WHAT ARE SUB SALE PROPERTIES?

Sub sale, also known as the secondary market are previously owned property purchased on the market where homeowners and investors interact through buying, selling and renting.

The sub sale market mainly consists of landlords who rent and lease their property out before deciding to sell it. With sub-sale transactions, both parties are free to negotiate any mutually agreed terms of an agreement. Unlike new properties which are governed by specific terms overseen by the housing authority, each sub-sale transaction can be different in nature.

BREAKING IT DOWN

Sub sale properties are known to appreciate slower compared to new properties in the primary market. This is because depreciation, wear and tear, and other factors are incorporated into the valuation procedures.

The sub sale market is attractive to investors looking to strike a deal on a potentially profitable property. When new properties are leased out or sold, they are listed and transacted through the secondary market.

An experience investor or homeowner will know when to exit the market based on economic, political and time varying conditions.

WHY SUB SALE?

Sub sale properties in the secondary market have the option for a house viewing before buying the property. Rather than imagining what it may look like from the models and brochures, you get to see the property as it is.

Being located in established neighbourhood is an added advantage as there are historical figures one can use to evaluate an area. Does the area have all the amenities you need and are they convenient to access?

Sub sale properties are ready for staying, allowing the buyer to move in shortly after the transaction has been completed less any damages or renovation required. Remember to check out if the property matches your requirements and if any existing damages is recoverable and worth the cost.

When viewing the house, you get the opportunity to feel and imagine yourself living there. Take a deep breath and ask yourself if living there is really what you want for you and your family. Sub sale properties ,relieves some of the risk of staying in a new area and regretting the decision. Allowing more options to choose from is a liberating feeling during your property search.

Existing fixtures and fittings are an added value to some. Sub sale properties are normally fitted with old or used goods such as shoe racks, gardening tools, cleaning equipment and more. This leaves you a smaller shoestring budget before renting it out. Additionally, it may already be fully or partially furnished, leaving you the hassle of furnishing the property.

One of the reasons for buying a sub-sale property is the lower price tag. New properties can be sold at a premium price as the property gains traction and demand. You may be able to negotiate for a good deal. House flipping old properties in the secondary market can bring in a good payout.

Sub sale properties are considered less of a risk compared to new development units launched in the primary market. Off plan units sold by developers are considered risky due to the uncertainty it brings. Sub sale property has a lesser risk overall and no development risk.

ADDITIONAL NOTES

There are many incidents of sellers claiming to sell the particular unit, but they turn out to be a fraud and the buyer is left feeling cheated of their deposit. Make sure to verify that the property title belongs to the seller and there is no third party having an interest in the same property. You can personally check this by visiting the land office based on its attached district.

When considering investing in sub sale properties, you will have to take into account the taxes, depreciation and interest. These factors heavily affect the profitability of the properties.

With the sub sale market comprising the bulk of property transactions, there is plenty of information needed to make a buying decision. Are you passionate about turning old homes into breathtaking airbnbs? Do you love to renovate houses and putting a little bit of personal touch? Do you love the challenge of turning old houses into beautiful masterpieces? Then sub-sale properties might be suitable for you.

 

CREDIT : BUMBUNG.CO

These sub type terms are interchangeably used within Malaysia’s property talks whether you are inquiring from a developer or dealing with an agent or speaking with friends on a specific property type. It’s important to know the difference between them and critically evaluate the use of each one of them.

CORNER LOT

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As the name suggests, corner lots are properties located at the corner of the row with additional land or large gardens next to them.

If you love spending time outdoors in the garden or hosting barbeque parties, the corner lot is for you. It is important to really consider what you plan to use the additional land for. If you love gardening, it is certainly a yes, but if you don’t it could mean higher maintenance and more work. Have you seen those corner lots with uncut grass with weeds growing everywhere?

You don’t want your house to end up like that.

Due to the benefit of additional land, corner lots have a higher price point compared to the other sub types.

If you are a concerned with the exposure to sunlight, a corner unit might be ideal choice, after considering the direction of the sun and the placement of the house.

One trait of owning a corner terrace house, it’s the availability of land for expansion. If your corner unit is next to a road, you are allowed to extend your building up to the boundary of your external wall. This gives more flexibility to home owners looking to upgrade and renovate their house.

END LOT

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End lots are properties that are similarly designed and located at the end of the housing row.

