Wednesday, January 15, 2014

Andaman upbeat on property market

PETALING JAYA: The local property market will pick up in the second half of the year, following further announcements from the central bank on lending guidelines, said Andaman Property Management Sdn Bhd managing director Datuk Seri Dr Vincent Tiew.
“From my observations of the industry in the past, I anticipate further announcements following these five months or so post budget 2014.
“People are somewhat confused and prefer to wait this period out. Once buyers grasp a better understanding of all the guidelines, many will want to keep investing,” he said at the sidelines of Andaman Group’s Loyal Buyers Reward Programme ticket distribution ceremony for its Property Outlook Conference 2014, which took place over the weekend.
To recap, Bank Negara had set the brakes on interest capitalisation schemes and the developer interest bearing scheme last year in an effort to cool speculative activities in the property sector.
Among other guidelines announced during the Budget 2014 included the use of the net selling price of a property – which excludes rebates and discounts – to obtain bank loans , as well as the reimposition of the real property gains tax (RPGT) of 30% for the first three years upon disposal.
“Further announcements by the central bank will not necessarily be negative news to investors. They could be measures to curb or better manage certain classes of property assets in terms of loan financing,” he added.
Tiew speculated that sub-urban areas will perform better in 2014 as small-town residents still had cash to invest.
Andaman Property started in 2005 with its first residential condominium project in Subang USJ, worth RM150mil in gross development value (GDV).
To date, Andaman Property manages more than 15 projects in the residential and commercial market in the peninsula totalling RM3bil in GDV.
Andaman currently owns land in Kota Damansara, Ampang and Subang, which will be developed and launched over the next few years as mixed developments.
The property player is targeting to achieve above RM1bil in sales from all its projects in 2014.
On the RPGT, Tiew said the 30% levy on a profit amount was fair.
“It would affect property holders in the first half of the year to hold on longer to their real estate but to me, it’s an acceptable amount to pay compared with Singapore,” Tiew said.
Currently, the challenge for property developers was to manage the consistency of business flows and billing, Tiew said.
“I expect prices to increase by 10% as more development charges are being imposed on new projects,” he said. “As such, property prices will not fall except in the event of a world economy slump.”
In view of cautious consumer sentiments in the face of rising costs, Tiew urged investors to hedge their financial portfolio by investing into real estate.
“Property players targeting the middle income group will have to restrategise because that market is suffering. Seeing as the affluent are not affected by new rulings and guidelines, the middle income group – whose household income sits between RM2,000 and RM10,000 – needs a lot of reasoning,” Tiew said. - The Star

Cautiously optimistic outlook with property developers in Iskandar expecting tough 2014

