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Denzity Insights Transcript: Hong Kong Real Estate: COVID-19 Impact and Outlook with Simon Yu

Hong Kong Real Estate: COVID-19 Impact and Outlook with Simon Yu

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Hong Kong Real Estate: COVID-19 Impact and Outlook with Simon Yu

The real estate sector has always played a major role in Hong Kong.  The city is one of the world’s most densely populated places in the world and is a part of the Greater Bay Area (“GBA”).  In recent years, the city has been facing multiple crises and challenges, politically, socially and economically; various degrees of uncertainty appears to be rising to all residents and different stakeholders regarding the Hong Kong property market.

Today’s episode with Simon presents a concise view of the latest Hong Kong real estate situation as he shares his observations and opinions on the new strategies adopted by landowners, investors or future investors in Hong Kong. 

Simon Yu is a real estate broker in Hong Kong.  He has been in the Hong Kong real estate brokerage business for almost a decade and is now focusing mainly on investment/development projects working primarily with institutional clients including developers, real estate funds as well as family offices.

  • What does the future hold for Hong Kong real estate market?
  • How are the stakeholders dealing during the crisis?
  • Which entities are still looking into investing in Hong Kong property industry and why?
  • Are there specific areas to look into in terms of investing in Hong Kong?
  • What challenges should investors be prepared for?

As it can be difficult to catch some minor errors, transcripts may contain a few typos or inaccuracies.

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Alright, let’s get back to the transcript of the show. Enjoy!



Greater Bay Area:

The Greater Bay Area is a megapolis that consists of nine cities from Guangdong province, a province situated in Southern China, along with two special administrative regions, HongKong and Macau. It is also known as the Pearl River Delta. The concept is a scheme by the Chinese government to deepen the cooperation between the involved regions as well as developing the nation’s economy.

Real Estate Broker:

A real estate broker is a step above a real estate agent. A broker generally has more training and subject-matter education than an agent, but not always. A real estate broker can work independently or hire real estate salespersons to work under them. The exact rules can vary among countries, but most have somewhat similar requirements.

Institutional investors:

An institutional investor is a company or organization that invests money on behalf of other people. Mutual funds, pensions, and insurance companies are examples. Institutional investors often buy and sell substantial blocks of stocks, bonds, or other securities and real estate investments. The group is also viewed as more sophisticated than the average retail investor and, in some instances, are subject to less restrictive regulations.

Capital market:

The capital market is a venue where entities are united to exchange their financial products. These entities can be a company, business, a group of people or government. The exchanges mostly occur between two parties, with one party being the investors or suppliers of capital, and the other being those in need of capital. The most typical capital market is the stock market.

CBD (Central Business District):

CBD refers to a certain part of a city with a lot of businesses within. Although this specific part is often the city centre, it can be away from the centre to anywhere in the city, as long as the place has a convenient transportation route. CBD has a large number of offices, banks, and other high-rise buildings. It is also known as a “financial district”.


Darren: Hey Simon, welcome to the show.

Simon: Hey, Darren, good to see you. 

Darren:So for the audience that’s tuned in. So Simon and I have been friends for quite some time. And we have never had this kind of format to talk about his skill sets and experience and everything. So, Simon, thanks for coming in because it’s something that I’ve always want to ask you more about.

Simon: Of course, thanks. Thanks for having me on the show. Good opportunity. Happy to share.

Darren: That’s good. So when we begin, would you mind telling the audience more about yourself and your work? 

Simon: Yeah. Hi, everyone. I’m Simon, your Real Estate Transaction Specialist currently working in Hong Kong. I’ve been in the real estate brokerage business for almost a decade now. Currently spending most of my time on investment/redevelopment deals, and working with institutional clients. I actually focus on dealing with family offices and also real estate funds. And a little bit of my personal background, I was born in Hong Kong and grew up in Toronto and Canada. I’ve spent, I think, likewise to you similar background, Darren, I spend a reasonable time in both West and East parts of the world. Having decided to return to Asia after my studies, I, my passion has always been meeting new people, and building meaningful relationships. And it’s extremely satisfying when you are, I guess, able to learn new skills engage, engaging like minded individuals throughout the journey. Hence I think today have this lovely interview with your new mentor, so thank you. Thanks for the opportunity. 

Darren: That’s good. No worries. I mean, a lot of people in the industry knows who you are already so I’m sure everyone wants to know more about your information anyway. 

Simon: Yeah I mean some.

Darren: No, no, you’re very humble. But first of all right because a lot audience might not understand what a commercial real estate agent is. Would you mind telling the audience what’s a typical day like for you like a commercial real estate agent? And what do you do in a daily basis?

Simon: Sure. Thank you. Well, I guess to start off further on an introduction, I happen to have an opportunity, fortunate enough to deal with different clients. So when I first came back from I guess, returning to Asia, I specialized more in the leasing sector. And now in the capital markets team, so more on the institutional clients. So I guess a typical day as a broker, meeting clients, connecting with individuals, so dating back, I think, staying relevant with the market and connecting with the clients. That will be my short answer for my hat in the capital markets sector. So, sizable transaction if you will, anything relating with real estate be that a you know, some sort of tenants movement or new developments in the city because I specialize in Hong Kong of course, and capital investments like especially in the equity market, so, stock market also do have some impact. So, I would say to channel the right messages to the proper audience in order to create value would be my objective. So, you know, physically speaking, because we have, you know, the new office, you know, we have now agile working ABW. So, you know, a typical day talking to different people, communicating with different colleagues in various lines of businesses, and, you know, coming into the office and going out to meet clients, I would say will be a typical day for me.

Darren: So would that be fair to say that like your role is a connector, and if a landlord or a funds or a buyer or seller want to know more about what’s going on, you’ll be the person that people will talk to you and say, “Hey, what’s going on?” And then what kind of service exactly like when you say like, connecting, what does that even mean?

Simon: Yeah, I’m mean, connecting just like what we’re doing now. Right? I would say the fundamental would be the education part. So what are some relevant things that are relevant? So say, for example, you have a property residential property, in Hong Kong, then most likely, you will want to understand what developments that will be happening around your area, you know, who has been investing and who will be or currently looking to invest around I think those are the topics that I would be referring to. So I would say you yes, a connector a new sense thats relating to all real estate aspect. Does that answer your question? You know, that makes sense?

Darren: Yeah its fine. I just for like— cause you know, my background, I used to work in real estate fund so I kind of understand how it’s like, but then for the audience they might not understand like, you know, it’d be hard to grasp but we can go back a little bit later on. And then something that I want to ask you to personally is because we’re both in Hong Kong and Hong Kong has been having a lot of ups and downs for the past, you know, a couple months. How does it affect the real estate market?

Simon: Well, short answer, the increase of uncertainty that grows, I guess, across the board, right. For people living here, for people who plan to come in, I think the uncertainty has been increasing in the investment market, it’s probably not a good thing to have right? Again, I believe there’s always good and bad for everything. There’s always opportunities in every market, though it may be tougher to seek opportunities in general right now. So we have been faced with tough times. You’re right, in the past month, and I guess, almost a year now, right. Since the trade war, and then we have the social unrest, and now the COVID-19 situation. So my opinion is that the business and individuals will probably need some time to be more, I guess, adaptive and creative and collaborative, relatively speaking, compared with other financial cities in the world, Hong Kong, do still have, in my opinion, strong fundamentals, with the supports, the talents, you know, mixture of east and west. I don’t think in other competing cities we’ll be, you know, having those elements just like that. So I still believe in the system and the place so well, it’s a matter of time that will sort of bounce back again.

Darren: Hmm. I see. So in terms of the real estate, capital inflow and outflow of Hong Kong how has it changed since the change of sentiment?

Simon: I guess that’s a very good question. Inflow, due to uncertainty, as I was saying, definitely has impacted. Businesses are more cautious to come in. So slower inflow definitely. From what we said just earlier, trade war and social unrest, I would say it’s a little more political now. Some of the positions, as you are probably aware. 

Simon: So since I guess, when you talk about the change of sentiment, right, COVID-19 is sort of like the global pandemic, so it’s probably not a significant impact compared to the other two as people are less mobile for the traveling restriction, that also will impact the inflow of capital. I guess the main challenge for Hong Kong, since we’re at a very, I guess, geographically in a very compact place, we have a very few great real estate opportunities. And compared to perhaps like Singapore, similar to other tier one cities, price gaps are usually wide for core assets, so that creates some challenges for investors. You know, people who have deep pockets or would be would be the ones that look at Hong Kong. So, in terms of outflow, though, we have been witnessing, you know, diversification through expansion overseas, family offices and local developers have been taking advantage of a situation like Brexit in the year or two years prior to overseas opportunity. So for institutional clients, I still look forward to deals coming in and out to Hong Kong and they’re in a mid to short term because Hong Kong being the you know, still the gateway non Asia funds still want to enter the China market as well main Chinese funds and developers are looking to expand overseas so Hong Kong relatively speaking would probably be beneficial.

Darren: I see, that’s pretty good to kind of give people a picture of what’s going on here. So I want something that focuses— because you know there are a lot of things happening for the past couple months right? Let’s focus on the virus situation because that’s something that even to me I’m kind of curious like how does a landlord or estate owner react to the situation now? What did they do to help out the whole society because of the whole virus pandemic?

Simon: Sure. I think you have, first of all you if I were to paint a picture, you have different scales of ownerships, right. So you have small tenants, I mean, small landlords, big landlords, ie., portfolio landlords. So, for COVID-19, especially, I would say most landlords think it is a temporary, you know, circumstance or scenario. I think Hong Kong being a very resilient city, after the fact that we have gone through SARS, in 2003. We have been actually quite, you know, agile in terms of, I guess, agile and strong ond adaptive on the whole Covid situation, if you were to ask, right. So, like you hear in the news, retail hospitality sectors has been impacted negatively. Quite, quite significantly, actually. So some landlord has been quite supportive, to restructure and you know, for rent reduction and whatnot. So especially, I would say, you know, going back to smaller scale landlords, so, for portfolio landlords where you have people or companies who have  baskets or assets around the region because they’re listed, and due to the fact that residential sales has also been impacted somewhat so they have been— we have been, I guess, witnessing some dispose or some intention to dispose the non core assets across Hong Kong. So that actually created opportunities for some end users/occupiers who now could have the opportunity to own their real estate, right. So say, for example, a family office, then now could not just lease an office, they could have their own office in Hong Kong. So that actually brings some good news to some individuals who of course, again, going back to the point that they have sufficient cash to do so. So in summary, I would say the virus enables landlords to rethink their real estate strategy to consolidate or reallocate where they want to do their businesses.

Darren: I think that’s a pretty good picture for all of us. In that regard, right in terms of people seeing opportunity in Hong Kong, what type of people are coming in when it comes to like investors or tenants? What is their background or nationality, was the— you know where they came from? Do you have any kind of suggestions or pointers on that?

Simon: Right. As I said, I guess in my points earlier, I would say institutional clients are still strong. They still have interest in coming to Hong Kong. Especially now they have been seeing some adjustments on some smaller scale landlords. So, for example, you have older buildings where it’s just owned by a family. They may want to pass down— whatever the reason that they have to let go or dispose their assets, then now the institutional clients would be able to find that opportunity to come into the market. So, I would say primarily institutional clients and also mainland background clients. In terms of tenants, I would say I was again working in the leasing sector, I think any businesses we are driving value right. So, anything relating with community, so also the medical sector, I think, things that you could use or that you need, I would say those are the main things that have been supporting the market.

Darren: Okay, so in turn let’s go back a little bit in what you said just now, institutional firms who are coming in, are they usually for self use or do you see it as an investment to lease out?

Simon: Right, interestingly, I think they would I mean for family offices definitely they are taking an advantage of the geographical location whereby they could do the businesses here and also the tax situation right. So, I think short answer would be for investment entering into the Asia market diversifying their funds.

Darren: I see is there like a few areas that you think in Hong Kong you are more interested in in that scale?Because obviously we talked about like — you can be a retail investor, you can be institutional, or family office, like for example, your clientele tend to be institutional firms and family offices, so is there a certain region in Hong Kong that they tend to be interested to come in because of the whole thing with the virus situation?

Simon: For sure, for sure. I would say core core those are the areas that they tend to focus on. So, anything that is more resilient is the thing that they— and also the lease tenure. So the government lease. So, I mean, in a smaller, I guess more practical example would be anything that perhaps in Hong Kong Island where which you have triple nine year lease, those may probably be something more attractive in comparison to  somewhere in decentralized area Kowloon but of course, there are some interesting— you know when you talk about investment It’s just also about returns right. So, if you have tenants who are going into places like in Kowloon east, we still have been seeing more interest due to of course, the emerging CBD 2 or already established CBD 2. So, you know, Kowaniese, location, Hong Kong Island, prime location in Kowloon are always something that investors are interested on. I would say in terms of sector because of the Covid situation, retail has definitely been coming down. So, right now some interests are drawn towards some people, owners who are suffering but of course, some of these opportunities are not really cheap or a cheap in a sense that you still need some negotiation to come in to capture the right timing so price gap is still a topic that we always need to focus on.

Darren: I see right, no that’s good because even I’m learning. I’m not that familiar with— I live here but I’m not that familiar with the real estate here. Also, I know that you mentioned CBD 2 and I only learned about what CBD one two and three means. From a conference I went last year ULI conference so would you mind explaining to the audience like in within Hong Kong, CBD 1 2 3 what are those areas and why is it important to learn about those kind of different areas.

Simon: Right, well, I’m not a disclaimer, I’m not an expert. No city planning or anything but in terms of a common practice, I guess a norm point of view, I would say Traditional CBD would probably be anything around a central and roti perhaps one try Causeway Bay, those are what we call it traditional CBD in the Hong Kong Island site. Based on a government issued initiative probably 10 to 15 years ago they planned to have Kowaniese right next to the airport of the old airport Kai tak be CBD 2. So, what we generally say CBD 2 would be anywhere between, you know Kwun Tong, a local district called auto calc and also Kowloon Bay, those areas are classified as CBD 2. Where by then you have of course, when you have CBD, investments in infrastructure, and also of course, other amenities supports are tend to follow. So I’m not too sure about what CBD three is because we don’t have like a, you know, formal classification yet, though some landlords are looking to claim themselves CBD 3 in some areas. So I don’t have a model answer for it.

Darren: Yeah. I think that CBT 2 although is a east Hong Kong island side like Quarry Bay and you know, Tycoon area, I believe so, and I think they’re proposing CBT 3, should be somewhere near the border, where people can also commute between the port border from Shenzhen and also from Hong Kong side. But I’m sure these are only jargon to say that what’s the potential infrastructure in real estate opportunities are, which is, you know, is very— I think it’s kind of important to know where they are. So going back to be a connector, right. So and I’m sure like for the past couple years, a lot of people talk about the greater Bay Area and about how there’s so much potential and how much opportunity there would be. What’s your viewpoint on that? And then how would you think what affects interest of Hong Kong real estate markets?

Simon: Yep. Honestly, Greater Bay has been on topic long ago already, in my opinion. I wouldn’t say you know, about the future. It’s more like now, in my opinion. So, I mean, we are already seeing a lot of investments going in, though, there are still you know, some mismatch in terms of I would say, finding the right opportunities to go in will be the current situation. I guess from the recent announcement from you know, the Chinese party, Hainan free zone, will be the next thing that goes on from until 2025. I guess that’s off topic. But, you know, that’s more like the future, I would say. And yes, when we talk about real estate, I always, you know, correlate demographics, movement of people, I think increasing connectivity of the whole Southern parts of the Greater Bay, you talking about connecting different cities and regions of the southern part of China. Most, you know, real estate in the region would probably benefit. I would say the benefit in the whole Bay Area. So as Hong Kong is positioned strategically at the bay, outward towards Southeast Asia whatnot as an international financial Metropolis, listed companies will be coming to Hong Kong and go on public. So people workers will be traveling in and out of Hong Kong, immediately, you know, if you can imagine, you would be having increase in demand and residential properties as people need to probably come in and work and live here, though some people argue that, you know, likewise people will move north, right. So I think is a healthy relationship, honestly. So you are expanding a territory whereby you have people coming in and out. And if you talk about, you know, the whole size of Hong Kong, in terms of, I guess, territory, compared to the rest of China, and given it’s very high density. I’m not too concerned about them stealing our demand, if you will. I mean, I’m not saying that you were implying that question. I think it was just building upon each other. So that’s probably my view on the Greater Bay Area.

Darren: I mean, like, I know nothing about Hong Kong real estate or Chinese real estate. I kind of feel like, the more I know, I know less. And to me just I’m just curious because like, you know, it’s just something that has a lot of advertising, or a lot of people talking about greater Bay Area as if the ‘promised land.’ And so from my point of view it’s for Denzity insights for myself, if I’ve been just curious about it, I’m sure a lot of people will be curious and want to know more from you as well.

Simon: I mean, the promise land, I’m not sure.

Darren: It’s a metaphor.

Simon: I know. But I mean, it’s more like I think for me to explain, I’m probably not an expert, because I don’t go to you know, the Greater Bay, all the cities I haven’t visited, of course, given we’re on the topic I try to learn more about, you know, different cities and what they could offer right, so just a short example some where some city may have better healthcare systems or whatnot, or better history. So I think it’s just mixing people together. And if you were to identify them by different skill set then they could just go to different places for different tasks. So try to allocate resources correctly.

Darren: That’s cool. Yeah. So, going back to the whole learning and expertise or skill sets, because in your point of view, right, like, obviously we are all, we’re both learning about the Greater Bay area and, you know, real estate professionals tend to be location focused, do you feel like your scope would increase because of this whole, you know, bridging between different places in Greater Bay area, and then do you feel like as a commercial real estate agent yourself, how would you plan to, to do that? To learn about it? And then do you plan to expand your scope, do more work in connecting different sides, like, I just want to know— if people listen to this and thinks, “Hey, I’m a Commercial Real Estate Agent, what should I do?” Like, how would you suggest?

Simon: I think I mean, that’s a partial personal question, right? So I think it’s a fact that whether a person is more towards open minded thinking. So going back to my introduction, one of my passions, or the reason why I enjoy what I do and have motivation on the industry is because I do want to learn new things and meet new people, right? When you do that, I think it’s important to stay relevant, as I was saying, and I guess one of the questions, that’s my typical day, I believe in there’s a healthy correlation off the fact that you know, that the more you know, the better, the higher likelihood of you solving bigger problems, right. So the bigger problem that you solve is likely that the more money that you make, right or more successful you become, whatever that means. So, that might be a more personal question, so yes, I mean, and spending enough time to learn, right, so, I think one of the challenges is that we have to allocate our own resources carefully on how much we want to input right.

Darren: Yeah like even the way you talk about it in this video, and also like just knowing you personally, you always have a very strong theme about connecting and just servicing someone if they need some help. So I think it’s something that’s, you know, is very loud, into very cohesive, kind of like value that obviously, as a friend, I really appreciate that too. You know, it’s something that’s weird. It’s like the real estate sector, the more you know, the less you really know, because it’s so huge. So, and also too, right as something that like, you know, away from just investing as a whole because, you know, we’re both in the Prop tech institute together, the association about property tech to learn more about it, I want to know, how, because property tech is something that you know, still new in a sector, people still don’t even know what’s going on. Why can you spill out more time on investing, do other kinds of services, get different types of licenses and stuff like that, but why would you dedicate your time more on property tech?

Simon: Well, I would say, there are different parts and different parts and answers to the question. I guess for the last part, different licenses and all, you know, I’m not that academically smart, I think. I think the value that you create is about helping, not helping others per se but it’s about answering people question or solving people’s problem, right? So you can know everything in the world, but if you don’t exercise it, then it’s pointless, meaningless, right. So, I think that’s why fundamentally when I decided to come back to Asia, where opportunities are more, compared to different parts of the world, relatively speaking, it’s the reason why I decided to continue on doing what I do. So I guess that answers, you know, the first part of the question. And of course, when we encounter different tasks or different scenarios, we tend to meet more interesting people, like minded people and then you have a like minded group that sort of intrinsically or naturally already have a group or community to be continued.

Darren: Hmm, I see. No, I think that’s pretty good. It’s just something that like, you know, myself I’m curious too, right. I think because we both have a really good friend, Chris, who makes us feel really insecure because he’s too smart and challenges us. So you know I feel like this conversation we can go on for another hour if we can, because there’s lots of things that even in my head I haven’t asked yet, but I kind of want to do this long form video in the future so hopefully you can join us next time for that.

Simon: Sure. I mean, to speak with other people as well, I think we could jump in and breakout room or something, right? 

Darren: Yeah, yeah yeah. I mean, Denzity insights is meant for learning different insights and tips from different experts, right. And then for us, we were thinking that, hey, maybe next time, we can go for like a very specific topic. Or we can even go for different guests in the journey. Like even your journey is very interesting, you know. So I think that’s something that we can do. So before we go away, what kind of takeaway would you like the audience to have from this video?

Simon: Ah, I mean, I don’t know who the audience are. I mean, we do have a focus real estate focus. I think generally speaking, just to be again, to my point, being relevant is I try to do that every day as well. Be open minded. I think that’s a very simple thing that everyone could do. You know, being open minded could to your lens would mean that if you had a negative feeling about this market today, or this in sector today doesn’t mean that it’s not going to flourish tomorrow. So, you know, that sort of applies to, I guess, real estate markets, who knows what will happen tomorrow? You know, what if we don’t have that vaccine, then we need to think of something different, right. So, you know, problem with I guess aging is that you stay, sort of close minded, right. And you feel like know, so I think the community that we feel like we are building is something that a channels the the message as well, right. So to be open minded.

Darren: That’s really good. Thank you. I think I thought about real estate stuff talking about philosophy I was like, “Wow that’s kind of deep.” So for people who you know, the right audience, who are trying to find out more about real estate, Hong Kong real estate, and they want to find you. What are some ways that you suggest people to reach out to you?

Simon: Just LinkedIn, LinkedIn. Or you know you could always find Darren, and you can get my number.

Darren: It’s that easy?

Simon: Yeah, LinkedIn probably be more professional if you were to talk about business. Otherwise, email I mean, yeah, LinkedIn, you have an email anyway.

Darren: Yeah. So I’ll include everything in the show notes and then description of the video. And I just want to say thank you, Simon. Thanks for sharing and I hope the audience gets something out of it. And until next time, then, thank you.

Simon: Sure. Thank you. 

Darren:Alright talk to you later alright, bye.

Simon: Bye.

Darren :嗨,Simon,歡迎來到節目。

Simon:嘿,Darren ,很高興見到你。

Darren :所以收聽的觀眾。Simon和我是好朋友已經有一段時間了。我們從來沒有這樣的形式來談論他的技能和經驗。所以,Simon,謝謝你的到來,因為這是我一直想問你更多的事情。


Darren :那很好。所以當我們開始的時候,你介意告訴觀眾更多關於你自己和你的工作嗎?


