槟城房地产投资

jeffanb

Redefining Penang’s skyline

BY JEREMY TAN

The rise of new developments will transform the landscape of the Pearl of the Orient even more dramatically in the years to come.

PENANG has become one of the most sought-after areas for residential developments in recent years, thanks to the constantly improving transportation links, political stability, booming manufacturing sectors and the growing appreciation of land. With the latter commodity becoming increasingly scarce, it is amazing to think that an entire metropolis, is set to rise majestically from the island’s south-eastern coast, in the coming years.

Penang WorldCity, a mixed integrated waterfront development spanning 103 acres (42 ha), is poised to transform the area’s skyline. When complete, it will be a modern, mini-international city where residents can enjoy refined lifestyles.

This joint venture project by renowned Penang developer Ivory Properties Group Bhd and Tropicana Corporation Bhd (noted for its successful resort developments in Kuala Lumpur and waterfront developments in Johor) will be developed in phases over the next 10 years. The development will comprise approximately 9,000 units of exclusive lifestyle residences, the majority of which are sized below 1,500 sq ft to cater to homeowners of all income levels.

Water-themed parks and pockets of lush greenery create a soothing living environment for residents while various leisure and recreational amenities like the Performing Arts Centre and Wellness area will enrich residents’ lives.

The planned 1.5mil sq ft development comprising high-end retail outlets, international hotel, grade A offices, a convention centre, an international school and al fresco dining outlets will make it a hub for tourism and commerce.

Indeed, it will be branded as “The Destination” to live, do business and visit in Penang.

This will be a thriving, recreational and commercial centre, where all the action is neatly tucked between the Penang Bridge and the newly opened, Second Penang Bridge, the enclave is a mere 10-minute drive to the Penang International airport.

Various shopping, financial, educational, and healthcare amenities in George Town are just a 20 minutes’ drive away via the Tun Dr. Lim Chong Eu expressway, while the ferry services also provide an alternative means of connection to the mainland. Located even closer, are the Bayan Lepas Free Trade Zone, Queensbay Mall, Pantai Hospital as well as banks, schools and Food and Beverage (F&B) hubs.

Tropicana Bay Residences

The first phase of Penang WorldCity will be Tropicana Bay Residences comprising six blocks of 22-storey condominium towers housing units sized from 455 sq ft to 1,950 sq ft. These are available in eight distinctive layouts.

An impressive drop-off point greets residents and guests alike. Inside, one will find the best of resort style living, with amenities like an overhanging pool, tennis court, saunas and a gymnasium. Conceptualised by an international architect, the development is designed to foster healthy, outdoor living as well as, closer bonds between family and friends.

To date, Tropicana Bay Residences has received a highly positive response since its initial soft launch, with 90% of units of the first four blocks sold thus far.

Block E is now open for registration, with units sized from 872 sq ft to 980 sq ft. The average current selling prices vary from RM769,900 to RM935,900, with an average selling price of RM800 per sq ft.

The Wave

Certain buildings generate a buzz amongst those in the know, even before the construction work has begun. The Wave at Penang Times Square is definitely one such development. The project blueprint features an extraordinary facade of wave-like contours, rhythmically corrugated around each floor of the unique structure. This aesthetically pleasing form is also functional, as it provides protection from the glaring sun. and, at different angles and during various times of day, the reflection of light gives these wavy panels a spectrum of different shades, creating an illusion of the amazing sea and its magnificent corals.

The top component comprises 312 suites occupying 27 floors, which sits on an 11-storey podium comprising car parks, a facilities floor and a commercial retail component.

Units are available in four layouts namely, the corner suites (Type A – 1,250 to 1,290 sq ft), intermediate suites (Type B – 1,300 to 1,345sq ft), penthouse suites (Type C – 2,820 to 2,905 sq ft) and duplex suites (Type D – 2,580 sq ft). The varied layouts enhance the feeling that each unit is a limited edition masterpiece. Types A and B units feature three rooms and two washrooms, while Type C has five rooms and five washrooms. Type D, meanwhile, comes with four rooms and five washrooms.

