[编辑 Editor 吕大人 英译 Translator 刘大人 照片 Photo credit Hip Hip Management]
Take a drive around the city centre, and along the coastal highway, one cannot help but notice the rapidly changing skyline of Johor Bahru, Malaysia’s southernmost state bordering Singapore.
We certainly wished we saw the value of investing in real estate at a young age and many hugely successful people we know are now enjoying the fruits of their labour. It’s never too late to begin investing and planning for the future, but the sooner, the better, and this is true in real estate. Had we invest wisely in our twenties and bought a house, an apartment or whatever other types of property, especially in the period which started in 2010 and peaked between 2012 to 2013, our investment would have paid off big time!
In hindsight, investing in real estate while we’re young will carry benefits that can last us a lifetime. If we do our due diligence, be aggressive and keep our eyes and mind open, this will be a fun and rewarding path to success. After all, a property is a stable asset that has the potential to grow our wealth over the long term, if we get to know our potential investment location as well as we know our own home neighbourhood.
In today’s knowledge-sharing economy, many may know how to invest their disposable income in financial instruments or real estate, but few really practise the right strategies to optimise their return on investment. No matter how strong our financial knowledge, if we do not adopt creativity and practise the right attitude in our finances, our efforts may end up being wasted. However, with enough practice or the right professional advice, we’ll find ourselves being more aware of our investing efforts, which will then lead to a better financial outcome.
只有当自己是投资者时，才能深切体会投资者所面对的一切事项，「大人所说的正是 Michelle 和 Kelly 这对房产投资管理达人组合。」刚於2018年获得 SME 100 Awards 的 Hip Hip Management 正是大人心目中最想推荐给看官们的产业管理公司。
If we do not come from a financial background or do not have the time to spend on research, property investment can then prove to be daunting and tedious, but that doesn’t mean that we should just give up and leave our assets to the hands of God. By leveraging on professionals, we’ll be able to save a lot of time and get the necessary returns into our investment. This is where Michelle and Kelly from Hip Hip Management, recently awarded as one of the Top 100 Fast Moving SME’s in Malaysia, comes into the property equation.
电气工程师出身的她俩，年纪轻轻便拥有独到的眼光，自2012年产业市场逐步上扬前便开始进行房产投资，数年来已累积各拥高达15-20间的产业，甭说亦知其在管理房产上绝对经验十足。此外，Michelle (左) 与 Kelly 也将产业管理的触角延伸至为客户打理装修、物色租客、开设投资课程等，为客户提供一站式的妥善产业管理规划服务。
As former engineers who took a risk in real estate despite doom and gloom predictions, Michelle and Kelly built their success on careful planning and risk management. Despite having only 6 years in the business, the young, dynamic duo has amassed between 15-20 properties each and we were impressed with their quick adaptation to the real estate industry and their growing and highly diversified portfolio. Most importantly, the ladies are now generously sharing their knowledge and investment know-how with seasoned veterans and first-timers like us!
HIP HIP IN NUMBERS
Begin with the end in mind
创建一个有效的服务平台，是需要经年累月的实战经验才能让消费者信服与推荐。Hip Hip 为每位投资者所量身定做的产业出售及租赁服务流程，可从领取钥匙、检查产业瑕疵与缺陷、室内装修、寻找优质买家或租客、打造 Airbnb、提供产业隔间模式、处理房产维修与代收租赁费用及提供市场战略等着手，「我们当初创立这家公司，就是为了要提供最佳的解决方案予每个产业投资者，减少一切因为管理产业所带来的问题，并为产业带来最佳回酬。」说起话来条理异常清晰的 Michelle 谈起 Hip Hip 的服务方向，一贯的简洁有力。
Owning real estate can be a lucrative investment, but it can also bring its share of stress, primarily when investing in an overseas market. From asset management, forex, taxation, the familiarity of the environment, to key collection, finding and screening tenants locally, maintaining the property, collecting rent and handling any issues that arise, Hip Hip aims to take away the tedious part of real estate ownership so that property investors into the local market can free their mind, time and energy for other endeavours while enjoying the benefits of owning their investment property here in the city. When a unit is vacant, Michelle and co. would seek out and work together with reliable partners or corporate home finders to get a tenant as quickly as possible, so that they would have fewer worries on adding more units in their portfolio.
