Land Banking: Secret Recipes to Wealth?
Land Banking has become very popular nowadays. This investment is traditionally reserved for the very rich; as they are the only ones who can afford to buy hundreds of acres of land parcels that cost millions of dollars. However, through a unique joint venture program, Land Banking is now available to within the reach of everyone. Now a number of companies have opened up this investment to a wider audience.
Whenever you visit the property fair, for sure you won’t missed name like Walton International Group, Land International, Strategic Land Investment, UK Land International and many more.
I was invited by a mutual friend to attend a talk by one of the top Land Banking company last week at Kuala Lumpur . Here is what I gather for about half hour talk.
What is Land Banking ?
Land Banking simply involves the acquisition of land, which does not enjoy planning consent, in advance of expanding urbanization. The price of an open space plot, not immediately subject to urban development pressures is low. When urban expansion occurs the land rises in value when planning consent is granted.
Land Banking is an alternative form of investment in solid ground whereby the investors are purchasing a piece of land collectively in Canada or America or UK . Each investor is required to sign sales and purchase agreement with land office in the respective country.
The way to make big capital gains in land banking, involves buying land in specific areas in the hope of future development.
It is exactly like what a local developer is doing in areas for instance Puchong, Damansara and the Mines . Land price escalated over the period via value-added process as well as natural appreciation. Mutiara Damansara of Selangor for instance was purchased by SCB Developments at RM15.88 per sq ft in 2000. It was subsequently sold at RM157.00 per sq ft in 2003. Enormous return with Land-Banking with 10X growth in 3 years! ( 6 Oct 2003- The Sun,)
How Land Banking work?
Stage 1
2-3 years of research on a particular potential land will be conducted. At the same time, analyses the demand of the land for residential or industrial needs for further development.
Stage 2
Upon confirming the potential of the land, the land banking company will acquire the land.
Stage 3
The land banking company will convert the land title and develop a master development plan.
Stage 4
Actively look for potential developer / buyer and sell the land with development plan to yield return.
In short, Land Banking is the process of acquiring a parcel of raw land or undeveloped land and enhancing the status of the land by formulating the concept plans and submitting the plans to the authorities for approval.
As the value of the land increases tremendously once approval is received from authorities, the land will sell to developers with significant returns.
“Don’t wait to buy land. Buy land and wait.” – Will Rogers
Advantages of Investing in Land Banking
Attractive Return - Walton International Group claimed their track record is above 10% pa(simple return). Many of Walton sales rep and managers are investors themself! Most of their sales are repeat sales and Asia region alone capture 50% of the sales total sales Volume.
Portfolio Diversification - land banking investment offers an opportunity that isn’t directly correlated or tied to the movement of other standard investments. This offers clients a unique opportunity to bring diversity to their portfolios
Minimum effort by Investor(Dummy Investing) – No Service or management charges to pay. Just invest one lump sum and wait for about 3-6 years to reap the expected return. It offers a hassle free investment because you pay your initial investment, and you don’t have to think about it until exit. Very suitable for who do not have the time/education/patience to study and do research
Land is a finite resource- The key to land investing is to buy in countries with a shortage of land and a growing economy and population that will make prime land locations rise in price as they are developed
Disadvantages of Investing in Land Banking
(What “they” prefer Not to Tell You in details)
Minimum Liquidity – You are expected to hold the investment minimum for 3-6 years for the land price to appreciate. Early exit will result loss.
No guarantee on Exit - Companies operating these schemes are seeking investors to buy plots of land in areas which HAVE NOT YET been granted planning permission. There is no guarantees on how soon developers will buy over the land. Estimates by landbanking companies range from a period of three to eight years, to five to seven years.
Basically the companies will apply to convert from agriculture to Commercial land status from the Government. Government may changed their policies anytime.
Land is located Oversea – You do not know the real value of the land, except the promise of the marketer that no investor had sold the land at a loss.
Land banking is unregulated , and thus falls into a legal grey area. This could pose problems if disputes arise between companies and individual investors. You cannot complaint to Central Bank of Malaysia (Bank Negara Malaysia) for dispute as land banking is not under its purview.
In November 2006, UK landbanking company, Land Heritage (UK) closed down after an investigation by the Financial Services Authority. Its 700 investors were not refunded.
There is NO perfect Investment . Therefore Investors need to do their due diligence before investing.
As my property guru, Milan Doshi, always say all is depend on your Unique Investment Profile!
For those who have experience in Land Banking , please share your feedback on the comment below.
Related posts:
- Land banking is A Scam?
- Land Banking-Central Bank of Malaysia Raids Walton International Property Group (M) Sdn Bhd!
- Land Banking Investment – All You Need to Know Before Investing
- Unit Trust: Secret Recipes to Financial Freedom
- Sukuk 1Malaysia 2010 With Guaranteed Return of 5% per Annum
Land banking investments is possible to help to diversify risks in an overall portfolio. However, investors should consider such an asset only if they have a medium to long time horizon and have already set aside sufficient savings to satisfy their liquidity needs.
Another advantage I found about land banking is that it is a medium- to long-term investment, so consumers may be able to avoid the constant worrying they experience when they invest in financial markets.
If you are keen to invest in Land Banking, the followings are some pointers that you should look out for:
(1) Firm’s reputation.
(2) Land’s location.
(3) Economic conditions.
(4) Track record.
(5) Exit strategies.
hi JonQ,
Do U sell Land Banking?
TQ
cheers,
alan
wyndson has feeback..
hi,
Some of the UK land banking group that are still operating in Malaysia has already
forced to close shop in UK by the government.
guardian.co.uk/money/2008/aug/09/scamsandfraud.moneyinvestments
guardian.co.uk/money/2008/jun/07/scamsandfraud.consumeraffairs
guardian.co.uk/money/2008/aug/02/property.scamsandfraud
news.bbc.co.uk/2/hi/programmes/moneybox/7441835.stm
regards,
wyndson
hi! Everyone,
Be careful when investing in Oversea!
This vehicle is for the RICH…who can sleep peaceful at night even their investment is complete wipe up!
Buyer beware!
Cheers,
alan
have anyone had encounter w this company owned by 2 sporean ladies..jardin smith int or something like tt.
they had a promo session at sunway resort hotel.
they were promoting land at durham Uk at tt time..
was tempted to sign up, but my parents were against it.
so alas i just collected the free isetan vouchers they gave and free gift from harrods..
still worth my petrol n parking cost la..
but i’m just curious if anyone had any encounter w them and whats the status now.
KC Chew has feedback:
Personally, I would invest in land banking only as a last resort.
Land banking is purely for capital appreciation, i.e. buy-low-sell-high type of investment. Your money will be tied down for several years without any interest, dividend or rental income.
I would prefer to put money into Real Estate Investment Trusts (REIT) or in brick-and-motar properties. Liquidity is also available in REITs.
Hi Get Rich Frens,
I like to invest in the share market to get better return but it is always the high
risk and high return tool. I have never invest in REITS, I do not very clear in this
field. May you all tell me more on this REITS. Normally I can see REITS have a very
good DY and stable price such as Qcapital, Stareit, BSDreit, Hektar and many more.
All these are have at least 6% DY (from star paper). Is these figure real? Do the
nice DY continue to perform well? Which is the best REITS? Tell me more please.
Always See You At The Top. =)
Best Regards,
Alvin YeohCS
Some land banking are risky also as they are located in the green belt and subject to Govt approval and may take years to approve.
Yes, they are good capital appreciation investment but you need to hold for many years without returns as mentioned by Chew and they are not very liquid. But with that kind of value, sometime we can buy some land here in the rural area and hold, and we control it.
I invested before, return is good but if i factor in my lost investment opportunities due to the liquidity….well…not that attractive. I sign a form to sell my unit in July 2007 and only get partial money of abt 30% in Mar 2008 and the balance of 70% in end July 2008. That 1 year itself no return. If put in the FD at
least still got 3.5%pa yah.
So be prepare to put your money there and wait as most of the time you are not in control of the investment unless you are prepare to dispose at a lost or cost during emergency but still need to wait. Other countries’s law are different.
hi,
I been to their talk. They will talk very good things why U should invest…So good till my wife sign UP.
Like they say buy & forget it.
no regret
If you pay $100 for something that is only worth $2 then capital appreciaton doesnt get your money back until you are long dead. Even then inflation will destroy any benefit. The facts say with plot land banking most of your money is going towards a future service that almost certainly wont be delivered. If it is delivered it almost certainly wont be successful. Most of your money is NOT invested in the land. The true value of the land is much lower than what you pay UNLESS the land gets planning permission and its pretty certain it wont.
There are three key questions to ask yourself.
1: If I could sell this plot today on the open market what will I get for it ?
2: What is the latest date that they will apply for planning permission on this land.
3: If the company should fail how do i get planning permission and sell my tiny plot and get my money ?
Some people buy magic rocks , some people believe in father christmas, some people buy breast enhancement cream, some people buy land banking plots.
Some people like to believe in magic and they like to believe the magic favours them. Some people despite all evidence to the contrary continue to believe in things that dont work.
All scammers understand this and thats why a certain portion of any population is open to being cheated.
hi Mrock,
Thanks for your comments.
Just wanna add, a lot of people are NOT aware the currency risk also when they invest Land Banking. Even the Value of Land Banking investment is Increase but when US dollar is weak, then your Net profit maybe Even be NEGATIVE when you exit!
1) If sell today, you making a loss as this not liquid. Not a short term investment.
2) Need to refer the agreement when you sign up. The agreement maybe one sided because not regulated
3) Just say GOOD BYE to your money
Cheers,
alan
Look like even Top Investment Bank-Kenanga Investment Bank Berhad also promoting Land Banking.
