Typhoon-hit Philippines: China Sends Hospital Ship, Others jostling for powers and dominance as Philippines welcomes former invaders

 

(Reuters) Following Typhoon Haiyan's devastating effect on the Philippines, the Chinese government is sending its hospital ship, the "Peace Ark," to aid displaced victims. 

 

Members of the medical crew stand at the inpatient room inside their Chinese Navy hospital ship Peace Ark before its departure from a navy base in Zhoushan, east of Shanghai, China, on a relief mission to the Philippines, on Thursday, Nov 21, 2013. Military flags fluttered in the wind aboard China's navy hospital ship Peace Ark as it began a goodwill mission to the Philippines on Thursday, nearly two weeks after the Southeast Asian country was struck by a devastating typhoon that killed more than 4,000 people. -- PHOTO: AP

In response to Typhoon Haiyan, which has claimed the lives of over 4,000 people, and has left millions homeless in the Philippines, China’s Ministry of Foreign Affairs announced that the country will be sending a hospital ship to aid victims who have lost homes and family members. The so-called “Peace Ark” is expected to set sail on Thursday, however, 16 members of the Red Cross Society of China were dispatched on Wednesday to areas with the largest devastation due to weather conditions.

“The 51-member emergency medical team sent by the Chinese government will set off within the next few days,” Foreign Ministry Representative Hong Lei said during a press conference on Wednesday. “The Red Cross Society of China will send an international rescue team to the disaster-hit areas in two groups. China will also dispatch the naval hospital ship, "Peace Ark," to join the relief effort in the disaster-hit areas.”

The Chinese government has been subject to heavy criticism for a lack luster effort to help typhoon victims in the aftermath of the Nov. 8 disaster. The relationship between China and the Philippines has been strained following territorial disputes over the South China Sea, The New York Times reported. China offered the services of its “state-of-the-art hospital ship” on Monday, which the Filipino Health Ministry graciously accepted.

With one of the largest economies in the world, second only to the United States, China announced that it would be donating $200,000 when the disaster initially occurred. The country recently changed its donation to $1.6 million, following an outcry from both international and domestic entities. Publications that usually support the communist state, such as the government owned People’s Daily, and its publishing asset the Global Times, have come out in protest against Beijing’s lethargic response.

“China has been following closely the typhoon disaster in the Philippines. It is reported that the disaster has injured about 20,000 people and left the disaster-hit areas lacking in doctors and medicine,” Lei added. “We have got the confirmation after coordinating with the Philippines and will send relief workers to the disaster-hit areas to provide humanitarian medical assistance in the spirit of healing the wounded and rescuing the dying. It reflects the Chinese people's goodwill toward the Philippine people.”

Contributed By Justin Caba

Philippine aid controversy shows powers jostling for regional dominance

Haiyan, the strongest typhoon to make landfall in recorded history, has killed over 3,976 people in the Philippines. But from the start, the size of the rescue package sent to Haiyan victims has been seen as a race.

Besides the initial emergency fund of $100,000 and the $100,000 in aid offered by the Red Cross Society of China, the Ministry of Foreign Affairs of China has pledged another 10 million yuan ($1.63 million) of rescue material to Manila on Thursday.

Washington is not shy to promote its rescue efforts to one of its important allies in Southeast Asia, with the aircraft carrier George Washington dispatched and $20 million offered, plus marines and sailors to distribute food and medicine. Japan also sent a high-profile rescue team including warships and 1,180 Self-Defense Forces members. Both countries have extensive experience in disaster relief work.

Rescue effort of Haiyan has particular political concern beside natural sympathy to the victims. Attention to the disaster relief to the typhoon stricken Philippines has reflected the rivalry among major powers for the regional dominant role.

Since Washington's pivot to the Asia-Pacific region in 2011, the South China Sea, among other areas, has witnessed escalating tension.

Alongside China's growing regional influence, Washington has to stress its ability to provide security to its allies to secure its influence in Southeast Asia. It becomes more urgent after President Barack Obama missed two important regional meetings in October and questions were raised about US commitment to its traditional allies.

Though on a humanitarian aid mission, the arrival of aircraft carrier George Washington has a strong symbolic meaning, as it signals US military presence and deployment ability in this strategically important region.

