Agent tell me buy JB R&F Phase 3 for retirement

[weng0202]

Weakening SGD doesn't guarantee MYR will rise against SGD. It depends on the demand for MYR and other factors also.

True but I won't bet my money on Malaysia

 

[satkimania]

Can buy or not?

War already still buy Simi... Buy gold better

 

[artncraft]

True but I won't bet my money on Malaysia

Nothing is guaranteed. Just invest in what you are comfortable in.

Even buying a property in the prime district in Singapore can also lead to million losses.

Is it a Good Deal?: A four-bedder in Downtown Core sold at a loss of $2.057 million

https://sg.news.yahoo.com/good-deal-four-bedder-downtown-092539261.html

 

[touchring1]

R&F got strata title boh?

 

[kage]

For the agent's own retirement ....

 

[kage]

Aiyo why people cannot understand, malaysia land is so so plentiful, no value one, dont silly use singapore property to compare mah ... more stupid is buy their property no give u visa stay, still give them earn money for what??

A fool and his money will soon be parted.

Malaysia always rent, got new development complete just hop to the newer one ... simple no string attached .... want drink milk no need string a cow at home ...

 

[weng0202]

Nothing is guaranteed. Just invest in what you are comfortable in.

Even buying a property in the prime district in Singapore can also lead to million losses.

Is it a Good Deal?: A four-bedder in Downtown Core sold at a loss of $2.057 million

https://sg.news.yahoo.com/good-deal-four-bedder-downtown-092539261.html

Your best bet is don't put all your eggs into one basket. Always diversify to spread the risk.

 

[donut88]

Aiyo why people cannot understand, malaysia land is so so plentiful, no value one, dont silly use singapore property to compare mah ... more stupid is buy their property no give u visa stay, still give them earn money for what??

A fool and his money will soon be parted.

Malaysia always rent, got new development complete just hop to the newer one ... simple no string attached .... want drink milk no need string a cow at home ...

You are right about Malaysia land

I know some people owns big plantation land in Malaysia. We Singaporeans think wah, so rich liao. Got big land.

WTH, the land no value one.

 

[testerjp]

This article sheds a lot of new information besides the MM2H issue.
Look at how many hidden costs and rules.

After CNA, Asiaone give another warning liao

TLDR:

1 .Sinkies can only buy the worst plots at 1 Million bucks, no bumi lots, no farm plots, almost no landed. JHK won't buy from you. U can only sell to another kumgong foreigner.

2. 4% stamp duty for MOT, 2% state consent fee or 25k. Holding assesement tax 0.27% of annual value. quit rent ~RM0.03-0.04 psf, condo fees RM0.30-0.50 psf / month.

3. Real Property Gains Tax: 30 % gains within 5 yrs, 10 % thereafter, plus ~2 % agent fee and any loan prepayment penalties.

4. MOT is critical – No stamped Memorandum of Transfer = you’re not the legal owner, alot of foreigner buyers kana this!;

5. Rental tax – Non-residents pay flat 30 % on net rental; every expense must be documented (no 15 % deemed-expense shortcut like Singapore).

6. Housing Development (Control and Licensing) Act 1966 (HDA), not applied for all properties – Only Housing Development Act projects give standard SPA, progress-payment safeguards and defect liability.

---

Malaysia remains, hands down, Singaporeans' favourite foreign property location. Besides lower costs, proximity is a major issue here: we have the option to stay in Malaysia and rent out our property in Singapore, or vice versa, as the situation requires.

But we shouldn't overlook the fact that, despite the close distance, the Malaysian property market is still a very different entity from the one in Singapore — so with interest in properties (particularly Johor properties) heating up again, here are some of the key restrictions to ponder:

1. There is a minimum price threshold​

Malaysia restricts foreign property purchases to units priced at or above a minimum threshold. In most cases, this means you need to purchase a property of at least RM1 million; but this varies by state and property:

In Kuala Lumpur, Johor, Selangor, and Penang Island, foreigners typically (not always) face a RM1 million (S$302,300) minimum for strata properties.

