Tuesday, February 22, 2011

Minggu - Work Under Pressure

Salam sejahtera buat pembaca yang budiman,

alhamdulillah, dapat aku menjengah blog aku ni walaupun minggu ni dan minggu depan adalah time yg critical buat aku... ada beberapa perkara yang perlu di selesaikan dengan kadar yang amat segera... assg kena hantar next week, cukai tanah+pintu kena bayar, legal fees, beberapa file dengan urgent nak kena sign dengan buyer dan seller duk utara dan timur... semua nak minggu ni... aduhaiii... mmg amat pressure.. masa amat terbatas minggu ni...

minggu ni jugak ada beberapa rumah nak di view oleh buyer... hopefully sempat la aku bawak... minggu ni amat la sibuk sangat... dan otak pun rasa pressure... semoga Allah permudahkan jalanku..insyaAllah... pembelajaran aku dah masuk 2nd phase utk semester ni... dan mmg amat tough.. kena bg 100% commitment... so kalau ada pertanyaan, hopefully boleh terus call aku... bersiap2 ke kelas plak.... ingt lelong, jom2lelong...okeh..


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>
>
-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..

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>
>
-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..

Tuesday, February 15, 2011

Salam Maulidur Rasul

Salam sejahtera buat pembaca yang budiman,

alhamdulillah, hari ni cuti bersempena dengan hari sambutan Maulidur Rasul... actually, hari ni aku amat penat dari pagi sampai maghrib ada keje... apa2 pun, terima kasih Allah kerana aku di lahirkan sebagai orang Islam...

ALLAH Tuhanku
ISLAM Agamaku
MUHAMMAD Rasulku......

alhamdulillah....



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>
>
-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..

Monday, February 14, 2011

Is it more viable to buy or rent a house?

Salam sejahtera buat pembaca yang budiman.

alhamdulillah, pagi ni duk belek2 paper, kat the star ada topic ni.. so, aku kongsi untuk pengetahuan bersama... kena ulas mendalam sbb ada fact dalam ni yg sebut as general...

happy reading...

t h e s t a r - 1 4 . 0 2 . 2 0 1 1

In today's environment of rising home prices, is it more advantageous to buy a house or rent a house?

While most people unanimously agree that owning a home is better, the financial situation of the individual is important in assessing whether he or she can afford the home.

VPC Alliance (KL) Sdn Bhdmanaging director James Wong says it is always better to own a home. But one's financial ability will play a big part in the choice of a house, he adds.

“Of course, it's better to buy than rent as the loan you pay to the bank is equivalent to the rental you are forking out,” says the boss of the property consultant firm.

Young people are advised to look into their finances and ensure their existing debt ratios are not too high before buying a house. They also need to consider the stability of their jobs to ensure they will be able to make the monthly loan instalments, Wong says.

“If a person's debt ratio in relation to his salary is already close to 50%, chances are banks will not qualify the loan. If a person's salary is too low, meaning that the mortgage amount to be paid is more than 50% of a person's salary, the bank may also hesitate and require more documentation to approve the loan.

“These days, with the easy payment packages by banks and the ability to withdraw from one's Employees Provident Fund (EPF) savings, owning a house has become more affordable,” says Wong.

Certainly, potential house buyers can now tap on their EPF account 2 to purchase a property. First-time house buyers can still qualify for loans of up to 90%

During Budget 2011, the Government said it will introduce Skim Rumah Pertamaku through Cagamas Bhd, which will provide a guarantee on the downpayment of 10% for houses below RM220,000.

This scheme is for first-time house buyers with household income of less than RM3,000 per month. In other words, the buyers will obtain a 100% loan without having to pay the 10% downpayment.

First-time house buyers will also be given a stamp duty exemption of 50% on instruments of transfer on house prices not exceeding RM350,000. The Government also proposed that a stamp duty exemption of 50% be given on loan agreement instruments to finance such first-time purchase of houses.

