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Mr. Auction （拍卖先生）, Persiaran Jalil 1, Kuala Lumpur (2026)

15/03/2026

Ali: Eh Ah Hock, if Iran war really happens, will it affect Malaysia property prices?

Ah Hock: Actually yes… but not in the way most people think.

Ali: I thought only oil price will go up?

Ah Hock: That’s the usual answer. But there are a few less obvious ways it could affect our property market.

Ali: Like what?

Ah Hock: First — safe-haven capital.

When there’s instability in the Middle East, some investors move their money to countries that are more stable.

Malaysia fits quite well:
• Muslim-friendly country
• English-speaking environment
• Lower living cost
• Foreigners can buy property

So some money could flow into property here.

Ali: Wah then all property prices will go up?

Ah Hock: Not really.

Foreign buyers usually don’t buy cheap apartments.

They normally buy:
• RM1m – RM3m condos
• New serviced apartments
• Units easy to rent to expatriates

Places like Mont Kiara, KLCC, or Bangsar might see more demand.

But RM300k–RM500k apartments?
Maybe not much change.

Ali: Okay that makes sense. What’s the second one?

Ah Hock: International students.

If the Middle East becomes unstable, some students may avoid going to the US or Europe.

Malaysia becomes a cheaper alternative.

Ali: Then property prices near universities will go up?

Ah Hock: Not immediately.

Students rent, they don’t buy.

So what usually goes up first is rent.

Areas like Sunway, Subang, or Serdang could see stronger rental demand.

If rent stays high for a few years, then investors may start buying more properties there.

Ali: Interesting. What’s the third effect?

Ah Hock: Muslim-friendly tourism.

If the Middle East becomes tense, some tourists prefer travelling to safer Muslim-friendly destinations.

Malaysia could benefit from that.

Ali: How does that affect property?

Ah Hock: Mainly short-stay properties.

Serviced apartments used for Airbnb in places like:
• Bukit Bintang
• KL city
• Langkawi
• Penang

If tourist numbers increase, short-stay income improves.
Then investors may start buying more of these units.

Ali: So you’re saying the whole property market won’t go up?

Ah Hock: Exactly.

If these things happen, the market might move like this:

• Luxury condos → stronger demand
• University areas → higher rent
• Tourist areas → better Airbnb returns
• Normal residential areas → maybe no change

That’s why sometimes you hear “property market is recovering”, but many homeowners feel nothing has changed.

Because in reality, property markets rarely move all together.

Usually, only certain segments move first.

06/09/2025

Ali: Wah Hock, nowadays auction property really got so many cheap units. Investors all very happy lah.

Ah Hock: True bro. But actually you know why got so many “cheap stocks” in the auction market today?

Ali: Why leh? Economy bad ah?

Ah Hock: Partly lah… but the main reason is because last time many people played compress loan. They took multiple loans at one go, hoping to flip or rent out.

Ali: Ohhh… then when market slow down, they cannot tahan the installment, so kena auction?

Ah Hock: Exactly! Because they cannot service the loan, the units flow into auction market. And that’s why today investors like us can sapu cheap properties.

Ali: So actually, we should thank those who did compress loan last time lah. If not, how come today got so many discounted units for us to pick?

Ah Hock: Correct. Their gamble last time, become our opportunity today.

Ali: Haha… like they plant the tree, now we eat the fruit!

Ah Hock: That’s the cycle of property investment, bro. One man’s loss, another man’s chance.

08/07/2025

Ali: Eh Meng, I heard you want to bid that auction property from the bankrupt developer, right?

Ah Meng: Ya lah bro! The price so cheap, I thinking of bidding. Can take bank loan lah, right?

Ali: Aiyo, cannot lah bro! That one must pay cash only.

Ah Meng: Hah? Why?

Ali: You think easy meh? When developer already liquidation, usually no individual title yet. Bank don’t want to give loan, no title, no collateral.

Ah Meng: Wah, serious ah?

Ali: Serious lah! Some more, developer already “gone missing,” no one help you do document, everything you sendiri settle.

Ah Meng: Like that very risky woh.

Ali: Exactly! Got hidden cost like unpaid maintenance, taxes, all those also you kena bayar. That’s why people say “cash is king”!

Ah Meng: So must prepare full cash lah?

Ali: Yes lah! Don’t play-play. Better check properly before you bid. Don’t later headache.

Ah Meng: Wah, lucky you tell me first.

Ali: No worries bro, if you need, I can guide you step by step. Just call me anytime lah.

01/07/2025

Case Study: How to SELL Higher at Auction

• First auction at RM495k — no bidder.
• Second auction at RM445k — still no bidder.
• Third auction dropped to RM360k — and finally sold at RM494k! (20 bidders joined)

Why did it work?

When the price was lowered to RM360k, more buyers felt it was a “good deal” and decided to register. Once more people joined, they started bidding against each other.

This is a common psychological effect during auctions — when many people are fighting for the same thing, they tend to bid higher than they first planned. In the end, even though the price started low, it can end up selling higher than the original reserve price. People just want the things that other people also want.

