Miichael Yeoh

Tag: PropertyMalaysia

  • Is Now a Good Time to Buy Property in Malaysia ?

    Is Now a Good Time to Buy Property in Malaysia ?

    Everyone wants to know whether property prices will rise or fall.

    But that’s not the question I would ask before buying a property.

    The better question is:

    “Is this the right property, at the right price, with the right financing, for my situation?”

    Because even if the market rises next year, you can still make a bad property decision today.

    And even if prices fall, waiting doesn’t automatically mean you will get a better deal.

    So, is 2026 a good time to buy property in Malaysia?

    My answer: It can be — but only if you stop trying to predict the market and start discovering the numbers behind the decision.

    What Is Actually Happening in the Malaysian Property Market?

    Let’s start with the facts.

    Malaysia’s property market remained resilient in the first half of 2026, recording 187,320 transactions worth RM105.12 billion. The market was supported by relatively stable transaction activity, prices and construction activity.

    At the same time, the market isn’t booming across every segment.

    Residential transactions in H1 2026 were 110,998, accounting for 59.3% of total property transactions. Completed unsold residential units increased to 33,094 units, worth about RM17.78 billion.

    That tells us something important.

    The market isn’t simply “good” or “bad”.

    There are areas of strength.

    There are areas of oversupply.

    There are properties with genuine demand.

    And there are properties that developers are struggling to sell.

    This is exactly why buyers need to become more selective.

    What About Interest Rates?

    This is probably one of the first things buyers look at.

    And understandably so.

    Bank Negara Malaysia has maintained the Overnight Policy Rate (OPR) at 2.75% throughout 2026, including its latest decision on 3 September 2026.

    That provides a relatively stable financing environment compared with periods of rapidly changing interest rates.

    But here’s where I think many buyers make a mistake.

    They see a stable or lower interest-rate environment and immediately think:

    “Good. Time to buy.”

    Not necessarily.

    The interest rate is one variable in your property decision.

    It is not the decision.

    A property that is overpriced by RM100,000 doesn’t suddenly become a good investment because your mortgage rate is slightly lower.

    Should You Wait for Property Prices to Fall?

    This is probably the question I hear most often.

    And it sounds logical.

    “If prices are going to fall, I’ll wait.”

    But there are two problems with this strategy.

    First, nobody knows exactly when prices will fall.

    And more importantly:

    Second, even if prices fall, you may not benefit.

    Why?

    Because the property you want may not fall.

    The bank may tighten lending.

    Your income may change.

    Interest rates may move.

    The developer may remove incentives.

    Another buyer may take the unit you wanted.

    Or the market may simply remain stable for several years.

    Waiting is not a neutral decision.

    Waiting is also a property decision.

    The Bigger Question: What Are You Actually Buying?

    This is where I believe buyers need to change their thinking.

    Don’t ask only:

    “Will property prices go up?”

    Ask:

    “What is creating the demand for this property?”

    Is it:

    • population growth?
    • new jobs?
    • infrastructure?
    • universities?
    • industrial development?
    • tourism?
    • rental demand?
    • limited land supply?
    • better connectivity?
    • genuine owner-occupier demand?

    Or is the main attraction simply:

    “The developer says prices will increase.”

    Those are very different things.

    5 Things I Would Check Before Buying Property

    1. Can You Actually Afford It?

    This sounds obvious.

    But affordability isn’t simply:

    “The bank approved my loan.”

    A bank’s approval tells you what the bank is prepared to lend.

    It doesn’t tell you what you should comfortably borrow.

    Before buying, calculate the full monthly cost:

    • mortgage instalment
    • maintenance fee
    • sinking fund
    • assessment
    • quit rent
    • insurance
    • utilities
    • repairs
    • furnishing
    • parking
    • transportation
    • other existing commitments

    Then ask:

    “If my income stays the same for the next three years, will this property still feel comfortable?”

    That’s a much better question than:

    “How much can the bank approve?”

    2. Is the Price Supported by the Market?

    Don’t fall in love with the launch price.

    Find out what similar properties are actually transacting for.

    NAPIC provides transaction, price, rental and property-market data, including state and district-level information.

    Compare:

    Asking price vs actual transaction price.

    Then compare:

    RM per sq ft vs comparable properties.

    Then ask:

    “What am I paying a premium for?”

