槟城房地产投资

jeffanb

2014 年马来西亚产业大奖， 许延忠获得产业风云人物。IJM 的The Light Waterfront获得大蓝图发展计划奖项。

这个链接可以看到Hunza 的Alila2， 和 未来Bayan Baru的一些图片：

http://www.orientaldaily.com.my/ ... 17:3&Itemid=131

chopin

看到有一间landed 3 storey, 超值， 少过1m, 可惜股票烧到手， 看到吃不到。。。。  老婆一直喊要换landed, 叫我如何是好!!

jeffanb

chopin 发表于 9-11-2014 09:53 PM
看到有一间landed 3 storey, 超值， 少过1m, 可惜股票烧到手， 看到吃不到。。。。  老婆一直喊要换land ...

如果本身现有的房产贷款已经还清，价值也不低，那就可以考虑小屋换大屋。

如果还是要另外贷款，那就要看本身的财务能力了。百万的房产，借90%, 供三十年，4.4%的利息，每个月installmentRM4500. 每月薪水要有13k或以上吧。

一句老话 - 量力而为。

jeffanb

trize 发表于 8-11-2014 12:16 AM
Jeffanb大大，想问一下permatang tinggi新的project小型工业BLT Park 2值得投资吗？

刚刚问了说是freeho ...

不清楚这个产业，对不起。

miaw87

Jeffanb大大，想请问。。。

the oasis, near tesco egate那里。。。600k ( 大约1100 sqf)。。。值得吗？想要自己住的。。。

这个星期六也想去imperial residence那里看看。。。看到网上有agent要卖566k (1200 sqf)。。。不懂还有剩没有。。。

唉，想要找第一间房子真的好难。。。

jeffanb

City Mall 已经出售给了给商场业者，不过这也是好事，毕竟Ivory在商场管理上并不出色，PTS就是个例子。


Ivory’s City Residence Draws Strong Response

Pic: NSTPic: NSTIVORY Properties Group Bhd has received overwhelming response to its City Residence development in Tanjung Tokong, with only 10 per cent of its total 202 residential units left for sale.

The company’s group chief executive officer Datuk Low Eng Hock said local buyers made up the bulk of the investors, while the rest were from China, Hong Kong and the United Kingdom.

The project has a gross development value of RM229.1 million, with its residential units tagged from RM1,200-RM1,850 per sq ft.

The City Residence project is perched above Ivory Properties’ RM83.5 million City Mall project.

“We have sold off the commercial component to an investor who is also a very experienced mall operator,” Low said without divulging details, except to say that the new owner is poised to turn the mall into another “happening place for Penangites”.

He said the entire project is 40 per cent completed and is expected to be ready by the middle of 2017.

Located in the heart of Tanjung Tokong and along one of the major roads accessed on the island, the project was master planned as a development which offers a balance between life, work and play.

“Perhaps the most dramatic feature of the project,” Low noted, is that “the commercial area will feature a tropical-style interior design with appealing landscape elements, such as giant palm trees and water features”.

“Its open design also ensures abundant natural light, efficiency and flexibility in terms of design and fit-out as well as proper ventilation.”

He said the revenues generated from this project will be recognised over the progress of its development.

“The faster we progress, the sooner revenues and profits will be realised. In terms of social contributions, Ivory is poised to deliver yet another much anticipated and prestigious project on prime land in Penang,” Low added.

The company’s completed projects include Tanjung Park in Tanjung Bungah, Moonlight Bay along Batu Ferringgi, The Peak Residences at Mount Erskine, Aston Villa in Bukit Mertajam and University Place Condominium at Bukit Gambier.

Its upcoming projects include Penang World City at Bayan Mutiara, which is being developed by Tropicana Ivory Sdn Bhd, a joint-venture company where Dijaya Corp Bhd holds a 55 per cent stake and Ivory the remaining.

jeffanb

miaw87 发表于 10-11-2014 07:26 PM
Jeffanb大大，想请问。。。

the oasis, near tesco egate那里。。。600k ( 大约1100 sqf)。。。值得吗？ ...

