Market Updates 未分類

Launching Denzity Platform

Launching Denzity Platform


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Hey everyone!

Today, we have some exciting news for you – we are launching the Denzity Platform!

If you are not familiar with what we do, let’s start by pointing out the obvious here:

Real estate investing is super complicated and very time-consuming.

If you are a busy person, like most of us, you are probably squeezing every bit of time between tasks finding clues to your next real estate investment – from browsing many bit size articles aimlessly to chatting with many people that might know very little about what you need… After months and months of research, maybe you’ll find a few options you might like… In the end, the investment might not turn out what you have expected. The worst of all –  you might get scammed by bad players — years of effort and savings down the drain.

Even professional investors have a hard time finding information in real estate. It can be, honestly, exhausting to find trustworthy sources. That’s why Denzity is here.

Denzity is a global community of industry experts, here to help you in your real estate exploration. Break all the myths and misconceptions with sound insights, open dialogues, and peer-reviewed content from professional real estate agents, developers, world-class investors, advisors and more. By bringing you closer to Experts worldwide, Denzity lets you focus on what matters most: getting a better sense of where, what, and how to invest in real estate – both locally and abroad.

Want to learn more about the Southeast Asia market? Type in the region you’re interested in, like the Malaysia real estate market or the Vietnam real estate market. Instantly you’ll be able to access insights from the community of experts with the right domain expertise. 

Experts are here to answer any questions you might have, such as ‘Which area is up and coming?” “What kind of tax do I need to pay?” “Where is the best place for me to buy a second home?” “Who can I trust to help me buy the apartment?” – whatever comes to your mind. No more wandering around and wasting time. Most importantly, it is totally free!

With Denzity, you can stay in touch with the Experts to learn more and get notified when they reply to you. You can also save their insights to revisit later and share them with the people you care about with just a few clicks away.

Sign up for Denzity today to unlock your full potential in real estate investing.














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Contact us at to create a profile and get started!

Market Updates 未分類

FAQ when purchasing Malaysia real estate

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Market Updates 未分類

Denzity Insights Transcript: Get To Know Toronto Real Estate Market with Gencan Lam

Get To Know Toronto Real Estate Market with Gencan Lam

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They say home is where you make it. Toronto, Canada has been that home to millions for years, with a large proportion of it being immigrants. This is due to Canada’s ever-growing tech industry, world-class education and health care system, growing opportunities and many more.

Today, Gencan will walk us through the Toronto real estate industry and tell us how it is important to look at the long term view of the local market and how there are more than just numbers to take into consideration before making the investment.

• How does Toronto differ from other metropolitan cities?

• Why should you choose Toronto as your investment destination?

• Which areas in Toronto to look into?

• What are the up and coming areas?

• How does the tax and mortgage work for foreign investors?

Gencan is a real estate agent from the 6ix, in Toronto, Canada. He works at a real estate brokerage in Toronto called Landpower Real Estate – a combined 15 years of award winning real estate experience, serving clients through buying, selling homes, investing in pre-construction, and property management. Having lived, schooled and worked in the Greater Toronto Area for the last 20 years, he considers himself as a city guide who can help investors navigate around the city.

Terminology & Source: 

Greater Toronto Area: The Greater Toronto Area or GTA is Canada’s largest and North America’s fourth large metropolitan city. It consists of six regions and is one of the most diversified places in the world due to its massive number of immigrants.

CN Tower: Canada’s famous landmark CN Tower was constructed in 1976 and is located in Toronto, Canada. CN is the abbreviation for Canada National.

Sources: Landpower real estate:

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

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


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



Darren: Hey, how’s it going?

Gencan: How’s it going? Good.

Darren: Good, good, good, good. Yeah. So I’m excited about this episode, because I mentioned to you before I really miss Toronto and for the audience who doesn’t know about my upcoming, I used to live in Toronto for three, four years. So when I reached out to you to talk about Toronto, like “Hey can you tell the audience and myself more about Toronto? I was pretty excited about this whole episode.  

Gencan: That’s great. I was excited when you told me you’re actually originally from Toronto as well. Yeah. And it’s great to meet another fellow Toronto person in Hong Kong. 

Darren: Yeah. Well, before anything, right. Would you mind telling the audience more about yourself? 

Gencan: Sure. So yeah, Hey Darren. Thanks for having me. My name is Gencan. I’m a real estate agent from the six in Toronto. Together with a partner of mine who is also my brother, we work in a real estate brokerage firm in Toronto called Land Power real estate. We have combined 15 years of award winning real estate experience. 

So yeah, I’m a real estate agent from Toronto. I’ve been living here for 20 years of my life. And I partnered with my brother about five years ago and we serve our clients through buying homes, selling homes, investing in pre-construction real estate and property management. And to tell you a little bit about myself, as I mentioned before, I was actually born in Hong Kong but I moved to Toronto when I was 10 years old, and I’ve been here for over 20 years now. Language wise, I speak Mandarin, Cantonese and English. And so like living here in Toronto, it was a pretty seamless process when we moved here, and having also lived, schooled, and worked in the Greater Toronto Area, for the last 20 years, we really consider ourselves city guides that can help investors navigate around the city. 

Darren: That’s good. And it’s kind of like my story too because I remember when I go to Toronto, there’s a huge asian community. Even though I’m like miles away from Hong Kong, it feels somewhat at home and still different. And then so for some audience that might not know about Toronto, right, people don’t know about how the Greater Toronto Area have a lot of different neighborhoods. And then you know as to Drake, as you said before this just before the coin the six, can you give us the audience, a brief introduction of GTA and where oversea real estate investors tend to invest?

Gencan: So when you talk about Toronto, and the six, it’s been a very popular term, and in recent years, Drake has talked about it in his songs. And it really comes down to our area code, our area code is 416, and six or seven. So 416 is original area code, 647 is pretty much past the year 2000. So a lot of the young millennials will relate to the six or seven. And so it’s a six that really differentiates ourselves from the other numbers and the six main areas that also make up the Greater Toronto Area is also why the number six is also important. So there’s the old Toronto there Scarborough, there’s East York, North York, Etobicoke and York. So these are the six main regions in the Greater Toronto that we have. The GTA is also the largest metropolitan city in Canada with over 6.4 million people, and the fourth largest city in North America, and the other big cities just trailing behind which especially with city, LA and New York. In Canada, the largest city, Toronto is really a leader in business, finance, technology, entertainment and culture. And what makes Toronto really different is that we have a lot of immigrants and we’re extremely multicultural. We have over 250 in the cities in over 170 languages. So if you’re from Toronto, you’ll have lots of different cultures. So you have, you know, Asians you have Black, Latin American, Arabs, and a lot of Indians in fact, and so living in Toronto like we always feel like at home no matter what kind of race we are, there’s not much racial discrimination. So we feel really comfortable living here in Toronto.

But like you mentioned in the question, out of the six areas in the Greater Toronto Area, the most important area of the mall is the downtown Toronto area, which overseas investors will find some of the best real estate opportunities. And in these areas in the GTA, most of the most important iconic landmarks in Toronto are found in the downtown Toronto major core. So things you’ll find are such as the financial district in Toronto, which you’ll find the TSX the Toronto Stock Exchange and the major credit quarters, the harbourfront where you’ll find the the Lake Ontario and most of the waterfront properties. The entertainment district where you find all the nightlife, Toronto International Film Festival arts and lots more. So for Toronto a lot of the investments have been coming through the downtown Toronto area because there’s a lot of iconic landmarks that I’ve mentioned. The subway extension is also in Toronto and the root of it is in Toronto with the subway and also the go train on the CN Tower. How can I forget the CN Tower is also in the major core so naturally for a lot of investors they want to invest in something that they’re more used to so Toronto is definitely where a lot investors could invest in.

Darren: Yeah, I think when you tell me about it it like reminds me of a lot of Toronto like you know, when you talk about different area and stuff like that, I’m kind of have the image in my head like walking through the streets and then driving around and stuff like that. So you know, like Toronto real estate market has become a very hot topic, among a few circles. I mean, what’s the reason behind that? And then again, the trend and how do you think it’s going to be like the next couple years? 

Gencan: So a lot of the hot topic of Toronto in recent years, has been talking about two things. So the immigration and the tech sector. So these two things are huge in Toronto right now. And as I mentioned, we have a Liberal government. So immigration is really welcomed. And so we have, because of how multicultural our city is, we have people coming from India, from Asia, all parts of Asia, from Italy, we have a huge Italian background, from Arab so we actually have a really good mix of a lot of different people coming to Toronto, and because of how good our education system is, or good, how good our healthcare is, a lot of people have been moving to Toronto in recent years. And because of how open our government is to immigration, we’ve actually seen an increasing number of immigration and growth every single year. So just immigration wise is a huge contributing factor to our talented nurse in Toronto. And second thing I want to talk about is the tech jobs. So the tech jobs in Toronto is really something that if you’re in a tech industry, you’re going to be talking about Toronto was one of the top tech growth cities in North America. So it’s been a hot topic for the last couple years. But just a couple facts I want to talk about, we actually have the fastest growing tech market in North America actually having a better tech job growth in New York City, Seattle and Boston combined. It’s something that we’re very, very proud of. We have 290,000 skilled workers and making one of the largest tech hubs in the world. So when you talk about tech hubs, people usually think about San Francisco, New York. But Toronto was actually, you know, trending on top of being one of the fastest growing tech markets. And we actually saw a 54% increase in our tech jobs over the past five years. And really, now it ranks number three, just behind San Francisco and Seattle. So it’s definitely a very good industry that a lot of people a lot of young grads are looking to and moving here. 

Darren: So it sounds like because of the tech boom, for example, right, A lot of new areas or hip areas and stuff like that, is there any area that you think is like because of that whole movement with work coming in that is kind of booming, it’s kind of exciting to see how it developed?

Gencan: So, the tech industry, you’ll find in two main areas in Toronto. So, in the major downtown core, as I mentioned many times, that’s where most of the employment is. And most of the major headquarters of the tech giants in the world, like Google, Amazon, Yahoo, Uber, they’re all centered in the downtown core area. And the reason why a lot of people, a lot of corporate headquarters moved there is because you have all the lifestyle criteria there so you have all the top restaurants within walking distance you have a lake waterfront. People in the tech industry really like enjoying life, you know, like you have Google having   some of the best like headquarters you have in the world, some of the best interiors so I think lifestyle is a huge proportion to what the tech companies want to move in Toronto and because we have such a good lifestyle aspect to it. Food is also a really important aspect of downtown. We have some of the best and most diverse restaurants. So I think lifestyle wise, you know, listens to the waterfront, it’s really important to people moving in Toronto. And the second area that I want to mention is in Waterloo. So Waterloo is around an hour and a half from Toronto. But you can’t talk about Toronto’s tech industry or Canada’s tech industry without talking about Waterloo. So Waterloo is actually home of rim, which is blackberries like an original manufacturer. So Waterloo actually brewed a lot of tech talents in Canada and the world because they have some of the best programs in universities from University of Waterloo, Western so it’s basically these two areas Toronto and Waterloo which is stimulating all the growth in the tech industry.

Darren: I see. So Greater Toronto Area is huge area, people look at the map, they don’t realize that it’s like, you know, downtown, for example, take an hour from an end to another end, and then going to Scarborough Mississauga and everything is a huge area right? And so I’m just wondering, right, are there any places around those areas that is really popular among oversea investors that you think is overrated or overpriced?

Gencan: So, when you talk about overrated or underrated areas, I would talk about areas that always have hidden potential. And when we talk about overrated, you can’t forget that there’s also a lot of underrated areas. That is also on the other end of the spectrum. So overrated areas in Toronto, I would say there are quite a couple and the reason is because everyone just invest in areas that they know about. So in Toronto, most people invest in what they know about if it’s close to CN Tower, or if it was close to financial district, if it’s close to the University of Toronto, so these areas are where a lot of people invest in, but throughout the past couple of years, because a lot of people have invested in these areas, it may have created a saturated kind of investment area because the prices have been really expensive. It’s always invest in a very established neighborhoods, with all these, you know, these iconic landmarks. So I feel that if you’re looking at an area with high growth, it’s not going to be in all these major hotspots in Toronto, I would look at the outskirts. So when I talk about the outer skirts, I talked about the fringe areas in Toronto. Maybe around 20 minutes away from the downtown core accessible to public transit, or through highways, or with more government infrastructure building in those areas with, you know, go train or with other financial centers. So we feel that Toronto everyone knows about the main areas in Toronto or most people do. But we really want to find as realtors the best valued areas. So the underrated areas, the up and coming areas that we feel can make our clients the most money.

Darren: Well, that’s exactly what we’re thinking because like, you know, when we think about our platform, and our view that we’re making is that to let people understand that, it’s not only about the two or three streets, you don’t have to necessarily go for those areas. And there are all different areas that you can explore. So this is something that like, I preach you for that reason, too. So how would you suggest differently if investors are either planning for self uses or investment only. 

Gencan: So for self use, I would say the biggest difference right now, if you asked me about self user investment is really the lifestyle. For self use, I would ask a lot of questions such as how big your family is, let’s say what kind of lifestyle you prefer, what kind of school you’re going to, where you’re going to be working. So I think a lot of the differences with self use and investment is that you really want to get personal with the investor. So investors personal preferences are something that we really want to get to the bottom of, and we really want to understand. So for us to really understand and match a particular investment to our investor, we really want to get to understand them, because there’s so many different areas in Toronto that you can actually make money in. And we’re not going to say, “Hey in area A, you’re going to make this much of a turn over this place.” Because it’s all relative, if you have a place that has a really good return, the prices are always going to be a little bit more expensive, but a place that has less return, it might be very established might be more stable. So understanding a client’s personal preferences is very important. So I can give you an example. So let’s say if a client has children who wants to go to university, we would recommend them into university areas such as University of Toronto, and those areas are traditionally more expensive, but they’re very stable. They’re very established neighborhoods, which get very good rental returns. But if they want that convenience, that’s something they can go towards and conversely, if you think about investment, I would talk more about the numbers. So what’s the return? What’s the major infrastructure that’s going to be building in the area? What are the hot pockets that will get the highest returns in an X number area, X number of years? So I think it’s a little bit dislocated with the personal aspect for end user, but for investment wise, for strictly investment wise, I would also recommend clients it’s just as important because when I recommend investments to clients, I want to tell them that, “Hey, if you’re investing for a strictly end user, what’s the last thing that can happen if the market crashes?” If the market crash, I think the number one thing you can consider is “Hey, what if I live in there? What if I actually have a chance to live in there? Would I still buy in this place?” So one of the few questions I like to ask is, if they’re willing to live in that in that place, while investing in the same place. I think having those two components will really mitigate a lot of the risk factors because a lot of times when people just look at investment, just as strictly number factors, they can just look at pretty much anywhere in the city. But having that aspect, if they can actually move in, it actually opens up to more personal preferences, which I would have like a balanced approach between the two. 

Darren: That’s actually really good advice, because, you know, I was thinking, I was always telling people to think about, if you were miles away in that location, so obviously, like you think a lot differently, which comes to my next question, right, what are some things that oversea investor should be aware of when they assessing the opportunities in Toronto?

Gencan: So there’s a lot of factors. I think I mentioned a couple like, whether it’s close to like universities, if it’s close to the Financial District, if it’s close to, you know, different subway stations, I think the important thing is understanding the intention and the preferences of the investor. Some of the things that I usually like to break it down to my client is a couple things. So TTC or the public transit is a major, major, major thing I always like to talk to my clients about, because Toronto is actually not accessible by walking like an entire GTA. There’s a lot of different smaller parts of the GTA that you actually need to have a car. It’s like Hong Kong, so like Hong Kong or Asia, in most of the Southern Asian cities, most of the cities are connectedby subway or by train, but in Toronto like in some areas you have to have a car, you have to drive to the highway or have access to local amenities in different parts of the city. For example, a place like Markham, you have to travel by car to the place because if you take it by TTC or public transit, it might take an hour and a half. So I think that some of the things that overseas investors have to do, as one of the top things is think about the transit as it’s really different. It’s really the North American transit system is really different than the transit system in Asia. So I think that’s number one thing. Another thing is to talk about the schools. So what type of schools would the investor be leaning towards? So Toronto has a lot of different schools and when I talk about schools, I want to talk about the universities because that’s one of the most important in the GTA area, but every school has its own benefits, and it’s better programs, the better major programs. You mentioned that you want the Queens, entirely amazing as this program. But as I mentioned previously, like a school like University of Waterloo, it’s good for finance and also engineering and like gearing towards a more tech based epic career. And then you have Hamilton, you have like a University of McMaster, which is really good for business. And then yeah, your u of t which is good for everything. So I think knowing the type of schools that you want to invest in or like the client who wants to have children invest in particular areas, I think that’s really important. Lastly is employment. Employment is really important. I think that there’s a lot of again, there’s a lot of different sub pockets for more popular types of jobs. So there’s the financial district in Toronto, which has all the headquarters. But then if you go another area in the GTA closer to Markham, you have more types of labor jobs or different types of tech jobs outside of the Greater Toronto Area. So I think jobs wise, TTC and, and also the school is also very important when assessing opportunities. 