KenWealth also provides the opportunities to yield return from overseas land investment. Our lands banking partner – Walton International will assist you to invest in oversea land and ensure that the piece of land is generating revenue to your investment.
kenwealth.com/web/Nav_LandBanking.asp
A lot people must have make money then.
Just found a very interesting discussion on Land banking here http://forum.lowyat.net/topic/836799/+0#entry21193568
[...] This is what i extracted from papers recently. I have write a very detail on Land Banking Investment here. [...]
I agree with Alan.
Land Banking is a very personal investment. And when i say personal, it means that you should be very aware of the current affairs of land banking and on top of that, the companies you’re investing with. I can assure you that without due diligence, you will never see your money come back. There are scam companies out there, but there are also the real deals.
Francis has a good point too. Dealing with UK Land is a little tricky considering it’s greenbelt land. But the returns are high if your company is wise enough to invest in the correct land.
and oh to Nurul, i don’t think Jardin Smith are owned by 2 ladies. Anyway just to share, i recently bought a plot in North Bitchburn (Dunham). Did alot of checking on them and the companies they hire to scout the land. Which is a pretty top notched company in their field of expertise btw. All in all i can only suggest that you do your homework before any investment. Be 100% sure before investing. Don’t let even that 1% of doubt cloud your mind. Cheers.
PS: Please do be offended by my comment. Take it lightly. It is afterall, my personal opinion & experience only.
Yes, Tyson gave some advice that is worth taking note on investments. My personal take is that there are wolves out there. The reason why there are scam companies trying to engage people to invest in land is because they themselves know that the returns for investing in the right land is attractive. And they just have to twitch what they say to attract customers.
But as investors, we got to be extra careful to not be taken in that easily. There are companies that can still be trusted, despite the increasing number of scam companies. My relative invested in a plot of land in UK last year. If i am not wrong, it is also with Jardin Smith in Shrimps Field. Initially i was quite taken aback because she is risk-adverse. But according to her, she did alot of checking and research on her own to see if it was really worth the risk. Her verdict – it was. Apparently, Jardin Smith hires companies to protect themselves and the customers too. In case of any thing that could go wrong, the customers rights are protected by law firms that are known in UK. That assured her a bit more.
i believe that there are probably other companies that are also safe to invest with. However, from my limited knowledge of companies, Jardin Smith seems proven (to me) as of now.
To Linda:
But it seems to me that Jardin Smith is not regulated. If you’re gonna invest, i suggest you do the checkings yourself instead of hearing from other people. Don’t get me wrong, i’m not trying to say you can’t trust a kin but well. Its a pretty big sum of money we’re dealing here.
To Tyson:
I am just suggesting that this is (as of now) the only LB company that i have heard good reports about. There could still be others. And boy, yes, it is a huge amount of capital. I suppose whoever wants to invest in a plot of land should check on the land and what the land authorities say about it too. It’s more than just about the company. Who knows, maybe the company itself is a victim of some other person’s crime when they bought the land to sell to public.
But that being said, it’s just my opinion that any investor should have an open mind, hear from people, but still make his own judgment based on what he thinks is good and profitable.
Walton is pretty established too. I have recently made some investments there. Been around for a decade if i’m not wrong. UK Land Banking is a little tad tricky. there are real wolves among the sheeps out there. but with the financial recession this year, i doubt i’ll have the finances to invest.
good luck to everyone who’s intending to invest!
I beg to differ, i think with the current financial crisis, it would be beneficial to invest. just need the capital. Cos all the prices are dropping since there is a drop in the demand for it.
But that would just bring up the question again of what should people invest in to gain the most profit. Isnt that what investments are all about?
thats a good point i’ll agree to that. it’s in the time of recession that people should actually invest when price is low on everything. just a side note to be careful when you do investments, after all it carries risk. and sometimes, alot of it.
Trust me that of all land banking companies, Walton has delivered to all my investments and only the frustrated or unlucky ones are it’s critics……..full stop!!!
A few things on UK land banking.
Nice discussion on UK Land Banking here.
skeptics.org.uk/forum/showthread.php?t=2396&page=3
They put the chances of getting any money back on a land banking investment at between 1 in 3750 and 1 in 250,000. Almost every real investment offers better returns and they seem to reach the conclusion UK Land Banking is probably a scam.
Profitable Group has rebranded its UK Concorde Village Hounslow site to Lower Feltham Lakes. Perhaps because Concorde crashed and burned and no longer operates or maybe because there is a fair amount of negative internet traffic on Concorde Village.
See here for news on the latest attempt to get this site moving.
hounslowchronicle.co.uk/west-london-news/local-hounslow-news/2009/03/11/feltham-gravel-pits-plans-met-with-mixed-feelings-109642-23119666/
Doesnt look like anything will happen specially in 3 years as estimated here:-
youtube.com/watch?v=K43f-jvMG2o
A company called European Mediation Ltd based out of the UK which was offering people who purchased Land Banking plots and boiler room shares the chance to get their money back for a 10% fee has also recently been discovered to be a scam.. They work off suckers lists where they figure if you have been scammed once you will likely be open to being scammed again.
This link shows the Newspaer investigation
mailonsunday.co.uk/money/article-1138697/TONY-HETHERINGTON-My-failed-search-elusive-Mr-Garlick.html
And this link shows the winding up
creditman.biz/uk/members/news-view.asp?newsviewID=9682&id=1&mylocation=News&chksrc=NNow4251
Folks, I live in Alberta where this all started for Walton and have been following these guys closely for 15 years.
It’s this simple;
They buy (or option) land at a specified price.
They sell it to their ‘investors’ for around 4 or 5 times more than what they paid for it ensuring the principals make big $’s no matter what happens (well over a hundred million dollars this particular family has made in the last 15 years or so doing this… and their ‘wealth’ has ‘persuaded’ many influential types to ’support’ them).
If the value of the land increases, over time, to greater than what they sold it to their investors for, than the investors make money (never mind what Walton paid for it, remember, they’re paid out handsomely already with the investment $’s coming in…despite them telling investors that ‘they keep some skin in the game’, usually continuing to hold 5% to 10% of the land themselves to appear to be ‘aligned’ with the investors’ long-term appreciation hopes and dreams).
At any rate, that’s it…that’s the deal, no rocket science here.
They’ll tell you that they ‘add-value’ thru land use planning etc, etc, but they do very little here and it would never push the value to the heights they need so that investors could make money.
The reason investors have made money in the past is simple, and very fortunate for Walton (because I don’t believe these guys had a crystal ball and were more ‘lucky than good’). They sold investors over-priced Alberta real estate before the boom, land values exploded (no thanks to them), which saved their ass and early investors made some dough.
If you think they can do it again…pay them up-front and invest. If you want to invest in real estate ‘at-cost’ (where management gets get paid on the back-end like the investors), then there are plenty of substantially better deals out there.
And now, given that we’re in a recession, there should be some solid land-banking opportunities. But be careful…take a look at when they acquired their land positions. I beleive walton’s pitching Arizona right now (not unlike some prudent ‘vulture funds’, problem is, it’s not opportunistic with Walton because they bought the land at the height of the boom and now they’re just trying to unload it….at a significant profit to them, and a long, long, long, long, long wait for the investor until land values appreciate to over and above what they’ll sell it to you for today.
P.S. Last I heard was that they made so much money from financial planners selling their product (because they pay a HUGE commission, similar to their margins) that they turned around and bought the financial planning firm outright paying $10’s of millions for a sales force…effectively with their clients own money!! Beautiful!!
Thanks Albertaboy,
Have you been following Walton’s activities in US Lands? Is it a good time to invest there inspite of the Credit crisis or Credit crunch and record foreclosures of landed properties that are dirt cheap?
Which is better Canada or US?
All landbank investors must know that TIME is the only Risk and is all about long long long wait as what you term them!
Lorenzo,
You are absolutely correct…TIME is the only risk. There’s no question that almost all land holdings will be worth more at some point in the future, but is it going to be in 5 years or 50 years?
To answer your questions, let me start by saying that these are only my opinions and I do not specifically know what land investments you are speaking of and/or what they are currently selling, other than the brief look-see I’ve had with their Arizona property.
First off…Canadian values did not get hammered the same way that U.S. values did which would suggest that there’s more ‘opportunity’ in the American market. If I was buying property (and I am and I do), I’d be inclined to bargain shop in the U.S. although the Canadian market is likely more ’solid’ right now.
That said, I almost certainly would NOT be buying from ANY land-banking outfit unless I was able to ascertain that the price I am paying is ‘at-cost’ or only modestly marked up, say 10% – 15% max, to cover off some corporate costs, not grossly marked up 200% – 300%+ to make enormous profits off the backs of the investors on the front-end.
So for sure, invest is some real estate, just don’t be stupid in doing it and don’t believe that someone else is going to make you a bunch of loot because they’re ‘experts’…it likely just means that they’re only ‘experts’ at selling off their positions to un-sophisticated or un-educated investors who bought into the hype and didn’t investigate the deal or the company to the extent that they should have.
Albertaboy has raised some good points and as a layman, we have to do our Due Diligence when investing in Land.
I believe Canadian and US land investment is better than any of the UK lands marketing “Greenbelt” areas without approval or track records.
Transparency is what I trust! and Luck plays a part like they say “early bird catches the best worm”
What good investment with regards to LandBanking can you recommend?
just for info.
