Categories趋势

2022年07月25日

独家报道:李治宏

卖不出买不起,
房地产领域如何突围?

经济全面重启后,市场出现报复性消费,但这股报复性消费并没有发生在房地产领域。

毕竟,房产属于高价物品(Big Ticket Item),房屋贷款也是一笔长期的财务负担,在国人深受通货膨胀冲击,纷纷节省开销和谨慎消费之际,买房的能力和意愿也相应下跌。

这股“寒风”已经吹在国内产业市场龙头雪隆区的新楼盘上,因为今年上半年新推出的新房屋项目只有区区14个,比起去年同期的37个,大幅减少19个或164%!

加上下半年经济前景看淡,一些发展商不仅转攻符合一般购屋者财务预算的可负担房屋,更可能展延推出原本要在今年内面市的新项目;而尽管建筑材料成本飙升,屋价看来也不会大幅调高,因为发展商碍于市道欠佳,无法把所有额外成本转嫁给购屋者。

今年4月,雪隆地区完全没有任何新房屋项目面市,而且整个上半年的新楼盘,都没有任何洋房、半独立式房屋和毗连式房屋单位。

邓志明

上半年新楼盘大减

产业顾问公司大马亨利行指出,提供诸多优惠的拥屋计划(Home Ownership Campaign,HOC)于去年底告一段落后不再延长、通胀压顶和俄罗斯入侵乌克兰战争,或是导致今年上半年雪隆新楼盘大减的主因。

大马亨利行总营运长邓志明说,在建筑材料价格飙升下,发展商未来几个月很可能被迫调高房屋售价,但在前景充满挑战下,房价调涨的空间有限。

这是因为除了建材成本,发展商在调高房价之前,必须考量其他因素,这包括国家经济和房屋市场走势、购屋者的购买力和对房价调涨的接受度,这些因素将决定房价的涨幅。

他说,全球经济衰退风险升高下,大马的出口增长很可能放缓,最终影响整体经济增长,这将影响投资者信心,不仅打击股市表现,产业需求也将下行,届时发展商要转移任何额外成本给买家的能力也将减弱。

“住宅产业市场虽有从疫情中复苏的一些迹象,但还无法证明这只是短期的反弹,未能展现持续复苏的能力。”

他预计发展商们将尽量吸纳额外成本,那些地点良好,并可继续吸引强大需求的房屋项目,若调高售价,涨幅将介于5至10%。

至于已推出一段时日,但销售表现不那么好的项目,可能只会稍微调高售价,甚至只是维持现有价格。

利率扬升影响申贷

“我们也相信,二手房屋市场,尤其是那些较高价位的房屋及所在地点房屋需求不那么强,租赁市场也有点偏弱的房屋,不会调高售价。”

国内利率扬升是房产市场的另一利空。

邓志明指出,随着利息成本扬升,中等价格房屋的业主,在摊还房屋贷款时也会更吃力,而那些财务状况告急者则可能被迫降价求售房屋。

此外,利率扬升下,借贷者每月房贷供款走高,将影响房贷申请者的贷款额度,令购屋者需重新审视购屋的开支预算。

事实上,根据国家产业资讯中心(NAPIC)最新数据,大马房屋价格指数今年首季比去年第四季下滑2%,也比去年首季稍微下跌0.1%。

此外,今年首季的房产交易量为9万4544单位,比去年末季下滑4.9%。

40至60万房屋大行其道

发展商推出更多面积较小的房屋,可能是对市道欠佳的一种直接回应,发展商重新聚焦符合购屋者财务预算的可负担房屋,而非主打房价较高,但可能需求较低的单位。

亨利行在2022年第三季《HBAdvisor》季刊中指出,这令售价介于40万至60万令吉的房屋大行其道,上半年14个新楼盘当中,就有10个或71%有推出这个价位的房屋。

销售佳改善现金流

邓志明接受《南洋商报》书面访问时补充,产业市场还未完全从疫情重创中复苏,市场对价格变得更为敏感,因此发展商纷纷尝试推出符合目标客户群经济负担能力的房屋。

他指出,主因是发展商们发现,相对较高价位的房屋,售价40万至60万令吉的房屋较受市场欢迎,只有在取得令人满意的销售率下,发展商的现金流才会获得改善。

“因此,发展商检讨策略和重新规划新项目产品内容,以涵盖更多售价40万至60万令吉,价格较可负担的房屋,是自然不过的事。”

