ASKING SEAN

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With the current trends of declining population and depressing news, is there still a future for real estate investment?
What an episode of high level economics!! In my opinion, I'm proving via actions that real estate is still a primary asset class to hold especially in Malaysia. Our country is just so beautiful and attractive so many expats are figuring out how to get in.
For investment, definitely I'm investing in CBD areas where the temporary demand for space is high. Then I'm figuring out whether to enjoy myself within the suburbs area as I don't have be in the city at all.

[@Isaac-uj9nl]

In the mid-long run this country seems like no hope. Better just have 1 house and keep your asset very liquid and have a plan B

[@iherng]

Then let’s make sure we vote this weekend!!

[@Isaac-uj9nl]

@@iherngfor how long more that's the question. 80% of enrolment in uni is female. the guys all become riders grab gigs. then they start to have resentment against those who are better off. winter is coming.

[@Orion-mi4eu]

This. Comment is gold.

[@bgees]

What kind of plan B can elaborate more

[@tommychan8910]

Malaysia’s economy face stagnancy for decades due to bad policies, many other neighbour country got benefit from that and outrun us.

[@nickloong]

Many of my senior friends who are retirees choose to downsize to service residence or condos, especially when their children start venturing out into the world and starts a family of their own!😅

[@yeowchongong5608]

Iherng, we are the firm believers about the high speed train proposal back in 2018 and bought our future retirement place in KL. Even though it no longer building it, we charge ahead and plan to have another office in KL as operation office to take advantage of manpower of KL. 😝

[@iherng]

Great business decision!! Thanks for sharing;)

[@TheLouis8919]

JB trouble is city without MRT hence properties don't increase much due to bad transport connection.

[@antifollow]

I feel like the answer to this type of question is always depend on who the person is. I myself do know people who own 20 or even 40 properties, and still adding more to their collection. But of course their wealth and portfolio grant them lower entry prices and even lower financial costs, and they are not going to bothered if the tenants are leaving next month. On the other hand, people like me, who would need to work hard so that the mortgage installments are still "possible", which add conditions to the game like there need to be tenants, increasing rental yield etc. A total different game. With increasing wealth gap, more foreigners coming in, more dev factoring in future prices like crazy, I see real estate non sustaining at least for middle income and below. Be it high rise or landed projects, I have seen many 700k to 1mil projects selling out quick. But is our economics that good, and people are with that high salary? If yes, why do we have so many subs ale units left. The answer is most likely people can't fork out 20% cash for down-payment etc, but for devs and banks, these buyers can totally afford a 110% or even 120% when it comes to new launches. I see bubbles.

[@jessgan2055]

Yea.fully agree with your thoughts. But having said so, the owners do have the earning capability to get such high loans of 700k -1M?

[@petiachoo1615]

@@jessgan2055 Nowadays the banks are very stringent on checking the authenticity of documents.

[@antifollow]

@@jessgan2055 yes and no. Like in general, nowadays most banks would approve the loan if the installment is within 40%-60% of the net income (or some used disposable income). For example, John's take home pay is 8k, and his ccris has no other loans except credit cards etc. So banks are most likely to approve if he borrows 1mil, for 35 years at about 4% (around 4.5k) a month. On paper, it makes sense where John could still have 3.5k for his living expenses etc. But if John is taking care of his parents, or starting his own family (which are the hidden commitments from the Ccris system), John could be just barely surviving with his income and vulnerable if he lose his job. I have a few junior colleagues, with gross about 6-8k, first got their Honda/Mazda approved, and a few months later, their first home purchase (around 650-750k ish) approved. When the full mortgage installment start kicks in a year or so, their loan commitments could go to 5-6k a month. It's a common scene nowadays. But I'm concerned nonetheless.

[@Epiderm91]

I heard prop bubbles since 20 years back...housing is pretty stable as long as banks give loans only to those qualified...sure, there will be people losing jobs, unable to pay. But these are just natural economic cycle.. Except when there is war, natural disasters, etc. As for middle class, they are going extinct. In the near future, you can never afford buy properties unless you are somebody, C-suite executives, millionaire businessman or have inheritance money. For this, Singapore HDB model can be implemented so that not so rich people can have a roof above their heads.

