Miichael Yeoh

Tag: miichael yeoh

  • 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

  • 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

  • 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

  • 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
  • Will US Tariffs Hit Malaysia’s Market? Here’s What Experts Say

    Will US Tariffs Hit Malaysia’s Market? Here’s What Experts Say

    Over the past few weeks, the global economic community has been buzzing with concern: Will the U.S. impose new tariffs on Malaysia? And if so, what does it mean for our local economy — especially the property market?

    In response to growing public interest, I hosted a last-minute live Zoom forum on this critical issue, joined by three seasoned experts:

    🔹 Miichael Yeoh – CEO of GM Training Academy
    🔹 Dr. Daniele Gambero – economist and CEO of REI Group
    🔹 WK Ng – former Dell director turned full-time property investor

    View the recorded video for more information:

  • Guide to Minimum Foreign Property Purchase Prices in Malaysia

    Guide to Minimum Foreign Property Purchase Prices in Malaysia

    In Malaysia, each state has its own regulations and conditions for foreign property purchases, including minimum purchase prices and additional requirements. Here’s a breakdown of the key differences across states:

    Minimum Property Purchase Prices for Foreigners (2024)

    Foreigners are generally required to buy properties above a certain price threshold, which varies by state:

    StateMinimum Price (MYR)Additional Conditions
    Kuala LumpurRM 1,000,000None for most properties; some high-end condos may have lower thresholds.
    SelangorRM 2,000,000Foreigners can only buy properties ≥RM 2M (since 2024).
    PenangRM 1,000,000 (Island)RM 800,000 for mainland (Seberang Perai). Some exceptions for high-end projects.
    JohorRM 1,000,000RM 2M for landed properties in certain zones (e.g., Iskandar Malaysia).
    MalaccaRM 1,000,000 (urban)RM 500,000 for rural areas (subject to state approval).
    SabahRM 1,000,000Additional approval from state authorities required.
    SarawakRM 1,000,000 (urban)Foreigners need special approval from state government; higher scrutiny.
    PerakRM 1,000,000RM 500,000 for some agricultural/industrial properties.
    PahangRM 1,000,000Lower thresholds (RM 500,000) for certain tourism projects.
    KedahRM 1,000,000RM 500,000 for industrial/commercial properties.
    KelantanRM 1,000,000Additional state consent required.
    TerengganuRM 1,000,000Some exceptions for tourism-related properties.
    Negeri SembilanRM 1,000,000RM 500,000 for commercial/industrial properties.
    PerlisRM 1,000,000Fewer foreign buyers; state approval needed.

    Key Conditions for Foreign Buyers

    1. State Consent Approval
      • Some states (e.g., Sarawak, Sabah, Kelantan, Johor) require additional state approval.
      • In Penang, foreigners must apply for state consent for properties below RM 3M.
    2. Restrictions on Landed Property
      • Foreigners are generally restricted from buying low-cost and Malay Reserve land.
      • In Johor, foreigners can only buy landed properties ≥RM 2M in certain zones.
    3. Additional Taxes & Fees
      • Real Property Gains Tax (RPGT): 30% if sold within 3 years (reduces over time).
      • Foreigner Acquisition Tax: Some states impose extra fees (e.g., Johor charges 2-4% for foreign purchases).
    4. Leasehold vs. Freehold
      • Most states allow foreigners to buy freehold properties, but leasehold purchases may require state approval.
    5. Special Exemptions
      • Malaysia My Second Home (MM2H) participants may enjoy relaxed rules in some states.
      • High-value investments (e.g., RM 5M+) may qualify for exemptions in certain states.

    Recent Changes (2024)

    • Selangor increased the minimum purchase price to RM 2M for foreigners.
    • Johor tightened rules on foreign ownership in Iskandar Malaysia.
    • Penang maintains stricter controls on high-density foreign purchases.

    Conclusion

    Foreign buyers should check with the state land office and consult a local lawyer before purchasing property in Malaysia, as rules can change. Popular investment destinations like Kuala Lumpur, Penang, and Johor have stricter conditions compared to smaller states.

    From the Desk of

    Miichael Yeoh

  • 109 Developers Blacklisted: Safeguards for Malaysian Homebuyers

    109 Developers Blacklisted: Safeguards for Malaysian Homebuyers

    The recent announcement by Housing and Local Government Minister Nga Kor Ming regarding the blacklisting of 109 housing developers is a significant step toward enhancing transparency and protecting homebuyers in Malaysia. By making this list publicly accessible on the ministry’s website, potential buyers can now verify the credibility of developers before making purchasing decisions.