是的。大家好。我是Simon,你的房地產交易專家,現時在香港工作。我從事房地產經紀業務已經快十年了。現時我大部分時間都在投資/再開發交易上,並與機构客戶合作。實際上,我專注於處理家族理財辦公室和房地產基金。還有一點我的個人背景,我出生在香港,在多倫多和加拿大長大。我想,我也花了,和你相似的背景,Darren ,我花了在世界的西部和東部都是大約時間。我决定在學業結束後回到亞洲,我一直喜歡結識新朋友,建立有意義的關係。當你能够學習新技能的時候,這是非常令人滿意的,]在整個旅程中吸引志同道合的人。囙此,我想今天將會是個良好的採訪,所以謝謝你。

Darren :很好很好,


Darren: 別擔心。業內很多人已經知道你是誰了,所以我相信每個人都想知道更多關於你的資訊。




Darren :那麼,公平地說,就像你的角色是一個連接器,然後如果房東,基金,買方或賣方想要瞭解更多關於發生了什麼的事情,你將成為人們會對你說,嘿,發生了什麼事的人?當你說喜歡,連接,比如,這意味著什麼?


Darren :是的。所以我只是想,我就像,你知道,我的背景,我曾經在房地產行業工作。所以我有點明白這是怎麼回事,但是觀眾可能不明白,你知道,這很難理解,但我們可以稍後再回去。然後我想請你親自去,因為,你知道,我們都在香港,然後香港,在過去的幾個月裏,經歷了很多起伏。對房地產市場有何影響?


Darren :我明白了。所以就喜歡而言,香港的房地產,就像沒有資金流入和流出一樣,沒有改變。

Simon: 我想這是個很好的問題。正如我剛才所說,由於不確定性,資金流入肯定會產生影響。企業進場更為謹慎。所以流入速度肯定會變慢。從我們剛才所說的,貿易戰和社會動盪來看,我想說現在的政治色彩更大一些。有些立場,你可能知道, 所以我想,當你談論情緒的變化,對吧,COVID-19有點像全球大流行,所以與其他兩種病毒影響相比,它的影響可能不大由於出行限制,人們的流動性較低,這也會影響資本的流入。我想主要是對香港的挑戰,因為我們在一個非常,我想,在地理上非常緊湊的地方,我們很少有偉大的房地產機會。比如,你知道的,與新加坡和其他一線都市相比,價格差距通常很大不過,對於核心資產,這給投資者帶來了一些挑戰。你知道,那些有錢的人看看香港。所以,在資金外流方面,我們已經看到,你知道,通過向海外擴張,家族理財辦公室和本地開發商在海外機會出現前一年或兩年內,一直在利用英國脫歐等情况。所以對於機构客戶,我還是會考慮對於進出香港的交易,它們處於中期短期內,因為香港是您所知道的,仍然是門戶非亞洲基金對於進出香港的交易,它們處於中期短期內,因為香港是您所知道的,仍然是門戶非亞洲基金可能是有益的。

Darren :我明白了,能讓人們瞭解這裡發生了什麼事真是太好了。所以我想要集中注意力的東西-因為你知道在過去的幾個月裏發生了很多事情,對吧?我們一起討論關注病毒的情况,因為即使對我來說也有點好奇,比如房東或房東現在如何應對這種情況,他們做了什麼幫助整個社會因為病毒原因?


Darren :這是一個非常好的例子,我們都知道這一點,就香港人看到的機會而言,什麼樣的人會進來,比如說,當涉及到相似的投資者或出席率時?你知道,他們的背景或國籍是什麼是,你知道他們從哪裡來的嗎?你對此有什麼相反的建議或建議嗎?


Darren :好吧,那麼讓我們回顧一下你剛才所說的,即將進入的機构公司,他們通常是自用還是你將其視為出租的投資?

Simon:有意思, 我想他們是指家族理財辦公室,他們肯定是在利用地理位置優勢,在這裡開展業務,同時也考慮到稅務狀況。囙此,我認為簡單的答案應該是投資進入亞洲市場,使其資金多樣化。

Darren :我明白了,就像你認為在香港他們更感興趣的一些領域,我們討論的很明顯,你可以是散戶投資者,也可以是機構投資者或家族理財辦公室,例如,您的客戶往往是機构性公司,而家族理財辦公室是否像香港的某個地區一樣,因為整體上利用了病毒的情况,所以他們有興趣進入?

Simon:當然,當然。我會說覈心-覈心-他們傾向於關注的領域。所以,任何更具彈性的東西都是他們——也是任期最短的東西。所以政府租賃。所以,我的意思是,在一個較小的,我想更實際的例子可能是在香港島,你有三倍九年的租約,這些可能是比較有吸引力的地方在分散地區九龍,但當然,有一些有趣的-你知道當你談論投資的時候,它也是關於回報的。所以,如果你有租客要去九龍東這樣的地方,我們仍然會看到更多的興趣,當然,由於新興的CBD 2或已經建成的CBD 2。所以,你知道,九龍,地理位置,香港島,九龍的黃金地段,一直是投資者感興趣的東西。我要說的是,由於科維德的情况,零售業肯定是下來了。所以,現在一些利益被吸引到一些人身上,你知道,業主們正在遭受痛苦但當然,這些機會中的一些並不是暗示,或者說,在某種意義上,你仍然需要一些談判來捕捉正確的時間,所以價格差距仍然是我們一直需要關注的話題。

Darren :我明白了,不,這很好,因為我也在學習。我不太熟悉-我住在這裡,但對這裡的房地產不太熟悉。另外,我知道你提到了CBD2,我們瞭解CBD 1、2和3的含義自去年的ULI會議,你介意向聽眾解釋一下嗎就像在香港,CBD 123,這些區域是什麼,為什麼瞭解這些不同的區域很重要。


Darren: 好主意,就是這樣

Simon: 任何計畫或任何東西,但在一個普通的實踐方面,我想是一個規範的觀點也許會在中環區域或者銅鑼灣,我們稱之為香港島的傳統CBD,這是基於政府發佈的一項可能10至15年的倡議以前,他們計畫在啟德舊機場附近建立殖民地成為CBD 2。所以,我們通常所說的CBD 2會介於兩者之間,你知道觀塘嗎一個名為CBD2 的本地區,也是九龍灣,這些地區被劃為CBD 2。所以呢當你有CBD的時候,你當然有基礎設施投資,當然還有其他便利設施的支持傾向。所以我不太確定CBD 3是什麼是因為我們還沒有一個,你知道的,正式的分類,雖然一些房東正在尋找在某些地區聲稱自己是CBD 3。所以我



Darren :是的。我認為CBT 2雖然是一個像鰂魚一樣的東港島,你知道,大亨區,我相信是的,我認為他們建議CBT 3,應該在靠近邊境的地方,在那裡人們可以從深圳和香港往返於港口邊界。但我相信,這些只是術語來說明房地產機會中潜在的基礎設施是什麼,也就是說,你知道,非常-我認為知道它們在哪裡很重要。所以回去做連接,對吧。所以,我確信在過去的幾年裏,很多人都在談論大灣區,談論那裡有多麼大的潜力,會有多少機會。你對此有何看法?那麼,你認為什麼會影響香港房地產市場的利益?



Simon: 我的意思是,我不是說你在暗示這個問題。不,我只是好奇。我想這只是在互相推波助瀾。這可能是我對大灣區的看法。

Darren: 因為我對香港房地產和中國房地產一無所知。如果我覺得,我知道的越多,我知道的就越少。對我來說,我只是好奇,因為,你知道,只是一些東西這就像很多廣告,或者很多人在談論大灣區,好像是一片應許之地。所以從我的角度來看,就像,你知道的,我只是好奇的話。我相信很多人都會很好奇,也希望從你那裡瞭解更多。

Simon: 當然,我的意思是,我不確定。你可能需要

Darren 這是個比喻。

Simon: 我知道。我是說,更像是我想,我想讓我解釋一下,我可能不是專家,

Darren :酷

Simon: 因為我不去你知道的,大灣,所有我沒去過的都市,當然,給你,你知道,我們在討論這個話題我試圖瞭解更多,你知道,不同的都市,以及它能提供什麼,所以只是一個簡短的例子有些都市可能有更好的醫療保健系統或其他什麼,或者更好的歷史。所以我想只是把人混在一起。正確的?所以,

Darren: 好的

Simon: 如果你用不同的技能來識別他們,他們可以去不同的地方做不同的任務。所以


Simon: 嘗試正確分配資源。

Darren: ]很酷。

Simon: 是的。

Darren: 那麼,回到整體,比如,你知道的,學習和專業技能,因為在你看來,像這樣,很明顯,就像我們所有人一樣都在瞭解大灣區或其他地區的情况,而且,你知道,房地產專業人士傾向於關注地理位置,你覺得你的範圍會擴大嗎因為這一點,你知道,你知道,就像在大灣區的不同地方,然後你覺得自己是一個商業地產經紀人。怎麼會打算瞭解它?然後你是否打算,你知道,擴大你的範圍,你知道,做更多的工作來連接不同的方面,比如,我只想知道,如果人們聽我說,嘿,我是一名商業房地產經紀人,我該怎麼辦?比如,你有什麼建議?

Simon: 我想我是說,這是一個局部的個人問題。正確的?所以我認為這是一個事實,一個人是否更傾向於思想開放想,好吧,那麼回到我的介紹,我喜歡我所做的事情的時候而且,你知道,對這個行業有動力是因為我確實想學新東西認識新朋友,對吧。當你這麼做的時候。我認為保持相關性很重要正如我所說的,我想你是其中一個問題,所以這是我通常的一天,所以有一個健康的,我相信,我猜,有一個健康的與你知道的事實相關,你知道的越多,你解决問題的可能性就越大問題,對吧。所以,你所看到的更大的問題是,你知道,你賺的錢越多,無論是對的還是成功的,你都會變成什麼樣子。所以,通過一個更私人的問題,是的,我是說,花足够的時間學習,對吧,我認為挑戰之一是,你知道,我們必須謹慎地分配我們自己的資源關於我們想正確輸入多少。

Darren: 不,這就像你在這段視頻中所說的那樣,也就像你個人所知道的,你總是有一個非常强烈的主題,那就是聯系和服務某人他們需要幫助。所以我覺得這是,

Simon: 當然

Darren: 不,這是公平的,不,這是一種響亮的,非常有凝聚力的價值觀,很明顯,作為一個朋友,我也很感激。你知道,我想

Simon: 當然,是的

Darren: 有些事情很奇怪。就像房地產行業,你知道的越多,你真正知道的就越少,因為它太龐大了。所以,還要寫一些東西,你知道,不僅僅是投資總體來說,因為,你知道,我們都在房地產技術研究所 [PropTech Institute],房地產技術協會要瞭解更多,我想知道,比如怎麼,因為房地產科技是一種你知道的東西,在一個行業中仍然是新事物,我們甚至還不知道發生了什麼。為什麼你為什麼對你來說,比如,你知道,你可以在投資上花更多的時間做其他類型的服務,獲得不同類型的許可證之類的東西,但是為什麼你會把更多的時間花在房地產科技上?

Simon: 好吧,我想說,有不同的部分,不同的部分和答案對於這個問題,我想最後一部分,不同的許可證,你知道,我,不是我覺得在學術上很聰明

Darren : 不,你很謙虛,你很謙虛。

Simon: 我認為你創造的價值是,你知道的,幫助別人,而不是幫助別人,而是回答問題人們質疑或解决人們的問題,對嗎?所以你可以知道世界上的一切,但如果你不去鍛煉,那就毫無意義了,對。所以,我認為這就是為什麼當我决定回到亞洲時,那裡的機會比其他地區多相對而言,這就是我决定繼續下去的原因嗎做我所做的。你知道,問題的第一部分,當然,當我們遇到不同的任務或不同的場景,我們往往會遇到更有趣的人,比如有頭腦的人你有一個志同道合的群體,那麼你本質上就是這樣或者說,已經有一個團體或社區需要繼續。

Darren: 我明白了。不,我覺得很不錯。我只是想,你知道,我自己,對正確的東西很好奇。然後我想因為我們倆,我們碰巧有一個好朋友克裡斯,然後讓我們感覺很不安全。因為他太聰明,挑戰克裡斯。然後我知道所以我你知道,就像,你知道,也許我覺得我們可以再談一個小時,如果可以的話,因為我腦子裏還有很多事情我還沒有問過,但我有點想在將來拍這個長視頻,希望下次能加入我們

Simon: 當然。我的意思是,和其他人談話,我想我們可以跳進休息室什麼的。對嗎?

Darren: 是的,是的,我的意思是,密集的洞察力意味著從不同的專家那裡學習不同的見解和技巧,對吧。對我們來說,我們在想,嘿,也許下一次,我們可以討論一個非常具體的話題。或者我們甚至可以在旅途中為不同的客人服務。就像你的旅行也很有趣,你知道的。所以我想這是我們可以做的。所以在我們走之前那麼,你希望觀眾從這段視頻中得到什麼樣的收穫?


Darren :沒人知道。

Simon: 我是說,我是說,那是個玩笑。我的意思是,我們有一個重點或房地產的重點。

Darren: 是的,是的

Simon: 我想一般來說,就我而言,重要的是我每天都試著這樣做。思想要開闊。我認為這是一件很簡單的事,每個人都可以做到,你知道,保持開放的心態對於你,你知道,對你的鏡頭來說,如果你對今天的市場,或者今天的行業,並不意味著明天就不會繁榮。所以,你知道的,我想這也適用於,房地產市場,誰知道明天會發生什麼?你知道,如果我們沒有疫苗怎麼辦,那麼我們需要考慮一些不同的東西。正確的。所以,你知道,如果我猜衰老就是你說的,有點心不在焉,對吧。你覺得不,所以我覺得我們的社區我們正在建設的是一個傳播資訊的通路,對吧。所以,要思想開放。

Darren : 真不錯。謝謝您。我想我考慮過房地產的東西,談論哲學就像,嗯,有點深奧。所以對於那些你認識的人來說,他們想瞭解更多關於房地產、香港房地產的知識,他們想找到你。你建議人們用什麼方法來接觸你?

Simon: 只是LinkedIn。或者你知道,你知道,你總是可以找到Darren ,你可以得到我的號碼。

Darren : 容易嗎?

Simon: 是的,如果你要做生意,LinkedIn可能更專業。否則,請發送電子郵件我是說,是的,LinkedIn,你還是有電子郵件的

Darren: 是的。所以我會把所有的東西都寫在節目筆記裏,然後是對視頻的描述。然後我只想說謝謝你,Simon。就像,

Simon: 謝謝你,Darren 

Darren: 不,完全可以。然後感謝你的分享,我希望觀眾能從中得到一些東西。在那之前,下次謝謝你。

Simon: 當然。

Darren: 好的,謝謝。好吧。再見

Simon: 再見。


Hope you liked this episode. You can always leave your opinions in the comments section!

See you next time!

Market Updates 未分類

Denzity: Your Best Buddy in Proptech

Denzity: Your Best Buddy in Proptech

Real estate investment is always a serious topic. We’re talking about spending a lot of your hard-earned money in one place. You will wish you have someone reliable to talk to about this. However, if you’re in your 30s, chances are, your friends don’t know much about real estate investments too. I suppose you can ask your parents, but things certainly have changed since they last invested in real estate.

Real estate investment is always a serious topic. We’re talking about spending a lot of your hard-earned money in one place. You will wish you have someone reliable to talk to about this. However, if you’re in your 30s, chances are, your friends don’t know much about real estate investments too. I suppose you can ask your parents, but things certainly have changed since they last invested in real estate.

That’s why Denzity is born. As passionate tech lovers and real estate experts, Denzity cofounders Darren Wong, Joseph Cheng, and Chris Brewer want to solve this problem. And so they did. Created to simplify the real estate investment process, Denzity is the new age technological solution to all your real-estate related troubles.

Want to find real estate experts and professional opinions about your preferred oversea market, maybe the Malaysia real estate market? It is easy to find someone in Hong Kong specialized in the Hong Kong real estate market, however, it is not the same story with oversea real estate investment, especially for smaller markets like the Malaysia real estate market. Instead of looking up Malaysia real estate agents on questionable sites, try Denzity’s comprehensive directory with over 1,800 real estate agents from all around the globe. You can look up information about agents specialized in different fields, study their insights on a particular market or real estate branch, and interact with them and other real estate enthusiasts in case of any uncertainties.

Want to learn more about a certain topic in the real estate industry, let’s say Feng Shui settings of a flat or the application of artificial intelligence in the real estate market? For real estate amateurs, it can be difficult to determine whether a random person saying something online is trust-worthy or not. Denzity’s latest webinar Denzity Insights can help you with this. Denzity founder Darren Wong hand-picks experts with different real estate expertise and invite them to share their experiences through meaningful conversations and webinar sessions.

Want to meet other real estate enthusiasts and share common challenges faced by real estate investors? Real estate investment is not like watching football. If you want to meet new friends sharing the same interest, it is not realistic to just go up to someone in a bar and talk to them. Denzity’s forum feature can be your solution because we understand the importance of community support. Our interactive feature allows users and experts to communicate directly with each other openly. While it is nice to talk to someone who understands the struggle about real estate investments, it is at the same time reassuring knowing that experts are online to answer any possible inquiries you may have.  

After working in the real estate industry for a few years, Denzity founder Darren Wong knows how frustrating it can be to find the right information online. It can take weeks and weeks of relentless research and still not being able to find the data you need. That’s why he joined his friends to start Denzity. We hope that with Denzity, first-time investors can be encouraged to start their real estate investment journey with the assistance of Hongkonger’s online PropTech buddy. With powerful insights provided by our affiliated experts, we are looking to create a friendly and welcoming environment for property investment beginners.

Got some other questions? Email us at today to satisfy your real-estate needs.

Market Updates 未分類

Denzity Insights Transcript: A Guide To The Malaysia Real Estate Market with Amos Lim

A Guide To The Malaysia Real Estate Market with Amos Lim

Connect with Amos Jeremiah:

WhatsApp: +60107077333

Facebook: Dreamvest Property Market Johor



Malaysia has been a preferred retirement destination for people around the world, mostly because of its diverse culture and tropical climate. But can all foreign nationals own a property in Malaysia? 

Today’s video with Amos is not only about the Malaysian property market, but it also gives us a clear picture of the country’s geographical state, lifestyle and the renowned MM2H program.

  • How is the Malaysia real estate market categorized?
  • What aspects should you look into while investing in a property in Malaysia?
  • Which areas are being promoted by the government?
  • Are you eligible for the MM2H program? What does it do and why do you need it?
  • How does Malaysia’s leasing market work?

As it can be difficult to catch some minor errors, transcripts may contain a few typos or inaccuracies.

This might be painfully obvious – Please note the following legal conditions:

Denzity owns the copyright in and to all content in and transcripts of Denzity’s video programs and publications (collectively referred to as “Denzity Materials”, with all rights reserved and its right of publicity.

You are welcome to share the below transcript (up to 500 words but not more) in media articles (e.g., The South China Morning Post, Bloomberg, New York Times), on your website, in a non-commercial article or blog post (e.g., Medium and WordPress), and/or on a personal social media account for non-commercial purposes, provided that you include attribution to “Denzity” and link back to the URL. For the sake of clarity, media outlets with advertising models are permitted to use excerpts from the transcript per the above.

No one is authorized to copy any portion of the Denzity Materials or use Denzity’s name, image or likeness for any commercial purpose or use, including without limitation inclusion in any books, e-books, book summaries or synopses, or on a commercial website or social media site (e.g., Facebook, Twitter, Instagram, etc.) that offers or promotes your or another’s products or services.

Alright, let’s get back to the transcript of the show. Enjoy!


Darren: Hey Amos, welcome to the show.

Amos: Hey, Darren, thanks for inviting me to your show.

Darren: Mmhmm. It’s kind of exciting because as we have had a chat before this, it’s that I met you through a friend of a friend, and your friends also in Malaysia doing the real estate market, commercial and other aspects. And then for myself, I haven’t been in Malaysia for a long, long time, I think for more than a decade. A lot of people— my friends always keeps saying that Malaysia’s real estate market is booming. There’s a lot of opportunities there. So I really want to talk to you to know more about it, and it’s something that the audience should be aware of when it comes to investing in real estate in Malaysia. So, before that, right, would you mind giving the audience a little bit about yourself, and then your work?

Amos: All right. Thanks, Darren. My name is Amos Jeremiah, and you can call me Amos, AJ Lim. Okay, I’m currently a Probationary Estate Agent in Dreamvest Realty. And what is a probationary estate agent I would like to explain first. So, in Malaysia, if you want to get a real estate agent license, it’s actually a five years process. The whole property market is governed by The Board Valuers and Appraisers of Estate Agents, which we call the Bovaea. So in order to get in as a Real Estate Agent, you need to pass 12 subjects for the first two years to get your diploma in property essay, and then a two years process to write down the activities that you do as an agent. And the final years, we will get to interview with The Board to get our license. Okay, so now I’m in the midst of the process. I’ve done my diploma in real estate and I’m doing my Probationary Estate Agent at Dreamvest. So here in Dreamvest, we actually provide services in Malaysia— we call it A to Z. So how do we see A to Z? From analyzing and giving you the right data to analyze the property and to purchase the rent and or, purchase property and the insurance of your property, and we manage and rent your investment. So basically we guide you from A to Z in your property investment journey. Okay, so besides being an agent, I’m also involved in other companies that are doing Corporate Planning, and also Business Advisory. So basically today in Denzity, I’m not going to just talk about the property market. I’m actually going to talk about how to register your company here in Malaysia. How to register yourself in Malaysia second home program, we call it MM2H (Malaysia 2nd Home). And also we will talk about the property market here.

Darren: That’s great, because that’s something that I think is tied together, right? Because some people might need to incorporate a company to hold the assets. So I think what you are offering right now is a better deal of service too. And it’s pretty interesting too. So five years is a progress to get a license. That’s kind of like going to school again, right? So do you practice and go to school at the same time? Or is it more like you have to be in the industry for five years in order to get a license?

Amos: Oh, yes, you have to go. You have to go for your diploma. And most of the agents, the real estate agents, there’s two licenses actually, one is the real estate negotiator. The real estate negotiator only requires three days of training. They pay a fee, and enroll in and you can be a negotiator in three days time. But if you want to get a license, which means that you can hire 50 agents. So that is like you get a business license. You can open your real estate agency. So it’s a different thing. Most of the agents here in Malaysia work as an agent, and they take the part time course and diplomas and night courses to get the license.

Darren: Wow. That’s a lot of work, but then the three days to be a Real Estate Negotiator, a lot of people would take 30 or 40 years to be a good negotiator in real estate, all jokes aside, but that’s pretty cool.

Amos: Oh well, to be an experienced negotiator, of course you need to take about 40 years, but you know, to get the basic rules and regulation that we need it is just governed by the board. So we have to go through the courses and be eligible to be a negotiator.

Darren: Oh, really? Okay. And also, is there a way to find out if the person is licensed or not? Is there a way to search?

Amos: Oh, yeah. Every every negotiator or every real estate agent will have a working pass from The Board. So upon completing your three-day course as a negotiator, you get a boarding pass. It’s like a working pass, but it’s from The Board. You get the Real Estate Negotiator number and the Real Estate Agent number.

Darren: Oh, yeah. That’s what I was going to ask. Is there a way to search online for people who are investing overseas and stuff like that?

Amos: Yes, usually all the agents will attach their negotiators numbers or agent numbers, yeah, and even hanging a banner in Malaysia, it actually requires a proper Real Estate Negotiator license so that you are allowed to put a banner or any type form of advertisement. So this way I would say that it’s pretty safe to invest in Malaysia as in the property market is governed properly by The Board. So all the rules and regulations I think yeah, no hanky panky, all clean business.