I have a friend who invested in a big chunk of land in Malaysia after 23 yrs. The land has appreciated but now his biggest headache is how to get rid of squatters? Unlike the Big boys in Calgary,AB who have all the legal and financial muscles to ward off trespassers or squatter. So in light of the 2 comparison, we have to give due respect to them like walton.
landbanking or landbankballs…………you decide.
“caveat emptor” is the right word for any investments!
Albertaboy’s comment:
“not grossly marked up 200% – 300%+ to make enormous profits off the backs of the investors on the front-end”. make sense as though Landbankers want to make very very big profits from investors. It should be on a win-win formula. Greed will have it’s downfall eventually.
Lorenzo,
I’m afraid I won’t recommend any companies to do business with, nor will I suggest you not invest invest with any one of them.
I don’t want to come across as promoting one company over another or be perceived that I’m just pitching for someone else or that I somehow have a vested personal interest in all this.
I think I’ve provided the sum total of my commentary for now. Good luck and good fortune.
albertaboy,
Tks. for your commentary well said. …………..Good luck and good fortune is the goal of many investors!
Some comments on the above
I dont think any company would live with 15% margins but I think 50% to 100% might be reasonable and still give some chance of getting money back in ten years. Sales commissions are high in the Land Banking business. Some of the UK land plots are marked up 1000% to 1500% over the original purchase prices! If planning permission were not granted you would still have to maintain the land and with a 1,000% markup, inflation and land maintenance fees you might never move into profit. We have squatters in the UK as well. If its your land you have to pay to get them off and clear the mess up. If enough of your co-plotholders get disillusioned and abandon their land then you might lose the land anyway.
Somebody above mentioned Shrimps Field Reigate
There is a Reigate council report here on land through 2020.
reigate-banstead.gov.uk/Images/Final%20SHLAA%20Document_tcm5-32460.pdf
and a post explaining this on this website here (comment 16)
propertyscam.org.uk/d6plinks/7NYCFK#comments
It doesnt look like Shrimps Field is going anywhere soon.
Anyone knows about JSI or Jardine Smith International?
I believe new UK land bank copmany established in 2005
I am a land investor and broker in Casa Grande Arizona. It appears to me that Walton is selling land it bought for $15,000/ac to its own (Asian) investors for $60,000-80,000/ac, when the land is now worth maybe $5,000/ac…can anyone enlighten me as to why anyone would invest in this?
Hi Landman,
Do have your a website? ……me puzzled too as why people want to buy or invest in land that is so expensive?
Who wants to live in the Arizona Desert and buy such lands? Maybe for all the world airlines spare aircrafts to be used as storage or retire there.
Hi Landman,
Probably they (W) bought at the peak but I believe you should know better on the latest land value at this point in time. I’ve NOT invested with them & Thank GOD for it.
Jason – Actually, there is great demand for land here…people in the north and east who are sick of the cold weather are retiring and moving here. We have a great small town that has a very high quality of life and therefore we are growing by leaps and bounds…it’s just that Walton is ripping off its own investors by reselling its own land (that will not be developed for many many years) to its own investors at a huge profit.
Hi landman,
Go to google and type Walton International buys 271 acres @ $13.4M in Eloy that works about %50,000 per acre and sells for double…go find out yourself. But the area has got potential development etc.
Surely, they have to make money for all the cost into holding the land, taxes etc.
Looks like Albertaboy’s reasoning is correct after you find out on what and what they are doing?………Put them on a spotlight so that transparency is what is needed
Dear Alan,
I will like to say a big thank you to you although we do not know each other.
After reading your blogs about Walton Int’l, it has given me more on
the clear mind.
Walton’s has been promoting their land investment in a smooth selling tactic in shopping centre.
I have read quite a numbers of complaints. (It’s still the best to keep our hard-earned money close to our side.
Regards.
Pohli (Singapore)
Hi Pohli,
Thanks for your compliment
As the investment options get complicated & to easy to be true, by just be a educated consumer will definitely help..
Cheers,
alan
Walton is still the best of the best as they have the proven track recirds etc.
Walton is currently Big, Strong and Friendly!…….Have faith in them………….selling land is their business so no worries where it is sold?
Hi,
do you have any details regarding the Put option offered by Walton for their past landbanking projects? It was offered through a 3rd party, supposedly independant company named Adair Assurance.
I suspect that there may be something fishy about the holding company and all the companies under its arm.
Hi Naomi,
Sorry I don’t have any detail on the Put option.
Maybe other reader can give feedback?
Hi Noami,
perhaps go to adairassurance.com and have a better understanding. Walton has delivered C$108M to investors in 2008 so who cares?
Hi Alan,
This is what I understand about “PUT OPTION” to the best of my ability on sharing ………………
Looks like those who had the ‘PUT OPTION’ do not even understand what they had signed and just gave some comments without really checking. You too had a ‘PUT OPTION’ on your past projects but don’t think you realised it too, right?
Well, ‘PUT OPTION’ in their sales and purchased agreement is known as Capital Protection. On the 5th year, an investor can exercise this option from the 60th-66th month to sell their land back to Walton without any questions asked. Walton will pay to the investor the principal sum which they had invested, dollar for dollar. That means, if your purchased price of a particular project is C$40k, Walton will return to you C$40k if you exercise the option.Of course for those who pay via mortgage will only get the principal amount back without the interest they had made over the years.
Another advantage of ‘PUT OPTION’ is that if the landowner passes on before the 5th year, the ownership will be transfered to the beneficiary. At that point, the beneficiary can either exercise the ‘PUT OPTION’ without waiting till the 5th year but must be exercised within the 6 month from date of death or hold the project till it exits.
The “PUT OPTION’ will not be valid if you sell your project in the resale market before the 5th year or after the 66th month. This “PUT OPTION’ is protected by Walton’s sister company, Adair Assurance (and what is so fishy about it?) If Fishy that the Option is ours to invest. All these should be trashed out before putting your signature in the dotted line.
Dear Guys,
Good day to you. Firstly, I’m very happy to have found this website with so many ppl giving their opinions towards land banking investments.
To be honest, I personally am working for a land banking company called Capital Land International Sdn Bhd, with our holding company in the US and operating arm at Menara IMC, Kuala Lumpur.
I could not help but observe that most of the comments here are overall supportive towards this form of investment. Lucrative, but on a long term scale. I fully agree that before any promises of lucrative returns are accepted by an investor, one must look at several main factors. The most important one for me is LOCATION, LOCATION, LOCATION. Followed by The Transparency of the Company, The Annual & Exit Returns, The status of the planning permission, and the Long Term Objective of the respective govt towards a particular area.
I would of course like to share on the current project my company has launched. We have a 2.75 acres land at Folkestone, UK which is located at the south east part of UK where the Euro Tunnel exits from France.
In terms of being transparent, our company is fully regulated and registered by the SSM (Suruhanjaya Syarikat Malaysia). Documentation on our legitimacy, paid up capital and land title of the acquired land can all be produced.
Below is the brief details on our program :
1) Our minimum investment is RM 17,0000 per lot (179sq ft)
2) In our written ageement (Sales & Purchase), we will guarantee you a 100% on your capital.
3) In our written agreement, we guarantee you an annual return of 5%
4) In our written agreement, we will give a yield return of
between 7% -19% per annum (Depending on the land value at that point)
5) Upon receiving the planning permission, our company will exit and sell the land to a third party (Our company has the firts option of repurchasing the land), giving another conservative estimate of 250% in returns.
6) In our written agreement, our company will buy back the plot from you should, in the event the land is not sold to a third party after 16 years.
7) Our 2.75 acres land is located at the Ashfod International Airport, High Speed International & Local Train, and at the gateway of the Euro Tunnel from France.
9) We have the UK statistics of the current population and migration growth in the country, leading to a tremendously high demand for new housing developments.
10) We have the quotes and video presentation of Caroline Flint, the current UK Housing Minister emphasising on the need for affordable housing.
Sorry for taking your time, but this is just to share a small amount of information that we provide to any potential investors.
I would love to receive your kind feedback and enquiries, whether on our legitimacy or on the legal documentations.
Looking forward to your kind revert. Have a great weekend and my apologies if I’ve annoyed anyone.
Hi Jason,
If your company is a US Holding company, then why not focus in Dallas Forthworth / Phoenix-Tucson Projects that your competitor is so bullish about. I don’t understand why go to UK, likewise better stay focus in your home turf than to venture to the unknown!
Anyway all guarantees come with RISK too!
hi Jungleman,
You make up a Good Points!
I feel very uneasy when hear word like “guarantees…guarantees…,guarantees…guarantees….”
Go for good track records that delivers and avoid scam words associated with Guarantees!……….BTW can you guarantee my survival?……….so never get conned by brochures that mention guarantees. It is a well known trick not treats!
Hi Alan,
Guarantees are sales ploy and one way to scam unsuspecting customers. In light of the financial meltowns and ponzi schemes, I’m sure Guarantees are more or less dangled about ……so to me any company that offers “Guarantee” mean sure get scam and lose money!
Good wine need no bush!
Jungleman
hi Jungleman,
Ho….Ho…Ho….U make the point straight
If we look back at the Basic definition of Investment…
Investing= the act of investing; laying out money or capital in an enterprise with the expectation of profit!
Did it mention “Guarantees”?
Dear Alan & Jungleman,
Thanks for your kind revert. Truly appreciate it. =)
I hope i’d be able to answer ur questions accurately. Do apologise if I go on and on with my data and start to get annoying. Do bear with me.
I personally would believe that every investor looks at several factors like Location, Returns, Company Credibility and very importantly, The Current Path of Government Policy a country is taking.
What is Raw Land? A piece of area with nothing but dirt and debris. No doubt the land in the US is receiving positive remarks right now.
