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When GST is implemented and becomes the law

August 12th, 2014 9 comments

This month, we will explore the effects of the Goods and Services Tax (GST) on various types of properties when it comes into effect next year.

Residential properties will be exempted from GST. Hence, the seller is not allowed to charge GST on the sale, lease and rental of residential properties such as condominiums, link houses, bungalows, serviced apartments, apartments or upper floor units of shophouses which have been approved for dwelling purposes.

GST is standard-rated for commercial properties. The GSTregistered seller charges GST on the sale, lease and rental of commercial properties. This means that the commercial property buyers or investors will pay GST to the GST-registered seller on the purchase of commercial properties such as shops or retail lots, factories, warehouses, hotels and offices.

Only a GST-registered company that sells you the commercial property, such as in the case of a property developer, is allowed to charge you GST.

If you were to buy from a private seller who is not a GST-registered company, the private seller is not allowed to charge you any GST even though he is selling a commercial property to you.

A GST-registered buyer who buys a commercial property and uses the building to run a business selling GST taxable supplies is allowed to claim back on the GST incurred. The GST payable on commercial properties does not become part of his cost of doing business.

The unregistered GST buyer, however, will not be able to claim back GST for the purchase of the commercial property. The GST becomes his cost of investment.

When he sells the property later on, the GST he incurred which he cannot claim back, will likely be included in the subsequent selling price.

The determining of commercial and residential units is subject to the design (before property completion), usage (after property completion), registration with relevant authority or the Sale and Purchase Agreement (SPA). This information is useful to buyers, investors, business owners and property developers of commercial and residential properties as the differentiation of the two type of properties will affect the pricing, upfront investment and GST claim.

By MICHELLE LIAN

Source: StarProperty.my

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The effect of inflation on mortgage loan repayments

August 12th, 2014 1 comment

RM5 for a bowl of curry noodles? In my day, it was 50 sen!” Sounds familiar? No doubt you hear your parents and grandparents griping about today’s prices more often than not.

The reason for these price differences is simple and straightforward: inflation. We won’t go into the mechanics of inflation and its causes here; all we need to know in this context is that it devalues a currency over time by increasing the prices of goods and services.

Now, you might be wondering about the significance of inflation when it comes to mortgage loan repayments, and how you can utilize this knowledge. Let’s start from the beginning.

A misled mindset?

There’s a piece of conventional wisdom when it comes to property loans – pay them off whenever you have spare cash, and the more the better because you’ll be done with them earlier.

However, the opposite could ring true if you take into account the inflation factor. Simply put, RM1 – 30 years ago has a higher value than RM1 today due to inflation. Going by the same logic, RM1 now would obviously be of a higher value than RM1, 30 years down the line.

Imagine that a simple roadside meal will cost 10 times more, 30 years later. So, logically, paying ahead on your property loan instalments, you’d be using ringgit that would worth more compared to years down the line. Thus, wouldn’t you be losing out by paying more than you have to, despite shortening your loan tenure?

Inflation versus interest

Of course, the one major argument against this logic is that while you might save some money by outsmarting inflation, you would end up paying more anyway due to the huge amounts of interest over the years.

To gain a clearer understanding of the impact of inflation here, we have to get a little technical. Let’s take a home loan of RM450,000 paid over 30 years at a steady Base Lending Rate (BLR) of 4.2%. Your monthly repayment would work out to RM2,201.

For argument’s sake, let’s compare two hypothetical scenarios.

Scenario 1 – Standard repayments made to bank throughout tenure length

Scenario 2 – An overpayment of RM100 is added on each month throughout the tenure length

From the table above, it can be noted that overpaying your monthly instalments consistently throughout tenure will save you RM30,729 in total. But, does that value reflect the actual value saved when taking inflation into account?

Let’s now look at the two different inflationary scenarios to get a picture of how much value you actually stand to save from repaying earlier. All calculations are based on the discounted cash flow of the mortgage amortisation.

* Discounted cash flow payment = Payment/ (1+ (inflation rate)) number of months

If average inflation rate in Malaysia is at 4% throughout tenure: The amount saved after takinginflation into account = Only RM157in today’s ringgitThis is the value of the amountsaved based on present day value.

If average inflation rate in Malaysia is at 5% throughout tenure: You actually don’t save anymoney but end up “losing” moneyin a sense.The total amount lost after taking inflation into account = RM 2,786 in today’s ringgit.

From here, it becomes clear that by overpaying and saving that additional RM30,729 in the future, translated into today’s equivalent, the amount might be much less than you think simply because of the effect of inflation.

Summary

The mentioned scenarios were based on certain assumptions. What is more likely to happen is a random fluctuation in BLR and inflation rates over time. Still, the principles shown hold true.

What we want to highlight is how you can extract maximum value from your money by just following Loanstreet’s three simple rules for stretching the value of every ringgit.