Its equally impressive facilities include an outdoor Jacuzzi, wading pool, swimming pool, changing room, sauna room, children’s playground, barbeque pit with wash area, landscaped garden, multi-purpose hall, gymnasium room, exercise station and foot reflexology path.

The Peak Residences and The Latitude commercial units

With a limited number of bespoke shop lots, the commercial component of The Peak Residences and The Latitude in Mount Erskine, Tanjung Tokong raises the bar as it is an ideal place for F&B businesses. Serving over 1,500 residential units within the vicinity, these shop lots are a great investment choice as they offer potential for capital appreciation.

Priced affordably from RM 826,636 for a 1,390 sq ft double-storey unit, interested buyers can now enjoy a guaranteed 6% return and a 5% cash rebate at Ivory Properties’ sales booth during the My Property Fair. Held in Queensbay Mall (South Zone) from Apr 17 to 20, between 10.30am and 10.30pm daily, there are 8% discount and 5% cash rebate promotional packages available for a limited time.

For more information, on Penang WorldCity, call 04-6596888, visit the Sales Gallery at Persiaran Bayan Indah in Bayan Lepas, Penang (nearby Queensbay Mall), or log on to www.penangworldcity.com.

For details on other projects, visit Ivory’s new sales gallery in Ivory Tower @ Penang Times Square, located at 81-11-1 Jalan Datuk Keramat from 11am to 6pm daily except Sundays. Otherwise, contact the marketing personnel at 04-2108000 or email to: marketing@ivory.com.my / contact@ivory.com.my

Captions:

Penang WorldCity is set to be a thriving, recreational and commercial centre.

Penang WorldCity, a modern, mini- international waterfront city, will be The Destination for commerce, leisure and the good life, when complete.

Water-themed parks and pockets of lush greenery create a soothing living environment for residents at Penang World City.

The Wave’s impressive facilities include an outdoor jacuzzi, wading pool and swimming pool, amongst others.

jeffanb

已经提出正式建筑申请了， 地点是在lebuhraya Halia：

http://www.aspen.com.my/#filter=.development-tri-pinnacle

jeffanb

dodojinan 发表于 20-5-2014 02:17 PM
大马的银行，经历过97和07两场重大金融危机后，风险意识已经大大提高，这就是为啥现在贷款难的原因？
说明 ...

是“国家银行”， 不是所有银行。如果不是国家银行的措施，现在DIBS什么的应该还在大行其道。而很多银行直接和发展商挂钩，什么专属“Panel Bank”的，甚至有时候地皮就是直接抵押给某个银行。在这立场上，银行根本就是发展商的商业伙伴。

jeffanb

jklim 发表于 16-5-2014 09:57 AM
jeffanb :

Batu Ferringhi Eden Seaview 可做投资？网上看可出租1200~1500. 很多租给外国人因为uplands  ...

Eden Seaview 很旧了，虽然保养方面还可以接受。有service apt的问题，海景也蛮远的。四周环境优雅，空气好，不错。不过我觉得Miami Green 其实比较好，出租市场较大。

jeffanb

另一个威南的计划：

GEORGE TOWN: GUH Holdings Bhd is planning the initial launch of an RM238mil residential project in south Seberang Prai next year following the acquisition of a 46-acre land bank for RM69.68mil in Simpang Ampat.

Group managing director Datuk Kenneth H’ng told StarBiz that the project, comprising 322 units of landed properties on 16 acres or about 35% of the 46-acre site, had been approved by the local authorities.

“The purchase of the land came with the master plan for the project, which has been endorsed by the local authorities,” H’ng said after the company’s AGM, which saw the signing of the sale and purchase agreement for the said land bank.

The site was purchased from Million Crest Sdn Bhd by Notable Empire Sdn Bhd, a wholly owned subsidiary of GUH, for RM69.68mil cash. The acquisition is scheduled to be completed in July.

“We plan to launch the project in the first half of 2015. Based on today’s property prices, we can expect the project to generate about RM92mil to the group’s revenue over the next five years.

“With the launch of our maiden property project in Penang, we expect our property division to contribute over 20% to the group’s revenue next year compared with 15% in 2013,” H’ng added.

