Article by Michael Tan
There’s a definite price bubble growing. With the reports from various financial dailies showing strong or overwhelming growth in the nation as well as new and bold land acquisitions by several large developers, things are definitely gearing up for 2011. Without doubt, more prime located properties will be launched, and the prices are definitely on the upside.
To know how to look for great deals, when to exit and to achieve Financial Freedom through Property Investment, click here http://www.nmd.aboutpropertyinvestment.com
As a matter of fact, just the other day, I was at an auction for a residential property auctioned for RM500K. It looked more like a night market than a high court auction. Never have I seen so many people anxious to plough their money into properties. There were more than 30 people in the courtroom! The properties, which are in fairly good locations, were bid up and bought at above market value prices! The property auction I attended went for RM800K. For the life of me, I cannot understand the rational behind their actions.
I also experienced and heard of similar cases in the secondary market. I stumbled across a good deal in the market - a small residential property in USJ was going for a reasonably good price. When I showed up for the viewing, there were more than 15 prospective buyers and real estate agents cramped up in the living room! From my observation, property prices in several hot spot areas such as Taman Tun Dr Ismail, Damansara, Bangsar, Subang, Petaling Jaya, USJ and Kota Kemuning, have increase by an average of 40% to 60% since May 2010.
It’s true, the market is hot and it will only get hotter. Bank Negara’s implementation of the 70% capping on the loan-to-value (LTV) was in reaction to the tremendous increase in real estate transactions in the past six months prior to that. However, the question is, will it be enough to slow down the current market momentum?
The question one should ask is “What can a person do, in a situation like this?”
My response to this current situation can be split into two answers. The first answer is for those who currently own one or more properties, primarily for investment purpose. My answer to you is SELL. Run a check for the value of your property, both from the banks as well as from the market (i.e. you can ask your friendly real estate agents). Should the value achieve 30% or more appreciation value within the last two years or less, it is a good indication for you to consider a sale. If the rental rates are great, you might want to consider refinancing, so long as the cash flow remains positive. These are the best time for you to cash out from all the years of investing. Monitor the market well, depending on what type of properties you own and also what type of development you are experiencing in your location, you may want to find the best time within the next couple of months to let go of your property. I figured, within the next couple of years, the market will continue on an uptrend and cashing out during these times will be generally profitable.
For my second answer, if you have already sold all your properties, or don’t have properties to sell yet, then buy with caution. Invest into fundamentals, never on speculations. There are still opportunities in the market. With your ears on the ground, keep your feet firmly planted while shopping for properties. Keep a firm eye on the prices. The best reference is always the rental market. If you are going to buy property for investment purposes, you will need to either rent it out or sell. Selling prices are closely related to the rental prices as well, therefore, you always need to ask yourself “Who is going to rent your property and at what price?” Find out what the rental rates are like. With the exception of houses, a good benchmark for all residential investment grade properties is about 6% (or more) rental returns. The following is the formula to determine rental returns:
If a property cannot achieve such returns, i.e. the selling price is too high as compared to prevailing rental rates; it is definitely not a good idea to buy.
Let’s go back to the fundamentals. Besides rental returns, look out for the take-up rate of the properties in the surrounding areas and ask yourself, “Does it take too long for the tenants to fill up the space? Is there more demand or more supply of space in that area?” Also, who is your target market? Is it a growing or the numbers dwindling?
Regardless of whether you are busy selling or busy buying, start getting busy. The worst thing you could do right now is to freeze. Many are either sitting it out or just plain afraid to get into the market. These are probably the same people whom do not invest in the worst of times too. My question is, if in the good times, you do not invest, and in the bad times, you do not invest, then when do you?
I challenge you to make the best of things, in the best of times and in the worst of times.
If you would like to know how to understand the current market more, and also learn how to negotiate deals, I’ll be having an afternoon session in Penang, this coming Aug 13th, 2011 in Vistana Hotel, Bayan Baru. I would like to take this time to share how the current market is like, and how investors should approach it. I will also share on buying properties with no money down. Yes, its possible, even in times like these.
If you truly want to invest and make money in great times like these, please make the effort to come.
Looking forward to seeing you there.
Till then, happy investing.
Freemen is an organization which has been training investors since 2008 to benefit from any market. We’ve made 200 individuals more than RM3Million in profit, investing in over RM30Million worth of properties, ALL with no money down! Property coach, Michael Tan, a.k.a the Millionaire Maker will be giving a talk this coming Saturday, 13th of Aug in Vistana Hotel, Penang entitled “How to achieve your financial freedom in 5 years of less” from 12:30pm till 5pm. Book early as we will be expecting a full house.
*SPECIAL OFFER: 1st 37 people to register in for this event will get a FREE Property Report 2011 worth RM137. Early bird price at RM 37/pax only
So hurry, learn from the guru and take action now to register here http://www.nmd.aboutpropertyinvestment.com as seats are limited