5 things you will learn during my talk at the iProperty Bumiputera Home & Property Fair 20237/5/2023 From map reading to identifying growth areas, this easy-to-understand session aims to assist first-time homebuyers looking for homes along the Sungai Buloh-Serdang-Putrajaya (SSP Line). By Khalil Adis  Taman Connaught MRT station along the Sungai Buloh - Kajang MRT Line (SBK Line). Photo: Khalil Adis Consultancy The Malaysian property landscape has undergone significant changes since the Covid-19 pandemic hit. With the completion of iconic projects like the Merdeka 118 Tower and the Sungai Buloh-Serdang-Putrajaya (SSP Line) over the past three years, there are exciting opportunities in the market. However, affordability remains a key concern for first-time homebuyers in Kuala Lumpur and Greater KL. Data from the National Property and Information Centre (NAPIC) reveals that 48.2 per cent of the 8,226 new residential units launched in the third quarter of 2023 were priced below RM300,000. This indicates a strong demand for affordable properties. High-rise developments make up 67.8 per cent of these units, while 32.2 per cent are landed properties. Selangor and Kuala Lumpur accounted for 1,062 and 1,236 units respectively. To address these concerns and help first-time homebuyers make informed decisions, I will be covering one of the 5Cs of property buying - checking for the transport masterplan - in greater detail during my upcoming talk on July 16 at the iProperty Bumiputera Home & Property Fair 2023. Here are five things you can expect to learn: #1: Learn how to do map reading  The Klang Valley Integrated Map. Source: Reddit. Navigating the Klang Valley and Greater KL areas can be overwhelming for first-time homebuyers. In this talk, we will learn the art of map reading to understand the different train lines that serve these areas. By gaining a grasp of the overall growth areas, we can then dive deeper into the newly completed SSP Line. #2: Understand the transportation master plan  The Sungai Buloh -Serdang - Putrajaya MRT Line (SSP Line). Graphics: Khalil Adis Consultancy Get to know the key facts and figures of the SSP Line, such as the budget allocation and the number of stations. Understanding the transportation master plan will enable you to uncover the budget allocation from the federal government. We will analyse how this budget allocation can potentially have a positive spillover impact on properties along the line. #3: Learn where the growth areas are  There are many growth areas within Klang Valley and Greater KL. Graphics: Khalil Adis Consultancy. To identify potential growth areas, we will delve into the two other 5Cs - checking for economic drivers and job creation. By studying case studies like the Cyber City Centre and the KLIA Aeropolis Digital Free Trade Zone (DFTZ), we can gain insights into the areas with promising development potential. #4: Find the sweet spot in terms of distance to train stations  Commuters taking the LRT at Bandar Tasik Selatan LRT station. Photo: Khalil Adis Consultancy. While it may be tempting to buy a property close to train stations, we need to be cautious not to be too close, especially for elevated train stations. Additionally, developers need to adhere to certain requirements to qualify for transit-oriented development (TOD). Learn about the sweet spots that strike the right balance and how they can impact your property's resale and rental value. #5: Identify affordable properties along the SSP Line  One of the growth area is Cyberjaya. Photo: Khalil Adis Consultancy. Not all affordable areas are equal. To find truly affordable properties, we need to identify areas with new or upcoming train stations and government-announced plans for upcoming economic zones. These areas should be situated away from the city centre but close enough to train stations and dedicated hubs, ensuring long-term price appreciation. Discover the income-to-mortgage ratio and identify areas along the SSP Line that won't burn a hole in your pocket, offering the greatest potential for capital appreciation. iProperty Bumiputera Home & Property Fair 2023  Join me at the iProperty Bumiputera Home & Property Fair 2023 on July 16 to gain valuable insights into the property market and make informed decisions as a first-time homebuyer.
Don't miss out on this opportunity to learn about navigating the Klang Valley and Greater KL areas, understanding the transport masterplan, identifying growth areas, finding the sweet spot in terms of distance to train stations and discovering affordable properties along the SSP Line. See you there!