他预见,发展商们会继续这样做,直到市况改善和市场对较高价位房产的需求转强为止。

“其中一个做法就是在不牺牲房屋各种功能的前提下,缩小房屋的建筑面积,以控制房屋售价,确保符合购屋者的经济能力和银行给予的房贷额度。

“如果房屋的面积太大,售价将会更高,这或将超越购屋者的经济能力。”

下半年或现豪宅新楼盘

整个上半年雪隆区新楼盘完全没有豪宅单位,并非发展商已全面淡出高档市场。

邓志明指出,洋房、半独立房屋和毗连式房屋单位都是人口密度较低,必须以较高价位销售的房屋类别,但当市道欠佳,而土地成本依然偏高时,发展商别无选择,惟有重新聚焦符合市场需求、价格较可负担、人口密度较高的房屋类别,例如公寓和共管公寓。

这是今年上半年雪隆新房屋项目完全没有洋房、半独立式房屋和毗连式房屋的主因。

“但我们必须指出,我们搜集的数据,可能漏掉了一些发展商私下推出,没有在媒体打广告宣传的新项目,因此我们不能说本身的数据100%准确。

“同时,这类项目可能处于不同阶段的规划当中,也许我们会在今年下半年或明年上半年看到更多这类项目推出市场,除非市场大幅度走下坡。”

市况改善将“升级”住家

疫情过后,国人追求拥有更大空间的房屋,这股趋势并未因上半年面积较小房屋大行其道而逆转。

邓志明指出,人们都向往拥有宽敞的房子,这是许多人梦想中的家居,但事实上,他们必须根据本身的经济能力和预算来购屋。

“疫情导致房市放缓下,投机炒风已大减,购买产业投资的人也少了许多,现有的购屋者大部分都是买来自住。

“而售价40万至60万令吉的购屋者当中,很大比重是首购族,他们一般会选择先购买较小间和价格较可负担的房子。”

他补充,一旦市况改善,人们将会计划让住家“升级”,届时就会物色较大间的房屋。

巴生谷新楼盘数目
去年下半年起下跌

1月份是今年上半年巴生谷最多新房屋项目的月份,共有4个新楼盘推出,和去年1月持平,也许是HOC的余温加持,但新楼盘数目过后就走下坡。

而且,今年上半年推出的14个新项目中,多达44%推出建筑面积801至1000平方尺的单位,接着是38%涉及1201至1500平方尺的单位,以及31%涉及601至800平方尺的单位。

相对之下,去年上半年,涉及这3个建筑面积的新房产项目,分别只有23%、19%和16%。

去年上半年巴生谷的37个新楼盘当中,多达31个或83.78%涉及售价100万令吉和以上的单位,这也许是受惠于HOC的各种优惠吸引许多购屋者所致。

今年上半年推出每平方尺价格较低单位,即每平方尺售价低于500令吉的新楼盘数目也较多,显示市况欠佳下,发展商惟有推出更多较低价位的房屋。

事实上,整体而言,巴生谷新楼盘数目去年下半年即开始走下坡。

去年下半年的新楼盘数目只有23个,比上半年的37个少了许多。尤其是第三季,只有区区4个新项目,而且全部都在雪州,吉隆坡挂零。8月份更是去年唯一没有任何新楼盘的月份。

双层排屋  服务式公寓
2类房产主导市场

上半年的14个新楼盘中,有6个推出双层排屋和服务式公寓,显示这2大类房产仍主导市场。

雪州占了8个新楼盘,其余6个分布在吉隆坡各地,但吉隆坡孟沙和文良港各以2个项目傲视雪隆各地。

吉隆坡其他有新房产项目的地区分别是武吉免登和泗岩沫,至于雪州,则有8个地区各推出一个新楼盘,分别是八打灵再也、加影、蒲种、龙溪、沙叻丁宜、双溪毛糯、万挠和峇冬加里。

去年上半年,雪州共有27个新楼盘,吉隆坡则有10个。

今年上半年的新房产单位方面,雪隆两地合共只有7595单位,等于去年同期1万1560单位约66%。其中,雪州占4283单位或56%;吉隆坡则有3312单位或44%。