    If the answer is simply:

    “Because this is a new launch.”

    That’s not enough.

    3. Is There Real Demand?

    A beautiful building isn’t demand.

    A famous developer isn’t demand.

    A fantastic showroom isn’t demand.

    Demand comes from people who genuinely want to live, work, rent or invest in that location.

    Ask:

    • Who is going to live here?
    • Who is going to rent here?
    • Where do these people work?
    • Why would they choose this location?
    • What alternatives do they have?
    • What competing projects are coming?

    This becomes particularly important when a market has significant unsold stock.

    Malaysia’s completed unsold residential inventory rose to 33,094 units in H1 2026.

    That doesn’t mean all property is bad.

    It means product selection matters.

    4. What Happens When More Supply Arrives?

    This is one of the most overlooked questions in property investing.

    Imagine you buy a condominium because the current rental demand looks excellent.

    But three years later, five more projects are completed nearby.

    Now you have thousands of competing units.

    Your tenant has choices.

    Your rental growth may slow.

    Your vacancy risk may increase.

    And when you eventually want to sell, you’re no longer competing only against today’s properties.

    You’re competing against tomorrow’s properties.

    That’s why I always tell buyers:

    Don’t just study the property. Study what is coming around the property.

    5. What’s Your Exit Strategy?

    This is perhaps the biggest difference between a home purchase and an investment purchase.

    A homeowner may be happy because:

    “I love the location.”

    An investor needs another question:

    “Who will buy this from me later?”

    Think about your exit before your entry.

    If you need to sell in five or ten years:

    • Who is your future buyer?
    • What will they be looking for?
    • What competing supply will exist?
    • Will your property still be relevant?
    • Will your price be affordable to the next buyer?
    • Will the rental market support your valuation?

    You don’t realise your investment return when you buy.

    You realise it when you eventually exit.

    So… Is 2026/2027 a Good Time to Buy Property?

    Here’s my answer.

    Yes — if you’re buying based on fundamentals.

    No — if you’re buying simply because you believe prices must go up.

    The Malaysian property market in 2026 is resilient, but the data also shows why buyers cannot treat the entire market as one big opportunity.

    Transaction activity remains substantial.

    Interest rates are relatively stable.

    But residential demand is uneven, completed unsold stock has increased, and affordability remains an important constraint.

    That creates an interesting environment.

    It may actually be a better time to be a selective buyer than an emotional buyer.

    You don’t necessarily need to wait for a market crash.

    You need to find the property where:

    Price + Location + Demand + Financing + Supply + Exit

    all make sense together.

    The PDS 7-Question Property Test

    Before I buy any property, I would want to answer these seven questions:

    1. Why this property?

    What problem does it solve?

    2. Why this location?

    What is creating sustainable demand?

    3. Why this price?

    What evidence supports the valuation?

    4. Who is the future buyer or tenant?

    Where does the demand come from?

    5. What competition is coming?

    What could affect rental and resale demand?

    6. Can I comfortably hold it?

    Not just today — but through different market conditions.

    7. How do I eventually exit?

    Who will buy it from me?

    If you can’t answer these questions, perhaps you are not ready to buy.

    And that’s okay.

    Not buying is sometimes a better decision than buying the wrong property.

    The Real Question Isn’t “When Should I Buy?”

    After more than two decades around banking, mortgages, property and investment decisions, I’ve learned that buyers often spend too much time trying to predict the market.

    The smarter approach is to understand the decision.

    You don’t need to know exactly where property prices will be five years from now.

    You need to understand why the property you’re considering should still have demand five years from now.

    That’s a very different way of looking at property.

    And it is the philosophy behind the Property Discovery System™.

    Don’t just ask whether now is a good time to buy.

    Discover whether this is the right property for you.

    Discover Better. Decide Smarter.

    Miichael Yeoh

    Property Strategist

  • Will the US–Israel–Iran War Affect Property in Malaysia?

    Will the US–Israel–Iran War Affect Property in Malaysia?

    Will the US–Israel–Iran War Affect Property in Malaysia?

    Most people think war is “far away”.

    Middle East… not Malaysia… not our problem.

    But if you’ve been in property long enough, you’ll realise this:

    What happens globally will always find its way into your loan, your instalment, and your tenant’s wallet.