Darren: Yeah, I think after this comment I’m going to ask you how to find out if the agent is licensed or not, because that’s something that even for us, we really want to make sure our audiences know how to find out some bad actors or good actors across the globe, right. So that’s actually very helpful. And I want to go back a little bit about the Malaysian market; It’s something that I’m sure excited to know more about. So for some audience that might not know much about the different regions in Malaysia, would you mind briefly describing how the city is made up? And how are a few areas that oversea investors tend to invest in?

Amos: All right, Malaysia is basically divided into two main geographical regions. One is the West Malaysia, which is the Peninsula, Malaysia, and the other one is the Malaysian Borneo, which is the East Malaysia. So most of the main cities in Malaysia are located in Peninsula, Malaysia. So let’s say Penang. Penang is on the north of the Peninsula, which is right beside Thailand.

Okay, so I would say in Penang, the culture is more like Taiwan because they are speaking Hokien and speaking Mandarin. Okay, and then we go down to the city, the capital city of Malaysia, which is Kuala Lumpur. So I was I was rear facing in Kuala Lumpur. So Kuala Lumpur is the primary market, alright the most active market in Malaysia, okay. I am living in Johor Bahru, which is the south of Malaysia with the south of Peninsular Malaysia. It’s actually only 15 minutes away from Singapore. So at the East Malaysia, there is Sabah and Sarawak. Currently Sabah and Sarawak are developing really fast and a lot of foreign investors are looking towards Sabah, Sarawak as well. But I am raised in KL and my business is all in JB. So I think I will talk more about the Kuala Lumpur and Johor Bahru market for today.

Darren: That’s great because I think that as a Real Estate Agent, people don’t realize that you’re more than just an agent; you’re a tour guide, you’re someone who will be like “Okay, what street should you invest in in order to understand the culture. What area is good?” So the knowledge is very insightful when it comes to great details like which block and which streets people should look into. So I’m sure that you can obviously focus on your expertise so I really appreciate that. So you know, like I said before in the introduction, Malaysia real estate market has been very hot topic in a very few circles that I’m in. What’s the reason behind this trend and how do you think it will be evolved in the upcoming years?

Amos: Okay, so first of all, I will say that Malaysia is a very peaceful place to live in. Because first thing is that we are living in a multicultural place where we have multi-races here in Malaysia; we have the Malay, we have Chinese, we have Indians, and a lot of many other cultures. So in Malaysia, we can say that we have the most festive seasons. And you can find any cuisine here in Malaysia, which a lot of tourists like to come. And they can see huge varieties of different cultures here. So that’s the First point. And the second point is that Malaysia is a developing country. And we have plenty of land. And a lot of new developments have been moving so when it’s a developing country, it means that there is a lot of room to invest and to expand. So that’s probably the second point why people want to come to Malaysia. The third point I will say is that we are a tropical country. We have consistent weather throughout the whole year. Because I’m living in Puteri Harbour, Johor Bahru and there are a lot of Koreans, even Hong Kong people, Taiwanese, they’ve bought property here. So I’ve spoke to a lot of seniors in Korea, and asked them like, “Why do you choose Malaysia?” and a lot of them say that this is a very good place for retirement. They have consistent weather, it’s by the beach, every day is windy. So like a few Koreans actually gave me feedback when they are in Korea. So sometimes during winter time they have their bone achings and body pain. And after shifting here, they get the consistent weather and they feel really comfortable staying here.

Darren: That’s great, that’s great. I feel like when I’m in Hong Kong the weather’s not terrible, but then it sounds like I need a vacation. It sounds like I need to find somewhere in Malaysia, maybe have a sip of you know, cocktail and relax a little bit. So, you know, like Malaysia is a big place and a lot of people obviously think that like, you know, not every area is going to be great. So I was just wondering, right. Do you think some of the areas that you mentioned before about Malaysia, is a bit overrated and or overpriced?

Amos: Okay. Darren, I will say, in Malaysia, I mean, everywhere in the world, there are overrated projects, there are overrated properties. Okay, so it happens in KL, it happens in JB. But since I’m living here in JB in Puteri Harbour, I’m going to use Puteri Harbour as an example. For Puteri Harbour, it’s just you know, there are two links that link Singapore to Malaysia. So Puteri Harbour is located right at the second link. So the master plan in Puteri Harbour is great. The the public transport master plan is great, but it’s a new city here. So they are selling all the properties around 1000 ringgit per square feet, which is very cheap for any first world country but it’s a prestige for Malaysians. So how do you say overrated a lot of places with good master plans like Puteri Harbour, is only overrated for the time being. Like maybe in five to ten years time it’s going to be a highly dense, populated place because of the second link, which is very new. So I would say in general in Malaysia, the only overrated property happens when there are greedy developers. All right, the developers, they’ve been put in a lot of features, they try to market it at a very nice package and they give you cash back, instant cash back upon purchasing a property and you get a property with a value that is not supposed to be that expensive I would say. So first of all, we need to identify, how do we categorize an overpriced or overrated property. I would say that you purchase a property and you can rent it out, or you rent it out at a very low rate, where you face negative cash flow every month. That’s one reason why investors don’t want to get into purchasing a property because they are not able to rent it out. And it’s happening all over Malaysia. So, I would say that there are many things that we need to be careful with and do a proper analysis before we make a purchase of any property. And also the background of the developer. 

Darren: That’s a very good point that a lot of people keep forgetting. So in terms of like investors as I said before, people that might have moved there from Korea or Japan or Taiwan, Hong Kong and stuff like that. So how would you suggest differently for investors they are either planning to use it for themselves or investment only?

Amos: Okay, this is a good question I will categorize this for personal use and investment into two main market which is the primary market and the secondary market. If you are looking for investment purposes, you definitely look at the primary market. So, what is the primary market primary market is usually the city center like Kuala Lumpur, okay. So in Kuala Lumpur basically there are few hotspots where we can call it the primary market like the area beside KLCC (KLCC is the Petronas Twin Tower), it’s the nineth tallest building right now in the world.

Darren: The very famous one right?

Amos: Yeah, it’s a Twin Tower. Yeah. So, when we are looking into investment, we definitely want property with multiple rent options. It means that you have rent options to the tourists. You have rent option to the students, you have rent options to the locals. So basically we need multiple rent, when we need multiple rent, we need a place that is the primary market which is like KLCC, Bangsar or Mont Kiara. It’s all the hotspots for the foreigners and stuff. Yeah, so when it comes to long term use for your own use purposes I will suggest a secondary market. Secondary Market is usually further away from the city, but it’s still in Kuala Lumpur. It’s still in Selangor. I would say Selangor and Kuala Lumpur together because they are just right beside each other and the whole development in Kuala Lumpur for Malaysians— we categorize Selangor and Kuala Lumpur together all right. So in the secondary market, you will have more locals staying and you have nicer neighborhoods and nicer neighborhoods that are tailored for the locals and for personal use. So I will say that if you inquire in, I will give you the data and analysis of the differences between the primary sector and secondary sector and we can make decisions based on this.

Darren: Ah that’s pretty helpful because I didn’t know that before. And you mentioned before in the introduction that not only do you do property related— it’s something called, I heard when we checked before it’s called the Malaysian: My Second Home. What was that about? And does it apply to foreigners or only for locals and how does that affect or impact the real estate market?

Amos: Okay, MM2H, Malaysia Second home is a program promoted by the government to allow foreigners to get a social visa that can last for 10 years. Okay, so if you apply MM2H and you get a social visa, basically you can come into Malaysia multiple times, or you can stay in Malaysia for 10 years. Okay, so the things that I like about MM2H is that it disregards which country you came from, your race, your religion, okay, there is no restriction on any of this all right. But there are certain requirements that you need to have to be able to apply for this. So, let’s say for any countries, if you’re above 50 years old your FD needs to have a value of 350,000 ringgit worth of money in your fixed deposit. The second requirement is that you need to have a job that has a basic salary of at least 10,000 ringgit, okay and if you are 50 years old and below 50 years old, your fixed deposit needs to have 500,000 and at the same time your salary needs to have 10,000 ringgit minimum okay. But there are different scenarios. Like for example, Hong Kong. In Hong Kong the average income that we have the applicants have are usually 40k Hong Kong dollars and above their salary. Which diverts back to like 20,000 ringgit, okay. So if for example, you are from Hong Kong and your salary is around 10,000 ringgit, you are still not eligible to apply for MM2H because first of all, they don’t allow blue collar. And secondly, let’s say Hong Kong is a better standard country; it’s a country with better standards, so the standards for the the salary will be higher compared to some other country. But the basic and the lowest requirement that you need to have is the amount that I that I’ve said earlier for 50 years old and above and below 50 years old.

Darren: So does that mean that within having that MM2H, you can travel a lot back and forth, you can stay longer in Malaysia. Am I correct?

Amos: Yes, you can stay within the 10 years. You can stay 10 years if you’d like to.

Darren: Oh, okay, so it’s like, you’re not really getting the passport, but you’re getting a visa, a very long visa. But in order to be qualified, you have to be an income generating member in society. So I think that’s kind of cool. 

Amos: It’s renewable after 10 years. 

Darren: That’s a lot. That’s a long time.

Amos: The benefit with this is that people don’t have to give up their citizenship in their country. So it’s not a PR, it’s just a social visit pass.

Darren: Oh, that’s why you guys have that too. So that’s actually a pretty good service that you have together.

Amos: Yeah because if you were really to consider moving to Malaysia, of course, to buy a property in Malaysia, I would suggest that you have to apply yourself in MM2H first before you make any decision in investing. So the application process takes around nine months.

Darren: I see. That’s not too long. That’s okay. I know some visas take like years sometimes and it’s very annoying and stuff like that. So you know, with that saying right, what kind of tips and advice would you suggest for the audience besides MM2H. And is there anything that they should be aware of when it comes to investing in Malaysia’s real estate market?

Amos: Okay, for this point, I think that it’s not just on how to analyze it in Malaysia, I think throughout the whole world, it’s the same thing. First thing, we have to look at the master plan. The master plan means the development around the area, because that definitely affects the price in the long run. Okay, so secondly, it’s the public transport master plan, because that’s, for example, in KL, there are a lot of housing areas where there are a few units that is nearer to the public transport, and it’s a nearer walking distance. And in the long run, the property that is nearer to the public transport actually have a 5% to 10% increment of price compared to the same neighborhood, the same area, same housing area, right. So the public transport master plan is important. And third, we need to see if there is any budget allocated by the government. So there are a few hotspots in in Malaysia where the government is actually promoting and arranging a lot of events like New Year events, Chinese New Year events. Any events, they will put like firecrackers and stuff to keep the flow of people going to the place. So the allocation of budget from the government is very important. And then what is the economy drivers? Okay. So for example, the cities with Disneyland would definitely have an impact on the property price around them because they have more tourists. So, let’s say KLCC In Malaysia. If you buy properties around KLCC, if you know what you’re doing, you can flip them and earn money from it or you can do a lot of things from it. And the final one is, is there any job creation. Like there is a lot of cities in China, they are diverting the cities into IoT Hub. Okay, so same as Puteri Harbour, the place where I’m living, they are actually promoting a lot of Coworking space for IT students and IT R&B departments to participate for free. So those are the areas where they actually create more job creations. And the final one, of course, you need to know the background of a developer and the credibility of the developer before purchasing it.

Darren: Yeah just don’t find a greedy one.

Amos: Yeah don’t find the greedy one, that’s correct. 

Darren: That’s hard, that’s hard. I think a lot of people when it comes to Hong Kong, they keep thinking about, “Okay, the expert is important,” that means like the real estate agent, but they keep forgetting to do due diligence on the developer and a lot of people might realize that oh, the developer sometimes is more important because some developer under tourists are known to be greedy or scammy or shady and stuff like that. So it’s good that that you pointed out. So you know, just now we talked about buying right, a lot buying and selling side, how about leasing you know, what some key things that oversea investors might not know when it comes to Malaysia leasing markets in terms of like leasing terms or norms.

Amos: Okay in Malaysia, if the contract is within three years we call it a rental agreement. If it’s above three years then we call it a lease agreement. So the basic things in Malaysia is that if you want to rent or you want to lease a property, you have to prepare one month of the rental value— you pay one month for the current month. You pay two months as a security deposit and you pay half month for the utility deposit. So it’s standardized. Anyone that wants to rent or lease a property has to prepare 3.5 months of the value of the rent that you’re looking at. So if you are renting a property that costs 1000 ringgit you need to prepare 3500 ringgit for the initial. So that is if you want to lease or you want to rent. A rent contract usually goes one plus one, or two plus one or just one year. Leasing contracts are usually usually three plus three, or three plus three plus three means that you rent for nine years and it’s subject to adjust the price every three years. So that’s it. So, let’s say if you bought a property here in Malaysia, and you use our services to rent it out, so the real estate agencies usually charge 1.25 for commission as the fee, okay 1.25 as the fee for renting out your unit if it’s within three years, if it’s more than three years, then we will charge 1.5 in an SST sales and tax services.

Darren: I see. So it’s 1.25% of the three years total?

Amos: No, 1.25% of the rental. means that if the rental is 1000 ringgit, the fee is 1250.

Darren: Ah, but do you pay everything in one go or pay on like a monthly basis?

Amos: The fee is paid by the landlord. So when the landlord rents out, the landlord will have collected the 3.5. Right? Yeah. So from the 3.5, the land also gives 1.25. 

Darren: So it’s based on how much money that the person received, the landlord received. Then the commission to that when they received the money. I see that. Okay. That’s actually kind of interesting, because it sounds like the leasing term is a lot longer in Malaysia than a lot of different countries. So I used to, like, you know, I focus on UK, Japan a little bit, and then Hong Kong a little bit. And UK tends to be like one year, one and a half year, two years, and so was Japan, and so is Hong Kong, so three years visa is a really long time. So it’s kind of interesting. I’ve never heard of that before.

Amos: Usually the long term lease is more on the factory or land. If it’s only residential it usually be within three years, even though it was just a two plus one, so after two years they can decide to leave, or they can move forward.

Darren: Yeah, I see. So just talking about some areas in Malaysia, right, are there any kind of hip areas that attract a lot of the younger crowd, and that’s willing to pay more rent. In addition, right, what other few places  have a lot of commercial activities that we’re looking at?

Amos: That goes back to the primary market, which is KLCC area, Bangsar and Mont Kiara I will saw in Kuala Lumpur. Actually, for foreign investors, the best place is definitely Kuala Lumpur. It’s our capital city. Most of the activities and the things are happening there. So, for example, in Kuala Lumpur, definitely look back to KLCC area. Mont Kiara And bangsar. Yeah, that’s the three main primary market where a lot of commercial activities are happening and events going on.

Darren: Yeah, I see. So, you know, we covered a lot about the residential side, how about the other asset types right? Like let’s say commercial or retail, other like strategy, investment strategies. What do you hear from people in the industry that is very exciting.

Amos: Alright, so besides residential, we look at commercial lots, and also land. In Malaysia, there are plenty of land, agricultural land. So I would say that it depends on which industry you’re in. So once you get connected with me, analyze what industry you’re in, we will then give advice based on the areas which is suitable for your business. If it’s commercial or land.

Darren: Yeah, I see. So you know, for a lot oversea investors, right, they probably need a mortgage. What sort of tips do you have for them?

Amos: Okay, there are a few things that you— maybe some information that you need to know. First thing, the loan margin in Malaysia is 60% or 90%. So for example, if you are buying a property that is worth a million ringgit, the maximum loan you can get is up to 900,000. And you can get 600,000 or 900,000. And the second thing that you need to know is that usually foreigners are allowed to buy only properties above 1,000,000 million ringgit, but there are a few projects and areas where they get the developer license before 2013. The foreigners actually can buy properties that is worth 500,000 ringgit and above. 

From the mortgage, or the value of the property, we actually give professional advice based on the field platform in Malaysia. So in Malaysia we have a platform called So Brickz actually gives us the punctual data on the price of the property that is bought in 2019. So, every year they will update all the transaction of the previous year and you will see a detail of the real price that people are willing to buy. So we will use Brickz to analyze the the price of the property and there is two more platform which is I-property and property guru. These platforms are the platforms where all the agents post all the listings and we try to get a tenant or a buyer. So based on I-property and property guru, we can check out the average rental of the area, the price that people are willing to offer for that particular area, and from Brickz, we can look at the punctual data of the last year, the price that people have actually completed in the whole process of purchasing. So based on these three platforms, we can we can give foreign investors clear data on the things that they’re buying in. So it’s pretty safe because all the data from Brickz is all related to the government. It’s the right data, yeah. 

Darren: I see. I feel like we’re doing advertising for them. So if you guys listen to this advertising money, let me know. Joke aside, joke aside. So you know, we talked about before, you’re not only a real estate agent, you help people do their MM2H. What else are you working on at the moment?

Amos: We assist you to register your company. And we give you a full consultation on the rules and regulation on the text of businesses. Because if any Hong Kong people wants to come down here it’s for two reasons. One is for retirement. Two is to come here and settle down and start their business here in Malaysia. So coming here for business or coming here for your own stay, MM2H is important. And at the same time business registration is important as well. Yeah, so here Rockwell, which is the company that I’m attached to, we assist you in your corporate planning, opening, registrating your self business in Malaysia and also tax related matter.

Darren: Maybe one day our company, Denzity, can go in corporate in Malaysia one day. You’ll never know. I’ll let you know for  sure when that happens. So obviously, I have a lot of questions in my mind and unfortunately, time’s running out soon. But I want to know more because right now, you know, we are—you guys are still in lockdown. And so I was just curious, right, during and after the lockdown how does the virus situation affect the way that you work? Do you think that you would try to do an alternative way like you know, we’re doing Zoom at the moment, you know some people are doing like vitural viewings to gage investors. So what kind of things do you think has changed the way we demonstrate real estate or even find customers and so on?

Amos: Oh well during the beginning of COVID-19, the lockdown, we were actually quite stressed and everything just turned differently. So as we adapt to the new norm, it actually benefited us more than without the new norm. So now we are actually doing a lot of Zoom meeting with our clients, which means that we are presenting all our properties via zoom or WhatsApp and that allows me to even sell a property in Kuala Lumpur when I’m in Johor Bahru. I can sell a property in Penang when I mean Johor Bahru, so it sort of gave us a flexibility and before the lockdown, people tend to have this feeling where like if you want me to buy a property from you, you come and meet me. Yeah, you come and talk to me face to face, that’s sincerity. But now everybody seems like “No no, you don’t have to meet me, just do Zoom and it’s fine.” Everyone is like scared to get COVID-19. So that is on the personal side.

Besides that, because of COVID-19 Malaysia is actually putting a lot of effort trying to activate the market to make the market active again. So because of COVID-19 there is actually a few changes in the government for the tax in property and also for auto mobile, which is the car. So let’s talk a bit about the Malaysian market firstly. RPGT is waived for the first house. RPGT is real property gain tax. In Malaysia, every person who sold their first house, you don’t have to pay the tax. You don’t have to pay any RPGT tax.

Darren: Oh really okay.

Amos: But your second house onwards, you actually need to pay quite a lot. It starts from 30%. So if you bought your house at 400,000 and you’re selling a 500,000 and you earn 100,000, you have to give 30% to the government.

Darren: That’s a lot of Holy crap.

Amos: So now they remove the RPGT which means that everybody is able to sell their property. The third property means three properties waived. You don’t have to pay the tax RPGT. So the other benefit is that the government actually gives a 10% reduction on any developers that are registered under this program. So a lot of buyers can actually purchase a property without giving any down payment. Okay, that is also an effort from our government to encourage people to buy at this moment. And for bank loans usually on the third house onwards, you can’t get a 90% loan margin, but now the government allows it as long as your documentation, your profile is good, even if it’s the third house if you’re purchasing your third or fourth property, you can get up to 90% loan. So these are the few things without the lockdown the government would not have done. So it’s actually a golden opportunity for the property agents right now and also the car resellers. For the car resellers as well, they removed the tax to encourage people to spend and recover the economy. So that’s the positive impact from the lockdown.

Darren: Yeah, I see. Like it’s interesting, right? Because in Hong Kong, they don’t have that, you know, because they’re not gonna give waive any stamp duty and stuff like that, even the government needs more money. But at same time this whole Denzity insight has spawn from the virus. And I really want to know more of what’s going on and everyone’s like, “Hey, know what, let’s do a zoom interview with different people.” So on that, I really want to thank you again, because this episode, actually, to be honest, is something that is very good; it’s better than expected. Because you cover a lot different things like not only about the neighborhood and so on. It’s some very easy insights and tips for our audience to learn more about what’s going on and what they need to be aware of. So I want to thank you on that. So before that, before we go, right, what kind of takeaway would you want the audience to have from this whole video?

Amos: Okay, so first of all, I would like to say that I grew up in Kuala Lumpur. And growing up in Kuala Lumpur, we basically share the same culture with Hong Kong because we watch Hong Kong drama, we listen to HK pop and we have Astro on demand, which is a same time the drama that you’re watching right now in Hong Kong is the same drama we’re watching now in Kuala Lumpur. 

Darren: Oh, really? Okay.

Amos: So since we were young we have been going to singing karaoke new way, which is exactly the same with Hong Kong. So, I would like to expand my network in Hong Kong. I’m looking forward to it. So I wish that like, if you are interested to look into Malaysia, please subscribe and WhatsApp me.

Darren: Yeah, and obviously like my job is to make sure people know more about, you know, engage with you, which comes to my next question too, right? If people want to know more about the Malaysia real estate and do other services, MM2H And learn more detail about that. How would you suggest people to reach out to you and talk to you more about that?

Amos: You can WhatsApp me at my number? Do you want me to say it out loud? 

Darren: No, no, I mean, I can just put everything on the show notes. That works too.

Amos: Alright, so you can put my number on it. Okay. I think WhatsApp is the best because I will reply you instantly as long as you inquire in. 

Darren: Yeah. Okay. That’s good. That’s good. I don’t want people to spam you all the time and everything. But yeah, I will obviously ask you everything you have for the contact. I’ll put everything in the show notes. And with that, thanks so much again for your time and efforts. This is really a pleasure to know more about you and your work. And then what’s going on Malaysia. And maybe next time with this long, long form of interview, I’ll invite you again to talk more detail. We can even do like a quarterly or by annually or even annually, like you know updates. So, yeah, thanks for your time, and then I really enjoy this.

Amos: Yeah. All right. Thank you. Well, sorry for the broken English. I will try to do better. 

Darren: No it’s good, doesn’t matter.

Amos: Always nice meeting with you. 

Darren: Yeah. Thank you so much, and have a good day. See ya. 

Amos: Okay, thanks. Bye Darren. 




Amos:好吧。謝謝,Darren。我叫Amos·耶利米,你可以叫我Amos,阿傑·林。好吧,我現在是Dreamvest Realty的試用房地產經紀人。我想先解釋一下什麼是試用房地產經紀人。所以,在馬來西亞,如果你想獲得房地產代理執照,實際上需要五年的時間。整個房地產市場都是由房地產經紀人的估價師和估價師來管理的,我們稱之為Bovaea。囙此,要想成為一名房地產經紀人,你需要在前兩年通過12門課程才能拿到房地產論文文憑,然後經過兩年的時間來寫下你作為經紀人所做的活動。最後幾年,我們會和董事會面談以獲得執照。我正在進行中。我已經拿到了房地產的文憑,我正在Dreamvest做我的試用房地產經紀人。所以在Dreamvest,我們實際上在馬來西亞提供服務-我們稱之為A到Z。那麼我們如何看待A到Z?從分析並向您提供正確的數據來分析物業、購買租金和/或購買物業和保險,我們將管理和租賃您的投資。所以基本上,我們將引導您在房地產投資之旅中從A到Z。好吧,所以除了做代理,我還參與其他公司的企劃,還有商業諮詢。所以基本上今天在丹齊提,我不會只談房地產市場。我實際上要談談如何在馬來西亞注册貴公司。如何注册馬來西亞第二家園計畫,我們稱之為MM2H(馬來西亞第二家園)。我們還將在這裡討論房地產市場。



















Amos:是的,這是一座雙子塔。是啊。所以,當我們考慮投資時,我們肯定想要有多種租金選擇的房產。這意味著你可以選擇租給遊客。學生可以選擇租房,當地人可以選擇租房。所以基本上我們需要多重租金,當我們需要多重租金的時候,我們需要一個像KLCC,Bangsar或Mont Kiara這樣的主要市場。這裡是外國人的熱點。是的,所以當談到長期使用你自己的目的,我會建議次級市場。次級市場通常離市區較遠,但仍在吉隆玻。它還在雪蘭莪州。我會說雪蘭莪和吉隆玻在一起,因為它們就在一起,對馬來西亞人來說,吉隆玻的整個發展-我們把雪蘭莪和吉隆玻歸為一類。所以在次級市場,你會有更多的本地人留下來,你有更好的社區和更好的社區,為當地人和個人量身定做。所以我會說,如果你問我,我會給你數據和第一產業和第二產業之間的差异分析,我們可以據此作出决定。





























事實上,我們是根據馬來西亞房產的價值,或是根據專業人士的意見。所以在馬來西亞我們有一個叫做Brickz.com網站.所以Brickz實際上給了我們2019年購買的房產價格的準時數據。所以,每年他們都會更新上一年的所有交易,你會看到人們願意購買的真實價格的詳細資訊。囙此,我們將使用Brickz來分析樓盤的價格,還有兩個平臺,I-property和property guru。這些平臺是所有代理發佈所有房源的平臺,我們試圖找到租戶或買家。囙此,基於I-property和property guru,我們可以查看該區域的平均租金,人們願意為特定區域提供的價格,從Brickz,我們可以查看去年的準時數據,即人們在整個購買過程中實際完成的價格。囙此,基於這三個平臺,我們可以向外國投資者提供他們正在購買的產品的明確數據。所以這是相當安全的,因為所有來自Brickz的數據都與政府有關。是的,這是正確的數據。
























What do you think of this episode? We’d love to know your thoughts through the comments section!

Until then, stay safe!

Market Updates 未分類

Expand Your Business in the Asia Real Estate Industry Today

Expand Your Business in the Asia Real Estate Industry Today

The Internet is a double-edged sword for real estate agents. On one hand, it is now easier for agents to communicate with potential clients and advertise their businesses using all kinds of social media platforms. Yet, on the other hand, clients may be sceptical and they’re not sure who to trust online where they can find millions and millions of real estate agents. In addition to the coronavirus pandemic, many businesses changed their business models to focus more on their online development. How can one stand out in such an ever-changing market?  

Denzity here offers you your business solution. As an online PropTech platform, Denzity can provide you the opportunity to showcase your expertise to all potential clients in Hong Kong. You can build up a profile on Denzity showing basic contact information of yourself, and more importantly, share your professional insights through our appealing Denzity packages, and reach out to clients like you can never imagine before.

Let’s say you’re an expert for the Vietnam real estate market. In the past, you may be working freelance or with an agency, and all you can do is wait for clients to come to you, or expand your business client by client. However, now with Denzity packages, you can proactively share your insights about the Vietnam real estate market with anyone who browses the Denzity website. You can also interact with users through the Q&A session, or even be a guest on our latest YouTube program Denzity Insights to share your experiences with founder Darren Wong. We all know that investors are prudent when it comes to real estate investment, so credibility and professionalism are very important. Through these opportunities, you can show clients how well you know your stuff and your willingness to help them solve their problems. And that, boys and girls, is how you build your reputation and personal brand.

Modern problems require modern solutions. As a real estate expert, it is important to keep up with the real estate market trends as well as global trends. In times of changes, it is always easier to stay in the comfort zone and follow the traditional way. But in this fast-paced society, this isn’t going to work. Real estate experts nowadays have to be more creative and determined than ever to earn a place in this competitive market. Instead of being distant with lots of forms to fill in and lots of emails back-and-forth, it is essential to directly add value for clients. With Denzity packages, you can interact with potential clients directly, answer their questions, and lead them through the uncertainties of real estate investments. Many experts may worry about how to position their businesses in the digital era and how it may impact their businesses. Denzity can be a good starting point for you to transit to the modern real estate industry.

Around 2,000 real estate agencies and agents have been using Denzity packages to promote their businesses since our launch in 2019, including experts specializing in around 100 markets like the Hong Kong real estate market and Malaysia real estate market. Join us today as an Denzity Expert and enjoy our exclusive Denzity package to further expand your business. Email us at It is your time to shine.

Real Estate Knowledge

Top 4 Tips For Overseas Real Estate Purchase

4 tips for overseas real estate purchase

Immigration has become a hot topic in Hong Kong lately. To immigrate, it is crucial to plan ahead. You should probably arrange your accommodations, work and bank accounts before you arrive in your designated country. However, it can be challenging to find information online that is truly useful, especially when it is about overseas real estate equity investment. When you’re browsing the endless search result page on Google, you’d probably think to yourself, “Gosh, I wish I have a friend who knows about this kind of stuff.”

Don’t worry buddy, Denzity is here to help. We all know real estate investment can be challenging, especially for beginners. Denzity, as a revolutionary online PropTech and real estate community, can help to tackle some of the most common problems. Based on what we sourced from our experts and community, let’s look at the top 4 challenges for overseas real estate purchases and our tips for you to address these problems.

  • I want to look for information online and do a little research myself, but I don’t even know what keywords to search!

When trying to purchase a flat in Hong Kong, we Hongkongers can always name a few real estate agencies, which is an excellent way to start. However, for overseas real estate purchase, it is not that easy. As a newbie investor, you may not be familiar with foreign agencies and relevant regulations. In times of confusion, it is always nice to have some professional and unbiased advice. Check out the real estate experts on Denzity, where we include profiles of thousands of global real estate experts. You can check the basic information of these experts or agents and read their insights on a particular market.

  • How do I know if the agencies are reliable or not?

In an Internet era, it is sometimes hard to fact-check information, especially if you’re not an expert in that field. After spending hours and hours digging on the Internet, you still can’t be sure if a particular real estate agency is trustworthy, so you try to send them an email. Still, because of time differences, you probably have to wait for days before you can get a response. So you wonder, is there a faster way to do this? Yes, and the answer is on Denzity. With our extensive independent real estate community covering experts from all over the world, it just takes minutes for you to come up with a list of foreign agencies you prefer.

  • Why are there SO MANY words to read? I don’t understand the jargon!

There are way too many jargons in the traditional real estate community. Real estate agents talk in abbreviations and acronyms, and honestly, you only know MPF, FBI and LOL! However, on Denzity, we try to be casual yet professional. We, as well as experts who work with us, speak in simple terms that even beginner investors can understand. On every profile page, there is a Q&A section (Aha! Another acronym we know), where experts share their insights on a specific real estate market and interact with users like friends.

  • I have some stupid questions, and I’m embarrassed to ask a professional.

First of all, there are no stupid questions in real estate. All questions are legit, and Denzity understands you just want to be cautious. That’s why we have a FAQ section for users to ask any kind of questions online. Who knows, perhaps your “stupid question” is actually a common concern among investors.

Denzity currently includes experts from popular destinations like the Vietnam real estate market and Malaysia real estate market, but we are looking for more! We look forward to you joining us to build a larger and friendlier real estate community.

Market Updates 未分類

Denzity Insights Transcript: The New Age Real Estate Expert: Agency, Media, and Artificial Intelligence with Prash Nayar

The New Age Real Estate Expert: Agency, Media, and Artificial Intelligence with Prash Nayar | Denzity Insights

Prash Nayar shares his opinion on the future of real estate media and the role of Artificial Intelligence in the real estate industry.

Connect with Prash Nayar:


Instagram: @realestatetimesTV

Over the past years, the influence of technology on major industries have been massive. Whether by helping predict outcomes or improvising management, technology has definitely made its permanent place in the real estate industry.

In today’s video, Prash Nayar shares his opinion with Darren Wong Denzity on the future of real estate media, the role of Artificial Intelligence in the industry and much more.

Prash is the Co-founder of REXY AI, a shared buyers database fostering collaboration among real estate agents while earning them a passive income, saving them time & establishing further trust with their clients. Besides working on REXY AI, Prash is the CEO of the Real Estate TimesTV, a digital real estate media company that provides its audiences with a global perspective on the world of property.

  • What is the real estate game really about?
  • What are the challenges you actually face?
  • How does social media come into play?
  • Is it possible to pick only one social media platform to reach your audience?
  • How does AI benefit realtors?
  • Who can you trust in the industry?

As it can be difficult to catch some minor errors, transcripts may contain a few typos or inaccuracies.

This might be painfully obvious – Please note the following legal conditions:

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No one is authorized to copy any portion of the Denzity Materials or use Denzity’s name, image or likeness for any commercial purpose or use, including without limitation inclusion in any books, e-books, book summaries or synopses, or on a commercial website or social media site (e.g., Facebook, Twitter, Instagram, etc.) that offers or promotes your or another’s products or services.

Quick tips:

PropTech (Property Technology): The acronym PropTech is used to describe the usage of technology such as mobile applications, data analytics etc to the real estate industry. It is also known as Real Estate Technology. Individuals tend to use PropTech in order to modify the real estate market and to ease the workload within.

For more:

IoT (Internet of Things): IoT is basically a network or system embedded in devices or machines which allows them to interconnect and exchange data without the involvement of a human being. IoT helps realtors gather information and make decisions accordingly, which often acts as a support to increase sales.

For more:

BlockChain: A BlockChain is a chain of several blocks containing information in them. It mainly works with a mechanism that makes it really hard to tamper with the information inside a blockchain, making it secure and reliable. It is widely used to record transactions in the real estate industry.

For a deeper understanding, click on the link provided below.

AI (Artificial Intelligence): AI can be defined as the imitation of human actions and thinking, programmed in machines. The idea behind this concept is to enable computers and machines to perform more intelligently. AI can potentially enable the real estate sector to operate a lot more efficiently by saving time and energy, as well as providing valuable data and analysis.

For more:

Alright, let’s get back to the transcript of the show. Enjoy!

Darren Wong: Hey, Prash. Hey, how’s it going, man? 

Prash Nayar: Oh, good Darren yourself?

Darren: Very good. Very good. Thanks so much for joining us, I know we have tried to arrange this for a while. I think last time I saw you was in Hong Kong a year ago, right? 

Prash: In July. That is correct, my friend. It was a great, great trip for us. And we went over there and it was a pleasure to meet you and the team.

Darren: Yeah, like absolute pleasure. And I remember that event is about property tech as a pitch night. That Denzity and Asia prop tech, you know, we both co-host together, which is something that’s interesting because for your background, you’re not only from a real estate, traditional professional, you actually once stepped into the prop tech space. So it’s something that will talk to you more and explore more what’s going on there. 

Prash:Beautiful, let’s do it Darren. 

Darren: Yeah. So for the audience that you know, want to know more about you. Would you mind giving a short introduction of who you are and what you do.

Prash: Absolutely, sure. I’m originally from Malaysia, I’ve been in Perth, Western Australia in the last 10 years. And I’ve been in the real estate game for the last five years. So my bread and butter is real estate investment. I grow my clients wealth, wire property. And one of my passions is, well, two parts. One is film, I absolutely love film, I’ve been writing since I was 12 years old. That’s where my media comes in. And the other part is property technology as you mentioned. I think moving into real estate, and one of the things that we do is always to look at our long term vision, right? So five to ten year plan, and knowing where technology is going is where I would like to be in. And now we’ve formulated a team to push forward in creating innovation in our industry. 

Darren: I see that’s something that when you said you’re interested in filming, that makes a lot of sense now because for you, you’ve been doing a good job on social media and then I think your storytelling skill is spot on and something that I wish the industry it’s like it’s pretty captivating. So I have some questions. First, let’s start with something that you know, I’m sure everyone’s asking right is, how has the COVID-19 virus affected Australia markets? And then how have you and other real estate professionals coping with it? 

Prash: Sure. So I’ll start off with talking about how the market has been the last five years. So we’ve been in a downturn since the mining industry boom in 2012, 2013. We’ve seen a downward turn host the mining industry boom. So we’ve had a reduction in our values of property, and in higher supply, so you had a lot of apartments built over the last three years, so you had about 16,000 homes in the market at any given time. Where in a seller’s market, it was eight to 10,000 homes, the last three years has seen a downward trajectory. When COVID hit earlier this year. We obviously had the uncertainty of the market to place, we had a reduction of our weekly transaction. So it’s solved 50% reduction in our weekly transaction from a 600 sales per week to 300 sales per week. However, as UN’s progress, I think one thing that the Australian government did really well is to manage the lockdown. It was a staged lockdown. So in other words, the small businesses were looked after. They created a stimulus with a job keeper scheme which ensured that people of the small businesses could survive and still have a limited number of employees while they sustain the business through the downturn, through the lockdown and also post lockdown when our numbers were managed about four weeks ago, they started a stimulus to invite local businesses to start reopening again and this was also a staged approach that has in turn seen the confidence of purchasers increase. The last two weeks we’ve seen genuine buyers come into the marketplace. tire kickers are out of the market. So great to see that. 

The challenge however, stays the same Darren because it has been the downturn the last five years, plus ensuring that the expectations or the expectations of the sellers of the market price has to match the actual value of what buyers are willing to pay. So that’s still the remaining challenge. However, rental values have been increasing. So earlier in q1 of 2020, your vacancy rates were reduced from 2.7% to about 1.8%, which is great. That tells us that in the coming months rental values will increase in turn, improve and boost the investor market, which will then increase the price. So in a nutshell, while the Covid credit crisis has caused uncertainty, I think in the last four weeks, it has truly showcased that the true buyers are out there. We’ve gone through the downturn. Now we’re looking at where we can take the market forward. I think just before the interview we mentioned about the first home buyer incentive announced just this last weekend, up to about $55,000 is available for first home buyers, if they’re looking to build. So I think the next month should spill a good and positive light for the market overall. 

Darren: That’s great. Um, I think that is something that a lot of real estate markets do. I’ve interviewed a couple experts, and they also said that the government is trying really hard to help out because, you know, the law market was undergoing recessions and uncertainties and stuff like that. So hearing from you about, you know, to understand what’s going down south is like, that’s awesome. And so a bit more from your side, right? So I know that like, you know, you started with the sales side of the real estate industry. How do you get into the real estate media side? 

Prash: Sure. So as my first two years Darren. One of my biggest challenges was credibility. As you know, in the real estate game, it’s all about representing a person’s asset. And in the area that I’m dealing with, I work between your 750 to 1.5 million, and the beautiful character homes. One of the things I realized is that the media often portrayed the negative side of real estate, auprop, obviously, itself. One of the things that I’m truly passionate about, as I mentioned earlier, it’s about film and the power of media, it’s about showcasing the truth of a particular industry. And if I can show that from the point of view of peers, of my peers in the industry, then why not? So I created the real estate times to cut out the bullshit from the marketplace and showcase what is truly happening. And that has grown over the years. I started off becoming a media corporation, forming videos for my properties, and doing quick one minute or two minute videos about lifestyle surrounding properties as well. I think that was a highly important way to show that listening, while property can be a way of expanding your wealth, it’s also a lifestyle possibility. So that’s how the extension came about. Creating The Real Estate Times and I’ve been enjoying it since it’s merging my two passions. 

Darren: That’s good. Yeah, So when I met you, right, I looked into your content. I was like, wow, this is like something that looks like a very high production. But then obviously, I think there are some contents you create which is actually very, very, you know, DIY and a lot of things are very simple. But, I mean, production aside, right? I’m working on this, this, like a setup I do at home. It’s not really glamorous, but I think people just care about the content. And what you’re trying to do is paint a culture because real estate is not just numbers, it is more than that. It’s people interacting with the space and obviously I’m really emotional about this whole sector and so as you, I’m sure, but then you know, we can do hours and hours about it. So since surely that you have experimented with different stories style, like storytelling style and content, which you’re really good at, what type of formats and content do your audience like the most? And why do you think that’s the case?

Prash: I think one of the things that we made a point to do with our content is to summarize our values or what we want to or the message that we want to portray within 60 to 90 seconds. As you know, the social media attention span is fairly short. And if you can get your message across in 60 to 90 seconds, and I think a lot of my clients and my audience has been responding fairly well to that as much as I mentioned, I’m able to speak about it for hours and then as good as it will be.

If I can summarize my content in that 60 seconds then I’ve successfully done so. And the way I do that is a very simple intro outro and have three points of summary of the message so I’ve been doing them for variable things for the last three years now. And it’s really turned my cold prospects into warm ideas that they see me as the way I am on video, that I appear the same in person. And I think that’s where a lot of professionals are unable to come across the authenticity line. Because if you are authentic and if you are genuine, you speak from your heart, and when you speak from your heart, passion flows. And that’s where I believe that the true connection is established across the power of the media. 

Darren: I see. So when I watch your contents, right, in real estate times, you have covered more than just real estate. And obviously, we touched on a little bit just now on culture and everything but what’s a reason behind that when you’re crafting the journeys and series and so on? 

Prash: Sure, to be honest, the last three years and five years in my career has been a growth process that led me growing, to become the person that I am today. And one of the things I’ve always wanted to do instead of preaching something is to share my learnings and that’s exactly what I’m doing. So I’m sharing my experience. Just over the last five years, be it with learning true business be it with the apps that I’m utilizing, be it in my project in artificial intelligence, or with what is happening with my community in real estate, if I can share that with my peers and my clients, then to me that’s an extension of who I am. And if that is what is set across in my business, then I believe you will be the great way of portraying the way I run my business. So again, back to authenticity, right? As much as I would like to preach real estate in any way I can. That’s not what I’m only about, you know, so it’s all about sharing my learnings and be that with exercise with my mental mind and my body, be it with business, in my learnings, or with my community support. I believe it’s connecting all of it to form the person that I am and in turn our end clients should benefit from it too. 

Darren: That’s great. That’s great. I think I want to get to the AI soon because it’s obviously something I want to ask you more about. It’s something I’m still learning. And I do want to ask some questions later on about how everything ties in together. So before that, right, because like we both know the real estate experts, KOLs, professionals any like jargon to use to classify that uses a lot of social media to present their information. And then in your point of view or something that you are really close with, how has it changed? You know, like during the year and how does your approach change, according to those platforms that evolve through time? 

Prash: Sure. Sure. And I think that’s been the biggest issue with social media that has been that many landscapes, that many platforms have come in the last five years, that we find it hard to pick one and that is my advice to all professionals choose one that you’re comfortable with. And for me, it’s Instagram and Facebook. So Instagram, I’m big on as you know, Darren, I love my Sunday, use. Simple. It’s about just making sure that your message goes across. So to be honest with you that has been one that I took onto myself. The idea is consistency, right? If you don’t think you can maintain consistency, then only pick one that you’re comfortable with and go ahead with that. So I believe it’s where your audience lies. If you think that LinkedIn is the place for you, for professionals, then sustain your audience on LinkedIn. If you think Instagram is the one, then go ahead with that. But I take my cues from Gary Vaynerchuk. And one of the things that he said is to create a video pillar content. If you have one pillar content, for example, a two minute video, which can be put onto YouTube and can then be put on Facebook, you can take snippets of it, like 30 seconds snippet, 60 seconds snippets you can put onto your LinkedIn and Instagram. So it’s understanding your flow and how the platforms can be affected utilizing one media content.

Darren: I mean, if Gary V says so you got to go with it because he’s the one who is— it’s true. I mean, it’s good. It seems like we have the same kind of people we listen to and learn from and everything. So when I wrapped this whole interview with you, in my head there were so many questions because I think you are really diverse. Not only that, you know you’re a good storyteller, but it seems like it has been since early on you have that ready, you’re, you know, doing the sell side helping clients you know, connecting different dots together, then you got the property technology, so I was very complex because I’m working on that too. It’s not easy, you know, it’s very foreign. And at the same time it’s like you coming together. So being at the forefront in real estate you know, I call it a new age of the Real Estate’s sector. How do you see the future of real estate media, and how would technology like AI, benefit the whole sector? 

Prash: Sure. I think I see it from a quadrant point of view Darren. The idea is simple. We want to benefit our end clients. 

In this scenario there are purchases and there are sellers, I’d be managing an asset that is backed by a real world asset. Ideas property is the future of where you would see a growing wealth. My media is about the front of the property. The technology is about the systems and my sales is the transactional element to it. So that’s how all three are connected. The future of media to answer your question, I would see this as what we mentioned earlier, social media itself, because attention for one, it’s growing shorter by the years and everything is in our hands, you know, the platform is in our you know, our mobile phones, then that is where we should be gravitating towards value, value chain providers such as your social media, so videos would be your best way forward. The future of media I see it is in social media itself, and that’s what we’ve been focusing on. With technology, the system comes into where you predict real estate will take forward. So I would say anything that can benefit our end clients, anything that can go into automation and outsourcing. That’s where we put our focus in. Right. And that’s how our machine learning comes into play. So with technology, with AI, the idea is to ensure ease and accessibility for our end client. 

Darren: That’s great. I think I might have to steal some lines from you because it’s something that I have a hard time telling people what’s going on. 

Prash: The core is all three. They are always a benefit of our end client. It’s a long game for us right Darren? We always got the properties for a one year, two year thing, and if you put it into perspective of a ten year plan, then everything should fall into place. 

Darren: Hopefully that’s something that— and obviously as founders we are. We think that way every day. But you know, it’s a hard, hard, hard journey but before like so, because there’s some questions that you know, they’re in talking to you and I want to know what your point of view is for investors utilizing social media to also learn about, you know, investing, how the property investor had better informed decisions, who they can trust and everything. But before everything, right, it’s something that I have to ask you because when I met you, you talked about Rexy, the AI, Rexy AI, and before everything comes in, I want to ask you that question, because it seems like something I would be really curious about. So how does everything lead to Rexy AI? And would you maybe explain more about what it does, and what the vision is for the whole project? 

