槟城房地产投资

jeffanb

"Uplands Green" development, 在Batu Ferringhi的新房产计划。非常低调， 听都没听过，现时段应该只在新加坡出售。地点不错，upland International 附近，接近Hard Hotel, Parkroyal Hotel等等。 网站上标价SD600k， 是高价产业。

新加坡卖不完的话，就会来槟城卖了，RM1.5mil 的标价不是普通人啃得下的。

http://upg.com.sg/listing/uplands-green-batu-feringgi-penang/


SINGAPORE — Mr Ku Swee Yong, Chief Executive of property agency Century 21, will be giving a talk about the benefits and risks of investing in Penang this weekend in conjunction with the launch of the Uplands Green development.

The freehold development consists of townhouses in the upmarket district of Batu Ferringhi Beach in Penang.

Titled “Promising Penang – The Strong Economic Growth of A World Heritage City,” the talk will begin at 2pm on 12th and 13th April at the Marriott Hotel on Orchard Road. An author of two best-selling books, Real Estate Riches and Building Your Real Estate Riches, Mr Ku will also discuss the prospects of capital appreciation and rental yield for the project.

jeffanb

这边有提到New Bob 在Seberang Jaya 的新公寓计划了， 叫River Tropics。 这应该和之前和我了解的不一样， 那是在prai，地点Jalan Baru，Megamall/Ixora Hotel斜对面，是两个block的公寓。

http://www.newbob.com.my/Future_Apartment_Project.php

如果是两个不同的计划，这个在seberang jaya 的地点就不清楚了。

City & Country: New Bob ventures into asset management  
By Wong King Wai of theedgemalaysia.com          
Friday, 11 April 2014 23:30    Bookmark and Share

FAR from the popular Gurney Drive in Jalan Gottlieb, Penang, an office building called NB Place is morphing into a block of serviced apartments named Tropic Suites. Developed by New Bob Group, the apartments will be fully furnished and leased out for short terms, says director Dr Lee Ville.

A diversified outfit, the group has interests in property development under NB Tropics, real estate under New Bob Realty and car rental, among others. In Penang, it has completed bungalow projects such as Preston Oak and The Manor and is working on another in Biggs Road. It also has a light industrial development on the island called The Gates.


We did a feasibility study and found the location of Tropic Suites to be ideal for short-term leases — Lee

According to Lee, the RM44 million serviced apartment project is the group’s first on the island and the reason for the name change is that “we will be branding our future projects under NB Tropics, so they will have the word ‘Tropic’ in their names”.

The 12-storey building will be refurbished and remodelled inside and outside while its façade will have a more modern look with an interesting geometric pattern, says Lee.

As the group already has a property management arm, it is a natural progression for it to enter asset management. “We are retaining 48 units for our own investment and selling 40 with guaranteed returns of 6% in the first three years,” explains Lee.

The apartments will be on Levels 1 to 11 while the ground floor will be for the management office. The built-up of the units ranges from 500 to 800 sq ft while prices start at RM500,000. As for the rental rates, Lee estimates them to be from RM250 to RM350 per day.

Tropic Suites is targeted at investors and not owner-occupiers. The latter could live in their units if they chose to, but the group is focusing on leasing out the apartments, which is why they will be fully furnished.

In addition, says Lee, the group will be able to get good prices for the fittings (about RM80,000 per unit) because it will be buying them in bulk.

Lee says the building was handed over to the main contractor in December last year and at press time, work had started on the first three floors. As the contract is for 12 months, the building will be augmented by end-2014. Then, work on the interior will start and be completed by February 2015. Lee hopes the certificate of completion and compliance will be obtained by mid-2015.

He says a reason for the conversion of office space into residential is that there is an oversupply of the former on the island. “With oversupply, you can’t charge high rents. So, converting NB Place to serviced apartments is a better long-term investment.”

Prior to the conversion, NB Place had an occupancy rate of about 80%. “We did a feasibility study and found the location of Tropic Suites to be ideal for short-term leases, from weekly to even monthly rents. Also, besides developing a product and selling it for profit, we wanted something with long-term returns,” remarks Lee.

