ASKING SEAN
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- Опубликовано: 3 ноя 2023
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Ultimately we invest properties for our future and our children, that gives meaning to why we put in so much effort. But for this particular audience, he has no plans to start a family, so why question would be WHY?
Why is he pushing himself so hard?? RM 7000 nett income paying for 5 properties, that's quite stressful. If he still wants to push further, I would suggest to kinda take a break and let the units rent out first. Meanwhile, venture into other mode of buying for better investment deals.
Hi Mr Anonymous, I agree with Sean. You are over gearing for sure. And withdraw money from EPF that gives you an average 6% dividend is not a smart move, unfortunately.
Any ROI of 6% these days for rental income? Unlikely.
Further more, most of your properties are purchased in the last 5 years; means you are already paying future prices. And unlikely to have any appreciation at least for the next 3 years, in my opinion.
And don’t forget, you need minimum 6 months to 1 year emergency fund.
Good luck to you.
very true. withdrawing money from epf is not worth it. Your second opinion is very true too.
In case you feel held too much property and you found it is tiring to manage many property or dealing with different people, maybe you can consider to merge it for example like monopoly game by exchanging 4 green houses into 1 red hotel.
???
Hahahah wtf😂
4 green house become 1 shoplot instead of hotel also can. Maintain 1 easier than 4.
This is GOLD
when we already invest in rental property thn will understand the hassle if set out 4 property diff places
Pretty aggressive investment with multiple property within this short duration and young age. When I am 30+ I have similar thinking but my target is to purchase 1 property every 5 years. The reason is likely in 5 years time, the property you purchase will have stable rental income, and likely to have capital appreciation and also enough saving for next property purchase. With the positive cashflow of installment vs rental income, then that is the time to invest for next property. Of course if is base on this rate, i will only can obtain about 5 property when hit age of 50+.
I am against the idea to invest everything for until you are retired, by then you are in your 50s and 60s, your best years have passed. What's there to enjoy? not to mentioned if something happens to you before you reach your retirement, you would have wasted all these effort for nothing.
Yes invest abit and also enjoy life at the same time!
I feel you. Not everything you can enjoy after 50s.
there are two groups of people, one is this, another is YOLO. no right or wrong.
@@Laughingorcorp no in between? I would like to think I'm in between. Lol
Exactly
RM 2100 + 1400 + 1200 + 1400 = RM 6,100, don forget got maintenance fees estimated , RM 1600 total commitment RM 7700( exclude fire insurance and local authorities fees and etc), all serving interest now most probably wait till CCC or reimburse at 60% baru feel the stresssssssssssssssssssssssssssssssss , if cant rent out immediately lagi more s and lagi cant sleep.
That why they need keep buying fill up the hole
stressssssss
renovation cost alone is a headache. IF able to rent out, then have to see what kind of tenant u have. late payment, tenant wont pay water or electricity bill, tenant trash the place, problem with the property itself. fuh.. 1 already enough headache, if have 5.. fuh.. the stress. good luck
Good stuff but for those who thinking wants to have stress free, pls avoid doing this kind of idea because it may paralyse our long term idea or opportunity, the property investment is not like before. Now all are pandai ready.
Always coming back to learn!
Yayyyy I'm so happy you pronounced it correctly! Well done! Hoping to bump into you in mont kiara one of these days Sean. If I do, I'll buy you a coffee 😊
When i was making above 10K, i didn't even dare to financially overstretch myself. The thought of owning more than 2 apartments was daunting to say the least lol
Yealoh. Risk tolerance is one of the least focused topic within this investment realm actually.
Thanks for sharing!
Still depends how wealthy your family, if start from zero can’t compare to those from rich family
How do you become rich ?
@@nicktan4530 by not wanting to get rich easy and quick cos you will be prone to many financial mistakes with that mindset. I can now potentially get RM6k per mth (solely fr EPF) upon retirement @ 55 until I turn 90 simply because I was patiently grinding my way thru for 20 yrs
with higher salary, i wont be doing this. the max number of prop i will have is 2 or 3 and then diversify to other types of investment instead. its hard to rent out or get a good tenant, big risk there. not enough liquid fund as well, may cause huge financial strain. need to think very carefully here
This case study is very motivating but not realistic because of some obvious WHY and HOW
1. Why the Bank even allow to give loan when his DSR already burst?
***offer him super high interest and he die die accept then added guarantor?
2. Did he pawn the property that fully paid by his parents for gearing purpose?
3. What else left when maintenance fees came in ? house fixes? insurance? taxes? renovation?
***Bank not consider this part? or choose to forget?
4. Did he fake his profile to make things work but actually revealing to Sean that he only earn 7k?
***Or he actually earn very decently, just want to test Sean and see how he can turn the table around under such circumstance ? hahaha
hmmm, I just don't understand how far it actually can goes beyond that and did workout at the same time, the math just don't seems to be logical and relevant
Well, from just the description, his DSR is not burst (although I can't be sure whether he has been getting net pay of 7k all these while and without any other loans).
