Property prospect no more glory,
started this year, all asking price down 50-100k, which i think its makes more sense now.

bosses are trying to let go their residential unit,
was it because of e-invoice thingy?

property still can make a come back in 5-10 years time?

As long as chinese population keep dropping, the property price will drop along with it.

Bubble is bursting. Many properties were sold at 10-15years future prices.

So when you wanna sell today, ofcourse you are going to sell at today's price.

Meanwhile pro-property investor saying currently is bullrun already..

So which 1 is truth?

ALL in your dreams - nothing is bursting at the moment --- investor and potential buyers are just holding their money for a while .

Property prices never ever coming down - it will stagnant then go up again .

Stop with bubble bursting rubbish theory been hearing that for 20 years and always property prices gone higher than before .

yes i hear this many times, however i also seen the new launch property at 2015 price, doesnt it indicates the price already went down?

Typical of novice poorperly investor.

I sincerely agree. Property will 10x in the next 10 years.

iheng say got property bull run soon. as the new launches is very less now. so lack of supply will drive the price up.

https://www.klpropertytalk.com/2025/07/mala...a-wake-up-call/



Ok property prices NEVER coming down. I give you that.

Can anyone tell me which property it was in Kota Damansara that dropped from RM750/sqft to RM270/sqft, for research purposes?

property price stagnant since 2015, some area dropped especially during covid, now the launching price only go up a bit, but bubble burst won't happened, gov open up MM2H, china, hk citizens come here berlambak

i didnt think of this. but your point kinda make sense

Aiseh got CCP and Singkie here to sapu mah.. Just look at JB prop now.. Last time ckp all mati la this la.. Sohai to invest in JB blah blah...

arab also still coming.... but mostly will just rent...

It's a shop unit at Emporis, and probably sold via auction since there were a series of transactions with the same SPA date.

Yeap i checked many transaction price, many went down, although many still says property price will never down.

To be fair, property price will always in uptrend..this is basic logic due to inflation.

The only myth of property price drop is because the previous property bullrun (2009-2014, not exact period) the price increase too much due to govt relax policy....the fact that the current price didnt really drop below the price 10 years ago give you the data that this is the real current acceptable market price, and the same price in 10 years ago are inflated too fast, in another word, 10 years ago they're selling 2025 price.

Thx man, appreciate that.

Another example:-
Uni Suite Kampar, selling at RM23k, say market value RM55k
https://www.mudah.my/below-market-value-45-...s-111864042.htm

But got another unit selling at RM75k, similar 135sqft.
https://www.mudah.my/unisuit-solo-suit-for-...ts-98043614.htm

But Uni Suites not well maintained and managed.

2nd hand condo seriously got no value
unlike back in 15 years ago

u buy apartment at 120k, u can sell at 380k
now u are not selling at loss considered untung

Iherng claims got property bull run whereas naysayers will say that property bubble will burst soon

Both on both ends of the extreme, and both scenarios will probably not happen

No doubt some places will drop in value but some places probably will stay strong forever

This post has been edited by 6996: Jul 29 2025, 12:24 PM

Some of them purposely advertise to check the current market price

I will take the centrist view. Property bull run may happen (maybe already happening) but in certain select locations only and not general. New property prices will NOT come down simply because land cost, building costs, consultant's costs, development charges etc. will always go up (inflation mah). BUT there are many locations where property prices have dropped way below developer prices (i know - i bought one of them), yes because developer sell at future price and adding all the "freebies". So both statements are correct with caveats. Generally, if you buy high-rise (non-subsidised housing) you will not be able to sell for a profit when collecting your keys - wait for 10 years maybe can.

Not an investor - but yeah i just sold my house double the price i bought in 2012 - so yeah action speak louder than words and nobody can deny this fact keep telling your self bubble will burst and rent condo your whole life.

show me where price 2015? landed ?

