Latest News About the Property Market in Singapore

September 20, 2007

The Aspine up for en bloc sale with $145m price tag

Filed under: About Condominiums, Singapore Property News — aldurvale @ 11:23 am

This is lower than indicative price for nearby Pinetree Condo

THE owners of The Aspine at 5 Balmoral Road are teaming up to sell their homes collectively, with an asking price of $145 million or $1,966 psf per plot ratio – lower than the $2,100 psf ppr indicative price announced last week for nearby Pinetree Condo.

No development charge is payable for both sites.

Newman & Goh head of investment sales Jeffrey Goh, whose firm is marketing The Aspine, said: ‘In today’s market with the sub-prime mortgage fiasco still up in the air, one should not be too gung-ho in demanding exorbitant asking prices. Our asking price is a good fit for the developer but at the same time clears the hurdle of the owners’ minimum reserve price.’

Based on the $1,966 psf ppr unit land price, the breakeven cost for a new condo on the District 10 site off Stevens Road would be around $2,400 to $2,500 psf, market watchers reckon.

And if The Aspine achieves its asking price, owners of the existing 35 apartments in the development stand to receive sums ranging from $3.7 million to $4.3 million for each unit – about 80 per cent more than if they sold their units individually, acccording to Mr Goh.

Owners controlling more than 80 per cent of share values in The Aspine have signed the collective sale agreement.

The development is about 15 years old.

The Aspine has a freehold land area of 46,104 sq ft land area and is designated for residential use with a 1.6 plot ratio (ratio of maximum potential gross floor area to land area) and 12-storey maximum height.

In March this year, Hong Leong Group paid $1,188 psf ppr, including DC, for One Balmoral. No 3 Balmoral Road, with a land area of about 23,820 sq ft, is understood to have changed hands a few months later at between $1,300 and $1,400 psf ppr.

The tender for The Aspine closes on Oct 17.

 

Source: Business Times 20 Sept 07

71 Robinson Rd to be developed for $450m

Filed under: About Commerical Property, Singapore Property News — aldurvale @ 11:22 am

Lehman Brothers- Kajima office project will be up by mid-2009

US INVESTMENT bank Lehman Brothers and Japan-based Kajima Corporation said yesterday they will spend about $450 million developing their upcoming office project at 71 Robinson Road.

The 280,000 sq ft building – aimed mainly at finance and banking companies – will be up by mid-2009, beating the nearby Marina Bay Financial Centre (MBFC) by about six months.

The price includes the $163.4 million the partners paid last year for the plot, which was the site of SingTel’s Crosby House.

Lehman and construction and property conglomerate Kajima have equal stakes in the venture.

The 15-storey building in the Central Business District (CBD) is designed to meet growing demand for space from global banks and financial institutions that want to establish or expand regional operations. For example, it will have purpose-built trading floors.

The building will come to market ahead of MBFC, which will offer some 1.6 million sq ft of office space in 2010.

MBFC has proved popular with financial institutions but is not fully leased yet.

‘There is no question there is an advantage in being quick to market,’ said Chris Archibold, regional director at Jones Lang LaSalle (JLL), which is marketing 71 Robinson Road. Space in the building will be leased at ‘market rate’, he said.

The project will benefit from rising office rents in the CBD amid a supply shortage.

JLL’s research shows Singapore will have about 2.3 million sq ft of new office space over the next three years – far short of the 5.1 million sq ft that will be needed, which will push rents up.

In just the first half of this year, Prime Grade A office rents in the CBD rose 44 per cent to $13.80 per square foot (psf), JLL said. It expects rents to hit $15.80 psf by year-end.

71 Robinson Road is Lehman’s first direct property investment in Singapore, said Blake Olafson, senior vice president of the bank’s global real estate group.

Kajima, on the other hand, has been involved in more than 200 projects in Singapore and has two luxury residential projects for launch – one at Balmoral and the other at Bishopwalk.

 

Source: Business Times 20 Sept 07

Servcorp expands in S’pore as office market booms

Filed under: About Commerical Property, Singapore Property News — aldurvale @ 11:20 am

OFFICE space provider Servcorp is looking to expand in Singapore to take advantage of the booming office market here.

Last year, the Australia-based company grew the office space in its Singapore portfolio by 35 per cent with the opening of a new location in Prudential Tower and the addition of another level in Suntec Tower Three.

And now, it is looking to add another five Servcorp floors over the next three to five years.

Servcorp, which celebrated its 20th year in Singapore yesterday, leases office space in bulk from landlords, then re-leases the space to companies and provides office support – providing what it calls a ’serviced office network’.

It also offers ‘virtual office packages’, where a client can take advantage of a prestigious address, get a dedicated receptionist who answers calls in a company’s name and gain access to boardrooms and meeting rooms.

The group has about 64,000 sq ft of space under lease in Singapore – out of more than 800,000 sq ft worldwide.

But to ride the booming office market here, it wants to grow its portfolio.

‘Demand has certainly increased and we are seeing companies being much more bullish about their entry to the Singapore and Asian markets,’ said Alf Moufarrige, Servcorp’s chief executive. ‘Instead of setting up with only one or two people, they are starting with six or more people – which, of course, increases the demand for space.’

Enquiries for space have climbed by about 30 per cent in the past year, he said.

Due to the strong demand, the rents charged by Servcorp have also gone up, in line with the rent the company has to pay to its own landlords.

‘The commercial space market is definitely booming in Singapore!’ said Mr Moufarrige. ‘When I arrived in Singapore in early 2005, the asking rental for traditional space in Six Battery Road was $5.50 per square foot (psf). This is now at record levels of $18.50 psf.’

But there is still room for expansion, the company feels, as there are many office developments that are slated to come up over the next three to five years.

 

Source: Business Times 20 Sept 07

MGPA puts in record $2.02b bid for office site

Filed under: About Commerical Property, Singapore Property News — aldurvale @ 11:18 am

All eyes are now on the plot next door, say consultants

(SINGAPORE) Macquarie Global Property Advisors (MGPA) is enlarging its footprint in the Singapore office market, putting in a record bid yesterday of $2.02 billion, or $1,409 psf of potential gross floor area, for a site slated for mostly office use.

Market watchers reckon MGPA’s all-in investment including land, construction costs and fees could be around $3 billion. The project could be completed around 2010.

The one-hectare plot, which is behind the One Shenton development and dubbed Marina View Parcel A, attracted just three bids in all. The 99-year leasehold plot can be developed into a maximum gross floor area (GFA) of 1.43 million sq ft, at least 70 per cent of which has to be set aside for offices.

Sources suggest Macquarie could be looking at an all-office scheme. Based on this, the sources estimate that Macquarie’s breakeven cost could be around $2,500 psf of net lettable area, and that it could be looking at exiting the investment at about $3,500 to $4,000 psf.

