Latest News About the Property Market in Singapore

December 18, 2007

Private home sales inch up; prices remain firm

Filed under: About Condominiums, Singapore Property News — aldurvale @ 7:48 pm

URA data shows 4,000 units in 70 developments with pre-requisites for sale as at end-Nov

(SINGAPORE) The number of private homes sold by developers inched up 4.7 per cent to 593 units in November, up from 566 units in October.

The Urban Redevelopment Authority (URA) also revealed monthly property market data of transacted benchmark prices as well as median prices. During the month, a significant number of transactions were seen at Amber Residences, which sold 85 units at the median price of $1,392 psf, and Casa Fortuna which sold 103 units at $1,009 psf.

CBRE Research executive director Li Hiaw Ho also noted that 20 units at 8 Napier were sold at a median price of $3,557 psf and pointed out that these were likely to have been made by a single buyer.

On the performance in November, Mr Li said: ‘Overall, prices are firming. Sales volume and prices in December should remain at the same levels as October and November.’

Indeed, developers told BT that launch prices are being maintained even though buyers are now a bit more ‘cautious’.

UIC Ltd’s 192-unit Park Natura, across from Bukit Batok Nature Park, saw 56 units sold in the month at a median price of $945 psf. The price was slightly lower than the October median price of $1,022 but UIC group general manager Vito Koh explained that this was because units sold in November included those with private enclosed spaces like roof terraces.

Mr Koh said that the withdrawal of the Deferred Payment Scheme (DPS) have made buyers more cautious but added that he believes developers are not lowering prices to move units. ‘Prices are not coming down, but they are not going up either,’ he said.

A comparison of the median price of Amber Residence ($1,392 psf) and the reported average selling price ($1,650 psf) does appear to show that prices may have softened a little.

According to the URA data, 68 units were sold in the $1,000-$1,500 psf bracket with 16 units sold in the $1,500-$2,000 psf bracket. One unit was sold at between $2,000-$2,500 psf.

Jones Lang LaSalle head of research and consultancy Chua Yang Liang noted that launches declined significantly in the Core Central Region (CCR) by 43 per cent from the 166 in October to only 95 in November. ‘The take-up or demand further reflects this softer market with 130 units absorbed – a marginal drop of 4 per cent month-on-month (MoM),’ he said.

Similarly, demand in the Outside Central Region (OCR) also weakened with a 33 per cent MoM decline or only 173 units absorbed compared to 259 in October. Dr Chua pointed out that this was on the back of a larger supply of 221 units or a 28 per cent increase in the number of units launched.

‘The decline in demand in OCR is a likely result of the removal of the DPS,’ he explained.

In contrast, the demand in Rest of Central Region (RCR) remained strong. In November, the take-up increased by 57 per cent MoM.

Most of the transactions in the RCR were in District 15. ‘Take-up in this segment is largely driven by foreign occupiers that has spilled over from the CCR,’ Dr Chua added.

According to the URA data, there are over 4,000 units in 70 developments with pre-requisites for sale as at end-November. This includes mass-market offerings at Bedok Resevoir as well as high-end developments at Cairnhill.

While developers are not ‘panicking’ at the possibility of a slowdown in the economy, Cushman & Wakefield managing director Donald Han believes more will be ‘repositioning’ their launches and going directly to foreign buyers in the Middle East and North Asia.

Mr Han, who expects the total volume of transactions in Q4 2007 to be below 2,000 units, added: ‘Some developers were already marketing their high-end products at the recent Mipim exhibition in Hong Kong to reach an international market.’

It is a strategy that appears to be working.

Savills Singapore director of marketing and business development Ku Swee Yong said he was pleasantly surprised at some of the benchmark prices reached in the high-end sector, with the highest price for the 40-unit Sui Generis at Balmoral Crescent increasing from $2,578 in October to $2,713 psf in November. Six units were transacted in November and the median price rose from $2,406 to $2,474 psf.

Saying that he believes that this end of the market would continue to be driven by international high net worth individuals, he revealed: ‘We had a client who insisted on being first in queue for The Ritz Carlton Residence.’ The client later set a new benchmark price of $4,515 psf for the Cairnhill area.

 

Source: Business Times 18 Dec 07

URA awards Boon Lay site to Frasers Centrepoint

THE Urban Redevelopment Authority (URA) yesterday awarded a residential site at Boon Lay to Frasers Centrepoint, which put in the higher bid of $205.6 million – or $248 per sq ft per plot ratio (psf ppr) – after the tender closed last week with just two bids.

The weak response to the 99-year leasehold site caught industry watchers by surprise as mass market homes are expected to see good demand next year. Property analysts say that prices of mass market private homes could climb by about 15 per cent next year.

The site, which is bounded by Boon Lay Way and Lakeside Drive, had attracted only two bids – Frasers Centrepoint’s $205.6 million ($248 psf ppr) and GuocoLand’s $191 million ($230 psf ppr).

Both bids are below earlier market expectations of about $300 to $375 psf ppr, which were indicated in October when the tender for the site was first launched.

Despite this, market watchers predicted that URA will award the site as the government is committed to its aim of increasing housing supply.

The site, which has a gross floor area of 828,600 sq ft, is just five minutes from Lakeside MRT station.

Frasers Centrepoint plans to build an 18-storey development comprising three blocks, with a total of 600-plus apartments based on an average size of 1,300 sq ft each.

When the tender closed last week, a spokeswoman for Frasers Centrepoint described the group’s bid price as ‘conservative’. She said that the price reflects a breakeven cost of about $550 psf. ‘We would be looking at an average selling price of at least $700 psf,’ she added.

 

Source: Business Times 18 Dec 07

Rising population adds to climate woes

Filed under: International Economy - World — aldurvale @ 7:45 pm

Socio-economic factors play big part in global warming

THREE-QUARTERS of the problems associated with global warming have to do with socio-economic factors like rising population, and only a quarter has to do with the climate itself, according to Andrew Watkinson, director of the Tyndall Centre for Climate Change Research in the UK.

‘The population debate has gone off the agenda,’ he said on the sidelines of a conference on climate modelling at the National University of Singapore.

‘Climate change is not the major issue. It is the socio-economic scenarios, the demographics, that are driving major changes. Its a population problem, primarily,’ he said.

Even in the UK, a developed country, demographers once thought the population would stabilise at 60 million, but the latest projections suggest that the number could hit 75 million. ‘That would make meeting the emissions obligations that much more difficult’, said Dr Watkinson.

The issue of growing populations and consumer behaviour could prove even harder for governments to deal with than straightforward climate change, because they are politically contentious, he also said.

Meanwhile, government policy must be flexible enough to accommodate the inherent uncertainty and wide range of climatic predictions.

The error term in climate forecasts can be significant, ‘because there might be something in the model that means the outcome is not as bad, or is worse than anticipated’, he said.

Government policy should be able to respond in either case.

Ideally, policy should not consist of a single solution, but a ‘road map’ or series of measures that give options down the line. For example, policy could allow for further steps to be taken after initial mitigation, if outcomes turn out worse than expected.

But neither the UK nor any other government has yet been ‘realistic’ about the efforts needed to combat global warming, said Dr Watkinson.

The UK has a target of reducing emissions by 60 per cent by 2050. Its climate change bill will get ‘nowhere near’ the target, which requires a 9 per cent drop in emissions every year. Including aviation and shipping, the bill is more in line with a scenario of a probable four-degree rise in global temperatures rather than the two-degree rise that scientists recommend, said Dr Watkinson.

He praised Singapore’s stance on climate change, as expressed by PM Lee Hsien Loong earlier this year, as ‘the most sensible from a leader that I’ve seen’.

The National Environment Agency has commissioned NUS to conduct a two-year study on the likely effects and impact of climate change on Singapore for the next 100 years, according to Rosa Daniel, deputy secretary of the Ministry of the Environment and Water Resources.

The government is also working to reduce flood prone areas on the island to less than 66 hectares by 2011, from 124 ha today.

 

Source: Business Times 18 Dec 07

NY hotel boom to ease room shortage

Filed under: International Property News - USA — aldurvale @ 7:44 pm

But mid-market room rates of US$200-300 still too high for some

(NEW YORK) While planning her vacation to New York, Lisa Werness was so horrified by the prices in Manhattan that she chose cheaper lodging in Brooklyn – where she got a room rate of just US$400 a night.

‘Don’t remind me. I’m trying to forget about it,’ she said.

In a city where residents often pay more than half their salaries for a place to sleep, visitors have long faced a shortage of hotel rooms and rising prices.

Now, with 8,500 hotel rooms under construction in the city – a growth of more than 10 per cent – that crunch could ease slightly in the coming months. By comparison, it took from 1998 to 2007 to make a leap of the same size.

‘One of the challenges that New York has always had is having enough rooms for tourists,’ said Sean Hennessey, CEO of industry consulting firm Lodging Investment Advisors. ‘Most of the time, the corporate travellers are willing to pay more than the tourists, and the tourists kind of get crowded out.’

New York sees more overseas and domestic visitors than any other US destination except Orlando, Florida, according to analysts at Global Insight Inc. But it has fewer hotel rooms than less popular spots including Las Vegas, Chicago, the Los Angeles metro area and Atlanta, according to Smith Travel Research.

The resulting shortage leads many travellers to New York to look far afield of the usual tourist draws, and hotel developers have taken notice, with new lodging under construction or recently opened in the boroughs of Brooklyn, Queens and the Bronx, suburban Long Island and beyond.

Even with the weak US dollar making his trip to New York a bargain, London resident Mike Jones still found the price tag on his Brooklyn hotel room shocking.

‘All the hotels in Manhattan are pretty much full at whatever rate they want to charge,’ he said. ‘They’re operating at pretty much capacity, and they can charge pretty much what they like.’ Even in Brooklyn, he had a bill for close to US$600 a night, he said, adding: ‘That’s crazy.’

The city’s occupancy rate is much higher than elsewhere around the US – averaging 85 per cent in Manhattan during the first nine months of this year, compared to the national average of 65 per cent, according to Smith Travel Research. Manhattan’s hotels are at or near capacity most nights of the year, said Mr Hennessey, adding that the current growth is the largest he has seen in the city in 25 years.

Even the current influx of new rooms is unlikely to glut the market and knock down prices, Mr Hennessey said, although he noted that an economic downturn could lead companies to cut back on business travel, which could lead to cheaper rates.

As at October, New York had 59 hotels under construction – more than any of the 26 other US cities with the largest number of hotel rooms, according to Smith Travel Research. It also had 103 hotels in the planning stage, beating out all those other markets.

Most of those new properties are expected to charge what Mr Hennessey called ‘mid-market’ prices, although midrange in New York, at US$200 to US$300 per night, may still seem far too expensive for some.

While properties already under construction are unlikely to be called off, the mortgage crunch has some in the industry wondering if future projects might be slowed by the rising price of financing.

Either way, it seems unlikely that a city with such high real estate prices will soon be offering truly cheap hotel rooms.

 

Source: AP (Business Times 18 Dec 07)

Wheat price surges above US$10 for first time

(NEW YORK) Wheat rose above US$10 a bushel for the first time, leading other grains and oilseeds higher in a food price spiral that threatens to derail global economic growth.

Chicago wheat futures jumped as much as 30 cents, or 3.1 per cent, to US$10.095 a bushel as dry weather threatened crops in Argentina, renewing concern that the world’s farmers may not be able to grow enough to meet rising demand for bread, pasta and livestock feed.

Rice also advanced to a record, while soybeans gained to the highest in 34 years and corn to a nine-month peak.

Kellogg Co, the largest US cereal maker, General Mills Inc, Nissin Food Products Co and Kikkoman Corp are among companies that have raised prices.

‘We are seeing a broad-based increase in cost pressures,’ Brian Redican, senior economist at Macquarie Group Ltd, said in an interview from Sydney yesterday. ‘The increase in soft commodity prices is really the next stage in that process.’

The price of wheat has more than doubled in the past year as adverse weather reduced output from Australia to the US and Canada. Dry, warm weather may hurt yields in Argentina, the fourth-largest exporter, forecaster Meteorlogix LLC said on Dec 14.

‘Global supply is really tight at this time,’ Tobin Gorey, a commodity strategist at Commonwealth Bank of Australia, said by phone. ‘Saying there’s a near-term top in the price is a very dangerous thing to do.’

A smaller Argentine crop may reduce global wheat inventories that the US government says will drop 11 per cent by May 31 to 110.1 million metric tons.

Wheat for March delivery, the most-active contract, rose the exchange-imposed daily limit of 30 cents before trading at US$10.05 a bushel, up 2.6 per cent, in after-hours electronic trading on the Chicago Board of Trade on Friday.

 

Source: Bloomberg (Business Times 18 Dec 07)

Minister sees Japan’s economy continuing recovery next year

Filed under: International Economy News - Asia — aldurvale @ 7:41 pm

IN JAPAN

JAPAN’S economy is likely to continue growing next year, Minister for Economic and Fiscal Policy Hiroko Ota suggested yesterday, dismissing growing fears that it could plunge into recession as a result of an expected global slowdown in 2008. But she acknowledged a number of longer-term challenges to the continued growth of the economy.

Ms Ota spoke of an eventual ‘crisis’ facing the economy, because of lagging productivity and an ageing population, but added that the economic recovery that began in 2002 should continue next year. Prime Minister Yasuo Fukuda’s government will come up with a new growth strategy next month, she said. Polls published yesterday showed, however, that voter support for Mr Fukuda’s government has plunged to 35 per cent, within months of its coming into office to replace the short-lived administration of former prime minister Shinzo Abe. The prospect of a general election next month has increased, analysts say, adding political uncertainty to the country’s economic woes.

Meanwhile, further gloom enveloped the Tokyo stock market where the benchmark Nikkei 225 average tumbled for a fourth consecutive trading day, shedding 1.7 per cent to end at 15, 249.79. Sentiment was hit by official data showing that a diffusion index of economic indicators for October had been revised downwards and that wages also declined in that month.

Economic growth in Japan fell to just 0.4 per cent in the third quarter, and many analysts fear that it could soon turn negative given that only exports are providing impetus to growth now. With the prospect of a significant downturn in the US economy, on the heels of the sub-prime mortgage crisis, Japan cannot rely on continuing strong external demand, they say.

Speaking at the Foreign Correspondents Club of Japan, Ms Ota said: ‘I believe the economy will continue to recover in 2008,’ citing an expected pick-up in housing activity following a crash in construction activity this year because of tighter building regulations. But she declined to specify what policy tools are available to fight recession, given the country’s strained fiscal situation and already very loose monetary policy.

The government is focusing on longer-term challenges, including low productivity in Japan’s service industries and in agriculture, she said. The new official ‘growth strategy’ due to be published next month will address these issue, Ms Ota promised. A new strategy for raising the contribution of financial services to gross domestic product is also due to be unveiled soon, she added.

 

Source: Business Times 18 Dec 07

Asia’s growth may slow in ‘08

Filed under: International Economy News - Asia — aldurvale @ 7:37 pm

Emerging problems in major economies cloud outlook

(SHANGHAI, China) Asia’s dynamic economic growth is expected to slow modestly next year as its biggest economies grapple with emerging problems, from inflation in China to appreciating currencies in India and Japan.

The expected slowdown in the US economy – a vital export market – and higher oil prices also cloud Asia’s outlook.

In China, worries persist that the economy is overheating. Inflation hit a peak of 6.5 per cent this year, while real estate and stock prices also have soared, posing a challenge to policymakers whose options are limited by China’s continued controls on the currency and capital markets.

‘It’s a delicate balance,’ said Nick Lardy of the Peterson Institute, a Washington think-tank.

‘They want growth, but they don’t want inflation. At the same time they might cut investment too much,’ he added.

Still, despite the uncertainties, China looks set for yet another year of double-digit expansion, with both the World Bank and Asian Development Bank forecasting gross domestic product growth at 10.8 per cent in 2008, down from the 11 per cent-plus growth anticipated for this year.

In India, a record surge in foreign investment has resulted in a sharp appreciation of the rupee, which is already hurting exports, especially earnings of the highly profitable outsourcing industry.

The country’s central bank has repeatedly tightened its monetary policy and somewhat succeeded in reversing a spike in inflation earlier this year.

But its measures have sapped the momentum of growth as new investments and sales in areas such as automobiles have slowed with higher lending rates.

Analysts expect the Indian economy to grow 9 per cent this year for the fourth straight year and to slow slightly to between 8 per cent and 8.5 per cent in 2008.

In Japan, Asia’s biggest economy, the major concerns are about a slowdown in US growth and a stronger yen, which erodes the foreign-earned income of the country’s exporters.

Direct exposure of Japanese financial organisations to US mortgage market troubles is expected to be limited.

But uncertainty over a possible fallout has weighed on Tokyo share prices and dampened Japanese investor sentiment.

The International Monetary Fund is forecasting that Japan will grow 1.7 per cent in 2008, down from an estimated 2.0 per cent this year.

 

Source: AP (Business Times 18 Dec 07)

World economy smaller than previously estimated

Filed under: International Economy News - USA — aldurvale @ 7:36 pm

New measure puts GDP in perspective, but world order remains similar

(SINGAPORE) The size of the world economy is apparently smaller than previously thought, according to new estimates of GDP from the world’s biggest statistical initiative.

But the global economic pecking order remains more or less the same, with the five biggest economies – the United States, China, Japan, Germany and India, in that order – accounting for almost half of world output.

New data from the International Comparison Program (ICP) by the World Bank and various partners put the value of global economic output at $55 trillion in 2005 US dollars, adjusted for purchasing power parity – or at least 15 per cent smaller than previous estimates.

The ICP produced estimates of purchasing power parities (PPPs) for 146 economies to take into account price levels in each economy.

Direct conversions of GDP into US dollars would not only be affected by exchange rate movements but the GDP values would be under- or over-stated by the currency’s purchasing power.

And even in nominal US dollars, the ICP’s estimate of 2005 world GDP, at US$44 trillion, is also almost 10 per cent smaller than earlier estimates.

Among individual countries, the new data amount to ‘more statistically reliable estimates’ of GDP and price levels of China and India, says the preliminary global ICP report released in Washington yesterday. ‘The previous, less reliable, methods led to estimates of their GDPs that were 40 per cent larger.’

Says Paul Cheung, director of the United Nations Statistics Division and a member of the ICP executive board: ‘The previous estimates overstate the true extent (of GDP) because they were based on really old data. These new data set a new benchmark for future use.’

And in PPP terms, the Asian economies (excluding high-income and oil exporting members) are now one-third smaller. But Asia still accounts for over 20 per cent of the world’s output.

In all, 12 economies account for more than two-thirds of the world’s output. The five developing (or ‘transitional’) economies – China, India, Russia, Brazil and Mexico – among the 12 account for more than 20 per cent of global output and over 27 per cent of world investment spending.

The US also accounts for the lion’s share of world investment spending, at 21 per cent. That’s closely followed by China with 18 per cent. The 10 biggest economies account for more than two-thirds of the world’s investment.

Other findings :

Collectively, the five richest economies – with per capita GDP ranging between almost US$45,000 and US$70,000 in PPP terms – account for less than one per cent of world output. The five are Luxembourg, Qatar, Norway, Brunei and Kuwait.

At US$41,478 in PPP terms, Singapore’s is not too far behind – and second highest in Asia, behind Brunei. In nominal US dollars, Singapore’s per capita GDP – and also Hong Kong’s – exceeds Brunei’s.

Another indicator of wealth and living standards is per capita consumption, which tracks what or how much households spend. By this measure, the five richest economies are Luxembourg, the US, Iceland, UK and Norway.

Also from the ICP is a measure called price level index – the ratio of a country’s PPP to its US dollar market exchange rate – which shows which economies are the most and least expensive. An index above 100 means that prices are, on average, higher than in the US.

The most pricey economies – no surprises – are Iceland, Denmark, Switzerland, Norway and Ireland, with indices ranging from 154 to 127. The US ranks 20th, lower than most other high-income economies.

Singapore’s price level index is only 65, but that is based on a 2005 exchange rate of 1.7. And Singapore’s GDP in PPP terms, according to the ICP, was US$180 billion in 2005.

The ICP – which collects price data for more than 1,000 goods and services, and involves a host of national, regional and global agencies – is said to be the most extensive and thorough effort ever to measure PPPs across countries.

 

Source: Business Times 18 Dec 07

US faces risk of slipping into stagflation

Filed under: International Economy News - USA — aldurvale @ 7:33 pm

Global growth this quarter and next may be slowest in four years: analysts

(WASHINGTON) The world economy is facing the risk of both recession and faster inflation.

Global growth this quarter and next may be the slowest in four years, while inflation might be the fastest in a decade, say economists at JPMorgan Chase & Co.

The worst US housing slump in 16 years, coupled with a tightening of credit by banks, has brought the world’s largest economy ‘close to stall speed’, according to former Federal Reserve Chairman Alan Greenspan. At the same time, rapid growth in China and other emerging markets is driving energy and food prices higher worldwide.

‘What lies ahead is a period of stagflation – slow or no growth combined with rising inflation – in the advanced economies,’ said Joachim Fels, co-chief global economist at Morgan Stanley in London.

Harvard University economist Martin Feldstein is among those who say it would be just a mild case of what the world endured in the 1970s and early 1980s, when a 10-fold increase in oil prices drove both unemployment and inflation above 10 per cent.

Still, it poses a dilemma for the Fed and other central banks as they struggle to decide which problem they should tackle first.

How they respond will go a long way in determining which danger proves to be the biggest: a slumping global economy or rising prices worldwide.

For now, traders in futures markets are betting the Fed will remain focused on supporting growth, even after the latest government inflation reading last week showed consumer prices rose in November at the fastest pace in more than two years.

As of Dec 14, investors put a 74 per cent probability on another quarter percentage-point cut in the Fed’s benchmark overnight rate in January, down from 100 per cent the day before.

‘Central banks don’t have as much flexibility as they’d like, with inflation rising and demand slowing,’ says David Hensley, director of global economic coordination at JP Morgan Chase in New York. His team sees global growth of 2.4 per cent this quarter and next and inflation at 3.5 per cent.

That’s a far cry from the bad old days more than a generation ago, when world growth slowed to just 0.7 per cent in 1982 while inflation ran at an annual rate of 13.7 per cent, according to data compiled by the International Monetary Fund.

‘The numbers now are very different than what they were then,’ Mr Feldstein said in a Dec 14 interview. ‘We are not back to the very high inflation rates we had in the late 1970s and early 1980s, fortunately.’

Speaking on ABC’s This Week programme aired yesterday, Mr Greenspan said a period of ‘remarkable disinflation’ is ending. ‘We are beginning to get not stagflation, but the early symptoms of it,’ he said.

‘This is a much tougher monetary-policy environment than anything I experienced,’ Mr Greenspan told the Wall Street Journal on Dec 14. Through the first 11 months of this year, consumer prices rose at an annual rate of 4.2 per cent. That’s up from 2.5 per cent for all of 2006 and, if maintained in December, would be the highest rate in 17 years.

‘The numbers are scary,’ says Stephen Cecchetti, former director of research at the New York Fed, who’s now professor of international economics at Brandeis University’s International Business School in Waltham, Massachusetts.

It isn’t just a US concern. Inflation in Europe last month rose at its fastest annual pace since May 2001, increasing by 3.1 per cent as food costs soared.

 

Source: Bloomberg (Business Times 18 Dec 07)

No takers for many collective sale sites as market cools

Filed under: About Condominiums, Singapore Property News — aldurvale @ 7:30 pm

Quiet end to record year where $12.5b worth of estates were sold en bloc

MOST collective sale sites put up for tender in recent weeks have closed without any bids.

About 40 estates have been launched for sale since October, but just eight deals were sealed between October and last month, said property firm CB Richard Ellis (CBRE).

‘The end of the year has come early,’ said CBRE executive director Jeremy Lake.

This market cooling comes after a record of about $12.5 billion of collective sales was notched up this year.

That was more than 50 per cent up on last year’s $8.2 billion, CBRE said yesterday.

But developers have become more cautious about buying new sites, amid slowing home sales in Singapore and worries over the United States sub-prime mortgage crisis, property analysts say.

While there is no shortage of home owners keen to go en bloc for the sort of record prices seen for most of this year, the number of sites that have successfully been sold has dropped off significantly in recent weeks – coinciding with slower private home sales.

Figures released yesterday by the Urban Redevelopment Authority showed that 611 new units were sold last month, just a tad more than the 590 new units in October.

That compares with a much higher 1,731 units sold in August, for instance.

Said CBRE Research executive director Li Hiaw Ho: ‘Clearly, buyers have become more cautious in view of the volatility in global stock markets resulting from the sub-prime problems in the US, the smaller number of new launches…and tightened en bloc sales rules.’

A new set of collective sale rules kicked in on Oct 4.

In the weeks before that, a wave of potential sellers rushed to go en bloc to avoid the more time-consuming rules. But even some who managed to launch sales under the old rules have not succeeded in closing deals.

Big sites such as Spanish Village in Farrer Road, Villa delle Rose off Holland Road and Elizabeth Towers in Mount Elizabeth all had no takers at the close of their tenders recently. Their indicative prices were $878 million, $700 million and $673 million respectively.

The tender for former Housing and Urban Development Company estate Chancery Court on Dunearn Road also closed earlier this month without any bids. It had an indicative price of $468 million.

The freehold Royalville off Sixth Avenue – with a guidance price of up to $350 million – also failed to attract bidders. Others with unsuccessful tenders include Dunearn Gardens, Cavenagh Gardens, The Village, Amber Glades, Grange Heights and Thomson View Condominium.

‘There are developers who still want to buy but the problem is that some owners are expecting obscene, skyhigh prices,’ said an industry observer.

‘The lull may continue for a while into the first quarter,’ said Credo Real Estate managing director Karamjit Singh.

He said developers have already acquired quite a lot of sites. ‘They don’t need to take extra risks by buying at today’s level unless they believe that there is further upside at current levels.’

Knight Frank’s managing director Tan Tiong Cheng said: ‘Singapore definitely looks very positive… But this external sub-prime problem will affect local and foreign buying so everyone will exercise caution.’

‘Long-term fundamentals still look good… Buying interest should return from mid-January when people return from their holidays,’ said Mr Ku Swee Yong of Savills Singapore.

Others, such as Mr Tan and Mr Lake, believe activity will pick up after Chinese New Year in February.

 

Source: The Straits Times 18 Dec 07

Inflation fears drag global stock markets down

LONDON – ASIAN and European stocks tumbled yesterday as last week’s strong United States inflation data reduced expectations that the US Federal Reserve would deliver further interest rate cuts soon.

Also, in a sign that rising food and agricultural prices may push inflation up globally, US wheat futures surged more than 3 per cent and surpassed US$10 a bushel for the first time.

Investors took their cue from Wall Street’s sell-off last Friday in the wake of unexpectedly strong inflation figures.

US consumer prices jumped 0.8 per cent last month. On a 12- month basis, inflation hit 4.3 per cent, the fastest since June last year. New York’s Dow Jones Industrial Average tumbled 1.32 per cent last Friday in a volatile session as the price data raised fears of stagflation – a combination of slower growth and stubborn inflation pressures.

Inflation concerns generally weigh on equities as they erode corporate profits.

They are also nagging the world’s central banks as they wrestle with persistent tensions in money markets, which are showing only modest signs of easing after policymakers announced a plan last week to inject liquidity. The plan started yesterday.

Markets are now pricing in around a 78 per cent chance of a January Fed cut in benchmark interest rates to 4 per cent, which will follow three easing moves since the credit crisis broke in August.

Earlier this month, markets fully priced in a cut.

Developments in money markets are key in a week when investors will receive more evidence of how the financial sector is coping with the US sub-prime mortgage fallout as major US banks release quarterly earnings.

In morning trade, London’s FTSE 100 index of leading shares dropped 1.44 per cent, while Frankfurt’s DAX 30 slid 1.2 per cent, and Paris’ CAC 40 shed 1.88 per cent.

Earlier in Asia, Tokyo closed down 1.7 per cent, Hong Kong slumped 3.51 per cent, Seoul shed 2.9 per cent, Shanghai gave up 2.6 per cent, and Mumbai lost 3.8 per cent.

 

Source: REUTERS, AGENCE FRANCE-PRESSE (The Straits Times 18 Dec 07)

Global economy facing threat of stagflation

Growth may slow to 4-year low and inflation could hit 10-year high

WASHINGTON – THE world economy is facing the risk of stagflation – the double whammy of suffering both recession and faster inflation.

Global growth this quarter and next may be the slowest in four years, while inflation might be the fastest in a decade, say economists at JPMorgan Chase.

The worst United States housing slump in 16 years, coupled with a tightening of credit by banks, have brought the world’s largest economy ‘close to stall speed’, according to former US Federal Reserve chairman Alan Greenspan.

At the same time, rapid growth in China and other emerging markets is driving energy and food prices higher worldwide.

‘What lies ahead is a period of stagflation – slow or no growth combined with rising inflation – in the advanced economies,’ says Morgan Stanley co-chief global economist Joachim Fels.

Harvard University economist Martin Feldstein is among those who say it would be just a mild case of what the world endured in the 1970s and early 1980s, when a tenfold increase in oil prices drove both unemployment and inflation above 10 per cent.

Mr Feldstein, who heads the national bureau that serves as the arbiter of when US recessions begin and end, said the combination of a stalled economy and rising inflation could be seen as a form of stagflation.

‘It depends on how you want to define it,’ he said. ‘If you say an inflation rate of 3.5 per cent and a recession is stagflation, then we could have stagflation.’

Mr David Hensley, director of global economic coordination at JPMorgan, sees global growth of 2.4 per cent this quarter and next, and inflation at 3.5 per cent.

That is a far cry from the bad old days more than a generation ago, when world growth slowed to just 0.7 per cent in 1982 while inflation ran at an annual rate of 13.7 per cent, according to data compiled by the International Monetary Fund.

Even so, no less an authority than Mr Greenspan himself expressed concerns.

Speaking on ABC’s This Week programme aired last Sunday, he said a period of ‘remarkable disinflation’ is ending.

‘We are beginning to get not stagflation, but the early symptoms of it,’ he said.

The situation poses a dilemma for the Fed and other central banks as they struggle to decide which problem they should tackle first. How they respond will go a long way in determining which danger proves to be bigger: a slumping global economy or rising prices worldwide.

For now, traders in futures markets are betting the Fed will remain focused on supporting growth, even after the latest government inflation reading last week showed consumer prices rose last month at the fastest pace in more than two years.

As of last Friday, investors put a 74 per cent probability on another quarter percentage-point cut in the Fed’s benchmark overnight rate next month, down from 100 per cent the day before.

If the global economy faced only the risk of faster inflation, the policy prescription would be clear: higher interest rates.

Yet, with growth slowing in the US and Europe, central banks remain under pressure to cut rates

 

Source: BLOOMBERG NEWS (The Straits Times 18 Dec 07)

Greenspan favours govt bailout for home owners

Filed under: International Property News - USA — aldurvale @ 7:21 pm

ATLANTA – FORMER United States Federal Reserve chairman Alan Greenspan says he favours using US government money to bail out mortgage borrowers who risk losing their homes because they cannot make payments.

Mr Greenspan, speaking on ABC’s This Week programme aired last Sunday, said cash bailouts, while creating a larger budget deficit, had the advantage of helping home owners without distorting property prices or interest rates on mortgages.

‘Cash is available, and we should use that in larger amounts, as is necessary, to solve the problems of the stress of this,’ he said.

‘It’s far less damaging to the economy to create a short-term fiscal problem, which we would, than to try to fix the prices of homes or interest rates. If you do that, it’ll drag this process out indefinitely.’

Mr Greenspan’s suggested approach differs from that of US Treasury Secretary Henry Paulson, who negotiated a freeze on the interest rates of some sub-prime mortgages without pledging any government money to help home owners or banks.

Mr Allan Meltzer, a professor of political economy at Carnegie Mellon University, said Mr Greenspan’s proposal for a cash bailout might cost ‘hundreds of billions’ of dollars and would be counterproductive.

‘It is not a good idea for the government to bail out people who make mistakes,’ said Mr Meltzer, the author of a 2002 book on the early history of the Fed.

US President George W. Bush announced this month that Mr Paulson and other members of his administration had reached an agreement with the mortgage industry to help as many as 1.2 million home owners avoid foreclosure when their adjustable-rate mortgages jump to higher rates.

Working with Mr Paulson and the government’s housing regulators, lenders and the companies who manage home loans agreed to freeze some adjustable mortgages at current rates for five years. Others will be given help refinancing or qualifying for loans backed by the Federal Housing Authority.

 

Source: BLOOMBERG NEWS (The Straits Times 18 Dec 07)

WALL STREET INSIGHT: Fear of prolonged credit crunch hangs over market

Filed under: International Economy News - USA — aldurvale @ 2:08 am

Investors expect to get glimpse of 2008 outlook from earnings reports of 3 major broking houses

 

BY many measures, the global credit crisis is back to its worst levels since August. The prospects for a prolonged credit crunch that limits lending to businesses will be hanging like a black cloud over Wall Street this week, despite the efforts of the US central bank, which announced it is coordinating efforts with other central banks to add liquidity through a series of auctions of term funds and currency swap lines to help ease current credit market pressures.

The prospects for a so-called Santa Claus rally in US stocks, which just finished their worst weekly drop in five weeks despite a quarter percentage point interest rate cut by the Federal Reserve, or rather because of the Fed’s decision not to cut rates by fifty basis points, were also not helped by ugly inflation data last week.

The consumer price index rose 0.8 per cent, as against expectations of a 0.7 per cent increase. This roiled the markets as investors fretted that the Fed won’t be able to act as aggressively in cutting rates as it would otherwise be able to if inflation was lower. The Fed funds futures market’s odds for a rate cut at the January Federal Open Market Committee meeting slid to 84 per cent from 100 per cent following the release of the data.

The market’s only chance to reverse the downslide afflicting stocks in the week ahead could very well be earnings reports from three major Wall Street firms, which are at the very heart of the financial sector that has been beset by – and helped to cause – the sub-prime mortgage fiasco that set off the credit crunch.

It’s hard to imagine US stocks moving beyond the turmoil that has besieged markets since the end of November, but traders and investment strategists said that the outlook for 2008 provided by the big brokers in their fourth quarter earnings announcements could hint at an end in sight for the heavy-duty write-downs and losses at the banks and provide optimism for investors.

‘I would expect stocks to move more on what the future looks like for financials than what they say has already happened to them in the last quarter,’ said Art Hogan, chief market strategist at Jeffries & Co. ‘The forward looking statements are probably going to be the biggest driver for the market this week,’ he said.

On Friday, the Dow Jones Industrials tumbled by 178.11 points, or 1.32 per cent, to 13,339.85 and the S&P 500 gave up 20.46 points, or 1.37 per cent, following the higher than expected consumer inflation data. The Nasdaq Composite gave up 1.23 per cent.

For the week, blue chips slumped 285 points or 2.1 per cent to 13,339, the lowest close since Dec 4 and their worst week since early November.

The Dow is up 7 per cent for the year. The S&P 500 erased 36.71 points in the past week, or 2.4 per cent, finishing Friday at 1,467.95. For the year, it is up 3.5 per cent. The Nasdaq fell 70 points or 2.6 per cent, and is up 9.1 per cent for the year.

While two of the three major brokerage houses reporting this week – Morgan Stanley on Wednesday and Bear Stearns on Thursday – are likely to post major writedowns, investors will be looking beyond their fourth quarter reports to get a glimpse into their expectations for the first quarter of 2008. Goldman Sachs, which is expected to log a healthy profit, reports tomorrow.

After last week’s troubling producer and consumer price data, hopes for more rate cuts will rise and fall on every new inflation indicator. That will come on Friday, when the Fed’s preferred measure, the core personal consumption expenditures report, is scheduled for release.

Analysts expect core prices by that gauge will have risen 0.2 per cent in the month.

The same day brings reports on personal income and personal consumption gains, which will also be closely watched.

Today, the Fed conducts its first US$20 billion auction of new term loans under the plan it announced this past week with four other central banks to ease liquidity and credit concerns. The second auction is Thursday.

‘If the Monday auction goes well, it could be a real confidence booster for financial markets, and thus for stocks, which have been beaten down by fears that credit markets will continue to seize,’ said Kathy Camilli, president of Camilli Economic Advisors.

Other economic news includes the Empire State Manufacturers survey today. Final third quarter GDP is reported on Thursday as are leading indicators for November.

 

Source: Business Times 17 Dec 07

IMF expects to lower global growth outlook

(ZURICH) The International Monetary Fund will lower its growth outlook as the continued credit crisis hurts the US and European economies, while global imbalances also weigh on growth, its top economist was quoted as saying.

‘Given this background, the numbers will indeed be weaker than in our latest World Economic Outlook,’ IMF chief economist Simon Johnson told Switzerland’s Finanz und Wirtschaft business newspaper in an interview on Saturday.

The IMF already lowered the forecasts from its July World Economic Outlook in October. But the numbers would in all likelihood have to be revised down again at the Fund’s next update in January, when it gives a preview of its April official forecasts. ‘We will not be able to stick to 1.9 per cent 2008 gross domestic product growth for the United States, nor to 2.1 per cent for Europe,’ Mr Johnson said. ‘By how much we will have to lower our GDP forecasts, we will know in January.’

The Fund already warned in November that the global economic growth outlook had dimmed, because of a troublesome mix of tighter credit terms and rising energy prices. The US dollar remained overvalued despite its continued drop since 2002, Mr Johnson said, which could be an obstacle for the US trade deficit to gradually diminish. Too high oil prices and the undervalued Chinese currency boosting exports in US trading partners formed the other side of the trade imbalance equation, he added.

The IMF did not have a foreign exchange target in mind for the greenback, but it should fall even further despite its persistent decline, to help diminish the US trade deficit and the chance of disorderly currency movements.

 

Source: Reuters (Business Times 17 Dec 07)

US on recession course: Morgan

Filed under: International Economy News - USA — aldurvale @ 1:58 am

(SYDNEY) The US is heading for a recession and the rest of the world would be ‘dead wrong’ to think this will not impact growing Asian economies, Morgan Stanley senior executive Stephen Roach said yesterday.

In an interview with Sky News in Australia, Mr Roach said that the US Federal Reserve Bank would ‘most assuredly’ cut interest rates again soon to boost the economy, following last week’s 25 basis point reduction. ‘The US is going into recession,’ he said.

‘They (the Federal Reserve) have a lot more work to do. They could cut their policy short-term interest rate by one to one-and-a- half percentage points over the next nine to 12 months.’

Mr Roach, who is chairman of the investment bank and trading firm’s Asian arm, said that it was wrong to think that the rapidly developing economies of China and India could fully compensate for a US recession.

‘What is interesting, and potentially disturbing, is that the rest of the world just doesn’t think this is a big deal any more,’ he said of the potential of a US recession. ‘There is a view that the world is somehow decoupled from the American growth engine.

‘I think that view will turn out to be dead wrong, and this is a global event with consequences for Asia and Australia.’

Mr Roach, in Australia for a business roundtable, said that economies outside of the US needed to determine how their internal consumer demand compared with demand from American consumers in terms of keeping their economies booming. ‘My conclusion is: not nearly as much as you would like,’ said Mr Roach.

Growth in Asia was export-led, with the American consumer often the ‘end game’ of the Asian growth machine, he said.

‘The US is a US$9.5 trillion consumer. China is a US$1 trillion consumer. India’s a US$650 billion consumer,’ he said.

 

Source: AFP (Business Times 17 Dec 07)

POPULAR DESPITE RENTAL HIKES: Queensway still best place for sports retailers

Filed under: About Commerical Property, Singapore Property News — aldurvale @ 1:56 am

QUEENSWAY Shopping Centre is rundown and fairly inaccessible, it has none of the frills its rivals have, such as a cinema, and rents have been rising. However, tenants at the well-known sporting goods haunt appear willing to stick with it.

Queensway, said Jeans Arcade proprietor Mohamed Yahya, who was echoing what five other retailers in the mall said, is ’still the best place for a sports retailer’. It has managed to maintain its reputation for being the place to go for one’s sporting needs over the years.

He has been at the mall for more than 30 years now, and is currently paying about $14 per sq ft (psf) for his 330-sq ft, second-floor unit. Last year, when his two-year tenancy agreement ran out, his landlord raised his $3,500 rental to $4,500, a whopping 29 per cent increase. The net effect, he said, is that he is just breaking even now.

Three other tenants that renewed leases within the last year reported rental hikes of between 3 and 20 per cent.

Another factor behind Queensway’s continued popularity is that rents at other locations have moved up too.

The mall, which sits at the junction of Alexandra Road and Queensway, opened in 1976. Individual owners own the freehold units. A check with tenants there found rental rates ranging from about $13 psf to over $18 psf, depending on the location.

The Straits Times saw only one shop unoccupied.

New tenants such as Kobe 2000 proprietor Chan Chan Seng, 66, have been attracted to Queensway because rents there are lower than in other locations in the Katong and National Stadium area. His shop specialises in triathlon equipment. He is paying about $16 psf for the 135-sq ft unit – not as low as he would like, but still less than what landlords in other locations were asking, he said.

The mall is even attracting new, non-sports retailers such as Games Factory, which specialises in Sony gaming products. Its owner, 23-year-old Fred Yeo, signed the tenancy agreement two weeks ago, paying $14 psf for his 248-sq ft unit. He was considering a tiny $25 psf, 160-sq ft unit at the popular Far East Plaza near Orchard Road earlier, but decided to rent the cheaper Queensway unit just in case his business failed.

 

Source: The Straits Times 17 Dec 07

Asking rents at specialist malls rise by up to 30%

Filed under: About Commerical Property, Singapore Property News — aldurvale @ 1:48 am

Some retailers pay willingly for locale’s reputation, others prefer mix of shops

 

RETAILERS in specialist malls such as Sim Lim Square, Queensway Shopping Centre and United Square have not escaped the tide of rising rentals seen at other malls here.

Some tenants have reported demands for rent hikes of up to 30 per cent when the time came to renew their shop leases.

For some, it makes sense to pay the higher rent and stay put and enjoy the advantages of being in a specialist-themed mall. Others say that more variety in the tenant mix might draw even more shoppers.

A check with tenants at the three malls – well-known for electronic products, sporting goods and children’s products respectively – found that rentals went from a low of about $11 per sq ft (psf) to a high of more than $30 psf.

This is still lower than the $44 psf commanded by retail space in Singapore’s prime shopping belt – Orchard Road.

Knight Frank director of research and consultancy Nicholas Mak said that, despite these rental hikes and the limited walk-in appeal of such malls, setting up shop in specialist malls can make sense.

This, he said, is because a concentration of specialist shops can create a useful ‘cluster effect’ for a retailer.

A grouping of specialist retailers can give a locale a reputation as the ‘place to go’ for such products or services. This attracts customers looking for particular products, and in turn attracts more of such retailers to the mall.

