Hey Josh, really want to commend you on this interview. Really well done! You asked all the correct questions and pressed the right buttons: 14:21 - for rental income, put in maintenance charges would bring abt nett 3+% pa 14:46 - non-residents subject to income tax 30% ON TOP of the 3+% yield 15:36 - if we pay in full, we are taxed 30% 19:23 - Sgporeans buy @rm600k, we still have to exit at RM1mill (and msians make up 1/3 of R&F) 23:36 - would you refer R&F or Landed 31:18 - your skepticism is very valid for Woodlands (Sg) property vs R&F appreciation 36:46 - mortgage loan rates in M’sia abt 4+%
I want to know how much is the ticket price for RTS. I think it will be at least 5-6 sgd single trip. And it will gradually trend up. RTS per-hour only carry 10K Ppl even at daily peak time.
I been to R&F Mall couple of times since before covid till recently, it's still like a ghost mall with most tenants not able to survive and very empty.
Ya occupancy still not good though the main street on ground floor has alot more F&B now and supermarket popular. There are some upcoming news on tenants but I better not spoil it first
yes. There is ! Meldrum heights (Building) Oasis (building) Majestic (not build) All these are walking distance R&F also building their 3rd phase too Have competition too
Hi Josh, thanks for the video. I hope Mr Loo’s fans and those so thrilled about buying JB property will see this and have a better understanding of the risk reward ratio. This is just my personal opinion but I would take what Ryan said with a huge dose of salt. Much of what was said, is said with vested interest. And there are obvious contradictions if one were to listen carefully
Many units are for investment purposes and AirBnB short stays. That means strangers will be moving in & out daily in the neighbourhood. Do anticipate the downside as opposed to projects that people buy for own stay.
Thank you Josh. A polite professional interview. Great questions. Personally - I believe we should allow Malaysians make profit from Malaysia. Singaporeans can make more than enough money (historically) from Singapore. If there are not queues of Malaysian buyers.. maybe we should ask why? Best quote: "there is no need to buy... you can rent". Rent is so low... there is no financial advantage in buying.
Good questions and equally good answers from both👏👏👏 I think any investors will need to do their own research on 1) the historical trend of JB properties on appreciation over time. 2) the overhang (over supply) of JB properties for the next 5 years and the in-approval projects that had yet to start and those half completed due to Covid 3) rental as R.O.I taking into consideration taxes, maintenance fess, mortgage interests, forex changes etc My own person choice is to rent for the following reasons: 1) $S300k into say FD at 3% would be equate to about the RM1 million property investment minusbthe uncertainty. 2) Freedom to choose to scale up or down after every 2 years ie moving to a newer and/more convenient property. 3) No headaches or heartaches (in most of the cases) when comes the time to sell of the property. 4) RM exchange rate ..... going up 😊 or down😂😂
To add on to above 1) Foreigners are charged a high RPG tax when selling their property. The tax rate is 30% for the first 5 years and 10% from the 6th year onwards. 2) To reduce the surplus of properties, developers can now sell to foreigners for less than 1 million. This has caused losses for early buyers. Be prepared for potential losses if decide to buy. 3) New property, whether for landed homes or condominiums, are typically based on the developer's listed price, which often decreases after completion. Banks usually do not appraise the value to match the developer's price list. This trend applies to both weak and strong markets. Buyers should be cautious of Phase 2. 4) Strata living challenges arise when there is an imbalance between investors and actual homeowners. This can complicate matters when coordinating repairs with neighbors. Review the MCST report to understand % of unpaid maintenance fees. Consider long-term maintenance obligations compared to owning a landed property. 5) Fire safety is important for high-rise residential buildings, but more understanding is needed on how it works.
if u cannot exit, how can the property appreciate in value. this is for people who wants to retired and stay till u passed away. It is not for investment or capital appreciation.
I stayed in R&F in December of last year using AirBNB, the facilities are poorly maintained. Even the toiletbowl and shower leaks, and strong dustbin smell. The shops under the R&F condo are hardly operating for some reason as well, with only 50% of the shops fully operational. If R&F has high occupancy, why are the shops operating at such low frequency,
Ryan's content is great, gives us a good perspective on Malaysia Property and outlook. But ultimately we should always look at our personal situation and lifestyle before we commit to an overseas property purchase.
Yes. I think a Singaporean in his 20s to 30s are unlikely to buy overseas as they are still going through the BTO route, MOP, asset progression but we do see alot of retiree buyers who are looking to manage cost of retirement and have lifestyle options outside of Singapore while still nearby family and home
in Jan 2024 I used $300k to build a portfolio in stocks, after 5 months i raked in $16k already from dividends and trading profits. you might say it is a fluke but i have been using that same $300k since 2009 raking in $15k to $22k since then. $22k was the record in 2023. I'm on my way to break that in 2024. Only stocks in SGX, nothing high risk. And it is done part time (60 minutes in total a day) while working full time. So people with money to throw, there are better options than JB properties. For those who don't really have money to throw and thinking of borrowing - don't throw your life and your family's away. I'm no banker or someone financially savvy - just an engineer on my way to retirement. another 1.5 years of work to go - then enough is enough. Time to spend money and enjoy!!!
now is August - the same 300k got me 26k+ to date - i have already broken lat year performance of $25k, with 4 more month to go - I am targeting $30k for 2024.
So did you start building your $300k portfolio in Jan 2024, or Year 2009? Contradicting information. If you had a $300k portfolio in 2009, in the 14 or 15 years since you would have been able to grow it to over a million dollars, in which case you should easily be collecting 50-70K in dividends and profits annually.
@@kevinlim7974 i had 300k cash in 2009 but not all were in shares until 2024. This year yes i have 300k in Jan 2024 and now in Nov 2024, I have earned $30,668 (56% from trades and 44% dividends) as of today. I don't put the earnings back into the portfolio of shares.
@@kevinlim7974 on hindsight i could have just bought DBS in 2009, it was only about $8.50 today is $42.4 - a sum of $1.49m netting $76k in dividend this year. But I did not. The point is i still have that $300k and this year made me $30.5k already, $25k in 2023 and $14k in 2022. These are real, not plotted off a chart, money in the bank. so I am confident i could repeat my humble $30k a year with that $300k. I also bought a 3 room HDB in 2009 for $300k - coincidence. But only forked out $100k for it. After a 3 year MOP (yes it was 3 years in 2008/2009) and it has been rented out since 2012. The rent collected has breakeven my cost (deposit, loan and interest) and is netting me $36k a year since 2023. and I ave again $300k in FD, collected about $8.5k. so you can say the $900k in total got me $75k in total (share trading+dividend+rent+interest). And the price of the 3 room HDB is now selling at $400k, so $100k capital gain. with $75k a year is equal to RM250k - so I can simply rent and enjoy anywhere in Malaysia - why get a property in JB and get stuck with it
need to clarify a few things: 1) that famous sheltered walkway between R&F and CIQ has been chopped off for construction of the RTS that passes through it. when and if will it be rebuilt- no one knows. 2) walking distance from R&F to bukit chagar RTS is 800m (R&F to CIQ) + 600m (CIQ to Bukit Chagar RTS station). so the actual walking distance (if the sheltered walkway is restored) is 1.4km. walking time will be closer to 20 mins. 3) Also the most important consideration for SG buyer is WHAT is the legal basis (visa) to reside in JB?
1) Temporary only. RTS team replied June 2024 will put back. Original schedule was for Sept 2024 2) Ya probably 1km at least end to end. But fully sheltered from weather and traffic. And today already hundreds if not thousands of residents do this everyday. In Singapore also this distance not that un-usual 3) Malaysia My Second Home is for full time residency. But there are other methods depending on how much time you want to spend in Malaysia. My videos cover in detail
my take is this - if want to buy malaysian property one must first accept 3 things; 1) Don't think of it as a financial investment, if lucky break even at most. 2) Use only money you have and willing to "throw away" and be prepared to lose the money used 3) Accept that you may be stuck with it - cannot sell, cannot rent and yet need to maintain.
Great video, I learned so much! It is not just 3 train stops because immigration clearance will make a whole world of difference in the timing. We will not know how efficient the immigration clearance will be for the RTS, especially on the Johor side, until it is live and running. One suggestion for the video is to slow the speaking because even when I turned on subtitles, the text did not capture what was spoken, so I had to guess based on what was spoken and what was on the subtitles.
