Miichael Yeoh

Author: miichaelyeoh

  • Inheritance Law and Joint Ownership Explained

    Inheritance Law and Joint Ownership Explained

    Written by Jocelline Chee from Rightwill | Edited by Miichael Yeoh

    When it comes to inheritance, things can get complicated—and emotional—especially when property is involved. In Malaysia, many people assume that putting property under joint names (like with a spouse or child) will make things smoother when someone passes away. Unfortunately, it’s not always that simple.

    If you’re planning to leave a property behind for your loved ones, it’s important to understand how inheritance laws work in Malaysia and the potential problems that can pop up with joint ownership.

    🏛️ How Inheritance Works in Malaysia

    Inheritance laws in Malaysia depend on your religion:

    • For Muslims, faraid (Islamic inheritance law) applies. It has fixed rules on how the estate is divided among family members.
    • For non-Muslims, the Distribution Act 1958 (amended in 1997) applies. This Act lays out who gets what—based on whether the deceased leaves behind a spouse, children, or parents.

    If someone dies without a will, the law decides how the assets are shared. That’s why it’s so important to have a valid will—it ensures your wishes are followed.

    Example under the Distribution Act:

    If the deceased leaves behind…Parent(s) getSpouse getsChildren get
    Parents, spouse & children1/41/41/2

    🏠 Joint Name Properties – Not As Simple As You Think

    Many Malaysians put properties under joint names thinking it will automatically go to the other person when they pass away. But that’s not always true.

    There are two main types of joint ownership in property law:

    1. Joint Tenancy
      • Comes with the right of survivorship.
      • If one owner dies, the property automatically goes to the surviving owner.
      • This is common among married couples.
    2. Tenancy in Common
      • Each person owns a specific share.
      • When one dies, their share becomes part of their estate and is distributed according to their will or the law.
      • This is more common in Malaysia, even when it’s between family members.

    Here’s the catch: Most joint name properties in Malaysia are actually treated as tenancy in common, unless stated otherwise. That means—even if your name is on the title—the other person’s share doesn’t automatically go to you. It becomes part of their estate and is shared out according to their will or inheritance laws.

    ⚠️ Common Pitfalls to Watch Out For

    1. Unclear Ownership Type
      If it’s not clearly stated whether it’s joint tenancy or tenancy in common, it can lead to confusion—and disputes.
    2. Unequal Contributions
      One person may have paid more, but the property is split 50-50 on paper. This often leads to disagreements among family members.
    3. Family Conflicts
      Things can get messy with children from previous marriages, siblings, or estranged family members. Without clear planning, emotions can take over.
    4. Outdated or No Will
      A will that hasn’t been updated—or worse, no will at all—can cause contradictions and legal battles during probate.

    ✅ What You Should Do

    To protect your assets and your loved ones from future disputes:

    • ✅ Talk to a professional estate planner or lawyer
    • ✅ Make sure your will is valid, updated, and matches your current ownership structure
    • ✅ Clearly state the type of joint ownership on your property documents
    • ✅ Keep your family informed, so there are no surprises later

    Joint ownership may seem like the easy way, but without proper planning, it can create unnecessary complications. A little preparation now can give your family peace of mind in the future.

  • Why Every Condo Owner Must Pay Maintenance Fees

    Why Every Condo Owner Must Pay Maintenance Fees

    By Ken Teo | Edited by Miichael Yeoh

    Let’s Start with This: You’re Not Just Buying a Unit — You’re Buying Into a Community

    When you own a condo, apartment, or any kind of strata property, you’re not just buying four walls. You’re also sharing ownership of everything outside your unit — the lifts, the corridors, the lobby, the pool, the roof, the water tank, the whole building.

    That’s why every owner needs to pay maintenance fees and contribute to the sinking fund. It’s not a donation. It’s not optional. It’s your duty as a co-owner.

    Let’s break it down in plain language…

    1. These Are Not “Extra Charges” — They’re Your Legal Responsibility

    Under Malaysia’s Strata Management Act 2013 (Act 757):

    • Section 25(1) (for Joint Management Body or JMB), and
    • Section 50(1) (for Management Corporation or MC),

    …it clearly says: every unit owner must pay maintenance charges and sinking fund contributions.

    These are not surprise charges or “admin fees.” They’re meant to cover your share of keeping the building clean, safe, and in working condition. It’s the same as chipping in for house bills when you live with housemates — it’s only fair.

    2. “If Others Don’t Pay, Why Should I?”

    This is a common complaint — and hey, we get it. Why should you be the good guy when others are skipping out?

    But think about this:

    • If no one pays, who’s going to fix the lift?
    • Who’s going to pay the cleaners or security guards?
    • How will the broken tiles or leaking roof ever get fixed?

    When people stop paying, the whole building suffers. And soon, even those who were paying start asking: “Why should I continue?” — and that’s when things spiral downhill.

    You don’t just live in your unit. You share ownership of the entire building. So if everyone pays their part, everyone enjoys a better home.

    3. What Happens If You Don’t Pay?

    The law doesn’t just suggest — it enforces. If you don’t pay, the JMB or MC has the right to take action under Section 60(3) of the Strata Management Act.

