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Monday, July 21, 2025

Property sector forecast to stay strong


 High-end residential, industrial demand to stay solid

PETALING JAYA: Despite headwinds this year from US regulations for artificial intelligence chips and tariffs, the local property sector remains resilient, analysts say.

Hong Leong Investment Bank (HLIB) Research said high-end residential demand is recovering in the Klang Valley, signalling improving sentiment, while the Urban Renewal Act could unlock new redevelopment opportunities in prime areas

In Johor, the Johor-Singapore Special Economic Zone and better connectivity with Singapore are spurring development, although a surge in launches in areas near the Rapid Transit System Link risks causing oversupply.

In Penang, a stronger ringgit and trade uncertainty may weigh on demand for high-end housing.

Industrial demand outside of data centres is expected to stay strong, supported by robust foreign direct investments.

HLIB Research has an “overweight” call on the sector.

The research house said the property upcycle remains intact, supported by sustained investment inflows, structural reforms supporting sustainable growth, rising income levels from initiatives like the minimum wage and civil servant pay hikes, and the economy’s ongoing move up the value chain.

Its top stock picks are IOI Properties Group Bhd (IOIProp), OSK Holdings Bhd, Sunway Group Bhd and Sime Darby Property Bhd.

After around a decade of oversupply and subdued demand, the Klang Valley office market is also showing signs of recovery as the prolonged supply glut is beginning to ease.

Several significant new malls in the Klang Valley are also slated to open this year.

These include Sunway Square Mall located in Sunway South Quay, Sime Darby Property’s Senada Mall in KLGCC, the second phase of Pavilion Damansara Heights, 118 Mall at Merdeka 118, Ombak Mall in the KLCC area and Hektar World in Damansara, Petaling Jaya.

The research house said this year is shaping up to be one of execution and delivery for developers and more developers are diversifying beyond residential property into the industrial segment, establishing new revenue streams in line with Malaysia’s pivot towards a high-value, high-tech economy.

The next two years are also shaping up to deliver some of the largest initial public offerings (IPOs) in history, as property developers move to unlock value by spinning off key business segments.

Sunway Group is expected to list its healthcare segment in the first quarter of next year with an indicative market capitalisation of RM20bil, which could be the largest IPO ever on Bursa Malaysia.

IOIProp is also likely to list its Malaysian real estate investment trust (REIT) next year, with an estimated value in the range of RM7bil to RM8bil, which could make it the largest REIT listing in Bursa’s history.

IOIProp has plans to list its Singapore REIT in 2027, valued at about S$8bil.

It could also be one of the largest IPOs in over a decade on the Singapore Stock Exchange.

SP Setia Bhd is expected to list its portfolio of assets next year, valued at around RM2bil.

The potential listings reflect the strong underlying asset value and growing investor appetite for quality Malaysian and regional property-linked investments, the research added.

A high target — can we meet it?

 Growth needed: The next five years will thus be crucial for Malaysia if it is to become a high-income nation. — FAIHAN GHANI/The Star

HERE’S the good news – the World Bank has declared Kuala Lumpur, Labuan, Penang, Sarawak and Selangor to be high-income states. The bad news, though, is that Malaysia as a whole is not there yet.

This is the latest high-income data based on Gross National Income (GNI), which is the total amount of factor incomes earned by the residents of a country. The country’s GNI per capita of RM53,400 annually falls short of the high-income threshold of RM63,000.

Kudos to Sarawak as it has solidified its position since joining the high-income state ranks in 2023. It must be doing something right.

Three years ago, there were only three states – Penang, KL and Labuan – on the list but Sarawak joined two years ago and Selangor made the cut last year.

Now, there are a total of five high-income states (including federal territories) but the vast majority of states are below the threshold – and that’s not good as they exert a pull on the country as a whole as it bids to join the club.

The findings, however, do not come as a surprise. Malaysia remains caught in the middle-income trap.

We are too rich to compete with low-cost economies like Vietnam and Cambodia but we are just unable to stand alongside high-income nations like South Korea and Singapore.

