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Showing posts with label property. Show all posts
Showing posts with label property. Show all posts

Monday, January 1, 2024

Tenants’ misdeeds not property owners' fault

Leasing ­is serious business: An aerial view of a residential area in Ampang, Kuala Lumpur. — GLENN GUAN/The Star


PETALING JAYA: Making landlords fully liable for their tenants is an infringement of fundamental liberties under the Federal Constitution, say property owners’ groups.

While a tenancy agreement must be in place to state the tenancy purpose and rights to terminate it, they said the proposed Residential Tenancy Act (RTA) must address all issues affecting both landlords and tenants.

Strata Owners Association Malaysia chairman Datuk Theng Book said it was unfair to put full responsibility on the landlord alone.

“Firstly, how would the landlord know if the tenant is a criminal? It is against the freedom of contract and Constitution to deal with our own property,” he said in an interview recently.

Theng, who is a lawyer, said landlords must have a tenancy agreement to spell out the purposes of the tenancy and rights to terminate it upon breaches, such as when tenants conduct illegal activities on the property.

“Or landlords can lodge a police report. The police must act,” he said.

When asked if a tenancy agreement was enough to safeguard landlords and tenants, he said it was as much as landlords can do.

“What else can landlords do? The police cannot pass their responsibility to landlords. It’s their job to go after criminals,” he said.

When asked further about the RTA, Theng said it should address the concerns of liberties being infringed while it is being drafted.

Senior lawyer Datuk Joy Appukuttan agreed, saying that the fundamental liberties under Article 5(1) of the Constitution, as well as equality before the law and protection under Article 8(1), would be infringed if the landlords are made absolutely liable for their tenants.

“The proposed RTA should be fair and address all issues affecting both landlord and tenants,” he said.

Joy, who is also Strata Property Owners Association Selangor legal adviser, said landlords could only provide stricter contractual terms in the tenancy agreement, which still boils down to enforceability.

“If the landlord knowingly allows his premises to be used for illegal purposes, then perhaps there is a case. If not, we can’t blame the landlord alone,” he added.

However, he also said the RTA was a move in the right direction.

“Many countries have such laws. However, the RTA must also provide a tribunal for adjudication of disputes between landlord and tenant.

“It is similar to the set-up of the Housing Tribunal and Strata Management Tribunal,” he said.

Joy said the tribunal could provide a swift form of remedy for landlord and tenant disputes.

“Such tribunals will be able to act swiftly and efficiently. If the landlord and tenant can represent themselves at these tribunals, then the cost would be lower.

“The current process of going to court is tedious, time consuming and costly,” he added.



Related:

https://www.edgeprop.my/content/property-owners-should-not-be-held-responsible-tenants%E2%80%99-wrongdoings

https://www.baymgmtgroup.com/blog/7-actionable-tips-for-dealing-with-terrible-tenants/


Related posts:

Tenancy tales of horror, Cops may go after landlords who rent units to criminals; owners had the right to do monthly inspection, Law needed to lay out rights, responsibilities




Thursday, December 21, 2023

Relaxed MM2H a boon to property sector

PETALING JAYA: The relaxation of the Malaysia My Second Home (MM2H) programme, with changes to the eligibility criteria and financial requirements aimed at attracting a large pool of foreigners, may be a much needed boost to the property sector.

However, more needs to be done to encourage more uptake of the programme, given the competition from the neighbouring countries looking to woo foreigners with similar programme.

Professor Geoffrey Williams, who is an economist and Provost for Research and Innovation at Malaysia University of Science and Technology, agreed that the revised MM2H is better than the previous version, but still gives the impression that this is a revenue-raiser for the Immigration Department rather than a scheme to encourage expatriate residents in Malaysia.

“It is still relatively unfriendly, with a bad feeling for foreigners, and would only be attractive for tax avoidance to provide multiple residency for high tax payers to avoid paying tax at all in any single country.

“People with less than half a year’s residence pay no taxes so if you can get residence in three places you have one third residence in each and pay no taxes,” he told StarBiz.

He added that the MM2H programme will not have much of an impact on the economy.

Last Friday, the Tourism, Arts and Culture Ministry unveiled a revamped version of the MM2H programme. introducing a three-tiered structure along with updated financial requirements. The revised guideline brings several changes to the eligibility criteria.

The government has lowered the minimum age requirement to 30 years from 35 years previously, widening the accessibility for individuals who seek to make Malaysia their second home.

A measure aimed at streamlining and fortifying the application process requires that applications are now exclusively accepted through licensed MM2H agents accredited by the ministry under the Tourism Industry Act 1992.

Another significant change relates to the expanded range of eligible dependents. The programme now covers children between 21 and 34 years old, who are neither employed in Malaysia nor married. Parents and parents-in-law are now considered eligible dependents.

“I do not believe it will boost the economy much. The claims of a big economic impact for previous MM2H were not really delivered, which is why the Malaysia Premium Visa Programme (PVIP) scheme was introduced to raise more money quickly,” Prof Geoffrey said.

PVIP, which was launched in September 2022, is a “Residency Through Investment” concept that allows wealthy foreigners to invest and reside in Malaysia for 20 years, with an option to extend for another 20 years.