Said MGPA managing director Simon Treacy in a release yesterday evening: ‘The site presents a rare opportunity to develop a Grade A+ office building in the prime business district of Singapore where strong demand coupled with limited supply makes now an ideal time for high quality office development.’

Office industry watchers reckon that on a project-average basis, the development could fetch a monthly gross rent of around $12 per square foot and based on that, the net yield works out to 4.7 per cent on breakeven cost.

An all-office project could yield about 1.2 million sq ft net lettable area of offices. ‘An all-office configuration would provide opportunities to maximise the floor plate,’ said CB Richard Ellis executive director Li Hiaw Ho.

Macquarie’s bid was nearly 10 per cent higher than the second highest offer, believed to be from a joint venture between Mapletree Investments and CapitaLand ($1.8 billion, or $1,281 psf per plot ratio). The only other bid came from Malaysia’s IOI Group, at $1.6 billion or $1,128 psf ppr. Property consultants say that all eyes are now on the next-door, Marina View Land Parcel B, which is being offered for sale at an Urban Redevelopment Authority tender that will close on Nov 13. The 0.9-hectare plot can be developed into a maximum GFA of 1.22 million sq ft, of which at least 60 per cent has to be set aside for offices, and 25 per cent for hotel use.

MGPA’s bid yesterday of $2.02 billion is the highest ever for a state land sale in Singapore, pipping the total of $1.91 billion paid for the Marina Bay Financial Centre site in two phases, excluding the option fee.

The unit land price of $1,409 psf ppr is also said to be the highest for a primarily office site, surpassing the $1,104 psf ppr set in 1995 when Straits Steamship Land (now Keppel Land) bid for a site in the China Square area, which it later developed into what is today Prudential Tower.

It remains to be seen if MGPA will decide to team up with any partners for Marina View Land Parcel A. Assuming an all-in investment of $3 billion in developing this project, MGPA’s all-in investment in Singapore over the past year would cross $4 billion.

In March this year, an MGPA fund bought Temasek Tower for $1.04 billion or $1,550 psf of net lettable area. Late last year, MGPA made its maiden foray into Singapore’s real estate by buying 12 floors at Springleaf Tower on Anson Road for about $134 million, or $1,240 psf.

Site

Source: Business Times 20 Sept 07

HORIZON TOWERS SAGA – Ong Beng Seng meets owners to talk extension

Filed under: Singapore Property News — aldurvale @ 11:17 am

‘Hilton tea party’ shows no consensus among sellers

(SINGAPORE) Hotelier Ong Beng Seng took centre stage yesterday in a meeting with some 40 Horizon Towers owners to try to convince them of the need to extend the en bloc sale deadline.

The meeting came after repeated attempts by Mr Ong’s Hotel Properties Ltd (HPL) failed to secure the muchneeded extension which would allow the collective sale to go through.

The event took place just the night before another meeting due to be held today at the Raffles Town Club – when all the owners of Horizon Towers will have to decide if they want to meet HPL’s demands.

The majority sellers of the Leonie Hill development – the 270 owners who agreed in February to sell Horizon Towers en bloc to HPL, Morgan Stanley Real Estate-managed funds and Qatar Investment Authority for $500 million – are being sued by the buyers.

The legal action follows the refusal by the Strata Titles Board (STB) to grant a collective sale order to Horizon Towers on the grounds that the application was defective. STB’s decision, coming just days ahead of the sale completion deadline, meant there was too little time left for a fresh application to be filed.

HPL and its partners want the sellers to extend the sale deadline, but the sellers have consistently refused to do so.

The buyers have now sued the sellers – demanding that they extend the collective sale completion deadline or face the possibility of having to pay millions of dollars in damages each.

The aim of Mr Ong’s meeting with some 40 sellers yesterday – to which the media were not invited – was to find a way to head off further legal wranglings. He had hoped to convince this group of sellers – who are known to be keen for the collective sale agreement go through – of the need to extend the sale deadline.

Those who attended yesterday’s meeting at the Hilton, at HPL’s invitation, said Mr Ong spoke of how he had never sued anyone in his 30 years of doing business and how he hoped to find a more peaceful way of resolving the situation.

Attendees at yesterday’s ‘Hilton tea party’ – as one of the sellers dubbed the meeting – said that HPL’s lawyers, Allen & Gledhill, explained the history and legal implications of developments. Senior Counsel K Shanmugam told the would-be sellers that they had to decide if they wanted to elect a new sales committee and extend the sale deadline – and that they should hire lawyers to help them do so.

But while this group of sellers may be keen to extend the deadline, there are others who strongly object. One seller told BT: ‘It’s improper to put the threat of a lawsuit over us, to get us to extend the deadline, when we’ve already applied to the High Court to appeal the STB’s decision. We should just wait for the result of that appeal (to be heard on Sept 28) before thinking about an extension.’

Another vocal group of sellers, represented by Wong & Leow, also objected strongly to yesterday’s Hilton meeting. They said the meeting had been called without proper notice and could have the effect of rewriting the collective sale agreement. The divergent views between the now clearly splintered groups of sellers mean it will be tough for the owners to reach any satisfactory agreement easily.

Yet, that’s just what the sellers are aiming to do in today’s meeting at the Raffles Town Club. The gathering seeks to get all the majority sellers to vote on whether they should appoint a new sales committee and whether they should extend the deadline.

Horizon Towers is currently without a sales committee, after members of the last committee quit earlier this month – possibly owing to the strain of the situation.

Mr Ong spoke on how he had never sued anyone in his 30 years of doing business and how he hoped to find a more peaceful way of resolving the situation.

 

Source: Business Times 20 Sept 07

Lehman moves global property unit to S’pore

Filed under: Singapore Property News — aldurvale @ 11:15 am

Bank to jointly invest $450m with Kajima in CBD office building

US investment bank Lehman Brothers has moved the base for the South-east Asian operations of its global real estate group from Bangkok to Singapore, it said yesterday.

The group has of late been beefing up its presence here, said Blake Olafson, senior vice-president of Lehman’s global real estate group.

Total staff count here has increased from about 30 to more than 200 now and the bank has also expanded its office space from half a floor at Suntec City to one-and-a-half floors, Mr Olafson said.

‘The missing link was the real estate guys,’ he said. ‘To run the business out of Singapore is very, very easy.’

The real estate unit intends to double its team to 12 members from 6-7 at present, he added.

Mr Olafson was speaking to reporters at a press conference yesterday, where Lehman announced that it will jointly invest some $450 million with Japan’s Kajima Corporation to build an office building in Singapore’s central business district (CBD). The partners have a 50:50 stake in the project.

The 15-storey building would be Lehman’s first direct property investment in Singapore. When completed in mid-2009, it will offer some 280,000 sq ft of office space.

