I personally think that this article is useful cos I plan to invest in real estate soon/or before year end to rush for 50 % S & P waiver. Currently looking at Sg long apartment.
第一次買產業‧為何總是後悔
投資致富 2009-12-06 12:16
你第一次的置產經驗如何？
a.順利滿意
b.普通，但沒賺錢
c.後悔，感覺選擇有誤
d.不愉快經驗
根據一項講座調查，高達90%的人對首次置產感到不滿或後悔，原因不外是：買了建不成、被人欺騙、虧錢……為甚麼大半的產業投資沒錢賺？關鍵就在於態度。沒錢可以解決、沒腦可以借、沒心意味完全絕望，所以，態度決定了你的投資成功率。
想要讓產業投資“起死回生”，是時候改變置產的態度……
投資有3種人：有腦沒錢、沒腦有錢、沒腦沒錢，你想當哪一種人？Amcity資本有限公司首席諮詢顧問鄭水興在“房地產投資起步一定要賺到”的講座會直言，不管你有腦沒腦，這幾年可能是投資產業的黃金時期，不管你有錢沒錢，其實還是可以開始投資。
他強調，置產的最大錯誤是不懂，卻又懵懵懂懂地去問一知半解的人，最糟糕的情況是被騙，即使藉產業賺它一筆，也不能被勝利衝昏了頭，更不能誤以運氣為由胡亂相信命運！
“以前買任何產業一般會增值，現則不一定，但可以確定的是，好機會永遠留給準備好的人。”
總言之，學藝不精怪不得人，民眾是時候收拾心情，從以下錯誤中學習……
謬誤1：便宜就好
糾正：便宜不一定是最佳選擇
“產業的市值在於其使用價值，購買產業一定要買最有潛能升值的產業。”
鄭水興提及，找地點時，永遠要找最好的，貴沒關係，切忌視“成本”為主要投資原則。
他提到，很多人在第一次置產時都認為一定要買很便宜的產業，其實，即使只有10萬令吉，不一定得侷限在該數目內，也可以買100萬令吉的產業，最重要是地點是否適中。
此外，他表示，產業最高與最低價差距越來越遠，關鍵在於發展商創造的獨特性，例如一些發展商在高樓林立的地方建5層店屋，推高產業價值。
謬誤2：置產如“購物”
糾正：置產是投資
鄭水興指出，不當產業投資為一門生意也是民眾大錯特錯的想法，如果視之為生意，就會想要如何把生意搞大，如回酬5%的產業，對投資者而言偏低，為何不放眼7%回酬的產業？
他直言，許多失敗的置產者，之所以不知道自己買下甚麼，也不知為何買，是因為未把買房子當成生意來經營，漫無目的下導致買錯產業，其實即使自己居住的或第一棟房子都可視為一項投資與生意，用心計買“金樓”，看究竟能不能生錢？
他也提到，今天全球最流行的投資話題是透過房地產投資實現退休計劃，一般以15年做投資最高時段，這意味若35至50歲期間，還未投資產業，就不算成功。
儘管如此，“投資產業不一定賺錢，更不容易賺大錢”這一句現代商場名言不可忽略。
謬誤3：沒錢哪可投資？
糾正：有錢要投資，沒錢更要投資
鄭水興指出，這是眾人最大錯誤，其實投資永遠有很多選擇，只要在生活上節儉，敢敢的借錢，要擁有產業不是夢。
他建議民眾不妨用“別人”的錢來投資，2至3%的貸款利率絕對是正向貸款，因為投資產業，可達到高達10%利潤。
“不過，購買產業起步很重要，第一間屋，若起步錯，會造成很大的陰影，民眾必須為置產設下目標。”
該如何開始？他直言，必須先瞭解自己，站穩起點、敢敢地借，再藉知識與資訊，果斷決策來定江山。
針對貸款，他指出，投資者常犯的一般錯誤是沒有建立個人貸款信譽，銀行只會借錢給有錢人，所以民眾若借錢沒有把握生產性很糟糕，應具備將風險減到最低的能力。
他建議民眾，學習建立信用，包括不要亂舉債、準時還貸，因為信用卡債務最敏感、建立來往、儲蓄、定存戶口。
他強調，談判是高深學問，如何跟銀行談判也很重要，既然懂得與銀行開戰，也要懂得如何與銀行為友，說服銀行其投資可賺錢，起步其實也可買到高達100萬甚至1000萬令吉的產業。
“成功的投資者，絕對懂得建立融資便利與信用，並利用銀行體系置產。”
謬誤4：情感作決策
糾正：須理性分析
置產一般涉及仲介與發展商，很多時候他們可能無意欺騙，只是以切入點誤導群眾，所以，投資者必須有一個清醒的腦袋，不能讓太多私人情感左右購買決定。
鄭水興表示，印象分常常導致錯誤的決定，以前很多發展商的產業貨不對辦，是因為民眾走進展示廳就輕易被迷惑，如以為購置的產業如展示的產業般寬敞華麗，卻忽略了實際面積，結果兩年後拿到房子時才恍然大悟。
此外，他提到，民眾第一次置產，也很容易犯下情感決策的錯誤，例如為了結婚而買房，或為討人歡喜，如選購靠近岳父岳母家的產業，從而忽略潛能與賺錢機會。
他認為，若民眾準備好沒問題，然而若是產業“新鮮人”，建議第一次租屋為妙，至少可先選擇自己喜歡的據點，再考慮產業價值。
謬誤5：依賴別人決策
糾正：自己分析
鄭水興說，成功的投資者必須懂得如何研究有關產業，並懂得如何確定信息的可靠度，儘管朋友買了，自己一樣得做分析，以瞭解此區的供應與需求狀況。
他表示，買產業時必須非常熟悉此區，不能對市價一竅不通，而盲目跟風。
他直言，投資商產需要更多學問，民眾的商產投資上經常犯錯，是因為缺乏明確的商產投資策略與具效率的調查。