Japan, increasingly isolated in East Asia, is taking rescue efforts to strengthen its diplomacy in Southeast Asia, which Prime Minister Shinzo Abe has emphasized since the beginning of his current term. It is also a way for Japan to demonstrate its status as a regional power.

China's aid to the Philippines was criticized as "meager" and not matching its economic power. In the future, China will face increasing pressure to take more responsibilities in regional affairs.

For both the government and the public, there is a learning curve. Foreign ministry spokesperson Qin Gang remarked on Thursday that China's rescue aid to the Philippines is not a "one-time deal" and will correspond to the post-disaster situation.

Domestically, the Chinese public is tilting against sending rescue aid overseas. An online survey conducted by Sina News, following Chinese government's announcement of further aid, indicated that more than 65.3 percent of the people taking the poll believed the additional aid amount was more than enough, while 9.4 percent thought the figure was less than appropriate.

Some hold that sending aid to foreign countries is premature for a country still plagued by its own development problems. There are also voices opposing political factor affecting humanitarian support.

However, the case with Manila, a staunching ally of Washington's pivot policy, is more complicated not just because of the lasting row over the disputed Huangyan Island.

The Philippine government's incompetent performance in the hostage crisis in 2010 which killed eight Hong Kong tourists, the Aquino administration's stubborn refusal to apologize and failure to deliver proper compensation for that incident, and the Philippine Coast Guard shooting dead a Taiwanese fisherman this May all soured the Chinese public's perception toward their neighbor in the south.

Sending military force for overseas humanitarian aid is still a relatively new mission for China. The security dilemmas sparked by the expanding military footprint is a concern for Chinese authorities.

China's rise will be bound to be a bumpy process, and the controversy surrounding disaster aid to the Philippines attests to that.

Contributed By Guan Yan
The author is a commentator with the Global Times

Japanese troops welcomed back in typhoon-hit Philippines

 

Japanese troops welcomed back in typhoon-hit Philippines

Tacloban (Philippines) (AFP) - More than 1,000 Japanese troops were offered a warm welcome in the Philippines Friday as they prepared to launch relief operations across typhoon-devastated islands that were brutally occupied by Japan seven decades ago.

The troops were aboard three vessels that arrived at the central Philippine port of Cebu on Thursday night, an official at the Japanese embassy said, in what is the biggest overseas deployment of Japan's military since its defeat in World War II.

They will join a huge international relief effort to help survivors of Super Typhoon Haiyan, which flattened dozens of towns through the central Philippines on November 8, leaving at least 5,500 dead or missing.

"We have already delivered small amounts of aid but the main effort will begin after a meeting with Philippine forces today," Takashi Inoue, deputy director of public affairs with the Japanese embassy in Manila, told AFP.

Japan's contribution to the humanitarian effort comes as a newly-confident Tokyo looks to make its mark again on the world order, after decades in which the idea of its troops on foreign soil was complete anathema.

In many parts of Asia, memories linger of the brutality of invading Japanese soldiers prosecuting an expansionist romp through the region in the name of the emperor.

In a twist of historic irony, the Japanese troops are returning to areas of the Philippines that saw Japan lose one of history's biggest naval battles to the US-led Allies.

Eulalia Macaya, 74, who survived World War II and the typhoon, said she remembered being terrified by Japanese troops as a little girl.

"We were hiding in holes dug under the floor of our homes," she recalled. "The Japanese soldiers were patrolling but we couldn't see much of them. We could only see their boots. We were so afraid."

But Macaya, who was waiting for treatment at a temporary field clinic set up by the Japanese government in Tacloban, the typhoon-ruined capital of Leyte, said she was very pleased the former occupier was back.

"I don't hold any grudges anymore. There's no more bad blood between us," she said.

Tente Quintero, 72, a former vice mayor of Tacloban, said that at a time of dispute with an increasingly emboldened China over the ownership of South China Sea islands, Filipinos now saw the Japanese as friends and allies.

He declared himself "happy" there were Japanese boots back on Philippines soil.

"There's nothing like two allies living in harmony with each other," he said.

Beatrice Bisquera, 91, said the devastation and hardships Haiyan had brought were worse than anything Filipinos suffered under Japanese military rule.

