1. Type of title
This is to determine whether you eligible to buy or not. In Sabah, land title divided into 2 types that are non-native & native titles.
Non Native – It’s known as Country Lease (CL) which can be purchase by anyone around the world as long as they have the money and approval from local authority. You will be surprise to know that a lot of beach front land along Tuaran to Kudat has change ownership for the past few years mostly to outsider like Sarawakian, Singaporean, Korean and British.
Native Title – Native land only can be own by Sabahan Native or for those who have the legal Anak Negeri certificate. But of course you still can buy NT title even if you are not Native Sabahan. How? Ask lawyer on how to do it. I don’t really love doing it as there is some risk element that can’t be avoid.
2. Location
Land office has divided every area in Sabah into different code. You can differentiate it by reading the first 3 digit from the title number. Example:
CL 015 888 888 – Kota Kinabalu
CL 055 888 888– Kudat
Beside the code, the titles also mention the District of the land and the kampung name. It will be good if you double check the title at the land office and search for big map to find the actual location. So watch out carefully before you make any commitment as different code will cost you different pricing.
3. Land Tenure
The country lease land Tenure is ranging from 99 years to 999 years. Only certain location like Kelombong Industrial area granted 60 years of land tenure. Most of the owners are extending the land tenure by paying premium to land office as Bank dislike short land tenure. For those who love buying land to keep, try accumulating more 999 years land title as it’s worth more in the future. While Native Sabahan should be very grateful as the land tenure is held in perpetuity. Not only that, they are also exempted from stamp duty for any property transacted. Instead of buying more, they keep selling. Sometimes I also don’t understand why. If such opportunity given to me, I will even sell my personal belongings to buy more land.
4. Encumbrance of the title
The last pages of the title will be the most crucial as its show whether the title is clean or not. Most the town area land is charge to the bank as it’s a good form of security compare to outside town land like Keningau or Tenom which is clean and free from any encumbrances. But whatever it is, please get another latest land search copy from local land office to confirm the status of the land.
All the above is the most basic information I learn when I purchase my first property. Of course by knowing the information above is not enough to find a good deal but it’s good general knowledge for beginner who intend to add property into their wealth portfolio.
Happy Investing
Related posts:
TNBC Motor Sdn. Bhd.
Lot 1, Neutron Point,
Jalan Lintas Khidmat,
Kolombong, 88300
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Tel: 088-438000
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Dear CK,
Your approach and success in real estate investment is very admirable. You mentioned that there is some element of risk that cannot be avoided if a non-native buys a NT land. Appreciate it if you could share what are these risks. Thank you.
Hi,
The topic is too wide for me to discuss here and its too legal. You better seek lawyer advice on this. Happy Investing.
You cannot Grow Land..CK Wong & MY DAD
We are interested to buy a completed house (sub-sale) in Penampang. The house is a bumi lot and will buy under my wife name (sino-kadazan).
Can the house converted to non-bumi status? Have asked few lawyer but answer are confusing (i.e. can, cannot, depend, not-sure etc).
Do you have any ideas for the conversion procedure?
HI..there
“Can the house converted to non-bumi status?”
No..the house is always under bumi status..
but non-bumi can buy after 5 years by applying to L&S office for “one transfer” subject to term and condition, some premium to be paid..
correct me if i am wrong…
Hi,
Bumilot can be neutralise after 5 years subject to the approval from land office. I just did one… The 5 years is calculated from the date of name appear in the subdivided individual title. So normally its about 10 years from the first SPA with developer. Read the condition in the land title first as some title might have different condition. Happy Investing.
You cannot Grow Land..CK Wong & MY DAD
HI,
Bumilot can be transferred to non-bumi after 5 years of the title issued depending on the condition in the land title. Pls contact Shelley Yap experience staff Mr Wong for the whole process. He is experience on this..Happy Investing.
You cannot Grow Land..CK Wong & MY DAD
Hi CK, Just Curiosity, Can Government (Land & Survey) refuses to extend the near expired lease tenure of a particular land title? e.g. Kolombong Industrial Estate has only 20+ years left, can they refuse to extend the lease tenure, and take back the land and change the zoning for other purpose, such as make it a residential area?