The owner should thank the bank for dropping his property’s price 😀

01/07/2025

High rental rates push up property prices, especially for shop lots

Shop lot owners have been smiling over the past few years as rental rates keep increasing. For example, a corner shop lot at Jalan Jalil Jaya, Bukit Jalil, is now asking around RM30,000 per month

At the moment, it is rare for business owners to find ground floor shop lots for rent in prime commercial locations

08/05/2025

Thanks for the support 💪🏻💪🏻💪🏻

30/04/2025

(Bank Auction Unit)

Tower 1, Grand Subang Jaya, Jalan SS 15/8A, 47500 Subang Jaya, Selangor
(Next to INTI University)

Size: 560 sq ft (2 bedrooms)
Rental: Around RM2.4k-2.6k

Reserve Price: RM470k
Auction Date: 7/5/25

Anyone?

WhatsApp us, click 👇🏻👇🏻👇🏻
https://wa.me/103532286?text=Hello,+I+am+interested+on+auction+unit+at+grandsubang

27/04/2025

Ah Hock:
Ali, have you thought about buying a house lately? Feels like everything’s getting more expensive, and money’s just losing value sitting there.

Ali:
Thought about it lah. But also scared… what if buy house then end up under a lot of pressure?

Ah Hock:
Pressure sure got lah. But you see, with bank interest rates high and cost of living going up, if you just let your cash sit there, few years later, it’s worth less already.

Ali:
Ya lor. But last time people say buy property can get rich fast. Now like not so easy liao leh?

Ah Hock:
Last time economy booming mah, buy anything also can make money. Now different already. Buying property now is not about getting rich, it’s about protecting what you’ve already earned.

Ali:
Protect? How you mean?

Ah Hock:
Think about it — you leave money in the bank, interest can’t even catch up with inflation. Invest in stock market, everyday heart attack up and down. But with a house, it’s there. Even if market slow, property still helps you preserve your wealth slowly.

Ali:
True also lah. Maybe cannot get rich quick, but at least can sleep better at night.

Ah Hock:
Exactly. Not about chasing big dreams overnight,
it’s about taking steady steps. Later when you need to send your kids to school, or retire, your house will be your security.

Ali:
Yeah… I get it now. Buying property is not to get rich today, it’s to stand strong tomorrow.

08/04/2025

Trump Plans to Impose another 50% Tariff on China Imports—Should Malaysia’s Real Estate Market Be Concerned or Optimistic?

Trump recently made it clear that there would be no further negotiations with China. This rhetoric has once again escalated tensions between the U.S. and China, raising concerns in the global market.

From Malaysia’s perspective, although we have strong economic ties with both China and the U.S., this clash between two superpowers might seem distant. However, the ripple effects of this geopolitical struggle could quickly impact our local economy, particularly the real estate market.

If the U.S. imposes tariffs, it could disrupt global supply chains and cause economic fluctuations in China, which would indirectly affect Malaysia, especially in terms of raw materials and machinery supplies.

Furthermore, foreign investments may become more cautious in an uncertain global environment, potentially delaying or postponing major development projects.

This could pressure the Malaysian real estate market, especially for high-end or commercial properties. Additionally, in times of economic uncertainty, local consumers might delay their home-buying plans or reduce their budgets, which would not be favorable for the property market.

However, amidst these challenges, Malaysia might also find opportunities. As China accelerates its “going out” strategy and seeks alternative manufacturing bases, Malaysia could benefit, especially in regions like Johor’s industrial parks and Kuala Lumpur’s Chinese-backed projects, which could drive demand for housing and commercial properties.

Moreover, given the volatility of global financial markets, high-net-worth individuals may turn to real estate—especially stable, prime properties—as a safer investment. This explains why the auction property market has been more active recently.

Malaysia’s real estate market may face some short-term fluctuations, for those who are prepared, this could present a valuable opportunity.

04/04/2025

A trade war has begun, leading to rising inflation.

Cost-push inflation is taking effect, driving up the prices of raw materials, construction, renovation, and furniture.

Developers are compelled to sell at higher prices, while property owners are forced to raise rental rates.

To be continued…

28/03/2025

Ah Chong: Eh bro, you notice KL rental getting higher or not?

Muthu: Ya man, suddenly so many people renting, demand damn high.

Ah Chong: Of course lah, demand-pull effect. More people want to rent, not enough units, price sure naik (increase) one.

Muthu: Ya loh, so many foreigners coming in, especially China people. They come here, they rent, then local rental market also affected.

Ah Chong: Exactly! That’s why when demand more than supply, rental confirm go up.

Muthu: Then what about cost-push?

Ah Chong: Cost-push is when rental naik because landlord punya cost also naik. You see ah, maintenance fee increase, quit rent, assessment tax, even bank interest also sometimes higher. All these costs, landlords sure pass to tenant one.

Muthu: Wah, no wonder lah. Some more, renovation, repair, all expensive now. Even construction cost also high, so new projects all higher rental.

Ah Chong: Ya loh! That’s why rental kena push up from both sides—more demand, plus higher cost.

Muthu: Like that, how to find cheap rental in KL lah?

Ah Chong: Haha, must hunt properly bro, or rent outside KL better.

Mr. Auction （拍卖先生）

15/03/2026

06/09/2025

08/07/2025

01/07/2025

01/07/2025

08/05/2025

30/04/2025

27/04/2025

08/04/2025

04/04/2025

28/03/2025

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