Lehman’s real estate unit is looking for more investment opportunities in Singapore in both the residential and commercial sectors, Mr Olafson said.

The group also intends to grow its property investments in Malaysia and Indonesia out of Singapore.

So far, the unit has made about US$11 billion worth of direct property investments since 2001, but currently holds around US$7.3 billion in assets – having securitised or sold off the rest.

Going forward, the group will continue to maintain investments at around the same amount, Mr Olafson said.

 

Source: Business Times 20 Sept 07

Kajima to invest $900m in Asia over 2-3 years

Filed under: International Property News - Asia, Singapore Property News — aldurvale @ 11:14 am

(SINGAPORE) Construction and property conglomerate Kajima Corp plans to invest around S$900 million in Asia over the next 2-3 years to further diversify outside of its Japan home base, a senior executive of the firm told Reuters yesterday.

The Asian arm of the group said it was also looking to double its contribution to overall revenue to 10 per cent in the next three years as it steps up investment in the region.

‘We would look to invest first in Jakarta, Phuket and Singapore,’ Masao Hashimoto, vice-MD of Kajima’s overseas arm in Asia, told Reuters in an interview.

Mr Hashimoto said the group was keen to develop a shopping mall in Singapore, where it already has about S$1 billion in assets, but had yet to find a suitable plot of land.

‘We would like to build an office, hotel and convention centre on our vacant land in Jakarta, which is almost five hectares,’ he said. The company also wants to develop villas and a hotel on its land in the Thai resort island of Phuket. Outside of Singapore and Japan, the group holds about US$600 million in Asian assets.

Like rival builders Obayashi Corp and Shimizu Corp, Kajima is facing a cut in public works spending in its domestic market as Tokyo looks to shore up its ailing finances. The group is targeting the Middle East and Africa to grow its construction business.

Kajima, which has a market capitalisation of US$3.8 billion, said yesterday that it had teamed up with US investment bank Lehman Bros to build a Singapore office building for S$450 million.

 

Source: Reuters (Business Times 20 Sept 07)

Asian stocks surge on Wall St gains

S’pore market scores 3.4% rise, led by banks and property stocks

(SINGAPORE) Asian stocks surged yesterday in tandem with Wall Street, following Tuesday’s move by the US Federal Reserve to slash its funds rate 50 basis points from 5.25 to 4.75 per cent.

Japan’s Nikkei 225 and Hong Kong’s Hang Seng Index led the way, rocketing 3.7 and 4 per cent respectively to 16,381 and 25,554 points. In the United States, the Dow Jones Industrial Average gained 2.5 per cent on Tuesday.

Here, the Straits Times Index (STI) jumped 116.61 points or 3.4 per cent to 3,594.36 yesterday, led by the banks, property stocks and the Singapore Exchange. Elsewhere in the region, Australia’s ASX 200 rose 2.6 per cent and Malaysia’s KLCI added 1.6 per cent.

The trigger for the gains was the outcome of the most eagerly awaited Federal Open Market Committee (FOMC) meeting of the year on Tuesday, at which the US central bank had been widely expected to lower its short-term lending rate to ease mounting pressure in credit markets created by a crashing housing mortgage market.

Analysts unanimously described the Fed’s rate cut as welcome. Canadian research house BCA Research called it a ‘bold start to a new Fed easing cycle’ and pointed out that although 39 per cent of respondents in an informal poll were against Fed action of any kind as it would constitute a bailout of speculators and hedge funds, the Fed’s motive was clearly to revive flagging US economic growth.

‘Although the economy has not fallen off a cliff, it seems clear that continued sub-par growth lies ahead,’ BCA said. ‘Against that background, 4.75 per cent is still too high.’

DBS Group Research also believes more rate cuts are justified as the US has been slowing for some time. ‘(US) growth has run at a paltry 2.2 per cent for full two years,’ it said. ‘Fed funds should have been cut to 4.75 per cent even before the recent blowout in credit markets.’

DBS expects a further 25 basis-point reduction at the Oct 30 FOMC meeting and possibly one more in December.

Bank of America economist Peter Kretzmer, on the other hand, said the Fed’s statement accompanying Tuesday’s meeting said it has no plans at this time to ease further.

‘We concur with the FOMC that there is more than the usual uncertainty surrounding the current economic outlook,’ Mr Kretzmer said. ‘Our presumption at this point is that the FOMC may well stay on hold for a time to assess the impact of its actions on the financial markets and US economy. We anticipate a year-end funds rate target of 4.5 per cent.’

Nomura Asia Pacific strategist Sean Darby said that in contrast to other big central banks, the Fed has chosen to ignore latent inflationary concerns to ease the credit crunch afflicting the interbank markets.

With central banks already running loose monetary policies, Nomura said the US move will exacerbate inflationary problems.

‘While domestic credit conditions have marginally improved, sentiment remains fragile,’ Mr Darby said. ‘We expect other global central banks to remain much more hawkish and refrain from rate cutting.’

 

Source: Business Times 20 Sept 07

Irish investors buy iconic Beverly Hills shopping centre

Filed under: International Property News - USA — aldurvale @ 11:10 am

(BEVERLY HILLS, California) Two Rodeo, a well-known Beverly Hills shopping centre that houses some of the world’s biggest names in luxury goods, has been bought by Irish investors for US$275 million.

The purchase of the complex at Rodeo Drive and Wilshire Boulevard by Sloane Capital demonstrates how choice real estate remains in demand even though the recent credit crunch related to sub-prime home loans is sending jitters through the financial and residential real estate markets.

Tiffany & Co, Lalique and Versace are among the upscale stores along a cobblestone path in the outdoor shopping centre, which is meant to evoke a small European street. Few changes for shoppers are expected at the complex, which contains the largest single block of retail space in the Rodeo Drive shopping district.

‘This is clearly an icon among cosmopolitan trophy properties,’ said Pierre Rolin, chairman of Strategic Real Estate Advisors, the London-based representative of the sellers. He identified them only as a European family trust.

Completed in 1990 at the southern entrance to the Rodeo Drive shopping district, Two Rodeo has entered popular culture as a retail shrine that attracts millions of tourists and other visitors annually.

‘It’s one of the most photographed locations in the city,’ said Thomas J Blumenthal, president of the Rodeo Drive Committee merchants group. The centre ‘has always represented what we are all very proud of in Beverly Hills’, he added.

Although Two Rodeo sits high in the retail firmament now, it has had rocky times. It was conceived in the late 1980s real estate boom by developer Doug Stizel, who spared no expense building the two-storey complex that includes a piazza and fountains. He imported the cobblestones from Italy.

After the complex was finished and occupied by Christian Dior, Valentino and other swanky stores, Mr Stizel sold majority ownership to Japanese investors for an estimated US$200 million. But a deep and prolonged recession swept Southern California in the 1990s, and even luxury shopping took a beating.

