Ronald Mak I Johor Realtor

06/05/2026

Always provide value to my esteemed clients with continuous learning.

20/04/2026

Entry. Hold. Exit.

Focus only on entry and neglect the other two - and you put yourself at risk.

There’s nothing wrong with the government setting the RM1 million threshold - it serves a purpose in managing the market.

What’s more peculiar is this:
Foreign buyers may receive approval to enter below RM1 million, but exiting below that level is largely restricted to local buyers.

This creates a mismatch.

At times, it almost feels like a strategy to attract foreign buyers in, hold them there, and make exits less straightforward.

That said, this may not be an issue for:
- Buyers looking for own-stay or weekend homes
- Hybrid users who are prepared to hold longer until prices cross the RM1 million mark

But it is definitely something to be cautious about for:
Pure investors looking for lower entry points and quick flips

This market may not be designed for that strategy.

As always
understand not just how you Enter,
but how you Hold,
and most importantly, how you Exit.

https://www.nst.com.my/amp/news/regional/2026/04/1421638/foreigners-hit-johor-property-resale-wall

JOHOR BARU: Singaporean Vincent Chew bought a luxury apartment here for RM650,000, only to discover he could not sell it to another foreigner.

16/04/2026

Surreal to finally get a photo with him.

I’ve been following his content for years.
There were a few moments during the training where we locked eyes - but I didn’t have the courage to ask for a photo.

Thankfully, a great buddy helped make it happen.
Even better - I got to receive a few words of advice from him directly.

Three key takeaways from the training:
1. EDUCATE, don’t hard sell
Consumers today are more informed than ever - with Gen AI and information at their fingertips.
They don’t need more selling. They need someone to help them filter the noise and make better decisions.

2. ASSET PROGRESSION matters
There are many ways to build wealth, but property still stands out -
a proven inflation hedge with relatively lower volatility over time.

3. INTEGRITY above all
This hit me the hardest.
Reputation compounds. Trust is earned by doing the right thing, consistently - even when no one is watching.

From rags to riches - but more importantly, a person grounded in values. Respect.

By the way, he’s Kelvin Fong from PropNex.





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15/04/2026

Great learnings from PWS3.0


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09/04/2026

JB prices almost the same as Singapore already - RTS may not pull shoppers away from Woodlands/Marsiling to JB.

Sure boh? That would be a disaster - local wages for local earners, but prices matching Singapore levels.

That said, there is some truth to it, especially in parts of JB downtown, where prices are increasingly not meant for local earners. But at the same time, it’s not entirely aimed at Singaporeans either - there are millions of Malaysians earning in SGD.

From another perspective, that might not be entirely bad. Too much influx into JB once the RTS is operational could create inflationary pressure, making it unaffordable for locals - including myself.

The RTS was never meant to be just a shopping shuttle.

It’s about:
- Labour mobility
- Cost optimisation for businesses
- Residential decisions (live in JB, work in SG)

Even today, Singapore businesses are already looking at Johor due to lower operating costs and access to a larger market, despite existing challenges.

As a realtor based in JB, I’ve always shared that property prices - especially those within walking distance to the upcoming RTS - may narrow and converge towards Singapore levels.

There are precedents, like the Hong Kong–Shenzhen price convergence story.

But I’m starting to wonder
what if everyday necessities like food and beverages also start converging to Singapore prices?

If that happens…
I might need to get a job in Singapore just to SURVIVE😄

https://theindependent.sg/jb-prices-almost-the-same-as-sg-already-some-say-rts-link-may-not-pull-shoppers-away-from-sg-stores/

Some who have lived in both areas for years said they only cross the Causeway occasionally, as there’s really not much savings to be had.

06/04/2026

What do KL properties have to do with JB properties?

I recently attended a company training in Kuala Lumpur and stayed right in the heart of KL - Bukit Bintang.

