Thursday, March 3, 2011

Risiko 'Perangkap' Rumah Lelong

Nak berkongsi Risiko 'Perangkap' Rumah Lelong yang saya dapat dari newsletter Azizi Ali. nak subscribe newsletter boleh ke sini: http://www.millionairesplanet.com/index.asp  (just give u name, phone and email) . It's a good article but to summarize the article, the risiko perangkap yag diceritakan adalah

1) Lokasi - Biarpun harga murah tapi lokasi tidak betul dan jugak permintaan tidak tinggi, akan membawa kerugian akhirnya sebab tidak boleh jual mahupun disewakan, kesudahannya perlu menanggung hutang. Apa2pun survey dulu, jgn main bid jer / percaya cakap agent

2) Masih Berpenghuni - Memang sakit kepala kalau beli rumah yg berpenghuni especially yang penghuninya tuan rumah itu sendiri, panjang cerita dan jadi lagi susah nak mengeluarkan penghuni rumah tu. Selalu baca blog faris yg story pasal kerenah rumah lelong yg client dia menang tapi penghuni dia masih ada. Sudahnya penyewa x keluar, rumah x dpt disewakan



Saya kongsikan artikel penuh dibawah

Traps At Property Auctions  

I wrote about the incredible opportunities at property auctions recently. To remind you about the possibilities here, I’ll share my own experience. A couple of years ago, I bought a double-storey link house in Subang Jaya at an auction for RM220,000, below the market price of RM300,000. I spent RM13,000 to do up the house and then sold it seven months later for RM280,000. Despite having to pay the RPGT that was still applicable then, I still made a decent profit. Just as important is the fact that I incurred zero risk during the whole episode. Decent profit, zero risk – it was a perfect investing story.

A couple of my friends did even better. One bought an apartment in KL worth RM200,000 for just RM98,000. A second friend bought a house worth RM360,000 for RM240,000. Both properties were purchased at auctions. And these are the ones that I have personal knowledge of. You can bet there are even more exciting and grander stories out there.

So there are great opportunities at property auctions. The main attraction is of course the low price of the properties. You can often get discounts of 20, 30 or even 50 percent from the market value of the property. What’s more, the supply is plentiful. You’ll run out of money before you run out of properties.

At the same time, property auctions come with their own sets of problems. Like all things involving money, there is a catch at property auctions as well. (If you have not realised it yet, there is always a catch somewhere when it comes to investments. While some are obvious traps, many others are not so obvious – you only know about them after you invested your money!) In fact, there are a lot more traps at property auctions than in most other investments. So if you don’t know what you are doing, instead of making money, you could be exchanging your hard earned money for a permanent headache!

Let me share with you a couple of traps. One of them is buying a property because it is cheap. You read the proclamation of sale: the reserve price is 40 percent off the market value. So you went to the auction, made a bid and actually won. The property is now yours. In terms of price, you’ve won big. However, you still lost because the property is in a poor location. The place is abandoned – not just your property but the whole area! You cannot rent it, sell it or even use it. Who’s going to stay in a place where there’s no living soul for 50 miles! By the way, this is not just a theoritical example. There’s a least a couple of areas, not far from KL, where this is actually happening. The new owners found out that they cannot do anything with the properties. They cannot rent it, sell it or even refinance it because no banks are willing to do so. They cannot even use it as a warehouse because thieves keep breaking into the property. And you know you are in trouble when you cannot even use the place as a warehouse.

So don’t get excited just because the price is cheap. When it comes to properties, there’s often a good reason why the property is cheap – it’s in a poor location. And because of the poor location, very few people wants the property. This means that the price will be cheap for a long long time. The good thing is that your great grandchildren may be thanking you for buying the property 70 years from now when they sell the property for a million ringgit. You however will be kicking yourself in the meantime!

Another trap is buying a property that is tenanted. Practically all the auction properties are sold on a ‘as is’ basis. What that means is that the buyer is buying the property as it is – warts and all. If the property is damaged, it’s up to the buyer to make the repairs. If the property is occupied, it’s up to the buyer to evict the tenants. How is his problem. The seller does not want to know or even care.

Now if the tenants are willing to move out, then the buyer is lucky – very lucky. If not, then his problems have just began. He may need to beg, plead or chase them out, which is easier said than done. He may need to go to court to evict the tenants. That’ll take months. Worse, the buyer may not even move out even with the court order. What will the buyer do then? Cry would be a good thing. Imagine that: it’s the buyer’s property. He has paid good money for the property but is unable to exercise his rights over it. Meanwhile the tenants are staying there – rent free, mind you – and thumbing their noses at the buyer.

