星房價飆漲 大馬跟著走高

2013-11-25
新闻来源:http://www.libertytimes.com.tw/2013/new/nov/25/today-e28-3.htm

編譯盧永山/特譯

新加坡房價連漲4年,為了抑制房價,接連祭出打房措施,不少在新加坡工作的外國人因負擔不起新加坡房價,選擇到一水之隔的馬來西亞置產,使馬來西亞房價也跟著走高。

來自英國的梅特卡夫(Chris Metcalf),目前在新加坡Clyde & Co.律師事務所上班。他與妻子和4個小孩原本想在新加坡置產,但今年6月發現以他所領的薪水,根本負擔不起,只好到馬來西亞投石問路。

根據房仲業者萊坊(Knight Frank)的資料,柔佛州地平線山因大量外國人湧入買房,房價過去5年已上漲近3倍。

外人置產最低價格提高1倍

對此,馬來西亞總理兼財長納吉布已發布多項措施,避免房價漲太凶,並安撫買不起房子的民眾,包括將外國人置產的最低價格提高1倍,也明定外國人在5年內轉賣房產時,須繳交30%的資本利得稅。柔佛州和檳城等地方政府考慮對置產的外國人課徵其他稅項。

地平線山被一個高爾夫球場環繞,以馬來西亞的標準而言,房價算是高貴,但仍比新加坡便宜許多。在這個占地1200畝的開發案中,外國人最愛的4房房子,網路廣告的價位每坪約9643美元,新加坡中央碧山區的4房國宅每坪叫價1萬7964美元。

根據倫敦房仲業者Savills的資料,新加坡新建的28坪公寓平均售價在80~96萬美元之間。而根據世邦魏理仕(CBRE)馬來西亞分公司,吉隆坡類似大小的公寓要價約37.4萬美元。

縮短抵押與消費貸款期限

新加坡資金大舉湧入,促使馬來西亞政府跟隨香港、中國政府之後,試圖降溫房市,避免民眾買不起房子,以及防止金融體系出現房災。

馬來西亞央行7月宣布縮短抵押貸款與消費貸款期限,以控制正在脫軌的家庭貸款水準。由於馬來西亞國民所得提升及失業率下降,自2008年起,馬來西亞家庭負債以每年12%的速度快速成長,至2012年,馬來西亞家庭負債占GDP比已達80.5%。

根據馬來西亞政府的資料,截至6月為止的過去4年半,該國平均房價上漲43%;其中吉隆坡房價上漲62%至約19萬美元,檳城上漲49%至約9.4萬美元,柔佛州上漲37%至約5.9萬美元。

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Real estate negotiators subject to registration exercise

Posted on November 27, 2013  |  1995 Views |  Topic : Property News.

BY NATALIE CHAN

nataliechan@thestar.com.my

From left :

(From left) RISM representatives Tunku Fauzi Datuk Abdul Malek and Adzman Shah Mohd Ariffin, MIEA president Siva Shanker, PEPS president Lim Lian Hong, MIEA past president Soma Sundran and MIEA representative Lim Boon Ping.

Malaysian real estate negotiators will now be subject to a nationwide registration exercise implemented by the Board of Valuers, Appraisers and Estate Agents.

In a joint conference organised by the Malaysian Institute of Estate Agents (MIEA), the Royal Institution of Surveyors Malaysia (RISM) and Association of Valuers, Property Managers, Estate Agents and Property Consultants in the Private Sector, Malaysia (PEPS) , MIEA president Siva Shanker said that the rationale of the exercise, among others, was to enhance professionalism in the real estate industry.

To date, only real estate agents are required to be registered with the Board of Valuers. Under this exercise, real estate negotiators need to attend a one-day training programme run by MIEA, RISM and PEPS to obtain a certificate of attendance which will then enable them to register via a registered real estate agent.

The registration exercise, which began last month, is expected to end on 31 Jan 2014. Upon registration, negotiators will receive a tag, which they are required to display at all times during their conduct of business starting 1 Apr 2014.

PEPS president Lim Lian Hong said that the exercise is to ensure good governance and regulation in the industry. “As the country progresses, we look towards a regulated profession, where people toe the line.”

When asked about the exercise, Hartamas Real Estate Malaysia Sdn Bhd associate director Christopher Chan said that he was pleased with the move and that it was long overdue. “Up till this point, there are no qualifying exams to sit for. But with this one-day training programme, it is a good start to enhance professionalism,” said Chan.

A real estate negotiator who declined to be named was also supportive of the move. “I think it’s a good move as it will weed out illegal real estate agents and negotiators,” she said.