    This initiative is part of broader efforts to address issues related to abandoned projects and fraudulent practices in the housing sector. The proposed amendments to the Housing Development (Control and Licensing) Act 1966 aim to impose stricter penalties on errant developers, including potential travel bans and substantial fines. ​

    While these measures demonstrate the government’s commitment to safeguarding homebuyers, it’s crucial for individuals to conduct thorough due diligence. Beyond consulting the blacklist, prospective buyers should assess developers’ track records, financial stability, and past project completions. Engaging with real estate professionals and seeking legal advice can further ensure informed decisions.​

    In summary, the public disclosure of blacklisted developers is a commendable move toward greater accountability in Malaysia’s housing industry. However, a collaborative approach involving stringent enforcement, legislative reforms, and proactive consumer awareness is essential to foster a trustworthy and resilient housing market.

    Read related article by The Star

    Homebuyers beware: 109 housing developers blacklisted, says Nga | The Star

    From the Desk of

    Miichael Yeoh

  • Unlock Real Estate Success with Property Study Tours

    Unlock Real Estate Success with Property Study Tours

    As a property investment coach and mentor, I’ve seen firsthand how powerful a property study trip can be for investors at all levels. Whether you’re a seasoned investor or just starting out, nothing beats the experience of visiting properties in person, analyzing market trends, and networking with experts. That’s why I organize property study trips—to give you a competitive edge in the real estate market. Here’s why you should join me on this journey.

    1. Firsthand Property Inspection

    Browsing online listings and reading brochures only tell part of the story. When you join my property study tour, you’ll get to walk through the properties, examine the surroundings, and see if they align with your investment goals. I’ll guide you in assessing crucial aspects like location, infrastructure, and future development plans so you can make a well-informed decision. Plus, I’ll share my insights on what to look for in a profitable property, helping you avoid costly mistakes.

    2. Understand Market Trends and Insights

    Every property market operates differently, and the key to successful investing is understanding these nuances. On my study tours, I provide in-depth briefings on market trends, pricing structures, and upcoming investment hotspots. You’ll also hear from local experts who can offer data-driven insights into property price movements and rental yields. I’ve spent years studying the market, and I’ll help you cut through the noise to identify real opportunities.

    3. Network with Like-Minded Investors

    One of the biggest advantages of joining my study trips is the opportunity to meet and network with like-minded investors. Many of my past participants have formed business partnerships, co-invested in properties, or simply found a supportive community to grow with. Learning from the experiences of others can be incredibly valuable, and I make sure to create an environment where everyone can share and learn together.

    4. Exclusive Access to Off-Market Deals

    Through my network and relationships with developers, I often get access to exclusive deals that aren’t available to the general public. This means you’ll have the chance to secure high-potential properties before they hit the open market. Developers also offer special discounts, incentives, and flexible payment plans to my study trip attendees—something you wouldn’t get if you were searching on your own.

    5. Expert Guidance and Analysis

    Investing in property isn’t just about buying a house or unit—it’s about making the right investment decisions. I provide expert guidance throughout the trip, helping you analyze risks, assess potential returns, and navigate financing options. You’ll also gain insights into legal requirements, taxation, and property management. With my years of experience in property investment and financial consulting, I’ll make sure you’re equipped with the knowledge you need to succeed.

    6. Experience the Local Lifestyle and Environment

    A great investment isn’t just about the property itself—it’s also about the surrounding lifestyle, infrastructure, and amenities. By visiting the location in person, you’ll get a feel for the area, check out nearby facilities, and determine whether it aligns with your personal or investment objectives. I’ll also share my insights on which neighborhoods have the most growth potential and what to watch out for when assessing an area’s long-term viability.

    7. Gain Confidence in Your Investment Decisions

    One of the biggest challenges new investors face is hesitation and uncertainty. I believe that seeing is believing, and by joining my study trip, you’ll gain the confidence to make informed investment decisions. I’ll help you weigh the pros and cons of different properties so you can make a calculated decision rather than relying on guesswork.

    8. Exposure to Different Property Investment Strategies

    Not all property investments are the same. During the tour, I’ll introduce you to different strategies such as buying for rental yield, flipping properties, or capital appreciation. You’ll also learn about new trends like co-living spaces and serviced apartments that can diversify your portfolio. By understanding these strategies, you’ll be able to choose an approach that aligns with your financial goals.

    9. Learn from Real-Life Case Studies

    I always include real-life case studies in my study trips, sharing stories of successful property investors who have built wealth through smart real estate decisions. These case studies provide valuable lessons, helping you understand what works and what doesn’t in property investment. You’ll hear from actual investors who share their journeys, challenges, and strategies.

