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The Top 5 Countries in Asia to Retire

Have you ever dreamed of living abroad but never found the right time because career and life got in the way? More and more people are thinking about retiring overseas. In fact, with careful planning and consideration, it is no longer out of reach for many people who are thinking about living abroad for their retirement years. While there’s no one way to approach retirement, Asia could be an appealing option to many.

After considering several important factors like healthcare, cost of living, climate, and development level, we have come up with a list of countries in Asia to retire. Here’s a look at 5 of the best retirement lifestyle options in Asia.

1. Malaysia
Malaysia is often cited as the top Asian country to live or retire as an expatriate. The country is known for its beautiful beaches, spectacular rainforests, fantastic food and decent climate. Although the country’s official language is Malay, English is widely spoken in Malaysia.

Malaysia also enjoys a high level of development. In recent years, Malaysia real estate has attracted more foreign investment. The property buying process is mature and foreigner-friendly. Yet, Malaysian homes are more affordable than Singapore and Hong Kong. If you are looking for an affordable option to retire, Malaysia should be a top priority for retirees. Also, due to its location and infrastructure development, travelling between countries is extremely easy, allowing you to explore Asia’s full potential.


2. Thailand

Known as “The Land of Smiles,” Thailand has much to offer in retirees’ desires. The country provides easily accessible yearly visa renewals for expatriates who have chosen to retire in Thailand, making the paperwork simplifier and easier. Like Malaysia, Thailand’s selling points are its low living cost, warm-water coastlines, and tropical climates. Because of the long-established foreign community, you can gain access to many social events, activities and clubs. It makes your retirement life more fun and sociable.

Housing options include modern condos, beachfront homes and modern gated communities. Thailand’s real estate market is growing steadily. Interested buyers, it’s time to do your research and discover your new home!

3. Vietnam
Vietnam offers beautiful landscapes, colourful local culture and a low cost of living. However, the country doesn’t make things easy when it comes to visas and residency. To retire in Vietnam, one of the options is to apply for a business or investor visa, which could allow you to remain in the country full time indefinitely.

Vietnam’s real estate industry is booming. Rental yield can reach up to 6%-8% in popular areas. If you are looking for a comfortable retirement life in Vietnam, you can research the local real estate market. Maybe you can earn some extra money from the property market to make your retirement life even more luxurious!

4. Sri Lanka
Like other Asian countries, Sri Lanka is known for its fantastic cultures, low cost of living and beautiful landscapes. Sri Lanka offers a “Dream Home Visa Programme”, which allows foreign nationals over 55 to stay in the country. It also provides a steady temperature year-round. To qualify for the programme, you need to invest monetary capital in a local business. The visa will be renewed annually. 

5. Cambodia
Cambodia has long been one of the most desired countries to retire. It offers the benefit of beautiful scenery and a warm climate, and the comfort of a sizeable international connection. It is effortless to obtain long-term visas in Cambodia. The cost of living in Cambodia allows retirees to live a comfortable and luxurious life. Real estate and food are very cheap here. Overall, some expats claim they can live on a $1,500 monthly budget comfortably already.

To retire overseas is a big decision. It is like having your second home! Make sure you do comprehensive research on everything like real estate, visa policy, cost of living, healthcare system and so on!




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Finding clients: Online VS face-to-face?

Finding clients, online or offline? It is now easier to find clients and promote oneself, but on the other hand, the market is getting much more competitive. Let’s find out which way is better.

As real estate agents, we both hate and love the Internet. On one hand, it is now easier to find clients and promote oneself, but on the other hand, the market is getting much more competitive. The online way or the traditional way, which one is better? Let’s find out.

Face-to-face real estate expert

👍🏻Easier to secure clients

Usually, when clients come to consult you face-to-face, they’re not just “browsing around”, especially for making an important financial decision like real estate equity investments. They probably heard about you from a friend and did a little market comparison and research before they decide to talk to you. Clients do not want to waste their time and effort to compare many agents and agencies. In these cases, all you have to do is be prepared for the meeting, show the clients your expertise and share your professional experiences. If your first impression is good enough, the clients will probably hire you right away.

👎🏻Limited marketing channels

Traditional marketing channels for real estate experts can be limited. There are not a lot of platforms, like Denzity, for you to showcase your expertise or communicate with your potential clients. So, it can be challenging to find clients. All you can do is treat every job seriously and hope that your clients will introduce you to their friends.

Online real estate expert

👍🏻More room for you to shine

Social media is a whole new planet for you to explore. With social media platforms like LinkedIn and Facebook, every individual can do their branding. Under this competitive environment, most real estate experts have a few areas of expertise, like Malaysia real estate market, Vietnam real estate equity investment, or feng shui. Agents can share their insights on these social media platforms and reach out to potential clients. Now there are even prop-tech platforms like Denzity where you can communicate with potential clients directly online. With the right techniques, you can get more exposure than ever.

👍🏻Easier communication

Online meeting technology has certainly improved greatly under the pandemic. It is now easy to do video calls no matter where you are, all you need is a stable Internet connection. You can easily communicate with your clients, answer their questions more promptly, and make a better impression. Agents can also join online real estate community groups to share their professional experiences and insights into real estate equity investment enthusiasts. Online communication allows agents to interact with other experts and learn from each other.

👎🏻Real estate agent market is more competitive

Clients can now browse the profile of thousands of real estate experts in like three hours with the Internet. This makes agents harder to stand out in the crowd. Yet, you can treat this as an opportunity to develop your specialty. Become an expert in a particular niche, like rental problems, oversea real estate equity investments, or immigration. This way you can attract more clients and stay competitive.

It is important to maintain your edge in this competitive environment. To do so, you have to invest in yourself. Be your public relations and marketing manager. Build your reputation by creating an online profile. Show the world what you’ve got. Join Denzity today and get your name listed on our extensive directory so that you can reach out to your potential clients. If you have anything particularly interesting you want to share, or you’re specialized in a certain area in real estate equity investment, let us know and maybe you will be the next real estate expert featured in our latest educational series Denzity Insights!

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Real estate expert: Online VS face-to-face?

Should I find a real estate expert online or should I do it the traditional way? That is a question.

Nowadays you can practically find anything online. Especially during the pandemic, online shopping has become the prominent trend. You can buy food, clothes, and services online, and even real estate expert services. Some people may think that real estate equity investment is too “serious” to be done online, however, there could be more pros than cons. Let’s look at the difference between online real estate expert and face-to-face consultation.

Face-to-face real estate expert

👍🏻Higher credibility

For traditional real estate agents, marketing relies heavily on offline strategies like direct sales. Agents and agencies can only build their reputations step by step with years of experience and excellent services. Customers usually decide to hire a particular real estate expert because their friends and families endorsed his or her service. This gives customers more confidence, knowing that they are in good hands.

👎🏻Less convenient

To do it the old-school way, you probably have to visit the real estate expert to start the consultation process. During the pandemic, it can be difficult to find a safe place to talk for hours. Also, for an investment as big as a real estate equity investment, you may want to compare the prices and fees of several agencies before you make a decision. You will then have to spend some time and effort to talk to a few real estate experts, and then compare their services manually. Just think about the workload.

Online real estate expert

👍🏻More sources of information

In the past, if you want to know more about a niche in real estate equity investment, you have to go to a local real estate agency and read their posters or brochures. If you are looking to invest in an oversea real estate market, let’s say, the Malaysia real estate market, then it could be a little troublesome because local real estate agencies may not have substantial information on this subject. Yet, now you can easily search online for information about other real estate markets. There are even prop-tech platforms like Denzity for you to look for real estate experts with specific expertise, like Vietnam real estate market, Malaysia real estate development, and feng shui.

👍🏻More extensive background search

With more choices comes more considerations when making decisions. To choose the best agent, comparison and background search are essential. You can utilize the Internet to do a more thorough background search on your agents.

👍🏻More channels to find agents

Instead of asking your friends who had purchased real estate before or checking out local real estate agencies one by one, you can now go online to do so. There are endless ways to find a real estate agent now. For instance, you can use Denzity’s directory to find the real estate expert that is just right for you. After figuring out what you want, you can apply the filter and browse real estate experts specialized in the area you’re interested in, like feng shui or Vietnam real estate market.

👎🏻Scammers

The Internet not only makes our lives easier but also scammer’s businesses. Let’s be honest here, there certainly are scammers in the real estate equity investment business. That’s why it is important to do research and seek consultation from credible organisations. For example, Denzity is a third-party platform for you to learn more about real estate equity investment and browse lists of unaffiliated real estate agents.

Do you prefer the online way or the traditional way? Let us know in the comment section.

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Denzity Insights Transcript: Malaysia Real Estate Investing For Foreign Investors with Nicholas How


Malaysia Real Estate Investing For Foreign Investors with Nicholas How

Connect with Nicholas:

Website: www.faizulridzuan.com

LinkedIn: https://www.linkedin.com/in/nicholashowyew/

Facebook: https://www.facebook.com/faizul.ridzuan.official

Instagram: https://www.instagram.com/wtfaizul/?hl=en

Email: nicholas@farcapital.com.my

WhatsApp: +60162056965

Today, we have Nicholas sharing about how to pick the right property in Malaysia by helping us expand our knowledge on this topic.

Nicholas How is the Head of Sales for FAR Capital. FAR Capital is one of the biggest private real estate buyer groups in Malaysia and they are on the quest to provide the framework and are committed to educating others on what the factors are that determine a profitable investment portfolio.

An investment guide to Malaysia Real Estate

What are the common mistakes investors make?

How to search for the right property in Malaysia?

Sources:

Home Ownership Campaign in Malaysia: HOC is a campaign led by the Malaysian government in order to increase home purchase or promote homeownership in the country.

https://www.propertyguru.com.my/property-guides/should-you-buy-a-home-ownership-campaign-hoc-project-pros-and-cons-30905

FAR Capital: https://farcapital.com.my

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.

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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.

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

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Darren Wong: So hey Nicholas, thanks for coming to the show.

Insights with Nicholas How

Darren Wong: [00:00:00] [00:00:00] So hey Nicholas, thanks for coming to the show.

 Darren Wong: [00:00:00] [00:00:00]嗨,Nicolas,謝謝你來我們的節目。

[00:00:04]Nicholas: [00:00:04] Thank you. Thank you for having me.

 Nicolas:[00:00:04]謝謝。謝謝你邀請我

[00:00:05]Darren Wong: [00:00:05] Yeah, so to give the audience a bit of a background, we had a [00:00:10] show with Amos I think we launched about a couple of weeks ago and

 Darren Wong:[00:00:05]是的,為了給觀眾一些背景知識,我們在幾週之前邀請了Amos

[00:00:10] 上來我們的節目。 

[00:00:20] it got pretty popular. And then a lot of people told me that they’re actually thinking about Malaysia real estate markets. And then Amos was like, you’re someone that like in the whole market, people know who you are, and you could do a good job. So I’m pretty happy to have you here. And because it’s not only learning

 [00:00:20] 反應很熱烈。然後很多人告訴我,他們實際上正在考慮馬來西亞的房地產市場。然後,Amos說,你是整個市場中家傳戶曉的,而且你做得很好。所以,我很高興你在這裡。因為我們不僅要了解

[00:00:30] about Malaysia market it’s about how to be a better investor. So again, thanks for coming in and it’s gonna be a blast, yeah. So for the audience who may not know who you are, would you mind telling the audience about yourself and the company you work [00:00:40] for?

 [00:00:30] 馬來西亞的房地產市場,還關於如何成為更好的投資者。再次謝謝你的光臨。因此,對於可能不知道你是誰的聽眾,你可否向聽眾介紹自己[00:00:40] 和你工作的公司?

[00:00:45]Nicholas: [00:00:45] My name is Nicholas How. I’m the head of sales for FAR Capital, number one. So for FAR

 [00:00:45]Nicolas:[00:00:45] 我叫Nicholas How。我是FAR Capital的銷售主管。在FAR Capital,

[00:00:50] Capital, what we do is that we are actually the biggest buyers right now in Malaysia. Last year, we transacted approximately around 1.8 billion all the way up until this year. So for the past 18 months we

 [00:00:50] 我們所做的實際上是馬來西亞目前最大的買家。去年,直到今年,我們總共進行了約18億筆交易。因此,在過去的18個月中,我們 

[00:01:00] are arguably the biggest private buyer right now in Malaysia. So, why we’re doing this is because number one, we see a lot of investors, foreigners or

 [00:01:00]可以說是目前馬來西亞最大的私人買家。所以,我們之所以這樣做,是因為第一,我們看到很多投資者,外國人或 

[00:01:10] Malaysians, what they do is they invest without really understanding the fundamentals of our property investment. So from my experience out of

 [00:01:10]馬來西亞人,他們會在沒有真正了解我們房地產投資基礎的情況下進行投資。因此,根據我的經驗,

[00:01:20] 100 properties 97 of them will not make you money, it is only like three of them that will actually make you money. So, our objective, our vision for the company is to

 [00:01:20] 在100處的房產中,有97處不會賺錢,只有其中三處會真正為你賺錢。因此,我們的目標是,我們對公司的願景是 

[00:01:30] actually increase the knowledge of property investment, increase their investors’ knowledge so that they can actually make money. So as an investor, and the only thing that you want to do is make

 [00:01:30] 實際增加投資者對房地產投資的知識,以便他們實際上可以賺錢。因此,作為投資者,你唯一要做的就是 

[00:01:40] money, right, so we want to, we want to mitigate that, the people that are losing money. That’s the main objective.

 [00:01:40] 賺錢,對吧,所以我們想要,所以我們希望緩和那些正在虧錢的人。這是主要的目標。

[00:01:47]Darren: [00:01:47] I see. Yeah, I think when we had a [00:01:50] call, I think a month ago, and the call was actually really good because it obviously tells how much you care about this. And there’s one thing you measure right away it’s price, price, price, not

 [00:01:47]Darren:[00:01:47] 我明白了。對了,在大概一個月前,我們[00:01:50] 通過電話,這個通話實際上非常好,因為它顯然表明了你對此有多關心。而有一件事你立即衡量的是價格,價格,價格,而不是 

[00:02:00] location, location, location. Would you mind elaborating that to the audience? Because I think when you shared some insight about the Malaysia market and how things are, I was kind of shocked, I never

 [00:02:00]位置,位置,位置。你介意將其詳細介紹給聽眾嗎?因為我認為,當你分享一些有關馬來西亞市場和現狀的見解時,我感到非常震驚,我以前

[00:02:10] heard of that before. So would you mind elaborating that further?

 [00:02:10] 從未聽說過。因此,你介意進一步說明嗎? 

[00:02:13]Nicholas: [00:02:13] Alright, so I think everyone heard about this. Live on trauma calling location, location,

[00:02:13]Nicolas:[00:02:13] 好的,所以我想每個人都聽說過這一點,像咒語般的位置,位置,

[00:02:20] location. I think it went all the way until Hong Kong. It has been prevalent in Malaysia. But from research or from deepest point of view, when you look at it right, location actually

[00:02:20]位置。我認為這一直流行到香港。它在馬來西亞很普遍。但是從研究或最深層的角度來看,只要正確看待,位置實際上 

[00:02:30] doesn’t play that important of a role. I’ll give you an example. KLCC, majority of the Hong Kong viewers, your Hong Kong viewers would know where KLCC is right? They’ve got the best location in terms of

[00:02:30]扮演的角色並不重要。我舉一個例子。吉隆坡城中城(KLCC),大多數的香港觀眾,你的香港觀眾會知道KLCC在哪裡嗎?就地理位置而言,

[00:02:40] location wise, they’re the best. You’ve got your LRT station, you’ve got your shopping, one of the best shopping malls, you’ve got Grade A offices, you’ve got hotels, so in terms of location,

[00:02:40] 他們擁有最好的位置,他們坐擁黃金地段。那裡有輕軌站,購物場所,最好的購物中心之一,甲級寫字樓,酒店,因此在地理位置上, 

[00:02:50] there’s no place primer compared to KLCC. So that is like the financial center of KL. Yeah, or the oil and gas center of KL, right. But if

[00:02:50]與KLCC相比,沒有比它更好的了。這就像吉隆坡的金融中心。是的,或者是吉隆坡的石油和天然氣中心,對。但是如果 

[00:03:00] you invested in KLCC 12 years ago, right versus a suburban area called Puchong. There’s a suburban area in Puchong, if you

[00:03:00]你是在12年前投資在KLCC的話,相對於在城郊的蒲種(Puchong)。蒲種有一個城郊區,如果你 

[00:03:10] invested 12 years ago, in KLCC, you would not have made any money. In fact, you might have lost money compared to you investing in Puchong, the suburban area, you would have

[00:03:10] 12年前投資於KLCC,你將不會賺到任何錢。實際上,與在城郊的蒲種投資相比,你可能已經蒙受了損失

[00:03:20] easily doubled what you have, right? So for me personally, it is never about location. It is always about the price

[00:03:20]但相反,你的資產將輕鬆翻倍,對吧?因此,對我個人而言,這與位置無關。它總是與你最初買入 

[00:03:30] that you bought into. So it could be one of the not so pride area like Puchong, but if you have bought it cheap enough, over the long

[00:03:30] 的價格有關。因此,它可能是像蒲種這種沒有高度發展的地區之一,但是如果你以足夠便宜的價格購買了它,從長遠 

[00:03:40] run, the property price has got a higher tendency to increase or double versus paying a premium price for a premium location and it would just be

[00:03:40] 來看,與為優質地段支付溢價相比,蒲種的房地產價格有增加或翻倍的趨勢,相反,優質地點的地價只會

[00:03:50] stagnant. So for me, for the viewers for everyone else that is listening location, location location is important, but not as

[00:03:50] 停滯不前。所以對我來說,對於其他位置的觀眾來說,位置很重要,但不及 

[00:04:00] important as understanding the price that you’re paying. Not as important as understanding the median price that you’re paying. So from their point of view, so just to give a context to your viewers right,

[00:04:00] 了解你所支付的價格來得重要;不像了解你要支付的中位數來得重要。因此,從他們的角度來看,為了給你的觀眾一個框架,

[00:04:10] when they are coming to Malaysia, the first place that they’re looking at will always be KLCC. So that is how the agents has framed them. That’s how the real estate agency in Malaysia

[00:04:10]當他們來馬來西亞時,他們所關注的第一個地方永遠是KLCC。這樣便是那些代理商如何框著他們。馬來西亞的房地產中介 

[00:04:20] has brought them over. But what they do not understand is that in the KLCC, median price, anything you pick above 1500 ringgit, you will

[00:04:20] 就是這樣把他們帶過來的。但是,他們不了解的是,在KLCC的中位數中,如果你選擇的價格高於1500令吉, 

[00:04:30] not make money. So you understand median price, first and foremost, you understand the median of that area, and then you understand whether you’re buying below median, or above

[00:04:30] 你將不會賺錢。因此,你首先要了解的就是中位數,你要了解該區域的中位數,然後再了解物業價格是低於中位數還是高於 

[00:04:40] median, anything that you buy below median, you have got a higher chance of making money. And if you’re buying above median, that’s where you have a higher chance of losing [00:04:50] money.

[00:04:40]中位數,任何低於中位數的物業,就有更大的獲利機會。如果你付的價錢是高於中位數的話,你就有更大的機會

[00:04:50] 會虧損。 

[00:04:52]Darren Wong: [00:04:52] So you know, that’s something that’s interesting, because that’s the point you mentioned before over the call. And I was kind of shocked. I never thought that way. So in that regard

Darren Wong:[00:04:52]所以,你知道,這很有趣,因為這是你之前在通話中提到的重點。我有點震驚。我從來沒有那樣想過。所以在這方面 

[00:05:00] what are some things that the audience can do to mitigate that because it sounds like a very gray area, like there are assets that you have to buy, certain price points, but then that is a gray

[00:05:00]觀眾可以採取哪些措施來緩解這種情況呢?因為這聽起來像是一個灰色地帶,例如你必須購買某些資產,在特定的價格點,但那是個灰色

[00:05:10] area because not many people can afford it, for example, in this case, right, how would we mitigate it?

[00:05:10]地帶,因為沒有多少人能負擔得起,例如,在這種情況下,對,我們將如何緩解呢? 

[00:05:15]Nicholas: [00:05:15] So how we mitigate it is that I’m going to be sharing my screen if you don’t mind.

[00:05:15]Nicolas:[00:05:15]因此,我們的緩解措施是,如果你不介意,我將會共享我的屏幕。 

[00:05:19]Darren Wong: [00:05:19] Sure go [00:05:20] ahead, yeah.

Darren Wong:[00:05:19]當然[00:05:20],去吧。 

[00:05:27]Nicholas: [00:05:27] There are actually a few criterias for your investors or for your viewers alright. So there are actually a few criterias that you need to be aware

[00:05:27]Nicolas:[00:05:27]實際上,對於你的投資者或你的觀眾來說,有幾項標準。因此,實際上你需要留意幾項標準 

[00:05:30] of. I’m going to share with you this – actually quite a simple investment criteria. There’s only five. So let me share my [00:05:40] screen…I can’t share screen.

[00:05:30]。我將與你分享這一點-實際上是一個簡單的投資標準。只有五個。因此,讓我分享我的[00:05:40]屏幕…我無法分享屏幕。 

[00:05:43] Darren Wong: [00:05:43] Okay so what I can do is you can tell me which slide and then I can put that on our videos.

Darren Wong: [00:05:43]好吧,我能做的就是你告訴我哪張幻燈片,然後將其放到我們的影片中。 

[00:05:49]Nicholas: [00:05:49] Alright so [00:05:50] this is actually slide number five, alright? So, slide number five, you can actually see there’s a five investment criteria for your particular viewers. So, what happens is this

Nicolas:[00:05:49]好吧,[00:05:50]這實際上是第五張幻燈片,對吧?因此,在第五張幻燈片中,你實際上可以看到針對特定觀眾的五個投資標準。所以事情是這樣的 

[00:06:00] number one, if you’re looking at buying into Malaysia, the first thing you need to look into is the international expat community.

[00:06:00]第一,如果你打算在馬來西亞置業,那麼你需要考慮的第一件事就是國際社區。 

[00:06:10] So as a Hong Kong buyer, the first thing you need to understand is that you must look into the expat community. That’s where the Hong Kong people are. That’s where they

[00:06:10]因此,作為香港買家,你需要了解的第一件事是,你必須了解移居海外者的

群體。那就是香港人的所在地。他們在那裡 

[00:06:20] spend their days there. That’s where they buy their property, that’s where they send their kids to school. That’s where they buy their groceries. You need to have this kind of support system in place.

