4 Hidden Risks To Avoid When Buying Property In Malaysia (A Guide For Singaporeans)

Malaysia is still the top overseas property destination for Singaporeans, and it’s not hard to see why. For what you pay for a four-room flat here, you could be living in a spacious condo with a pool, gym, and maybe even a view of the Straits. But don’t let the proximity fool you. The Malaysian property market is not just a cheaper, bigger version of ours. While it can be a lucrative venture, the rules of the game can be rather different, and first-time buyers often find that out only after signing. So if you’re looking to buy across the Causeway, here are some of the less obvious restrictions and risks you should know:

1. Don’t assume you can rent and commute indefinitely

One of the most common tactics Singaporeans try is to rent or buy in Johor to escape our higher costs, then commute to Singapore every day. The thing is, no one in the Malaysian government has ever explicitly said this is okay.

Douglas Chow from Empower Advisory, a scam-avoidance consultancy, shared the story of a friend who rented a unit at Princess Cove and commuted daily into Singapore for work:

“A few years ago, a friend – a Singaporean working in Singapore – rented a condo unit at Princess Cove to escape the high rent here. He commuted regularly in and out of Singapore. Eventually, Malaysian immigration officers flagged his travel patterns. They found out he was working in Singapore and staying in Malaysia without a valid visa or pass. The officers warned him that he could face a fine, imprisonment, and even a ban from re-entering Malaysia. He stopped immediately.”

Yes, you could try the “reset” by hopping back to Singapore every month and re-entering. But that’s also considered abuse of the system, and if the Malaysian authorities catch on, the penalties are the same. Douglas says that: “The onus is on Malaysian immigration officers to flag you for abusing the 30‑day visa‑free stay.” So in a sense, you’re rolling the dice every time you do it. 

If your plan is to use your Malaysian home as a primary residence while working in Singapore, the best way to do this is to sort out the appropriate long-term permit, such as by using the MM2H (Malaysia My Second Home) programme. 

2. Infrastructure and access may be less reliable in some areas

Back among earlier Iskandar-region investors, one of the complaints we heard on the ground was of infrastructure issues. There were cases where, after key collection, owners still had to wait some time before water was available. Here’s an example that was sent to us, from someone in the Eco Botanic project in Iskandar:

This isn’t to say the infrastructure is unreliable everywhere, of course, and periodic disruptions happen in every country. But you need to check the frequency of this in a particular project or area, just so you’re prepared if it happens. 

The same goes for roads, as some buyers have told us they needed to use alternate routes or diversions for quite some time, when developers don’t complete access roads near or around the project. Some investors in Malaysia suggested the following:

• Drive to the site at different times of the day on weekends or weekdays. See if roads are paved and open, and check for residents or move-in activity.
  
• Request proof from your agent or lawyer that the development has full “occupation certificate” status, and that water, electricity, and sewerage approvals have been issued.
  
• Search local news or municipal notices for any infrastructure issues, road complaints, or construction delays affecting the area.

While the road probably will be completed at some point, it can be quite irritating to take long diversions for a period of months or – if you’re unlucky – years. 

3. Not all condo projects are competently managed 

We’re used to relatively high standards of condo upkeep in Singapore, and we struggle to think of the last time a residential condo actually went bust. But Malaysia is a much bigger country with many more condo projects and property managers; and condos can range from meticulously maintained to poorly run.

In 2017, a joint management committee (JMC) in Klang Valley was so cash-strapped, with over RM2 million in debt, that they didn’t even have funds to repair the swimming pool. With only 48 per cent of the 2,500‑plus units paying maintenance, lifts, pools, and common areas suffered from neglect and disrepair.

Remember this happens downstream, and possibly decades after the initial launch; so former “luxury” amenities can degenerate into broken lifts, stagnant pools, and sometimes even absent security guards, if the security provider isn’t paid. From word on the ground, one tenant in a JB property (we won’t point fingers) complains that the main gate of their condo has been left unmanned for over a year, as the management couldn’t afford guards due to low fee collection. This has resulted in outsiders sometimes sneaking in to park their motorcycles or cars, with zero enforcement against them.

Investors in JB advised the following before you buy:

• Visit at different times, like weekday mornings versus weekends, rainy versus dry days, and observe the state of lifts, pools, walkways, and security. A particularly good sign is if you see actual security guards or cleaners there each time.
  
• Check forums like PropertyGuru Malaysia or Facebook groups for discussions on maintenance or defaults.
  
• Ask your agent or lawyer for copies of recent MC account statements or AGM minutes, which can reveal budget deficits, large-approved fees, or delayed repairs. You don’t need to be an expert and decipher the financial figures on your own, just ask your conveyancing firm to walk you through it. 

One other issue to watch for is the attendance at AGMs, which is usually documented. Projects with many vacant or absentee owners are a red flag, as this often has correlations with low fee collections. 

4. Don’t overlook the cumulative, long-term effects of currency risk

Yes, Malaysian property is often cheaper in an absolute sense; but remember that currency movements can quietly eat into your returns over the years.

During 2015 to 2016, for example, the ringgit fell to then-historic lows against the Singapore dollar. Great if you were buying at the time – but what if you already bought and are renting out the unit? Your rental income is collected in MYR while your loan or other costs are in SGD, so you need to factor in the currency exchange loss. During the 2015 to 2016 period, some investors in Malaysia told us that – after converting rent to SGD – it barely covered even half their monthly loan repayments. 

The pain also cuts both ways: if you borrow in MYR to hedge your rent but the ringgit strengthens, your debt obligations can balloon in SGD terms.

Bottom line: what looks like a modest risk in year one can compound into a serious drag on your yield, if exchange rates move against you for a prolonged period. Factor this in when you plan your financing, and don’t assume that a weak ringgit today will stay that way forever.

To be clear, we’re not trying to dunk on Malaysian property investment here; it is a lucrative opportunity that has benefited many. But like all property investment, the devil is in the details – and when it’s happening across the causeway, where the rules may be different, you need to be extra diligent. 

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