“投資不在意別人虧了多少，賺了多少，只在意自己能賺多少，這個關鍵又在於自己下了多少功夫。”
謬誤6：過度裝潢與不必要的開銷
糾正：不是數目大小，是值不值得問題
鄭水興坦言，產業不一定要貴裝潢才能帶出價值，簡單裝潢也能突顯市值，投資者要懂得如何預算開銷以及分析花費，不能亂砸錢。
他舉例，曾經就看到朋友，以20萬令吉買房子，卻花上30萬令吉作裝修，其實，若裝修後，產業依然只值20萬令吉，也只能以20萬令吉出售。
謬誤7：管理不當
糾正：投資得先學會做房東
鄭水興直言，要在產業界賺第一桶金，首要學習是如何當一個好房東？管理是投資重要的一環，如何租到有效率，以及處理空檔期的裝修費等都會影響產業價值。
“產業投資是一門生意，擁有一項產業並不代表買了一生金蛋的母雞，必須用心鑽營，設法在租賃期間為產業增值，才能賣出好價錢。”
他舉例，曾經有一名房東，因為租戶欠下龐大的租金與水電費後落跑，結果要慘賠；還有人因簽租約沒留意，結果身陷起租又不行，趕人又不能的窘境。
“投資者須徹底瞭解租賃問題，因為租賃與投資唇齒相依。”
他也提到，產業必須出租，才能避免成為負資產，而租金率決定了產業的淨銷售盈利，產業的價格盈利又取決於租金市場與租賃供求，產業項目的投資選擇則取自於租戶對象的選擇。
他強調，尤其商產，租金增值很重要，知道租給誰，能夠達到更好的增值，要懂得吸引生意進來。
他進一步分析，購物中心的平方呎價與管理作風有關，若10個人共擁產業，各懷鬼胎，每個人都要最高租金，結果租戶寧可跑去別間購物中心經營，結果大家都租不出去。
他建議大家共同管理，把“名牌”都引進來，以共享產業方式取得公平的租金收入。
他舉例，免費租給麥當勞，不僅能吸引別人前來開設補習中心，也可能進而吸引便利店前來，讓租金越來越高。
他強調，價值關係到產業的存活，投資者若懂得如何為產業增值就成功，而考慮客觀因素，絕對能改變其命運。
謬誤8：社交圈子小
糾正：不能忽視投資隊伍
鄭水興強調，交際網絡是投資不可或缺的因素，需知道活動空間限制在很小圈子，盈利空間就會縮小。
產業投資的網絡分類，包括直接網絡：仲介人、估價師、拍賣官、發展商；專業網絡：律師、銀行家、工程師、建築師、風水師；投資網絡：俱樂部、協會、行業組織。
他補充，通過交流，有助民眾尋求可信賴的律師、建築師、仲介等，同時在學習過程中，也可能受到別人啟發。
“此外，一般的投資者都忽略了投資教育的重要性，這更列為投資的第一項致命傷。”
謬誤9：眼光短淺
糾正：擴大收益
鄭水興指出，若買的是獨立式洋房地段，不一定只能作為獨立式洋房用途，這地段或可作為墳場、醫療地段，並釋放更大的經濟效益。
另外，他認為，最成功的產業投資者一定要投資國際市場，但因為貨幣兌換率風險，進軍海外市場必須把握更多知識。
他指出，中國、美國、新加坡、香港等國家和地區投資者都已積極打入他國產業市場，大馬投資者也應該敞開心胸，放眼更大市場。
42%大馬人
希望未來18個月內置產
全球擁有產業的人數預計未來5年增加雙倍，按年增長13%，漲潮可望維持至2012年，同時隨金融影響力由西轉至東，經濟資本從發達國家的市場轉移至發展中國家市場，新興市場包括大馬的產業潛力龐大。
數據顯示，全球投資性質產業高達17兆美元，2007年的全球商產交易總值達7590億美元，其中45%是跨國交易；全球產業信託基金達490家，值5730億美元；全球產業證券基金則達250家，值810億美元。
鄭水興說，雖然以經濟原理、資本主義來看，中國與印度仍隱藏危機，但人口潛力仍不容小胥，而亞洲的崛起，更促使當地許多產業的租金與價值走高。
另一調查也透露，40%的中國人希望在未來18個月內置產，大馬人達42%；58%的印度家庭希望在未來18個月內置產，大馬是22%。
結語
不管過去的產業投資“陪葬”了多少“棺材本”，只要改變投資態度，必能絕地大反攻，盼到產業投資的“春天”。
星洲日報／投資致富‧產業焦點‧2009.12.06
Google translate:
Most of us will regret for 1st time buying property
Your first investment real estate experience?
a. satisfaction with the smooth
b. ordinary, but did not make money
c. regret, feeling the wrong choice
d. the unpleasant experience of
According to a survey lectures as much as 90% of people buying real estate in the first sense of dissatisfaction or regret, because nothing more is: buy a build fail, be deceived, to lose money ... ... why more than half of industrial investment be profitable? The key is attitude. No money can be solved, not the brain can take no means entirely hopeless heart, so the attitude determines the success rate of your investment.
