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Encik Roy Izwan - Maybank
Saya takde background dalam Property Management.
Encik Ahmad Kaseri-UTHM
Confirm ah.
Encik Roy Izwan - Maybank
Saya grad daripada UM. Business admin. Dalam Property Management Maybank
kita ada 19 staff. Tapi because of sekarang ni, dia dah grow. Dia expect income
pun grow. So, we try to cut the number of staff, so you try to optimise, satu orang
buat more than, katakan lah sekarang you buat lima ke apa, kan. So, maybe dia
expect, seven to nine. The expected 10 to 20% deduction.
Encik Jalil - UTHM
Akan buang orang ke?
Encik Roy Izwan-Maybank
Kita tak buang.
Encik Ahmad Kaseri-UTHM
Transfer lah.
Encik Roy Izwan-Maybank
Kita akan groom these people. Kita akan train untuk sales lah. Because banking
dia punya product, core business dia...
Encik Jalil-UTHM
Loan, lah. Loan.
Encik Ahmad Kaseri-UTHM
Credit card, all those things.
Encik Roy Izwan-Maybank
Kita perlukan ramai sales people lah sebenarnya. Because these people, at the end
of the day, generate income lah. Macam property ni, just support je, just to
support business. Sebab tu kalau you tengok sekarang ni, sebenarnya even before
ni kalau you realise even kat Shell ataupun Petronas, ada MEPS punya machine.
Slowly, sebenarnya kita akan tarik balik. Because machine tu to us, service.
Encik Jalil-UTHM
Cost lah?
Encik Roy Izwan-Maybank
So, cost to us. Takde generate income pun.
Encik Jalil-UTHM
Really? Kan mudah kan orang banking.
Encik Roy Izwan-Maybank
Maybe rental tu minimum lah kot. Dengan Shell pun tak banyak.
Encik Ahmad Kaseri-UTHM
ATM, ATM.
Ms. Jolene - Shell
Ahh, ATM. Can we get one?
Encik Ahmad Kaseri-UTHM [2:08]
They want to withdraw, man.
Ms. Jolene - Shell
Haa? Withdraw? But we don’t have one in Shell.
Encik Mat Tawi-UTHM
Sebenarnya, kalau nak withdraw, senang je. Letak macam tu, so that orang nak
tarik, senang je.
Encik Jalil - UTHM
Why you want to withdraw?
Encik Ahmad Kaseri-UTHM
Cost to them.
Encik Jalil - UTHM
Cost.
Encik Roy Izwan - Maybank
Sebab sewa tak mahal lah. Ada setengah tu, between five to one thousand lah.
Tempat tu lah. Rental untuk because landlord akan absorb cost electricity and
everything, alright. But, maintenance tu mahal. Sebab kena employ untuk
outsource company to reload money and everything. Itu yang cost us easily, six
thousand to seven thousand per month.
Encik Ahmad Kaseri-UTHM
Including the security part, apa semua tu lah.
Encik Roy Izwan - Maybank
So, because of that, operation cost, banyak lah untuk that portion.
Encik Jalil - UTHM
After this, less ATM machine lah, after this?
Encik Roy Izwan - Maybank
No, sekarang ni, consortium bank tu, MEPS, dia akan take over lah. But to
customer, they all tak happy lah because...
Encik Ahmad Kaseri-UTHM
Of course tak happy lah because they have to pay. Because the moment I saw
MEPS, I tak jadi nak withdraw duit.
Encik Roy Izwan - Maybank
Tapi we try to move because of that macam save modal lah macam Public Bank
lah. Public Bank pun takde...
Ms. Jolene - Shell
Don’t have ATM. Not much.
Encik Jalil-UTHM
MEPS. City Bank pun takde. City Bank.
Encik Roy Izwan-Maybank
So, everybody try right on Maybank punya, kan? So, itu kena smart jugak, kan?
Kalau you tengok trend, I think, supposed target, in five years, numbers of
machines tu dah reduce lah.
Encik Ahmad Kaseri-UTHM
Kurang.
Encik Roy Izwan-Maybank
Boleh kata takde. Depends on like macam...
Encik Ahmad Kaseri-UTHM
Certain places.
Encik Roy Izwan-Maybank
...relationship, between Maybank and the vendor. Let’s say, katakan dengan Shell
lah.
Ms. Jolene - Shell and Ms. Cheng Ni - Shell
Not good.
Encik Roy Izwan-Maybank
You’re banking with Maybank, so then maybe we will consider lah.
Encik Ahmad Kaseri-UTHM
Okay.
Ms. Jolene - Shell
But, our salary all go to Maybank, you know.
Encik Faizal-Tabung Haji
Suggest lah to Bank Islam.
Encik Roy Izwan-Maybank
Still not 100%. Because kita ada client coverage yang manage this ________________
itu semua sekali. From that, they know lah. Berapa banyak income. Because
certain companies still have two or three banks. So, everybody you tengok, kalau
katakan all of your business you can put Maybank, then can consider lah, install.
Based on relationship lah.
Encik Jalil-UTHM
So, Encik Roy punya job scope di Maybank?
Encik Roy Izwan-Maybank
So, kalau katakan I touch pasal tenureship tu, kita ada a few people yang handle.
Start negotiate lah with this landlord semua sekali. Team number dua, dia akan
buat renewal. So, how we handle untuk macam Shell, Petronas semua sekali kita
akan buat satu which I think I need to talk to you lah, Shell punya agreement.
Ms. Cheng Ni - Shell
Talk to our colleague from retail, retail stations ATM.
