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Thursday, February 17, 2011

Pengiraan Premium Tanah

Salam sejahtera buat pembaca yang budiman,

alhamdulillah, smlm dapat gak berjumpa dengan client, kawan dan juga sahabat yang dah lama duk main sms, email dan telepon je... smlm aku minum2 dengan dia kat bangi kopitiam.. terima kasih kerana sanggup datang dan belanje aku... hehehe... walaupun tak lama jumpa dalam sejam setengah mcm tu je, tp best jugak la berkenalan.. hehe... smlm gak en wan ada cakap pasal premium..

dalam minggu lepas, aku ter 'lost' satu benda... puas aku pk apa la yg aku lost ni... satu benda yg aku nak tulis kat blog... puas aku pk, tp mmg lost.. sampai la hari isnin lepas, time masuk kelas then tengok presentation.. baru la aku teringat pasal premium ni... benda ni dah 2minggu ada dalam beg sekolah aku... huhuhu... oleh kerana ni adalah kajian yang dibuat oleh group, so aku suka utk kongsi utk kita semua... aku nk minta maaf awal2 kalau ayat aku tulis nanti berterabur... aku mix bi dgn bm....

‘Land Premium’ is the amount of money in the form of premium to be paid to the land authority in the event of the application to/for;
i - Change of and use/Conversion
An additional premium is imposed on the conversion of land use. The basis for the computation of additional premium is provided in the various State Land Rules and it differs between States. - Source : JPPH
ii - Land alienation
The State Government will charge a premium for the successful application. The premium is generally based on the valuation of the land by JPPH. The rates for premium differ from state to state in Malaysia and are based on the respective State Land Rules.
iii - Amalgamation
iv - Subdivision
v -

Mengikut seksyen 47(1), KTN 1965, mana-mana pegangan tanah secara pajakan yang telah tamat tempoh hendaklah dikembalikan dan terletak hak kepada PBN(Pihak Berkuasa Negeri). Walaubagaimanapun, perlu dinyatakan di sini bahawa pegangan bagi mana-mana tanah dalam kategori ini boleh diperbaharui. Cuma, bayaran premium yang baru hendaklah dibayar kepada PBN. Walaubagaimanapun, pembaharuan (renewal) ini tidak terjamin memandangkan tiada peruntukan dalam KTN 1965 yang memperuntukkan mengenainya.

premium ni ada 2 jenis.... 1-premium 2-further premium....
premium
- Lump sum paid by the lessee to the State Authority to extend the lease...

further premium
- Charge on approval of variation for;
i - Change category of land use.i.e. (Agriculture Residential)...
ii - Annulled the conditions. i.e.; an application to abolish condition which endorsed in the title such as “Bangunan Kediaman” or “Rumah Pangsa untuk Kediaman dan Perniagaan”

untuk kira premium plak, ni dia punya formula... tp ia berbeza bagi setiap negeri dan kadar premium berbeza bagi setiap pentadbir tanah daerah... ini contoh formula bagi negeri selangor...

Premium rate (based on Selangor Land Rules 1966) :-
Residential
1/2 × 1/100 × value of land × (term of new lease – balance of existing lease)

Commercial
3/4 × 1/100 × value of land × (term of new lease – balance of existing lease)

Industrial
3/4 × 1/100 × value of land × (term of new lease – balance of existing lease)

kat sini aku bagi contoh....



satu lagi contoh.... ini utk conversion... dari agriculture kepada residential...

Developers messrs. Maju Sdn Bhd has applied to change the category of their land from agriculture to residential use. The current market value of the agriculture land is RM1,000,000 which located in Kuala Selangor. When the application approved, the market value of that conversion land (residential) increased to RM2,000,000. How much that developer should pay the further premium if their application approved?

From agriculture purpose to;
Residential building = 15% market value of the land at the time after the approval.
RM2,000,000 × 0.15
So, the further premium that the developer should pay is RM300,000

Case Study plak...

