PROPERTY has long been a favourable investment option for many in Malaysia. The number of property investors in the country has been growing for the past two decades as more people seek better financial future for themselves.
Average Malaysians will look for properties such as houses (single/double-storey terrace/link), apartments/condominiums, retail space, shoplots or land. There are literally a few million units of such properties in Malaysia, but not all real estate make a good investment.
There are many criteria to look at when choosing a real estate, such as location, reputation of the developer, type of property, pricing, accessibility, infrastructure and public amenities.
There are also many different strategies for investors on how to choose the best property for investment. For example, some people look for yields or cash flow, while others eye capital growth potential over the long term. According to PropertyGuru Malaysia, like other investments, real estate does not come without risks. Return on investment is never truly guaranteed, thus understanding the types of investment risks in the market is crucial.
“Property investing in Malaysia has created some impressive success stories over recent decades, with a market that has broadly offered favourable opportunities, particularly in the resilient residential sector.
“Buying investment property is, however, no sure thing... So, in order to help you understand the challenges, we’ve put together some property investment advice and potential risks for you to look out for,” said its country manager Sheldon Fernandez. Here are five key areas of risks to assess before investing in the property sector.
1. PRICES ARE IMPACTED BY COMPLEX FACTORS
While some may view property investment as a sure-fire success story, there are multiple factors which decide if this is really the case. Understanding these risks is crucial but often complex. Location is a key component. Take a single-storey terraced house in Bangsar, with an price of RM375,000 in 2001. Thanks to growing interest in the area, the house could have valued at about RM1.27 million in 2017, a capital appreciation of 239 per cent. “This kind of return may make you enthusiastic about investing in property, but the same return can’t be guaranteed in another area. Do your research and understand that risks vary from location to location.
“Property prices are subject to both economic and political shocks. While the circumstances may show a favourable environment for your investment, you need to take into account wider investment risks when considering your opportunity. That means understanding your financial capacity to cope with shocks if they occur,” he said.
2. OUTLOOK CHANGES FROM YEAR TO YEAR Historical property prices can be a good indicator of return in a particular area, but it’s important not to fall into the trap of assuming that trend will continue. Property investment this year may look a great deal different than it did in 2011 when Malaysia’s property sector enjoyed a period of substantial growth.
Fernandez said property prices tend to travel in cycles, with Malaysia currently experiencing a mild downturn. The current residential landscape is influenced by a significant “property overhang” - essentially when houses have been completed but remain unsold for more than nine months.
These cycles are another risk to consider when assessing exposure to the market, he said. 3. RENTAL RETURNS CAN BE TRICKY Rental return is an important part of the equation when it comes to assessing the financial viability of many property investments.
According to the Malaysian Institute of Estate Agents (MIEA), properties in the Klang Valley could expect an average annual rental return of around three per cent. But an average is not a guarantee.
Fernandez said finding tenants is a challenge and you should factor in the risk of a period of zero-rental return on your cash flow. Your rental property may still enjoy capital appreciation without a tenant, but it won’t assist your short-term cash flow if nobody is paying the rent. “Repairs and unforeseen costs to a property should also be considered, something that can significantly offset the value returned by a rental property for a given period. You need to factor these potential risks into your cash flow when thinking about investing.”
4. LOAN VALUES IMPACT YOUR ECONOMICS
According to Fernandez, this is a particularly important risk for buy-to-let investors looking to take loans to cover a property purchase. The same economic factors which impact your considerations about property investment and rental returns would also impact your loans. If you’ve taken out an interest-variable loan to purchase property, you need to be aware of the risk that the repayments on that loan could increase above the return you gain on your property, he said. “Always consider the potential for interest rates to change when calculating the economics of taking out a loan to purchase a property.”
5. YOUR CAPITAL IS TIED UP
Property is not often an easily divested asset and is generally considered a long-term investment, with minimum five-year time horizons often cited for significant capital return. If you’re seeking a quick return on investment, or envision a situation where your financial circumstances require an immediate liquidation of your assets, you may find your capital locked into a property and exposed to the challenges of the current market environment.
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BEIJING (Reuters) - Growth in property investment in China cooled to the second slowest pace in 2018 in December, adding to signs of a further slackening in the real estate market in a blow to a key driver economic growth.
