Negotiator ∙ Elite
Eugene Lim
REN79723
Negotiator ∙ Elite
Eugene Lim
REN79723
About Eugene Lim
Leveraging market knowledge and negotiation skills to deliver exceptional results. Your real estate success is my priority. Ready to make your real estate dreams a reality? Let's chat. Your dream home awaits.
1 year at IQI
46 properties on sale
50 properties on rent
Contact Eugene Lim
Eugene Lim's Service Locations
Eugene Lim's Service Locations
My Listings
Taman Segambut Indah
jalan selingsing
RM 660,000
Listed on May 25, 2025
Third Avenue @ Cyberjaya
Jalan Teknokrat 3, Cyber 4, 63000, Selangor
RM 2,700 /month
Listed on April 8, 2025
Neu Suites
Jalan Nipah, 55000, Kuala Lumpur
RM 2,500 /month
Listed on April 25, 2025
Taman Lembah Maju
Jalan Maju 1 - 3
RM 360,000
Listed on March 27, 2025
Plaza Rah
Jalan Raja Abdullah, Kampung Baru, 50300, Kuala Lumpur
RM 2,800 /month
Listed on April 9, 2025
IDAMAN BSP
puchong saujana
RM 1,400 /month
Listed on April 10, 2025
Bougainvilla Apartments
Jalan Prima Pelangi 3, 51200, Kuala Lumpur
RM 1,700 /month
Listed on April 8, 2025
3 Towers
Jalan Ampang, 50450, Kuala Lumpur
RM 1,500 /month
Listed on April 12, 2025
Nexus @ Kajang Station
Jalan Bukit, 43000, Selangor
RM 430,000
Listed on February 25, 2025
Taman Mudun
Batu 9 Cheras
RM 1,500 /month
Listed on March 1, 2025
Edusentral @ Setia Alam
Jalan Setia Murni U13/51, 40170, Selangor
RM 450,000
Listed on April 10, 2025
Taman Cheras Prima Apartment
Jalan Cheras Prima 5, Taman Cheras Prima, Kajang, 43000, Selangor
RM 120,000
Listed on March 25, 2025
Taman Mutiara Rinching
Jalan Mutiara Rinching
RM 690,000
Listed on May 21, 2025
Ketumbar Heights
Jalan 6/95B
RM 1,400 /month
Listed on April 3, 2025
Menara Puteri
Jalan Thamby Abdullah, 59200, Kuala Lumpur
RM 2,100 /month
Listed on May 15, 2025
Apartment Desa Perangsang
Jalan PJS 3/56
RM 1,200 /month
Listed on April 12, 2025
Saville Residence
Jalan Klang Lama, 58000, Kuala Lumpur
RM 2,200 /month
Listed on April 10, 2025
Windsor Tower
Jalan Sri Hartamas 17, 50480, Kuala Lumpur
RM 1,600 /month
Listed on April 9, 2025
Cheras Vista 6 Cheras Mahkota 3-storey Terraced House
Taman Cheras Vista 6
RM 1,430,000
Listed on February 20, 2025
Casawood Casa Wood Pintasan Dengkil Bypass Cybersouth Cyberjaya
cybersouth
RM 2,700 /month
Listed on February 20, 2025
Edusentral @ Setia Alam
Jalan Setia Murni U13/51, 40170, Selangor
RM 1,800 /month
Listed on April 10, 2025
The Clio 2 Residence
IOI Resort City, 62502, Selangor
RM 2,200 /month
Listed on April 9, 2025
Bandar Mahkota Cheras
Persiaran Mahkota Cheras
RM 1,600 /month
Listed on April 3, 2025
Gugusan Tanjung
Jalan Cecawi, Kota Damansara, 47810, Selangor
RM 150,000
Listed on April 8, 2025
South City Plaza
41200 Seri Kembangan, Selangor
RM 4,600 /month
Listed on April 8, 2025
Cheras Business Centre
Cheras, 56100, Kuala Lumpur
RM 210,000
Listed on March 25, 2025
Ascenda Residence @ SkyArena
Jalan Arena 1, 53200, Kuala Lumpur
RM 1,800 /month
Listed on April 9, 2025
Iris Residence
Jalan Sungai Long, 43200, Selangor
RM 420,000
Listed on March 12, 2025
Kenanga Point
Jalan Gelugor, 55100, Kuala Lumpur
RM 590,000
Listed on March 27, 2025
Sunsuria 7th Avenue
Kampung Baru Ampang
RM 375,000
Listed on April 8, 2025
Kompleks Pertama
Jalan Tunku Abdul Rahman
RM 1,200,000
Listed on March 27, 2025
