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Experts’ Opinion On 2016 Malaysia’s Property Market

November 15, 2016 by admin Leave a Comment

INDUSTRY EXPERTS
Warrick Singh

Director of Business Development/Training of Asian Realty Sdn Bhd, Asian Land Auctioneers Sdn Bhd/Starfish Training Sdn Bhd

As we move into 2016, the ‘cloud of uncertainty’ hanging over the Malaysian economy would settle somewhat preceding several recent capital measures, such as the purchase of Malaysian bonds, intra-trade in Chinese Renmimbi instead of US Dollar and the offer of RMB50 billion of a protected Chinese capital market.

Also, the development of the LRT/MRT lines which enhances connectivity to Greater Klang Valley including Seremban, Rawang and Klang will bode well for the residential and commercial property market. Malaysia generally has a young population where 80% of Malaysians are below the age of 50, which means the demand for houses is only going to increase as more young adults come into the workforce and are looking to settle down.

Seremban with improved roads and rail connectivity as well as within reach of Kuala Lumpur would see considerable activity growth in the residential segment especially for newly launched gated and guarded residences.

Besides that, educational hubs such as the Alice Smith School in Seri Kembangan, Selangor; Epsom College at Bandar Enstek, Nilai, Seremban and Bandar University Pagoh near Muar, Johor would see a fair amount of investments to develop these townships into “holistic developments”.

Similarly, the commercial sector will “piggyback” on the spin-off of these new growth areas as when there is substantial population, commercial properties will automatically attract investors, both passive and speculative.

2016 appears relatively promising for the average Malaysian hence, quite a few would now be shaking off the ‘wait and see’ stance adopted last year. Moreover, the substantially weakened Ringgit will see many foreign investors utilizing the opportunity of the higher exchange rate to pick up residential and commercial properties.
Khalil Adis

iProperty.com‘s brand ambassador (Iskandar Malaysia) property speaker and author

This year’s primary residential property market will be driven by affordable homes as outlined in Budget 2016. With RM200 million allocated under the First House Deposit Financing Scheme which will be established by the Ministry of Urban Being, Housing and Local Government and RM1.6 billion to be spent to build 175,000 units of PRIMA homes, we can expect this sector to dominate 2016 as housing is a basic necessity that needs to be met.

The Kuala Lumpur residential property market will be a challenging one this year due to a medley of factors – the falling ringgit, political uncertainty, the property market’s cooling measures and the oversupply issue. Prospective investors must tread with caution while those who are already in the market must find solutions to counter the challenges ahead. Also, the expatriate market is dwindling as many foreigners have turned to other ‘greener pastures’ in Asia. Property sellers are advised to set realistic asking prices and even be prepared to sell at a loss. For buyers, there are plenty of good deals in the market. Auction properties are on the rise and from an investment point of view; these are attractive for the following three reasons:

They are undervalued, translating to savings.
These units are completed and might only need minor renovation.
Should you decide to rent them out, high rental yields could be obtained.

The commercial property market will be better off this year. Properties such as hotel suites and retail units will be popular investment choices as they provide a regular rental income. Whereas, the secondary market for commercial properties will be driven by institutional investors who are looking to buy office space in the heart of KLCC where such units are in limited supply. It will be a challenging time for the office market with there being fewer expatriates as potential buyers. On the flip side, this means that buyers and renters could obtain good deals as quite a few sellers and landlords will be in desperate need to sell off or rent out their property. Hence, this would be a good time to start stating your terms and agreements!
Gary Chua

CEO of Smart Financing

This year’s property market will continue to be soft especially with the challenges we are facing both internally and externally. This year will see a high volume of new properties, with many residential and commercial properties being completed. It will take some time for the demand to catch up to the impending supply of properties, hence the bearish market.

The property market dynamic in the country will continue to experience the revolution where more Malaysians are now favouring value-added properties, especially lifestyle properties. These properties are equipped with facilities and are surrounded by amenities, which allows for a more comprehensive and comfortable lifestyle. With most young urbanites searching for work-life balance, the lifestyle living concept is fast gaining a foothold in the country.

This lifestyle concept was not really introduced before and thus, there may be a lack of supply of such developments. As Gen-Ys is the biggest population group in Malaysia, where it comprises 10.8 million or 38.2% of the Malaysian population, the demand for lifestyle properties will continue to increase in the near future as many will begin to look for a place of their own to settle down.