HI,
Government wont do it. The reason:
1. You need to pay RM15psf (avg) to extend the tenure up to 99 years.
2. Industrial land is more expensive than residential..why they want to take back and convert into less expensive zoning?
Happy Investing.
You cannot Grow Land..CK Wong & MY DAD
what or how is the procedure to own a native land in sabah and sarawak???can u mention in the flow chat form???is that the procedure to own native land in sabah and sarawak is different ???if yes ,show me two flow chat……..and how the native land can be owned…???
HI,
Pls contact lawyer in town. They will assist you. Happy Investing.
You cannot Grow Land..CK Wong & MY DAD
There is a piece of CL land i”m thinking of investing where it’s lease is expiring in 25 years. Is there a way to extend the lease which i dont paying a fair premium to extend to 999 years lease…
HI,
So far I never know that extention of the land tenure can be up to 999 yrs!!! Pls do let me know if you manage to do it..Happy investing.
You cannot Grow Land..CK Wong & MY DAD
Dear Sir,
i have a plan to buy a small piece of land inside the Sipitang Town. its around 4000 plus square feet as what he said. He is asking RM880k.
Please give you comment
Regards
HI,
Are you sure psf the owner are asking RM200? That is more expensive than KK land!! What make you think its worth to invest? Happy Investing.
You cannot Grow Land..CK Wong & MY DAD
hi…
i need help and guidance… my hubby wanted to buy ‘a piece’ of land near Keningau for rm50k. i did my homework just to clarify what is my hubby getting himself into. well, here’s the info…
native land, 5.99 acres, with special terms-land strictly purpose for cultivation/agriculture tru the whole period of tenure.
i’m having 2nd thought… about the special terms stated, how about quit rent…. i’m having several what ifs……
za talked about buying a parcel of
native land nr keningau on 10/12/10.
za, you didn’t mention whether your husband
who intends to buy the land is a native person.
this point is important.
native land can only be bought & owned by a native person.
if you are a native person, it’s quite attractive
bearing in mind the recent controversy:
in the local newspapers about some owners
applying since years ago and are still waiting
for the government to renew their
land leases & having to worry about
how much the renewal premium will be.
NT land is the only type of land title in sabah
that you can hold in perpetuity & often the
price is considerably lower than non NT land.
a hold in perpetuity is legal-speak meaning
you can own it forever. all other type of
land title is by way of lease from the state
for a limited period of time, for example,
from 30 to 60 years esp. in the town areas
under TL titles, some 99 years CL titles
and a limited number of older titles being CL 999 leases.
if your husband is a non-native, i am sure
he knows that non-natives can lease
native land from natives. the max. period
of the lease currently allowed by law is
for 30 years. there’s nothing to stop
the native from granting you multiple,
consecutive leases:)) with documents
signed in advance and some in blank
where the understanding between
the parties is the outright “sale” of the
NT land to you as a non-native.
get a lawyer to advise you further
on the conveyancing & legal aspects
of the matter. never be too frugal
to pay a professional like a good lawyer
because they are important to your
investment financial security & success.
the native person can also apply
but, this is subject to approval
sometimes “tak boleh approve”, for the conversion
of his NT title land to that say, of a country lease-CL land.
so, you “buy” the NT land from him then “you”
apply to convert the title to CL lease.
in penampang & other districts many, in some areas almost all
new housing estate development is on formerly converted
NT title land. if you are keen to know more,
please consult your lawyer. the central land
office in kk also has some information on this matter.
no doubt rm50k and for more than 5 acres
nr keningau (town? !) is cheap & relatively-speaking
only a small amount of money
but, it’s still your hard-earned money so do
be prudent:)) there are many aspects you
got to know and figure out what you
want to do or plan with the land you intend to buy.
in the 1970s up to the late 1980s
many non-native people invested in NT land hoping
to make a lot of money. many did but,
many got stuck with the titles because they
bought in non-strategic areas. it’s still OK
for them because they bought cheap & the
land shot up in price anyway.
we should remind ourselves that when it comes to land,
the more universally transferable the land
the more desirable and the higher value it can be.
nowadays many folks have come to realise
that those CL land that’s of 999 lease years
are sure winners. you don’t have to worry
about renewing your lease and paying
the state a lease renewal premium for
many many generations! moreover,
the rise in price is faster nowadays.