Depending on the development and design, end lots have additional windows on the side of the house, allowing more light to shine through and keeping the house ventilated and bright. Pricing wise, end lots can command a premium over the usual intermediate lots.

One of the factors that deter people from purchasing an end lot is the perception that and lots are the first and the easiest units for thieves to break into.

This is mainly because some end units are located next to a walkway or wall that allows ease of access and a quick getaway.

Some walls located next to end units are densely covered with trees and shrubs giving robbers an edge to climb on and ease to avoid detection in the dark.

Given that end lots are located next to a motorway or pedestrian walkway, there is no surprise that these units have a higher probability for peeping and glancing. End lots are commonly known to be less privacy friendly in comparison to other units.

INTERMEDIATE LOT

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Intermediate Lots more commonly known as semi-d’s are houses that are built in between other houses.Intermediate units are more commonly traded in the property market given its supply volume.

The advantage of this is the number of ready buyers looking for an intermediate unit therefore you will have less of a hassle finding a buyer in contrast to selling a corner unit.

It’s good to know that the capital appreciation for intermediate lots tend to appreciate faster than other sub types.

The tendency to match your valuation figures given by your valuer is more likely with the sheer number of similar transacted comparable in the area. This means that your valuated price will be less likely to be perceived inaccurately in the eyes of a buyer.

It can be argued by some parties perceive semi-d’s to be of a higher property class and corner lots to be reserved for kindergarten playhouses.

Frankly, it all comes down to your motive and plan for the particular property. Some people love the extra land that comes with corner lots while others perceive semi-d’s to be better despite the smaller land size. Some people tend to favour end lots with less traffic noise. It’s important to consider the sub type of the property you’re interested in but it’s even more important to take into consideration the location.

CREDIT : Bumbung.co

Property Taxes in Malaysia can be quite a challenge to a first time buyer or investor. You might be shocked to find out the different taxes imposed on you when you purchase or even own a property. The following are the property taxes that you should know before a major property decision.

TAXES INCURRED WITH OWNING AND MANAGING REAL ESTATE

QUIT RENT (CUKAI TANAH)

Commonly known as cukai tanah, this tax that is relevant to anyone owning a property. Essentially, it is the price you pay for owning a land in Malaysia and yearly income to the state government. The price you pay for quick rent varies in accordance to the land size and property asset category. You will have to pay quit rent on an annual basis regardless of whether the property is freehold and leasehold or whether it is a strata titled property. The quit rent rate depends on the each state government’s decision to set and amend.

ASSESSMENT TAX (CUKAI TAKSIRAN / PINTU)

If your property is located within a local authority (Majlis Pembandaran), you will be required to pay an assessment tax based on the annual rental value. The final sum is calculated based on the property type, location and multiplied by a set of routes. For residential properties, it is levied at a flat rate of 6% and can be paid in 2 instalments.

TAXES INCURRED WHEN ACQUIRING AND TRANSACTING REAL ESTATE

STAMP DUTY

During the completion of a property transaction, the legal documents such as the SPA and Loan agreement needs to be recognized and notified to the government.  Stamp duties must be paid for any property transfer related documents to be legally recognised. The amount of stamp duty required is levied in proportion of the property’s value.

REAL PROPERTY GAINS TAX (RPGT)

Since the abolishment of capital gains tax in 2007, capital gains through property transfers are no longer subjected to income tax laws. There is, however, the real property gains tax, which is levied on any disposal of real property or shares of property companies. RPGT is a type of capital gains tax that charges you based on your profit gained through property transactions. One reason why RPGT was introduced is to discourage flipping properties where people renovate old properties and mark up prices. This is to prevent property prices from greatly increasing above market value as a result of speculation. As the names suggest, you are only taxed through any profits gained from the disposal of the property, hence no taxes need to be paid if there is a break even or a loss.

GOODS AND SERVICE TAX (GST)

If you are renting out or selling a residential property, your income generated will be exempted from GST. However, the income gained through commercial properties are taxable by means of letting out or even disposing of commercial properties in some circumstances. To have commercial property to be taxable under the 6% GST, the homeowner must own 2 or more commercial properties or a commercial property valued at more than RM 2 million. Alternatively, the homeowner may own a land larger than 1 acre or earn more than RM 500,000 through yields from the properties.