Real estate negotiators who have yet to register can contact :

MIEA : +603-7960 2577

RISM : +603- 7954 8358

PEPS : +60-7960 1318

源自標普:房價家債高企 我國4銀行被降級

源自標普:房價家債高企 我國4銀行被降級
http://finance.sina.com   2013年11月28日 04:39   光華日報

(吉隆坡28日訊)标準普爾評級服務(S&P)認為,馬來西亞房屋價格和家庭債務居高不下,可能造成國內銀行經營的經濟風險,因而下調了4家本地金融機構的評級展望,從‘穩定’下修到‘負面’。

這些銀行包括聯昌集團控股(CIMB,1023)、大馬銀行(AmBank)、興業銀行(RHB Bank)和興業投資銀行(RHB Investment Bank)。

其中聯昌集團控股是聯昌銀行母公司,也是在馬來西亞繼馬來亞銀行(MAYBANK,1155)后以資産值計的第2大銀行集團。

标準普爾稱,它把上述4家金融機構的展望從“穩定”修正至“負面”,是基於一旦消費者債務負擔在不良經濟景氣中加重,將造成這些銀行的資産素質與財務組合的潛在惡化。

“政府自2010年起抑制低利率消費借貸與房屋價格刺激效應的努力,並未看到預期中的成效。”

它说:“馬來西亞政府在其最近2014年財政預算案中宣佈嚴厲措施,以打壓産業投機,我們預料這些新措施將適度緩和價格。”

标準普爾利用其銀行業國家風險評估(BICRA),以評定一個國家的銀行。這個架構納入了銀行經營環境的經濟和機構風險因素。馬來西亞的BICRA現於1(最低)至10(最高風險)評分範疇中,獲得“4”分。

基於BICRA,該評估機構也維持了另外4家大馬機構的穩定展望,即馬來亞銀行、大衆銀行(PBBANK,1295)、聯昌銀行和聯昌投資銀行。

标準普爾指出,馬來亞銀行、大衆銀行和聯昌銀行均有潛質獲得額外政府支持。

據标準普爾分析師陳艾文透露:“在聯昌集團控股方面,我們相信政府將不會協助一家沒有本身業務和未能接受存款的非經營控股公司。”

與此同時,該美國評估機構也把對聯昌集團控股的長期東盟區域規模評級,從‘axA-’降至‘axBBB+’,但重申其‘axA-2’短期評級。

在家庭債務與産業市場換衡對馬來西亞潛在影響方面,該評估機構表示,它將探討房屋價格持續上升和消費者債務呈適度的一致跡象。

它補充,若馬來西亞房屋價格的增長大幅放緩時,它可能修正上述負面經濟趨勢和4家大馬機構的負面展望至穩定。

如果房屋價格壓力和消費者平衡持續與經濟換衡成長,标準普爾说,它可能把馬來西亞的BICRA評分從“4”轉為“5”。

這將導致馬來西亞銀行信貸組合主導立場跟隨轉移,從“bbb”變為“bbb-”,同時也將帶來負面評級活動。

标準普爾表示,擁有偏低風險調整資本比例的興業銀行和大衆銀行,可能暴露於風險中。

“一旦我們把馬來西亞的BICRA從“4”調為“5”,我們可能下調興業銀行評級高達2個等級。”

它補充,若馬來西亞的主權信貸評級遭降低,它也可能會降級興業銀行。

在大馬銀行方面,标準普表示,在同樣情況下,該銀行評級將會下調一級。

标準普爾也警告,它也可能降低聯昌集團控股,及其主要經營子公司聯昌銀行的評級一個級別。

David Beckham to make property debut in Singapore

Nov 28, 2013 – PropertyGuru.com.sg

Integrated resorts developer Las Vegas Sands has announced that it’s joining forces with former football superstar David Beckham’s company Beckham Ventures, to develop the resort properties in Singapore and Macao.

This partnership will see the development of retail, leisure and dining concepts at Marina Bay Sands Singapore and Sands China properties in Macao.

“We are very excited about the partnership and we fully expect it to grow in the years to come, especially as we aggressively explore opportunities to further expand our presence in Asia,” said Michael Leven, President and CEO at Las Vegas Sands Corp.

Responding, Beckham said: “The Sands team has created amazing resorts in Singapore and Macao. The scale, vision and calibre in all that they do is impressive. I am very excited to be working with them to develop a range of new business ideas in a part of the world that I love spending time in and is full of optimism and growth.”

Beckham had previously worked with Marina Bay Sands for its annual charity event Sands for Singapore Festival, which aims to raise funds for charities like Art Outreach Singapore and the Singapore Association for the Deaf.

