Friday, November 29, 2013

耗资11.8亿 年杪施工 DUKE 2打通塞车黑区


为解决隆市交通拥挤,耗资11亿8000万令吉的大使———淡江大道2(DUKE2)将在年杪施工,并费时3年承建斯里白沙罗与敦拉萨通道,以缓和当地交通阻塞。
这两条新通道将备有6条往返车道,尤以斯里白沙罗通道,由大使———淡江大道1的泗岩沫路开始,直通往靠近斯里白沙罗的第二中环公路为出口,全长7公里,并设有一收费站。
至于敦拉萨路通道则是从国家心脏中心一带开始衔接往鹅麦路,并可贯通大使———淡江大道1,设有3个南北出口,即鹅麦路、云顶吉冷路,以及彭亨路,全长9公里无收费。
救护车经常延误
东北大道(吉隆坡)有限公司董事兼工程总监蔡树国今日在泗岩沫路高桥启用仪式进行新大道设计图展览时,向记者指出,有关大道将在近期内获得批准,预计年杪施工。
他说,这项工程耗费11亿8000万令吉,主要是加强大使———淡江大道1的衔接,例如在斯里白沙罗一带居民,经常都在下班时段,面对新巴生谷大道繁忙引起的阻塞。
“这新通道可让他们避开塞车。”
他也透露,敦拉萨通道是在国家心脏中心总监的要求下所设计,该院救护车经常因为敦拉萨路阻塞,拖延了救援工作。
“所以,我们在该中心前端特接有进出口,以避开通往彭亨路前端的阻塞,直接进入大使———淡江大道1。”
DUKE1每日12万车流量
蔡树国说,由于今次工程80%在吉隆市政厅管辖道路上端建高桥,所以只涉及少部分土地征用;主要是征用土地建收费站。
他说,在进行这项计划前,该公司也曾在泗岩沫一带进行1000份民调,以了解道路使用者需要。
询及大使———淡江大道1现有车流量,他说,每日付过路费的车流量平均为12万辆。

供求 主宰明年房价

政府自去年开始祭出一连串的打房措施,于今年4月过后立竿见影,国内房屋市场惨淡经营。
政府在刚提呈的2014年度财政预算案再次下重药,恢复2008年以前的30%产业盈利税(RPGT),之后国行又再出招,使到市场交易更加淡静。
2014年房价向上走向抑或下行,业界认为一切又回到基本面,供需力道主宰市场走势!
屋主等时机脱手‧转嫁30%盈利税‧槟购屋者未必可捡便宜
政府严厉打房,被市场人士分析为两个可能性,一是炒家不敢进场,而真正的购屋者或投资者则等待投机客在短期内恐慌抛售,冲击房屋价格滑跌,趁机拾便宜货。
不过,购屋者也不要开心得太早,因为第二个可能性可能要叫购屋者失望,当购屋者以为可以捡便宜货时,相信也有更多屋主也在观望,伺机在明年屋价走稳或恢复好价时才脱手。
槟城房屋经纪人士受访时指出,从2014年财政预算案前至今,槟州的产业交易活动确实静得吓人,生意额跌了60%至70%。
主因是受到政府将在明年1月,开始向持有3年内脱售的产业征收30%盈利税,第四及第五年则分别20及15%。
根据市场人士指出,尽管政府提高产业盈利税会引起一些短期急售的效果,但有强稳财力的屋主不介意观望一段时间。
如此一来,将导致原本已出现短缺的房屋市场供应量更吃紧,在供不应求下推高屋价。
旺区业主摩拳擦掌
旺区或热门项目的业主可能已正摩拳擦掌,准备趁市场供不应求时,将30%盈利税的部分代价转嫁到购屋者身上,如果这种情况真的出现,肯定将进一步推高槟州明年的房屋价格。
槟州房地产发展商会(REHDA)主席拿督陈福星一早已预见提高产业盈利税将推高房屋价格情况的出现。
他说,随着产业盈利税的提高,持有力较强的屋主不会急于脱售手头上的产业单位,反而以更长的时间观望市场走势。
房屋供应每年短缺
“精明的屋主不急于抛售而谨慎观望,可能加剧目前供应短缺的问题,因为国内市场目前每年面对4万房屋单位供应短缺。”
他认为,若需求保持,当最高30%产业盈利税在明年实行后,原有的业主便有机会吊高来卖,将部分产业盈利税的代价转嫁予购屋者,这将使到明年屋价间接被推高。
“在市场出现求过于供的情况下,可以预见将会进一步推高槟州的屋价。”
【槟市况农历年后才明朗】
城市房地产房屋经纪陈锦铖指出,房屋价格走跌是各国政府严厉打房的一个趋势,不仅狮城房屋下跌15%,中国上海及日本东京的高档房屋也下滑。
询及槟城屋价未来的走势,陈福星说,除非发生突发性的庞大房屋供应,否则槟城的屋价将趋稳。
他说,以目前的情况来看,峇央峇鲁、湖内及新港一带将有很大潜能在未来出现庞大建竣房屋单位供应。
至于槟州明年的屋价会走高或低迷,需要在农历年后才能更明确的掌握市场走势。
【盈利税倍增•助冲高价屋】
幸福地产房屋经纪林文炎指出,政府的一连串打房措施,以及明年生效的30%产业盈利税,相信只会冲击售价60万、70万令吉的高档房屋。
他预测这类高价房产的价格,将滑跌5至10%,但售价介于20至30万令吉的中价房屋则将不受影响。
他说,在这个价位范围的可负担房屋是目前市场最抢手的,不但价格不会滑落,反而还有绝佳的上涨空间。
根据他从事房地产的经验来说,除非遇上全球经济大萧条、出现失业潮或者是金融风暴,否则槟州房价不大可能大跌。
他说,反观60万令吉以上的高档房屋,交易量如今已下滑20%至30%,乏人问津。
“因此,很多之前买到高楼房屋的投机客,都纷纷抢在拿到住用证(CCC)后,急着在新产业盈利税率生效前脱手,避免多个单位被卡在手头上。”
【除非经济放缓•槟隆房价不会下滑】
马来西亚购屋者协会中文组主任陈钟灵认为,屋主要将部分产业盈利税的代价加诸在屋价上,对30万令吉以下的房屋一般上较难,毕竟这些房屋的购屋者以中下阶层人士占大多数。
至于70万以上的高档房屋则有较大的可能性,因为这类房屋的买家有更充裕的现金购买。
他说,政府在明年恢复首3年产业盈利税至30%,主要是稳定房价,进一步阻止屋价炒高。
除非愿付更高头期
他说,即使屋主有本事以高价出售,因银行皆使用本身的估价师,因此,根本无法批准更高的房贷,除非购屋者有能力或愿意付出更高的头期。
谈及一些购屋者在等待房屋在一连串的打房措施后出现下滑,而有机会从市场上捡便宜货,陈钟灵认为在寸土如金的槟城及吉隆坡,没有这么容易办的。
“除非是一些较冷门的项目,发展商为求销量不惜调低售价,又或是发生全球经济放缓,冲击大马的市场,银行谨慎的审批贷款,商家或屋主为了周转而低价抛售房屋。”

S&P justifies its concerns on household debt

The credit cycle is at its best, with Malaysia’s economy enjoying full employment, but ratings agency Standard & Poor’s (S&P) believes that as household debt continues to rise, systemic imbalances will pose a risk to financial institutions.

S&P analyst Ivan Tan pointed out that imbalances had emerged, with property prices having risen 10% year-on-year since 2010 while household income had not kept pace.

“Household debt levels and housing price levels have very important implications on the ratings of the banks, as 55% of the household debt is on mortgages and 27% of the total loans (in the financial system) is on mortgages,” he told StarBiz.

He said the unemployment rate, at around 3%, was already near its lowest level, which meant that the country was already in full employment.

“What we are saying is that the credit cycle is at its best. Our outlook is for about one to two years and risk has built up in the financial sector, and we will continue to monitor the household debt levels in relation to the gross domestic product and look for consistent indications that the housing price escalation and consumer debt are moderating,” he said.

Tan believes that banks have sufficient financial buffer to withstand a 2% rate hike (in the overnight policy rate) in a hypothetical stress scenario despite the risks posed.

On Wednesday, S&P downgraded the outlook on four local financial institutions – CIMB Group Holdings Bhd, AmBank (M) Bhd, RHB Bank Bhd and RHB Investment Bank Bhd – to “negative” from “stable”.

