Frequently Asked Questions - Buying Property in Malaysia

[@ChristianChua]

One of the KZbinrs that is worth watching! well done

[@AlphaMarketingSG]

Thank you

[@naga2015kk]

TALENT MAGNET... yes, a very powerful factor not many people understand until they start looking around the world. Singapore stands out and will continue to compete for talents. When talents come, money follows.

[@AlphaMarketingSG]

Yes Singapore is the talent magnet for SE Asia and even greater Asia

[@steventay5834]

​@@AlphaMarketingSGThat is why Ryan is in Singapore

[@onceyoung]

Fair comments for those who are keen to buy a property in JB. He is right about Forest City, totally agree with him

[@AlphaMarketingSG]

Thank you for your comments

[@J-Young_photography]

a lot of people have the wrong sense of comparing HK- Shenzhen and sg to JB. SZ has a 15M+ population and many high-tech companies HQ there. while JB only has a tourism business. it is hard to sustain the high-end properties there. and even in SZ the rental return is low let alone JB. Unless Malaysian govt removes the 1M cap for the resell properties else it is hard to grow the secondhand market there. And if JB is planning to be a retirement hub for Singaporeans, then the visa policy should be more flexible, those who own a property there should be able to extend their VISA to say 90 days automatically.

[@AlphaMarketingSG]

JB has lots of factories from Singapore. Not too different from Shenzhen initially taking factories from Hong Kong. Most people think its just tourism on the face of it but there are fairly large industrial parks in Johor all quite high occupancy. One of the Capitaland REITs just bought 3 factories in JB. Granted Malaysia is not China, but JB achieving even 50% of what Shenzhen achieved is a big jump from today. You must also note MRT linking HK-Shenzhen was in 2003 I think? Ours only in end 2026, we still are very early on the timescale vs Shenzhen

[@steventay5834]

@J-Young_photography You are 100% right. Rental yield is pathetic even with the new SEZ because very few expats

[@alwinyike5878]

Good and wise answers to many questions. Tq

[@AlphaMarketingSG]

Thank you

[@leeaaron7856]

Great video! Very logical and informative. Thanks.

[@AlphaMarketingSG]

Thank you

[@vanquach9753]

Sound very good I think buy to live there is ok but for investment i don't think so . there are more than 800 property for rent just at r&f If you buy you need to line up for your turn to rent out

[@AlphaMarketingSG]

Alot of fishing listings online. Agents put listings to get calls. Alot of them don't have an active listing and/or may try swing you to alternative rental listings. Go try and call to find out. And come visit the actual project and you can see the super high occupancy.

[@Iceman8888-l9v]

Very few informed investors consider Johor RE investible. It’s a dog market. Only viable if one plans to retire there or buy a holiday home and do not mind losing some value…

[@AlphaMarketingSG]

@@Iceman8888-l9v tq for your comments. R&F prices are up though, and likely to up further once MRT completes. I will do another video explain my math on this

[@keepdurron]

Good video on JB property investments. Agreed mostly except for the last part about the difference of $2000/sf in SG vs $300/sf in JB. The difference is in the governments and developers, vis a vis the political stability. Buy JB property with the risk mindset of low appreciation or loss of capital in mind

[@AlphaMarketingSG]

TQ. Do watch my video on pricing R&F Princess Cove. More details there on why the gap will narrow in the coming years

[@shutengloke5907]

With or without the MRT, the main bottleneck is immigration. Unless somehow we can speed up the immigration process, don't think traveling time will be any better. And if somehow we can improve the efficiency of the immigration process, it will only encourage more people to move to JB and hence we are back to square 1 - there will be a long queue at immigration. It is similar to KL road, the more highway built, it will just encourage more people to drive. And at the end of the day, the jam still remains. Just that now there are more people caught in the jam than previously. Fyi, I'm a Malaysian who live in KL for 30+ years and now living in JB/SG for the pass 15 years.

[@AlphaMarketingSG]

the upcoming MRT practices a single immigration process. Where SG and MY immigration will be in the same building on both sides. So you only queue once, board the MRT, and when you arrive, there is no more immigration. This should speed up the immigration process somewhat.

[@Captain-wi7pq]

And yet you have never taken the KTM once to understand how the RTS's immigration will massively reduce the current bottlenecks.

