Is real estate still a viable investment asset?

 While Malaysia remains a nation of growing young working population, the main challenge with regard to homeownership is the lack of wage growth rather than the lack of affordable products.

In the case of real estate, it has its own merits because it is tangible and with the title of the property under your name, it is physically yours.

FOR the longest time real estate is the preferred investment asset class for many people. There are fond memories when it comes to making the right investment and more so for property owners who have enjoyed capital appreciation or significant rental yield by investing in real estate.

We also frequently hear of stories on how ordinary working and middle-class families successfully provided education for their children through the refinancing or selling of their own real estate assets.

Even in the grander scheme of things, real estate constitutes 7% of the total RM1 trillion in asset under management of our Employees Provident Fund.

How is it that this popular asset class has fallen out of favour with so many investors today?

Whenever I speak to clients on investments and their allocation, I would hear all kinds of unconventional investments schemes (regardless of whether legitimate or not) but at the mention of real estate, they would tell me that the golden days are long over.

It is rather demotivating to hear such comments, especially when I have been involved in this sector for a large part of my professional career while witnessing its heydays.

Economic cycles come around

The study of economics and its application may be subjective at times but there is one single theory that holds true over the course of time – that is the economic cycle.

Every asset class goes through a cycle, including real estate. From boom to bust and boom again, various factors play a part throughout the cycle.

If at all we look deep into the real estate cycle, we would easily realise the trend or pattern through each cycle.

Many decades before, real estate was scarce and buying property was a very expensive affair due to the high interest rates on loans.

In the 1990s, the loan interest rate per annum is close to double digits.

In addition, there are no full flexible or auto balance reduction loan offerings unlike today.

Coupled with very low margin of financing, mortgages are costly becoming the main barriers to homeownership. Then there is the issue of the law on property development which is not as comprehensive as it is today hence from a project commencement to completion, it was largely an unpredictable timeline.

Today, the laws are extensive both in terms of the development process as well as for the protection of property owners.

As a result, we have seen many companies with unrelated expertise or core business in property venture into development.

At last count, there are close to 200 companies listed on Bursa Malaysia which has property development or construction related businesses.

Coupled with the Strata Title Act, landbanks can be unlocked vertically rather than just horizontally unlike how it was before. This contributed to an oversupply.

On demand side, while Malaysia remains a nation with growing young working population, the main challenge towards homeownership is the lack of wage growth rather than the lack of affordable products.

In the residential segment, National Property Information Centre data shows that the unsold units have largely fallen in the past year from 36,863 units worth Rm22.79bil at the end of 2021 compared with 27,746 units worth Rm18.41bil as of December 2022.

There are also substantial number of units of residential overhang in the country with units totaling 14,000 units worth Rm4.63bil (which is 53% of total unsold inventories) within the affordable price range of less than RM500,000.

This means the stagnant wage growth in the face of global inflation has seen the people’s purchasing power weaken.

When disposable income falls, debt level rises, naturally big-ticket purchases with long term monthly commitment fall on the back burner.

Accommodative measures and policies

Real estate cycle is highly susceptible to changes in economic policies and government regulations including tax regimes.

When there is an accommodative policy such as a low interest rate environment or in Malaysia’s case when Developer Interest Bearing Scheme (DIBS) was allowed, it spurred huge demand for real estate because holding on to cash has little value.

Funds would either move into equity markets or real estate markets and other instruments to generate yield.

When the policies started to tighten with higher interest rates making borrowing cost higher, or removal of DIBS and even imposing higher Real Property Gains Tax amongst others, there was a flight of capital from the real estate sector.

We are now beginning to see some ray of lights at the end of the tunnel following eight years of market oversupply since the peak in 2014.

The flood of newly completed projects and unsold inventories in the balance sheet of developers which naturally became a bane for the industry is seeing some improvement following the auto correction in the economy cycle due to two years lost to the pandemic.

In addition, higher raw material costs, inflationary pressure and the diminishing value of our currency has slowly helped the market adjust to the property price as what was once deemed expensive becomes more tenable. This will help with the rejuvenation of the real estate market with the exception for commercial office segment.

Hedge against inflation

When we talk about investment, we need to consider the underlying assets’ ability to hedge against inflation apart from its absolute return.

Ultimately, so long as the underlying asset over a duration of time can beat inflation and preserve the value of your money, that would make it a viable investment asset.

Apart from that, it is important to make comparisons across asset classes to determine what best suits your personal need.

Everyone has their own risk tolerance and investment horizon.

Subject to your individual preference, one should choose the asset class that one is most comfortable with. Some may find insurance products pragmatic, some may prefer to invest in safe-haven commodities like gold or silver, others may prefer equities or bonds.

In the case of real estate, it has its own merits because it is tangible and with the title of the property under your name, it is physically yours. This makes it a highly acceptable asset class to most people including some who are not particularly financially astute or do not fancy complex capital markets products.

Any time is a good time for own use

No doubt when it comes to investing, everyone wants to make money. Otherwise, it defies the objective of investment.

If investments do not reap returns, might as well leave the money in fixed deposit.