“If you rent a home, especially in today's environment of rising prices, you will never benefit from the increase of the property value. Furthermore, even if the value of the home does not increase over time, the mortgage balance decreases and equity builds,” says another property consultant.

“With the problem of inflation creeping up, the more you delay buying a house, the more expensive it becomes over time. Buying property is one way to fight inflation,” he adds.

In terms of disadvantages in owning a house, there are many variable costs involved, for example the house assessment, service or maintenance fees and fire insurance among others.

“Selling the house may also not be as quick as, say, selling your investments in shares. The whole process of selling, along with documentation by lawyers can take up to a year, depending on the location of the home. If there is already a potential house buyer, the process can be sped up to 3 months,” says the property consultant.

Khong & Jaafar managing director Elvin Fernandez gives a quantitative example between buying and renting a property.

If a typical middle class 2-storey terrace house in Kuala Lumpur is RM400,000 and the rent is RM1,500 a month, the nett yield is RM3.8%.

“This is a reasonable return from such a landed property,” he says.

Assuming that the household income is about RM7,000 a month, this means that the ratio of the household income per annum to the house price is 4.76 times.

“To buy this house based on 90% financing at a fixed interest loan for 30 years, you would have to pay a 5% interest, which means a monthly expense of about RM1,900 a month. At this point of the exercise, it is clearly better to rent than buy,” he elaborates.

Still, he adds: “This analysis is based on what I consider the typical housing unit. Different considerations may apply for different types of housing units in different areas.”

Another powerful motivation in favour of buying rather than renting is the social imperative to own a home.

“Owning a house also allows you to raise credit as and when it is needed, for family expenses and for business purposes, and this is a powerful motivation for ownership,” says Fernandez.


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>
>
-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..

Thursday, February 10, 2011

Cont'd - Cuti, Service Apartment

bersambunggggg.... duk je la bilik... tengok tv then tido bangun... hari khamis baru la aku keluar dari dunia bilik tu... best betul duk tidooo rest mcm tu... hari khamis pagi2 lagi aku pegi island hopping... ni la 1st time aku buat tour ni... seronok jugak ruper nyer... hehehe... ni pegi pun sbb paksaan... hahaha.. kalau tak jangan harap aku nk pegi.. hehehe... tp time rest2 ni, hp sentiasa la berbunyi... itu standard la... aku suka bila hp aku berbunyi... ptg plak naik cable car... wahh..tinggi betul kat sini... geo park ni... mmg menggeletar jugak la lutut aku ni... kalau org gayat, jangan pandang bawah... pening kepala nanti... kat sana gak ada jambatan gantung... mmg terbaik la tinggi nyer... seronok betul kunjungan kali ni ke langkawi... hehehe... tghari hari tu, aku makan kat satu restoran ni... mmg terbaik makanan nyer... ikan bakar nyer, marvelousssss.... hehehe... JOM ikan bakar... hehehe... adakah kedai ini milik JOM2lelong... hehehe... tak kot... nama pangkal je sama... aku rekomenkan kepada sesiapa makan di restoran ni... tepi jalan kat padang matsirat...

