Sunday, September 23, 2007
Saturday, September 22, 2007
21TH，WHAT ARE YOU DOING？21岁，你在做些什么？
21岁时你在做些什么？让我们来分享一位21岁澳洲人在产业投资取得巨大成功的故事。
Adam和Renee开始就以大型的型式参与房地产投资。他们没有以小的投资组合开始，反之他们选择十英亩的土地作为他们产业投资的开始。这是一个将占地十英亩的土地细分重建成九间。这项产业计划消耗了他们两年的时间才落成。
在二十岁的时候，他们购买了一间占地二依格的房地产作为他们的第一间家。那时候是千喜年，适逢QUEENLAND的产业价格上涨的时期三个月后，一位发展商以$130，000价格向Adam和Renee够得那所他们只付$75，000的房子。发展商把这一间房屋细分重建成两间以赚取更多的利润。
这给了Adam一个启发，如果这发展商可以如此做，为何他们不能呢？于是，Adam和Renee开始在周为地区物色土地以便从事产业发展。Adam那时候在一间机械工程公司工作。他的上司在黄金海岸从事巨额的房地产投资作为他创造财富的另一个管道。他的老板也是从事细分重建以及提升各种产业的事业，而现在Adam的老板已经很富有了。Adam与他老板关系很要好，他的老板毫无保留的告诉他自己的赚钱管道以及一些避免亏损的方法。
Adam的老板不是唯一一位让他对房地产投资产生兴趣的人。Adam的叔叔(一位城市规划师及研究员) 是另一位让他对产业投资产生浓厚兴趣的人。这三个人的成功让他相信细分重建的潜能。不久，他们在CABOOLTURE以$207，000购买了一片占地十英亩的土地作为他俩从事细分重建计划的开始。那时候他俩才21岁，在取得发展委员会批准这细分重建计划的过程中，Adam的叔叔给予他们最大的帮助。
于是他们向发展委员会拟定了一个初步的会议，并讨论了几个设计图。起初发展委员会接受了他们的计划，但Adam仍然要对计划做出一些改变。发展委员会尝试提出其它设计方案，但Adam知道那是行不通的。幸好Adam的叔叔指点他们走向正确的方向。然而在整个过程中，他们还是遇到了许多问题。他们从购买土地开始至到拿到发展批准书，这过程足足花了他们两年的时间。
¾¹ý了十几次会议及谈判，他们终于得到了发展委员会的录取通知书。他们马上提交他们计划中的业务工作表，这包括了工程的承包商、工程表及设计图。
在与工程师多番讨论及解决各种问题后，道路及大水堤设计完成了。Adam当时全天候地工作并安排承包商一起承担这个工程。时间是最大的问题，因一些问题令到他们的工程延误。但工程的延误竞对他们的计划有莫大的帮助，因为当时的房屋价格已涨得很高了。在选购材料方面，他们并没有选购价格最便宜的材料。Adam和Renee一路观察并研究其他发展商所发展的产业以确保他们的工程一直处在良好的局面。
工程开始后，发展委员会到现场巡视进行中的工程。之后发展委员会寄出一封发展批准书给他们，道路工程终于可以动工了，但他们所发展的房屋还未登记。
安理会随后检察了道路, 并同意接手维修工作。他们所发展的房屋也登记了, 并且可以着手卖掉房屋。
可是在这时候，戏剧性的事情发生了。银行在工程的最后一刻退出，这真是一不可开交的时刻。他们必需拥有卖楼签署书以说服 银行借钱给他们, 让工程可以继续进行。
为了让工程继续进行，Adam和Renee用他们出售首块土地赚的钱来资助这次的发展。可是，当承包商完成了工程， 并希望他们付款时，问题发生了! 银行方面并没有联络他说贷款不获批准， 但是当Adam来到银行拿 支票时， 他们才告诉他贷款是不获批准的。
Adam因此马上与银行谈判，耗时约两个星期才取得金钱给予承包商。Adam 认为贷款的事剧发生是因为他和Renee没有采取安全措施。 这是一个非常紧张的时刻, Adam和Renee不得不每周工作七天, 这对于他们来说绝对是个陡峭的学习。
房屋在2004年年初被预先卖出，房价在130,000到165,000美元之间，夫妇两人自己保留了两间，一间作为他们的新家，另一所则用作收藏Adam在工程完成后买的挖掘机和卡车。
根据他们的计算，计划完成后他们肯定可以赚钱!但最后切要缴税。如果他一早知道税务的事件，那么他的计划会有少许不同，所以Adam找了一个好的会计师帮他们开一间发展公司。 因此, 如果他们下次想要做类似的工程，他们不会陷入同样的困境中。 "
对 Adam来说，执行这项计划是件非常兴奋的事。但Renee却害怕他们最终会住在公园里。. 销售房屋让他们取得 1,036,000美元，在缴了所有房屋的GST和其他税收( 30% 至50%的利润)后，他们总共赚得397，000美元 和两间房屋。他们的住 家价值约48万美元而空置的房屋值约22.5万美元。幸运的是，在这个计划中，他们也打算建造自己的房屋，这便降低了总资本收益， 让他们免于缴更多的税，只因发展法令的一条规适用于他们的情形。
虽然很冒险及压力，但第一次产业发展的经验并没有影响到夫妇对房地产投资的热情。Adam又开始环顾四周，希望可以找到和购买更多的土地购买来发展。
他们的下一个计划也是在caboolture。. Adam看了大约20至30座产业， 约两年时间才找到最近的这片土地。 他认为, 研究和测定财务成果对于选择正确的房屋是很重要的。Adam 向 一对夫妇买了一块已展开初步的发展过程的土地。 亚当把这个工程的合约定在八月并接管所有那对夫妇留下的发展。他们策划在那五英亩的土地上建造16-19所房屋。额外的好处是，,这块土地位于coboolture河流，所以一些地段将有河流的景观。
他们非常乐意做这个工程，他们没有做过污水处理系统，因为上个工程已有水源 和化粪池系统。 他们已作出统计，利润相当可观。另一项挑战是让水道穿越过这块土地，所以Adam努力地同安理会和工程师们解决它所引起的问题。 亚当决定要自已承建这个工程。
他们支付了73万美元购买这个地段，其余的资金贷款。 他们把出售的楼宇，定价位于155,000美元至27万美元 (在河流上面的房屋)之间。 因为财政税收制度的原因，他们将不会一次出售所有楼宇， 相反地，它们会分散销售，并设立家庭信托和发展公司，这意味着这个时候他们拥有更好的财务管理。.
对于这个新的发展工程， 银行方面对他们的态度已完全不同。 "现在,我们已完成了一个工程， 银行方面已比较信任我们，现在我们已经拥有更多的担保品乐。"
他对于下一个分楼重建的工程感到兴奋，而Renee也对此失去了恐惧感。 他们将在策划中为自己保留一所楼宇。
Why start small when you can leap into property investing by coordinating a nine-block subdivision?
The success storey of a couple in property investment…
Adam and Renee Peisley entered property investing in a big way. The couple didn’t start out with a small portfolio but started by developing 10 arces in Caboolture, on the northern outskirts of Brisbane. It took 2 years for the subdivision of the block into nine three-quarter acre blocks to come to fruition, with dramas.
Story began like this... Adam and Renee were 20 when they first bought a property – a two-acre block cost $75,000 in Caboolture to build their family home. That was in 2000, when the property prices were starting to raise in the Queensland. Three months later, a developer offered them $130,000 for the block. The developer then subdivided the block into two and made a bigger gain, surely. Here came to Adam thinking – if the developer could do this, why couldn’t they? So they started looking around for land to develop.
Adam was a team mechanic at that time and the owner of the team was heavily into property investment on the Gold Coast as a means of creating wealth. He did subdivision and high raises all sorts of things and he was loaded. When Adam told him about his thinking of doing subdivision, he said, “Go for it”. He told Adam how he made all his money.
However, He was not the only reason he did property investment but what Adam’s uncle (a town planner and surveyer) did for a living provided Adam interest as well. Then they started looking around for some land to buy.
Process…
They bought a 10-acre block in Caboolture for $207,000. Adam’s uncle was greatly assisting the greenhorns on getting the approval from council to make the subdivision happen. That time, Adam was 21.
They booked a preliminary meeting with the council with few designs. Initially the council was receptive to the plan but Adam still wanted to make changes. The council tried to get them to put in pathways and roads going other ways to what they had planned and parked not where they wanted parked. It would not have made it feasible – they would have lost money on it. Luckily Adam’s uncle was there to point them in the right direction. However, they had some hiccups along the ways. It took two years from the time when they purchased the land to the point where they had the development approval (DA) in their hand as they had to go to the council quite a few times and negotiate.
After the first meeting with the council, they lodged their application to subdivide. That took about six months until Adam got a reply – a letter of demand. “They were stating what they want back and you were stating what you want done. So we went to and from the council – we probably had about 10 meetings.” After the negotiation with the council, they received a letter of offer and then they submitted their operational works, which included a list of contractors, engineering works and drawings.
Then they had hiccups with the engineers and getting the roads designed, and filling and compacting in the big dam in the acreage. Adam was working full time and arranged the contractors to come in and do the works. Time frame was the biggest issue they encountered with the engineers, funny was the timing and the delays were also a help because the property prices had gone through the roof. The couple put tenders out for the earthwork but did not go for the cheapest option. They looked at other estates completed by the earthwork firms to ensure their subdivision would present well in the end.
Then the council came to inspect the site and the development was under way. There were compaction tests to be done on the filling of the dam. After this, the council sent a letter to approve the development but the blocks not yet registered. However they could finally get the road works started.
The council then inspected the roads and agreed to take over maintenance. Once that happened, the blocks were registered, and they could proceed to sell them.
Dramas…
“The bank pulled out at the last minute of the construction. So that was a bit of juggling act because we had to sign up and sell the blocks to convince the bank to lend us the money to keep going.”
They ended up losing a little bit of money on each block; they had to have fully signed contracts on non-existent blocks. Adam and Renee had the money from the sale of the first block they bought in the Caboolture sitting in the bank, which they used to fund the development. They were alright up the point when the contractors had finished and wanted their payment. The bank had not contacted him to say it was not approved but when Adam went to bank to get the cheques, they told him then it was not approved.
“It was heart-wrenching. How was I going to tell these people that I cannot pay them?”
Adam hence quickly started negotiating with the bank and it took about two weeks for him to get the money for the contractors. Adam believes that the lending drama happened because he and Renee had no security. Initially they had the money from the first block but they spent most of it on the costs associated with the development. It was a very stressful time for Adam and Renee even though it all worked out in the end. Adam had to work seven days a week and Renee was working too. It was all done though telephone calls and late nights running around. It was definitely a steep learning curve for them.
The blocks were pre-sold for between $130,000 and $165,000 in early 2004, with the couple retaining two – one to build a house and another one to use for Adam’s excavator and truck, which he bought after completing the development because he saw the earthwork contractors were charging and he decided to go into business himself.
Taxing experiences…
“Because when we first started we thought it all added up well on the paper – we were going to make money at the end of it. But then there was tax to pay. I would have done a few things a little differently if I knew the tax implication first. So I found a good accountant and he set us up with the development company and an earthworks company, so that if we want to do the similar project we won’t get into same dramas.”
For Adam, embarking on the project was exciting but for Renee was a bit frightened. She thought they would end up living in a caravan park. Sales of the blocks netted the Peisleys $1,036,000 and after paying the GST on all blocks and other taxes (30% on 50% of their profit) they walked away with $397,000 plus the two blocks they retained. Their home worth about $480,000 and the vacant block about $225,000. They were fortunate that they intended to build on their block because this lowered their capital gains bill as the principal place of residence rule applied in their case.
Though stressful, the first developing experience did not dampen the couple’s enthusiasm for the property investment. It gave him a taste for doing small development. Then, Adam started looking around for more land to buy and develop.
Next project…
The next project was on Caboolture too. Adam looked at about 20 to 30 blocks over two years before finding the latest one. He believes research and determining the financial outcome is important to choosing the right block. A couple who had bought a block in the first subdivision had an investment block of land but did not want to proceed with the development. Although the couple had started the initial process of going through council, they had not gone too far. Adam put the block under contract in August and took over where the other couple had left off. They are planning a 16 to 19-blocks estate on the five-acre block. As an additional bonus, it is on Coboolture River, so some of the lots will have a river aspect.
They are keen to do this because they are never done sewerage systems before because the other ones had water and septic system. And they have done the sum and it adds up pretty good. The other challenge is that the block has a watercourse running through it. Adam has been working with the council and the engineer to resolve ant issue arising from that. Adam plans to do the earthworks himself.
They paid $730,000 for the lot, borrowing the funds. They plan to sell the blocks for $155,000 to $270,000 for the ones on the river. They will not sell the at once, rather they will spread the sales over the financial year for the taxation reasons. And having the family trust and development company established means their financial affairs will be much better managed this time round.
For Adam, it is a very different scenario with the new development in regards to the bank. “Now that we’ve done one, the bank bends over inside out for us. They love us to bits now that we’ve got bit of collateral behind us.”
He is excited about the next subdivision and Renee has lost the fear of living in the Caravan Park. They are planning to retain one of the blocks in the new subdivision and build again.
Adam和Renee开始就以大型的型式参与房地产投资。他们没有以小的投资组合开始，反之他们选择十英亩的土地作为他们产业投资的开始。这是一个将占地十英亩的土地细分重建成九间。这项产业计划消耗了他们两年的时间才落成。
在二十岁的时候，他们购买了一间占地二依格的房地产作为他们的第一间家。那时候是千喜年，适逢QUEENLAND的产业价格上涨的时期三个月后，一位发展商以$130，000价格向Adam和Renee够得那所他们只付$75，000的房子。发展商把这一间房屋细分重建成两间以赚取更多的利润。
这给了Adam一个启发，如果这发展商可以如此做，为何他们不能呢？于是，Adam和Renee开始在周为地区物色土地以便从事产业发展。Adam那时候在一间机械工程公司工作。他的上司在黄金海岸从事巨额的房地产投资作为他创造财富的另一个管道。他的老板也是从事细分重建以及提升各种产业的事业，而现在Adam的老板已经很富有了。Adam与他老板关系很要好，他的老板毫无保留的告诉他自己的赚钱管道以及一些避免亏损的方法。
Adam的老板不是唯一一位让他对房地产投资产生兴趣的人。Adam的叔叔(一位城市规划师及研究员) 是另一位让他对产业投资产生浓厚兴趣的人。这三个人的成功让他相信细分重建的潜能。不久，他们在CABOOLTURE以$207，000购买了一片占地十英亩的土地作为他俩从事细分重建计划的开始。那时候他俩才21岁，在取得发展委员会批准这细分重建计划的过程中，Adam的叔叔给予他们最大的帮助。
于是他们向发展委员会拟定了一个初步的会议，并讨论了几个设计图。起初发展委员会接受了他们的计划，但Adam仍然要对计划做出一些改变。发展委员会尝试提出其它设计方案，但Adam知道那是行不通的。幸好Adam的叔叔指点他们走向正确的方向。然而在整个过程中，他们还是遇到了许多问题。他们从购买土地开始至到拿到发展批准书，这过程足足花了他们两年的时间。
¾¹ý了十几次会议及谈判，他们终于得到了发展委员会的录取通知书。他们马上提交他们计划中的业务工作表，这包括了工程的承包商、工程表及设计图。
在与工程师多番讨论及解决各种问题后，道路及大水堤设计完成了。Adam当时全天候地工作并安排承包商一起承担这个工程。时间是最大的问题，因一些问题令到他们的工程延误。但工程的延误竞对他们的计划有莫大的帮助，因为当时的房屋价格已涨得很高了。在选购材料方面，他们并没有选购价格最便宜的材料。Adam和Renee一路观察并研究其他发展商所发展的产业以确保他们的工程一直处在良好的局面。
工程开始后，发展委员会到现场巡视进行中的工程。之后发展委员会寄出一封发展批准书给他们，道路工程终于可以动工了，但他们所发展的房屋还未登记。
安理会随后检察了道路, 并同意接手维修工作。他们所发展的房屋也登记了, 并且可以着手卖掉房屋。
可是在这时候，戏剧性的事情发生了。银行在工程的最后一刻退出，这真是一不可开交的时刻。他们必需拥有卖楼签署书以说服 银行借钱给他们, 让工程可以继续进行。
为了让工程继续进行，Adam和Renee用他们出售首块土地赚的钱来资助这次的发展。可是，当承包商完成了工程， 并希望他们付款时，问题发生了! 银行方面并没有联络他说贷款不获批准， 但是当Adam来到银行拿 支票时， 他们才告诉他贷款是不获批准的。
Adam因此马上与银行谈判，耗时约两个星期才取得金钱给予承包商。Adam 认为贷款的事剧发生是因为他和Renee没有采取安全措施。 这是一个非常紧张的时刻, Adam和Renee不得不每周工作七天, 这对于他们来说绝对是个陡峭的学习。
房屋在2004年年初被预先卖出，房价在130,000到165,000美元之间，夫妇两人自己保留了两间，一间作为他们的新家，另一所则用作收藏Adam在工程完成后买的挖掘机和卡车。
根据他们的计算，计划完成后他们肯定可以赚钱!但最后切要缴税。如果他一早知道税务的事件，那么他的计划会有少许不同，所以Adam找了一个好的会计师帮他们开一间发展公司。 因此, 如果他们下次想要做类似的工程，他们不会陷入同样的困境中。 "
对 Adam来说，执行这项计划是件非常兴奋的事。但Renee却害怕他们最终会住在公园里。. 销售房屋让他们取得 1,036,000美元，在缴了所有房屋的GST和其他税收( 30% 至50%的利润)后，他们总共赚得397，000美元 和两间房屋。他们的住 家价值约48万美元而空置的房屋值约22.5万美元。幸运的是，在这个计划中，他们也打算建造自己的房屋，这便降低了总资本收益， 让他们免于缴更多的税，只因发展法令的一条规适用于他们的情形。
虽然很冒险及压力，但第一次产业发展的经验并没有影响到夫妇对房地产投资的热情。Adam又开始环顾四周，希望可以找到和购买更多的土地购买来发展。
他们的下一个计划也是在caboolture。. Adam看了大约20至30座产业， 约两年时间才找到最近的这片土地。 他认为, 研究和测定财务成果对于选择正确的房屋是很重要的。Adam 向 一对夫妇买了一块已展开初步的发展过程的土地。 亚当把这个工程的合约定在八月并接管所有那对夫妇留下的发展。他们策划在那五英亩的土地上建造16-19所房屋。额外的好处是，,这块土地位于coboolture河流，所以一些地段将有河流的景观。
他们非常乐意做这个工程，他们没有做过污水处理系统，因为上个工程已有水源 和化粪池系统。 他们已作出统计，利润相当可观。另一项挑战是让水道穿越过这块土地，所以Adam努力地同安理会和工程师们解决它所引起的问题。 亚当决定要自已承建这个工程。
他们支付了73万美元购买这个地段，其余的资金贷款。 他们把出售的楼宇，定价位于155,000美元至27万美元 (在河流上面的房屋)之间。 因为财政税收制度的原因，他们将不会一次出售所有楼宇， 相反地，它们会分散销售，并设立家庭信托和发展公司，这意味着这个时候他们拥有更好的财务管理。.