Agree, Ryan sounds very shady. Only tells you information in bits and pieces. First he says yield is 4% then you probe further he says 3%, then you probe further he says yeah....blah blah. KNN. Tax of 33%?!!! Buy already become Malaysia's feeder, give them money every month/year. In reality, R&F prices have dropped over the years, it is only during this recent Phase 2 launch that they elevated the prices to scoop the market.
I visited R&F a few times, even had a mini van pick me up from my place to send me there and back. Almost bought but luckily didn't. Units were bad, many are sold as it is condition, meaning whatever defects that came along, it won't be repaired. And yes, there are a lot of defects like tiles cracked, shattered glass, uneven floors beneath the tiles, missing panels etc. Even facilities like gym seems run down. No Aircon and all fan even though gym is very big, even have one big cracked mirror inside. And this project very interesting, have many table tennis tables...too many in my opinion. I also hanged around the area to look at the profile of the occupiers at the lobby, facilities etc...honestly not to my liking. Very soon it will become a foreigner worker quarters with many people in one unit. Good luck to those who bought and also renting out. For the stress, effort etc...i rather have a peace of mind and put the money in fixed deposit to earn Sing dollars
@@eatdrinkrunwalk I've stayed in R&F a couple of times and the residents I had bumped into are mostly chinese (as in from china - that probably explains the table tennis tables LOL). The food stalls downstairs are closing. More shops are now vacant than before. If indeed the residential community is expanding or fully occupied, why is this even happening? Residents don't need to eat? The developer is in financial distress and filed for bankruptcy in 2023, its now teetering between total collapse and near collapse. You are right, thats why these things will not be repaired. I also find it ridiculous that its price is often twice or more of other JB properties (do Singaporeans even know that they can get a double storeyed terrace in JB for under RM 500k?). These people are trying to skim Singaporeans and selling the RTS as a game changer. There is NO game changer here cos the borders have always been opened. Its not like the borders had been closed and now its suddenly opened, then yeah thats a game changer. But not this, the hooray will end as quickly as it comes. If anything the train just adds in an additional mode of transport, thats all. And we still don't know what the private operators of RTS will be charging for tickets.
We stay there last few month ago and meet sales RNF agent too .My visit there were quiet surrounding and building material optimally not to our expectation .
JB properties depends on Singapore's economy. If recession hits Singapore, then say bye bye to your yield. Because there's more than 1.3 Million Malaysians working in Singapore, and there's daily commuters about 300,000. If Singapore suffers reccession, JB will be the first one to be hit hard. Because a lot of Malaysians whos working in the service sectors lives in JB as renters.
Yes Singapore and JB economy is intertwined. I think its more positive than negative as Singapore is in very capable hands and in a better financial situation than many other countries
The best property to invest in Johor is landed free hold houses, factory or commercial if u hv the deep pockets. For condo, the last to consider simply BCOS the management is questionable. As years go by , the condo are depreciate. Instead up swing
Thanks for a Malaysian agent to share. Indeed, it’s only recent that I was aware of the $1m is applicable from developer direct. However, I’m surprised ccy risk is not mentioned. I guess the bigger risk could be exit plan, with the government uncertainty 😅
Hi Josh, Possible to validate the foreigner can buy RM600k from developer? or is this one of those unwritten rules, which Msia have a lot of such things. As a msian, i must say msia rules are worse than china govt. anytime can change anytime can enforce, anytime can tidak apa(nevermind la), and anytime boleh
Special approval has been granted for the completion of units in Phase 1 due to oversupply. 600k is affordable but not all affordable options are good. Check the Sinking Fund & Maintenance report for potential high % unpaid maintenance fees.
Honestly, Malaysia's property are not to be considered for any singaporean. Basically inflation, depreciation of thr ringgit against sgd in %, taxes, monthly fees, interest rates and exit plan (ease of selling off)... not a buy for singaporeans. Basically u will have your cash locked up that's all.
R&F, country garden danga bay and forest city , all these condominium projects are very crowded like HK, all condo units are very close to each other，very stressful, my personal opinion, these condo projects are not good for living.
The RTS can only manage 100k traveller per hour when running at full capacity. If RTS will drive JB property to rise, that means SG property will drop due to moderation. Then better save cash bullet for SG property when the moment comes.
Hi Mr Josh, Is me again, Dixon. Just for sharing, Yes, for Singaporeans that buy direct fm JB Developers, will have different entry $. Below provided by agent. 1. Oasis RM1mil up 2. RNF RM500k up 3. Paragon Gateway 500k up 4. Larkinton RM400k up Cheers!
Even new project in Singapore are full of defeats. D'Nest was the one I stayed brsnded new in 2018 where toilet bowl was broken, the entire balcony window not fixed properly which was a big flaw , the walls full of hairlines and so thin that I can hear my neighbours etc. Luckily, I disposed off with a bit profit but no regret.
1.4M for R&F 2 rooms, and interest rate of 4.x%, how much is the monthly rental fee and do you consider it is a good investment? also what do you think about the capital appreciation after 10 years?
Very nice sharing… I am an owner of Phase1 R&F and I can say that despite all the forex losses.. etc.. I am not disturbed by it as my aim of buying back in 2014 is to serve as an exit strategy from SG
Which complaints? Foreign risk is real.. Maintenance risk is real.. defects issues are real . But all these risk are ever present.. Just simply Singapore is safe and stable doesn't mean everywhere else is the same... The fact remains that JB is closest to SG and it is the only country in SEA that allows foreigners to own freehold in their own name... And RTS will open up opportunities to arbitrade cost of living...
Those who never encounter noisy neighbours might think all units are supposedly quiet n all neighbours r considerate Such location n projects most probably rent to tenants. Can't imagine how noisy it can be
A very informative video.One of the best in your portfolio. Doesnt make sense to buy Jb condos for rental but certainly not a bad idea for own stay/holiday home.
I have been to r&f cove phase2 to onspect, i dont see a lot of ppl on pjase 1, occupany rate maybe high but the number of ppl there is low and its veru empty. On a related topic, chinese developer r&f guangzhou is having severe financial issues and it dampens the outlook for chinese dev to continue develop for princess cove. Just take a look at forest city btw
occupancy rate high but number of people low? On the Chinese real estate market, its a quite complex topic. And often we don't get first hand news outside of China. But R&F is not in the red zone list, although the entire real estate industry in China is in distress now, just have to see how bad for each developer
buy woodlands condo can exit bec buyers are hdb upgraders. Who are the buyers of rnf which 1) malaysian rather buy landed. 2) singaporean can only buy RM1m of a resale RnF. And those families with kids confirm wont buy.
A train connection is not going to close the gap. The valuation of a property in different country involves in gpd/capital, income, inflation, tax policies, total household debt against gdp, national interest rates, monetary policies and supply vs demand and affordability are the factors that a property prices. By banging on the rts to close the gap... basically trying too hard and hoping too much.
@JOSHTANLIVE honestly these developers are only making malaysia's situation worst. They only worsen the total household debt to gdp which is already bad for malaysia to begin ( overstressing banks.)with and a lot of malaysians are not aware. Where many are not mindful and easily move by those FB ads on the condos that are near to rts stops.
@JOSHTANLIVE if rts can close the gap then the rts project must be able to bring in profits directly or indirectly that grows Malaysia's foregin reserve by 300% resulting in an increase of 1:1 against singapore on interest rates for mortage loans, replace all of Malaysia's debt to net asset (positive surplus), increase gdp/capital by 700%, stable exchange rate BTW myr to usd within the range of +/-2%, actual price appreciation of property price gain base on actually inflation on your daily expenditure for import goods.
Closing the gap is said with vested interest. Property is about location, location, location. Even in Singapore, there are places where property prices defer when separated by a short distance as one junction
Hi, any comments on Oasis Residence? Do you think its a good buy for Singaporean? Is CTC a stable developer cos JB property project have some developer bankrupt and construction came to a halt.
It’s quite far from RTS . Not really as what they said walking distance . Have to walk 900M Next to longkang . GBW hotel opposite going to have 3 upcoming project . 1)Majestic developer 2)vsummer 3)Exsim 5000 units . Better wait for that
I just bought a unit at paragon gateway for ownstay, paid less than 600.I like it as its not too large like rnf and has amenities and shuttle bus too. Near ksl and midvalley. Its part of my exit strategy from Singapore in future. I know its cheaper to rent but I prefer to have my own unit as I will move there when rts is up. Some may say Im crazy and maybe i am.