Allow me to use a simple metaphor – When you go to a restaurant and ask for a glass of water, it costs 20 cents (Malaysian Currency). If you add ice it might go up to 40 cents. Add syrup or milk or other substances it would go up to even RM1.20 to RM2.00. I’m sure all of us would know that this is an example of Value Add-Ons that increases the value of a commodity. When you have multiple bidders for a piece of land…do you think you’re still purchasing it from its minimal value? DO you think you are getting a substantial return when the cost of raw land you invest in is equivalent to usable land with properties?? That is why we are not in the US.
My coompany chose UK because of several reasonings. In Malaysia we have a population of 27 Million people. UK has an estimate no of 65 Million people with a land area that is smaller than my country. They are indeed facing a huge housing crisis, where 900,000 ppl are housed in temporary accommodations, with the social housing list of 1.6 Million Families.
This crisis is also due to the large no of migration resulting from the Euro Tunnel annually, connecting Europe into UK from France.
southeast-ra.gov.uk
southeastplan.org.uk
bbc.co.uk
What is the UK Government doing? Here are several quotes from the UK Prime Minister, Former UK Housing Minister & The Current UK Housing Minister :
Gordon Brown (Prime Minister) June 29th 2007 – Pledged that he will spur construction of five new environmentally friendly cities as part of the plan to supply 4 Million New Homes within the next 20 years.
Yvette Copper (Former UK Housing Minister) 23rd July 2007 – ‘We need to build more homes across England. Unless we act now, by 2006 first time buyers will find average house prices are ten times their salary. That could lead to real social inequity and Injustice’
Caroline Flint (Current UK Housing Minister) 4th January 2008 –
‘Housing is a key priority for this Government. We desperately need more affordable housing.
Based on the survey and statistics (www.voa.gov.uk) in the past 26 years, the value of land at the South East part of UK has risen by 1880%, from 228,000 pounds to 3,300,000 pounds from year 1982 till 2008. Gentleman, the price of raw land will eventually rise.
The ‘South East Plan’, a draft plan made by the South East England Regional Assembly towards the UK Govt was sent on March 2006. Its contents include the emphasis to give particular priority
to regeneration-led development of coastal towns such as Dover, Folkestone and Ramsgate, using the stimulus created by the Ashford
Growth Area. www. southeast-ra. gov. uk
As I mentioned in my first comment, I am based in Kuala Lumpur, Malaysia targeting potential investors here to invest in Ringgit Malaysia (Minimum 17,000)…Not in USD or in Pounds. We encourage them to invest overseas because it is not taxable by the Malaysian Govt. We do not heavily target UK residents because they are taxable by 40%. That’s why the top 20% of the richest Malaysians invest overseas.
Jungleman, I agree that the word guarantee is widely perceived as ‘too good to be true’. But, let me quote an exampe. if your local bank offers a guarantee fixed deposit return of 8-10% (normally 2.5% in Malaysia), would you jump straight into it? Or do you investigate further? Do you dismiss all good investments simply because they are giving you a 100% capital protection?
Our legal Purchase Agreements doesn’t have the word guarantee. A sample phrase would be ‘ During the Starting Phase which is the period between the Starting Date and the expiring at the second anniversary of the Starting Date, The Nett Yield shall be five percent (5%) of the Investor’s Fee per annum ‘
Do you think there’s any hidden meaning in this? If you still think so, you can always get a lawyer to verify the agreement.
Guys, I am not here to sell ONLINE. I am here just to relay the information through the forum simply because most of you are a distance away. I hope you guys agree that the most practical way of transfering info would be through the Internet?
Hence, look forward to not only sharing more views and opinions with you guys BUT also to enhance our knowledge in Determing a scam company and a legitimate one with legal and potential returns.
Should there be an interest from readers here in Malaysia, by all means we can always meet and I would gladly display the documents showing us a fully regulated company in Malaysia, the UK land title, etc.
Should there be an interest from readers overseas, no obligations. Should you like to have some reading materials I can always scan or attach the files and send them over. =)
Looking forward to your kind reverts. Have a great Monday to start off the week.
Hi Jason,
No offence and if 2.5 acres is too good an investment, then why don’t your company go for it alone, why get investors involved?
Me?………..NO GO!
Thanks for the update!
=) No worries Jungleman…We’re all here to share.
Walton is taking up land from the ranges of 15 to even 30 acres. How long do you think the planning permission would take? faster than 5 years? or my 10-15 years? Do they offer annual returns and yield returns? No they don’t. Do you think our end returns would be faster? Perhaps in the range of 3 to 5 years?
It’s similar with all Land Banking Companies. When we source for potential investors, we are generating additional revenue till we exit the prime site; in order to move on to the next plot of land.
The legal documentations and appointed Trustee (Citadel Trustees for my company) ensures that the investors’ capital investment are protected with the returns.
Hope it gives you a better perspective. Thanks Jungleman.
I think jungleman has done his due diligence and looks like alan tan also agrees .Though he lives in the jungle, he is in touch with the present happenings in our topsy turvy world….. suggest jason go to propertyscam websites to find out more about UK properties and the scams involved
Read more on this website www. propertyscams. org. uk
wishing all smart investors to be cautious and good luck
Hi Jason,
What a contradiction quote: In your earlier comment, you mention about the brief details with words in written “guarantees” and later on you switch to quote “our legal purchase agreement doesn’t have the word guarantee”
………………………wonder are you selling koyok or what?
Hi Jason,
By the way, how many plots you have personally invested?
Hi Alan,
“Guarantees” only attract the unsuspecting and greedy investors! Do your Due Diligence and learn that Banks can also collapse so what “Guarantee” you are talking about?……………………To me the word Guarantee = Take your money and run! or KENA SCAM or Kana Sai?
Jungleman
hi Jungleman,
I will “walk away” when hear words like “Trust me”,“Guarantees” ,”Don’t worry”,”This Investment Opportunity comes Once in a Lifetime”
Who else got more to add?
Hi Alan,
What you said is all the old tricks of the trade!
now we got terms like Ponzi schemes/Scammers at work/Frauds etc……..
Question is why advertise in your blog and not go elsewhere?
So all what you mentioned like “Trust Me” “Guarantee” ‘Don’t worry” are all Rules of the Jungle vs. the Rule of Law that say do your “DUE DILIGENCE” before taking the plunge!
=) Wow guys, didn’t think i’d get this kind of shelling. Lol.
Contradiction Quote : The definition of ‘guarantee’ is to assure that an action will be done, irregardless of circumstances. I was asking you if my legal phrase in the document reflects on the word guarantee? A sample phrase would be ‘ During the Starting Phase which is the period between the Starting Date and the expiring at the second anniversary of the Starting Date, The Nett Yield shall be five percent (5%) of the Investor’s Fee per annum. Is this not guarantee to you?
You guys mentioned about the various property scams in UK and on the raid of Walton by Bank Negara Malaysia. But do you know the reasons behind the raid?
Walton requires investors to make USD deposits and payments overseas. And they fail to go through Bank Negara Malaysia for the exchange remittance. Hence the raid and enquiry. Nothing to do with a scam.
UK Land is in trouble because they bought green belt areas where there is NO WAY the govt would give planning permission. Therefore, there will be no such chance of getting the exit return.
Before you think of all land banking companies as scammers, perhaps we should know why they landed in trouble? =) After all, it would be a shame to condemn any similar company who is offering to show you TRANSPARENCY. Land Title, Company Registered Under Suruhanjaya Syarikat Malaysia, Land OUTSIDE of Green belt Areas, With Capital Protection, Annual, Yield and Exit REturns ALL UNDER CONTRACT.
Honestly guys, if an individual is a conservative investor then there would be no point trying to convince him or her. =)
Oh, Alan. Yup, I bought 2 lots myself. No way or proving it here, unless we meet face to face.
Overall, I guess I’m trying to be stubborn or being pushy about this. I’m just sharing the facts that I have with you. =) I’ll just continue to give you my points when you have more to comment on.
Walton has got track records and in 2008, it distributed $108M to investors as published in the Straits Times Ads. in Singapore!
So at least of all LandBanking companies that I know, they have delivered as in LandBanking the only risk is TIME!
Is there any track record of your company?….probably NO but maybe making Gurantees then twisting and turning
Overall, I guess I’m NOT trying to be stubborn or being pushy about this. I’m just sharing the facts that I have with you. =) I’ll just continue to give you my points when you have more to comment on.
Hi Twister,
Can i know more about the Walton article? Do you know how long the project took before they distributed the $108M?
Like you said, it’s all about time. You have to remember that Walton once started out like my company. No one springs out from the ground overnight being superior.
That’s why Walton investors wait for years and years and years before they see their returns.
My company is offering a return Per Annum, because we are new. That’s why we include the terms ALL IN CONTRACT with a Reputable Trustee. If you see a new potential stock rising, do you take advantage and ride with it? Or do you wait till it finishes gaining momentum and jump on when returns are less? No doubt, it’s a risk.
Perhaps I should wait 3 to 5 years before I return to this blog to report on the status of the land my company is working on. Maybe then would be a better time to prove the company.
But guys, I really do appreciate the feedback. Cause it helps me acquire or learn even more on the land bankind business.
This shows that you are new and what I call RAW in LB, and need to surf more on websites on LB etc.
The beauty about trusting a company is via Track Records! It is no point promising, throwing in Trustees etc…’cause all can fall victims to unforsceen circumstances! also to meet the timeline EXIT is all about Luck. Remember in LB, No developers means NO EXITS!