Real estate investment, which mainly focuses on the residential sector but includes commercial and office space, rose 8.2 percent in December from a year earlier, down from 9.3 percent in November, according to Reuters calculations based on data released by National Bureau of Statistics (NBS) on Monday.
That was just ahead of the slowest pace of growth last year at 7.7 percent recorded for October.
For the full year, property investment increased 9.5 percent from the year-earlier period, down from 9.7 percent in January-November.
In December, property sales by floor area, a major indicator of demand, rose a touch by 0.9 percent from a year earlier, the first gain in four months and compared with November’s 5.1 percent drop.
For 2018, property sales by area rose a modest 1.3 percent from a year earlier, official data showed.
Analysts say a continued downturn in sales on the back of tight government controls to curb speculation could add to the growing pressure on the world’s second-largest economy.
The real estate sector is a key pillar of the economy, so any further weakness in sales could influence the pace and scope of fresh stimulus measures expected from Beijing this year. Analysts predict the softer sales will constrain price growth in coming months, dampening developers’ appetite for front-loading construction.
Funds raised by China’s property developers grew 6.4 percent in 2018 on an annual basis. That was slower from the pace of 7.6 percent in the first eleven months, according to the statistics bureau.
Measured by floor area, construction starts surged 20.5 percent from a year earlier, down from 21.7 percent in November, according to Reuters calculations.
Based on her knowledge and experience as a property valuer, investment adviser, market commentator and author, one expert shares some of the markets that will provide good yields and growth to property investors and those that are better left alone in 2019.
Areas to avoid
The first area Anna Porter, CEO of Suburbanite listed to avoid was Tasmania, largely because of the market’s volatility, even amidst a relatively better cycle compared to Sydney and Melbourne. When Sydney and Melbourne started to soften, the Tasmanian property market became one of the potential hotspots across Australia. Investors are flocking into the state to take advantage of properties sold at $250,000 to $300,000, with at least $350 of rent per week.
However, a market driven by investors but not supported by economic fundamentals could be incredibly volatile, according to the property expert.
“Right now, Tasmania's had a good year. Hobart's had about 8 to 9 per cent growth, so most people who haven’t been around as long are thinking of it as a really good opportunity. But it's not being supported by job growth—for every five people that move to Tasmania in the next three years, there'll be one job created and that's not enough.” “It's not underpinned by population growth, it's not underpinned by employment drivers, it's not underpinned by the locals paying higher prices because they're earning more money—none of that is there. The fundamentals are wrong.”
“When we get a bit of vacancy because there's not a big enough population there, rents get discounted, interest rates go up, the economy tightens, then you start getting distressed asset sales. Get a few of those, you start to have this flow on effect where that whole market collapses,” she said.
The Hobart market may have had a good run in 2018, but Ms Porter believes that it will have its ‘reckoning’ this year, along with most parts of Tasmania. “Tasmania’s had a good year but that will be wiped out towards the back end of 2019 into 2020 with that boom-and-bust effect.”
Ms Porter also advised investors to steer clear of the Darwin property market, which is currently retracting, as well as the markets of Sydney and Melbourne, which have both peaked and are expected to flatten before they fully recover.
Unless the investor is willing to commit to these markets for the long-term, supported by a stable cash flow and financial buffers, she encouraged them to seek opportunities somewhere else in the near future. According to Ms Porter: “The investor needs cash and they need to want something that they're going to tuck away for 10 years. There's some bargains for both homebuyers and investors but you've got to push through a lot of pain. It's going to be a couple of hard years ahead.”
Areas to watch
On the other hand, on Ms Porter’s property market watch list for 2019 are Western Australia, Adelaide and Canberra. While Western Australia may have to wait until the latter part of the year before witnessing significant growth, Adelaide is currently ripe for property investment, according to her. Particularly in areas within a 30-minute drive to the city centre, investment opportunities are available from $350,000. “There are some pockets to the north I would avoid. If you head up north. you'll get a real quick feel for what I'm talking about. You can buy there for under $350,000. That's why we put our benchmark at about $350,000 and up,” Ms Porter said.
The Australian Capital Territory also offers good buying opportunities as it continues to grow actively this new year.
