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Showing posts with label Home Owners. Show all posts
Showing posts with label Home Owners. Show all posts

Friday, August 1, 2014

Property prices in Malaysia to continue to increase, says REHDA

Property prices in Malaysia will continue to increase due to the supply and demand factor as well as the high land cost, according to Real Estate and Housing Developers Association (Rehda) president Datuk Seri FD Iskandar Mansor.

Notably, the average annual housing completion stood at 100,000 compared to the average annual household formation of 140,000, revealed the National Property Information Centre.

According to Iskandar, who also serves as managing director and chief executive officer of Glomac Bhd, the public have the misconception that developers are responsible for the rising property prices.

He explained that it is impossible for developers to maintain or lower the selling price for new launches due to land cost and high conversion premium, which has recently increased by up to 300 percent.

He also noted that the cost of doing business has been expanding each year, and, unlike before, developers no longer enjoy the 30 percent profit margin.

In fact, developers now only make around 15 percent profit margin because of high development and infrastructure charges, compliance cost, stamp duty and quit rent.

Moreover, land is getting scarce and more expensive.

“In early 2007, when Glomac bought land nearby the Petronas Twin Towers, the seller asked for RM1,000 per square feet (psf) but we wanted to pay only RM600 psf. I knew what we wanted to build on it so we paid RM1,000 psf,” said Iskandar.

“Now, that same piece of land is worth RM3,500 psf and the value of the building has risen. Land cost has tripled in the last seven years.”

Source:


 
Related post:

New kid on the block: Singapore's 'shoebox king' Oxley spices up Kuala Lumpur a record RM3,300 per sq ft

Sunday, November 10, 2013

Property gain tax won't hurt genuine buyers


Banning DIBS is the right move

FOR many years, the National House Buyers Association (HBA) has been urging the Government to take measures to stem the steep rise in property prices to avoid a “homeless generation” as current property prices are far beyond the reach of many low and middle-income families in urban and suburban areas.This is a ticking time bomb that will result in many social problems if left unchecked.


Real Property Gains Tax (RPGT)

The announcement of the revised rate of tax on gains made in the disposal of properties, namely, the Real Property Gains Tax (RPGT), formerly known as the Anti Speculation Act, under Budget 2014 is far more superior to what had been proposed under Budget 2013 (See table above)

This is because, typically, if the property is purchased directly from the developer, it takes two years (for landed properties) and three years (for strata properties) to be completed.

Hence, under the previous RPGT, speculators could purchase properties from property developers upon their launch and then flip these properties on completion (after two years) and having to pay 10% (i.e. within the 3rd to 5th year).

It is hoped that the revised RPGT rate will deter speculators and, at the same time, not punish genuine house buyers who buy for their own stay or long-term investment. It is worth noting that buyers of residential property could seek a once-in-a-lifetime exemption from the tax.

Budget 2014 is best described as an “excellent mathematical formula” to curb the unbridled escalation of house prices, which has in the last three years skyrocketed. The Government has taken a step in the right direction with measures to slow down the steep rise in property prices due to false demand caused by excessive speculation fuelled by easy housing loans and the previously low RPGT.


Foreign purchasers to pay more

HBA applauds the move to increase the minimum price of property that can be purchased by foreigners from RM500,000 to RM1mil. Foreigners must be prevented from “snapping up” property meant for the lower and middle income.

This artificially inflates prices and creates a domino effect which can result in higher property prices across the industry. This is especially true for development corridors such as Iskandar Malaysia which has seen foreign purchasers arriving in droves and scooping up properties with their advantageous exchange rate.


Banning the Developer Interest-Bearing Scheme (DIBS) 

DIBS is popular with speculators as they pay nothing to make a profit. Their initial down-payments and deposits are sometimes factored into the purchase price by the collusive developers, and some unethical financial institutions do not even require that the developer collect the deposit that has to be paid by the so-called purchaser.

This is one of the factors which induces “bogus” house buyers (which I have written about in this column on Aug 31 entitled: Of Speculators and bogus house buyers) who merely flip the property at the right time.

Kudos to Bank Negara for heeding our call and banning DIBS. It may be worth noting that Singapore banned DIBS in 2009.