    Here’s what they can legally do:

    • Send you demand letters
    • File a claim with the Strata Tribunal or even in court
    • Charge up to 10% interest per year on overdue amounts
    • Block your access to facilities (like pool, gym, function room), with proper notice

    So it’s not just about being fair to others — not paying could cost you more later, both in fees and reputation. And your outstanding dues? They’ll follow your unit, even if you try to sell.

    4. Think of It as an Investment — Not a Burden

    No one enjoys paying bills, we know that. But your maintenance charges are not “just another bill.” They’re an investment in your own home.

    The money goes into:

    • Repairs and upkeep
    • Security and cleanliness
    • Ensuring your home is safe and comfortable
    • Keeping your property value high

    Ever seen a badly maintained condo? Low resale value, fewer buyers, and complaints all around. Compare that to a well-managed building — units there sell faster and at better prices.

    5. You Have the Right to Know Where the Money Goes

    Worried that your money is being misused? The good news is: you have rights.

    By law, the JMB or MC must:

    • Hold Annual General Meetings (AGM)
    • Present audited accounts and budgets
    • Use the sinking fund for long-term repairs like repainting, roofing, waterproofing, and lift upgrades

    As an owner, you can (and should):

    • Ask for financial reports
    • Question how funds are being spent
    • Vote during AGMs

    This is your money. And you deserve to know how it’s used.

    In Summary: Don’t Just Own a Unit — Own the Responsibility

    Paying your maintenance fees and sinking fund isn’t just about following the law. It’s about doing your part.

    You’re not a tenant anymore. You’re an owner. You have a stake in the building — and your actions affect everyone else too.

    So instead of thinking “Why me?” — let’s think “Why not us?”

    Let’s build communities, not just condominiums.
    Let’s protect our investments, not neglect them.
    Let’s be the kind of owners who care.

    Because a well-maintained building isn’t just a nicer place to live — it’s something you can be proud to call home.

  • Malaysia’s Economic Growth and Direct Aid: PM Anwar’s Latest Announcements

    Malaysia’s Economic Growth and Direct Aid: PM Anwar’s Latest Announcements

    Date: July 23, 2025

    By Miichael Yeoh

    Prime Minister Dato’ Seri Anwar Ibrahim delivered a heartfelt address on July 23, 2025, highlighting the nation’s recent economic achievements under the Ekonomi MADANI framework, and more importantly, unveiling new measures aimed at improving the lives of ordinary Malaysians.

    🌍 Key Economic Achievements

    1. Steady GDP Growth:
      • Q1 2025 GDP grew by 4.4%, with Q2 expected to reach 4.5%.
      • Malaysia ranked 23rd globally in the World Competitiveness Index (up 11 spots).
    2. Historic Investments:
      • RM384 billion in approved investments in 2024 – the highest ever.
    3. Stronger Ringgit:
      • The Ringgit has appreciated over 5% against the USD (now at RM4.23), ranking it among Asia’s top five performing currencies.

    💼 Positive Impact on Malaysians

    1. Improved Job Market & Wages

    • Unemployment dropped to 3.0% (lowest in over a decade).
    • RM1,700 minimum wage introduced in Feb 2025.
    • Over 250,000 jobs created between 2023–2024.
    • 153,000 GLC/GLIC employees now earn a living wage of RM3,100/month.

    2. Healthcare & Poverty Eradication

    • More than 4,000 new medical positions to be filled.
    • Nearly 150,000 hardcore poor households lifted out of poverty since 2023.
    • Launch of Sejahtera MADANI, a joint initiative with the corporate sector to continue this effort.

    3. Direct Aid & Support for Cost of Living

    • STR & SARA cash assistance increased to RM13 billion.
    • Additional RM2.9 billion in welfare aid for senior citizens and children in poor families.
    • Paddy farmers and rubber tappers benefit from price floor hikes and higher subsidies.

    🛍️ NEW Immediate Measures for the People

    ✅ 1. RM100 Cash via MyKad for All Adults

    • Effective Aug 31 – Dec 31, 2025, every Malaysian aged 18+ will receive RM100.
    • Usable at over 4,100 stores including Mydin, Lotus, Econsave, and 99Speedmart.
    • Estimated 22 million Malaysians to benefit.
    • Total allocation: RM2 billion (STR & SARA now RM15 billion combined).
    • Households with multiple adults will receive multiple payouts (e.g., 4 adults = RM400 total).

    ✅ 2. Extra Public Holiday

    • Monday, Sept 15, 2025, declared a public holiday to celebrate Malaysia Day and promote family bonding and domestic tourism.

    ✅ 3. Expansion of Jualan Rahmah MADANI

    • Allocation doubled from RM300M to RM600M.
    • More locations and product options across all 600 state constituencies.

    ✅ 4. No Toll Hike for 2025

    • 10 expressways due for toll hikes will remain unchanged.
    • The government will absorb RM500M in compensation to operators.

