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Archive for April 2012

Dilema Membeli Hartanah Ke-3

26 April 2012 Tinggalkan komen

Saya percaya ramai yang mengalami dilema disebabkan panduan peraturan baru yang dikeluarkan oleh BNM. Ia menyukarkan lagi cabaran membuat pelaburan hartanah terutama kepada kategori middle income.

Saya sendiri tidak lagi layak untuk membuat sebarang pinjaman hartanah. Terpaksa menggunakan teknik lain. Berikut saya kongsikan artikel (petikan drp BizStar) yang membincangkan topik serupa, w/pun jawapan yang diberikan masih tidak memuaskan.

Refinancing apartment to buy third property


Our property investment consultant Peter Yee is the author of the books, You Can Become Rich in Property and The Certain Way to Life’s Riches.

Formerly an educationist, he has also been a management consultant, stockbroker, restaurant owner, property investor and investment coach.

Yee has a doctorate and master’s degree in business administration as well as a bachelor of science degree. He runs workshops on How to Make Money from Residential, Commercial and Auction Property in Malaysia.


 

Question

I have one serviced apartment with a market value of about RM500,000 and a rental income of RM2,000. My loan is RM339,000 with a monthly repayment of RM1,200.

A year ago, I bought another apartment for my own use. But I was transferred to Pahang and I’m renting a house there. My second apartment was rented out for RM1,100 and I’m paying RM750 monthly for the loan. I will return to Kuala Lumpur next year and I plan to buy another house.

The current banking policy is that I can’t get 90% loan for my third property. I’ll only get 70% and I have to come up with 30% down payment, which is quite difficult for me. I have three options.

  • Stay at my old apartment which is about 30km from my new workplace and lose my positive cash flow.
  • Rent a new house near my workplace. Positive cash flow will go to apartment rent.
  • Buy a new apartment by refinancing my serviced apartment. Since it is still new – completed in Oct last year – refinancing it will increase my monthly payment to RM2,000 per month. This means no positive cash flow for that serviced apartment.

What is your opinion on this matter.

Ramzul, Pahang

Answer

Congratulations on your success of getting positive cash flow!

Property investment is getting more challenging partly due to the 70% loan limit for the third residential property. Such a loan consideration is now based on the net household income instead of gross household income. The challenge is also partly due to the inflated prices of property in general.

The pricing and rental rates of condominium developments and office space in areas with an oversupply such as KLCC have been declining since the second half of 2011.

Your question relates to the future or about one year from now. Many things can change within one year and the future is uncertain. The general election is around the corner. Other considerations which may affect sentiments include the debt crisis in Europe, the US economic crisis tail off, stagnation of the Japanese economy, soft or hard landing of China’s economy and a slower GDP growth (an estimate of 4.8%) in Malaysia this year.

Property prices in cities and major towns in China, Hong Kong and Singapore are beginning to decline. The pricing and rental rates of condominium developments and office space in areas with an oversupply such as KLCC and Mont’ Kiara have been declining since the second half of 2011.

The reason for the 70% loan limit is to reduce the increasing household debt to service ratios (expected to be more than 60% in 2012). The 70% loan limit may change within a year, so do not worry too much for now. Be flexible and adjust your investment plan, as and when, the changes occur.

If you plan to purchase another house or a third residential property, here are other factors to consider before making a decision.

In considering your second option, renting a new house near your workplace and using the cash flow from your apartment rental to pay for it, is a good idea. This is because you don’t have to evict the existing tenant and it will help you save time and petrol.

For your third option, in refinancing your serviced apartment for the third loan – check with your banker for the maximum loan amount eligible – as the serviced apartment is sited on commercial land with a residential building on it. At the same time, consider the hidden costs such as maintenance fees, quit rent, assessment rates and rental vacancy rate.

I do hope the 70% third residential loan limit will be removed and you can continue your investment plan next year.

Peter

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Kategori:Hartanah

Tentang Emas Terkini

25 April 2012 2 comments

What say you? Harga emas tahun 2011 agak mengecewakan, tahun 2012 pula setakat ini lebih mengecewakan lagi. Apapun saya masih optimis dengan pelaburan emas, cuma perlu bijak memilih teknik yang terbaik. Lagipun, penurunan harga emas kini memberi peluang kepada bakal pelabur yang masih mengumpul modal. Pelabur tegar pula boleh menambah koleksi. Sedikit hint, pengeluar peti simpanan emas terbesar dunia terpaksa menambah koleksi produk kerana permintaan yang terlalu tinggi. Kemunculan QE yang dinanti-nanti oleh pelabur emas juga semakin hari semakin bertambah probabiliti ia akan dilaksanakan apabila negara Eropah seperti Spain dan Itali mungkin akan default.

