房产指南：马来西亚房产出租前五大准备

多重降温措施后，马来西亚房价还是压不下来，市场上消费者或从购屋转向租屋，租用需求料上升。

身为屋主，若要趁势将马来西亚房产出租，务必了解该市场的基本知识及操作法则。

马来西亚房屋的租用市场可能不像其他国家般，具竞争力，且随着房价飙升，业主要找到能出租，创造正现金流的房产已不容易。

但与此同时，房价不停上升，租屋需求相信也会随着上升。

如果你打算购屋出租，可参考我们的房屋贷款计算器，计算贷款的分期付款和其他置业所涉及的成本。

通过深入的研究和良好的个人财务管理，出租房产仍可为你累积财富。

接下来，让我们将谈谈以下几点：

1.租金

虽然租金是浮动的，但如何定价，屋主必须心中有数。要如何获知合理租金，以下几个方式都值得参考。

房产经纪：这是最快，也可说是最容易的方式。免费咨询，市场价格依据中介的个人经验和数据库资料而定。

网站：市面上已有好几个房产出售/出租单位的网络交易平台。

可通过其它类似单位业主/经纪所开出的租金来估计你的单位合理租金。

个人调查：也可选择在你单位坐落的社区里兜几圈，亲自收集数据。以这方式收集来的数据，或许有些误差，但不失为一个粗略的参考。

2.调整

现在你心里对租金已有个谱，接下来可以单位内所备有的设备及设施做为基准，调整你的单位租金。影响租金的事项包括：

*浴室和厨房设备，如微波炉*新油漆或清理的墙壁*停车位数量*独立/私人入口*保安措施，如保安人员，门禁社区等*提供全部家具、部分家具、或不提供家具*视野（适用于组屋或公寓）*其他设备包括游泳池和健身房谨记以上几点，可从中整理出适合你单位并附竞争力的租金。

3.出租成本

出租房屋涉及多项成本，其中一部分由租户承担，另一些则由业主负责。

租户将支付律师费和印花税，而业主将支付房产经济的代理费用和佣金。然而，这些只是单次费用。

长远来说，业主也必须承担单位的年度维修费，包括物业管理费、法律和会计、保险、清洁、维修、供应、税务、水电费、贷款分期付款、门牌税和地税。

业主的租金收入将会被征收高达26%的税率。业主必须注意，有些出租成本可扣税，有些则不能。业主应当在决定将房产出租之前，将以上的因素考虑在内。

4.租金带来的现金流

房地产投资的最终目地是创造正现金流。租金收入也是房产投资的其中一项好处。那么，如何计算流动资金？

租金收益–空置和信贷损失–出租成本–贷款分期付款=流动资金

例子：

1.每年租金收入：每月RM1,800×12=RM21,600

2.空置和信贷损失：估计占总租金收入5%=RM1,080

3.每年维修费：RM6,000

4.贷款分期付款：每月RM1,100×12=RM13,200

RM21,600–RM1,080–RM6,000–RM13,200=RM1,320正现金流

只要你的投资产生正现金流，你处于优势。接下来就要计算租金回酬。

租金回酬让投资者更清楚预计未来的回酬，以助做出适当的投资决策。

从以上流动资金的例子：

假设房产的市价为50万令吉

租金回酬：（每年租金收入-空置和信贷损失）/市值（RM21,600-RM1,080）/ RM500,000=4.1%

净租回酬：（每年租金收入-空置和信贷损失-开销）/市值（RM21,600-RM1,080–RM6,000）/ RM500,000=2.9%

现金回酬：（每年租金收入–空置和信贷损失–出租成本–贷款分期付款）/市值（RM21,600-RM1,080-RM6,000-RM13,200）/RM500,000=0.264%