Darren: I see. So for overseas investors, right, what kind of tax and how much would they get charged if they invest in overseas real estate in Canada?

Gencan: Yeah. So in 2017, the Government of Ontario announced that there was going to be a 15% non-resident speculation tax so this is pretty much to tax any foreign buyers interested in buying real estate in Toronto, Ontario. So this 15% tax is slapped on the closing of any property. So for example, if you’re buying any property in Toronto, let’s say a condo in downtown Toronto in Yorkville, and you have a closing date of two months after you purchase a property that 15% tax is due on the closing in two months. I’ll give you another example. If you’re buying a preconstruction property that is closing in three to four years, the 15% tax is not due until you close so it’s actually four years after. So this 15% is added on top so for example, if it’s a $500,000 condo than the 15% tax will be 65,000 that’ll be added on top to the to the purchase price. However, with the tax rate now, there’s actually a tax rebate eligible if you actually qualify. So there’s a couple of different qualifications to see if you’re actually qualify. But one of the more popular one is, if you purchase a property as non resident, let’s say you’re from Hong Kong, you buy a property in Toronto, if you actually apply to become a Canadian permanent resident, and within four years of the real estate purchase, you can actually be eligible to get the rebate back. So that’s quite interesting. I think a lot of people have been interested in moving to Toronto. So people have been doing that. 

Darren: I see. By the way, you have been very thorough like the answers that you have so far. Thanks a lot. You know, like, we interviewed a couple of guests so far and some of them only give kind of like a very high level answer, but you get really in depth and I want to appreciate you and say thank you so far. Yeah. So like I’m sure it’s a big topic, right, I think you guys are still under COVID. How did the COVID impact of market and then you know, during these times, are there any opportunities that investors should look at? 

Gencan: Yeah, so in Toronto, the real estate market was actually extremely strong preCovid. So, during the last year, like the later stages of last year, in November, December, there was actually a lot of articles talking about how hot the 2020 market was going to be. And we had an extremely hot market, and we were actually primed to have maybe the best one of the years we’ve had in the last decade or so, like we’ve had in 2017 we had a really hot year. And then in 2020, we’re like, wow, this is actually crazy, and we’re possibly going to have a better year than 2017 we’re gonna have the same type of buyer mentality that we had. So it was definitely a seller’s market. So a lot of people buying, the demand was crazy. And there was a lot of multiple offer situation. So a lot of people were over bidding and the prices were really high. A lot of people sold at that time but COVID-19 hit and a lot of the fears about buying all of a sudden just stopped and just put on pause. So as COVID-19 hit in Toronto, it kind of hit slowly. And like as many countries and cities in the world, it suddenly spiked up a lot and basically our city decided to have a city emergency and pretty much stopped all the non essential services. So when we talk about non essential real estate is actually an essential service, but the non essential services is basically like malls, plazas, a lot of the small palm tree shops, they all stopped. So, it pretty much allowed this whole COVID-19 to take over all Toronto. So, as a result, a lot of people ended up staying home, jobless, they couldn’t go to work a lot of restaurants was not doing well. And our market basically tanked for two months. And so as you know, as people who previously bought in previous years who want to sell around this time, it was very tough for them. As sellers we saw like a market drop around 50% during this time for buyers, it was actually a very good time. So to answer your question, it was actually a very good time for investors to come in if they had money. So there’s always two sides of it. Whenever there’s a downturn in the economy, there’s always an opportunity for investors. So where investors who had money who were willing to move into a place immediately, it became a really good opportunity for buyers to come in to get a lot of property at a discounted rate. So that happened a lot in March and April. However, it really sucked for sellers, sellers really saw a really big decrease. So they really had like the bad end of the stick. However, something interesting that happened in Toronto is that Toronto really didn’t see a huge drop off like we see a recession. So usually, we have an actual recession in the city. In the economy, we’ll actually see no demand, we’ll see supply drop and everything drop. But we’re actually seeing demand actually being very resilient in Toronto. So we actually saw really healthy demand still in like a lot of agents circles and they were ready to pounce on a lot of properties and sellers because they didn’t have as many listings as before, the prices actually became more stable. So when the listings were less, were low, the buyers demand still remained high. So actually prices didn’t drop too much. So not to talk about it for too long, but the demand actually over exceeded the detriment of COVID-19. So actually, the prices continue to be relatively stable. So fast forward to May and June, we’re actually seeing a balancing and a lot more activity of prices going back to normal. So it’s quite an interesting state that we’re seeing in Toronto. And, I contributed really to the demand and I contributed to the immigration and people moving to Toronto. At the same time COVID you also see Hong Kong having a lot of protests, I’m sure, you know, their instability amongst other countries like Italy, like a lot of other countries in the world, which don’t see their own cities as some safe haven, but actually saw Toronto as something that’s more of a safe haven. So we actually see a lot of a spike in interest and people coming back. So yeah, we were really surprised. We were really surprised to see how resilient Toronto was, and so while condo prices dipped a little bit, it’s coming back up right now, actually. 

Darren: That’s good to hear. With that said, right, what are some tips and advice you would suggest to the audience?

Gencan: So, like specifically for Toronto, I would say, look at the long term view of Toronto, I think there’s a lot of good long term aspects and views that you see in Toronto that you may not see in other cities. And I think that living in Toronto, there’s so many different things that I can appreciate as having lived here for the last 20 years. A couple of things that come to mind – and the main things is our education system. We have one of the best education systems in the world, world class, University of Toronto is one of the top universities. Our healthcare, we have a free health care and amazing health care system. And also like our political climate, it’s relatively safe. So I think that looking at different cities when you’re investing in and assessing where opportunities I think you need to look at not only where the general investors have previously invested in, because if you look at a city like New York or London, or Cali, like San Francisco or LA, a lot of people have invested in those areas, but it might not be the best long term. If you look at certain cities outlook, it may be but because of how popular certain cities are, I think you want to look at areas and cities that are up and coming. So I think that when you’re assessing opportunities, having a more conservative outlook of your investment, you can invest in more established areas. But if you’re looking for potential for long term growth, which I always suggest to my clients, it’s always looking at up and coming areas. And for a city like Toronto, I think we have been improving in the last 10 years, steadily. So I think that’s some of the ways that I’ve been assessing for my clients.

Darren: That’s good. That’s something that like, even I remember, I asked you beforehand about what are some places up and coming, you know, kind of hip and stuff like that. So, would you mind telling the audience what street and what area would you suggest? And then, you know, are those younger crowds willing to pay more, you know, and then what are some kind of common activities, commercial activities besides just tech and other industry that you think might be long term as well? 

Gencan: Yeah. So when you talk about like hip and, and like popular areas, it’s still downtown Toronto, like most most young people still like living in downtown Toronto but in the downtown Toronto area like aside from like the six main areas in the GTA Greater Toronto Area, there are like sub pockets. So like I mentioned earlier, there’s the national district, there’s like the door filled area, there’s an entertainment district. There’s like a less legal area. So there’s a lot of these different pockets that are very popular among the young. The young millennial circles are the big yuppies. But one thing that I really like, promoting and talking about in Toronto is sports. We actually have an amazing sports fan base in Toronto, possibly some of the best in the world. And the reason is because we have for the best major sports in Toronto. So when you talk about Toronto, the major sports we have Toronto like NBA, Raptors, we have Toronto Raptors. For NHL, we have the Toronto Maple Leafs. For Major League Baseball, we have Toronto Blue Jays. And then for soccer, we have Toronto FC. So these sports teams that we have in Toronto actually allows people who live here to have access to games for the entire year. So, if you look at the seasons wide spread out, it’s actually split in the entirety of the year. So on any given night, on most nights, you’re able to catch a game, you know, you can walk to the game, you know, watch the Raptors, if you’re a soccer fan, you can watch a soccer game, and it’s all accessible by like major public transit areas. So if you’re a sports fan, and you live in Toronto, it’s a dream. 

Another thing that I was talking about in Toronto is the food. Food is the most diverse that we have. And it really talks about a good kind of flavor that we have and when we talk about the different types of immigration and different types of cultures, we have a lot of different flavors in Toronto. So you have a really big market for Asians, for Italians, for Greeks, for Indian for like white food. So we actually have a lot of sub pockets in these different ethnic groups. I don’t want to kind of like separate all these ethnic groups, but they are in different regions and I think I’m very proud to see a lot of different demographics, different areas. And it just shows to me, if you’re living in Toronto, you can actually find your group. And you can actually blend well and establish like a good business in your area if you don’t want to, you know, like assimilate with another group yet. It’s a very open neighborhood where like, you know, we have a lot of different international flavors everywhere. So, yeah, again, Toronto, we talked about the sports, the food and also like shopping. Shopping is also a very big thing in Toronto, and we have some of the best brand names, some of the best shopping in Toronto. 

Darren: I see. I feel like we’re doing the City of Toronto a favor of explaining people, advertising the city.

Gencan: More like a city guide now. 

Darren: No that’s good because when you say about the neighborhood, a lot of people just keep forgetting that real estate investing is important. But if you don’t understand how people live, the culture and how people interact, what’s the point, right? So this is something that I really appreciate. And, you know, if city of Toronto can, you know, pay us for advertising, let me know.

This reminds me a lot about Toronto griefing. But Toronto is like there are a lot of things going on at the same time. And then, you know, it’s a really fun city to be at. And I only have like one or two more questions in my mind. Obviously mortgage is a big, big thing and a lot of people, I remember I actually told my friends that I’m going to interview and then they’re like, “Oh, I want to know about the mortgage.” So what are some tips that you can have for oversea investors when it comes to like getting a mortgage? 

Gencan: Yeah, so the topic about mortgage, it’s a little bit different than having a local buyer buy into real estate, when you talk about the mortgage every time I have an overseas investors interested in buying real estate here, I always recommend them to a mortgage broker that also works in Hong Kong. So when we talk about Hong Kong and Toronto, I think about TD Bank or HSBC, or RBC, which has both branches in Hong Kong and Toronto. So looking at buying real estate in Toronto, the process for buying for overseas investors has a little bit of a different deposit structure when you’re looking at real estate. So if you’re dealing with the overseas investors, it usually is a little bit of a greater deposit structure. So for example, if you’re looking at like a condo, condo development or a condo project, the minimum deposit for overseas investors would be around 30% to 35%.Compare that to a local investor, which should be around 20%. So getting a mortgage would be a little bit less for the overseas investor. but then at the same time, if you have, the necessary, like requirements such as Canadian citizen, or you have like a relative living here, or you have family living here, it makes the process a little bit simpler, but I would say, if you’re interested more about the mortgage, getting the mortgage side, I can definitely recommend someone to you guys. 

Again, I always like to work with people who work here who also have bank branches also in Hong Kong, like I said, HSBC, TD bank and RBC. They all have branches in Hong Kong. So it’s easier to start a bank account in both areas. And also when you’re departments.

Darren: I see, it sounds like you work a lot. It’s like, what else do you do, besides being like a real estate agent?

Gencan: For now, well, a personal hobby, I like to play basketball a lot. Lately I’ve been staying home a lot because of COVID-19. So, I’ve been cooking a lot in the home, learning new skills, taking some online courses. Yeah, it’s a big grind in Toronto. I haven’t stopped. There’s lots of activity coming back. So I’m happy to be here and, and talk to you, you know. Lots of Zoom meetings, lots of  webinars and stuff.

Darren: Yeah, cause like, you know, before I actually think about those questions to ask you, right. There’s actually a lot more. And it’s something that maybe for my personal interest, because I know I miss Toronto a lot and it’s something that  sometimes like, you know I just want to kind of like have an opportunity to think about, “Hey, what if I’m still in Toronto? How’s it going to be like, and what’s going on?” You know, there’s some things that it’s hard to learn just from the news. You have to sort of talk to someone to really have a better idea. So, you know, obviously we can do another clip because your insight so far, it’s a lot longer than I thought. What kind of takeaway do you want the audience to have from this video? 

Gencan: So I want to let everyone know that, Toronto is a very, very multicultural city. And, we have one of the most multicultural environments that you can find in the world. Not only in North America, we have a very welcoming, type of environment and we’re very nice. A lot of Canadians are very nice. We’re not discriminatory and we see that investing in Toronto is one of the more safe, havens that we’ve seen. And, having talked to different investors or representatives from different areas in the world, like I’ve talked to people in Hong Kong, New York, and, in Australia too, I feel like the environment of Canada poses a very good and balanced approach to a lot of different areas. So, like I mentioned previously, healthcare education, and public transit. The people who are living here, I think, it just combined to have a very balanced approach of investor haven, which I think, safetiness in your investment, is very important. And I feel that if you invest in a place that you can find peace in and have a stable growth, I think that’s very enticing for a lot of investors. Like for people in Hong Kong, I want to tell people in Hong Kong, there’s lots of people, lots of Hong Kong people in Toronto with a lot of establishments being a Hong Kong person here. I’d love to see more Hong Kong people in Toronto. I welcome you here because we need more of you guys. We need more Hong Kong people here to develop a bigger group here. So, I’d like to welcome you, you guys, if you’re ever interested and again, like, being in real estate and, having lived here, I consider myself like a city guide. So if you have any other questions about anything related to Toronto, feel free to ask me any time.

Darren: So for the people who want to reach out to you and learn more about, you know, Toronto real estate, what are some methods that you suggest to them to reach out to you? 

Gencan: Yeah. you can email me at my email. I believe the email will be provided on the website. or you can Wechat me or WhatsApp. I usually respond within 30 minutes. I try to really keep that, it’s something that’s really important to me. So, yeah, I respond usually quite quick so just a quick text or email is good for me.

Darren: Yeah, no, like, I just want to say like, thanks. You know, bring me down the memory lane again. And this is a lot more insightful than I expected because you know this is a lot, you know, thinking about how Toronto is, explaining the neighborhoods. So I really want to appreciate you and I’m sure the audience also appreciates your efforts so far. So thanks so much for your time. And then I hope to do another second episode with you. And I hope that you can join us next time too.

Gencan: Yeah, that’d be great. I hope I didn’t bore anyone and you’ll learn a little bit, and if you want to learn more again, feel free to contact me anytime. 

Darren: Great. Okay. So next time then. Thank you. Thanks so much for your time. 

Gencan: Thanks Darren. Take care. 

Darren: You too. Bye.







Gencan:當然。所以是的,嘿,Darren。謝謝你邀請我。我叫Gencan。我是在多倫多的房地產經紀人。我們和我的一個合夥人,也是我的兄弟,一起在多倫多一家名為 Landpower real estate的房地產經紀公司工作。我們結合了15年獲獎的房地產經驗。








Gencan: 那麼,科技產業,你會發現在多倫多有兩個主要領域。所以,在主要的市中心,正如我多次提到的,那裡是大部分就業的地方。而世界上大多數科技巨頭的主要總部,如穀歌、亞馬遜、雅虎、優步,都集中在市中心覈心區。很多人,很多公司的總部搬到那裡,是因為你有所有的生活方式標準,所以你有所有的頂級餐廳步行距離你有一個湖濱。科技行業的人真的很喜歡享受生活,你知道的,比如穀歌擁有世界上最好的總部,最好的內飾,所以我認為生活方式與科技公司想搬到多倫多的目標有很大的關係,因為我們有很好的生活方式。食物也是市中心一個非常重要的方面。我們有一些最好和最多樣化的餐廳。所以我認為生活方式明智,你知道,傾聽海濱的聲音,這對搬到多倫多的人非常重要。我想說的第二個地方是滑鐵盧。滑鐵盧離多倫多大約一個半小時。但你不能不談滑鐵盧就談多倫多的科技產業或加拿大的科技產業。所以滑鐵盧實際上是Rim的故鄉,Rim是黑莓的原始製造商。所以滑鐵盧實際上在加拿大和世界上培養了大量的科技人才,因為他們有滑鐵盧大學西部大學最好的課程,所以基本上是多倫多和滑鐵盧這兩個地區刺激了科技產業的增長。


Gencan:所以,當你談論高估或低估的領域時,我會說那些總是有潜在潜力的領域。當我們談論高估的時候,你不能忘記還有很多被低估的地方。這也是另一個極端。所以在多倫多被高估的地區,我想說有相當多的地區,原因是因為每個人都只投資於他們知道的領域。所以在多倫多,如果它靠近CN Tower,或者靠近金融區,如果它靠近多倫多大學,大多數人都會投資於他們所知道的領域,所以這些領域是很多人投資的地方,但是在過去的幾年裏,因為很多人在這些領域投資,可能已經形成了飽和因為價格一直很貴。它總是投資於一個非常成熟的社區,有這些,你知道,這些標誌性的標誌性建築。所以我覺得如果你看的是一個高增長的地區,它不會出現在多倫多所有的主要熱點地區,我會看看郊區。所以當我談到外裙時,我談到了多倫多的邊緣地區。距離市中心約20分鐘車程,可乘坐公共交通,或通過高速公路,或在那些有火車或其他金融中心的地區修建更多的政府基礎設施。所以我們覺得多倫多每個人都知道多倫多的主要地區,或者大多數人都知道。但作為房地產經紀人,我們真的想找到最有價值的領域。囙此,我們認為被低估的領域,以及我們認為可以讓我們的客戶獲得最大利潤的領域。




