We have good news for aspiring home seekers – iProperty.com.my will soon incorporate the latest data points from brickz.my (and more) into the property listings available on our site, saving you valuable time and effort.
Soon enough, visitors to iProperty.com.my can view updated data information in the property description page when they click on a residential project, including the property’s median price per sq feet (PSF), as well as Y-O-Y capital appreciation and asking rental yields percentages.
If you are unfamiliar with these data terms, read on!
Premendran Pathmanathan, founder of brickz.my and currently the GM of Customer Data Solutions at REA Group Asia (Parent company of iProperty.com.my) explains the importance of timely property data and how it can assist Malaysian consumers in making the most informed real estate decision.
#1 Why is data important for consumers?
We all know there are two parties in a real estate transaction – the seller and the buyer. When it comes to pricing, the former’s main concern will be “Am I underselling my property?” while a buyer will always question “Am I overpaying for this house?”
When shopping for a sub-sale property and scrolling through listings online, you will see the property’s description, including the number of bedrooms, unit size, project facilities and all that. However, you are going to need more information to determine whether you are getting your money’s worth or not – in particular, consumers require real-time performance data.
Most purchasers have an idea of the property type and area they wish or purchase into, but many have no clue over current market values and other pricing denominators including median price PSF, median prices in the area, etc.
Hence, they rely on word of mouth or anecdotal information when making a real estate purchasing decision. You may come across some data across a few sites when researching online, but most of these data, (if they are legitimate in the first place) are outdated or are no longer relevant as the figures displayed are from more than a few years back.
There are the quarterly statistics and yearly reports from the National Property Information Centre (Napic) under the Ministry of Finance’s Valuation and Property Services Department, but these data points are very macro (state-level) and do not dive into a specific area or neighbourhood, let alone a specific residential project/landed home scheme.
#2 Was that why you founded brickz.my, which compiles and presents actual data of transacted sub-sale property prices in Malaysia?
Yes, everyone should have access to reliable, accurate and up-to-date transacted sub-sale property price information. Brickz’s mission is to make actual transacted data in Malaysia transparent besides providing the latest and legitimate insights to help homeowners, investors and real estate agents save hours of property research time.
Brickz.my sources data from the Valuation and Property Services Department (JPPH), which officially records property transactions once the stamp duty for the Sales and Purchase Agreement is paid.
Home shoppers can instantly see the property’s latest sales history, its sale value, per sq ft price as well as median prices of properties in the area. Meanwhile, homeowners can stay informed about their property by keeping track of the volume and value of similar homes being sold recently, thus getting a clear idea of the real estate supply and demand in their area.
Users can play around with the tabs and filter according to residential districts or dive into a residential project. For instance, should you click on Damansara Villa, a freehold condominium in the prime neighbourhood of Damansara Heights, you will be privy to the latest sales records and median PSF as well as the unit size and the number of bedrooms.
These data points will help you determine if you’re overpaying for that unit you have your eye on. On top of that, you can easily streamline the kind of property you would want to live in, be it condominium or terrace home as well as your preferred residential neighbourhoods to check whether your target property falls within your budget or not; allowing you to conduct your property due diligence much more quickly and effectively.
#3 What about capital growth and rental yield values?
Capital growth is the value by which the property increases over time while rental yield is defined as the returns on a property investment from a rental perspective – these two figures are usually calculated and presented in an annual or Year-on-Year basis.
Property buyers are split into 2 groups: The first is for those buying a property for investment purposes (investor) while the other is a genuine home buyer (first time home buyer) or owner-occupier.
Investors are particularly interested in rental yield figures as they will want to put their money into an investment that would provide the most lucrative returns. Meanwhile, first time home buyers are very keen on capital growth because their first purchase is usually a starter home and they will have plans of upgrading after 5 years or so. Hence, they will want to know the resale potential and whether they can secure a tidy profit when selling off their home.
#4 So how can a consumer find out about growth appreciation and rental yield figures?
At the moment, there isn’t any capital growth and rental information on brickz.my. However, a consumer is able to gauge capital appreciation manually using brickz.my as the website allows you to filter property pricing according to specific date ranges. So, if you were to select condominiums transacted in Sentul from January to December 2017, a median price will be shown. For example, the median price says RM500 per square feet.