“The damage done to Malaysia’s reputation is serious and competition from other countries with better schemes and lower costs of living is intense,” he added.

He explained that the changes under PVIP were to attract “the right type of people” with lots of money.

“These changes attract more people but even the rich are likely to choose the lower tier options because the main incentive is residential access not other perks. So you may attract the wrong type of people in the form of tax avoiders,” he said.

Prof Geoffrey stressed that the government needs to create a positive sentiment and a welcoming environment, which is essential for foreigners when choosing long-term options in life.

MM2H was launched in 2002 with the purpose of attracting foreigners to retire and live in Malaysia for an extended period.

The programme was suspended in November 2019 and was re-launched in October 2021 with more stringent application conditions.

According to RHB Research, the stricter conditions led to the collapse of the MM2H market whereby there were only 1,905 MM2H applications approved between November 2021 to September 2023 (23 months) versus 5,610 in 2018.

During the same year, there were 197,385 transactions in the residential market according to National Property Information Centre.

The research house said this meant the MM2H approval represented 2.8% of the residential transaction volume, which is a rough gauge of the potential addressable market from MM2H holders.

“PVIP struggled to gain traction given the large upfront processing fees of RM200,000 needed versus RM5,000 for MM2H. PViP had only processed 57 applications where 28 were approved as at October 2023,” RHB Research added.

Nevertheless, RHB Research believes UEM Sunrise Bhd, Sunway and Eastern & Oriental Bhd are key beneficiaries under the new MM2H programme.

“We reiterate our ‘overweight’ call on the sector, as government policies, investment flow, infrastructure developments and the US Federal Reserve’s signal of a potential rate cut next year are favourable to stimulate demand for property,” the research house said.

Meanwhile, HLIB Research said the revised MM2H programme, with better clarity on the relaxed conditions, gives developers a better picture and visibility of the market and could potentially translate to more launches in the high-end residential segment.

“The development is an overall positive for the sector, especially for the high-end residential segment. Maintain ‘neutral’ for the sector with top picks Sunway BhdOSK Holdings BhdSime Darby Property Bhd and IOI Properties Group Bhd,” it said.

The research house pointed out that given the main nationality of the MM2H holders are Chinese (32.8%), this may potentially benefit Sunway’s development in Velocity, Jalan Cochrane, as there is a high proportion of Chinese residents in the area.

It added that the MM2H programme should also have spillover economic benefits to tourism and healthcare, benefiting in particular Sunway through its senior living, healthcare and hospitality businesses.

“Having said that, we also cautioned about increased competition from neighbouring countries like Thailand and Indonesia which had in recent years launched similar programmes.

“Thailand launched its Long-Term Residence Visa programme in September 2022, while Indonesia launched its 10-Year Visa Second Home Programme in December 2022,” HLIB Research said.

Similarly, TA Research, which maintained its “overweight” stance on the property sector, anticipated it to be a main beneficiary of increased domestic activities, driven by a surge in infrastructure projects and investments.

“This adjustment could attract more foreigners to our shores, positively impacting the real estate market.

“Moreover, by relaxing the MM2H programme, Malaysia can continue to vie for highly skilled foreign individuals, fostering their contributions to the nation’s growth through residency and investment,” it added.

However, TA Research suggested that the government remove the high RM40,000 monthly income requirement introduced in the 2021 revamp to enhance the appeal of the new MM2H programme.

“If the government reintroduces a monthly income requirement later, we propose setting it at RM10,000.

“This adjustment is particularly relevant when compared to countries like the Philippines, Indonesia and Cambodia, which do not impose a stipulated minimum income for enrollment in their long-stay visa programmes,” it added.





Thursday, May 18, 2023

Money in housing, cautious optimism in industry

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PETALING JAYA: The property market is expected to remain cautiously optimistic in 2023, with the gradual increase in the Overnight Policy Rate (OPR) since last year likely to affect market activity, particularly on residential demand, says the Valuation and Property Services Department.

The outlook of the workforce in the construction sector and the increase in the price of building materials will also affect supply.

Department director-general Abdul Razak Yusak said internal and external factors, such as economic and financial developments both globally and in the country, would also have an impact on the real estate sector and the sentiment of industry players.

“Looking at the national economy which is projected to grow by 4% to 5% in 2023, supported by continued resilient domestic growth prospects, the property market is expected to remain cautiously optimistic in 2023,” he said.The first quarter of this year alone saw over 89,000 transactions worth RM42.31bil, which was higher than those recorded in pre-pandemic years, he said.

“The seasonal factor in house purchases, which is usually low at the beginning of the year, the increase in OPR and the decline in Consumer Sentiment Index (CSI) are among the factors that contributed to a decline in residential market activity in particular,” he said.

New residential launches, said Abdul Razak, were also indicating a cautious sentiment among developers, with the number recorded at nearly 4,700 units, which was less than those in previous years, while sales performance was moderate at 25.7%.

The decrease in new launches was in line with the decrease in the number of developers’ licences and advertising and sales permits of new housing sales and renewals approved by the Local Government Development Ministry from 5,641 in January and February last year to 2,911 during the same period this year, he added.