这和去年上半年的情况刚好相反,当时,吉隆坡虽然新楼盘远比雪州少,但推出的新单位却高占雪隆两地69%(7937单位),反观雪州只占31%(3623单位)。

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    The following terms and conditions apply to your access and the use of this Web Site and the Services provided herein by Nanyang Siang Pau Sdn Bhd. (hereinafter referred to as “eNanyang.my” and “property.eNanyang.my”). By accessing any page of this Web Site and/or using the services, you agree to be bound by these terms and conditions without limitation or qualification. If you do not accept these terms and conditions, please immediately discontinue access to this Web Site and/or use of the services.

    The information, products and services described or offered on this web site are not intended for distribution to, or use by, any person or entity in any jurisdiction or country where such distribution or use would be contrary to law or regulation or which would subject eNanyang.my or its subsidiaries or affiliates to any registration requirements within such jurisdiction or country. The materials, information (including opinions, commentary and recommendations) and functions provided in this web site shall not under any circumstances be considered or construed as an offer or solicitation to sell, buy, give, take, issue, allot or transfer, or as giving of any advice in respect of shares, stocks, bonds, notes, interests, unit trusts, mutual funds or other securities, investments, loans, advances, credits or deposits in any jurisdiction.

    Although this site may contain or provide access or links to information, opinions or recommendations on products and services of property.eNanyang.my or other parties, does not represent that such products or services, opinions or recommendation are suitable for you. All transactions are done at your sole risk and responsibility and in reliance only upon your own judgment and you will make your own independent evaluation of the suitability of the recommendations, products and services obtained, offered or accessed through this web site. Further you should seek professional advice at all times and obtain independent verification of the materials and information provided herein prior to making any investment, business or commercial decision based on any such materials or information. This site shall have no responsibility or liability to you in respect of any opinions or recommendations expressed by it or any other parties on this site. None of this information, opinions or recommendations contained in this site constitutes solicitations or offers by property.eNanyang.my to sell/buy any products or services, provide any investments or financial advice or an invitation to enter into any legally binding contract or arrangement with you. Your eligibility for any particular products or services is subject to the final determination and acceptance by the Companies.

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    All trademarks, service marks and logos displayed in this web site are the property of property.eNanyang.my and/or their respective third-party proprietors as identified in the web site. Unless the prior written consent of property.eNanyang.my or the relevant third-party proprietor of any trademarks, service marks or logos appearing on the web site has been obtained, no license or right is granted to any party accessing this web site to use, download, reproduce, copy or modify such trademarks, service marks or logos. Similarly, unless the prior written consent of property.eNanyang.my or the relevant proprietor has been obtained, no such trade mark, service mark or logo may be used as a link or to mark any link to the property.eNanyang.my web site or any other site. Just as property.eNanyang.my requires users to respect our copyrights, and those of our affiliates and partners, we respect the copyrights of others. If you believe in good faith that your copyrighted work has been reproduced on our site without authorisation in a way that constitutes copyright infringement, you may notify our designated copyright agent either by mail to Nanyang Siang Pau Sdn Bhd, No. 1, Jalan SS 7/2, 47301 Petaling Jaya, Selangor, Malaysia or by email to prop@eNanyang.my.

    This site is available “as is” and “as available” basis. We do not warrant that this service will be uninterrupted or error-free. There may be delays, omissions, interruptions and inaccuracies in the news, information or other materials available through this web site. We are not responsible for the availability or content of other services that may be linked to this web site. We do not make any warranties, express or implied, including without limitation, those of merchant quality and fitness for a particular purpose, with respect to this web site or any information or services that are available or advertised or sold through this web site. We do not make any representations, nor do we endorse the accuracy, completeness, timeliness or reliability of any advice, opinion, statement or other material or database displayed, uploaded or distributed in this web site or available through links in this web site. We reserve the right to correct any errors or omissions in this web site. Although we intend to take reasonable steps to prevent the introduction of viruses, worms, “Trojan horses” or other destructive materials to this web site, we do not guarantee or warrant that the materials that may be downloaded from this web site do not contain such destructive features. We are not liable for any damages or harm attributable to such features. If you rely on this information and any materials available through this web site, you do so solely at your own risk. Without derogation of the above and/or terms and conditions of the applicable agreements governing all the information and services of the web site, reasonable measures shall be taken by property.eNanyang.my to ensure the accuracy and validity of all information relating to transactions of products and services of related web site.