In states like Perlis, Kedah, and Sarawak, thresholds can be as low as RM500,000 to 600,000, especially for high-overhang strata units.

Special project waivers:​

You might see some launches advertised at RM700,000 for foreigners, such as the recent Johor-based offering Summer Suites. These cases usually happen because the actual government valuation still reaches RM1 million, even if the developer is pricing it below that valuation or for other reasons (e.g., they specifically want to attract foreign buyers).

What are the implications for investors?

The minimum price threshold significantly impacts what you can buy, and who you can eventually sell to. Bear in mind that even if exemptions allow for a lower entry price (e.g. RM700,000), the threshold still applies on exit.

This means future foreign buyers must meet the RM1 million threshold when they buy from you. This potentially restricts the buyer pool, and it makes capital appreciation a necessity rather than a bonus, when you want to exit.

As such, the threshold turns resale planning into a critical part of the investment strategy. You really need to ensure the area has clear appreciation catalysts (e.g. RTS line, CIQ, SEZ), or that you're happy just collecting rental income, even if you never sell.

2. There are restrictions on the property types you can own​

Foreigners in Malaysia are restricted from owning certain types of properties, regardless of price.

The main ones are Bumiputera-reserved units, which are allocated exclusively for ethnic Malays and other indigenous groups, and Malay-reserved land, which cannot be sold to non-Malays under any circumstances.

Some restrictions may vary between states. For example:

Selangor

• Foreigners can buy strata-titled properties and landed homes only in gated strata developments.
• Cannot buy agricultural land, auctioned properties, or properties under RM2 million in premium districts.

Sarawak

• Foreigners cannot buy any landed property or native customary land.
• Only strata-titled high-rise units above the price threshold are permitted.

Most states (e.g. Kedah, Kelantan, Sabah, Pahang, Terengganu, Negeri Sembilan)

Foreigners also cannot buy:

• Auctioned properties
• Certain single-storey terrace homes
• Properties on master titles without strata subdivision

One unfamiliar point for Singaporeans may be the variance in state-based rules, which is not something we encounter in single-city Singapore. Malaysia is a much larger country, so states need more flexibility to operate differently. You'll have to check out the rules specific to each state.

3. Stamp duties, taxes, and holding costs work differently​

As with Singapore, there are stamp duties and taxes; but in Malaysia, the cost structure is very different; it can differ depending on the state and project. The timelines involved (e.g., when the duties are paid) can also differ, so you should check when each item is payable, with your law firm or realtor.

Entry costs:​

• Stamp duty on the Memorandum of Transfer (MOT) is tiered, but for foreigners, you'll generally be paying around four per cent of the purchase price. We have more on this below.
• State consent fees also apply to foreign buyers; typically two per cent of the property price or RM25,000, whichever is higher.
• If you're buying a new launch, developers may bundle in legal fees or offer rebates, but these vary widely. For some new launches, it is even possible to get a 100 per cent rebate on initial down payment amounts, but this is not a universal practice.

Holding costs:​

• Assessment Tax (Cukai Taksiran): Roughly 0.27 per cent of the property's annual value, paid to local councils.
• Quit Rent (Cukai Tanah): A nominal land tax, often around RM0.03-0.04 psf annually.
• Maintenance fees and sinking funds: These are typically RM0.30-0.50 psf per month, plus a 10 per cent contribution to the sinking fund.
• Rental income tax: Rental income is taxable on a progressive scale. The first RM5,000 may be exempt, but after that, you'll need to report and pay income tax in Malaysia. We have more on this below.

Exit costs:​

Real Property Gains Tax (RPGT) applies to capital gains from selling your property. RPGT is 30 per cent of the gains if you sell within the first five years of buying. For foreigners, RPGT then becomes 10 per cent after the first five years; there's no way to completely avoid this as a foreign buyer.

(The gain is calculated as the selling price minus the original purchase price, plus allowable deductions, such as renovation costs, legal fees, agent commissions, and stamp duty on acquisition.)