For example, Sim Lim Square is known to both locals and tourists as the place to get electronic products. This means that a visitor to Sim Lim Square is much more likely to buy something than someone visiting a ‘generic, cookie-cutter’ mall, he said.

The owner of computer retailer IT Harvest, who wanted to be known only as Mr Sajan, said he has no intention of moving out of Sim Lim Square, even though his monthly rent is more than $30 psf.

‘Sim Lim…is the IT hub. You can’t do business in electronics elsewhere.’

Likewise, Queensway Shopping Centre is known as the place to go for sporting goods, which is why retailers continue to set up shop there.

In 2002, United Overseas Land (UOL) relaunched United Square, located next to the Novena MRT station, and themed it a ‘Kids Learning Mall’, targeting middle- to upper-income shoppers ‘who want to provide the best for their children’, said UOL spokesman Ruth Yong.

One tenant, who declined to be named, said sales at her children’s apparel outlet are on a par with those at her branch in Suntec City, where she pays a higher rental. The latter mall does not have any specific theme.

The tenant, who has had her United Square outlet for about a year now, said that while ‘traffic is lower than I had expected…it’s not a bad choice’.

But things can also be more competitive in a specialist mall.

For example, while the number of potential buyers of electronic gadgets at Sim Lim is likely to be higher than that at Suntec City, the presence of so many competitors will also make it hard for a new computer parts retailer to stand out and secure a sale, Mr Mak said.

Mall specialisation does not always guarantee hordes of shoppers and, in fact, may deter those who are not looking for those particular products.

This is the concern of one tenant at United Square, where rents have risen by an average of 30 per cent this year, according to industry watchers.

Unlike Sim Lim Square or Queensway, where shop units are owned and rented out by individual owners, United Square is owned and managed by property giant UOL.

One tenant, Ms Cordelia Ling, has approached UOL to ask that she be allowed to break her two-year-contract.

She started her four- month-old children’s furniture shop at the basement in United Square ‘because I thought it was central and the crowd was a good fit, but I can’t even cover my rent’, she lamented.

She pays $13 psf in rent, plus 10 per cent of profits made, for her 468-sq ft, basement-level unit.

Ms Ling puts it down to over-specialisation. ‘There are no walk-in customers, and when the schools do not have classes, the place is practically dead,’ she said.

  • A concentration of specialist shops can create a useful ‘cluster effect’ for retailers.

  • It can give a locale a reputation as the ‘place to go’ for such products or services.

  • This attracts customers looking for particular products, and in turn attracts more of such retailers to the mall.

Source: The Straits Times 17 Dec 07

Ascendas in $144m Viet industrial park deal

Filed under: International Property News - Asia, Singapore Developers News — aldurvale @ 1:44 am

DEVELOPER of industrial and business parks Ascendas has teamed up with Vietnam’s state- owned Protrade to jointly develop a US$100 million (S$144 million) industrial park.

It will mark Ascendas’ first major development project in Vietnam.

The ambitious project involves developing a 500ha industrial park in Binh Duong province which will cater to light and clean industries.

Such industries could include those in the food and beverage, precision engineering, electronics and healthcare sectors.

Called the Ascendas- Protrade Singapore Tech Park, it will be developed in three phases. The first phase – of 150ha – is set for completion in December next year.

In three years, when the project is completed, it is expected to cater to about 40,000 people working at the industrial park.

The park will offer businesses the options of prepared land and built- to-suit as well, as ready- built facilities, to give a hassle-free start-up.

The investment of US$100 million – with Ascendas being a 70 per cent joint-venture partner – is for the preparation of the land and necessary infrastructure for the whole project.

Ascendas president and chief executive Chong Siak Ching said: ‘Singapore is one of Vietnam’s top trading partners. The new park will incorporate the best features and lifestyle concepts from similar projects that Ascendas has done in Singapore, China and other markets in Asia.’

Ascendas already has a presence in Vietnam as a shareholder of the Vietnam-Singapore Industrial Park.

The new industrial park will be a key part of a new 1,350ha An Tay Industry and Service Complex – an integrated township offering living and recreational facilities for people.

Protrade is a Vietnam state-owned company with about 5,000 employees. It has businesses in food and beverage, health care, golf courses, and service apartments.

The project was announced last Saturday in Binh Duong province at a ceremony officiated by Senior Minister Goh Chok Tong and Vietnamese Deputy Prime Minister Hoang Trung Hai.

 

Source: The Straits Times 17 Dec 07

New launches to slow till next year

Filed under: About Condominiums, Singapore Property News — aldurvale @ 1:43 am

With a still uncertain market, quiet times in property sector may continue till after Chinese New Year

THE frantic property market is taking a breather, as buyers adopt a wait-and-see approach.

Property launches have been scarce in the past month, and that will continue now that the holiday season is here.

If you are one of the few home hunters still keen on checking out show-flats, you may have to wait till the new year – or even later. ‘Most show-flats are expected to close during this festive season until early January 2008,’ said a DTZ spokesman.

Traditionally, December is a relatively quiet month, but not so in the past three years.

Last December, buyers jostling to buy a unit at Marina Bay Residences formed long queues and crowded into its show-flat.

A year earlier, the launch of the second tower of The Sail @ Marina Bay sparked strong interest. Back in 2004, the launch of the very first condominiums in both Marina Bay and Sentosa Cove caused excitement.

Things are different this year, though. There is the added pressure of an uncertain market, largely caused by the United States sub-prime mortgage crisis. Private home sales in the fourth quarter could add up to just $4.5 billion, well down from about $15 billion in the third quarter, according to an industry observer.

‘Most buyers are adopting a wait-and-see attitude to see which way the market is heading,’ said the DTZ spokesman.

While some developers may want to launch their properties in the short January window, consultants say the quiet times are likely to continue until the Chinese New Year celebrations in early February are over.

Developers have a pipeline of new properties set for launch. But, given the weak market sentiment now, most developers will still postpone the official launch of their properties, said Knight Frank executive director Peter Ow.

‘If the stock market improves, they are likely to launch after the Chinese New Year.’

Possible launches in the first quarter include the 77-unit Shelford Suites off Dunearn Road, the 428-unit Marina Bay Suites in the Marina Bay area, the 405-unit Waterfront Waves on part of the former Waterfront View site in Bedok Reservoir and the 302-unit Martin Place Residences in Kim Yam Road.

Industry sources say Far East Organization could soon launch Silversea on the site of the former Amberville on Amber Road.

The developer, they say, is hoping for prices of at least $1,700 to more than $2,000 per sq ft (psf), relatively high for the Amber Road area.

If you can’t wait, projects that have started sales in the past two to three weeks ago include Allgeen Properties’ D’Lotus project and Hayden Properties’ ritzy 58-unit Ritz Carlton Residences.

Asking prices for the top floors of the 36-storey Ritz Carlton Residences are said to have crossed $5,500 psf, nearly a record property price in Singapore. Sales at Far East Organization’s 99-year leasehold, 140-unit Jardine in Dunearn Road were also said to have started.

Allgreen Properties has also sold 186 out of 536 units at The Cascadia in Bukit Timah Road at a median price of $1,618 psf. The bulk of the freehold property, which has been launched in Hong Kong, or 162 units, were sold to an overseas fund at a median price of $1,527 psf.

If a spectacular view of the sea is what you are after, there is one newly-available, high-end project – Lippo Group’s 124-unit Marina Collection – in the high-profile Sentosa Cove residential enclave.

It was opened to invited guests earlier this month, and Lippo off-loaded about 40 units of the 64 units it released for the preview.

Sale prices were at an average of around $2,800 psf, according to the group.

 

Source: The Sunday Times 16 Dec 07

December 15, 2007

Job market outlook brightens for professionals

Filed under: Singapore Economy News — aldurvale @ 4:56 pm

THE job market outlook remains bright, particularly for white collar employees, but may be stabilising.

Some 35,500 jobs were unfilled in September, or a vacancy rate of 2.4 per cent, according to data released yesterday by the Ministry of Manpower (MOM).

This third-quarter scenario was ‘better’ than a year earlier when 29,900 jobs went begging in September 2006, or a 2.2 per cent vacancy rate. But June this year saw higher vacancies – the 37,400 unfilled posts were a 10-year high.

MOM said that the manpower shortage in Q3 was larger for professionals, managers, executives and technicians (usually known as PMETs) and clerical, sales and service staff. Their vacancy rate of 2.7 per cent was markedly higher than the 1.8 per cent for production operators, cleaners and labourers.

Across sectors, more jobs in services (2.8 per cent of total manpower demand) went unfilled in September, compared with manufacturing (1.8 per cent) and construction (1.4 per cent).

Wages continued to rise, but at a slower pace. After accelerating for three straight quarters, monthly earnings rose a slower 6.9 per cent in Q3, down from 8.5 per cent in Q2. In real terms, after adjusting for inflation, Q3 wage growth was 4 per cent, down from Q2’s 7.5 per cent.

The latest data sees the Q3 job creation figure revised up to 58,600 from an early estimate of 57,600 announced last month. This, again, was higher than a year ago but below Q2’s record high of 64,400. In all, the first nine months of 2007 saw the net addition of 172,400 jobs to the economy – not too far from the 2006 total of 176,000.

Retrenchment numbers have also been updated, and going by the 5,709 total for the first three quarters, the number of lay-offs in 2007 should be sharply lower than last year’s 9,388.

As earlier reported, the jobless rate eased to a near-decade low of 1.7 per cent. And at 8,500, the number of ‘long-term unemployed’ residents – those job-hunting for 25 weeks or more – also fell to a 10-year low in September.

About the only blemish in the labour market report is productivity, which went from a marginal 0.4 per cent gain in Q2 to flat in Q3.

 

Source: Business Times 15 Dec 07

Factory, property spending growth slows on loan curbs

Industrial output in Nov grows slowest, while loans rose the least in 8 months

(BEIJING) China’s factory and property spending growth has slowed – another sign that government lending curbs may be starting to cool the world’s fastest-growing major economy.

Fixed-asset investment in urban areas rose 26.8 per cent in the first 11 months from a year earlier, the statistics bureau said yesterday, after gaining 26.9 per cent through October. Economists calculated November’s increase at about 26 per cent, down from October’s 30.7 per cent.

Industrial output grew at the year’s slowest pace in November, outstanding loans rose the least in eight months and export growth stayed at reduced levels. Those signs may do little to ease central bank concern that the economy is overheating after inflation surged to an 11-year high and the trade surplus swelled.

‘It’s a slight moderation in connection with the tightening efforts but growth is still very strong,’ said David Cohen, an economist at Action Economics in Singapore. ‘Another interest rate increase before the end of the year would be consistent with avoiding overheating.’

The yuan traded at 7.3712 at 12:07pm after closing at 7.3692 on Thursday. The yield on a 15-year bond was little changed at 4.72 per cent.

The median estimate of 18 economists surveyed by Bloomberg News was for a 26.6 per cent increase in 11-month investment.

Investment in the oil and natural-gas industries rose 9.6 per cent through November, a slower pace than the 12.3 per cent gain in the first 10 months. Railways and transportation also had weaker growth.

Spending in the first 11 months rose to 10.1 trillion yuan (S$1.98 trillion), more than the size of Canada’s gross domestic product last year.

‘It’s too early to call it a slowdown – we need three months of data,’ said Stephen Green, senior economist at

Standard Chartered Bank in Shanghai. He predicts three interest rate increases next year, more investment controls, and a faster pace of yuan appreciation that will slow inflows of cash from exports.

Investment accounted for 42.5 per cent of China’s GDP in 2006, compared with 24 per cent in Japan, 20 per cent in the US and 17 per cent in Germany. The number of new projects rose by 24,124 from a year earlier to 211,127 in the first 11 months, the National Bureau of Statistics said yesterday.

 

Source: Bloomberg (Business Times 15 Dec 07)

Potential and problems in Ho Chi Minh City

IN HO CHI MINH CITY

BUSINESSMEN, some of them Singaporean, shared their optimism about Vietnam’s economy with Senior Minister Goh Chok Tong over lunch yesterday when he arrived in Ho Chi Minh City on the final leg of his week-long visit to the country.

But the businessmen, among them executives from Singapore’s Keppel Land and Kim Eng Securities, also spoke of the problems they face in doing business there – which Mr Goh later conveyed to Le Hoang Quan, chairman of the People’s Committee in Ho Chi Minh City.

The businessmen complained about infrastructure bottlenecks and the shortage of skilled workers, among other issues.

In his hour-long meeting with Chairman Quan in the evening, Mr Goh suggested that Vietnam, with the help of foreigners, could set up a technical institute to train more skilled workers which, in turn, would attract more foreign investors to the country.

Mr Goh, who has urged Vietnam to shoot for double-digit economic growth during his current trip, is upbeat about Vietnam, especially Ho Chi Minh City.

He told Mr Quan that the city is obviously doing very well.

Mr Goh, who was last in Ho Chi Minh City in 1996, said that as he was driven from the city to the downtown hotel where he is staying, he noticed there were many cars on the road, many of them new.

Indeed, he said, traffic congestion is now a problem.

Shops were filled with branded goods, Mr Goh observed. There were also new buildings, including those built by Singaporean companies like Keppel Land. And Mr Goh said he was impressed with the Saigon South City project, which he was given a viewing of in the afternoon. The city project is built by Central Trading Development, a Taiwanese company.

According to him, these signs suggest that Vietnam’s economic growth took off only in recent years. But Mr Goh expressed concern about rising inflation in Ho Chi Minh City, which Mr Quan pointed out was also a worldwide problem. Mr Quan said inflation would be tackled at the national level in Vietnam.

 

Source: Business Times 15 Dec 07

Odds of US recession clearly rising: Greenspan

Filed under: International Economy News - USA — aldurvale @ 4:52 pm

This is due to slowing rate of economic growth, says ex-Fed chief

(NEW YORK) The odds of a recession in the United States are ‘clearly rising’ due to the slowing rate of economic growth, former Federal Reserve chairman Alan Greenspan said.

‘We are getting close to stall speed … and we are far more vulnerable at levels where growth is so slow than we would be otherwise,’ he said in an interview with National Public Radio on Thursday.

Asked about the possibility of recession, the former Fed chief said: ‘It’s too soon to say, but the odds are clearly rising.’ Earlier on Thursday, Mr Greenspan said he raised his view of chances of a US recession to 50 per cent from 30 per cent, according to CNBC television.

The US economy grew 4.9 per cent in the third quarter in real terms, but is expected to slow sharply in coming quarters.

The economy will barely grow this quarter and have a lacklustre 2008, according to forecasts by Lehman Brothers delivered on Thursday.

Lehman expects the US economy to post a sluggish growth rate of just 0.4 per cent in the final three months of this year, said the firm’s chief financial officer, Erin Callan. For full-year 2008, the economy is expected to grow just 1.8 per cent, Mr Callan said in a conference call.

 

Source: Reuters (Business Times 15 Dec 07)

Office sector to finish 2007 as property’s star performer

Filed under: About Commerical Property, Singapore Property News — aldurvale @ 4:51 pm

Prime office rents grew 92% this year; premium office rents have done even better – up 96%

RESIDENTIAL property may have been red hot, but office rents – with their phenomenal growth amid a severe supply crunch – will finish up as the year’s star performer.

Latest figures from property consultancy CB Richard Ellis (CBRE) confirm the trend.

CBRE executive director of office services Moray Armstrong told The Straits Times yesterday prime office rents grew 92 per cent this year from last year. Premium, or grade A, office rents did even better – up 96 per cent.

He said, however, this growth ‘won’t be sustainable next year’.

‘We’re likely to see it moderating at 15 per cent to 20 per cent’.

One trend seen this year, which is likely to accelerate next year, is the number of companies moving out of the Central Business District into non-prime areas, he said.

‘The costs are too high in prime areas. In the short term, there’s still a critical shortage of office space, and this will remain a favourable market for landlords and investors.’

Singapore’s monthly prime office rents shot up 82.6 per cent to $12.60 per sq ft (psf) in the year ended Sept 30, CBRE said previously.

Current levels have already exceeded the historical high reached in the early 1990s of $11.50 psf.

At a separate event yesterday, LaSalle Investment Management also predicted a 15 per cent to 20 per cent growth in office rents next year.

LaSalle, a unit of real estate broker Jones Lang LaSalle, placed the growth rate for grade A office rents at 70 per cent this year. ‘This is the fastest growth rate in the region,’ said the firm’s regional investment strategist for Asia-Pacific, Mr David Edwards.

‘In comparison, rents in the private residential market rose at a healthy, but milder, 25 per cent,’ he said.

The Urban Redevelopment Authority said office space rentals rose an overall 40.7 per cent for the nine months ended Sept 30 based on its official office rental index. Its figures for the year are due next month.

The Government has released transitional office sites – where buildings can be constructed quickly – to relieve the short-term supply crunch.

Two of these – at Scotts Road and Tampines – have been awarded, while two more at Mountbatten and Aljunied Road are now being tendered.

A more permanent supply is expected by 2010, and Mr Armstrong believes this will ‘deliver a great balance between supply and demand’.

Some analysts, such as Citigroup, however, recently warned of a supply glut to come. ‘We see no reason to conclude it will be an oversupply situation,’ countered Mr Armstrong.

‘With Singapore’s diversified economy boom, mass market residential and retail properties will also perform well,’ said Mr Edwards.

LaSalle plans to invest $20 billion in Asia-Pacific properties over the next three to four years, half of which will be in Japan. Demand is rising for modern logistics offices and shopping malls, said Mr Edwards.

The firm also recommends South Korea, for moderate-risk investors, and emerging markets such as China, India and Southeast Asia, for investors with a bigger appetite for risks.

LaSalle said it would also integrate sustainability concerns into its investment strategies.

‘Where environmental concerns was previously ‘interesting’, it is now necessary,’ said Mr Edwards. Given the soaring prices of crude oil, energy- efficient buildings have become very attractive investments.

‘Tenants are also increasingly demanding green buildings. In the long term, if investors don’t take this sustainable approach, it will have a negative impact on their portfolio,’ added Mr Edwards.

 

Source: The Straits Times 15 Dec 07

Japanese business sentiment drops to 2-year low

Filed under: International Economy News - Asia — aldurvale @ 4:50 pm

Tankan survey results boost expectations that rate hike will be delayed to second half

TOKYO – BIG Japanese manufacturers’ business sentiment has slipped to a two-year low, a Bank of Japan (BOJ) survey showed yesterday, reinforcing expectations that a rise in interest rates will be delayed to the second half of next year.

Rising raw material costs, plummeting construction activity due to tighter building rules and fears of a United States recession because of the credit crisis all played a part in eroding optimism.

But the BOJ’s tankan survey this month also showed that companies are sticking to their robust capital spending plans, and sentiment at small manufacturers showed a surprising improvement, allowing financial markets to take the data largely in stride.

‘The outlook has sharply deteriorated, and the risk of an economic downturn has increased,’ said Mr Yasuhiro Onakado, chief economist at Daiwa SB Investments.

‘A rate hike by the Bank of Japan may have to wait until after the middle of next year.’ The yen dipped to a one-month low of 112.66 yen per US dollar, which in turn helped boost the Nikkei share average by about 0.6 per cent in morning trade.

Swap contracts on the overnight call rate, the BOJ’s main benchmark, are pricing in only a 5 per cent chance of a rate hike by March, and just above a 50 per cent chance by September.

The index of big manufacturers’ sentiment in the quarterly survey fell by four points to plus 19, below economists’ median forecast of plus 21 and matching a figure hit in September 2005.

The worsening sentiment among big manufacturers, the engine of Japan’s export-led growth, raised worries that a likely slowdown in the US economy in the wake of the credit crisis could deal a blow to Japan.

‘The weak figures reflect a worsening of the corporate business environment, such as a rise in oil prices and an expected decline in US gross domestic product,’ said Mr Mamoru Yamazaki, chief economist at RBS Securities.

The survey raises doubts about when or if strength in the corporate sector will spill over to households, a scenario that the BOJ relies on to justify raising rates.

‘The tankan showed firms are cautious, so it would be hard for the BOJ to raise rates at least during the first half of next year,’ said Mr Yoshimasa Maruyama, an economist at BNP Paribas.

‘We’re at the point where we cannot really pinpoint when the BOJ could raise rates.’

 

Source: REUTERS (The Straits Times 15 Dec 07)

Biggest rise in US consumer inflation in 2 years

Filed under: International Economy News - USA — aldurvale @ 4:48 pm

WASHINGTON – UNITED States consumer prices rose the most in more than two years last month on record energy costs, reinforcing the Federal Reserve’s concern that inflation remains a risk to the economy.

The consumer price index increased 0.8 per cent after a 0.3 per cent gain in October, the Labour Department said yesterday. Prices excluding food and energy climbed 0.3 per cent, also more than anticipated.

The report sent stocks skidding in early trading, with the Dow Jones Industrial Average dropping by 110.47 points to 13,407.49 half an hour after the market opening.

A separate report showed that industrial production rose last month after falling in October.

The figures may re-ignite concern that inflation will accelerate, as higher energy costs filter through to other goods and services. That leaves less room for the Fed to cut interest rates should the credit crisis intensify and the economy falter, economists said.

‘There is no question inflation is going to remain a concern for policymakers,’ said Mr David Resler, chief economist at Nomura Securities International in New York.

‘This certainly will give some policymakers pause about the advisability and desirability of further rate cuts.’

Consumer prices increased 4.3 per cent in the 12 months to November, the most since June 2006. The monthly gain was the biggest since September 2005.

The core rate increased 2.3 per cent in the 12 months to November, up from a 2.2 per cent year-on-year gain in October.

Meanwhile, industrial production increased 0.3 per cent last month, exceeding the median forecast of 0.2 per cent, after a 0.7 per cent drop in October that was bigger than previously estimated, Fed figures showed yesterday.

 

Source: BLOOMBERG NEWS (The Straits Times 15 Dec 07)

High-end home launches to take a breather

Filed under: About Condominiums, Singapore Property News — aldurvale @ 4:47 pm

The frenzy of 2007 is expected to give way to a more sedate pace, slower price rises

(SINGAPORE) Launches of high-end homes are set to shrink in the coming year – even though developers will push more units across Singapore.

The Core Central Region (CCR) – which comprises prime districts 9, 10 and 11, Sentosa and the Downtown Core (which includes the existing financial district and Marina Bay locale) – could see only 4,600 private homes being launched next year.

This is just 26 per cent of the total 17,800 private homes expected to hit the market islandwide.

In contrast, this year saw 5,700 private homes being launched in the CCR, according to CB Richard Ellis (CBRE).

This works out to 38 per cent of the total 15,000 homes launched by developers in 2007.

Market watchers like Knight Frank managing director Tan Tiong Cheng feel that the dwindling new supply in the CCR could provide price support to the high-end market, which has soared steeply but is expected to hit a blip next year.

Developers and property consultants polled by BT earlier this month had expected high-end home prices to appreciate by less than 10 per cent in 2008 compared to mass-market homes – which they thought could climb between 10 and 20 per cent.

In contrast, CBRE estimated that high-end home prices have risen nearly 50 per cent in 2007, while the massmarket segment appreciated only by around 25 per cent.

Among the high-end projects expected to be launched next year are Marina Bay Suites, Sentosa Quayside, Goodwood Residence in Bukit Timah and The Hamilton at Scotts Road.

Still, DTZ Debenham Tie Leung executive director Ong Choon Fah did not expect developers to be in any hurry to push out high-end launches in 2008, given the substantial price rise in this segment this year.

‘The high-end market is very exclusive. Very often, sales take place by invitation and viewings by appointment.

Developers will not flood the market with upmarket projects. They will want to manage their supply pipeline for the high-end very carefully,’ she said.

‘I suppose also that for developers, their view is that with the opening of the integrated resorts in 2009/2010, there is perhaps an opportunity for them to sell their projects at that stage.’

Market watchers said that the supply of prime district residential sites emanating from collective sales may slow down next year as recent changes to en bloc rules could lengthen the time it takes to launch a sale.

Developers, too, are in no hurry. Riding on the high-end boom of the last couple of years, many of them have built up enough financial muscle to be able to hold back launches.

Even if they do go ahead with their launches, some developers have taken to holding back some units from sale for longer-term investment. This is what City Developments announced last month, when it partnered US-based Wachovia Development Corporation to buy two blocks at CityDev’s Cliveden at Grange.

The slowdown in the high-end market could touch not just launches but also actual sales. This year, CBRE estimated that 29 per cent, or 4,458 of the 15,500-odd private homes sold came from the high-end segment.

Next year, not only are developers’ islandwide sales expected to shrink to between just 10,000 and 13,000 private homes, but the CCR could account for an even smaller slice of the primary market sales, market watchers reckoned.

‘Going forward, with a lower economic growth forecast of 4.5 per cent to 6.5 per cent in 2008 and a likely credit crunch arising from the sub-prime mortgage problems in the US, we expect the pace of sales and price hike in the residential market to slow down in 2008,’ CBRE’s executive director Li Hiaw Ho said.

Analysts said that some potential buyers may also find themselves being priced out of the market.

The sales volume of high-end homes will depend partly on whether those who have sold their homes in en bloc deals buy their replacement property in the high-end market, said Knight Frank’s Mr Tan.

For foreign buyers, ‘if they see nervousness in key markets like London and New York, they may pick Singapore instead,’ he added.

CBRE expected the official Urban Redevelopment Authority’s price index for private homes to rise 8-10 per cent next year, after jumping by an estimated 25-29 per cent for full-year 2007.

Soaring rentals, too, could moderate. CBRE estimated that URA’s overall private residential rental index will appreciate 40 per cent this year but the pace could slow to 8-10 per cent next year.

 

Source: Business Times 14 Dec 07

Consumers are more upbeat about outlook: survey

Filed under: Singapore Economy News — aldurvale @ 4:46 pm

But sentiments over stock market, quality of life, regular income slide

SINGAPORE consumers are now more bullish about their prospects in the next six months than a year ago, despite the recent spike in market volatility and US sub-prime troubles, according to a MasterCard Survey of consumer confidence in the Asia-Pacific.

The twice-yearly study said the city state posted a confidence rating of 83.6 for H1 of 2008 – higher than the 82.5 reading seen in the year-ago period. This is also higher than the 83.3 rating posted six months earlier.

A score above 50 reflects the extent of optimism, while one below 50 indicates pessimism.

The study also measures consumer confidence according to five indicators – employment, economy, regular income, stock market and quality of life.

Confidence in the employment and economy is up from six months ago, while sentiments on stock market, quality of life and regular income are down.

For example, the employment confidence score was 86.3 – higher than the 83.7 seen six months earlier, and 86.1 a year ago.

Similarly, consumers here gave the economic outlook here a score 88.3, compared with a reading of 81.6 posted half a year ago and the 83.9 posted last year.

In contrast, stock market sentiments dipped to 75.4 – down from 76.6 last year, and the 78.9 scored six months ago.

Similarly, the current confidence in the quality of life dropped to 82.6, compared with 84.8 posted a year ago and 86.9 six months earlier.

MasterCard says the drop in sentiments stemmed from the financial market volatility and rising costs of living.

Elsewhere in the region, the overall outlook on economy (68.3), regular income (81), stock market (66.5) and quality of life (66.7) has improved from the previous survey done in May this year. The view on employment remains constant, the survey adds.

Out of 13 Asia-Pacific markets, MasterCard says 10 posted an increase in consumer confidence levels, with Vietnam topping the charts with a score of 94.3.

This is followed by Hong Kong (85.9), China (85.5) and Singapore (83.6).

‘This latest consumer confidence reading of the region is broadly consistent with the short-term outlook of economic conditions of the key regional markets,’ said Dr Yuwa Hedrick- Wong, economic adviser, Asia-Pacific, MasterCard Worldwide.

However, he remained cautious about the longer term prospects next year, adding that ‘the big uncertainty in 2008 is to what extent those real economic conditions can still stay positive.’

Indeed, he sees an economic slowdown in the US next year, amid a higher correlation between inter-regional Asia exports and US non-oil imports, which had risen six fold in the past 25 years.

Furthermore, there are signs that the European economy is weakening, judging from falling economic indicators like imports, industrial output and retail sales there.

On a four-month moving average basis, the year-on- year growth of imports in September slowed to 2 per cent from 7.8 per cent in July 2006.

Similarly, European industrial output growth slowed to 3.3 per cent in September – down from 4.6 per cent in July 2006.

Therefore, ‘the critical uncertainty next year is China, which is now an important exports market for the rest of Asia,’ Dr Wong said.

‘Depending on its market performance, outlook for the second half of 2008 might be very different.’

 

Source: Business Times 14 Dec 07

Banyan Tree to manage resorts in Omani IR devt

Filed under: International Property News - Middle East — aldurvale @ 4:44 pm

BANYAN Tree has signed a management contract with Jabal Resorts LLC for the development of two resorts within one of the largest integrated resort (IR) developments in Sifah, Oman.

The Banyan Tree and Angsana resorts are positioned as the anchor properties in the 650 hectare property which will include over five hotels, more than 450 villas and 500 apartments for sale, a marina town, retail facilities and an 18-hole golf course.

Banyan Tree’s involvement at this point in time involves just the management deal, a spokeswoman told BT. ‘We will be managing both Banyan Tree and Angsana resorts in this five-hotel integrated resort development. This would be inclusive of the spas, retail galleries and food & beverage outlets within the two resorts,’ she said.

In addition, the group’s in-house design division, Architrave Design and Planning, will receive fees for the design of both resort properties, which will comprise over 210 villas and suites and more than 120 residential units for sale.

Both resorts are expected to be completed in 2010 and Banyan Tree does not expect the new developments to have any material impact on its earnings and net tangible assets for 2007.

‘We are very excited about this project, as it will be an opportunity for us to introduce both the Banyan Tree and Angsana brands into a single resort in Oman,’ said executive chairman Ho Kwon Ping.

The Oman project follows from the group’s continued strategy of expansion in the Middle East. It currently has 11 properties in the region slated to open over the next few years, including developments in Abu Dhabi, Dubai, Fujairah, Jordan and Oman.

 

Source: Business Times 14 Dec 07

PECC sees slower Asia-Pacific growth in 2008

Filed under: International Economy News - Asia — aldurvale @ 4:11 pm

Think-tank forecasts 4.9% GDP growth this year and next

(SINGAPORE) Asia-Pacific’s economic outlook is now more uncertain than any time since the 1997 Asian crisis, and the region is expected to post slower economic growth in 2008, according to one think-tank.

In its latest State of the Region report, the Pacific Economic Cooperation Council (PECC) forecast a 4.9 per cent real gross domestic product (GDP) growth for the region this year and next – lower than the 5 per cent seen in 2006. The equivalent forecast for 2009 is 5.2 per cent.

East Asia is expected to post GDP growth of 6.4 per cent and 5.6 per cent in 2008 and 2009 respectively.

PECC is an international tripartite partnership of senior individuals from business and industry, government, academic and other intellectual circles. Its forecasts are based on the assumptions that the US will not enter into a recession and that there will be a recovery in the housing sector there in the second half of next year.

‘The US slowdown will affect exports from East Asia but this will be offset somewhat by robust import growth in China,’ the report says.

PECC said that the external sector continues to be characterised by huge current account imbalances across the Pacific.

While the weakening greenback had slowed the growth of American imports to just 2.2 per cent this year and PECC expected the deficit to be about 5.1 per cent of US GDP by 2009, the deficit will still remain very large in dollar value terms.

After falling from US$794 billion in 2006 to US$760 billion in 2008, the deficit is expected to balloon again in 2009, to around US$786 billion, the report said.

As for China, the current account balance is forecast to balloon to about US$507 billion in 2009, which is roughly 10 per cent of GDP.

The Chinese currency is expected to appreciate to an average of 6.9 yuan (S$1.35) per US dollar in 2008 and 6.4 yuan in 2009.

The report singled out the spillover of recent financial market volatility into the real economy as a major new source of risk, especially in the US.

‘The full extent of the damage from the sub-prime mortgage crisis is still being worked out, but it could be as much as US$300 billion,’ it says.

‘Together with a falling dollar, the result will be downward pressure on investment, employment, asset prices and consumer confidence.’

On the impact of the crisis on Asia, the report believes that a large share of the sub-prime mortgage market may be held by Asian investors from both private sector and public sector, who will be hit by value downgrades in their holdings and a depreciating greenback.

Asian central banks will be concerned that massive withdrawals from US dollar assets could lead to domestic currency appreciation and a loss of export competitiveness.

‘With the Federal Reserve expected to cut interest rates at its forthcoming meetings, Asian central banks will face conflicting pressures to either follow suit – and thus hold back the upward pressure on their currencies and the costs of sterilisation activities – or to keep domestic interest rates high in order to restrain inflation and to cool overheated property markets even at the expense of export competitiveness,’ says the report.

Although it said that the possibility of a severe market crash leading to systemic financial sector crisis and a deep US recession is small, it cannot be ruled out entirely.

There are also worries about inflationary pressures in the world economy, speculative bubbles in Asia and the rapid unwinding of the US current account imbalance.

The report pointed out that while East Asian economies continue to show strong growth, it is premature to suggest that the region has ‘decoupled’ from North America.

 

Source: Business Times 14 Dec 07

Asia at risk if US growth slows: ADB

Region still depends on outside markets despite growing intra-Asian trade

IN TOKYO

ASIA’S emerging economies are likely to be hit hard by any serious slowdown in the wake of the US sub-prime mortgage crisis, the Asian Development Bank warns in a report published yesterday.

Asia still depends heavily on the US and other outside markets despite growing trade between the region’s emerging economies, the report says.

The cautious tone contrasts with that of an up-beat report published recently by the World Bank, which suggested emerging Asian economies including China would suffer only marginally even if GDP growth in the US were to slump to zero in 2008.

ADB forecasts that economic growth in emerging East Asia will ease from 8.5 per cent in 2007 to 8 per cent in 2008 amid volatility in financial markets and rising oil prices.

‘Risks are tilted more to the downside on expectations of a sharper slowdown in the US economy, further tightening of global credit, an abrupt adjustment in exchange rates and continued rises in oil and commodity prices,’ it says.

Growth in China is forecast to slow to 10.5 per cent next year from an expected 11.7 per cent in 2007, as government measures to cool the economy take hold.

But growth in Asean is tipped to moderate only slightly, from an expected 6.3 per cent in 2007 to 6.1 per cent in 2008.

Inflation is rising in many economies and price pressures are likely to remain in 2008. ‘Slower growth but rising inflationary pressures, despite appreciating currencies, pose major challenges for the region’s policymakers.’

The report warns that a hard landing of the US economy could have a significant impact on East Asia because the region’s trade with the major industrialised economies remains strong despite increasing intra-regional trade.

‘If we take into account the total share of intra-regional trade that is ultimately destined for the G3 markets (Japan, Europe and US), the share of G3 markets in the region’s total exports is still over 60 per cent,’ ADB says.

‘The region’s macro-economic managers will gain by adopting greater flexibility of exchange rates and exploring ways to maintain stability among intra-regional exchange rates.’

ADB says boosting domestic demand, managing capital inflows and strengthening financial systems would help underpin growth in East Asia.

‘So far the turmoil in the US sub-prime market has not spilled over into emerging East Asian markets and economies as exposure of regional banks to such portfolios remain limited,’ it says. ‘However, the region remains vulnerable as its banking sector expands into new lines of businesses and exposes itself to unknown risks.

‘The changing structure of capital inflows, with volatile short-term capital accounting for more than 60 per cent of total inflows, remains a cause for worry. The sharp rise in asset prices is also at risk of correction if swings in global financial markets spread to the region. Changes in asset prices could impact growth through wealth effects and higher cost of capital.

‘Despite resurgent capital inflows after the August market turmoil, a sharp reversal in investor risk appetite remains a possibility in this climate of heightened uncertainty. This could lead to a broader re-pricing of risk and unwinding of so-called carry trades.’

 

Source: Business Times 14 Dec 07

Central bankers’ liquidity plan fails to impress Asian investors

China and HK biggest losers in Asia; STI down 2%

(SINGAPORE) Investors in Asian stock markets, clearly sceptical that a plan by central banks to inject liquidity into the system to ease sub-prime pressure would work, yesterday braced themselves for an expected Wall Street sell-off by first dumping stocks throughout the region.

The losses were greatest in China and Hong Kong, where the major indices lost 2.5-3.7 per cent, while here, the Straits Times Index caved in by 69.94 points or 2 per cent to 3,479.31.

However, the STI had already risen 300 points or 8.5 per cent in little under the previous three weeks in anticipation of a US interest rate cut and/or bailout packages.

Similarly, although Hong Kong’s Hang Seng Index yesterday plunged 777 points or 2.7 per cent to 27,744.45, it had surged almost 3,300 points or 13 per cent over the same period.

Dealers said investors, who on Wednesday had apparently embraced news that the Fed is to join hands with other central banks in injecting money into the system by pushing Wall Street higher, had seemingly suffered a change of heart – the December futures contract on the Dow Jones Industrial Average yesterday suffered a loss during Asian trading, suggesting a weak session on Thursday.

‘Just like interest rate cuts, they’ve done it before and it hasn’t helped,’ said a dealer. ‘So markets are understandably cautious and sceptical.’

The New York Fed injected US$62 billion into the US banking system on Aug 9 and 10 in order to ease the credit market’s problems and followed this up with a discount rate cut a week later, but after initially rallying in response, stock markets have continued to suffer from a series of sub-prime related blows.

The suggestion was also made that the pressure of the past two days was due to disappointment over Tuesday’s 25 basis points cut in short-term US interest rates since 50 might have signalled greater Fed resolve to aid the credit market and stave off a recession.

An increasing number of economic commentators have been highlighting the increased likelihood of a US recession, most prominently Morgan Stanley.

In an Asia-Pacific Economics report released yesterday, it said the risk of credit problems attacking the heart of US growth, that is, household consumption, has increased significantly.

‘We believe that Asia ex-Japan (AXJ) will face the real test during the first quarter of 2008 as the US dips into recession,’ said Morgan Stanley.

‘We believe that the market may first be surprised on the downside as the growth trend slows in AXJ in 2008 before it builds the conviction for soft decoupling.’

The US bank also warned of potential turbulence in US equities. ‘In the past few years, globalisation of financial markets has meant that we cannot ignore the possible transmission of growth shocks through financial market linkages . . . during 2000-6, the average correlation between MSCI Asia-Pacific ex-Japan and MSCI US was 72.6 per cent,’ it said.

 

Source: Business Times 14 Dec 07

Shop rents rising faster in city fringe, suburbs than in Orchard

Filed under: About Commerical Property, Singapore Property News — aldurvale @ 3:06 pm

Landlords enjoy good takings as demand spills over from prime belt

ORCHARD Road may be the epicentre of shopping buzz, but malls in quieter areas are coming into their own.

Rents of shops on the city fringe and in suburban areas rose faster than those in the prime shopping belt in the October to December period, according to Knight Frank.

The property consultancy said the biggest increase in rents came from shopping malls on the fringe of Orchard Road, such as Tanglin Mall and Park Mall. Retail rents in this area climbed by 8.9 per cent in the quarter, thanks to a spillover from Orchard Road and a better tenant mix, said Knight Frank.

In contrast, rents of malls in Orchard Road proper – including Wisma Atria and Ngee Ann City – rose only 2.6 per cent. Suburban malls such as Tampines Mall and Jurong Point fell in between, with rents rising 5.8 per cent.

The main reason for this is rents in Orchard Road have already risen so much that any further increases will be quite small, said Knight Frank’s director of research and consultancy, Mr Nicholas Mak.

On the other hand, retail rents in suburban and fringe areas are starting from a lower base, so they will rise by more, he added.

Indeed, Knight Frank’s data shows that despite having the smallest rent increases, the central areas still have the highest rents, and vice versa.

In the heart of Orchard Road, average gross monthly rents have soared to double those of malls on the fringes. This is because over this year, rents in Orchard Road central have gone up the most. They rose by 17.2 per cent this year, almost double the 9.9 per cent rise in Orchard Road fringe malls. In suburban malls, retail rents rose just 7.5 per cent for the year.

But overall, it has been a good year for landlords of shopping malls islandwide.

They have raised rents by more than market experts had forecast, thanks to higher wages, a strong economy and a booming property market.

Islandwide, shop rents in well-located malls jumped by a better-than-expected 22.1 per cent for the whole year, said Knight Frank. Its report on retail rents analysed prime shop space of between 400 and 800 sq ft, typically located on the ground floor of malls, with good frontages.

But rent growth is expected to moderate next year to 10 to 15 per cent, it said. While retail sales and demand for shop space are likely to stay strong, new malls will open with 2.3 million sq ft of space. These include West

Coast Plaza, Iluma at Bugis, Ion Orchard, Orchard Central and Jurong Point’s new wing.

‘Landlords who try to raise rentals in the later part of next year are likely to face stronger resistance from retailers,’ said Mr Mak.

This may come as a relief to retailers. One retailer, who asked not to be named, said she had to move a boutique out of Paragon last year when rents nearly doubled. Another outlet at Suntec City has had rents rise by 30 to 40 per cent.

‘We used to be making money at most of our shops, but now because of the rental increases we are only breaking even at some,’ she said.

‘We can handle rents rising to a certain point, but after that it is untenable.’

 

Source: The Straits Times 14 Dec 07

Ten Mile Junction site up for sale

Filed under: About Commerical Property, Singapore Property News — aldurvale @ 3:02 pm

THE Urban Redevelopment Authority (URA) yesterday launched for sale by tender a site with a twist at Choa Chu Kang.

The URA is selling a 1.56ha site with a three-storey commercial development – the existing Ten Mile Junction Mall. The sale excludes the third-storey Light Rapid Transit (LRT) station, now in operation.

This is the first time the URA is selling a residential site for homes above an LRT station. A similar site sold previously was the Ion Orchard site above the Orchard MRT station.

The latest 99-year leasehold site, at the junction of Choa Chu Kang Road and Woodlands Road, has a gross floor area of 254,394 sq ft for residential use, either for flats or service apartments. The mall has a fixed gross floor area of 121,191 sq ft.

The site could cost $75 million to $90 million at a market price of about $200 to $250 per sq ft, which allows smaller developers to also bid, said Savills Singapore’s director of business development and marketing, Mr Ku Swee Yong.

Occupancy levels and property values are rising in that area, and the new project may add some buzz to the district, said Mr Ku.

In the past, the area has struggled to take off. Ten Mile Junction was reported as a ‘ghost town’ for some years after it first opened 1999.

After a series of tenants failed to create a buzz, supermarket chain Sheng Siong took over as master tenant in 2003 and drew in crowds.

Sheng Siong managing director Lim Hock Chee says his business is doing good as the mall is ‘reasonably busy’. He, however, has expressed concern about the change in owners.

The URA said the tender would close at noon on April 3 next year.

 

Source: The Straits Times 14 Dec 07

Consumers in HK, S’pore ‘less upbeat over stock markets’

Filed under: International Stock Market News - Asia — aldurvale @ 3:01 pm

They are more bullish over jobs and the overall economy: MasterCard survey

A NEW survey has found that Singapore consumers are highly optimistic about the economy but slightly less upbeat about the stock market.

Their counterparts in Hong Kong are also bullish about the economy, but confidence in the stock market has fallen even more sharply there.

The latest MasterCard Worldwide Index of Consumer Confidence survey found that, in the two economies, sentiment towards the stock market had dipped amid caution over wild swings in share prices.

Overall, the index was up: For Singapore, it rose to 83.6 from 83.3 six months ago; for Hong Kong, it rose to 85.9 from 84.7.

Published twice a year, the index is calculated based on percentage response figures, with zero denoting the most pessimistic view and 100 the most optimistic, while 50 would be neutral.

In terms of the stock market, sentiment in Singapore slipped slightly, to 75.4 from 76.6 a year ago. In Hong Kong, it fell more sharply, to 69.3 from 76.7 a year ago.

Five economic factors were measured in the survey: employment, the economy, regular income, the stock market and quality of life.

Conducted in October across 13 Asia-Pacific markets, including China, Indonesia and Vietnam, the survey polled more than 5,000 people in the middle- and upper-income groups.

It found that Singaporeans remained bullish about employment and the economy, but were less sanguine about regular income and the quality of life, due to rising living costs.

People were worried about the goods and services tax, higher food costs and oil prices, said CIMB-GK research head Song Seng Wun. ‘If they took the survey today, the index levels might fall further. People react depending on how full or empty their pockets are.’

Vietnam continued to top the region’s markets in terms of consumer sentiment. It had the most buoyant view for the six-month period ahead. Next came Hong Kong, China and Singapore.

Participants from South Korea showed the sharpest increases in optimism. The country’s score increased by a whopping 15.6 points to 64.1. At the opposite end of the spectrum was Taiwan, which registered the lowest score at a very gloomy 29.7.

Dr Yuwa Hedrick-Wong, MasterCard’s economic adviser, noted that while the overall outlook for consumer confidence had improved in most countries, this merely reflected current economic conditions on the ground.

‘If you have bonuses doubling, do you think you’d be pessimistic?’ he asked.

There could be greater uncertainty going into the year ahead if there are more fund failures, asset downgrades and bank write-offs, leading to a slowdown in consumer spending. If Asia begins to see the cancellation of export orders, this could hurt its corporate earnings, Dr Hedrick- Wong noted.

‘For 2008, the critical uncertainty is therefore China, which has become an increasingly important market for exports from the rest of Asia,’ he added.

 

Source: The Straits Times 14 Dec 07

Sentosa Cove condo plot draws 3 bids

Filed under: About Condominiums, Singapore Property News — aldurvale @ 2:59 pm

Tender for Boon Lay condo site attracts just 2 bids that are below expectations

A TENDER for the last condo plot at Sentosa Cove – named The Pinnacle Collection – is said to have attracted three bids when it closed yesterday, including a joint bid by Ho Bee Investment and Malaysia’s IOI Group. The other two bidders are said to include foreign players/funds.

Sentosa Cove Pte Ltd (SCPL) declined to reveal the names of the bidders or their bid prices ahead of an evaluation process that will be based on both design concept and price. ‘We expect the site to be awarded by early January,’ an SCPL spokeswoman said.

The plum 99-year leasehold condo site, gracing the entrance to Sentosa Cove’s marina basin, has a reserve price of $963.8 million or $1,600 psf per plot ratio, although top bids were expected to be above $2,000 psf, which would suggest an absolute amount of at least $1.2 billion. However, the deal clincher for the winning bidder may be its design concept, rather than how much it bid, market watchers observed.

The 99-year leasehold site can be developed into a 20-storey condo (this will make it the tallest project in the upscale waterfront housing precinct) with up to 357 apartments.

Over in the Jurong/Boon Lay area, an Urban Redevelopment Authority tender for a condo site next to Lakeside MRT Station drew just two bids – $205.56 million or $248 psf per plot ratio from Frasers Centrepoint and $191 million or $230.44 psf ppr from GuocoLand.

Both bids are below earlier market expectations of about $300 to $375 psf ppr indicated in October. Nonetheless, market watchers expect the site to be awarded. CB Richard Ellis observed that the higher bid yesterday of $248 psf ppr is 26 per cent above the $197 psf ppr achieved for The Lakeshore condo plot back in August 2002.

A spokeswoman for Frasers Centrepoint described the group’s bid price as ‘conservative’, adding that it would reflect a breakeven cost of about $550 psf. ‘We would be looking at an average selling price of at least $700 psf,’ she added.

The group’s scheme is for an 18-storey development comprising three blocks, with a total of 600-plus apartments based on an average size of 1,300 sq ft. ‘We’re bullish about the mid-market and upgrader segment in 2008,’ she added.

CBRE said that units at The Lakeshore near the latest site are being marketed at around $800 psf by its developer.

In the subsale market, Lakeshore units have changed hands in recent months at $650-750 psf, while units at The Centris, one MRT station away, have been changing hands lately at $600-650 psf.

 

Source: Business Times 13 Dec 07

SLA rents out 3 properties for office use, offers 2 more

Filed under: About Commerical Property, Singapore Property News — aldurvale @ 2:58 pm

Successful bid for former police HQ in Pearl’s Hill Terrace is 40% above guide

THE Singapore Land Authority (SLA) has awarded three state-owned properties for rental through a public tender.

And the successful bids were 17-40 per cent above the guide rents it had set.

The former Police Headquarters at 195 Pearl’s Hill Terrace, the former Haig Boy’s School in Mountbatten Road and a former office and showroom at 169 Sims Avenue went for monthly rents of $53,501, $139,003, and $7,700 respectively.

All three sites are for office use.

The top bid of $53,501 for the Pearl’s Hill Terrace property works out to almost 40 per cent more than the guide rent.

The property, which has a gross floor area (GFA) of 145,431.2 square feet cost roughly $2.70 per square foot per month (psf pm).

Businessman Tan Yong Boon, who won the tender, said: ‘We plan to sub-let units to new start-up companies and those who have been forced out of their existing offices.’

The Mountbatten Road property, which has an estimated GFA of 96,039.9 sq ft, fetched a top bid of $116,000 or 20 per cent above the guide rent. This works out to $0.70 psf pm.

Ritzland Investment, which won the tender, plans to pump in $2 million to refurbish the property.

The winning bid of $7,700 psf pm for the Sims Avenue property, with a GFA of 4,151.6 sq ft, was 17 per cent above SLA’s guide rent and works out to $0.54 psf pm.

It was awarded to businessman Koh Teck Lee who plans to sub-let the units within three months after a $300,000 refurbishment.

A fourth property, the former Queenstown Neighbourhood Police Station, with a GFA of 12,780 sq ft, drew a top bid of $55,888 – more than double the guide rent. The bids for this property are still being evaluated.

SLA also said that two more sites have been put up for public tender.

The first, the former Upper Aljunied Technical School at 102 Upper Aljunied Road, was first put up for tender in October for short-term office use. There were no takers.

The site, with GFA of 83,118.9 sq ft, has now been re-designated for office and mixed use.

The second site is the former Alexandra fire station at 55 Queensway. Also for office and mixed use, the property has a GFA of 34,548.9 sq ft.

 

Source: Business Times 13 Dec 07

Sabah’s @ease boutique hotel expects 60% occupancy

Filed under: International Property News - Asia — aldurvale @ 2:57 pm

It’s part of RM450m Sandakan Harbour Sq integrated project

(KUALA LUMPUR) @ease boutique hotel, a hotel in Sandakan, Sabah, and owned by Sara-Timur Properties Sdn Bhd, expects to draw an occupancy rate of up to 60 per cent in line with the industry’s average rate.

The hotel, built at a cost of more than RM40 million (S$17.4 million), is part of the Sandakan Harbour Square, a RM450 million integrated, commercial, retail and recreational development project.

At a media briefing on @ease boutique hotel, the operator of the hotel, Value Hospitality Group, said the peak season of tourists in Sandakan would be almost throughout the year from April to December.

‘Sandakan itself has been earmarked as a new growth hub for Sabah whereby commercial and tourism activities are increasing over here,’ said Value Hospitality’s area GM, East Malaysia, John Augustin. Value Hospitality is also managing the Prescott and Everly hotels.

The @ease boutique hotel, which had its soft launch on Nov 26, is scheduled to be officially launched on Dec 23.

‘We are looking at opening eight more hotels in the peninsula as well as East Malaysia in the future,’ said Sara-Timur Properties’ joint managing director, Rosita Hamden.

A property developer with various projects in the country, the company is also the main contractor for Phase I and Phase II of the Sandakan Harbour Square.

Ms Hamden said the company was looking at having the same concept of boutique hotel for the eight hotels it plans to build. However, ‘the cost of investment is yet to be decided’.

The @ease boutique hotel features 138 deluxe rooms and suites, a modern business centre, banquet and state-of the-art meeting facilities that businessmen and tourists alike will find convenient and affordable.

Meanwhile, the developer of Sandakan Harbour Square, ICSD Ventures Sdn Bhd, said many have even dubbed the Harbour Square as the ‘Little Hong Kong of the East’ with great potential to grow into a much-sought-after commercial ‘hot spot’ and tourist destination.

Its joint MD, Kenneth KY Tiong said the hotel would be complemented with Harbour Square’s features which include a three-storey central market, jetty, water esplanade and shopping complexes. Harbour Square is scheduled to be completed in early 2010.

 

Source: Bernama (Business Times 13 Dec 07)

Corporate abodes with style

Filed under: About Commerical Property, Singapore Property News — aldurvale @ 2:55 pm

Big names in professional services believe an address in the Marina Bay area will boost accessibility and branding

It’s not only banks that want to be located in a financial centre. The big professional services – law, auditing, management consultancy – are all hustling to Marina Bay, the new downtown.

The suits hobnobbing there will not only be pin-striped bankers, but also legal advisers and accountants. The spanking new One Raffles Quay, for instance, which houses banks UBS, Credit Suisse and Societe Generale, is also home to auditor Ernst & Young and law firm Norton Rose.

‘Being located in the centre of the business district puts us where we can have our finger on the pulse of business activity,’ said Ong Yew Huat, country managing partner of Ernst & Young. The firm occupies eight levels of the 50 in the North Tower of One Raffles Quay.

He pointed out that the heart of Singapore’s business district was shifting southward, towards the bay area from Raffles Place, as the Marina Bay district develops. ‘We welcome and look forward to more offices, shops and other developments being set up nearby, which will inject colour and life to the area,’ he said.

One Raffles Quay was built by the same developers now constructing another massive project called the Marina Bay Financial Centre. Together, the two projects will double the supply of premium office space in the central business district.

Many are expecting the new buildings, which will stand alongside other coming attractions such as the Sands casino and the Singapore Flyer, to further energise Singapore’s business district, which has traditionally referred only to the area around Raffles Place.

‘One of the benefits to Allen & Gledhill is the accessibility to clients located in the area,’ said the law firm, which is located at One Marina Boulevard. ‘It is also convenient for employees, as there is easy access to various modes of transportation, shops and food outlets.’

As it is, some firms in and around Marina Bay are expanding.

Legal firm Drew & Napier, for instance, said it will require more space within Ocean Towers, its current abode right next to Raffles Place MRT station.

‘We will remain in Ocean Towers till 2010. Accordingly, our priority over the next couple of years is to secure more office space, if possible, in Ocean Towers,’ it said. The firm added that it intends to remain in the city area should it relocate. Even in the age of the internet and mobile technology, the firms say that geographical location is still of the utmost importance.

‘There is no substitute for meeting face-to-face with our clients,’ said Ernst & Young’s Mr Ong.

Said Allen & Gledhill: ‘Even with the availability of various lines of communication, it is important to us to meet our clients. Accessibility and convenience for our clients are therefore important considerations.’

There’s another reason why companies are choosing the new downtown – image.

Besides the posh offices and their plush interiors, the larger Marina Bay area is also home to the historic Fullerton Hotel, the old Supreme Court and several national theatres and museums. These lend the area a certain highmindedness and sense of the serieux. Simply put, for a top law firm, being located next to a fast-food joint on Orchard Road just wouldn’t have the same gravitas.

Norton Rose’s chief operating officer in Asia, Bob Ikin, said the legal firm’s location ‘enhances brand visibility, as One Raffles Quay is a very new and prestigious building’.

But it is not just the law and auditing firms that are gravitating to Marina Bay, but also Sophis, a software developer and service provider to the treasury, capital and commodity markets. As such, it’s natural that it would be in the financial centre. But besides the obvious need to be close to its business partners, the company also had to think about its brand, said Nigel John Ford, business development director in Asia.

‘Sophis takes particular care in choosing the right office address for its operations around the world,’ he said. ‘In New York we are on Broadway, in London we are in Gracechurch Street, and in Hong Kong we are in International Finance Centre 2. Marina Bay Financial Centre just has to be the address for our business in Singapore.’

For prospective customers, ‘it shows we have discerning standards and reveals something of our corporate culture and brand,’ he said. The company officially opened its Singapore office – on the 25th floor of One Raffles Quay’s North Tower – in February.

For Ernst & Young’s Mr Ong, ‘the choice of a top-notch building and state-of-the-art work facilities reflects our attitude towards our people’.

Besides accessibility and image, some firms said they chose the Marina Bay area precisely because they could be somewhere else, quickly.

Management consultant McKinsey & Company, which is located at Centennial Tower, wanted to be near the city’s main road arteries.

‘Being a consultant often means being on the road travelling to and from client meetings,’ said Chinta Bhagat, head of McKinsey in Singapore. ‘We also fly in experts and consultants from our other global offices. Marina Bay is an excellent location with doorstep access to top hotels, restaurants and other facilities, and particularly rapid access to Changi airport.

‘The people you see running up the boarding ramp just before they close the gate, they’re unfortunately usually us,’ he said.

 

Source: Business Times 13 Dec 07

Apollo Centre sold for $205m

Filed under: About Commerical Property, Singapore Property News — aldurvale @ 2:52 pm

Buyer AEW intending to refurbish it

US PROPERTY fund manager AEW Capital Management has bought Apollo Centre for $205 million, or $1,378 per sq ft (psf) of lettable floor area, the property firm that brokered the deal said yesterday.

Apollo Centre, in Havelock Road, is a seven-storey commercial building with shops on the basement, first and second storeys and offices on the upper floors.

It sits on 54,600 sq ft of land and has a gross floor area of around 217,500 sq ft. The lettable floor area is 148,700 sq ft. It is on a 99-year lease, with 75 years left.

Knight Frank, which marketed the building, said the purchase shows continued investor confidence in the Singapore commercial market since the US sub-prime crisis.

Apollo Centre was sold by Singapore Exchange-listed Apollo Enterprises. The company also owns and manages Furama City Centre Singapore and Furama RiverFront Singapore.

Knight Frank put up the property for sale in September and the tender closed on Oct 16. Several parties were interested and negotiations went on for several weeks after, said Knight Frank executive director Foo Suan Peng.

AEW and its affiliates manage more than US$41 billion of real estate assets and securities in North America, Europe and Asia. The group set up an office in Singapore in April as a base from which to expand in the region. AEW intends to refurbish Apollo Centre, BT understands.

Right now, office rents in the area are about $8.00 psf per month (psf pm) while retail rents range from $8.00- $8.50 psf pm.

 

Source: Business Times 13 Dec 07

Slumping Spanish market may reverberate through Europe

Filed under: International Property News - Europe — aldurvale @ 2:50 pm

Banks in Spain are aggressively curbing loans in fallout from US sub-prime woes

(MADRID) Julia Gavin sold more than a house a week as the Spanish real-estate boom peaked last year. Now that business is drying up, she’s sharing leads with competitors, reckoning a partial commission is better than none at all.

‘We’re up to our ears with work, but no sales,’ said Ms Gavin, 52. ‘It’s horrible.’

Spain is suffering collateral damage from the collapse of the US market for mortgages to the riskiest borrowers and the swoon in US real estate. Spanish banks have exceeded their European peers in tightening lending standards, prompting a plea from Prime Minister Jose Luis Rodriguez Zapatero not to strangle growth.

Nowhere in Europe are the stakes higher. The country in the past two years has produced a third of the new jobs in the 13 nations that use the euro, adding 22 per cent of the region’s new demand, according to calculations by Lombard Street Research Ltd in London. That’s more than Germany, whose economy is about triple Spain’s size.

‘The end of Spain’s ‘fat’ years will hit the whole region,’ said Ralph Solveen, an economist at Commerzbank AG in Frankfurt.

Spanish economic growth is in the process of outpacing the euro region for the 13th year, as soaring property prices spurred a spending boom. Consumer debt surged to 130 per cent of incomes in June, from about 70 per cent in 2000, and with home values rising by 176 per cent over the same period, construction has accounted for one in every five new jobs. The current-account deficit demands two billion euros (S$4.24 billion) a week to finance.

The International Monetary Fund in October cut its growth forecast for Spain to 2.7 per cent next year, the slowest pace since 2002, from 3.4 per cent. It forecasts an expansion of 3.7 per cent this year.

Spain’s economy is facing ‘a prolonged period of weak growth’, said Stephane Deo, chief European economist at UBS AG in London. ‘They need to clean up the balance sheet and reduce the size of the construction sector.’

Others aren’t as downbeat, saying that immigration would spur demand for new housing while increased corporate investment would boost productivity. Spain’s largest companies will also be shielded from any slowdown by their expansion overseas.

The benchmark Ibex-35 stock index hit a record 16,040.40 last month. It is up 12 per cent this year – making it the second-best performer in Europe’s 10 largest markets this year, behind Germany’s DAX index – thanks to gains from investments in Latin America. Companies such as Telefonica SA, Europe’s second-biggest telephone company, which gets almost two-thirds of its earnings outside of Spain, helped lead the advance.

‘There’s now an important difference between what the Spanish economy does and how Spanish stocks perform,’ said Jordi Padilla, head of equities at Atlas Capital.

Spanish policymakers and executives are girding for a slowdown. Banks have four times the provisions of their rivals across the European Union to cushion against defaults, according to Banco Bilbao Vizcaya Argentaria SA.

While that may succeed in protecting capital, the cash hoarding is squeezing credit.

Three-quarters of Spain’s 60,000 property companies may end up bankrupt, according to Fernando Rodriguez de Acuna M, an analyst at RR de Acuna & Asociados, a real estate research firm. ‘They’ve been caught by the two things at once, the demand problem and the liquidity problem,’ he said. ‘Everyone is going to have problems.’

A third of Spanish banks curbed financing in the third quarter, compared with 4 per cent across the whole euro area, according to a Bank of Spain survey of lenders. With the credit shortage threatening economic growth and a general election looming in March, Mr Zapatero on Oct 15 called on banks to keep the funds flowing.

‘The strength of the economic system should encourage financial institutions, while maintaining their caution, to continue providing a reasonable amount of credit for our country, especially for the real estate sector,’ he said.

It may not help. Spanish banks’ own borrowing costs are rising – when they can borrow at all.

Banco Bilbao, Spain’s second-largest bank, was able to sell just a quarter of a 6.3 billion euro bond issue backed by mortgages and corporate loans last month. Bankinter SA pulled a sale of at least 500 million euros of mortgagebacked notes on Nov 23.

Banco Santander SA, the euro-region’s biggest bank, faces an extra 1.7 million euros a year in interest payments on a similar-sized sale made on Oct 30. That was the first such issue by a Spanish lender in three months.

Ms Gavin and her clients are paying the price. In one case last month, she said, she thought she had a sale after three months of negotiations among buyer, seller and mortgage lender. Then Ibercaja SA, a Spanish savings bank, refused her client a loan covering the 168,000 euro purchase price. The bank said that it had concluded that the client was overpaying for the property in El Escorial, near Madrid.

‘The banks are coming up with a million excuses not to give loans,’ Ms Gavin said. ‘They don’t want to take any risks.’

 

Source: Business Times 13 Dec 07

Indochina Land eyes US$1b for 2 new Vietnam funds

Filed under: International Property - Africa — aldurvale @ 2:45 pm

(LONDON) The property arm of Vietnamese financial services firm Indochina Capital said yesterday that it wanted to raise a minimum of US$1 billion for two new investment funds.

In a statement, Indochina Land said it planned to soon launch its third real estate fund, Indochina Land Holdings 3, as well as Indochina Infrastructure Holdings, which would invest in infrastructure projects such as rail transport and renewable power and in companies which promoted sustainable development.

Indochina Land – which manages London-listed Indochina Capital Vietnam Holdings Ltd – said it currently managed funds and development projects with a total value of US$1.8 billion in Hanoi, Ho Chi Minh City, and Vietnam’s central coast.

 

Source: Reuters (Business Times 13 Dec 07)

Property devt in UK hits a low

Filed under: International Property News - UK — aldurvale @ 2:42 pm

(LONDON) Property development activity in the UK fell for the first time in four-and-a-half years in November as worries about a weakening property market outlook spread to the commercial building trade, data showed yesterday.

In a monthly survey of industry professionals, property services firm Savills said around 22 per cent reported a drop in activity in November, compared with 12 per cent reporting a rise.

That left the Total Commercial Development Activity Index with a negative net balance for the first time since May 2003, Savills said.

Commercial property developers and building contractors were also increasingly pessimistic about future work prospects, with a third of those surveyed forecasting a fall from current levels of activity in the next three months.

 

Source: Reuters (Business Times 13 Dec 07)

US recession fears overblown: IMF

Filed under: International Economy News - USA — aldurvale @ 2:34 pm

But official says US growth outlook has become subject to greater risks

(WASHINGTON) World economic growth may be hobbled by financial market turmoil and the risks to the United States have mounted, said IMF first deputy managing director John Lipsky, but fears of a recession still look overdone.

‘Never say never, but the latest indicators do not justify such a conclusion,’ Mr Lipsky told an internal IMF publication in an interview posted on its website on Tuesday.

He had been asked whether a US recession was looming, but professed that he was ‘cautiously optimistic’.

‘Employment growth and wage increases have decelerated, but they both continue to grow. So long as US household income continues to expand, it’s reasonable to expect consumption expenditures to increase,’ he said.

A credit crunch spurred by the collapse of the US sub-prime mortgage market is expected to slow growth, and last month the IMF signalled it would cut its 2008 world economic growth forecast from the 4.8 per cent predicted in October.

Mr Lipsky did not indicate the scale on which the forecast would be revised. But he reiterated the challenges facing major economies like the United States, Europe and Japan, from tightening credit conditions and mounting energy prices.

‘In particular, the US growth outlook, which we had perceived already as likely to be sub par in 2008, has become subject to somewhat greater risks,’ he said.

‘In Europe and Japan, growth appears to be decelerating after solid advances in the third quarter, and their outlooks would be affected if risks to US growth were to materialise,’ Mr Lipsky added.

Emerging markets have been holding up so far but would be unlikely to weather a sustained downturn in the world’s largest economies – tensions forcing up currencies like the euro, which Mr Lipsky said now looked overbought.

‘Most recently, we find that the euro is by now somewhat on the strong side with regard to our views of mediumterm equilibrium,’ he said.

The Fund said Germany has staged a ‘remarkable and enviable’ economic recovery in recent years but faces slowing growth in 2008. It needs to press forward with reforms to improve productivity.

In conclusions from its Article IV consultation with Germany, the IMF said the country’s gross domestic product growth will slow to 1.9 per cent in 2008 from 2.5 per cent in 2007, due largely to a slowing US economy.

‘Growth will also be dampened, though to a more modest extent, by the stronger euro and higher oil prices,’ the IMF said in a statement.

The IMF said the effect of a strong euro on Germany ’should remain modest’ if global trade imbalances continue to unwind in an orderly way. But it said a disruptive unwinding of such balances that leads to sharply lower world growth would amplify the consequences of a strong euro.

The IMF said a pause or reversal in Germany’s reform agenda could undermine some of its recent economic gains.

Stepping up productivity is key to sustaining growth, particularly for services sectors that have absorbed unskilled workers, it added.

There is a shortage of skilled labour in the country as highly trained Germans seek employment abroad for lower tax rates, higher compensation or better opportunities. The IMF said to address this, Germany must focus on improving education and training and encouraging immigration of skilled workers.

 

Source: Reuters (Businness Times 13 Dec 07)

RESIDENTIAL PLOT: Boon Lay site draws lukewarm response

Filed under: About Condominiums, Singapore Property News — aldurvale @ 2:31 pm

A WEAK response to a residential site tender at Lakeside has caught the industry by surprise – given that suburban centres have been touted as the next property hot zones.

The 99-year leasehold site bounded by Boon Lay Way and Lakeside Drive had attracted only two bids by the time of the tender’s close yesterday, said the Urban Redevelopment Authority (URA).

The top bid was put in by Frasers Centrepoint at $205.6 million – or $248 per sq ft per plot ratio (psf ppr) – for the 236,731 sq ft site. First Capital Holdings put in the other bid at $191 million or $230 psf ppr.

The site, with a gross floor area of 828,552 sq ft, is just five minutes from the Lakeside MRT station, with views of the Chinese Gardens and Japanese Gardens next door.

With its convenient location and future URA plans for Jurong East to become a regional hub for the west of Singapore, ‘it is surprising that there were so few bids’, said Savills Singapore’s director of business development and marketing, Mr Ku Swee Yong.

A possible reason for the lukewarm response could be rising building costs, he said. ‘For mass market homes, if construction costs escalate, the profit margin shrinks and the project becomes very unattractive.’

CBRE Research executive director Li Hiaw Ho said the new site is likely to break even at about $600 psf, and may sell for between $700 psf and $800 psf.

 

Source: The Straits Times 13 Dec 07

US real estate fund pays $205m for Apollo Centre

Filed under: About Commerical Property, Singapore Property News — aldurvale @ 2:25 pm

Deal reaffirms confidence in Singapore’s office market

APOLLO Centre on Havelock Road has been sold to a United States fund manager for $205 million.

This higher-than-expected price comes as a relief to property watchers, who say it is a strong sign that foreign investors remain confident in the Singapore office market despite the US sub-prime mortgage crisis.

Marketing agent Knight Frank launched the seven-storey office building near Chinatown for sale in September, hoping to get at least $200 million.

The final sale price, paid by US real estate fund manager AEW Capital Management, works out to $1,378 per sq ft (psf) of net lettable area.

This is a ‘fair price’, considering that ‘in today’s market, prime offices about 10 minutes’ walk from this building are going at close to $3,000 psf’, said Mr Donald Han, the managing director of property consultancy Cushman & Wakefield.

At nearby Chinatown Point, office prices are already hovering around $1,300 psf, he added.

The sale of Apollo Centre is significant as it shows that foreign buyers are starting to look outside the prime Central Business District (CBD) for good deals, said Knight Frank’s executive director, Mr Foo Suan Peng.

Most high-profile office sales in recent months have been of gleaming ‘trophy’ office buildings in the heart of the CBD.

As office prices skyrocket amid the space crunch, however, older properties on the CBD fringe are starting to look more attractive, even to foreigners who might not be familiar with Singapore’s office market.

‘Local buyers usually don’t mind properties that are a bit out of the CBD, but a lot of overseas investors concentrate on prime Grade A buildings in the CBD,’ said Mr Foo.

The 99-year leasehold Apollo Centre, which has 75 years left on its lease, is not a prime Grade A office building. It returns rents of about $8 psf, compared with about $18 psf for spanking new One George Street across the road, according to Mr Han.

Apollo Centre, however, has ‘tremendous’ potential in terms of increasing its lettable area, he said. When refurbished, it could command rents of at least $10 psf, he added.

The sale is ‘certainly very good news now, when just one or two months ago, the market was trying to find its footing after the backlash from the US sub-prime crisis’, he said.

‘It’s refreshing to know that foreigners, such as AEW, YTL and even Jackie Chan, have started to buy portfolios in Singapore.’

Mr Han was referring to Malaysia’s YTL Corp, which last month bought Westwood Apartments on Orchard Boulevard for a record price, and Chan’s recent purchase of 1 Neil Road.

AEW, which set up an office in Singapore in April, is also believed to have bought a row of conservation shophouses at Murray Terrace, off Maxwell Road. It is understood that the fund manager is looking to buy properties in Bangkok, Kuala Lumpur and Hong Kong.

Most of the tenants at Apollo Centre, within walking distance of the Subordinate Courts, are law firms.

 

Source: The Straits Times 13 Dec 07

DBS Bank to move headquarters to Marina Bay Financial Centre

Filed under: About Commerical Property, Singapore Property News — aldurvale @ 2:23 pm

AFTER months of speculation, DBS Bank has finally announced that it will move its headquarters from Shenton Way to Singapore’s next financial hot spot – the Marina Bay Financial Centre.

DBS will take 700,000 sq ft of office space spread across 22 storeys, the largest lease deal ever in the Republic after the 508,298 sq ft of office space also at the Marina Bay Financial Centre leased to Standard Chartered Bank.

By moving to Marina Bay, DBS joins French corporate and investment bank Natixis, Swiss private bank Pictet and other financial heavyweights that will park themselves within the new development being built at the edge of the Central Business District facing the sea.

Outgoing DBS chief executive Jackson Tai said at a press conference that the 12-year lease would start in 2012.

‘In the 1970s, the DBS Building at Shenton Way was the tallest in Singapore. Today, with the signing of this lease, we are pleased to anchor the new financial business district at Marina Bay,’ Mr Tai said.

The new DBS headquarters will allow the bank to consolidate its various customer-facing units, trading operations, treasury and capital markets business in one building.

The bank’s key support functions and ‘various units’, meanwhile, will relocate to a nine-storey building at Changi Business Park, near the Expo MRT station in 2010.

Goldman Sachs, which owns the development that now houses DBS’ two office towers, is seeking buyers for the property, according to The Business Times, citing unnamed sources. The US investment bank bought DBS’ offices two years ago.

The financial centre, according to Jones Lang LaSalle Asia Pacific head of investments Lui Seng Fatt, used to be the area surrounding OCBC Building, UOB Plaza and OUB Centre.

DBS’ move to the ‘new downtown’, with attractions such as Las Vegas Sands’ upcoming casino-resort, merely highlights the fact that the business hub is moving down south.

‘I do not pre-empt after this round. We see a lot of those buildings that will start upgrading themselves, including some of the older buildings such as OUB Centre,’ Mr Lui said.

Marina Bay Financial Centre general manager David Martin said DBS’ move cemented Marina Bay Financial Centre’s reputation and would significantly add to the centre of banking and financial excellence and vibrant urban setting his group was creating at Marina Bay.

 

Source: The Straits Times 13 Dec 07

TAKING STOCK: Regional markets make hasty retreat as Fed cut disappoints

REGIONAL investors were as disappointed yesterday as their United States counterparts over the size of the latest US interest rate cut.

Bourses in Asia fell across the board following an overnight tumble on Wall Street, where key benchmarks fell over 2 per cent.

Investors were unhappy that the Federal Reserve trimmed interest rates only by a quarter point. Some were pinning their hopes on a bolder half-point cut.

This, coupled with a lack of direction from the Fed’s statement, failed to inspire much confidence in Asian markets. Fears of a possible US recession left investors with little reason to cheer.

Taking their cue from Wall Street, most Asian bourses sank into the red and never saw the light of day. Hong Kong’s Hang Seng Index led the region’s fall with a 2.41 per cent decline. Only South Korea’s Kospi Index closed in positive territory.

Joining the sea of red was the local benchmark, the Straits Times Index (STI). Panic sparked a sell-off right after the opening bell, wiping all of Tuesday gains.

The index slumped 79.3 points within a minute, in what a dealer described as ‘an overreaction and irrational move’.

‘It’s still better to have somewhat of a cut than none at all,’ said the dealer. ‘The Fed made a mistake by not sending out any signals if it was open to more rate cuts, so now the market’s fumbling to find its feet.’

Bargain-hunting in the afternoon saw the STI recover slightly before some profit-taking towards the end of the trading day. It closed 1.11 per cent lower at 3,549.25.

Westcomb Securities head of research Goh Mou Lih said: ‘The sell-off was more of an immediate reaction to Wall Street and within expectations.’

The magnitude of the sell-off could have been much larger if the local market had priced in expectations of a bigger cut to the extent that Wall Street did, he added.

Banking stocks, touted to be the main beneficiaries of a US rate cut, took a beating.

DBS Group Holdings lost 30 cents to $21.40, while United Overseas Bank fell 40 cents to $20.10.

Electronics maker Venture Corp slipped on concerns of a slumping US economy. Singapore Airlines also fell after crude oil prices climbed, while SingTel and SembCorp Industries remained unscathed.

Short-term overhang pressure among second-liners and small caps could also manifest in the coming one to two sessions, according to a DBS Vickers report.

Assuming there will be no major bombshells, Mr Goh expects the market to recover.

‘There shouldn’t be any more substantial drops in the stock market,’ he said, adding that he expected a fourth straight rate cut at the Fed’s meeting next month.

Expect volatility to linger on, however, especially with the low trading volume, say analysts. Overall turnover remained a thin 1.45 billion units worth $1.73 billion.

 

Source: The Straits Times 13 Dec 07

Wall St upset with Fed’s quarter-point cut

Move in line with forecasts; some observers had hoped for more

WASHINGTON – THE United States Federal Reserve cut interest rates by a modest quarter-percentage point on Tuesday.

The move disappointed Wall Street’s hopes for bolder action but offered some help to an economy facing credit strains and a deep housing slump.

The central bank’s decision takes the bellwether federal funds rate, which governs overnight lending between banks, down to 4.25 per cent.

While the action was widely expected, some economists had thought the Fed might offer a bolder half- point reduction.

In a related move, the Fed trimmed the discount rate it charges for direct loans to banks by a matching quarter point to 4.75 per cent.

Here, too, some market participants were dissatisfied. Many had thought the Fed would lower the discount rate by more than the federal funds rate to loosen tight credit markets.

The blue-chip Dow Jones Industrial Average closed down 294.26 points, or 2.1 per cent, to 13,432.77, while prices for US government bonds surged as investors sought safer assets.

‘This was not what the market was looking for and did not move to clarify Fed intentions or assuage concerns of market participants of another leg down in the economy and resurgence of financial turmoil,’ said Mr Joseph Brusuelas, chief US economist of IDEAglobal in New York.

A Fed source, who asked not to be named, said the central bank was aware that credit market strains had grown worse and was actively considering ways to ease the pressure.

In a statement outlining its rate decision, the Fed noted that financial strains had increased in recent weeks.

But it also said some inflation risks remain.

It refrained from offering its usual assessment of the balance of risks facing the economy, catching off guard some economists who had looked for the Fed to underscore its concerns about weakening economic growth.

‘Recent developments, including the deterioration in financial market conditions, have increased the uncertainty surrounding the outlook for economic growth and inflation,’ it said.

The Fed has now cut overnight rates – its key economic policy lever – by a full percentage point since mid-September, in an effort to put a floor under an economy increasingly seen at risk of falling into recession.

‘Today’s action, combined with the policy actions taken earlier, should help promote moderate growth over time,’ the Fed said.

Boston Federal Reserve Bank president Eric Rosengren dissented against the decision, preferring a half- point reduction in the federal funds rate.

While the Fed stopped short of saying weakness was the greatest economic risk, it left the door open to further rate reductions. A survey conducted after the rate announcement showed that a majority of Wall Street dealers polled expect the Fed to lower borrowing costs again next month.

‘The Fed is trying to navigate through a storm, in which risks to growth have risen at the same time that inflation expectations have drifted higher, a difficult balancing act,’ said Mr Michael Darda, chief economist of MKM Partners in Greenwich, Connecticut.

The Fed’s decision follows renewed deterioration in credit markets, after major financial institutions around the world reported billions of dollars worth of write-downs due to extensive exposure to delinquent mortgages.

 

Source: REUTERS (The Straits Times 13 Dec 07)

LETTER TO THE EDITOR: New HDB flat prices based on market prices of resale flats

Filed under: About HDB Properties, Singapore Property News — aldurvale @ 2:14 pm

I REFER to the letter, ‘Since when did resale prices decide cost of HDB flat?’ (BT, Nov 30) by Lu Keehong.

The prices of new HDB flats are based on the market prices of resale HDB flats, and not their costs of construction. In order to provide affordable housing to Singaporean families, new HDB flats are priced below their equivalent market values. In this way, new flat buyers can enjoy a substantial subsidy. This point has been explained in Parliament and reported in the media on many occasions.

As resale prices move up, so do new flat prices. Similarly, when resale prices move down, as happened during the property market downturn in recent years, the prices of new HDB flats were also reduced significantly.

By selling new flats with a market subsidy, HDB has been unable to recover the development cost of new flats. HDB has incurred an average deficit of $457 million a year in its home ownership programme in the last five years. These figures are reported in HDB’s audited financial statements, which are available to the public.

HDB periodically reviews its building programme, and makes adjustments to respond to and anticipate changing market conditions. With the increased demand for new HDB flats, HDB is gradually stepping up its building programme to ensure a steady flow of public housing supply to meet the needs of present and future generations of Singaporean families.

Kee Lay Cheng (Ms)

Deputy Director (Marketing & Projects)

For Director (Estate Administration & Property)

Housing & Development Board

Property firm UOA seeks secondary listing on SGX

Filed under: Singapore Property News — aldurvale @ 2:13 pm

IPO proceeds of $19.1m to be used for Asian expansion

MALAYSIAN-based, Australian-listed property company United Overseas Australia (UOA) is seeking a secondary listing in Singapore to help it grow in the region.

UOA now focuses on mid to high-end residential and commercial projects in Kuala Lumpur. ‘But we are looking to go into other countries such as China, Vietnam and India,’ director Alan Winduss said yesterday. A Singapore listing will ’spread the word about UOA faster’, he said. ‘We need a base in Asia for faster expansion in the region.’

UOA yesterday launched a $20.9 million initial public offering (IPO) for a Singapore Exchange mainboard listing.

The 55 million shares on offer at 38 cents apiece represent 6.7 per cent of the company’s enlarged share capital and value UOA at $311.9 million.

Of the shares offered, 53 million are for placement and the remaining two million for public subscription.

UOA estimates the net proceeds from the IPO at $19.1 million. More than half or $10.1 million will be set aside for general working capital. The remainder will be used to acquire new development sites.

The shares are being offered at a 17 per cent discount to the closing price of the company’s Australian-listed shares on Monday – the last day of trading before UOA registered its prospectus with the Monetary Authority of Singapore yesterday.

UOA is open to converting its Singapore listing to the primary one, Mr Winduss said. It believes a listing in Singapore will allow it to raise funds more effectively to expand into Asia. Investors here are more likely to be familiar with the Vietnamese market than Australian investors.

Besides stakes in residential and commercial properties, UOA owns 45 per cent of Bursa Malaysia-listed UOA Reit, which holds stakes in four prime office buildings. UOA intends to sell more commercial properties to the trust.

The share offer opens today and closes on Dec 17. Trading is expected to begin on Dec 19. HL Bank is the manager for this secondary listing.

 

Source: Business Times 12 Dec 07

Banyan Tree’s Vietnam project grows in size

Filed under: International Property News - Asia, Singapore Property News — aldurvale @ 2:11 pm

Bigger-scale resort project estimated to cost less than US$900m

BANYAN Tree’s plans in Vietnam just got bigger, with the company confirming reports yesterday that investments at its massive resort project in central Thua Thien-Hue province will increase from an earlier reported US$270 million to just under US$900 million.

The first phase of construction for what will become an integrated resort project will begin with an Angsana Resort and a Banyan Tree Resort in the first half of next year and is expected to be completed by 2010. The whole project will eventually include seven four and five-star hotels; about 1,000 resort residences for sale; a championship 18-hole golf course; meetings, incentive travel, conventions and exhibitions (MICE) facilities and a retail and spa village featuring the group’s award-winning spas, said Banyan Tree Holdings group managing director Ariel Vera.

‘The initial estimated total project cost for all components of the integrated resort, including the resort residences for sale, is less than US$900 million,’ said Mr Vera. The increase in investment was due to the initial estimates factoring in only five hotels compared to seven now. The hotels were also of a smaller scale and the earlier plan did not include MICE facilities and the golf course. The number of resort residences for sale was also significantly less than the 1,000 being built under the new plans, a spokesman told BT.

Work on phase two of the Laguna Vietnam resort in the Chang May-Lang Co Economic Zone will begin in the second half and all three phases are expected to completed by early 2014.

The about 300 ha site located in Co Du, Danang, 30 minutes from Danang airport, has a three km stretch of beach backed by mountains, Mr Vera said.

He confirmed that funding for the project will come from various sources including bank debts, proceeds from property sales and equity to be injected from a new private equity fund to be set up and managed by Banyan Tree.

The project is not expected to have a material financial impact on the group’s earnings and net tangible assets for the year.

Banyan Tree will be handling the facilities management of the integrated resort development but will not be managing all the hotels and resorts in the property, said Mr Vera. He declined to name the other five participating hotels as the group is still in discussion with other international hotel chains.

 

Source: Business Times 12 Dec 07

December 13, 2007

Celebrity plans to open piano bar, reflexology business, offices

Jackie Chan pays $11m for Jinriksha Station at 1 Neil Road

HONG KONG movie superstar Jackie Chan’s love affair with Singapore property continues with his latest purchase – the former Jinriksha Station at 1 Neil Road.

He fell in love with the historic building – once the central depot for rickshaw drivers in Singapore – and bought it for $11 million.

The three-storey corner building in Tanjong Pagar now houses a music lounge called EZ50 on the ground floor. Its sale price works out to $818 per sq ft (psf).

‘It’s a good price because the individual shophouses there are about $1,000 over psf on average,’ said Mr Simon Kwan, who helped broker the deal about a fortnight back. ‘As long as he purchases it at or below the market price, he will be comfortable,’ he said, of Chan.

Mr Kwan, who is the star’s property agent, also runs EZ50 and The 50s pubs, as well as the recently opened Jackie Chan’s Cafe Coffee and Tea at 1 Nassim Road.

The star purchased 1 Neil Road from a firm owned by Mr S. L. Cheong, which also owns the 1 Nassim Road property leased to Chan.

Mr Cheong, the uncle of SC Global chief Simon Cheong, also sold Chan The 50s entertainment complex on Tanjong Pagar Road for $8.8 million in 1996.

Both the Tanjong Pagar buildings are in the Neil Road conservation area.

‘You can’t find buildings like this anywhere else,’ said Mr Kwan. ‘These are the two most outstanding buildings in Tanjong Pagar.’

The former Jinriksha station was built in 1903.

It is a commercial building with space for rent. The One Family KTV karaoke lounge used to occupy the second and third floors, but it had since closed down, according to Mr Kwan, who is managing the building on behalf of Chan.

Mr Kwan has plans for a piano bar, a foot reflexology business or offices for the 8,500 sq ft of space on the second and third floors.

‘The highest possibility is to have offices,’ he said, explaining that this plan would leave him time to concentrate on running Chan’s new restaurant business in Singapore.

Also, office rents are currently strong, supported by tight supply.

Rents at the nearby Red Dot Traffic Building are at $6 psf a month, while those at International Plaza next to the Tanjong Pagar MRT station are going for $7.50 to $8 psf.

Mr Kwan said they could have seven to eight office units.

A decision will be made after a trip to Hong Kong to meet up with Chan and firm up plans, he said.

Apart from commercial buildings, the movie star also owns a few condominium units in the Orchard Road area, including a three-bedroom unit in The Grangeford condo on Leonie Hill Road.

The 99-year leasehold Grangeford is by now known for the property that sold en bloc for more than half of Horizon Towers’ price on a psf basis.

Chan bought his Grangeford apartment, which is being rented out, for only $1.3 million back in 1996.

He will stand to reap about $3.4 million from the collective sale, which he was originally not keen on joining.

Another Hong Kong superstar, Andy Lau, also used to own an apartment at Grangeford, as well as a unit at the UE Square condo.

Mr Kwan said he had since sold these off for Andy Lau. He also used to manage the Singapore properties of the late Teresa Teng and Anita Mui.

Savills Singapore’s director of business development and marketing, Mr Ku Swee Yong, said there would be more celebrities entering Singapore’s property market.

‘For one, the Formula One event will bring in a lot of celebrities.’

 

Source: The Straits Times 12 Dec 07

Inflation in S’pore to taper off as growth slows: economist

Filed under: Singapore Economy News — aldurvale @ 9:47 pm

He blames energy prices for recent surge in inflation

(SINGAPORE) The recent surge in the pace of inflation here is mostly due to a sharp increase in energy prices and is unlikely to last as economic growth slows next year, a senior economist maintained yesterday.

Meanwhile, Asian economies still have a lot of tools at their disposal to keep their economies afloat even if growth in the US slows down more than expected, said Jan Lambregts, head of research in Asia for Rabobank International.

‘In my mind there is no inflation problem’ for Singapore, he said. Although inflation has been rising everywhere, ‘I’m not pessimistic when it comes to this because the MAS (Monetary Authority of Singapore) already a couple of years ago adopted a tightening stance, so they were very early to the game when it came to fighting inflation,’ he said.

‘Energy prices are mainly to blame for the recent surge in inflation and I would expect some of that to taper off as growth moderates next year.’

Like several other economists who have in recent weeks published their forecasts for next year, he expects the US economy to avoid a recession, although he predicts it will grow at a much slower pace before recovering in the second half of 2008.

The main reason is that although housing prices there are likely to fall further, he believes that the impact on US consumer spending will not drag the overall economy down as much as some people expect.

‘Research shows that consumers’ response is asymmetrical. That is, when prices go up, they tend to consume quite a bit more, but when prices go down, they sit on their houses and they don’t tend to lower their consumption in a comparable way.’

And while a US slowdown would typically hit small, open economies such as Hong Kong and Singapore hard, the vibrant domestic economy in both cases will cushion the blow, he said.

But the outlook for equities in most markets next year is ‘mixed’, he said. Although companies’ profits and margins are likely to suffer from higher energy and raw material prices, their balance sheets are strong and their stock prices relative to expected profits and cash flows are still reasonable, he said.

Also, with the US Federal Reserve expected to lower interest rates further to revive the slowing US economy, interest rates in Singapore and Hong Kong – where central banks focus on managing their currency exchange rates rather than interest rates – are likely to follow ‘and that’s traditionally going to help equity markets’.

For Singapore’s economy, he expects next year’s growth to be 5.3 per cent – lower than an earlier Rabobank forecast and the 6.3 per cent median forecast by private sector economists in an MAS survey published last week, but ’still very decent’.

As a result, he expects the Straits Times Index of blue-chip stocks to reach 4,000 points at the end of next year, about 12-13 per cent above its current level.

 

Source: Business Times 11 Dec 07

Dubai World’s Limitless sets up office here

S’pore base will look for investments in the region

DUBAI World’s real estate arm, Limitless LLC, officially started operations at it new regional office here at UOB Plaza yesterday. It will use Singapore as a base to look for new investment opportunities here and in the region.

On route to Hanoi for the ground-breaking ceremony of its US$220 million Halong Star mixed development project in Vietnam, Limitless CEO Saeed Ahmed Saeed said yesterday: ‘Without doubt, South-east Asia is one of the most exciting and dynamic regions for Limitless. Its fast-growing economy presents us with endless opportunities to demonstrate our core skills of master planning large-scale, balanced projects and waterfront development.’

To date, Limitless, which was established in July 2005, has a portfolio of five real estate projects worth about US $100 billion. Three are in the Middle East, with the others in India and Vietnam.

Limitless has considered development sites in Singapore, including the first parcel at Marina View, although it decided not to put in a bid eventually.

‘We took strategic position on Marina View and decided it was not the right time to tender for it,’ said Philip Atkinson, regional director (South-east Asia) at Limitless.

Mr Atkinson added: ‘The Singapore market now is buoyant and fast paced, and we would take a cautionary view.’

Dubai World, through its subsidiary Istithmar, has however, recently acquired a one-third stake in the government land sales development site now known as South Beach, which is estimated to cost a total of $2.5 billion.

Mr Saeed would not say what its expected target rate of returns would be for its projects but added: ‘Different countries have different hurdle rates.’

Like its parent company, Limitless will mostly fund its investment with equity but Mr Saeed said that it could also raise debt from the capital markets.

Limitless is also likely to be looking at emerging markets around the world as this is where large-scale projects that can leverage on its town-planning skills will be.

Particularly bullish on the two huge markets, Mr Saeed said: ‘India and China will probably need new homes for the next 100 years.’

 

Source: Business Times 11 Dec 07

Ascott signs India serviced residence JV

Filed under: About Condominiums, Singapore Property News — aldurvale @ 9:43 pm

(SINGAPORE) The Ascott Group said yesterday that it has signed a joint venture agreement with the Rattha Group to acquire its fifth serviced residence in India.

The 218-unit property, to be named Citadines Hyderabad Hitec City, is Ascott’s first serviced residence in Hyderabad. the group will pay about S$15 million for a 49 per cent stake in the property. Indian partner Rattha will hold the remaining majority stake.

Ascott said that the deal is part of a master development agreement it signed with Rattha in August 2006.

The aim of the agreement is to acquire and develop seven serviced residences with a total of at least 1,000 units in India by 2010.

Ascott president and chief executive Jennie Chua said: ‘The addition of Citadines Hyderabad Hitec City puts the group ahead of the target set out under the agreement with Rattha. Ascott now has five properties with more than 1,100 units under development in Bangalore, Chennai and Hyderabad.’

The group will continue to seek business opportunities in other cities including New Delhi and Mumbai, she said.

The proposed Citadines Hyderabad Hitec City is in the heart of Hitec City, a major high-tech township where the Hyderabad International Convention Centre is located.

When completed, the serviced residence will cater to the business traveller market, particularly people from the IT and biotechnology industries. The opening is scheduled for the first half of 2010.

With this latest addition, Ascott now has 1,178 serviced residence units in five properties under development in India. The other four properties are in Bangalore and Chennai, and are slated to open between 2008 and 2009.

 

Source: Business Times 11 Dec 07

78 Shenton Way sold for $650m to German group

Filed under: About Commerical Property, Singapore Property News — aldurvale @ 9:41 pm

$1,857 psf deal shows foreign players still prize S’pore office market

FOREIGN institutional investors continue to be drawn to the Singapore office market.

The latest investor to come in is Germany’s Commerz Grundbesitz Investmentgesellschaft (CGI) group, which has bought 78 Shenton Way for $650 million, BT understands. The price works out to $1,857 per square foot based on a total net lettable area of about 350,000 sq ft. This comprises about 275,000 sq ft in the existing 34-storey office tower and a further 75,000 sq ft that is being built in an extension that will be spread across six levels of offices above the carpark podium.

The extension is expected to be completed in the second half of 2009.

78 Shenton Way is on a site with a remaining lease of about 75 years. The property was sold by a joint-venture between Credit Suisse and CLSA funds which bought the 34-storey tower this January for $348.5 million.

Sources say that the vendors are expected to pump in about $80 million to build the extension and spruce up the existing property.

Jones Lang LaSalle is said to have advised 78 Shenton Way’s sellers, while buyer CGI – which is making its maiden entry into the Singapore real estate market – is understood to have been advised by CB Richard Ellis. CGI is the capital investment company for the open-ended fund Haus-Invest.

The $1,857 psf of net lettable area achieved for the deal is in line with current office values in the area, industry observers say. In April this year, TSO Investment, a unit of a CLSA Capital Partners-managed property fund, sold SIA Building at Robinson Road to European pension fund manager SEB for about $1,780 psf of net lettable area.

In September, SEB also bought 12 floors at Springleaf Tower in the Anson Road area at $2,088 psf of net lettable area.

In October, Allco Commercial Real Estate Investment Trust picked up KeyPoint in the Jalan Sultan/Beach Road area for $370 million or $1,186 psf of net lettable area. The deal includes income support of up to $10.5 million for two years to be provided by the seller.

In August, a Goldman Sachs-linked fund bought Chevron House (formerly Caltex House) along Raffles Place for $2,780 psf, a record for an office block here. Chevron House stands on a site with a remaining lease of about 81 years.

The Goldman Sachs group is also expected to stitch a deal early next year to buy the nextdoor Hitachi Tower, which faces Collyer Quay, for about $3,000 psf, industry observers say. A higher price can be justified for Hitachi Tower due partly to its superior tenure (999-year leasehold) and orientation. As well, Hitachi Tower is not weighed down by rental caps for a major tenant, as in the case of Chevron’s lease at Chevron House, which limits the near term rental upside of the property, according to an earlier media report.

 

Source: Business Times 11 Dec 07

Russia developer posts US$78m loss in 9 months

Filed under: International Property News - Russia — aldurvale @ 9:39 pm

(MOSCOW) Russian property developer Sistema-Hals yesterday reported a net loss of US$77.6 million for the first nine months of 2007 compared with a net profit of US$34.3 million in the same period last year.

The company, part of diversified holding company Sistema, said operating expenses rose by 165 per cent to US$279.3 million mainly due to a US$98 million non-cash expense on a stock option bonus plan for management and the board of directors.

‘The increase in SG&A (sales, general and administrative expenses) was also caused by an increased number of personnel in line with an increase in the number of new development projects,’ the company said.

Its consolidated revenues rose by 28.8 per cent to US$207.5 million, with the real estate development division accounting for 68.6 per cent of total revenues.

Other divisions include project and construction management, asset management and facility management. Consolidated operating loss before depreciation and amortisation was US$63 million versus operating income before depreciation and amortisation of US$60 million a year earlier.

The company focuses on Class A office buildings, retail centres, multi-use complexes, villa communities and business-class residential buildings.

 

Source: Reuters Business Times 11 Dec 07

NZ home price rise slowest in 6 months

Filed under: International Property News - Asia — aldurvale @ 9:36 pm

Prices up 11.4% in Nov as higher rates curb demand

(WELLINGTON) New Zealand’s house prices rose at the slowest pace in six months in November, adding to signs that higher borrowing costs are curbing domestic demand.

House prices gained 11.4 per cent from a year earlier, according to a report released yesterday by Quotable Value New Zealand, the government valuation agency. That’s less than the 12.7 per cent annual pace in October and the slowest since May.

Reserve Bank governor Alan Bollard, who raised the benchmark interest rate four times between March and July to a record 8.25 per cent, said last week the housing market has slowed and will remain in decline as home loan interest rates increase. Home sales slumped 23 per cent in October from a year earlier, according to the Real Estate Institute.

‘The market continues to slow as the number of property sales decline and the time to sell increases,’ said a Quotable Value spokesman. ‘Buyers seem content to take their time before committing and sellers are reducing asking prices accordingly.’

In Auckland, listings of homes for sale are increasing, according to realtor Barfoot and Thompson. At the end of November, the company had more than 6,000 listings, the most since January 2002, it said.

‘Properties need to be priced realistically to sell within a reasonable timeframe,’ director Peter Thompson said.

Mr Bollard last week said he expected the benchmark official cash rate will stay at a record high for longer because of pressure on inflation. He said the effective mortgage interest rate faced by borrowers will rise further. The average interest rate on a two-year mortgage was 9.1 per cent in October, up from 8.1 per cent a year earlier, according to central bank figures.

 

Source: Bloomberg (Business Times 11 Dec 07)

Surprise 0.7% fall in Aussie home loans

Filed under: International Property News - Australia — aldurvale @ 9:34 pm

11-year-high interest rates hit borrowing for second straight month in Oct

(SYDNEY) Australia’s home loan approvals unexpectedly fell for a second month in October as interest rates at an 11-year high discouraged borrowing.

The number of loans granted to build or buy houses and apartments fell 0.7 per cent to 62,509 from September, when they slipped a revised 2 per cent, the Bureau of Statistics said yesterday. The median estimate of 21 economists surveyed by Bloomberg News was for a one per cent increase.

Australia’s central bank raised the benchmark interest rate by a quarter point last month, following a similar increase in August, to contain inflation. Higher lending rates, coupled with rising property prices, have pushed housing affordability to a record low, curbing demand for real estate.

‘The housing market appears to be feeling the pinch from higher rates,’ said Matthew Johnson, senior economist at ICAP Australia in Sydney. ‘Given that the November increase has not yet been covered by the survey, I expect to see further weakness, possibly extending into 2008.’

The Australian dollar rose to 87.77 US cents yesterday in Sydney from 87.57 cents immediately before the report.

The yield on the benchmark 10-year government bond rose four basis points to 6.16 per cent.

The total value of lending rose 1.7 per cent to A$22.1 billion (S$28 billion) in October.

The Reserve Bank of Australia increased the overnight cash rate target to 6.75 per cent, the highest since 1996, in November. Fourteen of 25 economists surveyed by Bloomberg News last week say the bank will raise the rate again by March 2008.

Yesterday’s report ‘adds to the uncertainty over a further hike’ early next year, said Su-Lin Ong, fixed-income strategist at RBC Capital Markets in Sydney. ‘This is the first back-to-back monthly decline in 12 months,’ and echoes declines that followed three rate increases last year.

About 90 per cent of mortgages are taken out on a so-called floating rate, which is tied to the central bank’s benchmark.

November’s rate increase added about A$42 a month to the average A$250,000 home loan, according to the Housing Industry Association.

An expansion in Australia’s construction industry slowed in November, according to a report published last week by the Australian Industry Group and Housing Industry Association.

‘There are definite signs that continued upward pressure on interest rates, higher construction costs and capacity constraints are weighing on growth,’ said Tony Pensabene, associate director of economics and research at the Australian Industry Group.

Housing affordability dropped to the lowest level on record in the third quarter, according to an index compiled last month by Commonwealth Bank and the Housing Industry Association. Almost one-third of the average first-home buyer’s income is spent on mortgage repayments.

Lending to owner-occupiers rose 1.1 per cent to A$15.2 billion. The value of lending to investors who plan to rent or resell homes gained 2.9 per cent to A$6.94 billion.

Still, there are signs an increase in building work has spurred Australia’s economy in recent months. Housing construction rose 1.4 per cent in the third quarter from the previous three months, when it declined 1.5 per cent, a report published by the government on Dec 5 showed. The increase contributed 0.1 percentage point in the quarter to gross domestic product, which rose one per cent.

The nation’s economy, now in its 16th straight year of expansion, is benefiting from rising Chinese demand for commodities that is prompting companies such as Rio Tinto Group to boost hiring.

Australia’s job-vacancy advertisements rose 0.7 per cent in November, according to an Australia & New Zealand Banking Group report released in Melbourne yesterday.

Yesterday’s home lending report ‘wasn’t as strong as banking industry figures had suggested, but was still resilient in the current circumstances given high interest rates and credit-market difficulties’, said Andrew Hanlan, senior economist at Westpac Banking Corp in Sydney.

Loans to build new houses rose 2.6 per cent in October from September, the report showed. The number of loans to buy newly built dwellings fell 9.4 per cent.

 

Source: Bloomberg (Business Times 11 Dec 07)

China’s ‘07 inflation may exceed 4.4%

Nov consumer prices likely at 6.5%, the highest in a decade

(BEIJING) China’s 2007 inflation may exceed 4.4 per cent, driven mainly by rising food prices, China’s banking regulator said.

‘We will focus on preventing the structural rise in prices from transforming into overall inflation,’ Liu Mingkang, chairman of the China Banking Regulatory Commission, said at a conference organised by Caijing magazine yesterday in Beijing. ‘Next year, the government will take a series of measures to stabilise prices of goods, including pork, food and cooking oil.’

Mr Liu’s comments underscore the Chinese government’s move to set new growth and inflation targets next year, as prices soar beyond state control. China’s November consumer prices may have risen 6.5 per cent, according to the median estimate of 21 economists in a Bloomberg News survey, the highest level in more than a decade, adding pressure on the central bank to raise interest rates a sixth time this year or let the yuan rise faster.

The pressure of economic overheating is still ‘very large’ and the central government will continue with measures to curb excess liquidity and rapid asset price growth, Mr Liu said yesterday without elaborating.

China on Dec 8 ordered banks to increase reserves by the most in four years, three days after the government said it would shift to a ‘tight’ monetary policy among measures to cool the world’s fastest-growing major economy.

Starting Dec 25, the central bank will require lenders to put aside a record 14.5 per cent of deposits, up from 13.5 per cent.

China’s economy, the world’s fourth largest, expanded 11.5 per cent in the third quarter from a year earlier.

China’s banks must enhance their risk management policies and ‘learn’ from the experience of US financial institutions in their exposure to sub-prime lending, the Chinese bank regulator said.

‘Risk control is very important for the financial sector, especially in the light of lessons learnt from exposure to subprime loans,’ Mr Liu said. ‘The turbulence from the sub-prime lending crisis is not over.’ The Industrial & Commercial Bank of China, the country’s largest bank by value, wrote off about US$58 million of investments in US mortgage-backed securities in the third quarter.

The regulator said it won’t interfere with Chinese banks’ plans to expand overseas. ICBC last week won shareholder approval to pay US$5.6 billion to buy a 20 per cent stake in South Africa’s Standard Bank. The Chinese lender, armed with enough cash to buy JPMorgan Chase & Co, has announced acquisitions in Indonesia, and Macau in the past year, and is buying a stake in a Thai Bank.

Meanwhile, China’s factory gate prices jumped 4.6 per cent in the year to November, overshooting forecasts by a wide margin and fuelling concern that inflation could pose a stiffer challenge than many anticipated.

Producer price inflation registered a 27-month high less than a week after China’s top leaders said a main goal for next year was to prevent inflation, hitherto concentrated in food prices, from spreading more widely in the economy.

The leap in the producer price index (PPI), which surpassed forecasts of a 3.4 per cent rise, sets the stage for today’s consumer price data.

 

Source: Bloomberg, Reuters (Business Times 11 Dec 07)

Traders consider Fed rate cut a certainty

Filed under: International Stock Market News - USA — aldurvale @ 9:28 pm

Renewed turbulence in markets puts pressure on Fed to pump up economy

(WASHINGTON) Federal Reserve chairman Ben S Bernanke may have to risk becoming the proverbial ‘fool in the shower’ to keep the US economy out of recession.

Renewed turbulence in financial markets puts Mr Bernanke, 53, under pressure to open the monetary spigots wider to pump up the economy.

Traders in federal funds futures are betting it’s a certainty the Fed will cut its benchmark interest rate from 4.5 per cent today, and they see a better-than- even chance the rate will be 3.75 per cent or below by April.

‘The Fed has to assure the markets that it’s ready to ride to the rescue and cut rates by as much as necessary,’ says Lyle Gramley, a former Fed governor who’s now a senior economic adviser in Washington for the Stanford Group Co, a wealth-management firm.

The danger of such a strategy is that Mr Bernanke may become like the bather, in an analogy attributed to the late Nobel- Prize-winning economist Milton Friedman, who gets scalded after turning the hot water all the way up in a chilly shower.

The monetary-policy equivalent would be faster inflation or another asset bubble in the wake of aggressive Fed action to tackle the slowdown in the economy.

Mr Bernanke opened the door to a rate cut at today’s meeting when he signalled in a speech on Nov 29 that the market turmoil had led to tighter credit conditions that might slow economic growth.

‘The odds of something more than a 25 basis-point cut in the funds rate are pretty good,’ says Louis Crandall, a former New York Fed official and now chief economist at Wrightson ICAP LLC, a Jersey City, New Jersey-based bond research firm.

He expects the Fed to twin a quarter percentage-point cut in the funds rate, charged on overnight loans between banks, with a half-point reduction in the Fed’s 5 per cent discount rate. That’s the rate the central bank charges on its direct loans to commercial banks.

Narrowing the difference between the two might encourage more banks to borrow from the Fed and help relieve some of the stress in the money markets.

Former Fed governor Lawrence Meyer, who also expects a quarter-point cut in the funds rate, says the central bank needs to signal in its statement after the meeting that it’s open to doing more.

‘It would damage the market’s confidence if they don’t,’ says Mr Meyer, now vice-chairman of economic forecaster Macroeconomic Advisers LLC in St Louis. ‘You don’t want to send a message that we’ll only ease policy over our dead bodies.’

Money-market interest rates have jumped during the last month as lenders hoarded cash to buttress year-end balance sheets. Also driving rates up: concerns about losses on securities linked to mortgages at risk of default. The rate on three-month loans between banks rose to 5.14 per cent on Dec 7 from 4.9 per cent on Nov 7.

The credit squeeze poses a double-barrelled risk for the economy. In the short run, there’s the danger that a major institution might encounter financing problems before the end of the year.

‘The risk of a financial accident is vastly greater than it was three months ago,’ says Mr Crandall, whose firm is a unit of ICAP plc, the world’s largest broker for banks and other financial institutions. ‘A lot of firms are running on Plan C in dealing with the turmoil, and they don’t have a Plan D.’

 

Source: Bloomberg (Business Times 11 Dec 07)

Buyers snap up new flats from HDB

Filed under: About HDB Properties, Singapore Property News — aldurvale @ 9:24 pm
  • HDB’S LATEST LAUNCH IN NORTH-EAST

  • NO. OF FLATS: 316

  • APPLICANTS: 1,700

    DEMAND for Housing Board flats has hit an all-time high.

    More than 1,700 applications were made for 316 new flats in the north-east zone released yesterday – just hours after the homes went on sale.

    In terms of sales, almost every unit of the HDB’s unsold stock, released once every two months, has been snapped up immediately.

    In the August and October sale of flats in established towns and in the north and west zones, the take-up rate was 100 per cent for the first time, said HDB.

    All 843 units offered in both sales were snapped up.

    Just three years ago, about 10,000 flats were languishing in the market unsold. But this figure had been slashed dramatically to 2,400 as at Oct 31, an HDB spokesman told The Straits Times.

    The flats released yesterday were the HDB’s fifth sale under its once-in-two-months sales scheme for four room and bigger flats, introduced in April to replace its previous walk-in selection system.

    Earlier this year, the old system drew flak when queues formed outside HDB Hub, sparking rumours that leaked tip-offs had been given to the early birds – a charge since refuted by the HDB.

    The new sales exercise has received very good response with a 96 per cent overall take-up rate of the 3,034 units released, said HDB.

    It said yesterday that ‘the robust property market has given rise to strong demand for HDB flats’. HDB’s latest launch offers 233 four-room, 57 five-room and 26 executive flats in Hougang, Punggol and Sengkang.

    The prices range from $142,000 for a four-room flat in Hougang, to $358,000 for an executive flat in Sengkang.

    Half of the 316 flats are ready and the other half are being built. They include new, unsold and repurchased units. Interested buyers can submit their applications online before next Monday, said HDB.

    High demand may mean HDB is clearing its backlog, but newly-wed first-timers such as operations officer Mohammed Samsudin, 29, struggle to get that dream home.

Yesterday was Mr Mohammed’s eighth attempt this year at getting an HDB flat. He has been trying since he got married almost two years ago, and holds out little hope.

‘The demand is so high now, and families like mine are priced out of the resale market. It’s been difficult to get our own home,’ said Mr Mohammed, who rents a room of an HDB flat with his wife. HDB’s latest sale also follows a recent announcement that it will offer more than 7,000 new flats for sale over the next seven months, as well as seven plots of land which could boast another 3,200 units.

Some couples, such as Mr Mohammed and his wife, in desperate need of homes, said these homes – not ready for three to five years – do not address the current shortage.

The HDB has said it would progressively offer its unsold stock, located across various estates, in upcoming sales exercises.

 

Source: The Straits Times 11 Dec 07

UBS shocks with $14b in sub-prime write-downs

Filed under: International Finance News - USA — aldurvale @ 9:20 pm

ZURICH – SWISS bank UBS, Europe’s largest lender by assets, unveiled US$10 billion (S$14.4 billion) in astounding sub-prime write-downs yesterday.

The bank’s losses has already cost the jobs of chief executive officer (CEO) Peter Wuffli, his finance chief Clive Standish, investment-banking head Huw Jenkins and 1,500 people at the securities unit.

The US$10 billion charge was one of the largest writedowns by any global bank since the United States subprime crisis broke, and was the latest sign of the devastation wrought upon some of the world’s largest financial institutions from the crisis.

UBS said it will raise 13 billion Swiss francs (S$16.6 billion) by selling stakes to Government of Singapore Investment Corp and an unnamed Middle East investor.

The news sent UBS’ shares tumbling as investors took fright from the anticipated dilution of their share of earnings, but they managed to recover sightly later in the day.

‘The level of dilution is very significant,’ said ABN Amro analyst Omar Fall.

UBS expects a loss in the fourth quarter and possibly for this year, it said yesterday. Securities firms and banks had announced about US$66 billion of losses and markdowns linked to the collapse of the US sub-prime mortgage market this year.

UBS reported its first loss in almost five years in the third quarter after the subprime contagion led to about US $4.66 billion in markdowns on fixed-income securities and leveraged loans.

The announcement comes on the eve of an investor day in London today at which top managers like UBS CEO Marcel Rohner are due to address analysts and investors.

UBS also said it would approve the resale of 36.4 million treasury shares previously intended for cancellation, raising Tier 1 capital by about two billion Swiss francs.

‘In the last several quarters, continued speculation about the ultimate value of our sub-prime holdings – which remains unknowable – has been distracting,’ Mr Rohner said in the statement. ‘These write-downs will create maximum clarity on this issue and will have the effect of substantially eliminating speculation.’

 

Source: BLOOMBERG NEWS, REUTERS (The Straits Times 11 Dec 07)

STB approves sale of Farrer Court

Filed under: About Condominiums, Singapore Property News — aldurvale @ 9:17 pm

(SINGAPORE) The Strata Titles Board (STB) has given the go-ahead for the sale of Farrer Court to a CapitaLand-led consortium.

At a price tag of $1.34 billion, it is the largest amount ever fetched for a collective sale. The approval was granted last Saturday.

The consortium – comprising CapitaLand, Hotel Properties and US-based Wachovia Development Corporation – said in June that they would pay a record-setting $1.34 billion for the 618-unit development.

This beat the reserve price of $1.2 billion but is still lower than the owners’ asking price of $1.5 billion.

Farrer Court owners had upped their reserve price from $700 million to $840 million at the start of the year, and then increased it to $1.2 billion in March.

The unit land cost to the developers for the leasehold District 10 site works out to $762 to $783 psf of potential gross floor area.

BT understands that owners of two units objected to the sale, on grounds that the price was not high enough.

The privatised HUDC estate has 618 existing apartments of two sizes – 1,615 sq ft and 1,453 sq ft – and their owners will get $2.238 million and $2.122 million per unit, respectively. Based on the apartments’ existing strata areas, the proceeds to owners work out to $1,386 psf and $1,460 psf, respectively.

Credo Real Estate brokered the sale, and law firm Rodyk & Davidson represented the majority owners.

CapitaLand wants to turn the site into a new 36-storey condominium with about 1,500 apartments, likely to be ready for launch in the first half of 2009.

 

Source: Business Times 10 Dec 07

Rents for state-owned homes rise

(SINGAPORE) Now, you too can live like the colonial sahibs of old, as long as you are prepared to make the highest offer for monthly rental in an open bid.

But be warned, rents of homes under the Singapore Land Authority’s (SLA) first bidding exercise held recently, increased by between 40 to 230 per cent over previous rents.

Before the open bidding system, the allocation of homes was done through a balloting exercise or on a first-come-first-serve basis.

But in October and November, SLA piloted the new open bidding system of allocating homes to make the process fairer and more transparent with five homes awarded so far. One of these, a bungalow on a 2,687 sq m site at King Albert Park, also set a new benchmark rent of $23,222 a month for a state-owned residential property.

On the new system, SLA deputy director of land lease private Teo Cher Hian said: ‘This way, market forces decide the rental that can be fetched for the state properties.’

The new system appears to be popular with 84 bids received for the first five properties. Of these bidders, 64.3 per cent were locals, with companies and foreigners making up 22.6 per cent and 13.1 per cent of the bids respectively.

Mr Teo also said that many of the bids were higher than the guide rents set by SLA.

Although the widely held perception is that these state-owned properties are cheap to rent, SLA says that guide rents are determined by an independent valuer based on the size, condition, location and proposed tenure of each property.

The properties are also let in their existing condition, usually unfurnished with rents starting as low as $400 per month for a small flat. Enhancement of these properties is also not a primary objective as some of these units sit on sites that could eventually be redeveloped.

SLA has a total stock of 2,360 homes comprising landed and non-landed properties, representing about 19 per cent of the total estimated gross floor area of state properties it manages.

SLA’s rental homes have an occupancy rate of about 91 per cent. But existing tenants are usually allowed to directly renew their leases although the rents may be increased.

In its last financial year (April 1, 2006 – March 31, 2007) SLA says that its residential rental revenue was $78 million, up 2.6 per cent or $2 million from the previous year. SLA added that rents increased by an average of 5 per cent in this period with the highest increase of 23 per cent recorded for just one property.

Previously, rents for apartments ranged between $400-$3,800. Terrace, semi-detached and bungalow rents ranged between $600-$3,333, $800- $11,500, and $1,100- $23,222 respectively.

But the impact of the new bidding system to SLA’s rental revenue is, however, not likely to show any immediate significant increase, as so few of these properties actually come up for rent. For the first half 2008, SLA expects only about 36 homes to be made available for rent – upon being vacated – with six homes expected in January followed by seven in February and six in March.

Those interested in bidding for these can submit their bids to SLA at a stipulated time and date. The bidding period will be six days. More details will be available on SLA’s website www.spio.sla.gov.sg from Dec 14.

But do take note that for a bid to qualify, the bidder’s average monthly income has to generally be at least three times the monthly rental bid so only those earning over $60,000 a month need bother looking at those grand old black and white bungalows.

 

Source: Business Times 10 Dec 07

Ion Orchard plans to kick off ad campaign in Q108

(SINGAPORE) Ion Orchard intends to launch an advertising campaign to promote the mall in the first quarter of next year – almost a whole year before the Orchard Road mall opens its doors to shoppers in end-2008.

For starters, the mall will run a print ad campaign in selected international publications such as the Wall Street Journal Asia and the Financial Times.

Designed to convey a mood of luxury and sophistication, the campaign will feature international models dressed in specially produced couture outfits and accessories whose design inspiration comes from the mall itself – or rather, the mall’s facade which aims to light up the building once it is up. Closer to the day of the mall’s opening, ads will also run in the local newspapers.

The mall is owned by a joint venture (JV) between Singapore-listed CapitaLand and Hong Kong’s Sun Hung Kai Properties.

‘Our new marketing campaign reflects our vision to be a world-class retail destination that will bring a truly unique retail experience to shoppers,’ said Soon Su Lin, chief executive of the JV company. ‘Even though Ion Orchard is still under construction, we are happy to be adding to the vibrancy of Orchard Road, and look forward to delighting shoppers in the near future.’

The mall also unveiled four-metre high hoardings last week at the site.

The campaign account was won by marketing communications agency DDB after its contest against six agencies.

‘I think Ion Orchard will light up Orchard Road in a bold and fashionable way,’ said David Tang, chief executive of DDB Group Singapore. ‘The campaign will have to be just as bold and fashionable.’

Ion Orchard is part of a retail-cum-residential development located at the heart of Orchard Road. When opened in end-2008, the mall will offer some 400 retail, F&B and entertainment stores. Marketing for the retail space has already begun, BT understands.

 

Source: Business Times 10 Dec 07

En bloc deals top $13b but pace is slowing

Filed under: About Condominiums, Singapore Property News — aldurvale @ 9:09 pm

Sales in H2 account for only $2.8b as price gap between owners, developers surfaces

(SINGAPORE) It was the best of times, it was the worst of times.

With 82 en bloc deals worth $10.49 billion transacted in the first-half, and just 27 sites worth $2.81 billion transacted in the second-half so far, ‘2007 has been a ‘tale of two halves’ for the collective sales market,’ says CB Richard Ellis executive director Jeremy Lake.

Nonetheless, the year- to-date tally for 2007 – 109 deals done at $13.3 billion – is a whopping jump from the 79 deals amounting to $8.2 billion transacted for the whole of last year.

‘A price gap (between what owners were asking and what developers were prepared to pay) that was not there between January to June this year began to surface in July, so owners’ price expectations had overshot, and this was compounded by the sub-prime crisis. By September/Octo-ber, developers took a back seat when it came to bidding for land,’ Mr Lake said.

As for next year, CBRE’s view is that the total value of en bloc sales for 2008 may not be as high as this year’s all time record.

A major highlight on the collective sale calendar this year was the introduction of new legislation in October which put in place more processes and safeguards to ensure the entire en bloc process is more transparent for all owners.

This led to a rush to sign collective sale agreements before the onset of the legislation – everything otherwise would be unwound and the process have to be restarted under the new law. As a result there was a flurry of en bloc sale tenders launched between September and November.

However, in the longer term, the new rules and procedures – which include how sales committees are formed and how they conduct their business – mean it could take a longer time to launch collective sale sites for sale.

As for next year, CBRE reckons ‘developers will still remain interested in acquiring development sites, although they are likely to be much more selective and focus on acquiring reasonably-priced sites in good locations’.

Industry observers also predict the pace at which developers acquire more collective sale sites will be a function of how well their residential projects sell.

The top buyers of collective sale sites so far this year have been companies linked to banker Wee Cho Yaw (UOL Group, Kheng Leong, United Industrial Corp and Singapore Land), which collectively bought six collective sale sites for a total of $1.6 billion.

This was followed by Malaysian tycoon Quek Leng Chan’s GuocoLand, which bought three sites (Leedon Heights, Palm Beach Garden in the East Coast area and Toho Garden at Yio Chu Kang Road) for a combined $972.5 million.

Property giant CapitaLand was in third position, with stakes in three sites (Char Yong Gardens, Gillman Heights and Farrer Court) purchased for a combined $953 million.

Up-and-coming property player, Bravo Building Construction, snapped up $824.5 million worth of en bloc sales deals.

The Kwek family’s listed City Developments and privately-held Hong Leong Holdings have picked up a total of $672 million of collective sale sites.

Other sizeable buyers this year include Hotel Properties (about $640 million) and Lippo Group and its listed unit Overseas Union Enterprise ($681 million).

Property magnate Ng Teng Fong’s Far East Organization has invested in about $400 million of collective sale sites so far this year, after buying close to $1 billion worth of such properties last year.

CBRE’s analysis also shows that a total of 142 collective sale launches have been advertised so far this year, of which about half or 69 sites have been sold. The other 40 deals struck this year involved either sites launched prior to 2007 or sites whose launches were not advertised.

 

Source: Business Times 10 Dec 07

Fight inflation with CPF, GST: economists

Filed under: Singapore Economy News — aldurvale @ 9:07 pm

Cool labour demand by raising employer contribution, roll back July GST hike

(SINGAPORE) The government should restore some of the CPF employer contribution cuts as a way to cool labour demand, which in turn will moderate growth.

That should help ease inflation and help people cope with runaway prices that are biting into the lives of most Singaporeans, said Chua Hak Bin, Citi economist.

Another way to help people cope with higher prices is to target the punitive 2 percentage point increase in the Goods and Services Tax, other economists added. This is because when the 2 per cent GST hike was pushed through on July 1, the government had not reckoned on food and energy prices shooting up the way they have done.

‘Higher CPF (Central Provident Fund) contribution rates will help cool labour demand and moderate growth,’ said Dr Chua.

Economists expect the government to soon announce more specific measures to help the poor, who are especially hard hit by inflation.

But Dr Chua thinks more has to be done for the wider population, and restoring CPF employer contribution cuts will go a long way towards tackling the problem.

Inflation jumped to a shocking 3.6 per cent in October – a 16-year high – and the projection is that it could go as high as 5 per cent early next year, before easing.

Standard Chartered economist Alvin Liew said while the policy of having a stronger Singapore dollar can ‘quite effectively deal with import inflation, it is less effective against domestic price pressures such as rising rents and higher wage expectations’.

‘We are likely to see more government measures to moderate rental increases, business costs and wage expectations,’ said Mr Liew.

Some measures could be to increase property tax rebates and raise the corporate tax exemption threshold, said Mr Liew.

Dr Chua thinks it’s strong growth that must be tackled, and one way would be to restore the CPF contribution cuts by one percentage point and more for older workers .

‘Job growth is running at too strong a pace, given such a tight labour market,’ he said.

Job growth is running at 200,000 a year, or at an 8 per cent pace and the unemployment rate is now down to below 2 per cent. Easing the rules on hiring foreigners is not the solution, he said.

‘Where will you house the foreigners?’ Dr Chua asked.

Higher CPF rates will also help the middle class cope with rising living costs, by giving them more cash to pay for things which have become too expensive, he said.

When the CPF rates were cut, many had to dip into their disposable income to help with their monthly mortgage payments.

CPF cuts over 2003-06 (which brought the employer’s rate to 13 per cent) were probably overzealous, especially for older workers, Dr Chua said.

This year, the government restored by 1.5 percentage points the employer’s rate to 14.5 per cent, bringing the total CPF savings to 34.5 per cent for younger workers. But for employees past 50, the contribution rates are much lower to encourage employers to hang on to these older workers.

Suan Teck Kin, economist at United Overseas Bank, thinks the government will not restore CPF rates because it will add on to the wage pressure.

And companies enjoying strong growth will just hire more, he said.

To reduce some of the cost pressures, the government should do more to defray the punitive 2 per cent hike in GST, Mr Suan said.

Dr Chua agrees.

‘With the benefit of hindsight, hiking the GST by 2 percentage points was probably unnecessary, given the fiscal windfall and inflation impact,’ he said.

Dr Chua listed the windfalls.

The Ministry of Finance had projected tax revenue to increase by only 7.9 per cent, according to the 2007 Budget, but actual tax revenue increase may be more than double that rate.

The government projected income taxes to rise by 7.5 per cent. But income taxes for the first 6 months of the fiscal year actually rose by about 20 per cent.

The government expected GST revenue to rise by about 23 per cent. But GST collected (for the first 6 months of the fiscal year) has risen by about 49 per cent.

The 2 percentage point GST hike was expected to raise $1.5 billion, and the government was projecting a primary deficit of about $600 million (with the 2 per cent GST hike).

‘But even without the $1.5 billion proceeds from the 2 percentage point GST hike, back-of-the-envelope calculations suggest the government will likely run a small primary fiscal surplus,’ Dr Chua said.

 

Source: Business Times 10 Dec 07

INSIDE MARKETS: Sharp rise in sales, buy figures take a plunge

Filed under: Singapore Stock Market News — aldurvale @ 9:04 pm

BUYING activity fell while sales by directors and substantial shareholders rose last week based on filings on the Singapore Exchange in the first week of December. A total of 50 firms recorded 143 purchases versus 18 companies with 56 disposals. The buy figures were down from the previous week’s 61 firms and 180 acquisitions while the sales were sharply up from 12 companies and 33 disposals.

On the funds side, the buying was flat for the fourth straight week while sales activity rose. A total of 13 asset managers posted 47 acquisitions which were consistent with the previous week’s 13 fund managers and 44 trades. On the sales side, nine institutions recorded 45 disposals which were nearly double the previous week’s five asset managers and 24 sales. The buyback activity among listed firms also fell with only 11 companies that posted 41 repurchases worth $11.3 million last week. The figures were sharply down from the previous week’s 17 firms, 67 trades, and buybacks worth $19.5 million.

There were several significant trades in the local market last week. On the buying side, Aegis Portfolio Managers resumed buying shares of Broadway Industrial Group at a higher price. While Aegis was buying on the way up, T Rowe Price Associates raised its stake in China New Town Development Company to 5.1 per cent after the stock fell by 20 per cent. Tiedemann Global Emerging Markets also bought shares of Lian Beng Group after the counter fell by 8 per cent. There was also price support in UMS Holdings as its CEO recorded more acquisitions at a lower price. On the sales side, a director of Hsu Fu Chi International recorded a huge disposal after the stock rebounded by 13 per cent. The disposals were significant as they were the first trade by a director of the company since listing.

Broadway Industrial Group

Aegis Portfolio Managers resumed buying shares of foam-moulded interior protective packaging products manufacturer Broadway Industrial Group at higher than its purchase prices in March. The fund manager bought 500,000 shares on Dec 5 at an estimated price of $1.12 each, which increased its deemed holdings to 15.5 million shares, or 7.5 per cent, of the issued capital. The group previously acquired eight million shares from March 14 to 28 at 69 cents to 84 cents each. Aegis Portfolio Managers became a substantial shareholder in September 2004 following the purchase of an initial 7.5 million shares, or 5.1 per cent, at 28 cents each. The stock closed at $1.11 on Friday.

China New Town Development Company

T Rowe Price Associates reported the first corporate shareholder trade in mainland new town projects developer China New Town Development Company since the stock was listed on Nov 14. The group reported an initial filing on Dec 3 of 7.1 million shares at 64 cents each, which increased its deemed holdings by 11 per cent to 71.7 million shares, or 5.1 per cent. The initial filing was made after the stock fell by 20 per cent from the trading debut price of 80 cents. The counter closed slightly higher from T Rowe Price’s initial filing price to 67.5 cents on Friday.

Lian Beng Group

Tiedemann Global Emerging Markets resumed buying shares of building construction and civil engineering firm Lian Beng Group after the stock fell by 8 per cent from its purchase price last month.

The group purchased 3.5 million shares on Dec 3 at an estimated price of 67 cents each, which increased its direct holdings by 11 per cent to 36.6 million shares, or 7.4 per cent. The asset manager previously acquired seven million shares on Nov 1 at what was then the stock’s record high price of 72.5 cents each.

Tiedemann reported an initial filing on Oct 4 of 12.4 million shares at 54 cents each, which raised its interest by 90 per cent to 5.3 per cent. Overall, the group’s stake is up by 10.5 million shares, or 40 per cent, since that initial filing in October. The stock has rebounded sharply from Tiedemann’s last purchase price to 76.5 cents on Friday.

UMS Holdings

CEO Andy Luong resumed buying shares of contract equipment manufacturer UMS Holdings at lower than his purchase price in March. Mr Luong acquired 600,000 shares on Nov 29 at 36 cents each, which boosted his direct stake to 104.6 million shares, or 25.5 per cent. He previously acquired 3.6 million shares on March 2 at 45 cents each. The chairman’s trades since March were made on the back of the sharp decline in the share price since mid-July from 75 cents. Prior to the purchases this year, the chairman acquired 600,000 shares in December 2005 at 39 cents each and 972,000 shares in April 2005 at an average of 46.6 cents each. The recent acquisitions were made three weeks after the company announced its 3Q results.

UMS Holdings posted an 84 per cent drop in net profit to $2.048 million for the 3 months to Sept 30, 2007. Earnings for the first nine months fell by 54 per cent to $10.387 million. The company also bought back shares earlier this year with 9.6 million shares purchased from March to August at 44 cents to 58 cents each or an average of 50 cents each. The group previously acquired 7.1 million shares from June to October 2006 at an average of 44 cents each. The counter closed at 37.5 cents on Friday.

Hsu Fu Chi International

Director Hsu Pu recorded the first trade by a director of mainland confectionery firm Hsu Fu Chi International since the stock was listed in December 2006 with 10 million shares sold on Dec 4 at $1.20 each. The sale reduced his direct holdings by 9 per cent to 97.2 million shares or 12.2 per cent. The disposal was made after the stock rebounded by 13 per cent from $1.06 on Nov 28.

Investors should note that UOB Asset Management ceased to be a substantial shareholder in August following the sale of 2.8 million shares at an estimated price of $1.11 each, which lowered its stake to 4.8 per cent. The group previously reported an initial filing in June of 2.1 million shares at $1.20 each, which raised its interest to 5.2 per cent. Hsu Fu Chi International announced its 1Q results in October with net profit up by 64.4 per cent to RMB 41.1 million for the three months to Sept 30, 2007. The stock closed at $1.18 on Friday.

The writer is managing director, Asia Insider Limite

WALL STREET INSIGHT – Mixed signals point to uncertainty

Filed under: International Stock Market News - USA — aldurvale @ 8:58 pm

Investors focus on Tuesday’s Fed meeting: will it be 25 or 50 pt cut?

A RECESSION or simply a period of slow economic growth in which the economy glides gently to a soft landing before lifting off again? A modest 25 basis point cut in short-term interest rates, or a hefty 50 basis point reduction?

Considering the debates raging through the stock market over the outcome of the turmoil in the credit markets, the severe housing slump and the huge losses being suffered by the banks and investment houses due to their holdings in mortgage-backed securities, investors are left with those two essential, and closely related questions, and a high degree of uncertainty over their outcomes that’s likely to keep stocks volatile and range-bound.

The fate of the US economy is a long-term question, one which will only be answered over the next three or four months. But the question over how the Fed will choose to deal with the liquidity crunch and the threat to the economy will be answered tomorrow when the Federal Open Market Committee meets to decide on whether and by how much to cut the target interest rate for short-term loans.

‘This market is in dire need of help and reassurance right now, and we got some of that on Friday from Treasury Secretary (Henry) Paulson’s plan for sub-prime mortgage borrowers, and now Wall Street is waiting on pins and needles to see what the Fed is going to do for it on Tuesday,’ said Joe Kalinowski, chief investment strategist at Grace Financial.

The Fed is widely expected to trim at least a quarter point from its 4.50 per cent target Fed funds rate, but the market believes that a half point cut is needed to ease the liquidity problems besetting the economy and help stave off a recession. Some Wall Street economists believe that Fed chairman Ben Bernanke and the other members of the FOMC will agree.

‘The risk of a recession is better than 50 (per cent) at this point, with jobs growth slowing, businesses having trouble getting credit, and home prices continuing to fall,’ said David Rosenberg, Merrill Lynch’s chief economist.

‘While the inflation hawks on the committee will not make this an easy decision, I think there’s a better than 50 (per cent) chance that the Fed will choose to cut 50 basis points in order to stave off a recession and send the right signal to the market,’ he said.

But after the release of the November jobs report last Friday, showing moderate jobs gains and strong wage increases, Joel Naroff, president of Naroff Economic Advisors, said he believes the Fed will have a hard time making the case for a half percentage point cut in the Fed funds rate.

‘The economic data is sending us mixed signals over the health of the economy, and that should result in a fierce debate within the FOMC over how much to cut. It is likely we will get a rate cut, but that will probably be 25 basis points at best,’ he said.

Stocks in New York closed little changed on Friday after the latest mixed signal – an employment report that showed that job growth fell precipitously from 170,000 in October, but still came in at fairly robust 94,000 last month.

While the Dow Jones Industrial Average gained 5.69 points at 13,625.58, the S&P 500 slipped 2.68 points, or 0.2 per cent, to 1,504.66. The Nasdaq too closed the day down, by 2.87 points, or 0.1 per cent, to 2,706.16.

For the week, the Dow gained 1.8 per cent, the S&P 1.6 per cent and the Nasdaq 1.7 per cent.

With the Federal funds futures market on the Chicago Board of Trade reflecting a 40 per cent chance of a 50 basis point cut, an interest rate cut of half a percentage point will likely be greeted with a strong celebratory rally tomorrow, traders said.

‘Even if the Fed only gives us a 25 point cut, we could see a rally if the FOMC says in its statement that it’s prepared to cut more if the conditions warrant,’ said Bruce Bittles, chief investment strategist at Robert W Baird & Co.

While the Fed meeting is expected to be the climactic event of the week, there will still be three days of trading left for investors to consider and reconsider their positions. Traders said they are braced for more of the same volatility that has defined the stock market for more than a month now.

Indeed, the durability of any gains will hinge on what the news of the week tells investors about another big short term uncertainty vexing the market, namely how the financial sector is weathering the sub-prime shakeout. That begins on Thursday with Lehman’s fourth quarter earnings report.

Goldman Sachs and Morgan Stanley report the following week. Brokerage reports will be watched very closely for signs of more sub-prime related credit writedowns. During the third quarter, Lehman wrote off more than US$1 billion of loans.

Investors won’t lose their focus on the economy, as inflation data, in the form of both producer and consumer prices, are reported on Thursday and Friday, respectively. Another big item is retail sales for November, also released on Thursday.

 

Source: Business Times 10 Dec 07

Beach Road could be next prime hot spot

Set for a snazzy makeover, boasts a good mix of shophouses and strata-titled commercial and residential units on the market for the average investor

FORGET the Central Business District. Property investors priced out of prime zones but still hunting for a good buy should look to downtown’s upcoming hot spot – the Beach Road, Ophir-Rochor district.

This hotchpotch of an area – with old shophouses dotting its landscape, juxtaposed with towering modern office blocks – is set for a snazzy makeover, as announced by the Government this week.

Already, property experts have identified strong potential upside for properties in the district.

Minister of State for National Development Grace Fu said it would be ‘an extension of Bugis’, complementing the Marina Bay financial district.

Although most major buildings, including The Gateway, Shaw Towers and the Bugis Junction office tower, are owned by single developers, there is a good mix of shophouses and strata-titled commercial and residential units on the market for the average investor.

The 101, Premier Centre and The Plaza, for example, are all strata-titled properties with a mix of commercial and residential units.

One shop owner, Mr Thomas Tan, who purchased a 1,300 sq ft unit on the ground floor of The 101 for $1.4 million – or $1,077 per sq ft (psf) – in April, told The Sunday Times he was glad he had taken the bold move to buy earlier this year.

The same unit now costs more than $2 million – or $1,539 psf – on the market, said the 61-year-old retiree.

Over at The Plaza, residential units are currently priced at around $933 to $1,222 psf.

While Singapore’s property bull run seems to be taking a breather, prices in the Beach Road, Ophir-Rochor area are likely to stay strong and move upwards in the long run with new developments, said Savills Singapore’s director of business development and marketing, Mr Ku Swee Yong.

Beach Road already has its own crown jewel in South Beach – an eco-friendly, $2.5 billion mixed project developed by a City Developments consortium. By 2012, South Beach will boast two towers of up to 45 storeys, two luxury hotels, service apartments and conserved military buildings of the old Beach Road camp.

On Thursday, the Government said it would release one more 2.74ha plot – between Rochor and Ophir Roads, surrounding Parkview Square – as a multi-use ‘white site’ next year, yielding 495 hotel rooms and 139,740 sq m of commercial space.

CBRE Research executive director Li Hiaw Ho said the new projects would complement each other and add much vibrancy to the area.

‘A mini-Raffles City on the white site is likely to do very well,’ added Mr Ku.

Shophouses are now particularly attractive, especially those facing the new plot, he said.

Currently, trendy eateries and drinking spots occupy shop houses along Haji Lane and Tan Quee Lan Street.

The area, with its proximity to Bugis Junction, has, in recent years, developed into a fashionable hang-out famed for good food and cheap beer.

Shophouses in the area have been going for $800 to $1,000 psf, and other surrounding commercial units have been sold for about $1,600 psf, said Mr Ku.

Considering that just across the street, Suntec is commanding up to $2,500 psf, there is much potential for capital values of properties in the area to appreciate.

Still, before that can happen, certain parts of the district have to be ’spruced up’ and polished, added Mr Ku.

Some small commercial buildings, shophouses and independent hotels there are old and shoddy and will need facelifts to match the area’s new trendy image.

Although the area does not command Grade A rents or tenants, it still gets a good mix of quality tenants with occupancy rates at a high 95 per cent, Savills director of commercial services June Chua said.

Office rents are now in the range of $9 to $11 psf a month, up from $4 to $5 psf more than a year ago. This translates into good rental yields for owners.

Mr James Smith, managing director of a media company based at the Evershine & Century Complex, is one tenant who has had his rent doubled in the last six months, and he may consider investing.

While the latest news will likely translate into higher rents in the future, Mr Smith says the upside is that more quality offices will sprout in the area, and this will have a good ‘trickle-down effect’.

‘This district will remain attractive, especially to us, as it’s a creative hub with lots of knowledge-driven businesses and schools in the vicinity,’ he said. ‘It’s got a good vibe.’

Mr Tan recalled that the old Beach Road, in the 1950s to 1960s, was ‘the’ entertainment hub, with good food from the old Satay Club, and two cinema houses lining the road.

‘Perhaps in the next decade, the hustle and bustle of the old Beach Road will be revived and it will regain its old glory,’ he said.

 

Source: The Sunday Times 9 Dec 07

Want to rent this? Make a bid for it

New allocation system for select state-owned homes expected to cut long waiting lists

RENTERS who have long hankered after that state-owned black-and-white colonial bungalow but are put off by the long waiting list can now bid for their dream home.

State landlord Singapore Land Authority (SLA) said it is opening up its properties for bidding to make their allocation more transparent.

Currently, tenants check SLA’s portal www.spio.sla.gov.sg for information on available properties and then register their interest with SLA-appointed agents.

There is usually a long waiting list for these properties as demand is high. State properties can be 5 to 50 per cent cheaper than properties in the private market.

Renters have said that getting one is like winning the lottery – a tenant is selected either on a first-come, firstserved basis or through a balloting exercise when a property is released.

Under the new scheme, anyone interested in these properties will be invited to view them during open houses.

They then have up to one week to submit a private bid to the SLA. Bidding will close the following Friday and results will be announced the same day.

The new system will allow these buildings to be secured within a week or so of their being made available.

All in, SLA has 2,360 units available for rent and the occupancy rate is 91 per cent. However, not all of them will come under the bidding scheme.

An SLA spokesman said the new method ‘encourages a fairer allocation process’. The bidding system also allows market forces to decide the value of the properties, ensuring a ‘more accurate market value’.

At least 36 houses in popular locations – ranging from terraced and semi-detached houses to bungalows – will be open for bidding in the first half of next year.

Mr Kevin Barrios, 29, a postgraduate student from the United States due to start work in Singapore, expressed concern that the new procedure will drive up rents. He pays $700 for a one-bedroom apartment in the Portsdown Road area.

But Mr Eric Cheng, executive director of property agency HSR Property Group, said the bidding system is fairer.

He said many of his clients faced months, or even years, of waiting for such properties to become available.

‘If someone really needs a house and is willing to pay for it, it’s fair that he should get it,’ said Mr Cheng.

SLA held a pilot bidding exercise for five of its properties last month and Belgian pilot Bernard Latierre was one of the successful bidders.

The price he paid – $6,550 a month for a semi-detached house in Seletar with a land area of 738 sq m – is reasonable, he said.

He had waited more than eight months for it. ‘It’s near my children’s school, has lush greenery and lovely architecture. We wouldn’t have got to live here if not for this new bidding system,’ he said.

SLA said properties that have a two-year tenure and are in popular locations will be selected for bidding.

Wherever possible, SLA will also allow existing tenants to renew their tenancies directly, provided the rental is adjusted to the market rate.

The SLA manages more than 2,300 residential state properties and has a 91 per cent occupancy rate.

Range of properties:

  • Flat/Apartment – 1,090 units; rental from $400-$3,800

  • Terrace – 340 units; rental from $600-$3,333

  • Semi-detached – 390 units; rental from $800-$11,500

  • Bungalow – 540 units; rental from $1,100-$23,222

Some of their locations:

  • Alexandra Park

  • Seletar Airbase

  • Telok Blangah

  • Scotts Road

  • Malcolm Park

  • Medway Park

  • Goodwood Hill

  • Bukit Timah

  • Woodleigh Park

    Most of the black-and-white bungalows are in Sembawang, Alexandra Park and Adams Park.

    The next list of properties available for rental will be on the SLA portal, www.spio.sla.gov.sg, from Dec 14.

    They include a bungalow in Hyderabad Road, three two-room apartments in Clemenceau Avenue North and a two-storey bungalow in Maidstone Road.

Source: The Sunday Times 9 Dec 07

How S’pore stays at the top of the game

Filed under: Singapore Economy News — aldurvale @ 8:42 pm

With its 7.9 per cent growth last year, it has been called a developed country growing at developing-nation rates. Bryan Lee explains this anomaly.

IT IS almost a given that in the global rankings for economic growth, poor countries typically fill the top spots while rich nations bring up the rear.

Last year’s top three – Azerbaijan, the Maldives and Angola – clocked in impressive expansion of between 18 and 31 per cent.

But they were anything but wealthy: Their citizens took home an average income of less than US$3,000 (S $4,300) that year.

In contrast, the United States, the world’s biggest economy, grew a paltry 2.9 per cent.

Against this long-standing trend, Singapore stands out as an anomaly.

At 7.9 per cent, Singapore’s economic performance puts it more in the league of emerging growth stars such as China and India than in the comparatively tired ranks of the US, Europe and Japan.

Yet the Republic is one of the most affluent countries in the world, coming in at No. 25 in per capita GDP terms. In Asia, it is beaten only by Japan and Brunei, and may well leapfrog both to the No. 1 position this year.

In fact, out of the 180 nations ranked by the International Monetary Fund, only two rich countries grew faster than Singapore – oil-rich Qatar and the United Arab Emirates.

Indeed, this phenomenon was picked up in a recent report in The Economist magazine, which described Singapore as ‘a developed country that grows at developing-country rates’.

The report was quoted by Prime Minister Lee Hsien Loong at an NTUC conference in October, when he said economic growth this year will hit the upper end of the official forecast of 7 per cent to 8 per cent.

So, how has this tiny country with no natural resources managed such a feat? Is it just sheer survival instinct gone into overdrive?

The rise – and fall – of productivity

THEORIES about long-term economic growth come in several flavours but virtually all the major ones stem from a common foundation.

An economy’s capacity to produce goods and services is essentially constrained by two ingredients – capital and labour.

Growth therefore is determined in a big way by the rates at which a country is expanding its stock of machinery, infrastructure and workers.

It is also largely dependent on the productivity of these two production factors which tends to decline as capital and labour are accumulated.

A baker, for instance, would be more efficient if he were given a whisk. But hand him another whisk and it would probably do little to get the cake out of the oven faster.

Little surprise then that developing countries, with their explosive population growth rates, can expand their economies quickly simply on the back of a fast-growing workforce.

Also, as their factories are relatively poorer equipped, and other supporting infrastructure such as roads less developed, the output boost from additional capital investments will be bigger than in developed countries.

This in turn translates into a higher rate of capital accumulation, since investment spending equals the portion of a country’s output or income that is not consumed by households and the government.

In this simple model, Singapore’s economic prospects look bleak.

With a population that is struggling to replace itself and factories, roads and ports that are top-flight, the Republic would seem to be doomed to slow growth rates.

But the Singapore Government estimates that the country’s long-term potential growth rate lies between 4 per cent and 6 per cent, well ahead of those in the developed world.

And in the past three years, helped in no small part by a buoyant global economy, its economic growth would appear to be no less than miraculous, reaching an annual average of about 7.8 per cent.

A nimble labour force, thanks to foreigners

THE magic, say economists, lies in Singapore’s flexible labour markets.

‘Most of the growth comes from our elastic labour supply, where we can rely on bringing in more foreign workers,’ said Citigroup economist Chua Hak Bin.

Step into a shop or restaurant these days and there’s a good chance you will be served by a Filipino or a migrant from China.

Shipyards, construction sites and factories are also well staffed by workers from the region.

Government statistics show that Singapore’s non-resident population has swelled 34 per cent in the past four years to one million.

In contrast, the resident population expanded just 7 per cent, a figure likely to have been helped by a fair number of expatriates who have taken up permanent residency here.

While some may wonder if this absorption of foreigners is at the expense of local workers, recent employment figures point to a labour force that is maxed out, so labour imports are necessary to keep the economy growing.

Marching up the technological ladder

OF COURSE, the Singapore growth phenomenon is not just a simple recipe of adding more workers.

The country has undergone major economic restructuring to upgrade itself to take on higher value-added activities.

In economic growth theory, technology and human capital – that is, education and training investments – are two key factors that can help mitigate the diminishing productivity of labour and capital.

And unlike labour and capital, these two factors have a certain self-sustaining, self-propagating element.

Returning to the baker, he would prefer to be given a Kitchen Aid rather than 100 whisks of the same value.

Not only is the mixer much more efficient, it may even enable him to come up with different and better cakes.

And if he is sent to the finest pastry school in France, he could make a lot more money selling souffles than pandan chiffon cakes. He could even pass on his new skills to his friends, spreading the benefits of his training beyond himself.

In a similar way, Singapore has moved from making calculators to semiconductors, and embraced high-value service industries such as financial services.

Much of this has been achieved through targeted government policies that create a suitable business environment for foreign investors, promoting in particular several key sectors.

These measures, which may take the form of tax breaks, are costly. But they have helped attract investments from overseas that inject not just capital into the economy but new technologies as well.

Efforts, including direct public funding, have also been made to build up research and development activities here. These would go some way towards helping the economy sustain a continuous rise up the technological ladder.

The same is being done in the human capital side of the equation, with constant improvements to the education system.

‘With the resources accumulated over the past four decades, the Government has a large enough war chest to prepare the economy for the next stage of development,’ says CIMB-GK economist Song Seng Wun.

Reality of a supply crunch

SO HAS Singapore achieved economic nirvana, where wealth creation fears little abatement?

DBS Bank economist Irvin Seah reckons Singapore’s small size has made it especially nimble to respond to threats and opportunities in the global cycles of boom and bust.

‘The economic structure is well diversified. Singapore has a unique collection of strengths that is hard to emulate and that has allowed us to enjoy a mid- to long-term growth higher than many countries.’

But all that nimbleness ultimately requires acute judgment and some degree of clairvoyance on the part of the Government, whose policies have played no small part in Singapore’s success.

As it stands, trouble is brewing, and ironically, it is partly a consequence of the ‘developing economy’ growth rates of the past few years.

Inflation, while low by world standards, hit a 16-year high of 3.6 per cent in October and is set to rise even more next year.

While due in part to high global oil and food prices, this has come about because the surprisingly rapid expansion of the economy is using up spare capacity in the system. In the property and labour markets, in particular, demand is far outstripping supply, and this imbalance is pushing up prices.

The Government is releasing more land for developing homes and offices, but it will take some years before these are built.

There is also the tried-and- tested foreign labour solution. Certainly, the large populations of Singapore’s Asian neighbours would ensure a ready supply. But simply allowing more immigrant workers into the country, as the Government is doing next month, may not be enough.

High rentals, coupled with rising living costs, mean employers will need to pay foreign workers higher wages to bring them in.

Indeed, this has prompted the Government to hold back $2 billion worth of public construction projects to ease the supply crunch.

‘The economy is currently facing a serious supply-side constraint. Shortage of land and labour has driven up rentals and wages,’ says Mr Seah.

All this goes to show that even the most efficient of governments can do only so much to bend economic realities.

For sure, many of the current issues will subside in time.

But in the meantime, the pain of higher electricity and restaurant bills will, for the man on the street, take off some of the shine from the trend-breaking achievement of the Singapore economy.

 

Source: The Sunday Times 9 Dec 07

Wondering about Wall Street’s mood? Look up

Filed under: International Stock Market News - USA — aldurvale @ 8:37 pm

Research shows that the stock market goes up on sunny days and dips on gloomy ones.

FORGET about buying low and selling high. If you are worried about the recent volatility in the stock market, perhaps you should let the weather be your guide.

Buy cloudy. Sell sunny.

If you consistently bought stocks when the sky was grey and overcast and consistently sold stocks when the weather was bright and sunny, and you did this over a period of 16 years across 26 stock markets around the world, you would…well, let’s just say you would be lounging on a hot beach right now with a long, cool drink next to you.

Research into the psychological effect of weather on the stock market has a surprisingly long history, and no, this is not goofy theorising by armchair investors. Data reveal strong correlations between sunshine, and possibly other weather-related factors, and the performance of the stock market.

The data obviously do not suggest that stocks always rise in sunny weather or that they always fall when it is cloudy. But the data do suggest that, on average, markets tend to go down when the sky is grey and to go up on sunny days.

In one large study of 26 stock markets around the world between 1982 and 1997, researchers David Hirshleifer and Tyler Shumway showed that the annualised average return on perfectly sunny days was 25 per cent, while the annualised average return on overcast days was only 9 per cent.

The researchers examined how each market performed on every trading day during a 16-year-period and compared the returns with daily meteorological data on whether it was sunny or overcast in the cities where the stock markets were located.

Dr Hirshleifer, a financial economist at the University of California at Irvine, said he was initially sceptical that there was a connection between sunshine and stocks.

‘We feel it is hard to argue with the data,’ said Dr Hirshleifer, who published his study in the Journal of Finance. ‘The evidence is quite strong…The difference is large and statistically significant and indeed comes from cloud cover.’

Various researchers have unearthed other weather-related effects.

Stock markets generally tend to do better in the winter, for example, than in the summer.

Several theories have emerged to explain the findings, and some theories contradict others. One school of thought has attributed the better performance of stock markets in winter months to the willingness of people to take more risks when it is cold. Others have pointed to a more prosaic explanation: At least in Europe and North America, people tend to go on vacations during the summer.

Dr Mark J. Kamstra, a finance professor at York University in Toronto, argued that seasonal variations in the markets might be linked with a psychological condition known as seasonal affective disorder, which is linked to diminished amounts of sunlight starting in autumn.

Dr Kamstra based his argument on a study he conducted that looked at the number of daylight hours and stock market performance in countries located at different latitudes – where the amount of sunlight varies naturally.

People with seasonal affective disorder tend to become depressed as the days grow shorter.

Since people with depression are often risk-averse, he said, this might explain why markets do poorly in autumn. By November, however, nearly everyone who is going to get the disorder has got it (and presumably got out of the market), which is why Northern Hemisphere stock markets typically do better between December and February.

Professor Ben Jacobsen, a finance professor at Massey University in Auckland, New Zealand, argued against that explanation, saying his own analysis does not support the theory. Besides, he added, if investors were making mistakes because of a disorder linked to a lack of sunshine, they ‘would probably be fighting it now using sun beds’.

Dr Hirshleifer said his study of 26 stock markets found that sunshine was the only factor that mattered, even in countries that were warm and sunny all year round.

‘There is evidence that on sunny days, people give larger tips in restaurants, while suicides go up on cloudy days,’ he said. On bright and cheerful days, people also tend to give more optimistic answers about how long they expect to live and whether their marriages will be stable or end in divorce, he said.

Given the transaction costs of buying and selling stocks, Dr Hirshleifer said it is impractical to use sunshine as a stable investment strategy, although an investor who is planning to sell some stocks anyway might want to time the sale to a sunny day of the week instead of a cloudy day.

‘The main lesson for investors is something broader,’ said Dr Hirshleifer. ‘It is important to discount for your moods in making investment decisions.’

 

Source: Washington Post (The Sunday Times 9 Dec 07)

wallstreet – US stocks flat as oil prices drop and job data show resilience

Filed under: International Economy News - USA — aldurvale @ 8:34 pm

NEW YORK – US STOCKS ended little changed on Friday as a sharp drop in oil prices and signs of resiliency in the job market offset worries that tighter credit is hurting consumer spending.

A drop of more than 2 per cent in oil prices buoyed shares of big manufacturers like Boeing Co and 3M Co.

Data showing modest payrolls growth last month helped ease recession fears and showed the job market remains resilient despite the crumbling housing market and tight credit conditions.

Credit card companies’ shares fell, however, after brokers downgraded the stocks and said tightening credit was pressuring consumer credit performance.

Shares of American Express Co fell more than 4 per cent, while Capital One Financial fell 5 per cent.

‘What looked like an economy that was falling apart as recently as two weeks ago suddenly sees news that

seems to be better than expected,’ said Mr Eric Kuby, chief investment officer at North Star Investment Management Corp.

The jobs report, he said, may have tempered expectations for a far more aggressive cut in interest rates next week when the Federal Reserve’s policy-setters meet on Tuesday.

The Dow Jones industrial average finished up 5.69 points, or 0.04 per cent, at 13,625.58. But the Standard & Poor’s 500 Index closed down 2.68 points, or 0.18 per cent, at 1,504.66. The Nasdaq Composite Index slipped 2.87 points, or 0.11 per cent, to 2,706.16.

For the week, however, all three major US stock indexes finished with gains – with the Dow up 1.9 per cent, the S&P 500 rising 1.6 per cent and the Nasdaq gaining 1.7 per cent.

Source: Reuters (The Sunday Times 9 Dec 07)

December 8, 2007

Lippo’s Sentosa condo at about $2,750-2,900 psf

Filed under: About Condominiums, Singapore Property News — aldurvale @ 5:27 pm

LIPPO Group is said to have priced its Marina Collection condo, a 99-year leasehold project on Sentosa Cove, at about $2,750-2,900 psf on average.

Over the past few days, the group, controlled by Indonesia’s Riady family, is said to have sold about half of the 60 or so units it has released so far in the 124-unit, four-storey development next to the One Degree 15 Marina Club. The development comprises three blocks.

Lippo is developing the condo jointly with the Marina Club, OCBC and Austria’s Raiffeisen Zentralbank (RZB).

Buyers will be given a free membership at One Degree 15 Marina Club for each unit of Marina Collection they purchase. The memberships are currently said to be going for above $40,000 each.

Lippo’s price appears to be slightly higher than the $2,600 psf net average achieved for the previous condo launch at Sentosa Cove – Ho Bee’s Turquoise.

The project was released in September and to date, Ho Bee is said to have sold 45 out of the 60 units it has released so far out of 91 units in the six-storey condo.

Marina Collection comprises three-, four-, and five-bedroom apartments as well as penthouses. Three bedder units cost about $5.4 million while penthouses are priced at $10 million and above.

The 30 or so units Lippo has sold so far include five penthouses.

There are about 30 penthouses altogether.

The Lippo-led consortium is developing Marina Collection on a plot that it bagged at a tender that closed in September last year for $234.7 million or $818 psf per plot ratio (ppr).

Lippo’s pricing for its Marina Collection will no doubt be used by property developers to peg their bids at next week’s tender for the Pinnacle Collection – the last condo plot at Sentosa Cove.

The plot, which has a choice location at the entrance to the precinct’s marina basin, has a reserve price of $963.8 million or $1,600 psf ppr.

 

Source: Business Times 8 Dec 07

STB approves en bloc sale of Horizon Towers

Filed under: About Condominiums, Singapore Property News — aldurvale @ 5:26 pm

But it may not spell end of saga as minority owners who oppose sale may still appeal

(SINGAPORE) Almost a year of wrangling and millions of dollars in legal fees later, the controversial en bloc sale of Horizon Towers was eventually approved yesterday by the Strata Titles Board (STB).

Still, the board’s verdict by no means spells the end of the long-running saga – minority owners who oppose the sale could still appeal. That would put the sale on hold, and could mean another round of protracted legal disputes.

The STB’s much-awaited decision on Horizon Towers was delivered before a packed room in the board’s Maxwell Road headquarters. Tribunal chairman Philip Chan read out the prepared statement solemnly, before four teams of lawyers and some 70 owners, curious onlookers and the media.

Acknowledging that this collective sale ‘lasted longer than most other en bloc (sales)’ that have come before the STB, Mr Chan said that his tribunal eventually decided to grant the application for the collective sale of Horizon Towers, after considering the various merits of the case.

He said that the board had been ‘particularly guided’ by the recent decision reached in the Phoenix Court en bloc sale and the parliamentary debates on recent amendments to the legislation governing en bloc sales.

In the Phoenix Court case, Justice Andrew Ang threw out the sole minority owner’s objection to the collective sale of the freehold apartment block at St Thomas Walk. Justice Ang determined that it was important to look at the purposive nature of the law governing collective sales, which requires that 80 per cent of owners have to agree to the sale before it can go through. As the requisite majority was obtained in the Phoenix Court case, Justice Ang ruled that the transaction was not prejudicial to the minority – as the law had intended.

A similar stance was adopted by Senior Minister of State for Law, Associate Professor Ho Peng Kee, and Deputy Prime Minister and Law Minister S Jayakumar in the recent parliamentary debates on amendments to the Land Titles (Strata) Bill.

Prof Ho had said requiring 100 per cent consent among owners for an en bloc sale was untenable, as it would cause delays in any sale, acrimony and incur costs. He said that amendments to the law would provide adequate safeguards to protect minority interests and that the existing 80 per cent or 90 per cent majority required – depending on the age of the development – was satisfactory. DPM Jayakumar agreed that amendments to the Bill would provide more safeguards and transparency for all owners.

Tribunal chairman Mr Chan also said yesterday that the minority owners who opposed the sale had failed to prove their case that the transaction had been carried out in bad faith. The minorities had alleged, among other things, that the sales committee and its sales agent had not worked hard enough to get the best price possible for the development.

The tribunal will issue detailed grounds for its decision at a later date. It ruled yesterday that no order would be made for costs, meaning that the minority would not have to bear any portion of the costs of the proceedings.

The gallery’s reaction to the tribunal’s decision was muted – surprising for a case that has caused much emotional upheaval for its owners. Owners received the verdict quietly and shuffled out of the room.

The minority owners, who feel they will lose their homes with this sale, were accepting of the verdict. ‘The decision was not unexpected. We have done and will do what is principally correct,’ said Jasmine Tan, who declined to comment at this point on whether she would appeal against the STB’s decision.

And, expectedly, the majority owners – the over-80 per cent who agreed to the collective sale – were relieved with the STB’s decision. They face the threat of being sued for up to $1 billion by the buyers, Hotel Properties (HPL) and its partners, if the deal falls through.

Said a group of some 80 majority owners: ‘We are happy with the decision and very pleased that the en bloc is going through. We look forward to the buyers confirming that they will proceed with the deal and withdrawing the legal suits they have started against some owners.’

HPL and its partners, for their part, have expressed their happiness with STB’s decision – but have held back on any decision on the lawsuit, pending the actual completion of the sale.

‘We are pleased that the STB has allowed the collective sale and rejected the objectors’ case, including their allegations of bad faith,’ said HPL executive director Christopher Lim.

The buyers’ lawyer, Senior Counsel K Shanmugam of Allen & Gledhill, added: ‘Our client entered into the transaction in good faith and paid what was then a record price for the property. The application should therefore have proceeded smoothly, but the market changed. As a result, the case went through a number of critical junctures. We are, however, happy that the end result is that the tribunal has ruled that the sale should now go ahead.’

 

Source: Business Times 8 Dec 07

Pawn one property to buy another

(BEIJING) As bank loans for property dwindle, an increasing number of prospective buyers are turning to pawnshops to finance their plans.

Wang, a 40-year-old Beijinger, owns an apartment worth about 700,000 yuan (S$136,000) in the capital.

His desire to move to a larger second-hand apartment worth about one million yuan hit a snag when the owner demanded payment in full. Wang, however, only had slightly more than 600,000 yuan.

People who have already bought houses with a bank loan are required to make a downpayment of 40 per cent of the purchase price. And the loan interest rate should not be lower than 1.1 times the central bank’s benchmark rate.

With the new rules blocking his dream, Wang turned to a pawnshop. He chose to mortgage his first apartment for 400,000 yuan with Beijing Huaxia Pawnshop Co.

He then registered with a real estate agent to sell his first apartment. He soon made a deal where the buyer agreed to give him a downpayment of 400,000 yuan. With the money, Wang paid off his pawnshop loan and ended up buying the larger apartment without a bank loan.

Li Tiejun, a Beijing Huaxia Pawnshop Co manager, said that since the banks had tightened the rules for loans on second apartments, real estate loan volume at his pawnshop had soared 40 per cent.

Likewise, Xu Yunpeng, manager of Beijing Bao Rui Tong Pawnshop, claimed its trade volume in real estate had risen 30 per cent since September.

Some pawnshops advertised for potential customers by claiming that they would give out money for mortgages within three to five days.

 

Source: Xinhua (Business Times 8 Dec 07)

Beijing to probe steep housing prices

Teams will be sent to check if policies to calm market are being enforced

(BEIJING) China’s cabinet will send teams to major cities next week to investigate whether policies to cool the sizzling property market are being enforced properly, sources said.

Beijing has introduced a series of policies over the last few years to curb surging prices and provide more affordable housing but apparently to little effect, as prices have continued to rise steeply, especially in big cities like Shenzhen.

Sources said that the investigation would last about two weeks and would focus on the twin issues of price and supply.

‘Investigative teams will be sent around the country on Monday and will cover key cities that have had rapid property price increases in every province,’ said a source.

According to official figures, housing prices in China’s major 70 cities jumped 9.5 per cent in October this year from a year earlier, accelerating from an 8.9 per cent rise in September and 8.2 per cent in August.

Housing prices are not only a financial issue but also, increasingly, a political one. Chinese Premier Wen Jiabao said during his visit to Singapore last month that housing was his biggest concern regarding Chinese people’s livelihood.

The investigative teams will draw officials from different ministries, including the Ministry of Construction, the National Development and Reform Commission and the Ministry of Finance, sources said.

China conducted a similar investigation in September 2006, covering 11 provinces.

 

Source: Reuters (Business Times 8 Dec 07)

US sub-prime bailouts help stocks but STI runs into headwinds

IT HAS been bailout week as far as stock markets were concerned but judging by the performance of the past two days, scepticism abounds.

First, it was Fed officials dropping blatant hints about cutting interest rates at their Dec 11 meeting, then came the Bush administration’s mortgage-freeze offer to ease the sub-prime pressure.

It looks like everyone is pulling out the stops to try and make sure there’s no 2008 recession which, if it does occur, would be disastrous given that it’s an election year.

Even though many experts believe lower interest rates and the Bush bailout package are only temporary band-aids for a gaping housing wound, the short-term response last week was a large bounce in the major indices led by those on Wall Street.

The outcome here was that the Straits Times Index managed to rise 36 points or one per cent over the five days to 3,557.95.

But looking at the aggregate performance over the week doesn’t tell the whole story – on Thursday, the index reversed a 55-point rise to finish a nett 7 points down, a pattern that was repeated yesterday when it first shot up by 60-odd points only to collapse to a nett gain of just 5.4 points.

SingTel and the banks were the main index drivers throughout the week, displaying heightened volatility as the days passed. For SingTel there were no fresh broking reports to justify the vast swings. However, for the banks, several ‘overweight’ calls were issued, including those from Kim Eng, DBS-Vickers, Credit Suisse and BNP Paribas.

Most of these were written after the latest loan figures were issued. Using varying valuation methodologies, analysts still believe the banks to be undervalued, though upside from current levels appears to be between 10 and 20 per cent.

In the second line there was continued play on oil palm/commodity stocks such as Golden Agri, Indoffod Agri, Wilmar and Olam, supposedly because of rising oil prices. Also in focus was the construction sector, mainly featuring Lian Beng and Koh Brothers, while penny stocks such as E-Nets, Jade Technologies and Armada enjoyed some respite from the pressure they sustained throughout November.

In its weekly roundup, AMP Capital Investors said it expects equities to move higher into the year-end, thanks to the prospects of more US interest rate cuts and positive seasonal forces. ‘December has been the strongest month of the year on average over the last 20 years so . . . January is also a strong month.’

However, the fund manager said the next six months will be volatile because of US-led uncertainty.

US investment bank Morgan Stanley said in a Dec 6 currency report that the odds of a US recession are now about one in two.

‘As we expected, and despite the Fed cut, credit market conditions have deteriorated considerably and equity market performance has taken a dive. Accordingly, our preferred model implies a risk of US recession of 48 per cent in the coming 12 months,’ said MS.

In a Dec 3 US Economics report, Morgan Stanley said it believes an earnings recession has already begun, judging by Q3 reported profits. It said the market has not priced this in yet and thus poses a downside risk.

‘Earnings disappointments likely will drag equities lower,’ it said.

 

Source: Business Times 8 Dec 07

Bush’s mortgage plan draws mixed reactions

Filed under: International Property News - USA — aldurvale @ 5:18 pm

No relief for those who can’t keep up teaser rate payments

(WASHINGTON) President Bush’s plan to slow the mortgage meltdown could help hundreds of thousands of people from losing their homes, but many others would get no relief – and the plan’s effect on the broader economy remains a topic of sharp debate.

Under the plan outlined on Thursday, lenders would be given broad latitude to fix troubled loans, notably those with low introductory teaser rates that will reset to higher payments between Jan 1, 2008, and July 31, 2010.

Such modifications would remain voluntary, however, triggering strong criticism from Democrats and consumer advocates.

The biggest winners could be struggling borrowers who nonetheless have kept current with their adjustable loans but cannot afford to refinance when their teaser rates expire. There are an estimated 600,000 of these borrowers, and they might be able to have their low rates frozen for five years.

But borrowers who took out teaser-rate loans to speculate in the housing market likely would be losers, because the plan excludes mortgages where the borrower doesn’t live in the home as a primary residence.

People whose loans already have reset to higher rates won’t necessarily get relief either, nor would an estimated 600,000 borrowers who can’t keep up with their payments even at the low introductory rates. Officials acknowledged that for those borrowers, foreclosure and a return to the rental market is probably inevitable.

By some estimates, nearly 2 million Americans are in danger of losing their homes over the next two years.

Economists say a wave of foreclosures that large could sink the economy into a recession, raising unemployment and spreading hardship to many more Americans.

Treasury Secretary Henry Paulson, who spent weeks spearheading negotiations among mortgage servicers, investors and groups representing borrowers, said troubles in the housing market are the ‘biggest risk to the economy’.

‘This is not a silver bullet,’ Mr Paulson said after meeting with Mr Bush. ‘We can’t put together an industry-wide initiative and suddenly make the excesses and the bad lending practices and so on of the last number of years go away.’

Yet economist Edward Leamer, director of the UCLA Anderson Forecast, said the Bush plan does exactly the opposite of what is needed to revive the housing market by artificially propping up housing values.

‘The market needs buyers,’ Mr Leamer said, and they need to be lured by lower prices and lower mortgage rates.

The design of the Bush plan ‘is deleterious to both of those ends’ by enabling people to stay in houses they can’t afford, while driving lenders to raise rates on new mortgages.

Consumer advocates, however, contend that many of the people facing foreclosure were misled by brokers, who earn higher fees on sub-prime loans designed for people with shaky credit – the kinds of loans that are most likely to go into default.

 

Source: LAT-WP (Business Times 8 Dec 07)

Finally, Horizon Towers en bloc sale gets go-ahead

Filed under: About Condominiums, Singapore Property News — aldurvale @ 5:15 pm

Strata Titles Board rejects objections from minority owners, who have a month to appeal

AFTER months of sometimes bitter wrangling, the collective sale of Horizon Towers looks set to go ahead.

The latest chapter of the saga drew to a close yesterday when the Strata Titles Board (STB) granted an order for the $500 million sale to proceed.

This is in time for the sale of the 99-year leasehold Leonie Hill estate to be wrapped up before a Dec 11 deadline.

The buyers are Hotel Properties (HPL) and partners Morgan Stanley Real Estate and Qatar Investment Authority.

The minority owners objecting to the sale have one month to appeal against the decision. They have yet to indicate if they will do so.

The Horizon Towers saga started earlier this year because several owners were unhappy with the sale price given that prices had surged by the time the HPL-led consortium bought the site at the $500 million reserve price.

The buyers, who had earlier filed a lawsuit against the majority owners for alleged breach of contract, are maintaining their right to sue until the sale is complete.

HPL director Christopher Lim yesterday said: ‘We are pleased that the STB has allowed the collective sale and rejected the objectors’ case, including their allegations of bad faith.’

More than 60 people turned up for the STB decision. The STB tribunal’s chairman Philip Chan announced that the application had been granted. The grounds of decision will be out in due course.

He said the board rejected various points put forward in opposition to the sale. One, a constitutional point, involved a few objectors arguing that en bloc rules infringed fundamental rights.

Other points involved whether the requisite 80 per cent minimum approval level had been obtained and procedural requirements met.

The STB tribunal said it had been guided by the Phoenix Court case. The collective sale of the St Thomas Walk pro- perty was approved. An objecting couple appealed against the STB decision, but the High Court upheld the STB order on Nov 9.

Another point dealt with whether the deal was done in good faith, including the sale price and proposed method of distribution of funds.

The tribunal said one key issue was the purpose of the en bloc rules – to facilitate such sales.

An industry observer said: ‘Generally, there has been a paradigm shift in the approach to interpreting collective sale rules, from a literal manner to a purposive way.’

Mr K Shanmugam of Allen & Gledhill, representing the buyers, said: ‘Our client entered into the transaction in good faith and paid what was then a record price for the property.’

‘The application should therefore have proceeded smoothly, but the market changed. As a result, the case went through a number of critical junctures,’ he said.

They are, however, happy with the end result, he added.

The consortium bought Horizon Towers back in January. The sale application was thrown out by the same STB tribunal in early August because of three missing pages.

The buyers then took out the lawsuit, filed an appeal with the High Court and had the sale deadline extended by four months to Dec 11, as allowed by the contract.

In October, the High Court sent the case back to STB.

Recently, two collective sale applications were rejected by the STB – Airview Towers in St Thomas Walk and Finland Gardens in East Coast Terrace and Avenue.

 

Source: The Straits Times 8 Dec 07

S’pore economy tipped to grow more than 6% next year

Filed under: Singapore Economy News — aldurvale @ 5:13 pm

Experts revise forecasts down slightly but say construction and property will sizzle

DESPITE a cloud of gloom over the United States, private economists here expect Singapore’s economy to grow at a still-respectable rate of more than 6 per cent next year.

The upbeat finding came in a Monetary Authority of Singapore (MAS) quarterly survey of local economists.

The survey produced a median growth forecast of 6.3 per cent for next year. The median is the midpoint across the spectrum of predictions of those surveyed.

This represents a very slight downgrade from the 6.5 per cent median obtained in the previous survey conducted by the MAS in September.

‘The most likely outcome, according to the respondents, is for the Singapore economy to grow by between 6 per cent and 6.9 per cent next year,’ said the survey report.

Analysts say the US faces a possible recession in the wake of the sub-prime mortgage crisis that has triggered a global credit crunch in recent months.

Nevertheless, Singapore’s growth for this year is expected to come in higher than the market had forecast three months ago.

The median of 18 economists surveyed is for Singapore’s gross domestic product (GDP) to expand by 8 per cent this year.

That is up from the 7.5 per cent economic growth rate tipped in the previous survey.

This higher forecast follows stronger-than-expected third quarter growth of 8.9 per cent.

Economists predict that the sizzling construction sector, fuelled by the red-hot property market, will continue to power ahead at a double-digit growth rate.

However, they expect the financial services sector to expand at only slightly over half its pace this year.

The manufacturing sector is also tipped to grow at a slower rate next year.

On the other hand, the market outlook for inflation – the general rise in the price of goods and services – is that it will increase next year.

Economists’ forecasts for inflation range from a low of 2.5 per cent to a high of 4.2 per cent, but the median forecast is for consumer prices to rise by 3.7 per cent next year.

As for this year, the inflation projection was also lifted to a median of 2 per cent from 1.5 per cent in the September survey.

The higher predictions came after inflation hit a 16-year high of 3.6 per cent in October.

Although the global economy is likely to slow down further, the market is forecasting a slight improvement in Singapore export growth next year.

A stronger Singapore currency is on the cards – at least versus the US dollar, which has been on a weakening track, according to most analysts.

The Singdollar is predicted to end next year at $1.40 to the US dollar, says the median consensus.

Yesterday, the Singdollar was trading at about $1.44 to the greenback.

At least one analyst believes the local currency will strengthen to reach $1.34 to the greenback. At the other end of the range is a forecast of $1.46.

 

Source: The Straits Times 8 Dec 07

Japan lowers third-quarter GDP forecast

Filed under: International Economy News - Asia — aldurvale @ 5:12 pm

Central bank will have no chance to hike rates until late next year, analysts predict

TOKYO – JAPAN revised down yesterday third-quarter growth, surprising markets that had expected an upward revision and prompting many to predict the Bank of Japan (BOJ) would have no chance to raise rates until late next year.

Soft capital spending saw gross domestic product (GDP) rise just 0.4 per cent in July-September, compared with an initial estimate of a 0.6 per cent growth and lagging behind the consensus forecast for a revision to a 0.7 per cent growth.

‘It’s quite a bad number and shows Japan’s economy is not in really good health,’ said Norinchukin Research Institute chief economist Takeshi Minami.

‘We expect the next Bank of Japan rate hike to come in July-September next year, but the timing may be delayed further.’

Rate-hike expectations have fallen sharply in recent months.

Swap contracts on overnight call rates are now pricing in a less than 20 per cent chance of a rate hike by March. Just two months ago, a rate hike by March was fully priced in.

The Organisation for Economic Cooperation and Development has said the BOJ should not raise rates until the risk of deflation becomes negligible, and it sees no rate hike until 2009.

The weak outlook for a rate rise boosted Japanese government bonds. Ten-year JGB futures rose briefly from a one-month low hit early in the day.

Financial markets expect the credit crisis in the United States and Europe to tie the hands of the BOJ, which has kept its key policy rate at 0.5 per cent since February.

The central bank wants to restore ultra-low interest rates to more normal levels to avoid the risk of overheating, but it has been stymied by weak consumer prices and worries about global growth.

Its effort to raise rates is made more difficult by increasing caution shown by the world’s central banks over the global market turbulence.

The US Federal Reserve has lopped 0.75 percentage point off its rates and is seen cutting them again next week, while the Bank of Canada and the Bank of England cut rates this week.

The downward revision in GDP was largely due to slowing capital expenditure growth, which was marked down to a 1.1 per cent increase from the initial estimate of a 1.7 per cent rise.

Economists had forecast an upward revision to a 1.9 per cent rise.

The revised data also showed domestic demand shrank 0.1 per cent, compared with a preliminary reading of a 0.2 per cent growth.

‘Today’s data showed domestic demand is pretty weak. The economy is relying on external demand and is quite vulnerable,’ said ABN Amro Securities economist Junko Nishioka.

On an annualised basis, the economy grew 1.5 per cent, much lower than a preliminary reading of 2.6 per cent and economists’ median forecast for a revision to 2.7 per cent.

 

Source: REUTERS (The Straits Times 8 Dec 07)

‘It’s quite a bad number and shows Japan’s economy is not in really good health. We expect the next rate hike to come in July to September, but the timing may be delayed further.’

MR MINAMI, an economist, assessing the surprise revision

China’s policy shift signals concerns about inflation

BEIJING – CHINA’S announcement that it will move to a tight monetary policy from what it called the prudent stance of the past decade may not mark a radical new departure.

But the change in rhetoric suggests the Chinese leadership wants to signal concern about living standards as people fret about inflation.

Analysts say the pronouncement on next year’s policy, from a top-level economic policy committee this week, points to a more intensive use of tools already in play, such as the stricter enforcement of banks’ lending quotas.

‘The official announcement of ‘monetary policy biased towards tightening’ is not really new news,’ Mr Frank Gong, JPMorgan’s chief China economist, said in a note. ‘The authorities have been trying to tighten the monetary environment throughout this year.’

Inflation in October matched an 11-year high at 6.5 per cent and analysts do not expect it to be much different when data for last month is published next week.

Rises in the consumer price index have come almost entirely from food. Some economists argue that since core inflation, which excludes food and energy, has held steady near 1 per cent, the broader economy is not threatened.

That may miss the point. ‘Inflation is still very narrowly confined to a small group of food items, but they’re highly visible,’ said Mr Arthur Kroeber of research firm Dragonomics. ‘Authorities want to be super cautious that they’re seen to be vigilant about inflation.’

The government said on Wednesday its two main economic policy goals for next year were to prevent the economy from overheating and to keep food price inflation from spreading to other sectors.

A string of officials and government think tanks have forecast that inflation will taper to about 4 per cent next year. But the central bank made clear in its third-quarter monetary policy statement that the country could be in trouble if inflationary expectations became entrenched.

The latest batch of data showed meat and poultry cost 38.3 per cent more in October than a year before, vegetables were up 29.9 per cent and food oil climbed 34 per cent.

That makes a serious dent in the average Chinese wallet.

 

Source: REUTERS (The Straits Times 8 Dec 07)

Land sales programme for 1H08 draws good reviews

Large supply of mass market homes but govt holds back on office sites

THE government will release a batch of suburban residential land parcels in the first half of next year but property analysts are divided as to whether there will be enough takers for the homes coming up on the sites.

And on the back of reports that Singapore could see an oversupply of office space come 2010, the government is releasing just one site for office use in its confirmed list in its land sales programme for the first half of next year.

The 21 residential sites on the list will yield 8,250 private homes, including executive condos. This compares to a supply of 8,000 private homes for the second half of 2007.

Eight of these sites – with the capacity for 2,840 homes – are on the confirmed list. The other 13 sites are on the reserve list.

Market watchers said that the large number of suburban residential sites seems to imply that the government is aware that housing prices in popular non-prime locations have risen substantially, which has in turn priced out HDB upgraders.

‘By providing sites in suburban locations that are within or near HDB estates, the completed units are likely to be less pricey as their land costs would be lower,’ said Li Hiaw Ho, executive director for research at CB Richard Ellis (CBRE).

The homes could also be suitable for expats, who are increasingly coming to Singapore on local terms, said Ku Swee Yong, director of marketing and business development at Savills Singapore.

‘As Singapore looks to grow its population, more expats earning in the mid-income range will be coming in,’ Mr Ku said. ‘These expats might not be able to afford homes in the prime districts and so could look at mass market homes.’

Among the sites offered, those at Lorong 2 Toa Payoh, Woodleigh Close, Tanah Merah Kechil and Bishan Street 14 are perceived as the best of the crop. These sites could fetch between $400 and $600 per square foot per plot ratio (psf ppr), CBRE’s Mr Li said.

However, others said that it might have been more prudent of the government to put more sites on the reserve list instead of the confirmed list.

‘The market can be very fickle,’ said Nicholas Mak, director of research and consultancy at Knight Frank. There is good demand for mass market homes at the moment, but this might not be the case in a few months, he said.

On the other hand, the government’s decision to hold off releasing more office sites was well received. In recent weeks, experts have said that Singapore could see a glut of office space after 2010 when several big projects – such as the Marina Bay Financial Centre and the redeveloped Ocean Building – come up.

Yesterday, the government said that it is only releasing one new white site on the confirmed list – bound by Rochor, North Bridge, Ophir and Beach roads and next to Parkview Square – for office and hotel use.

The white site can yield about 1.5 million sq ft of commercial space. Experts said that the site could go for $750-$1,000 psf ppr.

The only other new commercial site, located at North Buona Vista Drive, will be released on the reserve list. An estimated 1.3 million sq ft of commercial space can be developed on the land parcel.

The proximity of the site to one-north will likely see space there being sought after by the research institutes in one north, said Mr Li of CBRE.

 

Source: Business Times 7 Dec 07

Govt’s slate of land sales seen as prudent

List for H1 next year is roughly similar in scale to that for H2 this year

(SINGAPORE) The Ministry of National Development is adopting a measured strategy in its Government Land Sales (GLS) Programme, offering up a slate for the first-half of next year that’s roughly similar in scale to the offerings for H2 2007. Noting that the government is taking a “prudent approach”, some market watchers said the ministry is factoring in the recent caution in the property market triggered by the subprime crisis, but is not dumping land to ease a short-term supply crunch in, for instance, the office market.

“It’s not so bad, just 11 sites in all on the confirmed list. And of these, the eight private residential sites are in suburban locations like Choa Chu Kang, Tampines and Yishun, to cater to upgrader demand,” said a developer of yesterday’s GLS announcement.

For the first half of next year, the government is offering a total of 37 sites in H1 2008 – 11 in the confirmed list (down from 14 for the current H2 2007 programme) and 26 in the reserve list (one site fewer than in the current list).

The latest sites will yield about 8,250 private homes including executive condos (ECs), 4.4 million sq ft in gross floor area of commercial space and 5,850 hotel rooms. This is similar to the 8,000 private homes, 3.8 million sq ft commercial GFA and 6,500 hotel rooms supply for H2 2007.

And reflecting a market-led approach, the bulk of the supply for H1 2008 will continue to come from the reserve list, where sites are launched for tender only upon application by developers.

The latest confirmed list – where sites are released according to a stated schedule regardless of demand – will yield about 3,000 private homes, 1.6 million sq ft of commercial GFA and 1,670 hotel rooms – again close to the 3,000 private homes, 1.78 million sq ft commercial GFA and 1,810 hotel rooms in the current slate.

In all, MND has introduced 17 new sites, six in the confirmed list and 11 through the reserve list.

None of the two new sites with substantial office components are in the financial district, including the sizzling Marina Bay area.

Instead, one site – in the confirmed list – engulfs the Parkview Square development and is bound by Rochor, North Bridge, Ophir and Beach roads, and the other, a reserve-list site, is at one north, next to Buona Vista MRT Station.

“The authorities are adopting a more cautious approach on CBD office supply, despite an immediate supply crunch, because the sub-prime crisis is expected to lead international banks to downsize and scale down their office space requirements,” the developer suggested.

CB Richard Ellis executive director Li Hiaw Ho also described the government’s tack as prudent.

“The current office crunch is a short-term problem. There’s over 10 million sq ft of supply on the horizon, most of which will be completed in 2010 and beyond; so in the mid-term there will be sufficient supply. There’s no point for the government to dump 99-year office sites now as the supply will only be completed in the mid-term because of construction time.

“That’s why government is pushing for conversion of state properties and transitional, 15-year lease sites to address the office shortage in the short- term.”

A seasoned market watcher observed a similarly measured strategy for the residential market, where the high-end segment is now taking a breather after runaway prices fuelled by speculators and specu-vestors earlier.

“MND’s focus is on ensuring there’s sufficient supply in the mid-tier and mass-market private housing segments.

It’s offering a spread of suburban sites for upgrader private condos as well as four EC sites (through the reserve list), to make sure such homes are within the reach of genuine home buyers,” he added.

Three of the four EC sites are new additions – in Yishun, Jurong West and Sengkang East Avenue.

A developer welcomed the government’s decision to include, among its slate of eight residential sites on the latest confirmed list, two landed housing plots – at Westwood Avenue in Jurong West, and Sembawang Greenvale (Phase 2). “There’s really a shortage of landed housing sites,” he added.

He also viewed positively the fact that both hotel sites on the confirmed list – at Race Course Road in the Little India area and Balestier/Ah Hood roads – are in locations suitable for three- and four-star hotels, which are witnessing strong demand from the India and China markets in particular.

MND also highlighted additional sources of space the government will make available in H1 2008 – including about 1.3 million sq ft of commercial GFA from sources like interim use of vacant state buildings and transitional office sites; about 110 private homes including 90 serviced apartments at one north; and 780 hotel rooms.

MND said that 9.5 million sq ft GFA of offices, 4 million sq ft of business park space, 5.6 million sq ft of shops and 8,850 hotel rooms are expected to be completed by 2010.

For the private housing sector, about 44,500 new private homes are slated for completion by 2010, of which 40 per cent or 17,800 units will be in the Core Central Region, which includes all the high-end locations.

On the Singapore Exchange yesterday, the All Singapore Equities (Property) Index ended 12.09 points higher at 1,391.57.

“They are not releasing that many sites. They are calibrating supply very carefully in response to the economy,” the developer said.

 

Source: Business Times 7 Dec 07

Catching Formula One race in high style

Filed under: Integrated Resort — aldurvale @ 3:40 am

Grandstands will also be set up in the S’pore Flyer Garden

FORMULA One (F1) fans hoping for a bird’s eye view of the inaugural Singapore Grand Prix can opt to watch it from the 165-metre tall Singapore Flyer.

Singapore GP has forged a land-use and ticketing partnership with the Flyer under which Singapore GP will establish grandstands with adjoining marquees, lifestyle areas, entertainment and F&B outlets in the Singapore Flyer Garden and adjoining areas facing the track.

The grandstands – reserved for corporate buyers – will be standalone private buildings as opposed to a single large one.

Details are still being hammered out, but Flyer general manager David Beevers reckons ticket prices for corporate boxes in the Flyer Promenade could go between $3,500 to $4,500 each over the three days of the GP.

Pricing and the number of seats are expected to be released in late January 2008 by Singapore GP.

The $240 million Flyer observation wheel, which is expected to open on March 1, 2008, can hold 28 guests in each of its 28 capsules, translating to 784 passengers for every half-hour long ride.

Although tickets for the Flyer can be bought by the public, promenade ticket holders will get preference.

‘Given the number of private land owners around the circuit, the deal will be a good model to use with other interested parties,’ said Michael Roche, executive director of the Singapore GP.

Because the right to sell tickets remains solely with Singapore GP, the company is in talks with venues around the race circuit to engineer additional partnerships.

This will help ’secure unobstructed race views and maximise involvement from as many vantage points as possible’, said Alastair Hunt, Singapore GP’s circuit park manager.

Safety fences, the lighting system and advertising hoardings are expected to serve as obstacles and discourage viewing from unauthorised venues on the periphery of the track.

Singapore GP has also awarded to two companies – PICO Art International and Kingsmen Creatives – the contract to construct some of the grandstands, seating and corporate hospitality suites for the race. The five-year contract is expected to be worth $25 million.

 

Source: Business Times 7 Dec 07

Award of casino bid not known yet: Lian Beng

Filed under: Integrated Resort — aldurvale @ 3:38 am

SINGAPORE construction firm Lian Beng Group, whose share price rose 8 per cent yesterday on speculation that it has won a $500 million casino project, said it has not been told of the outcome of its bid.

‘Lian Beng has submitted a tender but has not been informed of the outcome yet,’ said a company spokeswoman.

A source said the contract to build a part of an upcoming multi-billion dollar Marina Bay Sands casino in Singapore is likely to be awarded next week. A consortium comprising Lian Beng and Koh Brothers, which both called for trading halts yesterday, and privately-held Gammon, are the two shortlisted bidders for the project, the source said.

CIMB-GK Research said in a note yesterday that Lian Beng Group has the advantage of knowing the ground conditions well at Marina Bay, and said it was one of two contenders.

‘We believe LBG stands a better-than-average chance of clinching the casino/museum contract,’ said analyst Song Seng Wun at CIMB-GK, maintaining an outperform rating on the stock and raising its target price to $1.14 from $0.89.

Shares in Lian Beng climbed 7.8 per cent to $0.76 before the trading halt yesterday. The stock has more than tripled this year. Koh Brothers jumped 24.3 per cent yesterday, versus a 0.2 per cent drop in the broader Singapore index.

 

Source: Reuters (Business Times 7 Dec 07)

Allgreen takes on 7 China developments

It will work with Kerry Holdings, Kerry Properties on the commercial, residential projects

ALLGREEN Properties of Singapore is set to move into China in a big way with seven commercial and residential developments together with Hong Kong publicly listed companies Kerry Holdings and Kerry Properties. All the companies are controlled by Malaysian tycoon Robert Kuok.

The projects, which have a total investment amount of 29.3 billion yuan (S$5.73 billion), will be in the cities of Hangzhou, Chengdu, Qinhuangdao and Shenyang.

In a statement released yesterday, Allgreen said that this was in line with the group’s strategy to expand regionally, especially in China, which it views as a ‘long-term growth market’ providing ‘growth and recurrent income’.

Allgreen said: ‘In addition, the group will also be able to better allocate assets to ride out any downturn in the Singapore economy.’

The projects will mostly be residential but hotel, offices and commercial properties can also be expected. These projects also represents the group’s fourth investment in China.

Allgreen appointed Savills while Kerry Properties appointed DTZ Debenham Tie Leung to carry out valuations of the sites and the agreed property value was about 8.64 billion yuan.

Based on the agreed property value, the outstanding land cost and the non-property net asset value of the joint venture companies, the aggregate consideration payable by Allgreen for its acquisition of the equity interests in the joint venture is estimated to be about 967 million yuan.

Allgreen said that the group will fund the project by internal funds and/or external borrowings.

The statement also noted that the group’s aggregate maximum total investment amount in the joint venture is 6.98 billion yuan, representing about 96.2 per cent of its latest net tangible assets as at Dec 31, 2006.

No development time frame was given for the projects.

There is a mixed-use development planned, comprising hotel, offices, retail podiums and apartments on a 67,374 sq m site near West Lake in Hangzhou with a total investment amount of 5.34 billion yuan and Allgreen will hold a 10 per cent stake.

Also in Hangzhou will be a residential development on a 104,521 sq m site at Xiacheng District with a total investment amount of 1.83 billion yuan, of which Allgreen will hold a 35 per cent stake.

Another residential development is slated for Chengdu’s Hi-Tech Industrial Development Zone. To be built on a 46,130 sq m site, it will have a total investment amount of 1.38 billion yuan, of which Allgreen will have a 25 per cent stake.

Allgreen will also hold a 25 per cent stake in a second residential development on a 38,617 sq m site in Chengdu’s Hi-Tech Industrial Development Zone with a total investment amount of 1.16 billion yuan.

In Qinhuangdao, Allgreen will hold a 10 per cent stake in a mainly residential development on a 113,393 sq m site in the West Section of Hebei Street, Haigang District with an investment amount of 2.2 billion yuan.

Also in Qinhuangdao is another residential development on a 92,250 sq m site at the West Section of Hebei Street, Haigang District with an investment amount of 1.35 billion yuan, of which Allgreen will have a 10 per cent stake.

A mixed-use development has been planned for the 172,694 sq m site on the East Side of Qingnian Street, Shenhe District in Shenyang with a total investment amount of 16 billion yuan. Allgreen will take a 30 per cent stake in this project.

 

Source: Business Times 7 Dec 07

Investing to beat inflation

Filed under: Singapore Property News — aldurvale @ 3:34 am

INVESTING with a view to beating inflation sounds like an almost common sense objective, but it is by no means simple. In the last decade or so, it had seemed as if inflation had been tamed; indeed, disinflation was the order of the day. Now with rising oil, food, resource and asset prices, concern over inflation has resurfaced.

For Singaporeans used to sitting on cash, this poses a significant challenge. In the past, risk aversion and the preference for ’safe’ investments may not have hurt as much as assets in fixed income instruments still earned a positive – if modest – real rate of return. But today, based on recent inflation statistics as well as official projections for 2008, that no longer holds true.

As at October, Singapore experienced an inflation rate of 3.6 per cent, against the three month interbank rate of 2.6 per cent, a negative gap of one percentage point. The official projection by the Monetary Authority of Singapore is for inflation to rise to 3.5 to 4.5 per cent next year. Whether this will become a long-term trend is debatable, but in the short to medium term, upticks in inflation are not an unreasonable expectation, given the demand and supply imbalance in the resource markets.

Professionals who advise individuals on their investments should drive home the relative merits of saving versus investing. The former simply keeps money in a low-risk instrument, be it a deposit or money market fund. The latter takes on an element of risk in the hope of a long-term gain. The long history of returns is not reassuring in terms of both inflation and cash. Between 1900 and 2006, as academics at the London Business School have chronicled, inflation was a major force globally. In the UK, inflation averaged 4 per cent and in the US, 3 per cent. Over the period, US and UK investors earned annualised real returns of just one per cent in Treasury bills, the equivalent of cash. And there were negative real returns in five countries. Returns from bonds were not reassuring either. The annualised real return on government bonds across all countries was just one per cent. What is clear from the recent history of Singaporeans’ investment habits is their preference for capital preservation, and for investments to be neatly packaged into an insurance bundle of an investment fund with life protection or a traditional life product with smoothed returns.

More recently, the preference has also been for a plethora of structured products. The big gap in the marketplace, however, has been in inflation protected instruments, whether a fund, a bond or insurancelinked product with inflation indexation. These surely are not difficult for product providers to structure.

The products need not be capital protected, but they should have an inflation-plus return objective. This suggests an absolute return orientation.

Meanwhile, the risk of staying in cash is serious. Just as the magic of compounding can work over time to build a nest egg into a tidy sum, it can work in reverse during inflationary periods to erode the value of savings.

 

Source: Business Times 7 Dec 07

Bank of England cuts interest rates to 5.5%

Filed under: International Economy News - UK — aldurvale @ 3:31 am

ECB keeps rates unchanged, lowers next year’s forecast from 2.3% to 2%

(LONDON) The Bank of England cut interest rates yesterday as a global credit crunch threatened wider economic damage.

But the European Central Bank (ECB) left interest rates unchanged. While it has raised its eurozone growth forecast for 2007 to 2.6 per cent from 2.5 per cent previously, it lowered its forecast for next year to 2 per cent from an initial estimate of 2.3 per cent.

Growth in 2009 was expected to edge up to 2.1 per cent, ECB president Jean-Claude Trichet said.

The ECB kept the benchmark refinancing rate at 4 per cent yesterday, as predicted by economists.

Britain’s central bank cut interest rates for the first time in more than two years, by a quarter point to 5.5 per cent.

‘Conditions in financial markets have deteriorated and a tightening in the supply of credit to households and businesses is in train, posing downside risks to the outlook for both output and inflation,’ the Bank of England said in a statement.

Economists expected the ECB to raise its 2008 inflation forecast yesterday and cut its prediction for growth, illustrating the difficulty policy makers face in deciding what to do with interest rates.

‘The ECB is trapped in a policy void right now,’ said David Brown, chief European economist at Bear Stearns International here.

‘It is hemmed in by rising inflation risks in the short term and mounting downside risks to growth in the longer term.’

The ECB shelved a planned rate increase in September and has since kept rates on hold after the US housing recession made banks reluctant to lend, driving up the cost of credit.

While the ECB has offered banks extra cash to encourage lending, the cost of borrowing in euros for three months jumped to a seven-year high this week.

The US Federal Reserve on Oct 31 cut its benchmark rate by a quarter point to 4.5 per cent, the second reduction in as many months, to shore up growth in the world’s largest economy.

The Bank of England loaned £10 billion (S$29.3 billion) for five weeks as it provided commercial banks with extra cash to help fund them until January.

The UK central bank allocated 16.1 per cent of the total £62.2 billion in bids that it received, it said in a statement here yesterday.

The loans are at the benchmark interest rate.

Money-market rates rose to a two-month high on Wednesday as banks became reluctant to lend to each other on concern about US sub-prime losses and year-end funding.

‘The credit squeeze has intensified,’ said Philip Shaw, an economist at Investec Securities here.

‘It’s going to take longer for the money markets to return to normal than people thought a month ago,’ Mr Shaw said.

Top banks including Citigroup, Merrill Lynch and UBS have announced hefty losses and writedowns in recent weeks on assets tied to the crippled US sub-prime housing market.

 

Source: Reuters, Bloomberg, AFP (Business Times 7 Dec 07)

US house prices to slide 30% before crisis is over: Moody’s

Filed under: International Property News - USA — aldurvale @ 3:28 am

(NEW YORK) Housing markets from Punta Gorda, Florida, to Stockton, California, will crash and suffer price drops of more than 30 per cent before the housing crisis is over, a report from Moody’s Economy.com said yesterday.

On a national level, the housing market recession will continue through early 2009, said the report, coauthored by Mark Zandi, chief economist, and Celia Chen, director of housing economics.

The report paints a worsening picture of the hard-hit housing sector, which is in the midst of its worst downturn since World War II.

While activity will stabilise in 2009, it will not be until 2010 before a measurable improvement in sales, construction and pricing will emerge, the report said.

House prices are forecast to fall 13 per cent from their peak through early 2009. After accounting for incentives home sellers are offering buyers, effective declines peak-to-trough will total well over 15 per cent, the report said.

Punta Gorda, Florida, and Stockton, California, are the hardest hit markets in the US, with price declines from peak-to-trough forecast at 35.3 per cent and 31.6 per cent, respectively.

These markets have been hard hit due to several reasons, namely the exiting of investors from the areas, a fair amount of subprime mortgage loans causing an increase in foreclosures and overbuilding by home builders, Mr Zandi said.

Home sales, however, should hit a bottom in early 2008, which will mark a 40 per cent drop from peak-totrough.

‘The housing market’s most fundamental problem is it is awash in unsold inventory,’ the report said.

In addition, the housing downturn will take a large toll on the rest of the economy. During the height of the boom in 2004-05, housing contributed nearly a percentage point to annual real gross domestic product, or GDP, growth.

In the current downturn, housing will subtract more than one percentage point from US economic growth this year, and a percentage point and a half in 2008, with the effect on growth seen most pronounced next spring and early summer. ‘The intensifying housing recession is expected to weigh on the broader economy, but not break it,’ the report said.

The Moody’s Economy.com’s report, titled ‘Aftershock: Housing in the Wake of the Mortgage Meltdown,’ said that when house prices hit their nadir, some 80 of the nation’s 381 metropolitan areas will experience a double-digit peak-to-trough price decline.

Price declines, however, will vary in degree throughout the nation, with more than a 15 per cent peak-totrough expected around Washington and Detroit.

Significant declines are also expected throughout most of Arizona, California, Florida and Nevada.

During the housing market’s heyday, speculative activity was rampant in these areas, causing prices to surge much higher than other regions.

The Northeast corridor, and markets such as Boise, Idaho, along with Denver and Salt Lake City, will experience between 5 per cent and 15 per cent declines. In the rest of the industrial Midwest and parts of the Mountain and Pacific Northwest, prices will fall more modestly.

While some point to rising default rates in the subprime mortgage market, which caters to borrowers with poor credit histories, as the root cause of the problems plaguing the housing market, Moody’s Economy.com said an unwieldy supply of unsold homes is the prime factor.

 

Source: Reuters (Business Times 7 Dec 07)

US investment banks fall to analysts’ knife

Cuts made to profit, share price forecasts in the face of continued credit market turmoil

(LONDON/NEW YORK) Citigroup, the biggest US bank, and Goldman Sachs, the largest securities firm, had their earnings estimates cut by analysts who say credit-market ‘turmoil’ would generate losses into next year.

The collapse of the US sub-prime mortgage market has also prompted analysts to reduce earnings estimates for New York-based Morgan Stanley, Merrill Lynch, Lehman Brothers and JPMorgan Chase & Co.

CIBC World Markets’ Meredith Whitney, whose downgrade of Citigroup last month helped wipe out US$369 billion of US stockmarket value, has cut her 2008 profit estimate for the bank by 10 per cent and predicts more losses from mortgages.

Additional writedowns would add to the US$66 billion that securities firms and banks have already announced for mortgage-related assets hurt by the worst US housing recession in 16 years.

‘Stability will only be reached when sellers ultimately clear assets, cleansing their balance sheets,’ Ms Whitney wrote in a note to investors. ‘We anticipate that timing to be nearer to the second half of 2008 than the first.’

Mortgages to borrowers with home equity of less than 10 per cent will generate 2008 losses of as much as US$6.5 billion for New York-based Citigroup, Ms Whitney said.

Goldman’s fourth-quarter earnings estimate has been cut to US$7 a share from US$8.15 by Citigroup analysts.

Citi Investment Research analyst Prashant Bhatia now expects Merrill, the third-largest US securities firm by market value, to report a loss of US$2.50 a share for the fourth quarter. He had previously estimated a profit of 85 US cents. The analyst has also cut his share price forecast to US$85 from US$90.

CIBC has also lowered its 2008 and 2009 earnings-per-share estimates for JPMorgan, the third-biggest US bank, by 10 per cent. Ms Whitney has cut her share price estimate for Morgan Stanley, second to Goldman among securities firms, to US$68 from US$78 because of the ‘intense credit-market disruptions’ of the past three weeks.

She has also reduced her 2008 profit prediction to US$7.50 a share from US$9.30.

JPMorgan, also based in New York, will fare better than its rivals because of greater ‘flexibility provided by its excess capital’, according to Ms Whitney.

JPMorgan has fallen the least this year among the top five US banks listed on the New York Stock Exchange, with a 7 per cent decline. The stock was up 75 US cents, or 1.7 per cent, at US$44.90 in composite trading at 4pm on Wednesday.

Citigroup, down 40 per cent this year, climbed US$1.14 to US$33.69. New York-based Morgan Stanley, the second-largest US securities firm by market value, has lost 26 per cent this year. It rose 10 US cents to US$50.11 on Wednesday.

Goldman shares rose to US$218.26 from US$215.22.

Citigroup analysts’ Q4 earnings estimates for Lehman, the No 4 US securities firm, have been cut to US$1.40 a share from US$1.90.

Merrill rose 62 US cents to US$57.75 on Wednesday and Lehman advanced to US$60.01 from US$59.61.

 

Source: Bloomberg (Business Times 7 Dec 07)

US mortgage relief package could avert 1m foreclosures

Filed under: International Property News - USA — aldurvale @ 3:23 am

(WASHINGTON) A mortgage relief package hammered out by the US administration and major lenders could help more than one million homeowners avert foreclosure in the next two years, a White House official said yesterday.

The official said the plan, to be formally announced later in the day, would involve refinancings or freezing of interest rates or payment levels for borrowers with sub-prime loans, made to borrowers with poor credit records.

‘No one wins when a house is foreclosed on,’ the official said on condition of anonymity. The plan, devised by US Treasury officials with major lenders and investors, would help struggling homeowners refinance adjustable-rate loans to avoid a higher payment or freeze the current interest rates ‘for some time,’ the official said.

‘This private sector agreement could help more than a million qualified homeowners with sub- prime loans to avoid foreclosure over the next couple of years,’ the official added. The plan was set to be announced amid growing concerns that the slump in housing and rising home loan defaults could tip the US economy into a downturn.

Various estimates indicate two million or more homeowners are at risk of default because of a hike in interest rates that would mean higher payments on adjustable-rate mortgages or other sub-prime loans that offered low initial rates.

Others warn that an effort to impose new terms on mortgages could send a chill through financial markets and possibly deepen the crisis.

The White House official said the plan was agreed upon by the Hope Now Alliance, a group that includes mortgage lenders and services as well as investors holding mortgage-backed securities. The plan apparently would not be binding but could be widely implemented because it has the support of major lenders and investors.

The official said the plan is aimed at ‘qualified homeowners’ who live in their homes but are unable to make the higher payments on their sub-prime loans once the interest rates reset, but can at least afford the existing payments.

The official said the plan includes ‘a set of industry-wide standards’ to provide relief to these borrowers.

Democratic New York Senator Hillary Clinton said earlier that the administration appears to be seeking an interest-rate freeze for ‘a very narrow group of borrowers.’ ‘That is unfortunate because this crisis demands a more comprehensive approach that is adequate for the scale of the problem,’ the Democratic presidential candidate said.

Mrs Clinton has proposed a 90-day moratorium on all foreclosures on sub-prime, owner-occupied homes, an interest-rate freeze on all sub-prime adjustable mortgages for at least five years, and reports from lenders on their success rate in modifying loans.

 

Source: AFP (Business Times 7 Dec 07)

Property players likely to zoom in on central locations

Topping the list is multi-use ‘white site’ not far from Bugis MRT

DEVELOPERS, and eventually homebuyers, can take their pick from 21 plots that the Government will release for private housing between now and June.

Property players, however, are likely to zoom straight in on the handful of land parcels that are more centrally located, industry experts say.

At the top of the list is the multi-use ‘white site’ bounded by Ophir Road, Beach Road and Rochor Road. The property sits next to Parkview Square and is a stone’s throw from Raffles Hospital and the Bugis MRT Station.

The sale of this 2.74ha plot will ‘kick-start the development of the… Rochor Road/ Ophir Road corridor’, linking Marina Centre to the Bugis area, the Ministry of National Development (MND) said yesterday.

The site, which will be launched for sale in June, must have some area set aside for offices and hotels, but the rest of the space can be put to other uses such as residential.

Bids will likely come in at $750 to $850 per sq ft per plot ratio (psf ppr) for this site, said Mr Nicholas Mak, the director of research and consultancy at Knight Frank.

Apart from this plum plot, there are a few other attractive residential sites, consultants say.

One is a new site at the corner of Woodleigh Close and Upper Serangoon Road, next to the Blossoms@Woodleigh condominium. It is near the yet-to-be-opened Woodleigh MRT Station on the North-East Line.

About 270 homes can be built on the 1.07ha plot, to be launched for sale in April.

Another choice site is at the junction of Lorong 2 Toa Payoh and Lorong 3 Toa Payoh, within walking distance of the Braddell MRT Station.

This 1.4ha site can host 535 homes and will be put up for sale in February. It was previously on the reserve list for developers to indicate interest, but it saw no takers. It has now been moved to the confirmed list to be launched at a fixed date.

Mr Li Hiaw Ho, the executive director of CB Richard Ellis research, picked out two more sites as being among the ‘best of the crop’.

The first, at Bishan Street 14, has an area of 1.2ha and can host a 535-unit project.

The other is a 1.19ha site at New Upper Changi Road.

These four residential sites may fetch prices in the range of $400 to $600 psf of potential gross floor area, Mr Li estimated.

Mr Mak has noted, however, that apart from the Woodleigh Close site, which is new, the other plots have been available for some time on the Government’s reserve list.

Reserve list plots will not be launched for sale unless a developer comes forward to bid for them. Usually, choice plots on the reserve list will move quickly.

Those that remain to be ‘recycled’ for the next round of land sales are generally less attractive.

This time, however, the ‘recycled’ plots are quite plum, said Mr Mak.

If even these sites cannot find takers, ‘maybe developers already have enough on their plates’, he said.

In that case, perhaps the Government is offering more sites than the market is ready to absorb, he suggested.

For private housing alone, the MND has added 12 new sites to its land sales programme, including the Woodleigh Close plot.

Others include sites at Choa Chu Kang Drive, Tampines Avenue 1, Upper Changi Road North, Chestnut Avenue, Upper Thomson Road, Sengkang West Avenue and Sembawang Road.

There are also three executive condo sites, as well as a plot for landed homes at Sembawang Greenvale Phase 2. This landed parcel will be put up for auction in February to cater to smaller investors.

Outside land sales, the Government will also offer about 110 private housing units, including 90 service apartments at one-north. It will also provide 120,000 sq m of commercial space.

 

Source: The Straits Times 7 Dec 07

More land for mass market private homes released

The 21 residential sites will help meet demand and avert sharp price increases

PRIVATE home buyers look set to be spoilt for choice after the Government unveiled an expansive programme of land sales for the first half of next year.

The big winners will be mass market buyers, who include home buyers upgrading from HDB flats.

A total of 21 residential sites – mainly mass market ones – feature in the programme including new plots at Choa Chu Kang, Tampines and Sengkang.

Industry observers say the move could help soak up strong demand for these homes and avert potentially sharp mass market price rises.

Counting commercial and hotel sites, the programme comprises 37 sites, after the Government released its largest-ever land package of 41 sites six months ago for the current second half year.

There are three commercial sites, two ‘white’ multi-use sites, one commercial-cum-residential site and 10 hotel sites – yielding about 8,250 homes, 410,000 sq m gross floor area of commercial space, and 5,850 hotel rooms.

‘This supply will be sufficient to meet the demand for the various properties over the medium-term and support the continued growth of our economy,’ said the National Development Ministry in a statement yesterday.

Industry observers say the programme comes as sentiment in the local property market has weakened due to the United States sub-prime mortgage crisis, high oil prices and a possible US economic slowdown.

Developers have also recently said it is difficult to micro-manage the market, which has taken almost a decade to turn around. Owing to this uncertainty, some consultants worry the mass market home supply may be a tad too much for the market.

‘This package comes across as fairly aggressive in addressing supply shortages because we still have the subprime problems, which remain very uncertain,’ said Chesterton International’s head of research and consultancy Colin Tan. ‘If the US economy is affected, Singapore’s real estate sector will surely be hit in some way.’

The land sales programme includes 17 new sites for sale, up from 15 this half year.

There are 11 confirmed sites – those that will be put up for sale on scheduled dates. Eight of these are residential, mostly in suburban areas such as West Coast Crescent, Yishun and Sembawang.

CBRE research executive director Li Hiaw Ho said the release of several suburban plots suggests the Government is aware that prices in popular non-prime locations have risen substantially – pricing out potential HDB upgraders.

The latest programme has 26 reserve-list sites, including five new residential sites in areas such as Chestnut Avenue, as well as three executive condominium sites that were recently announced.

Reserve-list sites are put up for sale only when a developer commits to bid a minimum price.

This time round, there are fewer commercial sites, with just one white site – a coveted plot in the soon-torevamped Ophir/Rochor area – up for confirmed sale. Consultants said this bodes well for the market as supply will come onstream from 2009.

 

Source: The Straits Times 7 Dec 07

RESPONSE TO TOURIST BOOM: More hotel plots up for sale next year

Filed under: About Commerical Property, Singapore Property News — aldurvale @ 3:03 am

TEN hotel sites will be made available next year to meet demand from the fast-growing tourism sector.

Three are new sites in the Government’s land sales programme for next year, while the others are carried over from last year’s programme, said the Ministry of National Development yesterday.

One of the new sites is between Balestier Road and Ah Hood Road, near the Sun Yat Sen Nanyang Memorial Hall. It had been put up for sale before but there were no takers, so the Government enlarged the parcel to include a park and an adjacent land plot.

The other two new sites are downtown. One is at the corner of Gopeng and Peck Seah Streets, and can host 330 hotel rooms. The other is at the corner of Clemenceau Avenue and Havelock Road, and can accommodate 260 rooms.

The Balestier Road site, which can hold 675 rooms, is on the confirmed list and will be released in March. The only other hotel site on the confirmed list is at the junction of Race Course and Bukit Timah Roads. It will be launched for sale in February.

All the other hotel sites on sale, including the Gopeng Street and Clemenceau Avenue plots, are on the reserve list. This means they will not be launched for tender until a developer puts in an acceptable bid.

The other reserve list plots are at Victoria Street, New Bridge Road, Kallang Road, Jalan Bukit Merah, Jalan Besar and Bernam Street.

 

Source: The Straits Times 7 Dec 07

Rising inflation putting pressure on S’pore firms to raise pay by over 5%

Filed under: Singapore Economy News — aldurvale @ 3:01 am

Current budgets may allow for measly 0.5%-1% hike in real wages

THE higher inflation tipped for next year is pressuring companies to raise wages by more than what they are currently prepared to give, according to human resources services company Hewitt.

Companies have, on average, budgeted a 5 per cent wage hike for next year, according to an April-May survey conducted by Hewitt covering 180 companies across sectors like hospitality, energy, retail and logistics.

About 11 per cent of the firms polled were Singapore-based; the rest are from overseas. Ninety are units of United States-based firms.

Inflation next year was expected to hit around 2.5 per cent when the survey was carried out. Recent data, however, suggests prices could shoot up by as much as 4 per cent to 5 per cent in the first half of next year.

If companies keep to their budgeted figures, real wage increases could come to only a measly 0.5 per cent to 1 per cent, at least during the early months of next year.

That may, in turn, spark a fresh round of musical chairs for junior and middle managers, especially in talentstrapped, high-growth sectors such as financial services, said Ms Tan Yee Deng, a Hewitt executive covering remuneration issues in Singapore and Malaysia.

These employees, who have typically worked two to five years and earn $3,000 to $5,000 a month, will be hit hardest by escalating costs of living.

‘These people are the most likely to move to other jobs which offer much higher pay hikes than 5 per cent.

So, we may see turnover rates much higher than the current 8 per cent to 12 per cent range for these positions in the first half of the year,’ Ms Tan said.

In the last few years, real wage increases among Singapore companies averaged about 3 per cent and closely tracked gross domestic product (GDP) growth and inflation.

The spectre of a US economic slowdown that could hit Singapore’s GDP growth next year, however, has placed Singapore companies in a quandary.

They must lift wages to retain talent in a tight labour market but they need to keep a lid on business costs, given the prospect of a slowing economy.

A senior executive of a US-based multinational electronics company said his firm ‘may revise the wage budget to address concerns about rising inflation’.

But retaining talent, rather than factoring for inflation, was the key element pushing Singapore companies, like power outlet maker Eubiq, to raise wages for most employees by between 7 per cent and 20 per cent.

‘We offer competitive wages to retain talent. It is also clear that living expenses are rising, so the minimum wage increase for our staff is 5 per cent,’ said Mr Ng Joo Kok, the firm’s director of global business.

Hewitt’s Ms Tan said companies could make their junior and middle-management staff feel more reassured in their current jobs by enlarging the fixed portion of their annual pay, so that they get a higher salary every month.

 

Source: The Straits Times 7 Dec 07

OECD warns of inflation risk in China

PARIS – CHINA’S economy faces serious inflation risks which, if unchecked, could fuel yet more speculation in stocks and property, the Organisation of Economic Cooperation and Development (OECD) said yesterday.

Economic growth is likely to reach 10.7 per cent next year and 10.1 per cent in 2009, the OECD said in its twice-yearly Economic Outlook report, meaning China would experience seven consecutive years of doubledigit expansion.

‘The economy has moved to a situation of excess demand with increasing pressure on monetary aggregates,’ it said.

‘If this situation persists and global food prices do not moderate as expected, there is a risk of inflation becoming entrenched.’

The OECD’s warning coincides with a markedly growing emphasis on inflation among policymakers in Beijing.

Inflation in China hit a 10-year high of 6.5 per cent in August and again in October, while for the full year it is likely to be 4.4 per cent.

‘Speculative activity has already increased, both in the equities market and in real estate markets in southern coastal areas,’ the OECD said.

 

Source: AGENCE FRANCE-PRESSE (The Straits Times 7 Dec 07)

Boom times could soon be over for China banks

Filed under: International Economy News - China — aldurvale @ 2:56 am

Bad loans are set to rise, even as govt moves from prudent to tight policy

SHANGHAI – THE fat years may be ending for Chinese banks as bad loans increase and monetary policy tightens.

After government bailouts and reforms ended a debt crisis early this decade, bad loans could rebound because of exposure to China’s red-hot property market. But a debacle on the scale of the United States sub-prime credit crisis remains very unlikely, officials and analysts say.

‘The good days for China’s banks are about to end,’ said Mr Qiu Zhicheng, an analyst at Haitong Securities in Shanghai.

‘China’s economy is near the peak of its cycle and growth is slowing down. Banks, the biggest beneficiary of this round of the economic boom, will start to suffer.’

While strong profit growth could be crimped by tighter economic policy, Chinese banks and their share prices will probably continue to outperform lenders in most developed economies that are much more vulnerable to the global credit squeeze.

But regulators are pressing banks to cut loan growth, and the central government announced on Wednesday that it was moving to ‘tight’ monetary policy after a decade of ‘prudent’ policy.

Some banks have already begun to suffer from bad loans in the second half of this year, official data shows.

Outstanding non-performing property loans at Guangdong Development Bank (GDB), in which Citigroup has a major stake, rose by 1.05 billion yuan (S$205.7 million) in the first 10 months of this year, according to the transcript of a speech by Mr Liu Mingkang, chairman of the China Banking Regulatory Commission, China’s top banking watchdog.

As a result, he said he had put GDB on an internal list of about 10 Chinese banks ordered not to extend new loans before the end of the year. These banks may receive further guidelines to restrict loan expansion next year.

‘A rapid increase of asset prices will add overall risk to the national financial system and create considerable credit risk in the banking sector,’ Mr Liu said in a closed-door speech made to senior Chinese bankers and local regulators in late October.

A slight slowdown in the overall economy next year may also sour some loans in overheated sectors such as steel and cement.

‘China’s economy might slow considerably in the next year, in which case the banking industry would bear the brunt and bad loans would rise sharply,’ says Mr Lin Yan, a Fitch Ratings analyst in Beijing.

The non-performing loans ratio of major Chinese banks now averages 5 to 6 per cent, compared to more than 20 per cent before 2003, when Beijing began to use its foreign exchange reserves to bail out institutions such as Bank of China and China Construction Bank.

Some analysts estimate the ratio may rise by 1 or 2 percentage points next year, especially if the government’s efforts to curb the property market misfire.

The authorities are using taxes and administrative steps to try to cool the market gradually, but there is the risk of a sudden pullback of prices.

 

Source: REUTERS (The Straits Times 7 Dec 07)

Bank of England cuts benchmark rate to 5.5%

Filed under: International Economy News - UK — aldurvale @ 2:44 am

LONDON – THE Bank of England has cut its benchmark interest rate for the first time in two years, saying inflation is likely to slow as higher credit costs hurt economic growth.

However, the European Central Bank in Frankfurt left interest rates unchanged at 4 per cent, as policymakers weighed the risks of accelerating inflation against signs of slowing economic growth.

In London, the Bank of England’s nine-member Monetary Policy Committee, led by governor Mervyn King, reduced the bank rate by a quarter-point to 5.5 per cent.

‘Conditions in financial markets have deteriorated, and a tightening in the supply of credit to households and businesses is in train, posing downside risks to the outlook for both output and inflation further ahead,’ the bank said in a statement accompanying its decision in London yesterday.

The slowest services growth in four years and surging money market rates led Bank of England policymakers to set aside concerns about faster inflation expressed just last week by Mr King.

With consumer confidence at its lowest since 2004, banks, including Morgan Stanley, say house prices may decline next year.

‘This is likely to be the first of several rate cuts,’ said Mr James Knightley, an economist at ING Financial Markets, who changed his forecast yesterday and predicted a reduction.

Britain’s benchmark is still the highest among the Group of Seven industrialised nations.

Mr King signalled the bank was planning rate reductions last month when he forecast the economy would slow ’sharply’ next year after expanding more than 3 per cent this year.

Yesterday’s decision followed rate cuts by the United States Federal Reserve, as policymakers tried to shield the economy from the fallout of the collapse of the US sub-prime mortgage market.

‘Although upside risks to inflation remain, which the committee will continue to monitor carefully, slowing demand growth should ease the pressures on supply capacity, bringing inflation back to target in the medium term,’ the bank said in its statement.

 

Source: BLOOMBERG NEWS (The Straits Times 7 Dec 07)

US housing slump could last up till early 2009

Filed under: International Property News - USA — aldurvale @ 2:38 am

NEW YORK – HOUSING markets from Punta Gorda in Florida to Stockton in California will crash and suffer price drops of more than 30 per cent before the housing crisis is over, a report from Moody’s Economy.com said yesterday.

The United States housing recession will continue up till early 2009, said the report, co-authored by Mr Mark Zandi, chief economist, and Ms Celia Chen, director of housing economics.

The report paints a worsening picture of the housing sector, which is in the midst of its worst downturn since World War II.

While activity will stabilise in 2009, it will not be until 2010 before a measurable improvement in sales, construction and pricing will emerge, the report said.

House prices are forecast to fall 13 per cent from their peak up till early 2009. After accounting for incentives home sellers are offering buyers, effective declines peak-to-trough will total well over 15 per cent, the report said.

Punta Gorda, Florida, and Stockton, California, are the hardest hit markets in the US, with price declines from peak-to-trough forecast at 35.3 per cent and 31.6 per cent, respectively. ‘This is the most severe housing recession since the post-World War II period,’ Mr Zandi told Reuters.

Home sales, however, should hit a bottom early next year, which would mark a 40 per cent drop from peak-totrough.

‘The housing market’s most fundamental problem is it is awash in unsold inventory,’ the report said.

In addition, the housing downturn will take a large toll on the rest of the economy.

During the height of the boom in 2004 and 2005, housing contributed nearly a percentage point to annual real gross domestic product growth.

 

Source: REUTERS (The Straits Times 7 Dec 07)

December 6, 2007

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Hong Fok’s Orchard site plans

Filed under: About Condominiums, Singapore Property News — aldurvale @ 12:32 pm

It plans to develop International Bldg site with $62m state plot it is buying

HONG FOK Corporation yesterday gave a glimpse of its plans for a commercial development on the combined site of its International Building property at Orchard Road and an adjoining 9,023 square feet plot along Claymore Hill that it plans to buy from the state for $62.35 million.

Based on earlier reports, International Building, inclusive of a surface carpark at the rear, has a total land area of 45,467 sq ft. In its statement to the Singapore Exchange, Hong Fok said that unless prior written permission of the government is given, the land it plans to purchase from the state will be used together with its International Building site for the purpose of commercial development with a gross plot ratio not exceeding 6.16.

Market watchers said that based on this plot ratio, the combined 54,490 sq ft site – comprising International Building, including its surface carpark, and the state plot Hong Fok plans to buy – can be developed into a commercial project with 335,660 sq ft maximum gross floor area (GFA). Assuming an 80 per cent efficiency, the net lettable area would work out to about 268,530 sq ft.

Hong Fok did not elaborate on its plans for International Building, but market watchers said that it has a few options. One would be to do a full redevelopment on the enlarged site (including the state plot being purchased), involving tearing down the present 12-storey retail and office block.

Another option would be to spruce up the old block and connect it to a new extension that could be developed on the new site alone, or on the new site as well as the carpark.

Market watchers said that based on a full redevelopment scheme and assuming a 335,660 sq ft maximum GFA, the construction costs, fees and interest would easily amount to about $170 million. They also reckoned that Hong Fok may have to pay a development charge to the state for building a bigger project.

In its release yesterday, Hong Fok said that it has accepted an offer by the Singapore Land Authority to alienate the state land on a freehold basis for $62.35 million.

The offer was made following an application by Hong Fok to buy the land, and the proposed alienation is subject to several terms and conditions. Hong Fok will fund the purchase by bank borrowings.

Hong Fok also owns The Concourse at Beach Road, where it is expected to develop apartments for sale.

On the stock market yesterday, Hong Fok ended six cents higher at $1.33.

 

Source: Business Times 6 Dec 07

Sky@eleven will boost SPH earnings: Tony Tan

Filed under: About Condominiums, Singapore Property News — aldurvale @ 12:31 pm

Analysts estimate project to yield up to $450m profit

SINGAPORE Press Holdings is expecting a significant boost to its profits for this financial year and the next – from its Sky@eleven condominium project. In his speech at the media group’s annual general meeting yesterday, SPH chairman Tony Tan said: ‘On the property front, our launch of Sky@eleven, a luxury condominium project at

Thomson Road, was greeted with overwhelming response. All 273 units were sold out within hours of the soft launch in January 2007.

‘ SPH will enjoy a significant boost to its profits in the next two financial years from contributions from Sky@eleven.’

‘The last financial year has been a good year for SPH,’ said Dr Tan. ‘With group operating revenue of $1.16 billion, net profit attributable to shareholders crossed the half-billion mark to hit $506.2 million.’

The group’s $506.2 million net profit was 18.1 per cent higher than the previous year’s $428.5 million, which included an exceptional gain of $66.8 million.

The FY2007 results included a maiden profit recognition of $47.8 million from Sky@eleven. Profits from Sky@eleven are being recognised on a percentage-of-completion basis and temporary occupation permit (TOP) is expected in early 2010.

Analysts had estimated total profits from the project at $350 million to $450 million.

At yesterday’s AGM, some shareholders were concerned about the group’s core print business, citing trends of declining newspaper readership in other developed countries.

Another shareholder asked about generating more revenue from online media. Responding, Dr Tan said that the group is continuing to invest in other media platforms.

‘$100 million has been earmarked to invest in the Internet (business). So when the trends overseas come to Singapore, SPH will be prepared and be in a good position to exploit the online space.’

Like any new business venture, building revenue from online services will take time, he said.

Dr Tan also said that SPH is making further inroads into the online search business. Online search and directory services for the China and Singapore market are expected to be rolled out next year, as well as regional online classifieds, he said.

Both are part of the joint venture formed last year with Norwegian media group Schibsted ASA. ‘Online directory portals will be the future for SPH,’ Dr Tan said.

The traditional core newspaper and magazine business continued to make up the bulk of profits for the group, and investing in its current stable of papers continues.

Singapore’s first Chinese freesheet my paper will be revamped into a full-fledged bilingual newspaper early next year. It will have equal emphasis on the Chinese and English languages and will be expanded into a 48-page paper from its current 24-page format.

‘Circulation of our other newspapers, such as The Business Times, Berita Harian and Tamil Murasu, also registered creditable increases on the back of strong support from readers and advertisers,’ said Dr Tan.

SPH announced yesterday that directors Cheong Choong Kong and Lee Ek Tieng would step down. Dr Cheong was appointed a director of SPH in 1997. Mr Lee joined SPH as a director in 2001.

 

Source: Business Times 6 Dec 07

Simpler rules for deciding DC payment from Jan

URA will use only 2003 Master Plan to cap development baseline values

RULES on whether proposed building works will have to pay a Development Charge are to be simplified.

The DC, which can be payable when land is redeveloped more intensively, is at present calculated using baselines set in the 2003 Master Plan, or sometimes with the earlier MPs of 1958 or 1980. From January 1, the Urban Redevelopment Authority (URA) intends to use only the 2003 MP to cap development baseline values.

However, some existing developments will have their higher baseline values safeguarded, and will be exempt from paying a DC even if the site is redeveloped to a baseline value higher than MP 2003.

After the recent increase in DC rates, the charge can in some cases amount to more than $100 million, which is a hefty amount compared to the average of $250 million that the URA has collected annually in DCs for the last five years.

The URA said yesterday that only about 2 per cent of all existing private land lots (or about about 1,700 plots mostly in the Central Region) have high historical baselines and even fewer approved developments are built over the plot ratios stipulated in MP 2003.

One such development, which is currently up for collective sale, is Pacific Mansion in River Valley.

Marketed by Savills Singapore, its director of investment, Steven Ming, estimates that the 45-year-old Pacific Mansion is currently built up to a 3.84 plot ratio.

Under the MP 2003, the plot ratio for the area is only 2.8, but Mr Ming says that the URA will permit any new development built on the site to be built up to the present plot ratio of 3.84, making the site particularly attractive as no development charge will be payable.

Mr Ming says that if the URA had not honoured the existing built up plot ratio and not given a development charge exemption, and instead levied development charges based on the existing gross floor area, the development charge for a new development built up to a plot ratio of 3.84 would amount to around $112.8 million, based on the current DC rate of $9,100 psm for the area. This, incidentally is almost three times the DC rate at the end of 2003 when it was about $2,300 psm.

The savings from not having to pay a DC is ‘hypothetical’, as most developers would have factored this into the land value. But as DC rates rise, so does this hypothetical development charge. Mr Ming adds: ‘This is definitely a figure that a developer will consider when looking for a collective sale site.’

Another attractive site on the market is Elizabeth Towers at Mount Elizabeth which has an indicative price of $673 million or about $2,666 per square foot per plot ratio (psf ppr).

Marketed by Newman & Goh, its head of investment sales Jeffrey Goh estimates that the existing building is currently built up to a plot ratio of 4.65 while the plot ratio based on the MP 2003 is also 2.8.

And Mr Goh added: ‘With Westwood Apartments (off Orchard Boulevard) setting a new benchmark price, I expect DC rates to be revised upwards again.’

As with Pacific Mansion, a redeveloped Elizabeth Towers can be built up to the existing built up plot ratio. And the charge of about $110 million, based on the current DC rate of $11,900 psm for the area, is not payable.

But there are not many of such sites around.

Also up for sale with no DC payable is Grange Heights on Grange Road. It is marketed by Jones Lang LaSalle, whose regional director, Lui Seng Fatt, says that not all old developments see such huge figures in the exempted DC amount. ‘For many developments, it may be around $10 million,’ he said.

Indeed, for most developments on the collective sales market, there will be no DC payable because the existing development has not been built up to the current MP 2003 plot ratio.

Willyn Ville at Holland Village is currently built up to an estimated 1.3 plot ratio, even though the plot ratio based on earlier MPs was higher than the 1.4 stipulated in MP 2003.

The difference of course is that Willyn Ville was never built up to the old plot ratios. It is marketed by Chesterton International, whose associate director, Mark Yuen, said: ‘A development that has been built up over the existing MP 2003 is different because the government can’t take back what has already been paid for.’

The revised baseline definition was first announced in 2003. Before the change, development baselines were determined by the highest baseline in MP 1958 or 1980 or that of the approved development.

 

Source: Business Times 6 Dec 07

URA ends suspense with award of Marina View site

Filed under: About Condominiums, Singapore Property News — aldurvale @ 12:28 pm

MGPA’s bid is about half the price it paid for plot next door

(SINGAPORE) The Urban Redevelopment Authority finally awarded Marina View Land Parcel B to Macquarie Global Property Advisors (MGPA) unit MGP Kimi Pte Ltd yesterday, about three weeks after the tender for the 99- year leasehold site closed.

The longer-than-usual time to evaluate the tender, which was based solely on price, had led market watchers to speculate the state’s reserve price for the confirmed list site might not have been met. The reserve price for confirmed list sites is confidential, the URA said yesterday, when asked by BT.

The tender for the plot had attracted just two bids, and the higher offer, by MGP Kimi, of $779.42 psf ppr, was less than most market watchers had expected, even after factoring in a minimum hotel component stipulated for the plot.

MGPA’s bid for Land Parcel B was about half the $1,409 psf ppr it paid for the next door Land Parcel A in September. However, the earlier site does not have any requirement for hotel use. Hotel land values are significantly lower than office values and this partly accounted for the lower bid for Land Parcel B, analysts have said.

Another factor was new caution that has set in among developers following the sub-prime lending crisis in the US.

Office investors are especially wary, as the sub-prime lending worries may directly clip demand by big banks for Singapore office space. An extra concern is that the government has been stating that it will boost supply of office land in the next few years to alleviate the current shortage.

Notwithstanding all these factors, some market watchers had suspected that the top bid for Land Parcel B could have been below the state’s reserve price and that it may not be awarded. And the long evaluation time added fuel to the speculation.

In the past, the government has indicated that its guideline is to award sites if the top bids are at least 85 per cent of the market value assessed by the Chief Valuer (CV). However, bids below the 85 per cent guideline may be accepted if there is ample evidence from recent property transactions of a market downturn, according to past government statements.

When quizzed on the 85 per cent guideline yesterday, the URA said: ‘The Chief Valuer’s estimated market value serves as a guide in evaluating tenders. However, the government reserves the right to reject any tender, regardless of the bid price. Tenders are evaluated taking into consideration all relevant factors, including CV’s estimated market value.’

The authority said the tender evaluation for every state site, including Marina View Land Parcel B, involves a Tender Evaluation Committee comprising officials from a few government agencies including the URA, the Singapore Land Authority, and the CV’s Office, who make their recommendation, which is then reviewed by a committee made up of the Ministers for National Development, Law, Finance and Trade and Industry. ‘Sometimes the evaluation is more complex and can take more time,’ it said.

Some market observers are wondering if longer tender evaluation periods will be a more normal occurrence if the government pumps up its land sales under the confirmed list for the first six months of next year, assuming that developers’ cautious mood lingers for a while.

 

Source: Business Times 6 Dec 07

Be vigilant about asset bubbles: Jackson Tai

Falling lending standards among key risks in Asia

FALLING standards of lending due to intense competition among banks and ‘too much money’ driving asset prices up are some of the main risks to Asia’s financial industry, said outgoing DBS Group chief executive Jackson Tai last week.

‘Underwriting standards for loans and financings have deteriorated in the region, and this development comes on top of the US sub-prime mortgage problems,’ he said in an interview with The Asian Banker. ‘Intense competition, including that from foreign banks and institutions who have rediscovered Asia, have brought credit spreads to unsustainably low levels. The risk-adjusted return on loans is not where it should be.’

He was responding to a question on what worried him most in Asia’s financial industry.

Lax lending practices at US mortgage lenders have been blamed for the sharp rise in bad loans there – especially in the sub-prime or high-risk mortgage segment – that triggered the recent turmoil in global financial markets. In Singapore, banks have seen rapid loans growth in recent months, although the proportion of bad loans remains low.

Last week, the latest monthly figures from the Monetary Authority of Singapore (MAS) showed that total loans made by banks and other financial institutions here grew by 15.5 per cent to $224.1 billion at end-October from a year ago – the fastest yearly rate of growth since December 1996.

Some $16.2 billion or more than half of the $30.1 billion in loans added over the year were made to the property sector, comprising consumer home loans and business loans to the building and construction industry.

While Asian economies have recovered well from the financial crisis of 1997 and the region is now ‘bounding with growth and optimism’, ‘we can’t get too carried away about Asia’s prospects’, said Mr Tai.

Besides falling underwriting standards, ‘we have the risk of asset values in the region going through the roof’, he added.

‘Yes, property and asset values have only just returned to pre-Asia financial crisis levels in many markets, but there is too much money and too much optimism chasing after assets.’

‘We must be vigilant about asset bubbles in the region,’ Mr Tai said.

Asia’s rapid economic expansion in the past few years has attracted large amounts of foreign investment into financial assets such as shares, and fixed assets including property and infrastructure from global fund managers seeking higher returns and cash-rich countries in the Middle East.

Some economists fear that a sudden steep fall in share prices in China – which have nearly tripled over the past 12 months – could dampen economic growth there at a time when Asia is bracing itself for a sharp slowdown in US demand for exports.

On Monday, MAS warned in its latest twice-yearly Financial Stability Review that Singapore banks’ profits could be hit in the short term by higher volatility in financial markets.

 

Source: Business Times 6 Dec 07

UK funds shore up defences

Filed under: International Economy News - UK — aldurvale @ 12:24 pm

Moves in response to slowing property returns, rising redemption requests

(LONDON) Britain’s multi-billion- pound property fund industry shored up some of its defences and eyed contingency plans on Tuesday in the face of a weakening domestic market and growing demands from investors to withdraw funds.

Aviva-owned Morley Fund Management said institutional investors in its pooled pensions property fund could have to wait a year to withdraw cash, while UBS and Deutsche Bank’s RREEF invoked similar clauses on their main UK property funds, according to market sources.

The moves were in response to slowing property returns and rising redemption requests. Although precise data on a fund-by-fund basis is unavailable, the Association of Real Estate Funds (AREF) last month reported the first quarterly net outflow across its membership since early 2003 in the three months to end-September.

Britain’s once red-hot commercial property market has gone into reverse since the summer as fallout from the US subprime mortgage crisis has ratcheted up the pain of higher interest rates, just as the country’s housing market has soured after an extended boom.

According to benchmark data from Investment Property Databank (IPD), which collates information directly from real estate valuers, British commercial property in October posted its biggest monthly drop in average capital values since May 1990, during the country’s last full-blown property recession.

 

Source: Reuters (Business Times 6 Dec 07)

British home prices fall for a third month in November

Filed under: International Property News - UK — aldurvale @ 12:23 pm

Average cost of a home declines 1.1% to £194,895 from a month earlier

(LONDON) UK house prices fell for a third month in November, the worst performance in more than a decade, and consumer confidence slumped – signs that rising credit costs are hobbling growth in Europe’s second-largest economy.

The average cost of a home in Britain declined 1.1 per cent to £194,895 (S$581,820) from a month earlier, after a 0.7 per cent drop in October, a report by HBOS plc said yesterday.

Prices last fell for three months in a row in 1995. Consumer optimism declined the most in at least three years, Nationwide Building Society said.

‘It’s looking pretty grotty out there,’ said Geoffrey Dicks, chief UK economist at Royal Bank of Scotland Group Plc in London. ‘This is yet another indicator that the economy has taken a sharp turn for the worse.’

The pound dropped after the reports, which came a day before the Bank of England’s interest rate decision. While policymakers said that they are still concerned about inflation, the Financial Services Authority said on Tuesday that credit markets may deteriorate next year and banks including Merrill Lynch & Co forecast that the central bank will be forced to cut rates today.

The pound fell as much as 0.9 per cent against the US dollar to touch a two-week low, and traded at US$2.0407 as at 9.01 am here.

House prices rose 6.3 per cent in the quarter through November from a year earlier, HBOS said.

The Bank of England is watching for signs that tighter credit conditions are cooling economic growth as consumers brace for the property market’s worst year in more than a decade. House prices may fall 10 per cent next year, Morgan Stanley forecasts.

While 44 of 61 economists still expect the central bank to keep its main rate at a six-year high of 5.75 per cent today, the rest forecast a cut of 25 basis points, the biggest split since June 2004.

‘There are clearer signs that the slowdown in the housing market is gathering pace,’ Bank of England deputy governor Rachel Lomax said on Nov 23. The bank ‘faces a tricky period’.

Nationwide Building Society said yesterday that its consumer confidence index fell 12 points to 86, the biggest drop since the index was introduced in May 2004, as faster inflation hurts households’ purchasing power. A measure showing willingness to spend fell 14 points to 63, the lowest recorded.

‘Uncertainty about the effects of the credit crunch, together with rising oil and food prices, seem to be affecting feelings about jobs and the future economic situation,’ said Fionnuala Earley, chief economist at Nationwide. ‘It is natural that consumers would think about tightening their belts.’

A decade-long boom in house prices has helped fuel the country’s longest stretch of growth since World War II.

Credit costs have risen after losses from the collapse of the US sub-prime mortgage market caused lending between banks to seize up. Three-month Libor rates, a measure of the cost of borrowing for banks, climbed to 6.65 per cent on Tuesday, the most since Sept 18.

British banks have raised the average rate on a mortgage for 95 per cent of the price of a property, fixed for 24 months, to 6.37 per cent in October from 6.32 per cent the previous month, according to the central bank’s website.

‘There is a very real prospect that conditions will worsen further into next year, in terms of both liquidity and credit risks,’ Clive Briault, an official at the Financial Services Authority, said on Tuesday.

Bank of England governor Mervyn King said on Nov 29 that tighter credit conditions may curb household demand.

‘With borrowing more expensive, and less easily available,’ he said, there may be ’slower growth of consumer spending’.

Slowing growth is already hurting sales at UK stores. Moss Bros Group plc, Britain’s third-largest suit retailer, said yesterday that full-year profit probably won’t meet analysts’ estimates.

 

Source: Bloomberg (Business Times 6 Dec 07)

CLOSING MARKET REPORT: US stocks end higher as data calms recession fears

Filed under: International Economy News - USA — aldurvale @ 12:21 pm

NEW YORK – Major US stock indexes rose more than 1 per cent on Wednesday, after strong economic data calmed recession fears and helped halt a two-day sell-off.

The data, including a report that showed unexpected vigor in the job market, stoked expectations for corporate spending and sparked a robust recovery in technology shares.

The Dow Jones industrial average finished up 196.23 points, or 1.48 per cent, at 13,444.96. The Standard & Poor’s 500 Index closed up 22.22 points, or 1.52 per cent, at 1,485.01. The Nasdaq Composite Index added 46.53 points, or 1.78 per cent, to 2,666.36.

Optimism about the economy’s health also buoyed shares of manufacturers and energy producers, as well as other stocks sensitive to the economic cycle.

Home builders, one of the market’s most beaten-down sectors, were also a standout, with the Dow Jones Home construction index ending up 3.5 per cent.

On the Nasdaq, shares of Apple, the maker of the iPhone, led advancers, with a gain of 3.2 per cent to US $185.50, while software maker Microsoft ended at US$34.15, up 4.2 per cent, the biggest one-day advance in more than a month.

Shares of chip maker Intel Corp gained 3.5 per cent to US$27.22. Analysts said prospects for big-cap technology were also underpinned by hopes of continued growth abroad.

Shares of financial services companies headed higher after insurer American International Group Inc said its exposure to the housing and credit crisis was manageable. AIG shares jumped 4.9 per cent, rising US $2.70 to US$58.15 on the New York Stock Exchange. Shares of Citigroup, the No. 1 US bank, advanced 3.5 per cent to US$33.69 on the NYSE.

On the energy front, shares of oil company Exxon Mobil Corp rose 2.0 per cent to US$89.92.

Among the home builders, shares of Beazer Homes USA, the No. 7 U.S. home builder, surged 6.6 per cent to US$8.38, while shares of Hovnanian Enterprises, an upscale home builder, ended up 5.8 per cent at US$7.66.

Even so, jitters about the credit crisis lingered. Indexes cut gains briefly after ratings agency Moody’s Investors Service said mortgage insurer MBIA was at greater risk of capital shortfall than previously communicated. Shares of MBIA finished down 16.0 per cent at US$27.42. Shares of PMI Group, another mortgage insurer, declined 4.8 per cent to US$12.45.

 

Source: REUTERS (Business Times 6 Dec 07)

China developer buys Sentosa Cove plot

Firm pays $216m, plans ultra-posh marina enclave with jumbo units

A CHINA developer has ventured overseas for the first time and paid a higher-than-expected $216 million for a landed plot on Pearl Island in Sentosa Cove.

The deal is another indication that, while Singapore developers are taking a cautious approach in the wake of the sub-prime crisis, foreign firms are happy to muscle in.

Ximeng Land beat six other bidders, which were not named, to the 14,840 sq m plot, which has a maximum gross floor area (GFA) of 11,872 sq m and can accommodate 19 villas.

It paid about $1,350 per sq ft (psf) for the plot. This is more than double the prices chalked up on the nearby Sandy Island but still below those paid for some individual seafront bungalow plots, which have sold for as much as $1,696 psf.

In September, a landed plot was sold to a developer for $1,099 psf of potential GFA.

Ximeng Land is owned by the majority shareholders of Ximeng Asset Holdings, the parent company of luxury developer Beijing Ximeng Real Estate. The company has built projects in Beijing and two other mainland cities, Yantai and Jinan.

The foreign factor also cropped up late last month when Malaysia’s YTL Corp bought Westwood Apartments in Orchard Boulevard for $435 million. The $2,525 psf per plot ratio (psf ppr) price was a record for a collective sale.

‘These foreign developers have displayed great confidence in the strength of the property market in Singapore,’ said Knight Frank’s director of research and consultancy, Mr Nicholas Mak.

While up to 19 villa units with private berths can be built on the Pearl Island plot, Ximeng said it might build just nine large bungalows, which it expects to fetch record prices.

Property consultants said the nine houses would each be at least 14,000 sq ft, a size not yet available in Sentosa Cove. For the project to be viable, each would need to sell for at least $30 million.

A Ximeng spokesman said it was attracted by the success of Sentosa Cove and its own success in Singapore will provide a springboard for expansion in the region and beyond.

It wants to develop Pearl Island into an ‘ultra-luxurious, world-class marina enclave for the privileged few’ and therefore plans to retain an internationally renowned architect for the project.

Pearl Island is the last of five island sites in Sentosa Cove, all slated for landed homes. There is just one condo plot left – the tender closes next Wednesday; the results are expected to come out early next year – and two individual sea-facing bungalow sites.

Prices at the 99-year leasehold Sentosa Cove have climbed significantly since sales began in 2003, when the property market was still in a slump.

Last month, two seafront bungalow plots were sold at a high of $1,696 psf, said master planner Sentosa Cove.

Some bungalow owners are now asking $1,800 to $2,000 psf when some freehold good-class bungalows sell for only half that price.

 

Source: The Straits Times 6 Dec 07

China acts to rein in prices and avert asset bubble

Filed under: International Property News - China — aldurvale @ 12:13 pm

High-level meeting decides to shift monetary policy from ‘prudent’ to ‘tight’ next year

IN BEIJING – CHINA moved to cool its sizzling economy and rein in rising prices when it said yesterday that it would shift its monetary policy from ‘prudent” to ‘tight’ next year.

China’s leaders made the announcement at the close of an annual Communist Party economic conference attended by President Hu Jintao, Premier Wen Jiabao and others.

The policy for the coming year was outlined amid fears that food- and fuel-price hikes are threatening social stability across the country.

The size of loans and frequency of credit extension would be ’strictly controlled’ through ‘various monetary instruments’, concluded the three-day Central Economic Work Conference.

No details were given by official state media, but analysts predicted that these controls would come in the form of a sixth interest-rate hike and yet another raising of the minimum reserve requirement for banks, which would reduce the amount available for lending.

The announcement yesterday showed the government was paying ‘a lot of attention’ to two issues – inflation and the bubble in asset prices, according to a Beijing-based economist with the Chinese Academy of Social Sciences.

‘This really is extremely important,’ Mr Zhang Ming was quoted as saying by Agence France-Presse.

China’s economy is expected to grow by 11.5 per cent this year, with a government think tank recently predicting just a marginal slowing next year to about 10.8 per cent.

The primary task of China’s economic policy next year is ‘to prevent the economy from becoming overheated and to guard against a shift from structural price rises to evident inflation’, said the official Xinhua news agency.

China’s red-hot economy is flush with excess cash, caused by factors such as China selling far more exports abroad than what it imports from the rest of the world.

By the end of October, money supply growth was 18.47 per cent, 1.53 percentage points higher than the 2006 end level.

Beijing is worried at how having more money in the system is driving up housing and consumer prices.

But it had been reluctant to put too much of a break on lending and investment for fear of slowing down economic growth and employment.

The new attempt to tighten what has been a ‘prudent’ monetary policy for the past 10 years, is an acknowledgement that existing attempts at regulating money supply have not worked and that inflation is getting more pervasive, analysts told The Straits Times.

‘The real wake-up call is the persistence of inflation. The fact that it has spread from food prices to other parts of the economy has got the leadership very worried,’ said Beijing University finance professor Michael Pettis.

Alarm bells were set off when the country’s consumer price index (CPI) rose a decade-high 6.5 per cent in October, well above the government’s target of 3 per cent.

In recent days, food and fuel price hikes have pushed workers to go on strike in various cities across China.

The latest was a strike by taxi drivers yesterday in the north-eastern city of Harbin.

Previous bids to control the excess liquidity in the system have seen China’s central bank’s interest rates being hiked five times this year, bringing the benchmark rate on one-year loans to the current 7.29 per cent.

This year alone, it has raised banks’ reserve requirements nine times.

To further tighten money supply, analysts say Beijing is also likely to impose quarterly lending quotas on banks – instead of the usual annual quotas – and will enforce them more strictly.

 

Source: The Straits Times 6 Dec 07

Biggest drop in US home prices in 25 years

Filed under: International Property News - USA — aldurvale @ 12:11 pm

Freddie Mac index falls by 1.3% on tighter lending and turbulent markets

NEW YORK – HOME prices in the United States dropped the most in a quarter-century over the three months to end-September on an annualised basis as inventories, restrictive lending and a credit crunch yanked support from the market, a Freddie Mac index showed on Tuesday.

The Freddie Mac Conventional Mortgage Home Price Index Classic Series fell by an annualised 1.3 per cent last quarter, compared with appreciation of 0.5 per cent in the second quarter, the No.2 home funding company said in a statement.

Year over year, prices rose by 1.9 per cent, a sharp retreat from the 7.8 per cent growth seen a year earlier, it said.

‘Lenders have tightened underwriting standards and the turbulence in the capital markets led to a spike in the cost of jumbo loans,’ Mr Frank Nothaft, Freddie Mac’s chief economist, said in the statement. That added to the weight on prices from house inventories that have reached their highest level since 1985, he said.

The Freddie Mac index measures all loans outside government programmes and includes data from both home purchase transactions and mortgage refinancings based on appraisals.

The index echoes trends in other widely watched measures.

The Standard & Poor’s Case-Shiller National Home Price Index last month showed prices had fallen by 4.5 per cent in the third quarter from a year earlier.

Declining home prices have triggered a crisis in mortgage lending by revealing weaknesses across hundreds of thousands of loans made through the US housing boom.

Loans made to risky, sub-prime borrowers and those that required no equity from the borrower have led to soaring defaults, leading lawmakers and the Bush administration to pursue various efforts to stall resulting foreclosures.

A plan supported by Treasury Secretary Henry Paulson that aims to freeze rates on many sub-prime loans will do little to slow the housing downturn, analysts said.

‘Many government and policymakers feel this is a sub-prime problem, which is completely wrong,’ said Mr Paul Miller, an analyst at Friedman Billings Ramsey, in a research note. ‘This is a high loan-to-value and overvalued housing problem!’

 

Source: REUTERS (The Straits Times 6 Dec 07)

Plum industrial site in Playfair Road for sale

Filed under: About Commerical Property, Singapore Property News — aldurvale @ 12:09 pm

Site near future MRT station expected to fetch $65-70 psf ppr

THE Urban Redevelopment Authority has released a site at Playfair Road near the future Upper Paya Lebar MRT Station, and which is on the reserve list of the Government Industrial Land Sales Programme.

The 0.86 ha site is one of four new industrial sites for the reserve list for H2 2007.

The site, which is designated for Business 1 industrial development, has a plot ratio of 2.5 and will be sold with a 60-year lease.

Savills Singapore director of industrial business space Dominic Peters believes that the Playfair Road site could see bids ranging from $65-$70 per square foot per plot ratio (psf ppr) because of its choice location.

‘A developer is likely to build a strata-titled development for sale,’ he added.

Based on the estimated land price and an average construction cost of around $120 psf, Mr Peters believes units could be sold for around $220 psf.

There are currently four sites on the reserve list, including the latest site at Playfair Road.

The demand for industrial sites has appeared to have slowed down together with demand in the rest of the property market. ‘Developers appear to be monitoring the market,’ Mr Peters said.

Recent sales of industrial sites include a site on the confirmed list at Sin Ming Lane which went for about $50 psf ppr or $68.9 million in October.

In August a site with a 30-year lease at Kaki Bukit Road was sold for $72 psf ppr – the highest-ever unit land price for a 30-year leasehold industrial site.

 

Source: Business Times 5 Dec 07

South Beach project to cost $2.5b: CityDev

(SINGAPORE) City Developments’ upcoming mixed-use project along Beach Road will cost some $2.5 billion in all – including the land cost of some $1.69 billion – the company’s chairman Kwek Leng Beng said yesterday.

Mr Kwek was speaking to reporters after signing the building agreement for the site.

CityDev, together with its partners Istithmar (part of the Dubai World Group) and US-based Elad Group, secured the 3.5-hectare site in a government land tender in September. The three partners hold a one-third stake each in the project.

The development, which will be called South Beach, is set to become a ‘revolutionary New Eco-Quarter in Singapore’ when it is completed by 2012, CityDev said. Construction will start next year.

South Beach will have premium office space, luxury hotels, residential apartments and retail space with a total gross floor area (GFA) of some 1.6 million square feet, CityDev said.

The partners are required to set aside at least 40 per cent of the total GFA for office use, and another minimum 30 per cent of the total GFA for hotel use.

In line with this, the consortium is planning two luxury hotels. One of the hotels will be a high-end boutique hotel with about 250 rooms, while the other will be a five-star hotel with about 450 rooms, CityDev said. The partners intend to bring in upmarket hotel brands for both hotels.

The partners are also looking to bring in branded residences for the luxury apartments they will be building on the site – such as The Plaza in New York, which is owned by Elad.

Looking ahead, Mr Kwek said he believed that the property market in Singapore is in a period of ‘consolidation’ brought on by the sub-prime mortgage crisis in the US. ‘In 2008, a lot will depend on how much the sub-prime recovers and whether the US will go into a deep recession,’ he said. ‘2008 will have a little storm here and there, but Asia Pacific will grow.’

For Singapore, Mr Kwek said that there is still a potential upside for mid-range home prices, which are still below their historical peaks.

 

Source: Business Times 5 Dec 07

Micro-managing the property market is hard to do: Redas chief

Filed under: Singapore Property News — aldurvale @ 12:07 pm

Developers rely on sustainable market for roll-outs, he says

(SINGAPORE) Property developers here are in it for the long term and want the government to know that they are not taking the current buoyant market for granted.

Speaking at the Real Estate Developers’ Association of Singapore (Redas) 48th anniversary dinner last night, Redas president Simon Cheong said: ‘As developers, we rely on a continuous and sustainable market to support a roll-out programme for real estate development.’

Mr Cheong was speaking to an audience of industry players and also present was guest-of-honour for the occasion, Minister for Trade & Industry Lim Hng Kiang.

Mr Cheong was likely to have been making a succinct reference to recent reports that developers were holding back on new property launches, being wary after the US sub-prime mortgage crisis and credit crunch.

His comments come at a time this year when developers have acquired 83 sites for potential redevelopment from collective sales.

However, rapidly escalating property prices have led government representatives to say on various occasions that they are prepared to release more government land sales sites if supply is short and prices rise too high. Most recently, the Housing and Development Board said that it could release seven sites for development through its Executive Condominium and Design, Build and Sell Scheme in the first half of 2008, with a potential supply of 3,200 units.

Mr Cheong said: ‘It has taken almost 10 years for the property market to turn around, and Redas is not taking the market for granted.’

But he added: ‘Redas is of the view that it is difficult to micro-manage, especially in a global context where the flow of funds into Singapore property is driven by a bigger picture than just short-term opportunistic buy-ins; it is more a positive systemic assessment of Singapore and the region by the international community.’

In his speech, MTI minister Mr Lim raised what he believes to be the concerns of the business community as a whole. He said: ‘Feedback from the business community reflects concerns of rising business costs and increasing rents for residential and commercial space.’

To this end, Mr Cheong said that Redas was in support of the Urban Redevelopment Authority’s move to collate and release market information more regularly.

‘Redas believes the solution to moderating future real estate prices is transparency and timely release of demand and supply information,’ added Mr Cheong.

Redas also announced that it had created a Foreign Investment Committee chaired by Robert Garmen of Hongkong Land to look at foreign demand here.

 

Source: Business Times 5 Dec 07

Govt sees potential in Rochor area remake

Plans not firm but it intends the area to complement Marina Bay development

(SINGAPORE) The government intends to remake the Ophir Road/Rochor Road corridor into a commercial centre that will complement the Marina Bay area, Minister of State for National Development Grace Fu said yesterday.

‘This area could be developed as a mixed-use corridor featuring offices, hotels and other supporting uses, connecting the established commercial node at Marina Centre to the Bugis area,’ Ms Fu said. ‘The corridor will inject vibrancy and activities into this part of the city.’

Ms Fu was speaking at the signing of the building agreement for a 3.5-hectare mixed-use site along Beach Road.

The Urban Redevelopment Authority (URA) awarded the site to Singapore-listed City Developments and its foreign partners Istithmar (part of the Dubai World Group) and Elad Group in September for some $1.69 billion.

‘The government intends to build on the momentum by developing the land parcels along Beach Road and at the Ophir Road/Rochor Road corridor,’ Ms Fu said.

The URA will release more details of the plans for the Beach Road/Ophir Road corridor early next year, Ms Fu said, but she did not provide a timeline for the development of the area.

The authorities could partner both local and foreign developers to draw up development plans, she said.

In fact, there is increasing foreign interest in real estate investment in Singapore, Ms Fu said.