Gencan:很多。我想我提到過一對,不管是不是和大學很接近,如果是的話靠近金融區,如果靠近不同的地鐵站,我認為重要的是瞭解投資者的意向和偏好。有些事情我通常喜歡把它分解給我的客戶。所以TTC或公共交通是我經常和客戶談論的一件大事,因為多倫多是事實上,像一個GTA一樣走路是無法到達的。GTA有很多不同的小部件,你實際上需要一輛車。就像香港,就像香港或亞洲,在大多數南亞都市,大多數都市通過捷運或火車連接,但在多倫多,像在某些地區,你必須有車,你必須開車到高速公路或有通道都市不同地區的當地便利設施。例如,像馬卡姆這樣的地方,你必須開車去因為如果你坐TTC或公共交通,可能需要一個半小時。所以我認為海外投資者必須做的一些事情考慮一下過境,因為它確實不同。北美的交通系統和亞洲的交通系統是完全不同的。所以我認為這是第一件事。另一件事是談論學校。那麼什麼樣的學校呢投資者傾向於什麼?多倫多有很多不同的學校,當我談到學校時,我想談談大學,因為那是最重要的學校之一在GTA地區很重要,但每個學校都有它本身的好處,是更好的項目,更好的主要項目。你說過皇后大學,就像這個節目一樣棒極了。但正如我之前提到的,比如滑鐵盧大學(University of Waterloo)這樣的學校,既有利於金融,也有利於工程,更像是一個以科技為基礎的史詩般的職業生涯。然後是漢密爾頓,就像麥克馬斯特大學,這對商業非常有利。然後是的,你的大學對一切都有好處。所以我想知道你想投資的學校類型或者像那些想讓孩子在特定領域投資的客戶,我認為這非常重要。最後是就業。就業真的很重要。我覺得還有很多,有很多不同的小地區,適合更流行的類型工作。多倫多的金融區,總部都在那裡。但是如果你在GTA的另一個區域靠近Markham,你有更多類型的勞工工作或不同類型的科技工作大多倫多地區。所以我認為工作明智,TTC,還有學校在評估機會時也非常重要。




Gencan: 是的,所以在多倫多,房地產市場實際上非常強勁。所以,去年的11月、12月,和去年後期一樣,實際上有很多文章在談論2020年的市場會有多熱。我們有一個非常火爆的市場,我們實際上已經做好了準備,可能是過去十年中最好的一年,就像2017年一樣,我們度過了一個非常火爆的一年。到了2020年,我們會說,哇,這真是太瘋狂了,我們可能會有比2017年更好的一年,我們會有同樣的買家心態。所以這絕對是一個賣方市場。所以很多人買,需求是瘋狂的。而且出現了很多多次報價的情况。所以很多人出價過高,價格也很高。當時很多人都賣了,但是COVID-19撞了,很多關於購買的恐懼突然停止了,只是暫停了。所以當COVID-19在多倫多被擊中時,它的攻擊速度有點慢。和世界上許多國家和都市一樣,它突然激增,基本上我們的都市决定進行都市緊急救援,幾乎停止了所有不必要的服務。所以當我們談到不必要的房地產其實是一項必不可少的服務,但非必要的服務基本上就像商場、廣場、很多小棕櫚樹店一樣,他們都停了下來。所以,它幾乎讓整個COVID-19佔領了整個多倫多。所以,結果,很多人最終呆在家裡,失業了,他們不能去工作,很多餐館生意不好。我們的市場基本上連續兩個月下跌。正如你所知道的,作為前幾年買東西的人,現在想賣掉,這對他們來說是非常困難的。作為賣方,我們看到在這段時間內,市場下跌了50%左右,這實際上是一個非常好的時機。所以,回答你的問題,這實際上是一個非常好的時機,投資者可以進來,如果他們有錢的話。所以總有兩面性。每當經濟衰退時,投資者總是有機會的。所以,那些有錢又願意馬上搬進一個地方的投資者,就成了購房者以折扣價進場購買大量房產的好機會。所以這在三四月份發生了很多。然而,這對賣家來說真的很糟糕,賣家真的看到了一個非常大的下降。所以他們真的有點像棍子的壞端。然而,在多倫多發生的一件有趣的事是,多倫多真的沒有像我們看到的經濟衰退那樣出現大幅下降。所以通常情况下,我們的都市會出現真正的衰退。在經濟中,我們實際上看不到需求,我們會看到供應下降,一切都會下降。但實際上我們看到多倫多的需求非常有彈性。囙此,我們實際上看到了非常健康的需求,像很多經紀人一樣,他們已經準備好了對很多房產和賣家發起攻擊,因為他們沒有以前那麼多的房源,價格實際上變得更加穩定了。囙此,當掛牌量較少、較低時,買家的需求量仍然很高。所以實際上價格並沒有下降太多。所以不要說太久,但需求實際上已經超過了COVID-19的危害。所以實際上,價格還是相對穩定的。如此快的5月和6月,我們實際上看到了一個平衡和更多的活動,價格回到正常水准。所以我們在多倫多看到的是一個非常有趣的州。而且,我確實對需求做出了貢獻,我也為移民和遷往多倫多的人做出了貢獻。同時,你也看到香港有很多抗議活動,我敢肯定,你知道,他們在其他國家,比如義大利,像世界上很多其他國家,不把自己的都市看作安全港,但實際上把多倫多看作是一個更安全的避風港。所以我們實際上看到了很多人的興趣和回來的人。所以是的,我們真的很驚訝。我們真的很驚訝多倫多的彈性,所以雖然公寓價格下跌了一點,但它現在正在回升,實際上。







Gencan: 現在更像是一個都市嚮導。



Gencan: 是啊,所以關於抵押貸款的話題,和讓本地買家購買房地產有點不同,當你每次談論抵押貸款時我有一個海外投資者對在這裡購買房地產感興趣,我總是把他們推薦給一家也在香港。所以,當我們談論香港和多倫多時,我想到的是道明銀行(TD Bank)或滙豐銀行(HSBC),或加拿大皇家銀行(RBC),它們在香港都有分行香港和多倫多。所以看看在多倫多買房地產的過程當你在看房地產時,海外投資者的存款結構略有不同。所以如果你在和海外打交道投資者,這通常是一個更大的存款結構。例如,如果你從公寓、公寓開發或公寓項目來看,海外投資者的最低存款額約為30%至35%對當地投資者來說,應該是20%左右。所以抵押貸款對海外投資者。但同時,如果你有,必要的,比如加拿大的要求公民,或者你有親戚住在這裡,或者你有家人住在這裡,這會使過程簡單一點,但我會的比如說,如果你對抵押貸款更感興趣,我可以向你們推薦一個人。再說一次,我總是喜歡和在香港也有銀行分行的人一起工作,就像我說的,滙豐銀行、道明銀行和加拿大皇家銀行。他們在香港都有分公司。所以在這兩個領域開設銀行帳戶更容易。當你是部門的時候。













Thanks for being with us. See you next time!

Market Updates 未分類

Denzity Insights – Standing on the shoulders of real estate experts

Denzity Insights is an ongoing project. In the future, we will invite more experts to share their work with us

It is never an easy decision to purchase real estate, especially when you don’t know a lot about this industry. You may wonder, is there a way to get in touch with some sort of real estate experts and learn more about a specific topic regarding real estate equity investment? Guess what, there is! Denzity Insights is a new education video series launched by Denzity. Real estate experts from all over the world are invited to speak with Denzity founder Darren Wong through an online meeting and share their professional experiences of a particular aspect of the real estate industry. We hope that through Denzity Insights, real estate investment knowledge can be more approachable for everyone. 

Like doctors, each real estate expert has their specialties. It can be a particular oversea market like the Vietnam real estate market or Malaysian real estate market, or something more interesting like Feng Shui or artificial intelligence in real estate. In each episode, our real estate experts will focus primarily on one to two topics and discuss it in depth with Darren. Thanks to his professional background in the real estate industry, Darren will guide audiences through a journey of knowledge exploration. To suit the need of different audiences, Denzity will also provide a bilingual transcript of these videos, making it easier to comprehend even as a real estate equity investment beginner.

As a real estate amateur, there are way too many channels nowadays to get information. However, here at Denzity, we help you to gather everything you need. Reliable and renowned real estate agents and agencies, the communication channels with other people in the real estate community, and a comprehensive yellow page to find every kind of expert you need. Now the Denzity Insights series can be a good starting point for you to learn something new in the real estate field. If you’re interested in a particular topic, let’s say the Malaysian real estate market. Still, you’re not sure where or how to get started, we recommend you to start watching the “A Guide To The Malaysia Real Estate Market with Amos Lim” to lay a strong foundation on this topic. Then you can make use of that knowledge to do a Google search, or talk to a real estate agent in real life. 

Why not start right off with Googling then, you may ask. While it may be convenient and easy to look something up online and get billions of results in seconds, the information you find may be too generic, or even inaccurate and useless. Without some basic knowledge on that matter, people may easily be misled, or even worse, scammed. In these situations, it is best to seek help from an expert. Through Denzity Insights, you can communicate with real estate experts and raise specific questions. Our experts will also answer each question in detail and give practical tips, instead of providing generic advice like those you may find in a random search result on Google. In the comments section, you can also interact with the real estate community sharing a similar interest. Our real estate community can not only provide the community support you need, but it also helps us to monitor the performance of our experts to maintain our credibility. 

Denzity Insights is an ongoing project. In the future, we will invite more experts to share their work with us. If you have any questions or any particular topic you’re interested in, please feel free to send us an email or leave a comment on our site.

Real Estate Knowledge

Top 4 tips for choosing the best real estate agent

Top 4 tips for choosing the best real estate agent
Choosing a real estate agent is like choosing a date. There are too many things to consider, and if you choose someone that is not right for you, then you are going to suffer for quite a while

Choosing a real estate agent is like choosing a date. There are too many things to consider, and if you want someone that is not right for you, then you are going to suffer for quite a while. Well, Denzity may not be a dating expert, but we know how to find the right real estate agent for you. Based on what we sourced from our experts and community, here are our top 4 tips. 

Do solid market research

There are too many real estate agents out there, so it is essential to do market research before you go to talk to one. The traditional way to find a real estate expert is through a real estate agency, or maybe one of your friends has a personal recommendation. Yet, it can be harder to find an expert with oversea market experience. In recent years, Hongkongers start to expand their investments to overseas real estate markets, especially South East Asian real estate markets like the Vietnam real estate market and the Malaysian real estate market. Although large-scale real estate agencies can usually recommend a few experts to you, it is easier to find these experts online. With Denzity, you can browse names and contact details of real estate experts from all over the world. It is also a platform for experts to share their professional insights. At the same time, as consumers, the decision-making process cannot be easier with so much information all laid out in one single site.

Make use of technology 

Technology makes our lives easier, and that is true for real estate equity investment as well. In the time of the coronavirus pandemic, we are getting used to communicating through online messenger apps. You can talk to experts through online meetings to stay safe and healthy, and it also saves a lot of time. With apps like Skype and Zoom, you can also arrange a meeting with more than one expert to enrich your consultation sessions. 

Learn and make specific requests

It is hard to find the right expert if you don’t know what you are looking for. Before meeting your expert, it is crucial to list out your goals, your budget, and the potential concerns you may have. However, if you don’t have any idea and you’re just looking for some consultation, you can check out Denzity and its latest education series Denzity Insights for some basic knowledge. Through talking to real estate experts from different fields, Denzity allows readers to learn about a specific topic in the real estate industry. With a solid knowledge base, it will be easier for you to explain your requests to your expert, and more accessible for them to fulfil your needs. 

Communication, communication and communication

People always say the most important thing about real estate is location, location, and location. But during the decision-making process of choosing a real estate agent, it is more like communication, communication and communication. Even with the right real estate agent for you, you still have to communicate frequently and actively to get all your concerns covered. Don’t be shy to tell agents your requests. With Denzity, you can make good use of the Q&A session to ask questions and interact with different experts. What’s more, you can interact with other real estate investors. It is always nice to have some community support, and who knows, you can make some new friends! We hope these tips can help you to find The One real estate expert you’re dreaming of. Do reach out to us and let us know your comments

Market Updates 未分類

Denzity Transcript: Guide To Cambodia Real Estate with James Hodge

Guide To Cambodia Real Estate with James Hodge

Connect with James Hodge:



WeChat: jameswhodge89


In recent years, there are a lot of talks with the Cambodia real estate market. We want to give an introductory video to allow overseas investors to know about it and discover where the opportunities are.

In today’s episode, James Hodge introduces the Cambodian real estate industry, which is possibly one of the least popular markets in Southeast Asia.

  • How does the Cambodian property market differ from its neighbouring states?
  • Which areas are the main magnetism to attract investors?
  • What difference does a young population make?
  • What are the impacts of dollarization?
  • How is the market going to be in the upcoming years?

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

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

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

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



Darren: So hey, James, welcome to the show.

James: Hi. Great to be here.

Darren: Yeah. So I think it was Tom Parker from Colliers that suggested me to reach out to you, because I’m trying to find someone from Cambodia

James: to be speaking today.

Darren: Well, actually, I think he’s getting on the show next week. And you know, it’s a pleasure because I told you before the phone, I’ve never been to Cambodia before. I don’t know what it’s like so it’s very easy for me to come up with questions that all the audience might be wondering as well. So before we go into the questions, right, would you mind telling the audience about yourself and your work?

James: Yeah, sure. So I’ve been here now in Cambodia for four years. I’m originally from the UK. I have a commercial real estate degree. And I was working in commercial real estates in just north of London for several years before coming out to Cambodia. So I’ve been here with CBRE now since 2016. I lead the advisory and transaction services team. So the commercial brokerage side of our business, as well as looking after research, consulting, and the property management departments, so quite a broad range of different skills that sit under me. And I get a pretty good overview of the market, different projects, different clients get to see a lot of Cambodia. So it’s very exciting role. And what we find generally with Cambodia is that there’s huge amount of opportunity, just finding it, understanding it in depth, and then really delivering it in this market.

Darren: So, you know, like some audience and myself, as I mentioned before, may not know much about the different regions in Cambodia. Would you mind if you could briefly describe the city and how is it made up, and what are some few areas that overseas investors tend to look into?

James: So Phnom Penh it’s the capital of Cambodia. Phnom Penh itself has got a number of different districts within it, but really would characterize these four districts, which are the traditional residential and commercial heart of the city. So we have the CBD location, which is around the Dawn Penn District, which is also the tourist hub of the city. And then we have residential districts which are clustered close to that, and they are quite high rise in nature. So we’ve got a number of condominium projects. And those traditionally have been where international investors have focused their attention to the condominium sector here in Cambodia is quite accessible for foreigners. They’re allowed to own them on an effective freehold as it’s called a strata title. And then now what we’re seeing as a bit of diversification in terms of geography and asset types, which are available to foreigners here, so the secondary data streaks on the edge of the city are becoming more popular. We see more affordable and mid range projects out on the edge of Phnom Penh. And you can find some really attractive projects with great pricing in those locations and the amenities and facilities are also improving in those districts. They’re becoming quite attractive to both investors and to Cambodian buyers. And we’re also seeing diversification in the asset classes. So we’ve seen a couple of strata title retail projects which are available to foreign buyers. And we’re also seeing quite a number of what we call strata title office, which is like a condo FIDE office building where you can buy sections of the building principally for investment purposes, but increasingly also for own occupation here.

Darren: So you know, the market has become a very hot topic, even among my circles, a lot of people would keep telling me that they have bought something from Cambodia, and then a lot of people look into it. And what’s the reason behind this trend? And how do you think it’s gonna evolve during this couple years?

James: Sure. So I think when we look across Asia now you look at Cambodia’s neighboring countries, Vietnam and Thailand in particular, you see that those markets have developed significantly and are heading towards more of a developed nation status similar to what we see in Hong Kong and Singapore and Malaysia, where the pricing and the development status of those cities has already got quite some way beyond where we are in Cambodia. So here we’re more of an emerging market. That presents a number of opportunities. So the cities still growing very rapidly. The supply of condominiums in actuality is not too great. So there are still opportunities in terms of the way that people are living and how they occupy residential buildings. They’re still very much tied to landed property and villas shophouse format. But that is changing. Though as young generations come through, and their spending power grows, their lifestyle aspirations change, then they are starting to look at renting or even buying condominium units or living in serviced apartment blocks, as well as that the commercial aspects of the city are growing very rapidly. And Cambodia has been growing at 7% a year, on average since the global financial crisis. So a decade of very sustained very high growth. And that has really caused quite a big change, both in terms of the way that people are living as locals, but also in the economy of the country and the businesses that are here and the type of people that are attracting from overseas to live and invest in Cambodia. So number of different drivers behind these trends, you can still pick up apartments here for less than 100,000 US dollars. Their pricing is pretty reasonable. The offering is becoming more and more competitive from the developers and the quality with what is being built and designed here is definitely improving quite rapidly. So I think investors are seeing something which is a little bit untapped, a little bit different as a way of diversifying and just doing something a little bit different and the risk is for most other Asian investors is not too high because the the price of accessing this market is quite low. All the assets here, every real estate transaction is done in US dollars, which can also be quite an attractive proposition for many.