I stayed in Phase 1 last December when visiting the inlaws in JB. I wanted to see quality and foot traffic there. Actually, it was not bad at all. Yes, I found some build quality issues like for example the shower in the master bedroom practically smaller than hallway bathroom shower and the shower door goes in, not out. Once you go into shower you can barely close the door. Foot traffic was good though and the amenities, like restaurants and the Jaya supermarket were good. The dim sum place at the end was quite good, we went there often. All in all, not bad if for own usage and not that concerned about appreciation. Car traffic at peak times around that area was bad at times, so when the station is opened and everything is fully operational, watch out. It will be hard to drive to the station I feel.
@@oceanlow3471 Obviously, I tried to pull it out. Maybe they installed it wrong??? Why would I force it to only break it and then have to pay for it? No way!!!!!
House will not have zero value? Actually - value can (for flats) go to Zero. Because there is a very large maintenance fee each month - so the future maintenance and taxes and future lower rental can make the flat worth zero.
I do agree govt should control supply better but there is no HDB in Malaysia, so alot of private developers make the decisions to build or not to build
Buy for retirement in JB is ok,. Note that R&F is huge and alot investors doing airbnb, imagine the rental competition as well as staying in so frequent airbnb neighbors. Also google their quality and service.
There are a few condos nearer to RTS such as coronation, tri tower, sks but also priced high and sporean only can buy 1mil. A little further but abt same distance to RF is the MBW project only seeling at 650psf but only 1mil can buy for sporean. This project will have higher upside imo
Personally, i feel that R&F is a very depressing place to live. The blocks are tall and close together, giving a "prison" vibe. Some units are perpetually in shadow. I doubt i could stay there long-term. If you talk about investment potential, then i think the potential CAGR falls short of other, more liquid forms of investment. As a place to spend my golden years, i would find other developments in JB/Malaysia.
If its for lifestyle change, just rent. If its for investment, nowhere is safer than SG. If cannot afford SG properties, look at other asset class. Dont be hardup to own foreign properties. The risk is incalculable so forget about returns projection. Who can predict what the Sultan feels like doing when he gets out of bed in the morning? Which authorities you have 100% confidence? Not even their Courts or police are comparable to ours and we expect them to deliver SG standards? What more if SG is not even good enough for us and suddenly we can tolerate the incompetence there? Dont be con.....by ourselves.
Will Malaysia government pay the HSR construction cost to SG board? Don't expect Singapore government pay for it. Yes, we like HSR, But SG only pay for local portion construction.
Yes SG only pay SG side construction. Please read the details of HSR last time. There are lots of questions answered if people actually read the details instead of assuming
R&F project is literally priced and targeted at Singaporean. and further discount will be given if you do full cash. those Phase 1 SG investor is not actually making money. look at the exchange rate 2018. its SGD$1 - RM$3, and with 4.5% interest in loan, i really dont think investors are making money. locals hardly buy R&F. if plan to retire, i don't see why must be beside the CIQ, you can get a car easily to commute, maintenance is low for car. you will need a car to go makan around the nice food places anyways. Let just say if the R&F is full occupancy, I will avoid this place at all cost.. imagine the traffic jam all this.
JB property best for retirement when you get SG property rental to cover your expenses in Malaysia like property mortgage loans, car, daily living expenses, etc. Looking from investment perspectives not really can make much money! So far the best mode of transportation to and fro JB is by motorcycle during off-peak where Yishun to my JB condo only takes about 40min! Then definitely my choice of property won't be RNF as it's priced at a premium price more than nearby condos!
@@AlphaMarketingSG Yes, definitely got seaview condo which I can never ever afford in SG! Quality of life rise by leaps and bounds and end of month still got savings!
The road surrounding this project always heavily congested and some reviews mentioned that phase one condition is bad and estate is poorly maintained. Do walk the ground before signing on dotted lines.
if its rlly rlly that good why he as a malaysian dont invest himself? since theres more then 100 enquiry for a ratio of his 10 unit LOL. because he is just an agent trying to sell the idea.
If you buy a unit that's < RM1mil fm Developer and if it doesn't warrant a RM1mil price tag by the time u want to sell...will mean u can only sell to M'sians?
I think many Sgreans is buying it as an investment + retirement home. Renting Singapore properties will be more profitable and retiring in JB is much cheaper and better lifestyle.
Buying M'sia properties should never be viewed as an investment. The chance of making profit over the years is almost 0 unless due to extraordinary factors. Maintenance is a big headache as the unit gets older. Problematic to solve all the maintenance issues.
Hi, may I know why you do not encourage Singaporeans to buy overseas properties like those in JB? Is it because of some unforseen risk that is not manageable?
Even my Msian colleagues think that it's too risky for Singaporean,especially Chinese to buy. Msia law can change anytime and arrest u. And every Msian colleague, I know, who bought JB properties, are making losses so far.
@AleksiIvanov-kz5yb and I heard from two different people, that msia custom dun like singapore passport to go in and out their CIQ everyday, they will assume u live in JB to exploit their currency values, and then play games on u. Msia is msian first, unlike Spore, so Singaporean are at a disadvantage.
@@seabreeze667 They may not be smart to think that Singaporeans spent there will exploit their currency value. As oppose to SG, SG has an overly smart govt that betray their own local citizens for their own benefits. This is largely due to conflict of interest because they need to betray locals in order to siphon more money for themselves through depression of wages. Govt and senior management of companies mostly are communist who hope that staff or citizens are slaves working for them for free so that they can achieve extraordinary wealth. Money they take, work you do. Simple.
Exchange rate losses. Supply will always exceed demand. Politically unstable. I have not heard of any Singaporean buyer making money investing in these new condos
We have no plan to retire in JB because it will cost more than stay in Singapore. Our household expenditure is around sgd 500 (exclude my income tax) per week now. Rather travel the world than buy a retire home in JB. (CDL condo in Woodlands just beside our new 4 room bto, Champion Bliss.)
I find it cheaper to retire in JB than in SG for sure. Travel to regional destinations from Senai Airport is very cheap but the Msian budget airlines always late, so prepare to spend lots of time in Starbucks at the airports lol.
@@petiachoo1615 My hdb was fully paid and I will be 56 this year. I do not see any reason to buy a condo in JB, get/maintain a Malaysia registered car and apply for retirement visa now. Those will be huge retirement expenses.
I agree with Ryan that there is a huge disparity between Condos in Woodlands and JB city centre being only 1 mrt stop away. It is logical that with this disparity, the potential for capital appreciation and rental yield increase in the future will be in the favour of JB. Singaporeans IMO looking to invest in JB should look at the properties near RTS stn now. The prices are rising very fast. Soon, you will find yourselves priced out even with the favourable exchange rate. Think JB city centre as SIngapore 20 years ago. History is repeating itself. And it doesnt come by so often.
wah you bullish. Im bullish actually. There is a tipping point that we will cross after RTS completion. My observation is majority of Singapore population not even aware RTS is being built. Imagine the wake up call 3 years from now
Disagree haha. It’s still a different land and different law and different development of the place. I actually think the price gap will widen over time (in sgd term)
Exchange rates has always been an excuse for not going into JB properties. I get that a lot from Singaporeans. Just ask, what if we can mitigate the exchange risk? How will the picture look like?
@@JOSHTANLIVE Thanks Josh, for being the contrarian here. If RTS is so convenient, why would there be a need to stay in JB or buy a property there. Just stay near the RTS in Woodlands and commute there to enjoy the benefits instead of sinking one’s hard earned money in JB?
Why SG retirees need to buy houses in JB? With RTS, it only takes minutes to travel across. No need to clean and maintain 2 houses, especially when one gets older. Use that money instead to splurge on massages and indulge in good food in JB for the remaining active years. In fact in retirement stage, one should liquidate assets and enjoy life.
Unfortunately, it's not true. I asked my agent to confirm and they said that, whilst some other Malaysian states allow a lower purchasing threshold, for Johor the minimum 1M applies -- both from resale and from developer. I'm still kind of hoping that we're missing something; perhaps the agent in the clip can shed some light on the matter?