自住的自己喜欢就好。不管是地点，环境，或设施等等，都尽量找可以配合自己日常作息的需求，这最重要。基本的两个车位我觉得还是必要的。

jeffanb

林峰成：通至新關仔角 The Light或建隧道
北馬  2014-11-13 18:20


（檳城13日訊）檳州政府正在探討恢復之前備受爭議的檳島外環公路（PORR）計劃的可行性，擬從The Light填海地興建地下隧道至新關仔角。
檳州公共工程及基本設施委員會主席林峰成說，“兩岸三通一檳城”的計劃恰好缺少了這一段路，新的路段可以銜接敦林大道至阿依淡的繞道公路，使原本的檳島外環公路計劃更為完整。
不過，他強調，這項計劃並不在“兩岸三通一檳城”的範圍內，而是一個全新的招標工程，是由州政府所負責的。
他週二在總結環節回答巫統浮羅勿洞州議員法力的提問時指出，州政府早向中央政府申請在第十大馬計劃下撥款落實檳島外環公路計劃，但不獲批准。
“無可否認，檳島外環公路計劃確實有助減緩喬治市的交通阻塞情況，如哥德路、西方路、蘇格蘭路及州清真寺路。因此，州政府有意恢復該項計劃。”
他透露，州政府目前已委任工程師進行勘察，以擬定確切的路線及預算工程的成本等。
他說，原本的檳島外環公路計劃因受到周邊房屋及徵用土地的因素影響，以致無法順利進行，因此他們考慮興建地下隧道，以免影響到周邊的房屋。他較後受詢時指出，民聯在過去並非反對興建外環公路的發展工程，而是反對國陣政府沒有經過公開招標等程序，違反人民的利益。（光明日報）

darienong

不知从何时开始，槟城岛上的公寓，RM700-800per sq ft竟然是affordably priced 的范围？


Penang developers plan RM4.7bil worth of affordable houses
December 2nd, 2014 No comments

Artist's impression of Ivory's mixed-development project in Tanjung Tokong.
The Penang property scene, which has seen prices soaring to new levels in the last two years, will see new affordable properties with a gross development value (GDV) of RM4.7bil entering the market in prime locations over the next three years.

Besides the pricing, which ranges between RM300,000 and RM650,000 depending on location, other attractions of these properties are their size, which ranges between 850 sq ft and 1,000 sq ft, and the facilities provided.

Raine & Horne director Michael Geh said the pricing was in response to the slower pace of property market impacted by the high rejection rate of housing loans.

Developers planning such new properties include Eastern & Oriental Bhd (E&O), Boon Siew Group (BSG), Tambun Indah Land Bhd and Ideal Property Group, which owns Ideal United Bintang Bhd and Ideal Sun City Bhd.

Ideal accounts for about 68% or RM3.2bil GDV of such projects that are slated for launch next year. The projects of the other three developers make up the remaining GDV.

Ideal is developing 6,508 condominium units in different locations over the next three years.

There are two categories – those priced between RM300,000 and RM400,000 and those priced at RM450,000, according to executive chairman Datuk Alex Ooi.

Condominium projects are currently priced at RM550 per sq ft onwards in Bayan Baru and Bayan Lepas, and RM1,300 per sq ft onwards for those in Gurney Drive and Tanjung Tokong.

Ooi said the attractive pricing would ensure that quality homes with decent built-up areas and facilities in prime and strategic areas fell within the disposable income range of house buyers.

“In Tanjung Tokong, we plan to launch, on a 9.9-acre leasehold site, 900 sq ft condominiums priced at RM450,000 in 2015 or 2016.

“We provide facilities such as pools, indoor and outdoor gymnasiums, a rest pavilion, a dining pavilion, a barbecue corner, a jogging track and a reflexology path,” he said.

New condominiums in the Tanjung Tokong area are priced between RM700 and RM1,300 per sq ft.

Ideal’s other projects are in Bayan Lepas, Sungai Ara and Balik Pulau.

Ooi said the group would kick off with the One Foresta project in Bayan Lepas next year.

“Subsequently, we will launch two more projects, in Bayan Lepas and Balik Pulau, over the next three years.

“The condominiums are priced between RM300,000 and RM400,000 and are equipped with a wide range of facilities.

“The units have built-up areas of 900 sq ft and 1,000 sq ft,” he said.

In Seri Tanjung Pinang in Tanjung Tokong, E&O is registering interested buyers for its Tamarind high-rise project, aimed at young professionals.

Located within the Seri Tanjung Pinang development, it is learnt that the Tamarind project will be competitively priced.

Each of the 1,042 sq ft units will have three bedrooms and two bathrooms. E&O’s condominium projects in Seri Tanjung Pinang are currently priced at RM1,100 to RM1,300 per sq ft.

BSG plans to launch 1,000 condominium units with 850 sq ft built-up in Tanjung Bungah in mid-2015.

The indicative pricing per unit is below RM400 per sq ft, according to a BSG spokesperson.

In Seberang Prai, Tambun Indah will launch 1,106 units of landed and high-rise properties with a GDV of RM469.6mil in its Pearl City mixed-development scheme next year.

The residential properties comprise double-storey terrace, townhouse, double-storey semi-detached and bungalow units.

Tambun Indah executive director Teh Theng Theng said that to ensure the properties were within reach of house buyers, the pricing would be lower than that of a similar range of properties in the other strategic locations of Seberang Prai.

Ivory Properties Group Bhd executive chairman Datuk Low Eng Hock said the group was now working towards providing affordable homes to cater to young adults and newly-wed couples by providing smaller units to suit their budget.