I rather take the approach of Better be Safe Than Sorry!A short Timeline is another deceptive ploy as there is no such thing as guarantee. But I can guarantee you that some of these companies will fold up or wind up and move on to begin afresh on their next misiion to scam others. Now look at GM what happened??? learn that nothing is safe! ……………Caveat Emptor!
The problem with LB companies, it is illiquid so what can I say?
If the land fails to get developer, then better wait until the cows come home.
=) I know what you mean Twister. Support a company with a good track record will get you there…slow and steady.
Well, guess all i can do is wait for time then before I come back to you guys for the feedback.
Ps. It’s in the contract that my company will buy back the lots from the investors should there be no third party developers.
But seriously, thanks for the views guys. Truly appreciate it. =)
Hi Jason,
It sounds like a buyback guarantee!….so wish you all the best and hope to see you back in 3-5yrs time! Must congratulate you for the RISK taken and just wait and see…….what you said is absolutely correct slow and steady wins the race and also very BIG lottery too!
i think for those who just love to give negative comments,they never put themself to invest money,cos they dun even have sufficient money to invest.n so,they do not know bout gaining returns.
And b’cos of that, “the rich become richer,
and the POOR become Poorer.”
As we know, every people who invest,must have they’re own research before putting their money. and only dummies who will just give their money without investigate. tq.
[...] You will find an interesting discussion between a Land Banker with Potential Customer here at Land Banking: Secret Recipes to Wealth? [...]
Investors only get the small portion from the cake, this Capital Land International will take the whole cake. They will kick investors out, within the 5 years time.
Hi Alan,
“Investor Lookout!” by Richard Crenian
After the Madoff ponzi scare of ONLY 80 Billion dollars, there are a few lessons we ought to learn from this:
1. If the Investment guarantees you a return without a doubt, who is the guarantee from? What kind of investment other from a bank guarantees a return? If the guarantee is 12 per cent a year of better, isn’t what Madoff and Co offered his investors?
Use your head if you are investing.
If its too good to be true, it usually is.
2. In Asia they were burnt with the oil pods investment, and now I forsee the next new great thing will be the “gold bullion” as the next ponzi.
It doesn’t pass that smell taste test.
3. When unscrupulous companies go after unsophisticated investors (investors with ten thousand dollars or less per investment) they promise big returns.
If they were so good why don’t they go after the more sophisticated investor?
4. The biggest game that the world has seen is the concept of a guaranteed buy back.
What’s that? What’s the paper it is written on worth…?
5. When it comes to investing, remember how hard you worked for you dollars, the blood, the sweat and the tears.
Look for safety and security as you first line, then whatever you can lose into “riskier” investments.
This is also to answer Jayson’s “Guarantee”
Rgds,
Jungleman
hi Jungleman,
Thanks for tips!
Investment now day is so “sexy” & “complicated”
My rule of thumb, If I cannot understand the Investment in 5 minutes, I’ll pass it off
I am wary about companies carrying names like “Capital” blar blar company, for they will swipe you own capital and into their own and disappear…………
Smart Investors always do due diligence and heed warnings about “buy back guarantee” or short term timeline……. as a danger signs right under your nose! If that is the case then why don’t they invest ???
Be aware of this company, because they are under investigation.
Hey guys, Do hope all is well.
I was thinking bout coming back after 3-5 years to give the feedback of my company’s investment to Jungleman & Alan. But I guess I’ll drop a few lines to say ‘Hi’. hehe
It’s amazing that you guys are talking about transparency…cos it seems that I’m one of the few ppl here using a real name instead of a nickname. Lol.
Hi Twister, it is still too soon to update u on the returns..lol. Just wanted to say that Walton is indeed a great company with a huge track record. Unfortunately, their planning permission and exit returns are around 25 years. If you are now 40 years old, you would probably use the returns for ur grandchildren. No offense k..Just a sample scenario.
Balqis, Thanks for ur agreement and support. =) If you would like to enquire further about my company and ALL its documents, do keep in touch.
To Stranger, Good day. Capital Land acquires the land and only keeps 10% for its own and sells out 90% to investors. My company is new compared to Walton. If we wanna keep 100% and wait 5 years to sell the land to a third party, we can. But if you own the company, would u sit 5 years and wait? That’s y we start with fixed annual returns, annual yield returns and exit returns ALL UNDER CONTRACT.
We have appointed Citadel Trustees to ensure that your capital is safe guarded. If you wanna know how our trustee mechanism works, I’d have to meet up and show u the documents.
Like I said guys, and to agree with alan, jungleman and twister…You have to be careful on choosing the right investment. I have said it before, You can only determine if it’s legit by examining the transparent documents. I am offering to show the Land Title, My company document with SSM, my trustee deed, and the sample agreement. I really don’t know why it is so difficult to even give you the faintest mode of consideration; Does Walton really show u all the documents above? =)
Anyways, like I mentioned to Jungleman, Alan & Twister I hope to be back here in 3 years time with the update. I guess I couldn’t keep quiet when there were comments about the legitimacy of my company especially when everyone here has not even seen any of our paperwork.
have a great Friday, have a great weekend..Take care.
Hi Jayson!
You are always Welcome to comeback & feedback anytime!
Hi jayson,
No promotion please!
This is not a Advertisement avenue.
TQ
Hi Jayson,
REMEMBER “GOOD WINE NEED NO BUSH”.
Advertising on other people’s Blog is CHEAP and irresponsible as the Main Blogger should not be responsible for any misleading statements, claims etc………such irrational act needs a Disclaimer!
My sincerest apologies guys. I wanted to share the venue and event as a platform for a means of due diligence. I did not intend to solely do advertising. My sincerest apologies again.
This forum has been based solely on all the criticism of land banking, and i thought ‘what better way than to have ur concerns answered by attending one?’
I guess i was wrong, and we are all here with our opinions and views only. When it comes to putting ur words to the test, how many of us would do so? Sorry I made this mistake. Won’t happen again guys.
Good day.
check this out …
there is comment by Burnt Investor about “Profitable Plots” at http://www.alantanblog.com/investment/land-banking-is-a-scam.html
People were starting to get wise to low value green belt plots being sold at high prices as investments offering huge returns but a long way into the future. Check out UKLI for what happened to that model. 20,000UKP plots being sold on ebay for a few hundred pounds after UKLI failed.
The new land banking model is a pyramid scheme built on top of a land banking scam.
The new hybrid inbvestment is to offer regular 6 monthly interest payments and then the possibility of a huge capital chunk at the end when planning permission is achieved.
How can you fail?
The questgion is how can a company deliver high investment returns if the land has a very low value today?
The only way is to pay a portion of the huge margins on your invested capital back to you as “interest” (which is what pyramids do) and also persuading you to bring other investors in to top up the capital pool.
You will also be persuaded after a couple of interest payments to invest your interest payments back into the pyramid because after all where can you get better returns on your money ? This is what Madoff did.
So you end up seeming very rich on paper as you get statements telling you how much money you have “earned” ande how your net worth is increasing dramatically..
Meanwhile the company manage the regulatory authorities by saying it is a pure land investment scheme and you have bought and own land.
Eventually of course they all run out of money, or run away with the capital pool. Its only a matter of time.
Yes! agreed with Burnt Investor………..Caution on investing in UK on landbanking. Best bet is to invest in Calgary and Edmonton where there is proven Exits.
But must be from proven reputable Canadian Registered Companies that is known to the Canadians. The rest is on you guys (investors) on “Caveat Emptor” go find the meaning before your part with your money!
Unknown LandBanking companies are like investing in a Minefield!
and waiting for it to explode meaning the company go burst and all the money investment get scammed!
The only risk in Land Banking is Time and whether the LB company that will be around on maturity?
Hi Alan,
Yikes about land!
If you have bought land in the last 3 years your value may be down anywhere from 30 per cent to 70 per cent.
Recently I saw an advert in the Globe that showed a company raising $15 million to buy land in Eloy County , between Phoenix and Tuscon, Arizona.
Too bad investors didn’t do the proper research to see that the land went down by 70 per cent in that area.
By Richard Crenian
No names of the company involved
Its a SCAM. pure and simple. read:
propertyscam. org. uk
Hi Alan,
Do you know that some LandBanking companies no longer using or associating themselves with the term LandBanking so they call themselves either Pre-Development Banking or DEVELOPMENT BANKING……….
WHY?…..
Shying away from LandBanking Scams?
Now are called Pre-Development Banking or DEVELOPMENT BANKING?
Nice to hear that.
Definitely a new term to me
Well, to be honest, no investment here is perfect. Recently, having gone to the Shorex Wealth Management Seminar, I was shocked to hear that Hedge Funds themselves are not audited (their returns are not audited).
It is true that these companies make a profit when selling land to investors, but every company needs to make profit. Ultimately, the company needs to deliver and I believe Walton has done so. If an audited track record from Pricewaterhouse Coopers doesn’t prove it, I don’t know what else will.
I think the best opinion would be of an investor in one of these programs, instead of having an opinion based on someone who hasn’t even invested in such a program. Kinda like asking someone who has never tried a turkey sandwich what a turkey sandwich tastes like.
Hi Jayson,
Capital Land Int is registered in Hong Kong & claims to have ofices around the world but no website comes up when googled. Only website found on Capital Land SB based in KL. No details of Board of Directors, Trustee or FSA (UK) compliant either. Thought the company wants to be transparent!
Any comments?
No trace of it’s establishments etc.
whatsoever……………sounds like scams
which is typical of any UK land scams too!
Imagine inspite of warnings on “Greenbelt areas” by FSA, this company is still insist in selling UK lands……
any buyers???