Generally, yes, 1mil applies to foreigners. You may contact the developer directly. If purchasing Phase 1 units directly from the developer and special approval has been granted, yes, you are eligible, but do not expect the same for Phase 2. However, if you are buying a resale from a Phase 1 owner, 1mil applies.
Hi annie i suspect you may have been scammed by an impersonator. I do not advocate on any crypto range platform. Please becareful online, do not go near them 🙏 Only official group t.me/pi21k which is about financial education Others are impersonators. Anything that has "fast profits" are red flags.
Opportunity to buy FREEHOLD LANDED Property and pass on for generations. Maintenance cost is so low with extremely low annual quit rents (property tax) and council assessment.
I rented a unit at A7-3 for a year, my god! It’s an eye-opener for me. There was even an occasion 7-8 police officers storm into my unit on a weekend. They mistook my neighbours’ unit for mine. Apparently he got into a fight and police took him away. Anything you can imagine can happen will happen at R&F Princess Cove.
@@AlphaMarketingSG knocked on my door. All sorts of low-life live at R&F Princess Cove. One year stay is enough. Had to move out. Loud music at 3 am , maybe ecstasy parties at Princess Cove. Singaporeans should give this place a miss. Phase 1 is less than 10 years and the whole damn place is so run down. Phase 2 will be the same because it’s the same management running it.
buy for stay and visa runs. 5 yrs. after 5 yrs no one knows, sekali JB do better than the entire SG island. :D but of cos hope is not a strategy in investment
Transactions above RM1mil is not unheard of. Many nicer landed in Malaysia easily cross the RM1mil mark. Also consider that many buying in JB are SGD earner where the RM1mil is not a big issue
Hi, thank you for the informative video. To both, what is your take or view on the impact of R&F if let say the developer is no longer in business or in the process of liquidation? Thank you
Well phase 2 is already completed, so is not really a problem for Phase 2 buyers. But you will probably be concerned on the mall in Phase 1 and land for subsequent phases as all that belongs to developer and may have to be liquidated. But the bigger question is how you think China will go through the current slow patch in their economy. That is not so easy to read as news from China is often not complete or written from a Western bias
Sgporeans are not stupid in a sense to buy there for investment purposes. That, already pull off about 70% of sgporean investors. For own stay, anywhere is possible as long as you are happy with the environment. However, I still have my reserves on R&F as many people do. Just look up on how bad their management is, mold on the walls, cockroaches everywhere.. and as a retiree why live in such high density on a big land like Msia? Buy like Mr Loo or other better freehold condominiums where you can enjoy your lifestyle.
@@JOSHTANLIVE you want to see how Phase 2 will be in 6 years time, very simple. Just visit phase 1 project and see how run down it is. Poor management and bad tenant mix.
JB property are for own stay/enjoyment. Not for investment. R&F Phase 1 didnt really make money if you consider the exchange rate in 2018 vs 2024. True appreciation comes only if MYR strengthens against SGD.
Malaysia property mainly for retirement or casual use n not for investment w the weak currency make it even worse for invest. Think twice what ur plan for
didnt account cost for repair, travel, disputes, advertising/agency fee/loss of rental unrented months...for 3% return and high risks of unstable local regulation, safety, illiquid asset.. not worth it. there are better investments that can do better with much less risks and worries. TBH, Johore property is for the rich to have vacation (hesitate to say luxury) home, or mistresses. NOT for investments
Hey Josh, really want to commend you on this interview. Really well done!
You asked all the correct questions and pressed the right buttons:
14:21 - for rental income, put in maintenance charges would bring abt nett 3+% pa
14:46 - non-residents subject to income tax 30% ON TOP of the 3+% yield
15:36 - if we pay in full, we are taxed 30%
19:23 - Sgporeans buy @rm600k, we still have to exit at RM1mill (and msians make up 1/3 of R&F)
23:36 - would you refer R&F or Landed
31:18 - your skepticism is very valid for Woodlands (Sg) property vs R&F appreciation
36:46 - mortgage loan rates in M’sia abt 4+%
Thank you for the high praise. 🙏
I’ve also learnt a lot from the discussion
Thank you Josh for having me. Hope this was informative
I want to know how much is the ticket price for RTS. I think it will be at least 5-6 sgd single trip. And it will gradually trend up. RTS per-hour only carry 10K Ppl even at daily peak time.
@deni0709ify so far no details on this yet. Malaysia MRT system there is a monthly pass ticket, which Singapore does not have
he cannot even count properly... ask him yield then try to explain himself out of it... really??
Buy what the local willing to pay, paying anything above what the local willing to pay is a bit of risk to take.
I been to R&F Mall couple of times since before covid till recently, it's still like a ghost mall with most tenants not able to survive and very empty.
Ya occupancy still not good though the main street on ground floor has alot more F&B now and supermarket popular. There are some upcoming news on tenants but I better not spoil it first
Danga bay too, been there once, and wouldn't wanna return
yes. There is ! Meldrum heights (Building)
Oasis (building)
Majestic (not build)
All these are walking distance
R&F also building their 3rd phase too
Have competition too
Noted 👍🏻
Hi Josh, thanks for the video. I hope Mr Loo’s fans and those so thrilled about buying JB property will see this and have a better understanding of the risk reward ratio.
This is just my personal opinion but I would take what Ryan said with a huge dose of salt. Much of what was said, is said with vested interest. And there are obvious contradictions if one were to listen carefully
No probs, hope is has good insights
U are right!! Full of bullshit
Many units are for investment purposes and AirBnB short stays. That means strangers will be moving in & out daily in the neighbourhood. Do anticipate the downside as opposed to projects that people buy for own stay.
Thank you Josh. A polite professional interview. Great questions. Personally - I believe we should allow Malaysians make profit from Malaysia. Singaporeans can make more than enough money (historically) from Singapore. If there are not queues of Malaysian buyers.. maybe we should ask why? Best quote: "there is no need to buy... you can rent". Rent is so low... there is no financial advantage in buying.
Thank you for the high praise =)
Good questions and equally good answers from both👏👏👏
I think any investors will need to do their own research on
1) the historical trend of JB properties on appreciation over time.
2) the overhang (over supply) of JB properties for the next 5 years and the in-approval projects that had yet to start and those half completed due to Covid
3) rental as R.O.I taking into consideration taxes, maintenance fess, mortgage interests, forex changes etc
My own person choice is to rent for the following reasons:
1) $S300k into say FD at 3% would be equate to about the RM1 million property investment minusbthe uncertainty.
2) Freedom to choose to scale up or down after every 2 years ie moving to a newer and/more convenient property.
3) No headaches or heartaches (in most of the cases) when comes the time to sell of the property.
4) RM exchange rate
..... going up 😊 or down😂😂
Looks like you side with me on the debate haha. Good points above =)
@@JOSHTANLIVE Have seen many JB property dramas over the last 35 years😂
To add on to above
1) Foreigners are charged a high RPG tax when selling their property. The tax rate is 30% for the first 5 years and 10% from the 6th year onwards.
2) To reduce the surplus of properties, developers can now sell to foreigners for less than 1 million. This has caused losses for early buyers. Be prepared for potential losses if decide to buy.
3) New property, whether for landed homes or condominiums, are typically based on the developer's listed price, which often decreases after completion. Banks usually do not appraise the value to match the developer's price list. This trend applies to both weak and strong markets. Buyers should be cautious of Phase 2.
4) Strata living challenges arise when there is an imbalance between investors and actual homeowners. This can complicate matters when coordinating repairs with neighbors. Review the MCST report to understand % of unpaid maintenance fees. Consider long-term maintenance obligations compared to owning a landed property.
5) Fire safety is important for high-rise residential buildings, but more understanding is needed on how it works.
But u can't design rental in the way u like, and their tastes is super-obiang 😅
@@seabreeze667 As long as you are willing to pay, your dream designs can come true
if u cannot exit, how can the property appreciate in value. this is for people who wants to retired and stay till u passed away. It is not for investment or capital appreciation.
I stayed in R&F in December of last year using AirBNB, the facilities are poorly maintained. Even the toiletbowl and shower leaks, and strong dustbin smell. The shops under the R&F condo are hardly operating for some reason as well, with only 50% of the shops fully operational. If R&F has high occupancy, why are the shops operating at such low frequency,
Thank you for sharing your experience. For any prospective buyers do spend some time to verify
dragonland developer, this is the kind of quality you can expect....
i think it is even less than 50% as a whole...