Other costs include agent commissions, which are roughly the same as in Singapore (about two per cent of the transaction price) and early prepayment penalties, which depend on the bank in question — this is similar to Singapore though, where paying off some home loans early may involve a penalty of 1.5 per cent of the loan amount redeemed. This exact amount will vary based on the terms and conditions of your loan and the bank you use.

For investors, you need to account for these entry, holding, and exit costs in your ROI calculations, and not just rely on a low entry price. The key factor to watch for is the capital gains tax, of which we have no equivalent in Singapore.

4. Understanding the MOT​

The MOT is a critical legal document, as it formally transfers ownership of the property from the seller to you. While the Sale and Purchase Agreement (SPA) outlines the terms of sale, it is the MOT that legally registers your name on the property's title.

Without it, you are not recognised as the lawful owner by the Malaysian land authorities.

For most buyers, especially foreigners, the MOT is signed either at the point of sale (if the title has already been issued) or upon completion for new launches.

This document must be stamped and lodged with the relevant land office, and stamp duty is payable based on a tiered rate structure: The first RM100,000 of the property's value is taxed at one per cent; the next RM400,000 is taxed at two per cent, and so forth.

Any value above RM1 million is taxed at four per cent (and remember that as a foreigner, you generally have to buy a property that's at least RM1 million). Note that the MOT is based on the higher of the valuation or selling price, just like the Buyers Stamp Duty (BSD) in Singapore.

If a mortgage is involved, you'll also sign a separate document called a Memorandum of Charge (MOC). This registers the bank's right to foreclose on the property if you don't pay the loan.

As with any stamp duty, make sure you budget for the MOT before buying — it's on top of the price of your property.

 

[testerjp]

5. Rental and tax implications​

Rental income in Malaysia is taxable, just as it is in Singapore. If you're a non-resident foreigner (i.e., you don't live in Malaysia for at least 182 days a year), you'll be taxed at a flat rate of 30 per cent on your net rental income.

Again, note that's net income, meaning you're allowed to deduct certain legitimate expenses before tax is applied. Deductible expenses include:

• Quit rent
• Assessment tax
• Repairs and maintenance fees
• Property agent commissions (for lease renewals)
• Interest on your housing loan (only the interest portion, not the principal repayment)

It's also important to understand the distinction between residential and business rental income. If you're simply leasing a property without offering services like cleaning, security, or concierge, your rental income is treated as residential income under Malaysia's Income Tax Act.

But if you actively manage the property with substantial services (e.g., in a serviced apartment or Airbnb-type setup), your income may be reclassified as business income under the same act. This may allow for additional claims such as capital allowances, but also brings stricter reporting obligations.

Rentals under business income are outside the scope of this article, and are much more complex; so you'll need to consult with a lawyer or the relevant tax experts for this sort of investment.

Also, keep in mind that only recurring or operational costs after the property is generating income are claimable (e.g., commissions for securing your very first tenant are not deductible, but subsequent commissions for lease renewal are.)

One notable difference from Singapore is that there's no simplified flat deduction for landlords

In Singapore, individual landlords can opt for the 15 per cent deemed expenses method, where you don't need to track actual rental-related expenses. Instead, IRAS allows you to deduct a flat 15 per cent of gross rental income as expenses. This simplifies tax filing significantly.

In Malaysia, however, you must declare your gross rental income, and then itemise and prove actual expenses if you want to claim deductions. This does mean you need to keep proper receipts and other paperwork.

6. HDA or non-HDA? The protections differ​

In Malaysia, some properties are covered under the Housing Development (Control and Licensing) Act 1966 (HDA), but others are not. This involves a very important layer of protection.

The HDA applies to many (not all) residential properties, such as condominiums, terrace houses, or some serviced apartments.

If your property is covered by HDA, you benefit from a standardised Sale and Purchase Agreement, a progressive payment schedule tied to construction milestones, defect liability protection, and safeguards that prevent the developer from misusing your money. Simply put, the government checks that the money collected is spent exactly as the developer claims it's spent.