    10. Potential for Immediate Action

    Unlike attending a seminar or watching an online course, a property study tour allows you to take action immediately. If you find a property that meets your criteria, you can reserve it on the spot—often with exclusive perks and discounts. Many of my past participants have successfully secured properties during the trip, giving them a head start in their investment journey.

    Conclusion

    I’ve designed my property study tours to be an immersive, hands-on learning experience that equips you with the knowledge, connections, and confidence to invest successfully. Whether you’re looking for your first property or expanding your portfolio, this tour will give you a significant advantage. Don’t miss out on this opportunity—join me on the next study trip and take your property investment journey to the next level!

    Most importantly, my property study tours are not just about learning and investing—they’re also about having fun! You’ll get to travel, explore new locations, and enjoy meaningful conversations with fellow property enthusiasts. It’s a great way to bond with like-minded individuals, share experiences, and build lasting relationships in a relaxed and enjoyable setting. See you on the next trip!

  • Unlock Wealth with Smart Mortgage Strategies

    Unlock Wealth with Smart Mortgage Strategies

    Did you know that 70% of Malaysians exhaust their EPF savings within just five years of retirement?

    This is a shocking reality, but it doesn’t have to be yours. Without proper financial and mortgage planning, many people find themselves struggling with rising living costs, increasing debt, and an uncertain future.

    Many people believe that simply saving money in a bank or relying on EPF will be enough to sustain them after retirement. However, with inflation, economic uncertainties, and an increasing cost of living, savings alone are not enough. To secure your financial future, you need a smart strategy that builds wealth while you sleep—and that’s where financial and mortgage planning come in.

    If you want to retire rich, not broke, it’s time to take control of your financial future!

    The Importance of Financial & Mortgage Planning

    1️⃣ Your Salary Alone is Not Enough

    Many Malaysians rely solely on their salaries as their primary source of income. However, depending only on salary comes with risks:
    ❌ Job insecurity – What happens if you lose your job or your business slows down?
    ❌ Limited earning potential – Salary increments may not keep up with rising expenses.
    ❌ No long-term wealth creation – Once you stop working, your income stops too.

    By understanding financial planning and leveraging mortgages, you can turn your income into wealth-building assets like property investments that generate passive income.

    ✅ Smart financial planning ensures that your money works for you, not the other way around.

    2️⃣ The Rising Cost of Living & Inflation

    The price of food, petrol, housing, and healthcare has been rising every year. What seems affordable today might be out of reach in the next five or ten years.

    📌 Example: 12 years ago, a property in Kuala Lumpur cost RM300,000. Today, the same property is worth RM600,000. If you had bought it back then, you would have gained RM300,000 in capital appreciation.

    Now imagine if you had invested in properties over the years—how much wealth would you have built?

    This is why financial planning and leveraging mortgages for property investment is crucial. The sooner you start, the better you can protect yourself from inflation and rising costs.

    3️⃣ Using Mortgages as a Wealth-Building Tool

    Many people see mortgages as a burden. But in reality, a mortgage is one of the most powerful financial tools you can use to build wealth.

    Here’s how:
    ✅ Leverage: With a mortgage, you can own high-value properties with only a fraction of the cost upfront.
    ✅ Passive Income: By renting out your properties, you create a steady income stream that covers loan repayments and generates profit.
    ✅ Capital Appreciation: Over time, property values tend to increase, helping you build long-term wealth.

    4️⃣ Securing Your Retirement with Smart Investments

    Many retirees face financial struggles because they failed to plan early. Without a steady stream of passive income, they depend entirely on their savings, which can deplete quickly.

    A well-structured mortgage plan can help you own multiple properties that generate rental income. This means that by the time you retire, you’ll have a steady cash flow to support your lifestyle—without relying on savings alone!

    How to Start Planning Your Financial Future Today

    🔹 Understand how mortgages work – Learn how to maximize loan approvals and use mortgages to grow your wealth.
    🔹 Invest in the right properties – Avoid costly mistakes and find properties that give high returns.
    🔹 Create multiple income streams – Secure your future with passive income from real estate investments.

    Final Thought: The Best Time to Invest is NOW!

    Many people delay financial planning, thinking they have plenty of time. But the truth is, the longer you wait, the harder it becomes to build wealth.

    💡 The best time to invest was yesterday. The second-best time is NOW!

    🚀 Don’t wait until it’s too late. Take charge of your financial future today!

    From the Desk of

    Miichael Yeoh