However, property consultants differ from Lee’s assertion of an oversupply of office space. “There is no oversupply. In fact, there is a need for an MSC status building in Penang,” says Raine & Horne International Zaki & Partners director Michael Geh. There is only one MSC-compliant building, called Suntech, in Bayan Baru, he adds.

CH William Talhar & Wong’s director Peh Seng Yee concurs. “The office sector in Penang has been stable for a number of years and is expected to remain so in the near future. Construction of new purpose-built office buildings is subdued because developers are keener on developing residential projects due to the encouraging demand and hike of selling prices. So, the purpose-built office sector on Penang island is not expected to receive an abundance of new space that would lead to an oversupply situation.”


An artist’s impression of Tropic Suites in Jalan Gottlieb

At the present time, there is about 8.735 million sq ft of net lettable office space in Penang with an average occupancy rate of about 80%.

In fact, New Bob Realty revealed that the rental rate for office space is low in commercial buildings and that many companies will rent landed property rather than office space to run their businesses.

Whatever the case, New Bob Group is embarking on a different path for its products. In fact, Lee believes Tropic Suites will cater for the needs of medical tourists.

According to figures provided by the Penang Health Association via the Penang Global Tourism bureau, in 2008, the total number of patients in Penang was 226,291, which earned the state RM173.65 million in revenue. In 2013, patients totalled 337,823 and revenue RM371 million — up 49.2% and 113% respectively in six years. This is something Lee wishes to tap. In fact, he plans to talk to hospitals located close to Tropic Suites, including the nearby Penang Adventist Hospital, on working together to best serve the patients. The apartments could be used by those convalescing from treatment or by the families of patients needing a place to stay.

Future projects

In Seberang Jaya, New Bob Group has a condominium project called River Tropics that has an estimated gross development value of RM50 million and sits on 2.8 acres of freehold land. The 18-storey block will have 148 condos with an average built-up of 1,350 sq ft.

River Tropics is slated to be launched in June this year at a starting price of RM400,000. Lee says the group is aiming for gold rating from Singapore’s BCA Greenmark and Malaysia’s GreenRE for the condominium.

To enhance the condominium’s surroundings, Lee says New Bob Group will spend about RM400,000 on beautifying the banks of a nearby river on state land. “The area, which is overgrown at the moment, will be landscaped and have a cycling track and benches.” The local council will then maintain it.

The riverbank beautification project will be completed in mid-2016, at the same time as River Tropics.

The group is also working on NB Tower, which comprises commercial suites, in Seberang Perai. Scheduled for launch in April, it will have 88 unfurnished units with built-ups of  800 to 1,100 sq ft. The selling price is from RM200,000 to RM300,000. NB Tower is located next to the ferry terminal and the Butterworth outer ring road.

Another project, which is in the planning stage, is an affordable hotel in Argyll Road, George Town.

“We are looking at building a small hotel based on the ‘flash packer’ concept in the middle of the year. It will combine the backpacker and budget models and cater for upmarket backpackers,” Lee explains.

“The hotel will offer a cleaner and trendier environment and affordable rooms [rates start at RM50]. We believe it has the potential to attract foreign and local tourists now that George Town is a Unesco World Heritage Site. Moreover, there are few hotels of its kind in Penang.”

Although the going has been good for the property market in Penang, new state housing rules came into play on March 1. Now, low-cost (RM42,000) and low-medium-cost (RM72,500) homes cannot be sold within 10 years of purchase. Affordable homes (up to RM400,000 on the island and RM250,000 on the mainland) cannot be sold within five years of purchase.

The other rules include a 3% levy on purchases by foreigners and a 2% levy on the seller of properties within three years of the date on the sale and purchase agreement.

Lee says while the intention of the rules is good, they will have an adverse effect on the market. “The state’s new policies will definitely impact sales for developers and even on the secondary market. But I see the situation as short term and once everyone absorbs the news and moves past it, I see the market picking up again. Because there haven’t been many launches so far this year, there isn’t an oversupply situation in the market. So, people will still need houses and more of them will probably move to the mainland.”