Next, when you change the date from January to December 2016 and the data shows RM450 per square feet. Hence, you can quickly calculate the growth – it has appreciated by 11.11%. (RM500-RM450)/RM450 X 100%
But, you don’t have to go through the hassle anymore in the near future.
We have good news for aspiring home seekers – iProperty.com.my will soon incorporate the latest data points from brickz.my into the property listings available on our site. Thus, visitors to iProperty who click on a listing can view additional information in the property description page, namely the property’s median price per sq ft and the area’s median price per sq ft (for the same type of property).
For example, say you’re buying an apartment unit in Mont Kiara for RM700 per square feet; you might think it’s a good deal as Mont Kiara is a very popular and established suburb. This might have been the median price in 2015 or 2016, but it could have fluctuated since then. What if our latest area median per sq ft figures inform the user that similar condominiums in the area are going for only RM600 per square feet? Of course, you would opt for the property that is 15% cheaper.
However, consumers still have to further evaluate the property based on their personal wants and needs – you might prefer the unit at a better location with superior facilities and more convenient connectivity links, e.d distance to MRT/LRT stations.
Next in the pipeline, we will be including the latest capital appreciation figures and asking rental yield percentages into each of iProperty.com’s listings as well – so consumers can look forward to getting better insights into the property market and the unit that they are interested in.
In the meantime, make sure to check out our data analysis articles, where we zoom into an area and dissect current data including current purchasing trends, what are the most popular projects and what are iProperty.com users searching for.
#5 What advice would you give to property buyers and sellers?
If you are in the midst of making a decision on whether to buy or sell your property, make sure to look up supporting data beforehand. The beauty with brickz.my and soon, iProperty.com’s data is that it is legitimate and transparent to everyone in the industry. So if you’re a seller and you feel your property needs to be sold at a higher price, please prepare your reasonings beforehand as your buyer will also have the same data as you!
Should your unit not have any extraordinary features or USP’s, then look at the area’s median price and set your selling price accordingly. As for buyers, please be prepared with all this readily available information before attending a property unit viewing. Not only will be more confident as a consumer but by staying more informed on the market activity, it makes for a more efficient and confident process when engaging with a real estate negotiator once you are ready to transact.
KUALA LUMPUR (July 26): There are clear signs of improvement in the property market and it is expected to pick up sometime in the second half of this year or the first half of next year, according to real estate consultancy Knight Frank Malaysia.
This follows the historic conclusion of Malaysia’s 2018 General Election, coupled with the strong growth momentum of the economy, it said in a statement released with its Real Estate Highlights: 1st Half of 2018.
Knight Frank Malaysia managing director Sarkunan Subramaniam shares that the property market saw a gentle recovery during 1H2018 as more clarity in the policies of the newly elected government unfolded.
“I believe the rents of high-end condominiums will stabilise and prices will hold. However, office rents are expected to remain competitive due to oversupply in certain locations, with the exception of Penang, which has a robust office market with limited existing and incoming supply,” Sarkunan said.
According to the report, the office sector in Penang has registered slight improvements in both occupancy and rent levels in 1H2018.
The outlook of Penang’s office market is expected to remain resilient with no immediate incoming supply and increasing demand, especially from corporations as Penang has the highest approved manufacturing foreign direct investments in the country at RM8.5 billion in 2017.
“I believe foreign investors will be coming back in 1Q2019 as we are expected to have more transparent policies with the new government,” Sarkunan said.
He also foresees the industrial and logistics sector to grow as Malaysia continues to draw healthy levels of investment in the manufacturing and services sectors.
In the high-end condominium segment in Kuala Lumpur, Knight Frank Malaysia’s associate director of residential sales & leasing Kelvin Yip observed that potential buyers and investors are switching away from a “wait-and-see” approach and are genuinely seeking for bargains in the market.
Furthermore, “developers are getting more aggressive in promoting their products by conducting nationwide roadshows. Based on the current trend, we expect the residential market to record more transactions in 2H2018”, Yip shared.
He added that the rental market is believed to have bottomed out as more enquiries have been received recently.
He added that the capital city Kuala Lumpur will remain as a well-liked investment destination among foreigners as prices are still reasonable compared with other major Asian cities.
“Unlike cities such as Hong Kong and Singapore, where foreign buyers are subjected to additional buyer’s stamp duty, Malaysia’s residential market remains relatively investor friendly to foreign buyers,” Yip concluded.