Ryan's content is great, gives us a good perspective on Malaysia Property and outlook. But ultimately we should always look at our personal situation and lifestyle before we commit to an overseas property purchase.
Yes. I think a Singaporean in his 20s to 30s are unlikely to buy overseas as they are still going through the BTO route, MOP, asset progression but we do see alot of retiree buyers who are looking to manage cost of retirement and have lifestyle options outside of Singapore while still nearby family and home
I take what you said with a ton of salts
in Jan 2024 I used $300k to build a portfolio in stocks, after 5 months i raked in $16k already from dividends and trading profits. you might say it is a fluke but i have been using that same $300k since 2009 raking in $15k to $22k since then. $22k was the record in 2023. I'm on my way to break that in 2024. Only stocks in SGX, nothing high risk. And it is done part time (60 minutes in total a day) while working full time. So people with money to throw, there are better options than JB properties. For those who don't really have money to throw and thinking of borrowing - don't throw your life and your family's away. I'm no banker or someone financially savvy - just an engineer on my way to retirement. another 1.5 years of work to go - then enough is enough. Time to spend money and enjoy!!!
now is August - the same 300k got me 26k+ to date - i have already broken lat year performance of $25k, with 4 more month to go - I am targeting $30k for 2024.
So did you start building your $300k portfolio in Jan 2024, or Year 2009? Contradicting information.
If you had a $300k portfolio in 2009, in the 14 or 15 years since you would have been able to grow it to over a million dollars, in which case you should easily be collecting 50-70K in dividends and profits annually.
@@kevinlim7974 i had 300k cash in 2009 but not all were in shares until 2024. This year yes i have 300k in Jan 2024 and now in Nov 2024, I have earned $30,668 (56% from trades and 44% dividends) as of today. I don't put the earnings back into the portfolio of shares.
@@kevinlim7974 on hindsight i could have just bought DBS in 2009, it was only about $8.50 today is $42.4 - a sum of $1.49m netting $76k in dividend this year. But I did not. The point is i still have that $300k and this year made me $30.5k already, $25k in 2023 and $14k in 2022. These are real, not plotted off a chart, money in the bank. so I am confident i could repeat my humble $30k a year with that $300k. I also bought a 3 room HDB in 2009 for $300k - coincidence. But only forked out $100k for it. After a 3 year MOP (yes it was 3 years in 2008/2009) and it has been rented out since 2012. The rent collected has breakeven my cost (deposit, loan and interest) and is netting me $36k a year since 2023. and I ave again $300k in FD, collected about $8.5k. so you can say the $900k in total got me $75k in total (share trading+dividend+rent+interest). And the price of the 3 room HDB is now selling at $400k, so $100k capital gain. with $75k a year is equal to RM250k - so I can simply rent and enjoy anywhere in Malaysia - why get a property in JB and get stuck with it
need to clarify a few things:
1) that famous sheltered walkway between R&F and CIQ has been chopped off for construction of the RTS that passes through it. when and if will it be rebuilt- no one knows.
2) walking distance from R&F to bukit chagar RTS is 800m (R&F to CIQ) + 600m (CIQ to Bukit Chagar RTS station).
so the actual walking distance (if the sheltered walkway is restored) is 1.4km. walking time will be closer to 20 mins.
3) Also the most important consideration for SG buyer is WHAT is the legal basis (visa) to reside in JB?
1) Temporary only. RTS team replied June 2024 will put back. Original schedule was for Sept 2024
2) Ya probably 1km at least end to end. But fully sheltered from weather and traffic. And today already hundreds if not thousands of residents do this everyday. In Singapore also this distance not that un-usual
3) Malaysia My Second Home is for full time residency. But there are other methods depending on how much time you want to spend in Malaysia. My videos cover in detail
Thanks for the educational vid. From a my SG pov, if i buy anything overseas, i would consider as burnt cost rather then for investment.
Singapore is a champion when it comes to property price appreciation. Many countries cannot fight haha
my take is this - if want to buy malaysian property one must first accept 3 things; 1) Don't think of it as a financial investment, if lucky break even at most. 2) Use only money you have and willing to "throw away" and be prepared to lose the money used 3) Accept that you may be stuck with it - cannot sell, cannot rent and yet need to maintain.
choose to rent better
rental good chance
Great video, I learned so much! It is not just 3 train stops because immigration clearance will make a whole world of difference in the timing. We will not know how efficient the immigration clearance will be for the RTS, especially on the Johor side, until it is live and running.
One suggestion for the video is to slow the speaking because even when I turned on subtitles, the text did not capture what was spoken, so I had to guess based on what was spoken and what was on the subtitles.
No need to buy, just rent out your Singapore property and rent a unit in JB. A few months later if backside itchy, can go other countries to stay.
Agree, Ryan sounds very shady. Only tells you information in bits and pieces. First he says yield is 4% then you probe further he says 3%, then you probe further he says yeah....blah blah. KNN. Tax of 33%?!!! Buy already become Malaysia's feeder, give them money every month/year. In reality, R&F prices have dropped over the years, it is only during this recent Phase 2 launch that they elevated the prices to scoop the market.
I visited R&F a few times, even had a mini van pick me up from my place to send me there and back. Almost bought but luckily didn't. Units were bad, many are sold as it is condition, meaning whatever defects that came along, it won't be repaired. And yes, there are a lot of defects like tiles cracked, shattered glass, uneven floors beneath the tiles, missing panels etc. Even facilities like gym seems run down. No Aircon and all fan even though gym is very big, even have one big cracked mirror inside. And this project very interesting, have many table tennis tables...too many in my opinion.
I also hanged around the area to look at the profile of the occupiers at the lobby, facilities etc...honestly not to my liking. Very soon it will become a foreigner worker quarters with many people in one unit. Good luck to those who bought and also renting out.
For the stress, effort etc...i rather have a peace of mind and put the money in fixed deposit to earn Sing dollars
@@eatdrinkrunwalk I've stayed in R&F a couple of times and the residents I had bumped into are mostly chinese (as in from china - that probably explains the table tennis tables LOL). The food stalls downstairs are closing. More shops are now vacant than before. If indeed the residential community is expanding or fully occupied, why is this even happening? Residents don't need to eat? The developer is in financial distress and filed for bankruptcy in 2023, its now teetering between total collapse and near collapse. You are right, thats why these things will not be repaired. I also find it ridiculous that its price is often twice or more of other JB properties (do Singaporeans even know that they can get a double storeyed terrace in JB for under RM 500k?). These people are trying to skim Singaporeans and selling the RTS as a game changer. There is NO game changer here cos the borders have always been opened. Its not like the borders had been closed and now its suddenly opened, then yeah thats a game changer. But not this, the hooray will end as quickly as it comes. If anything the train just adds in an additional mode of transport, thats all. And we still don't know what the private operators of RTS will be charging for tickets.
But u cant design rental in the way u like, and Msia tastes is super-obiang 😅
@@marvelcomiks8078R&F is crazy expensive, out to tok Singaporean and Chinese
We stay there last few month ago and meet sales RNF agent too .My visit there were quiet surrounding and building material optimally not to our expectation .
And the tastes of design and decor 🤢😢
rule of thumb: never trust a single word from a saleperson. no matter what he is selling.
JB properties depends on Singapore's economy. If recession hits Singapore, then say bye bye to your yield. Because there's more than 1.3 Million Malaysians working in Singapore, and there's daily commuters about 300,000. If Singapore suffers reccession, JB will be the first one to be hit hard. Because a lot of Malaysians whos working in the service sectors lives in JB as renters.
Yes Singapore and JB economy is intertwined. I think its more positive than negative as Singapore is in very capable hands and in a better financial situation than many other countries
I was told that ''all the housing properties in Johor Bahru are Leasehold"... Is there any area near JB we can purchase a Freehold house?
R&F and Danga bay are both freehold actually.
Subs and stay tuned. New episode coming
The best property to invest in Johor is landed free hold houses, factory or commercial if u hv the deep pockets. For condo, the last to consider simply BCOS the management is questionable. As years go by , the condo are depreciate. Instead up swing
Valid point of view
I like frank and honest videos like this one. 👍
Thank you, smash the subs and stay tuned for more!
Thanks for a Malaysian agent to share. Indeed, it’s only recent that I was aware of the $1m is applicable from developer direct. However, I’m surprised ccy risk is not mentioned. I guess the bigger risk could be exit plan, with the government uncertainty 😅
Agree currency risk is huge
R&F in china is facing debt issue and liquidation petition right? Since last year actually. Isnt it risky to invest in their projects?
Hi Josh, Possible to validate the foreigner can buy RM600k from developer? or is this one of those unwritten rules, which Msia have a lot of such things. As a msian, i must say msia rules are worse than china govt. anytime can change anytime can enforce, anytime can tidak apa(nevermind la), and anytime boleh
Special approval has been granted for the completion of units in Phase 1 due to oversupply. 600k is affordable but not all affordable options are good. Check the Sinking Fund & Maintenance report for potential high % unpaid maintenance fees.
Honestly, Malaysia's property are not to be considered for any singaporean. Basically inflation, depreciation of thr ringgit against sgd in %, taxes, monthly fees, interest rates and exit plan (ease of selling off)... not a buy for singaporeans. Basically u will have your cash locked up that's all.
in today's high interest rate environment, I think there are many viable investments that doesnt have to be real estate
R&F, country garden danga bay and forest city , all these condominium projects are very crowded like HK, all condo units are very close to each other，very stressful, my personal opinion, these condo projects are not good for living.
The RTS can only manage 100k traveller per hour when running at full capacity. If RTS will drive JB property to rise, that means SG property will drop due to moderation. Then better save cash bullet for SG property when the moment comes.
The capacity is only 10k p/hr
@@vl8410 thanks for correcting
SG property will be strong for many years, that crash in SG property is unlikely to be deep or long
Hi Mr Josh,
Is me again, Dixon. Just for sharing,
Yes, for Singaporeans that buy direct fm JB Developers, will have different entry $.
Below provided by agent.
1. Oasis RM1mil up
2. RNF RM500k up
3. Paragon Gateway 500k up
4. Larkinton RM400k up
Cheers!
Yup below RM1mil from developer possible. Though in your list above, only 1 is really walkable to RTS
@@AlphaMarketingSG which is Oasis Residence and maybe Singaporean no need 1 mil only can buy soon
@@josephyang8537 wouldn't really recommend Oasis
Even new project in Singapore are full of defeats. D'Nest was the one I stayed brsnded new in 2018 where toilet bowl was broken, the entire balcony window not fixed properly which was a big flaw , the walls full of hairlines and so thin that I can hear my neighbours etc. Luckily, I disposed off with a bit profit but no regret.
1.4M for R&F 2 rooms, and interest rate of 4.x%, how much is the monthly rental fee and do you consider it is a good investment? also what do you think about the capital appreciation after 10 years?
Very nice sharing… I am an owner of Phase1 R&F and I can say that despite all the forex losses.. etc.. I am not disturbed by it as my aim of buying back in 2014 is to serve as an exit strategy from SG
Are some of the other complaints from other comments valid or not too serious?
Which complaints? Foreign risk is real.. Maintenance risk is real.. defects issues are real . But all these risk are ever present.. Just simply Singapore is safe and stable doesn't mean everywhere else is the same... The fact remains that JB is closest to SG and it is the only country in SEA that allows foreigners to own freehold in their own name... And RTS will open up opportunities to arbitrade cost of living...
R and F developer went bust lately?
@@sharonteo968 nope..
@Zelphon how about most of the shops are closed than operating?
Those who never encounter noisy neighbours might think all units are supposedly quiet n all neighbours r considerate
Such location n projects most probably rent to tenants. Can't imagine how noisy it can be
A very informative video.One of the best in your portfolio. Doesnt make sense to buy Jb condos for rental but certainly not a bad idea for own stay/holiday home.
Thank you for the high praise. Ya im still not sure its worth as investment for rental income
Lots of Singaporeans enjoy going to JB. Social media is awash with such videos
But u can't design rental in the way u like, and their tastes is super-obiang 😅
Buy for own stay can. But don’t ever think about making money. And it also shouldn’t be a large chuck of your asset. Less painful that way haha
Agree!
Yup… for Malaysia landed, maintaining it is a chore( headache) if u have a garden.
yes, especially if you retired and dont want to have the hassle
I have been to r&f cove phase2 to onspect, i dont see a lot of ppl on pjase 1, occupany rate maybe high but the number of ppl there is low and its veru empty.
On a related topic, chinese developer r&f guangzhou is having severe financial issues and it dampens the outlook for chinese dev to continue develop for princess cove. Just take a look at forest city btw
occupancy rate high but number of people low? On the Chinese real estate market, its a quite complex topic. And often we don't get first hand news outside of China. But R&F is not in the red zone list, although the entire real estate industry in China is in distress now, just have to see how bad for each developer
Its not just a mrt stop away, but also a customs counter or 2 away. Because the logic is the same, jb has been a bus stop away for very long time.
Valid point actually
RTS coming in 2026 end
buy woodlands condo can exit bec buyers are hdb upgraders. Who are the buyers of rnf which 1) malaysian rather buy landed. 2) singaporean can only buy RM1m of a resale RnF. And those families with kids confirm wont buy.
A train connection is not going to close the gap. The valuation of a property in different country involves in gpd/capital, income, inflation, tax policies, total household debt against gdp, national interest rates, monetary policies and supply vs demand and affordability are the factors that a property prices. By banging on the rts to close the gap... basically trying too hard and hoping too much.
My guess is also train connection is not going to close the gap
@JOSHTANLIVE honestly these developers are only making malaysia's situation worst. They only worsen the total household debt to gdp which is already bad for malaysia to begin ( overstressing banks.)with and a lot of malaysians are not aware. Where many are not mindful and easily move by those FB ads on the condos that are near to rts stops.
@JOSHTANLIVE if rts can close the gap then the rts project must be able to bring in profits directly or indirectly that grows Malaysia's foregin reserve by 300% resulting in an increase of 1:1 against singapore on interest rates for mortage loans, replace all of Malaysia's debt to net asset (positive surplus), increase gdp/capital by 700%, stable exchange rate BTW myr to usd within the range of +/-2%, actual price appreciation of property price gain base on actually inflation on your daily expenditure for import goods.
Closing the gap is said with vested interest. Property is about location, location, location. Even in Singapore, there are places where property prices defer when separated by a short distance as one junction
@@rpj341 agree
Hi, any comments on Oasis Residence? Do you think its a good buy for Singaporean?
Is CTC a stable developer cos JB property project have some developer bankrupt and construction came to a halt.
@AlphaMarketingSG Ryan any insights?
It’s quite far from RTS . Not really as what they said walking distance . Have to walk 900M Next to longkang . GBW hotel opposite going to have 3 upcoming project . 1)Majestic developer 2)vsummer 3)Exsim 5000 units . Better wait for that
I just bought a unit at paragon gateway for ownstay, paid less than 600.I like it as its not too large like rnf and has amenities and shuttle bus too. Near ksl and midvalley. Its part of my exit strategy from Singapore in future. I know its cheaper to rent but I prefer to have my own unit as I will move there when rts is up. Some may say Im crazy and maybe i am.
Dun worry, its your own decision =)
Good that u buy. U can't design and change rental easily, and Msia tastes in decor and interior design is super-obiang
one should just rent first then decide if you really want to own one for long term stay....
I stayed in Phase 1 last December when visiting the inlaws in JB. I wanted to see quality and foot traffic there. Actually, it was not bad at all. Yes, I found some build quality issues like for example the shower in the master bedroom practically smaller than hallway bathroom shower and the shower door goes in, not out. Once you go into shower you can barely close the door. Foot traffic was good though and the amenities, like restaurants and the Jaya supermarket were good. The dim sum place at the end was quite good, we went there often. All in all, not bad if for own usage and not that concerned about appreciation. Car traffic at peak times around that area was bad at times, so when the station is opened and everything is fully operational, watch out. It will be hard to drive to the station I feel.
Thank you for your sharing
Fyi, the shower glass door can be pulled outward gently with some force. For safety reason, it shd open out not in
@@oceanlow3471 Obviously, I tried to pull it out. Maybe they installed it wrong??? Why would I force it to only break it and then have to pay for it? No way!!!!!
House will not have zero value? Actually - value can (for flats) go to Zero. Because there is a very large maintenance fee each month - so the future maintenance and taxes and future lower rental can make the flat worth zero.