    property.eNanyang.my shall not be liable for any loss or damages howsoever arising whether in contract, tort, negligence, strict liability or any other basis, including without limitation any damages, loss or expense, direct, indirect, special, or consequential damage, punitive damages or economic loss arising from or in connection with: (1) any access, use or the inability to access or use this website, or reliance on the materials and/or any information in this web site; (2) any system, server or connection failure, error, omission, interruption, delay in transmission, or computer virus; and (3) any use of or access to any other sites linked to this web site. Any hyperlinks to any other websites are not an endorsement or verification of such web sites and such web sites should only be accessed at the user’s own risks. This exclusion clause shall take effect to the fullest extent permitted by law.

    Links from or to the web sites outside of property.eNanyang.my are meant for convenience only. This web site does not investigate, verify, monitor, or endorse the content, accuracy, opinions expressed and other links (if any) provided by such resources as such linked web sites are owned and operated by third parties and are not under the control of property.eNanyang.my. Therefore, we shall not be responsible and makes no warranties in respect of the contents of those web sites, the third parties named therein or their products and services. Furthermore, the links provided in this web site to other shall not be considered an endorsement or verification or approval of such linked web sites of the contents therein. Linking to any other site is at your sole risk and property.eNanyang.my will not be responsible or liable for any damages in connection with linking. It is advisable for you to read the privacy policy statements any web sites which are linked to this web site.

    You will on demand indemnify and keep indemnified property.eNanyang.my from all liabilities, claims, losses and expenses, including any legal fees that may be incurred by property.eNanyang.my in connection with or arising from (1) your use or misuse of this web site and the services provided herein, or (2) your breach of these terms and conditions howsoever occasioned, or (3) any intellectual property right or proprietary right infringement claim made by a third party against property.eNanyang.my in connection with your use of this web site.


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    The failure of property.eNanyang.my to exercise or enforce any right or provision of these terms and conditions shall not constitute a waiver of such right or provision. If any part of these terms and conditions is determined to be invalid or unenforceable pursuant to applicable law, then the invalid and unenforceable provision will be deemed superseded by a valid, enforceable provision that most clearly matches the intent of the original provision and the remainder of the other provisions of the terms and conditions shall continue in full force and effect. All rights not expressly granted herein are reserved.

    These terms and conditions are governed by and are to be construed in accordance with the laws of Malaysia. By accessing this web site and/or using the services provided herein by property.eNanyang.my, you hereby agree to submit to the non-exclusive jurisdiction of the Malaysian courts in Kuala Lumpur, Malaysia in all disputes arising out of or relating to the use of this web site.

    私隐政策声明

      You agree that Nanyang Press Holdings Berhad and its subsidiaries (“Nanyang Group”) may process, use, disclose and/or retain your personal information in accordance with our Privacy Policy as long as necessary for the fulfillment of the Purposes stated herein.

      In order for us to provide our products and/or services to you in the most efficient and effective manner, we need to collect relevant personal information from you. The personal information collected by us may include, but not limited to, the followings: –

      • Name;
      • Address;
      • Phone Number;
      • Fax Number;
      • Date of Birth;
      • Email Address;
      • Gender;
      • Bank Information;
      • Identity Card Number; or
      • Credit Card Information

      Personal Information that you provide to us will be Processed (as defined in PDPA 2010) for the following purposes: –

      • to process your application and/or request for our products and/or services;
      • to complete transactions with you, manage and verify your membership of our customer loyalty scheme where applicable;
      • to provide you with the products and/or services you have requested or subscribed;
      • to understand and analyse our sales, your needs and preferences;
      • to develop, enhance, market and provide products and services to meet your needs;
      • to conduct marketing activities;
      • to direct market to you;
      • to determine how we can improve our services to you;
      • to process exchanges or product returns;
      • to process payments to you;
      • to enable you to participate in promotions and contests;
      • to investigate and resolve any service issues;
      • to keep in contact with you and better manage any business relationship we have with you;
      • to send you updates on our products, news and events, promotions and rewards, special privileges and initiatives of Nanyang Group, our partners and advertisers;
      • for debt collection purposes;
      • to respond to requests or complaints;
      • for future business opportunities and transactions;
      • for audit, compliance and risk management purposes;
      • to meet legal and regulatory requirements; or
      • for all other purposes incidental and associated with any of the above;
      collectively known as the “Purposes”.<

