{ "set": "glossary", "contract_version": 1, "content_hash": "bea3e9a1fe498f8d69f2ce8fbe58fc27dd24bb522c4065cf5fb1a296dddaab77", "generated_at": "2026-09-25T14:57:48Z", "locale": "en", "locales": [ "zh-Hans", "en" ], "sources": [ "resources/js/utils/glossaryContent.js", "resources/js/Pages/Main/Portal/Lms/Partials/Glossary/QuizPanel.vue" ], "markup": "html-inline", "web_path": "/property/academy?tab=glossary", "steps": [ { "key": "terms", "n": "01", "label": "Terms · Q&A", "long": "Key terms + common questions", "native": true }, { "key": "cases", "n": "02", "label": "Real lessons", "long": "Real lessons: the cost of not knowing", "native": true }, { "key": "demo", "n": "03", "label": "Interactive demo", "long": "Interactive demo: work the mechanism yourself", "native": false }, { "key": "quiz", "n": "04", "label": "Chapter quiz", "long": "Chapter quiz (on this chapter)", "native": true } ], "chapters": [ { "index": 0, "slug": "titles", "letter": "A", "title": "Ownership & land titles", "blurb": "Freehold, leasehold, the three kinds of title", "why": "Your land title decides what you actually “own”, whether you can resell smoothly and whether a bank will lend. It is the foundation of every deal — get the foundation wrong and everything after it is wrong.", "news": { "title": "Penang gives 90% off the premium for renewing residential leases — land worth RM1M still costs RM100k after the discount", "source": "Malay Mail · 2022", "url": "https://www.malaymail.com/news/malaysia/2022/11/21/penang-gives-90pc-discount-for-extension-of-lease-for-residential-land/41032" }, "lesson": "In Penang, twenty to thirty thousand leasehold plots are coming up for expiry. The renewal premium is based on the land's value — land worth RM1M costs RM1M to renew for 99 years, and even with the state's 90% discount it is still RM100k. Many people buying leasehold only compare it as “10-15% cheaper than freehold” and never count this six-figure bill, decades away, as part of the cost; once fewer than 60 years are left, bank loans start to shrink too.", "terms": [ { "en": "Freehold", "zh": "No expiry date", "def": "Permanent ownership you can pass down; a transfer needs no Apply Consent (state approval). The government can still acquire the land under the law, paying market value — “only leasehold gets taken back” is a myth." }, { "en": "Leasehold", "zh": "Ownership for a fixed term", "def": "Usually 99 years, and in effect you are a long-term tenant; when it expires you pay a premium to renew, and a transfer needs the state government's consent. The fewer years left, the harder it is to get a loan or resell." }, { "en": "Master Title", "zh": "The parent title, before it is split", "def": "Until the title is split up, the property belongs to the master title holder (the developer); a sale needs their approval and must be recorded with them." }, { "en": "Individual Title", "zh": "One owner's own title", "def": "The title for a landed home with a single owner, who is also the holder of the land." }, { "en": "Strata Title", "zh": "Title to a unit in a building", "def": "The unit is yours + the common areas are shared; every owner automatically becomes a member of the owners' management body." }, { "en": "Bumi Reserve", "zh": "Land reserved for Bumiputera", "def": "Land reserved for Bumiputera / Malays; some new projects must sell a 30% quota to Bumiputera buyers. Non-Bumiputera buyers face restrictions." }, { "en": "Property Without Title", "zh": "Title not issued yet", "def": "A property whose individual or strata title has not been issued yet. A sale is done by signing a “Deed of Assignment (DOA)”, which transfers your rights without registering at the land office; once the title is issued, ownership formally changes hands with a “Memorandum of Transfer (MOT)”." }, { "en": "Restriction in Interest", "zh": "A limit written on the title", "def": "A restriction on transfer written on the title (such as needing state government consent). Find it with a Land Search before the deal." } ], "faq": [ { "q": "I've heard the government takes leasehold back. So is freehold safe forever?", "a": "A myth — the land acquisition law treats both the same (when the government acquires land for public use, it pays market value either way). The real differences are the term, the renewal cost and the transfer paperwork — not whether it can be acquired." }, { "q": "How many years left on a leasehold count as “safe”?", "a": "The industry rule of thumb is about 60 years (banks want enough years left when the loan ends). Below that, loan tenures shorten and the margin of finance drops; renewing means paying a premium — based on land value, it can run to six figures." }, { "q": "All else equal, why does a leasehold deal take months longer than a freehold one?", "a": "Because the transfer needs the state government's written consent (Apply Consent), which usually adds 2-3 months — the whole deal stretches from 3 months to 6-7 months, and seller and buyer both need to count that time as a cost." }, { "q": "Can I buy a property whose title hasn't been issued yet?", "a": "Yes — your rights are transferred by a Deed of Assignment (DOA), and the formal transfer (MOT, Memorandum of Transfer) is done once the title is issued. Do a Land Search before you buy to confirm who the developer is and any burdens on the title." }, { "q": "Can non-Bumiputera buy Bumiputera reserve land or Bumiputera-quota units?", "a": "Reserve land is restricted; a quota unit must be released with state government approval before it can be resold to a non-Bumiputera — the process is long and uncertain, so behind any “cheap” price, ask about this first." } ], "cases": [ { "lesson": "In Penang, twenty to thirty thousand leasehold plots are coming up for expiry. The renewal premium is based on the land's value — land worth RM1M costs RM1M to renew for 99 years, and even with the state's 90% discount it is still RM100k. People who buy leasehold comparing only “10-15% cheaper than freehold”, without counting this future bill, will be caught by it decades later.", "news": { "title": "Penang gives 90% off the premium for renewing residential leases — RM1M land still costs RM100k after the discount", "source": "Malay Mail · 2022", "url": "https://www.malaymail.com/news/malaysia/2022/11/21/penang-gives-90pc-discount-for-extension-of-lease-for-residential-land/41032" } }, { "lesson": "In Perak, the leasehold land of 160 Chinese new villages is coming up for expiry, and the state is offering renewal at an 80% discount for the last owners and 75% for heirs — the fact behind the discount: the new villages' title problem has dragged on for more than half a century, passed down from one generation to the next, with the premium always hanging over them as a bill. The years left on a title are not an abstract idea; they are a real figure on a family's balance sheet.", "news": { "title": "Perak gives an 80% discount on the premium