Ini pula petikan terbaru tentang emas drp BizStar:

Gold losing lustre, is no more safe haven as price not holding up

PETALING JAYA: Gold, which is seen as a safe haven in times of conflict or faltering stock markets, has been on the wane.

As at 5pm yesterday, spot gold had retreated some 14% to US$1,633.35 per ounce from its peak of US$1,900.20 per ounce last September, suggesting markets are not holding out for more quantitative easing (QE) from the US Federal Reserve (Fed) or other central banks.

Late last year, the European Central Bank embarked on the first of two funding operations to increase liquidity in the financial system and stave off a credit crunch, pumping in over one trillion euros of ultra-cheap three-year funds by the end of February.

Dubbed LTRO, or long-term refinancing operation, the funds were snapped up by some of Europe’s biggest banks including Italy’s UniCredit, France’s BNP Paribas and Socit Gnrale, and La Caixa in Spain.

Despite that, gold has not tested US$1,900 per ounce levels since August and September, when a panic spawned by the eurozone debt crisis sent the precious metal to its record high.

Oversea-Chinese Banking Corp Ltd commodity analyst Barnabas Gan told StarBiz that gold had lost some of its lustre as a safe haven given the current “risk-off” sentiment.

“The US dollar and Treasury bonds are currently our preferred safe havens to gold due to their relative price appreciation,” he said.

On chances that the Fed may announce further monetary easing after several closely-watched meetings to be held tomorrow and Wednesday, he said it was remote as the US government’s Operation Twist, a bond buying and selling programme aimed at lowering long-term interest rates, was still ongoing.

Nonetheless, he does not discount the possibility for a new round of QE come June in spite of the lack of official hints, as a declining inflation rate and relatively high unemployment may give the US central bank “more ammunition” for QE3.

“Should our suspicion for the implementation of a QE3 this year come to pass, we expect gold to revert from a risky asset to a safe haven asset and rally above US$1,800 per ounce by year-end,” he said.

Another analyst however opined that gold prices were entering a “critical area” and had the potential to be volatile.

Australia and New Zealand Banking Group Ltd senior commodities strategist Nick Trevethan said prices were forming a triangle formation and could find support at US$1,600 per ounce if it fell below US$1.630 per ounce.

But he added that gold prices had held steady, due in part to the move by central banks in emerging countries to increase their gold reserves to 15% from 5% over a 10-year period.

“There is some buying by central banks but not on a large scale. They buy when the price dips, which has helped to prop up prices,” he said.

He added that the Fed would set the direction this week, and no mention of a QE would doubtlessly be received “badly” by gold markets, which typically rallied in anticipation of measures to boost liquidity.

“A QE would not be politically popular right now,” he said.

(Bernama reported Tuesday morning in Kuala Lumpur: THE PRICE OF GOLD AS AT 9.30 A.M. STOOD AT RM156.12 PER GRAMME, UP 33 SEN FROM RM155.79 AT 5.00 P.M YESTERDAY.

AP reported from New York: Most commodity prices fell Monday because of troubling news about Europe’s debt and the pace of manufacturing in China.

Investors worried that the challenges faced by the two regions could hurt the global economy, which would slow demand for commodities. Prices for gold, copper, silver, oil and soybeans fell.

Gold for June delivery fell $10.20 to finish at $1,632.60 an ounce, May copper dropped 7.2 cents to $3.626 per pound, May silver decreased $1.12, or 3.5 percent, to $30.531 per ounce, July platinum declined $27.90 to $1,556.30 an ounce and June palladium ended down $6 at $670.90 an ounce.)

Kategori:Emas

Kaunter JTIASA

25 April 2012 Tinggalkan komen

Walaupun KLCI sedang mendekati puncak, dan risiko agak tinggi. Tapi masih ada kaunter yang agak menarik untuk pelaburan jangka panjang. Salah satunya adalah kaunter JTIASA yang kini giat aktif dalam sektor kelapa sawit, dan ia juga ada konsesi pembalakan. Target sekurang-kurangya 30% untuk tempoh 6 bulan akan datang.

