6 Things to Consider Before You Buy Property in Johor Bahru in in 2024

[@Kelberi]

I have owned a condo in JB for 12 years, it gets super run down as only a handful of owners are paying maintenance fee. Selling it now is VERY difficult. Please advise your viewers how to avoid this if they were to buy gated properties. Thanks.

[@AlphaMarketingSG]

I'm quite sure many condos are still managed well. Which one are you referring to?

[@stephenang499]

Biggest mistake is buying condo in MY esp Johor.

[@AlphaMarketingSG]

@@stephenang499 some condo can make money i.e. R&F Princess Cove haha

[@IA100KPDT]

@@stephenang499 I have been to a so called upmarket condo in KL for airbnb stay and it was not well maintained too. It was launched by a high end MY developer and I am surprised a few years later, the place looked rundown. The shallow water feature had green algae among other things. Its the first time I realised MY properties had issues with maintenance.

[@cecillee5313]

Can the management committee get these owners to pay up or sue them for non payment of maintenance fees?

[@chyehink]

True - Steer clear of applying the Singapore property mindset when purchasing or retiring in JB property, as the dynamics are entirely different. What works here may not be effective there, but the affordability is certainly appealing.

[@AlphaMarketingSG]

your why is important

[@steventay5834]

@@chyehink U are right!!! Exchange rate losses, political instability, ample supply of land, pathetic rental yield, capital gain tax, poor maintenance...

[@walkercc7199]

2013 minimum purchase raised from 500k ringgit to 1million. Now the Johor state govt is mulling policies to curb properties speculation due to RTS & JS-SEZ effects. Singapore dollars from various sources including Malaysians working in Singapore have pushed up residential prices leaving the locals behind.

[@AlphaMarketingSG]

😓

[@georgequek7996]

I had stayed at Iskandar Putri Medini Condo with three bedded room with nice view, quiet, cozy, and would like to buy one for weekend vacation home by Cash. Thanks for your great videos!👍

[@AlphaMarketingSG]

@@georgequek7996 Iskandar Residences have good deal now for the big units

[@mchan1970]

Please note that most jb non-landed are known as service apartments rather than known as condos. Almost 90% are service apts. There are some differences. Even Landed, there is a difference between strata and non strata. For non- strata ( individual title) , there is also international and non- international lots!

[@AlphaMarketingSG]

yes there are some differences between all these

[@jeremyow7283]

For a Singaporean buying into JB properties, you raised a good point about thinking what is the objective. If it is for investment, then one should consider carefully which ones to invest in that can provide the greatest potential. If it is for own stay, then satisfying own needs play the more important role. I agree with you that if it is about doing investments, there are many types of investments out there like stocks, bonds and others that one can consider. It need not necessarily be investing in a JB property which may carry some risk since no investments are guaranteed. If i were to buy a JB property, i would go with the mindset that it will be more for staying/ retirement. If it makes good returns after a period of time, it is a bonus. If not, then i would just treat it as an own stay or retirement place that i would be comfortable staying in JB, Malaysian lifestyle living.

[@AlphaMarketingSG]

Tq for your comments

[@vwchan841]

Another great, informative video Ryan!!!! I couldn't agree with you more about those KZbinrs who talk down on Malaysia but oh they happen to own a place there.

[@AlphaMarketingSG]

Ya, it's a funny story

[@krs4046]

Hi! Pls do a video about your view on investments in Eco Botanic (residential) and Eco Boulevard (commercial).

[@AlphaMarketingSG]

can watch my video about the landed properties in Iskandar Putri

[@edgevz]

Hi can do an video sharing on the pros and cons of buying Johor commercial property and using the different type of company entities (IHC or LLP) to hold the property, thanks

[@AlphaMarketingSG]

Commercial property is a very specific topic. Difficult to do a video to cover it all in general. There are company costs for using a private limited which is higher vs Singapore so normally I don't recommend it unless you are looking at a long term view (perhaps owning multiple properties or high quantum properties where your income far exceeds the company costs) or you have partners where you need to clearly define shareholding. And nowadays I'm not a big fan of too many partners doing one property investment. The number of partners should be minimized.

