Property attributes in Malaysia – Key things to look for

BY LOANSTREET.COM.MY

http://www.starproperty.my/index.php/articles/property-news/property-attributes-in-malaysia-key-things-to-look-for-2/

WHEN purchasing or refinancing a property in Malaysia, there are many different attributes (e.g. Lease, Subdivision, Land Type) the property can have. Each requires different treatment during the conveyance process, and can even affect your housing loan / mortgage application. This article debunks and summarises everything you have ever wanted to know about types of property attributes in Malaysia, and how it will affect your purchase and refinancing decisions.

Property attributes in Malaysia - Key things to look for

Freehold vs Leasehold
Leasehold land belongs to the state and is leased out to an “owner” for a number of years. Towards the end of a lease, owners are required to pay a fee to extend the duration of the lease. Freehold land on the other hand belongs to the owner (the purchaser) indefinitely.

Additionally, during a sale and purchase process, consent is required from state authorities (Land Office) before the transfer can proceed. The state can withhold approval for any number of reasons. Due to this additional step, it can take much longer to buy or sell a leasehold property.

For these reasons, freehold properties are usually more expensive than similar spec leasehold properties.

Leasehold Freehold
Land belongs to the state, leased to owner for a number of years Land belongs to the owner
At the end of the lease, owners must pay to extend the lease Ownership is indefinite
Requires state consent (obtained at land office) to transfer ownership Does not require state consent to transfer ownership (except in certain specially earmarked properties)
Most banks will not finance a property if the lease has less than 30 years to go No question of existing lease duration for home loans / mortgage

Subdivision of Title
All properties have a title deed which denotes the owner of a property. During the construction and development phase, it is likely that an entire swathe of land will fall under a single “Master Title”.

But typically, multiple houses or apartment units would be built on the land and sold off individually. So ideally, the “Master Title” would be subdivided into multiple smaller titles before being sold to individual purchasers. For landed properties, these are known as “Individual Titles”. For high rise properties, these are known as “Strata Titles”. Once subdivided, to transfer ownership, a Memorandum of Transfer (MoT) would be filed at the Land Office. The purchaser’s name would appear on the title deed itself, making them the new rightful owner of the property.

However, in practice, it is common for developers to sell the properties still on Master Title, and where subdivision may happen only many years later. In such cases, to buy/sell, instead of a MoT at the Land Office, a temporary Deed of Assignment (DoA) would be filed at the High Court. Based on the Master Title, the developer is still the rightful owner. However, the developer has “assigned all their rights” over individual parcels / units within the land over to the purchaser. Do note that once the individual / strata titles are out, the official transfer of ownership process (using the title deed) as described above will still have to take place as per standard practice.

Master Title Individual / Strata Title
Developer is the rightful owner. Uses DoA lodged at high court to assign rights of a property over to a purchaser. Purchaser is rightful owner. Uses MoT to change the owners name on the property title deed at the Land Office.
A chain of Sale & Purchase Agreements (SPA) and DoA leading all the way back to the original sale must be used to prove latest ownership. Name on property title deed is sufficient to prove latest ownership.
Most banks will not finance a property if it is still on Master Title 10 years after completion. No issue with financing.

Malay Reserve Land
There are certain properties which have “Malay Reserve Land” status (Note: This is not the same as “Bumi Lot” properties). These properties cannot be transferred to a non-Malay under any circumstances. And just as in Leasehold properties, state consent has to be given for transfer.

Conclusion
If you are intending to purchase or refinance a property, it is important to know the kinds of attributes your property has. Once you have ascertained the property you want to purchase, use this as a guide and our home loan comparison tool together to understand the kind of housing loan or commercial property loan you are able to obtain.

>> Loanstreet.com.my is a website enabling one to compare and apply for loans online.

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Feng Shui Checklist

https://blog.propertyguru.com.my/8317/feng-shui-checklist.html

fengshui

There are many factors to consider when assessing the feng shui of the land and the house occupying it. According to Feng Shui master, Master Soon, in feng shui theory, power is derived from the mountains or the rivers and lakes, whichever is “dominant” in a country/region. Malaysia draws its feng shui power from the dominant mountains, the Titiwangsa Range, which runs from Thailand in the north, all the way to the deep south, with KL in the middle. With the Chinese New Year fast approaching on 19 February, heralding the official start of the year of the wooden sheep or goat, PropertyGuru has compiled several good feng shui tips in buying or renovating your home.

