Latest News About the Property Market in Singapore

September 17, 2007

HDB move to cut concrete use pays off

Filed under: About HDB Properties, Singapore Property News — aldurvale @ 9:18 am

It adopts alternative materials and techniques following Indonesian sand ban

STEEL, aluminium and even glass are to be the new concrete for many of the Housing and Development Board’s latest projects.

Materials and techniques which might not have been cost-effective in the past have become increasingly viable following the rise in the price of concrete caused by January’s ban on exports of sand from Indonesia.

The HDB says that initiatives it has already taken, such as using steel instead of concrete to construct lift shafts, have already achieved positive results.

The HDB told BT that using steel in a conventional 12-storey block has reduced the amount of concrete needed for lift shafts by 90 per cent. ‘This leads to an overall cost savings of about 20 per cent and a shortening of construction time by 20 per cent,’ a board spokesman said.

A conventional 12-storey concrete lift shaft can require up to 90 cubic metres of concrete.

This new method of construction was piloted in projects in Yishun, Jurong East and Marsiling and the HDB says that since April, use of the technique has been extended. Another upside of the new method is that an additional 250 blocks which previously exceeded the budget for the Lift Upgrading Programme now become eligible.

Following the sand ban, the HDB – probably Singapore’s biggest developer – said that it would try to cut the use of sand by as much as 30 per cent. By volume, sand is the main ingredient of concrete.

‘While engineers work towards economising on materials and designs, architects will continue to ensure that the outcome retains its desired aesthetics and functionality,’ said the HDB.

Building layouts and structures are being fine-tuned to optimise concrete usage. But some of the new architectureled initiatives include the simple tweaking of previous HDB design guidelines.

One new idea involves providing much larger glass windows. The HDB has been providing bay windows in flats since 2004. ‘Taking this a step further to improve economy and reduce sand use, we now provide three-quarter and full-height glass windows for bedrooms and living rooms respectively,’ the board said.

Other simple solutions include changing the design of concrete parapets along corridors. Since 2000, most parapets have been built using perforated aluminium panels. HDB says that all HDB buildings tendered from June onwards will have parapets designed with slits or perforations to reduce the concrete use – or simply have metal parapets.

Other solutions involve replacing concrete designs with metal ones. For new shelters and linkways, HDB plans to use steel columns instead of concrete.

Modular steel ramps were tried out at Woodlands Street 83 and will be introduced to more HDB estates in line with its Barrier Free Access initiative.

The HDB said: ‘As the industry exploits new materials, methods and technology in our move towards sustainable construction, we believe home buyers will also grow more receptive to the use of these new materials and designs.’

 

Source: Business Times 17 Sept 07

Tan Chong’s property assets catching Guoco’s eyes

Filed under: Singapore Developers News, Singapore Property News — aldurvale @ 9:03 am

TAN Chong International appears now to be more of a property play than a seller of motor vehicles. That’s why several analysts, including Singapore’s Kim Eng Research, are calling a buy on the stock at current prices – on Friday, it closed 2.5 Hongkong cents lower at HK$2.325.

Kim Eng on Sept 5 set a target for the stock at HK$3.62 – 4 per cent down from an earlier target of HK$3.77. It attributes the downward revision to the recent change in development charges, which it said affected its valuation of Tan Chong, as it had earlier factored in the combined redevelopment of Tan Chong Motor Centre and The Wilby Residence, both off Bukit Timah Road.

Kim Eng said: ‘The higher DC rates resulted in a higher development charge and consequently our valuation for the company’s investment properties has decreased from HK$2,591.1 million to HK$2,293.8 million.’

Although the property scene in Singapore has been somewhat dampened by the hike in development charges and the more recent changes in en bloc rules, most property players and observers are still bullish on the sector’s long-term outlook.

It’s Tan Chong’s property assets that have perhaps also attracted Malaysian business tycoon Quek Leng Chan to increase his stake in the company through his Guoco Group. Guoco increased its stake in Tan Chong from 11.02 per cent at the end of last year to 12.11 per cent at end-June this year.

Everyone knows that Mr Quek is a shrewd investor and he perhaps also sees an opportunity to increase his stake even further, given market talk about the house of the Tans who currently control Tan Chong.

According to previous media reports, there is little love lost between the Singapore and Malaysian side of the founding family – between Singapore-based company chairman Tan Eng Soon and his uncle Tan Kim Hor.

In recent years, the chairman appears to have consolidated his position, with the latest annual report showing he has 16.66 per cent of the company. In total Tan Chong Consolidated, the holding company of the founding family, owns 45.34 per cent.