Meanwhile, the KL fringe office market was resilient in 1H2018 with both rental and occupancy levels holding firm despite the oversupply of space in certain locations in the Klang Valley.
In 1999, the 23.5-kilometer overhead Skytrain opened in Bangkok, providing the traffic-clogged capital with its first mass transit rail system.
But it took about a decade for the new transport system to really take off among commuters – and thereafter among property developers. Now, there are worries that the mass transit system has become a bit too successful as a property stimulus as new developments mushroom along the line across the city and in its outskirts.
“When it was under construction many luxury department stores and five-star hotels didn’t want a Skytrain station to be built near them because they thought the train would attract to much riffraff,” recalled Simon Landy, former executive chairman of Colliers (Thailand), an international property consultant.
The “ramp up” in ridership was a lot slower than anticipated by the Skytrain’s investor, BTS Group Holdings PLC. During the first year of operation in 2000, it had less than 150,000 passengers per day. That figure had grown to about 400,000 per day by 2010.
Nowadays, there are at least 750,000 passengers a day on the Skytrain, which can be packed to almost Tokyo-like push-and-shove levels during the rush hours.
Mixed-use luxury hotels and upscale department stores have sprouted up or are under construction near most centrally located stations and land prices along the track in Bangkok’s central business district (CBD) have soared 1,000% between 1998 to 2017, according to CBRE Thailand, an international property agency.
The number of condominiums in Bangkok have grown from 2,600 units in 1998 to 630,000 units now, with the majority following along mass transit tracks, CBRE data shows. The condominium building boom took off after 2004, shortly after the government’s Mass Rapid Transit Authority (MRTA) launched the Blue Line, known as the MRT, which added an additional 21 kilometers of subway rails to the urban network.
“Mass transit has been a key factor in the boom in the condominium market since 2002 up to now,” said Aliwassa Pathnadabutr, managing director of CBRE Thailand. “The downtown area has a total existing and future supply of 32,517 units, 22% located within 800 meters of the MRT, 44% located within 800 meters of BTS and only 32% located more than 800 meters from a mass-transit system.”
While Bangkok’s sprawl was spreading further outwards into the suburbs between the 1980s and 1990s, over the past two decades the mass transit system has “anchored the city center” around the downtown and midtown mass transit stations, she said.
And future growth, at least in the condominium segment, is sticking close to the extensions of the mass transit rails outside the CBD. “We are tracking 110,175 units of under-construction condominium supply in midtown and suburban locations, of which 28% are more than 800 meters from a mass-transit system, while 72% are located within 800 meters of mass stations,” Aliwassa said.
Of course, mass transit systems are not the only factor driving Bangkok’s condominium boom. “Other factors that impact the growth of the condominium market include growing urbanization, the trend away from extended to nuclear families, rising disposable incomes, higher availability of mortgages and foreign buyers,” she said.
While foreign buyers are a growing factor, Thais themselves have proven the main market for the initial phase of the condominium boom, which has accompanied changes in urban lifestyles, rising incomes and a trend away from suburban housing developments to city condominiums, real estate agents say.
But this market is showing signs of “fragility,” according to the Bank of Thailand (BOT), the central bank, which recently warned of a higher ratio of new mortgages with loan-to-value rates of 90%.
“We have seen certain banks, particularly the mid-sized banks, that have been a bit more aggressive in providing credit to home buyers in certain segments, and that’s led to a high loan-to-value ratio and we’ve seen rising NPLs (non-performing loans) coming from certain segments,” said BOT Governor Veerathai Santiprabhob. “There could be segments of the home market that need to be watched more carefully,” he said.
After three years of fairly slow economic growth in Thailand, the number of unsold condominium units in Bangkok rose to more than 30,000 last year, mostly in the medium price range, between 100,000 to 200,000 baht (US$3,012 to US$6,024) per square meter. Prospects for sales have improved somewhat this year, with gross domestic product is expected to grow more than 4%.
With the medium-price condominium market somewhat sated, some of the bigger property developers started to invest in “super luxury” condominiums a few years ago. Now there may be too many of those high-end units on the market.
“Whereas three years ago, you had one of two projects priced above 300,000 baht (US$9,033) per square meter, now you’ve got 20, and the Thai market at the top end isn’t that deep,” Landy said.
