Why I Stopped Buying Malaysian Properties and Bet on China Instead
As a property investor active since 2005, I sensed stagnation in the Malaysian market by 2012 and knew it was time to look elsewhere. I moved my investments abroad and, of all the countries I explored, one stood out as the most rewarding: China.
My journey there began in Chengdu around 2010. Back then, it felt like a city on the cusp—about 14 million people with its first MRT line just opening. Today it’s a mega-city of over 21 million. The transport network exploded: well over a dozen metro lines, BRT, and trams crisscrossing the region. A massive new Tianfu airport anchors connectivity, and hundreds of Fortune 500 companies have established operations there. Unsurprisingly, property prices moved accordingly.
The decision to switch markets was also validated by FX. I entered when RM1 bought a little over RMB2.1. Today it’s roughly RMB1.5–1.6 per RM1 (at the time of writing), so currency appreciation alone added a significant tailwind on top of capital growth.
The biggest surprise wasn’t just growth—it was how professionally and effortlessly the whole system runs.
A Hassle-Free Investment Experience
The most striking difference between investing in China versus Malaysia or Western markets: management is truly low-touch.
In my deals, the agent handles everything—finding tenants, petty fixes, key handovers, and liaising with building management. It’s effectively bundled into the service. They respond fast and solve problems without nickel-and-diming every small task.
The financial model is also investor-friendly. In my tenancy agreements, the tenant pays the carry: property management fees, elevator maintenance, and utilities. My role is simple: rent in, every month.
What I don’t do: set aside money for monthly maintenance fees, sinking fund top-ups, quit rent, assessment taxes, or chase random invoices. Compared with the extra property taxes in the USA or the layered fees and manager add-ons in the UK and Australia, China has been refreshingly straightforward. It puts money in my pocket—not more bills on my desk.
For absolute peace of mind, I always had a simple backup plan: if any major issue ever arose, I could hop on a direct AirAsia flight to Chengdu. For a few hundred Ringgit in off-peak season, I’d be there in ~4 hours to handle it—and enjoy some fantastic food while I was at it. Compared to a 10+ hour, expensive flight to the West (plus jet lag), China’s shared time zone makes communication and travel effortless.
Best part: I’ve never had to execute that plan; the agents handled everything remotely.
Navigating the Market with a Strategy
“But isn’t China having a serious property bubble bursting?”
Yes—the market is undergoing a significant correction. That’s exactly where strategy matters. Broad downturns create opportunity for disciplined buyers. Now may be the best time to buy below-market-value properties, a window that was previously shut when many cities didn’t even allow foreigners to buy.
The key is fundamentals. If you buy in the city centre, next to an MRT, close to amenities, the sheer population density keeps enquiry volume high and time-to-rent short, insulating you from broader market swings. While the overall market adjusts, prime, well-located assets stay in demand.
On policy: authorities still have room to stimulate—via rate moves, mortgage/down-payment terms, reserve-requirement ratios, and purchase restrictions—if and when they choose. I invest assuming nothing, but it’s useful to know the toolkit isn’t empty.
Lightning-Fast, Modern Transactions
My more recent investment in Foshan (Greater Bay Area) highlighted the other edge: speed. Vacancies in prime submarkets are often filled within days. Platforms like Beike simplified the journey—cleaner listings, standardized steps, and we often go straight to signing the SPA or tenancy at the site office. I’ve finalized a sale in around two weeks, with loan approvals moving at a pace I wasn’t used to elsewhere.
A Glimpse into the Future
The main reason I plan to keep buying in China is my belief in execution. This market phase isn’t a deterrent; it’s a filter. It separates speculative stock from core, valuable assets and creates entry points for those who do the work.
I’ve bought and sold in the West. Respectfully, the bureaucracy, hidden costs, and management chores dulled the returns. The carry ate the “passive” out of passive income.
There’s a lesson for Malaysia. Agents in China told me that 10–15 years ago they struggled with the same issues we see today: illegal agents, fake listings, park cases. A platform culture—verification, standardization, transparency—cleaned it up. It’s a model we can learn from.
My experience taught me that successful investing isn’t just about picking a growing asset; it’s about understanding the system and knowing how to find opportunity, even in complex markets. For me, China offers both.
Disclaimer: Personal experience and opinion only. Property investment involves risk; past performance isn’t indicative of future results. Regulations, market conditions, and currency rates change. Do your own due diligence and consult professional advisors (legal/tax/FX controls) before investing or moving funds.
