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www.transfield.com.my
Your one stop centre for property market research, feasibility studies, income level surveys in Kuala Lumpur or Selangor.
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shennanigans
Joined: 17 Apr 2008
Posts: 5
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 Posted: Thu Apr 17, 2008 6:10 pm Post subject: |
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Hello there I want, was wondering if you had any happy news. I like the studio options myself, and those you identified still seem to be the ones around. There is a plaza Damas phase 3 coming out, but again there is a lot of talk on how that influx of studios is going to affect all the other units that are currently in that area.
Give us an update.
Thx,
SNGNs |
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| Posted: Thu Apr 17, 2008 6:10 pm Post subject: Advertisement |
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travelkl
Joined: 08 May 2008
Posts: 8
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| Posted: Thu May 08, 2008 11:56 am Post subject: |
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| rollsroyce wrote: | | IWant wrote: |
- Amcorp Service Suites Studio
- Pantai Paranoma Studio
- Pantai Hillpark Studio
- Riana Green Studio
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Hmm, looks like you've uncovered some potential gems  Keep up the good effort.
Amcorp Service Suites Studio(488 sq ft)
Sale - $190k - $195k
Rent - $1425 - $1462 fully furnished.
Pantai Paranoma Studio(750 sq ft)
Sale - $178k - $183k
Rent - $1330 - $1360 fully furnished.
Pantai Hillpark Studio - to the best of my limited knowledge, there are no studios here.
Riana Green Studio(500 - 600 sq ft)
Sale - $182k - $187k
Rent - $1300 - $1400 fully furnished(the rental could be lower than what I've projected for these units)
| IWant wrote: |
Also, is there any MK/Hartamas studio that cost < RM250K ?
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Search here for DORCHESTER or MAYFAIR:-
http://classifieds.thestar.com.my |
This doesn't seem right. As an example, take Pantai Panorama's data above, this translates to 8.97% yield (excluding maint costs, QR, etc) which is already a very good prospect. It's just simple mathematics, isn't it? In that case, is the seller so stupid to sell it to you at such low pricing?? Or could it be maybe, the projected rentals have been over-inflated?
My theory is simple: if the potential returns are so obviously great, and obvious to the seller, he will have no reason to sell it to you at such an attractive price. He will definitely sell it higher price. |
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rollsroyce
Joined: 28 May 2007
Occupation: Jedi Master
Posts: 213
Location: Dagobah System
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| Posted: Thu May 08, 2008 12:50 pm Post subject: |
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| travelkl wrote: | This doesn't seem right. As an example, take Pantai Panorama's data above, this translates to 8.97% yield (excluding maint costs, QR, etc) which is already a very good prospect. It's just simple mathematics, isn't it? In that case, is the seller so stupid to sell it to you at such low pricing?? Or could it be maybe, the projected rentals have been over-inflated?
My theory is simple: if the potential returns are so obviously great, and obvious to the seller, he will have no reason to sell it to you at such an attractive price. He will definitely sell it higher price. |
CHERAS BARU BKT PANDAN APT 650SF 3R2B TENANTED RM350 GD RETURN 9% RM45K 017-2525466 /92006100 E30555
CHERAS MIHARJA APT 850SF 3R2B FULL TILES NR LRT OPP JUSCO TENANTED RM700 HIGH RETURN 9% SELL RM95K 012-3922667 /92006100 E30555
CHERAS PANDAN JAYA FLAT 2R1B GD COND NR LRT & SHOP RM64K TENANTED RM450 HI- GH RETURN 8.7% GD INVEST. 012-6287998 / 92006100 E30555
CHERAS TMN CONNAUGHT FL- AT 2R1B OPP GIANT RM65K TENANTED RM450 GD RETURN 8.3% 012-6287998 /92006100 E30555
KL / BKT BINTANG SOMERSET 640SF F/H 1R1B TENANTED F/F RENT RM4.5K SELL RM630K 8.5% YIELD. 012-3998332 / 92006100 E30555
MONT KIARA ASTANA 1241SF LOW FLR F/F GARDEN VIEW WELL KEPT RM580K NEG. 1408SF F/F TENANTED RM5.8K EXPIRY MAC. 10 RM780K NEG. 1690SF P/F HIGH FLR RM850K NEG. 012-2922597 / 80753177 E998
MONT KIARA FLORA MURNI BRAND NEW QUIET 1700SF WALKING DISTANCE TO GDN INTL SCH & PLAZA MONT KIARA ROI 10% RENTAL RM7200/ SALES RM850K ONO. MICHELLE 012-3997067 / 2093 7777 E30215
PANDAN INDAH COMMERCIAL PARK SHOPAPT 1ST FLOOR 1128SF RENO FULLY TENANTED WT INVESTMENT RETURN 13% EASY ACCESS RM12XK WELCOME LISTING. 012-2313151 E1386
PUCHONG SUTERAMAS A-PT 836SF 3R2B HI-FLR F/F TENANTED ROI > 8% BEST PRICE. WONG 012-2008760 20707070 E30835 |
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travelkl
Joined: 08 May 2008
Posts: 8
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| Posted: Thu May 08, 2008 1:51 pm Post subject: |
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| rollsroyce wrote: | | travelkl wrote: | This doesn't seem right. As an example, take Pantai Panorama's data above, this translates to 8.97% yield (excluding maint costs, QR, etc) which is already a very good prospect. It's just simple mathematics, isn't it? In that case, is the seller so stupid to sell it to you at such low pricing?? Or could it be maybe, the projected rentals have been over-inflated?