LOCATION

First, you must look at the land’s Chi quality itself. Look for land that appears vibrant. It should be full of life and lush with vegetation. These are signs of high Chi. In contrast, land devoid of plants has low or inhibited Chi.

Specifically, avoid buying houses located near inauspicious places like prisons, railroad, hospitals, cemeteries, fire stations, places of worship and police departments. Don’t buy a house sandwiched between two large buildings as they block energy.

FACING DIRECTION

To determine if a house’s facing direction is auspicious, check the kua number of the bread winner in the family. If his kua number is any of these (1,3,4 and 9), the family will benefit from a house facing East, North, South, South East. If the kua number is any of these (2, 6,7 and 8) , the family will benefit from a house facing North west, South West, West, North east.

HOUSE AND PLOT SHAPE

Preferably, look for a house with a regular shape, a square or rectangle. Avoid irregularly-shaped houses, especially those that are shaped like a diamond or triangle as many mishaps can occur in these houses. This also applies to land parcels, which should be square or rectangular. Triangular-shaped plots have the worst feng shui.

STRONG FRONT DOOR

The main door is considered as the ‘Mouth of Chi’. This is where the house receives its energy. Basically, the house should have an entryway designed to welcome, strengthen and channel the incoming feng shui energy throughout the entire property. Additionally, avoid a property where you can see the kitchen and bathroom from the main door. Also, the main door should not align with the back door, nor face a staircase.

FLOOR PLAN

The toilets and kitchens should never be positioned in the two most vital areas of the house, Northwest or Southwest. Never place the kitchen in the Northwest as it is considered bad luck as the heaven’s energy enters the home from Northwest.

Besides that, don’t build bathrooms above any bedroom, the front door, dining room, living room or kitchen.

Top 5 Property Hotspots in Klang Valley

Location, location, location! This has always been the most important motto for property investment experts when acquiring real estate.

Although there are other considerations which are just as vital, selecting a property within a prime or strategic locale has been the golden rule of connoisseurs. The wrong choice could have a detrimental impact on the property’s potential capital appreciation as well as ability to attract tenants capable of paying high rents.

As such, PropertyGuru Malaysia brings you the top five locations in Klang Valley where buyers have searched the most. This is in line with our goal to keep you better informed of what’s sizzling hot in the local real estate scene!

Top 5 Districts in Klang Valley for Home Buyers
1. Cheras
2. Puchong
3. Klang
4. Shah Alam
5. Petaling Jaya

Notably, Cheras emerged as the most searched location in Klang Valley for property buyers. That’s not unsurprising, given the area’s potential for further capital appreciation in light of the upcoming Sungai Buloh-Kajang MRT Line.

Living there also enables people to travel easily to other parts of Klang Valley, big thanks to a number of LRT stations as well as the Silk Highway and Cheras-Kajang Highway.

Aside from being home to Malaysia’s longest pasar malam (night market), the suburb is also dotted by several shopping spots, including Carrefour Cheras, Jaya Jusco Taman Maluri, Connaught Market Centre and Aeon Jusco Mahkota Cheras.

Top 5 Districts in Klang Valley for Renters
1. Petaling Jaya
2. Cheras
3. KL City
4. Puchong
5. Ampang

Meanwhile, Petaling Jaya is the most popular rental market in Klang Valley. According to well-known property expert Ho Chin Soon, he personally believes that this city is the country’s top property hotspot, due to its central location within Klang Valley itself.

The area is well-developed with infrastructures and transportation facilities. So much so that there are hardly any room left for new residential projects, resulting in developers building their new projects outside of Petaling Jaya, and second tier areas of Klang Valley and beyond.

Furthermore, Petaling Jaya enjoys three access points to the North-South Expressway: via Damansara, Subang and Kota Damansara. The city is home to many major shopping malls, such asThe Curve, One Utama, Paradigm Mall, Empire Damansara, Sunway Pyramid and Tropicana City Mall.

As an additional bonus, we have researched the top states and property types in Malaysia too:

Top states to invest
1. Selangor
2. Johor
3. Penang

Top property types
1. Terrace/Link Houses
2. Apartment/Condo/Service Residence
3. Semi-detached Houses

LRT3 Bandar Utama-Klang rail project

http://paultan.org/2015/05/15/lrt3-bandar-utama-klang-rail-project-more-details-about-planned-route-list-of-station-names-revealed/

LRT3 Bandar Utama-Klang rail project – more details about planned route, list of station names revealed

More details about the Light Rail Transit 3 (LRT3) project have emerged, including the planned route, list of stations and their proposed layout plan as well as how the entire line will sit in place within the larger scope of the Klang Valley integrated transit map.

