Tag: Vietnam real estate

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

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

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

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

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Source:

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

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

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

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

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

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

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

https://www.worldbank.org

Source:

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

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

Unesco: https://en.unesco.org

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Shout out to our video creator:

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

www.patinadesignlab.com

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

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[Transcript]

Darren: Well Jensen, welcome to the show.

Jensen: Hi, yes, hi Darren.

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

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

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

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

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

Jensen: Yeah, yeah, yeah, yeah.

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

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

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

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

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

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

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

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

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

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

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

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

Darren: Yeah, like this platform.

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

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

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

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

Jensen: Of course, of course.

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

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

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

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

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

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

Darren: Oh for the foreclosure.

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

Darren: Really? Okay.

Jensen: Yes, yes. Yes.

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

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

Darren: Wow, I didn’t know that.

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

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

(CUT OFF CAN’T MAKE OUT WORDS).

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

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

Jensen: Yeah, straight up. That’s it.

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

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

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

Jensen: Yeah, totally.

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

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

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

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

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

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

(CUT OFF, REPEAT QUESTION).

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

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

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

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

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

Darren: That’s a long time.

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

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

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

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

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

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

Jensen: Which type of investment costs?

Darren: No not investment costs.

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

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

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

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

Darren: Oh, theres a restriction on different nationality.

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

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

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

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

Jensen: Definitely, definitely Darren. Thank you.

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

Jensen: Yeah man, of course, of course.

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Darren: 好吧，Jensen，歡迎來到這節目。

Jensen：嗨，是的，你好，Darren。

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

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

Darren：你介意告訴觀眾你自己和你的工作嗎？

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

Darren：很好。這就是房地產生活。

Jensen：是的，是的，是的，是的。

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

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

Darren：實際上你以前去過中國嗎？聽起來你對這個國家很熟悉。

Jensen：是的，我實際上去過中國四五次，是的，是的，是為了商務和娛樂。

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

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

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

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

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

Jensen：我說我自己的都市真的很難過，但是是的。

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

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

Darren：是的，就像這個平臺。

Jensen：是的，沒錯。是啊。是的，沒錯。

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

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

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

Jensen：當然是的。

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

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

Darren：所以不會有過度觀看之類的事情？沒有這樣的事？

Jensen：不，不。沒有公開拍賣。拍賣前沒有私人觀賞和其他東西。

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

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

Darren：哦，為了取消抵押品贖回權。

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

Darren：真的嗎？可以。

Jensen: 是的，是的。對。

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

Jensen：你可以雇人，但這樣一來，就不允許任何人進入房產本身。

Darren：哇，我不知道。

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

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

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

Darren：所以這是直截了當的。這就是他們想要的。

Jensen：是的，直走。就這樣。

Darren：哦，好的。自用或投資怎麼樣。他們有不同的想法嗎？

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

Darren：這是否適用於住宅和商業以及不同資產類別？

Jensen：是的，完全正確。

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

Jensen：是的，但這是自己的判斷。從我個人的觀點來看。

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

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

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

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

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

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

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

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

Darren: 太長時間了。

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

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

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

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

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

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

Jensen：哪種類型的投資成本？

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

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

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

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

Darren：哦，不同的國籍有限制。

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

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

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

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

Jensen：當然，Darren。謝謝您。

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

Jensen：是的，當然，當然。

That’s all for today. See you later!