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From map reading to identifying growth areas, this easy-to-understand session aims to assist first-time homebuyers looking for homes along the different train lines in KL/Greater KL. By Khalil Adis  Learn about Singapore's success story in building the MRT system. Photo: Khalil Adis Consultancy. If you had enjoyed reading 'Property Buying for Gen Y', then you are in for a special treat. For my upcoming talk on January 11 at Havoc Hartanah 10, I will be including new materials that will cover newly completed as well as upcoming train lines in greater detail. Take this as 'Property Buying for Gen Y' part two - this time with more emphasis on one of the 5Cs I had mentioned in my book which is to check for transport masterplan. Here are five things you can expect during my lesson: #1: A combination of 'Property Buying for Gen Y' and 'Connectivity & Your Property'  Learn why the Ampang LRT Extension Line was extended to serve Puchong. Photo: Khalil Adis Consultancy. I had spent an enormous amount of time to write, conduct research and take photos for my upcoming book. For this lesson, I will place more emphasis on transportation, specifically the Sungai Buloh - Kajang Line (SBK Line), Sungai Buloh-Serdang-Putrajaya (SSP Line), Ampang LRT Extension Line, Kelana Jaya LRT Extension Line and LRT Bandar Utama-Klang Line (Klang Valley LRT Line 3). We will then dive deep into each line before identifying the growth areas. #2: Learn how to read transportation masterplan  One of the lines to be covered is the SSP Line. Graphics: Khalil Adis Consultancy. This is part of the diving deep process that you will undergo. This is where you will learn some of the key facts and figures of each line. Understanding transportation masterplan is part of the process in one of the 5Cs in my book - check for budget allocation from the government. We will then analyse how such budget allocation will have an impact on property prices along the lines. #3: Find the sweet spot in terms of distance to train stations  Commuters taking the LRT at Bandar Tasik Selatan LRT station. Photo: Khalil Adis Consultancy. While you may want to buy close to train stations, you also want to be careful not to buy to close, especially for elevated train stations. Also, there are certain requirements that developers will have to adhere to qualify for transit-oriented development (TOD). Learn what the sweet spots are and how they may impact on your resale and rental value. #4: Not all growth areas are created equally  The upcoming financial district of Tun Razak Exhange is a growth area but may not be suitable for the first time homebuyer. Photo: Khalil Adis Consultancy. During the lesson, we will identify growth areas along the lines. However, not all areas are suitable for you as some are located in mature areas. For example, while Tun Razak Exchange MRT station will serve the upcoming Tun Razak Exchange, the properties around the area will not be affordable for first-time homebuyers. On the other hand, such an area will be suitable for investors looking to buy their second home or for rental income. These are some of the due diligence points we will cover. #5: Identify areas where you can find affordable properties  Homes located close to Kajang MRT station. Photo: Khalil Adis Consultancy. The key to finding affordable properties along the lines mentioned is to identify areas where there are new or upcoming train stations and where the government has announced plans to create upcoming economic zones. Such areas will have to be away from the city centre but close enough to train stations and dedicated hubs mentioned so you can experience price appreciation over the long-term. Learn where they are along the lines mentioned. Don’t forget to bring your notebook along and ask questions after the lesson. Details of my talk below: Topic: Connecting the dots and finding the hot spots Date: 11 January 2020 Time: 3.30pm Venue: Wisma Sejarah, Jalan Tun Razak, Kuala Lumpur See you there!  2018 is a watershed moment for Malaysia's politics and the subsequent impact on the property market. We list down the key highlights in our 2018 property market roundups and our outlook for 2019. By Khalil Adis The Malaysian flag, also known as Jalur Gemilang ("Stripes of Glory") against the backdrop of the recently completed Sungai Buloh - Kajang Line (SBK Line) which is a project of national importance. Photo: Khalil Adis Consultancy May 10 2018 was a watershed moment in Malaysia as it marked the first change of government in the country's history. Since 1957, it had enjoyed an uninterrupted reign from the ruling Barisan Nasional (BN) coalition. However, the high cost of living, falling Ringgit, the lack of affordable homes in the market, high unemployment among fresh graduates, the unfettered check on power and the 1MDB scandal proved to be the undoing for BN as Malaysians far and wide casted their protest vote in the ballot box The message from Malaysians is clear - they have had enough and