LRT3-proposed-route-map

 

 

 

Earlier, it was reported that construction of the line is set to begin in the first quarter of next year with a first quarter 2020 completion date. The line, which is scheduled to begin operation on August 31, 2020, will connect Bandar Utama, Damansara and Johan Setia, Klang.

A total of 25 stations are planned, with proposed sub-two kilometre distances between them. There will be one underground station in the line, with the other 24 being elevated stations, and of the total, 10 stations are expected to have park-and-ride facilities.

The LRT3 line will feature a number of integrated stations with paid-to-paid integration with those of other lines. Planned interchanges are the Bandar Utama MRT station (250 metre distance), Station 3 of the LRT Kelana Jaya Line (100 metres), the Pelabuhan Klang KTM station (450 metres) and two stations (SIRIM and Stadium in Shah Alam) on the KL-Klang BRT line.

LRT3-Line-integration-map-630x445

It was also revealed that the 36 km route alignment is expected to be finalised by the fourth quarter of this year. Ahead of its finalisation, there will be public inspections of the proposed route alignment available at Petaling Jaya, Shah Alam and Klang city councils; Kelana Jaya, Masjid Jamek and Pasar Seni LRT stations as well as the Land Public Transport Commission (SPAD) office from today, May 15 to August 14.

The public will be able to offer suggestions and comments on the route alignment at these locations during the three-month period.

Elsewhere, the provisional names of the stations along the route have also been revealed, though these are not yet determined to be final and subject to revision. They are:

1) Stesen One Utama
2) Stesen Damansara Utama
3) Stesen Tropicana
4) Stesen Lien Hoe
5) Stesen Dataran Prima
6) Stesen Persada Plus
7) Stesen Station 3
8) Stesen Temasya
9) Stesen Glenmarie
10) Stesen Grand Sentral Stadium
11) Stesen Persiaran Hisamuddin
12) Stesen Section 4
13) Stesen Sirim
14) Stesen UiTM
15) Stesen I-City
16) Stesen Bukit Raja
17) Stesen Kawasan 17
18) Stesen Jalan Meru
19) Stesen Klang
20) Stesen Taman Selatan
21) Stesen Sri Andalas
22) Stesen Tesco Bukit Tinggi
23) Stesen Aeon Bukit Tinggi
24) Stesen Bandar Botanik
25) Stesen Johan Setia

The LRT3 line is expected to serve around two million people in the Klang Valley, transporting around 70,000 passengers daily with an end-to-end journey time of 51 minutes. The first running trials will begin after the project is completed sometime in the first quarter of 2020.

Klang Valley folk now opting for public transportation to beat jams

http://www.thestar.com.my/News/Nation/2014/05/13/Many-going-carless-to-work-Klang-Valley-folk-now-opting-for-public-transportation-to-beat-jams/

Klang Valley folk now opting for public transportation to beat jams

Better alternative: A parking lot near KL Sentral almost full of vehicles as more Klang Valley residents choose to take public transportation to go to work.

Better alternative: A parking lot near KL Sentral almost full of vehicles as more Klang Valley residents choose to take public transportation to go to work.

MORE Klang Valley drivers left their cars at home and used public transport to go to work to avoid rush hour traffic gridlocks last year.

According to the Government Transformation Programme report, the morning peak ridership, between 6am and 10am, reached 437,525 by the end of last year. This exceeded the 400,000 target set under the National Key Result Area.

Acting transport Minister Datuk Seri Hishammuddin Hussein said the numbers speak for themselves as the Government remained focused on transforming the urban public transport system into an attractive alternative.

He said the percentage of commuters opting to use public transport in 2013 stood at 21% but further work had to be done to reach the 25% or 750,000 morning peak ridership goal by 2015.

“The fact of the matter is that Kuala Lumpur and the Greater Klang Valley is in need of an efficient public transport system to reduce the number of cars commuting daily in and out of the city centre.

“Roads are at near capacity and may reach crisis levels if nothing is done to accommodate the growing population, which is poised to ex­­pand by four million by 2020,” he said.

The growing appeal of public transport is attributed to improvements including better-integrated terminals, increased rail capacity and frequency of public transport services.

Among measures in the pipeline is the pilot project to create the country’s first bus rapid transit (BRT) route linking Kuala Lumpur to Klang. The BRT will be able to ferry up to 400,000 passengers daily on completion in 2016.