All talk when ask nobody will answer --- that drastic from at kota damansara? i know my cousin just sold his condo unit x3 times he bought 10 year back recently at kota damansara . So yeah all this propaganda abt bubble bursting crap. To trap ppl into renting when they quietly investing.

Bolehland pooperty up up up...mana ada down?

wooi, dont teach them laaa

true to an extend
but my area got big bosses wan dispose all residential and goes into industrial/ commercial
maybe it leads the drop for a while

Obviously with smaller build up, prices didn't went down. 🤭

Industrial and some commercial are gems in property investments today.

Residentials are for beginners.

This post has been edited by mini orchard: Jul 29 2025, 03:01 PM

Commercials (shop lots) are also not as viable as they were. If you buy new, you are looking at low yields. Fo you bought commercials 10 or more years ago, then good chance you are in the money - provided area is correct. Entry point is way higher for commercials and even more for industrials. Risk is also higher. Get the wrong one may doom you. Tenant don't pay and refuse to move - its legal action which costs thousands. Not recommended for normal folks. For millionaires - yes.

Based on my observations, property prices only down for reasons below:

1. Bought at peak price around 2014

2. Bought wrong products, wrong location or wrong price

3. Over promised by developers such as the next DPC, the next MK, etc

4. Too many affordable houses. Unlike medium cost apartments 20y ago, developers are now building affordable apartments, which come with swimming pools and gym, overlapping with normal price properties. Now even worse is that affordable units are included inside service apartments. Parents are buying using their children names. This is really affecting the normal price properties.

5. Call off of mega projects such as HSR, Bandar Malaysia etc, MRT 3 and lrt 3 also delayed

6. Supply - to maintain attainable selling prices even construction costs have increased, developers are now launching high density projects, like the famous "little HK" in cheras

Despite all the above, certain strategic areas such as PJ, the rental demand is good, especially if you bought during MCO with good discount and free MOT 👍🏻

This post has been edited by Unicorn27: Jul 30 2025, 08:25 PM

Property price down??

Not in Bangsar area...

From 300k early 90' to 1.8mil this year 😁

Next year could hit 2mil range

its just bangsar pj and atas area i think, otherwise all down

Impossible all down, otherwise many take lift up 14th floor. 🤭

It is your entry price that determines whether the property price is down.

To add on this point, the best time to buy in recent years was during MCO. Biggest drop then and many lelong units. But only those with cash or unaffected by the Covid downturn could take advantage. My industry was badly affected so I couldn't take advantage of lelong. If you compare now and during MCO, the price sudah naik.

To buy during covid then, one need a daring mind. Even some people with money won't gamble on it since this pandemic is new and outcome uncertain.

Of course looking back now, many should have gone in and bought few units 🤭

This post has been edited by mini orchard: Jul 30 2025, 04:50 PM

Buy industrial and landed. Others are hit and run unless you got super locations and lucky.

LOL okay. Tell that to the penthouse seller at my condo who let go of the unit t at 480k 3 bath 4 rooms two master 2200 sdf with 1200ft skyroof adervised at 650,000 initially. Then just like Jay Sean's song, Down, Down, Down.. 12y old unit top floor. 20th floor.

480k

May I know which condo is this? Hopefully I can get lucky too

No more edi. Got another one listed at 550k also sold this one facing the hill so slightly more expensive. The other one city view. Near the mines

https://www.klpropertytalk.com/2025/07/epiq...ket-valuations/

There seems to be multiple editorials coming out about the same topic. I think where there's smoke, there's fire.

But in general I'd also take a centrist view that there have been more losers than winners as of late. Past victories do not equate to future wins.

This post has been edited by Cavatzu: Jul 30 2025, 08:48 PM

From my reading, I think the article refers more to inflated price rather than signs of economy factors tat caused property market downturn, which we all are aware with rampant practices of rebate, cash back, full furnishing, free Mot etc....

Make it simple

2010 - 2015
Property price > inflation > income

2016 - current
Inflation > property price > income

Property research investment is important to minimised a failed investment.