to renew new-village leases", "source": "Malay Mail · 2021", "url": "https://www.malaymail.com/amp/news/malaysia/2021/12/10/perak-state-govt-to-give-80pc-discount-on-lease-premium-for-last-owners-on/2027443" } }, { "lesson": "In day-to-day practice: a leasehold transfer needs Apply Consent (the state's approval), so the deal stretches from 3 months to 6-7 months; the industry rule of thumb for years remaining is about 60 — below that, loan tenures shorten, the margin of finance drops, loans may even be refused, and the next buyer finds it harder to take over = you find it harder to get out. Think about the day you exit on the day you buy.", "news": { "title": "Leasehold renewal premiums and the transfer process in practice — why deals take 3 months longer", "source": "MalaysiaHousingLoan · 2026", "url": "https://malaysiahousingloan.com/leasehold-extension-premium/" } } ], "quiz": [ { "q": "You like a leasehold condo with 55 years left on the title. A friend says “the government takes leasehold back, but not freehold”. Based on this chapter, which statement is right?", "options": [ "Your friend is right — only leasehold can be acquired", "Freehold can also be acquired by the government under the law, with compensation at market value — the difference is the term and the transfer paperwork, not whether it can be acquired", "Leasehold renews automatically, for free, when it expires", "Transferring freehold also needs the state government's consent" ], "correct": 1, "explain": "The land acquisition law treats both kinds of title the same (compensation at market value). The real differences: leasehold has a fixed term, needs a premium paid to renew, and a transfer needs Apply Consent (the state's approval)." } ], "demo": { "available": true, "native": false, "id": "glossary-demo-A", "web_path": "/property/academy?tab=glossary&chapter=titles&step=demo" }, "web_path": "/property/academy?tab=glossary&chapter=titles" }, { "index": 1, "slug": "types", "letter": "B", "title": "Property types", "blurb": "Landed, the SOHO trio, dual key, lelong (auction)", "why": "Same budget, wrong type = the wrong tenants, the wrong rates and the wrong liquidity. The type is what carries your strategy.", "news": { "title": "Auction house buyer's guide: previous owners who won't leave, unpaid bills in the tens of thousands, and 2-6 months in court to evict", "source": "iProperty · 2024", "url": "https://www.iproperty.com.my/guides/buy-house-property-auctions-malaysia-57584" }, "lesson": "A lelong (auction) property 20-30% cheaper is tempting, but industry figures show: unpaid maintenance fees and utilities can easily run to tens of thousands of ringgit (RM20k is common for a condo), and if the previous owner won't leave you must apply to court for an eviction order — 2 to 6 months, RM3k-10k in legal fees. The discount is what you are paid for taking on these risks, not free money. Every one of the seven common risks of auction property has come true in the real market.", "terms": [ { "en": "Landed", "zh": "Property with its own land", "def": "Terrace, semi-D and detached houses, where the land is the core of the value." }, { "en": "High Rise", "zh": "Property in a tall building", "def": "Flats, apartments, condos, SA (serviced apartments) and other strata property." }, { "en": "SOHO / SOVO / SOFO", "zh": "Small office units (home / virtual / flexible office)", "def": "All on commercial titles, so water, electricity and assessment tax are charged at commercial rates." }, { "en": "Dual Key", "zh": "One title, two doors", "def": "One title with two separate entrances: live in one side and rent out the other, or rent out both." }, { "en": "Mixed Development", "zh": "Homes, shops and more in one project", "def": "A project mixing homes + commercial space + a hotel." }, { "en": "Studio", "zh": "Open-plan unit", "def": "A small unit with no internal walls, aimed at single tenants." }, { "en": "Lelong Property", "zh": "Auction property", "def": "Below market value, but with a long list of risks: unpaid bills, evicting occupants, caveats, cost overruns." }, { "en": "School-zone property", "zh": "Near a popular school", "def": "Not automatically the best choice — check the real rents and who the tenants are." } ], "faq": [ { "q": "Buying for the first time — what type of property should I choose?", "a": "Start with an area you know, a type that is easy to manage and a clear group of tenants — set aside types you don't know, however cheap." }, { "q": "Subsale vs new project — which suits me?", "a": "Subsale: what you see is what you get, and you can rent it out as soon as you buy, but you must inspect it yourself. New project: lighter payments and a warranty, but you wait + take the risk that what's handed over falls short. It depends on your cash flow and how much risk you're comfortable with." }, { "q": "Is a home near a popular school the safest choice?", "a": "Not necessarily — first check the area's real rent levels and who the tenants are. “Next to a top school” does not automatically mean a high return." }, { "q": "Is a home next to an MRT (Mass Rapid Transit) station sure to go up in value?", "a": "Not necessarily — a new project's launch price may already have used up the “MRT story”, and it depends on how busy that station really is. Check the story against the numbers." }, { "q": "Living in a SOHO / SOVO / SOFO feels just like a condo — so why are the charges higher?", "a": "Because they are on commercial titles — water, electricity and assessment tax are all charged at commercial rates, so holding one long-term costs noticeably more than a residential unit. Don't leave that out when you work out the return." }, { "q": "An auction property 20-30% cheaper — worth jumping at?", "a": "The discount is the price of the risk: unpaid bills, court cases to evict occupants, no chance to inspect first. Find out these costs and add them in — only if there's still a discount is it worth bidding." } ], "cases": [ { "lesson": "A lelong (auction) property 20-30% cheaper is tempting, but industry guides spell out the risks: previous owners who won't leave, unpaid bills and taxes, no chance to inspect first, and a deposit forfeited even if your loan is rejected. The discount is the price of the risk — not free money.", "news": { "title": "Auction house buyer's guide: the seven big risks, one by one", "source": "iProperty · 2024", "url": "https://www.iproperty.com.my/guides/buy-house-property-auctions-malaysia-57584" } }, { "lesson": "How real the hidden costs are: at an auctioned condo unit, unpaid maintenance fees and utilities easily reach RM20k; complete late and you are also charged 8% a year on the balance — possibly thousands a month. Before buying at auction, check the arrears one by one with the management office, TNB (the electricity company) and the water company — this is homework, not optional.", "news": { "title": "The hidden costs of buying auction