Prash: Absolutely. So I’ll start off with what Rexy is. The word Rexy stands for real estate. So the r-e real estate DNA, the x-y is the DNA in real estate and the idea is going back to basics about collaboration. See, I believe that when it comes to purchasing a property, there are many aspects to the entire transaction the A to Z of the buying process, generally a salesman person falls into the place of representing the element of the asset only. Then you have yourself an agent, you have your financers, you have the trades that are involved. The idea of Rexy is that we are a community of agents, brokers and trades powered by the unlimited power of artificial intelligence. Now, where the AI comes into place is with regards to the data that we are collecting. On a basic transaction, we understand that a purchaser purchases a home and potentially will resell it in the next five to seven years. That’s the average in Australia. Understanding the journey firstly, which in turn tells us about their buying behavior should help us then predict where they will be in the five to seven years. So the goal of our community is to be able to serve them throughout the journey, not just being a pill agent, but being a really an agent that focuses on relationships. That’s how Rexy AI was formed initially; our vision was to have that in place. But the essence of the community is in collaboration, which is where I see the future of AI Darren. 

Now one of the things that we believe is that AI is currently being treated as the space race back in the day, countries across the world are competing on who can form the best AI. One of the best solutions to that is collaboration. A quick example on what’s happening with Covid currently, as we know, vaccines are being created by about 16 to 18 countries at the moment, right that are pressing forward in creating the vaccine, how they’re doing it is by collaborating on a resource or on the knowledge that they gained. So as soon as something is gained in one country that is shared across the other nations that are creating it as well. That’s where I see the future of it. So besides being a competing industry, as real estate generally is known for, with automation, and with the future of computing, collaboration needs to be the way forward.

That’s where I truly stand.  That’s the essence of what we’re trying to create. And where that falls into place, once again, is with regards to delivering value for end clients. My goal, be able to collaborate with the peers in my industry, not competing for the well and benefit of our end client. So right now, it’s all about collecting data and understanding the process. Without data, there is no machine learning. And machine learning, as we know, falls in two places: that’s robotics and that’s prediction analysis. Our system is all about predictive analysis, and how we can then predict the future of our transactions.

Darren: I see. That’s a really ambitious vision you have and at the same time too there’s so many platform popping out like, this morning I saw like two platforms raise money coming into Hong Kong, you know, I’m in Hong Kong, and they’re just like, just so many different platform is seems like you know, its going to be I wouldn’t say a battle, it’s more like a lot of people are going into space and excited about it. So in your point of view, too, right? When there’s so many different options like real estate platforms like Australia, I think there are a bunch of them. How would you think that the future of real estate platform or the whole sector is going to become? 

Prash: Yes, I think what you are creating Darren with Denzity is an amazing example. And so to answer your question, because it’s about a collective of people who are experts in their industry, number one, experience in the industry and the passion to help that’s key, right? Because I believe that’s where the future is because you can enter the industry and have a vision or have a goal of creating multiple streams of revenue, it’s highly possible. But if your vision lies in helping the future of the industry, then that’s where I believe the strength lies in so in a place where our public or our end clients can come to to find people who are experts number one, providing true value number two, and number three, have a heart of collaboration that should be the way forward. That’s who I would personally trust, right at the end of the day if I see you in a platform and you’re there sharing the information for the benefit of all, then I believe that you are not out there to look after yourself. And in the future that’s what will exactly separate the the human touch, and the computational elements. As you and I both know, every industry is going to change with regards to automation. So anyone clicking buttons, more than picking up the phone. So our goal is to become the the forefront number one of that transaction, and number two to become the trusted advisor. So a platform that has all of that combined, (i.e, Denzity) should be a future.

Darren: That’s flattering. Very flattering. If i want to steal some lines in the future, if i need to raise some money next time, I’m going to steal some lines from this and be like hey “source from this interview.”  So, no, thank you. I’m really flattered. Thank you, I really hope something that like we’re both working on, or something that even Personally, I really want to thank you because we both at least we coherent each other, because that’s what we believe in, you know, it’s to help the industry. So something that the audience obviously might be interested in learning about, you know, real estate, digitization, their property tag or AI and everything, and then so some audience might be investors. So something that I’m really curious to, in your point of view, which you have been around the social media space long enough and the media space, how can investors be careful or kind of be aware when they have consumed these kind of real estate media. I mean, one more thing to add, right is that you know, media is great. However, there are bound to have bad players, bound to have people that are not meant to be, you know, good hearted. So I want to know your point of view on that as something that I, even for myself am curious about. 

Prash: Yes, well, I think the first thing is that you’re right. There is a lot of news out there that is untrimmed. That’s how I would say it. That is, watching the news first thing in the morning, right, our first thing to do is to trim out the fat, cut out the negativity and try to understand what’s happening in the world. I think every investor that’s out there should understand the source of the news that they are reading. That’s number one. And knowing that not every news outlet is out there to just spread the right and the true news. Everyone has an agenda behind them. So knowing where I guess, who owns this media corporation and what agendas they’re running the corporation for, is highly important. I mentioned earlier the reason why I started in Real Estate Times is to cut out the bullshit I mean that true and well. Knowing who’s running it, what they stand for, their principles, and how they’re delivering their news is very, very important. So I say that to all of my investors, all of my clients, right, read the article is fair and fine but know the source, understand the information on where it’s coming from and always get a second opinion. So that will be my best recommendation. I say that to my friends and family. So I would say that to my clients as well.

Darren: Mm hmm. Yeah. That’s summarized really well, because it’s something that is a big discussion in the industry. And I feel that, you know, like not to make the older generation not a good player, it’s just because back in the day, there aren’t many ways to understand what’s going on. And then in Hong Kong, for example, there are a lot of these kind of scams or mistakes people make and it turns and make the whole industry I said before already on this video, they make them sound like a very bad industry, and so on. So it’s something that is very good to hear from you because sometimes when I tell this concept to people, everyone’s like we’re talking about the media sector in real estate media sector is very efficient. You know, everything I was like no, it’s not. You have no idea how much things there are that no one knows about, or things as missing. And you can’t just take an article and say, “Oh, this is exactly what I need to do. x-y-z.” So, it’s something that like, I think that’s a very good way to end this whole interview. And but before you go, what kind of takeaway, would you like the audience to have this video?

Prash: Sure. Well, one thing I would say is that at the end of the day, always look at where the future lies, understand future growth. Look at the next five to seven years be it if you’re investing in real estate, be it if you’re looking at the technology of real estate as well and work your way backwards, find your comfort zone in that line, in that industry. And reach out to experts i.e., yourself Darren because at the end of the day, we are here to help. You know if you are building something again, I’ve known you, since I met you in Hong Kong, the passion is that genuinely if that genuincy lies in your soul, then that will be part of your principles and your business too. So that’s my ultimate takeaway. Read the person behind the camera, make sure you know the principles and you will know who you want to work with. Also be transparent. You and I both know where the future of blockchain is taking us. There will be everything in there. So with the advent of AI, IoT and blockchain, I think there’ll be a lot less falsity in the media. People will be peer reviewed, and where the technology takes us, it can only be better as long as the right people are leading it.

Darren: Yeah, I think that’s a great way to let the audience understand how it’s going to be in the future and stuff like that. And I feel like we can talk about this for another like three, four hours. And obviously for us, we do plan to— if this whole insight series is good, people like it, we’d want to do something more specific. It can be property tech, it can be media itself, something more specific. So as an interim, right, if the audience want to know more about you or want to know more about your work, what are a couple of ways that you suggest them to reach out to you.

Prash: Brilliant, well, you can do it in three forms. Number one, please head on to the website. So that’s a Also with my Instagram @therealestatetimesTV. Also, you can reach out to me on LinkedIn, my name Prash Nayar, more than happy to help you in any way. Again, we are focused in Western Australia, but we’ve got our agents across Australia as well. So the idea is that any part in our country you like to invest in, we’re here to help and you can reach out to us in all three forms.

Darren: That’s great, I obviously I’ll include everything in the show notes in this whole video description. And I just want to say thanks for your time, and this has actually been a blast and it’s something that I really want to talk to you more about in the future.

Prash: I look forward to our next chat Darren. Thanks for having me on.

Darren: Thanks. Thanks for coming in and then talk to you next time. Thank you.

Prash: Sounds good. Take care, my friend.

Darren: You too. Bye.

Darren Wong:嘿,Prash。嘿,最近怎麼樣?

Prash Nayar: 哦,Darren ,你好嗎?

Darren :很好。很好。非常感謝您加入我們,我知道我們已經嘗試安排了一段時間。然後我想我上次見到你是在一年前在香港吧?


Darren :是的,就像絕對的快樂。我記得那那節日是關於房地產技術的熱鬧之夜。Denzity 和 Asia PropTech 支撐技術是我們共同共同主辦的,這很有趣,因為對於你背景,你不僅來自房地產,傳統專業人士,而且實際上你曾經踏入道具技術領域。因此,我想與你更多地交流,並探索更多發生的事情。

Prash:很漂亮,讓我們一起吧Darren 。

Darren :是的。因此,對於想更多地了解你的聽眾。你簡要介紹一下你是誰以及做什麼。





Darren :太好了。嗯,我認為很多房地產市場都在這樣做。我已經採訪了幾位專家,他們還說,政府真的在盡力提供幫助,因為,您知道,法律市場正在經歷衰退,不確定性之類的事情。因此,聽到您的來信,以了解南部發生的事情真是太棒了。還有更多從您身邊對吧?所以我知道,就像您知道的那樣,您是從房地產行業的銷售方開始的。您如何進入房地產媒體領域?

Prash:好的。因此,作為我的前兩年,Darren 。我最大的挑戰之一是信譽。如您所知,在房地產遊戲中,這全都代表一個人的資產。在我正在處理的領域中,我在您的750到150萬之間工作,並擁有漂亮的人物住宅。我意識到的一件事是,媒體經常刻畫房地產的負面影響,顯然是歌劇本身。正如我前面提到的,我真正熱衷的事情之一是電影和媒體的力量,這是展示特定行業的真相。如果我能從同行,行業同行的角度證明這一點,那為什麼不呢?因此,我創建了房地產時間,以消除市場上的廢話,並展示真正發生的事情。多年來,這種情況一直在增長。我開始成為一家媒體公司,為我的物業製作視頻,并快速製作一分鐘或兩分鐘的有關生活方式周圍物業的視頻。我認為,這是表明傾聽的一種非常重要的方法節目,傾聽雖然財產可以增加你的財富,但它也是一種生活方式。這就是擴展的產生方式。創建房地產時間,因為它融合了我的兩種激情,所以我一直很享受。

Darren :很好。是的,所以當我遇見你時,對,我調查了你的內容。哇,我覺得素質很高。但是顯然,我認為你制造的某些內容實際上是非常非常非常了解,DIY和很多事情都非常簡單。但是,我的意思是,除了制造之外,對嗎?我正在為此進行工作,就像我在家中所做的設置一樣。不是完善,但是我認為人們只是在乎內容。你想要做的是描繪一種文化,因為房地產不僅是數字,它是是人們與空間互動,很顯然,我對整個領域都非常感動,所以,我敢肯定,但是你知道我們可以花很多時間。因此,既然可以肯定你嘗試了不同的故事風格,例如講故事的風格和你真正擅長的內容是你的受眾最喜歡哪種類型的格式和內容?你為什麼會這樣呢?




Darren :我明白了。因此,當我觀看你的內容時,在Real Estate Times,你所涉及的不只是房地產。顯然,我們剛才談到了文化和所有方面,但是當你精心製作旅程和系列等等?

Prash:確實,老實說,我職業生涯的最後三年和五年是一個成長過程,導致我成長,成為我​​今天的人。我一直想做的而不是傳教的一件事就是分享我的經驗,而這正是我在做的事情。所以我分享我的經驗。在過去的五年中,無論是通過學習真正的業務,還是通過我正在使用的應用程序,或者是在我的人工智能 項目中,還是正在發生的事情,我的房地產社區,如果我可以與朋友和客戶分享這一點,那麼對我來說,這就是我的身份的延伸。如果這是我業務中遇到的問題,那麼我相信你將是描繪我經營業務的絕佳方式。再說一次,回到真實性吧?我想傳講房地產我會盡一切可能。你知道,這不只是我的目的,而是分享我的學習知識,並通過鍛煉頭腦和我的心身,無論是經商,學習或社區支持。我相信它將所有事物聯繫在一起,形成一個我自己的人我們的最終客戶也應從中受益。

Darren :太好了。那很棒。我想我想盡快進入AI,因為這顯然是我想向您詢問的更多信息。這是我還在學習的東西。我確實想稍後再問一些有關一切如何联系在一起的問題。所以在那之前,對,因為就像我們倆都知道房地產專家,網路達人,專業人士,例如任何行話都可以用來分類的人,這些人使用大量的社交媒體來展示他們的信息。然後,從你的觀點或你真正接近的觀點來看,它是如何變化的?根據這些平台,你知道,例如在一年中以及你的方法如何變化隨著時間的推移而發展?

Prash:好的。當然。而且我認為,這是社交媒體面臨的最大問題,因為過去五年來出現了許多情況,出現了許多平台,我們發現很難選擇一個,這是我對所有專業人員的建議,請選擇一個重新適應。對我來說,它是Instagram和Facebook。所以Instagram,正如您所知,我很忙,Darren,使用。簡單。只是要確保你的消息能夠通過。所以要對你誠摯,這是我對自己的尊重。這個想法是一致性,對嗎?如果你認為自己無法保持一致性,那就只選一個對此感到滿意並繼續進行。所以我相信這是你的聽眾所在。如果你認為LinkedIn是適合你,專業人士的地方,那麼在LinkedIn上吸引觀眾。如果你認為Instagram是其中一個,那就繼續吧。但是,我從Gary Vaynerchu 那裡得到了提示。他說的一件事是創建視頻支柱內容。如果你有一個主要內容,例如兩分鐘的視頻,可以放到YouTube上,然後放到Facebook上,則可以它的摘要,例如30秒摘要,60秒摘要,你可以將其放入LinkedIn和Instagram。因此,它了解你的流程以及利用一種對你內容有影響力的平台。

Darren:如果Gary Vaynerchuk這樣說,那麼你就必須堅持下去,因為他是那個人的強項. 是的。我的意思是很好。似乎我們有和我們一樣聆聽和學習的那種人。所以什麼時候我把整個採訪和你一起包裹了,我有很多問題,因為我認為你真的很多元化。不僅如此,你還知道自己是一位出色的講故事的人,但似乎從一開始就已經做好了準備,你正在做賣方幫助你認識的客戶,將不同的點連接在一起,然後你就獲得了財產與技術,所以很複雜,因為我也在努力。你知道,這很不容易,很陌生。你在房地產領域的最前沿,我稱這為房地產行業的新時代。你如何看待房地產媒體的未來,技術如何 人工智能,使整個行業受益嗎?

Prash:好的。我認為我是從象限的角度看待Darren 的。這個想法很簡單。我們希望使我們的最終客戶受益。

在這種情況下,既有購買又有賣方,IBM管理由現實世界資產支持的資產。 Ideas財產是財富增長的未來。我的媒體是關於酒店的前台。技術是關於系統的,而我的銷售是它的交易要素。這就是所有三個連接的方式。媒體回答您的問題的未來,我認為這就是我們前面提到的社交媒體本身,因為人們對此的關注度逐年降低,而且一切都掌握在我們手中,您知道,平台就在我們手中知道,我們的手機,那麼這就是我們應該吸引價值,價值鏈提供商(例如您的社交媒體)的地方,因此視頻將是您前進的最佳方式。我認為媒體的未來在於社交媒體本身,而這正是我們一直關注的重點。有了技術,該系統就可以進入您預測房地產將發展的位置。因此,我想說的是對我們的最終客戶有利的任何內容,以及可以進行自動化和外包的所有內容。那就是我們關注的重點。對。這就是我們的機器學習發揮作用的方式。因此,借助技術和人工智能,我們的想法是確保我們的最終客戶輕鬆自如。

Darren :太好了。我認為我可能不得不從您那裡偷走一些電話,因為我很難告訴別人發生了什麼事。

Prash:核核心是這三個。始終是我們最終客戶的利益。對我們來說這是一場漫長的比賽,對吧,Darren ?我們總是得到房。一年,兩年的事情,如果把它放在十年計劃的角度,那麼一切都應該落實到位。

Darren :希望那是一件事情-顯然我們是創始人。我們每天都這樣想。但您知道,這是一段艱辛,艱辛的旅程,但在此之前,是因為您知道一些問題,他們在與您交談,我想知道您對利用社交媒體進行投資的投資者的看法了解有關投資的信息,了解適當的人如何做出更明智的決定,他們可以信任的人以及一切。但是在一切都對之前,我必須要問你一件事,因為當我遇到你時,你談到了Rexy,人工智能,Rexy AI,在一切出現之前,我想問你這個問題,因為我似乎有點我真的很好奇。那麼,一切如何導致Rexy AI?您可能會進一步解釋它的作用以及整個項目的願景嗎?

Prash:絕對。所以我將從雷克西開始。 Rexy這個詞代表房地產。因此,r-e房地產的DNA,x-y是房地產的DNA,其思想可以追溯到有關協作的基礎知識。看到,我相信,在購買房地產時,整個交易在購買過程中有很多方面,從購買過程的A到Z,通常是推銷員落入僅代表資產要素的位置。這樣,您便有了自己的代理人,財務人員,所涉及的行業。 Rexy的想法是我們是由無限的人工智能力量驅動的代理商,經紀人和交易社區。現在,有關AI的地方就是我們正在收集的數據。在基本交易中,我們了解到購買者購買了房屋,並有可能在未來五到七年內將其轉售。那是澳大利亞的平均值。首先了解旅程,這反過來告訴我們他們的購買行為,應該可以幫助我們預測他們在五到七年內的處境。因此,我們社區的目標是能夠在整個旅程中為他們提供服務,而不僅僅是一名地產代理,但實際上是一名專注於人際關係的地產代理商。這就是Rexy AI最初的形成方式;我們的願景是擁有就位。但是社區的本質是協作,這是我看到AI的未來的地方,Darren。現在,我們相信的一件事是,如今,人工智能已被視為太空競賽,世界各地的國家都在爭奪誰可以構成最好的人工智能。最好的解決方案之一就是協作。我們知道,目前大約有16至18個國家/地區正在製作Covid疫苗,這是一個快速的例子,正推動著疫苗的研發,他們正在通過資源的合作來實現這一目標或基於他們獲得的知識。因此,只要在一個國家中獲得某種東西,並且在創建它的其他國家之間共享它,就可以了。那是我看到它的未來的地方。因此,除了成為一個競爭性行業之外,正如房地產通常以自動化,計算機的未來而聞名,協作是前進的道路。


Darren :我明白了。那是一個非常雄心勃勃的願景,同時也有很多平台如雨後春筍般冒出來,今天早上我看到有兩個平台在籌集資金進入香港,你知道,我在香港,而且就像,有這麼多不同的平台似乎就像你知道的我不會說一場戰鬥,這更像是很多人進入這市場並為此感到興奮。因此,從你的角度來看,對嗎?當有太多不同的選擇,例如房地產像澳洲這樣的平台,我想有很多。你如何看待房地產平台或整個行業的未來?

Prash:是的,我認為你正在創建他們的Denzity是一個了不起的例子。因此,回答你的問題,因為這是關於該行業的專家,第一,該行業的經驗以及提供幫助的熱情是關鍵,對吧?因為我相信那是未來,因為你可以進入該行業並有遠見或有創造多個收入來源的目標,這很有可能。但是如果你的視野在於幫助行業的未來,那就是我所認為的優勢所在,在這個地方,我們的公眾或我們的最終客戶可以找到專家,他們是第一,提供真正價值的第二,第三,具有合作精神,應該是前進的道路。那就是我個人所信任的人,直到一天結束時,如果我在一個平台上看到你,並且你在那里共享信息,從而為那麼,我相信你並不在意自己。在未來,這將完全分離人的觸感和計算元素。就像你們我都知道的那樣,每個行業都將在自動化方面發生變化。因此,任何人都可以單擊按鈕,而不是拿起電話。因此,我們的目標是成為該交易的第一名,並成為值得信賴的顧問。因此,一個包含所有組合(即 Denzity )的平台應該是未來。

Darren :那很討人喜歡。很受寵若驚。如果將來我想竊取一些台詞,如果下次需要籌集資金,我將從中竊取一些台詞,就像嘿“這次採訪的消息來源”。謝謝。很客氣。謝謝,我真的希望像我們雙方都在努力,甚至希望就個人而言,我真的要感謝你,因為我們至少彼此團結一致,因為這就是我們的信念,你知道,這就是幫助行業。因此,很明顯,聽眾可能會對了解房地產,數字化,他們的財產標籤或AI以及其他所有東西感興趣,因此,某些聽眾可能就是投資者。因此,從您的角度來看,我真的很想知道您已經在社交媒體領域和媒體領域呆了足夠長的時間了,投資者在消費了這類真實資產後又該如何謹慎或意識到?房地產媒體。我的意思是,還要補充一件事,對了,您知道媒體很棒。但是,注定會有壞人,注定會有一些本不該成為好人的人。因此,我想知道您對此觀點的看法,即使我自己對此也感到好奇。


Darren :嗯。是的總結得非常好,因為這是業界討論的重點。而且我想,您知道,不想讓老一代人成為一名好球員,這只是因為回到過去,沒有太多方法可以了解正在發生的事情。然後在香港,例如,人們犯下了許多這類騙局或錯誤,然後又使整個行業變成了我之前在視頻中所說的整個行業,它們使它們聽起來像是一個非常糟糕的行業,等等。上。因此,很高興收到您的來信,因為有時當我將這一概念告訴人們時,每個人都像我們在談論房地產行業中的媒體部門一樣,效率很高。你知道嗎,我當時的一切都不是,不是。您不知道有多少人不知道或缺少什麼。而且,您不能只聽一篇文章說:“哦,這正是我要做的。x-y-z。”因此,我認為這是結束整個採訪的一種很好的方法。但是,在您出發之前,您想讓觀眾欣賞這部影片嗎?

Prash:好的。好吧,我要說的一件事是,歸根結底,要始終看待未來,了解未來的增長。如果您正在投資房地產,那麼請看接下來的五到七年,如果您也正在研究房地產技術並往回走,那就在那條線中找到自己的舒適區吧行業。並與專家(即您自己的Darren )聯繫,因為最終,我們將在這里為您提供幫助。自從我在香港認識您以來,您就知道您是否正在重新構建自己的東西。我的熱情是,真誠地掌握這種才智,這將成為您的原則和業務的一部分。這就是我的終極收穫。閱讀相機背後的人員,確保您了解原理,並且知道要與誰合作。也要透明。您和我都知道區塊鏈的未來帶給我們什麼。那裡將有一切。因此,隨著人工智能,物聯網和區塊鏈技術的出現,我認為媒體中的虛假行為將大大減少。人們將受到同行的評審,而技術帶給我們的地方,只有合適的人領導它,它才能變得更好。

Darren :是的,我認為這是讓聽眾了解未來情況以及諸如此類的好方法。我覺得我們可以再談論三個,四個小時。顯然,對於我們來說,我們確實計劃-如果整個見解系列都不錯,人們喜歡它,我們希望做一些更具體的事情。它可以是房地產技術,也可以是媒體本身,更具體一些。因此,作為過渡,正確的是,如果聽眾想了解更多關於您的信息或想要了解更多關於您的作品的信息,那麼您建議他們通過哪些方式與他們聯繫。

Prash:很棒,可以用三種形式來做到。第一,請訪問網站。因此,這是一個。還要與我的Instagram @therealestatetimesTV。另外,您可以在LinkedIn上與我聯繫,我叫Prash Nayar,非常樂意以任何方式為您提供幫助。同樣,我們專注於西澳大利亞州,但我們在澳大利亞也有代理商。因此,我們的想法是,您想在我們國家的任何部分進行投資,我們隨時為您提供幫助,您可以通過這三種形式與我們聯繫。

Darren :太好了,很明顯,我會在整個視頻說明中將所有內容都包括在表演說明中。我只想對您的寶貴時間表示感謝,這實際上是一個爆炸,我真的很想在以後與您進一步談談。


Darren :謝謝。感謝您的加入,下次再與您聯繫。謝謝。


Darren :你也是。再見

Market Updates 未分類

Denzity: The Future of PropTech

Future of PropTech Blog Post Cover Photo
As an uprising star in the real estate industry, Denzity is going to shape the future of real estate through the rise of PropTech adoption.