DSR is calculated based on Nett pay (to be exact, it's 80% of gross for most banks which is almost nett pay for most people after epf and tax deduction) minus commitments registered on CCRIS. Since he is without any car/credit card, his DSR is about 7k for most of the banks and maybe 6k for the very very conservative banks.
His 1st property is fully paid.
2nd 2.1k
3rd 1.4k
4th 1.2k
5th 1.4k
That's around 6.1k.
Given that he himself is working in bank, some banks do give interest subsidies to employees and bank employees are kind of easy to get loan as well. Plus his first property and around 160k of cash equivalents, he is like the gold class client that the banks will keep calling to offer loans/investment products.
And for his coming property, he can just get his tenancy agreements for his upcoming VP 3rd and 4th property as additional income proof. Say 1k each, his DSR is then restored back to above 2.9k which can get him like 2 more properties (with 1.4k installment).
Banks or to be exactly the world financial system doesn't consider expenses (i.e. maintenance, petrol, insurance, the money paid to parents/spouse/kids). But kudos to this Mr Tan, I am in a similar salary range, but not even want (read dare) to commit to a 2k monthly mortgage. I guess risk-averse is really subjective. Lolx
it is great to see you in BBK👍
I sold my house last year and plan to buy a new one. Unfortunately my father had stage 4 cancer and he doesn’t have medical insurance. The cost for entire treatment in future 2 years will cost RM400K. I’m glad that the house I sold cash me some money. But I can’t buy a house anymore. I’m currently staying with parents. Insurance is important nowadays and I hope everyone takes this seriously.
Sorry for the unfortunate news. Stay strong yea!
Sorry for it but why not government hospitals ?
Having more property is good actually....just make sure wont affect your daily life~ daily expenses and money for lifestyle travel...if no affected...then go ahead... invest as much as you can~ make sure enuf cashflow and backup money...
Maybe can consider refinance the first second storey landed? then you should be more flexible and secure in term of cash flow
Sean, you forgot to mention income tax on rental received. Of course not declaring will run the risk of being penalized on undeclared income. Also you could advise Mr Anonymous Tan to set up a holding company to manage all the properties where he can charge all expenses to this company as well. Remember first property is not taxable, subsequent properties are taxable. Also does he have enough monies to pay tax on his income? Other things to consider is Commercial property utilities are higher, some do not have car park included which you will need to cover to attract tenants, monthly maintenance and service fees a consideration and repair costs on rentals can be high too eg leaking water pipes in tiles, plumbing issues etc. And yes, I think he is way over geared with not much savings.
Good to impress others with the amount of property on hand, I would rather keep more cash for more property / business opportunity in future, opportunity cost to consider
Obviously, to each their own. Your statement has its own valid point too while Sean's sharing his belief or point of view in property investment.
Suprise surprise! Lots of ppl don't get the EPF withdrawal amount correctly (Sean as well? lol). Limit is actually 10% of purchase price PLUS difference between approved loan and purchase price.
Eg, if your loan margin is 90%, that means you can withdraw up till 20% of SPA price.
I thought it was just 10%. Thanks for sharing!
I was told by EPF that the amount I can withdraw is the spa price minus the total loan amount + 10% spa price. Eg RM500,000-450,000(90% loan)+10,000. So the total that can be withdrawn from the second account is RM100,000.
I could not sleep if I am earning Rm7k with 5 properties. It's way higher risk than stocks/crypto/other investment choices. If you lose your job, you can sell your stocks/crypto to get cash almost immediately. Property not easy to sell and usually takes months to years. If no tenant rent? Cash flow issue will come.
dont forget about maintenance, renovation etc etc. problematic tenant? hoseh liao. tenant cant pay rent? its going to be so so so stressful.
