Denzity Insights Transcript: Feng Shui in Real Estate with Allen Kong

Feng Shui in Real Estate with Allen Kong

Connect with Allen Kong:

Website: fungshuihk.com

Facebook: www.facebook.com/fungshuimaster/

Instagram: fungshuimaster

Twitter: fungshui_hk

WeChat: OK_lar

Email: [email protected]

Blog: fengshuimasterkong.blogspot.com

Modern science has busted many traditional thinking and beliefs but there is one ancient Chinese practice that has been around for thousands of years ago and it certainly is irreplaceable. This belief is known as Feng Shui. The basic concept is to harmonize our surroundings to improvise living, and with real estate being so deeply connected to our everyday life, Feng Shui and its contributions became an unignorable factor for the industry.

This episode with Allen Kong is undoubtedly a fun ride to the unconventional side of the real estate world. Starting from the basics of Feng Shui to its elements, we learn its necessity and the logic behind the concept.

  • What does Feng Shui actually mean?
  • How does Feng Shui relate to real estate?
  • What kind of impact can it have on real estate?
  • How does Feng Shui help and why is it so important?
  • Can it really improvise living?

As it can be difficult to catch some minor errors, transcripts may contain a few typos or inaccuracies.

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Terminology:

SARS [Severe Acute Respiratory Syndrome]: SARS is a contagious viral respiratory disease that affected more than 20 countries in 2003. Although yet-uncertain, it is said to have originated from animals and first infected people in southern China’s Guangdong province in late 2002.

For more: https://www.who.int/ith/diseases/sars/en/

Feng Shui: Feng Shui is a Chinese term that has a literal meaning of Wind and Water. It is an ancient Chinese belief of getting the natural energy flow properly balanced in our personal space to enhance living.

For more: https://people.howstuffworks.com/feng-shui.htm

Electromagnetic Field [EMF]: Electromagnetic field is the combination of the electric and magnetic fields. Whether natural or man-made, this invisible energy exists everywhere in the environment we live in. A few of the EMF side-effects include headache, insomnia, depression etc.

For more: https://www.britannica.com/science/electromagnetic-field

Sources:

Five elements:

https://fengshuimasterkong.blogspot.com/2020/01/the-5-elements.html

https://www.chinahighlights.com/travelguide/chinese-zodiac/china-five-elements-philosophy.htm

Feng shui compass(Luo Pan):

https://fengshuimasterkong.blogspot.com/2020/03/i-get-asked-this-topic-as-we-constantly.html

https://www.fengshuinatural.com/en/fengshuicompass.htm

Flying star:

https://fengshuimasterkong.blogspot.com/2020/04/flying-star.html

https://www.thespruce.com/flying-stars-school-of-feng-shui-1275146


Alright, let’s get back to the transcript of the show. Enjoy!

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Darren: So Hey Allen, how’s it going?

Allen:Good, I just want to check if the lighting is fine, you can see my face properly and everything is in frame.

Darren: Yeah, yeah it looks perfect.

Allen: Okay, great. Because just now I’m just trying to test the light level you know, because the sky was getting dark a little bit, so I’m just trying to use natural lighting.

Darren: That’s fine. Yeah, thanks for coming to the show. And today’s very special, because I think a lot of people will look at the title like, “Hey, Feng Shui in real estate.” And it’s something that everyone will have questions about because a lot of people believe in it and other people can doubt it. It’s the people I’m definitely curious about. So I’m really happy that you’re here.

Allen: Thanks for having me today. I’ll try to answer as many questions as possible. I know you have a tight schedule, So let’s go with it.

Darren: No, it’s totally fine. And, so I want to ask first, right. How many years have you been practicing Feng Shui?

Allen: I’ve been doing this for 17 years and coincidentally I started in 2003 when it was the year SARS started. So I took some leave you know and then I took a course and I never thought I could actually grasp this idea because I have a technical background from airlines. But here I am after 17 years. 

Darren: Wow. Okay, that’s I mean, 17 that’s a long time actually. So for a beginner right, who is interested in Feng Shui, like how you explain Feng Shui to them in a very simple way?

Allen: Feng Shui is basically a study and observation of the environment. So I mean, it’s about 6000-3000 years in Chinese history. So it’s basically gathering data, observation of the weather, geography. And actually, we put a lot of elements of the animals and also the five elements.

Darren: Would you mind telling the audience more about the five elements?

Allen: Yeah, you have the water, fire, metal, earth and wood. So these are the five basic elements which combine compound with the Feng Shui. So we always like to calculate and make the harmony of all the five elements. So if you have too much water that’s not good. For example, if there is too much fire then it’s too hot. So we want the five elements to be in synchronization and harmony.

Darren: Okay, well, I have  a real estate investor background. And I’m curious, right? How does Feng Shui impact real estate and why does a landlord or homeowner need  to understand more about it?

Allen: Well, really good question Darren because Feng Shui to me and to many Feng Shui practitioners are and is actually real estate because it’s for people to purchase a home, of course we mentioned about harmonizing. You know, so you want the five elements to work for you, not against you. So for us to go to a property we look at a site as if it’s too bright. 

Allen: Even if we count a smell, a bit too smelly then that’s bad Feng Shui. Okay, places too windy, you know, or all kinds of stuff just having to wonder how to harmonize it. So we want to balance out all the five elements. For example, let’s talk about water because Feng Shui to the Chinese, soil means water. And water means wealth and health. And also because a lot of big cities, if you observe big cities, they’re always located near a big body of water. For example, New York, Shanghai, Hong Kong, Vancouver, Toronto, San Francisco all these big cities, Sydney, London,  you know have a big river that cuts across that means a lot of water go through it so that means wealth and health to those people who live in those areas will congregate and do well. So this is what the basic concept of how I tell my clients of why they should observe these elements.

Darren:  I see that’s kind of interesting.

Allen:  Yeah. 

Darren: What kind of tips do you have for the audience to know their current condition of their space? If that’s the case?

Allen:Well, tips I mean, there’s thousands of books out there in the internet and bookstores and stuff, but basically tips is to observe if you have, like, for example, I put up a photograph the other day, which you see here. 

Darren:  Oh, that’s cool.

Allen:  Yeah, this is one thing I bring out because the other day I was just looking at this property the other day and I saw a huge high power tension tower next to a property. By the way, this is UK, so I took this as a reference. So this place just has this huge high power cable and you have strong electricity current going through, although the scientific world scientists say there is no interference on health into human, but for us I think the other way because you have what they call the electromagnetic field the EMF which you don’t see, but it’s an energy. So like Feng Shui we’re talking about energy you talk about invisible energy, you know when the thing  goes through your body, you don’t even know it. And that’s something you should observe. So for me, I would say move away from it especially if you are a fire person. You know, if you say I have a strong sign of a fire, you know, you don’t want to have a clash with this high power attention line because this electricity means fire, so you want to—

Darren: so I mean, like that’s definitely interesting because, you know, in my head right away, if it’s an industrial building that does data or something that requires a lot energy, that’s very efficient. So I was like looking at it and I  was like “That shouldn’t be a house, there shouldn’t be anyone living there. If anything it should be like, you know a data center or some kind of business oriented place that requires a very low cost of electricity and you know , like electricity and stuff like that. It was kind of cool. So if that’s the case—

Allen: Yeah but— sorry, sometimes there’s an exception to this because if a professional says that you need fire, you know, some professionals represent fires. So you want, if you have a lack of these, it’s no problem. But over a majority avoid this high power attention line because they are what we know already,  it’s cancer prone.

Darren: Ah, okay.

 Allen: Yeah. So I wouldn’t put my family under high electricity  if you ask me

Darren:  I get it, Yeah. So what are some things that like, let’s say the audience kind of knows that, you know, something’s going on or something is not doing well. In the Feng Shui for real estate for example, how can  the audience help their own space.

Allen:Normally, when I visit a premise or a property, I would look at the setting. So if say, for example, a residential,  so the most important thing is the place that you spend most of the time. So we go to the bedroom first. So you sleep for six to eight hours presumably, and you spent a few hours there. So I go into the bedroom and have a look at the bed setting. And some people doesn’t have the natural instinct as well of where   they should sleep. So I go and sort of jiggle around and see what I can do with a bed. If it’s in the wrong position, the wrong spot,  I will tell them let’s change it to a different spot and especially for places like Hong Kong where the rooms are small.  Another tip here,  a lot of problem with Hong Kong’s apartments is that the bathroom door faces the room of course but convenience but on the other hand  it has a negative effect because the bathroom door faces your bed, that’s bad. That’s really bad for health—

Darren:  So, sorry about that so in that case right because I’m sure it’s because like right away a lot of  my friends have like bedroom facing a bathroom for example right what kind of the things would you do for that situation?

Allen: Okay that’s when I have to go visit a site and look at where the bed is facing relative to the compass, so I have to pull out like one of these, Feng Shui compass

Darren:  Oh okay 

Allen: which there is no one quick fix rule to have a bathroom facing your bed. So I have to go in and check which direction your door is facing. So, this is getting a little more technical, but generally, I would say If you don’t have me to visit your house, close the door of the bathroom.

Darren: I see. 

Allen:  And then, of course, for hygiene reasons, also close the lid off of the can.

Darren: I’m sure like since the virus situation, right? I’m sure everyone’s very concerned about that. So it’s not only Feng Shui for a cleanliness point of view, I think that’s very good that you mentioned that. So like, you know  just now you mentioned a lot of things where you have elements, you have direction of the place, how the interaction with different buildings work and so on. Do you have any clients that have like a scientific background, but still believe in Feng Shui and also too I’m kind of curious, for yourself a scientific background too you know, why do you think that people who have a scientific background will also understand about Feng Shui and want to know more about it?

Allen:It’s funny when I have people with technical background or scientific background, if you will, they sometimes encounter problems. Which science cannot you know, explain, like I know a person in real life. Holding a technical background, highly educated. He came to me and said: “Hi, I have a health issue.” So I said: “Well, let me have a look at your property.” So he invited me there. And when I stepped into his bathroom I told him, I could see that you have kidney problems or lower body problems,” then he said: “ Wow, how did you know that?” because I looked at his bathroom, It was built very nicely, beautiful, but it was transparent.

Darren:  Oh okay, 

Allen:  You know, a lot of these interior designers nowadays would like to— it has a good effect to look bigger. You know, if you have a transparent glass, bathroom, it looks sexy. You know, it looks airy, 

Darren:For sure. 

Allen: but for us, it’s taboo. And especially for that purpose for, kidney problems,   and ladies also, will share the same problem. Unfortunately, he took the blunt instead of his wife, so I said cover it up, cover all this glass up or knock it down and rebuild it with bricks. I came back a few months later, problem solved.

Darren: Really? Wow, that’s kind of cool.

Allen: I mean if you have a problem or stuff like this you’re going to see Western Doctor who’ll prescribe you medicine, that’s a scientific way to solve a problem. But then I am looking at this problem with another approach. I mean, how would you like to look at yourself in a covered bedroom when you’re doing your business every day?  It’s not really cool, so that’s one case.

Darren:  I see. Like, also thinking just now too right, when you mentioned a lot about people living there, right. And obviously, you know, we’re coming from like a real estate background, that there’s a difference between living there and owning it. So is it different when it comes to living in that area  or owning it. What’s the difference behind that? Does that affect each other or like just kind of curious how does that intertwine together?

Allen: If you are living in that property, whether you are leasing the property or the owner,   you know, say you bought a place even under mortgage, if the house is under your name, either on a lease agreement or a sales and purchase it belongs to you, not a landlord.

Darren: Oh okay,

Allen: So a lot of people say: “Oh, I own a place in Vancouver.”  So in my subject to that Feng Shui is that if you are staying in that house in Vancouver, then yes, you are. But you say you know, “I’m living in New York, and I have a tenant that is using that Vancouver property,” so that property cannot tap into the good or bad stuff of the  property in terms of Feng Shui yeah,  so it depends on where you sign if your name is on the lease agreement that is legally yours. 

Darren: That’s really cool because like, I know this is like our third or fourth conversation together and whenever I talk to you there’s so much that I never thought of and obviously  right I’m half skeptical and my family, we believe in Feng Shui as well. So same time, it’s like, you know what, I can see it’s not only about, you know, turning belief it’s about the feeling of it. And then it seems like this is something that people keep forgetting that, you know, there are lot of things that are for example scientific maybe happens you know hacker down yet and it’s something that’s very interesting in my mind that I always want to wonder, you know, so I wonder too like for yourself right cause you do all these kind of like connotations, like you know,   virtually since everyone’s in COVID-19 lockdown mode, how do you do Feng Shui right now? Like do you go to someone’s place to assess the property or can you do virtual viewings?

Allen:  Interesting nowadays where everyone is in isolation or majority of the people are in  isolation even though you want to invite, you get invited to a house, I would say don’t   because you know, you never know the risk. So now we do this on a remote basis. And I’ve done a couple of these virtual  inspections. Like the other day I had a Australian client, he’s building a house in North Sydney. 

Darren: Okay. 

Allen: So he showed me, he sent me a floor plan. Of course he did his homework, you know, it’s a bit more sophisticated just by just compared to talking on the phone. So he sent   me the floor plan, compass, reading and all so on. And then I looked at the floor plan and I can analyze from there from a top view but also he has done a lot of videos so you can shoot videos and send them to me. And I can analyze from that screenshot of, you know how much information  I can get it from that screenshot. But however, I must say there are limitations without me being there. So I would say I would discount that by maybe 30 to 40% accurate.

Darren: I see. 

Allen:  But of course, he worked with me for a long time. So you know, he’s been feeding me a lot of information and so, I can study and analyze, and I gave him my advice, my recommendation. So to answer your question. Yes, it is possible, of course, to do it remotely.

Darren: I see. I think I feel like in my head right now, there’s  some technology right now that have AI or some kind of like virtual viewing.   And obviously, hopefully time gets better and better. It seems like this is a service that is actually scalable, it doesn’t have to be like a traditional way where you have to walk into a place but obviously it will take some time, like  maybe 10 years from now we can do that.

Allen: You’re actually right because with technology nowadays we can use cameras, cell phones, AI’s, the only thing I cannot do is smell. It’s like I mentioned earlier on the initial recording bad smells is actually a bad Feng Shui. So I can’t do that. But it has to rely on the person on the site to beat me with information. So the more information they give me, the more I can digest.

Darren: I see. So let’s say for example, this case, right? If it’s a smell thing, right? Let’s say it smells terrible, like it can be the bedroom or something. So  in this scenario, does that mean that if you can get rid of the smell or cover it with a different smell, it would be better? Like, how would you suggest that?

Allen: Yeah. We always try to use a method as natural as possible to neutralize this thing. You know, maybe there is a problem with your neighbor, you know, so he’s causing a problem.   So we go next to him and say it’s this? Cause you know, you’re not going to say, too bad. I get a house smell. But you will say “Yeah I think we have a problem, you know as  a neighbor.” So we know because bad means something is rotten, and it could have health issues or for the sake of the neighborhood, you know, let’s raise concern and then let’s clean this out together.

Darren:  You know, in real estate world, right, there’s something called rights of light or rights of way. That means like, if let’s say, for your asset, your  property, something happened that neighbor does that covers your light, you can actually ask for compensation or I say, if you built something that actually intervenes the way you go to places before so maybe, you know, this can be a new thing. It can be the right to smell you know, you’re kind of ruining my asset because your smells bad and the Feng Shui got worse and stuff like that.  I mean, it’s a cool idea, just having that in my head just now.

Allen:That’s like some— I think there’s a law in Hong Kong if your air conditioning is dripping water on your neighbors building they can actually sue you. So it’s not just that Feng Shui, it’s illegal.

Darren:Yeah. Okay, so also I remember like the last call we had on the phone, you said that this years bad spots or east and south. Like what does that mean? Is something that’s been in my head for so long. I just wanted to ask you for a long time now. 

Allen: Because for me when I learned Feng Shui, there’s one thing we call the flying star. It’s like some voodoo idea but it’s real. Flying Stars basically, this thing changes every year. This year, the bad star, it’s in the east. So why does it matter what it means? It could mean natural disasters and in this year’s terms, it’s pandemic.

Darren: I see.

Allen:So the Covid-19 started early this year in China. So if you look at the world map, China is on the list.  And I was telling my clients and friends and said, I hope this will never travel overseas. If it goes through overseas, look at Tokyo, Tokyo is east.  And then earlier on, Tokyo was hit with this cruise ship and its spread around Tokyo city. And then second, you look at the other cases where Korea was hit. Okay, and I never noticed this place Daegu was actually at the very Eastern quadrant of Korea, South Korea. And not to mention, currently New York had a bad hit. Why not Vancouver. Vancouver’s on the west. So Vancouver’s hit is bad but not as bad as New York City cause New York if you look at the North American continent, it’s right at the eastern quarter. Okay, so that’s  the bad star and the number two bad star is actually south so if you look at Europe. Italy, Spain. Bad really bad, this year if for tip again, free tip. If you want to stay we use the five elements to enhance health. So what I tell people “if you don’t see me, I can’t come to your house, put a— we use metal, real metal so I suggest people to buy a music box, the one that you turn that would give you a metallic noise.  put it at the east of your house. If your bedroom is in the east, put it in the bedroom, the music box  the one that you know the one I’m saying?

Darren: Yeah yeah yeah , I get it.

Allen: The metallic ones because I sometimes hear people use a metal clock. But sometimes metal clock is too annoying because it gives you that click

Darren: Okay, I see

Allen: It disturbs your sleep. So that’s one tip because using metal to enhance or to neutralize the bad star is in the East  this year will be more effective.

Darren: To be honest like this is insane to think about that right it’s like wow, to east side and the star and everything that’s a lot of things to absorb, like do you have any source of material people can read on because  even for myself like, you know, I’m kind of on the fence because I know nothing about Feng Shui. So do you have any resources that you can share with the audience or myself because like it’d be great to read onto it.

Allen: I sometimes post the things from my own personal observation like this year I actually posted something about the east , actually way back earlier this year. ]  So when people are interested to read the stuff I post, you can follow me on Facebook, Instagram, which I will pass the information to you later on. 

Darren: Okay, that’d be great. Thank you.

Allen: Your  audience and fans can then go through Denzity.

Darren: That’d be great. I actually have one last thing just in my head right like I know this is about real estate, so how about investing right, I know the stocks are going down, do you know a  similar  way to predict the east and so on? Do you make a prediction on what sector is growing this year and stuff like that with Feng Shui knowledge that you have?

Allen: Again, let’s go back to the five elements. The five elements this year, the key element is metal. Metal   means if you look at the precious metal market, you know, if you have, you know been observing, I mean, precious metal has gone up this year, and it’s   done quite well. So I’m not an expert in investment. But I said metal will do pretty well this year.

Darren:  I see.

Allen: So this is my observation out of the five elements.

Darren: That is interesting because like, I know nothing about Feng Shui and even listening to it, it’s kind of interesting, never thought that way. It’s just like different way of you know, approaching and obviously I hope the audience learns more about you. But before that because I know we have asked a lot of things, right? What kind of takeaway would you like the audience to have in this whole video?

Allen: Well, if your audience can go through you, Denzity, or Darren, I can offer you a discount for a Feng Shui inspection on a remote basis.

Darren:  Oh, that’d be great. Thank you. On behalf of the audience, thank you. 

Allen:  I would tell your fans to look up Darren’s Denzity, to track me down and I give a nice cut.

Darren: That’ll be good. So like, I think you have a couple of links you sent to me and later on, I’ll post everything on the show notes. And I guess what’s the best way to find you among all that?

Allen: You can find me on WhatsApp which I’ll provide you the numbers and WeChat and also Facebook and also give you my email address.

Darren: Okay. I think that’s really great because even for myself I need to digest a little bit, and thanks for the time because it’s a subject that I’m sure everyone’s curious about and for myself and I really hope to learn from you another time and maybe next time we’ll have a long view taking that we can digest or even deep dive to something even more intrinsic. Yeah, I just want to say like, thanks for the time.

Allen: Thanks for having me again. Thanks for allowing me to share my knowledge on Feng Shui and I hope that fans will benefit from this.

Darren:  I’m sure they do. Thank you so much. Okay, if that’s okay, I hope to talk to you next time then.

Allen: Thank you.

Darren: Have a good one. Bye.


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Darren:嗨,Allen, 進展如何?

Allen:很好,我只想看看燈光是否好,你能看到我的臉,一切都在畫面中。

Darren:是的,是的,看起來很完美。

Allen:好吧,太好了。因為剛才我試著測試光照強度,因為天空變得有點暗了,所以我試著用自然光。

Darren:沒關係。是的,謝謝你加入我們的節目。今天很特別,因為我覺得很多人都會看這個標題,風水對房地產行業。然後,每個人都會對它產生疑問,因為很多人相信它,其他人也會懷疑它。我肯定是好奇。所以我很高興你能來。

Allen:謝謝你今天邀請我來。我會盡可能多地回答問題。我知道你的日程很緊,所以我們還是照辦吧。

Darren:不,完全可以。所以我想先問問,對吧。你練習風水多少年了?

Allen:我已經做了17年了,巧合的是,我是在2003年開始的,那時正是SARS非典爆發的那一年。所以我請了假,然後上了一門課,我從沒想過我能真正理解這個想法,因為我有航空背景。但17年後我來到了這裡。

Darren:哇。好吧,那是我的意思,17實際上這是很長的一段時間。所以對於一個對風水感興趣的初學者來說,比如你如何用一種非常簡單的方式向他們解釋風水呢?

Allen:風水基本上是對環境的研究和觀察。所以我的意思是,在中國歷史上大約有6000-3000年的歷史。所以它基本上是收集數據,觀察天氣,地理。實際上,我們放了很多動物的元素,還有五個元素。

Darren:你介意告訴觀眾更多關於五行的事嗎?

Allen:是的,你有水,火,金屬,泥土和木頭。所以,這五個基本要素是與風水複合的。所以我們總是喜歡計算和製造五行的和諧。如果你喝的水不多的話。例如,如果火太大,那麼它就太熱了。所以我們希望五行同步和諧。

Darren:好吧,我有房地產投資者的背景。我很好奇,對吧?風水如何影響房地產?為什麼房東或房主需要更多地瞭解它?

Allen:嗯,很好的問題,Darren,因為風水對我和許多風水從業者來說都是房地產,因為這是給人們買房子的,我們當然提到了調和你知道,所以你想讓五行為你工作,而不是與你作對。所以,對於我們來說,去一個地產,我們看一個地區,好像它太亮了。即使我們算一種氣味,有點太臭,那就是壞風水。好吧,風太大的地方,或者各種各樣的東西,或者只是想知道如何協調。所以我們要平衡所有五個元素。例如,讓我們談談水,因為風水對中國人來說,土壤就是水。水意味著財富和健康。同時也因為很多大城市,如果你觀察大城市,它們總是位於一大片水域附近。例如,紐約、上海、香港、溫哥華、多倫多、舊金山所有這些大城市,雪梨、倫敦,你知道有一條大河橫穿,意味著大量的水流過,囙此對那些生活在這些地區的人們來說,這意味著財富和健康會聚集在一起,做得很好。所以這就是我告訴我的客戶為什麼要觀察這些元素的基本概念。

Darren:我知道這有點有趣。

Allen:是的。

Darren:你有什麼建議可以讓觀眾瞭解他們現時的空間狀況?如果是這樣的話?

Allen:嗯,小貼士我的意思是,互聯網上有成千上萬的書,書店之類的,但基本上,小貼士是觀察你是否有,比如,前幾天我貼了一張照片,你在這裡看到的。

Darren:哦,酷。

Allen:是的,這是我帶出來的一件事,因為前幾天我在看這個房子的時候,我看到一個巨大的高壓輸電塔就在一處房產旁邊。順便說一句,這是英國,所以我把這個作為參攷。所以這個地方有一條巨大的高功率電纜,有很强的電流通過,雖然科學界的科學家說對人體健康沒有影響,但對我們來說,我認為另一種管道,因為你有他們所說的電磁場,你看不到的電磁場,但它是一種能量。就像風水一樣,我們說的是能量,你說的是無形的能量,你知道當東西穿過你的身體時,你甚至不知道它。這是你應該觀察到的。所以對我來說,我會說離它遠點,尤其是如果你是個救火的人。你知道,如果你說我有强烈的火灾迹象,你知道,你不想和這個高功率的注意線發生衝突,因為這個電意味著火灾,所以你想-

Darren:所以我的意思是,這肯定很有意思,因為,你知道,在我的腦海裏,如果它是一個工業建築,做數據或其他需要大量能源的東西,那是非常有效率的。所以我看著它,我就想“那不應該是房子,不應該有人住在那裡。如果說它應該是什麼樣的,你知道一個資料中心或某種面向商業的地方,它需要非常低的電力成本,你知道,像電之類的東西。有點酷。如果是這樣的話-

Allen:是的,但是-抱歉,有時候有個例外,因為如果一個專業人士說你需要火,你知道,有些專業人士代表火。所以你想,如果你缺少這些,沒問題。但大多數人都避免使用這種高能量的注意力線,因為我們已經知道了,這很容易致癌。

Darren:啊,好吧。

Allen:是的。所以如果你問我的話,我不會讓我的家人承受高電壓

Darren:我明白了,是的。所以有些事情,比如說觀眾知道,你知道,有些事情發生了,或者有些事情做得不好。以房地產風水為例,觀眾如何才能幫助自己的空間。

Allen:通常情况下,當我訪問一個場所或一個物業時,我會查看設定。比如說,一個住宅區,

所以最重要的是你大部分時間待在的地方。所以我們先去臥室。你大概睡了6到8個小時你在那裡呆了幾個小時。所以我走進臥室,看看床上的擺設。有些人也沒有自然的本能去哪裡他們應該睡覺。所以我就四處走動,看看我能用一張床做些什麼。如果它在錯誤的位置,錯誤的位置,我會告訴他們,讓我們換一個地方,尤其是像香港這樣房間很小的地方。另一個提示是,香港公寓的很多問題是浴室的門面向房間,但另一方面方便它有一個負面影響,因為浴室的門對著你的床,這很糟糕。這對健康很不利-

Darren:所以,很抱歉,在這種情況下,我確信這是因為我的很多朋友都喜歡臥室面對浴室,比如說,對吧,對於這種情況你們會做什麼?

Allen:好吧,那時候我得去參觀一個地方,看看床相對於指南針的位置,所以我得像風水羅盤一樣拔出來風水羅盤

Darren: 哦好的

Allen:這是沒有一個快速解决的規則,讓浴室面對你的床。所以我得進去看看你的門朝哪個方向。這有點技術化了,但一般來說,我會說,如果你不讓我去你家,關上浴室的門。

Darren:我明白了。

Allen:當然,出於衛生原因,還要把罐子蓋上。

Darren:我肯定自從病毒感染之後,對吧?我相信每個人都很關心這個。所以,風水不僅僅是清潔的觀點,我認為你提到這一點很好。比如,你剛才提到了很多東西,你有元素,有地方的方向,和不同建築的交互作用,等等。你有沒有客戶有科學背景,但仍然相信風水,而且我也有點好奇,你自己也有科學背景,你知道,為什麼你認為有科學背景的人也會瞭解風水,並想瞭解更多?

Allen:當我與科技背景或科學背景的人交談時,很有趣,如果你願意,他們有時會遇到問題。哪一門科學你不能像我在現實生活中認識一個人那樣知道。有科技背景,受過高等教育。他來找我說:“嗨,我有健康問題。”於是我說:“好吧,讓我看看你的住宅。”於是他邀請我去那裡。當我走進他的浴室時我告訴他,“我能看出你有腎臟問題或下半身問題,”然後他說:“哇,你怎麼知道的?”因為我看了他的浴室,它建得非常漂亮,很漂亮,但是它是透明的。

Darren:哦,

Allen:你知道嗎,現在很多室內設計師都希望——看起來大一點有很好的效果。你知道,如果你有一個透明的玻璃浴室,它看起來很性感。你知道,它看起來很通風,

Darren:當然。

Allen:但對我們來說,這是禁忌。尤其是出於這個目的,腎臟問題,女性也會有同樣的問題。不幸的是,他拿的是鈍器,而不是他的妻子,所以我說把它蓋起來,蓋上所有的玻璃,或者把它推倒,用磚頭重建它。幾個月後我回來了,問題解决了。

Darren:真的嗎?哇,酷。

Allen:我是說,如果你有問題或類似的事情,你會去看西醫,他會給你開藥,這是解决問題的科學方法。但是我用另一種方法來看待這個問題。我的意思是,當你每天做生意的時候,你想如何看待自己在有蓋臥室裏?不是很酷,所以這只是一個例子。

Darren:我明白了。就像,你剛才說的也太對了,你提到了很多住在那裡的人,對吧。很明顯,你知道,我們來自房地產的背景,這是有區別的租賃房產還是房主之間。那麼,在那個地區生活有什麼不同嗎或者擁有它。這背後有什麼區別?這是相互影響還是有點好奇,這是怎麼交織在一起的?

Allen:如果你住在那棟房子裏,不管你是租賃房產還是房主,你知道,假設你是抵押貸款買了一個地方,如果房子在你名下,無論是租賃協定還是買賣,它都屬於你,而不是房東。

Darren:哦,好吧,

Allen:所以很多人說:“哦,我在溫哥華有一個地方。”所以我的主題是,如果你住在溫哥華的那所房子裏,那麼是的,你就是。但是你說你知道,“我住在紐約,我有一個房客在使用溫哥華的房產”,這樣房產就不能從風水的角度切入房產的好壞了。財產風水是的,所以這取決於你在哪裡簽名,如果你的名字在合法的租賃協定。

Darren:那真的很酷,因為我知道這就像我們在一起的第三次或第四次談話,每當我和你談話時,有太多我從未想過的事情,對,我有點懷疑,我的家人,我們也相信風水。所以同時,這就像,你知道嗎,我知道,這不僅僅是關於,你知道,轉變信仰,它是關於感覺的。這似乎是人們一直忘記的事情,你知道,有很多事情是科學的,也許發生了,還沒弄清楚在我心中非常有趣的事情,我總是想去想,你知道,所以我也很想知道,因為你做了所有這些類似的暗示,就像你知道的,事實上,既然每個人都處於COVID-19鎖定模式,你現在怎麼做風水?比如你是去別人的地方評估財產,還是可以進行虛擬查看?

Allen:有趣的是,現在每個人都是孤立的,或者大多數人都是孤立的,即使你想邀請,你也被邀請去一個房子,我想說不要,因為你知道,你永遠不知道風險。所以現在我們在遠程基礎上做這個。我做了幾個虛擬的檢查。就像前幾天我有個澳洲客戶,他在北悉尼蓋房子。

Darren:好的。

Allen:所以他給我看了,他給了我一個平面圖。當然,他做了家庭作業,你知道的,這比打電話要複雜得多。所以他給了我平面圖,指南針,讀數等等。然後我看了平面圖,我可以從一個俯視圖上分析,但他也做了很多視頻,所以你可以拍攝視頻並發送給我。我可以從截圖中分析,你知道我能從這個截圖中得到多少資訊。但是,我必須說,如果我不在場,也會有局限性。所以我會說我會打30%到40%的準確率。

Allen:當然,他和我一起工作了很長時間。所以你知道,他給了我很多資訊,所以,我可以研究和分析,我給了他我的建議,我的建議。所以回答你的問題。是的,當然,遠程操作是可能的。

Darren:我明白了。我覺得我現在的腦子裏,有些科技現在有人工智慧或者類似虛擬觀看。顯然,希望時間越來越好。看起來這是一個實際上是可擴展的服務,它不必像傳統的管道那樣,你必須走進一個地方,但顯然這需要一些時間,比如10年後我們可以做到這一點。

Allen:你說得對,因為現在科技發達,我們可以用相機、手機、人工智慧,我唯一不能做的就是聞氣味。就像我之前提到的,最初記錄的臭味其實是一種不好的風水。所以我不能這麼做。但它必須依靠網站上的人用資訊給我。所以他們給我的資訊越多,我就越能消化。

Darren:我明白了。舉個例子,這個案子,對吧?如果是氣味的話,對吧?比如說它聞起來很難聞,好像是臥室什麼的。所以在這種情況下,這是否意味著如果你能去除氣味或者用不同的氣味覆蓋它,會更好嗎?比如,你怎麼建議呢?

Allen:是的。我們總是試圖用一種盡可能自然的方法來中和這件事。你知道,也許你的鄰居有問題,你知道,所以他在製造麻煩。所以我們走到他旁邊說是這個?因為你知道,你不會說,太糟糕了。我聞到一股房子的味道。但你會說“是的,我覺得我們有問題,你知道作為鄰居。”所以我們知道,因為壞意味著某件東西腐爛了,它可能有健康問題,或者為了鄰里的利益,讓我們提出關注,然後一起把它清理乾淨。

Darren:你們知道,在房地產界,對吧,有一種叫做光照權或路權的東西。這意味著,比如說,對於你的資產,你的財產,鄰居所做的事情遮住了你的光線,你可以要求賠償,或者我說,如果你建造的東西實際上干涉了你之前去的地方,那麼,你知道,這可能是一個新事物。你知道的,你有點毀了我的資產,因為你的氣味很難聞,風水變得更糟,諸如此類的事情。我是說,這是一個很酷的主意,就在我腦子裏。

Allen:那個我覺得香港有法律規定,如果你的空調在你鄰居家的大樓裏滴水,他們可以起訴你。所以不僅僅是風水,這是違法的。

Darren:是的。好吧,我還記得上次我們打電話的時候,你說這幾年還是東部和南部的壞地方。那是什麼意思?是我腦子裏想了很久的東西。我只是想問你很久了。

Allen:因為當我學風水的時候,有一樣東西我們叫它飛星。這就像巫毒的想法,但它是真實的。基本上,這玩意兒每年都在變化。今年,壞星,在東方。那為什麼它的意思很重要呢?這可能意味著自然灾害,用今年的術語來說,這是一場大流行。

Darren:我明白了。

Allen:所以Covid-19今年初在中國開始使用。所以,如果你看一下世界地圖,中國在名單上。我告訴我的客戶和朋友說,我希望這永遠不會在海外旅行。如果它通過海外,看看東京,東京在東方。然後早些時候,東京被這艘遊輪襲擊,並在東京城四處蔓延。第二,你看看其他韓國被撞的案例。好吧,我從來沒注意到大邱這個地方實際上在韓國的最東邊。更不用說了,現時紐約受到了嚴重打擊。為什麼不去溫哥華呢。溫哥華在西邊。所以溫哥華的打擊很嚴重,但沒有紐約市那麼嚴重,如果你看看北美大陸,它就在東部地區。好吧,這是壞星,第二顆壞星實際上在南方,所以如果你看看歐洲。義大利,西班牙。糟糕真的很糟糕,今年如果再給小費,免費小費。如果你想留下來,我們用五行來增進健康。所以我告訴人們“如果你看不到我,我就不能去你家,放一個——我們用金屬,真金屬,所以我建議人們買一個音樂盒,你轉動它會發出金屬譟音。把它放在你房子的東邊。如果你的臥室在東邊,把它放在臥室裏,音樂盒,你認識的那個,我說的那個?

Darren:是的,是的,我明白了。

Allen:金屬鐘是因為我有時聽到人們用金屬鐘。但有時金屬鐘太煩人了,因為它能發出哢嚓聲

Darren:好吧,我明白了

Allen:這會擾亂你的睡眠。所以這是一個建議,因為用金屬來增强或中和壞星在今年東部會更有效。

Darren:老實說,這樣想是瘋了,對吧,就像哇哦,東區和星空,還有很多東西需要吸收,比如你有什麼資料可以讓人們讀下去,因為即使對我自己來說,你知道,我有點猶豫,因為我對風水一無所知。所以你有什麼資源可以和觀眾或者我自己分享,因為讀到這些資源會很棒。

Allen:我有時會根據我自己的觀察發表一些東西,比如今年,我實際上發佈了一些關於東方的東西,實際上是在今年早些時候。]所以,當人們有興趣閱讀我發佈的內容時,你可以在Facebook、Instagram上關注我,我稍後會把資訊傳遞給你。

Darren:好吧,那太好了。謝謝您。

Allen:然後你的觀眾和粉絲就可以通過Denzity了。

Darren:那太好了。實際上,我腦子裏還有最後一件事,我知道這是關於房地產的,那麼,如果投資得當,我知道股市在下跌,你知道用類似的方法來預測東方嗎?你有沒有用你所掌握的風水知識來預測今年哪個行業在增長?

Allen:再說一遍,讓我們回到五行。今年的五大元素,關鍵元素是金屬。金屬意味著如果你看看貴金屬市場,你知道,如果你有,你知道你一直在觀察,我的意思是,貴金屬今年上漲了,而且表現相當不錯。所以我不是投資專家。但我說金屬今年會很好。

Darren:我明白了。

Allen:這是我對五行的觀察。

Darren:這很有趣,因為我對風水一無所知,甚至連聽風水都聽過,挺有意思的,從來沒這麼想過。這就像是你不同的認識管道,很明顯,我希望觀眾能更多地瞭解你。但在那之前因為我知道我們問了很多事情,對吧?你希望觀眾在整個視頻中有什麼樣的收穫?

Allen:好吧,如果你的觀眾可以通過你,Denzity,或者Darren,我可以給你提供一個遠程風水檢查的折扣。

Darren:哦,那太好了。代表觀眾 謝謝您。謝謝。

Allen:我會告訴你的歌迷們去看看Darren的頭Denzity,找到我,我給你一個很好的剪輯。

Darren:那就好了。所以,我想你有幾個連結發給我,以後我會把所有的東西都貼在節目筆記上。我想找到你最好的方法是什麼?

Allen:你可以在WhatsApp上找到我,我會給你提供號碼和微信,還有Facebook,還有我的郵箱地址。

Darren:好的。我覺得這真的很棒,因為即使對我自己來說,我也需要消化一點,感謝你抽出時間,因為這是一個我相信每個人都對我自己都很好奇的話題,我真的希望下次能從你身上學到東西,也許下次我們會有長遠的眼光,我們可以消化甚至深入到更本質的東西上。是的,我只是想說,謝謝你抽出時間。

Allen: 再次感謝艾倫。謝謝你讓我分享我的風水知識,我希望粉絲們能從中受益

Darren:我肯定他們會的。非常感謝你。好吧,如果可以的話,我希望下次再和你談談。

Allen:謝謝。

Darren :祝你玩得開心。再見。

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Denzity Insights Transcript: Singapore & Japan Real Estate Market Outlook with Peter Koh


Singapore & Japan Real Estate Market Outlook with Peter Koh

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Facebook:https://www.google.com/url?q=https://www.facebook.com/hjsingapore/&sa=D&ust=1595781277698000&usg=AFQjCNHw4Sqa_upHbjajB6nQfyOoUX0JBA

E-mail: [email protected]

Website: https://hjrealestate.com.sg 

First world Asian countries like Singapore and Japan are highly chosen by foreigners for having expat-friendly policies and safe environment. In today’s globalized world, cross border investment has become essential for many industries, and with that comes the necessity of understanding different property markets and the people involved.

In today’s video, Peter gives us valuable insights on both Singapore and Japan’s Real Estate market. He also shares the importance of conducting a proper research and gathering accurate information before further engagement.

  • Which areas in Singapore are the “hot topic” amongst overseas investors?
  • What type of property can a foreigner own in Singapore?
  • How is working from home affecting the commercial real estate market?
  • What are the major key points of cross border investment?
  • How to find a reliable partner in a different region?

As it can be difficult to catch some minor errors, transcripts may contain a few typos or inaccuracies.

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Terminology:

Fortune 500:The fortune 500 is a yearly list of the top 500 companies in terms of their total revenues. This survey is carried out every year by Fortune magazines to rank both private and public companies that operate in the United States. Holding a place in the fortune 500 lists is globally considered to be an honour. 

https://www.investopedia.com/terms/f/fortune500.asp

Leasehold:A leasehold property basically means that one cannot have lifelong or complete ownership of the property or land they invest in. Instead, it only allows them to occupy the property for a certain period of time.

https://www.propsocial.my/topic/900/5-common-myths-in-the-freehold-vs-leasehold-dilemma-posted-by-propsocial-editor

Freehold:Unlike leasehold, freehold allows investors complete and permanent ownership of the property including the piece of land that it’s built on, which means that the proprietorship does not have any time limit.

https://www.ludlowthompson.com/property_advice/whats-the-difference-between-freehold-and-leasehold-28

Bungalow:A bungalow is a type of housing that is styled to be like a cottage with a sloped roof, a good number of windows and doors, and a big piece of land around it to give more privacy. Bungalows are typically a lot smaller than the land it’s built on and is one to two-storied. 

Asian financial crisis:The Asian Financial Crisis is a financial disaster that started in Thailand in 1997 and rapidly spread to the economies of the neighbouring countries. It mainly affected East Asian and Southeast Asian countries, such as Indonesia and South Korea.

https://www.britannica.com/event/Asian-financial-crisis

Numerology: Starting from ancient times, numerology has evolved to become the modern field of study that it is today. To put it in simple words, numerology is the study of numbers. The goal is to figure out the outcomes based on a person’s number, much like astrology.

Pachinko:Pachinko is a gambling game that originated in Japan. It requires both skills and chances to play and is said to be a mixture of pinball and slots. Japan has thousands of pachinko parlours due to its growing popularity, even among foreigners.

https://en.japantravel.com/guide/gaming-in-japan-how-to-play-pachinko/29819

Alright, let’s get back to the transcript of the show. Enjoy!