Considering the deep pockets of property speculators, the effectiveness of these measures remain to be seen. However, they are expected to make speculation unworthwhile. HBA praises the Prime Minister for putting a stop to DIBS, which is one of the reasons attributed to the steep increase in property prices for three reasons:

1. DIBS encourages speculation as the house buyer does not need to “service” any interest/instalment during the construction stage. This will “lure” and tempt many house buyers to speculate and buy into DIBS projects hoping to flip on completion and make a quick profit with little or no capital upfront. Connivingly, the interest element is “serviced” by the participating developers.

2. DIBS artificially inflates prices as all interests borne by the developer are ultimately imputed into the property price. This in turn creates a domino effect which pulls up property prices in surrounding locations.

3. Bank and financial institution staff conniving with developers using the DIBS model should be investigated on their “modus operandi” in financing those artificially inflated prices (DIBS + sales price) and ignoring guidelines on prudent lending.

Banks and financial institutions are to be prudent and only provide mortgage financing up to the fair value/market value of the property. In this respect, a benchmark of fair value or market value is the current properties available. Somehow, properties sold under DIBS are always priced much higher; 15% to 20% higher compared with those without DIBS.

For standard condominiums costing RM500,000 without DIBS, should the developer market such properties under DIBS, the selling price could be as high as RM650,000. This creates a potential property bubble should the developer default in “servicing” the interest and the borrower/purchaser also defaults. The bank would only be able to recover up to RM500,000 if the said property is auctioned at market value.

In the event of an economic downturn, banks saddled with too much DIBS end-financing could collapse as the losses from such DIBS end-financing will erode the banks’ capital.

The collapse of just one bank/financial institution could cause a systemic collapse of the entire financial industry.

Bank Negara should take action against such bank and financial institution staff who have provided both project financing and end-financing to DIBS projects under the newly-minted Financial Services Act, 2013.

With the RPGT increase, banning of the DIBS and the Government’s aspiration to supply more ‘ownership housing schemes’ at affordable pricing, it is hoped that speculative demand for properties will stabilise to a more realistic level. I have heard that many businessmen do not do business anymore but indulge in property speculation as a livelihood and for income.

It is akin to the stock market dealings that were rampant during a ‘bull run’. Certain things have to be stopped before they become worse like the sub-prime crisis in the US.

If readers were to take a drive around completed projects, they will find signboards advertising units for sale upon the delivery of keys. If the purchaser is purchasing for his own occupation, why is there this need to put up these signboards or appoint estate agents to dispose of the units? It goes to show that some purchasers are merely speculators (not investors) from day one and the banks and financial institutions choose to “close one eye” despite knowing this.

Have the banks ever gone to the ground to check whether the units purchased and financed are actually “owner occupied”? If the property is “owner occupied”, the risk rating is lower and thus, he enjoys a lower interest rate. But if it is non-owner occupied, it should have higher interest rates. Borrowers of “owner occupied” properties are normally required to make a declaration to that effect to enjoy a lower interest rate.

But does the bank participate in this booking of credit risk?

If the property is non-owner occupied, the lending will fall under ‘real estate classification’ and not ‘housing’.

So, there may even be misreporting to Bank Negara and subsequent national statistics.

This column continues next week.

- Contributed by Chang Kim Loong

CHANG KIM LOONG is the honorary secretary-general of the National House Buyers Association (www.hba.org.my), a non-profit, non-governmental organisation (NGO) manned by volunteers. He is also an NGO Councillor at the Subang Jaya Municipality Council.

Related posts:
1. New tax rate on property to keep away flippers
2. Malaysia's high property taxes may not stop prices going up, sub-sales residential houses likely to soar!
3. Malaysia Tax Budget 2014 Updates

Monday, August 12, 2013

Bad guys, gangster contractors exploit home owners for renovation works

Gangsters corner condo jobs, 'In-house contractors force buyers to accept their services
Runners for the ‘in-house’ contractor manning their counter near the elevator entrance of a newly completed apartment project in Penang. 

GEORGE TOWN: Contractors, some with links to triads, are forcing buyers of high-rise property here to carry out renovation works.

Many of them charge a premium, sometimes up to 20% more than normal contractors.

If the buyers insist on hiring contractors from outside, they are compelled into buying materials such as sand, bricks, cement and steel cages.

Alternatively, the buyers can pay a “settlement” to bring in outside contractors.

Most buyers dare not lodge complaints with the police for fear of retaliation from triad members.

With developers turning a blind eye to the issue, the so-called “in-house” contractors have become more brazen in intimidating buyers.