According to the property expert: “It's at the right stage of the cycle. We cannot get enough rental properties for agents there. The rental market is very hot.” Canberra’s property market may go into a pause before and during the election as most people choose to refrain from making long-term property decisions, but investors need not to worry about any negative moments. “It just stops,” Ms Porter said. During this time, investors can take advantage of the lack of competition and snag a bargain across the capital city. Straight after the election, Ms Porter expects the market to resume its growth cycle.
“It will continue to grow because there’s strength there. Canberra is a really good market but you need to be playing about $600,000-plus,” she said.
Additionally, regional hubs may also provide good investment opportunities over the year, but Ms Porter advised investors to be a bit more cautious about the strategy they implement and ultimately make sure that it suits the condition of the market as well as their personal and financial circumstance.
Own an investment property? The new era of property management is here.
Living in the current financial climate, it’s really not the time to be paying for things that you don’t need and that is exactly why PropertyOwners site was established, to enable landlords to only pay for services that they personally need. The two masterminds spearheading this new era of property management have over 25 years of experience in the industry and have recognised a growing need for a fee-for-service industry within the property management field.
There are many agencies offering full management services within the region, these all-inclusive packages can be convenient, but can often leave you paying for services that you won’t necessarily use or need.
The team at PropertyOwners site offers a flexible alternative: your property is still professionally managed, however, as the owner you can dictate what you actually need when it comes to dealing with your tenant and your tenancy needs.
PropertyOwners site does this by allowing you to customise your management services to suit your needs and finances, with management fees starting from as little as three per cent.
For those that are happy selfmanaging their rental properties, PropertyOwners site can assist you on those one-off occasions that you require assistance. If you need help securing a five-star tenant for your property, if you need an inspection carried out or a rental appraisal done, you only pay for this once-off service without being locked into any ongoing contract.
Not only can you save thousands of dollars on management, their partner company PropertySavings.com.au also gives you access to over $40,000 worth of savings on all things property related from finance, gardening, home décor to brand new home builds. You can use these savings on both your own home and your investment property.
Owning an investment property has never been so easy with PropertyOwners.com.au and PropertySavings.com.au, giving you the flexibility and opportunity to live a more financially free lifestyle.
PayPoint and Western Union have formed a new partnership to deliver enhanced commission, free banking with WU cash, and direct support for retailers.
Western Union, the global leader in cross-border, cross-currency money movement, will manage the relationship with retailers directly under the new deal. The service enables customers to send and receive money to more than 200 countries and territories.
Lewis Alcraft, commercial director at PayPoint, said: “We are committed to innovating and delivering services that add value to our retail partners so that they can grow their businesses. We’re pleased that this new partnership with Western Union will improve terms for retailers offering this vital service in their local communities.”
Western Union county director, Graham Baker, added: “We are delighted to be working with PayPoint on this exciting new collaboration which will expand our agent network and offer great commercial terms to all retailers signing up to our service through this new deal.”
All retailers signing up to the new deal between 16 January and 31 March will be automatically added into a prize draw to win a VIP experience at a Liverpool FC in 2019.
PayPal CEO Dan Schulman expressed skepticism about mass merchant adoption of bitcoin, noting that there are very few retailers that currently accept crypto.
Schulman made the remarks Wednesday (Jan. 23) at the 2019 World Economic Forum in Davos, Switzerland. “We’re not seeing many retailers at all accept any of the cryptocurrencies,” Schulman told CNBC (video below). “But I think the underlying technology is interesting.”
Schulman is leery of hopping on the bitcoin bandwagon because he believes crypto’s main role is to showcase blockchain technology.
" I have always thought that crypto was more of a reward mechanism for implementing blockchain, as opposed to really a currency." PayPal CEO: Bitcoin Price Volatility Is Deterrent Basically, Dan Schulman is doubling-down on the crypto FUD he professed last year. At the time, Schulman said consumers shouldn’t expect to see a crypto exchange on PayPal’s mobile payment service, Venmo, anytime soon. Schulman cited bitcoin’s wild price swings as a key reason for his reluctance to embrace cryptocurrencies. “The volatility of [bitcoin] makes it actually unsuitable to be a real currency that retailers can accept,” Schulman told TheStreet in January 2018. Retailers have very narrow margins. And when you have a bitcoin bouncing up and down by 15% over a couple weeks period, that can be the difference between profits and losing money on every sale.