[@AlphaMarketingSG]

@Captain-wi7pq yes current KTM process immigration faster

[@Jaymore639]

Trust the system...in 2027 immigration issue should be resolved with rts.. patience ....

[@hl0ng]

Our Minister Mentor quote ' And at the stroke of a pen, they can take it over'. it nearly came true in 18th March 2020 when the Malaysian Goverment shut the border for about 2 years. This can happen again. Those who bought landed prooerty in Jb, knows what I am talking about. I didn't go to my condo for 1.5 years, it took me 2 months to repaint and clean the place. And nobody, NOBODY, make money from buying property in Malaysia. I f you are really, really lucky, you can only sell at half the price of what you bought. First of all, the developers will want to squeeze you. and the Goverment will cut you in pieces. Believe me.

[@AlphaMarketingSG]

@hl0ng tq for your feedback but all borders all countries closed during covid, what has that got to do with your properties only?

[@J-Young_photography]

worst is currency depreciation.

[@AlphaMarketingSG]

Yes. The good and the bad of being a SGD resident/ earner is this currency issue. All popular overseas investment destinations in the past 10 years (Australia, UK, Japan, Thailand) have experienced a currency loss versus SGD. On the other hand, if you stayed to invest in Singapore, you face high ABSD on 2nd/3rd property plus TDSR reducing your loan quantum. So even if you have SGD500k also you not necessarily can buy anything long term in Singapore.

[@aarone4626]

Well said video. Will you also do a chinese version of this? To educate the older or chinese speaking generations💪😊

[@AlphaMarketingSG]

Thank you. I hope we have the time to do Chinese versions as well but KZbin one thing good is can put Chinese subtitles? Does that work? Or if have any specific questions can text me at 81261626 I can explain in Chinese

[@SUSDUNE]

How about Quayside Jbcc

[@AlphaMarketingSG]

Do watch my other video on 5 Condos that are Walking Distance to the RTS

[@hairulnizam85]

MM2H is not attainable by many since the changes. I didn't hear any news of it going to change.

[@AlphaMarketingSG]

Announced in budget 2024. Soon. Wait abit more

[@petiachoo1615]

R&F in the news recently again for the water seepage and mushroom farming. Structural issues that can't be resolved even if homeowner willing to pay.

[@AlphaMarketingSG]

Mushroom forming because owner didn't stay and left unit haha. If have people in the property, how can the mushroom form?

[@Jaymore639]

Building under 10years should not have mushroom forming...unless there are a sub standard material used in the construction

[@sushichannel1244]

What do you think of projects like Trellis and Avenue Residence? Worth buying?

[@AlphaMarketingSG]

Trellis/Verandah is not next to MRT. Still a short drive required. My opinion is if you can afford it, still to buy walking distance to MRT. Longer term, there will fare better because the supply that can walk to MRT will be limited. But if you buy for own stay and your budget only allow Verandah, then bobian. But then if you not gonna be near MRT, you might as well consider other neighbourhoods as well in JB that are more vibrant despite further away

[@arnemcradu6499]

Greetings - I have a question I hope you can answer. I am looking at the Sarawak mm2h but would like to buy a condo in jb. I realize that the conditions necessitate 1 month per year living in Sarawak. My question is - can you use the 50% ( 500,000) for condo purchase in jb or does have to be in Sarawak. Enjoying your vlogs and look forward to speaking with you if I can use the 50% for jb condo purchase.

[@AlphaMarketingSG]

@@arnemcradu6499 why apply Sarawak MM2H and not the SEZ one?

[@arnemcradu6499]

🤷‍♂️what is the set visa! Never heard of it. Can you kindly pass on a link? Thanks!

[@AlphaMarketingSG]

@@arnemcradu6499 watch the other mm2h videos on my channel

[@ysl9784]

If R&F go liquidation and the strata title not yet issued . Is there any remedy to the owner?

[@AlphaMarketingSG]

Depends how much of the strata title application process is done up yet. If documents are mostly submitted, then might not be difficult to complete the process. Like in phase 1 case, title was just issued. Liquidation can take years for a giant company like R&F, assuming it happens

[@alfadewata3357]

Can a PR buy property in malaysia like the locals ?

[@AlphaMarketingSG]

Yes

[@marian7297]

How about Paragon Gateway? I read lots of people buying it. Is it good?