Johor recorded the highest number of new launches at 2,077 units or about 45% of the nationwide total with a sales performance of 24.9% while Selangor had the second highest at 791 units or 17% share with a sales performance of 37%.

Abdul Razak said in line with the cautious sentiment among developers, construction activity had slowed down in the first quarter of 2023.

“This is seen as a positive development to balance the unsold supply in the market,” he said, adding that the residential and serviced apartment overhang status continued to be positive.

“The number of overhang units has decreased to 26,872 units worth RM18.31bil in the first quarter of 2023 as a result of market absorption in all states, except Selangor. The volume and value of residential overhang decreased by 3.2% and 0.5% respectively compared with the fourth quarter of 2022,” he said.

Selangor recorded the highest number and value of overhang units, with 4,995 units worth RM4.47bil, followed by Johor at 4,759 units worth RM3.94bil, Kuala Lumpur with 3,423 units worth RM3.13bil, and Penang with 3,138 units worth RM2.48bil.

The purpose-built office (private) and shopping complex segment in Kuala Lumpur and Selangor, said Abdul Razak, should be given attention as there was a surplus of space, which was also expected to be severely affected by the inflow of new supply this year.This is as Kuala Lumpur recorded the highest available private purpose-built office space at 2.53 million square metres involving 290 buildings, followed by Selangor with 1.40 million square metres involving 192 buildings.

For the shopping complex segment, Selangor recorded the highest available retail space nationwide at 0.79 million square metres with 146 buildings followed by Kuala Lumpur at 0.56 million square metres with 97 buildings.

“Developers need to be more thorough and cautious before planning any new development and local authorities need to evaluate in detail before approving each new project,” said Abdul Razak.

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Sunday, February 12, 2023

Demystifying the property market overhang


AN account­ant, who is tasked with pre­par­ing the books of a cor­por­ate, will always be guided by account­ing prin­ciples when it comes to how the fin­an­cial state­ments of the com­pany are presen­ted on an annual basis to ensure they are accur­ate and reflect­ive of the com­pany’s busi­ness affairs.

An aud­itor, look­ing at the same pre­pared accounts, will run through the num­bers and audit the key mater­ial items to ensure they are reas­on­able, reflect­ive of the com­pany’s fin­ances, and free from mater­ial mis­state­ments, includ­ing due to fraud or error, or applic­a­tion of wrong account­ing treat­ment.

In fin­an­cial state­ments, two of the most crit­ical items are receiv­ables and invent­or­ies.

In order to have proper account­ing treat­ment, account­ants and aud­it­ors used account­ing the­or­ies to describe what is deemed to be cur­rent, and those that have a longer-dated age­ing pro­file are either impaired or writ­ten off.

The reason for this is to ensure that the fin­an­cial state­ments reflect the status of a cor­por­a­tion’s cur­rent assets and are in no way doubt­ful.

There is also an applic­a­tion of gen­eral pro­vi­sion or spe­cific pro­vi­sion when it comes to how these bal­ances ought to be treated in the fin­an­cial state­ments.

Often, we see cases of over-inflated bal­ances and when it came to the crunch of the mat­ter, the man­age­ment would have no choice but to write them off.

The ‘real’ over­hang

At the recently con­cluded 15th Malay­sian Prop­erty Sum­mit 2023, the Dir­ector of the National Prop­erty Inform­a­tion Centre (Napic) presen­ted a paper on the status of the Malay­sian prop­erty mar­ket up to the third quarter of last year (3Q22), with some data points related to the per­form­ance of the mar­ket up to Novem­ber 2022.

The full mar­ket report is only expec­ted to be released in the middle of next month, where Napic will not only provide the usual annual update of the mar­ket’s per­form­ance but also provide more insight into some of the key data points that have been much dis­cussed among all stake­hold­ers, of which, one of them is the status of over­hang in the mar­ket.

As we are aware, the res­id­en­tial over­hang at the end of 3Q22 stood at 29,535 units worth some Rm19.95bil.

Napic’s web­site also provided the details of where these over­hang prop­er­ties are loc­ated and the three key states – Johor, Selangor, and Pen­ang – are the main hot­spots, account­ing for some 14,956 units or just over half of the coun­try’s total over­hang.

In terms of the type of prop­er­ties, the 3Q22 data showed that high-rises com­prise 18,962 units or 64.2% of the total over­hang.

In terms of price points, 23.8% of the total over­hang was priced at RM300,000 and below, 29.5% was priced between RM300,001 and RM500,000, 31.6% was priced between RM500,001 and Rm1mil and the bal­ance was priced above Rm1mil.

In terms of the total value, the res­id­en­tial over­hang is skewed towards the high-end seg­ment with prop­er­ties worth more than Rm1mil account­ing for 43.4% of the total over­hang value, while those priced between RM500,001 and Rm1mil accoun­ted for 31.9% of the total over­hang.

Prop­er­ties priced between RM301,000 and RM500,000 have a total over­hang value of just Rm3.5bil, while prop­er­ties priced below RM300,000 are worth some Rm1.39bil. These two rep­res­ent some 24.8% of the total over­hang value.

For the ser­vice apart­ments, the total over­hang in units stood at 23,688 worth some Rm20.21bil as at end of 3Q22, with Johor alone account­ing for 62.4% of the total.