Encik Jalil-UTHM
Because they’re in link more towards office punya portfolio.
Ms. Cheng Ni - Shell
Haa, maybe you can negotiate one, put into retail station master agreement put
one into our office.
Encik Roy Izwan-Maybank
Can ask. Because at the end of the day it’s not the decision doesn’t come from
mine. It’s from business.
Encik Jalil-UTHM
So, dia punya portfolio, type of property yang corporate real estate unit manage
ni apa dia punya type, ada office, ada land, ada building?
Encik Roy Izwan-Maybank
Semua pun ada.
Encik Jalil-UTHM
Semua, ea?
Encik Roy Izwan-Maybank
Tapi, bank dia ada restriction lah. Maknanya, you tak boleh beli for the purpose of
investment. As long as you ada bukak branch...
Encik Ahmad Kaseri-UTHM
Pakai sendiri lah.
Encik Roy Izwan-Maybank
So those yang excess place upper floor tu, dia kena rent out lah.
Ms. Cheng Ni - Shell
How about collaterals? You have collaterals, right? The hutang one.
Encik Roy Izwan-Maybank
Hutang? Ya. We also manage. Because like, macam main building, menara
Maybank.
Encik Ahmad Kaseri-UTHM
Tadi kawan kita from Affin, kan, dia tengok juga, dia concerned juga on the asset
yang dijadikan collateral lah untuk peminjam. Jadi, so, macam mana you’re
managing all the collateral assets tu.
Encik Roy Izwan-Maybank
Kita ada team lain.
Encik Ahmad Kaseri-UTHM
Oh, team lain. Bukan under you lah.
Encik Roy Izwan-Maybank
Tapi kalau katakan, let’s say, ada potential, untuk yang asset tu, dilelong ke apa,
so, kita akan absorb. So, maknanya, kita akan buy back lah, purchase. So, dia akan
pass to my team, so that kita akan revalue balik, then kita akan market kan lah.
Encik Ahmad Kaseri-UTHM
Yang tu daripada bahagian loan section punya lah?
Encik Roy Izwan-Maybank
Tapi kebanyakannya kita akan ambik macam shoplot lah.
Encik Jalil-UTHM
Sebab, branches.
Encik Roy Izwan-Maybank
Yang macam rumah ke, apartment, terlampau banyak sangat.
Encik Ahmad Kaseri-UTHM
Go for auction je lah.
Encik Jalil-UTHM
So, dalam team Encik Roy ni, dalam department tu, berapa percent orang
property, berapa percent orang daripada background lain?
Encik Roy Izwan-Maybank
Actually, set up sebelum ni, team ni cuma unit je. So, tahun 2010, masa tu, dalam
10 orang lah tapi takde sorang pun yang background property. Bila kita recruit
untuk, tak salah INSPEN ea, start recruit, condition nya semua sekali, kena ada
background real estate lah.
Encik Jalil-UTHM
Sekarang, nak pakai lagi ke? Kita nak hantar students. Nak apply kerja.
Encik Ahmad Kaseri-UTHM
Hari tu yang kita pergi one Chinese guy tu?
Encik Jalil-UTHM
Dia ada boss Chinese, siapa nama? Saya jumpa Nasri.
Encik Roy Izwan-Maybank
Chen. Mr. Chen lah.
Encik Ahmad Kaseri-UTHM
Dia still jaga property department ke?
Encik Roy Izwan-Maybank
Dia manage tenancy lah.
Encik Ahmad Kaseri-UTHM
Oh, tenancy renewal. Mr. Chen.
Ms. Cheng Ni - Shell
Team B? Team two?
Encik Roy Izwan-Maybank
Haa, team two.
Encik Jalil-UTHM
Banyak sangat team.
Kita ada Encik Roy daripada Maybank. Bank dengan bank. Bankers dengan
bankers lah. Ini dia punya language sama lah.
Encik Ahmad Kaseri-UTHM
Kita borrower je.
Encik Mat Tawi-UTHM
Bukan borrower. Withdrawer je. Borrower okay lah jugak.
Encik Jalil-UTHM
So, KPI dalam Maybank ni, apa dia expectation management? Dia nak team Encik
Roy ni buat apa sebenarnya?
Encik Roy Izwan-Maybank
Basically, kita manage asset yang __________________ dekat Maybank.
Encik Jalil-UTHM
Itu aje lah?
Encik Roy Izwan-Maybank
Itu saja. Investment part tu, kalau katakan ada opportunity, let’s say, touch about
strategy sikit lah kan. So, sekaran ni, moving forward lah ea, we try to own
especially shoplots. ‘cause, let’s say, kena move out pun, maybe because of area,
mungkin ada new, to shift. So, at least can __________________ of property tu.
Encik Jalil-UTHM
Macam ada negotiation dengan land owner ni group ni yang akan pergi negotiate
lah.
Encik Roy Izwan-Maybank
Kita buat sendiri. Kita takde outsource pun.
Encik Zul - Affin Bank
Which department?
Encik Roy Izwan-Maybank
Property
Encik Zul - Affin Bank
Property. To those otherwise mention tadi lah, the property.
Encik Jalil-UTHM
So, biasanya Maybank they lease how many years? Fifteen years ke untuk
shoplot?
Encik Roy Izwan-Maybank
Kita mula dari six. Ada option lah. Plus three plus three.
Encik Jalil-UTHM
You think, over ke below market value punya ni?
Encik Roy Izwan-Maybank
Biasanya kita akan ask below market value lah.
Encik Ahmad Kaseri-UTHM
Itu biasalah.
Encik Mat Tawi-UTHM
Some ________________ Bank Negara regulation, takkan nak buat apa ni, acquisition
apa semua, kan?
Encik Roy Izwan-Maybank
Sebab tu kita kena dapatkan approval lah.
Encik Jalil-UTHM
Itu kalau big properties kot.
Encik Mat Tawi-UTHM
So, maknanya, bila nak beli tu, beli untuk bank lah? Dia tak boleh beli for the sake
of investment?
Encik Ahmad Kaseri-UTHM
Investment tak boleh
Encik Zul-Affin Bank
Oh, tak boleh. Kita beli sebagai pakai sendiri. Even everytime bila kita nak apply
for new site, makna dia, nak bukak new branch, we have got to obtain approval
from Bank Negara. So, benda-benda ni semua akan put on the table to Bank
Negara lah. Of course kita tak boleh beli for investment, kan?
Encik Ahmad Kaseri-UTHM
Pakai sendiri lah ea. Boleh lah ea.
Encik Zul-Affin Bank
Maknanya, pakai sendiri your own premises. It’s either you rent or you acquire.
Encik Ahmad Kaseri-UTHM
After some time, you nak jual balik, okay lah? Takde masalah lah?
Encik Zul-Affin Bank
Takde issue. It’s your property. Kita punya property lah. Your own property lah.
At anytime, you want to dispose...
Encik Ahmad Kaseri-UTHM
Bila you nak open a new site, you get Bank Negara approval, kan? Kalau you nak
close down, kena approval tak?
Encik Roy Izwan-Maybank
Sama jugak.
Encik Ahmad Kaseri-UTHM
Oh, sama jugak, lah?
Encik Zul-Affin Bank
We have to notify Bank Negara lah.
Ms. Cheng Ni - Shell
Also, from your team lah to notify Bank Negara or go through other?
Encik Roy Izwan-Maybank
From business team.
Ms. Cheng Ni - Shell
Oh, business team lah. But, you mention you don’t outsource to service provider,
means, kalau you nak acquire a new shoplot, like a bank branch?
Encik Roy Izwan-Maybank
Process A to Z.
Ms. Jolene - Shell
From negotiation lah.
Encik Ahmad Kaseri-UTHM
Daripada awal, A to Z.
Ms. Cheng Ni - Shell
Even selection of the site? Like you go and do the site...
Encik Jalil-UTHM
Study. Feasibility study.
Encik Ahmad Kaseri-UTHM
Maybank jimat cermat lah dia.
Encik Jalil-UTHM
Orang lain tak boleh carik makan lah.
Encik Zul-Affin Bank
Tapi, I think for that matter lah. You go to any banks, nak identify the new site for
you to open the branch ataupun business loan center ke, it is actually your call.
You tak boleh outsource. It is your own decision, why you want to open up a new
branch, a new business loan center, your own justification lah perhaps the
market, the surrounding, nampak ada potential business coming within this area.
Those are the justifications.
Encik Jalil-UTHM
Takut nanti bocor rahsia ni.
Encik Zul-Affin Bank
Exactly.
Encik Ahmad Kaseri-UTHM
Competition lah.
Ms. Cheng Ni - Shell
Just thinking, maybe you engage some brokers to help you to identified, like this
area you already identified, but they help you to select the...
Encik Ahmad Kaseri-UTHM
The sourcing part.
...a few, source a few shops and then you and see...
Encik Zul-Affin Bank
There are cases yang macam tu lah. Kalau kita tak boleh nak dapat direct owner,
kan. Perhaps you go for third party, but the location itself, macam tadi lah, the
justification is the bank yang...
Encik Jalil-UTHM
Only the issue dengan the brokers ni, dengan kita dia mark up, dengan Maybank
dia ni, dia ni.
Encik Zul-Affin Bank
That’s another issue lah.
Encik Jalil-UTHM
Itu dia pulak buat quote situ. Cuma ni saya nak come back to, ini as a whole lah.
Ini kita nak cuba tengok scenario di Malaysia ni, corporate real estate, trend dia,
anybody can share lah. The trend, acceptance level, moving forward ni, corporate
real estate ni macam mana agaknya? Sebab saya nak kena feed kepada INSPEN ni
bercakap, sekarang ni acceptance. Dulu masa saya require untuk proposal ni,
cakap acceptance increasing. So, dia nak tengok betul tak increasing and then
saya sit down in these whole of focus group meeting with experts in this area and
then we fit the information that – okay, there are increasing numbers in the real
estate department, real estate unit. There’s a demand. So the trend tu moving
forward, siapa yang can foresee what is happening? So, kita boleh pen down a bit
of info lah. They need more people, or what? Because I see the senior one and the
junior one, there’s quite a gap there. Macam Azan, Jolene is quite new. Mungkin
Encik Zul pun dah agak lama dalam bidang ni. Tengok macam mana, adakah
prospect ke dalam area corporate real estate ni di Malaysia?
Encik Zul - Affin Bank
Tu yang kita kata kalau nak propose, it is always a good proposal la. Tapi, the
issue here is whether or not all these corporations paham. Satu, you nak
implement ni, for any methods lah ea, any subjects ke apa, sebelum you nak
implement, you kena make sure that those people ni paham, okay. So, now ada ke
takde effort untuk make sure all these people understand the requirement on this
real estate. Kalau orang paham, they see the potential, then I believe that
everybody will do that. You private sector ke, even government sector pun,
nothing wrong for them to set up this real estate unit under the government.
Government asset berapa banyak. Now, who is looking over all this asset, kan?
Tak payah pergi besar lah, you go one nursery sudah. Siapa yang actually taking
care of all this asset? Takkan kita nak harapkan bank for that matter? Only
property development, I mean, property section saja? Sebab macam earlier tadi I
highlight, you’re talking about real estate ni, my understanding ada dua tadi. Satu,
is our own property. The other one is the gross property that kita pegang as
cagaran kepada kita. Kan? Those are the asset yang kita nak kena tengok jugak.
So, makna dia, kalau lah kata, we have this section, in the bank ke or any
organisation for that matter, the role that this section will play ni sebenarnya
membantu the corporation itself. Yang lain, I pun tak sure sangat. Tapi, bank for
that matter lah ea. Katalah, kalaulah ada asset yang kita pegang for example, kita
hold, one (taken/beacon?) properties, ea? Yang, it is good for future development.
So, kalau kita properly manage this asset, kita nampak the potential, perhaps you
can go and discuss with the customer, tanah yang dicagar kepada bank ni, for
other purposes, perhaps can be developed, into something else yang boleh
generate income to the company and also the property akan appreciate the value.
So bila property the value appreciated, to the bank, kalau kata dulu 50 juta, now
dah jadik 70 juta, your loan is only 30 million, ada possibility of kita increase dia
punya facility.
Encik Jalil - UTHM
Profit-sharing ke.
Encik Zul-Affin Bank
Profit-sharing ke. Maknanya, banyak benda yang kita boleh buat lah and that is
why to me, if you’re talking about this real estate punya role, it is a good
suggestion, semua corporation needs to have this one, even a small section, yang
doing this, apa nama, real estate punya ni, but again, the first thing yang you need
to do is to make them understand.
Encik Ahmad Kaseri - UTHM
Correct.
Encik Jalil - UTHM
Cuma macam kalau macam Azan kan, kalau nak tambah. Trend dia kepada daily
routine ni hari-hari nak kena kejar site sana-sini, sempat tak nak tengok dari bird-
eye view punya ni, boss-boss paham ke tak real estate punya understanding ni?
Encik Azan - Axiata
So far, daripada saya punya pendapat lah, kalau saya, daripada golongan muda
lah ea, bagi saya, itu lah dia punya main problem itu lah. Sebab apa, even saya ni
baru dalam ni, tapi kita boleh nampak the whole lah, the whole kita punya
culture, culture business. Apa yang _____________ nya, apa yang dia punya main
problem. So, saya tengok dia punya knowledge lah situ. Kita punya main core
business kita on the property, normally saya punya top leader tu, bukanlah dalam
property, so bila datang issue macam ni, diorang tak berapa nampak lah. So,
maksudnya dalam kita sibuk setiap hari ni, kita nak manage site, kita nak carik
site-site yang baru, kita nak apa, kita nak maintain the rental semua. So, saya
nampak issue dia, itulah, kita ...
Encik Jalil - UTHM
Dia tak paham ke dia perlu dipahami dulu?
Encik Azan - Axiata
Dia faham, faham. Dia nampak, nampak. Apa dia masalah tu. Maksudnya, untuk
long term punya problem tu, diorang nampak dan faham. Tapi, sebabkan bila
diorang ni memang bukan pure dalam bidang ni, so, untuk dia nak tackle tu, dia
perlukan dia punya step tu, A to Z.
Encik Jalil - UTHM
Mungkin knowledge tu, dia ada dia punya gap, tak paham the whole process. Ke
ataupun dia tak faham nature of property punya behaviour tu, dia kena long term,
kadang dia susah nak dispose, dia tak boleh nak liquid within short period?
Encik Azan - Axiata
Benda ni susah nak cakap lah sebab kita tengok pada kita punya target, kita
punya profit, macam mana. Yelah, kita business, kita target untuk untung lah,
untuk profit. Walaupun kita faham dia punya process, A sampai Z, kita try untuk
skip, A-D-Z. Kita cuba buat untuk medium pertengahan. Tapi, bagi saya yang kita
memang pure on property, kita memang tak boleh langkau semua tu. Kita mesti
go on process lah. So, bila benda ni saya nampak sebagai, contohnya lah ea. Saya
tunjukkanlah, even kita saya punya company sendiri, Celcom ni ea, benda ni
selalu lah kalau dalam seminar Celcom, saya selalu bangkitkan issue ni lah. First,
kita punya rental lah. Sekarang ni, Celcom kita masih apply on the rental yang
bagi saya dah lapuk lah, okay? So, bila kita come up lah dengan kita punya
research, kita tunjuk on how the market rental value sekarang sebab kita KPI, kita
punya property KPI is based on how much rental yang kita boleh bagi per each
site? So, bila dia punya KPI, dia punya max dengan dia punya rental terlalu
rendah, and then, tapi kita rasa, dia punya market rental value tu sepatutnya
tidak pada takuk tu, so benda ni dia tidak, dalam masa yang sama dia kacau lah
kita punya KPI. So, bagi saya, benda ni sekarang ni, dalam golongan kami lah
maksudnya, golongan-golongan muda dalam bahagian property kita tengah come
up untuk tunjukkan pada kita punya top higher management untuk tunjukkan
pada dia yang, sebenarnya apa yang kita beri ni, dah terlalu rendah berbanding
apa yang ada di market sekarang. Itu the first dia punya problem lah. So, benda-
benda tu lah antara salah satu problem yang saya nampak, diorang sebenarnya
tahu, tapi atas dasar untung, dan atas dasar mungkin dia tak tahu macam mana
cara...
Encik Jalil - UTHM
Maksudnya, adakah Celcom bayar sewa tu rendah kepada owner?
Encik Azan - Axiata
Betul. Memang betul.
Encik Jalil - UTHM
Jadik, bila kita nak naikkan sewa untuk ke market value, jadik owner akan,
management akan attack lah, akan defend lah?
Encik Azan - Axiata
Yes. Sebab kita punya top bosses normally from the civil (engineering) ea. Sebab
kita on property, berapa rental kita bagi, how kita punya basis on how much kita
value tanah tu. So, kalau kata saya value tanah the parcel of the commercial land,
saya kata 1,008 per month, dia on civil dia just tengok dia punya surface, haa, yes,
sub-sale value dia sahaja. Dia punya rental, 800 per month. So, bagi saya, sebab
kita punya rental, value, willing buyer-willing seller lah. So, bagi saya itu one of
the common, one of the major problem lah.
Encik Jalil - UTHM
Untuk convince kan senior management?
Encik Azan - Axiata
Yeah. So, bagi saya yang benda ni memang saya rasa perlu ada lah sebab Celcom
ni memang saya rasa memang perlu lah sebab walaupun kita punya major
business kita on the structure itself, tapi kita mula dengan landed. Basic kita is
property.
Encik Jalil - UTHM
Sebab nak tower all the sort of thing lah.
Encik Ahmad Kaseri-UTHM
Ini macam saya tadi, Shell lah. Sebab saya from Celcom, dulu kan? Celcom
problem dia, contohnya macam bank lah ea, untuk nak sewa rumah kedai,
ataupun office, kita ada benchmark lah, market benchmark, area ni berapa,
berapa square feet, kan? Tapi macam Celcom ni, kita menyewa atas bumbung,
tepi bangunan, tanah pun kadang-kadang tanah sikit je. Kira tepi untuk erect
tower je. Jadi takde benchmark rental yang boleh digunapakai lah as a standard
benchmark yang kita boleh refer to lah.
Encik Zul - Affin Bank
Kalau other operators? Benchmarking, I think, kalau macam ni lah issue, your
benchmarking is your competitors punya ni lah. Of course you have got to buat
kaji selidik lah untuk dapatkan all the information. That’s the benchmarking.
Encik Ahmad Kaseri-UTHM
Dia macam tu lah tapi the issue dia yang sama jugak. Company A, company B pun
dia akan tengok jugak. Normally, siapa yang masuk dulu area tu, that rate tu, itu
yang akan jadik...
Encik Jalil - UTHM
Site benchmark, lah?
Encik Ahmad Kaseri-UTHM
Jadik basis lah. Tapi scenario different. Masa saya masuk dulu, demand still not
there. Jadik mungkin rental is low. Tiba-tiba ada dua operator masuk, saya ingat,
attacking the same place ea. And that’s going to be different ballgame anymore
lah. Tak sama lah.
Encik Jalil - UTHM
Okay kalau coming to Shell, as an MNC company, big company, how do you
foresee the prospect of real estate area or career or whatever within this sort of
company lah because this is about Malaysian company and you’re and MNC
company. Is it a different scenario within Shell?
Ms. Jolene - Shell
Yeah, I mean for Shell, all of the backgrounds of our department in real estate
department are all from real estate. So, we have joiners from service providers,
from CBRE, so, experience hired usually we have those from the service
providers. So, we already have the background of real estate. Even our head
management is all come with the real estate background. So, currently, I’d say we
are lucky to already at the top management has a seat in the ______________. So,
basically they can convince the management to be involved in the strategy. For
example, business is entering into a new country, new venture, so they’ll get real
estate to support them to create a new township to all those things. So, and then
business can concentrate on their own core business and all these things on
facility and stuff like that, they leave it to the real estate to do. So, it’s already in
that part of partnership maturity. So, I’d say, yeah. In terms of career, I think
you’re right in terms of local, we find quite difficult to find resources, I mean for
fresh grads. So, Jolene is the first graduate that we have employed. There has
been multiple interviews and stuff like that but it’s difficult to find a real estate
expert in this area. In fact, even we interview for the external hires, it take very
long time to get one.
Encik Jalil - UTHM
Or your hire is too high standards. Difficult to get in. Cuma yang saya nampak
these two scenario lah. Like, MNC company, they’re quite matured in their
understanding of the real estate and the Malaysian corporation, there’s still gap,
small gap there. I think the next question is that, what to do in order to increase
the acceptance of senior management level lah. I think maybe Encik Roy ada
experience nak share ke. Mungkin senior management from finance, accountancy.
Dia, kita nak increase dia punya understanding towards real estate. Is there any
strategy yang dah guna ke, ataupun daripada unit naik ke department ke, macam
mana Maybank boleh upgrade? Adakah kesedaran senior management ke
ataupun push daripada...
Encik Roy Izwan - Maybank
Push daripada department head. Tapi, basically for the support sahaja. Sebab real
estate bukannya core business, kan? Kita focus kalau katakan you nak ____________
dengan bank tu, you kena pergi service level lah. Why numbers kita besar because
branches kita banyak. Ada berapa orang kat property?
Encik Zul - Affin Bank
Property kita ada about thirty plus lah.
Encik Roy Izwan - Maybank
Maknanya, buat property management sahaja dengan facility?
Encik Zul - Affin Bank
Semua all-in.
Encik Roy Izwan - Maybank
Maknanya, kalau ikutkan numbers ea dengan Maybank, ten times tau. Kitorang
tiga ratus.
