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Gear up for a bumpy ride next year in Malaysia’s property market as the number of unsold units continues to rise. Despite the challenges, there are some opportunities for investors and rent-seekers.
By Khalil Adis
By Khalil Adis
Aerial view of KLCC. Expect a bumpy ride in 2019 for the Malaysian property market. Photo: Khalil Adis Consultancy.
According to the Valuation and Property Services Department’s (JPPH) latest figures, the number of unsold completed residential units rose from 20,304 units to 30,115 units year-on-year as at 30 September 2018.
This represents an increase of 48.35 per cent.
Meanwhile, the total value was RM19.54 billion, representing a 56.44 per cent rise from RM12.49 billion a year ago.
However, if JPPH were to also include serviced apartments and small offices home offices (SoHos), this would bring their overhang value to 40,916 units valued at RM27.38 billion.
According to JPPH, Johor has the largest number of unsold completed serviced apartments and SoHo units at 7,714.
JPPH notes that it rose a whopping 191 per cent from the 2,647 units recorded a year ago.
The overhang in serviced apartments is valued at RM6.16 billion compared with its residential overhang of RM4.44 billion.
This means the total overall value of its unsold serviced apartments is 1.5 times that of residential housing.
In summary, Johor has the highest number of completed unsold units in Malaysia at 6,053.
This is a 55 per cent increase from the 3.901 units a year ago.
With an overhang in supply spanning from Johor to Selangor, here are some of the likely property trends to emerge next year.
#1: Renter’s market
This represents an increase of 48.35 per cent.
Meanwhile, the total value was RM19.54 billion, representing a 56.44 per cent rise from RM12.49 billion a year ago.
However, if JPPH were to also include serviced apartments and small offices home offices (SoHos), this would bring their overhang value to 40,916 units valued at RM27.38 billion.
According to JPPH, Johor has the largest number of unsold completed serviced apartments and SoHo units at 7,714.
JPPH notes that it rose a whopping 191 per cent from the 2,647 units recorded a year ago.
The overhang in serviced apartments is valued at RM6.16 billion compared with its residential overhang of RM4.44 billion.
This means the total overall value of its unsold serviced apartments is 1.5 times that of residential housing.
In summary, Johor has the highest number of completed unsold units in Malaysia at 6,053.
This is a 55 per cent increase from the 3.901 units a year ago.
With an overhang in supply spanning from Johor to Selangor, here are some of the likely property trends to emerge next year.
#1: Renter’s market
Johor's housing market will offer the best deals for rent-seekers as it has the highest number of completed units in Malaysia. Photo: Khalil Adis Consultancy.
The new supply of the completed units plus the those from existing units will lead to a downward pressure in the rental market causing rentals to fall.
This is because rent-seekers will be spoilt for choice while landlords will be fighting for tenants.
This will make it ideal for rent-seekers as landlords will most likely be open for price negotiations.
Meanwhile, it is bad news for landlords should they be able to find a tenant or not.
In the former, the rental will most likely not be able to cover the mortgage resulting in negative cash flow.
In the latter, landlords will have to cover the mortgage themselves.
Those who cannot will have no choice but the let go of their units.
#2: Buyer’s market
This is because rent-seekers will be spoilt for choice while landlords will be fighting for tenants.
This will make it ideal for rent-seekers as landlords will most likely be open for price negotiations.
Meanwhile, it is bad news for landlords should they be able to find a tenant or not.
In the former, the rental will most likely not be able to cover the mortgage resulting in negative cash flow.
In the latter, landlords will have to cover the mortgage themselves.
Those who cannot will have no choice but the let go of their units.
#2: Buyer’s market
Melia Residences by UEM Sunrise. Buyers will be spoilt for choice in 2019. Photo: Khalil Adis Consultancy.
The property market will also favour buyers as sellers will be desperate to offload their properties, especially those who have multiple units.
Therefore, buyers will be in a more stronger position to bargain in a market flooded with so many units.
#4: Buy properties in the secondary market
Therefore, buyers will be in a more stronger position to bargain in a market flooded with so many units.