Several stores closed. The Japanese partners bailed out in 2000 after the retail market had improved, but they took a loss when they sold Two Rodeo for US$131 million to the family trust. More hard times followed with the collapse of the dotcom bubble and the 2001 recession.

Occupancy fell to 60 per cent and rents dropped to about US$125 per square foot (psf) per year, said Mr Rolin of Strategic Real Estate Advisors, which will continue to serve as asset managers for the new owners.

Today, Two Rodeo is fully occupied by 27 retailers, and rents are surpassing US$500 psf, Mr Rolin said.

European publications describe the new owners as horse racing tycoons John Magnier and JP McManus, and property investor Aidan Brooks.

The three friends invest in top-drawer retail properties and also own the Bulgari store across the street from Two Rodeo. Other holdings include the Rhindlander Mansion in New York, which is home to Ralph Lauren’s flagship store, and the Harry Winston jewellery store buildings in London and New York.

Investors ‘are still willing to make big bets on prime real estate’, said retail consultant Greg Gotthardt of Alvarez & Marsal.

And to international players who buy property in the globe’s most glamorous cities, ‘Beverly Hills is still relatively cheap’.

 

Source: LAT-WP (Business Times 20 Sept 07)

China property investment swells 29%

Investments total 1.4 trillion yuan in Jan-Aug 2007

(BEIJING) Investment in China’s property sector soared to 1.43 trillion yuan (S$285.5 billion) in the first eight months, 29 per cent up from the same period last year, according to the National Bureau of Statistics (NBS).

Of the total, 1.02 trillion yuan went to commercial housing, an increase of 30.9 per cent while 44.9 billion yuan went to economically affordable housing, an increase of 28.8 per cent.

By the end of August, China had 119 million square metres of vacant commercial buildings, down 2 per cent over the same period last year.

In the first eight months, developments on 162 million sq m of land were completed, an increase of 15.3 per cent, according to the NBS.

China’s real estate climate index rose to 104.48 points, up 0.48 points from last month and 1.17 points from a year ago.

The index, reflecting the nation’s current property market situation and development trends, includes sub-indices such as investment, sources of capital, floor space of marketable yet unsold buildings, areas of land developed and he floor space of buildings under construction.

The market is considered to be heating up when the index exceeds 100.

China’s housing price hikes accelerated last month despite a spate of government control measures.

Prices in 70 large and medium-sized cities were up 8.2 per cent in August over the same month last year, or 0.7 percentage points higher than the July rate.

 

Source: Xinhua (Business Times 20 Sept 07)

Japan commercial land prices inching up after 16-year slump

Filed under: International Property News - Asia — aldurvale @ 11:06 am

(TOKYO) Japan’s average commercial land prices rose in the year to July 1 for the first time in 16 years, led by office demand in the three biggest cities and reflecting the leading role big companies play in economic growth, a government report showed yesterday.

A recovery in land prices – after a long slide since Japan’s asset bubble burst in the early 1990s – has gradually spread out from major cities although the average price of residential land continued to fall, the survey by the land ministry showed.

Land price moves are closely watched by the Bank of Japan, which was blamed for causing the previous asset bubble by leaving rates low for too long, but a government official said current price rises were much more solidly based than in the bubble years.

The central bank left its policy target rate unchanged at 0.50 per cent yesterday as widely expected in the wake of turmoil in global financial markets.

Average commercial land prices in Japan rose 1.0 per cent in the year to July 1, the first such rise since 1991 when they saw a 3.4 per cent rise. Residential land prices fell 0.7 per cent on average nationwide, a smaller drop than the previous year but a 16th consecutive year of declines.

‘Overall, a recovery in land prices has shown signs of spreading as rises in the three major cities and other leading cities in local regions are spilling to surrounding areas,’ the Ministry of Land, Infrastructure and Transport said. ‘But prices are still falling in most local areas.’ Both commercial and residential land prices had their second straight year of gains in the three top cities – Tokyo, Osaka and Nagoya, where many corporations have their head offices – but the pace was far below that seen in the bubble era.

Commercial land prices in the three cities rose 10.4 per cent from a year ago and residential prices in those cities increased 4.0 per cent on average – their biggest rises since gains of 16.6 per cent and 22.3 per cent respectively in 1990.

But the pace of growth has slowed this year in many areas in Tokyo and Osaka that had seen strong gains until last year.’Investors are attaching greater importance to profitability of property,’ said Masayuki Kitamoto, director of the ministry’s land price research division. ‘That is making rises in land prices far more moderate now than the bubble era when they skyrocketed with people frantically buying real estate regardless of how to utilise the property.’

The report – based on polls conducted by prefectural governments and used for valuations in the real estate sector – is closely watched as it captures more current prices than other government surveys.

A survey released in August by the National Tax Agency – which evaluated land prices as of Jan 1 to calculate property tax – said land prices in Tokyo saw last year their biggest increase since Japan’s bubble years.

 

Source: Reuters (Business Times 20 Sept 07)

Asia-Pac real wages seen climbing further next year

Filed under: International Economy News - Asia, Singapore Economy News — aldurvale @ 11:04 am

Singapore salaries to go up a ‘very healthy’ 3.8%, says HR consultancy Hays

SALARIES in the Asia-Pacific will keep rising in 2008 as companies remain confident about business prospects and growth for next year, despite market talk of a post-Olympics slowdown, according to a report from a human resources consultancy released yesterday.

The Hay Group’s Compensation Report projects base salary increases, then compares the data to expected inflation for 2008 to estimate how much real wages will grow.

Developed economies like Singapore, Hong Kong and Australia will see ‘modest’ real salary increases of 3.8 per cent, 0.4 per cent and 2.6 per cent respectively, the report says.

‘Among all developed economies in Asia-Pacific, Singapore’s real pay increase of 3.8 per cent is very healthy due to positive business outlook and low inflation,’ says Christian Vo Phuoc, country manager for Reward Information Services at Hay Group Singapore.

But he warns that ‘in the short-term, foreign talent may find their increases eroded by the spiking housing rentals especially if their companies do not provide full housing allowances’.

Companies in developing economies like China, India, Indonesia and Vietnam are expected to hand out high base wage increases ranging from 9 to 13 per cent, although the impact on real wages will be moderated by high inflation.

In India, for example, Hay expects base salaries to rise 13.1 per cent, but with inflation at 5.2 per cent, real wages are expected to rise by 7.9 per cent.

In China, 3.2 per cent inflation will take real wage hikes down to 6.2 per cent, while in Indonesia, inflation of 6.2 per cent – the highest forecast among Asia-Pacific countries – will reduce real wage gains to 5.6 per cent.

Hay reports that blue collar employees in China are for the first time in three years expected to receive ‘almost as much increase as their white-collar counterparts’, thanks to the ‘impact from higher consumption price inflation and fierce market competition for skilled workers’.