Darren: So even for the locals, right when they’re doing transactions, are they also using US dollars or their local dollars currency?

James: Yeah, the economy here is incredibly, highly dollarized. So about 85% 90% of transactions occur in US dollars. So if we go to Starbucks on the street, I pay in US dollars and the prices is usually quoted in all shops in US dollars, there is a bit of a push towards D dollarization but that’s going to take some time. And certainly for now, every price that you see whether it’s rent or buy, will be in US dollars, and most bank accounts will be in US dollars as well.

Darren: So what’s the relationship like among countries because Cambodia’s situated in the middle? And then how does Cambodia set for potential growth in terms of like relationship among the different countries?

James: Sure. So Cambodia is incredibly well aligned with China at the moment. They’re very good as allies and we see a lot of investment flow between the two, so Cambodia is an important ally of China and vice versa. So that has been the mainstay of investment moving over the last last three years, but also there’s a huge amount of diversification. We have a lot of Singaporean projects. We have a number of high profile projects from developers in Hong Kong. We see a number of Korean, Japanese, Malaysian investment too as well as from Europe and the US. So it’s quite diverse. Cambodia is typically pragmatic in the way that it looks at attracting foreign investment and likes to go out and try and draw it in from multiple different sources and is very welcoming to overseas investment from various countries.

Darren: So to give a better idea to the audience regarding tendency, how’s it like to live in Cambodia since you’ve been there for a couple couple years now? And then how’s the culture like for both local and expats? Like would you mind painting a picture for us on that regard?

James: Sure. It’s a great place to be living. The opportunities out here are vast. All of the markets are growing very quickly and largely untapped with a lot of innovation. And the population is very young. So there’s a lot of new technology adoption, which is helping Cambodia to leapfrog certain steps in development. For example, things like cashless payment and blockchain are quite common here. Now as part of everyday life, you do see these things coming to the fore more and more and it changes every six months, with the new innovation which is coming and being adopted by the by the local youth. They surprise me all the time. I feel like a bit of a dinosaur sometimes. And in terms of lifestyle, the number of things to do, shopping malls to go to, places to hang out with friends, the cow phase bars, restaurants, that scene really is improving and growing over time so it’s a really good amenities now for anyone who’s living here. The apartments that we’ve got in the city generally have good facilities as well. And work opportunities are huge. There’s a whole range of different things to look at doing here. Yeah, so lifestyle is, I would say work hard, play hard.

Darren: That’s good. How would you suggest differently to an investor that are, you know, planning to self use or investment only?

James: Typically the foreign investors have stayed in the core central districts, and they will generally go from the grange or high end. And that has been driven by the fact that expatriates who live and occupy the majority of high rise residential as to be condominium format, they have lived close to their place of work in the center of the city. We do see some changes to that now, as transport solutions get better; roads, in particular improving, we are seeing some diversification of wax patches would choose to live and that really is because of the proliferation as well as as road transporters. The amenities are available on their doorstep, and particularly in the north of the city and in the future. We think also to the South where there are a number of retail amenities they are coming up. But typically so far for investors it’s really been the core center of the city. For those looking to buy to live so they would be occupying themselves I think location is generally less of a concern for them, they may be more tied to how quickly is it for me to get to my specific place of work, but they are more likely to be looking at things like the amenities and the property management side of the asset and really getting into the depths of the developers track record, which is something for everyone that we would say is a key thing to be looking at here.

Darren: I see like, what kind of suggestions or tips do you have for the audience? Is there anything they should be aware of when investing in the Cambodian real estate market?

James: Yeah, so like I just mentioned, property management is critical. So the market here is really young. And it’s important to make sure that the person who’s building your future home or your investment, understands and really has thought about and looked at how they’re going to manage that building for the long term. As well as that, just checking up on the developers dry record, what have they built before? Are you satisfied with the quality of that? Is there any additional assurances that you need? One thing to note here in particular is regarding funding. So the majority of foreign purchases, they would be looking at spending with cash. And often that would be tied to the construction progress of the project. Funding for foreign based investors from banks in Cambodia can be a little bit difficult to obtain. It’s not very common to see the banks are really only just getting into lending into the high rise, residential market. So that can be a little bit challenging to obtain if you do need to mortgage financing for a purchase.

Darren: I see. So you know, like obviously COVID is a big topic. And then how did the COVID-19 impact the market? And where are the opportunities for investor during times like this?

James: Yep. So COVID-19 has certainly had some impacts. And we’ve been very lucky here in Cambodia. So far we’ve only had 141 cases today. I’m sure that will have changed by the time this comes out, but it has been very well contained and controlled to date by the government so their policies have worked. In regards to restricting inflow of tablets, however, it has caused some disruption to the market. Of course, we’ve seen quite a large number of proportion of expatriates leave the country to go back home during this period of time, and that has weakened the rental market. So we’ve seen quite steep falls over the last three months in terms of rent somewhere between five but more in the service department sector. So that has placed some pressure on the pricing of condominium units because of the obviously the function between the the rent and the price. But we have seen some developers in particular responding with some quite attractive deal. So it’s a good time to be looking. There are a number of projects that have launched new phases over the last three months or launched new projects and they have been able to offer quite nice attractive pricing options. But over all the condominium sector pricing has not adjusted significantly yet. We’re just waiting to see over the next three months, how things transpired so far and things look to be relatively robust compared to some of our neighboring markets.

Darren: I see so for the interview so far we covered a lot about residential so what are some other asset types, investment strategies, and areas that have shown potential so far?

James: Yeah, so in terms of locations, CM Reap and Scenic Villa other locations which are looked at, principally for investment here, and Centreville, over the last few years has been a favorite of Chinese investors. CM Reap is more of an emerging investment location. And that has heavily in the past focused on the hospitality because of its proximity to Angkor Wat. So we’re seeing some diversification of the offering in terms of the asset types. Few developers here are offering types like condotel. There’s a couple of condotel projects here in Phnom Penh. And some of them have got attracted branded operators, or like citadines behind them, which is quite an interesting difference that someone might look at if they’re purely looking for investment rather than own occupation. There’s a few projects down in smaller towns on the coast as well. So there’s a town to the south of Cambodia, it’s called Kampot. And there are some hospitality focused projects which are available for foreign purchases in that location, which look amazing, very attractive design and good quality is kind of an emerging investment type. Typically for Cambodians, they love to invest in land, so we do see quite a lot of strength in the land market. Still, despite the impacts of COVID-19 and the returns on land prices here in Phnom Penh can be significant. So that has been a very lucrative market for many over the last few years. Beyond that we- and I touched on a little bit earlier, there are a few strata title, retail and strata title office markets, if someone is looking to diversify into the commercial sector. In terms of largest scale commercial investment opportunities, hotels dominate that sector here in Cambodia, we see a few branded operators and the owner looking to dispose. However, in the other sectors, a lot of transactions happen off market. So it’s good to have a chat with someone who understands the Phnom Penh real estate market and has good connections. They will be able to source opportunities that maybe are not so apparent to someone who’s looking for a larger opportunity.

Darren: That’s good. What kind of, you know, like well, obviously we can go on with more and more questions, but what kind of take away would you want the audience to have from this video?

James: I think Cambodia is one of those countries that is creeping up people’s radars at the moment. There’s a huge amount of opportunity here, it’s a little bit different to some of our neighboring countries. So perhaps as overseas investor, Vietnam and Thailand, Malaysia, Singapore, in the past would have caught more attention. But the dynamics and the demographics of Cambodia has strengthened GDP growth. The political stability that we’ve had here for such a long time, creates some quite interesting dynamics for the future, and might be an appealing option for diversification and the pricing structures. The general asset pricing is quite affordable generally, so can be quite an accessible market as well.

Darren: I see, and, you know, for people who want to maybe know more about the Cambodia real estate market or, you know, talk more about different work, how would we suggest people to reach out to you and talk to you more about that?

James: Yeah, sure. So you can reach out to me on LinkedIn. Otherwise do email at CBRE so Those are probably the best ways. I’m sure that they can reach out to you as well, Darren, and you’ll put them in touch. Yeah, very happy to have a chat as are my team here at CBRE in Cambodia, and our website has got lots of resources on there around investments and some opportunities, of course. So is our web address. We do lots of research work and we put out a lot of webinar content too so if someone’s interested in a certain topic, there will usually be an opportunity over the coming weeks or months to find out more about that if we haven’t already. We have quite an extensive YouTube channel. So there’s lots of webinar content on there as well.

Darren: Oh, for sure. I’ll put everything in the show notes. And even the YouTube because I didn’t know that CBRE has a YouTube channel so that is kind of cool. And then I want to say thanks for your time, because I think this interview is very, like condensed and very precise. So I really like that and I’m sure the audience will learn a lot from you for this whole video.

James: Thank you. It’s been a great opportunity to chat to you and talk to you more about this market, which I’m so passionate about.

Darren: That’s good. Anyway, thanks a lot for your time, and then hopefully there is part two next time then. Thank you.

James: Great. Thanks, Darren bye.

Darren: Talk to you later, bye bye.


Darren :嗨,James,歡迎來到節目。


Darren :是的。我想是Colliers的Tom parker 建議我聯系你,因為我想找一個在柬埔寨的人。


Darren :好吧,事實上,我[00:00:20]想他下周也要上節目。你知道,很高興,因為我在電話前告訴過你,我以前從未去過柬埔寨。我不知道是什麼樣的,所以我很容易提出所有觀眾都會想知道的問題。在我們開始提問之前,你介意告訴聽眾關於你自己和你的工作?


Darren :你知道,就像我之前提到的一些觀眾和我自己一樣,可能對高棉的不同柬埔寨地區。請您簡要介紹一下這座城市,它是如何組成的,以及海外投資者傾向於關注哪些領域?


Darren :所以你知道,市場已經成為一個非常熱門的話題,甚至在我的圈子裏,很多人都會告訴我他們從柬埔寨買了東西,而且然後很多人都在調查。這種趨勢背後的原因是什麼?你覺得這幾年會怎樣發展?


Darren :所以即使對當地人來說,在他們進行交易的時候,他們是否也在使用美元或當地的美元貨幣?


Darren :那麼,國家之間的關係如何,因為柬埔寨位於中部?那麼,柬埔寨在這方面的潜在增長又是怎樣的呢不同國家之間的關係?


Darren :為了讓觀眾更好地瞭解的發展趨勢,你在柬埔寨生活了幾年,感覺怎麼樣?當地人和外人的文化如何?你介意告訴我們更多這方面?


Darren :那很好。對於一個打算自用或只投資的投資者,你會有什麼不同的建議?


Darren :我知道了,你對觀眾有什麼建議或建議?他們在投資柬埔寨房地產市場時有什麼需要注意的嗎?


Darren :我明白了。所以你知道,很明顯COVID是個大話題。那麼COVID-19又是如何影響市場的呢?在這種情況下,投資者的機會在哪裡呢?


Darren :我知道,到目前為止,我們採訪了很多關於住宅的內容,那麼到目前為止,還有哪些資產類型、投資策略和領域顯示出了潜力?


Darren :很好。什麼樣的,你知道的,就像,顯然我們可以繼續問越來越多的問題,但是你希望觀眾從這段視頻中得到什麼樣的收穫?


Darren :我明白了,而且,你知道,對於那些想也許你更瞭解柬埔寨的房地產市場,或者,你知道,多談談不同的工作,我們如何建議人們聯系你,與你更多地討論這個問題?

James:是的,當然。所以你可以在LinkedIn上聯系我。否則請發郵件至世邦魏理仕 網站.這些可能是最好的方法。我相信他們也能聯系到你,Darren ,你會讓他們聯系上的。是的,很高興和我在高棉世邦魏理仕的團隊聊天,我們的網站有很多關於投資的資源,當然還有一些機會。所以是我們的網址。我們做了大量的研究工作,我們也發佈了很多網絡研討會的內容,所以如果有人對某個主題感興趣,那麼在接下來的幾周或幾個月裏,我們通常會有機會瞭解更多關於這個話題的資訊。我們有相當廣泛的YouTube頻道。還有很多網絡研討會的內容。

Darren :哦,當然。我會把所有的東西都寫在節目單上。甚至是YouTube,因為我不知道CBRE有一個YouTube頻道,所以有點酷。然後我要感謝你的時間,因為我認為這次採訪非常,像是濃縮和非常精確。所以我真的很喜歡,我相信觀眾會從你身上學到很多東西。


Darren :那很好。不管怎樣,非常感謝你的時間,希望下次有第二部分。謝謝您。

James:太好了。謝謝,Darren 再見。

Darren :晚點再跟你說,再見。


Your feedback is highly appreciated. Thank you so much for tuning in!

Market Updates 未分類

Denzity Insights Transcript: Feng Shui in Real Estate with Allen Kong

Feng Shui in Real Estate with Allen Kong

Connect with Allen Kong:



Instagram: fungshuimaster

Twitter: fungshui_hk

WeChat: OK_lar



Modern science has busted many traditional thinking and beliefs but there is one ancient Chinese practice that has been around for thousands of years ago and it certainly is irreplaceable. This belief is known as Feng Shui. The basic concept is to harmonize our surroundings to improvise living, and with real estate being so deeply connected to our everyday life, Feng Shui and its contributions became an unignorable factor for the industry.

This episode with Allen Kong is undoubtedly a fun ride to the unconventional side of the real estate world. Starting from the basics of Feng Shui to its elements, we learn its necessity and the logic behind the concept.

  • What does Feng Shui actually mean?
  • How does Feng Shui relate to real estate?
  • What kind of impact can it have on real estate?
  • How does Feng Shui help and why is it so important?
  • Can it really improvise living?

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

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

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


SARS [Severe Acute Respiratory Syndrome]: SARS is a contagious viral respiratory disease that affected more than 20 countries in 2003. Although yet-uncertain, it is said to have originated from animals and first infected people in southern China’s Guangdong province in late 2002.

For more:

Feng Shui: Feng Shui is a Chinese term that has a literal meaning of Wind and Water. It is an ancient Chinese belief of getting the natural energy flow properly balanced in our personal space to enhance living.

For more:

Electromagnetic Field [EMF]: Electromagnetic field is the combination of the electric and magnetic fields. Whether natural or man-made, this invisible energy exists everywhere in the environment we live in. A few of the EMF side-effects include headache, insomnia, depression etc.

For more:


Five elements:

Feng shui compass(Luo Pan):

Flying star:

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


Darren: So Hey Allen, how’s it going?

Allen:Good, I just want to check if the lighting is fine, you can see my face properly and everything is in frame.

Darren: Yeah, yeah it looks perfect.

Allen: Okay, great. Because just now I’m just trying to test the light level you know, because the sky was getting dark a little bit, so I’m just trying to use natural lighting.

Darren: That’s fine. Yeah, thanks for coming to the show. And today’s very special, because I think a lot of people will look at the title like, “Hey, Feng Shui in real estate.” And it’s something that everyone will have questions about because a lot of people believe in it and other people can doubt it. It’s the people I’m definitely curious about. So I’m really happy that you’re here.

Allen: Thanks for having me today. I’ll try to answer as many questions as possible. I know you have a tight schedule, So let’s go with it.

Darren: No, it’s totally fine. And, so I want to ask first, right. How many years have you been practicing Feng Shui?

Allen: I’ve been doing this for 17 years and coincidentally I started in 2003 when it was the year SARS started. So I took some leave you know and then I took a course and I never thought I could actually grasp this idea because I have a technical background from airlines. But here I am after 17 years. 

Darren: Wow. Okay, that’s I mean, 17 that’s a long time actually. So for a beginner right, who is interested in Feng Shui, like how you explain Feng Shui to them in a very simple way?

Allen: Feng Shui is basically a study and observation of the environment. So I mean, it’s about 6000-3000 years in Chinese history. So it’s basically gathering data, observation of the weather, geography. And actually, we put a lot of elements of the animals and also the five elements.

Darren: Would you mind telling the audience more about the five elements?

Allen: Yeah, you have the water, fire, metal, earth and wood. So these are the five basic elements which combine compound with the Feng Shui. So we always like to calculate and make the harmony of all the five elements. So if you have too much water that’s not good. For example, if there is too much fire then it’s too hot. So we want the five elements to be in synchronization and harmony.

Darren: Okay, well, I have  a real estate investor background. And I’m curious, right? How does Feng Shui impact real estate and why does a landlord or homeowner need  to understand more about it?

Allen: Well, really good question Darren because Feng Shui to me and to many Feng Shui practitioners are and is actually real estate because it’s for people to purchase a home, of course we mentioned about harmonizing. You know, so you want the five elements to work for you, not against you. So for us to go to a property we look at a site as if it’s too bright. 