Amadesa Resort Condominium
Desa Petaling, 57100, Kuala Lumpur
RM 1,500 /month
Listed on April 23, 2025
montena
No.1A, Jalan Damai Purnama,, Alam Damai, Cheras, 56000, Kuala Lumpur
RM 305,000
Listed on March 3, 2025
Suria Residence
Persiaran Mahkota Cheras 1, Bandar Mahkota Cheras, 43200, Selangor
RM 350,000
Listed on March 25, 2025
The Sentral Residences
Jalan Stesen Sentral 2, 50470, Kuala Lumpur
RM 3,800 /month
Listed on April 10, 2025
Bandar Sunway Semenyih
Jalan Sunway Semenyih
RM 465,000
Listed on March 6, 2025
South City Plaza
41200 Seri Kembangan, Selangor
RM 4,600 /month
Listed on April 8, 2025
Pangsapuri Cheras Utama
Jalan Cu 1/A, Taman Cheras Utama, 43200, Selangor
RM 280,000
Listed on February 28, 2025
Green Suria Apartment
Jalan Green Suria, 43200, Selangor
RM 380,000
Listed on March 1, 2025
Arte Cheras @ Taman Midah
Jalan Midah 2, 56000, Kuala Lumpur
RM 2,200 /month
Listed on March 3, 2025
Cubic Botanical
Jalan Sentral 3
RM 1,800 /month
Listed on April 15, 2025
Sungai Long Residence
Jalan Sungai Long, 43000, Selangor
RM 850,000
Listed on March 12, 2025
Hampton Damansara
Persiaran Tecoma, 60000, Kuala Lumpur
RM 3,200 /month
Listed on May 21, 2025
Falim
Taman Mas Falim
RM 550,000
Listed on April 5, 2025
Parc 3 (Residensi Pudu Alam Rekreasi)
Jalan Pudu Perdana
RM 495,000
Listed on February 28, 2025
Lanai Residences
Jalan Jalil Perkasa 7, 57000, Kuala Lumpur
RM 1,800 /month
Listed on April 10, 2025
Arte Cheras @ Taman Midah
Jalan Midah 2, 56000, Kuala Lumpur
RM 2,200 /month
Listed on March 3, 2025
RESIDENSI TOPAZ
43000, Selangor
RM 2,000 /month
Listed on March 9, 2025
Taragon Puteri Cheras
Batu 9 Cheras
RM 480,000
Listed on March 12, 2025
RESIDENSI TOPAZ
43000, Selangor
RM 573,000
Listed on March 9, 2025
Taman Cheras Jaya
Jalan 13/3
RM 520,000
Listed on March 2, 2025
3 Elements @ Seri Kembangan
Jalan Prima Tropika, Bandar Putra Permai, 43300, Selangor
RM 1,250 /month
Listed on May 21, 2025
Sunway Belfield Residence
Jalan Belfield, 50150, Kuala Lumpur
RM 4,800 /month
Listed on May 21, 2025
Sentral Suites
Jalan Tun Sambanthan
RM 5,000 /month
Listed on May 21, 2025
Taman Bukit Emas, Kajang
Jalan Bukit Emas
RM 360,000
Listed on February 25, 2025
Riveria City
Jalan Tebing
RM 1,800 /month
Listed on April 9, 2025
Villa Puteri
Jalan Tun Ismail, 50350, Kuala Lumpur
RM 2,500 /month
Listed on April 15, 2025
Residensi Bintang Bukit Jalil
Jalan Impian Indah, 57000, Kuala Lumpur
RM 2,000 /month
Listed on April 15, 2025
Endah Puri
Jalan 1/149e, Taman Endah, 57000, Kuala Lumpur
RM 1,000 /month
Listed on April 8, 2025
Venice Hill
Jalan Kemacahaya
RM 390,000
Listed on October 14, 2025
Mercu Jalil
57000, Kuala Lumpur
RM 1,800 /month
Listed on April 4, 2025
Taman Delima, Cheras
Jalan 1/154a
RM 480,000
Listed on March 6, 2025
Setia Ecohill
Semenyih
RM 880,000
Listed on March 6, 2025
One Cochrane Residences
Jalan Cochrane, 55100, Kuala Lumpur
RM 3,800 /month
Listed on April 3, 2025
Jalan Damai Perdana 1/7C
Jalan Damai Perdana 1/7C
RM 750,000
Listed on February 28, 2025
Faber Ria
Jalan Desa Sentosa, Taman Desa, 58100, Kuala Lumpur
RM 1,599 /month
Listed on April 25, 2025
Neu Suites
Jalan Nipah, 55000, Kuala Lumpur
RM 2,500 /month
Listed on May 15, 2025
Green Suria Apartment
Jalan Green Suria, 43200, Selangor
RM 388,000
Listed on March 12, 2025
