Johor Bahru Property Market Outlook 2024

Johor Bahru Property Market Outlook 2024
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[@leeaaron7856]

Good video. I hope that the Malaysian government does a more concrete master plan on setting up an LRT/MRT network that links the Iskander region to the RTS station and then to SG. This is more important than HSR IMO. This will be a game changer if the government knows what to do.

[@AlphaMarketingSG]

There is a proposal by Johor state govt to federal govt on a LRT line within JB. Now have to see if they can get approval and funding for it. See my other KZbin video on the LRT line

[@DreamlandTalesBedtimeStories]

Thank you for the video. I hope you can make a video to help us calculate all the costs involved (including hidden costs) for a landed property or condo sold by developer or from the sub-sale market.

[@AlphaMarketingSG]

It will differ depending on the transaction as developer package are usually different

[@petiachoo1615]

Thanks for sharing, for those who can't tank the risk of buying property in JB, renting is always a viable option. Plenty of choices.

[@AlphaMarketingSG]

Yes, rent if you prefer to just rent

[@jasonlim4512]

hi, can do a vid analyst of the more residential areas? i want to be away frm the shopping and crowds.

[@AlphaMarketingSG]

If have time, will try to do. But this kind of thing I always think it's best to self visit. Property is not something where should 100% rely on 3rd party advice/ 1 time visits/ online. And JB is so near, go every weekend also can to understand the area well. That's why I don't invest in real estate I can't readily see/touch/feel the environment often. You will end up depend on 3rd party too much and lose control or ability to decide

[@JCTPing88]

Ive subscribed to your channel. Great intel. Are you able to do a video which area of jb u think the property will be more focus or prosper after RTS and when economix zone more mature. In terms of new projects and geographically growth in next 5-10 years.

[@AlphaMarketingSG]

Thank you for watching and your kind comments. I think I have hinted in some videos where are areas to look out for and why

[@empedward8]

Hi Ryan. Can you pls. share your investment view for Prima Regency Service Apartment in Masai & Palazio Service Apartment in Tmn Mt Austin. Hope to hear from you soon. Thank you

[@AlphaMarketingSG]

Both property condition so-so only. But, I guess it's affordable. If you can buy on good cashflow, go ahead

[@stevenauyong5089]

Hi, Is Paragon Suites at CIQ walkable to Bukit Chagar station. Any info on this condo. Thanks.

[@AlphaMarketingSG]

Not walkable. Have to pass a big highway. Go visit and see for yourself

[@lynnong676]

There are landed properties within walking distance to CIQ. Jalan Lekas, Jalan Bukit Timbalan, Jalan Merah Taman Pelangi, Serene Park, Stulang Laut and Jalan Indahputra. I mean walking distance. Not those far away like Mount Austin or Dato Onn. Bad traffic jams.

[@AlphaMarketingSG]

Landed there are old, require major renovation to bring it to modern standards. Non gated guarded too

[@steventay5834]

Lee Kuan Yew once said : Cannot invest in JB properties. Something like that. So much land in JB. Exchange losses. Politically unstable. How to invest?

[@AlphaMarketingSG]

@steventay5834 are you sure LKY said that haha. Dont simply say. What he said was something else

[@cac1504]

JB folks not working in Singapore will buy further away from CIQ to avoid congestion.

[@AlphaMarketingSG]

Yes. And they will live in the suburb they prefer as their lifestyle revolves around the suburb

[@harryong5252]

Hi, Ryan nice to see you again. for me, i want to buy a land in Ipoh first then jb because the landed in ipoh is also getting expensive

[@AlphaMarketingSG]

retire in Ipoh?

[@harryong5252]

@@AlphaMarketingSGyup ryan

[@fidiyanajames3698]

Advise on Country Garden Danga Bay...like e quality, location, future (price can go up) , the developer facing default

[@AlphaMarketingSG]

Project is already completed so there is no construction risk but the mall still owned by developer though. And Country Garden amongst various Chinese developers their situation is more serious. Have to see how their market adjusts there.