The most challenging facet in 2016 will be securing mortgage from banks. Financing is only going to get tougher, be it for first-time house buyers or for property investors. This is because banks are currently facing a high asset to deposit ratio on top of the weakening Ringgit and higher banking costs. All these translates to less funding available as banks will be tightening their reins even further to ensure that they obtain the best and safest return on investments.

On the bright side, the uncertainties in the market could result in emerging good deals, which would not be present in an otherwise healthy market. As it is a ‘buyers’ market now, developers are willing to offer discounts to entice purchasers. It might be challenging to secure financing from the bank but knowing and preparing ahead will keep the savvy investor at the top of the game as well as allowing for the accumulation of greater wealth in a weak market.
Chang Kim Loong

Honorary Secretary General, National House Buyers Association (HBA)

The primary property market is expected to experience a further drop in sales volume. With the current economic climate, more financially-savvy working professionals will adopt a wait-and-see attitude, especially if developers continue to sell at the current steep prices. Banks will also embrace a more prudent financial checks and as a result, applicants in the borderline category who got their loans approved during better economic times will not be as lucky this year.

Even though developers are not expected to reduce selling prices; they may offer more ‘freebies and rebates’ to entice new house buyers. Developers with deeper pockets will probably defer further new launches as they wait for the economy to recover. Thus, it can be expected that the 2016 primary property market will see fewer launches.

On the other hand, the secondary property market (sub-sales) is bound to be more exciting this year. With the economy showing no signs of improvement, property speculators who entered the market when the Developer Interest Bearing Scheme (DIBS) and so-called Zero Entry Cost (ZEC) systems were still in place, will be greatly affected.

In consideration of some of these property speculators not being able to afford to service their mortgage instalments upon completion of said properties, they will be compelled to sell off their units. With more secondary properties entering the market, some of these speculators may have to settle for selling prices that are lower than the original purchase price in order to secure a buyer.

For those who are unable to flip their properties, however, will eventually default on their loans and in turn, banks will be forced to auction off their properties – that is why HBA foresees an increase in property auctions in 2016.

HBA has always advised aspiring house buyers to take to heart the adage ‘Buy what you can see and not a pie in the sky‘ by taking advantage of the secondary properties and auction properties available in the market. They should make an effort to hunt for ‘hidden gems’ as there are good properties that could be obtained at a bargain.
Khoo Boo-Khuan

Full-Time Property Investor & Author of “The 9 to 5 Property Millionaire”

I believe that the residential property market is going to be relatively stable this year. It will always be a resilient sub-sector of the market as housing is a basic need and people who need a place to live will continue to purchase properties.

They may not be able to buy exactly what they want, but I do believe that most purchasers will be content as long as they are able to buy a house of their own that is within their budget.

However, the primary market will not pick up much unless developers start launching products that are more affordable to the masses. As it was seen last year, while there were many new launches that received lukewarm responses, there were some launches that did amazingly well as the developers had their products well positioned.

The secondary market is where most of the excitement is going to be. Prices in the secondary market are much more reasonable, which makes it more attractive to house buyers and savvy investors. Another plus point is that less guesswork is involved when buying in the secondary market.

The fact that you can view the property “as-it-is, where-it-is” enables you to make better judgements on how good a property is as of today.

For the commercial property market, I do foresee that it will be quiet in general. This is because many businesses have adopted a “wait-and-see” approach and will focus more on business continuity rather than expansion during these challenging times. In a nutshell, 2016 is definitely going to be another challenging but exciting year for the property market.

Adrian Wee

Founder of www.idkingacademy.com

It will definitely be a very challenging year ahead, especially after the Chinese New Year celebrations. However, with each challenge lies opportunities! One has the option to adopt the wait and see strategy depending on how they perceive the property market to be half glass full or half glass empty.

There are always queries by property buyers of when will be the best time to purchase a property and the best advice to them will be to buy now. The bargaining power is still strong in the Malaysian property market and buyers can effortlessly build their net worth as well as their assets if they invest for the long-term because investors always ‘win’ in the long run.

In regards of what types of property to buy this year, it is all about asset selection. Depending on the stages and the cash position buyers are in, active buyers and investors alike can opt for undervalued assets. However not every property is suited for everyone and not every other bargain is suitable for every stage in life.