His family could be rich n lending a hand when cash tight
@iherng how to address the issue where the building might not last 30 years by the time you're 60s or 70s or might be demolished for newer project like kampung baru.
Not worth to withdraw from epf, right? Better get 90% loan or wait till one has enough saving..
Interesting point on the generational wealth thing. I have been one of those that incline to stock investment instead of real estates.
I always thought if one leave behind 500k cash vs 500k property, people would generally be indifferent or happier if they receive cash. So now the real answer is get the 500k cash as down payment for a 5mil property with MLTA then die. Boom. Created a surplus of 4.5mil asset to the family 🤯
5mil life insurance is better choice for you lol
Many people always "conveniently" ignore the interest expense for every monthly instalment you paid. Rental RM2200, loan instalment RM2000, sounds ok. But your RM2000 monthly instalment break down into RM1600 interest & RM400 loan principal, which equal to a net RM1400 carrying cost per month. Mortgage bank is the one laughing at you :)
Well since it’s covered by the rent so why not just leverage:)
just remember to include the interest expense incurred throughout the entire loan tenure when calculating your profit in the end :) best if to include the opportunity cost of cash invested as well
One major issue that I have wondered throughout the entire video, of which you have mentioned is the WHY?
As a self-declared bachelor, why would you have so many properties of which you could only potentially enjoy once u the age of above 60?? Assuming average death rate; there’s not many years left for actual enjoyment of the fruits of labour, PLUS there’s no inheritance to next of kin, WHY??😂
While Mr Tan is still 36/7 years old, he has to pay instalments as well. Plus agent management fee, sinking and maintenance fund, provision for personal sinking fund, government costs like cukai pintu, whihc will add up to around RM 800 PER PROPERTY. I wonder what net income (or net loss) is left.
Mr Tan only gets to enjoy his RM 8K at around age 70. Let's be very clear on this.
Try to increase the income to lower the debt ratio and at the same time have more room to build your saving/cash/emergency fund faster. Don't forget the risk of being layoff. Using the long term invest mindset in stock, you will be doing well too.
Sean looks so proud and excited seeing someone venturing his route 😂
Excited but also worried because I couldn’t figure out the motivation behind. Thanks for watching!!
I only have one property which almost payoff at age 36 with 12k salary (after deduct epf). i feel i should take more risk after watching this episode, 7k with 5 properties even more risky than the one with 10k salary buy 1million house.
Well, 1 million full loan, at 4.5% 35 years, is about 4.8k, that's 48% of 10k nett.
6.1k installment on the other hand is 87% of 7k nett.
Of course the latter is more riskier. 😅
overgearing for use. Imagine IF the interest rate increases by 2 more percent and/or you lose your job, how long can you tahan? I am about 5 years older than you, and I can clear all your mortgage right now, even for your potential 6th property. But, i only have one property in hand.
love ur work sean..
Thank you so much Azmi;)
Hi Mr Tan
What do MLT, MRT means?
Good channel.
How much nett salary : house loan consider high gearing ?
Bro, really nice sharing and inspiring me.
Understand that you have invested more than 20 units.
Mine to share your source of income that can sustain and invest worry free?😊
No I don’t have 20 units yet hahaha. I aspire to have 25 when I’m done :)
Thanks for clarifying!
i'm ur follower now.😎
Thanks for watching!! I really appreciate it;)
im just wondering how OP got the banks to approve the loans since the more you buy the lower your loan eligibility. 4 loans. 1 own stay, 3 undercon. None of them rented out so not considered income. All this with 7k a month? What bank OP use?
There are 2 purchases with 70 % loan, so the monthly commitment amount is way lower so it’s still possible:)
but still its gonna be more than 50% of monthly income once VP if not rented out. Which bank so friendly to such aggression pls share.
@@helix99999bro, the bank obviously sees the other properties as collateral. Hence why he can get more loans.
@@helix99999 he said nett income rm7000, not gross. usually when u earn 10k or above, ur dsr can go up to 85~90%
I'll like to know too. What safeguard do Malaysia government has over a potential subprime crisis event where the cost of default is higher then a new purchase?
If Mr Tan does not plan to marry and hence no children, does he still need to buy MRTA or MLTA?