While the trigger point for a compulsory general offer for a listed company in Hong Kong is 35 per cent, this should pose little difficulty for a takeover artiste like Mr Quek, nor is he short of the resources to make a takoever offer for a company with a market capitalisation of under $1 billion.

In the meantime, the company’s car sector is doing less well as sales of its main line – Nissan – continue to decline in the face of fierce competition from the likes of Toyota and Honda and from parallel importers. Sales of Nissan fell from 10,045 units in 1H06 to 6,746 in 2H06 and to 6,106 in 1H07.

Things are brighter, however, at its Subaru and Nissan heavy commercial vehicle divisions, with sales of the former rising from 1,836 units in 1H06 to 2,323 units in 2H06 and to 3,185 in 1H07.

Kim Eng’s target price is based on the sum-of-the-parts of Tan Chong’s vehicle distributorship business, its high net cash position of about HK41 cents a share, and the estimated market values of its investment and held-for-sale properties.

Details like these must surely have not escaped the eyes of Mr Quek and his advisers.

A takeover attempt by Mr Quek would be a boost to the fortunes of weary minority investors.

Source: Business Times 17 Sept 07

Private home deals hit hefty $32.8b in first half

Filed under: About Condominiums, Singapore Property News — aldurvale @ 9:01 am

DTZ expects transactions this year to significantly surpass last year’s record $36b

(SINGAPORE) A hefty $32.8 billion worth of private residential properties changed hands in the first six months of this year – more than double the $15 billion chalked up in the same period last year.

And the number is just about 9 per cent shy of the record $36 billion for the whole of 2006, according to an analysis of caveats by DTZ Debenham Tie Leung.

Driving the robust first-half showing has been the rapid escalation of private home prices and rising sales activity including collective sales.

DTZ expects the value of private homes transacted for the whole of this year will ’significantly surpass’ last year’s record high.

Despite a slowdown in August, the firm’s executive director Ong Choon Fah expects strong sales in the primary as well as secondary markets in the coming months. She is of the view that confidence in the Singapore property market remains good and that ‘there’s still liquidity here’ despite the sub-prime mortgage problems in the US.

Private apartments and condos accounted for $26.4 billion, or 80 per cent, of the value of H1 2007 private home deals. This is a 126 per cent jump from the same year-ago period, and is close to the $28.8 billion for the whole of 2006.

The average value per non-landed private residential transaction was $1.61 million in H1 2007. This is about 7 per cent higher than the $1.51 million average value per deal for full-year 2006.

‘This was due to the continued interest for high-end residential properties, a significant price increase and rising land values which bolstered premiums achieved in collective sales,’ DTZ said in its report.

The traditional prime districts of 9, 10 and 11 made up slightly over half, or about $13.8 billion, of the total value of non-landed private home transactions in first-half 2007. And DTZ reckons the full-year 2007 figure is very likely to surpass the record $16.2 billion for the whole of 2006.

The average value per transaction for prime district apartments and condos also hit a record $2.84 million in H1 2007, which was 7 per cent higher than the $2.67 million average for the whole of last year.

DTZ’s analysis was based on caveats captured by the Urban Redevelopment Authority’s Realis system dating back to 1995. The analysis showed that the secondary market made up slightly over two-thirds of transaction values for islandwide non-landed homes in H1 2007, and the same was true for the prime districts, in tandem with strong secondary market activity seen in the first half.

The secondary market covers both resale and subsale deals. Resale deals are secondary market deals in projects that have received their Certificates of Statutory Completion, while subsales involve developments that have yet to do so.

In total, $3.5 billion worth of apartments and condos changed hands in H1 2007 in the subsale market, 12 times the $290 million in the same year-ago period.

The H1 2007 subsale value trailed only the $3.9 billion for the whole of 1996, when property speculation was rampant. DTZ expects the full-year 2007 value of subsale apartment and condo deals to exceed 1996’s, supported by rising property prices.

The average value per transaction of subsale apartments and condos was at a record high in H1 2007, at $1.62 million, surpassing the $1.35 million average for full-year 2006.

DTZ’s Mrs Ong is confident about the momentum of private home sales in the coming months in both the primary and secondary markets.

Prices in the secondary market have risen but there’s still a significant price gap between new launches and older properties, even for those that received Temporary Occupation Permits just about a year or so ago. So resale will continue to do well.

In the prime districts, demand for resale properties will also continue to be supported by strong investor interest, as rents increase amidst tight supply in the short term, as numerous sites sold through collective sales will be torn down for redevelopment,’ she says.