"During the Japanese occupation we just hid in the mountains. Now, there's nowhere to hide," she told AFP.

General Roy Deveraturda, Commanding General of the Philippine armed forces Central Command, said the Philippines was thankful for the Japanese typhoon support, and past animosities were no longer a concern.
"This is a different world. We have seen the generosity of their donation," he told AFP.

"They have already showed remorse. Their help is most welcome."

For some Japanese relief workers already on the ground in Leyte, their country's participation in the international relief effort alongside the United States is an indication of Japan's very different relationship with the outside world.

"Nearly 70 years ago, we were enemies. Now we're friends," said Joji Tomioka, a doctor helping to coordinate a civilian medical team.

"We cannot forget the past, but we must learn from history so that we will not do the same thing again."

Old is Gold

Historical buildings offer unrealized value 

Refurbished heritage properties in Jalan Lau Ek Ching in Ipoh. One is for sale at RM2mil.  

What price is one willing to pay to own a piece of history?

According to valuation surveyor and property consultant Choo Ah Sit, sources have revealed that the former OCBC Bank building on Lorong Hang Jebat in Malacca has been attracting attention from foreign buyers. Some Singaporeans are said to have offered between RM22mil and RM25mil for the property.

However, since foreign buyers are required to obtain approval from the state’s Foreign Investment Committee, which can be a time-consuming process, the owners have offered the early mordernist style building to a local company for RM17.5mil.

The total land area for the five lots covers some 7,739 sq ft with a 3½-storey building with a total built-up area of about 23,500sq ft. Crunching the numbers, if the offer of RM17.5mil goes through, the price of the property works out to RM2,261 per sq ft.

“With that kind of money, you can construct a new 15-storey building, but not in the core zone of the Unesco heritage site, of course,” Choo said.

Property valuer Choo Ah Sit says the prices for heritage buildings have gone ‘crazy’ since Unesco recognised it in 2008.

Having observed the property market in Malacca for the last 33 years, Choo’s honest assessment of the market is, in his own words, “crazy”.

“The current trend now is, ‘You like, you pay. Don’t ask about the price’,” Choo declared.

From a map showing the Jalan Tun Tan Cheng Lock-Jalan Hang Jebat area (famously known as the Jonker Street area) and its immediate lanes, there are no less than 20 properties available for sale, but there are few signboards to indicate the owners’ intentions.

“In some cases, someone who has taken a fancy to a building will simply ask around for the owner’s contact. Surprisingly, word spreads fast. This is how some transactions are concluded,” revealed Choo.

The steep jump in prices, said Choo, came in tandem with the declaration of the area as a Unesco heritage site.

“From the 1970s to the 1990s, there was no interest in these buildings. One was because of the Rent Control Act that saw rental rates for buildings built before World War II being fixed at RM100 to RM200 per month. The returns were not enough to motivate owners to perform the necessary maintenance, resulting in some of these structures falling into a sorry state of disrepair. Only when the Act was abolished and the free market allowed to take over, did prices start to move upwards by anywhere between 30% and 50%,” Choo said.

For an idea of how much investors are expected to fork out at current market prices, Choo revealed that asking property prices in the heritage zone in Malacca can start from RM600psf to as high as RM1,600psf, depending on location factors such as accessibility and traffic flow.

Choo cites three interesting cases.

One property located along Jalan Tun Tan Cheng Lock made a record sale of RM1,221psf while prices for two single-storey shop houses in Jalan Hang Kasturi appreciated from RM980,000 to RM1.75mil in a short span of nine months.

Choo surmised this may be caused by the property changing hands over a short period of time. He also does not rule out factors such as speculation and the undervaluing of property.

.  
A pre-war shop with a restaurant for sale in Lorong Panglima, Ipoh, for RM1.5mil.

Another plum lot is a two-storey pre-war building occupying 1,717sq ft on Jalan Tun Tan Cheng Lock that is asking RM2.8mil or RM1,630psf.

“The high prices are mainly due to a fixed supply and it will keep rising because of this. Where foreign buyers are involved, it may have something to do with the prestige of owning a piece of property in a Unesco heritage site. The other thing is our favourable exchange rate,” said Choo of the dramatic prices.