Properties are a double edged sword where it can cut and harm you, but it can also make you wealthy effortlessly. It is important to equip ourselves with the financial fundamentals as well as investment intelligence. I predict that the interior design and renovation industry will be a game changer this year as not only can it add value to properties, but it is also because the property market will be slowing down.

Knowledge is power and if we mastered such intelligence, anytime is a good time to purchase properties. Property investment is a long term game, and investing into long term markets will guarantee you great returns.

DEVELOPERS
The questions posed to developers were:

What is the outlook for the property market in the next 12 months?
Which areas/states and what kind of properties do you think will garner strong interest and demand from property buyers in 2016?
What advice would you give to property home buyers and investors in 2016?

Read more at http://focus.iproperty.com.my/buying/566/malaysia%E2%80%99s-property-market-in-2016-what-to-expect–predictions#6vZ0d1KewcRt6J6Y.99

2016 Malaysia’s Property Market

November 15, 2016 by admin Leave a Comment

According to PropertyGuru’s Malaysia Property Market Sentiment Survey Report H1 2016, the years 2014 and 2015 were not favourable for the real estate industry in Malaysia and the industry experts have a mixed feeling towards the market at the moment.

However, this year, things are expected to improve as people are warming up to the idea of purchasing properties. 6 out of 10 people are planning to purchase property in the next 6 months, even though 6 out of 10 public feel that the market has become more negative as opposed to 2014.

In Malaysia, there are an overwhelming number of new home owners. According to the survey, among the top 5 reasons on why people invest in properties are to get higher yields on rentals (56%), for good capital appreciation (55%), for retirement planning (46%), for a better environment (46%) and to own a house due to affordable pricing (36%).

Amongst home buyers, location is the most important criteria when considering a home and Klang Valley is becoming the most favoured place to own a home. Almost 55% of the participant already living in the area, with 70% of the participants are looking forward to acquire properties there.

Besides location, the other factors that influence the buyer’s decisions are:

59% – PSF or per square foot price;
58% – scope of future development in the area;
57% – size of property/unit;
57% – reputation of the builder;
57% – potential rental yield;
56% – security and safety of the location;
55% – loan eligibility;
54% – potential capital appreciation

A visible and favourable trend is that the average satisfaction level of Malaysian public towards local real estate market has been increasing since H1 2015 during which it reached from 25% to 28%. The top 5 reasons driving satisfaction level towards property investment are:

49% of people feel that there is a good long-term prospect for capital appreciation;
28% feel that the real estate market is stable and resilient;
27% feel satisfied because the properties are well developed;
20% of people feel satisfied in the face of rising real estate prices;
19% feel satisfied due to good financing option

Real estate boom is yet another reason that is affecting people’s decision to buy a property. As per the survey, 55% of people find that the oversupply of properties in Malaysia is a real issue. Meanwhile, 66% of people feel that implementation of GST will influence their decision to buy a property.

Excessive pricing of properties is the number one deterrent for purchasing property in Malaysia amongst potential buyers. Besides that poor economic performance, the rapid increase of property prices, unpredictable real estate market and touch approval process of bank loan applications are holding back buyers to purchase a property.

There has also been a steady decline in the “overseas property sentiments” and increased interest for commercial properties.

Property Bubble in Malaysia?

October 24, 2015 by admin Leave a Comment

Is a shortage of land in the Klang Valley creating a property bubble?

There is a shortage of land in the Klang Valley that is creating what looks like a property bubble. Do you remember what it was to drive down the Federal Highway back in the 1960’s? Did you know that all the land along the Federal Highway from KWSP (EPF) area, down the road through Petaling Jaya and Shah Alam and all the way to Klang was sold to big corporations by 2007? My guess is that they bought those locations for the main road frontage and easier access to the Federal Highway. I have not checked as of today but my guess is that even the Chinese cemetery in Seksyen 15, Shah Alam, has been relocated to make way for development.

The authorities have opened up Shah Alam 2 but it is taking time to populate the area as it is much too far from Petaling Jaya and Kuala Lumpur. I remember, back in 2005 or there about, I took some Korean investors to view the factories for sale over there. The prices were reasonable and the factories were 40,000 square feet or larger. Each factory was located on about 3 acres of land. After a tour of the premises and nodding and shaking hands, one of the Korean investors asked me “Where is the pub?”. No night life. Then and there I knew that deal was dead.