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Darren: Hey Peter, thanks for joining us. 

Peter: Hi, Darren.

Darren: Yeah so for the audience who might not know, I met you through a friend, Liyann, from Singapore. And because it’s very hard for me to find someone in Singapore that understands the real estate sector and have the potential. And Liyann was like, “Hey, Peter is the person that I have to talk to more about Singapore market and Japan market because you’re working on that.” So it’s an honor to have you and thanks so much for your time and effort to come on board.

Peter: No, Darren, it’s my pleasure, you know, to be on your show. 

Darren: Thank you.

Well, before we go into that would you mind telling the audience a little bit about yourself and your work?

Peter: Okay. Yeah, sure. So, my name is Peter Koh. I am the Key Executive Officer for HJ Real Estate Pte Ltd (HJRE). That’s KEO in short. KEO is a very unique terminology in our real estate market, so I hold the license to the Singapore office. And what we do or what my role is actually a lot of compliance. So I need to follow the guidelines of the government to run the company in terms of sales and marketing so that customers’ interest is protected. And I’ve been in the business for a while, 22 years.

Darren: Woah, okay that’s a long time.

Peter: So prior to starting this company, I was once in a big company, Century 21. So I’ve been doing local sales and leasing for those years, doing private residential, I do offices, office sales leasing. I also help clients with industrial properties like factories and warehouses as well. And yeah, over those years in fact, I’ve done an office leasing in Hong Kong as well.

Darren: Really?

Peter: Yeah. So I helped an IT client and that was in 1999. He wanted to expand into Hong Kong after setting up his Singapore office, and I got him one floor at Money Building. 

Darren: Oh, okay. That’s cool.

Peter: Because at that time the Singapore DBS, Development Bank was just at the ground floor. And he took one of the units above Yeah. And, and I was in Hong Kong earlier just after the COVID exploded in Hong Kong. I was in Hong Kong and looking at money building and it was still standing nice and beautiful there.

Darren: Hope everything’s okay over there. 

Peter: Yeah. Yeah, that’s right. 

Darren: Because I think when we chatted before, right, you said you always come to Hong Kong. So obviously, like, you know, Hong Kong is a place it’s pretty close to Singapore relatively. So how often do you come to Hong Kong?

Peter: Well, I tried to go to Hong Kong every year because I have a business partner in Hong Kong. And they are, of course, a big real estate broker in Hong Kong. So we are business partner, they send their expats clients, mainly the fortune 500 companies to Singapore. And because they don’t have an office in Singapore, I’m actually doing the groundwork for them so I take the clients to find, to look for properties to settle down.

Darren: Yeah, it seems like you do a lot of different things then. 

Peter: Yeah, so that’s, that’s the Singapore business. Whereas for Japan wise, when we started the HJ Real Estate, the head office is actually in Tokyo. So I get the support of housing Japan in Tokyo as well as a HJ Asset Management back in Japan for clients that want to invest into Japan, we have our head office. We’re about 60 people supporting us.

Darren: Yeah, I see. Because when I’m thinking about what to ask you for this interview— and that’s interesting, because like not only do you have experienced in Singapore, you have some in Hong Kong, some in Japan. So I think there’s a wide range of questions because like, in my mind, there’s a lot of questions I have with both market right, Japan and also Singapore. So to kickstart right, for the audience that might not be familiar with Singapore like myself, what are areas, which oversea investors tend to invest. And would you might elaborating a bit more on the neighborhoods to give the audience a better picture on how’s life?

Peter: Sure, sure, sure. So, for investors that come to Singapore, the natural choice would be District Nine in Singapore. So this district actually covers our famous shopping belt, which is Orchard Road and Somerset Yeah. So that’s like right in the hustle and bustle of the city. And of course, close by would be Emerald Hill and Cane Hill. These two streets are slightly off the main shopping area. But you know, these two streets have got houses where they are very nice, they’re respected charms. Okay. There are quite a lot of conservation houses over there, you know, so it’s old charm. Besides that, in District Nine, we also have the Nasim area. So in the Nasim area, you will find a lot of embassies over there, and a huge group class bungalows owned by those multimillionaires or even billionaires. Yeah. And this is really highly sought after by the local and foreign investors. So besides the embassies, the good class bungalows, they are also high-end apartments where foreign investors can buy into alright. And of course in District Nine a stone’s throw away would be the popular River Valley, River Valley road or that area. So this is an enclave for expatriates living in Singapore, because a lot of condominiums are actually built along the Singapore River. So it’s actually a very nice living environment. And yeah, so that’s the main target when investors come into Singapore, they usually will look at District Nine, and then besides nine there’s actually District Ten. District Ten covers Tangling, Holland Village I’m sure you heard of Holland Village and Boca Tema area. Yeah, so that’s a neighboring district. Tonight of course the numbers tell that they are kind of like side by side, okay. After 10 would be District 11. District 11 would be Newton and Novena road. So these two district 10, 11, there are about like 10-15 minutes drive from District Nine. So it’s still very close to Orchard Road and the business district. So in that way it’s still very popular with the foreign investors and and whereas 10 and 11 in terms of pricing, I would say about 10 to 20% lower than District Nine. So for investors that doesn’t want to spend so much for start, they can look at District 10 and 11 besides nine, and of course of late district one and two, which is our business center is also getting popular. I’m not sure you’ve ever read it but the billionaire James Dyson, he really made headlines when he bought a super penthouse in district two. I think that cost him about around 73 million. Yeah, 73 million Singapore dollars. Yeah, right up above. I think it’s higher than 60th stories so you get the full, you know, city view that you could probably see as far as some Malaysian and Indonesian island, that vantage point. Yeah, and the crazy thing about it is it’s a 99 year leasehold property.

Darren: Oh, really that’s a long time ago. 

Peter: Yeah. 99 years lease hold. I mean in Singapore, we have three year holds, so we were all surprised that he bought a leasehold property. But the thing is it’s a great location. It sits on top of a MTR station. Yeah, right above the MTR station.

Darren: So I have a quick question right, is a foreign investor able to own a freehold in Singapore?

Peter: Yes. So, foreign investors can buy private residential property okay, as long as it’s non-landed, so they buy strata title residential property, they are allowed to buy that and these comes either in the 99 year lease hold or a freehold. So these are two types that are available for investors to buy into. Yeah, and of course, I mean, freehold is more attractive to them. Those who can afford.

Darren: So he spent that much money but still a lease hold. That’s like how attractive Singapore real estate market really is. No, that’s interesting. Because like, usually it’s like if you buy a core assets, you want to buy everything in full control. Right. So that’s what I like I used to do. You know, I think I told you my background before, I worked for real estate fund. And then if we spend that much money we’re like Okay, no matter what we have to get that piece of like freehold, we have to control everything. But then yeah, I think that’s, that’s interesting. I think it’s something that like, I’ve always heard a lot about Singapore real estate market and how attractive it is, but that showed a glimpse of how it’s like. So because right now it’s almost July, would you mind telling the audience a really quick update with what’s going on in the market?

Peter: Sure, sure. Sure. Well, I mean, let me just go back to Mr. Dyson again, after he bought that 73 million super penthouse, he bought a 45 million good class bungalow and for that he owns the land and the house.

Darren: Oh that’s good then, at least he got that.

Peter: So within like, three or four months, he spent over 100 million buying real estate in Singapore. Wow. That’s a really you know, headlines you know, during that period. Yeah. So yeah, back to your question over the last two months because of the COVID situation, I would say real estate activities almost came to a standstill during the lockdown. We did see some transaction going on with virtual viewing alright, which is good news. A lot of the off plans were actually transacted. It was amazing. I mean, being a realtor for over 20 years, I was a bit surprised. You know, it just shows the kind of confidence buyers have with the local market. Yeah. So during our COVID lockdown, we were locked down for about like two months, there was still ongoing transaction from local buyers as well as foreign buyers as well. Yeah. So what I foresee is moving forward, I’ve asked a lot of so called people in the industry, their gut feel is that prices may fall, maybe around about 5% or thereabouts moving forward. And developers are giving some small discounts and ties to stimulate sales. And which is working quite well. In fact, the latest I heard is a quite a bit of Chinese buying some high end project in District two. Yeah, that was that was pretty surprising. I think I’m sure you heard of the revenge buying at those Louis Vuitton and Hermes stores. Yeah and I see that happening in our showroom, you know. So it’s pretty amazing, you know. So I think the high end market should still hold. What we’re watching is really the transaction numbers, whether it goes up, down or remains stable, but I think as long as our local unemployment rate doesn’t spike, I feel that our real estate market will still be resilient.

Darren: Yeah, I see. Yeah, sidetrack a little bit, right. Because like, the whole virtual viewing thing is a big topic in our industry. Because a lot of people obviously thing that is nice to have, it’s not a must have. But it seems like now at the time that it showcase that obviously from your perspective at the moment, the case is seems like there are some, you know, activities driven by virtue viewing, but it’s something that like, you know, for myself because like I always debate with my friends about property tech, and it’s a big topic, but like among us, but you know just now you cover a lot of regions and by the way, thank you that was actually really really good. Like I’ve been to Singapore, I think last year around March and so when you talk about different districts, I had in my head just like walking around the beautiful country, different areas and so on just having that in my mind. So with all the popular areas for born investor body types, do you think there is something that is a bit overrated or underrated?

Peter: Well before COVID-19 we saw a big surge in the good, big size luxury condominiums. Okay, that was bought up by primarily the Chinese investor. So I think this luxury market will continue to perform well, as long as you know, well we are having our general election soon, and as long as you know, the election results doesn’t shock, you know the world, then I think the demand for high end real estate will continue because if the ruling party continues to get in Parliament, then it will probably be business as usual. I feel that probably the commercial property will take a harder hit with this COVID situation. So I’m actually quite negative on retail shops and office space. Office space, especially because over the last two months, a lot of us are working from home. In fact, a lot of us are still working from home. So I think a lot of the, you know, big corporations will look at reducing commercial space, you know, office space moving in the future. Yeah. So I think that sector will get a hit. Yeah. And prior to COVID our prices have gone up quite a bit. So I think yeah, that will be a sector that we’ll watch very closely. That means the office sales and leasing.

Darren: I see. I think that like, I couple of my friends are talking about this before too in Hong Kong before COVID. They’re like, okay, Singapore. Real Estate market is booming. I think it’s kind of attractive to go in, at the same time, COVID-19 really effects everything and now everyone’s still like, “Hey, I’m still interested. I’m still looking at it,” but at the same time is that they want to see you know, where the opportunity lies, where if their assets for example are going down, maybe it’s a good time for them to go in. So I think for some people it’s a miss, it’s unfortunate, you know, for some others it’s a treasure. So I think it depends on which side you’re on, which you know, because before I was thinking about this whole conversation with you, and I was like, “Hey, if you’re someone that has experienced which cross border and also working with different investors and partners, I think that will be nice to understand more because it’s very rare that you have someone like you, yourself that work with different people, have to experience.” So, we talked just now before we talked about how you got started Singapore real estate market, you know, with Hong Kong and Japan and so on. Would you mind telling the audience more also by experience with cross border investing? Or facilitating that process. 

Peter: Well, I started my real estate career after university. So that was like when I was 24. And that’s right smack in the Asian financial crisis. Yeah so in a sense, I was fortunate, fortunate to experience a slowdown during SARS. Yeah. And then subsequently the US subprime crisis. So and now COVID. So my real estate career is peppered with a lot of crisis. So I think I think over the years, it has proven that, you know, the best time for cross border investment is actually during a crisis. Yeah. So the astute investors, you know, who have studied a certain market, you know, will take the opportunity presented by any crisis to enter the market. And many good properties, you know, will be available for sale during such times, and especially markets like Singapore, Hong Kong, Tokyo, you know, where land is scarce. You know, a lot of Yeah, heavily built up, big developers hoarding on to real estate. So I think these are markets where the best time to buy is during a crisis. Yeah. So I would say for cross border investment, try to observe the big money. You know, like, for example, if we talk about investing in Japan, we observe a lot of big money in Singapore, going into Japan. So because we are also helping big developers of a family wealth to buy into Japan. So really, these big money are entering the market. So I mean, we can all agree that whether it is the stock market or FX you know, it’s always the big money that moves the market. So when it comes to cross border investment, I would say the advice to the audience is try to get information about, you know, the big money flow. Yeah, which country are they entering? A sovereign wealth fund, especially yeah. So that’s what I have to, you know, say to whoever’s listening in.

Darren: That’s a good tip. That’s a really, really good tip because even for us, when we work in the professional, real estate before, same thing is that there’s always bigger players that see maybe projected things a bit ahead of time. So if you can see where the money’s going, you kind of already help yourself to guide you to think about, hey, should I even consider those areas? And what if no one’s really looking into my area? You know, like, what does that mean? Is it because I’m just too smart, too early? Or simply that I’m wrong? Right. So yeah, so it’s something that like, you know, everyone does, and something that for investing is concerning sometimes when everyone’s going towards it. But for big players, it’s very rare to make mistakes because that’s what they’re known for. But you know, like during this whole experience, right, what type of clientele do you have and what is their background usually.

Peter: Okay, of course, when I started off, I also did public housing in Singapore. I did the sales and leads of public housing then subsequently I have a chance to serve the high net worth clients that buy multimillion dollar properties. I also get in touch with institutional clients that are capable of buying hotels and shopping malls in excess of 100 million US. So yeah, so these are the clients that over the years I’ve had the opportunity to work with. And the other interesting group would be the expatriates that relocate from US, from Europe to Singapore, we also serve clients that are relocating from China and India, you know, so because in Singapore, they are lots of MMCs that set up shop here. So we have opportunities to serve the senior management from CEO downwards to help them with their housing. So yeah, that’s really good experience, you know, interacting with all these expatriates from all over the world.

Darren: So like through that, right because there’s something that I’m always curious too, working with like Singaporean, Hong Kong people, Indians or expats and many, many more. Do you think that when it comes to real estate, how do they think differently and how do they approach it because it’s something that for my past before, I all had to speculate what the other investors, buyer, or sellers were thinking, and I was kind of curious too like when you’re working with so many of them, and I’m sure you’re really hands on. So I’m sure you know, more than most people. So I just want to know, like, what’s your take on that?

Peter: Right. So I think I think when it comes to investors this is from all over the world, they look at the same thing, you know, they want good location, they want value for money, right? They want to value buy. So that’s the same unless the people that comes in, they’re buying a property that they will stay okay, then maybe the numbers are not so important and something that, you know it’s the heart that’s more important, they want to buy something that they like, you know, whereas for investors, it’s really a lot about the numbers, the lump, the numbers must make sense for them, then they will sign the check, you know, as for you know, clients of these different nationality, usually, you know, if I have a chance, because I’m a trained numerologist, so, if I’m trying to know their birthday, you know, I can kind of read how they think you know, how they make decisions.

So, in the study of numerology, we can from the birthday, we can know how a person actually uses more of the head or more of the heart, you know. So in that sense, I may tailor my presentation differently. And of course, if they come as a couple husband and wife, you know, if I know their numbers, then I could also tell who is in charge.

Darren: Okay. Can you teach me how to do it? I think I need that kind of skill set.

Peter: You can come and attend my class.

Darren: Wow, I have to go to Singapore all the way to I mean, yeah, next time I stop by Singapore, obviously, I will meet up with you to talk about it. Wow, that’s kind of cool. 

Peter: I actually teach agents how to read numbers. So, that’s a little skill related to sales and marketing. Yeah, it’s very fun because, you know, there’s some group of buyers that they don’t care about numbers, you know, you supply them with all the facts and figures, the numbers, they will just put a site, what they want is they step in, they feel good they buy whereas on the other hand, there will be this group of people that they must look at numbers, you know, they base your buying, you know, on numbers so, it’s a lot of analysis here. So by knowing a person’s date of birth, you know, I know how much numbers to present and when to stop.

Darren: Maybe, Maybe after this call, I’ll give you mine and you can instantly tell me too because I kind of need to reevaluate the way I look at things sometimes. 

Peter: Sure, sure, I’m more than happy to share that with you and of course you can always ask Liyann that introduced us together so I kind of like read her like a book. She was quite amazed when I, when I had a chat with her.

Darren: Damn, that’s crazy. So, you know, like, you know, you work with different people, right? And something that I obviously want the audience to understand more too, you know, obviously you have that skill set. Not many have that skill set or have the knowledge, but then you know, a lot of overseas investors are bound to work with many, many different partners, right or people to work together like lawyers and accountants, maybe property manager like someone like a real estate agent or other many many different experts, right? I want to know for your methods, like what is your method when finding investors or partners in different regions? And how do you find them and how do you trust them to work together?

Peter: Right. So in terms of finding these people, I usually will rely on network. A lot of our businesses come through word of mouth to introduction, like the two of us, how we got to know each other, yeah it’s because we had a common friend yeah, so they connected us. Same thing for my business partner in Hong Kong, it was also connected through a mutual friend. So they know that I’m doing a serious business, I’m, you know, settled into my real estate career, I’m not going to like, switch jobs or whatever. Right. So they feel safe to recommend my services to the other partners. So as for me, when I choose to work with a different partner it’s really what we call the chemistry right. When you sit down and you start talking, we will exchange ideas, we will share our common values, our vision, and that’s at the point of time, I determine whether you know, it’s a good fit. Yeah. And so that’s how I work with my real estate partners. Whereas as for clients, then a lot of time is really as I mentioned, the chemistry. So fortunately for me, the chemistry I read it off through the date of birth, you know, so that’s how I identify you know, and of course when you interact with people, you can also sense it, you know, based on, you know, the accumulated experience, you have kind of a sensing whether, you know, that buyer is serious, or he’s just shopping, or he’s just, you know, yeah, trying to fool around.

Darren: Which happens quite a lot, actually.

Peter: Yeah, I was actually conned before so,

Darren: Really? That’s unfortunate. Maybe you have looked into my birthday before, it seems like chemistry is pretty good so far. So, you know, good for us. 

Peter: Yeah, yeah, I’m sure. We have good chemistry working together. 

I think most importantly, I always believe in the law of attraction. You know, if we are professional then we will attract professional partners and good clients. So to me I always make sure that we try to do our job good and well first and then we can attract clients that can appreciate the kind of work that we do. So if I myself, if my company’s no good then I cannot expect you know us to attract the right kind of customers. So I strongly believe in that law of attraction a lot.

Darren: That’s pretty good. I think a lot audience can learn from that because, you know, when I talk about real estate, right a lot my friends are like, you know, I don’t know what is the other partner doing, the experts are doing are they really like telling you the full picture or not, and I was like, Hey, I don’t even know if you would even know what you want yet. Like, if you don’t know what you want, do you think that you’ll find someone that’ll actually know what they present to you? You know, it’s kind of like logic, right? It’s kind of like this logic thing and then I think a lot of people, like you, for example right, I’m sure you always see different people, with different people you just have experience. But then I think sometimes it’s like you have to do your market research. Really know what your intention is, are you number guy or you are more artsy person that’s go with the feelings. And you have to be honest with it, like “Hey, you know what, I’m a feeling person. I want to buy something.” But maybe you’ll find someone else to help you with the number side because they’ll be the one who’s like, “Hey, you know what, hey, calm down. I don’t want to buy something that you like. But first of all, let’s think about a numbers first to compensate that.” So when you say the whole thing out, I realized right away the interesting thing about real estate is that it is something more than just numbers. It’s a feeling you get and sometimes it’s more than this feeling because you know, in fact it’s already a factual business. So I actually kind of appreciate that you’ve pointed it out and yeah, as far as I know, it’s kind of weird, but I think it was really interesting. Yeah so I think before you mentioned that a lot of Singapore investors are looking into Japan markets, which is obviously designed to expand that. I just want to know like, how’s your experience with that so far? And, you know, and same thing, obviously Japan’s market was also hit really badly. And I just want to know your view on it. And how do you feel about it in the long run?

Peter: Okay. Well, my entry into the Japanese market is actually very interesting. It all started because I go to Japan every year. Like, what, 20-25 years ago, since 25 years ago, I go to Japan every year because I go to attend a ceremony a big ceremony in Japan, that’s where the shrine that I pray is. So I go there every year. And being a real estate guy naturally we’ll roam around Tokyo and look at the real estate right? And it was about like, six, seven years ago. Then I realized, “Hey, you know, this market is actually good, but why is price not appreciating yet?”, then that’s when I started to learn more about the economy and the real estate. And slowly the tourism numbers started to go up. And I realized, hey, that’s really the time to you know, do something about it. And I started to look out for hotels for sale and just try to bring it to local developers to see who wants to, you know, have a piece of Japan. That’s how I started. Yeah. And slowly I discovered there are some Singaporeans or Singapore companies that own Japanese real estate. So it became more and more interesting, you know, and, then subsequently, I found a broker in Tokyo that speaks English. That’s very important. Language is very important because I don’t really speak Japanese. I mean I look like one but my Japanese is really very elementary. So that’s that’s how I got started slowly and finally it materialized into, you know, a recruiting company, a Japanese recruiting company in Singapore headhunted me, because the Tokyo head office wanted to set up office in Singapore, you know, so yeah, it was just a very interesting experience, you know, because I, at that point of time, I didn’t run a big company, you know, so I wasn’t like the famous guy in the Singapore real estate market, you know, but it was interesting how things evolved. And as I said, law of attraction, you know, it just happened, you know, people in the in the market just introduced and put things together. And that’s how I got myself to fit into the Japanese market.

Darren: Yeah, like, I think some people that I know, share similar experience, they travel a lot to the place and they fall in love with the location. And I feel like people in real estate is because they kind of fall in love with things that no one can see which is the area neighborhood and they started becoming Hey, I actually know quite a lot about what’s going on. And then they start going towards deeper and deeper they just get in, stumble upon the industry. And I think it’s something that you just mentioned it’s kind of something that echos because I used to work— one of the projects we had before, I was working on is a residential building in Shinjuku. And then same thing, it’s like, you know, actually finding someone can speak English well, in Japan, is actually not easy. And then especially in real estate sector, and it makes a huge difference because you know, when you’re overseas, you find someone that you can connect to and talk to you, we really save a lot of time whereby, you know, a lot of times if you keep forgetting is that people have different culture, the way they explain so you don’t want any misunderstanding between so we mentioned about, you know, finding someone in English, can speak English. And it’s actually been to a lot people don’t realize that actually only a small group people in Japan can speak really well and can communicate. But this is very important if you can’t speak the language, find someone who can speak language otherwise, it’s a lot of headache and which I have explained before, it’s not easy.

Peter: Totally, totally. So for us, our strength really lies in the fact that in our Tokyo office, half my colleagues are non Japanese. So my colleague speaks English and Mandarin. So quite a few of them are actually from Taiwan and China. So in fact, my Tokyo office we are the biggest real estate company in Tokyo that serves the foreign market that means a foreign investor.

I dare to say we have the biggest market share. And in fact this year is supposed to be 2020 Olympics. My colleagues in the leasing side, they actually were appointed agents for the International Olympic Committee. Advance party to look for real estate when they first started working on the Olympic project. Yeah. So that’s something very exciting for us, something I’m very proud of working with my colleagues in the Tokyo office.

Darren: In my head there’s actually more and more questions flowing out. But then you know, the more important thing is that I want the audience to know more about what to do about different markets. Did you have any tips and advice you can share with the audience when choosing different regions to country like, for example, Singapore, Japan, and even Japan, Singapore, you know how they compare, apple to apple.

Peter: Right. So, of course, my advice is, you know, real estate is a long term investment, you don’t go in speculate one year, two year and try to make a lot of money, you know, you never know. Yeah, like, the COVID situation is proven, as you know, that things can really, you know, happen out of the blue. And if you’re not planning for the long term, you know, you get burned. So, I would say investors must always look at the fundamentals of the respective market that they want to invest. The basic demand and supply on real estate, you know, study of that is always very important, you know, you’ll never go wrong, looking at fundamentals. And then of course, investing in various region, the political and currency risk is something really to watch out for. And with that, then, you know, studying the numbers investors can safely put their money into whatever market when they have, you know, done the homework. But of course, if there are no time to do the homework, then they should speak to brokers who are really specialized in those market brokers they are experienced in the market. You know, and of course, don’t just listen to one, listen to a couple. Read a lot of news, reliable news about the market. Yeah, talk to various people. Then you can form your own opinion, I think that’s very important. And then from there, discuss your objective with with the local broker, you know, what is your objective of putting money in that market? For example, in Singapore, are you buying a second home or you are looking to just park your excess funds or you’re diversifying your portfolio? So I think between Singapore and Japan market as far as foreigners are concerned, I think the major concern I feel my little advice investors is the, there’s a stamp duty. That means the foreign tax that the Singapore government has place, you know, on the foreigners buying into Singapore real estate. So it’s pretty hefty, you know, foreigners are paying like 20% more than locals. It’s a lot of money. It’s 20% more, that is why you know, as very conscientious brokers in Singapore, we are actually taking a lot of Singapore investors into Japan, because the upside is so much better. And the market is mature. A lot of properties are freehold, the yield is in fact better than Singapore. And you don’t have to pay foreign tax. You see, I think that is one of the main so called selling point of Japan. And that’s why I got into the business. Of course, looking forward. We hope the Olympics will materialize next year. And after the Olympics we are looking at casino projects, maybe compressing a port in Japan. Singapore real estate actually went up because of the two casino or the two integrated resort that was built. So my simple question is, if Japan follows the same footstep by building the IR casino, the convention, the centers and whatever that comes with it, will there be more foreigners going into the country? You know, I think the answer is definitely yes. And they definitely need more than to IRS because you know, the Japanese are actually gamblers, they play their Pachinko right, which is actually quite boring.

Darren: And Japan is quite big too, you know, and Japan itself is an entertainment hub so I think that you could definitely do quite a lot. Not only for the sentiment because I love Japan and hearing you say that you go back at least every year is something that I hope I can do like once every two or three years. Every time I go there it’s like “Wow, I don’t want to leave the country,” you know it’s beautiful, it’s great, good food, good everything; everyone’s nice and it’s just beautiful. But you know I think that was good advice and a good takeaway for the audience. I’m going to steal a few bits here and there from you when I tell people about, you know, what’s going on and so for the people that might be interested to learn more about Singapore Real Estate and different real estate, how would we suggest them to reach out to you and talk to you more?

Peter: I will provide you with my contact number later and then you can put it up on your website so yeah, just send me a text. WhatsApp, Skype, or whatever.

Darren: And my birthday haha. 

Peter: Sure, sure. It actually really helps so it’s interesting you know, I always stress a lot on chemistry between broker and customers as well because we want to give our best to our clients but at the same time we want to find clients that are receptive to our very honest opinion. But the funny thing is that sometimes you cannot always find such clients. There will be that group that have their own opinion, their own way of thinking, so it’s just very interesting. So having the ability to read numbers and know the chemistry really helps. It really makes the job a lot more effective and both parties are happy with each other. It really contributes to the so called nice, happy experience investing in whichever country. 

Darren: I see, I think that’s a really good way to summarize everything and obviously I’ll include everything in the show notes. I just want to say thanks for your time and effort, it’s a really interesting topic and thanks for being generous with your tips because I think you covered so much more about the location, the sentiments, the insights that a lot of the audience, I’m sure will get a lot out of it. So thank you and I really hope we can do a part two with you. We’re thinking of doing a longer form in the future to talk more about their journey and we have other experts come together to share different insights. So I really hope that we have a part two and I really appreciate it, and you know, I’ll send you my birthday.

Peter: [laughs] Yeah, I like that. So definitely I look forward to part two and I think whatever we do, the ultimate objective is to provide the audience, the listeners out there with up-to-date information, things that are happening on the ground so that they can make the best decision. To us nothing beats having clients buying real estate that they feel they have made the best decision. 

Darren: Yeah, for sure. So I’ll let you know next time and I guess until next time then.

Peter: Yeah, yeah good. Thanks for your time. 

Darren: You too, bye.

Peter: Okay, bye. 
===

Darren :嘿,Peter,謝謝你加入我們。

Peter:嗨,Darren 。

Darren :是的,觀眾可能不知道,我是通過來自新加坡的朋友Liyann認識你的。因為很難找到一個瞭解新加坡房地產行業並有潜力的人。Liyann說,“嘿,Peter是我要和他談談新加坡市場和日本市場的人。”所以很榮幸能有你,非常感謝你的時間和努力。

Peter:不,Darren ,我很高興能上你的節目。

Darren :謝謝。

好吧,在我們開始之前,你介意向觀眾介紹一下你自己和你的工作嗎?

Peter:好的。是的,當然。所以,我叫Peter Koh。我是HJ房地產私人有限公司[HJRE]的主要執行官。簡言之,就是基奧。KEO是我們房地產市場上非常獨特的術語,所以我持有新加坡辦事處的許可證。我們所做的或我的角色實際上是很合規的。所以我需要按照政府的指導方針來管理公司,在銷售和行銷方面,這樣才能保護客戶的利益。我已經做了一段時間,22年了。

Darren :哇,這是很長的一段時間

Peter:所以在創立這家公司之前,我曾經在一家大公司,21世紀。所以這些年我一直在做本地銷售和租賃,做私人住宅,我做辦公室,辦公室銷售租賃。我還幫助客戶處理工廠和倉庫等工業物業。是的,事實上,這些年來,我在香港也做過辦公室租賃。

Darren :真的嗎?

Peter:是的。所以我在1999年幫助了IT客戶。他在新加坡設立辦事處後,想進軍香港我讓他在貨幣塔樓一樓。

Darren :哦,好吧。太酷了。

Peter:因為當時新加坡發展銀行就在一樓。他拿走了上面的一個單元是的。而且,我之前在香港,就在COVID在香港爆炸後。我當時在香港,看著《造錢》雜誌貨幣塔樓,它依然美麗地矗立在那裡。

Darren :希望那邊一切都好。

Peter:是的。是的,沒錯。

Darren :因為我想我們以前聊天的時候,對吧,你說你總是來香港。所以很明顯,比如,你知道,香港是一個離新加坡相當近的地方。你多久來一次香港?

Peter:嗯,我每年都想去香港,因為我在香港有一個商業夥伴。當然,他們是香港一家大型房地產經紀公司。囙此,我們是業務合作夥伴,他們向新加坡派遣外籍客戶,主要是《財富》500强企業。因為他們沒有辦公室新加坡,我實際上在為他們做基礎工作,所以我帶著客戶去尋找,尋找可以安頓下來的房產。

Darren :是的,看來你做了很多不同的事情。

Peter:是的,那就是,這就是新加坡的業務。而對日本來說,當我們開始HJ房地產時,總部實際上在東京。囙此,我得到了東京住房日本公司的支持,也得到了日本HJ資產管理公司的支持。對於那些想投資日本的客戶,我們有我們的總部。我們大約有60人支持我們。

Darren :是的,我明白了。 因為當我在想詢問您要進行什麼面試時-這很有趣,因為不僅您在新加坡有過經驗,而且在香港有一些,在日本有一些。 因此,我認為有範圍廣泛的問題,因為在我看來,我對日本和新加坡的市場權都有很多疑問。 所以要開始對,對於可能不像我這樣熟悉新加坡的聽眾來說,海外投資者傾向於投資哪些領域。 您是否可以在詳細介紹以使聽眾對生活有更好的了解?

Peter:當然可以。 因此,對於來新加坡的投資者來說,自然是新加坡的第九區。 因此,該區域實際上覆蓋了我們著名的購物區,即烏節路和薩默塞特郡。 因此,就像城市的喧囂一樣。 而且當然,附近將是翡翠山和甘蔗山。 這兩條街道均在主要購物區附近。 但是,您知道,這兩條街道上的房屋非常漂亮,它們是受人尊敬的魅力。 好的。 您知道那邊有很多保護區,所以這是古老的魅力。 除此之外,在第九區,我們還有納西姆區。 因此,在納西姆地區,您會發現很多那裡有大使館,還有一個由那些千萬富翁甚至億萬富翁擁有的龐大的集體別墅。是啊。這一點受到了國內外投資者的極大追捧。囙此,除了大使館、高級平房,它們也是外國投資者可以購買的高端公寓。當然,在第九區,一石激起千層浪河谷、河谷公路或該區域。所以這裡是居住在新加坡的外籍人士的飛地,因為很多的公寓實際上都是沿著新加坡河建造的。所以這是一個非常好的生活環境。是的,所以這是投資者進入新加坡的主要目標, 他們通常會看九區,然後除了九區,實際上還有十區。第十區包括唐陵,荷蘭村我相信你聽說過荷蘭村和博卡提馬地區。是啊,那是鄰近的一個區。今晚的數位當然表明它們有點像並排,好嗎。10點以後是11區。11區是牛頓和諾維納路。所以這兩個區10,11,大約有10-15分鐘的車程從第九區來。所以離烏節路和商業區很近。所以以這種管道,它仍然很受外國投資者的歡迎,而10和11在的定價方面,我想比第九區低10%到20%。所以對於那些不想花這麼多錢的投資者來說,他們可以看看除了九區以外的10區和11區,當然還有後期的1區和2區,這是我們的商務中心也越來越受歡迎。我不確定你是否讀過它,但億萬富翁詹姆斯戴森,他真的成為頭條新聞他在第二區買了一棟超級頂樓。我想他花了大約7300萬。是啊, 7300萬新加坡元。 是的,就在上方 我認為它比第60層樓高,因此您可以完整地了解城市的觀點,即您可以看到遠至馬來西亞和印度尼西亞一些島嶼的有利位置。 是的,令人著迷的是它是99年的租賃財產期。

Darren: 哦,那真的是很久以前了。

Peter:是的。租賃期99年。我的意思是在新加坡,我們有三年的持有權,所以我們都很驚訝他買了一個租賃房產。但問題是這是個好地方。它位於地鐵站的頂部。是的,就在地鐵站上面。

Darren :所以我有一個很快的問題,外國投資者能在新加坡擁有的永久產權嗎?

Peter:是的。所以,外國投資者可以購買私人住宅物業,只要是非土地,所以他們可以購買分層產權住宅,他們可以購買這些房產,這些房產可以是99年的租賃期,也可以是不動產。囙此,這是兩種投資者可以購買的類型。是的,當然,我是說,自由保有對他們更有吸引力。有能力的人。

Darren: 所以他花了那麼多錢,但還是租了房子。這就像新加坡房地產市場的吸引力。不,那很有趣。因為,通常情况下,如果你買了一個核心資產,你想完全控制購買一切。正確的。所以這就是我以前喜歡做的事。我想我之前告訴過你我的背景,我在房地產基金工作。如果我們把錢花掉很多錢我們都很好,不管我們要什麼樣的自由保有權,我們都要控制一切。但我覺得這很有趣。我認為這是一個類似的事情,我總是聽到很多關於新加坡房地產市場的消息,以及它有多吸引人,但這也讓我看到了新加坡房地產市場是怎樣的。因為現在快到7月了,你介意告訴觀眾一個關於市場行情的最新消息嗎?

Peter:當然,當然。當然。好吧,我的意思是,讓我再回到戴森先生那裡,在他買下了那座7300萬的超級頂樓後,他買了一座4500萬間高檔平房,囙此他擁有了土地和房子。

Darren :那就好了,至少他明白了。

Peter:所以在大約三四個月的時間裏,他在新加坡購買了超過1億英鎊的房地產。真的。那是一個你知道的,你知道的頭條新聞,在那期間。是啊。所以,是的,回到你過去兩個月的問題上,因為COVID的情况,我想說房地產活動在封鎖。我們看到一些交易正在進行虛擬觀看,好吧,這是個好消息。事實上,許多計畫外的事情都已經完成了。太棒了。我是說,做了20多年的房地產經紀人,我有點驚訝。你知道嗎,這只是一種自信買家對當地市場有興趣。是啊。所以在我們的COVID封鎖期間,我們被封鎖了大約兩個月,仍然有來自本地買家和外國買家的交易。是啊。所以我所預見的是向前發展,我問了很多業內所謂的人,他們的直覺大概是5月12日下午5點左右。開發商給了一些小折扣和折扣,以刺激銷售。而且效果很好。事實上,我聽到的最新消息是很多中國人在二區購買一些高端項目。是啊,那太令人驚訝了。我想我是確定您聽說過在路易威登和愛馬仕商店進行的報仇購買。 是的,我看到這種情況在我們的陳列室裡發生了。 所以,這真是太神奇了。 因此,我認為高端市場仍應保持。 我們正在觀察的實際上是交易數量,無論它是否上升,下降或保持穩定,但是我認為只要我們的本地失業率不會飆升,我就認為我們的房地產市場將仍然具有彈性。

Darren :是的,我明白了。是的,稍微轉移一下,對吧。因為在我們這個行業裏,虛擬觀看是一個很大的話題。因為很多人顯然擁有的東西是美好的,它不是必須擁有的。但現在看來,從你的角度來看,現在的情况似乎是有一些,你知道,由美德觀影驅動的活動,但這是我喜歡的,你知道的,對我自己來說,因為就像我總是和我的朋友討論房地產科技一樣,這是一件大事話題,但就像我們一樣,但你知道,你剛剛覆蓋了很多地區,順便說一句,謝謝你,這真的很好。就像我去過新加坡,我想去年3月左右,當你談到不同的地區時,我的腦海裏就像是在美麗的國家、不同的地區走來走去,腦子裏就想著。囙此,對於所有天生的投資者群體來說,你認為有什麼東西被高估或低估了嗎?

Peter:早在COVID-19之前,我們就看到了優質、大型豪華公寓的大量湧現。好吧,這主要是被中國投資者買下的。所以我認為這個奢侈品市場會繼續表現良好,只要你知道,我們很快就要舉行大選了,只要你知道,選舉結果不會讓人震驚,你知道全世界,那麼我認為對高端房地產的需求將繼續,因為如果執政黨繼續進入議會,那麼很可能一切照常。我覺得可能是廣告在這種COVID情況下,屬性會受到更大的打擊。 因此,我實際上對零售商店和辦公場所持否定態度。辦公空間,尤其是因為過去兩個月中,我們很多人在家工作。 實際上,我們許多人仍在家中工作。 所以我認為,很多大公司都會考慮減少商業空間,比如辦公室未來的發展。是啊。所以我認為這個部門會受到打擊。是啊。在COVID之前,我們的價格上漲了不少。所以我認為是的,這將是一個我們將密切關注的領域。這意味著辦公室銷售和租賃

Darren :我明白了。我想,我的幾個朋友以前也在香港談這個。他們就像,好吧,新加坡。房地產市場正在蓬勃發展。我覺得進去有點吸引人,同時,COVID-19真的影響了一切,現在每個人都會說,“嘿,我還是感興趣的。我還在看,”但與此同時,他們希望看到機會在哪裡,如果他們的資產在下降,也許現在是他們進入的好時機。所以我想對某些人來說,這是一種懷念,是不幸的,你知道,對另一些人來說,這是一種財富。所以我認為這取決於你站在哪一方,你知道,因為在我考慮與你的整個談話之前,我想,“嘿,如果你是一個有過跨境經驗的人,同時也與不同的投資者和合作夥伴合作,我想瞭解更多會很好,因為你很少有像你這樣的人,你自己和不同的人一起工作,必須要經歷討論瞭如何與香港和日本等建立新加坡房地產市場。 您是否也想通過跨境投資的經驗告訴聽眾更多? 或促進該過程。

Peter:好吧,我大學畢業後開始了我的房地產職業生涯。 就像當我24時那樣。那是對亞洲金融危機的正確回應。 是的從某種意義上說,我很幸運,很幸運在SARS期間經歷了放慢腳步。 是的 然後是美國次貸危機。所以現在COVID。所以我的房地產事業充滿了危機。所以我認為多年來,事實證明,跨境投資的最佳時機實際上是在危機期間。是啊。所以精明的投資者,你知道,研究過某個市場,你知道,會抓住任何危機帶來的機會進入市場。 您知道,許多優質物業將在此期間出售,尤其是新加坡,香港,東京等市場,那里土地稀缺。 是的,很多大量建造,大型開發商都ing積房地產。 所以我認為這些是最佳時機買入正處於危機之中。是啊。所以我要說,對於跨境投資,要注意觀察的大筆資金。你知道,比如說,如果我們談論在日本投資,我們會發現新加坡有很多大筆資金流入日本。因為我們也在幫助一個家族財富的大開發商去日本買東西。所以說真的,這些大資金正在進入市場。所以我的意思是,我們都同意,無論是股票市場還是外匯市場,都是大把的資金推動著市場。所以,當談到跨境投資時,我會說給觀眾的建議是,試著去瞭解,你知道的,巨大的資金流。是的,他們要進入哪個國家?主權財富基金,尤其是。所以這就是我要對監聽的人說的。

Darren :這是個好建議。這是一個非常非常好的建議,因為即使是對於我們來說,當我們以前在專業的房地產行業工作時,同樣的事情是總有一些更大的玩家在時間之前看到了一些可能的預測。所以,如果你能看到錢的去向,你已經在引導你思考,嘿,我應該考慮那些方面嗎?以及如果沒有人真正進入我的區域怎麼辦?你知道,比如,那是什麼意思?是因為我太聰明,太早了嗎?或者只是說我錯了?正確的。是的,所以這是一種,你知道,每個人都會這樣做的事情,而對於投資來說,有時候每個人都會去做。但對於大型玩家來說,犯錯誤是非常罕見的,因為這就是他們的出名之處。但你知道,就像在這段經歷中,對吧,你有什麼樣的客戶,他們的背景通常是什麼。

Peter:好吧,當然,我剛開始的時候,也在新加坡做過公共住房。我負責公共住房的銷售和銷售,然後我有機會為購買數百萬美元房產的高淨值客戶提供服務。我還與機构客戶取得聯系,他們有能力購買超過1億美元的飯店和購物中心。所以是的,所以這些客戶我有機會共事的那些年。另一個有趣的群體是從美國,從歐洲遷移到新加坡的外籍人士,我們也為從中國和印度遷移的客戶提供服務,你知道,因為在新加坡,他們有很多MMC在這裡開店。所以我們有機會從首席執行官向下幫助他們解决住房問題。所以,是的,這真是一個很好的經驗,你知道,與來自世界各地的外籍人士交流。

Darren :就像這樣,是因為有些事情我也一直很好奇,像新加坡人、香港人、印度人或者外籍人士等等。你認為當談到房地產時,他們的想法會有什麼不同,他們是如何處理的?因為對於我過去的來說,我都要猜測其他投資者、買家或賣家的想法,而我也有點好奇,就像你和他們中的許多人合作時,我相信你真的很在行。所以我相信你知道,比大多數人都多。所以我只想知道,你對此有何看法?