JOHOR BARU: The “feel-good” factor that was prevalent in 2012 and 2013 for the property market in Iskander Malaysia is unlikely to continue this year following property cooling measures introduced by the Government in the last quarter of last year.
Property developers are rather cautiously optimistic on the market outlook for 2014 and are anticipating it to be a tough year for many.
Johor Real Estate and Housing Developers Association (Rehda) branch chairmanKoh Moo Hing said the Year of the Horse would be more challenging and that developers must be well-prepared to face the worst.
“I assume that many of our members will adopt the wait-and-see approach in the first-quarter of 2014, to see the real impact from the (property cooling) measures,’’ Koh told StarBiz.
He said the measures were not something new as other countries would also resort to similar measures to ensure locals were not sidelined and denied from owning houses.
Koh said 2013 was the best year for 30 odd members of Johor Rehda who participated in the Malaysian Property Exposition (Mapex) held here in May and November.
He said these members raked in a combined RM3bil in sales over a one-month period.
“It would an achievement if they could repeat the sales figure again for this year’s events,” he added.
The 30-day period starting from the first day of Mapex is the benchmark used by Rehda to determine the value of sales by participating developers.
“Johor Mapex to be held in April will give a clearer picture on the Iskandar property outlook and how developers are coping with the uncertainties and challenges,’’ said Koh.
He said developers would be ready to face the tough year ahead and adapt well as they had experienced the ups and downs in the industry over the years and emerged stronger. Koh said that speculators would be phased out gradually from the property market with the implementation of the measures with owner-occupier buyers dominating the market. “This year’s launches will see between 100 and 200 units with more developers opting for landed houses as demand for them is still strong in Iskandar,’’ he said.
KGV International Property Consultants (M) Sdn Bhd director Samuel Tan Wee Cheng concurred with Koh that the market would see more serious buyers.
But he said buyers would be more cautious on the new policies – the real property gains tax (RPGT) and the hike in ceiling price from RM500,000 to RM1mil for foreign property buyers.
“Prices of houses will continue to go up this year, determined by the policies and escalating costs of labour and building materials,’’ said Tan.
He said it was matter of time buyers especially first-time house owners decided whether to continue waiting or make the kill before the prices move up north.
Tan said if the prices continued to go up, more buyers would go for the secondary market where prices were between 20% and 30% cheaper compared with new launches.
“For instance, the average selling price for a new double-storey link house in Iskandar is RM800,000 per unit, but if you look around in the secondary market, you’ll be paying RM600,000 for it,’’ he said.
Tan said landed houses in the secondary market came with generous land size and bigger floor area plus ready amenities and facilities within the neighbourhood or the development.
He said if this could prompt developers to lower the selling prices of their new launches to attract potential buyers and also offer no-frills houses to cut costs.
Tan said foreign buyers would continue to buy properties in Medini, Nusajaya as there was no restriction to foreign ownership in the area and they were not subject to the RPGT regime.
SP Setia Bhd divisional general manager Hoe Mee Ling said many uncertainties in both global and domestic market might affect the property market in the first-half of 2014.
She said among the issues were the pressure of increasing costs as a result of skilled labour shortage, reduction in subsidies beginning with petrol last September and electricity tariff adjustment in 2014 and policy changes.
“However, challenges always come with opportunities and there are still positive factors in the Iskandar property market,’’ said Hoe.
She said the fundamental demand for properties in Iskandar would remain high and strong as long as developers could adapt to their products to suit this demand.
Hoe said the outlook was still good as properties fetched good yields and were the best hedge against inflation. - The Star

Slowdown in property launches in M'sia

PETALING JAYA: Property launches and sales will soften this year, as the market gravitates towards the actual impact of the 2014 budgetary measures, property consultants concur.
Managing director of property consultancy VPC Alliance Malaysia Sdn Bhd James Wong said with the cooling measures in Budget 2014, sales volumes would drop and the property market would soften, particularly the sales of condominium prices ranging from RM750,000 to RM1mil, which are targeted at foreigners.
He said property launches were expected to slow down compared with 2013 and some launches might even be delayed or scaled down, if effective demand was not there.
Wong expected more affordable homes to be introduced this year, with properties near the proposed mass rapid transit and light rail transit extension lines set to be popular.
“Although the landed residential sector is expected to be resilient with stable growth, especially property within gated and guarded enclaves, sales of residential properties to foreigners would be slow as a result of the budget measures. Transactions in condominiums would slow down, with a possible price correction.
“The abolition of the developer interest-bearing scheme (DIBS) and other freebies is expected to reduce the volume and value of the transactions in the primary market, and new property launches may be affected, as without the DIBS, many potential housebuyers may not be qualified to purchase houses. Overall, the housing market would moderate, with a reduction in property transactions and prices,” Wong said.
According to CB Richard Ellis Malaysia executive director Paul Khong, the minimum RM1mil limit for foreigners would affect the mid-range residential sector, and potential buyers would tend to defer their decision to buy. The imposition of the full real property gains tax will have a blanket effect on curbing speculation across all sectors and impact the take-up rate.
“It has been a quiet start this year and most developers are deferring their launches till the later part. With the Chinese New Year coming up end-January, it is traditionally a quiet period for the property sector. More project launches are expected to come through in or after the second quarter,” Khong observed.
After a relatively quiet first-half and the market finding its equilibrium, he said more action was expected in the second half of the year.
He pointed out that developers would have to work harder this year to attract sales, and many might consider marketing their projects overseas and incorporating innovative and lifestyle concepts into their projects.
“Good and innovative packages plus value-for-money features in property projects would go far in 2014,” Khong conceded.
He said one of the property hotspots would be Medini@Iskandar where new projects like I Medini Walk (by Singapore’s Tang Group of Companies) and Avira (Eastern & Oriental Bhd) both near Legoland would be entering the market soon.
Many developers will be looking at the Medini area, as it is a special international zone with various taxes/benefits, including an exemption of the RM1mil minimum price limit imposed on foreigners. - The Star