Why some are successful while others failed. You can say he is lucky but then luck is not built over nite.

In any economic downturn, all property prices will fall, some will fall more while others will fall less. The less will recover faster with upturn of economy.

There's some bigger systemic issues. How did 2008 happen again? The property industry lives by the banking sector and if they both drag each other down then it's a catastrophe.

Total agreed. 97 crisis was currency speculation and economy fundamentals weakness driven (dun forget who was the FM then who preferred to drive GDP growth thru construction and property sector, sound dejavu?). 08 crisis was driven by sub prime predominantly property led. Could the next economy tsunami coming be driven by both effect, huhu....

time to buy

Technically by the "book" all new properties require a 10% downpayment, correct me if im wrong
but this has been watered down, using terms such as rebate, cashback etc.

They were some idotic developer that followed the "skema" way, one of it was PJH..i remember they were trying to sell me a 500k putrajaya condo with a nearly 60k downpayment in cash hahahaha bodoh gila.

So primary market and subsale has clear valuation disparity..a 300k subsale house requires up to 40k..while a 700k condo on paper..requires maybe less then 10k to close the deal or you might even get a cashback, zero down.

This is the main reason for the unobstructed inflation of house prices the bank/valuer/developer are all in it together. Fix the mechanism to buy a primary market, where a 10% cash will be hold in trust will make the market correct itself. Another alternative is the build then sell model, where its harder to inflate your selling price once the actual product exist.

But of course do this primary martket will crash for a while..but in the long term the property market will be more stable with price increase across the board benefitting buyers but at the cost of government and developer revenue..

So just forget about any correction incoming. Enjoy the ride of paying a depreciating asset...not all but 80% la no value sampah high rise property.

This post has been edited by Orgpro88: Jul 31 2025, 09:45 AM

My cousin work in SG bought a landed at 700k back in 2019, now wanna run at 750k also no buyer ...

Until poorperly overhang is reduced substantially, price will remain suppressed. there are more idling/overhang units in the subsale market than primary.

given the country will become ageing nation in a few years time, demand is unlikely to spike anytime soon or later.

some banks have suffered losses from overpriced/cash out on subsale units, margin of finance on some subsale units will be reduced. instead of financing market value e.g will finance up to forced sale value instead.

many failed to realize, poorperly price rise slower (price stagnant) than loan interest and expenses incurred is a financial loss. hence, most of those bought after 2014 are underwater.

This post has been edited by icemanfx: Jul 31 2025, 09:58 AM

Where??

In JB??

🤔

Let them shiok for finding one sub sale from the thousands that price dropped >40%. People need validation ma, don’t argue.

These ppl keep expecting new launch price to drop by demanding their own wages to naik. Lol

More so for highrise after 2017 with the co-living policy.

The mixed development free market units price can never drop with this co-living setting. It’s a straight forward mathematic.

Buy the affordable units from the co-living setting, yes by all means. That’s the winner.

This post has been edited by jojolicia: Jul 31 2025, 10:31 AM

Probably with cashback then, ask 600k to test market 🤭

Boomers are buying for children.

Many buyers now are getting help from aging parents to buy property ... either helping in dp, reno or legal fees + stamp duty.

This post has been edited by mini orchard: Jul 31 2025, 10:15 AM

Pooperty will never drop, it only go up & up & up

According to wealth reports, only about 4% of adults in this country have over usd100k net worth. most boomers could chip in some cash and unlikely to pay substantially. as boomers aged and pass on, more subsale units will come to the market.

Eco majestic semenyih ....

A few "motivated" sellers letting go at below market prices does not mean a property market crash. Even during market crash, some locations price don't drop, just stagnant. Now is not crash time. I have been through a few crashes - 1998, 2008, 2020. Some areas recover fast, some areas never recover. BUT need to beware. I feel Johor Bahru RTS/CIQ area dangerous because it feels like property bubble, a lot of hype and units snapped up like hot cakes - i won't go in. Previously, MCO crash nobody dared go in but those that did make money. Warren Buffet is right - go in when few people dare, run when everyone is buying.