However, real estate is a one of-a-kind asset class that has tangible benefits and allows enjoyment of the assets with the benefits of investment value.

Unlike gold or silver, the enjoyment is limited to seeing it glitter in your safe deposit or alternatively, melting it to design custom jewelry.

For real estate, specifically residential, one can move in and reside in it while for commercial or industrial properties, one can use it for business purposes.

This makes the investment thesis in real estate different from other asset class such as equities or fixed income.

The benefit of tangible use and enjoyment makes the timing of investment less significant if one has actual use for it.

Quoting Li Ka-shing, if you are looking to buy property for your own stay and not for speculation purposes, anytime is a good time. 

Ng ZHU HANN Ng zhu Hann is the CEO of tradeview Capital. He is also a lawyer and the author of Once Upon a time in Bursa. the views expressed here are the writer’s own.

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Intellectual property ownership

The Government is spending a huge sum of money on research and development, especially in the areas of pure sciences, engineering, medical sciences and social sciences, including education, management, and sociology field.

The search for knowledge is the ever evolving nature of human beings, especially academicians whose livelihood depends on the depth, variety and impactful research they are embarking on.

Government-sponsored research grants always encourage developing human capital by involving potential postgraduate students in the research together with their academic supervisors who have sound track record of research and publications in their research domain.

Usually, the academic supervisors with their vast experience, exposure and reading in the areas of their interest, will co-develop the research framework with their postgraduate candidates in the initial stage of the research.

The postgraduate candidates may further fine tune the research framework and perform further rigorous testing before it is ready for data collection.

Once the data collection is completed and fruitful findings are established, the research framework becomes the intellectual property of the designers and the authors once it is published in a peer reviewed and high impact journal.

The issue of ownership of the intellectual property arises when it comes to primary authorship and supporting authorship if it is submitted for a journal publication or chapters in a book or even for a book publication.

There are many schools of thought to explain this, but, one thing to be remembered, treasured and cherished by those involved in the research is the synergised teamwork and wonderful relationship between the postgraduate candidate and the mentor that had created such a valuable intellectual property.

Can we allow such a noble relationship to be smeared or broken by raising ownership issues of the intellectual property and sequencing the authorship for the journals and books? Does the authorship sequence have any value if the relationship is broken or belittled?

Since there is no single doctrine to dictate who should be the primary author and the secondary author or third author, as all these involve emotions and ego. The act of producing a film based on a storybook is a good analogy.

When producing a film based on a good story, the whole team – director, photographer, stuntman, etc, put in effort to make the movie a success.

For example, the film Harry Potter, directed by David Heyman originated from a book written by J.K. Rowling.

In academic research, the postgraduate candidate should own the thesis which is the storybook in the case of a film.

When it is published in a journal, the authorship and its sequence of authorships should be based on the roles such as who had directed the development of the whole paper that should be given the primary authorship.

Then comes the respective individuals who created each component to make a manuscript for the journal publication.

If the academic supervisor crafted the whole manuscript and had received contributions from the postgraduate candidate and other researchers to satisfy the readership of a journal, then the academic supervisor can be the main author.

The origin of the research thesis is still owned by the postgraduate candidate, and he or she can take turns to craft another manuscript after learning the ropes of writing to a journal which needs mindful amendments a few times before it gets published.

The important matter here is all will be given due recognition based on the efforts to create a wider readership.

Therefore, the intellectual property ownership and authorship sequence issue should not overcrowd or destroy the research spirit that has primary importance in the development of human capital in the country.
Academicians have been working very hard towards that goal since the establishment of the universities.

DR SHANKAR CHELLIAH Universiti Sains Malaysia, Penang

Related posts:
Distinguishing research authorship and ownership rights

Distinguishing research authorship and ownership rights

 

Distinguishing authorship

I REFER to the letter “Quality time supervising post-graduates” (The Star, Feb 16 - attached below) where the writer said: “The supervisor obtains grants for his research and allows you to use the money to do your research. There is no reason why he should not claim first authorship”.

This was one of the responses to the letter “Stop practice of ‘free riders” (The Star, Feb 7- also attached below) which criticised the alleged practice of supervisors claiming authorship for students’ works.

It appears that there is a failure to appreciate the difference between authorship and ownership.

“Author”, as defined under section 3 of Malaysia’s Copyright Act 1987, means “the writer or the maker of the works”. It does not refer to a person who pays for the work.

In our present context, authorship can only be acquired through some scholarly input into the work. Money cannot buy authorship.

Authorship must not be confused with ownership.

The latter refers to one’s property right in the work, which includes the right to exploit it for profit.

For example, an author and a publisher may co-own a work. But the publisher is not the author.

Likewise, the supervisor who has provided the funding may acquire ownership, but not authorship.

Being an author attracts certain rights.

No person may, without his/her consent, present the work without identifying the author or under a name other than the author’s.

This is one of the author’s “moral rights” recognised by the law (section 25), which cannot be overridden without the author’s consent even if the work is subsequently sold.

Of course, where the supervisor constructs the framework for the research (more common for sciences than for social sciences) and divides its components to be researched by her students, the supervisor may appropriately be regarded as an author. There is scholarly input on his/her part.