Allen: Even if we count a smell, a bit too smelly then that’s bad Feng Shui. Okay, places too windy, you know, or all kinds of stuff just having to wonder how to harmonize it. So we want to balance out all the five elements. For example, let’s talk about water because Feng Shui to the Chinese, soil means water. And water means wealth and health. And also because a lot of big cities, if you observe big cities, they’re always located near a big body of water. For example, New York, Shanghai, Hong Kong, Vancouver, Toronto, San Francisco all these big cities, Sydney, London,  you know have a big river that cuts across that means a lot of water go through it so that means wealth and health to those people who live in those areas will congregate and do well. So this is what the basic concept of how I tell my clients of why they should observe these elements.

Darren:  I see that’s kind of interesting.

Allen:  Yeah. 

Darren: What kind of tips do you have for the audience to know their current condition of their space? If that’s the case?

Allen:Well, tips I mean, there’s thousands of books out there in the internet and bookstores and stuff, but basically tips is to observe if you have, like, for example, I put up a photograph the other day, which you see here. 

Darren:  Oh, that’s cool.

Allen:  Yeah, this is one thing I bring out because the other day I was just looking at this property the other day and I saw a huge high power tension tower next to a property. By the way, this is UK, so I took this as a reference. So this place just has this huge high power cable and you have strong electricity current going through, although the scientific world scientists say there is no interference on health into human, but for us I think the other way because you have what they call the electromagnetic field the EMF which you don’t see, but it’s an energy. So like Feng Shui we’re talking about energy you talk about invisible energy, you know when the thing  goes through your body, you don’t even know it. And that’s something you should observe. So for me, I would say move away from it especially if you are a fire person. You know, if you say I have a strong sign of a fire, you know, you don’t want to have a clash with this high power attention line because this electricity means fire, so you want to—

Darren: so I mean, like that’s definitely interesting because, you know, in my head right away, if it’s an industrial building that does data or something that requires a lot energy, that’s very efficient. So I was like looking at it and I  was like “That shouldn’t be a house, there shouldn’t be anyone living there. If anything it should be like, you know a data center or some kind of business oriented place that requires a very low cost of electricity and you know , like electricity and stuff like that. It was kind of cool. So if that’s the case—

Allen: Yeah but— sorry, sometimes there’s an exception to this because if a professional says that you need fire, you know, some professionals represent fires. So you want, if you have a lack of these, it’s no problem. But over a majority avoid this high power attention line because they are what we know already,  it’s cancer prone.

Darren: Ah, okay.

 Allen: Yeah. So I wouldn’t put my family under high electricity  if you ask me

Darren:  I get it, Yeah. So what are some things that like, let’s say the audience kind of knows that, you know, something’s going on or something is not doing well. In the Feng Shui for real estate for example, how can  the audience help their own space.

Allen:Normally, when I visit a premise or a property, I would look at the setting. So if say, for example, a residential,  so the most important thing is the place that you spend most of the time. So we go to the bedroom first. So you sleep for six to eight hours presumably, and you spent a few hours there. So I go into the bedroom and have a look at the bed setting. And some people doesn’t have the natural instinct as well of where   they should sleep. So I go and sort of jiggle around and see what I can do with a bed. If it’s in the wrong position, the wrong spot,  I will tell them let’s change it to a different spot and especially for places like Hong Kong where the rooms are small.  Another tip here,  a lot of problem with Hong Kong’s apartments is that the bathroom door faces the room of course but convenience but on the other hand  it has a negative effect because the bathroom door faces your bed, that’s bad. That’s really bad for health—

Darren:  So, sorry about that so in that case right because I’m sure it’s because like right away a lot of  my friends have like bedroom facing a bathroom for example right what kind of the things would you do for that situation?

Allen: Okay that’s when I have to go visit a site and look at where the bed is facing relative to the compass, so I have to pull out like one of these, Feng Shui compass

Darren:  Oh okay 

Allen: which there is no one quick fix rule to have a bathroom facing your bed. So I have to go in and check which direction your door is facing. So, this is getting a little more technical, but generally, I would say If you don’t have me to visit your house, close the door of the bathroom.

Darren: I see. 

Allen:  And then, of course, for hygiene reasons, also close the lid off of the can.

Darren: I’m sure like since the virus situation, right? I’m sure everyone’s very concerned about that. So it’s not only Feng Shui for a cleanliness point of view, I think that’s very good that you mentioned that. So like, you know  just now you mentioned a lot of things where you have elements, you have direction of the place, how the interaction with different buildings work and so on. Do you have any clients that have like a scientific background, but still believe in Feng Shui and also too I’m kind of curious, for yourself a scientific background too you know, why do you think that people who have a scientific background will also understand about Feng Shui and want to know more about it?

Allen:It’s funny when I have people with technical background or scientific background, if you will, they sometimes encounter problems. Which science cannot you know, explain, like I know a person in real life. Holding a technical background, highly educated. He came to me and said: “Hi, I have a health issue.” So I said: “Well, let me have a look at your property.” So he invited me there. And when I stepped into his bathroom I told him, I could see that you have kidney problems or lower body problems,” then he said: “ Wow, how did you know that?” because I looked at his bathroom, It was built very nicely, beautiful, but it was transparent.

Darren:  Oh okay, 

Allen:  You know, a lot of these interior designers nowadays would like to— it has a good effect to look bigger. You know, if you have a transparent glass, bathroom, it looks sexy. You know, it looks airy, 

Darren:For sure. 

Allen: but for us, it’s taboo. And especially for that purpose for, kidney problems,   and ladies also, will share the same problem. Unfortunately, he took the blunt instead of his wife, so I said cover it up, cover all this glass up or knock it down and rebuild it with bricks. I came back a few months later, problem solved.

Darren: Really? Wow, that’s kind of cool.

Allen: I mean if you have a problem or stuff like this you’re going to see Western Doctor who’ll prescribe you medicine, that’s a scientific way to solve a problem. But then I am looking at this problem with another approach. I mean, how would you like to look at yourself in a covered bedroom when you’re doing your business every day?  It’s not really cool, so that’s one case.

Darren:  I see. Like, also thinking just now too right, when you mentioned a lot about people living there, right. And obviously, you know, we’re coming from like a real estate background, that there’s a difference between living there and owning it. So is it different when it comes to living in that area  or owning it. What’s the difference behind that? Does that affect each other or like just kind of curious how does that intertwine together?

Allen: If you are living in that property, whether you are leasing the property or the owner,   you know, say you bought a place even under mortgage, if the house is under your name, either on a lease agreement or a sales and purchase it belongs to you, not a landlord.

Darren: Oh okay,

Allen: So a lot of people say: “Oh, I own a place in Vancouver.”  So in my subject to that Feng Shui is that if you are staying in that house in Vancouver, then yes, you are. But you say you know, “I’m living in New York, and I have a tenant that is using that Vancouver property,” so that property cannot tap into the good or bad stuff of the  property in terms of Feng Shui yeah,  so it depends on where you sign if your name is on the lease agreement that is legally yours. 

Darren: That’s really cool because like, I know this is like our third or fourth conversation together and whenever I talk to you there’s so much that I never thought of and obviously  right I’m half skeptical and my family, we believe in Feng Shui as well. So same time, it’s like, you know what, I can see it’s not only about, you know, turning belief it’s about the feeling of it. And then it seems like this is something that people keep forgetting that, you know, there are lot of things that are for example scientific maybe happens you know hacker down yet and it’s something that’s very interesting in my mind that I always want to wonder, you know, so I wonder too like for yourself right cause you do all these kind of like connotations, like you know,   virtually since everyone’s in COVID-19 lockdown mode, how do you do Feng Shui right now? Like do you go to someone’s place to assess the property or can you do virtual viewings?

Allen:  Interesting nowadays where everyone is in isolation or majority of the people are in  isolation even though you want to invite, you get invited to a house, I would say don’t   because you know, you never know the risk. So now we do this on a remote basis. And I’ve done a couple of these virtual  inspections. Like the other day I had a Australian client, he’s building a house in North Sydney. 

Darren: Okay. 

Allen: So he showed me, he sent me a floor plan. Of course he did his homework, you know, it’s a bit more sophisticated just by just compared to talking on the phone. So he sent   me the floor plan, compass, reading and all so on. And then I looked at the floor plan and I can analyze from there from a top view but also he has done a lot of videos so you can shoot videos and send them to me. And I can analyze from that screenshot of, you know how much information  I can get it from that screenshot. But however, I must say there are limitations without me being there. So I would say I would discount that by maybe 30 to 40% accurate.

Darren: I see. 

Allen:  But of course, he worked with me for a long time. So you know, he’s been feeding me a lot of information and so, I can study and analyze, and I gave him my advice, my recommendation. So to answer your question. Yes, it is possible, of course, to do it remotely.

Darren: I see. I think I feel like in my head right now, there’s  some technology right now that have AI or some kind of like virtual viewing.   And obviously, hopefully time gets better and better. It seems like this is a service that is actually scalable, it doesn’t have to be like a traditional way where you have to walk into a place but obviously it will take some time, like  maybe 10 years from now we can do that.

Allen: You’re actually right because with technology nowadays we can use cameras, cell phones, AI’s, the only thing I cannot do is smell. It’s like I mentioned earlier on the initial recording bad smells is actually a bad Feng Shui. So I can’t do that. But it has to rely on the person on the site to beat me with information. So the more information they give me, the more I can digest.

Darren: I see. So let’s say for example, this case, right? If it’s a smell thing, right? Let’s say it smells terrible, like it can be the bedroom or something. So  in this scenario, does that mean that if you can get rid of the smell or cover it with a different smell, it would be better? Like, how would you suggest that?

Allen: Yeah. We always try to use a method as natural as possible to neutralize this thing. You know, maybe there is a problem with your neighbor, you know, so he’s causing a problem.   So we go next to him and say it’s this? Cause you know, you’re not going to say, too bad. I get a house smell. But you will say “Yeah I think we have a problem, you know as  a neighbor.” So we know because bad means something is rotten, and it could have health issues or for the sake of the neighborhood, you know, let’s raise concern and then let’s clean this out together.

Darren:  You know, in real estate world, right, there’s something called rights of light or rights of way. That means like, if let’s say, for your asset, your  property, something happened that neighbor does that covers your light, you can actually ask for compensation or I say, if you built something that actually intervenes the way you go to places before so maybe, you know, this can be a new thing. It can be the right to smell you know, you’re kind of ruining my asset because your smells bad and the Feng Shui got worse and stuff like that.  I mean, it’s a cool idea, just having that in my head just now.

Allen:That’s like some— I think there’s a law in Hong Kong if your air conditioning is dripping water on your neighbors building they can actually sue you. So it’s not just that Feng Shui, it’s illegal.

Darren:Yeah. Okay, so also I remember like the last call we had on the phone, you said that this years bad spots or east and south. Like what does that mean? Is something that’s been in my head for so long. I just wanted to ask you for a long time now. 

Allen: Because for me when I learned Feng Shui, there’s one thing we call the flying star. It’s like some voodoo idea but it’s real. Flying Stars basically, this thing changes every year. This year, the bad star, it’s in the east. So why does it matter what it means? It could mean natural disasters and in this year’s terms, it’s pandemic.

Darren: I see.

Allen:So the Covid-19 started early this year in China. So if you look at the world map, China is on the list.  And I was telling my clients and friends and said, I hope this will never travel overseas. If it goes through overseas, look at Tokyo, Tokyo is east.  And then earlier on, Tokyo was hit with this cruise ship and its spread around Tokyo city. And then second, you look at the other cases where Korea was hit. Okay, and I never noticed this place Daegu was actually at the very Eastern quadrant of Korea, South Korea. And not to mention, currently New York had a bad hit. Why not Vancouver. Vancouver’s on the west. So Vancouver’s hit is bad but not as bad as New York City cause New York if you look at the North American continent, it’s right at the eastern quarter. Okay, so that’s  the bad star and the number two bad star is actually south so if you look at Europe. Italy, Spain. Bad really bad, this year if for tip again, free tip. If you want to stay we use the five elements to enhance health. So what I tell people “if you don’t see me, I can’t come to your house, put a— we use metal, real metal so I suggest people to buy a music box, the one that you turn that would give you a metallic noise.  put it at the east of your house. If your bedroom is in the east, put it in the bedroom, the music box  the one that you know the one I’m saying?

Darren: Yeah yeah yeah , I get it.

Allen: The metallic ones because I sometimes hear people use a metal clock. But sometimes metal clock is too annoying because it gives you that click

Darren: Okay, I see

Allen: It disturbs your sleep. So that’s one tip because using metal to enhance or to neutralize the bad star is in the East  this year will be more effective.

Darren: To be honest like this is insane to think about that right it’s like wow, to east side and the star and everything that’s a lot of things to absorb, like do you have any source of material people can read on because  even for myself like, you know, I’m kind of on the fence because I know nothing about Feng Shui. So do you have any resources that you can share with the audience or myself because like it’d be great to read onto it.

Allen: I sometimes post the things from my own personal observation like this year I actually posted something about the east , actually way back earlier this year. ]  So when people are interested to read the stuff I post, you can follow me on Facebook, Instagram, which I will pass the information to you later on. 

Darren: Okay, that’d be great. Thank you.

Allen: Your  audience and fans can then go through Denzity.

Darren: That’d be great. I actually have one last thing just in my head right like I know this is about real estate, so how about investing right, I know the stocks are going down, do you know a  similar  way to predict the east and so on? Do you make a prediction on what sector is growing this year and stuff like that with Feng Shui knowledge that you have?

Allen: Again, let’s go back to the five elements. The five elements this year, the key element is metal. Metal   means if you look at the precious metal market, you know, if you have, you know been observing, I mean, precious metal has gone up this year, and it’s   done quite well. So I’m not an expert in investment. But I said metal will do pretty well this year.

Darren:  I see.

Allen: So this is my observation out of the five elements.

Darren: That is interesting because like, I know nothing about Feng Shui and even listening to it, it’s kind of interesting, never thought that way. It’s just like different way of you know, approaching and obviously I hope the audience learns more about you. But before that because I know we have asked a lot of things, right? What kind of takeaway would you like the audience to have in this whole video?

Allen: Well, if your audience can go through you, Denzity, or Darren, I can offer you a discount for a Feng Shui inspection on a remote basis.

Darren:  Oh, that’d be great. Thank you. On behalf of the audience, thank you. 

Allen:  I would tell your fans to look up Darren’s Denzity, to track me down and I give a nice cut.

Darren: That’ll be good. So like, I think you have a couple of links you sent to me and later on, I’ll post everything on the show notes. And I guess what’s the best way to find you among all that?

Allen: You can find me on WhatsApp which I’ll provide you the numbers and WeChat and also Facebook and also give you my email address.

Darren: Okay. I think that’s really great because even for myself I need to digest a little bit, and thanks for the time because it’s a subject that I’m sure everyone’s curious about and for myself and I really hope to learn from you another time and maybe next time we’ll have a long view taking that we can digest or even deep dive to something even more intrinsic. Yeah, I just want to say like, thanks for the time.

Allen: Thanks for having me again. Thanks for allowing me to share my knowledge on Feng Shui and I hope that fans will benefit from this.

Darren:  I’m sure they do. Thank you so much. Okay, if that’s okay, I hope to talk to you next time then.

Allen: Thank you.

Darren: Have a good one. Bye.


Darren:嗨,Allen, 進展如何?





























Darren: 哦好的













































Darren:哦,那太好了。代表觀眾 謝謝您。謝謝。





Allen: 再次感謝艾倫。謝謝你讓我分享我的風水知識,我希望粉絲們能從中受益



Darren :祝你玩得開心。再見。


 Give us your feedback through the comments section and see you in the next one!

Market Updates 未分類

Denzity Insights Transcript: Singapore & Japan Real Estate Market Outlook with Peter Koh

Singapore & Japan Real Estate Market Outlook with Peter Koh

Connect with Peter Koh:




First world Asian countries like Singapore and Japan are highly chosen by foreigners for having expat-friendly policies and safe environment. In today’s globalized world, cross border investment has become essential for many industries, and with that comes the necessity of understanding different property markets and the people involved.

In today’s video, Peter gives us valuable insights on both Singapore and Japan’s Real Estate market. He also shares the importance of conducting a proper research and gathering accurate information before further engagement.

  • Which areas in Singapore are the “hot topic” amongst overseas investors?
  • What type of property can a foreigner own in Singapore?
  • How is working from home affecting the commercial real estate market?
  • What are the major key points of cross border investment?
  • How to find a reliable partner in a different region?

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

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Fortune 500:The fortune 500 is a yearly list of the top 500 companies in terms of their total revenues. This survey is carried out every year by Fortune magazines to rank both private and public companies that operate in the United States. Holding a place in the fortune 500 lists is globally considered to be an honour.

Leasehold:A leasehold property basically means that one cannot have lifelong or complete ownership of the property or land they invest in. Instead, it only allows them to occupy the property for a certain period of time.

Freehold:Unlike leasehold, freehold allows investors complete and permanent ownership of the property including the piece of land that it’s built on, which means that the proprietorship does not have any time limit.