Over in Penang’s Georgetown, which received the Unesco heritage designation at the same time as Malacca, Jennifer Yeoh, 47, a real estate agent for the past five years, said the appreciation for old buildings had been foreseen by some businessmen who transformed these premises into restaurants, hotels and retail outlets as early as a decade ago.

Case in point is Gurney Paragon on Gurney Drive. Standing together with the brand new mall is the 88-year-old St Joseph’s Novitiate.

In 2004, the 10-acre parcel of land was sold to Hunza Properties for RM97.86mil, or roughly RM250psf back then.

Today’s prices have, of course, risen significantly.

In Yeoh’s listings, for example, there is a row of seven units on Lebuh Clark each occupying 650sq ft going at RM1.2mil a unit or RM1,846psf. Over on Jalan Irving, a two-storey bungalow with a built-up area of 3,964sq ft is going for an asking price of RM4.5mil or RM1,135psf. On Beach Street (Lebuh Pantai), the owner of a two-storey shop house covering an area of 4,475sq ft has put the property up for sale at RM1,005psf.

“The trend is not to buy them singly but to purchase maybe a row of seven units at a time so that bigger commercial projects can take place,” says Yeoh.

She reckons buyers in this category are also antique appreciators in a way. In some of Yeoh’s listings, there is still old furniture from the post-World War II era inside.

Over in Ipoh, head of business development for Oriental Realty, Gladwin Agilan said the interest in pre-war and heritage buildings started in 2008 when a group of local businessmen began buying properties on Jalan Raja Ekram, Jalan Lau Ek Ching and Lorong Panglima and converting them into watering holes and eateries.

History, said Agilan, 37, was the main selling point. He cites Lorong Panglima as an example.

“In the past, this was known as Concubine Lane, formerly a red light area. Tin miners were said to keep their mistresses there, away from the public eye, in these very houses. Over time, international media and local historians played a part to stoke interest in the area.

With the influx of visitors who have found the architecture and nostalgia an ideal spot for wedding photography, local authorities were prompted to repair infrastructure like drainage and other utilities,” Agilan said.

Over 10 years, Agilan has seen property prices for pre-war buildings in Ipoh starting from as low as RM150,000 to RM180,000 and appreciating to a current price of RM550,000 to RM600,000.

“In our records, the last transaction for a pre-war building was at RM950,000. Today, offers have reached RM1.1mil,” he said.

In his current listings, a refurbished two-storey pre-war building measuring about 900sq ft on Panglima Lane is going for an asking price of RM800,000, which works out to an auspicious RM888psf.

The first floor is already tenanted, but the upper floor can be adapted into a homestay. Over in Jalan Lau Ek Ching, where the famed Bricks and Barrels watering hole is located, the current asking price for any one of the refurbished buildings covering 1,900sq ft on this row is RM2mil, about RM1,052psf.

Agilan explained the intention of most owners is not to restore but adaptive reuse. First on the agenda is the electrical rewiring, plumbing, roofing and flooring.

Walls are usually in the form of cement skreed and if the original floors are of timber, these will usually be replaced with double volume metal decks for safety and functionality. Renovation costs for such projects are usually in the range of RM100,000 to RM150,000.

According to Agilan, Ipoh is a veritable trove for heritage building hunters as there are no less than 2,000 units over 80 to 100 years old scattered in seven main areas.

The buildings can be found on Jalan Sultan Iskandar, Jalan Sultan Yusuf, Jalan Silang, Jalan Bandar Timah, Jalan Othman Talib, Jalan Bijih Timah and the two streets mentioned earlier.

However, Agilan reckons the chance to own a property in this market segment requires a lot of conviction.

“The owners really have a lot of holding power. There are cases where offers have had to wait between six months to a year before getting a reply. The oft-received response I always get from the owners is ‘Not now’ when it comes to the question of selling their property. Understandably so, as some of them are ancestral homes,” said Agilan.

But mindsets, observed Agilan, are slowly changing with the younger generation.

“In the 1980s, during the lull in tin prices, many moved to Kuala Lumpur. Back then, these properties had not reached their full worth yet as buyers did not know what to do with them.

“However, the economic revival in Ipoh has changed things and given people new ideas so this is a very good time to sell, and buy,” concluded Agilan.