Monday, January 13, 2014

Malaysia's property market to take a breather this year and next

PETALING JAYA: The property market might need at least two years to digest and recover from the various cooling measures that came into effect this month, but expect it to surge again in 2016, say industry officials.
According to Malaysian Institute of Estate Agents president Siva Shanker, 2014 is expected to be a tough year for sales, but the market will find its footing next year and catch the next upcycle in 2016.
“The market ground to a standstill after Budget 2014. There was a knee-jerk reaction in sales.
“It will probably stay in the doldrums for the first half of 2014. The second half may be better,” Shanker, who is also CEO-Agency of property consultancy PPC International Sdn Bhd, told StarBiz by phone.
Shanker believes that speculation over the past few years in the primary market, resulting in “far more properties bought than needed”, had been put to a stop by the new curbs.
“The days of 20%-40% appreciation in property prices after only a few years is over, ” he said.
Even so, Shanker sees the secondary market, which he said had languished for years, regaining its lustre.
“A new launch in Bangsar could set you back RM1,500 per sq ft, compared to RM800-RM1,000 per sq ft for an existing property. The discount goes up to 50% in some prime areas,” he said.
An analyst with TA Research said that unlike previous years, many listed developers have held back on their 2014 sales targets – a departure from their usual forward guidance in December – until a clearer picture emerges from the effects of Budget 2014 and other tightening measures.
The exception is Mah Sing Group Bhd, which is aiming for a 20% increase in sales this year to RM3.6bil.
According to the analyst, policy uncertainty on several fronts – such as whetherIskandar Malaysia’s Medini is exempt from real property gains tax, or the pricing of bank loans using the net selling price of a property – remains an overhang on the market.
“The sector’s fundamentals are intact, but in terms of share prices, the catalysts are lacking,” she said.
Property players have noticed a marked slowdown in sales since the various curbs were put in place, although it is unclear by how much.
A number of high-end launches were also shelved, as developers switch their focus to the affordable segment of the market, where demand is more resilient.
Some of the projects launched post-Budget 2014 include block B of YTL Land & Development Bhd’s Fennel@Sentul East condominiums, which saw a take-up of 80% soon after it was opened for sale in mid-November, while tower A and B of Sunway Bhd’s Geo Residences were 85% sold within two weeks, HwangDBS Vickers Research noted.
In Iskandar Malaysia, however, the response to UEM Sunrise Bhd’s Almas Suites and WCT Holdings Bhd’s Medini Signature Tower 2 have been lukewarm,Maybank Research said in a report last week.
The brokerage’s only “buy” call is Glomac Bhd, even though the firm has cut its own sales target for the year ending April 30, 2014 by 18%.
CIMB Research is more upbeat. It expects buying interest to return in the first half of this year, albeit gradually, when potential homeowners realise that prices are unlikely to fall, and that inflationary pressure from the impending goods and services tax, along with other subsidy cuts, leads to higher prices.
“As these macro prudential and policy measures are meant to curb speculation and not restrain genuine demand, the impact (though negative in the short term) should be positive over the longer run because they should help to remove froth from some segments of the market.
“Also, affordability remains close to its highest ever. Robust sales by developers should provide impetus for a re-rating of property stocks,” the research house told clients earlier this month.
Hong Leong Investment Bank Research, which believes the market will stage a recovery in the second half of the year, advocates a buy-on-weakness strategy for shares amid trough valuations. - The Star