want a new, clean government to lead the way. With the Pakatan Harapan government now in power, all eyes are on the newly elected old Prime Minister Tun Mahathir Mohamad and his team to solve the pressing bread and butter issues. Here are the top five property market roundups for 2018 and our top five outlooks for 2019. Roundups #1: Demand-supply mismatch has resulted in an increasing number of unsold homes  Luxury condominium developments surrounding the iconic Petronas Twin Towers. Malaysia is facing a housing glut in the medium to the high-end segment and a severe undersupply of affordable homes. Photo: Khalil Adis Consultancy. According to Bank Negara, 80 per cent of homes or 146,196 units priced above RM250,000 remained unsold as of end March 2018. In comparison, 130,690 units were unsold during the same period last year. "Imbalances observed in the property market continue to persist," Bank Negara had said in a statement. #2: Rent-to-own scheme being rolled out  Bukit Puchong Sales Gallery by Ayer Holdings. The developer is among one of the few offering a rent-to-own scheme for their Foreston and Epic Residence projects. Photo: Khalil Adis Consultancy To help ease the entry for the first time property buyers, the private sector has come up with a few initiatives. Some private developers like Ayer Holdings have introduced a ‘Stay & Own' scheme for their Epic Residence and Foreston projects whereby part of the rent will be converted to the downpayment. This not only provides a temporary solution for those who urgently need a home but also a form of security. Meanwhile, Maybank has rolled a similar initiative called HouzKEY which they have called as "a rent-to-own solution that helps you to own your dream home." The scheme involves zero per cent downpayment with the monthly rental forming part of the home financing. #3: Ministry of Housing and Local Government studying Singapore's HDB model  A Built-to-Order (BTO) project in Punggol, Singapore by the Housing & Development Board (HDB). Photo: Khalil Adis Consultancy. In July, Zuraida Kamaruddin, the Minister of Housing and Local Government paid an official visit to Singapore to study the HDB model. Singapore has succeeded to build demand driven homes under its Built-to-Order (BTO) scheme to house 80 per cent of the Singapore population. This is especially useful in Malaysia where there is currently a demand-supply mismatch as in point number one. #4: Malaysia looking into having a single housing government agency  The HDB Hub located in Toa Payoh. The HDB is a government housing agency that aims to provide affordable homes for all Singaporeans. Photo: Khalil Adis Consultancy In Malaysia, there are so many affordable housing programmes being rolled out by the state and federal governments such as Rumah Milik Mampu, Rumah Selangorku, PR1MA, My First Home, Program Perumaha Rakyat and the list goes on. This confuses the public. The Malaysian government is currently looking into having a single housing agency to streamline the whole process much like the HDB model. If implemented, this could solve the current Malaysian housing woe. #5: More help for the B40, M40 and first-time homebuyers under Budget 2019  Malaysians shopping for fresh produce at Pudu Wet Market in Kuala Lumpur. Budget 2019 will provide financial assistance to the targetted groups. Photo: Khalil Adis Consultancy. More help is on the way for these group of property buyers as announced under Budget 2019. The measures included the Real Estate and Housing Developers' Association (Rehda) agreement to cut prices by 10 per cent for new launches, the exemption of the Real Property Gains Tax (RPGT) for properties that are priced below RM200,000 and the stamp duty exemption for properties priced in the first RM300,000 up to RM500,000 as well as those priced from RM300,000 to RM1 million. Outlook for 2019 #1: Affordable homes to continue driving the market  Low cost housing near to Cochrane MRT station. There continues to be strong pent-up demand for affordable homes in Malaysia. Photo: Khalil Adis Consultancy. There is currently a strong pent-up demand for affordable homes but where the supply is lacking. As such, the affordable home segment will continue to be in strong demand for 2019. However, there needs to be concerted efforts from both the government and private developers. Under Budget 2019, the federal government has pledged to spend RM1.5 billion on such homes via the 1Malaysia People's Housing (PR1MA) and Syarikat Perumahan Negara Bhd (SPNB). Meanwhile, Rehda has agreed to cut prices as stated above. #2: South KL to be the growth area  The Leafz condominium located next to the Sungai Besi Highway. Southern KL is the next growth area in Kuala Lumpur. Photo: Khalil Adis Consultancy. There are many infrastructure projects and economic drivers that are in the pipeline that will further boost property prices in Southern KL. One such project is Bandar Malaysia will serve as the terminus station for the Kuala Lumpur-Singapore High Speed Rail (KL-Singapore HSR) project