‘In the primary market, developers will do well for mass-market project launches. Housing and Development Board resale flat prices have started to recover and this is providing bottom-up support for the property market. In the high-end segment, some niche projects in the prime districts may be relatively small but these are big-ticket items so that will still chalk up the sale value tally,’ Mrs Ong says.

On the US sub-prime mortgage problems, Mrs Ong says: ‘When there is uncertainty, there is a flight to safety and gateway cities like Singapore are perceived to be safer than others,’ she says.

Drop in subsales points to more stable prices ahead.

Private Transactions Going Strong 

 

Source: Business Times 17 Sept 07

Drop in subsales points to more stable prices ahead

Speculation window seen closing, with prices in high-end sector peaking

(SINGAPORE) The number of property subsales – an indicator of speculative activity – appears to be stabilising, possibly even falling.

Some industry players even believe that this could mark the beginning of more stable prices in the months to come.

Official property statistics for the third quarter will not be out until next month but monthly figures tabulated by CB Richard Ellis show a surprising dip in the number of subsales between the months of June and July.

The July figures will be updated in time but the drop is still likely to be an estimated 5-10 per cent. This comes after numbers that have been rising consistently for the three months in the second quarter of 2007.

One explanation for this could be that the window of opportunity for speculators is closing, with prices in the highend sector peaking.

CB Richard Ellis executive director Li Hiaw Ho said: ‘If you don’t have sharp increases in prices, you don’t have property speculation.’

Speculators could also be discouraged by the volatility in the global markets. ‘Because of the sub-prime crisis, a lot of buyers are exercising caution,’ said Mr Li.

Another indication that speculators could be cooling off is that the number of returned options to buy new condos also appears to be dropping.

In January, the high-profile launch of One Shenton attracted many punters hoping to flip units before exercising their options. And even though it was fully booked within days of the launch, industry watchers believe that as much as 15-25 per cent of the options were returned in the following months when speculators failed to get their target prices.

Since then, there have been several more high-profile launches. Among the most notable ones were Orchard Residences – which has since set the record for the most expensive property in Singapore at $5,500 psf – and Scotts Square.

Both developers declined to reveal the number of options returned. But persistent talk in the market has it that ‘many’ options were returned for Scotts Square.

A source said that the figure was closer to about 5-10 per cent, which in comparison is perhaps not as high as might be expected for such a prime location.

CapitaLand’s Seafront on Meyer was launched in Q2 and saw queues of buyers forming at its showflat. Now 80 per cent sold, CapitaLand said that only 3 per cent of the options were not exercised.

One Rochester, another hot property launched in Q2, also saw queues at its showflat. Developer United Engineers Ltd (UEL) said that it was surprised that only 10 per cent of the options for the fully sold condo were returned.

UEL CEO and group managing director Jackson Yap said: ‘Initially, we had some concerns about the number of returned units as the option period coincided with the sub-prime crisis. We are rather happy that the number of returned units eventually stabilised at 10 per cent, which reflects a high proportion of genuine buyers who are confident of the strong fundamentals of the development.’

Speculators are very much a part of the market and do actually have a function as they help set the threshold prices that buyers are willing to pay.

UEL’s Mr Yap added: ‘We are in no urgency to sell the returned units, although there is a waiting list of genuine buyers, in this current market. We have more than covered our costs through the rest of the sales, and feel there is a need to protect the selling prices for a high-quality development like ours.’

One Rochester was sold at a price ranging between $900 psf and $1,600 psf. Whether these prices will go up could depend on how gung-ho speculators will be in the coming months.

The Soleil at Novena was launched last month and is almost fully sold. Developer UOL said that to-date, 42 per cent of its buyers have exercised their options. The remaining 58 per cent have until the end of the month to exercise theirs.

 Private Property Prices Peaking?Private Property Prices Peaking?Private Property Prices Peaking?

 

Source: Business Times 17 Sept 07

CapitaLand sells its stake in Hong Kong’s AIG Tower

The developer will book S$260.7m gain on completion of the divestment

CAPITALAND has sold its entire 45 per cent effective stake in AIG Tower in Hong Kong in a deal that values the asset at HK$8.1 billion (S$1.6 billion).

Upon completion of the divestment – due on or around Nov 30, 2007 – CapitaLand will recognise a gain of about S$260.7 million in its group consolidated accounts.

The HK$8.1 billion valuation reflects a price of HK$22,042 per square foot (psf) based on AIG Tower’s net lettable area of 366,072 square feet. The Grade A office building at No 1 Connaught Road, Central has 999-year leasehold tenure and was completed in 2005. It was developed on the former Furama Hotel site that the former Pidemco Land bought a stake in from Lai Sun Group in 2000.