对于这个新的发展工程， 银行方面对他们的态度已完全不同。 "现在,我们已完成了一个工程， 银行方面已比较信任我们，现在我们已经拥有更多的担保品乐。"
他对于下一个分楼重建的工程感到兴奋，而Renee也对此失去了恐惧感。 他们将在策划中为自己保留一所楼宇。
Why start small when you can leap into property investing by coordinating a nine-block subdivision?
The success storey of a couple in property investment…
Adam and Renee Peisley entered property investing in a big way. The couple didn’t start out with a small portfolio but started by developing 10 arces in Caboolture, on the northern outskirts of Brisbane. It took 2 years for the subdivision of the block into nine three-quarter acre blocks to come to fruition, with dramas.
Story began like this... Adam and Renee were 20 when they first bought a property – a two-acre block cost $75,000 in Caboolture to build their family home. That was in 2000, when the property prices were starting to raise in the Queensland. Three months later, a developer offered them $130,000 for the block. The developer then subdivided the block into two and made a bigger gain, surely. Here came to Adam thinking – if the developer could do this, why couldn’t they? So they started looking around for land to develop.
Adam was a team mechanic at that time and the owner of the team was heavily into property investment on the Gold Coast as a means of creating wealth. He did subdivision and high raises all sorts of things and he was loaded. When Adam told him about his thinking of doing subdivision, he said, “Go for it”. He told Adam how he made all his money.
However, He was not the only reason he did property investment but what Adam’s uncle (a town planner and surveyer) did for a living provided Adam interest as well. Then they started looking around for some land to buy.
Process…
They bought a 10-acre block in Caboolture for $207,000. Adam’s uncle was greatly assisting the greenhorns on getting the approval from council to make the subdivision happen. That time, Adam was 21.
They booked a preliminary meeting with the council with few designs. Initially the council was receptive to the plan but Adam still wanted to make changes. The council tried to get them to put in pathways and roads going other ways to what they had planned and parked not where they wanted parked. It would not have made it feasible – they would have lost money on it. Luckily Adam’s uncle was there to point them in the right direction. However, they had some hiccups along the ways. It took two years from the time when they purchased the land to the point where they had the development approval (DA) in their hand as they had to go to the council quite a few times and negotiate.
After the first meeting with the council, they lodged their application to subdivide. That took about six months until Adam got a reply – a letter of demand. “They were stating what they want back and you were stating what you want done. So we went to and from the council – we probably had about 10 meetings.” After the negotiation with the council, they received a letter of offer and then they submitted their operational works, which included a list of contractors, engineering works and drawings.
Then they had hiccups with the engineers and getting the roads designed, and filling and compacting in the big dam in the acreage. Adam was working full time and arranged the contractors to come in and do the works. Time frame was the biggest issue they encountered with the engineers, funny was the timing and the delays were also a help because the property prices had gone through the roof. The couple put tenders out for the earthwork but did not go for the cheapest option. They looked at other estates completed by the earthwork firms to ensure their subdivision would present well in the end.
Then the council came to inspect the site and the development was under way. There were compaction tests to be done on the filling of the dam. After this, the council sent a letter to approve the development but the blocks not yet registered. However they could finally get the road works started.
The council then inspected the roads and agreed to take over maintenance. Once that happened, the blocks were registered, and they could proceed to sell them.
Dramas…
“The bank pulled out at the last minute of the construction. So that was a bit of juggling act because we had to sign up and sell the blocks to convince the bank to lend us the money to keep going.”
They ended up losing a little bit of money on each block; they had to have fully signed contracts on non-existent blocks. Adam and Renee had the money from the sale of the first block they bought in the Caboolture sitting in the bank, which they used to fund the development. They were alright up the point when the contractors had finished and wanted their payment. The bank had not contacted him to say it was not approved but when Adam went to bank to get the cheques, they told him then it was not approved.
“It was heart-wrenching. How was I going to tell these people that I cannot pay them?”
Adam hence quickly started negotiating with the bank and it took about two weeks for him to get the money for the contractors. Adam believes that the lending drama happened because he and Renee had no security. Initially they had the money from the first block but they spent most of it on the costs associated with the development. It was a very stressful time for Adam and Renee even though it all worked out in the end. Adam had to work seven days a week and Renee was working too. It was all done though telephone calls and late nights running around. It was definitely a steep learning curve for them.
The blocks were pre-sold for between $130,000 and $165,000 in early 2004, with the couple retaining two – one to build a house and another one to use for Adam’s excavator and truck, which he bought after completing the development because he saw the earthwork contractors were charging and he decided to go into business himself.
Taxing experiences…
“Because when we first started we thought it all added up well on the paper – we were going to make money at the end of it. But then there was tax to pay. I would have done a few things a little differently if I knew the tax implication first. So I found a good accountant and he set us up with the development company and an earthworks company, so that if we want to do the similar project we won’t get into same dramas.”
For Adam, embarking on the project was exciting but for Renee was a bit frightened. She thought they would end up living in a caravan park. Sales of the blocks netted the Peisleys $1,036,000 and after paying the GST on all blocks and other taxes (30% on 50% of their profit) they walked away with $397,000 plus the two blocks they retained. Their home worth about $480,000 and the vacant block about $225,000. They were fortunate that they intended to build on their block because this lowered their capital gains bill as the principal place of residence rule applied in their case.
Though stressful, the first developing experience did not dampen the couple’s enthusiasm for the property investment. It gave him a taste for doing small development. Then, Adam started looking around for more land to buy and develop.
Next project…
The next project was on Caboolture too. Adam looked at about 20 to 30 blocks over two years before finding the latest one. He believes research and determining the financial outcome is important to choosing the right block. A couple who had bought a block in the first subdivision had an investment block of land but did not want to proceed with the development. Although the couple had started the initial process of going through council, they had not gone too far. Adam put the block under contract in August and took over where the other couple had left off. They are planning a 16 to 19-blocks estate on the five-acre block. As an additional bonus, it is on Coboolture River, so some of the lots will have a river aspect.
They are keen to do this because they are never done sewerage systems before because the other ones had water and septic system. And they have done the sum and it adds up pretty good. The other challenge is that the block has a watercourse running through it. Adam has been working with the council and the engineer to resolve ant issue arising from that. Adam plans to do the earthworks himself.
They paid $730,000 for the lot, borrowing the funds. They plan to sell the blocks for $155,000 to $270,000 for the ones on the river. They will not sell the at once, rather they will spread the sales over the financial year for the taxation reasons. And having the family trust and development company established means their financial affairs will be much better managed this time round.
For Adam, it is a very different scenario with the new development in regards to the bank. “Now that we’ve done one, the bank bends over inside out for us. They love us to bits now that we’ve got bit of collateral behind us.”
He is excited about the next subdivision and Renee has lost the fear of living in the Caravan Park. They are planning to retain one of the blocks in the new subdivision and build again.
Saturday, September 15, 2007
新的产业投资世界- 第二人生?New real estate investment world -second life ?
大多数人第一次听说 第二人生，都是在2006年5月初。当时，安舍钟 ( Anshe Chung)这个身着红色唐装的虚拟化身登上了美国《商业周刊》的封面。在网民们大多还不知第二人生为何物的年月，安舍钟价值25万美元的资产让人们对这个虚拟世界中的商业潜大吃一惊
2006年底，安舍钟宣布成为 第二人生造就的首个百万富翁。将她的虚拟资产按照市场价格折算成美元之后，分布于550个服务器上约36平方公里的土地和房产让她在半年时间内将资产总额连翻两番，超过 100万美元。至于这些惊人数字的源头，是爱林□格雷夫 ( Ailin Graef)那位在真实世界中用键盘鼠标操纵着安舍钟的德籍女华人──两年半前在第二人生中投入 9.95美元。第二人生是新的产业投资世界吗？很多人都有个疑问，它真的赚钱吗？没有人可以给一个明确的答案。 第二人生不确是吸引网络玩家，它也吸引了国际 500强的大公司这包括了IBM、DELL、SUN, TOYOTA 等国际品牌都陆续的进驻第二人生开设商场及开发土地计划。
根据 《第二人生》 的报告，更有不少人在《第二人生》赚钱，然后 把虚拟货币林登币换成美元拿回现实世界花。而他们在《第二人生》游戏盈利模式是从销售土地获得的费用以及收取土地使用费。现在《第二人生》里生活的很多人都购买了属于自己的虚拟土地或岛屿。所以《第二人生》中有不同的房地产商买土地，盖房子，然后卖掉。比如说，一位英国网友麦可为情侣们订作了浪漫的别墅，然后买或出租该产业给情侣们，每周可以赚取 2000美元以上。
在《第二人生》投资及开发产业能为我们赚进第一桶金吗？这见人见智了。接下来与你分享《第二人生》百万富豪安舍钟的创业故事，她位于武汉的公司正在虚拟世界中
为她创造财富。2004年3月《第二人生》开始对美国和英国以外的用户开放注册。爱林榆格雷夫-一位华裔教师决定尝试一下这个只对成年人敞开大门、据说完全由用户搭建起来的新玩意儿。于是，她将自己的虚拟化身命名为安舍钟。
虚拟创业 在刚开始的日子里，虚拟世界里的安舍钟并没有任何商业计划，她只是四处闲逛，看看这个虚拟的社会究竟与现实世界有什么不一样。她发现，在ǒ第二人生ō中已经存在许多颇有成就的精英人物，很多人早在一年前就已经注册了用户。当她意识到这里存在着许多商业机会的时候，绝大多数市场已经被早期用户抢占了先机。"我当时面对的一个挑战──这个挑战在今天依然是许多人必须面对的──就是如何发现一个能提供良好商机的细分市场。" “ 安舍钟说。安舍钟来到ǒ第二人生ō后不久，林登实验室向用户推出了为角色与物体创造动画效果的新功能
在《第二人生》投资及开发产业能为我们赚进第一桶金吗？这见人见智了。接下来与你分享《第二人生》百万富豪安舍钟的创业故事，她位于武汉的公司正在虚拟世界中
为她创造财富。2004年3月《第二人生》开始对美国和英国以外的用户开放注册。爱林榆格雷夫-一位华裔教师决定尝试一下这个只对成年人敞开大门、据说完全由用户搭建起来的新玩意儿。于是，她将自己的虚拟化身命名为安舍钟。
虚拟创业 在刚开始的日子里，虚拟世界里的安舍钟并没有任何商业计划，她只是四处闲逛，看看这个虚拟的社会究竟与现实世界有什么不一样。她发现，在ǒ第二人生ō中已经存在许多颇有成就的精英人物，很多人早在一年前就已经注册了用户。当她意识到这里存在着许多商业机会的时候，绝大多数市场已经被早期用户抢占了先机。"我当时面对的一个挑战──这个挑战在今天依然是许多人必须面对的──就是如何发现一个能提供良好商机的细分市场。" “ 安舍钟说。安舍钟来到ǒ第二人生ō后不久，林登实验室向用户推出了为角色与物体创造动画效果的新功能
安舍钟找到了属于自己的机会。她先是通过转卖动画效果进行了首次虚拟创业，然后又进入了在当时还乏人问津的虚拟土地市场。安舍钟用10美元不到的成本买下了一些土地，然后将其细分并通过ǒ第二人生ō强大的客户端设计三维主题建筑和风景，再利用出租和转卖获得收入。
在ǒ第二人生ō中搜索由安舍钟持有的土地，你会看到全世界的各种建筑风格──包括亚洲、极地、欧洲、地中海等等。安舍钟并不仅仅简单地搭建房屋，她还将内部装修、物品陈设甚至是院中盆景和岛屿周边环境都依据建筑风格进行了配套设计。如果用户的电脑配置够高、互联网接入速度够快，在将日光和水波等动画效果加上之后，安舍钟在ǒ第二人生ō中的建筑作品几乎令人身临其境。
安舍钟在“第二人生”中的虚拟会所
但由于ǒ第二人生ō经济体的高速变化，虚拟房地产市场中的风险也难以预测。2004年9月，安舍钟进入虚拟房产市场已经两个半月，她的商业模式还处于简单的ǒ倒买倒卖ō状态，其中并没有太多的开发成分。忽然有天，林登实验室大幅度提高了新土地的开放速度。于是一夜之间土地价格骤然下跌，市场价还不及原先的一半。
我的绝大多数竞争对手都犯了很严重的错误，那就是不愿意赔本甩卖土地，只是把土地屯在手里。但与此同时，他们已经没有任何资金去购买更便宜的新土地了。ō爱林榆格雷夫回忆道。在痛定思痛之后，她听取了丈夫冈特拉姆榆格雷夫(Guntram Graef) 的建议，在将土地低价抛售的同时，大量吸纳那些刚刚出现在市场上的廉价新土地。在她看来，当时放手一搏所冒的风险是现实世界中的真正破产。
在恢复了正常的运作之后，她依然坚持着原先的定价策略──在买入价格之上添加一个并不夸张的利润幅度，并且不断扩大规模。
在ǒ第二人生ō中搜索由安舍钟持有的土地，你会看到全世界的各种建筑风格──包括亚洲、极地、欧洲、地中海等等。安舍钟并不仅仅简单地搭建房屋，她还将内部装修、物品陈设甚至是院中盆景和岛屿周边环境都依据建筑风格进行了配套设计。如果用户的电脑配置够高、互联网接入速度够快，在将日光和水波等动画效果加上之后，安舍钟在ǒ第二人生ō中的建筑作品几乎令人身临其境。
安舍钟在“第二人生”中的虚拟会所
但由于ǒ第二人生ō经济体的高速变化，虚拟房地产市场中的风险也难以预测。2004年9月，安舍钟进入虚拟房产市场已经两个半月，她的商业模式还处于简单的ǒ倒买倒卖ō状态，其中并没有太多的开发成分。忽然有天，林登实验室大幅度提高了新土地的开放速度。于是一夜之间土地价格骤然下跌，市场价还不及原先的一半。
我的绝大多数竞争对手都犯了很严重的错误，那就是不愿意赔本甩卖土地，只是把土地屯在手里。但与此同时，他们已经没有任何资金去购买更便宜的新土地了。ō爱林榆格雷夫回忆道。在痛定思痛之后，她听取了丈夫冈特拉姆榆格雷夫(Guntram Graef) 的建议，在将土地低价抛售的同时，大量吸纳那些刚刚出现在市场上的廉价新土地。在她看来，当时放手一搏所冒的风险是现实世界中的真正破产。
在恢复了正常的运作之后，她依然坚持着原先的定价策略──在买入价格之上添加一个并不夸张的利润幅度，并且不断扩大规模。
爱林榆格雷夫指出：ǒ我的经营思路并非‘我可以让人们多掏多少钱’，而是以低利润空间为基础拓张商业版图。ō在进入ǒ第二人生ō之后的第四个月，安舍钟已经成为虚拟世界中最耀眼的商业明星之一。
2006年1月，爱林榆格雷夫在老家湖北武汉设立了安舍钟信息科技有限公司，招聘本土人才进行虚拟世界中的地产开发。在筹备公司的过程中，支付薪水、租写字楼、购买电脑、让公司帐户中的资金满足要求...所有的事务都需要资金支持，而这些开销全部来自安舍钟在ǒ第二人生ō中的交易所得。
在安舍钟公司的写字楼内，爱林榆格雷夫设置了多个工作室以提供不?荩同的工作氛围，借此鼓励设计人员的创新思维。目前，这家公司已经拥有30多名员工，而且计划将员工总数拓展至50名。在这些员工中，有的曾经在出品网络游戏ǒ魔兽世界ō的暴雪公司 (Blizzard)工作过，有的曾经在一些日本游戏的外包公司工作过，但大多数都是刚刚走出校门的年轻人。
现实中的安舍钟工作室
目前，以收入和顾客数为标准进行衡量，安舍钟都是“第二人生”中最大的房地产开发商和服务商──当然，前题是不考虑“第二人生”的平台建设者林登实验室。“想要建造一个像安舍钟这种规模的公司，虚拟世界里依然有很多机会。但是，不应该再重复安舍钟的商业模式了。”在爱林·格雷夫看来，“第二人生”经济体依然可以容纳数个大规模的虚拟企业，而这些企业应该追求各自的创新商业模式。
正如音乐、电影和软件的发展经历，在参与人数越来越多之后，只有一小群精英可以脱颖而出并且成为千万富翁。对于普通人来说，竞争越激烈，想要出人头地就会越困难。“第二人生”曾经是一个毫不起眼的平台，现在，它已经成为了跨越全球的庞大经济体系。“但我依然认为，在2007年里，我们还会看到不少人因虚拟世界里的内容产品而成为百万富翁。”爱林·格雷夫认为。
2006年1月，爱林榆格雷夫在老家湖北武汉设立了安舍钟信息科技有限公司，招聘本土人才进行虚拟世界中的地产开发。在筹备公司的过程中，支付薪水、租写字楼、购买电脑、让公司帐户中的资金满足要求...所有的事务都需要资金支持，而这些开销全部来自安舍钟在ǒ第二人生ō中的交易所得。
在安舍钟公司的写字楼内，爱林榆格雷夫设置了多个工作室以提供不?荩同的工作氛围，借此鼓励设计人员的创新思维。目前，这家公司已经拥有30多名员工，而且计划将员工总数拓展至50名。在这些员工中，有的曾经在出品网络游戏ǒ魔兽世界ō的暴雪公司 (Blizzard)工作过，有的曾经在一些日本游戏的外包公司工作过，但大多数都是刚刚走出校门的年轻人。
现实中的安舍钟工作室
目前，以收入和顾客数为标准进行衡量，安舍钟都是“第二人生”中最大的房地产开发商和服务商──当然，前题是不考虑“第二人生”的平台建设者林登实验室。“想要建造一个像安舍钟这种规模的公司，虚拟世界里依然有很多机会。但是，不应该再重复安舍钟的商业模式了。”在爱林·格雷夫看来，“第二人生”经济体依然可以容纳数个大规模的虚拟企业，而这些企业应该追求各自的创新商业模式。
正如音乐、电影和软件的发展经历，在参与人数越来越多之后，只有一小群精英可以脱颖而出并且成为千万富翁。对于普通人来说，竞争越激烈，想要出人头地就会越困难。“第二人生”曾经是一个毫不起眼的平台，现在，它已经成为了跨越全球的庞大经济体系。“但我依然认为，在2007年里，我们还会看到不少人因虚拟世界里的内容产品而成为百万富翁。”爱林·格雷夫认为。
什么是第二人生?
第二人生是一个完全由居民创建和拥有的三维虚拟世界. 自2003年向公众开放以来, 一直在不断的急速成长中. 截止2007年4月21日为止, 总的居民数为5,863,358人. (最新人口信息请从这里查看.)
特点:
特点:
1). 当您进入到在线世界(in-world), 你会发现很多的数字陆地, 很多人, 各种体验和机会. 一旦你更加深入进去, 你也许会发现一块适合居家和经商的土地.
2). 您周围的所有物体都是由居民创建. 居民保留对他们所创建物体的权利, 居民可以自由购买, 销售和交易他们创建的物体.