Canopy Hills Apartment
Jalan Kajang 2, 43650, Selangor
RM 275,000
Listed on February 24, 2025
Pangsapuri Seri Permai
Jalan Bahagia 29, Taman Sri Bahagia, 56000, Kuala Lumpur
RM 229,000
Listed on February 28, 2025
Mentari Condominium
Jalan Tasik Permaisuri 3, Bandar Sri Permaisuri, 43000, Kuala Lumpur
RM 1,900 /month
Listed on March 12, 2025
Legasi Kampung Baru
Jalan Raja Muda Musa, Kampung Baru, 50300, Kuala Lumpur
RM 4,000 /month
Listed on May 20, 2025
Sofiya Residensi
5, Jalan Residen Utama, 52200, Kuala Lumpur
RM 2,000 /month
Listed on April 23, 2025
The Arc
Persiaran Bestari, Cyberjaya, 63000, Selangor
RM 1,400 /month
Listed on April 12, 2025
Habitus | Denai 128
40800, Selangor
RM 2,200 /month
Listed on April 8, 2025
Taman Cheras Jaya
Jalan 13/3
RM 1,900 /month
Listed on April 4, 2025
Ritze Perdana 2
Jln PJU 8/1, Damansara Perdana, 47820, Selangor
RM 370,000
Listed on April 22, 2025
Casawood Casa Wood Pintasan Dengkil Bypass Cybersouth Cyberjaya
cyberjaya
RM 780,000
Listed on February 20, 2025
B11 Parkland Residence
south cheras
RM 2,450 /month
Listed on March 25, 2025
Taman Serdang Perdana
Persiaran Serdang Perdana, Taman Serdang Perdana, 43300, Selangor
RM 1,000 /month
Listed on April 7, 2025
Pangsapuri Gapura Bayu @ Jade Hills
Jalan Puncak Utama 2/7
RM 299,000
Listed on October 22, 2025
Sky Awani 2
batu caves
RM 1,800 /month
Listed on April 10, 2025
Vista Harmoni
Jalan Bukit Cheras 17
RM 350,000
Listed on April 7, 2025
Taman Cheras Jaya
Jalan cj 4/15-1a
RM 570,000
Listed on February 25, 2025
Riana South
Persiaran Alam Damai, 56000, Kuala Lumpur
RM 680,000
Listed on February 25, 2025
Vista Danau Kota Residensi Wilayah
Danau Kota, 53300, Kuala Lumpur
RM 2,300 /month
Listed on April 25, 2025
Menara Seputih
Jalan Klang Lama, 50460, Kuala Lumpur
RM 1,700 /month
Listed on April 15, 2025
Sungai Long Residence
Jalan Sungai Long, 43000, Selangor
RM 620,000
Listed on March 26, 2025
Suasana Lumayan
Jalan Tasik Permaisuri 2, Bandar Tun Razak, Cheras, 56000, Kuala Lumpur
RM 2,300 /month
Listed on April 15, 2025
Taman Desa Melati
Jalan BBN 11/3
RM 350,000
Listed on May 25, 2025
Oasis 1 @ Mutiara Heights
Jalan Mutiara 2, Mutiara Heights, 43000, Selangor
RM 600,000
Listed on March 25, 2025
Suria Residence
Persiaran Mahkota Cheras 1, Bandar Mahkota Cheras, 43200, Selangor
RM 360,000
Listed on March 26, 2025
Akasa Residence
Taman Cheras Jaya, 43200, Selangor
RM 570,000
Listed on March 25, 2025
Ivory Residence
Jalan Mutiara, Mutiara Heights, Kajang, 43000, Selangor
RM 450,000
Listed on February 23, 2025
Waltz Residences @ Paradigm Garden City
Jalan Awan Besar
RM 1,100,000
Listed on April 22, 2025
Landmark Residence 2 @ Bandar Sungai Long
, Jalan Sungai Long, 43200, Selangor
RM 550,000
Listed on March 25, 2025
Our newly launched projects
Discover the real estate properties in and around Kuala Lumpur, Malaysia. Buy apartment units, landed houses, bungalows, commercial office space, shop lots, and sub-sales with 100% confidence at IQI Global.
Large land area
Northern TechValley @BKE
Mukim 14, Kubang Semang, 14400 Seberang Perai, Penang, Malaysia
Starting from RM 14,495,520
Listed on January 23, 2026
Varied built-up sizes
Taman IKS Bukit Minyak
Jalan IKS Bukit Minyak Utama, Taman IKS Bukit Minyak, 14100 Simpang Ampat, Penang, Malaysia.