Most of these over­hangs in the seg­ment are prop­er­ties priced between RM500,001 and Rm1mil, which accoun­ted for two-thirds of the total unit num­bers and 58.9% in value of the total over­hang.

For the longest time, Napic had not shared with the stake­hold­ers the key under­ly­ing age­ing pro­file of this over­hang, and that has led to a mis­lead­ing status of the mar­ket’s over­hang status. It was indeed an eye-opener to see what the real over­hang has been.

For example, as seen in Table 1, the key over­hang is prop­er­ties (both res­id­en­tial and ser­vice apart­ments across the four key states) that have been part of the stat­ist­ics for the last five years and they account for between 51% and 93% of the total over­hang units.

For example, as seen in Table 1, the key over­hang is prop­er­ties (both res­id­en­tial and ser­vice apart­ments across the four key states) that have been part of the stat­ist­ics for the last five years and they account for between 51% and 93% of the total over­hang units.

In total, these prop­er­ties accoun­ted for a whop­ping 75.7% of the mar­ket’s over­hang status while prop­er­ties that have been in the mar­ket for the last three years are just over 5% from the key states.

Spe­cific men­tion must also be made on ser­vice apart­ments loc­ated in Johor, and those that are in the five to 10 years bucket, as they account for 26% of the total mar­ket over­hang.

In terms of prices, most of the over­hang is seen in the same five to 10 years bucket across the board and they alone account for 71% of the total over­hang prop­er­ties in the mar­ket.

As seen in Table 2, prop­er­ties below three years account for less than 5% of the total mar­ket over­hang. Spe­cific men­tion must also be made on ser­vice apart­ments that are in the RM500,001 to Rm1mil bracket and are in the five to 10 years bucket as they account for 25% of the total mar­ket over­hang.

In the cor­por­ate world, when one is up against data that is dis­tort­ing the real pic­ture, the proper thing to do is to see whether the data is still rel­ev­ant or oth­er­wise.

Clearly, look­ing at the age­ing pro­file of the prop­erty over­hang, those above five years will likely remain unsold for a fore­see­able future, mainly due to either being wrongly loc­ated and without the proper or good infra­struc­ture to sup­port com­munity liv­ing, or untouched by prop­erty buy­ers for simply being too expens­ive, espe­cially those bey­ond the RM500,000 price threshold.

Clearly, look­ing at the age­ing pro­file of the prop­erty over­hang, those above five years will likely remain unsold for a fore­see­able future, mainly due to either being wrongly loc­ated and without the proper or good infra­struc­ture to sup­port com­munity liv­ing, or untouched by prop­erty buy­ers for simply being too expens­ive, espe­cially those bey­ond the RM500,000 price threshold.

Hav­ing iden­ti­fied the issues, reg­u­lat­ors and prop­erty developers would need to come out with strategies to address them and to attract buy­ers to these prop­er­ties via a rehab­il­it­a­tion exer­cise and with a sig­ni­fic­ant price reduc­tion.

The bot­tom line is to remove them from the over­hang data.

Let’s call a spade a spade

So what is Malay­sia’s real over­hang? Based on the data presen­ted by Napic, one can take com­fort that over­hang is not as ser­i­ous as it is made out to be mainly due to a lack of data and proper ana­lysis in terms of what is real over­hang pre­vi­ously.

While those more than three years but less than five years are part of stat­ist­ics, we should redefine them as core over­hang while those bey­ond five years can be redefined as hard­core over­hang.

As we have been able to slice and dice these num­bers, the real over­hang is only per­haps less than 5% of the mar­ket in terms of the num­ber of units and value.

Napic could also help stake­hold­ers to under­stand bet­ter the prop­erty mar­ket data bet­ter by break­ing down the data points as an over­hang that is mainly due to gov­ern­ment hous­ing schemes and those that are privately built.

In this way, we could also see whether the gov­ern­ment’s inter­ven­tion is needed to boost demand for these obscurely loc­ated prop­er­ties.

For the private developers, most of these invent­or­ies would have been impaired as the like­li­hood of the assets being real­ised in full value or even at 50% to 60% of the mar­ket value is seen as low.

Private developers too ought to think out­side of the box on how to over­come the prop­erty invent­or­ies sit­ting in their books as being part of the stat­ist­ics only res­ults in paint­ing the wrong pic­ture for the prop­erty mar­ket as a whole.

By Pankaj C. kumar is a long-time invest­ment ana­lyst. the views expressed here are the writer’s own. 

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Friday, May 6, 2022

Have property scams grown in the pandemic?

 

Home buyers should verify the authenticity of the real estate practitioners they are dealing with

By Yanika Liew

If you are new to the property scene, dipping your toes in can feel like taking a dive. It can be intimidating to wade through stories of digital impersonations, stolen deposits and backdoor deals. The digitalisation of commerce has skyrocketed as a result of the pandemic. Enterprising companies are launching platforms for their services in a changing market and property is no different. With more real estate businesses moving online, it is easier than ever for fraudulent transactions to take place.