i bought a parcel 2 and a half years
ago & recently the market value doubled.
altho nothing like the rise in china & hk, it still made me smile:))
best wishes & good luck to you yah!
do more research but if it’s a good buy
don’t miss the opportunity
must take some calculated risk!
btw, you sound concerned about
quit rent & the cultivation/agri term in the title.
the quit rent shld be almost negligible so why worry?
about the agri term, if you intend to buy
the land for building your homestead or
country retreat, you may like to take a cue
from my cousin-in-law who built a
private resort-like home with a
gorgeous garden like in STAR hotel resort
nearer the house on his 5 acres NT land
but he being cautious observed the agriculture special term
in the land title by just planting lots of
coconut trees all over in the compound.
he said that was his cultivation!
we got to enjoy extra sweet coconut juice
and even though his land was near town
nobody not even the district land office
troubled him for more than 20 years.
i got a freind who has applied for a piece of land NT, th land office had already survey the said land and my presently waiting for the draft title to issued , the question is can he sale that piece of land before he got hold of the title
HI,
You can buy but the risk of getting the original land title is still there. Unless the ORIGINAL title is out. Happy Investing.
You cannot Grow Land..CK Wong & MY RiCH DAD
can a company (partnership or sendirian berhad) buy a NT land? Does the director or shareholder need to be bumi, if yes, how many per cent?
thanks
HI,
NT can only be own by individual entity. NOT COMPANY!!! If company can own NT land..do you think NT owner still can have their right till today? Happy Investing.
You cannot Grow Land..CK Wong & MY RiCH DAD
i meant- how many per cent of share the bumi need to have?
company CAN NOT own/buy NT land even if it’s 100% bumi shares. But NT land can be subleased for 30 years ( with possibilities of future sublease as well ) to a company even if it 100% non bumi shareholders. However a Bumi shareholder can buy the NT land under his individual name and sublease it to the company that he partly own.
Azlan
Dear CKWong,
How do I contact miss Shelley yap? Can I get her office number? I would like to contact her early tomorrow morning.
Thank you,
Siti Aishah
Mr Ck Wong,
Can I get ms Shelley yap contact no, this is regarding transffering bumi lot to non bumi after five years. Thank you
Siti Aishah
HI,
Where is the property? I help you to ask for you. Happy Investing.
You cannot Grow Land…CK Wong & MY RiCH DAD
Hi,
May I get some information at Kuala Penyu area land. friend of my introduce me a piece of land in Kuala Penyu near beach. Price is RM 350K for 2. 5 acres NT land with one small single storey house beside road. I not familiar with the market price there. Its worth to buy ?
Regards,
James
HI,
Can you buy NT? I estimated market value is around RM70K-RM100K per acre. There is some development at Kuala Penyu. If you have the money, why not buy and keep. Happy Investing.
You cannot Grow Land..CK Wong & MY RiCH DAD
CK WOng,
what is the market price for land at Beluran, Sandakan (around 3KM from town centre)
HI,
Its all depend. Find out more aout the land..location, CL/NT, Flat or hilly, Roadside/ road access? etc..Happy Investing.
You cannot Grow Land..CK Wong & MY RiCH DAD
CK Wong,
please suggest me a good native lawyer please.
awaiting ur reply.thank u.
CK Wong.
I am interested to bye 5 acres CL title land in Pekan Beluran, sandakan. Location in Jalan Muanad 1, about 1.5-2.0 km from Pekan Beluran (500-600 meters from Beluran Hospital). The land adjacent to the Main road, already got electricity and water supply. Very suitable for residential and shop house development.
The owner offer me RM150 K per acre? What is your comment?
HI,
5 acres will cost you RM750K cash?If you borrowed from bank to finance purchase, the margin will be very low and interest going to be very high. If you buy to keep for the next 5 yrs, the appreciation will be filter by the bank interest. But if you have cash and willing to wait..why not buy and keep. Happy Investing.
You cannot Grow Land..CK Wong & MY RiCH DAD
CK Wong:
I am interested in buying CL land in Sabah. Let say the price of the land is 500K. What are the other charges involve in getting the piece of land?
Stamp duty
Lawyer fee
premium?
Can someone provide an indicative of the above cost, for a land of 500k?