property: arrears easily over RM20k + 8% late-completion interest", "source": "HousingWatch · 2024", "url": "https://www.housingwatch.my/property/hidden-cost-to-prepare-when-buying-auction-properties-in-malaysia/" } }, { "lesson": "The most underestimated risk is “people”: if the previous owner or a tenant refuses to leave, you must get a court eviction order (Perintah Pengosongan) to take the house back — 2 to 6 months, RM3k-10k in legal fees; throwing them out yourself breaks the law. All that time you are paying the instalments while someone else lives there.", "news": { "title": "Complete guide to Rumah Lelong: eviction takes 2-6 months and costs RM3k-10k", "source": "PeguamOnline · 2026", "url": "https://peguamonline.com/artikel/rumah-lelong-panduan/" } } ], "quiz": [ { "q": "At an auction you win a condo at 25% below market value. Before you get the keys, which of these is “least likely” to happen?", "options": [ "You find the previous owner owes two years of maintenance fees, and you must pay them first", "The previous owner refuses to leave, and you have to go to court to get them out", "The bank automatically clears all the unpaid bills for you", "Water and electricity are cut off, and you must pay the arrears to reconnect" ], "correct": 2, "explain": "With auction property, unpaid bills and occupants are basically the buyer's problem (in LACA cases — auctions under a Loan Agreement cum Assignment — some of it can be claimed back from the bank) — there is no such thing as “cleared automatically”, so check with the management office and the land office before you bid." } ], "demo": { "available": true, "native": false, "id": "glossary-demo-B", "web_path": "/property/academy?tab=glossary&chapter=types&step=demo" }, "web_path": "/property/academy?tab=glossary&chapter=types" }, { "index": 2, "slug": "new-launch", "letter": "C", "title": "Buying a new project", "blurb": "HDA, Schedule G/H, LAD, VP, rebates", "why": "When you buy from a developer, your umbrella is the HDA (Housing Development Act) — but if you don't know how far it reaches and how compensation is worked out, you might as well have no umbrella.", "news": { "title": "Federal Court rules: LAD for late delivery counts from the day the booking fee is paid, not the day the SPA is signed", "source": "Malay Mail · 2021", "url": "https://malaymail.com/news/malaysia/2021/01/19/federal-court-rules-liquidated-ascertained-damages-payable-to-house-buyers/1941988" }, "lesson": "In 2021 a five-judge Federal Court bench ruled unanimously: LAD (Liquidated Ascertained Damages) for a developer's late delivery counts from the day the buyer paid the booking fee — not the “SPA signing date” developers like to use. The two dates are often a month or two apart; a buyer who doesn't know this claims about RM4,000+ less per month for every RM500k of price. In the judge's words: the court will not allow the statutory protections for homebuyers to be bypassed.", "terms": [ { "en": "HDA", "zh": "Housing Development Act", "def": "The umbrella that protects buyers of homes: defect warranty, a claims tribunal, the right to terminate if work stops. Property on commercial titles is not protected." }, { "en": "Schedule G / H", "zh": "Standard contracts set by law", "def": "The standard Sale and Purchase Agreement (SPA) forms under the Housing Development Act: Schedule G for landed homes, Schedule H for strata high-rise, each with the payment schedule fixed by law." }, { "en": "Booking Fee", "zh": "Deposit to reserve a unit", "def": "The deposit you pay to reserve a unit; whether you get it back depends on the contract and on what the HDA covers." }, { "en": "Progressive Payment", "zh": "Paying as it is built", "def": "The loan is released in stages as construction progresses; until completion the buyer pays progressive interest." }, { "en": "LAD", "zh": "Liquidated Ascertained Damages (late-delivery compensation)", "def": "Set by law: 10% a year of the price, counted day by day; the Federal Court ruled it counts from the day the booking fee is paid." }, { "en": "VP", "zh": "Vacant Possession", "def": "The formal handover; for a new project the strata title must be arranged at the same time." }, { "en": "Defect Liability Period", "zh": "Defect warranty period", "def": "Within this period set by law, the developer must repair defects." }, { "en": "Cash Rebate", "zh": "Money back on the price", "def": "A rebate given back from the SPA price — the core part of a High Cashback deal." }, { "en": "DIBS ⚠️", "zh": "Developer Interest Bearing Scheme", "def": "A now-banned promotion where the developer paid your interest during construction." }, { "en": "HOC ⚠️", "zh": "Home Ownership Campaign", "def": "A 2019-2021 scheme of home-buying incentives; before you quote it, check whether there is a new round." } ], "faq": [ { "q": "I paid a booking to the developer and now don't want to buy. Will I lose the booking fee?", "a": "It depends on the contract terms and what the Housing Development Act (HDA) covers — for a residential project under the HDA there is room to argue, so don't accept the loss yet." }, { "q": "Buying new from a developer — what else do I pay besides the down payment?", "a": "Legal fees and stamp duty on the SPA and the loan documents, progressive interest during the construction period, and so on — keep a buffer of around 5% in your budget." }, { "q": "What if the developer hands over late?", "a": "Claim late-delivery compensation (LAD): 10% a year of the price, counted daily, from the day you paid the booking fee (a Federal Court ruling) — the tribunal handles claims up to RM50k, no lawyer needed." }, { "q": "I got the keys and found defects — what now?", "a": "Notify the developer in writing within the Defect Liability Period to fix them — it is their legal duty. Take photos as evidence and follow up against the deadline." }, { "q": "What happens if I, the buyer, pay a progress payment late?", "a": "The developer can charge late-payment interest under the contract, and for serious arrears can terminate the contract and keep part of what you have paid — keep a close eye on your loan's release schedule." }, { "q": "Why are some “condos” not protected by the HDA?", "a": "Because the title is for commercial use (like some SOHO-type and serviced-apartment projects) — the HDA covers only housing. Before you buy, ask one question: is this a residential or a commercial title?" } ], "cases": [ { "lesson": "In 2021 a five-judge Federal Court bench ruled unanimously: LAD for late delivery counts from the day the booking fee is paid, not the SPA signing date developers like to use. The two dates are often a month or two apart — a buyer who doesn't know this claims about RM4,000 less per month on a RM500k home. In the judge's words: the court will not allow the statutory protections for homebuyers to be bypassed.", "news": { "title": "Federal Court: LAD counts from the day the booking fee is