    Let’s break it down — from a real-world property perspective.

    1. The Impact Will Not Be Direct — But It Will Be Real

    Malaysia is not at war.

    Our property market is not suddenly crashing tomorrow.

    In fact, economists say the direct impact on Malaysia is limited — but the indirect effects are where things get interesting.

    And property… is always affected by indirect forces.

    2. The First Domino: Oil Prices

    Right now, oil prices are already spiking above USD100 due to the conflict.

    Why does this matter?

    Because oil affects everything:

    • Construction cost (cement, steel, transport)
    • Developer margins
    • Inflation
    • Interest rates

    When oil goes up → cost of living goes up → buyers become more cautious

    And this is where property sentiment starts to shift.

    3. Rising Cost of Living = Slower Property Decisions

    Experts already warn that prolonged conflict will push up:

    • Food prices
    • Fertiliser costs
    • Transportation costs

    We are already seeing supply chain disruptions globally.

    Simple logic:

    When people feel poorer… they delay big decisions.

    And property is the biggest decision of all.

    From my experience:

    • First-time buyers will hesitate
    • Investors will become more selective
    • Loan approvals may tighten

    4. Interest Rates — The Silent Killer

    War → Inflation → Central banks stay cautious

    Even if Bank Negara doesn’t immediately raise rates, the global environment matters.

    If inflation remains high:

    • Financing cost stays elevated
    • Instalments stay high
    • Yield becomes more important than ever

    This is where many investors get it wrong.

    They buy based on “price appreciation”.

    But in uncertain times:

    Cash flow becomes king.

    5. Currency & Investor Sentiment

    During global conflict:

    • Money flows to “safe havens”
    • Emerging markets (like Malaysia) can see weaker currency

    This affects:

    • Foreign investment
    • High-end property demand
    • Developer confidence

    It doesn’t crash the market…

    But it slows momentum.

    6. The Hidden Opportunity (Most People Miss This)

    Here’s the part many don’t talk about.

    Malaysia is actually in a neutral advantage position:

    • We are politically stable
    • Not directly involved
    • Still attractive compared to more volatile regions

    Historically, during global uncertainty:

    Smart investors don’t exit — they reposition.

    Opportunities may appear in:

    • Undervalued projects
    • Developers needing stronger sales
    • Better packages (rebates, freebies, furnished units)

    Sound familiar?

    7. My Personal Take (From the Ground)

    I’ve gone through multiple cycles — financial crisis, policy changes, Covid.

    War is just another external shock.

    And property always reacts in the same pattern:

    Phase 1: Fear
    Phase 2: Slowdown
    Phase 3: Adjustment
    Phase 4: Opportunity

    Right now, we are somewhere between Phase 1 and 2.

    Final Thought

    Will this war affect Malaysia property?

    Yes — but not in the way most people think.

    It won’t crash the market overnight.

    But it will:

    • Change buyer behaviour
    • Shift investor strategy
    • Reward those who understand fundamentals

    And this is where experience matters.

    My Advice

    If you are buying:

    • Don’t panic
    • Don’t rush
    • Focus on cash flow, not speculation

    If you are investing:

    This is the time to be sharper — not quieter.

    Miichael Yeoh
    Property Strategist | Author

    Author of:
    Think Like a Banker, Act Like a Player
    Property Investment BLT
    Buying Property Like a Pro (MPH Bestseller)

  • The Property Guru Trap: How to Separate Education from Marketing

    The Property Guru Trap: How to Separate Education from Marketing

    By Miichael Yeoh

    Let’s be honest.

    Today, the property industry is noisier than ever. Everywhere you look — social media, webinars, billboards, YouTube ads — there’s a new “property guru” promising fast riches, zero-risk investments, and financial freedom in record time.

    The problem? Most Malaysians are not confused because property is complicated. They’re confused because they are overloaded with marketing disguised as education.

    And that’s where many fall into what I call The Property Guru Trap.

    When Marketing Pretends to Be Education

    Here’s the uncomfortable truth: not all property educators are educators. Many are simply excellent marketers.

    Their formula is simple:

    • Showcase luxury lifestyle
    • Highlight “student success” without context
    • Push urgency: Buy now or miss out forever
    • Sell emotion, not strategy

    You’re not being taught how to think. You’re being told what to buy.