[00:06:20]在那裡消磨時光。那是他們置業的地方,那是他們送孩子上學的地方。那是他們買雜貨的地方。你需要這種的支持系統。 

[00:06:30] First things first, you need to get that support system in place for you to have a very meaningful stay in Malaysia, right? There’s no point for you buying in a place even though the building might be great,

[00:06:30]首先,你需要有一個支持系統,才能在馬來西亞享有非常有意義的住宿,對吧?即使建築物可能很棒,但是你沒有一個支持系統的話,也沒有必要在某個地方置業吧

[00:06:40] but you’ve got no support system. So always focus on the international expat community. These people have been in Malaysia for the past 10-15 years. They know for a fact that whether the property that they bought is actually a good one

[00:06:40]。因此,請專注於國際社區。這些人過去10到15年一直在馬來西亞。他們知道一個事實,那就是他們購買的房產實際上是否是一個好的物業 

[00:06:50] or a bad one, right. Number two, always focus on the international schools. Now I’m gonna take a step into KLCC right. There’s a reason why the rich

[00:06:50]還是不好的物業。第二,始終專注於國際學校。現在,我將在踏入KLCC。在馬來西亞的有錢人,

[00:07:00] people in Malaysia, right, or the rich people who are the experts don’t particularly choose KLCC, if they’ve got a family it’s because the lack of

[00:07:00]或者是外來的有錢人並沒有特別選擇KLCC,如果他們有家庭,那是因為KLCC缺乏 

[00:07:10] international schools in KLCC, right? So if you are single, the likelihood of you choosing KLCC is quite high, because, you

[00:07:10]國際學校,對吧?因此,如果你單身,那麼你選擇KLCC的可能性就很高,因為 

[00:07:20] know, you’d want to stay there, there’s got a nightlife, that et cetera, et cetera. But if you’ve got a family, you’ve got a wife, two kids and a dog, right? You don’t want to choose KLCC, because there’s a lack of international schools, or you need to drive two hours, to and for approximately, two hours to just to send your kids to school and go back

[00:07:20]你會想呆在那裡,那裡有夜生活,等等。但是如果你有一個家庭,你有一個妻子,兩個孩子和一條狗的話,你不會想選擇KLCC,因為那裡缺少國際學校,或者你需要開車兩個小時左右才能送孩子上學並返回 

[00:07:30] to your office, right? So always focus on international schools, you need to have that if you’re looking

[00:07:30]到你的辦公室,對吧?所以,你想在這裡在長期居留的話

[00:07:40] to stay here longer. The third one is actually the commercial vibrancy, and also the first class infrastructure. You don’t want to stay in a place where there’s not even a

[00:07:40] 必須專注於國際學校 。第三個實際上是商業活力和一流的基礎設施。你不會想呆在一個沒有正式的 

[00:07:50] proper mall, right? So you’ve got to always look for something with a proper mall, with a proper grocer that you can do your shopping in and your first class infrastructure meaning

[00:07:50]購物中心的地方吧?因此,你必須尋找一個有合適的購物中心,可以買菜的雜貨店的地方。而一流的基礎設施是指

[00:08:00] your highways, alright. So all these things contribute to a better living standard, if you’re planning to stay here, or you’re planning to invest here, because you see, once you buy into

[00:08:00]高速公路,好的。所以,如果你打算留在這裡,或者打算在這裡投資,那麼所有這些事情都會有助於改善生活水平,因為一旦你在

[00:08:10] Malaysia, the dream or the bargain is to actually rent it out to expats. Right? The expats will always look into these criterias first and foremost, so the chances of

[00:08:10]馬來西亞置業,最理想的情況是把物業出租給外籍人士。對吧?外派人員會始終首先考慮這些標準,所以 

[00:08:20] you getting an expat tenant is much higher if you follow the criteria, right? So number four, you always have a plan B, right? So I know it’s going to be

[00:08:20]如果你遵循這些準則,你得到外籍租戶的機會會高得多,對吧?所以第四點,你總是會有一個B計劃,對吧?所以我知道這將會是 

[00:08:30] very, very hard for your viewers to identify the median price because it takes local knowledge of local capabilities to identify

[00:08:30]對於你的觀眾來說,確定中間位價格非常非常困難,因為需要有本地的知識來確定 

[00:08:40] the median price of the area, and then use the property to benchmark against the median price of the area. So you need the local knowledge, right? So it’s actually quite rather simple if it’s for your

[00:08:40]該區域的中間價格,然後使用該物業來作為該地區的中間價格的基準。所以你需要當地知識,對吧?因此,對於你的觀眾來說

[00:08:50] own viewers. You always have a plan B. Now, what Plan B means is this. A lot of people are agents in the approach you, they’ll say hey, you’re buying for own stay so it

[00:08:50]其實十分簡單。你總是需要有一個B計劃。現在, B計劃的意思是,很多人是採用這種方式的代理商,他們會說,嘿,你是買來自住的,所以

[00:09:00] doesn’t matter. As long as you like it, buy, you can afford, buy. that is not a good idea or a good strategy. The reason why is because what if you want to move back to 

[00:09:00]沒關係。只要你喜歡,就買吧,只要你負擔得起,就買吧。但那不是一個好主意或一個好的策略。原因是因為如果你想在5至10年後搬回

[00:09:10] Hong Kong after 5 to 10 years? What if you want to move back? Right? What if you want to move to Singapore? Right? People need change, people want change, right? So having a

[00:09:10]香港該怎麼辦?如果你想回去怎麼辦?對吧?如果你想搬到新加坡怎麼辦?對吧?人們需要改變,人們想要改變,對吧?所以有一個 

[00:09:20] plan B makes sure that you number one, first and foremost, you don’t lose money, right? So always look for properties that will give you a 4% rental yield.

[00:09:20]B計劃確保你首先,你不會有虧損,對吧?因此,請務必尋找能給你帶來4%租金收益的物業。

[00:09:30] So now, why do I say that is that if you look at the median price of a median price of KLCC, and you take any properties in KLCC, take the rental, the average

[00:09:30]現在,為什麼我要說的是,如果你看一下KLCC的中位數價格,並且你選擇KLCC中的任何物業,那麼就將租金,

[00:09:40] rental on that area, divided up by your purchase price, you can actually see you can roughly know whether you’re hitting the 4% or not. So always focus on the properties that will give you the 4% and

[00:09:40]該區平均的租金除以買入的,你實際上可以大致了解到自己是否達到了4%。因此,請始終專注於可為你帶來4%和的物業

[00:09:50] if you can hit the 4% rental you’re relatively safe, you’re at least on median, right? So number five, always remember never pay

[00:09:50]如果你能達到4%的租金水平,那你就相對安全了,你至少位於中位數,對吧?所以第五點,記住永遠不要付出 

[00:10:00] foreigner price. Now this is an insight to your viewers. This is an insight to your investors that a lot of people dare not say it out loud. I’m gonna make a lot of enemies right here

[00:10:00]外國人的價格。現在,這對你的觀眾來說是一種見解。這是對你的投資者的一種洞悉,很多人不敢大聲說出來。我這樣說將會在這裡結交很多敵人 。

 [00:10:10] to say this but I will say it out. A lot of times these projects that are brought over to Hong Kong are all the mitering for meaning we cannot

[00:10:10]但我會說出來。很多時候,這些移交給香港的項目都意味著我們無法在當地

[00:10:20] sell, Malaysians don’t want to buy; I’ve exhausted every opportunity, every avenue to sell to Malaysians, I cannot sell. Now I bring it to Hong Kong

[00:10:20]出售,馬來西亞人不想買入;我已經用盡了所有機會,每種途徑賣給馬來西亞人,但我無法賣掉。現在我把它們帶到香港 

[00:10:30] hopefully, willingly taking in people who are most likely getting suckered into this. So they always have a foreigner price that they sell it to Hong Kong.

[00:10:30]希望能吸引到那些最有可能掉下陷阱的人。因此,他們總是以外國人的價格賣給香港人。 

[00:10:40] The reason why is because even with the Malaysian price this price does not make sense to Malaysians. Even the Malaysians noble rich, Malaysians are rich. If you look at the Mount

[00:10:40]原因是因為即使以馬來西亞價格計算,這個價格對馬來西亞人也不合理。即使是馬來西亞人高尚的有錢人,馬來西亞人也有錢。如果你看滿家樂的

[00:10:50] Kiera price versus the KLCC price, yeah actually more or less the same. Look at ttdi Obasanjo more or less the same, but the Malaysians will buy Mont Keira, the Malaysians will buy Bangsa, will buy ttdi

[00:10:50] 價錢與KLCC的價錢,實際上差不多一樣。看看Taman Tun Dr. Ismail (TTDI)的Obasanjo差不多還是一樣,但是馬來西亞人會購買滿家樂,馬來西亞人會買入Bangsa,也會買入 TTDI。

[00:11:00] and they will not buy overpriced, hyped up stuff, right or predominately KLCC. So those are the things that they are actually pushing out to foreigners,

[00:11:00]他們不會購買定價過高或大肆炒作的東西,對吧,或是KLCC。這些就是他們實際上向外國人推出的東西, 

[00:11:10] the leftovers that nobody wants. So focus on these five criterias you will most likely never make the wrong purchase focus on these five areas. That’s my advice to your [00:11:20] buyers.

[00:11:10]沒有人想要的物業。因此,專注於這五個標準,專注在5個標準上的話,你很可能不會做出錯誤的決定。這是我對[00:11:20]買家的建議。 

[00:11:20]Darren Wong: [00:11:20] Right that’s really good because there’s a couple of things you mentioned it’s something I think I told you before I used to be on the buy side. And then we always understood that

Darren Wong:[00:11:20]很好,因為你提到了幾件事,是我以前作為買家時曾經告訴過你的。然後我們總是明白到 

[00:11:30] if some deals are pushing foreigners from across the board, like across the ocean or something, there’s a really big foreigner price and it’s

[00:11:30]如果某些交易以一洋之隔的外國人為目標的,那麼交易的價格會是龐大的外國人價格,而且 

[00:11:40] something that I hope that our product can bridge and the same that you can find direct channel, find direct expert in the location instead of paying a

[00:11:40]我希望我們的產品可以橋接,你可以找到直接渠道,可以直接找到當地的專家,而不是支付一定的佣金 

[00:11:50] premium because there’s no point and then that 1% or 2% means a lot when it comes to real estate investing. So go back a little bit and obviously by the way, that was really good insight because it’s somebody

[00:11:50]因為那毫無意義,然後就房地產投資而言那1%或2%的佣金意味著很多。所以回頭再說一遍,顯然,那是非常好的見解,因為有人 

[00:12:00] that not only applies to Malaysia, it’s applied to many different cities it’s that, for example, you said before the tenant might be different maybe just because you’re single or like me, or living in the

[00:12:00]這不僅適用於馬來西亞,還適用於許多不同的城市,例如,你之前就說過對於租戶來說可能有所不同,可能僅僅是因為你是單身或者像我一樣,是住在 

[00:12:10] city, but if you think about putting yourself in the shoes on someone who’s a family, they might be something else. So I want to go back a little bit on the fourth point, right? When [00:12:20] you say 4% rent, does that mean the gross or net?

[00:12:10]城市,但是如果你是有家室的,那就可能有另一些考慮的因素。所以我想回到第四點,對吧?當[00:12:20]時,你說租金是4%,那是毛額還是淨額? 

[00:12:26]Nicholas: [00:12:26] It could be gross, right? To get 4% rental [00:12:30] you are looking across, I’m not very familiar with the interest rate in Hong Kong. But in Malaysia right now, it’s actually less than 3%. The effective rate is

Nicolas:[00:12:26]可能毛額,對嗎?要獲得4%的租金[00:12:30],我對香港的利率不是很熟悉。但目前在馬來西亞,這一比例實際上不到3%。實效率為 

[00:12:40] 3.5, 3.4. You’re getting a 4% basically means that you’re covering everything that you have. So taking 4% is actually not a bad deal, especially if you’re a foreigner buying something

[00:12:40] 3.5,3.4。你獲得4%基本上意味著你能回本。所以拿取4%實際上不是一件壞事,特別是如果你是一個外國人

[00:12:50] here, right? So for me hitting that 4% is good enough for the foreigners. And just to add on to your point right saying

[00:12:50]在這裡購買物業,對嗎?所以對我來說,達到4%的租金對外國人來說足夠了。只是為了補充你的意見

[00:13:00] that looking at agents or looking at, you know, experts or whatnot, right? My suggestion to your viewers, don’t believe any expert, any agent, anyone,

[00:13:00]在中介或專家或其他專家,對吧?我對你的觀眾的建議是,不要相信任何專家,任何中介,任何人, 

[00:13:10] just follow the five criteria, you can make your own decision really. So just like that, yeah, you have just broken the code of investing in Malaysia alright. So you don’t have to believe me, you don’t have to believe

[00:13:10]只要遵循這五個標準,你就可以真正做出自己的決定。就是這樣,你剛剛拆開了在馬來西亞投資的密碼。所以你不必相信我,你不必相信 任何人

[00:13:20] in whoever so long as you follow this criteria and say, “Hey, do I have an expat community here? Hey, do I have an international school here? Hey, do I have a you know, first class infrastructure,

[00:13:20]只要你遵循此標準並說:“嗨,這裡有外國人社區嗎?嗨,這裡有國際學校嗎?嗨,這裡有一流的基礎設施 

[00:13:30] my commercial vibrancy is there? Can I get a 4% complete for me? Can I get a 4% and actually, am I paying a foreigner price here? What is everybody paying around here?” With these five criteria

[00:13:30]和商業活力嗎?我可以得到4%的租金嗎?我可以得到4%的租金,實際上,我是在支付外國人價格嗎?每個人都付什麼樣的價格呢?”有了這五個標準 

[00:13:40] you will never go wrong with investing in property as a foreigner.

[00:13:40]你作為外國人投資房地產絕對不會出錯。 

[00:13:44]Darren Wong: [00:13:44] I see. Because I’m sure you’re aware, this show, this whole series is for [00:13:50] foreigners to learn about the different markets and in this case, it’s the Malaysia properties right. So I have a two part question because a lot of people start rely on real estate platforms, right and then

[00:13:44]Darren Wong:[00:13:44]我明白了。因為我想,你也知道這整個節目,是讓[00:13:50]外國人了解關於不同的市場,在這種情況下,這是馬來西亞房地產的產權。所以我有一個兩部分的問題,因為很多人開始依賴房地產平台,然後 

[00:14:00] I know that in Malaysia there’s you know, Iproperty, Property Guru, Brickz, like already useful and what is something that people can rely on and at the same time

[00:14:00]我知道在馬來西亞,像Iproperty,Property Guru,Brickz已經很有用,人們可以同時依賴什麼呢? 

[00:14:10] what are somethings that they are not good at, you know you need that five criteria before to compensate. And another question is with these platforms

[00:14:10]它們不擅長的是什麼,你知道需要那五個標準來輔助。另一個問題是這些平台 

[00:14:20] or other ways, what are some ways that you suggest them to assess and search for the right properties?

[00:14:20]或其他方式,你建議他們有哪些方法能評估和尋找對的物業? 

[00:14:26]Nicholas: [00:14:26] Okay, so I’m gonna say the first tackle, [00:14:30] the first question first, what’s the pros and cons right? I think each and every platform has got their own strengths. Use Brickz. Personally, I use Brickz,

[00:14:26]Nicolas:[00:14:26]好的,所以我要回答第一個問題,[00:14:30]首先要問的第一個問題是 它們的優缺點,對吧?我認為每個平台都有自己的優勢。就像Brickz。我個人使用Brickz, 

[00:14:40] I use Brickz to identify the products that are transacted prices. Brickz, always has the transacted prices right. I use Brickz and then

[00:14:40]我使用Brickz來確定物業的交易價格。Brickz總是有正確的交易價格。我用Brickz然後 

[00:14:50] I go over to Iproperty or Property Guru to actually double check on the listing price. So the reason why is because of this, there’s

[00:14:50]我轉到Iproperty或Property Guru來仔細檢查定價。之所以這樣是因為 

[00:15:00] also practice in Malaysia, again, I’m gonna be making a lot of enemies here alright. Listing price is 1 million ringgit, meaning I’m asking from you Darren, I’m selling my property to

[00:15:00]同樣在馬來西亞的做法是,我會再次的結交很多敵人。定價為一百萬令吉,這意味著我向Darren你問,我要把我的物業以一百萬令吉

[00:15:10] you at 1 million ringgit. When I go over to Brickz and I look at the transacted price right, it becomes 2 million ringgit. So it’s illogical, right? I’m telling you, “Hey Darren,

[00:15:10]賣給你。當我到Brickz並查看交易價格時,該價格變為200萬令吉。這不合邏輯,對吧?我告訴你,“嗨,Darren, 

[00:15:20] you want to buy my property a million ringgit?”, then you tell me, “No, I want to buy it for 2 million.” It doesn’t make sense, right. But this is what’s happening in Malaysia in some

[00:15:20]你想以一百萬令吉的價錢買我的物業?”然後你告訴我:“不,我想以200萬令吉的價錢購入。”這沒有道理,對吧。但這在馬來西亞正在發生

[00:15:30] part of Malaysia, some part of games on peninsula some part of the projects right? Due to the fact that they want to mark up the transaction price, it’s a fake transaction.

[00:15:30]在馬來西亞的某部分,在半島上的一些樓盤的一些把戲,對吧?由於他們想提高交易價格,這是假的交易。 

[00:15:40] So they use this transaction to show to investors and say look, I’ve got a transaction price of 2 million, but in actual fact, the actual asking price is only a million ringgit. So for me,

[00:15:40]因此,他們利用此交易來向投資者展示並說,我的交易價格為200萬令吉,但實際上,實際要價僅為100萬令吉。所以對我來說 

[00:15:50] to your viewers what I would suggest is to use Brickz to identify the transaction price, once you identify which one then go over to Iproperty or Property Guru to identify those

[00:15:50]對你的觀眾來說,我建議你使用Brickz來確定成交價格,一旦確定了價格,然後轉到Iproperty或Property Guru來確定

[00:16:00] particular projects, give those agents the call to check, double check and triple check the numbers. Use that one. That’s what buying properties right. As for

[00:16:00]特定項目,給那些中介打電話檢查,仔細看清楚並再三檢查銀碼。用那個銀碼。這就是購買房地產的正確方法。至於 

[00:16:10] rental in itself in Iproperty and Property Guru, there’s a lot of rental being asked. So the rental let’s say for example is 3000. ringgit right? Transacted rental might be

[00:16:10] 在Iproperty 和 Property Guru上出租的物業,有很多都被問價。舉例來說,租金是3000令吉對吧?成交的租金可能是 

[00:16:20] a bit lower, technically, from my experience, majority of them are a bit lower, call them to ask, not as, not as the renter, but as an owner,

[00:16:20]低一點,從技術上來說,根據我的經驗,很多的物業的租金都會比較低,打電話給中介問,不是以租客,而是以業主, 

[00:16:30] call the agents to ask them, “Hey, I’m an owner of this property. Can you tell me how much realistically can you rent it out?” The agents will tell you the truth, “Oh actually, you

[00:16:30]打電話給中介,問他們:“嗨,我是這套房產的業主。你能告訴我你實際上可以以什麼價錢租出?” 中介會告訴你真相,“噢,實際上,你 

[00:16:40] can only rent it out for $2500.” But I’ll put $3000 just in case they negotiate then we’ll bring it down. So use those platforms wisely. Use

[00:16:40]可以以2500元租出去。“但我會寫3000美元,以防他們討價還價,然後我們會把價錢降低。所以,請明智地使用這些平台。 

[00:16:50] those platforms to identify the prices, the actual prices, I’m teaching you the insight trick of how to use it, and use it wisely. That’s how the second question apologies I actually [00:17:00] missed the second question.

[00:16:50]用這些平台來識別價格,實際的價錢,我正在教你如何使用並明智地使用它的洞察力技巧。這就是如何第二個問題很抱歉我其實[00:17:00] 跳過了第二個問題

[00:17:02]Darren: [00:17:02] Oh so I think you mentioned before, what suggestions do you have for the audience to assess and search for the right [00:17:10] properties?

[00:17:02]Darren:[00:17:02]噢,我想你之前已經提到過,所以你有什麼建議供觀眾評估和搜索正確的[00:17:10]物業? 

[00:17:11]Nicholas: [00:17:11] Alright, look at again, go back to the five criteria. Once you identify the five criteria, you identify you.

[00:17:11]Nicolas:[00:17:11]好吧,再看一遍,再次回到五個的標準。一旦確定了五個標準,你就可以確定你的地區

[00:17:20] Search via Property Guru or Iproperty or anyway search for those properties and identify those. For me, my suggestion to your viewers is use those

[00:17:20]然後通過Property Guru或Iproperty進行搜索,或者搜索這些物業並進行標識。對我來說,我對你的觀眾的建議是使用那些 

[00:17:30] search engines, you will find any and all type of properties, okay. It’s just that

[00:17:30]搜索引擎,你會發現所有類型的不同的物業,好的。就是這樣 

[00:17:40] the caveat to it is that how do you then identify? Is this property good or bad? So that’s the only caveat. So for me, I use Property Guru and Iproperty to search for properties. It is just that from there onwards, how do I then identify whether this one is good? Please bear in mind or remember the first

[00:17:40]只是要注意的是,你如何確定這物業是好是壞呢?這是唯一的警告。所以,對我來說,我使用Property Guru和Iproperty來搜索物業。只是從那以後,我該如何確定這物業是否好?請記住

[00:17:50] rule, hard and first rule is that 97% of the properties in Malaysia won’t make money. So you need to, your audience needs to use the five criteria again to assess or [00:18:00] identify that 3% of the properties.

[00:17:50]首要的規則是,馬來西亞97%的物業不會賺錢。因此,你需要,你的觀眾需要再次使用這五個標準來評估或[00:18:00]確認那3%的物業。 

[00:18:03]Darren Wong: [00:18:03] I see. So there’s something that you mentioned before it’s called the property grading template from you.

Darren Wong:[00:18:03]我明白了。所以,你之前提到過一樣東西,它被你稱為物業評分模板。 

[00:18:10] Would you mind telling the audience like how they use it because I think you’re generous enough to tell us that, hey, there’s a place where you can download a link in the show notes and everything. Like Would you mind elaborating on what

[00:18:10]你介意告訴觀眾是如何使用它的嗎?因為我認為你已經慷慨地告訴我們,嗨,你可以在節目的資訊欄下載這條鏈結還有其他的資料。你介意詳細說明 

[00:18:20] this is for and then how people can use it?

[00:18:20]它的用處和人們能如何使用它嗎?

[00:18:22]Nicholas: [00:18:22] Right. So I’m going to use this grading system that we have faculty has used this grading system. Right. You have a grade A, B, C, D,

[00:18:22]Nicolas:[00:18:22]好的。所以,我會用這個在FAR Capital也使用的評分系統。有五個等級,A,B,C,D, E級。

[00:18:30] and E. Right? 97% of them, the properties like the 97% will be grade C, D, and grade E. Now what does that

[00:18:30]其中有97%的房產,分別是C,D和E級。 那是

[00:18:40] mean? Grade E, I’m going to go for grade E, grade E is where you actually lose more than $100,000. If you purchase a property

[00:18:40]什麼意思?E級,首先是E級,E級實際上是你損失超過100,000令吉的物業。如果你今天買入物業 

[00:18:50] today, when you want to sell it five years later, five years later down the road. So you will be losing more than $100,000. So

[00:18:50]當您想在五年後將其出售時。你將損失超過100,000令吉。所以 

[00:19:00] that’s one. Number two, in terms of cash flow, negative will be more than $600 all the way to $2000 ringgit. Every month,

[00:19:00]那是其一。第二,在現金流方面,負數將一直超過600令吉直到2000令吉。每個月, 

 [00:19:10] you’re losing money up until $2000 a year. And if you sell, you lose more than $100,000 ringgit. So there’s a huge loss, right? So

[00:19:10]你都在賠錢,可以去到每年 2000令吉的損失。如果賣出,你將損失超過100,000令吉。所以會有巨大的損失,對不對?所以 

[00:19:20] that’s grade E. So there’s also a grade D. Where you’ve got no profit, even if you sell or you lost $50,000 ringgit when you sell. Negative every month up until $500

[00:19:20]那是E級。然後到D級。即使你賣出,你也沒有獲利,什至賣出時損失了$ 50,000令吉,而且每月都有高達500令吉的負數。

[00:19:30] ringgit, so that’s grade D, right. Grade C is that you don’t lose, you don’t win when you sell. Your cash flow is break

[00:19:30]那是D級,對。C級是當你賣出時,打和了。你的現金流每個月

[00:19:40] even every month, meaning your rental is just enough to cover in installments, plus your maintenance fee. So that’s grade C, 97% of the properties in Malaysia will fall into grade C, grade D and grade

[00:19:40]都收支平衡,這意味著你的租金足以支付分期付款的費用和維護的費用。所以,這是C級,在馬來西亞97%的物業都可分為C級,D級和 

[00:19:50] E. So what we are looking for in FAR capital there’s only grade A and grade B and which I hope from your audience’s as well they’re going to be using this

[00:19:50] E級.因此,我們在FAR Capital尋找的只有A級和B級,我也希望你的聽眾也將使用此

[00:20:00] template to look for properties as well. So grade B is where upon completion when you sell it, there’s minimum 10% upside.

[00:20:00]模板來尋找物業。B級是你賣出時會有10%的升幅。

[00:20:10] Cash flow is positive cash flow by $100 to $200.All right, grade a is where upon exit the property, when you sell the

[00:20:10]現金流是有一到兩百元的增幅。好的,A級是當你出售物業時,

[00:20:20] property, you’re making 20%. While cash flow will be positive more than $300 ringgit. So, we are focusing on Grade A and Grade B only.