5.风险

现在我们谈谈出租房子所涉及的风险，就像所有其它形式的投资，必须加以警惕。

空置：控制的单位无法为你提供租金收入，而你却必须继续承担贷款分期付款和维修费用。

租户：租户破坏你的单位或不支付租金都会为你带来金钱损失。

负现金流：租金收入不足以支付成本，将造成负现金流。

虽然没有什么投资是无风险的，但进行背景调查和研究将助你做出更好的决策，降低风险。


资讯来源：（瑞投资网/南洋商报）

月入RM5300 —可負擔房價 多少？

黃先生，今年26歲。我打算明年在吉隆坡買間雙層排屋，以我目前的資金，可以購買到多少錢的屋子？可以用公積金儲蓄來購買嗎？

我在酒店業工作，目前單身，一個月工資凈值5千300令吉，另外有兼職，不過收入不定，兼職收入大概在200至300令吉之間。

每個月花費包括房租600、電話費50、上網費+水+電+煤氣費100、娛樂和伙食300、公積金500、家用500，剩餘的存起來，酒店有提供一餐伙食。

另外，在新加坡銀行存有9千新元，是之前在新加坡工作所存的，還沒提出來。剛買了儲蓄保險，一年供5千令吉，一共要供6年，打算用每年的花紅來支付，沒有信用卡，沒有購買債券和股票，也沒有購買車子，銀行目前存有1萬令吉。



答：黃先生收入豐厚，加上年輕，購買房屋條件綽綽有餘，在沒有車貸的情況下，以凈收入5千300令吉為計算基礎，每月供期在1千800令吉之間。

如果以供期30年、分期付款1千800令吉作為參考，黃先生可以領取38萬令吉的貸款，可以考慮的屋價最高是在42萬令吉之間。

銀行是以凈收入作為批准考量，兼職收入、額外收入如花紅、超時津貼，都不在考量的範圍，因為這些被視為不穩定收入，時多時少，不能作為標準。

不過，黃先生必須確保首期屋款的來源沒有問題，目前銀行存款只有1萬令吉，加上新元存款也不夠4萬令吉，也許黃先生工作年資不長，因此所存的款項還不多。

我們不曉得黃先生公積金第二戶頭有多少儲蓄，如果不多，提取來購買房屋也不實際，畢竟幫補的作用不大。



资料来源：（星洲日報）

Budget 2016: Can You Afford A House Now?

With these various initiatives, owning a home is now more feasible than ever, but many first-time buyers are unaware of the -true- cost of home ownership.

Soaring property prices have been a long standing issue among aspiring Malaysian home owners, who find themselves having to scrape together a larger capital than ever to own a house.

A recent study by Demographia (a US-based urban developer researcher) further confirms what we already know – it found that Malaysia had a “severely unaffordable” residential homes market, with prices hovering at 5.5 times of median income, compared to Singapore’s 5.1 times.

Property value is considered no longer affordable when it reaches three times or more than that of median annual income.

In response to skyrocketing home prices, the Government had announced cooling measures for Budget 2014 to curb speculation that has been driving up house prices across the nation.

They include the cessation of the Developer Interest-Bearing Scheme (DIBS) – a scheme in which developers bear the interest on buyers’ housing loans until the project’s completion, and an increase inReal Property Gains Tax (RPGT) from 15% to 30% to discourage price-flipping upon completion.

RPGT is a tax on chargeable gains derived from the disposal of property within a set period. A chargeable gain is the profit when the disposal price is more than the purchase price of the property.

Meanwhile, to address housing affordability issues, the Government had geared the 10th Malaysia Plan (2011 – 2015) toward providing quality and environmentally sustainable housing for both rural and urban communities in line with their development objectives.

“ A home valued at RM400,000 with 90% margin of financing will come close to about RM20,000 in fees and charges 

”

Initiatives like the Youth Housing Scheme (YHS), 1Malaysia People’s Housing (PR1MA), and the Rent-to-Own (RTO) scheme were introduced to facilitate easy access to loans and to increase housing needs for the masses.

Programmes like the Private Affordable Ownership Housing Scheme (MyHome) and the My First Home Scheme were also intended to make home ownership a possibility for the average wage-earning Malaysian.

These initiatives will continue as the 11th Malaysia Plan (2016 – 2020) unfolds next year.

Budget 2016 continues efforts to provide affordable housing

The 2016 Budget, announced on October 23, will continue to focus on providing affordable housing to meet increasing housing needs, particularly among the poor, and low-and middle-income households in line with the 11th Malaysia Plan.

The Real Estate and Housing Developers’ Association Malaysia (REHDA) views the 2016 Budget as positive and helpful for promoting home ownership for the nation, especially for the low and middle income group.