Pidemco, which later merged with DBS Land to form CapitaLand, subsequently sold half of its stake in the site to American International Assurance Company (AIA).

AIA is also the party that is buying CapitaLand’s 45 per cent effective stake in the building under the latest deal announced yesterday. This will boost AIA’s stake in the property to 90 per cent with Lai Sun holding the remaining 10 per cent.

Major tenants in the building, which is fully leased, include AIA, Bank of Tokyo-Mitsubishi, Royal Bank of Scotland and Wachovia Bank.

CapitaLand has also been divesting some of its Singapore office assets. Late last month, it sold its 50 per cent stake in Chevron House along Raffles Place in a deal that valued the asset at $730 million, or $2,780 psf of net lettable area.

Earlier last month, CapitaLand also paid $590.3 million for the remaining 50 per cent stake in Eureka Office Fund, which owns One George Street. This valued the award-winning office block at $1.2 billion, or about $2,700 psf.

In March, CapitaLand divested its effective 90.04 per cent stake in Temasek Tower, which was sold for $1.04 billion or $1,550 psf.

During the group’s first-half results briefing on July 31, CapitaLand Group president and CEO Liew Mun Leong stressed that the Singapore office sector will remain ‘a core holding’ to the group but that it will restructure its portfolio by divesting some existing office assets and investing in new developments.

He cited as an example of the latter the group’s bid for the former NCO Club and Beach Road Camp grounds. Last week, the Urban Redevelopment Authority awarded the site to a consortium led by City Developments.

 

Source: Business Times 17 Sept 07

Nomura eyes property to grow in Asia

Filed under: International Property News - Asia, Singapore Property News — aldurvale @ 8:44 am

It forms unit to develop Reit business in S’pore

(HONG KONG) Nomura Holdings, the top brokerage in Japan but a smaller player elsewhere in Asia, has launched a property investment business and is investing in companies before they go public to help build up its equities business in the region, a top banker said.

Philippe Espinasse, who joined Nomura as co-head of Asian equity capital markets two months ago, said that the brokerage wants to grow beyond selling deals to Japan’s vast investor base. ‘We’re definitely expanding the focus beyond the Japanese distribution channel,’ said Mr Espinasse, who was previously head of Asia equity capital markets at Macquarie Bank .

Nomura ranks far down the league table this year in 70th place for equity capital markets deals in Asia-Pacific outside Japan, well below its 16th and 15th place finishes for 2006 and 2005, respectively, according to Thomson Financial.

‘As one of the very top investment banks in Asia including Japan, definitely, I’d like to get back in the Top 10 for Asia ex-Japan ECM,’ said Mr Espinasse, who has spent a big chunk of his first months on the job flying around the region to meet clients.

Nomura is looking to put more of its own capital to work by investing in companies ahead of their initial public offerings (IPOs), which would put it in pole position for underwriting mandates. ‘You have to select your niches, go after transactions in sectors where you have a competitive edge,’ he said.

Powered by China and India, Asia is a growth engine for global investment banks and Nomura is battling established players in the region such as UBS, Goldman Sachs and Morgan Stanley, as well as banks that have been recently beefing up operations in the region, such as Lehman Brothers and Bear Stearns.

‘At the end of the day, it’s about being more aggressive and confident, going on the road and meeting clients and explaining how and where Nomura can add value,’ Mr Espinasse said.

Nomura, which has said that it is weighing acquisitions to enter the booming stockbroking business in India, was one of five banks to help India’s HDFC Bank Ltd raise US$698 million through an American Depositary Share issue.

Mr Espinasse said that while Nomura would continue to take advantage of its distribution capability in Japan, where cash-rich retail investors are increasingly buying overseas assets, the brokerage also wants to leverage its network of 340 global sales staff who focus on Asia outside Japan. ‘The key for my side of the business is to significantly expand the business beyond our highly successful Japanese primary equity distribution franchise.’

To that end, the brokerage in July started its Asia Asset Finance unit in Singapore, which will invest in property around Asia and develop a real estate investment trust (Reit) business.

‘That is something we are keen to do more of in Asia ex-Japan,’ said Mr Espinasse, who has Reit experience from his stint with securitisation specialist Macquarie. He said that the property arm would grow to about a dozen people.

Singapore is the top property trust market in the Asia-Pacific after Japan and Australia.

 

Source: Reuters  (Business Times 17 Sept 07)

INSIDE MARKETS – Sellers outweigh buyers in bearish trading

Filed under: Singapore Finance News, Singapore Stock Market News — aldurvale @ 8:41 am

Asean China Investment Fund was one of the top sellers as it lowered its stakes in Unionmet and SunVic Chemical, writes ROBERT HALILI

BEARISH clouds are looming as the trading environment turned negative last week. In all, 28 companies saw 100 director and substantial shareholder disposals while 35 firms had 72 acquisitions. The number of disposals was more than double the previous week’s 48 sales while the number of purchases was sharply lower than the 124 acquisitions in the first week of September.