Apartment prices

If you are looking at apartments then property prices range from RM130,000 to RM2,000,000 in Petaling Jaya. You are complaining that the property prices are too high, right? Apartments vary in size from about 800 square feet to about 3000 square feet. That means a small basic apartment would cost about RM160 per square foot. There is a maintenance fee for apartments which are ‘gated communities’ and fees vary from RM100 per month to more than RM1000 per month.

Why do property prices keep climbing and does it mean a property bubble?

Property prices will always keep climbing because of inflation. Inflation is the condition where prices rise year by year. It means that, at 8% inflation, if you paid $100 for goods today, you will pay $108 for the same goods next year.

In Malaysia, historically, property prices have been climbing at an inflationary rate of 8% per year and this figure has been quite consistent for the past forty years. There may have been ups and downs in inflationary pressure of property prices but when averaged over the long term it has been hovering around 8%. Actually, it is not a linear, straight line, climb but more of periods of spurts in price increases and periods of stagnation in prices, occasionally tempered with price drops due to major economic fall outs. Is an economic crisis created by a property bubble? During economic crisis price drops are generally from owners who have lost their sources of income and cannot pay back the bank loans.

How do you grow to out run inflation?

Rule #1: To beat inflation invest in yourself first.

Remember, in the previous article, making sound investment decisions , I had mentioned that you need to make investments. The first rule is to invest in you. Many investment analysts will talk you into investing in this scheme or that scheme but this takes money out of your pocket and puts it in someone else’s pocket. If you are at a point where the spare cash is very little, I would suggest that you invest in yourself and your children, if you have children. Forget all the fancy schemes out there.

When I say invest in yourself, I mean make it a greater priority to buy your own house instead of renting. And when I say ‘make it a greater priority to buy’ I didn’t mean rush out and buy a house right now. I mean prioritise in that direction, for example putting some money aside into a savings account or a bond fund. The interest from such investments is not as important as the fact that you are accumulating a nest egg to purchase a house later. Later meaning next month or next year or in ten years time. Another day I will explain how I ‘arranged a plan’ for some of my clients when I was working as a Unit Trust agent but not today. Lets talk about the property bubble and how property prices are climbing and what is all that ‘hoo har’ on the property bubble about and are increases in property prices a load of hot air or founded on solid ground.

GST : Harga Rumah akan naik 3% – 4% pada tahun 2015?

September 14, 2014 by admin Leave a Comment

KUALA LUMPUR 11 Sept. – Persatuan Pemaju Hartanah dan Perumahan Malaysia (REHDA) menjangka harga rumah akan naik antara tiga hingga empat peratus berikutan pelaksanaan cukai barangan dan perkhidmatan (GST) sebanyak enam peratus bermula 1 April 2015.

Presiden REHDA, Datuk Seri FD Iskandar FD Mansor berkata, kenaikan tersebut berlaku selaras dengan peningkatan kos membina rumah sebanyak kira-kira 20 peratus yang kini ditanggung oleh pemaju berikutan kenaikan harga bahan binaan seperti pasir, simen, konkrit, premium tanah dan sebagainya.

Beliau berkata, pihaknya bagaimanapun masih mengadakan perbincangan dengan Jabatan Kastam Diraja Malaysia (KDRM) berhubung pelaksanaan GST dalam sektor hartanah khususnya perumahan yang merupakan antara penyumbang utama kepada pertumbuhan ekonomi negara.

“Kita mengalu-alukan pelaksanaan GST namun berharap pelaksanaan dibuat secara telus dan bijaksana bagi memastikan sebarang impak yang mungkin timbul kelak tidak membebankan pemaju serta pembeli secara keseluruhannya,” katanya kepada pemberita di sini hari ini.

Beliau berkata demikian ketika membentangkan hasil kajian perumahan REHDA bagi tempoh separuh pertama 2014 di sini. Yang turut hadir, Timbalan Presiden, Datuk Soam Heng Choon.

Mengulas lanjut, FD Iskandar berkata, kajian yang dijalankan REHDA mendapati sebanyak 85 peratus respondens (dalam kalangan pemaju hartanah di Semenanjung Malaysia) mengakui perniagaan mereka terjejas berikutan langkah-langkah penstabilan pasaran hartanah yang diperkenalkan oleh kerajaan dalam Bajet 2014 lalu.

Justeru beliau berharap, kerajaan membenarkan semula pelaksanaan Skim Berjajaran Kepentingan Pemaju (DIBS) untuk pembeli rumah pertama berharga tidak melebihi RM400,000.

