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Wing is a Real Estate Consultant. Here he will talk about his perspective of the industry

28/08/2025

📊 Where do Malaysians earn the most? Top 10 Districts by Household Income

Looking at official income data for 2019 vs 2022, we can see some interesting shifts:

🔹 2019 – Who was on top?

- Kuala Lumpur (RM13,257) and Putrajaya (RM12,840) led the list.
- Selangor dominated with 5 districts in the top 10 (Sepang, Petaling, Gombak, Ulu Langat, Klang).
- Johor Bahru and Kulai represented the south, while Timur Laut, Penang was the only northern entry.

🔹 2022 – What changed?

- Sepang (RM13,673) surged ahead to take the No.1 spot, overtaking Kuala Lumpur.
- Selangor grew even stronger with 6 districts in the top 10.
- Bintulu, Sarawak entered the list for the first time — a sign of industrial and O&G growth in East Malaysia.
- Penang (Timur Laut) dropped out, showing slower relative income growth compared to other hotspots.

🔎 Why is this happening?

1️⃣ Selangor’s rapid urbanisation & connectivity: Proximity to KLIA, highways (ELITE, SKVE, MEX), and new developments in Sepang & Gombak made these districts economic magnets.
2️⃣ KL & Putrajaya remain strong, but income growth in surrounding Selangor districts is outpacing the city centre as people move to suburban hubs for bigger homes and better quality of life.
3️⃣ Johor Bahru stays in the list, benefiting from Iskandar growth and its link with Singapore.
4️⃣ Bintulu’s rise reflects strong energy sector activity — LNG and O&G have boosted household incomes significantly.

💡 What it means for property buyers & investors:

Selangor is Malaysia’s powerhouse — higher incomes drive stronger purchasing power, sustaining long-term property demand.

Johor Bahru & Bintulu are growth stories to watch, each backed by unique economic drivers.

Areas with rising income but limited housing supply often see property values appreciate fastest.

26/08/2025

📊 Are there enough homes for Malaysian families? Let’s look at the numbers.

When we talk about property, one of the most important questions is: Do we have enough living spaces to match the number of families that need them?

According to the latest data (2010–present):

👉 Households represent the number of families who need a place to stay.
👉 Living Quarters (LQ) represent the total number of homes available in a state, including those that are empty or vacant.
👉 The ratio (Household ÷ LQ) shows how tight or relaxed the housing supply is.

Here’s what the trend reveals across Malaysia:

🏠 Selangor & Kuala Lumpur – These two states consistently show one of the tightest ratios. The number of families needing homes is almost equal to the number of houses available. With rapid urbanisation, international migration, and limited land supply, demand continues to outpace new supply. This is one reason why property values in these areas are resilient and keep climbing, especially in sought-after locations.

📍 Negeri Sembilan & Melaka – Both states also reflect higher ratios compared to the national average. Proximity to Klang Valley and improved connectivity (like highways and rail links) fuel household growth here, while supply has not caught up as quickly. This signals long-term opportunities for investors looking outside of KL.

🌏 Sabah, Sarawak & Labuan – Interestingly, these states show more balance, and in some cases, more homes than households. That means there is less immediate pressure on housing supply. For buyers, this could mean more choices and potentially better deals. For investors, it suggests selective buying is key — focusing on hotspots like tourism areas or major infrastructure zones.

⚖️ What does this mean for you?

If you’re a homebuyer in Selangor or KL, know that demand is strong and competition is high — waiting too long might mean paying more later.

If you’re an investor, these numbers highlight where demand is outpacing supply, which often translates to better long-term appreciation.

For those considering more balanced states like Sabah or Sarawak, you may find more affordable entry points, but growth depends on identifying the right projects and locations.

💡 The bottom line: Housing ratios are more than just numbers — they tell the story of where families want to live, and where property values are likely to grow next.

06/09/2024

Bungalow for Sale in KGSAAS Shah Alam, Seksyen 13
3 Storey bungalow with basement. Lavish and meticulously designed home

Land Area: 15,000sf
Build Up: 25,000sf

Basement :
- 2 separates Wine storage room
- Wine cellar + bar lounge
- store room
- swimming pool pump room
- carpark with roller shuttle that can fit up to 5 cars

Ground Floor :
- Front car porch can park 3 cars
- Living hall
- Karaoke & TV Lounge
- 2 Dining area
- Dry and Wet Kitchen
- Swimming pool
- Guest Bedroom 1 at another wing of the house
- Sauna room
- Massage Terrace
- Bathrooms

1st Floor :
- Living Area + Bar Lounge + Outdoor terrace + private staircase to TV Lounge
- Bedroom with walkin wardrobe + whirlpool bath
- Guest Bedroom 2 at another wing of the house

2nd Floor :
- Master Bedroom with living area + bathroom with whirlpool bath + wardrobe area + sleeping area + attic with office space upstairs
- Bedroom + wardrobe + bathroom with whirlpool bath + attic for working area

Outside the house
- Fish pond
- Swimming Pool + whirlpool bath
Unit has a private lift
Asking Price RM 25,000,000

For more information or to visit the unit, please contact
Wing 016-395 6797

12/08/2024

What else can AI be used for real estate agent? Photos is an important tool for marketing whether it is on social media or web portals. At times the photo we took might not look good, due to lighting, lack of time and tools. However with AI in just 2 clicks, 1 for smart crop and 1 for auto adjust, the image can now be automatically edited. No longer need any expertise or special knowledge to do it.

10/08/2024

We had an aborted real estate transaction ended up in court!

To keep the story short, early this year we had a rental transaction, where agreement to rent (ATR) were agreed, signed by both tenant, owner and earnest deposit paid. However tenant failed to execute the tenancy agreement as stipulated in the ATR and owner decided to cancel the deal. In between there were many other things that happen including police reports, pushing of responsibility, mediating between both party and etc. Cut the story short, we processed the cancellation as per instruction from owner and return the earnest deposit to tenant.