Due to location and plenty of oncoming supply in that area. I know of someone who worked in KL and bought there. The traffic everyday from there to KL is horrendous. They then rented a place in KL because cannot tahan. The prices in that location are exorbitant for the locals. The developer selling to Klang Valley folks but really not viable to travel daily. I tried it on a weekend and it took me 1 hour 30 mins! Imagine on peak period times on working day! So the low resale price there is due to location and developer high entry point. That said, it is a well planned township.

semenyih huh??

Kinda "ulu" place with horrible traffic towards KL

😁

What to do ... She & her sister also bought 2 unit eco ardence semi D side by side each other... Gonna comeback MY once SG work finish

Many buyers were influenced by peers, social influencers, poorperly guru, trending, etc and neglected the practical side of life..

Well.....

Keep for long term lorh...

The way development going on...

Matter of time, before semenyih comes under "KL area" 😜

Aiya , those Guru asked their student to do Compress loan. If every student bought 5 properties. Imagine, 5 properties/ 1000 students to be lelong. Of course prop price will goes down.

Majority of boomers properties are in good locations and are easily snapped up in a subsale. Some prices can buy 2 units of current condos.

DPC?

from what i see now, most of the subsale property are selling below market value.
new project also ain't doing good sales as well now.
that's why every week go mall you sure see property agents doing roadshow.
read in the news last month on unsold units, the numbers is seriously high.

Not necessary dpc. SS2, DU, BU, TTDI, DJ, SJ, USJ, Tmn Desa, OUG, Seputeh, Bangsar, DH, ..... and so on.

Read about an article on fb where a boomer's house in Bangsar bought for 37k in 1970 can now fetch around 1.6 - 1.8mil ? This one can buy two landed around 800k each.


This post has been edited by mini orchard: Jul 31 2025, 03:46 PM

How many gen z could afford and wanted to buy in bangsar? need to fork out how much to renovate? after budgeted renovation, except those die die must stay in terrace house in bangsar, most are unlikely to pay for asking price.


This post has been edited by icemanfx: Jul 31 2025, 04:04 PM

Don't have negative outlook too often. There will be buyers.

Ask KTM how many jackpots won in a month 😂.

The last 120 mil winners should have bought few jor 🤑

And now is 64 mil looking for winners.

This post has been edited by mini orchard: Jul 31 2025, 04:11 PM

Like nft; there are buyers for any price, only question of how many and need to wait how long to transact.

This post has been edited by icemanfx: Jul 31 2025, 04:25 PM

Why the hurry ? Unless need to see doctors 😲 or char siew children nagging the parents to sell.

Over period of 40 yrs different story la... In the 70s, a Toyota Corolla or Datsun 120Y cost less than rm10k bro.... My dad bought a Corolla LE in early 80s for 18k...then after Mahathir launched Proton in 82 there go cheap car price in Malaysia...

My dad have many property
my bro no married also have many property

why i still want to buy?

That tells you that property investment is NEVER a short game lar.

Many have sold when the price reaches 100k, 300k, 500k, 800k, 1.0 mil, 1.3 mil etc. Those dare to buy at 1.0 mil will also be laughing now if they cont to hold.

Of course there will be many who say you are mad to buy a dame old property for 1 mil but they didn't know there won't be another new Bangsar.

Many investors forget that property investment is about location and not the building. Structures can be demolish or renovate. Land is dead.

I can say a new DPC will not be successful as the current. Followers will help the boss to promote sales and jack up prices and all expecting to outshine the current. Some or many may disagree with my views.

Setia Alam is another successful township. Looks what happen when the ex boss went to Semenyih ? Took almost everyone to Holland 🤭

Of course you can guess which Pavilion is not as good as the tai kor 🤑

This post has been edited by mini orchard: Jul 31 2025, 07:04 PM

don't buy. enjoy life

you see design seed video, a lot of the house owners are very young too :X

Likely inherited.