He joins a list of Western celebrities keen to make their mark at Marina Bay Sands. The Singapore landmark already boasts various celebrity and Michelin-starred restaurants by Wolfgang Puck, Daniel Boulud, Mario Batali and Guy Savoy.

Photo: Marina Bay Sands President and CEO, George Tanasijevich; Football Superstar, David Beckham; and Sands China President and CEO, Edward Tracy. (Source: Las Vegas Sands Corp.)

 

Nikki De Guzman, Junior Journalist at PropertyGuru, wrote this story. To contact her about this or other stories email nikki@propertyguru.com.sg

 

如何识别合法与非法产业中介?

[2013年11月27日,星期三,12:10pm]
http://cforum.cari.com.my/forum.php?mod=viewthread&tid=3262873&extra=page%3D2
国内产业市场蓬勃,商机和“钱途”诱人,机会主义者半途出家加入市场分一杯羹,或许你身边就围绕着一群能言善道,却又不具合法资格的“产业经纪”(negotiator)。

曾经受过产业经纪成功置产的人,或许不会在意到底“经纪”合法或非法,只要达成交易即可。但是,大马注册产业代理协会( MIEA)可不这么认为,以下几个例子,就道出了非法经纪的非专业行为所引发的事件案例,足以危害产业中介的威信。

案例(一)
地主出售柔佛依斯甘达经济特区一块12英亩的土地,售价拟定500万吉。非法经纪以买家欲向银行申请巨额贷款为由,而要求地主同意签署售价达750万令吉的买卖合约。结果是非法经纪单凭一宗交易,净赚250万令吉!

案例(二)
产业经纪每处理一次交易,都可以向委托业主收取3%的佣金。非法经纪“吃两头草”,对买卖双方皆征收3%佣金,一笔交易牟取双倍利益。


案例(三)
产业买卖在于诚信,但缺乏白纸黑字的“信任”,最终导致买家或卖家双手奉上现金,非法产业经纪收钱后逃之夭夭。

IMG_8594_副本.jpg

MIEA主席西华周二披露,根据大马估价师、估价人及土地代理局统计,每月平均接获60宗非法产业经纪诈骗个案,严重破坏合法注册产业中介和经纪的形象及专业。

“在1981年大马产业代理及估价师法令阐明,非法产业代理可面对罚款最高30万令吉,或监禁不超过3个月。遗憾的是,受害者报案率不高,法律存在漏洞,导致执法单位难以对付这些非法经纪。”

基于国内拥有至少2万5000名未注册的非法经纪,为了避免害群之马影响此行业,在财政部的认可下,MIEA联合房地产顾问协会(PEPS)、及大马皇家特许测量师公会(RISM),开办产业经纪课程及推行认证制度,让公众辨识合法经纪的身分。

产业经纪课程于上个月开办,在完成一天的课程后,参与者可取得证书,之后再向大马估价师、估价人及土地代理局注册,即可取得合法经纪编码。明年4月起,合法经纪在进行任何交易时,都得佩戴智能识别证。

图片7_副本.png

在识别证还未上路之前,消费者该如何以肉眼辨识产业经纪的真伪呢?西华提供三个要诀:
(1)要求对方出示卡片
(2)卡片上需附上产业公司名称及注册号码,还有电话号码
(3)卡片上最重要的一环是“E Number”

产业经纪课程仅开放至明年1月31日,费用是450令吉,含课本及膳食。主办方联络电话:MIEA(03-79602577)、PEPS(03-79601318)、RISM(03-79548535)。

佳礼记者  采访报道

High debt, rising interest rates could pop Malaysia’s economic bubble, says analyst

http://www.themalaysianinsider.com/malaysia/article/high-debt-rising-interest-rates-could-pop-malaysias-economic-bubble-says-an

High debt, rising interest rates could pop Malaysia’s economic bubble, says analyst

 BY THE MALAYSIAN INSIDER

October 16, 2013

A financial analyst at Forbes believes that plans to build the 118-story Warisan Merdeka Tower, the tallest building in Southeast Asia, are a major Skyscraper Index red flag. The Index observes that business cycles and skyscraper construction correlate in such a way that investment in skyscrapers peaks when cyclical growth is exhausted and the economy is ready for recession. - The Malaysian Insider pic, October 16, 2013. A financial analyst at Forbes believes that plans to build the 118-story Warisan Merdeka Tower, the tallest building in Southeast Asia, are a major Skyscraper Index red flag. The Index observes that business cycles and skyscraper construction correlate in such a way that investment in skyscrapers peaks when cyclical growth is exhausted and the economy is ready for recession. – The Malaysian Insider pic, October 16, 2013. Malaysia’s economic bubble will burst after China’s economy takes a tumble and global and local interest rates continue to rise, warned financial analyst Jesse Colombo in the Forbes online magazine yesterday.