[@MTMT-wm2dq]

@@AlphaMarketingSG Dead duck

[@aileentan2651]

May I seek your opinion for the condo on Jalan Indera Putra is worth to buy? It’s already 30 years built. Thanks

[@AlphaMarketingSG]

What condo is that? Not familiar

[@stephenang499]

Senibong Walker will have condos launching in Austin Crest soon

[@AlphaMarketingSG]

Yeah. Last pockets of land there do condo

[@ryanjunweii796]

Do you know which land is going to build Condo? Is it the land where is surrounded by shop?

[@AlphaMarketingSG]

Go to sales gallery and ask@@ryanjunweii796

[@ryanjunweii796]

@@AlphaMarketingSG Thanks for your prompt reply. Will do

[@jailanimerchant9764]

Hi. Any advise where to source for Msia Visa if I buy residential in JB. I prefer not MM2H as 500k myr will stuck there in security deposit. Any alternative. Txs

[@AlphaMarketingSG]

see my other KZbin video on other visa options. Also if you are in IT line can apply for digital nomad visa

[@jailanimerchant9764]

Thank You Sir.@@AlphaMarketingSG

[@ChristianChua]

I want to ask about the maintenance and state of the project. Because I am a regular viewer of your videos, I booked a stay at Danga Bay Country Garden last weekend to get the feel of the place. It is a nice place, and overall, I like it. However, as an Investor, I do see that the building's paintwork is not maintained, and the paint is peeling off. I cannot imagine the state of the project in another 5 years. What is your comment for potential investors like us?

[@AlphaMarketingSG]

Building repainting in Malaysia is 10 years once by law. For Country Garden they have to do it by 2026/2027. Some condos are better maintained that others. Have to go see. But collection rates for maintenance fees for mid-high end condos in JB is very high. Most of them have circa 90%-ish collection rate

[@minyakbam]

What is your view on residence Pandan 3 at Pandan Heights?

[@AlphaMarketingSG]

not familiar with Pandan Heights honestly. Why dont you go further up abit into more established areas like Molek/ Ponderosa/ Austin?

[@teqster]

Great video and I've been enjoying all of your videos. Please keep up the good work. Around 1.5 years ago, I was able to snatch a sub sale condo unit near RTS station (it was mentioned on this video) at RM6xx PSF and now, it's transacting around RM1xxx PSF. I get calls and messages from agents to sell my unit as there are buyers but I bought this unit for weekend home and retirement. No intent to sell at least until RTS is built. There's still a lot of criticism on Johor property investment and I can understand why. It's not as easy and straight forward like Singapore. Property investment is all about timing and location.

[@AlphaMarketingSG]

That's great 🎉

[@user-bn5in5yu8n]

Hi, great video! I was wondering if you can comment on the developer, country view and their current development Aurora Sentral. Is the developer safe/good? What do you think of the location for Singaporean looking for own stay (retirement)

[@AlphaMarketingSG]

The developer Country View has a pretty strong and long track record in Johor. Nothing to fault them. And Aurora Sentral is in an area fairly popular with locals and Singaporeans already. The only thing is the project is yet to be completed, there is no final product to compare and there are a variety of resale options in the area which you should also visit to get a fair decision on whether Aurora Sentral is the one or not

[@user-bn5in5yu8n]

@@AlphaMarketingSG Thank you for your reply.

[@jiangmingliang71]

Bukit Chagar RTS station itself, will it become a mixed development with condos?

[@AlphaMarketingSG]

there is a proposal on that but nothing firm right now and a high price point expected about RM1,800psf

[@locktc]

@AlphaMarketingSG remember people, if it doesn't reach 1.8k psf go find this person and ask back your money.

[@williamfu7033]

You did Not mention anything about the RM exchange risk in investing in MY properties.