Kerajaan dalam Bajet 2014 melarang pemaju perumahan melaksanakan projek yang berciri DIBS bagi mengelakkan pemaju memasukkan tanggungan kadar faedah pinjaman pembeli semasa tempoh pembinaan ke dalam harga rumah.

Kerajaan juga melaksanakan beberapa mekanisme kawalan iaitu melalui pengurangan Loan To Value (LTV) kepada 70 peratus sahaja bagi pinjaman perumahan untuk pembelian rumah ketiga dan seterusnya serta mengkaji semula Cukai Keuntungan Harta Tanah (RPGT).

FD Iskandar dalam pada itu turut berharap Bank Negara Malaysia (BNM) dan institusi kewangan meneliti semula syarat pinjaman perumahan kerana ramai pembeli khususnya pembeli rumah pertama sukar mendapatkan pembiayaan.

Beliau berkata, syarat pembiayaan perumahan yang ketat menyebabkan jualan sektor hartanah terutama kediaman berharga antara RM250,001 hingga RM500,000 menyusut pada separuh pertama 2014.

“Secara umumnya, para pemaju bersikap neutral dan pasimis terhadap unjuran industri hartanah bagi tempoh separuh kedua 2014 dan keadaan itu dijangka berterusan pada separuh pertama 2015,” katanya.

Kredit : Utusan Malaysia

Perlaksanaan GST :Harga Rumah akan naik pada tahun 2015?

September 14, 2014 by admin Leave a Comment

RAMAI berpendapat, rumah dibina terlalu mahal harganya sehingga mereka yang berpendapatan rendah dan sederhana tidak berkemampuan memiliki kediaman sendiri.

Tidak keterlaluan jika dikatakan sebenarnya banyak faktor penyebab kepada kenaikan harga rumah. Justeru Sinar Harian, mengupas punca harga rumah menjadi mahal dan mengapa ia berlaku?

Adakah penyelesaian bagi mengatasi kenaikan harga rumah terutama menjelang pelaksanaan cukai barangan dan perkhidmatan (GST) tahun depan, memandangkan terdapat khabar mengatakan pemaju bakal menaikkan lagi harga rumah tahun depan.

Permintaan tinggi di bandar, pemaju lebih minat bina rumah RM1 juta

Berdasarkan Jabatan Penilaian dan Perkhidmatan Harta (JPPH), permintaan tinggi terutama di kawasan bandar adalah pendorong utama kenaikan harga rumah.

Kira-kira 70 peratus penduduk tertumpu di bandar-bandar utama yang merupakan pusat tumpuan aktiviti ekonomi. Bilangan penduduk pula bertambah disebabkan migrasi untuk mendapatkan pekerjaan.

“Pembangunan kawasan bandar utama menjadi padat. Permintaan terhadap tempat kediaman pula melebihi penawaran. Berikutan penawaran yang terhad dan persaingan mendapatkan kediaman yang diingini, menjadi faktor yang mendorong harga meningkat secara tidak langsung.

“Oleh kerana harga tanah sudah meningkat, trend harga rumah juga turut meningkat. Disebabkan berlakunya kekurangan dalam penawaran tanah untuk dibangunkan sebagai kawasan kediaman,” kata jabatan tersebut.

Menurut laporan JPPH, Kuala Lumpur menunjukkan peningkatan lebih dua kali ganda pada suku pertama 2014 dalam unit baharu dilancarkan pada harga dalam lingkungan RM500,000 sehingga RM1 Juta.

Berdasarkan rekod terdapat pertambahan daripada 264 unit pada suku keempat 2013 kepada 684 unit pada suku pertama 2014.

“Ini menunjukkan pemaju lebih cenderung membina rumah-rumah berharga tinggi, iaitu RM500,000 ke atas. Manakala di Selangor menunjukkan penurunan sebanyak 28.3 peratus pada suku pertama 2014 berbanding suku keempat 2013.

“Bagaimanapun, Johor menunjukkan peningkatan drastik di mana pada suku keempat 2013 terdapat hanya 16 unit baharu dilancarkan meningkat kepada 396 unit pada suku pertama 2014.

“Di Kuala Lumpur dengan keadaan populasi yang padat masih terdapat permintaan dari kalangan pembeli tempatan yang mampu untuk memiliki harta harga yang sedemikian,” kata jabatan itu.