[00:20:20]你賺了20%。而現金流則有多於三百元的增幅。所以,我們只會專注在A級和B級的物業上。

[00:20:30] So, how do you then access capital appreciation and cash flow right? Again, you go back to the original template, the criteria

[00:20:30]那麼,你如何才能獲得資本增值和現金流呢?再次,您回到原先的模板,即那五個條件 

[00:20:40] that we have, the five criteria so as an foreign investor, there’s a lot of properties that you can’t be buying. Anything that is below 1 million ringgit in Kuala Lumpur you can’t buy; anything below 2 million ringgit in

[00:20:40]我們有五個條件,所以作為一名外國投資者,有很多你無法購買的房地產。在吉隆坡,任何低於一百萬令吉的物業你都無法購買;在] Salalah,低於200萬令吉的物業

[00:20:50] Salalah, you can’t buy. So you have to buy above 2 million you have to buy above a million. So you’re even more limited in terms of property that you’re purchasing. Understand this

[00:20:50你都無法購買。因此,你必須購買200萬以上的物業,而你必須購買100萬以上的物業。因此,你所買入的物業受到了更大的限制。了解這個 

[00:21:00] grading. Use this grading, and then you use those criteria. If you use those criteria, you’re most likely to hit either a Grade B or C. Will you be able to

[00:21:00]評分。使用此評分,然後套用那些標準。如果使用這些標準,則最有可能找到是B級或C級的物業。有可能

[00:21:10] hit a grade A? The answer is yes, but you’re looking like a diamond in the rough. You’re the whole of careless law law. Mind you, I can only think of

[00:21:10]買到A級的物業?答案是可以,但是機會很微。在整個吉隆坡找到的機會很少。提醒你,我只能想到 

[00:21:20] one project in the past two to years. Only one project that is suitable for foreign investors.

[00:21:20]在過去的幾年中只有一個項目。只有一個是適合外國投資者的項目。 

Darren: [00:21:23] Wow, that’s very, very crazy then. Wow. Wow, that’s a that’s a very, very crazy, then.

Darren:[00:21:23]哇,那真是太瘋狂了。哇。哇,那真是太瘋狂了。 

[00:21:30] You know, it’s very hard to find one but I’m sure if someone like you has the groundwork, has the potential, has all the knowledge and everything they can get that kind of opportunities because it’s hard for us I mean, like

[00:21:30]你知道,雖然很難找到一個很好的物業,但是我敢肯定,如果像你一樣打好基礎,而又擁有潛力,擁有需要的知識和一切,他們可以得到這種機會,因為這對我們來說很難,我的意思是 

[00:21:40] if today for example, if I’m not from Hong Kong, where would I know where to invest? And so same as the logic too so it’s often someone on the ground would be a lot easier.

[00:21:40]以今天為例,如果我不是香港人,我怎會知道應該在哪裡投資?而相同的邏輯,因此通常內行的人會容易很多。 

Nicholas: [00:21:48] Let [00:21:50] me add on a bit. Even for Malaysians as well, a lot of Malaysians will be investing in the wrong projects.

Nicolas:[00:21:48]讓我再說[00:21:50]。即使對於馬來西亞人來說,很多馬來西亞人也會在錯誤的項目上進行投資。 

[00:22:00] I know for one project that when they started selling they were selling it for $800 to $900,000 ringgit landed property right. And everybody’s

[00:22:00]我知道一個項目,當他們開始出售時,他們以80到90萬令吉的價錢出售樓盤。每個人的 

 [00:22:10] net give up on first day, the first month, first launch, everything sold out the bought it for $800,000 ringgit. Upon

[00:22:10]網路在第一天,第一個月,首次發行時斷線了,所有的物業都以80萬令吉的價錢賣掉了。到 

[00:22:20] completion I believe there was two to three years ago if I remember correctly, it became a grade E, negative every month was $2500 to $3000 ringgit. When they sell now they

[00:22:20]樓盤完成時我相信是兩到三年前,如果我沒記錯的話,它就變成了E級,每個月的虧損是2500到3000令吉。他們現在賣的時候 

[00:22:30] are looking at $200,000 easily $200,000 to $300,000 loss. So, is that a good investment? The answer is I would say the answer is no in terms of my

[00:22:30]損失是200,000令吉,在200,000到300,000令吉之間的損失。那麼,這是一筆好投資嗎?答案是我會說,就我而言,根據我的標準,答案是不是的。 

[00:22:40] criteria. So what happened is that they actually went against everything the criteria stand for. Is there commercial vibrancy. The answer is no. Is there actually

[00:22:40]因此,發生的事情是他們實際上違反了標準所代表的一切。有商業活力嗎?沒有。真的有

[00:22:50] international schools? No. Is there expat community? No. So a lot of times Malaysians tend to buy properties thinking that they are investors but once they put into the grading system, once they put it into the criteria it becomes totally very, very clear to the investor that they will lose money. But there’s a caveat to it, the criteria for local investors

[00:22:50]國際學校嗎?沒有。有外籍人士社區嗎?沒有。所以很多時候,馬來西亞人傾向於以認為自己是以投資者的身份來購買物業,但是一旦他們進入評級體系,一旦將其納入標準,他們就會非常非常清楚地知道他們會賠錢。但有一個警告,當地投資者的標準 

[00:23:00] and criteria for foreign investors will be [00:23:10] different.

[00:23:00]和外國投資者的標準是有所不同[00:23:10]。 

[00:23:13]Darren Wong: [00:23:13] I see. Okay. Well, I mean, the local one I’m sure we can do a part two in the future if there’s so many gems, there’s so many questions that

Darren Wong:[00:23:13]我明白了。好的。好吧,我的意思是,對於當地房地產投資我們可以之後再開一集來討論。我們有很多問題

[00:23:20] we’re not even halfway yet. So, obviously on behalf of the audience, thanks so much for teaching us how to do it because it means a lot and then so you know, like obviously, right now, the COVID-19 you know,

[00:23:20]我們還沒完成一半。所以,顯然地,代表聽眾,非常感謝你教給我們如何該如何投資。因為這對我們來說意義重大,因為你知道,就像現在,顯然,你知道新冠肺炎,

[00:23:30] like the whole world has had impact from. So, I just want to know, right, with COVID-19 at this moment in time, where do you think we are in the cycle

[00:23:30]對全世界都產生了影響。所以,我想知道,在新冠肺炎肆虐的這個時刻,你認為我們處於房地產市場週期中的什麼位置?

[00:23:40] of the real estate market and then what kind of area and type of investments should oversea investors consider more?

[00:23:40]那麼海外投資者又該考慮什麼樣的地區和類型的投資呢? 

[00:23:47]Nicholas: [00:23:47] Okay. You will have to go [00:23:50] over to slide number four. Okay. So at slide number four, you can actually see the recession in 2009. And what is

[00:23:47]Nicolas:[00:23:47]好的。請[00:23:50]滑到第四張投影片。好的。所以,在第四張投影片上,你可以看到2009年的經濟衰退。 

[00:24:00] happening in 2020. So I’m bragging. The reason why I’m bragging is because Malaysia navigated COVID-19 perfectly. I say that because our

[00:24:00] 我之所以在誇耀是因為馬來西亞完美地處理了新冠肺炎。 

[00:24:10] government did a fantastic job containing COVID-19. They did a fantastic job in the stimulus package so that our economy, even though it’s going through a recession, we

[00:24:10] 政府在處理新冠肺炎方面做得非常出色。他們在刺激經濟的計劃中做得非常出色,因此即使經濟處於衰退之中,我們的經濟 

[00:24:20] will come back up faster, we will come back up stronger. If you look at number one, right, the statue reserved for the banks, we need the cash to be saved right is at 1%

[00:24:20]會更快恢復,我們會變得更強大。如果你看第一點,對,這是銀行的存款準備金,我們需要那些現金保留在1% 

[00:24:30] while in 2020, we have more cash, right? OBR at that particular time he said 2% are right now he said at this but this one was done quite some time was a

[00:24:30]而到2020年,我們會有更多現金,對吧?OBR在那個特定的時間說2%就是現在他說的這個,但是這個我們已經做了一段很長時間了 

[00:24:40] 2.5%. We have actually reduced the rate even further, right. In 2009. Over 30 billion stimulus was actually announced. Well, this year due to COVID-19, we announced over 200 and

[00:24:40] 2.5%。實際上,我們實際上已進一步降低了利率。在2009年。實際上宣布了超過300億元的刺激方案。好吧,由於新冠肺炎,今年我們宣布了二千

 [00:24:50] 50 billion stimulus packages. In 2009 that was during the financial crisis, right? There’s no moratorium, so everybody still has to

[00:24:50] 五百億元的刺激方案。在2009年的刺激方案是因為金融危機,對吧?那時沒有遲延償還期,所以每個人仍然必須 

[00:25:00] pay their loan. In 2020, there’s automatic load monitoring, which for the next four for six months, we don’t have to pay for our loan, meaning we’ve got cash in hand. So that

[00:25:00]償還貸款。在2020年,有自動貸款監控,在接下來的四到六個月,我們無需償還貸款,這意味著我們手頭有現金。以便 

[00:25:10] actually saves a lot of people from defaulting in the loop. So what happened after 2009? Right? So this is actually what

[00:25:10]實際上使很多人免於違約。那麼,2009年之後發生了什麼?實際上是 

[00:25:20] happened. So in terms of COVID, in terms of the financial crisis right, what actually happened is that it takes a lot of other

[00:25:20]發生這些。所以,就新冠肺炎而言,就金融危機而言,實際上發生的事情是 

[00:25:30] dominoes in the market before a property bull run happens. So for capital, right, we take this opportunity COVID-19 to actually buy a lot of properties.

[00:25:30]在房地產牛市發生之前,需要觸發很多骨牌效應。因此,對於資本而言,我們藉新冠肺炎這個機會來買入很多物業。 

[00:25:40] The reason why is because we see in the next 12 to 24 months, we will have a property bull run. Property bull run in Malaysia typically will happen

[00:25:40]原因是因為在接下來的12到24個月內,將出現房地產牛市。馬來西亞的房地產牛市通常會發生 

[00:25:50] after four dominoes fall. And what happens is that the property prices tend to double right, so I’m going to go on to slide

[00:25:50]在四個骨牌效應後。會發生的事情是房地產價格會趨向翻倍,所以我將繼續講下去

[00:26:00] number seven. Slide number seven is what I call the four horsemen.

[00:26:00]第七張。第七張投影是我所說的四名騎士。 

[00:26:06]Darren: [00:26:06] Wait, I’m sorry if we could stop a little bit. For the SRR, [00:26:10] OPR, what do they mean?

Darren:[00:26:06]等一下,對不起,如果我們能停下來一點。什麼是SRR [00:26:10] 和OPR? 

[00:26:12]Nicholas: [00:26:12] The SRR is actually the reserve that the banks will need to have.

[00:26:12]Nicolas:[00:26:12] SRR(Statutory Reserve Requirement)實際上是銀行需要擁有的法定存款準備金率。 

[00:26:20] In 2009 what happened is that they’ve got less of the cash, more subject to external shocks or pressure. While right now we’ve got a better banking system,

[00:26:20]在2009年,發生的事情是他們的現金更少了,更多地受到了外部衝擊或壓力。雖然目前我們有一個更好的銀行系統, 

[00:26:30] we have got a stronger bank right? OPR is our overnight policy rate where that is where our interest rate is benchmarked against. So in 2009, what happens that is actually do 2% in 2020,

[00:26:30]我們擁有更強大的銀行。OPR(overnight policy rate)是我們的隔夜政策利率,並以此作為基準利率。因此,在2009年,發生的情況實際上是2020年的2%, 

[00:26:40] or just for the 2.5 you have to change it. I’ll be changing it to two. We’re

[00:26:40]或僅需更改2.5。我將其更改為2%。我們是 

[00:26:50] actually the lowest since America, since our independence day. This year. Our OPR is the lowest. So in terms of buying property, you have got the lowest

[00:26:50]實際上是自我們獨立日以來,自美國以來的最低水平。今年。我們的OPR最低。因此,就置業而言,你擁有最低的 

[00:27:00] interest meaning your repayment every month is actually much, much lower. Here’s the reason why a lot of people, if they see the opportunity, this is the year that they will buy.

[00:27:00]利息意味著你每月的還款額實際上低得多。這就是為什麼很多人(如果他們看到機會)將在今年置業的原因。 

[00:27:09]Darren: [00:27:09] I see. [00:27:10] So go back to four horsemen, right. That’s interesting. So would you mind elaborating on the four horsemen slide a bit more.

[00:27:09]Darren:[00:27:09]我明白了。[00:27:10]所以,回到四名騎士那裡。那很有意思。因此,你介意詳細介紹一下四名騎士嗎? 

[00:27:17]Nicholas: [00:27:17] So what happens Darren, [00:27:20] if you look at historical data, right time, there’s a property bull run, the property bull run happened in 2010, all the way up to

Nicolas:[00:27:17]所以Darren,是這樣的,[00:27:20]如果你查看歷史數據,時間,有一場房地產牛市,那場房地產牛市發生在2010年,直到 

[00:27:30] 2013. That’s where the prices property prices, double, double, double, you need to queue up to buy property right. Before that happened, there’s actually four triggers or the four horsemen that we call

[00:27:30]2013年。那幾年房地產價格在翻倍,翻倍,翻倍,翻倍,你需要排隊置業。在此之前,我們實際上有四個觸發器或四名騎士 

[00:27:40] that right. The first one is actually OPR cut. OPR cut meaning the interest rate being cut. So the government at that particular time cut the OPR

[00:27:40]第一個實際上是OPR的削減。OPR下調意味著降息。因此,政府在特定時間削減了OPR 

 [00:27:50] rate. Very, very similar to what is currently happening in 2020. Right, so number two, they made it very, very easy to

[00:27:50]非常非常類似於2020年發生的事情。對,所以第二,他們使大家非常非常容易 

 [00:28:00] buy properties. At that particular time in 2009, it was something called a DIBS developer interest bearing scheme, meaning during construction, you don’t have to pay anything,

[00:28:00]購買物業。在2009年的那個時間,這就是所謂的DIBS,這意味著在施工期間,你無需支付任何費用, 

 [00:28:10] you only start paying upon completion of the property, right? In Malaysia, I’ll give you a context in Malaysia, if you buy a property during construction, you need to service your loan, you need to pay a certain amount

[00:28:10]你只在物業完成後才開始付款。在馬來西亞,我會給你一個在馬來西亞的情況,如果你在建設期間購買物業,則需要償還貸款,需要支付一定金額 

[00:28:20] for the interest right? At that particular time the developer pay for your interest, you only pay full amount upon completion. This year, and last

[00:28:20]的利息。在那個的時間,開發商支付你的利息,你只需要在完成時支付全額費用即可。今年和去年,

[00:28:30] year 2018. The government came up with HOC policy, which is called the home ownership campaign right, which is to ease people, especially Malaysians to actually buy property.

[00:28:30] 2018年。政府提出了HOC政策,也就是擁屋計劃,目的是讓人們(尤其是馬來西亞人)實際地購買物業。 

[00:28:40] The third one is the mega infrastructure launch. Every time the government started a mega infrastructure and that in 2009, as well, where all the high rise are being [00:28:50] built. You’ll see this happening, right now we’re actually seeing it the same. You’ve got your LRPs. You’ve got your you’ve got your LRT bill, your MRT too, you’ve got your HSR.

[00:28:40]第三個是大型基礎設施的啟動。每次政府啟動大型基礎設施時,以及在2009年,所有高樓大廈都在[00:28:50]那時建成。你會看到這種情況的發生,現在我們實際上已經看到了同樣的情況,有LRP。有輕軌,地鐵和高鐵。 

[00:29:00] You’ve got your ECRL being built this year, and those are the money that has been poured into the infrastructure. The last one, the last one,

[00:29:00]今年也會興建東海岸銜接鐵道,這些錢已經投入到基礎設施中。最後一個是

 [00:29:10] that is the key catalyst or spot market to a property bull is actually the stock market bull run. So what happens to Malaysians, I’m not sure

[00:29:10]房地產牛市的關鍵催化劑或現貨市場實際上是股市牛市。那會對馬來西亞人有影響,關於香港 

[00:29:20] about Hong Kong, Malaysians tend to gamble more on the stock market, they make a lot of money from the stock market the profit from that they buy property. So, if you look

[00:29:20] 我不確定,因為馬來西亞人傾向於在股市上冒險,他們在股市中賺很多錢,然後把那些利息購入物業。所以,如果你看 

[00:29:30] into right now, if you look at the Malaysian stock market, especially the glyph counters, everybody doubled and tripled. I’ll give you an example, Supermax a glove maker

[00:29:30]現在的情況,如果你看一下馬來西亞的股票市場,尤其是字形計數器,每個人都翻了一倍到三倍。我舉一個例子,知名的手套製造商Supermax 

[00:29:40] fourth biggest in Malaysia right, went from $1.52 all the way up to $15 ringgit, meaning 100,000 invested there,

[00:29:40]是馬來西亞第四大的手套製造商,它的股價從1.52令吉一路攀升至15令吉,這意味著在短短四個月內, 

[00:29:50] in a short period of four months became one hundred thousand invested, it became 1 million. So you’ve seen that it is a crazy stock market bull run

[00:29:50] 就有10萬令吉投資於它,再變成了一百萬。所以你已經看到今年會有瘋狂的牛市發生 。

[00:30:00] happening this year. So when will the property bull run happen? It will happen in next 12 to 24 months.

[00:30:00]那麼何時會有房地產牛市呢?它將在接下來的12到24個月內發生。 

[00:30:08]Darren: [00:30:08] I see. No, I [00:30:10] think Hong Kong has a similar kind of mindset because a lot of people here, like, you know, they play stock because they don’t have enough money yet. And once they get enough money, they go to the real estate market. So the world

[00:30:08]Darren:[00:30:08]我明白了。我[00:30:10]我認為香港也有類似的心態,因為這裡的很多人都喜歡玩股票,因為他們還沒有足夠的錢。一旦他們有足夠的錢,他們就會去房地產市場。所以這個

[00:30:20] trend is very similar. And I think that it’s not only about Hong Kong, you know, Hong Kong is one of the biggest stock markets kind of in the world trading. But this is very similar on that regard. And by the way, what you

[00:30:20]趨勢非常相似。我認為,這不僅與香港有關,香港是世界上最大的股票交易市場之一。但這在這方面非常相似。順便說一句,你 

[00:30:30] have explained to the audience is very useful. It’s something that like, I’m sure, like, even for myself just by reading through your slides, I learned so much from it. So thank you so much on that,

[00:30:30]對聽眾的講解很有用。我敢肯定,即使對於我自己來說,光是看你的投影片,就令我獲益良多。所以非常感謝你。 

[00:30:40] too. So you know, like I said before, right, I talked to Amos and other people that are from Malaysia as a guest, we can go on hours and hours. And I think that is very, very good insight. And I’m sure people will

你知道,我之前也提到,我邀請過來自馬來西亞的Amos和馬來西亞的嘉賓上來,我們一直談下去。而我認為這是非常非常好的見解。而且我相信人們會 

[00:30:50] reach out to you to want to talk more about it. And there’s just only a couple more questions that I have. For example, right, what other tips do you have to summarize everything for the audience to take away

[00:30:50]想與你聯繫,以便再作深入的了解。我只剩下幾個問題。例如,你還有其他哪些貼士來總結所有內容,令觀眾可以從中受益

[00:31:00] from, because I’m sure a lot of us have a lot of questions, a lot of ideas what to do next, if you have anything that you want to capsulate and kind of remind the audience on what to do.

[00:31:00]因為我敢肯定我們很多人都會有很多問題,有很多想法下一步該怎麼做,如果你有什麼想概括的內容,和提醒聽眾可以做些什麼。 

[00:31:12]Nicholas: [00:31:12] [00:31:10] So for your audience, right? If they’re buying property there’s a few things you need to do. Of course there are the five criterias right. You also need to look in the

[00:31:12]Nicolas:[00:31:12] [00:31:10]對你的聽眾來說,對吧?如果他們要置業的話,則需要做一些事情。當然,有那五個標準。你還需要查看 

[00:31:20] affordability of the market. So I’ll bring you all the way until slide 12. So slide

[00:31:20]市場的承受能力。因此,我將直接去到投影片12。 

[00:31:30] 12 is actually about the median household income by state. So I thank you for your question asking. If I’ve got money should I be investing in KL or should I be

[00:31:30] 12實際上是關於各州家庭收入的中位數。因此,感謝你提出的問題。如果我有錢,我應該在吉隆坡投資還是應該 

 [00:31:40] investing in Johor. Same price 1 million ringgit, 1 million yeah. If you look at Kuala Lumpur, right in 2019, their

[00:31:40]投資柔佛州呢?同樣的價格100萬令吉,是100萬。如果你看一下吉隆坡,就在2019年,他們的 

[00:31:50] median household income is actually at $10,000 ringgit, above $10,000 ringgit so to pay for a million ringgit condo for them. It is actually quite reasonable.

[00:31:50]家庭收入中位數實際上是$ 10,000令吉,高於$ 10,000令吉,因此要他們為公寓公支付一百萬令吉。這實際上是很合理的。 

[00:32:00] Achievable. But if you go all the way to down to Johor, then you can actually see that their income level is actually hovering at $6000 ringgit. So, I mean, your viewers and myself and yourself must agree right.

[00:32:00]是可以實現的。但是,如果在柔佛州,那麼你實際上可以看到他們的收入水平實際上徘徊在6000令吉。所以我的意思是,你的觀眾以及我自己和你自己都必須同意

[00:32:10] If you’re earning $6000 ringgit, you cannot pay $5000 ringgit for installment, right, The leftover $1000 you cannot eat. I mean, you have to pay for your food you have to pay for internet and whatnot. Let’s be honest,

[00:32:10]如果你的收入為$ 6000令吉,則無法支付$ 5000令吉的分期付款,對吧,剩下的$1000無法負擔你的支出。我的意思是,你必須應付你的日常開銷。說實話, 

[00:32:20] you cannot survive it. So hence, where I’m coming from is that you need to understand what’s the median

[00:32:20]不然,你無法生存。因此,你需要了解每個州的 

[00:32:30] income of each state. And then to see whether the property that you’re buying, can it be sustained by the local market.

[00:32:30] 平均收入是多少。然後查看你所購買的房產是否可以由當地市場維持。 

[00:32:40] So going back to the fourth part, the fourth criteria, if anything would happen, if you want to move to Singapore, if you want to move to back to Hong Kong, right, can you actually rent it out? So there’s

[00:32:40]回到第四部分,第四標準,如果有任何事情發生,如果你想搬到新加坡,如果你想搬回香港,對,你可以實際租出它嗎?所以有 

[00:32:50] only so many expats who can rent it out. You need to make sure that, you know, if expats fail, can you actually rent it up to the local market, which of course, logically speaking, there’s a bigger

[00:32:50]只有一部分的外國人可以把物業租出去。你需要確保,如果不能租出給外國人,你是否可以將其當地市場在出租,當然,從邏輯上講, 

[00:33:00] pool of market right? So focus on those things and always focus on the five criterias, always focus on these particular household income, and you’d be quite safe. Now

[00:33:00]這裡有更多的市場對吧?因此,專注於這些事情,並且始終專注於那五個標準,始終關注這些特定的家庭收入,你將非常安全。現在 

[00:33:10] the prediction that we’re having right to do to sum it all up – that will be page 10. You will look at interest

[00:33:10]我們對所有內容進行總結在第10頁。你會看到利率

[00:33:20] rate, we are actually having the lowest interest rate right now, as of today, the lowest interest rate for the past since our independence day, right? We’re expecting one more round to be

[00:33:20]實際上我們現在的利率最低,到今天為止,是自獨立日以來的最低利率,對吧?我們希望再進行一輪 

[00:33:30] cut. Anything that you buy, net price, yeah, anything that you buy that is below $600,000 with a 4% rental yield will be the best performer.

[00:33:30]縮減。是的,你所購買的任何物業(淨價格),如果你購買的物業價格低於600,000令吉且租金收益率為4%,都是表現最佳的。 

[00:33:40] So your SBA could be 1 million ringgit, but try to get something with a 40% discount if you could. All properties in Malaysia will be under pressure, always by new.