Want to make industrial investment and "revived", it is time to change the attitude of buying real estate in ... ...
Investment has three kinds of people: It is the brain no money, no brain money, no brain no money, what kind of person you want to be? Amcity Capital Limited Principal Consultant ZHENG Shui-hing, in the "first step we must make real estate investment," the seminar will be blunt, whether you have the brain not the brain, these few years may be the golden age of investment in industry, whether you have money or not, in fact, Or you can start investing.
He stressed that, owning the biggest mistake is to understand it, but just muddle their way to ask a smattering of knowledge of the people, the worst situation is deceived, even by the industry, making it a, can not be carried away with the victory, not to mistake to believe that the fate of random grounds luck!
"Before buying any industry will generally add value, are not necessarily, but one thing is always a good opportunity to leave a prepared people."
In a nutshell, Xueyibujing No wonder the people, it is time to pack the public mood, to learn from the following error ... ...
Fallacy 1: cheap like
Corrected: The cheapest is not necessarily the best choice
"Industry market value in its value, buying industry certainly has the potential to buy the best appreciation of the industry."
ZHENG Shui-hing mentioned, find the location, always looking for the best, expensive does not matter, should not have considered the "cost" as the main investment principles.
He noted that many people buying real estate in the first when they think it is very cheap to buy the industry, in fact, even if only 10 million ringgit do not necessarily have to be limited to within that number, you can also buy a one million ringgit industry, the most important thing is to whether the location is convenient.
In addition, he said the industry's growing gap between the highest and the lowest distant, the key is to create the unique nature of the developer, for example, developers in places where tall buildings built five storey shop, pushing up industrial value.
