PETALING JAYA: Exorbitantly high selling prices, stringent banking rules and a generally cautious sentiment that has been having an impact on the Malaysian property market this year could continue into 2013.

Malaysian Institute of Estate Agents (MIEA) deputy president Siva Shanker said property transactions in the first half of 2012 had slowed down, adding that this trend showed no signs of abating any time soon.

“Asking prices are too high. The buying frenzy is over. In 2010 and 2011, some residential sectors saw an increase of about 30%, which is way too high and moving towards a bubble. This trend has somewhat plateaued.

“What’s happening now is there is no meeting of minds between the asking and the accepting price. The gap is just too wide and there are fewer transactions taking place,” he told StarBiz.

Siva also said transactions had been affected because there was a disparity between the asking price of the property and the actual price listed on the valuation report.

“For example, the asking price of a property is RM1mil but the valuation amount might only be RM800,000. There’s a shortfall of RM200,000 and banks lend you money based on either the selling price or the valuation price whichever is the lower.

“So if the valuation price is RM800,000 and you’re eligible for a 70% loan based on that amount, you get a sum of around RM560,000. This means the buyer is going to have to top up RM460,000 on his own!

“Funding becomes a problem and the sale gets aborted!”

Siva said a number of sales this year had been aborted because of this issue.

“We don’t think 2013 is going to be much different, but we don’t see the Malaysian property market crashing and burning like during the US subprime crisis.

“What we see is things slowing down, prices will stagnate a bit and not move up so much. In some cases, it won’t move up at all.”

Siva said Bank Negara’s responsible lending guidelines that were implemented this year also had an impact on the Malaysian property market.

Effective Jan 1, banks have been using net income instead of gross income to calculate the debt service ratio for loans. This is said to be a pre-emptive move by the central bank to contain the rise in consumer debt.

“Prudent lending guidelines are important in maintaining a stable economy, but I think some flexibility must be allowed for individual purchasers that have the capacity to repay their loan, but for whatever reasons, are unable to show that they can,” said Siva.

He also noted that there were many individuals having side incomes which were not declared.

“You could be a teacher earning a RM3,000 salary. However, you could be providing tuition classes on the side to earn extra income but can only show to the bank the salary that you earn.

“Prudent lending should involve assessing the customer, to some extent, on an individual basis. If he’s an old customer with a good track record, you should have the discretion to offer him a little bit more. That discretion is now not available because of the lending guidelines.”

Siva also said the Malaysian public was cautious in light of the global economic uncertainties.

“The general slowdown has affected everyone. The US is not recovering as well as it should and Europe is in turmoil. However, in a sense we’re not so exposed as Singapore, because we are more inward looking. Singapore is a bit more international, so their exposure is higher.”

“It’s also sentiment. People are adopting a wait and see approach, and this creates a slowdown. If enough people do this, it creates a market!”

Source: The Star

THE coming Budget 2013 is expected to address two interesting issues – how to curb the speculative property market and how to address the issue of affordable housing.

In a recent report, Kenanga Research says market talk is that the Government will consider hikes in real property gains tax (RPGT) and increase stamp duty for house purchases.

The research unit opines that Budget 2013 measures will likely address the affordable housing segment such as the 1Malaysia People’s Housing (PR1MA) and My First Home schemes.

Kenanga in its research report says: “We foresee the Government hiking RPGT to indicate its willingness to reign in property prices.”

However, the research unit says across-the-board hike in buyers stamp duty is unlikely as it will hurt the first-time home owners’ market, unless the stamp duty hikes are tiered according to house prices and first home-ownership status.

Low cost housing is capped at RM42,000, while affordable housing cost between RM85,000 and RM300,000.

Last month, Housing and Local Government Minister Datuk Seri Chor Chee Heung said the Government would not hesitate to tighten fiscal policies to curb property speculation, and ensure reasonable and affordable property prices.

He noted that most Malaysians felt property prices were “far too high” and wanted the Government to look into this.

During the 15th National Housing and Property Summit, Chor said the Government was expected to allocate more affordable housing projects such as the People’s Housing Project (PPR) and PR1MA in the coming budget.

He added that the maximum household income of RM2,500 eligibility for PPR houses might be too low nowadays.

“Perhaps the maximum eligible household income for PPR houses can be increased to RM3,000,” Chor said.

Rising prices and affordability are issues being grappled by the Government and the private sector.

It should be noted that the Real Estate and Housing Developers’ Association (Rehda) has proposed measures for Budget 2013 that are aimed at reducing business costs for property developers in order for property prices to be managed at more affordable levels eventually.

Rehda has proposed that private utility companies should not be imposing capital contribution charges on property developers, which are presently required to lay infrastructure in their projects.

Rehda points out that the duty of providing infrastructure such as sewage treatment plants and surrendering land for power substations add to development costs.

Based on its research, compliance costs payable to various authorities can be as high as 30% of the selling price of the housing units.

“All these contributions imposed on developers would eventually be passed on to buyers, thus increasing the prices of properties,” REHDA says.

Rehda has also proposed that developers be relieved from the role of providing low-cost housing, as well as an automatic release mechanism for unsold bumiputra units to the open market (50% of unsold bumiputra units to be released after six months from the sales launching date, 25% to be released after 12 months and the balance 25% to be released after 18 months).

Rehda has also asked for a reduction of stamp duty rates for property transfers, which the association says would help to lower the costs of home ownership, encourage house purchases and help sustain home affordability levels.

It was noted that the majority of annual residential property transactions were below RM300,000 (more than 78% in 2012, and more than 75% in 2011).