As such, developers have started to look abroad for sales. Sansiri PCL, which has a wide range of condominium blocks in Bangkok ranging from medium priced to super luxury – including units at its 98 Wireless Building that are going for 700,000 baht (US$21,084) per square meter, has been targeting the wider Asian market.
“We have international sales offices in Shanghai, Guangzhou, Shenzhen, Beijing, in Singapore and one in Hong Kong,” said Poomipak Julmanichoti, Sansiri executive vice president for international business development.
“Both Hong Kong and mainland China are our key customers,” Poomipak said. “The company is expecting significant growth of 25% in international sales in 2018, compared with 2017, with the Hong Kong and China markets contributing about 70% of that, about 35% each.”
Sansiri has targeted sales of 45 billion baht (US$1.4 billion) this year, up 14% year-on-year, with an estimated 13 billion baht (US$392 million) expected to come from foreign sales, he said.
One reason condominium developers have gone for the super luxury market is because land prices in Bangkok’s CBD have soared over the past three years, a reflection in part of the growing scarcity of available space. This scarcity may be the factor that prevents a glut in the segment, analysts say.
“Even if a developer has the financial means to build such a project, finding the right location to do so is becoming ever more challenging as most of the prime locations have already been bought up recently and are under development,” CBRE’s Aliwassa said.
To finance such projects, many developers have turned to Thailand’s bond market, which like the stock market has been hit by capital outflows in recent months due to higher interest rates offered in the United States.
Fitch Ratings Thailand Ltd has estimated that bonds issued by property firms amounted to 425 billion baht (US$13.6 billion) over the past five years, growing 20% annually. The credit rating agency urged bond buyers to be selective about the properties they backed, noting a wide range in risk depending on the projects and market segments.
Still, economists and financial analysts are still cautious about ringing alarm bells about a possible Bangkok property bubble.
“Debentures issued by property developers command a share of 11.8% of the total debentures issued by the private sector,” said Charl Kengchon, chief economist of the Kasikorn Reseach, a private sector research company. “Considering the fact that property is a capital intensive business, I would say we are not overexposed to the sector.”
Like central bank governor Veerathai, Charl cautions that Bangkok’s property market has many segments, some of which are more worrisome than others.
“Unless we are having a major economic downturn or experiencing sharp increases in interest rates, I think it will be difficult to generalize the situation across projects and companies,” Charl said. “Some may be doing better than others.”
Don’t worry too much about KL property glut as market will eventually adjust itself, says MIP president
PETALING JAYA (July 3): The housing and commercial property glut in Kuala Lumpur is not a great cause for concern as the market will eventually adjust itself to accommodate the excessive supply, said the Malaysian Institute of Planners (MIP) president Ihsan Zainal Mokhtar.
“We are not worrying too much for the glut as the developers and the market will always adjust itself. We have adjusted rather well to changes in the past,” he reporters at a press conference on the upcoming 10th International Conference on World Class Sustainable Cities 2018 (WCSC 2018) today.
However, he noted that city plans have to be flexible to adjust to changes in the market.
He cited Melbourne as an example. “Melbourne used to have the issue of office glut in the early 90s. And what Melbourne did was allow these offices to convert into residences, although the concept of staying in the CBD (central business district) wasn’t [popular] at that time.”
“You cannot just accept things as the way they are. Even the city plan, it has to be able to adjust and flexible enough to change the market forces,” he added.
WCSC 2018, which set to be held on September 27 at InterContinental Kuala Lumpur, will see experts from both local and overseas discuss the issues that KL had and will be having in the future while the city moving towards to the goal of become one of the world class cities, said organising chairman Michael Fu Yueh Yee.
“The conference will explore how KL and other cities in Malaysia can prepare for today’s and tomorrow’s challenges, to be more liable, resilient, inclusive and sustainable, through better planning, technology and social innovations towards implementing the new agenda for all,” said Fu, who is also the exco member of Rehda Youth.
Themed “Kuala Lumpur: Today & Beyond”, WCSC 2018 will be jointly organed by the Real Estate and Housing Developers’ Association Wilayah Persekutuan Kuala Lumpur (Rehda KL), MIP and the Malaysian Institute of Architects (PAM).
The event is endorsed and supported by Dewan Bandaraya Kuala Lumpur (DBKL).