HI,
The cost involved would be:
1. Stamp duty- RM1000-first 100K @ 1%
Subsquent RM400k@2%= RM 8000, So total would be RM9000
2. Legal fees- Have to get the figure from the lawyer but I think I would be more than RM15000
3. No premium charge since there is not change in the title condition.
You cannot Grow Land..CK Wong & MY RiCH DAD
Hi CK,
Would like to find out from you is it possible to convert a roadside Residential land in Penampang into business by renting the land as we now see a lot of booming businesses along roadside which is operating for business on Residential land?
I was told by relevant authority we can convert “subject to approval” but do you know how “fast” is these approvals or face fine/demolition if its not approved when the business is already running? How much rent can it fetch for a land approx 11,000 sq ft which comes with a house?
Thanks and appreciate your views here.
HI
Its all depend for the rental. Furthermore the conversion you need to confirm with the land office. I cant give you the final answer.But if you own land along roadside, virtually you have win half of the battle. Happy Investing.
You cannot Grow Land..CK Wong & MY RiCH DAD
Hi CK,
I’m from KL and am looking to invest in Sabah land, but a lot of land for sale is under NT title. Can you pls suggest a good lawyer in KK who can advise me on title conversion, from NT to CL?
Many thanks
Grace
HI,
You are really brave!! Not many people that I know willing to take risk on buying NT land “HOPING” to convert it into CL land. Its getting tough to convert NT land now and I believe its tougher in the future. Furthermore, I dont know which lawyer which is good at converting NT to CL. But the best lawyer I know is “Mr Money”!! With money, you can do anything under the sun. Happy Investing
You cannot Grow Land..CK Wong & MY RiCH DAD
hi grace, i have a a piece of land at Inanam, near the Orchid farm. The title is CL. Let me know if you interested. My email, abdulnafik@yahoo.com
Thanks for this website. I would like to get some advice. I am planning to buy a piece of land. The land is exactly next to riverbank. The land also passes through a piece of land that belong to another person. There is an existing road that reaches to the land of the other person. Can I actually use thiWhat are the things I ns road which was built by this person, and also extend this road towards my land? And is there any risks of government reclaiming the riverbank land in future? I would like to hear your advice on things I need to be carefyl. Thank you.
sorry…sentence amendment!
Thanks for this website. I would like to get some advice. I am planning to buy a piece of land. The land is exactly next to riverbank. The land also passes through a piece of land that belong to another person. There is an existing road that reaches to the land of the other person. Can I actually use thiss road which was built by this person, and also extend this road towards my land? And is there any risks of government reclaiming the riverbank land in future? I would like to hear your advice on things I need to be carefyl. Thank you.
HI,
There will be the way but I have no idea what is the process. To speed up you need to go through right channel and right price!! Happy Investing.
You cannot Grow Land..CK Wong & MY RiCH DAD
Thanks for your reply. It is always necessary to check all the risks before purchasing.
Mr.CK.Wong,
How much the premium would the state charge to extend a cL title to another 99 years for agriculture land at Papar. Does it be % of land value. Would it sure be extend if CL ended.
Thank you
Hi,
Pls check at Land office yourself. I havent encounter this problem yet. They have all the formula to calculate the premium. Happy Investing.
You cannot Grow Land..CK Wong & MY RiCH DAD
Dear Mr Wong,
Is there a place where one can get all the types of fees and charges for land dealings, e.g. conversion of land use, sub-division of land, charge, etc.? I hear that the land & survey imposes a 30% land tax for conversion and wonder whether that is true? Want to understand the cost of investing in land before making final decision. Thank you.
HI,
Non of the runner or even lawyer can tell you exactly how much you need to prepare. The rules in Sabah never change..everyone is involved in the “party” so everyone will be “enjoying” the party. Happy Investing.
You cannot Grow Land..CK Wong & MY RiCH DAD
Whats the land value in kepayan, surrounding cyber city? Is rm30psft a good buy? Lots of padi field land there for sale.
HI,
Please confirm value with valuer. But just for your information..paddy field is for paddy field. Its reserve land..but I heard you can convert if you got extra money and intention and of course with “right” group of runner. Happy Investing.
You cannot Grow Land..CK Wong & MY RiCH DAD
What is the land title Town Lease, Country Lease and Provisional Lease?
