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 Unprofessional subsale agent

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TSRigerZ
post May 17 2026, 05:09 PM, updated 2d ago
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Overhauling the topic as I have already gone through the initial house hunting process, and now focusing on a new topic

Edit 31/8: Long story short, I am currently stuck with signing the Offer to Purchase (OTP) letter because the draft OTP from the agency seems incomplete and some T&C are contradicting.

Meanwhile the selling agent has been impatient, disrespectful and rude during this stage of negotiating and clarifying the OTP. I want to engage another selling agent but they want me to terminate the current agent's services first.

Is it as simple as just cutting the first agent off by text and continue with the second agent, or are there some other things to consider? I have not signed anything or made any payments.


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This post has been edited by RigerZ: Yesterday, 06:06 PM
rx330
post May 18 2026, 01:18 PM
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1. Yes, developer track record important

2. Very common, regardless of price range

3. high floors are more exp

4. I was considering a studio during 35/36, was single that time, but end up I bought a 3 bedder, gotten married shortly after

5. My condo also influx with foreigner, but not some thing that matters to me, Koreans and jap milfs are fine for me

6. Take all their advice with a pinch of salt, decide yourself and do your own homework
TSRigerZ
post May 18 2026, 10:01 PM
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QUOTE(rx330 @ May 18 2026, 01:18 PM)
1. Yes, developer track record important -- If it is normal for project launches to have lots of delays, then how does it relate with developer track record? Or do you mean there are certain developers who ALWAYS delay launches, while some only have occasional delays?

2. Very common, regardless of price range

3. high floors are more exp

4. I was considering a studio during 35/36, was single that time, but end up I bought a 3 bedder, gotten married shortly after -- did you decide getting a 3bedder because of "just in case" ? or you just didnt give up on finding a partner?

5. My condo also influx with foreigner, but not some thing that matters to me, Koreans and jap milfs are fine for meunfortunately the foreigners I'm surrounded by are not the good looking kind

6. Take all their advice with a pinch of salt, decide yourself and do your own homework -- what homework do you mean? homework on the property or the agent?
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Appreciate your direct answers! Got a few follow up questions I've added above.
UncleRoger93
post May 18 2026, 11:24 PM
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QUOTE(RigerZ @ May 18 2026, 10:01 PM)
Appreciate your direct answers! Got a few follow up questions I've added above.
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My humble opinion,

1. Due to global issues now, many might hold back awhile to see how it goes, too many uncertainty nowadays and they are unsure how to price their products.
Especially if smaller scale developer they will likely hold back due to increasing cost, if they price wrongly and sell out while raw material increases, that's it la.. If factor in all uncertainty launch and sell higher and still no takers, that's it la...

6. A video by staywokeprop put it quite nicely - Agent incentive alignment is different from us as buyers, of course they will tell you what you want to hear to close the deal ultimately. As buyer with the long term commitment, do your own due diligence and spend time to study the on-going rates in the vicinity, know the place before placing any down payment or deposit... That house is going nowhere... chill
rx330
post May 19 2026, 11:07 AM
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QUOTE(RigerZ @ May 18 2026, 10:01 PM)
Appreciate your direct answers! Got a few follow up questions I've added above.
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1. Most big players are quite ok with their track record, of course there is occasionally some hiccup, but new players higher risk
by purchasing sub sale, or close to CCC ones will have lesser of such risk, but u wouldn't have the so call early bird discount. Some of my recent purchases have been bumi releases

4. I gave up trying to be single, and studio units really quite unrealistic to live in, unless you really have budget constraints. For investment those days, I think it was fine, very low entry cost

5. ahh this one luck dependent then

6. on the property itself, there is too many agents ard, nothing much can be done about it
anakkk
post May 19 2026, 11:13 AM
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what do you mean by delay launch? like launch phase by phase?

if you know someone as agent, it is better, most agents follow bank evaluation.
TSRigerZ
post May 19 2026, 07:49 PM
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QUOTE(UncleRoger93 @ May 18 2026, 11:24 PM)

6. A video by staywokeprop put it quite nicely - Agent incentive alignment is different from us as buyers, of course they will tell you what you want to hear to close the deal ultimately. As buyer with the long term commitment, do your own due diligence and spend time to study the on-going rates in the vicinity, know the place before placing any down payment or deposit... That house is going nowhere... chill
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I've browsed his channel but I cant find any video about agents or buying subsale

QUOTE(rx330 @ May 19 2026, 11:07 AM)

6. on the property itself,
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Apart from looking at google reviews, I really dont know what other due diligence I can do. I mean I cant simply walk in sesuka hati and survey the place, talking to the residents kan. Or if you can give some pointers on where/how I can go about then I probably can continue from there.

QUOTE(anakkk @ May 19 2026, 11:13 AM)
what do you mean by delay launch? like launch phase by phase?
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The entire project launch delayed lor. Registration pun havent open
anakkk
post May 20 2026, 08:05 AM
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QUOTE(RigerZ @ May 19 2026, 07:49 PM)
I've browsed his channel but I cant find any video about agents or buying subsale
Apart from looking at google reviews, I really dont know what other due diligence I can do. I mean I cant simply walk in sesuka hati and survey the place, talking to the residents kan. Or if you can give some pointers on where/how I can go about then I probably can continue from there.
The entire project launch delayed lor. Registration pun havent open
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I see, most probably the developer already see the slow down of property market.
Stitchie
post May 20 2026, 11:47 AM
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QUOTE(RigerZ @ May 19 2026, 07:49 PM)
I've browsed his channel but I cant find any video about agents or buying subsale
Apart from looking at google reviews, I really dont know what other due diligence I can do. I mean I cant simply walk in sesuka hati and survey the place, talking to the residents kan. Or if you can give some pointers on where/how I can go about then I probably can continue from there.
The entire project launch delayed lor. Registration pun havent open
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check property reviewers online, take note of the different projects under the same developer, whether they have consistent good projects or not.
look at location, layout / design, material quality etc.
can also look at rental rates, maintenance and other many factors which can help.
Property purchase is not a quick process, i started researching since a year ago, and the more i research the more i realize i need to find out only then i feel comfortable buying a house for myself.
submergedx
post May 20 2026, 11:59 AM
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QUOTE(RigerZ @ May 19 2026, 07:49 PM)
Apart from looking at google reviews, I really dont know what other due diligence I can do. I mean I cant simply walk in sesuka hati and survey the place, talking to the residents kan. Or if you can give some pointers on where/how I can go about then I probably can continue from there.
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Not sure what projects you're looking for but for example, you can find Rainfora by Trinity Group https://forum.lowyat.net/topic/5378400 members discuss at every details you can scroll from page 1 to the end if you want to know more about project in lowyat

If you really like to place, can appointment with agent, and let him bring you for a guide
rx330
post May 20 2026, 12:10 PM
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QUOTE(RigerZ @ May 19 2026, 07:49 PM)
I've browsed his channel but I cant find any video about agents or buying subsale
Apart from looking at google reviews, I really dont know what other due diligence I can do. I mean I cant simply walk in sesuka hati and survey the place, talking to the residents kan. Or if you can give some pointers on where/how I can go about then I probably can continue from there.
The entire project launch delayed lor. Registration pun havent open
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try searching online maybe, or if u have enough circle of frens or even agents, but I doubt so in your case

go have the agent bring you to have a look 1st, get the unit number, talk to the guards, maybe say hi to the mgmt

linger ard the surroundings for a few hours, look at the amenities, pool gym how is it being maintained, see how easy accessing the place, is the security high?

have a look at the entrance during peak hours, how bad the traffic is

also go see the car park, request to know which is ur exact unit, and how far is the distance to the lift and how tight the car park space is
TSRigerZ
post May 20 2026, 10:32 PM
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rx330submergedxStitchieanakkk thanks for your inputs so far

New question #7: I found a prospective place, but the posting is using generic/stock photos instead of the actual unit, but have some actual photos of the outside (But I already saw some youtube videos of actual units).