Fallacy 2: home products, such as "shopping"
Corrected: buying real estate investment
ZHENG Shui-hing noted that the improper industrial investment as a business is the idea of people wrong, if regarded as business, they want to how to engage in big business, such as back pay 5% of the industry, for investors, low, Why not look at 7 percent returns of the industry?
He admits, many of the failure of middle-class home, the reason does not know what to buy, buy I do not know why, because not to buy a house as a business to run, cause any aimlessly to buy the wrong industry, in fact, even if they live or The first houses could be seen as an investment and business heart of dollars to buy the "Golden House" to see what can health money?
He also mentioned that today's investment world's most popular topic is achieved through a real estate investment retirement plan, generally make investment of up to 15-year period, which means that if 35 to 50 years of age, not invest in industry, then you have not succeeded.
Nevertheless, the "investment industry is not necessarily to make money, but also not easy to make big money" This is a famous modern shopping malls can not be ignored.
Fallacy 3: The money which can invest?
Corrected: money to invest, more money to invest in
ZHENG Shui-hing, said it was the biggest mistake everyone, in fact, will always have a lot of investment options, as long as the frugal life, the courage to dare to borrow money, to have industry, not a dream.
He suggested that people may wish to use "other people" money to invest in 2 to 3% of the loan interest rate loan is absolutely positive, because the investment industry, could reach as high as 10% of their profits.
"However, the purchase of industry is very important start, the first house, if the initial error, will cause great shadow, people must set a target of buying real estate."
How do I start? He admits, must first understand themselves and take a firm starting point, the courage to dare to take, and then use knowledge and information, decisive decision-making to decide their fate.
For the loans, he noted that investors often commit the general mistake is not established credit personal loans, banks will only lend money to the rich, not sure why people lend money for productive bad, should have minimized the risk of capacity.
He suggested that people learn to establish credit, including not to abuse borrowing, on-time repayment, because the most sensitive credit card debt, establish contacts, savings, fixed deposits accounts.
He stressed that talks are profound learning how to negotiate with the banks is also very important to understand with the bank since the war, but also know how to make friends with the bank to persuade the banks of their investments can make money, start actually be able to buy up to 100 million or 10 million ringgit industry.
"Successful investors never know how to facilitate the establishment of financing and credit, and buying real estate in the use of the banking system."
Fallacy 4: feelings to make decisions
Correct: to be rational analysis
Home products generally involve brokers and developers, very often they may have no intention to deceive, but to an entry point to mislead the masses, therefore, investors must have a clear head, can not let too much about the private emotional purchasing decisions.
ZHENG Shui-hing, said sub-image often leads to a wrong decision, before the industrial goods that many developers do not do it because the people into the exhibition hall on the easily confused, such as the purchase of sectors, such as showing that the industry as gorgeous and spacious, but it ignores the actual area, the results after two years to get a house when understood why.
In addition, he mentioned that the first time the people buying real estate, it is very easy to commit emotional decision-making errors, for example, to get married and buy a house, or for a delightful, such as the purchase close to the father-in-Yue Mujia industries, and thus ignore the potential and make money opportunities.
He felt that if people are ready no problem, but if the industry "fresh" and recommended that the first rent for the wonderful, and at least first select their favorite locations, and then consider the value of the estate.
Fallacy 5: decision-making rely on others
Corrected: own analysis
ZHENG Shui-hing, said successful investors must know how to study the industry and know how to determine the reliability of the information, even though a friend bought their own have to do the same analysis to understand this area of the supply and demand conditions.
He said that the buying industry must be very familiar with this area of market value can not be completely ignorant, blindly follow the trend.
He admits, investors need more knowledge production, the public investment in the commercial production often make mistakes because of the lack of clear investment strategies and commercial production of efficient investigation.
"Investors do not care how much someone else loss, how much profit, only care about themselves can earn much, the key then is under a lot of work themselves."
Fallacy 6: Excessive decoration and unnecessary overhead
Correct: It is not the number of size, is a worthwhile question
ZHENG Shui-hing, frankly, industries do not have to in order to bring out the value of your decor, simple decoration can also highlight the market, investors need to know how the budget spending, as well as analysis of costs, not indiscriminately throwing money at.
For example, he once saw a friend of 20 million ringgit to buy a house, but take up to 30 million ringgit for decoration, in fact, if the renovation, the industry is still only 20 million ringgit, they can only sell 20 million ringgit.