      Nanyang Group will treat all information we hold about you as private and confidential. In order to provide our products and/or services to you, we may need to disclose your personal information to the following third parties: –

      1. law enforcement agencies;
      2. government agencies;
      3. companies or individuals that act as our agents, contractors, service providers and/or professional advisers;
      4. any financial institution and charge or credit card issuing companies with which you have or propose to have dealings;
      5. our business associates in or outside Malaysia;
      6. to share the information with trusted business partners for the provision of their services
      7. any parties to whom you have given us your express or implied consent to disclose; or
      8. to such other parties as may be permitted under the laws of Malaysia.

      You may contact us at the following contact points should you have any queries regarding this Privacy Policy or you wish to have inaccurate information of you to be corrected: –

      Designation: Data Privacy Officer
      Telephone: 03-7872 6921
      Fax: 03-7872 6994
      Email: pdpa@nanyang.com.my
      Address :1, Jalan SS 7/2, 47301 Petaling Jaya, Selangor

      We will keep this Privacy Policy under regular review and we may amend this Privacy Policy from time to time without prior notice. The updated version shall apply and supersede all previous versions. It is advisable that you check this Privacy Policy on a regular basis.

      This notice was updated: 5th February 2014

      © 南洋商报有限公司版权所有 | Copyright Nanyang Siang Pau Sdn. Bhd.(6164-V)

      电邮:prop@eNanyang.my

      地址: No. 1, Jalan SS 7/2, 47301 Petaling Jaya, Selangor Darul Ehsan, Malaysia

      电话: +603-7872 6888

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        The following terms and conditions apply to your access and the use of this Web Site and the Services provided herein by Nanyang Siang Pau Sdn Bhd. (hereinafter referred to as “eNanyang.my” and “property.eNanyang.my”). By accessing any page of this Web Site and/or using the services, you agree to be bound by these terms and conditions without limitation or qualification. If you do not accept these terms and conditions, please immediately discontinue access to this Web Site and/or use of the services.

        The information, products and services described or offered on this web site are not intended for distribution to, or use by, any person or entity in any jurisdiction or country where such distribution or use would be contrary to law or regulation or which would subject eNanyang.my or its subsidiaries or affiliates to any registration requirements within such jurisdiction or country. The materials, information (including opinions, commentary and recommendations) and functions provided in this web site shall not under any circumstances be considered or construed as an offer or solicitation to sell, buy, give, take, issue, allot or transfer, or as giving of any advice in respect of shares, stocks, bonds, notes, interests, unit trusts, mutual funds or other securities, investments, loans, advances, credits or deposits in any jurisdiction.

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        property.eNanyang.my shall not be liable for any loss or damages howsoever arising whether in contract, tort, negligence, strict liability or any other basis, including without limitation any damages, loss or expense, direct, indirect, special, or consequential damage, punitive damages or economic loss arising from or in connection with: (1) any access, use or the inability to access or use this website, or reliance on the materials and/or any information in this web site; (2) any system, server or connection failure, error, omission, interruption, delay in transmission, or computer virus; and (3) any use of or access to any other sites linked to this web site. Any hyperlinks to any other websites are not an endorsement or verification of such web sites and such web sites should only be accessed at the user’s own risks. This exclusion clause shall take effect to the fullest extent permitted by law.

        Links from or to the web sites outside of property.eNanyang.my are meant for convenience only. This web site does not investigate, verify, monitor, or endorse the content, accuracy, opinions expressed and other links (if any) provided by such resources as such linked web sites are owned and operated by third parties and are not under the control of property.eNanyang.my. Therefore, we shall not be responsible and makes no warranties in respect of the contents of those web sites, the third parties named therein or their products and services. Furthermore, the links provided in this web site to other shall not be considered an endorsement or verification or approval of such linked web sites of the contents therein. Linking to any other site is at your sole risk and property.eNanyang.my will not be responsible or liable for any damages in connection with linking. It is advisable for you to read the privacy policy statements any web sites which are linked to this web site.