想请 Hip Hip 协助这一切，该从何处着手呢？
Hip Hip, we have a “problem”…
当投资者与发展商或房地产仲介签约后，并获得 Vacant Possession Letter 时，就可以即可联络 Hip Hip 团队了哦！「若投资者并非居于本地，也可授权 Hip Hip 为他们领取钥匙，随后便立即进入检查产业瑕疵缺陷的程序。在呈交缺陷检查表格后，一般发展商通常会在30天内处理缺陷保修，买家其实无需自掏腰包。许多买家并不了解自身权益，对于一切程序也不甚了解，或因工作忙碌而忘了跟进，导致错过了保修的最佳时机。」Michelle 解释道。
每周紧密跟进，确保保修程序万无一失，若发现发展商在处理保修方面有所拖延，Hip Hip 也将及时提供解决方案，「我们一般也会同时间找寻替代承包商的报价表，并通知发展商一切所需费用，书面要求发展商在30天内将费用支付予买家。对我们而言，投资者最注重的就是产业回酬率，尤其是市场上的新项目，若能以最快的速度解决一切问题，并在等待30天保修阶段的同时，就先安排装修与挑选家饰事项，当保修处理完毕后便可立即进行安装，随即投入租赁市场 (长期租户或民宿管理，视买家意愿或市场需求)。唯有同时间分秒必争进行，才能避免同类型房产出现供过于求的激烈竞争。」而且团队也能为投资者审视租户是否有被列入 CTOS 黑名单哦！绝对是贴心的双重保障！
It is common for homebuyers to get excited when we get our keys from developers, and we will generally want to start renovation so that we can move in or rent out the property as soon as possible. Many like us know the importance of inspection, but we do not know where to begin and what to look out for, and this is the time for Hip Hip to enter the picture. Upon taking vacant possession from the developer or after getting the keys to our new house, Hip Hip will conduct a systematic visual inspection and providing a comprehensive defects report of the unit with major and minor defects identified. “Many homebuyers do not know it is the responsibility of the property developer to deliver the house on time as per the specifications and quality stated in the S&P (sale and purchase) agreement,” Michele explained. “As there is a defect liability period of 24 months, developers will typically respond within 30 days and have to repair any defect or fault in a new house.”
After inspection, Hip Hip will provide repair and maintenance advice to allow us to plan and budget for renovations, including recommendations for remedies. A report will also be prepared on our behalf to submit to the developer to make good defects under defects liability claims before starting any renovation work. For the next 30 days, Hip Hip will follow up closely with the developer every week basis to ensure all issues are rectified on time. “In the event of a delay or unforeseen circumstances, we will provide alternative solutions, including sourcing for alternative contractors to get the work done. The developer will be notified in writing on the reimbursement so that we could all move on, as time is of the essence for our clients,” Michelle elaborated. “Concurrently, we will also arrange for our interior designers to work on the drawings and source for the necessary home decoration and furnishing during the 30-day warranty period, so that work can commence immediately upon rectification to get our property into the market, be it for long term rental or short term homestay.” By giving us the first-mover advantage, we stand a much better chance to beat the competition, given the (over)supply of similar properties that will soon flood the market. At the same time, Hip Hip can also conduct a background check on the prospective tenants through a request for CTOS report and other references to avoid a bad tenant day!
这就是传说中让人最省心的「一条龙服务」啊！每一项流程都如此到位，投资者唯一需做的，就是授权 Hip Hip 团队包办这一切！最让大人讶异的是，「蛮多客户甚至数年来都没看过自己所投资的房子，就只是透过照片了解详情，多年来的租赁事务则透过每月的详细租金与维修报告，全权让我们为他们操刀打理。」优质的服务可见一斑啊！
By allowing Hip Hip a free hand in working their magic, we can turn some of our vacant property into profitability with their one-stop-shop services. “In fact, some of our clients have never ever step foot into their own property, and they rely solely on our pictorial updates and monthly reports to manage their properties,” Michelle quipped. “Everything from the rental collection, housekeeping and maintenance can be accessed online, and soon with just the click of a button,” Michelle revealed with a wink!
优质服务 (一) : 检查产业瑕疵与缺陷
Defect Checking & Property Inspection
墙壁与地板的裂痕、厕所瓷砖、电源开关、窗户门锁、天花板、防水等诸如此类，一切瑕疵与缺陷可非用眼睛四周张望即可，还有检查格局图、详细阅读验收表格上的条款等。许多投资者往往碍于公务繁忙或身在国外，而错失了在保障期内捍卫自己的权益！大人在检查自身房屋时也曾面临如此状况，当时就感叹「不晓得市场上可有专业的产业管理专人能为咱们服务呢？最好连装修、物色优质租户也能一手搞定，那就完美了啊！」有啊！Hip Hip 绝对可以为大伙儿代劳一切哦！
Getting the key to a new house should be a very exciting experience. However, after we got into our new unit, we realise that the home we’ve spent a fortune for is not totally perfect as we initially thought. The truth is, nothing is perfect, and not all defects can be easily detected. Being property buyers and knowing what they want as a purchaser and caring about their property too, Michelle and Kelly will take “complete ownership” and certainly leave no stone unturned in this vital process which has been taken for granted or commonly overlooked by many.
