{ "set": "how-to", "contract_version": 1, "content_hash": "a77d002e5aea46900a9292e6abd608e1d8c47f378ee6fca77080bef84bd2c654", "generated_at": "2026-09-25T15:46:04Z", "locale": "en", "locales": [ "zh-Hans", "en" ], "sources": [ "resources/js/utils/academy/learningStudios.js", "resources/js/utils/portalGuide/lessons.js", "resources/js/utils/portalGuide/sectionArt.js", "resources/js/utils/road/terms.js" ], "markup": "markdown-bold", "web_path": "/property/academy?tab=how-to", "sections": [ { "key": "wealth", "label": "Wealth Planning", "blurb": "Turn “I want financial freedom” into a plan with numbers and years on it. There are two roads here — read the first lesson, choose yours, then read only that group.", "art": { "label": "Plan", "title": "Choose the right road first, then start your first plan.", "line": "Rent · Recover · Repeat, or property pays for property? Understand both routes, then learn step by step on the real tool.", "short": "Turn your goal into a plan with numbers and years.", "image": "/main/images/road/define.webp", "cover": "/main/images/road/foundation.webp" } }, { "key": "analyze", "label": "Analyze Property", "blurb": "From a whole list of new projects, filter down to the few you can afford, can rent out and whose numbers add up. The tool is being upgraded, so for now only admins can open it — learn how it works now, and you can use it the day it opens.", "art": { "label": "Research", "title": "To understand a property, first read its numbers.", "line": "See the price, the rent and what they are compared against first, then learn to filter and analyse on the real screens.", "short": "From the new project list to price, rent and what they are compared against.", "image": "/main/images/road/improve.webp", "cover": "/main/images/road/improve.webp" } }, { "key": "others", "label": "Other tools", "blurb": "AI Coach, Area Guide, Landlord Management, a second income — the one job each of them does.", "art": { "label": "Apply", "title": "Every question has a next step.", "line": "Area Guide, AI Coach, Landlord Management: get to know each tool, then go into the one you need.", "short": "Meet the Area Guide, the AI Coach and Landlord Management.", "image": "/main/images/road/analyze.webp", "cover": "/main/images/road/analyze.webp" } } ], "groups": [ { "key": "wp-choose", "section": "wealth", "label": "Choose a road first", "blurb": "A plan follows only one of them, and cannot switch once it is built." }, { "key": "wp-rrr", "section": "wealth", "label": "RRR · Rent · Recover · Repeat (Malaysian citizen / permanent resident)", "blurb": "Six steps. Rent one out, let the bank recognise the rent, then buy the next — you trade years for leverage." }, { "key": "wp-ppp", "section": "wealth", "label": "PPP · property pays for property (overseas buyer / cash-rich)", "blurb": "Buy the first in cash and let its rent, after costs, support the second; the second's loan still needs the bank's approval." } ], "lessons": [ { "key": "wp-strategy", "learning_lab": { "title": "First, choose the route that fits you", "idea": "Your route depends on your cash, the income you can prove and how long you can hold. The bank still has to assess any loan.", "kind": "route", "image": "/main/images/road/concept-measure.webp", "imageAlt": "PropertyLab teaching illustration of a building in brand blue — not a photo of a real project", "steps": [ "List the cash you can use", "Check your income documents", "Compare the two routes" ], "question": "You buy the first property with cash. Does the second one then skip the bank's loan assessment?", "options": [ "Yes, it skips it — the rent will pay", "No, it still needs one — the rent is only a source of cash", "Only if you buy both on the same day" ], "correct": 1, "why": "Rent can help you pay, but it does not replace the bank's checks on your income, credit and valuation for the second loan.", "action": "Write down the cash you can use and where your income comes from, then go into the route that fits you." }, "section": "wealth", "group": "wp-choose", "title": "Choose your road: RRR or PPP", "blurb": "The first screen after you press “New plan”. A wrong choice cannot be undone, so read this lesson first.", "minutes": 5, "soon": false, "reviewed_at": "2026-09-25", "href": "/wealth-planning", "terms": [ "rrr", "dsr", "passive" ], "do_next": { "label": "Open Wealth Planning", "href": "/wealth-planning", "hint": "Don't rush to press — read both cards' “Who it suits” first, then decide." }, "points": [ { "key": "see", "title": "When this screen appears", "line": "Open **Wealth Planning** and press **New plan** (on your first visit the button says “Start my first plan”). The first thing that pops up is not a form but two cards: you say which road this plan takes first, so the system knows which canvas to give you.", "picture": { "id": "wp.strategy#wp.strategy", "alt": "The whole choice is these two cards — one RRR, one PPP." } }, { "key": "rrr", "title": "RRR: Rent · Recover · Repeat", "line": "**RRR (Rent · Recover · Repeat)** uses income you can prove to support the first loan; once that unit is rented out and has built a record, you assess the next one. This is a planning route, not a promise of so many units in so many years. Each time, check your income, cash reserves, debts and the rental proof the bank accepts at that moment all over again.", "picture": { "id": "wp.strategy#wp.strategy.how.rrr", "alt": "Lit up: RRR's three lines — how one round turns." } }, { "key": "ppp", "title": "PPP: one unit pays the next", "line": "**PPP (property pays for property)** buys the first unit in cash, then uses its rent, after holding costs, to support the payments on the second. It needs more cash to start. If the second is financed, the bank still checks income, credit, valuation and the application terms; and when the first unit stands empty, the loan payments do not pause.", "picture": { "id": "wp.strategy#wp.strategy.how.ppp", "alt": "Lit up: PPP's three lines — two units, one chain." } }, { "key": "passport", "title": "Your passport decides", "line": "Nationality, residency status and where you earn are different facts. Which route the tool supports today is decided by the screen's own rules; overseas income not being supported on one route does not mean no bank accepts it. Pick the situation the tool supports, then check documents, currency and loan terms with the bank.", "picture": { "id": "wp.strategy#wp.strategy.passport", "alt": "Lit up: that banner — said once, above both cards." } }, { "key": "who", "title": "Time vs capital", "line": "Both cards have a “Who it suits” box at the bottom. The split is not “who is smarter” but **what you have in hand**: RRR suits people with a steady income and plenty of time — trading years for leverage; PPP suits people holding a lump sum of capital — trading capital for income, with the money going in once rather than every month.", "picture": { "id": "wp.strategy#wp.strategy.who.ppp", "alt": "Lit up: PPP's “Who it suits” box — people with plenty of cash." } }, { "key": "lock", "title": "Once chosen, it stays", "line": "Press it and the plan is built — and **this plan's strategy can never be changed**. The two roads have different canvases: how many units, which hurdle holds you back, what success means — all three differ, so swapping halfway would move your answers onto a sheet asking different questions. To see both, build two plans — each card on your plan list carries its strategy tag.", "picture": { "id": "wp.strategy#wp.strategy.rrr", "alt": "Press “Build this plan” at the bottom of a card and the plan is built on that road." } } ], "web_path": "/property/academy?tab=how-to&lesson=wp-strategy" }, { "key": "wp-you", "learning_lab": { "title": "Get your own numbers straight first", "idea": "Fill in income, living costs, existing loans and cash separately. Savings are not monthly income.", "kind": "budget", "image": "/main/images/road/concept-define.webp", "imageAlt": "PropertyLab teaching illustration of a building in brand blue — not a photo of a real project", "steps": [ "Proof of income", "Monthly spending", "Cash you can use" ], "question": "Income RM 6,500 a month, living costs RM 4,000, existing loans RM 1,800. Before you buy anything, how much is left each month?", "options": [ "RM2,500", "RM700", "RM4,700" ], "correct": 1, "why": "6,500 − 4,000 − 1,800 = RM 700. Taking off only living costs leaves out your debt payments.", "action": "Check your details against the last three months of real bills." }, "section": "wealth", "group": "wp-rrr", "title": "Step 1 · You: say who you are first", "blurb": "Fill in who you are, your age and your career path first, then complete the details your route asks for.", "minutes": 6, "soon": false, "reviewed_at": "2026-09-25", "href": "/wealth-planning", "terms": [ "net-income", "dsr", "passive" ], "do_next": { "label": "Open my Wealth Planning", "href": "/wealth-planning", "hint": "Step 1 is the screen you just read — enter your own four numbers." }, "points": [ { "key": "see", "title": "What this step looks like", "line": "Open Wealth Planning and look at **Your profile** (name, age) and **Career path** (where your income comes from) first. Different routes show different fields; PPP also asks for your nationality or residency. Be clear which route you are filling in, then fill in what the screen shows — no need to hunt for boxes that do not appear here.", "picture": { "id": "wp.you#wp.you.profile", "alt": "Lit up: the first card, “Your profile” — name and age." } }, { "key": "age", "title": "Age first, not money", "line": "**Current age** sets the plan's timeline and also affects the loan tenure the model uses. This example assumes a maximum of 35 years, fully repaid before age 70; real bank products, borrower age limits and approval terms may differ. Enter your real age first, then put the tenure your bank gives you back into the model.", "calc": { "title": "At age 30, the tenure the model uses", "steps": [ { "label": "Must be repaid before this age", "calc": "age 70", "result": "" }, { "label": "Current age", "calc": "age 30", "result": "" }, { "label": "Years left to repay", "calc": "70 − 30", "result": "40 years", "note": "This model uses 35 years at most; in real life it depends on the bank's product" }, { "label": "So the model uses", "calc": "The smaller of the two", "result": "35 years", "tone": "good" } ] }, "picture": { "id": "wp.you#wp.you.age", "alt": "Lit up: Current age." } }, { "key": "why-no-income", "title": "Why no income or debts here", "line": "Income and debts certainly affect your own budget. The tool gathers them in Step 5, **Loan check**, so they are worked out together with the tenure and the margin of finance (MoF — the share of the price the bank lends). Step 1 is only who you are and your career path; do not ignore your household's monthly income and spending just because your salary is not asked for yet.", "picture": { "id": "wp.you#wp.you.profile", "alt": "No salary on this card, and no car loan — they are in Step 5." } }, { "key": "career", "title": "Who pays your salary", "line": "The second card, “Career path”, has three options: **Employed** (a boss pays your salary), **My own business**, and **Resign Mode** (dual engines: you plan to quit one day and start a business). Your pick changes the whole plan: for an employee, the bank trusts the payslip most; for someone planning to resign, the plan also has to check whether you can last through a stretch with no salary.", "picture": { "id": "wp.you#wp.you.career", "alt": "Lit up: “Career path” — pick one of three." } }, { "key": "expenses", "title": "Monthly spending: used twice", "line": "Two boxes appear only when you pick “Resign Mode”. The first is **Monthly living expenses**. This number is used twice later: once to set your goal — our rule is goal = expenses × 1.5, with the extra half kept for empty months, repairs and surprises; and once to work out how many months your cash lasts after you resign.", "calc": { "title": "How Ryan's goal was set", "steps": [ { "label": "His monthly expenses", "calc": "RM 4,000", "result": "" }, { "label": "Times the buffer for surprises", "calc": "RM 4,000 × 1.5", "result": "RM 6,000", "tone": "good", "note": "This is the goal you enter in Step 2" } ] }, "picture": { "id": "wp.you#wp.you.expenses", "alt": "Lit up: monthly expenses — this card only shows it once you pick “Resign Mode”." } }, { "key": "savings", "title": "Cash in hand", "line": "The second box is **Liquid savings today** (savings you can use right now — EPF, the Employees Provident Fund retirement savings, does not count). It decides two things: how much down payment you can pay, and how many months this money lasts if your income stops. Enter the real number — put it too high and the whole plan will give you a year you cannot actually reach.", "picture": { "id": "wp.you#wp.you.savings", "alt": "Lit up: cash in hand — like the box before it, it only appears once you pick “Resign Mode”." } }, { "key": "from-road", "title": "Why some boxes are filled in", "line": "If you have walked **the DMAIC Road**, a small black tag “From your D card” sits at the top right of the card, and the boxes under it are already filled in for you. Their home is that card, not here — to change them, go back and change the card, then press “Update from this card” on the road, and this screen follows. That way the same number is never written in two places.", "picture": { "id": "wp.you#data-road-chip", "alt": "Lit up: that “From your D card” tag." } }, { "key": "example", "title": "What it looks like filled in", "line": "Ryan is 30 and employed. He enters his age and picks his career path first; living expenses, savings or a start-up date are filled in only when that path shows them. In Loan check he then enters his net income of RM 6,500 and existing loans of RM 1,800 a month; his own budget must still keep RM 4,000 for living costs.", "picture": { "id": "wp.you#wp.you.profile", "alt": "This is it filled in — every number on the right is Ryan's." } } ], "web_path": "/property/academy?tab=how-to&lesson=wp-you" }, { "key": "wp-goal", "learning_lab": { "title": "A goal is a line you can check", "idea": "Write the goal as an amount, a date and a purpose. The curve to the goal is a scenario, not a promise.", "kind": "cash", "image": "/main/images/road/concept-define.webp", "imageAlt": "PropertyLab teaching illustration of a building in brand blue — not a photo of a real project", "steps": [ "What you spend now", "What you want to have each month", "Which year you check" ], "question": "You receive RM 3,200 rent a month. Can you count it as RM 3,200 of income to live on?", "options": [ "Yes — the rent is already in", "No — the loan and costs come off first", "Yes, as long as the price goes up" ], "correct": 1, "why": "Money received is not money you can spend. Aim at net cash, so you don't overestimate your living budget.", "action": "Say whether your goal is net equity, cash you can use, or paying off the loans." }, "section": "wealth", "group": "wp-rrr", "title": "Step 2 · Goal: turn “financial freedom” into a number", "blurb": "Three ways to write it; pick one. The line it draws shows “what success looks like”, not your plan.", "minutes": 6, "soon": false, "reviewed_at": "2026-09-25", "href": "/wealth-planning", "terms": [ "passive", "net-equity", "debt-free" ], "do_next": { "label": "Set my goal", "href": "/wealth-planning", "hint": "Fill in the age box first — see which year the “years from today” line shows." }, "points": [ { "key": "see", "title": "What this step looks like", "line": "Step 2 is called **Goal**. A light-blue card asks what you want and by when; beside it (below it on a narrow screen) a white card draws what you said as a line. Fill in the card and the line follows — there is nothing else on this step.", "picture": { "id": "wp.goal#wp.goal.card", "alt": "Lit up: the light-blue card, “Your goal”." } }, { "key": "type", "title": "Three ways to write it", "line": "The first box, **Goal type**, decides what comes next. Three ways to write it: **Reach target net equity** (market value minus what you still owe the bank — how much you want by a certain age), **Reach passive income target** (how much comes in each month without working) and **All loans paid off by age** (every loan cleared before a certain age). There is a fourth option, “No specific goal” — just looking around, so the line on the right is not drawn.", "picture": { "id": "wp.goal#wp.goal.type", "alt": "Lit up: Goal type — change it and the boxes below change too." } }, { "key": "amount", "title": "How much", "line": "Pick “Reach passive income target” and the second box becomes **Target monthly passive income** (how much a month). This number is not a guess: the monthly expenses from Step 1 times 1.5 is the goal we suggest — the extra half is kept for empty months, repairs and surprises. Pick “Reach target net equity” and this box becomes a total amount instead.", "calc": { "title": "Where Ryan's goal comes from", "steps": [ { "label": "Monthly expenses from Step 1", "calc": "RM 4,000", "result": "" }, { "label": "Times the buffer for surprises", "calc": "RM 4,000 × 1.5", "result": "RM 6,000", "tone": "good" } ] }, "picture": { "id": "wp.goal#wp.goal.amount", "alt": "Lit up: the monthly passive income target — switch to “Reach target net equity” and this box changes." } }, { "key": "age", "title": "By when", "line": "The **By what age?