malam plak, ada barbeku kat hotel... layan je la makan... aku makan sikit je sbb penat... mmg tido dalam kepenatan dan juga kekenyangan.... ada la jugak beli coklat sikit.. tapi kali ni tak der la nak berbelanja sangat... sbb nak kena simpan utk ke tempat lain plak 2 3 bulan akan datang ni... banyak berjalan betul tahun ni... secara tak sengaja dan juga sengaja... hehehe... mungkin ini adalah rezeki... hari jumaat aku balik ke kL... sampai jeti, aku hantar kereta yg aku sewa tu... mmg keta tu terbaik... kereta kia picanto..mileage baru 11k... sewa sehari rm70... ok la... tapi bila aku hantar, harga sewa keta tu naik rm130 sehari... wowwww... ye la, tahun baru cina kan.. so ramai org bercuti... so time ni la diorg tu nak buat duit... kalau nak test keta best2, pegi la langkawi time weekdays... mazda3 sewa rm150 je 3 hari... ok la tu kan... hari tu, aku dapat la tips yg mana, kalau nak sewa keta jumpa pakcik yg pakai serban.. dapat murah skit... so, sampai kuah hari tu duk cari2 la.. tp tak jumpa pun... aku pun pegi la kaunter belah kiri yg sewa tu... dapat la sewa keta.. tup tup, itu kedai pakcik tu... hahaha.. cuma aku terawal skit je.. sbb pakcik tu baru datang... kalau tak, mesti dapat murah lagi.. hehehe.. tp kereta tu mmg terbaikkk... balik ke kL plak... jalan tak jem, cuma ada beberapa xcident je... dannnn hujan lebat sangat2 sampai semua kete pasang hazzle lite.. huhuhu.. ada kete xcident time hujan ni.. bila xcident kat fast line, so keta2 ni pegi la ke line belah kiri.. aku duk line belah kiri sbb tak laju mana bawak.. theennnnn, sikit lagi nak xicent gak sbb keta tu meluru je ke line belah kiri... ye la, dah xcident mungkin dia panik... ohh nasib baik, aku laju sikit je... berdebar gak la aku pun... balik kL sampai dah malam... ok gak la 7 jam dari kuala perlis ke kL... mileage dah 2500++... baru je servis dalam 10 hari lepas... sblm balik bercuti tu, aku service keta dulu... takut la apa2 jadi kan... mmg gi langkawi kali ni mmg best... cuma penat skit sbb naik feri... huhuhu....

sapa beli service apartment? angkat tangan... aku tak penah beli... tapi nk share apa yg aku tahu ttg service apartment ni... dalam bahasa yg mudah service apartment ni ialah adik kepada hotel... bermakna, service apartment ni lebih kurang sama dengan hotel.. cuma service apartment ni berbeza dari segi saiz, bilik dan juga kemudahan yang di sediakan... service apartment tergolong dalam kategori commercial.. sbb tu, air dan letrik lebih mahal daripada residential punya status... cuba tengok status tanah tu jenis apa, commercial or residential... ini adalah produk yg cuba di ketengahkan oleh developer untuk pasaran urban... mmg target market utk expatriate, pelancong yg tinggal lama, company yg sewakan utk pekerja2 mahir diorg dan golongan yang berpendapatan tinggi... cukai tanah, cukai taksiran (pintu) juga tinggi berbanding dengan residential.. so, kalau nak beli kena check dulu semua benda ni.. sbb ada juga service apartment di buat di atas tanah yg berstatus residential.. main redah je developer ni... so, mmg menjadi kerja kita utk check.. nak check kat mana??? tanya developer tu sendiri @ buat carian di pejabat tanah... skrang ni produk property ni banyak di pasaran... bahkan, dah ada servise bungalow ... so mcm mana tu? aku pun tak sure mcm mana developer tu nak buat... mungkin di berikan bungalow tu dengan fully furnish kot... kot je la sbb aku tak sure....

kepada wanita2 di Asia, anda mmg hebat... tetibaa je... hahahaha... bukan apa, aku ada baca satu artikel pasal influence of family members on housing purchase decision... kajian ini di buat oleh department of property di university of auckland, new zealand... mmg pompuan kat asia ni mempengaruhi keputusan nak beli rumah... sbb apa, sbb pompuan ni memikirkan banyak benda seperti dapur, sekolah anak, pasar dan etc... dalam kajian ni jugak cakap lelaki banyak memberi tumpuan kepada garaj kereta, berkebun dan kesenangan family... tapi pompuan lebih detail penelitiannyer dalam memilih rumah... so kepada agent2 rumah, kalau husband n wife datang tengok rumah, cuba la bg lebih penerangan kepada wife org tu... hehehehe.. mana tahu, cepat je close nanti... hehehe... ni apa yg belajar la... aku kan pelajar dari... byk jurnal nak kena baca dan banyak assg kena buat ni.. huhuhu... sori smlm tak sempat nak update.. amat penat smlm... ingt lelong, jom2lelong..okeh...