Colombo, credited by the London Times for predicting the global financial crisis, noted that Malaysia’s high government and household debt is contributing to the credit bubble.

“Malaysia’s bubble will most likely pop when China’s economic bubble pops and/or as global and local interest rates continue to rise, which are what caused the country’s credit and asset bubble in the first place,” he wrote in the Forbes article headlined “Malaise Is Ahead For Malaysia’s Bubble Economy”.

“The resumption of the US Federal Reserve’s QE taper plans may put pressure on Malaysia’s financial markets in the near future. Malaysia’s rapidly deteriorating current account surplus due to weaker exports is another worrisome development,” Colombo added.

The financial analyst based in New York warned that the coming economic crisis could be far worse than the 1997 Asian Financial Crisis as more countries would be affected due to weak global economy.

“As I’ve been saying even before this summer’s EM panic, I expect the ultimate popping of the emerging markets bubble to cause another crisis that is similar to the 1997 Asian Financial Crisis, and there is a strong chance that it will be even worse this time due to the fact that more countries are involved (Latin America, China, and Africa), and because the global economy is in a far weaker state now than it was during the heady days of the late-1990s,” he said.

Colombo said the emerging markets bubble began in 2009 after China pursued an aggressive credit-driven, infrastructure-based growth strategy to bolster its economy during the global financial crisis.

He noted that rock-bottom interest rates in the United States, Europe, and Japan, combined with the Federal Reserve’s multi-trillion dollar quantitative easing programmes encouraged a $4 trillion (RM12.7 trillion) torrent of speculative “hot money” to flow into emerging market investments over the past four years.

Colombo also said surging capital inflows into Malaysia after the Crash of 2008 caused the ringgit currency to rise 25% against the US dollar in just two years and foreign holdings of ringgit-denominated bonds hit an all-time high.

Malaysia’s $303 billion (RM964 billion) economy grew at an average 6% in recent years due in large part to a growing government and household credit bubble and its public debt-to-Gross Domestic Product (GDP) ratio has been hovering at all-time highs of over 50% since 2010, thanks to large fiscal deficits incurred when an aggressive stimulus package was launched to bolster the country’s economy during the Global Financial Crisis, he added.

“After Sri Lanka, Malaysia now has the second highest public debt-to-GDP ratio among 13 emerging Asian countries according to a Bloomberg study,” he said, noting that Malaysia’s high public debt burden led to a sovereign credit rating outlook downgrade by Fitch in July.

“Like their government, Malaysian households are also binging on debt, which has caused the county’s ratio of household debt to GDP to hit a record 83% – Southeast Asia’s highest household debt load – which is up from 70% in 2009, and up greatly from the 39% ratio at the start of the Asian Financial Crisis in 1997,” Colombo said, adding that the Malaysian household debt has grown at around 12% annually each year since 2008.

“It’s no surprise to see an inflating household debt bubble when Malaysia’s bank lending rate is at record lows,” he pointed out.

Colombo said ultra-low interest rates have caused Malaysia’s private sector loans to increase by over 80% since 2008 and Malaysia’s M3 money supply, a broad measure of total money and credit in the economy, was showing a similar worrisome trend:

He also quoted Federation of Malaysian Consumers Associations chief executive Datuk Paul Selva Raj as saying that 47% of young Malaysians were currently in “serious debt” (debt payments amounting to 30% or more of their gross income), something that could catch up with them very quickly.

“Car purchases and credit card debts are among the main reasons for bankruptcy in Malaysia,” he quoted Raj as saying. “It’s the culture we live in. There’s a lot of emphasis on status and being ‘cool’ – but being cool costs money.”

Colombo noted that Malaysia’s household credit bubble had been helping to fuel a consumer spending boom with Malaysian car registrations up by 50% since 2008.

Malaysian corporate leverage, which included corporate bonds and bank loans, had also been rising at an alarming rate, reaching 95.8% of GDP in 2013 from 79.9% in 2007, according to the statistics he cited.

The financial analyst pointed out that while overall Malaysian property prices were up sharply and has led to soaring mortgage loans growth which account for nearly half of all household debt and a primary reason “why Malaysia’s household debt is increasing at such a rapid rate”.

“Plans to build the tallest building in Southeast Asia, the 118-story Warisan Merdeka Tower, are a major Skyscraper Index red flag,” he said.