Looking back at our own experience in conducting our own defect checking, our checklist was really amateur compared to how the professionals would go about with their job. From defective roofing and ceiling, structural deficiencies, faulty plumbing, dampness, leakages, electrical safety, slopes stability, retaining walls and drainage, safety, security as well as regulatory checks, how we wish help were available then to conduct our pre-purchase defects inspection, or subsequently, to inspect our property before the tenant check out. Better still, the team can also guide us on future improvements according to the defect report, provide renovation packages and monitoring the progress to reduce unnecessary delays and speed up the process to save time. Now, we could get professional assistance with Hip Hip only a touch away on our speed dial.
优质服务 (二) : 室内设计
「房子，就是要住得舒服。」始终秉持着此信念的 Hip Hip，在打造每一位客户的产业前，会细心与客户探讨市场需求、设计预算、挑选家饰、架设整体风格等。
A firm believer that “all properties are meant to be comfortably livable,” Hip Hip also offers full-service home interior design and decoration packages. Being a critique of the one-size-fits-all approach, their team of professional and certified interior designers will structure an ID package, providing customized renovation plans according to our specific needs, taste, and budget.
Not sure how much to set aside for our next major makeover? Fret not, as Michelle and co are readily available to meet up, discuss and offer free quotes, covering a wide range of services from architectural tasks, landscaping to building custom furniture. Be it carpentry, electrical wiring, plastering, plumbing, painting, wet works, installing a water heater, installing sink and tap, installing toilet bowl, shoe cabinet, kitchen cabinet, kitchen countertop to just adding plaster ceiling, no job is ever too big or too small.
优质服务 (三) : 租户管理
租户管理 (Tenant Management) 亦是 Hip Hip 公司主力发展项目之一，「有些投资者手上持有的产业多达十多间，而这些作为被动收入的投资对他们而言，管理租户的所有事项相当繁琐。透过 Hip Hip 的租户管理系统，我们能为他们妥善处理一切相关事项。」
目前，公司的主要服务对象仍以马来西亚投资者居多，与海外投资者 (新、台、港、中、印) 的所占比例分别为70%及30%，买家多为以团购方式集资购买房产的「投资者俱乐部」，「与此同时，我们也与海外的仲介合作，为他们管理客户在本地购买的房产。」
Tenant management is not exactly something new, considering Malaysians are very active in the property market, but Michelle notes that investment properties in the country are still mostly under-served. “If you are an absent owner, basically there’s no one looking after your unit,” said Michelle. “When you have multiple properties on hand, this means multiple tenants, multiple problems and multiple headaches. You need a strategy for how you’re going to manage these properties, and working with a property manager to help you out with the day-to-day responsibilities is one of the best decisions you’ll ever make, allowing you to truly experience passive income at its best.”
Serving a clientele of 70% local and the remaining made up of investors from Singapore, Taiwan, Hong Kong, China and Indonesia, Hip Hip also partners closely with group purchases and real estate investors club, with an eye on regional opportunities with potential service providers that it can work with in other countries.
Tenant Management Services:
- 代投资者安排看房 Tenant Room Viewing
- 安排租户迁入与迁出 Check-in and Check-out
- 准时为投资者收取租金、代缴水电账单与各种费用 Rental Collection
- 清洁管理服务 Housekeeping
- 民宿礼宾服务 Concierge Service
- 定期检查与维修管理 House Maintenance
- 处理客户投诉 Complaint Management
更多详情，请参阅 / For more information, visit: Landlord & Tenant Management
投资案例 Case Study
From rental to AirBnB in Desaru
团队一般上会根据地点为投资者规划租赁战略，「以 Bukit Indah 为例，多为在新加坡工作的本地居民，但由于地点优越，除了可作为长期租赁 （全屋或房间)，也有相当多旅居本地的海外人士钟意此区，作为民宿亦相对合适。」
单间房的租赁方式其实可将租金最大化，只是租户较多，所需处理的事项也相对增加，「但是有 Hip Hip 的完善系统在帮各位处理，看官们真的就是放一百个心就是了！」
According to Michelle, their game plan is subject to the property’s location and regional demographics. “Taking Bukit Indah as an example, most of the residents are locals working in Singapore. Due to its strategic location, the place is ideal for long-term lease among resident expats, as well as viable homestay options for Singaporeans and visitors.”
