Seperti biasa, daftar rumah lelong yang kita berminat. Selepas daftar, status akan jadi “Pending Payment”.
e lelong kehakiman pending payment
Beli Bank Draft & Kempilkan Dengan Bidding Form
Anda kena beli dahulu bank draft dari bank. Penerima hendaklah letak nama planaitif yang tertera pada POS (Proclamation of Sales).
Kemudian cetak “bidding form” selepas anda daftar rumah lelong yang anda hendak bida.
Kempilkan bidding form bersama dengan bank draft.
bank draft and bidding form to pusat operasi e lelong
Hantar Bank Draft ke Pusat Operasi e-Lelong Kehakiman
Beli dua parcel yang mana parcel pertama untuk hantar ke Pusat Operasi e-Lelong Kehakiman di Kuantan dan masukkan lagi satu parcel yang dah dibayar ke alamat sendiri. Jika tidak menang bidaan, Pusat Operasi akan hantar balik bank draft anda menggunakan parcel ini.
2 parcels – one to send to pusat operasi another one to self if fail
Selepas Bank Draft Sampai di Pusat Operasi Lelong, Telefon Pusat Operasi Untuk Aktifkan Bidding Anda
Selepas anda dapat tahu yang bank draft anda telah sampai di Pusat Operasi e-Lelong Kehakiman, anda telefonlah pusat operasi untuk aktifkan bidaan anda.
bank draft arrived at pusat operasi e lelong kuantan
Mereka akan aktifkan bidaan anda dalam masa sejam selepas telefon. Status akan bertukar ke “Bid Now” selepas diaktifkan.
pusat lelong activate the bid now
Tunggu tarikh lelong dijalankan atau anda boleh bid now untuk membeli pada “reserved price”.
Kebanyakan rumah lelong, pembida yang berjaya perlu membayar cukai taksiran yang tertunggak terlebih dahulu sebelum bank yang lelong rumah bayar balik kepada pembida yang berjaya.
Oleh yang demikian, pembida perlulah periksa cukai taksiran yang tertunggak untuk kita sediakan wang tunai yang secukupnya.
Bagaimana Memeriksa Cukai Taksiran Tertunggak Rumah Lelong di Kawasan Majlis Bandaraya Shah Alam?
1) Ambil no Hakmilik dari POS
Rumah lelong disertakan sekali Proclamation of Sales (POS). Dalam POS ada nombor hakmilik.
rumah lelong contoh no hakmilik dari POS
2) Kemudian login ke MyMBSA
Login menggunakan pengguna sedia ada anda. Jika belum ada akaun anda bolehlah buat pendaftaran.
Bulan lepas, ada seorang pembeli ni cerita dekat saya yang dia tersilap beli rumah. Bukan rumah bawah ni tau. Masa dia beli tu rumah tu under construction, kira tak ada rumah contoh. Jadi just tengok layout semua nampak macam besar, luas dia booking saja untuk beli. Tapi after rumah tu siap dia terkejut sebab rumah tu kecil size nya. Parking pun muat satu kereta saja.
Bila saya tanya berapa bukaan lebar rumah? Dia kata 18 kaki. Untuk size 18 kaki memang muat 1 kereta saja parking. Melainkan kereta kecil mungkin boleh muat 2. Yang ni ikut pagar yang developer bagi. Belum renovate tukar pagar semua.
Memang selalu kalau kita tengok model rumah, atau layout rumah dan kita tak ada pengalaman untuk bayangkan “size” rumah, kita akan rasa ok. So saya terpanggil untuk menulis sedikit tentang size rumah yang biasa di jual dekat malaysia ni dan kategori rumah tu besar atau kecil.
Selain dari tengok jumlah bilik tidur dan bilik air, ada faktor lain yang kena ambil kira bagi saiz sesebuah rumah. Saiz tanah ( bagi rumah landed) dan saiz binaan ( rumah landed / apartment).
??????????/ ????? / ???? :
✅ ???-???+???? – ?????.
Kalau size macam ni biasanya studio unit / soho. Biasa ada 1 bilik atau tiada bilik.
✅ ???-???+ ???? – ?????.
Untuk Size ni dikira size yang kecil. Ada yang cukup untuk 2 bilik, ada yang 3 bilik.
✅ ???- ??????? – ?????????.
Size ni dikira “standard size” untuk kebanyakan rumah apartment. Size yang boleh dikatakan “selesa”. Tak besar sangat. Tak kecil sangat.
✅???-???? ++ ???? – ????? ??? ????.