South Korea, once poorer than Malaysia in the 1960s, is now a global tech powerhouse. It achieved this through strategic industrial policy, heavy investment in education and R&D, and a relentless focus on productivity.

Singapore, without natural resources, became a financial and innovation hub through clean governance, meritocracy, and human capital development.

Malaysia now finds itself outpaced by these countries that were once on equal or even lesser footing, and if we are not serious about moving up, we could soon be overtaken by Vietnam.

This is not just about achieving a statistical milestone. It’s about ensuring Malaysians enjoy better jobs, stronger public services, global competitiveness, and the ability to keep our brightest minds at home.


The next five years will thus be crucial for Malaysia. We can’t afford to miss the boat.

The upcoming 13th Malaysia Plan (RMK13), covering 2026-2030 and Budget 2026 need to address the issues that are holding us back from becoming a high-income country. If we don’t, we will lose out to more of our neighbours.

RMK13 and Budget 2026 may represent our last – and best – chance to break free and secure high-income status.

For a start, the plans must boldly tackle governance and institutional weaknesses. Policy inconsistency, bureaucratic inefficiency, and rent-seeking behaviour continue to erode investor confidence.

RMK13 must be reform-driven and bold. It cannot be business as usual. Certainly, we don’t need the plan to be tabled with poetic language. It’s the content that matters.

A high-income country needs not only a strong economy, but strong institutions. For one, the judiciary has to be protected and judges must be persons of integrity. Perception is important.

A strong political will is also essential and Malaysia certainly cannot keep changing prime ministers and governments.

We need to fund the future, not the past, and we cannot live like we did in the past, with heavy subsidies which have spoiled Malaysians.

Where RMK13 provides the vision, Budget 2026 must be the engine. Fiscal policy must be repurposed not just to spend, but to invest – in people, productivity, and innovation.

As the world moves rapidly toward a knowledge- and innovation-based economy, Malaysia is at a critical juncture.

We have to increase funding for TVET (technical and vocational education and training), with incentives tied to graduate employability. Among others, we need:

> STEM scholarships and national reskilling initiatives for workers displaced by automation.

> Tax incentives and matching grants for R&D, automation, and green technologies.

> Expanded digital infrastructure, particularly in rural areas, to promote inclusive growth.

> A Malaysian Innovation Fund to support start-ups in Artificial Intelligence, biotech, and climate tech

Malaysia must address its productivity crisis. Growth can no longer rely on cheap labour or natural resources. We must transform our industrial base through digitalisation, automation, and a strong pivot towards advanced manufacturing and services.

This means supporting high-value sectors like semiconductors, electric vehicles, biotechnology, and green energy.

To make these a reality, we must overhaul our education system. Our youth are entering a job market that demands digital skills, creativity, and adaptability.

Are our tertiary institutes producing the right kind of graduates who are trained and marketable? Malaysia needs graduates with strong technical skills in in-demand fields like IT, engineering and healthcare.

Strong soft skills, adaptability and an entrepreneurial mindset certainly help. It will be even better if they have the ability to speak and write in Bahasa Malaysia, English and Chinese.

With due respect, the teaching of the Laos and Cambodian languages in our schools can wait even though they may be just elective courses.

Within Asean, Malaysia has advantages over some member countries. Beside our language skills, we have an established legal system, and we have the British to thank for that.

Malaysia has a strong middle-class base as well as a sound political system. Our democratic system can be noisy at times but it’s often restrained.

Malaysia has enough lawyers and doctors and it doesn’t help that every year we produce students with a string of distinctions who believe they are entitled to places in the top universities in the country.

Are the distinctions secured by our SPM students even on par with the standards imposed by Singapore, Hong Kong and the United Kingdom?

RMK13 must prioritise TVET reform, industry-academia collaboration, and investments in STEM (science, technology, engineering and mathematics) education from an early age.

We are still talking about STEM while China is already introducing AI modules – and at primary school level!

Third, the plan must put innovation and research at the heart of national strategy. Malaysia currently spends less than 1% of GDP on R&D. To become a creator – not just a user – of technology, this must rise to 2–3%, with strong government-industry-academia partnerships.

