Case studies, Family, Malaysia, News, References

May I present to you, Malaysia’s 7th Prime Minister – Tun Dr. Mahathir Mohamad


How do you pull a country deep in turmoil, smash the corrupted government and bring  it back to the summit? Bring back the ‘Tunminator’ of course! LOL!

Yes, that’s what us Malaysian did on the 9th May 2018 General Election. We literally pulled ourselves together, stronger than before, even better than in 2013 to make our voices and votes count. With emotions and intention running high to replace the then current government, the ‘rakyat’ – the Malaysians made an unanimous decision to vote them out!

After 5 years of feeling aggrieved and cheated during the 2013 election (the well known blackout strategy), the people just could not wait to cast their vote this time round knowing exactly only the strongest support from everyone everywhere is able to bring down this tyranny of a despicable government to their demise. And that’s exactly what happened.

Yesterday, Tun Dr. Mahathir Mohamad was officially sworn in as Malaysia 7th Prime Minister after several delays, which is still quite a mystery to all why it is so. Nevertheless, the nation waited and when it’s finally over, the whole of Malaysia released one of it’s greatest sigh of relief after years of injustice and sorrow under the Barisan Nasional regime.

Although it still remain unclear whether the new ruling government is able to carry out whatever they’ve preached leading to it’s victory, but what we know, or felt now, things already feeling fresher and the black veil lifted from the peoples head. It will take time for things to change and taking into consideration the damages done previously, it is not as easy as it seems. But we trust that our new and pretty ‘aged’ Prime Minister (yeah, he is 93 in two months time) and it’s heroes will do all they can to at least stabilize the country and revert it to be the Tiger of SEA once again!

For one, I am especially proud of this achievements like many of us and eagerly anticipating the changes that will be brought forward to the nation. Its a fresh dawn and new beninging to everyone.

Hidup Malaysia! Merdeka! Merdeka! Merdeka! is once again relevant as the people of Malaysia is given a new lease of freedom and chance to move forward. We have shown the world what patience, perseverance, fighting spirit and relentless effort can do to salvage back our beloved country without violence and chaos.

Family, Malaysia, News, Uncategorized

Voting time!!


It’s the 14th Malaysia General Election (GE14 or PRU14) tomorrow 9th May 2018. This is the moment where all us Malaysian stand up and do our part for a better future for generations to come!

Malaysia has had a fair share of criticism and jokes coming from all corners of the world for the past few years due to some major flailing in terms of administration and scandals involving high-ranked officials.

As a true Malaysian, I would love to see my beloved country returned to its former glory and be envied thru its success and achievements, not else-ways. I am sure most of us know what had happened and what is happening to the country. If you want to make a change for the better, there no time like this time!

Vote with intelligence, not by convenience!

Cast your vote. Make the change. Live with hope!

Saya anak Malaysia! A MALAYSIAN!

Case studies, Houses, how to, Luxury condominiums, Marketing, Real estate, References

Should we inform the house owners to de-clutter and tidy up the place before a viewing?

The answer is definitely YES! Not to the extent of staging but tidying up the place and make sure the house or apartment unit is easy on the eyes for buyers and tenants alike. No one likes to view a messy, stinky and cluttered space where they would call ‘home’ eventually.


It is fair to say that some of these owners are first time ‘offenders’ as they are not familiar with the selling and tenancy do & don’ts. Since it is their first time, these are probably the things that they may overlook. Not that it is a must to do so, but imagine yourself, as a tenant or buyer, viewing the house for the first time. A good impression is always the lasting image for these prospects. More often than not, you were greeted with a disorganized place where dirty clothes are scattered across the hall and bathrooms, books and glasses are everywhere, coffee stains and out of place sofa etc. to name a few. Would you even want to view on? Can you even begin to visualize that this is going to be your next home? I doubt it.

When I first started the real estate business, I wasn’t too concerned about such trivial request. Well, not that I practiced, informing my clients to begin with. To me, it is understood that they would try to get their units as presentable as possible to impress the potential tenants or buyers. I would. But it happened one time that me and my tenant ended up in messy, unkempt and musty house that the tenant, after less than 2 minutes of viewing, had to apologized to the owner and leave. She couldn’t take the stench and the state of the unit any longer. Embarrass I was.

After awhile, I tend to missed getting some landlords or house-owners to prepare the place for viewing. And a week ago, it happened. I was out the whole day bringing one of my prospect buyer looking for a house around Bangsar. I’ve arranged a few units and unfortunately, there was one that made the whole episode unpleasant.

I’ve never did a preview of the house before that and from the pictures that were sent to me by the owner, looked pretty decent. But when we got there.. oh, what horror! The moment we entered the house, the stench of cigarette smell is all over the place. It smelt like a pub than a house. Since the place is not exactly airy, made it worse. There were newspapers everywhere and also dirty mugs with coffee stains lying around the house. Dirty clothes are on the floor of the master bathroom. Can’t recall if there were underwear too. Sigh. Though there were not much he can do to some of those broken wooden doors, but at least clean it up a little to make it look more decent. Although the owner is a chatty and friendly chap, the impression of the house wasn’t that pleasing anymore. True enough, my tenant hurriedly viewed the house and we left without mentioning about it for the whole time.

But how do we do it? Would it offend the owners/landlords?

Well, if we are tactful and professional enough in our request, they are more than welcome to our suggestion about getting the place spruce up. Just inform them when is the viewing, a little background of the tenant/buyer, what are they expecting from the place and some guidelines form us agents about getting the place ready. Usually, if the place is frequently well managed, there isn’t much to do. However, most would need to clear the air of bad odors, de-clutter books, papers, boxes, electronic items and utensils, tidy up dirty linens, make the bed, and re-arrange the  furniture so that it looked neat. All these are to help the tenant/buyer to be able to visualize the place better and make them feel at home.

Explain to these landlords/owners that you would do the same to all your clients just to make sure you are able to position the property better and able to help them dispose the unit in the shortest time possible. Who wouldn’t agree to that eh?

So, the next time you arrange for viewings, do remember to give the landlord/owner a call 2 days earlier to prepare the place. The result of such simple gesture, sometimes, do make a lot of difference! Cheers!

Case studies, Houses, Luxury condominiums, Marketing, News, Real estate, References

AFTER general election, the property market transactions to increase


We should always leave the predictions to property experts. So, who are the experts? Actually, most of us are property experts in our small way, especially those who stay in some not so popular areas. Haha. You would know exactly about new shop openings in your area. In fact when McDonald’s and a new bank branch opens, it will tell you that the population for the neighbourhood has grown to a good number. By the way, when many shops start to open one after another every few weeks or even months, you have bought at a really good potential area. Hold on to your unit and enjoy… By the way, when you see shops closing one after another and even the local bank branch is closing, it may also mean that they are not having sufficient support from the local population. May not be positive. 🙂  Oh yeah, coming back to our topic for the day; general election and the property market.

Reported in TheMalaysianReserve, Property consultancy firm Savills (M) Sdn Bhd  executive chairman Datuk Christopher Boyd said, “We have seen a lack of confidence in the market. I think there is an issue of affordability in the residential market, which has been overplayed. I feel very sure that once the general election is over, whatever the outcome would be, there will be increase in demand for the overall property market.”  (Positive statement)  Boyd went on to share that even when the market starts to pick up, the current excess unsold units in the market would prevent prices from suddenly explode. He said that developers would have to clear quite a number of units before any major price corrections could take place.

In the same article in TMR, Axis Real Estate Investment Trust Managers Bhd head of investment Siva Shanker says something similar. He said, “Everything is on track, but it looks a little bit quiet now because everyone is worried about the election.  Barring something really unfortunate, I think as soon as the election is over, the economy will kick-start and the sector will move along nicely. So, 2018 should see the start of a small recovery in the property sector.”  In terms of the future for the office market, Boyd shared that the demand for co-working spaces would mean a reposition of the supply and demand in the market. He said, “As time passes, co-working spaces will definitely spread out to the suburban areas, satellite offices, as well as other cities such as Penang, Johor Baru and Kuantan driven by the flexibility and lifestyle amenities, which would meet the youths’ current wants and needs.” Full article here for reference. 

I also think the property transactions should normalise (means growing slowly again) after the general election. Yes, just an hour ago, a friend said he is sure it will be end April 2018 or latest first week of May. I love his confidence. These few weeks, the actions from potential buyers have really reduced in intensity. In one bank property auction just last week, instead of the usual 20-30 bidders / guests like usual there were just 6 people in the auction hall. Actually, this may present an opportunity to all potential bidders in property auctions because every property may have just one bidder! So, one may get to buy the property at the reserve price which sometimes may already be 20 percent below market. Happy anticipating the actual election date announcement yeah. Yes, should be pretty soon.

Article first published in

Case studies, Houses, how to, iProperty, Marketing, Real estate, References

Attending iProperty invite event

Earlier this week, I’ve a chance to meet some industry ‘gurus’ in the form of AhYat Ishak and Charles Tan of The REN Warrior and KopiandProperty respectively courtesy of invite from iProperty. It was held in Mtree Hotel @ Puchong. It was a good exposure to some insights from these 2 speakers on the current real estate scene.

A little snapshot of Ahyat Ishak:

Ahyat Ishak first began property investing more than a decade ago and became a millionaire before the age of 30 despite his humble beginnings. Through his experience and learning from many successful property millionaires, he has discovered the REAL Wealth Formula™ and has also trademarked his Strategic Property Investor Model™, which is the framework for his highly acclaimed workshops, seminars and talks.

Ahyat Ishak is an international speaker who is active in the property investment speaking circuit, having spoken in Malaysia and abroad. He has graced the stage of Malaysia’s largest property events such as MAPEX, and PropertyGuru Expos, as well as platforms such as MAPIS (Malaysian Annual Property Investment Summit), MAPC (Malaysian Annual Property Conference) and MSI (Multiple Sources of Income) Summits.

Ahyat Ishak’s articles and interviews have appeared in The Star, New Straits Times ‘Real Estate & Decor’ pullout, Malay Mail’s ‘Get Real’ pullout and in other publications such as Property Insight, Property Hunter, Smart Investor Magazine, Property Times, Real Reserve and Real Estate Magazine (REM). He has appeared and hosted property shows on RTM, Capital TV of HyppTV, Bernama TV, TV AlHijrah and BFM 89.9 radio station, sharing his ideas on how to become a Strategic Property Investor.

Ahyat Ishak is also the founder of AhyatPropertyTV, a YouTube channel where he shares tips, strategies and his insights into the latest news and information on the property market in Malaysia and abroad. Ahyat Ishak has also received many invitations from local and international property developers for talks and consultation on investor trends, especially those of young investors.

Academically, Ahyat Ishak has an IT degree, as well as an MBA from the University of Southern Queensland (USQ), Australia, specializing in Strategic Marketing. He also holds the Certified Professional Trainers (CPT) qualification awarded by IPMA, UK. Professionally, he is an entrepreneur and is the executive director of his family’s group of companies, which he first joined in the 1990s. This group now has businesses ranging from services, technology and trading to food, agriculture and property investment.

I’m not familiar with Ahyat prior to his sharing that day. But the moment he started talking, you know very well this is an individual brimming with confidence and not one who is hesitant to share what he does best. From his credible knowledge in property investment to his presentation skills engaging with the audiences, he served a pretty good 1 1/2 hour session with us that day.

I liked his sharing of how he works with agents throughout his progress as an investor and a little about Malaysia’s current and past economic perspectives regarding real estate venture. He even recommended a few notable case study videos by Seth Godin, Simon Sinek, Grant Cardone and a few more.


He also came out with his new book – Pejuang Hartanah | 40 Pesanan Buat Pelabur Baru which loosely translate to Real Estate Warrior | 40 Advice for New Investors. For those who is fluent in Bahasa Melayu, this is quite a read.

The second speaker, Charles, is a serial blogger from This is a very good property blog. Loads of information and real estate related blogs are offer almost on a daily basis. Charles is very familiar with the property scene and while he is not a regular investor like Ahyat, he has been around long enough to understand how things work for agent, landlords, buyers and tenants.

A little snapshot of Charles Tan:

Charles Tan has written about property for many publications in Malaysia. He occasionally speaks at property events and is a property investor himself. He owns properties in a few different states in Malaysia. He has traveled to around 20 countries and blogs daily at, which is considered to be a leading independent property blog in Malaysia.


A cut-out from Property Insight Jan 2016

With ‘the common man’ style sharing, he is able to channel his observations and know-how of the industry to all levels in a simple yet engaging preso. It takes a very passionate individual to keep doing what he does on a regular basis.

He shared quite a few tips to us agents when doing our job and how to improve our service skills when engaging with our clients.

Overall, I have a pretty good vibe on the speakers and the venue. We had a buffet lunch together afterwards and mingled with some iProperty guys to know more what are the pipelines and upgrades in store for us. Although they are now leading the real estate portal scene, I’m sure they have more to offer in terms of how to position the market and giving us the agents more tools and weapons to capture the market.

Have a nice weekend ahead y’all!

Entertainment, Family, References

Ready Player One… ‘Virtually’, it’s a blast!


We expect nothing short of a thrilling and nostalgic offering from Ready Player One and true enough, we have everything from family entertainment value to pleasing the nerds and geeks of the gaming world! This movie is not brilliant only for it’s CGI prowess, but it’s storytelling and charm thru it’s characters and point of views.

We thought it would be a good time-out for the family, especially before the  term exam for Adrian the coming week. Knowing the premise form the trailers and reading some details from the web, we know it’ll be fun and nothing too serious and mind-numbing a show to drown us.

Hardly I’ve been to a show in the cinema (I’ve watched quite a number of movies) where the audience applauded, sighed, cheered and  shrieked with ooohhss and aahhss throughout. This one really made them sound like kids and being themselves with the slightest care in the world they’re in a cinema filled with strangers, young and matured.

The only downside of it for me personally would be the selection of music scores. Other than that, it is pretty memorable and one may even want to do several viewings to satisfy the ‘easter eggs” (items, trivia or surprises buried in movies that can only be spotted by audiences with a particularly well-honed set of skills) treasure hunt. (*a little spoilers ahead).

The main attraction of the movie is definitely it’s nostalgic premise and from the celebrated master of movie making – Mr.Spielberg. But the marketing team does a great deal on the ‘easter egg’ search for the cinema goers. I’ve spotted a few here and there but there are too many references from games and movies from the 80s/90s that sometimes a little overwhelming.

The ones we know and spotted were of course, the Iron Giant, Minecraft, Delorean, A-Team van, Akira bike, Blanka, Gundam, Mechagodzilla, Chun Li, Mortal Kombatants, Chucky, The Shining, Jason, Freddy, the Halo guys, Joker, Harlequin, Ninja Turtles, King Kong, T-Rex, Ryu, Batman, Deathstroke, Beetlejuice, Clark Kent, The Greatest American Hero, Star Wars, Krull, Hello Kitty and gang, Gandalf, Battletoads, Robocop, Star Trek, Str Craft, Speed Racer, Lara Croft, Battlestar Galactica, Aliens, Buck Rogers, Overwatch, and Terminator. Wow… let me know if you spotted others!

The movie don’t dwell too much on the characters back story though. We are thrown to the 1st act almost immediately. Finding the 3 keys in the virtual world ‘Oasis’ to win a huge sum of money and also a chance to take over the ownership of the virtual world by it’s deceased owner Mr.Haliday – or was he. Along the way, our heroes would need to fend off the evil corporate – IOI for the throne and this is where it leads to the final act of  a great battle of all the games’ avatars against the evil Mr.Sorento and his gang.

We were told in the original book by Ernest Cline, that the momentous battle between Mechagodzilla would be against Ultraman and not RX-78. How would that turn out, is anyone’s guess but THAT battle alone is worth the ticket price! The audience loved it so much that they clapped… yeah, clapped. However, both these characters will only be available for 3 minutes to do their stuff. So, I guess it’s either a laser sabre or a specium ray.

Overall, we enjoyed the movie so much that I don’t remember having seen anything that is so much fun and worthy for a long time. The closest is The Dark Knight Rises and The Last Jedi. One will leave the cinema with loads to talk about. We did.

Hope you will enjoy the show as much as we did. A simple but fun show to ease away the stresses of the week ahead. Sit back and ready to play!

Image courtesy of

Case studies, Houses, how to, Luxury condominiums, Marketing, Real estate, References

7 Tips to organize an effective open house & increase the closing rate of the property

The literal meaning of an open house is “a place or situation in which all visitors are welcome”. It is a period when sellers or real estate agents open their property to potential purchasers so that they can swing by and have a look at the property without any appointments. An open house is an ideal method of concentrating an extensive number of showings into a constrained period.

7 Tips for an Effective Open house

1. Select an Appropriate time

It is important to choose an appropriate time during which most people can visit your open house. Among the best times to organise open house are weekends and off-peak hours.

Preferably, an hour or two in the early afternoon would be effective in attracting visitors to the open house. It would also do good to provide limited time access to the open house as it will gather heavy traffic and develop more interest among the potential buyers and passers-by.

Raphael is a Real Estate Coach, Trainer & Entrepreneur

2. Cleaning and Repairing

It is highly necessary to clean your property before staging it for an open house.
Renovations, refurbishments and repairs to make it visually and functionally appealing will increase the market value of any property.

Dirty windows, stained walls and peeling paints off the walls will draw the attention of people and result in a negative impression. It is crucial to make a good first impression to keep the potential buyers attracted to the property.

Hence, hiring a cleaner, painter and plumber to make the necessary changes to the property will go a long way into making it attractive.

3. Illuminate your House

What can be more lovely and homely that sunlight streaming into your house? Draw the curtains and let the natural light in. This will increase the appeal of the house during open house as well as create an open and airy look.

On the other hand, if the open house is held in the evening or at night, it is wise to turn on all the lights in the house. This will enable you to showcase every part of the house properly.
Keep in mind to not turn on any appliance that creates noise since it will leave a bad impression on the visitors. Remove all vehicles from the driveway and keep the driveway clear.

4. Soothing Environment

It is important to create an environment that will be soothing and well-loved by the visitors. When it comes to home, many people would want it to be calming, soothing and energising.

Place fragrant flowers in beautiful arrangements at various corners of the house. Play slow and calming music in the background. These will create a soothing environment while buyers roam around and make decisions regarding the property.


5. Put up Signboards

Putting up signs in the vicinity of your house for the open house is one of the creative ways to attract large traffic. Apart from a big attractive signboard in front of your house, you should also put up signs with the necessary details at busy corners around your house. Make sure the board is filled with attractive colours and words to draw the attention of the public and passers-by.

6. Serve Snacks

It is crucial to extend warm hospitality to the visitors to make them feel at home during the open house. So depending on your budget, serve some refreshments and snacks. Set the dining table with the snacks and encourage the visitors to enjoy them. This would leave them in a good mood and create a feel-good vibe about the house.

7. Invite Neighbours

Next, do not forget to invite your neighbours to the house before opening it to the public. Call them for a private lunch or a party. Apart from strengthening the bond with them, this move will develop curiosity among the other neighbours and might result in increased number of visitors during the open house.

All the steps above will result in a successful open house and give a glimpse of the house to the visitors. It will also pique the interests of many others in the house. Consequently, the closing rate of the property can be increased.

The above article is contributed by real estate practitioner Raphael Wong.
*Raphael is a Real Estate Coach, Trainer & Entrepreneur. He is recognized as the authority on how to make big money through real estate agent business. In less than 3 years, he has built a 7 figure business through his business. Over the years, Raphael has refined his 7 step system that has influenced well over thousands real estate professionals to increase their wealth. His system has been regarded as the most strategic and innovative approach to growing a real estate empire.
Case studies, Family, Houses, how to, Infographics, Marketing, Real estate, References

Factors that may affect the sale of your house

1 Undesirable surroundings

Property prices will be considerably lower if the house is located in a seedy neighbourhood with a bad reputation. Worse still if the house has weeds growing all over the lawn, rubbish is left uncollected, and the area has bad security ratings.

2 Lower prices of nearby houses

While sellers are free to set any asking price they want, property agents and valuers will often base the value of a house on the surrounding property prices. Buyers will do the same. If neighbouring houses fetch a lower price on average, the estimated worth of your house in the market will be affected.

3 Losing out from bad location

Connectivity, traffic, infrastructure and facilities in the area are important keys to unlocking the potential of your house as a potential good buy. For example, a house that is located too close to noise sources or far from a good educational institution will look less appealing to buyers.

4 Optimise the living spaces

While local buyers are slowly coming to terms with smaller living areas, space optimisation is still a big consideration. Bad space arrangement will turn away buyers while limited lighting will always be a minus.

 5 Bad structural integrity

If there’s a problem with the foundation of your house, having the best marble or stainless steel will not help you. Cautious buyers are weary of houses that need structural fixing because the cost is hard to measure.


The article was first published in Chinese in Property Trends e-mag.

Case studies, Houses, how to, Real estate, References

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