Well when it passes to the recipient, all those properties will be debts if there are no insurance to cover. So instead of passing down properties, we will be passing down debts and loans, which is not right.
its a requirement for bank loan, even if there is no next of kin, bank still need something to pay off the loan. in this case, its the MRTA or MLTA. no MRTA or MLTA, bank wont issue loan bcos there is no one to pay off the loan when there are no insurance.
don’t make any sense at all. owning High rise property for retirement just won’t work. most of the time when condo turn old the value drop
Let’s see lah since I’m already 13 years in:)
Sometime dealing with tenants is a big headache , espeacially late payment or no payment😮
That's why I'd rather invest in a portfolio of quality REITs. Stable, recurring income, no headache managing tenants
@@dannySG61 The difference will be leverage.
@@iherng you can do share margin financing. Some banks offer rates as low as 4.8-4.9%.
What I actually did was, I made full use of zero and low interest balance transfer plans for my credit card spending, so that instead of settling my credit card spending by cash, I use those cash to invest. That is also a kind of low interest leverage.
Quality Malaysian REITs like KLCC, IGBREIT, Sunway REIT etc, are now yielding about 5-6% net.
even worse is that they trash the place
Invest 50 percent. Enjoy 50 percent of ur salary
I like the question about the motivation as well ... like anon Tan, I don't plan to get married and have kids, so I don't really feel the need to invest in property.
Doesn't stop me from consuming your videos religiously, though.
Can be his passive income when he retires in future.. i guess lah
Frm his buying style. Can see he just buy new house. Hope he learn about home maintenance and managing ppl. When it hit 3 units. Ppl management is crucial
Very good point Nexus! Thanks for sharing.
insane moves for man earning 7k only ..anything can happen.. whats the use of having many properties but still oweing ? Having more loads not the way ..
Perks of working in a bank huh, the average person wouldn't be able to reach that amount of leverage on an equivalent income level.
But why buy 5 property with used up epf account....temporary no commitment installment but when all your property is complete you may not be so easy going....
Good to flex with your own age people but not a good idea for the business minded people...
Salary earner behave differently compared to business owners lah. But those installment amounts are the standard rates for rent so I’m not too worried.
Hi Sean, I beg to differ with your MLTA/MRTA. I am single and to remain single.
Why should I be paying for the insurance to whoever person to inherit my properties? I can use this money for my current lifestyle than to pay for someone after my passing.
Is a bonus that they should be happy and to figure out how to manage the properties going forward.
Are you aware when they 'inherit' your property, they will take over the loan if you don't have insurance? It means when your loved ones passed over and 'give' you a property, it's now your responsibility to pay for a property that you don't have a choice. If the property is fully paid then it's fine.
Well it's absolutely your choice to prioritize your lifestyle more than the future of your loved ones. My logic operates differently.
Thanks for sharing.
@@iherng I understand you. Other than spouse or kids which I consider as love ones which I don’t have either; any other ppl to inherit my properties are ‘bonus’ . Else love ones can be defined as friends, neighbours, the list can go on. Individual has a choice to buy insurance or not. Similarly, I personally don’t think one should buy for life insurance if he or she is single. Or maybe we may have different perspectives in life. In this generation, I don’t expect anyone to take care of ourselves when we are old. We are responsible to our old age and retirement, not in turn for our kids to do the job. Or just an Asian way. But I get you. I just share my thoughts too. Not right or wrong, really. We may disagree but no worries , is a free world.
Agreed. Why need when u are single..
i agree when u are single. also, MRTA is not a few thousand, easily 5 digit or more. and i dont want to count undervalued mrta with minimum tenure (which I think is valueless) . if you are not having a wife/kids, you would have life insurance/corporate life insurance to cover this to some extend. not forgetting cap appreciate if any (Best to have a will if you are thinking of others). otherwise, i agree with those single, you only thinking of this life and investment is for old age.
ask urself this question - if no insurance (MRTA/ MLTA), who is going to pay for bank loan? even if have no next of kin, u still need insurance to pay off the bank loan, in this case its the MRTA or MLTA. bank wont take risk and give u loan if u die and no one else to pay the loan. which means, BIG risk, no loan. bank just want to make sure there are something or someone to settle the loan
Wah lau, Malaysia is so big, how come most of these units bought at under 800sqft?
Haha. Just because Malaysia is big doesn’t mean the city is big too. It’s all about being located in an address with convenience. Usually that’s because people don’t have choice as they need to be in the city for work. But after retirement, then don’t have to squeeze anymore;)
i cannot even think for those profess got 10 or 100 properties.. unless they are so damn great business money making tap to pay all these fees and maintenance
hi sean. can you tell us how you manage your so many propertiessssssssssSSSSss..maintenance, human management, utilities etc..wanna be prepared if someday i can make it like you. haha. cheers!