[@yihong1269]

​@@jessgan2055yes, I have the same thought with the comment writer at the first place. But, after carefully thought, our bank acts as the gatekeeper for the property development in Malaysia. So far, the % of loan default is very low and CPI is kept steady which is both important indicators of a "bubble" to be formed.

[@revowithin]

Don’t buy condo as investment

[@dinong5909]

There is not a chances in most case if u buy new property becox developer mark up the price so much that u are not hedge against inflation, u juz paid 20% premium of future price which u are paying interest on it, after VP bank value 20% lesser, so u become poorer and less wealthy

[@flyingfox3766]

Only chance is with less reputable developer at good locations but then they come with more risks

[@eriklee9462]

aiyah..B.S. lah -- it maybe true the msian chinese are not having children or getting married. . .but totally not true for everyone else.

[@tony2times287]

Fact: There is no private “freehold” land ownership in China. Leasehold is 70 years. Imagine all those ghost town that's being bought but no one is staying in it.

[@iherng]

Yea. And their developers are extremely bullish with their expansion plans. Thanks for sharing Tony.

[@payjohnny0354]

I bought kL Eco City 10 years ago, despite high inflation in labour and materials cost, the market selling price is about the same or slightly lower than I bought 10 years ago. Most cities in Asia have surged for the last 10 years. Why not KL ?

[@05kev65]

I noticed that many housing plans are developing around Klang Valley, i think because many prefer those new projects which are cheaper and better?

[@iherng]

Well KL EcoCity was selling way above the median when it was launched. So most likely you were already paying for future price when you bought it.

[@tmhaikalty]

You bought at wrong price. Hence it will take longer to really appreciate in value.

[@payjohnny0354]

I will keep it for another 10 years to see how it goes.

[@brandonwoo8299]

The only area tat got hope of price appreciation is Desa park city....other then this chances is slim.

[@ifuknjk]

malaysia property market is dead killed off by rm depreciation, merry go round govt, corruption , inflation n massive supply.... until economy improves mkt dead

[@iherng]

Thanks for watching!

[@srituah]

I like ur content. But u mind making it shorter. Around 10-15mins long each only. Thank you 🙏🏻

[@iherng]

:)

[@vlws78]

Hi, you mentioned Subang Jaya, which part?

[@dennis5199]

Depends on who is the ruling party 😊

[@yaohun]

the same fear i have.

[@newname3718]

​@@yaohunthe ultimate form of this system 😂

[@bgees]

Now seems like the country is going downhill as majority of those people prefer anything other than development and harmony. 60% will heading that way in GE 16. Hopefully Borneo states get 35% Parliament seats

[@alantew4355]

1. Qiu Wen has just released her house tour videos (4 episodes of renovation + 4 episodes of tour + 2 episodes of QnA). Very beautiful bungalow. Lots of renovation done. Would love to see you do a reaction video. Are the location and renovation value for money? You always say, don’t buy your first home as your dream home. But Qiu Wen seems to be doing precisely what you say not to. After seeing her success, would you still stick to that advice? Also, any advice on not getting conned or overcharged by contractors? 2. Hope you could do a comparison of the different townships in KL: Mont Kiara, Bangsar South, Mid Valley, PJ, Subang Jaya, Bukit Jalil, Ampang Jaya. What are the pros and cons of each? Maybe you could do a Sean’s take 3 on 3 for each. 3. Hope to see your comparison of different cities in Malaysia too: KL, Klang, JB, Penang, Ipoh, Seremban (pros and cons or take 3 on 3). Can also compare the cost of living, daily convenience, food, people, lifestyle, etc in each city. Which city would you retire in?

[@alvinsoong123]

For 1, his opinions are for the general public. Of course, if u are like this red ppl, where money is not an issue and everyday tear 1m oso won't poor one, u definitely can go all in even golden plate ur bathroom.