When it comes to sharing real estate insights, we’d imagine a bunch of ultra-rich people exchanging insider information over cigars and cognac, keeping secrets to themselves. Well, not anymore. Denzity is going to shape the future of real estate through the rise of PropTech adoption.

Denzity is a global real estate community that enables you finding insights for your real estate exploration. It helps to open up the real estate sector by improving accessibility, increasing transparency, and breaking all the myths and misunderstanding. To put it simply without the jargon, with Denzity, it is easier than ever for investors to find reliable information about the global real estate market, get in touch directly with real estate experts and communicate with the real estate community.

We here at Denzity understand that real estate equity investment is a serious matter. Yet, it can be very time-consuming and honestly, exhausting, for investors to look for a trustworthy real estate expert, then find the one that is the best match, then study the information provided by that one single person, then find another expert just in case and repeat the above steps. We get it. That’s when Denzity comes in handy. As an online directory with a collection of insights, including global real estate experts, investors can find professional advices in minutes while sitting comfortably at home.

Not only does it save time and effort while researching real estate investment, but Denzity is also a good starting point for investors to find reliable information online. Sometimes, if you want to invest in overseas real estate, you may not know where to look precisely. Of course, some large-scale real estate agencies in Hong Kong provide relevant information, yet with such a limited amount of choices and sources of information, do you want to invest in such uncertainties with your hard-earned money? We don’t think so. That’s why Denzity is operated as an independent third-party platform to ensure investors get fair and transparent information about the projects they are going to invest in.

Are you intrigued yet? Let’s visualize this.

Imagine you’re new to overseas real estate investment, and you want to get started by, let’s say, investing in Vietnam real estate. What will you do?

Maybe at first, you will try Googling, but there is so much information, and it’s so hard to tell which ones are fake. Frustrated, you try to reach out to some of your acquaintances working in this field. Yet, they said they’re not familiar with the Vietnam real estate market, and maybe they can refer you to one of their colleagues. Since you’re still thinking about it, you don’t want to talk to someone who is too “sell-y” at this stage, so you went back to Google, trying to look at some foreign agencies, but you’re not sure if the tax system, the investment procedures and the local government regulations are the same as Hong Kong. That’s why you want to give up and try again tomorrow. And you never really pick that issue up again.

Sounds familiar? The finance world can be frustrating. Now imagine this.

Imagine you’re new to overseas real estate investment, and you want to get started. You go to Denzity. You go to its directory. Check the boxes to filter out irrelevant results. Ta-da, you got a list of real estate experts and agencies with a standardized profile. Besides basic information like company name, headquarter address and company size, you can also look at insights shared by experts and FAQs from other users. Within 30 minutes, you can have some basic knowledge about the market you find interesting and learn about the answers to common questions about that particular market. You stretch your arms and think to yourself; technology does make life easier.

If you’re still feeling unsure or confused, no worries, reach out to us anytime at

Market Updates 未分類

Denzity Insights Transcript: Chinese Real Estate Market Under COVID-19 with Alicia Mou

Chinese Real Estate Market Under COVID-19 with Alicia Mou

Chinese Real Estate Market Under COVID-19 with Alicia Mou | Denzity Insights

Connect with Alicia Mou:


Real estate is not only one of the most important sectors of economy, but it also plays a crucial role in our lives. COVID-19 has put a break on many countries’ real estate industry. 

In today’s episode, alongside Alicia Mou, we explore the effect of the global pandemic on Chinese real estate market and more.

  • How did COVID-19 have any impact on the Greater Bay Area real estate market?
  • What measures did the PRC government take?
  • Has there been any changes in the overall market price?
  • What should you look out for as a foreign investor?
  • What alternatives are being utilized because of the travel restrictions?

As it can be difficult to catch some minor errors, transcripts may contain a few typos or inaccuracies.

This might be painfully obvious – Please note the following legal conditions:

Denzity owns the copyright in and to all content in and transcripts of Denzity’s video programs and publications (collectively referred to as “Denzity Materials”, with all rights reserved and its right of publicity.

You are welcome to share the below transcript (up to 500 words but not more) in media articles (e.g., The South China Morning Post, Bloomberg, New York Times), on your website, in a non-commercial article or blog post (e.g., Medium and WordPress), and/or on a personal social media account for non-commercial purposes, provided that you include attribution to “Denzity” and link back to the URL. For the sake of clarity, media outlets with advertising models are permitted to use excerpts from the transcript per the above.

No one is authorized to copy any portion of the Denzity Materials or use Denzity’s name, image or likeness for any commercial purpose or use, including without limitation inclusion in any books, e-books, book summaries or synopses, or on a commercial website or social media site (e.g., Facebook, Twitter, Instagram, etc.) that offers or promotes your or another’s products or services.

Alright, let’s get back to the transcript of the show. Enjoy!


Darren Wong: So hey, Alicia, thanks for joining in. 

Alicia Mou: Hi, Darren. 

Darren: Hey. So thanks for joining the show. And then First of all, please it’d be great if you could introduce yourself to the audience.

Alicia: Sure. Hi, everyone. My name is Alicia. I am the senior legal counsel at import Anna, and also the head of governance and also one of the cofounders of Prop tech Institute. So InfraRed NF is a joint venture real estate private equity fund between InfraRed Capital Partners, which is formerly HSBC specialist investments, and for Vervain resources, which was formerly an app in China. So our focus is on mezzanine financing and also value add investing in Greater China. So born and raised in Hong Kong, Real Estate has always been a very big part of my life and career. So prior to joining InfraRed NF, I was a solicitor at Woo Kwan Lee & Lo where I worked closely with many prominent Hong Kong based real estate developers, such as Cheung Kong Hutchison in their restructuring, and also New World in their privatization of New World China land.

Darren: Actually now think on it, I have known you for so long, almost like 10 years now. This is a really impressive list of things you have done already. Wow. That made me kind of insecure about my own career. But then this is exciting because like, I’ve always wanted to know about Chinese real estate. So we have talked about this before is that like, you know, you’re just someone that’s really close in the market. So it’d be great to have your one two and then tell the audience more about what’s going on and then something that they should be aware of? So the first question I have is that so something that even I don’t understand, really, for Chinese real estate markets, right? There is different zoning, what does that even mean?

Alicia: Sure, actually, this is a really big theme, and the Chinese real estate market in these past few years. And this is the concept of mega city clusters, or sometimes called mega hubs. This is typically defined as a group of two or more adjacent metropolitan cities. And a well known example to many of our Hong Kong viewers would probably be the Pearl River Delta greater Bay Area, which Hong Kong is a part of. The other city clusters that people may have heard of is the jjj (jing-jin-Ji), a bit of a mouthful out there, which is the bay bay region, so the northern part of China, the Yangtze River Delta, so that’s basically Shanghai and the surrounding region. And maybe less well known as the western parts, doesn’t have a very fancy name coining it yet, but sometimes people refer to the CC like Chongqing and Chengdu, which are the anchor cities of the western part of China. And also the central part of China with Wuhan actually as its core.

So it is particularly interesting, actually, when you look at China at night on a NASA satellite map, you see the city clusters I mentioned just now are the ones that shine the most brightly at night. So meaning they’re the most active cities, despite already after office hours time, so they’re the most active cities. So sometimes in terms of investment thesis, our focus is definitely on these mega city clusters. And we sometimes say we’re chasing the stars.

Darren: That’s cool. I hope I can find that.

Alicia: So actually, I just want to build on to that. I think the investing in these mega city clusters would continue to grow. And the really recent, the two sessions held in Beijing the “Lianghui,” it was announced that the PRC government will continue to drive, and leverage the role of these leading cities and city clusters and driving the overall development of the PRC economy and also driving urbanization. And from that increasing employment and also economic growth. And because this theme is continually mentioned, I really do believe that this theme urbanization and investing in Mega city clusters will continue to be a driving force in the Chinese real estate market.

Darren: That’s good. That’s very informative, because I get there’s a lot of things going on. So it was something that I was curious about too, because we’re in Hong Kong, and we’ve heard a lot of things about the greater Bay Area, and in the future, the potential of it. So I kind of want to pick your brain about like— what do you think of the real estate market for the greater Bay Area? And also, do you think it’s like, too early, is it too overly dramatic? And what are the activities like at the moment?

Alicia: Well, definitely, there’s a lot of interest surrounding the greater Bay Area. I think in particular, people based in Hong Kong were particularly interested in seeing how we could gain exposure to the Chinese real estate market in somewhat more familiar areas, because it’s a bit closer to us. So um, well definitely for our companies and areas that we are actively looking into. And we actually see a lot of activities there already. Whether one of them is tuition or even from private buyers. So off the 11 cities that’s from part of the greater Bay Area, I think, definitely Shenzhen is the hottest and I think the city that most investors would feel most comfortable with being a tier one city, and with also a lot of growth. In fact, this may be a surprise, but despite the COVID-19 situation, in April, the residential prices in Shenzhen continue to hike up by 10%

Darren: Wow. 10% Really?

Alicia: Yeah, yeah. So you would imagine like everything would haul or slow down or plummet with the COVID-19 situation in China, but I think in core tier one cities, the growth is so strong the demand is still there. But other cities that I think investors are also actively looking into would be Foshan, Zhongshan, and Zhuhai. I think these are all very familiar names with Hong Kong investors. And what particularly drives interest and also, on course, this whole developments of the greater Bay Area is infrastructure. So you notice all the cities I mentioned just now they’re very well connected to one another, especially connected to the stronger, higher tier cities like Shenzhen, whether by high speed rail or other railways, bridges, whatnot, and the continued growth of these infrastructures. I think these are the kind of the fundamentals that’s really popping the growth of the greater Bay. area, and I personally feel quite optimistic about the growth of this adequate area.

Darren: That’s cool. So going back a little bit to when you said something that in my mind was like, is Shenzhen having a 10% increase? Does that mean the asking price went up to 10% or the transaction went up by 10%?I just want to make sure I remember that.

Alicia: From my understanding it’s more B, I think it’s the overall market price. Partially apart from the I think demand is one thing, but also it’s actually slightly influenced by government policy. Because of the COVID-19 situation, as you may know, the government is unleashing a lot of measures to help many sectors of the economy, including developers, and there’s a bit of speculation there, where people think that “Oh, once these policies are in place, the price would spike even more.” And so it just kind of drove up the prices.

Darren: That’s crazy for someone who doesn’t understand Chinese real estate and understands real estate in a way. That’s crazy. That’s impressive. So speaking of virus, right, as you mentioned just now, how does the virus really affect the Chinese real estate market? And I know that that’s something that a lot of people talk about. But I want to know, like your point of view on that too.

Alicia: Sure. Well, definitely the COVID-19 situation was a shock to everyone. And, of course, China was at the epicenter of this at the very beginning of the global pandemic, and it has been severely impacted. So, one thing that I heard recently that I really like, and I think is applicable to these times is “the only certainty is uncertainty.” And even in the two sessions that I mentioned just now, China, the government has said that they won’t be setting GDP targets this year, which is the first time that the government has done so since 1990. 

Of course, this is a period of great uncertainty for everyone and also especially Chinese market. In my experience, the activity restrictions and also the market sentiment in the earlier phase of the pandemic meant that the sales have slowed down, construction of progress of projects have almost halted. And even a lot of your resources are restricted to working from home but actually not a lot of companies, or at least at all levels of the company, have very sophisticated IP infrastructure. So in our experience, in dealing with PRC developers, we do find that we just can’t reach the guys on the ground or etc. We can only reach management. 

So I think overall, there’s definitely a lot of impact on the Chinese real estate market here. And not only the operation perspective, but also the outbreak and also the shutdown has placed immense pressure on the real estate developers’ cash flows and their ability to practice operations. This is largely due to the slowdown in sales and also delays in obtaining permits from the government. But state support has played a very important role in averting an immediate crash of these developers. 

Basically, the government has told all the local, state bank lenders to support businesses and help them and we have a lot of the developers are actually able to get extensions on loans, and also even press waivers. So for offshore lenders like ourselves, From discussions with our peers and also advisors, we find that not a lot of lenders are actually calling loans and like grabbing assets but rather they take a wait and see approach and how to take a more supportive and just have helping kind of roll out with their counterparties.

Darren: I see. Wow. So since then right, how has the Chinese real estate market been recovered since the virus situation being under control so far.

Alicia: Yep. Well, activities have begun to pick up and I see some residential sales flowing in and as I mentioned, just now the prices in Shenzhen are like crazy given all the circumstances, of course, but all our activities definitely have not fully recovered to pre virus pace but we still, we still see things picking up from our personal experience like for example local blog real estate type of transactions, we see site visits come in. So local potential buyers and sellers, they’re happy to meet and all that. But I guess for foreign investors, there’s still the travel restrictions. And I guess there’s a bit of worry about traveling so there’s less. So like for them, it’d be harder to contact on site dB. But then I think people are looking around this, for example, by doing video tours. So really, you could help in this respect to and in terms of prices, generally stable, if not growing. So, this is how we see, how the market has recovered recently.

Darren: Okay, wow. What do you see as a more long term impact of the virus situation?

Alicia: Yeah, well, I personally think that the COVID-19 situation will accelerate sector consolidation. Worry will become more of a, like a survival of the fittest. With higher quality and well established companies, developers being able to weather the storm, whereas the smaller players in the market may not be able to make it or get eaten up by the bigger players. Because I think the bigger players generally have better credibility. And also, they buy their power banks in terms of their lending, whereas these smaller guys, they’ve always struggled already, they’re already the banks don’t really like to lend to them so they often have to resort to financing by trust companies or other non banking sources and they’re paying in capital cost at like 8% to 15%. And with this crunch in the market, generally from the lending side of things, and also the cash flow, we probably would think that the bigger players would find this as an open opportunity to consolidate and take over some of the land banks from these smaller guys and really, you could see this sector consolidating. So I think the wheels of motion have already been set in place prior to the COVID-19 situation. But this virus really just increased that pace of the winds of evolution of the market.

Darren: I see. So what if smaller guys like me, you know, still brave enough to go into the Chinese real estate markets, what are some things to be aware, you know, like people like me like, or other investors I tend to make when investing in Chinese market.

Alicia: Yeah, I think for foreign investors, the first thing would be repatriation, you need to think about what currency are you investing into China? Are you for example, using US dollars, Hong Kong dollars? So for us, as an US dollar investor we always use an offer transaction structure. So, for example, when we buy a property, we would buy it through an offshore company rather than say buying an asset or buying a PRC holding company or for a lending business, we also always lend to an offshore entity like a Hong Kong company or BVI or Cayman company, which ultimately have presence in the PRC through its subsidiaries. So, yeah this is something that we’re very careful of. So if you’re a foreign investor, I think this is one of the big things that you need to be aware of.

Darren: Hmm, okay. So, are there any tips or tricks that you could share with our audience in terms of doing property sales and purchase in China because I think I remember this is something that you work really closely with in your company. So it would be great to have your insights on that.

Alicia: Sure, in terms of acquiring a property, the biggest thing you need to be aware of is title. So for what you have in mind for the property, make sure you have the right title for it, for example, if you want to make it a hotel, then make sure it has the hotel title or it has commercial title, or if it’s an office, make sure it has a commercial title, etc. So this is the first thing that you need to check. And the other thing I think you need to— oh and in relation to title is that if you think that you need to convert the title, you may need to make sure you have local counterparties that have the experience of taking up title conversion in that are  area, because they would have experience with dealing with the local officials there and their processes. And this is something that’s very important. So you need to be aware of that. 

As a seller, what you really care about is that the buyer pays you right, so I think the general I guess tip, is to make sure you get the buyer to show you a funds proof or even better is to get them to pay you in earnest money. So in Chinese it’s “____”so like get them involved and then make them put a commitment to it. I think this is not just China, I think it’s something universal, but it’s what I see a lot in our Chinese deals.

And whether you’re a buyer or seller, you would definitely want to do counterparty due diligence to make sure you’re not dealing with a fraudulent party. And I think maybe for companies, you would also have a part of compliance and the whole governance process. I think one thing that I found useful in doing deals in China is an app called Tianyancha. So this app would give you a brief overview of a company, director or shareholder or individuals— some basic information, especially whether this person has some lawsuits or blacklisted, for example, the (失信被執行人名單). For example, if they have some credibility issues. I think this would be an initial gloss of like, who this kind of party is, and if we want to dig deeper. But I think ultimately, of course, the best thing is to hire a third party investigator to look into this. There are a lot of companies that do these things but I think as a first step Tianyancha app is quite a useful app that we use.

Darren: Yeah, so is Tianyancha accessible for anyone because it seems like an universal credit score kind of checking then. Am I correct? for Chinese?

Alicia: Yeah, you can just download it off the App Store. Yeah it’s very easy, and I think you pay a very small fee if you want to access more information. But otherwise, I think just basic information is pretty much for free. I think one thing I would like to add is that in our experience, sometimes a lot of counterparties if they want to hide the ultimate beneficial owner, they would do so through a very complicated web of shareholdings and also nominees, like in Chinese authority. So that’s when ultimately, you want to find a third party investigator firm to look into this for you.

Darren: Hmm, I see. It seems like we’re doing advertising for the app. I think we should have some advertising fee for that. Well, so because like, obviously, like we’ve known each other for a long time, I kind of want the audience to know your background, because talking about due diligence is your background coming up to what you do right now. I think it’s all linked together. So it’d be great to tell the audience more about your role in the firm and what does is it like to be in your role?

Alicia: Sure. Well, as I mentioned, I’m the senior legal counsel at InfraRed NF. So my role is really to provide legal coverage to the full lifecycle of transactions from the deal origination to negotiation and execution, and also an asset management type of work.

Apart from the transaction specific, my role is also quite broad in a sense that also looks internally so from the fund establishment, from corporate to corporate governance and to compliance I also look into those as well.

Darren: I see. So how’s it like from serving other professional real estate firms from the outside to working at one in the moment? How do you feel? What’s something that if someone for example, someone that looked at this and went like “hey, I kind of want to get into your role. How’s it like? I just want to know.

Alicia:Well, I think definitely being in the real estate firm brings me much closer to the deal making process, which is something that I really, really enjoy. And also you get to appreciate more of the nuances of the commercial dynamics and also bring it closer to the market. And I think this for me has been a very fruitful experience. I think when I was in private practice, my main clients are a lot of big Hong Kong developers as I mentioned. So back then I served a lot of companies apart from real estate transaction needs, also capital market transactions. So why is it now that I’m in a private equity fund? Well, the type of transactions are slightly different in a sense and for me, especially the debt side is something that was new. So overall, I think it also brought me to a different spectrum of real estate and the type of companies that there are in this field. But overall it was very interesting. And I really enjoyed my current role.

Darren: That’s great, that’s great. Have your experience, working in the professional real estate firm, made you change the way you look at real estate? 

Alicia: Not really, in a sense that one thing that attracted me to a real estate is that no matter how our needs as human beings change, whether we move to co working, co living, or working from home, I think as a human being, at least for the foreseeable future, we definitely need roofs over our head. So I think that sense, you always need real estate, and which in turn means that there will always be demand for this product, no matter how it develops, and transforms. And I think being from a law firm to a real estate firm didn’t really change that view for me. But being in the real estate firm means I’m much closer to the market than being the legal services provider. So which is a personal growth and personal professional development that I really appreciate.

Darren: That’s good. I remember a while at the property tech prop tech institute a video that we did with a brand consultant Tracy Ho. And she said that one thing people keep forgetting is that real estate is something that’s so close to our daily life. I mean, literally, we live in one, we interact with one. People forget how emotional it is. And he keep forgetting the industry because a lot of times we just see it as like stocks here and there. Back and forth. Trade, it’s yours now, it’s the other persons now. So when you talk about your thoughts about it, it reminded me of that moment as well. It’s kind of cool. Yeah. So what kind of take away would you like the audience to have from this video?

Alicia: In terms of takeaways, I think, um, well, let’s talk about the market side first. So I personally think that mega hubs would continue to be a key investment theme in the Chinese real estate market. And in terms of the COVID-19 situation, this has significantly impacted the Chinese real estate market, but it’s looking like it’s recovering. And from a long term perspective, perhaps it will accelerate the consolidation of the market. And in terms of tips and tricks for investing in China, for foreign investors, repatriation is a key risk that you should look into. And always be careful who your counterparty is, and be careful of your land title. And with a fear of this sounding more and more like an add for Tianyancha, you can use Tianyancha as an initial step of counterparty due diligence.

Darren: Tianyancha if you hear it, please give us advertising cost, that’d be great. Actually, um, I mean, like, I actually have so many things I want to ask you and I thought maybe next time we will have like a long discussion or mezzanine loan because something that a lot people don’t understand is why would real estate needs like different types of loan, and even our side projects project prop tech Institute I want to talk more about that next time. And something before that, if people want to reach out to you to find and talk to you more about real estate or you know about this whole industry and so on, how would you suggest people to find out more about you and talk to you about it?

Alicia: They can just give me a message over LinkedIn and Darren, if maybe you could share the link to my LinkedIn

Darren: Sure, that’d be great. Yeah, I really want you to join next time again, because I think just now like even for the first like 10 minutes I got so much out of it. Like wow, this is something that we wish at Denzity insights where everyone could share ideas. We just want to know what’s the best investment or best kind of insights out there. So I really want to say thank you folks for joining in. And I hope the audience took a lot out of this.

Alicia: Thank you Darren. Thanks for having me. 

Darren: All right, until next time then. I’ll see you next time. Thank you.

Alicia: See you next time! Bye.


Darren :嘿,Alicia,感謝您的加入。

Alicia Mou:嗨,Darren 。

Darren :嘿。因此,感謝您參加演出。然後,首先,如果您能向觀眾介紹自己,那就太好了。

Alicia:好的。嗨,大家好。我叫Alicia。我是import Anna的高級法律顧問,還是治理負責人,還是Prop技術學院的聯合創始人之一。因此,InfraRed NF是InfraRed Capital Partners和Vervain Resources的合資房地產房地產私募基金,InfraRed Capital Partners是前HSBC的專業投資,而Vervain資源以前是在中國的應用程序。因此,我們的重點是夾層融資以及大中華區的增值投資。房地產在香港出生並長大,一直是我生活和事業的重要組成部分。因此,在加入InfraRed NF之前,我曾在Woo Kwan Lee&Lo擔任律師,在那裡我與許多香港著名房地產開發商(例如長江實業和記黃埔重組)以及New World私有化New World進行了密切合作。中國土地。

Darren :實際上,我已經認識你很久了,差不多十年前。這是您已經完成的事情的令人印象深刻的清單。哇。這使我對自己的職業感到不安全。但這令人興奮,因為就像我一直想了解中國房地產一樣。因此,我們之前談論過的是,您只是一個真正接近市場的人。因此,擁有兩個孩子,然後告訴聽眾更多有關正在發生的事情以及他們應該注意的事情,將是很棒的。所以我要問的第一個問題是,對於中國房地產市場,我什至不了解,對嗎?有不同的分區,這甚至意味著什麼?