paid", "source": "Malay Mail · 2021", "url": "https://malaymail.com/news/malaysia/2021/01/19/federal-court-rules-liquidated-ascertained-damages-payable-to-house-buyers/1941988" } }, { "lesson": "Why was DIBS (the Developer Interest Bearing Scheme) banned? Bank Negara's deputy governor said it plainly at the time: the cost of the developer “paying your interest” had long been added to the price — ending up 20-30% more expensive. There is no free interest, only your money collected somewhere else. Measure any “the developer pays X for you” scheme today with the same ruler.", "news": { "title": "Bank Negara deputy governor: DIBS pushes up house prices by 20-30%", "source": "Malay Mail · 2016", "url": "https://www.malaymail.com/news/malaysia/2016/03/24/bnm-deputy-chief-dibs-causing-home-prices-to-hike/1086625" } }, { "lesson": "The worst case — an abandoned project: buyers must first get KPKT (the housing ministry) to confirm the project is listed as abandoned, and recovery depends on what's left in the HDA account; the tribunal's claim limit is RM50k, and beyond that you have to go to the civil courts. During the pandemic the government even exempted developers from LAD for a while — the umbrella has limits; choosing the developer (check their track record, check the blacklist) matters a hundred times more than fighting for your rights afterwards.", "news": { "title": "What to do when a developer is late or abandons the project: KPKT, the HDA account and the tribunal limit", "source": "SAYS · 2025", "url": "https://says.com/my/lifestyle/what-happens-late-property" } } ], "quiz": [ { "q": "You buy a new RM500k condo (Schedule H: by law, vacant possession is due within 36 months), and the developer is half a year late. LAD is 10% a year of the price, counted daily. Roughly how much can you claim?", "options": [ "RM5,000", "RM25,000", "RM50,000", "Nothing — LAD was scrapped after the pandemic" ], "correct": 1, "explain": "RM500,000 × 10% ÷ 365 × 180 days ≈ RM24,657. LAD is a right set by law (the HDA Schedule clauses), counted day by day — half a year late = about RM25,000 in compensation. Don't be shy about claiming it." } ], "demo": { "available": true, "native": false, "id": "glossary-demo-C", "web_path": "/property/academy?tab=glossary&chapter=new-launch&step=demo" }, "web_path": "/property/academy?tab=glossary&chapter=new-launch" }, { "index": 3, "slug": "sub-sale", "letter": "D", "title": "Buying subsale", "blurb": "OTP, deposits, MOT/DOA, caveats, redemption", "why": "Subsale deals move the most money, involve the most paperwork and hide the most traps — knowing whose hands the money should reach at each step is what keeps you safe.", "news": { "title": "Company manager cheated of RM1.3M buying land: the deposit went to the “seller's law firm” and was released before the deal completed — the landowner had never asked anyone to sell", "source": "Malay Mail · 2026", "url": "https://www.malaymail.com/news/malaysia/2026/04/03/man-loses-rm13m-after-law-firm-allegedly-releases-deposit-in-fake-land-deal/214999" }, "lesson": "A real case in Kulai, 2026: through a lawyer, a buyer paid a RM1.34M deposit to a law firm claiming to act for the seller — the deal never completed, yet the money had been released; when checked, the landowner had never asked anyone to sell. Two terms from this chapter could have saved him: a Land Search (check the register first to confirm the owner and any burdens on the title), and a deposit that must sit in a regulated stakeholder / client account with the release conditions written down.", "terms": [ { "en": "Sub-sale", "zh": "Buying second-hand", "def": "Owner to owner; the process depends on any loan still owed and on the state of the title." }, { "en": "OTP / Option Form", "zh": "Offer to Purchase", "def": "The document that locks in the deal's terms before the formal Sale and Purchase Agreement (SPA) is signed, used together with an earnest deposit." }, { "en": "Earnest Deposit", "zh": "Good-faith deposit", "def": "The deposit clause must say “conditional upon loan approval” — that is how you get it back if the loan is rejected; the money goes only into the law firm's client account, never a personal account." }, { "en": "MOT", "zh": "Memorandum of Transfer", "def": "Transfers ownership of a property that has its title, registered at the land office." }, { "en": "DOA", "zh": "Deed of Assignment", "def": "How your rights are transferred for a property whose title has not been issued." }, { "en": "Land Search", "zh": "Checking the land register", "def": "Checks for caveats, injunctions, leases and other burdens on the title — a must before you commit." }, { "en": "Caveat", "zh": "A warning entry on the title", "def": "With a caveat on the title the deal may not go through; it has to be removed first." }, { "en": "Redemption", "zh": "Paying off the seller's loan", "def": "Part of the balance first goes to the bank to release the title (the seller's duty); the redemption sum may not exceed the balance." }, { "en": "Retention Sum", "zh": "Money held back for tax", "def": "In a subsale, money the lawyer holds back from the seller's proceeds to pay Real Property Gains Tax (RPGT) on their behalf." }, { "en": "Transfer Notices", "zh": "Assessment tax and utility accounts in your name", "def": "The buyer's own job, not the lawyer's." } ], "faq": [ { "q": "It's fine to sign an Option Form / offer letter casually, right?", "a": "No — it is the first document that locks in the deal's terms. Remember to write in “conditional upon loan approval”; that is how you get the deposit back if the loan is rejected." }, { "q": "Who is it safe to pay the deposit to?", "a": "Only into a law firm's client account or a proper escrow — never into the seller's or the agent's personal account. Verify the law firm before you pay." }, { "q": "Can the buyer and the seller share one lawyer to save money?", "a": "Not advisable — it's a conflict of interest. Each side should hire its own lawyer; money spent here buys protection." }, { "q": "The seller still owes the bank on the property — how does the deal work?", "a": "It goes through Redemption: part of your balance is paid first to the bank to release the title, then the transfer is done — the lawyer must make sure the redemption sum is not higher than the balance you owe." }, { "q": "After the deal completes, who transfers the assessment tax and utility accounts into the new owner's name?", "a": "The buyer — it's not the lawyer's job. If you don't do it, all the old bills come looking for you." }, { "q": "Which clauses should I watch closely when signing the Sale and Purchase Agreement?", "a": "Price and payment deadlines, default clauses, the condition at handover (including any tenancy you take over), special conditions (such as promises to fix defects) — go through them one by one, and ask whenever you don't understand." } ], "cases": [ { "lesson": "A real case in Kulai, 2026: through