However, National House Buyers Association (HBA) secretary-general Chang Kim Loong tells StarBizWeek that there should be hikes in the RPGT and stamp duty rates, in order to curb excessive speculation in the property market.

HBA has proposed that RPGT be increased to 30% for the first two properties sold within two years after acquistion or completion (whichever is later).

“Subsequently, RPGT rates should drop to between 10% and 20% for the first two properties sold after the first two years, but within the first five years after acquistion or completion (whichever is later). There should be no RPGT after five years.”

HBA has also proposed that for the third and subsequent properties sold within 10 years, RPGT should be at 30%.

“After 10 years, there should be no RPGT.”

HBA also wants the current stamp duty rates to be maintained for the first two properties.

However, HBA has proposed that stamp duty rates to be increased to 5% of the purchase price for the third property, 7.5% for the fourth unit, and 10% for the fifth and subsequent properties.

To further curb property speculation, HBA also proposed tighter lending guidelines by imposing a maximum loan-to-value (LTV) ratio of 60% for the fourth housing loan, and a maximum LTV ratio of 50% for the fifth and subsequent house financing facilities.

Chang says HBA’s proposals will not punish genuine house buyers, or those who buy for long-term investments, or to fund their children’s education.

He also says HBA sent numerous proposals to the Government to increase the supply of affordable housing.

“We have called for the Government through PR1MA, to ensure that the maximum allocation for affordable housing is set aside when land is unlocked for property development.”

Chang also voiced his concerns about vested interests lobbying to build commercial properties such as shopping complexes and high-end properties when the government unlocks its land bank.

He has also asked for more incentives for property developers who build affordable properties such as lower tax rates.

“Incentives for lower income earners to buy their first property can include preferential interest rates,” he says.

Chang also opines that there is currently a huge mismatch between what the average household income can afford compared with what is available in the market.

“A homeless generation will emerge to create various social problems,” he says.

Based on HBA’s estimates, he says families with a monthly income of less than RM3,000 a month can only afford a house which costs less than RM150,000 while those with a monthly income of up to RM6,000 can only afford a house which costs less than RM300,000.

“Based on government statistics, these numbers makes up almost 80% of our working population.”

The concerns surrounding affordable housing was brought up by Deputy Finance Minister Datuk Donald Lim Siang Chai who recently said that affordable housing would be a Budget 2013 highlight.

Lim says the Government had proposed to increase the limit of house prices under the My First Home scheme from RM220,000 to RM400,000 to fulfill the needs of those earning below RM3,000.

Property consultancy CB Richard Ellis (M) Sdn Bhd executive director Paul Khong says that increasing the limit of house prices under the My First Home scheme to RM400,000 for purchases within Klang Valley and Penang may be more relevant in today’s scenario.

“House prices have moved up substantially over the last three years. The amount of up to RM220,000 may not be too meaningful especially for residential properties within the Klang Valley areas,” says Khong.

Source: The Star

MOTORISTS travelling along the Tun Dr Lim Chong Eu Expressway in Penang should enjoy a smoother journey after the road-widening project is completed by end of this month.

Penang Chief Minister Lim Guan Eng said the project was carried out by IJM Corporation Bhd and the Malaysian Highway Authority.

“The expansion project to reduce the bottleneck traffic at the flyover near the exit of Penang Bridge on the island was carried out following complaints from workers (at the Free Industrial Zone) in Bayan Lepas,” he added.

He said this in his opening speech at the Free Industrial Zone Penang Companies’ Association annual meeting held at Equatorial Hotel on Tuesday.

The three-lane expansion near the Batu Uban marine police base started in January this year.

During his opening address, Lim also said the state government was now seeking open tenders for the construction of an undersea tunnel and three major roads that cost RM5.8bil.

The projects are 6.5km Gurney Drive-Bagan Ajam undersea tunnel, the 4.2km Gurney Drive-Lebuhraya Tun Dr Lim Chong Eu bypass, the 4.6km Lebuhraya Tun Dr Lim Chong Eu-Bandar Baru Air Itam bypass and a 12km road connec- ting Tanjung Bungah and Teluk Bahang.

Meanwhile, Lim said the short-term measures aimed at alleviating traffic congestion on the island by expanding Jalan Air Itam, upgrading of Lorong Batu Lanchang from Lebuhraya Thean Tek to Jalan Masjid Negeri, Jalan Gottlieb and Jalan Bagan Jermal were expected to be completed within three years.

Source: The Star

Beryl Garden, located on a small piece of land next to Jalan Pondok Upeh, within the established township of  Balik Pulau. Walking distance to all amenities such as wet market, Chong Teik school and Balik Pulau Town.

Property Project : Beryl Garden
Location : Balik Pulau, Penang
Property Type : 2-storey & 3-storey terrace
Tenure : Freehold
Total Units : 10
Developer : Evergreen One Sdn. Bhd.

Location Map:

Taman Impian Ria, strategically located within Alma township in Bukit Mertajam. Current phase of residential development by Asas Dunia Berhad comprises 62 unit of 2-storey terrace houses with two design types. Each unit comes with built-up area ranging from 2,009 sq.ft. onwards.

Property Project : Taman Impian Ria
Location : Alma, Bukit Mertajam, Penang
Property Type : 2-Storey Terrace
Built-up Area: 2,009 sq.ft. onwards
Land Area: 1,180 sq.ft. onwards
Tenure : Freehold
Total Units : 64
Indicative Price: RM 390,000 onwards
Developer : Asas Dunia Berhad

Location Map: