Latest News About the Property Market in Singapore

November 1, 2007

Two 99-year sites up for collective sale

Filed under: Singapore Property Market Analysis, Singapore Property News — aldurvale @ 10:34 am

Chancery Court, Thomson View tenders likely to close in early Dec

(SINGAPORE) Chancery Court and Thomson View Condo, both 99-year leasehold properties, are being put up for collective sale, with respective guide prices of $468 million and $550 million.

Chancery Court, a privatised HUDC estate on a choice location along Dunearn Road, has been launched for tender.

The guide price of $468 million indicated by its marketing agent CB Richard Ellis works out to about $1,614 per square foot of potential gross floor area inclusive of two payments to the state.

These are a differential premium of about $65.5 million (for intensifying the site’s use) and a lease upgrading premium of $52 million for topping up the site’s lease to 99 years from a remaining term of about 73 years.

The breakeven cost for a new condo on the site will work out to around $2,075 psf based on the guide price, according to CBRE.

Chancery Court has a 259,137 square feet land area and can be redeveloped into a new condo with about 242 units with an average size of 1,500 sq ft. Chancery Court, which is near Anglo-Chinese School (Barker Road), is designated a 1.4 plot ratio (ratio of maximum potential gross floor area to land area) and a five-storey height limit.

Owners controlling more than 87 per cent of share values in the development have signed the collective sale agreement, before the latest en bloc legislation kicked in on Oct 4. Chancery Court’s tender closes on Dec 5.

Thomson View Condo, along Upper Thomson Road, is being marketed by First Tree Properties and Huttons Real Estate. The indicative price for the 540,314 sq ft site is $550 million, which works out to $652 psf per plot ratio inclusive of an estimated differential premium of $110 million and a lease-upgrading premium of about $80 million. First Tree managing director Alvin Er said that it may be possible to amalgamate the site with a strip of state land of about 39,000 sq ft along Bright Hill Drive subject to approval for its sale by the authorities.

‘If this is allowed, then the total unit land price to the buyer of Thomson View will be lowered to $620 psf ppr,’ he said.

The Thomson View site is designated for residential use with a 2.1 plot ratio and 24-storey maximum height. The plot can be redeveloped into a new condo with about 950 units averaging 1,200 sq ft. ‘Because the property is on elevated ground, the new project will boast 270-degree views of MacRitchie Reservoir, surrounding nature reserve as well as Singapore Island Country Club,’ Mr Er said.

Thomson View’s collective sale agreement has received approval from owners controlling at least 82 per cent of share values before the new en bloc laws kicked in. The tender is expected to be launched next week and is likely to close in early December, Mr Er added.

 

Source: 1 Nov 07

Park Hotel Group opens Kunming hotel today

Filed under: International Property News - China, Singapore Developers News — aldurvale @ 10:32 am

SINGAPORE-BASED Park Hotel Group has added the five-star Harbour Plaza hotel in Kunming, China to its portfolio.

The hotel, one of the best in Kunming, has been renamed Grand Park Hotel Kunming and begins operations today. It has a total of 300 rooms and suites, all with broadband access.

Facilities at the hotel, which is five minutes from the city centre and a 20-minute drive to the airport, include a gymnasium, sauna, spa and outdoor swimming pool. It also has a revolving restaurant on the 21st floor with a clear view of the famous Green Lake, a Kunming landmark.

Park Hotel Group director Allen Law said: ‘The acquisition of Grand Park Hotel Kunming is a strategic move. It marks the start of our operations in China and affirms our goal of providing luxurious hospitality in the Asia-Pacific.’

Park Hotel Group yesterday also announced the appointment of Michael Lew Weng Sung as the Kunming hotel’s general manager. He will oversee the hotel’s operations and development.

Park Hotel Group will host a reception tomorrow to celebrate Grand Park Hotel Kunming’s entry to the group. Besides China, the group has hotels in Singapore and Hong Kong. Its Singapore hotels include the Grand Plaza Park Hotel City Hall and Park Hotel Orchard. In Hong Kong, it runs the Park Hotel Hong Kong.

 

Source: Business Times 1 Nov 07

Brisk sales at newly-launched suburban projects

Analysts looking to see effect of scrapping of deferred payment

UIC Ltd is launching its 192-unit Park Natura development across from Bukit Batok Nature Park, and market watchers will be eager to see how sales will be affected by the US sub-prime mortgage crisis or by the withdrawal of the deferred payment scheme (DPS).

So far, sales look good. Priced at the higher end for a suburban condominium at an average of $1,000 psf, more than 100 units have already been sold at the private soft launch. UIC group general manager Vito Koh said: ‘The demand shows that the pricing is right.’

Mr Koh said he did not have a breakdown of the profile of buyers but added that Park Natura was not the type of development to attract speculators.

UIC received approval to offer deferred payment to buyers before the end of the DPS, but whether this alone is attracting buyers is hard to say.

Still, Mr Koh said that the withdrawal of DPS from future developments could affect buyers’ confidence, especially for HDB upgraders hoping to enter the private property market.

Mr Koh also pointed out that the withdrawal of the DPS has come at a time when prices in the high-end segment appeared to have levelled off. ‘Market prices have already adjusted themselves so withdrawing DPS is not necessary,’ he said.

Another development that was recently launched is the CGH Group’s 72-unit Esta Ruby in the Katong area.

Already, 25 per cent of the units have been sold at an average price of $1,160 psf.

CGH sales director Alex Chng said that recent events have affected the property market, with some potential buyers changing their minds. ‘But our feeling is that the buyers are still there.’ The good news seems to be that more foreigners and Singapore permanent residents appear to be buying units in suburban developments.

At Esta Ruby, Mr Chng estimated that 30 to 40 per cent of the buyers were non-Singaporean. ‘What is interesting is that the buyers are mainly from China, Indonesia and even Vietnam,’ he added. The remaining buyers are mainly those displaced by en-bloc sales, with 20 to 30 per cent of buyers being HDB upgraders.

Another development that has been selling through private previews is the 196-unit Aalto in the East Coast by Hong Leong Holdings. Units there are also selling fast with about 60 per cent – about 120 units – sold so far.

A spokesman for Hong Leong also said that transacted prices ranged from $1,500 to more than $2,500, or roughly the transacted prices for new developments in the area even before the US sub-prime mortgage crisis.

 

Source: Business Times 1 Nov 07

Atrium @ Orchard could fetch over $1b: analysts

Govt expected to put property up for sale with fresh 99-year lease

SINGAPORE Land Authority is putting up The Atrium @ Orchard for sale, BT understands.

Market watchers say the property is expected to fetch over $1 billion. They reckon the Orchard Road property, which will be sold with a fresh 99-year lease, could fetch up to $3,000 psf of net lettable area (NLA).

At $1 billion, the price works out to $2,667 psf based on the building’s NLA of about 375,000 sq ft. ‘I think it can fetch anything from $2,500 to $3,000 psf. The building has big-name tenants like Temasek, HSBC, Barclays and MTV, good-sized floor plates plus a prime location above Dhoby Ghaut MRT Station,’ one market observer said.

BT understands that agents were recently approached by SLA to handle the sale of the property, and it is believed that CB Richard Ellis has been selected for the job.

Most of the space in the building, which has two blocks, of 10 storeys and six storeys, is for offices but there is also some retail space. The building was completed in 2002 when Singapore was still experiencing a glut in office space.

The Atrium @ Orchard was built by the Land Transport Authority as a model planning project integrating land use and town and transport planning, and handed to SLA for management on behalf of the state.

The development has about 359,000 sq ft of office space and 16,000 sq ft of retail space, according to an earlier report in The Straits Times.

Market watchers expect The Atrium to attract strong demand from overseas as well as local real estate investors.

Interest in Singapore’s office market, which is currently experiencing a supply crunch and soaring rents, has been sizzling.

In August, a Goldman Sachs real estate fund bought the leasehold Chevron House at Raffles Place for $730 million or a record $2,780 psf of NLA. Goldman Sachs group is also said to be finalising a deal to buy the next door Hitachi Tower, a 37-storey office tower on a 999-year leasehold site facing Collyer Quay, at about $3,000 psf.

Another major overseas investor in the local office market is Macquarie Global Property Advisors (MGPA). In September, it put in a record bid of $2.02 billion, or $1,409 psf of potential gross floor area, for a 99-year leasehold site slated for a mostly-office development behind the One Shenton project.

In March, an MGPA fund bought Temasek Tower in the Anson Road area for $1.04 billion or $1,550 psf of NLA.

Later, MGPA sold 12 floors at Springleaf Tower, also in the Anson Road area, for $225 million to a unit of German pension fund manager SEB, making a neat profit as it had bought the floors for $134 million only in January.

SEB also bought SIA Building in April for about $526 million or $1,783 psf from TSO Investment, a fully-owned subsidiary of a property fund managed by CLSA Capital Partners. TSO had purchased the office block from Singapore Airlines in June last year for $343.88 million or about $1,165 psf.

 

Source: Business Times 1 Nov 07

Singapore is Asia’s most competitive economy

Filed under: Singapore Economy News — aldurvale @ 10:26 am

WEF report ranks it No 7 globally, overtaking Japan; another seven Asia-Pacific countries among top 30

(SINGAPORE) Singapore has overtaken Japan to become the most competitive economy in Asia, according to a World Economic Forum (WEF) report.

The Global Competitiveness Report (GCR) 2007-2008, which was released yesterday, ranks Singapore at No 7 in the world – an improvement from its eighth spot last year. In contrast, Japan slid from its fifth place last year and is now ranked No 8 in the list of competitive economies. Overall, the United States emerged first, followed by Switzerland and Denmark.

In all, there are another seven Asia-Pacific countries – including South Korea, Hong Kong and Malaysia – that found their way into the top 30. China and India continue to lead the way among large developing economies, WEF said. Several countries in the Middle East and North Africa region are in the upper half of the rankings, led by Israel, Kuwait, Qatar, Tunisia, Saudi Arabia and the United Arab Emirates. In sub-Saharan Africa, only South Africa and Mauritius feature in the top half of the rankings, with several countries at the bottom. In Latin America, Chile is the highest ranked country, followed by Mexico and Costa Rica.

‘The Asia region encompasses the entire gamut in our ranking, from highly competitive countries to the most challenged, drawing an extremely heterogeneous picture with respect to the levels of growth and development achieved in the region,’ said Fiona Paua, head of Strategic Insight Teams at the WEF.

For example, nine Asia-Pacific countries are among the top 30, ‘while Mongolia, Bangladesh, Cambodia, Nepal and Timor-Leste are all positioned at the very bottom of the rankings’, she added.

The rankings are calculated from both publicly available data and the Executive Opinion Survey, a comprehensive annual survey conducted by the World Economic Forum together with its network of partner institutes, including research institutes and business organisations in the countries covered. This year, over 11,000 business leaders were polled in a record 131 countries.

The survey is designed to capture a broad range of factors affecting an economy’s business climate.

The study also includes comprehensive listings of the main strengths and weaknesses of countries, making it possible to identify key priorities for policy reform. ‘Economic policy, especially at the microeconomic level, needs to set priorities that reflect the most important constraints to competitiveness in each country,’ said Michael Porter, professor at Harvard Business School and co-director of the report.

‘The GCR enables countries to move beyond abstract theoretical policy debates and identify the specific tasks ahead of them. In an uncertain global financial environment, it is more important than ever for countries to put into place the fundamentals underpinning economic growth and development.’

 

Source: Business Times 1 Nov 07

Banks lend big for property and share investments

Filed under: Singapore Economy News, Singapore Finance News — aldurvale @ 10:24 am

Share financing grows a thumping 74.8% over the year

(SINGAPORE) Bank loans to the property sector in September grew at the fastest annual pace in nearly eight years, according to new data released yesterday.

Meanwhile, lending by banks to individuals to buy shares rebounded to its highest level since end-July, when the recent financial market turmoil started, the latest estimates from the Monetary Authority of Singapore (MAS) show.

‘All these reflect the robust growth of the domestic economy,’ said CIMB economist Song Seng Wun.

Loans to the broad property sector, which comprises consumer home loans and business loans to the building and construction industry, reached $102.4 billion at end-September – up 15.1 per cent from a year ago.

The year-on-year expansion was the largest since October 1999, when property-related lending grew by 19.5 per cent, said Mr Song.

Over the month of September, property-related loans grew 2.4 per cent from end-August, the fastest monthly pace since May last year. The property-related loans make up nearly half of all outstanding bank loans.

The MAS data also shows that share financing grew 74.8 per cent over the year to $1.26 billion at end-September – the highest since end-July, when it hit $1.42 billion.

The year-on-year growth in share financing is by far the fastest among all consumer loan segments, although it is still the smallest segment, accounting for just 1.2 per cent of total consumer loans.

Over the month, share financing grew 7.1 per cent, reversing a 17.2 per cent fall in August, when financial markets worldwide were rocked by the collapse of several hedge funds and widespread uncertainty stemming from problems in the US mortgage market.

‘After the jitters of August, the market sort of bounced back,’ said Mr Song. Since then, ‘both property lending and share financing have been growing very rapidly’.

Total customer deposits grew 22 per cent over the year to $308.7 billion at end-September, while total loans grew just 12.8 per cent to $218.7 billion.

But while deposit growth continued to outpace loans growth on a year-on-year basis, monthly growth in loans has exceeded that of deposits since June.

Overall, loans to businesses grew at a faster pace than consumer loans, both on a monthly basis and when compared to a year ago.

Loans to businesses grew 15.1 per cent over the year and 2.7 per cent over the month to $117 billion – just over half of total bank loans at end-September.

Among the business sectors, loans to the transport, storage and communications industry showed the fastest year-on-year growth at 36.6 per cent, followed by loans to the building and construction industry, which grew 21.2 per cent.

Meanwhile, consumer loans expanded 10.1 per cent over the year and 1.8 per cent over the month to $101.7 billion. Next to share financing, credit card debt grew the fastest among consumer loans over the year, rising 13 per cent to $4.3 billion.

 

Source: Business Times 1 Nov 07

COMMENTARY – Even the experts can get it so badly wrong

Filed under: Singapore Economy News, Singapore Finance News — aldurvale @ 10:21 am

History is replete with heavy trading losses that were all too easily incurred

WITHIN less than a fortnight, two Singapore shipbuilders have announced massive currency trading losses. How and why these losses were incurred will surface only after investigations have been conducted.

However, history is replete with financial case studies of how heavy trading losses can be all too easily be incurred by individuals or corporations. In early 1995, we discovered that Barings trader Nick Leeson had blown a US$1.4 billion hole trading in financial futures on Simex here in Singapore. Three years later, in 1998, veteran traders and Nobel prize winners at the US-based Long Term Capital Management (LTCM) suffered losses of more than US$3 billion in the short space of nine months because of heavily leveraged trades. In 2004, China Aviation Oil blew more than half a billion US dollars on oil derivatives trading.

And just this week, we have discovered that even blue-chip investment banking giants like Merrill Lynch and UBS are continuing to report multi-billion dollar losses from complex mortgage-related debt portfolios that have become nigh impossible to unravel.

How do such trading losses – and we stress we are not talking about SembMarine and Labroy here – pile up? Here are some clues to consider.

Leverage is a two-edged sword. Making bets based on only a fraction of the underlying sums transacted is attractive because profits are correspondingly magnified – but then so are the losses. In the case of blue-chip US hedge fund LTCM, their convergence trades were basically bets that too-large price differentials between different types of bonds should become smaller over time – something which they backed with state-of-the-art trading models which studied historical price movements.

Between 1994 and 1998, LTCM reportedly leveraged US$5 billion in client capital into US$125 billion worth of borrowings, and outstanding swap positions worth more than US$1 trillion in nominal value.

Murphy’s Law. ‘Anything that can go wrong, will – at the worst possible moment.’ In the case of LTCM, the fallout from the Russian debt default of August 1998 shrank their capital from more than US$4 billion at the start of 1998 to just US$600 million by September that same year.

Nick Leeson had to throw in the towel when already bad losses on his large Nikkei futures contracts skyrocketed following a massive earthquake in Japan in January 1995 and forced the Japanese stock market into free-fall.

This time around, one fear which refuses to go away out there is that the sub-prime debt crisis could spiral further out of control – forcing another panicky flight to quality.

Double or nothing usually means you end up with nothing. Every veteran trader knows that he must squeeze the most money out of his good bets but keep loss limits tight on those that go awry.

But human nature often finds people cashing in too quickly on the good stuff but massaging losses for far too long – in the hope that they will come right someday, somehow. In the case of Barings and China Aviation, history tells us that record-sized positions – and therefore record losses – were accumulated because of a desperate effort to average down the cost of what was to become awfully wrong (and highly leveraged) bets about the direction of the Nikkei and oil prices respectively.

Here’s a simple example. Let’s say that about one year ago, your banker persuaded you to buy US$100,000 at S $1.60 because it could enhance the yield on your fixed deposit by at least 2 per cent. Then, as the US dollar fell, he encouraged you to buy more to average down your cost. Let’s say that you bought another US$100,000 at S$1.55 and again at S$1.50.

By July 2007, you own US$300,000 at an average of S$1.55. In August this year, the US dollar rebounded to S $1.54. Had you sold out then, you would have reduced your total currency loss to S$3,000 – which is more than offset by the extra US$6,000 in interest earnings from your US$300,000 deposit.

If however, you had chosen to hold on until now – hoping for an even stronger US dollar rebound – the currency losses would have swelled to S$30,000 as the US dollar has now fallen to S$1.45.

Admission is free, you pay to get out. As banks from Goldman Sachs to UBS have found out to their detriment, it is all too easy to find rocket scientists who will happily structure complicated financial products – whether based on derivatives or housing loans – which offer superior yields. And the longer the tenure, the more you stand to make.

But here’s the problem. When you discover, as they have, that nobody is willing to fund those fancy CDO (collateralised debt obligation) structures, or buy them back from you when you need to sell them, then you are also stuck with losses for a nerve-wrackingly long time. Worse, the structure can be so complicated that you are not even sure how much they are worth at a given point in time, or how to unravel them without paying a hefty penalty.

Illiquid can too quickly become insolvent. Buying an asset at tempting yields is all too easy. But any corporate treasurer worth his salt will also want to find out how easily he can dispose of the asset. LTCM could not find any buyers for their less than desirable bonds when Russia’s declared moratorium on US$13.5 billion of its Treasury issues caused a nervous flight to quality in fixed income markets.

The other important lesson from LTCM to take home here is that historical evidence must be taken with a pinch of salt. There’s always a first time for everything, even a default of ’safe’ government bonds.

It is not known whether some of these problems, so painfully experienced elsewhere, also touched SembCorp Marine and Labroy Marine. But these firms’ shareholders will want to know how they could have allowed themselves to get so deeply embroiled in foreign exchange speculation when their core business is the building of oil rigs.

Mitsubishi Estate earnings down 14% in first half

Filed under: International Property News - Asia — aldurvale @ 10:18 am

(TOKYO) Mitsubishi Estate, Japan’s largest developer by market value, said first-half profit fell 14 per cent on rising costs at its office and commercial building segment and declining sales from development.

Net income was 25.4 billion yen (S$320 million) in the six months to Sept 30 from 29.4 billion yen a year earlier, the Tokyo-based company said yesterday. Sales fell 17 per cent to 317.8 billion yen.

The developer raised its full-year net income forecast 0.6 per cent to 85 billion yen. Sales may fall 17 per cent to 789 billion yen.

‘We expected a much higher upward revision,’ said Yoji Otani, a real estate analyst at Credit Suisse Group in Tokyo.

Operating profit, or sales minus the cost of goods sold and administrative expenses, fell 17 per cent in the first half to 58.3 billion yen.

Profit from Mitsubishi Estate’s urban development and investment business fell by more than half from last year, when the sale of its Kitanomaru Square building buoyed results. Operating profit at its office and commercial leasing business, which accounts for 60 per cent of all revenue, fell 8.4 per cent.

Under stricter rules enacted in June, building approvals were taking four times as long, raising concern sales may drop at construction, property and home equipment companies. The regulatory changes came in response to a 2005 scandal involving falsified earthquake-resistance data.

Mitsubishi Estate lowered its condo sales forecast by a quarter to 3,200 units because of the regulatory change.

The land ministry said on Tuesday it may relax the rules. Builders may modify blueprints that have already been submitted for checks, so long as the changes don’t degrade the function and safety of the buildings, it said.

Mitsubishi Estate owns more than a third of the buildings in Tokyo’s Marunouchi business district, an area one-third the size of New York’s Central Park that includes the headquarters of Japan’s largest banks.

Mitsubishi Estate gained 10 yen, or 0.3 per cent, to close at 3,420 yen yesterday. The shares have gained 11 per cent this year.

 

Source: Bloomberg 1 Nov 07

UK counting cost of housing ills

Run on Northern Rock signals boom may be ending

(LONDON) Nick Collins, an independent London real estate broker who has had record profits every year since 2003, took a hit in September – and that may be bad news for a UK economy built on a housing bubble. Five of his 50 buyers pulled out of purchases, spooked by a run on mortgage lender Northern Rock plc that left it £2 billion (S $6 billion) poorer.

‘It’s undermined people’s confidence,’ says Mr Collins, 38, who sells homes worth as much as £5 million. ‘The market’s not as frothy and competitive as it was.’

Northern Rock, which cratered after investors baulked at buying its debt, is one of several signs that the UK’s property boom may be ending. The average home almost tripled in value in the past decade, helping to fuel the country’s 15-year economic expansion – the longest in two centuries – and buoying the governments of Tony Blair and Gordon Brown.

Now, with mortgage lending cooling and house prices falling for the first time this year in September, the economy may be in the early stages of a slowdown.

‘UK house prices are significantly overvalued and extremely vulnerable to a correction,’ says Danny Gabay, a former Bank of England economist and a director of London-based Fathom Financial Consulting Ltd. ‘The downside risks to economic growth over the next 12 months are significant.’

The UK economy had been the envy of Europe, outpacing Germany and France almost every quarter from 2001 through 2005. Germany surged past the UK last year, and for 2008, Europe’s largest economies are forecast to run in a pack. The UK will probably grow 2.3 per cent next year, while Germany and France will each expand 2 per cent, the International Monetary Fund said on Oct 17.

Britain’s expansion has been spurred by a borrowing spree, thanks to interest rates at 40-year lows from 2001 to 2006. By the end of 2006, the British owed £1.37 trillion, or 1.61 times their income – the highest rate in the Group of Seven nations, according to the London-based National Institute of Economic and Social Research. By June 30, the ratio had grown to 1.66. The US rate remained at 1.42 during that period.

Britons poured the borrowed money into housing – and then used their new homes as collateral to take on even more debt. Residential property prices soared 189 per cent in the past 10 years, almost twice the increase for singlefamily homes in the US, according to HBOS plc, the UK’s biggest mortgage lender, and US government figures.

Consumers have spent some of these gains and loans on goods such as new kitchens and cars they otherwise could not afford, said Alan Clarke, a London-based economist for BNP Paribas SA, France’s biggest bank.

‘The only thing that has been supporting consumer spending growth is wealth gains from house price inflation,’ Mr Clarke says. ‘This is about to disappear.’

Lehman Brothers Holdings Inc economists in London predicted in 2005 that the surge in housing prices would begin to sputter that year. The housing deflation may have just begun.

In September, banks approved the fewest mortgages in 26 months. The decline came after the Bank of England raised its benchmark lending rate to a six-year high of 5.75 per cent in July.

The average cost of a home fell 0.6 per cent in September after growing at an average monthly rate of 0.89 per cent in 2007, according to HBOS. Banks foreclosed on 14,000 properties in the first half of the year, the highest number since 1999.

David Miles, Morgan Stanley’s chief UK economist in London, says shocks to confidence like the run on Newcastle-based Northern Rock may cause house prices to fall further.

‘Optimism about rising house prices has been an important driver of value in the UK,’ Mr Miles says. ‘Those expectations are potentially quite volatile and can turn round.’ In October, the average cost of a home in England and Wales dropped 0.1 per cent to £176,100 from September.

 

Source: Bloomberg (Business Times 1 Nov 07)

Australian building approvals rise in Sept

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

The number of approvals gained 6.8% to 13,710 from August

(SINGAPORE) Australia’s home-building approvals rose almost seven times as much as forecast in September as a housing shortage and rising rents encouraged investors to buy property.

The number of approvals to build or renovate houses and apartments gained 6.8 per cent from August to 13,710, the Bureau of Statistics said yesterday in Sydney. The median estimate of 23 economists surveyed by Bloomberg News was for a one per cent increase.

Australia’s lowest jobless rate in 33 years and rising wages are driving an economy that is expanding at the fastest annual pace in three years. Rents in Australia’s largest cities have climbed after a construction slowdown last year cut the supply of housing just as rising immigration spurred demand.

‘We still have quite a lot of investors going into the property market, as opposed to first-time buyers,’ Helen Kevans, an economist at JPMorgan Chase & Co, said in Sydney before the report was released. ‘They are less affected by the affordability crisis.’ The Australian dollar rose to 92.30 US cents at 11.35 am in Sydney from 92.08 US cents immediately before the report. The yield on the benchmark 10-year government bond was unchanged at 6.13 per cent.

Building approvals fell a revised 1.8 per cent in August. Approvals were 4.2 per cent higher in September than a year earlier, yesterday’s report showed.

Rental yields are rising amid ‘historically tight vacancy rates’, according to the Real Estate Institute. The cost of renting a two-bedroom apartment in Darwin rose as much as 36 per cent in the 12 months ended June, while vacancy rates have fallen below 1.5 per cent in Sydney, Melbourne and Adelaide, the institute said.

‘Rent increases offer the prospect of improved yields for investors, thus attracting more investors back into the housing market,’ Graham Joyce, president of the Real Estate Institute, said last month. Still, ‘first- home buyers will face even greater difficulty accumulating a deposit for a home purchase, with rents increasing’. Higher mortgage repayments, coupled with rising labour and material costs, pushed housing affordability to a record low in the third quarter.

The Reserve Bank of Australia raised its benchmark overnight cash rate target a quarter point to 6.5 per cent in August. That increased the average monthly payment on a mortgage to A$2,606 (S$3,480) last quarter, from A $2,506 in previous three months, according to the Commonwealth Bank of Australia and the Housing Industry Association.

The central bank will raise its key rate again on Nov 7 by another 25 basis points to 6.75 per cent, according to all 24 economists surveyed by Bloomberg News this week.

Approvals to build private houses rose 2.5 per cent to 9,041 in September, the biggest increase in a year,yesterday’s report showed. Approvals for apartments or renovations jumped 13.8 per cent to 4,091.

Boral Ltd, Australia’s biggest seller of building materials, this week forecast profit will decline for a fourth consecutive year because of the housing slowdown. Its building products unit derives about 80 per cent of sales from Australian home building.

‘Activity levels in New South Wales housing construction are the lowest they have been over the past 35 years and they are approximately 40 per cent below the levels of longer- term underlying demand,’ the company said in a statement. ‘The first quarter of this new financial year has seen some softening in Western Australia.’

 

Source: Bloomberg (Business Times 1 Nov 07)

Sovereign funds pose little risk to the world

UK Chancellor Alistair Darling doesn’t like them.

Italian Prime Minister Romano Prodi and European Union Trade Commissioner Peter Mandelson don’t either.

Sovereign wealth funds, the huge pools of capital built up by a small group of mainly oil-rich nations to invest their assets around the world, are becoming very unpopular. As the funds grow in power and wealth, the clamour for more regulation of their investments will only get louder.

It’s all nonsense. The funds don’t pose a threat to anyone. There is no coherent case to be made against them. And any cure is likely to be worse than the problem it is trying to fix.

That won’t stop the politicians from trying. Mr Darling said in October the UK government would protect strategic industries from takeovers by foreign state-controlled investment funds, such as those run by Kuwait, Saudi Arabia and China. ‘Sovereign wealth funds or companies owned by governments need to play by the rules,’ he said.

Juergen Stark, a board member of the European Central Bank, has called for a code of conduct for the funds. And in July, Mr Mandelson said the EU may need to take a golden share in strategic industries to prevent companies falling into the hands of the funds, according to the Italian newspaper Il Sole 24 Ore.

In fairness, you can see why there is a debate. Sovereign wealth funds, which invest currency reserves in foreign assets, control an estimated US$2.5 trillion, more than all the world’s hedge funds combined. With high commodity prices translating into surging reserves in emerging economies, their stockpiles of cash will only get bigger. Russia said this month it may get in on the act by investing some of the US$141.1 billion in its Stabilisation Fund in major foreign companies. If Putin Inc starts buying German airports or French motorways, watch the sparks fly.

‘There has been much political angst about SWFs,’ Morgan Stanley economist Stephen Jen said in an analysis, referring to the funds. ‘It does not seem to make sense for regulatory authorities and politicians to single out SWFs.’

It is hypocritical to attack the funds. Nobody minded when emerging economies recycled all those dollars, pounds and euros by putting cash on deposit in our banks, or buying bonds issued by our governments. So why should we mind when they start buying companies? They are just diversifying their holdings, like any prudent investor would. If we don’t like them purchasing our equities, shouldn’t we tell them to stop buying our bonds and currencies as well?

In a global economy, few companies are owned domestically. Stocks are traded across frontiers. It doesn’t make much difference whether your local supermarket or service station is owned by a hedge-fund manager in Zurich, a pension fund in California or an investment firm in Dubai. What counts is whether there is enough competition to make sure it offers good service and fair prices. So long as it does, there is no problem.

Lastly, the only way to protect against the funds, as Mr Mandelson realises, would be through some kind of golden share held by the government.

Businesses would then be shielded from takeovers that their governments don’t want. But what kind of impact would that have? Management would become idle and inept as they realise they couldn’t be challenged or kicked out. The damage that would do to the performance of your economy would far outweigh any danger posed by the funds.

The funds are no more of a threat than any other investment vehicle. They aren’t making the economy more volatile. By buying whole companies, they are committing themselves to long-term investment.

They are no more secretive than many hedge or private-equity funds, or big private companies. Nor does their ownership by foreign governments override the laws applicable in the countries where they are investing. If they break UK or German laws, they will be in trouble, just like anyone else.

There may be some limits. You might not want a defence manufacturer owned by a foreign power. But there are very few of those companies. In reality, all the evidence suggests the more open your economy is, the better you do – and sovereign wealth funds are no exception to that rule.

 

Source: Bloomberg (Business Times 1 Nov 07)

Why the US dollar party may yet end…

… And why the Singapore dollar is the investment holding currency of choice

FOR all the foolish chatter about an ‘unprecedented’ meltdown, the ongoing CDO (collateralised debt obligations) crisis is but a re-run of a regular occurrence in the banking industry: that of a cycle of extremely poor credit decisions by professional lenders, in this case matched by extremely poor investment decisions by professional investors.

Common in the emerging markets, that this happened in the world’s richest and most developed economy in the era of sophisticated Basel II credit risk standards speaks volumes about the triumph of hubris in American ’sell or die’ business practices.

Many professionals appear to have forgotten, or simply didn’t know, that these events happen somewhere in the world as regularly as a really decent British summer – that is, around once in five years. Indeed, they are regular enough to keep some people in almost permanent employment cleaning them up, myself included.

There is one difference this time around. In the good old days of the traditional bank crises, that is, reckless lending to those with no ability, or intention, to ever pay back, the bank suffered the consequences. Now that we have the fabulous invention of a structured market with a cool name to pass on such stupidity to even more foolish investors, it becomes a market crisis instead.

Of course, most of the world’s major hedge fund joined in, but as we all know most hedge funds don’t really know anything about anything. The surprise was that the very large, sophisticated banks with top-quality credit risk management one would have expected never to have written these risks themselves were only too happy to buy such poor-quality risk written by lenders with no standards.

As usual, Wall Street got paid handsomely for the privilege of selling garbage dressed up – tech stocks yesterday, CDOs today. Even worse, nobody ends up knowing quite who actually owns this junk or who the end-risk is. The ratings agencies went along for the ride and the regulators appeared asleep at the wheel.

I see no reason for undue pessimism on the broad economy outside the US. The US has been slowing for at least four quarters. While problems in the housing sector appear to be amplifying this trend and hurting the American consumer, the damage to the US$13 trillion US economy is containable. Corporate balance sheets, profits and debt levels remain in good shape.

Too much is made of the level of export dependency of Asia on the US, and some pain over the next six months will not derail the largest, consumer-based Asian countries – China, India and Indonesia. For the medium term, I maintain my long-held bullish view on both Asia broadly and the Asean economies as well as Asian currencies.

Other than some tech exporters, and employees of the wrong banks, I do not believe you should be unduly worried.

Given my focus on long-term fundamental trends with the background of the sorry tale of US sub-prime, this seems an appropriate time to revisit my favourite worry – the greenback. I have not voluntarily held a US dollar, other than as a short, for over four years. However, consistent dollar bears have often been in the wrong, particularly versus the yen. From March 2002, the yen did strengthen through to March 2005 with the recovery in the Japanese economy, but then turned negative again. Within a year the US dollar was back to 120 yen and has range-traded ever since until recent events. The yen remains the most undervalued major currency. The euro has followed the script better, although again from March 2005 it gave back some of its gains and only reverted to strength against the dollar from May last year.

The core of the bear argument has always been an economic fundamentalist view that goes like this: US debt levels are unsustainably high and continue to grow at an alarming rate; this debt has to be externally financed demanding high relative yields, US interest rates and the level of the dollar are supported by dollar demand via external financing, principally by Asian nations retaining dollars in trade and purchasing dollar debt; and that in doing so, these nations maintain lower yields and weaker currencies than their economic fundamentals would otherwise suggest.

A decade ago Asian nations held one third of global reserves. Now they hold two thirds, mostly in dollars.

The core of the argument for the dollar bears, such as myself, has always been that such a cosy arrangement eventually would have to slow and revert to norm, and that with the purchase of dollars on this magnitude even a slowdown of buying would depress the currency in the process.

For dollar bulls, their argument has been that if Asian and other nations continue to believe in the perpetual cycle of US economic strength and dollar dominance, the attractiveness of US assets, and the exporting advantages of maintaining relatively weaker currencies; then there is no reason at all why the party should ever end.

Asia will continue to export to the US consumer, and simply recycle the dollars back by building dollar reserves and buying US debt.

For a long while it seemed as if dollar bulls were right and a sort of perpetual motion had been built up with the understanding of all parties that this was the game. Capital saving countries, read Asia, have continued until recently to buy and hold US dollars at an unprecedented rate. But all parties eventually come to an end.

I believe that we may be finally seeing the beginning of the end of a long-awaited, slow decline of an aged warhorse, just as the sterling gracefully declined a generation ago.

Of course, the dollar has some uses, which I am sure will continue. I do admit that a wad of dollars has no equivalent for bellboys, and visas-on-arrival in Asian airports. For buying oil, and weapons, dollar remains the currency of choice, as I hear it is for the drug trade and other interesting segments of the cash economy. But even that may change over time.

If the greenback remains on my short list, what then is our currency of choice? Of course, if you are a speculator, going long, the Asian units undervalued on a purchasing power parity basis makes sense – particularly the yen, the ringgit, and the won.

But as economic fundamentalists we do not believe in currency speculation, despite the modern trend to call it an asset class. What an investor in real assets needs is a currency that provides all of the upside potential of the Asian economic growth story, with stability and smart management against extreme volatility.

The ideal would be a balanced currency basket of a weighted proportion of the best of those currencies, continually managed and adjusted relative to macro economic movements. There is such a basket. Even better, it is managed by some very bright folks who charge nothing for the service. It is called the Singapore dollar, and it remains our investment holding currency of choice.

The author is managing director of the Calamander Group and the economic spokesman of the British Chamber of Commerce in Singapore.

 

Source: Business Times 1 Nov 07

Won, pound latest stars of US$ slide

IT WAS the turn of the British pound and the Korean won to stand out in Asian currency trading yesterday, as the US dollar continued its slide to new multi-year lows in anticipation of another US interest rate cut. After the sharper-than-expected fall in US consumer confidence for October reported overnight, traders are fearful that more weak US data this week will further damage the already weak greenback. US jobs data for October are due out tomorrow evening.

The US currency eventually ended the day close to the day’s fresh post-depeg low of just above 7.46 yuan.

According to reports, this obliged the Hong Kong Monetary Authority to buy at least half a billion US dollars yesterday to stop the greenback from falling through the base of its allowed HK$7.75 to HK$7.85 range. Closer to home, meanwhile, the greenback was forced to fresh 10-year lows of S$1.4477 and 3.3375 Malaysian ringgit.

It was the Korean won which recorded the day’s largest 0.7 per cent gain versus the falling US dollar. It ended the day at 900.7 won per US dollar despite warning grumbles from the Korean central bank – just about recovering all of the losses it has suffered versus the latter since the 1997-98 Asian crisis.

More sharp gains could now be in store for the won, suggested DBS researchers yesterday, citing its tendency to make periodic spurts to the upside, and other supporting statistics by way of strong surpluses, a red-hot stock market, and interest rates higher than that for the US dollar. ‘Taking a conservative stance, we estimate the present period of won appreciation (which began with the US dollar at 950 won on Aug 17) could amount to 10 per cent or more, still less than the 13-15 per cent gains seen in previous episodes,’ they said. ‘This would put the won at around 850 per dollar by end-08.’

On our charts, that forecast is supported by the breakdown of what chartists would call a double-top formation, formed by the US dollar’s two 752 won peaks in March and August this year. For as long as the US currency is capped below the 912 to 913 won area, this opens up an eventual downside objective of at least 870 won.

Elsewhere in Asian trading, a trio of European favourites also probed fresh highs. A stronger-thanexpected spurt in October house prices in the UK propelled the pound to a 23-year high of US$2.0743 yesterday. Likewise, hawkish remarks from the European front overnight boosted the euro to a fresh postlaunch high of US$1.4467 yesterday, and pressed the greenback half a per cent lower even against the lowyield Swiss franc, to end at 1.1598 francs – its weakest showing since March 2005.

Down Under, traders reported fresh interest to sell the yen versus the Australian dollar in preference to the higher-yielding New Zealand dollar – citing more strong housing and credit data out of Australia, and the possibility of a larger than expected US interest rate cut overnight.

By the Asian close, the Australian dollar had advanced a further 0.2, 0.3 and 0.6 per cent to finish at S $1.3363, 92.27 US cents and 106.25 yen respectively.

 

Source: Business Times 1 Nov 07

Govt won’t let space crunch hinder finance hub ambitions

THE space crunch that has hit the office sector and sent rents soaring will not be allowed to derail Singapore’s aim to be a key financial centre.

The pledge came from National Development Minister Mah Bow Tan, who also pointed out that the tight supply – itself a factor of the booming economy – provides a huge opportunity for developers and investors.

‘The time is now,’ said Mr Mah yesterday. ‘There is no better time for investors to consider real estate development and investment opportunities in Singapore, given the robust outlook and comprehensive development plans we have in place.’

Mr Mah told the closed-door Macquarie Asia Forum 2007 that the supply shortage will be tackled in part by land releases that will be calibrated to allow developers to make informed decisions about their investments.

And he stressed that the Government’s aspirations for developing Singapore as a major financial centre ‘will not be constrained by space availability’.

Mr Mah’s comments – the most forthright since the property market took off two to three years ago – could be a sign that the Government believes the problem is reaching a critical point.

‘Overall, I think the Government will probably have to prioritise its investment plans, given the tight commercial and residential market and labour markets,’ said Citigroup economist Chua Hak Bin.

‘We may be reaching an inflexion point, where supply constraints and higher rents and wages are starting to bite.’

Government data shows that prime median rentals of new office leases are now at $11.89 per sq ft per month, compared with $5.05 at the end of 2004.

Rents for prime office space, which are in demand by players in the booming financial and business services sectors, have shot up on tight supply to the point where some companies are resisting the rapid increases by moving further out or to industrial locations.

But this is expected to be a short-term problem, with relief coming in 2010, when major projects such as Phase 1 of the Marina Bay Financial Centre are completed.

The Government has already taken steps to address the supply shortfall by releasing transitional office sites.

More space will be made available, but land releases will be ‘calibrated and measured’, with a view to meeting needs on a sustained basis, said Mr Mah.

There will also be a focus on developing new zones for financial and business hubs, including in Jurong and Paya Lebar, to take the heat off office space in the central business district.

Mr Chua backed the Government’s view that growing the financial centre should remain a major priority.

‘But other less important investment initiatives may need to take a back seat, to reduce the intense competition for workers, office space and construction materials,’ he added.

Mr Mah also put the rent rises in a broader perspective: ‘Despite the recent surge in demand, Singapore’s office rentals remain very competitive compared to major cities like London, Tokyo and Hong Kong.’

DTZ Debenham Tie Leung executive director Ong Choon Fah told The Straits Times that London has consistently been the most expensive city in the world in terms of office rents.

‘But it has always attracted businesses because that is where the talent and the money is,’ said Ms Ong. ‘At the end of the day, it’s not just the costs but the value proposition that Singapore can offer.’

 

Source: The Straits Times 1 Nov 07

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