Encik Zul - Affin Bank
Yelah, I mean, comparing our branches lah.
Encik Ahmad Kaseri-UTHM
Dia banyak lah.
Encik Roy Izwan - Maybank
So, maknanya benda tu dia sama je.
Encik Jalil - UTHM
To the ratio macam lagi besar company tu. How about the merger and acquisition
the latest yang rumours dengar Maybank nak merge dengan BIMB? Is it, nanti
needs more people ke?
Encik Roy Izwan - Maybank
Haa, itu tak tahu.
Encik Jalil - UTHM
Kalau getting bigger lah. Kalau expenses into the new country and the Malaysia
banyak akan pergi lah.
Encik Roy Izwan - Maybank
Tak. Basically macam ni, kalau katakan dekat Maybank pun, head office kita akan
buat framework. Kalau setakat nak hantar people, satu, dua orang boleh lah. But
the man in power mesti local people lah.
Encik Jalil - UTHM
So, the framework...
Encik Ahmad Kaseri-UTHM
Policy office.
Encik Jalil - UTHM
Affin ada framework ke?
Encik Zul - Affin Bank
Dia basically sama, tapi bagi, to me lah, this issue kita kena tengok differently. Kita
kena tengok outside the box aa. Makna dia, sekarang, yes, property maintenance
ni dia punya role and function: dia maintain asset belongs to the bank. Tapi
macam I cakap tadi lah. Kalau kata kita paham betul-betul the requirement on
this real estate, bukan setakat nak maintain untuk those assets saja, banyak
benda lain lagi kita boleh buat. Even kita nak identify new site for branch, for that
matter, kadang-kadang ada assets charged to the bank, kita pun tak aware, “eh,
actually this property charged to us”, kan? And, owner mungkin dia tak pakai, dia
sewa kan kepada orang lain. So, instead of you go and search for the new site.
Kalau you betul-betul ada a set of people yang look into all these thing, they can
just trigger the business side yang decide opening of the new branch look, they
have a go at the property charged to the bank within this area. Mungkin you boleh
negotiate with the owner for better price, better rental.
Encik Ahmad Kaseri-UTHM
Ye, ye. Betul.
Encik Zul - Affin Bank
Betul, tak? If you were to go for the rental for that matter, kan? Since you ada
facility dengan kita, you charge this property to us, okay takpa, now we want to
rent this property for our branch. You boleh negotiate for that, kan? Tapi, issue
dia adalah, kita kena kembangkan role and function of this property maintenance.
So, makna dia now, yes. Kerja you only maintain the property, but sekarang dah
kena kembangkan sikit. You kena look into the potential, lain from the property
yang kita ada and also those collaterals yang the bank pegang.
Encik Ahmad Kaseri-UTHM
Strategic sebenar tu.
Encik Jalil - UTHM
Strategic ke?
Encik Zul - Affin Bank
Kena luaskan dia punya portfolio lah instead of...
Encik Ahmad Kaseri-UTHM
Day-to-day punya operation je.
Encik Zul - Affin Bank
Yes.
Encik Jalil - UTHM
Tak sempat nak tengok. Saya rasa ni masalah ni, Tabung Haji mungkin ada lah
pengalaman, yang acquire lain, yang manage lain, yang nak dispose, unit lain-lain.
Jadik macam Encik Faizal ni, dia handle maintenance side. Sekarang orang lain
yang ambik pembangunan, kan? Serah tiba-tiba, mari bala kepada Encik Faizal
untuk uruskan. Jadik macam mana tu yang nampak trend dalam, kalau property
people ni tak communicate. Ada problem apa yang bermasalah nampak macam
Tabung Haji lah especially.
Encik Faizal - Tabung Haji
Dia projek wahyu je.
Encik Ahmad Kaseri-UTHM
Daripada langit lah, turun bawah projek ea.
Encik Faizal - Tabung Haji
Aa. Yang kalau wahyu tu memang selalunya macam tu lah. Yang akan jadik impact
lah. Sebab kalau dia daripada mula kita involved untuk planning property kan,
okay. Takdak masalah. Macam yang terbaru dekat Cameron kan. Cameron, kita
develop banglo lot kan, kita involve daripada awal. So, yang tu kita jadik, kita tahu
tau apa dia projek punya sakit ke tak kan, jadik kita tahu. Kalau hat yang tiba-tiba,
haa yang itu beli, ini beli. Haa itu yang, maksudnya... Tapi, sekarang ni dah celik
sikit lah sebabnya, ye lah, kita bising, kan. Sebab kita bising. Apa you beli
bangunan macam ni, macam ni, macam ni. Kan? Kenapa tak involve kitorang,
maknanya, stage by stage lah daripada progress sampai siap involve kitorang,
lepas tu kita tengok lah apa yang kecacatan untuk outstanding yang patut dibuat,
dia tak buat, haa macam tu.
Encik Jalil - UTHM
Jadik, maknanya, property punya process ni macam Azan cakap A to Z tu kita
kena tahu dan kita kena monitor dia baru lah, kalau A-M-Q-Z.
Encik Faizal - Tabung Haji
Kalau dia pergi Z terus lagi sakit.
Encik Mat Tawi - UTHM
Dia terputus. Dia tak macam kalau kita tengok dia memang contrast dengan Shell,
ea. Sebab Shell ni dia ada strategic kat corporate property.
Encik Jalil - UTHM
Framework dia tu lah kot.