I use to rent Airbnb condo all over Johore Bahru . During reopening of covid close down . Just too many condo around
I do agree govt should control supply better but there is no HDB in Malaysia, so alot of private developers make the decisions to build or not to build
Buy for retirement in JB is ok,. Note that R&F is huge and alot investors doing airbnb, imagine the rental competition as well as staying in so frequent airbnb neighbors. Also google their quality and service.
have a clear objective for buying
Hey josh, iskandar project, any chance to interview him?
Will try. Stay tuned
Thanks for sharing this interesting info. Cheers
I may have missed it. Whats the maintenance fee? 30% if income, maintenance fee, what other fees? land tax?
Maybe Ryan can define for the different unit sizes?
Hi, SGrean here not eligible for MM2H. Any solutions for me to get a long term visa to stay in JB?
For Sg, just drive past the causeway regularly. No need long term visa?
@@JOSHTANLIVE hmm. Im not sure. Heard rumors of people getting stopped when travel in out too frequently
Just remember, passport stamp is not visa. Just a social visit pass. You can visit but not reside.
There are a few condos nearer to RTS such as coronation, tri tower, sks but also priced high and sporean only can buy 1mil. A little further but abt same distance to RF is the MBW project only seeling at 650psf but only 1mil can buy for sporean. This project will have higher upside imo
Thank you for your sharing
Walking distance to RTS only a handful of projects
what is the 'value' of getting a salesman to talk about something he is selling?
Just decide how much of it you think is valid will do. Be nice be nice.
Personally, i feel that R&F is a very depressing place to live. The blocks are tall and close together, giving a "prison" vibe. Some units are perpetually in shadow.
I doubt i could stay there long-term.
If you talk about investment potential, then i think the potential CAGR falls short of other, more liquid forms of investment.
As a place to spend my golden years, i would find other developments in JB/Malaysia.
pov noted
I prefer Medini & Iskandar Puteri area too❤❤👍🏼
Ya its nice there too, depends what you are looking for in a place to stay
If its for lifestyle change, just rent. If its for investment, nowhere is safer than SG. If cannot afford SG properties, look at other asset class. Dont be hardup to own foreign properties. The risk is incalculable so forget about returns projection. Who can predict what the Sultan feels like doing when he gets out of bed in the morning? Which authorities you have 100% confidence? Not even their Courts or police are comparable to ours and we expect them to deliver SG standards? What more if SG is not even good enough for us and suddenly we can tolerate the incompetence there? Dont be con.....by ourselves.
Love it, valid points raised
Will Malaysia government pay the HSR construction cost to SG board? Don't expect Singapore government pay for it. Yes, we like HSR, But SG only pay for local portion construction.
Yes SG only pay SG side construction. Please read the details of HSR last time. There are lots of questions answered if people actually read the details instead of assuming
@@AlphaMarketingSGpoor people mah. If they read they won't be so poor keep thinking gov owe them money.
Ryan & Josh did so well! Thanks to both!
Thank you for the high praise
R&F project is literally priced and targeted at Singaporean. and further discount will be given if you do full cash. those Phase 1 SG investor is not actually making money. look at the exchange rate 2018. its SGD$1 - RM$3, and with 4.5% interest in loan, i really dont think investors are making money. locals hardly buy R&F. if plan to retire, i don't see why must be beside the CIQ, you can get a car easily to commute, maintenance is low for car. you will need a car to go makan around the nice food places anyways. Let just say if the R&F is full occupancy, I will avoid this place at all cost.. imagine the traffic jam all this.
pov noted
Its simply not true to say R&F has no competition and that there are no news condos located near the RTS station.
Yes agree, there is competition with a slightly wider radius
JB property best for retirement when you get SG property rental to cover your expenses in Malaysia like property mortgage loans, car, daily living expenses, etc.
Looking from investment perspectives not really can make much money!
So far the best mode of transportation to and fro JB is by motorcycle during off-peak where Yishun to my JB condo only takes about 40min! Then definitely my choice of property won't be RNF as it's priced at a premium price more than nearby condos!
Which area condo in jb did you buy?
hope you enjoy life in JB
@@JOSHTANLIVE Country Garden Danga Bay
@@AlphaMarketingSG Yes, definitely got seaview condo which I can never ever afford in SG! Quality of life rise by leaps and bounds and end of month still got savings!
Oh no, net profit from rental and need to pay 30% tax to the government!
Do an interview on forest city too?
This guy is a Malaysian property agt. Caveat emptor!!
Buy Or Rent also okey 😊
小马 would you buy princess cove JB?
The road surrounding this project always heavily congested and some reviews mentioned that phase one condition is bad and estate is poorly maintained. Do walk the ground before signing on dotted lines.
valid point
Truth emerging
I have a unit in skysuite , opposite rnf . Rented out at 6% yield.
6% ok yield? haha
if its rlly rlly that good why he as a malaysian dont invest himself? since theres more then 100 enquiry for a ratio of his 10 unit LOL. because he is just an agent trying to sell the idea.
Studio unit for RnF selling at 7xxk ringgit already. Those who bought early are huat kuah
What?....
@@JOSHTANLIVE Yes, you heard me right. Johor property boom is imminent
@@JOSHTANLIVEstayed R&B a few months before, quality sucks
If you buy a unit that's < RM1mil fm Developer and if it doesn't warrant a RM1mil price tag by the time u want to sell...will mean u can only sell to M'sians?
Based on rules yes
And msians dun have minimum purchase price like those imposed on foreigners, so all the more they wun have to buy from foreign investors
I think many Sgreans is buying it as an investment + retirement home. Renting Singapore properties will be more profitable and retiring in JB is much cheaper and better lifestyle.
yes exactly
Buying M'sia properties should never be viewed as an investment. The chance of making profit over the years is almost 0 unless due to extraordinary factors. Maintenance is a big headache as the unit gets older. Problematic to solve all the maintenance issues.
Hi, may I know why you do not encourage Singaporeans to buy overseas properties like those in JB?
Is it because of some unforseen risk that is not manageable?
Even my Msian colleagues think that it's too risky for Singaporean,especially Chinese to buy. Msia law can change anytime and arrest u. And every Msian colleague, I know, who bought JB properties, are making losses so far.
@@seabreeze667 I see. That's a good piece of advice. There are unforseen risk that are not quite manageable.
@AleksiIvanov-kz5yb and I heard from two different people, that msia custom dun like singapore passport to go in and out their CIQ everyday, they will assume u live in JB to exploit their currency values, and then play games on u. Msia is msian first, unlike Spore, so Singaporean are at a disadvantage.
@@seabreeze667 They may not be smart to think that Singaporeans spent there will exploit their currency value.
As oppose to SG, SG has an overly smart govt that betray their own local citizens for their own benefits. This is largely due to conflict of interest because they need to betray locals in order to siphon more money for themselves through depression of wages. Govt and senior management of companies mostly are communist who hope that staff or citizens are slaves working for them for free so that they can achieve extraordinary wealth. Money they take, work you do. Simple.
Exchange rate losses. Supply will always exceed demand. Politically unstable.
I have not heard of any Singaporean buyer making money investing in these new condos
Very insightful josh and ryan. Thank you for sharing!
No probs 🙂👍
We have no plan to retire in JB because it will cost more than stay in Singapore. Our household expenditure is around sgd 500 (exclude my income tax) per week now. Rather travel the world than buy a retire home in JB. (CDL condo in Woodlands just beside our new 4 room bto, Champion Bliss.)
Point of view noted
Good to be retired
I find it cheaper to retire in JB than in SG for sure. Travel to regional destinations from Senai Airport is very cheap but the Msian budget airlines always late, so prepare to spend lots of time in Starbucks at the airports lol.
@@petiachoo1615 budget airlines in general have poorer schedules. I don't think its a Malaysia airline only problem. Have you tried Scoot?
@@petiachoo1615 My hdb was fully paid and I will be 56 this year. I do not see any reason to buy a condo in JB, get/maintain a Malaysia registered car and apply for retirement visa now. Those will be huge retirement expenses.