CIMB Research analyst Winson Ng Gia Yann said the research house was negatively surprised by the downgrade, which was premised on the country’s high household debt. Nevertheless, it was still confident of the capabilities of Malaysian banks’ to keep their impaired loan ratios at bay.

“In fact, the industry’s gross impaired loan ratio has been falling from 3.4% in 2010 to 2.7% in 2011 and 2% in 2012. Also, banks had built up their loan-loss coverage to a strong 97.6% as at end-September 2013.

“For the industry, the household loan is mainly in the form of residential mortgages, which are mostly well-collateralised. Housing loans make up 27.9% of the industry’s loan base, compared with 4.8% for personal loans and 2.8% for credit-card receivables,” he said in a research note.

However, Ng said the downgrade could adversely affect sentiment on banking stocks in the near term.

“We are more concerned about top-line growth in the mature Malaysian market and pressures on margins. We do not see material risks for a significant uptick in impaired loan ratios, premised on a healthy economic climate, continuous improvemnt in bank loan approval and monitoring systems,” he said.

S&P also has lowered CIMB’s long-term Asean regional scale to axBBB+ from axA-.

AmResearch analyst Rachel Huang said the immediate impact from the outlook downgrade may be on funding costs.

“Based on industry checks, the banks have hinted that the change in outlook did not affect funding costs, as these were more reliant on ratings. For CIMB, the change in the Asean scale rating may affect funding costs, if these are raised in foreign currency, but we understand that there are no plans to do so.

“In addition, the company’s rating has been changed only at the holding company level, which thus does not affect its overseas subsidiary’s ratings,” she said.

In the report, Huang also said the latest downgrade implied a neutral impact on funding costs, as there was no change in ratings except for CIMB.

Wednesday, November 27, 2013

2010年个人资料保护法涵盖受到保护个人资料

(1)名字与住址
(2)身分证号码
(3)国际护照号码
(4)健康资料
(5)邮址
(6)照片
(7)在闭路电视的影象
(8)个人档案的资料

2010年个人资料保护法令7大原则

(1)不可在未经当事人允许下,处理与使用有关的私人资料(如宗教信仰、政治或性取向、身分证号码、电话号码、薪水单、评估报告等)。

(2)通知及选择原则:在使用或处理资料前,必须要通知及获得当事人的允许与同意,包括使用资料的目的及取得管道;

(3)公开原则:必须要确保及了解当事人同意公开个人资料与意愿目的。

(4)安全原则:资料使用者在使用他人个人资料时,必须采取措施确保资料的安全、没被破坏、更改、滥用或把资料传送给非相关人士。

(5)存档原则:有关他人的个人资料,不能够在完成相关程序后,存档超过所规定的时间。

(6)资料完整性:资料使用者必须确保他人个人资料正确、完整、最新及不会令人混淆。

(7)允许原则:任何人有权更改或更新其个人资料。

Personal Data Protection Act 2010

Consumers can expect less cold calls or spam SMSes with the implementation of the much-awaited Personal Data Protection Act 2010 (Act 709) on Nov 15.

The Act requires data users to register with the regulatory body, in this case, the Personal Data Protection Department, by Feb 15, 2014.

The 11 sectors affected by the Act are communication service providers, banking and financial institutions, insurance, health, tourism and hospitality, transportation, education, direct selling, services, real estate and utilities. The Government is exempted from the Act.

Communication and Multimedia Minister Datuk Seri Ahmad Shabery Cheek said those failing to register within the stipulated period and continuing to reveal personal data could face a fine of up to RM500,000 or three years’ jail, or both.

“We have identified about 25,000 institutions as data users. We urge them to register immediately,” he said at a press conference here yesterday.

The annual fee is RM100 for sole proprietors, RM200 for partnership businesses, RM300 for private companies and RM400 for public companies.

Ahmad Shabery said the law stipulated that consent for personal data processing should be explicitly obtained, rather than implied or assumed.

“The law provides that there will be no transfer of data outside Malaysia, unless you get consent, or the country or jurisdiction where you want to transfer data to is included in the list by the Personal Data Protection Commissioner,” said Shabery.

The minister also announced the appointment of Abu Hassan Ismail as the Personal Data Protection Commissioner, besides being the department director-general.

At Putrajaya, Attorney-General Tan Sri Abdul Gani Patail said that the Personal Data Protection Department was formed primarily to regulate the processing of personal data of individuals involved in commercial transactions so that the data would not be misused.

This, said Abdul Gani, would protect personal data from being abused, especially in commercial transactions like Internet banking.

“A data user or processor would be criminally liable if the personal data is not handled in the manner as denoted in the legislation,” said Abdul Gani at the National Law Conference 2013 here yesterday.

个人资料保护法生效‧11领域须向JPDP註册

2010年个人资料保护法令已正式生效,11个领域的资料用户必须在2014年2月15日的3个月限期內,向个人资料保护局(JPDP)註册。

通讯及多媒体部长拿督斯里阿末沙比里今日宣佈,保护个人隱私的《2010年个人资料保护法令》,已经宪报公佈从11月15日正式生效。
资料用户群组指令所阐明的11个在商业交易中使用个人资料的领域包括通讯、银行及金融机构、保险、医疗保健、旅游及酒店、交通、教育、直销、服务、房地產及公用设施。
凡是向个人资料保护局註册的个人独资公司(pemilikan tunggal)每年必须缴付100令吉,合伙公司(perkongsian)的费用为200令吉,私人有限公司的费用为300令吉,及有限公司(syarikat awam berhad)的费用为400令吉。
逾期未註册將罚款或监禁
在2010年个人资料保护法令第16条文下,除了政府之外,所有个人乃至私人的资料用户,强制向个人资料保护局註册;逾期未註册者將面对不超过50万令吉罚款,或监禁不超过3年,或两者兼施。
阿末沙比里今日在通讯部召开的新闻发佈会上指出,我国估计有2万5千个机构为资料用户,所有相关领域的资料用户都必须註册。
他说,资料用户在这段期间也需要重新审核或改善与个人资料保护有关的政策、程序及系统,以符合法令需求。
询及我国目前泄露个人资料的严重性,他披露,马来西亚网络安全机构每个月接获800至1千宗有关投诉。
“很多先进国早已落实个人资料保护法令,避免资料用户把消费者资料卖给他人。其实银行与金融机构领域有自己的守则,但这项个人资料保护法令还涵盖其他领域,所有资料用户有责任確保客户资料不外泄。”
“我很自豪地说,马来西亚是东盟首个落实个人资料保护法令的国家。”
此外,阿末沙比里也宣佈通讯部属下的个人资料保护局总监阿布哈山,受委为我国首位个人资料保护委员,以便执行2010年个人资料保护法令。
“我们会成立一个咨询委员会,对有关委员的执法行动提出劝告。政府也会设立仲裁庭,让受罚者针对委员的决定提出上诉。”

2010年个人资料保护法令

国会下议院於2010年4月5日三读通过2010年个人资料保护法令,並於同年6月16日在宪报上公佈。

这项法令原本在今年8月16日宽限期届满后推行,以保护个人及消费者的资料权益,但基於技术因素再次展延。

这项法令概括7大原则:

1.不可在未经当事人允许下,处理其私人资料(如宗教信仰、政治或性取向、身份证號码、电话號码、薪水单、评估报告等)。

2.“通知及选择”原则:在处理资料前,必须通知並告知当事人採用其资料的目的及取得管道;

3.除非获得当事人同意,否则不能透露其个人资料给第三者;

4.安全原则:资料使用者在处理他人个人资料时,必须確保资料没被破坏、被更改、滥用、遗失或把资料传给不相关人士;

5.存档原则:不能长期持有他人的个人资料,因此在完成相关程序后,必须刪除或销毁;

6.资料完整性:资料使用者必须確保他人个人资料是最新、正確、完整及不会令人混淆的;

7.允许原则:当事人有权更改及更新其个人资料。

Tuesday, November 26, 2013

地产经纪好做吗?