Last week’s trades were also significant in that it was the first time since the end-July market correction that sellers recorded more trades than buyers. Funds were also bearish with nine asset managers posting 43 disposals against eight institutional shareholders with 30 acquisitions. The number of disposals was nearly triple the previous week’s 16 sales.

Among the top sellers last week was Asean China Investment Fund LP as the group lowered its respective stakes in Unionmet (Singapore) Ltd and SunVic Chemical Holdings to below 5 per cent.

Also bearish was The Capital Group Companies – the group unloaded more shares of ComfortDelGro Corporation at sharply lower than its sale price in June. Investors should also watch out for Shining Corporation Ltd as heavy sales by Louisson Investments Pte Ltd lowered its stake by 79 per cent to 1.8 per cent.

On the positive side, the executive chairman of Hong Kong-based English language newspaper South China Morning Post, Kuok Khoon Ean, boosted his stake in Wilmar International Limited by 257 per cent last week at sharply higher than his purchase price last month.

Unionmet (Singapore) Ltd

Asean China Investment Fund LP ceased to be a substantial shareholder of metals producer Unionmet (Singapore) Ltd on Sept 12 following the sale of five million shares at an undisclosed price, which reduced its direct holdings by 25 per cent to 15 million shares or 4.1 per cent of the issued capital. Investors should note that the counter surged on that day from the previous day’s 25 cents close to 37 cents. Prior to that price surge, the stock had been on a downtrend since the first week of February from 91 cents. The disposal by Asean China Investment Fund was a very bearish signal for the stock as the group previously sold 16.6 million shares on the stock’s trading debut on Jan 31 at an estimated price of 75 cents each. That sale in January was made at a huge profit, given the IPO price of 37 cents each. Unionmet (Singapore) announced its interim results in July with net profit down by 52 per cent to US$1.938 million for the six months to May 31, 2007. The stock closed at 34 cents on Friday.

SunVic Chemical Holdings Ltd

Asean China Investment Fund LP ceased to be a substantial shareholder of chemical producer SunVic Chemical Holdings on Sept 12 following the sale of 22 million shares at an estimated price of 39 cents each. The trade reduced its direct holdings by 43 per cent to 29.4 million shares or 4.9 per cent. The disposal was made on the back of the 64 per cent decline in the share price since the second week of February from $1.08. The sale by Asean China Investment Fund was likely made at a profit based on the stock’s IPO price of 30 cents each. The sentiment is not entirely negative as chief executive officer Sun Liping recorded his first trades since listing with 1.36 million shares purchased on Sept 10 at 30 cents each. The trade boosted his deemed holdings to 325.2 million shares or 53.9 per cent. Alternate director Teo Yi-Dar also acquired an initial 50,000 shares on Aug 30 at 26 cents each.

SunVic Chemical Holdings announced its Q2 results on Aug 14 with net profit down by 42.9 per cent to 23.307 million yuan (S$4.7 million) for the three months to June 30, 2007. Earnings in the first half fell by 50 per cent to 31.65 million yuan. The counter, which was listed on Feb 5, closed sharply lower from its trading debut price of 81 cents to 36.5 cents on Friday.

ComfortDelGro Corporation Ltd

The Capital Group Companies, Inc unloaded more shares of bus and taxi services provider ComfortDelGro Corporation at sharply lower that its disposal-related filing price in June. The group reported a disposal-related filing on Sept 11 of 25.4 million shares, which reduced its deemed holdings by 18 per cent to 119.9 million shares or 5.8 per cent of the issued capital. The filing stated that the sales were made from June 21 to Sept 11. The stock during that period fell from $2.30 to $1.86. Capital previously sold 508,000 shares on June 20 at an estimated price of $2.26 each. The sales since June were made at a profit based on the net 30 million shares that the fund manager acquired from May 2005 to Jan 11 this year at $1.43 to $1.65 each. Capital became a substantial shareholder in May 2005 following the purchase of 12.9 million shares at $1.64 each, which raised its interest to 5.6 per cent.

ComfortDelGro announced its Q2 results on Aug 13 with net profit up by 19 per cent to $70.8 million for the three months to June 30, 2007. Earnings in the first half rose by 10.8 per cent to $138.1 million. The stock closed at $1.96 on Friday.