3). 当前第二人生每月市场交易额都在数百万美元, 居民从在线世界中赚取的林登币可以很方便通过几家”林登币交易所”换成美金.
Most people first heard of the "second life" are in early May, 2006. At that time, Anshe Chung, this virtual incarnation dressed in red Chinese costume, boarded on the United States "Business Week" cover. When most of the Internet users still do not know what “second life” is, Anshe Chung’s 25 million dollars assets let people felt shock regarding the commercial potential in this virtual world.
By the end of year 2006, Anshe Chung declared to be the first "second life" created millionaire. After converting her virtual assets into dollars (based on market prices), distributed in 550 servers, about 36 square kilometers of land and property allowed her to double her total assets in the next six months, that was more than one million U.S. dollars. As for the source of this amazing figure, is Ailin Graef -- who in the real world using a keyboard and mouse to manipulate Anshe Chung, the German national Chinese female -- two and a half years ago invested 9.95 U.S. dollars in "second life".
Is ‘Second Life’ the new property investment world? A lot of people have a doubt that is it really makes money? No one can give you a clear and definite answer. “Second life” is not only attracting network gamers, it also attracted 500 large international companies, including IBM, DELL, SUN, Toyota and other international brands had been entered “second life” one after another to open shopping centers and plan for land developments.
By the end of year 2006, Anshe Chung declared to be the first "second life" created millionaire. After converting her virtual assets into dollars (based on market prices), distributed in 550 servers, about 36 square kilometers of land and property allowed her to double her total assets in the next six months, that was more than one million U.S. dollars. As for the source of this amazing figure, is Ailin Graef -- who in the real world using a keyboard and mouse to manipulate Anshe Chung, the German national Chinese female -- two and a half years ago invested 9.95 U.S. dollars in "second life".
Is ‘Second Life’ the new property investment world? A lot of people have a doubt that is it really makes money? No one can give you a clear and definite answer. “Second life” is not only attracting network gamers, it also attracted 500 large international companies, including IBM, DELL, SUN, Toyota and other international brands had been entered “second life” one after another to open shopping centers and plan for land developments.
According to "second life" report, many people make money (virtual currency, Linden dollar) in the "second life" and then exchanged it to U.S dollar to spend in the real world. And their profit modes in "second life" are from the sales of land and the collections of land-use fees. Now many people live in the "second life" have purchased their own virtual lands or islands. Therefore, in the "second life", there is lots of different real estate dealers buy lands, build houses and then sell. For instance, a British net surfer, Michael set romantic villas for couples, and then sells or leases the properties to pairs of lovers, one week he can earn more than 2,000 U.S. dollars.
Will invest and develop properties in the “second life” able us to gain the first bucket of gold? Opinions differ. Next to share with you, is venture story of "second life" millionaire--Anshe Chung., her company located in Wuhan created wealth for her in the virtual world. In March 2004, "second life" started open registration for the users outside the United States and the United Kingdom. Ailin Graef - one Chinese teacher decided to try this new plaything which only opens for adults, and it is said to be completely built up by the users. Hence, she named her virtual incarnation as Anshe Chung.
At the beginning， Anshe Chung had no any business plans in the virtual world. She only sauntered everywhere, to see what actually the virtual society different from the reality world. She found that in the “second life” existed many successful elites, many people already registered as users as early as a year ago. When she realized there were a lot of business opportunities, early advantage of vast majority of markets already been seized by the early users. “At that time, I was facing with a challenge— this challenge until today many people still have to face it—is how to find out a sub-market that can provide good business opportunities.” Anshe Chung said.
Shortly after Anshe Chung came to “second life”, Linden Lab launched a new function which enabled the users to create animation effects for their roles and objects in “second life”.
Will invest and develop properties in the “second life” able us to gain the first bucket of gold? Opinions differ. Next to share with you, is venture story of "second life" millionaire--Anshe Chung., her company located in Wuhan created wealth for her in the virtual world. In March 2004, "second life" started open registration for the users outside the United States and the United Kingdom. Ailin Graef - one Chinese teacher decided to try this new plaything which only opens for adults, and it is said to be completely built up by the users. Hence, she named her virtual incarnation as Anshe Chung.
At the beginning， Anshe Chung had no any business plans in the virtual world. She only sauntered everywhere, to see what actually the virtual society different from the reality world. She found that in the “second life” existed many successful elites, many people already registered as users as early as a year ago. When she realized there were a lot of business opportunities, early advantage of vast majority of markets already been seized by the early users. “At that time, I was facing with a challenge— this challenge until today many people still have to face it—is how to find out a sub-market that can provide good business opportunities.” Anshe Chung said.
Shortly after Anshe Chung came to “second life”, Linden Lab launched a new function which enabled the users to create animation effects for their roles and objects in “second life”.
Anshe Chung found her own chance. She started her first virtual undertaking by means of reselling the animation effects, and then she entered the virtual land market, well, at that time, nobody was interested in that. Anshe Chung purchased some lands with the cost less than 10 dollars, then sub-divided the lands with 3D theme’s architecture and landscape designed by “second life” powerful clients, she gained revenues by renting and reselling them.
By searching the lands hold by Anshe Chung in “Second Life”, you will be able to see all kinds of worldwide architecture styles -- including Asia, the Arctic, Europe, and the Mediterranean and so on. Anshe Chung was not simply built the houses, but interior decorations, items displays, even courtyard potted landscapes and surroundings of islands, matching designs were conducted based on the architectural style of the building. If the user's computer configuration was high enough, internet access speed was fast, after adding the animation of sunlight and water waves, Anshe Chung’s construction works in the “Second Life” almost caused people to feel like be personally in the scene.
Anshe Chung’s virtual club in "second life"
Due to the high-speed changes of "second life" economies, risks of virtual property market also difficult to predict. In September 2004, Anshe Chung entered virtual property market about two and a half months; her business model was still in a simple "buying-selling" state, which did not have much development components. Suddenly, Linden Lab increased new lands opening up speed substantially, so, within one night, land prices dropped sharply; new market price was less than the half of the original.
"Most of my competitors were committed a very serious mistake, that was willing to sustain loses to sale the lands, but gripped the lands on hands. At the same time, they have no extra money to buy any cheaper new lands. “Ailin Graef recalled. After drawing a lesson form a bitter experience, she listened to her husband, Guntram Graef's suggestion; sold the lands at low prices, at the same time, bought those low-priced new lands which just emerging in the market. According to Ailin Graves, by that time the risk was as real bankruptcy in the actual world.
By searching the lands hold by Anshe Chung in “Second Life”, you will be able to see all kinds of worldwide architecture styles -- including Asia, the Arctic, Europe, and the Mediterranean and so on. Anshe Chung was not simply built the houses, but interior decorations, items displays, even courtyard potted landscapes and surroundings of islands, matching designs were conducted based on the architectural style of the building. If the user's computer configuration was high enough, internet access speed was fast, after adding the animation of sunlight and water waves, Anshe Chung’s construction works in the “Second Life” almost caused people to feel like be personally in the scene.
Anshe Chung’s virtual club in "second life"
Due to the high-speed changes of "second life" economies, risks of virtual property market also difficult to predict. In September 2004, Anshe Chung entered virtual property market about two and a half months; her business model was still in a simple "buying-selling" state, which did not have much development components. Suddenly, Linden Lab increased new lands opening up speed substantially, so, within one night, land prices dropped sharply; new market price was less than the half of the original.
"Most of my competitors were committed a very serious mistake, that was willing to sustain loses to sale the lands, but gripped the lands on hands. At the same time, they have no extra money to buy any cheaper new lands. “Ailin Graef recalled. After drawing a lesson form a bitter experience, she listened to her husband, Guntram Graef's suggestion; sold the lands at low prices, at the same time, bought those low-priced new lands which just emerging in the market. According to Ailin Graves, by that time the risk was as real bankruptcy in the actual world.
After returning to normal operation, she insisted of original pricing strategy -- on the bought-in prices, add an unexaggerated profit margin, and then expanded the scale continuously. Ailin Graef said, "My managing thinking was not ‘How can I let people to draw out more money', but with low-profit space as basis to expand the commercial territory. After entering “second life " for four months, Anshe chung had become one of the most eye-catching commercial star in the virtual world.
The Real Company
In January 2006, Ailin Graef set up Anshe Chung Information Technology Limited in her native place, Wuhan, Hubei; and recruited local talents to carry out real estate developments in the virtual world. In the process, the payments of salaries, rent office space, purchase of computers, in order to let the company accounts' funds met requirements ... all transactions/general affairs required financial support, all these expenses were came from Anshe Chung's business gains in "second Life".
In Anshe Chung office, Ailin Graef set up a number of workshops to provide different working atmosphere in order to encourage the designers' innovative thinking. Currently, the company has more than 30 employees and plans to expand the total number of employees to 50. Among these employees, some had been worked with the producer of networks game "EverQuest world"-- Blizzard Corporation , Some had been worked with some of the Japanese game outsource companies, but most of them are fresh graduates from the schools.
The actual Anshe Chung Workshop
At the moment, based on income and number of customers as a standard to carry on measurement, Anshe Chung still is the largest real estate developers and service providers in "second life” -- of course, not considering the "second life" platform builders, Linden Lab. "Thinking of building a company as a size of Anshe Chung? There are still many opportunities in the virtual world. However, you should not repeat the business model of Anshe Chung." In Ailin Graef's view, "Second Life" economy still can accommodate a number of large-scale virtual enterprises, but these enterprises should not pursue their own innovative business model.
Just like music, film and software developments' experiences, after the number of participants became more and more, only a small group of elites could become millionaires. For ordinary people, the more intense the competition is harder to get ahead of people and success. "Second Life" was an unremarkable platform at one time, but now it has become a huge global economy. But I still believe that in 2007, we still will see a lot of people become millionaires due to products of the virtual world. "Ailin Graef said.
The Real Company
In January 2006, Ailin Graef set up Anshe Chung Information Technology Limited in her native place, Wuhan, Hubei; and recruited local talents to carry out real estate developments in the virtual world. In the process, the payments of salaries, rent office space, purchase of computers, in order to let the company accounts' funds met requirements ... all transactions/general affairs required financial support, all these expenses were came from Anshe Chung's business gains in "second Life".
In Anshe Chung office, Ailin Graef set up a number of workshops to provide different working atmosphere in order to encourage the designers' innovative thinking. Currently, the company has more than 30 employees and plans to expand the total number of employees to 50. Among these employees, some had been worked with the producer of networks game "EverQuest world"-- Blizzard Corporation , Some had been worked with some of the Japanese game outsource companies, but most of them are fresh graduates from the schools.
The actual Anshe Chung Workshop
At the moment, based on income and number of customers as a standard to carry on measurement, Anshe Chung still is the largest real estate developers and service providers in "second life” -- of course, not considering the "second life" platform builders, Linden Lab. "Thinking of building a company as a size of Anshe Chung? There are still many opportunities in the virtual world. However, you should not repeat the business model of Anshe Chung." In Ailin Graef's view, "Second Life" economy still can accommodate a number of large-scale virtual enterprises, but these enterprises should not pursue their own innovative business model.
Just like music, film and software developments' experiences, after the number of participants became more and more, only a small group of elites could become millionaires. For ordinary people, the more intense the competition is harder to get ahead of people and success. "Second Life" was an unremarkable platform at one time, but now it has become a huge global economy. But I still believe that in 2007, we still will see a lot of people become millionaires due to products of the virtual world. "Ailin Graef said.
WHAT IS SECOND LIFE？
Second Life is a 3-D virtual world entirely built and owned by its residents. Since opening to the public in 2003, it has grown explosively and today is inhabited by a total of 7,426,058 people from around the globe.
1． From the moment you enter the World you'll discover a vast digital continent, teeming with people,entertainment, experiences and opportunity. Once you've explored a bit, perhaps you'll find a perfect parcel of land to build your house or business.
2． You'll also be surrounded by the Creations of your fellow residents. Because residents retain the rights to their digital creations, they can buy, sell and trade with other residents.
1． From the moment you enter the World you'll discover a vast digital continent, teeming with people,entertainment, experiences and opportunity. Once you've explored a bit, perhaps you'll find a perfect parcel of land to build your house or business.
2． You'll also be surrounded by the Creations of your fellow residents. Because residents retain the rights to their digital creations, they can buy, sell and trade with other residents.
3. The Marketplace currently supports millions of US dollars in monthly transactions. This commerce is handled with the in-world unit-of-trade, the Linden dollar, which can be converted to US dollars at several thriving online Linden Dollar exchanges
Thursday, September 13, 2007
新的产业投资模式:出租/购买模式 rent- and-purchase, investment patterns
相信很多人都想知道产业百万富翁是用什么投资模式去投资产业并进而至富吧!在产业投资世界里，每个投资人都有自已一套的投资模式。但不是每个投资人都愿公开他们的产业秘诀。而在这里我们为你公开一个对于马来西亚来说还算新的产业投资模式，那就是出租与购买投资模式。很多人都会在想这模式有什么特别呢? 还不是把房子出租再卖掉， 然后再够买新的产业供出租，我想你也是这么想吧!
其实在这里所讲的出租/购买模式并不是如你所想的那样。 通常我们投资产业都会先想"怎样才能使我们所购买的房产价值最大化呢? 是出租呢， 还是应该出售? 根据这模式，即出租也出售。
出租与出售房屋都是赚钱的好方法。 但是， 这两者都是其不足之处。
如果投资者购买房产后，将房产统统出租这会面临的风险: 1)遇到不良承租人； 2)承租人不付租金或者将房屋搞得一团糟。 不仅如此，单纯地将房屋出租并不能使您的事业有多大发产， 因为租金收入远不如出售收入多。
另一方面， 投资买房后， 将房屋直接出售 (被称为"房产抛售") 可能会面临房屋在好几个月内都卖不出去的风险。这样就会增加储蓄成本 (抵押付款， 公用事业费等)， 从而降底了所得利润， 会使您不得不为了脱手而减价出售。 此外， 出售所得 (并不像出租， 每月可得到租金) 不稳定，随着时间的推移， 反而不能从出售房产中获利。
出租/购买的方式是将出租和出售两者结合起来， 事实上， 不论是对出租还是出售， 都有改进。 这种方法可以使投资者不间断地得到现金 (每月)，找到最佳承租人 (按时付租金， 并能精心维护您的房屋)， 并且，最终可以以合适的市场价格出售(不折扣出售)。
其实在这里所讲的出租/购买模式并不是如你所想的那样。 通常我们投资产业都会先想"怎样才能使我们所购买的房产价值最大化呢? 是出租呢， 还是应该出售? 根据这模式，即出租也出售。
出租与出售房屋都是赚钱的好方法。 但是， 这两者都是其不足之处。
如果投资者购买房产后，将房产统统出租这会面临的风险: 1)遇到不良承租人； 2)承租人不付租金或者将房屋搞得一团糟。 不仅如此，单纯地将房屋出租并不能使您的事业有多大发产， 因为租金收入远不如出售收入多。
另一方面， 投资买房后， 将房屋直接出售 (被称为"房产抛售") 可能会面临房屋在好几个月内都卖不出去的风险。这样就会增加储蓄成本 (抵押付款， 公用事业费等)， 从而降底了所得利润， 会使您不得不为了脱手而减价出售。 此外， 出售所得 (并不像出租， 每月可得到租金) 不稳定，随着时间的推移， 反而不能从出售房产中获利。
出租/购买的方式是将出租和出售两者结合起来， 事实上， 不论是对出租还是出售， 都有改进。 这种方法可以使投资者不间断地得到现金 (每月)，找到最佳承租人 (按时付租金， 并能精心维护您的房屋)， 并且，最终可以以合适的市场价格出售(不折扣出售)。
我们对每项房产的长期目标是以合适的价格和利润出售，短期目标就是快速寻找合适的承租人，使资金流动起来。如果有客户看到我们的出租/购买广告后，想马上够买此房，我们就以公允市场价值接近的价值出售，这样就能获得较多的利润，并收回资金。然而如果房屋不能在短期内出售，我们就继续出租，并给承租人购买特权，这就是出租/购买模式。
出租/购买模式也使得投资者获得可观的授意和快速的现金流量。采用出租/购买模式经营的房屋通常会比单纯等待出售的房屋更快交易是因为购买这些房屋所需的资金和银行存款通常会大大少于这些房屋在市场待售的价格。所以，出租/购买模式经营能更快地实现房产的交易。这样，房屋待售形成的储蓄成本(抵押贷款和公用事业费)就会降到最低，最终还能以合适的市场价值出售。
我们购买房产的具体方案和独特的出租/购买模式包含六种利润来源将使你获得可观收益，现金流快速循环(风险也会分散)。不少投资者单纯地从房屋的出租或出售中获取收益，而我们从以下现金流中获取利润。
利润来源1
以底于市场价值10%-20%的折扣买房。通过低于市场价值来买房，在购买时我们就迅速锁定了利润。
利润来源2
因为我们的出租/购买计划可以为我们带来超过我们每月抵押款的市场租金，所以每一处的房产每月都为我们创造正现金流量。每月的租金最好高于每月抵押付款的25%-50%
利润来源3
因为我们对我们的房地产有合法的所有权，所以对于利息、税金、保险费、维修费等通常由房东支付的费用可以获得税款冲销。这些税款冲销每年可以节省不少费用。
利润来源4
无论何时我们拥有一处房地产的时间超过规定时间， 我们都可以实现这处房地产的升值。 特别是， 我们的承租人/购买者 在签订出租/购买 合同时就同意以公允市场价值购买房屋。 但是，如果他们选择不去行使他们的买卖特权或者需要延长时间， 我们就可以利用这个机会将会售价抬高到一个新的公允市场价值，这就产生了增值。在经济稳定期，我们曾看到中等收入社区的房屋一年升值2%-5%。
出租/购买模式也使得投资者获得可观的授意和快速的现金流量。采用出租/购买模式经营的房屋通常会比单纯等待出售的房屋更快交易是因为购买这些房屋所需的资金和银行存款通常会大大少于这些房屋在市场待售的价格。所以，出租/购买模式经营能更快地实现房产的交易。这样，房屋待售形成的储蓄成本(抵押贷款和公用事业费)就会降到最低，最终还能以合适的市场价值出售。
我们购买房产的具体方案和独特的出租/购买模式包含六种利润来源将使你获得可观收益，现金流快速循环(风险也会分散)。不少投资者单纯地从房屋的出租或出售中获取收益，而我们从以下现金流中获取利润。
利润来源1
以底于市场价值10%-20%的折扣买房。通过低于市场价值来买房，在购买时我们就迅速锁定了利润。
利润来源2
因为我们的出租/购买计划可以为我们带来超过我们每月抵押款的市场租金，所以每一处的房产每月都为我们创造正现金流量。每月的租金最好高于每月抵押付款的25%-50%
利润来源3
因为我们对我们的房地产有合法的所有权，所以对于利息、税金、保险费、维修费等通常由房东支付的费用可以获得税款冲销。这些税款冲销每年可以节省不少费用。
利润来源4
无论何时我们拥有一处房地产的时间超过规定时间， 我们都可以实现这处房地产的升值。 特别是， 我们的承租人/购买者 在签订出租/购买 合同时就同意以公允市场价值购买房屋。 但是，如果他们选择不去行使他们的买卖特权或者需要延长时间， 我们就可以利用这个机会将会售价抬高到一个新的公允市场价值，这就产生了增值。在经济稳定期，我们曾看到中等收入社区的房屋一年升值2%-5%。