Although such practices could be traced back to the 1990s, the mushrooming of condominium projects in Penang has made matters worse.

It has been estimated that more than RM10bil worth of projects had been undertaken on the island over the past 18 months.

During a check by The Star at several newly completed apartment blocks in Relau, a man was seen manning a makeshift counter near the lifts.

He said his “company” was selling sand, bricks, cement and steel cages, and providing other services such as hacking and electrical wiring.

When told that the unit owner wanted to bring in his own contractor to carry out tiling works, the stern-looking man said: “You can still buy the steel cages or other materials from us. We will handle your waste as well.”

Another in-house contractor, who declined to be named, claimed that he could offer better prices for construction materials.

“We get bulk discounts from suppliers. If we buy 100 steel cages and you buy only one, who will get a better price?

“Besides, we also know the unit layout better than anyone else. We know where the electrical wiring is hidden in the wall. We also know where to hack inside the house,” he said.

Ideal Property Development Sdn Bhd managing director Datuk Alex Ooi said his group had encountered numerous cases of such triad activities in its projects in the South-West district over the past few years.

“This is because the district is a hot spot for the development of reasonably priced properties.

“Whenever we have such problems, the police are very quick to come in to arrest the culprits.

“We have also tightened the security for our projects in the district and this has reduced such incidents,” he added.

SP Setia Bhd property (North) general manager Khoo Teck Chong said the group’s projects in the South-West district had never faced such problems because of its tight security system.

Penang police chief Deputy Comm Datuk Abdul Rahim Hanafi urged unit owners to lodge reports or call the police hotline at 04-269 1999.

“We do not condone such actions. We need unit owners to provide us with information so that we can act.

“Everyone has the right to choose their own contractors or material suppliers,” he said.

DCP Rahim gave his assurance that the identity of whistle-blowers or affected victims would be protected.

Buyers must pay ‘toll’ to bring in own contractors

GEORGE TOWN: Lecturer W.C. Lim, 35, who bought a high-rise unit in Bayan Lepas, said he had to pay off the so-called “in-house” contractor so that he would be allowed to engage his own builder.

“I knew I could not win them over, so I paid them off just to reach a win-win situation,” he said.

Lim said that although he was forced to fork out extra money, he was glad the issue was resolved amicably.

“I have heard some horrible stories about these contractors, including harassment for not taking up their services.

“Besides, these contractors also dish out shoddy workmanship,” he said.

Another unit owner, Ethan Tan, 31, said he got several quotations when he wanted to renovate his condominium in Sungai Pinang, including one from the in-house contractor.

However, he was told that “external” contractors must buy cement, sand or tiles from the in-house contractor, believed to have links to a secret society.

The materials were about 20% more expensive compared to legitimate dealers.

“To save all the trouble, I ended up engaging the in-house contractor. I knew that if I had brought in my own designer and contractor, there would surely be disruption of work.

“And if my contractors needed to buy the materials from these guys, the exorbitant charges would be passed on to me,” he said.

Tan said he had no regrets, as the workmanship of the in-house contractor was good.

“A plus point is that they will be around for at least a year in case there are defects,” he said.

Clerk Tan Chua Ting, 40, said she had initially wanted to hire her relative to carry out renovation at her newly completed apartment in Bandar Baru Air Itam.

“But he turned me down, saying that he had already been chased out by the in-house contractor,” she said.

Tan then decided to go with the in-house contractor and was satisfied with the work done.

“The quality is there, from the flooring, built-in cabinet, kitchen and the living room.

“I checked with other contractors and they told me the price was reasonable, considering the work done. They even threw me a few upgrades. I have no complaints,” said Tan, who moved into her new apartment early this year.


Triads have been harassing contractors for ages

PETALING JAYA: Triad members have been harassing contractors in the building industry by demanding protection money and asking for jobs, according to an industry insider.

He said such illegal practices had been going on for years and they were common in the Klang Valley and Johor.

He said if contractors did not pay protection money, some triad members would negotiate to be given sub-contract work such as supplying building materials or steel bar bending service.

“These gangsters will approach contractors and claim that the construction site is sitting on their ‘territory’.

“Some ask for monthly payments while others will leave the contractor alone if a lump sum is paid,” he said.

He said that although contractors were uncomfortable with the situation, most were already used to the practice and knew what to expect from the triads.