Starting from RM 1,203,800
Listed on January 23, 2026
Located in Simpang Ampat
Regalway Industrial Hub (Industrial)
Regalway Industrial Hub, Off Jalan Bukit Panchor, Bukit Panchor, 14100 Simpang Ampat, Penang, Malaysia.
Starting from RM 5,015,000
Listed on January 23, 2026
Spacious land area
Taman Jasa Ria (Garden Villa)
Jalan Permatang Pasir, Taman Jasa Ria, 14000 Bukit Mertajam, Penang, Malaysia
Starting from RM 1,118,800
Listed on January 23, 2026
Located in Bukit Mertajam
Taman Jasa Intan (Garden Superlink)
Jalan Jasa Intan, Taman Jasa Intan, 14000 Bukit Mertajam, Penang, Malaysia
Starting from RM 818,000
Listed on January 23, 2026
Located in Nibong Tebal
Taman Fajar Permai (Sunrise Terrace)
Jalan Fajar, Taman Fajar Permai, 14300 Nibong Tebal, Penang, Malaysia.
Starting from RM 550,000
Listed on January 23, 2026
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IQI blog & news
Articles specifically curated for your daily digest of local and global real estate news.
Petaling Jaya has been one of the Klang Valley's most reliable commercial addresses for decades. But three rounds of flash floods in a single year are forcing a rethink. The Malaysian Institute of Estate Agents (MIEA) and Juwai IQI have both warned that recurring floods are no longer a temporary inconvenience. They are starting to permanently reshape how PJ's commercial property is valued, financed, and leased. What Happened and Why It Keeps Happening Torrential rain on 18 July triggered flash floods across parts of the Klang Valley, including several areas in Petaling Jaya. In places such as Section 51A, Jalan 223, it was the third flood in 2026, following earlier incidents in April and May. At Medan Selera Jaya 223, floodwaters reportedly rose to neck level. According to MBPJ, the floods were caused by heavy rainfall exceeding 60mm within a short period, which overwhelmed Sungai Penchala. The situation was worsened by backflow from Sungai Klang and ongoing river repair works, which reduced water flow capacity. Experts point to two underlying factors. First, PJ’s ageing drainage system was not designed to handle the heavier rainfall patterns linked to climate change. Second, rapid development has reduced the city’s green spaces, which previously acted as natural “sponges” by absorbing excess rainwater. How Floods Are Changing PJ's Property Market MIEA president Kelvin Yip said the institute is "deeply concerned" by the pattern, which is now creating measurable effects on property valuations. This is no longer a freak occurrence but a seasonal risk factor. PJ's reputation as a prime commercial hub is being affected. High-ground and flood-resilient properties will command a 'safety premium', and low-lying assets will face gradual depreciation each year until infrastructure improvements catch up. Kelvin Yip, President, Malaysian Institute of Estate Agents (MIEA) The key shifts MIEA identified: Market ShiftWhat Is HappeningTwo-tier marketGround-floor retail facing rental stagnation or cuts; upper-floor units holding steadyCapital values decliningRepeatedly flooded properties selling below market averages as buyers factor in repair costs and higher insuranceTenant preferences shiftingF&B and retail operators avoiding ground-floor units in flood-prone areasInvestor priorities changingProperties with elevated loading bays and flood-free access roads preferred; those without face longer vacanciesMNC tenancy riskMultinational tenants requesting flood-risk clauses, w Source: MIEA / Free Malaysia Today, 26 July 2026. Considering property in the Damansara or PJ corridor? See the 7 richest neighbourhoods in Damansara and their latest transacted values. Banks Could Tighten the Squeeze The financial impact goes beyond lower sale prices. MIEA warned that banks may tighten loan approval criteria for commercial properties in flood-prone areas, further weakening buyer demand. Most property buyers rely on financing, making banks the ultimate arbiters of property value, and banks are typically cautious about properties located in flood zones. Repeated flooding is a red flag for potential commercial property buyers. Floods increase expenses, reduce rental income and erode the value of property investments. Kashif Ansari, Co-Founder and Group CEO, Juwai IQI Kashif cited research showing that a 1-metre increase in flood depth can reduce land values by around 45%. He added that properties in affected areas such as Section 51A would likely continue trading at a discount until drainage improvements and other infrastructure upgrades are completed. What the Government Is Doing The Selangor government has allocated RM40.5 million to help reduce flooding in Petaling Jaya. Three areas have been listed as key priority zones: Section 51A, Jalan 223, Kampung Cempaka, and the FAS tunnel area near Jalan PJU 1A. The planned solutions include building a flood wall, installing a flap gate, building a retention pond, and using German ecoblock technology. MBPJ has also installed alarm systems and drain water level detectors to give earlier warnings when water levels rise. To support affected businesses, MBPJ waived two months of rent for traders after the April floods. Businesses on Jalan 223 will also receive a 30% rent reduction from July to December. PJ MP Lee Chean Chung has called for flood