Peter:對。所以我認為,當涉及到來自世界各地的投資者時,他們的眼光是一樣的,你知道,他們想要好的位置,他們想要物有所值,對嗎?他們想超值購買。所以這是一樣的,除非進來的人,他們買的是他們將留下的房產好吧,也許數位並不那麼重要,而且,你知道,更重要的是心臟,他們想買他們喜歡的東西,你知道,而對投資者來說,這實際上是關於數位的,大量的,數位必須對他們有意義,然後他們會簽支票,你知道的,至於你知道,這些不同國籍的客戶,通常,你知道,如果我有機會,因為我是一個訓練有素的數學家,所以如果我想知道他們的生日,你知道,我可以讀到他們是怎麼想的,他們是怎麼做决定的。囙此,在命理學的研究中,我們可以從生日開始,知道一個人實際上是如何使用更多的頭部或知道更多。 因此,從這個意義上講,我可以對演示文稿進行不同的調整。 當然,如果他們是一對夫妻,您知道的,如果我知道他們的電話號碼,那麼我也可以告訴誰負責。

Darren :好的。你能教我怎麼做嗎?我想我需要那種技能。

Peter:你可以來聽我的課。

Darren :哇,我得一路路去新加坡,我是說,是的,下次我去新加坡的時候,很明顯,我會和你見面談談。哇,有點酷。

Peter:我實際上教過代理人如何讀取數字。 因此,這是與銷售和營銷相關的一點技巧。 是的,這非常很有趣,因為,您知道,有些買家不關心數字,您知道,您向他們提供了所有事實和數據,數字,他們只會放置一個網站,他們想要進入的是他們,購買時感覺很好,而另一方面,會有一群人們認為他們必須看數位,你知道,他們把你的購買建立在數位的基礎上,所以,這裡有很多分析。所以通過知道一個人的出生日期,你知道,我知道要呈現多少數位,什麼時候停止。

Darren :也許,也許在這個電話之後,我會給你我的,你也可以馬上告訴我,因為我有時需要重新評估我看待事物的管道。

Peter:當然,我很樂意與您分享這一點,當然,您總是可以問問一起介紹我們的Ariana 所以我有點像讀書一樣讀她。 當我和她聊天時,她非常感到驚訝。

Darren :太瘋狂了。所以,你知道,就像,你知道,你和不同的人一起工作,對嗎?我也很想讓觀眾瞭解更多的東西,你知道,很明顯你有這個技能。沒有多少人具備這種技能,或者有知識,但是然後您知道,很多海外投資者必將與許多不同的合夥人一起工作,或者人們像律師和會計師一樣一起工作, 也許像房地產經紀人之類的物業經理或其他許多不同的專家,對嗎? 我想知道您的方法,例如在不同地區尋找投資者或合作夥伴時的方法是什麼? 您如何找到他們?您如何信任他們一起工作?

Peter:對。所以,在尋找這些人方面,我通常會依靠網絡在網絡上。 我們的許多業務都是通過口口相傳來介紹的,就像我們兩個人一樣,我們如何彼此了解,是的,因為我們有一個共同的朋友,所以他們聯繫了我們。 對於我在香港的業務合作夥伴來說,這也是一樣,也是通過相互之間的聯繫朋友。 因此,他們知道我正在做一份認真的生意,我知道我已經進入房地產行業,我不會喜歡,轉工作或其他任何事情。 對。 因此,他們可以安全地向其他合作夥伴推薦我的服務。 因此,對於我來說,當我選擇與另一位合夥人一起工作時,這實際上就是我們所說的化學權利。 當您坐下並開始交談時,我們將交換意見,我們將分享我們的共同點價值觀,我們的願景,在這個時候,我决定你是否知道,這是一個很好的契合點。是啊。而這就是我與房地產合作夥伴合作的方式。 至於客戶,那麼很多時間就是我所說的化學過程。 因此,對我來說幸運的是,我知道了從出生到出生的全部化學過程,這就是我識別你所知道的方式,當然當你與人交往時,你也能感覺到,你知道,根據你積累的經驗,你有一種的感覺,你知道,買家是認真的,還是他只是在購物,或者他只是,你知道,是的,試著在胡鬧。

Darren :事實上,這種情況經常發生。

Peter:是啊,我以前真的被欺騙了,

Darren :真的嗎?真不幸。也許你以前看過我的生日,到目前為止化學反應還不錯。所以,你知道,對我們有好處。

Peter:是的,是的,我確定。我們在一起有很好的化學反應。

我認為最重要的是,我一直相信吸引力定律。你知道,如果我們是專業的,那麼我們將吸引專業的合作夥伴和優秀的客戶。所以對我來說,我總是確保我們首先要把工作做好,然後才能吸引到那些能够欣賞我們所做的工作。 因此,如果我自己,如果我的公司不好,那麼我不能指望您知道我們會吸引合適的客戶。 因此,我非常相信吸引力法則。

Darren :真不錯。我認為很多觀眾可以從中學習因為,你知道,當我談到房地產時,我的很多朋友都會說,你知道,我不知道另一個合夥人在做什麼,專家們在做什麼,他們真的喜歡告訴你全部情况嗎不管怎樣,我就想,嘿,我甚至不知道你是否知道你想要什麼。比如,如果你不知道你想要什麼,你認為你會找到一個真正瞭解他們的人嗎給你禮物?你知道,這有點像邏輯,對吧?這有點像邏輯,然後我想很多人,比如你,對吧,我相信你總是看到不同的人,有不同的人有經驗的人。但我覺得有時候你得做市場調查。真的知道你的意圖是什麼,你是數字人還是更藝術化的人,隨波逐流。你必須實話實說,比如“嘿,你知道嗎,我是個有感情的人。我想買點東西。”但也許你會找到其他人來幫你解决數位問題,因為他們會說,“嘿,你知道嗎,嘿,冷靜點下來。我不想買你喜歡的東西。但首先,讓我們先考慮一個數位來彌補這一點,“所以當你把整件事都說出來的時候,我立刻意識到房地產不僅僅是數位。這是你得到的一種感覺,有時它比這種感覺更强烈,因為你知道,事實上,這已經是一個事實上的生意。所以我真的很善良非常感謝你指出了這一點,就我所知,這有點奇怪,但我認為這真的很有趣。是的,我想在你提到很多新加坡投資者都在關注日本市場,這顯然是為了擴大市場。我只想知道,到目前為止你的經歷如何?很明顯,日本市場也受到了嚴重打擊。我只想知道你對此的看法。你覺得怎麼樣從長遠來看?

Peter:好的。嗯,我進入日本市場其實很有意思。所有的一切因為我每年都去日本。比如,什麼,20-25年前,從25年前開始,我每年都去日本因為我要去參加一個儀式在日本的一個大型儀式,我祈禱的神社就在那裡。所以我去那裡每年。作為一個房地產商,我們自然會在東京逛一逛,看看房地產,對吧?大約六年,七年以前。然後我意識到,“嘿,你知道,這個市場其實很好,但為什麼價格還沒有上漲呢?”,那就是我開始學習的時候更多關於經濟和房地產的資訊。慢慢地,旅遊人數開始上升。我意識到,嘿,是時候讓你知道了,做點什麼。我開始尋找出售的飯店,試著把它帶給當地的開發商,看看誰想,你知道的,在日本分一杯。我就是這樣開始的。是啊。以及慢慢地,我發現有些新加坡人或新加坡公司擁有日本房地產。所以它變得越來越有趣了,你知道,後來,我在東京找到了一個會說英語的經紀人。這很重要。語言很重要,因為我別真的說日語。我是說我看起來很像,但我的日語真的很初級。所以這就是我如何讓慢慢開始,最後變成,你知道的,一家招聘公司,一家在新加坡的日本招聘公司我,因為東京總部想在新加坡設立辦事處,所以是的,只是這是一次非常有趣的經歷,你知道,因為那時我沒有經營大公司,所以我不像新加坡的名人房地產市場,你知道,但事情是如何演變的,這很有趣。就像我說的,吸引力定律,你知道的,剛在市場上介紹過,你知道的。我就是這樣得到自己的以適應日本市場。

Darren :是的,我想我認識的一些人也有類似的經歷,他們經常去的地方旅行,然後愛上了這個地方。我覺得房地產行業的人是因為他們愛上了那些沒人能看到的東西,他們開始變得嘿,我其實知道很多事情。然後他們開始向更深的方向發展,他們剛剛進入,偶然發現了這個行業。我覺得是你提到的東西因為我曾經工作過——我們以前的項目之一,我在新宿的一棟住宅樓裏工作。然後同樣的事情,就像,你知道的,在日本,找到一個會說英語的人其實並不容易。尤其是在房地產行業,這會產生巨大的影響因為你知道,當你在海外的時候,你會找到一個可以和你聯系和交談的人,我們真的節省了很多時間,你知道,很多時候,如果你一直忘了人們的不同文化,他們解釋的管道,這樣你就不想讓他們之間產生任何誤會,所以我們提到,你知道,找到一個用英語的人,可以說英語。很多人都沒意識到在日本,小團體的人能說得很好,也能交流。但這是非常重要的,如果你不會說這種語言,找一個可以說其他語言的人,這是一個很多頭痛,我之前已經解釋過了,這並不容易。

Peter:完全,完全。所以對我們來說,我們的優勢在於在我們東京的辦公室裏,我一半的同事都不是日本人。所以我的同事會說英語普通話。所以他們中有相當一部分來自臺灣和中國。所以事實上,我的東京辦事處我們是最大的東京為外國市場服務的房地產公司,即外國投資者。

我敢說我們的市場份額最大。事實上,今年應該是2020年奧運會。我在租賃方面的同事,他們實際上是國際奧會的代理。先遣隊在開始奧運項目時尋找房地產。是啊。所以這是非常令人興奮的我們,我很自豪能和東京辦事處的同事一起工作。

Darren :在我的腦海裏,實際上有越來越多的問題在流出。但是你知道,更重要的是我想讓觀眾更多地瞭解如何應對不同的市場。在選擇不同國家的地區時,您有什麼建議和建議可以與觀眾分享,例如新加坡、日本,甚至日本、新加坡,您知道他們如何比較蘋果和蘋果。

Peter:對。所以,當然,我的建議是,你知道,房地產是一項長期投資,你不要一年、兩年去投機賺很多錢,你知道,你永遠不知道。是的,就像,喬維德的情况已經被證明了,你知道,事情真的可以,你知道,會突然發生。如果你沒有長遠的打算,你知道,你會被燒傷的。所以,我想說,投資者必須時刻關注他們想要投資的各自市場的基本面。房地產的基本需求和供給,你知道,研究總是非常重要的,你知道,從基本面來看,你不會出錯的。當然,在各個地區投資政治和貨幣風險確實值得警惕。然後,你知道,研究數位投資者只要做好準備,就可以放心地把錢投入任何市場。當然,如果沒有時間做功課,那麼他們應該和那些真正專業的經紀人談談,他們在市場上有經驗。你知道,當然,不要只聽一個,要聽兩個。看了很多新聞,可靠的消息關於市場。是的,和不同的人交談。然後你可以形成自己的觀點,我認為這很重要。然後從那以後,和當地經紀人討論你的目標,你知道,你把錢投入這個市場的目標是什麼?例如,在新加坡,你是在買第二套房子,還是你只是想把多餘的資金存起來,還是在分散投資組合?所以我認為新加坡和日本市場之間就外國人而言,我認為我最關心的問題是,我的小建議是,要徵收印花稅。這意味著新加坡政府對購買新加坡房地產的外國人徵收外國稅新加坡政府對購買新加坡房地產的外國人徵收的稅。所以這是相當可觀的,你知道,外國人支付比當地人多20%。這是一大筆錢。多了20%,所以你知道,作為新加坡非常盡職的經紀商,我們實際上正在吸納很多新加坡投資者進入日本,因為利好得多。市場已經成熟。很多房產都是不動產,收益率實際上比新加坡要好。你不必付外國稅。你看,我認為這是日本的主要賣點之一。那就是我為什麼要進入這個行業。當然,向前看。我們希望奧運會能在明年舉行。之後呢奧運會我們正在研究賭場項目,可能會壓縮日本的一個港口。新加坡的房地產實際上因為兩家賭場而上漲或兩個綜合性度假村。所以我的問題很簡單,日本是否也會按照同樣的步伐建立國際關係賭場、大會、中心以及其他一切,會不會有更多的外國人進入這個國家?你知道,我認為答案肯定是肯定的。當然,他們需要的不僅僅是國稅局,因為你知道,日本人實際上是賭徒,他們把他們的帕金科打對了,這其實很無聊。

Darren :日本是你知道,日本本身也是一個娛樂中心,所以我認為你肯定可以做很多事情。不僅僅是因為我的感情,因為我愛在日本,聽到你說你至少每年都回去,我希望我能像每兩三年做一次。每次我去那裡都像“哇,我不想離開這個國家”,你知道那裡很美,很好,很好食物,一切都很好;每個人都很好,只是很漂亮。但你知道,我認為這是個好建議,對觀眾來說是個好主意。當我告訴人們,你知道,發生了什麼事,讓那些可能有興趣瞭解的人知道,我會從你這裡或那裡偷一些東西關於新加坡房地產和不同的房地產,我們建議他們如何與您聯系並與您進行更多的交談?

Peter:我會給你稍後我的聯繫電話,然後你可以把它放在你的網站上,所以是的,給我發個簡訊。WhatsApp、Skype或隨便。

Darren :還有我的生日,哈哈。

Peter:當然,當然。這真的很有幫助所以你很感興趣我一直強調經紀人和客戶之間的化學反應,因為我們希望能為我們的客戶提供最好的服務,但同時我們也希望找到能够接受我們真誠意見的客戶。但是有趣的是,有時候你找不到這樣的客戶。他們會有自己的觀點,自己的思維方式,所以這很有趣。所以有讀數位和瞭解化學的能力真的很有幫助。這確實使工作更有效率,雙方都很滿意。它確實有助於在任何一個國家投資都是一種愉快的體驗。

Darren :我明白了,我認為這是一個很好的總結一切的方法,顯然我會把所有的東西都寫在節目筆記中。感謝你的努力,感謝你的努力因為我認為你對很多觀眾的地理位置、情感和見解有了更多的瞭解,我肯定會從中受益匪淺。謝謝你,我真的希望我們能和你一起做第二部分。我們正在考慮在未來做一個更長的形式來更多地討論他們的旅程,我們讓其他專家一起分享不同的見解。所以我真的希望我們有第二部分,我真的很感激,你知道,我會送你我的生日。

Peter: 是的,我喜歡。所以我非常期待第二部分,我認為無論我們做什麼,最終目標是提供聽眾,掌握最新資訊的聽眾,正在發生的事情在地面上,這樣他們就可以做出最好的决定。對我們來說,沒有什麼比讓客戶購買他們認為自己擁有的房地產更好的了做了最好的决定。

Darren :是的,當然。所以下次我會讓你知道的,我想直到下一次。

Peter:是的,是的,很好。謝謝你的時間。

Darren: 你也是,再見。

Peter:好的,再見。

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Hope you liked this episode. You can always leave your opinions in the comments section!

We’ll see you soon!

Denzity Insights Transcript: Hong Kong Real Estate: COVID-19 Impact and Outlook with Simon Yu


Hong Kong Real Estate: COVID-19 Impact and Outlook with Simon Yu

Connect with Simon Yu:

LinkedIn: https://www.linkedin.com/in/simonyu89/

Hong Kong Real Estate: COVID-19 Impact and Outlook with Simon Yu

The real estate sector has always played a major role in Hong Kong.  The city is one of the world’s most densely populated places in the world and is a part of the Greater Bay Area (“GBA”).  In recent years, the city has been facing multiple crises and challenges, politically, socially and economically; various degrees of uncertainty appears to be rising to all residents and different stakeholders regarding the Hong Kong property market.

Today’s episode with Simon presents a concise view of the latest Hong Kong real estate situation as he shares his observations and opinions on the new strategies adopted by landowners, investors or future investors in Hong Kong. 

Simon Yu is a real estate broker in Hong Kong.  He has been in the Hong Kong real estate brokerage business for almost a decade and is now focusing mainly on investment/development projects working primarily with institutional clients including developers, real estate funds as well as family offices.

  • What does the future hold for Hong Kong real estate market?
  • How are the stakeholders dealing during the crisis?
  • Which entities are still looking into investing in Hong Kong property industry and why?
  • Are there specific areas to look into in terms of investing in Hong Kong?
  • What challenges should investors be prepared for?

As it can be difficult to catch some minor errors, transcripts may contain a few typos or inaccuracies.

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Alright, let’s get back to the transcript of the show. Enjoy!

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Sources:

Greater Bay Area:

The Greater Bay Area is a megapolis that consists of nine cities from Guangdong province, a province situated in Southern China, along with two special administrative regions, HongKong and Macau. It is also known as the Pearl River Delta. The concept is a scheme by the Chinese government to deepen the cooperation between the involved regions as well as developing the nation’s economy.

https://www.bayarea.gov.hk/en/about/overview.html

Real Estate Broker:

A real estate broker is a step above a real estate agent. A broker generally has more training and subject-matter education than an agent, but not always. A real estate broker can work independently or hire real estate salespersons to work under them. The exact rules can vary among countries, but most have somewhat similar requirements.

https://www.thebalance.com/real-estate-broker-and-agent-1798869

Institutional investors:

An institutional investor is a company or organization that invests money on behalf of other people. Mutual funds, pensions, and insurance companies are examples. Institutional investors often buy and sell substantial blocks of stocks, bonds, or other securities and real estate investments. The group is also viewed as more sophisticated than the average retail investor and, in some instances, are subject to less restrictive regulations.

https://www.investopedia.com/terms/i/institutionalinvestor.asp

Capital market:

The capital market is a venue where entities are united to exchange their financial products. These entities can be a company, business, a group of people or government. The exchanges mostly occur between two parties, with one party being the investors or suppliers of capital, and the other being those in need of capital. The most typical capital market is the stock market.

https://www.investopedia.com/terms/c/capitalmarkets.asp

CBD (Central Business District):

CBD refers to a certain part of a city with a lot of businesses within. Although this specific part is often the city centre, it can be away from the centre to anywhere in the city, as long as the place has a convenient transportation route. CBD has a large number of offices, banks, and other high-rise buildings. It is also known as a “financial district”.

https://www.designingbuildings.co.uk/wiki/Central_business_district_(CBD)

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Darren: Hey Simon, welcome to the show.

Simon: Hey, Darren, good to see you. 

Darren:So for the audience that’s tuned in. So Simon and I have been friends for quite some time. And we have never had this kind of format to talk about his skill sets and experience and everything. So, Simon, thanks for coming in because it’s something that I’ve always want to ask you more about.

Simon: Of course, thanks. Thanks for having me on the show. Good opportunity. Happy to share.

Darren: That’s good. So when we begin, would you mind telling the audience more about yourself and your work? 

Simon: Yeah. Hi, everyone. I’m Simon, your Real Estate Transaction Specialist currently working in Hong Kong. I’ve been in the real estate brokerage business for almost a decade now. Currently spending most of my time on investment/redevelopment deals, and working with institutional clients. I actually focus on dealing with family offices and also real estate funds. And a little bit of my personal background, I was born in Hong Kong and grew up in Toronto and Canada. I’ve spent, I think, likewise to you similar background, Darren, I spend a reasonable time in both West and East parts of the world. Having decided to return to Asia after my studies, I, my passion has always been meeting new people, and building meaningful relationships. And it’s extremely satisfying when you are, I guess, able to learn new skills engage, engaging like minded individuals throughout the journey. Hence I think today have this lovely interview with your new mentor, so thank you. Thanks for the opportunity. 

Darren: That’s good. No worries. I mean, a lot of people in the industry knows who you are already so I’m sure everyone wants to know more about your information anyway. 

Simon: Yeah I mean some.

Darren: No, no, you’re very humble. But first of all right because a lot audience might not understand what a commercial real estate agent is. Would you mind telling the audience what’s a typical day like for you like a commercial real estate agent? And what do you do in a daily basis?

Simon: Sure. Thank you. Well, I guess to start off further on an introduction, I happen to have an opportunity, fortunate enough to deal with different clients. So when I first came back from I guess, returning to Asia, I specialized more in the leasing sector. And now in the capital markets team, so more on the institutional clients. So I guess a typical day as a broker, meeting clients, connecting with individuals, so dating back, I think, staying relevant with the market and connecting with the clients. That will be my short answer for my hat in the capital markets sector. So, sizable transaction if you will, anything relating with real estate be that a you know, some sort of tenants movement or new developments in the city because I specialize in Hong Kong of course, and capital investments like especially in the equity market, so, stock market also do have some impact. So, I would say to channel the right messages to the proper audience in order to create value would be my objective. So, you know, physically speaking, because we have, you know, the new office, you know, we have now agile working ABW. So, you know, a typical day talking to different people, communicating with different colleagues in various lines of businesses, and, you know, coming into the office and going out to meet clients, I would say will be a typical day for me.

Darren: So would that be fair to say that like your role is a connector, and if a landlord or a funds or a buyer or seller want to know more about what’s going on, you’ll be the person that people will talk to you and say, “Hey, what’s going on?” And then what kind of service exactly like when you say like, connecting, what does that even mean?

Simon: Yeah, I’m mean, connecting just like what we’re doing now. Right? I would say the fundamental would be the education part. So what are some relevant things that are relevant? So say, for example, you have a property residential property, in Hong Kong, then most likely, you will want to understand what developments that will be happening around your area, you know, who has been investing and who will be or currently looking to invest around I think those are the topics that I would be referring to. So I would say you yes, a connector a new sense thats relating to all real estate aspect. Does that answer your question? You know, that makes sense?

Darren: Yeah its fine. I just for like— cause you know, my background, I used to work in real estate fund so I kind of understand how it’s like, but then for the audience they might not understand like, you know, it’d be hard to grasp but we can go back a little bit later on. And then something that I want to ask you to personally is because we’re both in Hong Kong and Hong Kong has been having a lot of ups and downs for the past, you know, a couple months. How does it affect the real estate market?

Simon: Well, short answer, the increase of uncertainty that grows, I guess, across the board, right. For people living here, for people who plan to come in, I think the uncertainty has been increasing in the investment market, it’s probably not a good thing to have right? Again, I believe there’s always good and bad for everything. There’s always opportunities in every market, though it may be tougher to seek opportunities in general right now. So we have been faced with tough times. You’re right, in the past month, and I guess, almost a year now, right. Since the trade war, and then we have the social unrest, and now the COVID-19 situation. So my opinion is that the business and individuals will probably need some time to be more, I guess, adaptive and creative and collaborative, relatively speaking, compared with other financial cities in the world, Hong Kong, do still have, in my opinion, strong fundamentals, with the supports, the talents, you know, mixture of east and west. I don’t think in other competing cities we’ll be, you know, having those elements just like that. So I still believe in the system and the place so well, it’s a matter of time that will sort of bounce back again.

Darren: Hmm. I see. So in terms of the real estate, capital inflow and outflow of Hong Kong how has it changed since the change of sentiment?

Simon: I guess that’s a very good question. Inflow, due to uncertainty, as I was saying, definitely has impacted. Businesses are more cautious to come in. So slower inflow definitely. From what we said just earlier, trade war and social unrest, I would say it’s a little more political now. Some of the positions, as you are probably aware. 

Simon: So since I guess, when you talk about the change of sentiment, right, COVID-19 is sort of like the global pandemic, so it’s probably not a significant impact compared to the other two as people are less mobile for the traveling restriction, that also will impact the inflow of capital. I guess the main challenge for Hong Kong, since we’re at a very, I guess, geographically in a very compact place, we have a very few great real estate opportunities. And compared to perhaps like Singapore, similar to other tier one cities, price gaps are usually wide for core assets, so that creates some challenges for investors. You know, people who have deep pockets or would be would be the ones that look at Hong Kong. So, in terms of outflow, though, we have been witnessing, you know, diversification through expansion overseas, family offices and local developers have been taking advantage of a situation like Brexit in the year or two years prior to overseas opportunity. So for institutional clients, I still look forward to deals coming in and out to Hong Kong and they’re in a mid to short term because Hong Kong being the you know, still the gateway non Asia funds still want to enter the China market as well main Chinese funds and developers are looking to expand overseas so Hong Kong relatively speaking would probably be beneficial.

Darren: I see, that’s pretty good to kind of give people a picture of what’s going on here. So I want something that focuses— because you know there are a lot of things happening for the past couple months right? Let’s focus on the virus situation because that’s something that even to me I’m kind of curious like how does a landlord or estate owner react to the situation now? What did they do to help out the whole society because of the whole virus pandemic?

Simon: Sure. I think you have, first of all you if I were to paint a picture, you have different scales of ownerships, right. So you have small tenants, I mean, small landlords, big landlords, ie., portfolio landlords. So, for COVID-19, especially, I would say most landlords think it is a temporary, you know, circumstance or scenario. I think Hong Kong being a very resilient city, after the fact that we have gone through SARS, in 2003. We have been actually quite, you know, agile in terms of, I guess, agile and strong ond adaptive on the whole Covid situation, if you were to ask, right. So, like you hear in the news, retail hospitality sectors has been impacted negatively. Quite, quite significantly, actually. So some landlord has been quite supportive, to restructure and you know, for rent reduction and whatnot. So especially, I would say, you know, going back to smaller scale landlords, so, for portfolio landlords where you have people or companies who have  baskets or assets around the region because they’re listed, and due to the fact that residential sales has also been impacted somewhat so they have been— we have been, I guess, witnessing some dispose or some intention to dispose the non core assets across Hong Kong. So that actually created opportunities for some end users/occupiers who now could have the opportunity to own their real estate, right. So say, for example, a family office, then now could not just lease an office, they could have their own office in Hong Kong. So that actually brings some good news to some individuals who of course, again, going back to the point that they have sufficient cash to do so. So in summary, I would say the virus enables landlords to rethink their real estate strategy to consolidate or reallocate where they want to do their businesses.

Darren: I think that’s a pretty good picture for all of us. In that regard, right in terms of people seeing opportunity in Hong Kong, what type of people are coming in when it comes to like investors or tenants? What is their background or nationality, was the— you know where they came from? Do you have any kind of suggestions or pointers on that?

Simon: Right. As I said, I guess in my points earlier, I would say institutional clients are still strong. They still have interest in coming to Hong Kong. Especially now they have been seeing some adjustments on some smaller scale landlords. So, for example, you have older buildings where it’s just owned by a family. They may want to pass down— whatever the reason that they have to let go or dispose their assets, then now the institutional clients would be able to find that opportunity to come into the market. So, I would say primarily institutional clients and also mainland background clients. In terms of tenants, I would say I was again working in the leasing sector, I think any businesses we are driving value right. So, anything relating with community, so also the medical sector, I think, things that you could use or that you need, I would say those are the main things that have been supporting the market.

Darren: Okay, so in turn let’s go back a little bit in what you said just now, institutional firms who are coming in, are they usually for self use or do you see it as an investment to lease out?

Simon: Right, interestingly, I think they would I mean for family offices definitely they are taking an advantage of the geographical location whereby they could do the businesses here and also the tax situation right. So, I think short answer would be for investment entering into the Asia market diversifying their funds.

Darren: I see is there like a few areas that you think in Hong Kong you are more interested in in that scale?Because obviously we talked about like — you can be a retail investor, you can be institutional, or family office, like for example, your clientele tend to be institutional firms and family offices, so is there a certain region in Hong Kong that they tend to be interested to come in because of the whole thing with the virus situation?

Simon: For sure, for sure. I would say core core those are the areas that they tend to focus on. So, anything that is more resilient is the thing that they— and also the lease tenure. So the government lease. So, I mean, in a smaller, I guess more practical example would be anything that perhaps in Hong Kong Island where which you have triple nine year lease, those may probably be something more attractive in comparison to  somewhere in decentralized area Kowloon but of course, there are some interesting— you know when you talk about investment It’s just also about returns right. So, if you have tenants who are going into places like in Kowloon east, we still have been seeing more interest due to of course, the emerging CBD 2 or already established CBD 2. So, you know, Kowaniese, location, Hong Kong Island, prime location in Kowloon are always something that investors are interested on. I would say in terms of sector because of the Covid situation, retail has definitely been coming down. So, right now some interests are drawn towards some people, owners who are suffering but of course, some of these opportunities are not really cheap or a cheap in a sense that you still need some negotiation to come in to capture the right timing so price gap is still a topic that we always need to focus on.

Darren: I see right, no that’s good because even I’m learning. I’m not that familiar with— I live here but I’m not that familiar with the real estate here. Also, I know that you mentioned CBD 2 and I only learned about what CBD one two and three means. From a conference I went last year ULI conference so would you mind explaining to the audience like in within Hong Kong, CBD 1 2 3 what are those areas and why is it important to learn about those kind of different areas.

Simon: Right, well, I’m not a disclaimer, I’m not an expert. No city planning or anything but in terms of a common practice, I guess a norm point of view, I would say Traditional CBD would probably be anything around a central and roti perhaps one try Causeway Bay, those are what we call it traditional CBD in the Hong Kong Island site. Based on a government issued initiative probably 10 to 15 years ago they planned to have Kowaniese right next to the airport of the old airport Kai tak be CBD 2. So, what we generally say CBD 2 would be anywhere between, you know Kwun Tong, a local district called auto calc and also Kowloon Bay, those areas are classified as CBD 2. Where by then you have of course, when you have CBD, investments in infrastructure, and also of course, other amenities supports are tend to follow. So I’m not too sure about what CBD three is because we don’t have like a, you know, formal classification yet, though some landlords are looking to claim themselves CBD 3 in some areas. So I don’t have a model answer for it.

Darren: Yeah. I think that CBT 2 although is a east Hong Kong island side like Quarry Bay and you know, Tycoon area, I believe so, and I think they’re proposing CBT 3, should be somewhere near the border, where people can also commute between the port border from Shenzhen and also from Hong Kong side. But I’m sure these are only jargon to say that what’s the potential infrastructure in real estate opportunities are, which is, you know, is very— I think it’s kind of important to know where they are. So going back to be a connector, right. So and I’m sure like for the past couple years, a lot of people talk about the greater Bay Area and about how there’s so much potential and how much opportunity there would be. What’s your viewpoint on that? And then how would you think what affects interest of Hong Kong real estate markets?

Simon: Yep. Honestly, Greater Bay has been on topic long ago already, in my opinion. I wouldn’t say you know, about the future. It’s more like now, in my opinion. So, I mean, we are already seeing a lot of investments going in, though, there are still you know, some mismatch in terms of I would say, finding the right opportunities to go in will be the current situation. I guess from the recent announcement from you know, the Chinese party, Hainan free zone, will be the next thing that goes on from until 2025. I guess that’s off topic. But, you know, that’s more like the future, I would say. And yes, when we talk about real estate, I always, you know, correlate demographics, movement of people, I think increasing connectivity of the whole Southern parts of the Greater Bay, you talking about connecting different cities and regions of the southern part of China. Most, you know, real estate in the region would probably benefit. I would say the benefit in the whole Bay Area. So as Hong Kong is positioned strategically at the bay, outward towards Southeast Asia whatnot as an international financial Metropolis, listed companies will be coming to Hong Kong and go on public. So people workers will be traveling in and out of Hong Kong, immediately, you know, if you can imagine, you would be having increase in demand and residential properties as people need to probably come in and work and live here, though some people argue that, you know, likewise people will move north, right. So I think is a healthy relationship, honestly. So you are expanding a territory whereby you have people coming in and out. And if you talk about, you know, the whole size of Hong Kong, in terms of, I guess, territory, compared to the rest of China, and given it’s very high density. I’m not too concerned about them stealing our demand, if you will. I mean, I’m not saying that you were implying that question. I think it was just building upon each other. So that’s probably my view on the Greater Bay Area.

Darren: I mean, like, I know nothing about Hong Kong real estate or Chinese real estate. I kind of feel like, the more I know, I know less. And to me just I’m just curious because like, you know, it’s just something that has a lot of advertising, or a lot of people talking about greater Bay Area as if the ‘promised land.’ And so from my point of view it’s for Denzity insights for myself, if I’ve been just curious about it, I’m sure a lot of people will be curious and want to know more from you as well.

Simon: I mean, the promise land, I’m not sure.

Darren: It’s a metaphor.

Simon: I know. But I mean, it’s more like I think for me to explain, I’m probably not an expert, because I don’t go to you know, the Greater Bay, all the cities I haven’t visited, of course, given we’re on the topic I try to learn more about, you know, different cities and what they could offer right, so just a short example some where some city may have better healthcare systems or whatnot, or better history. So I think it’s just mixing people together. And if you were to identify them by different skill set then they could just go to different places for different tasks. So try to allocate resources correctly.

Darren: That’s cool. Yeah. So, going back to the whole learning and expertise or skill sets, because in your point of view, right, like, obviously we are all, we’re both learning about the Greater Bay area and, you know, real estate professionals tend to be location focused, do you feel like your scope would increase because of this whole, you know, bridging between different places in Greater Bay area, and then do you feel like as a commercial real estate agent yourself, how would you plan to, to do that? To learn about it? And then do you plan to expand your scope, do more work in connecting different sides, like, I just want to know— if people listen to this and thinks, “Hey, I’m a Commercial Real Estate Agent, what should I do?” Like, how would you suggest?

Simon: I think I mean, that’s a partial personal question, right? So I think it’s a fact that whether a person is more towards open minded thinking. So going back to my introduction, one of my passions, or the reason why I enjoy what I do and have motivation on the industry is because I do want to learn new things and meet new people, right? When you do that, I think it’s important to stay relevant, as I was saying, and I guess one of the questions, that’s my typical day, I believe in there’s a healthy correlation off the fact that you know, that the more you know, the better, the higher likelihood of you solving bigger problems, right. So the bigger problem that you solve is likely that the more money that you make, right or more successful you become, whatever that means. So, that might be a more personal question, so yes, I mean, and spending enough time to learn, right, so, I think one of the challenges is that we have to allocate our own resources carefully on how much we want to input right.

Darren: Yeah like even the way you talk about it in this video, and also like just knowing you personally, you always have a very strong theme about connecting and just servicing someone if they need some help. So I think it’s something that’s, you know, is very loud, into very cohesive, kind of like value that obviously, as a friend, I really appreciate that too. You know, it’s something that’s weird. It’s like the real estate sector, the more you know, the less you really know, because it’s so huge. So, and also too, right as something that like, you know, away from just investing as a whole because, you know, we’re both in the Prop tech institute together, the association about property tech to learn more about it, I want to know, how, because property tech is something that you know, still new in a sector, people still don’t even know what’s going on. Why can you spill out more time on investing, do other kinds of services, get different types of licenses and stuff like that, but why would you dedicate your time more on property tech?

Simon: Well, I would say, there are different parts and different parts and answers to the question. I guess for the last part, different licenses and all, you know, I’m not that academically smart, I think. I think the value that you create is about helping, not helping others per se but it’s about answering people question or solving people’s problem, right? So you can know everything in the world, but if you don’t exercise it, then it’s pointless, meaningless, right. So, I think that’s why fundamentally when I decided to come back to Asia, where opportunities are more, compared to different parts of the world, relatively speaking, it’s the reason why I decided to continue on doing what I do. So I guess that answers, you know, the first part of the question. And of course, when we encounter different tasks or different scenarios, we tend to meet more interesting people, like minded people and then you have a like minded group that sort of intrinsically or naturally already have a group or community to be continued.

Darren: Hmm, I see. No, I think that’s pretty good. It’s just something that like, you know, myself I’m curious too, right. I think because we both have a really good friend, Chris, who makes us feel really insecure because he’s too smart and challenges us. So you know I feel like this conversation we can go on for another hour if we can, because there’s lots of things that even in my head I haven’t asked yet, but I kind of want to do this long form video in the future so hopefully you can join us next time for that.

Simon: Sure. I mean, to speak with other people as well, I think we could jump in and breakout room or something, right? 

Darren: Yeah, yeah yeah. I mean, Denzity insights is meant for learning different insights and tips from different experts, right. And then for us, we were thinking that, hey, maybe next time, we can go for like a very specific topic. Or we can even go for different guests in the journey. Like even your journey is very interesting, you know. So I think that’s something that we can do. So before we go away, what kind of takeaway would you like the audience to have from this video?

Simon: Ah, I mean, I don’t know who the audience are. I mean, we do have a focus real estate focus. I think generally speaking, just to be again, to my point, being relevant is I try to do that every day as well. Be open minded. I think that’s a very simple thing that everyone could do. You know, being open minded could to your lens would mean that if you had a negative feeling about this market today, or this in sector today doesn’t mean that it’s not going to flourish tomorrow. So, you know, that sort of applies to, I guess, real estate markets, who knows what will happen tomorrow? You know, what if we don’t have that vaccine, then we need to think of something different, right. So, you know, problem with I guess aging is that you stay, sort of close minded, right. And you feel like know, so I think the community that we feel like we are building is something that a channels the the message as well, right. So to be open minded.

Darren: That’s really good. Thank you. I think I thought about real estate stuff talking about philosophy I was like, “Wow that’s kind of deep.” So for people who you know, the right audience, who are trying to find out more about real estate, Hong Kong real estate, and they want to find you. What are some ways that you suggest people to reach out to you?

Simon: Just LinkedIn, LinkedIn. Or you know you could always find Darren, and you can get my number.

Darren: It’s that easy?

Simon: Yeah, LinkedIn probably be more professional if you were to talk about business. Otherwise, email I mean, yeah, LinkedIn, you have an email anyway.

Darren: Yeah. So I’ll include everything in the show notes and then description of the video. And I just want to say thank you, Simon. Thanks for sharing and I hope the audience gets something out of it. And until next time, then, thank you.

Simon: Sure. Thank you. 

Darren:Alright talk to you later alright, bye.

Simon: Bye.
===

Darren :嗨,Simon,歡迎來到節目。

Simon:嘿,Darren ,很高興見到你。

Darren :所以收聽的觀眾。Simon和我是好朋友已經有一段時間了。我們從來沒有這樣的形式來談論他的技能和經驗。所以,Simon,謝謝你的到來,因為這是我一直想問你更多的事情。

Simon:當然。謝謝。謝謝你邀請我來到節目。好機會。很高興分享。

Darren :那很好。所以當我們開始的時候,你介意告訴觀眾更多關於你自己和你的工作嗎?

Simon:

是的。大家好。我是Simon,你的房地產交易專家,現時在香港工作。我從事房地產經紀業務已經快十年了。現時我大部分時間都在投資/再開發交易上,並與機构客戶合作。實際上,我專注於處理家族理財辦公室和房地產基金。還有一點我的個人背景,我出生在香港,在多倫多和加拿大長大。我想,我也花了,和你相似的背景,Darren ,我花了在世界的西部和東部都是大約時間。我决定在學業結束後回到亞洲,我一直喜歡結識新朋友,建立有意義的關係。當你能够學習新技能的時候,這是非常令人滿意的,]在整個旅程中吸引志同道合的人。囙此,我想今天將會是個良好的採訪,所以謝謝你。

Darren :很好很好,

Simon:謝謝你給我這個機會。

Darren: 別擔心。業內很多人已經知道你是誰了,所以我相信每個人都想知道更多關於你的資訊。

Simon:是的,我是說一些。

Darren:不,不,你很謙虛。但首先,因為很多觀眾可能不明白什麼是商業地產經紀人。你介意告訴觀眾你的一天是什麼樣的嗎像商業地產經紀人?你每天都做些什麼?

Simon:當然。謝謝。好吧,我想從介紹開始,正好有機會,有幸與不同的客戶打交道。所以當我第一次從亞洲回來時,我想在租賃行業更為專業。而現在在資本市場團隊,所以更多的是機构客戶。所以我想作為經紀人的一天,會見客戶,與個人建立聯系,囙此我認為,追溯到過去,與市場保持聯系,與客戶保持聯系。這將是我在杯賽市場領域的簡短回答。那麼,如果你會的,任何與房地產有關的事情,你知道,一些租戶運動或都市的新發展,因為我專門研究香港資本投資喜歡特別是在股票產權市場,所以,股票市場也確實有一定的影響。所以,我要對頻道說為了創造價值,向適當的受眾傳達正確的資訊是我的目標。所以,你知道,從生理上講,因為我們有了,你知道,新的辦公室,你知道,我們現在有了敏捷工作ABW。所以,你知道,典型的一天與不同的人交談,與不同行業的不同同事交流,還有,你知道,走進辦公室,出去見客戶,我會說這對我來說是一個典型的日子。

Darren :那麼,公平地說,就像你的角色是一個連接器,然後如果房東,基金,買方或賣方想要瞭解更多關於發生了什麼的事情,你將成為人們會對你說,嘿,發生了什麼事的人?當你說喜歡,連接,比如,這意味著什麼?