- Contributed  by story and photos by Grace Chen The Star Metrobiz

The new Beijing beckons

 

Customers with bags containing first day purchases from a H&M fashion collection designed by French fashion designer Isabel Marant at a window display at a H&M store branch in Beijing, China. — EPA

Here, you are surrounded by optimistic and enthusiastic young people with the zeal to do well not only in China, but in the globalised world.

I JUST took a short trip to Beijing to attend a conference on women. It has been seven years since my last trip and 28 years since my first. In 1985, China was gingerly opening up to the world. People still wore blue Mao jackets and rode around mostly on bicycles. There were few hotels of the standard we were used to in Malaysia.

Today, so little of that Beijing remains. Tall glittery skyscrapers abound. Shopping malls carry every type of international luxury brand and people dressed as if they had just walked out of the pages of Vogue China that just celebrated its 100th edition by commissioning the photographer Mario Testino to shoot the entire issue.

Sitting at the French bakery chain Comptoirs du France, I saw a fashionable young couple walk by with their miniature dog. The dog wore a Chanel sweater....

When I arrived at the vast modern Beijing Capital airport, a young volunteer from the conference received me. She was a graduate student at Beijing University, spoke perfect English and was extremely efficient in getting me to my hotel and comfortably settled.

In fact, throughout the conference, a whole bevy of eager young volunteers shepherded us through the programme with remarkable efficiency, politeness and charm. Whenever a special request was made, they followed through until it was fulfilled.

I also met some impressive young female entrepreneurs and corporate leaders. There is now a generation of young Chinese who had been educated abroad and who are returning to start their own businesses or head companies.

The head of McKinsey in China is a Beijing-born woman as is the head of SK China, South Korea’s third largest company. Additionally, young women are using their cosmopolitan education to start businesses. The organiser of the conference was a 27-year-old former chess champion born in Chengdu.

Another 27-year-old has combined the experience of her education at both a Swiss finishing school and Harvard Business School to start a business giving etiquette lessons to Chinese wanting to venture out into the world beyond their own country. They have an acute sense that to succeed in this globalised world, they need to discard provincial habits and tastes.

The most impressive person I met, however, was Zhang, a taxi driver. I hopped into his taxi at my hotel and asked him to take me to Panjiayuan, the flea market. Taxis in Beijing are very clean and neat except that they tend to smell of cigarettes. But they are safe and as long as you get someone to explain to the taxi driver where you want to go in Mandarin, you will get there in one piece.

So I was not expecting Zhang to turn round and wish me a good afternoon. It turned out Zhang spoke pretty decent English. When I asked him why, he said he decided to learn it because he wanted to communicate with his international passengers and he loved to practise with them.

Indeed, Zhang proved to be a gem, not only did he take me to the flea market and wait until I was done but he also took me to find some other items I was looking for, drove me around Tiananmen Square so I could take photos and then took me back to my hotel, all the while chatting merrily in English.

(Some were however a bit cynical about Zhang, that he should by coincidence have picked me up that day. Apparently, there are no such coincidences in China.)

China does still have many problems, Beijing’s terrible pollution being just one. And no doubt there are huge gaps between the cities and the countryside. But there are enough eager young educated and entrepreneurial Chinese today ready to take the lead in almost everything, both domestically and perhaps even internationally. The socialist slogans are now found only on posters you can buy at the flea market.

For a few days, I had a break from home news because there is no Facebook or Twitter in China. It was nice to be with optimistic and enthusiastic young people wanting to do so much, instead of the angst-filled navel-gazing we indulge in back home and the thousands of ways we find to bring people down.

We seem to think that our country is special when we should be worrying about how this giant country only a few hours away is poised to leave us in the dust, despite our headstart.

I did meet one young Malaysian currently working in Shanghai who wants to come home to start a new IT enterprise. It was so refreshing to meet someone who is still eager to invest in his own country. I just hope that our daily nonsense does not crush his eagerness.

Contributed by Marina Mahathir

> The views expressed are entirely the writer’s own.

Bank Negara Malaysia new ruling to curb interest capitalisation and developer interest bearing housing loan schemes

Fee ling the heat: Although the guidelines on the prohibition of the DIBS is not surprising, the new rule on using the net selling price to determine the loan- to-value ratio is a negative surprise to some analysts.