Untuk saiz ni dikira besar bagi sebuah rumah apartment/ kondo/ flat. Layout rumah juga lebih luas. Sesetengah kondo ada yang bersaiz 1500++sqft yang mana kadang lebih luas dari saiz binaan rumah teres.
?????? / ??????: ( intermediate. Kalau corner / end lot saiz tanah lebih besar )
Size rumah teres ni biasanya (ukuran kaki)
16×60
18×60
18×70
20×60
20×65
20×70
20×75
20×80
22×70
22×75
24×70
????? ????? ?????
✅???? ????? ????? ??-?? ???? : ?????.
Lebar ni di kira saiz lebar bahagian hadapan rumah. Bagi saiz ni kecil dan untuk parking kereta kalau 16 kaki muat satu kereta sahaja. Untuk 18 kaki muat 1 kereta juga tapi kalau kereta saiz kecil boleh muat 2. Bergantung pada pagar rumah. Kalau takde tembok kiri kanan boleh masuk dua.
✅ ???? ????? ????? ?? ???? : ?????????.
20 kaki ni dikira size standard kebanyakan rumah teres dekat malaysia ni. Kira saiz yang paling banyak ada dekat pasaran. Muat untuk parking dua kereta dan dalam kategori lebar rumah yang jadi pilihan ramai.
✅???? ????? ?? ???? ?? ???? : ?????.
Size yang boleh dikatakan selesa untuk kelebaran sesebuah rumah. Untuk size 24 kaki ke atas dikategorikan sebagai “superlink”. Bukan lagi teres biasa sebab saiz yang besar dan luas. Untuk size 24 kaki ke atas kalau parking 2 kereta pun dah terlebih selesa dan siap ada ruang lagi dekat tepi untuk mini garden dan sebagainya.
????? ??????? ?????
Selain lebar, satu lagi faktor yang kena ambil kira adalah panjang tanah sesebuah rumah.
✅?? ???? ?? ????? – ??????.
Panjang 60 kaki biasanya selepas di tolak ruang untuk car porch dan binaan rumah, biasa bahagian belakang ada sedikit. Car porch pun lebih pendek.
✅ ??-?? ???? – ?????????.
Standard size bagi kebanyakan rumah yang dibina sekarang. Tak pendek sangat. Tak panjang sangat. Size yang paling ramai suka. Carporch pun tak pendek sangat dan biasa bahagian belakang pun ada lebihan tanah.
✅?? ???? ?? ???? – ???????.
Untuk panjang ni biasanya car porch akan panjang sedikit atau size standard. Bahagian backyard pun ada lebihan tanah lagi. Kadang 10 kaki atau lebih. Size 80-90 kaki dikira panjang.
????????? ?????? ????? / ????? ??
Untuk rumah teres setingkat keluasan binaan boleh ambil kira saiz rumah apartment sebagai panduan.
Untuk rumah teres 2 tingkat
✅ ???????? ?? ????? – ?????.
Biasa sekarang ni developer banyak buat rumah bersaiz kecil dengan keluasan binaan bawah 1500sqft. Kadang dia bagi tanah lebih. Dapur dan bilik kecil. Tapi ada lebihan tanah di belakang untuk kita buat sendiri tambahan.
✅ ???????? – ????+ ????- ?????????.
Bagi saiz ni dikira saiz standard untuk keluasan binaaan sebuah rumah. Saiz yang boleh dikatakan “just nice”. Tak besar. Tak terlalu kecil sangat. Tapi biasa saiz dapur ada yang sederhana, ada yang kecil bergantung pada design rumah.
✅ ???????? -????????++ – ?????.
Untuk saiz ni dikira besar untuk keluasan binaan sesebuah rumah. Saiz ni biasanya kalau tak buat tambahan dapur , bilik dan sebagainya pun dah cukup. Tak perlu extend dah biasanya.
Nak tulis sikit jadi panjang pula?. Tapi ni dikira pendapat peribadi saya yang pernah involved dalam bidang construction dulu dan sekarang bekerja sebagai perunding hartanah. Boleh jadi panduan bagi yang sedang mencari rumah. Apapun saiz pilihla ikut bajet dan citarasa masing-masing. Pilih betul-betul supaya tak salah buat pilihan .
Semoga bermanfaat.
Rumah bawah ni dekat Elmina. Size 20×80 dengan Luas binaan 2200sqft++. Yang ni kategori rumah teres intermediate yang besar dan luas.
I am monitoring this end lot unit at Jasmine, Denai Alam because it is located nearby my own unit. I know that the unit was first advertised for sale in June 2023 at RM750k.