He said the group was optimistic about the project, as it is close to the second bridge and 2.5km from residential and commercial projects such as Bandar Tasek Mutiara, Pearl City, Taman Tambun Indah and Taman Simpang Ampat.

bcheng

jeffanb 发表于 21-5-2014 11:40 AM
已经提出正式建筑申请了， 地点是在lebuhraya Halia：

http://www.aspen.com.my/#filter=.development-t ...

Aspen是目前我最期待的发展商，是难得比较有Vision的developer。
but这个project tri pinnacle好像是affordable housing ~300k。
我比较有兴趣Beacon project，据说是在Sg Pinang Japanese School旁边。

doublesunday

alesi616 发表于 20-5-2014 08:43 AM
请问你是在电子业这行吗？ 不要因为有这些  manufacturing factory 进军槟城而沾沾自喜， manufacturing  ...

小弟认为他们会选槟城并不是应为便宜，如果比便宜，菲力宾，印尼，泰国等，都比槟城便宜。小弟认为是投资环境，人才，英语程度，硬体设备等吸引外国厂家。当然mida和invest penang也有功劳。
无论如何，小弟想要表达的是，槟城的就业市场将继续看好，而就业和房价有一定关系。

dodojinan

jeffanb 发表于 21-5-2014 11:46 AM
是“国家银行”， 不是所有银行。如果不是国家银行的措施，现在DIBS什么的应该还在大行其道。而很多银行直 ...

大马的特殊性谁都明白，经济就是政治，政治就是经济；
国家银行的背后，难道不是我们的8大商业银行!  
8大商业银行，哪家在国家银行、在政府没有代言人？
国家银行的所谓的打房措施，其实背后都是8大商业银行高层达成一致意见后的结果！
不能仅仅看，表面现象！
不能仅仅看，银行在我们槟城的某个分支机构，为了业绩和其他利益，和发展商不正常的密切合作！

dodojinan

jeffanb 发表于 21-5-2014 11:57 AM
Eden Seaview 很旧了，虽然保养方面还可以接受。有service apt的问题，海景也蛮远的。四周环境优雅，空气 ...

Eden Seaview 很旧了，虽然保养方面还可以接受。有service apt的问题，海景也蛮远的。四周环境优雅，空气好，不错。不过我觉得Miami Green 其实比较好，出租市场较大。

同样1000尺左右，同样的装修：
Eden Seaview ，价格40-50万之间；租金，1300-1600元；
Miami Green，价格在60-70万之间；租金2000-2500元。

Eden Seaview的竞争力，确实在下降，前两年  UPLANDS的学生大都租住这儿，现在大都转移到了Eden Seaview。

dodojinan

Eden Seaview的竞争力，确实在下降，前两年  UPLANDS的学生大都租住这儿，现在大都转移到了Miami Green。

dodojinan

jeffanb ：
    请指点。
    昨天看星洲报纸，竟然头条是：一季度大马申请破产的个人达到了接近7000人，同期增长大约50巴仙，而且大部分是30-40岁的年轻人。
   如果同比例，全年就要接近3万人申请破产。
   考虑大马一共3000万人，身强力壮的年轻人（30-40岁），也就500万人左右。
   按照这个比例计算，就是0.6个巴仙的破产比列，是否好可怕啊！
   

darienong

dodojinan 发表于 22-5-2014 07:48 AM
Eden Seaview 很旧了，虽然保养方面还可以接受。有service apt的问题，海景也蛮远的。四周环境优雅，空气 ...

据我所了解，Eden Seaview 那儿很少1000方尺的单位，大多数是在850方尺左右的单位，除了一些角头间的会是900多至1000方尺。现在的要价也没有那么高啦！应该是在40万上下罢了。如果以每个月1500块钱租金，市价40万来计算，租金回酬还有4.5%，很不错了。

jeffanb

dodojinan 发表于 22-5-2014 07:41 AM
大马的特殊性谁都明白，经济就是政治，政治就是经济；
国家银行的背后，难道不是我们的8大商业银行!  
...