 

Conclusion

Property taxes can be troublesome and unwelcoming to an average homeowner. With the different property taxes around limiting and shifting your decisions, it is important to take each of them into consideration as it can add up additional costs to your property portfolio

CREDIT : bumbung.co

 

Masa untuk memburu hartanah pertama anda!

1. LOKASI ✔
• Cari yang dekat supaya boleh duduk sendiri.
• Jika yang dekat terlalu mahal, carilah yang jauh dan murah mengikut keupayaan pembiayaan anda kemudian sewakan dan anda teruskan menyewa hartanah yang dekat.

2. JENIS ✔
• Jika banglo terlalu mahal, pilihlah semi-D.
• Jika masih mahal, pilihlah teres.
• Jika masih mahal, pilihlah kondo / apartmen.
• Jika masih mahal, pilih rumah pangsa / flat.
• Jika masih mahal, pilih rumah kos rendah mengikut syarat.
• Jika masih mahal, bergurulah ilmu mencari rumah murah.
• Jika masih tak jumpa, nafsu anda terlalu besar untuk dapat yang sempurna segalanya

3. CARA BELI ✔

• Pemaju (Underconstruction) : rumah baru, rumah wangi, modal rendah. risiko sederhana. namun biasanya ada tempoh menunggu, harga mahal dan risiko terbengkalai

• Pasaran Sekunder (Subsale) – rumah terpakai, modal sederhana, boleh runding harga. harga sederhana, risiko rendah kerana rumah sedia ada, namun tak ramai yang pandang sebab rumah lama dan terpakai.

• Lelong – rumah busuk, modal tinggi, risiko tinggi, kebanyakannya sangat murah namun tidak boleh lihat dalaman rumah sebelum membeli dan mungkin banyak tunggakan

• Nak percuma? Tunggulah anda dapat harta secara pewarisan. Itu pun kalau dapatlah!

4. BAJET ✔

• Tentukan harga rumah yang ingin dimiliki mengikut hasil perjumpaan dengan pegawai bank di awal cerita tadi

• Masih ada rumah murah contohnya 10,000 (bukit beruntung), 60,000 (damansara damai), 70,000 (puchong) dan lain-lain. Usahakan mencari!

• Jika rumah murah itu anda rasakan jijik, beli dan sewakanlah. Sekurang-kurangnya anda dah ada satu rumah.

Penyewa bayar unit anda, dan anda bayar unit yang sewa. Tapi anda tetap dah ada satu unit sendiri walaupun masih menyewa rumah orang lain sampai mati!

• Harga rumah biasanya akan terus meningkat.

Selepas beberapa tahun, anda boleh buat pembiayaan semula atau jual sahaja dan belilah rumah idaman anda.

Mulakan dahulu dengan yang kecil dan sederhana.

5. LEASEHOLD / FREEHOLD ✔

• Leasehold : Pajakan. Harga rendah sedikit berbanding unit Freehold. Bank biasanya akan memberi pembiayaan jika baki tempoh pajakan ialah sekurang-kurangnya 30 tahun selepas tamat tempoh pembiayaan. Proses pembelian dan pindah milik juga sedikit rumit berbanding unit Freehold.

• Freehold : Hakmilik Kekal. Harga tinggi sedikit berbanding unit Leasehold. Biasanya permintaan tinggi berbanding unit Leasehold namun tidak semestinya juga.

• Mana-mana pun boleh sahaja sebenarnya, untuk rumah pertama jangan terlalu memilih sahaja.

6. BUMI LOT / NON-BUMI LOT ✔

• Bumi Lot : Untuk Bumiputra sahaja. Harga murah sedikit berbanding Non-Bumi Lot.

• Non-Bumi Lot : Terbuka kepada semua bangsa. Harga tinggi sedikit berbanding Bumi Lot.

• Jika anda bumiputra, beli mana-mana pun boleh. Jangan terlalu memilih.

Nak beli sendiri ke atau nak beli melalui ejen hartanah?

1. Kalau anda yakin anda mahir, silakan beli sendiri. Booking, Deposit, S&P, guaman, pembiayaan dan sebagainya. Jika mahirlah ya.