warning systems along rivers and major drains near high-risk commercial areas. A joint meeting between MBPJ and affected businesses has also been confirmed to discuss long-term drainage issues. What This Means for Homebuyers and Investors This story is primarily about commercial property. But the signals matter for residential buyers and investors too. For buyers looking at PJ residential areas, flood history should now be part of your due diligence. Check whether the specific area has been affected in 2026, ask about drainage plans, and consider how flood risk might affect future resale value. Understanding hidden costs beyond the purchase price is more important than ever when flood damage, insurance premiums, and repair costs are in the picture. For investors in the Damansara and PJ corridor, the "safety premium" trend is worth noting. Higher-ground areas with strong drainage infrastructure, such as the established Damansara neighbourhoods, are likely to hold or grow their values, while low-lying pockets may face pressure. Rental yield data for the Damansara area gives a clearer picture of where returns hold up. For anyone comparing PJ with other Klang Valley locations, subsale prices across Malaysia give useful context. KL and Selangor remain strong, but location-level differences matter more now. The latest subsale data for Q1 2026 breaks this down by state and price band. The broader takeaway? PJ is not "losing" its property appeal. But the market is recalibrating. Buyers who do their homework on specific locations, drainage infrastructure, and floor levels will be in a much stronger position than those who treat PJ as a single, uniform market. This article is based on reporting by Free Malaysia Today and Media Selangor on 26 July 2026, with quotes from MIEA president Kelvin Yip and Juwai IQI Group CEO Kashif Ansari. Juwai IQI provides expert insights into the property, economic and investment trends shaping markets locally and globally. Click below to get more expert property insights from our blog! MORE INSIGHTS
TL;DR LHDN refunded RM9.35 billion to over 3 million taxpayers in the first half of 2025 alone. That money can go straight toward your 10% home down payment. First-time buyers of homes up to RM500,000 get 100% stamp duty exemption until 31 December 2027, saving you roughly RM11,000 in upfront costs. A new tax relief of up to RM7,000 per year on home loan interest (for SPAs signed from 2025 to 2027) means buying now actually pays you back at tax time for three consecutive years. Stack your tax refund with EPF Account 2 withdrawal and stamp duty savings, and you could cover most or all of your upfront costs on a home under RM500,000. Every year between March and May, millions of Malaysians file their taxes through LHDN's e-Filing portal. And every year, a good chunk of those filers discover they have overpaid their PCB (Monthly Tax Deduction) and are owed money back. For most people, the refund hits the bank account and disappears into daily expenses within a week. Groceries, a holiday, a gadget. But what if you redirected that refund toward the single biggest purchase of your life? Your tax refund can be the seed money that makes homeownership real. Not someday. This year. This guide walks you through exactly how to do it, step by step, using strategies that are specific to the Malaysian tax and property system in 2026. Turn Your LHDN Tax Refund Into a Home Down PaymentTL;DRHow Much Could Your Tax Refund Actually Be?Why Your Tax Refund Is Perfect for a Down PaymentStep-by-Step: Turning Your Tax Refund Into a Down PaymentThe Tax Relief That Pays You Back After You BuyWhat Does This Look Like With Real Numbers?Can You Buy a House With Zero Down Payment?How Much Can You Actually Borrow?Common Mistakes to AvoidYour Tax Refund Action Plan (Month by Month)Check Your Home Loan EligibilityFrequently Asked Questions How Much Could Your Tax Refund Actually Be? If your employer has been deducting PCB throughout the year and you claimed all your eligible tax reliefs (lifestyle, medical, EPF, insurance, education), there is a real chance your actual tax liability is lower than what was already deducted. That difference is your refund. LHDN does not publish an "average refund per individual" figure. But the scale tells the story. In the first half of 2025, LHDN returned RM9.35 billion across more than 3 million taxpayers. The government paid out RM22.45 billion in total tax refunds for the full year of 2025, which was the highest amount in five years. Even a refund of RM2,000 to RM5,000 can move the needle when you combine it with the right strategy. Curious how far your salary can stretch for a home loan? Check how much home loan you can get based on your salary. Why Your Tax Refund Is Perfect for a Down Payment Your tax refund is essentially forced savings. It is money you earned but never saw in your monthly budget. That makes it psychologically easier to redirect, because you were never counting on it for rent or food. Here is why it works so well for a down payment specifically. The standard down payment in Malaysia is 10% of the property price. On a RM400,000 home, that is RM40,000. On a RM300,000 home, RM30,000. Those numbers feel massive when you are saving RM500 a month. But a RM3,000 tax refund deposited into a dedicated