Simon:是啊,我的意思是,像我們現在所做的那樣建立聯系。正確的?我想說最基本的是教育部分。所以哪些相關的事情是相關的?比如說,你有一個住宅物業,在香港,你很有可能想瞭解你所在地區的發展情況,你知道,誰一直在投資和誰將或目前正在尋找投資,我認為這些是我將要提到的主題。所以我會說是的,一個連接器一種新的感覺,你知道,涉及到所有的房地產方面。那是你的問題。你知道,這很有道理。

Darren :是的。所以我只是想,我就像,你知道,我的背景,我曾經在房地產行業工作。所以我有點明白這是怎麼回事,但是觀眾可能不明白,你知道,這很難理解,但我們可以稍後再回去。然後我想請你親自去,因為,你知道,我們都在香港,然後香港,在過去的幾個月裏,經歷了很多起伏。對房地產市場有何影響?

Simon:好吧,簡而言之,不確定性的新增,我想,會全面增長,對吧。對於居住在這裡的人,對於打算進來的人,我認為投資市場的不確定性一直在新增,這可能不是一件好事,對嗎?再說一次,我相信每件事都有好的和壞的。每一個市場都有機會,儘管現在要尋找機會可能更難。所以我們面臨著艱難的時刻。你是對的,在過去的一個月裏,我想,差不多一年了,對吧。自從貿易戰以來,我們又有了社會動盪,現在又出現了COVID-19局勢。所以我的看法是,企業和個人可能還需要一段時間來適應、創新和合作,相對而言,與世界上其他金融都市相比,香港仍然有很强的基礎,有支持,有人才,你知道,東西方的混合。我不認為在其他競爭都市,我們會,你知道,有這些元素。所以我仍然相信這個系統和這個地方,這是一個時間問題,會再次反彈。

Darren :我明白了。所以就喜歡而言,香港的房地產,就像沒有資金流入和流出一樣,沒有改變。

Simon: 我想這是個很好的問題。正如我剛才所說,由於不確定性,資金流入肯定會產生影響。企業進場更為謹慎。所以流入速度肯定會變慢。從我們剛才所說的,貿易戰和社會動盪來看,我想說現在的政治色彩更大一些。有些立場,你可能知道, 所以我想,當你談論情緒的變化,對吧,COVID-19有點像全球大流行,所以與其他兩種病毒影響相比,它的影響可能不大由於出行限制,人們的流動性較低,這也會影響資本的流入。我想主要是對香港的挑戰,因為我們在一個非常,我想,在地理上非常緊湊的地方,我們很少有偉大的房地產機會。比如,你知道的,與新加坡和其他一線都市相比,價格差距通常很大不過,對於核心資產,這給投資者帶來了一些挑戰。你知道,那些有錢的人看看香港。所以,在資金外流方面,我們已經看到,你知道,通過向海外擴張,家族理財辦公室和本地開發商在海外機會出現前一年或兩年內,一直在利用英國脫歐等情况。所以對於機构客戶,我還是會考慮對於進出香港的交易,它們處於中期短期內,因為香港是您所知道的,仍然是門戶非亞洲基金對於進出香港的交易,它們處於中期短期內,因為香港是您所知道的,仍然是門戶非亞洲基金可能是有益的。

Darren :我明白了,能讓人們瞭解這裡發生了什麼事真是太好了。所以我想要集中注意力的東西-因為你知道在過去的幾個月裏發生了很多事情,對吧?我們一起討論關注病毒的情况,因為即使對我來說也有點好奇,比如房東或房東現在如何應對這種情況,他們做了什麼幫助整個社會因為病毒原因?

Simon:當然,我想你有,首先,如果我要看大一點,你擁有不同的關係人,對。所以你們有小房客,我是說,小房東,大房東,房客組合房東。所以,尤其是對於COVID-19,我會說大多數房東認為這是暫時的,你知道,情况或場景。我認為香港是一個非常有彈性的都市,因為我們已經離開了在2003年的非典期間。事實上,你知道,我們一直相當敏捷,我想,敏捷和强大的人,如果你問,對吧,那麼,就像你聽到的新聞一樣,零售酒店業受到了負面影響實際上非常重要。所以我認識的人一直很支持重組,你知道,為了降低租金等等。所以特別是我會說,你知道,回到小規模的房東,那麼,投資組合房東來說,你知道,人們就是那些擁有,你知道,在該地區或資產,因為它們已經上市,而且住宅銷售也已經受到了一定程度的影響,囙此,我想,我們已經見證了一些處置或一些處置非核心資產的意圖在香港。囙此,這實際上為一些最終用戶\佔領者創造了機會,他們現在可以有機會了擁有自己的房產,對吧。比如說,一個家族理財公司,現在不可能只租辦公室,他們可以含有香港辦公室。所以這實際上給一些人,有足夠的現金帶來了一些好消息。因此,總而言之,我要說的是,分隔線使房東可以重新考慮其房地產策略,以合併或重新分配他們想要開展業務的地點。

Darren :這是一個非常好的例子,我們都知道這一點,就香港人看到的機會而言,什麼樣的人會進來,比如說,當涉及到相似的投資者或出席率時?你知道,他們的背景或國籍是什麼是,你知道他們從哪裡來的嗎?你對此有什麼相反的建議或建議嗎?

Simon:對。正如我所說,我想在我前面的觀點中,我會說機构客戶仍然很强大。他們仍然有興趣來香港。尤其是現在他們看到一些小規模的房東的調整。例如,你有一些老房子,它只是一個家庭所有。他們可能會想把資產讓渡出去——不管是出於什麼原因不得不放弃或處置資產,那麼現在機构客戶將能够找到進入市場的機會。所以,我認為主要是機构客戶,也包括內地背景客戶。就租戶而言,我會說我又是在租賃行業工作,我認為我們推動價值的任何企業都是正確的。所以,任何與社區有關的事情,所以我認為醫療市場,你可以使用或需要的東西我認為這些是支撐市場的主要因素。

Darren :好吧,那麼讓我們回顧一下你剛才所說的,即將進入的機构公司,他們通常是自用還是你將其視為出租的投資?

Simon:有意思, 我想他們是指家族理財辦公室,他們肯定是在利用地理位置優勢,在這裡開展業務,同時也考慮到稅務狀況。囙此,我認為簡單的答案應該是投資進入亞洲市場,使其資金多樣化。

Darren :我明白了,就像你認為在香港他們更感興趣的一些領域,我們討論的很明顯,你可以是散戶投資者,也可以是機構投資者或家族理財辦公室,例如,您的客戶往往是機构性公司,而家族理財辦公室是否像香港的某個地區一樣,因為整體上利用了病毒的情况,所以他們有興趣進入?

Simon:當然,當然。我會說覈心-覈心-他們傾向於關注的領域。所以,任何更具彈性的東西都是他們——也是任期最短的東西。所以政府租賃。所以,我的意思是,在一個較小的,我想更實際的例子可能是在香港島,你有三倍九年的租約,這些可能是比較有吸引力的地方在分散地區九龍,但當然,有一些有趣的-你知道當你談論投資的時候,它也是關於回報的。所以,如果你有租客要去九龍東這樣的地方,我們仍然會看到更多的興趣,當然,由於新興的CBD 2或已經建成的CBD 2。所以,你知道,九龍,地理位置,香港島,九龍的黃金地段,一直是投資者感興趣的東西。我要說的是,由於科維德的情况,零售業肯定是下來了。所以,現在一些利益被吸引到一些人身上,你知道,業主們正在遭受痛苦但當然,這些機會中的一些並不是暗示,或者說,在某種意義上,你仍然需要一些談判來捕捉正確的時間,所以價格差距仍然是我們一直需要關注的話題。

Darren :我明白了,不,這很好,因為我也在學習。我不太熟悉-我住在這裡,但對這裡的房地產不太熟悉。另外,我知道你提到了CBD2,我們瞭解CBD 1、2和3的含義自去年的ULI會議,你介意向聽眾解釋一下嗎就像在香港,CBD 123,這些區域是什麼,為什麼瞭解這些不同的區域很重要。

Simon:對嗎?好吧,我不是免責聲明,我不是

Darren: 好主意,就是這樣

Simon: 任何計畫或任何東西,但在一個普通的實踐方面,我想是一個規範的觀點也許會在中環區域或者銅鑼灣,我們稱之為香港島的傳統CBD,這是基於政府發佈的一項可能10至15年的倡議以前,他們計畫在啟德舊機場附近建立殖民地成為CBD 2。所以,我們通常所說的CBD 2會介於兩者之間,你知道觀塘嗎一個名為CBD2 的本地區,也是九龍灣,這些地區被劃為CBD 2。所以呢當你有CBD的時候,你當然有基礎設施投資,當然還有其他便利設施的支持傾向。所以我不太確定CBD 3是什麼是因為我們還沒有一個,你知道的,正式的分類,雖然一些房東正在尋找在某些地區聲稱自己是CBD 3。所以我

Darren:是的,事情就是這樣

Simon:不,不,我沒有一個典型的答案。所以我只說一和二,是的

Darren :是的。我認為CBT 2雖然是一個像鰂魚一樣的東港島,你知道,大亨區,我相信是的,我認為他們建議CBT 3,應該在靠近邊境的地方,在那裡人們可以從深圳和香港往返於港口邊界。但我相信,這些只是術語來說明房地產機會中潜在的基礎設施是什麼,也就是說,你知道,非常-我認為知道它們在哪裡很重要。所以回去做連接,對吧。所以,我確信在過去的幾年裏,很多人都在談論大灣區,談論那裡有多麼大的潜力,會有多少機會。你對此有何看法?那麼,你認為什麼會影響香港房地產市場的利益?

Simon:是的。嗯,老實說,在我看來,大灣早就有了。我不會說你知道,關於特寫。在我看來更像是現在。所以,我的意思是,我們已經看到了很多投資,但是,你知道,在我看來,有些不匹配的地方,尋找合適的機會進去。將現時的情况從最近的公告中猜出來,來自中國,海南自由區將是下一個從2025年開始的事情。我想那不是話題。但是,你知道嗎我認為這更像是未來。是的,當我們談論房地產的時候,我總是,你知道的,你知道,人口統計,流動,我認為整個南部在大灣部分地區的連通性,我想,你說的是連接不同的都市和地區南方和中國的一部分。你知道,這一地區的大部分房地產可能會受益。我會說整個灣區都會受益所以香港的位置,你知道,在海灣上,你知道,向外,你知道東南亞什麼的。作為一個國際化的金融大都市,上市公司將陸續赴港上市。正確的。所以工人們會進進出出馬上,你知道,如果你可以想像,你的需求和住宅物業將會新增,因為人們可能需要進來工作住在這裡,雖然有人爭辯說,你知道,人們也會向北遷移,對嗎。所以,老實說,我認為這是一段健康的關係。所以你們要擴張疆域,使人出入。如果你談到整個香港,我想,就領土而言,與中國其他地區相比,我們的人口密度非常高。我不太擔心他們偷東西我們的要求,如果你願意的話。

Darren:哦,好吧。

Simon: 我的意思是,我不是說你在暗示這個問題。不,我只是好奇。我想這只是在互相推波助瀾。這可能是我對大灣區的看法。

Darren: 因為我對香港房地產和中國房地產一無所知。如果我覺得,我知道的越多,我知道的就越少。對我來說,我只是好奇,因為,你知道,只是一些東西這就像很多廣告,或者很多人在談論大灣區,好像是一片應許之地。所以從我的角度來看,就像,你知道的,我只是好奇的話。我相信很多人都會很好奇,也希望從你那裡瞭解更多。

Simon: 當然,我的意思是,我不確定。你可能需要

Darren 這是個比喻。

Simon: 我知道。我是說,更像是我想,我想讓我解釋一下,我可能不是專家,

Darren :酷

Simon: 因為我不去你知道的,大灣,所有我沒去過的都市,當然,給你,你知道,我們在討論這個話題我試圖瞭解更多,你知道,不同的都市,以及它能提供什麼,所以只是一個簡短的例子有些都市可能有更好的醫療保健系統或其他什麼,或者更好的歷史。所以我想只是把人混在一起。正確的?所以,

Darren: 好的

Simon: 如果你用不同的技能來識別他們,他們可以去不同的地方做不同的任務。所以

Darren:我明白了

Simon: 嘗試正確分配資源。

Darren: ]很酷。

Simon: 是的。

Darren: 那麼,回到整體,比如,你知道的,學習和專業技能,因為在你看來,像這樣,很明顯,就像我們所有人一樣都在瞭解大灣區或其他地區的情况,而且,你知道,房地產專業人士傾向於關注地理位置,你覺得你的範圍會擴大嗎因為這一點,你知道,你知道,就像在大灣區的不同地方,然後你覺得自己是一個商業地產經紀人。怎麼會打算瞭解它?然後你是否打算,你知道,擴大你的範圍,你知道,做更多的工作來連接不同的方面,比如,我只想知道,如果人們聽我說,嘿,我是一名商業房地產經紀人,我該怎麼辦?比如,你有什麼建議?

Simon: 我想我是說,這是一個局部的個人問題。正確的?所以我認為這是一個事實,一個人是否更傾向於思想開放想,好吧,那麼回到我的介紹,我喜歡我所做的事情的時候而且,你知道,對這個行業有動力是因為我確實想學新東西認識新朋友,對吧。當你這麼做的時候。我認為保持相關性很重要正如我所說的,我想你是其中一個問題,所以這是我通常的一天,所以有一個健康的,我相信,我猜,有一個健康的與你知道的事實相關,你知道的越多,你解决問題的可能性就越大問題,對吧。所以,你所看到的更大的問題是,你知道,你賺的錢越多,無論是對的還是成功的,你都會變成什麼樣子。所以,通過一個更私人的問題,是的,我是說,花足够的時間學習,對吧,我認為挑戰之一是,你知道,我們必須謹慎地分配我們自己的資源關於我們想正確輸入多少。

Darren: 不,這就像你在這段視頻中所說的那樣,也就像你個人所知道的,你總是有一個非常强烈的主題,那就是聯系和服務某人他們需要幫助。所以我覺得這是,

Simon: 當然

Darren: 不,這是公平的,不,這是一種響亮的,非常有凝聚力的價值觀,很明顯,作為一個朋友,我也很感激。你知道,我想

Simon: 當然,是的

Darren: 有些事情很奇怪。就像房地產行業,你知道的越多,你真正知道的就越少,因為它太龐大了。所以,還要寫一些東西,你知道,不僅僅是投資總體來說,因為,你知道,我們都在房地產技術研究所 [PropTech Institute],房地產技術協會要瞭解更多,我想知道,比如怎麼,因為房地產科技是一種你知道的東西,在一個行業中仍然是新事物,我們甚至還不知道發生了什麼。為什麼你為什麼對你來說,比如,你知道,你可以在投資上花更多的時間做其他類型的服務,獲得不同類型的許可證之類的東西,但是為什麼你會把更多的時間花在房地產科技上?

Simon: 好吧,我想說,有不同的部分,不同的部分和答案對於這個問題,我想最後一部分,不同的許可證,你知道,我,不是我覺得在學術上很聰明

Darren : 不,你很謙虛,你很謙虛。

Simon: 我認為你創造的價值是,你知道的,幫助別人,而不是幫助別人,而是回答問題人們質疑或解决人們的問題,對嗎?所以你可以知道世界上的一切,但如果你不去鍛煉,那就毫無意義了,對。所以,我認為這就是為什麼當我决定回到亞洲時,那裡的機會比其他地區多相對而言,這就是我决定繼續下去的原因嗎做我所做的。你知道,問題的第一部分,當然,當我們遇到不同的任務或不同的場景,我們往往會遇到更有趣的人,比如有頭腦的人你有一個志同道合的群體,那麼你本質上就是這樣或者說,已經有一個團體或社區需要繼續。

Darren: 我明白了。不,我覺得很不錯。我只是想,你知道,我自己,對正確的東西很好奇。然後我想因為我們倆,我們碰巧有一個好朋友克裡斯,然後讓我們感覺很不安全。因為他太聰明,挑戰克裡斯。然後我知道所以我你知道,就像,你知道,也許我覺得我們可以再談一個小時,如果可以的話,因為我腦子裏還有很多事情我還沒有問過,但我有點想在將來拍這個長視頻,希望下次能加入我們

Simon: 當然。我的意思是,和其他人談話,我想我們可以跳進休息室什麼的。對嗎?

Darren: 是的,是的,我的意思是,密集的洞察力意味著從不同的專家那裡學習不同的見解和技巧,對吧。對我們來說,我們在想,嘿,也許下一次,我們可以討論一個非常具體的話題。或者我們甚至可以在旅途中為不同的客人服務。就像你的旅行也很有趣,你知道的。所以我想這是我們可以做的。所以在我們走之前那麼,你希望觀眾從這段視頻中得到什麼樣的收穫?

Simon:我是說,我不知道聽眾是誰

Darren :沒人知道。

Simon: 我是說,我是說,那是個玩笑。我的意思是,我們有一個重點或房地產的重點。

Darren: 是的,是的

Simon: 我想一般來說,就我而言,重要的是我每天都試著這樣做。思想要開闊。我認為這是一件很簡單的事,每個人都可以做到,你知道,保持開放的心態對於你,你知道,對你的鏡頭來說,如果你對今天的市場,或者今天的行業,並不意味著明天就不會繁榮。所以,你知道的,我想這也適用於,房地產市場,誰知道明天會發生什麼?你知道,如果我們沒有疫苗怎麼辦,那麼我們需要考慮一些不同的東西。正確的。所以,你知道,如果我猜衰老就是你說的,有點心不在焉,對吧。你覺得不,所以我覺得我們的社區我們正在建設的是一個傳播資訊的通路,對吧。所以,要思想開放。

Darren : 真不錯。謝謝您。我想我考慮過房地產的東西,談論哲學就像,嗯,有點深奧。所以對於那些你認識的人來說,他們想瞭解更多關於房地產、香港房地產的知識,他們想找到你。你建議人們用什麼方法來接觸你?

Simon: 只是LinkedIn。或者你知道,你知道,你總是可以找到Darren ,你可以得到我的號碼。

Darren : 容易嗎?

Simon: 是的,如果你要做生意,LinkedIn可能更專業。否則,請發送電子郵件我是說,是的,LinkedIn,你還是有電子郵件的

Darren: 是的。所以我會把所有的東西都寫在節目筆記裏,然後是對視頻的描述。然後我只想說謝謝你,Simon。就像,

Simon: 謝謝你,Darren 

Darren: 不,完全可以。然後感謝你的分享,我希望觀眾能從中得到一些東西。在那之前,下次謝謝你。

Simon: 當然。

Darren: 好的,謝謝。好吧。再見

Simon: 再見。

===

Hope you liked this episode. You can always leave your opinions in the comments section!

See you next time!

Denzity Insights Transcript: A Guide To The Malaysia Real Estate Market with Amos Lim

A Guide To The Malaysia Real Estate Market with Amos Lim

Connect with Amos Jeremiah:

WhatsApp: +60107077333

Facebook: Dreamvest Property Market Johor

E-mail: [email protected]

Website: www.dvpropertylisting.com

Malaysia has been a preferred retirement destination for people around the world, mostly because of its diverse culture and tropical climate. But can all foreign nationals own a property in Malaysia? 

Today’s video with Amos is not only about the Malaysian property market, but it also gives us a clear picture of the country’s geographical state, lifestyle and the renowned MM2H program.

  • How is the Malaysia real estate market categorized?
  • What aspects should you look into while investing in a property in Malaysia?
  • Which areas are being promoted by the government?
  • Are you eligible for the MM2H program? What does it do and why do you need it?
  • How does Malaysia’s leasing market work?

As it can be difficult to catch some minor errors, transcripts may contain a few typos or inaccuracies.

This might be painfully obvious – Please note the following legal conditions:

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Alright, let’s get back to the transcript of the show. Enjoy!

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Darren: Hey Amos, welcome to the show.

Amos: Hey, Darren, thanks for inviting me to your show.

Darren: Mmhmm. It’s kind of exciting because as we have had a chat before this, it’s that I met you through a friend of a friend, and your friends also in Malaysia doing the real estate market, commercial and other aspects. And then for myself, I haven’t been in Malaysia for a long, long time, I think for more than a decade. A lot of people— my friends always keeps saying that Malaysia’s real estate market is booming. There’s a lot of opportunities there. So I really want to talk to you to know more about it, and it’s something that the audience should be aware of when it comes to investing in real estate in Malaysia. So, before that, right, would you mind giving the audience a little bit about yourself, and then your work?

Amos: All right. Thanks, Darren. My name is Amos Jeremiah, and you can call me Amos, AJ Lim. Okay, I’m currently a Probationary Estate Agent in Dreamvest Realty. And what is a probationary estate agent I would like to explain first. So, in Malaysia, if you want to get a real estate agent license, it’s actually a five years process. The whole property market is governed by The Board Valuers and Appraisers of Estate Agents, which we call the Bovaea. So in order to get in as a Real Estate Agent, you need to pass 12 subjects for the first two years to get your diploma in property essay, and then a two years process to write down the activities that you do as an agent. And the final years, we will get to interview with The Board to get our license. Okay, so now I’m in the midst of the process. I’ve done my diploma in real estate and I’m doing my Probationary Estate Agent at Dreamvest. So here in Dreamvest, we actually provide services in Malaysia— we call it A to Z. So how do we see A to Z? From analyzing and giving you the right data to analyze the property and to purchase the rent and or, purchase property and the insurance of your property, and we manage and rent your investment. So basically we guide you from A to Z in your property investment journey. Okay, so besides being an agent, I’m also involved in other companies that are doing Corporate Planning, and also Business Advisory. So basically today in Denzity, I’m not going to just talk about the property market. I’m actually going to talk about how to register your company here in Malaysia. How to register yourself in Malaysia second home program, we call it MM2H (Malaysia 2nd Home). And also we will talk about the property market here.

Darren: That’s great, because that’s something that I think is tied together, right? Because some people might need to incorporate a company to hold the assets. So I think what you are offering right now is a better deal of service too. And it’s pretty interesting too. So five years is a progress to get a license. That’s kind of like going to school again, right? So do you practice and go to school at the same time? Or is it more like you have to be in the industry for five years in order to get a license?

Amos: Oh, yes, you have to go. You have to go for your diploma. And most of the agents, the real estate agents, there’s two licenses actually, one is the real estate negotiator. The real estate negotiator only requires three days of training. They pay a fee, and enroll in and you can be a negotiator in three days time. But if you want to get a license, which means that you can hire 50 agents. So that is like you get a business license. You can open your real estate agency. So it’s a different thing. Most of the agents here in Malaysia work as an agent, and they take the part time course and diplomas and night courses to get the license.

Darren: Wow. That’s a lot of work, but then the three days to be a Real Estate Negotiator, a lot of people would take 30 or 40 years to be a good negotiator in real estate, all jokes aside, but that’s pretty cool.

Amos: Oh well, to be an experienced negotiator, of course you need to take about 40 years, but you know, to get the basic rules and regulation that we need it is just governed by the board. So we have to go through the courses and be eligible to be a negotiator.

Darren: Oh, really? Okay. And also, is there a way to find out if the person is licensed or not? Is there a way to search?

Amos: Oh, yeah. Every every negotiator or every real estate agent will have a working pass from The Board. So upon completing your three-day course as a negotiator, you get a boarding pass. It’s like a working pass, but it’s from The Board. You get the Real Estate Negotiator number and the Real Estate Agent number.

Darren: Oh, yeah. That’s what I was going to ask. Is there a way to search online for people who are investing overseas and stuff like that?

Amos: Yes, usually all the agents will attach their negotiators numbers or agent numbers, yeah, and even hanging a banner in Malaysia, it actually requires a proper Real Estate Negotiator license so that you are allowed to put a banner or any type form of advertisement. So this way I would say that it’s pretty safe to invest in Malaysia as in the property market is governed properly by The Board. So all the rules and regulations I think yeah, no hanky panky, all clean business.

Darren: Yeah, I think after this comment I’m going to ask you how to find out if the agent is licensed or not, because that’s something that even for us, we really want to make sure our audiences know how to find out some bad actors or good actors across the globe, right. So that’s actually very helpful. And I want to go back a little bit about the Malaysian market; It’s something that I’m sure excited to know more about. So for some audience that might not know much about the different regions in Malaysia, would you mind briefly describing how the city is made up? And how are a few areas that oversea investors tend to invest in?

Amos: All right, Malaysia is basically divided into two main geographical regions. One is the West Malaysia, which is the Peninsula, Malaysia, and the other one is the Malaysian Borneo, which is the East Malaysia. So most of the main cities in Malaysia are located in Peninsula, Malaysia. So let’s say Penang. Penang is on the north of the Peninsula, which is right beside Thailand.

Okay, so I would say in Penang, the culture is more like Taiwan because they are speaking Hokien and speaking Mandarin. Okay, and then we go down to the city, the capital city of Malaysia, which is Kuala Lumpur. So I was I was rear facing in Kuala Lumpur. So Kuala Lumpur is the primary market, alright the most active market in Malaysia, okay. I am living in Johor Bahru, which is the south of Malaysia with the south of Peninsular Malaysia. It’s actually only 15 minutes away from Singapore. So at the East Malaysia, there is Sabah and Sarawak. Currently Sabah and Sarawak are developing really fast and a lot of foreign investors are looking towards Sabah, Sarawak as well. But I am raised in KL and my business is all in JB. So I think I will talk more about the Kuala Lumpur and Johor Bahru market for today.

Darren: That’s great because I think that as a Real Estate Agent, people don’t realize that you’re more than just an agent; you’re a tour guide, you’re someone who will be like “Okay, what street should you invest in in order to understand the culture. What area is good?” So the knowledge is very insightful when it comes to great details like which block and which streets people should look into. So I’m sure that you can obviously focus on your expertise so I really appreciate that. So you know, like I said before in the introduction, Malaysia real estate market has been very hot topic in a very few circles that I’m in. What’s the reason behind this trend and how do you think it will be evolved in the upcoming years?

Amos: Okay, so first of all, I will say that Malaysia is a very peaceful place to live in. Because first thing is that we are living in a multicultural place where we have multi-races here in Malaysia; we have the Malay, we have Chinese, we have Indians, and a lot of many other cultures. So in Malaysia, we can say that we have the most festive seasons. And you can find any cuisine here in Malaysia, which a lot of tourists like to come. And they can see huge varieties of different cultures here. So that’s the First point. And the second point is that Malaysia is a developing country. And we have plenty of land. And a lot of new developments have been moving so when it’s a developing country, it means that there is a lot of room to invest and to expand. So that’s probably the second point why people want to come to Malaysia. The third point I will say is that we are a tropical country. We have consistent weather throughout the whole year. Because I’m living in Puteri Harbour, Johor Bahru and there are a lot of Koreans, even Hong Kong people, Taiwanese, they’ve bought property here. So I’ve spoke to a lot of seniors in Korea, and asked them like, “Why do you choose Malaysia?” and a lot of them say that this is a very good place for retirement. They have consistent weather, it’s by the beach, every day is windy. So like a few Koreans actually gave me feedback when they are in Korea. So sometimes during winter time they have their bone achings and body pain. And after shifting here, they get the consistent weather and they feel really comfortable staying here.

Darren: That’s great, that’s great. I feel like when I’m in Hong Kong the weather’s not terrible, but then it sounds like I need a vacation. It sounds like I need to find somewhere in Malaysia, maybe have a sip of you know, cocktail and relax a little bit. So, you know, like Malaysia is a big place and a lot of people obviously think that like, you know, not every area is going to be great. So I was just wondering, right. Do you think some of the areas that you mentioned before about Malaysia, is a bit overrated and or overpriced?

Amos: Okay. Darren, I will say, in Malaysia, I mean, everywhere in the world, there are overrated projects, there are overrated properties. Okay, so it happens in KL, it happens in JB. But since I’m living here in JB in Puteri Harbour, I’m going to use Puteri Harbour as an example. For Puteri Harbour, it’s just you know, there are two links that link Singapore to Malaysia. So Puteri Harbour is located right at the second link. So the master plan in Puteri Harbour is great. The the public transport master plan is great, but it’s a new city here. So they are selling all the properties around 1000 ringgit per square feet, which is very cheap for any first world country but it’s a prestige for Malaysians. So how do you say overrated a lot of places with good master plans like Puteri Harbour, is only overrated for the time being. Like maybe in five to ten years time it’s going to be a highly dense, populated place because of the second link, which is very new. So I would say in general in Malaysia, the only overrated property happens when there are greedy developers. All right, the developers, they’ve been put in a lot of features, they try to market it at a very nice package and they give you cash back, instant cash back upon purchasing a property and you get a property with a value that is not supposed to be that expensive I would say. So first of all, we need to identify, how do we categorize an overpriced or overrated property. I would say that you purchase a property and you can rent it out, or you rent it out at a very low rate, where you face negative cash flow every month. That’s one reason why investors don’t want to get into purchasing a property because they are not able to rent it out. And it’s happening all over Malaysia. So, I would say that there are many things that we need to be careful with and do a proper analysis before we make a purchase of any property. And also the background of the developer. 

Darren: That’s a very good point that a lot of people keep forgetting. So in terms of like investors as I said before, people that might have moved there from Korea or Japan or Taiwan, Hong Kong and stuff like that. So how would you suggest differently for investors they are either planning to use it for themselves or investment only?

Amos: Okay, this is a good question I will categorize this for personal use and investment into two main market which is the primary market and the secondary market. If you are looking for investment purposes, you definitely look at the primary market. So, what is the primary market primary market is usually the city center like Kuala Lumpur, okay. So in Kuala Lumpur basically there are few hotspots where we can call it the primary market like the area beside KLCC (KLCC is the Petronas Twin Tower), it’s the nineth tallest building right now in the world.

Darren: The very famous one right?

Amos: Yeah, it’s a Twin Tower. Yeah. So, when we are looking into investment, we definitely want property with multiple rent options. It means that you have rent options to the tourists. You have rent option to the students, you have rent options to the locals. So basically we need multiple rent, when we need multiple rent, we need a place that is the primary market which is like KLCC, Bangsar or Mont Kiara. It’s all the hotspots for the foreigners and stuff. Yeah, so when it comes to long term use for your own use purposes I will suggest a secondary market. Secondary Market is usually further away from the city, but it’s still in Kuala Lumpur. It’s still in Selangor. I would say Selangor and Kuala Lumpur together because they are just right beside each other and the whole development in Kuala Lumpur for Malaysians— we categorize Selangor and Kuala Lumpur together all right. So in the secondary market, you will have more locals staying and you have nicer neighborhoods and nicer neighborhoods that are tailored for the locals and for personal use. So I will say that if you inquire in, I will give you the data and analysis of the differences between the primary sector and secondary sector and we can make decisions based on this.

Darren: Ah that’s pretty helpful because I didn’t know that before. And you mentioned before in the introduction that not only do you do property related— it’s something called, I heard when we checked before it’s called the Malaysian: My Second Home. What was that about? And does it apply to foreigners or only for locals and how does that affect or impact the real estate market?

Amos: Okay, MM2H, Malaysia Second home is a program promoted by the government to allow foreigners to get a social visa that can last for 10 years. Okay, so if you apply MM2H and you get a social visa, basically you can come into Malaysia multiple times, or you can stay in Malaysia for 10 years. Okay, so the things that I like about MM2H is that it disregards which country you came from, your race, your religion, okay, there is no restriction on any of this all right. But there are certain requirements that you need to have to be able to apply for this. So, let’s say for any countries, if you’re above 50 years old your FD needs to have a value of 350,000 ringgit worth of money in your fixed deposit. The second requirement is that you need to have a job that has a basic salary of at least 10,000 ringgit, okay and if you are 50 years old and below 50 years old, your fixed deposit needs to have 500,000 and at the same time your salary needs to have 10,000 ringgit minimum okay. But there are different scenarios. Like for example, Hong Kong. In Hong Kong the average income that we have the applicants have are usually 40k Hong Kong dollars and above their salary. Which diverts back to like 20,000 ringgit, okay. So if for example, you are from Hong Kong and your salary is around 10,000 ringgit, you are still not eligible to apply for MM2H because first of all, they don’t allow blue collar. And secondly, let’s say Hong Kong is a better standard country; it’s a country with better standards, so the standards for the the salary will be higher compared to some other country. But the basic and the lowest requirement that you need to have is the amount that I that I’ve said earlier for 50 years old and above and below 50 years old.

Darren: So does that mean that within having that MM2H, you can travel a lot back and forth, you can stay longer in Malaysia. Am I correct?

Amos: Yes, you can stay within the 10 years. You can stay 10 years if you’d like to.

Darren: Oh, okay, so it’s like, you’re not really getting the passport, but you’re getting a visa, a very long visa. But in order to be qualified, you have to be an income generating member in society. So I think that’s kind of cool. 

Amos: It’s renewable after 10 years. 

Darren: That’s a lot. That’s a long time.

Amos: The benefit with this is that people don’t have to give up their citizenship in their country. So it’s not a PR, it’s just a social visit pass.

Darren: Oh, that’s why you guys have that too. So that’s actually a pretty good service that you have together.

Amos: Yeah because if you were really to consider moving to Malaysia, of course, to buy a property in Malaysia, I would suggest that you have to apply yourself in MM2H first before you make any decision in investing. So the application process takes around nine months.

Darren: I see. That’s not too long. That’s okay. I know some visas take like years sometimes and it’s very annoying and stuff like that. So you know, with that saying right, what kind of tips and advice would you suggest for the audience besides MM2H. And is there anything that they should be aware of when it comes to investing in Malaysia’s real estate market?

Amos: Okay, for this point, I think that it’s not just on how to analyze it in Malaysia, I think throughout the whole world, it’s the same thing. First thing, we have to look at the master plan. The master plan means the development around the area, because that definitely affects the price in the long run. Okay, so secondly, it’s the public transport master plan, because that’s, for example, in KL, there are a lot of housing areas where there are a few units that is nearer to the public transport, and it’s a nearer walking distance. And in the long run, the property that is nearer to the public transport actually have a 5% to 10% increment of price compared to the same neighborhood, the same area, same housing area, right. So the public transport master plan is important. And third, we need to see if there is any budget allocated by the government. So there are a few hotspots in in Malaysia where the government is actually promoting and arranging a lot of events like New Year events, Chinese New Year events. Any events, they will put like firecrackers and stuff to keep the flow of people going to the place. So the allocation of budget from the government is very important. And then what is the economy drivers? Okay. So for example, the cities with Disneyland would definitely have an impact on the property price around them because they have more tourists. So, let’s say KLCC In Malaysia. If you buy properties around KLCC, if you know what you’re doing, you can flip them and earn money from it or you can do a lot of things from it. And the final one is, is there any job creation. Like there is a lot of cities in China, they are diverting the cities into IoT Hub. Okay, so same as Puteri Harbour, the place where I’m living, they are actually promoting a lot of Coworking space for IT students and IT R&B departments to participate for free. So those are the areas where they actually create more job creations. And the final one, of course, you need to know the background of a developer and the credibility of the developer before purchasing it.

Darren: Yeah just don’t find a greedy one.

Amos: Yeah don’t find the greedy one, that’s correct. 

Darren: That’s hard, that’s hard. I think a lot of people when it comes to Hong Kong, they keep thinking about, “Okay, the expert is important,” that means like the real estate agent, but they keep forgetting to do due diligence on the developer and a lot of people might realize that oh, the developer sometimes is more important because some developer under tourists are known to be greedy or scammy or shady and stuff like that. So it’s good that that you pointed out. So you know, just now we talked about buying right, a lot buying and selling side, how about leasing you know, what some key things that oversea investors might not know when it comes to Malaysia leasing markets in terms of like leasing terms or norms.

Amos: Okay in Malaysia, if the contract is within three years we call it a rental agreement. If it’s above three years then we call it a lease agreement. So the basic things in Malaysia is that if you want to rent or you want to lease a property, you have to prepare one month of the rental value— you pay one month for the current month. You pay two months as a security deposit and you pay half month for the utility deposit. So it’s standardized. Anyone that wants to rent or lease a property has to prepare 3.5 months of the value of the rent that you’re looking at. So if you are renting a property that costs 1000 ringgit you need to prepare 3500 ringgit for the initial. So that is if you want to lease or you want to rent. A rent contract usually goes one plus one, or two plus one or just one year. Leasing contracts are usually usually three plus three, or three plus three plus three means that you rent for nine years and it’s subject to adjust the price every three years. So that’s it. So, let’s say if you bought a property here in Malaysia, and you use our services to rent it out, so the real estate agencies usually charge 1.25 for commission as the fee, okay 1.25 as the fee for renting out your unit if it’s within three years, if it’s more than three years, then we will charge 1.5 in an SST sales and tax services.

Darren: I see. So it’s 1.25% of the three years total?

Amos: No, 1.25% of the rental. means that if the rental is 1000 ringgit, the fee is 1250.

Darren: Ah, but do you pay everything in one go or pay on like a monthly basis?

Amos: The fee is paid by the landlord. So when the landlord rents out, the landlord will have collected the 3.5. Right? Yeah. So from the 3.5, the land also gives 1.25. 

Darren: So it’s based on how much money that the person received, the landlord received. Then the commission to that when they received the money. I see that. Okay. That’s actually kind of interesting, because it sounds like the leasing term is a lot longer in Malaysia than a lot of different countries. So I used to, like, you know, I focus on UK, Japan a little bit, and then Hong Kong a little bit. And UK tends to be like one year, one and a half year, two years, and so was Japan, and so is Hong Kong, so three years visa is a really long time. So it’s kind of interesting. I’ve never heard of that before.

Amos: Usually the long term lease is more on the factory or land. If it’s only residential it usually be within three years, even though it was just a two plus one, so after two years they can decide to leave, or they can move forward.

Darren: Yeah, I see. So just talking about some areas in Malaysia, right, are there any kind of hip areas that attract a lot of the younger crowd, and that’s willing to pay more rent. In addition, right, what other few places  have a lot of commercial activities that we’re looking at?

Amos: That goes back to the primary market, which is KLCC area, Bangsar and Mont Kiara I will saw in Kuala Lumpur. Actually, for foreign investors, the best place is definitely Kuala Lumpur. It’s our capital city. Most of the activities and the things are happening there. So, for example, in Kuala Lumpur, definitely look back to KLCC area. Mont Kiara And bangsar. Yeah, that’s the three main primary market where a lot of commercial activities are happening and events going on.

Darren: Yeah, I see. So, you know, we covered a lot about the residential side, how about the other asset types right? Like let’s say commercial or retail, other like strategy, investment strategies. What do you hear from people in the industry that is very exciting.

Amos: Alright, so besides residential, we look at commercial lots, and also land. In Malaysia, there are plenty of land, agricultural land. So I would say that it depends on which industry you’re in. So once you get connected with me, analyze what industry you’re in, we will then give advice based on the areas which is suitable for your business. If it’s commercial or land.

Darren: Yeah, I see. So you know, for a lot oversea investors, right, they probably need a mortgage. What sort of tips do you have for them?

Amos: Okay, there are a few things that you— maybe some information that you need to know. First thing, the loan margin in Malaysia is 60% or 90%. So for example, if you are buying a property that is worth a million ringgit, the maximum loan you can get is up to 900,000. And you can get 600,000 or 900,000. And the second thing that you need to know is that usually foreigners are allowed to buy only properties above 1,000,000 million ringgit, but there are a few projects and areas where they get the developer license before 2013. The foreigners actually can buy properties that is worth 500,000 ringgit and above. 

From the mortgage, or the value of the property, we actually give professional advice based on the field platform in Malaysia. So in Malaysia we have a platform called Brickz.com. So Brickz actually gives us the punctual data on the price of the property that is bought in 2019. So, every year they will update all the transaction of the previous year and you will see a detail of the real price that people are willing to buy. So we will use Brickz to analyze the the price of the property and there is two more platform which is I-property and property guru. These platforms are the platforms where all the agents post all the listings and we try to get a tenant or a buyer. So based on I-property and property guru, we can check out the average rental of the area, the price that people are willing to offer for that particular area, and from Brickz, we can look at the punctual data of the last year, the price that people have actually completed in the whole process of purchasing. So based on these three platforms, we can we can give foreign investors clear data on the things that they’re buying in. So it’s pretty safe because all the data from Brickz is all related to the government. It’s the right data, yeah. 

Darren: I see. I feel like we’re doing advertising for them. So if you guys listen to this advertising money, let me know. Joke aside, joke aside. So you know, we talked about before, you’re not only a real estate agent, you help people do their MM2H. What else are you working on at the moment?

Amos: We assist you to register your company. And we give you a full consultation on the rules and regulation on the text of businesses. Because if any Hong Kong people wants to come down here it’s for two reasons. One is for retirement. Two is to come here and settle down and start their business here in Malaysia. So coming here for business or coming here for your own stay, MM2H is important. And at the same time business registration is important as well. Yeah, so here Rockwell, which is the company that I’m attached to, we assist you in your corporate planning, opening, registrating your self business in Malaysia and also tax related matter.