** box turns a slogan into a date. Fill it in and a line under the box at once says how many years from today, and which year. This timeline is the plan's horizontal axis — on every chart after this, the axis shows your age and the year.", "calc": { "title": "Age 30, aiming for “before 45”", "steps": [ { "label": "Goal age", "calc": "age 45", "result": "" }, { "label": "Current age", "calc": "age 30", "result": "" }, { "label": "Years to go", "calc": "45 − 30", "result": "15 years", "tone": "good" } ] }, "picture": { "id": "wp.goal#wp.goal.age", "alt": "Lit up: the goal age — the small line under it works out the year." } }, { "key": "growth", "title": "After the goal year", "line": "The **Long-term growth** box is often misread. It is not how fast your property's value grows — you fill that in unit by unit in Step 3. It does one thing only: once the goal line reaches your goal year, how fast it keeps climbing after that. So it moves only the **goal** line, never your plan.", "picture": { "id": "wp.goal#wp.goal.growth", "alt": "Lit up: Long-term growth — it only shapes the tail of the goal line." } }, { "key": "preview", "title": "One plain sentence", "line": "At the bottom of the card, a sentence on a white background turns the four boxes you just filled in into plain words: who, how much, by what age, and why. This is where a mistake shows most — an unreasonable goal jumps out when written as a sentence, but not as a number.", "picture": { "id": "wp.goal#wp.goal.preview", "alt": "Lit up: that plain sentence — change anything in the four boxes above and it changes too." } }, { "key": "chart", "title": "What that line is", "line": "The chart on the white card is **not your plan** — it is your requirement: worked backwards from the goal and year you entered, a line saying “it has to grow like this to count as reaching the goal”. Your own plan is only drawn in Step 4, laid over this line — only then do you know whether it is enough. This step's only job is to state the requirement clearly.", "picture": { "id": "wp.goal#wp.goal.chart", "alt": "Lit up: the goal line — Step 4 lays your plan over it to compare." } }, { "key": "from-road", "title": "From your D card", "line": "If you have walked **the DMAIC Road**, this card also has the small black tag “From your D card” at its top right: the goal type, amount and age boxes are already filled in. To change them, go back to that card, then press “Update from this card” on the road and this screen follows — the same number is never written in two places.", "picture": { "id": "wp.goal#data-road-chip", "alt": "Lit up: the “From your D card” tag." } } ], "web_path": "/property/academy?tab=how-to&lesson=wp-goal" }, { "key": "wp-properties", "learning_lab": { "title": "Put one property on a timeline", "idea": "Signing, vacant possession (VP) and the first rent are three different dates, and every gap between them needs cash.", "kind": "timeline", "image": "/main/images/road/concept-control.webp", "imageAlt": "PropertyLab teaching illustration of a building in brand blue — not a photo of a real project", "steps": [ "Signing: down payment and fees", "Construction: progressive interest", "After VP: vacancy and the monthly instalment" ], "question": "After you sign for a new project, when is it most sensible to start counting rental income?", "options": [ "The month you sign", "The VP month in the advert", "Once a real tenancy starts and the rent has come in" ], "correct": 2, "why": "VP, renovation and finding a tenant can all run late. Plan in a vacancy period, and update the plan with the money that actually comes in.", "action": "Enter cautious dates for VP and the first rent, then test a six-month delay." }, "section": "wealth", "group": "wp-rrr", "title": "Step 3 · Properties: place them on the timeline one by one", "blurb": "Up to four units, one tab each: price, loan, rent and when you get the keys (vacant possession, VP).", "minutes": 8, "soon": false, "reviewed_at": "2026-09-25", "href": "/wealth-planning", "terms": [ "recycle", "mof", "vp", "market-value" ], "do_next": { "label": "Plan my first unit", "href": "/wealth-planning", "hint": "Fill in the price, loan amount and rent first — that is enough for Step 4 to draw its curves." }, "points": [ { "key": "see", "title": "One tab per unit", "line": "Step 3 is where the plan really gets its content. The top row is **tabs**: one tab per unit, up to four, and the dashed “Add property” box on the right adds one. The screen in this lesson has two — the first is the unit from walking the road, the second is what you see right after pressing “Add property”: all empty.", "picture": { "id": "wp.props#wp.props.tabs", "alt": "Lit up: the row of tabs — Property 1 is filled in, Property 2 is empty." } }, { "key": "stagger", "title": "Unit 2 starts 3 years later", "line": "Units are added one at a time; schedule the next one with a cautious year first. Three years is a planning example, not the fastest gap between purchases or a required one. VP, renovation, empty months, the rent record and your cash reserves can all move the date; test a delay first and see whether the plan can still carry it.", "picture": { "id": "wp.props#wp.props.tabs", "alt": "The same row of tabs — open Property 2 and its purchase year defaults to three years later." } }, { "key": "source", "title": "Fill it in, or pick one", "line": "Once you open a unit, a small two-way switch sits at the top: **Configure manually** (enter every number yourself) or **Choose PropertyLab deal** (pick one of the projects we have prepared, bringing in price, rent and size in one go). Every box can still be changed after you pick — what comes in is a starting point, not a locked answer.", "picture": { "id": "wp.props#wp.props.source", "alt": "Lit up: the two options — left to fill in yourself, right to pick one." } }, { "key": "fields", "title": "What one unit needs", "line": "Each unit's price, loan, expected VP date and first rent date must all belong to the same unit. During a new project's construction period you usually pay progressive interest on what has actually been released, and the full monthly instalment starts according to the loan terms; the two are different. VP also does not mean rent starts at once — leave time for renovation and finding a tenant.", "calc": { "title": "Ryan's unit in numbers", "steps": [ { "label": "Purchase price (769 psf × 650 sqft)", "calc": "RM 499,850", "result": "" }, { "label": "Market value from the area median", "calc": "RM 552,500", "result": "", "note": "Higher than the price — that is buying below market value" }, { "label": "Bank lends 90%", "calc": "Price × 90%", "result": "RM 449,865" }, { "label": "Monthly instalment at 4% a year over 35 years", "calc": "Worked out on this loan", "result": "RM 1,992", "tone": "good" } ] }, "picture": { "id": "wp.props#wp.props.form", "alt": "Lit up: one unit's form — the dark bar on top is time, below it is money." } }, { "key": "horizon", "title": "How far the plan runs", "line": "Further down are three settings shared by **the whole plan**; the first is **Timeline horizon**. It is not a deadline and not the day you sell — only “which year this plan is drawn up to”. Draw it longer and you can see the rent and growth of the later years; draw it shorter and you are asking “what if I stop a few years earlier?”", "picture": { "id": "wp.props#wp.props.horizon", "alt": "Lit up: the timeline horizon — 35 years by default." } }, { "key": "recycle", "title": "Where spare rent goes", "line": "**Recycle** is the share of the surplus used to pay down extra principal. First be clear whether the tool's surplus only takes off the loan; maintenance fees, empty months, repairs and taxes still need to be kept in your own budget. Money that has paid down principal cannot also pay your living costs.", "calc": { "title": "How much Ryan has spare each month", "steps": [ { "label": "Rent from both units together", "calc": "RM 3,200", "result": "" }, { "label": "Minus the instalment", "calc": "− RM 1,992", "result": "" }, { "label": "Minus the maintenance fee", "calc": "− RM 250", "result": "" }, { "label": "Left each month", "calc": "All of it into principal", "result": "RM 958", "tone": "good", "note": "This ends a 35-year loan more than ten years early" } ] }, "picture": { "id": "wp.props#wp.props.recycle", "alt": "Lit up: the recycle box — the tick box beside it switches it on and off." } } ], "web_path": "/property/academy?tab=how-to&lesson=wp-properties" }, { "key": "wp-projection", "learning_lab": { "title": "Three assumptions behind one curve", "idea": "Property prices, rent and interest rates each move net equity and cash in their own way. Look at the inputs before the result.", "kind": "equity", "image": "/main/images/road/concept-improve.webp", "imageAlt": "PropertyLab teaching illustration of a building in brand blue — not a photo of a real project", "steps": [ "A valuation is not cash", "Repaying principal cuts the debt", "Costs cut the cash you can use" ], "question": "If the price doesn't rise, can net equity still go up?", "options": [ "Yes — because you repay principal", "No, it can't", "It always rises if the rent is high" ], "correct": 0, "why": "Net equity = valuation − loan still owed. Repaying principal lowers the debt, so net equity can grow even when the valuation stays flat.", "action": "Set price growth to zero and watch how net equity and cash change differently." }, "section": "wealth", "group": "wp-rrr", "title": "Step 4 · Projection: what your plan looks like", "blurb": "One conclusion, three charts, one year-by-year table. This step assumes every loan gets approved.", "minutes": 7, "soon": false, "reviewed_at": "2026-09-25", "href": "/wealth-planning", "terms": [ "cashflow", "net-equity", "recycle", "vp" ], "do_next": { "label": "See my curves", "href": "/wealth-planning", "hint": "Look at the red years on the cash flow chart first — count how many bars there are." }, "points": [ { "key": "see", "title": "Read that sentence first", "line": "At the top of Step 4 is one conclusion and a row of facts. The conclusion says straight out whether your plan reaches the goal you set in Step 2; the small print below it is the plan's shape — how many units, how much you borrow in total, the highest monthly instalment, your net equity in the goal year and how much interest you pay over the years, plus one more box on how much you have paid down if recycling is on. Every chart below is explaining that one sentence.", "picture": { "id": "wp.projection#wp.proj.summary", "alt": "Lit up: the conclusion and the row of facts under it." } }, { "key": "charts", "title": "One chart per question", "line": "The middle row is three charts, answering three different questions in order: **how much comes in** (your income over a lifetime), **how much builds up** (the wealth curve) and **whether each month is plus or minus** (cash flow). They sit side by side on purpose — apart, they are three charts; together, they are one story.", "picture": { "id": "wp.projection#wp.proj.charts", "alt": "Lit up: the row of three charts." } }, { "key": "income", "title": "Chart 1: what comes in", "line": "The income chart puts different sources on one timeline. Read the legend and units first, then tell apart salary, gross rent and the cash left after costs. Gross rent cannot simply be treated as living income that replaces a salary; check it separately against the actual loan and holding costs.", "picture": { "id": "wp.projection#wp.proj.income", "alt": "Lit up: the income chart — the first of the three." } }, { "key": "wealth", "title": "Chart 2: what builds up", "line": "**Wealth** shows net equity: the valuation minus the loan still owed. The curve is worked out from assumptions about price growth, borrowing and repayment; it can flatten or fall. Rising net equity is not more cash in your account — when you sell, costs come off and the loan must be paid off.", "picture": { "id": "wp.projection#wp.proj.wealth", "alt": "Lit up: the wealth curve — only the filled area is yours." } }, { "key": "cashflow", "title": "Chart 3: plus or minus", "line": "For **Cashflow**, first check which formula the chart uses. If it only takes off the instalment, a positive number still does not mean you can spend all of it; maintenance fees, empty months, repairs, taxes and insurance, and extra principal payments each need to be held back. Look again with a lower rent, and find the year when cash is lowest.", "picture": { "id": "wp.projection#wp.proj.cashflow", "alt": "Lit up: the cash flow chart — switch between “Per month” and “Per year” at its top right." } }, { "key": "table", "title": "The sums under the charts", "line": "Further down is the **Year-by-year breakdown**, one row per year, with the header split into three groups: **Money in**, **Loans take out** and **Worth by then**. The middle column, “Rent after loan”, is rent minus the instalment — your salary is not in it, because money you have to keep working for is not passive income. Under the table, “Where each column comes from” explains every word.", "picture": { "id": "wp.projection#wp.proj.table", "alt": "Lit up: the year-by-year table — all the charts' sums are here." } }, { "key": "theory", "title": "The bank is not asked yet", "line": "The most important line comes last: this step **assumes every loan gets approved**. It works out “what happens if you can borrow all of it”. Whether the bank agrees is for Steps 5 and 6 — many people see a pretty curve here and think