Sunday, December 29, 2013

Challenging outlook looms over property market

Various groups with vested interests in the property sector are still dissecting the multi-faced measures announced a few months ago in Budget 2014. They are concerned about the impact it will have on the market and are trying to make the best of the situation.
The measures to cool the market underscore the Government’s resolve to curb property speculation and promote a more healthy and sustainable market. A focused policy on affordable housing is also one of the main thrusts of the Government initiatives. The new budget measures apply to all property projects nationwide except those in the Medini enclave in Iskandar, Johor, which has been declared a special economic zone.
Property consultants concur the unveiling of the budget measures have jolted both developers and buyers, especially speculators, and there is bound to be a short-term consolidation as they wait out to see the impact of those measures on the market.
Yam: ‘Budget 2014 has an adverse impact on the property market.’
Needless to say, developers are feeling the heat. Many are concerned the imposition of the full real property gains tax (RPGT) regiment may stall buying interest and impact sales.
The hike in pricing threshold for properties that foreigners can buy from RM500,000 to RM1mil is also a cause of concern for developers with projects targeting foreigners.
Meanwhile, potential buyers and investors are keeping their fingers crossed for better deals in the form of more innovative product offerings at more competitive pricing as the new year unfolds.
Real Estate and Housing Developers’ Association president Datuk Seri Michael Yam sounded the alarm when he said that “Budget 2014 has an adverse impact on the property market and will cause negative sentiment to permeate in the market place.”
“The industry and the consumers would take a more conservative approach in respect of sales launches or a buying decision. Going forward, developers would need to be more careful with its market research to ensure there is high probability of take-up in their project launches. Buyers are also expected to adopt a wait-and-see attitude with the hope of a fall in prices, while sellers are holding on to their prices waiting for an opportune time to sell,” he surmised.
Yam suggests developers do more indepth research and test the market before deciding to sell, or if necessary defer launches. He notes that this will likely lead to further imbalances in the supply and demand.
Despite envisaging a slight negative impact on the market, executive director of property consultancy CB Richard Ellis MalaysiaPaul Khong expects a fair and stable outlook for the property market next year.
He says investors hoping to flip their properties for short term gains will now be compromised if they do not dispose off their properties by this year due to the latest RPGT guidelines. The new RPGT regime is effective from Jan 1, 2014.
“Buyers will now have to revisit their investment criteria carefully. As for developers, they also have to work much harder to conclude more sales in 2014.
“With the abolishment of developer interest bearing schemes, the number of pure speculators and short term investors will drop in tandem,” Khong observes.
Khong expects a fair and stable outlook for the property market next year.
He says project launches will continue in 2014 as developers still need to develop as property development is their core business.
“But the project launches will be targeted more towards the mass market and will be at more reasonable price levels.”
Khong says in a more competitive environment, developers may need to provide higher quality products and more trendy developments to entice buyers, and buyers can look forward to better deals and hopefully greater value for their money.
On the average market, players will take three to six months to digest the impact although they will continue to invest with different objectives in mind.
The RPGT basically follows the principle of “No gain, No tax”, so it lessens the quantum of gain in the overall picture and does not penalise actual buyers, Khong says.
“The budget measures basically eliminate short term investors who are looking for high and quick gains in the local property market and force the market to stabilise and investors to take a longer term view on their investments,” Khong concludes.
DTZ Nawawi Tie Leung executive director Brian Koh says the tapering of bond purchase by the US Federal Reserve may result in a more challenging market outlook for the local property market.
“The market is likely to be more challenging given the related effects of rising interest and a tighter credit environment. It is likely to take a breather with new supply and launches likely to be delayed in the first few months of the year as developers tread cautiously to test the impact from the cooling measures of Budget 2014,” he explains.
Koh says it will be “a sort of reset for the market, so that the various parties are brought back to review their basic assumptions and expectations on more fundamental issues such as sustainability of trend, affordability and potential risks/returns going forward.”
“Developers are likely to launch less projects, downgrade specifications, reduce sizing, squeeze on construction costs, and accept lower margins.
“As for buyers, speculators who are caught in the new changes will have the most to lose, if they do not have the holding power,” Koh points out.
So what type of projects will be popular in this new environment?
Koh: ‘a sort of reset for the market.’
Rehda’s Yam says the perenially popular types of housing would be guarded and gated landed houses, double-storey terraced housing, semi-detached and detached houses, small size condominiums in prime locations including those on top of or in the vicinity of MRT stations.
“For retirees and lifestyle living, properties on the island of Penang, beach resort and parts of Iskandar will be sought after,” Yam concludes.
Khong says inner city integrated developments like Pavilion and Tropicana Mall or the newly launched Damansara City and Damansara Uptown Phase 2 will lead the pack on the strata residences sector, followed by the ever green landed terrace houses (guarded and gated concept) in good locations.
He believes branded residences with good amenities such as MRT stations nearby and fully fitted/furnished units will also go far with buyers.
“As for projects targeted at the foreign buyers, they will now have to be more high-end driven following the higher price threshold of RM1mil imposed on foreign buyers from January 1,” Khong adds.
Koh says the market can expect more projects that cater to the family and for owner-occupation. - The Star