马来西亚国家银行于1959年1月26日成立，其宗旨包括：
  
促进货币稳定和稳健的金融结构。
  
担当政府的银行家与财务顾问。
  
发行货币及保存储备金以保护货币的价值。
  
掌控信贷状况，以便为国家带来利益。


国家银行是国企，其中一个宗旨就是确保稳健的金融结构。它并不代表任何国内或国外银行，反而它扮演着监督和鞭策的角色，以国家利益为考量。
国家银行并不是类似”REHDA"的组织，只纯粹代表发展商的立场发言和行动。

jeffanb

dodojinan 发表于 22-5-2014 09:28 AM
jeffanb ：
    请指点。
    昨天看星洲报纸，竟然头条是：一季度大马申请破产的个人达到了接近7000人， ...

“低收入戶佔機構債務管理計劃（DMP）逾70%”, 而年收入《四万的案例更是逾85%. 在这通货膨胀的时段，物价走高，基本上低收入的一群将会倍感压力。加上本身财务管理的能力不足， 尤其年轻的一群， 造成了破产的现象。

以房产投资来说，现阶段的确是需要谨慎的。自身需要衡量本身财务状况，量力而为，免得入不敷出到时就很困难了。



首季破產人數劇增32%‧銀行業資產素質現隱憂

2014-05-20 17:45

（吉隆坡20日訊）大馬今年首季破產人數劇增32%，分析員認為，津貼合理化、消費稅（GST）上路和潛在升息將加深借貸者的還款壓力，銀行業資產素質恐面對壓力。



無論如何，分析員相信銀行業擁有更好的資本水平，加上更嚴謹的風險管理政策護航，將力保資產素質持續完好。

報道指出，今年首季申報破產的人士年增32%至6千480宗，其中因汽車貸款違約而宣告破產者按年走揚48%，而因房貸違約的破產案則走揚16%。

達證券說，銀行往往對貸款給月收入少於3千令吉的低收入戶持審慎態度，因此低收入戶僅佔總貸款的27%，但信貸諮詢與債務管理機構（AKPK）卻數據顯示，低收入戶佔機構債務管理計劃（DMP）逾70%。

30至40歲者財務問題最嚴重

其中，年齡介於30至40歲者面對的財務問題最為嚴重，但達證券對此並不意外，因相關年齡層貸款者往往開始獨立生活、組建家庭和累積資產。

“不過，我們發現年過40歲者參與DMP計劃的人數有上升趨勢，顯示生活成本攀升對收入相對穩定的貸款者也帶來更大的壓力。”

AKPK數據指出，大多數債務問題歸咎於財務規劃不慎（23%），但生活成本走揚帶來的債務問題也開始出現上升趨勢。

達證券表示，津貼合理化和消費稅上路勢必對通膨帶來更大壓力，加上潛在利率上調可能造成資產品質進一步惡化。

以AKPK最新數據（截至今年3月）來看，尋求財務諮詢的人士增長近50%，遠高於4年平均年增長率23%，而國家銀行新數據也顯示，個人破產個案朝上升趨勢發展，其中1月和2月個案增長30.4%和25.3%。

成本升GST上路和升息
削弱還債能力

有鑑於此，銀行業不宜掉以輕心，該證券行指出，生活成本攀升，加上GST上路和升息，將進一步削弱消費者還款能力，進而拉高消費者違約可能性。

“但我們相信銀行擁有更好的資本水平，以及更嚴謹的風險管理政策，相信銀行業系統資產品質將持續完好。我們並不預見破產個案增加，或向AKPK尋求援助的人數增加將對金融系統帶來任何重大的系統性風險，因為高家庭債務獲得更高得家庭金融資產支撐。”

根據該證券行的敏感分析，預期信貸費用每增長1個基點，僅會削弱領域盈利約0.4%。

整體來看，達證券認為，銀行業增長催化因素不多，維持銀行業“中和”評級不變，其中聯昌集團（CIMB,1023,主板金融組）和馬來亞銀行（MAYBANK,1155,主板金融組）獲“買進”評級。

國行升息料短暫受益

馬銀行研究指出，國行近期聲明口吻轉向“鷹派”，相信升息動作勢在必行，今年杪隔夜政策利率可能上調50個基點。

“傳統上，我們預期淨利息賺益將在這樣的環境中進一步擴張，但以最近的趨勢來看，整體效益中和，任何潛在利多也恐屬暫時性。”