Darren :太酷了。我希望我能找到。


Darren :很好。這非常有用,因為我知道有很多事情要做。因此,我也對此感到好奇,因為我們在香港,我們已經聽到了有關大灣區的很多事情,以及未來的潛力。因此,我有點想打動您的大腦-您如何看待大灣區的房地產市場?而且,您是否認為為時過早,是否太過戲劇化?現在的活動是怎樣的?


Darren :哇。 10%真的嗎?


Darren :太酷了。那麼,回想一下您剛才所說的深圳會增加10%嗎?這是否意味著要價上漲了10%或交易上漲了10%?我只是想確保自己記得這一點。


Darren :對於那些不了解中國房地產並且以某種方式了解房地產的人來說,這太瘋狂了。太瘋狂了。這很讓人佩服。所以說到病毒,對,正如您剛才提到的,該病毒如何真正影響中國房地產市場?我知道很多人都在談論這一點。但是我也想知道,也喜歡您的觀點。





Darren :我明白了。哇。所以從那時起,到目前為止,自病毒形勢得到控制以來,中國房地產市場如何恢復。


Darren :好的,哇。您認為該病毒情況對長期影響如何?


Darren :我明白了。那麼,如果像我這樣的小傢伙們仍然足夠勇敢地進入中國房地產市場,那麼有什麼需要注意的事情,比如像我這樣的人,或者我傾向於投資的其他投資者,應該知道中國市場。


Darren :嗯,好的。因此,在中國進行房地產銷售和購買方面,您可以與聽眾分享任何技巧或竅門,因為我想我記得這與您在公司中緊密合作。因此,擁有您的見解將是很棒的。


作為賣方,您真正關心的是買方向您付款,因此,我想我想提示的一般情況是,確保您讓買方向您展示資金證明,甚至更好的是讓他們向您付款認真的錢。因此,在中文中,它是“ ____”,就像讓他們參與其中,然後使他們對此作出承諾。我認為這不僅是中國,我認為這是普遍的,但這也是我在中國交易中看到的很多東西。


Darren :是的,任何人都可以使用“天眼茶”,因為那時看來這似乎是一種普遍的信用評分。我對麼?中文?

Alicia:是的,您可以從App Store下載它。是的,這很容易,如果您想獲取更多信息,我想您只需支付很少的費用。但除此之外,我認為基本信息幾乎是免費的。我認為我想補充的一件事是,根據我們的經驗,有時很多對手方如果想隱藏最終的實益所有者,他們會通過非常複雜的股權網和被提名人網(例如中國當局)來做到這一點。因此,到了那時,您最終想找到一家第三方調查公司來為您進行調查。

Darren :嗯,我明白了。似乎我們正在為該應用做廣告。我認為我們應該為此支付一些廣告費。好吧,因為很顯然,就像我們彼此認識很久一樣,我有點想讓聽眾知道您的背景,因為談論盡職調查是指您的背景會隨著您現在的工作而變化。我認為這都是聯繫在一起的。因此,很高興告訴聽眾更多關於您在公司中的角色的信息,而擔任您的角色又是什麼感覺呢?

Alicia:好的。好吧,正如我提到的,我是InfraRed NF的高級法律顧問。因此,我的職責實際上是為從交易發起到談判和執行的整個交易生命週期提供法律保障,以及資產管理類型的工作。


Darren :我明白了。那麼,從外部為其他專業房地產公司提供服務到此刻工作,感覺如何?你覺得怎麼樣?例如,如果有人看著這個,然後像“嘿,我有點想成為你的角色。那是什麼樣?我只想知道。”


Darren :太好了,那太好了。您在專業房地產公司工作的經驗是否使您改變了看待房地產的方式?


Darren :很好。我記得在房地產技術道具技術學院有一陣子,我們和品牌顧問Tracy Ho一起錄製了一段視頻。她說,人們一直忘記的一件事是,房地產與我們的日常生活非常接近。我的意思是,從字面上看,我們生活在一個之中,我們與一個世界互動。人們忘記了它有多激動。而且他一直忘了這個行業,因為很多時候我們只是把它看作是到處都是股票。來來回回。交易,現在是您的,現在是其他人。因此,當您談論自己的想法時,它也讓我想起了那一刻。挺酷的是的那麼,您希望觀眾從該視頻中獲得什麼樣的收穫?


Darren :天眼cha,如果您聽到了,請給我們廣告費,這太好了。實際上,嗯,我的意思是,就像,我實際上有很多事情想問你,我想也許下次我們將進行長時間的討論或一團糟,因為很多人不了解的事情是為什麼會真正房地產需求,例如不同類型的貸款,甚至我們的附屬項目項目支持技術學院,我想在下一次談論更多。在此之前的事情,如果人們想與您聯繫以找到有關房地產的更多信息,或者您對整個行業有所了解,等等,那麼您如何建議人們找到更多有關您的信息並與您討論它?


Darren :當然,那太好了。是的,我真的希望您下次再參加,因為我認為即使是像最初的十分鐘一樣,我也收穫頗豐。就像哇,這是我們希望在Denzity見解中實現的,每個人都可以分享想法。我們只想知道什麼是最好的投資或最好的見解。因此,我真的想說謝謝大家。我希望觀眾能從中受益匪淺。

Alicia:謝謝Darren 。感謝您的款待。

Darren :好的,直到下一次。下次見。謝謝。


What are your thoughts on this video? Don’t forget to let us know in the comments section.

See you in the next episode! 

Until then, stay home and stay safe.

Market Updates 未分類

Building Cities with Ivan Ko | Denzity Insights

Building Cities with Ivan Ko | Denzity Insights

Please enjoy this transcript of Building Cities with Ivan Ko, Chairman of RECAS.



Welcome to our very first Denzity Insights episode!

One of the key skills you need to have when it comes to real estate investing is to learn how to envision how a city develops over time. We are kickstarting the series with Ivan Ko, Chairman of RECAS. I had met him at a PropTech event in Hong Kong a few years ago. Since then, Ivan has been an advisor to me and has helped me mould what Denzity is today. In this episode, he describes how a real estate developer needs to do on a daily basis, how the audience can understand what it is like to be a real estate developer and why we need more real estate experts.

As it can be difficult to catch some minor errors, transcripts may contain a few typos or inaccuracies.

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Alright, let’s get back to the transcript of the show.

Darren Wong: Hey Ivan, thanks for coming in. 

Ivan Ko: Hey, Darren, how are you? 

Darren Wong: Very good. Very good. Today is a very exciting time for me because as I said before: the whole journey with Denzity started with you. So it’s something that I’ve been waiting for for a long time and then it’s just interesting to have this format to talk to you more about your experience, your whole career and even something that I know you want to tell all the audience about, the real estate sector. 

Ivan Ko: Yeah, I think that’s very flattering to me that you said your journey started from me. And I think it’s good that I can have this chance to kind of not walk through with you, but at the same time, see you grow with your Denzity ideas and also get the fundraise and now get started. I think this is a big time. 

Darren Wong: Oh, yeah. I hope so. 

Ivan Ko: Even though Hong Kong is facing a very tough moment, I think we can all get over this, especially in the real estate market, I think. And in any case, Hong Kong’s real estate market is going to be as popular as it was. So I think you did the right thing, and I do hope that your Denzity can be a global platform instead of just Hong Kong. 

Darren Wong: That’s a lot of—, that’s a lot of stress on me now. But then for the audience who don’t know who you are, would you mind telling the audience more about your background? And also what you do? 

Ivan Ko: Oh, yeah, why not?

I started doing real estate in 1993. And I started in the real estate agency from Beijing. I did that for seven months and then I was headhunted by Beijing developers. Ever since then, I started doing real estate development. I started doing real estate right from the beginning in Beijing, not from Hong Kong, even though  I was in Hong Kong at that time. And then subsequently, I was made a GM of a piece of real estate development company in Beijing and after the whole development—, and that was a big, big opportunity for me. I was young. I think I was only 30 or 32. So that was amazing. And at that time, I realized we were the first group of people doing development in Beijing from outside. So at that time, we had something high. We had been doing this not Soho, but then the previous one of Soho. And then, later on, I started to do real estate development also in Hong Kong with another listed company. 

So that was the path that I did for almost five years: real estate development in Hong Kong and, and also Beijing. Then, later on, I moved on to set up my own real estate finance company, which is a mortgage company I set up in a joint venture with IFC, the World Bank, and Deutsche Bank. At the time, we were doing real estate mortgage, I mean, residential mortgage underwriting business in Beijing, and that was also very pioneering. We’ve been quiet for a few years, but we were preparing everything: the market, the industry and the standards for standard securitizations of mortgages. But even today the securitization law hasn’t come out yet. So basically, we then closed down the business and I moved on to do real estate fund management and things like that. So I have part of my career in real estate development and part of the longer part, the later part of it being real estate finance or real estate fund management. Later on, I set up a joint venture with Macquarie capital doing real estate funds management into Macau. So now yeah, that’s where I am. 

Darren Wong: That’s a long list of things. And then I think that when I met you, you told me a lot more about what you’re doing afterward too and that’s amazing. So to keep them all in the background, right, so I met Ivan through a property tech event like three, four years ago in 2016 or 17’. And I was running around trying to figure it out about property tech and how to do the business. Ivan was the only guy that talked to me afterwards. He had really good questions to ask the panellists. And then, I was just like, now I want to learn more about him, and the more I knew about your background, I was like, holy crap. I was just a junior-level guy that met you and everything. I was like, “Wow, I was talking to one of the pioneers out there.” So it’s something that is interesting, right? Because you talk a lot about your history, how you first started, you know, how you transitioned slowly with different parties and stuff. If you’re thinking back, is there a history? Is there a time where you think that like, that’s the golden time or something that you’re excited about among everything you have done?

Ivan Ko: Oh, well, certainly.  I think it was the best timing because in the year of 93’,

94’ it was just the beginning of foreigners being able to invest in real estate projects in China and via debt companies in China. They don’t have office buildings; they can only brand hotel properties, hotel rooms as their offices, can you imagine? And I still remember at that time when I completed my first pre-sale—, because that was just an empty piece of land and we had to draw and solve the building of the office,  the oil and gas company came to us and they wanted to buy the whole floor. I was talking about just using these drawings to talk about how much the price is and that and then later on when we received the payment, they paid all cash. $20 million, we had to count the cash one by one. 

Darren Wong: Wait, with like two suitcases, holding it and being like.

Ivan Ko: No, the whole room. The whole room was filled with renminbi notes. 

Darren Wong: Really? Wow okay 

Ivan Ko: And so that was very interesting. I still remember that I had to pretend that I didn’t want to sell the property to them. And they were so keen. 

You know at that time I was responsible for marketing and sales. So that was the golden moment. Later on, when we moved to 97’, 98’, the Asian financial crisis, we had a bit of change in the market. Because previously it was the commercial market which was very, very in demand

in Beijing and in other cities in China and then in 98’, 99’ it shifted to residential. It slowly shifted to residential, because at that time people started to have their own savings; they have money and they want to buy their own properties instead of living in a quarter assigned by their

state enterprises. So then the whole market changed, and then the property market in mainland China just took off. So that was the real golden period for almost like 20-30 years. 

Darren Wong: Mmhmm. So after all that, how do you lead back to Hong Kong then? Because like, obviously, you have a real estate development firm in Hong Kong, and others among other many projects you’re doing, how do you lead back to Hong Kong in the end? 

Ivan Ko: Oh, well, in fact, I did five years in the Beijing real estate development company, and then I joined a listed company in Hong Kong. They both have a portfolio in Hong Kong and also a portfolio in mainland China. So I started doing real estate development in Hong Kong, even though I haven’t long stayed in mainland China for ten years, but I still flew to Beijing on a weekly basis for 10 years. Can you imagine?

Darren Wong: Wow, that’s crazy!

Ivan Ko: I was young. And so yeah, every Monday and Tuesday, I flew to Beijing. And then every Friday night I came back. So is very like I always told my friend’s dad I’m doing the Silk Road between Hong Kong and mainland China [laughs].

Darren Wong: [laughs] 

Ivan Ko: Literally all the way back and forth every single week. That must be hectic! That’s I don’t know, like even for me once a month or once every two months I’m tired already. I don’t know how you do that every single week. That’s crazy. 

Ivan Ko: Well, it was very enjoyable. 

Darren Wong: Really? Oh good, that’s great then. 

Ivan Ko: It was very enjoyable yeah. Because when you see the market, when you meet the people, when you know that—, at that time in the year of 94’, 95’, no one knew how to do real estate development in Beijing. We were the first one. And Sun Hung Kai people and Henderson land people, they were there. But also, everyone didn’t know how to do it, including the government officials in Beijing. They don’t know how to do it. So we had to think about how to do it. And then I told my colleagues, I have several Hong Kong colleagues working with me at the time and I told them that “Hey, let’s face this, no one knows how to play this game.” And every day we have to go up to the stage and fight with the contractor, the vendors,  and a couple of officials.

Every day we are being punched, bleeding in the nose and then the next day we have to go up and fight again because no one knows how to do it. So finally, a year later, you will be very, very well versed with what’s going on and how to do it, how to talk to people, what will be prioritized and what should be back in the queue and so it’s very interesting. Very pioneering. 

I feel very excited. 

Darren Wong: That’s something that I want to talk to you about. This whole interview, because a lot of people don’t know what a real estate developer does. And frankly, these are the things in our industry that were like, even before I got into a real estate firm like holy crap, it was not that easy. There’s a lot of things to do and it’s something that I want to do more these kinds of videos and then, you know, for us, right, I think that we can have your whole journey, like a three to five hours video. So easily as something that I will focus on is more about your firm, what do you guys do and everything to give the audience a better picture?

So what’s a typical day for example right, today for you and your team in a real estate development firm?

Ivan Ko: Well, usually every single project, no matter big or small, every one of them, they have problems every day. You never know, sometime in the daytime, you hold your meetings with your colleagues and talk about this working procedure and the drawings, the

variation orders, (variation order is something that you have to amend the drawings, amend the work) and then carry on with the construction and then maybe in the afternoon, you have to meet with the contractor and then, later on, meet the supplier or these creditors and talk about the price and then, later on, you have to meet a government official or banker to talk about the mortgage financing. How are you going to provide a mortgage retail buyer? And then at the end of the night, you might end up with a client. Then you have to meet them because most of the time in real estate development in Beijing or Mainland China, government officials, bankers, vendors, contractors, clients, they all want to meet the general manager of the development company.

If they don’t meet you, they won’t take action. That’s the big difference between doing real estate development in mainland China and in Hong Kong. In Hong Kong, real estate development is very easy. You just call the consultant in and tell them what you want and discuss it with them. And then after the meeting, all the consultants just go to the government liaise with the government department and the government department does not have to see me. Not for one single meeting, no. They just deal with the AP, an architect, and surveyor and things get done. 

It’s very comfortable doing real estate development in Hong Kong and the problems that you face, I mean, those are out of expectation problems. You don’t expect problems, like one day when we were doing the demolition in our site in Beijing on Finance Street, a contractor called us and said, “Oh, we have a problem here.” So then we went down to the site to see what the problem was. And it was an old lady sitting on the caterpillars machine. And she said that she doesn’t want to move so we called the police. 

He said, “No one can ask her to move.” And then finally we gave her some money, and because she thought that we were disturbing her life. (She’s one of his neighbours. So we have to give her what we call 干扰费(ganrao fei) (interference) fee to compensate for the disturbance we have caused to her and her neighbours. So then she went away and we could carry on with our work.

So very interesting every day you have problems pop out and you never know what that problem will be. And that’s my development’s work.

Darren Wong: You make it sound like everything— my life is easy, it’s a lot easier. I thought it was hectic but sounds like you’ve done a lot more. A lot more real problems to deal with compared to me. 

Ivan Ko:  Well, real estate investment is very different. Real estate development is kind of like you have to be on top of the situation every day, and you have to expect anything you don’t expect.

Darren Wong: So this is something that’s interesting, right? Because as a developer, like I see as someone who’s at an early stage, they already see a long term of what’s going on because it’s risk is very high compared to like, my work before in real estate investing where I can be like, “hey, there’s 1000 projects out there. I don’t have to be the early stage,” versus the developer, they take a lot of risk and obviously the reward compensates for everything else. 

So back in the day, right, like, obviously, Beijing or Hong Kong, you know, it’s very easy to see now, but back in the day, obviously, they aren’t as developed. So how do you assess and compare different projects when you’re bidding and stuff like that?

Ivan Ko: Well, we have to always look at where in China, you have to first of all, look at which city, because some cities have a rare, very good market depth. For some of them they don’t. Like Beijing is very good. Shanghai is very good. But when you go to 大朗 (Dalang), or 沉阳 (Shenyang), it’s very different. And the culture, the way they do it, their local practices can be very different. So you have to first of all, understand which city you are focusing on and then whether the market is deep enough, and then how will the government do and whether they are credible or not. And whether you have the relationship there.

As you know, in China doing business in China, you always have to have a good relationship; it’s what they call 关系 (guanxi). Yeah, and or you have a good local partner. So those are the few things. Certainly the normal things here are location, location, location, and market study, things like that. Those are normal, normal things.

Darren Wong: Because I found from hearing it right, even though obviously, the audience are not all with the developers, but then if I’m an investor too, there is some takeaway right away. My head was like, “Hey, you got to understand which city you want to go for.

What’s going on? Who do you know? Do the local players actually understand the culture and opportunities and do you, working with them, actually rely on them to work together as a team?”

So I even find from viewing the audience, they might not be a developer who does stuff, but I think the audience would hopefully learn from that. And for people who are not in the sector, right, how would you explain to them how to understand, to envision that community development, because I think as a developer, you have to really envision what kind of space; how people interact with the space, what kind of things would happen around the neighborhood? So I want to know what you think about that. 

Ivan Ko: For this, that’s very important because it goes along with the first decision. The first decision in real estate development is the most important decision. It’s to buy the land. Which land does one want to buy, and why does one want to buy it? And if that decision was right then everything subsequently will be easy. If the first decision was wrong because you bought the wrong piece of land, no matter how hard working you are, or what remedial measures you take, you’re not going to correct the wrong decision you made in the first place. So, basically, you will have to look at the environment, the neighbourhood, and also all kinds of these building regulations or planning regulations associated with the land.

You will have to imagine, because during the time when you buy the land, it may be an old house or have old properties sitting on land where you have to imagine the future. How are you going to put a beautiful building there and have it be welcomed by your neighborhood, or people that you want. And so the next thing is you have to imagine what you want to do

with this piece of land. So you have to talk with the architect, and talk with several architects, not just one, because one architect can give you some ideas, because architects are very creative. They have done a lot of different projects at the same time so they might be able to give you some ideas of what others are doing, what is the trend, and how you can save money, these kinds of things. So talk to the architect, talk to surveyors, and maybe talk to your competitors. Competitors would also like to tell you their story because they are not doing the same project as you are and because everybody is unique within a location. No two projects are the same, even though they might be neighbored to each other.

So basically, you can have a lot of information coming to you and then you get the feedback to examine this and that. And then finally you come up with what we call the “positioning of your property.” What do you want to build? What’s the image that you want to give? And then what design you want to have. For example, would the composition of the commercial element be together with the residential element, or how would we want the traffic to flow, that sort of thing. 

Sometimes you don’t have the ideas so then you have the architect propose them to you as a developer. So as a developer, being the main core of the value chain, you have a lot of people helping. 

Darren Wong: Mmhmm. That’s good. I think that’s kind of exciting. Thinking about that in my head, like how things are working. And, you know, it’s a lot of things that have components combined together, that is hard to explain. So this is kind of good to give us like an overview. So from all those experiences and a skill you have learned, for example, envisioning the future over the years in the real estate market right, you started from Beijing and Hong Kong and I know there have been other places as well. How do you transfer those skills to other places? Are there any similarities within places like work differences, when you go to different areas to focus on different types of people, and therefore different groups of experts and so on?

Ivan Ko: Well, once you acquire the method and you have done the full cycle then you know how to do it in other countries or another place. Basically, the methodologies are the same, but then in different markets you prioritize different things. For example, in certain markets you prioritize relationships first. Whether you can find the right partner, the right banks, or the agents that will help you, and then in other markets, you start with the asset first. Meaning that you have to find the right piece of land first. And that’s not the rest of it. So if you have different markets, you have different priorities. The second thing is whether you will be able to put together a capable team to help you, that is also very important. Otherwise you wouldn’t be running around resolving problems, which is very difficult. And so, basically, I think, once you have gone through the whole cycle, you know, if there is a project in London or New York or in Japan, Tokyo, you know the way. Sometimes we use top down, that means the analytics goes from the top, macro view and then the micro, and then down to the site and then the neighborhood. Other times we go from the top up. So it all depends on the market. 

Darren Wong: I see. I think that so far I’m getting like a crash course about real estate development. That’s actually pretty interesting. And I only have because I know you’re busy only a couple more questions because something that even in my head, I have to ask you in this format for the audience, right? That’s, you know, I’m sure I said before no audience is going to be a real estate developer, they would be an investor. So what kind of tips and advice would you give to the audience who wants to participate in early stage real estate projects for example, early stage that maybe is you know, like half a year from a CA and stuff like that. What kind of advice do you have for them?

Ivan Ko: Well, always you’ll have to use your eye to see what the property or what the project is. Never do it on paper. Never believe in paperwork because real estate is something that you have to visit the site yourself. Do it many times: daytime, nighttime, in the morning, you’ll find different stories about the neighborhood, about the environment. Maybe you can talk to the neighbors, see what feedback you will get. Sometimes you hear some very old stories, which might be relevant to you.

And sometimes some people might be able to tell you what will happen in the neighborhood in the future. So you’ll have to be almost treating it as your new baby that you’re going to see him or her, every moment when you are free or even when you are not free you still have to look at it and check out this and that. So doing real estate development or real estate investment is different from doing securities or buying bonds, that sort of thing. For those kinds of financial investments, you can do it on paper. But doing real estate investments and development, especially development, you will have to do it on your own by yourself in person. Don’t rely on paperworks. You’ll have to see the real thing, that real situation, the environment. And then the second thing is always be prepared to roll your sleeves and do whatever it requires you to. 

Never be afraid of talking to the contractor or delegate everything to your subordinate to deal with the property agents. Get to the frontline; get the feeling; get the touch, know the details. Sometimes you might have to use your street wisdom. So yeah, a lot of things to learn and no matter how many years in real estate development you have been in, you’ll always learn something new, something you don’t know. So every day you prepare to learn something, or to get to know something that you are not aware of, or you don’t know. So this is very interesting because consumer behavior is always changing. And you have to get a very close touch of what’s going on in the consumer, in your talents, in your target audience. And then at the same time, product design, the building design, it’s always evolving. The use of materials, the space planning, the flow, the mood, that sort of thing. It’s very exciting and I would advise anyone who is always curious, keen to learn and willing to learn, hard working, go into real estate development. This is the most interesting industry, among all others.