Here are some of my observations:
- I was shocked by the balcony size - probably not even 0.5 metres. I haven’t really seen this in Johor Bahru (JB) properties
- It’s nice to have a balcony, but when the building opposite is less than 5 metres away, it feels very uncomfortable
- Very high-density environment, with developments side by side - though Bukit Bintang is expected given its prime location
- Traffic in JB is getting worse, but KL traffic is on another level
- Many sky bridges - still quite rare in JB

First thought - if Johor realises its full potential, I can foresee JB city centre (JBCC) becoming a mirror image of Bukit Bintang.

When buying property, site visit is paramount. Look at the surrounding area - any empty land? Future developments right in front of us? These will directly affect our living experience.

No doubt, JBCC will see more high-rise developments mushrooming, with many projects expected to complete between 2029-2031.

With the RTS expected to be operational by January 2027, solutions like sky bridges (similar to KL) might become necessary to manage potential congestion, especially given limited space for road expansion.

Planning is critical - I personally found KLCC quite confusing to navigate with many wrong turns.

Interestingly, even within KLCC, there are projects at very different price points despite being in the same location.

The same is happening in JBCC. Properties within 1km of JB CIQ/RTS can range from RM900 to RM2,000 psf.

Ask this question:
What justifies the price gap?

If there’s no clear DIFFERENTIATION or unique value, be cautious - it might be more marketing than substance.

Just a RM100 psf difference on a 1,000 sqft property translates to RM100,000.

That alone… could probably fund my chicken rice for LIFE😄

03/04/2026

The only limitation is the limitation you impose on yourself.

02/04/2026

XBC Breakthrough your limitation 🔥❤️🔥

02/04/2026

Tough world requires tough actions

31/03/2026

Construction costs could rise by up to 40%, driven by the ongoing Middle East conflict and rising energy prices.

Developers will likely pass these costs on - meaning higher property prices ahead.

As a realtor, as much as I would like to suggest locking in a unit now before prices rise further, the more concerning issue is this:

What happens to ongoing projects and new launches if the war persists and developers face cash flow and liquidity pressure?

Construction costs are heavily tied to fuel:
- Transport of cement, steel and materials
- Machinery and site operations
- Logistics across the entire supply chain

In a worst-case scenario, we could see a rise in project abandonment - not necessarily due to unscrupulous developers, but because of external headwinds beyond their control.

So what should a prospective buyer do?
- Track record and financial strength of the developer are more important than ever (Listed companies, with published financials, are generally easier to assess)
- Consider completed properties - either resale units or unsold completed stock from developers - to avoid construction risk or potential quality compromises

As always, there is opportunity in times of crisis.

As Warren Buffett famously said:
Be FEARFUL when others are greedy, and GREEDY when others are fearful.

https://www.nst.com.my/news/nation/2026/03/1405300/40pct-rise-construction-costs-may-push-house-prices

KUALA LUMPUR: A potential 40 per cent spike in construction costs, fuelled by prolonged conflict in the Middle East, is expected to drive up property prices as developers struggle to mitigate rising material costs.

30/03/2026

Economic cooperation between Malaysia and Singapore is not new.

In fact, it has gone through multiple iterations - the first dating back more than 30 years ago with the Sijori Growth Triangle launched in 1990.

Yes, more than 30 years.

When Shenzhen and Hong Kong integrated, it became a massive success - and that model is still something many regions aspire to replicate.

So what’s different this time?

Based on the article, the latest version of the co-operation (JS-SEZ) stands out because of:
- Stronger political alignment and commitment at the highest level
- More structured ex*****on framework, not just broad ambitions
- Faster transition from planning to implementation

So far, the results have been very encouraging with momentum building faster than expected.

The timeline itself is telling - moving from planning into ex*****on quicker than many anticipated.

I’m WATCHING this closely.

https://theedgemalaysia.com/content/advertise/the-view-from-a-place-that-cannot-afford-to-stand-still

Johor's strategic location necessitates rapid economic development; recent investments and infrastructure projects like the Johor-Singapore Special Economic Zone demonstrate a shift towards coherent, investor-driven growth, but challenges in workforce development for SMEs persist.