I’m ex-buyer of Capital Land Int..I just get back my money recently…
Hi Guys,
Sorry for my late reply and do hope all is well.
It would seem I owe you guys an apology. I have recently moved on to the property line and property events for KL.
Word from my former colleagues is, that the trustee agreement that we had may have been ‘cancelled’ or no longer valid.
At least that was the explanation that I got from them.
I still can’t be certain if this investment is a hoax, BUT Upon hearing that, whatever faith I had with the company and the land left with me towards my new position in the real estate industry. This is because the trustee was the SOLE solid reason anyone would have to consider this investment.
As it is, it truly takes in-depth due diligence to clarify this matter as I sought the help of a lawyer (personal friend) to go through the documents.
Lol. Once bitten twice shy… =) I now reside in organising seminar events and project sales related to properties. Guess ‘I told you so’ by you guys would be well deserved. =)
Alan and Co, I look forward now to sharing my views on real estate properties and the current economic status of it. If there’s another page I can add on my comments, please let me know. =)
Lastly, my sincere apologies again guys. No one would be in a worse position as the guy who talked and talked about the positives of an investment that turned sour. May i get your forgiveness and understanding.
Hi Jayson,
Congrat on your new engagement
Yes..
We love to hear your view on current real estate properties and the economic status.
Just drop your proposal at http://www.alantanblog.com/contact-me
Let me guest, you must be in iProperty related company, right?
Hi Jayson,
Correct me if I’m wrong. I believe Capital Land International Sdn.Bhd is purely a Malaysian registered company as I was under the impression that it is a foreign company so I did my search at http://www.fsa.gov.uk and it is not there so question is why is a Malaysian Company selling UK lands in the first place as most UK lands are located in GreenBelt areas!
Jungleman
Hi Alan,
I am glad to have read your post/blog with all the useful commentaries, especially from Jayson. I have just paid a 10% deposit for a plot of land in Water Orton – Birmingham UK marketed by Jardine Smith International, in Kuala Lumpur.I guess I got carried away with the good food, and convincing demeanor/presentation by the client relationship manager.
I am due to pay the balance by Thursday. I just hope that I can get my deposit back in full when I cancel my booking.
Hi David.
I remember they offer a cooling off period & not sure for how long.
Cheers
Cooling-off period is 7 days…
Some of the company maybe offer 10 days..
You can refer to the deal memo or agreement that you’ve signed..
David,
If necessary maybe you can sought help from FSA Consumer Helpline 0300 500 5000 on plot of land @ Water Orton.
For more info. goto http://www.fsa.gov.uk
P/S: More resources at http://www.propertyscam.org.uk you will be able to hear about FSA
warnings on UK Land Greenbelt areas etc. AND MANY MANY USEFUL INFOS.
Hi David,
Being an avid LandBanking investor, the best bet is to invest in Alberta (Calgary or Edmonton will do), Canada!
Canada – Can Da.
Go for Canadian Registered companies that have “TRACK RECORDS”
Why Canada???
It is because of the OILSANDS Boom and the next Saudi Arabia that has vast oil reserves from Oilsands or TARsands……..
and the job prospects and population boom means land value will surely appreciate by leaps and bounds so do your own research! Exercise Due Diligence at all times!!
Being cautious and taking the cue from FSA, I’ve shun investing any UK land plots as I was nearly sucked by PP and UKLI, nevertheless why invest in the so called “GREEN BELT” or “Greenfield” that prohibit land developments to what I know.
But if it does approve, it could be sheer luck that I will not gamble at this point in time!
In short, do your due diligence before investing, not only in Land Banking Investment but in any other Investment!
Land Banking is truly advantageous for portfolio diversification as it is one of the most important item on your portfolio design.
[...] Learn What they DO NOT WANNA TOLD YOU About Land Banking HERE [...]
Hi Everyone,
An update on Capital Land Int SB.
Initial sales of plots were successfully done when a Trustee was mentioned in the S&P Agreement and a Members’ Register was claimed to be entrusted to them. To sweeten the offer, dividends for 2 yrs were given on-the-spot with 14 more dividend yrs to go!
Actually, the 2-yr dividends were an immediate discount on the sales price meaning no money actually changed hands! The 3rd yr dividend was promised to be paid 3 yrs from now.
My email to the Trustee came back with an official reply to say that the arrangement had not materialised and a Members’ Register did not exist.
If the tie-up never took place, why did CLISB continue to misrepresent the situation & use it in all their promotional materials & sales brochures?
Only recently, CLISB announced it would issue title deeds to new investors instead.
FYI, landbanking or Profitable Land Members’ Scheme IS a collective investment scheme (CIS) if direct management decisions of the property is delegated to a 3rd party on behalf of a group of owners. CIS is not legal in UK. Beware! It may not look like a CIS in form because of the creative twist in the language of the S&P but it is the same animal in spirit.
propertyscam.org.uk/d6plinks/73AHUD
Check everything before you hand over yr cheque!
Cheers!
IMHO,
Risk = Opportunity.
Human instinct –> loves to gamble even they are not gambling, get easy way out.
Like any business, profit is ultimate. I sell you something, I make money out of it. Ask an optical shop owner, what’s the % of profit from a specs frame as compared to its cost. And sport shoes, I heard the cost is less than USD3.00 (Made in China) and yet big brands selling how much? That’s business. But if owning a pair of shoes which sold to you at a price you are willing to pay, then the deal is fair.
If they sell you a dream(hope, a piece of land or whatsoever) you think that price is worth, that’s fair enough. Provided that you have done your part well before buying. Need not to bother how much the optician has earned, the shoe maker has made from selling you the shoes.
Who claims a person owns the land in the first place?
Most of the time we talk about investment, but isn’t investment a gamble no matter how your wrap it? Who would perfectly guarantee that you pay 1.00 will get back 3.00 without you sacrificing any? Be it time, effort, your emotion, your highs and lows seeing the share prices up and down.
Land banking is merely a tool itself. In good hands, you will sacrifice time (money locked down in yearsssss) and get something in return if not financial means. The chance to show off as you own some far away land in an alien country perhaps. It’s the same like you buying CK underwear and showing it off.
Canada is a good region to invest, so is anywhere in your neighbourhood; as long as there is opportunity to grow.
“Regulated” is an idea taught from the rich to the not-so-rich. Investments of good returns never properly comes into the light of the public or regulations. That’s why we call it insider trading/illegal trading (cause the public eyes got red as they do not get a share).
————–
Adair Assurance, is a cousin company (can’t say daugther as they are not directly related, but for the sake of the good game of the Walton’s family playing.) of Walton.
————-
If you do not wish to sacrifice your money in your investment, sacrifice more of your time to study what you ARE GOING to invest before investing~! Just like buying manufactured food that tells you nutritional facts and expiration date on the packaging. Go for the details yourself, you can’t be expecting the food talks to you.
From young we were taught to ask to get answer. But never truly told that answers are in fact discovered, not given by others.
Just my two cents.
hi NotLBMerlin,
I’m not sure how much exactly an optical shop owner earn, but my friends own few big cars and couple of few Million properties by operating a small optical shop in a “small” town.
hi all,
this forum is perhaps one of the more exciting discussion on landbanking..
i hv studied intensively in this investment for the past 5 years and following are my conclusion:
a. Landbanking is a proven concept, however, just as in anything, there are always people who will abuse proven concept for their profit.
b. the way most of these agents sell is questionable, and there is no authority to regulate how these people sell..and i would say most people are sold into misrepresentation.
c. these companies pay exceptionally high commission, therefore, encourage point b.
d. finally, landbanking is generally NOT SUITABLE for average person on the street these days.
To find out the basis of the above, drop me a note.
Also, i will be sharing 10 pitfalls to avoid shortly.
[...] Bank of Malaysia Raids Walton International Property Group (M) Sdn Bhd! – 3,178 viewsLand Banking: Secret Recipes to Wealth? – 2,969 viewsPost Office Opening Hours | Pos Malaysia – 2,444 viewsPIKOM PC Fair 2009 (III) Is Back [...]
PITFALL 1 : Track Records, Audited Returns
Agents from established LB companies are very fond of bragging their “track records” and “audited returns” in the attempt to make people draw their own conclusion about the “similar” returns they are going to make. I considered this as the GREATEST pitfall !
What exactly does “TRACK RECORDS” mean ??
In the regulated insurance/unit trust industry, licensed financial advisers are always reminded to highlight the standard disclaimer “Past Performance IS NOT A GUARANTEE of Future Gains” in the professional and objective sales process. Therefore, it is clear that agents who sell “track records” are most UNPROFESSIONAL!
Track records simply means somebody else (NOT YOU) has made profits..and it does not GUARANTEE that you WILL be next in the line or you will make the similar profits!
Track records shows only HALF the picture or less..and only the happy part. There are probably a whole bigger bunch of investors out there who are still waiting…
Conclusion: Avoid agents who only talks about track records!
stay tuned for more…
Track Records & Audited Reports are plus points! Surely, one will have faith in such LB company rather than those companies without Track Records and are on TRACK to scam you???
Audited Reports show transparency of what is audited and NOT plug from the air.
High Court action to shut down five \”Land Banking” companies\”
—————————————————————–
Action taken in the public interest
Pemberton International Limited
Eldon International Limited
Willow International Limited
Allied Investment Management Limited
Abacus Investment Management (London) Limited
The Secretary of State for Business, Innovation & Skills has presented petitions in the High Court to wind-up, in the public interest, five companies involved in marketing plots of land as investment opportunities.