He has no full time job, plus with help of his company
What if he lost his 7000Myr job, and 2 or 3 of his properties (out of 5) could not rent out for 6 months or more?
either sell off those 3 or 4 properties maybe? 1 or 2 of this prop is paid off, so, should be easy for him. of course will need some time to sell them.
When someone lost a job, they find another job. But when you have 2-3 properties unable to rent out for 6 mth, it obviously means you've not done your own research and jumped into it blindly.
Just sell it. Simple
When question become karangan
Hahaha. But context matters.
Thanks for watching;)
What if unable to buy MRTA/MLTA due to illnesses yet want to buy properties?
good question, i wanna know too.
Good luck with high interest environment.
Lelong, at 5% interest
its just pre pandemic rate
How can he got monthly installment of RM1.2k and RM1.4k in KL. Blow my mind.
Is it too high or too low?
jialat better sell off that 2 last studio fast or not u bankrupt .. Rm7k salary where got enough.. u havent include cukai tanah, maintenance fees, time not rent out u have top up.. hero la him
Not really though. As long as he can rent them out then it will all workout.
Sean obviously knows his own property game inside out... while you're quite a novice by the way you tell him - sell or be bankrupt! wth
Five figures oso afraid to rake up a lot of debt
indeed
Salary rm7k, if the 5 properties fully paid then is fine.
7k salary with 5 paid off properties? if that the case for me, i wont be thinking if i wanna buy another property, i will think where to go for holiday
anonym Tan said he dun wan to get married, does not mean he dun have sons/daughters, right? 😅
At end of the day, he might be able to retire early with those passive income aka rental..
Yupe. I think at this state it's highly possible he will achieve his goal. But if he still wants to extend further, that's the danger zone.
Thanks for watching!!
Dude, u didn't own the properties, the bank owned them.
So CNY or Raya can show off to poorer relatives how hoseh are you. Different folks different strokes.
❤
Seems like this guy has not read news of overseas property market to assume that property investment does not crash
Well it's a personal preference. The fact of him not having any other liabilities shows his preparation.
Thanks for watching!!
Honesty this is very funny, you technically dont "own" any properties as long the individual title is still under the bank.
How can anyone be sure to be still working and having the same salary by age 70...
Just to clarify, you don't understand how investors think? Or how the banks think?
@@iherng Obviously the banks will win in worst and best case scenario but not the investors... To be fair, even banks gets into trouble sometimes...
7k and owning 5 prop?!? Nope now is those 5 prop OWN you!! 😂
obviously super over leverage and still want to buy more haha... buy stock cannot sleep but buy properties like buy vegetables and over maximize leverage can sleep, weird sia. Obviously young and furious nvr kana before, head so small income tiny only RM $7K think he superman liao lol! Better let him jialat jialat once, then he will learn, we all learn through life tribulations.
Already owned seven but still here to ask iherng? Hey boy r u here to show off?
Technically he doesn't own the property until the loans are fully paid.
1.6k and me being broke.
What's VP-ing?
Owh. It means the process of Vacant possession-ing. Hahahaha:)
Suppose supply is over demand. Is property market still that lucrative these days?
Oversupply yes but we need to be location specific. In Johor Bahru, high rise is oversupply definitely but not for long. In KL, oversupply which area?
It's best to not take statements like that as blanket statements because Malaysia is very big. Plus every area has it's own dynamic. We cannot compare Subang's dynamic with Mont Kiara as they are absolutely different. In other words, we just need to do way more research to make the right investment decision today compared to before;)
sounds a bit FOMO
or impulsive decision making.
Not many of people out there understand the godlike objectives of Sean creating generation wealth. You have my respect.
Please share Mr Tan “Big Why” once he revert. I would love to know why.
Cannot la, you spend a few minutes non stop telling his information without a note or anything. Hard to follow la, edit something very hard meh ?
you must be the free rider at your uni assignments.
RM7m salary?! Haha
Proud of your debts? 😂
humble brag ah? hahaha if pas take over malaysia your life is over
as if PH is any good.
@@epicCKLIM not better but at least not turn to worst..
im 35, having half his income, no property and dont understand a single thing
thats why @iherng is here to help lol u just need some planning i think
just 7k dare to buy 4 houses is insane