At the same time, Budget 2026 must address the brain drain by offering meaningful career paths and incentives for Malaysians abroad to return home – including tax relief, housing support, and leadership fast-tracks for top talent.

Expatriates with skills, and who have worked in Malaysia, surely deserve an easier track to be permanent residents.

Malaysia has the resources, the location, and the population to succeed – but seems to lack the political will and strategic coherence to execute bold reforms. We spend a great deal of time on inconsequential and unproductive political discourse, often on murky issues of race and religion.

Tomorrow’s investments in Malaysia are no longer about setting up factories, which outdated aging politicians still seem to think about when questioned about where foreign direct investments would go.

All is not lost, though. Attaining high-income status is not easy for any state or country. This year only one nation – Costa Rica – moved from upper middle income to high-income category.

But it is certainly not going to be easy for Malaysia. No one can predict what next year may bring given the uncertain and volatile economic outlook which doesn’t bode well for trading nations like Malaysia.

The World Bank high-income threshold is not fixed and it adjusts its measurement each year, so a lot depends on how Malaysia would compare with other nations but let’s not forget that even if we grow, other countries could compete harder and that could make the high-income goal even more distant.

Malaysians, especially the politicians, must understand this for the interest of the nation.

Look at the graph – the bottom three worst performing states are Kedah, Perlis and Kelantan, which speaks volumes. We can’t help these states if they prefer politicians who have promised them a ticket to heaven, while little is done for the here and now.

RMK13 and Budget 2026 can change that – if they are driven by vision, evidence, and courage.

For the country, the window to become a high-income nation is closing. We must act – boldly, intelligently, and urgently – before it shuts for good.

On the Beat | By Wong Chun Wai

Friday, July 18, 2025

Manus AI's 'de-China playbook is a trap

Rebranding bid: The website for the Manus AI agent arranged on a computer in Hong Kong.Manus is doing everything it can to sever any ties to the mainland while its parent company Butterfly Effect reportedly eliminated all its China-based jobs last week. —Bloomberg


WHEN Chinese startup Manus previewed an artificial intelligence (AI) agent earlier this year, it went mega-viral. It came on the heels of DeepSeek, when global excitement over China’s AI breakthroughs was at a fever pitch, and nobody wanted to miss out on the next surprise hit.

Now, Manus is doing everything it can to sever any ties to the mainland. It relocated its headquarters to Singapore, and its three co-founders have made the move abroad as well.

Butterfly Effect, the company behind Manus, reportedly eliminated all its China-based jobs last week.

It has also scrubbed content from domestic social media platforms Weibo and Xiaohongshu (also known as RedNote), despite maintaining an active presence on X.

Users in China trying to access the site this week were met with the message that it’s “not available in your region,” a departure from a previous memo stating that the Chinese version was under development.

It’s the choice these tech firms are forced to make in the current geopolitical climate: stay in the hyper-competitive domestic market or go for more lucrative growth overseas. You can’t have both.

Moving abroad means going through the arduous process of trying to “de-China” the company’s origins.

It’s a shame given this background is what drove so much hype about Manus in the first place.

Chinese firms have also traditionally had an edge in consumer tech, with access to a vast pool of affordable engineering talent and a hardworking culture. Plus, dubious identity rebrands almost never work.

Manus’ decision to recast as a Singapore company follows the furore that emerged in the United States after prominent Silicon Valley venture capitalist (VC) firm Benchmark (an early backer of the likes of eBay Inc and Uber Technologies Inc) announced it was leading a US$75mil funding round in Butterfly Effect.

Fellow VCs accused Benchmark of “investing in your enemy” and equated it to backing Russian efforts during the space race.

The plans have also come under US Treasury Department scrutiny over new rules related to investments in certain Chinese technology.

It will be very hard for Manus to ever rid the China label from its story, especially after all the attention it received.

Co-founder Ji Yichao was on the cover of Forbes China more than a decade ago, as one of the 30 under 30 entrepreneurs in the country. State-backed mouthpieces have also celebrated Manus’s rise, so trying to cleanse its Chinese-ness risks domestic backlash.