Fallacy 7: improper management
Correct: Investment must first learn how to do the landlord
ZHENG Shui-hing, bluntly, to make a pot of gold in industry, first and foremost to learn how to be a good landlord? Management is an important part of investing, how to rent an efficient and to deal with the decoration of free time will affect the value of the estate.
"Industrial investment is a business, with an industry does not mean a lifetime to buy the hen that laid golden eggs, we must carefully seek personal gain, trying to add value to industries during the period of the lease in order to sell a good price."
He cited an example, there was a landlord, because the tenant owed rent and utilities, after a huge bunk, and result in tragic lose; also due to sign the lease did not pay attention to the results caught Term would not work, people can not catch the dilemma of .
"Investors have a thorough understanding of leasing, since leasing and investment go hand in hand."
He also mentioned that the industry must rent in order to avoid becoming a negative equity, while the rental rates determine the net sales profit of the industry, industry profits in turn depends on the price of rental and leasing market, supply and demand, industry project investment options are taken from a tenant objects choice.
He stressed, in particular, commercial production, the rent value is very important to know who is leased to be able to achieve better value, we must know how to attract business come.
He further analysis, shopping center square feet the price and management style, if 10 people were pro-industry, own ax to grind, everyone should be the maximum rent a result, tenants would prefer to go do shopping center operations, the results we all can not be rented .
He suggested that the common management of the "name brand" are bringing in a fair way to share the industry's rental income.
For example, he is free leased to McDonald's, not only to attract people to come to open tutorial centers, it may in turn attract a convenience store to come, so that rents are increasing.
He stressed that the value related to the survival of the industry, investors know how to add value to industries if it successfully, but considering the objective factors, the absolute change their destiny.
Fallacy 8: social circle shrinks
Correct: You can not ignore the investment team
ZHENG Shui-hing, stressed that investment in communication networks are indispensable factors, need to know in a very small circle of space limitations, margins will be reduced.
Network of industrial investment categories, including direct networks: an intermediary who, appraisers, auction officials, developers; professional network: lawyers, bankers, engineers, architects, fung shui master; Investment Network: clubs, associations, industry organizations.
He added that through exchanges, will help people find reliable lawyers, architects, brokers, etc., while in the learning process may also be inspired by others.
In addition, investors generally ignored the importance of investment in education, it is more as the investment in the first fatal injury."
Fallacy 9: Short-Sightedness
Correct: Expanding income
ZHENG Shui-hing, said that if the purchase is the stand-alone house lots, not only as a stand-alone houses use, which lot or can be used as cemeteries, health care sites, and the release of more economic benefits.
In addition, he believes that the industry's most successful investor will have to invest in the international market, but because the currency exchange rate risk, to enter the overseas markets must grasp more knowledge.
He pointed out that China, the United States, Singapore, Hong Kong and other countries and regions, investors in industrial countries have been actively entered into the market, Malaysian investors should also open our hearts and look at the big market.
42% of the Malaysian people
Hope that the next 18 months built-in capacity
The number of worldwide industry, is expected to increase in the next five years, double the annualized growth of 13%, high tide is expected to last until 2012, while with the financial clout from the west go east, economic capital transfers from the developed country markets to developing countries markets, emerging markets, including Malaysia's industrial potential.
Data show that the nature of the global investment industry, as high as 17 trillion U.S. dollars in 2007 produced a global business transactions amounting to 759 billion U.S. dollars, of which 45% were cross-border transactions; the Global Real Estate Investment Trust Fund for up to 490, a value of 573 billion U.S. dollars; the Global Industrial Equity Fund then up to 250, a value of 81 billion U.S. dollars.
ZHENG Shui-hing, said that although economic theory, capitalism point of view, China and India are still hidden crisis, but the potential can not be a small population of Xu, while the rise of Asia, but also prompted a number of local industries and value of higher rents.
Another survey also revealed that 40% of the Chinese people want in the next 18 months built-in production in Malaysia were up 42%; 58% of the Indian families want in the next 18 months built-in production, Malaysia is 22%.
Conclusion
Regardless of the past, industry investment, "buried with" the number of the "funeral expenses", as long as the change in investment attitudes, will be able to Return of the Jedi, heading for the big industrial investment of the "spring."