“ Owning a home is now more feasible than ever but first-time buyers are unaware of the “true” cost involved 

”

“The allocation of RM200 million for deposit for first time house buyers is definitely good news to the industry especially in this current trying times. Payment for deposit has always been the biggest barrier to house entries and we fervently hope that the deposit will help spur home ownership amongst the rakyat,” REHDA’s president Datuk Seri Fateh Iskandar Mohamed Mansor said in a press release.

REHDA also lauds the Government’s move in making affordable housing a priority, saying it is indeed a step in the right direction towards encouraging the people to own properties.

What should first-time home buyers look out for?

With these various initiatives, owning a home is now more feasible than ever. However, many first-time buyers are unaware of the “true” cost of home ownership.

When it comes to purchasing property, the first thing that comes to mind is always the initial down payment.

Most banks in Malaysia offer up to 90% of the property’s price (margin of financing) for your first two residential properties. If you receive 90% financing, you need to pay 10% cash for the rest of the property’s price.

So for example, if you are eyeing an apartment unit in Puchong for approximately RM400,000, you will need to pay a minimum RM40,000 upfront.

The First House Deposit Financing Scheme announced in Budget 2016 will assist first-time home buyers in making the down payment. However, the mechanism and the bracket for house prices under the scheme is still unclear.

It could also be rolled out later in the year such as the Youth Housing Scheme, which was announced in Budget 2015, but was only introduced in July this year.

Buying and financing a home takes a lot more than just paying the deposit and the loan. Far from it, it also involves a number of miscellaneous fees and charges that many first-time home buyers tend to overlook.

To put things into perspective, a home valued at RM400,000 with 90% margin of financing will come close to about RM20,000 in fees and charges – that’s how much more you will have to pay beyond the down payment to make the sale happen!

Then there is the question of choosing the right home loan for you once you’ve gotten these details down.

Younger home buyers will have the advantage of stretching their home loan tenure to a maximum of 35 years.

This means lower monthly repayment, making the dream of owning a home a much more attainable one.

First time home buyers with good credit rating will also be offered 90% financing, which brings the down payment down to the minimum of 10%.

Also, do you want it fixed or variable?

The interest rate for a fixed loan will remain constant throughout your tenure, which is good if interest rate spike, but if the rate drops, you will miss out on any savings.

You will need to weigh all the pros and cons for your individual circumstances to get the lowdown on the benefits of both types of loan.

Meanwhile, getting a flexible mortgage scheme features lower rates and payments early on in the loan term. However, rates and payments can rise significantly over the life of the loan. Compare the best mortgage loans in Malaysia using our home loan calculator.

Affordable housing by the Government can only do so much, if you don’t have the proper financial planning to own a home, you will still not be able to buy one.

There is nothing you can do about the flailing economy, but you can find a way to make your money work harder for you by using the right credit card.

iMoney.my

Affordability a key concern for the rakyat — Survey

KUCHING: iMoney’s survey has shown affordability a key concern for the rakyat while interest towards education or infrastructure developments takes a backseat.

All is not well amongst the pockets of the rakyat with main concerns centered on the rising cost of living and its domino effect on other areas such as housing affordability, as found by the iMoney National Budget 2016 Sentiment survey.

The cancellation of subsidy for fuel, weakening global economy, tumbling currency and political instability have further exacerbated the rising cost of living, which is found to be the biggest concern among Malaysians.

“The survey results speak volumes. The cost of getting by in Malaysia is steadily increasing, and has become a huge deterrent in first property ownership, especially in urban cities.

“Perhaps the authorities should look at the bigger picture in helping Malaysians manage their money better and achieve their goal of buying their first home.

“Part of improving money management includes maintaining a healthy credit report, which can easily be done with good credit card record,” said Lee Ching Wei, co-founder and group chief executive officer (CEO) of iMoney.

The implementation of the goods and services tax (GST) combined with the recent abolishment and reduction of both the fuel and road toll subsidies had many Malaysians reeling from the sudden increase in their expenses.





(SOURCE: iMoney)

65 per cent of the survey respondents believe that GST has severely affected their finances, and blames GST and the lack of proper execution for the escalating cost of living.