我们获得出租/购买买卖特权费，这样承租人有权以规定的价格 (现在的公允市场价值) 在规定的一段时间内 (通常是三年) 购买房地产。 当第一次签订出租/购买合同时， 就应支付买卖特权费。 通常支付的费用是房地产价值的1% (列如，价值10万美元的房地产， 支付的费用为1，000 美元)。在通常情况下，
承租人/购买者/购买房屋时将这笔买卖特权费作为预付定金。但是如果他们不购买房屋， 我们依然拥有这笔钱。
出租/购买计划的行使细节 出租/购买计划最初的目标就是构建一种双赢的出租/购买计划。 以下要点概括了基 本经营理念。
锁定公允市场价值。
对于经营第一次出租/购买生意，我们要做诸多的决定。而最难的就是决定房屋的卖价。 对于第一次购买者， 我们将房屋的卖价锁定在目前的公允市场价值-不多也不少， 而且我们自始自终坚持这个原则。
买卖特权费需要合理。
在我们第一次进行出租/购买投资时，我们要做的另一重要决策就是买卖特权费的数额。 这项款项之所以叫作买卖特权费， 原因就在于， 这个买卖特权费从法律上给予承租人/购买者购买此房屋的特权， 也从法律上禁止房东在合同期间将此房屋买给他人。
就设定买卖特权费而言，我们倾向于定得底一点，所以我们对买卖特权费通过收取房屋价格的1%。通过这种方法，如果承租人/购买者不行使购买特权 (或没能力购买)，他们也不会损失大笔存款的风险。 对于我们来说， 还括大了合适的可能客户范围， 因为我们从不拒绝手上没有足够现金的客户。 以我们的经验来判断， 承租人/购买者即时现金不足，也有可能仔细照看房屋。
承租人/购买者/购买房屋时将这笔买卖特权费作为预付定金。但是如果他们不购买房屋， 我们依然拥有这笔钱。
出租/购买计划的行使细节 出租/购买计划最初的目标就是构建一种双赢的出租/购买计划。 以下要点概括了基 本经营理念。
锁定公允市场价值。
对于经营第一次出租/购买生意，我们要做诸多的决定。而最难的就是决定房屋的卖价。 对于第一次购买者， 我们将房屋的卖价锁定在目前的公允市场价值-不多也不少， 而且我们自始自终坚持这个原则。
买卖特权费需要合理。
在我们第一次进行出租/购买投资时，我们要做的另一重要决策就是买卖特权费的数额。 这项款项之所以叫作买卖特权费， 原因就在于， 这个买卖特权费从法律上给予承租人/购买者购买此房屋的特权， 也从法律上禁止房东在合同期间将此房屋买给他人。
就设定买卖特权费而言，我们倾向于定得底一点，所以我们对买卖特权费通过收取房屋价格的1%。通过这种方法，如果承租人/购买者不行使购买特权 (或没能力购买)，他们也不会损失大笔存款的风险。 对于我们来说， 还括大了合适的可能客户范围， 因为我们从不拒绝手上没有足够现金的客户。 以我们的经验来判断， 承租人/购买者即时现金不足，也有可能仔细照看房屋。
租金保持在公允市场水平
我们收取公允市场租金，不多也不少。而且，我们是在收集社区可参照物的基础上来决定租金的。为了求得较公平的租金，我们在报纸上关于房屋出租的广告来询问房屋出租价。
要求保证金
我们通常会要求承租人支付与一个月等额的保证金。可是，如果承租人的银行信用极差或我们明显预见到了风险，根据实际情况，我们会要求承租人交付2-3个月的保证金。收取保证金的目的就是督促承租人好好维护房屋， 以免他们‘不辞而别’。我们的目标就是收取尽可能少的保证金，吸引更多的潜在客户，但是保证金的数量又要足以起到督促承租人对房屋好好维护的作用。
购买特权期大约为三年
大多数承租人/购买者都打算在租房的第一年就购买次房，但是实际情况却常常使承租人的计划落空。大多数签订了出租/购买协议的承租人在签订协后两到三年才购买房屋，因为他们需要时间重新维护他们的银行信用或积累足够的预付定金。
出租/购买协议的期限通常为三年到三年半时间。在这个时期，承租人/购买者可以有足够的时间重新建立他们的银行信用或为预付定金积累足够的资金。
追求公平是我们出租/购买计划的宗旨
我们相信这里介绍的内容将会使出租/购买计划的各方受益，对各方来说都是公平的。 在此基础上， 您还可以跟据房屋不同而对这些内容做些调整。 但不要忘记， 最重要的是对交易两方都要公平。 这样做不仅是对的，而且还能激励我们的承租人/购买者精心维护房屋， 按时支付租金，并最终购买房屋。
我们可以通过这样一种经营模式在金融投资上取得可喜的成就。这种经营模式也能激励承租人好好维护房屋。按时支付租金并购买房屋。更重要的是，我们相信，这种经营模式会使许多或即将成为产业业主的人都受益
我们收取公允市场租金，不多也不少。而且，我们是在收集社区可参照物的基础上来决定租金的。为了求得较公平的租金，我们在报纸上关于房屋出租的广告来询问房屋出租价。
要求保证金
我们通常会要求承租人支付与一个月等额的保证金。可是，如果承租人的银行信用极差或我们明显预见到了风险，根据实际情况，我们会要求承租人交付2-3个月的保证金。收取保证金的目的就是督促承租人好好维护房屋， 以免他们‘不辞而别’。我们的目标就是收取尽可能少的保证金，吸引更多的潜在客户，但是保证金的数量又要足以起到督促承租人对房屋好好维护的作用。
购买特权期大约为三年
大多数承租人/购买者都打算在租房的第一年就购买次房，但是实际情况却常常使承租人的计划落空。大多数签订了出租/购买协议的承租人在签订协后两到三年才购买房屋，因为他们需要时间重新维护他们的银行信用或积累足够的预付定金。
出租/购买协议的期限通常为三年到三年半时间。在这个时期，承租人/购买者可以有足够的时间重新建立他们的银行信用或为预付定金积累足够的资金。
追求公平是我们出租/购买计划的宗旨
我们相信这里介绍的内容将会使出租/购买计划的各方受益，对各方来说都是公平的。 在此基础上， 您还可以跟据房屋不同而对这些内容做些调整。 但不要忘记， 最重要的是对交易两方都要公平。 这样做不仅是对的，而且还能激励我们的承租人/购买者精心维护房屋， 按时支付租金，并最终购买房屋。
我们可以通过这样一种经营模式在金融投资上取得可喜的成就。这种经营模式也能激励承租人好好维护房屋。按时支付租金并购买房屋。更重要的是，我们相信，这种经营模式会使许多或即将成为产业业主的人都受益
I believe that many people would like to know what are the millionaire investment patterns and thus to be rich! In the world of property investment, every investor has its own set of investment patterns. However, not all investors are willing to share their property investment secrets. But here, we are sharing with you a property investment pattern that is fairly new in Malaysia. That is the rent- and-purchase, investment patterns. Many people would think that any particular of this investment pattern? Isn’t rent-out the house and then sold, then buy a new property for rental… (Cycle repeated), I would like to say that you also think in that way, right?!
In fact, what we stress here, the rental-purchase model is not what you think. When we intend to invest, we will think "how can we maximize the value of the property we purchase? To let, or sell it? According to this model, is rented-out while selling it.
Rental and sale of housing are a good way to make money. However, both of these have their shortcomings.
If investors rent out all properties he/she bought, they will face the risks: 1) encounter bad lessee; 2) the lessee does not pay the rental or cause the house in a complete mess. Other than that, simply rent-out the properties would not help much of your career development, because rental income is far not as much as income from selling the property.
In fact, what we stress here, the rental-purchase model is not what you think. When we intend to invest, we will think "how can we maximize the value of the property we purchase? To let, or sell it? According to this model, is rented-out while selling it.
Rental and sale of housing are a good way to make money. However, both of these have their shortcomings.
If investors rent out all properties he/she bought, they will face the risks: 1) encounter bad lessee; 2) the lessee does not pay the rental or cause the house in a complete mess. Other than that, simply rent-out the properties would not help much of your career development, because rental income is far not as much as income from selling the property.
On the other hand, purchasing the property and then directly sell it (to be known as the "real estate sales") may be face the risks such as the house/property could not be sell within several months. This will increase reserves cost (mortgage payments, enterprise expenses, etc.), thereby reducing the profits, and you have to make reductions in order to dispose of the property. Furthermore, gains of the sale of property (not like letting, receive monthly rentals) are unstable; instead, with the elapse of time, you may not obtain benefits from the sale of property.
Rental-purchase model is the combination of rental and sale. In fact, it improves both. This approach enables investors to gain benefit (cash) monthly, at the same time, the investors can find the best lessee (pay the rent on time and maintain your housing carefully), and finally sell at the suitable market price (not discounted sale).
Our long-term goal for each property is to sell at appropriate price and profit, short-term goal is to find a suitable tenant, so that capital can flow. If clients saw our lease / purchase advertisements and they want to buy the property immediately, we can sell at a fair and equitable market, so we will be able to achieve more profits, and recover funds. But if the housing cannot be selling within short term, we will continue to rent out the house, and offer the lessee with buying privileges, This is the rental / purchase model.
Rental / purchase model also makes the investors obtain substantial profits and rapid cash flow. Properties/houses managed by rental / purchase model usually sell better and faster than the properties/houses that simply waiting for sale because to buy these houses, the necessary funds and bank deposits usually will be considerably lower than market sale prices. Therefore, the rental / purchase model can bring about real estate transactions faster. Thus, the formation of reserves costs (mortgage payments, enterprise expenses, etc.) due to the housing waiting for sale will be reduced to a minimum. And finally we can sell at the appropriate market value.
Our concrete plan and unique rental / purchase model in buying property includes six profit sources will enable you to get significant gains, and quick cash flow cycle (risk also decentralized). Many investors simply obtain the profits from the housing rental or sale, where as we obtain the gains/profits from the cash flow.
Rental-purchase model is the combination of rental and sale. In fact, it improves both. This approach enables investors to gain benefit (cash) monthly, at the same time, the investors can find the best lessee (pay the rent on time and maintain your housing carefully), and finally sell at the suitable market price (not discounted sale).
Our long-term goal for each property is to sell at appropriate price and profit, short-term goal is to find a suitable tenant, so that capital can flow. If clients saw our lease / purchase advertisements and they want to buy the property immediately, we can sell at a fair and equitable market, so we will be able to achieve more profits, and recover funds. But if the housing cannot be selling within short term, we will continue to rent out the house, and offer the lessee with buying privileges, This is the rental / purchase model.
Rental / purchase model also makes the investors obtain substantial profits and rapid cash flow. Properties/houses managed by rental / purchase model usually sell better and faster than the properties/houses that simply waiting for sale because to buy these houses, the necessary funds and bank deposits usually will be considerably lower than market sale prices. Therefore, the rental / purchase model can bring about real estate transactions faster. Thus, the formation of reserves costs (mortgage payments, enterprise expenses, etc.) due to the housing waiting for sale will be reduced to a minimum. And finally we can sell at the appropriate market value.
Our concrete plan and unique rental / purchase model in buying property includes six profit sources will enable you to get significant gains, and quick cash flow cycle (risk also decentralized). Many investors simply obtain the profits from the housing rental or sale, where as we obtain the gains/profits from the cash flow.
Profit source 1
Buy the property/houses at the prices that are 10% - 20% lower than the market sale prices. Through this, when we buy the house, we already lock-up the profits.
Profit source 2
Our rental / purchase model can bring us the rental that is higher than our monthly mortgage payment. So every month each property has been created us a positive cash flow. The best monthly rental should be higher than the monthly mortgage payment about 25% - 50%.
Profit source 3
Due to our legitimate real estate ownership for our property, interest rates, taxes, insurance, maintenance fees are normally paid by the landlord's, these costs can offset the taxation. These taxation offset could help us to save a lot of costs annually.
Profit source 4
Whenever we have a real estate longer than the stipulated time, we sure can achieve this real estate appreciation. Especially, our lessee / purchaser agreed to purchase the real estate at the fair market value when they signed the lease / purchase contract. However, if they chose not to exercise their trading privileges or they need to extend the time, we can make use of this opportunity to raise the housing sale prices to a new public agreed market value, resulting in a rise-in-value. In this economic-stable period, we have seen the housing of middle-income community appreciate about 2%-5% annually.
Profit source 5
We obtain rental / purchase trading privileges fee, whereas the lessee is entitled to buy the real estate at the fixed price (fair market value at the moment) within the stipulated period of time (usually three years). When first lease / purchase contract has been signed, lessee should pay the fee trading privileges fee. Usually the cost/fee is about 1% of the property value (Example: the real estate worth about USD100, 000 the cost is USD1, 000). Under normal circumstances, when the lessee / purchaser purchase the housing, they will treat this trading privileges fee as down payment. However, if they do not purchase housing, we still have the money.
Buy the property/houses at the prices that are 10% - 20% lower than the market sale prices. Through this, when we buy the house, we already lock-up the profits.
Profit source 2
Our rental / purchase model can bring us the rental that is higher than our monthly mortgage payment. So every month each property has been created us a positive cash flow. The best monthly rental should be higher than the monthly mortgage payment about 25% - 50%.
Profit source 3
Due to our legitimate real estate ownership for our property, interest rates, taxes, insurance, maintenance fees are normally paid by the landlord's, these costs can offset the taxation. These taxation offset could help us to save a lot of costs annually.
Profit source 4
Whenever we have a real estate longer than the stipulated time, we sure can achieve this real estate appreciation. Especially, our lessee / purchaser agreed to purchase the real estate at the fair market value when they signed the lease / purchase contract. However, if they chose not to exercise their trading privileges or they need to extend the time, we can make use of this opportunity to raise the housing sale prices to a new public agreed market value, resulting in a rise-in-value. In this economic-stable period, we have seen the housing of middle-income community appreciate about 2%-5% annually.
Profit source 5
We obtain rental / purchase trading privileges fee, whereas the lessee is entitled to buy the real estate at the fixed price (fair market value at the moment) within the stipulated period of time (usually three years). When first lease / purchase contract has been signed, lessee should pay the fee trading privileges fee. Usually the cost/fee is about 1% of the property value (Example: the real estate worth about USD100, 000 the cost is USD1, 000). Under normal circumstances, when the lessee / purchaser purchase the housing, they will treat this trading privileges fee as down payment. However, if they do not purchase housing, we still have the money.
Lease / purchase plan - details of the exercise
The initial purpose of the lease/purchase program is to build a win-win lease/purchase program. The following points summarize the basic operating principles.
Stick to fair market value.
For someone who is first involves in this rental / purchase business, we have to make a lot of decisions. The most difficult part is deciding the selling price of the housing. For the first-time buyers, you can stick to the current fair market value. And we have to insist on the principle from the beginning to the end.
Trading privileges fee must be reasonable.
Another important decision in doing the lease/purchase investment is the amount of the trading privileges fee. This fee is called trading privileges fee is because this trading privileges fee is legally given to the lessee/buyer privileges of buying the housing, at the same time, the landlord is legally prohibited to sell this housing to others in the contract period.
In deciding trading privileges fees, we tend to set to a lower point, therefore, we collect about 1% of the housing value as trading privileges fee. Through this method, if the lessee / purchaser did not exercise their purchasing privileges (or have no the ability to purchase), they would not have the risk of losing significant deposits/bank savings. For us, it also increases the range of potential customers, because we have never rejected any customers that do not have enough cash on hands. According to our experience, although the lessee / purchaser have not enough cash at the moment, it is possible that they may look after the house carefully.
Rent at fair market rates
We charge at fair market rent, neither more nor less. Moreover, we are based on the collection of all communities’ references in deciding the rental. In order to seek for a more equitable rental, we should also enquire from the newspapers’ house rent section.
The initial purpose of the lease/purchase program is to build a win-win lease/purchase program. The following points summarize the basic operating principles.
Stick to fair market value.
For someone who is first involves in this rental / purchase business, we have to make a lot of decisions. The most difficult part is deciding the selling price of the housing. For the first-time buyers, you can stick to the current fair market value. And we have to insist on the principle from the beginning to the end.
Trading privileges fee must be reasonable.
Another important decision in doing the lease/purchase investment is the amount of the trading privileges fee. This fee is called trading privileges fee is because this trading privileges fee is legally given to the lessee/buyer privileges of buying the housing, at the same time, the landlord is legally prohibited to sell this housing to others in the contract period.
In deciding trading privileges fees, we tend to set to a lower point, therefore, we collect about 1% of the housing value as trading privileges fee. Through this method, if the lessee / purchaser did not exercise their purchasing privileges (or have no the ability to purchase), they would not have the risk of losing significant deposits/bank savings. For us, it also increases the range of potential customers, because we have never rejected any customers that do not have enough cash on hands. According to our experience, although the lessee / purchaser have not enough cash at the moment, it is possible that they may look after the house carefully.
Rent at fair market rates
We charge at fair market rent, neither more nor less. Moreover, we are based on the collection of all communities’ references in deciding the rental. In order to seek for a more equitable rental, we should also enquire from the newspapers’ house rent section.
Require for deposit
We usually require the lessee to pay one month deposit (equal to one month rental). However, if the lessee has poor bank trustworthiness or we can predict the risk clearly, according to the actual situation, we will require the lessee to pay 2 - 3 months deposits. The purpose of collecting the deposit is to urge the lessee on properly maintaining the housing, to avoid they 'leave without saying good-bye'. Our goal is to charge as little as possible deposit to attract more potential customers, however, the amount of deposit must be sufficient to urge the lessee on properly maintaining the housing.
Purchase privileges period approximately three years
Majority of the lessee / purchaser intended to buy the houses in the first year of renting, but the actual situation often causes the lessee's plan failed. Most of the lessees only purchase the housing after two to three years of signing lease / purchase agreement because they need time to re-establish their bank trustworthiness or to accumulate sufficient down payment.
Period of lease / purchase agreement is usually three to three and a half years. During this period, lessee / purchaser can have sufficient time to re-establish their credit/trustworthiness or to accumulate sufficient funds for down payment.
We believe that the contents presented here will benefit both parties in the rental / purchase program; and is fair to all parties involved. On this basis, you can also make some adjustments according to the differences of the housing. But do not forget that the most important thing is - must be fair to both parties of the transaction. This is not only right, but also can inspire our lessee / purchaser to protect housing, pay the rental on time, and finally purchase the housing.
We usually require the lessee to pay one month deposit (equal to one month rental). However, if the lessee has poor bank trustworthiness or we can predict the risk clearly, according to the actual situation, we will require the lessee to pay 2 - 3 months deposits. The purpose of collecting the deposit is to urge the lessee on properly maintaining the housing, to avoid they 'leave without saying good-bye'. Our goal is to charge as little as possible deposit to attract more potential customers, however, the amount of deposit must be sufficient to urge the lessee on properly maintaining the housing.