    ✅ 5. Petrol Subsidy Revamp

    • RON95 petrol price to drop to RM1.99/litre.
    • Subsidy targeting to prevent abuse by foreigners and wealthy individuals.
    • Those who qualify (ordinary Malaysians) will continue to enjoy subsidies, while others will pay market rates.
    • Reflects similar approach to electricity subsidy restructuring, where 85% of users saw lower bills.

    📚 What It Means for Malaysians

    These initiatives signify a direct redistribution of national economic gains back to the people. The government’s approach combines responsible fiscal management, targeted assistance, and long-term poverty alleviation, while avoiding blanket subsidies that benefit the wealthy or foreigners.

    The additional cash support, subsidized essentials, education aid, and income initiatives aim to tackle both immediate cost of living concerns and long-term structural challenges—especially for vulnerable groups.

    🧭 Looking Ahead

    Prime Minister Anwar reaffirmed that the focus remains on rakyat-centric policies, promising further efforts in the upcoming MADANI Budget 2026 to sustainably address the cost of living and economic equality.

    🇲🇾 Bottom Line

    The speech underscores a Malaysia that’s not only recovering economically but also intentionally channelling its growth into meaningful, targeted support for all citizens—especially the B40 and M40 groups. The result is a more inclusive, resilient, and fairer society moving forward.

  • Should You Buy Property in Malaysia Now? Insights 2025

    Should You Buy Property in Malaysia Now? Insights 2025

    Published: July 17, 2025
    By: Miichael Yeoh

    After a strong run in 2023 and 2024, Malaysia’s residential property market is finally taking a breather. While some see this as a red flag, the data paints a more balanced picture—one of resilience and recalibration, not recession.

    So, what exactly is happening in 2025? And should you be worried or ready to buy?

    Let’s break it down.

    📉 Q1 2025: Slower But Still Solid

    Malaysia’s residential property transactions dropped 6.2% in Q1 2025 compared to Q4 2024. That’s the first notable slowdown after nearly two years of consistent growth.

    But here’s the catch: activity levels are still higher than in 2022, which means we’re not seeing a crash—just a cooling-off.

    “The slowdown is expected. It’s the market stabilizing after a hot streak,” said a property analyst from KL.

    📈 Prices Are Still Moving Up

    The national average house price reached RM483,879 in Q1, reflecting a +1.4% year-on-year increase. Areas like Klang Valley, Penang Island, and Johor Bahru continue to dominate in both value and volume.

    Here’s a quick snapshot:

    AreaAvg. Price (Q1 2025)YoY Price Growth
    Klang ValleyRM 550,000+2.1%
    Penang IslandRM 620,000+1.8%
    Johor BahruRM 460,000+1.2%

    🏗️ Developers Stay Selective with New Launches

    With rising construction costs and cautious sentiment, developers are choosing quality over quantity. Most new launches are in well-connected, lifestyle-oriented locations—think smart townships, mixed developments, and green-certified homes.

    Hot-selling projects like Elmina Ridge 2 and Avalon Cybersouth saw near 90% take-up rates, showing buyers are still ready to act—when the product is right.

    🔍 What’s Supporting the Market?

    Despite the slowdown in transactions, several key factors are helping the market stay afloat:

    • Stable interest rates (BNM kept the OPR steady).
    • Low unemployment rate (around 3.3%).
    • Young home-buying population (millennials & Gen Z entering the market).
    • MM2H visa tweaks requiring foreigners to purchase property.

    These are long-term positives that signal stability in the residential segment.

    ⚠️ What Buyers & Investors Should Watch

    While the fundamentals are strong, here are a few caution signs to keep in mind:

    1. Affordability gaps in cities like KL and Penang may limit demand in certain price segments.
    2. Oversupply risks in high-rise areas still exist, especially where demand isn’t organic.
    3. Policy changes—any adjustments to RPGT, stamp duties, or loan rules could shift the playing field fast.

    💡 Final Thoughts

    If you’re a buyer or investor waiting for a market crash—you might be waiting for a while. What we’re seeing now is not the end of growth, but a healthier, more stable market emerging after years of turbulence.

    This could actually be the perfect window to enter—especially if you’re eyeing the right locations, products, and long-term value.

    🗣 “The best time to buy property is when others hesitate—because real opportunity hides in uncertainty.”

    Need help identifying the right property in 2025?
    Join the Property EDU Club — get expert guidance, real-life case studies, and insider access to property deals most investors never see.

    👉 Click here to learn more and join now

  • 📰 BNM Cuts OPR to 2.75%: What It Means for You and Your Loans

    📰 BNM Cuts OPR to 2.75%: What It Means for You and Your Loans

    Kuala Lumpur, 10 July 2025 — Bank Negara Malaysia (BNM) has announced a reduction in the Overnight Policy Rate (OPR) by 25 basis points, bringing it down from 3.00% to 2.75%. This move comes amid ongoing efforts to support economic growth and ease financial conditions for households and businesses.

    But what does this really mean for everyday Malaysians? And how does it affect your home loan or car loan?

    Let’s break it down.

    🔎 What Is the OPR?

    The OPR is the interest rate at which banks lend money to one another overnight. When BNM adjusts the OPR, it influences Base Lending Rate (BLR) ,Base Rate (BR) and Standardise Base Rate (SBR) used by banks to determine the interest on loans and savings.