80 per cent of respondents want the government to reduce the GST rate, while 68 per cent want authorities to improve price regulation to deter errant businesses from rampantly increasing their prices.

In 2013, the Government introduced the Bantuan Rakyat 1 Malaysia (BR1M) in an effort to ease the burden of the lower-income group in Malaysia. In the first year, RM2.6 billion has been disbursed to around 5.2 million households, which represents the majority of the Malaysian households.

A resounding 93 per cent of respondents who were eligible for BR1M said that the Government handouts were not sufficient to assist them in coping with the rising cost of living. The survey shows that more than half want more subsidies from the government, rather than BR1M handouts.

“The overwhelming responses that we have received all point to one main theme: Malaysians are seriously struggling with the rising cost of living, and they are of the opinion that the main driver for the skyrocketing cost is the Goods and Services Tax (GST),” said Lee. Although Malaysian property prices are rising at a slower pace following some cooling measures introduced by the Government and Bank Negara Malaysia (BNM), a whopping 92 per cent of the respondents say they are still unable to own a home. The survey saw that 39 per cent of Malaysians are still apprehensive over high property prices.

To draw a picture, the survey found that 42 per cent (65 per cent of survey respondents currently reside in Selangor and Kuala Lumpur) of Malaysians are only able to afford properties that cost about RM160,000, which translates to RM850 in repayment a month.

With PR1MA homes in the Klang Valley costing more than RM200,000, the majority of respondents do not feel that government and central bank initiatives are fully addressing the issue of housing affordability.

The rakyat believe that more aid is required to help them finally own a home. The most popular suggestions are to lower the interest rates (38 per cent), criteria (20 per cent) of home financing, and tax relief (18 per cent) on home loan interest rates.




theborneopost.com

你家的地板永远有扫不完的头发？不花钱学会5招

在清扫房间地板时，我们时常会扫出一堆头发、夹杂灰尘，尤其在一些卫生死角，如沙发下、衣柜下甚至地漏口，都会有不少毛发堆积。这些毛发会黏附很多灰尘， 也容易滋生尘螨，随着人的走动以及空气流动，会使一些肉眼看不到的细小颗粒物悬浮在空气中，再被人吸入，有可能引起支气管炎等呼吸道疾病，甚至引发肺炎。

毛发会黏附很多灰尘，滋生尘螨。

如何才能有效清理地上的头发呢？

大家可以利用一些身边的物品，自己动手制作“毛发清洁器”。下面介绍5个小窍门：

方法１：将一双旧丝袜套在扫帚上

扫地时，由于产生了静电，毛发、灰尘等会很容易吸附在丝袜上面。

方法２：利用胶带反复沾黏

布沙发、床单、毛衣上的发丝很难清除，可以截取一截宽胶带，在上面粘几下，就能轻松除去。

方法３：旧牙刷清洁浴室头发

直接用废旧的牙刷，一般用在浴室，洗完澡地漏那经常会遗留头发，用牙刷直接挑起扔掉。

方法４: 梳子套上丝袜

使用发刷梳头的人，可将一双干净的丝袜套在上面，让梳齿穿过丝袜。这样梳头时，脱落的头发会黏附在丝袜上，隔几天清理一次即可。

方法５：将双面胶带贴到抹布上

整个贴到一面上，粘碎发很方便，哪怕头发在砖与砖之间的细缝里都很容易清理。同样可以用宽胶带粘取布沙发、床单、毛衣上的发丝。
回到家中，可以马上试试！



文章来源：shareba.com

Analysts see Budget 2016 as ‘neutral’ for the property sector

KUALA LUMPUR (Oct 23): Budget 2016 tabled by the prime minister at Parliament this evening has been described by analysts as being "neutral" for the property sector.

RHB Research Institute senior analyst Loong Kok Wen said the government is trying to focus more on affordable housing in this budget.

"Overall Budget 2016 is quite neutral to the property sector. What developers wished for — such as lower real property gains tax (RGPT), lower stamp duty and the lower threshold for foreign ownership — all of these did not happen," she told theedgemarkets.com via telephone.

However, home buyers would have more options as the government is building more affordable homes, she said.