Bungalow:A bungalow is a type of housing that is styled to be like a cottage with a sloped roof, a good number of windows and doors, and a big piece of land around it to give more privacy. Bungalows are typically a lot smaller than the land it’s built on and is one to two-storied. 

Asian financial crisis:The Asian Financial Crisis is a financial disaster that started in Thailand in 1997 and rapidly spread to the economies of the neighbouring countries. It mainly affected East Asian and Southeast Asian countries, such as Indonesia and South Korea.

Numerology: Starting from ancient times, numerology has evolved to become the modern field of study that it is today. To put it in simple words, numerology is the study of numbers. The goal is to figure out the outcomes based on a person’s number, much like astrology.

Pachinko:Pachinko is a gambling game that originated in Japan. It requires both skills and chances to play and is said to be a mixture of pinball and slots. Japan has thousands of pachinko parlours due to its growing popularity, even among foreigners.

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


Darren: Hey Peter, thanks for joining us. 

Peter: Hi, Darren.

Darren: Yeah so for the audience who might not know, I met you through a friend, Liyann, from Singapore. And because it’s very hard for me to find someone in Singapore that understands the real estate sector and have the potential. And Liyann was like, “Hey, Peter is the person that I have to talk to more about Singapore market and Japan market because you’re working on that.” So it’s an honor to have you and thanks so much for your time and effort to come on board.

Peter: No, Darren, it’s my pleasure, you know, to be on your show. 

Darren: Thank you.

Well, before we go into that would you mind telling the audience a little bit about yourself and your work?

Peter: Okay. Yeah, sure. So, my name is Peter Koh. I am the Key Executive Officer for HJ Real Estate Pte Ltd (HJRE). That’s KEO in short. KEO is a very unique terminology in our real estate market, so I hold the license to the Singapore office. And what we do or what my role is actually a lot of compliance. So I need to follow the guidelines of the government to run the company in terms of sales and marketing so that customers’ interest is protected. And I’ve been in the business for a while, 22 years.

Darren: Woah, okay that’s a long time.

Peter: So prior to starting this company, I was once in a big company, Century 21. So I’ve been doing local sales and leasing for those years, doing private residential, I do offices, office sales leasing. I also help clients with industrial properties like factories and warehouses as well. And yeah, over those years in fact, I’ve done an office leasing in Hong Kong as well.

Darren: Really?

Peter: Yeah. So I helped an IT client and that was in 1999. He wanted to expand into Hong Kong after setting up his Singapore office, and I got him one floor at Money Building. 

Darren: Oh, okay. That’s cool.

Peter: Because at that time the Singapore DBS, Development Bank was just at the ground floor. And he took one of the units above Yeah. And, and I was in Hong Kong earlier just after the COVID exploded in Hong Kong. I was in Hong Kong and looking at money building and it was still standing nice and beautiful there.

Darren: Hope everything’s okay over there. 

Peter: Yeah. Yeah, that’s right. 

Darren: Because I think when we chatted before, right, you said you always come to Hong Kong. So obviously, like, you know, Hong Kong is a place it’s pretty close to Singapore relatively. So how often do you come to Hong Kong?

Peter: Well, I tried to go to Hong Kong every year because I have a business partner in Hong Kong. And they are, of course, a big real estate broker in Hong Kong. So we are business partner, they send their expats clients, mainly the fortune 500 companies to Singapore. And because they don’t have an office in Singapore, I’m actually doing the groundwork for them so I take the clients to find, to look for properties to settle down.

Darren: Yeah, it seems like you do a lot of different things then. 

Peter: Yeah, so that’s, that’s the Singapore business. Whereas for Japan wise, when we started the HJ Real Estate, the head office is actually in Tokyo. So I get the support of housing Japan in Tokyo as well as a HJ Asset Management back in Japan for clients that want to invest into Japan, we have our head office. We’re about 60 people supporting us.

Darren: Yeah, I see. Because when I’m thinking about what to ask you for this interview— and that’s interesting, because like not only do you have experienced in Singapore, you have some in Hong Kong, some in Japan. So I think there’s a wide range of questions because like, in my mind, there’s a lot of questions I have with both market right, Japan and also Singapore. So to kickstart right, for the audience that might not be familiar with Singapore like myself, what are areas, which oversea investors tend to invest. And would you might elaborating a bit more on the neighborhoods to give the audience a better picture on how’s life?

Peter: Sure, sure, sure. So, for investors that come to Singapore, the natural choice would be District Nine in Singapore. So this district actually covers our famous shopping belt, which is Orchard Road and Somerset Yeah. So that’s like right in the hustle and bustle of the city. And of course, close by would be Emerald Hill and Cane Hill. These two streets are slightly off the main shopping area. But you know, these two streets have got houses where they are very nice, they’re respected charms. Okay. There are quite a lot of conservation houses over there, you know, so it’s old charm. Besides that, in District Nine, we also have the Nasim area. So in the Nasim area, you will find a lot of embassies over there, and a huge group class bungalows owned by those multimillionaires or even billionaires. Yeah. And this is really highly sought after by the local and foreign investors. So besides the embassies, the good class bungalows, they are also high-end apartments where foreign investors can buy into alright. And of course in District Nine a stone’s throw away would be the popular River Valley, River Valley road or that area. So this is an enclave for expatriates living in Singapore, because a lot of condominiums are actually built along the Singapore River. So it’s actually a very nice living environment. And yeah, so that’s the main target when investors come into Singapore, they usually will look at District Nine, and then besides nine there’s actually District Ten. District Ten covers Tangling, Holland Village I’m sure you heard of Holland Village and Boca Tema area. Yeah, so that’s a neighboring district. Tonight of course the numbers tell that they are kind of like side by side, okay. After 10 would be District 11. District 11 would be Newton and Novena road. So these two district 10, 11, there are about like 10-15 minutes drive from District Nine. So it’s still very close to Orchard Road and the business district. So in that way it’s still very popular with the foreign investors and and whereas 10 and 11 in terms of pricing, I would say about 10 to 20% lower than District Nine. So for investors that doesn’t want to spend so much for start, they can look at District 10 and 11 besides nine, and of course of late district one and two, which is our business center is also getting popular. I’m not sure you’ve ever read it but the billionaire James Dyson, he really made headlines when he bought a super penthouse in district two. I think that cost him about around 73 million. Yeah, 73 million Singapore dollars. Yeah, right up above. I think it’s higher than 60th stories so you get the full, you know, city view that you could probably see as far as some Malaysian and Indonesian island, that vantage point. Yeah, and the crazy thing about it is it’s a 99 year leasehold property.

Darren: Oh, really that’s a long time ago. 

Peter: Yeah. 99 years lease hold. I mean in Singapore, we have three year holds, so we were all surprised that he bought a leasehold property. But the thing is it’s a great location. It sits on top of a MTR station. Yeah, right above the MTR station.

Darren: So I have a quick question right, is a foreign investor able to own a freehold in Singapore?

Peter: Yes. So, foreign investors can buy private residential property okay, as long as it’s non-landed, so they buy strata title residential property, they are allowed to buy that and these comes either in the 99 year lease hold or a freehold. So these are two types that are available for investors to buy into. Yeah, and of course, I mean, freehold is more attractive to them. Those who can afford.

Darren: So he spent that much money but still a lease hold. That’s like how attractive Singapore real estate market really is. No, that’s interesting. Because like, usually it’s like if you buy a core assets, you want to buy everything in full control. Right. So that’s what I like I used to do. You know, I think I told you my background before, I worked for real estate fund. And then if we spend that much money we’re like Okay, no matter what we have to get that piece of like freehold, we have to control everything. But then yeah, I think that’s, that’s interesting. I think it’s something that like, I’ve always heard a lot about Singapore real estate market and how attractive it is, but that showed a glimpse of how it’s like. So because right now it’s almost July, would you mind telling the audience a really quick update with what’s going on in the market?

Peter: Sure, sure. Sure. Well, I mean, let me just go back to Mr. Dyson again, after he bought that 73 million super penthouse, he bought a 45 million good class bungalow and for that he owns the land and the house.

Darren: Oh that’s good then, at least he got that.

Peter: So within like, three or four months, he spent over 100 million buying real estate in Singapore. Wow. That’s a really you know, headlines you know, during that period. Yeah. So yeah, back to your question over the last two months because of the COVID situation, I would say real estate activities almost came to a standstill during the lockdown. We did see some transaction going on with virtual viewing alright, which is good news. A lot of the off plans were actually transacted. It was amazing. I mean, being a realtor for over 20 years, I was a bit surprised. You know, it just shows the kind of confidence buyers have with the local market. Yeah. So during our COVID lockdown, we were locked down for about like two months, there was still ongoing transaction from local buyers as well as foreign buyers as well. Yeah. So what I foresee is moving forward, I’ve asked a lot of so called people in the industry, their gut feel is that prices may fall, maybe around about 5% or thereabouts moving forward. And developers are giving some small discounts and ties to stimulate sales. And which is working quite well. In fact, the latest I heard is a quite a bit of Chinese buying some high end project in District two. Yeah, that was that was pretty surprising. I think I’m sure you heard of the revenge buying at those Louis Vuitton and Hermes stores. Yeah and I see that happening in our showroom, you know. So it’s pretty amazing, you know. So I think the high end market should still hold. What we’re watching is really the transaction numbers, whether it goes up, down or remains stable, but I think as long as our local unemployment rate doesn’t spike, I feel that our real estate market will still be resilient.

Darren: Yeah, I see. Yeah, sidetrack a little bit, right. Because like, the whole virtual viewing thing is a big topic in our industry. Because a lot of people obviously thing that is nice to have, it’s not a must have. But it seems like now at the time that it showcase that obviously from your perspective at the moment, the case is seems like there are some, you know, activities driven by virtue viewing, but it’s something that like, you know, for myself because like I always debate with my friends about property tech, and it’s a big topic, but like among us, but you know just now you cover a lot of regions and by the way, thank you that was actually really really good. Like I’ve been to Singapore, I think last year around March and so when you talk about different districts, I had in my head just like walking around the beautiful country, different areas and so on just having that in my mind. So with all the popular areas for born investor body types, do you think there is something that is a bit overrated or underrated?

Peter: Well before COVID-19 we saw a big surge in the good, big size luxury condominiums. Okay, that was bought up by primarily the Chinese investor. So I think this luxury market will continue to perform well, as long as you know, well we are having our general election soon, and as long as you know, the election results doesn’t shock, you know the world, then I think the demand for high end real estate will continue because if the ruling party continues to get in Parliament, then it will probably be business as usual. I feel that probably the commercial property will take a harder hit with this COVID situation. So I’m actually quite negative on retail shops and office space. Office space, especially because over the last two months, a lot of us are working from home. In fact, a lot of us are still working from home. So I think a lot of the, you know, big corporations will look at reducing commercial space, you know, office space moving in the future. Yeah. So I think that sector will get a hit. Yeah. And prior to COVID our prices have gone up quite a bit. So I think yeah, that will be a sector that we’ll watch very closely. That means the office sales and leasing.

Darren: I see. I think that like, I couple of my friends are talking about this before too in Hong Kong before COVID. They’re like, okay, Singapore. Real Estate market is booming. I think it’s kind of attractive to go in, at the same time, COVID-19 really effects everything and now everyone’s still like, “Hey, I’m still interested. I’m still looking at it,” but at the same time is that they want to see you know, where the opportunity lies, where if their assets for example are going down, maybe it’s a good time for them to go in. So I think for some people it’s a miss, it’s unfortunate, you know, for some others it’s a treasure. So I think it depends on which side you’re on, which you know, because before I was thinking about this whole conversation with you, and I was like, “Hey, if you’re someone that has experienced which cross border and also working with different investors and partners, I think that will be nice to understand more because it’s very rare that you have someone like you, yourself that work with different people, have to experience.” So, we talked just now before we talked about how you got started Singapore real estate market, you know, with Hong Kong and Japan and so on. Would you mind telling the audience more also by experience with cross border investing? Or facilitating that process. 

Peter: Well, I started my real estate career after university. So that was like when I was 24. And that’s right smack in the Asian financial crisis. Yeah so in a sense, I was fortunate, fortunate to experience a slowdown during SARS. Yeah. And then subsequently the US subprime crisis. So and now COVID. So my real estate career is peppered with a lot of crisis. So I think I think over the years, it has proven that, you know, the best time for cross border investment is actually during a crisis. Yeah. So the astute investors, you know, who have studied a certain market, you know, will take the opportunity presented by any crisis to enter the market. And many good properties, you know, will be available for sale during such times, and especially markets like Singapore, Hong Kong, Tokyo, you know, where land is scarce. You know, a lot of Yeah, heavily built up, big developers hoarding on to real estate. So I think these are markets where the best time to buy is during a crisis. Yeah. So I would say for cross border investment, try to observe the big money. You know, like, for example, if we talk about investing in Japan, we observe a lot of big money in Singapore, going into Japan. So because we are also helping big developers of a family wealth to buy into Japan. So really, these big money are entering the market. So I mean, we can all agree that whether it is the stock market or FX you know, it’s always the big money that moves the market. So when it comes to cross border investment, I would say the advice to the audience is try to get information about, you know, the big money flow. Yeah, which country are they entering? A sovereign wealth fund, especially yeah. So that’s what I have to, you know, say to whoever’s listening in.

Darren: That’s a good tip. That’s a really, really good tip because even for us, when we work in the professional, real estate before, same thing is that there’s always bigger players that see maybe projected things a bit ahead of time. So if you can see where the money’s going, you kind of already help yourself to guide you to think about, hey, should I even consider those areas? And what if no one’s really looking into my area? You know, like, what does that mean? Is it because I’m just too smart, too early? Or simply that I’m wrong? Right. So yeah, so it’s something that like, you know, everyone does, and something that for investing is concerning sometimes when everyone’s going towards it. But for big players, it’s very rare to make mistakes because that’s what they’re known for. But you know, like during this whole experience, right, what type of clientele do you have and what is their background usually.

Peter: Okay, of course, when I started off, I also did public housing in Singapore. I did the sales and leads of public housing then subsequently I have a chance to serve the high net worth clients that buy multimillion dollar properties. I also get in touch with institutional clients that are capable of buying hotels and shopping malls in excess of 100 million US. So yeah, so these are the clients that over the years I’ve had the opportunity to work with. And the other interesting group would be the expatriates that relocate from US, from Europe to Singapore, we also serve clients that are relocating from China and India, you know, so because in Singapore, they are lots of MMCs that set up shop here. So we have opportunities to serve the senior management from CEO downwards to help them with their housing. So yeah, that’s really good experience, you know, interacting with all these expatriates from all over the world.

Darren: So like through that, right because there’s something that I’m always curious too, working with like Singaporean, Hong Kong people, Indians or expats and many, many more. Do you think that when it comes to real estate, how do they think differently and how do they approach it because it’s something that for my past before, I all had to speculate what the other investors, buyer, or sellers were thinking, and I was kind of curious too like when you’re working with so many of them, and I’m sure you’re really hands on. So I’m sure you know, more than most people. So I just want to know, like, what’s your take on that?

Peter: Right. So I think I think when it comes to investors this is from all over the world, they look at the same thing, you know, they want good location, they want value for money, right? They want to value buy. So that’s the same unless the people that comes in, they’re buying a property that they will stay okay, then maybe the numbers are not so important and something that, you know it’s the heart that’s more important, they want to buy something that they like, you know, whereas for investors, it’s really a lot about the numbers, the lump, the numbers must make sense for them, then they will sign the check, you know, as for you know, clients of these different nationality, usually, you know, if I have a chance, because I’m a trained numerologist, so, if I’m trying to know their birthday, you know, I can kind of read how they think you know, how they make decisions.

So, in the study of numerology, we can from the birthday, we can know how a person actually uses more of the head or more of the heart, you know. So in that sense, I may tailor my presentation differently. And of course, if they come as a couple husband and wife, you know, if I know their numbers, then I could also tell who is in charge.

Darren: Okay. Can you teach me how to do it? I think I need that kind of skill set.

Peter: You can come and attend my class.

Darren: Wow, I have to go to Singapore all the way to I mean, yeah, next time I stop by Singapore, obviously, I will meet up with you to talk about it. Wow, that’s kind of cool. 

Peter: I actually teach agents how to read numbers. So, that’s a little skill related to sales and marketing. Yeah, it’s very fun because, you know, there’s some group of buyers that they don’t care about numbers, you know, you supply them with all the facts and figures, the numbers, they will just put a site, what they want is they step in, they feel good they buy whereas on the other hand, there will be this group of people that they must look at numbers, you know, they base your buying, you know, on numbers so, it’s a lot of analysis here. So by knowing a person’s date of birth, you know, I know how much numbers to present and when to stop.

Darren: Maybe, Maybe after this call, I’ll give you mine and you can instantly tell me too because I kind of need to reevaluate the way I look at things sometimes. 

Peter: Sure, sure, I’m more than happy to share that with you and of course you can always ask Liyann that introduced us together so I kind of like read her like a book. She was quite amazed when I, when I had a chat with her.