So, as New Bob Group ventures into asset management, it is keeping its ear to the ground.

jeffanb

desmond817 发表于 14-4-2014 10:57 AM
求助，想请问如果现在要在槟城买medium cost 的屋子，价钱250k-350k，需要得jabatan tanah dan penggalian  ...

可以参考这个link：
http://www.apartment-penang.com/ ... rdable-housing.html

外国人Levy方面今年二月开始，其他的三月开始实行。250k到350k的房产方面如果卖方已经拥有产业超过五年了（根据S&P的日期）；这个情况下是不需要批准的。 而如果买方有注册名字进入affordable housing的listing，就可以appeal；

jeffanb

备受争议的STP Phase II看来要拍板了，最困难的环境评估已经获得环境局“有条件性“的approval letter。这个”肾脏“形状的人造岛屿和建筑发展将会是全马来西亚最大型的单一住宅与商业式计划(价值和面积两方面）。接下来， 很肯定的，要看反对党和非政府组织如何去抗议了。

现有的STP1还会有一项高级别墅和最后一栋Andaman Series公寓的计划，之后就会进入STP2的时代了。



E&O subsidiary gets conditional go-ahead for Phase 2 reclamation in Penang

Posted on | April 14, 2014

By THE STAR

KUALA LUMPUR: Eastern & Oriental Bhd’s subsidiary has received the conditional approval letter from the Department of Environment for its proposed reclamation of Phase 2 of Seri Tanjung Pinang at Tanjung Tokong, Penang.

It said on Monday the approval letter given to Tanjung Pinang Development Sdn Bhd (TPD) was for the detailed environment impact assessment study and conceptual masterplan for the Phase 2.

E&O said in 1992, TPD was granted the exclusive right to reclaim and develop land in Tanjong Tokong and to date, the group has reclaimed and is continuing to develop Phase 1 of the project.

To recap, the Group through TPD had sought the Penang Government’s approval to reclaim the balance concession area.

In the latest development, the Jabatan Perancang Bandar dan Desa, Pulau Pinang, communicated the state’s in-principle approval to the masterplan for the Proposed Project.

E&O said many steps remained to be taken and approvals to be obtained before reclamation works can actually commence, not least of all a satisfactory environmental impact assessment study.

It added the conditional approval was applicable only to the proposed reclamation of 760 acres (307.60 hectares) of man-made islands and 131 acres (53 hectares) of the Gurney Drive foreshore, and dredging activities at the “flushing channel”.

The DEIA conditional approval was valid for 2 years from the date of issuance.

jeffanb

jeffanb 发表于 14-4-2014 02:41 PM
备受争议的STP Phase II看来要拍板了，最困难的环境评估已经获得环境局“有条件性“的approval letter。这个 ...

虽然我是很期待STP2，但我也明白到时价位上可能不是普通人可以负担的。讽刺和矛盾的就是计划中会有30%是可负担房产 ： 到时中低收入一群可能会有固定分配可申请的单位，而富豪可以买》1000psf的单位。那么中高阶层，不符合《=400k申请资格的人，也不能负担》1300psf（我预测）价位的人，能买什么呢？变相的好像中高层被排挤了，而这阶层也是槟岛很高人口的一层。

很奇怪的一个现象吧？ 而这个现象已经差不多在Penang World City发生了。你现在买不起Bays Residence 和 Quaywest， 因为剩下的单位价格都要800k以上。不过《400k的affordable housing （如quaywest一部分单位), 和在申请中的LMC计划，却可以让一部分人来申请。接下来一系列的产业将更贵，中高层将会被挤出这个社区，形成大部分高收入者，和中低收入者的”不平衡“社区。

唯一的可能就是中高阶层只能买PSF超高，但面积超小的“鞋盒”单位。STP2和PWC未来有鞋盒吗？ 不清楚，希望如此吧！

ck@cari

jeffanb 发表于 14-4-2014 03:38 PM
虽然我是很期待STP2，但我也明白到时价位上可能不是普通人可以负担的。讽刺和矛盾的就是计划中会有30%是 ...