After nearly one year, May 2024 the unit asking price is dropped to RM725k.
jasmine denai alam end lot rm730kjasmine denai alam end lot rm725k
The unit size:
– 35×70 sq ft Land area
– 1980 sq ft Build Up
I wonder what is the best price to buy this property and get reasonable rental return.
So to do that I’ll do some analysis on:
1) Location Desirability
2) The Unit Furnishing
3) How Much To Renovate
3) Competitors Comparison For Sale
4) Rental Demand
Location Desirability
The end lot unit is located at 159, Jalan Elektron U16/93, Denai Alam, 40160 Shah Alam, Selangor.
It is nearby to major shop lots in Denai Alam where it has Speedmart, Family Mart, Bank Islam, restaurants and fast food like Mcdonalds & Marrybrown.
jasmine end lot to mcdonald distance 6 mn
The Unit Furnishing
The unit has basic furnishing but doesn’t below important furnishing to make it easily rented out.
Currently, it has furnishing of:
aircond at master bedroom
newly paint unit
jasmine end lot got aircond at master bedroom
But, the unit doesn’t have below furnishing
Kitchen Cabinet
Autogate
Mirror at toilets
Water heater
Water pump
Readily available aircond point
Shelves at the store
jasmine denai alam end lot no kitchen cabinetjasmine denai alam end lot no autogatejasmine denai alam end lot no water heaterjasmine end lot denai alam no mirrorjasmine denai alam – store no. shelves provided
Estimated Cost To Renovate
For me, if I own the unit, I will do these below at least to ensure I can get fast tenant.
Autogate – RM1,600
water heater – 3 units – RM1,200
Aircond points x3 units & other wiring (water pump, autogate, water heater) – RM5,000
Kitchen cabinet – RM10,000
Kitchen hood & hob – RM1,000
Water pump – RM1,500
Shelves at store – 2 units – RM600
Mirrors at toilet & other accessories- 3 units – RM500
Change the gate from vertical panel to horizontal and put aluminium panel – RM2,000 (haha I know this is not that critical but I would do it to ensure privacy and multi purpose where can use the gate to dry your clothes. I did this for my Denai Alam unit)
Extended at the back with awning, washing machine power points and clothes hanger – RM6,000
Unforeseen repair – RM5,000
Total Cost: RM32,400
denai alam repair renovation – new gate and auto gate (this is my unit at denai alam where I change the gate design)
Competitors Comparisons
The Unit Price if Add the Renovation Cost
Asking Price: RM725,000
Renovation Cost: RM40,000 (I rounded up because the cost is just estiomation so better round it up to reduce risks)
Total Price with Renovation: RM765,000
Price per sqft = RM312 per sqft (RM765,000/2450)
Transacted Price
The transacted price is RM247 per sqft based on 31/07/2023 data.
jasmine denai alam transacted price rm247 per sqft
Asking Price For Sale
I compared 2 properties at Denai Alam but not in Jasmine that both have kitchen cabinet & seems have extended the houses.
Property: Denai Alam Dillenia – Intermediate
Asking Price: RM800,000
Land size:22×80 sqft
Price per sqft: RM454 per sqft
Property: Denai Alam Nerida – Intermediate
Asking Price: RM850,000
Land size: 22×90 sqft
Price per sqft: RM429 per sqft
Asking Price Analysis
If I compared vs Jasmine unit I bought last year, it seems the end unit is cheaper by 21%.
So meaning the asking price is reasonable?
jasmine denai alam comparison analysis
Rental Demand
Estimated monthly loan installment for asking price of RM725,000 with 30 year tenure and 4.4% is RM3,267.
Rental around that area to get fast tenant with the given furnishing and the end lot unit size, I would conservatively estimate at only RM2,000 per month.
So there is a big difference of RM1,267 to cover the loan installment.
From mudah.my, rental asking price is around RM2,500 but most of them are fully furnished.
denai alam property list for rental
Conclusion
If I compared vs Jasmine unit I bought last year, it seems the end unit is cheaper by 21% but it is expensive by 21% vs the transacted property unit at Jasmine last year 31/07/2023.
Of course the renovation is just rough estimation but it gives good indicator on whether the unit asking price is reasonable vs unit I bought last year and vs other units in Denai Alam.
If I got money, I would consider buying it after do physical inspection and wait to price to reduce more because I am jealous with the low transacted price of 31/07/2023 but financially in order to cover its loan installment as the rental is not that high.
Disclaimer: This is my desktop study only, I haven’t visit physically the unit itself.
jarak jalan elektrok u16/88 ke mcdonalds denai alam – 5mn naik kereta and 1.4kmjarak jalan elektron u16/88 ke jasmine jalan elektron u16/93 – 3 mn naik kereta n 1.6km
harga pelancaran andira denai alam RM380kandira denai alam siap pada 2007
Harga Bida Yang Menang
Maklumat terkini, rumah ini telah berjaya dibida pada 25 April 2024 dan dijual pada harga RM775,000.