a lawyer, a buyer paid a RM1.34M deposit to a law firm claiming to act for the seller — the deal never completed, yet the money had been released; when checked, the landowner had never asked anyone to sell. A Land Search + a deposit paid only into a regulated escrow account: two terms that could have saved him.", "news": { "title": "Manager cheated of RM1.3M buying land: the deposit released early by the “seller's law firm”", "source": "Malay Mail · 2026", "url": "https://www.malaymail.com/news/malaysia/2026/04/03/man-loses-rm13m-after-law-firm-allegedly-releases-deposit-in-fake-land-deal/214999" } }, { "lesson": "Not a one-off: Bukit Aman (police headquarters) figures show 31 criminal breach of trust cases against law firms nationwide in 2023, with losses over RM35M; by mid-May 2024 there were already 22 cases, RM19M. In one, a RM4.8M deposit was never in the law firm's account at all. The lesson: before paying a deposit, verify the law firm + the clause on where the money goes, and release large sums in stages.", "news": { "title": "Bukit Aman: CBT (criminal breach of trust) cases against law firms cost over RM35M in 2023", "source": "Malay Mail · 2024", "url": "https://www.malaymail.com/news/malaysia/2024/05/17/bukit-aman-two-recent-reports-lodged-against-legal-firms-over-cbt-involving-rm8m/135012" } }, { "lesson": "The legal reality of land fraud is harsh: Malaysian law protects the “true owner” more than the “innocent buyer” — if a fake seller takes your money, you may lose both the money and the house; a caveat is only an alarm, not insurance. There is only one line of defence: do a Land Search before the deal + again and again during it, and route every payment through escrow.", "news": { "title": "Can your seller mortgage a house you've already paid for? Land fraud cases explained", "source": "GKG Legal · 2026", "url": "https://www.gkg.legal/can-your-seller-mortgage-the-house-you-have-already-paid-for/" } } ], "quiz": [ { "q": "You sign an OTP (Offer to Purchase) for a subsale house and pay a 2% earnest deposit. What is the single most important move to protect that deposit?", "options": [ "Transfer the deposit straight to the seller's personal account to show good faith", "Make “loan approved” a condition of the purchase (conditional upon loan approval)", "A verbal agreement with the agent is enough", "Pay a bigger deposit to show good faith" ], "correct": 1, "explain": "The key move: the offer states “conditional upon loan approval” — that is what gets your deposit back if the loan is rejected. And the deposit goes only into a law firm's client account / escrow, never a personal account." } ], "demo": { "available": true, "native": false, "id": "glossary-demo-D", "web_path": "/property/academy?tab=glossary&chapter=sub-sale&step=demo" }, "web_path": "/property/academy?tab=glossary&chapter=sub-sale" }, { "index": 4, "slug": "financing", "letter": "E", "title": "Loans & credit", "blurb": "DSR, CCRIS/CTOS, AKPK, flexi loans, MoF", "why": "The bank doesn't care how much you want the home; it looks at three reports and one ratio. Check yourself before you apply (KYS — Know Your Self) and take back control.", "news": { "title": "5,272 Malaysians under 34 went bankrupt in 2020-2025 — how the debt snowball gets rolling", "source": "Bernama · 2026", "url": "https://www.bernama.com/en/news.php?id=2520366" }, "lesson": "Insolvency Department figures: 5,272 young people under 34 went bankrupt in five years, 877 cases in 2024 alone, and still rising. Many didn't fail at buying a home — a car loan + card debt had already used up their DSR, so a home loan was never approved — or it was approved at a stretch and the monthly instalment crushed their living budget. The three KYS self-checks (check CTOS, check CCRIS, work out your own DSR) exist so that you see yourself clearly before a bank turns you down.", "terms": [ { "en": "DSR", "zh": "Debt Service Ratio", "def": "Total monthly debt ÷ net income × 100 — the heart of loan approval." }, { "en": "Margin of Financing", "zh": "How much of the price the bank lends", "def": "Up to 90% on your first two homes, 70% from the third; buy a home under an investment holding company (IHC) and the margin is about 30% lower again than for an individual." }, { "en": "CCRIS", "zh": "Central Credit Reference Information System", "def": "Run by BNM (Bank Negara Malaysia, the central bank): all your borrowing + 12 months of repayment behaviour." }, { "en": "CTOS", "zh": "Private credit reporting agency", "def": "Lawsuits, bankruptcy, blacklists; not updated automatically — you must notify it yourself." }, { "en": "AKPK", "zh": "Credit counselling and debt management agency", "def": "Restructures your debts; CCRIS will show a K mark." }, { "en": "Special Attention Account", "zh": "High-risk loan flag", "def": "The flag on a loan listed as high-risk — a serious red mark when you apply." }, { "en": "KYS", "zh": "Know Your Self", "def": "Check yourself before you apply: CTOS + CCRIS + work out your own DSR." }, { "en": "Flat vs Effective Rate", "zh": "Two ways of charging interest", "def": "Interest on the original loan for the whole term vs interest on the reducing balance — a huge difference." }, { "en": "Full / Semi Flexi", "zh": "Flexible home loan", "def": "Park spare cash against the principal to save 30%-100% of the interest, and take it out again when you need it." }, { "en": "MRTA vs MLTA", "zh": "Home-loan insurance (Mortgage Reducing / Level Term Assurance)", "def": "Reducing cover tied to the loan vs level cover that can be transferred and has a cash value." }, { "en": "EPF Account 2", "zh": "Employees Provident Fund, Account 2", "def": "Can be withdrawn for a down payment: balance > RM500, under 55, not your third property." }, { "en": "IHC", "zh": "Investment holding company", "def": "80%+ of its income comes from dividends / interest / rent; it ring-fences risk, but the margin of finance is lower." } ], "faq": [ { "q": "How do I quickly work out my own DSR?", "a": "Total monthly debt ÷ monthly net income × 100. The common limit is 70% — work it out yourself before you see the bank (KYS); don't let the bank tell you the answer." }, { "q": "What do CCRIS and CTOS reports actually show?", "a": "CCRIS shows 12 months of repayment behaviour and any Special Attention flag; CTOS shows lawsuit / bankruptcy records — note: records don't update themselves, so when a case is settled you must follow it up yourself." }, { "q": "Why was my home loan rejected?", "a": "The three most common reasons: a DSR over the limit, a poor credit record, incomplete documents — the three self-checks let you see yourself the way the bank sees you, ahead of time." }, { "q": "A car loan at 3% is cheaper than a home loan at 4%, right?", "a": "Wrong — a car loan is flat rate (charged on the original loan for the whole term), which works out to an effective rate of nearly 6%; a home loan charges interest on the reducing