[@AlphaMarketingSG]

I talk FX risk in some of my other videos but basically past 10 years, SGD has appreciated vs against all popular currencies Australia, Sterling, Yen, Baht. If invest overseas all lose FX, not just Malaysia. Then again you can have SGD500k cash in Singapore and you can't afford to buy a 2nd/3rd property due to ABSD and TDSR. In Malaysia, you can take a loan to hedge currency risk, most investors will pay the 4-4.5% interest pa to hedge over long run

[@pfl3436]

What is the outlook for horizon hill

[@AlphaMarketingSG]

Horizon Hills is an old time favorite. Can't really go wrong there. Upcoming is their neighborhood mall and some shoplots they are building near the clubhouse. But if you are considering Horizon Hills, then you can also consider all the other options above highlighted in my video and see which you prefer.

[@KellenKeatonCo]

Great video. Thanks for the information. I’m a foreigner looking to spend time in Malaysia 3 months a year. Does any property exist for RM500k or under for purchase?

[@AlphaMarketingSG]

Yes for the Medini zone in Johor, foreigners are eligible to buy at any price. For RM500k you are looking at a small 2 bedroom maximum.

[@KellenKeatonCo]

Thank you! I will research the area.

[@AndyGoh-xs7ow]

My malaysian cousin remarks that RNF condo are reclaim land n will sink .

[@AlphaMarketingSG]

Is your cousin a structural engineer?

[@Freedom2307]

R&F princess cove phase 2 still can buy? Also its developer R&F global stable ? If bankrupt, what would happen?

[@AlphaMarketingSG]

Ya still can buy. Safe because Phase 2 completion is anytime now, so hardly any construction risk. In China, all developers are considered 'sick ', though R&F is not in the serious patients zone

[@Freedom2307]

Thank for input. Only scare developer bankrupt can’t get strata title hard to resell . Also whole project maybe incomplete such as phase 3 and 4 which makes it even harder to resell due to reputation issues

[@AlphaMarketingSG]

Phase 1 strata title was issued last year, but ya I understand the uncertainty that is brought about by China economy not strong now, we wont be sure how bad it can get. But Chinese government has stepped in. Right now what they do is they ask the Chinese state banks to be lenient to the developers@@Freedom2307

[@ahbenglovefashion5812]

I saw some brand new R&F phase 1 listing in the property guru, is it true and still available? I text the agent and he told me to subsale from R&F sub contractor.

[@AlphaMarketingSG]

That's considered subsale already

[@ahbenglovefashion5812]

@@AlphaMarketingSG Hi Ryan, the agent told me is not subsale as now to deal directly with R & F developer as the R&F sub contractor just paid the RM$5k to offset his payment with the developer for supplying goods to R&F. The selling price is RM$50k cheaper from the purchase price but I have to pay full, did u heard of that before? Thanks ☺️

[@AlphaMarketingSG]

im not very familiar with how contractor units work but yes normally such transactions are full cash buys@@ahbenglovefashion5812

[@yongkuanquek2365]

Hi Ryan, Are you staying in a condo in Pasir Ris ?

[@AlphaMarketingSG]

Yes. Alamak. You found me

[@hengmunlam1991]

I have a terrace rental in the Taman Abad area near KSL, what do u think it will sell for ? You mentioned Mringit 1000 per sq ft, it means it can sell for 1.6M? Is that for real…its about 1561sq ft.

[@AlphaMarketingSG]

RM1000psf is for high rise near RTS. Taman Abad is not near RTS. For this type of old single storey terrace I think maybe RM500-600k intermediate unit? Double storey about RM800k onwards. I could be wrong

[@v2v7g9]

Hi Ryan, does Johor have a lower threshold for foreigners if we buy it from the developer compared with the secondary market? Is the Johor threshold for foreign property purchase 1M still?.

[@stephenang499]

Commercial titled property for residentialuse can be below RM1m but beware the utilities rates are higher.