A google search of the agency shows a lot of negative/scammer reviews. Price does seem a bit too good to be true as well.

I wonder why doesnt propertyguru/iproperty have a feature to red flag scammer agents and recommend genuine ones?
submergedx
post May 21 2026, 08:52 AM
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QUOTE(RigerZ @ May 20 2026, 10:32 PM)
rx330submergedxStitchieanakkk thanks for your inputs so far

New question #7: I found a prospective place, but the posting is using generic/stock photos instead of the actual unit, but have some actual photos of the outside (But I already saw some youtube videos of actual units).

A google search of the agency shows a lot of negative/scammer reviews. Price does seem a bit too good to be true as well. 

I wonder why doesnt propertyguru/iproperty have a feature to red flag scammer agents and recommend genuine ones?
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1.
I was once a renter a decade ago looking for unit for rent.
The agent modus operandi will not post actual show unit image(or they lazy im not sure)
Usually they will have multiple listing in certain project, so that they can:

"ohhhh, that one cheaper one already sold last weekend"
"let me show you another unit, with bigger size"
"that cheaper price one bare unit, fan and light also dont have one"

Just let your agent know because this is my first time and big amount purchase, please bear with you that you need more time and efforts to do all the homework, i think most agent will understand and walk you through everything, if the agent are inpatient, think you are just a newbie in property and try to sweet talk, just say bye bye and engage another one after no harm.

2.
No la where got scammer feature one, they all paid hefty amount to propertyguru and iproperty, they are the tauke actually :lol: :lol:
If you want to due diligence, can always find their REN and google it or facebook search it, if got scam or non-healthy activity sure got people publish their info one
And you wouldnt know what are their intention or attitude until you meet with them.

Under a project will have multiple agent companies major in that building, so you feel insure with agent company A, you can always look for agent company B, i think the website(iprop, propguru) can show you which company agents has the most listing at that project
submergedx
post May 21 2026, 09:22 AM
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QUOTE(RigerZ @ May 17 2026, 05:09 PM)
1. Is it normal for new property launches to be repeatedly delayed, until 1-2-3 years?

2. Almost every prospective apartment/condo I've checked has bad Google reviews and complaints; mainly regarding lousy security, poor maintenance, bad management, poor build quality, etc etc. I guess this is the reality of choosing a home below a certain price range?

3. If an apartment/condo listed for sale has 1 or 2 units noticeably below the price of other similar units, is there a scam? For example,
USJ You One has 2bed 1toilet units at RM300k, but 1bed 1toilet units at over RM400k
The Regina has 3bed 2toilet units going for RM317k, RM477k and RM499k respectively

4. As I am currently 33, still single, and gradually, increasingly, doubtful of whether I will end up having a family in the near enough future, should I still consider looking for a multi-room apartment/condo just in case? Otherwise I personally feel more like just getting a studio unit.

5. The average price of an apartment unit at my place is around RM320-350k (all are 2/3 bed units) which I suppose relatively speaking is on the more affordable side. One drawback is the increasing percentage of foreigner residents here which I do not really like. I suppose this is the reality if I am looking for a similarly priced apartment with this many rooms?
My assumption is that foreigners would not prefer to stay in an apartment building if it were all RM350k studio units.

6. How can I know if a real estate agent is trustworthy? Google reviews probably not reliable as their own people will pump all the 5 star ratings to boost their company

Add #7: I found a prospective place, but the posting is using generic/stock photos instead of the actual unit, and a google search of the posting agent shows a lot of negative/scammer reviews on the agency. Price does seem a bit too good to be true as well. Avoid at all cost?
Will add on more questions if I think of any.
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1. Not normal, but possible. Delayed project developer will need to compensate you up to ten of thousand by timeframe.

2. Some development has many facilities/features need to fork out more budget to allocate their monthly expenses, hence the high maintenance fee. When you monthly paying RM200-400 but the facilities keep on failing, we as the buyer of course will keep on complain to ask management to improve on it, that's our right. A strong balance and check team MC community will improve the living within the management body.

3. Not a scam. Prices are different with each unit in a development. The price went up RM2-3k each floor getting higher. Facing garden view has more premium price than facing highway and high tension cable view. Smaller unit has lower price, unique layout(extra yard, balcony) has different price. Bare unit cheaper price, fully furnished will push higher price. Nowadays a lot bodo owners think they put a cheaplak furniture and bedframe, low-cost cabinet and sofa and call it a fully furnished unit selling you premium price, these are the units i'll avoid because obviously seller owner just want to use stupid cheap thing to mark up their selling price. You can compare bare and fully furnished price and see worth it or not.

4. One important thing, know what are you buying. Are you buying for investment? own-stay? For family?
Investment - doesnt care it is commercial or residential title, as long the monthly yearly ROI can have good return(more than 6%)
Own stay - dont choose serviced apartment, security is priority when i choose for own stay, i dont want stay with airbnb operators and strangers in and out all the time.
Family - 3 bedrooms min
Studio are fine for young single. But when comes to condo/apartment, the bigger the better. When i bought my first house i was thinking mehhh 2 rooms more than enough la, mana know suddenly got 2 kids, now 2 rooms mana boleh fit all of us 4, want to spend thinking to upgrade bigger unit headache yo

5. Foreigners or renters look for conveniences, mostly serviced apartment they considering. Got convenient store, laundry, fast food store downstairs which condo and apartment dont have. Hence it will come with commercial title building, more expensive water bill and electric bill than condo and apartment. Can refer to point 4 Investment or own stay.

6. You can't. You try to arrange appoint different company agents and walk with them, it's free, but will spend some time.

7. Refer to 6.


I might be wrong, hope anyone can correct me if im misleading anything.

This post has been edited by submergedx: May 21 2026, 09:26 AM
rx330
post May 21 2026, 11:01 AM
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QUOTE(submergedx @ May 21 2026, 09:22 AM)
1. Not normal, but possible. Delayed project developer will need to compensate you up to ten of thousand by timeframe.

2. Some development has many facilities/features need to fork out more budget to allocate their monthly expenses, hence the high maintenance fee. When you monthly paying RM200-400 but the facilities keep on failing, we as the buyer of course will keep on complain to ask management to improve on it, that's our right. A strong balance and check team MC community will improve the living within the management body.

3. Not a scam. Prices are different with each unit in a development. The price went up RM2-3k each floor getting higher. Facing garden view has more premium price than facing highway and high tension cable view. Smaller unit has lower price, unique layout(extra yard, balcony) has different price. Bare unit cheaper price, fully furnished will push higher price. Nowadays a lot bodo owners think they put a cheaplak furniture and bedframe, low-cost cabinet and sofa and call it a fully furnished unit selling you premium price, these are the units i'll avoid because obviously seller owner just want to use stupid cheap thing to mark up their selling price. You can compare bare and fully furnished price and see worth it or not.

4. One important thing, know what are you buying. Are you buying for investment? own-stay? For family?
Investment - doesnt care it is commercial or residential title, as long the monthly yearly ROI can have good return(more than 6%)
Own stay - dont choose serviced apartment, security is priority when i choose for own stay, i dont want stay with airbnb operators and strangers in and out all the time.
Family - 3 bedrooms min
Studio are fine for young single. But when comes to condo/apartment, the bigger the better. When i bought my first house i was thinking mehhh 2 rooms more than enough la, mana know suddenly got 2 kids, now 2 rooms mana boleh fit all of us 4, want to spend thinking to upgrade bigger unit headache yo

5. Foreigners or renters look for conveniences, mostly serviced apartment they considering. Got convenient store, laundry, fast food store downstairs which condo and apartment dont have. Hence it will come with commercial title building, more expensive water bill and electric bill than condo and apartment. Can refer to point 4 Investment or own stay.