The government even withholds five per cent of the developer's funds post-handover, to cover any liability claims during the defect period.

The tricky bit is that not all property types fall under HDA. There are properties that have no guaranteed delivery timeline or standardised contracts. Usually, this happens with commercial-titled residential units, such as shoplot-based apartments, or certain short-term rental projects; but it's always worth checking just in case.

You almost always want the project to be HDA-governed before you sign anything. If it's not, you're taking on higher legal and financial risk. You can verify the developer's license and the project's approval status through Malaysia's Ministry of Housing, or just

For Singaporeans who approach it with the right mindset, Malaysian property can offer investment opportunities

More space for less money, more attractive rental yields, and the old inflammatory argument that the food there is better. There's also an undeniable safety valve for some investors in that — in the worst case scenario — many can opt to live in their Malaysian property while renting out the Singapore one.


https://www.asiaone.com/money/buying-property-malaysia-singaporean-6-key-restrictions-be-aware

 

[pmetpmet]

This article sheds a lot of new information besides the MM2H issue.
Look at how many hidden costs and rules.

After CNA, Asiaone give another warning liao

TLDR:

1 .Sinkies can only buy the worst plots at 1 Million bucks, no bumi lots, no farm plots, almost no landed. JHK won't buy from you. U can only sell to another kumgong foreigner.

2. 4% stamp duty for MOT, 2% state consent fee or 25k. Holding assesement tax 0.27% of annual value. quit rent ~RM0.03-0.04 psf, condo fees RM0.30-0.50 psf / month.

3. Real Property Gains Tax: 30 % gains within 5 yrs, 10 % thereafter, plus ~2 % agent fee and any loan prepayment penalties.

4. MOT is critical – No stamped Memorandum of Transfer = you’re not the legal owner, alot of foreigner buyers kana this!;

5. Rental tax – Non-residents pay flat 30 % on net rental; every expense must be documented (no 15 % deemed-expense shortcut like Singapore).

6. Housing Development (Control and Licensing) Act 1966 (HDA), not applied for all properties – Only Housing Development Act projects give standard SPA, progress-payment safeguards and defect liability.

---

Malaysia remains, hands down, Singaporeans' favourite foreign property location. Besides lower costs, proximity is a major issue here: we have the option to stay in Malaysia and rent out our property in Singapore, or vice versa, as the situation requires.

But we shouldn't overlook the fact that, despite the close distance, the Malaysian property market is still a very different entity from the one in Singapore — so with interest in properties (particularly Johor properties) heating up again, here are some of the key restrictions to ponder:

1. There is a minimum price threshold​

Malaysia restricts foreign property purchases to units priced at or above a minimum threshold. In most cases, this means you need to purchase a property of at least RM1 million; but this varies by state and property:

In Kuala Lumpur, Johor, Selangor, and Penang Island, foreigners typically (not always) face a RM1 million (S$302,300) minimum for strata properties.

In states like Perlis, Kedah, and Sarawak, thresholds can be as low as RM500,000 to 600,000, especially for high-overhang strata units.

Special project waivers:​

You might see some launches advertised at RM700,000 for foreigners, such as the recent Johor-based offering Summer Suites. These cases usually happen because the actual government valuation still reaches RM1 million, even if the developer is pricing it below that valuation or for other reasons (e.g., they specifically want to attract foreign buyers).

What are the implications for investors?

The minimum price threshold significantly impacts what you can buy, and who you can eventually sell to. Bear in mind that even if exemptions allow for a lower entry price (e.g. RM700,000), the threshold still applies on exit.

This means future foreign buyers must meet the RM1 million threshold when they buy from you. This potentially restricts the buyer pool, and it makes capital appreciation a necessity rather than a bonus, when you want to exit.

As such, the threshold turns resale planning into a critical part of the investment strategy. You really need to ensure the area has clear appreciation catalysts (e.g. RTS line, CIQ, SEZ), or that you're happy just collecting rental income, even if you never sell.