Purchase privileges period approximately three years
Majority of the lessee / purchaser intended to buy the houses in the first year of renting, but the actual situation often causes the lessee's plan failed. Most of the lessees only purchase the housing after two to three years of signing lease / purchase agreement because they need time to re-establish their bank trustworthiness or to accumulate sufficient down payment.
Period of lease / purchase agreement is usually three to three and a half years. During this period, lessee / purchaser can have sufficient time to re-establish their credit/trustworthiness or to accumulate sufficient funds for down payment.
We believe that the contents presented here will benefit both parties in the rental / purchase program; and is fair to all parties involved. On this basis, you can also make some adjustments according to the differences of the housing. But do not forget that the most important thing is - must be fair to both parties of the transaction. This is not only right, but also can inspire our lessee / purchaser to protect housing, pay the rental on time, and finally purchase the housing.
Monday, September 10, 2007
房地产投资信托基金(REITs”) Real Estate Investment Trusts
REITs 5 问:
Q1 什么是REITs？
不动产投资信托 (Real Estate Investment Trusts)
Q2 它是怎么产生的？
发行REITs的机构把办公大楼、购物中心、饭店……等等商用不动产，经过证券化的方式 分割成小单位的有价证券，卖给投资人， 发行机构每年会将这些不动产的租金收入，或不动产买卖利得，依照约定比例分配给投资人。
Q3 买进REITs的获利来源？
1 每年固定分派的现金利息
2 出售REITs时的资本利得。
Q4 REITs的价格为什么会涨？
REITs净价上涨时，会带动其股价上涨，净价上涨的原因为：
1 每年租金收入
2 每季重估不动产
价值，若不动产上涨，净值就成长。此外，若市场看好该标的
后加码涌入，也会推升股价。
Q5什么时候REITs价格会下跌？
1 利率若上扬，与REITs现金收益率差距缩小时，投资人
会卖出。
2 不动产价格及租金收益有下滑压力时。
REIT 是时下最热门的投资话题，而你对它了解有多深呢？房地产投资信托基金是一种房东概念的投资工具，REITs最主要的收益来自租金与买卖不动产的利润。投资于房地产投资信托基金，你不必再担心找房客、修水电等令人烦恼的工作。每一个房地产投资信托基金都有专业的产业管理公司负责，即使平凡的你也可以花小钱当地产大亨。1961年，美国就出现第一个房地产投资信托基金，过去十年，这类基金在美国造就了许多富豪，接着这股风潮传到欧洲、澳洲，进两年再延烧到亚洲。
当你对REITs有一定了解后，是不是也想成为REITs的一分子呢？要怎样挑选呢？在REITs投资最少有三大功课要做。
产业投资信托基金REITs的投资策略
功课一，商品组合：每一档的REITs都有一个投资组合，包含了几颗大楼，你要担心的是这些大楼
的营运风险。不动产投资信托投资标的以商业办公大楼和零售业为主，营运和经济活动及民生需求
直接相关，风险比较低。但是组合中如果有特殊资产，如饭店、物流中心等，由于有淡旺季，营收
较不稳定，就得注意经营管理的门栏、招租的困难程度，进而要求有较高的风险回酬。
功课二，租凭市场的荣枯：不动产投资信托基金的下档支撑看基金的配息,配息的现金来源是大楼
的租金，因此影响大楼租金稳定的变数便须\注意。
功课三，房价是否合理：不动产投资信托基金除了靠大楼的租金收益，每年分配股息，还可以
赚到房子增值的利润。但是，房价的增值空间取决于发行者设计产品时估列的房价是否合理，
因此评价基金是否值得投资，先看发行商设算的房价是否贴近市场价格，有(灌水)之嫌的标的，
就不值得投资。这时候谁负责鉴价，就是关键。不动产投资信托基金能不能让投资者赚钱，取决
于物业的‘现金流量’管理，因此，投资的物业是否有好的物业管理工司，投资人也须流意。
追求高报酬前，以上三大功课不可忽略，反之应该好好收集资料，那么风险就能大大地降低
当前马来西亚有13个REITs，而每一个都有不同的产业投资组合及目标。这一起为你介绍马来西亚其中一个REITs，那就是STARHIL REIT。每一期这专栏都会介绍其中一个马来西亚REITs以便让你对马来西亚REITs有更深一成的了解。
关于STARHILL REIT
STARHILL 房地产投资信托基金(简称" Starhill REIT")是目前马来西亚最大的房地产投资信托基金, 占据市场的资本大约RM9.52亿美元 (截至2006年6月30日) ， 它包含了三个位于吉隆坡金三角的主要房地产， 即 starhill画廊及毗邻的吉隆坡JW Marriott 酒店, 还有137块地和2块附属的零售地, 办公室,仓库及其他在Lot 10 商场之内的地段( "Lot 10房地产" ) (统称为"房地产" ) ¡£
总资产估计价值的百份比(不动产投资组合)
Starhill画廊 RM480万 41.7%
Lot 10 房地产 RM341万 29.7%
JW Marriott 酒店(吉隆坡) RM329 28.6%
Starhill REITs 建立于2005年11月18号，由Pintar Projek Sdn Bhd 和 Mayban Trustees Berhad 之间的一个信托协议开始，分别作为Starhill Reits 的经理人和托管人。 上市于2005年12月16日10月在马来西亚证券交易所的主板，Starhill REITs 的主要投资策略是投资多元化创收房地产， 主要用于零售,办公和招待用途,特别侧重于零售业和酒店物业。 Starhill REITs的主要目标是提供单位持有者一个具有潜力持续增长的稳定现金分布, 主要是从财产的归属权,和提高长期的单位价值。
而STARHILL REIT是由杨忠礼机构的子公司负责管理。
关于PINTAR PROJEK SDN BHD
Pintar Projek Sdn Bhd(简称"Pintar Projek " )成立于1994年, 70%是YTL Land Sdn Bhd的附属公司，而后者又是YTL Corporation Berhad的子公司，此公司的董事局及主要职员由富有经验和在各自专长的领域上表现突出的人才组成。
STARHILL REIT的投资组合是由3个产业组成。以下是这些产业的一些资料。
Starhill REIT's investment portfolio is composed of three properties; the following is the information of these three properties.
PROPERTY POTFOLIO
Property Starhill Gallery
Address: 181 Jalan Bukit Bintang, 55100 Kuala Lumpur, Malaysia
Property type: Shopping centre
Title: Freehold
Age of building Approximately: 11 years
Net lettable area: 293,727 square feet
Valuation: RM480,000,000
Occupancy rate: 99.5%
Major tenants Autodome Sdn Bhd, Cortina Watch Sdn Bhd, Apcot PP (M) Sdn Bhd
LOT 10 PROPERTY
Address: 50 Jalan Sultan Ismail, 50250 Kuala Lumpur, Malaysia
Property type: Shopping centre
Title: 99-year leasehold interest expiring on 29 July 2076
Age of building Approximately: 16 years
Net lettable area: 181,301 square feet
Valuation RM341,000,000
Occupancy rate: 96.0%
Major tenants Autodome Sdn Bhd, Esprit De Corp (Malaysia) Sdn Bhd, Timberland Lifestyle Brand
JW MARRIOTT HOTEL KUALA LUMPUR
Address: 183 Jalan Bukit Bintang, 55100 Kuala Lumpur, Malaysia
Property: type Hotel
Title: Freehold
Age of building Approximately: 9 years
Valuation: RM329,000,000
Tenancy details The JW Marriott Hotel Kuala Lumpur is presently leased to Star Hill Hotel Sdn Bhd, a wholly-owned subsidiary of YTL Corporation Berhad and the operator of the hotel, for a term expiring on 31 December 2023.
STARHILL REIT是马来西亚市值最大的产业信托基金，以下是JP摩根对STARHILL REIT今年下半年的展望及预测的分析报告。
JP Morgan以超重' 的推荐和目标价RM1.30发起复盖Starhill REIT行动 '
我们以OW评级和在07年12月有RM1.30的价格目标启动复盖 Starhill REIT行动。以RM1.28B 的资产规模, Starhill REIT 包含了4个位于金三角的物业， 即是 starhill画廊，Lot 10 (两者都是零售商场) , JW Marriott 酒店, 和'The Residences'服务公寓。
正面的价格驱动力
-Starhill, 作为M-REIT 市场流动性最好的代表， 在即将发表的财政预算，将会从股息预扣税的减低(可能性极高)中获利.
-大部分与Autodome最初签订的合约将在2007年11月逾期，Starhill REIT 应该会在租赁期更替时提高租金费率。
-独特的房产,良好的品牌,并处于黄金地段的零售商场(和酒店)可从正提高中的消
费能力和游客的到来中获利。
负面的价格驱动力和风险
-Starhill REIT 缺少强而有力的发展策略。
-对我们的论点最大的风险是利率波动。
-对Lot 10 来说,有着更激烈的竞争，占地1.37万平方的The Pavillion 将在2007年底/2008年头开张。
Real estate investment trusts (REITs) is among the most popular investment topic, and how deep do you know about it? Real Estate Investment Trust is type of "landlord-concept” investment means, the main incomes of REITs are from rentals and transactions of real estates. Investment in real estate investment trusts, you do not need to worry about finding tenants, repairing utilities etc... Each real estate investment trusts is managed by professional estate management companies, even ordinary people as you can also spend a little money and be a property tycoon. In year 1961, the first real estate investment trust was appeared in the United States, in the past decade, such investment trusts had created many millionaires in the United States, and then it spread to Europe, Australia and reached Asia within these two years.
After you have a certain understanding regarding REITs, are you thinking of becoming one of the investors of REITs? But... how to select? To invest in REITs, at least three major home works you have to done...
Homework 1, the commodities’ portfolio: each units of REITs have an investment portfolio, including a few buildings, what you should worry is about the operational risks of these buildings. Real estate investment trust mainly investing in commercial office and retail-based buildings, trading and economic activities directly related to people’s needs, the risk is relatively low. But if there is special assets in the portfolio, such as hotels, logistics centers, due to the existence of seasons (peak & low), revenues is relatively unstable, we must pay attentions to the operation and management, the difficulties of rent-out, and then request for a higher risk returns.
Homework 2, ups and downs of the leasing market : lower support of Real Estate Investment Trust depends on fund income distribution, source of cash of fund income distribution is the rental of building, and hence must pay attention to the variables that affecting the stability of building rental.
Homework 3, are prices reasonable？ From real estate investment trusts, you not only can earn profits from rentals of buildings, the annual distribution of dividends, you can also earn the profits from the increased-value of the housing. However, the value-added space of the real estate is depends on whether the estimated housing prices are reasonable, so, to evaluate whether it is worthwhile to invest REITs, we have to look at whether the issue price of the housing is close to the market price。 At this time, who is responsible for appraising the housing price, is crucial. Whether Real Estate Investment Trust can let investors to make money is depends on the management of the properties’ ‘cash flow’. Hence, whether the investment property has a good property management company, investor also needs to be attentive.
Before pursuing of high returns, you cannot lose sight of the above three major home works, but rather you should collect the information nicely, and then the risks can be greatly reduced.
Presently Malaysia has thirteen REITs, and each one has different property investment portfolio and objectives. This month would like to introduce you with one of the Malaysia REITs that is Starhill REIT. Each time, this column will introduce one of the 12 Malaysia REITs to you to allow you to have a better understanding about Malaysia REITs.
ABOUT STARHILL REIT
Starhill Real Estate Investment Trust (“Starhill REIT”) is currently Malaysia’s largest real estate investment trust, with a market capitalization of approximately RM952 million (as at 30 June 2006), and comprises three prime properties situated in the heart of Kuala Lumpur’s Golden Triangle, namely, Starhill Gallery and the adjoining JW Marriott Hotel Kuala Lumpur, and 137 parcels and 2 accessory parcels of retail, office, storage and other spaces within Lot 10 Shopping Centre (“Lot 10 Property”) (collectively, the“Properties”).
% of Total Property Appraised Value Real Estate Portfolio
Starhill Gallery RM480 million 41.7%
Lot 10 Property RM341 million 29.7%
JW Marriott Hotel Kuala Lumpur RM329 million 28.6%
Starhill REIT was established by a trust deed entered into on 18 November 2005 between Pintar Projek Sdn Bhd and Mayban Trustees Berhad, as manager and trustee, respectively, of Starhill REIT. Listed on 16 December 2005 on the Main Board of Bursa Malaysia Securities Berhad, Starhill REIT’s principal investment strategy is to
invest in a diversified portfolio of income-producing real estate, used primarily for retail, office and hospitality purposes, with particular focus on retail and hotel properties. The primary objectives of Starhill REIT are to provide unitholders with stable cash distributions with the potential for sustainable growth, principally from the ownership of properties, and to enhance long-term unit value.
And Starhill REIT is in-charged and managed by subsidiary of Agency Zhong-Li Yang.
ABOUT PINTAR PROJEK SDN BHD
Pintar Projek Sdn Bhd (“Pintar Projek”) was incorporated in 1994 and is a 70%-owned subsidiary of YTL Land Sdn Bhd, which in turn is wholly-owned subsidiary of YTL Corporation Berhad. Its Board of Directors and key personnel comprise experienced and prominent individuals in their respective fields of expertise.
Starhill REIT is Malaysia largest REIT in the market, below is outlook of the second half of this year and forecast analysis report by JP Morgan regarding Starhill REIT.
JP Morgan Initiates Coverage of Starhill REIT with 'Overweight' Recommendation & Target Price of RM1.30
We initiate coverage on Starhill REIT with an OW rating and a Dec-07 price target of M$1.30. With an asset size of M$1.28B, Starhill REIT consists of 4 properties in the Golden Triangle—Starhill Gallery, Lot 10 (both retail malls), the JW Marriott Hotel, and 'The Residences' service apartments.
Positive price drivers
-Starhill, as the most liquid proxy to the M-REIT market, will benefit from the strong possibility of withholding tax cuts on dividends in the upcoming Budget.
- Most contracts initially signed with Autodome will expire in November 2007; tenancies novated to Starhill REIT should boost rental rates.
- Unique properties, good brand name, and prime location for its retail malls (and hotels) to benefit from rising consumption spend and tourist arrivals.
Negative price drivers and risks to thesis
-Starhill REIT lacks an aggressive growth strategy.
- The main risk to our thesis is unexpected fluctuations in interest rates.
- Keener competition for Lot 10 with an upcoming 1.37 million sq ft The Pavillion by end-2007/early-2008.
REITs 5 Questions:
Q1. What is REITs?
Real Estate Investment Trusts
Q2. How it is been created?
The organization that issued REITs, divided the office buildings, shopping centers, hotels…… the commercial real estate, into small units of stocks and shares, and sold to investors, each year, this organization distributed the real estate rental income, or the sale of real estate profits to investors according to the agreed-ratio.
Q3 Profit sources of buying REITs?
1 Fixed annual cash interests. 2 Capital profits when REITs are sold.
Q4 Why REITs prices are raising?
When REITs net price rose, it would lead to their stock prices rising, the reasons of net price rising are: 1 annual rental income; 2 revaluation of real estate value quarterly, if the real estate rise, net worth growth. In addition, if the market seems promising outlook on the real estate, hence influx of funds, will also push up the share prices.
Q5 When REITs prices will fall?
1 when interest rates rise, and the gap between the interest rates and the REITs cash yield rate is narrowing, the investors will sell the REITs.
2 when real estate prices and rental yield have pressure of declining.
Q1 什么是REITs？
不动产投资信托 (Real Estate Investment Trusts)
Q2 它是怎么产生的？
发行REITs的机构把办公大楼、购物中心、饭店……等等商用不动产，经过证券化的方式 分割成小单位的有价证券，卖给投资人， 发行机构每年会将这些不动产的租金收入，或不动产买卖利得，依照约定比例分配给投资人。
Q3 买进REITs的获利来源？
1 每年固定分派的现金利息
2 出售REITs时的资本利得。
Q4 REITs的价格为什么会涨？
REITs净价上涨时，会带动其股价上涨，净价上涨的原因为：
1 每年租金收入
2 每季重估不动产
价值，若不动产上涨，净值就成长。此外，若市场看好该标的
后加码涌入，也会推升股价。
Q5什么时候REITs价格会下跌？
1 利率若上扬，与REITs现金收益率差距缩小时，投资人
会卖出。
2 不动产价格及租金收益有下滑压力时。
REIT 是时下最热门的投资话题，而你对它了解有多深呢？房地产投资信托基金是一种房东概念的投资工具，REITs最主要的收益来自租金与买卖不动产的利润。投资于房地产投资信托基金，你不必再担心找房客、修水电等令人烦恼的工作。每一个房地产投资信托基金都有专业的产业管理公司负责，即使平凡的你也可以花小钱当地产大亨。1961年，美国就出现第一个房地产投资信托基金，过去十年，这类基金在美国造就了许多富豪，接着这股风潮传到欧洲、澳洲，进两年再延烧到亚洲。
当你对REITs有一定了解后，是不是也想成为REITs的一分子呢？要怎样挑选呢？在REITs投资最少有三大功课要做。
产业投资信托基金REITs的投资策略
功课一，商品组合：每一档的REITs都有一个投资组合，包含了几颗大楼，你要担心的是这些大楼
的营运风险。不动产投资信托投资标的以商业办公大楼和零售业为主，营运和经济活动及民生需求
直接相关，风险比较低。但是组合中如果有特殊资产，如饭店、物流中心等，由于有淡旺季，营收
较不稳定，就得注意经营管理的门栏、招租的困难程度，进而要求有较高的风险回酬。
功课二，租凭市场的荣枯：不动产投资信托基金的下档支撑看基金的配息,配息的现金来源是大楼
的租金，因此影响大楼租金稳定的变数便须\注意。
功课三，房价是否合理：不动产投资信托基金除了靠大楼的租金收益，每年分配股息，还可以
赚到房子增值的利润。但是，房价的增值空间取决于发行者设计产品时估列的房价是否合理，
因此评价基金是否值得投资，先看发行商设算的房价是否贴近市场价格，有(灌水)之嫌的标的，
就不值得投资。这时候谁负责鉴价，就是关键。不动产投资信托基金能不能让投资者赚钱，取决
于物业的‘现金流量’管理，因此，投资的物业是否有好的物业管理工司，投资人也须流意。
追求高报酬前，以上三大功课不可忽略，反之应该好好收集资料，那么风险就能大大地降低
当前马来西亚有13个REITs，而每一个都有不同的产业投资组合及目标。这一起为你介绍马来西亚其中一个REITs，那就是STARHIL REIT。每一期这专栏都会介绍其中一个马来西亚REITs以便让你对马来西亚REITs有更深一成的了解。
关于STARHILL REIT
STARHILL 房地产投资信托基金(简称" Starhill REIT")是目前马来西亚最大的房地产投资信托基金, 占据市场的资本大约RM9.52亿美元 (截至2006年6月30日) ， 它包含了三个位于吉隆坡金三角的主要房地产， 即 starhill画廊及毗邻的吉隆坡JW Marriott 酒店, 还有137块地和2块附属的零售地, 办公室,仓库及其他在Lot 10 商场之内的地段( "Lot 10房地产" ) (统称为"房地产" ) ¡£
总资产估计价值的百份比(不动产投资组合)
Starhill画廊 RM480万 41.7%
Lot 10 房地产 RM341万 29.7%
JW Marriott 酒店(吉隆坡) RM329 28.6%
Starhill REITs 建立于2005年11月18号，由Pintar Projek Sdn Bhd 和 Mayban Trustees Berhad 之间的一个信托协议开始，分别作为Starhill Reits 的经理人和托管人。 上市于2005年12月16日10月在马来西亚证券交易所的主板，Starhill REITs 的主要投资策略是投资多元化创收房地产， 主要用于零售,办公和招待用途,特别侧重于零售业和酒店物业。 Starhill REITs的主要目标是提供单位持有者一个具有潜力持续增长的稳定现金分布, 主要是从财产的归属权,和提高长期的单位价值。
而STARHILL REIT是由杨忠礼机构的子公司负责管理。
关于PINTAR PROJEK SDN BHD
Pintar Projek Sdn Bhd(简称"Pintar Projek " )成立于1994年, 70%是YTL Land Sdn Bhd的附属公司，而后者又是YTL Corporation Berhad的子公司，此公司的董事局及主要职员由富有经验和在各自专长的领域上表现突出的人才组成。
STARHILL REIT的投资组合是由3个产业组成。以下是这些产业的一些资料。
Starhill REIT's investment portfolio is composed of three properties; the following is the information of these three properties.