Upgrades to KTM’s commuter core systems including signalling and the restoration of damaged rail tracks have improved frequency between arrivals from 30 to 45 minutes per train to 15 minutes.

“The on-time performance has been raised to 94.6% and passenger load factor increased to 72%”.

More emphasis was also placed on improving facilities to make using the public transport system more convenient and comfortable last year.

The report said that inconvenience was a major complaint prior to the NKRA when different public transport systems — stage and city buses, LRT and monorail — were not properly integrated.

Improvements last year include the construction of more Park ‘n’ Ride (parking complexes for rail commuters) at major stations like Sungai Besi, Seremban, Bandar Tasik Selatan and Gombak.

More Park ‘n’ Rides will be built at the Kelana Jaya, Salak Tinggi, Klang, Rawang and Nilai stations under GTP 2.0.

Bus Rapid Transit(BLT)

http://www.spad.gov.my/projects/2013/bus-rapid-transit-brt

Friday, 20 September 2013

Bus Rapid Transit (BRT)                             

Bus Rapid Transit (BRT) is a specialized bus priority category. It is designed to accommodate the high level of demand for public transport by incorporating aspects of mass transit. This essentially means a rail-like service but deployed in a shorter timeframe, using far less resources and done at the fraction of the cost of establishing new rail services.

Main Features: 
Exclusive lanes on the Busway.
•Pre-boarding payment.
•Single system operator for revenues and payments – multiple bus operators with common ticketing.
•Closed/Open system on the Busway and at terminals and stations.
•High capacity buses.

Background
One of the 11 initiatives under the NKRA-UPT, the Bus Rapid Transit (BRT) networks in Greater KL (GKL) initiative is being implemented by the Suruhanjaya Pengangkutan Awam Darat (SPAD). 
•SPAD has recognized 12 BRT corridors in Greater KL/Klang Valley Public Transport Master Plan-Draft (2010) under Bus Transformation Plan section.
•KL–Klang Corridor has been identified in KL BRT Report (2011) as one of the potential BRT Corridors and this BRT project is planned to be operational by 2016.

Examples of BRT Worldwide

Bogota, Colombia                                                                     •  Guangzhou, China 

     

Rouen, France                                                                            •   Jakarta, Indonesia

    

Benefits of BRT: 
•For operators BRT:
–      Improves service performance.
–      Improves service reliability.
–      Improves in operation performance.
–      Improve in service ridership.
•For the public:
–    Shorter travel time.
–    Better reliability and comfort.
–     Better coverage and door-to-door service.
–    Better bus and station amenities.
–    Better lifestyle.
–    Improved quality of life.
•For the government:
–    A less expensive transit alternative.
–    Quicker solution.
–    Environmentally friendly.
–    Operating flexibility.
–    Increase transit ridership in select corridors.
Benefits of KL-Klang BRT:
•For operators:
–    Operation speed average @45 kmph. Faster than mixed traffic.
–    Frequency of 30 seconds, high capacity @ 14000 pphpd.
•For the public:
–    Less delay in traveling with 50% improvement.
–    More coverage (90%) & integration with other modes of transport.
–    Metro-class stations, accessibility and connectivity.
–    Better bus comfort and safety.
–    Improved mobility & lifestyle for higher quality of life.
•For the government:
–    Cheaper than rail (BRT @ RM25mil/km).
–    Can be implemented by 2016, quick transit solution.
–    Promotes green environment, urban wellness.
–     Phased construction & staging, minimum service disruption.
BRT Hybrid Operation System
•Along Kl-Klang BRT corridors, 29 BRT stations are being planned.
•KL-Klang BRT corridor will adopt BRT hybrid operational system, applying both direct service and trunk-and-feeder system.

BRT Impact Assessment
•Do nothing is not an option. Less roads and more transit is the way forward.
•To curtail the increase in congestion along Federal Highway due to increased population in future years, by providing faster, safer, more comfortable, affordable and attractive public transport option.
•While BRT helps to manage traffic conditions (by implementing “push & pull” factors), it also helps the economy by reducing fuel consumption and CO2 emission and also minimizing travel time hence maximizing productivity.