[@marian7297]

Hope for your advice. TQ

[@AlphaMarketingSG]

Not walking distance to MRT. Very new, construction just started

[@marian7297]

Thank you for your response

[@steventay5834]

Not true for me. Landed got roof leaks and termite issues. Painting will cost you a bomb. Also, landed very lonely lah

[@AlphaMarketingSG]

yes landed living is not always good

[@J-Young_photography]

BTW, HK's residents can obtain a special pass that allows them to stay in China as long as they like, this really completes the retirees' needs. when you grow older do you still want to move back and forth every month? Once you reach a stage of wheelchairs you don't even want to come back unless absolutely necessary. China has too many ghost towns or cities that were designed as retirement cities, in the end they become ghost towns. So I seriously don't think the current policy is attractive enough for Singaporeans to retire there. I won't mind renting a place there while I am healthy and able to travel around during my early retirement. But why buy? rental is much cheaper, and can move from condos to condos, from city to city, even country to country.

[@AlphaMarketingSG]

Malaysia has a Malaysia My Second Home program (MM2H). I have another video for it

[@ConstanceLee-o7b]

Hi Ryan, what’s your take for Coronade residence?

[@AlphaMarketingSG]

A couple of comments on Coronade: 1. For investors I think Coronade has very ideal layouts, very investor sized haha. 2. They are basically targeting buyers who can't buy cash in R&F Princess Cove, since R&F Princess Cove only accept cash buyers for Studios and 1 bedrooms. So they go Coronade to get walking distance to MRT and can take loan. Even so, taking loan is not easy here at this project. I suspect partially is because the developer is private and not much public information available. 3.Also Coronade just started construction not too long ago, will be years before completion. And the walkway to the MRT, they have only started ground breaking in June, and its not a direct walk, it will head towards the convention center, then only turn left towards City Square. That makes the Coronade walking distance to immigration/ CIQ similar to that of R&F Princess Cove. They have another more direct walkway to the MRT proposed, but that is only proposed and we can't really factor that in yet since they probably have to wait for the MRT to complete first before that can happen 4. The whole concept of Coronade and IIBD is great. I like it alot but also too many items are still in planning/ under construction. There is some risk that things may not happen as planned. For example they have a mall planned, but not yet start construction (dunno when either) and again this developer has zero track record of running a mall. Malaysia we have to factor in these kind of risks more, especially for private developers. And office towers/ medical suites, I'd much rather judge them after completion and I can see actual tenancy/ occupiers. 5. Singaporeans can buy I'm told but pending state government confirmation. And this developer has connections so they will probably get it. But ya my opinion is why take all the above risks. Ya so that's my 2 cents on Coronade. R&F Princess Cove has one major advantage in my opinion is that as of today 2023, its alot more established and proven, and for buyers I think that added safety is important given the patchy track record of property developers in Johor. But I really do hope for IIBD to do well too as we want to add more vibrancy and rejuvenation into JB city center

[@ConstanceLee-o7b]

Many thanks Ryan for your kind advice.

[@88_JJW_88]

unless you are earning millions then retire in SG no issue. For most of them who can manage it...best is to earn in SGD and spend in MYR irregardless if you are moving to JB or not

[@AlphaMarketingSG]

yes there are many SGD earners who are spending money in JB now hence the massive jams on weekends and still quite heavy traffic on weekdays. Can use the camera apps to see. Even 10-11am weekdays have high traffic volume from SG to JB

[@Zulng]

Bro any cap for price for Singaporean buying Johore apartment

[@AlphaMarketingSG]

Resale minimum RM1million except in Medini. Buy from developer some projects can buy below RM1million

[@Iceman8888-l9v]

There are other challenges which are not covered: 1) Myr is weak and weakening which means investors could end up with an asset which is losing value in SGD currency. Imagine buying a place and in 5 years time sgd / myr weaken by 25-30%… realistic scenario 2) JB has huge over supply of housing. If you track bank mortgagee sales.. it’s at phenomenal levels. With interest rates at this high levels…. Housing will be very stressed. Not true it’s balancing out… talk to the local bankers. Huge huge incoming supplies… 3) Most international analyst are forecasting a global recession in 2024. US treasury yields has foretold this as well. Malaysia has not even recovered from Covid. With government financials in dire straits, Malaysia is heading for huge fiscal challenges in 2024.