PROPERTY POTFOLIO
Property Starhill Gallery
Address: 181 Jalan Bukit Bintang, 55100 Kuala Lumpur, Malaysia
Property type: Shopping centre
Title: Freehold
Age of building Approximately: 11 years
Net lettable area: 293,727 square feet
Valuation: RM480,000,000
Occupancy rate: 99.5%
Major tenants Autodome Sdn Bhd, Cortina Watch Sdn Bhd, Apcot PP (M) Sdn Bhd
LOT 10 PROPERTY
Address: 50 Jalan Sultan Ismail, 50250 Kuala Lumpur, Malaysia
Property type: Shopping centre
Title: 99-year leasehold interest expiring on 29 July 2076
Age of building Approximately: 16 years
Net lettable area: 181,301 square feet
Valuation RM341,000,000
Occupancy rate: 96.0%
Major tenants Autodome Sdn Bhd, Esprit De Corp (Malaysia) Sdn Bhd, Timberland Lifestyle Brand
JW MARRIOTT HOTEL KUALA LUMPUR
Address: 183 Jalan Bukit Bintang, 55100 Kuala Lumpur, Malaysia
Property: type Hotel
Title: Freehold
Age of building Approximately: 9 years
Valuation: RM329,000,000
Tenancy details The JW Marriott Hotel Kuala Lumpur is presently leased to Star Hill Hotel Sdn Bhd, a wholly-owned subsidiary of YTL Corporation Berhad and the operator of the hotel, for a term expiring on 31 December 2023.
STARHILL REIT是马来西亚市值最大的产业信托基金，以下是JP摩根对STARHILL REIT今年下半年的展望及预测的分析报告。
JP Morgan以超重' 的推荐和目标价RM1.30发起复盖Starhill REIT行动 '
我们以OW评级和在07年12月有RM1.30的价格目标启动复盖 Starhill REIT行动。以RM1.28B 的资产规模, Starhill REIT 包含了4个位于金三角的物业， 即是 starhill画廊，Lot 10 (两者都是零售商场) , JW Marriott 酒店, 和'The Residences'服务公寓。
正面的价格驱动力
-Starhill, 作为M-REIT 市场流动性最好的代表， 在即将发表的财政预算，将会从股息预扣税的减低(可能性极高)中获利.
-大部分与Autodome最初签订的合约将在2007年11月逾期，Starhill REIT 应该会在租赁期更替时提高租金费率。
-独特的房产,良好的品牌,并处于黄金地段的零售商场(和酒店)可从正提高中的消
费能力和游客的到来中获利。
负面的价格驱动力和风险
-Starhill REIT 缺少强而有力的发展策略。
-对我们的论点最大的风险是利率波动。
-对Lot 10 来说,有着更激烈的竞争，占地1.37万平方的The Pavillion 将在2007年底/2008年头开张。
Real estate investment trusts (REITs) is among the most popular investment topic, and how deep do you know about it? Real Estate Investment Trust is type of "landlord-concept” investment means, the main incomes of REITs are from rentals and transactions of real estates. Investment in real estate investment trusts, you do not need to worry about finding tenants, repairing utilities etc... Each real estate investment trusts is managed by professional estate management companies, even ordinary people as you can also spend a little money and be a property tycoon. In year 1961, the first real estate investment trust was appeared in the United States, in the past decade, such investment trusts had created many millionaires in the United States, and then it spread to Europe, Australia and reached Asia within these two years.
After you have a certain understanding regarding REITs, are you thinking of becoming one of the investors of REITs? But... how to select? To invest in REITs, at least three major home works you have to done...
Homework 1, the commodities’ portfolio: each units of REITs have an investment portfolio, including a few buildings, what you should worry is about the operational risks of these buildings. Real estate investment trust mainly investing in commercial office and retail-based buildings, trading and economic activities directly related to people’s needs, the risk is relatively low. But if there is special assets in the portfolio, such as hotels, logistics centers, due to the existence of seasons (peak & low), revenues is relatively unstable, we must pay attentions to the operation and management, the difficulties of rent-out, and then request for a higher risk returns.
Homework 2, ups and downs of the leasing market : lower support of Real Estate Investment Trust depends on fund income distribution, source of cash of fund income distribution is the rental of building, and hence must pay attention to the variables that affecting the stability of building rental.
Homework 3, are prices reasonable？ From real estate investment trusts, you not only can earn profits from rentals of buildings, the annual distribution of dividends, you can also earn the profits from the increased-value of the housing. However, the value-added space of the real estate is depends on whether the estimated housing prices are reasonable, so, to evaluate whether it is worthwhile to invest REITs, we have to look at whether the issue price of the housing is close to the market price。 At this time, who is responsible for appraising the housing price, is crucial. Whether Real Estate Investment Trust can let investors to make money is depends on the management of the properties’ ‘cash flow’. Hence, whether the investment property has a good property management company, investor also needs to be attentive.
Before pursuing of high returns, you cannot lose sight of the above three major home works, but rather you should collect the information nicely, and then the risks can be greatly reduced.
Presently Malaysia has thirteen REITs, and each one has different property investment portfolio and objectives. This month would like to introduce you with one of the Malaysia REITs that is Starhill REIT. Each time, this column will introduce one of the 12 Malaysia REITs to you to allow you to have a better understanding about Malaysia REITs.
ABOUT STARHILL REIT
Starhill Real Estate Investment Trust (“Starhill REIT”) is currently Malaysia’s largest real estate investment trust, with a market capitalization of approximately RM952 million (as at 30 June 2006), and comprises three prime properties situated in the heart of Kuala Lumpur’s Golden Triangle, namely, Starhill Gallery and the adjoining JW Marriott Hotel Kuala Lumpur, and 137 parcels and 2 accessory parcels of retail, office, storage and other spaces within Lot 10 Shopping Centre (“Lot 10 Property”) (collectively, the“Properties”).
% of Total Property Appraised Value Real Estate Portfolio
Starhill Gallery RM480 million 41.7%
Lot 10 Property RM341 million 29.7%
JW Marriott Hotel Kuala Lumpur RM329 million 28.6%
Starhill REIT was established by a trust deed entered into on 18 November 2005 between Pintar Projek Sdn Bhd and Mayban Trustees Berhad, as manager and trustee, respectively, of Starhill REIT. Listed on 16 December 2005 on the Main Board of Bursa Malaysia Securities Berhad, Starhill REIT’s principal investment strategy is to
invest in a diversified portfolio of income-producing real estate, used primarily for retail, office and hospitality purposes, with particular focus on retail and hotel properties. The primary objectives of Starhill REIT are to provide unitholders with stable cash distributions with the potential for sustainable growth, principally from the ownership of properties, and to enhance long-term unit value.
And Starhill REIT is in-charged and managed by subsidiary of Agency Zhong-Li Yang.
ABOUT PINTAR PROJEK SDN BHD
Pintar Projek Sdn Bhd (“Pintar Projek”) was incorporated in 1994 and is a 70%-owned subsidiary of YTL Land Sdn Bhd, which in turn is wholly-owned subsidiary of YTL Corporation Berhad. Its Board of Directors and key personnel comprise experienced and prominent individuals in their respective fields of expertise.
Starhill REIT is Malaysia largest REIT in the market, below is outlook of the second half of this year and forecast analysis report by JP Morgan regarding Starhill REIT.
JP Morgan Initiates Coverage of Starhill REIT with 'Overweight' Recommendation & Target Price of RM1.30
We initiate coverage on Starhill REIT with an OW rating and a Dec-07 price target of M$1.30. With an asset size of M$1.28B, Starhill REIT consists of 4 properties in the Golden Triangle—Starhill Gallery, Lot 10 (both retail malls), the JW Marriott Hotel, and 'The Residences' service apartments.
Positive price drivers
-Starhill, as the most liquid proxy to the M-REIT market, will benefit from the strong possibility of withholding tax cuts on dividends in the upcoming Budget.
- Most contracts initially signed with Autodome will expire in November 2007; tenancies novated to Starhill REIT should boost rental rates.
- Unique properties, good brand name, and prime location for its retail malls (and hotels) to benefit from rising consumption spend and tourist arrivals.
Negative price drivers and risks to thesis
-Starhill REIT lacks an aggressive growth strategy.
- The main risk to our thesis is unexpected fluctuations in interest rates.
- Keener competition for Lot 10 with an upcoming 1.37 million sq ft The Pavillion by end-2007/early-2008.
REITs 5 Questions:
Q1. What is REITs?
Real Estate Investment Trusts
Q2. How it is been created?
The organization that issued REITs, divided the office buildings, shopping centers, hotels…… the commercial real estate, into small units of stocks and shares, and sold to investors, each year, this organization distributed the real estate rental income, or the sale of real estate profits to investors according to the agreed-ratio.
Q3 Profit sources of buying REITs?
1 Fixed annual cash interests. 2 Capital profits when REITs are sold.
Q4 Why REITs prices are raising?
When REITs net price rose, it would lead to their stock prices rising, the reasons of net price rising are: 1 annual rental income; 2 revaluation of real estate value quarterly, if the real estate rise, net worth growth. In addition, if the market seems promising outlook on the real estate, hence influx of funds, will also push up the share prices.
Q5 When REITs prices will fall?
1 when interest rates rise, and the gap between the interest rates and the REITs cash yield rate is narrowing, the investors will sell the REITs.
2 when real estate prices and rental yield have pressure of declining.
Saturday, September 08, 2007
2008财政预算案 good news from budget 2008
2008财政预算案-对产业市场及投资者有利的消息，相信明年的产业交易蓬勃，产业价格会因而提高。
-購買25萬令吉以下房屋，印花稅減50%，唯一人只享一次優惠
-夫婦房屋產業的轉名，豁免印花稅
-公積金會員每月可領取第2戶頭餘額，攤還房屋貸款
-政府將設立5000萬令吉保證金，協助沒有固定收入的低收入者，購買房屋。
budget 2008 =the news good for property sector and investor，Hopefully budget2008 will boost up the property sector.
-FROM Jan 1 next year, EPF contributors can make monthly withdrawals from their Account 2 balances to pay off their housing loans.
-There is also a proposed 50% stamp duty exemption on the transfer of documents for houses costing less than RM250,000.
-To help those without fixed incomes to buy houses, the Government will establish a fund to provide guarantees to banks, which in turn will be asked to give loans to such groups of people.
-To promote family values and financial security, full stamp duty exemption will be given on transfer of property from husband to wife.
-購買25萬令吉以下房屋，印花稅減50%，唯一人只享一次優惠
-夫婦房屋產業的轉名，豁免印花稅
-公積金會員每月可領取第2戶頭餘額，攤還房屋貸款
-政府將設立5000萬令吉保證金，協助沒有固定收入的低收入者，購買房屋。
budget 2008 =the news good for property sector and investor，Hopefully budget2008 will boost up the property sector.
-FROM Jan 1 next year, EPF contributors can make monthly withdrawals from their Account 2 balances to pay off their housing loans.
-There is also a proposed 50% stamp duty exemption on the transfer of documents for houses costing less than RM250,000.
-To help those without fixed incomes to buy houses, the Government will establish a fund to provide guarantees to banks, which in turn will be asked to give loans to such groups of people.
-To promote family values and financial security, full stamp duty exemption will be given on transfer of property from husband to wife.
Thursday, September 06, 2007
2007年第一季产业报告2007 FIRST QUARTER PROPERTY REPORT
根据VALUATION & PROPERTY SERVICES DEPARTMENT最新的“DATA JUALAN HARTA TANAH Q1 2007” 报告，综合吉隆坡及雪兰莪2007年第一季的产业交易的整体表现，比较起2006 年第一季及2006年第四季的产业交易量都有不同幅度的滑落。整体表现比2006年第一季及第四季差。
在吉隆坡，住宅产业始终是产业类型中最受欢迎的， 占总交易量的81.4%；而商业产业的13.9%使之在2007年第一季(Q1/2007)的产业交易量中名列第二。 住宅产业在2007年第一季(Q1/2007)的交易量是3116宗，但比较起2006年第一季(Q1/ 2006) 的3173宗和2006年第四季的4191宗交易， 整整减少了1.8% 和 25.7%。反之商业产业从Q1/2006 至Q1/2007的交易量并没多大落差， 持续保持在500至600宗交易之间: Q1/2007的533宗； Q4/2006的591宗；和Q1/2006的521宗。
报告显示, 2007年第一季吉隆坡最受欢迎的住宅物业是¼Û钱介于RM250, 000-RM500, 000之间的物业, 占据市场总交易量的19.6% 和19.3%的总市场交易额。 其次是售价介于RM100, 000-RM150, 000之间的物业, 以总市场交易量和交易额来计算，它总占了16.4%和 5.9%；而介于RM150,000 – RM200,000的物业则占市场15.9%的交易量。在住宅产业种类方面，公寓/高级公寓是在吉隆坡所有地区都有着最高交易量的住宅产业类别，在2007年第一季有1206宗交易；但比较起2006年第四季的1544宗交易，则下跌了21.9%。其次是2-3层排屋的608宗交易，但吉隆坡只占了其中的5宗。在吉隆坡，最活跃的住宅产业交易区域是吉隆坡、巴打灵和Batu。而PETALING是跌幅最大的一个区，约41.6%，那就是从Q4 2006年的1037宗下跌至Q1 2007年的606宗。
该报告显示最活跃的商业地产交易区域是吉隆坡市中心，有208宗交易，比06年第四季稍低，其次是Batu的130宗交易, 紧接着是八打灵的80宗交易. 而在07年第一季最受欢迎的物业类型还是办公楼，比06年第一季的212宗交易减少了25%，剩下159宗交易; 而店铺/零售地段有146个交易, 居于第二；有着56宗交易的3-3 ½层店面遥居 第三。
在雪兰莪州, 住宅物业在07年第一季的总交易量是11478宗，相比于06年第一季的10,672宗，上涨了7.0%。但相较于06年第四季的12149宗则下跌了671宗或5。8%。报告指出,雪兰莪州最受欢迎的住宅产业是介于RM150, 001至 RM200, 000的物业，占了市场总交易量的19.4%； 其次是介于RM250, 001至RM500, 000的物业以18.8%市场交易量居于第二 , 而RM100,000至RM150,000住宅物业则以17.9%的市场交易量位于第三。
Hulu Langat是雪兰莪州07年第一季产业交易最火红的一个市区，共有3603宗，从06年第一季至第四季都在持续上涨中，比06年第一季增加了98.8%，也比06年第四季增加了61。1%。其次是八打灵，有3399宗，相较于06年第四季，则减少了1204宗。在住宅产业种类方面，雪兰莪与吉隆坡相反，最受欢迎的住宅产业类别是双层排屋。在Q1 2007年有4721宗交易，比较起Q1 2006年的3818宗有所增长，但比起 Q4 2006年的5109宗交易下跌了388宗/7.6%.公寓是第二交易量最高的产业类别。
在商业产业方面, 06年第一季有1226宗，06年第四季有1330宗，而07年第一季有1330宗交易；商业产业交易整体都在上升的趋势. 而PETALING区还是雪兰莪商业产业交易的领头羊，在07年第一季有460宗交易，其次是Hulu Langat的368宗交易。
虽然产业市场有放慢的迹象, 但也无需太悲观, 政府一系列新修订的政策将有助刺激地产业， 这些措施包括了产业盈利税的取消、修订地层名称法、批准一站式中心、引进了竣工证书与遵守(CCC) 、及开放马来西亚地产拥有权予非国民/外来者、,建后售概念的推出， 等等, 希望这些举措,将能刺激地产业，整体还是看好产业市场在2007 年第二季会有好的表现。
According to latest “Data Jualan Harta Tanah Q1,2007” by Valuation & Property Servives Department, the overall property transaction volume in Kuala Lumpur and Selangor in first quarter of 2007(Q1,2007), compared to property transaction volume of first quarter of 2006(Q1,2006) and fourth quarter of 2006(Q4,2006), both had different extents of decline. Overall performance was disappointing.
In Kuala Lumpur, residential sector was still the most popular among others with 81.4% of breakdown of total property transaction; and commercial sector’s 13.9% making it a distant second in 1st quarter of 2007. Transaction volume of residential property in the first quarter of 2007 reduced by 1.8% and 25.7% to only 3116 transactions versus the 3173 transactions in Q1,2006 and 4191 transactions in Q4,2006. For commercial sector, transaction volume remained between 500 to 600 transactions, no noticeable decline was found: 533 transactions in Q1/2007; 591 transactions in Q4/2006; and 521 transactions in Q1/2006.
The report indicates that the most popular residential properties in Kuala Lumpur were those priced between RM250, 000-RM500, 000 in Q1/2007 that was 19.6% in terms of volume and 19.3% in terms of value. Secondly were those priced between RM100, 000-RM150, 000, 16.4% in terms of volume and 5.9% in terms of value, and 15.9% in terms of transaction volume for residential properties priced between RM150,000 – RM200,000.
In the aspect of property types, condominium/apartment had the highest property transaction volume in all Mukim of Kuala Lumpur with a total of 1206 transactions in Q1,2007, fell by 21.9% compared to 1544 transactions in Q4,2006 ; followed by 2-3 storey terraces with 608 transactions, 5 transactions in K.L town center. In Kuala Lumpur, the most active residential property trading areas were Kuala Lumpur, Petaling, and Batu. While Petaling had the largest drop of 41.6%, that was from 1037 transactions in Q4/2006 to 606 transactions in Q1/2007.