The Skyscraper Index red flag refers to a Dresdner Kleinwort report in 2009 which showed a correlation between the construction of the world’s tallest buildings and the impending end of business cycles. – October 16, 2013.

Introduction to ‘bumiputra property’

http://www.thesundaily.my/news/243283

Introduction to ‘bumiputra property’

Posted on 19 December 2011 – 05:30pm

Khairul Anuar

Property lawyer and author Khairul Anuar

This article will form a part of my second book and is my attempt to work out the differences of meaning when it comes to Malay reserved property and bumiputra property or units as they are better known as in housing developments. Let us look at these differences according to Malaysian land law.

Malay reserved land
Malay reserved property, a policy leftover from the time when land administration was in the hands of the British, is always marked with the words “Malay Reserved” on the individual title. Some call such individual titles Red Grants or Geran Merah due to the red ink used.

According to the Malaysian Federal Constitution, a Malay is defined in Article 160(2) as fulfilling two criteria. The first is that he or she professes to be a Muslim, habitually speaks the Malay language, and adheres to Malay customs. Secondly, the person must have been either domiciled in the Federation or Singapore on Merdeka Day, or born in the Federation or Singapore before Merdeka Day, or born before Merdeka Day to one or both parents born in the Federation or Singapore (collectively, the “Merdeka Day population”) or is a descendent of a member of the Merdeka Day population. These are used to define the word ‘Malay Reserved’ on any individual title.

Here is the general rule on the transaction of Malay reserved property. It can only be transacted between Malays. An owner of a Malay reserved property cannot sell it to a person who is not Malay or a foreigner.

The signature on the Sale and Purchase Agreement can be witnessed by a lawyer but any document which is used at the land office for any transaction, such as Form 14A of the National Land Code which is used to transfer the property from one party to another, must be witnessed by a Registrar of and Mines or the District Officer or Assistant District Officer of any land office. The National Land Code empowers these officers to check whether the person transacting in the property is a Malay or not.

Bumiputra lots or units
Property known as bumiputra units or bumiputra lots meanwhile rarely have such labels on their titles. In most cases, the Sale and Purchase Agreement will determine whether the property is a bumiputra unit or not. In certain states, the label ‘Bumiputra lot’ can be found as a restriction-in-interest on the individual title of the property and in much rarer cases, you may find the label ‘Bumiputra lot’ like it is with Malay reserved property, on top of the individual title.

There is no specific clause defining the word ‘bumiputra’ in the Malaysian Federal Constitution unlike the word ‘Malay’. Article 153 of the Federal Constitution however mentions that there is a quota for Malays and natives of any states of Sabah and Sarawak. This has been used to define “bumiputra” when it comes to bumiputra lots in a housing development.

The term ‘bumiputra lot’ relates to the bumiputra quota imposed by the authority on the housing developer on each housing development. In some cases, the quota is set for the whole development and requires bumiputra ownership to be of a certain percentage at any one time without any mention of it at all on the Sale and Purchase Agreement.

That is why the control for any transaction of bumiputra lots is in the hands of the housing developer who makes sure the quota imposed is met. This is true especially if the sale is done before individual titles are issued, like with strata property, and involves the housing developer.

In most cases, 30% of all houses to be developed is set to be sold to bumiputra buyers. A special price, usually set at 7% discount, is given to bumiputra buyers. When you buy a bumiputra unit from a housing developer, and get a bumiputra discount, your property is restricted from being sold to non-bumiputra.

There are exceptions. In the case where the property is not labeled as a bumiputra unit on any of its documents, either on the Sale and Purchase Agreement or on the individual title itself, a bumiputra owner can apply using a consent to transfer to transfer the property to a non-bumiputra buyer.

If you bought a property without an individual title where you must acquire consent from the housing developer of the property to re-sell, the housing developer may have to consider whether at that particular time, the quota of bumiputra units is at the percentage imposed by the authority. There are cases where the housing developer is willing to remove the bumiputra restriction if the bumiputra buyer pays back the discount which was given in the first place.

As for any property which has a title, if a plausible excuse is given to the land office handling the transfer of a property owned by a bumiputra to a non-bumiputra, the transaction can sometimes be allowed. Among the best successful reasons given is that the seller has tried to sell to bumiputra buyers but has failed. If at first the application to transfer fails, appeals can be made.

In conclusion, it can be said that a Malay reserved land is a subset of bumiputra unit but not vice versa and a Malay reserved property is more restrictive than a bumiputra property.

Property lawyer Khairul Anuar wrote last year’s book 40 Questions You Should Ask Your Lawyer before Buying a Residential Property in Malaysia. He is now working on the sequel can be found on Twitter as ‘@kruel74’