6. You can't. You try to arrange appoint different company agents and walk with them, it's free, but will spend some time.

7. Refer to 6.
I might be wrong, hope anyone can correct me if im misleading anything.
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I have known cases of delayed key handing with no late payment
the developer forced the buyers , in a sense either all go down together or win win, but u wait till I finished the project
some willing to sign, some not willing, so it depends

in normal SPA I remember after 3 years, its 8% per annum

whereas I got a fren who manage to win the lawsuit, and got compensation for almost 1 : 1 the unit he bought, excluding lawyer fees
TSRigerZ
post May 21 2026, 10:46 PM
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QUOTE(submergedx @ May 21 2026, 09:22 AM)
1. Not normal, but possible. Delayed project developer will need to compensate you up to ten of thousand by timeframe.
*
How to compensate when its the launching registration that is delayed

QUOTE(rx330 @ May 21 2026, 11:01 AM)
I have known cases of delayed key handing with no late payment
the developer forced the buyers , in a sense either all go down together or win win, but u wait till I finished the project
some willing to sign, some not willing, so it depends

in normal SPA I remember after 3 years, its 8% per annum

whereas I got a fren who manage to win the lawsuit, and got compensation for almost 1 : 1 the unit he bought, excluding lawyer fees
*
What is "delayed key handing with no late payment" referring to? Bad agents?
What's the 8%p.a and lawsuit about?
rx330
post May 22 2026, 01:05 PM
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QUOTE(RigerZ @ May 21 2026, 10:46 PM)
How to compensate when its the launching registration that is delayed
What is "delayed key handing with no late payment" referring to? Bad agents?
What's the 8%p.a and lawsuit about?
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when u buy new development, the SPA will state delivery of keys in 3 years time, in most cases

if late delivery, developer will need to pay buyer interest rate of 8% pa
TSRigerZ
post May 24 2026, 08:08 PM
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#8: After a bit of further studying, I noticed subsale units at The Regina USJ1 are selling far below initial launch price.
Surely a property in such a prime location wouldn't depreciate so much, so soon?

#9: I read a Reddit post here that recommends renting at the prospective property for a year before deciding to buy it. I kinda understand the TS's logic in treating it like a "test drive", but spending a year's worth of rent and possibly having your targeted unit being bought by somebody else during that period.....

This post has been edited by RigerZ: May 24 2026, 11:16 PM


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Flu789P
post May 25 2026, 10:49 AM
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#8: After a bit of further studying, I noticed subsale units at The Regina USJ1 are selling far below initial launch price.
Surely a property in such a prime location wouldn't depreciate so much, so soon?

#9: I read a Reddit postbefore deciding to buy it. I kinda understand the TS's logic in treating it like a "test drive", but spending a year's worth of rent and possibly having your targeted unit being bought by somebody else during that period.....

The stated launching price might be 10% higher than the actual price they pay. It is not a prime location, the road and traffic condition is horrible. Leasehold is definitely one of the factor. I would prefer at least 2 rooms 2 baths for own stay in case family members come over. If budget is a contraint, I would choose "small size, higher quality" over a "large size, old, terrible building". You would want to know whether if the cockroach and lizard is a problem before you buy. Must check the bilik sampah see if you can accept the condition or not.
TSRigerZ
post May 27 2026, 09:19 PM
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Silly me. It turns out all these "too good to be true" units are lelong units.

#10. Is there any sort of general guideline/advice to preferably choose a subsale unit of xx years or newer?
Quite a number of potential places I see are already around 20 years old....
Anecdotal case, I have a friend staying in a condo that is only around 15 years old but had a major water leak episode
But of course, the newer the place I want, the further it pushes my budget

This post has been edited by RigerZ: May 27 2026, 11:10 PM
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