[@mikelee8036]

Property price bought 7-8-9 years ago was 1m; after so many years, new condo is still selling at 1m.. well, currency depreciated 1/3 conservatively now… calculate and think yourself… who wanna buy your old houses? Buy for own use… period

[@AlphaMarketingSG]

ya real estate can be tough to exit if bought a bad property or bad timing

[@thegreatestpitchermaddux4887]

Hi, I’m icurrently considering investments on QUAYSIDE JBCC. Curious to know your view on this property.

[@AlphaMarketingSG]

@thegreatestpitchermaddux4887 its a hotel room. And you are paying for the guaranteed rental return which is usually a bad idea. For own use I still think R&F is better. See my KZbin channel on earlier videos on this topic

[@stephenang499]

Commercial titled resi properties can be bought for under RM1m, such as JBCC Quayside

[@AlphaMarketingSG]

Some projects can buy from developer under RM1mil, doesnt have to be commercial title

[@ChristianChua]

Bro, thanks for taking my suggestion and talking about the surrounding amenities when you buy a property in JB. Could you also touch on the rules and regulations? For example, can we do an Airbnb business with the property, and are there people who are professionals in this to help us run it? What else are we allowed to do with the property? Can we use it to rent to multiple tenants? Can we use it to run small businesses like what the Singapore government allowed us to do during COVID-19?

[@AlphaMarketingSG]

AirBNB is a topic Ill cover in the future as I will be starting up an AirBNB operations in R&F Princess Cove soon. Some properties/ projects may not allow AirBNB depending on the owners voting at their annual AGMs. Yes you can rent a property to multiple tenants if you want. Usually by rooms Businesses can have registered address in a residential property. Residential addresses may not be able to get local business licenses if you intend to run it as a retail shop for example. So it depends on the context of the business

[@accent-ku4bm]

Hi Ryan, I read a lot about new JB city condo increasing in prices. But i hardly hear of resales condo prices or volume. Is there a official website that tracks such resales transactions?

[@AlphaMarketingSG]

www.brickz.my/ this one is open to consumers but the data is like 9-12 months old. And no rentals. Unfortunately for government data that is the frequency we get right now

[@shamia20]

Hi I’m intending to purchase property in Kl. What should I find out the do’s and don’t

[@AlphaMarketingSG]

find an agent in KL that focuses on the area that you prefer to buy

[@soo_is_here]

Why not stay in woodlands? It takes less than an hour to cross over on some days. Minus PH ofc. And the economy here is stable.

[@AlphaMarketingSG]

stay Woodlands pay SGD. stay Malaysia pay MYR

[@ONE_INSPIRATION_TLH]

Thanks for your informative video bro..😊🙏 I and my wife also planning to buy a property in JB but still in doubt. Hehe..

[@AlphaMarketingSG]

@@ONE_INSPIRATION_TLH tq for watching

[@edmundchia2165]

Wow you know JB really well 💪🏻

[@AlphaMarketingSG]

thank you

[@channe3171]

What your take for Varanda Residence/Trellis/Avenue project by MBW group for investment? Driving to RTS is near, no amenities at this time. Thx

[@AlphaMarketingSG]

since there are no amenities and its a new area, you might as well buy Danga Bay or any other project that has existing/ nearer access to amenities. Personally I feel that if your budget is ok, buy R&F is still better in the long run. Maybe even wait for R&F Phase 3

[@Buffalo69-march]

Very informative. Thanks. 😊

[@AlphaMarketingSG]

thank you

[@junwei19]

Hi Ryan, can i kindly have your thoughts on the upcoming oasis residence ? Thank you !

[@AlphaMarketingSG]

Developer is unknown with limited track record. That 900m walk is through a kampong road not really walkable

[@mingwu1133]

Bought a few units in R&F phase one, decent rental income, and bought a few more units in phase two. High demand from rentals, car park is even more sought after than the units. The JB locals prefer a car park here to work in SG. I have two tenants rented one year in R&F and bought landed in JB, but they continue to rent the car park only. People from other states work in SG like to rent a unit here.

[@AlphaMarketingSG]

Tq for sharing

[@steventay5834]

I take what you said with a pinch of salt

[@marian7297]

What do you think of Paragon Gateway project?

[@AlphaMarketingSG]

i prefer projects that are walking distance to RTS instead of driving distance to RTS

[@mw8080]

can foreigners join ppty investment groups and get bulk buy discount in Malaysia?