Darren: Maybe one day our company, Denzity, can go in corporate in Malaysia one day. You’ll never know. I’ll let you know for  sure when that happens. So obviously, I have a lot of questions in my mind and unfortunately, time’s running out soon. But I want to know more because right now, you know, we are—you guys are still in lockdown. And so I was just curious, right, during and after the lockdown how does the virus situation affect the way that you work? Do you think that you would try to do an alternative way like you know, we’re doing Zoom at the moment, you know some people are doing like vitural viewings to gage investors. So what kind of things do you think has changed the way we demonstrate real estate or even find customers and so on?

Amos: Oh well during the beginning of COVID-19, the lockdown, we were actually quite stressed and everything just turned differently. So as we adapt to the new norm, it actually benefited us more than without the new norm. So now we are actually doing a lot of Zoom meeting with our clients, which means that we are presenting all our properties via zoom or WhatsApp and that allows me to even sell a property in Kuala Lumpur when I’m in Johor Bahru. I can sell a property in Penang when I mean Johor Bahru, so it sort of gave us a flexibility and before the lockdown, people tend to have this feeling where like if you want me to buy a property from you, you come and meet me. Yeah, you come and talk to me face to face, that’s sincerity. But now everybody seems like “No no, you don’t have to meet me, just do Zoom and it’s fine.” Everyone is like scared to get COVID-19. So that is on the personal side.

Besides that, because of COVID-19 Malaysia is actually putting a lot of effort trying to activate the market to make the market active again. So because of COVID-19 there is actually a few changes in the government for the tax in property and also for auto mobile, which is the car. So let’s talk a bit about the Malaysian market firstly. RPGT is waived for the first house. RPGT is real property gain tax. In Malaysia, every person who sold their first house, you don’t have to pay the tax. You don’t have to pay any RPGT tax.

Darren: Oh really okay.

Amos: But your second house onwards, you actually need to pay quite a lot. It starts from 30%. So if you bought your house at 400,000 and you’re selling a 500,000 and you earn 100,000, you have to give 30% to the government.

Darren: That’s a lot of Holy crap.

Amos: So now they remove the RPGT which means that everybody is able to sell their property. The third property means three properties waived. You don’t have to pay the tax RPGT. So the other benefit is that the government actually gives a 10% reduction on any developers that are registered under this program. So a lot of buyers can actually purchase a property without giving any down payment. Okay, that is also an effort from our government to encourage people to buy at this moment. And for bank loans usually on the third house onwards, you can’t get a 90% loan margin, but now the government allows it as long as your documentation, your profile is good, even if it’s the third house if you’re purchasing your third or fourth property, you can get up to 90% loan. So these are the few things without the lockdown the government would not have done. So it’s actually a golden opportunity for the property agents right now and also the car resellers. For the car resellers as well, they removed the tax to encourage people to spend and recover the economy. So that’s the positive impact from the lockdown.

Darren: Yeah, I see. Like it’s interesting, right? Because in Hong Kong, they don’t have that, you know, because they’re not gonna give waive any stamp duty and stuff like that, even the government needs more money. But at same time this whole Denzity insight has spawn from the virus. And I really want to know more of what’s going on and everyone’s like, “Hey, know what, let’s do a zoom interview with different people.” So on that, I really want to thank you again, because this episode, actually, to be honest, is something that is very good; it’s better than expected. Because you cover a lot different things like not only about the neighborhood and so on. It’s some very easy insights and tips for our audience to learn more about what’s going on and what they need to be aware of. So I want to thank you on that. So before that, before we go, right, what kind of takeaway would you want the audience to have from this whole video?

Amos: Okay, so first of all, I would like to say that I grew up in Kuala Lumpur. And growing up in Kuala Lumpur, we basically share the same culture with Hong Kong because we watch Hong Kong drama, we listen to HK pop and we have Astro on demand, which is a same time the drama that you’re watching right now in Hong Kong is the same drama we’re watching now in Kuala Lumpur. 

Darren: Oh, really? Okay.

Amos: So since we were young we have been going to singing karaoke new way, which is exactly the same with Hong Kong. So, I would like to expand my network in Hong Kong. I’m looking forward to it. So I wish that like, if you are interested to look into Malaysia, please subscribe and WhatsApp me.

Darren: Yeah, and obviously like my job is to make sure people know more about, you know, engage with you, which comes to my next question too, right? If people want to know more about the Malaysia real estate and do other services, MM2H And learn more detail about that. How would you suggest people to reach out to you and talk to you more about that?

Amos: You can WhatsApp me at my number? Do you want me to say it out loud? 

Darren: No, no, I mean, I can just put everything on the show notes. That works too.

Amos: Alright, so you can put my number on it. Okay. I think WhatsApp is the best because I will reply you instantly as long as you inquire in. 

Darren: Yeah. Okay. That’s good. That’s good. I don’t want people to spam you all the time and everything. But yeah, I will obviously ask you everything you have for the contact. I’ll put everything in the show notes. And with that, thanks so much again for your time and efforts. This is really a pleasure to know more about you and your work. And then what’s going on Malaysia. And maybe next time with this long, long form of interview, I’ll invite you again to talk more detail. We can even do like a quarterly or by annually or even annually, like you know updates. So, yeah, thanks for your time, and then I really enjoy this.

Amos: Yeah. All right. Thank you. Well, sorry for the broken English. I will try to do better. 

Darren: No it’s good, doesn’t matter.

Amos: Always nice meeting with you. 

Darren: Yeah. Thank you so much, and have a good day. See ya. 

Amos: Okay, thanks. Bye Darren. 

Darren:嗨,Amos,歡迎收看節目。

Amos:嘿,Darren,謝謝你邀請我參加你的節目。

Darren:嗯。這有點令人興奮,因為我們之前有過一次聊天,是我通過朋友的朋友認識你的,你的朋友也在馬來西亞做房地產市場、商業等方面的工作。對我自己來說,我已經很久很久沒在馬來西亞了,我想已經有十多年了。很多人-我的朋友總是說馬來西亞的房地產市場正在蓬勃發展。那裡有很多機會。所以我真的很想和大家談談,瞭解更多,這也是觀眾在馬來西亞投資房地產時應該意識到的。所以,在那之前,你介意給觀眾介紹一下你自己,然後介紹一下你的作品嗎?

Amos:好吧。謝謝,Darren。我叫Amos·耶利米,你可以叫我Amos,阿傑·林。好吧,我現在是Dreamvest Realty的試用房地產經紀人。我想先解釋一下什麼是試用房地產經紀人。所以,在馬來西亞,如果你想獲得房地產代理執照,實際上需要五年的時間。整個房地產市場都是由房地產經紀人的估價師和估價師來管理的,我們稱之為Bovaea。囙此,要想成為一名房地產經紀人,你需要在前兩年通過12門課程才能拿到房地產論文文憑,然後經過兩年的時間來寫下你作為經紀人所做的活動。最後幾年,我們會和董事會面談以獲得執照。我正在進行中。我已經拿到了房地產的文憑,我正在Dreamvest做我的試用房地產經紀人。所以在Dreamvest,我們實際上在馬來西亞提供服務-我們稱之為A到Z。那麼我們如何看待A到Z?從分析並向您提供正確的數據來分析物業、購買租金和/或購買物業和保險,我們將管理和租賃您的投資。所以基本上,我們將引導您在房地產投資之旅中從A到Z。好吧,所以除了做代理,我還參與其他公司的企劃,還有商業諮詢。所以基本上今天在丹齊提,我不會只談房地產市場。我實際上要談談如何在馬來西亞注册貴公司。如何注册馬來西亞第二家園計畫,我們稱之為MM2H(馬來西亞第二家園)。我們還將在這裡討論房地產市場。

Darren:那太好了,因為我認為這是一個緊密相連的東西,對吧?因為有些人可能需要成立一家公司來持有這些資產。所以我認為你們現在提供的服務也更好。這也很有趣。所以五年是拿到駕照的一個進步。有點像又去上學了,對吧?那麼你是一邊練習一邊上學嗎?或者更像是你必須在這個行業工作五年才能拿到執照?

Amos:哦,是的,你得走了。你得去拿文憑。大多數的經紀人,房地產經紀人,實際上有兩個執照,一個是房地產談判代表。房地產談判人員只需要三天的培訓。他們付一筆費用,然後報名,你就可以在三天內成為談判代表。但如果你想拿到執照,那就意味著你可以雇傭50名特工。那就好像你拿到了營業執照。你可以開房地產經紀公司。所以這是另一回事。馬來西亞的大多數代理都是代理,他們參加兼職課程、文憑和夜校課程來獲得執照。

Darren:哇。這是一項很繁重的工作,但是當一名房地產談判代表的三天時間裏,很多人都要花上三四十年才能成為一名優秀的房地產談判者,所有的笑話都放在一邊,但這相當酷。

Amos:哦,好吧,作為一個有經驗的談判者,你當然需要花40年的時間,但是你知道,要得到我們需要的基本規則和規則,它只是由董事會來管理的。所以我們必須完成課程,並有資格成為談判代表。

Darren:哦,真的嗎?可以。還有,有沒有辦法查出此人是否有執照?有沒有辦法蒐索?

Amos:哦,是的。每位談判代表或房地產經紀人都將獲得董事會的工作通行證。囙此,當你完成為期三天的談判課程後,你就獲得了登機牌。這就像一個工作通行證,但它是從董事會。你可以得到房地產談判代表的號碼和房地產經紀人的號碼。

Darren:哦,是的。這就是我要問的。有沒有辦法在網上蒐索那些在海外投資的人?

Amos:是的,通常所有的經紀人都會附上他們的談判代表號碼或代理人號碼,是的,甚至在馬來西亞懸掛橫幅,實際上也需要一個適當的房地產談判許可證,這樣你就可以放橫幅或任何形式的廣告。囙此,我想說,在馬來西亞投資是相當安全的,因為房地產市場是由董事會妥善管理的。所以所有的規章制度我想是的,沒有胡鬧,都是清白的生意。

Darren:是的,我想在這篇評論之後,我會問你如何找出經紀人是否有執照,因為這對我們來說,我們真的很想確保我們的觀眾知道如何在全球範圍內找出一些壞演員或好演員,對吧。所以這實際上很有幫助。我想回顧一下馬來西亞市場,我很想知道更多。囙此,對於一些可能不太瞭解馬來西亞不同地區的觀眾,你介意簡要描述一下這個城市是如何組成的嗎?海外投資者傾向於投資的幾個領域是怎樣的呢?

好吧,馬來西亞基本上分為兩個主要的地理區域。一個是西馬來西亞,即馬來西亞半島,另一個是馬來西亞婆羅洲,即東馬來西亞。所以馬來西亞的大部分主要城市都位於馬來西亞半島。所以我們說檳城。檳城位於半島北部,就在泰國旁邊。

好吧,所以我想說,檳城的文化更像臺灣,因為他們講福建話,講普通話。好的,然後我們去馬來西亞的首都吉隆玻。所以我在吉隆玻背對了。吉隆玻是馬來西亞的主要市場,是馬來西亞最活躍的市場。我住在柔佛巴魯,這是馬來西亞的南部和馬來西亞半島的南部。實際上離新加坡只有15分鐘的路程。所以在東馬來西亞,有沙巴和沙撈越。現時沙巴和沙撈越發展非常快,許多外國投資者也將目光投向沙巴和沙撈越。但我在吉隆玻長大,我的生意都在JB。所以我想今天我會多談吉隆玻和柔佛巴魯市場。

Darren:那太好了,因為我認為作為一個房地產經紀人,人們不會意識到你不僅僅是一個經紀人;你是一個導遊,你會說“好吧,為了瞭解文化,你應該投資哪條街。什麼地方好?”囙此,當涉及到諸如哪個街區、哪些街道等重大細節時,這些知識是非常有見地的。所以我相信你可以專注於你的專業知識,所以我非常感激。所以你知道,就像我之前在介紹中所說的,馬來西亞房地產市場在我所處的幾個圈子裏一直是非常熱門的話題。這一趨勢背後的原因是什麼?你認為它在未來幾年將如何演變?

Amos:好吧,首先,我要說的是,馬來西亞是一個非常和平的地方。因為第一件事是我們生活在一個多元文化的地方,我們在馬來西亞有多種種族;我們有馬來人,我們有華人,我們有印度人,還有很多其他文化。所以在馬來西亞,我們可以說我們有最節日的季節。在馬來西亞,你可以找到很多遊客都喜歡來的美食。他們可以在這裡看到各種各樣的文化。所以這是第一點。第二點是馬來西亞是一個开发中国家。我們有很多土地。很多新的發展都在發展,所以當它是一個开发中国家時,這意味著有很大的投資和擴張空間。所以這可能是人們想來馬來西亞的第二點。我要說的第三點是,我們是一個熱帶國家。我們全年都有穩定的天氣。因為我住在柔佛巴魯的普特裏港,有很多韓國人,甚至香港人,臺灣人,他們在這裡買了房子。所以我和很多韓國的高年級學生交談過,問他們:“你為什麼選擇馬來西亞?”很多人說這裡是退休的好地方。他們的天氣很穩定,在海邊,每天都颳風。所以像一些韓國人在韓國的時候給了我迴響。所以有時候在冬天他們會感到骨痛和身體疼痛。在這裡換班後,他們得到了穩定的天氣,他們覺得呆在這裡很舒服。

Darren:太好了,太好了。我覺得當我在香港的時候,天氣並不糟糕,但聽起來我需要休假。聽起來我需要在馬來西亞找個地方,也許喝一口,雞尾酒,放鬆一下。所以,你知道,馬來西亞是個大地方,很多人顯然認為,你知道,不是每個地區都會很好。所以我只是想知道,對吧。你覺得你之前提到的馬來西亞的一些領域,是不是有點高估或是定價過高?

Amos:好的。Darren,我會說,在馬來西亞,我的意思是,在世界各地,都有被高估的項目,有被高估的房產。好吧,這發生在吉隆玻,發生在JB。但既然我住在這裡,我就以普特裏港為例。就你所知,普特裏港有兩條連接新加坡和馬來西亞的通道。所以普特裏港就在第二個連接線。所以普特裏港的總體規劃很好。公共交通總體規劃很好,但這是一個新城市。囙此,他們出售的所有房產每平方英尺約1000林吉特,這對任何第一世界國家來說都是非常便宜的,但對馬來西亞人來說卻是一種威望。那麼,你怎麼說高估了很多像普特裏港這樣總體規劃好的地方,只是暫時高估了而已。可能在五到十年後,因為第二條線路,它將成為一個高度密集、人口稠密的地方,這是一個非常新的環節。所以我想說,在馬來西亞,只有貪婪的開發商才會出現被高估的房地產。好吧,開發商,他們已經安裝了很多功能,他們試著以一個非常好的包裝來推銷它,他們會給你現金返還,在購買房產後,你會得到一個價值不應該這麼貴的房產。囙此,首先,我們需要確定,如何對定價過高或過高的物業進行分類。你可以說每月租金都很低,我可以說你的租金很低。這也是為什麼投資者不想購買房產的原因之一,因為他們無法將其出租。馬來西亞到處都在發生。所以,我想說,在我們購買任何房產之前,有許多事情需要我們仔細考慮,並做適當的分析。還有開發商的背景。

Darren:這一點很好,很多人都忘了。所以,就像我之前說的,那些可能從韓國、日本、臺灣、香港等地遷往中國的投資者。那麼,對於那些打算將其用於自身或僅用於投資的投資者,您有何建議?

Amos:好的,這是一個好問題,我將把個人使用和投資分成兩個主要市場,即一級市場和次級市場。如果你正在尋找投資的目的,你肯定會看看一級市場。所以,什麼是一級市場一級市場通常是像吉隆玻這樣的市中心,好嗎。囙此,在吉隆玻,基本上沒有幾個熱點地區能像KLCC(KLCC是馬來西亞國家石油公司雙子塔)旁邊的地區那樣稱之為一級市場,它是現時世界上第九高樓。

Darren:非常有名的那個對吧?

Amos:是的,這是一座雙子塔。是啊。所以,當我們考慮投資時,我們肯定想要有多種租金選擇的房產。這意味著你可以選擇租給遊客。學生可以選擇租房,當地人可以選擇租房。所以基本上我們需要多重租金,當我們需要多重租金的時候,我們需要一個像KLCC,Bangsar或Mont Kiara這樣的主要市場。這裡是外國人的熱點。是的,所以當談到長期使用你自己的目的,我會建議次級市場。次級市場通常離市區較遠,但仍在吉隆玻。它還在雪蘭莪州。我會說雪蘭莪和吉隆玻在一起,因為它們就在一起,對馬來西亞人來說,吉隆玻的整個發展-我們把雪蘭莪和吉隆玻歸為一類。所以在次級市場,你會有更多的本地人留下來,你有更好的社區和更好的社區,為當地人和個人量身定做。所以我會說,如果你問我,我會給你數據和第一產業和第二產業之間的差异分析,我們可以據此作出决定。

Darren:啊,這很有幫助,因為我以前不知道。你之前在介紹中提到,你不僅做房地產相關的事情——這是一種叫做“馬來西亞人:我的第二個家”的東西。那是怎麼回事?它是適用於外國人還是只適用於本地人?這對房地產市場有何影響?

Amos:好吧,嗯,馬來西亞第二家園是一個由政府推動的項目,允許外國人獲得可以持續10年的社會簽證。好吧,所以如果你申請了MM2H並獲得了社會簽證,基本上你可以多次來馬來西亞,或者你可以在馬來西亞呆10年。好吧,所以我喜歡的是,它忽略了你來自哪個國家,你的種族,你的宗教,好吧,沒有任何限制。但有一些要求,你必須能够申請這個。所以,假設對於任何國家,如果你超過50歲,你的財務總監需要有價值35萬林吉特的定期存款。第二個要求是,你需要有一份基本工資至少為10000林吉特的工作,如果你50歲及50歲以下,你的定期存款需要有50萬,同時你的薪水最低需要有1萬林吉特。但也有不同的情况。比如香港。在香港,申請人的平均收入通常為4萬港元,高於他們的薪金。轉回到20000林吉特,好吧。所以,如果你來自香港,你的薪水在10000林吉特左右,你仍然沒有資格申請MM2H,因為首先,他們不允許藍領。其次,假設香港是一個比較標準的國家,是一個標準比較高的國家,所以薪水的標準會比其他國家高。但你需要的最基本和最低的要求是我之前說過的50歲及以上和50歲以下的人的數量。

Darren:那是不是意味著,在MM2H內,你可以來回旅行很多次,你可以在馬來西亞停留更長時間。我說的對嗎?

Amos:是的,你可以在10年內留下來。如果你願意的話,你可以呆10年。

Darren:哦,好吧,那就好像,你真的沒有拿到護照,但是你得到了簽證,一個很長的簽證。但要想成為合格的人,你必須成為社會上的創收成員。所以我覺得這有點酷。

Amos:10年後可以再生。

Darren:太多了。那是很長的一段時間。

Amos:這樣做的好處是,人們不必放弃自己國家的公民身份。所以這不是公關,只是社交訪問通行證。

Darren:哦,這就是為什麼你們也有。所以你們在一起的服務真的很好。

Amos:是的,因為如果你真的要考慮搬到馬來西亞去,當然,在馬來西亞買房子,我建議你在做任何投資决定之前,必須先申請MM2H。所以申請過程大約需要9個月。

Darren:我明白了。時間不算太長。沒關係。我知道有些簽證有時要花上幾年的時間,這很煩人。所以你知道,既然這句話是對的,那麼除了MM2H之外,你還會給觀眾提供什麼樣的建議和建議呢?在投資馬來西亞房地產市場時,他們還有什麼需要注意的嗎?

Amos:好吧,就這一點而言,我認為這不僅僅是在馬來西亞如何分析它,我認為在整個世界,都是一樣的。首先,我們得看看總體規劃。總體規劃意味著該地區的開發,因為從長遠來看,這肯定會影響價格。好吧,第二,這是公共交通總體規劃,因為在吉隆玻,有很多住宅區,有幾個單元離公共交通更近,步行距離也更近。而從長遠來看,距離公共交通較近的樓盤,實際上比同一社區、同一面積、同一住宅面積,有5%-10%的漲幅,對吧。囙此,公共交通總體規劃非常重要。第三,我們需要看看政府是否有預算撥款。所以在馬來西亞有一些熱點地區,政府實際上是在文宣和安排很多活動,比如新年活動、中國新年活動。任何活動,他們都會放鞭炮之類的東西來保持人流去的地方。囙此,政府的預算分配非常重要。那麼經濟驅動力是什麼?可以。例如,有狄斯奈樂園的都市肯定會對周圍的房價產生影響,因為他們有更多的遊客。比如馬來西亞的KLCC。如果你在KLCC附近買房子,如果你知道你在做什麼,你可以把它們翻過來,從中賺錢,或者你可以從中做很多事情。最後一個問題是,有沒有創造就業機會。就像中國有很多都市一樣,他們正在把都市轉移到物聯網中心。好吧,就像我居住的普特裏港一樣,他們實際上在為IT專業的學生和IT研發部門提供很多免費的共同工作空間。囙此,這些領域實際上創造了更多的就業機會。最後一個,當然,你需要知道一個開發商的背景和信譽,然後再購買。

Darren:是啊,就是別找貪心的。

Amos:是的,別找那個貪婪的,沒錯。

Darren:很難,很難。我想很多人在談到香港的時候,會一直在想,“好吧,專家很重要”,這意味著就像房地產經紀人一樣,但他們總是忘記對開發商進行盡職調查,很多人可能會意識到,開發商有時更為重要,因為遊客之下的一些開發商是眾所周知的貪婪或欺詐或陰暗之類的東西。所以很高興你指出了這一點。所以你知道,剛才我們談到了買入權,很多買賣雙方,你知道租賃怎麼樣,在馬來西亞租賃市場上,海外投資者可能不知道的一些關鍵的事情,比如租賃條款或規範。

Amos:好吧,在馬來西亞,如果契约在三年內,我們稱之為租賃協定。如果超過三年,我們稱之為租賃協定。所以在馬來西亞,最基本的事情就是,如果你想租房,或者你想租房子,你必須準備一個月的租金——你要為當月支付一個月的租金。你付兩個月的保證金,半個月交水電費押金。所以它是標準化的。任何人想要出租或租賃房產,必須準備3.5個月的租金價值,你正在尋找。囙此,如果你要租一個價值1000林吉特的房產,你需要準備3500林吉特作為初始租金。所以如果你想租或者想租。租房契约通常是一年加一,二加一,或者一年。租賃合同通常是三加三,或者三加三加三意味著你要租九年,而且每三年要調整一次價格。就這樣。所以,假設你在馬來西亞買了一套房子,你用我們的服務出租,所以房地產仲介通常收取1.25的傭金作為手續費,好吧,如果你的房子在三年之內,如果超過三年,我們會收取1.5的SST銷售和稅務服務費。

Darren:我明白了。那麼這是三年總收入的1.25%?

Amos:不,租金的1.25%。也就是說,如果租金是1000林吉特,費用是1250。

Darren:啊,但是你是一次性付清所有費用還是按月支付?

Amos:費用由房東支付。所以當房東出租時,房東就收了3.5。正確的?是啊。所以從3.5,土地也給出了1.25。

Darren:所以這是根據那個人收了多少錢,房東收了多少錢。當他們收到錢的時候傭金就到了。我明白了。可以。這其實有點有趣,因為聽起來馬來西亞的租期比很多國家都長。所以我以前,就像,你知道的,我把重點放在英國,日本,然後香港。英國的簽證一般是一年,一年半,兩年,日本也是,香港也是,所以三年的簽證時間真的很長。所以有點有趣。我以前從沒聽說過。

Amos:通常長期租賃更多的是在工廠或土地上。如果是住宅,通常是在三年內,即使只是2年加1年,所以兩年後他們可以决定離開,或者繼續前進。

Darren:是的,我明白了。所以說馬來西亞的一些地區,對吧,有沒有什麼類型的臀部區域能吸引很多年輕人,願意支付更多的租金。另外,對吧,還有哪幾個地方有很多商業活動,我們在看?

Amos:這要追溯到一級市場,我將在吉隆玻看到的KLCC地區、Bangsar和Kiara山。實際上,對外國投資者來說,最好的地方肯定是吉隆玻。這是我們的首都。大多數的活動都發生在那裡。所以,比如在吉隆玻,一定要回顧一下KLCC地區。基亞拉山和班薩。是的,這是三個主要的一級市場,很多商業活動都在這裡發生和發生。

Darren:是的,我明白了。所以,你知道,我們講了很多關於住宅的方面,其他的資產類型呢?比如說商業或零售,或者其他類似的策略,投資策略。你從業內人士那裡聽到的非常令人興奮的消息。

Amos:好吧,除了住宅區,我們還要看商業地塊,還有土地。在馬來西亞,有很多土地,農業用地。所以我想說這取決於你所處的行業。所以一旦你和我聯繫,分析一下你所處的行業,我們會根據適合你的業務領域給出建議。如果是商業或土地。

Darren:是的,我明白了。所以你知道,對很多海外投資者來說,他們可能需要抵押貸款。你對他們有什麼建議?

Amos:好吧,有幾件事,也許你需要知道一些資訊。首先,馬來西亞的貸款利率是60%或90%。比如說,如果你能貸款9萬吉特的話,你最多可以貸款9萬。你可以得到60萬或90萬。你需要知道的第二件事是,通常外國人只允許購買1億林吉特以上的房產,但有少數項目和地區在2013年前拿到開發商許可證。外國人實際上可以購買價值50萬林吉特及以上的房產。

事實上,我們是根據馬來西亞房產的價值,或是根據專業人士的意見。所以在馬來西亞我們有一個叫做Brickz.com網站.所以Brickz實際上給了我們2019年購買的房產價格的準時數據。所以,每年他們都會更新上一年的所有交易,你會看到人們願意購買的真實價格的詳細資訊。囙此,我們將使用Brickz來分析樓盤的價格,還有兩個平臺,I-property和property guru。這些平臺是所有代理發佈所有房源的平臺,我們試圖找到租戶或買家。囙此,基於I-property和property guru,我們可以查看該區域的平均租金,人們願意為特定區域提供的價格,從Brickz,我們可以查看去年的準時數據,即人們在整個購買過程中實際完成的價格。囙此,基於這三個平臺,我們可以向外國投資者提供他們正在購買的產品的明確數據。所以這是相當安全的,因為所有來自Brickz的數據都與政府有關。是的,這是正確的數據。

Darren:我明白了。我覺得我們在為他們做廣告。所以如果你們聽了這些廣告錢,告訴我。別開玩笑,別開玩笑。所以你知道,我們之前說過,你不僅是一個房地產經紀人,你還幫助人們做他們的MM2H。你現在還在做什麼呢?

Amos:我們協助你注册公司。我們將為您提供有關企業文字的規章制度的全面諮詢。因為如果有香港人想來這裡,有兩個原因。一是退休。二是來這裡定居,在馬來西亞創業。所以來這裡出差或者自己來這裡住,MM2H很重要。同時,商業登記也很重要。是的,我所屬的羅克韋爾公司,我們協助您在馬來西亞進行企業規劃、開業、注册以及稅務事宜。

Darren:也許有一天,我們的公司,登奇提,有一天可以進入馬來西亞的公司。你永遠不會知道。發生這種事我會告訴你的。很明顯,我腦子裏有很多問題,不幸的是,時間不多了。但我想知道更多,因為現在,你知道,我們是你們,仍然處於禁閉狀態。所以我很好奇,對吧,在禁閉期間和之後,病毒情况如何影響你的工作方式?你想知道你在做什麼樣的事情,我們想知道你在做什麼。那麼,你認為是什麼樣的事情改變了我們展示房地產甚至尋找客戶的管道?

Amos:哦,在COVID-19開始的時候,我們當時壓力很大,一切都變了。囙此,當我們適應新的規範時,它實際上比沒有新規範的情况下更有益於我們。所以現在我們和客戶進行了大量的Zoom會議,這意味著我們將通過Zoom或WhatsApp展示我們所有的房產,這樣我甚至可以在柔佛巴魯出售吉隆玻的房產。我可以在檳城出售一處房產,而我指的是柔佛巴魯,所以這給了我們一種靈活性,在禁售之前,人們往往會有這種感覺,如果你想讓我從你那裡買房子,你就來見我。是的,你來和我面對面交談,那是真誠。但現在每個人都像是“不,不,你不用見我,只要放大就好了。”每個人都害怕得到COVID-19。所以這是在個人方面。

除此之外,由於COVID-19,馬來西亞實際上正在努力啟動市場,使市場再次活躍起來。囙此,由於COVID-19,政府實際上對房產稅和汽車移動稅(即汽車)進行了一些改革。我們先來談談馬來西亞市場。第一個RPGT免除。RPGT是不動產收益稅。在馬來西亞,每一個賣掉第一套房子的人,你不必交稅。你不必付任何RPGT稅。

Darren:哦,真的很好。

Amos:但是從你的第二套房子開始,你實際上需要付很多錢。從30%開始。所以,如果你以40萬買了房子,賣了50萬,賺了10萬,你就得給政府30%的錢。

Darren:真是一堆廢話。

Amos:所以現在他們取消了RPGT,這意味著每個人都可以出售他們的財產。第三項財產是指放弃三項財產。你不必付RPGT稅。囙此,另一個好處是,政府實際上會給任何在這個項目下注册的開發商10%的折扣。囙此,很多購房者實際上可以不付任何首付就購買房產。好吧,這也是我們政府鼓勵人們在這個時候購買的努力。而對於銀行貸款,通常是在第三套房子以後,你不能拿到90%的貸款保證金,但現在政府允許,只要你的證件,你的個人資料很好,即使是第三套房子如果你購買的是第三套或第四套房產,你也可以獲得高達90%的貸款。囙此,如果沒有政府的封鎖,這是少數幾件事。所以現在對房產仲介和汽車經銷商來說,這是一個絕佳的機會。對於汽車經銷商來說,他們取消了稅收,以鼓勵人們消費和恢復經濟。這就是封鎖帶來的積極影響。

Darren:是的,我明白了。好像很有趣,對吧?因為在香港,他們沒有,你知道,因為他們不會放棄任何印花稅之類的東西,甚至政府需要更多的錢。但與此同時,這整個密集的洞察力從病毒中產生。我真的很想知道發生了什麼,每個人都會說,“嘿,知道嗎,讓我們對不同的人做一個縮放式的採訪。”所以在這之後,我真的想再次感謝你,因為這一集,實際上,說實話,是非常好的,比預期的要好。因為你要報導很多不同的事情,比如不僅僅是關於社區之類的。對於我們的觀眾來說,這是一些非常簡單的見解和技巧,可以讓他們更多地瞭解正在發生的事情以及他們需要知道的事情。所以我要謝謝你。所以在這之前,在我們走之前,對吧,你希望觀眾從這整段視頻中得到什麼樣的收穫?

Amos:好吧,首先,我想說我是在吉隆玻長大的。在吉隆玻長大,我們基本上和香港有著相同的文化,因為我們看香港戲劇,聽香港流行音樂,我們有阿童木點播,這也是你現在在香港看的戲劇和我們現在在吉隆玻看的戲劇一樣。

Darren:哦,真的嗎?可以。

Amos:所以我們從小就開始用新的管道唱卡拉OK,香港也一樣。所以,我想擴大我在香港的人脈。我很期待。所以我希望,如果你有興趣瞭解馬來西亞,請訂閱和WhatsApp我。

Darren:是啊,很明顯,我的工作就是確保人們更多地瞭解,你知道,和你接觸,這也是我的下一個問題,對吧?如果人們想瞭解更多關於馬來西亞房地產和其他服務的資訊,那麼請訪問MM2H並瞭解更多細節。你會如何建議人們與你接觸,並與你更多地討論這個問題?

Amos:你能告訴我我的號碼嗎?你想讓我大聲說出來嗎?

Darren:不,不,我是說,我可以把所有的東西都寫在節目單上。那也行。

Amos:好吧,你可以把我的號碼記在上面。可以。我認為WhatsApp是最好的,因為只要你詢問,我會立即答覆你。

Darren:是的。可以。很好。很好。我不想人們一直給你發垃圾郵件。但是,很明顯,我會問你所有的聯繫方式。我會把所有的東西都寫在節目單上。在此,再次感謝您的時間和努力。很高興能更多地瞭解你和你的工作。然後馬來西亞發生了什麼事。也許下一次,在這種冗長的面試中,我會再次邀請你談談更多的細節。我們甚至可以按季度、按年甚至按年更新。所以,是的,謝謝你的時間,然後我真的很喜歡這個。

Amos:是的。好吧。謝謝您。嗯,很抱歉我的英語不好。我會努力做得更好。

Darren:不好,沒關係。

Amos:很高興見到你。

Darren:是的。非常感謝你。再見。

Amos:好的,謝謝。再見,Darren。

What do you think of this episode? We’d love to know your thoughts through the comments section!

Until then, stay safe!

Top 4 Tips For Overseas Real Estate Purchase

4 tips for overseas real estate purchase

Immigration has become a hot topic in Hong Kong lately. To immigrate, it is crucial to plan ahead. You should probably arrange your accommodations, work and bank accounts before you arrive in your designated country. However, it can be challenging to find information online that is truly useful, especially when it is about overseas real estate equity investment. When you’re browsing the endless search result page on Google, you’d probably think to yourself, “Gosh, I wish I have a friend who knows about this kind of stuff.”

Don’t worry buddy, Denzity is here to help. We all know real estate investment can be challenging, especially for beginners. Denzity, as a revolutionary online PropTech and real estate community, can help to tackle some of the most common problems. Let’s look at the top 4 challenges for overseas real estate purchases and our tips for you to address these problems.

  • I want to look for information online and do a little research myself, but I don’t even know what keywords to search!

When trying to purchase a flat in Hong Kong, we Hongkongers can always name a few real estate agencies, which is an excellent way to start. However, for overseas real estate purchase, it is not that easy. As a newbie investor, you may not be familiar with foreign agencies and relevant regulations. In times of confusion, it is always nice to have some professional and unbiased advice. Check out the real estate experts on Denzity, where we include profiles of thousands of global real estate experts. You can check the basic information of these experts or agents and read their insights on a particular market.

  • How do I know if the agencies are reliable or not?

In an Internet era, it is sometimes hard to fact-check information, especially if you’re not an expert in that field. After spending hours and hours digging on the Internet, you still can’t be sure if a particular real estate agency is trustworthy, so you try to send them an email. Still, because of time differences, you probably have to wait for days before you can get a response. So you wonder, is there a faster way to do this? Yes, and the answer is on Denzity. With our extensive independent real estate community covering experts from all over the world, it just takes minutes for you to come up with a list of foreign agencies you prefer.

  • Why are there SO MANY words to read? I don’t understand the jargon!

There are way too many jargons in the traditional real estate community. Real estate agents talk in abbreviations and acronyms, and honestly, you only know MPF, FBI and LOL! However, on Denzity, we try to be casual yet professional. We, as well as experts who work with us, speak in simple terms that even beginner investors can understand. On every profile page, there is a Q&A section (Aha! Another acronym we know), where experts share their insights on a specific real estate market and interact with users like friends.

  • I have some stupid questions, and I’m embarrassed to ask a professional.

First of all, there are no stupid questions in real estate. All questions are legit, and Denzity understands you just want to be cautious. That’s why we have a FAQ section for users to ask any kind of questions online. Who knows, perhaps your “stupid question” is actually a common concern among investors.

Denzity currently includes experts from popular destinations like the Vietnam real estate market and Malaysia real estate market, but we are looking for more! We look forward to you joining us to build a larger and friendlier real estate community.

Denzity Insights Transcript: The New Age Real Estate Expert: Agency, Media, and Artificial Intelligence with Prash Nayar

The New Age Real Estate Expert: Agency, Media, and Artificial Intelligence with Prash Nayar | Denzity Insights

Prash Nayar shares his opinion on the future of real estate media and the role of Artificial Intelligence in the real estate industry.

Connect with Prash Nayar:

LinkedIn: linkedin.com/in/prashnayar   

Instagram: @realestatetimesTV

Over the past years, the influence of technology on major industries have been massive. Whether by helping predict outcomes or improvising management, technology has definitely made its permanent place in the real estate industry.

In today’s video, Prash Nayar shares his opinion with Darren Wong Denzity on the future of real estate media, the role of Artificial Intelligence in the industry and much more.

Prash is the Co-founder of REXY AI, a shared buyers database fostering collaboration among real estate agents while earning them a passive income, saving them time & establishing further trust with their clients. Besides working on REXY AI, Prash is the CEO of the Real Estate TimesTV, a digital real estate media company that provides its audiences with a global perspective on the world of property.

  • What is the real estate game really about?
  • What are the challenges you actually face?
  • How does social media come into play?
  • Is it possible to pick only one social media platform to reach your audience?
  • How does AI benefit realtors?
  • Who can you trust in the industry?

As it can be difficult to catch some minor errors, transcripts may contain a few typos or inaccuracies.

This might be painfully obvious – Please note the following legal conditions:

Denzity owns the copyright in and to all content in and transcripts of Denzity’s video programs and publications (collectively referred to as “Denzity Materials”, with all rights reserved and its right of publicity.

You are welcome to share the below transcript (up to 500 words but not more) in media articles (e.g., The South China Morning Post, Bloomberg, New York Times), on your website, in a non-commercial article or blog post (e.g., Medium and WordPress), and/or on a personal social media account for non-commercial purposes, provided that you include attribution to “Denzity” and link back to the denzity.io/blog URL. For the sake of clarity, media outlets with advertising models are permitted to use excerpts from the transcript per the above.

No one is authorized to copy any portion of the Denzity Materials or use Denzity’s name, image or likeness for any commercial purpose or use, including without limitation inclusion in any books, e-books, book summaries or synopses, or on a commercial website or social media site (e.g., Facebook, Twitter, Instagram, etc.) that offers or promotes your or another’s products or services.

Quick tips:

PropTech (Property Technology): The acronym PropTech is used to describe the usage of technology such as mobile applications, data analytics etc to the real estate industry. It is also known as Real Estate Technology. Individuals tend to use PropTech in order to modify the real estate market and to ease the workload within.

For more: https://bit.ly/3eAXVVz

IoT (Internet of Things): IoT is basically a network or system embedded in devices or machines which allows them to interconnect and exchange data without the involvement of a human being. IoT helps realtors gather information and make decisions accordingly, which often acts as a support to increase sales.

For more: https://bit.ly/3h5w01D

BlockChain: A BlockChain is a chain of several blocks containing information in them. It mainly works with a mechanism that makes it really hard to tamper with the information inside a blockchain, making it secure and reliable. It is widely used to record transactions in the real estate industry.

For a deeper understanding, click on the link provided below. https://bit.ly/30funrh

AI (Artificial Intelligence): AI can be defined as the imitation of human actions and thinking, programmed in machines. The idea behind this concept is to enable computers and machines to perform more intelligently. AI can potentially enable the real estate sector to operate a lot more efficiently by saving time and energy, as well as providing valuable data and analysis.

For more: https://bit.ly/3ezzIic

Alright, let’s get back to the transcript of the show. Enjoy!

Darren Wong: Hey, Prash. Hey, how’s it going, man? 

Prash Nayar: Oh, good Darren yourself?

Darren: Very good. Very good. Thanks so much for joining us, I know we have tried to arrange this for a while. I think last time I saw you was in Hong Kong a year ago, right? 

Prash: In July. That is correct, my friend. It was a great, great trip for us. And we went over there and it was a pleasure to meet you and the team.

Darren: Yeah, like absolute pleasure. And I remember that event is about property tech as a pitch night. That Denzity and Asia prop tech, you know, we both co-host together, which is something that’s interesting because for your background, you’re not only from a real estate, traditional professional, you actually once stepped into the prop tech space. So it’s something that will talk to you more and explore more what’s going on there. 

Prash:Beautiful, let’s do it Darren. 

Darren: Yeah. So for the audience that you know, want to know more about you. Would you mind giving a short introduction of who you are and what you do.

Prash: Absolutely, sure. I’m originally from Malaysia, I’ve been in Perth, Western Australia in the last 10 years. And I’ve been in the real estate game for the last five years. So my bread and butter is real estate investment. I grow my clients wealth, wire property. And one of my passions is, well, two parts. One is film, I absolutely love film, I’ve been writing since I was 12 years old. That’s where my media comes in. And the other part is property technology as you mentioned. I think moving into real estate, and one of the things that we do is always to look at our long term vision, right? So five to ten year plan, and knowing where technology is going is where I would like to be in. And now we’ve formulated a team to push forward in creating innovation in our industry. 

Darren: I see that’s something that when you said you’re interested in filming, that makes a lot of sense now because for you, you’ve been doing a good job on social media and then I think your storytelling skill is spot on and something that I wish the industry it’s like it’s pretty captivating. So I have some questions. First, let’s start with something that you know, I’m sure everyone’s asking right is, how has the COVID-19 virus affected Australia markets? And then how have you and other real estate professionals coping with it? 

Prash: Sure. So I’ll start off with talking about how the market has been the last five years. So we’ve been in a downturn since the mining industry boom in 2012, 2013. We’ve seen a downward turn host the mining industry boom. So we’ve had a reduction in our values of property, and in higher supply, so you had a lot of apartments built over the last three years, so you had about 16,000 homes in the market at any given time. Where in a seller’s market, it was eight to 10,000 homes, the last three years has seen a downward trajectory. When COVID hit earlier this year. We obviously had the uncertainty of the market to place, we had a reduction of our weekly transaction. So it’s solved 50% reduction in our weekly transaction from a 600 sales per week to 300 sales per week. However, as UN’s progress, I think one thing that the Australian government did really well is to manage the lockdown. It was a staged lockdown. So in other words, the small businesses were looked after. They created a stimulus with a job keeper scheme which ensured that people of the small businesses could survive and still have a limited number of employees while they sustain the business through the downturn, through the lockdown and also post lockdown when our numbers were managed about four weeks ago, they started a stimulus to invite local businesses to start reopening again and this was also a staged approach that has in turn seen the confidence of purchasers increase. The last two weeks we’ve seen genuine buyers come into the marketplace. tire kickers are out of the market. So great to see that. 