Encik Mat Tawi - UTHM
So, Jolene dengan colleague dia ni kat sini, dekat tactical, baru lah dia pass dekat
orang yang operational. Whereas yang ni, dia memang terputus antara corporate
real estate dengan orang yang operational, tactical. Orang yang knew, maybe
politically motivated apa semua, kawan dia kata,”Kau boleh beli tak bangunan
tu?”
Encik Ahmad Kaseri-UTHM
Dia main beli je.
Encik Mat Tawi - UTHM
Kawan tu pun beli, lepas tu serah kat kawan ni.
Encik Faizal - Tabung Haji
Macam Hospital Colombia, PJ yang tengah progress kan, develop kan, tu pun saya
try turun, saya pergi tengok, ye lah, hospital punya dia design kan memang
confirm lah hospital tu dia akan sewa sampai bila-bila, kan. Tapi dari segi
maintenance, dia tak tengok untuk piping sempit-sempit semua, kat situ. Jadik
akan datang, kos tu bertambah lah. Nak kena pecah, besar kan. Impak impak tu
yang kata macam tak sepatutnya begini design kan. Selalu yang kami hadapi
macam tu. Tu yang saya cerita issue...
Encik Jalil - UTHM
Tak communicate.
Ms. Jolene - Shell
That’s why we actually involve our team, for example, from strategic
_________________ this, I mean before we start the ______________________ projects, we’re
involved in their projects meeting. So, we know what they’re going to do in terms
of master plan, stuff like that. And then, they hand over to us. And after that, when
we develop project fit out, we will get our facilities team to get involved in our
project meetings. So they understand what are we...
Encik Jalil - UTHM
The problems
Ms. Jolene - Shell
Yeah.
Encik Faizal - Tabung Haji
Haa, itu sekarang berlaku. Baru sekarang berlaku yang tu. Setelah kami, kami
orang kata apa, kami tengok kelemahan-kelemahan tu, kami bincang balik dengan
GM. Lepas tu, GM pun berbincang dengan GM-GM.
Encik Jalil - UTHM
Berapa banyak GM ada.
Encik Faizal - Tabung Haji
Yelah. Melampau banyak sangat nak ___________________
Encik Ahmad Kaseri-UTHM
Biasa lah tu.
Encik Faizal - Tabung Haji
Lepas tu baru lah, baru lah diorang apa ni, setuju lah, tarik kami untuk involve
apa-apa projek yang baru. Kalau tidak, sebelum ni, macam tu lah huru-hara lah
diorang. Tapi sekarang, Alhamdulillah lah, ada lah improve sikit, ______________
insaf lagi.
Encik Jalil - UTHM
Itu kena hantar pergi Haji dulu tu. Pergi Haji bagi insaf dulu.
Encik Faizal - Tabung Haji
Kalau pergi Haji tiap-tiap tahun pun jadik ____________________________________. Tapi
tulah, kita asset, orang kita kan, orang Islam kita, amanah tu, kat situ lah yang
kami boleh bagi, kan. Daripada situ pulak, yelah nak bagi deposit...
Encik Jalil - UTHM
Withdrawal ea, withdrawal.
Encik Faizal - Tabung Haji
Aa. Betul lah. Macam dia bagi 8% tu, zakat dia kira besar, banyak, tolak-tolak
zakat lagi, kat situ lah. Tapi, untuk pelaburan hartanah ni memang banyak jugak
lah daripada pelaburan investment yang tu kan, saham ke apa.
Encik Mat Tawi - UTHM
Berapa percent?
Encik Faizal - Tabung Haji
Tak tahu lah. Yang saya dapat tahu, sekarang ni, nak ke 4 ke 5 billion lah dia
punya...
Encik Jalil - UTHM
Asset?
Encik Faizal - Tabung Haji
Keuntungan. Asset dia, around 60 billion kot dia punya asset. Tapi, sekarang kita,
hat yang untuk sewa-sewa tu rasanya tak salah saya lah, dalam 2 billion macam
tu. 2 ke 4.
Encik Jalil - UTHM
Setahun? Banyak nya. __________________6, 7%.
Encik Faizal - Tabung Haji
Tu lah. Penyumbang besar ni.
Encik Jalil - UTHM
Kena jaga Shell.
Encik Ahmad Kaseri-UTHM
Kena naikkan rental siap-siap lah.
Encik Faizal - Tabung Haji
Tu lah. Doa lah. Harap-harap Petronas pulak masuk kan.
Encik Jalil - UTHM
Okay, jadik sekarang kita pun dah dekat pukul 1. So, setakat ni, saya nak wrap up
sikit lah apa yang observation daripada apa saya nampak daripada discussion
kita ni dan jugak sebelum-sebelum ni yang saya pernah involve, company tu akan
lebih well-managed kalau dia punya structure tu ataupun framework real estate
tu daripada A to Z lah. So, sebab biasanya property ni sakit dia buat bangunan
cantik and then end up kita dapat, nak manage susah sebab benda dia, real estate
ni long term. Dia tak flexible macam, hari ni beli, esok boleh jual. Dia take years
sebab tu banyak legal implication lah. Kalau kita nak case yang terdekat, kita
boleh tengok contoh dalam government punya projects, contoh macam; Putrajaya
– maintenance cost very high because of the design and all the sort of thing lah.
Itu pun mungkin antara isu dia, takde input yang complete tentang maintenance
side lah. Okay, another thing is that, macam Encik Zul cakap tadi, real estate ni
kita tak boleh stagnant, static, jumud sangat tengok daripada segi tengok
bangunan, maintain. So, I think, the way forward to go is, what the real estate can
do better lah. In terms of, proactive, strategies dia, investment side, and then,
project. Ataupun, dia generate profit jugak, land, how to develop. Because, there’s
a good will there, based on my experience. Contoh, di Australia, Testra dah buat.