"This may not be good news for certain property developers as home buyers have more choices to buy houses nearer to the city centre, at a cheaper price," she added.

Another analyst from a local investment bank said the budget does not offer much excitement for the property sector.

"There is not much excitement for developers but more excitement for the construction players," he commented.

Meanwhile, in a statement, property developer S P Setia Bhd said that it had hoped the budget would provide more initiatives to address the subdued property market.

"However, we are encouraged to see the focus on helping first time home buyers continued from the previous budget. This is in line with S P Setia's focus in providing affordable homes to the market," said S P Setia acting president and chief executive officer Dato Khor Chap Jen.

He said the RM200 million allocated for First Home Deposit Financing Scheme will help first time home owners to pay the deposits when purchasing affordable housing.

"We are also glad that the government is continuing to improve the transport infrastructure, especially in Klang Valley and East Malaysia, as this will indirectly help the real estate along the routes," Khor added.

The developer also lauds the focus on green technology.

"S P Setia, being an eco developer and the first who introduced eco-developments in Malaysia, will continue to implement new green technologies in its developments for the betterment of its communities.

"We are also happy to note that the government is giving RM500 million incentives to encourage Industrialised Building System (IBS) as this will help to improve the construction industry in Malaysia," he added.

The Edge Markets

12 Tips to Getting A Great Property Valuation

It’s quite frustrating to have your home loan application knocked back or the loan amount reduced because the valuation came in too low. Here’s 12 ways to get a good one.

Investors periodically have their properties revalued in order to finance additional investments. For example, just say your property’s value has gone up by $50,000. Most lenders will let you borrow around 80 per cent of that value ($40,000) which you can use as a deposit for another property purchase. In order to work out exactly how much they’ll lend you, lenders will often send a property valuer around.So we’ve asked a couple of industry experts for the insider’s word on property valuations. How can investors get the highest figure possible?

Phillip Grahame from Herron Todd White says, “The main things in a valuation are the size and functionality of the dwelling and the size and location of the land.” So obviously the chances of a favourable valuation mainly come down to your choice of property in the first place. And of course, it also depends on what the property market in general is doing at the time. However, according to our experts, there are a number of things you can do to make sure you pull off the best valuation possible on the day.

1. Presentation

Grahame says presentation is the most important thing to take care of when you have an upcoming valuation.

“(Make sure) the gardens are looking nice and the clutter throughout the house is cleaned up and all that sort of thing. Because first impressions, even with property valuers, do count,” he says. “If it’s freshly painted and really neat and tidy and presents well, as it would to a buyer, then we’re going to be more positive on that particular property.”

Mark Ruttner from First Valuation Group agrees, “The owner should provide a property in a state of repair similar to an open for inspection. “There’s nothing worse than rolling up to value a house and all the clothes for the last two weeks are on the bedroom floor; the toilet seat is up; dishes for the last week are still sitting in the sink.” Ruttner suggests mowing the lawn and trimming the edges. He also says any external painting should be fully completed, as first impressions can be significantly dampened by incomplete paintwork.

2. Recent sales evidence

If you know the sale prices achieved at any recent property sales in your area, have that information available for the property valuer.

Ruttner says, “One of the best times to get a current valuation is when you have, say, two or three recent sales that are very similar to that of the property getting valued. Obviously such sales have a direct effect on the arrived value.” The easiest way to keep tabs on sales in your area is to attend auctions nearby. Whether it’s an auction or a private sale, hold on to the sales brochure when you attend the open home so that your valuer will be able to track down the agent to confirm the selling price.

If you want to be really helpful, Ruttner says it’s great when a property owner puts together a written report detailing three or so comparable sales within about 500 m of the property over the past six months. Grahame agrees that recent sales information is very useful. He explains, “In most cases we’ll probably be aware of (the sales data) but in some cases we won’t. So if the applicant knows of it, it pays to make the valuer aware of it.”

3. A rates notice

According to Ruttner, some valuers like to see a copy of your municipal/council rates. They vary from one place to the next, but there will generally be a “site value” or “unimproved land value” figure reflecting the value of the land only. And sometimes there will also be an “improved value”, based on the land and building. “Those (values) are done on a statistical analysis. So it’s not accurate but it gives us a ball park,” Ruttner says. “It gives the valuer a pretty good idea of where it’s sitting in the marketplace.”