The challenge however, stays the same Darren because it has been the downturn the last five years, plus ensuring that the expectations or the expectations of the sellers of the market price has to match the actual value of what buyers are willing to pay. So that’s still the remaining challenge. However, rental values have been increasing. So earlier in q1 of 2020, your vacancy rates were reduced from 2.7% to about 1.8%, which is great. That tells us that in the coming months rental values will increase in turn, improve and boost the investor market, which will then increase the price. So in a nutshell, while the Covid credit crisis has caused uncertainty, I think in the last four weeks, it has truly showcased that the true buyers are out there. We’ve gone through the downturn. Now we’re looking at where we can take the market forward. I think just before the interview we mentioned about the first home buyer incentive announced just this last weekend, up to about $55,000 is available for first home buyers, if they’re looking to build. So I think the next month should spill a good and positive light for the market overall. 

Darren: That’s great. Um, I think that is something that a lot of real estate markets do. I’ve interviewed a couple experts, and they also said that the government is trying really hard to help out because, you know, the law market was undergoing recessions and uncertainties and stuff like that. So hearing from you about, you know, to understand what’s going down south is like, that’s awesome. And so a bit more from your side, right? So I know that like, you know, you started with the sales side of the real estate industry. How do you get into the real estate media side? 

Prash: Sure. So as my first two years Darren. One of my biggest challenges was credibility. As you know, in the real estate game, it’s all about representing a person’s asset. And in the area that I’m dealing with, I work between your 750 to 1.5 million, and the beautiful character homes. One of the things I realized is that the media often portrayed the negative side of real estate, auprop, obviously, itself. One of the things that I’m truly passionate about, as I mentioned earlier, it’s about film and the power of media, it’s about showcasing the truth of a particular industry. And if I can show that from the point of view of peers, of my peers in the industry, then why not? So I created the real estate times to cut out the bullshit from the marketplace and showcase what is truly happening. And that has grown over the years. I started off becoming a media corporation, forming videos for my properties, and doing quick one minute or two minute videos about lifestyle surrounding properties as well. I think that was a highly important way to show that listening, while property can be a way of expanding your wealth, it’s also a lifestyle possibility. So that’s how the extension came about. Creating The Real Estate Times and I’ve been enjoying it since it’s merging my two passions. 

Darren: That’s good. Yeah, So when I met you, right, I looked into your content. I was like, wow, this is like something that looks like a very high production. But then obviously, I think there are some contents you create which is actually very, very, you know, DIY and a lot of things are very simple. But, I mean, production aside, right? I’m working on this, this, like a setup I do at home. It’s not really glamorous, but I think people just care about the content. And what you’re trying to do is paint a culture because real estate is not just numbers, it is more than that. It’s people interacting with the space and obviously I’m really emotional about this whole sector and so as you, I’m sure, but then you know, we can do hours and hours about it. So since surely that you have experimented with different stories style, like storytelling style and content, which you’re really good at, what type of formats and content do your audience like the most? And why do you think that’s the case?

Prash: I think one of the things that we made a point to do with our content is to summarize our values or what we want to or the message that we want to portray within 60 to 90 seconds. As you know, the social media attention span is fairly short. And if you can get your message across in 60 to 90 seconds, and I think a lot of my clients and my audience has been responding fairly well to that as much as I mentioned, I’m able to speak about it for hours and then as good as it will be.

If I can summarize my content in that 60 seconds then I’ve successfully done so. And the way I do that is a very simple intro outro and have three points of summary of the message so I’ve been doing them for variable things for the last three years now. And it’s really turned my cold prospects into warm ideas that they see me as the way I am on video, that I appear the same in person. And I think that’s where a lot of professionals are unable to come across the authenticity line. Because if you are authentic and if you are genuine, you speak from your heart, and when you speak from your heart, passion flows. And that’s where I believe that the true connection is established across the power of the media. 

Darren: I see. So when I watch your contents, right, in real estate times, you have covered more than just real estate. And obviously, we touched on a little bit just now on culture and everything but what’s a reason behind that when you’re crafting the journeys and series and so on? 

Prash: Sure, to be honest, the last three years and five years in my career has been a growth process that led me growing, to become the person that I am today. And one of the things I’ve always wanted to do instead of preaching something is to share my learnings and that’s exactly what I’m doing. So I’m sharing my experience. Just over the last five years, be it with learning true business be it with the apps that I’m utilizing, be it in my project in artificial intelligence, or with what is happening with my community in real estate, if I can share that with my peers and my clients, then to me that’s an extension of who I am. And if that is what is set across in my business, then I believe you will be the great way of portraying the way I run my business. So again, back to authenticity, right? As much as I would like to preach real estate in any way I can. That’s not what I’m only about, you know, so it’s all about sharing my learnings and be that with exercise with my mental mind and my body, be it with business, in my learnings, or with my community support. I believe it’s connecting all of it to form the person that I am and in turn our end clients should benefit from it too. 

Darren: That’s great. That’s great. I think I want to get to the AI soon because it’s obviously something I want to ask you more about. It’s something I’m still learning. And I do want to ask some questions later on about how everything ties in together. So before that, right, because like we both know the real estate experts, KOLs, professionals any like jargon to use to classify that uses a lot of social media to present their information. And then in your point of view or something that you are really close with, how has it changed? You know, like during the year and how does your approach change, according to those platforms that evolve through time? 

Prash: Sure. Sure. And I think that’s been the biggest issue with social media that has been that many landscapes, that many platforms have come in the last five years, that we find it hard to pick one and that is my advice to all professionals choose one that you’re comfortable with. And for me, it’s Instagram and Facebook. So Instagram, I’m big on as you know, Darren, I love my Sunday, use. Simple. It’s about just making sure that your message goes across. So to be honest with you that has been one that I took onto myself. The idea is consistency, right? If you don’t think you can maintain consistency, then only pick one that you’re comfortable with and go ahead with that. So I believe it’s where your audience lies. If you think that LinkedIn is the place for you, for professionals, then sustain your audience on LinkedIn. If you think Instagram is the one, then go ahead with that. But I take my cues from Gary Vaynerchuk. And one of the things that he said is to create a video pillar content. If you have one pillar content, for example, a two minute video, which can be put onto YouTube and can then be put on Facebook, you can take snippets of it, like 30 seconds snippet, 60 seconds snippets you can put onto your LinkedIn and Instagram. So it’s understanding your flow and how the platforms can be affected utilizing one media content.

Darren: I mean, if Gary V says so you got to go with it because he’s the one who is— it’s true. I mean, it’s good. It seems like we have the same kind of people we listen to and learn from and everything. So when I wrapped this whole interview with you, in my head there were so many questions because I think you are really diverse. Not only that, you know you’re a good storyteller, but it seems like it has been since early on you have that ready, you’re, you know, doing the sell side helping clients you know, connecting different dots together, then you got the property technology, so I was very complex because I’m working on that too. It’s not easy, you know, it’s very foreign. And at the same time it’s like you coming together. So being at the forefront in real estate you know, I call it a new age of the Real Estate’s sector. How do you see the future of real estate media, and how would technology like AI, benefit the whole sector? 

Prash: Sure. I think I see it from a quadrant point of view Darren. The idea is simple. We want to benefit our end clients. 

In this scenario there are purchases and there are sellers, I’d be managing an asset that is backed by a real world asset. Ideas property is the future of where you would see a growing wealth. My media is about the front of the property. The technology is about the systems and my sales is the transactional element to it. So that’s how all three are connected. The future of media to answer your question, I would see this as what we mentioned earlier, social media itself, because attention for one, it’s growing shorter by the years and everything is in our hands, you know, the platform is in our you know, our mobile phones, then that is where we should be gravitating towards value, value chain providers such as your social media, so videos would be your best way forward. The future of media I see it is in social media itself, and that’s what we’ve been focusing on. With technology, the system comes into where you predict real estate will take forward. So I would say anything that can benefit our end clients, anything that can go into automation and outsourcing. That’s where we put our focus in. Right. And that’s how our machine learning comes into play. So with technology, with AI, the idea is to ensure ease and accessibility for our end client. 

Darren: That’s great. I think I might have to steal some lines from you because it’s something that I have a hard time telling people what’s going on. 

Prash: The core is all three. They are always a benefit of our end client. It’s a long game for us right Darren? We always got the properties for a one year, two year thing, and if you put it into perspective of a ten year plan, then everything should fall into place. 

Darren: Hopefully that’s something that— and obviously as founders we are. We think that way every day. But you know, it’s a hard, hard, hard journey but before like so, because there’s some questions that you know, they’re in talking to you and I want to know what your point of view is for investors utilizing social media to also learn about, you know, investing, how the property investor had better informed decisions, who they can trust and everything. But before everything, right, it’s something that I have to ask you because when I met you, you talked about Rexy, the AI, Rexy AI, and before everything comes in, I want to ask you that question, because it seems like something I would be really curious about. So how does everything lead to Rexy AI? And would you maybe explain more about what it does, and what the vision is for the whole project? 

Prash: Absolutely. So I’ll start off with what Rexy is. The word Rexy stands for real estate. So the r-e real estate DNA, the x-y is the DNA in real estate and the idea is going back to basics about collaboration. See, I believe that when it comes to purchasing a property, there are many aspects to the entire transaction the A to Z of the buying process, generally a salesman person falls into the place of representing the element of the asset only. Then you have yourself an agent, you have your financers, you have the trades that are involved. The idea of Rexy is that we are a community of agents, brokers and trades powered by the unlimited power of artificial intelligence. Now, where the AI comes into place is with regards to the data that we are collecting. On a basic transaction, we understand that a purchaser purchases a home and potentially will resell it in the next five to seven years. That’s the average in Australia. Understanding the journey firstly, which in turn tells us about their buying behavior should help us then predict where they will be in the five to seven years. So the goal of our community is to be able to serve them throughout the journey, not just being a pill agent, but being a really an agent that focuses on relationships. That’s how Rexy AI was formed initially; our vision was to have that in place. But the essence of the community is in collaboration, which is where I see the future of AI Darren. 

Now one of the things that we believe is that AI is currently being treated as the space race back in the day, countries across the world are competing on who can form the best AI. One of the best solutions to that is collaboration. A quick example on what’s happening with Covid currently, as we know, vaccines are being created by about 16 to 18 countries at the moment, right that are pressing forward in creating the vaccine, how they’re doing it is by collaborating on a resource or on the knowledge that they gained. So as soon as something is gained in one country that is shared across the other nations that are creating it as well. That’s where I see the future of it. So besides being a competing industry, as real estate generally is known for, with automation, and with the future of computing, collaboration needs to be the way forward.

That’s where I truly stand.  That’s the essence of what we’re trying to create. And where that falls into place, once again, is with regards to delivering value for end clients. My goal, be able to collaborate with the peers in my industry, not competing for the well and benefit of our end client. So right now, it’s all about collecting data and understanding the process. Without data, there is no machine learning. And machine learning, as we know, falls in two places: that’s robotics and that’s prediction analysis. Our system is all about predictive analysis, and how we can then predict the future of our transactions.

Darren: I see. That’s a really ambitious vision you have and at the same time too there’s so many platform popping out like, this morning I saw like two platforms raise money coming into Hong Kong, you know, I’m in Hong Kong, and they’re just like, just so many different platform is seems like you know, its going to be I wouldn’t say a battle, it’s more like a lot of people are going into space and excited about it. So in your point of view, too, right? When there’s so many different options like real estate platforms like Australia, I think there are a bunch of them. How would you think that the future of real estate platform or the whole sector is going to become? 

Prash: Yes, I think what you are creating Darren with Denzity is an amazing example. And so to answer your question, because it’s about a collective of people who are experts in their industry, number one, experience in the industry and the passion to help that’s key, right? Because I believe that’s where the future is because you can enter the industry and have a vision or have a goal of creating multiple streams of revenue, it’s highly possible. But if your vision lies in helping the future of the industry, then that’s where I believe the strength lies in so in a place where our public or our end clients can come to to find people who are experts number one, providing true value number two, and number three, have a heart of collaboration that should be the way forward. That’s who I would personally trust, right at the end of the day if I see you in a platform and you’re there sharing the information for the benefit of all, then I believe that you are not out there to look after yourself. And in the future that’s what will exactly separate the the human touch, and the computational elements. As you and I both know, every industry is going to change with regards to automation. So anyone clicking buttons, more than picking up the phone. So our goal is to become the the forefront number one of that transaction, and number two to become the trusted advisor. So a platform that has all of that combined, (i.e, Denzity) should be a future.

Darren: That’s flattering. Very flattering. If i want to steal some lines in the future, if i need to raise some money next time, I’m going to steal some lines from this and be like hey “source from this interview.”  So, no, thank you. I’m really flattered. Thank you, I really hope something that like we’re both working on, or something that even Personally, I really want to thank you because we both at least we coherent each other, because that’s what we believe in, you know, it’s to help the industry. So something that the audience obviously might be interested in learning about, you know, real estate, digitization, their property tag or AI and everything, and then so some audience might be investors. So something that I’m really curious to, in your point of view, which you have been around the social media space long enough and the media space, how can investors be careful or kind of be aware when they have consumed these kind of real estate media. I mean, one more thing to add, right is that you know, media is great. However, there are bound to have bad players, bound to have people that are not meant to be, you know, good hearted. So I want to know your point of view on that as something that I, even for myself am curious about. 

Prash: Yes, well, I think the first thing is that you’re right. There is a lot of news out there that is untrimmed. That’s how I would say it. That is, watching the news first thing in the morning, right, our first thing to do is to trim out the fat, cut out the negativity and try to understand what’s happening in the world. I think every investor that’s out there should understand the source of the news that they are reading. That’s number one. And knowing that not every news outlet is out there to just spread the right and the true news. Everyone has an agenda behind them. So knowing where I guess, who owns this media corporation and what agendas they’re running the corporation for, is highly important. I mentioned earlier the reason why I started in Real Estate Times is to cut out the bullshit I mean that true and well. Knowing who’s running it, what they stand for, their principles, and how they’re delivering their news is very, very important. So I say that to all of my investors, all of my clients, right, read the article is fair and fine but know the source, understand the information on where it’s coming from and always get a second opinion. So that will be my best recommendation. I say that to my friends and family. So I would say that to my clients as well.

Darren: Mm hmm. Yeah. That’s summarized really well, because it’s something that is a big discussion in the industry. And I feel that, you know, like not to make the older generation not a good player, it’s just because back in the day, there aren’t many ways to understand what’s going on. And then in Hong Kong, for example, there are a lot of these kind of scams or mistakes people make and it turns and make the whole industry I said before already on this video, they make them sound like a very bad industry, and so on. So it’s something that is very good to hear from you because sometimes when I tell this concept to people, everyone’s like we’re talking about the media sector in real estate media sector is very efficient. You know, everything I was like no, it’s not. You have no idea how much things there are that no one knows about, or things as missing. And you can’t just take an article and say, “Oh, this is exactly what I need to do. x-y-z.” So, it’s something that like, I think that’s a very good way to end this whole interview. And but before you go, what kind of takeaway, would you like the audience to have this video?

Prash: Sure. Well, one thing I would say is that at the end of the day, always look at where the future lies, understand future growth. Look at the next five to seven years be it if you’re investing in real estate, be it if you’re looking at the technology of real estate as well and work your way backwards, find your comfort zone in that line, in that industry. And reach out to experts i.e., yourself Darren because at the end of the day, we are here to help. You know if you are building something again, I’ve known you, since I met you in Hong Kong, the passion is that genuinely if that genuincy lies in your soul, then that will be part of your principles and your business too. So that’s my ultimate takeaway. Read the person behind the camera, make sure you know the principles and you will know who you want to work with. Also be transparent. You and I both know where the future of blockchain is taking us. There will be everything in there. So with the advent of AI, IoT and blockchain, I think there’ll be a lot less falsity in the media. People will be peer reviewed, and where the technology takes us, it can only be better as long as the right people are leading it.

Darren: Yeah, I think that’s a great way to let the audience understand how it’s going to be in the future and stuff like that. And I feel like we can talk about this for another like three, four hours. And obviously for us, we do plan to— if this whole insight series is good, people like it, we’d want to do something more specific. It can be property tech, it can be media itself, something more specific. So as an interim, right, if the audience want to know more about you or want to know more about your work, what are a couple of ways that you suggest them to reach out to you.

Prash: Brilliant, well, you can do it in three forms. Number one, please head on to the website. So that’s a realestate.com.au. Also with my Instagram @therealestatetimesTV. Also, you can reach out to me on LinkedIn, my name Prash Nayar, more than happy to help you in any way. Again, we are focused in Western Australia, but we’ve got our agents across Australia as well. So the idea is that any part in our country you like to invest in, we’re here to help and you can reach out to us in all three forms.

Darren: That’s great, I obviously I’ll include everything in the show notes in this whole video description. And I just want to say thanks for your time, and this has actually been a blast and it’s something that I really want to talk to you more about in the future.

Prash: I look forward to our next chat Darren. Thanks for having me on.

Darren: Thanks. Thanks for coming in and then talk to you next time. Thank you.

Prash: Sounds good. Take care, my friend.

Darren: You too. Bye.

Darren Wong:嘿,Prash。嘿,最近怎麼樣?

Prash Nayar: 哦,Darren ,你好嗎?

Darren :很好。很好。非常感謝您加入我們,我知道我們已經嘗試安排了一段時間。然後我想我上次見到你是在一年前在香港吧?

Prash:在7月。正確,朋友。對我們來說,那是一次好旅程。我們去了那兒,很高興認識你和你的團隊。

Darren :是的,就像絕對的快樂。我記得那那節日是關於房地產技術的熱鬧之夜。Denzity 和 Asia PropTech 支撐技術是我們共同共同主辦的,這很有趣,因為對於你背景,你不僅來自房地產,傳統專業人士,而且實際上你曾經踏入道具技術領域。因此,我想與你更多地交流,並探索更多發生的事情。

Prash:很漂亮,讓我們一起吧Darren 。

Darren :是的。因此,對於想更多地了解你的聽眾。你簡要介紹一下你是誰以及做什麼。

Prash:絕對可以。我來自馬來西亞,過去十年來我一直在西澳洲的珀斯。在過去的五年中,我一直從事房地產。所以我集注是房地產投資。我幫客戶增加財富,買賣房地產。我的激情之一是兩部分。一個是電影,我非常喜歡電影,我從12歲起就開始寫作。那就是我的媒體進入的地方。另一部分是你提到的房地產技術。我認為進入房地產領域,是其中之一我們要做的事情總是看我們的長遠願景,對吧?所以有五到十年的計劃,知道技術的發展方向是我想要的方向。現在,我們已經組建了一個團隊來推動在我們行業的創新中不斷前進。

Darren:我看到的是,當你說你對拍攝感興趣時,因為對於你來說,你一直在做在社交媒體上做得很好,然後我認為你的講故事技巧很到位,我希望整個行業都能夠更加吸引。所以我有一些問題。首先,讓我們從你知道的事情開始,我確定每個人都在問正確的是,COVID-19病毒如何是否影響了澳洲市場?然後你和其他房地產專業人士如何應對呢?

Prash:好的。因此,我將首先討論過去五年的市場情況。因此,自2012年,2013年採礦業繁榮以來,我們一直處在低迷時期。因此,我們的房地產價值有所下降,供應增加了,因此您在過去三年中建造了許多公寓,因此在任何給定時間,您在市場上都有大約16,000套房屋。在賣方市場上,那裡有八到一萬套房屋,最近三年呈下降趨勢。當今年年初COVID出現時。我們顯然有不確定的市場位置,每週交易減少了。因此,它解決了我們每週交易量減少了50%的問題,從每週600筆交易減少到每週300筆交易。但是,隨著聯合國的進步,我認為澳大利亞政府確實做得很好的一件事就是管理封鎖。這是一個分階段的鎖定。因此,換句話說,小企業得到了照顧。他們刺激了一個與工作人員見面的計劃,該計劃確保一個人或小型企業可以生存,並且仍然有數量有限的員工,而他們可以在經濟不景氣,封鎖期間維持業務,並且在人數減少時也可以進行封鎖在大約四個星期前進行了管理,他們開始採取刺激措施,邀請當地企業重新開始營業,這也是一種分階段的做法,反過來又使購買者的信心增強了。在過去的兩個星期中,我們已經看到真正的買家進入了市場。輪胎噴射器已經淘汰了。很高興看到這一點。

但是,挑戰仍然是Darren,因為最近五年一直處於低迷狀態,另外還要確保賣方對市場價格的期望或期望必須與買方願意支付的實際價值相匹配。因此,這仍然是挑戰。但是,租金價值一直在增長。因此,在2020年第一季度的早些時候,您的空缺率從2.7%降低到了約1.8%,這非常好。這告訴我們,在未來幾個月中,租金價值將反過來增加,改善並促進投資者市場,從而使價格上漲。簡而言之,儘管Covid信貸危機造成了不確定性,但我認為在過去的四個星期中,這確實表明了真正的買家已經存在。我們度過了低迷時期。現在,我們正在尋找可以推動市場前進的地方。我認為就在我們上週末剛剛提到的有關首次購房者激勵的採訪之前,如果首次購房者打算建造,則可獲得約55,000美元的資金。因此,我認為下個月應該為整個市場帶來良好和積極的影響。

Darren :太好了。嗯,我認為很多房地產市場都在這樣做。我已經採訪了幾位專家,他們還說,政府真的在盡力提供幫助,因為,您知道,法律市場正在經歷衰退,不確定性之類的事情。因此,聽到您的來信,以了解南部發生的事情真是太棒了。還有更多從您身邊對吧?所以我知道,就像您知道的那樣,您是從房地產行業的銷售方開始的。您如何進入房地產媒體領域?

Prash:好的。因此,作為我的前兩年,Darren 。我最大的挑戰之一是信譽。如您所知,在房地產遊戲中,這全都代表一個人的資產。在我正在處理的領域中,我在您的750到150萬之間工作,並擁有漂亮的人物住宅。我意識到的一件事是,媒體經常刻畫房地產的負面影響,顯然是歌劇本身。正如我前面提到的,我真正熱衷的事情之一是電影和媒體的力量,這是展示特定行業的真相。如果我能從同行,行業同行的角度證明這一點,那為什麼不呢?因此,我創建了房地產時間,以消除市場上的廢話,並展示真正發生的事情。多年來,這種情況一直在增長。我開始成為一家媒體公司,為我的物業製作視頻,并快速製作一分鐘或兩分鐘的有關生活方式周圍物業的視頻。我認為,這是表明傾聽的一種非常重要的方法節目,傾聽雖然財產可以增加你的財富,但它也是一種生活方式。這就是擴展的產生方式。創建房地產時間,因為它融合了我的兩種激情,所以我一直很享受。

Darren :很好。是的,所以當我遇見你時,對,我調查了你的內容。哇,我覺得素質很高。但是顯然,我認為你制造的某些內容實際上是非常非常非常了解,DIY和很多事情都非常簡單。但是,我的意思是,除了制造之外,對嗎?我正在為此進行工作,就像我在家中所做的設置一樣。不是完善,但是我認為人們只是在乎內容。你想要做的是描繪一種文化,因為房地產不僅是數字,它是是人們與空間互動,很顯然,我對整個領域都非常感動,所以,我敢肯定,但是你知道我們可以花很多時間。因此,既然可以肯定你嘗試了不同的故事風格,例如講故事的風格和你真正擅長的內容是你的受眾最喜歡哪種類型的格式和內容?你為什麼會這樣呢?

Prash:我認為我們要針對我們的內容做的一件事情是在60到90秒內總結我們的價值觀或我們想要的內容或我們想要描繪的信息。如您所知,社交媒體的關注範圍很短。而且,如果您能在60到90秒鐘內傳達您的信息,並且我想我的許多客戶和聽眾對我所說的那樣一直都做出了很好的回應,那麼我可以講幾個小時然後會盡可能的好。

如果我可以在60秒內總結自己的內容,那麼我已經成功做到了。我的做法是非常簡單的介紹,有三點消息摘要,所以最近三年來我一直在做可變的事情。真的把沒有興趣的觀眾

變成了熱情的觀眾他們將我視為我在視頻上的樣子,我本人也一樣。我認為那是很多專業人士無法來的地方跨越真實性線。因為如果你是真實的,如果你是真實的,那麼你發自內心地說話,而當你發自內心地說話時,激情就在流動。那就是我認為真正的地方建立跨媒體力量的連接。

Darren :我明白了。因此,當我觀看你的內容時,在Real Estate Times,你所涉及的不只是房地產。顯然,我們剛才談到了文化和所有方面,但是當你精心製作旅程和系列等等?

Prash:確實,老實說,我職業生涯的最後三年和五年是一個成長過程,導致我成長,成為我​​今天的人。我一直想做的而不是傳教的一件事就是分享我的經驗,而這正是我在做的事情。所以我分享我的經驗。在過去的五年中,無論是通過學習真正的業務,還是通過我正在使用的應用程序,或者是在我的人工智能 項目中,還是正在發生的事情,我的房地產社區,如果我可以與朋友和客戶分享這一點,那麼對我來說,這就是我的身份的延伸。如果這是我業務中遇到的問題,那麼我相信你將是描繪我經營業務的絕佳方式。再說一次,回到真實性吧?我想傳講房地產我會盡一切可能。你知道,這不只是我的目的,而是分享我的學習知識,並通過鍛煉頭腦和我的心身,無論是經商,學習或社區支持。我相信它將所有事物聯繫在一起,形成一個我自己的人我們的最終客戶也應從中受益。

Darren :太好了。那很棒。我想我想盡快進入AI,因為這顯然是我想向您詢問的更多信息。這是我還在學習的東西。我確實想稍後再問一些有關一切如何联系在一起的問題。所以在那之前,對,因為就像我們倆都知道房地產專家,網路達人,專業人士,例如任何行話都可以用來分類的人,這些人使用大量的社交媒體來展示他們的信息。然後,從你的觀點或你真正接近的觀點來看,它是如何變化的?根據這些平台,你知道,例如在一年中以及你的方法如何變化隨著時間的推移而發展?

Prash:好的。當然。而且我認為,這是社交媒體面臨的最大問題,因為過去五年來出現了許多情況,出現了許多平台,我們發現很難選擇一個,這是我對所有專業人員的建議,請選擇一個重新適應。對我來說,它是Instagram和Facebook。所以Instagram,正如您所知,我很忙,Darren,使用。簡單。只是要確保你的消息能夠通過。所以要對你誠摯,這是我對自己的尊重。這個想法是一致性,對嗎?如果你認為自己無法保持一致性,那就只選一個對此感到滿意並繼續進行。所以我相信這是你的聽眾所在。如果你認為LinkedIn是適合你,專業人士的地方,那麼在LinkedIn上吸引觀眾。如果你認為Instagram是其中一個,那就繼續吧。但是,我從Gary Vaynerchu 那裡得到了提示。他說的一件事是創建視頻支柱內容。如果你有一個主要內容,例如兩分鐘的視頻,可以放到YouTube上,然後放到Facebook上,則可以它的摘要,例如30秒摘要,60秒摘要,你可以將其放入LinkedIn和Instagram。因此,它了解你的流程以及利用一種對你內容有影響力的平台。

Darren:如果Gary Vaynerchuk這樣說,那麼你就必須堅持下去,因為他是那個人的強項. 是的。我的意思是很好。似乎我們有和我們一樣聆聽和學習的那種人。所以什麼時候我把整個採訪和你一起包裹了,我有很多問題,因為我認為你真的很多元化。不僅如此,你還知道自己是一位出色的講故事的人,但似乎從一開始就已經做好了準備,你正在做賣方幫助你認識的客戶,將不同的點連接在一起,然後你就獲得了財產與技術,所以很複雜,因為我也在努力。你知道,這很不容易,很陌生。你在房地產領域的最前沿,我稱這為房地產行業的新時代。你如何看待房地產媒體的未來,技術如何 人工智能,使整個行業受益嗎?

Prash:好的。我認為我是從象限的角度看待Darren 的。這個想法很簡單。我們希望使我們的最終客戶受益。

在這種情況下,既有購買又有賣方,IBM管理由現實世界資產支持的資產。 Ideas財產是財富增長的未來。我的媒體是關於酒店的前台。技術是關於系統的,而我的銷售是它的交易要素。這就是所有三個連接的方式。媒體回答您的問題的未來,我認為這就是我們前面提到的社交媒體本身,因為人們對此的關注度逐年降低,而且一切都掌握在我們手中,您知道,平台就在我們手中知道,我們的手機,那麼這就是我們應該吸引價值,價值鏈提供商(例如您的社交媒體)的地方,因此視頻將是您前進的最佳方式。我認為媒體的未來在於社交媒體本身,而這正是我們一直關注的重點。有了技術,該系統就可以進入您預測房地產將發展的位置。因此,我想說的是對我們的最終客戶有利的任何內容,以及可以進行自動化和外包的所有內容。那就是我們關注的重點。對。這就是我們的機器學習發揮作用的方式。因此,借助技術和人工智能,我們的想法是確保我們的最終客戶輕鬆自如。

Darren :太好了。我認為我可能不得不從您那裡偷走一些電話,因為我很難告訴別人發生了什麼事。

Prash:核核心是這三個。始終是我們最終客戶的利益。對我們來說這是一場漫長的比賽,對吧,Darren ?我們總是得到房。一年,兩年的事情,如果把它放在十年計劃的角度,那麼一切都應該落實到位。

Darren :希望那是一件事情-顯然我們是創始人。我們每天都這樣想。但您知道,這是一段艱辛,艱辛的旅程,但在此之前,是因為您知道一些問題,他們在與您交談,我想知道您對利用社交媒體進行投資的投資者的看法了解有關投資的信息,了解適當的人如何做出更明智的決定,他們可以信任的人以及一切。但是在一切都對之前,我必須要問你一件事,因為當我遇到你時,你談到了Rexy,人工智能,Rexy AI,在一切出現之前,我想問你這個問題,因為我似乎有點我真的很好奇。那麼,一切如何導致Rexy AI?您可能會進一步解釋它的作用以及整個項目的願景嗎?

Prash:絕對。所以我將從雷克西開始。 Rexy這個詞代表房地產。因此,r-e房地產的DNA,x-y是房地產的DNA,其思想可以追溯到有關協作的基礎知識。看到,我相信,在購買房地產時,整個交易在購買過程中有很多方面,從購買過程的A到Z,通常是推銷員落入僅代表資產要素的位置。這樣,您便有了自己的代理人,財務人員,所涉及的行業。 Rexy的想法是我們是由無限的人工智能力量驅動的代理商,經紀人和交易社區。現在,有關AI的地方就是我們正在收集的數據。在基本交易中,我們了解到購買者購買了房屋,並有可能在未來五到七年內將其轉售。那是澳大利亞的平均值。首先了解旅程,這反過來告訴我們他們的購買行為,應該可以幫助我們預測他們在五到七年內的處境。因此,我們社區的目標是能夠在整個旅程中為他們提供服務,而不僅僅是一名地產代理,但實際上是一名專注於人際關係的地產代理商。這就是Rexy AI最初的形成方式;我們的願景是擁有就位。但是社區的本質是協作,這是我看到AI的未來的地方,Darren。現在,我們相信的一件事是,如今,人工智能已被視為太空競賽,世界各地的國家都在爭奪誰可以構成最好的人工智能。最好的解決方案之一就是協作。我們知道,目前大約有16至18個國家/地區正在製作Covid疫苗,這是一個快速的例子,正推動著疫苗的研發,他們正在通過資源的合作來實現這一目標或基於他們獲得的知識。因此,只要在一個國家中獲得某種東西,並且在創建它的其他國家之間共享它,就可以了。那是我看到它的未來的地方。因此,除了成為一個競爭性行業之外,正如房地產通常以自動化,計算機的未來而聞名,協作是前進的道路。

那就是我真正的立場。那就是我們試圖創造的本質。最終,這是為最終客戶創造價值的地方。我的目標是,能夠與行業內的同行合作,而不是為了最終客戶的利益而競爭。因此,現在,這一切都與收集數據和了解流程有關。沒有數據,就沒有機器學習。眾所周知,機器學習分為兩個地方:機器人技術和預測分析。我們的系統全都涉及預測分析,以及我們如何才能預測交易的未來。

Darren :我明白了。那是一個非常雄心勃勃的願景,同時也有很多平台如雨後春筍般冒出來,今天早上我看到有兩個平台在籌集資金進入香港,你知道,我在香港,而且就像,有這麼多不同的平台似乎就像你知道的我不會說一場戰鬥,這更像是很多人進入這市場並為此感到興奮。因此,從你的角度來看,對嗎?當有太多不同的選擇,例如房地產像澳洲這樣的平台,我想有很多。你如何看待房地產平台或整個行業的未來?

Prash:是的,我認為你正在創建他們的Denzity是一個了不起的例子。因此,回答你的問題,因為這是關於該行業的專家,第一,該行業的經驗以及提供幫助的熱情是關鍵,對吧?因為我相信那是未來,因為你可以進入該行業並有遠見或有創造多個收入來源的目標,這很有可能。但是如果你的視野在於幫助行業的未來,那就是我所認為的優勢所在,在這個地方,我們的公眾或我們的最終客戶可以找到專家,他們是第一,提供真正價值的第二,第三,具有合作精神,應該是前進的道路。那就是我個人所信任的人,直到一天結束時,如果我在一個平台上看到你,並且你在那里共享信息,從而為那麼,我相信你並不在意自己。在未來,這將完全分離人的觸感和計算元素。就像你們我都知道的那樣,每個行業都將在自動化方面發生變化。因此,任何人都可以單擊按鈕,而不是拿起電話。因此,我們的目標是成為該交易的第一名,並成為值得信賴的顧問。因此,一個包含所有組合(即 Denzity )的平台應該是未來。

Darren :那很討人喜歡。很受寵若驚。如果將來我想竊取一些台詞,如果下次需要籌集資金,我將從中竊取一些台詞,就像嘿“這次採訪的消息來源”。謝謝。很客氣。謝謝,我真的希望像我們雙方都在努力,甚至希望就個人而言,我真的要感謝你,因為我們至少彼此團結一致,因為這就是我們的信念,你知道,這就是幫助行業。因此,很明顯,聽眾可能會對了解房地產,數字化,他們的財產標籤或AI以及其他所有東西感興趣,因此,某些聽眾可能就是投資者。因此,從您的角度來看,我真的很想知道您已經在社交媒體領域和媒體領域呆了足夠長的時間了,投資者在消費了這類真實資產後又該如何謹慎或意識到?房地產媒體。我的意思是,還要補充一件事,對了,您知道媒體很棒。但是,注定會有壞人,注定會有一些本不該成為好人的人。因此,我想知道您對此觀點的看法,即使我自己對此也感到好奇。

Prash:是的,我想第一件事就是你是對的。有很多新聞沒有刪減。我就是這樣說的。就是說,早上看新聞是第一件事,對,我們要做的第一件事是使用脂肪來減少脂肪,消除負面影響,並試圖了解世界上正在發生的事情。我認為所有在那裡的投資者都應該了解他們正在閱讀的新聞的來源。那是第一。而且知道並非每個新聞媒體都可以傳播正確和真實的新聞。每個人都有一個議程。因此,了解我猜該在哪裡,誰擁有這家媒體公司以及他們為公司運營的議程非常重要。我之前提到過我之所以進入房地產時代的原因是為了消除廢話,我的意思是正確的。了解誰在運行它,他們代表什麼,他們的原則以及他們如何傳遞新聞是非常非常重要的。因此,我說,對所有投資者而言,對我所有的客戶來說,沒錯,閱讀這篇文章是公平而良好的,但要了解其出處,了解其來歷,並總是會提出第二意見。所以這將是我最好的建議。我對我的朋友和家人說。所以我也要對我的客戶說。

Darren :嗯。是的總結得非常好,因為這是業界討論的重點。而且我想,您知道,不想讓老一代人成為一名好球員,這只是因為回到過去,沒有太多方法可以了解正在發生的事情。然後在香港,例如,人們犯下了許多這類騙局或錯誤,然後又使整個行業變成了我之前在視頻中所說的整個行業,它們使它們聽起來像是一個非常糟糕的行業,等等。上。因此,很高興收到您的來信,因為有時當我將這一概念告訴人們時,每個人都像我們在談論房地產行業中的媒體部門一樣,效率很高。你知道嗎,我當時的一切都不是,不是。您不知道有多少人不知道或缺少什麼。而且,您不能只聽一篇文章說:“哦,這正是我要做的。x-y-z。”因此,我認為這是結束整個採訪的一種很好的方法。但是,在您出發之前,您想讓觀眾欣賞這部影片嗎?

Prash:好的。好吧,我要說的一件事是,歸根結底,要始終看待未來,了解未來的增長。如果您正在投資房地產,那麼請看接下來的五到七年,如果您也正在研究房地產技術並往回走,那就在那條線中找到自己的舒適區吧行業。並與專家(即您自己的Darren )聯繫,因為最終,我們將在這里為您提供幫助。自從我在香港認識您以來,您就知道您是否正在重新構建自己的東西。我的熱情是,真誠地掌握這種才智,這將成為您的原則和業務的一部分。這就是我的終極收穫。閱讀相機背後的人員,確保您了解原理,並且知道要與誰合作。也要透明。您和我都知道區塊鏈的未來帶給我們什麼。那裡將有一切。因此,隨著人工智能,物聯網和區塊鏈技術的出現,我認為媒體中的虛假行為將大大減少。人們將受到同行的評審,而技術帶給我們的地方,只有合適的人領導它,它才能變得更好。

Darren :是的,我認為這是讓聽眾了解未來情況以及諸如此類的好方法。我覺得我們可以再談論三個,四個小時。顯然,對於我們來說,我們確實計劃-如果整個見解系列都不錯,人們喜歡它,我們希望做一些更具體的事情。它可以是房地產技術,也可以是媒體本身,更具體一些。因此,作為過渡,正確的是,如果聽眾想了解更多關於您的信息或想要了解更多關於您的作品的信息,那麼您建議他們通過哪些方式與他們聯繫。

Prash:很棒,可以用三種形式來做到。第一,請訪問網站。因此,這是一個realestate.com.au。還要與我的Instagram @therealestatetimesTV。另外,您可以在LinkedIn上與我聯繫,我叫Prash Nayar,非常樂意以任何方式為您提供幫助。同樣,我們專注於西澳大利亞州,但我們在澳大利亞也有代理商。因此,我們的想法是,您想在我們國家的任何部分進行投資,我們隨時為您提供幫助,您可以通過這三種形式與我們聯繫。

Darren :太好了,很明顯,我會在整個視頻說明中將所有內容都包括在表演說明中。我只想對您的寶貴時間表示感謝,這實際上是一個爆炸,我真的很想在以後與您進一步談談。

Prash:期待我們的下一次聊天Darren。謝謝

Darren :謝謝。感謝您的加入,下次再與您聯繫。謝謝。

Prash:聽起來不錯。照顧我的朋友。

Darren :你也是。再見

Denzity Insights Transcript: Chinese Real Estate Market Under COVID-19 with Alicia Mou

Chinese Real Estate Market Under COVID-19 with Alicia Mou

Chinese Real Estate Market Under COVID-19 with Alicia Mou | Denzity Insights

Connect with Alicia Mou:

LinkedIn: https://hk.linkedin.com/in/aliciamou

Real estate is not only one of the most important sectors of economy, but it also plays a crucial role in our lives. COVID-19 has put a break on many countries’ real estate industry. 

In today’s episode, alongside Alicia Mou, we explore the effect of the global pandemic on Chinese real estate market and more.

  • How did COVID-19 have any impact on the Greater Bay Area real estate market?
  • What measures did the PRC government take?
  • Has there been any changes in the overall market price?
  • What should you look out for as a foreign investor?
  • What alternatives are being utilized because of the travel restrictions?

As it can be difficult to catch some minor errors, transcripts may contain a few typos or inaccuracies.

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Alright, let’s get back to the transcript of the show. Enjoy!

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Darren Wong: So hey, Alicia, thanks for joining in. 

Alicia Mou: Hi, Darren. 

Darren: Hey. So thanks for joining the show. And then First of all, please it’d be great if you could introduce yourself to the audience.

Alicia: Sure. Hi, everyone. My name is Alicia. I am the senior legal counsel at import Anna, and also the head of governance and also one of the cofounders of Prop tech Institute. So InfraRed NF is a joint venture real estate private equity fund between InfraRed Capital Partners, which is formerly HSBC specialist investments, and for Vervain resources, which was formerly an app in China. So our focus is on mezzanine financing and also value add investing in Greater China. So born and raised in Hong Kong, Real Estate has always been a very big part of my life and career. So prior to joining InfraRed NF, I was a solicitor at Woo Kwan Lee & Lo where I worked closely with many prominent Hong Kong based real estate developers, such as Cheung Kong Hutchison in their restructuring, and also New World in their privatization of New World China land.