Chris Brendler, the director of equity research at Buckingham Research Group, agrees with Schulman. He says cryptocurrencies are not optimal for either merchants or consumers.
“It’s just not an efficient way to transfer value,” Brendler said. “It’s not a consumer-friendly process, and it’s not a merchant-friendly process.” Ex-PayPal CEO Bill Harris Rips the ‘Cult of Bitcoin’ The current PayPal CEO’s anti-crypto stance mirrors that of its former CEO, Bill Harris. In August 2018, Harris trashed bitcoin as worthless, and mocked its proponents as cult-like zombies.
“The cult of bitcoin make many claims: that it’s instant, free, scalable, efficient, secure, globally accepted and useful,” Harris told CNBC (video below). “It is none of those things.”
Harris also predicted that the bitcoin price will soon crater to zero.
Meanwhile, PayPal co-founder, billionaire Peter Thiel, is a bitcoin bull.
Thiel — whose net worth tops $2.5 billion — has touted bitcoin as “digital gold.” “It’s sort of hedge of sorts against the whole world falling apart,” Thiel declared in March 2018.
Blockchain and Smart homes might be the next big thing. With the real estate industry continually on the move, the mix with the Internet Of Things appears to be a logical step forward. We spoke to Imad Labbadi, Founder and CEO of VeCap GMBH, a new blockchain startup that specializes in the delivery of smart homes.
You consider yourself to be a blockchain consultant? What is your opinion of the space at the moment?
"In the next few years, Blockchain technology will change the world as we know it now. The number of blockchain investments and activities is increasing sharply. This is most clearly reflected in the various proofs-of-concept of Blockchain companies. However, it will take some time before some of these projects are ready to be officially launched on the market. However, already today the advantages of the blockchain-technology for companies as well as governments cannot be denied".
Labbadi studied Blockchain Technology at an early age to understand its advantages and disadvantages as well as its applications. Projects such as EOS and IOTA, which showed real visions of the future, were inspiring and interesting to him.
"It was important to me to understand the blockchain technology in a way that it can be applied to current problems in a solution-oriented way on this basis and the current infrastructure I developed the idea for our project Vecap".
The cryptocurrency market has once again taken a nosedive in the past weeks. Asked if he thought that there would be a recovery at some point or would there be a continued decline, Labbadi replied that it was common for every industry to have its ups and downs. He continued by saying that the market must first free itself of all the garbage and that projects were needed that could realistically connect to the real market and offer a foreseeable added value. This would allow a person who was not familiar with blockchain technology to be involved.
He also stated that whether the market rose or not was likely to depend on the SEC’s decision on current ETF applications and that the ETF boss at Bitwise was confident that 2019 would be the year that a Bitcoin ETF would be launched. Labbadi added that still, others provided evidence for an imminent crypto boom from bitcoin. He also stated that we could also be curious to see how the market developed in the coming months and that he was looking forward to this in a positive way. He concluded by stating that many companies were currently working on establishing a realistic business as they do and that he was therefore optimistic about the Kryptomark.
What is VECAP offering to the market that kind of smart homes are you developing? And how do you tackle security in your product?
"Vecap offers a very simple solution to a project that ensures the security of a smart home network thanks to innovative blockchain technologies and smart contracts. Every action carried out on the Vecap platform will be recorded in an immutable and virtually invulnerable database – in order to crack it, the hacker would need to get administrator access to 51% of individual devices, which becomes absolutely impossible as the project spreads around the world".
Labbadi added that Vecap combines all smart homes into a single decentralized network and protects their data from intruders. The platform uses an innovative security standard that is independent from the built-in security features. Thus, thanks to Vecap, hackers will no longer be able to penetrate the smart home data network and violate their privacy as they will no longer depend on a group of disparate storage devices on a company's vulnerable server. At the same time, Vecap will be able to make your data network not only safer, but also much faster and more efficient.
Do you believe that mass adoption is only round the corner? "I am sure that this is the case as our market analyses in the IoT & Smart home segment show that the number of IoT devices will increase sharply in the next 3 years - today you can already control conventional devices such as refrigerators and smart washing machines. It won't be long before every device you want to buy is smart and connected to your internet - at the latest there you offer an enormous attack surface that can harm your privacy and that regardless of whether you buy smart home devices or not. With our Vecap Central Module you are able to protect all these devices".