balance. The two methods can't be compared directly." }, { "q": "If I'm on AKPK / have a K mark, can I still get a loan?", "a": "Hard in the short term — finish the debt restructuring and build 12 months of good record first, then apply. Don't trust agents who promise “guaranteed approval”." }, { "q": "I have spare cash — pay down the home loan early or put it in a fixed deposit?", "a": "A fixed deposit pays about 2% vs a home loan at about 4% — after keeping 6 months of living costs, parking spare cash in a flexi home loan account saves more interest, and you can still take it out when you need it." }, { "q": "When can I use money from EPF (Employees Provident Fund) Account 2 to buy a home?", "a": "You can withdraw it for the down payment, on three conditions: a balance above RM500, under 55, and not for your third property." }, { "q": "When is it worth buying under a company's name (an investment holding company, IHC)?", "a": "When your portfolio is big enough to need risk ring-fencing, or several partners hold together — the price is a residential margin of finance about 30% lower than for an individual, plus two years of financial statements." } ], "cases": [ { "lesson": "Insolvency Department figures: 5,272 young people under 34 went bankrupt in the five years 2020-2025, 877 cases in 2024, and still rising. Many didn't fail at buying a home — a car loan + card debt had already used up their DSR (Debt Service Ratio) — so a home loan was never approved, or it was approved at a stretch and the monthly instalment crushed their living budget.", "news": { "title": "5,272 Malaysians under 34 bankrupt in five years", "source": "Bernama · 2026", "url": "https://www.bernama.com/en/news.php?id=2520366" } }, { "lesson": "Zoom out to the whole country: 18 people go bankrupt in Malaysia every day; as of September 2025, credit card + BNPL (buy now, pay later) debt nationwide stood at RM54.9B. One person interviewed spends 85% of their monthly income on debt — this is what life at a DSR of 100% looks like. The three KYS checks (CTOS / CCRIS / your own DSR) are there so you never reach that day.", "news": { "title": "18 bankruptcies a day in Malaysia · credit card + BNPL debt RM54.9B", "source": "Asia News Network · 2025", "url": "https://asianews.network/18-bankruptcies-recorded-in-malaysia-each-day/" } } ], "quiz": [ { "q": "Net income RM5,000, a car loan of RM1,000 + a minimum card repayment of RM500, and you want a home with a monthly instalment of RM2,000. DSR = ? Against the common 70% limit, will it be approved?", "options": [ "50% — a sure approval", "70% — right on the line; depends on the bank", "90% — basically no chance", "DSR has nothing to do with these" ], "correct": 1, "explain": "(1,000+500+2,000) ÷ 5,000 = 70% — right on the common limit: some banks approve, some reject. To be safe, clear the card debt first and your DSR drops straight to 60%." } ], "demo": { "available": true, "native": false, "id": "glossary-demo-E", "web_path": "/property/academy?tab=glossary&chapter=financing&step=demo" }, "web_path": "/property/academy?tab=glossary&chapter=financing" }, { "index": 5, "slug": "tax", "letter": "F", "title": "Tax", "blurb": "RPGT, stamp duty, quit rent and assessment, tax on rent", "why": "Profit only counts “after tax”. One year's difference in how long you hold can change the tax bill by tens of thousands of ringgit.", "news": { "title": "Complete RPGT guide: from Budget 2022, 0% for citizens from year 6 — rates change with the Budget", "source": "iProperty", "url": "https://www.iproperty.com.my/guides/rpgt-2023-malaysia-how-to-calculate-it-23644" }, "lesson": "RPGT (Real Property Gains Tax) rates go down “in steps”, and any year's Budget can change them. Under the current structure (since 2022), for citizens: sell within the first 3 years 30%, year 4 20%, year 5 15%, from year 6 0%. The same home with a RM100k gain: sell in year 5 and pay RM15k; hold on to year 6 and pay RM0 — one year apart, the price of a used car. The Retention Sum your lawyer holds back in the sale is there to pay this tax. ⚠️ Always check that year's latest rates before you sell.", "terms": [ { "en": "RPGT / CKHT ⚠️", "zh": "Real Property Gains Tax (Cukai Keuntungan Harta Tanah)", "def": "A stepped rate that falls the longer you hold; the lawyer holds back a Retention Sum to pay it. The rates change with the Budget." }, { "en": "Stamp Duty ⚠️", "zh": "Tax on signed documents", "def": "Paid on the SPA, MOT and loan documents, in tiers." }, { "en": "Quit Rent", "zh": "Yearly land tax", "def": "Paid to the state government every year; for months the unit sits empty it cannot be deducted from rental income." }, { "en": "Assessment", "zh": "Yearly assessment tax", "def": "Paid to the local council every year." }, { "en": "Rental Income Tax", "zh": "Tax on rent received", "def": "Expenses while the unit is let can be deducted; repairs and capital improvements are treated differently." }, { "en": "RPC", "zh": "Property-holding company", "def": "Real Property Company — a company whose assets are mainly property. Transferring property by selling the company's shares still falls under Real Property Gains Tax (RPGT)." }, { "en": "GST ⚠️", "zh": "Goods and Services Tax (abolished)", "def": "GST has been abolished and replaced by SST (Sales and Service Tax) — anything about it is for historical reference only." } ], "faq": [ { "q": "Why does the lawyer hold back some of my money when I sell?", "a": "That is the Retention Sum — the lawyer holds it back by law to pay your Real Property Gains Tax (RPGT); any excess is refunded, any shortfall you top up." }, { "q": "Which year of selling saves the most tax?", "a": "Current structure (citizens): first 3 years 30%, year 4 20%, year 5 15%, from year 6 0% — one year can make tens of thousands of ringgit of difference. ⚠️ Rates change with the Budget — check the latest before you act." }, { "q": "When can I be exempt from RPGT?", "a": "There are exemptions (such as a citizen's once-in-a-lifetime exemption on an own-stay home) — the conditions and paperwork change with policy, so confirm the latest version with a lawyer / tax adviser before you use one." }, { "q": "If the house sits empty, not rented out, can I deduct the quit rent and assessment tax?", "a": "No — only expenses from the period it is let can be deducted from rental income; the empty months must be apportioned out." }, { "q": "Can I avoid RPGT by transferring property through a company?", "a": "No — for a company whose assets are mainly property (an RPC, Real Property Company), even selling its shares falls under RPGT. That route was closed long ago." } ], "cases": [ { "lesson": "RPGT is a “stepped” tax, and any year's Budget can change it. Current structure (since 2022), for citizens: first 3 years 30%, year 4 20%, year 5 15%, from year 6 0%. The same home with a RM100k gain: sell in year 5 and pay RM15k, sell in year 6 and pay RM0 — one year