Take the recent cases in Singapore where scams involved convincing victims to pay a home-viewing deposit to secure an appointment. Armed with unregistered identity cards, scammers impersonated property agents by sending a picture of their credentials to the victims. There are multiple instances of scammers uploading fraudulent listings on websites. By the time their victims realise they have been duped, it is already too late.

“Scammers use technology and social media to reach out to prospects more easily. It is very disturbing and there is very little anyone can do to help buyers and sellers who have been cheated by unregistered estate agents or unregistered real estate negotiators,” Malaysian Institute of Estate Agents (MIEA) president Chan Ai Cheng said.

Real estate transactions are a gold mine for scammers, as the process involves large amounts of money being transferred to another account. Scammers can create fake online websites to get customers to bank in the money to them, Propnex Realty chief operating officer Evon Heng commented, who is also MIEA secretary-general.

According to both Chan and Heng, many transactions involve collecting a deposit in a sale or rental, and this money is kept by the individuals. It is a very common case for scammers to abort the deal without returning the refund, causing the buyer to lose out on the deposit. Whereas a registered agent is required to transfer any and all deposits to an account managed by the firm, under the client's name. This ensures that the buyer is protected by the law should anything happen, significantly reducing the risk of exploitation.

“Scammers use technology and social media to reach out to prospects more easily,” Chan said..
“Scammers use technology and social media to reach out to prospects more easily,” Chan said.

Another common scam involving property is the sale of a project that is non-existent, such as the scam promising victims affordable housing. Scammers claim they have access to units from a high-demand affordable housing scheme, without complying with the eligibility criteria.

While there are instances of affluent victims being caught up in these scams, Chan reports that a majority of property scam victims are in the B40 category, the second being the M40. These groups are less aware or experienced in real estate matters. Similarly, those located away from the city, in small, rural towns are disproportionately targeted. These areas are especially vulnerable due to fewer safety nets available. With B40 families having fewer resources than other income groups, they have more to lose and fewer pathways to receive support, whether from authorities or their community.

So who do you have to watch out for? Chan outlined a framework the public can use when identifying these scams.

“The case of scams defined as defraud or embezzlement in an estate agency transactions is predominantly by illegal brokers as they are not regulated by law and also because they need not operate via a firm,” Chan said.

Real estate practitioners are required to follow strict guidelines when advertising, which include the practitioner’s real estate negotiator (REN) or real estate agent (REA) number and the registration number of the firm they represent. This is crucial information that the public can use to verify with the Board of Valuers, Appraisers, Estate Agents and Property Managers (BOVAEA). Those who are unable to present proper paperwork should be questioned. Chan also warned the public against real estate practitioners who pressure their clients into financial commitments, more so when they seem to be withholding information.

What can you do?

When you realise you have fallen for a scam, the first instinct is to panic. MIEA reported that one of the barriers to victims coming forward was the embarrassment they faced when they admitted to falling for a scam. Particularly in regards to transactions that do not involve a large sum of money, victims seldom choose to confront the situation.

Regardless of such inhibitions, Chan recommends victims lodge a report to the police. If the scam involves a housing development, victims should lodge a report with the Ministry of Housing and Local Government (KPKT). These reports will be able to provide authorities with data, assisting not just yourself, but future victims. In order to warn the rest of the public of such instances, she added that victims could contact the press for further outreach.

“Research and verification are vital for any transaction or purchase,” Heng said. 

 “Research and verification are vital for any transaction or purchase,” Heng said.

Homebuyers are encouraged to work only with registered RENs or REAs, whose authenticity can also be verified via a written authorisation from the owners of the property being sold. In the case of homeowners eager to rent or sell their property, reach out to professionals rather than appoint an unregistered broker, even if it is someone you trust. Especially when making deposits, ask yourself these questions; could it be an individual’s bank account you are sending your money to? If it is a company, is it a registered one?

“By no means it’s all safe and well, dealing with registered persons but at least they are known, the regulatory bodies are able to take more immediate action or even deregister them, there is accountability when one is registered,” Chan said.

As more and more Malaysians become comfortable handling transactions online, their vigilance begins to diminish. 

“Not only are property scams more prominent, but other scams are also. Research and verification are vital for any transaction or purchase,” Heng said.

She noted that the digitalisation of real estate created other challenges for homebuyers and estate practitioners. Many people enjoy visiting the unit itself or its sales gallery when looking for property. These are preferences that will be easier to accommodate with the easing of Covid-19 pandemic restrictions, but the trend of digitalisation is not likely to falter in the coming years.

As the property industry continues to evolve, there will be new challenges for all stakeholders involved. Learn more about protecting yourself in real estate transactions by visiting MIEA’s public awareness campaign, via www.instagram.com/myrealagents/ 

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Related post:

The telltale signs of a scam, Macau scams: Spot, avoid and report scammers; It’s all in the details

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Thursday, April 21, 2022

Fear-of-missing-out factor in property market

 

FOR those who are interested to know about the health of the residential property market, Bank Negara Malaysia’s article “Developments in the Residential Property Market” (https://bit. ly/373eyeg) is a must-read.

The article, published in Bank Negara’s latest Financial Stability Review, states that house prices in Malaysia are seriously unaffordable at 4.7 times median house price to annual median income (median multiple). A house is considered affordable if the median multiple is 3.0 or below.