Darren: Actually now think on it, I have known you for so long, almost like 10 years now. This is a really impressive list of things you have done already. Wow. That made me kind of insecure about my own career. But then this is exciting because like, I’ve always wanted to know about Chinese real estate. So we have talked about this before is that like, you know, you’re just someone that’s really close in the market. So it’d be great to have your one two and then tell the audience more about what’s going on and then something that they should be aware of? So the first question I have is that so something that even I don’t understand, really, for Chinese real estate markets, right? There is different zoning, what does that even mean?

Alicia: Sure, actually, this is a really big theme, and the Chinese real estate market in these past few years. And this is the concept of mega city clusters, or sometimes called mega hubs. This is typically defined as a group of two or more adjacent metropolitan cities. And a well known example to many of our Hong Kong viewers would probably be the Pearl River Delta greater Bay Area, which Hong Kong is a part of. The other city clusters that people may have heard of is the jjj (jing-jin-Ji), a bit of a mouthful out there, which is the bay bay region, so the northern part of China, the Yangtze River Delta, so that’s basically Shanghai and the surrounding region. And maybe less well known as the western parts, doesn’t have a very fancy name coining it yet, but sometimes people refer to the CC like Chongqing and Chengdu, which are the anchor cities of the western part of China. And also the central part of China with Wuhan actually as its core.

So it is particularly interesting, actually, when you look at China at night on a NASA satellite map, you see the city clusters I mentioned just now are the ones that shine the most brightly at night. So meaning they’re the most active cities, despite already after office hours time, so they’re the most active cities. So sometimes in terms of investment thesis, our focus is definitely on these mega city clusters. And we sometimes say we’re chasing the stars.

Darren: That’s cool. I hope I can find that.

Alicia: So actually, I just want to build on to that. I think the investing in these mega city clusters would continue to grow. And the really recent, the two sessions held in Beijing the “Lianghui,” it was announced that the PRC government will continue to drive, and leverage the role of these leading cities and city clusters and driving the overall development of the PRC economy and also driving urbanization. And from that increasing employment and also economic growth. And because this theme is continually mentioned, I really do believe that this theme urbanization and investing in Mega city clusters will continue to be a driving force in the Chinese real estate market.

Darren: That’s good. That’s very informative, because I get there’s a lot of things going on. So it was something that I was curious about too, because we’re in Hong Kong, and we’ve heard a lot of things about the greater Bay Area, and in the future, the potential of it. So I kind of want to pick your brain about like— what do you think of the real estate market for the greater Bay Area? And also, do you think it’s like, too early, is it too overly dramatic? And what are the activities like at the moment?

Alicia: Well, definitely, there’s a lot of interest surrounding the greater Bay Area. I think in particular, people based in Hong Kong were particularly interested in seeing how we could gain exposure to the Chinese real estate market in somewhat more familiar areas, because it’s a bit closer to us. So um, well definitely for our companies and areas that we are actively looking into. And we actually see a lot of activities there already. Whether one of them is tuition or even from private buyers. So off the 11 cities that’s from part of the greater Bay Area, I think, definitely Shenzhen is the hottest and I think the city that most investors would feel most comfortable with being a tier one city, and with also a lot of growth. In fact, this may be a surprise, but despite the COVID-19 situation, in April, the residential prices in Shenzhen continue to hike up by 10%

Darren: Wow. 10% Really?

Alicia: Yeah, yeah. So you would imagine like everything would haul or slow down or plummet with the COVID-19 situation in China, but I think in core tier one cities, the growth is so strong the demand is still there. But other cities that I think investors are also actively looking into would be Foshan, Zhongshan, and Zhuhai. I think these are all very familiar names with Hong Kong investors. And what particularly drives interest and also, on course, this whole developments of the greater Bay Area is infrastructure. So you notice all the cities I mentioned just now they’re very well connected to one another, especially connected to the stronger, higher tier cities like Shenzhen, whether by high speed rail or other railways, bridges, whatnot, and the continued growth of these infrastructures. I think these are the kind of the fundamentals that’s really popping the growth of the greater Bay. area, and I personally feel quite optimistic about the growth of this adequate area.

Darren: That’s cool. So going back a little bit to when you said something that in my mind was like, is Shenzhen having a 10% increase? Does that mean the asking price went up to 10% or the transaction went up by 10%?I just want to make sure I remember that.

Alicia: From my understanding it’s more B, I think it’s the overall market price. Partially apart from the I think demand is one thing, but also it’s actually slightly influenced by government policy. Because of the COVID-19 situation, as you may know, the government is unleashing a lot of measures to help many sectors of the economy, including developers, and there’s a bit of speculation there, where people think that “Oh, once these policies are in place, the price would spike even more.” And so it just kind of drove up the prices.

Darren: That’s crazy for someone who doesn’t understand Chinese real estate and understands real estate in a way. That’s crazy. That’s impressive. So speaking of virus, right, as you mentioned just now, how does the virus really affect the Chinese real estate market? And I know that that’s something that a lot of people talk about. But I want to know, like your point of view on that too.

Alicia: Sure. Well, definitely the COVID-19 situation was a shock to everyone. And, of course, China was at the epicenter of this at the very beginning of the global pandemic, and it has been severely impacted. So, one thing that I heard recently that I really like, and I think is applicable to these times is “the only certainty is uncertainty.” And even in the two sessions that I mentioned just now, China, the government has said that they won’t be setting GDP targets this year, which is the first time that the government has done so since 1990. 

Of course, this is a period of great uncertainty for everyone and also especially Chinese market. In my experience, the activity restrictions and also the market sentiment in the earlier phase of the pandemic meant that the sales have slowed down, construction of progress of projects have almost halted. And even a lot of your resources are restricted to working from home but actually not a lot of companies, or at least at all levels of the company, have very sophisticated IP infrastructure. So in our experience, in dealing with PRC developers, we do find that we just can’t reach the guys on the ground or etc. We can only reach management. 

So I think overall, there’s definitely a lot of impact on the Chinese real estate market here. And not only the operation perspective, but also the outbreak and also the shutdown has placed immense pressure on the real estate developers’ cash flows and their ability to practice operations. This is largely due to the slowdown in sales and also delays in obtaining permits from the government. But state support has played a very important role in averting an immediate crash of these developers. 

Basically, the government has told all the local, state bank lenders to support businesses and help them and we have a lot of the developers are actually able to get extensions on loans, and also even press waivers. So for offshore lenders like ourselves, From discussions with our peers and also advisors, we find that not a lot of lenders are actually calling loans and like grabbing assets but rather they take a wait and see approach and how to take a more supportive and just have helping kind of roll out with their counterparties.

Darren: I see. Wow. So since then right, how has the Chinese real estate market been recovered since the virus situation being under control so far.

Alicia: Yep. Well, activities have begun to pick up and I see some residential sales flowing in and as I mentioned, just now the prices in Shenzhen are like crazy given all the circumstances, of course, but all our activities definitely have not fully recovered to pre virus pace but we still, we still see things picking up from our personal experience like for example local blog real estate type of transactions, we see site visits come in. So local potential buyers and sellers, they’re happy to meet and all that. But I guess for foreign investors, there’s still the travel restrictions. And I guess there’s a bit of worry about traveling so there’s less. So like for them, it’d be harder to contact on site dB. But then I think people are looking around this, for example, by doing video tours. So really, you could help in this respect to and in terms of prices, generally stable, if not growing. So, this is how we see, how the market has recovered recently.

Darren: Okay, wow. What do you see as a more long term impact of the virus situation?

Alicia: Yeah, well, I personally think that the COVID-19 situation will accelerate sector consolidation. Worry will become more of a, like a survival of the fittest. With higher quality and well established companies, developers being able to weather the storm, whereas the smaller players in the market may not be able to make it or get eaten up by the bigger players. Because I think the bigger players generally have better credibility. And also, they buy their power banks in terms of their lending, whereas these smaller guys, they’ve always struggled already, they’re already the banks don’t really like to lend to them so they often have to resort to financing by trust companies or other non banking sources and they’re paying in capital cost at like 8% to 15%. And with this crunch in the market, generally from the lending side of things, and also the cash flow, we probably would think that the bigger players would find this as an open opportunity to consolidate and take over some of the land banks from these smaller guys and really, you could see this sector consolidating. So I think the wheels of motion have already been set in place prior to the COVID-19 situation. But this virus really just increased that pace of the winds of evolution of the market.

Darren: I see. So what if smaller guys like me, you know, still brave enough to go into the Chinese real estate markets, what are some things to be aware, you know, like people like me like, or other investors I tend to make when investing in Chinese market.

Alicia: Yeah, I think for foreign investors, the first thing would be repatriation, you need to think about what currency are you investing into China? Are you for example, using US dollars, Hong Kong dollars? So for us, as an US dollar investor we always use an offer transaction structure. So, for example, when we buy a property, we would buy it through an offshore company rather than say buying an asset or buying a PRC holding company or for a lending business, we also always lend to an offshore entity like a Hong Kong company or BVI or Cayman company, which ultimately have presence in the PRC through its subsidiaries. So, yeah this is something that we’re very careful of. So if you’re a foreign investor, I think this is one of the big things that you need to be aware of.

Darren: Hmm, okay. So, are there any tips or tricks that you could share with our audience in terms of doing property sales and purchase in China because I think I remember this is something that you work really closely with in your company. So it would be great to have your insights on that.

Alicia: Sure, in terms of acquiring a property, the biggest thing you need to be aware of is title. So for what you have in mind for the property, make sure you have the right title for it, for example, if you want to make it a hotel, then make sure it has the hotel title or it has commercial title, or if it’s an office, make sure it has a commercial title, etc. So this is the first thing that you need to check. And the other thing I think you need to— oh and in relation to title is that if you think that you need to convert the title, you may need to make sure you have local counterparties that have the experience of taking up title conversion in that are  area, because they would have experience with dealing with the local officials there and their processes. And this is something that’s very important. So you need to be aware of that. 

As a seller, what you really care about is that the buyer pays you right, so I think the general I guess tip, is to make sure you get the buyer to show you a funds proof or even better is to get them to pay you in earnest money. So in Chinese it’s “____”so like get them involved and then make them put a commitment to it. I think this is not just China, I think it’s something universal, but it’s what I see a lot in our Chinese deals.

And whether you’re a buyer or seller, you would definitely want to do counterparty due diligence to make sure you’re not dealing with a fraudulent party. And I think maybe for companies, you would also have a part of compliance and the whole governance process. I think one thing that I found useful in doing deals in China is an app called Tianyancha. So this app would give you a brief overview of a company, director or shareholder or individuals— some basic information, especially whether this person has some lawsuits or blacklisted, for example, the (失信被執行人名單). For example, if they have some credibility issues. I think this would be an initial gloss of like, who this kind of party is, and if we want to dig deeper. But I think ultimately, of course, the best thing is to hire a third party investigator to look into this. There are a lot of companies that do these things but I think as a first step Tianyancha app is quite a useful app that we use.

Darren: Yeah, so is Tianyancha accessible for anyone because it seems like an universal credit score kind of checking then. Am I correct? for Chinese?

Alicia: Yeah, you can just download it off the App Store. Yeah it’s very easy, and I think you pay a very small fee if you want to access more information. But otherwise, I think just basic information is pretty much for free. I think one thing I would like to add is that in our experience, sometimes a lot of counterparties if they want to hide the ultimate beneficial owner, they would do so through a very complicated web of shareholdings and also nominees, like in Chinese authority. So that’s when ultimately, you want to find a third party investigator firm to look into this for you.

Darren: Hmm, I see. It seems like we’re doing advertising for the app. I think we should have some advertising fee for that. Well, so because like, obviously, like we’ve known each other for a long time, I kind of want the audience to know your background, because talking about due diligence is your background coming up to what you do right now. I think it’s all linked together. So it’d be great to tell the audience more about your role in the firm and what does is it like to be in your role?

Alicia: Sure. Well, as I mentioned, I’m the senior legal counsel at InfraRed NF. So my role is really to provide legal coverage to the full lifecycle of transactions from the deal origination to negotiation and execution, and also an asset management type of work.

Apart from the transaction specific, my role is also quite broad in a sense that also looks internally so from the fund establishment, from corporate to corporate governance and to compliance I also look into those as well.

Darren: I see. So how’s it like from serving other professional real estate firms from the outside to working at one in the moment? How do you feel? What’s something that if someone for example, someone that looked at this and went like “hey, I kind of want to get into your role. How’s it like? I just want to know.

Alicia:Well, I think definitely being in the real estate firm brings me much closer to the deal making process, which is something that I really, really enjoy. And also you get to appreciate more of the nuances of the commercial dynamics and also bring it closer to the market. And I think this for me has been a very fruitful experience. I think when I was in private practice, my main clients are a lot of big Hong Kong developers as I mentioned. So back then I served a lot of companies apart from real estate transaction needs, also capital market transactions. So why is it now that I’m in a private equity fund? Well, the type of transactions are slightly different in a sense and for me, especially the debt side is something that was new. So overall, I think it also brought me to a different spectrum of real estate and the type of companies that there are in this field. But overall it was very interesting. And I really enjoyed my current role.

Darren: That’s great, that’s great. Have your experience, working in the professional real estate firm, made you change the way you look at real estate? 

Alicia: Not really, in a sense that one thing that attracted me to a real estate is that no matter how our needs as human beings change, whether we move to co working, co living, or working from home, I think as a human being, at least for the foreseeable future, we definitely need roofs over our head. So I think that sense, you always need real estate, and which in turn means that there will always be demand for this product, no matter how it develops, and transforms. And I think being from a law firm to a real estate firm didn’t really change that view for me. But being in the real estate firm means I’m much closer to the market than being the legal services provider. So which is a personal growth and personal professional development that I really appreciate.

Darren: That’s good. I remember a while at the property tech prop tech institute a video that we did with a brand consultant Tracy Ho. And she said that one thing people keep forgetting is that real estate is something that’s so close to our daily life. I mean, literally, we live in one, we interact with one. People forget how emotional it is. And he keep forgetting the industry because a lot of times we just see it as like stocks here and there. Back and forth. Trade, it’s yours now, it’s the other persons now. So when you talk about your thoughts about it, it reminded me of that moment as well. It’s kind of cool. Yeah. So what kind of take away would you like the audience to have from this video?

Alicia: In terms of takeaways, I think, um, well, let’s talk about the market side first. So I personally think that mega hubs would continue to be a key investment theme in the Chinese real estate market. And in terms of the COVID-19 situation, this has significantly impacted the Chinese real estate market, but it’s looking like it’s recovering. And from a long term perspective, perhaps it will accelerate the consolidation of the market. And in terms of tips and tricks for investing in China, for foreign investors, repatriation is a key risk that you should look into. And always be careful who your counterparty is, and be careful of your land title. And with a fear of this sounding more and more like an add for Tianyancha, you can use Tianyancha as an initial step of counterparty due diligence.

Darren: Tianyancha if you hear it, please give us advertising cost, that’d be great. Actually, um, I mean, like, I actually have so many things I want to ask you and I thought maybe next time we will have like a long discussion or mezzanine loan because something that a lot people don’t understand is why would real estate needs like different types of loan, and even our side projects project prop tech Institute I want to talk more about that next time. And something before that, if people want to reach out to you to find and talk to you more about real estate or you know about this whole industry and so on, how would you suggest people to find out more about you and talk to you about it?

Alicia: They can just give me a message over LinkedIn and Darren, if maybe you could share the link to my LinkedIn

Darren: Sure, that’d be great. Yeah, I really want you to join next time again, because I think just now like even for the first like 10 minutes I got so much out of it. Like wow, this is something that we wish at Denzity insights where everyone could share ideas. We just want to know what’s the best investment or best kind of insights out there. So I really want to say thank you folks for joining in. And I hope the audience took a lot out of this.

Alicia: Thank you Darren. Thanks for having me. 

Darren: All right, until next time then. I’ll see you next time. Thank you.

Alicia: See you next time! Bye.

===

Darren :嘿,Alicia,感謝您的加入。

Alicia Mou:嗨,Darren 。

Darren :嘿。因此,感謝您參加演出。然後,首先,如果您能向觀眾介紹自己,那就太好了。

Alicia:好的。嗨,大家好。我叫Alicia。我是import Anna的高級法律顧問,還是治理負責人,還是Prop技術學院的聯合創始人之一。因此,InfraRed NF是InfraRed Capital Partners和Vervain Resources的合資房地產房地產私募基金,InfraRed Capital Partners是前HSBC的專業投資,而Vervain資源以前是在中國的應用程序。因此,我們的重點是夾層融資以及大中華區的增值投資。房地產在香港出生並長大,一直是我生活和事業的重要組成部分。因此,在加入InfraRed NF之前,我曾在Woo Kwan Lee&Lo擔任律師,在那裡我與許多香港著名房地產開發商(例如長江實業和記黃埔重組)以及New World私有化New World進行了密切合作。中國土地。

Darren :實際上,我已經認識你很久了,差不多十年前。這是您已經完成的事情的令人印象深刻的清單。哇。這使我對自己的職業感到不安全。但這令人興奮,因為就像我一直想了解中國房地產一樣。因此,我們之前談論過的是,您只是一個真正接近市場的人。因此,擁有兩個孩子,然後告訴聽眾更多有關正在發生的事情以及他們應該注意的事情,將是很棒的。所以我要問的第一個問題是,對於中國房地產市場,我什至不了解,對嗎?有不同的分區,這甚至意味著什麼?

Alicia:當然,這確實是一個非常重要的主題,這是過去幾年中的中國房地產市場。這就是巨型城市群的概念,有時也稱為巨型樞紐。通常將其定義為一組兩個或多個相鄰的大城市。對於我們許多香港觀眾來說,眾所周知的例子可能就是珠江三角洲大灣區,而香港是其中的一部分。人們可能聽說過的其他城市群是jjj(jing-jin-Ji),那裡有點大嘴,就是海灣地區,所以中國的北部地區是長江三角洲,所以基本上是上海及周邊地區。也許還不太為人所知的西部地區,但它的名字並沒有花哨的名字,但有時人們將CC稱為重慶和成都,這是中國西部的主要城市。也是以武漢為核心的中國中部地區。

因此,特別有趣的是,實際上,當您在美國國家航空航天局(NASA)衛星地圖上夜間觀察中國時,您會看到我剛才提到的城市群是夜間發光最亮的城市群。因此,這意味著它們是最活躍的城市,儘管已經在辦公時間以外,所以它們是最活躍的城市。因此,有時就投資論點而言,我們的重點肯定是這些巨型城市群。我們有時說我們在追星。

Darren :太酷了。我希望我能找到。

Alicia:實際上,我只是想在此基礎上繼續前進。我認為在這些巨型城市群中的投資將繼續增長。以及最近在北京舉行的兩屆會議“兩會”,宣布中國政府將繼續推動和利用這些主要城市和城市群的作用,並推動中國經濟的整體發展,以及推動城市化。從那增加的就業以及經濟增長中。而且由於這個主題不斷被提及,我確實相信這個主題的城市化和對巨型城市群的投資將繼續成為中國房地產市場的推動力。

Darren :很好。這非常有用,因為我知道有很多事情要做。因此,我也對此感到好奇,因為我們在香港,我們已經聽到了有關大灣區的很多事情,以及未來的潛力。因此,我有點想打動您的大腦-您如何看待大灣區的房地產市場?而且,您是否認為為時過早,是否太過戲劇化?現在的活動是怎樣的?

Alicia:好的,當然,大灣區周圍有很多利益。我認為,尤其是香港居民對看到我們如何在一些較為熟悉的領域接觸中國房地產市場特別感興趣,因為它離我們有點近。所以,對於我們正在積極研究的公司和領域,這無疑是很不錯的。實際上,我們已經看到了很多活動。其中之一是學費,甚至是私人購買者。因此,在大灣區部分地區的11個城市中,我認為深圳絕對是最熱的城市,我認為大多數投資者最願意成為一級城市並擁有大量增長的城市。實際上,這可能令人驚訝,但是儘管發生了COVID-19的情況,但在4月份,深圳的住宅價格仍繼續上漲10%

Darren :哇。 10%真的嗎?

Alicia:是的,是的。因此,您會想像,隨著中國COVID-19的出現,一切都會拖延,放緩或暴跌,但我認為在核心一線城市,增長是如此強勁,需求仍然存在。但是我認為投資者也積極研究的其他城市是佛山,中山和珠海。我認為這些都是香港投資者非常熟悉的名字。尤其是引起人們興趣的,當然還有大灣區的整個發展都是基礎設施。因此,您會注意到我剛才提到的所有城市之間都非常緊密地聯繫在一起,特別是與諸如深圳之類的更強大,更高層次的城市相連接,無論是通過高鐵還是其他鐵路,橋樑,其他方式,以及這些基礎設施。我認為這些是真正跳出大灣區增長的基本面。區域,我個人對這個適當區域的增長感到非常樂觀。

Darren :太酷了。那麼,回想一下您剛才所說的深圳會增加10%嗎?這是否意味著要價上漲了10%或交易上漲了10%?我只是想確保自己記得這一點。

Alicia:根據我的理解,它是B,我認為這是整體市場價格。我認為需求部分是一回事,但實際上受政府政策的影響很小。如您所知,由於COVID-19的情況,政府正在採取許多措施來幫助許多經濟領域,包括開發商,而且那裡有些猜測,人們認為,“哦,一旦這些政策到位後,價格將進一步飆升。”因此,這只是推高了價格。

Darren :對於那些不了解中國房地產並且以某種方式了解房地產的人來說,這太瘋狂了。太瘋狂了。這很讓人佩服。所以說到病毒,對,正如您剛才提到的,該病毒如何真正影響中國房地產市場?我知道很多人都在談論這一點。但是我也想知道,也喜歡您的觀點。

Alicia:好的。好吧,COVID-19的情況肯定令所有人震驚。當然,在全球大流行初期,中國就處於這一中心,並且受到了嚴重的影響。因此,我最近聽到的一件事我真的很喜歡,並且我認為適用於這些時代的事情是“唯一的確定性就是不確定性”。甚至在我剛才提到的兩屆會議上,中國政府都表示他們今年不會制定GDP目標,這是政府自1990年以來首次這樣做。

當然,對於每個人,尤其是中國市場來說,這是一個充滿不確定性的時期。以我的經驗,大流行初期的活動限制以及市場情緒意味著銷售放緩,項目進度的建設幾乎停止了。甚至您的很多資源都只能在家里工作,但實際上,不是很多公司,或者至少在公司的各個級別,都沒有非常複雜的IP基礎架構。因此,根據我們的經驗,在與中國開發商打交道時,我們確實發現我們根本無法接觸到當地人等。我們只能接觸到管理層。

因此,我認為總體而言,這裡的中國房地產市場肯定會受到很大影響。不僅從經營的角度來看,而且爆發和停產也給房地產開發商的現金流量和他們的實踐能力施加了巨大壓力。這在很大程度上是由於銷售放緩,以及從政府獲得許可證的延誤。但是國家支持在避免這些開發人員立即崩潰方面發揮了非常重要的作用。

基本上,政府已告知所有當地的州立銀行放款人以支持企業並為他們提供幫助,我們有很多開發商實際上能夠獲得貸款的延期,甚至免除新聞。因此,對於像我們這樣的離岸貸方,從與同行和顧問的討論中我們發現,並不是很多貸方實際上都在呼籲貸款並喜歡資產收購,而是他們採取了觀望的態度,以及如何採取更加支持和公正的態度。與交易對手一起推出有幫助。

Darren :我明白了。哇。所以從那時起,到目前為止,自病毒形勢得到控制以來,中國房地產市場如何恢復。

Alicia:是的。好吧,活動開始增多,正如我所提到的,我看到一些住宅銷售流入,當然,考慮到所有情況,目前深圳的房價簡直是瘋了,但我們的所有活動肯定還沒有完全恢復為病毒感染前的狀態。步伐,但是我們仍然會從個人經驗中發現事情,例如本地博客房地產類型的交易,我們看到了網站訪問。因此,潛在的本地買家和賣家,他們很高興見到這些。但是我想對於外國投資者來說,仍然存在旅行限制。而且我猜想對於旅行有些擔心,所以這裡的交通更少。因此,像他們一樣,在現場dB上很難聯繫。但是後來我認為人們正在例如通過視頻瀏覽來解決這個問題。因此,實際上,您可以在價格方面就價格方面提供幫助,如果價格不上漲,則價格通常會保持穩定。因此,這就是我們的看法,最近市場已經恢復。

Darren :好的,哇。您認為該病毒情況對長期影響如何?

Alicia:是的,我個人認為COVID-19的情況將加速行業整合。就像優勝劣汰一樣,憂慮也會越來越多。有了更高質量和信譽良好的公司,開發人員就能夠度過難關,而市場上較小的參與者可能無法做到,或者被較大的參與者吞噬。因為我認為更大的參與者通常具有更好的信譽。而且,他們以貸款的方式購買了電力銀行,而這些小傢伙們一直在掙扎,他們已經是銀行不願向他們藉錢的人,所以他們常常不得不依靠信託公司或其他非銀行來源,他們支付的資本成本約為8%至15%。鑑於市場的緊縮,通常是從貸款方面以及現金流方面,我們可能會認為較大的參與者會發現這是一個合併的機會,可以從較小的參與者那里合並並接管部分土地儲備。伙計們,實際上,您可以看到該行業正在整合。因此,我認為在COVID-19出現之前,已經設置好了運動輪。但是,這種病毒確實增加了市場發展的步伐。

Darren :我明白了。那麼,如果像我這樣的小傢伙們仍然足夠勇敢地進入中國房地產市場,那麼有什麼需要注意的事情,比如像我這樣的人,或者我傾向於投資的其他投資者,應該知道中國市場。

Alicia:是的,我認為對於外國投資者來說,第一件事就是遣送回國,您需要考慮您在中國投資哪種貨幣?例如,您使用美元,港元嗎?因此,對於我們來說,作為美元投資者,我們始終使用要約交易結構。因此,例如,當我們購買房地產時,我們會通過一家離岸公司購買它,而不是說購買資產或購買一家中國控股公司或從事貸款業務,我們也總是向香港公司等離岸實體貸款或英屬維爾京群島或開曼公司,最終通過其子公司在中國開展業務。所以,是的,這是我們非常小心的事情。因此,如果您是外國投資者,我認為這是您需要意識到的重要事情之一。

Darren :嗯,好的。因此,在中國進行房地產銷售和購買方面,您可以與聽眾分享任何技巧或竅門,因為我想我記得這與您在公司中緊密合作。因此,擁有您的見解將是很棒的。

Alicia:當然,就購置房產而言,您需要了解的最大事情就是所有權。因此,對於您要考慮的財產,請確保您擁有正確的名稱,例如,如果您想將其設置為酒店,請確保其具有酒店名稱或商業名稱,或者辦公室,請確保它具有商業名稱等。因此,這是您需要檢查的第一件事。我認為還需要做的另一件事-哦,與標題有關,如果您認為需要轉換標題,則可能需要確保您的本地交易對手具有進行標題轉換的經驗。區域,因為他們將有與當地官員和他們的程序打交道的經驗。這是非常重要的。因此,您需要意識到這一點。

作為賣方,您真正關心的是買方向您付款,因此,我想我想提示的一般情況是,確保您讓買方向您展示資金證明,甚至更好的是讓他們向您付款認真的錢。因此,在中文中,它是“ ____”,就像讓他們參與其中,然後使他們對此作出承諾。我認為這不僅是中國,我認為這是普遍的,但這也是我在中國交易中看到的很多東西。

而且,無論您是買家還是賣家,您都絕對希望進行交易對手的盡職調查,以確保您不與欺詐方打交道。我認為也許對於公司而言,您還將擁有合規性和整個治理流程的一部分。我認為我發現在中國進行交易有用的一件事是一個名為“天眼茶”的應用程序。因此,該應用程序將為您提供公司,董事或股東或個人的簡要概述-一些基本信息,尤其是此人是否受到某些訴訟或列入黑名單,例如(失信被執行人名單)。例如,如果他們有一些信譽問題。我認為這將是這樣的聚會的最初印象,如果我們想更深入地了解,這是什麼樣的聚會。但我認為,最終最好的辦法是聘請第三方調查員對此進行研究。有很多公司都在做這些事情,但我認為第一步,Tianyancha應用程序是我們使用的非常有用的應用程序。

Darren :是的,任何人都可以使用“天眼茶”,因為那時看來這似乎是一種普遍的信用評分。我對麼?中文?

Alicia:是的,您可以從App Store下載它。是的,這很容易,如果您想獲取更多信息,我想您只需支付很少的費用。但除此之外,我認為基本信息幾乎是免費的。我認為我想補充的一件事是,根據我們的經驗,有時很多對手方如果想隱藏最終的實益所有者,他們會通過非常複雜的股權網和被提名人網(例如中國當局)來做到這一點。因此,到了那時,您最終想找到一家第三方調查公司來為您進行調查。

Darren :嗯,我明白了。似乎我們正在為該應用做廣告。我認為我們應該為此支付一些廣告費。好吧,因為很顯然,就像我們彼此認識很久一樣,我有點想讓聽眾知道您的背景,因為談論盡職調查是指您的背景會隨著您現在的工作而變化。我認為這都是聯繫在一起的。因此,很高興告訴聽眾更多關於您在公司中的角色的信息,而擔任您的角色又是什麼感覺呢?

Alicia:好的。好吧,正如我提到的,我是InfraRed NF的高級法律顧問。因此,我的職責實際上是為從交易發起到談判和執行的整個交易生命週期提供法律保障,以及資產管理類型的工作。

除了特定的交易,我的職責範圍也很廣泛,從基金設立,公司治理,公司治理到合規性等方面,我也在內部進行研究。

Darren :我明白了。那麼,從外部為其他專業房地產公司提供服務到此刻工作,感覺如何?你覺得怎麼樣?例如,如果有人看著這個,然後像“嘿,我有點想成為你的角色。那是什麼樣?我只想知道。”

Alicia:好吧,我認為進入房地產公司肯定會讓我更接近交易過程,這是我非常非常喜歡的事情。此外,您還將欣賞到更多商業動態的細微差別,並將其拉近與市場的距離。我認為這對我來說是非常有益的經歷。我想我在私人執業時,主要客戶是我提到的很多香港大型開發商。因此,那時我為他們提供了很多服務,除了房地產交易需求,還有資本市場交易。那麼,為什麼現在我進入私募股權基金呢?好吧,從某種意義上來說,交易的類型略有不同,對我而言,尤其是債務方面是新事物。因此,總的來說,我認為這也使我進入了不同領域的房地產以及該領域內的公司類型。但總體而言,這非常有趣。我真的很喜歡我目前的角色。

Darren :太好了,那太好了。您在專業房地產公司工作的經驗是否使您改變了看待房地產的方式?

Alicia:從某種意義上說,不是真的,這吸引了我一處房地產,這是無論人類隨著我們的需求如何變化,無論我們是去工作,共同生活還是在家工作,我都認為人類至少在可預見的將來,我們絕對需要頂住屋頂。因此,我認為從某種意義上講,您始終需要房地產,這反過來意味著,無論該產品如何發展和轉化,都將始終需要該產品。我認為從律師事務所到房地產公司並沒有真正改變我的看法。但是進入房地產公司意味著我比成為法律服務提供商要更接近市場。因此,我非常欣賞個人成長和個人專業發展。

Darren :很好。我記得在房地產技術道具技術學院有一陣子,我們和品牌顧問Tracy Ho一起錄製了一段視頻。她說,人們一直忘記的一件事是,房地產與我們的日常生活非常接近。我的意思是,從字面上看,我們生活在一個之中,我們與一個世界互動。人們忘記了它有多激動。而且他一直忘了這個行業,因為很多時候我們只是把它看作是到處都是股票。來來回回。交易,現在是您的,現在是其他人。因此,當您談論自己的想法時,它也讓我想起了那一刻。挺酷的是的那麼,您希望觀眾從該視頻中獲得什麼樣的收穫?

Alicia:關於外賣,我想,嗯,讓我們先談一下市場。因此,我個人認為,大型樞紐將繼續是中國房地產市場的關鍵投資主題。就COVID-19的情況而言,這對中國房地產市場產生了重大影響,但看起來正在復蘇。從長遠來看,也許會加速市場整合。就在中國投資的技巧和竅門而言,對於外國投資者而言,遣返是您應考慮的主要風險。並始終注意對方是誰,並註意自己的土地名稱。而且,由於擔心這聽起來越來越像是對Tianyancha的加法,您可以將Tianyancha作為交易對手盡職調查的第一步。

Darren :天眼cha,如果您聽到了,請給我們廣告費,這太好了。實際上,嗯,我的意思是,就像,我實際上有很多事情想問你,我想也許下次我們將進行長時間的討論或一團糟,因為很多人不了解的事情是為什麼會真正房地產需求,例如不同類型的貸款,甚至我們的附屬項目項目支持技術學院,我想在下一次談論更多。在此之前的事情,如果人們想與您聯繫以找到有關房地產的更多信息,或者您對整個行業有所了解,等等,那麼您如何建議人們找到更多有關您的信息並與您討論它?

Alicia:他們可以通過LinkedIn和Darren給我發消息,如果您可以共享指向我的LinkedIn的鏈接,

Darren :當然,那太好了。是的,我真的希望您下次再參加,因為我認為即使是像最初的十分鐘一樣,我也收穫頗豐。就像哇,這是我們希望在Denzity見解中實現的,每個人都可以分享想法。我們只想知道什麼是最好的投資或最好的見解。因此,我真的想說謝謝大家。我希望觀眾能從中受益匪淺。

Alicia:謝謝Darren 。感謝您的款待。

Darren :好的,直到下一次。下次見。謝謝。

Alicia:下次見!再見

What are your thoughts on this video? Don’t forget to let us know in the comments section.

See you in the next episode! 

Until then, stay home and stay safe.

Building Cities with Ivan Ko | Denzity Insights

Building Cities with Ivan Ko | Denzity Insights

Please enjoy this transcript of Building Cities with Ivan Ko, Chairman of RECAS.

Email: [email protected]

LinkedIn: https://www.linkedin.com/in/ivan-ko-497b3938

Welcome to our very first Denzity Insights episode!

One of the key skills you need to have when it comes to real estate investing is to learn how to envision how a city develops over time. We are kickstarting the series with Ivan Ko, Chairman of RECAS. I had met him at a PropTech event in Hong Kong a few years ago. Since then, Ivan has been an advisor to me and has helped me mould what Denzity is today. In this episode, he describes how a real estate developer needs to do on a daily basis, how the audience can understand what it is like to be a real estate developer and why we need more real estate experts.

As it can be difficult to catch some minor errors, transcripts may contain a few typos or inaccuracies.

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Alright, let’s get back to the transcript of the show.

Darren Wong: Hey Ivan, thanks for coming in. 

Ivan Ko: Hey, Darren, how are you? 

Darren Wong: Very good. Very good. Today is a very exciting time for me because as I said before: the whole journey with Denzity started with you. So it’s something that I’ve been waiting for for a long time and then it’s just interesting to have this format to talk to you more about your experience, your whole career and even something that I know you want to tell all the audience about, the real estate sector. 

Ivan Ko: Yeah, I think that’s very flattering to me that you said your journey started from me. And I think it’s good that I can have this chance to kind of not walk through with you, but at the same time, see you grow with your Denzity ideas and also get the fundraise and now get started. I think this is a big time. 

Darren Wong: Oh, yeah. I hope so. 

Ivan Ko: Even though Hong Kong is facing a very tough moment, I think we can all get over this, especially in the real estate market, I think. And in any case, Hong Kong’s real estate market is going to be as popular as it was. So I think you did the right thing, and I do hope that your Denzity can be a global platform instead of just Hong Kong. 

Darren Wong: That’s a lot of—, that’s a lot of stress on me now. But then for the audience who don’t know who you are, would you mind telling the audience more about your background? And also what you do? 

Ivan Ko: Oh, yeah, why not?

I started doing real estate in 1993. And I started in the real estate agency from Beijing. I did that for seven months and then I was headhunted by Beijing developers. Ever since then, I started doing real estate development. I started doing real estate right from the beginning in Beijing, not from Hong Kong, even though  I was in Hong Kong at that time. And then subsequently, I was made a GM of a piece of real estate development company in Beijing and after the whole development—, and that was a big, big opportunity for me. I was young. I think I was only 30 or 32. So that was amazing. And at that time, I realized we were the first group of people doing development in Beijing from outside. So at that time, we had something high. We had been doing this not Soho, but then the previous one of Soho. And then, later on, I started to do real estate development also in Hong Kong with another listed company. 

So that was the path that I did for almost five years: real estate development in Hong Kong and, and also Beijing. Then, later on, I moved on to set up my own real estate finance company, which is a mortgage company I set up in a joint venture with IFC, the World Bank, and Deutsche Bank. At the time, we were doing real estate mortgage, I mean, residential mortgage underwriting business in Beijing, and that was also very pioneering. We’ve been quiet for a few years, but we were preparing everything: the market, the industry and the standards for standard securitizations of mortgages. But even today the securitization law hasn’t come out yet. So basically, we then closed down the business and I moved on to do real estate fund management and things like that. So I have part of my career in real estate development and part of the longer part, the later part of it being real estate finance or real estate fund management. Later on, I set up a joint venture with Macquarie capital doing real estate funds management into Macau. So now yeah, that’s where I am. 

Darren Wong: That’s a long list of things. And then I think that when I met you, you told me a lot more about what you’re doing afterward too and that’s amazing. So to keep them all in the background, right, so I met Ivan through a property tech event like three, four years ago in 2016 or 17’. And I was running around trying to figure it out about property tech and how to do the business. Ivan was the only guy that talked to me afterwards. He had really good questions to ask the panellists. And then, I was just like, now I want to learn more about him, and the more I knew about your background, I was like, holy crap. I was just a junior-level guy that met you and everything. I was like, “Wow, I was talking to one of the pioneers out there.” So it’s something that is interesting, right? Because you talk a lot about your history, how you first started, you know, how you transitioned slowly with different parties and stuff. If you’re thinking back, is there a history? Is there a time where you think that like, that’s the golden time or something that you’re excited about among everything you have done?

Ivan Ko: Oh, well, certainly.  I think it was the best timing because in the year of 93’,

94’ it was just the beginning of foreigners being able to invest in real estate projects in China and via debt companies in China. They don’t have office buildings; they can only brand hotel properties, hotel rooms as their offices, can you imagine? And I still remember at that time when I completed my first pre-sale—, because that was just an empty piece of land and we had to draw and solve the building of the office,  the oil and gas company came to us and they wanted to buy the whole floor. I was talking about just using these drawings to talk about how much the price is and that and then later on when we received the payment, they paid all cash. $20 million, we had to count the cash one by one. 

Darren Wong: Wait, with like two suitcases, holding it and being like.

Ivan Ko: No, the whole room. The whole room was filled with renminbi notes. 

Darren Wong: Really? Wow okay 

Ivan Ko: And so that was very interesting. I still remember that I had to pretend that I didn’t want to sell the property to them. And they were so keen. 

You know at that time I was responsible for marketing and sales. So that was the golden moment. Later on, when we moved to 97’, 98’, the Asian financial crisis, we had a bit of change in the market. Because previously it was the commercial market which was very, very in demand

in Beijing and in other cities in China and then in 98’, 99’ it shifted to residential. It slowly shifted to residential, because at that time people started to have their own savings; they have money and they want to buy their own properties instead of living in a quarter assigned by their

state enterprises. So then the whole market changed, and then the property market in mainland China just took off. So that was the real golden period for almost like 20-30 years. 

Darren Wong: Mmhmm. So after all that, how do you lead back to Hong Kong then? Because like, obviously, you have a real estate development firm in Hong Kong, and others among other many projects you’re doing, how do you lead back to Hong Kong in the end? 

Ivan Ko: Oh, well, in fact, I did five years in the Beijing real estate development company, and then I joined a listed company in Hong Kong. They both have a portfolio in Hong Kong and also a portfolio in mainland China. So I started doing real estate development in Hong Kong, even though I haven’t long stayed in mainland China for ten years, but I still flew to Beijing on a weekly basis for 10 years. Can you imagine?

Darren Wong: Wow, that’s crazy!

Ivan Ko: I was young. And so yeah, every Monday and Tuesday, I flew to Beijing. And then every Friday night I came back. So is very like I always told my friend’s dad I’m doing the Silk Road between Hong Kong and mainland China [laughs].

Darren Wong: [laughs] 

Ivan Ko: Literally all the way back and forth every single week. That must be hectic! That’s I don’t know, like even for me once a month or once every two months I’m tired already. I don’t know how you do that every single week. That’s crazy. 

Ivan Ko: Well, it was very enjoyable. 

Darren Wong: Really? Oh good, that’s great then. 

Ivan Ko: It was very enjoyable yeah. Because when you see the market, when you meet the people, when you know that—, at that time in the year of 94’, 95’, no one knew how to do real estate development in Beijing. We were the first one. And Sun Hung Kai people and Henderson land people, they were there. But also, everyone didn’t know how to do it, including the government officials in Beijing. They don’t know how to do it. So we had to think about how to do it. And then I told my colleagues, I have several Hong Kong colleagues working with me at the time and I told them that “Hey, let’s face this, no one knows how to play this game.” And every day we have to go up to the stage and fight with the contractor, the vendors,  and a couple of officials.

Every day we are being punched, bleeding in the nose and then the next day we have to go up and fight again because no one knows how to do it. So finally, a year later, you will be very, very well versed with what’s going on and how to do it, how to talk to people, what will be prioritized and what should be back in the queue and so it’s very interesting. Very pioneering. 

I feel very excited. 

