Ouch to property investor....

(sumber : http://www.bnm.gov.my/index.php?ch=8&pg=14&ac=2159)

Ref No: 11/10/02

Embargo: For immediate release

Measures in Promoting a Stable and Sustainable Property Market and Sound Financial and Debt Management of Households

Bank Negara Malaysia wishes to announce with immediate effect the implementation of a maximum loan-to-value (LTV) ratio of 70%, which will be applicable to the third house financing facility taken out by a borrower. Financing facilities for purchase of the first and second homes are not affected and borrowers will continue to be able to obtain financing for these purchases at the present prevailing LTV level applied by individual banks based on their internal credit policies. The measure aims to support a stable and sustainable property market, and promote the continued affordability of homes for the general public.

At the national level, residential property prices have increased steadily in tandem with economic development and the rise in income levels. This aggregate growth trend remains largely manageable and has not deviated from the long term trend in residential property prices. In the more recent period, however, specific locations, particularly in and around urban centres, have experienced faster growth, both in the number of transactions and in house prices. This is further supported by an increase in financing provided for multiple unit purchases by a single borrower, suggesting increasing investment activity that is of a speculative nature.

The targeted implementation of the LTV ratio is expected to moderate the excessive investment and speculative activity in the residential property market which has resulted in higher than average price increases in such locations. This has also led to increases in house prices in surrounding locations, thus contributing to the declining overall affordability of homes for genuine house buyers. This measure therefore remains supportive of the objective of encouraging home ownership among Malaysians which continues to be an important national agenda.

Introduction of the Financial Capability Programme

As part of the continuous efforts to raise the level of financial literacy and to promote sound financial and debt management by Malaysians, Bank Negara Malaysia also wishes to announce the introduction of the Financial Capability Programme. This Programme will be offered by Agensi Kaunseling dan Pengurusan Kredit (AKPK) through its establishments nationwide and will commence from January 2011. The Programme is aimed at equipping individuals with important knowledge for responsible financial decisions by gaining practical understanding and skills in money and debt management. This in turn will contribute towards preserving the sound financial positions of households and ensure that debt accumulation is commensurate with household affordability, including their ability to absorb interest rate adjustments and potential volatility to income and expense levels. Individuals particularly new prospective borrowers and young adults are strongly encouraged to participate in this specially designed programme. The details of the implementation of the Financial Capability Programme will be announced later in December this year.

Bank Negara Malaysia

3 November 2010

© Bank Negara Malaysia, 2010. All rights reserved.

Ouch! Pasti ramai yang terasa sakit dengan langkah yang diambil oleh Bank Negara ni...Rumah ketiga dan seterusnya hanya boleh dapat 70% margin of financing...Rumah pertama n kedua tidak terlibat dan masih boleh mendapat 90% margin of financing (mengikut kelulusan bank)..

Pada pendapat aku, ada baik n buruknya langkah ni.

Yang buruknya, konpem la pelabur2 hartanah akan terkedu..aisey, cemana nak jadi pelabur yang berjaya kalau setakat ada 2 bijik rumah je...untuk rumah ketiga n seterusnya, nak kena ada cash 30% dari harga rumah. Kalau rumah RM100k, nak kena ada RM30k just untuk deposit...tu tak termasuk dengan bayaran2 lain seperti legal dan sebagainya..kalau rumah 300k? haa kira la sendiri...walaupun ada dikalangan kita yang mampu untuk keluarkan cash sebanyak tu, tapi ianya agak merugikan sebab Cash on Cash return kita tak cantik...Modal kita besar..bila modal besar, lagi lama la nak dapat break even ke atas pelaburan kita tu...Pastu instead of boleh beli 2-3 bijik rumah setahun, terpaksa la kurangkan lagi kadar pembelian tu...masalahnya, masa berjalan...masa merupakan asset yang berharga dan tidak boleh dapat balik..duit boleh carik...kalau ikut plan asal, kita maybe boleh financially free pada umur 40 tahun, sekarang ni mungkin terpaksa adjust balik...terpaksa extendkan lagi had umur untuk bersara awal...tak seronok la macam tu...kita nak bersara muda dan bergaya...kan?