“Currently, we are in the planning stage of offering such units in the Batu Ferringhi area.

“Our current projects such as The Wave and Penang WorldCity are still affordably priced from RM700 and RM800 per sq ft onwards, respectively,” Low added.

jeffanb

psf并不是很好的标准，价钱才是。700-800psf的可负担房产应该是指<=800sf的单位吧。

caoyun

jeffanb 发表于 2-12-2014 04:42 PM
psf并不是很好的标准，价钱才是。700-800psf的可负担房产应该是指

用 ivory PWC 的角度, 指的应该是 4xxsf  unit 吧. 就是年轻人买得起, 但最多住两三个人的.
不过设计得漂亮的话, 其实也不是那么不堪. 香港很多的小小的, 漂亮得不得了.

jeffanb

caoyun 发表于 3-12-2014 07:32 AM
用 ivory PWC 的角度, 指的应该是 4xxsf  unit 吧. 就是年轻人买得起, 但最多住两三个人的.
不过设计得漂 ...

马来西亚人，始终不是星加坡或香港人，小面积的鞋盒单位，（<600psf)是很难被接受的，尤其是家庭式自住用途。基本上鞋盒用来投资的目的最大。

caoyun

jeffanb 发表于 3-12-2014 12:34 PM
马来西亚人，始终不是星加坡或香港人，小面积的鞋盒单位，（

KL 人不是开始接受了吗?
以前听我朋友在 klcc 工作的, 都说他们喜欢租那种房间.
这里, 我觉得很快的, 未来一间屋子最多三个人住了.  
*题外话, 觉得最近不婚主义者或迟婚的超多.  身边很多超过三十, 事业有成的, 还在追求事业不看爱情.

我行我素

caoyun 发表于 4-12-2014 12:18 PM
KL 人不是开始接受了吗?
以前听我朋友在 klcc 工作的, 都说他们喜欢租那种房间.
这里, 我觉得很快的,  ...

超过30结婚的更多。 400多sqft ,我宁愿去买5条路哪里的flat.

jeffanb

PTMP, Penang Transportation Master Plan, 已经公开招标了，对槟城房产有兴趣的人一定要读一下。 失望的是还是只专注在道路和巴士系统的提升，说好的MRT， LRT并不在蓝图中：

http://ptc.penang.gov.my/images/ ... 0Plan%20Strategy%20(summarized%20version).pdf

jeffanb

jeffanb 发表于 5-12-2014 11:16 AM
PTMP, Penang Transportation Master Plan, 已经公开招标了，对槟城房产有兴趣的人一定要读一下。 失望的是 ...

这里是很好的summary。 提到说The Light Waterfront 会是其中一个受惠者，不过我觉得Air Itam区也将受惠不浅：


Sepecial Focus : Penang - Penang Transport Master Plan: convergence of connectivity and rising land

Author: kiasutrader   |   Publish date: Wed, 3 Dec 09:52

- RM27bil Penang Transport Master Plan. In this report, we highlight several evolving trends that may underscore the property up-cycle in Penang. At the core is the RM27bil Penang Transport Master Plan (PTMP), an ambitious project to drive the convergence of infrastructure and connectivity via an undersea tunnel, LRT, five new highways as well as a revamped public transportation system. Mooted by the Penang state government back in 2008, the request for proposals (RFPs) will close in February 2015 with the shortlisted Project Delivery Partners (PDPs) to be announced within six months. Based on our channel checks, the state government has already received ~50 proposals from potential PDPs. The mandate for PTMP's first component

– the RM6.3bil Penang Third Sea Crossing – was awarded to a Sino-Malaysian consortium, Zenith-BUCG. This parcel involves the construction of three road bypasses and a 6.5km undersea tunnel that connects the end of Gurney Drive to Bagan Ajam on the mainland. The project is currently undergoing feasibility studies. The focus will now gravitate towards the balance RM20bil of infrastructure works.

- PDP structure: Under the PTMP, the PDPs will be entrusted to execute the entire project; i.e. from financing until ownership (likely to be on a BOT basis). This is because the state government's fiscal revenue is limited to quit rents, land premium, and more importantly, sale of state land to PDP partners as payment-in-kind. Therefore, the supply and demand dynamics of the Penang property market is crucial to the successful funding of the PTMP. The property market must remain strong to entice the PDPs to accept the land swap arrangements.

