PETALING JAYA: Kenanga Research has downgraded the property development sector to a “neutral” rating from “overweight” previously, due to potential worse-than-expected Budget 2013 risks.

It noted that recent news reports had indicated that Budget 2013 would see measures to control the soaring prices of property, including tighter fiscal policies to curb speculation.

The research unit said it feared there would be hikes in buyers’ stamp duties as this would have an immediate impact on the physical market.

“However, across the board hikes in buyers’ stamp duty is unlikely as this will also hurt the first-time home owners’ market, unless the stamp duty hikes are tiered by pricings and first home-ownership status.”

It also did not expect any banking sector tightening measures.

In a report, Kenanga Research said it thought real property gains tax (RPGT) hikes were likelier.

“But RPGT hikes will have less physical impact on developers as the heftiest hike tends to be during the first two to three years holding period, which fell under the construction period.”

The research unit said if these restrictive measures were implemented, the Government might look to “neutralise” their negative impact on developers with an automatic release mechanism for bumiputra units and reviewing the low-cost housing requirement and framework. It also anticipated a near-term knee-jerk reaction on the share prices of public listed property developers, should restrictive measures on the sector be implemented.

“Even then, we still expect the physical market to continue in its current momentum given a liquid banking sector and attractive rates,” said the research unit.

Property developers’ earnings are also expected to continue to fare well in the next 12 months mainly due to favourable banking sector dynamics such as low financing rates and DIBS (developer interest bearing scheme) driving sales of new property launches.

“Hence, property developers will continue to chalk up decent sales as we believe the banking system favours new launches for system loans growth’ dynamics.”

Kenanga Research also said most property developers were meeting their sales target, except for UEM Land Holdings Bhd.

It said another reason for its sector downgrade was due to UEM Land being downgraded to a “market perform rating”, from “outperfrom” previously.

“Although we are bullish on the Johor property market and its 2012 tipping point events, UEM Land is trailing behind its 2012 sales target and may not be able to achieve it this year,” it said.

Source: The Star

The Peak, strategically located within the established township of Sungai Nibong, Penang. Comprises 2 blocks of 341 units condominium featuring a tension swimming pool which morphs into a 4 storey high waterfall as an entrance statement into the development. The facade is varied from floor to floor and unit to unit creating an illusion of randomness to its appearance.

Property Project : The Peak
Location : Sungai Nibong, Penang
Property Type : Condominium
Total Units : 341
Developer : SP Setia (Setia Promenade Sdn. Bhd.)

PETALING JAYA: The secondary residential property market could face a slowdown in transactions within the next six to 12 months due to oversupply of properties caused by speculative buyers.

Malaysian Institute of Estate Agents (MIEA) deputy president Siva Shanker said “secondary properties in secondary locations,” namely apartments within the RM150,000 to RM300,000 price range, could be difficult to sell as an oversupply situation has resulted.

“A lot of these properties were sold in the last two to three years and developers made a roaring business out of it. However, they’re now struggling a bit,” he told StarBiz in an interview.

“A lot of people in the past would have bought these properties for speculation,” said Siva.

He said many people bought these properties with the sole intention of selling them immediately once the development was completed.

“The buying public in Malaysia are like sheep. A few people buy, and then everyone will rush in to do the same!

“However, when everyone tries to flip it (sell for a higher price) at the same time, that’s when you create an oversupply situation.”

Siva cites an example of a 300-unit apartment block, where half, for instance, are placed on the market simultaneously by the initial (speculative) buyers.

One seller will lower the price because he can’t hold it, and then the prices start coming down.”

Siva pointed out that because transactions start slowing down, there is a misconception that property prices will crash.

“It’s not what people think – that property prices are crashing. A person buys an apartment for RM300,000 and after two years, wants to sell for RM400,000 and puts it on the market. But then, others also start doing the same and the buyer gets spoilt for choice.”

He said because everyone puts the property on the market, the RM400,000 price-tag would not be achievable.

“Perhaps at the end of the day, instead of RM400,000, you sell it for RM350,000 and in the eyes of the buying public, prices have fallen!

“But in actuality, prices didn’t fall. You bought at RM300,000 and sold it at RM350,000. You tried to flip the property, but you didn’t get the level of profit you thought you could get. But you walked away with a profit nevertheless.”

Source: The Star

AFTER losing a roof over his head due to an interim court order in Penang more than two weeks ago, Tan Kim Swee thought his parents would never get to enjoy the comforts of a home.

The 34-year-old construction worker, who earns only RM900 per month and has to support both his ailing parents, was ordered by the court to move out from his rented home in Perak Lane after being unable to settle his rental for about two years.

After spending three nights by the roadside near his former residence, Tan and his parents can now rejoice as he was offered one of the seven Rifle Range flat units under a refurbishing project, undertaken by the Penang Master Builders & Building Materials Dealers Association.

“When my landlord asked for a court order to ask my parents and me to move out, I was at my wit’s end as we did not have anywhere else to stay.

“I could not afford to pay rent, which was RM350 per month, as I had to pay for my parents’ medical fees and other expenses such as food,” he said.

“Even after I sold off my motorcycle, it was not enough. A friend of mine recommended me to seek assistance from Sungai Pinang assemblyman Koid Teng Guan, who helped me move in into one of the units at Block J of Rifle Range flats,” said Kim Swee.

He said his adopted father, Thor Yu Aun, 64, is suffering from a stroke while his mother Tan Saw Lean, 75, has symptoms of old age illnesses.

Association president Lim Kai Seng said the refurbishing project, costing over RM10,000 per unit, was part of the association’s corporate social responsibility (CSR) project.

“We hope those who are without homes or are in need of a shelter will be able to benefit from our CSR project,” he said before presenting a mock key to Kim Swee in Komtar recently.

State Town and Country Planning, Housing and Arts Committee chairman Wong Hon Wai said priority was given to the poor and needy as it was the state government’s effort to provide homes to them at a minimal rental cost.

“The state government is repairing all of the units in blocks E and J in Rifle Range so that we can rent them out to the needy.

“This is also our initiative to take care of the poor,” said Wong.

The two 16-storey blocks with 170 units were once used as quarters for the military in the 1980s and 1990s. The state is currently subsidising the rental of such units, which normally cost between RM250 and RM300 in the market, by charging only RM90.

Source: The Star

Taman Sungai Ara, located within the established township of Sungai Ara, Penang. This residential property development by WLB Properties Sdn. Bhd., comprises 37 units 3-storey terrace houses with built-up area ranging from 3,389 sq.ft. – 3,869 sq.ft. Each will comes with a private lift.

Property Project : Taman Sungai Ara
Location : Sungai Ara, Penang
Property Type : 3-Storey Terrace
Built-up Area: 3,389 sq.ft. – 3,869 sq.ft
Land Area: 1,701 sq.ft. – 4,554 sq.ft
Tenure : Freehold
Total Units : 37
Developer : WLB Properties Sdn. Bhd.

Indicative Price: RM 1,211,000 onwards

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