Menurut JPPH, Johor Bahru menunjukkan peningkatan drastik dalam permintaan melebihi RM1 juta kerana dipengaruhi pembeli warga asing di Iskandar Malaysia.

Sementara itu, Pengurus PropertyGuru Malaysia, Gerard Kho berpendapat, pemaju lebih gemar membina rumah berharga lebih RM1 juta seperti kondominium, adalah kerana keluasan tanah yang tidak sesuai untuk pembinaan rumah teres. Jadi kondominium adalah pilihan tepat.

“Tambahan pula, masyarakat di kawasan bandar mungkin lebih suka memilih kediaman seperti kondominium disebabkan pilihan gaya hidup dan perkhidmatan yang ditawarkan kawasan kediaman seperti faktor keselamatan yang lebih terjamin.

“Kedudukan kediaman dengan tempat kerja yang mungkin mengambil masa perjalanan kurang 15 minit juga menjadi faktor utama pembeli gemar memiliki kondominium,” katanya.

Dalam pada itu, laporan sama turut menyaksikan pengurangan bilangan rumah baharu dilancarkan ke dalam pasaran sebanyak 38.8 peratus daripada 10,831 unit yang direkodkan pada suku sebelumnya kepada 6,631 unit.

Mengikut jenis harta tanah, pangsapuri khidmat terus menguasai pasaran perumahan baharu dengan 2,441 unit dilancarkan daripada keseluruhan jumlah dalam negara, diikuti teres 2,399 unit. Teres setingkat pula membentuk 1,053 unit, manakala teres 2-3 tingkat membentuk 1,346 unit. Unit berkelompok dan rumah berkembar 2-3 tingkat, masing-masing membentuk 626 unit dan 439 unit.

Mengikut negeri, Kuala Lumpur, Selangor dan Johor memiliki bilangan unit rumah baharu dilancar tertinggi pada tempoh kajian yang menyumbang 63.2 peratus (4,191 unit) syer pasaran negara.

Kuala Lumpur menawarkan 1,844 unit rumah baru manakala Selangor dan Johor, masing-masing menawarkan 1,207 unit dan 1,140 unit.

Harga tanah pengaruhi harga rumah

Tidak dinafikan nilai harga tanah merupakan faktor utama yang mendorong penentuan sesebuah harga kediaman.

Ia melibatkan kos tanah, binaan, prasarana seperti sistem perparitan, jalan masuk dan penyediaan tapak. Selain itu, fi ikhtisas melibatkan khidmat profesional seperti arkitek, juruukur dan jurutera dalam sesuatu pembinaan dan sumbangan kepada pihak berkuasa tempatan, Tenaga Nasional Berhad (TNB), Telekom dan Syarikat Air turut mempengaruhi harga kediaman.

Gerard berkata, harga rumah ditentukan mengikut harga pasaran semasa, walaupun pemaju membeli tanah dua atau tiga tahun lebih awal sebelum kawasan tersebut dibangunkan.

“Tanah tersebut kemudian digunakan untuk pembangunan kawasan kediaman.

Tanah dan bangunan yang sudah dibina merupakan kos yang akan dicaj oleh pemaju. Ia termasuk caj yang perlu dibayar pemaju ke atas kos bahan binaan.

“Setiap tahun kos bahan binaan dan tenaga buruh terus meningkat. Ia juga penyumbang kepada kenaikan harga rumah.

“Sudah pasti pemaju juga mahu mengaut keuntungan dan meletakkan margin pada jumlah tertentu. Semua faktor ini merujuk kepada penentuan harga rumah,” katanya.

Mengambil contoh kawasan perumahan di Lembah Klang. Gerard berkata, nilai hartanah sememangnya tinggi. Apatah lagi pembeli selalunya akan mencari kediaman sekitar lingkungan 20 hingga 30 kilometer dari tempat kerja.

“Ini juga menyumbang kepada faktor penentuan harga rumah yang mahal di Lembah Klang, Walaupun terdapat pemaju membina perumahan luar dari lingkungan ini, mereka (pemaju) tetap akan kembali melaksanakan projek-projek perumahan di kawasan Lembah Klang kerana permintaan yang tinggi, kerana itu harga rumah di Lembah Klang terus meningkat,” katanya.

Menurut Gerard, spekulator juga turut memainkan peranan dalam penentuan harga rumah.

“Sebagai contoh, pemilik yang membeli kediaman di projek perumahan fasa pertama (RM300,000) sudah tentu akan melihat harga yang berbeza dengan rumah yang dibina di fasa kedua. Pastinya harga rumah di fasa kedua lebih tinggi berbanding fasa pertama.

Boleh jadi ia akan mencecah sehingga RM500,000 sebagai contoh. “Ketika ini, pemilik kediaman di fasa pertama mengambil kesempatan dengan menjual rumah mengikut harga rumah yang dibina di fasa kedua. Bahkan mereka boleh menjual lebih dari harga pasaran. Walaupun pemilik dan bakal pembeli masih boleh berunding tentang harga, tetapi pemilik asal akan dapat mengaut keuntungan hasil daripada jualan rumah. Golongan seperti ini juga penyumbang kepada kenaikan harga rumah,” katanya.

Bagi Gerard, harga rumah hanya boleh dikawal mengikut keperluan dan permintaan. Jika permintaan tinggi maka harga rumah turut meningkat.

Harga bahan mentah naik 10 peratus, kenaikan paling tinggi

Berkuat kuasa 1 Mei tahun ini, semua harga bagi bahan binaan utama meningkat sehingga 10 peratus.

Kos pembikinan, pengangkutan, kenaikan bahan api dan bermacammacam kenaikan kos berkaitan semuanya menyumbang kepada kenaikan harga bahan binaan ini. Kenaikan pula berlaku saban tahun. Adakala dua kali dalam tempoh 12 bulan, dan ia berlaku tanpa notis.

Pembekal pula tiada pilihan selain menaikkan harga bahan binaan kerana mereka juga perlu menanggung kos terbabit.

Presiden Persatuan Kontraktor Bumiputera Kelas ‘F’ Malaysia (Perkobf Malaysia), Tukiman Radion berkata, kenaikan itu difahamkan adalah yang tertinggi sejak 2007.

“Bahan binaan utama termasuk besi, simen, pasir dan batu konkrit. Kenaikan melibatkan semua projek-projek di seluruh negara, namun bagi projek perumahan di kawasan pedalaman atau luar bandar, kosnya lebih tinggi berbanding di kawasan bandar
kerana kos pengangkutan dan penghantaran yang perlu ditanggung pembekal.

“Pada 2008, harga simen ketika itu RM8.50 satu beg. Kemudian naik sehingga 100 peratus dan mencecah RM16. Harga simen pula saban tahun meningkat. Harga besi kini RM2,000 tapi pernah mencecah sehingga RM4,000 pada 2008,” katanya.

Katanya kenaikan yang mendadak ini turut menjejaskan pendapatan syarikat-syarikat kontraktor dan pemaju yang terpaksa menghentikan kerja-kerja pembinaan dan mengambil keputusan untuk tidak meneruskan projek kerana melebihi bajet diluluskan.

Rumah teres RM1 juta menjelang 2020?

Dari jangkaan dalam prospek jangka panjang, harta tanah kediaman akan terus meningkat pada masa akan datang.

Menurut JPPH, adalah tidak menghairankan menjelang 2020 rumah teres akan mencecah RM1 juta. Bahkan di lokasi panas, rumah sedemikian telah pun mencapai harga RM1 juta.

“Seiring dengan perkembangan masa dan senario serantau, rumah–rumah kediaman akan meningkat dari segi harga disebabkan harga bahan binaan yang meningkat dan kekurangan penawaran tanah di bandar utama seperti Lembah Klang khususnya
Kuala Lumpur dan sekitarnya.

“Kenaikan harga rumah tidak dapat dielakkan dan prospek harta tanah berkenaan akan terus meningkat seiring dengan langkah kerajaan menjadikan Malaysia negara berpendapatan tinggi menjelang 2020,” katanya.

Katanya, isu kenaikan harga rumah dilihat sebagai senario yang lumrah dan berlaku di mana-mana negara sedang membangun. Di Malaysia, seperti dalam rekod-rekod yang lalu, kadar kenaikan harga rumah akan berbeza mengikut lokasi dan kawasan ‘panas’ yang menjadi pilihan pembeli dan pelabur.

Sektor harta tanah merupakan sektor penting dalam pertumbuhan ekonomi negara. Kenaikan harga pada kadar yang biasa adalah sihat kerana ia membantu pertumbuhan industri harta tanah. Apa yang perlu dibendung adalah kenaikan harga yang mendadak.

