First-time home buyer’s guide to buying secondary market property


Follow these steps for a smooth secondary market property buying experience.

The additional steps that go into the process of buying a property from the secondary market can be overwhelming for a first-time buyer. If you are still in search for a home that jives with your soul, check out these 4 Klang Valley neighbourhoods that are perfect for a first-time homebuyer; but if you have found your one in the secondary market segment and have no clue what to do next,  do not fret! We’ve got a step-by-step checklist to guide you on what you should do post signing of the Sales and Purchase Agreement (SPA).

1. Make sure all your payments are up-to-date

The seller will have to ensure that all outstanding fees such as quit rent, assessment, sewerage fee (Indah Water) had been settled before the lawyer can proceed to transfer the property to the purchaser. The purchaser, on the other hand, must ascertain that their bank loan has been approved and sign the bank loan letter of acceptance. If it is a cash deal, he or she must prepare the remaining amount of cash to be paid to the seller, i.e: after deducting the down payment amount which had been paid to seller upon signing the SPA.

2. Next comes the Fire Insurance and Mortgage Life Insurance (MRTA)

Usually, the mortgage officer from the bank will arrange for the purchase of a Fire Insurance for the buyer upon application and acceptance of the bank loan. Although it is not compulsory, most officers will encourage buyers to purchase an MRTA as it will provide for the full settlement on the outstanding balance of the housing loan amount in the event of any unforeseen circumstances such as death or total and permanent disability of the purchaser prior to the settlement of their mortgage.

3. Check your title transfer

What are some of the things that the lawyer must do when paying the balance purchase price? The lawyer must confirm that the name of the seller had been transferred to the purchaser (register of title). Besides that, the redemption of the seller’s mortgage and all other fees must be settled prior to paying the remaining balance amount of the purchase price to the seller.

4. Make sure your building is fit to live in

Vacant possession (VP) is the condition of a property where it is fully completed but not fit to be occupied. To protect buyers’ interest, developers are required by law to obtain proof in terms of a certificate by an architect, which certifies that the building is ready for water and electricity connection before issuing said VP. On top of that, the application for Certificate of Fitness for Occupation (CFO) will need to be submitted and accepted by the state authority before developers can hand out VP of housing units. The delivery of vacant possession will be instructed by the lawyer after everything has been settled and transferred from the seller to the purchaser and all after outstanding amounts have been settled by the buyer.

That’s all folks! Happy buying!

Written by Kong Chee Meng, Senior Negotiator of Gather Properties (Ipoh) and published in 


Everything you need to know about hiring exclusive agents


Are you looking to hire an exclusive agent to sell off your property? Here are some things you should consider before committing to the cause. 

There is a difference between an exclusive agent and a sole agent; even though  both indicates that only one agent is entitled to sell off a property. Real estate agents themselves always get these two terms mixed up. If you appoint a sole agency to sell off your home, you will not have to pay any commission to the agent, should you make the sale yourself. However, under an exclusive appointment, the seller will have to pay up the professional fee when the property is sold, regardless of who closes the deal.

The job scope for an exclusive agent is basically the same as a general one – nevertheless, once exclusivity is given, the property agent will definitely prioritise the seller’s property by putting in more effort, resources and time to market said property as the sale is almost guaranteed under an exclusive appointment.

Things to consider before hiring

Before hiring an exclusive agent,  sellers are advised to do their due diligence – check the agent’s background and validity by browsing through the Valuation and Property Services Department (JPPH) website. Also, do not forget to make sure that the agency is registered with the BOVAEA and is currently active as well.

Sellers can also evaluate the property agent’s suitability by checking if he or she is familiar with the area and property type. It is recommended to employ an agent who is an area specialist – this means that the agent will have valuable experience and expertise in the subject of property and is knowledgeable with the market  condition for that specific area. A plus point for the potential agent will be if he/she could provide legitimate testimonials from previous customers – a solid track record is a winning factor as it provides sellers with the necessary confidence and trust.

The advantages

An exclusive appointment will definitely  motivate and encourage the property agent to act more proactively and aggressively, besides convincing the property agent that disposing the property is a serious matter for the seller.

Hence, in return, the agent is willing to carry out various type of marketing activities and initiatives to ensure that the property will be sold at an optimum price in the shortest period possible. Sellers can expect to see their requirements being fulfilled efficiently or maybe even beyond their expectations.

Written by Fan Yea Jea, Founder of The Property Expert.

Image courtesy of

5 ways to rent out your property – fast

How else do you get your investment’s worth?

The occupancy rate for residential properties in Kuala Lumpur is relatively low, with a whooping 20,876 units that are completed and unsold recorded at the end of the first quarter of last year. Downward pressure on the economy, both locally and globally, is not helping to improve this phenomenon. Since occupancy rate is a key performance indicator of an investment property, as an investor it is crucial to have tenants occupying the property as frequently as possible.


Here are 5 ways you can make this happen:

1. Location

This is probably something you’ve already heard countless times – location, location, location. Although most people have heard this, it is quite surprising how little attention is paid to it. Of all the things you could do to rent your property out fast, this is probably the most difficult to change. You cannot change the location of your property, so it is important that you get this right when you decide to invest.

Some important location-related questions to ask before investing:

• Does the property have good connectivity vis-à-vis proper roads, highways, rail links, and bus routes?
• Is the property close to important amenities like school, hospital, banks, and commercial centers?
• Are there plenty of job opportunities near your property? The more jobs available or created near your property, the more demand there will be for housing.
• Is the property close to a good mall? Notice that shopping malls like Midvalley Megamall, The Curve, and One Utama have played pivotal roles in influencing the popularity of its surrounding neighborhood.
• What is the current occupancy rate in the neighborhood like? The above are what we call demand drivers. If there are strong demand drivers for a property, it will probably fare well in the rental market and appreciate handsomely.

2. Treat your property like a business

If you are in the business of letting out properties, then you should be doing it like a proper business. Quite a number of years ago I had a client who was unable to rent her property for over 6 months. When I had a look at the property I realised the reason was because the property was dusty and dirty. It had a musty, stale odor lingering inside and there were cobwebs everywhere – it looked dreadful.

I suggested that we clean up the whole apartment and stage it nicely. She was very reluctant so I offered to do it at my own cost (yes, I was full of zest then). I got the apartment thoroughly cleaned and washed, rearranged some of the furniture, put on bed sheets, and used a good air-freshener. The apartment finished result was amazing and  the owner was so impressed, she offered to change the curtains. I found a tenant for this apartment a week later.

People who treat their buy-to-let properties like a proper business never seem to have problems with finding tenants. Every cost that can improve occupancy is an investment to them, thus everything has to be calculated. However, be careful not to spend aimlessly and be prudent enough to balance revenue and costs.

3. Realistic rental rates

Realistic rental rates do not necessarily mean low rental rates. Rather, it means giving perceived value. What’s the difference between a Rolex and a Tissot? There may be clear differences in quality, but this difference in quality is not necessarily marked by an equal difference in price. The difference in price can be 100% to over 1,000%. Yet, people are willing to pay this huge difference for the brand. This is because consumers perceive the brand to be worth the price. So, while John can tell the time just fine with his Tissot, he would be happy to pay RM30,000 for a Rolex if he can afford it. And that really is how you should be thinking about rental price. Would a potential tenant see your property and perceive your asking price as reasonable?

In 2011 I visited a studio apartment in Damansara Perdana. It literally blew me away. The renovation was not expensive but the apartment was classy, functional, and cozy. You could tell that a lot of thought had gone into this apartment. The owner’s asking price was RM1,500. It was about 10%-15% higher but I had no doubt it was worth it. I think everyone who saw it thought the same. This apartment has never experienced occupancy problems. I’ve also never seen it advertised in any of the online property portals. This owner is getting a hot supply of leads and does not even need to advertise!

I have also visited apartments that barely impress but have significantly higher price tags than the average. Needless to say, these apartments are vacant longer than usual. You do not necessarily have to put in expensive furniture or make your property look like a page out of the Malaysian Tatler. You just need to be realistic.

4. A manageable number of RENS with good track records

Real Estate Negotiators (RENs) are perhaps your most important partners in the business of finding tenants. A good REN will have a strong network of clients (corporate and individual), advertises her listings in a frequent and consistent manner, is specialized in a particular area or genre and has a good soft skills.

The biggest mistake you can make is to appoint 50 random agents to rent out your property, more so in the high-end market. You will find yourself wasting a lot of time dealing with unqualified leads and too many distractions. You could inadvertently also create a price war as RENs advertise on the same channels. 50 RENs with little marketing skills will end up reducing price to secure the same pool of leads.

A better approach is to have 5-10 RENs with solid tack records for your type of properties. Interview the REN you would like to appoint and ask her about her client base, ask her for the number of properties she has let out in the last 12 months, ask to see some of her advertised listings, and observe her soft skills. Having manageable number of RENs with solid track records by your side is akin to having the Dream Team play basketball for you.

5. Creative models

Changes in technology have made renting out your property a lot easier. One of the most significant developments in this step is the rise of AirBnB. With AirBnB, you can list your property in less than 30 minutes and have it seen by literally millions of people around the world. You become a host to holidaymakers and business travellers. I have been hosting hundreds of people from all over the world for nearly 2 years now and the experience has been wonderful.

Written by Ikhram Merican for

Image courtesy of Harcourts International


Our next 19 Perdana semi-detached units exclusive open house.. this Saturday 10th March 2018

Time for the next 19 Perdana units exclusive open house again! This is to do our best to wrap up the project and it’s remaining units available. With just another 6 units to go, we are planning to go out on a high! Visit us at Jalan Perdana 1/91B, Pandan Perdana this Saturday (tomorrow) 10th March 2018 from 10am to 4pm. See you there!

Open house 19 Perdana 10th March


Landlord, agent held after locking up tenant inside Subang Jaya condo

PETALING JAYA, Feb 26 — Two men who locked a woman inside a Subang Jaya, Selangor condominium unit over the weekend for failing to pay her monthly rent have instead found themselves in the police lock-up.


The tenant, a 26-year-old woman, believed her landlord and his agent had padlocked the grille door to her rented unit at Pandora Residence in Tropicana Metropark at about 7.30pm Saturday, leaving her stuck inside for about 16 hours.

She was finally able to leave at 11.30am yesterday, after contacting her family who filed a police report on the incident.

“The victim was forcefully confined to her own home after she failed to pay the monthly rent of RM1,100 to one of the suspect. She was unhurt during the ordeal,” Subang Jaya police chief Assistant Commissioner Mohammad Azlin Sadari said.

He added that police tracked down and arrested a 44-year-old salesman and a 29-year-old real estate agent yesterday.

The case is being investigated under Section 342 of the Penal Code for wrongful confinement which carries a imprisonment for a term which may extend to a year or a fine which may extend to RM2,000 or with both upon conviction.

Article courtesy of Malay Mail Online by BY KENNETH TEE | Published: February 26, 2018 10:12 AM


What do you think of North Kiara? Would you shift your interest over the other side of Mont’ Kiara?


More often than not, when mentioned Mont’ Kiara, it is mostly associated with high rise luxury condominiums and expensive penthouses and properties. Expatriates are most familiar with the area, and with its wide range of amenities and matured landscape, it’s easy to make a choice. However, since 10 years ago, Mont’ Kiara has outgrown its capacity. With every high rise apartment/condo built to accommodate demands, it’s running out of space and congestion is almost unbearable.

Everyone wants a piece of Mont’ Kiara but with the land drying up and prices are not as affordable as one would like, what are the alternative(s) for these people?

For tenants, it is merely a pick and choose situation as there are plenty of units available around the area but when it comes to price vs. building, they may have to think twice. Usually, older apartments comes with cheaper rental price and more simple furnishing. The ones in the middle category are those with the greater dilemma – those looking at around RM 3,000 +- rental per month. They wouldn’t want an old apartment that costs lower. Not that the money in view is a lot, but it is almost certain that it wouldn’t get them anything they are looking for and it is pretty rare a nice little unit is around for them to pick.

And usually, these units to-let are in the market for some time. As it goes, what started as a bare unit or partially furnished unit is now a fully furnished one. And it is again, almost certain that the landlord would increase the price a little in that aspect. Now, the tenant probably have a list of units that are older, pricier and fixed with some unwanted furniture (although some landlord could remove those not needed) to choose from. It is common that they take a longer time to view and choose and engaged with multiple agents to bring them around.

As for buyers, apart from some occasional fire sales or below market value units, anything that’s newer, well-kept and ‘investable’ costs about RM 700-800psf. And if you are talking about a 1,500 sqft apartment, that’ll set you around RM 1M to 1.2M. Although the market is slightly softer as we move in 2018, the price psf will still hover around that bracket and with bigger, newer and less costly units coming up around the other side of town, would they shift their sights?

North Kiara aka. Segambut stretch

Years ago, many would shy away when they were proposed something around that area. Couldn’t blame them. North Kiara or the Segambut area is not exactly what they have in mind when they speak of high-end living space. But technically, it is just a passage away from the fancy Mont’ Kiara proper. I was personally introduced to the location almost 15 years ago when I was looking around for a place and Mont’ Kiara is out of my league at that time and this was the next best thing. Question is, is it still, now?

For the past 5 years, there has been a-lot of activities around this part of town and newer condominiums sprouted with attractive prices and exciting layouts. The build quality and overall design is also comparable to the ones found in Mont’ Kiara. With the likes of Concerto, Anjali, Scenaria, Royalle, Verdana and 28 Dutamas holding the mantelpiece at the moment, there will be more coming up from this side of town to usher new homeowners to a location where they think is the next ‘place-to-be’.

The slightly reduced price psf for these developments mainly points to the fact that they are located at the less-affluent part of Segambut. But what will the future hold for this area in the next 5-10 years?

Just a mere 5 to 20mins away from its more illustrious neighbors, Segambut or North Kiara will no doubt rise to its potential. It’s just a matter of time. Old residential and undeveloped land will make way for its new projects and more and more home-buyers will definitely take notice of it soon.

Just a point to ponder. Many home-buyers within the next few years are more likely to opt for price over status. If living in a location with cheaper options and still within a stone-throw away to the superstar spot, would the answer be ‘why not’?

Let me know if you have any inquiry or simple looking for something in the above areas. I’ll be more than happy to be your guide. Cheers!

For a more detailed look at Segambut (North Kiara) transformation and it’s upcoming recognition as one of KL’s sought after location, please find the following article by PropertyInsight at

Image courtesy of Anjali of TAGO.


For the future buyers, please take a moment to read up


Image/infographic courtesy of


Our maiden 19 Perdana show unit open house

Just wrapped up our first show unit open house for 19 Perdana last weekend and it is quite a showcase. We had visitors and buyers from nearby mostly and despite some morning and afternoon showers, a good bunch did turned up to see what this is all about and they left with good impression! A couple of them came twice across the 2 days too. Now, just a little follow up should do the job!

Would like to thank the whole team to make this happen. Thanks to Steph, Glenn, Ray and Caroline for taking their weekend off to help out. Can’t imagine myself taking on a few clients at the same time. And also thanks to Nieyko for preparing most of the pre-open day stuff from the marketing perspective.

Did a few selfies as I kept forgetting about having some shots with those nice people. Also, thanks to the man behind the houses, Mr.Tang for giving us this opportunity and stayed with us most of the time during the event to discreetly help us monitor the progress of the sessions.

We’ll be having another round soon and we hope to seal some deals in the coming days and complete the 12 units and call it a day soon! See you guys then. Watch this space..


19 Perdana Semi-D @ Pandan Perdana



Just got my hands on this exclusive project from a boutique developer (Hamton Realty Sdn Bhd) and it’s going to be my pet project for the next 3 months. 19 Perdana consist of 12 exclusive ‘hand-crafted’ semi-detached units located in Pandan Perdana. This is a location about 9km away from the city center. It sits nicely in a place where the accessibility to nearby township like OUG, Sri Petaling, Taman Maluri and Cheras south just minutes of drive away.