I have a Native Title is going to expire in year 2013, can extend or renew it?
Hi,
Town Lease – allow to be use as commerciala and some are residential purpose
CL- Residential or agricultural
Provisional Lease same like CL
NT is freehold..no expiry. Happy Investing.
You cannot Grow Land..CK Wong & MY RiCH DAD
hi CKWONG…just wanna know how much is the estimated market value per acre of the land opposite the tambalang race course in tuaran?land title CL…thanks
HI,
Its depend on condition of the land..If I’m not wrong Tamalang area is swampy area. Its this land accessible?How big?Better confirm with valuer or get valuer to visit the land. Happy Investing.
You cannot Grow Land..CK Wong & MY RiCH DAD
Hi CKWong…the land is by the roadside…3 acre CL 999…thanks
dear, CK
I hv question to ask…..
let say after advertisment of the Bumi lot house for couple of time, then the house still not sold.
Can a Non-Bumi buy a Bumi lot house if no Bumi interested or cannot afford to buy the house ?
HI,
No..it must be after 5 years from title registeration. You cannot simply change after few times unsold advertisement. Even developer also must apply from Minister of Housing if they want to convert their stock into non-bumi status. Happy Investing.
You cannot Grow Land..CK Wong & MY RiCH DAD
can you tell me what its mean by Mixed Zone Land..im from Swk?
HI,
Mid Zone is just like CL land at Sabah. happy Investing.
You cannot Grow Land..CK Wong & MY RiCH DAD
CK WONG….,
IF IN THE TITLE I.E CL STATED PROHIBITION OF TRANSFER/SUB LEASE TO NON-BUMI WITHIN 5 YEARS. DOES IT MEAN THE SAID TITLE IS A BUMIPUTRA TITLE AND WILL IMPACT THE VALUE OF THAT PROPERTY.
ROSLAN
HI,
This is property under BUMI-LOT. The property only can be transfer only after 5 years from the registered title. Happy Investing.
You cannot Grow Land..CK Wong & MY RiCH DAD
Hi CK,
I’m planning to buy a shoplot in Kepayan Perdana but i dont have the contact of the developer? This is my 1st time to do investing. tq
HI,
I dont have either. Anyway I heard they are selling for above RM1.4M..Sarawakian developer. Happy Investing.
You cannot Grow Land..CK Wong & MY RiCH DAD
Hi there, from what I heard, NT lands can be converted to CL title with help of a good lawyer and of course with RM it is a smooth process. I am freelance land negotiators in Kota Kinabalu, should any of you want to buy NT or CL land in Menggatal, Tuaran,Telipok, Kolombong or even NT 4 acres land in Pulau Gaya,or big CL seafront land in Tuaran, feel free to call or sms me at 0195352953 or email me at oleavor@hotmail.com
Cheer CKwong….take care.
Hi
Ck, want to get your opinion on a few things. I recently acquired a piece of land at below market cost of 30%, to access the land need to pass through other plantation before you can reach the land.
My question is whether I should plant the land with oil palm and sell it or plant the oil palm and just wait. If I sell it after planting the profit would be 100% because of the added value and I can use the profit to reinvest.
Or I charge it to the bank and get a loan from them use those funds to invest? By the way, what kind of margin and rates given for charging land.
Appreciate your opinions.
Ryuken
HI,
Just keep it and wait..having landbank in your portfolio will make your whole portfolio more complete and solid. Charging into bank might not be good as the bank less likely give higher margin financing and the interest rate would be higher than normal up to BLR+2.5% which might eaten your land appreciated value. Happy Investing.
You cannot Grow Land..CK Wong & MY RiCH DAD
Dear CKWong,
I wld like to invest in Sabah on the agricultural land for palm oil. Do you know which part of Sabah would be best, in terms of having good returns?
HI,
I’m not familiar with plantation. If you are expert in it..you should come and invest. But for me..the most valuation asset planter has is not the “fruit”!! Its the “land” that they own. Imaging if they appreciate RM100 per year/per acre and they have 1000 acres which equivalent of RM 100K gain!!! Happy Investing.
You cannot Grow Land..CK Wong & MY RiCH DAD
Hi Karen,
You want to invest in oil palm land? Sabah is the right place. You can email me : steventiau@gmail.com . we can discuss for JV oil palm land development. Talk soon.