it is settled, only to find in Step 6 that the third unit's loan will never be approved.", "picture": { "id": "wp.projection#wp.proj.summary", "alt": "The same conclusion — it says “in theory”, not “the bank has agreed”." } } ], "web_path": "/property/academy?tab=how-to&lesson=wp-projection" }, { "key": "wp-loan", "learning_lab": { "title": "What the bank lends vs what your household can carry", "idea": "Passing the model and your household coping are two different questions. Don't put all your savings into the down payment.", "kind": "budget", "image": "/main/images/road/concept-define.webp", "imageAlt": "PropertyLab teaching illustration of a building in brand blue — not a photo of a real project", "steps": [ "Check your borrowing headroom", "Keep a household reserve", "Cover every buying cost" ], "question": "The simulation says the loan is enough. Can you sign right away?", "options": [ "Yes — the model has approved it", "Not yet — check the bank's terms and your cash budget too", "Checking the down payment is enough" ], "correct": 1, "why": "A simulation is not a Letter of Offer. The bank's valuation, your documents, fees and reserves can all change the plan.", "action": "Write down the bank's pre-approved amount and your own cash ceiling separately." }, "section": "wealth", "group": "wp-rrr", "title": "Step 5 · Loan check: how the bank sees you", "blurb": "Income, commitments, DSR (Debt Service Ratio) and that 90% quota. Every question on this step is the bank's.", "minutes": 7, "soon": false, "reviewed_at": "2026-09-25", "href": "/wealth-planning", "terms": [ "dsr", "headroom", "ccris", "whopay", "mof", "net-income" ], "do_next": { "label": "Enter my income and commitments", "href": "/wealth-planning", "hint": "Then look at the fourth box — is your headroom enough for the instalment on the unit in Step 3?" }, "points": [ { "key": "see", "title": "The bank's questions", "line": "The first four steps ask “what do you want”; Step 5 changes who is asking: what you look like **to the bank**. The first card asks about income — your monthly net income (what actually lands after EPF, your retirement fund, and tax) plus any rent you already receive. Enter the real numbers: put this box too high and Step 6 will give you an answer the bank will not approve.", "picture": { "id": "wp.loan#wp.loan.income", "alt": "Lit up: the income card." } }, { "key": "whopay", "title": "No need to copy by hand", "line": "The light-blue card at the top is the way in to a **WhoPay report**. If you have run a loan eligibility check once, pick a report here and press “Use commitments” to fill in your car loan, personal loan, credit card minimum payments and existing home loans in one go — those numbers come from CCRIS (Central Credit Reference Information System, the central bank's credit record), which is more accurate than your memory. Income needs a separate press of “Use income” — kept apart on purpose.", "picture": { "id": "wp.loan#wp.loan.whopay", "alt": "Lit up: the WhoPay import card — if you have no report, it gives you a way to run one." } }, { "key": "commitments", "title": "Commitments and units owned", "line": "Enter the loan and credit commitments you actually pay today, then check how many housing loans are still outstanding. **The number of properties you own is not the number of housing loans you still owe**: homes bought in cash or already paid off are listed separately. The margin of finance (MoF) still depends on the bank's approval of you and the property.", "picture": { "id": "wp.loan#wp.loan.commitments", "alt": "Lit up: the commitments card — the last box is how many homes you already have." } }, { "key": "advanced", "title": "The seven folded boxes", "line": "Open **Advanced** and go through the DSR cap, interest rate, share of rent recognised and tenure one by one. These are planning assumptions you can adjust, not rules every bank shares. If you do not know yet, keep the example values, but redo the sums with terms the bank confirms before you actually apply.", "picture": { "id": "wp.loan#wp.loan.advanced", "alt": "Lit up: the folded advanced settings — tap to open them." } }, { "key": "snapshot", "title": "Five boxes, one verdict", "line": "This snapshot helps you see your borrowing headroom after a new payment. The “monthly headroom × 200” used in our teaching is only an approximate loan amount at a particular rate and tenure; the real instalment has to be worked out with the loan formula. The model's result is not a Letter of Offer, and it does not replace checking costs and your household reserves.", "calc": { "title": "How Ryan's headroom is worked out", "steps": [ { "label": "Monthly net income", "calc": "RM 6,500", "result": "" }, { "label": "The bank's line, 70%", "calc": "RM 6,500 × 70%", "result": "RM 4,550" }, { "label": "Minus existing commitments", "calc": "− RM 1,800", "result": "RM 2,750", "tone": "good", "note": "This is the fourth box" }, { "label": "As borrowing capacity", "calc": "RM 2,750 × 200", "result": "RM 550,000", "note": "An estimate, not an approval" } ] }, "picture": { "id": "wp.loan#wp.loan.snapshot", "alt": "Lit up: the five boxes — the fourth is headroom, the fifth is the quota." } } ], "web_path": "/property/academy?tab=how-to&lesson=wp-loan" }, { "key": "wp-reality", "learning_lab": { "title": "Understand why it fails the line", "idea": "The property-by-property loan check uses the assumptions you entered. It has not sent an application to any bank.", "kind": "timeline", "image": "/main/images/road/concept-define.webp", "imageAlt": "PropertyLab teaching illustration of a building in brand blue — not a photo of a real project", "steps": [ "Income and debts today", "Add the new instalment", "Rent that only comes later" ], "question": "The first property isn't rented yet. For the second loan, can you already add its expected rent to your income?", "options": [ "Yes — the advertised rent is enough", "It depends on the evidence and rules the bank accepts", "Always count the full rent" ], "correct": 1, "why": "Expected rent is not income you can prove. How much of it a bank recognises, and the record it asks for, vary by product and by applicant.", "action": "Open the reasons it fails and fix the real inputs — don't just tune them until it turns green." }, "section": "wealth", "group": "wp-rrr", "title": "Step 6 · Reality: will the bank really approve?", "blurb": "Using the income, commitments and bank assumptions you set, it simulates unit by unit whether each loan would pass.", "minutes": 7, "soon": false, "reviewed_at": "2026-09-25", "href": "/wealth-planning", "terms": [ "dsr", "seasoning", "mof", "own-line", "ccris" ], "do_next": { "label": "See if the bank would approve", "href": "/wealth-planning", "hint": "First check the timeline for a red section — if there is one, read its reason." }, "points": [ { "key": "see", "title": "How it differs from Step 4", "line": "Step 4 assumes every loan comes through; Step 6 takes that assumption away. In the **order** you set, it simulates a loan check unit by unit — without applying to any bank — each time judging on your income, your commitments and the number of units you own at that moment. The banner at the top sums up how many units pass in the model and how many do not. Real approval still depends on the income, credit, valuation and product terms the bank verifies.", "picture": { "id": "wp.reality#wp.reality.verdict", "alt": "Lit up: the banner with the overall verdict." } }, { "key": "metrics", "title": "Five numbers", "line": "Under the banner are five boxes: **units approved**, **total market value**, **total loans**, **total monthly instalments** and **total cash paid out**. The last is the easiest to underestimate — down payments, legal fees, stamp duty and renovation, added up unit by unit, are where many plans really get stuck.", "picture": { "id": "wp.reality#wp.reality.metrics", "alt": "Lit up: the five numbers — the rightmost is the cash paid out." } }, { "key": "dsr", "title": "When rent starts to count", "line": "The **DSR over time** chart shows, year by year, the income the bank **recognises** (salary plus the rent it is willing to count) against the instalments you must pay; the dashed line is the ceiling it allows you. Watch for when the rent block first appears — only once the tenancy is signed and rent has come in monthly for a full year will the bank count 80% of it as income. Before that year, the unit is only a burden.", "picture": { "id": "wp.reality#wp.reality.dsr", "alt": "Lit up: the DSR chart — the dashed line is the bank's ceiling." } }, { "key": "timeline", "title": "A verdict per unit", "line": "At the bottom is the **Purchase timeline**: one section per application, showing the DSR at that moment, how much income the bank recognised, how much this instalment takes up, and whether it is **Approved** or **Rejected**. A rejected section gives the reason — not “no”, but “short by how much”. This is the part of Step 6 most worth reading.", "picture": { "id": "wp.reality#wp.reality.timeline", "alt": "Lit up: the purchase timeline — one section is one application." } }, { "key": "fix", "title": "What to change if rejected", "line": "A rejection is not the end; it tells you which pillar is too short. There are only three things to change: **the order and year of purchase** (push it back a year and the rent gets recognised), **the price** (borrow a little less and the instalment drops) and **existing commitments** (clear the car loan first and your headroom comes straight back). Make the change in Step 3 or Step 5, then come back to this screen — the verdict follows.", "picture": { "id": "wp.reality#wp.reality.timeline", "alt": "The same timeline — change a year in Step 3 and the verdict here is worked out again." } } ], "web_path": "/property/academy?tab=how-to&lesson=wp-reality" }, { "key": "ppp-you", "learning_lab": { "title": "Overseas income needs evidence too", "idea": "Nationality, residency status and where you earn are different facts. A route in the model is not proof that you qualify for a loan.", "kind": "evidence", "image": "/main/images/road/concept-define.webp", "imageAlt": "PropertyLab teaching illustration of a building in brand blue — not a photo of a real project", "steps": [ "Identity and residency", "Income and currency", "Documents the bank accepts" ], "question": "A model does not support overseas income. What does that tell you?", "options": [ "No bank accepts it", "This model doesn't cover it — check separately", "With enough cash you need no documents" ], "correct": 1, "why": "What a tool covers and what real banks offer are two different things. Check with a bank that handles this kind of application.", "action": "Gather your income, tax and bank statements, and list what the bank needs to confirm." }, "section": "wealth", "group": "wp-ppp", "title": "Step 1 · You: where you are buying from", "blurb": "PPP's first step asks one more thing — your passport. It decides every number after it.", "minutes": 6, "soon": false, "reviewed_at": "2026-09-25", "href": "/wealth-planning", "terms": [ "mof", "dsr", "net-income" ], "do_next": { "label": "Build a PPP plan", "href": "/wealth-planning", "hint": "Press “New plan” and choose the PPP card on the right — Step 1 is this screen." }, "points": [ { "key": "who", "title": "Who this part is for", "line": "The next four lessons take **the other road**: PPP (property pays for property). The person on this road is not Ryan, the salaried worker from the previous part — it is a buyer holding a lump sum of capital, who mostly earns outside Malaysia. The buyer on screen is one: in their early forties, paid in Hong Kong, wanting to buy two units in Kuala Lumpur. Step 1 is called **You**, as in RRR, but it asks different things.", "picture": { "id": "ppp.you#wp.you.profile", "alt": "The first card is still name and age — the same card as in the RRR lesson." } }, { "key": "no-career", "title": "One card fewer", "line": "The PPP screen focuses on your starting cash and how money flows between the two units, so it may not show RRR's career path. **No such field does not mean the bank will not check your income.** If the second unit needs a loan, still prepare the right proof — of employment, self-employment or rent.", "picture": { "id": "ppp.you#wp.you.profile", "alt": "Step 1 has only two cards here — the career card exists only in RRR." } }, { "key": "residency", "title": "One card more", "line": "Fill in the residency fields using the screen's options: nationality and permanent-resident status are not the same thing, and where you earn has to be checked separately. Do not assume that working overseas, holding a foreign passport and being a non-resident make you the same kind of applicant; each can affect the loan products and the rules for buying.", "picture": { "id": "ppp.you#wp.you.residency", "alt": "Lit up: that card — only the PPP canvas has it." } }, { "key": "what-changes", "title": "After choosing “foreigner”", "line": "After changing your status, watch how the defaults change — margin of finance (MoF), tenure, minimum price and so on. These values describe the tool's scenario; they do not promise that a given kind of buyer will get a 50% loan or a 30-year tenure. The real purchase thresholds and bank terms must be checked for your area, product and personal situation.", "picture": { "id": "ppp.you#wp.you.residency.foreigner", "alt": "Lit up: the “foreigner” option — the small print under it shows the MoF and tenure." } }, { "key": "tenure", "title": "The age-70 line", "line": "On this route the model assumes a maximum of 30 years, fully repaid before age 70, and takes whichever tenure is shorter. The example on screen is in their early forties, so the shorter tenure applies. Real products may differ: redo the sums with the tenure the bank confirms, and do not treat this default as the rule for every foreign buyer.", "calc": { "title": "A foreign buyer aged 42: how many years", "steps": [ { "label": "Product limit for foreigners", "calc": "30 years", "result": "" }, { "label": "Must be repaid before age 70", "calc": "70 − 42", "result": "28 years" }, { "label": "The bank gives", "calc": "The smaller of the two", "result": "28 years", "tone": "good" } ] }, "picture": { "id": "ppp.you#wp.you.residency.foreigner", "alt": "This option sets the tenure ceiling — the actual tenure is on the card in Step 3." } }, { "key": "currency", "title": "A second currency", "line": "Choose “foreigner” and the card asks one more question below it: **which other currency you want to see alongside**. The plan's sums are always in ringgit — the loan, rent and bills are in ringgit anyway — but key numbers get an extra line in a currency you know, so you can feel how big they are. The exchange rate is a reference we provide, dated, and you can replace it with your own.", "picture": { "id": "ppp.you#wp.you.currency", "alt": "Lit up: the currency row — once chosen, you can enter your own rate." } } ], "web_path": "/property/academy?tab=how-to&lesson=ppp-you" }, { "key": "ppp-pair", "learning_lab": { "title": "One property carries the next — costs come off first", "idea": "The first property's rent pays its own holding costs first. Only what is left goes to the second.", "kind": "allocation", "image": "/main/images/road/concept-measure.webp", "imageAlt": "PropertyLab teaching illustration of a building in brand blue — not a photo of a real project", "steps": [ "First property collects rent", "Set