2. There are restrictions on the property types you can own​

Foreigners in Malaysia are restricted from owning certain types of properties, regardless of price.

The main ones are Bumiputera-reserved units, which are allocated exclusively for ethnic Malays and other indigenous groups, and Malay-reserved land, which cannot be sold to non-Malays under any circumstances.

Some restrictions may vary between states. For example:

Selangor

• Foreigners can buy strata-titled properties and landed homes only in gated strata developments.
• Cannot buy agricultural land, auctioned properties, or properties under RM2 million in premium districts.

Sarawak

• Foreigners cannot buy any landed property or native customary land.
• Only strata-titled high-rise units above the price threshold are permitted.

Most states (e.g. Kedah, Kelantan, Sabah, Pahang, Terengganu, Negeri Sembilan)

Foreigners also cannot buy:

• Auctioned properties
• Certain single-storey terrace homes
• Properties on master titles without strata subdivision

One unfamiliar point for Singaporeans may be the variance in state-based rules, which is not something we encounter in single-city Singapore. Malaysia is a much larger country, so states need more flexibility to operate differently. You'll have to check out the rules specific to each state.

3. Stamp duties, taxes, and holding costs work differently​

As with Singapore, there are stamp duties and taxes; but in Malaysia, the cost structure is very different; it can differ depending on the state and project. The timelines involved (e.g., when the duties are paid) can also differ, so you should check when each item is payable, with your law firm or realtor.

Entry costs:​

• Stamp duty on the Memorandum of Transfer (MOT) is tiered, but for foreigners, you'll generally be paying around four per cent of the purchase price. We have more on this below.
• State consent fees also apply to foreign buyers; typically two per cent of the property price or RM25,000, whichever is higher.
• If you're buying a new launch, developers may bundle in legal fees or offer rebates, but these vary widely. For some new launches, it is even possible to get a 100 per cent rebate on initial down payment amounts, but this is not a universal practice.

Holding costs:​

• Assessment Tax (Cukai Taksiran): Roughly 0.27 per cent of the property's annual value, paid to local councils.
• Quit Rent (Cukai Tanah): A nominal land tax, often around RM0.03-0.04 psf annually.
• Maintenance fees and sinking funds: These are typically RM0.30-0.50 psf per month, plus a 10 per cent contribution to the sinking fund.
• Rental income tax: Rental income is taxable on a progressive scale. The first RM5,000 may be exempt, but after that, you'll need to report and pay income tax in Malaysia. We have more on this below.

Exit costs:​

Real Property Gains Tax (RPGT) applies to capital gains from selling your property. RPGT is 30 per cent of the gains if you sell within the first five years of buying. For foreigners, RPGT then becomes 10 per cent after the first five years; there's no way to completely avoid this as a foreign buyer.

(The gain is calculated as the selling price minus the original purchase price, plus allowable deductions, such as renovation costs, legal fees, agent commissions, and stamp duty on acquisition.)

Other costs include agent commissions, which are roughly the same as in Singapore (about two per cent of the transaction price) and early prepayment penalties, which depend on the bank in question — this is similar to Singapore though, where paying off some home loans early may involve a penalty of 1.5 per cent of the loan amount redeemed. This exact amount will vary based on the terms and conditions of your loan and the bank you use.

For investors, you need to account for these entry, holding, and exit costs in your ROI calculations, and not just rely on a low entry price. The key factor to watch for is the capital gains tax, of which we have no equivalent in Singapore.

4. Understanding the MOT​

The MOT is a critical legal document, as it formally transfers ownership of the property from the seller to you. While the Sale and Purchase Agreement (SPA) outlines the terms of sale, it is the MOT that legally registers your name on the property's title.

Without it, you are not recognised as the lawful owner by the Malaysian land authorities.

For most buyers, especially foreigners, the MOT is signed either at the point of sale (if the title has already been issued) or upon completion for new launches.