2. Jika anda tak mahir, guna khidmat Agen Hartanah Berdaftar. Buru hartanah pertama melalui agen. Agen sedia membantu untuk “mix and match” dan beri nasihat kewangan. Namun pastikan agen yang anda cari itu berkaliber, boleh dipercayai dan berdaftar.

3. Cara paling selamat? Dua-dua cara pun selamat. Namun jika tiada ilmu, dua-dua cara pun bahaya tau!

Di Mana Nak Cari Senarai Hartanah Untuk Dibeli atau Dibida?

1. SUBSALE ✔

• Agen Hartanah Berdaftar
• Facebook Group
• Laman Sesawang : mudah.my, iproperty dan lain-lain
• Rondaan ke lokasi yang diingini dan lihat iklan di pagar rumah yang ingin dijual jika ada
• Mulut-ke-mulut (pentingnya networking dan ringan mulut untuk bertanya kejiranan)

2. LELONG ✔

• Agen Lelong
• Facebook Group
• Laman Sesawang Pelelong : Ng Chan Mau, Property Auction House, Ehsan Auctioneer, Eszam Auctioneer dan lain-lain
• Laman Sesawang Berbayar : lelongtips, auctiondata, auctionlist dan lain-lain
• Laman Sesawang Bank : CIMB, RHB dan lain-lain

3 UNIT DALAM PEMBINAAN ✔

• Agen Hartanah Berdaftar
• Facebook Group
• Laman Sesawang : mudah.my dan lain-lain
• Pusat Beli Belah

Bagaimana Nak Tahu Nilai Pasaran Untuk Hartanah Yang Hendak Dibeli?

1. Semak Nilai Pasaran

• Jurunilai Hartanah
• Walk-in jumpa pegawai bank bahagian pembiayaan perumahan dan minta mereka tanya panel Jurunilai Hartanah nilai pasaran unit yang anda minati
• Lihat harga transaksi jualbeli contohnya di Brickz.my (laman sesawang berbayar)
• Anggar melalui perbandingan dengan iklan unit yang lebih kurang sama di lokasi serupa dalam internet

2. Harga Jual vs Nilai Pasaran

• Harga Jual = Nilai Pasaran : OK
• Harga Jual < Nilai Pasaran : Sangat OK
• Harga Jual > Nilai Pasaran : KO kecuali aliran tunai sangat bagus

3. Pembiayaan vs Nilai Pasaran / Harga Jual

• Bank hanya memberikan pembiayaan sehingga 90% (atau 70% untuk rumah ketiga ke atas) daripada Harga Jual atau Nilai Pasaran, mana-mana yang lebih rendah.

Masa Untuk Membeli Rumah Pertama Anda

1. Pilih unit yang telah anda senaraipendek samada unit dalam pembinaan (underconstruction), pasaran sekunder (subsale) atau lelong (auction).

2. Solat istikharah supaya anda memilih sesuatu yang betul

3. Jika subsale :
• semak geran – nama pemilik, status, tempoh pajakan (jika leasehold), kaveat dan lain-lain
• pastikan ia bukan dalam senarai rumah untuk dilelong
• bayar booking (di pejabat peguam atau agensi sahaja!)
• dalam klausa booking, pastikan anda letak terma deposit dikembalikan sepenuhnya jika pembiayaan tidak diluluskan pada margin 90% (atau apa-apa margin yang anda mahu)
• dapatkan resit booking
• bayar baki deposit 10%

4. Jika lelong :
• semak geran – nama pemilik, status, tempoh pajakan (jika leasehold), kaveat dan lain-lain
• semak tunggakan
• lawatan tapak (site visit)
• pastikan pembiayaan anda boleh lepas! … atau anda bakal berhadapan risiko deposit hangus
• masuk bida dan bida pada had yang anda tentukan sahaja
• jika kalah, cuba lagi
• jika menang, teruskan langkah berikutnya

5. Jika dalam pembinaan daripada pemaju
• semak iklan – pastikan iklan memenuhi syarat KPKT
• semak projek – pastikan dibina oleh pemaju yang sah
• semak tapak pembinaan – pastikan ia tapak yang betul
• semak pemaju – lihat track record
• HATI-HATI DENGAN SCAM!
• bayar booking
• bayar baki 10% (jika perlu)

Bagaimana Memilih Peguam Hartanah Anda?