[00:33:40]因此,你的SBA可能是100萬令吉,但如果可以的話,請嘗試以六折的價格買入。馬來西亞的所有地產都會承受壓力,總是會受到壓力。 

[00:33:50] More infrastructure is coming. So I’ve just given you the four horsemen right, focus on the infrastructure, focus on where the infrastructure is, when is it being completed and you will see the bull run

[00:33:50]更多基礎設施即將到來。所以我講了四名騎士,分別是專注於基礎設施,專注於基礎設施的位置,何時完成,你將看到牛市 

[00:34:00] coming. MRO basically what it says that this page 11 MRO is basically saying that multiple rental options, don’t just focus on the expat tenant. Of course, having the

[00:34:00]的到來。MRO基本上在說的是,第11頁MRO基本上是說有多種租賃選擇,而不僅僅是關注外籍租戶。當然, 

[00:34:10] expat tenant is great, but also focus on the local market as well. That’s where the median income for each state is happening. You’re gonna see a lot of developers under pressure.

[00:34:10]有外籍租戶很棒,但也要關注本地市場。那就是每個州發生收入中位數的地方。您將看到很多開發商面臨壓力。 

[00:34:20] That’s nice for your investors. Identify this kind of projects, make sure that these developers have got the capability to finish

[00:34:20]這對你的投資者來說很好。找到這類項目,確保這些開發商具有完成興建的能力 

[00:34:30] building it and then you’re going to get a good deal. The last one is actually, myself we’ll – we’re going to get a lot of people hating us for sharing all this information, but I guess it from

[00:34:30]然後你會得到一個好的成交。最後一個實際上是我自己,我們會-很多人討厭我們分享這些信息,但是我想 

[00:34:40] that point of views that your viewers as long as they follow, they use the five criteria, they will not lose money.

[00:34:40]只要你的觀眾遵循以下觀點,使用這五個標準,就不會虧本。 

[00:34:47]Darren: [00:34:47] Yeah. Yeah, that’s [00:34:50] great because like, I know that a lot of people in the real estate sector they try really hard to sometimes like please everyone and try not to say too much unless it’s like off the record,

Darren:[00:34:47]是的。是的,這是[00:34:50]很棒,因為我知道,房地產行業的許多人有時會非常努力地嘗試討好所有人,並儘量不要多說,除非是私底下

[00:35:00] but I believe that like, I think it’s time to really democratize and help people more about these things, because otherwise the industry will never improve and progress further, you know?

[00:35:00]但是我相信,現在是時候真正實現民主化並幫助人們更多地了解這些事情了,因為否則,該行業將永遠無法改善並進一步發展。

[00:35:10] So I really appreciate what you’re doing here. I really do. And what’s something that you and your firm have been working on recently? Because right now with COVID-19, I’m

[00:35:10]因此,我非常感謝你在這裡所做的事情。真的。 所以你和你的公司最近在做什麼?因為新冠肺炎的關係,我

[00:35:20] sure you guys are buying more and more properties, like what other things are you working on at the moment?

[00:35:20]肯定你們正在買入越來越多的房地產,你還有在進行什麼其他項目嗎? 

[00:35:25]Nicholas: [00:35:25] We are actually only working on buying properties. To be fair,

[00:35:25]Nicolas:[00:35:25]我們實際上只是在購買房地產。公平地說, 

[00:35:30] right now, the deals are coming in fast, they are good deals, we are always looking for good properties. So long as they meet our grading criteria, we will be buying it.

[00:35:30]現在,有很多交易進來,它們是很好的交易,我們一直在尋找優質的房地產。只要他們符合我們的評分標準,我們就會購買。 

[00:35:40] We are currently just focusing on buying right now to be honest, because if you look at a market rate, the lowest would be us, I don’t think they’re going to go any lower. It

[00:35:40]坦白地說,我們目前正專注於買入物業,因為如果你以市場價格來看,最低的就是我們,我認為它們不會繼續下跌。它 

[00:35:50] can only go up from this year onwards, and this is probably the best time for local, for foreign investors to actually buy something in Malaysia. So for us,

[00:35:50]從今年開始只能上漲,這可能是本地投資者和外國投資者在馬來西亞置業的最佳時機。所以對我們來說 

[00:36:00] we are actively hunting; our predominant focus right now is to buy as much as we can. So we are not focusing on any other things besides buying right

[00:36:00]我們正在積極尋找;我們目前的主要重點是盡可能多的買入物業。因此,除了買入物業以外,我們不專注於其他任何事情 

[00:36:10] now. So thank you to COVID-19 in the sense that you know, it actually allows developers to drop, giving them more pressure and allowing them to drop the

[00:36:10]因此,在某種意義上,我要感謝新冠肺炎,它實際上使開發商下調價格,給他們更大的壓力,並允許他們進一步去

[00:36:20] prices even further. So from my firm, for my clients, they are buying things that are up to 30 to 40%. discount. And for your investors,

[00:36:20]降價。因此,對於我的客戶來說,對我的公司,他們所購買的物業最多有30%到40%。折扣。對於你的投資者 

[00:36:30] right, I’m going to share this we are buying something that is actually in the middle of Mount Keira which is expat hub, you’ve got to Koreans, the Japanese, the

[00:36:30]我要分享的是,我們要購買的物業實際上位於滿家好(Mont Keira)的中間,這是外國人集中地,韓國人,日本人, 

[00:36:40] Americans, the Europeans, the Hong Kong, all of them are staying there and you’re buying something that will actually make you money, at least $500

[00:36:40]美國人,歐洲人,香港人都呆在那裡,而你購買的物業實際上是可以使你賺錢,每月至少有500令吉

[00:36:50] ringgit per month in terms of cash flow. But of course those are only for my investors right.

[00:36:50]的現金流。但是,這些當然只給我的投資者。 

[00:36:55]Darren: [00:36:55] No I get it, I get it. I really think that like we should do more of these

Darren:[00:36:55]我明白了。我真的認為我們應該做更多這樣的事情 

[00:37:00] because there’s so many questions I have, but I will reserve it for next time because like they’re questions for example, right I was thinking about the culture of what’s going on, with the wealth for example, I know a

[00:37:00]因為我有很多問題,但是我會留在下一次才問,因為是像這樣的問題,例如,我在想是關於文化上的問題,例如,財富,我知道 

[00:37:10] lot of Malaysia as a country is getting a lot wealthier, what’s going to happen? What’s your prediction in years now? And then we can reserve that for next time because there’s so many things and obviously like

[00:37:10]馬來西亞作為一個國家,正在變得越來越富裕,將會發生什麼?你對未來幾年來的預測是什麼?然後我們可以留待下一次才回答,因為有很多東西,顯然 

[00:37:20] I’m sure the audience will want to ask you more questions. So like, what are some ways that you suggest the audience reach out to you? Through emails or LinkedIn or is there a way to find you [00:37:30] to talk to you more about this kind of stuff?

[00:37:20]我確定觀眾會想問你更多問題。如此,你建議觀眾通過哪些方式與你聯繫?通過電子郵件或LinkedIn,是否可以找到你[00:37:30]與你更多地談論這種事情? 

[00:37:33]Nicholas: [00:37:33] I think you can send me an email. They can also WhatsApp me. I am faster in WhatsApp. They can also Facebook me. I

[00:37:33]Nicolas:[00:37:33]我想你可以給我發送電子郵件。他們也可以使用WhatsApp。我在WhatsApp中回答更快。他們也可以在臉書上找我。

[00:37:40] will be faster in WhatsApp and Facebook. I will check my emails

[00:37:40]我在WhatsApp和Facebook中會更快地回答。我每天會檢查我的電子郵件一次 

[00:37:50] once a day so do expect delays. But if you want a faster response, you want to understand more about whatever, just WhatsApp me. I’ll pass you my number and also my [00:38:00] email and also my facebook.

[00:37:50]所以要預計會有延遲。但是,如果你想要更快的回應,或是想了解更多,請whatsapp我。我會把我的電話號碼和[00:38:00]電子郵件以及我的facebook給您。 

[00:38:01]Darren: [00:38:01] Yeah, so I’ll have everything in the show notes, and the slide you have to offer and the property grading template as well to make sure everyone knows where they can

[00:38:01]Darren:[00:38:01]是的,所以我會資訊欄中提供這些資訊,以及你提供的投影片和物業分級模板,以確保每個人都知道他們可以在哪裡 

[00:38:10] find them. And I just want to say, because this is like 30 minutes, I don’t think it’s really enough. But thanks so much for your time. And then I’m really looking forward to round two, and then I really

[00:38:10]找到它們。我想說,因為這只有30分鐘,我認為這並不足夠。但是,非常感謝你的寶貴時間。然後我真的很期待下次的見面,然後我真的 

[00:38:20] appreciate the time that you happen to give, and the thoughts that come into preparing everything we have.

[00:38:20]感謝你付出的時間,以及準備的一切。 

[00:38:24]Nicholas: [00:38:24] No problem. Thank you. Thank you for having me.

[00:38:24]Nicolas:[00:38:24]沒問題。謝謝。謝謝你邀請我。 

[00:38:26]Darren: [00:38:26] Yeah, thank you and then talk to you next time then. Thank you.

Darren:[00:38:26]是的,謝謝,然後下次再見。謝謝。 

[00:38:30]Nicholas: [00:38:30] [00:38:30] Alright.

Nicolas:[00:38:30] [00:38:30]好的。 

[00:38:32]Darren: [00:38:32] Good day. Bye.

]Darren:[00:38:32]祝你有個美好的一天。再見 。

[00:38:33]Nicholas: [00:38:33] Bye.

Nicolas:[00:38:33]再見。 

Nicholas: Thank you. Thank you for having me.

Darren Wong: Yeah, so to give the audience a bit of a background, we had a show with Amos I think we launched about a couple of weeks ago and it got pretty popular. And then a lot of people told me that they’re actually thinking about Malaysia real estate markets. And then Amos was like, you’re someone that like in the whole market, people know who you are, and you could do a good job. So I’m pretty happy to have you here. And because it’s not only learning about Malaysia market it’s about how to be a better investor. So again, thanks for coming in and it’s gonna be a blast, yeah. So for the audience who may not know who you are, would you mind telling the audience about yourself and the company you work for?

Nicholas: My name is Nicholas How. I’m the head of sales for FAR Capital. So for FAR Capital, what we do is that we are actually the biggest buyers right now in Malaysia. Last year, we transacted approximately around 1.8 billion all the way up until this year. So for the past 18 months we are arguably the biggest private buyer right now in Malaysia. So, why we’re doing this is because number one, we see a lot of investors, foreigners or Malaysians, what they do is they invest without really understanding the fundamentals of our property investment. So from my experience out of 100 properties 97 of them will not make you money, it is only like three of them that will actually make you money. So, our objective, our vision for the company is to actually increase the knowledge of property investment, increase their investors’ knowledge so that they can actually make money. So as an investor, and the only thing that you want to do is make money, right, so we want to, we want to mitigate that, the people that are losing money. That’s the main objective.

Darren: I see. Yeah, I think when we had a call, I think a month ago, and the call was actually really good because it obviously tells how much you care about this. And there’s one thing you measure right away it’s price, price, price, not location, location, location. Would you mind elaborating that to the audience? Because I think when you shared some insight about the Malaysia market and how things are, I was kind of shocked, I never heard of that before. So would you mind elaborating that further?

Nicholas: Alright, so I think everyone heard about this, the mentra calling location, location, location. I think it went all the way until Hong Kong. It has been prevalent in Malaysia. But from research or from the deepest point of view, when you look at it right, location actually doesn’t play that important of a role. I’ll give you an example. KLCC, majority of the Hong Kong viewers, your Hong Kong viewers would know where KLCC is right? They’ve got the best location in terms of location wise, they’re the best. You’ve got your LRT station, you’ve got your shopping, one of the best shopping malls, you’ve got Grade A offices, you’ve got hotels, so in terms of location, there’s no place primer compared to KLCC. So that is like the financial center of KL. Yeah, or the oil and gas center of KL, right. But if you invested in KLCC 12 years ago, right versus a suburban area called Puchong. There’s a suburban area in Puchong, if you invested 12 years ago, in KLCC, you would not have made any money. In fact, you might have lost money compared to you investing in Puchong, the suburban area, you would have easily doubled what you have, right? So for me personally, it is never about location. It is always about the price that you bought into. So it could be one of the not so pride area like Puchong, but if you have bought it cheap enough, over the long run, the property price has got a higher tendency to increase or double versus paying a premium price for a premium location and it would just be stagnant. So for me, for the viewers, for everyone else that is listening location, location location is important, but not as important as understanding the price that you’re paying. Not as important as understanding the median price that you’re paying. So from their point of view, so just to give a context to your viewers right, when they are coming to Malaysia, the first place that they’re looking at will always be KLCC. So that is how the agents has framed them. That’s how the real estate agency in Malaysia has brought them over. But what they do not understand is that in the KLCC, median price, anything you pick above 1500 ringgit, you will not make money. So you understand median price, first and foremost, you understand the median of that area, and then you understand whether you’re buying below median, or above median, anything that you buy below median, you have got a higher chance of making money. And if you’re buying above median, that’s where you have a higher chance of losing money.

Darren Wong: So you know, that’s something that’s interesting, because that’s the point you mentioned before over the call. And I was kind of shocked. I never thought that way. So in that regard what are some things that the audience can do to mitigate that because it sounds like a very gray area, like there are assets that you have to buy, certain price points, but then that is a gray area because not many people can afford it, for example, in this case, right, how would we mitigate it?

Nicholas: So how we mitigate it is that I’m going to be sharing my screen if you don’t mind.

Darren Wong: Sure go ahead, yeah.

Nicholas: There are actually a few criterias for your investors or for your viewers alright. So there are actually a few criterias that you need to be aware of. I’m going to share with you this – actually quite a simple investment criteria. There’s only five. So let me share my screen…I can’t share screen. 

Darren Wong :Okay so what I can do is you can tell me which slide and then I can put that on our videos. 

Nicholas: Alright so this is actually slide number five, alright? So slide number five, you can actually see there’s a five investment criteria for your particular viewers. So what happens is this number one, if you’re looking at buying into Malaysia, the first thing you need to look into is the international expat community. So as a Hong Kong buyer, the first thing you need to understand is that you must look into the expat community. That’s where the Hong Kong people are. That’s where they spend their days there. That’s where they buy their property, that’s where they send their kids to school. That’s where they buy their groceries. You need to have this kind of support system in place. First things first, you need to get that support system in place for you to have a very meaningful stay in Malaysia, right? There’s no point for you buying in a place even though the building might be great, but you’ve got no support system. So always focus on the international expat community. These people have been in Malaysia for the past 10-15 years. They know for a fact that whether the property that they bought is actually a good one or a bad one, right. Number two, always focus on the international schools. Now I’m gonna take a step into KLCC right. There’s a reason why the rich people in Malaysia, right, or the rich people who are the experts don’t particularly choose KLCC, if they’ve got a family it’s because the lack of international schools in KLCC, right? So if you are single, the likelihood of you choosing KLCC is quite high, because, you know, you’d want to stay there, there’s got a nightlife, that et cetera, et cetera. But if you’ve got a family, you’ve got a wife, two kids and a dog, right? You don’t want to choose KLCC, because there’s a lack of international schools, or you need to drive two hours, to and for approximately, two hours to just to send your kids to school and go back to your office, right? So always focus on international schools, you need to have that if you’re looking to stay here longer. The third one is actually the commercial vibrancy, and also the first class infrastructure. You don’t want to stay in a place where there’s not even a proper mall, right? So you’ve got to always look for something with a proper mall, with a proper grocer that you can do your shopping in and your first class infrastructure meaning your highways, alright. So all these things contribute to a better living standard, if you’re planning to stay here, or you’re planning to invest here, because you see, once you buy into Malaysia, the dream or the bargain is to actually rent it out to expats. Right? The expats will always look into these criterias first and foremost, so the chances of you getting an expat tenant is much higher if you follow the criteria, right? So number four, you always have a plan B, right? So I know it’s gonna be very, very hard for your viewers to identify the median price because it takes local knowledge of local capabilities to identify the median price of the area, and then use the property to benchmark against the median price of the area. So you need the local knowledge, right? So it’s actually quite rather simple if it’s for your own viewers. You always have a plan B. Now, what Plan B means is this. A lot of people are agents in the approach you, they’ll say hey, you’re buying for own stay so it doesn’t matter. As long as you like it, buy, you can afford, buy. that is not a good idea or a good strategy. The reason why is because what if you want to move back to Hong Kong after 5 to 10 years? What if you want to move back? Right? What if you want to move to Singapore? Right? People need change, people want change, right? So having a plan B makes sure that you number one, first and foremost, you don’t lose money, right? So always look for properties that will give you a 4% rental yield. So now, why do I say that is that if you look at the median price of a median price of KLCC, and you take any properties in KLCC, take the rental, the average rental on that area, divided up by your purchase price, you can actually see you can roughly know whether you’re hitting the 4% or not. So always focus on the properties that will give you the 4% and if you can hit the 4% rental you’re relatively safe, you’re at least on median, right? So number five, always remember never pay foreigner price. Now this is an insight to your viewers. This is an insight to your investors that a lot of people dare not say out loud. I’m gonna make a lot of enemies right here to say this but I will say it out. A lot of times these projects that are brought over to Hong Kong are all the “leftover” – meaning we cannot sell, Malaysians don’t want to buy; I’ve exhausted every opportunity, every avenue to sell to Malaysians, I cannot sell. Now I bring it to Hong Kong hopefully, willingly taking in people who are most likely getting suckered into this. So they always have a foreigner price that they sell it to Hong Kong. The reason why is because even with the Malaysian price this price does not make sense to Malaysians. Even the Malaysians noble rich, Malaysians are rich. If you look at the Mount Kiera price versus the KLCC price, yeah actually more or less the same. Look at ttdi Obasanjo more or less the same, but the Malaysians will buy Mount Keira, the Malaysians will buy Bangsa, will buy ttdi and they will not buy overpriced, hyped up stuff, right or predominately KLCC. So those are the things that they are actually pushing out to foreigners, the leftovers that nobody wants. So focus on these five criterias you will most likely never make the wrong purchase focus on these five areas. That’s my advice to your buyers.

Darren Wong: Right that’s really good because there’s a couple of things you mentioned it’s something I think I told you before I used to be on the buy side. And then we always understood that if some deals are pushing foreigners from across the board, like across the ocean or something, there’s a really big foreigner price and it’s something that I hope that our product can bridge and the same that you can find direct channel, find direct expert in the location instead of paying a premium because there’s no point and then that 1% or 2% means a lot when it comes to real estate investing. So go back a little bit and obviously by the way, that was really good insight because it’s somebody that not only applies to Malaysia, it’s applied to many different cities it’s that, for example, you said before the tenant might be different maybe just because you’re single or like me, or living in the city, but if you think about putting yourself in the shoes on someone who’s a family, they might be something else. So I want to go back a little bit on the fourth point, right? When you say 4% rent, does that mean the gross or net?

Nicholas: It could be gross, right? To get 4% rental you are looking across, I’m not very familiar with the interest rate in Hong Kong. But in Malaysia right now, it’s actually less than 3%. The effective rate is 3.5, 3.4. You’re getting a 4% basically means that you’re covering everything that you have. So taking 4% is actually not a bad deal, especially if you’re a foreigner buying something here, right? So for me hitting that 4% is good enough for the foreigners. And just to add on to your point right saying that looking at agents or looking at, you know, experts or whatnot, right? My suggestion to your viewers, don’t believe any expert, any agent, anyone, just follow the five criteria, you can make your own decision really. So just like that, yeah, you have just broken the code of investing in Malaysia alright. So you don’t have to believe me, you don’t have to believe in whoever so long as you follow this criteria and say, “Hey, do I have an expat community here? Hey, do I have an international school here? Hey, do I have a you know, first class infrastructure, my commercial vibrancy is there? Can I get a 4% complete for me? Can I get a 4% and actually, am I paying a foreigner price here? What is everybody paying around here?” With these five criteria you will never go wrong with investing in property as a foreigner. 

Darren Wong: I see. Because I’m sure you’re aware, this show, this whole series is for foreigners to learn about the different markets and in this case, it’s the Malaysia properties right. So I have a two part question because a lot of people start rely on real estate platforms, right and then I know that in Malaysia there’s you know, Iproperty, Property Guru, Brickz, like already useful and what is something that people can rely on and at the same time what are somethings that they are not good at, you know you need that five criteria before to compensate. And another question is with these platforms or other ways, what are some ways that you suggest them to assess and search for the right properties?

Nicholas: Okay, so I’m gonna say the first tackle, the first question first, what’s the pros and cons right? I think each and every platform has got their own strengths. Use Brickz. Personally, I use Brickz, I use Brickz to identify the products that are transacted prices. Brickz, always has the transacted prices right. I use Brickz and then I go over to  Iproperty or PropertyGuru to actually double check on the listing price. So the reason why is because of this, there’s also practice in Malaysia, again, I’m gonna be making a lot of enemies here alright. Listing price is 1 million ringgit, meaning I’m asking from you Darren, I’m selling my property to you at 1 million ringgit. When I go over to Brickz and I look at the transacted price right, it becomes 2 million ringgit. So it’s illogical, right? I’m telling you, “Hey Darren, you want to buy my property a million ringgit?”, then you tell me, “No, I want to buy it for 2 million.” It doesn’t make sense, right. But this is what’s happening in Malaysia in some part of Malaysia, some part of games on peninsula some part of the projects right? Due to the fact that they want to mark up the transaction price, it’s a fake transaction. So they use this transaction to show to investors and say look, I’ve got a transaction price of 2 million, but in actual fact, the actual asking price is only a million ringgit. So for me, to your viewers what I would suggest is to use Brickz to identify the transaction price, once you identify which one then go over to Iproperty or PropertyGuru to identify those particular projects, give those agents the call to check, double check and triple check the numbers. Use that one. That’s to buy properties right. As for rental in itself in Iproperty and PropertyGuru, there’s a lot of rental being asked. So the rental let’s say for example is 3000. ringgit right? Transacted rental might be a bit lower, technically, from my experience, majority of them are a bit lower, call them to ask, not as, not as the renter, but as an owner, call the agents to ask them, “Hey, I’m an owner of this property. Can you tell me how much realistically can you rent it out?” The agents will tell you the truth, “Oh actually, you can only rent it out for $2500.” But I’ll put $3000 just in case they negotiate then we’ll bring it down. So use those platforms wisely. Use those platforms to identify the prices, the actual prices, I’m teaching you the insight trick of how to use it, and use it wisely. That’s how the second question apologies I actually missed the second question. 

Darren: Oh so I think you mentioned before, what suggestions do you have for the audience to assess and search for the right properties? 

Nicholas: Alright, look at again, go back to the five criteria. Once you identify the five criteria, you identify the area. Search via Property Guru or Iproperty or anyway search for those properties and identify those. For me, my suggestion to your viewers is use those search engines, you will find any and all type of properties, okay. It’s just that the caveat to it is that how do you then identify if this property is good or bad? So that’s the only caveat. So for me, I use Property Guru and Iproperty to search for properties. It is just that from there onwards, how do I then identify whether this one is good? Please bear in mind or remember the first rule, hard and first rule is that 97% of the properties in Malaysia won’t make money. So you need to, your audience needs to use the five criteria again to assess or identify that 3% of the properties.

Darren Wong: I see. So there’s something that you mentioned before it’s called the property grading template from you. Would you mind telling the audience like how they use it because I think you’re generous enough to tell us that, hey, there’s a place where you can download a link in the show notes and everything. Like Would you mind elaborating on what this is for and then how people can use it? 

Nicholas: Right. So I’m going to use this grading system that we at FAR Capital has used this grading system. Right. You have a grade A, B, C, D, and E. Right? 97% of them, the properties like the 97% will be grade C, D, and grade E. Now what does that mean?Grade E, I’m going to go for grade E, grade E is where you actually lose more than $100,000. If you purchase a property today, when you want to sell it five years later, five years later down the road. So you will be losing more than $100,000. So that’s one. Number two, in terms of cash flow, negative will be more than $600 all the way to $2000 ringgit. Every month, you’re losing money up until $2000 a year. And if you sell, you lose more than $100,000 ringgit. So there’s a huge loss, right? So that’s grade E. So there’s also a grade D. Where you’ve got no profit, even if you sell or you lost $50,000 ringgit when you sell. Negative every month up until $500 ringgit, so that’s grade D, right. Grade C is that you don’t lose, you don’t win when you sell. Your cash flow is break even every month, meaning your rental is just enough to cover in installments, plus your maintenance fee. So that’s grade C, 97% of the properties in Malaysia will fall into grade C, grade D and grade E. So what we are looking for in FAR capital there’s only grade A and grade B and which I hope from your audience’s as well they’re going to be using this template to look for properties as well. So grade B is where upon completion when you sell it, there’s minimum 10% upside. Cash flow is positive cash flow by $100 to $200.All right, grade a is where upon exit the property, when you sell the property, you’re making 20%. While cash flow will be positive more than $300 ringgit. So, we are focusing on Grade A and Grade B only. So, how do you then access capital appreciation and cash flow right? Again, you go back to the original template, the criteria that we have, the five criteria so as an foreign investor, there’s a lot of properties that you can’t be buying. Anything that is below 1 million ringgit in Kuala Lumpur you can’t buy; anything below 2 million ringgit in Salalah, you can’t buy. So you have to buy above 2 million you have to buy above a million. So you’re even more limited in terms of property that you’re purchasing. Understand this grading. Use this grading, and then you use those criteria. If you use those criteria, you’re most likely to hit either a Grade B or C. Will you be able to hit a grade A? The answer is yes, but you’re looking like a diamond in the rough. The whole of KL is hard. Mind you, I can only think of one project in the past two to years. Only one project that is suitable for foreign investors. 

Darren Wong  

Wow, that’s very, very crazy then. Wow. Wow, that’s a that’s a very, very crazy, then. You know, it’s very hard to find one but I’m sure if someone like you has the groundwork, has the potential, has all the knowledge and everything they can get that kind of opportunities because it’s hard for us I mean, like if today for example, if I’m not from Hong Kong, where would I know where to invest? And so same as the logic too so it’s often someone on the ground would be a lot easier. 

Nicholas: Let me add on a bit. Even for Malaysians as well, a lot of Malaysians will be investing in the wrong projects. I know for one project that when they started selling they were selling it for $800 to $900,000 ringgit landed property right. And everybody’s net gave up on the first day, the first month, first launch, everything sold out the bought it for $800,000 ringgit. Upon completion I believe there was two to three years ago if I remember correctly, it became a grade E, negative every month was $2500 to $3000 ringgit. When they sell now they are looking at $200,000 easily $200,000 to $300,000 loss. So, is that a good investment? The answer is I would say the answer is no in terms of my criteria. So what happened is that they actually went against everything the criteria stand for. Is there commercial vibrancy. The answer is no. Is there actually international schools? No. Is there expat community? No. So a lot of times Malaysians tend to buy properties thinking that they are investors but once they put into the grading system, once they put it into the criteria it becomes totally very, very clear to the investor that they will lose money. But there’s a caveat to it, the criteria for local investors and criteria for foreign investors will be different. 

Darren Wong: I see. Okay. Well, I mean, the local one I’m sure we can do a part two in the future if there’s so many gems, there’s so many questions that we’re not even halfway yet. So, obviously on behalf of the audience, thanks so much for teaching us how to do it because it means a lot and then so you know, like obviously, right now, the COVID-19 you know, like the whole world has had impact from. So, I just want to know, right, with COVID-19 at this moment in time, where do you think we are in the cycle of the real estate market and then what kind of area and type of investments should oversea investors consider more?

Nicholas: Okay. You will have to go over to slide number four. Okay. So at slide number four, you can actually see the recession in 2009. And what is happening in 2020. So I’m bragging. The reason why I’m bragging is because Malaysia navigated COVID-19 perfectly. I say that because our government did a fantastic job containing COVID-19. They did a fantastic job in the stimulus package so that our economy, even though it’s going through a recession, we will come back up faster, we will come back up stronger. If you look at number one, right, the statue reserved for the banks, we need the cash to be saved right is at 1% while in 2020, we have more cash, right? OBR at that particular time he said 2% are right now he said at this but this one was done quite some time was a 2.5%. We have actually reduced the rate even further, right. In 2009. Over 30 billion stimulus was actually announced. Well, this year due to COVID-19, we announced over 250 billion stimulus packages. In 2009 that was during the financial crisis, right? There’s no moratorium, so everybody still has to pay their loan.  In 2020, there’s automatic load monitoring, which for the next four for six months, we don’t have to pay for our loan, meaning we’ve got cash in hand. So that actually saves a lot of people from defaulting in the loop. So what happened after 2009? Right? So this is actually what happened. So in terms of COVID, in terms of the financial crisis right, what actually happened is that it takes a lot of other dominoes in the market before a property bull run happens. So for capital, right, we take this opportunity COVID-19 to actually buy a lot of properties. The reason why is because we see in the next 12 to 24 months, we will have a property bull run. Property bull run in Malaysia typically will happen after four dominoes fall. And what happens is that the property prices tend to double right, so I’m going to go on to slide number seven. Slide number seven is what I call the four horsemen.

Darren: Wait, I’m sorry if we could stop a little bit. For the SRR, OPR, what do they mean?

Nicholas: The SRR is actually the reserve that the banks will need to have. In 2009 what happened is that they’ve got less of the cash, more subject to external shocks or pressure. While right now we’ve got a better banking system, we have got a stronger bank right? OPR is our overnight policy rate where that is where our interest rate is benchmarked against. So in 2009, what happens that is actually do 2% in 2020, or just for the 2.5 you have to change it. I’ll be changing it to two. We’re actually the lowest since America, since our independence day. This year. Our OPR is the lowest. So in terms of buying property, you have got the lowest interest meaning your repayment every month is actually much, much lower. Here’s the reason why a lot of people, if they see the opportunity, this is the year that they will buy.

Darren: I see. So go back to four horsemen, right. That’s interesting. So would you mind elaborating on the four horsemen slide a bit more.

Nicholas: So what happens Darren, if you look at historical data, right time, there’s a property bull run, the property bull run happened in 2010, all the way up to 2013. That’s where the prices property prices, double, double, double, you need to queue up to buy property right. Before that happened, there’s actually four triggers or the four horsemen that we call that right. The first one is actually OPR cut. OPR cut meaning the interest rate being cut. So the government at that particular time cut the OPR rate. Very, very similar to what is currently happening in 2020. Right, so number two, they made it very, very easy to buy properties. At that particular time in 2009, it was something called a DIBS developer interest bearing scheme, meaning during construction, you don’t have to pay anything, you only start paying upon completion of the property, right? In Malaysia, I’ll  give you a context in Malaysia, if you buy a property during construction, you need to service your loan, you need to pay a certain amount for the interest right? At that particular time the developer pay for your interest, you only pay full amount upon completion. This year, and last year 2018. The government came up with HOC policy, which is called the home ownership campaign right, which is to ease people, especially Malaysians to actually buy property. The third one is the mega infrastructure launch. Every time the government started a mega infrastructure and that in 2009, as well, where all the high rise are being built. You’ll see this happening, right now we’re actually  seeing it the same. You’ve got your LRPs. You’ve got your you’ve got your LRT bill, your MRT too, you’ve got your HSR. You’ve got your ECRL being built this year, and those are the money that has been poured into the infrastructure. The last one, the last one, that is the key catalyst or spot market to a property bull is actually the stock market bull run. So what happens to Malaysians, I’m not sure about Hong Kong, Malaysians tend to gamble more on the stock market, they make a lot of money from the stock market the profit from that they buy property. So, if you look into right now, if you look at the Malaysian stock market, especially the glyph counters, everybody doubled and tripled. I’ll give you an example, Supermax a glove maker fourth biggest in Malaysia right, went from $1.52 all the way up to $15 ringgit, meaning 100,000 invested there, in a short period of four months became one hundred thousand invested, it became 1 million. So you’ve seen that it is a crazy stock market bull run happening this year. So when will the property bull run happen? It will happen in next 12 to 24 months. 

Darren: I see. No, I think Hong Kong has a similar kind of mindset because a lot of people here, like, you know, they play stock because they don’t have enough money yet. And once they get enough money, they go to the real estate market. So the trend is very similar. And I think that it’s not only about Hong Kong, you know, Hong Kong is one of the biggest stock markets kind of in the world trading. But this is very similar on that regard. And by the way, what you have explained to the audience is very useful. It’s something that like, I’m sure, like, even for myself just by reading through your slides, I learned so much from it. So thank you so much on that, too. So you know, like I said before, right, I talked to Amos and other people that are from Malaysia as a guest, we can go on hours and hours. And I think that is very, very good insight. And I’m sure people will reach out to you to want to talk more about it. And there’s just only a couple more questions that I have. For example, right, what other tips do you have to summarize everything for the audience to take away from, because I’m sure a lot of us have a lot of questions, a lot of ideas what to do next, if you have anything that you want to capsulate and kind of remind the audience on what to do.

Nicholas: So for your audience, right? If they’re buying property there’s a few things you need to do. Of course there are the five criterias right. You also need to look in the affordability of the market. So I’ll bring you all the way until slide 12. So slide 12 is actually about the median household income by state. So I thank you for your question asking. If I’ve got money should I be investing in KL or should I be investing in Johor. Same price 1 million ringgit, 1 million yeah. If you look at Kuala Lumpur, right in 2019, their median household income is actually at $10,000 ringgit, above $10,000 ringgit so to pay for a million ringgit condo for them. It is actually quite reasonable. Achievable. But if you go all the way to down to Johor, then you can actually see that their income level is actually hovering at $6000 ringgit. So I mean, your viewers and myself and yourself must agree right. If you’re earning $6000 ringgit, you cannot pay $5000 ringgit for installment, right, The leftover $1000 you cannot eat. I mean, you have to pay for your food you have to pay for internet and whatnot. Let’s be honest, you cannot survive it. So hence, where I’m coming from is that you need to understand what’s the median income of each state. And then to see whether the property that you’re buying, can it be sustained by the local market. So going back to the fourth part, the fourth criteria, if anything would happen, if you want to move to Singapore, if you want to move to back to Hong Kong, right, can you actually rent it out? So there’s only so many expats who can rent it out. You need to make sure that, you know, if expats fail, can you actually rent it up to the local market, which of course, logically speaking, there’s a bigger pool of market right? So focus on those things and always focus on the five criterias, always focus on these particular household income, and you’d be quite safe. Now the prediction that we’re having right to do to sum it all up – that will be page 10. You will look at interest rate, we are actually having the lowest interest rate right now, as of today, the lowest interest rate for the past since our independence day, right? We’re expecting one more round to be cut. Anything that you buy, net price, yeah, anything that you buy that is below $600,000 with a 4% rental yield will be the best performer. So your SBA could be 1 million ringgit, but try to get something with a 40% discount if you could. All properties in Malaysia will be under pressure, always by new. More infrastructure is coming. So I’ve just given you the four horsemen right, focus on the infrastructure, focus on where the infrastructure is, when is it being completed and you will see the bull run coming. MRO basically what it says that this page 11 MRO is basically saying that multiple rental options, don’t just focus on the expat tenant. Of course, having the expat tenant is great, but also focus on the local market as well. That’s where the median income for each state is happening. You’re gonna see a lot of developers under pressure. That’s nice for your investors. Identify this kind of projects, make sure that these developers have got the capability to finish building it and then you’re going to get a good deal. The last one is actually, myself we’ll – we’re going to get a lot of people hating us for sharing all this information, but I guess it from that point of views that your viewers as long as they follow, they use the five criteria, they will not lose money.

Darren: Yeah. Yeah, that’s great because like, I know that a lot of people in the real estate sector they try really hard to sometimes like please everyone and try not to say too much unless it’s like off the record, but I believe that like, I think it’s time to really democratize and help people more about these things, because otherwise the industry will never improve and progress further, you know? So I really appreciate what you’re doing here. I really do. And what’s something that you and your firm have been working on recently? Because right now with COVID-19, I’m sure you guys are buying more and more properties, like what other things are you working on at the moment?

Nicholas: We are actually only working on buying properties. To be fair, right now, the deals are coming in fast, they are good deals, we are always looking for good properties. So long as they meet our grading criteria, we will be buying it. We are currently just focusing on buying right now to be honest, because if you look at a market rate, the lowest would be us, I don’t think they’re going to go any lower. It can only go up from this year onwards, and this is probably the best time for local, for foreign investors to actually buy something in Malaysia. So for us, we are actively hunting; our predominant focus right now is to buy as much as we can. So we are not focusing on any other things besides buying right now. So thank you to COVID-19 in the sense that you know, it actually allows developers to drop, giving them more pressure and allowing them to drop the prices even further. So from my firm, for my clients, they are buying things that are up to 30 to 40%. discount. And for your investors, right, I’m going to share this we are buying something that is actually in the middle of Mount Keira which is expat hub, you’ve got to Koreans, the Japanese, the Americans, the Europeans, the Hong Kong, all of them are staying there and you’re buying something that will actually make you money, at least $500 ringgit per month in terms of cash flow. But of course those are only for my investors right.

Darren: No I get it, I get it. I really think that like we should do more of these because there’s so many questions I have, but I will reserve it for next time because like they’re questions for example, right I was thinking about the culture of what’s going on, with the wealth for example, I know a lot of Malaysia as a country is getting a lot wealthier, what’s going to happen? What’s your prediction in years now? And then we can reserve that for next time because there’s so many things and obviously like I’m sure the audience will want to ask you more questions. So like, what are some ways that you suggest the audience reach out to you?  Through emails or LinkedIn or is there a way to find you to talk to you more about this kind of stuff?

Nicholas: I think you can send me an email. They can also WhatsApp me. I am faster in WhatsApp. They can also Facebook me. I will be faster in WhatsApp and Facebook. I will check my emails once a day so do expect delays. But if you want a faster response, you want to understand more about whatever, just WhatsApp me. I’ll pass you my number and also my email and also my facebook.

Darren: Yeah, so I’ll have everything in the show notes, and the slide you have to offer and the property grading template as well to make sure everyone knows where they can find them. And I just want to say, because this is like 30 minutes, I don’t think it’s really enough. But thanks so much for your time. And then I’m really looking forward to round two, and then I really appreciate the time that you happen to give, and the thoughts that come into preparing everything we have.

Nicholas: No problem. Thank you. Thank you for having me.

Darren: Yeah, thank you and then talk to you next time then. Thank you.

Nicholas: Alright. 

Darren: Good day. Bye.

Nicholas: Bye.


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4 Common Feng Shui myths busted!

Feng Shui Myths Busted
Feng shui, a forever mysterious yet intriguing topic. Yet many scammers out there trying to make a fortune by misinterpreting this ancient school of study.

Feng shui, a forever mysterious yet intriguing topic. Some may call it superstition, yet some find it magical and terrifyingly accurate. Yet, there are many scammers out there trying to make a fortune by misinterpreting this ancient school of study. Based on what we sourced from our experts and community, let’s bust the 4 most common feng shui myths about real estate equity investment today.

Points of fortune are the most important thing in a flat

When decorating a new home, most people will consider placing the right furniture on the right points on fortune, for example, placing the children’s room on “ the point of academia”  to improve academic results. However, merely considering the positions of these points of fortune are not enough. The exact positions of these points should be calculated carefully with consideration of the time of the year, the birth year of the house owner, and the position of the flat itself. In simpler words, the points of fortune are different in every flat. Some feng shui amateurs may try to determine these spots by themselves after reading a few articles online, and that may not be a good idea. To achieve the most desirable result, you should find a feng shui master to calculate the points of fortune specific to your flat and your fate. You can check out Denzity’s new directory to find trust-worthy and credible real estate experts who specialize in feng shui.

Road-facing flats are bad and should be avoided at all cost

Most feng shui rules will tell you to avoid flats facing roads. This rule sounds simple enough, yet it may not be as definite as you think. There are various types of roads, and you have to consider the nature of the road. If it is a straight and long highway, this is probably not good for your health. However, if the road is short and wide, or maybe decorated by trees on the side, then it may even be good for you.

Feng shui rule books should be followed word by word

Feng shui is an ancient science. It was developed in ancient China, and we can all agree that real estate equity investment has changed a long way. One of the major differences would be the shapes of the flats. In the past, people usually built houses by themselves, and houses were built in rectangles or squares. Yet, nowadays, the shapes of flats are determined by developers and to save spaces, most of the flats in Hong Kong are not in rectangular shapes. Even for markets less competitive like the Malaysia real estate market and Vietnam real estate market, it is very rare to find a perfectly rectangular flat. That creates a problem because ancient feng shui relied heavily on the relationship of the flat with the surrounding environment. With the change in building structure, it is unreasonable to follow the old rules because some of them may not be applicable anymore. Check out our conversation with the feng shui master on Denzity Insights  to learn more about modern feng shui practices.

Feng shui DIY is ok, as long as I follow the advice of feng shui masters

It is now easy to look up some simple feng shui rules online, but it is never that simple. Feng shui is a complicated subject and sometimes, a small change can make a big difference. Unable to examine the situation individually, feng shui masters usually give generic advice on television or online. For example, they may say metals are good in offices for people born in the year of dragon, so you hang a decorative sword on the wall, not knowing that sharp metal objects are harmful to your fate. Therefore, it is always the best to consult a trustworthy feng shui master.

Do you have any interesting stories about real estate equity investment? Share with us in the comment section!

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Denzity Insights Transcript: Malaysia Real Estate Market Outlook with Jensen Siow

Malaysia Real Estate Market Outlook with Jensen Siow

Today’s episode is about the Malaysian real estate market with Jensen. Comparing to the Amos episode, he shares more on the commercial side, industrial side, and how to purchase land as a foreign investor. 

Jensen Siow is the Assistant Sales Manager for a real estate development firm Capital City in Johor Bahru, Malaysia which focuses on property developments in Johor Bahru. He is also practicing his Real Estate Agent (REA) license in SLP Malaysia, an international real estate agency which has more than 40 residential projects and 70 industrial projects in Malaysia alone. Prior to joining the two companies, Jensen was with another developer – IJM Land, a prominent Malaysia real estate development company.  

  • Investing in Malaysia as a foreigner
  • Which areas to look into for commercial investment?
  • How do investors differ sector to sector?
  • What are the government regulations for overseas investors?
  • What are the limitations?

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

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Source:

Private viewing auctions: Unlike open auction, private auction is only open to a selected group of buyers. The exclusive buyers get the chance to take part in the auction and place bids even before the property is available in the open market.

https://www.aarki.com/blog/differentiating-between-open-auction-private-auction-preferred-deal-in-programmatic-advertising

Foreclosure: When a lender auctions a borrower’s asset in order to recover the money lent, this legal process is called foreclosure.

https://www.investopedia.com/terms/f/foreclosure.asp

Bumiputera: Bumiputeras are one of Malaysia’s indigenous races who reportedly cover 68.8% of the population.

https://www.straitstimes.com/asia/se-asia/who-are-malaysias-bumiputera

WorldBank: The world bank supports the developing countries by providing them with assistance in various matters.

https://www.worldbank.org

Source:

SLP Malaysia: https://www.oneslp.my

National Property Information Centre (NAPIC): https://napic.jpph.gov.my

Unesco: https://en.unesco.org

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Shout out to our video creator:

Patina Design Lab is a strategic design consultancy firm that helps businesses with a wide range of design services.

www.patinadesignlab.com

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

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[Transcript]

Darren: Well Jensen, welcome to the show.

Jensen: Hi, yes, hi Darren.

Darren: Yeah, so like I want to tell the audience how I know you and before this interview, because I know you through a really good friend called Harold and he told me about you because I was trying to find someone from Malaysia to talk about the real estate market. And it’s just funny because after all along back and forth, I finally have a conversation with you and you know in a better world, I wish I could have a beer with you to talk about each other because this whole notion of this whole Denzity Insight is to relax a little bit, talk about what’s going on. And I really wish the audience know more about the Malaysian market and what to do if they come to invest in your area.

Jensen: Yes, yes, yes, thank you. Thank you for having me here. Yes, thank you. I appreciate it.

Darren: Would you mind telling the audience a bit about yourself and then your work?

Jensen: Ok, firstly, I’m actually working for both companies in Malaysia, in Johor Bahru and it’s just right next to Singapore. I am working for a property development company called Capital Well, Limited. OK, so I’m doing sales and marketing for the company and on the other hand, I’m actually doing the real estate practicing my real estate agent license in SLP Malaysia, which is an international company. And we have more than 40 projects in Malaysia myself, residential and 70 industrial projects in relation. So yeah. So I’m actually doing like seven days a week.

Darren: That’s good. That’s the real estate life.

Jensen: Yeah, yeah, yeah, yeah.

Darren: Because like I’ve done an interview with a good friend of yours, Amos, and before that I was talking and thinking about how it’s very interesting because a lot of investors or audiences are watching are partly residential, but commercial, industrial is something that we obviously want to cover. And at the same time you is that you want to know people what’s going on in different sectors, that maybe they consider that, hey, you know what, let’s find something, a very small commercial building or industrial buildings or a floor of it. And so this conversation is more about residential, commercial, industrial and other opportunities, that these people want to know more what’s going on in Malaysia. So let’s get straight to it. So for the audience who might not know about or is familiar with Malaysia, what are the area which overseas investors tend to be interested in? And then would you mind giving the audience a bit more about the neighborhood and give the audience the bigger picture, what’s going on?

Jensen: Yeah, totally. Okay, so basically there’s this thing called the National Property Information Centre (NAPIC), there are these data from the NAPIC. There’s actually three popular areas and NAPIC is actually a government statistical website for Malaysia where you can find all your information regarding properties. So these three cities that I’m about to say, they have the most international awareness as well as all the embassies so basically in these three major cities. Okay, so I’ll compare it with cities like in China. And so the first one is Kuala Lumpur, which is like Beijing in China. So Kuala Lumpur all the embassies are in and it’s the capital of Malaysia. So that’s the first place where overseas investor would actually look into. And secondly, we are looking at Johor Bahru, which comparatively is Shenzhen to Hong Kong. So basically Johor Bahru is Shenzhen and Hong Kong is Singapore. So Johor Bahru is actually just right next to Singapore. And it’s about 20 minutes drive from the bridge over the Cross Bridge. Okay, so a lot of embassies, a lot of Singapore companies are in Johor Bahru as well. This is where people focus all their investments on. And that third one, it’s actually an up north city building called Penang. That one we can compare it to Hangzhou. Hangzhou in China. So its culture is a tourist destination and, of course, a lot of investments are actually there so a lot of the investors actually look into these three places because the price appreciation is good. The rental return are good. And these are three major big cities in Malaysia.

Darren: Actually have you been to China before? It sounds like you’re familiar with the country.

Jensen: Yeah, I’ve actually been to China like four or five times, yeah, for business and pleasure.

Darren: I see, because it’s good that like because like obviously this channel we’re from Hong Kong and then a lot of people might not have been to Malaysia before and actually might have been to Beijing or like Hangzhou or other places. So I think it’s a really good comparison to give people to understand what’s going on. So for the audience that might be interested in Malaysia real estate, would you mind giving them an update of the market? And then I’m aware that, like, you know, we talked about this before, not only that you done residential, you do commercial and then retail and industrial and other other asset class. Like, obviously, I’m not going to ask you to do like a three hours deep dive of what’s going on. Would you mind covering a little bit about each property type?

Jensen: Yeah, of course, of course, happy to do that. Okay, basically what we got from the government statistics website as well, from 2016 to 2019, just last year, Okay. Property prices have been going upwards, upward trend. So interestingly, there’s actually two main types of property. I don’t know about Hong Kong, but in here it’s actually called a retail and commercial are actually a bond one we call it commercial in Malaysia. So for commercial, there’s actually a very good trend in Kuala Lumpur, which is worth noticing. It’s because in the Kuala Lumpur where my office lots like they sell the inside building, they sell the office lots to individual landlords. This is actually gaining attraction because of the co-working space around Kuala Lumpur and we have more than 90 percent occupancy. So if anyone is actually looking into investing in commercial lot in Malaysia, that could be something to dive into, something to dig into. And we go into residential lots okay, interestingly, as of now, there’s about a 130 000 residential lots, whether they are completed or whether they are not completed, they are still on the market. So for anyone who actually wants to dive into investing in a residential property in Malaysia, that’s one there, a lot of options, a lot of lines.