Few weeks later, owner brought to our attention that he received a court order to attend a court hearing due to this case. The tenant is suing the owner for losses due to not renting the unit to the tenant. In total both the tenant, owner and agent attended court a total of 4 times before the judge. Again cut the story short, the final verdict from the judge is .....drum roll......"Both party cannot claim. Mutual consent form signed".

From this process what did we learn:
1. Small claim court - It is a specific kind of court that hears cases between an individual plaintiff and a defendant whereby the amount claimed does not exceed RM5,000. Both parties are not allowed to be represented by a legal counsel except where the defendant is required by law to be represented by an authorized person
2. Real estate forms and letters - Sometime owners, tenants or even agent complain how come the forms so complicated. Like what the judge mention, whatever it is the most important is still what are the documents signed in the process. Looking at the result of the judgement, seems like the letter to mutually call of the deal was of significance. Following the right process is important!
3. As an agent did we make professional fees from this transaction, sad to say NO. But in the process we need to spend so much effort, time and energy from day one till the date of judgement.

Throughout the process, we were there for the owner, attending to their needs, answering their concerns, accompanying them to make reports. We might not have the answer for all the questions but we are there. Another experience learn in this real estate journey

Well done! MIS Properties Vivien Lee

By the way, we manage to find another tenant for the owner after that

08/08/2024

I have not edit videos for a quite some time. But seems like with so many more video editing software and AI, it makes editing video simpler. Twins at Damansara Heights 2,078sf for RM1,700,000

07/08/2024

🏡✨ Inspection Day at a Stunning Bungalow (RM23,000,000) in Shah Alam ✨🏡

Today, the team, Vivien Lee and Fida Property Marketplace had the pleasure of inspecting a beautiful bungalow that just hit the market! This property is truly a gem with its spacious layout, elegant design, and luxurious amenities. The owner previously took 5 years to build this home.

But what made the day even more special was the incredible hospitality from the owner. After a thorough tour and capturing some amazing photos and videos, we were treated to a delightful tea time from the owner. 🫖🍰

Connecting with wonderful people and helping them showcase their homes in the best light is such a rewarding experience.

Wait for the home tour video

29/07/2024

Is it truth or myth that if you take a bank loan to purchase a house worth RM500,000 at an interest rate of 4% for 35 years, you would end up paying 3 times the value of the property by the end of the term? 🤔

Let's break it down:

When you take a mortgage loan, you're not just paying back the principal amount RM500,000. You're also paying interest over the life of the loan. For a loan of RM500,000 at an interest rate of 4% over 35 years, the monthly payment would be approximately RM2,213.87. Assuming all stay the same throughout 35 years and payment made consistently every month

Over 35 years, that means you would have make 420 payments, totaling RM929,825. That's nearly double the original loan amount, but not quite three times. The total interest is RM429,825

So, while the statement is a myth, but it still underscores an important point: the long-term cost of borrowing can be quite high, and it’s crucial to consider all factors when planning to buy a home. Always do your research and plan accordingly!

Other fun facts:
1. The breakeven point between interest and principal in the monthly installment is at payment 213 (~18 years after first full payment)

What do you think? Have you had any experiences with long-term loans? Share your thoughts below! 💬

13/07/2024

This morning i was curious with 2 English words

Cease vs Expulsion

So i asked chatgpt "what is the difference between cease vs expulsion. Explain so that a 4 year old can understand". This is what i get

-----------------

🚨 Word of the Day: Cease vs. Expulsion 🚨

Cease: This means to stop. Like when you stop playing with your toys. You have ceased playing. Stop means cease.

Expulsion: This means to get kicked out. Like if you make a mess and have to leave the playroom. You have been expelled. Kicked out means expulsion.

So, when you stop doing something, it’s called cease. When someone has to leave, it’s called expulsion.

-----------------

Why English so complicated 😊

07/07/2024

🌟 Thinking of buying a home? Here are the top reasons why both first-time and repeat home buyers take the plunge! 🌟

For First Home Buyers:
1. Desire to own a home of their own 🏡
2. Change in family situation 👨‍👩‍👦
3. Establishing a household 🏠
4. Desire for a larger home 🏘️
5. Job-related relocation or move 🚚

For Repeat Home Buyers:
1. Desire to be closer to family 👪
2. Desire for a larger home 🏘️
3. Desire to own a home of their own 🏡
4. Change in family situation 👨‍👩‍👦
5. Desire for a home in a better area 🌟

16/05/2024

Mental work - when it is done right, there is always chance to be back

30/04/2024

Man cannot discover new oceans unless he has the courage to lose sight of the shore - André Gide

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About

Hi my name is Wing. I provide real estate service and advice. Before venturing into real estate, I was an engineer with a B.SC in computer engineering from Canada. I worked for MNC in semiconductor industry for 5 years before deciding to venture out. In 2011, I moved into real estate industry. I have passed all the 12 papers for Estate Agent Examination by BOVEA. Currently a PEA and expected to obtained my Estate Agent license in 2018. In 2016 I was the Top National Achiever and Top Primary Market for Reapfield Group and promoted to become a Head of Sales. Throughout the years in real estate, I together with my dedicated team has served more than 800 clients to own a home with a GDV of RM500m.

We assist clients from finding out your needs, sourcing for the preferred home and assisting on the legal and financing aspect. We know buying a house is a big decision but you can rely on our experience to assist you to own your right home

Contact us today and we are always ready to help you with your real estate needs. Thanks Wing Lee (E2755) Reapfield Properties (S.J.) Sdn Bhd