[@AlphaMarketingSG]

yes there are no restrictions on bulk purchase. Whether you can get a good bulk purchase deal is another thing

[@LeoNew960]

Hi Ryan, care to share your thoughts / sentiments on Oasis Residence? Thanks in advance

[@AlphaMarketingSG]

Private developer with limited track record. Site construction progress just started. The 900m distance to RTS is through a kampong road that you can't really walk. Unsheltered and exposed to traffic. A project that is entirely dual keys, I'm not sure if that's a good idea. So R&F still better my opinion

[@圣斗士]

it is silly to ask the opinion of a salesman for another project.

[@steventay5834]

圣斗士 Is like asking a Toyota salesman about Mazda cars

[@圣斗士]

@@steventay5834 u are absolutely rite. what’s the point of asking.

[@adeliney5627]

Don't buy condo in JB. You won't be able to withstand the bully of Property management and JMB. JMB and property management will set house rule without asking owner in AGM.. unlike Singapore. If developer now provide Shuttle bus or tell you AirBNB is allowed, don't trust as the JMB which mostly are Malaysian and owner stay can set rules to disallowed Airbnb or remove shuttle bus through internal voting among JMB members only. Another way to make Singsporean owner very frustrated and helpless is the security. You think it's convenient to do online shopping and get them delivered, but some nasty JMB will instruct the security guard to disallow the delivery man to deliver to the unit or open door to the lobby, and want owner to come down to open the lobby and bring delivery man upstairs. But this is not possible if you are working and make no. Sense to take leave just to wait for delivery. A lot of owner pay monthly mgnt fee to get nasty service from the top property management service. You will get sick when every mth you pay the mgmt feee, but hardly stay. The rest of the malaysian owners are very happy.. as some singaporean owners are helping to pay mgmt fer but never use the service.the condo mgmt abd JMB are not afraid to give bad service to u as long as JMB like them because you are required by law to pay, otherwise you need to pay late interest charge. So don't buy condo or gated landed property in JB if you don't want to loss your freedom as owner and tolerate someone you pay to boss u around. Why a lot of singsporean bought condo above RM1M and after 3 years, they got so frustrated with the property manangemnt and JMB that they just want to exit even it"s selling at 600K or less. That almost 50% lost. So think carefully before buying condo..

[@AlphaMarketingSG]

JMB have to follow the majority owners requirements. I don't think its anything to do with bullying. Same with any MC for a condo in Singapore too.

[@adeliney5627]

Our condo JMB allocate few hundred thousand to some capital enhancement project and they also change houserule without voting by the condo owner. They just base on 1 or 2 owners compliant,call a meeting within jmb and property manager, then ask for solution and vote within the 4 members of jmb and passed it.They remove the exit button, replaced with card reader, so that every residents need a card to enter and exit the building. Then they changed the card reader to anti clone where all residents cannot use clone card. Then they set houserule where only maximum 5 cards for 3bedder and above. So for 1 bedder and below max 3 cards. We cannot buy more and so frustrated with the restriction. The JMB claim they have the rights to decide without any vote from all residents due to security and operation. We wanted the budget to improve the security system to allow hp unlocking, but they refuse to change that. They want to control owner rent out to airbnb or big unit sublet to more than 5pax. The card reader was change twice without our vote.

[@adeliney5627]

When i ask COB, i find different officier give different answer. Apparently the one i asked told me the JMB has the power to do that, because they are voted in by the residents.COB officer are also anyhow. So now is every officer take care of some project.they want to side JMB and property management like Knight Frank, what can you do? 😢 best is don't buy condo. No such nonense. Pay mgmt fee to be controlled. What for?

[@patlee3669]

May I know which condo pls..plan to get one and avoid this : )

[@steventay5834]

AlphaMarketingSG Is TOTALLY not true!! SG mcst is much better.

[@Phonedumb]

Whats hour thoughts on Senibong Cove?

[@AlphaMarketingSG]

@Phonedumb can you be more specific with your question? I can only type on comments here, can't write essays on Senibong Cove. Like what are you looking at, your concerns?

[@IA100KPDT]

Make a trip there and smell the river. If u like it, then consider.😅

[@cecillee5313]

Is the capital gain tax based on the SPA price?

[@AlphaMarketingSG]

yes based on the SPA price of what you bought versus SPA price of what you sell

[@WhereNextJournal]

Hi can share agent details to apply mm2h visa? Thanks!