Darren Wong: I can feel a lot of passion when I hear you talk about your work. It sounds like, you know, because we’re in the same industry, we know how hard it is, but then it’s very rare to find someone like you that still has so much passion for doing this for so so many years. So that’s something that is very, very good to hear from you. So something that is interesting when you mention about being at the neighborhood, at the site, like you know, how we’re interested in proptech ourselves. So do you think technology such as virtual viewing or drones to check out a neighborhood can help investors understand the investment better, and how far do you think technology is from like, mature so far?

Ivan Ko: Well, I think the technology that is available can help a lot in real estate development because we don’t necessarily need to go to the site. We can fly the drone and look at the progress. I remember when I was doing the peace project in Beijing, we had to rent an office close by so that we could look out from the window and see the progress of the project every day.

So that is one way. It’s very physical, but now, you don’t have to do that. You can have some CCTV or IoT to see what’s going on and check. But at the same time, I think the basic element is the same: that you have to do your own investigation, your due diligence, by site visit by talking to the neighborhood, by talking to the elderly nearby to learn about the old story and things like that. And so basically, technology will help a lot, especially when we have this building information modelling (BIM), which tracks all the changes in design and budget. They are surveyor calculators. And once the architect changes the M&E, fields of quantity can change by themselves. So, these kinds of things can help make the whole process more efficient. 

So technology I think does play a major part in the whole process, but, I will say putting technology into construction and real estate development is also a challenge because this is a very old industry. So as human beings who previously lived in caves, we now have our own buildings. At the same time, the practices, the cultures, it can be difficult to change. So putting in technology into a construction site, or a real estate project can be quite challenging and you have to prepare to kind of educate them and also get them on board to agree with the use. 

Darren Wong: I mean, that’s why we’re here, right? We’re trying to figure this out in Denzity, obviously trying to figure out the whole research part of learning what’s going on out there. So I think this is something that echoes really strongly with what we believe in. So besides BIM, virtual viewing and stuff, like drones, what other technology and property tech, or construction tech that you know or think is gonna impact a lot for the whole real estate industry?

Ivan Ko: Well, most of the time it’s the IoT or the surveillance systems, the facial recognition for property management. Also, robotics being used on construction sites for dangerous, or some very difficult work, where the human cannot get into. So those robotics can be another one. I always imagined that one day we can have a robot to clean the curtain wall. Because cleaning the curtain wall is so dangerous. And if we can have a robot, which can play music or dance while he is cleaning the curtain wall, then people can look at the building and see all this is very interesting. So this kind of thing, I think it will change and it will kind of get to more common use.

Darren Wong: I see. I think that’d be a really good PR actually for you know to drive presale, right? That’ll be a cool kind of scheme. So that’s kind of cool. So I think I said before I know you’re a busy person. I’ve got one last question I have to ask, you know, for myself one day, like compared to today, it’s a lot harder. Is it a lot harder to be a developer and would you recommend people considering to be a developer or would you rather them try different aspects of the real estate sector?

Ivan Ko: I would say being, I mean, joining a developer is the most crucial part of this whole value chain, because as a fund manager, even though they are at the top of this betting chain, they are not the organizer. The only major organizer is the developer, because they have to organize a lot of different resources: the land, the people, the bank, the consumer, the contractors, government officials. They have to deal with many things. So they organize all these together, and then they kind of divide the risks into a different section, and shifts the risk from their own to other parties; each one takes on certain risks, like the architect, the contractor, and then the banker, they bear different risks in the whole development. So once you’ve done the full cycle, then you can comfortably move on to other positions like a fund manager, property agency, whatever, because now you understand the whole thing, and you can move on to set up your own business like a prop tech, density, etc,. Yeah I’d say it’s a very good learning curve.

The developer’s life is very interesting. You bump into different problems or different issues every day. So it’s good. 

Darren Wong: Yeah, like I think that because you and I, we  both know a couple people that aren’t in the real estate industry trying to get into prop tech. And for me, it’s like their learning curve is so much because real estate is not only about tech it’s about the people, about the industry, it’s about the whole machine in the world, and how can you make that one piece that makes everything works? So it’s something that echoes hard too because if I were if I weren’t working in the real estate fund, there’s no way I would even think of Denzity. There’s no way I would even consider that as an option. So something that you know, like it’s coming from you is something that is kind of interesting. So what kind of—, last thing I have, what kind of takeaway do you want the audience to have from this interview?

Ivan Ko: I think that if you have not joined the real estate industry, please join it. It is a very big industry. The value chain and the things that you can do is numerous. I mean, it’s unlimited. And I will say the real estate industry, the longer you stay in the industry, the more projects you’ve done, the better you are. Not like IT where 15 year old students can beat a senior guy and experience doesn’t come too much. But in real estate, the longer you stay, the more experienced you are, it’s better. Especially now when people might live to the age of 120. So, the healthier you are the better but at the same time, I think be prepared to learn things, because the industry is also changing. And so I think the real estate industry, get into it. If you can become an employee of a developer, then yeah, join it. That’s the best start of your career.

Darren Wong: Hmm. I feel like this is not only for development, it’s for investment too, because a lot of people like management, it’s a very big whole sector that the more you’re in you just know more and more because I know a lot of people too, they’ll tell me that like “Oh my first real estate investment wasn’t great at all.” But the more I do it, I know what I want, the more I know what to do. So it’s something that I think is so unique in this industry because the more you know, you know that there’s so much more out there and you just want to be a sponge and learn more and more. So it’s something that I think the audience will appreciate. And if people want to reach out to you to learn more about your work, how would we suggest they find you?

Ivan Ko: Oh well, they can find me through Denzity. Yeah, or they can email me or WhatsApp me. I welcome all kinds of content or connections, especially if you are interested in real estate industry or development, real estate fund management, I can offer some advice or help or whatever it is, I think this industry needs a lot of good people, talented people, and people who are keen to make a successful career.

Darren Wong: I see that’s good. I’ll obviously after this call, I’ll ask you some kind of links and stuff like that for people to reach out to you. And I’ll put everything in the show notes. And then I want to say, Ivan, I think that I want to do a long form in the future, to dive in your journey, because I’m sure there’s a lot more of your stories that you haven’t told me and the audience yet. So something that I really want to know personally, as well. And thanks for the time. I really appreciate it. And I just hope that you come on board next time again for our interview.

Ivan Ko: Yeah, Yeah my pleasure. And also, thanks, Darren, and I think you have a good start. 

Darren Wong: Thank you. 

Ivan Ko: Let’s roll it out. And make this successful. 

Darren Wong]: Yeah, I hope so too. It’s been a while. So thanks, thanks a lot and talk to you next time then, thank you. 

Ivan Ko: Okay, thanks. Bye bye.


Darren Wong:嘿,Ivan,謝謝您的光臨。

Ivan Ko:嘿,Darren,你好嗎?

Darren Wong:非常好。很好。今天對我來說是一個非常激動人心的時刻,因為正如我之前所說的,與Denzity的整個旅程始於您。因此,這是我等待了很長時間的事情,然後有趣的是,有這種形成性的想法,可以與您更多地交流您的經驗,您的整個職業生涯,甚至我想告訴所有聽眾,房地產行業。

Ivan Ko:是的,我認為您說自己的旅程是從我開始的,這對我來說很受寵若驚。而且我認為我可以有機會不跟您一起走,這是很好的,但與此同時,看到您隨著您的Denzity想法而成長,並獲得籌款,現在就開始吧。我認為這是一個重要時刻。

Darren Wong:哦,是的。但願如此。

Ivan Ko:儘管香港面臨一個非常艱難的時刻,但我認為我們都可以克服這一困難,特別是在房地產市場。無論如何,香港的房地產市場將一如既往地受歡迎。因此,我認為您做對了,我希望您的Denzity可以成為一個全球性平台,而不僅僅是香港。

Darren Wong:這很多–現在我承受的壓力很大。但是對於那些不知道您是誰的聽眾,您是否願意告訴聽眾更多關於您的背景的信息?還有你做什麼?

Ivan Ko:哦,是的,為什麼不呢?



Darren Wong:這是一長串的事情。然後我想,當我遇見你時,你也告訴了我很多關於你事後的事情,這真是令人驚訝。因此,為了讓所有人都能了解背景,沒錯,所以我在三,四年前的2016年或17歲的房地產技術會議上認識了Ivan。我四處奔波,試圖弄清楚有關房地產技術以及如何開展業務的知識。之後,Ivan是唯一與我交談的人。他有很好的問題要問小組成員。我就像,現在,我想學習更多,對你的背景了解得更多,就像是胡扯。我只是一個初中生,遇到了您和所有內容。我當時想,“哇,我正在和一位先驅在談話。”所以這很有趣,對嗎?因為您經常談論自己的歷史,所以您是如何開始的,知道如何與不同的政黨和事物慢慢過渡。如果您回想一下,是否有歷史?您是否有一段時間覺得這是黃金時期或您對所做的一切感到興奮的事情?

Ivan Ko:哦,當然。我認為這是最佳時機,因為在93年,


Darren Wong:像兩個手提箱一樣[舉起手臂],握著它,就像[放下手]。

Ivan Ko:不,整個房間。整個房間裡滿是人民幣紙幣。

Darren Wong:真的嗎?哇好

Ivan Ko:所以這很有趣。我仍然記得我不得不假裝自己不想將房產賣給他們。而且他們很乾淨。您知道當時我負責市場營銷和銷售。這就是黃金時刻。後來,當我們轉移到亞洲金融危機的97’,98’時,我們的市場發生了一些變化。因為以前是非常需求的商業市場在北京和中國其他城市,然後在98英尺,99英尺處轉移到居住區。它慢慢地轉移到了住宅上,因為那時人們開始有了自己的積蓄。他們有錢,他們想購買自己的財產,而不是住在他們分配的四分之一


Darren Wong:嗯。那麼,畢竟,您如何回到香港?因為,顯然,您在香港有一家房地產開發公司,而您正在執行的其他眾多項目中,您到底如何返回香港?

Ivan Ko:哦,事實上,我在北京房地產開發公司工作了五年,然後加入了香港的一家上市公司。他們在香港和中國大陸都有投資組合。因此,即使我已經在中國大陸待了很長時間了,但我還是開始在香港從事房地產開發工作,但我仍然每週10天都飛往北京。你可以想像?

Darren Wong:哇,這太瘋狂了!

Ivan Ko:我還年輕。是的,每個星期一和星期二,我都會飛往北京。然後每個星期五晚上我回來。就像我一直告訴我朋友的父親,我正在做一條介於香港和中國大陸之間的絲綢之路[笑]。

Darren Wong::[笑]

Ivan Ko:從字面上看,每週一次。那一定很忙!那是我不知道的,就像每個月一次或每兩個月一次對我來說,我已經累了。我不知道你每星期怎麼做。太瘋狂了。

Ivan Ko:嗯,這非常愉快。

Darren Wong:真的嗎?噢,那太好了。

Ivan Ko:是的,非常愉快。因為當您看到市場時,當您遇見人們時,當您知道時–在94年,95年的那一年,沒有人知道如何在北京進行房地產開發。我們是第一個。在亨德森的一些香港人沒有土地。而且,每個人都不知道該怎麼做,包括北京的政府官員。他們不知道該怎麼做。所以我們必須考慮如何做。然後我告訴罪犯,當時我有幾位香港同事與我一起工作,我告訴他們:“嘿,讓我們面對現實,沒人會玩這個遊戲。”每天,我們必須走上舞台,與承包商,供應商和幾個官員打架。



Darren Wong:我想和您談談這一點。整個採訪,因為很多人不知道房地產開發商的工作。坦率地說,這就是我們行業中的事情,甚至在我進入像垃圾一樣的房地產公司之前,難道不是那麼容易嗎?有很多事情要做,我想通過這些視頻來做更多的事情,然後,對於我們來說,對,我認為我們可以像三到五個小時的視頻一樣完成您的整個旅程。我要重點關注的事情很輕鬆,那就是更多關於您的公司,你們的工作以及所有可以給聽眾帶來更好印象的事情。


Ivan Ko:嗯,通常每個項目,無論大小,每個項目每天都有問題。您永遠不會知道,在白天的某個時間,您會與同事舉行會議並談論此工作程序和圖紙,




他說:“沒有人可以要求她移動。”最後我們給了她一些錢,因為她認為我們正在打擾她的生活。(她是他的鄰居之一。因此,我們必須給她提供我們所謂的干擾費(ganrao fei),以補償我們對她和她的鄰居造成的干擾。於是她走了,我們可以繼續進行下去。


Darren Wong:您的聲音聽起來就像我的一切—我的生活很輕鬆,很容易。我以為這很忙,但聽起來您做得還很多。與我相比,還有很多實際問題需要解決。

Ivan Ko:嗯,房地產投資是非常不同的。房地產開發有點像您必須每天掌握最重要的情況,並且您必須期望您沒有想到的任何事情。

Darren Wong:這很有趣,對嗎?因為作為開發人員,就像我所處的早期階段一樣,他們已經看到了正在發生的事情的長期情況,因為與我之前從事房地產投資的工作相比,風險很高,例如:嘿,那裡有1000個項目。我不必早於開發階段。”與開發人員相比,他們承擔著很大的風險,顯然,獎勵可以彌補其他所有問題。


Ivan Ko:好吧,我們必須始終關注中國的哪個地方,首先必須關注哪個城市,因為有些城市的市場深度非常罕見。對於其中一些人而言,他們不是。像北京很好。上海很好。但是,當您去大朗(Dalang)或沉陽(Shenyang)時,情況就大不一樣了。而且文化,他們做事的方式,他們當地的做法可能大不相同。因此,您必須首先了解您所關注的城市,然後了解市場是否足夠深,然後了解政府將如何做以及它們是否可信。以及您是否在那兒有關係。


Darren Wong:因為我從正確的聽覺中發現,儘管很明顯,聽眾並不都與開發人員在一起,但是如果我也是投資者,那麼馬上就會有收穫。我的腦袋就像:“嘿,你必須了解你想去的城市。



Ivan Ko:這很重要,因為它與第一個決定一起進行。房地產開發的首要決定是最重要的決定。是要買土地。一個人要買哪一塊土地,為什麼要買?如果這個決定是正確的,那麼隨後的一切將變得容易。如果由於購買了錯誤的土地而做出的第一項決定是錯誤的,那麼無論您的工作多麼努力或採取的補救措施是什麼,您都不會糾正最初做出的錯誤決定。因此,基本上,您將必須查看環境,周圍環境以及與土地相關的所有這些建築法規或規劃法規。





Darren Wong:嗯。非常好。我認為這很令人興奮。想著這件事,就像事情是如何進行的。而且,您知道,很多東西將組件組合在一起,這很難解釋。因此,這給我們提供了一個概覽。因此,從您所學到的所有經驗和技巧中,例如,展望房地產市場多年的未來,您是從北京和香港開始的,我知道還有其他地方。您如何將這些技能轉移到其他地方?當您去不同的領域專注於不同類型的人,從而導致不同的專家組等等時,工作差異之類的地方是否存在相似之處?

Ivan Ko:嗯,一旦您掌握了該方法並且完成了整個週期,您就會知道如何在其他國家或其他地方進行此操作。基本上,方法是相同的,但是在不同的市場中,您會優先考慮不同的事情。例如,在某些市場中,您首先要優先考慮關係。無論您是找到合適的合作夥伴,合適的銀行,還是可以為您提供幫助的代理商,然後在其他市場中,都首先要從資產開始。這意味著您必須首先找到合適的土地。這還不是全部。因此,如果您擁有不同的市場,那麼您將擁有不同的優先級。第二件事是您是否能夠組建一支有能力的團隊來幫助您,這也很重要。否則,您將無法解決問題,這非常困難。因此,基本上,我認為,一旦您經歷了整個週期,便知道,如果在倫敦,紐約或日本,東京有項目,您就會知道。有時,我們使用自上而下的方法,這意味著分析從頂部,宏觀視圖,微觀視圖開始,然後再到站點再到附近。其他時候我們從頭開始。因此,這完全取決於市場。

Darren Wong:我知道。我認為,到目前為止,我正在獲得有關房地產開發的速成課程。這實際上很有趣。我只是因為我知道您僅在忙幾個問題,因為即使在我腦海中,我也必須以這種格式向聽眾問你,對嗎?那就是,你知道,我確定我說過,在沒有任何觀眾成為房地產開發商之前,他們將成為投資者。因此,您會向想要參與早期房地產項目的聽眾提供什麼樣的提示和建議,例如,您可能知道的早期階段,例如從CA獲得半年的服務,以及諸如此類的事情。您對他們有什麼建議?

Ivan Ko:好吧,總是需要用眼睛觀察什麼是財產或項目是什麼。切勿在紙上做。永遠不要相信文書工作,因為房地產是您必須自己訪問該站點的東西。要做很多次:白天,晚上,早晨,您會發現有關社區和環境的不同故事。也許您可以與鄰居交談,看看您會得到什麼反饋。有時您會聽到一些非常古老的故事,可能與您有關。



Darren Wong:當我聽到您談論您的工作時,我會感到非常的熱情。您知道,這聽起來像是因為我們處於同一個行業,所以我們知道自己有多艱辛,但是很難找到像您這樣的人這麼多年仍然對此充滿熱情的人。因此,您的來信真是太好了。因此,當您提到在附近,在現場時,就像您知道的那樣,我們感興趣的是我們對道具技術的興趣。那麼,您認為虛擬觀看或無人機等技術可以幫助投資者更好地了解投資嗎?您認為技術到目前為止已經成熟了多少?

Ivan Ko:好吧,我認為可用的技術可以對房地產開發有很大幫助,因為我們不一定要去現場。我們可以飛無人機,看看進度。我記得當我在北京進行和平項目時,我們不得不在附近租一個辦公室,這樣我們才能從窗戶向外看,每天都能看到該項目的進展。



Darren Wong:我的意思是,這就是為什麼我們在這裡,對吧?我們試圖在Denzity中解決這個問題,顯然是想弄清楚整個研究部分,以了解正在發生的事情。因此,我認為這確實與我們的信念很相呼應。因此,除了BIM之外,虛擬查看和內容(如無人機),您知道或認為的其他技術和房地產技術或建築技術也會對我們產生重大影響整個房地產行業?

Ivan Ko:嗯,大多數情況下是物聯網或監視系統,即用於物業管理的面部識別。另外,機器人被用在建築工地上,人類無法進入的危險或非常困難的工作。因此,那些機器人技術可以成為另一種。我一直以為,有一天我們可以擁有一個機器人來清潔幕牆。因為清潔幕牆非常危險。如果我們有一個機器人,他可以在他清潔窗簾牆的同時播放音樂或跳舞,那麼人們可以看著建築物,這一切都非常有趣。因此,我認為這種事情將會改變,並且會變得更加普遍。

Darren Wong:我知道。我認為這實際上是一個非常好的PR,因為您知道要進行預售,對嗎?那將是一個很酷的計劃。所以這很酷。所以我想我在我知道你是一個忙碌的人之前就說過。我還有最後一個問題要問,你知道,有一天,和今天相比,今天要困難得多。成為開發商會難嗎?您會推薦那些考慮成為開發商的人嗎?還是您希望他們嘗試房地產領域的不同方面?

Ivan Ko [33:06]:我的意思是,加入開發商是整個價值鏈中最關鍵的部分,因為作為基金經理,即使他們處於投注鏈的頂端,不是組織者。唯一的主要組織者是開發商,因為他們必須組織許多不同的資源:土地,人民,銀行,消費者,承包商,政府官員。他們必須處理許多事情。因此,他們將所有這些組織在一起,然後將風險分為不同的部分,並將風險從自己的風險轉移到其他各方。每個人都要承擔一定的風險,例如建築師,承包商,然後是銀行家,他們在整個開發過程中承擔著不同的風險。因此,一旦完成了整個週期,您就可以輕鬆地升任其他職位,例如基金經理,房地產經紀等,因為現在您已經了解了整個過程,就可以像創業公司一樣建立自己的企業了。道具技術,密度等。是的,我想說這是一個很好的學習過程。


Darren Wong:是的,就像我認為,因為您和我,我們都認識了一對不從事房地產行業的人,他們試圖進入道具技術領域。對我來說,就像他們的學習曲線是如此之多,因為房地產不僅關乎技術,關乎人,關乎行業,關乎世界上的整個機器,以及如何製造一件使一切正常的作品?因此,這也引起了強烈反響,因為如果我不在房地產基金中工作,那我什至無法想到Denzity。我什至沒有辦法將其視為一種選擇。因此,您所知道的東西(例如來自您的東西)是一種有趣的東西。那麼,我的最後一件事是,您希望聽眾從這次採訪中獲得什麼樣的外賣?

Ivan Ko:我認為,如果您還沒有加入房地產行業,請加入。這是一個很大的行業。價值鍊和您可以做的事情很多。我的意思是,它是無限的。我會說,房地產行業,您在該行業停留的時間越長,您完成的項目越多,您的狀況就越好。不像IT那樣,15歲的學生可以擊敗高年級學生,而且經驗也不會太多。但是在房地產領域,您停留的時間越長,您越有經驗,那就越好。尤其是在人們可能活到120歲的現在。因此,您越健康越好,但與此同時,我認為準備學習一些東西,因為行業也在發生變化。因此,我認為房地產行業會參與其中。如果您可以成為開發人員的僱員,那麼可以加入。那是您職業生涯的最佳開端。

Darren Wong:嗯。我覺得這不僅是為了發展,也是為了投資,因為很多人都喜歡管理,這是一個非常大的整體領域,您所處的位置越來越多,因為我也認識很多人,所以越來越,他們會告訴我,例如“哦,我的第一筆房地產投資根本不算什麼。”但是我做得越多,我就知道我想要什麼,我就越知道該做什麼。因此,我認為這在這個行業中是獨一無二的,因為您知道的越多,您知道那裡的東西就更多,而您只是想成為一塊海綿並學到更多。所以我認為觀眾會喜歡的。如果人們想與您聯繫以了解有關您的工作的更多信息,我們如何建議他們找到您?

Ivan Ko:哦,他們可以通過Denzity找到我。是的,或者他們可以給我發電子郵件或WhatsApp。我歡迎各種內容或聯繫,尤其是如果您對房地產行業或發展,房地產基金管理感興趣,我可以提供一些建議或幫助或其他內容,我認為該行業需要很多優秀人才,人和渴望成功事業的人。

Darren Wong:我認為那很好。顯然,在電話會議之後,我會問您類似的鏈接和諸如此類的內容,以便其他人與您聯繫。我會把所有內容都放在展示筆記中。然後我想說,伊凡,我想我想在將來做一個長篇大論,潛入您的旅程,因為我敢肯定您還有更多的故事是您沒有告訴我的,聽眾呢。我也很想親自了解一些東西。並感謝您的時間。我真的很感激。我只希望您下次再來接受我們的採訪。

Ivan Ko:是的,是我的榮幸。另外,謝謝,達倫,我認為您有一個良好的開端。

Darren Wong:謝謝。

Ivan Ko:讓我們開始吧。並取得成功。

Darren Wong:是的,我也希望如此。有一陣子了。非常感謝,非常感謝,下次再與您交談,謝謝。

Ivan Ko:好的,謝謝。再見。