[@karenchin8466]

If I would able to earn like her, of course dream house is possible for first home

[@iherng]

Hi Alan: 1. Well it depends what is success to you? Definitely she's rich and lots of sponsor, hence the amount of episodes. *the renovation industry is very small so I've heard of stories too of how they demand for things. Anyway, definitely it's a dream life to have for some. Not for me, I rather rent where I live, then invest in 20 properties that generate me cashflow every month. If money is not an issue for you, then go ahead and buy a mansion!! But for normal Malaysians like me, starting out with nothing. This is gonna be how I change the density of my family for generations to come. 2 & 3. Let me see what I can do. Thanks for watching;)

[@petiachoo1615]

Influencers have their entire home sponsored head to toe. Wait till Sean has the same amount of fame :P

[@bloomwinx4164]

Your video discussed about houses for core family only, i.e. parents and a kid. Now with the old age nursing homes are charging exorbitant prices, the trend of house demand may include bigger houses with more bedrooms to cater for grandparents as well. Thus, a house comes with at least 5 bedrooms are more desired in future, preferably 6 bedrooms. There's how the 6 bedrooms are used: 1 bedroom each for grandfather, grandmother, middle aged couples, one kid, a domestic helper and a guest room. FYI, older couples are tend to live separately due to differences in their living habits.

[@davidong4785]

I always wonder does malaysia's properties appreciation combats the rate of ringgit falling against usd / gold / roti canai's value.

[@iherng]

That’s the first rule of property, hedging against inflation. The price will always follow the market’s demand versus supply situation.

[@davidong4785]

@iherng technically it should, however I think it is still subjective towards the rate of depreciating of ringgit without considering taxes, fees and interets. When I mean inflation (non paper) but real buying power against goods and services.

[@jasteech]

Question, why are developers building condominiums as if we are in HK? The number of condos being built is spoiling the view and sceneries for landed property owners. Maybe it’s time to introduce sky rights. 😅

[@newname3718]

Because limited public transport network. Everyone has only 24hr/day, and it will be up to you to spend your time, whether on a car or on a job/recreation to recharge. They held your time as hostage (with the passive help from ignorant lazy gov), so now you have to pay to keep your time. I forgot what study edi that human's activity circle generally is within 1 hour of travelling. Before cars are invented the size of city is 1 hour by foot/cycle, for example. So now with highways build this rule still apply. Add traffic congestion or tol into the equation to shrink the area. All these the developer spent time to study one leh don't play play. So we as consumer, we only get to choose whether we want to pay extra RM500 on house installment or for tol+petrol+time+car , we only get to manage where we spend, can hardly keep the money. Sky rights? Developer will just channel those to consumers 😂😂 PS: I wonder if government setting up more "centres" for economy activity can help. But first we need more real business within our borders la, not those mamaks and hawkers stall Malaysian earn from Malaysian kind of business.😂

[@chunloh]

Agree.. so ugly everywhere you go you see tall concrete jungle

[@ylihao]

Hopefully you’ll share the property talk in SG if you have the recording 😁

[@iherng]

Owh no. I don't have that session because it was not allowed;(

[@ylihao]

owhhh… sad face 😢

[@desperateboy]

Expensive real estate is the best contraception

[@iherng]

Unfortunately that's very true.

[@Molloy1951]

Excellent video! Thank you

[@iherng]

Thanks for watching Molloy!!

[@valentineleroy3638]

Apartment property overtime appreciate very little compare to landed property, another issue with apartment is the ever rising cost of corporate fees and sinking fund. if you have live in old apartment such as those along jalan klang lama and jalan genting you will realise old apartment has a lot of issue such plumbing , broken floor tiles and and always lift broken. Landed house you have much more freedom to manage by yourself and value tend to appreciate over significantly higher over time

[@newname3718]

This flexibility also have their bars set. So like for those whose roles is to bring down the country's average income, we are more or less denied to enter that segment. 😂

[@Epiderm91]

But landed props cannot get positive cashflow

[@p10rambo]

@@Epiderm91 neither can apartments

[@Epiderm91]

@@p10rambo then you buying apartment in the middle of nowhere...Nilai maybe

[@p10rambo]

@@Epiderm91 more often than not the rental is same or lower than mortgage, if its higher its not that much more, compared to countries like the US

[@CornerKickSG]

For a property of RM1-1.5mil (assuming 20% equity / 80% loan), which development is fantastic to invest in, in Mont Kiara?

[@ngrobert5054]

Really informative one-day we meet ya

[@MrJohyet]

Is JB property nearby CIQ worth buying or investing?