“We have learnt to manage them and try to speak to them nicely.

Normally, they do not threaten us with force such as by brandishing weapons.

“They will tell us that the area is ‘theirs’ and we have to pay to be ‘guarded’ by them,” he said, urging the authorities to solve the problem and beef up enforcement.

“If contractors refuse to pay gang members, will the police protect us? What will they do about contractors who have been bullied?” he asked.

Higher-end property has no room for triads to exploit 

GEORGE TOWN: There are now fewer cases of triads monopolising renovation works of high-rise buildings in the state, said Penang Master Builders’ and Building Materials Dealers Association.

Its president Lim Kai Seng said many high-rise units were already partially furnished and were priced from RM400,000 onwards.

“This makes it unnecessary for high-rise property owners to engage contractors to do renovation. It also reduces the opportunity for the triads to provide renovation services,” Lim said when commenting on triad-linked contractors who compel high-rise property owners to engage them for renovation works.

He said the triads usually targeted low and medium-cost projects priced at around RM72,000 because these units were sold without any basic renovation package.

He said this allowed them to offer their services at a higher cost, usually at about 20% more.

According to Lim, the triads begun to control renovation works for high-rise buildings in the 1990s when the construction industry in Penang was booming.

“Before that they used to collect ang pow from developers and contractors. They muscled into development projects to broaden their revenue base,” he said.

“Over the years, police have worked with us and the developers to bring down such activities. So far, the authorities have proven to be very cooperative and efficient in arresting triad-linked contractors.”

Lim denied allegations that contractors were in cahoots with the triads to monopolise renovation jobs.

“We have always lodged police reports whenever we received complaints from buyers,” he added.

- The Star contributed to the stories

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Saturday, December 8, 2012

Malaysian PR1MA to bring affordable homes to the working class

IT is an initiative that has been long waited for. It's been reported that from today households, that earn between RM2,500 and RM7,500 a month, can register to buy affordable homes under the Perumahan Rakayat 1Malaysia (PR1MA) scheme.

Some 80,000 homes will be built and based on the number of cities PR1MA homes will be constructed, it should be well spread out in the country.

The need for affordable housing shows that having the means to buy a house is no longer the concern of the poor. Young and middle income families are increasingly being squeezed in their ability to buy a home.

A survey conducted in 2009 showed that 850,000 people or 35% of people surveyed within that income bracket were not home-owners. The scary thought is home prices have escalated since 2009 and if the survey was conducted now, the percentage could be higher.

With prices now being fixed at between RM100,000 and RM400,000 for each home, the band gives home buyers some certainty in knowing that the price of homes will be fixed.

The 80,000 homes that are going to be built by PR1MA would cater for less than 10% of the people within the income bracket who do not yet own a house. The number of homes being built I presume will only be the start of a more comprehensive programme that should see PR1MA, other governmant agencies and state agencies take on the role of the supplier of affordable homes.

Based on a previously published question and answer, PR1MA will not provide financing to applicants to buy a home. They will need to arrange for their own financing but there will be a list of panel bankers where a housing loan can be obtained from.

Its important that the interest rate being charged for loans to buy affordable homes be capped at a decent level. Mortgage calculators show that should successful balloters for homes priced at RM400,000 receive a full loan based on the price of the house, and are charged a fixed interest of 4% per annum, then it will cost them about a quarter of their monthly household income if the collective wage of the household is RM7,500 per month.

The monthly repayment for a RM100,000 house for those earning RM2,500 a month and charged the same interest on a full loan will be 19% of the monthly pay packet.

Given that the intrinsic value of the PR1MA homes should be higher if they are built on prime Government land, then the collateral value of the homes should be more than the value of the loan, hence reducing the need for such homebuyers to cough out a 10% downpayment to buy such homes.

In fact, both PR1MA and the state governments should work together to identify further land for future projects as providing a roof over the heads for Malaysians should never be made a political issue. Plus, its important for the PR1MA homes to be more than concrete public housing. There should be amenities and green spaces to make the environment more appealing to future home owners.

Acting business features editor Jagdev Singh Sidhu wonders what the price of those PR1MA homes will be after the moratorium period to sell them has ended.

MAKING A POINT By JAGDEV SINGH SIDHU
The Star

Related post/sites:
Tough issue hits home in Penang?
PR1MA pr1ma.net/