赞同。中阶层人士总是被遗弃和排挤在“好处”外，被目标“抽税”的一群，不管是州政府还是中央。

jeffanb

中文版本报導。看来市场对STP2是充满信心的，否则股票也不会飙升。不过E&O会不会落入和SP Setia一样，被官联企业（GLC)并购的下场，就很难说了，毕竟Simes Darby拥有超过30%的股份。


获准在槟城进行填海计划 依恩奥股价飙涨9%

二零一四年四月十五日 凌晨十二时五十九分


（吉隆坡14日讯）由于槟城填土计划申请获有条件批准，投资者趁机进场推高股价下，使到依恩奥有限公司（E&O，3417，产业组），一度劲涨32仙或14%至2.57令吉；获证券商看好若成为槟岛最大“地主”的依恩奥，将成为潜在并购目标。

在投资者大力进场下，使到该公司的股价于今日走势凌厉，分别跻入十大涨幅与热门股。

该公司今日向马交所报备指出，子公司丹绒槟榔发展私人公司在上周四（10日）获通知，斯里丹绒槟榔第2期填土计划（STP2）的详细环境影响评估报告和整体概念规划，已获环境局有条件批准。

消息出炉后，开市时原本微扬1仙至2.26令吉的依恩奥即大幅上涨，收市时涨21仙或9%至2.46令吉，成交量达2798万6600股，在十大涨幅中排名第4及在十大热门股排名第10。

该公司释放强力利好消息，午盘该股保持扬势，不过，它在收市时涨幅收窄。

该公司在文告中指称，有条件批准填海仅限STP2内760亩的人造岛和131亩的新关仔角前岸和疏浚工程，有效期为2年。

“填土前仍有许多程序待批，详细环境影响评估报告是其中一项。”

兴业证券研究行分析师龙国雯在最新报告中指出，若填土计划获州政府批准，即表示依恩奥将成为槟岛持有最大土地面积的发展商，价值大幅攀升，或成为潜在并购目标，因此上修该股评级及合理价格至3.12令吉。

大马投资研究分析师则在报告中指出，计划获正式批准后，东家股项估值将有可能3级跳，达到每股4.61令吉水平，若加上该区发展总值预估250亿令吉，估值将更高，现阶段维持“买进”评级，合理价3.90令吉。

caoyun

jeffanb 发表于 14-4-2014 03:38 PM
虽然我是很期待STP2，但我也明白到时价位上可能不是普通人可以负担的。讽刺和矛盾的就是计划中会有30%是 ...

以后一毕业的人最好快快买了, 趁薪水低的时候申请.

PWC 以后不懂 affortable house 会有 400 sf 的单位吗? 话说政府有规定 affortable house 最基本的面积吗?  400sf 可以吗?(好像打枪铺的面积)

jeffanb

caoyun 发表于 15-4-2014 02:40 PM
以后一毕业的人最好快快买了, 趁薪水低的时候申请.

PWC 以后不懂 affortable house 会有 400 sf 的单位 ...

对新的可负担房产来说， 基本小家庭居住的舒适度应该会被考虑在内，所以空间面积不可能太小。至少600sf或以上吧，个人看法。

cmdrun

在Teluk Kumbar 的 Pavilion Resort 剩下的24个单位已经开始发售了。RM456/sf。 有兴趣的话就行动吧。

kk84ong

请问各位帮帮忙关于 menara riveriew 靠近jelutong 值得吗？大概1000sqf.330k-350K 要买来住

kcphoon

kk84ong 发表于 20-4-2014 08:43 PM
请问各位帮帮忙关于 menara riveriew 靠近jelutong 值得吗？大概1000sqf.330k-350K 要买来住

developer bankrupt

caoyun

jeffanb 发表于 14-4-2014 01:22 PM
可以参考这个link：
http://www.apartment-penang.com/2013/12/new-housing-rules-for-affordable-housi ...