The location is accessible from Cheras and KL via Jalan Cheras and Jalan Loke Yew respectively towards the MRR2. Another entry/exit is through Taman Pertama although the route is less used by commuters. So, we have a fairly good access to the area without cramming at one passage. The surrounding area is also matured with a good variant of shops and eateries without having to travel too far out for running errands or for a decent meal.


When an area is well developed, you can certainly find numerous amenities in almost every corners and also certain facilities or public services to serve its residents. Just a minute drive out, you will have a few blocks of shop-lots with eateries and a variety of shops to fill your need. There is also a police station nearby to calm your sense of security.

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Row of shops in Pandan Perdana

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Pandan Indah town

If you’re feeling adventurous, there are always Pandan Jaya and Pandan Indah to go to. These are the places well known for their eating spots and entertainment outlets. The area also boasts as one of the more matured neighborhood around Cheras/KL with a good number of facilities and outlets (banks,hospitals, schools, car workshops, a fire station etc.) to choose from. Although the traffic and crowd is slightly more congested than one prefers, you do however, never having to travel far for your daily undertakings.

Not too far away, you also have Pantai Hospital at your service, multiple banks, petrol stations, restaurants and even a DBKL branch in Taman Cheras. For the children, there is also an international school in the form of Sri Sempurna.

There is Leisure Mall for all the shoppers in Taman Segar and do expect something in the form of Eko Cheras Mall by end of 2018.

Public transport

When you’re within this area, there will be no shortage of public transport for your commuting need. With Grab/Uber and the regular taxis and buses, this is easily taken care of. There are a number of nearby MRT stations (though not as close as one would prefer) to add to the list. Taman Mutiara, Taman Midah and Taman Pertama stations. But like everywhere else around KL, do get ready earlier and arrange your commute accordingly to avoid disappointment and tardiness.

After covering some of the more common issues when looking at a potential property buy, it’s time to look at why Hamton’s 19 Perdana.

If you’re looking for an exclusive, affordable (size by cost) and a location with great potential, then  look no further than 19 Perdana. With such huge layouts and build up area, the price would double if it is somewhere else.

There are 3 types of units to choose to suit everyone. From a conventional basic TYPE A, there is also TYPE B for those who loves huge area for their kitchen and dining space. For bigger family size, TYPE C would be perfect with an extended room for the parents, not only with a master-bedroom like area for them at the ground floor, there is also enough space dedicated for them to fulfill their daily needs.

By the way, this is a FREEHOLD property right in the mix of KL address. There are not many freehold land left around this part of town and looking at one of the next in line development area, this is a matter of when rather than will it be developed. So, appreciation is certain – how much is the question.

All units comes with an immediate rebate of RM 150k off its asking price (both BUMI and NON-NO-BUMI buyers). For BUMI buyers, they are entitled for another 5% discount on top of the rebate which make it more affordable than it already is!

For those familiar around the area and are looking for a good buy and at the same time want something of a bargain for the long run, this is it. Come and have a look and be amazed what 19 Perdana has to offer. We will be arranging for OPEN-HOUSE events from time to time. So, make yourself free then and drop by for a viewing!


Welcome 2018! We are all set for the journey…

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The Fresco & Avid Estates team would like to wish everyone a happy new year and welcome 2018! It has been a wonderful 2017 and a lot of stuff happened and done that year.  It’s a whole new year and it’s a good time to reflect and plan our next goal to achieve more. Love someone more especially ourselves, take ‘time’ more seriously and be always grateful and thankful for everything that we got.

For house-buyers, this may be a good year to start looking since the stamp duty cost remained the same and generally, home prices are not exactly escalating (so far). We have some really good bargain deals for those who are interested. For the would-be-tenants, we have really good and nice units to-let too. Head on to or for more details!

Have a great and purposeful year ahead! Till next time, see ya.