[@AlphaMarketingSG]

Do reach out to me 81261626 and Ill explain

[@KevanMajere33]

6 things, 3, 8, however many... there is only one critical thing to conisder. Safety. Talk to the locals.

[@AlphaMarketingSG]

Hundreds of thousands travel to JB daily and not really concerned by this safety issue.

[@xtxt0728]

Hi Ryan, what are your thoughts on Meldrum Heights? It's located directly opposite RNF and shares the same link bridge for access to CIQ/customs. It boasts a lower density, and the price per sqft is more affordable. Thanks!

[@AlphaMarketingSG]

I think only left bumi lots? Ya I guess looks cheap now considering latest R&F prices. And if you ok with a single block small land plot project.

[@xtxt0728]

@@AlphaMarketingSG yes you’re right! thanks for the insight! What would need to be considered for single block small project?

[@AlphaMarketingSG]

@@xtxt0728 Meldrum Heights is a perfect example. Only one block on a small plot of land. One drawback is your facilities area is small and not much common area to walk. Big project have their own pros and cons. One pro of a big project is alot of area to walk in common area, more/ bigger facilities.

[@Crystal628]

Ryan, you mean maintenance fees roughly 150 in Sin dollars or Ms'ia Ringgit?

[@sesdaqfan]

Ringgit boleh

[@AlphaMarketingSG]

They normally calculate maintenance fees in RM psf. And typically the range is RM0.35psf to RM0.45psf. So a 1,000sqft unit would be RM350 per month (if RM0.35psf)

[@stephenang499]

One of the reasons why I would not rent is no.1 you are paying for someone's property, even if you buy and after renting out you are still not are covering your instalments, the baseline is that it should cover at least the interest portion of your loan, so that when you sell, you still earn the capital gains as some one has paid your installments, buy landed in a good area and there will be gains, in fact you can still flip and dodge capital gains tax, the trick is at the beginning of the S&P process. I think some savy investors in MY property would know what I am talking abt

[@AlphaMarketingSG]

ya can use tenant to pay bank interest

[@kcchiew4247]

Retired at Johor? Not for not so rich Singaporean (me!). Anyway, thank you for enlightening .🥰

[@AlphaMarketingSG]

I think it's alot more affordable to retire in Johor vs SG

[@mingwu1133]

Rent out 4 room HDB, SGD3500, plus CPF SGD 1500, around MY 17000 monthly income, retire in JB very comfortablely

[@kcchiew4247]

@@AlphaMarketingSG We prefer to stay at Woodlands, close to amenities within walking / cycling distances. Our biggest retirement expense is on traveling. I set aside 50k each year for simple hiking trips.😄

[@Raksasaification]

​@@mingwu1133 not enough to pay for 1 glen eagles hospital minor surgery.

[@mayyee6346]

Thanks

[@AlphaMarketingSG]

thank you

[@Zeroconseqence06]

Johor bahru or batam? Which one better?

[@AlphaMarketingSG]

JB of course

[@steventay5834]

Penang is better

[@kenneth8873]

No. 7: The ability to quickly evacuate back to Sg in the event of an emergency

[@AlphaMarketingSG]

haha

[@Searth63]

how many Johor Properties do you currently own, Ryan ?

[@AlphaMarketingSG]

alot... residential, offices, factory units too

[@Searth63]

​@@AlphaMarketingSG..all of them making $$$$ ? You are the Champ 👍

[@steventay5834]

@@AlphaMarketingSG You forget to say you also own golf course and shopping mall.

[@AlphaMarketingSG]

@steventay5834 golf course don't have. Mall also don't have but otherwise what I shared is correct

[@lpfong2538]

Why not ask Singaporeans to retire in Indonesia? They can also enjoy Indonesia better than Malaysia.

[@AlphaMarketingSG]

ask Indonesia government to make a similar scheme

[@geraldgoh2096]

Are u ok to lose 200-300K sgd

[@AlphaMarketingSG]

Haha it wont be total loss. Real estate always has a value. It wont go to zero

[@steventay5834]

​@@AlphaMarketingSGSo you are saying losing $200-$300k is acceptable?

[@steventay5834]

Rent is better.

[@AlphaMarketingSG]

Rent if you prefer, by all means

[@dendi1076]

beta marketing

[@AlphaMarketingSG]

@@dendi1076 ???