linking both cities in 90 minutes flat. The development for the project has been postponed to two years and will now commence construction in 2020 instead of 2018. Meanwhile, the express service will only commence by 1 January 2031 instead of 31 December 2026, as originally planned. Bandar Malaysia has been designated as a site for the Digital Free Trade Zone (DFTZ) initiative by Jack Ma. Home to the Satellite Services Hub, DFTZ is expected to create some 60,000 direct and indirect jobs. It will also possibly serve as the interchange to the MRT Line 3, which has now been postponed. Another economic driver in the vicinity is Tun Razak Exchange (TRX). TRX will be a mixed-use development comprising a Grade A office space as well as residential and commercial precincts. To be developed in several phases over a period of 15 years, the first phase will comprise four investment grade A office towers, a lifestyle retail mall, two 5-star hotels and up to six luxurious residential towers with a target completion date by 2019. In addition, Bandar Malaysia will house two MRT stations - Bandar Malaysia North and Bandar Malaysia South which will form part of the alignment for the Sungai Buloh - Serdang - Putrajaya Line (SSP Line). #3: Properties along Sungai Buloh - Serdang - Putrajaya Line (SSP Line) will be sought after  The alignment of the station along the SSP Line. Map: MRT Corp. Speaking of the SSP Line, properties along the alignment, particularly those situated in the growth areas of Sungai Besi, Bandar Malaysia and Cyberjaya City Centre are worth looking into. Bandar Malaysia will house two MRT stations as stated above and located a few stops away from Tun Razak Exchange MRT station. Meanwhile, Sungai Besi MRT station is an interchange station to the Sungai Besi LRT station. It will serve as an interchange to the upcoming High Speed Rail station located in Bandar Malaysia, also in Sungai Besi. Last but not least, Cyberjaya City Centre MRT station is a transit-oriented development (TOD) project to be developed by Malaysian Resources Corp Bhd (MRCB). With its experience in building the transport hub in KL Sentral, MRCB will be developing a new city that will be integrated with the MRT station. Phase one is expected to generate a gross development value (GDV) of RM5.35 billion. It will feature a 200,000 sq ft convention centre, a 300- to 400-room business hotel, low and high-rise office buildings and a retail podium. Cyberjaya City Centre will have a development plan spanning 20 years. The MRT station is located just opposite Lim Kok Wing University of Creative Technology. #4: Penang to get a boost from Phase 1 of Penang Transport Master Plan (PTMP)  Ferry service from Georgetown to Butterworth. Soon, there will be more transportation options on the island. Photo: Khalil Adis Consultancy. With Lim Guan Eng as Malaysia's Finance Minister, Penang's property market will get a further boost. Just this month, Phase 1 of PTMP was approved. It will comprise the Bayan Lepas Light Rail Transit (LRT) project, Pan Island Link 1 (PIL1) project and several main highways. The proposed Bayan Lepas LRT line will be about 30 km in length with 27 stations running from KOMTAR to the future reclaimed islands in the south. There will be three interchange stations - KOMTAR, Sky Cab Station linking it to the Sky Cab line across the Malacca Straits and The Light Station linking it to the George Town-Butterworth LRT line. The LRT Line will also be integrated with the Sungai Nibong Express Bus Terminal at the Sungai Nibong Station. Meanwhile, PIL 1 is a new 20km highway that will be aligned along the mountainous terrain of the island and will take around 15 minutes from between Gurney Drive to the Second Bridge. There will be six interchanges in all - Dr Lim Chong Eu Expressway (LCE), Awang, Relau, Paya Terubong, Utama and Gurney. #5: Johor Bahru to get a boost from the Rapid Transit System (RTS) Link  View of the Woodlands Checkpoint from the KTM service playing the Johor Bahru - Woodlands route. Soon, commuters can take the MRT from Bukit Chagar to Woodlands North MRT station instead. Photo: Khalil Adis Consultancy. Meanwhile, over in the southern state of Johor, Iskandar Malaysia's muted property market will get a boost as the RTS Link will commence construction next year.
The RTS Link will link Bukit Chagar station in Johor Bahru to Woodlands North MRT station in Singapore when completed in 2024. There are also plans for a Bus Rapid Transit (BRT) system within Bukit Chagar station to link it to the different areas of Iskandar Malaysia. The BRT will feature a dedicated bus lane with three lines - BRT Line 1 will span from Bukit Chagar to Tebrau, BRT Line 2 from Bukit Chagar to Senai and finally, BRT Line 3 from Bukit Chagar to Iskandar Puteri. However, based on market talk in the ground, there is a possibility that the BRT system will be upgraded to an LRT system instead. |
Khalil AdisAn independent analysis from yours truly Archives
July 2023
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