該證券行說，雖然升息將有利於止住淨利息賺益下行趨勢，但市場競爭持續激烈，加上貸款增長放緩和游資趨緊將抑制賺益進一步擴張力度。

更重要的是，替代抵押貸款和低企業貸款收益率將抵銷淨利息賺益壓縮力度，但值得慶幸的是，近期汽車貸款利率上調將對領域帶來些微合理回酬，希望相關效益將可擴展至抵押貸款環節。

整體來說，馬銀行研究認為，國行年終升息50個基點將對銀行業2015財政年盈利帶來1%至8%影響，但大馬銀行（AMBANK,1015,主板金融組）料因來往和儲蓄戶頭（CASA）和浮動利率貸款比重低，成為受惠最少的銀行，而回教銀行（BIMB,5258,主板金融組）憑藉高CASA和投資回酬將崛起為大贏家。


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Da88

Jeffanb, 想问最近看了island resort 10, 1100 尺，800k+. 是很喜欢，但考虑到地点或许偏远，升值会比更好的地区慢，你認为对吗？因为钱就是这笔了,买了这个买不了別个。所以一定要想淸楚做个对的决定

Da88

谢谢你回答1

jeffanb

Da88 发表于 22-5-2014 06:50 PM
Jeffanb, 想问最近看了island resort 10, 1100 尺，800k+. 是很喜欢，但考虑到地点或许偏远，升值会比更好的 ...

Island resort 是freehold的计划，最大的卖点就是无敌海景，很吸引人。default一个车位，设施还可以，内部简简单单，普通，当初卖价才300k左右。我觉得800k的价钱太高了，短期内几乎没有利润可图。租金rm2500 可能已经是算高了，根本cover不了installment。

the surin 两个车位，1307sf，设施稍好，一样新，也是freehold，海景可能差了点，但800k ，甚至以下也买得到。

nicktart

各位大大，我有个疑问

最近我到一间showroom去看前几个月launch的project。当然，unit剩的也不少、剩的也不是很好。
但是有位agent告诉我他其中一位顾客有意放弃他的unit（比较好的）。
目前，这project多数顾客只是给 RM10k booking fee，loan都还没申请的。
但这agent告知我若我有意拿那个unit，需付点钱给他顾客。
这到底属于合法交易？还是只是你情我愿？
不懂大家有没看过类似的事情？
因为小弟认为：若每个人只给 RM10k 的 booking fee（而且是fully refundable的）, 那早早book几间好的unit，不申请任何loan，过几个月再找人转手。
这样不是很好赚吗？

dodojinan

jeffanb 发表于 22-5-2014 08:04 PM
Island resort 是freehold的计划，最大的卖点就是无敌海景，很吸引人。default一个车位，设施还可以，内部 ...

个人柑橘，the surin条件还是不错的；
不确定性需要考虑， 好像the surin前面还有块地，不知道会不会也起个CONDO，会阻挡您的海景！
优势： 现在the surin抛售屋子的很多，一个熟悉的中介，前两天一起喝茶说到，他刚刚成交了一套the surin  A，原单位，17楼，1307，海景，并排两车位，758K，大大低于屋主的预期（由于现在不容易贷款，屋主签了第三个客户，才最终成交，从第一个的808K，到第二个778K，降到第三个758K，才终于经历半年多的时间真正成交。）
          如果想买，现在是成交的低潮期，好多屋主和中介，都很浮躁，由于春节后基本没有啥成交！ 你有很大讨价的机会！

jeffanb

nicktart 发表于 23-5-2014 01:28 AM
各位大大，我有个疑问

最近我到一间showroom去看前几个月launch的project。当然，unit剩的也不 ...

很平常，的确是你情我愿，不过发展商需要配合就是了。通常有信誉的发展商是不会同意这样的做法的，取消的单位都是直接回到availability chart 上。会这么做的通常是那些有用marketing agents 做促销的房产计划， 如zxxn，oXn Asxx等等。如果发展商被蒙在鼓里的话，还真的是需要觉醒一下。

我本身非常，非常抗拒这项做法，这简直是变相的诈骗或敲砸手法， 很低级。虽然还是你情我愿，不过我本身捐给慈善机构也不给这些烂人赚。

你说的计划是quaxwesx 吗？