房产高企连带利润高涨,身为地产经纪(或称地产代理)月入10万令吉似乎不成问题。但市场上竞争强烈,随时所付出的一切瞬间化为乌有。想要成为地产精英?就看你有没有能耐了。
低成本高回酬 看能耐
要成为地产界的精英,就要像林文祥、潘俊威、朱乐儿与朱佩莉,4位地产界领袖,拔萃而出。
端看4位专家滔滔不绝地分析着楼盘概况、市场指数,并可将买卖房地的法律程序倒背如流,这功力绝非一朝一夕训练成的。一年想赚取7位数的入息,且成为地产界的中心领导,更不是单凭运气就能达成的。
要成功,一定要想你为何从事这个行业。
林文祥花了半年时间与太太专研是否该踏入地产业,“我要在一年内成为组织领袖,我知道要成功就要进入大集团,才能发挥潜能。”
他将本身在管理生意的系统化作法运用在地产业上融合直销与保险的销售精华,透过人脉的建立与市场的触觉,让他在二手产业市场独霸一方,也在集团中,用最短时间成为组织领袖,同时获得最多冠军头衔的佼佼者之一。
这4位地产领袖平均年龄不超过35岁,都是从传统生意起家。无容置疑都因为“低成本,高回酬”这原因,顺势走入地产业。
“每月投资的高成本与刚好平衡的收支,让许多传统业者吃不消,我试过银行存款余额为零,吓死我!”,朱乐儿知道这样下去不是办法,于是便毅然辞去印刷业务工作,投入地产界几年后,她说服开宠物店的姐姐朱佩莉一起加入。
无本生意27岁的潘俊威也在之前的网络生意中发生股东纠纷问题,拆伙后加入地产界的。
“一开始我从什么都不会,到现在带领本身组织活跃团队大约30多位包括2位准领袖(Pre-Leader),并在芙蓉设立组织分行、扩张业务,也算是自己的一门生意了。”
俗语说:“人无横财不富,马无夜草不肥,做生意就要做无本生意。”
“也不是说无本,只是以本钱与回酬率来看,真的蛮划算!一来楼盘买卖来自市场供需,不必担心高成本、囤货或找不到买主问题,二来随着楼价持续上涨,佣金也节节提升,不像传统生意中,你不知道投入的资金,要多久才有回收,还要担心市场反应。”朱乐儿表示。
A.认识产业经纪
当地产经纪的好处
1.来算算地产经纪佣金吧!
地产经纪在每一次房屋交易中,可从卖方获取2%至3%的代理费,若成交数额越大,代理费用也越高。
假设一间房屋售价为20万令吉,那么地产经纪就可赚取6000令吉,一个月若成交3单业务,少说也有1万8000令吉入袋。运气好一点卖出100万的高级房屋,就可赚取3万令吉,要成为百万年薪根本不成问题!
2.与其“养儿防老”,不如“买房养老”?
房地产是个长远的投资,随着通货膨胀、货币贬值,只有优良地产业的价值不降反升。
林文祥以长远投资的角度出发,“如果我在60岁退休,手中拥有10个产业,每10年卖一个兑现,可以过着舒适安逸的退休生活,甚至还可以带着太太环游世界。就算房地产真的泡沫化了,趁现在低价收购,还有升值空间,再不然这些不动产也可以供未来居住或出租。”
3.不入虎穴焉得虎子,不入行业焉知真相?
“居者有其屋”是每个人的梦想,但房价高企,除非懂得行情,不然买房的法律程序、按揭贷款、估价比较等一窍不通,要下手都不知选哪一步。
“成为地产经纪,除了深入了解房屋买卖事宜,更可为自己找个“荀盘”(好楼盘),一世无忧。”潘俊威为自己物色到优质产业,成为第一线投资者,除了可以以最低价格购买到房产,还可额外赚取代理费,过后若要转售抛售,肯定只赚无亏。
B.地产经纪= 高级谈判员?
地产经纪,是指处于房地产市场买方和卖方之间的独立商。
“目前在我国,要成为地产经纪不需考牌,通过地产公司面试即可,将来可能会效法保险代理员须考取证书”。林文祥指出。
一般上地产经纪的称职为“Property Negotiator”(地产谈判员),也就是说它其实是一项谈判工作,“地产经纪必须兼顾买卖双方的利益,让双方在公平、公正的平台下进行安全交易。”朱佩莉补充。
这件事说得简单,当中若任何一方有疏漏,将会造成严重的影响。
“因为客户(买主与卖主)只对地产经纪,因此我们有责任,清楚地让客户了解所有的买卖条约,白纸黑字避免纠纷。我们也会给予双方有关产业充足的资讯,包括银行的估值、发展商买主卖主资讯、周边的发展与产值等。要生意做长久,名字就是招牌,我们希望客户满意,因此需要更多耐心解释。”
地产经纪要做的事:
收集房产:从房产列表中,回收二手房产业主委托授权或找寻发展商、投资者或住户欲抛售的新旧产业。
广告宣传:从报纸、派传单、网站等平台宣传销售讯息。
专研房产:与客户分析房地市场走势、法律咨询条例、银行贷款融通资金。
提供资讯:包括经销、出租、估价、抵押、调房、过户纳税等代理或居间活动。
作为公证:业务成交,让买卖双方签署临时买卖合约S&P(收取1%至2%订金)后将文件呈交律师楼,等待办理后续房屋转交事项。
售后服务:双方点头并不等于结束,还要等银行审核批准放贷、土地局转名,后续若发现问题,代理也必须即时跟进,解决问题。
房地产业生态
根据国际地产专家们分析,目前本地房地产主要分为出租/售、二手产业、拍卖与发展商承接新发展项目等。地产经纪可从各种产业中发展不同的销售策略。根据受访者提供的资料显示:
1.出租
适合谁做:刚入行的代理。
产业类型:各类型的住宅与商业单位。
销售方式:需寻找租屋屋主及房客,透过广告广泛的宣传,如刊登报章、招贴、产业网站、手机短讯等。
佣金计算:通常收一个月的单位租金。
2.买卖二手产业
适合谁做:6个月已有楼盘在手的代理。
产业类型:住宅与工厂单位。
销售方式:寻找产业卖主及买主,利用多方人脉与管道,物色各类型的房产,再根据买主需求,投其所好地为他选购产业。
佣金计算:比新发展项目较低,但比较快收到佣金。(通常在签署合约的一个月后,可获取全额佣金)
3.买卖或承接发展商新发展项目
适合谁做:敢于挑战高风险的代理。
产业类型:新型住宅与房屋计划、商业大楼等。
销售方式:依据发展商推出的新计划寻找买主,其宣传方式包括参与产业展销会、举办国内外团购、提供优惠配套、采取团队合作等形式。
佣金计算:根据发展商的期数来分发佣金,最少也要6至9个月,甚至一年以上才可获取。
适者生存
以前乏人问津的地产业,如今吸引着许多年轻业者与投资者的加入,然而初生之犊的地产经纪,也许不了解行内“适者生存”的规则,于是便在众多的竞争者中被淘汰了。
潘俊威在刚入行时,就眼睁睁看着自己负责的客户被其他业者“抢走”。“原来在这个自由市场里,并没有所谓的先到先得,只有手段和技巧。”经过这个教训,他听从上司的意见,改变策略,先与买主谈判授权,一个月内将它脱手销售。
地产经纪是有风险的职业,“我们常会遇到很多疑难杂症,诸如银行不放款、产业冻结、授权利益纠纷、发展商跑路等问题,而导致交易无法顺利进行,虽然我们设法解决问题,但有时还是无法避免遭人利用、暗算。”
4人道出从事地产经纪时,遭遇到的好友占便宜、骗取介绍金、客户反口诬赖、临时拒绝等事,都心有戚戚焉。
因此一个具规模的地产代理公司,不但能保障地产经纪,更能提供一个良好的学习团队。即将在沙巴与怡保开分行的朱乐儿感恩道,“国际地产提供我们一个平台,从房产经纪跃升为分行代理,我学习规划与领导团队一起努力。”
良性的竞争
目前,4位领导人各自提供组员专业培训与问题解决方案,期望大家能青出于蓝,更胜于蓝。“这样系统化的组织,让队员间有良性的竞争,且更安全、积极地去达成业绩。”
地产经纪没有固定底薪,收入全赖业绩佣金,做多得多、没做没得,但是非常适合有志气、勇拼的社会新生代,朱乐儿说,尤其是一些愿意学习的、听从上司指示,未来大有所为。
林文祥则将焦点锁在30、40岁较成熟的代理身上,“要引导他们把负担与顾虑放下,才可以走得更快,相信未来生活是更美好的。”
改变更多人的家庭经济环境,是他下一个目标。
打房措施
明年1月开始,政府将向3年内脱售房产的屋主征收30%的产业盈利税。
市场预计
短期内投资者将急抛售手上房产,可能会让屋价下跌,进而影响整体房地产走势。
问:对以上措施与预测你有何看法?
潘俊威说:“政府在预算案中提高产业盈利税(RPGT)和取消发展商承担利息计划(DiBS)等系列措施,相信近期产业市场的调整局势将延续,我认为市场需3至6个月时间才能消化。
投资者不必太过急于抛售手上的房产,或担心新措施的实行。因为政府的打房措施,目的是为了保持产业领域的健康,防持炒房投资的延续,将走向更稳定的市场定价,让更多真正想要购买房屋的买家受惠。至于投资者,建议可以合作的方式与伙伴一起投资房产,以减轻负担。”
问:对于我国地产业未来的走势?
朱乐儿说:“来着这5年本地的房产走势都是合理的,如果你规限在本地市场,因为平均收入的原因,国人肯定会觉得吃不消。但从整个亚洲来看,与新加坡、日本、香港、中国来比较,大马房产价格并不算高。所以国外的投资者也会来本地投资房产,或建立第二家园,因为在国外购买一间房屋,差不多可在本地购买10间相同价值的单位。”
问:给予投资房屋业者一些贴士:
林文祥指出3个贴士:
1.住宅投资可依据本身价位与喜好,选购临近有良好交通系统,如轻快铁、电动火车或单轨电车的,或周遭有大学或购物商场的公寓或排屋。
2.商业投资可依据本身价位与喜好,选购人口集中的市中心,附近有人流旺盛的大型购物商场的单位,临近有良好交通系统。
3.工厂投资可依据本身价位与喜好,选购出入方便的地点,如高速大道旁。
提醒:勿中假地产经纪欺骗!
新闻报道中,“冒充产业经纪骗取消费者订金”的事件屡见不鲜,但消费者意识仍低迷。
消费者要找一个可信赖的地产代理,当买主签写订金支票时,注意收款人应该填入“他所代表的地产公司”名字,而不是个别代理或卖主的私人户口,这样一来可保护买家与卖家的利益,同时让公司成为双方交易的公正单位。
林文祥(Chester Lim)
职位:国际地产销售团队领袖
入行年资:1年多
入行经历:
●入行2个月内由代理晋升为准领袖。
●10个月内即今年9月晋升为团队领袖。
潘俊威(Alex Pan)
职位:国际地产(GS)销售团队领袖
入行年资:4年
杰出历程:
●入行3个月内由代理晋升为准领袖。
●2011年荣获公司销售颁奖典礼最佳新人冠军奖。
●2012年再荣升为团队领袖。
●2013年6月在芙蓉设立国际地产个人组织分行。
朱乐儿(Chloe Chee)
职位:国际地产销售团队领袖
入行年资:5年多
入行经历:
●5年前进入地产,2012年下旬与姐姐一同加入国际地产。
●6个月直接跃升为团队领袖。