apart, a used car.", "news": { "title": "Complete RPGT guide: 0% for citizens in year 6 from Budget 2022", "source": "iProperty", "url": "https://www.iproperty.com.my/guides/rpgt-2023-malaysia-how-to-calculate-it-23644" } }, { "lesson": "The compliance rules are changing too: from January 2025 RPGT moves to self-assessment — what you declare is treated as the official assessment, mistakes are your responsibility, and any extra tax carries a further 10% penalty. A 60-day filing window + e-CKHT online filing. “I didn't know” is no excuse to the tax authority.", "news": { "title": "RPGT self-assessment from 2025 — what you file is the assessment", "source": "S.K. Ling & Tan · 2026", "url": "https://www.sklingtan.com/post/updates-on-real-property-gains-tax-rpgt" } } ], "quiz": [ { "q": "You (a Malaysian citizen) make a RM100k gain on your condo. Under the current RPGT structure, how big is the tax difference between selling in year 5 and in year 6?", "options": [ "No difference — both are tax-free", "RM5,000", "RM15,000 (15% → 0%)", "RM30,000" ], "correct": 2, "explain": "Year 5 rate 15% = RM15,000; from year 6, 0%. That is why “when to sell” is an investment decision in itself. ⚠️ Rates change with the Budget — check the latest before you act." } ], "demo": { "available": true, "native": false, "id": "glossary-demo-F", "web_path": "/property/academy?tab=glossary&chapter=tax&step=demo" }, "web_path": "/property/academy?tab=glossary&chapter=tax" }, { "index": 6, "slug": "tenancy", "letter": "G", "title": "Renting out", "blurb": "Tenancy agreements, deposits, subletting, GRR", "why": "Rent is where passive income comes from, but every word of a tenancy agreement and a “guaranteed return” decides who carries the risk — if you can't read it, you carry it.", "news": { "title": "The Arc @ Cyberjaya: developer guaranteed an 8% rental return, stopped paying from 2016, 55 owners sue together", "source": "PropertyGuru · 2017", "url": "https://www.propertyguru.com.my/property-news/2017/6/154703/beware-of-guaranteed-rental-return-schemes" }, "lesson": "A project in Cyberjaya drew buyers with a GRR (Guaranteed Rental Return) of 8% a year, and even showed a lease agreement with a university. From mid-2016 the payments stopped; the owners had no way to recover them, and 55 of them sued together — because a GRR contract is not covered by the HDA, the only route is the civil courts. The House Buyers Association (HBA) puts it bluntly: whether a “guarantee” is honoured = the developer's money and integrity, and that 8% was very likely built into your purchase price from the start.", "terms": [ { "en": "Tenancy Agreement", "zh": "The rental contract", "def": "The key document that decides who carries which risk; drafting it costs legal fees and stamp duty." }, { "en": "Security Deposit", "zh": "Deposit held against damage", "def": "Common practice: 1 month's rent in advance + security deposit + utilities deposit." }, { "en": "Sublet", "zh": "Renting out room by room", "def": "The bar: enough people moving through the area + total rent from rooms more than 20% above renting the whole unit." }, { "en": "GRR", "zh": "Guaranteed Rental Return", "def": "A developer's promise of a “guaranteed rental return” — at heart a commercial contract outside the Housing Development Act (HDA), so whether it is paid depends entirely on the developer's finances." } ], "faq": [ { "q": "A verbal agreement is fine — does a tenancy agreement really matter that much?", "a": "In a dispute, who pays depends entirely on what's in black and white — legal fees and stamp duty are the price of protection; don't skimp on them." }, { "q": "If a tenant doesn't pay rent, can I cut the water and electricity and change the locks?", "a": "No — that's illegal, and it hands the tenant something to use against you. Follow the notice and recovery steps in the tenancy agreement." }, { "q": "The tenant damaged the place when moving out — who pays?", "a": "Deduct from the deposit first, and claim anything beyond it under the tenancy agreement — that's why a record of the condition before move-in (photos + a checklist) is your evidence." }, { "q": "When should I sublet (rent out room by room)?", "a": "Only when two conditions are both met: the location has enough people moving through + the total rent from rooms is more than 20% above renting the whole unit — otherwise it's more work for no more money." }, { "q": "Should I only buy homes where “the rent is higher than the instalment”?", "a": "Ideally, yes; the bottom line is rent covering at least 70-80% of the instalment — first make sure you can keep holding, then you can talk about waiting for the value to rise." } ], "cases": [ { "lesson": "The Arc in Cyberjaya drew buyers with a GRR guaranteeing an 8% return, and even showed a lease agreement with a university. From mid-2016 the payments stopped, and 55 owners sued together — because a GRR contract is not covered by the HDA, the only route is the civil courts, and recovery is nowhere in sight.", "news": { "title": "The Arc @ Cyberjaya: GRR payments stop, owners sue together", "source": "PropertyGuru · 2017", "url": "https://www.propertyguru.com.my/property-news/2017/6/154703/beware-of-guaranteed-rental-return-schemes" } }, { "lesson": "An earlier case in Nilai: one family bought 9 units × RM130k for an “8-10% guaranteed return for 15 years” — in year 6 the management company ended the scheme with a single notice, because the students had all moved into university hostels and the units could not be let at all. However many years a “guarantee” is written for, only the ability to pay counts.", "news": { "title": "The flip side of GRR: the Nilai 9-unit case, a 15-year promise ended in year 6", "source": "The Edge", "url": "https://theedgemalaysia.com/article/city-country-flip-side-guaranteed-rental-returns" } }, { "lesson": "This is not history: in 2026, 69 more buyers suffered losses from a GRR scheme, and a human rights group urged the Attorney General's Chambers to investigate. The same script has played for twenty years — the project names change, the pull of the words “guaranteed return” does not.", "news": { "title": "2026: 69 buyers hit by GRR losses; MHO urges the Attorney General's Chambers to investigate", "source": "Wilayah · 2026", "url": "https://wilayah.com.my/mho-urges-agc-review-of-alleged-guaranteed-rental-return-scheme-affecting-69-buyers/" } } ], "quiz": [ { "q": "A developer offers you a unit with a “guaranteed 8% rental return for 3 years”. Based on this chapter, which reading is right?", "options": [ "The HDA protects me, so the developer won't dare default", "This is sure-win passive income", "A GRR is a commercial contract with the developer / a subsidiary, not covered by the HDA — if payments stop, your only route is your own civil lawsuit", "The government will guarantee these returns" ], "correct": 2, "explain": "A GRR is outside what the housing ministry regulates. Check