Harga bukaan RM679,000 lelongan pada 25 April dan ini bermaksud terlebih bidaan sebanyak 14% dari harga buka.
Harga pasaran ialah RM930,000 (berdasarkan dari harga buka pertama iaitu RM837,000). Jadi pembeli yang berjaya dapat diskaun sebanyak 17% (RM775,000/RM930,000).
*Harga bida yang berjaya ini saya periksa dengan Yong & Rakan-rakan iaitu peguam yang bertanggungjawap menguruskan lelongan ini.
My property investment journey started when I got married and got into debt. It triggered me to learn more about money on how to make money works faster for me.
I read a lot of investment books on share investment, property and commodities. At first, I tried share investment but I found it is boring.
So I decided to try property investment and got hooked into it.
My second rental property. I bought it after one year of my first one. I was getting familiar with the legal process in purchasing a property.
4) 20/05/2010: C319 – Apartment – Leasehold
From this property I learned about water leakage on how to detect them from the wall or ceiling.
5) 20/07/2012: S44 – Terrace House – Leasehold
My children getting big, so me and my wife decided to find a bigger place for our family. So we moved in here in 2013 and we rent out our first property 1-1-12.
6) 08/08/2017: WA20-01 – Condominium – Freehold
It took a while to buy this property due to LTV of 30%. I bought this property because it gave cashback of 15% so I just need to topup 15% for the deposit.
This is my first AirBnb property.
7) 01/11/2021: 36-01-04 – Apartment – Freehold
I bought this property after I fully settled my second property (B323). It was during Covid-19. So I got it at low price. I was able to rent it out within 3 days.
8) 05/01/2023: 169 – Terrace House – Freehold
My first auction property that I won. I was nervous but it is worth it because I got it below market price and able to rent it out in 7 days.
I have one Airbnb unit at Genting Highlands. I did my analysis before investing in that area.
Criteria to Consider Before Buying a Condominium for Airbnb
1) Potentials visitors to the particular area
Check the number of visitors to the area. For Genting Highlands, the number of visitors is easy to get. If you search on the internet you can find it is around 22 millions visitors per year.
2) Current offerings
Check whether the current hotels or Airbnb capacity. If more than enough, than you should reconsider your investment.
If you can get the numbers of rooms within the area will give you better accurate analysis.
In my case, during my analysis the hotel capacity never enough at Genting Highlands especially during peak season.
3) Local law on Airbnb
Check whether local law allows any Airbnb. Recently Penang state government bans Airbnb in the state.
4) Joint Management Body (JMB) supports of Airbnb
Check whether the JMB is supportive or no any Airbnb unit in the condominium. If most of the residents of the condo lives in the units, you will face challenges doing Airbnb in the condominium.
In my case, most of the buyers plan for investment so the JMB will be supportive of Airbnb visitors to the condo.
5) Amenities
Check the amenities provided by the condominium. Put yourself whether you would like to have the amenities if you are a guest to the condominium.
Besides, check your competitors amenities as well example they have heated swimming pool or no (which is a must in Genting Highlands)
If you like it, then it is a good buy.
6) Number of lifts
During check out, the waiting time will be terrible if the number of lifts are not enough to cater for the visitors traffic.
Most of condominium in Genting Highlands, visitors have to wait more than 30 minutes during check out time.
7) Future competition
Check any future development within the area, new condominium will be your future competitions and will reduce further your unit occupancy.
In Genting Highlands, there are so many condominium under development that I’m afraid will impact on my profitability.
There is an auctioned terrace house at Denai Alam Jalan Elektron U16/93.
I was browsing for terrace house at Mudah.my and attracted by the low price of RM485,000 for a terace house in Denai Alam.
When I checked it was an auctioned property.
It is auctioned for third time already that why its price was down by 20%.
Bank Value : 600 K
Dropped -20% ( -115 K )
Auction Price: RM486,000
Land size: 20×70 1,399sqft
Built-up: 1,680 sqft
Status: Vacant
Tenure: Freehold
Floor: 2
Bedrooms: 4
Bathrooms: 3
Parking lots: seems can fit one only at porch.
denai alam front view from fardenai alam front viewdenai alam no water meterdenai alam front doordenai alam broken ceiling at porchdenai alam living room viewdenai alam jasmine – high ceiling of 6.5 meter
Transacted Price
brickz – denai alam property value jalan U16:93 – rm623k – 20220705
For Non-LACA auction property, you have to settle payment to bank that auction the property within 120 days, if not the bank has the right to re-auction it. Meaning to say, your deposit will be forfeited if it is re-auction.