Renovating your house

A HOUSE may be the largest investments in one’s life, but that is not all. One may want to renovate it and it does not come cheap these days.
Success Concepts Life Planners chief executive Joyce Chuah shares withStarBizWeek that renovation cost has increased by about 12% over the past eight years.
“Having said that, one has to deliberate on how much one should allocate for one’s renovation budget,” she says.
Advocating that one needs to be clear of the objective of the renovation, she says if it is for one’s own stay, allocating a 5% to 10% of the house value as the renovation budget is feasible. It is common to exceed the budgeted amount and then have difficulties paying for it later on.
Shanke : ‘It is not advisable to do extensions as the value is questionable’.
“It is very subjective with many variables in play. For example, how many children will be staying in the house, the size of the house, and so on,” she says.
For people puchasing their house with a mortgage, she says it would be wise to allocate another 5% to 10% of the purchase price for renovation in the loan amount as well.
Retired financial planner Mike Lee, on the other hand, notes that renovating a house should only be considered if other responsibilites are well taken care of. Citing child education and savings, for instance, Lee says much of this renovation cost could be invested for better returns.
“Except if you’re a person who needs to entertain guests at your house, spend only the minimum to make the house look better. One should look at simple decorations instead of expensive furnishings,” he says.
He adds that it is common for retirees to withdraw their pension savings to renovate their house. But he cautions against this move as the renovation does not generate income.
Does renovation increase the property’s value?
Malaysia Institute of Estate Agents (MIEA) president Siva Shanker says when the house is for one’s own stay, one can do according to one’s taste. But if it is for investment, do not expect your tenant or buyer to have the same taste.
“If it is for investment, one just needs to touch up the house to ensure it is clean and presentable. It is not advisable to do extensions as the value is questionable as well,” he says.
Chuah: ‘There should be a balance between consuming and growing your wealth.’
He adds that most renovation does not result in raising property value. “For renovations with no proper approvals, valuers will not even include the renovation cost in their valuation,” he says.
Apart from that, he says most renovations would be discarded by the new owner.
“In some cases, you will see extensions being done to create more rooms, occupying exisitng land which was once used to be a garden. But your next buyer may prefer the original layout,” he says.
Lee says people buy a property because of its location.
The age old adage of “location, location and location” remains the main influence of property value. However, if the house is for one’s own occupation, and one has the means to enjoy the finer things in life, why not?
Success Concepts’ Chuah sums this up nicely: “There should be a balance between consuming and growing your wealth.” - The Star

Sunday, December 22, 2013

水晶花园共管机构起诉两造 禁止银行拍卖土地

(槟岛西南区21日讯)水晶花园(Krystal Garden)高级住宅区共管机构今日召开特别大会通过两项动议,首项动议是要求联邦直辖区报穷局以清盘师的身份,起诉伊斯兰银行和槟州土地及矿物局以解除土地抵押令,禁止银行拍卖住宅区土地。
丹 绒区国会议员黄伟益指出,有关发展商REKA MESRA有限公司已於2010年清盘,联邦直辖区报穷局作为该公司清盘师。但该公司早在2004年1月,将该住宅区的土地抵押给伊斯兰银行,而该银行於 今年7月31日在英文报刊登告示,指银行将根据1965年国家土地法典赋予的权力拍卖有关土地,所有在该土地上建构的房子将被清拆。
“共管机构於是召开特别大会动议通过报穷局以清盘师的身份起诉上述两造,以解除抵押令禁止银行拍卖有关土地。”
不过他说,有关诉讼是“友善”性质的,所有购屋者受促联络该银行或律师以呈上相关文件,以确认个别的产业拥有权状况,包括已赎回、局部赎回或完全未赎回自己的产业。
“至于第二项动议是一旦抵押令解除并取得总地契后,共管机构会聘请测量师申请分层地契。屋主们也同意共同负担第一项动议的2万令吉诉讼费和第二项动议的3万令吉测量费。”
黄伟益是在该共管机构特别大会后,和理事们召开记者会发表以上谈话。他受询时表示,此次召开的特别大会已超过法定人数,所以是合法的。- 光华