Shining Corporation Ltd

Heavy sales of 10.1 million shares by Louisson Investments Pte Ltd in construction contractor and building materials distributor Shining Corporation this month reduced its stake by 79 per cent to 1.8 per cent. The disposals were made from Sept 6 to 13 at estimated prices of 17.5 cents to 23 cents each. The sales, which accounted for 31 per cent of the stock’s trading volume, were made after the counter rebounded from 10 cents on Aug 29. Louisson Investments last sold 6.5 million shares on Sept 13 at 19 cents to 23 cents each, which lowered its direct holdings by 71 per cent to 2.7 million shares or 1.8 per cent. The group previously sold 610,000 shares on Sept 7 and 3.1 million shares on Sept 6 at estimated prices of 17.5 cents to 19.5 cents each. The heavy sales this month were not surprising as the shareholder also disposed of 3.8 million shares in July at an estimated price of 18.5 cents each.

The sales in the past three months were made at a profit based on the group’s initial filing in 2004. Louisson Investments became a substantial shareholder in December 2004 following the purchase of 14 million shares at 15 cents each, which raised its interest by 539 per cent to 17.3 per cent. The stock closed at 17.5 cents on Friday.

Wilmar International Ltd

Non-executive director Kuok Khoon Ean acquired more shares of agribusiness firm Wilmar International (formerly Ezyhealth Asia Pacific Ltd) at sharply higher than his purchase prices last month. The director bought 180,000 shares on Sept 12 at $3.56 each, which boosted his deemed holdings by 257 per cent to 250,000 shares. He previously acquired 20,000 shares on Aug 29 and an initial 50,000 shares on Aug 16 at $2.94 each. The fact that he acquired significantly more shares this month at a sharply higher price is a very bullish signal for the stock. Also positive earlier this year was PPB Group Berhad with 987,000 shares purchased on July 31 at an estimated price of $3.40 each. The trade increased its direct stake to 559.1 million shares or 8.8 per cent. The group also has a deemed interest of 604.2 million shares or 9.5 per cent. Wilmar International announced its Q2 results on Aug 14 with net profit up by 142.4 per cent to US$39.553 million for the three months to 30 June 2007. Earnings in the first half rose by 105 per cent to US$65.583 million. The stock closed flat from Kuok Khoon Ean’s purchase price to $3.56 on Friday.

The writer is managing director of Asia Insider Limited

Sales of office units jump amid space crunch

SALES of office units have shot up this year in the face of a crunch in office space here.

An impressive $491.79 million worth of single units in larger office buildings has changed hands since January.

This already outstrips the $386.39 million in deals for the whole of last year, according to new figures from property firm CB Richard Ellis (CBRE), which tracked deals above $5 million.

The price of each unit has also surged. Last year, a record 24 office units were sold, but only 19 have been sold so far this year.

This means that, on average, each of the units sold this year is fetching a much higher price than those sold last year.

Compared with earlier years, this year’s sales look even more impressive. Only $95.21 million in single office deals were done in 2005, and $8.14 million in 2003, said CBRE.

These standalone office spaces, called strata-titled office units in the property industry, are owned by one-off investors or businesses, as opposed to an office block that belongs to a single owner.

Price rises have been dramatic. In buildings such as Suntec City, the prices of strata-titled office units have trebled over the past 18 months, CBRE data showed.

Demand for office space here has been soaring in recent months, pushing up both sale prices and rental levels, as a shortage of prime office buildings coincides with booming investor and business demand.

Due to the limited supply of buildings in the Central Business District (CBD), investor interest has extended to strata-titled office properties in the fringe areas of the CBD, said Mr Jeremy Lake, CBRE’s executive director of investment properties.

‘The rising number of strata-titled office transactions is a logical consequence of a tight office rental market,’ he said. ‘Rather than pay rentals of $12 per sq ft (psf) per month, investors are finding it attractive to buy a unit and cash in on the high rentals.’

The most popular buildings for such deals this year are International Plaza and Suntec City, Mr Lake said.

There were 43 office sales in International Plaza this year, just shy of its 45 deals for the whole of last year.

However, these deals ranged in price from $215,000 to $3.3 million, so they were not captured by CBRE’s analysis of strata office deals above $5 million.

In Suntec City Tower One and Two, seven deals had taken place this year, at prices starting from $4.61 million.

Mr Lake also said the prices of units in these buildings had skyrocketed in the past 18 months. At International Plaza, they jumped from $491 psf in January last year to $1,150 psf in July.

In the same period, prices of units in Suntec City Tower One nearly tripled from $850 psf to $2,200 psf.

In Suntec City Tower Two, prices doubled from $1,148 psf in March last year to $2,360 psf last month, a new high for the tower.