    Real education gives you clarity. Marketing creates pressure. One empowers. The other manipulates.

    A Real Story I See Too Often

    Just last year, a couple in their early 30s came to me after attending my property seminar. They had purchased three so-called “hot projects” based on hype incentives.

    On paper, it looked attractive. In reality:

    • Both units were negative cashflow
    • Rental demand was weak
    • Their monthly commitments were choking their lifestyle

    They weren’t irresponsible. They were simply following loud voices instead of clear frameworks.

    And sadly, this is becoming the norm — not the exception.

    The Real Cost of Following the Wrong Advice

    I’ve met too many people who:

    • Bought units with negative cashflow
    • Overleveraged based on “hot tips”
    • Ended up with properties that can’t be rented
    • Are stuck servicing loans that don’t perform

    Not because they were careless — but because they trusted confidently delivered advice without understanding the fundamentals.

    A true educator helps you analyze. A salesperson helps you justify.

    There is a difference.

    How to Tell If You’re Learning or Being Sold To

    ✅ Real Education Will:

    • Teach you how to calculate ROI, yield, and risk
    • Help you understand bank approval logic
    • Show both pros AND cons of a deal
    • Focus on your personal financial situation
    • Encourage long-term thinking

    🚩 Pure Marketing Will:

    • Avoid numbers and focus on hype
    • “Guaranteed rental must make sense”
    • Emphasize lifestyle more than strategy
    • Create fear of missing out
    • Push for immediate commitment

    If the main goal is to close you fast — it’s not education. It’s sales.

    Property Success Is Built on Structure, Not Excitement

    Smart investors don’t rely on tips. They rely on process.

    They understand:

    • Why banks approve or reject loans
    • How debt strategy impacts long-term wealth
    • The difference between speculation and investment
    • That timing alone doesn’t beat fundamentals

    This is why structured learning matters. Not a weekend motivation high — but a system that builds independent decision-makers.

    The Role of a Real Property Educator

    A real educator doesn’t create dependency. They create capability.

    You should walk away able to:

    • Analyse any project yourself
    • Question assumptions
    • Say NO to bad deals
    • Build a property plan based on your life goals, not someone else’s wins

    Because the ultimate goal is not to follow a guru. It is to become your own strategist.

    My Commitment to Property Education

    For over a decade, my focus has never been about selling you a project. It has always been about equipping you with a framework:

    • A banker’s mindset to assess risk
    • An investor’s eye to spot opportunity
    • A player’s strategy to move smartly in the real world

    Property is a powerful wealth tool — but only when approached with clarity, structure, and knowledge.

    Not hype. Not shortcuts. Not empty promises.

    Final Thought

    Before you follow any advice, ask yourself:

    “Am I being educated — or am I being persuaded?”

    The moment you learn to differentiate the two, you stop being a follower… And start becoming a true property investor.

    Property Matching: The Missing Link Most Gurus Ignore

    One of the biggest differences between real education and marketing is this:

    Marketing pushes projects. Education focuses on property matching.

    Property matching means selecting a property based on who YOU are — not what the developer wants to sell.

    It considers:

    • Your income structure
    • Your existing commitments
    • Your risk profile
    • Your investment timeline
    • Your cashflow capability
    • Your long-term objectives

    Instead of asking: “Which project is hot now?”

    The right question is: “Which property fits my current financial position and future strategy?”

    This is exactly why many buyers end up stressed. They buy what is popular — not what is suitable.

    A proper property matching process helps you:

    • Avoid overcommitting
    • Prevent loan rejection issues
    • Choose units with realistic rental demand
    • Align property type with your wealth plan

    There is no such thing as a universally good property. Only a property that is good for the RIGHT person.

    And this step is often skipped in high-pressure sales environments — because matching takes time, analysis, and honesty.

    That’s not convenient for fast sales. But it is essential for sustainable investing.

    Ready to Learn Property the Right Way?

    If you’re serious about building wealth through property — not just buying based on emotion — then it’s time to approach it with strategy.

    ✅ Learn how banks really assess your loan ✅ Understand cashflow before committing ✅ Build a property roadmap aligned to your life goals

    Join my upcoming property programme or consultation session and start making decisions with clarity, not pressure.

    Because wealth is not built on motivation. It is built on informed decisions.