In a nutshell:

  1. If loan interest rates are higher than inflation:-
    • Pay off your Loan (This article disregards investment options)
  2. If loan interest rates are lower than inflation = Use your money for either:
    • Investments or
    • Consumption items
  3. In most situations, keep only a minimum amount of cash (in savings/ Fixed Deposits (FD), etc, as your money generally devalues over time (Though there are certain exceptions).

One final note, please remember not to discount the importance of saving. There are times when you just might need that extra cash, or must save up for a future use. Do, however, practice wisdom and save just enough for practical purposes.

This is our simple guide to stretching the value of every ringgit.

>> Loanstreet.com.my is a website that helps Malaysians compare and apply for loans online, free of charge.

Source: StarProperty.my

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Mah Sing plans RM3.4bil projects in KL and Penang

August 11th, 2014 17 comments

Mah Sing Group CEO Ng Chai Yong with the scale model of the Southbay City project in Batu Maung.

Mah Sing Group Bhd will develop RM3.4bil worth of residential projects in Penang and Kuala Lumpur over the next five years.

Group chief executive officer Ng Chai Yong told StarBiz two of the projects would be located in Penang, while another two would be in Kuala Lumpur.

In Penang, Mah Sing plans to develop The Coastal for the RM320mil Southbay City in Batu Maung and the RM750mil Ferringhi Residence Precinct 2 in Batu Ferringhi.

The projects, opened for registration now, will be launched in October and November respectively.

In Kuala Lumpur, the group will launch the RM1.5bil Lakeville Residence in Taman Wahyu, Jalan Ipoh, and the RM900mil D’sara Sentral in Sungai Buloh soon.

“The projects in Penang are competitively priced at around RM800 per sq ft and RM900 per sq ft respectively for The Coastal and Ferringhi Residence Precinct 2, as they are located near the sea, with accessibility to the main trunk road and expressway leading to George Town.

“The Coastal comprises 156 professional suites and 100 residential suites, with built-up areas ranging between 575 sq ft and 1,300 sq ft.

“The projects in Kuala Lumpur are attractively priced at around RM550 per sq ft for Lakeville and RM660 per sq ft for D’sara Sentral,” he said.

To add value to the Southbay City project, Mah Sing plans to develop a 750,000 sq ft shopping mall in 2016.

“The mall will take about three to four years to complete.

“We are currently constructing a 424,000 sq ft shopping podium trends@southbay city for Southbay Plaza, which is expected to be completed in 2016,” he said.

Despite the stringent bank loan conditions which had caused the property market to slow down in the country, Ng said the group’s sales had remained buoyant.

“We don’t expect the pricing of our projects to soften, as they are all located in prime and strategic locations like the Southbay project, which is a stone’s throw from the first and second links in Penang and the Tun Dr Lim Chong Eu Expressway, leading to town,” Ng said.

From Penang, the sales contribution for 2014 fiscal year is expected to increased to RM371mil compared to RM326mil last year.

“From Greater Kuala Lumpur, the sales contribution is projected to increase to RM2.217bil in 2014 from RM1.563bil in 2013.

“From Johor, the group is targeting to achieve RM831mil in sales this year, compared with RM959mil last year.

“We set a lower sales target for Johor this year as we have already launched most of the key projects in the state last year,” Ng said.

According to Ng, the Southbay project in Batu Maung has achieved sales of about RM811mil as at March 31.

“To date, the take-up rate is over 90%. The value of Southbay properties has risen by 100% in terms of capital appreciation since completion four years ago.

“A terraced unit at Residence@Southbay had risen from RM780,000 to RM1.45mil in the secondary market,” Ng said.

Mah Sing’s focus for this year is to ensure that its products stay affordable.

“Over 80% of our planned residential product launches will be priced below RM1mil,” he said.

The group’s main focus is still on the Klang Valley, where the projects are expected to contribute 60% to sales this year, followed by Johor Baru (23%), Penang (10%), and Kota Kinabalu (7%).

“The prospects of the property market in this country continue to be positive in the middle to long term as the population is projected to grow, especially in the Klang Valley, which is expected to increase from seven million now to 10 million in 2020.

“The key infrastructure projects such as the mass rail transit lines and the proposed high speed rail connecting Singapore to Kuala Lumpur will continue to spur interests in the Klang Valley,” Ng added.

In Johor Baru, Mah Sing plans to launch the RM5bil Bandar Meridin East project in the second quarter of 2015.

The projects for Bandar Meridin East will be previewed end of 2014.

“The design for the master plan will take advantage of the natural terrain of the site and incorporate several lifestyle communities comprising terraced, semi-detached and bungalow dwellings.

“Focus will be on creating a living lifestyle with particular emphasis on community participation, and security and sustainability in guarded and gated environments.

“To enhance safety further, traffic calming devices will be incorporated to control speeds and provide safe environments for cyclists and children,” he said.

Source: StarProperty.my

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An Insight into Penang’s Economy and the Impact to Penang’s Property Market

August 7th, 2014 No comments

* Article by FREEMEN *

My view on the outlook for Penang property market is, moving forward, cautiously optimistic. Why do I say that?