aside holding costs", "The rest supports the second" ], "question": "If the first property sits empty, do the bank payments on the second one pause?", "options": [ "Yes, they pause too", "No — you need your own cash reserve", "They pause only during renovation" ], "correct": 1, "why": "The two properties' cash flows are linked, but a loan you owe does not go away because the other one is empty.", "action": "Test the first property empty for three months, and see how much cash the two together are short." }, "section": "wealth", "group": "wp-ppp", "title": "Step 3 · Two units, two roles", "blurb": "One bought in cash, collecting rent at once; one bought with a loan, still being built. This step is the whole strategy.", "minutes": 9, "soon": false, "reviewed_at": "2026-09-25", "href": "/wealth-planning", "terms": [ "roi", "rebate", "bank-value", "market-value", "psf", "vp", "progressive-interest" ], "do_next": { "label": "Fill in my two units", "href": "/wealth-planning", "hint": "Run it once on Grade A, then once on Grade C — the difference will make you jump." }, "points": [ { "key": "chain", "title": "One chain, not two units", "line": "Finish Step 2, **Goal**, first: choose a goal type (net equity, passive income or all loans paid off) and enter the target amount and age. Net equity is valuation minus loans; a passive income target must also leave room for holding costs. The goal decides which line the later curves are compared with. Step 3 is where PPP pairs the units. The grey strip above the cards writes the whole strategy as one line: **unit 1's rent → unit 2's construction bills → after vacant possession (VP), both rents knock down the loan together**. Anyone who reads these two cards as “house one, house two” has already missed the point.", "picture": { "id": "ppp.pair#ppp.pair.chain", "alt": "Lit up: that chain — three links, one direction." } }, { "key": "preset", "title": "Where the two come from", "line": "The top strip is “**Where the two units come from**”, and it is **folded by default**: just one line telling you which pair you are using. Press “Change pair” on the right to open it; inside are three choices — **Grade A** (two units we would really buy, run once at their real prices), **Grade C** (one deliberately poor unit, run through the same machine so the contrast shows) and **My own numbers**. You can switch any time, and the two cards below follow.", "picture": { "id": "ppp.pair#data-preset-chooser", "alt": "Lit up: that strip — folded, until you press “Change pair” on the right." } }, { "key": "engine", "title": "Unit 1: bought in cash", "line": "The green-edged card is **unit 1**, and it has one job: **collect rent right away**. So it must be a finished building, bought in cash — no loan means no instalment, and only what is left of the rent after management, repairs, taxes and an allowance for empty months can support unit 2. On screen this unit is Viia Residence (Mid Valley), 782 sq ft.", "picture": { "id": "ppp.pair#data-leg-identity", "alt": "Lit up: unit 1's identity — name, location, size and price per square foot." } }, { "key": "paid-vs-worth", "title": "What you pay vs its worth", "line": "This card has two price boxes, and many people fill in only one: **Price you pay** (the money you actually hand over) and **What it is worth** (the level of recent real transactions for similar units in the same building). A unit bought in cash has no bank valuing it for you, so nobody stops you overpaying — which is why the card writes the difference out underneath. On screen this unit costs RM 970,000 and is worth RM 1,170,000.", "picture": { "id": "ppp.pair#data-price-verdict", "alt": "Lit up: that verdict — it turns red if you overpay, saying money overpaid does not come back." } }, { "key": "yield", "title": "Two percentages", "line": "Grade A's rent is a **range**, not one number. The folded line ends with “reading it at the 8% level”; open it and a row of small buttons lets you switch to 7%, 8% or 9%. At 8%, the rent is RM 6,467. Note that the bottom of unit 1's card says “Yearly rent ÷ what it is worth” — the divisor is market value, not what you paid, so that percentage comes out smaller than the level you picked. Both are right; they just answer different questions.", "picture": { "id": "ppp.pair#data-preset-chooser", "alt": "The same strip — when folded, its one line says which level you are reading at." } }, { "key": "growth", "title": "Unit 2: financed, unfinished", "line": "The blue-edged card is **unit 2**: a new project still being built, bought with a loan. It earns not a sen of rent before vacant possession (VP), but the developer bills you stage by stage as construction progresses — those bills are what unit 1's rent is there to pay. On screen this unit reaches VP only after 4 years, and those 4 years are the hardest stretch of the whole strategy.", "calc": { "title": "How unit 2's loan is set", "steps": [ { "label": "Contract price (SPA — Sale and Purchase Agreement)", "calc": "RM 1,000,000", "result": "" }, { "label": "What you really pay after the rebate", "calc": "RM 900,000", "result": "", "note": "The bank values it at the lower one" }, { "label": "Common MoF for foreigners: 50%", "calc": "RM 900,000 × 50%", "result": "RM 450,000", "tone": "good" }, { "label": "The gap left over", "calc": "You cover it during construction", "result": "RM 450,000", "note": "This is the hole unit 1's rent has to fill" } ] }, "picture": { "id": "ppp.pair#ppp.pair.legs", "alt": "Two cards — the green-edged one is cash; the blue-edged one is the loan, with tenure and interest rate added." } }, { "key": "outgoings", "title": "How much rent survives", "line": "Below the two cards is a slider: **What rent actually survives**. Assessment tax, quit rent, maintenance fees, agent fees and empty months all come off the rent first; only what is left can pay the bills. Every sentence of the strategy rests on this one number, so it is written out for you to adjust — nothing is quietly taken off behind it.", "picture": { "id": "ppp.pair#ppp.pair.outgoings", "alt": "Lit up: that slider — below it, what is left after the deductions is written out." } }, { "key": "sweep", "title": "The choice after VP", "line": "The last card asks about **after** VP: both units collect rent and only one instalment is left to pay — does the extra money go to the loan, or to you? Three choices — pay it all in (the loan dies fastest, but you see no money for years), half and half, or pay only the instalment (the money goes straight into your pocket and the loan runs its course). None is wrong, but the choice can move your payoff year by several years.", "picture": { "id": "ppp.pair#data-sweep", "alt": "Lit up: the three choices — below them you can also drag to your own split." } } ], "web_path": "/property/academy?tab=how-to&lesson=ppp-pair" }, { "key": "ppp-four", "learning_lab": { "title": "Look at your lowest cash point first", "idea": "However good the total return looks, it cannot pay the bills that fall due along the way.", "kind": "budget", "image": "/main/images/road/concept-control.webp", "imageAlt": "PropertyLab teaching illustration of a building in brand blue — not a photo of a real project", "steps": [ "Money put in at the start", "Month of lowest cash", "Costs to exit" ], "question": "The long-term return is forecast to be positive, but cash runs short partway. What do you deal with first?", "options": [ "Ignore the gap and wait for the price to rise", "Scale the plan down, or cover the gap with reliable cash", "Raise the growth rate" ], "correct": 1, "why": "First you must be able to get through the holding period. Cash-on-cash return is a year's net cash against what you put in; IRR (internal rate of return) also counts when each amount of cash comes in or goes out. Both depend on assumptions.", "action": "Find the month with the biggest cash gap, and write down a source that can really cover it." }, "section": "wealth", "group": "wp-ppp", "title": "Step 4 · Does this pair work?", "blurb": "Read the results and scenarios on the page one by one, and check whether the two units can support each other as assumed.", "minutes": 8, "soon": false, "reviewed_at": "2026-09-25", "href": "/wealth-planning", "terms": [ "cashflow", "vp", "progressive-interest", "net-equity" ], "do_next": { "label": "See my pair's verdict", "href": "/wealth-planning", "hint": "Pull the horizon down from 20 years to 10 first, and watch how the five numbers change." }, "points": [ { "key": "tabs", "title": "One question at a time", "line": "Step 4 is not one long table but a few tabs, in the order a buyer really asks: **Does it work?** (do I get what I want), **Money in, money out** (how money flows in and out, with the year-by-year detail at the bottom of this tab) and **Can the rent carry it?** (can unit 1's rent really carry unit 2). Only overseas buyers see the last tab — their canvas ends at Step 4, so this step has to answer one more question.", "picture": { "id": "ppp.four#data-tab-strip", "alt": "Lit up: the row of tabs — the screen is on the first, “Does it work?”, which is also where it opens." } }, { "key": "horizon", "title": "Which year it runs to", "line": "The top of the verdict tab explains one thing first: the headings on the page all say “year N”, and N is chosen here. It is **not** the day you sell, nor any deadline — only “how far this sheet is drawn”. Make it longer and the numbers grow, because there are more years of rent and growth; make it shorter and you are asking “what if I stop a few years earlier?”", "picture": { "id": "ppp.four#data-horizon", "alt": "Lit up: the row of years — beside it, how old you will be that year." } }, { "key": "verdict", "title": "The answer comes first", "line": "Below it is the **verdict** itself: by the age you named, do these two units reach the goal you set in Step 2? If yes, it says the pair can do it, then asks you to scroll down and see how the years in between go; if not, it says so and points you back to Step 3 — because everything you can change is there.", "picture": { "id": "ppp.four#data-goal-verdict", "alt": "Lit up: the verdict card — green when the goal is met, yellow when it falls short." } }, { "key": "stats", "title": "Five numbers", "line": "Under the verdict are five numbers; an overseas buyer's canvas ends here, so they sit on the same tab as the verdict: **how much you put in altogether** (the small print splits it into “unit 1” and “what the construction period still needs”), **what the pair is worth by that year** (if the loan is cleared, it says “Unencumbered from year N”), **how much net rent a year you collect by then**, **how much that money earns in a year** (Cash-on-cash — the cash-on-cash return) and the **IRR** (internal rate of return). If you chose a second currency, each number gets an extra line converted into it.", "picture": { "id": "ppp.four#ppp.result.stats", "alt": "Lit up: the five numbers — the small line under each is the conversion." } }, { "key": "stress", "title": "And if things go badly?", "line": "Further down the same tab are **three scenarios side by side**, in the screen's own words: **As planned**, **A slower market** and **It goes wrong**. The three columns run the same machine on the same pair, only with the assumptions made a little worse and worked out again — so the gaps between the three numbers are real, not a gloomy version we made up separately.", "picture": { "id": "ppp.four#data-stress-table", "alt": "Lit up: the three-column comparison — the first is as planned, the last is things going wrong." } }, { "key": "paid", "title": "Overpaying is not refunded", "line": "One thing in this comparison is deliberately left alone: **the price you have already paid**. If the market falls, the unit is worth less, but what you paid is still paid — the table counts it honestly as a loss, rather than quietly changing your purchase price to today's market value. A model that “re-prices” can never show a bad result.", "picture": { "id": "ppp.four#data-scenario", "alt": "Lit up: the first column, “As planned” — the other two change only the assumptions." } } ], "web_path": "/property/academy?tab=how-to&lesson=ppp-four" }, { "key": "ppp-loan", "learning_lab": { "title": "A home bought with cash is not an outstanding home loan", "idea": "Count the properties you own, your outstanding housing loans and the rent a bank can recognise separately.", "kind": "evidence", "image": "/main/images/road/concept-define.webp", "imageAlt": "PropertyLab teaching illustration of a building in brand blue — not a photo of a real project", "steps": [ "List your actual debts", "Check tenancies and statements", "Confirm the product's terms" ], "question": "You own one property bought fully in cash. Can you record it as one outstanding housing loan?", "options": [ "Yes — owning a home counts", "No — it depends on the financing actually still owed", "Only the home's value matters" ], "correct": 1, "why": "The number of loans follows your actual financing. Don't plug the number of homes you own in as the number of housing loans outstanding.", "action": "Using your credit report, list the properties with a loan apart from those already paid off." }, "section": "wealth", "group": "wp-ppp", "title": "Step 5 · When you sign decides whether rent counts", "blurb": "Only Malaysians see this step. PPP has just one loan to get through, but the timing matters a lot.", "minutes": 6, "soon": false, "reviewed_at": "2026-09-25", "href": "/wealth-planning", "terms": [ "dsr", "seasoning", "headroom", "ccris" ], "do_next": { "label": "Check my loan headroom", "href": "/wealth-planning", "hint": "Once your income is in, go back to Step 3 and try moving unit 2's signing year by one." }, "points": [ { "key": "who", "title": "Who sees this step", "line": "To be clear first: **only Malaysian citizens or permanent residents see this step**. A foreigner's canvas ends at Step 4 — with income earned abroad, the Malaysian DSR (Debt Service Ratio) check cannot run, and numbers forced through it would be fake. So this lesson's example is a different person: a cash-rich buyer with a Malaysian passport, also using PPP.", "picture": { "id": "ppp.loan#wp.loan.income", "alt": "The top half is the same component as RRR's Step 5 — income, commitments, assumptions." } }, { "key": "same", "title": "Same top half", "line": "PPP's loan check likewise starts with the income that can be recognised, your monthly commitments, the interest rate and the tenure. You do not need to read RRR first to follow it: this page only tests the headroom for unit 2's loan under these assumptions, and applies to no bank.", "picture": { "id": "ppp.loan#wp.loan.snapshot", "alt": "The same five boxes — the fourth is headroom." } }, { "key": "fits", "title": "Only one loan to pass", "line": "Unit 1 bought fully in cash, with no home loan against it, does not make unit 2 automatically borrowable. How much rent can be recognised, and how long a record is needed, depends on the bank. Check the tenancy agreement, bank statements, actual spending and existing debts together, then judge whether your own cash can cover the gap.", "picture": { "id": "ppp.loan#ppp.loan.verdict", "alt": "Lit up: the verdict card — the instalment against your headroom, in one sentence." } }, { "key": "timing", "title": "Sign early, rent won't count", "line": "This is the one banking point in PPP that is not intuitive, so it has a card of its own: the bank does not count rent just