Darren: I see. Yeah. So, you know, like obviously, you covered three main places in Malaysia, and it’s a huge country right, and then obviously this channel is to talk about, you know, the little dirt or like inside scoop that no one has really thought about before. So one thing I always ask, like a lot interview is this that are any popular areas or types of properties that you think are overrated or underrated at the same time?

Jensen: Ok, I am going to be very frank. I’m from Melaka myself, Melaka is actually a historical city, but the investments there it’s quite overrated. Melaka itself, okay it’s basically one and a half hour away from Kuala Lumpur. Why? Because fundamentally, Melaka, as a city, it has only 600 000 – 700 000 population which does not suffice the spending power; the affordability of the people living in Melaka cannot cater for the price appreciation of properties. So although, yes, Melaka is an UNESCO, a Heritage area, it’s a touristy place and stuff, but in terms of investing a property, a commercial or residential property in Melaka, it’s actually slightly overrated because you don’t really get the rental returns and you don’t really get the price appreciation because the population is small.

Darren: Yeah, yeah, I see that’s good, I’ve actually never heard of that before. No, no, it’s good. It is really good.

Jensen: I actually feel bad saying that about my own city but yeah.

Darren: Well you got to separate it then right, as a rational investors, you got to try to suppress the emotion and really think about what’s your money, because a lot of time, a lot of investors, they think too much about the emotion, they neglect that what’s practicality. And sometimes that the money is for your savings, for your family, for your retirement. There’s something that you have to be aware of. So it’s good that you pointed it out. And I’m sure you say out loud because you just want the audience to know more about what is the better choice in terms of whether or not and then it is their choice to think about if that’s true or not too so, you know, like when we first started right, you talked about residential, you have two different companies you work for and there’s commercial, retail, there’s industrial, there’s so many different focuses right. You know, it’s something that I want to know personally too, how do you manage to keep in touch with so many different markets and so many different types?

Jensen: To be honest, it’s impossible to keep up with the entire Southeast Asia market, not let alone even in Malaysia, but fortunately I’ve been working seven days a week and working with them, the first hanging out with property agents, with the people who work in property. So I get all this information from bits and pieces of information, from WhatsApp, from emails, from Facebook and stuff. But the bottom line is this: property, it’s always supply and demand, which pushes the price up and down. So basically the bread and butter to a property investment is actually the full site to the market as in what you think of the market. So it’s really hard to catch up. It’s really hard to follow all the markets at once. But if you really want to, if you really have the heart to actually invest or learn about a market, you can actually learn from all the information that are readily available online.

Darren: Yeah, like this platform.

Jensen: Yeah, that’s right. Yeah. Yeah, exactly.

Darren: Pretty much because I think I told you about my background. I use to work for a fund. We worked in the Paris market, we worked in UK, in Japan. And then I have so many things that I’m not really good at because there’s so many things going on that’s why I want to personally ask you too, because maybe some investors like the audience at the moment are looking at three or four different places or three different, four different areas in Malaysia that might be just hard to keep in touch. So which comes to the next one and obviously, like Denzity tries to bridge the gap. What other places can the audience learn more about the Malaysia real estate market?

Jensen: Right now, we’re all connected via internet. So the biggest two websites, I mean, you can find a link. The biggest two websites in Malaysia, legit websites is PropertyGuru.com as well as Iproperty.com. But these places, there are a lot of information crowded around. You have a lot of price and a lot of agents and advertisements on it. So still, yes, you can find a property and you can use the websites as a reference, but most importantly, you have to find a trusted party in the locality itself, in Malaysia itself, to actually if you really want to invest in Malaysian properties, I think that’s why Denzity was actually born to build this.

Darren: Hopefully, yeah. Well, first of all, if Iproperty.com or Property Guru sees this, pay me advertising please, you know we should get as many costs. But then it is something that is like interesting right because a lot of places are hard to find. So hopefully this will mean more than the media.

Jensen: Of course, of course.

Darren: So you know, like I said before, when I introduced you and then I told the audience that I know you through Harold. And both you and Harold, use to study abroad in Australia like I work in the Australian market. And then obviously the reason why I’m asking is because I wanted to know, like, if you learn something about real estate in Malaysia, do you apply that kind of thinking in Australia, different markets?

Jensen: The fundament.Yes, I mean, I graduated since 2015 sorry I mean, I graduated in 2011, work for four years in Australia, in the retail industry then I came back to Malaysia since the 2015 so I’ve never caught up with the market in Australia. But I think fundamentally, properties are the same in Malaysia and in Australia. I think the price goes up and down and stuff, but the thinking and the transaction and the process is totally different in Australia, they have open houses there, they have private viewing auctions whereby you could just drive the price up. But in Malaysia, it’s totally different. We do not have that kind of system. So yes and no. Yeah, yeah. We do not have those kind of system.

Darren: So there’s no over viewing and stuff like that? There’s no such thing?

Jensen: No, no. There’s no open auction. There’s no private viewing and stuff before auction.

Darren: So if I invest, how will i know if that asset is good? Let’s say this right, how do you assess the credentials or the real estate asset?

Jensen: Interestingly, for auction properties in Malaysia for properties that are on auction in Malaysia are basically properties that require a fire sale, meaning the landlord has gone bankrupt or meaning the landlord is in need cash to pay debt.

Darren: Oh for the foreclosure.

Jensen: Yeah, yeah foreclosure, a foreclosure. But these type of properties, you can’t actually go inside to view all the properties, even if you really want to buy it, you cannot just go in and find a sentimental value, whether is the property good, whether is the property bad and stuff.

Darren: Really? Okay.

Jensen: Yes, yes. Yes.

Darren: So, question right, so can I hire someone else like an appraiser or surveyor to look into it or another due diligence, kind of like a party to do that or no one can do it?

Jensen: You can hire, but then no one is allowed to actually enter the property itself.

Darren: Wow, I didn’t know that.

Jensen: Yeah, that is actually part of the auction properties, but for private properties which are on sale on the open market, you can actually do that, you can just go to a private viewing.

Darren: Oh that’s good. Yeah I understand. That’s an interesting question right, because I was like, “Woah, you cannot see what I want to buy?” It’s like, hey, you know, maybe it’s Bentley, like people always joke around saying that, like, “Oh, you can’t try it until you buy it.” So it’s interesting. So I was wondering too right, in your experience, have you worked with different people with different nationality in terms of like investors? Because I always want to know, like different investors, like Malaysian investors, Chinese investors or other different culture, like do they act differently or would they look at real estate differently?

(CUT OFF CAN’T MAKE OUT WORDS).

Jensen: Yeah, I basically deal more with investors from Singapore or from Malaysia, so only these two countries. So most people are from Singapore or Malaysia and basically everyone’s looking for the cheapest deal and the best location.

Darren: So this straight up. That’s what they want.

Jensen: Yeah, straight up. That’s it.

Darren: Oh, okay. How about for self use or investment only. Do they do they think about it differently?

Jensen: With self use, they would actually buy at a location, which they actually prefer. But for investment, I have met a lot of investment, I mean, investors throughout the entirety of my career area, Investors actually they don’t look at like how beautiful is the house or how many square feet and stuff. Investors they just go for the ROI, they go for a return on investment, how much they can make in a year. So the aesthetic of the house are not the concern that these people get.

Darren: And does that apply to residential and commercial as well like for different asset class?

Jensen: Yeah, totally.

Darren: I see, okay, because I know some people in investment only they still want to have this beautiful place and everything. So I think obviously there’s always different people, different ways of looking at it. So just one thing that I’m wondering.

Jensen: Yeah, but that’s from own judgment. From my own opinion.

Darren: Yeah. Yeah. So, you know, obviously this channel is more about overseas investors. So I’m sure they would be interested to know about the limitations. Is there any limitation for overseas investors and what kind of things do they need to be aware of when investing in Malaysia?

Jensen: Ok, surprisingly in Malaysia, you can actually – a foreigner can actually own 100% of a property. There’s no restriction whatsoever. However, in most of the cities in Malaysia, foreigners can only purchase houses which are one million ringgit and above. One million, that’s the bottom line. So that’s the minimum price to purchase a property. And of course it’s something to note for properties in Malaysia in a certain in every single neighborhood or every single project, that’s always 30% to 40%, which are reserved for the only Bumiputera in Malaysia and Bumiputera are like the Aboriginals of Malaysia. So 40% is reserved for them. So make sure if oversea investors, they would like to make a deposit down in Malaysia, buy a property, make sure it’s not a Bumiputera title. If not, you can never have the property. Yeah. And of course, if you want to lend from a bank in Malaysia, a Malaysian bank, the margin of finance that you can get is only 70%. So if you’re borrowing one million ringgit from the bank, so, I mean, if the house price is one million ringgit, OK, you can only get 700 000 worth of loans from the bank. That’s the maximum. Yeah. So that’s the certain trust holds and stuff.

Darren: I see. So like, you know, Malaysia obviously is the growth. I’m sure you see the growth coming up for past couple years and everything. Where do you think we are in the market and what’s your opinion like is for the next three years time?

Jensen: I actually did a little bit of research on this. Okay, so basically, according to data from WorldBank, we are actually 24th place in terms of the east of doing business around the globe. So it makes it a very internationalized economy and it makes it very diversified in export and import. And of course the geographical location of Malaysia is actually quite strategically located between China as well as towards Europe and America. One that one road initiative. So, yeah, that’s why. So in the next three to five years, we can see an increase of foreign investors being in Malaysia. So that will actually drive the entire property market up despite what’s going on from Covid, Covid is some external lease which happens then and there.

(CUT OFF, REPEAT QUESTION).

Darren: So what other tips and advice do you have, if you don’t mind sharing with the audience when it comes to choosing different regions in Malaysia?

Jensen: Oh, okay. So in terms of if you are actually looking to settle in Malaysia, looking to buy an investment in Malaysia, if you are a foreigner the first thing you need to do is you need to see what sort of area you’re looking for, which area do you feel more comfortable with. So let’s say in Beijing, in terms of the China market as it is, Beijing, Hangzhou, wherever. So secondly, you need to differentiate because in Malaysia there’s something very interesting. In either rental income which is high, it’s like a dividend or it’s actually price depreciation, which is high. So you need to do it in terms of investing. You need to understand if you want rental income, which is normally in Malaysia, commonly it’s platinum, which are in the centralized location or you want price appreciation, which you look for lender properties in Malaysia.

So my advice is go do research online, but do engage a trusted person in Malaysia to purchase your property and that way you can  for sure know that it’s a good investment and stuff.

Darren: I see. So I think that like just now you mentioned that I think a foreign investor can also own 100 percent. So I guess that is a freehold, that means the land as well. So if an investor are interested in purchasing land, what is the challenge of things that they need to be aware of when it comes to that?

Jensen: Okay, there is two lands, which cannot be purchased by overseas investors,  foreigners. One, agricultural land, and second, is Malay Reserved Land. These two lands are definitely off the chart for foreigners. Okay, but one thing that is the most challenging in terms of purchasing a land in Malaysia is actually getting the state governments consent with every purchase of every single land in Malaysia, you have to apply a application to write into state government like, why are you buying this land for is it for building properties, for building factories and stuff? And then approval could be six months to two or three years.

Darren: That’s a long time.

Jensen: Yeah. Yeah. So that would jeopardize the entire cash flow. I mean for foreign investors who wants to buy land in Malaysia, that is something to look out for and that’s that’s a challenge.

Darren: So just two questions I have with that. Let’s start with the first one. What dictates a land as agricultural use. Number two, is that so, you know, you said it takes six months to two years right, what are things that would make it take so long? Like what kind of things are people looking at that would be better when it comes to purchasing land? Like what other tips you have?

Jensen: The first question is regarding what dictates of agricultural land? Okay, what do you think as an agricultural land it’s from the zoning planning of the state government because state government actually plans the entire zoning of the city and a town. So certain lands are already reserved for agriculture, so for the rubble plantations and I forgot what was the other one but yeah. So these lands are really defined as agricultural. So you cannot purchase that property.

Darren: So for the second one, how about like why does it take six months to 12 months to go through and what are some things that you can do in order to allow the government to be faster?

Jensen: Because every single application that needs to be submitted in, there’s actually an entire very lengthy process to say yes to different endings. Okay, so six to 24 months, it’s just a ballpark, sometimes it takes even longer. So if you have it well planned out for your final building construction and stuff and if you know yeah, and that’s about it.

Darren: Next time we’ll grab a drink and we’ll ask the same question again, okay? It’s okay, I think this conversation is great because I have a lot of questions regarding that. But so let’s say this right, an investor, the audience that have the money, a little bit more money to consider different asset class, like for example say, hey, you know, I don’t have to put money in residential, I can put money industrial, commercial and so on. Which type would you suggest them to consider if they can do that?

Jensen: Which type of investment costs?

Darren: No not investment costs.

 Let’s say this right, for example, if I have a little bit of money where I can consider different asset costs, commercial, industrial retail, like many, many more or residential. Which type of property type would you suggest them to consider?

Jensen: Generally speaking, if you have a lot of money and generally speaking, the trend is like this, if you are purchasing like I said before, if you’re purchasing an apartment, a residential apartment or shop lot, which is a shop lot where people do business in Malaysia like has a long car tire shop and stuff, these two are more stable in terms of rental income. If you’re purchasing lender property, which are more to its own use, when people stay in lender properties in Malaysia, that’s more towards price appreciation because the rental market for lender property isn’t that great in Malaysia. So it’s depending which kind of return you are seeking for.

Darren: I see, that’s cool. That’s something that I was curious, not like I have it but then if people in the audience have it, it’s something they would consider. So you know, I think this has been a really great interview. So what kind of takeaway do you have for the audience before they go?

Jensen: Takeaway, Okay yeah, so basically my general piece of advice is, if you’re looking to invest in Malaysia, really look carefully at the title before you put in your deficit. That’s very important. 40% of the houses foreigners can’t buy. Okay, and secondly, have a trusted agent in Malaysia that could help you with your property purchases. And of course, lastly, look at the rules and regulations from your local governments. It can be from China, Hong Kong, America. Look for those rules and regulations and restrictions in terms of investing overseas.

Darren: Oh, theres a restriction on different nationality.

Jensen: No, I mean, your own country. If you’re from China, then you have your Chinese – the Chinese actually have the investment restriction.

Darren: Yeah. Yeah that’s good. That’s good. So, you know, I think I’m sure a lot of people have questions regarding Malaysian real estate. What are a couple of ways that people can reach out to you and talk to you more about working together or more about the Malaysian real estate?

Jensen: Definitely. You can find me on my LinkedIn account, which is Jensen Siow or you can add my WeChat. My WeChat ID is Machokidd if not, you can always email me my email address @jensensiow@gmail.com.

Darren: Obviously I will include everything in the show notes and I must say this is a blast. Thank you so much for your time and efforts. And then I want to do part two with you in the future and then let’s keep in touch. And hopefully we’ll have a second round and you can come in, tell me more about what’s going on and yeah, I just want to say thanks for your time. Thank you.

Jensen: Definitely, definitely Darren. Thank you.

Darren: Have a good day and then I wish you well and let’s have a drink next time if I ever come to Malaysia, then.

Jensen: Yeah man, of course, of course.

===

Darren: 好吧,Jensen,歡迎來到這節目。

Jensen:嗨,是的,你好,Darren。

Darren:是的,我想在這次採訪之前告訴觀眾我是怎麼認識你的,因為我是通過一個叫Harold和他告訴我你的事,因為我想找個馬來西亞人談談房地產市場。有趣的是,經過這麼長時間,我最後和你談談,你知道在一個更好的世界裏,我希望我能和你喝杯啤酒談談彼此,因為這整個Denzity Insights的整個概念是放鬆一下,談談發生了什麼事。我真的希望觀眾能更多地瞭解馬來西亞市場,以及如果他們來你的地區投資該怎麼做。

Jensen:是的,是的,是的,謝謝。謝謝你邀請我來。是的,謝謝。我很感激。

Darren:你介意告訴觀眾你自己和你的工作嗎?

Jensen:好吧,首先,我實際上在馬來西亞柔佛巴魯的兩家公司工作,就在新加坡旁邊。我在為一家稱為Capital Well,Limited的房地產開發公司。好吧,我在為公司做銷售和市場行銷,另一方面,我實際上在做房地產在馬來西亞SLP(一家國際公司)執業房地產代理許可證。我們有40多個項目馬來西亞本人,住宅和70個工業項目。所以是的。所以我一周要做七天。

Darren:很好。這就是房地產生活。

Jensen:是的,是的,是的,是的。

Darren:因為就像我採訪過你的一個好朋友,Amos,在那之前我一直在談論和思考這是多麼有趣,因為很多投資者或觀眾正在觀看的部分是住宅,而商業和工業顯然是我們想要報導的。同時你是想瞭解人們在不同領域的情况,他們可能會認為,嘿,你知道嗎,讓我們找些東西,一個很小的商業建築或工業建築,或者一層樓。所以這次談話更多的是關於住宅,商業,工業和其他的機會,這些人想知道在馬來西亞發生了什麼。所以我們直接開始吧。囙此,對於那些可能不瞭解或不熟悉馬來西亞的觀眾來說,海外投資者最感興趣的領域是什麼?那麼你介意讓觀眾多瞭解一下這個社區,讓他們瞭解一下發生了什麼事?

Jensen:是的,完全正確。好的,所以基本上有一個叫做國家財產資訊中心的東西,這些數據來自國家財產資訊中心。實際上有三個熱門領域,NAPIC實際上是一個政府統計網站在馬來西亞,您可以找到您的所有房產資訊。所以我要說的這三個都市,他們的國際知名度最高以及這三個主要城市的所有大使館。好吧,我來和中國的都市比較一下。所以第一個一個是吉隆玻,就像中國的北京。所以所有的大使館都在吉隆玻,它是馬來西亞的首都。所以這是第一次海外投資者真正會關注的地方。第二,我們看柔佛巴魯深圳到香港嗎。所以基本上柔佛巴魯是深圳,香港是新加坡。所以柔佛巴魯實際上就在旁邊新加坡。從那座橋到十字橋大約20分鐘車程。很多大使館,很多新加坡公司柔佛巴魯也是。這是人們所有投資的重點。第三個,實際上是一個北上的城市建築,叫做檳城。那個我們可以把它和杭州相比。中國杭州。所以它的文化是旅遊目的地,當然,實際上有很多投資,所以很多投資者都會關注這三個地方,因為價格上漲很好。租金回報不錯。這是馬來西亞的三大都市。

Darren:實際上你以前去過中國嗎?聽起來你對這個國家很熟悉。

Jensen:是的,我實際上去過中國四五次,是的,是的,是為了商務和娛樂。

Darren:我明白了,因為這很好,因為很明顯,我們來自香港,而很多人可能不是以前去過馬來西亞,實際上可能去過北京或杭州等地。所以我認為這是一個很好的比較,讓人們瞭解發生了什麼。所以對於可能對馬來西亞房地產感興趣的觀眾,您介意給他們介紹一下市場的最新情况嗎?然後我意識到,就像,你知道,我們以前討論過這個,不僅僅是你做的住宅,你做商業,然後零售和工業及其他資產類別。很明顯,我不會要求你做一個三小時的深入調查。你介意介紹一下每種房產類型嗎?

Jensen:是的,當然,很高興這麼做。好吧,基本上我們從政府統計網站上得到的從2016年到2019年,就在去年,好吧。樓價一直在上漲,呈上升趨勢。有趣的是,實際上有兩種主要的財產類型。我不知道香港,但在這裡它實際上被稱為零售業,而商業實際上是一種債券在馬來西亞我們稱之為商業。所以對於商業來說,誇拉實際上有一個很好的趨勢隆坡,值得注意。這是因為在吉隆玻我的辦公室像他們賣內部建築,他們賣私人房東辦公用地。由於吉隆玻周圍的合作空間,這一點確實越來越吸引人,而且我們還有更多入住率超過90%。所以,如果有人真的想在馬來西亞投資商業地塊,那可能是潜入,去挖掘一些東西。我們進入住宅區好吧,有趣的是,到目前為止,大約有13萬個住宅用地,無論是否已完成,仍在市場上。對於那些真正想投資住宅的人來說馬來西亞的房產,就在那裡,有很多選擇,很多線路。

Darren:我明白了。是啊。所以,你知道,很明顯,你在馬來西亞是一個很大的國家,對吧,很明顯這個頻道是在談論,你知道的,一些沒人真正想到的內幕新聞大約在之前。所以有一件事我總是問,就像很多採訪一樣,這是你認為被高估或低估的熱門區域或類型的房產嗎?

Jensen:好吧,我會非常坦率的。我本人來自麻六甲,麻六甲實際上是一個歷史都市,但是那裡的投資被高估了。麻六甲本身,好吧,基本上離吉隆玻只有一個半小時的路程。為什麼?因為從根本上說,麻六甲作為一個都市,人口只有60萬到70萬不足以滿足消費能力;麻六甲人民的承受能力無法滿足内容。所以,雖然,麻六甲是聯合國教科文組織的一個遺產區,是一個旅遊勝地和東西,但就投資而言地產,麻六甲的商業或住宅地產,實際上被高估了,因為你並不真的獲得租金回報後,您不會真正得到價格上漲,因為人口很少。

Darren:是的,是的,我知道這很好,我以前從來沒聽說過。不,不,很好。真的很好。

Jensen:我說我自己的都市真的很難過,但是是的。

Darren:好吧,你得把它分開,對吧,作為一個理性的投資者,你必須試著抑制情緒,真正思考你的錢是多少,因為很多時間,很多投資者,他們太過關注這種情緒,他們忽略了什麼是實用性。以及有時候這些錢是為了儲蓄,為了家庭,為了你的退休。有件事你必須知道。所以很高興你指出了它出去。我肯定你會說出來,因為你只是想讓觀眾更多地瞭解,什麼才是更好的選擇,而這是他們的選擇,去考慮這是否是真的所以,你知道,就像我們剛開始的時候,你談到住宅,你有兩個不同的公司,有商業和零售,有工業,有很多不同的焦點,對吧。你知道,這也是我個人想知道的,你是如何設法與這麼多不同的市場和這麼多不同類型的人保持聯系的?

Jensen:說實話,要跟上整個東南亞市場是不可能的,更不用說在馬來西亞,但是幸運的是,我一周工作七天,和他們一起工作,第一次和房產仲介,和在房地產工作的人一起。所以我從WhatsApp、電子郵件、Facebook等資訊中獲取所有這些資訊。但底線是這就是:房地產,總是供求關係推動價格的上下波動。所以基本上是一個房地產基礎投資實際上是你對市場的完整看法。所以很難趕上。真的很難一次跟踪所有市場。但是如果你真的想,如果你真的有堅持去投資或者瞭解一個市場,你就可以真正地學習從所有線上資訊中獲取。

Darren:是的,就像這個平臺。

Jensen:是的,沒錯。是啊。是的,沒錯。

Darren:差不多因為我想我告訴過你我的背景。我以前在一家基金會工作。我們在巴黎市場英國,日本。然後我有很多我不擅長的事情,因為事情太多了,所以我也想親自問你,因為也許有些投資者喜歡現在我們看到的是馬來西亞三四個不同的地方,或者是三個不同的、四個不同的地區,可能很難保持聯系。下一個是哪個很明顯,就像Denzity試圖彌合鴻溝一樣。觀眾還能從哪些地方瞭解馬來西亞房地產市場?

Jensen:現在,我們都通過互聯網連接。所以最大的兩個網站,我的意思是,你可以找到一個連結。馬來西亞最大的兩家網站,PropertyGuru.com網站以及Iproperty.com網站.但是這些地方,到處都是資訊。你有很多價格,有很多代理商和廣告。所以還是,是的,你可以找到一個内容,您可以使用網站作為參攷,但最重要的是,您必須在本地找到一個受信任的方,在馬來西亞本身,實際上,如果你真的想投資馬來西亞的房地產,我想這就是為什麼Denzity是為了建造這個項目而誕生的。

Darren:希望如此,是的。首先,如果Iproperty.com網站或者地產專家看到這個,請給我廣告費,你知道我們應該得到同樣多的成本。但這是一件很有趣的事情,因為很多地方都很難找到。所以希望這不僅僅意味著媒體。

Jensen:當然是的。

Darren:你知道,就像我之前說的,當我介紹你,然後我告訴觀眾我是通過Harold認識你的。你和Harold都曾在澳大利亞留學,就像我在澳大利亞市場工作一樣。然後很明顯我之所以這麼問是因為我想知道,比如,如果你瞭解馬來西亞的房地產,你會在澳大利亞不同的市場中運用這種思維嗎?

