest from bank loan. A property of RM 500k the total interest payout is similar like RM 500k for 35 years, whopping RM1m paying to bank. But after 35 years the property especially condo may worth less than the purchasing price because the condo age is "old" while there are other newer condo at affordable price.

Your calculation is RM1.2k/mth for the next 30 years. That's interesting.

i would buy reit instead

Condominium and Flat property value will stagnant and the property itself aging, facilities need to fix/ replace. If the Persatuan Penduduk is under perform then the whole asset will depleting from time to time.

Only possibility for massive increase in value is if you look at new development area or new township areas. That also comes with its own set of risk. If township program successful then profit, but if failure or abandoned then you're left holding the bag.

That's the biggest issue I have with Condo. Your condo conditions is dependent on the JMC attitude.

This post has been edited by Mixxomon: Jul 1 2025, 09:09 AM

Not worth investment anymore as SS > DD, including auction property

My friend got a house at Damansara Damai double storey and rented out for RM900 for pass 15 years and rental amount remain same until today. Setapak PV old condo (PV2 PV5) more than 1200sqf, the 2nd hand market value at once went up to RM550k but now around RM400k. The rental once reach RM1700 for bare unit last time but now the rental goes down to RM1500. Because this area got too many new projects and newer condo. If you don't believe you can go survey around the area. I stay nearby Setapak and Sentul and I know the movement of these areas.

I strongly believe even in 2035 you can still get the RM1200 for a unit less than 1000sqf and 20 years old condo because too many vacant unit by then.

You can still make money from buying new condo IF:

Your entry price is less than others (eg. you buy special rate from bulk purchase or you know the bosses of the developer)

You have good connections with renovators who can do up your unit nice nice for rental market at a good price

You didn't take 90% loan so your rental is more than your instalment

Use that as diversification of your investment. Invest in unit trust also lose money. Best is EPF, every year will definitely have dividends above rental yield.

Property investment is no longer viable unless:

1. your entry price is lower psf (i.e auction or not reputable dev), in which case you may need to take some risk. if you are buying from undercon, subsale, all the risks have been covered and priced in.

2. affordable housing. you can't go wrong when your project is subsidzed by gov.

3. landed development at the right location.

the rest of us can forget about property investment and just buy for own stay. less headache this way.

invest in non residential properties

I agree with you... oversupply of condo units (i.e. esp oversupply of new highrise development) kills subsale market and also renting market.

What I see, developers are crazy to develop new highrise to give advantage of zero entry cost offer to first time buyer under 20-s or early 30s. This group of peoples nowadays I doubt have savings to afford buying subsale. No or little savings maybe due to high cost of living and tend to spend money to maintain lifestyle such as temptation spend money for viral food and drink, clothing, travelling, etc to keep up with media social world.

I read as, property speculators refuse to realize their loss, rather hold property with inflated asking price, then blame developers for lowering cost and barrier for new properties, and young adults for not allocating 80% of their paycheck to mortgage and downpayment.

This post has been edited by Mixxomon: Jul 1 2025, 12:08 PM

I do agree with u also... in next 10 years, Gen X which is the first group who migrate from Kampongs to Klang Valley will reach retirement age. Most like they will sell their house/units (go back to hometown) or maybe passaway. So, in the next 10 years there will be too many vacant subsale unit available in market. Remember, we are not Singapore. In Spore they dont have option but to remain in same house same area until die thats why in Spore property is crazy and always up up up. But in Malaysia, we can move and live outside Klang Valley at certain age. Malaysians have options. House in other states are still cheap and can live in landed house.

Again, oversupply of new highrise development kills subsale market.

I make survey around Setapak and Wangsa Maju, a 15 years old condo but still looks nice units with size 1500 to 1800sqfeet fully nicely renovated, listed for sale only for RM600k to RM700k! Imagine those who buy from developers in same area on newly developed condo size 950sqft priced at RM600k already, in next 5 to 10 years that 950sqft unit the price will go down to Rm350k highest considering there are abundance of competition with older condos with bigger sqfeet.

I dont understand why buyer opt to buy 950 ~ 1000sqft for 600k from developer but not buy 1500sqft for RM600k ~ 650k of subsale unit in same area. The only reasons I can think is they dont have saving for downpayment and lawyer/stamp duty cost.

Developers are not selling at lower cost, mind you. In fact developer's unit is more expensive. But developers make it smaller unit from 750sqft to 950sqft so that it is looks affordable to buyers. If you compare the price per sqfeet, new units from developers is way more expensive. The buyer will be at loss in next 5 to 10 years when they have to complete with older condo with bigger sqfeet.