[@AlphaMarketingSG]

Buy from developer can be below rm1mil for selected projects. Resale is RM1million

[@v2v7g9]

Hi Ryan, kindly provide a list of these selected projects. Thanks@@AlphaMarketingSG

[@AlphaMarketingSG]

@v2v7g9 list is too long la can't type out like that haha. I won't know all of them

[@AlphaMarketingSG]

In Medini area, you can buy anything below RM1million

[@zulkifliibrahim1395]

Singaporeans looking for second property face a hefty 20% ABSD therefore buying in JB is sensible. Those Properties with close proximity & connectivity to Singapore will command a huge premium. R&F Princess Cove satisfies these criteria. The ever weakening SGDMYR at 3.55 is a double edge short. On one hand it significantly cheapens your transaction cost yet it erodes your property value overtime. As long as the rate of property appreciation is faster than MYR depreciation you would be able to mitigate the fx risk. But for those who are looking to retire in JB, fx risk is not a major concern. I find Ryan’s view’s & analysis to be robust & logical. He is not saying that there are no risk at all.

[@AlphaMarketingSG]

Thank you for your comments

[@erictiong8575]

Renting is a viable option. Buying wise, not a bad thing to take maximum loan granted by the Msian banks ie: 70/80/85% depending on buyer’s profile. As over the years as the myr depreciates against S$, your overall loan quantum also gets smaller. Interest 4% paid likely can be negated by the currency depreciation. Keep your S$ invested in SG for 3-7% returns better.

[@nipulu77]

SG GE no need excited...result for past 50 years, always the same, more handout, higher mandate

[@AlphaMarketingSG]

Is it? i think this coming SG GE will be a hotly contested one. There are some gaps for opposition to exploit

[@kingriteh]

Why not include Permas Jaya?

[@AlphaMarketingSG]

Permas Jaya market for foreigners is basically just Senibong Cove haha

[@meisianglim7899]

Paragon Gateway good location?

[@AlphaMarketingSG]

Personally I think I better to buy as near the RTS as possible. Paragon Gateway still a distance

[@chengxi07]

Twin Tower Residences Dual-Key 1213 sqft $1.27m worth to buy?

[@AlphaMarketingSG]

Ya at that price is fair but not sure bank will value so high or not. Bank valuation is abit behind right now. You also need to check govt valuation if you are buying as a foreigner to be sure govt valuation above rm1mil as well

[@chengxi07]

Thank u! :)

[@yeewei78]

Can comment on commercial shop house? hear it is very hot now.

[@ChristianChua]

I heard that Singaporeans are not allowed to buy. But I am not certain about this.

[@AlphaMarketingSG]

Foreigners can buy 3 storey shop house. But it will mostly be resale. Very difficult for foreigner to get at launch. Foreigner quota very limited. Budget at least RM3mil plus expect high 3% to low 4% rental yield. Freehold many choices

[@yeewei78]

@@AlphaMarketingSG means better than residential as lower supply? i also think if something not as available to foreigner should be a better deal. lol

[@AlphaMarketingSG]

ya definitely shophouse is lower supply. Don't say foreigner, even locals want to buy also not easy. But bigger capital outlay required vs most residential property. Have to play bigger@@yeewei78

[@locktc]

If the price is so good, how come he himself haven't buy? And he predicted the price will reach 1.8kpsf. Cannot reach, go find this person to get your money back.

[@AlphaMarketingSG]

I have lots of property investments in JB. Too many actually, over leveraged

[@locktc]

@AlphaMarketingSG u ownself said it. If it is a good buy, u dont even buy yourself. I also can claim I got many properties in sg.

[@AlphaMarketingSG]

dont understand what you mean, actually Malaysia today my personal scenario is I cant borrow anymore from banks. I need to sell first if I want to buy. And you probably need to spend more time to research my profile before you say I "claim" only haha. I do have many properties in JB/ KL. Try search my old Business Times profile or on PropertyGuru speaker profile@@locktc

[@jer2911.L]

@locktc. Ya, be careful of this guy, he, a Malaysian is just trying to sell properties in JB. Everyone can say they have a lot of property in JB. Where is the proof? Anyway, the ringgit keeps on depreciating. Already 1 to 3.55. Soon 1 to 4.

[@locktc]

@jer2911.L this guy is definitely a red flag. Just from the examples he shared using shenzhen and hk vs sg and malaysia. Does this guy dunnoe shenzhen and hk is under same govt? It's not apple to apple. Besides, he keep predicting the price of what it will be. Giving people the greed if they don't buy they will lose out. Yeah. Singaporeans r not stupid la.