The petitions to wind up Pemberton International Limited, Eldon International Limited, Willow International Limited, Allied Investment Management Limited and Abacus Investment management (London) Limited (see Editors notes below) were presented following confidential enquiries carried out by Companies Investigation Branch (CIB) under section 447 of the Companies Act 1985, as amended.
On the application of the Secretary of State the Official Receiver has been appointed by the Court as provisional liquidator of the companies. The role of the Official Receiver is to protect the assets and financial records of the companies pending determination of the petitions.
As the matter is before the Court no further information will be made available until the petitions are determined. The petitions are all listed for hearing on 31 March 2010.
The application to appoint a provisional liquidator was first heard on 8 October 2009, but at this hearing the companies, through their directors (see Editors notes below), offered to give undertakings to the Court as to their future conduct and to cease trading pending the determination of the petitions.
The Court accepted that these undertakings were sufficient to protect the public interest pending trial of the petitions. The undertakings however were not fully complied with and accordingly the Secretary of State returned to Court on 17 December 2009 with a further application to appoint a provisional liquidator.
The companies did not oppose this further application. The Court accepted there had been a failure to comply with the undertakings and ordered the appointment of the Official Receiver as provisional liquidator of the companies.
from:whitehallpages.net/modules.php?op=modload&name=News&file=article&sid=274639
what about this company call capital land? they give yearly return,which looks interesting. i am lookin forward to invest with them if u can tell me whether its worth trying?
Go for Cash Flowing income like REDEV I believe they have set up office in Malaysia too!
hi,
generally speaking, land is not a cashflow asset. Therefore, companies which say they pay cashflow without a proven model is just trying to “sweetened” the deal to attract naive investors. The “cashflow” usually comes from the investor’s $$$ or worse, potentially a ponzi scheme in which later investors pays earlier ones!
Beware!
Go for REAL CASHFLOW as cash is not only king but everything! A dollar back in your pocket is a dollar less risk!
Consider REDEV. I have been a happy client for the last 3 years.
Does anyone ever invested with CHGS – COUNTRY HEIGHTS GROWERS SCHEME? something like CASHFLOW cum Landbanking sort of investment based on PalmOil Plantation plots. It is a Malaysian model of REDEV! Any news or feedback???
I have friend invest in CHGS – COUNTRY HEIGHTS GROWERS SCHEME.
So far she had received 8% return check for two years.
Initially, the scheme was promoted to MCA members & later open to public.
Between REDEV & CHGS , the choice for me is REDEV, as I was initially approached by CHGS and if you do your due diligence, CHGS is carries RISK!
You may research on the internet or BLOGGERS view on CHGS.
I am happily invested with REDEV in 2006 & the CASHFLOW even beat the Bank FD so far!
technically speaking, the asset behind CHGS is palm-oil plantation, which is commodity, and REDEV is the proven commercial real estate.
Commodity prices fluctuates (quite volatile). Yield from commercial real estates on the other hand is consistent and stable.
In investment, I always believe in investing into something you understand and comfortable. If you have the extra $$, diversify.
CHGS(Local) vs. REDEV(Foreign)…………Uneasy with things local……. Commodity (CPO Fluctuations) vs. REIG (Real Estate
Investment Gains)
Though CHGS was initially promoted to MCA as per Alan…Remember the Pan Electric case Ex-MCA Chairman?
http://www.nytimes.com/1986/08/28/business/malaysian-gets-2-years.html
Wow…It happen in 1986!
Moral of the story:
Doesn’t mean that when products such as CHGS initially sold to MCA members, are good stuff, likewise anything sold by influential Party (MCA) eg. PAN ELECTRIC INDUSTRIES listed in Singapore Stock Exchange in the late Eighties at that point in time is actually ROTTEN stuff.
So alway exercise Due Dilihence at all times!..aken……….
Don’t be taken in by high interest rates???
Does anyone know more about Profitable Group latest news?
REDEV offering REIG now in Ellerslie, probably same plot of land that Walton used to landbank before or even by other companies. Meaning, if we are refering to the Land Development Process chart, landbanking is the very FIRST stage that comes to picture, be it holdings by individuals/companies/cooperative and this is the lowest risk investment anyone can afford to take, provided having the capital and expertise. Landbank involves work. Work that will add values to the piece of raw land. How ? By converting the status, zoning, putting a piece of concept plan on it besides getting the approval from City Council and make it ready for the next stage.
SECOND stage will be the development part by developer, they sure know how much their overhead cost and what they wanna earn, thus they will markup accordingly. So, when the property is ready, buyers and investors came into picture and depending on market demand and supply, the said property will have it’s destiny in the market placing. This is the stage where risk is the highest as this is something we could not control and expose to unforseen circumstances.
So, which part of the development stage would you be interested in ?
Well said and educational!
On one hand you get positive news on Landbanking with countries like Canada where the risk are low and the potential upside is fantastic, on the other hand if you invest other than Canada, you get negative comments as follows:
http://www.straitstimes.com/BreakingNews/Singapore/Story/STIStory_526464.html
http://tnp.sg/news/story/0,4136,241645,00.html?
Investors will have to be lucky on where they invest and what they want?
Though all investments comes with RISK. Want More Risk more Gains or vice-versa?
You decide and NO Complains!
hi yvonne,
i own both land and shopping malls in Canada. Your comments are one-sided and show that you are probably selling for Walton.
Landbanking is not without risks. As a co-owner in shopping malls, I receive good and stable cashflow which landbanking doesn’t offer. As someone says, a dollar back in my pocket is a dollar-risk less. On the other hand, my land in Canada has been “in development for the last 6-7 years” without a single cent in return. Based on track records, the capital gain is comparable when the shopping mall is sold.
Therefore, can you say landbanking has the lowest risk when it has no cashflow ? In the same way, can you say that shopping malls have the highest risk when I have immediate returns ?
As an investor, I would own both.
You are better off buying 4-D or TOTO if you buy land and wish that you are lucky. There is no luck in investment. Either you understand what you are buying (or investing) or it’s likely that the one selling you land has more luck than you !
Seek to understand what you are investing. Pay a fee for independent advice/analysis rather than take all from the salesperson. That’s what rich people do. Don’t invest based on relationship unless the relationship matters more than your hard-earned money. In that case, you are not investing but only “supporting a friend/relative etc” with your hard-earned money.
In life, you must have “Dhana Yogas” or financial luck.
If you have Ase or Ass luck, then everything is a failure!
Blame your Ase Luck and NOT the companies involved!
LUCK = OPPORTUNITY MEETS PREPAREDNESS!
Diversification is the key to investment success!
Never put all your eggs in one basket!
Remember No Venture No Gain.
Yes diversify…. and make sure the eggs are in legitimate
baskets, not other people’s basket!
Dear no_more_land,
Yes, you are right.
Both of these development stages works hand-in-hand actually, there’s no right or wrong. Economic, social and environment fundamentals decides real estate market. Be it landbanking, REITs or even the end products. So, it would be up to us as individuals to decide the best option(s).
Dear no_more_land,
Not commenting on REDEV investment.
In general, I am a bit uneasy with this concept of ‘receive good and stable cashflow which landbanking doesn’t offer. As someone says, a dollar back in my pocket is a dollar-risk less’ because a lot of scam out there got their victim with this. I have friends who has fallen into scam programmes as they could see good returns in just months and end up losing bulk of their hard earn money.
We just need to be very careful in choosing the right investment vehicle, do not judge by just the nice exterior furnishing. Same concept when getting a 2nd-hand car i guess !
Hi Yvonne,
We do not “judge a book by its cover”, let alone an investment with our hard-earned money. Yes, intelligent investors understand what they are investing into, their risks and also the returns.
We will always be uneasy with things we do not understand..and skeptical with the bad experience. What differentiate one investor from another is the responsibility of understanding what they are investing.
I checked out REDEV for a few months before i invested. I pay for certain information to ascertain their credibility. I speak to their management to understand their business values before i invest.
If you are diligent enough, over time, it’s not too difficult to identify a scam.
Hi no_more_land,
Thanks for the information on REDEV.
Out of this topic. What’s your take on the gold investment that offered by gold trading companies such as Samudra-GV S/B or Gold Label ?
I am very sceptical with their investment model and how they could afford to rebate 2.5% – 3% per month. But some friends are really taken into their concept.
Hi no_more_land
Plenty of raw land in Canada, Plenty of Green Belt lands in the UK marketed by professional landbanking scammers here and there!
No More Land In Singapore with over inflated homes???
all asking min.$1,000 per sq.foot?
yes landorama, you got a neat pun there… though i am just sick of land in my portfolio…
Hi Yvonne Lim,
i am suspicious of their business. Invest with your eyes open..
Hi land_no_more
you sound sick and tired of landbanking so much so you have adopted the nickname ‘land_no_more’
sound like ‘bangballs’ to those whose landbanking is lost for good! (joke)
Hi no_more_land,
Why sick of it ? When you invest in this investment vehicle, you know well of the risk (time & currency). So why the fuss leh ?
Anyhow, just to update that there is an offer today for a project in Edmonton called Big Lake 2. One of yours ?
I am just sick of the way the landbanking salespeople are selling these days.. I still believe and have made money on landbanking…
Oh yes, i heard about it.. i am just trying to find out where the offer is coming from…??
Hi no_more_land,
Yes, some unethical salespeople are a nuisance and I agree with that. Just find the professional and good one who could service you for your investment portfolio. No point complaining. Just do the right thing.
Do not have full information now. Will post when I have it.
Hi Yvonne,
Your news is up-todate on Walton latest exits!
Did you invest? Me not in this project but in other Walton’s projects.
Hi Yvonne,
Your comment : “Anyhow, just to update that there is an offer today for a project in Edmonton called Big Lake 2″.