#4: Buy properties in the secondary market
Country Garden in Danga Bay. There are a lot of good deals in the secondary market right now in Iskandar Malaysia. Photo: Khalil Adis Consultancy.
If you urgently need a roof over your head, then the secondary market is the way to go as you are buying a completed property.
Sellers are also more willing to negotiate on the terms of payment and will likely cut a flexible payment deal via their agents if you do not have a sufficient deposit in hand.
In addition, the supply overhang also mean that properties in the secondary market are priced 20 to 30 per cent cheaper than new launches.
However, do bear in mind that you need to pay a 10 per cent deposit.
#5: Overhang in supply means good deals in the auction market
Sellers are also more willing to negotiate on the terms of payment and will likely cut a flexible payment deal via their agents if you do not have a sufficient deposit in hand.
In addition, the supply overhang also mean that properties in the secondary market are priced 20 to 30 per cent cheaper than new launches.
However, do bear in mind that you need to pay a 10 per cent deposit.
#5: Overhang in supply means good deals in the auction market
High-end condominiums in KLCC. There are plenty of below market values in the auction market right now. Photo: Khalil Adis Consultancy.
Unfortunately, there will also be distressed properties which will be auctioned off in court.
If you are looking for a below market value (BMV) property, then this will present a very good opportunity for you.
When buying a BMV, you will need to attend an auction in court and prepare a bank draft in advance to show of interest.
This will cost you around 10 per cent of the reserve price.
For example, if the property is being auctioned off at RM50,000, you will need to prepare RM5,000 in bank draft.
If you have successfully bid for the property, you will need to settle the balance of the payment within 120 days.
However, there are a lot of hidden costs, for example, legal, quit rent (cukai pintu), unpaid utilities and maintenance fees, assessments and so on.
Perhaps, the biggest risk is this - while the property is legally yours, you may find it hard to evict the tenants or owners.
You may have to apply for a court order, through a lawyer, to evict the occupants.
This process can take you up to four weeks and costs you between RM1,500 to RM2,000. Even so, there are no guarantees they can be evicted as Malaysian laws favour occupiers.
When buying a BMV property, it is best to find out if the property is occupied by tenants or owners.
#6: It also means good deals from the primary market
If you are looking for a below market value (BMV) property, then this will present a very good opportunity for you.
When buying a BMV, you will need to attend an auction in court and prepare a bank draft in advance to show of interest.
This will cost you around 10 per cent of the reserve price.
For example, if the property is being auctioned off at RM50,000, you will need to prepare RM5,000 in bank draft.
If you have successfully bid for the property, you will need to settle the balance of the payment within 120 days.
However, there are a lot of hidden costs, for example, legal, quit rent (cukai pintu), unpaid utilities and maintenance fees, assessments and so on.
Perhaps, the biggest risk is this - while the property is legally yours, you may find it hard to evict the tenants or owners.
You may have to apply for a court order, through a lawyer, to evict the occupants.
This process can take you up to four weeks and costs you between RM1,500 to RM2,000. Even so, there are no guarantees they can be evicted as Malaysian laws favour occupiers.
When buying a BMV property, it is best to find out if the property is occupied by tenants or owners.
#6: It also means good deals from the primary market
Aerial view of One Cochrane Residences. The primary market will also be a good area to focus on for investors. Photo: Khalil Adis Consultancy.
Developers have to move their unsold inventory as each unit means added cost for them.
As such, developers will be coming up with creative schemes like zero downpayment and such to lure buyers.
Speak to a good developer and check if they have a good master plan to ensure your property values are protected.
Remember the 5Cs I always talk about?
Check against them before you commit to buying a property,
#7: More restrictions on Airbnb accommodations
As such, developers will be coming up with creative schemes like zero downpayment and such to lure buyers.
Speak to a good developer and check if they have a good master plan to ensure your property values are protected.
Remember the 5Cs I always talk about?
Check against them before you commit to buying a property,
#7: More restrictions on Airbnb accommodations
Amansari by UMLand located in Johor Bahru. This property type falls under commercial title. Photo: Khalil Adis Consultancy.
Making money from your short stay travellers may prove to be even harder even if the government legalises Airbnb.