    A lower OPR typically leads to:

    ✅ Lower loan interest rates
    ✅ Cheaper monthly repayments
    ✅ Easier access to credit

    🏠 Before & After: Sample Loan Calculation

    Let’s compare how the OPR cut affects a typical housing loan of RM500,000 over 30 years.

    Assume a floating interest rate of:

    • Before: 4.00% (based on 3.00% OPR)
    • After: 3.75% (after 2.75% OPR cut)

    🔹 Before OPR Cut (4.00%)

    • Loan amount: RM500,000
    • Tenure: 30 years
    • Interest rate: 4.00%
    • Monthly instalment: RM2,387.08
    • Total interest over 30 years: RM358,347

    🔻 After OPR Cut (3.75%)

    • Loan amount: RM500,000
    • Tenure: 30 years
    • Interest rate: 3.75%
    • Monthly instalment: RM2,316.84
    • Total interest over 30 years: RM333,462

    💡 You Save:

    • Monthly: RM70.24
    • Over 30 Years: RM24,885 in interest!

    📌 Summary:

    📉 Impact Beyond Housing Loans

    The OPR cut doesn’t just affect home loans. It also impacts:

    • Car Loans – Lower monthly repayments
    • Personal Loans – Cheaper borrowing
    • Business Loans – Reduced financing costs

    However, fixed-rate loans (such as some hire purchase loans) are generally not affected by OPR changes.

    🏦 Why Did BNM Cut the OPR?

    BNM’s Monetary Policy Committee cited the need to:

    • Support domestic economic activity
    • Manage downside risks from global uncertainties
    • Encourage spending and investment

    With inflation under control and growth momentum slowing, the rate cut is intended to provide a cushion and maintain financial stability.

    📊 Conclusion: A Relief for Borrowers

    If you’re repaying a floating-rate loan, this OPR cut could offer welcome breathing space in your monthly budget. For potential homebuyers, it’s a good time to recalculate affordability and consider locking in better financing packages.

    🔍 Tip: Contact your bank to check how the OPR cut affects your current loan rate. You may also explore refinancing options for better savings.

    From The Desk of

    Miichael Yeoh

  • SST Increase from 6% to 8%: How It Will Impact Malaysia’s Property Industry

    SST Increase from 6% to 8%: How It Will Impact Malaysia’s Property Industry

    Introduction

    Starting July 1, 2025, the Malaysian government officially raised the Sales and Services Tax (SST) from 6% to 8%, aiming to increase national revenue and reduce fiscal deficits. While basic necessities and certain essential services remain exempt, many sectors — including construction, legal, professional, and property-related services — are now affected. This tax adjustment is expected to have ripple effects across various industries, especially the property market, which is already facing affordability challenges.

    This article examines how the SST hike impacts the property industry, giving practical examples and offering insights into how buyers, developers, and investors might respond.

    1. Scope of SST Increase in the Property Sector

    The SST increase does not apply directly to the sale of residential properties, which are exempt from SST. However, indirect costs will go up due to increased service charges in the construction, legal, and property management sectors. These cost increments will eventually be transferred to end buyers and tenants, especially in commercial and high-rise residential developments.

    2. Areas Affected in Property Development

    Here’s a breakdown of how the 2% SST increase affects the property ecosystem:

    Service TypeBaseOld SST (6%)New SST (8%)
    Architect/Engineer FeesRM100,000RM106,000RM108,000
    Legal/Stamping ServicesRM20,000RM21,200RM21,600
    Renovation/Interior Fit-OutRM150,000RM159,000RM162,000
    Property Management ServicesRM50,000RM53,000RM54,000
    Advertising & MarketingRM30,000RM31,800RM32,400

    Example:
    A developer constructing a new serviced apartment project incurs around RM5 million in professional and management fees. Under the previous 6% SST, the tax was RM300,000. Now, it’s RM400,000 — a 33% increase in SST cost, which could result in higher launch prices to maintain developer margins.

    3. Impact on Property Developers

    • Higher Development Cost: Most developers will face a 5–8% increase in overall project costs when combined with inflation and compliance costs.
    • Price Adjustment Pressure: Developers may either absorb the cost (lowering margins) or pass it to consumers — likely raising launch prices, especially in urban areas.
    • Delay in New Launches: Some developers may delay project launches until market conditions stabilize.

    4. Impact on Homebuyers

    Although SST is not directly charged on residential property purchases, buyers may feel the pinch in several ways:

    • Higher Property Prices: Due to rising development and marketing costs.
    • Increased Renovation Expenses: Renovation and interior design are service-based industries and are now charged 8% SST.
    • Increased Maintenance Fees: Management services in condos or commercial buildings may increase, translating to higher monthly maintenance charges for owners and tenants.

    5. Impact on Real Estate Investors

    Investors will also be affected indirectly:

    • Lower Rental Yield: If property prices go up but rental rates remain stagnant, net returns will shrink.
    • Higher Operational Costs: Especially for those managing short-term rentals or Airbnb units (cleaning, advertising, renovation services all now taxed at 8%).
    • Buyer Caution: Investors may delay purchases or switch to lower-risk assets like REITs or landed residential properties outside city centers.

    6. Outlook and Strategies

    Despite the challenges, the SST increase may drive some positive changes:

    • Developers may adopt cost-efficiency technologies to maintain affordability.
    • Buyers may turn to subsale markets, which are less affected by SST-related costs.
    • Investors may focus on cash-flow-positive properties, especially those with low operating costs.

    Conclusion

    The SST increase from 6% to 8% might seem modest on paper, but its cascading effect across the property value chain is real. While residential property sales remain tax-exempt, associated services — from construction to maintenance — will become costlier. As developers adjust pricing and investors reassess risk, Malaysia’s property market may experience a short-term slowdown but could stabilize as the market adapts.

    Final Thought
    For both buyers and investors, 2024–2025 will require careful financial planning and a close eye on property pricing trends. Understanding the real costs behind the price tag is more important than ever.

    From The Desk of Miichael Yeoh

  • Exemption and Timeline Changes for E-Invoicing in Malaysia

    Exemption and Timeline Changes for E-Invoicing in Malaysia

    Subscribe to continue reading

    Subscribe to get access to the rest of this post and other subscriber-only content.

  • Revisiting Malaysia’s Home Ownership Campaign: Mid-2025 Update

    Revisiting Malaysia’s Home Ownership Campaign: Mid-2025 Update

    As we come toward the mid of 2025, it’s timely to take a fresh look at the national Home Ownership Campaign (HOC) and related government initiatives aimed at making property ownership more accessible—especially for first-time buyers and middle-income earners.

    Launched originally as a short-term measure, the Home Ownership Campaign 2.0 has been extended until December 31, 2025, in recognition of ongoing housing affordability challenges faced by Malaysians. Alongside this, the Budget 2025 unveiled a series of new incentives designed to further ease the journey to homeownership.

    💡 What’s New in Mid-2025?

    1. Stamp Duty Exemption for First-Time Buyers

    One of the most attractive features of the HOC 2.0 is the 100% stamp duty exemption on properties priced at RM500,000 and below, specifically for first-time homeowners. This incentive significantly reduces the upfront cost of purchasing a home and encourages more young Malaysians to step into the property market.

    2. Housing Credit Guarantee Scheme (SJKP)

    To support those without fixed income documentation—such as gig workers, freelancers, or small business owners—the government continues to offer loan guarantees through SJKP. This allows banks to approve housing loans of up to RM500,000 even for applicants with non-traditional income streams.

    3. Step-Up Financing Scheme

    Also introduced under Budget 2025 is a new Step-Up Financing Scheme, which eases the repayment burden in the early years of a home loan. With government backing of RM5 billion, this scheme helps first-time buyers manage their finances while adjusting to homeownership.

    🧾 Tax Relief for First-Time Buyers

    From January 1, 2025, to December 31, 2027, buyers who sign a Sale and Purchase Agreement (SPA) can claim the following tax reliefs:

    • 🏠 Up to RM7,000/year for properties priced RM500,000 and below
    • 🏠 Up to RM5,000/year for properties priced between RM500,001 and RM750,000

    These tax incentives are designed to provide further savings for eligible homeowners over a 3-year period.

    🏗️ Affordable Housing Developments

    Budget 2025 also channels RM900 million toward affordable housing projects under the People’s Residency Program (PRR) and Rumah Mesra Rakyat (RMR). These programs aim to bridge the housing gap, particularly for B40 and M40 income groups, with strategic developments nationwide.

    In addition, special financial aid—up to RM90,000—is available for those building homes under schemes such as PPRT, including communities in Chinese new villages and fishing settlements.

    🔄 Rent-to-Own Scheme

    For those not ready to buy immediately, the Rent-to-Own (RTO) scheme allows applicants to rent a property for five years with the option to purchase it later. This offers a transitional pathway to homeownership while giving individuals time to strengthen their financial footing.

    ✅ Who’s Eligible?

    To enjoy the full benefits of these initiatives, applicants must typically meet the following conditions:

    • Must be Malaysian citizens aged 18 and above
    • Must be first-time homebuyers
    • Must purchase residential property priced within program thresholds
    • Some schemes may include income eligibility limits

    📊 Summary of Home Ownership Incentives (2025)

    IncentiveDetailsEligibility
    Stamp Duty Exemption100% exemption for properties ≤ RM500,000First-time buyers only
    Tax ReliefRM7,000/year (≤ RM500,000); RM5,000/year (RM500k–RM750k) for 3 yearsSPA signed between 2025–2027
    Housing Credit Guarantee (SJKP)Loan guarantee for properties ≤ RM500,000Buyers with irregular income
    Step-Up Financing SchemeReduced repayments for first 5 yearsFirst-time buyers
    Affordable Housing (PRR/RMR)RM900M allocated for low-income housing projectsB40 & M40 income groups
    Rent-to-Own (RTO) Scheme5-year rental with option to buyMiddle-income buyers

    📈 Potential Savings for a First-Time Homebuyer (Example Scenario)

    ComponentProperty Price: RM480,000Savings
    Stamp Duty (100% Exemption)Normally ~RM9,600RM9,600
    Tax Relief (RM7k/year x3)For 3 yearsRM21,000
    Lower Initial Loan Repaymentvia Step-Up Financing~RM15,000 over 5 years (est.)
    Total Potential Savings~RM45,600

    Note: Values are estimates and may vary by loan package and location.

    🏡 Final Thoughts

    Midway through 2025, Malaysia’s homeownership landscape remains favorable for aspiring buyers, thanks to proactive government support and long-term housing policies. Whether you’re looking to buy your first home, secure financing with flexible terms, or benefit from tax relief, now is an excellent time to take action.

    If you’re considering a property purchase this year, consult with certified property consultants or financial planners to understand how these incentives apply to your personal situation. With the right guidance, 2025 could be the year you unlock the door to your own home.

    From the Desk of

    Miichael Yeoh

  • Discover Malaysia’s RM13.3 Billion in Unclaimed Money

    Discover Malaysia’s RM13.3 Billion in Unclaimed Money

    As of April 2025, the Accountant General’s Department of Malaysia (JANM) has recorded a staggering RM13.3 billion in Unclaimed Money (Wang Tak Dituntut – WTD). However, despite decades of awareness campaigns, only about RM4 billion has been successfully claimed since the initiative began in 1977.

    According to Accountant General Nor Yati Ahmad, many Malaysians are still unaware that they might be entitled to unclaimed funds — or have never checked.

    To improve public awareness, JANM is actively reaching out through community programs and mobile campaigns, especially in rural areas. But the process remains simple for anyone, anywhere, with internet access.

    💡 What Is Unclaimed Money (WTD)?

    Unclaimed Money refers to funds that legally belong to an individual but remain unpaid for over one year. These include:

    • Dormant bank account balances
    • Unclaimed insurance benefits
    • Refunds or overpayments
    • Dividends from investments
    • Uncollected salaries or bonuses

    ✅ How to Check If You Have Unclaimed Money

    Option 1: Online via eGUMIS

    1. Visit https://egumis.anm.gov.my
    2. Register with your NRIC, email, and a password
    3. Log in and enter your IC number to search
    4. If money is found under your name:
      • Upload necessary documents
      • Submit your claim and wait for verification

    Option 2: Visit a JANM Office

    1. Bring required documents (see below)
    2. Complete the WTD Claim Form
    3. Submit in person at any JANM branch

    📄 Documents Required for Claims

    For Personal Claims:

    • Copy of NRIC (front & back)
    • Bank account details (if requesting transfer)
    • Completed claim form (manual method)

    For Claims on Behalf of a Deceased Family Member:

    • Death certificate
    • Proof of relationship (e.g., birth/marriage certificate)
    • Letter of Administration or Grant of Probate
    • Copy of claimant’s NRIC

    Important:
    ✔️ Claims are free of charge
    ✔️ There is no time limit to submit your claim

    📢 Don’t Let Your Money Go Unclaimed

    If you’ve ever opened a bank account, had an insurance policy, received dividends, or worked in Malaysia, there’s a chance you may have unclaimed money waiting. Take just 5 minutes to check — and share this with your family and friends. It could make a real difference!

    From the desk of

    Miichael Yeoh

    Am I buying the right property?

    The content discusses factors influencing rental income from Penang properties, emphasizing the importance of understanding market data, location, and demand. It also announces a discussion event for investors.

    miichaelyeoh's avatar by miichaelyeoh
  • Malaysia Property Market Sees 8.9% Decline in 1Q2025

    Malaysia Property Market Sees 8.9% Decline in 1Q2025

    Malaysia’s property market experienced a decline in transaction value in the first quarter of 2025 (1Q2025), with a drop of 8.9% to RM51.42 billion, compared to RM56.47 billion in the same period last year, according to the latest report from the National Property Information Centre (Napic).

    Transaction volume also decreased by 6.2% year-on-year, recording 97,772 transactions in 1Q2025, down from 104,194 transactions in 1Q2024, Napic stated in its Friday report.

    Despite the downturn, Valuation and Property Services Department director general Abdul Razak Yusak noted that the property market is expected to remain resilient, buoyed by growth in the construction sector and a rise in newly launched residential units.

    “Industry players and property developers should stay vigilant given the current market dynamics, global economic uncertainties, and evolving external factors,” he said.

    Residential Overhang and New Launches

    Napic reported a significant increase in new residential launches, with 12,498 units introduced in 1Q2025, more than double the 5,585 units launched in 1Q2024. However, the sales performance remained moderate, with a sales rate of 10.8%.

    The residential overhang rose slightly by 1.6% to 23,515 units valued at RM15 billion, a 7.7% increase in value compared to the same quarter last year. Nevertheless, on a quarterly basis, the overhang showed improvement, with volume and value declining by 2.9% and 9.0%, respectively.

    The serviced apartment sector recorded a 6.7% year-on-year reduction in overhang volume, totaling 18,246 units, while the value declined by 6.9% to RM14.61 billion. Abdul Razak noted that Johor Bahru’s serviced apartment market showed signs of recovery, with overhang units reducing by 5.6% in 1Q2025 compared to 4Q2024.

    Shopping complexes also saw a slight improvement in occupancy rates, rising to 79.0% from 78.8% in the previous quarter.

    Meanwhile, the Malaysian House Price Index (MHPI) for 1Q2025 stood at 225.3 points, with the average house price recorded at RM486,070, reflecting a modest annual growth rate of 0.9%.

    Impact on Property Market

    The decline in transaction value and volume in 1Q2025 may signal a period of caution for property investors. With a higher number of unsold units, developers might consider offering more incentives or adjusting pricing strategies to attract buyers. On the other hand, the rise in new launches indicates continued confidence in the market’s long-term potential. Investors are advised to monitor upcoming economic policies and market trends closely, as these factors could significantly influence buyer sentiment and market dynamics in the coming quarters.

    from the desk of

    Miichael Yeoh

    Latest Articles

  • Bank Negara Reduces SRR from 2% to 1%: What Does It Mean and How Will It Affect Us?

    Bank Negara Reduces SRR from 2% to 1%: What Does It Mean and How Will It Affect Us?

    Bank Negara Malaysia (BNM) has recently announced a reduction in the Statutory Reserve Requirement (SRR) ratio from 2% to 1%. This move is part of a broader strategy to ensure sufficient liquidity in the financial system, supporting economic growth amidst current economic challenges. But what exactly does this mean, and how will it impact individuals and businesses? Let’s break it down.

    Understanding SRR

    The Statutory Reserve Requirement (SRR) is the percentage of a bank’s total deposits that must be kept as reserves with Bank Negara Malaysia. Essentially, it is a tool used by the central bank to control the money supply in the economy. When the SRR is lowered, banks are required to hold less money in reserve, thereby freeing up more funds that can be lent out to businesses and individuals.

    Why Did BNM Reduce the SRR?

    The reduction in the SRR by 1% is expected to release approximately RM19 billion into the banking system, effective from 17 May 2025. This significant injection of liquidity aims to provide banks with more funds for lending and to stimulate economic activities during this period of economic uncertainty.

    The reduction in the SRR from 2% to 1% is aimed at increasing liquidity in the banking system. By allowing banks to keep less money in reserve, more funds become available for lending purposes. This is particularly crucial during periods of economic uncertainty when businesses and individuals may require more financial support. It also helps to reduce the cost of funds for banks, potentially leading to lower interest rates.

    How Does This Impact Us?

    1. More Accessible Loans: With more liquidity in the banking system, banks are more likely to offer loans to businesses and individuals. This can facilitate personal loans, home loans, and business financing, making it easier for borrowers to access funds.
    2. Lower Interest Rates: When banks have more funds to lend, competition among banks may increase, potentially leading to a reduction in lending rates. This is beneficial for borrowers seeking to refinance existing loans or take new loans.
    3. Impact on Savings and Fixed Deposits: On the flip side, while borrowers may benefit from lower interest rates, depositors may see a decrease in interest rates on their savings accounts and fixed deposits as banks adjust their rates to manage the increased liquidity.
    4. Business Expansion and Investment: With more funds available for lending, businesses may find it easier to obtain financing for expansion, investments, or operational costs. This can stimulate economic activity and potentially lead to job creation.

    Potential Risks and Considerations

    While the reduction in SRR can stimulate lending and economic growth, it is essential to consider potential risks. Increased lending could lead to higher household debt if borrowers overextend themselves. Additionally, excessive liquidity could contribute to asset bubbles if funds are channeled into speculative investments.

    Conclusion

    The reduction in SRR from 2% to 1% by Bank Negara Malaysia is a strategic move to increase liquidity and stimulate economic activity. While this creates more lending opportunities and potentially lower interest rates, it is crucial for borrowers to exercise caution and assess their financial capacity before taking on additional debt. Similarly, depositors should monitor interest rate trends to make informed decisions regarding their savings and investments.

    From The Desk of

    Miichael Yeoh

  • EPF Malaysia : Everything You Need to Know

    EPF Malaysia : Everything You Need to Know

    The Employees Provident Fund (EPF), or Kumpulan Wang Simpanan Pekerja (KWSP), plays a crucial role in retirement planning for millions of Malaysians. Whether you’re just starting your career or planning to retire soon, understanding how EPF works is essential to building a secure financial future.

    This updated 2025 guide covers everything you need to know about EPF — from contributions and dividends to withdrawals and the latest changes.

    🔎 What is EPF?

    EPF is a government-managed retirement savings scheme designed to help Malaysian workers in the private and non-pensionable public sectors save consistently during their working years.

    Think of it as a mandatory savings plan, where both the employer and employee contribute a fixed percentage of the employee’s monthly salary. These contributions are then invested in a diversified portfolio — including property, equities, and bonds — to generate long-term returns.

    Members can withdraw their savings upon retirement or under special conditions such as:

    • Buying a home
    • Paying for education
    • Medical emergencies
    • Leaving Malaysia permanently
    • Disability or death

    👥 Who Needs to Contribute to EPF?

