Malaysia has experienced remarkable economic growth, making its real estate market highly attractive to foreign investors. Among them, many Japanese companies have expanded into Malaysia, establishing a strong presence in property management. Today, through a dialogue with representatives of the top two Japanese property management firms active in Malaysia, we present insights into the realities, challenges, and future outlook of local property management.
Participating in the dialogue were representatives from Aqua White Home and Hallfield, two Japanese property management companies with long-standing achievements in Malaysia. By delivering high-quality services and Japanese-style hospitality, both firms have earned strong recognition not only from local clients but also from Japanese expatriates and investors.
Part 1:
Part 2:
⚫︎Dialogue Theme 1⚫︎ Challenges in Property Management
First, we asked both representatives about the most difficult aspects of property management. Tang from Aqua White Home (TOMORROW Group) stated, “Tenant rent arrears and illegal activities are major challenges.” He explained that cases where rent collection does not proceed smoothly, or tenants use properties illegally, are on the rise.
ホールフィールドの堂田社長も同意し、「物件の品質が悪いために発生する欠陥（ディフェクト）の対応も大変です」と指摘しました。新築物件でも品質に問題があることが多く、修繕やメンテナンスが頻繁に必要になる場合があるとのことです。
⚫︎Dialogue Theme 2⚫︎ Leasing
Next, we asked about leasing (rental contracts). Tang remarked, “The rental market has recovered to pre-COVID levels, but the sales market remains weak.” He highlighted that the recovery in demand from foreign investors and expatriates has significantly contributed to the rebound of the rental market.
President Doda of Hallfield also commented, “The recovery of the rental market is encouraging, but with the sales market still sluggish, new sales strategies are required.” He noted that to enhance the appeal of properties for sale, renovations and more flexible pricing strategies are necessary.
⚫︎Dialogue Theme 3⚫︎ About Nanas Minpaku (Nana's Boutique Suite)
The discussion also touched on Nanas Minpaku (“Nana’s Inn”). Tang explained, “Nana’s Inn is different from typical short-term rental operators, as it is managed by a property management company.” He noted that this feature allows for stable income while taking good care of the property. In particular, it provides an effective solution for properties that are difficult to lease on a long-term basis.
Tang emphasized that Nana’s Inn functions as a supplement to property management, being operated with property maintenance as its foundation. This allows owners to entrust it with confidence.
⚫︎Dialogue Theme 4⚫︎ About the Kuala Lumpur Market
The Kuala Lumpur real estate market was also discussed. Tang commented, “The recovery of the rental market is encouraging, but the sales market remains sluggish.” As a result, TOMORROW is focusing on seaside properties in Langkawi, thereby offering investors new options.
⚫︎Dialogue Theme 5⚫︎ Properties in Langkawi
Regarding real estate in Langkawi, Tang stated, “Langkawi has strong appeal as a resort destination, and we are offering properties starting from RM 500,000 (around JPY 15 million) after discounts.” These properties come with ownership rights, making the purchase burden relatively low for buyers. Moreover, when operated as short-term rentals, they are expected to yield around 8% net returns.
Moreover, for buyers considering retirement, flexible arrangements are possible: they can use the property themselves during their desired periods and allocate it for short-term rental at other times. Since the minpaku is operated by a property management company, owners can feel secure staying there for any length of time.
⚫︎Dialogue Theme 6⚫︎ About the New MM2H Program
Finally, the discussion turned to the new “Malaysia My Second Home (MM2H)” program. Tang remarked, “The new MM2H requires property purchase as a condition, making the requirements higher for applicants.” He added, “Since the detailed implementation rules have not yet been announced, TOMORROW is closely monitoring the latest information and aims to deliver more appropriate advice to clients.”
President Doda of Hallfield also agreed, stating, “The new MM2H program will have a positive impact on the real estate market as well.” With more foreign residents moving in, housing demand is expected to rise, and investment opportunities are likely to expand.
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The Malaysian real estate market, alongside its rapid growth, presents both numerous opportunities and challenges. Flexible responses are required to meet local needs while leveraging the strengths of Japanese property management companies. Going forward, TOMORROW WTO SDN BHD is committed to serving clients wholeheartedly under a customer-oriented policy.
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On the outlook of Malaysia’s real estate market and the new MM2H program, representatives of Japanese property management companies in Kuala Lumpur also held a dialogue.
▷Part 1 Video (On Property Management): 【Reality of Malaysia Property Management】Number of Units Managed Dialogue with Top 2 Japanese Firms_ Part 1
▷Part 2 Video (On Property Management):【Outlook of Malaysia Real Estate / Minpaku / New MM2H】Number of Units Managed Dialogue with Top 2 Japanese Firms Part 2
▷【Aqua White Home Website】 : https://aquawhitehome.com
▷【Hallfield Website】https://hallfield.jp/