朱佩莉(Cat Chee)
职位: 国际地产销售团队领袖
入行地产界:1年多
入行经历: 和妹妹一起晋升为团队领袖。

Sunday, November 24, 2013

打房不断,现在该买或卖?

在预算案公布前,市场就已流言四起,短线投资者早已杯弓蛇影,更有市场人士劝请计划购屋者趁预算案公布前提前购屋,期间,也有不少人担忧成为“打房”受害者,赶紧在10月前脱售房产套利。
在一片沽售声中,预算案前的房市更显热闹,但随着一切尘埃落定,接下来的房市走势将趋向何方?
短期内,大家该买还是该卖?
这期且看业界人士怎么说。
政府打房虽出狠招 房产不会急降温
和许多商品一样,有需求就有供应,在政府祭出多项房市降温措施后,业界人士均认为,打房措施在开跑前的过渡期,虽会令部分投资者惊慌,但整体而言,不会让市场购兴迅速降温。
有房者一房接一房地买;有壳族则期望为住处升级,无壳族则渴望拥有一个蜗居。
在这个讨论买房卖房子的热门期,2014年预算案的多项房市降温措施,是否已奏效,还是在慢慢酝酿发酵?
我们找来房产界不同的专才,为处于买或卖十字路口的投资者剖析实况。
窥准时机捡便宜货
房地产咨询界人士认为,只要房产投资回酬依然诱人,预算案的打房措施虽然短期内让人止步,但长期而言,拥有充沛现金的投资者仍会选择房产作为投资组合的一部分。
简单来说,投机者,尤其是现金有限的人,可能会急忙在这2个月脱售手上的楼盘,以免在明年成交时承担更多产业盈利税。
但相反的,对房市整体有认识、需要购房自居或有能力的投资者,不但不会离场,可能这时正时等待捡便宜方好机会。
任广财:未来半年房价趋稳
即使政府以多项措施为房市降温,但市场需求才是主宰房价走势的主要因素,市场力量才是决定房市温度的关键。
短期内,房地产价格增幅虽然会放缓,但并不是下跌,而是趋向稳定。我预测房地产价格未来6个月,增幅将持平。
一些短线炒作的买家料将在这2个月内脱售房地产,但对于一些熟悉本地房地产的投资者,或是寻求租金回酬的投资者,房产盈利税对他们不会有太大影响。
因为他们大多计划长期持有房产,直至价格扬升至高水平再套现。
保罗邝:增盈利税影响赚幅
政府祭出的4大措施对不同房产类型都有不同程度的影响,其中,以上调房产盈利税(RPGT)一倍的影响最为全面。
顾名思义,房产盈利税是针对投资者的获利部分征收税务,脱售房产的投资者并非亏钱,只是赚少了。随着赚幅减少,会让投资者重新思考是否要将同一笔资金注入房产,又或者这项长期投资的回酬率是否符合投资者的预期。
符儒仁:冲击休闲型房产
房产盈利税与DIBS对市场影响不大,因真正计划投资房产的人,就已经有心理准备必须持有房产超过3年,以取得更高的投资回酬。
不过,限制外国人只能购买100万令吉以上的房产,将会让度假村类型或退休休闲类型的房产购兴下滑。但距离明年1月份不到2个月,短期内虽会因部分投资者脱售房产,出现微幅调整,但期限太短,预计房价调整幅度不大。
投资者如何应对?
房价涨幅虽进入缓慢期,但将继续攀扬,对于想要拥屋的受薪族来说,若继续抱持观望态度,未来就必须为购屋付出更高的成本。
在政府打房的时刻,投资者如何应对接下来房价停止急升,但持续保温的发展?
保罗邝:套利仅短暂反应
在这2个月内,购屋者不妨多加留意房屋市场,或许有些短线投资者会趁此时机脱售房产,虽然卖家不会亏本售屋,但购屋者有望以低于市价的价格购屋。
尽管市场会出现一些售屋套利情况,但预计这只是少数现象,不会影响房价继续走扬。
符儒仁:现金充裕可进场
对于房产盈利税的冲击程度,我认为十分有限。房市供需平衡只会维持极短的时间,因我国市场需求不断改变,加上各类经济因素左右,都会影响房市走势。我赞同政府的举措,有助遏制投机行为,及让房价攀升减速。
这样一来,手上有现金又真正有意购屋的人,可趁此时机购屋。
任广财:市场已调整供需
政府在打房的同时,也计划增建可负担房屋,这项措施将可协助更多中等收入受薪族拥屋。
可负担房屋素来都是热门房产,因此,相关计划的发展商较少借由媒体广告进行宣传,也因为这个原因使得人们认为市面上以豪华房产居多。
房产市场已开始自行调整供需,高档房产不断于市场推介,也反映出人们有意从小房换大房,因此不能将这类型购屋者纳为房产投机者。
打房未中要害
综观过去数年的大势,已让我国房市大起,部分地区的房地产价格增幅近乎达顶。
这次的打房焦点着重在退场机制,此举并无法抑制房价继续攀扬。投资者是否因此退场,严重打击房市买气?
任广财:资金有限投机者止步
对于计划拥屋的中等收入受薪族,政府遏制房产投机的举措,将让资金有限的投机者止步,从而让中等收入阶级更容易买到房子。
不过,我国房地产价格只会继续攀扬,并不会因为这一系列的措施而瞬间走跌,因此,有意拥屋者若继续抱持观望态度,未必是最好的策略。
国人对于房屋的需求依然旺盛,在这股需求带动下,势必将支撑房价走势,加上建材价格不断飙升,新推介项目将会以接近市价水平推出。
白文春:应从入场门槛下手
预算案的新宣布,难免冲击市场买气,影响投资者情绪。
不过,这些措施只是针对短线投机者,发展商及真正想要拥屋者并不会受到太大影响。
除非从入场门槛下手,减少市场对房屋的需求,否则很难遏制投机行为。
入场门槛相关的措施包括调高印花税,或者从贷款着手,将第三房的70%贷款限制,进一步调低至60%,借由提高购屋成本,让有意投资房产者三思。
蔡汝光:市场买气仍旺盛
产业盈利税骤增至30%,或许将导致一些短线炒作的投机者,宁可减少赚幅,赶在明年前将房产脱手。但这种情况并不意味着屋价会下降。
在短期内,仍未能感受到预算案对本地房地产市场的影响,发展商依旧继续推出新项目,市场买气依然旺盛。