‘Investors’ demand for office units at these buildings has been strong due to the scarcity of this type of medium-sized office space located in the core business districts,’ explained Mr Lake.

He suggested that some buyers of these units could be ’small- and medium-sized businesses’ whose space needs can be met by small office units, unlike multinational companies, which take up entire floors in a single building.

Other buyers could include investors ‘who have pocketed some gains in the stock market and are looking at attractive investment options’, Mr Lake said.

He expects the number of strata-titled office deals above $5 million to hit a new record this year.

 

Source: The Straits Times 17 Sept 07

CapitaLand reaps $261m from selling HK tower

Filed under: Singapore Developers News, Singapore Property News — aldurvale @ 8:33 am

CAPITALAND will book a gain of about $260.7 million from selling a 45 per cent stake in a prime office building in Hong Kong.

The property developer, South-east Asia’s largest, said yesterday that it had sold its share of AIG Tower, located in the territory’s central business district.

The deal values the building at HK$8.1 billion (S$1.57 billion), which works out to HK$22,042 per sq ft of net lettable area.

CapitaLand’s share of the building is worth about HK$3.6 billion, including the repayment of shareholder loans.

The stake was sold to American International Assurance (AIA), a unit of American International Group (AIG), the largest insurer in the world.

The transaction will add to AIA’s existing 45 per cent interest in the high-rise building. The remaining 10 per cent stake is held by Hong Kong’s Lai Sun Group, which is involved in property development and investment.

The 999-year leasehold property was built in April 2005 and is currently fully occupied.

Major tenants include AIG, Bank of Tokyo-Mitsubishi UFJ, CapitaLand, Kohlberg Kravis Roberts & Co, Lai Sun Group and Oaktree Capital Management.

CapitaLand’s sale of its stake in AIG Tower comes after it sold a 50 per cent interest in Chevron House for a record price last month. It booked a gain of about $150.8 million from the deal.

 

Source: The Straits Times 17 Sept 07

Caution still needed despite market rebound

Filed under: International Economy - World — aldurvale @ 8:31 am

It may take more than rate cuts by central banks to sustain the recovery

IT IS almost certain the United States Federal Reserve will answer the prayers of stock market traders across the globe and cut rates when it meets tomorrow.

A lower benchmark interest rate would mean more cash flowing into corporate coffers, which would have positive knock-on effects on markets globally, at least over the short term.

From the way international equity markets have regained their poise, one might be tempted to believe the problems that have beset the global financial system in recent months are over.

At home, the Straits Times Index (STI) closed at 3,536.4 points last Friday, after regaining lost ground, up 19.4 per cent from its Aug 17 intra-day low of 2,962.01. On Wall Street, the Dow Jones Industrial Average rose to within 4 per cent of its all-time highs.

Still, the situation might not be quite that simple.

The STI rebounded strongly after a boost from stocks linked to the booming offshore marine sector, as crude oil prices hit record highs. This more than made up for the pallid performance of the three local bank stocks, which make up about a third of the STI. These banks are still assessing the impact of the credit crunch plaguing global financial markets.

Despite the overall rally, DBS Group Holdings is trading 21.6 per cent off its year’s high, while OCBC Bank and United Overseas Bank are both about 10 per cent below their 12-month highs.

Risk of stagflation

INVESTORS could well be placing too much faith in a few rate cuts by major central banks such as the Fed.

The provision of this form of cheap credit by central banks in recent years was what caused the massive mispricing of risky loans to borrowers with poor credit histories.

The picture is further muddied by soaring crude prices, which hit US$80 a barrel last Wednesday, and by a falling greenback. It is hard to gauge how the global economy will react to the heady brew of a US Fed rate cut and high oil prices.

The conventional wisdom is that in times of rising prices – caused perhaps by higher oil prices – monetary policy should be tighter, not looser.

Such a scenario has not been seen for nearly 30 years. Those with long memories will recall that this mix pushed the US and the rest of the world into a long period of stagflation, characterised by a deep recession and high jobless rates with rampaging levels of inflation.

This vicious cycle was finally broken only when then Fed chairman Paul Volcker ignored the shrill screams of politicians and Wall Street, and relentlessly drove up interest rates to break the back of the inflationary cycle.

Wall Street’s sway factor

WHAT about the argument, increasingly peddled, that Asia has finally unhooked itself from Wall Street – so the credit crunch is a problem for the West, but not Asia?

It is an attractive notion, after years of Asian markets slavishly following the US lead, but it might be wishful thinking, for now at least.