The report showed that the most active commercial property trading area was in Kuala Lumpur city center with 208 transactions, slightly lower than of Q4/2006, followed by Batu’s 130 transactions, and then Petaling’s 80 transactions. And the most popular property type in Q1/2007 were office lot with 159 transactions, fell by 25% compared to 212 transactions in Q1/2006; shop unit/retail lot’s 146 transactions making it a close second and 3-3 ½ storey shop with 56 transactions a distant third.
In Selangor, residential properties transaction volume in Q1/2007 was 11,478 compared to 10,672 transactions in Q1/ 2006, somewhat increased of 7.0%. But compared to 12,149 transactions in Q4/2006 had fallen by 671 transactions or 5.8%. Report indicated that Selangor’s most popular residential properties were those priced between RM150, 001 to RM200, 000 with 19.4% of transaction volume; followed by 18.8% for residential properties priced between RM250, 001 to RM500, 000; and then 17.9% for properties priced between RM100,000 to RM150,000, very close values.
Hulu Langat was the most flaming area in property trading in Q1/2007 in term of volume with 3603 transaction, continued to increase from Q1/2006 by 98.8% and Q4/2006 by 61.1%. Secondly was Petaling, with 3399 transactions dropped by 1204 transactions when compared to Q4/2006. In the aspect of residential property, Selangor was contrary to Kuala Lumpur, the most popular residential property type was 2-3 storey terraces; with 4721 transactions in Q1/2007, compared to 3818 transactions in Q1/2007, increased somewhat. However when compared to 5109 transactions in Q4/2006, fell by 7.6%. Apartment/condominium was second highest with 1528 transactions.
In the aspect of commercial sector, 1330 transactions in Q1/2007; 1226 transactions in Q1/2006 and 1242 transactions in Q4/2006, the overall commercial property transaction was in the upward trend. Petaling still the bellwether of commercial property transactions in Selangor with 460 transactions in Q1/2007, followed by Hulu Langat’s 368 transactions.
Although there were signs of a slowdown in the property market, need not to be too pessimistic, a series of government newly revised policies would help to boost the property sector, these included the abolition of the Real Property Gains Tax, the amendments to the Strata Titles Act, the One-Stop Centre for approval, introduction of the Certificate of Completion and Compliance (CCC), the liberalization of the foreign ownership of Malaysian properties, the Build-then-Sell concept, etc. Hopefully those moves will boost up the property sector.
在吉隆坡，住宅产业始终是产业类型中最受欢迎的， 占总交易量的81.4%；而商业产业的13.9%使之在2007年第一季(Q1/2007)的产业交易量中名列第二。 住宅产业在2007年第一季(Q1/2007)的交易量是3116宗，但比较起2006年第一季(Q1/ 2006) 的3173宗和2006年第四季的4191宗交易， 整整减少了1.8% 和 25.7%。反之商业产业从Q1/2006 至Q1/2007的交易量并没多大落差， 持续保持在500至600宗交易之间: Q1/2007的533宗； Q4/2006的591宗；和Q1/2006的521宗。
报告显示, 2007年第一季吉隆坡最受欢迎的住宅物业是¼Û钱介于RM250, 000-RM500, 000之间的物业, 占据市场总交易量的19.6% 和19.3%的总市场交易额。 其次是售价介于RM100, 000-RM150, 000之间的物业, 以总市场交易量和交易额来计算，它总占了16.4%和 5.9%；而介于RM150,000 – RM200,000的物业则占市场15.9%的交易量。在住宅产业种类方面，公寓/高级公寓是在吉隆坡所有地区都有着最高交易量的住宅产业类别，在2007年第一季有1206宗交易；但比较起2006年第四季的1544宗交易，则下跌了21.9%。其次是2-3层排屋的608宗交易，但吉隆坡只占了其中的5宗。在吉隆坡，最活跃的住宅产业交易区域是吉隆坡、巴打灵和Batu。而PETALING是跌幅最大的一个区，约41.6%，那就是从Q4 2006年的1037宗下跌至Q1 2007年的606宗。
该报告显示最活跃的商业地产交易区域是吉隆坡市中心，有208宗交易，比06年第四季稍低，其次是Batu的130宗交易, 紧接着是八打灵的80宗交易. 而在07年第一季最受欢迎的物业类型还是办公楼，比06年第一季的212宗交易减少了25%，剩下159宗交易; 而店铺/零售地段有146个交易, 居于第二；有着56宗交易的3-3 ½层店面遥居 第三。
在雪兰莪州, 住宅物业在07年第一季的总交易量是11478宗，相比于06年第一季的10,672宗，上涨了7.0%。但相较于06年第四季的12149宗则下跌了671宗或5。8%。报告指出,雪兰莪州最受欢迎的住宅产业是介于RM150, 001至 RM200, 000的物业，占了市场总交易量的19.4%； 其次是介于RM250, 001至RM500, 000的物业以18.8%市场交易量居于第二 , 而RM100,000至RM150,000住宅物业则以17.9%的市场交易量位于第三。
Hulu Langat是雪兰莪州07年第一季产业交易最火红的一个市区，共有3603宗，从06年第一季至第四季都在持续上涨中，比06年第一季增加了98.8%，也比06年第四季增加了61。1%。其次是八打灵，有3399宗，相较于06年第四季，则减少了1204宗。在住宅产业种类方面，雪兰莪与吉隆坡相反，最受欢迎的住宅产业类别是双层排屋。在Q1 2007年有4721宗交易，比较起Q1 2006年的3818宗有所增长，但比起 Q4 2006年的5109宗交易下跌了388宗/7.6%.公寓是第二交易量最高的产业类别。
在商业产业方面, 06年第一季有1226宗，06年第四季有1330宗，而07年第一季有1330宗交易；商业产业交易整体都在上升的趋势. 而PETALING区还是雪兰莪商业产业交易的领头羊，在07年第一季有460宗交易，其次是Hulu Langat的368宗交易。
虽然产业市场有放慢的迹象, 但也无需太悲观, 政府一系列新修订的政策将有助刺激地产业， 这些措施包括了产业盈利税的取消、修订地层名称法、批准一站式中心、引进了竣工证书与遵守(CCC) 、及开放马来西亚地产拥有权予非国民/外来者、,建后售概念的推出， 等等, 希望这些举措,将能刺激地产业，整体还是看好产业市场在2007 年第二季会有好的表现。
According to latest “Data Jualan Harta Tanah Q1,2007” by Valuation & Property Servives Department, the overall property transaction volume in Kuala Lumpur and Selangor in first quarter of 2007(Q1,2007), compared to property transaction volume of first quarter of 2006(Q1,2006) and fourth quarter of 2006(Q4,2006), both had different extents of decline. Overall performance was disappointing.
In Kuala Lumpur, residential sector was still the most popular among others with 81.4% of breakdown of total property transaction; and commercial sector’s 13.9% making it a distant second in 1st quarter of 2007. Transaction volume of residential property in the first quarter of 2007 reduced by 1.8% and 25.7% to only 3116 transactions versus the 3173 transactions in Q1,2006 and 4191 transactions in Q4,2006. For commercial sector, transaction volume remained between 500 to 600 transactions, no noticeable decline was found: 533 transactions in Q1/2007; 591 transactions in Q4/2006; and 521 transactions in Q1/2006.
The report indicates that the most popular residential properties in Kuala Lumpur were those priced between RM250, 000-RM500, 000 in Q1/2007 that was 19.6% in terms of volume and 19.3% in terms of value. Secondly were those priced between RM100, 000-RM150, 000, 16.4% in terms of volume and 5.9% in terms of value, and 15.9% in terms of transaction volume for residential properties priced between RM150,000 – RM200,000.
In the aspect of property types, condominium/apartment had the highest property transaction volume in all Mukim of Kuala Lumpur with a total of 1206 transactions in Q1,2007, fell by 21.9% compared to 1544 transactions in Q4,2006 ; followed by 2-3 storey terraces with 608 transactions, 5 transactions in K.L town center. In Kuala Lumpur, the most active residential property trading areas were Kuala Lumpur, Petaling, and Batu. While Petaling had the largest drop of 41.6%, that was from 1037 transactions in Q4/2006 to 606 transactions in Q1/2007.
The report showed that the most active commercial property trading area was in Kuala Lumpur city center with 208 transactions, slightly lower than of Q4/2006, followed by Batu’s 130 transactions, and then Petaling’s 80 transactions. And the most popular property type in Q1/2007 were office lot with 159 transactions, fell by 25% compared to 212 transactions in Q1/2006; shop unit/retail lot’s 146 transactions making it a close second and 3-3 ½ storey shop with 56 transactions a distant third.
In Selangor, residential properties transaction volume in Q1/2007 was 11,478 compared to 10,672 transactions in Q1/ 2006, somewhat increased of 7.0%. But compared to 12,149 transactions in Q4/2006 had fallen by 671 transactions or 5.8%. Report indicated that Selangor’s most popular residential properties were those priced between RM150, 001 to RM200, 000 with 19.4% of transaction volume; followed by 18.8% for residential properties priced between RM250, 001 to RM500, 000; and then 17.9% for properties priced between RM100,000 to RM150,000, very close values.
Hulu Langat was the most flaming area in property trading in Q1/2007 in term of volume with 3603 transaction, continued to increase from Q1/2006 by 98.8% and Q4/2006 by 61.1%. Secondly was Petaling, with 3399 transactions dropped by 1204 transactions when compared to Q4/2006. In the aspect of residential property, Selangor was contrary to Kuala Lumpur, the most popular residential property type was 2-3 storey terraces; with 4721 transactions in Q1/2007, compared to 3818 transactions in Q1/2007, increased somewhat. However when compared to 5109 transactions in Q4/2006, fell by 7.6%. Apartment/condominium was second highest with 1528 transactions.
In the aspect of commercial sector, 1330 transactions in Q1/2007; 1226 transactions in Q1/2006 and 1242 transactions in Q4/2006, the overall commercial property transaction was in the upward trend. Petaling still the bellwether of commercial property transactions in Selangor with 460 transactions in Q1/2007, followed by Hulu Langat’s 368 transactions.
Although there were signs of a slowdown in the property market, need not to be too pessimistic, a series of government newly revised policies would help to boost the property sector, these included the abolition of the Real Property Gains Tax, the amendments to the Strata Titles Act, the One-Stop Centre for approval, introduction of the Certificate of Completion and Compliance (CCC), the liberalization of the foreign ownership of Malaysian properties, the Build-then-Sell concept, etc. Hopefully those moves will boost up the property sector.
2007年第一季产业报告 2007 FIRST QUARTER PROPERTY REPORT
根据VALUATION & PROPERTY SERVICES DEPARTMENT最新的“DATA JUALAN HARTA TANAH Q1 2007” 报告，综合吉隆坡及雪兰莪2007年第一季的产业交易的整体表现，比较起2006 年第一季及2006年第四季的产业交易量都有不同幅度的滑落。整体表现比2006年第一季及第四季差。
在吉隆坡，住宅产业始终是产业类型中最受欢迎的， 占总交易量的81.4%；而商业产业的13.9%使之在2007年第一季(Q1/2007)的产业交易量中名列第二。 住宅产业在2007年第一季(Q1/2007)的交易量是3116宗，但比较起2006年第一季(Q1/ 2006) 的3173宗和2006年第四季的4191宗交易， 整整减少了1.8% 和 25.7%。反之商业产业从Q1/2006 至Q1/2007的交易量并没多大落差， 持续保持在500至600宗交易之间: Q1/2007的533宗； Q4/2006的591宗；和Q1/2006的521宗。
报告显示, 2007年第一季吉隆坡最受欢迎的住宅物业是¼Û钱介于RM250, 000-RM500, 000之间的物业, 占据市场总交易量的19.6% 和19.3%的总市场交易额。 其次是售价介于RM100, 000-RM150, 000之间的物业, 以总市场交易量和交易额来计算，它总占了16.4%和 5.9%；而介于RM150,000 – RM200,000的物业则占市场15.9%的交易量。在住宅产业种类方面，公寓/高级公寓是在吉隆坡所有地区都有着最高交易量的住宅产业类别，在2007年第一季有1206宗交易；但比较起2006年第四季的1544宗交易，则下跌了21.9%。其次是2-3层排屋的608宗交易，但吉隆坡只占了其中的5宗。在吉隆坡，最活跃的住宅产业交易区域是吉隆坡、巴打灵和Batu。而PETALING是跌幅最大的一个区，约41.6%，那就是从Q4 2006年的1037宗下跌至Q1 2007年的606宗。
该报告显示最活跃的商业地产交易区域是吉隆坡市中心，有208宗交易，比06年第四季稍低，其次是Batu的130宗交易, 紧接着是八打灵的80宗交易. 而在07年第一季最受欢迎的物业类型还是办公楼，比06年第一季的212宗交易减少了25%，剩下159宗交易; 而店铺/零售地段有146个交易, 居于第二；有着56宗交易的3-3 ½层店面遥居 第三。
在雪兰莪州, 住宅物业在07年第一季的总交易量是11478宗，相比于06年第一季的10,672宗，上涨了7.0%。但相较于06年第四季的12149宗则下跌了671宗或5。8%。报告指出,雪兰莪州最受欢迎的住宅产业是介于RM150, 001至 RM200, 000的物业，占了市场总交易量的19.4%； 其次是介于RM250, 001至RM500, 000的物业以18.8%市场交易量居于第二 , 而RM100,000至RM150,000住宅物业则以17.9%的市场交易量位于第三。
Hulu Langat是雪兰莪州07年第一季产业交易最火红的一个市区，共有3603宗，从06年第一季至第四季都在持续上涨中，比06年第一季增加了98.8%，也比06年第四季增加了61。1%。其次是八打灵，有3399宗，相较于06年第四季，则减少了1204宗。在住宅产业种类方面，雪兰莪与吉隆坡相反，最受欢迎的住宅产业类别是双层排屋。在Q1 2007年有4721宗交易，比较起Q1 2006年的3818宗有所增长，但比起 Q4 2006年的5109宗交易下跌了388宗/7.6%.公寓是第二交易量最高的产业类别。
在商业产业方面, 06年第一季有1226宗，06年第四季有1330宗，而07年第一季有1330宗交易；商业产业交易整体都在上升的趋势. 而PETALING区还是雪兰莪商业产业交易的领头羊，在07年第一季有460宗交易，其次是Hulu Langat的368宗交易。
虽然产业市场有放慢的迹象, 但也无需太悲观, 政府一系列新修订的政策将有助刺激地产业， 这些措施包括了产业盈利税的取消、修订地层名称法、批准一站式中心、引进了竣工证书与遵守(CCC) 、及开放马来西亚地产拥有权予非国民/外来者、,建后售概念的推出， 等等, 希望这些举措,将能刺激地产业，整体还是看好产业市场在2007 年第二季会有好的表现。
在吉隆坡，住宅产业始终是产业类型中最受欢迎的， 占总交易量的81.4%；而商业产业的13.9%使之在2007年第一季(Q1/2007)的产业交易量中名列第二。 住宅产业在2007年第一季(Q1/2007)的交易量是3116宗，但比较起2006年第一季(Q1/ 2006) 的3173宗和2006年第四季的4191宗交易， 整整减少了1.8% 和 25.7%。反之商业产业从Q1/2006 至Q1/2007的交易量并没多大落差， 持续保持在500至600宗交易之间: Q1/2007的533宗； Q4/2006的591宗；和Q1/2006的521宗。
报告显示, 2007年第一季吉隆坡最受欢迎的住宅物业是¼Û钱介于RM250, 000-RM500, 000之间的物业, 占据市场总交易量的19.6% 和19.3%的总市场交易额。 其次是售价介于RM100, 000-RM150, 000之间的物业, 以总市场交易量和交易额来计算，它总占了16.4%和 5.9%；而介于RM150,000 – RM200,000的物业则占市场15.9%的交易量。在住宅产业种类方面，公寓/高级公寓是在吉隆坡所有地区都有着最高交易量的住宅产业类别，在2007年第一季有1206宗交易；但比较起2006年第四季的1544宗交易，则下跌了21.9%。其次是2-3层排屋的608宗交易，但吉隆坡只占了其中的5宗。在吉隆坡，最活跃的住宅产业交易区域是吉隆坡、巴打灵和Batu。而PETALING是跌幅最大的一个区，约41.6%，那就是从Q4 2006年的1037宗下跌至Q1 2007年的606宗。
该报告显示最活跃的商业地产交易区域是吉隆坡市中心，有208宗交易，比06年第四季稍低，其次是Batu的130宗交易, 紧接着是八打灵的80宗交易. 而在07年第一季最受欢迎的物业类型还是办公楼，比06年第一季的212宗交易减少了25%，剩下159宗交易; 而店铺/零售地段有146个交易, 居于第二；有着56宗交易的3-3 ½层店面遥居 第三。
在雪兰莪州, 住宅物业在07年第一季的总交易量是11478宗，相比于06年第一季的10,672宗，上涨了7.0%。但相较于06年第四季的12149宗则下跌了671宗或5。8%。报告指出,雪兰莪州最受欢迎的住宅产业是介于RM150, 001至 RM200, 000的物业，占了市场总交易量的19.4%； 其次是介于RM250, 001至RM500, 000的物业以18.8%市场交易量居于第二 , 而RM100,000至RM150,000住宅物业则以17.9%的市场交易量位于第三。
Hulu Langat是雪兰莪州07年第一季产业交易最火红的一个市区，共有3603宗，从06年第一季至第四季都在持续上涨中，比06年第一季增加了98.8%，也比06年第四季增加了61。1%。其次是八打灵，有3399宗，相较于06年第四季，则减少了1204宗。在住宅产业种类方面，雪兰莪与吉隆坡相反，最受欢迎的住宅产业类别是双层排屋。在Q1 2007年有4721宗交易，比较起Q1 2006年的3818宗有所增长，但比起 Q4 2006年的5109宗交易下跌了388宗/7.6%.公寓是第二交易量最高的产业类别。
在商业产业方面, 06年第一季有1226宗，06年第四季有1330宗，而07年第一季有1330宗交易；商业产业交易整体都在上升的趋势. 而PETALING区还是雪兰莪商业产业交易的领头羊，在07年第一季有460宗交易，其次是Hulu Langat的368宗交易。
虽然产业市场有放慢的迹象, 但也无需太悲观, 政府一系列新修订的政策将有助刺激地产业， 这些措施包括了产业盈利税的取消、修订地层名称法、批准一站式中心、引进了竣工证书与遵守(CCC) 、及开放马来西亚地产拥有权予非国民/外来者、,建后售概念的推出， 等等, 希望这些举措,将能刺激地产业，整体还是看好产业市场在2007 年第二季会有好的表现。
Wednesday, September 05, 2007
1百万元以上产业交易报告“One Million Property Deal” REPORT
根据JPPH所出版的1百万元以上产业交易第13和14册内的资料显示。05/06年吉隆坡、雪兰莪、槟城、柔佛这四个地区一百万元以上的产业交易量明显高于04/05年的教交易量。这证明马来西亚产业市场正迅速的成长中。这都归功于马来西亚的经济成长、股市上扬、外汇增值等种种利好因素。因盈利税的取消以及对产业市场利好的政策，未来几年，产业市场前景看悄。
在四种产业类别中，住宅产业还是产业市场的领头羊及投资者的最爱。在百万元以上的住宅产业中，吉隆坡从04/05年的143宗的交易量提升到432宗(05/06年) ，雪兰莪则从204宗(04/05年) 升到544宗(05/06年) 交易。而柔佛的百万住宅明显的比其他地区来得少，04/05年只有8宗及05/06年的20宗。而槟城的百万住宅交易也有明显的增长，从37宗(04/05年) 升到102宗(05/06年) 。
而商业产业类别方面，它的增长率没有住宅产业来得那么大，各地区从04/05年到05/06年大都只增长一倍的交易量。而增长最明显的是吉隆坡，从04/05年的85宗提升到05/06年的209宗。
在工业产业类别方面，雪兰莪不愧是马来西亚工业老大。雪兰莪的交易量是各区之冠，从04/05年的131宗提升到05/06年的361宗。而柔佛却是增长最快的工业地区，从26宗(04/05年) 提升到110宗(05/06年) 。
而商业产业类别方面，它的增长率没有住宅产业来得那么大，各地区从04/05年到05/06年大都只增长一倍的交易量。而增长最明显的是吉隆坡，从04/05年的85宗提升到05/06年的209宗。
在工业产业类别方面，雪兰莪不愧是马来西亚工业老大。雪兰莪的交易量是各区之冠，从04/05年的131宗提升到05/06年的361宗。而柔佛却是增长最快的工业地区，从26宗(04/05年) 提升到110宗(05/06年) 。
至与土地产业方面，吉隆坡的交易量增长最多，从44宗(04/05年) 提升到123宗(05/06年) 。雪兰莪也有不错的增长，从86宗(04/05年) 提升到135宗(05/06年) 。投资者最爱投资吉隆坡及雪兰莪的土地，因为这两个地区的产业增值最快及回酬最多。
总结以上的数据，投资在住宅产业还是投资者的最爱。投资者最爱投资于吉隆坡及雪兰莪的产业，因为这两个地区的产业增值最快及回酬最多。产业市场在04/05年至05/06年之间有着大幅度的增长，产业市场热织。投资者可以把产业变卖以赚取资本回酬。
总结以上的数据，投资在住宅产业还是投资者的最爱。投资者最爱投资于吉隆坡及雪兰莪的产业，因为这两个地区的产业增值最快及回酬最多。产业市场在04/05年至05/06年之间有着大幅度的增长，产业市场热织。投资者可以把产业变卖以赚取资本回酬。
According to “One Million Property Deal”, Volume 13 and Volume 14, published by JPPH, in the year 05/06, property deal over one million in Kuala Lumpur, Selangor, Penang, Johor, these four areas significantly higher than year 04 / 05. This proved that Malaysia’s property market was growing rapidly. This was the result of Malaysia's economic growth, the stock market rose, appreciation of foreign exchange and other favorable factors. Due to the abolition of profit tax and favorable policies for real estate market, in the next few years, prospect of property market is promising.