More measures to boost transparency in property sector

When the measures with regards the property sector were unveiled in the Oct 25 budget, developers and house buyers viewed them with confusion.
There were essentially three issues – a more stringent real property gains tax (RPGT) compared with previous years, the banning of Developers Interest-Bearing Scheme (DIBS) and increased transparency imposed on developers who now have to display detailed sales price including benefits and incentives such as legal fees exemption, cash rebates and free gifts. In short, the net price minus the freebies.
While the RPGT is a straightforward tax on gains upon disposal, property professionals and developers felt the ban on DIBS would result in other forms of marketing strategies. A check with a couple of developers reveal they have replaced DIBS with other schemes. The new schemes – developers interest subsidisation schemes and developers interest rebate schemes, to name two – requires buyers to pay the interest first. The developer reimburses the buyer for the interest paid on submission of receipts on a periodical basis; every quarter, for example.
By whatever name it is known, interest is still factored into the house price.
Last week, a circular by Bank Negara to financial institutions may have put paid to such marketing strategies.
The circular Measures to Promote Sustainability of the Property Market tackles the issue of lending on two fronts. It targets both house buyers and developers. It prohibits financial institutions from lending to individuals and non-individuals buying a property offered under an interest capitalisation scheme (ICS), or any permutations thereof.
Second, it prohibits financial institutions from granting bridging facilities to finance a development that offers ICS.
ICS is a generic term which covers any schemes in which interest is capitalised, or imputed into the price of the property. This measure by Bank Negara can be viewed from different fronts.
First, it is part of the mechanics of putting the budget measures into operative mode. Second, it is an outcome of the government, the central bank and the various agencies coming together to ensure compliance. Its single aim: to ensure sustainable prices.
That circular came about as a result of a statement by the Urban Wellbeing, Housing and Local Government Ministry dated Nov 15.
The National Housing Department (NHD), which comes under the purview of the ministry, implemented a new condition effective Nov 15. It will not grant developers a housing development licence or an advertisement and sales permit if a project has ICS elements. Incidentally, a developer must apply for an advertisement and sales permit in order to sell a project.
Because of this statement, Bank Negara issued that circular to ensure co-ordination between the different authorities. “This measure is taken to enhance the ability of the people to buy a house and to ensure stable home prices and also to curb speculation. In addition, speculative activities also have an impact on house prices. This situation may adversely affect the property market in the long run,” the NHD statement said.
To comprehend how ICS rises prices, one must view the workings of this mechanism from a big picture perspective. Properties, whether landed or high-rise condominiums, are launched in phases. There is generally a 10%-15% price increase with each subsequent launch. If there are 100 units to be launched, a developer may launch 50. If the demand is good, it may launch the remaining 50 the same weekend, with a price increase of 10% to 15%.
Factoring interest into the cost of the house raises prices within a short span of time, especially if demand is strong. Initial buyers will be happy because they perceive their property has “increased in value” in a span of a weekend.
Further to this, the Bank Negara circular also raised the subject of the loan-to-value ratio.
In 2010, those who buy a third and subsequent property have to pay a 30% downpayment, what is known as a loan-to-value (LTV) ratio of 70%. This 30% was supposed to be calculated on the net value. At around that time, developers also gave freebies in the form of price discounts or rebates, free air conditioners, free first year maintenance and legal fee exemptions. Developers did not display the net value of the property. As we all know, there is no free lunch. The cost of these freebies have already been factored into the house price. Over the years, this gross value was used in the sales and purchase agreement and in determining the LTV ratio.
This practice of using the gross value tends to inflate prices over the longer run. These gross numbers are recorded by the National Property Information Centre (Napic). This result is a distortion of property values over time, This call for transparency ensures that Napic has access to the net and true value of the properties. This is important for valuation of the property sector on a longer term.
In the event of a foreclosure, complications arise because the price includes freebies. Therefore, this ruling by Bank Negara must be viewed positively. It will help to bring down household borrowings, bring about banking stability and transparency when it comes to record-keeping purposes.

Linking developments in PJ Sect 13


About 10 new developments with a gross development value of RM4.7bil have been approved in Section 13, Petaling Jaya, a check with developers involved shows, and these projects are causing much concern to residents in Sect 12 and in the larger PJ area.
They are worried the projects will cause overdevelopment and traffic congestion in the area.
It is uncertain if the Budget 2014 measures with regards the property sector – an increase in taxes and banning of developers interest-bearing scheme – will result in a go-slow among developers there. It seems unlikely.
Recently Fraser & Neave Holdings Bhd (F&N), one of the largest developers there with 12.75 acres, says it will launch 900 units of service apartments in the fourth quarter of next year. The project comprises a mall, small office home offices (SoHos), corporate office and a 250-room hotel. It will be a joint venture with Singapore-based FCL Centrepoint Pte Ltd.
The project is located at the Jalan Kemajuan-Jalan Universiti junction while at the other end of Jalan Kemajuan-Jalan Semangat, Best Western Hotel will be part of the CentreStage development that will be ready next year.
This means that at this juncture, two hotels with a total of about 600 rooms are being planned there. PJ Hilton, Crystal Crown and Lisa De Inn are three of the nearest hotels in the vicinity.
Section 13, developed under the Special Area Action Plan mooted by the Petaling Jaya City Council, will have an 85-bed Columbia Asia Hospital on 2.5 acres. Construction is estimated to be completed by November next year and the hospital operational by the first quarter of 2015, a statement from Columbia Asia Sdn Bhd says.
Medical facilities
The company is 30% owned by the Employees Provident Fund and the remainder held by US-based fund International Columbia USA LLC. It has 10 facilities in Malaysia.
This facility and another in Klang will be its 11th and 12th property. It has other medical facilities in India, Indonesia and Vietnam.
“The company believes in setting up smaller hospitals – fewer than 100 beds – built in residential areas for accessibility and efficiency,” a statement says.
Currently, the slant of Section 13’s various developments is towards residential. Interest in the leasehold land, which has between 50 and 55 years more to run, is due to its convertibility from industrial to commercial use. In Section 13, parcels of five acres and below have a plot ratio of 1 to 3.25; a one-acre site can have a maximum built-up 3.25 times its foot print. Parcels of 5-15 acres have a plot ratio of 3.5 times and beyond 15 acres, 3.75 times.
One of the largest parcels is the Colgate Palmolive land. Redevelopment will take time because of the capital investment in the form of machinery, a source says. The same applies to the Dutch Lady land. F&N freed land for redevelopment when it moved to Pulau Indah.
A similar scenario is expected with the other landowners as land value rises above the value of old machinery, says Ahmad Jefri Clyde from Garis Architect who helped draw up the Special Area Action Plan years ago.
There is also nothing stopping landowners, or developers, to buy out neighbouring sites to amalgamate adjacent plots, Clyde says. The F&N land is an amalgamation of two parcels. There are two adjacents parcels in the Colgate Palmolive land. This increases the land size, and thus raises the plot ratio.
The F&N site is interesting because its larger land size frees it to have a variety of components. The trend in real estate development today is towards mixed use with residential, retail, hotel and office components integrated in one location. This is only possible with larger land area. Compare this with the less than one-acre site of Avenue D’Vogue which has 360 units of SoHos.
Reduce congestion
Congestion and lack of open space are the two challenges there. Because land parcels are privately owned, this makes it difficult to release land for open space.
In order to reduce congestion within and in the peripherial of Jalan Universiti, Jalan Semantan and Jalan Kemajuan and in the internal roads like Jalan 13/2, Jalan 13/4 and Jalan 13/6, developments within these three major roads must be connected or linked within and with other developments in the area. Linking Plaza 33 with the up-and-coming former Jaya Supermarket development will enable access to two areas by foot and reducing traffic volume.
Public transport is also unsatisfactory. As these 10 projects become a reality, there will also be more traffic.
Bearing in mind that public transport is a federal government matter and Section 13’s impending congestion is a local authority matter, the Petaling Jaya City Council may need to impose on developers to do the needful, that is linking the developments with sky bridges or foot paths.