PETALING JAYA: A new circular from the central bank that took effect last Friday will pile more pressure on an already hard-hit property sector, even if its merits are likely to be felt in the long-term, analysts and industry executives said.

In a bid to make the property market sustainable, the new rules have put the brakes on interest capitalisation schemes (ICS) and the developer interest-bearing scheme (DIBS).

It also calls for the use of the net selling price of a property as the benchmark for obtaining bank loans, which raises the amount to be paid upfront.

Alliance Research’s banking analyst Cheah King Yoong said the measures were “more onerous” than anticipated and posed downside risks to his 9% loan growth estimate for the banking sector next year.

“Although the guidelines on the prohibition of the DIBS was not a surprise, the new rule on using the net selling price to determine the loan-to-value (LTV) ratio is a negative surprise to us.

“While it is difficult to gauge the impact on banks, the fact that this new rule applies to all property financing, including first-time home buyers, means that property buyers’ affordability will be affected, and this will lead to lower property loan growth,” Cheah said in a report yesterday.

“We believe the latest policies illustrate the sheer determination of the authorities to contain the growth of household debt.

“These measures, together with potential rate hikes in 2014, fiscal tightening by the federal government and subsidy rationalisation next year, could further drag on loan growth in the retail segment, temporarily leading to a rise in credit costs, and dampen investor sentiment on the banking sector,” he added.

The circular prohibits financial institutions from granting end-financing facilities to individuals or non-individuals for the purchase of property offered under an ICS, including the DIBS.

Financial institutions are also barred from granting a bridging facility to finance a property development that offers ICS.

According to Alliance Research’s Cheah, this effectively removes any alternative incentives that developers might concoct to replace the DIBS.

“Nonetheless, our channel checks show that for the banking groups under our coverage, property loans with the DIBS only made up 1% to 3% of their outstanding mortgages,” he said.

Affin Bank is the exception, with some 7% of its mortgage loanbook comprising loans tied to the DIBS.

“Given that property loans with the DIBS are immaterial to overall outstanding mortgage loans as well as new mortgage loans approved, we do not expect the restrictions to have a significant impact on the banking sector,” Cheah said.

Public Bank has the highest exposure to housing loans at 56% of its gross loans, followed by Alliance Bank with 55% and Hong Leong Bank, 46%, company data showed.

Another key item on the circular requires banks to calculate the LTV ratio based on the net price of a property instead of its gross price.

To illustrate, a property with a list price of RM1mil, rebate of 5% and 90% financing would incur a down payment of RM50,000 after discount.

Under the new regime, the down payment increases to RM95,000 because the 90% loan will be computed using the discounted price tag of RM950,000.

While property executives expect a slowdown in sales, they believe that genuine buyers will remain undeterred.

Mah Sing Group Bhd group managing director and CEO Tan Sri Leong Hoy Kum told StarBiz via email that demand for properties would continue to be robust, especially among those buying to own or for long-term rental income.

“There is still a large supply-demand gap as supply growth for properties has been on a decreasing trend since 2003, with Malaysia’s supply growth in the second quarter of this year at only 0.8%.

“The fundamentals driving the property market’s growth in recent years have not changed, for example a younger population leading to new household formation, a rising middle-income group, the supply-demand gap and stable employment.

“Initiatives in Budget 2014 may remove the speculative element, but not the fundamentals,” he said.

Leong noted that the lending environment was still conducive, with low interest rates and banks offering BLR minus 2.4%, from BLR minus 2.1%-2.2% a year ago.

Mah Sing had stopped offering the DIBS for most of its launches since the start of the year. None of its projects in Iskandar Malaysia feature the DIBS.

-  Contributed by John Loh The Star./Asia News Network

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2. Property gain tax won't hurt genuine buyers
3. New tax rate on property to keep away flippers

Increase transparency in property prices

Companies factor in freebies into the cost of the property

 

The marketing tactic of offering lifestyle-oriented freebies is often quite effective when it comes to high-end premium homes

DEVELOPERS often offer sales gimmicks and marketing ploys like free legal fees, rebates, air-conditioners and furniture. Budget 2014, however, seems to make it a requirement that developers be transparent about their property prices.