- STP2 – a crucial source of funding: There have been talks of the state government embarking on new reclamation projects including the Penang Middle Bank (1,500 acres), located opposite IJM Land's highly successful The Light project. Nonetheless, we do not believe these projects will not take off anytime soon due to tough regulatory approvals by the Federal authorities. Hence, the primary source of land for the state government will be the pre-approved reclamation projects. The most significant parcels of prime land anchoring the PTMP are in Sri Tanjung Pinang 2 (STP2), where Eastern & Oriental (E&O) will soon be reclaiming some 760 acres of sea-fronting land to create an island opposite its existing upper-end township, STP1. E&O will also be reclaiming 131 acres along the Gurney Drive shorefront. In return, the state government will be given 110 acres of land, comprising 60 acres (gross land: 88 acres) of net land at STP2 and 50 acres in Gurney Drive. Earmarked to be given to the Zenith-BUCG consortium as part payment for the undersea tunnel, we estimate the combined value of the land to be about RM4.2bil. The state government also has a 21.2% stake in the STP2 and plays a pivotal role in funding the PTMP.

- We have raised our fair value for E&O to RM4.73/share, based on a 50% discount to our NAV of RM9.47/share. We have assumed a higher land value of RM500psf for STP2 compared to RM250psf given our expectations that E&O is moving closer to the divestment of a commercial land parcel at STP2 to an established global developer. Award of reclamation tender is expected in February and reclamation works will follow suit in March 2015.

- Net accretion to PDP estimated at RM5.7bil: In this report, we also built a scenario analysis to show potential value accretion for the PDP partners based on certain assumed parameters to arrive at the NPV for the various components of the PTMP. We estimate the net value to be RM5.7bil: (i) NPV of LRT/Bus Rapid Transit concessions – net of assumed state subsidies worth RM6bil (RM3.7bil); (ii) concession debt of RM6.6bil; (iii) prime land parcels as payment-in-kind (RM2bil); and (iv) NPV of other public transport upgrade projects (RM34mil).

- Gamuda at the forefront of PDP bids: Gamuda&#8223;s perceived advantages are:- (i) its existing role as PDP for both the Klang Valley Lines 1 & 2; (ii) extensive tunneling expertise (e.g. Klang Valley MRT/Kaoshiung MRT, SMART Tunnel); and (iii) balance sheet strength. Assuming it successfully secures a 50% stake in the winning PDP consortium, we estimate Gamuda&#8223;s NAV to potentially increase by 14% to RM6.94/share; it will rise further to RM7.10/share if we factor in another RM0.17/share upside from its recent appointment as PDP for the Klang Valley MRT 2.

- Other key beneficiaries: As Penang Sentral&#8223;s status as the state&#8223;s future transport hub complements the PTMP, MRCB stands to benefit as the state government&#8223;s transport initiatives take shape. With the Tun Dr. Lim Chong Eu Expressway chosen as the starting point for two new major highways earmarked under the PTMP, the associated gains in future connectivity should add further premium to IJM&#8223;s The Lights as it embarks on Phase 2 (GDV: RM6.5bil) of this flagship development next year. Likewise, the opening of Second Penang Bridge last March bodes well for the remaining phases of Mah Sing&#8223;s Southbay City (GDV: ~RM2.7bil), located 1km away from the bridge at Batu Maung. The same positive rerating catalyst applies to Titijaya Land's Batu Maung project (targeted launch: 2H 2015) located next to Southbay.

counterZ

想请问大大。。。Mainland的中低廉价屋值得投资吗？
Project: Laguna Indah (Lost Medium Cost)
地点：Seberang Perai, Jalan Tengah (near Megamall)
发展商是Island Landscap, 那地区有 Pinang Laguna (Condo), Palm Laguna (Condo) and Laguna Indah (Lost Medium Cost).

考虑到目前高楼在mainland不是很demanding，不知道以后会不会降价？
看到megamall 那里的 low cost flat，印度人很多，治安问题，flat 管理不佳，目前降价都很难找到买主。怕怕！
想征求大家的意见。。。谢谢

darienong

counterZ 发表于 5-12-2014 04:26 PM
想请问大大。。。Mainland的中低廉价屋值得投资吗？
Project: Laguna Indah (Lost Medium Cost)
地点：Se ...

个人意见，一发现硬度人多的产房还是避之大吉。。不然，就要看你的命水有没有那么硬了! 如果自认没那种命，还是不要硬来。。。neh neh 烦起来不是那么容易搞定的。

明明明

counterZ 发表于 5-12-2014 04:26 PM
想请问大大。。。Mainland的中低廉价屋值得投资吗？
Project: Laguna Indah (Lost Medium Cost)
地点：Se ...

那里大约190个单位，从朋友的口中得知那里的华人是占了半数，
他也是得到了其中一个单位，办手续当天不下100人，华人居多～

那里是中廉价屋子，要五年后才能卖～您要祈祷左邻右舍别是neh neh或租给外劳就好

jeffanb

counterZ 发表于 5-12-2014 04:26 PM
想请问大大。。。Mainland的中低廉价屋值得投资吗？
Project: Laguna Indah (Lost Medium Cost)
地点：Se ...

我并不赞同中低廉屋用于投资用途。