Previously, blue collar workers saw their wages rise less than 8 per cent, compared to nearly 10 per cent for managers. For 2008, Hay expects blue collar wages to rise 9.1 per cent in China, though this is still a slower rate than that for managers.

Unsurprisingly, China’s financial services sector is expected to dish out the strongest wage rises, over 50 per cent in some cases to retain key people, Hay says.

And wages will rise faster than the national average in developing second-tier cities, such as in Tianjin, where multinational corporations like Airbus and Alcan have committed to large-scale investments and will compete for skilled labour and management talent.

Meanwhile, workers in Vietnam – ‘the second fastest growing economy in Asia-Pacific’ – will see real wages rise by 3.4 per cent, comparable to Singapore and Malaysia. But ’since Vietnamese salaries are starting at the groundfloor level, we can expect healthy and sustainable increases in the coming years’, says Connie Ma, manager of Emerging Markets at Hay.

Wages Going Up

Source: Business Times 20 Sept 07

FED RATE CUT – Shares of banks, mortgage lenders, home builders rise

Filed under: International Property News - USA — aldurvale @ 11:00 am

But size of reduction signals that there’s much risk lurking under the surface

(NEW YORK) The Federal Reserve came to the aid of US banks on Tuesday when it cut rates in a move that should improve their lending margins and give them breathing space to deal with the fallout from the sub-prime mortgage crisis.

The Fed’s half percentage point cut in the federal funds rate to 4.75 per cent reduces the short-term cost of money that banks lend for longer periods, boosting their bottom line.

Lower rates could also revive some of the mergers and acquisitions idled by a global credit squeeze if investor confidence gets a sufficient boost.

‘It’s an old adage, that when the Fed start cutting, it’s good for banks. Their cost of funds goes down, and their net interest margin usually rises,’ said Ralph Cole, portfolio manager at Ferguson Wellman Capital Management.

Bank stocks surged on the rate cut, with Bank of America Corp and Citigroup closing up 3.5 per cent and 5.2 per cent, respectively. Mortgage lenders and home builders also got a boost. Shares of No 1 US mortgage lender Countrywide Financial Corp rose 3 per cent and luxury home builder Toll Brothers climbed 8.7 per cent.

But Toll Brothers chief executive Robert Toll said that he does not believe it is time to call the bottom of the housing market and is worried about the magnitude of the cut.

‘I would have done a quarter instead of a half because it signals we’re in deep doodoo,’ said Mr Toll, speaking at the Credit Suisse Homebuilder Conference.

Private equity firms and investment bankers who handle their deals were keeping a close eye on the Fed’s decision.

The credit squeeze has left investment banks with more than US$300 billion of leveraged buyout debt stuck on their balance sheets, as debt investors have largely steered clear of the loans.

The debt load has caused some banks to take losses on the loans and kept them from earning lucrative fees through lending to corporate and private equity deal makers.

The Fed rate cut could help entice hedge funds and other debt investors to take some, or a large chunk, of that debt off the banks’ balance sheets. The rate cut, if nothing else, may help restore confidence in the leveraged loan market that banks have been hoping for.

‘Lowering rates for someone like Lehman Brothers, I would imagine they can be more aggressive at funding some deals they were looking at,’ said Jim Huguet, co-chief executive of Great Companies LLC, which has US$400 million in assets under management.

But the rate cut will not ease all of the pain being felt in the US housing market. And it will not bail out borrowers who stretched to buy homes they thought would skyrocket in value over the short term, analysts said.

‘Banks are on the hook, too, if they lent money to people with poor credit,’ said Ken Crawford, a portfolio manager at Argent Capital.

Mr Huguet was also concerned by the steepness of the rate cut.

‘It makes me concerned about how bad things could get,’ he said. ‘There is a lot of risk lurking under the surface, or they would not have made that kind of move.’

 

Source: Reuters (Business Times 20 Sept 07)

Surveyors see 10% chance of UK crash

Filed under: International Property News - UK — aldurvale @ 10:58 am

RICS revises earlier forecast of 3% rise in house prices to flat over 12-15 mths

(LONDON) There is a ‘one-in-10 chance’ of a 1990s-style UK housing market crash, the Royal Institution of Chartered Surveyors (RICS) said on Tuesday, after scaling back its expectations for British house price inflation.

Simon Rubinsohn, RICS’s chief economist, said his base case was for flat house prices across Britain in the next 12-15 months, down from an earlier forecast of 3 per cent growth.

He also said there was a ‘20 per cent chance of a 10 per cent’ decline in London house prices over the next 12 months, and said talk of a looming ‘crash’ was legitimate and not irresponsible.

But like other housing market experts, he said homeowners were unlikely to see a repeat of Britain’s previous housing slump, when average prices fell by an inflation-adjusted 35 per cent from their peak in 1989, according to data from property services firm CB Richard Ellis.

Peter Damesick, head of UK property research at CB Richard Ellis, said the chances of a housing market crash were still ‘pretty small’ because there was no obvious trigger in the offing such as the economic downturn or sharp interest rate hikes seen in the early 1990s.

Mr Rubinsohn said RICS was not reacting simply to mortgage lender Northern Rock’s cashflow woes, which have been pushing up mortgage rates and could reduce the availability of credit, but had already been scaling back its expectations in the wake of previous UK interest rate rises.

Those interest rate hikes now appeared to have run their course, economists said, leaving the Bank of England with enough room to cut them if housing market conditions worsened significantly next year.

‘The risks in the near term are to the downside but further out, where there is scope for offsetting policy actions to take effect, we are more confident,’ said Michael Taylor, senior economist at Lombard Street Research, which was sticking to its view of negligible average house price growth in 2008.

 

Source: Reuters (Business Times 20 Sept 07)

Wall Street rallies after Fed sends strong signals

Filed under: International Economy News - USA — aldurvale @ 10:37 am

Aggressive cut surprises investors but statement still wary of inflation

IN NEW YORK

THE US central bank sent a strong and decisive message to the world’s financial markets with a fifty basis point short term interest rate cut on Tuesday, that it intends to combat the economic effects at home of the global credit crunch on the US economy as well as to buttress the faltering confidence in the financial system worldwide.

In its accompanying statement, the Federal Open Market Committee said the action was needed to ‘help forestall some of the adverse effects on the broader economy that might otherwise arise from the disruptions in financial markets and to promote moderate growth over time’.

The Fed’s decision to make its first rate cut in four years such a big one was reached unanimously by what had heretofor been a deeply divided interest rate policy making committee.

‘The FOMC looks like it is finally getting it,’ said Joel Naroff, president of Naroff Economic Advisors, reflecting the overwhelmingly positive sentiment on Wall Street. ‘After consistently underestimating the extent of the slowdown in housing and the implications of the sub-prime meltdown, the Committee made the right, aggressive move,’ he said. ‘I only hope this is the beginning and not just the end of its recession-fighting attitude.’