It’s not the first time this has happened. ByteDance Ltd’s TikTok has gone to great pains to rebrand as an American and Singaporean company and assuage Washington’s fears about its Beijing origins. But none of this stopped the United States from passing a law last year requiring the parent company to divest from the app that doesn’t even operate in the mainland, or be banned due to perceived national security concerns. This doesn’t bode well for Manus.

The AI sector has become a lightning rod for China hawks in the United States, who view any consumer-facing application using the tech from its geopolitical nemesis as a threat.

AI video startup HeyGen Inc garnered investment and a raft of US customers after making the move from China, yet was still singled out by lawmakers over potential ties to the Communist Party.

Its co-founder said it’s been “disappointing” to see his heritage treated as something he should “be ashamed of.”

Wrapped up in national security worries is more than a hint of xenophobia.

Targeting consumer tech firms based on the national origins of their founders is an ineffective strategy.

US concerns about potential threats that data could leak to China or that the CCP could influence algorithms should implement more comprehensive rules to mitigate these risks.

When it comes to buzzy new technology like the Manus AI agent, industry-wide standards are overdue.

Tools that are designed to allow software to take on increasingly complex tasks on their own carry unique risks, including who is liable when things go awry and how much control should be ceded to machines.

Global policymakers should address these concerns regardless of where the AI agent comes from.

Icing out the best and brightest tech minds risks leaving Silicon Valley blind to innovation happening elsewhere. It’s in America’s interest to do more to support these founders by bringing their talents and breakthroughs to the United States. —Bloomberg

By Catherine Thorbecke,  is a Bloomberg Opinion columnist covering Asia tech. The views expressed here are the writer’s own.

CAP Calls for Vacancy Tax and Tighter Controls to Curb Property Speculation


The Consumers Association of Penang (CAP) strongly supports the introduction of a vacancy tax on residential properties that are left unoccupied for extended periods. We believe this measure is urgently needed to address the deepening problems of property speculation and declining housing affordability in Malaysia.

A vacancy tax typically applies to properties that remain vacant — unsold or unrented — for more than six months in a year. In countries such as Canada and Australia, particularly in cities like Melbourne, this tax is set at between one and three per cent of the property or land value. Its primary aim is to deter property speculation, particularly in the medium-cost segment, where rising prices in the subsale market have increasingly placed home ownership beyond the reach of middle-income earners.

According to the Khazanah Research Institute, housing prices in Malaysia rose by an average of 5.8 per cent per year between 2010 and 2022 — well above the healthy growth range of three to four per cent. As a result, many in the M40 income group find it difficult to purchase their own homes. In urban areas, the typical ‘modern’ three-bedroom apartment ranges from 800 to 1,000 square feet. This limited space is not conducive to multi-generational or extended family living, nor does it offer adequate privacy or comfort for those forced to share with other families.

Speculators often compete directly with genuine homebuyers, inflating demand and thereby encouraging developers to acquire more land to keep up with what is essentially artificial pressure. In land-scarce areas like Penang, this has resulted in a rise in land prices and a growing reliance on costly land reclamation from the sea.

It is also worth noting that many apartment blocks are not fully occupied, despite having been sold. In these developments, owners of vacant units — who are not living in them and cannot easily sell or rent them out — often neglect their obligations to pay maintenance fees. This undermines the upkeep of the building and penalises residents who do live there.

At present, many residential properties, particularly in urban centres, remain empty while thousands of Malaysians continue to struggle to find homes they can afford. The property market has become increasingly dominated by those who treat housing as a speculative investment rather than a basic human need. This trend has led to inflated prices and a false sense of scarcity, especially in cities where housing demand is greatest. A vacancy tax would act as a strong disincentive to leave properties idle and would encourage owners to either rent out or sell them, returning more units to the active housing market.

In addition to the vacancy tax, CAP calls on the government to review and strengthen the Real Property Gains Tax (RPGT). The current system fails to adequately discourage short-term speculation. We propose a more progressive model that imposes significantly higher tax rates on profits from properties sold within a short holding period.

We also urge a revision of stamp duty rates, with higher charges levied on the purchase of second and subsequent residential properties. These measures should be especially firm in cases where the property is not intended for owner-occupation, or when purchased by foreign buyers. In doing so, the government can help ensure that Malaysians are not priced out of home ownership by those seeking to profit from housing as an asset.