Only if there’s a policy change to encourage purchase of subsale prop, such as openly allowing 0 downpayment, which i doubt will happen.

New unit is indeed still more expensive, I calculated around 23% higher more than subsale using ur 600/1000sqft new vs 600/1500sqft subsale scenario. For some, this is a premium they're willing to pay for new property vs subsale. Don't forget subsale you need to deal with potential defects, repair cost etc.



If seller desperate, they can work around it privately. But are they willing?

This post has been edited by Mixxomon: Jul 1 2025, 12:44 PM

You are quite right. Sub-sale condo way better value plus you know exactly what you are getting and whether the JMB/MC is good. Only downsides is that need a lot of up front capital and some repair costs.

mostly funny comments. One of my condos I remember when I purchased it subsale rental in the area was 1800 then i got 1900. Then covid time I increase increase till 2100. Now im renting out at 2600 because all the gen Z selling their houses and moving to Kampung

This post has been edited by Babizz: Jul 1 2025, 03:52 PM

Wah, you can increase during covid very the good liao. I got one condo bought sub sale, rental started 3k , then drop to 2.5k then during covid became 0 - because tenant was operator to do air bnb. That time really suffer. After covid rented out to foreign worker - 1.9k then increase to 2.3k then sold. When started, gross yield was 7%. Now more and more supply coming, better exit when got chance.

delete

This post has been edited by PAChamp: Jul 2 2025, 03:28 PM

Thinking to invest in property around Bandar Sunway… Area seems hot but not sure if oversupply dy. Any sifus here can share some insight? 🙏

yes

Increase happen 2023 and 2024. Post covid to be exact. But throughout covid 100% occupancy of my port and most people in my circle.

nice observations, and to ensure the affordability of CLQ, gomen further impose obligations on employer to increase minimum wages on those foreign labors plus now having required to contribute epf for them, SME owners are indeed the heavily bruised and taxed segments, suck to be middleclass in malaysia.

however, it isnt entirely easy money for CLQ operators, they might be cronies but they have mouths to feed too for being the beneficiary of this plan.

most of them are doing either

1. by markup SPA price
2. use epf acc2 withdraw 10% deposit

both requires seller to agree.

for my 2 cent, depend the location. if good location just keep it and renting it out.

for renovation cost u can just do simple renovation and rent it out budget dont over 20k.

for agent fee u can try to save, u just subscrbe Iproperty or property guru,find tenant by yiou self, every year if tenant renew, u just do by youself, of course if something Rosak u need help tenant repair.

After 30 years this house is belong to you, still worth it

Low budget renovation cost means having basic lighting (mostly under lit), from my experience as landlord and tenant, unit for rent with minimal and basic lightings very hard to attract good tenant. Imagine you as a tenant u pay monthly rental but only given basic minimal lighting sometimes not enough illumination. Why tenant dont deserve proper lighting is it? Tenant also pay what. Low budget renovation would attract low quality tenant e.g. foreign workers, single new workforce and such etc. If you renovate with proper ligthing, fans, aircond and most importantly proper kitchen cabinet, you defenitely will attract better tenant. Some of unit for rent gives only basic lighting and kitchen cabinet that seems only suitable for banglas and nepals willing to rent.

Self handling tenancy is easier said than done. Unless you are full time in property investment and have time and effort to spend on this.

Renting for 30 years can lah. By reaching retirement age, the unit is fully-settled loan bank. But have to endure and face all this renting issues for 30 years.

Depend on this and that, spend 1000 hours on property videos, spend 10k in guru class, research on rental, transaction bla bla bla, after all the effort, chance to earn money if you buy now is 5%.... nah

Renovation 20k++ not mean u are not design you own house, why must spend 40k 60k only can get nice look you condo? you can DIY buying Yellow Light, put Wall Paper or nice Colour Painting with Low Cost, go for Shopee or DIY buying the stuff to design you own house, just make u house look like hotel feel enough already.

for the Furniture can buy with Cheap price at Shopee or AEON, Mydin, not ask you everythihng buy Branded

for Lighting can install 3 Colour Light with little diamond, normally the new condo already have Kitchen Cabinet, Digital lock, Aircond, Water heater, so install Light, Fan, buy Sofa, Bed, Wardrobe, Table, Dining Set is not expensive, can get the cheap one.

Think youself how to make it Classic Feel but with low cost

For Tenant issue, that why you must select the location is good and look for good tenant, not people ask u rent to Bangladesh, Nepal, u can rent to Uni Student, Working Adult, Family etc.