Macam dia nak control cost, dia even, dia space charging. Dia charge whether
department ni, dia buat __________________berapa hundred k, you manage this place.
Kalau you ada kerugian, you penalty. That sort of lah, so nanti company tu,
dalaman sendiri dia akan manage macam company. So, itu partly lah. Lagi satu,
macam dia ada plan besar. Developer, apa potential income dia boleh dapat
daripada tu. JV lah, that sort of. Lepas tu kalau macam in terms of productivity
based on framework yang saya bagi tu, elemen-elemen tu, diorang dah basically
diorang touch hampir semua. Kita mungkin touch in terms of cost reduction.
Which is cost reduction is one of the seven elemen yang diorang ada: promote
marketing and sale. There are a lot of thing yang diorang dah touch which is
kalau, it’s a good, kalau kita boleh cover all the area lah. They increase of value,
macam mana. They promote marketing macam mana. They increase productivity
macam mana. Dia punya innovation macam mana dia design. Di sana, dia dah tak
pakai konsep macam dia panggil spaghetti management lah. Dah tak ada boss
duduk level satu-satu floor, dia punya dah tak ada. Meja boss, dua hari ni, kerani
duduk. So, dia dah very advanced level.
Encik Ahmad Kaseri-UTHM
Very organised lah.
Encik Jalil - UTHM
Organisation dia dah tak macam government lagi lah. Macam hierarki dia tu dah
ni... So, I think, the way forward kepada newcomers ataupun bosses yang dah ada
kat sini is to change a bit of paradigm in terms of how we look towards this real
estate lah. Saya pun nampak prospect yang besar untuk graduate real estate
instead of macam kat UTHM tu, masuk ke valuation company...
Encik Ahmad Kaseri-UTHM
Satu bidang aje lah.
Encik Jalil - UTHM
Aa. This corporate real estate yang I think kita ada dalam 900 companies dalam
listed companies. Itu dalam main market lah. Yang memerlukan dalam each
company perlukan sorang atau dua orang, itu dah thousands kita perlukan yang
grads untuk masuk. Macam yang ada kat sini ni, basically banyak yang muda-
muda lah macam saya tengok di Gas Malaysia ni Puan Noraizura ni pun baru grad.
Tapi dia lead untuk Gas Malaysia punya property division. Dulu kawan saya dulu,
Amanah Raya, dia setup REITs. Whole Amanah Raya punya, dia je dia punya
kepala. Baru grad, and then, boss suruh setup all those REITs. Haa, REITs tu pun
another area yang property people boleh venture lah. Tapi, itu different issues
lah. So, banyak lagi sebenarnya benda nak discuss tapi mungkin kita akan follow
up dan keep up-to-date. Saya akan cuba come up dengan, mungkin lah kita akan
come up dengan regular meeting ke, once a year ke, in case orang real estate ni
boleh come up some sort of not society and whatsoever tapi kita nak ada
knowledge sharing tu supaya kita moving forward to same direction. In case
government, next time nak impose anything towards asset issue, kita boleh ada
one voice. So that, takde lah too secretive sangat nanti ada kerugian. Macam tadi,
Ms. Cheng Ni ada propose CoreNet Global, one of the platform yang kita boleh join
lah. Dia ada CoreNet ni, corporate real estate global network...
Encik Ahmad Kaseri-UTHM
Mungkin boleh cuba cerita sikit
Encik Jalil - UTHM
Mungkin you dah nak initiate Malaysian chapter, boleh share sikit?
Ms. Ang Cheng Ni - Shell
Yeah, sure. Basically, we have approached by CoreNet, it’s a Corporate Real Estate
Network Global. They have requested us whether there are interested to set up a
chapter in Malaysia for all the professionals, corporate real estate professionals
as well as service providers. So, we’re thinking of getting an initial meeting set up.
I think it’s early October, you know, on how to discuss how do we set up this real
estate session. Basically is, a venue to discuss, to share about our knowledge
sharing about corporate real estate within Malaysia. So, it’s working out. We
already have a chapter in Singapore, in Australia. The nearest is Singapore. So, we
just think that it’s useful to have one in Malaysia. So, to get everyone to gather you
know. For the corporate to discuss.
Encik Jalil - UTHM
Saya dah join dah CoreNet Global ni sebelum ni as a student member. Tapi dalam
tu dia ada chapter in each kita type ada mana Australia, UK semua, dia akan
keluar mana members yang ada kat situ and then kita boleh contact dia, dia ada
network dalam tu. Kita ada banyak knowledge, research yang diorang dah buat
paper everything is ada dalam knowledge session la untuk members. Jadi, dia ada
rank dia lah: corporate members, graduate members, academics. Jadik dekat situ
saya rasa bagus lah platform. So, dekat sini, saya ada jugak contact-contact, e-mail
apa semua. Nanti mungkin kita boleh come up dengan satu database ke and then
kita boleh meet together. Ye lah, pasal saya pun Batu Pahat kan. If once a while
boleh lah. Tapi kalau siapa yang ada di KL ni, mungkin boleh meet up sesekali.
Kalau nak turun Parit Raja, Batu Pahat pun, welcome. Sesekali keluar daripada
KL.
Encik Ahmad Kaseri-UTHM
Pergilah kampung.
Encik Mat Tawi - UTHM
Kita banyak kerepek.
Encik Jalil - UTHM.
Haa, kerepek, asam pedas ke, nasi briyani.