Darren Wong: That’s something that I want to talk to you about. This whole interview, because a lot of people don’t know what a real estate developer does. And frankly, these are the things in our industry that were like, even before I got into a real estate firm like holy crap, it was not that easy. There’s a lot of things to do and it’s something that I want to do more these kinds of videos and then, you know, for us, right, I think that we can have your whole journey, like a three to five hours video. So easily as something that I will focus on is more about your firm, what do you guys do and everything to give the audience a better picture?

So what’s a typical day for example right, today for you and your team in a real estate development firm?

Ivan Ko: Well, usually every single project, no matter big or small, every one of them, they have problems every day. You never know, sometime in the daytime, you hold your meetings with your colleagues and talk about this working procedure and the drawings, the

variation orders, (variation order is something that you have to amend the drawings, amend the work) and then carry on with the construction and then maybe in the afternoon, you have to meet with the contractor and then, later on, meet the supplier or these creditors and talk about the price and then, later on, you have to meet a government official or banker to talk about the mortgage financing. How are you going to provide a mortgage retail buyer? And then at the end of the night, you might end up with a client. Then you have to meet them because most of the time in real estate development in Beijing or Mainland China, government officials, bankers, vendors, contractors, clients, they all want to meet the general manager of the development company.

If they don’t meet you, they won’t take action. That’s the big difference between doing real estate development in mainland China and in Hong Kong. In Hong Kong, real estate development is very easy. You just call the consultant in and tell them what you want and discuss it with them. And then after the meeting, all the consultants just go to the government liaise with the government department and the government department does not have to see me. Not for one single meeting, no. They just deal with the AP, an architect, and surveyor and things get done. 

It’s very comfortable doing real estate development in Hong Kong and the problems that you face, I mean, those are out of expectation problems. You don’t expect problems, like one day when we were doing the demolition in our site in Beijing on Finance Street, a contractor called us and said, “Oh, we have a problem here.” So then we went down to the site to see what the problem was. And it was an old lady sitting on the caterpillars machine. And she said that she doesn’t want to move so we called the police. 

He said, “No one can ask her to move.” And then finally we gave her some money, and because she thought that we were disturbing her life. (She’s one of his neighbours. So we have to give her what we call 干扰费(ganrao fei) (interference) fee to compensate for the disturbance we have caused to her and her neighbours. So then she went away and we could carry on with our work.

So very interesting every day you have problems pop out and you never know what that problem will be. And that’s my development’s work.

Darren Wong: You make it sound like everything— my life is easy, it’s a lot easier. I thought it was hectic but sounds like you’ve done a lot more. A lot more real problems to deal with compared to me. 

Ivan Ko:  Well, real estate investment is very different. Real estate development is kind of like you have to be on top of the situation every day, and you have to expect anything you don’t expect.

Darren Wong: So this is something that’s interesting, right? Because as a developer, like I see as someone who’s at an early stage, they already see a long term of what’s going on because it’s risk is very high compared to like, my work before in real estate investing where I can be like, “hey, there’s 1000 projects out there. I don’t have to be the early stage,” versus the developer, they take a lot of risk and obviously the reward compensates for everything else. 

So back in the day, right, like, obviously, Beijing or Hong Kong, you know, it’s very easy to see now, but back in the day, obviously, they aren’t as developed. So how do you assess and compare different projects when you’re bidding and stuff like that?

Ivan Ko: Well, we have to always look at where in China, you have to first of all, look at which city, because some cities have a rare, very good market depth. For some of them they don’t. Like Beijing is very good. Shanghai is very good. But when you go to 大朗 (Dalang), or 沉阳 (Shenyang), it’s very different. And the culture, the way they do it, their local practices can be very different. So you have to first of all, understand which city you are focusing on and then whether the market is deep enough, and then how will the government do and whether they are credible or not. And whether you have the relationship there.

As you know, in China doing business in China, you always have to have a good relationship; it’s what they call 关系 (guanxi). Yeah, and or you have a good local partner. So those are the few things. Certainly the normal things here are location, location, location, and market study, things like that. Those are normal, normal things.

Darren Wong: Because I found from hearing it right, even though obviously, the audience are not all with the developers, but then if I’m an investor too, there is some takeaway right away. My head was like, “Hey, you got to understand which city you want to go for.

What’s going on? Who do you know? Do the local players actually understand the culture and opportunities and do you, working with them, actually rely on them to work together as a team?”

So I even find from viewing the audience, they might not be a developer who does stuff, but I think the audience would hopefully learn from that. And for people who are not in the sector, right, how would you explain to them how to understand, to envision that community development, because I think as a developer, you have to really envision what kind of space; how people interact with the space, what kind of things would happen around the neighborhood? So I want to know what you think about that. 

Ivan Ko: For this, that’s very important because it goes along with the first decision. The first decision in real estate development is the most important decision. It’s to buy the land. Which land does one want to buy, and why does one want to buy it? And if that decision was right then everything subsequently will be easy. If the first decision was wrong because you bought the wrong piece of land, no matter how hard working you are, or what remedial measures you take, you’re not going to correct the wrong decision you made in the first place. So, basically, you will have to look at the environment, the neighbourhood, and also all kinds of these building regulations or planning regulations associated with the land.

You will have to imagine, because during the time when you buy the land, it may be an old house or have old properties sitting on land where you have to imagine the future. How are you going to put a beautiful building there and have it be welcomed by your neighborhood, or people that you want. And so the next thing is you have to imagine what you want to do

with this piece of land. So you have to talk with the architect, and talk with several architects, not just one, because one architect can give you some ideas, because architects are very creative. They have done a lot of different projects at the same time so they might be able to give you some ideas of what others are doing, what is the trend, and how you can save money, these kinds of things. So talk to the architect, talk to surveyors, and maybe talk to your competitors. Competitors would also like to tell you their story because they are not doing the same project as you are and because everybody is unique within a location. No two projects are the same, even though they might be neighbored to each other.

So basically, you can have a lot of information coming to you and then you get the feedback to examine this and that. And then finally you come up with what we call the “positioning of your property.” What do you want to build? What’s the image that you want to give? And then what design you want to have. For example, would the composition of the commercial element be together with the residential element, or how would we want the traffic to flow, that sort of thing. 

Sometimes you don’t have the ideas so then you have the architect propose them to you as a developer. So as a developer, being the main core of the value chain, you have a lot of people helping. 

Darren Wong: Mmhmm. That’s good. I think that’s kind of exciting. Thinking about that in my head, like how things are working. And, you know, it’s a lot of things that have components combined together, that is hard to explain. So this is kind of good to give us like an overview. So from all those experiences and a skill you have learned, for example, envisioning the future over the years in the real estate market right, you started from Beijing and Hong Kong and I know there have been other places as well. How do you transfer those skills to other places? Are there any similarities within places like work differences, when you go to different areas to focus on different types of people, and therefore different groups of experts and so on?

Ivan Ko: Well, once you acquire the method and you have done the full cycle then you know how to do it in other countries or another place. Basically, the methodologies are the same, but then in different markets you prioritize different things. For example, in certain markets you prioritize relationships first. Whether you can find the right partner, the right banks, or the agents that will help you, and then in other markets, you start with the asset first. Meaning that you have to find the right piece of land first. And that’s not the rest of it. So if you have different markets, you have different priorities. The second thing is whether you will be able to put together a capable team to help you, that is also very important. Otherwise you wouldn’t be running around resolving problems, which is very difficult. And so, basically, I think, once you have gone through the whole cycle, you know, if there is a project in London or New York or in Japan, Tokyo, you know the way. Sometimes we use top down, that means the analytics goes from the top, macro view and then the micro, and then down to the site and then the neighborhood. Other times we go from the top up. So it all depends on the market. 

Darren Wong: I see. I think that so far I’m getting like a crash course about real estate development. That’s actually pretty interesting. And I only have because I know you’re busy only a couple more questions because something that even in my head, I have to ask you in this format for the audience, right? That’s, you know, I’m sure I said before no audience is going to be a real estate developer, they would be an investor. So what kind of tips and advice would you give to the audience who wants to participate in early stage real estate projects for example, early stage that maybe is you know, like half a year from a CA and stuff like that. What kind of advice do you have for them?

Ivan Ko: Well, always you’ll have to use your eye to see what the property or what the project is. Never do it on paper. Never believe in paperwork because real estate is something that you have to visit the site yourself. Do it many times: daytime, nighttime, in the morning, you’ll find different stories about the neighborhood, about the environment. Maybe you can talk to the neighbors, see what feedback you will get. Sometimes you hear some very old stories, which might be relevant to you.

And sometimes some people might be able to tell you what will happen in the neighborhood in the future. So you’ll have to be almost treating it as your new baby that you’re going to see him or her, every moment when you are free or even when you are not free you still have to look at it and check out this and that. So doing real estate development or real estate investment is different from doing securities or buying bonds, that sort of thing. For those kinds of financial investments, you can do it on paper. But doing real estate investments and development, especially development, you will have to do it on your own by yourself in person. Don’t rely on paperworks. You’ll have to see the real thing, that real situation, the environment. And then the second thing is always be prepared to roll your sleeves and do whatever it requires you to. 

Never be afraid of talking to the contractor or delegate everything to your subordinate to deal with the property agents. Get to the frontline; get the feeling; get the touch, know the details. Sometimes you might have to use your street wisdom. So yeah, a lot of things to learn and no matter how many years in real estate development you have been in, you’ll always learn something new, something you don’t know. So every day you prepare to learn something, or to get to know something that you are not aware of, or you don’t know. So this is very interesting because consumer behavior is always changing. And you have to get a very close touch of what’s going on in the consumer, in your talents, in your target audience. And then at the same time, product design, the building design, it’s always evolving. The use of materials, the space planning, the flow, the mood, that sort of thing. It’s very exciting and I would advise anyone who is always curious, keen to learn and willing to learn, hard working, go into real estate development. This is the most interesting industry, among all others.

Darren Wong: I can feel a lot of passion when I hear you talk about your work. It sounds like, you know, because we’re in the same industry, we know how hard it is, but then it’s very rare to find someone like you that still has so much passion for doing this for so so many years. So that’s something that is very, very good to hear from you. So something that is interesting when you mention about being at the neighborhood, at the site, like you know, how we’re interested in proptech ourselves. So do you think technology such as virtual viewing or drones to check out a neighborhood can help investors understand the investment better, and how far do you think technology is from like, mature so far?

Ivan Ko: Well, I think the technology that is available can help a lot in real estate development because we don’t necessarily need to go to the site. We can fly the drone and look at the progress. I remember when I was doing the peace project in Beijing, we had to rent an office close by so that we could look out from the window and see the progress of the project every day.

So that is one way. It’s very physical, but now, you don’t have to do that. You can have some CCTV or IoT to see what’s going on and check. But at the same time, I think the basic element is the same: that you have to do your own investigation, your due diligence, by site visit by talking to the neighborhood, by talking to the elderly nearby to learn about the old story and things like that. And so basically, technology will help a lot, especially when we have this building information modelling (BIM), which tracks all the changes in design and budget. They are surveyor calculators. And once the architect changes the M&E, fields of quantity can change by themselves. So, these kinds of things can help make the whole process more efficient. 

So technology I think does play a major part in the whole process, but, I will say putting technology into construction and real estate development is also a challenge because this is a very old industry. So as human beings who previously lived in caves, we now have our own buildings. At the same time, the practices, the cultures, it can be difficult to change. So putting in technology into a construction site, or a real estate project can be quite challenging and you have to prepare to kind of educate them and also get them on board to agree with the use. 

Darren Wong: I mean, that’s why we’re here, right? We’re trying to figure this out in Denzity, obviously trying to figure out the whole research part of learning what’s going on out there. So I think this is something that echoes really strongly with what we believe in. So besides BIM, virtual viewing and stuff, like drones, what other technology and property tech, or construction tech that you know or think is gonna impact a lot for the whole real estate industry?

Ivan Ko: Well, most of the time it’s the IoT or the surveillance systems, the facial recognition for property management. Also, robotics being used on construction sites for dangerous, or some very difficult work, where the human cannot get into. So those robotics can be another one. I always imagined that one day we can have a robot to clean the curtain wall. Because cleaning the curtain wall is so dangerous. And if we can have a robot, which can play music or dance while he is cleaning the curtain wall, then people can look at the building and see all this is very interesting. So this kind of thing, I think it will change and it will kind of get to more common use.

Darren Wong: I see. I think that’d be a really good PR actually for you know to drive presale, right? That’ll be a cool kind of scheme. So that’s kind of cool. So I think I said before I know you’re a busy person. I’ve got one last question I have to ask, you know, for myself one day, like compared to today, it’s a lot harder. Is it a lot harder to be a developer and would you recommend people considering to be a developer or would you rather them try different aspects of the real estate sector?

Ivan Ko: I would say being, I mean, joining a developer is the most crucial part of this whole value chain, because as a fund manager, even though they are at the top of this betting chain, they are not the organizer. The only major organizer is the developer, because they have to organize a lot of different resources: the land, the people, the bank, the consumer, the contractors, government officials. They have to deal with many things. So they organize all these together, and then they kind of divide the risks into a different section, and shifts the risk from their own to other parties; each one takes on certain risks, like the architect, the contractor, and then the banker, they bear different risks in the whole development. So once you’ve done the full cycle, then you can comfortably move on to other positions like a fund manager, property agency, whatever, because now you understand the whole thing, and you can move on to set up your own business like a prop tech, density, etc,. Yeah I’d say it’s a very good learning curve.

The developer’s life is very interesting. You bump into different problems or different issues every day. So it’s good. 

Darren Wong: Yeah, like I think that because you and I, we  both know a couple people that aren’t in the real estate industry trying to get into prop tech. And for me, it’s like their learning curve is so much because real estate is not only about tech it’s about the people, about the industry, it’s about the whole machine in the world, and how can you make that one piece that makes everything works? So it’s something that echoes hard too because if I were if I weren’t working in the real estate fund, there’s no way I would even think of Denzity. There’s no way I would even consider that as an option. So something that you know, like it’s coming from you is something that is kind of interesting. So what kind of—, last thing I have, what kind of takeaway do you want the audience to have from this interview?

Ivan Ko: I think that if you have not joined the real estate industry, please join it. It is a very big industry. The value chain and the things that you can do is numerous. I mean, it’s unlimited. And I will say the real estate industry, the longer you stay in the industry, the more projects you’ve done, the better you are. Not like IT where 15 year old students can beat a senior guy and experience doesn’t come too much. But in real estate, the longer you stay, the more experienced you are, it’s better. Especially now when people might live to the age of 120. So, the healthier you are the better but at the same time, I think be prepared to learn things, because the industry is also changing. And so I think the real estate industry, get into it. If you can become an employee of a developer, then yeah, join it. That’s the best start of your career.

Darren Wong: Hmm. I feel like this is not only for development, it’s for investment too, because a lot of people like management, it’s a very big whole sector that the more you’re in you just know more and more because I know a lot of people too, they’ll tell me that like “Oh my first real estate investment wasn’t great at all.” But the more I do it, I know what I want, the more I know what to do. So it’s something that I think is so unique in this industry because the more you know, you know that there’s so much more out there and you just want to be a sponge and learn more and more. So it’s something that I think the audience will appreciate. And if people want to reach out to you to learn more about your work, how would we suggest they find you?

Ivan Ko: Oh well, they can find me through Denzity. Yeah, or they can email me or WhatsApp me. I welcome all kinds of content or connections, especially if you are interested in real estate industry or development, real estate fund management, I can offer some advice or help or whatever it is, I think this industry needs a lot of good people, talented people, and people who are keen to make a successful career.

Darren Wong: I see that’s good. I’ll obviously after this call, I’ll ask you some kind of links and stuff like that for people to reach out to you. And I’ll put everything in the show notes. And then I want to say, Ivan, I think that I want to do a long form in the future, to dive in your journey, because I’m sure there’s a lot more of your stories that you haven’t told me and the audience yet. So something that I really want to know personally, as well. And thanks for the time. I really appreciate it. And I just hope that you come on board next time again for our interview.

Ivan Ko: Yeah, Yeah my pleasure. And also, thanks, Darren, and I think you have a good start. 

Darren Wong: Thank you. 

Ivan Ko: Let’s roll it out. And make this successful. 

Darren Wong]: Yeah, I hope so too. It’s been a while. So thanks, thanks a lot and talk to you next time then, thank you. 

Ivan Ko: Okay, thanks. Bye bye.

===

Darren Wong:嘿,Ivan,謝謝您的光臨。

Ivan Ko:嘿,Darren,你好嗎?

Darren Wong:非常好。很好。今天對我來說是一個非常激動人心的時刻,因為正如我之前所說的,與Denzity的整個旅程始於您。因此,這是我等待了很長時間的事情,然後有趣的是,有這種形成性的想法,可以與您更多地交流您的經驗,您的整個職業生涯,甚至我想告訴所有聽眾,房地產行業。

Ivan Ko:是的,我認為您說自己的旅程是從我開始的,這對我來說很受寵若驚。而且我認為我可以有機會不跟您一起走,這是很好的,但與此同時,看到您隨著您的Denzity想法而成長,並獲得籌款,現在就開始吧。我認為這是一個重要時刻。

Darren Wong:哦,是的。但願如此。

Ivan Ko:儘管香港面臨一個非常艱難的時刻,但我認為我們都可以克服這一困難,特別是在房地產市場。無論如何,香港的房地產市場將一如既往地受歡迎。因此,我認為您做對了,我希望您的Denzity可以成為一個全球性平台,而不僅僅是香港。

Darren Wong:這很多–現在我承受的壓力很大。但是對於那些不知道您是誰的聽眾,您是否願意告訴聽眾更多關於您的背景的信息?還有你做什麼?

Ivan Ko:哦,是的,為什麼不呢?

我從1993年開始從事房地產業務。後來,我從北京進入房地產經紀公司。我做了七個月,然後被北京的開發商獵頭。從那時起,我開始從事房地產開發。我從一開始就在北京而不是從香港開始從事房地產業務,儘管當時我在香港。然後,在整個開發過程中,我成為了北京一家房地產開發公司的總經理,這對我來說是一個巨大的機遇。我曾經年輕。我想我只有30或32歲。所以真是太神奇了。那時,我意識到我們是第一批從外面在北京從事開發工作的人。所以那個時候,我們有很高的期望。我們不是在做Soho,而是在之前的Soho。之後,我又開始與另一家上市公司在香港進行房地產開發。

這就是我將近五年的路:香港,北京的房地產開發。之後,我繼續建立自己的房地產金融公司,這是我與國際金融公司,世界銀行和德意志銀行合資成立的抵押公司。當時,我們在北京從事房地產抵押貸款業務,這也是非常開創性的。我們已經安靜了幾年了,但是我們正在準備一切:市場,行業和抵押貸款標准證券化的標準。但是直到今天,證券化法律仍未出台。所以基本上,我們然後關閉了業務,然後我繼續進行房地產基金管理之類的事情。因此,我的職業生涯是房地產開發,一部分時間較長,而後半部分是房地產金融或房地產基金管理。後來,我與麥格理資本成立了一家合資企業,從事進入澳門的房地產基金管理。所以現在是的,那就是我的位置。

Darren Wong:這是一長串的事情。然後我想,當我遇見你時,你也告訴了我很多關於你事後的事情,這真是令人驚訝。因此,為了讓所有人都能了解背景,沒錯,所以我在三,四年前的2016年或17歲的房地產技術會議上認識了Ivan。我四處奔波,試圖弄清楚有關房地產技術以及如何開展業務的知識。之後,Ivan是唯一與我交談的人。他有很好的問題要問小組成員。我就像,現在,我想學習更多,對你的背景了解得更多,就像是胡扯。我只是一個初中生,遇到了您和所有內容。我當時想,“哇,我正在和一位先驅在談話。”所以這很有趣,對嗎?因為您經常談論自己的歷史,所以您是如何開始的,知道如何與不同的政黨和事物慢慢過渡。如果您回想一下,是否有歷史?您是否有一段時間覺得這是黃金時期或您對所做的一切感到興奮的事情?

Ivan Ko:哦,當然。我認為這是最佳時機,因為在93年,

94’只是外國人能夠在中國房地產項目和通過中國債務公司投資的開始。他們沒有辦公樓。他們只能將酒店物業,酒店房間作為辦公室品牌,您能想像嗎?我還記得當時我完成了第一次預售的時候,因為那隻是一塊空地,我們不得不繪製和解決辦公室的建築,石油和天然氣公司來找我們,他們想買整個地板。我只是在談論使用這些圖紙來談論價格是多少,然後當我們收到付款時,他們支付了所有現金。2,000萬美元,我們必須一一計算現金。

Darren Wong:像兩個手提箱一樣[舉起手臂],握著它,就像[放下手]。

Ivan Ko:不,整個房間。整個房間裡滿是人民幣紙幣。

Darren Wong:真的嗎?哇好

Ivan Ko:所以這很有趣。我仍然記得我不得不假裝自己不想將房產賣給他們。而且他們很乾淨。您知道當時我負責市場營銷和銷售。這就是黃金時刻。後來,當我們轉移到亞洲金融危機的97’,98’時,我們的市場發生了一些變化。因為以前是非常需求的商業市場在北京和中國其他城市,然後在98英尺,99英尺處轉移到居住區。它慢慢地轉移到了住宅上,因為那時人們開始有了自己的積蓄。他們有錢,他們想購買自己的財產,而不是住在他們分配的四分之一

國有企業。因此整個市場發生了變化,然後中國大陸的房地產市場開始騰飛。所以那是差不多20至30年的真正黃金時期。

Darren Wong:嗯。那麼,畢竟,您如何回到香港?因為,顯然,您在香港有一家房地產開發公司,而您正在執行的其他眾多項目中,您到底如何返回香港?

Ivan Ko:哦,事實上,我在北京房地產開發公司工作了五年,然後加入了香港的一家上市公司。他們在香港和中國大陸都有投資組合。因此,即使我已經在中國大陸待了很長時間了,但我還是開始在香港從事房地產開發工作,但我仍然每週10天都飛往北京。你可以想像?

Darren Wong:哇,這太瘋狂了!

Ivan Ko:我還年輕。是的,每個星期一和星期二,我都會飛往北京。然後每個星期五晚上我回來。就像我一直告訴我朋友的父親,我正在做一條介於香港和中國大陸之間的絲綢之路[笑]。

Darren Wong::[笑]

Ivan Ko:從字面上看,每週一次。那一定很忙!那是我不知道的,就像每個月一次或每兩個月一次對我來說,我已經累了。我不知道你每星期怎麼做。太瘋狂了。

Ivan Ko:嗯,這非常愉快。

Darren Wong:真的嗎?噢,那太好了。

Ivan Ko:是的,非常愉快。因為當您看到市場時,當您遇見人們時,當您知道時–在94年,95年的那一年,沒有人知道如何在北京進行房地產開發。我們是第一個。在亨德森的一些香港人沒有土地。而且,每個人都不知道該怎麼做,包括北京的政府官員。他們不知道該怎麼做。所以我們必須考慮如何做。然後我告訴罪犯,當時我有幾位香港同事與我一起工作,我告訴他們:“嘿,讓我們面對現實,沒人會玩這個遊戲。”每天,我們必須走上舞台,與承包商,供應商和幾個官員打架。

每天我們都受到重創,鼻子流血,然後第二天,我們不得不上去再次戰鬥,因為沒人知道怎麼做。所以,最後,一年後,您將非常了解發生的事情,如何做,如何與人交談,將要優先處理的事情以及應該排在隊列中的內容,因此這非常有趣。非常開拓。

我感到非常興奮。

Darren Wong:我想和您談談這一點。整個採訪,因為很多人不知道房地產開發商的工作。坦率地說,這就是我們行業中的事情,甚至在我進入像垃圾一樣的房地產公司之前,難道不是那麼容易嗎?有很多事情要做,我想通過這些視頻來做更多的事情,然後,對於我們來說,對,我認為我們可以像三到五個小時的視頻一樣完成您的整個旅程。我要重點關注的事情很輕鬆,那就是更多關於您的公司,你們的工作以及所有可以給聽眾帶來更好印象的事情。

那麼今天對於您和您的團隊在房地產開發公司來說是典型的一天。

Ivan Ko:嗯,通常每個項目,無論大小,每個項目每天都有問題。您永遠不會知道,在白天的某個時間,您會與同事舉行會議並談論此工作程序和圖紙,

變更單,(變更單是您必須修改圖紙,修改工程的內容),然後繼續進行施工,然後也許在下午,您必須與承包商會面,然後再與供應商會面或債權人並討論價格,然後您必須與政府官員或銀行家見面談論抵押融資。您將如何提供抵押零售買家。然後在深夜,您可能會遇到一個客戶。然後,您必須與他們會面,因為在北京或中國大陸的房地產開發中,大多數時候,政府官員,銀行家,賣方,承包商,客戶,他們都想見見開發公司的總經理。

如果他們不認識你,他們將不會採取行動。這是在中國大陸和香港進行房地產開發的最大區別。在香港,房地產開發非常容易。您只需致電顧問,告訴他們您想要什麼並與他們討論。會議結束後,所有顧問都隨便向政府部門請教政府,政府部門不必見我。不是一次會議,不是。他們只是與AP,建築師和測量師打交道,事情就完成了。

在香港進行房地產開發非常舒適,您遇到的問題(我的意思是,這些問題超出了預期)。您不會遇到問題,例如有一天我們在北京金融街的工地進行拆遷時,一個承包商打電話給我們,說:“哦,我們這裡有問題。”因此,我們去了現場查看問題所在。那是一個坐在毛毛蟲機器上的老太太。她說她不想搬家,所以我們打電話給警察。

他說:“沒有人可以要求她移動。”最後我們給了她一些錢,因為她認為我們正在打擾她的生活。(她是他的鄰居之一。因此,我們必須給她提供我們所謂的干擾費(ganrao fei),以補償我們對她和她的鄰居造成的干擾。於是她走了,我們可以繼續進行下去。

每天都很有趣,您會遇到很多問題,而您永遠都不知道問題會是什麼。這就是我的發展工作。

Darren Wong:您的聲音聽起來就像我的一切—我的生活很輕鬆,很容易。我以為這很忙,但聽起來您做得還很多。與我相比,還有很多實際問題需要解決。

Ivan Ko:嗯,房地產投資是非常不同的。房地產開發有點像您必須每天掌握最重要的情況,並且您必須期望您沒有想到的任何事情。

Darren Wong:這很有趣,對嗎?因為作為開發人員,就像我所處的早期階段一樣,他們已經看到了正在發生的事情的長期情況,因為與我之前從事房地產投資的工作相比,風險很高,例如:嘿,那裡有1000個項目。我不必早於開發階段。”與開發人員相比,他們承擔著很大的風險,顯然,獎勵可以彌補其他所有問題。

所以回想起來,很明顯,就像北京或香港一樣,現在很容易看到,但是回想起來,它們顯然不那麼發達。那麼,當您競標之類的東西時,您如何評估和比較不同的項目呢?

Ivan Ko:好吧,我們必須始終關注中國的哪個地方,首先必須關注哪個城市,因為有些城市的市場深度非常罕見。對於其中一些人而言,他們不是。像北京很好。上海很好。但是,當您去大朗(Dalang)或沉陽(Shenyang)時,情況就大不一樣了。而且文化,他們做事的方式,他們當地的做法可能大不相同。因此,您必須首先了解您所關注的城市,然後了解市場是否足夠深,然後了解政府將如何做以及它們是否可信。以及您是否在那兒有關係。

如您所知,在中國做生意在中國,您總是必須保持良好的關係;這就是他們所說的“關係”。是的,或者您有一個很好的本地夥伴。這些就是幾件事。當然,這裡的正常情況是位置,位置,位置和市場研究等。那些是正常的,正常的事情。

Darren Wong:因為我從正確的聽覺中發現,儘管很明顯,聽眾並不都與開發人員在一起,但是如果我也是投資者,那麼馬上就會有收穫。我的腦袋就像:“嘿,你必須了解你想去的城市。

這是怎麼回事?你認識誰當地球員真的了解文化和機會嗎,您與他們合作,是否真的依靠他們作為一個團隊共同努力?”

因此,我什至從觀眾的視野中發現,他們可能不是做事的開發人員,但我認為觀眾有望從中學到東西。對於不在該領域的人來說,是的,您將如何向他們解釋如何理解,以設想社區發展,因為我認為作為開發人員,您必須真正設想什麼樣的空間;人們如何與空間互動,附近會發生什麼事情?所以我想知道您對此有何看法。

Ivan Ko:這很重要,因為它與第一個決定一起進行。房地產開發的首要決定是最重要的決定。是要買土地。一個人要買哪一塊土地,為什麼要買?如果這個決定是正確的,那麼隨後的一切將變得容易。如果由於購買了錯誤的土地而做出的第一項決定是錯誤的,那麼無論您的工作多麼努力或採取的補救措施是什麼,您都不會糾正最初做出的錯誤決定。因此,基本上,您將必須查看環境,周圍環境以及與土地相關的所有這些建築法規或規劃法規。

您將不得不想像,因為在您購買土地的過程中,它可能是一棟舊房子,或者在您必須想像未來的土地上坐著一些舊財產。您打算如何在其上放置一幢美麗的建築,並受到鄰里或想要的人的歡迎。因此,接下來的一件事就是您必須想像自己想做什麼

與這片土地。因此,您必須與建築師交談,並與數位建築師交談,而不僅僅是一位建築師,因為一位建築師可以給您一些想法,因為建築師很有創造力。他們同時完成了許多不同的項目,因此他們可能會給您一些有關其他人正在做什麼,趨勢是什麼以及如何省錢的想法。因此,請與建築師交談,與測量師交談,或者與您的競爭對手交談。競爭對手也想告訴您他們的故事,因為他們沒有像您一樣做同樣的項目,並且每個人在一個地點都是唯一的。即使兩個項目可能彼此相鄰,也沒有相同的項目。

因此,基本上,您會收到很多信息,然後您將獲得反饋來檢查這一點。最後,您提出了我們所謂的“您的財產位置”。您要建造什麼?您要給的形像是什麼?然後您想要擁有什麼設計。例如,諸如此類的事情是將商業元素與住宅元素組合在一起,還是我們希望交通如何流動。

有時您沒有創意,於是讓架構師將它們作為開發人員推薦給您。因此,作為開發人員,作為價值鏈的主要核心,您需要很多人的幫助。

Darren Wong:嗯。非常好。我認為這很令人興奮。想著這件事,就像事情是如何進行的。而且,您知道,很多東西將組件組合在一起,這很難解釋。因此,這給我們提供了一個概覽。因此,從您所學到的所有經驗和技巧中,例如,展望房地產市場多年的未來,您是從北京和香港開始的,我知道還有其他地方。您如何將這些技能轉移到其他地方?當您去不同的領域專注於不同類型的人,從而導致不同的專家組等等時,工作差異之類的地方是否存在相似之處?

Ivan Ko:嗯,一旦您掌握了該方法並且完成了整個週期,您就會知道如何在其他國家或其他地方進行此操作。基本上,方法是相同的,但是在不同的市場中,您會優先考慮不同的事情。例如,在某些市場中,您首先要優先考慮關係。無論您是找到合適的合作夥伴,合適的銀行,還是可以為您提供幫助的代理商,然後在其他市場中,都首先要從資產開始。這意味著您必須首先找到合適的土地。這還不是全部。因此,如果您擁有不同的市場,那麼您將擁有不同的優先級。第二件事是您是否能夠組建一支有能力的團隊來幫助您,這也很重要。否則,您將無法解決問題,這非常困難。因此,基本上,我認為,一旦您經歷了整個週期,便知道,如果在倫敦,紐約或日本,東京有項目,您就會知道。有時,我們使用自上而下的方法,這意味著分析從頂部,宏觀視圖,微觀視圖開始,然後再到站點再到附近。其他時候我們從頭開始。因此,這完全取決於市場。

Darren Wong:我知道。我認為,到目前為止,我正在獲得有關房地產開發的速成課程。這實際上很有趣。我只是因為我知道您僅在忙幾個問題,因為即使在我腦海中,我也必須以這種格式向聽眾問你,對嗎?那就是,你知道,我確定我說過,在沒有任何觀眾成為房地產開發商之前,他們將成為投資者。因此,您會向想要參與早期房地產項目的聽眾提供什麼樣的提示和建議,例如,您可能知道的早期階段,例如從CA獲得半年的服務,以及諸如此類的事情。您對他們有什麼建議?

Ivan Ko:好吧,總是需要用眼睛觀察什麼是財產或項目是什麼。切勿在紙上做。永遠不要相信文書工作,因為房地產是您必須自己訪問該站點的東西。要做很多次:白天,晚上,早晨,您會發現有關社區和環境的不同故事。也許您可以與鄰居交談,看看您會得到什麼反饋。有時您會聽到一些非常古老的故事,可能與您有關。

有時有些人也許可以告訴您將來在附近發生的事情。因此,您幾乎必須將其視為要與他或她見面的新嬰兒,每當您有空或什至沒有空時,您仍然必須查看一下並檢查一下,那。因此,進行房地產開發或房地產投資與進行證券或購買債券不同。對於這類金融投資,您可以在紙上進行。但是,在進行房地產投資和開發(尤其是開發)時,您必須親自親自完成。不要依賴文書工作。您將必須看到真實的事物,真實的情況和環境。然後,第二件事總是準備好捲起袖子,做任何您需要做的事情。

不用擔心與承包商交談或將一切委託給您的支持以與房地產經紀人打交道。到達第一線;體會到那種感覺;得到聯繫,了解細節。有時您可能不得不運用街頭智慧。所以,是的,有很多東西要學,無論您從事房地產開發工作了多少年,都將永遠學習新的東西,這是未知的。因此,每天您都準備學習一些東西,或者去了解一些您不知道或不知道的東西。因此,這很有趣,因為消費者行為總是在變化。而且,您必須非常了解消費者,人才和目標受眾的情況。同時,產品設計,建築設計也在不斷發展。材料的使用,空間規劃,流程,氣氛等等。這是非常令人興奮的,我會向那些總是好奇,熱衷於學習,願意學習,努力工作,從事房地產開發的人提供建議。這是最有趣的行業。

Darren Wong:當我聽到您談論您的工作時,我會感到非常的熱情。您知道,這聽起來像是因為我們處於同一個行業,所以我們知道自己有多艱辛,但是很難找到像您這樣的人這麼多年仍然對此充滿熱情的人。因此,您的來信真是太好了。因此,當您提到在附近,在現場時,就像您知道的那樣,我們感興趣的是我們對道具技術的興趣。那麼,您認為虛擬觀看或無人機等技術可以幫助投資者更好地了解投資嗎?您認為技術到目前為止已經成熟了多少?

Ivan Ko:好吧,我認為可用的技術可以對房地產開發有很大幫助,因為我們不一定要去現場。我們可以飛無人機,看看進度。我記得當我在北京進行和平項目時,我們不得不在附近租一個辦公室,這樣我們才能從窗戶向外看,每天都能看到該項目的進展。

這是一種方法。這是非常物理的,但是現在,您不必這樣做。您可以使用一些CCTV或IoT來查看發生的情況並進行檢查。但同時,我認為基本要素是相同的:您必須進行自己的調查,盡職調查,通過與鄰里交談的實地考察,與附近的老人交談以了解舊的故事和像這樣的東西。因此,基本上,技術將有很大幫助,尤其是當我們擁有此建築信息模型(BIM)來跟踪設計和預算的所有變化時。他們是驗船師計算器。並且,一旦架構師更改了M&E,則數量字段可以自行更改。因此,這些事情可以幫助提高整個過程的效率。

因此,我認為技術確實在整個過程中起著重要作用,但是,我想說將技術應用於建築和房地產開發也是一項挑戰,因為這是一個非常古老的行業。因此,作為以前居住在山洞中的人類,我們現在擁有自己的建築物。同時,實踐,文化可能很難改變。因此,將技術應用於建築工地或房地產項目可能會非常具有挑戰性,因此您必須準備對它們進行某種程度的教育,並讓他們接受其使用才能達成共識。

Darren Wong:我的意思是,這就是為什麼我們在這裡,對吧?我們試圖在Denzity中解決這個問題,顯然是想弄清楚整個研究部分,以了解正在發生的事情。因此,我認為這確實與我們的信念很相呼應。因此,除了BIM之外,虛擬查看和內容(如無人機),您知道或認為的其他技術和房地產技術或建築技術也會對我們產生重大影響整個房地產行業?

Ivan Ko:嗯,大多數情況下是物聯網或監視系統,即用於物業管理的面部識別。另外,機器人被用在建築工地上,人類無法進入的危險或非常困難的工作。因此,那些機器人技術可以成為另一種。我一直以為,有一天我們可以擁有一個機器人來清潔幕牆。因為清潔幕牆非常危險。如果我們有一個機器人,他可以在他清潔窗簾牆的同時播放音樂或跳舞,那麼人們可以看著建築物,這一切都非常有趣。因此,我認為這種事情將會改變,並且會變得更加普遍。

Darren Wong:我知道。我認為這實際上是一個非常好的PR,因為您知道要進行預售,對嗎?那將是一個很酷的計劃。所以這很酷。所以我想我在我知道你是一個忙碌的人之前就說過。我還有最後一個問題要問,你知道,有一天,和今天相比,今天要困難得多。成為開發商會難嗎?您會推薦那些考慮成為開發商的人嗎?還是您希望他們嘗試房地產領域的不同方面?

Ivan Ko [33:06]:我的意思是,加入開發商是整個價值鏈中最關鍵的部分,因為作為基金經理,即使他們處於投注鏈的頂端,不是組織者。唯一的主要組織者是開發商,因為他們必須組織許多不同的資源:土地,人民,銀行,消費者,承包商,政府官員。他們必須處理許多事情。因此,他們將所有這些組織在一起,然後將風險分為不同的部分,並將風險從自己的風險轉移到其他各方。每個人都要承擔一定的風險,例如建築師,承包商,然後是銀行家,他們在整個開發過程中承擔著不同的風險。因此,一旦完成了整個週期,您就可以輕鬆地升任其他職位,例如基金經理,房地產經紀等,因為現在您已經了解了整個過程,就可以像創業公司一樣建立自己的企業了。道具技術,密度等。是的,我想說這是一個很好的學習過程。

開發人員的生活非常有趣。您每天都會遇到不同的問題或不同的問題。很好

Darren Wong:是的,就像我認為,因為您和我,我們都認識了一對不從事房地產行業的人,他們試圖進入道具技術領域。對我來說,就像他們的學習曲線是如此之多,因為房地產不僅關乎技術,關乎人,關乎行業,關乎世界上的整個機器,以及如何製造一件使一切正常的作品?因此,這也引起了強烈反響,因為如果我不在房地產基金中工作,那我什至無法想到Denzity。我什至沒有辦法將其視為一種選擇。因此,您所知道的東西(例如來自您的東西)是一種有趣的東西。那麼,我的最後一件事是,您希望聽眾從這次採訪中獲得什麼樣的外賣?

Ivan Ko:我認為,如果您還沒有加入房地產行業,請加入。這是一個很大的行業。價值鍊和您可以做的事情很多。我的意思是,它是無限的。我會說,房地產行業,您在該行業停留的時間越長,您完成的項目越多,您的狀況就越好。不像IT那樣,15歲的學生可以擊敗高年級學生,而且經驗也不會太多。但是在房地產領域,您停留的時間越長,您越有經驗,那就越好。尤其是在人們可能活到120歲的現在。因此,您越健康越好,但與此同時,我認為準備學習一些東西,因為行業也在發生變化。因此,我認為房地產行業會參與其中。如果您可以成為開發人員的僱員,那麼可以加入。那是您職業生涯的最佳開端。

Darren Wong:嗯。我覺得這不僅是為了發展,也是為了投資,因為很多人都喜歡管理,這是一個非常大的整體領域,您所處的位置越來越多,因為我也認識很多人,所以越來越,他們會告訴我,例如“哦,我的第一筆房地產投資根本不算什麼。”但是我做得越多,我就知道我想要什麼,我就越知道該做什麼。因此,我認為這在這個行業中是獨一無二的,因為您知道的越多,您知道那裡的東西就更多,而您只是想成為一塊海綿並學到更多。所以我認為觀眾會喜歡的。如果人們想與您聯繫以了解有關您的工作的更多信息,我們如何建議他們找到您?

Ivan Ko:哦,他們可以通過Denzity找到我。是的,或者他們可以給我發電子郵件或WhatsApp。我歡迎各種內容或聯繫,尤其是如果您對房地產行業或發展,房地產基金管理感興趣,我可以提供一些建議或幫助或其他內容,我認為該行業需要很多優秀人才,人和渴望成功事業的人。

Darren Wong:我認為那很好。顯然,在電話會議之後,我會問您類似的鏈接和諸如此類的內容,以便其他人與您聯繫。我會把所有內容都放在展示筆記中。然後我想說,伊凡,我想我想在將來做一個長篇大論,潛入您的旅程,因為我敢肯定您還有更多的故事是您沒有告訴我的,聽眾呢。我也很想親自了解一些東西。並感謝您的時間。我真的很感激。我只希望您下次再來接受我們的採訪。

Ivan Ko:是的,是我的榮幸。另外,謝謝,達倫,我認為您有一個良好的開端。

Darren Wong:謝謝。

Ivan Ko:讓我們開始吧。並取得成功。

Darren Wong:是的,我也希望如此。有一陣子了。非常感謝,非常感謝,下次再與您交談,謝謝。

Ivan Ko:好的,謝謝。再見。