With the current pricing strategy use by developer, buyer leave with almost no meat to eat. Like the donkey work hard to fork out own money and bearing huge loan just to feed developer, bank, and subsidized tenant. Those always selling with good location and facility, sure charge with exorbitant price. So who is winner and who will be loser in this game?

One young relative last weekend just share his story on how he manage to rent out his unit with high rental. He bought a unit with cash back, then use the cash back to do renovation, so his unit is outstanding compare to most others, and able to rent out with good price. But the funniest thing is he still need to cover for almost 500 for maintenance, his mum told me 800 indeed which I don't know who is correct. i saw the photo that he show uncle, well renovated but I am just thinking, now he can't even break even, not to say depreciation incur on his renovation. Next time when want to find new tenant, can be maintain the same price? His good theory is all property prices go up in long run so he can rent out with higher price in next two years. To him he still feel he did wise choice as other unit only can rent 1.9-2k, he can rent 2.8k. But if the tenant buy his own unit and use cash back for same renovation, his monthly installments is abt 3.5k.

So I really don't know how the youth think nowadays, lol. His argument is he paying very little now, for the tenant to cover the rest of instalment, after 35 years, mean when he come to 50, he can have disposable income, and future value sure very good because of "TOD". But his mum told me transacted price drop almost 100k upon vp, maybe due to 80k cash back . So one question come to my mind, in last five years any "TOD" project's sub sale price goes up? Like cheras, macam can't see any condo increase in value, even my friend's unit youcity bought for investment also struggling. Simply because entry price is too high

This post has been edited by Jingle91: Jul 10 2025, 03:02 PM

You have accurately described the new property market scenario. Developers take all the meat, bones, skin and hair leaving you with nothing but have to top up to cover. Please consider adding more to EPF instead if you have extra cash. "Guaranteed " returns of +-5% in this day and age is excellent. Only thing is cannot take out until 55yrs.

Uncle still believe more in stock. This is one of my old good memory during MCO.

Anyway, recently uncle just learn how to buy fix fund offer by PNB through tng, very convenient, expect for 4% div enough for uncle already, always play safe

My experience with unit trust also dissapointing. Took out money from EPF to buy unit trust but covid came wipe out all profit and fund was in the red few years. Only after covid got some <10% gain. If money left in EPF, got few years dividend >20%. Regret. My savings in other unit trusts also loss. PNB very safe ah? 4% is good enough in this day and age. Don't lose money cukup.

Can't comment much on UT, because some ppl win some ppl lose. I got one senior manager who retired with huge balance in UT. She earned alot as she bought those equity fund mark to KLCI mainly, start invest constantly when that time KLCI was 700points ++ when she retired was 1200++, she constantly invest all these years and beat the epf. But uncle won't do that now due to no confidence at all to current gov, if najib still in house I will be aggressive, lol.

PNB if not mistaken also conservative for their fix fund, they kumpul money to buy gov bond which is very safe, then pay out the div. Those equity with price fluctuation, uncle won't touch

Good point, as long don't lose money will be deemed as good investment. Uncle just don't understand why youth nowadays so keen to "invest" in condo then call themselves as "investor", and must buy one expensive cup of ice coffee and hold in hand when sharing their story, lol, maybe like that only can show he is successful . But what uncle see is holding negative asset and stay afloat with own blood😅.

most of these kids dont even have money for dp but die die want to join the bandwagon when kena brainwashed by parents, siblings, friends, aunties uncles , so called prop guru etc

buy subsale

https://www.starproperty.my/news/malaysia-s...-up-call/132580

There are some major corrections yet to happen. IFYKYK because people take for granted that how it is today will remain the same tomorrow. Thread carefully.

The star start producing such nonsense article? No need verify? Who is the author lol

"To illustrate the gravity of this issue, consider a mixed development in Kota Damansara. Launched in 2016 with an average pricing of RM750 per sq ft (psf), units in this development are now reselling for as low as RM268 psf since their handover in 2020. This represents a staggering plunge of up to 64% in value in one of the Klang Valley’s more prominent and desirable addresses."

I assume it's Emporis he's talking about. From past trascaction (from EdgeProp) lowest is RM570. Now posting lowest is RM469 as of today. RM268??? For a 700 sq ft that's only RM188k lol. Please let me know if got such deal. Even auction don't have such pricing...

Agreed with what uncle said above. These days it’s not just about capital, you also need strong info and tools to stay above water. If you're still set on managing rental as income, better to treat it like business. I’ve been using TurboTenant and it’s made things smoother, especially with tenant checks and keeping track of payments.