The move was clearly intended to inject confidence into fragile financial markets, Wall Street analysts said, and for one day at least, it worked in spades. Investors celebrated and the major US stock market indexes soared on the news of the fifty basis point reduction in both the federal funds rate and the discount rate which brings them down to 4.75 per cent and 5.25 per cent, respectively.

The Dow Jones Industrials registering a whopping 335-point or 2.5 per cent gain on the day. The stunning rally was even stronger on the broader S&P 500 index, which leaped by 43 points, or 2.92 per cent, as well as on the technology company-dominated Nasdaq Composite, where shares gained 2.7 per cent, a 70 point advance.

‘Wall Street got exactly what it was asking the Fed for,’ said Jim Awad, chairman of WP Stewart, a US$6 billion equity growth fund. ‘Traders and money managers have been screaming for a fifty point cut for the last two weeks, but I don’t think most investors expected the Fed to act as aggressively as it did, which is why you got such an overwhelmingly positive reaction on the stock markets. People were surprised, very happily surprised to see the Fed make such a big about-face and put the priority on ensuring liquidity in the capital markets over keeping inflation in check,’ he said.

Wall Street seemed intent on continuing the celebration for a second day, as stocks  opened broadly higher following a big rally in Asia overnight. The Dow Jones industrials shot out of the gate at the opening bell, racing to a 86 point, 0.63 per cent gain in the first minutes of trading yesterday. The S&P 500 and Nasdaq Composite accelerated faster, advancing by 0.83 per cent and 0.71 per cent, respectively.

Tobias Levkovich, Citigroup’s chief investment strategist believes the market’s reaction to the Fed’s move will have more than short-term affects on share prices. ‘The decision to cut aggressively and the fairly clear language offered by the FOMC statement were meaningful salves for equity markets,’ he said, noting that daily moves of greater than 2 per cent, as occurred on Tuesday, are good indicators of strong future market performance as well. ‘This has been a bullish day on several levels,’ he said.

Still, Wall Street has already turned to its next big question: what’s next for the Fed?

‘The Fed noted that the action was ‘intended to forestall some of the adverse effects’ on the economy. Moreover, they also kept in the statements on upside inflation risks. We take these as a signal that they are not necessarily intending to reduce rates further which means that another rate reduction in October is not a certainty,’ observed David Rosenberg, chief US economist at Merrill Lynch.

Economists have already begun debating where the Fed goes from here and whether its fifty basis point cut is enough to keep the slumping US economy from an outright slump and a recession. Mr Rosenberg is in the camp of those favouring an additional cut, as is Mr Naroff, who said: ‘The Fed needs to keep taking necessary action to try to forestall a recession. One fifty basis point cut doesn’t necessarily do it for the economy. Even at 4.75 per cent, the Fed has not yet reached neutral. To stimulate growth, the funds rate should be cut to 4 per cent or less.’

Other economists, like Michael Darda, MKM Partners’ chief economist, said that chairman Ben Bernanke’s Fed should be loath to cut rates further, and must remain vigilant against the threat of inflation. ‘The inflation threat looms especially large because the dollar has been in decline against other major currencies. A declining dollar reduces consumers’ purchasing power and feeds inflation by making imports more expensive. The Fed has to be very careful not to provoke another bubble like the one that has led us to this crisis,’ he said.

 

Source: Business Times 20 Sept 07

Marina View plot draws record $2b bid

Filed under: Singapore Property Market Analysis, Singapore Property News — aldurvale @ 10:26 am

It’s a vote of confidence in market, say property watchers, who had expected much lower bids

A PRIME plot in Marina View has drawn a top bid of $2.02 billion – the first time the price of state land here has crossed the $2 billion mark.

The whopping bid yesterday pipped two other close offers, which also came in at near-record levels.

Property experts say the bullish bids are a continuing vote of confidence in the property market and could serve as a shot in the arm for market activity, which has quietened somewhat in recent weeks.

‘It is exactly the confidence booster that the market needs to keep it going at this point in time,’ said Ms Tay Huey Ying, director of research and consultancy at Colliers International.

The $2.02 billion bid was submitted by Macquarie Global Property Advisers (MGPA), a private equity real estate fund management firm partly owned by Australia’s Macquarie Bank Group.

It is almost double what property watchers predicted the 1.02ha site would fetch in May, when its tender was first launched. The 99-year leasehold plot is located behind the One Shenton and Sail @ Marina Bay condominiums.

Indeed, all the three bids that came in before the site’s tender closed yesterday were ‘nearer the top band of the expected range’, said Mr Lui Seng Fatt, regional director and head of investments at Jones Lang LaSalle.

CapitaLand and Mapletree put in a joint bid of $1.84 billion, while Malaysia’s IOI Group offered $1.6 billion.

The result of the tender, which is based solely on price, will be announced by the Government later.

Consultants said the turnout was quite good, given the site’s high price and ongoing global credit uncertainty.

‘In a market like this, I’m amazed that three bidders came out to offer between $1.6 billion and $2 billion,’ said Mr Ku Swee Yong, director of marketing and business development at Savills Singapore. ‘It’s a bid that very few people can afford.’

The top bid works out to about $1,409 per sq ft (psf) of gross floor area, said Mr Li Hiaw Ho, executive director of CB Richard Ellis.

He added that the plot could provide 800,000 sq ft of net lettable office space.

A 40-storey building can be built on the site, but 70 per cent of its gross floor area must be used for offices.

The rest can hold more offices, hotel rooms, homes or shops.

Experts said building homes or strata-titled office units could be a quick way for the winning bidder to recover most of its investment. Homes, for one, could fetch more than $2,500 psf, said Mr Li.

But MGPA appears to be favouring a full-office development. It said in a statement yesterday that the site ‘presents a rare opportunity to deve- lop a Grade A+ office building in the prime business district of Singapore, where strong demand coupled with limited supply makes now an ideal time for high quality office development’.

MGPA has been on an active buying spree here. In March, it agreed to buy Temasek Tower from CapitaLand for $1.04 billion.

Last month, it also bought 162 units of Allgreen Properties’ Cascadia condominium in Bukit Timah for a median price of $1,527 psf, sources said.

Marina Bay Site 

Source: The Straits Times 20 Sept 07

Ong Beng Seng urges Horizon Towers sellers to resolve sale

Filed under: Singapore Property News — aldurvale @ 10:24 am

HOTEL Properties (HPL) chief Ong Beng Seng and his lawyers last night urged a group of Horizon Towers owners to cooperate in resolving the bungled $500 million collective sale of the condominium.

Mr Ong met the group at 4pm at Hilton Hotel yesterday – his first meeting with owners of the estate that he and his two partners are trying to buy.