Jensen:The基礎。是的,我是說,我從2015年畢業對不起,我是說,我畢業於2011年,在澳大利亞工作了四年,在零售業工作了四年,然後我從2015年回到馬來西亞,所以我從來沒有趕上過澳大利亞的市場。但我認為從根本上講,在馬來西亞和澳大利亞。我認為價格會有漲有跌,但想法、交易和過程是在澳大利亞完全不同,他們在那裡有開放式的房子,他們有私人觀看拍賣會,你可以借此抬高價格。但在馬來西亞,情况完全不同。我們沒有有這樣的系統。所以是的和不的。是的,是的。我們沒有那種系統。

Darren:所以不會有過度觀看之類的事情?沒有這樣的事?

Jensen:不,不。沒有公開拍賣。拍賣前沒有私人觀賞和其他東西。

Darren:所以如果我投資,我怎麼知道資產是否良好?讓我們這麼說吧,你如何評估資質或房地產資產?

Jensen: 有趣的是,對於馬來西亞拍賣的房產,在馬來西亞拍賣的房產有基本上是需要拋售的房產,這意味著房東已經破產或者房東需要現金來償還債務。

Darren:哦,為了取消抵押品贖回權。

Jensen:是的,是的,喪失抵押品贖回權。但這類樓盤,即使你真的想買,也不能進去看看所有的樓盤它,你不能只是進去尋找一種情感價值,財產是否好,財產是否壞等等。

Darren:真的嗎?可以。

Jensen: 是的,是的。對。

Darren:所以,問題是對的,那麼我可以聘請其他人,比如評估師或量測師,或者其他盡職調查,像一個當事人這樣做,或者沒有人能做嗎?

Jensen:你可以雇人,但這樣一來,就不允許任何人進入房產本身。

Darren:哇,我不知道。

Jensen:是的,這實際上是拍賣財產的一部分,但對於在公開市場上出售的私人房產,你實際上可以這樣做,你可以去私人看房。

Darren:哦,太好了。是的,我明白。這是個很有趣的問題,因為我想,“哇,你看不到我想買什麼?”就像,嘿,你知道,也許是本特利,就像人們總是開玩笑地說,比如,“哦,除非你買了,否則你不能試試。”所以這很有趣。所以我很想知道,以你的經驗,你有沒有不同國籍的人在同類投資者方面?因為我一直想知道,喜歡不同的投資者,喜歡馬來西亞的投資者,中國的投資者還是其他不同的文化,比如他們的行為是否有所不同,或者他們對房地產的看法會有所不同?

Jensen:是的,我基本上是和新加坡或馬來西亞的投資者打交道,所以只有這兩個國家。所以大多數人來自新加坡或者馬來西亞,基本上每個人都在尋找最便宜的交易和最好的位置。

Darren:所以這是直截了當的。這就是他們想要的。

Jensen:是的,直走。就這樣。

Darren:哦,好的。自用或投資怎麼樣。他們有不同的想法嗎?

Jensen: 如果是自用,他們實際上會在他們更喜歡的地方購買。但為了投資,我遇到了很多投資,我的意思是,在我整個職業領域的投資者,實際上他們並不關心房子有多漂亮或者有多少平方英尺之類的。投資者他們只追求投資回報,一年能賺多少錢。所以房子的美感不是這些人所關心的。

Darren:這是否適用於住宅和商業以及不同資產類別?

Jensen:是的,完全正確。

Darren:我明白了,好吧,因為我知道一些投資的人只想擁有這個美麗的地方和一切。所以我覺得很明顯總是不同的人,不同的看待它的管道。所以我想知道一件事。

Jensen:是的,但這是自己的判斷。從我個人的觀點來看。

Darren:是的。是啊。所以,你知道,顯然這個頻道更多的是關於海外投資者的。所以我相信他們會有興趣知道這些限制。海外投資者在馬來西亞投資有什麼限制嗎?

Jensen:好吧,在馬來西亞,你真的可以——一個外國人實際上可以擁有100%的房產。沒有任何限制。然而,在馬來西亞的大多數都市,外國人只能購買100萬令吉及以上的房屋。一百萬,那是底線。所以這是購買房產的最低價格。當然,這是值得注意的,在馬來西亞的每一個物業鄰里或每一個項目,總有30%到40%的比例,這是為馬來西亞唯一的布米普特人保留的像馬來西亞的土著人一樣。所以40%是留給他們的。囙此,如果海外投資者在馬來西亞交定金,買一套房產,確保這不是一個“布米普特”的產權。如果沒有,你就永遠不能擁有這個財產。是的。當然,如果你想從馬來西亞的一家銀行,一家馬來西亞銀行借錢,你能得到的融資利潤是只有70%。所以如果你從銀行借一百萬林吉特,那麼,我的意思是,如果房價是一百萬林吉特,好吧,你只能從銀行獲得價值70萬的貸款。這是最大值。是啊。所以這就是某些信任持有的東西。

Darren:我明白了。比如,你知道,馬來西亞顯然是在增長。我敢肯定你看到了過去幾年的增長和所有的一切。你在哪裡你認為我們在市場上,你對未來三年的看法如何?

Jensen:實際上我對這個問題做了一點研究。好吧,基本上,根據世界銀行的數據,我們實際上排在第24在全球做生意的東方。囙此,它使它成為一個非常國際化的經濟體,使它在出口和導入。當然,馬來西亞的地理位置實際上在戰畧上位於中國和中國之間歐洲和美國。一條路倡議。所以,是的,這就是原因。所以在未來三到五年,我們可以看到在馬來西亞的外國投資者新增。所以這實際上會推動整個房地產市場儘管Covid發生了什麼,但Covid是一種外部租賃,它時不時發生。

Darren:那麼,如果你不介意在馬來西亞選擇不同的地區,你還有什麼其他的建議和建議呢?

Jensen:哦,好的。所以,如果你真的想在馬來西亞定居,想在馬來西亞投資,如果你是一個外國人你首先要做的是,你要看看你在找什麼樣的地方,你覺得哪個地方更舒服。所以我們說在北京,就中國市場而言,北京、杭州,任何地方。第二,你需要區別對待,因為在馬來西亞有趣。無論是租金收入高,就像股息,還是實際的價格貶值,都是很高的。所以你需要從投資的角度來做。你要明白如果你想要租金收入,通常是在馬來西亞,通常是白金,都是集中的位置或您希望價格升值,您可以在馬來西亞尋找貸款人的房產。所以我的建議是去網上做研究,但一定要讓馬來西亞的一個值得信任的人來購買您的房產,這樣您就可以確信這是一項很好的投資。

Darren:我明白了。所以我認為就像剛才你提到的,我認為外國投資者也可以擁有100%的股份。所以我想這是一個不動產,也就是說土地。所以如果投資者對購買土地時,他們需要意識到什麼是挑戰?

Jensen:好吧,有兩塊的土地,外國投資者不能購買。一是農業用地,二是馬來人保留地。這兩塊土地絕對不適合外國人。好吧,但有一件事是最具挑戰性的在馬來西亞購買一塊土地實際上就是在馬來西亞的每一塊土地上都得到州政府的同意,你必須向州政府申請一份申請書,比如說,你為什麼要買這塊土地,是為了建房產,建工廠之類的?然後準予可能需要六個月到兩三年。

Darren: 太長時間了。

Jensen:是的。是啊。所以這會危及整個現金流。我是說,對於希望在馬來西亞購買土地的外國投資者來說,這是一個需要注意的問題,這是一個挑戰。

Darren:所以我有兩個問題。讓我們從第一個開始。决定土地作為農業用途的東西。第二,是嗎所以,你知道,你說過要花6個月到2年的時間,對吧,有什麼事情會讓它花這麼長時間?比如人們在看什麼樣的東西在購買土地方面會更好嗎?比如你還有什麼建議?

Jensen:第一個問題是關於農業用地的規定是什麼?好吧,你認為農業用地是什麼?它來自州政府的分區規劃,因為州政府政府實際上規劃了整個都市和城鎮的分區。所以某些土地已經被保留了農業,所以對於瓦礫種植園,我忘了另一個是什麼,但是是的。所以這些土地被定義為農業。所以你不能買那房子。

Darren:那麼對於第二個問題,比如為什麼要花6個月到12個月的時間,你可以做些什麼來讓政府加快速度?

Jensen: 因為每個需要提交的申請實際上,要對不同的結局說“是”是一個非常漫長的過程。好吧,那麼6到24個月,這只是一個大概,有時需要更長的時間。所以如果你計畫好了你最後的建築和其他東西,如果你知道的話,就這樣。

Darren:下次我們去喝一杯,再問同樣的問題,好嗎?沒事的,我覺得這次談話很棒,因為我有很多問題要問。但是所以讓我們這樣說吧,一個投資者,有錢的觀眾,多一點錢來考慮不同的資產類別,比如說,嘿,你知道,我不需要把錢放在住宅區,我可以把錢投到工業區、商業區等等。如果能做到這一點,你建議他們考慮哪種類型的人?

Jensen:哪種類型的投資成本?

Darren:沒有投資成本。讓我們這樣說吧,例如,如果我有一點錢,我可以考慮不同的資產成本,商業,工業零售,像很多很多更多或住宅區。你建議他們考慮哪種類型的物業?

Jensen:一般來說,如果你有很多錢,一般來說,趨勢是這樣的,如果你像我之前說的那樣購買,如果你要買一套公寓,一個住宅公寓或一個商鋪,在馬來西亞人們做生意的地方,比如長車輪胎店之類,這兩家的租金收入比較穩定。如果你是購買貸款人房產,更多的是自用,當人們住在馬來西亞的貸款人房產時,這更傾向於價格升值,因為貸款人房產的租賃市場在馬來西亞不是很好。所以這取決於你想要什麼樣的回報。

Darren:我明白了,很酷。這是我很好奇的,不像我有,但如果觀眾中有,他們會考慮的。所以你知道,我認為這是一個非常棒的面試。那麼在觀眾離開之前,你有什麼樣的外賣呢?

Jensen:外賣,好的,基本上是這樣我的一般建議是,如果你想在馬來西亞投資,在投入赤字之前,一定要仔細看看標題。這很重要。40%的外國人買不到的房子。好吧,第二,有一個值得信任的馬來西亞的代理可以幫助您購買房產。當然,最後,看看你們當地政府的規章制度。它可能來自中國,洪香港,美國。在海外投資方面,請注意這些規章制度和限制。

Darren:哦,不同的國籍有限制。

Jensen:不,我是說,你自己的國家。如果你來自中國,那麼你有你的中文-中國人實際上有投資限制。

Darren:是的。是的,那很好。很好。所以,你知道,我相信很多人對馬來西亞的房地產有疑問。什麼是有幾種方法可以讓人們接觸到您,並與您更多地討論合作事宜,或者更多地瞭解馬來西亞的房地產?

Jensen:當然。你可以在我的LinkedIn帳戶上找到我,這個帳戶是Jensen Siow,也可以添加我的微信。我的我的微信地址是@ jensensiow@gmail.com

Darren:很明顯,我會把所有的東西都寫在節目筆記裏,我必須說這是一個爆炸。非常感謝您的時間和努力。以後我想和你做第二部分,然後讓我們保持聯系。希望我們能有第二輪,你可以進來,告訴我更多的事情好的,我只想感謝你抽出時間。謝謝您。

Jensen:當然,Darren。謝謝您。

Darren:祝你今天愉快,然後我祝你一切順利如果我下次來馬來西亞,我們喝一杯吧。

Jensen:是的,當然,當然。


That’s all for today. See you later!

Categories
Market Updates 未分類

Featured on am730: The lack of information in overseas real estate investing and how to solve it

Original post on [In Chinese]: https://www.am730.com.hk/column/Workplace/%e7%b5%82%e6%a5%b5%e6%b5%b7%e5%a4%96%e7%89%a9%e6%a5%ad%e6%8a%95%e8%b3%87%e6%8c%87%e5%8d%97-232085

The lack of information in overseas real estate investing and how to solve it

Despite being affected by the corona virus outbreak and the increased social distancing restrictions, Hong Kong investors continue to look for overseas real estate investment opportunities vigorously. This growing demand is not going away anytime soon.

In 2019, Singapore held over 230 overseas property exhibits and Kuala Lumpur featured 118 exhibitions. Shockingly, a report published by Soho App found that Hong Kong hosted over 1,626 overseas property exhibitions in 2019 (an average of more than 31 every week)! The unprecedented amount of exhibitions in Hong Kong clearly show the Hong Kong investors’ desire for overseas properties has become a necessity instead of just an investment tool or an immigration tool for asset allocation. In this period of uncertainty, Hong Kong people are more inquired about emigration and homeownership overseas. It is critical to ask,  “can I trust the sources handed to me?” If research is not done thoroughly, investments might not turn out as expected. 

Especially for busy people, looking for overseas real estate opportunities is very troublesome. Conducting research and due diligence take a lot of time and effort to ensure the information is reliable. Besides knowing who is trustworthy (such as real estate agents and the developers), every investor has many worries, uncertainties, and questions while looking for the right properties for them. “Should I look into the Malaysian real estate market or the Vietnam real estate market?” “What taxes do I have to pay if I want to invest in the United Kingdom?” “Where is the best place for me to buy a second home in Canada?” and many more. Even professional investors have a tough time finding trustworthy information in real estate! These enormous pains need to be solved. This is where technology can help to transform the industry.

PropTech (Property Technology) is a new global movement that uses technology to create new opportunities in real estate. By utilizing PropTech, investors can get more information, tips, and insights by gaining direct access to a community of industry experts when searching for their real estate investment – saving time and effort when sourcing information and conducting due diligence. With experts’ knowledge and insights, investors can make better-informed decisions like never before. According to the KPMG Global PropTech Survey, 86% of real estate leaders agree that PropTech brings more opportunities for investments through more accurate predictions and reliable information. Getting investors closer to experts can unlock their full potential and succeed in real estate investments – both locally and abroad.

Denzity (https://www.denzity.io/), a PropTech Hong Kong startup, is a free online resource for investors to learn, network, and find solutions for their overseas real estate investment search by gaining access to a global real estate community of industry experts. By utilizing the technology of the platform, investors can broadcast their questions related to overseas real estate investing to the community. Then, they can get answers directly from real estate experts of the right domain expertise (such as professional real estate agents, developers, world-class investors, advisors and more). By bringing investors closer to experts worldwide, Denzity helps investors to get a better sense of  where to invest, what to invest, and how to invest in real estate – saving time while gaining better insights. The more you know, the less fear you’ll have to look for the right property.

終極海外物業投資指南

全球冠狀病毒爆發和社交距離限制不斷增加,但仍然無阻香港買家尋找海外物業投資的機會,而這需求更向著有增無減的方向進發。

在2019年,新加坡及馬來西亞分別舉行了超過230場及118場的海外物業展銷會;反觀香港,根據蘇豪應用程式(Soho App)顯示,香港同年竟然舉行高達1626場海外物業展覽會,相當於每星期31場!歷史新高的數據清晰反映香港買家不再視購買海外房地產為投資工具,或為移民而安排的資產配資工具,而是他們真正有海外置業的需求。在這嚴峻時期,香港人對移民與海外置業需求殷切。在置業過程中,買家必須經常提出這個問題:「我獲得的資訊可信嗎?」「如果事前沒有做足研究,投資回報會否不符預期?」

忙碌的上班族在搜尋海外房產投資機會特別困難。研究和盡職審查花去大量時間與精力以獲取可信的資料。過程中,除了要了解中介如地產經紀和承建商是否可信外,買家都有不同的擔憂、困擾與問題。「我應該研究馬來西亞還是越南地產市場呢?」「如果我想投資英國的房產,需要繳付那些稅呢?」「如果我想在加拿大買房子,哪裡才是最佳地點呢?」等等。即使是專業投資者,在搜尋可信賴的房產資訊時,都會遇上困難。這些痛點必須解決,而科技就能夠改變這個市場。

Proptech (Property Technology, 房地產科技)是通過運用科技,在房產市場創造新投資機會的一個全新全球運動。運用房產科技後,買家可省去不少時間和精神,便可直接聯繫行業專家的圈子,獲取更多資料、貼士及遠景,以進行盡職審查。有了專家的真知灼見,買家便可以作出最佳決定。根據KPMG全球房產科技調查,86%的房產領袖同意,通過房產科技通提供的準確預測與可靠資訊,能夠為買家帶來更多機會。一旦買家和行業專家連接上,就能夠在本地及海外市場釋放所有投資的潛力。

Denzity (https://www.denzity.io/)是一家香港房產初創公司,為買家提供學習、聯絡和解答海外房產投資疑問的免費網上資訊平台。通過運用平台上的科技,投資者可以提出有關海外房產投資的疑問,然後會有專業的房產投資員(如專業房產經紀、承建商、頂尖投資員、顧問等)解答。通過連結你和全球的專業人士,Denzity讓買家更知道自己想投資什麼、投資哪裡,以及怎麼投資。既省時,又能獲得更好的意見,認清需要,無懼投資風險。

Categories
Real Estate Knowledge

4 Common Ways To Use Feng Shui For A Fortuitous Investment

Feng shui, the mysterious ancient Chinese science that the world loves. Feng shui masters believed that the position of the building and furniture could influence one’s fortune in various aspects.

Feng shui, the mysterious ancient Chinese science that the world loves. Oriented from China, feng shui is mainly used in architecture for good fortune. Feng shui masters believed that the position of the building and furniture could influence one’s wealth in various aspects. Based on what we sourced from our experts and community, here are some common feng shui ideas for a fortuitous real estate equity investment, even if you’re looking at Southeast Asian real estate markets like Vietnam real estate market or Malaysia real estate market.

Location, location, location

Real estate equity investment is all about location. We all know that. But this is also true when it comes to feng shui. It is crucial to look at the position of your preferred building before you purchase it. For example, it is auspicious to have a roundabout, a mountain, and a garden near the building. On the other hand, if there is a curved road, a construction site, or a footbridge near your flat, then it may cause harm to you and your family’s health. In general, a building with a bright view, ventilated air, and good lighting will be a safe choice.

Floor number is not the same for everyone

In Chinese culture, the number 4 is considered ominous because it sounds like “death” in Chinese, while number 8 is deemed to be auspicious because it sounds like “fortune”. Therefore, most people will choose floor numbers with 8 and avoid floor numbers with 4. However, feng shui masters suggest that this is not the case. Each number represents a basic element: metal, wood, water, fire, and earth; just like each person. So, it is more important to examine if the floor number matches your own “fate” instead of merely looking at general guidelines. If you’re in doubt, try to seek some inspirations from the latest Denzity series where Denzity founder Darren Wong talks to feng shui real estate expert Allen Kong. 

Positions of doors are the key to your fortune

The position of the main door is very important in feng shui. One of the main considerations in feng shui is “Qi”, which roughly translates into “air”, and doors are responsible for the transportation of Qi. There are certain dos and don’ts while designing your flat. The main entrance should not face any other doors, including those inside the flat and those of your neighbors. The main door should not face any windows, lifts, toilets, or kitchens. Pretty complicated right? That’s why people usually hire a feng shui  in real estate expert before they start decorating.

Points of fortunes

There are different points of fortunes inside a flat. Feng shui experts will calculate the exact positions of these points according to the time of the year and the flat owner’s fate. To achieve the most from these points, you have to place specific furniture on specific locations. For instance, a piano can be placed on “the point of fortune” because the movement of playing the piano can increase cash flow, and children’s bedroom can be placed in “the point of academia” to improve their academic performances. In contrast, the toilet should not be placed in these two points.

Feng shui has become a hot topic in recent years in the field of real estate equity investments. Although some may see it as superstition, some people discovered that feng shui could be explained by science. For example, it is not only auspicious to separate the kitchen with the toilet, but also hygienic. Any thoughts on whether feng shui practices should be applied in real estate equity investments? Let us know in the comment section!

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FAQ when purchasing Malaysia real estate


Kuala Lumpur,  the capital of Malaysia
Kuala Lumpur, the capital of Malaysia

With the high property prices in Hong Kong, many Hongkongers seek to invest in overseas real estate markets. Markets near Hong Kong, like Japan real estate market and Taiwan real estate market, are popular choices. Yet, in recent years, investments in the Southeast Asian market has been on the rise. More people are looking for real estate equity investments in Thailand, Vietnam, and Malaysia. These countries usually have a lower property price and low language barrier, making them the new favorite for Hongkongers.

To suit the high demands of immigration applications from Hong Kong, the Malaysian government has launched Malaysia My Second Home Programme to allow foreigners to stay in Malaysia for a longer period of time, making it more appealing than ever to invest in Malaysia real estate market. Based on what we sourced from our experts and community, let’s look at some FAQs related to real estate equity investment in Malaysia.

Q: Are there any limitations for Hong Kong citizens when investing in the Malaysia real estate market?

A: Yes. Although foreigners are allowed to purchase real estate in Malaysia or even enjoy permanent land ownership, there are still limitations regarding the price of the property. The limitation amount varies among cities, yet it is a general rule that foreigners cannot purchase the low-cost properties reserved for Malaysian citizens.

Q: Should I find a real estate agent from Hong Kong or Malaysia?

A: It is always recommended to find a real estate expert that specializes in the Malaysia real estate market, or preferably has experienced living in Malaysia. The easy way to go will be to check out the directory on Denzity and look for Malaysia real estate market experts. Real estate experts will share their insights on their expertise, including tips for Malaysia real estate equity investment, rent returns, or even visa problems and MM2H programme.

Q: Can I apply for a mortgage when investing in the Malaysia real estate market?

A: Yes. You can do it from a local Malaysian bank, or some of the banks in Hong Kong like HSBC and Standard Chartered Bank. Usually, Malaysian banks tend to favor Malaysian citizens when it comes to a mortgage. Locals can apply for a 90% mortgage easily, yet for foreigners, it is usually 70%. If you do your mortgage through a Hong Kong bank, then the mortgage amount will be even lower. We advise you to consult your real estate expert to find out the best solution according to your financial status.

Q: What kind of fees do I have to pay?

A: It is more or less similar to Hong Kong. You have to pay various types of taxes regarding the type of property you purchase, including stamp duty, property tax, and land tax. You will also need to pay legal fees, land registry fees, and some administrative fees for the government. Double-check with your real estate expert before you confirm the payment of anything.

Q: What are the return rates of letting my property in Malaysia?

A: That highly depends on the location of your property. According to the Annual Property Market Report published by Malaysia National Property Information Centre in 2019, the average return rate would be 3-6%. Yet, for properties in the “Golden Triangle”, it can go up to 10%. After earning your profit, make sure to check out the tax deduction criteria to see if you can be exempted from paying your taxes. In case of any problems, you can consult Malaysian real estate experts and other real estate equity investment enthusiasts from Denzity.

Investing in the Malaysia real estate market is easy and convenient, but it can be confusing as well. If you have any questions, be it big or small, go ahead and post it on Denzity Directory (https://www.denzity.io/directory) for real estate experts from all over the world to answer your doubts.

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Denzity Insights Transcript: Vietnam Real Estate: How to Get Started with James Lai


Vietnam Real Estate: How to Get Started with James Lai

Connect with James Lai:

Whatsapp +852 9139 4414. 

Email: james@futurevietfund.com

Website: https://vhomeproperty.com/

Businesses always revolve around one common principle, and that is demand and supply. The Real Estate sector is no different. In recent years, Vietnam’s rising opportunities have drawn many outsiders into the country, which in turn increased the demand for both commercial and residential property.

Vietnam has been a hot topic in the industry lately, which is why today James Lai joins us to give you a deeper understanding of the Vietnam Real Estate market. 

  • Why invest in Vietnam Real Estate?
  • How does Vietnam compare to other Southeast Asian property markets?
  • What are the rules for foreign investors?
  • Which areas to look into as a foreign investor?
  • Are there any risks involved? What are they?

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

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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.

Terminology: 

One belt one road policy: The one belt one road policy (OBOR), now known as the Belt and Road Initiative(BRI) is a strategy initiated by President Xi Jin Ping of PRC. The main concept is to develop the country’s economy and relation with other countries by helping each other grow together. As of now, the one belt one road project involves more than 70 countries across the globe.