When asked what his personal opinion on the IOT was and how blockchain and the IOT would merge, Labbadi replied that the IOT itself was fascinating and exciting, offering both enormous potential and challenges which would be overcome. He said that one of the greatest challenges of the IoT was a Security ecosystem that encompassed all fields of IoT architecture. He went on to state that addressing the security issue in the IoT was of paramount importance for future development. This was exactly where the connection of Blockchain came into a decentral approach for IoT networking which would close the major security gaps, introducing a standardized peer to peer communication model which would process millions of transactions between devices.
He stated that the advantage of reducing the cost of installing and maintaining large centralized data centres prevented a failure of a single node in a network from causing the entire network to fail and that Blockchain technology had become an essential part of innovation for many. He concluded by saying that it offered the opportunity to develop new business models and, in addition, recorded transactions or any digital interaction securely, transparently, fail-safe, auditable and efficiently. According to him, the blockchain technology was the missing link which would solve data protection and reliability problems as well as security gaps in the IoT
Do you think your product is a step forward the smart homes industry can do? Apps, exchanges, payment platforms are being developed and sponsored with initial coins offering so why go for smart homes?
"I certainly think so, we ourselves have to constantly improve our product and adapt it to the development of the IoT and Blockchain market. Our product will be the first of its kind to implement the IoT and Blockchain link, in a segment that already has many security problems and we want to be the ones to solve them. As soon as we have achieved that and we will, it will significantly advance the smart home market and also the IoT market. This is also the reason why we chose Smart home as our project. We wanted to achieve something that is different from others in the real market and can be realized in the foreseeable future and solve an already existing problem. This way we not only create an interesting project for our community but also a real one. This is also the reason why we have specialized in smart home and smart offices and that time will come when it will be necessary to specialize to achieve progress".
In what seems to be a blink of an eye, 2018 will soon be over! As usual, a new year presents itself with a fresh opportunity to improve oneself. Naturally, personal finance is an area where we all would like to see an upward trajectory.
This is especially true for Malaysians with the alarming statistics that show 75 percent of us were unable to fork out even RM1,000 for emergencies. The report, which was made by Bank Negara Malaysia (BNM), also mentioned that many lacked the skills to manage their money and could not make wise spending decisions.
The start of 2019 is a great time to take a good look at your financial habits and make the necessary changes. After all, you can’t achieve your financial goals if you can’t identify what’s dragging you down.
We’ve listed down a few money management mistakes that Malaysians commonly make. If you’re guilty of performing any of them, make 2019 as the year you break free and leave them behind.
Here are 5 common money management habits that need to change in 2019: 1. You live beyond your means
Too many Malaysians live a lifestyle well beyond their income. Our country’s household debt at present is ranked as one of the highest in Asia. Therefore, making adjustments to our spending is the best way to get our budget under control.
“Write down every cent you spend, and then put your spending into categories,” the National Foundation for Credit Counselling (NFCC) suggested in its guidelines on mid-year financial planning. “At this point, you can make conscious decisions regarding how you want to spend moving forward”. Remember, if you are unable to save what you need to secure your future consistently, it is very likely that you are living beyond your means.
2. “Budget? What’s that?”
The sad reality facing Malaysians is that many just spend their monthly salary without any proper budget and only save if there is anything left. There any many ways to create a budget, but one of the simplest to follow is the 50/30/20 method. According to this rule:
3. You don’t have a savings and retirement fund
If you’re guilty of not having a proper budget, it’s highly likely that you don’t save money consistently enough. As the statistics from BNM earlier showed, 75 percent of Malaysians can’t even fork out RM1,000 for an emergency. There are three major types of savings that you should allocate your money to – for emergencies, for retirement, and for your major personal spendings, such as holidays. The first two are the more important ones. If they have not met your target, you will need to increase your monthly savings. If your income is tight, you’ll have to consider using a portion of the monthly amount you allocate towards personal spendings and use it for your emergency and retirements funds. As a general rule, your emergency savings fund should be able to sustain you for three to six months. This is to safeguard your finances if anything unanticipated happens in the future. Read our blog post for a more detailed guide to build an emergency fund. Also, saving for your retirement doesn’t mean you have to drastically change your lifestyle. Our blog post here provides 7 intelligent tips on how to achieve that.