because it sees a tenancy agreement — it needs **the agreement plus a full year of monthly rent coming in**, and even then counts only 80%. If unit 1 and unit 2 are signed in the same year, on application day the bank has not yet seen a single month's rent — unit 1 contributes **zero** to this application.", "picture": { "id": "ppp.loan#ppp.loan.timing", "alt": "Lit up: the timing card — it tells you straight whether the rent counts this time." } }, { "key": "wait", "title": "Sign a year later: the gain", "line": "So the box in Step 3, “when unit 2 is signed”, is not just scheduling — it is your bargaining chip for this loan: push it back a year and unit 1's rent has served its seasoning period (the year the bank needs to see rent coming in), so on application day the bank counts 80% of it as your income. Same unit, same tenancy — only the signing year is different.", "calc": { "title": "Signing a year later: how much more income", "steps": [ { "label": "Unit 1's monthly rent (at the 8% level)", "calc": "RM 6,467", "result": "" }, { "label": "The bank counts only 80%", "calc": "RM 6,467 × 80%", "result": "RM 5,174", "tone": "good" }, { "label": "If signed in the same year", "calc": "Rent not yet in for a full year", "result": "RM 0", "note": "The bank counts none of it" } ] }, "picture": { "id": "ppp.loan#ppp.loan.timing", "alt": "The same card — it works out how much more recognised income signing a year later gives you." } } ], "web_path": "/property/academy?tab=how-to&lesson=ppp-loan" }, { "key": "ap-listing", "learning_lab": { "title": "Screen the project — then screen one unit", "idea": "Four green badges may come from different layouts. They don't add up to one good unit by themselves.", "kind": "evidence", "image": "/main/images/road/concept-measure.webp", "imageAlt": "PropertyLab teaching illustration of a building in brand blue — not a photo of a real project", "steps": [ "The project passes the first screen", "Pick a specific layout", "Recalculate with one set of numbers" ], "question": "All four checks are green for the project. Does that mean the cheapest layout passes all four?", "options": [ "Yes, it definitely passes", "Not necessarily — each check may come from a different layout", "It passes as long as it's dual-key" ], "correct": 1, "why": "Project badges sum up the best results. Lock size, price, rent and costs to one unit before you compare.", "action": "Pick one real layout and record its own four results." }, "section": "analyze", "group": null, "title": "New Project: how to use this screen", "blurb": "A list of new projects, plus a filter strip that judges for you whether each one is worth a look.", "minutes": 8, "soon": false, "reviewed_at": "2026-09-25", "href": "/analyze-property/new-projects", "terms": [ "bmv", "roi", "cashflow", "dual-key", "mof", "rebate", "answer-card" ], "do_next": { "label": "Open the New Project list", "href": "/analyze-property/new-projects", "hint": "Tick nothing first and see how many there are; then tick them one by one and watch the list shrink." }, "points": [ { "key": "see", "title": "What this strip is", "line": "Open **Analyze Property → New Project**: under the search box is a light-grey strip, the one in the picture. It is not search, and not sorting — it **judges** for you: the list has 67 new projects right now, and the switches on this strip keep only the ones that pass.", "picture": { "id": "ap.strip#ap.strip", "alt": "This whole strip is the lesson — the project list sits below it." } }, { "key": "sieves", "title": "Four switches", "line": "Under “Project quality” are four switches, left to right: **BMV ≥ 5% below** (BMV is Below Market Value: the price per square foot is at least 5% below what was really transacted nearby), **ROI ≥ 7%** (labelled ROI, Return on Investment, on screen; what it actually works out here is the gross rental yield: yearly rent ÷ price, before costs — not a total return on your investment), **Positive cashflow** (positive cash flow: monthly rent minus the instalment and the maintenance fee is not negative) and **Dual Key** (dual-key: two separate units behind one front door, which can be let to two tenants). Tick one and the list keeps only the projects that pass it.", "picture": { "id": "ap.strip#ap.strip.quality", "alt": "Lit up: the four switches — BMV, ROI, cash flow, Dual Key." } }, { "key": "counts", "title": "The numbers in brackets", "line": "The number in brackets after each switch is how many projects pass that test right now: BMV 22, ROI 5, cash flow 12, Dual Key 29 — out of 67 projects in all. The four are **counted separately** and cannot be added up: one project can pass several tests. Tick two switches and what remains passes both, never more than the smaller of the two numbers. The hardest to pass is **ROI ≥ 7%**: only 5 of 67. Small numbers are the truth — this strip exists to fish out those few.", "picture": { "id": "ap.strip#ap.strip.quality", "alt": "The same switches — each bracket shows how many projects pass." } }, { "key": "any-layout", "title": "One layout passing is enough", "line": "A project usually has several layouts — different floor plans in the same building, called Type A, Type B and so on, each with its own size, price and rent. The switches judge not the whole project but **every layout we have analysed**: if even **one** layout passes, the project passes. “Analysed layouts” are the ones listed in **Layout Analysis**, the second tab of Analyze Property, one row per layout. So a project left after ticking Positive cashflow means “at least one layout inside has positive cash flow”, not that every one does; with two switches ticked, one layout may pass one test and another layout the other. Which layout, and how many of how many pass, is written on the card — the next lesson reads it.", "picture": { "id": "ap.strip#ap.strip.quality", "alt": "The same switches — if any one layout in a project passes, it stays on the list." } }, { "key": "unknown-filter", "title": "Not only bad ones are hidden", "line": "Tick a switch and the list keeps only the projects that **pass** that test. Note: projects that cannot be judged are hidden too — they did not fail; we are missing their rent, or there are no nearby transaction records to compare, so nothing can be worked out. So when every switch is on and only three to five are left, do not think they are the best three to five in all of Malaysia; they are the three to five “with complete data, that also pass”.", "picture": { "id": "ap.strip#ap.strip.quality", "alt": "The same switches — projects that cannot be judged are also hidden once ticked." } }, { "key": "assume", "title": "Whose numbers are these?", "line": "The small line under the switches is **Cashflow assumptions**. The instalment in “rent minus instalment” does not fall from the sky — it first assumes a set of loan terms: margin of finance (MoF — the share of the price the bank will lend) 90%, interest 4% a year, repaid over 35 years, with the maintenance fee estimated at RM 0.35 per square foot — on screen it reads “Default terms: 90% loan · 4% interest · 35 years · maintenance RM 0.35/sf”. The whole list's cash flow is worked out on this line, and the cards do not repeat it one by one; to check, come back to this line.", "picture": { "id": "ap.strip#ap.strip.assumption", "alt": "Lit up: that line of assumptions." } }, { "key": "edit-terms", "title": "You can change them", "line": "The words “Cashflow assumptions” are themselves a button, and so is **Change →** after them. Press either and a small window opens where you can swap the MoF, interest rate, tenure, maintenance fee and developer rebate for your own set, then press **Re-filter with these numbers** — the whole list is judged again on **your** terms, and the projects that pass change too. At the end of the line there is also **or fill in your D card**: the DMAIC Road is the tab next to this page, teaching how to buy property one stop at a time; the D card is the answer card left at the end of its Define stop, recording how much the bank will lend you. Fill it in and the MoF here uses your number first.", "picture": { "id": "ap.strip#ap.strip.assumption", "alt": "The same line — its first words are a button, not a heading." } }, { "key": "rebate", "title": "Why loan equals price", "line": "One thing must be made clear first, or you will think the instalment is wrong: the price on the list is the **net price after the rebate** (the developer's rebate is already taken off), while the bank lends on the contract price (before the rebate). Open that small window and there is a box, “Assumed developer rebate %”, with exactly this written under it; the default assumes a 10% rebate, so a 90% MoF lends almost exactly the price of that layout on the card — not 90% of it.", "calc": { "title": "Where the instalment on Binastra Cochrane Type A comes from", "steps": [ { "label": "Type A's price (after rebate)", "calc": "RM 649,620", "result": "" }, { "label": "Undo the 10% rebate to get the contract price", "calc": "RM 649,620 ÷ 0.9", "result": "RM 721,800" }, { "label": "Bank lends 90%", "calc": "Contract price × 90%", "result": "RM 649,620", "note": "Exactly the price after the rebate" }, { "label": "Instalment at 4% a year over 35 years", "calc": "Worked out on this loan", "result": "RM 2,876", "tone": "good" } ] }, "picture": { "id": "ap.strip#ap.strip.assumption", "alt": "The rebate box is in the small window this line opens, not on the line itself." } } ], "web_path": "/property/academy?tab=how-to&lesson=ap-listing" }, { "key": "ap-card", "learning_lab": { "title": "Green is a calculation, not a guarantee", "idea": "Read a badge together with its formula, its data source and the specific layout.", "kind": "cash", "image": "/main/images/road/concept-improve.webp", "imageAlt": "PropertyLab teaching illustration of a building in brand blue — not a photo of a real project", "steps": [ "Value and unit", "Layout used", "Missing data" ], "question": "What is the most sensible reading of a grey “No data”?", "options": [ "It's poor quality — it has failed", "Not enough data to judge yet", "No risk — you can skip it" ], "correct": 1, "why": "Grey means unknown. Fill in the data first — don't treat an unknown as a pass or a fail.", "action": "Pick one badge and write down its inputs, the calculation and the costs it leaves out." }, "section": "analyze", "group": null, "title": "How to read a card", "blurb": "Four badges, each carrying a number: green passes, red fails, dashed grey means not enough data. Below, the sums are opened up one by one.", "minutes": 10, "soon": false, "reviewed_at": "2026-09-25", "href": "/analyze-property/new-projects", "terms": [ "bmv", "psf", "roi", "cashflow", "dual-key" ], "do_next": { "label": "Read a card on the list", "href": "/analyze-property/new-projects", "hint": "Find Binastra Cochrane first and check its four badges and the lines under them; then search Linari and see how red and grey differ." }, "points": [ { "key": "see", "title": "What is on the card", "line": "The card in the picture is one card from the list: **Binastra Cochrane** (Binastra Group, Kuala Lumpur). The top half is what the developer supplied — picture, area, project name, price and sales status New Launch; the Featured tag at the top right of the picture means an editor moved it to the top of the list. A thin line runs across the middle; below it is what we worked out from data: a row of badges. This project has no bedroom data yet, so the spot next to the price is empty — the card will not invent one.", "picture": { "id": "ap.card#ap.card", "alt": "This is how Binastra Cochrane looks in the list." } }, { "key": "price", "title": "The From price isn't yours", "line": "The price box reads **RM 655,000 – 1,250,000**, with “From” in small print above — this is the price range the project has published, and the first number is the **cheapest** option, not the layout you want; in this project the cheapest and the dearest differ by 91%. The sums behind the badges use a different number: **each analysed layout's own price** — Type A is RM 649,620. The two numbers come from two different records, so they need not match. To see what your layout costs, open the Units · Price tab on the project page.", "picture": { "id": "ap.card#ap.card.price", "alt": "Lit up: the price — remember it is a “From” price." } }, { "key": "badges", "title": "Four badges", "line": "The first row under the thin line is four badges, in the same order as the four switches above the list: BMV (Below Market Value), ROI (Return on Investment), Cashflow and Dual Key. Each badge prints its number — on this card: **BMV −5.3%**, **ROI 8.1%**, **Cashflow +RM 1,280/mo**, **Dual Key · Yes** (/mo means a month). The colour gives the result: green is **pass**, red is **fail**, dashed grey is No data (not enough data to judge). On this card, all four are green. The preview is look-only; the points below write the sums out, so you can read them on a phone too. On the real page with a mouse, you can also hover for a tooltip.", "picture": { "id": "ap.card#ap.card.badges", "alt": "Four badges: all four are green." } }, { "key": "lines", "title": "Reading a badge's sum", "line": "On the real page, the BMV, ROI and Cashflow badges carry a tooltip with the sum; here the same text is written out (Dual Key only names the layout). Each line is split by “·” into three parts: **which layout** · **the sum** · **how many of how many layouts pass**. The BMV line is “Type A · RM 1,001/sf vs transacted median RM 1,057/sf · 1 of 4 layouts pass” — the last part means: we analysed 4 of its layouts (different floor plans in the same project), and 1 pass this test. The number on the badge belongs to **the best-performing layout** of those 4; the last part tells you whether it is a one-off or most of them are like that.", "picture": { "id": "ap.card#ap.card.badges", "alt": "Lit up: the four badges; the sums are written out in the text." } }, { "key": "bmv-line", "title": "The BMV sum", "line": "Start with the BMV badge's sum. “RM 1,001/sf” is Type A's **price per square foot** (sf is square foot; the price divided by the size, also called psf); “transacted median” is the **median transacted price**: the prices per square foot actually paid at similar projects nearby (only those within 1 km when at least 2 of them are on sale; otherwise the 10 nearest), lined up from low to high, taking the one in the middle. A transaction is money someone really paid; an asking price is what a seller wants — BMV compares only against transactions, and passes only at 5% or more below. Type A is 5.3% below, so it passes; the other 3 layouts are not that far below the line, hence “1 of 4 layouts pass”.", "calc": { "title": "Why Type A counts as below market value", "steps": [ { "label": "Type A's price per sq ft", "calc": "RM 649,620 ÷ 649 sq ft", "result": "RM 1,001" }, { "label": "Median transacted price nearby", "calc": "Transactions at similar projects within 1 km (fewer than 2 on sale: the 10 nearest)", "result": "RM 1,057" }, { "label": "Pass line: 5% below", "calc": "RM 1,057 × 95%", "result": "RM 1,004" }, { "label": "Against the median transacted price", "calc": "(1,001 − 1,057) ÷ 1,057", "result": "−5.3%", "tone": "good", "note": "Below the pass line of RM 1,004, so it is green" } ], "footnote": "The project page's Investment Analysis and the Layout Analysis page's Nearby asking value both compare with nearby asking prices, not transactions — so the same layout shows a different percentage there. Two rulers, not a mistake." }, "picture": { "id": "ap.card#ap.card.badges", "alt": "The BMV badge's sum: price per square foot against the median transacted price." } }, { "key": "roi-line", "title": "The ROI sum", "line": "The ROI badge's sum is “Type A · Annual rent 52,596 ÷ price 649,620 = 8.1% (floor 7%) · 2 of 4 layouts pass”. Annual rent is Type A's monthly rent of RM 4,383 times 12 — a rent we estimated for this layout from similar rental listings nearby, and it is also the monthly rent the project page shows for Type A; price is the property price, and floor is our minimum of 7%. ROI does not care how much you borrow or what the interest is; it only asks “what share of the price does this unit earn back in a year”: Type A is at 8.1%, so it passes; “2 of 4 layouts pass” means 2 of 4 layouts pass.", "calc": { "title": "How 8.1% is worked out", "steps": [ { "label": "A year's rent", "calc": "RM 4,383 × 12", "result": "RM 52,596" }, { "label": "Price", "calc": "RM 649,620", "result": "" }, { "label": "Share of the price earned back in a year", "calc": "Yearly rent ÷ price", "result": "8.1%", "tone": "good", "note": "Floor 7%" } ] }, "picture": { "id": "ap.card#ap.card.badges", "alt": "The ROI badge's sum — the figure in brackets is the floor." } }, { "key": "cashflow-line", "title": "The cash flow sum", "line": "The Cashflow badge's sum is “Type A · Rent 4,383 − instalment 2,876 − maintenance 227 = +1,280/mo · 2 of 4 layouts pass”. Rent is the monthly rent, instalment is the monthly loan instalment, maintenance is the maintenance fee, and what is left after taking them off is the money that stays in your pocket each month. The instalment uses the terms on the Cashflow assumptions line of the list's strip: a loan of RM 649,620 (the previous lesson explained why it equals the price exactly), 4% a year, 35 years; the maintenance fee is 649 sq ft times RM 0.35 per square foot. The card does not print these terms one by one — to check them, go back to that line on the strip, or read the note that pops up from the Cashflow badge, whose last part is these terms. 