Why do Malaysians find houses seriously unaffordable? On the supply side, there is a mismatch due to market failure to provide enough affordable housing. On the demand side, housing affordability is limited by insufficient income and high indebtednes for some.

I think buyers’ buoyant sentiment or fear of missing out (FOMO) also contributes to the high median multiple or price-to-income ratio.

The most probable reason why investors buy houses is because they think the price will go up further. Yes, the current house prices are high and stagnating, but they reason that in the long term, prices will maintain their upward trend.

For investors, property investment can be even more lucrative compared to stocks because they can have a bigger leverage, which make their returns much higher if prices go up.

Also, they do not receive margin calls even if prices decline as long as they can service the monthly mortgage repayment.

For owner-occupiers, one of the reasons for buying houses at the current high prices is the fear that if they do not buy now, the price may go up later.

In the same article, Bank Negara pointed out that 57.3% of approved housing loans in the second half of 2021 were granted to owner-occupiers. Presumably, the other 42.7% of approved housing loans were granted to investors.

Researchers at the Federal Reserve Bank of Dallas, United States, recently published a study titled “Real-time Market Monitoring Finds Signs of Brewing U.S. Housing Bubble” (https://bit.ly/36zs0jj).

Here is what they say: “But real house prices can diverge from market fundamentals when there is widespread belief that today’s robust price increases will continue.

“If many buyers share this belief, purchases arising from a ‘fear of missing out’ can drive up prices and heighten expectations of strong house price gains.

“This self-fulfilling mechanism leads to price growth that may become exponential (or explosive), resulting in the housing market becoming progressively misaligned from fundamentals until investors become cautious, policymakers intervene, the flow of money into housing dries up and a housing correction or even a bust occurs.”

The study listed the many consequences associated with explosive appreciation in real house prices. “Expectations-driven explosive appreciation (often called exuberance) in real house prices has many consequences, including the misallocation of economic resources, distorted investment patterns, individual bankruptcies and broad macroeconomic effects on growth and employment.”

I think an extreme example is Japan. For 30 years or so since 1950, house prices in Japan had only gone up.

Property prices rose by as much as six to seven times during the 1980s asset bubble as Japanese house buyers, whether investors or owner-occupiers, were all piling into real estate for fear of missing out based on the belief that prices could only go up.

Property prices in Japan continued to rise until the early 1990s and then started a drastic decline. Even some 30 years later, they have still not recovered.

In sum, should the FOMO sentiment be prevalent, prices will continue to be high relative to income or rent until the trend changes.

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Friday, October 29, 2021

Malaysia Budget 2022

 


 The theme for Budget 2022 is "Keluarga Malaysia, makmur sejahtera" (Malaysian family, prosperous and peaceful). 

Finance Minister Tengku Zafrul Abdul Aziz said it is based on three core concepts "rakyat yang sejahtera" (people's wellbeing), resilient businesses and a prosperous economy.

Screengrab from the live broadcast of the Budget 2022 speech from Parliament on Oct 29, 2021.

PETALING JAYA: Tengku Datuk Seri Zafrul Abdul Aziz has started delivering his Budget 2022 speech in Parliament here on Friday (Oct 29).

The Finance Minister is expected to deliver a Budget in line with the Malaysian Family concept, which will concentrate on the country's recovery after the Covid-19 pandemic.

On Wednesday (Oct 27) Prime Minister Datuk Seri Ismail Sabri Yaakob said Budget 2022 was from the people, by the people, for the people and would be of high impact for all layers of society and businesses.

Ismail Sabri said Budget 2022 would also generate more jobs to tackle unemployment and enable the recovery process to return the country and its economy to the pre-Covid-19 pandemic with new norms in place.

He added that Budget 2022 was drawn up carefully and comprehensively, taking into account the views of all quarters, including Opposition parties.

Here are the highlights of the Budget 2022 speech as they are delivered:

Budget 2022 allocation

Budget 2022 has a total allocation of RM332.1bil, the largest-ever for the country. This surpasses Budget 2021 allocation of of RM322.54bil.

Tengku Zafrul said this involves RM233.5bil in administrative expenses, RM75.6bil in development, RM23bil for the Covid-19 fund and RM2bil for unexpected expenses.

Family focus

The Bantuan Keluarga Malaysia outlined in Budget 2022 will benefit over 9.6 million recipients with an allocation of RM8.2bil.

Households with three children or more with household income less than RM2,500 will receive RM2,000 in aid. An extra RM500 will be given to for single mothers/fathers with dependents and monthly income of up to RM5,000. This means single mothers/fathers with three children and above are entitled to a maximum RM2,500 in aid.

An additional allocation of RM300 will be given to senior citizens.

Overall, RM2.4bil in welfare aid is allocated to benefit over 440,000 households.

Education first

Education gets the biggest slice of the pie in Budget 2022 with RM52.6bil for the Education Ministry and RM14.5bil for the Higher Education Ministry.

Tengku Zafrul said this includes RM450mil in aid to be provided to three million students.

Health matters

Health Ministry gets an allocation of 32.4bil, the second-largest after the Education Ministry.

From the allocation, RM2bil will be channeled to purchase of vaccines and RM2bil for additional Covid-19 expenses.