More than 550 delegates representing the built-environment industry professionals, city managers, government agencies, residents’ groups, NGO’s and city stakeholders are expected to participate.
The WCSC 2018 will feature speakers from both local and overseas sharing their expertise on international best practices and case studies from other world class cities, including MIP’s Ihsan Zainal Mokhtar, Khazanah Research Institute director of research Dr Suraya Ismail, Avanath Capital Management CEO and National Multifamily Housing Council 2018 past chairman Daryl Carter, Kohn Pedersen Fox Associates senior associate principal Heejin Kim, Mayor of Seoul Park Won-Soon and representative from DBKL.
Also present at the press conference today were PAM council member Norzakiah Arshad and Mustapha Kamal Zulkarnain, president Ezumi Harzani Ismail, DBKL town planning department senior deputy director Nik Mastura Diyana Nik Mohamad and Rehda Youth treasurer Ra Adrina Muztaza.
THAILAND’S condominium market has been resilient with sustained growth for 10 years since the global financial crisis in 2008.
Recently, there have been warnings from the Bank of Thailand governor to commercial banks on their lending practices about the ongoing high loan-to-value (LTV) rates as well as risk from unsold inventory and oversupply.
Lessons learned from the 1997 Thailand financial crisis has led to more cautious approaches from both commercial banks and developers during the past two decades. There are certain indicators we could use as guidelines to ensure market stability.
Developers can gauge whether an oversupply is occurring by determining if there are more speculators/investors than end-user buyers and buy- to- hold investors. A prudent developer will keep track and analyse buyer and potential buyer’s profiles and purposes for purchases. One measure they can do to monitor the risk of having too many speculators is to set a higher percentage of down payment. With more money invested up front, investors and speculative buyers would be less likely to cut loss on their property investment and hold on to it longer to recoup the investment in the event of market uncertainties.
Another question that is worth asking when determining market conditions is to measure whether the prices of property have increased to a price beyond the affordability of local end-user buyers. Today competition for developable land has driven land prices up substantially. Land cost has become the highest component in development cost. Prices for even mid-market products in Bangkok has gone beyond the purchasing power of most blue-collar workers and has led to high unsold supply.
Banks have been careful since 1997 to ensure they do not repeat the mistake of over lending with high LTV ratios which greatly increases the risk of non-performing loans (NPL’s). Availability of mortgages is one of the drivers for the growth of the property market; however, it could be a double-edged sword if the loans issued are low quality and results in higher NPL’s. Banks could consider lowering LTV ratios and impose stricter lending policies to reduce risks of underperforming loans. Another measure that could mitigate risk is for the developer to implement a pre-approval process for mortgages as a condition before selling the properties.
Due to the ever-higher prices, developers are now taking their projects to foreign buyers in hopes to unload unsold inventory. In the past three years, foreign buyers, especially Chinese and other Asian buyers have helped to reduce the unsold supply in the Thai condominium market. This trend will continue as Thailand is one of the few countries that does not charge foreign or second home buyers additional stamp duties. Apart from being a popular tourist destination, other factors include affordable prices, ability for foreigners to own condominiums, proximity to a city centre, convenient transportation, and good amenities.
The real issue in selling greater percentages of units to foreigners is that most foreign buyers, whether end-users or investment driven, are much more sensitive to any negative sentiment, political or economic, that may arise. This increases the risks for developers if there were negative news to provoke foreign investors to pull out and cut losses. Keeping the ratio of foreign buyers lower per project and increasing down payments on units could be a prudent approach to minimize risk.
Appropriate government stimulus policies could also help to boost the property development sector. For example, using stimulus policies that are focused on completed projects with attention given to end user demand could help lower the level of unsold inventory and strengthen the market while keeping demand less speculative and more buy-for-use focused.
Risk management policies can be implemented at every level from government, developers to financial institutions working together to create a clear and realistic forecast of supply and demand to safeguard a country from real estate bubbles. It requires diligence in monitoring the market and a level of market transparency to ensure that bubbles do not occur. Land costs is a crucial part of the development process as, today, it represents the largest cost of any project. Developers should cautious to ensure that land prices they purchased are going to be affordable to their target segments and study their target customer group to ensure that enough real demand exists as compared to supply. As land prices continue to rise, especially in prime locations, the land price to product price value proposition will need to be more scrutinised.