2 of 4 layouts are positive.", "calc": { "title": "What Type A leaves each month", "steps": [ { "label": "Type A's monthly rent", "calc": "RM 4,383", "result": "" }, { "label": "Minus the instalment", "calc": "Loan RM 649,620 · 4% a year · 35 years", "result": "− RM 2,876" }, { "label": "Minus the maintenance fee", "calc": "649 sq ft × RM 0.35", "result": "− RM 227" }, { "label": "Really left each month", "calc": "Rent after both outgoings", "result": "+ RM 1,280", "tone": "good", "note": "Not negative, so it is called positive cash flow" } ] }, "picture": { "id": "ap.card#ap.card.badges", "alt": "The Cashflow badge's sum: rent minus two outgoings." } }, { "key": "red", "title": "Red means it failed", "line": "Take another card from the same list: **Linari Kwasa Damansara** (Shah Alam, Selangor). Its four badges: three red, one grey. Red — **ROI 3.1%**, **Cashflow −RM 1,998/mo**, **Dual Key · No** — means **judged, and failed**. A red badge still has its sum — here is the Cashflow explanation written out: “0 of 5 layouts pass”: none of the 5 layouts analysed passes. Note that the ROI badge speaks of layout A and the Cashflow badge of layout D: each badge picks the layout that does best on its own test, so two badges can be about two different layouts. **Dual Key · No** means none of its 5 layouts is marked dual-key in our data.", "calc": { "title": "Linari Kwasa Damansara · layout D: the top-up each month", "steps": [ { "label": "Monthly rent, layout D", "calc": "RM 1,904", "result": "" }, { "label": "Minus the instalment", "calc": "Loan RM 789,000 · 4% a year · 35 years", "result": "− RM 3,493" }, { "label": "Minus the maintenance fee", "calc": "1,168 sq ft × RM 0.35", "result": "− RM 409" }, { "label": "You top up each month", "calc": "Rent does not cover both outgoings", "result": "− RM 1,998", "tone": "bad", "note": "Negative: the unit is not feeding you — you feed it every month" } ] }, "picture": { "id": "ap.card.contrast#ap.card.badges", "alt": "Another card: the red badges still keep their sums inside." } }, { "key": "grey", "title": "Grey means no verdict", "line": "On the same card, dashed grey marks **BMV · No data**: not enough data, **no verdict**. BMV is compared with the median transacted price nearby, and no transaction records could be found near this project — and with one number missing, nothing can be worked out. So a grey badge shows no number, and hovering over it only says No data — the card prints only numbers it can work out, and never guesses one. Grey is not bad, it is unknown; red is bad. Tick the **BMV ≥ 5% below** switch and this card is hidden: not because it failed, but because it cannot prove it passes.", "picture": { "id": "ap.card.contrast#ap.card.badges", "alt": "The dashed grey badge: no number, and no sum." } } ], "web_path": "/property/academy?tab=how-to&lesson=ap-card" }, { "key": "ap-overview", "learning_lab": { "title": "Close on a map is not always close on foot", "idea": "Straight-line distance, driving time and the actual walking route are three different kinds of evidence.", "kind": "evidence", "image": "/main/images/road/concept-analyze.webp", "imageAlt": "PropertyLab teaching illustration of a building in brand blue — not a photo of a real project", "steps": [ "Confirm the address and entrance", "Check the real route", "Check on site, at the right time of day" ], "question": "The project is 400 m from the station in a straight line. Is it definitely a five-minute walk?", "options": [ "Yes, definitely", "Not necessarily — there may be a wall or a detour", "Definitely, if there's a mall" ], "correct": 1, "why": "The route, road crossings, entrances and waiting time all change the commute. Check it against the actual walking route.", "action": "Time the actual walk to the station entrance on a weekday." }, "section": "analyze", "group": null, "title": "Project page · Overview", "blurb": "Open a project, and the first tab gives you facts, a description and the location.", "minutes": 6, "soon": false, "reviewed_at": "2026-09-25", "href": "/my/projects/binastra-cochrane?chrome=portal", "terms": [ "psf", "sinking-fund", "vp" ], "do_next": { "label": "Open this project", "href": "/my/projects/binastra-cochrane?chrome=portal", "hint": "Read Overview from top to bottom, especially the maintenance fee box." }, "points": [ { "key": "tabs", "title": "The project page's tabs", "line": "Open a project from the list: the top half of the page is the photo gallery and the project name, and below it is a row of tabs — Overview, 360° Aerial, Units · Price, Investment Analysis, Financial Projection, New Supply, Amenities, Developer Record, Contact Advisor. This lesson covers the first, Overview; the lessons after it take one tab each.", "picture": { "id": "ap.overview#ap.overview.facts", "alt": "These are the fact boxes at the top of the Overview tab." } }, { "key": "facts", "title": "Start with the facts", "line": "The top of Overview is a row of small boxes, one fact each; a box with no data does not appear. For Binastra Cochrane the row reads: tenure Freehold, 2 - 3 bedrooms, size 649 - 1,026 sqft, expected vacant possession (VP) in 2031, 830 units in total, type Serviced Apartment, maintenance fee 0.50, sales status New Launch. The unit count deserves a second look: 830 units means hundreds of neighbours in the same building competing with you for tenants.", "picture": { "id": "ap.overview#ap.overview.facts", "alt": "Lit up: that row of fact boxes." } }, { "key": "fee", "title": "The maintenance fee box", "line": "If the project lists a maintenance fee, it is in this row too — Binastra Cochrane says RM 0.50 per square foot. Check it against the earlier lessons: the list's cash flow is estimated at RM 0.35 per square foot. If the developer's figure is higher than our estimate, the card's “left each month” has to be worked out again. Maintenance fees going up again a year or two after VP is common too.", "picture": { "id": "ap.overview#ap.overview.facts", "alt": "The same row of boxes — this time, the maintenance fee." } }, { "key": "description", "title": "The project description", "line": "Under the facts is “Project Overview” — the developer's own description. It is the most pleasant read and the least useful for making a decision: every sentence in it is the seller talking. What is worth using as information is the **checkable facts** it mentions (station names, school names, mall names), not the adjectives.", "picture": { "id": "ap.overview#ap.overview.description", "alt": "Lit up: that description — written by the seller." } }, { "key": "facilities", "title": "Facilities aren't rent", "line": "The facilities list helps you judge what tenants will actually use, and what to ask about the maintenance fee and upkeep. More facilities does not necessarily mean a worse return, and fewer does not necessarily mean cheaper; compare them with the matching unit's rent, costs and real day-to-day value.", "picture": { "id": "ap.overview#ap.overview.facilities", "alt": "Lit up: the facilities list." } }, { "key": "location", "title": "Location and surroundings", "line": "Open the address and map, and first tell apart whether a figure is straight-line distance, road distance or travel time. Close on a map does not guarantee you can walk straight there; walls, road crossings, entrances and time of day all change the experience. Check along the real route, then note the date you measured.", "picture": { "id": "ap.overview#ap.overview.location", "alt": "Lit up: the location section — the list is sorted by distance." } } ], "web_path": "/property/academy?tab=how-to&lesson=ap-overview" }, { "key": "ap-units", "learning_lab": { "title": "One layout, one complete calculation", "idea": "The “From” price is only a starting point. Floor, size, rebate and loan terms must match the unit you choose.", "kind": "evidence", "image": "/main/images/road/concept-measure.webp", "imageAlt": "PropertyLab teaching illustration of a building in brand blue — not a photo of a real project", "steps": [ "Fix the size and layout", "Check the net price and terms", "Pin down the tenant and the rent" ], "question": "The monthly instalment on the list differs from the one on the details page. What do you check first?", "options": [ "The app must have got it wrong", "Whether the price, margin of finance, interest rate and loan tenure match", "Pick the lower number" ], "correct": 1, "why": "Different inputs give different instalments. Make the terms the same first, then judge the result.", "action": "Compare the four loan inputs on the two pages, one by one." }, "section": "analyze", "group": null, "title": "Units · Price: pick your unit", "blurb": "A project has several layouts, each with a different price and size.", "minutes": 5, "soon": false, "reviewed_at": "2026-09-25", "href": "/my/projects/binastra-cochrane?chrome=portal", "terms": [ "psf", "vp" ], "do_next": { "label": "Open Units · Price", "href": "/my/projects/binastra-cochrane?chrome=portal#units", "hint": "Tap through every layout and watch how the price and size change." }, "points": [ { "key": "sub", "title": "This tab has two halves", "line": "Open **Units · Price** and there are two buttons at the top: **Unit Types** and **Price & Payment**. It starts on Unit Types — choose which layout first, then see what that layout costs.", "picture": { "id": "ap.units#ap.units.sub", "alt": "Lit up: those two buttons." } }, { "key": "table", "title": "The layout table", "line": "The table below lists every layout in the project. Binastra Cochrane has 4: Type A 649 sq ft, Type B 763 sq ft, Type C 1008 sq ft, Type C1 1026 sq ft. Prices run from RM 649,620 to RM 1,170,000 — a 80% spread within one project. The From price on the list card is the cheapest layout in this table.", "picture": { "id": "ap.units#ap.units.table", "alt": "Lit up: the layout table — tap a row to switch to that layout." } }, { "key": "selected", "title": "The layout you picked", "line": "Once you pick a layout, make sure the price, size, rent and loan assumptions all belong to it. The **From** on the project card is the project's starting price, not necessarily the real terms for this layout or floor; rebates and packages also need confirming in writing.", "picture": { "id": "ap.units#ap.units.selected", "alt": "Lit up: the layout you picked." } }, { "key": "rent", "title": "The rent and yield boxes", "line": "The card has two more boxes: **Est. monthly rent** **RM 4,383** and **Gross yield** (a year's rent ÷ price). This rent is not the card's own estimate — it is the **predicted rent** the Investment Analysis tab works out for this layout, and Financial Projection uses the same number: one unit, three places, one rent. One more thing: the instalment here is labelled “(90%) · 4.2% · 35 yrs”, while Investment Analysis labels its instalment “4% · 100% of price” — two instalments for one unit, because one borrows 90% and the other the full price. Both write their terms under the number; what you should check is the terms, not the number.", "picture": { "id": "ap.units#ap.units.selected", "alt": "The same card — the monthly rent box uses the same number as the two tabs after it." } }, { "key": "price-tab", "title": "The Price & Payment half", "line": "If the list and the detail page show different instalments, compare the net price, MoF, interest rate and tenure first. Different assumptions give different results; line up all four inputs before comparing. Do not treat a lower instalment as a bank quote just because it looks comfortable.", "picture": { "id": "ap.units#ap.units.sub", "alt": "Lit up: the second button is this one." } } ], "web_path": "/property/academy?tab=how-to&lesson=ap-units" }, { "key": "ap-invest", "learning_lab": { "title": "Follow the rent all the way down", "idea": "Gross rental yield is for the first screen. The cash your household can use also has the monthly instalment and every holding allowance taken off.", "kind": "cash", "image": "/main/images/road/concept-improve.webp", "imageAlt": "PropertyLab teaching illustration of a building in brand blue — not a photo of a real project", "steps": [ "Evidence for rent and price", "Instalment and maintenance fee", "Vacancy, repairs and taxes" ], "question": "Does the RM 958 screening surplus already include every landlord cost?", "options": [ "Yes — you can spend all of it", "No — set aside vacancy, repairs and taxes on top", "Only the property price still comes off" ], "correct": 1, "why": "The RM 958 here takes off only the instalment and the maintenance fee. The experiment on the right adds holding allowances and shows how the cash you can allocate shrinks.", "action": "Build one complete budget with the real maintenance fee and a cautious rent." }, "section": "analyze", "group": null, "title": "Investment Analysis: is it expensive?", "blurb": "Uses nearby asking prices and rental listings to work out the layout you picked.", "minutes": 8, "soon": false, "reviewed_at": "2026-09-25", "href": "/my/projects/binastra-cochrane?chrome=portal&tab=invest", "terms": [ "psf", "roi", "asking-value", "bmv", "cashflow" ], "do_next": { "label": "Open Investment Analysis", "href": "/my/projects/binastra-cochrane?chrome=portal&tab=invest", "hint": "Read the three numbers in the first block, then check the rent, instalment and maintenance fee behind the cash flow — and set aside extra for empty months, repairs and taxes." }, "points": [ { "key": "subtabs", "title": "Four sub-tabs", "line": "Open **Investment Analysis**: the heading reads Deep Market Analysis, followed on the right by the layout you picked (Type A). Below are four sub-tabs: Summary, Market Value, Rental and Airbnb Analytics (short-term rental). It starts on Summary. All four work out **that one layout**, not the whole project — pick another layout and all four are worked out again.", "picture": { "id": "ap.invest#ap.invest.subtabs", "alt": "Lit up: the four sub-tabs, with your chosen layout above them." } }, { "key": "verdict", "title": "The verdict comes first", "line": "The first block of Summary gives the verdict. On the left is your price: RM 649,620, 649 sq ft, RM 1,001 per square foot. On the right is the judgement: **Fair price** — your price per square foot is 0.1% below the median **asking price** of similar projects nearby (an asking price is what sellers list, not what buyers paid). Below that is the price it considers fair, **Fair value RM 650,298** (RM 1,002 per square foot), and how far you are from it. The BMV on the list card, though, compares with the **transacted** median (Type A's line says RM 1,057/sf), so for the same layout the card shows “BMV −5.3%” while this says Fair price: asking prices tell you whether it is dearer than what is for sale next door; transactions tell you whether it is dearer than what others really paid — two rulers, not a mistake.", "calc": { "title": "Where this judgement comes from", "steps": [ { "label": "The layout you picked", "calc": "RM 649,620 ÷ 649 sq ft", "result": "RM 1,001/sq ft" }, { "label": "Median asking price of similar projects nearby", "calc": "Comparable projects within 1 km (the 10 nearest if fewer than 2 are on sale; 29 read in all)", "result": "RM 1,002/sq ft" }, { "label": "At the median asking price, this size is worth", "calc": "RM 1,002 × 649 sq ft", "result": "RM 650,298" }, { "label": "Your price compared with it", "calc": "The difference between the two", "result": "0.1% lower", "note": "Hence Fair price" } ] }, "picture": { "id": "ap.invest#ap.invest.summary", "alt": "Lit up: the verdict block — your price, the judgement, the fair price." } }, { "key": "rent", "title": "Read rent and yield together", "line": "Two boxes in the right-hand row need reading together: **Monthly rental RM 4,383** and, beside it, **Rental yield 8.1% (★★★ Strong)** (gross yield: monthly rent × 12 ÷ price). This rent is not a transacted rent for the area — it is a **prediction**, made by picking similar units from 287 rental listings nearby and multiplying their rent per square foot by this layout's size; Type A is dual-key (one unit with two keys, let to two tenants), so each key is worked out separately and the two are added. The small line under the number, Predicted from nearby listings, says exactly that. The monthly rent on the Units card and the one in Financial Projection are this same number — if the three places do not match, then the screen is broken.", "picture": { "id": "ap.invest#ap.invest.summary", "alt": "The same block — rent and yield: one is a prediction, the other is multiplied from it." } }, { "key": "cashflow", "title": "Positive, but one test only", "line": "Two more boxes to the right: **Monthly cashflow +RM 1,280**, with Rent covers payment + maintenance written under it; beside it, **Monthly payment RM 2,876** is the instalment, with its terms underneath: **Loan 4% · 35 years · 100% of price** — it borrows the whole price, not 90%. Cash flow = monthly rent − instalment − maintenance fee. When the developer has not published a maintenance fee (the monthly fee paid to the building's management for upkeep), it is estimated at RM 0.35 per square foot: Type A has 649 sq ft, which makes RM 227 — the small line under the cash flow shows it. Positive does not mean this unit is sure to make money: empty months and repairs are not counted here; it has only passed the first test, “rent covers the instalment and the maintenance fee”. The list card's cash flow for Type A is also **+RM 1,280** — same sum, same number.", "calc": { "title": "Type A's cash flow, step by step", "steps": [ { "label": "Monthly rent", "calc": "Monthly rental", "result": "RM 4,383" }, { "label": "Minus the instalment", "calc": "RM 649,620 full loan · 4% · 35 years", "result": "− RM 2,876" }, { "label": "Minus the maintenance fee", "calc": "649 sq ft × RM 0.35", "result": "− RM 227" }, { "label": "Monthly cash flow", "calc": "Rent − instalment − maintenance", "result": "+ RM 1,280", "tone": "good", "note": "The list card and Layout Analysis use the same sum" } ] }, "picture": { "id": "ap.invest#ap.invest.summary", "alt": "The right side of the same block: cash flow, the instalment and the loan terms it uses." } }, { "key": "area", "title": "Who lives around here", "line": "The last block, **Area snapshot**, asks from another angle: who the main buyers around here are (here it says Corporate Professional — office workers), which income group they belong to (T20, Malaysia's top 20% of earners) and how convenient daily life is. This block sketches your tenants — check whoever you have in mind to rent to against these lines.", "picture": { "id": "ap.invest#ap.invest.summary", "alt": "Lit up: the last block — buyers, income group, convenience." } }, { "key": "others", "title": "The other three sub-tabs", "line": "**Market Value** lists the comparable projects nearby one by one (name, distance, the comparable's asking price, growth) — this time it read 29, so you can see for yourself who it compares against; **Rental** is the same thing on the rent side; **Airbnb Analytics** works it out from the short-term rental angle. If the verdict looks wrong, go into these three tabs and see whose numbers it used.", "picture": { "id": "ap.invest#ap.invest.subtabs", "alt": "Lit up: the four sub-tabs — the three on the right are what the verdict is made from." } } ], "web_path": "/property/academy?tab=how-to&lesson=ap-invest" }, { "key": "ap-projection", "learning_lab": { "title": "The same rent can only be used once", "idea": "Paying down principal early grows net equity, but that money cannot also become living money.", "kind": "allocation", "image": "/main/images/road/concept-improve.webp", "imageAlt": "PropertyLab teaching illustration of a building in brand blue — not a photo of a real project", "steps": [ "Set aside holding allowances first", "Choose how much goes to principal", "Only the rest can be spent" ], "question": "If all the rent you can allocate goes to principal, how much living income does that money still give you this month?", "options": [ "The same amount", "Zero — it has gone to principal", "As much as the price has gone up" ], "correct": 1, "why": "Principal and spending are two different places for the money to go. Recording it in both counts it twice.", "action": "Drag the principal share and pick the split of cash that fits your goal." }, "section": "analyze", "group": null, "title": "Financial Projection: the years ahead", "blurb": "How this loan runs over 35 years: instalment, principal, net equity.", "minutes": 6, "soon": false, "reviewed_at": "2026-09-25", "href": "/my/projects/binastra-cochrane?chrome=portal&tab=projection", "terms": [ "recycle", "cashflow", "net-equity" ], "do_next": { "label": "Open Financial Projection", "href": "/my/projects/binastra-cochrane?chrome=portal&tab=projection", "hint": "Change the interest rate to 4.5%, then back — see how much the total interest differs." }, "points": [ { "key": "inputs", "title": "The top boxes can change", "line": "The top row of **Financial Projection** is not results but **inputs**: price (following the layout you picked — here RM 649,620), MoF, interest rate, tenure and monthly rent. You can change all of them — this tab exists for “what if the rate is 4.5%?” and “what if I borrow only 80%?”: change one number and the whole table below is worked out again.", "picture": { "id": "ap.projection#ap.projection.inputs", "alt": "Lit up: that row of inputs." } }, { "key": "summary", "title": "Five results in the middle", "line": "The second row is the results: monthly instalment, years to pay off, final net equity, total interest and cumulative cash flow. The first time, two numbers are enough — the **monthly instalment** (what you pay out each month) and **total interest** (how much extra you pay the bank over 35 years).", "picture": { "id": "ap.projection#ap.projection.summary", "alt": "Lit up: those five results." } }, { "key": "rent-fallback", "title": "Where the rent comes from", "line": "The **Monthly rent** box is already filled in for you: **RM 4,383**, with a small line under it giving its source — Seeded from the Investment Analysis predicted rental, meaning the predicted rent the previous tab worked out for this layout, the same number as on the Units card. Only when a project has no similar rental listings nearby does this box fall back to 0.35% of the price as a starting number, marked in small orange text as assumed — in that case the curve shows what happens “if there were this rent”, not a prediction. You can overwrite this box at any time: if you have real rental figures, enter them.", "picture": { "id": "ap.projection#ap.projection.inputs", "alt": "The same row — the small line under the rent box says where it came from; you can overwrite this box." } }, { "key": "chart", "title": "What the curve says", "line": "The curve in the middle shows **net equity**: the property's valuation minus the loan still unpaid. The starting net equity depends on the valuation and the loan balance; the down payment and transaction costs are not taken off again in this net equity formula. Repaying principal reduces the debt and assumed price changes move the valuation, so the curve can also fall. Rent minus instalment here has not yet taken off the full holding costs, so it cannot be treated as passive income you can spend.", "picture": { "id": "ap.projection#ap.projection.chart", "alt": "Lit up: the net equity curve." } }, { "key": "recycle", "title": "Spare rent into principal", "line": "The last box in the input row is **Recycle retained rent %** (the share of the rent you keep that goes to paying down principal). This box is the core move of our method: the money left after rent pays the instalment is not spent but used to pay off principal. It is switched on by default, so as soon as you open this tab, the **Paid off** box already says the loan is cleared in year **12** (on a 35-year loan), and **Total interest** is **RM 171,752** — **RM 360,505** less than without recycling — set this box to 0 and look again: the difference is what this move is worth.", "picture": { "id": "ap.projection#ap.projection.summary", "alt": "Watch how the “Paid off” and “Total interest” boxes change." } } ], "web_path": "/property/academy?tab=how-to&lesson=ap-projection" }, { "key": "ap-developer", "learning_lab": { "title": "A track record beats a big name", "idea": "The number of projects, the brand and a stock-market listing cannot replace a record of delivery, defects and licences.", "kind": "evidence", "image": "/main/images/road/concept-control.webp", "imageAlt": "PropertyLab teaching illustration of a building in brand blue — not a photo of a real project", "steps": [ "Check the licences and project status", "Compare the delivery dates", "Check how defects were handled" ], "question": "The developer is not on the blacklist. Does that prove it will deliver vacant possession (VP) on time?", "options": [ "Yes", "No — you still need evidence on the project and its delivery", "Yes, if there's a show unit" ], "correct": 1, "why": "Not being blacklisted is the result of one check, not a guarantee of how the developer will perform.", "action": "Pick a project that has already been delivered, and record the promised date, the actual date and your source." }, "section": "analyze", "group": null, "title": "Developer Record: who builds it", "blurb": "Buying off-plan means paying before you get the building, so who the developer is matters a great deal.", "minutes": 4, "soon": false, "reviewed_at": "2026-09-25", "href": "/my/projects/binastra-cochrane?chrome=portal&tab=developer", "terms": [ "teduh", "hda", "vp" ], "do_next": { "label": "Open Developer Record", "href": "/my/projects/binastra-cochrane?chrome=portal&tab=developer", "hint": "Pick two past project names and search what residents said at VP." }, "points": [ { "key": "head", "title": "What this tab answers", "line": "**Developer Record** answers one question only: what has this developer built before? Binastra Cochrane's developer is **Binastra Group**. When you buy a project that is not yet built, you sign a contract for delivery three or four years later — whether they deliver, whether on time, and at what quality all shows in this tab.", "picture": { "id": "ap.developer#ap.developer.head", "alt": "Lit up: the developer's name and its number of records." } }, { "key": "records", "title": "Past projects", "line": "Below are this developer's other projects in our database — Binastra Group has 16. Only names, areas and years, with no prices and nothing to open: these records have not been through our listing checks, so their numbers are not fit to quote yet. Names and years are enough to answer the question: is this an old hand, or a first-timer?", "picture": { "id": "ap.developer#ap.developer.records", "alt": "Lit up: the list of past projects." } }, { "key": "what-to-do", "title": "What else to check", "line": "This tab gives you a list, not a judgement. Take these project names and check three things yourself: whether vacant possession (VP) was delayed, whether residents complained much after VP, and whether the developer has ever been on an official list of problem projects. Only after checking all three can you choose “Pass” in the “Developer” box of your I card (the answer card from the road's Improve stop); if you cannot finish, choose “Watch”.", "picture": { "id": "ap.developer#ap.developer.card", "alt": "The whole card is this list — the judgement is yours to make." } } ], "web_path": "/property/academy?tab=how-to&lesson=ap-developer" }, { "key": "ap-amenities", "learning_lab": { "title": "Keep what you see apart from what you infer", "idea": "Shops and facilities are clues. Residents' incomes and rental demand still need real data behind them.", "kind": "evidence", "image": "/main/images/road/concept-analyze.webp", "imageAlt": "PropertyLab teaching illustration of a building in brand blue — not a photo of a real project", "steps": [ "What you see", "What the model infers", "What you still have to verify" ], "question": "There's a Starbucks nearby. Does that prove high-income tenants will rent your unit?", "options": [ "Yes — the brand has done the research for me", "No — you still need evidence from rental listings, occupancy and tenants", "Yes, if there are more than three" ], "correct": 1, "why": "The brand may serve tourists, office workers or people passing through. They are not your target tenants, and their budget is not your tenants' budget.", "action": "Pick one AI conclusion and verify it with what you see on site or with real rental data." }, "section": "analyze", "group": null, "title": "Amenities: who lives here", "blurb": "Not “what is nearby”, but “what the things nearby say about who lives here”.", "minutes": 7, "soon": false, "reviewed_at": "2026-09-25", "href": "/my/projects/binastra-cochrane?chrome=portal&tab=amenities", "terms": [ "psf", "market-value", "supply-circle" ], "do_next": { "label": "Open Amenities", "href": "/my/projects/binastra-cochrane?chrome=portal&tab=amenities", "hint": "Read the first part, then scroll down to see what it bases that on." }, "points": [ { "key": "demand", "title": "It opens with a verdict", "line": "Open **Amenities** and you get not a list of facilities but a judgement: how mature the area is, what kind of area it is and who the most likely buyers are. A machine wrote it after reading the shops, schools and office buildings around — so every block below shows you what it bases that on.", "picture": { "id": "ap.amenities#ap.amenities.demand", "alt": "Lit up: that judgement." } }, { "key": "who", "title": "Who lives here", "line": "**Who lives here?