In the four property categories, residential property is the market bellwether and favorite of investors. For residential properties that are more than one million dollar, Kuala Lumpur, from 143 transactions in year 04 / 05 increased to 432 transactions in year 05/06, while Selangor, from 204 transactions(year 04/05) rose to 544 transactions (year 05/06). In Johor, million dollar residential property is obviously less than other areas; 8 transactions in year 04/05 and 20 transactions in year 05/06. In Penang, million dollar residential property transactions have obviously increased, from 37 transactions (year 04/05) rose to 102 transactions (year 05/06).
For commercial property categories, its growth rate is not as large as residential property, every region, from year 04 / 05 to year 05/06, its transactions volumes mostly increased to twice as much only. The most obvious growth is in Kuala Lumpur, from 85 transactions in year 04 / 05 rose to 209 transactions in year 05/06.
For Industrial property categories, Selangor is indeed the boss of Malaysia industry. Transaction volume in Selangor is highest compare to other districts, from 131 transactions in year 04 / 05 increased to 361 transactions in year 05/06. Johor is the fastest growing industrial region, from 26 transactions (year 04/05) increased to 110 transactions (year 05/06).
For land properties, growth of transaction volume in Kuala Lumpur is highest, from 44 transactions (year 04/05) elevated to 123 transactions (year 05/06). Selangor also have good growth, from 86 transactions (year 04/05) rose to 135 transactions (year 05/06). Investors like to invest in Kuala Lumpur and Selangor’s land the most, due to the fastest appreciation of property and highest return in these two areas.
The summary is investment in residential property still the favorite of investors. Investors like to invest in Kuala Lumpur and Selangor properties, as these two areas have the fastest appreciation of property and highest return. Property market has a high growth rate in the year 04 / 05 to year 05/06; investment in real estate is now very popular. Investors can sell their properties to earn the capital return.
For Industrial property categories, Selangor is indeed the boss of Malaysia industry. Transaction volume in Selangor is highest compare to other districts, from 131 transactions in year 04 / 05 increased to 361 transactions in year 05/06. Johor is the fastest growing industrial region, from 26 transactions (year 04/05) increased to 110 transactions (year 05/06).
For land properties, growth of transaction volume in Kuala Lumpur is highest, from 44 transactions (year 04/05) elevated to 123 transactions (year 05/06). Selangor also have good growth, from 86 transactions (year 04/05) rose to 135 transactions (year 05/06). Investors like to invest in Kuala Lumpur and Selangor’s land the most, due to the fastest appreciation of property and highest return in these two areas.
The summary is investment in residential property still the favorite of investors. Investors like to invest in Kuala Lumpur and Selangor properties, as these two areas have the fastest appreciation of property and highest return. Property market has a high growth rate in the year 04 / 05 to year 05/06; investment in real estate is now very popular. Investors can sell their properties to earn the capital return.
下一个热门投资点：浦种公主城？NEXT HOTSPOT：BANDAR PUTERI PUCHONG？
续DAMANSARA、 BANGSAR、TTDI、BANDAR UTAMA、SUBANG JAYA 后，那一个地区会是下一个产业热门投资地点呢？而时下的投资地点大多集中在以上5大地点毗邻的地区如KOTA DAMANSARA、MUTIARA DAMANSARA、ARA DAMANSARA、MONT KIARA、PUTRA HEIGHT、BUKIT JELUTONG及KOTA KEMUNING。综合从投资者身上所收集的资料，产业投资者大都任为坐落在PUCHONG 的公主城(BANDAR PUTERI) 是下一个热门投资地点。而你认为呢？
PUCHONG是一个比较新的城镇，40年前PUCHONG只是一片胶园地及锡矿地。大约在20年前才开始发展起来，当时的主要发展区是沿着JALAN PUCHONG 所形成的。
PUCHONG是在SUBANG JAYA市议会的管辖范围内及总人口大约有400，000人。 PUCHONG区毗邻的城市有SUNWAY、PETALING JAYA、CYBERJAYA、SUBANG JAYA。经过政府及发展商的发展，PUCHONG现有几个新市镇如BANDAR PUCHONG JAYA、PUSAT BANDAR PUCHONG、BANDAR BUKIT PUCHONG、BANDAR PUTERI 等。在交通方面，PUCHONG连接着LEBUHRAYA DAMANSARA-PUCHONG(LDP) 、PUCHONG-SG BESI HIGHWAY、 FEDERAL HIGHWAY、SHAH ALAM EXPRESSWAY 及NEW PANTAI EXPRESSWAY(NPE) 。PUCHONG区经过20年的发展，商业活动兴旺，各种类型的商业形式在这里到处林立，它以掘起成为一个商业重镇。无论是商店、餐馆、美食中心、工厂、办公区这里应有尽有，便利设施方便齐全。主要的购物中心有TESCO、JUSCO、GIANT、PUCHONG PARADE 及IOI MALL。
BANDAR PUTERI 是一个由IOI集团所发展占地面积926依格的产业计划，它座落在LDP 旁。BANDAR PUTERI毗邻的城镇有BANDAR PUCHONG JAYA、IOI BUSINESS PARK、PUCHONG UTAMA、PUCHONG INDAH 等。BANDAR PUTERI是一个规划以及基建设施相当完整的一个新区。这里有60%的土地已完成发展。现内有一购物中心GIANT、羽球馆、菜市广场 以及商业店铺。
以下是综合投资者的观点做了一个总结，为什么BANDAR PUTERI会是下一个投资热门地点？
1) 同一设计的产业只有100到200间单位，单位少也等于供应少，可是购屋者对这里的产业需求高，产业升值会比其它地区来的快。
2) 规划完整
3) 周边环境/便利设施完整，附近有IOI BUSINESS PARK、TESCO、IOI MALL、JUSCO
4) 中产阶级及高消费能力的人都集中 在 里，消费能力强。带动区域商业活动，产业增值快。的
5) 交通便利
6) 商业和动兴旺、在这里可能会像PETALING JAYA 的SS2 一样，发生一店难求的事情。
BANDAR PUTERI真的是下一个投资热门地点！那要看你怎么去看待它了。
2) 规划完整
3) 周边环境/便利设施完整，附近有IOI BUSINESS PARK、TESCO、IOI MALL、JUSCO
4) 中产阶级及高消费能力的人都集中 在 里，消费能力强。带动区域商业活动，产业增值快。的
5) 交通便利
6) 商业和动兴旺、在这里可能会像PETALING JAYA 的SS2 一样，发生一店难求的事情。
BANDAR PUTERI真的是下一个投资热门地点！那要看你怎么去看待它了。
After DAMANSARA, BANGSAR, TTDI., BANDAR UTAMA, SUBANG JAYA, which area would be the next hot real estate investment spot? And present investment areas are centralize among the above 5 areas? Adjacent areas such as KOTA DAMANSARA. MUTIARA DAMANSARA, ARA DAMANSARA, MONT KIARA. PUTRA Height, BUKIT JELUTONG and KOTA KEMUNING.
Comprehensive of information collected from investors, mostly property investors think that Bandar Puteri, located in Puchong would be the next hot investment spot. Then how about you?
PUCHONG is a relatively new town, 40 years ago PUCHONG was only a rubber plantations and tin mining. About 20 years ago PUCHONG began to develop, at that time, the main development areas were formed along JALAN PUCHONG.
PUCHONG is within the jurisdiction of SUBANG JAYA city council with total population of about 400, 000 people. Neighboring cities to PUCHONG are SUNWAY, PETALING JAYA, CYBERJAYA, and SUBANG JAYA, after developed by government and the developers, now PUCHONG has several new towns such as BANDAR PUCHONG JAYA, PUSAT BANDAR PUCHONG, BANDAR BUKIT PUCHONG, BANDAR PUTERI etc
Comprehensive of information collected from investors, mostly property investors think that Bandar Puteri, located in Puchong would be the next hot investment spot. Then how about you?
PUCHONG is a relatively new town, 40 years ago PUCHONG was only a rubber plantations and tin mining. About 20 years ago PUCHONG began to develop, at that time, the main development areas were formed along JALAN PUCHONG.
PUCHONG is within the jurisdiction of SUBANG JAYA city council with total population of about 400, 000 people. Neighboring cities to PUCHONG are SUNWAY, PETALING JAYA, CYBERJAYA, and SUBANG JAYA, after developed by government and the developers, now PUCHONG has several new towns such as BANDAR PUCHONG JAYA, PUSAT BANDAR PUCHONG, BANDAR BUKIT PUCHONG, BANDAR PUTERI etc
For transportation, PUCHONG links to LEBUHRAYA DAMANSARA - PUCHONG (LDP), PUCHONG-SG BESI HIGHWAY, and FEDERAL HIGHWAY. SHAH ALAM EXPRESSWAY and NEW PANTAI EXPRESSWAY (NPE). PUCHONG, after 20 years of development, commercial activities is thriving, different types of business existed everywhere, It already became a commercial center. No matter shops, restaurants, food courts, factories, office lots, here has everything that you expect to find. Major shopping malls are TESCO, JUSCO, GIANT, PUCHONG PARADE and the IOI Mall.
BANDAR PUTERI occupied about 926 acres, is a development project developed by IOI group, it is located next to the LDP. Neighboring towns to BANDAR PUTERI are BANDAR PUCHONG JAYA, IOI BUSINESS PARK, and PUCHONG UTAMA. PUCHONG INDAH etc. BANDAR PUTERI is a planned new area with complete-infrastructure. 60% of the land here had been developed. There has a shopping center GIANT, badminton hall, food markets and commercial shops.
BANDAR PUTERI occupied about 926 acres, is a development project developed by IOI group, it is located next to the LDP. Neighboring towns to BANDAR PUTERI are BANDAR PUCHONG JAYA, IOI BUSINESS PARK, and PUCHONG UTAMA. PUCHONG INDAH etc. BANDAR PUTERI is a planned new area with complete-infrastructure. 60% of the land here had been developed. There has a shopping center GIANT, badminton hall, food markets and commercial shops.
Following is a conclusion of comprehensive viewpoints of investors, why BANDAR PUTERI will be the next hot investment locations?
1) Identical properties have only 100 to 200 units, this means supply is low, but buyers have high demands on the properties in this area, so, property appreciation here will be faster than other areas?
2) Complete planning.
3) Surrounding environments and amenities are complete. Nearby have IOI BUSINESS PARK, TESCO, IOI Mall, JUSCO, etc.
4) The middle class and people with high spending ability are all concentrated here, this can bring along the regional business activities, fast properties appreciation.
5) Convenient transportations.
6) Commercial activities are thriving, here may happen "one-shop-hardly-to-find” matter like in SS2, PETALING JAYA.
BANDAR PUTERI is really the next hot property investment spot! Then all depend on how you look at it!
巴生谷产业投资重点 INVESTMENT TIPS FOR KLANG VELLY
投资产业于一个地点最重要的是了解那个地区的产业的周边环境资料，比如产业内外细节、便利、商业、交通便利等。虽然你收齐了所要的产业资料，但这不能保证你能在产业市场赚钱。很多投资人都忽略了一个地区的市场动态，就算您是当地人也很难去断定。以下是综合投资人及产业代理的一些通常有用的投资要点。
沙登/ 斯里肯邦安 SERDANG/SERI KEMBANGAN
投资人如果要在这投资，那最好以收取租金做为投资目标。在这里，你的产业可以很快的被租出去。如果以买卖产业来赚取资本回酬为目标的投资者要在这里投资，那他们需要等待一段很长的时间才能把产业卖出。你的产业比较难找到买家，需要寻找一段比较长的时间才能找到买家。
加影 KAJANG
加影现在产业市场的价格开始回升了，但问题出在这里的一些地区的产业估价的价格比市场价格来的底。银行是依据估价的价格来作为贷款数额的标准，而不是市场的价格。你可能在交易的过成中为你带来问题而令到你的产业交易告吹。这里有个案例：李小姐在加影的双层排屋以RM210千的成交价格买给黄先生。但是，银行依据那间产业估价的价格RM180千作为贷款数额的标准，只批准90%的贷款予黄先生。黄先生没有足够的现金支付差价而取消了交易。
投资产业前应用心的搜查资料，包括一些细节及产业市场的趋势。凡是在投资前，最好能向相熟的投资人、产业经纪收集情报或意见，这样就能降低投资风险，把损失减到最低。下一期会为你带来其它地区的投资情报。
The most important thing when planning of property investment is understanding of the surrounding environment of that area/place, for instance, the details about the property, facilitation, commercial, transportation etc. although you already collecting all the necessary information, this does not guarantee that you can make money in this property market. A lots of investors had neglected the dynamic state of the market of the area, even if you were local people also find it hard to make a judgment. Following are comprehensive investment points from investors and property agents.
SERDANG / SERI KEMBANGAN
To invest here, then it is the best with rental collecting as investment objective. Here, your property can quickly be let out. If you are based on property trading to gain the capital return as your investment objective, then you may need to wait for a long time to sell your property. In here, it is harder for your property to find a buyer; a longer period of time is needed to find the buyer.
KAJANG
The market prices of property in Kajang now began to rise. But the problem is property appraisal of some areas here are lower than the market prices. Bank is based on the appraised price as standard of loan amount but not the market price. Your property deal may be failed as a result of problems bought to you during the process of dealing. Here is a story: Miss Lee's sold her double-storey in Kajang to Mr Wong with transaction price, RM210,000. However, the bank was based on the appraised price of that property, RM180,000 as the standard of loan amount and approved 90% of loan to Mr. Wong. Mr Wong had no sufficient cash to pay the price difference so canceled the deal.
Before property investment, it is a must to search for information diligently, including details and property market trends. It is better to collect some information and opinions from your familiar investors or/and property agents, so we will be able to reduce our investment risks, and minimize our losses. Next month will bring u with other areas' investment intelligence.
沙登/ 斯里肯邦安 SERDANG/SERI KEMBANGAN
投资人如果要在这投资，那最好以收取租金做为投资目标。在这里，你的产业可以很快的被租出去。如果以买卖产业来赚取资本回酬为目标的投资者要在这里投资，那他们需要等待一段很长的时间才能把产业卖出。你的产业比较难找到买家，需要寻找一段比较长的时间才能找到买家。
加影 KAJANG
加影现在产业市场的价格开始回升了，但问题出在这里的一些地区的产业估价的价格比市场价格来的底。银行是依据估价的价格来作为贷款数额的标准，而不是市场的价格。你可能在交易的过成中为你带来问题而令到你的产业交易告吹。这里有个案例：李小姐在加影的双层排屋以RM210千的成交价格买给黄先生。但是，银行依据那间产业估价的价格RM180千作为贷款数额的标准，只批准90%的贷款予黄先生。黄先生没有足够的现金支付差价而取消了交易。
投资产业前应用心的搜查资料，包括一些细节及产业市场的趋势。凡是在投资前，最好能向相熟的投资人、产业经纪收集情报或意见，这样就能降低投资风险，把损失减到最低。下一期会为你带来其它地区的投资情报。
The most important thing when planning of property investment is understanding of the surrounding environment of that area/place, for instance, the details about the property, facilitation, commercial, transportation etc. although you already collecting all the necessary information, this does not guarantee that you can make money in this property market. A lots of investors had neglected the dynamic state of the market of the area, even if you were local people also find it hard to make a judgment. Following are comprehensive investment points from investors and property agents.
SERDANG / SERI KEMBANGAN
To invest here, then it is the best with rental collecting as investment objective. Here, your property can quickly be let out. If you are based on property trading to gain the capital return as your investment objective, then you may need to wait for a long time to sell your property. In here, it is harder for your property to find a buyer; a longer period of time is needed to find the buyer.
KAJANG
The market prices of property in Kajang now began to rise. But the problem is property appraisal of some areas here are lower than the market prices. Bank is based on the appraised price as standard of loan amount but not the market price. Your property deal may be failed as a result of problems bought to you during the process of dealing. Here is a story: Miss Lee's sold her double-storey in Kajang to Mr Wong with transaction price, RM210,000. However, the bank was based on the appraised price of that property, RM180,000 as the standard of loan amount and approved 90% of loan to Mr. Wong. Mr Wong had no sufficient cash to pay the price difference so canceled the deal.
Before property investment, it is a must to search for information diligently, including details and property market trends. It is better to collect some information and opinions from your familiar investors or/and property agents, so we will be able to reduce our investment risks, and minimize our losses. Next month will bring u with other areas' investment intelligence.
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