I agree with Ryan that there is a huge disparity between Condos in Woodlands and JB city centre being only 1 mrt stop away. It is logical that with this disparity, the potential for capital appreciation and rental yield increase in the future will be in the favour of JB. Singaporeans IMO looking to invest in JB should look at the properties near RTS stn now. The prices are rising very fast. Soon, you will find yourselves priced out even with the favourable exchange rate. Think JB city centre as SIngapore 20 years ago. History is repeating itself. And it doesnt come by so often.
wah you bullish. Im bullish actually. There is a tipping point that we will cross after RTS completion. My observation is majority of Singapore population not even aware RTS is being built. Imagine the wake up call 3 years from now
Disagree haha. It’s still a different land and different law and different development of the place. I actually think the price gap will widen over time (in sgd term)
Agree. Currency exchange needs to be considered in any investment.
Exchange rates has always been an excuse for not going into JB properties. I get that a lot from Singaporeans. Just ask, what if we can mitigate the exchange risk? How will the picture look like?
@@JOSHTANLIVE Thanks Josh, for being the contrarian here. If RTS is so convenient, why would there be a need to stay in JB or buy a property there. Just stay near the RTS in Woodlands and commute there to enjoy the benefits instead of sinking one’s hard earned money in JB?
Anyway to verify the numbers? Can't take "really" as a fact.
Assume its slightly inflated but the key finding is its so big and many are sold
Which numbers you not sure about?
Property sold doesn't equate to occupancy, many of the overseas owners don't come to JB that often, unlike Singaporeans.
@@petiachoo1615 R&F Phase 1 is highly occupied and many projects in JB have improved occupancy alot post Covid 19
Why SG retirees need to buy houses in JB? With RTS, it only takes minutes to travel across. No need to clean and maintain 2 houses, especially when one gets older. Use that money instead to splurge on massages and indulge in good food in JB for the remaining active years. In fact in retirement stage, one should liquidate assets and enjoy life.
Fully agree
Hi, am wondering if buying Rts as a retiree make sense as freehold can leave for children in future? And rental is low but keep as it, Amy thoughts?
I stayed there, the train station is not really that near.
Need a 5-10min walk? How was condo management and general upkeep?
In future will have more project nearer to RTS . going to launch by this year end . RF rental price going to drop
Nice tip on buying less than 1 mil from developer!
Unfortunately, it's not true. I asked my agent to confirm and they said that, whilst some other Malaysian states allow a lower purchasing threshold, for Johor the minimum 1M applies -- both from resale and from developer.
I'm still kind of hoping that we're missing something; perhaps the agent in the clip can shed some light on the matter?
@@tiomanferry yes I reached out to a KL agent and she said only in some states but she mentioned JB! Confused 🫤
Generally, yes, 1mil applies to foreigners. You may contact the developer directly. If purchasing Phase 1 units directly from the developer and special approval has been granted, yes, you are eligible, but do not expect the same for Phase 2. However, if you are buying a resale from a Phase 1 owner, 1mil applies.
R&F is crazy expensive, out to tok Singaporean and chinese
So a Singaporean can buy a new Apt or landed from developer at less than RM $1 million?
Apparently so
Josh, why you holding my profits back in the crypto range platform??
Hi annie i suspect you may have been scammed by an impersonator.
I do not advocate on any crypto range platform.
Please becareful online, do not go near them 🙏
Only official group t.me/pi21k which is about financial education
Others are impersonators. Anything that has "fast profits" are red flags.
Cannot buy JB condo for investment lah. Rental yield is pathetic and ringgit will depreciate. And supply of condo is like indefinite.
I share the same concerns
for malaysia so big land, buying a reclaim land in R&F doesnt make sense
well there can be alot of land, but which lands are close to access Singapore?
That's why R&F is crazy expensive, they alr planned on skimming Singaporean and Chinese
Opportunity to buy FREEHOLD LANDED Property and pass on for generations. Maintenance cost is so low with extremely low annual quit rents (property tax) and council assessment.
Ya there are many nice landed in JB
I can find a 5% rental yield condo nearby
which would be your top pick?
Rental market is getting very much better
It is
But u can't design rental in the way u like, and their tastes is super-obiang 😅
I rented a unit at A7-3 for a year, my god! It’s an eye-opener for me. There was even an occasion 7-8 police officers storm into my unit on a weekend. They mistook my neighbours’ unit for mine. Apparently he got into a fight and police took him away. Anything you can imagine can happen will happen at R&F Princess Cove.
the police break down your door?
@@AlphaMarketingSG knocked on my door. All sorts of low-life live at R&F Princess Cove. One year stay is enough. Had to move out. Loud music at 3 am , maybe ecstasy parties at Princess Cove. Singaporeans should give this place a miss. Phase 1 is less than 10 years and the whole damn place is so run down. Phase 2 will be the same because it’s the same management running it.
@dennisyin2844 I see ok. Tq for your feedback.
Reinforces. Rent awhile first since there is phase 1, happy and aware then buy
I from A6, I saw police break into my neighbor house in year 2022. That’s time I jz move in for less than 3 days . So scary
buy for stay and visa runs. 5 yrs. after 5 yrs no one knows, sekali JB do better than the entire SG island. :D but of cos hope is not a strategy in investment
just consider RTS implication to travel time once its completed
Garmen should force PR become Singaporean
1m for foreigners in Resale. My Malaysian market is limited
Transactions above RM1mil is not unheard of. Many nicer landed in Malaysia easily cross the RM1mil mark. Also consider that many buying in JB are SGD earner where the RM1mil is not a big issue
Corruption will destroy any country. Property prices will not appreciate.
I know of several sg couples and a few japanese and korean families retire at Rnf
Ya there are. If you spend enough time in JB you will see many foreigners here other than Singaporeans
See foreigners in JB means they retire there? Jumping to conclusions
@@steventay5834 come visit JB more bro, open your world view
I also saw many Vietnamese girl do business here . Especially Friday and weekend they super busy .
Woodlands South condo = beside woodlands health hospital
do you know how much they will be selling? Should be nearer to $2000psf
Hi, thank you for the informative video. To both, what is your take or view on the impact of R&F if let say the developer is no longer in business or in the process of liquidation? Thank you
Well phase 2 is already completed, so is not really a problem for Phase 2 buyers. But you will probably be concerned on the mall in Phase 1 and land for subsequent phases as all that belongs to developer and may have to be liquidated. But the bigger question is how you think China will go through the current slow patch in their economy. That is not so easy to read as news from China is often not complete or written from a Western bias
The foreign exchange rate - seller doesn't make money at all
Sgporeans are not stupid in a sense to buy there for investment purposes. That, already pull off about 70% of sgporean investors. For own stay, anywhere is possible as long as you are happy with the environment. However, I still have my reserves on R&F as many people do. Just look up on how bad their management is, mold on the walls, cockroaches everywhere.. and as a retiree why live in such high density on a big land like Msia? Buy like Mr Loo or other better freehold condominiums where you can enjoy your lifestyle.
you visited and saw the mold on the walls, cockroaches everywhere?
agree, the build by China developer was horrible, and why still squeeze like sardine even in Malaysia
whichever living environment you prefer, Im sure Malaysia has options for you
@@JOSHTANLIVE you want to see how Phase 2 will be in 6 years time, very simple. Just visit phase 1 project and see how run down it is. Poor management and bad tenant mix.
@@JOSHTANLIVE the ceiling at A7-3 block on 4th can leak and collapse when it rained. Happened twice and you can see the ceiling is cardboard thin.
JB property are for own stay/enjoyment. Not for investment. R&F Phase 1 didnt really make money if you consider the exchange rate in 2018 vs 2024. True appreciation comes only if MYR strengthens against SGD.
I was more shocked that it’s still one of the better condo performance alr
I think last 10 years, Malaysian real estate didn't make money. When the RTS completes end 2026, would that be a tipping point?
Malaysia property mainly for retirement or casual use n not for investment w the weak currency make it even worse for invest. Think twice what ur plan for
have the right objective
@@AlphaMarketingSGYah, and be prepared like Mr Loo to write off your $$$. It’s ok, just pure enjoyment of retirement years!
didnt account cost for repair, travel, disputes, advertising/agency fee/loss of rental unrented months...for 3% return and high risks of unstable local regulation, safety, illiquid asset.. not worth it. there are better investments that can do better with much less risks and worries. TBH, Johore property is for the rich to have vacation (hesitate to say luxury) home, or mistresses. NOT for investments
I share similar concerns
Josh, your 4 word reply says it all 😂