** splits the people of the area into three income groups: T20 (Malaysia's top 20% of earners), M40 (the middle 40%) and B40 (the bottom 40%), and sketches the most likely buyer. This part speaks directly to the “who will I rent to” in your head — if you want to rent to fresh graduates but it tells you the area is mainly corporate office workers, first check the data's source, coverage and update date. A machine's sketch can also be wrong; confirm with real rental listings, visits on the ground and conversations with your target tenants before deciding whether the area or layout fits.", "picture": { "id": "ap.amenities#ap.amenities.who", "alt": "Lit up: the income groups and the buyer sketch." } }, { "key": "signals", "title": "What it bases this on", "line": "**Area premium signals** are leads still to be checked: how many banks, McDonald's, Starbucks, international schools and hospitals there are. These can help you ask questions, but they cannot prove residents' income or rental demand. Brand counts are only proxy signals the model uses; also check the population served, actual rents and occupancy.", "picture": { "id": "ap.amenities#ap.amenities.signals", "alt": "Lit up: the signals, counted one by one." } }, { "key": "outlook", "title": "Growth follows catalysts", "line": "The last block, **Outlook**, offers clues to growth scenarios; it does not predict that prices will certainly rise. It gives a score and lists its reasons; descriptions such as travel times come from the analysis data — check how they were measured, when, and along the real route. This block is what we mean by “buy in a growth corridor”: not how busy the place is now, but what is being built next to it and what has already opened.", "picture": { "id": "ap.amenities#ap.amenities.outlook", "alt": "Lit up: the growth outlook — a score plus a list of reasons." } }, { "key": "conflict", "title": "When two tabs disagree", "line": "One thing to say first: the judgement in this tab may include a sentence like “this price is X% above the area median”, while the Summary in the Investment Analysis lesson may say Below market. The two use different rulers — one is an area-wide price level estimated from the profile of nearby shops, the other is worked out from the **asking prices of comparable projects nearby** (only those within 1 km when at least 2 are on sale; otherwise the 10 nearest) (and the BMV on the list card is a third: the **transacted prices** of the same set of projects). When they disagree, do not simply believe the one you like: go to the Market Value sub-tab and see exactly which projects it compares with — that is the one place you can check for yourself.", "picture": { "id": "ap.amenities#ap.amenities.demand", "alt": "The price sentence in this judgement is the one that can disagree with Investment Analysis." } } ], "web_path": "/property/academy?tab=how-to&lesson=ap-amenities" }, { "key": "ap-supply", "learning_lab": { "title": "Competition happens in the tenant's choice", "idea": "A radius on the map is only a starting point. Homes with the same budget, the same commute and the same delivery date are the ones worth comparing.", "kind": "supply", "image": "/main/images/road/concept-analyze.webp", "imageAlt": "PropertyLab teaching illustration of a building in brand blue — not a photo of a real project", "steps": [ "Same rent budget", "Same commuting range", "Delivery and renewal timing" ], "question": "A competing project reaches vacant possession (VP) a year after yours. So it won't affect you?", "options": [ "Right — you already have a tenant", "It can — it may affect renewals and your next tenants", "It affects sales only, not rent" ], "correct": 1, "why": "Supply affects more than the first tenancy. When a new project comes onto the market, existing tenants compare the alternatives too.", "action": "Draw a timeline of deliveries over the next three years, and note when the data was last updated." }, "section": "analyze", "group": null, "title": "New Supply: who competes for tenants", "blurb": "How many other new projects are being built within 3 km, how many units, at what price.", "minutes": 5, "soon": false, "reviewed_at": "2026-09-25", "href": "/my/projects/binastra-cochrane?chrome=portal&tab=supply", "terms": [ "overhang", "supply-circle", "vp" ], "do_next": { "label": "Open New Supply", "href": "/my/projects/binastra-cochrane?chrome=portal&tab=supply", "hint": "Count how many are in your price band and reach VP in the same year — and how many thousand units that adds up to." }, "points": [ { "key": "why", "title": "What this tab asks", "line": "**New Supply** asks one thing only: by the time you get vacant possession (VP), how many more homes nearby will be looking for tenants just like yours? Binastra Cochrane has **7** new projects within 3 km — this is not a list of competitors, it is your future rent pressure.", "picture": { "id": "ap.supply#ap.supply.head", "alt": "Lit up: the line counting the new launches." } }, { "key": "list", "title": "Three things per card", "line": "Look at three things on each card below: **distance**, **number of units** and **price**. The nearest one to this project is 0.1 km away, 1,296 units — with over a thousand more homes 100 metres away, your rent is no longer yours alone to decide.", "picture": { "id": "ap.supply#ap.supply.list", "alt": "Lit up: the row of new project cards — the distance is at the top left." } }, { "key": "price-band", "title": "Do the prices clash?", "line": "When comparing supply, the purchase price is only a clue. A dearer project may still chase the same tenants at a similar rent; compare layout, rent budget, commute, renovation and delivery date together — you cannot rule out competition on selling price alone.", "picture": { "id": "ap.supply#ap.supply.list", "alt": "The same row of cards — this time, only price and size." } }, { "key": "timing", "title": "When VP comes", "line": "The same completion year does not mean the same month on the market, and a project finishing a year later can still affect your renewal. Put completed, under-construction and announced projects on a three-year timeline separately, note the date of the data and how uncertain it is, then see who your first tenancy and your renewal will run into.", "picture": { "id": "ap.supply#ap.supply.list", "alt": "The same row of cards — this time, the years." } } ], "web_path": "/property/academy?tab=how-to&lesson=ap-supply" }, { "key": "ot-ai-coach", "learning_lab": null, "section": "others", "group": null, "title": "AI Coach", "blurb": "It can read your cards, so you can ask very specific questions.", "minutes": null, "soon": true, "reviewed_at": null, "href": null, "terms": [], "do_next": null, "points": [], "web_path": "/property/academy?tab=how-to&lesson=ot-ai-coach" }, { "key": "ot-area-tutorial", "learning_lab": null, "section": "others", "group": null, "title": "Area Guide", "blurb": "Walk through a corridor as if riding along in the car.", "minutes": null, "soon": true, "reviewed_at": null, "href": null, "terms": [], "do_next": null, "points": [], "web_path": "/property/academy?tab=how-to&lesson=ot-area-tutorial" }, { "key": "ot-landlord", "learning_lab": null, "section": "others", "group": null, "title": "Landlord Management", "blurb": "After vacant possession: renovation, tenants, management, tax returns.", "minutes": null, "soon": true, "reviewed_at": null, "href": null, "terms": [], "do_next": null, "points": [], "web_path": "/property/academy?tab=how-to&lesson=ot-landlord" }, { "key": "ot-second-income", "learning_lab": null, "section": "others", "group": null, "title": "Vibe Coding and government grants", "blurb": "A second income beyond property.", "minutes": null, "soon": true, "reviewed_at": null, "href": null, "terms": [], "do_next": null, "points": [], "web_path": "/property/academy?tab=how-to&lesson=ot-second-income" }, { "key": "ot-concierge", "learning_lab": null, "section": "others", "group": null, "title": "Property Concierge", "blurb": "Who to call when you want to sell or rent out.", "minutes": null, "soon": true, "reviewed_at": null, "href": null, "terms": [], "do_next": null, "points": [], "web_path": "/property/academy?tab=how-to&lesson=ot-concierge" }, { "key": "ot-rental-estimate", "learning_lab": null, "section": "others", "group": null, "title": "Rental Estimate", "blurb": "A free rent estimate tool.", "minutes": null, "soon": true, "reviewed_at": null, "href": null, "terms": [], "do_next": null, "points": [], "web_path": "/property/academy?tab=how-to&lesson=ot-rental-estimate" }, { "key": "ot-account", "learning_lab": null, "section": "others", "group": null, "title": "Your profile and membership", "blurb": "Your details, membership benefits and notification settings.", "minutes": null, "soon": true, "reviewed_at": null, "href": null, "terms": [], "do_next": null, "points": [], "web_path": "/property/academy?tab=how-to&lesson=ot-account" } ], "terms": { "answer-card": { "en": "Answer card", "zh": "答案卡", "def": "The card you fill in at the end of every stop: your numbers, not your feelings. Later stops calculate only from earlier cards." }, "asking-value": { "en": "Asking value", "zh": "叫价", "def": "The price the seller or developer puts on it — not market value, but the number they hope you will pay." }, "bank-value": { "en": "Bank Value", "zh": "银行估价", "def": "The figure the valuer gives the bank; the margin of finance is applied to it. New projects mostly use the SPA price; a subsale may come in below the transacted price." }, "bmv": { "en": "BMV — Below Market Value", "zh": "低于市价", "def": "An entry price below the area's median transacted price; we prefer at least 5% below. Never above market value." }, "cashflow": { "en": "Cash flow", "zh": "现金流", "def": "Monthly rent − instalment − maintenance fee: positive means the property feeds you; negative means you feed the property." }, "ccris": { "en": "CCRIS", "zh": "信用记录（国家银行）", "def": "Central Credit Reference Information System — Bank Negara's credit record system, where banks check whether you have repaid on time." }, "debt-free": { "en": "Debt-free", "zh": "贷款全清", "def": "Every loan paid off before a year you choose — one of three ways to write financial freedom." }, "dsr": { "en": "DSR — Debt Service Ratio", "zh": "偿债比率", "def": "Monthly debt repayments ÷ monthly net income × 100. Most local banks draw the line at 70%." }, "dual-key": { "en": "Dual-key", "zh": "双钥匙", "def": "One title, two front doors: two tenants, two rents — the layout that passes both ROI and positive cash flow at KL prices." }, "hda": { "en": "HDA — Housing Development Act", "zh": "房屋发展法令", "def": "The law protecting buyers of new residential projects: vacant possession within 36 months, a 24-month defect liability period, a tribunal, and the right to terminate if the project is abandoned." }, "headroom": { "en": "Headroom", "zh": "空间", "def": "Net income × 70% − existing commitments = the room left for a new home-loan instalment; × 200 ≈ your borrowing capacity." }, "market-value": { "en": "Market value", "zh": "市价", "def": "The median psf of recent actual transactions for similar units in the same area × the size — never pay above it." }, "mof": { "en": "MoF — Margin of Finance", "zh": "贷款成数", "def": "The share of the price a bank will lend: up to 90% on your first and second home loans, 70% from the third." }, "net-equity": { "en": "Net equity", "zh": "净值", "def": "What the property is worth − what you still owe the bank. One of three ways to write financial freedom." }, "net-income": { "en": "Net income", "zh": "净收入", "def": "Your salary after EPF, SOCSO and income tax — what actually reaches your account. Banks use it to calculate DSR." }, "overhang": { "en": "Overhang", "zh": "滞销单位", "def": "NAPIC's definition: units already completed and still unsold 9 months or more after launch — an area's overhang count is its supply alarm." }, "own-line": { "en": "Own line", "zh": "自己的线", "def": "The DSR line we draw for ourselves: ≤ 60% at signing (new project), ≤ 40% once rented. 70% is the bank's line; this one is yours." }, "passive": { "en": "Passive income", "zh": "被动收入", "def": "Income that comes in even when you don't go to work: rent − instalment − maintenance fee, the amount that actually lands in your pocket each month." }, "progressive-interest": { "en": "Progressive interest", "zh": "进度利息", "def": "During construction the bank releases the loan as the developer builds, and you pay interest only on what has been released — a few dozen ringgit in the first year, close to the full instalment just before handover." }, "psf": { "en": "psf — per square foot", "zh": "每平方尺", "def": "Price ÷ area: use it to compare units of different sizes." }, "rebate": { "en": "Rebate", "zh": "回扣", "def": "A discount the developer gives back off the SPA price. The loan is based on the SPA price, so the bigger the rebate, the less down payment you really pay — but the more inflated the valuation." }, "recycle": { "en": "Recycle (surplus rent → principal)", "zh": "提前还本", "def": "Surplus rent goes straight to the principal: a 35-year loan cleared in 18 years, with hundreds of thousands less interest. The “recycle” in step 4 of Wealth Planning." }, "roi": { "en": "ROI — gross rental yield", "zh": "回报率", "def": "Yearly rent ÷ purchase price × 100. Floor 7%, target 8%." }, "rrr": { "en": "RRR — Rent · Recover · Repeat", "zh": "楼叠楼", "def": "Rent it out → the bank accepts the rent and your DSR recovers → buy the next one. Our core strategy." }, "seasoning": { "en": "Seasoning", "zh": "租金认定期", "def": "Banks want the tenancy agreement plus 12 months of rent credited to your account before they count 80% of the rent as income." }, "sinking-fund": { "en": "Sinking fund", "zh": "维修储备金", "def": "The building's reserve for major repairs, usually an extra 10% on top of the maintenance fee." }, "supply-circle": { "en": "Supply circle (3 km)", "zh": "供应圈", "def": "Draw 3 km around the target project: every unit under construction or approved inside that circle is future supply competing with you for tenants." }, "teduh": { "en": "TEDUH", "zh": "房屋部项目查询网", "def": "KPKT's project lookup system: developer licence, advertising permit, whether the project is under the HDA, and the blacklist." }, "vp": { "en": "VP — Vacant Possession", "zh": "交楼", "def": "The day you get the keys: the defect liability period starts here, and so does any chance of rent." }, "whopay": { "en": "WhoPay report", "zh": "WhoPay 报告", "def": "A loan eligibility report. Wealth Planning can import its commitments in one click." } }, "counts": { "sections": 3, "lessons": 27, "soon": 7, "points": 121, "pictures": 89 } }