Darren: Damn, that’s crazy. So, you know, like, you know, you work with different people, right? And something that I obviously want the audience to understand more too, you know, obviously you have that skill set. Not many have that skill set or have the knowledge, but then you know, a lot of overseas investors are bound to work with many, many different partners, right or people to work together like lawyers and accountants, maybe property manager like someone like a real estate agent or other many many different experts, right? I want to know for your methods, like what is your method when finding investors or partners in different regions? And how do you find them and how do you trust them to work together?

Peter: Right. So in terms of finding these people, I usually will rely on network. A lot of our businesses come through word of mouth to introduction, like the two of us, how we got to know each other, yeah it’s because we had a common friend yeah, so they connected us. Same thing for my business partner in Hong Kong, it was also connected through a mutual friend. So they know that I’m doing a serious business, I’m, you know, settled into my real estate career, I’m not going to like, switch jobs or whatever. Right. So they feel safe to recommend my services to the other partners. So as for me, when I choose to work with a different partner it’s really what we call the chemistry right. When you sit down and you start talking, we will exchange ideas, we will share our common values, our vision, and that’s at the point of time, I determine whether you know, it’s a good fit. Yeah. And so that’s how I work with my real estate partners. Whereas as for clients, then a lot of time is really as I mentioned, the chemistry. So fortunately for me, the chemistry I read it off through the date of birth, you know, so that’s how I identify you know, and of course when you interact with people, you can also sense it, you know, based on, you know, the accumulated experience, you have kind of a sensing whether, you know, that buyer is serious, or he’s just shopping, or he’s just, you know, yeah, trying to fool around.

Darren: Which happens quite a lot, actually.

Peter: Yeah, I was actually conned before so,

Darren: Really? That’s unfortunate. Maybe you have looked into my birthday before, it seems like chemistry is pretty good so far. So, you know, good for us. 

Peter: Yeah, yeah, I’m sure. We have good chemistry working together. 

I think most importantly, I always believe in the law of attraction. You know, if we are professional then we will attract professional partners and good clients. So to me I always make sure that we try to do our job good and well first and then we can attract clients that can appreciate the kind of work that we do. So if I myself, if my company’s no good then I cannot expect you know us to attract the right kind of customers. So I strongly believe in that law of attraction a lot.

Darren: That’s pretty good. I think a lot audience can learn from that because, you know, when I talk about real estate, right a lot my friends are like, you know, I don’t know what is the other partner doing, the experts are doing are they really like telling you the full picture or not, and I was like, Hey, I don’t even know if you would even know what you want yet. Like, if you don’t know what you want, do you think that you’ll find someone that’ll actually know what they present to you? You know, it’s kind of like logic, right? It’s kind of like this logic thing and then I think a lot of people, like you, for example right, I’m sure you always see different people, with different people you just have experience. But then I think sometimes it’s like you have to do your market research. Really know what your intention is, are you number guy or you are more artsy person that’s go with the feelings. And you have to be honest with it, like “Hey, you know what, I’m a feeling person. I want to buy something.” But maybe you’ll find someone else to help you with the number side because they’ll be the one who’s like, “Hey, you know what, hey, calm down. I don’t want to buy something that you like. But first of all, let’s think about a numbers first to compensate that.” So when you say the whole thing out, I realized right away the interesting thing about real estate is that it is something more than just numbers. It’s a feeling you get and sometimes it’s more than this feeling because you know, in fact it’s already a factual business. So I actually kind of appreciate that you’ve pointed it out and yeah, as far as I know, it’s kind of weird, but I think it was really interesting. Yeah so I think before you mentioned that a lot of Singapore investors are looking into Japan markets, which is obviously designed to expand that. I just want to know like, how’s your experience with that so far? And, you know, and same thing, obviously Japan’s market was also hit really badly. And I just want to know your view on it. And how do you feel about it in the long run?

Peter: Okay. Well, my entry into the Japanese market is actually very interesting. It all started because I go to Japan every year. Like, what, 20-25 years ago, since 25 years ago, I go to Japan every year because I go to attend a ceremony a big ceremony in Japan, that’s where the shrine that I pray is. So I go there every year. And being a real estate guy naturally we’ll roam around Tokyo and look at the real estate right? And it was about like, six, seven years ago. Then I realized, “Hey, you know, this market is actually good, but why is price not appreciating yet?”, then that’s when I started to learn more about the economy and the real estate. And slowly the tourism numbers started to go up. And I realized, hey, that’s really the time to you know, do something about it. And I started to look out for hotels for sale and just try to bring it to local developers to see who wants to, you know, have a piece of Japan. That’s how I started. Yeah. And slowly I discovered there are some Singaporeans or Singapore companies that own Japanese real estate. So it became more and more interesting, you know, and, then subsequently, I found a broker in Tokyo that speaks English. That’s very important. Language is very important because I don’t really speak Japanese. I mean I look like one but my Japanese is really very elementary. So that’s that’s how I got started slowly and finally it materialized into, you know, a recruiting company, a Japanese recruiting company in Singapore headhunted me, because the Tokyo head office wanted to set up office in Singapore, you know, so yeah, it was just a very interesting experience, you know, because I, at that point of time, I didn’t run a big company, you know, so I wasn’t like the famous guy in the Singapore real estate market, you know, but it was interesting how things evolved. And as I said, law of attraction, you know, it just happened, you know, people in the in the market just introduced and put things together. And that’s how I got myself to fit into the Japanese market.

Darren: Yeah, like, I think some people that I know, share similar experience, they travel a lot to the place and they fall in love with the location. And I feel like people in real estate is because they kind of fall in love with things that no one can see which is the area neighborhood and they started becoming Hey, I actually know quite a lot about what’s going on. And then they start going towards deeper and deeper they just get in, stumble upon the industry. And I think it’s something that you just mentioned it’s kind of something that echos because I used to work— one of the projects we had before, I was working on is a residential building in Shinjuku. And then same thing, it’s like, you know, actually finding someone can speak English well, in Japan, is actually not easy. And then especially in real estate sector, and it makes a huge difference because you know, when you’re overseas, you find someone that you can connect to and talk to you, we really save a lot of time whereby, you know, a lot of times if you keep forgetting is that people have different culture, the way they explain so you don’t want any misunderstanding between so we mentioned about, you know, finding someone in English, can speak English. And it’s actually been to a lot people don’t realize that actually only a small group people in Japan can speak really well and can communicate. But this is very important if you can’t speak the language, find someone who can speak language otherwise, it’s a lot of headache and which I have explained before, it’s not easy.

Peter: Totally, totally. So for us, our strength really lies in the fact that in our Tokyo office, half my colleagues are non Japanese. So my colleague speaks English and Mandarin. So quite a few of them are actually from Taiwan and China. So in fact, my Tokyo office we are the biggest real estate company in Tokyo that serves the foreign market that means a foreign investor.

I dare to say we have the biggest market share. And in fact this year is supposed to be 2020 Olympics. My colleagues in the leasing side, they actually were appointed agents for the International Olympic Committee. Advance party to look for real estate when they first started working on the Olympic project. Yeah. So that’s something very exciting for us, something I’m very proud of working with my colleagues in the Tokyo office.

Darren: In my head there’s actually more and more questions flowing out. But then you know, the more important thing is that I want the audience to know more about what to do about different markets. Did you have any tips and advice you can share with the audience when choosing different regions to country like, for example, Singapore, Japan, and even Japan, Singapore, you know how they compare, apple to apple.

Peter: Right. So, of course, my advice is, you know, real estate is a long term investment, you don’t go in speculate one year, two year and try to make a lot of money, you know, you never know. Yeah, like, the COVID situation is proven, as you know, that things can really, you know, happen out of the blue. And if you’re not planning for the long term, you know, you get burned. So, I would say investors must always look at the fundamentals of the respective market that they want to invest. The basic demand and supply on real estate, you know, study of that is always very important, you know, you’ll never go wrong, looking at fundamentals. And then of course, investing in various region, the political and currency risk is something really to watch out for. And with that, then, you know, studying the numbers investors can safely put their money into whatever market when they have, you know, done the homework. But of course, if there are no time to do the homework, then they should speak to brokers who are really specialized in those market brokers they are experienced in the market. You know, and of course, don’t just listen to one, listen to a couple. Read a lot of news, reliable news about the market. Yeah, talk to various people. Then you can form your own opinion, I think that’s very important. And then from there, discuss your objective with with the local broker, you know, what is your objective of putting money in that market? For example, in Singapore, are you buying a second home or you are looking to just park your excess funds or you’re diversifying your portfolio? So I think between Singapore and Japan market as far as foreigners are concerned, I think the major concern I feel my little advice investors is the, there’s a stamp duty. That means the foreign tax that the Singapore government has place, you know, on the foreigners buying into Singapore real estate. So it’s pretty hefty, you know, foreigners are paying like 20% more than locals. It’s a lot of money. It’s 20% more, that is why you know, as very conscientious brokers in Singapore, we are actually taking a lot of Singapore investors into Japan, because the upside is so much better. And the market is mature. A lot of properties are freehold, the yield is in fact better than Singapore. And you don’t have to pay foreign tax. You see, I think that is one of the main so called selling point of Japan. And that’s why I got into the business. Of course, looking forward. We hope the Olympics will materialize next year. And after the Olympics we are looking at casino projects, maybe compressing a port in Japan. Singapore real estate actually went up because of the two casino or the two integrated resort that was built. So my simple question is, if Japan follows the same footstep by building the IR casino, the convention, the centers and whatever that comes with it, will there be more foreigners going into the country? You know, I think the answer is definitely yes. And they definitely need more than to IRS because you know, the Japanese are actually gamblers, they play their Pachinko right, which is actually quite boring.

Darren: And Japan is quite big too, you know, and Japan itself is an entertainment hub so I think that you could definitely do quite a lot. Not only for the sentiment because I love Japan and hearing you say that you go back at least every year is something that I hope I can do like once every two or three years. Every time I go there it’s like “Wow, I don’t want to leave the country,” you know it’s beautiful, it’s great, good food, good everything; everyone’s nice and it’s just beautiful. But you know I think that was good advice and a good takeaway for the audience. I’m going to steal a few bits here and there from you when I tell people about, you know, what’s going on and so for the people that might be interested to learn more about Singapore Real Estate and different real estate, how would we suggest them to reach out to you and talk to you more?

Peter: I will provide you with my contact number later and then you can put it up on your website so yeah, just send me a text. WhatsApp, Skype, or whatever.

Darren: And my birthday haha. 

Peter: Sure, sure. It actually really helps so it’s interesting you know, I always stress a lot on chemistry between broker and customers as well because we want to give our best to our clients but at the same time we want to find clients that are receptive to our very honest opinion. But the funny thing is that sometimes you cannot always find such clients. There will be that group that have their own opinion, their own way of thinking, so it’s just very interesting. So having the ability to read numbers and know the chemistry really helps. It really makes the job a lot more effective and both parties are happy with each other. It really contributes to the so called nice, happy experience investing in whichever country. 

Darren: I see, I think that’s a really good way to summarize everything and obviously I’ll include everything in the show notes. I just want to say thanks for your time and effort, it’s a really interesting topic and thanks for being generous with your tips because I think you covered so much more about the location, the sentiments, the insights that a lot of the audience, I’m sure will get a lot out of it. So thank you and I really hope we can do a part two with you. We’re thinking of doing a longer form in the future to talk more about their journey and we have other experts come together to share different insights. So I really hope that we have a part two and I really appreciate it, and you know, I’ll send you my birthday.

Peter: [laughs] Yeah, I like that. So definitely I look forward to part two and I think whatever we do, the ultimate objective is to provide the audience, the listeners out there with up-to-date information, things that are happening on the ground so that they can make the best decision. To us nothing beats having clients buying real estate that they feel they have made the best decision. 

Darren: Yeah, for sure. So I’ll let you know next time and I guess until next time then.

Peter: Yeah, yeah good. Thanks for your time. 

Darren: You too, bye.

Peter: Okay, bye. 

Darren :嘿,Peter,謝謝你加入我們。

Peter:嗨,Darren 。

Darren :是的,觀眾可能不知道,我是通過來自新加坡的朋友Liyann認識你的。因為很難找到一個瞭解新加坡房地產行業並有潜力的人。Liyann說,“嘿,Peter是我要和他談談新加坡市場和日本市場的人。”所以很榮幸能有你,非常感謝你的時間和努力。

Peter:不,Darren ,我很高興能上你的節目。

Darren :謝謝。


Peter:好的。是的,當然。所以,我叫Peter Koh。我是HJ房地產私人有限公司[HJRE]的主要執行官。簡言之,就是基奧。KEO是我們房地產市場上非常獨特的術語,所以我持有新加坡辦事處的許可證。我們所做的或我的角色實際上是很合規的。所以我需要按照政府的指導方針來管理公司,在銷售和行銷方面,這樣才能保護客戶的利益。我已經做了一段時間,22年了。

Darren :哇,這是很長的一段時間


Darren :真的嗎?


Darren :哦,好吧。太酷了。


Darren :希望那邊一切都好。


Darren :因為我想我們以前聊天的時候,對吧,你說你總是來香港。所以很明顯,比如,你知道,香港是一個離新加坡相當近的地方。你多久來一次香港?


Darren :是的,看來你做了很多不同的事情。


Darren :是的,我明白了。 因為當我在想詢問您要進行什麼面試時-這很有趣,因為不僅您在新加坡有過經驗,而且在香港有一些,在日本有一些。 因此,我認為有範圍廣泛的問題,因為在我看來,我對日本和新加坡的市場權都有很多疑問。 所以要開始對,對於可能不像我這樣熟悉新加坡的聽眾來說,海外投資者傾向於投資哪些領域。 您是否可以在詳細介紹以使聽眾對生活有更好的了解?

Peter:當然可以。 因此,對於來新加坡的投資者來說,自然是新加坡的第九區。 因此,該區域實際上覆蓋了我們著名的購物區,即烏節路和薩默塞特郡。 因此,就像城市的喧囂一樣。 而且當然,附近將是翡翠山和甘蔗山。 這兩條街道均在主要購物區附近。 但是,您知道,這兩條街道上的房屋非常漂亮,它們是受人尊敬的魅力。 好的。 您知道那邊有很多保護區,所以這是古老的魅力。 除此之外,在第九區,我們還有納西姆區。 因此,在納西姆地區,您會發現很多那裡有大使館,還有一個由那些千萬富翁甚至億萬富翁擁有的龐大的集體別墅。是啊。這一點受到了國內外投資者的極大追捧。囙此,除了大使館、高級平房,它們也是外國投資者可以購買的高端公寓。當然,在第九區,一石激起千層浪河谷、河谷公路或該區域。所以這裡是居住在新加坡的外籍人士的飛地,因為很多的公寓實際上都是沿著新加坡河建造的。所以這是一個非常好的生活環境。是的,所以這是投資者進入新加坡的主要目標, 他們通常會看九區,然後除了九區,實際上還有十區。第十區包括唐陵,荷蘭村我相信你聽說過荷蘭村和博卡提馬地區。是啊,那是鄰近的一個區。今晚的數位當然表明它們有點像並排,好嗎。10點以後是11區。11區是牛頓和諾維納路。所以這兩個區10,11,大約有10-15分鐘的車程從第九區來。所以離烏節路和商業區很近。所以以這種管道,它仍然很受外國投資者的歡迎,而10和11在的定價方面,我想比第九區低10%到20%。所以對於那些不想花這麼多錢的投資者來說,他們可以看看除了九區以外的10區和11區,當然還有後期的1區和2區,這是我們的商務中心也越來越受歡迎。我不確定你是否讀過它,但億萬富翁詹姆斯戴森,他真的成為頭條新聞他在第二區買了一棟超級頂樓。我想他花了大約7300萬。是啊, 7300萬新加坡元。 是的,就在上方 我認為它比第60層樓高,因此您可以完整地了解城市的觀點,即您可以看到遠至馬來西亞和印度尼西亞一些島嶼的有利位置。 是的,令人著迷的是它是99年的租賃財產期。

Darren: 哦,那真的是很久以前了。


Darren :所以我有一個很快的問題,外國投資者能在新加坡擁有的永久產權嗎?


Darren: 所以他花了那麼多錢,但還是租了房子。這就像新加坡房地產市場的吸引力。不,那很有趣。因為,通常情况下,如果你買了一個核心資產,你想完全控制購買一切。正確的。所以這就是我以前喜歡做的事。我想我之前告訴過你我的背景,我在房地產基金工作。如果我們把錢花掉很多錢我們都很好,不管我們要什麼樣的自由保有權,我們都要控制一切。但我覺得這很有趣。我認為這是一個類似的事情,我總是聽到很多關於新加坡房地產市場的消息,以及它有多吸引人,但這也讓我看到了新加坡房地產市場是怎樣的。因為現在快到7月了,你介意告訴觀眾一個關於市場行情的最新消息嗎?