The adage “There’s no such thing as a free lunch” rings true in this instance. While developers are quick to advertise various blandishments such as “free legal fees/stamp duty, etc”, such freebies are always factored into the property price. These freebies should be translated into cash incentives to be deducted from the purchase price of the property, as otherwise, it becomes meaningless to offer these gimmicks, which are usually recovered in the form of substandard materials. Here, we again thank our Prime Minister for announcing that developers, when offering their products, should disclose the value of the freebies to the buyers. Such transparency is a move in the right direction so that buyers would know what they are letting themselves in for. The enforcers of the law should be able to count on the Urban Wellbeing,

Housing and Local Government ministry to do its job to ensure that there is strict compliance and observance.

Whilst such a requirement will not deter speculation, it will hopefully educate house buyers on what makes up their final property price and not to be misled by developers advertising such freebies.

Additional measures

The National House Buyers Association (HBA) reiterates its call on the Government to take additional measures to stem the steep rise in property prices. There are basically two ways to reduce speculation: increasing the entry cost and increasing the exit cost.

Whilst Budget 2014 has increased the exit cost in the form of the higher real property gains tax or RPGT, more measures are needed to increase the entry cost to further reduce speculation.

The current stamp duty payable for the transfer of properties is based on the value of the property. This does not deter speculators, as the stamp duty payable is the same, regardless of the number of properties already held or bought.

The Government’s current low stamp duty regime has been misused by property speculators to accumulate multiple properties, driving up these prices by creating false demand and denying genuine buyers the opportunity to buy such properties.

It is every Malaysian’s wish to buy at least one property in their lifetime for their own dwelling, and perhaps an additional piece of property as a long-term investment or to fund their children’s education.

Hence,HBA has proposed that the current scale stamp duty remains the same for the first two properties bought, but is increased to a flat rate based on the property price for the third and subsequent properties to discourage speculative buying.

(See table for a comparison between the current stamp duty and the stamp duty proposed by HBA.)

With the same scaled stamp duty payable regardless of the previous number of properties held, speculators are not deterred from buying multiple properties.

Even for properties costing RM600,000, the stamp duty payable is only 2% of the value of the property.

The HBA-proposed stamp duty would not cause any disruption to genuine house buyers who can only afford two properties in their lifetime (one for their dwelling and one for long-term investment).

On the other hand, property speculators would be discouraged as the stamp duty greatly increases their entry cost.

RPGT will not lead to higher property prices 

Certain parties with vested interest are claiming that the revised RPGT rate would lead to higher property prices, as speculators would definitely factor in the RPGT into their property prices, only for the subsequent buyer to end up paying the RPGT indirectly.

Such statements only confirm that speculators are indeed responsible for driving up property prices.

If indeed the speculators factor in the additional 20% to 30% RPGT into their property prices, then it would make the property prices unattractive to the next buyer.

Financial Institutions may be unwilling to finance such exorbitantly overpriced properties, as such institutions have their own market intelligence to determine the fair value of such properties.

RPGT will lead to an orderly property sector
 
The aspiration of every rakyat is to own a roof over their heads and shelter their young rather than making money from properties. Hence, having the RPGT in place would deter speculators, and eventually lead to a more orderly property sector driven by market demand and not speculative forces.

Therefore, HBA supports the Government’s RPGT proposal and urges the public to support such a move to curb the current excessive speculation in the property sector.

HBA strongly believes that the cost of a roof over one’s head should not be left to market forces. The repercussions whereby a large section of society is deprived of affordable housing is serious and far-reaching. The present property price increase does not commensurate with the present rise in wages. The affordability of house ownership is becoming an elusive dream to the present generation. Controlling the upward spiral of property costs is not in the interest of housing developers. In fact, they certainly favour it. Therefore, it would be totally unrealistic to expect any developer to be interested in bringing down property prices.

Contributed by Buyers Beware Chang Kim Loong

CHANG KIM LOONG is the honorary secretary-general of the National House Buyers Association (www.hba.org.my), a non-profit, non-governmental organisation (NGO) manned by volunteers. He is also an NGO councillor at the Subang Jaya Municipal Council.

Related posts:

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