three things: the developer's finances, whether the return is already built into the price (compare real rents in the same area), and the contract's terms for when payments stop — the owners at The Arc are the lesson." } ], "demo": { "available": true, "native": false, "id": "glossary-demo-G", "web_path": "/property/academy?tab=glossary&chapter=tenancy&step=demo" }, "web_path": "/property/academy?tab=glossary&chapter=tenancy" }, { "index": 7, "slug": "dark-side", "letter": "H", "title": "The industry's dark side", "blurb": "The three prices, high cashback, proxies", "why": "The costliest lesson you can pay for is a deal that “looks free”. Understand the three prices and 90% of the tricks expose themselves.", "news": { "title": "Why markup loans keep coming back despite the bans — how fake “cashback” distorts the market and burns buyers", "source": "StarProperty · 2025", "url": "https://www.starproperty.my/news/why-fraudulent-mark-up-loans-persists/132480" }, "lesson": "Industry associations were still warning in 2025: markup loans / high cashback are still rampant. How it works: the SPA price is pushed up to RM1M (the bank still lends 90% = RM900k), while the real value is only RM700k — the buyer “pays no down payment and walks away with RM200k”, but in fact has bought with a loan RM300k above market value, and that RM200k in cash is debt they borrowed themselves. At resale the market can't support the purchase price, and if the loan goes bad the bank can't recover it either — everyone pays.", "terms": [ { "en": "Bank Value", "zh": "The bank's valuation", "def": "The basis for how much the bank will lend; it differs from bank to bank." }, { "en": "Market Price", "zh": "What the market pays", "def": "The real average transacted price for similar units in the same area." }, { "en": "Net Price", "zh": "The true selling price", "def": "The real price: the SPA price minus the cash rebate." }, { "en": "High Cashback", "zh": "Inflated-price rebate deals", "def": "An inflated Sale and Purchase Agreement price (SPA price) + a big cash rebate: the cash you “get back” is really debt you borrowed yourself, and the loan is bigger than the property's real value." }, { "en": "Proxy buying", "zh": "Buying in someone else's name", "def": "Applying for a loan in someone else's name — a legal risk and a credit risk at once." } ], "faq": [ { "q": "How do the “no down payment, and cash in your pocket” projects actually work?", "a": "An inflated contract price + a big rebate: the bank lends on the inflated price, and the extra is the cash you “get back” — in essence you are borrowing it from your own 35-year home loan." }, { "q": "Can I trust a project with a developer's “guaranteed rental return”?", "a": "It is a commercial contract outside the Housing Development Act — whether it's paid depends entirely on the developer's finances. Compare real rents in the same area and you'll see whether the return was built into the price from the start." }, { "q": "Someone wants me to buy a home as a proxy (in my name, for them), saying it's a sure profit. Is that true?", "a": "The debt is in your name and you carry the legal responsibility — once payments stop or there's an investigation, the “sure profit” people disappear and you're the one who goes bankrupt. Don't touch it." }, { "q": "The agent's price, the bank's valuation and the market price are all different. Which should I believe?", "a": "Compare all three: market price tells you the real market, bank valuation tells you how much they'll lend, and Net Price tells you the true price after rebates — a big gap between them is a warning sign in itself." } ], "cases": [ { "lesson": "Industry associations were still warning in 2025: markup loans / high cashback are still rampant. The SPA price is pushed up to RM1M (the bank lends 90% = RM900k), the real value is RM700k — the buyer “pays no down payment and pockets RM200k”, but in fact has bought with a loan RM300k above market value, and the cash is debt they borrowed themselves.", "news": { "title": "Why markup loans keep coming back despite the bans", "source": "StarProperty · 2025", "url": "https://www.starproperty.my/news/why-fraudulent-mark-up-loans-persists/132480" } }, { "lesson": "A darker version: the valuers' association (PEPS) revealed that loan sharks force their debtors into “loan compression” to squeeze out RM100k in cash, and organised crime groups use the same playbook to cheat banks of billions. You think you're getting one over on the bank; in fact you've become the syndicate's front man — and the debt is in your name.", "news": { "title": "PEPS: cashback overpricing hurts the property market; syndicates cheat banks of billions", "source": "FMT · 2020", "url": "https://www.freemalaysiatoday.com/category/leisure/2020/08/09/overpricing-for-cashback-is-hurting-the-property-market" } }, { "lesson": "The rule was meant to stop this long ago: since 2013 BNM (Bank Negara Malaysia) has required loans to be approved at 90% of the “net selling price” (after all discounts and rebates) — but the HBA points out that some banks turn a blind eye to rebates. That is the Net Financing term in real life. When the bank won't guard the gate for you, comparing the three prices is how you guard it yourself.", "news": { "title": "Discounts, rebates, freebies — do house buyers really gain? (HBA explains)", "source": "EdgeProp", "url": "https://www.edgeprop.my/content/1866049/discounts-rebates-freebies-%E2%80%93-do-house-buyers-really-gain-them" } } ], "quiz": [ { "q": "An agent says: “This project's SPA price is RM1M and the developer gives 30% back — no down payment, and you walk away with RM200k in cash!” The real selling price is RM700k. You borrow 90% = RM900k. Which judgement is right?", "options": [ "A free RM200k — money from the sky", "That RM200k is borrowed out of your own 35-year home loan — you owe RM900k on a home worth RM700k", "The bank's valuation is bound to be right, nothing to worry about", "Someone is sure to buy it from you at resale" ], "correct": 1, "explain": "Loan RM900k − real value RM700k = RM200k underwater. You pay instalments on the excess every month + at resale it sells at the market price (around RM700k) — you lose both ways. Line up the three prices and the trick is exposed." } ], "demo": { "available": true, "native": false, "id": "glossary-demo-H", "web_path": "/property/academy?tab=glossary&chapter=dark-side&step=demo" }, "web_path": "/property/academy?tab=glossary&chapter=dark-side" } ], "quiz_generator": { "term_questions": 2, "options": 4, "clue": "The term's `def` up to (not including) the first \". \", \"; \" or \" — \", without a final full stop", "clue_split_pattern": "\\. |; | — ", "prompt_template": "“{clue}” — which term does this describe?", "option_template": "{en} · {zh}", "explain_template": "{en} · {zh} — {def}" }, "counts": { "chapters": 8, "terms": 64, "faq": 45, "cases": 22, "quiz": 8, "demos": 8 } }