HPL and partners are suing the Horizon Towers sellers for an alleged breach of contract and are seeking damages of more than $800 million.

The owners who met Mr Ong are anxious to avoid the potentially costly legal battle set to start next week.

They had written to HPL earlier.

But a few others who had not written in turned up at the meeting and were eventually allowed in, sources said.

Lawyers from Allen & Gledhill, who represent the HPL-led consortium, were also present.

According to sources, Mr Ong told the Horizon Towers sellers that he has not sued anyone in 30 years of doing business.

He said that as HPL is a listed company and he has to protect shareholders, as well as his two partners, they added.

Mr Ong then told the sellers that they must have integrity, honour the contract and set a good example for their children.

Some sellers indicated at the meeting that they were keen to have Allen & Gledhill senior counsel K.

Shanmugam participate at a major meeting to be held tonight.

The Horizon Towers sellers will have to decide on forming a sale committee and extending the sale deadline to allow the condominium’s sale to go through. They plan to vote at the meeting to be held at the Raffles Town Club.

The HPL-led consortium urged the sellers to vote sensibly at the meeting tonight.

A group of about 50 sellers have written to other sellers to express their concerns that the meeting tonight has been called without proper notice.

 

Source: The Straits Times 20 Sept 07

Buy second home but don’t over-commit

Filed under: Singapore Property News — aldurvale @ 10:22 am

MANPOWER Minister Ng Eng Hen yesterday cautioned against over-committing when buying property at the expense of putting aside money for retirement.

The good news though is that with the latest changes, Central Provident Fund (CPF) members will be able to achieve both home ownership and retirement security, he said.

Indeed, with the new CPF system, more than eight in 10 new entrants to the workforce will meet their Minimum Sum for retirement. This is even for low-wage workers and even after buying their first home.

‘So our home ownership need not be sacrificed for retirement adequacy. We can have both,’ said Dr Ng.

But the problem, he pointed out, comes when some Singaporeans over-commit in buying bigger and subsequent homes.

It was an issue raised by Dr Muhammad Faishal Ibrahim (Marine Parade GRC), who recounted how a resident was shocked by the large amount of money he received after selling his house.

Dr Ng said it was good that some of these people put the gains from the sale of their houses into their CPF accounts.

‘These people sell their first homes but plough back gains from the sale of their first home and purchase a bigger home. And I think this is a good thing,’ he said.

‘It’s a good aspiration that Singaporeans can own bigger homes if they can afford it.’

But he also had a reminder for them: They ought to consider how much funds they could plough into their retirement savings before buying the bigger home.

‘If he had put that money early into his special or retirement accounts which now earn 5 per cent on the first $60,000, compounded over a number of years, it adds up,’ he said. ‘We should study how to advise first home sellers about this. I think it’s a good idea that we pay some attention to it.’

 

Source: The Straits Times 20 Sept 07

Frasers unit plans 10 service apartments in China

FRASERS Hospitality is set to open 10 new service residences in China by 2009.

Half of them will be ready before the Beijing Olympics next year, the Singapore-based service apartment operator said in a statement yesterday.

The company, a subsidiary of Frasers Centrepoint, will invest US$130 million (S$197 million) in one of the properties. The 23-storey building will be located in the heart of Beijing’s Central Business District, and boast 357 units.

Frasers bought the property in June and will open it in April as Fraser Suites Beijing, said Frasers Hospitality chief executive Choe Peng Sum.

The other nine residences will be managed by Frasers but owned by other companies, including property developer Yanlord Land Group, global private equity firm The Carlyle Group, and Chinese food company Cofco.

Besides Beijing, the 10 new service apartment properties will be located in the cities of Chengdu, Guangzhou, Hong Kong, Nanjing, Shanghai and Tianjin.

Two will open in November, one each in Beijing and Nanjing. Three more will open next year before the Olympics: Frasers Suites Beijing and two others in Shanghai.

Frasers already operates two properties in Shenzhen.

‘We will have more than 12 properties under the Fraser brand as we are still actively pursuing other suitable properties in China,’ said Mr Choe in the statement.

‘We expect that by 2010, Frasers will be operating more than 4,000 service residence units in over a dozen cities across China.’

Frasers is also talking to property owners in secondary cities like Chongqing, Dalian, Hangzhou, Suzhou, Wuxi and Xian.

 

Source: The Straits Times 20 Sept 07

Housing starts at lowest in 12 years

Filed under: International Property News - USA — aldurvale @ 10:19 am

WASHINGTON – HOME construction starts in the United States fell 2.6 per cent last month to their lowest level in more than 12 years, a government report showed yesterday.

Building permit activity, a sign of future construction plans, also dropped to a low not seen since mid-1995.

The Commerce Department said housing starts set an annual pace of 1.331 million units last month, slightly lower than the 1.35 million units expected by economists and the upwardly revised pace of 1.367 million rate for July.

It was the lowest pace for housing starts since the June 1995 rate of 1.281 million units.

‘The housing market continues to be under pressure, constraining economic growth well into next year,’ said Ms Lindsey Piegza, a market analyst with FTN Financial in New York.

Building permits fell 5.9 per cent to an annual rate of 1.307 million, also the lowest since June 1995 when they were at 1.305 million.

Meanwhile, consumer prices in the US fell 0.1 per cent last month as energy prices retreated, a US Labour Department data showed yesterday.

The department’s consumer price index (CPI) compared with analysts’ expectations for a flat reading. It was the first decline in the headline inflation index since October last year.

The core CPI, which excludes food and energy costs, rose 0.2 per cent, in line with Wall Street’s expectations.

The relatively tame inflation report comes a day after the Federal Reserve cut key interest rates by a bigger than- expected half point, saying that even though inflation pressures remain, lower rates are needed to avert an economic downturn.

AGENCE FRANCE-PRESSE, REUTERS

US rate cut welcome, but…

Filed under: International Economy News - USA — aldurvale @ 10:08 am

THE United States Federal Reserve’s policy-making Open Market Committee (FOMC) slashed short-term interest rates by a surprising 50 basis points. Global stock markets reacted deliriously, with the Dow Jones Industrial Average rising by 2.5 per cent on Tuesday. Happy days are here again? The sub-prime crisis is over? Fears of inflation have been laid to rest? A reading of the fine print of the FOMC’s statement would suggest that the central bank has not altogether set aside its inflation concerns. It did not repeat its previous insistence that inflation was its ‘predominant concern’, but it did not say either that it was now worried most about the possibility of recession. Instead, it spoke of ‘uncertainty’ ahead.