Yes! you are right………the syndication of Big Lake 2 in Edmonton – completed in 2005 at C$67,500/- per acre and I understand Offer of C$140,000 per acre subject to voting. Not bad for 5 yr. investment .
Hi land0rama,
You are also quite updated ya !
Syndication price : C$67,500
Exit Offer : C$140,257
Based on 5 years duration …
Gross ROI before tax : 21.55% per annum
Net ROI after tax : 16.28% per annum (rough calc)
Not bad la .. above 10% per annum.
I din invest in this project but I have others. Still waiting for exit !
Hi Yvonne,
Bet you are in safe hands!……..expect more EXITs in the next 18 mths….starting 2010 mostly in alberta,cn.
good networking pays off. (Not W agent just landOrama)
BTW: landOrama stands for land investor(me) who delights.
Hi LandOrama,
Yes, waiting for the news. BTW, if the project exits happen as I planned, I will have exiting projects annually which will serve as passive income. Then can retire liao. That’s the goal.
Hi Yvonne,
Best Financial Planning is to invest in genuine Predevelopment Land Bank Investments & Cashflow type.
Ignore the many many critics in whatever Blogs that despise landbanking altogether. All investments come with Risk.
Black sheeps are everywhere in landbanking / property agencies / insurance agencies / and many many so as to make a quick buck and tarnish the good names of those in business.
No venture no gain, fear of investments? better put your money under the pillow with ‘0′Returns or chances of losing it to someone.
Why is it we don’t hear much about Jardin Smith? or the land they buy?
Did anyone check whether the title as stated in the SPA really belongs to them?
What about the recent award to them for Business Awards 2009 last 2 weeks, graced by Datuk Mukhriz himself. Why didn’t we read it in the newspaper?
However, all those googling on all landbanking to date, i cannot find whether Jardin is involved in any scam.
Did any of their land purchases in the UK went sour?
Heard that they had land banks in the Reigate Surrey,Durham, Titchfield and Water Orton and the latest Gerrad Cross.
Hi Karen,
Agree with you on the limited news about of Jardin Smith and don’t really know why???
A savvy investor will look out for audit reports as a form of track records in any Land Exits (sales).
Many dodgy companies do not come clean on “Track Records” and their only track record I come across, is to close shop,fold up or windinding up after having done or had enough scams! thus making an Exit themselves altogether.
The 1 Big company with the “W” HQ in Singapore that I know, delivers “Wealth” constantly!
Hey guys,
Walton launched a 2 – 4 years short term project in Atlanta and a 4 – 6 years one in Texas.
The Atlanta project is zoned for industrial use and very near to current development. A good one to pick up !
Halo,
Got more info on both projects and the Atlanta project is zoned for Commercial use not Industrial. Sorry !
Peak Commercial
Unit Price : USD10,000.00
Estimated Timeline : 2 to 4 years
Total Acreage : 157.12 acres
Acreage price : USD121,563.14 (USD2.80 per sq. ft.)
Zoned as commercial. Located in Gwinnett County, Northeast of Atlanta City, Peak Commercial is in the growth corridor, fronting Highway 316 and 29. Note that 500 meters away from this property is the Atlanta’s 2nd largest distribution centre and this is the last piece of commercial land available for development in this region. Also, 2.5km away from here is the municipal airport which has been given the authority by FAA to explore on privatisation to a commercial airport to cater for numerous commercial and distribution centre in this area. Its only 45 minutes from Atlanta.
For info this is the first ever project since 2002 that we are launching a ZONED COMMERCIAL land. Due to economic crisis we manage to buy this LAST piece of land commercial land in the fringe of development from a distress owner who can’t pay their mortgages.
NOTE that PEAK COMMERCIAL is
· Only 45 minutes from Atlanta and the world’s busiest airport, moving goods and services.
· Last piece of commercial land on the fringe of existing development. Grading is already taking place next to this project.
· 2.5km away from Municipal Airport which is currently undergoing expansions for privatization to become a fully fledged commercial airport to cater for the many commercial outlets for the purpose of distribution.
· ∏ km away from the 2nd largest distribution centre in Atlanta.
· Surrounded by 10 other subdivided residential development, already under constructions.
· Excellent location with double frontage to the property. Highway expansion next to the project due for completion by 2012, to connect to I-85 and Highway 316, making this a very valuable asset.
· Note : due to its commercial location, two Fortune 500 companies, NCR and AGRO have just moved into this region (only 6 km away from our project).
Tiger Estate
Unit Price : USD10,000.00
Estimated Timeline : 4 to 6 years
Total Acreage : 323.501 acres
Acreage price : USD32,952.00 (USD0.76 per sq. ft.)
Zoned for residential, this piece of land located along the Highway 142 in the Austin-San Antonio corridor. Stability, growth and Master Plan demands are the factor in the growth for the area.
· Texas GDP – USD1.3 trillion (the size of the Canadian economy), the No. 1 State for job creations between 2008 to 2009 and the No. 1 destinations for domestic migration.
· Part of a 7,000 acre master plan owned by Walton (Walton is the largest owner of Pre-development land in the area)
· 5km away from San Marcos Municipal Airport. This parcel is fully connected and integrated to surrounding highways.
· Surrounded by the largest housing developers who are currently constructing residential communities (which are on its final stages of completion, creating the need for more land absorption).
· 5km away from a newly finished hospital to cater for future use due to the migration moving in.
· Samsung just invested USD3.6 Billion to upgrade their facility bringing in 500 new jobs & Dell just increased their production by adding on another 5,000 new jobs.
Hi Yvonne,
I like to invest but am cautious about 21.12.12 APOCALYPSE. better spend before end times!
Hi landOrama,
Of coz dun invest all la. Spend some, save some. We kenot predict the future for sure.
2012 details:
http://www.youtube.com/watch?v=11iCmzGnOI8&feature=fvw
Hi landOrama,
We could not predict future. What we individual could do is manage and plan what we have now and enjoy our life to the fullest every moment. Life is a risk and while we are still living, we should be optimistic and do the right thing.
Anyhow, I have taken up a unit of Tiger Estate. A good one to pick up.
Also, some updates I got from the President is that they are looking into potential 500 million of exits in the pipeline for the next 1 year. Hope you will have some in the list.
Hi Yvonne,
sounds like Tiger (Wood’s) Estate(joke) in the US???
anyway 2012 is just a warning of things to come!
you got it rather mixed up of 500 Million exits, probably S$500Million worth of Exit proceeds.
from sources: approx. 2,500 acres of land Exits in the next 18 mths. worth probably CAN$350Million in EXIT proceeds mostly in Alberta side. (as CAN$ mentioned) …..kind of tips!
Hi LandOrama,
Ya, sorry, you are right. I misquoted it. It shld be CND350 million worth of exit. Will be Alberta and Brant.
hai, i think i’m new person in this comments. i’m just received a call from this Amy from Jardin Smith Int Publicity Buffet Function @ The Sunway Resort Hotel Bahamas. She said no selling the product just heard a talk around 30 – 40 minutes, have lunch or tea time and last get boucher rm 100.00. Any idea? please
Just go with Open Mind…anyway, at the end you still will get rm100 Voucher
Azlena,
Jardin Smith is also offerring landbank products in UK. I was invited before and did get a free lunch and RM100 Jusco voucher. But not before get drilled to buy on the spot with discount offer if we make decision on the spot !
I hesitated as there were no track records and the company was just set up in 2006.
However, don’t take my word for it as it was base on my experience only. Go and see for yourself.
Yvonne
Those who invest in lands in the UK, may I say “Best of Luck”.
Treat yourself with the gift vouchers if any, and try your tai chi skills to see who KENA?
Dear North Warwickshire Borough Council,
I wish to determine the status of the agricultural land to the
South & South-West of Plank Lane, Water Orton. I would like to know
in particular whether Planning Permission has been sought – in
outline or full – for development for residential housing.
Jardin Smith in Singapore have been offering Water Orton land in
small plots to investors. Jardine Smith claim this land has
potential to gain planning permission in the near future under a
scheme known as Land Banking.
While Jardin Smith have not committed to converting this land for
building they have indicated that conversion is likely in the short
to medium term based on their expertise in gaining planning
approvals.
Can North Warwickshire release any related correspondence and
responses exchanged relating to this site to enable me to make an
informed judgement on the risk of otherwise of development
occurring in the short to medium term. Specifically I would like to
know if Jardin Smith has recieved any communication from North
Warwickshire BC indicating the possibility of gaining planning
permission.
Could you also advise of any instance in the last 10 years where
North Warwickshire Borough Council has approved the conversion of
Green Belt Land for the development of housing or other commercial
use.
This land plot has been identified as WK 441083.
Yours faithfully,
J Piper (Mr)
am sure given all the negative press on Land Banking you could guess the answer but here it is anyway.
No planning permission has been sought for, or granted to Jardin Smith,
for residential development in Water Orton.
Indeed it would be very rare for any planning permissions to be granted
for residential development in Water Orton on Green Belt land. This is
because residential development by definition is “inappropriate”
development in such a location. It therefore carries a presumption that
planning permission will be refused. This is Government Planning policy as
well as that of this Council.
Planning permissions can be granted on Green Belt land, but the applicant
has to convince the Council that there are “very special circumstances” in
order to override the presumption as set out above. “Land Banking” would
in my view not constitute such a circumstance.
Jeff Brown BA, Dip TP, MRTPI
Head of Development Control
North Warwickshire Council
Quite latest on this forums:
http://forums.hardwarezone.com.sg/showthread.php?t=2593117