Saturday, December 21, 2013

KWAP rising up to the challenge

RISING equity prices is a boon for investors. At Kumpulan Wang Persaraan or KWAP, the FTSE Bursa Malaysia KL Composite Index’s (FBM KLCI) 9.5% gain year-to-date lifted the fund’s asset value to above RM100bil for the first time ever.
That growing pile of money will come in handy when the pension fund is called to assist the Government in funding its bulging pension liability, which some estimates put at close to RM300bil today.
At a glance, it seems to be a massive RM200bil shortfall in funding the Government’s future pension liability. But because the civil service pension scheme is funded entirely from the Government’s coffer, the burden actually falls on future taxpayers.
Experts say the existing pension scheme needs to be reformed to avoid further stress on the already stretched public finances.
Wan Kamaruzaman Wan Ahmad
Kamaruzaman is confident KWAP will perform better this year , or at least match its performance last year.
Allianz International Pensions, in a report in August, said the Government Transformation Programme (GTP) introduced in 2010 include a change to the civil service pension scheme from the current tax-financed defined benefit (DB) system into a funded defined contribution (DC) scheme.
The intended reform will reduce the Government’s future fiscal burden.
“We are preparing ourselves for that eventuality when we have to take over the Government’s pension scheme,’’ KWAP chief executive officer Wan Kamaruzaman Wan Ahmad said.
As it is, 16 consecutive years of fiscal deficits had raised concerns whether enough funds can be made available by the Government to cover for its growing future pension obligations.
This is why KWAP was set up years ago – to help the Government pay for its future pension liabilities.
KWAP traced its roots back to 1991 when the Pensions Trust Act was enacted to assist the Government in funding its pension liability with a launching grant of RM500mil.
In 2007, KWAP was established and corporatised. By that time, its fund size stood at RM48bil.
KWAP’s financial statements show that the Government contributes between RM4bil and RM5bil a year. It also gets to keep all the profit it makes to be reinvested. This compounded interest effect has enabled the fund to more than doubled its size in six years.



Pension fund?
Presently KWAP is more like an asset management company than a pension fund.
Kamaruzaman, however, is quick to point out that KWAP has not lost sight of its original purpose to assist the Government in meeting future pension commitments.
To keep up with the growing pension bill, he reckons the fund must achieve a steady rate of return of at least 6% a year.
Last year, the fund’s gross return on investment was 6.84%.
Kamaruzaman is confident KWAP would perform better this year, or at least match its performance last year.
The outlook for 2014, however, is more challenging.
The bull run in the stock market, now in its fourth year since it began in earnest back in March 2009, is starting to show signs of fatigue. With the US Federal Reserve trimming down its stimulus programme, the upside potential for the local index in 2014 is limited, according to MIDF Research.

The more subdued outlook for equities could take the wind out of KWAP’s recent impressive run. Bond yields, however, have moved higher in 2013 and have partially priced in tapering risk with the benchmark 10-year Malaysian Government Securities holding at above 4%.
“Equity is the kicker for us,’’ Kamaruzaman says. “But we need to look for other alternative investments to ensure returns are more sustainable.’’
The former treasury general manager at Employees Provident Fund took over the KWAP helm in May this year to succeed Datuk Azian Mohd Noh, who retired in March.
Kamaruzaman, however, did not get to enjoy his honeymoon period, as the regional markets took a huge tumble barely a month after he came on board amid worries that the US Federal Reserve will reduce its bond purchases programme sooner than expected.
By August, the stock market in Thailand had plummeted 20% from its peak, while the FBM KLCI was barely hanging on above water for the year, as foreign investors ditched shares and bonds in emerging markets to chase rising yields in developed markets.
Markets were calmer in September and sustained buying by large institutional domestic investors in the past months drove up the index to several record sessions in the past two months including to its new all-time high of 1,850 points last Tuesday.
The support provided by funds like EPF and KWAP even drew a comment fromBank Negara governor Tan Sri Dr Zeti Akhtar Aziz who earlier this week said that institutional investors would be important contributors toward stabilising the market once the US quantitative easing (QE) tapering exercise takes place.
“We recognised the fact that institutional long-term investors like us have a role to play in developing the capital market,’’ Kamaruzaman says.
Last year, KWAP invested RM1.5bil in a perpetual sukuk issued by Malaysia Airlines (MAS), which is the first sukuk in the world with no maturity period. Kamaruzaman says the fund does not own any shares in the airline, but bought the perpetual sukuk because MAS’ controlling shareholder Khazanah Nasional Bhd carries a strong credit rating.
“There is always a lot of conservatism in our investment decision,’’ Kamaruzaman says.
KWAP had lost big money before on some of its investment.
The Auditor-General, in its most recent report, chided KWAP for a taking a big hit over its huge exposure in Time dotCom Bhd and its investment committee for failing to keep proper records.
“That was a wake-up call for us to improve our process,’’ Kamaruzaman says, adding that changes have been made to strengthen its investment structure and decision-making process.
“We are also looking into improving our talent management,’’ he says.