He added that the government would be purchasing another 88 million doses of vaccines, which includes the third dose for children between the ages of 12 and 17.

PTPTN repayment incentives

Government to give discounts to PTPTN borrowers for payments from Nov 1 to April 30.

Borrowers will get a 15% discount for full settlement; 12% for payments of at least 50% of the outstanding balance in a single payment. Those who make repayments through salary deduction or scheduled direct debit will get a 10% discount.

Just for jobs

Allocation of RM4.8bil to create 600,000 job opportunities under the JaminKerja initative.

With a target of 300,000 hires, the initiative will offer incentives to employers such as 20% of the first six months' pay, and 30% of the following six months pay for hired employees making above RM1,500.

Among others, RM1.1bil has been allocated for training and upskilling programmes for 220,000 trainees.

The Technical and Vocational Education and Training (TVET) sector will receive an allocation of RM6.6bil under Budget 2022.

Tengku Zafrul said the focus is on eeting industry needs and an additional allocation of RM200mil has been allocated for joint venture programmes with industries.

Boosting healthy lifestyles

There will be an excise duty imposed on nicotine-based gel or liquid products for vaping and electronic cigarettes, says the Finance Minister.

"Towards a healthy lifestyle the government plans to broaden the scope of excise duty to include premix sugary drinks made from chocolate, malt, coffee and tea," said Tengku Zafrul.

Women matters

The goverment will make it mandatory for all publicly-listed companies to appoint at least one woman to its board of directors.

Tengku Zafrul said RM5mil would also be allocated for the Women Leadership Foundation to encourage female participation in the economic sector.

Free self-hygiene kits will be given to young women in the B40 category monthly, which will benefit some 130,000 youths nationwide.

Tengku Zafrul added that RM11mil would be allocated for free mammogram and cervix examinations.

New villages

A total of RM200mil has been allocated for the Chinese community, among them for the purpose of upgrading Chinese new villages, as well as financing schemes for the small and medium enterprises (SMEs).

RM145mil has been set aside for the Indian community, among them for the implementation of programmes to strengthen the community's social economy through Tekun Nasional, the national Entrepreneurial Group Economic Fund, under the Indian Entrepreneurs Development Scheme.

Levelling up eSports

To push the eSports industry in the country, RM20mill will be allocated under Budget 2022.

This includes RM5mil to develop an excellence centre for drone sports in the country.

Housing for all

RM1.5bil has been allocated for continuing low-cost housing projects. Another RM2bil allocated for housing credit guarantee scheme to help those without a stable income to buy a house.

Tengku Zafrul also said the government would no longer impose the real property gains tax (RPGT) on Malaysians, permanent residents and companies when they dispose of their real property assets from the sixth year onwards.

For sporting excellence

To further improve the national Paralympics team, the National Sports Council (NSC) will receive a RM10mil allocation. This is to enhance training programs and organise leagues for various sports to prepare for the 2024 Paris Paralympics.

RM158mil will be allocated to renovate, enhance and build sporting facilities around the country.

RM50mil will be allocated to encourage people to continue leading an active lifestyle.

Cash in hand

Employees’ contribution rate to the Employees Provident Fund (EPF) that was reduced to 9% in 2020 will remain until June 2022.

Boost for youths

A RM300mil allocation to provide RM150 in credit into eWallets of youth aged 18 to 20 who are students at institutions of higher learning.

Lower vehicular taxes continue

To reduce the cost of vehicle ownership, the government will extend the 100% sales tax exemption on completely knocked down (CKD, locally-assembled) passenger vehicles and 50% on completely built-up (CBU, imported cars) including MPVs and SUVs for six months until June 30, 2022.

The exemption was introduced by the government in 2020 to drive sales in the automotive sector which was affected by the Covid-19 pandemic.

Defending the nation

The Defence Ministry will get an allocation of RM16bil, of which RM1.6bil is to upgrade the readiness of main assets of the Armed Forces. This allocation also involves RM14mil to replace main equipment of Naval Special Forces (Paskal) and Air Force Special Forces (Paskau) such as parachutes, closed-circuit diving equipment and boats.

e-vehicles to get a power up

Tengku Zafrul said the government sees the potential of electronic vehicles (EV) to minimise pollution, and therefore plans to give up to 100% exemption of import and excise duties as well as sales tax.

Road tax exemptions of up to 100% will also be given out for electronic cars.

Tax relief of up to RM2,500 will be given for the purchase, assembly, renting and leasing of EVs.

Tourism budget

A total of RM1.6bil has been allocated for the tourism industry. RM600mil will be allocated under the Penjana Tourism Financing dan BPMB Rehabilitation Scheme while RM85mil will be go towards a three-month special assistance for over 20,000 tourism operators.

Zafrul also announced matching grants for the purpose of the renovation of budget hotels and homestays, with an allocation of RM30mil.

To spur domestic tourism, the RM1,000 tax rebate will be extended until 2022.

Sabah and Sarawak

The two states will receive increased development allocations of RM5.2bil and RM4.6bil respectively under Budget 2022.

Fisheries and agriculture

RM1.7bil allocated for the various incentives and subsidies for the fisheries and agriculture industries.