1. Untuk subsale dan lelong, anda berhak lantik peguam sendiri. Sekali lagi, lantik peguam berkaliber dan boleh dipercayai. Untuk underconstruction, biasanya anda perlu guna peguam panel pemaju, namun anda tetap boleh lantik peguam yang lain untuk jaga kepentingan anda (namun perlu fikirkan tambahan kos).

2. Lakukan tindaksusul dan tanya “progress” sekurang-kurangnya sekali setiap 2 minggu.

3. Peguam akan lakukan tindakan seterusnya yang diperlukan.

4. Jika ada kekeliruan, hubungi peguam anda untuk dapatkan maklumat terperinci.

5. Kos guaman biasanya dalam julat 3% – 8% daripada harga rumah.

Apakah Bayaran Yang Diperlukan Untuk Membeli Rumah Subsale (Rumah Secondhand)

1. Deposit 10% daripada harga rumah (kalau dapat unit bawah nilai pasaran yang boleh markup harga S&P, maka deposit dapat dikurangkan)

2. Kos dokumentasi guaman 3% – 8% daripada harga rumah

3. Renovasi? Ala kadar sahaja sudahlah. Kos adalah bergantung kepada nafsu anda.

4. Tempoh serah kunci biasanya 3-6 bulan.

Apa Yang Diperlukan Untuk Membeli Rumah Lelong?

1. Deposit 5% atau 10% daripada harga rizab rumah

2. Jika guna agen, bayaran agen dalam 1.5% – 3.0% daripada harga menang bidaan jika menang. Jika kalah bidaan, tanya awal-awal daripada agen berapa bayaran jika kalah.

3. Jika menang, anda perlu tahu berapa kos yang perlu anda keluarkan untuk tunggakan, kos guaman (3%-8%), kos pembaikian dan lain-lain.

Apakah Bayaran Yang Diperlukan Untuk Membeli Rumah Underconstruction? (Rumah Yang Sedang Dalam Pembinaan)

1. Bayar booking

2. Bayar baki 10% (jika perlu)

3. Bayar “progressive payment” mengikut syarat antara bank dan pemaju

4. Sentiasa follow up supaya tiada kelewatan pembayaran yang boleh menyebabkan anda terpaksa membayar penalti kelewatan sewaktu proses serah kunci kelak

■■■■■ 10 TIPS BELI RUMAH PERTAMA ■■■■■

1. Beli unit bawah nilai pasaran :
– unit lelong
– unit pasaran sekunder (subsale)

2. Beli unit kos masuk (entry cost) minima :
– unit dalam pembinaan berdiskaun >10%
– unit pasaran sekunder (subsale) boleh runding
– pembiayaan bank / kerajaan 100%

3. Beli unit yang harganya lebih rendah daripada kemampuan sebenar (sebagai buffer)
– kemampuan 300K, belilah 200K-250K
– kemampuan 150K, belilah 80K-120K

4. Beli dua unit terus untuk maksimakan kedua-dua kuota 90% pembiayaan anda untuk dua rumah pertama.
– mampu beli 300K, beli 2 unit 100K-150K
– mampu beli 200K, beli 2 unit 60K-100K

5. Beli sahaja di mana-mana.
– rumah murah jauh, beli dan sewa
– rumah murah dekat, beli dan duduk

6. Rajin mencari setiap hari kerana unit menarik banyak mata memerhati.
– media sosial
– mudah.my
– ronda kawasan

7. Guna Ejen Hartanah.
– padan permintaan (demand) & pembekalan (supply)
– kadang-kadang dapat nasihat kewangan

8. Lawat Kawasan (Site Visit).
– tengok lokasi
– tengok kejiranan
– tengok kerosakan
– tengok potensi
– runding berdepan

9. Semak Profil Kewangan.
– Pendapatan (Income)
– Penolakan (Deduction)
– Komitmen
– Simpanan
– Pelaburan
– Debt-Service Ratio (DSR)
– Kelayakan Pembiayaan

10. Cari ilmu – mentor, buku, seminar
– Belajar cara dapatkan rumah murah
– Dapatkan ilmu dan praktikkan
– Ilmu tanpa usaha ibarat pohon tidak berbuah

“Saya tidak beri ikan. Saya hanya bagi joran; pilihlah umpan apa anda nak guna, lubuk mana anda nak pergi dan ikan apa anda nak kail.”

Sumber: Facebook Dr Fadhli