Langkah ni pada aku, dia hentam sumer kategori pelabur...padahal target asal, nak hentam pelabur spekulator...diorang ni la yang merosakkan market...pelabur cashflow tak beri kesan sangat pada pasaran harga rumah sebab diorang ni beli n simpan...pastu kutip rental je...cuma bila langkah di dilaksanakan, sumer orang terkena...pelabur cashflow pon dah ada masalah nak beli rumah sebab diorang ni very particular dengan cash yang perlu dikeluarkan...tu yg datang Cash on Cash Return(COCR) calculation tu...Spekulator pedulik apa dengan COCR...diorang beli, pastu nak jual pada harga tinggi...aku rasa sekarang ni, many genuine otai investor dah gelak2 dah kot...diorang dah keluar market awal dah...dah kutip untung berdasarkan harga pasaran hartanah sekarang...yang terperangkap sekarang ni ialah investor2 yang jenis mengikut..orang cakap rumah boleh buat duit, diorang pon pakat2 nak join...haha tak caya, try la tengok pasaran hartanah di lelongan awam...apa gile bid sampai lebih market value?!

Yang baiknya plak, pada sapa2 yang dah lama menyimpan duit pastu tak beli hartanah lagi tapi ada niat nak melabur...golongan ni la pada aku yang untung...sebab aku percaya harga rumah sekarang pasti affected...try tgk 2-3 bulan akan datang...harga rasanya akan turun...sama ada sikit atau banyak, aku tak pasti...it is just a simple economy..lets say, pasaran pembeli hartanah sekarang ni yang tergolong dalam golongan pelabur yang dah ada lebih 3 bijik rumah, katakan mereka ni mewakili 30% dari total pembeli..kita take out 30% of demand from the market, tapi supply level tetap sama...sekarang ni supply dah exceed demand...bila supply exceed demand, apa jadi? Harga turun la kan...takkan harga naik plak hehe...Bila jadi macam ni, mesti ada yang panik...bila ada yang panik, maka akan timbul la deal2 yang super...haa time ni la kita nak kaut those good deals yang keluar tu...so u guys better watch out, n belajar untuk hidu peluang...

Pasaran lelong pun aku rasa akan affected juga...mungkin ia akan cooldown sedikit...so sepatutnya harga pun takkan naik tinggi bila lelong sebab pembida dah berkurangan...sapa2 yang ada peluru tu, haa bersedia lah untuk menembak...jangan tembak sebarang, pastikan betul2 good deal baru la tembak...silap2 nak dapat 50% below market pon boleh...

Pada golongon pelabur yang dah ada lebih dari 3 rumah, apa idea korang untuk mengatasi perkara ni? takkan nak stop beli rumah kot? masa berjalan...kita ada target dan strategi yang perlu dilaksanakan...aku pasti akan ada yang kreatif dan boleh fikirkan cara untuk overcome this problem dan terus membeli hartanah...satu cara yang aku boleh nampak ialah guna nama orang lain yang masih ada kuota untuk beli rumah pada 90% margin of financing...tp cara tu pon datang dengan risiko dia sendiri...so pandai2 la manage risk..

Aku plak, agak tensen juga..hehe..aku baru je sambar sebijik rumah...loan pon baru nak apply...tapi masih boleh dapat 90%..cuma harga yang aku dapat tu tade la cun mana pun...tak rugi, tapi tak untung besar...kalau aku tunggu lagi 3-4 bulan lepas bnm umumkan benda ni, maybe aku boleh beli dengan harga yang lebih menarik...tapi tape la...dah rezeki aku macam tu...bersyukur je la... aminn...