Those are just two of the traps waiting for the uneducated buyer at property auctions. There’s plenty more lying and waiting in the shadows. I can’t tell you the whole bag because of lack of space and because some of them are unprintable!

So to summarize, you need to do some homework before you can consider going for auctions and bidding for the properties. The homework will include visiting the property, checking the title and checking the outstanding bills. It may sound like a lot of work but considering the rewards, I think it is a worthwhile thing to do.

But then, all worthwhile things require time, effort and sacrifices. And making money is certainly a worthwhile thing.


p's: byk lagi risiko rumah lelong ni, baca entry ni : Risiko Membeli Rumah Lelong


Klik LIKE kalau suka Entry Ni

11 comments:

  1. perkongsian menarik...perkara biasa yg berlaku dlm urusan rumah lelong....tapi rasanya negara mempunyai undang2 yg baik..dn gunakan budi bicara untuk selesaikn masalah tersebut.....

    kdg2 simpati dgn nasib owner asal..tapi nk wat mcmner..benda dh berlaku nk bantu pun kdg2 kita sendiri pun masalah....

    thanks for sharing mat joe...

    ReplyDelete
  2. kesian nye...yg tukang beli kesian tak dpt manfaat... yg tuan umah pun kesian gak sbb umah kena lelong dan takde umah lain...huhu

    ReplyDelete
  3. aku perlukan bantuan ko bila masa nya sesuai nanti mat joe pasti kan ko sedia membantu ye untuk aku membeli rumah

    ReplyDelete
  4. ko jangan macam2 bro.. buat aku seram je ni.. dah lah aku tengah berurusan beli umah yg sekarang owner masih duduk dekat umah tu.. kalau dia tak mau keluar.. dia kena bayar sewalah dengan kita pulak.. boleh ke mcm tu?

    ReplyDelete
  5. servey juga rmh lelong..tapi lokasi tak berkenan..

    ReplyDelete
  6. sebenarnya ramai yg tak paham undang undang negara kita. semua orang assume undang undang itu adil.

    jgn terkejut kalau TIDAK!

    jadi, sebelum beli rumah lelong,pastikan homework dah siap!

    Myvitrd- beli subsale ke lelong?

    Tuanbri-Perunding Hartanah Lelong

    ReplyDelete
  7. aku berpengalaman sendiri tp nasib baik, yg menghuni tu penyewa...

    sangat mencabar nak keluarkan penyewa sbb penyewa dakwa, deposit kena kasi dulu sblm kuar..

    nasib baik penyewa tu tak berkeras sgt.. dan nasib baik bkn owner sendiri yg duduk umah tu.. kalau tak, aku rasa abis ranab umah aku dibuatkan sebelum dia keluar...

    kalau orang bercerai, aku namakan owner tu gila talakk.. rumah dah selamat kena lelong tp dia masih dakwa rumah tu milik dia..

    Siap dia datang kat maintenance office nak tegakkan benang basah, nasib baik aku dah kasi maintenance office segala dokumen yg ada

    ReplyDelete
  8. Myvitrd,
    kalau dia mampu bayar sewa, mesti dia mampu byr loan kat bank kan...??

    ReplyDelete
  9. salam, saya nak tanya, saya baru sahaja membeli rumah lelong dan telah membayar habis rumah tersebut cuma masalah yg saya hadapi skrg adalah rumah tu ada lagi penghuninya dan apabila saya datang kerumah tersebut penghuni tersebut tiada di rumah, skrg ni apa yg perlu saya buat? boleh tak kalau saya repot polis untuk pecah masuk rumah tersebut? tolong ye sapa2 yang ada pengalaman email kat saya xx_krymm@hotmail.com TQ

    ReplyDelete
  10. aku pon baru selamat beli umah lelong yg mempunyai penyewa...tapi ya ampun penyewa mcm ****** tiap kali kami dtg cara baikmintak die kuar xsudah2 maki hamun yg kami terima..katanyatuan rumah lamatipu la,die da beliumah tu la, die ni la tu la...adoii tp aku mintak juga die keluar hujung bulan ni...tp nak tanya korang la kalu die xkuar juga aku nak wat ape eh..tlg

    ReplyDelete
  11. panggil polis laa

    ReplyDelete

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