Moreover, CAP recommends tighter controls on housing loans. Banks and financial institutions should apply stricter lending criteria for individuals who already own multiple residential units. Loan-to-value ratios should be lowered in such cases to reduce excessive borrowing for speculative purposes.

Unless the government introduces comprehensive policy reforms, Malaysia’s housing sector will continue to favour investors at the expense of ordinary citizens. It is the government’s duty to uphold the principle that housing is a fundamental right, not a speculative commodity.

CAP therefore urges policymakers to act with urgency and resolve. The combined approach of introducing a vacancy tax, strengthening RPGT, revising stamp duties, and tightening housing loan regulations will go a long way towards restoring balance, fairness and accessibility in the property market.

 Mohideen Abdul Kader

President
Consumers Association of Penang

Thursday, July 17, 2025

US trade wars will hit households worldwide

 BOE calls for correction of financial imbalances

Sustained stability: Bailey attends the annual Mansion House dinner in London. The Bank of England governor is calling for greater cooperation between countries, particularly between China and the United States. — Reuters 


WASHINGTON: US President Donald Trump’s trade war with the rest of the world is the wrong approach to addressing imbalances in the global economy and will harm households, Bank of England governor Andrew Bailey says.

In his annual Mansion House speech, Bailey called for greater cooperation between countries – particularly the United States and China – to resolve “unsustainable” trade and financial imbalances that are distorting economies and lie behind escalating political tensions.

“How to reconcile an open world economy with national interests is a very old issue,” he said in comments that appeared to be directed primarily at Washington.

“The rules of the process have to be accepted and the imposition of rules by one player, however dominant, isn’t a recipe for sustained stability.”

Bailey’s comments come just days after Trump threatened 30% tariffs on goods imported from Mexico and the European Union.

The President has already imposed 30% tariffs on products from China and a minimum 10% tariff on all imports worldwide with some exceptions. Economists have warned that the levies will be a drag on global growth.

Trump is using tariffs to bring industrial jobs back to America, but Bailey warned his plans are likely to backfire

“Increasing tariffs creates the risk of fragmenting the world economy, and thereby reducing activity,” he said.

“It helps to remember that the key challenge we all face is to increase growth in the world economy: to grow the pie to support living standards for the people we serve, all of the time. It is as simple as that.”

China and the United States are at the heart of the problem, accounting for “almost 40% of the world’s current account imbalances”, Bailey, who was recently made chair of the multi-national Financial Stability Board, said. 

The United States runs a current account deficit, importing more than it exports, and runs a large budget deficit supported by capital inflows due to the dollar’s reserve currency status.

China is the reverse, running a trade surplus with excess domestic savings due to weak “social safety nets” that are invested abroad.

America’s trade war is also economically incoherent, the governor suggested.

“The United States does need to explain how it can regard its internal imbalance as sustainable and its external imbalance as not so,” he said.

“And China needs to explain how it will tackle its persistently weak domestic consumption.”

A better approach would be to use the world’s multilateral institutions like the International Monetary Fund and the World Trade Organisation to rebalance the trading and financial systems, he argued.

Stronger global institutions, working hand-in-hand, could help the process of adjustment.

Bailey also said there is an “urgent need for innovation” in payments by the banking sector as he continued to raise doubts over the future role for stablecoins and a digital pound for consumers.

The governor has sounded more wary over the need for a UK central bank digital currency in recent months, and said on Tuesday that he was yet to be convinced that the “natural next step was to create a new form of money rather than put digital technology into retail payments and bank accounts”.

Bailey also reiterated his cautious stance over the emergence of stablecoins as excitement grows in the wake of landmark legislation passed in the US Senate aimed at normalising the technology.

Stablecoins are typically backed by an asset such as the US dollar and are designed to hold a steady value, contrasting with the price volatility seen in other cryptocurrencies such as bitcoin.  

There may well be a role for stablecoins going forward, but I don’t see them as a substitute for commercial bank money,” Bailey said. — Bloomberg