Increase in investment in the State

Penang’s total approved capital investment from January to May 2014 totalled RM3.13 billion, as compared to RM3.91 for the whole year of 2013. In the year 2012, a housing boom was evidence of the increase in private investment in the state.

Big name developer is positioning themselves for this increase in demand and is increasing their land banking in the state. In Dec 2013, one major developer, through its subsidiary, had successfully bid for a parcel of development land measuring approximately 24.458 acres on the island. The purchased price is analysed to be at approximately RM251 psf. Other major developer are also jumping into bandwagon and buying land in Jawi and Batu Kawan.

Penang’s economic reposition

In addition, Penang is repositioning it’s economy, moving away from labour intensive industries to that of high end services industries such as Shared Services and outsourcing (SSO). This would mean creation of high income job opportunities for the people of Penang.

There are three types of SSO: information technology outsourcing (ITO), business processing outsourcing (BPO) and knowledge processing outsourcing (KPO). Employees of both ITO and BPO on average earn a monthly salary that ranges from RM4,000 to RM5,000 whilst the average KPO employee earns RM8,000 a month.

In promoting the SSO industries, the Penang state government announced in September 2013, plans to set aside approximately 17 acres of land in Bayan Baru and Bayan Lepas for its next BPO hub. Office buildings will be available within three to five years. Thus, Penang’s strong reputation and architecture will undoubtedly attract more foreign investors to set up their SSO centres here.

Employment outlook and in-migration of job seekers

The manufacturing and services sectors accounted for approximately 40% of total employment in Penang between 2001 and 2011 and will likely remain the biggest employers over the next few years. In 2013 it was projected that a total of 3,500 jobs will be created from the approved capital investment projects. More jobs are expected as FDI flows to Penang improve over the coming years.

As the number of jobs increased, there will be an increase of in-migration of job seeker into the state. The size of Penang’s labour force grew by 11% between 2009 and 2012. The unemployment rate in the state has fluctuated around two per cent since the global financial crisis of 2008. According to Chief Minister Lim Guan Eng, Penang is short of some 20,000 workers in various industries.

What about the property outlook?

With capital investments still coming into the state, coupled with the creation of high income job and in-migration of job-seekers, demand for housing is set to be on the uptrend.

The question then falls back to where we, as the investors are buying in order to capitalise on the demand for housing.

Come and Meet Us

On the 16 Aug, 2014, my Mentor and I will be sharing with you in more details about the property outlook in Malaysia. For me, I will talk more on the investment and employment outlook for Penang. I will also share with you how my team and I analyze an area of interest before we decide to make a purchase.

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So, book your seat early as we will be expecting a full house. Now, people usually have to pay the retail price of RM197/pax , BUT, I will give you this deal: You get all these learning for only RM37!

*SPECIAL OFFER: 1st 50 people to register in for this event will get a FREE Penang map from Ho Chin Soon.

So hurry, take action now to register here http://bit.ly/proptalk as seats are limited

Happy Investing,
Keegan.

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Housebuyers cautioned against syndicate collecting deposits

August 4th, 2014 1 comment

“I have written a letter to state police chief Senior Deputy Comm Datuk Wira Abdul Rahim Hanafi to look into the matter.” – Jagdeep Singh Deo

Housebuyers here need to be more cautious not to fall victim to a syndicate which is going around securing payments for units at an affordable housing project developed by the state.

Penang Town, Country and Housing Committee chairman Jagdeep Singh Deo said there were claims that the syndicate was promising and guaranteeing affordable units at a project in Tanjung Tokong.

He said the developer’s company which was developing the project at the site had received several complaints from the public that there were members of a suspected syndicate going around promising affordable units at the project by taking a payment of between RM10,000 and RM30,000.

Speaking after launching a corporate social responsibility programme by KDU College Penang at Cheshire Home here on Friday, Jagdeep said the developer had lodged a police report about the matter on July 22.

He said he had also written a letter to state police chief Senior Deputy Comm Datuk Wira Abdul Rahim Hanafi to look into the matter.

“I have received a reply from his office dated July 25 that they received my letter and the matter was under investigation.

“I hope the problem can be resolved as soon as possible,” he said.

Jagdeep assured the public that the state government’s low-cost and affordable housing units could not be secured by any agent or syndicate.

“The public must apply directly to the state and the application will be processed before they receive an approval letter from the developer if they are eligible for the units,” he said.

He added that the concerned project in Tanjung Tokong has 390 units of low mediumcost apartments and 859 units of affordable condominiums located on a 4ha site.

Jagdeep said that about 50,000 applicants had applied for affordable housing units in the five districts and the selection by the Selection Process Enhancement Committee (SPEC) would soon take place.

“The housing units will go to those truly deserving.

“So, I hope the public will be aware and not fall prey to such syndicates,” he urged.

Source: StarProperty.my

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