Darren :那就好了,至少他明白了。

Peter:所以在大約三四個月的時間裏,他在新加坡購買了超過1億英鎊的房地產。真的。那是一個你知道的,你知道的頭條新聞,在那期間。是啊。所以,是的,回到你過去兩個月的問題上,因為COVID的情况,我想說房地產活動在封鎖。我們看到一些交易正在進行虛擬觀看,好吧,這是個好消息。事實上,許多計畫外的事情都已經完成了。太棒了。我是說,做了20多年的房地產經紀人,我有點驚訝。你知道嗎,這只是一種自信買家對當地市場有興趣。是啊。所以在我們的COVID封鎖期間,我們被封鎖了大約兩個月,仍然有來自本地買家和外國買家的交易。是啊。所以我所預見的是向前發展,我問了很多業內所謂的人,他們的直覺大概是5月12日下午5點左右。開發商給了一些小折扣和折扣,以刺激銷售。而且效果很好。事實上,我聽到的最新消息是很多中國人在二區購買一些高端項目。是啊,那太令人驚訝了。我想我是確定您聽說過在路易威登和愛馬仕商店進行的報仇購買。 是的,我看到這種情況在我們的陳列室裡發生了。 所以,這真是太神奇了。 因此,我認為高端市場仍應保持。 我們正在觀察的實際上是交易數量,無論它是否上升,下降或保持穩定,但是我認為只要我們的本地失業率不會飆升,我就認為我們的房地產市場將仍然具有彈性。

Darren :是的,我明白了。是的,稍微轉移一下,對吧。因為在我們這個行業裏,虛擬觀看是一個很大的話題。因為很多人顯然擁有的東西是美好的,它不是必須擁有的。但現在看來,從你的角度來看,現在的情况似乎是有一些,你知道,由美德觀影驅動的活動,但這是我喜歡的,你知道的,對我自己來說,因為就像我總是和我的朋友討論房地產科技一樣,這是一件大事話題,但就像我們一樣,但你知道,你剛剛覆蓋了很多地區,順便說一句,謝謝你,這真的很好。就像我去過新加坡,我想去年3月左右,當你談到不同的地區時,我的腦海裏就像是在美麗的國家、不同的地區走來走去,腦子裏就想著。囙此,對於所有天生的投資者群體來說,你認為有什麼東西被高估或低估了嗎?

Peter:早在COVID-19之前,我們就看到了優質、大型豪華公寓的大量湧現。好吧,這主要是被中國投資者買下的。所以我認為這個奢侈品市場會繼續表現良好,只要你知道,我們很快就要舉行大選了,只要你知道,選舉結果不會讓人震驚,你知道全世界,那麼我認為對高端房地產的需求將繼續,因為如果執政黨繼續進入議會,那麼很可能一切照常。我覺得可能是廣告在這種COVID情況下,屬性會受到更大的打擊。 因此,我實際上對零售商店和辦公場所持否定態度。辦公空間,尤其是因為過去兩個月中,我們很多人在家工作。 實際上,我們許多人仍在家中工作。 所以我認為,很多大公司都會考慮減少商業空間,比如辦公室未來的發展。是啊。所以我認為這個部門會受到打擊。是啊。在COVID之前,我們的價格上漲了不少。所以我認為是的,這將是一個我們將密切關注的領域。這意味著辦公室銷售和租賃

Darren :我明白了。我想,我的幾個朋友以前也在香港談這個。他們就像,好吧,新加坡。房地產市場正在蓬勃發展。我覺得進去有點吸引人,同時,COVID-19真的影響了一切,現在每個人都會說,“嘿,我還是感興趣的。我還在看,”但與此同時,他們希望看到機會在哪裡,如果他們的資產在下降,也許現在是他們進入的好時機。所以我想對某些人來說,這是一種懷念,是不幸的,你知道,對另一些人來說,這是一種財富。所以我認為這取決於你站在哪一方,你知道,因為在我考慮與你的整個談話之前,我想,“嘿,如果你是一個有過跨境經驗的人,同時也與不同的投資者和合作夥伴合作,我想瞭解更多會很好,因為你很少有像你這樣的人,你自己和不同的人一起工作,必須要經歷討論瞭如何與香港和日本等建立新加坡房地產市場。 您是否也想通過跨境投資的經驗告訴聽眾更多? 或促進該過程。

Peter:好吧,我大學畢業後開始了我的房地產職業生涯。 就像當我24時那樣。那是對亞洲金融危機的正確回應。 是的從某種意義上說,我很幸運,很幸運在SARS期間經歷了放慢腳步。 是的 然後是美國次貸危機。所以現在COVID。所以我的房地產事業充滿了危機。所以我認為多年來,事實證明,跨境投資的最佳時機實際上是在危機期間。是啊。所以精明的投資者,你知道,研究過某個市場,你知道,會抓住任何危機帶來的機會進入市場。 您知道,許多優質物業將在此期間出售,尤其是新加坡,香港,東京等市場,那里土地稀缺。 是的,很多大量建造,大型開發商都ing積房地產。 所以我認為這些是最佳時機買入正處於危機之中。是啊。所以我要說,對於跨境投資,要注意觀察的大筆資金。你知道,比如說,如果我們談論在日本投資,我們會發現新加坡有很多大筆資金流入日本。因為我們也在幫助一個家族財富的大開發商去日本買東西。所以說真的,這些大資金正在進入市場。所以我的意思是,我們都同意,無論是股票市場還是外匯市場,都是大把的資金推動著市場。所以,當談到跨境投資時,我會說給觀眾的建議是,試著去瞭解,你知道的,巨大的資金流。是的,他們要進入哪個國家?主權財富基金,尤其是。所以這就是我要對監聽的人說的。

Darren :這是個好建議。這是一個非常非常好的建議,因為即使是對於我們來說,當我們以前在專業的房地產行業工作時,同樣的事情是總有一些更大的玩家在時間之前看到了一些可能的預測。所以,如果你能看到錢的去向,你已經在引導你思考,嘿,我應該考慮那些方面嗎?以及如果沒有人真正進入我的區域怎麼辦?你知道,比如,那是什麼意思?是因為我太聰明,太早了嗎?或者只是說我錯了?正確的。是的,所以這是一種,你知道,每個人都會這樣做的事情,而對於投資來說,有時候每個人都會去做。但對於大型玩家來說,犯錯誤是非常罕見的,因為這就是他們的出名之處。但你知道,就像在這段經歷中,對吧,你有什麼樣的客戶,他們的背景通常是什麼。


Darren :就像這樣,是因為有些事情我也一直很好奇,像新加坡人、香港人、印度人或者外籍人士等等。你認為當談到房地產時,他們的想法會有什麼不同,他們是如何處理的?因為對於我過去的來說,我都要猜測其他投資者、買家或賣家的想法,而我也有點好奇,就像你和他們中的許多人合作時,我相信你真的很在行。所以我相信你知道,比大多數人都多。所以我只想知道,你對此有何看法?

Peter:對。所以我認為,當涉及到來自世界各地的投資者時,他們的眼光是一樣的,你知道,他們想要好的位置,他們想要物有所值,對嗎?他們想超值購買。所以這是一樣的,除非進來的人,他們買的是他們將留下的房產好吧,也許數位並不那麼重要,而且,你知道,更重要的是心臟,他們想買他們喜歡的東西,你知道,而對投資者來說,這實際上是關於數位的,大量的,數位必須對他們有意義,然後他們會簽支票,你知道的,至於你知道,這些不同國籍的客戶,通常,你知道,如果我有機會,因為我是一個訓練有素的數學家,所以如果我想知道他們的生日,你知道,我可以讀到他們是怎麼想的,他們是怎麼做决定的。囙此,在命理學的研究中,我們可以從生日開始,知道一個人實際上是如何使用更多的頭部或知道更多。 因此,從這個意義上講,我可以對演示文稿進行不同的調整。 當然,如果他們是一對夫妻,您知道的,如果我知道他們的電話號碼,那麼我也可以告訴誰負責。

Darren :好的。你能教我怎麼做嗎?我想我需要那種技能。


Darren :哇,我得一路路去新加坡,我是說,是的,下次我去新加坡的時候,很明顯,我會和你見面談談。哇,有點酷。

Peter:我實際上教過代理人如何讀取數字。 因此,這是與銷售和營銷相關的一點技巧。 是的,這非常很有趣,因為,您知道,有些買家不關心數字,您知道,您向他們提供了所有事實和數據,數字,他們只會放置一個網站,他們想要進入的是他們,購買時感覺很好,而另一方面,會有一群人們認為他們必須看數位,你知道,他們把你的購買建立在數位的基礎上,所以,這裡有很多分析。所以通過知道一個人的出生日期,你知道,我知道要呈現多少數位,什麼時候停止。

Darren :也許,也許在這個電話之後,我會給你我的,你也可以馬上告訴我,因為我有時需要重新評估我看待事物的管道。

Peter:當然,我很樂意與您分享這一點,當然,您總是可以問問一起介紹我們的Ariana 所以我有點像讀書一樣讀她。 當我和她聊天時,她非常感到驚訝。

Darren :太瘋狂了。所以,你知道,就像,你知道,你和不同的人一起工作,對嗎?我也很想讓觀眾瞭解更多的東西,你知道,很明顯你有這個技能。沒有多少人具備這種技能,或者有知識,但是然後您知道,很多海外投資者必將與許多不同的合夥人一起工作,或者人們像律師和會計師一樣一起工作, 也許像房地產經紀人之類的物業經理或其他許多不同的專家,對嗎? 我想知道您的方法,例如在不同地區尋找投資者或合作夥伴時的方法是什麼? 您如何找到他們?您如何信任他們一起工作?

Peter:對。所以,在尋找這些人方面,我通常會依靠網絡在網絡上。 我們的許多業務都是通過口口相傳來介紹的,就像我們兩個人一樣,我們如何彼此了解,是的,因為我們有一個共同的朋友,所以他們聯繫了我們。 對於我在香港的業務合作夥伴來說,這也是一樣,也是通過相互之間的聯繫朋友。 因此,他們知道我正在做一份認真的生意,我知道我已經進入房地產行業,我不會喜歡,轉工作或其他任何事情。 對。 因此,他們可以安全地向其他合作夥伴推薦我的服務。 因此,對於我來說,當我選擇與另一位合夥人一起工作時,這實際上就是我們所說的化學權利。 當您坐下並開始交談時,我們將交換意見,我們將分享我們的共同點價值觀,我們的願景,在這個時候,我决定你是否知道,這是一個很好的契合點。是啊。而這就是我與房地產合作夥伴合作的方式。 至於客戶,那麼很多時間就是我所說的化學過程。 因此,對我來說幸運的是,我知道了從出生到出生的全部化學過程,這就是我識別你所知道的方式,當然當你與人交往時,你也能感覺到,你知道,根據你積累的經驗,你有一種的感覺,你知道,買家是認真的,還是他只是在購物,或者他只是,你知道,是的,試著在胡鬧。

Darren :事實上,這種情況經常發生。


Darren :真的嗎?真不幸。也許你以前看過我的生日,到目前為止化學反應還不錯。所以,你知道,對我們有好處。


我認為最重要的是,我一直相信吸引力定律。你知道,如果我們是專業的,那麼我們將吸引專業的合作夥伴和優秀的客戶。所以對我來說,我總是確保我們首先要把工作做好,然後才能吸引到那些能够欣賞我們所做的工作。 因此,如果我自己,如果我的公司不好,那麼我不能指望您知道我們會吸引合適的客戶。 因此,我非常相信吸引力法則。

Darren :真不錯。我認為很多觀眾可以從中學習因為,你知道,當我談到房地產時,我的很多朋友都會說,你知道,我不知道另一個合夥人在做什麼,專家們在做什麼,他們真的喜歡告訴你全部情况嗎不管怎樣,我就想,嘿,我甚至不知道你是否知道你想要什麼。比如,如果你不知道你想要什麼,你認為你會找到一個真正瞭解他們的人嗎給你禮物?你知道,這有點像邏輯,對吧?這有點像邏輯,然後我想很多人,比如你,對吧,我相信你總是看到不同的人,有不同的人有經驗的人。但我覺得有時候你得做市場調查。真的知道你的意圖是什麼,你是數字人還是更藝術化的人,隨波逐流。你必須實話實說,比如“嘿,你知道嗎,我是個有感情的人。我想買點東西。”但也許你會找到其他人來幫你解决數位問題,因為他們會說,“嘿,你知道嗎,嘿,冷靜點下來。我不想買你喜歡的東西。但首先,讓我們先考慮一個數位來彌補這一點,“所以當你把整件事都說出來的時候,我立刻意識到房地產不僅僅是數位。這是你得到的一種感覺,有時它比這種感覺更强烈,因為你知道,事實上,這已經是一個事實上的生意。所以我真的很善良非常感謝你指出了這一點,就我所知,這有點奇怪,但我認為這真的很有趣。是的,我想在你提到很多新加坡投資者都在關注日本市場,這顯然是為了擴大市場。我只想知道,到目前為止你的經歷如何?很明顯,日本市場也受到了嚴重打擊。我只想知道你對此的看法。你覺得怎麼樣從長遠來看?


Darren :是的,我想我認識的一些人也有類似的經歷,他們經常去的地方旅行,然後愛上了這個地方。我覺得房地產行業的人是因為他們愛上了那些沒人能看到的東西,他們開始變得嘿,我其實知道很多事情。然後他們開始向更深的方向發展,他們剛剛進入,偶然發現了這個行業。我覺得是你提到的東西因為我曾經工作過——我們以前的項目之一,我在新宿的一棟住宅樓裏工作。然後同樣的事情,就像,你知道的,在日本,找到一個會說英語的人其實並不容易。尤其是在房地產行業,這會產生巨大的影響因為你知道,當你在海外的時候,你會找到一個可以和你聯系和交談的人,我們真的節省了很多時間,你知道,很多時候,如果你一直忘了人們的不同文化,他們解釋的管道,這樣你就不想讓他們之間產生任何誤會,所以我們提到,你知道,找到一個用英語的人,可以說英語。很多人都沒意識到在日本,小團體的人能說得很好,也能交流。但這是非常重要的,如果你不會說這種語言,找一個可以說其他語言的人,這是一個很多頭痛,我之前已經解釋過了,這並不容易。



Darren :在我的腦海裏,實際上有越來越多的問題在流出。但是你知道,更重要的是我想讓觀眾更多地瞭解如何應對不同的市場。在選擇不同國家的地區時,您有什麼建議和建議可以與觀眾分享,例如新加坡、日本,甚至日本、新加坡,您知道他們如何比較蘋果和蘋果。


Darren :日本是你知道,日本本身也是一個娛樂中心,所以我認為你肯定可以做很多事情。不僅僅是因為我的感情,因為我愛在日本,聽到你說你至少每年都回去,我希望我能像每兩三年做一次。每次我去那裡都像“哇,我不想離開這個國家”,你知道那裡很美,很好,很好食物,一切都很好;每個人都很好,只是很漂亮。但你知道,我認為這是個好建議,對觀眾來說是個好主意。當我告訴人們,你知道,發生了什麼事,讓那些可能有興趣瞭解的人知道,我會從你這裡或那裡偷一些東西關於新加坡房地產和不同的房地產,我們建議他們如何與您聯系並與您進行更多的交談?


Darren :還有我的生日,哈哈。


Darren :我明白了,我認為這是一個很好的總結一切的方法,顯然我會把所有的東西都寫在節目筆記中。感謝你的努力,感謝你的努力因為我認為你對很多觀眾的地理位置、情感和見解有了更多的瞭解,我肯定會從中受益匪淺。謝謝你,我真的希望我們能和你一起做第二部分。我們正在考慮在未來做一個更長的形式來更多地討論他們的旅程,我們讓其他專家一起分享不同的見解。所以我真的希望我們有第二部分,我真的很感激,你知道,我會送你我的生日。

Peter: 是的,我喜歡。所以我非常期待第二部分,我認為無論我們做什麼,最終目標是提供聽眾,掌握最新資訊的聽眾,正在發生的事情在地面上,這樣他們就可以做出最好的决定。對我們來說,沒有什麼比讓客戶購買他們認為自己擁有的房地產更好的了做了最好的决定。

Darren :是的,當然。所以下次我會讓你知道的,我想直到下一次。


Darren: 你也是,再見。



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

We’ll see you soon!

Market Updates 未分類

Denzity: Your Best Buddy in Proptech

Denzity: Your Best Buddy in Proptech

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

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

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

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

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

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

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

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

Market Updates 未分類

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

A Guide To The Malaysia Real Estate Market with Amos Lim

Connect with Amos Jeremiah:

WhatsApp: +60107077333

Facebook: Dreamvest Property Market Johor



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

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

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

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

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Darren: Hey Amos, welcome to the show.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Darren: The very famous one right?

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

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

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

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

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

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

Amos: It’s renewable after 10 years. 

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Darren: Oh really okay.

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

Darren: That’s a lot of Holy crap.

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

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

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

Darren: Oh, really? Okay.

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

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

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

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

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

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

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

Darren: No it’s good, doesn’t matter.

Amos: Always nice meeting with you. 

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

Amos: Okay, thanks. Bye Darren. 




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



















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





























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
























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