Some people are born with too much negative chi.

I agree with this statement fully

In the end it’s not just about the project, but most importantly the location

For my View of point, we should only buy the property as u know the tenant u want to target for.

of course if u want buy at KL triangle area also can, but make sure the Price u enter is low compare surrounding project. because KL Triangle land also not much left for example Bukit Bintang and KLCC, i mean able to walk to Bukit Bintang and KLCC, if cant walk or walk more than 15 minute that area not need be consider.

for TRX what i see still in grow, but the Property price there already kena goreng goreng, so TRX i prefer dont buy there, better buy KLCC or Bukit Bintang area.

PN118 worse than TRX, so just take u time to see 1st, see whether PN118 and TRX can really be successful as Bukit Bintang and KLCC, if cant, then better buy Bukit Bintang or KLCC

13th Malaysia Plan - 1 million units affordable home over next ten years, if executed according to plan, that is average 100k units per year. Realistic? 100k units are more than the current overhang units...


This post has been edited by swing123: Aug 1 2025, 12:12 AM

When is feel good projects, the govt tries to inflate figures. When didn't materialize, all others are wrong 🤭.

Locations are important for affordable homes too, otherwise many would just rent at places convenient to the family.

And they also dont want super prime location because no affordable food, market, transport, park dll. Everything also expensive the moment they step out of the home.

But some will say, cheap ma, cannot choose. If cannot choose, they rather be squatters near to city 🤔

Nowadays affordable houses no longer being built at remote areas, it's really hard to make money from properties. Prices will be stagnant untill government stop building affordable home which are similar to open market price units, instead government should build affordable apartments with lesser facilities and lower maintenance fee.

Good for new house buyers

affordable home nowadays have quite good facilities... not like the old days Rumah Murah Concepts

the bull is running or not??why johor bull is running so hard??

Bandar Malaysia i.e ex sg besi airport is available for affordable home.

My sincere 2cents:

Those property influencers / gurus sure will say property price will be steady and grow etc, and they will show their portfolio to convince others.

But the fact is, many people that tries to be like the influencers, fail to do so because they are not as specialized as these influencers do. They don't have the time or energy to spend like those influencers to get where they are today. "But follow buy sure no harm ma", yeah sure, provided that you can hold that long.

Some influencers are already holding high positions and earning well from their day jobs. "Influencing" is mostly their side hustle until they got to that level of audience.

But regular joes surely can't do that. And when properties / economy crash, many sure will suffer.

Fact is, not all property are poor so is their price. But not all are good or increasing either.

When you Buy To Invest, it already defeat the purpose of "accommodation". What more of those that buy affordable housing to "invest" or to "rent"?

Somemore, when you see the influencers start to deviate from their initial "purpose" - i.e. When Ads / Segue / Shoutout / Referral / Affiliate start to come in, and their video quality change, you know you are now the product.

buy according to ability

This post has been edited by ahkit123: Aug 1 2025, 06:56 PM

It's one of the best location I would say....

Quite strategic one if project take off successfully 👍

But the argument to that is cannot print infinite money right? Do you think in 100 years 10 million for condo is b40 ?

That place, as long the hsr is not settled, noting will happen.

Whether hsr to start first or property development to start is where the govt need to sort it out.

Hope the following is not another syiok sendiri talk ....

Influencers are normally paid by developers to promote the development.

Developers will only promote why their development is 'good' and the influencer will cont with how you can make quick money.

Many novice investors will then only look at the quick money side and seldom the development.

Can't fault the influencers cos they also have to cari makan. The real culprit is actually the developer. If the development sells by itself, influencers are not necessary.

This post has been edited by mini orchard: Aug 2 2025, 08:23 AM

Got I think it's either emporis or cova square

https://www.iproperty.com.my/property/kota-...sale-107671416/

I think emporis sold with some property guru package those days with 700-800 psf