年尾建幹線 經靈市和莎 隆→巴生乘快捷巴士

http://www.chinapress.com.my/node/539061

報導:郭貞黎
攝影:張文輝
(吉隆坡29日訊)全長32公里,快捷巴士系統(BRT)吉隆坡中環至巴生市區幹線于年尾動工,以加強莎阿南、巴生一帶公共交通系統,紓解聯邦大道的交通阻塞問題。

除了吉隆坡中環至巴生市區的快捷巴士系統,從梳邦區的斯迪亞再也電動火車站銜接往位于格華芝班路的USJ第6區的快捷巴士系統─雙威幹線(Bus Rapid Transit-Sunway Line),正如火如荼施工中。

快捷巴士系統(BRT)雙威幹線,是首個快捷巴士系統,由國家基建公司與雙威集團聯合斥資5億4900萬令吉打造,穿梭雙威市中心與USJ地區,預計6月投入使用,惠及當地近50萬居民。

負責快捷巴士系統技術委員會的雪州高級行政議員拿督鄧章欽接受《中國報》記者專訪時說,快捷巴士系統的吉隆坡往巴生市區幹線年尾動工,估計需耗時兩年。

他說,該幹線從吉隆坡中環開始,沿著聯邦大道,經過八打靈再也、莎阿南等區,最后進入巴生市區。

他指出,當局已鑒定路線圖和車站地點,在巴生市區一帶,是擁有足夠的空間開設快捷巴士幹線。

他指出,該系統位于雪州路線中,將建11個車站,分別是八打靈再也(2個)、梳邦再也(1個)、莎阿南(3個)及巴生(5個)。

他說,當快捷巴士進入巴生市區時,快捷巴士會在巴生市區中繞一圈。

至于在莎阿南範圍時,除了其中兩個車站,在通往巴生方向的路線,會有一條分線通往莎阿南室內體育館,其余一個車站將位于該體育館附近。

他說,吉隆坡中環至巴生市區幹線將扮演銜接其他公共交通的角色,包括電動火車站、輕快鐵等,屆時將可疏緩聯邦大道交通擁擠情況。

鄧章欽:僅縮小車道寬度
不佔用聯邦大道

鄧章欽說,吉隆坡中環巴生幹線將使用聯邦大道的中間部分的空間,但不會佔用聯邦大道車道。

他說,目前,聯邦大道車道相當寬,來回方向各3條車道。

他指出,一旦快捷巴士系統佔用中間的空間,聯邦大道仍保持現有來回各3條車道,只是車道寬度將縮小。

“吉隆坡中環巴生幹線的快捷巴士,是在路面上行駛,是屬于巴生專行道,一般車輛是不能駛入。”

鄧章欽說,吉隆坡中環巴生的快捷巴士計劃,是由中央政府出資,雪州政府和地方政府將負責征用土地和路線協調。

他說,雪州政府歡迎快捷巴士計劃,雪州政府和地方政府將全面進行調工作。

未來擬定12個幹線

陸路公共交通委員會(SPAD)將快捷巴士系統列入綜合交通系統,未來將在巴生谷一帶,擬定12個快捷巴士系統幹線。

根據《中國報》瞭解,除了陸路公共交通委員會,部分地方政府包括梳邦再也市議會,也把快捷巴士系統列入交通發展藍圖之中。

首個階段快速巴士計劃,是從斯迪亞再也電動火車站開始,直抵位于格華芝班路前的USJ第6區輕快鐵站。

從斯迪亞再也電動火車站往USJ6的輕快鐵站的快捷士系統幹線,是被視區域性幹線,主要是提供較小區域性的公共交通綜合系統。

緊接的是從吉隆坡中環往巴生市區的幹線,主要是沿著聯邦大道而行。

在計劃中,快捷巴士與一般普通巴士並不一樣,除了在巴士專行道行駛之外,所停泊的車站也比一般巴士候車亭還要少。

吳木炎:帶動莎阿南發展

城市土地運用及交通規劃專家吳木炎說,一旦快捷巴士系統在聯邦大道進行,除了能提供快捷巴士川行服務,也會帶動聯邦大道兩旁的發展。

他說,在雪州境內,尤其是從八打靈再也區到梳邦再也區,在聯邦大道兩旁的發展已飽和。

他指出,可是從梳邦再也到莎阿南至巴生之間,聯邦大道兩旁還有相當多空間,尤其是莎阿南的發展與聯邦大道有一段距離。

他說,一旦快捷巴士吉隆坡中環巴生幹線啟用,將能改變梳邦至巴生之間的聯邦大道兩旁的發展。

“快捷巴士系統將會把發展重新拉回聯邦大道兩旁,也將改變聯邦大道兩旁未來的發展趨勢。”