Harga tekini RM9.64, tapi saya agak yakin ia akan melepasi RM10 tidak lama lagi. Perhatikan kadar volume yang tinggi minggu lepas.

Jadi, anda berani melabur?

Kategori:Saham

Produk Apple makin Popular

25 April 2012 1 komen

Trend penggunaan gadget keluaran Apple makin popular terutamanya iPhone dan iPad walaupun selepas kematian bekas peneraju utamanya Steve Job.

Ikuti petikan penuh BizStar berikut:

Apple Inc., the world’s most valuable company, trumped skeptics once again by reporting blowout iPhone sales.

Apple says it sold 35 million iPhones in the January-to-March quarter, almost twice as many as it sold a year ago and above analyst expectations.

Apple’s stock was down 2 percent at the close of regular trading, as investors believed phone companies had reined in iPhone sales.

In extended trading, the stock rallied $43.83, or 7.8 percent, to $604.11.

Net income in the company’s fiscal second quarter was $11.6 billion, or $12.30 per share. That was nearly double the net income of $6 billion, or $6.40 per share, a year ago.

Analysts polled by FactSet were expecting earnings of $10.07 per share for the latest quarter, Apple’s fiscal second.

Revenue was $39.2 billion, up 59 percent from a year ago. Analysts were expecting $37 billion.

IPad sales came in below analyst expectations, at 11.8 million units. But that was still two and a half times as many as it sold in the same quarter a year ago. Apple launched a new iPad model in the quarter.

Mac sales were also slightly below expectations, at 4 million.

The relative strength of iPhone sales means they accounted for 58 percent of Apple’s revenue, more than ever.

Three years ago, the figure was 27 percent.

As has been the trend the last year, Asia, and in particular China, accounted for much of the revenue growth. A quarter of Apple’s sales now come from Asia, excluding Japan. – AP

Kategori:Macam-macam

KLCI Paras 1580

24 April 2012 Tinggalkan komen

KLCI sedang berada pada paras kritikal buat masa ini.

Paras support seterusnya pada 1575, jika gagal ia akan terus menjunam ke paras 1565. Jadi berhati-hatilah ketika ini. Saya lebih suka tunggu dan lihat, sehingga indicator buy yang jelas datang menjelma.

Kategori:Saham

Kumpul 100K dalam masa 9 Tahun

20 April 2012 3 comments

Post kali ini saya ingin berkongsi idea cara untuk mengumpul simpanan tunai sebanyak 100K dalam masa 9 tahun.

1. Cara paling mudah, simpan RM800 – RM900 setiap bulan dalam mana-mana dana (ASB, ASW2020, akaun simpanan, atau unit trust) sehinggalah terkumpul RM100K. Tapi unit trust ada risiko, mungkin akan melebihi 100K atau berkurang, bergantung kepada prestasi saham.

2. Cara yang agak mengelirukan, buat loan ASB dan bayar setiap bulan kepada bank RM600 – RM700. Tempoh loan 25 tahun, amaun 100K, kadar faedah 6%, dan dividen ASB 7.5 sen. Pastikan anda tidak mengeluarkan dividen yang diagihkan oleh ASB setiap awal tahun. Genap 9 tahun, tamatkan loan tersebut, dan anggaran amaun terkumpul adalah melebihi 112K (jika kadar faedah kekal 6%, dan dividen ASB tidak kurang 7.5 sen). Bagi mereka yang mampu untuk buat sehingga loan 200K, boleh kumpul 100K dalam masa kurang 5 tahun.

Jadi yang mana satu pilihan anda? Ada cara ketiga yang lebih advance, tapi itu untuk post akan datang. Selamat melabur.

Nota: Kadar faedah loan ASB buat masa ini 4.95% (BLR 6.6 – 1.65) sahaja, jadi bayaran bulanan hanyalah RM580 + RM20 (insurans), maka amaun terkumpul akan melebihi 114K setelah genap tahun ke-9.

Kategori:ASB, Pelaburan

Kirim Pahala?

17 April 2012 Tinggalkan komen

Sangat menarik untuk dibincangkan. Tapi mesti secara ilmiah. Perhatikan gambar yang ketiga tu.

Artikel terbaru drmaza.com: Fact and Evidence in Islam

 

Kategori:Santapan Minda