This is because we are seeing trends of management committees barring Airbnb-type of accommodation due to security and safety issues.
So before you decide to list your untenanted unit on Airbnb, it is best to check with your management committee if this is allowed.
However, if you happen to own a serviced apartment, this will not be an issue as it falls under a commercial title.
#8: Transit-oriented developments (TODs) along SSP Line
This is because we are seeing trends of management committees barring Airbnb-type of accommodation due to security and safety issues.
So before you decide to list your untenanted unit on Airbnb, it is best to check with your management committee if this is allowed.
However, if you happen to own a serviced apartment, this will not be an issue as it falls under a commercial title.
#8: Transit-oriented developments (TODs) along SSP Line
Sungai Besi Highway. Sungai Besi is a growth area in Southern KL. Photo: Khalil Adis Consultancy.
The Sungai Buloh-Serdang-Putrajaya Line (SSP Line) is one of the few major infrastructure projects that will be continued under the newly elected government.
In fact, the project is currently under construction and is fast taking shape.
Some developers have already acquired land banks along this line to build TODs.
Areas to watch out for include Kwasa Damansara, Kwasa Sentral, Sungai Besi, Bandar Malaysia and Cyberjaya City Centre
In fact, the project is currently under construction and is fast taking shape.
Some developers have already acquired land banks along this line to build TODs.
Areas to watch out for include Kwasa Damansara, Kwasa Sentral, Sungai Besi, Bandar Malaysia and Cyberjaya City Centre
How to sell off quickly the completed units for Bungalow, SoHo and Apartment?
Secondly, what types of properties that one should build in order to generate good sales during current slow down property market?
Kindly email the answers. Really appreciate it.
Best regards
Thank you for your comments.
Bungalows are rather challenging to sell off quickly as the quantum sum is huge (i.e. more than RM1 million) which therefore is not affordable to most locals.The only exception are for those which are sold off in the auction market.
For Sohos, you might want to tie it in with a unit that is already tenanted (selling with tenancy) to make it even more attractive for buyers. In that way, they will know they are assured of monthly rental in the current slow market.
As for apartments, do simple renovation hacks like a fresh coat of paint, spruce up old kitchen cabinets, fix your plumbing system to make it attractive for buyers. Use neutral colours and then take photos to market it (we call this staging) to potential buyers. Be flexible in the downpayment and offer added bonuses (such as the refurbished kitchen cabinets, stove etc). This will help you gain brownie points from potential buyers.
Student-type accomodations are a good property type to consider as education is a recession-proof market. Be sure to study the area that it has a significant student population to cater to. Bukit Jalil, Serdang, Cyberjaya, Kota Damansara, Sri Petaling and Puchong are among some of the suitable areas.
Hope this helps!
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If you are a developer, you might want to consider a rent-to-own scheme for the unsold units. This means part of the rent is converted to downpayment. A few developers are rolling out this scheme. They are especially suites for first-time home buyers.
Sincerely.
Khalil
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E-MAIL : <a href="/cdn-cgi/l/email-protection" class="__cf_email__" data-cfemail="abf8dbd2dccec9ebe8d2c9ced9cfdecfce85c8c4c6">[email protected]</a>
WEBSITE : (https://spyweb3.wixsite.com/spywebcyber)
WHATS-APP : (+1 720 625 0393)
I was actually fooled and scammed over ( $345,000 ) by someone I trusted with my funds through a transaction we did and I feel so disappointed and hurt knowing that someone can steal from you without remorse after trusting them, so I started searching for help legally to recover my stolen funds and came across a lot of Testimonials about ETHICREFINANCE Recovery Expert who helps in recovery lost funds, which I can tell has helped so many people who had contacted them regarding such issues and without a questionable doubt their funds was returned back to their wallet in a very short space of time, it took the expert 21 hours to help me recover my funds and the best part of it all was that the scammers was actually located and arrested by local authorities in his region which was very relieving. Hope this helps as many people who have lost their hard earn money to scammers out of trust, you can reach him through the link below for help to recover your scammed funds and thank me later.
Email Address: ethicsrefinance @gmail. com
Telegram: ethicsrefinance
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