Molly Tan, aged mid 40’s, living in a bungalow in Section 14, Petaling Jaya.
House inherited from parents, 20 years left on lease.
The issue – MPPJ has drafted changes for PJ area and high premiums imposed due to the current market value.
What are the options for Molly?

Process of renewing leasehold

1 - Extension of leases is governed by Section 197 of the National Land Code 1965.

2 - Leasehold owner have to fill in a form Permohonan Serahbalik dan Mohon Semula Tanah Untuk Tujuan Melanjutkan Tempoh Pajakan.

3 -With proper documents included i.e quit rent receipts, copies and site plans and such, a settlement officer (S.O) would prepare a report incorporated in a draft paper for approval of the state exco. This may take up to 3 months or more upon the discretion of the state government.

4 - Once approval has been given by the exco, the owner would be notified and would have to submit Form 12A which entails giving back the property to the land administrator for re-alienation.

5 - If the application is approved, the land office will issue ‘Notice that Land Revenue is Due’ Form 5A to the property owner giving them 3 months to settle the premium (lump sump) from the issuance date.

6 - If the owner fails to pay the premium, and the lease expires, the property automatically reverts back to the state government and this allows anyone to apply for the land.

7 - Molly is advised to start reapplying for extension at least two (2) to three years (3) years before the lease expires as the whole re-alienating process may take up to at least one year.

What if Molly is unable to pay?
There are three options for Molly :

1 - She could wait for the land value to drop as it nears the dateline of expiry, hoping for the market to depreciate as the calculation for premium is based on the current price market.

2 -The owners could appeal to the state government to reduce the premium , but they would have to pay the revised amount within three months. The revision will be considered on a case-to-case basis and will be at the discretion of the state government.

3 - Or, Molly should consider taking lesser period of lease. Calculation as below :

Assumptions – Value of land = RM 500,000
Balance of existing lease = 20 years

a) Term of lease = 99 years

½ x 1/100 x 500k x (99-20) = RM 197 500

b) Term of lease = 30 years

½ x 1/100 x 500k x (30-20) = RM 25 000

1)Leasehold land issues in Malaysia debates around the National Land Code (1965). As stated in Bahagian Satu, Permulaan 4(1) Tiada apa jua dalam Akta ini boleh menyentuh apa-apa pelaksanaan yang lama, atau apa-apa yang dibuat di bawah, mana-mana undang tanah terdahulu atau, setakat mana ia berkait dengan tanah, peruntukan-peruntukan mana-mana undang-undang lain yang diluluskan sebelum bermulanya Akta ini.

2)Any previous ownership of land under previous law such as Land Cope 138 used by the British colonial government is still in effect.

3)State government has the authority in determining premium rates, assessment (cukai pintu), quit rent and any discrepancies is under the discretion of the State EXCO.

4)Leasehold property may seem a lesser choice than freehold property, however looking in a broader view, the prospect of future development for the property taken over by the government for the people may overcome individual financial interest.

harap benda ni dapat la kita sama2 kongsi... sbb aku rasa, kebanyakan tanah di kL mahupun selangor mmg leasehold... so, benda ni walaupun jauh lagi nak habis expired, tapi kita kena prepare la... benda ni penting dan amat penting mungkin untuk anak2 kita di masa depan... diorag akan mewarisi harta peninggalan kita.. ingt rumah, jom2lelong...okeh... - aikk..lain je bunyi nyer... hahahaha

p/s : Ingin Jual @ Sewa rumah...Hubungi Farhan - 019-3623578

p/s : Want to SELL or RENT property, call Farhan - 019-3623578


FARHAN
019.362 3578>
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-Kenapa Sewa Kalau Boleh Beli--jom2lelong mengalu-alukan comment dari pembaca... Kita bukan sekadar untuk berkongsi ilmu, tetapi untuk menjadi kenalan, rakan dan taulan di masa hadapan...InsyaALLAH..

3 comments:

auction said...

menarik info disini...thanks for sharing....

nick hafez harun said...

i think that was perfect information.. thanks alot

Malaysia Stock Talk said...

What about the calculation for title conversion of freehold land? Thanks