This document must be stamped and lodged with the relevant land office, and stamp duty is payable based on a tiered rate structure: The first RM100,000 of the property's value is taxed at one per cent; the next RM400,000 is taxed at two per cent, and so forth.

Any value above RM1 million is taxed at four per cent (and remember that as a foreigner, you generally have to buy a property that's at least RM1 million). Note that the MOT is based on the higher of the valuation or selling price, just like the Buyers Stamp Duty (BSD) in Singapore.

If a mortgage is involved, you'll also sign a separate document called a Memorandum of Charge (MOC). This registers the bank's right to foreclose on the property if you don't pay the loan.

As with any stamp duty, make sure you budget for the MOT before buying — it's on top of the price of your property.

Good article, even though many of such fees are similar to buying any private residential property in SG (such as stamp fee, assessment tax, maintenance fee, rental tax are all covered in SG as well). However in SG, the killer is the 20% ABSD for a second property so this is not gonna deter any sinkies from buying JB properties

 

[imooi2018]

I am jumpin to this thread maybe I too free

Reasons NOT to buy property in Msia :
1. Forex loss : many had lost Big in their investment when MYR dropped from 2.5 to 3.3
2. Over supply : Msia Property dropped in value. Land is vast, there will continue to be big projects coming up
3. Visa : if you are foreigner, you need visa to stay (in legal term)
4. Policy changes : Msia government has many track records of making big policy U-turn. Such as HSR.
5. Rental income tax : foreigner are subjected to 28% income tax on rental income
6. Poor property managament
7. Msian local will buy landed property instead of condo. Or buy cheaper condo.
8. Exit plan : if you plan to sell to foreigner, it can only be >RM1M. Else you can only sell to local. Which local will buy?

Reasons that KL property is better than JB :
1. KL is capital city, much more populated, well infra. Demand is higher.
2. JB is low in population, big land. No local demand for JB condo.

Reason if you consider buying JB RTS/CIQ property :
1. IF only you think that JB RTS/CIQ area is very different from the rest of areas in JB.
2. that IF you think RTS/CIQ area has not many land parcels left, supply is limited.
3. and That you have understood the first section 'reason Not to buy property in Msia'
4. and that you think SGD-MYR forex rate changes may not be too high
5. and that you are aware that Invest in SG property is always better
6. that you believe the RTS will be a game changer, and it will be smooth transit, in 30min
7. that you think with RTS, much more sinkies will go JB shoppin/eat/liao-lui, with one train-stop away.
8. that you think there will be good demand for RTS/CIQ properties from Msian working in SG
9. that you are not investing in SG because of specific reason, such as ABSD 25% or 65%.
10. or if have your life-style planning that makes you do so.

 

[galaxynote]

waiting for phase 4

 

[hhab6ch]

Well, if you rent a "holiday home" for 20 years, it is going to cost you 2500 x 12 x 20 = 600k MYR. Plus, it is never your house, so you cannot even change the floor.


If you buy at 1m, then sell at 500k later, your cost is 500k. You can do whatever you want to the house.

 

[Kitaro9202]

If buy and stay for retirement ok but if want to do for rental hard as supply over demand

 

[sunsetbay]

Another sinkie stayed at Princess Cove Phase 2~ studio apartment for rm2300 excluding carpark & utilities~ didn't know the rental went up so high~

 

[imooi2018]

waiting for phase 4

Hi bro, can help share in which aspect phase 4 is better than phase 3?
Reckon that phase 4 can walk to 文化街 fairly easily, but there is no linked bridge to CIQ right?

 

[BMWguy]

 

[touchring1]

This project got title deed? I asked before, no one answer.

 

[imooi2018]

If buy and stay for retirement ok but if want to do for rental hard as supply over demand

Specific to the small areas at RTS/CIQ.
When RTS up in 2026/2027, I think there is possibility that a good number of Msian who currently renting a place in Singapore, might rent a place in JB RTS/CIQ area instead ( within short walking distance). Because by that time it would be one train-stop away 30min to Woodland North MRT. Particularly if their workplace is not far away.