Please folllow The Star's coverage of Budget 2022 here.

Click on the logo to see the full text of Tengku Zafrul's Budget 2022 speech in Malay.Click on the logo to see the full text of Tengku Zafrul's Budget 2022 speech in Malay.

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 Here are five key takeaways from Malaysia’s 2022 budget:

5 key takeaways:

1. What’s in it for households, firms hit hard economically by COVID-19?

https://www.bharian.com.my/berita/nasional/2021/10/881438/bajet-2022-bantuan-keluarga-malaysia-bkm-sebanyak-rm2000

Households are set to benefit from a new cash aid scheme - Malaysian Family Assistance. Under the scheme, RM8.2 billion will be allocated to households, benefitting more than 9.6 million recipients, said Mr Tengku Zafrul. 

 Households with three or more children and a monthly income of less than RM2,500 will receive a one-off payment of RM2,000. 

Additionally, single parents or households earning less than RM5,000 each month will receive a one-off payment of RM500. Senior citizens will also receive RM300 each. 

Companies will also receive aid to get back on their feet.

Among others, income tax instalment payment for micro, small- and medium-size enterprises (SMEs) can be deferred for up to six months until Jun 30, 2022. 

Landlords who give rental discounts of at least 30 per cent to businesses will be granted tax relief. 

Firms are also given tax deduction of up to RM300,000 to renovate their spaces, such as to improve seating arrangement or air circulation, in order to minimise the spread of COVID-19. 

2. What additional resources will the health sector get?

The Health Ministry is set to receive RM32.4 billion, the second largest allocation behind the Education Ministry. 

Mr Tengku Zafrul outlined that RM4 billion has been allocated for COVID-19 management, of which RM2 billion is for vaccines and another RM2 billion is to boost the capacity of public health facilities such as by purchasing test kits, personal protective equipment and medication. 

He added that the government has signed agreements to obtain 88 million doses of COVID-19 vaccines, which are sufficient to immunise more than 140 per cent of the population, and enough to give third doses to all residents above the age of 12.

Mr Tengku Zafrul also announced that RM100 million will be allocated to sponsor 3,000 contract medical and dental officers to pursue specialist programmes.

3. What are the green measures?

Meanwhile, Mr Tengku Zafrul said the 2022 budget was formulated while keeping in mind the 17 Sustainable Development Goals (under the the 2030 Agenda for Sustainable Development) and the implementation of environmentally friendly programmes. 

In line with Malaysia’s commitment to be carbon neutral by 2050, he announced that the Voluntary Carbon Market initiative will be launched under the auspices of Bursa Malaysia. 

“This initiative will act as a voluntary platform for carbon credit trading between green asset owners and any entity towards a shift to low-carbon practices,” said Mr Tengku Zafrul. 

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Tengku Zafrul added that the government is also looking to support the development of the local electric vehicle (EV) industry, and intends to provide full exemption on import duty, excise duty and sales tax for EV vehicles. 

Road tax exemption of up to 100 percent is also given to the vehicles.

In addition, individual income tax relief of up to RM2,500 will be given to offset the costs of purchase and installation, rental and hire purchase as well as subscription fees for EV charging facilities.

4. How will tourism industry players benefit? 

The budget also encompasses initiatives targeted at players in the tourism industry, which have been hit badly by COVID-19. 

Mr Tengku Zafrul said a total of RM1.6 billion will be allocated for a number of efforts, including a RM600 million wage subsidy for tour operators who have experienced at least 30 per cent dip in income. More than 26,000 employers and 330,000 workers are expected to benefit from these subsidies, he added. 

Tengku Zafrul added that matching grants worth RM30 million will be given to more than 700 budget hotels and homestays registered under the Ministry of Tourism, Arts and Culture for repair works. 

He said RM60 million in incentive funds will be allocated for activities to promote domestic tourism. Moreover, special individual income tax relief of up to RM1,000 for residents who spend on domestic tourism will be extended until 2022. 

5. What kind of assistance will be given to women, children?

A key highlight for the 2022 budget is the special assistance given to women and children. 

Mr Tengku Zafrul announced that the government is making it mandatory for all public listed companies to appoint at least one woman to its board of directors in order to recognise women’s roles in the decision-making process. 

“Currently, women hold 25 per cent of the board positions in 100 main public listed companies. 

“However, 27 per cent or 252 companies listed on Bursa Malaysia still do not have women on their boards,” he said. 

The minister added that companies who hire unemployed women, housewives and single mothers will receive government incentives. Putrajaya will pay incentives amounting to 30 per cent of their monthly wages for the first six months, and 40 per cent for the next six months. 

This applies to monthly salaries of RM1,200 and above, the minister said. 

Additionally, the government is looking to allocate an additional RM13 million to the police’s Sexual, Women and Children’s Investigations Division (D11). 

Addressing the issue of orphaned children whose parents succumbed to COVID-19, Mr Tengku Zafrul said that RM25 million will be allocated to Yayasan Keluarga Malaysia to ensure their education, welfare and future.  

“The government urges all parties, including NGOs, local communities, local leaders and even corporate companies to play a role to ensure that the welfare of these children continue to be safeguarded so that everyone can live together as one family without separation and build a bright future,” he said. 

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