[@whybotherha1021]

i think its ok like today. so good luck to greedy developer, investor etc. let all people can buy house for living.

[@teatree6228]

Quota’d bumis real estate is probably dropping in value dailt

[@briantayler1230]

Australia has had a low birth rate for a very long time. The population balance and therefore property values have been sustained by immigration. Immigration is not a possibility for Japan or China but could be for Malaysia.

[@iherng]

Great sharing Brian. Thanks ;)

[@eriklee9462]

You need immigrants with m0ney duhh . .. msia only wants more immigrants without money & make it hard to get official residency.

[@briantayler1230]

Hello Erik, the best migrants are young, educated, and with skills. These migrants do not need to have money, but talent. Some obvious countries to draw upon at present are China, Russia, and Ukraine.

[@newname3718]

​@@briantayler1230can rule out China, they earn more in their home land. 😂

[@Kelberi]

100percent agree! Malaysia has been importing banglas and muslims.

[@rabbiter-v8b]

As a foreigner i would perhaps buy KL condos instead of JB condos or landed despite all the hype of RTS. Witnessing the past 10 years of JB property market, the hype to clear the unwanted and overpriced condos glut using first Iskandar Malaysia and now RTS can only entice the young novice and uninformed Singaporean buyers.

[@vintagedigital108]

johor needs a good lrt system and close by amenities

[@yvvonelee5026]

iherng. What about service apartment in KL

[@propertytsunami3071]

propertys' are terminal velocity

[@yeowchongong5608]

Will live 2 weeks in KL, 2 weeks in Singapore every month

[@weeshianchong7594]

So you're tax residents of which?

[@yeowchongong5608]

@@weeshianchong7594 As both countries has tax exemption agreement, if one stay less then 182 days in Malaysia should not be classified as resident hence no tax. But if one also draw salary or director fee and others income then I suppose need to pay tax, is easier to do business or any banking application in Malaysia too. I have to check with my Malaysia consultant. Anyway we see KL property is under value at this moment. So better grab before too late but must buy the so called “Egg Yolks “ zone. 😝

[@zillioninvest7034]

then u can consider Bukit Jalil area! 😂

[@hansontan6025]

Malaysia population where got shrinking ... Chinese population is shrinking thats fact ... Popular residential area wont stay popular forever ... Nothing stay the same forever ... When that area bcome old, younger generation from that area will move out and left the old generation ... Every year new area will be developed and bcome hotspot ...

[@Cxs1a3]

Exactly, the population that can actually buy stuff is shrinking, the population that is burden 2 society is increasing

[@hansontan6025]

@@Cxs1a3 supposingly when ppl get older, buying power still there coz retire ppl still got money compare to teenager... Only country GDP might shrink due to lack of work force ... Malaysia case, if what epf declare is true, then msia in big deep shit in terms of retired ppl with little savings ...

[@radeonw91261]

Mostly The property is bought by Chinese and the population shrinking

[@kctan7827]

As long as government control or stop new lauching. Then subsale market will move.

[@iherng]

Well based on my observation, launches of new projects has been held back since last year.

[@tangchuengkhai]

There is no podcast, only KZbin

[@iherng]

Thanks for watching:)

[@ericlai3221]

great stuff

[@peterchin7796]

a comprehensive session indeed, much thanks Sean!

[@iherng]

Glad you enjoyed it Peter. Thanks for watching!!

[@yaohun]

what about political changes/turmoil/instability at federal and state's impact to the market?

[@iherng]

Well we have went through so many of them along with lockdown, prices of the addresses mentioned are still very high. They didn't even budged.

[@desmondchin3345]

Real property is meant for people to stay not to earn money from. Bitcoin is the solution and will put property back to utility value instead of speculation value.

[@Iknowu-rs2cj]

Malaysia property prices is so easily to pump up if the government wants it. A twist or adjustment on the local property regulation will do the job but they don't so many still are lucky to have the chances to own for now. But comes in few years time with those infrastructures changes especially on all kinds of transport then you will recalled back here, OMG.

[@munkit2641]

First !!!

[@iherng]

Appreciate it MunKit!!

[@wytan5276]

You mentioned about the potential gains of owning properties in JB. Which kind of properties, and where are they located?