This post has been edited by jimkayle: Sep 3 2025, 06:25 PM

same tenant or change tenant?

One I increase rental stay for 6 years is the same tenant.
New 2600 new tenant.

Rental rates are subject to the property's location and broader market conditions.

All of which are good for all my houses in totally different locations.

Good luck to u
And don't compare it to other places you like better.

Buy 6.5% net yield and borrow at 3.5% interest. That's it.

It is a matter of accumulation of properties. After couple of years, before you realise it, you already handful already.

The JMB staff and management have to be honest and transparent.

I never truly believe in property as an investment asset, is too illiquid and for individual there is too much at stake. If you are a insti or HWNI then maybe its fine.

Try to project say for the same condo repayment you invest equal sum to your EPF or S&P500 index, for 20 and 30 years. How much will you end up with.

When you are young, you accumulate.
When you are old, having too much property is a big hassle.

Humans are like that. When you have too much cash on hand, you get itchy.
Even scammers would look for you.

So place some in some illiquid investments, so that when you are old, there's something left for you to cash out.

This post has been edited by funniman: Sep 4 2025, 03:35 PM

Right now, no. Early 2000s, 2010s, yes. I still have some holdings but getting tired of increasing maintenance fees, DBKL/MBPJ taxes, etc.

Buying for investment>[X]; buying for own-stay [✓]. Government plan to build 1,000,000 affordable houses by 2035. Don't be surprised that there are many parents buying using their children's names coz and these affordable units are very similar to open market units but selling at much cheaper price. This is affecting the secondary market badly and I don't see there will be capital appreciation in the near future.

10 years ago I noticed a condo unit opposite a proposed mrt station selling at 420-430k and now there are affordable home being built closer to the MRT. The asking selling price of the old condo dropped by at least 10% compared to 10 years ago.

But if you still want to buy for investment, the rule of thumb is to buy properties below market price (secondary/auction) or matured areas where that property can be easily rented out, so you achieve a positive return on investment by the end of the loan, even if you experience slight negative cash flows at the beginning.

Bear in mind that property is a long term investment and not easy to cash out especially at current market condition.

Yes

No.

no.

just put money into ETFs/ BTC

Most importantly I want to know 1000 what "condo" u can get can share some listing?

student apartment

Send me the link. I wanna see what type and what size.

Since I see most condo rental go up always.

This post has been edited by Babizz: Oct 26 2025, 11:38 AM

Not always go up if the situation is supply more than demand. We are big country. We are not Singapore.
After retire, peoples can move to other towns where cheaper cost of living and more peaceful.

Retired couples facing empty nest syndrom. Big house but all children no longer live with them.

Better sell, and move to smaller house in other towns.
Got money from the transaction better go enjoy the money while u still can, travelling all over the world like nomad. Who cares about normal traditional life as old folks anymore. At the end of the day, we all die. So, big house and lots of money is no meaning. Money is not yours until you spend it. House cannot bring to grave. 😝

Property does not make u rich ! it helps maintain ur wealth for generations to come..... when stocks markets tanks, u still can collect rental.....it s long term game plan...

Not for leasehold.

This post has been edited by icemanfx: Yesterday, 11:06 AM

Will you move to other town with no friends and family there? I don't ask others opinions. Only YOU.

Why not?
Why u r so afraid of moving to other places?
Well, first of all, the first choice always gonna be your hometown, the states where u were born and raised. Most likely when u retire your parent no longer around, but off course u still have families or extended families there or childhood friends. Places where u have that sense of belongings.

Or the second options, towns within 1 or 2 hours from Klang Valley, easily accessible and reachable. It wont make much difference like living in Klang Valley. Imagine u live in Port Dickson or Bentong, or maybe Nilai or Sekinchan. Why not? U live in KL u also u dont really know your neighbour what. 😝

Singaporeans buy retirement house in Johor or Malacca or KL or Penang, do they have friends and family in those places? In foreign land some more.

This post has been edited by Haiwelcome: Yesterday, 11:27 PM

properties once make u rich. Those bought in the 70s, 80s and 90s, even in early 2000s.

But not anymore. The bubble already burst.

Btw, how long u gonna live physically fit? Life is not that long u know. By 65, u already old. By the time u will see some significant price appreciation on your properties, u already old.

Next generation, let them figure out by themselves lor how to get their own properties. Dont spoil them by silverspoonfed them with everything. 😝 Our parents also dont inherit us with free properties , yet we can survive and most importantly learn to survive.

This post has been edited by Haiwelcome: Yesterday, 11:49 PM