Tag: Malaysia Real Estate

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.

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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.