GST tidak jejas harga rumah

Pengenalan GST akan menyebabkan kesan ‘one-off’ sekali sahaja ke atas kenaikan harga rumah di pasaran.

Menurut JPPH, walaupun sektor kediaman tidak dikenakan GST, namun sektor-sektor lain yang menyumbang kepada kediaman dikenakan GST seperti bahan binaan, Fi profesional dan lain-lain.

“Ini akan memberi sedikit impak kepada harga rumah di masa hadapan. Pelaksanaan GST dijangkakan akan mempengaruhi harga rumah disebabkan GST akan dikenakan ke atas bahan binaan dan industri pembinaan walaupun pembelian rumah kediaman dikecualikan dari GST.

Sementara itu, rata-rata pemaju melahirkan rasa kebimbangan terhadap pelaksanaan cukai barangan dan perkhidmatan (GST) April depan yang dikatakan bakal meningkatkan lagi harga rumah.

Bagi Tukiman yang sudah menghadiri beberapa sesi taklimat mengenai GST bersama Kastam. GST tidak menaikkan harga rumah.

“Ketika ini, setiap barangan dikenakan cukai berbeza. Tetapi sebaik GST dilaksanakan kesemua cukai tersebut menjadi satu. Bahkan setiap pembekal, pengedar dan peruncit boleh mendapat rebat. Ini bermakna, tiada sebab mengapa cukai tersebut perlu dipindahkan kepada pembeli.

“Bagaimanapun cukai tersebut tidak tertakluk kepada projek perumahan individu atau persendirian. Di mana pemilik rumah harus membayar GST kepada pemaju,” katanya yang menyokong penuh pelaksanaan GST.

kredit : Sinar Harian

Malaysia housing market may be peaking

August 31, 2014 by admin Leave a Comment

KUALA LUMPUR: Moody’s Investors Service expects an uptick in non-performing loans (NPLs), particularly in the household segment, in the South-East Asian banking system.

Moody’s assistant vice president and analyst Simon Chen said on Thursday that in Asean, the Malaysian and Thai banking systems were the most exposed to increased asset-quality pressure in the household segment when rates rise.

“This is primarily because the ability of households in these countries to service their debt in a rising interest-rate environment will be negatively affected by consumers’ high leverage at a time when the housing market in Malaysia may be peaking and Thailand faces elevated political risk,” he said in reference to Moody’s just-released report “Rising household leverage poses risks to Asean banks as the economic cycle shifts”.

Moody’s said the long positive credit cycle that has benefited banks in Asean might be on the verge of peaking. These would pose challenges for the lenders as pockets of asset-quality risk emerge due to tighter global monetary conditions.

“Our central scenario is that banking systems in Asean will be broadly resilient to the financial impact of a shift in interest rates, but we expect an uptick in NPLs, particularly in the household segment,” said Chen.

Moody’s report showed household debt has risen significantly in Asean in the past several years, with growth in bank loans to households outpacing loan growth to other borrowers.

Household leverage as a percentage of GDP was at historically high levels in Malaysia (A3 positive) (87% at end-2013) and Thailand (Baa1 stable) (82% at end-2013), and close to its five-year high in Singapore (Aaa stable) (75% at end-2013).

Although household debt has also risen significantly in Indonesia (Baa3 stable) and the Philippines (Baa3 positive), the growth in these countries was from a low base.

However, the report pointed out Asean bank asset-quality risk from residential property price corrections was mitigated by legal frameworks that support bank creditors.

Unlike in the US, banks in Asean have legal recourse to the borrowers on their debt obligations, beyond the underlying property assets mortgaged to the banks.

This feature provides greater creditor protection to banks, removes the incentive for borrowers to default on their mortgage obligations, and alleviates risks that housing NPLs will spike when property prices fall significantly.

Additionally, Moody’s report notes that Asean banks have responded to regulatory measures aimed at curbing further increases in excessive household leverage.

Banks in Thailand, Malaysia, and Singapore had tightened their underwriting standards on household loans, which was positive for banks’ asset quality over the longer term.

The banks also have strong buffers to withstand asset-quality shocks in the household segment, Moody’s said.

– See more at: http://www.property-lovers.com/malaysia-housing-market-may-be-peaking/#sthash.tzS32LYT.dpuf