Dear CK WONG,
Hi,
I found this website is quite useful for the investors to buy land in Sabah. Currently, i came across a NT land in Tuaran near Kampung Panjut. However, i felt the owner offered an expensive price. So, would you mind to let me know the estimated price per acre? Thank you for your help.
HI,
What is the condition of the land? Flat?Hill?Swampy? Or what? Please be reminded that, I really cannot give you the “estimated” value you expected..but in general, there is no so call buying below market value in land transaction. Its all about willing buyer and willing seller. Happy Investing.
You cannot Grow Land..CK Wong & MY RiCH DAD
Hi CK,
Im looking at investing in NT lands with NT title in Kota Belud. What is the price like for 1 acre? The lands is about 6KM from the town. I’m Sarawakian Native and can I buy NT lands in SABAH?
Hi,
May I know if I can entrust my relative (a Sabah native) to buy a NT land and then a few years later transfer to me as a CL land? Is there any way that a non-bumi can buy NT land (convert a NT to CL land)?
Hi,
NT is still be NT unless you submit plan to convert into CL land through conversion of land use. Having trusted people is very important. If not you are throwing your money into deep sea. Happy Investing.
You cannot Grow Land..CK Wong & MY RiCH DAD
Thanks for your reply. If land title transfer (NT to CL) can only take place after 5 years from the date a NT land is purchased? Alternatively, can I sub-lease from it immediately after I entrust my relative to buy the NT land? Can I have multiple sub-lease done at the same time until 90 years (i.e. 3 sub-lease contract with 30 years each)?
Btw, if NT land can be used for any purpose – residential, algriculture, etc? Thanks.
Hi,
That is not NT title. That is “bumi-lot”. If you are purchasing bumi lot then you have to wait 5 years from individual title registered!!! So its totally different from NT title. Please get your lawyer advise before proceed. Happy Investing.
You cannot Grow Land..CK Wong & MY RiCH DAD
I have heard that when a 999-year lease title is surrendered to the Dept. of Lands due to reasons such as land use conversion (agricultural to residential, re-surveying of area with issuing of new title numbers, etc.) the Dept. of Lands, under the terms of the new Sabah Land Code, has the right to issue a new title for 99 years only. That would mean that the original 999-year grant is rescinded by the state. In my opinion that would amount to breach of contract. Is this true?
Many thanks for your advise.
HI,
As long as their is change of land use, normally Land office going to change the tenure to 99 from 999 years. Its known since day one I start investing. Happy Investing.
You cannot Grow Land..CK Wong & MY RiCH DAD
I was very apprehensive after your advise. I still consider a reduction from 999 to 99 a breach of contract. Luckily, I just did a conversion and got my title back. It was 999 before conversion and it’s still 999 after conversion. That’s the way it should be – no matter what you ‘know since day one you started investing’.
Hi Paul,
Thats great, i am really interested to know more.
Really appreciate it you would share with us how you did the conversion without changing of 999 years title to 99?
Also, which lawyer you went to care to share? What kind of conversion did you do? How did you get your title so quick(just 14 days), did you know somebody higher up?
Thanks
Ryuken
hi ck, i owned pc of hill land since 1957 at arround country height, bukit padang, k.kinabalu under cl015 title. i would like to have rate information per acre, cause many people asked since several years, but i stil not willing to sell it, i prefer to rent some for farming purpose, but don’t know how much $/sf to offer for flat land at arround my house area on that piece of land, it’s only about 120m from main road, can u give me a comend?
HI,
Pls get advice from the panel valuer. I’m not qualified to give value. You must be remember that there is always “willing buyer vs willing seller”. Happy Investing.
You cannot Grow Land..CK Wong & MY RiCH DAD
Saw an abandoned house, wonder
if anyone knows how to find the contact details of
the house owner so can enquiry directly.
Thanks.
I am selling a land 7.5 acres (NT) located in Togung, Jalan Kokol, Menggatal. if any of you here is looking for a highland, check out this place. to make it more interesting to buy is that the concrete house on this land is also included in this deal. Check out Mudah.com.my under Sabah. Type: Togung and search for a land under my initial: Oly.
Selling price is RM2.8M and negotiable for serious buyer.
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