4. Be honest

Grahame says, “We’ve heard every story and trick in the book and we can see through that pretty quickly. I’ve always found in my experience the more honest the people are, the more we look favourably on the property and the application. If someone’s telling fibs, immediately we see through that and get in a defensive mindset.”

For example, Grahame says clients might claim that a neighbouring property recently sold for $500,000 but the valuer might have evidence that it only sold for $450,000.

5. Make your improvements prior

If you have improvements to make, make them before the valuer comes around. Grahame says there are plenty of people who fall into the category of “the gonnas”. “Next week we’re gonna fix up the bathroom; or next week we’re gonna put on that carport… What people don’t understand is that we have to value it as we find it on that day. We can’t take into account any future improvements they may – or in a lot of cases they may not – do.”

6. Clear instructions

Grahame says, “If you’ve got plans for future improvements and got quotes and costings, make sure if you’re going through a lender that the lender requests an ‘as if complete’ valuation. A lot of times (the valuer) goes there and it hasn’t been communicated that’s what’s required and we just value as is on the day.”

7. List of recent improvements

Ruttner says, “If improvements have been made to the property over recent times, provide a detailed and written list of works conducted and the cost of these. Even better would be project specs and a building contract, giving the valuer an idea of exactly what has been spent.” While this will often add weight to your application, “also bear in mind that cost does not equal value in all instances,” he cautions.

8. Don’t overcapitalise

Grahame says, “Obviously improvements and renovations add value. But you’ve got to be careful about overcapitalising. So not spending more on a particular improvement than that particular area can cope with.” For example: “Putting on a large extension will obviously increase the value of the property but it may not increase the value more than what it actually cost. That’s generally dependant on the quality of the area. “So if people renovate and improve to put the property in a bracket higher than what most properties in that area sell for, then there’s a chance that they’re overcapitalising. If they’re in a really strong, well regarded area where people are looking to buy in high price brackets then it’s harder to overcapitalise.”

9. Outdoor living areas

“Outdoor living areas are one thing which tends to add more value than cost. So if there’s a well presented and functional living area, that always reflects well on a valuation,” Grahame says.

10. Kitchen and bathroom

“Kitchen and bathroom facilities are an obvious one,” Grahame says. “If they’re well presented and don’t have a dated look about them, then that will obviously have a positive impact on the valuation.”

11. Etiquette

“The inspection in a typical three-bedroom home would take a prudent valuer not much more than 10 minutes to inspect inside and out, so don’t feel that you have to speak to the valuer to make sure that they haven’t missed any part of the property,” Ruttner says.

Some owners feel a need to follow the valuer around pointing out every feature of the dwelling, but Ruttner suggests “don’t try and sell the property to the valuer.” While you may be pointing out features you feel add value to the property, it’s best to leave it up to the expert to decide which are the salient features. If you waste the valuer’s time with lots of chatter you may get in the way of them doing their job as thoroughly as possible. If you want to make sure the valuer has all the information they need, Ruttner suggests that at the end of the visit you can always ask whether there are any matters the valuer isn’t sure of.

12. Be patient

“Lastly, don’t ask the valuer what they think it’s worth just as they’re leaving,” Ruttner says. After visiting the property, the valuer needs to go away and undertake at least two separate methods for determining the property’s value.

Two of the most common methods for residential property are “direct comparison” and “summation”. Direct comparison involves analysis of recent sales of similar properties in the area. It may be a straight comparison, or a comparison of the rate per square metre (which is the sales price of each property divided by the land size). In this method the valuer takes into account factors which differentiate your property from those in the comparison sample, such as location, size, quality of the dwelling and views. Using the summation approach, the valuer assesses the land value (sometimes based on a comparison of vacant land sales), and then includes the “added value” of the improvements on the land (i.e. buildings). The added value is based on market evidence and is sometimes analysed on a rate per square metre basis. The valuer probably won’t be comfortable giving you an answer until this analysis is complete.
In short…

So for optimal results, keep the place neat and tidy, provide any information to the valuer which might support your case, and then leave them in peace to get on with their job.



News source: (API Magazine/Michaela Ryan)