Renting out the whole property or rent-by-room both entail risks and rewards. Although renting out individual rooms is typically far more profitable for the landlord, the hassle of managing multiple tenants can be time-consuming, but there’s always Hip Hip. Hooray!
而位于 Desaru 的这宗案例就较为特别，两年前居于首都的一群投资者一次性购买了四间有地单位，其中三间极快就获得租户青睐，那余下的那家该如何处理呢？「间隔有一个月左右，我们在极短的时间内决定将房子改装为 Airbnb，由我们为他们装修与管理，因为分秒必争为投资者带来最大化的回酬是我们贯彻执行的宗旨。而最终这个决定竟为投资者带来了比其他三间单位高出马币一千的租金收入！至今仍属该区高评级的民宿，投资者相当满意我们处理这个案例的速度。」可想而知，投资者有多满意他们家的服务了吧！
「而且投资者至今还未看过自己的产业。」不必自己伤脑筋，因为 Hip Hip 的价值就是将产业化为租金，行动力堪称迅雷不及掩耳！
In the case of Desaru, a group of investors from Kuala Lumpur bought four landed properties in one go, with three of the units being rented out within a short period. The fourth unit remained stuck for a while, before a brainwave to convert the whole house into Airbnb breathed new life to this idle unit. “In a matter of weeks, we managed to turn the place around by making minor changes to the existing design and have it listed on the website,” Michelle was beaming with pride. “Before we knew it, Airbnb proved to be an appetising venture because of the higher profit margin and quicker turnaround compared to traditional renting that the ROI (return on investment) actually outperform the earlier units!” We can imagine the immense amount of satisfaction from their KL clients, with possibly more referrals for Hip Hip to come!
投资案例 Case Study
From Duplex Studio to 2 Bedroom Suite in Puteri Harbour
这间位于依斯干达特区公主港的复式单位，原先仅为一房格局，空间规划上较难取得租金优势。在 Hip Hip 的巧手打造下，一举晋升为二房单位，「还未正式上线已先被旅居本地的海外人士慧眼租下，反应出乎我们意料！」大人看了也很心动啊！
The Midas touch continues in Puteri Harbour, where Hip Hip once again worked their magic to turn a duplex studio unit into a 2-bedroom duplex suite to up the cosy factor and space utilisation. “In fact, we received an enquiry before the unit was even listed and the tenant from overseas wasted no time in signing and securing the place for the long term after viewing,” said Michelle who couldn’t hide her delight.
Hip Hip 团队目前在新山市场处理较多的为高楼单位，「拥有完善设施的公寓极受租户青睐，当然回酬率也优於有地房产。有地房产一般较注重资本增值，高楼单位则需保持正向的现金流。有些产业在数年前可谓炙手可热，自从房市走下坡与同区内供过于求的状况屡见不鲜，租金收入也随之大幅下降。」
With high-rise buildings now dominating our JB skyline and property market, it came as no surprise that Hip Hip is building and managing a strong portfolio of these properties. “From stylish urban lofts to tiny cabins with breathtaking views, amenities do matter to the travellers market, and property owners looking for short-term liquidity are quick and happy to capitalise on the Airbnb phenomenon, as opposed to investors of landed property with an eye for long term capital appreciation. With the property market suffering from oversupply, more Malaysians are turning to Airbnb to service their loans,” Michelle cautioned. “With the current property market downturn, many of these speculators found it difficult to sell or even rent out their units.”
“Incidentally, Johor tops the list of completed unsold residential units in an October 2018 press report, followed by Selangor, Penang and Kuala Lumpur. This actually provides a golden opportunity for seasoned and savvy investors to enter the market,” Michelle reminded. “A vacant property is a waste of resources and tends to get “spoiled” faster if it is just lying idle, so turning an unused property into short-term rental accommodation could be one of the possible ways for us to cover our monthly mortgage while making extra income.”
听 Hip Hip 一席话，胜读十年市场啊！大人在结束访谈后，已迫不及待丢出自个儿的案例请教眼前的高人了！看官们，还在为了自家房事操足了心？请让他们为您分忧解难吧！有些事，还是交给专业团队更靠谱哦！
With Hip Hip out to change the public’s perception of property investment through education, Michelle and Kelly will continue to enlighten us about various aspects of real estate, and how we can make multiple streams of income by making the most of our investment portfolio to work harder. What more can we say? Hip Hip hooray!
Hip Hip Management
📍 20-02 Jalan Bestari 2/2, Taman Nusa Bestari, Skudai, 81300 Johor Bahru, Johor
📞 +607–207 5676 / +6011–5175 2583
💻 Hip Hip Management