Thursday, November 21, 2013

Property financing guide

Property sources said Bank Negara’s new circular which bans interest capitalisation schemes (ICS) is not an attempt to fine-tune the measures proposed for the property sector under Budget 2014 but is merely “a guide for banks” when they finance house purchases.
The new circular, effective Nov 15, which strikes at the core of Developers Interest-Bearing Scheme (DIBS) also includes all other schemes in which interests are factored into the cost of the house.
Said a source who declined to be quoted: “Interest Capitalisation Schemes (ICS) is a generic term in which the interest is capitalised, or factored in as part of the cost of a property. When developers do this, it invariably and inevitably, rises the cost of the property price.”
ICS covers a range of interest payments which may be not necessarily fall under DIBS, the source said.
How this is done, or the mechanics of it, is not the issue, the source said.
What is of greater importance is the outcome, and in this case, the outcome is the increased price of the property, he said.
A check with developers reveal that most of them have already removed DIBS as a selling strategy. However, they will honour past agreements signed before the Budget 2014 measures were introduced.
A developer offering three property projects for sale in Petaling Jaya says they will continue to offer DIBS in one of their three projects “because that project is almost all sold and will be completed in June next year. So we will continue with the old scheme.
“As for the second project, we are offering Developers Interest Subsidisation Scheme (DISS). The buyer will pay the interest and we will reimburse him every quarter if he comes with the statements or receipts,” a staff of the developer said.
The third project has been given to marketing agents, she said.
A prominent developer developing a gated and guarded project north of Kuala Lumpur said they have removed DIBS from their sales including the giving of rebates. They have also outlined the cost of freebies provided and in the process, made the marketing process more transparent.
“The net price of the house is provided to our developers as a result of the measures proposed in Budget 2014,” he said.
A property consultant who declined to be quoted said the Bank Negara circular to banks and lending institutions may have resulted from a statement by by Urban Well being, Housing and Local Government Ministry.
The statement, signed by National Housing Department director general, said following the announcement of Budget 2014, the ministry is implementing a new condition in approving housing development licence and advertisement and sales permit.
The new ruling will not allow the use of ICS, or any other permutations, including DIBS effective Nov 15 in advertisments.
The statement said the measure is being taken “to enhance the ability of the people to buy a house and to ensure stable home prices and also to curb speculation.
“In additon, speculative activities have an impact on house prices as well. This situation may adversely affect the property market in the long run,” the statement said.
The statement also called on the public to report to the department if they come across any dubious schemes related to ICS or any other forms of permutations.

Wednesday, November 20, 2013

New ruling likely to impact housing loan growth

A new circular from the central bank that took effect last Friday will pile more pressure on an already hard-hit property sector, even if its merits are likely to be felt in the long-term, analysts and industry executives said.

In a bid to make the property market sustainable, the new rules have put the brakes on interest capitalisation schemes (ICS) and the developer interest-bearing scheme (DIBS).

It also calls for the use of the net selling price of a property as the benchmark for obtaining bank loans, which raises the amount to be paid upfront.

Alliance Research’s banking analyst Cheah King Yoong said the measures were “more onerous” than anticipated and posed downside risks to his 9% loan growth estimate for the banking sector next year.

“Although the guidelines on the prohibition of the DIBS was not a surprise, the new rule on using the net selling price to determine the loan-to-value (LTV) ratio is a negative surprise to us.

“While it is difficult to gauge the impact on banks, the fact that this new rule applies to all property financing, including first-time home buyers, means that property buyers’ affordability will be affected, and this will lead to lower property loan growth,” Cheah said in a report yesterday.

“We believe the latest policies illustrate the sheer determination of the authorities to contain the growth of household debt.

“These measures, together with potential rate hikes in 2014, fiscal tightening by the federal government and subsidy rationalisation next year, could further drag on loan growth in the retail segment, temporarily leading to a rise in credit costs, and dampen investor sentiment on the banking sector,” he added.

The circular prohibits financial institutions from granting end-financing facilities to individuals or non-individuals for the purchase of property offered under an ICS, including the DIBS.

Financial institutions are also barred from granting a bridging facility to finance a property development that offers ICS.

According to Alliance Research’s Cheah, this effectively removes any alternative incentives that developers might concoct to replace the DIBS.

“Nonetheless, our channel checks show that for the banking groups under our coverage, property loans with the DIBS only made up 1% to 3% of their outstanding mortgages,” he said.

Affin Bank is the exception, with some 7% of its mortgage loanbook comprising loans tied to the DIBS.

“Given that property loans with the DIBS are immaterial to overall outstanding mortgage loans as well as new mortgage loans approved, we do not expect the restrictions to have a significant impact on the banking sector,” Cheah said.

Public Bank has the highest exposure to housing loans at 56% of its gross loans, followed by Alliance Bank with 55% and Hong Leong Bank, 46%, company data showed.

Another key item on the circular requires banks to calculate the LTV ratio based on the net price of a property instead of its gross price.

To illustrate, a property with a list price of RM1mil, rebate of 5% and 90% financing would incur a down payment of RM50,000 after discount.

Under the new regime, the down payment increases to RM95,000 because the 90% loan will be computed using the discounted price tag of RM950,000.

While property executives expect a slowdown in sales, they believe that genuine buyers will remain undeterred.

Mah Sing Group Bhd group managing director and CEO Tan Sri Leong Hoy Kum told StarBiz via email that demand for properties would continue to be robust, especially among those buying to own or for long-term rental income.

“There is still a large supply-demand gap as supply growth for properties has been on a decreasing trend since 2003, with Malaysia’s supply growth in the second quarter of this year at only 0.8%.

“The fundamentals driving the property market’s growth in recent years have not changed, for example a younger population leading to new household formation, a rising middle-income group, the supply-demand gap and stable employment.

“Initiatives in Budget 2014 may remove the speculative element, but not the fundamentals,” he said.

Leong noted that the lending environment was still conducive, with low interest rates and banks offering BLR minus 2.4%, from BLR minus 2.1%-2.2% a year ago.

Mah Sing had stopped offering the DIBS for most of its launches since the start of the year. None of its projects in Iskandar Malaysia feature the DIBS.

掌握盈利税操作 精明投资产业

房贷利息对购屋者每月所需支付的供款,有重大影响,利率的调整会减少家庭的可支配收入。
因此,购屋者必须了解房贷的运作和利息的计算,掌握正确房贷知识,而不是盲目听信经纪所推荐的房贷配套。
购屋者需要了解的是,在分期摊还款项中,至少有30%是支付给银行的利息,因此一定要了解房贷利息如何操作,才能够免掉入“配套陷阱”里。
有别于租购形式的汽车贷款利息,房贷利率是根据借贷者拖欠的金额计算,换言之,借贷者还得越多,他所承担的房贷利息开销就越少。
相较固定利率的租购贷款,房贷利率则会受到基本贷款利率(BLR,也简称基贷率)影响,若基准利率上调,房贷利息也跟着升高,这意味着,借贷者所承担的利息开销就更高。
勿超过净月入20%
建议购屋者谨慎选择房贷配套,而且每月供房子的款额不应超过净月入的20%,这是因为房贷利率未来还会提高,惟有好好地规划房贷,才不会加重日后的负担。
我国多家有规模的银行(例如:大众银行、联昌国际等等),各提供不同优惠的房贷配套供购屋者选择,例如:贷款高达95%至100%、摊还期限长达40年或直到70岁的房贷配套,以及房贷利率低至基准利率减2.2%等等。
大部分商业银行的房屋贷款利息率是根据基准利率(BLR)调整,自2011年5月11日起的基贷率为6.6%。在计算出房贷的总利息前,购屋者必须先计算出房贷的分期供款,即每月的贷款摊还金额。
利息依欠款余额计算
个人每个月所偿还的房贷款额,分为两个部分本金及支付银行利息。
房贷利息则是根据仍欠房贷本金余额来计算的,不是根据原本的房贷款额,也就是说,在摊还房贷一段时间后,利息开销将逐渐减少,而摊还金额当中,属于房贷本金的部分也会随之增加。
总的来说,购屋者在申请贷款购买房子前,请务必了解房贷如何运作,尤其是银行如何计算每期需偿还款额和房贷利息开销,以免白白吃亏。
另外还需注意的是,要比较各个银行的房贷利率,因为长期下来,即使是1%的差别,利息总额也相当可观。
总结:分析后再选择
从以上两个配套看来,如选择较长的摊还贷款期限,她每个月所需偿还的数额比较低,如以上例子显示,芷乔若选择一,那么每个月他就可以省下72令吉。
相对的,较长的摊还期限,其总利息则比较高,不过,较长的摊还期限,每期所需偿还的款额也比较低,至于该如何取舍,则仰赖个人的分析和选择。
不同的贷款配套,所需付的每月供款和承担的利息也不同,以下计算供大家参考:



Lending curb more stringent

Analysts at Alliance Research Sdn Bhd (Alliance Research) viewed negatively the new circular by Bank Negara Malaysia (BNM) to consolidate certain earlier guidelines on lending restrictions to the property sector as well as the latest prohibition on the Developer Interest Bearing Scheme (DIBS).

Head of research Bernard Ching noted that post-Budget 2014, developers have largely brushed aside the impact of DIBS prohibition, citing that other form of incentives will be offered to property buyers to replace DIBS.

However, the new BNM circular now requires banks to use ‘net selling price’ (sales and purchase agreement price, minus all incentives provided) to determine the loan-to-value (LTV) ratio for all types of property financing.

The circular, entitled “Measures to Promote Sustainability of the Property Market”, was to ensure the long term sustainability of the property market.

Note that this rule is not only restricted to property loans for those who already have two or more property loans, Ching said.

“This will effectively lead to higher cash outlay by all property buyers, thereby affecting affordability,” he forewarned in his note on the matter.

“We now believe the adverse impact on the property market to be more pronounced than initially anticipated.

“We believe transaction volume will fall going into 2014.

While we believe property prices will hold in most cases, those schemes which thrive on DIBS and other incentive schemes now need to mark down their prices to the ‘true value’.”

The head of research also anticipated a ‘mad rush’ by property buyers or developers to lock in DIBS for certain projects prior to January 1, 2014.

Note that projects which have procured approvals from authorities prior to November 15 may continue to offer DIBS up to December 31, 2013.

For those projects which have not procured the necessary approvals, DIBS prohibition is effective immediately.

“While headwinds for the property sector may dampen investors’ interest in property counters, the KL Property Index has already corrected 15.6 per cent since hitting a high of 1,531.71 on May 29,” Ching observed.

“Although valuation is not compelling yet, it is not excessive at current level.
As such, we believe there is no hurry to bottom fish property stocks yet.”

Meanwhile, analyst Cheah King Yoong from Alliance Research said this new circular has further reinforced restriction on granting of interest capitalisation scheme (ICS).

“While it is difficult to gauge the impact on banks going forward, the fact that this new rule applies to all property financing, including first time home buyers, means that property buyers’ affordability will be affected and this will lead to lower property loans growth,” he opined.

Cheah noted that the said circular also represented the third attempt by the authorities to contain the growth in household debt within the second half of this year.

“We currently project next year loan growth target of nine per cent, supported by stronger growth of business loans stemming from the ongoing implementation of Entry Point Projects under the government Economic Transformation Programme, which is expected to fill up the vacuum left by the moderation in household loans,” he said.

“We believe that the latest policies implemented by BNM illustrated the sheer determination of the authorities to contain the growth of household debt,” he added.

“These measures, together with potential rate hikes by BNM in 2014, fiscal tightening by the federal government and subsidy rationalisation programme next year, could further drag loan growth momentum in the retail segments; temporarily lead to rising credit cost; and dampen investor sentiments on the banking sector.”

国行“促进房产市场永续措施”通告要点

●已拥有两个未偿还房屋贷款的个人,第三个房贷的最高上限(LTV)为70%。
●已拥有两个未偿还房屋贷款的非个人,第三个房贷的最高上限为60%。
●在计算个人的房贷上限方面,定期房贷保险(MRTA)的融资或可以不包含在内,但其他如律师费、印花税等成本的融资,则必须包含在内。
●在计算房贷上限方面,房地产价值必须是净估值,不可纳入所有价格折扣、调整、回扣或任何来自发展商且会扭曲房地产实质价值的优惠。
●对住宅和非住宅房地产的购买,加强限制“利息资本化”计划(Interest Capitalisation Scheme)的批准,包括“发展商承担利息计划”(DIBS)。

国行再收紧房贷上限


国家银行再次出招打房,以“实销价”(Net Selling Price)取代“大价”(Gross Selling Price),来计算房屋贷款上限(Loans to Value,简称LTV)。

料拉低银行房贷增长
初步看来,购屋者的承担能力将因而大受冲击,而银行业房贷增长预料也将被拉低。
国行已在上周五(11月15日),发出题为“促进房产市场永续措施”(Measures to Promote Sustainability of the Property Market)的通告,通告内的条例从发出当日生效。

该通告的内容,有两项值得关注的重点:
(1)以“实销价”
取代“大价”,来计算房贷上限;
(2)加强限制“利息资本化”计划(Interest Capitalisation Scheme,ICS)的批准,包括“发展商承担利息计划”(DIBS)。

要求银行承担责任
对此,兴业研究分析员指出:“随着2014年财政预算案的相关宣布,禁止DIBS的指南并不算意外。
但以实销售价来计算房贷上限这个新条规,却让我们感到错愕。”
分析员表示,此新条规也要求银行承担相关责任,来制定本身的政策和评估流程,确保由发展商提出的房地产实销价估值合理。

防发展商提供前期现金回扣
此新条例将有效抑制发展商设法以其他优惠方式,取代被禁止的DIBS;事实上,也防止了发展商对购屋者广泛提供的前期现金回扣。
回顾此前的方式,银行是根据购屋的买卖协议(SPA)的估值来计算房贷上限。
最近公布的2014年财政预算案已志明,发展商目前必须把总价(all-in price)的所有详情公开列明。
虽然此新条规目前难以评估对银行业所带来的冲击有多大,但这条例适用于所有的房地产融资方案,包括首次购屋者。

发展商须列明总价
“意味着房地产买家的可承担能力将会受到影响,进而拖累银行业房贷增长走低。”
分析员相信,在今年下半年已经3次祭出打房措施的国行,已清楚表明要抑制我国家庭债务增长的决心。

15日后获批 房产禁令即刻生效
针对禁止“利息资本化”计划(ICS)的措施,凡是在今年11月15日之后取得当局批准的房产项目,禁令即刻生效。

至于在11月15日之前取得批准的项目,禁令则会在明年1月1日开始生效。所谓“获得当局批准”,是指住宅产业发展商执照、行销与广告准证,至于非住宅发展项目,则是指开发令及建筑蓝图。