down payment fund every year for three years is already RM9,000, before interest. The real magic happens when you stack your refund with other money you are entitled to but may not be using. More on that below. Step-by-Step: Turning Your Tax Refund Into a Down Payment Step 1: Maximise your tax reliefs before you file Your refund size depends on how many reliefs you claim. Many Malaysians leave money on the table because they do not keep receipts or do not know what qualifies. For YA 2025 (filed in 2026), key reliefs include RM9,000 automatic personal relief, up to RM4,000 for EPF contributions, up to RM3,000 for life insurance or takaful, up to RM2,500 for lifestyle expenses (books, gadgets, internet), up to RM8,000 for SSPN deposits, and medical expenses for parents up to RM8,000. Claim everything you are entitled to. The difference between a RM500 refund and a RM3,000 refund is often just a few receipts you forgot to keep. Need a walkthrough? See our full list of personal income tax reliefs for 2026. Step 2: Open a dedicated "down payment" savings account Do not let the refund land in your regular spending account. Open a separate high-yield savings account or a fixed deposit and label it "home fund." The moment LHDN processes your refund (typically within 30 working days of e-Filing), transfer it immediately. This is the single most important behavioural change. Money that stays visible in your daily account gets spent. Step 3: Use the calculator to set your target Before you can plan, you need a number. Use the calculator below to figure out exactly how much you need to save, how long it will take, and what your monthly contribution should be. Estimates for guidance only. Actual figures depend on the bank's assessment, current rates, and your full financial profile. Step 4: Stack your refund with EPF Account 2 This is where many first-time buyers unlock a breakthrough they did not expect. EPF allows you to withdraw from Account 2 to fund a home purchase. This covers down payments, stamp duty, and even monthly loan instalments through the Flexible Housing Withdrawal scheme. The minimum balance required is just RM500 in Account 2. For first-time buyers, this falls under Category 1, which covers the down payment plus an additional 10% for stamp duty and legal fees. So your equation becomes: tax refund + EPF Account 2 withdrawal + personal savings = down payment covered. Want the full breakdown on EPF housing withdrawal? Read our step-by-step EPF Account 2 withdrawal guide. Step 5: Claim the stamp duty exemption to keep more cash If you are a first-time Malaysian buyer purchasing a home priced at RM500,000 or below, you qualify for a 100% stamp duty exemption on both the Memorandum of Transfer (MOT) and the loan agreement. This exemption has been extended under Budget 2026 until 31 December 2027. On a RM500,000 home, this saves you approximately RM11,000 in fees that would otherwise eat into your cash reserves on top of the down payment. That RM11,000 you do not have to pay? It stays in your pocket. Which means your tax refund stretches even further. Understand how this exemption works in detail. Read our stamp duty exemption guide for 2027. The Tax Relief That Pays You Back After You Buy Here is the part most people miss entirely. Under Budget 2025, the government introduced a new income tax relief on home loan interest payments for first-time buyers. If your SPA is signed between 1 January 2025 and 31 December 2027, you can claim up to RM7,000 per year in tax relief on the interest portion of your home loan for homes priced up to RM500,000. For homes priced between RM500,001 and RM750,000, the cap is RM5,000 per year. This relief is claimable for three consecutive years starting from the year you first pay the housing loan interest. Think about what this means in practice. You use your 2025 tax refund to help fund the down payment. You buy the house. Then for the next three years, your home loan interest reduces your taxable income, which generates even bigger refunds that help you manage the new mortgage. Your refund funds the house. The house funds bigger refunds. It is a virtuous cycle. Two conditions to note: the property must be for your own residence (not rented out), and homes above RM750,000 do not qualify for this relief. What Does This Look Like With Real Numbers? Let us walk through a worked example for a first-time buyer earning RM5,000 per month (RM60,000 per year) eyeing a RM400,000 apartment. ItemAmount (RM)Down payment (10%)40,000Estimated tax refund (YA 2025)2,800EPF Account 2 withdrawal (estimated)25,000Stamp duty savings (100% exemption)~9,000 savedPersonal savings needed~12,200Annual tax relief on loan interest (3 years)Up to 7,000/year Without the refund, the EPF withdrawal, and the stamp duty exemption, you would need to save RM49,000 or more in cash. With these three tools combined, the gap drops to around RM12,200 in personal savings. And for the next three years, the home loan interest relief puts up to RM7,000 back into your tax calculation annually, which translates to real ringgit savings depending on your tax bracket. Can You Buy a House With Zero Down Payment? For some buyers, yes. Government schemes like SJKP (Skim Jaminan Kredit Perumahan) provide 100% financing for eligible first-time