[@AlphaMarketingSG]

1) Regarding currency movements, I am not expert enough to comment on this and I think there are alof of factors that govern it. Its a double edged sword, yes property prices are affected if MYR weakens, on the other hand the attractiveness to spend and retire in Malaysia will increase as well. If you dont want to buy, then rent also can. Renting in JB for retirement is also a viable solution 2. I covered this in my video, the oversupply is dropping. This is shown in NAPIC stats as well and transaction volumes are higher than prior year 3. This one is a mixed bag too in my opinion. I don't think US recession is a foregone conclusion. The US stock market doesnt seem to indicate so. See Malaysia budget 2024 for current government solution to the fiscal issue, but again this problem is not limited to Malaysia but many countries globally as well.

[@michaelseah9617]

I am with you on Point 1. I bought landed in Bukit Indah back 2011 at RM501k. Sold it in late 2016 for RM700k. When I bought the property in 2011, SGD$1: RM2.60~2.65. When I sell it in 2016 SGD$1:~RM3.00. That is about 15% lost on currency alone. In my case on paper the house value I earn RM200k but deduct currency lost 15% about RM30k, renovation cost, interest rate, other up keeping cost, its a marginal lost sale. I consider myself lucky in this run. If to by property in JB, just stay and never think of selling it. Pass it to your kids.

[@Iceman8888-l9v]

Johor is not a RE investment market. You have not even taken into account loan servicing cost (averaging 3-5% pa). Also if that sum was placed into simple Fixed deposit, instead of the house, it could have been earning 3-5% interest pa. Johor only works if you buy to stay and don’t mind losing some value…

[@byteme9718]

NEVER invest money in Malaysia you're not prepared to lose at an instant. Rent and keep your assets offshore as far as possible.

[@AlphaMarketingSG]

TQ for sharing

[@violinbite]

As Singaporean, can i stay 29 days and exit for one day and return for stay in Malaysia another 29 days?

[@AlphaMarketingSG]

Initially yes but that visa is a tourist visa, not meant for long term stay. Better to get a proper visa. See my other video on visas to live in Malaysia

[@violinbite]

@AlphaMarketingSG really I wish just stay without any string attach such as investment tie up or fixed d tie up. What will be a better option? I don't mind stay like 29 days and have a few days out of Malaysia. Is that on?

[@AlphaMarketingSG]

@violinbite see my other videos on visas to live in Malaysia. Anywhere you go overseas any country, you need a valid visa to live long term

[@jasonlim4512]

can singaporeans buy sub sales or lelong landed?

[@AlphaMarketingSG]

Lelong no. Subsale above rm1mil yes

[@MTMT-wm2dq]

Buying properties in JB for investment is No Great Brain. Retire in JB hmmm not for me. I and many Singaporeans go JB for food shopping and holidays.

[@AlphaMarketingSG]

Sure no problem

[@steventay5834]

Agreed. Enjoy your holidays in JB

[@steventay5834]

No. 4: Oversupply situation. Developers selling at high prices. How to make profits?!

[@souka720]

Smart Singaporean invest in KL. Not JB. So many properties in KL r owned by Singaporeans

[@AlphaMarketingSG]

So many in JB also owned by Singaporeans

[@predatorhelios8633]

Hard to look after your property in KL

[@miaolawyer]

哦

[@AlphaMarketingSG]

oh?

[@miaolawyer]

exchagerate

[@AlphaMarketingSG]

???

[@nadiahlotfy2187]

Malaysia is too nice letting these freeloading Singaporeans live here without paying income tax. Land tax needs to be increased for foreigners not working in Malaysia. 1 million minimum is too low. Needs to be increased to 1.5

[@AlphaMarketingSG]

I think RM1million is just nice. You must understand foreigners spending in Malaysia is good for the economy. You cannot blame foreigners if government don't help on affordable housing. Is 2 different problems with different solutions.

[@AndyGoh-xs7ow]

I am concern about riot in KL and spread to Johore bahru one day .

[@AlphaMarketingSG]

Riot in KL? Are you sure you got the right country?

[@Jaymore639]

Riot in KL??...maybe Palestine support demonstration...most peaceful demonstration

[@steventay5834]

Don't buy!!! Don't buy!!!

[@AlphaMarketingSG]

[@swimlah]

R&F is choking, went for a swim in the pool. Almost died from the air pollution 😵‍💫

[@AlphaMarketingSG]

Is it? haha