What about the credit due for supervision given?

This will depend on the common understanding between the supervisor and the student.

In normal circumstances, the supervisor’s comments on a student’s work does not give him authorship since it is either given gratuitously or in pursuant to the supervisor’s obligation as a supervisor.

As the legal holder of moral rights, the student may as a matter of courtesy offer to include the supervisor’s name. But this is a matter of discretion rather than obligation.

Supervision is a selfless task. In my subject area, at least, supervisors conventionally disclaim authorship (or rather, they do not assert).

To acknowledge their generosity and sacrifice, it is common to explicitly express our gratitude to them in our work.

A close and personal relationship, which will last for many years (or decades) to come, arises from such mutual respect.

ALVIN SEE Assistant Professor of Law  Singapore Management University

• B.C.L., University of Oxford, 2010
• C.L.P., Malaysia, 2009
• LL.B. (First Class Honours), University of Leeds, 2008

Quality time supervising post-graduates

I REFER to the letter “Stop practice of free riders” (The Star, Feb 7 - attached below) by Pola Singh.

The writer has missed the point by many miles. He has called supervisors by many idioms! One of which is “lembu punya susu, sapi dapat nama”.

He has misunderstood the whole process of postgraduate education. I don’t think there are any supervisors who will force a student to work under him like a “slave”. It is the student who chooses to work with a particular supervisor.

The graduate student–supervisor relationship is very personal and close. Yes, the student has to do all the work under the close supervision of the supervisor. The supervisor obtains grants for his research and allows you to use the money to do your research. There is no reason why he should not claim first authorship.

Of course in any publication there is no need for the supervisor to put his name first, but the corresponding author must be your supervisor. You cannot be the corresponding author simply because you will not be able to answer the reviewers’ queries as well as he.

If you can, then you don’t need the postgraduate degree and you don’t need the supervisor.

Many professors and supervisors spend hours discussing, correcting and guiding many students to their postgraduate degrees.

PROF FAROOK ADAM School of Chemical Sciences 
Universiti Sains Malaysia Penang

B. Sc. (with Education) (USM) 1981) M.Sc. (USM) 1992 D.Phil. ( Sussex ) 1998   



Stop practice of ‘free riders’
 
I FEEL compelled to write after hearing the tales of graduate
students pursuing their doctorate degrees at local universities who are exasperated with their professors for making use of them for their own ends.

Graduate students, particularly those doing their doctorate degrees, are at the mercy of their professors who demand this and that.

Topping the list of unreasonable demands is the co-authorship of papers based on the research done by the student for his PhD dissertation.

It is the student who painstakingly prepares the literature review, formulates the hypothesis, collects and analyses the data, draws up conclusions and makes recommendations.

Yes, the conscientious professor guides the student all the way (which in any case is part and parcel of his work) but when it comes to the publication of a manuscript based on the research findings, guess who gets all the credit?

Professors take for granted that in an unequal relationship, they will get credit for the hard work put in by the student and this is manifested by putting their name as the first author of the research paper.

No straight-thinking student would challenge this. In the worst case scenario, the student’s name does not even appear on the manuscript.

It’s akin to the saying “Lembu punyi susu, sapi dapat nama”.

Call this a form of exploitation but it is taking place all the time.

This imbalance of power leads some to label the students as “slaves”.

No matter how friendly and accommodating professors are, they still hold considerable power in deciding when the student will graduate.

Some nasty professors demand that the thesis be rewritten again and again and this frustrates the student who will do everything and anything to complete his doctoral degree as soon as possible.

We can understand why students are so afraid to bring such matters up to the higher authorities. In the process, they suffer in silence and the problem remains buried deep in the ground.

And it’s hard to say “no” to a professor’s unreasonable demands because grad students need the support of faculty members, who may happen to be members of their dissertation committee, to pass and approve their thesis.

Many of the department heads are so busy and sometimes overburdened with their administrative duties that they have hardly any time to do serious substantive research.

But as they aspire to go higher they need to beef up their resume by coming up with more publications. This will also increase their prospect of promotion and getting the elusive JUSA (super scale) post.

Guess who does all the “donkey work” for them? And yet some of these selfish professors do not even acknowledge the contribution of the student, although their contribution in the preparation of the paper has been minimal.

It’s easy to know who the culprits are.

Just ask the academicians to submit a list of their publications and notice the number of times the name of the professor is listed as the first author followed by the students.

Sometimes, the subject matter or topic of a paper is the same but the student’s name is left out entirely.
This practice of “free riders” in the academic circle has to stop.

Graduate students cannot be forever exploited. Vice-chancellors should not condone such practices which are regarded as a norm not only in Malaysia but also in developed countries.

A system has to developed by the Higher Education Ministry to ensure students get due credit for the work they have done.

What can be immediately done is to send a circular that a professor cannot take ownership of an article or paper that has been prepared entirely by the graduate student based on his dissertation work.

If it is warranted, the professor’s name can be listed not as the first author but as co-author.

POLA SINGH  Kuala Lumpur