buyers. Certain developers also offer zero-entry or rebate packages that effectively absorb the deposit. But "zero down payment" does not mean zero cost. Legal fees, valuation fees, and moving expenses still apply. Your tax refund can cover those. Explore all your options. Read our guide on buying a house in Malaysia without a down payment. How Much Can You Actually Borrow? Your down payment is only half the equation. The other half is your loan eligibility. Banks assess your Debt Service Ratio (DSR) and credit score before approving a mortgage. Use the calculator below to see where you stand. Estimates for guidance only. Actual figures depend on the bank's assessment, current rates, and your full financial profile. Want to understand the financial jargon before you walk into the bank? Read our guide to financial terms every home buyer should know. Common Mistakes to Avoid Spending the refund before it arrives. Do not mentally allocate your refund to a holiday or gadget. The moment you file your taxes, set the expectation that any refund goes into your home fund. Not claiming all reliefs. Every unclaimed receipt is money you are giving back to LHDN. Start a digital folder on your phone today and photograph every qualifying receipt for the rest of the year. Ignoring the SPA deadline. The home loan interest tax relief and stamp duty exemption both require SPAs signed by 31 December 2027. If you plan to buy, the clock is ticking. Draining EPF without thinking about retirement. EPF withdrawal is powerful, but it reduces your retirement savings. Withdraw strategically, not emotionally. Use it for the down payment, but do not empty the account. Forgetting the "hidden" costs. The down payment is not the only upfront expense. Legal fees, valuation fees, and moving costs add up. Plan for 10% to 18% of the property price as total upfront outlay. Surprised by the true cost? See what a RM500k house actually costs in 2026. Your refund is sitting in your bank. Your EPF is waiting. The exemption expires in 2027. You don't have to figure this out alone. An IQI agent reviews your budget, shortlists homes you can actually afford, and walks you through every step from loan to keys. Free, and no pressure. Talk to a local IQI agent and buy with confidence Your Tax Refund Action Plan (Month by Month) Here is a practical timeline to turn your next tax refund into a real down payment. WhenWhat to DoJanuary to FebruaryGather all receipts and relief documents. Open your dedicated "home fund" account if you haven't already.March to AprilFile your e-Filing early. Claim every relief. Early filers get refunds faster.April to MayRefund hits your bank. Transfer it immediately to your home fund. Do not touch it.June to AugustCheck your EPF Account 2 balance. Talk to an IQI agent about homes in your budget range.September to DecemberGet pre-approved for a home loan. Start viewing properties. Sign the SPA before the exemption deadline. Check Your Home Loan Eligibility Before you start viewing houses, know what the bank is willing to lend you. This depends on your income, existing debts, and credit score. Estimates for guidance only. Actual figures depend on the bank's assessment, current rates, and your full financial profile. Frequently Asked Questions Can I use my LHDN tax refund for a home down payment? Yes. Your tax refund is cash deposited into your bank account. There are no restrictions on using it for a property purchase, including the 2% earnest deposit or the remaining 8% of the down payment due at SPA signing. How much tax refund can I expect in Malaysia? It depends on your income, PCB deductions, and the reliefs you claim. LHDN refunded RM9.35 billion to over 3 million taxpayers in the first half of 2025. Individual refunds typically range from a few hundred ringgit to several thousand, depending on how much your employer over-deducted and how many reliefs you claim. What is the first home loan interest tax relief? For SPAs signed between 1 January 2025 and 31 December 2027, first-time buyers can claim up to RM7,000 per year (homes up to RM500,000) or RM5,000 per year (homes RM500,001 to RM750,000) in tax relief on the interest portion of their home loan. This is claimable for three consecutive years. Can I combine my tax refund with EPF withdrawal for a down payment? Yes. EPF Account 2 allows withdrawals for housing purchases, covering down payments, stamp duty, and legal fees. Your tax refund and EPF withdrawal can be combined with personal savings to meet the 10% down payment requirement. Is the stamp duty exemption for first-time buyers still available in 2026? Yes. The 100% stamp duty exemption on both the MOT and loan agreement for first-time buyers purchasing homes up to RM500,000 has been extended until 31 December 2027 under Budget 2026. How long does LHDN take to process my tax refund? For e-Filing submissions, LHDN targets processing within 30 working days. Manual filing may take up to 90 working days. Filing early (March to April) typically results in faster refund processing. The numbers add up. The exemptions are live. The only missing piece is the right home. An IQI agent helps you from budget check to keys in hand. Over 30,000 property professionals across 20+ countries. Free consultation, no pressure, no hidden fees. [custom_blog_form] Continue reading: References: Ministry of Finance Malaysia. (2025, August 20). LHDN Refunds RM9.35 Bln In Excess Taxes To 3 Mln Taxpayers. Retrieved from mof.gov.my Malay Mail. (2026, March 6). MOF: RM6.2b in tax refunds disbursed as of Feb 18. Retrieved from malaymail.com Free Malaysia Today. (2024, October 18). RM7,000 tax relief on first homes costing up to RM500,000. Retrieved from freemalaysiatoday.com Bernama. (2024, October 18). Individual Income Tax Relief on Loan Interest Payment For First House. Retrieved from bernama.com KWSP / EPF Malaysia. EPF Housing Withdrawal. Retrieved from kwsp.gov.my LHDN Malaysia. Income Tax Rates and Reliefs for YA 2025. Retrieved from hasil.gov.my