My theory is simple: if the potential returns are so obviously great, and obvious to the seller, he will have no reason to sell it to you at such an attractive price. He will definitely sell it higher price. |
CHERAS BARU BKT PANDAN APT 650SF 3R2B TENANTED RM350 GD RETURN 9% RM45K 017-2525466 /92006100 E30555
CHERAS MIHARJA APT 850SF 3R2B FULL TILES NR LRT OPP JUSCO TENANTED RM700 HIGH RETURN 9% SELL RM95K 012-3922667 /92006100 E30555
CHERAS PANDAN JAYA FLAT 2R1B GD COND NR LRT & SHOP RM64K TENANTED RM450 HI- GH RETURN 8.7% GD INVEST. 012-6287998 / 92006100 E30555
CHERAS TMN CONNAUGHT FL- AT 2R1B OPP GIANT RM65K TENANTED RM450 GD RETURN 8.3% 012-6287998 /92006100 E30555
KL / BKT BINTANG SOMERSET 640SF F/H 1R1B TENANTED F/F RENT RM4.5K SELL RM630K 8.5% YIELD. 012-3998332 / 92006100 E30555
MONT KIARA ASTANA 1241SF LOW FLR F/F GARDEN VIEW WELL KEPT RM580K NEG. 1408SF F/F TENANTED RM5.8K EXPIRY MAC. 10 RM780K NEG. 1690SF P/F HIGH FLR RM850K NEG. 012-2922597 / 80753177 E998
MONT KIARA FLORA MURNI BRAND NEW QUIET 1700SF WALKING DISTANCE TO GDN INTL SCH & PLAZA MONT KIARA ROI 10% RENTAL RM7200/ SALES RM850K ONO. MICHELLE 012-3997067 / 2093 7777 E30215
PANDAN INDAH COMMERCIAL PARK SHOPAPT 1ST FLOOR 1128SF RENO FULLY TENANTED WT INVESTMENT RETURN 13% EASY ACCESS RM12XK WELCOME LISTING. 012-2313151 E1386
PUCHONG SUTERAMAS A-PT 836SF 3R2B HI-FLR F/F TENANTED ROI > 8% BEST PRICE. WONG 012-2008760 20707070 E30835 |
Rolls sifu, that's the point I'm trying to make. If you were the seller holding this kind of property at such great yields, would you sell it off? At that price?
Surely there's some hidden story behind the numbers, like:
- potential rent is high, but few renters
- unit is tenanted, but tenants are not paying on time
- current rental is great, but becoming worse in the near term, due to new development coming up (cemetery, waste landfill area, etc)
What say you? |
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rollsroyce
Joined: 28 May 2007
Occupation: Jedi Master
Posts: 213
Location: Dagobah System
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| Posted: Thu May 08, 2008 3:53 pm Post subject: |
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| travelkl wrote: | Surely there's some hidden story behind the numbers, like:
- potential rent is high, but few renters
- unit is tenanted, but tenants are not paying on time
- current rental is great, but becoming worse in the near term, due to new development coming up (cemetery, waste landfill area, etc)
What say you? |
All valid comments & thank you for sharing. Sometimes, the ROI could be high because the selling price is depreciating! I can't think of a good example to quote now.
Therefore, all properties need to be investigated on a case to case basis.
Hope this helps. |
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fineview
Joined: 10 Sep 2007
Occupation: IT
Posts: 7
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| Posted: Thu May 08, 2008 3:59 pm Post subject: |
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These returns can only be achieved if the buyer bought the condo for cash. If he took a loan, the monthly installments would eat into his profit margin so at the end of the day, he could be making little or no profit...
Personally, I don't think it's easy to become rich by solely depending on rental returns. Too much work for too little money leh |
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travelkl
Joined: 08 May 2008
Posts: 8
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| Posted: Thu May 08, 2008 7:45 pm Post subject: |
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| rollsroyce wrote: |
Sometimes, the ROI could be high because the selling price is depreciating! I can't think of a good example to quote now.
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A succinct point there, Rollsroyce. I think that makes lot of sense - i.e. good returns on rental in the short term (for example, popular location), but a depreciating capital value in the longer term, for example due to expiring leasehold period or perhaps, high cost of repairs due to aging building.
For me, looking at rentals alone tell only part of the picture and all the knowledge, hopes and fears of the investor have been built into the market price (buying/selling) of the property. The advantage of the successful investor comes from knowing something else (in his favour) that the rest of the market has not yet factored in. And that is the secret formula that we are still lacking, making us the novice investors that we are |
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rollsroyce
Joined: 28 May 2007
Occupation: Jedi Master
Posts: 213
Location: Dagobah System
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| Posted: Thu May 08, 2008 10:13 pm Post subject: |
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| travelkl wrote: | | And that is the secret formula that we are still lacking, making us the novice investors that we are |
Frankly speaking, I do not have a secret formula myself However, by answering as many question as possible on the various forums, I get a lot of practice & knowledge.
...and life goes on... |
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