Did it over-react to the uncertainty caused by the crisis in the sub-prime mortgage market? Many economists had warned that the Federal Reserve should not step in to make things easy for speculators. To do so would pose a moral hazard, they had argued, encouraging speculators to assume the central bank would always ride to the rescue. The FOMC obviously decided that the possibility of it encouraging the excesses that led to the sub-prime crisis paled in comparison to the possibility of that crisis triggering a downturn. Or to quote the words of former Fed chairman Alan Greenspan: ‘The question (the FOMC) had to weigh was, ‘Was punishing those (speculators) more important than doing something that (it) perceived to be in the greater good?” – and it decided ‘the greater good’ was more important. Fed chairman Ben Bernanke and his fellow governors probably took note that the US lost jobs in August, the first time that this has happened in four years. They probably would have been struck too that housing foreclosures were 36 per cent higher in August than in July.

As the FOMC’s statement accompanying the rate cut put it, ‘the tightening of credit conditions has the potential to intensify the housing correction and restrain economic growth more generally’.

Whether the rate cut will suffice to restore confidence will depend on developments in the credit markets. The chief problem the US economy faces now is not high interest rates, but liquidity. Investors spooked by the subprime crisis have been reluctant to take up mortgage-backed securities; banks, unable to sell their loans to the securities market, have been forced to carry them on their books; and hedge funds and private equity funds have found it difficult to borrow money. Cutting short-term interest rates will no doubt help businesses and consumers, but the sub-prime crisis will probably take some time to sort itself out.

 Source: The Straits Times 20 Sept 07

Fed’s aggressive rate cut sparks global markets

A BIGGER-THAN-EXPECTED interest rate cut by the United States central bank sent global bourses sprinting ahead yesterday.

The half-percentage point cut by the US Federal Reserve was double the quarter-percentage point cut that most analysts expected – and immediately caused a surge in US stocks.

Last night, the optimism continued on Wall Street, with the Dow Jones Industrial Average up 97.30 points, or 0.71 per cent, to 13,836.69 at press time.

Asian markets were equally thrilled at the Fed’s move to restore confidence in global financial markets and head off the risk of a US recession after weeks of market volatility.

It was the Fed’s first cut of the benchmark Fed Funds rate in four years, and is set to relieve a credit crunch in the global financial system, sparked by a US mortgage market crisis, by flooding it with cheaper funds.

In a statement, the Fed said the ‘action is intended to help forestall some of the adverse effects on the broader economy that might otherwise arise from the disruptions in financial markets and to promote moderate growth over time’.

At home, the benchmark Straits Times Index registered its second biggest one-day gain in history when it soared 116.61 points to 3,594.36 yesterday – just 70.77 points shy of the record high of 3,665.13 hit on July 24.

Tokyo’s Nikkei-225 Index shot up 3.67 per cent, and Hong Kong’s Hang Seng Index soared 3.98 per cent to a record high.

Across Asia, lower interest rates are expected to give a fillip to the housing market and stimulate spending in big-ticket items such as cars.

This gave a big boost to real estate developers and banks, which were among the biggest gainers in the various regional bourses yesterday.

Analysts said the Fed’s move should also help to restore confidence in the troubled global credit markets, where international banks have been hoarding cash and refusing to lend to each other.

But they warned that the surge on Wall Street and other global bourses was fuelled by hopes of further interest rates cuts later on.

These cuts would, how- ever, depend on US economic data to be released over the next month, they said.

They warn that, going by the wording in the statement issued, the Fed might have been uneasy cutting interest rates with crude oil prices hitting record highs, fuelling fresh inflation fears.

The cut in the widely watched Fed Funds rate – which sets the pace for US interest rates – to 4.75 per cent came early yesterday morning Singapore time.

Wall Street immediately notched up its best one-day gain in four years as the Dow Jones shot up 335.97 points, or 2.51 per cent.

The size of the cut was a major surprise. It was correctly forecast by only 23 of 134 economists surveyed by Bloomberg News, while 105 predicted a quarter-percentage point cut; six forecast no change.

 

Source: The Straits Times 20 Sept 07

Interest rate cut expected to help lift US economy

Filed under: International Economy News - USA — aldurvale @ 5:57 am

For house owners saddled with big mortgages, analysts say impact will not be significant

NEW YORK – THE Federal Reserve’s half-point benchmark interest rate cut on Tuesday will have little impact on United States home owners with hefty mortgages but will help boost the US economy, said analysts.

The Fed controls two key rates. The first is the discount rate, or the rate that Fed banks charge commercial banks for loans. The second is the more closely watched federal funds rate, which is the rate that banks charge each other for overnight loans.

The latter can affect rates on some types of consumer loans. The Fed cut both rates on Tuesday by a larger-than-expected half percentage point.

But many other rates are influenced by the bond and other markets rather than the Fed.

That is not to say the cut to the federal funds rate is irrelevant to consumers. It is expected to help bolster consumer confidence, which could give the economy a boost, which, in turn, would eventually reassure jittery lenders.

A number of large banks quickly followed the Fed’s lead by cutting their prime rates from 8.25 per cent to 7.75 per cent.

Analysts said the rate cuts seemed to have got credit flowing again, with more banks willing to lend, while the demand for cash had abated somewhat.

‘Liquidity is confidence and the Fed’s appropriately aggressive move has provided a big positive jolt to confidence,’ said Macquarie Bank interest rate strategist Rory Robertson.

Meanwhile, the head of the group widely considered the arbiter of US recessions, said the rate cut makes it less likely that the US will fall into a recession.

‘I think it was the right move,’ said Mr Martin Feldstein, the president of the National Bureau of Economic Research. ‘It can’t solve the problems that are weakening the economy but it can help offset them.’

What the rate cut can do is lower borrowing costs for businesses, thus spurring the economy. And the related fall in the greenback makes US exports more attractive, which can bolster US manufacturing, he said. What the cut does not do, however, is create an instant change of fortune for US consumers, experts cautioned.

They will likely see more mixed results in housing and mortgages.

US home owners with very low-rate adjustable rate mortgages (ARMs) will still see monthly payments rise after the rates reset, but the rise would not be as large.

ARM rates are usually tied to the one-year US Treasury bill, which usually stays in close proximity to the federal funds rate.

Fixed mortgages, however, are tied to the 10-year Treasury bill, which has not moved that much from where it was a year ago.

As many as half of the 450,000 sub-prime borrowers whose mortgage payments will increase in the next three months may still lose their homes because they cannot sell, refinance or qualify for help from the US government.

‘A lot of the folks who are in trouble are in trouble even before their mortgage rate resets,’ said Mr Bert Ely, a banking consultant. ‘They can’t refinance because they shouldn’t have gotten their mortgages in the first place.’

‘This is not a panacea to cure all ills in the housing and mortgage markets,’ said Bankrate.com senior financial analyst Greg McBride. ‘Nor is it designed to be. This is a step to make sure that the downturn in housing doesn’t drag the rest of the economy down.’

Source: LOS ANGELES TIMES, REUTERS, BLOOMBERG NEWS (The Straits Times 20 Sept 07)

Blog at WordPress.com.