Property Fundamentals Pass the Mid-Year Test The first half of 2026 tested global property markets through regional security tensions, temporary repricing and changing financing conditions. What followed was a rapid recovery and a clearer investment picture. Capital is now moving towards markets supported by demographics, infrastructure and policy, rather than short-term speculation. The United Arab Emirates demonstrated strong resilience. Dubai recorded approximately AED 286 billion in property sales during H1 2026, the second-highest first-half result on record. Rental yields remain near 7%, while freehold ownership, tax-free rental income and Golden Visa eligibility continue to attract international investors. Saudi Arabia is emerging as a new foreign investment destination following the introduction of its non-Saudi property ownership law in January 2026. Riyadh offers gross yields of around 7% to 9%, while apartment rents have risen nearly 20% year-on-year. More than 780 multinational companies have also committed to establishing regional headquarters in the Kingdom. Malaysia and Japan Offer Different Strengths Malaysia remains one of ASEAN’s most accessible growth markets. Property transactions reached RM241.9 billion in 2025, while Johor attracted a record RM110 billion in approved investment. The upcoming Rapid Transit System Link between Johor Bahru and Singapore is strengthening interest near station locations, where selected units have already appreciated 18% to 20%. Prime transit-linked properties in the Klang Valley continue to offer yields of approximately 4% to 5%. Japan provides a more defensive opportunity. The average price of a new condominium in Tokyo’s 23 wards reached ¥137.8 million, up 18.5%, while supply fell to its lowest level since 1973. High occupancy, transparent ownership rules and a weaker yen continue to support demand. Outlook The strongest property opportunities in the second half of 2026 are likely to be found in markets where policy reform, infrastructure investment and genuine demand support long-term returns. The UAE and Saudi Arabia offer stronger yields, Malaysia provides accessible growth, while Japan remains a stable portfolio anchor. Download to see insights from other country marketsDownload
30 Jul, 2026
Vietnam Property Market Outlook 2026: Infrastructure Corridors Lead the Next Growth Cycle
Vietnam’s Housing Market Enters a Selective Reset Vietnam’s residential market entered August 2026 in a period of consolidation. Prices remain relatively firm, but transaction activity is slower as buyers become more selective and borrowing costs stay elevated. During Q2 2026, developers launched approximately 12,000 primary condominiums across the enlarged Ho Chi Minh City market and more than 4,000 units in Hanoi. However, luxury absorption remained below 30% in Ho Chi Minh City, while Hanoi’s take-up rate eased to around 20%. Inner-city primary prices reached approximately USD 5,400 to USD 9,500 per square metre. Pressure was more visible in the secondary market, where prices declined 5% to 8% in Ho Chi Minh City and by as much as 12% in parts of Hanoi. Floating mortgage rates of 13% to 16% are encouraging some owners to lower asking prices. However, the market has not experienced widespread distress, while the new land-price framework is helping maintain a floor under development costs and headline prices. Infrastructure Redirects Property Demand Vietnam has approximately 234 major infrastructure projects worth VND 3.4 quadrillion underway. These investments are shifting demand from crowded central districts towards better-connected suburban and regional corridors. In the south, growth is concentrating around the Ho Chi Minh City and Dong Nai corridor, supported by Long Thanh International Airport, new ring roads, expressways and Metro Line 1. Northern demand is moving towards Hanoi’s gateway districts and neighbouring Hung Yen and Bac Ninh. Da Nang is also showing stronger primary-market activity, supported by limited prime coastal supply. Outlook Vietnam’s next property cycle is expected to favour patience and careful asset selection rather than short-term speculation. With average gross rental yields near 3.85%, investment returns will depend increasingly on infrastructure-led capital appreciation. Legally clear projects with strong connectivity and genuine end-user demand should remain best positioned, particularly for buyers with sufficient holding power and a multi-year investment horizon. Download to see insights from other country marketsDownload
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