The fund had recently obtained government blessing to invest up to 19% of its assets overseas.
Critics have argued that the fund is taking on unnecessary risk by going overseas. KWAP says it needs to diversify its assets to ensure sustainable returns,
“The local market is too crowded,’’ Kamaruzman says.
There are seven major government-linked investment companies with total asset under management worth RM1 trillion and growing. EPF alone collected RM46bil in new contribution in 2012.
“There is only a limited supply of blue-chip companies in the market, which means everyone is going after the same stocks,’’ he says.
Kamaruzaman, however, believes there is still value buys in the stock market, even at current lofty levels.
“We just need to look harder,’’ he says.
In August, KWAP has allocated RM300mil to small and medium capitalised stocks on Bursa Malaysia as the fund sought to find value in fast-rising emerging companies. Currently the fund own shares in about 90 listed companies.
Kamaruzaman says the fund has equity investment overseas with a planned allocation of between 50 million euros and 100 million euros to buy shares in large European companies.
The investment will be in addition to RM1bil already invested in companies listed on the London Stock Exchange.
“There are also other types of investment that we can do within our risk appetite,’’ he says. This includes private equity investment, but that is just a “tiny portion” of the fund.
The old saying about “not putting all of your eggs in one basket” rings true when it comes to investing.
The next big thing for KWAP is the property sector.
Kamaruzaman says the investment in the property sector is expected to generate steady rental returns of between 6% and 8% a year.
Pension liability
This year alone, the Government will spend close to RM13bil for promised pension payments.
The bill in 2010 was RM9bil.
Under the current arrangement, the funding for civil service pension scheme came direct from government revenue.
There is no contribution from its employees, who are either directly employed by the Government, statutory bodies or local authorities. Apart from the reserves managed by KWAP, the Government pension liability is largely unfunded.
The risk is that with years of salary increases and longer life expectancy, the fiscal cost faced by future generations to take care of the public sector retired workforce could balloon further.
In 2009, the Finance Ministry and the Public Service Department undertook a Pension Liability Study to establish how KWAP can assist the Government in funding its pension liability.
The term pension liability refers to the amount of money that the Government has to account for in order to make future pension payments. It is the difference between the total amount due to retirees and the actual amount of money it has now to make those payments.
At that time it was estimated that the Government future pension commitment stood at RM260bil.
Last year, the Government raised the retirement age for its employees to 60 years to keep the lid on rising pension cost.
With its 1.4 million workforce, the public sector is one the largest employers in the country. Its pension benefits, with up to 60% monthly payment on last drawn salary and free healthcare at public hospitals, is almost unmatched by the private sector.
One thing is certain, the cost of paying for these benefits will continue to rise and reform is urgently needed to avoid further future fiscal burden. - The Star

Beefing up property assets

KWAP is looking beef up its property portfolio with more office buildings. CEOWan Kamaruzaman Wan Ahmad said the fund is close to securing its maiden property deal in the heart of Kuala Lumpur that will also house its new headquarters.
The completed office tower, eyed by KWAP, is already partly tenanted.
“This would allow us to get immediate rental income once the transaction is completed,’’ Kamaruzaman says.
KWAP bought its first property in Australia in 2010.
It now has six properties in big cities in Australia and in London. (see table)

Kamaruzaman says the fund is currently doing a due diligence on a potential property acquisition in the United States.
He laments the hassle and slow process of buying properties in Malaysia.
“It is easier and quicker for us to complete an acquisition in developed countries,’’ he says.
Kamaruzaman says KWAP is also looking for opportunities to acquire plots of land with development potential in the Klang Valley.
“We have revised our investment guidelines to allow for land acquisition, undertake construction risk and property development project,’’ he says.
Another area that the fund is keen to venture into is ownership of infrastructure assets that provide steady recurring income.
Kamaruzaman says the fund is interested to invest in highways, ports and power plants, although an expansion into this type of investment will probably be confined to domestic assets.
“Infrastructure asset fits well into our investment strategy,’’ he says. - The Star