Flipping Real Estate: The term flipping refers to a specific strategy when it’s associated with real estate. This is when someone buys a property not to use it but to resell them for profit instead.

https://www.investopedia.com/terms/f/flipping.asp

US-China trade war: The US-China trade war is an economic clash between the two countries which started in 2018 when US President Trump decided to impose tariffs on China as he believed them to be stealing intellectual property from the US.

https://www.china-briefing.com/news/the-us-china-trade-war-a-timeline/

SST (Sales and Service Tax): SST is composed of two elements; sales tax and service tax. Unlike GST (goods and service tax), which has a wider range, SST is a single staged tax system levied only on the service industry and manufacturers.

PST ( Provincial Sales Tax): PST is a type of tax service, which is imposed when a good or service is obtained by purchase and is brought inside a certain Province. The charges vary depending on the Provinces. 

https://www.investopedia.com/terms/t/taxation.asp

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

===

Darren: So hey, James. Hey, how’s it going?

James: I’m good, I’m good. 

Darren: That’s good. Yeah, thanks for coming to the show. And then it’d be great if the audience could know more about you like, would you mind telling me and the audience more about yourself and then your work.

James: All right. Okay, so I’m James and I actually run a family fund on behalf of my office, my family, and I’m focused on investing in real estate across the globe, and we have a footprint in UK, Canada, Hong Kong as well as Vietnam right now. So Chris right now is in Vietnam, due to the growth and opportunity we see. And in the past few years we have been, I have been actively investing in UK as the sub-divided house, so we have a basket of real estate in Manchester, Birmingham as well as London. Our strategy basically is to maximize our return. So, we have achieved more than 50% per annum, returning in the past three years in UK. So right now, we see the opportunity is in Vietnam. So we are in the process of building our portfolio in Vietnam. And so far, in terms of use, we have already achieved 8% to 9% per annum just on pure rental. We haven’t started flipping yet. And we haven’t sold any stock yet because we see a lot of opportunities coming up in Vietnam.

Darren: I see. Yeah, because I think we talked about before, I really want to know more about Vietnam. So I’m sure we both know, right, in the recent years, a lot of oversea investors, especially Asian investors, are looking to Vietnam real estate and they’re very interested. Can you explain a bit more on like, how the trends got started?

James: Right. The trend actually started in 2015 July when Vietnam government allowed foreign investors to buy real estate in residential. Basically they allow overseas investor to buy residential projects in Vietnam. So that’s where the trend started. And, actually at that time where the ECP, Ho Chi Minh city like Hanoi, they went up a lot. So during the time actually Ho Chi Minh went up a lot in D one D two, D one D seven and that kind of area they went up a lot. And in the past one year due to the trade war between Hong Kong and new between China and US. There’s a lot of manufacturers going to Vietnam, to send up industrial plots and stuff like that. And there’s a strong demand for living, especially in northern Vietnam say Hanoi and horrifying and that Kind of area. So that drove another wave of demand for investment in Hanoi. So recently we are starting our seminars in Hong Kong, on our Vietnam projects, we see a lot of people realize the fact that they control the COVID-19 dynamic very well in Vietnam. So they have developed the confidence to invest in Vietnam as well.

Darren: Yeah, I see. Yeah, it seems like there’s a lot of things happening obviously before and after COVID. And actually for the audience who might not understand about Vietnam, what are some cities areas or type of assets that oversea investor tend to be interested in when it comes to Vietnam real estate?

James: It’s basically in key cities like Ho Chi Minh or Hanoi and some of the secondary cities we seldom hear about it, but mostly in the core areas in Ho Chi Minh D One or Hanoi in around Westlake and mining area and stuff like that.

Darren: Yes, I see and for those areas it sounds kind of odd but is there any areas that you think that is a bit overrated?

James: Right now I think Ho Chi Minh is overrated for sure because we see some of the Hong Kong developers like Hong Kong land they have projects in D one in Ho Chi Minh. They are selling for like 5-6000 per square feet. So it’s actually- we see it is quite overpriced because we can already buy another apartment in Bangkok and maybe in Hong Kong, some of the old apartments you can trade around 5000 square feet already. So we see the whole shipment is a bit overpriced. While other areas like Hanoi, we still see a beautiful opportunity around the area especially because our strategy is just to invest in the key areas and in the key cities.

Darren: Yeah, I see I see. So, when it comes to investing in Vietnam right, for the investment process or the norm from different cities, countries what are some things that investors need to be aware of, when it comes to that?

James: Actually, the reason why we started to invest in Vietnam is because the taxation and purchasing process is very simple. Say for example, all we need to do is to sign the offer and we can just go to the coast of Vietnam inside the former SMP and the Taxes, we don’t have any capital gain; we don’t have any PST, SST and stuff like that. And this stage Vietnam government is still encouraging investors from outside Vietnam, so they don’t have any taxation on foreign investor yet. While obviously, the process is very smooth. We just spend a weekend and sign the SMP and that’s really it. 

Darren: I see. So, you know, like I heard a lot of people kept talking about how it’s very hard to get your money out of Vietnam after selling the real estate. Is that true? And also, what are some potential risks and for oversea investors that might not be aware of when it comes to investing real estate in Vietnam?

James: Okay, so we basically have experience on assisting our investors to get money out from Vietnam and as long as it’s properly taxed, and the money is record clean, then there is no problem for the money to get off from Vietnam. So, yeah, we obviously we heard about a lot about people complaining how difficult money can get out from Vietnam but in practice, we don’t see any problem with that.

Darren: I see. Okay, so in my head, right because like for the past couple years, like I think someone asked me about investing in Vietnam as well. And I now looking back it’s kind of missed out because there’s a huge trend as you mentioned before, there are a lot of manufacturers from China moving to Vietnam and whole ecosystems are popping out. So do you think that’s still a relevant thing for the next couple years? And then what do you think are the outlook opportunities like what is the mystic pieces coming together that you feel has opportunity and a reason why should invest in Vietnam.

James: Okay, it’s all about supply and demand, right? Because there’s a population growth with where the population has a good affordability as well as the demand for living. There’s no doubt the real estate price will go up. So we already see the trend in the past six to 12 months in areas like Hanoi because they are situated in the capital of Vietnam and also in northern Vietnam rich close by China, and previously they have benefits by one belt one road policy by China which is the first stop outside China. So there’s a lot of infrastructure coming in and Hanoi say that metro, they have demand for manufacturers around Hanoi and the price is still cheap around the area. So we do fall costs in the coming two to three years. The price, the real estate pricing in Hanoi will still have room to go up.

Darren: I see. I see. So for people who are curious because a lot of people will be like, “Hey, I just want to invest in Southeast Asia,” and obviously you’re pro Vietnam. How would you describe like, if you’re a Hong Kong investors or any investors in Southeast Asia? How would you describe different parts of Southeast Asia why you should invest in there why you shouldn’t and vice versa, like I want to know your point of view on that.

James: Okay, so as a family fund, I have always been questioned why we have to always look around. So I myself, always look around countries in Southeast Asia before I go get into Vietnam, I actually studied  markets like Thailand, like Malaysia, Taiwan, Japan, and we always look into these kind of areas, but the problem with other areas is either the price never go up, or they already oversupply. Say for example, in Thailand, there’s a lot of small units coming in, in the market and especially in Bangkok, so it’s a bit of an oversupply there and the population is quite old. Why Vietnam is especially attractive to us because the population is young. And there’s a lot of rich people, and we see people getting rich and richer. So, obviously, if we’re talking about 1000-2000 per square foot in in Vietnam, in the core city and a really good area that’s an opportunity right now to get into.

Darren: Yes, I see. So it sounds like you’re among- Obviously you do different areas like I mentioned before UK, Canada and Vietnam. So it sounds like your focus is going to be mainly on Vietnam. And so I’m also curious too like what’s your next couple years plan for your funds because I want to know more about your projects coming up.

James: Right because doing this COVID-19 pandemic, our family fund actually learnt a lesson. Especially when we are trying to invest in UK and Canada. Because Canada and UK, they protect more. The problem we encountered right now in UK is some of the tenants we can’t take rent from them. And the government has already imposed measures where we can’t ask for out stamp, we can’t ask for it, we can’t sue them, we can’t kick them out because of COVID-19. And this is only one of them. One of the problems we faced in the past few months, but more importantly is we see we can’t kick out tenants that are right with the contracts fine. So that’s a huge problem for us because we don’t have any protection from the tenant because we don’t have a contract in place so they can actually consume our unit, depreciate our products. That’s not a good thing to us. And at the same time, we need to pay for mortgage and this is something we always need to bear in mind when we are investing in a mature market like UK and Canada. When it comes to an extreme, the case is going to vary extremely, we have a huge problem with our cash flow. While we see what we see in Vietnam, if the tenants stop paying rent, we have a system from the lawyer and a police to kick the tenant out no matter how the situation is. So this is more protection to investors like me. So, this is the problem we see. This is how we compare different markets right now.

Darren: I think it’s very fair. I mean, like, it doesn’t sound great, but then for a fun point of view, you might have to do some kind of measure like that. So no, it’s kind of interesting because like from every landlord or every investor they have different points of view. And then you know, whatever works, right. So like, I think I have one more last question in my head. So for someone who wants to learn more about, you know, become like a fund, you know, for example you help with family funds and stuff like that, what are some things that you do every single day that, you know, no one really talks because no one really talks about like, “Hey, if I’m a professional real estate investor, like a fund, what’s my daily look like?” I’m just curious about that.

James: Okay, so I basically receive projects every week, every day, from different sources, like agencies, bankers, and all that and all I need to do is to go through tech projects and make comparables that is very important, especially when the agency tells you “Oh you have like 7%-8% yield and you need to go into the area and find out is it really, that you’re talking about debits, especially because we are living in the internet era right now. It’s very easy to find out whether a statement is true or not right. So, whether the developer is reputable whether the information provided by the agent is true or not it’s actually very easy to find out. So what I practice myself in the past many years is to quickly scan through all the floor plans, all the projects very quickly and come up with an idea whether the project is reliable or not, that is very important. So once it’s reliable, we can talk about it on the next stage. We are going to meet and we’re gonna see if we’re gonna try that kind of area and all that yes.

Darren: Yeah, because like, I’m sure everyday, you’d be like, okay, “Is it just five or ten different investment coming to your table” and you’d be like, okay, it can be not what it said, it can be right or wrong. This is the kind of art that takes a long time to experience. To have someone like you, every single day, just practice and practice with practice. And 1000 units at once right, so it’s gonna be tricky. So I think that like the questions, I think it’s pretty good. Thanks for your answers. And then what what kind of takeaway would you like the audience know like one takeaway from this video?

James: Um, I think like I said before, Vietnam is still up, especially after the COVID-19 pandemic, we see way more opportunity in Vietnam, in the coming many months in all years in Vietnam. So obviously, we have seminars, we have events every week in Hong Kong. So if there’s an NPC interested they can come to me and we can we can have a quick chat about it.

Darren: Yeah, so for the call to action, right, like how would people try to find more or learn more about you or or meet up with you. You know, how would they find more about these events that you guys are hosting.

James: Oh, so, every week we have seminars in NorthPoint, our hotel. Basically my partner is doing the event Louis Chiu. And we just talked about right now, the latest project we have is our fund. So we have set fund last year and we have already purchased residential slash commercial projects in Hanoi and we are trying to sell the project right now. So I was very fortunate after the COVID-19 measures has been relaxed. In Hong Kong we have received very good reactions. But we still have units available in the project. So if any interested party can come to us.

Darren: That would be great. Okay, so I’ll add everything in the show notes, and then people can find you through the links. And then I want to say thank you for your time because like, I know, it’s a lot of time for you to do all that kind of stuff. So I really appreciate it. Thank you. Thanks for coming in.

James: Thank you very much. Thank you. You’re eyes are a little bit sweaty, are you okay? Are you tired?

Darren: No, just a lot of interviews, a lot of interviews with different people. So like, I’ve been kind of thinking about questions and it’s not easy, right? And at the same time is that like, we just want more people know more about real estate and what to do. And then I think that thinking about know, like, what kind of questions people are interested in, what are some kind of things that people want to know more so this is what Denzity is about. So it’s fine, but thanks for asking. 

James: Yeah, yeah you look tired man, but anyway take some rest. Take care man.

Darren: Yeah, have a good one then. Thank you. 

James: Thank you so much, bye!

===

Darren :嘿,James。嘿,怎麼樣?

James:我很好,我很好。

Darren :那很好。是的,謝謝你來參加節目。如果觀眾能更多地瞭解你,那就好了,你能告訴我和觀眾更多關於你自己和你的工作嗎。

James:好吧。好吧,我是James,我代表一個家庭基金管理辦公室、我的家人和我都專注於在全球範圍內投資房地產我們現時在英國、加拿大、香港和越南都有聯繫。Chris現在在越南,因為我們看到了增長和機遇。在過去的幾年裏我們一直以來,我一直在積極投資於英國,作為一家分公司,所以我們在曼徹斯特、伯明罕和倫敦都有幾個房地產。我們的策略基本上是為了最大化我們的回報。所以,我們每年都有50%以上的收益,這是過去的回報英國三年。所以現在,我們看到機會在越南。所以我們正在進行中在越南建立我們的投資組合。到目前為止,在使用方面,我們已經僅憑純租金就已經達到每年8%到9%。我們還沒開始翻轉投資。我們呢還沒有賣出任何股份,因為我們看到越南有很多機會。

Darren :我明白了。是的,因為我想我們以前談過,我真的很想多瞭解越南。所以我相信我們都知道,對吧,近幾年來,很多海外投資者,特別是亞洲投資者,都把目光投向了越南房地產他們非常感興趣。你能解釋一下,趨勢是怎麼開始的嗎?

James:對。這一趨勢實際上始於2015年7月,當時越南政府允許外國投資者投資住宅區。基本上,他們允許海外投資者在越南購買住宅項目。所以那是]趨勢開始的地方。而且,實際上在當時的ECP,胡志明市像河內,他們漲了很多。所以在這段時間裏,胡志明在D 1 D 2,D 1 D 7以及類似的地方上漲了很多他們花了很多錢。而在過去的一年中,由於香港和新中國之間的貿易戰還有我們。有很多製造商去越南,把工業用地之類的東西送到越南去。以及生活需求旺盛,尤其是在越南北部,比如河內的那種地方。囙此,這又推動了對河內投資的新一波需求。最近我們在香港開始了關於越南項目的研討會,我們看到了很多人意識到,他們在越南很好地控制了COVID-19的動態。所以他們有也培養了投資越南的信心。

Darren :是的,我明白了。是啊,在喬維德之前和之後似乎有很多事情發生。實際上,對於那些可能不瞭解越南的觀眾來說,海外投資者在越南房地產方面會對哪些都市、地區或資產類型感興趣?

James:基本上是在胡志明、河內等重點都市,以及一些我們很少聽說的二級都市,但大多是在胡志明一號或河內的覈心區域,在西湖和礦區周圍,諸如此類。

Darren :是的,我明白了,對於那些領域,這聽起來有點奇怪,但有沒有什麼地方你覺得有點高估了?

James:現在我認為胡志明肯定被高估了,因為我們看到一些像香港地產這樣的香港開發商,他們在胡志明的D一有項目。每平方英尺的售價大約為5-6000英鎊。所以事實上,我們看到它的價格太高了,因為我們已經可以在曼谷再買一套公寓,也許在香港,有些舊公寓你已經可以交易5000平方英尺了。所以我們看到整批貨的價格有點過高。雖然其他地區像河內,我們仍然看到了一個很好的機會,特別是因為我們的戰畧只是投資於重點地區和重點都市。

Darren :是的,我明白了。那麼,當談到在越南投資的時候,對於不同都市、不同國家的投資流程或規範,投資者需要注意的是什麼呢?

James:事實上,我們開始在越南投資的原因是因為稅收和採購過程非常簡單。比如說,我們只需要簽署報價,我們就可以到越南海岸去,在以前的SMP和稅收裏,我們沒有任何資本收益;我們沒有任何PST、SST和類似的東西。現階段越南政府仍在鼓勵來自越南境外的投資者,所以他們還沒有對外國投資者徵稅。顯然,這個過程是非常順利的。我們只需花一個週末簽下SMP就行了。

Darren :我明白了。所以,你知道嗎,就像我聽到很多人一直在談論,在賣掉房地產後,很難把錢從越南拿出來。是真的嗎?另外,對於那些在越南投資房地產的海外投資者來說,有哪些潜在的風險呢?

James:好吧,所以我們基本上都有協助投資者從越南取款的經驗,只要這些錢被適當徵稅,而且這些錢是記錄在案的,那麼從越南撤資是沒有問題的。所以,是的,我們顯然聽說過很多人抱怨從越南獲得資金有多麼困難,但實際上,我們認為這沒有任何問題。

Darren :我明白了。好吧,在我的腦海裏,是的,就像過去幾年,我覺得有人問過我在越南投資的事。我現在回頭看,這有點錯過了,因為正如你之前提到的,有一個巨大的趨勢,有很多來自中國的製造商轉移到越南,整個生態系統都在湧現。所以你認為這對未來幾年來說還是一件相關的事情嗎?那麼,你認為未來的機會是什麼,比如什麼是神秘的原因聚集在一起,你覺得有機會,為什麼應該投資越南。

James:好吧,都是關於供求關係的,對吧?因為隨著人口的增長,人們的負擔能力和生活需求都很高。毫無疑問,房地產價格會上漲。囙此,我們已經看到了過去6到12個月在河內這樣的地區的趨勢,因為它們位於越南首都,也在越南北部富裕的靠近中國的地方,而且以前它們也得益於中國的“一帶一路”政策,這是中國在中國以外的第一站。囙此,有很多基礎設施進入,河內說,捷運,他們對河內周圍的製造商有需求,而且這個地區的價格仍然便宜。囙此,在未來兩三年內,我們確實會降低成本。價格方面,河內的房地產定價仍將有上漲空間。

Darren :我明白了。我懂了。所以對於那些好奇的人來說,很多人會說,“嘿,我只想在東南亞投資”,顯然你是親越南的。如果你是香港投資者或東南亞投資者,你會怎麼描述?你會如何描述東南亞的不同地區,為什麼你應該在那裡投資,為什麼不應該,反之亦然,我想知道你對此的看法。

James:好吧,作為一個家族基金,我總是被問到為什麼我們要到處看看。所以我自己,在我進入越南之前,總是環顧東南亞國家,實際上我研究過泰國、馬來西亞、臺灣、日本等市場,我們也一直在調查這類地區,但其他地區的問題要麼是價格從不上漲,要麼就是已經供過於求。比如說,在泰國,有很多小戶型進貨,在市場上,特別是在曼谷,所以那裡有點供過於求,人口也相當老。為什麼越南對我們特別有吸引力,因為人口年輕。還有很多富人,我們看到人們越來越富有。所以,很明顯,如果我們說的是在越南每平方英尺1000-2000美元,在覈心都市和一個非常好的地區,現在是一個進入的機會。

Darren :是的,我明白了。所以聽起來你是其中之一-很明顯你在不同的領域,就像我之前提到的英國,加拿大和越南。所以聽起來你的注意力主要集中在越南。所以我也很好奇,你未來幾年的資金計畫是什麼,因為我想知道更多關於你未來項目的資訊。

James:是的,因為這場COVID-19流感大流行,我們的家庭基金會實際上吸取了教訓。尤其是當我們試圖在英國和加拿大投資時。因為加拿大和英國,他們保護的更多。我們現在在英國遇到的問題是,有些房客不能向他們收取租金。政府已經採取了一些措施,我們不能要求蓋章,我們不能要求,我們不能起訴他們,我們不能因為COVID-19把他們趕出去。這只是其中之一。過去幾個月我們面臨的一個問題,但更重要的是,我們看到我們不能驅逐那些對契约罰款的租戶。所以這對我們來說是一個巨大的問題,因為我們沒有任何保護措施來保護承租人,因為我們沒有契约,所以他們可以實際消費我們的組織,貶值我們的產品。這對我們不是好事。同時,我們需要支付抵押貸款,這是我們在英國和加拿大等成熟市場投資時必須牢記的一點。到了一個極端的時候,情况會千差萬別,我們的現金流有一個巨大的問題。當我們看到越南的情况時,如果房客停止支付租金,我們有律師和警詧的系統,不管情况如何,都會把房客趕出去。所以這對像我這樣的投資者來說是更大的保護。所以,這就是我們看到的問題。這就是我們現在比較不同市場的方法。

Darren :我覺得這很公平。我的意思是,聽起來不太好,但從有趣的角度來看,你可能需要做一些類似的措施。所以不,這有點有趣,因為就像每個房東或每個投資者一樣,他們有不同的觀點。然後你知道,不管怎樣,對吧。我想我腦子裏還有最後一個問題。所以對於一個想學習更多,你知道,成為一個基金的人,你知道,比如你幫助家庭基金之類的,你知道,你每天做的一些事情,你知道,沒有人真正談論,因為沒有人真的說,“嘿,如果我是一個專業的房地產投資者,比如基金,我的日常生活是什麼樣子的?”我只是好奇。

James:好吧,所以我基本上每週、每天都會收到來自不同通路的項目,比如機构、銀行家,而我所要做的就是瀏覽科技專案,並做出非常重要的可比性,特別是當仲介告訴你“哦,你有7%-8%的收益率,你需要去這個地區,看看你說的是借記卡,特別是因為我們現在生活在互聯網時代。判斷一句話是否正確很容易。所以,開發商是否有信譽,代理商提供的資訊是否真實,其實很容易發現。所以在過去的幾年裏,我自己的實踐是快速流覽所有的平面圖,所有的項目,並且想出一個項目是否可靠的想法,這是非常重要的。所以一旦可靠,我們可以在下一階段討論。我們會見面的,我們會看看我們是否會嘗試那種區域,當然。

Darren :是的,因為我相信每天,你都會問,好吧,“就五或者十種不同的投資“你會說,好吧,它可能不是它說的,它可以是對的或是錯的。這是一種需要很長時間才能體驗的藝術。擁有像你這樣的人,每一天都在不斷地練習。一次1000個組織,對,所以這很棘手。所以我覺得和問題一樣,我覺得很好。謝謝你答案。那麼你想讓觀眾知道什麼樣的外賣,就像這段視頻裏的外賣一樣?

James:嗯,我想就像我之前說的,越南仍然在上升,特別是在COVID-19流感大流行之後,我們看到越南有更多的機會,在接下來的幾個月裏,在越南的所有年份裏。所以很明顯,我們每週都在香港舉辦研討會。所以,如果有一個全國人大感興趣,他們可以來找我,我們可以談一談。

Darren :是的,所以對於行動的號召,對吧,比如人們會怎樣去尋找更多關於你的資訊,或者更多地瞭解你,或者和你見面。你知道,他們如何找到更多關於你們所主持的活動的資訊呢。

James:哦,所以,我們每週都在我們的飯店諾森特舉辦研討會。基本上我的搭檔在做這個活動。我們剛剛談過,最新的項目是我們的基金。囙此,我們去年已經設立了基金,我們已經在河內購買了住宅斜線商業項目,我們現在正試圖出售該項目。所以我很幸運,在COVID-19措施放寬後。在香港,我們收到了非常好的反應。但是我們在這個項目中仍然有可用的單元。所以如果有興趣的人可以來找我們。

Darren :那太好了。好吧,我會把所有的東西都加在節目筆記裏,然後人們就可以通過連結找到你了。然後我想說謝謝你花了這麼多時間來做這些事情。所以我真的很感激。謝謝您。謝謝你的光臨。

James:非常感謝。謝謝您。你的眼睛有點出汗,沒事吧?你累了嗎?

Darren :不,只是很多採訪,很多採訪不同的人。我一直在想問題,這不容易,對吧?同時,我們只想讓更多的人瞭解更多的房地產知識,知道該怎麼做。然後我想,想想人們對什麼樣的問題感興趣,有什麼樣的事情人們更想知道,所以這就是Denzity的意義所在。很好,但謝謝你的邀請。

James:是啊,是啊,你看起來很累,不過還是休息一下吧。保重,夥計。

Darren :是啊,那就好好吃一頓吧。謝謝您。

James:非常感謝你,再見!

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