Rising prices for land near future mass transit lines and in neighbouring provinces drove the average land price in Greater Bangkok to a 32.3% year-on-year increase in the second quarter of 2018.
The Real Estate Information Center (REIC) on Friday reported the top five locations where prices of undeveloped land rose the most in the second quarter compared with the same period last year.
They were led by the Phra Khanong-Bang Na-Suan Luang-Prawet area, where prices were up 53%, followed by Nakhon Pathom with a rise of 39.1%.
In third was Ratburana-Bang Khun Tien-Thung Khru-Bang Bon-Jom Thong with a rise of 38.2%, and Samut Sakhon came in fourth with an increase of 27.4%.
Inner Bangkok locations where land prices per square wah topped 3.17 million last year saw the fifth-highest increase at 20.1%.
The REIC found that land prices in locations tabbed for future mass transit lines were 52.1% higher than those in locations where no mass transit is planned.
At the same time, land prices in locations where a mass transit line or extension was under construction were 32.1% higher, and those in locations where mass transit lines currently operate were 24.2% higher.
Among locations where mass transit lines currently operate or are planned for construction, locations along the skytrain’s Sukhumvit Line saw the highest increase in land prices at 26.8%.
Close behind were prices for land near the Orange Line from Thailand Cultural Center to Min Buri (up 23.5%), the Dark Red Line from Hua Lamphong to Maha Chai (up 21.4%), the Blue Line route of Bang Sue-Tha Phra-Hua Lamphong-Bang Kae (up 21.3%) and the skytrain’s Silom Line (up 21.2%).
The REIC also did an analysis of changes in price for undeveloped land by categorising by city zone, which designates land use. The centre found that the highest year-on-year increase in land prices was in high-density residential areas (up 56.1%).
That was followed by land in industrial areas, where prices rose 29.8%. Land in community residential areas or in Pathum Thani, Nakhon Pathom and Samut Sakhon saw a rise of 19.7% in land prices.
Land in low-density residential areas saw an increase of 13.1% in price. Land prices in commercial zones rose 6.6%, while land in medium-density residential areas had a rise of 3.6% in price. Land prices in agricultural areas rose 2.6%.
Most Common Mistakes Of Real Estate Photography
One of the most common phrases known to man is a picture is worth a thousand words. Therefore, when trying desperately to sell a property, both agents and homeowners most genuinely consider the extreme importance in the pictures of the actual home being listed. Paying strict attention to detail is a valuable factor to making sure the property in the image gets properly illuminated, and makes the viewer of the picture crave the home.
Maximizing Your Photography
Here are some great tips on how to withdraw from the five most common real estate photography mistakes. An image of the property your selling being blurry is one of the most familiar inaccuracies. The reason why this happens is because most people try to take professional pictures with their hands, neglecting the fact that most hands slightly shake when you try to restrain them from moving.
Use a Tripod
Buying a tripod could be the best solution to this problem because it deletes the shakiness of your hands. It’s also very cheap and could be great for the interior shots needed to give some much needed sharpness to the image. Also, try your best to get rid of any clutter lying around that can potentially distract probable buyers from the details you’re trying to capture with the picture.
Focus on the Horizon
You should definitely focus on the horizon specifics of the picture as well. Take a stroll through your mind and try to think of any picture that looked good or was alluring when something within the image was crooked. It doesn’t happen often. When aiming at the house that you want taken, use grid lines to make sure the building or property isn’t crooked. Remember attention to detail is a great way to avoid future problems in advertising a specific home.
Turn Off Flash
By turning off the installed flash of the camera sometimes you can avoid unattractive reflections off of mirroring surfaces. Using natural light from the sun gives pictures a more prevailing look than using the flash for most pictures that aren’t in the dark.
Think About Space
The composition of the picture can also be an intriguing way to reel in potential buyers and customers. You should always get as much space in view whenever you are framing a specific shot. One of the veteran sneaky tricks in doing this is to never add ceilings or wall dividers within the picture because it gives the image some sort of an illusion to how roomy the interior space actually is. This small tip can definitely add more people to the interested list.
Use Wide Angle Lenses
In all honesty it’s extremely smart to invest in a wide angle lens just because it imprisons a lot more space inside the picture than any other type of lens. Another exclusive tip for not making these common mistakes is to never use your phone to take these type of pictures no matter how hi-def they are.