Tuesday, November 19, 2013

国行再打房衝击產业

国家银行进一步展开打房行动,宣佈必须以“净售价”(net selling price)来决定贷款对屋价比率,分析员对此深感意外,预期產业市场將再受衝击,明年產业价格虽不致於大跌,但交易量料將下滑。
分析员指出,新措施將使发展商提供的所有降低购屋者首期款的奖掖优惠完全失效。
继2014年財政预算案中公佈数项抑制產业市场投机活动的措施之后,国行在11月15日发出“促进產业市场可持续性的措施”之通知文件,整合早前在2010年和2011年发出的有关贷款对屋价(LTV,loanto-value)比率的產业贷款限制指南和最新的发展商利息承担计划(DIBS)。
安联研究指出,发展商大致上对禁止DIBS的措施无动於衷,並声称將以其它形式的奖掖来取代DIBS。但是,国行在新的通知文件中规定,银行需用“净售价”(买卖合约中的价格减去所有奖掖)以决定所有类型產业融资的贷款对屋价比率,这將使所有购屋者须缴付更高的头期款,从而影响其购屋能力。
“我们相信產业市场所受到的负面衝击將比最初预期来得严重,相信房屋交易量將在2014年下跌。”
该行认为,虽然產业价格大致可维持,但一些依赖DIBS和其它奖掖计划的產业,將必须注明其“真实价值”。
一些產业买家或发展商也可能赶在2014年1月1日之前锁定其DIBS,在11月15日之前获得当局批准的產业计划,可继续提供DIBS直至今年结束。但仍未获得批准的產业,將即时禁止提供DIBS。
明年贷款成长或检討
隨著国行新措施出炉,分析员將检討明年银行贷款成长预测。
安联研究表示,国行促进產业市场可持续性的新措施比之前预期来得严苛,虽然目前仍难以评估新措施对银行的衝击,但由於此条例是针对有產业融资,包括首次购屋者,意味购屋者的財务负担能力將受影响,这將令產业贷款成长走低。
该行原本预期明年贷款成长9%,主要因政府持续落实经济转型计划,令商业贷款强劲成长,从而填补房贷適中成长的空缺,惟该行如今將检討此预测。
国行最新的政策显示当局决心抑制家庭债务的成长,此新措施再加上国行可能在2014年升息,联邦政府紧缩財政和补贴合理化计划,或拉低零售领域的贷款成长动力、令贷款成本暂时升高以及打击银行股的投资情绪。
该行目前保持增持银行股评级,將在第三季业绩季节期间向银行管理层厘清有关衝击之后再作检討。

脱售不到5年產业‧需给多少盈利税?

假如在今年內脱售產业,而產业是不到5年的单位,若计算有赚利,是否只被徵收15%的產业盈利税?

公寓坐落在99年契约的土地上,是从签署买卖合约日算起、还是从获得州政府批准日开始计算?

產业若坐落在租赁地契的土地上,是从取得州政府批准的日期算起;假如產业属於永久地契单位,在这2个月內签署买卖合约,可以搭上2013年脱售產业,只面对15%或10%產业盈利税的列车,过了明年,徵收率將分別调高至30%、20%或15%,视產业投资者握有產业的年限。

在新財政年度预算案,政府建议提高產业盈利税的徵收,分別从2年內的15%、第3年至第5年的10%,调高至首3年內30%、第4年20%、第5年15%,满5年或者说第6年起才不需被徵税。

至於海外投资者,在购买產业后的5年內脱售,所取得的售卖產业盈利,皆面对30%徵税率;第6年或以后脱售,需面对5%徵税率。

兹附上1976年產业盈利税法、原有的税率徵收架构供参考:

第一部份:適用於个人置业者
*在购买產业后的2年內脱售,售卖產业取得的盈利,须面对30%徵税率。
*第3年脱售,须面对20%徵税率。
*第4年脱售,须面对15%徵税率。
*第5年脱售,须面对5%徵税率。
*第6年或之后脱售,不须缴税。

第二部份:適用於公司投资者
*在购买產业后的2年內脱售,售卖產业取得的盈利,须面对30%徵税率。
*第3年脱售,须面对20%徵税率。
*第4年脱售,须面对15%徵税率。
*第5年脱售,须面对5%徵税率。
*满5年后脱售,一样须面对5%徵税率。

第三部份:適用於非公民或外资
*在购买產业后的5年內脱售,所取得的售卖產业盈利,皆面对30%徵税率。
*第6年或之后脱售,须面对5%徵税率。

國行三度出手打房 衝擊銀行產業領域

安聯投行研究部門指出,大馬國家銀行日前向銀行領域發出「促進房產市場可持續發展措施」通告,限制銀行爲提供利息優惠的發展計劃融資,並要求以淨售價計算貸款對估值比例(LTV),分析員預期,這些措施將衝擊銀行及產業領域的投資情緒。

國行于上週五發通告,推出更嚴謹的條例,以確保房產市場可長期持續發展。

這些措施包括,禁止金融機構發出貸款予任何提供利息資本化計劃(interest capitalisation scheme,簡稱ICS)的房產項目或購房者;以淨售價而非總售價來計算貸款對估值比例(LTV)。

這除了符合2014年財政預算案的打房政策,也是國行2013下半年來第三度出手打壓家庭債務。

限制融資ICS

安聯研究表示,對禁止發展商承擔利息計劃(DIBS)的條例並不感到意外,但以淨售價爲計算LTV基礎的新條例感到非常意外,並對此持負面的看法。

在2014年財政預算案後,發展商原本計劃提供其他形式的優惠給購房者以取代DIBS,以擺脫預算案打房的負面衝擊。

然而,國行決定以淨售價來計算LTV,這將抵銷所有爲降低前期費用的優惠。

值得留意的是,此條例不單影響已負擔2項或以上房屋貸款的人士,還包括首次購買房屋者。

換言之,購房者的負擔能力將受到影響,繼而導緻房產貸款的成長速度走緩。

至于禁止金融機構爲任何有使用利息資本化計劃(包括DIBS)的房產項目或購房者提供融資,安聯研究表示,DIBS之下的房屋貸款隻占銀行領域總按揭貸款的小部份,所以預期該新條例將不會對銀行領域帶來顯著的影響。

「大部份銀行所發出的房產貸款中,涉及DIBS計劃的隻占總按揭貸款的1%至3%比重,而且今年核準的按揭貸款當中,少過10%是涉及DIBS計劃。」

展望2014年,安聯研究預測新條例以及津貼合理化計劃等,將進一步減緩貸款的成長速度和造成信貸成本上升。無論如何,該研究分析員在進一步確認新條例對銀行帶來的影響之前,維持銀行領域「增持」的評級。

至于房產領域,分析員估計,這些措施將打擊房產領域明年的銷售表現,而房產價格則預計大部份將會保持不變,並維持該領域「中和」的評級。

在週二整體股市上漲的趨勢中,金融指數及產業指數是少數呈下滑的領域指數。金融指數跌29.21點或0.18%至16502.25點;而產業指數則下滑0.65點或0.05%,至1295.66點。

Govt moves to curb speculative activities

The government will not allow the use of interest capitalisation scheme or any other permutation to approve housing development licence, place advertisements and obtain sales permit by any housing developer.
The ruling comes into force from Fri-day.
The Urban Well-being, Housing and Local Government Ministry said the measure was taken to enhance people’s ability to buy a house, to ensure stable house prices and curb speculation.
“Speculative activities have an impact on house prices as well. This situation may adversely affect the property market in the long run,” the ministry said in a statement yesterday.
The National Housing Department director-general Datuk Dr Mohd Padzil Hashim also called on the people to provide information and report to the department if they come across any dubious schemes related to interest capitalisation scheme or any other permutation.
Potential house buyers can check out the developers’ background via the department’s website http://ehome.kpkt.gov.my.

Monday, November 18, 2013

若涉及承担利息 政府可不批发展执照

隨著发展商承担利息计划被禁,政府不允许涉及者申请发展执照及登广告,也將不批准行销执照,此条例于11月15日生效。

 城市和谐、房屋及地方政府部今日发佈文告指出,政府严打房產炒作,不允许任何以利息资本化(Interest Capitalisation Scheme)与相关计划发展商,申请发展执照、刊登广告,甚至不会发放行销执照。

 所谓利息资本化是指房地產发展项目建造过程中贷款及固定支出,才能在符合条件情况下资本化。

新法令抑止炒作

 这项新法令主要是为抑止炒作,確保稳定房价,以强化人民购屋能力。

 “市场炒作一般而言,都会推高房价,这样下来长期將严重影响我国房市发展。”

 国家房屋局总监拿督莫哈末巴兹尔也在文告中呼吁人民,若是在购屋过程中发现任何以利息资本化或疑似採用此计划的发项项目,可向该局投报,或提供资料。

 潜在买家在购屋前,可登陆国家房屋局网站http://ehome.kpkt.gov.my,进一步审查发展商背景。

 首相在10月25日宣佈2014財年財政预算案时,宣佈自明年1月起调高房產盈利税(RPGT)与限制外国人买房,及禁止发展商承担利息计划”,但当时未透露何时生效。

 发展商承担利息看似与先建后售制度相近,却易误导买家,因银行贷款责任是落在买家身上,利息成本最终也將转嫁,使房价更高。