4. You accumulate large credit card debt
A credit card can be extremely useful when it comes to managing unexpected expenses. Life is full of uncertainties and there may be times when you might need instant cash to meet your financial emergencies. In such situations, credit cards can really help with providing relief. However, poor use and management of this service can lead to high accumulated debt. Due to the high interest rates of credit cards, it could cost you thousands of ringgit if you aren’t careful. Plus it will reflect poorly on your credit score which in turn will work against your interests when you apply for a bigger loan like a home loan, car loan or personal loan. To ensure you are a responsible credit card user, be sure you adopt these simple habits:
5. You don’t invest
Renowned financial guru and author Robert Kiyosaki once said: “It’s not how much money you make, but how much money you keep, how hard it works for you, and how many generations you keep it for”. Simply saving money is no longer enough to achieve financial freedom. You will need to make your money work for you by making wise investments. Our blog post How Investment-Ready Are You? can be a good introduction if you are new to investing. Another good article is 5 Good Reasons Why Millennials Should Invest in Unit Trusts. That said, you should always attempt to diversify your investment portfolio to offset combined risk.
HSBC has settled $250 billion worth of forex trades using blockchain in the last year, it said on Monday, suggesting the heavily hyped technology is gaining traction in a sector until now hesitant to embrace it.
The bank has settled over three million forex trades and made over 150,000 payments since February using blockchain, it said in a statement. HSBC would not give data on forex trades settled by traditional processes, saying only that those settled by blockchain represented a "small" proportion.
Still, the data marks a significant milestone in the use of blockchain by mainstream finance, which has until now been reluctant to start using the technology at any scale.
Blockchain is a shared database that can process and settle transactions in minutes. Originally conceived to underpin the cryptocurrency bitcoin, the technology does not require third-parties for checks and its entries cannot be changed, making it highly secure.
Banks and other financial firms have invested hundreds of millions of dollars in the technology, hoping it will simplify and slash costs in processes from settlements to payments.
But few banks moved from testing to implementation of blockchain in large-scale projects. Many are worried about high costs, uncertainty over regulation and the risk of disruption to existing systems.
HSBC said its blockchain technology has automated manual processes and reduced its reliance on external technology.
Blockchain has also lowered the risks of errors and delays, cut costs, and helped the bank to better optimize its balance sheet, it said.
Richard Bibbey, the bank's acting head of forex and commodities, said in a statement the bank was looking at how the technology could help multinational clients better manage forex flows. Blythe Masters left her job as a high-flying JPMorgan Chase executive in 2014, and soon after became CEO of Digital Asset, a blockchain startup that caters to banks and startups. Now, three years and a half years later she is stepping down. On Tuesday, Digital Asset announced that Masters is leaving for personal reasons, and that AG Gangadhar, who joined the company’s board of directors in April, will serve as the acting CEO. The unexpected move comes as a setback for Digital Asset since Masters is highly respected in the blockchain field, and one of the most high profile women in a male-dominated industry. Blythe also enjoys fame from her banking days as the reported creator of the credit default swap, a clever financial trick whose abuse contributed to the financial crisis. Masters became CEO of New York-based Digital Asset in March of 2015, several months after the company launched. Under her tenure, the company established partnerships with banks around the world, and worked to build blockchain platforms for the Australia Stock Exchange and U.S.-based clearing houses. In July, Digital Asset announced a partnership with Google to bring blockchain to the cloud. It’s unclear, however, how much traction these projects have achieved. While blockchain technology has attracted enormous hype and investment in recent years, it has faced increasing skepticism from some who question its utility. A person familiar with the CEO turnover said Masters told employees she is leaving to spend more time with her family, and that she will stay on as a board member and adviser. “Digital Asset has evolved from an ambitious idea to a truly global software engineering firm. We are fortunate to have a deep bench of accomplished executives on the management team and Board, including AG, who have the requisite experience to take the company to the next level,” said Masters in a statement. “Having come to know and trust AG as an advisor and Board member, I am convinced that he brings what’s needed to guide the company through its next phase,” she said. |
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