    EPF contributions are mandatory for:

    • Private sector employees
    • Non-pensionable government employees
    • Domestic workers (if both parties agree)

    Foreign workers and expatriates can opt out, unless otherwise required by their contract. Meanwhile, self-employed individuals and freelancers can contribute voluntarily to build their own retirement savings.

    💰 2025 EPF Contribution Rates

    Here are the official EPF contribution rates for 2025:

    For Malaysian Employees

    Age GroupEmployerEmployee
    Below 60 (Salary ≤ RM5,000)13%11%
    Below 60 (Salary > RM5,000)12%11%
    60 and above4%0% (optional)

    ➡️ Employees may voluntarily increase their personal contributions above 11%.

    For Foreign Workers (Starting Q4 2025)

    EmployerEmployee
    2%2%

    This new mandate is part of the Employees Provident Fund (Amendment) Bill 2025.

    📈 How EPF Dividends Work

    EPF savings grow over time through annual dividends, typically announced in the first quarter each year. These dividends are based on returns from EPF’s investment activities.

    📊 Recent Dividend Rates:

    • 2023:
      • 5.25% (Conventional)
      • 4.75% (Shariah-compliant)
    • 2024 (Announced March 2025):
      • 6.30% for both Conventional and Shariah accounts

    Dividends are compounded, meaning you earn returns on your contributions and on past years’ dividends.

    🔧 2025 Updates You Should Know

    ✅ Voluntary Contribution Limit Increased

    The annual cap for voluntary contributors is now RM100,000 — great news for freelancers and business owners.

    ✅ i-Akaun App Revamp

    The all-new KWSP i-Akaun app offers powerful features, including:

    • Instant account activation
    • Voluntary contribution options
    • Nominee management
    • Downloadable account statements
    • Retirement calculator
    • i-Sayang (transfer savings to family)
    • Cancel pending withdrawals
    • Access to healthcare/takaful info
    • Tips and official updates from EPF

    🏦 EPF Withdrawal Options

    While EPF is designed for retirement, members may withdraw savings under specific conditions:

    ✅ Withdrawal Categories:

    • Age 50, 55, or 60 (partial/full)
    • Housing (purchase, loan repayments, or settlement)
    • Education (university or college fees for self or children)
    • Medical expenses (critical illness treatments)
    • Leaving Malaysia permanently
    • Death or total permanent disability

    Each type of withdrawal has its own set of requirements and documentation.

    📲 How to Manage Your EPF Account

    Managing your EPF account is simple and convenient with i-Akaun.

    Steps to Access:

    1. Register via the EPF website or self-service kiosk
    2. Download the i-Akaun app
    3. Log in using your IC number and set a password
    4. Activate via SMS or at any EPF branch

    What You Can Do with i-Akaun:

    • Check balances and contribution history
    • Apply for eligible withdrawals
    • Update personal information
    • Manage nominees
    • Access statements and tools

    EPF self-service kiosks are also available nationwide for walk-in services.

    ❌ Common Myths About EPF – Busted!

    🔸 “I can’t change my EPF nominee.”
    ✅ You can update it anytime via the app or at a branch.

    🔸 “EPF is only useful at retirement.”
    ✅ You can make partial withdrawals for housing, education, or health.

    🔸 “EPF dividends are fixed.”
    ✅ They fluctuate based on EPF’s investment performance.

    🔸 “I don’t need to check my EPF.”
    ✅ Mistakes, outdated information, or missing nominees can cause serious issues later.

    ❓ Frequently Asked Questions (FAQs)

    Q: Can I contribute more than 11%?
    Yes, you can increase your contribution or make additional voluntary payments.

    Q: What happens to my EPF when I die?
    It will go to your nominated beneficiary. If no nominee is listed, the funds will go through estate administration.

    Q: Can I switch to a Shariah-compliant EPF account?
    Yes, but only during specific switching windows announced by EPF.

    Q: Is my EPF money safe?
    Yes. EPF is backed by the Malaysian government and is one of the most secure long-term savings tools available.

    Why EPF Is Important

    ✅ Secure Retirement
    EPF ensures Malaysians have savings to support themselves after leaving the workforce, reducing reliance on family or government aid.

    ✅ Steady Growth Through Dividends
    Your money grows each year via compounding dividends, making it one of the most stable long-term savings tools.

    ✅ Government Protection
    EPF is backed by the Malaysian government, making it a low-risk savings platform.

    ✅ Financial Flexibility
    Members can access their savings before retirement for housing, education, or medical needs — giving them a financial buffer during key life events.

    ✅ Easy Account Management
    With tools like the upgraded i-Akaun app, managing, tracking, and planning for your future has never been easier.

    ✅ Final Thoughts

    EPF is not just a retirement fund — it’s a powerful financial safety net that helps Malaysians prepare for the future. By understanding your contributions, making informed withdrawal decisions, and using the i-Akaun app, you can take control of your financial destiny.

    Plan smart. Save smart. Retire strong.

    From the Desk of

    Miichael Yeoh

    What the New EPF Policy Changes Mean for Your Retirement — and Your Financial Freedom in 2026