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        property.eNanyang.my reserves the right to terminate and/or suspend your access and/or your use of this web site at any time, for any reason. In particular, and without limitation, we may terminate and/or suspend your access should you violate any of these terms and conditions, or violate the rights of property.eNanyang.my of any other user or any third party.

        The failure of property.eNanyang.my to exercise or enforce any right or provision of these terms and conditions shall not constitute a waiver of such right or provision. If any part of these terms and conditions is determined to be invalid or unenforceable pursuant to applicable law, then the invalid and unenforceable provision will be deemed superseded by a valid, enforceable provision that most clearly matches the intent of the original provision and the remainder of the other provisions of the terms and conditions shall continue in full force and effect. All rights not expressly granted herein are reserved.

        These terms and conditions are governed by and are to be construed in accordance with the laws of Malaysia. By accessing this web site and/or using the services provided herein by property.eNanyang.my, you hereby agree to submit to the non-exclusive jurisdiction of the Malaysian courts in Kuala Lumpur, Malaysia in all disputes arising out of or relating to the use of this web site.

        私隐政策声明

          You agree that Nanyang Press Holdings Berhad and its subsidiaries (“Nanyang Group”) may process, use, disclose and/or retain your personal information in accordance with our Privacy Policy as long as necessary for the fulfillment of the Purposes stated herein.

          In order for us to provide our products and/or services to you in the most efficient and effective manner, we need to collect relevant personal information from you. The personal information collected by us may include, but not limited to, the followings: –

          • Name;
          • Address;
          • Phone Number;
          • Fax Number;
          • Date of Birth;
          • Email Address;
          • Gender;
          • Bank Information;
          • Identity Card Number; or
          • Credit Card Information

          Personal Information that you provide to us will be Processed (as defined in PDPA 2010) for the following purposes: –

          • to process your application and/or request for our products and/or services;
          • to complete transactions with you, manage and verify your membership of our customer loyalty scheme where applicable;
          • to provide you with the products and/or services you have requested or subscribed;
          • to understand and analyse our sales, your needs and preferences;
          • to develop, enhance, market and provide products and services to meet your needs;
          • to conduct marketing activities;
          • to direct market to you;
          • to determine how we can improve our services to you;
          • to process exchanges or product returns;
          • to process payments to you;
          • to enable you to participate in promotions and contests;
          • to investigate and resolve any service issues;
          • to keep in contact with you and better manage any business relationship we have with you;
          • to send you updates on our products, news and events, promotions and rewards, special privileges and initiatives of Nanyang Group, our partners and advertisers;
          • for debt collection purposes;
          • to respond to requests or complaints;
          • for future business opportunities and transactions;
          • for audit, compliance and risk management purposes;
          • to meet legal and regulatory requirements; or
          • for all other purposes incidental and associated with any of the above;
          collectively known as the “Purposes”.<

          Nanyang Group will treat all information we hold about you as private and confidential. In order to provide our products and/or services to you, we may need to disclose your personal information to the following third parties: –

          1. law enforcement agencies;
          2. government agencies;
          3. companies or individuals that act as our agents, contractors, service providers and/or professional advisers;
          4. any financial institution and charge or credit card issuing companies with which you have or propose to have dealings;
          5. our business associates in or outside Malaysia;
          6. to share the information with trusted business partners for the provision of their services
          7. any parties to whom you have given us your express or implied consent to disclose; or
          8. to such other parties as may be permitted under the laws of Malaysia.

          You may contact us at the following contact points should you have any queries regarding this Privacy Policy or you wish to have inaccurate information of you to be corrected: –

          Designation: Data Privacy Officer
          Telephone: 03-7872 6921
          Fax: 03-7872 6994
          Email: pdpa@nanyang.com.my
          Address :1, Jalan SS 7/2, 47301 Petaling Jaya, Selangor

          We will keep this Privacy Policy under regular review and we may amend this Privacy Policy from time to time without prior notice. The updated version shall apply and supersede all previous versions. It is advisable that you check this Privacy Policy on a regular basis.

          This notice was updated: 5th February 2014

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