- PREGNANT LADY LAKE...

- mmg terbaekkk....



- minum pagi air soya.... hehehe..

@ beras basah island

- perhati betul2 mcm org mengandung tidoo...

@ tasik dayang bunting

- bg helang makan @ pulau singa



- ramai giler... dekat 40 minit beratur baru dapat naik cable car... huhu..





ENJOYYYY!!!!!!!!!!!!!!

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

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

---------------------------------------------
- vista pinggiran masih lagi availabe for sale...
- cyberjaya masih lagi available for sale...
---------------------------------------------

FARHAN
019.362 3578>
>
-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..

Tuesday, February 8, 2011

VP For Sale & Cuti~ Malaysia......

Salam sejahtera buat pembaca yang budiman,

alhamdulillah, seronok betul dapat berehat cuti raye cina... Gong Xi Fa Cai kepada mereka yg menyambut nyer... aku baru je balik tunjukkan rumah Vista Pinggiran (VP) kat sorg prospek serius buyer... siap bawak parent, abg dan anak beranak tengok rumah... ramai gak la kan... harga rumah asking price rm122k... murah?? mmg murah.. aku pun terkejut bila jumpa owner dia 2 minggu lepas... aku tak cakap apa, dia letak harga... sbb dia nak let go cepat2.. panjang la cite kenapa dia nak jual cepat... rumah mmg tip top... tak caya boleh view or tengok gambar kat mudah, rescom and etc... smlm pun ramai yg call tanya betul ke harga tu... mmg betul la... sbb apa dia nak jual murah?? rumah rosak ke?? tak der rosak..rumah tak der unsur paranomal.. sbb nyer dia terkilan sbb penyewa sblm ni buat perangai kat rumah tu... tak bayar sewa... dah 2 tahun dia jadikan rumah tu sebagai rumah ke dua @ rumah hujung minggu... kalau ada member2 dia nak sewa, baru dia kasi.... sbb tak nak banyak komitmen, dia pun nak let go cepat2... aku di refer sbb aku jualkan rumah di depan rumah nyer... so, member dia rekomenkan aku... alhamdulillah....

pasal cuti lepas, seronok betul duk berehat santai sambil tidur bangun tengok tv, layan astro yg limited... huhuhu.. kalau kira semenjung, hanya melaka dan johor je aku tak jalan... lain, semua pegi... mileage dah 2500++ kereta... baru je service 2 minggu lepas.. dari kL aku balik kg dulu... sbb dah lama tak balik asyik parent aku datang kL je... duk 2 hari sana, pegi ke langkawi... aku datang lagi sana... hehehe... melalui jalanraya jeli-grik, mmg mencabar gak... dannnn aku jumpa gajah tengah makan... kete depan aku ni pun, agak2 la nak tengok gajah makan pun... ada plak duk brek mengejut kat tengah2 jalan... nasib tak xcident je... spontan aku hon... aku baru la teringat, tak leh hon kalau gajah ada... rasa amat bersalah kepada gajah2 tersebut menganggu mood makan diorg... behenti la tepi nak tengok pun kan... huuhuhu... oleh kerana tak mahir jalan, aku tersesat.. budget lain, keluar ikut lain... minyak plak dah merah... mmg terbaik lah... nasib ada en GPS.... kat situ boleh budget shell kat mana... lega dapat isi minyak... sampai2 di kuala perlis jam 1.30.. naik feri semua then sampai kat tempat menginap kul 4...

alamak, ada keje la plak... aku bersambung esok la yea... maaf tak dapat nak habiskan cerita sbb ada kerja urgent nk buat... jumpa esok...


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>
>
-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..