如果还有投资者, 应该会买至少三十万以上的, 等待若干年后超过四十万来避开繁文缛节吧..

darienong

kk84ong 发表于 20-4-2014 08:43 PM
请问各位帮帮忙关于 menara riveriew 靠近jelutong 值得吗？大概1000sqf.330k-350K 要买来住

如果没记错，那是由一家名声很糟的发展商所建 (好像是叫Goh Cheng See 的集团)， 已经建好超过十年，但是一直拿不到政府相关部门的批文。。如果是我，肯定不会去买这样的公寓！

darienong

kk84ong 发表于 20-4-2014 08:43 PM
请问各位帮帮忙关于 menara riveriew 靠近jelutong 值得吗？大概1000sqf.330k-350K 要买来住

http://www.lerlum-hlb.com/TENDER%20GCSR_1.pdf

参考以上的文件，一部分的公寓在发展商名下的要被拍卖了！一大堆在底楼的商业单位跟高楼的民宅公寓加停车位要拍卖。。。这样的公寓你敢买来自住？

jeffanb

caoyun 发表于 21-4-2014 07:51 AM
如果还有投资者, 应该会买至少三十万以上的, 等待若干年后超过四十万来避开繁文缛节吧..

新的产业，少过五年的多数都要超过400k。 而较旧的，只要避开政府津贴的LMC计划，或找买方已经拥有了超过五年的单位，就没有影响。

我个人是非常支持这项措施的，毕竟无可否认的是，就是有一票人专门“炒”中低价“房产的，包括我认识的一些人， 而且回酬还不错。这就造成了不健康溢价，出租给外劳等等的情况。

而为什么不需要或不符合资格的人可以买到政府津贴的LMC呢，就是因为现有审核程序不全面的关系。比如：

1）利用家人或甚至朋友的名誉来申请；银行也可以批准3rd party loan；
2）本身有工作但没报税，是有钱但还是符合资格；
3）住在儿女的房产。 条件只指明夫妻不可拥有产业，但儿女没包括在内 （除了PPR之外）。

要真正审核起来也真的是有非常大的难度，不是吗？

caoyun

jeffanb 发表于 21-4-2014 10:42 AM
新的产业，少过五年的多数都要超过400k。 而较旧的，只要避开政府津贴的LMC计划，或找买方已经拥有了超过 ...

避开政府津贴的LMC计划

symphony park, harmony view, taman kheng tian 算是政府津贴的对吗?
我记得有中介叫我趁收入低过 RM2500 的时候买, 不然比较麻烦..

jeffanb

caoyun 发表于 21-4-2014 02:08 PM
避开政府津贴的LMC计划

symphony park, harmony view, taman kheng tian 算是政府津贴的对吗?

的确是这样子。趁收入还低的时候，快点买LMC.因为这LMC还有一个“最大”的弱点，那就是没有“surrender back“的规定。也就是说买了多年后， 收入已经高幅度提升，你还是可以拥有这一间LMC. 这也是其中一个原因为什么在LMC可以看到Mercedez，也这么多人出租LMC了。

虽然有条文说LC或LMC必须是用做自住的用途，但要如何去确定和执行？ 租给外劳可能还容易发现，租给本地人呢？

所以整个程序非常难以执行，到最后还是不了了之，就是这样。

andy_pg

Jeff 大大，我想问的是我2年前我买了间公寓，那时我己经有房子了的，这间公寓不是LMC，当时我买140k，现在市价是2百多K，我想问现在要和我买屋的买主要向州政府审请吗?

jeffanb

andy_pg 发表于 21-4-2014 11:46 PM
Jeff 大大，我想问的是我2年前我买了间公寓，那时我己经有房子了的，这间公寓不是LMC，当时我买140k，现在市 ...

是的，这属于《400k的可负担房产， 需要获得批准。如果买方有注册在database， 那就可以appeal。