True, China’s decisive intervention last month – it announced that it would allow its citizens to invest in Hong Kong equities – curbed the plunges on Asian bourses and sent the Hang Seng Index to record highs.

But the sheer size of Wall Street means Asia simply cannot ignore any wild US swings as investors sort out the mess surrounding sub-prime loans and agonise over a possible recession in the US economy.

With a market value of US$16 trillion (S$24.2 trillion), US bourses are still bigger than their Tokyo and European counterparts combined, and eight times larger than China’s, even after the giddy run-up there this year.

Therefore, it might be better to remain cautious, as all of the signs point to further trouble over the next 12 to 18 months.

Over the short term, central banks could literally paper over the problems caused by the credit crunch, flooding the markets with billions in fresh cash.

Seeds of trouble

HOWEVER, one big immediate problem remains unresolved: International banks are still struggling to borrow, either from each other or from external sources.

Last Wednesday, for instance, the European Central Bank had to pump another 75 billion euros (S$157.4 billion) into the region’s banking system to reduce the interest rate gap between overnight funding and lending over longer maturities.

And the cost of funds in the hard-hit interbank money markets – where banks borrow from each other – has surged to peaks last seen two decades ago, as the scramble for cash by financial institutions shows little sign of easing.

Observers say investors could be neglecting one key warning sign as they celebrate any easing by the Fed: the gridlock now experienced by the US$2 trillion market for short-term commercial bonds.

Most of these short-term bonds are sold to rich investors and cash-rich firms by special investment vehicles owned by banks. As such bonds mature within 30 or 40 days, this could intensify the credit crunch over the next few weeks, if investors refuse to extend the credit by rolling over their purchases.

In many cases, the sponsoring banks will have to take the risky assets back onto their balance sheets, which will force them to hoard their cash. This, in turn, will cause liquidity to dry up in the money market, whether central banks cut rates or not.

Some market experts have also argued that the current rebound has shaky foundations, as share prices are gaining ground on lacklustre volumes.

Over the past two weeks, average daily volumes on the STI have only reached 2.33 billion shares worth $2.03 billion, a far cry from the 4.4 billion shares worth $2.95 billion that changed hands daily in July when the STI was at a similar level.

More sober-minded observers with good memories suggest that 1998 offers a likely guide to the future direction of the stock market. Back then, panic selling in January was followed by an almost miraculous recovery, but that was snuffed out by a fresh round of bad news.

As the old maxim goes: One swallow does not make a summer. Investors might have to realise that a Fed rate cut is hardly likely to spur a renewed global bull-run that is sustainable.

 

Source: The Straits Times 17 Sept 07

China needs more rate hikes to curb overheating

Filed under: International Economy News - Asia — aldurvale @ 8:25 am

Central bank likely to act aggressively given high inflation, heavy speculation

BEIJING – CHINA will need to implement further tightening, even after the fifth interest rate hike this year, to curb the fastest inflation since 1996 and dampen speculation in stocks and real estate, experts said.

‘The economy is really showing signs of overheating,’ said CFC Seymour strategist Dariusz Kowalczyk. ‘This makes China nervous enough to be more aggressive in its monetary policy.’

The benchmark one-year lending rate has increased to a nine-year high of 7.29 per cent from 7.02 per cent, with effect from last Saturday, the central bank said on its website.

A record trade surplus of US$161.8 billion (S$244.6 billion) in the first eight months of this year has flooded the economy with cash, pushing up consumer prices at twice the central bank’s target pace.

The benchmark CSI 300 Index for China’s yuan-denominated A shares has quadrupled in the past 12 months as investors sought better returns than those on offer at banks.

Home prices in cities have risen too, up by 8.2 per cent last month from a year earlier.

‘This is doing nothing to help stem the flow of money into the A-share market,’ said Societe Generale economist Glenn Maguire.

‘There’ll likely be one more move on lending rates this year. Deposit rates will also go up because, with inflation rising, real interest rates are negative.’

The central bank said it wants to strengthen monetary and credit controls, guide investment growth and stabilise inflation expectations.

The one-year deposit rate will rise to 3.87 per cent from 3.6 per cent.

Last Friday’s action on rates came after the statistics bureau said spending on factories, equipment and property had climbed 26.7 per cent in the eight months to August from a year earlier.

Soaring food costs also pushed inflation to 6.5 per cent in August, more than double the 3 per cent annual target set by the central bank.

‘We were too conservative and we are now bringing forward our forecasts,’ Standard Chartered economist Stephen Green wrote in a report after the bank’s decision. ‘We now think one more 27-basis-point hike this year and then another two in the first quarter.’

 

Source: BLOOMBERG NEWS (The Straits Times 17 Sept 07)

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