This is my experience of going through the legal process after winning the bid of non-LACA & vacant auction property.
What is Non-LACA Property
Non-LACA property means the title is already issued to an individual owner while LACA the property / land title still under master title which is under housing developer’s name.
Non-LACA property will be auctioned at high court and it is safer vs LACA auction where there is a possibility of delay due to double transfer.
It means that you must pay up the balance of auction value within 120 days. If you take loan, your applied bank must release the payment to the bank that auction the property within 120 days.
Even though the transfer of name is not yet completed but the payment is already released than it is consider safe (no more re-auction).
Important Documents to Settle for Fast Loan Disbursement
For my auction property, I use Bank Islam for my housing loan. In order for the bank to do execution process (mean start the process of loan disbursement), below documents must be ready.
Valuation report
MRTT / MRTA approval
Stamping of Letter of Offer from Bank to Legal firm
Previous owner land title documents (so the legal firm can cancel the previous owner caveat and insert new one)
If you take loan from bank, they will ask to take valuation report and MRTT from their panel.
For valuation report, it is advisable to get in touch immediately with the valuer firm even before Letter of Offer from bank comes out and request them to start doing the valuation for example taking photos and site visit.
MRTT, you need to fill in quickly the MRTT form application and push your banker to make it happens.
Besides, push your banker for the bank to issue quickly the LOA to the legal firm so they can do stamping and doing the legal works.
Previous land title documents are kept by legal firm appointed by the bank that auction the property. You must make sure you have that legal firm person in charge of the auction property and their contact details so you can share immediately with your legal firm so they can contact them asap.
After all those 4 documents are ready than the bank can start their execution process. You can follow up with your legal firm to push for it and get in touch with the banker to assist the lawyer in pushing their credit department.
high level legal process for loan disbursement
My Experience – Timeline for Overall Legal Process
Based on my experience, the Bank Islam & its legal team able to complete the #5 steps within 46 days which is much earlier vs 120 days.
Usually bank will ensure the process is fast for auction property but it is still advisable to get banker & legal team who have auction property experience. I chose Bank Islam because when I did my study they were the one who was really responsive and knowledgeable in handling auction property.
Take note though, it doesn’t mean that all Banker or all Bank Islam legal firm are fast and responsive, ensure you do your own due diligence.
freehold property with ready title legal process timeline
The Legal Team I Use
I’m really fortunate to have very responsive and knowledgeable legal team to support me. They are also helpful and explaining me the jargon of the legal process.
First time in my property investment, I met very responsive and helpful legal firm. Most of the time, the legal team is slow in responding.
azlin hafiz & partners legal firm – bank islam panel
Conclusion
This was my first time in successfully win a auction property. I was anxious whether the deal could be closed within 120 days because from normal property buying experiences, it always exceeds 120 days.
Fortunately, the deal is closed within 46 days based on my diligent follow through and choosing the right legal team and chose the right bank branch.
I purchased an auction property and did repair and renovation where needed.
It took me 2 months to do all the repair and renovation.
Photos of Repair & Renovation
denai alam repair renovation – new awning n walldenai alam repair renovation – new gate and auto gatedenai alam repair renovation – repaint water meter grilledenai alam repair renovation – repaint rubbish doordenai alam repair renovation – cleaned porch and new tilesdenai alam repair renovation – cleaned floor repaint grilledenai alam repair renovation – repaint door grilledenai alam repair renovation – replaced with new LED lampsdenai alam repair renovation – new LED lampsdenai alam repair renovation – living room new LED lampsdenai alam repair renovation – kitchen hood n hob shoes racksdenai alam repair renovation – backyard before renovationdenai alam repair renovation – clothes hangers, shelf and hooksdenai alam repair renovation -repaint main door repaired leaked pipedenai alam repair renovation – new water pumpdenai alam repair renovation – replaced faulty LED lampdenai alam repair renovation – new water heaterdenai alam repair renovation – cleaned toilet floordenai alam repair renovation – floor grouting n new toilet coverdenai alam repair renovation – new toilet bowl n floor trapsdenai alam repair renovation – replaced toilet doors
Cost to do the Repair & Renovation
Walls, awning, grille, wiring, gate and auto gate: RM10,790
Replace lamps, another wiring: RM1,200
Kitchen hood & hob: RM948
Buying paints: RM1,000
Water pump: RM739
Water heater: RM 616
Others (e.g gutter, screws, hooks, hanger, shelves, toilet bowl etc): RM8,775