Foreign real estate investment in Singapore has come to about $8.8 billion for the year-to-date, Ms Fu said. The amount is an increase of 66 per cent over the 2006 total of $5.3 billion.

The amount also represents a huge jump over the amount of foreign real estate investments seen in 2005 and 2004.

For 2005, foreign investment came to $4.1 billion and in 2004, the figure was only $800 million.

‘This dramatic increase reflects the optimistic economic outlook and development potential in Singapore,’ Ms Fu said.

The Beach Road project marks the first participation of Istithmar and Elad, two major international investors, in a government land tender in Singapore.

Dubai World – which is the investment holding firm of the Dubai government – and Elad Group each have a one third stake in the Beach Road project.

Together with CityDev, the consortium will invest some $2.5 billion in all to build the project, CityDev said yesterday. The amount includes the land cost of $1.69 billion.

Dubai World is merging its two subsidiaries Nakheel and Istithmar Real Estate into a single unit as it looks to increase its property portfolio in Asia, Yu Lai Boon, the group’s chief investment officer, said. He added that the group hopes to invest some US$50 billion in Asia over the next 10 to 15 years.

Dubai World is set to raise $300 million with its first listed property trust by June next year.

The real estate investment trust, which will be based on Dubai World’s residential properties in the United Arab Emirates, will be listed in Dubai and have a secondary listing in either London or Singapore.

 

Source: Business Times 5 Dec 07

2008 seen as year of mass market homes

Developers, consultants predict 10-20% hikes for this segment in 2008, high-end gains seen tapering to 0-10%

(SINGAPORE) As the year draws to a close, developers and property consultants are cautiously optimistic about prospects for the Singapore property market next year despite the US sub-prime mortgage crisis and rising oil prices.

For the residential sector, they expect the action to be concentrated in the mass market next year, after the stellar increases in high-end home prices this year.

They also generally expect the authorities to adopt a more measured approach to the Government Land Sales programme in the first half of next year, given the relatively thin bidding seen for most state sites recently.

CB Richard Ellis chairman (Asia) Willy Shee predicts high-end home prices will likely remain more or less at current levels next year – after a nearly 50 per cent price gain this year – on the back of new supply coming into the market. Prices of mass-market private homes are likely to appreciate 10 to 15 per cent in 2008, after rising about 25 per cent this year, he added. ‘I think building costs have already gone up over 30 per cent so far this year,’ he says.

Similarly, Ho Bee Investment executive director Ong Chong Hua says: ‘We cannot see the same magnitude of price growth in 2008 that we’ve seen in the past two years. It’s not sustainable. We’ll see more steady growth next year.’

Overseas Union Enterprise chief executive officer Thio Gim Hock says: ‘High-end prices will at least maintain or go up by 5 to 10 per cent, while the mass market will rise between 10 and 20 per cent in 2008.

‘By next year, sub-prime will be behind us and confidence will recover again.’

Mr Ong predicts a 10 per cent price gain for both upmarket and mass-market homes next year. ‘The increase in mass market home prices will be very measured until the sub-prime cloud clears,’ he says.

Knight Frank managing director Tan Tiong Cheng expects the fate of the high-end market to be determined by foreign investors (and their reading of the global economic outlook) as well as the extent to which those who’ve sold their prime district homes through en bloc sales buy replacement homes in the high-end of the market.

Hong Leong Group executive chairman Kwek Leng Beng says: ‘Even in a period of consolidation, the market will come back. The fundamentals of real estate in Singapore are still very good. There’s still upside for mid-range home prices, which are still below their peaks.’

Knight Frank’s Mr Tan said: ‘Fundamentally, Singapore is in a very sound position, property-wise. But what will determine the state of the market will be external events, especially sub-prime, oil prices and the US economy. If the external forces turn out to be quite benign, the Singapore property market recovery will continue. But if the external forces turn out to be malignant, then all bets are off.’

Mr Kwek stresses that because developers have enjoyed good profit margins over the past three to four years, they are now in a strong financial position and can afford to take longer to sell their projects.

After the current lull, Knight Frank’s Mr Tan expects developers to resume launches next year when the market’s direction becomes clearer. ‘They’re likely to start launching closer to Budget time, when the Government gives its official reading of the Singapore economy,’ he says.

Chesterton International’s head of research and consultancy, Colin Tan, reckons that high-end residential property will weather any market downturn better than the mass market, as luxury homes typically offer a more resilient long-term investment proposition because of their superior location. ‘Someone who buys a high-end home can always rent it out, even if he has to accept a lower rent,’ he says.

Market expectations have been running so high that the authorities will step up the Government Land Sales Programme to stem rising property prices and rents. However, some property players suggest the uncertainty may make the authorities think again. ‘Supply will continue to be released mostly through the reserve list, but some new housing sites in the city may be introduced in the confirmed list, as developing the Marina Bay area and rejuvenating the existing CBD seem to be a priority,’ Knight Frank’s Mr Tan suggests.

At Ho Bee, Mr Ong says that recent bidding at state tenders shows ‘developers are re-calculating the risk premium because of uncertainty created by sub-prime’.

‘(The) government will be careful about the confirmed list,’ he says.

 

Source: Business Times 5 Dec 07

CapitaLand to expand into offices in Vietnam

Filed under: International Property News - Asia, Singapore Developers News — aldurvale @ 12:02 pm

CAPITALAND could double the number of homes it is building in Vietnam to about 6,000 units in the next three years – from about 2,800 homes now – chief executive Liew Mun Leong told reporters in Vietnam yesterday.

The Vietnam market also presents opportunities for CapitaLand to expand beyond its present service apartment and residential portfolio to include offices, retail and integrated leisure, entertainment and conventions projects, Mr Liew said.

For offices, CapitaLand is looking to build the equivalent of its Capital Tower and Raffles City projects in Vietnam as well – provided it can find suitable sites. And as for retail, there are opportunities to grow the business segment as there is a lack of an organised retail scene in Vietnam, Mr Liew said.

For CapitaLand’s fledgling integrated leisure, entertainment and conventions business segment, the developer is now prospecting for sites in Vietnam. When the opportunity arises, CapitaLand will also look into setting up private real estate funds for its businesses in Vietnam.

‘Overall, as a long-term player, CapitaLand sees tremendous growth potential in Vietnam as it is one of the fastest growing economies in Asia,’ the company said.

Channel News Asia, reporting from Vietnam, said that CapitaLand is exploring the idea of creating a US $300 million development fund which could invest in a range of Vietnamese properties. It also reported Mr Liew as saying that the US sub-prime woes may not have a huge impact on the Singapore property market.

 

Source: Business Times 5 Dec 07

Bull market still has room to run

Filed under: Singapore Stock Market News — aldurvale @ 12:00 pm

Contrarian analysis points to further gains in the near term following the recent stockmarket turmoil

DON’T be too upset by the stock market’s recent decline. It may have been painful, but it’s probably just a stumble by a bull market that still has room to run.

That, at least, is the message that comes from contrarian analysis of investor sentiment – an approach to market timing that relies on the propensity of the average investor to get the market’s near-term direction dead wrong most of the time.

When stocks are really about to decline, for example, and the profitable course of action would be to sell some of the stock in a portfolio and hold cash, the typical investor tends to remain stubbornly optimistic, treating the decline as a buying opportunity.

On the other hand, when the stock market is experiencing a mere correction, and the optimal response would be to load up on stocks, investors generally believe that the decline is just the beginning of something far worse.

It is difficult to measure the sentiment of all investors accurately, so practitioners of contrarian analysis often focus on the opinions of a group of people whose views are broadly representative of investors as a whole, and whose moods are easily quantified.

Investment newsletter editors meet these conditions nicely. Research conducted by the Hulbert Financial Digest over the last two decades shows that the stock market generally has fallen when newsletter editors have jumped on the bullish bandwagon, and the market has risen when the newsletters have been most bleak.

Investment newsletters have been quite gloomy lately, reacting to stock market weakness by hastily moving to cash. From a contrarian point of view, this is a strong bullish indicator. It certainly does not fit the model of what has typically happened before the onset of a bear market. In those episodes, newsletters have typically been bullish.

Consider the average recommended exposure to the stock market among the short-term market timing newsletters tracked by the Hulbert Financial Digest. By Monday, that average had fallen by 63 percentage points since the Standard & Poor’s 500-stock index hit its high in early October, from 50 per cent then to minus 13 per cent early this week.

This meant that the editor of the average short-term market timing newsletter was recommending that his clients allocate 13 per cent of their equity portfolios to actually shorting the stock market – an aggressive bet that the market will go down. By Thursday’s close, that average had climbed back into slightly positive territory at 8 percent. Even with that bounce, however, the average newsletter was extremely pessimistic.

To put the newsletters’ retreat into an historical perspective, consider how they reacted in the weeks after the S&P 500 hit its top in March 2000. At the time, of course, no one could have known for sure that the Internet bubble was bursting and that the decline beginning that month would last for more than two-and-a-half years and lead to a halving in the average share price.

What is clear is that the short-term market-timing newsletters, on average, were not particularly concerned about the prospects for the market. They did not use that decline to reduce the recommended equity exposure of their portfolios. On the contrary, they considered it a buying opportunity. During the first three months after that market top, the newsletters actually increased their average recommended exposure to stocks.

In contrast to the happy-go-lucky attitude that prevailed then, the majority of newsletter editors this time around have fallen over themselves to jump off the bullish bandwagon. Their behaviour bodes well for the stock market’s near-term direction, since in the past they have regularly got it wrong. To bet that stocks are about to enter a bear market, you would need to bet that these Wrong-Way Corrigans will get it right this time. Based on past performance, that’s not very likely.

It is worth noting that contrarian analysis is helpful only for timing the markets’ shorter-term gyrations. Over periods of one year or longer, for example, it sheds little light.

In suggesting that the final top of the recent bull market has not yet been reached, therefore, contrarian analysis does not hazard a guess as to when that top will arrive or how much higher the stock market will be then compared with today. But it does suggest that stocks’ path of least resistance over the next few months will be up.

Contrarians are fond of saying that bull markets like to climb a wall of worry. It would appear that for now, that wall is very much intact.

Mark Hulbert is editor of The Hulbert Financial Digest, a service of MarketWatch

 

Source: NYT (Business Times 5 Dec 07)

MONEY MATTERS: Correction? What correction?

Filed under: Singapore Economy News — aldurvale @ 11:58 am

GLOBAL equity markets have been volatile in the past few months. Losses on sub-prime mortgages have morphed into a more general credit crunch problem arising from the loss of confidence within the global financial system.

Due to the lack of transparency, banks find it difficult to determine what sub-prime exposure banking counterparties have, although this has become more apparent recently as more billion dollar mea culpas emerge. Indeed, each announcement brings the problem closer to a close as the ultimate loss is a fairly deterministic amount (US$200-300 billion).

Moreover, a bailout by the US government is highly probable as 2008 is an election year and no politician is interested in throwing four million Americans out of their homes. Unlike the Asian Financial Crisis, where borrowers had to find US dollars to repay, the US has full control over its monetary printing presses. What is interesting is the cause of all this – an oversupplied real estate market which responded to excessive demand stoked by easy credit and lax lending standards. Indeed, this appears very much like what we had in Singapore in 1996.

Before we discuss the Singapore residential property market, let’s examine the US situation.

Is there a US bottom? Too much supply relative to demand and inventories bloat and prices fall. For prices to bottom, inventories must stabilise. Will US home inventories stabilise soon, then?

Core demand is a function of demographics and jobs (one needs to service the mortgage). The US has a growing population. As for jobs, the weak US dollar has boosted exports. It has also reduced imports, thus allowing local US companies to regain market share and create even more jobs. The chart on new home sales show that the support level stands at around 800,000 annualised units for single-family homes, which is about the rate of new household formation. Interestingly, new home sales for single-family homes are running around 750,000 annualised units.

On the supply side, housing starts are falling as developers cut back rapidly. At the margin, this supply is needed to meet the needs of new households and replacement housing. From the accompanying chart support stands at around 1.1 million units. Currently, starts have fallen to around this level on an annualised basis, of which 880,000 are single-family homes. Thus, inventories appear to be stabilising – which has been the case in the past few months.

Indeed, when asked in Congress as to when he expected housing to bottom, Fed chairman Ben Bernanke was quite forthright – 2Q2008. His reason: US demographics and falling housing starts. Indeed, if his prediction is correct, the stock market which forecasts events 6 to 12 months ahead, would be putting a bottom on US home builders soon (currently trading at 0.65 times book value!). This could only be good for all equity markets.

Is Singapore peaking? There has been a hiatus in the residential property market in the past few months, but is this the peak or the pause that refreshes? For the market to go down, supply must overwhelm demand. Let’s look at demand first. Demand is expected to be very firm. Singapore will have a growing population and labour force (mainly foreign-sourced); and strong job creation growth over the next five years. Strong investment flows (especially exciting are those in alternative energy) amounting to at least 3 to 5 per cent of GDP annually over the next three to five years are your kicker. This would translate to at least 5 to 7 per cent real GDP growth over next five years.

This would not only ensure full employment but real increases in wages as well as additional foreign labour imports. Indeed, the need is now to restrain further stimulus because of economic overheating.

Maybe we should send 50 per cent of the Economic Development Board on sabbatical. The bottom line is that the demand for housing and better housing would be sustained at current high levels.

On the supply side, the URA data shows that the vacancy rate appears to be steadying at a low level of 5 per cent in 3Q2007 (against 10 per cent three years ago). The vacancy rate measures the availability of existing private residences and it cannot go to zero because some homes will always be vacant at any one time. Five per cent tells us that the current supply is not plentiful and that’s why rents continue to rise. But what about the future supply? Will there be a glut in two to three years?

‘Inventory’, which I define as ‘unsold homes which are completed or under construction’, continues to fall from 9,284 units to 8,443 units in 3Q2007, according to the URA. The rest of the 29,570 ‘uncompleted’ units is potential (uncertain) supply – they have planning approval but construction has not started. Indeed, as construction has not started, they would not count as ‘inventory’. This is because developers, whose cash flows are fairly strong, will defer projects (even with leasehold land) when demand becomes uncertain.

We have seen them doing this in the past and current media reports indicate that this is indeed occurring.

Should only two-thirds of the 29,570 come on stream in the next three years and if current demand levels prevail, there will be no glut. For those waiting for a significant price correction in the next three years, I fear the wait would be futile.

The author is CEO of financial adviser New Independent. He welcomes feedback at josephchong@ni.com.sg. This article is for information only. Readers should seek independent advice before making any investment decisions.

Source: Business Times 5 Dec 07

Fallout from sub-prime mess hits Florida public fund

Filed under: International Property News - USA — aldurvale @ 11:55 am

(NEW YORK) Local governments and school districts in Florida scrambled on Monday to assess the damage to their investment portfolios from subprime mortgage loans, as the credit crisis reached into pockets of the investment world previously thought to be out of harm’s way.

Florida last Thursday froze withdrawals from its Local Government Investment Pool, a sort of money market fund for the state’s public agencies, after nervous investors pulled out US$10 billion in 15 days.

On Monday evening, public school superintendents, municipal finance directors and county clerks from all over Florida participated in a tense conference call to inquire about the fate of their money – money that was supposed to gain modest interest in a supposedly risk-free, easy-to-access fund.

‘We keep the lights on and we keep the buses running and we make payroll with that money,’ said Stephen Hegarty, a spokesman for the Hillsborough County School District, in Tampa, which has US$573 million invested in the frozen fund. ‘We’re paying very close attention to this thing.’ The run on Florida’s state fund was sparked after local governments discovered it held sub-prime mortgage assets that had soured.

The Florida fund had invested in about US$2 billion in what are known as structured investment vehicles and other debt instruments that have been downgraded by rating agencies and no longer meet the fund’s minimum requirement for investment. Those hard-to-value assets have been roiling financial markets for months as housing values decline and mortgage delinquencies rise.

 

Source: AP (Business Times 5 Dec 07)

Easing in property rally can be good: Developers

PROPERTY developers are so rushed off their feet that they say the idea of the United States sub-prime crisis taking some froth out of the exuberant market can only be good.

CapitaLand’s chief executive, Mr Liew Mun Leong, said in Ho Chi Minh City yesterday that market confidence has been affected a little by the sub-prime issue but a slowdown may not be bad.

‘If the economy moderates, the property market will moderate… It is not necessarily a bad thing,’ he said.

‘Sometimes you need a little bit of slowdown,’ he added. This is so that businesses can be sustained.

Mr Liew also said that developers will probably not pay bumper high prices for collective sale sites and that supply volume may slip.

However, prices have been holding and he does not see them falling next year.

A similar note was struck by Mr Simon Cheong, the president of the Real Estate Developers’ Association (Redas).

He told the Association’s 48th anniversary dinner last night that the build-up of new projects has left the industry a little breathless.

‘We are now the victims of our own success. Our biggest worry is now rising costs, shortage of construction materials and inadequate skilled labour,’ said Mr Cheong at the Ritz-Carlton Millenia Singapore hotel.

He added that developers share the Government’s concerns about rising exuberance in the market and backed its efforts to apply a touch of the brakes.

Mr Cheong was also quick to add that it has taken almost 10 years for the property market to turn around.

‘Redas is of the view that it is difficult to micro-manage, especially in a global context where the flow of funds into Singapore property is driven by a bigger picture than just short-term opportunistic buy-ins,’ he said.

Singapore is no different from other major gateway cities, where prime real estate commands premium rents, he added.

Trade and Industry Minister Lim Hng Kiang, who was the guest-of-honour, said rising costs are a challenge that accompanies the growth in all parts of the property market.

The Government, he reiterated, is ensuring there will be a sufficient supply of office, residential and hotel space.

Mr Cheong also said that Redas has created a foreign investment committee, to be chaired by Hongkong Land director Robert Garman, to encourage foreign companies to come to Singapore and stay invested.

He warned that developers should take stock of the storm brewing globally as they respond to local opportunities.

‘Rising oil prices, a weakening US dollar, the sub-prime crisis and occasional shocks in the supply of construction materials cannot be taken too lightly.’

 

Source: The Straits Times 5 Dec 07

Industrial output gauge climbs on strong exports

Filed under: Singapore Economy News — aldurvale @ 11:51 am

FACTORY orders continued to pour in for local manufacturers last month, despite the spectre of a global economic slowdown.

This was among the key findings of a forward-looking indicator called the Purchasing Managers’ Index (PMI).

Strong export orders pushed the PMI from 52.9 in October to 53.8 last month, the sixth straight month that the index had gained.

Compiled from a monthly survey of purchasing executives at more than 150 manufacturing companies, a PMI reading above 50 indicates an expansion in the industrial sector.

The overall new orders index was 57.6, the highest reading since August 2004.

Besides more orders, factories also reported higher output last month, the index indicated.

Despite entering its ninth month of export decline, the electronics industry, according to the PMI, appears to be in the pink of health.

The electronics sector PMI was 53.7, indicating a 16th month of expansion, buoyed by rising orders.

The Singapore Institute of Purchasing and Materials Management produces the report.

Its executive director, Ms Janice Ong, said the PMI showed that ‘the local manufacturing economy is likely to be on a path of growth towards the end of the year’.

There was a concern earlier that demand for overall new orders in the overseas market was slowing down, she noted.

‘However, it may not be the time to pop the champagne yet, given that the United States economy may well experience a sharp slowdown due to the sub-prime problem, deteriorating housing demand, as well as escalating oil prices,’ Ms Ong added.

Manufacturers must also contend with rising input costs and supply shortages, which will affect their bottom lines, she said.

 

Source: The Straits Times 5 Dec 07

Ophir-Rochor area slated for trendy makeover

Filed under: About Commerical Property, Singapore Property News — aldurvale @ 11:50 am

Redevelopment will see new hotels, offices and shops; area to become an ‘extension of Bugis’

IT IS all a bit sleepy and humdrum now, but the walkways of the Ophir-Rochor zone are set for a jazzy makeover that will add trendy hotels and shops, offices and more.

Plans to rev up the hotchpotch zone – it has old colonial lanes at one end and a hot air balloon at the other – were unveiled by the Government yesterday.

The makeover already has its centrepoint and crown jewel – the eco-friendly South Beach project designed by world- renowned British architect Norman Foster and his partners.

The development includes two towers of up to 45 storeys linked to the conserved military buildings of the old Beach Road camp by an eye-catching ‘environmental filter’ canopy.

There will also be premium office space, two luxury hotels of up to 700 rooms, service apartments and shops on the 3.5ha site, which is being developed by a City Developments consortium.

Minister of State for National Development Grace Fu said yesterday that the landmark project ‘will be a first glimpse into exciting plans ahead for the Ophir Road/ Rochor Road corridor’.

She added that the Government intends to ‘build on the momentum’ by developing land parcels.

The Urban Redevelopment Authority will release more details early next year, but some sites may be included in the Government Land Sales Programme due later this month.

Potential plots up for grabs include the Ophir Road/Beach Road tract in front of Parkview Square – this hosted Cirque Du Soleil in 2005 – and the site at Tan Quee Lan Street, now home to the DHL balloon.

Ms Fu added that the new district will be an ‘extension of Bugis’, connecting Marina Centre to Bugis and Singapore’s civic district.

The landscape, rich in colonial charm, has been constantly changing in the last decade.

When Bugis Junction opened in 1995, property pundits predicted that the project would fail to draw the crowds as it was not a prime location.

But Bugis has blossomed into a trendy youth hangout, complemented by fancy dining and drinking hot spots along Seah and Purvis Streets.

The bohemian charm of independent shops that line nearby Haji Lane also keeps the area buzzing.

Property analysts welcomed the plans.

‘The market needs something on the fringe of the Central Business District (CBD). Office buildings with a mix of retail and hotels will be popular,’ said Mr Ku Swee Yong, director of business development and marketing at Savills Singapore.

Mr Colin Tan, head of research and consultancy at Chesterton International, agreed there was great potential in the area, but said offices would not likely command Grade A rents like in the CBD.

‘Offices here will be ideally suited for small and medium-sized enterprises,’ he said. But more road infrastructure such as broader lanes or expressways are needed to relieve congestion, he added.

Knight Frank’s director for research and consultancy Nicholas Mak welcomed the plans to liven the area, as it ‘has always been a bit sleepy’, but hoped that the area’s heritage and shophouses would be conserved.

Mr Mak said developers will be interested, although a ‘balance of the old and new’ was important in retaining the character of the district.

 

Source: The Straits Times 5 Dec 07

Record price for coffee shop means higher rents

Filed under: About Commerical Property, Singapore Property News — aldurvale @ 11:48 am

Stallholders living with lower margins as soaring rates, competition bite

THE record price recently fetched for a Jurong East coffee shop is putting pressure on its stallholders in the form of rocketing rents.

Since new owner Koufu paid $12 million for the large property two months ago, rents at the VariNice coffee shop at Jurong East Street 132 have shot up.

They are now close to those at food courts in glitzy malls, said property experts.

Stallholders grappling with higher rents also lost a week’s business when VariNice was closed for renovations following Koufu’s purchase.

The 4,700 sq ft coffee shop is now clean and sparkling, but tenants say the facelift has yet to generate more business.

Some have raised food prices to cover the rent hike, but others are afraid of driving customers to the competition. There are four other coffee shops in the vicinity.

VariNice has 13 lots. Some are taken up by a single stall paying about $6,000 a month. Other lots are split between two operators, each paying about $3,000. This gives Koufu an annual rental yield of 7 per cent to 8 per cent.

The rents compare with $5,000 to $8,000 for a typical food stall in a ‘good mall’ such as Marina Square, said Mr Ku Swee Yong, director of marketing and business development at Savills Singapore.

Madam Ren Huai Zhen, who runs a zi char – cooked food – stall at VariNice, is now paying $6,000 a month, $1,000 more than before.

‘Everything became more expensive, except the price of our food,’ she told The Straits Times yesterday. ‘We can survive, but our profit margins are low.’

Mr Xue Mingshou, who runs the Pin Wei Fishball Noodles stall, said he raised the prices of some dishes but had to lower them again when customers did not bite.

‘Competition here is very stiff,’ he said. ‘If I can break even, it’s very good already.’ His rent has gone up by $400 to $3,200 a month.

Mr Xue shares his lot with a duck rice stall, which pays $3,000 in rent and sells about $700 worth of dishes a day.

‘Your stall must sell really nice food in order to survive. There are at least 50 other stalls in the area,’ said the owner, who wanted to be known only as Mr Tan. But he called the rent ‘reasonable’.

Indeed, just next door to VariNice is an S-11 coffee shop, where rents are $7,000 to $8,000 a month.

Property agents say rents at prime coffee shops have escalated in recent months, and it is not uncommon for them to rival those in air-conditioned food courts.

‘In the prime areas such as Geylang, Toa Payoh, Bishan and Bukit Batok, fixed rents can go up to $6,000 or $7,000 a month,’ said Mr Eric Cheng of HSR property group.

Some coffee-shop chains even collect rent on a profitsharing

basis, which means base rents could be $1,000 a month but stallholders may end up paying five figures if sales are good, he added.

On average, however, monthly coffee-shop rents range from $4,500 to $7,500. In low-end properties in the outskirts, they can go as low as $1,200, said Mr Cheng.

Clearly, there are limits to how much coffee-shop rents can be raised before stallholders are forced to pack it in. This may be why more expensive coffee shops on the market – three, in Yishun, Tampines and Bukit Batok, are said to be going for $15 million each – have yet to find takers.

So for VariNice in Jurong East to charge $6,000 in rent ‘is not excessive’, said Mr Ku of Savills. ‘Foot traffic is very high, and it is near an interchange MRT station, a library and business parks.’

NOT STOPPING TO REST

‘Competition is very stiff. There are five coffee shops nearby. I don’t even dare to rest for a day because I would lose $400 in sales. At first, we thought there would be the same number of customers after the renovation. But instead, there are now fewer customers due to the higher prices of the food.’ – MR XUE MINGSHOU, who runs the Pin Wei Fishball Noodles stall

FEELING THE PINCH

‘Everything became more expensive, except the price of our food.’ – MADAM REN HUAI ZHEN, who runs a zi char stall

‘Your stall must sell really nice food in order to survive. There are at least 50 other stalls in this area.’ – MR TAN, who runs a duck rice stall

Source: The Straits Times 5 Dec 07

CDL chief won over by Norman Foster’s eco-friendly approach

Filed under: Singapore Developers News — aldurvale @ 11:41 am

IT ALL began with an inspiring speech by celebrated architect Norman Foster two years ago in Monaco.

City Developments (CDL) executive chairman Kwek Leng Beng was there to hear it and vowed that one day he would team up with the renowned Briton, who designed Singapore’s Supreme Court.

‘I was fascinated by his speech on creating eco-friendly buildings. I thought to myself that, someday, I would work with him as he has great in-depth knowledge and expertise, which complement CDL’s green philosophy,’ said Mr Kwek.

That dream was realised yesterday when CDL and two partners – Dubai World’s Istithmar and United Statesbased Elad Group – signed a contract to build the landmark South Beach project.

The 3.5ha site with a gross floor area of 146,827 sq m sits on an entire block bounded by Nicoll Highway and Beach, Bras Basah and Middle roads.

Designed by Lord Foster’s architectural firm, Foster & Partners, South Beach won over the authorities with a design that incorporated comprehensive, cutting-edge green features without compromising on aesthetics.

While CDL’s $1.69 billion bid was not the highest, the group clinched the deal based on ‘an impressive use of green technologies’ and striking designs, said Minister of State for National Development Grace Fu yesterday.

South Beach will be made up of two towers, 45 and 42 storeys high, with slanting facades that will allow them to maximise ventilation and to channel air flow to ground-level spaces. A huge, wave-shaped ‘environmental filter’ canopy will cover the open areas that integrate the towers with the low-rise conserved buildings.

CDL, which already has several Green Mark awards under its belt, will be gunning for the highest accolade – the platinum Green Mark – with this project, said Mr Kwek.

The Green Mark scheme, launched in 2005, rates buildings for their environmental impact and performance.

South Beach will cost more than $2.5 billion to build, including the land price, and will be completed in 2012.

Construction will begin next year.

 

Source: The Straits Times 5 Dec 07

Fed sees slower US growth amid market fallout

Filed under: International Economy News - USA — aldurvale @ 11:40 am

Economic concerns indicate it may cut rates again at next week’s meeting

SEATTLE – UNITED States Federal Reserve policymakers have given a sober assessment of the US economy, as renewed financial market turmoil cast a shadow on growth prospects.

Such views reinforced market expectations that the US central bank will cut short- term interest rates next week for a third consecutive time when its Federal Open Market Committee (FOMC) meets.

The Fed has cut its benchmark federal funds rate by a cumulative 75 basis points since mid-September to prevent economic fallout from market turmoil that originated with problems in the US mortgage market.

‘Since the October FOMC meeting, financial conditions have deteriorated and we have seen some unexpected softening in economic data,’ San Francisco Federal Reserve Bank president Janet Yellen said in a speech to business leaders in Seattle on Monday.

‘These developments necessitate some rethinking of my growth forecast and have highlighted the downside skew in the risks to that forecast,’ said Dr Yellen, a non- voting member this year on the Fed’s rate-setting committee.

Renewed credit concerns were the main focus of markets on Monday. Benchmark 10-year Treasury yields fell to 3.88 per cent, while stock markets retreated as financial shares sank.

After the October FOMC meeting, the Fed said the risks of slower growth were balanced with those of higher inflation, and subsequent remarks by various Fed policymakers had implied that the central bank did not see the need for further easing.

But last week, both Fed chairman Ben Bernanke and vice-chairman Donald Kohn said that renewed financial turmoil may have a larger adverse effect on the economy, signalling that downside risks had increased.

The Fed will hold its next policy meeting next Tuesday.

Dr Yellen echoed Mr Bernanke and Dr Kohn, saying the outlook was particularly uncertain now due to financial conditions.

‘Developments have been fast-moving,’ she told reporters after the speech. ‘A lot of things have happened in financial markets.’

Boston Fed president Eric Rosengren, speaking in Boston, said the US economy will grow ‘well below’ potential in the coming quarters, and the foreclosure crisis plaguing the housing and banking sectors is likely to worsen.

Dr Rosengren, a voting member on the FOMC this year, did not elaborate further on the economy and focused most of his speech on sub-prime mortgage problems.

He said lenders and borrowers should work together to modify loans to avoid even greater pain for both sides.

 

Source: REUTERS (The Straits Times 5 Dec 07)

Wages keeping pace with household debt

Filed under: Singapore Property Market Analysis, Singapore Property News — aldurvale @ 3:16 am

Household balance sheet strengthened by rising property, equity prices

SINGAPOREANS are a conservative lot. Despite strong wage growth, they are careful about borrowing too much.

And with strong appreciation in property prices, the negative housing equity situation continues to improve.

Household debt of $157.9 billion as a share of wages has continued to fall, from 195 per cent in 2005 to 181 per cent in 2006, according to the Monetary Authority of Singapore’s 2007 Financial Stability Review.

Households play an important role in the banking system as depositors and borrowers. Household deposits make up around half of domestic non-bank deposits and loans to households account for about half of domestic non-bank loans.

Rising property and equity prices have strengthened the household balance sheet, it said. In addition, wage growth has kept pace with growth in household debt.

Household debt grew in Q2 2007, but at a slower pace than remuneration and household assets.

As a share of gross domestic product (GDP), household debt has also fallen, from 81 per cent in Q4 2005 to 74 per cent in Q4 2006 and 71 per cent in Q2 2007.

‘Notwithstanding the strong economic growth and therefore positive consumer sentiment, loan growth underlying spending on large items such as cars and homes has been moderate,’ it said.

‘Indeed, housing loans grew 1.3 per cent year-on-year and growth of car loans was flat, compared to wage growth

of 8.5 per cent in second quarter 2007,’ it said.

But home loans growth has picked up considerably since then and in October accelerated to 14.4 per cent from a year ago. Car loans continued to shrink, down 1.8 per cent, their fourth consecutive month of contraction.

The MAS said there is some concern with stronger credit card loans, which rose 14 per cent in Q2 2007, although they currently constitute only about 3 per cent of total household borrowing.

Here, too, consumer spending seems to have moderated with credit card loans slowing to 11.5 per cent in October.

In addition, credit card charge-off rates have been falling.

Share financing provided by banks has shown even bigger increases but comprises only about one per cent of total household loans.

Not surprisingly, individual bankruptcies per quarter and non-performing loan ratio of loans to households have been falling this year.

Assets have continued to outpace liabilities in growth, resulting in net household wealth growing by 19 per cent year-on-year in Q2 2007 to $894 billion, or about four times the GDP.

The fast pace of the appreciation in the value of property and equity has also meant that net wealth has increased.

Investment assets were not the only factors behind the asset build- up. Cash and deposits also grew by a significant 18 per cent from Q2 2006 to Q2 2007. Cash and deposits alone have continued to exceed total liabilities.

Property prices have been a key driver of growth in asset value, with prices of private properties rising by 27 per cent year-on-year and those of Housing and Development Board (HDB) resale flats by 12 per cent year-on-year in Q3 2007.

A recent MAS survey of the six banks that account for almost the entire housing loans market shows that negative equity for private residential properties fell to 2.4 per cent of the total value of outstanding mortgage loans in September 2007, compared with 4.7 per cent a year ago.

Similarly, in terms of the number of mortgage accounts, 2.5 per cent were in negative equity in September 2007 compared with 5.1 per cent a year earlier.

 

Source: Business Times 4 Dec 07

Three of Asia’s biggest deals done in S’pore

Value of the 3 total US$1.77b, or about 20% of the Top-10 transactions

(SINGAPORE) The Top-10 real estate investment deals in Asia in the third quarter of 2007 amounted to US$9.3 billion, and three of those deals concerned Singapore properties.

A report by CB Richard Ellis (CBRE) shows that two of the Singapore deals involved stakes in One Raffles Quay while the third involved the sale of Chevron House. The total value of these deals came to US$1.77 billion or about 20 per cent of the value of the Top-10 deals.

CBRE also said that foreign investors have shown no sign of scaling back Asian real estate investment activity, ‘especially given the relative scarcity of investment grade properties’.

As a general guide, investors will look at property yields when shopping for real estate and the 4.3 per cent yield for office property here is competitive with cities like Hong Kong where the yield is 4.5 per cent.

Cities like Manila and Jakarta do offer the potential of higher yields of around 11 per cent but as CBRE executive director Jeremy Lake notes: ‘Yields reflect many factors, including risks.’

Mr Lake explains that these ‘risks’ usually include aspects of a country’s legal, political and fiscal policies.

Singapore is more likely to attract investors seeking lower risk and and perhaps lower yields, Mr Lake added.

A low-risk/low-yield dictum may not be a bad thing in volatile times.

CBRE notes that some foreign capital is being redirected to Asian property markets, seeking to benefit not merely from the natural appreciation of real estate in dynamic economies, but also from appreciation of Asian currencies against the US dollar, particularly the Chinese renminbi.

Mr Lake also pointed out that investors are drawn to markets where the cost of borrowing is lower than the property yield, explaining why Tokyo saw the largest real estate investment deals in the quarter, with the Top-three commercial real estate deals totalling US$3.95 billion.

 

Source: Business Times 4 Dec 07

Keppel Land markets India projects here

The company is also looking to expand to other Indian cities

(SINGAPORE) Keppel Land is looking to sell its residential properties in India to Indians based in Singapore, the developer told BT.

‘In Singapore we see a growing non-resident Indian (NRI) market,’ said Ang Wee Gee, KepLand’s director of regional investments.

‘In the past we have not been selling in Singapore. But now – with more Indian professionals coming here to work and live – we have decided to.’

KepLand showcased its India properties in Singapore last weekend.

About 300 people visited the company’s booth and about 40 of them are ’serious buyers’ the developer will follow up with, Mr Ang said.

KepLand is now marketing two projects in India – the 1,573-unit Elita Promenade in Bangalore and the 1,376-unit Elita Garden Vista in Kolkata.

It also has another project – the 1,168-unit Elita Horizon in Bangalore. The project is expected to be launched soon.

KepLand has so far sold 86 per cent of 1,340 units launched at Elita Promenade. Units went for between 3,000-3,400 rupees per square foot – a jump of more than 30 per cent since the project was first launched in 2005.

At Elita Garden Vista, the company has sold about 60 per cent of the 250 units launched. Prices were 2,600-3,000 rupees psf, Mr Ang said. The project was launched a few months ago.

About 15 per cent of all the units sold at both projects were bought by NRIs, Mr Ang said.

But most of these people are not from Singapore – they are from places such as the US, the UK and Hong Kong.

However, this is set to change as KepLand is seeing more interest among NRIs based here. ‘We have an advantage here – they know us and can see the projects we have launched here,’ Mr Ang said.

KepLand is upbeat about its future in India, where it has had a presence since 2003. More residential projects are planned there. ‘Definitely, we would want to expand,’ said Mr Ang.

‘Apart from Bangalore and Kolkata we are also looking in Hyderabad, Chennai and the gateway cities of Mumbai and New Delhi.’

 

Source: Business Times 4 Dec 07

December 5, 2007

Office occupancy rates to stay in the 91-95% range

Filed under: About Commerical Property, Singapore Property News — aldurvale @ 3:39 am

(SINGAPORE) Occupancy levels for office space in Singapore will remain in the 91-95 per cent range over the next five years, CB Richard Ellis (CBRE) said in a new report released yesterday.

At the end of August 2007, potential supply of office space – the total of known supply from the private sector and awarded government land sales (GLS) sites as well as potential supply from expected future land sales – stood at some 10.8 million sq ft for 2007-2012, the property firm said.

This reflects a 147 per cent increase from the potential supply of 4.4 million sq ft identified at the beginning of 2007.

The potential supply works out to an average annual supply of 1.8 million sq ft for the next six years, exceeding the average supply of 1.5 million sq ft a year seen over the past decade.

CBRE said that an estimated 788,000 sq ft will come on stream in 2008, while the majority of the new space will enter the market in 2010-2011.

And based on projected average annual take-up of 1.6 million sq ft for 2007- 2012, even if full potential supply materialises, ‘we anticipate relative equilibrium between supply and take-up over this period’, CBRE said.

It said occupancy levels for office spe will remain in the 91-95 per cent range over the next five years.

CBRE’s report comes as other experts predict that Singapore could see an oversupply of office space going forward.

Citigroup, for example, warned in a report last week that Singapore is in danger of seeing an oversupply of office space from 2010 onwards.

Based on the bank’s estimates, occupancy rates are likely to peak in 2008-09 and decline thereafter with the impending supply.

Prime office rents in Singapore averaged $12.60 per square foot per month (psf pm) in the third quarter of 2007, increasing 16.7 per cent quarter-on-quarter and 82.6 per cent year- on-year, CBRE’s data shows.

Rents now exceed the 1990 historical high of $11.50 psf pm.

While further rental increases are expected, the pace of growth should ease, CBRE said.

 

Source: Business Times 4 Dec 07

Fewer sub-sales but value hits all-time high

Median Q3 sub-sale prices also hit record of $1,246 psf, up 25% year-on-year

(SINGAPORE) The level of sub-sale activity may be just about half of what it was in 1995 but the value of subsale apartments transacted in the first three quarters of this year is already at an all-time annual high of $6.7 billion.

An analysis of data by DTZ Debenham Tie Leung reveals that although the number of sub-sale transactions actually fell to 1,374 in the third quarter of this year – representing a quarter-on-quarter (qoq) decline of 23 per cent – sub-sales made up 19 per cent of the volume, up from 16 per cent in the second quarter.

Equally significant is the fact that median sub-sale prices also hit a new record high of $1,246 psf, a qoq increase of 13.6 per cent and a year-on-year increase of 25 per cent.

The value per transaction of sub-sale apartments is also at a record high this year at $1.71 million per transaction.

But while the level of sub-sale activity can sometimes be an indicator of market bullishness, DTZ executive director Ong Choon Fah points out that factors driving up numbers in the third quarter may have more to do with real demand in the light of short supply and with various new developments becoming available for immediate occupation.

The Icon for instance, has consistently been one of the top two developments in terms of sub-sales this year with its median sub-sale price increasing 26 per cent qoq to $1,495 in Q3. But as Mrs Ong notes, Icon has recently received its temporary occupation permit (TOP), and other attributes like its inner-city location and the affordability of its small units do make it popular.

Another popular development among sub-sellers is The Sail @ Marina Bay which increased 21 per cent qoq in terms of median sub-sale price in Q3 to hit $2,093 psf.

Interestingly, according to DTZ’s analysis, the number of units at The Sail and Icon that have been sub-sold is now 512 and 370 units respectively. And assuming that units were not repeatedly sub-sold, DTZ suggests that almost half of the units in these developments have changed hands already.

More telling perhaps is that of the recent launches, only The Lakeshore, which has received TOP for some phases, and One-north Residences registered a significant number of sub-sales.

The number of sub-sale apartments in the luxury band fell 41 per cent to 317 transactions but it still makes up 45 per cent of sub-sale transactions.

DTZ believes that while the sub-sale market is increasingly competitive and sub-sale activity is not likely to accelerate further, the overall value of sub-sale apartments in 2007 is expected to increase further, backed by potential price increases.

And foreigners could be helping to boost the sub-sale market. DTZ’s report reveals that although the number of foreigners buying sub-sale apartments in Q3 fell by 20 per cent qoq to 460 transactions, this number exceeds that of apartments bought directly from developers.

Indonesians made up 38 per cent of these buyers, followed by Malaysians and Koreans who made up 15 per cent and 9 per cent respectively.

Again, The Sail and Icon proved to be the most popular with these buyers with foreigners buying 26 and 25 units (41 and 36 per cent) respectively in the quarter.

DTZ believes the sub-sale market will continue to receive interest from buyers seeking immediate occupation with some investors looking to realise returns earlier by tapping on the buoyant leasing market. But with the withdrawal of the Deferred Payment Scheme, sub-sale activity may slow and deals look set to be more sustainable.

 

Source: Business Times 4 Dec 07

Landed homes look a better bet than condos on Thai market

Filed under: International Property News - Asia — aldurvale @ 3:24 am

Low interest rates fuel demand for houses; flats suffer from supply glut

(BANGKOK) For those looking to invest in Thai construction, housebuilders look a better bet than companies putting up high-rise condominiums.

Housebuilders like Land & House and Preuksa Real Estate are set to benefit next year as low interest rates fuel demand, while condo builders suffer from a glut of high-rise residential buildings.

Analysts say Bangkok has a relative shortage of detached housing, while overbuilding of low-priced city condos means a rally in the share prices of firms like Asian Property and LPN Development is fizzling out. ‘We prefer lowrise developers due to the more favourable supply outlook,’ Bualuang Securities senior analyst Chaiyaporn Nompitakcharoen said. The number of single detached houses built in Bangkok fell to about 16,700 last year from 24,000 in 2005 and 26,600 in 2004.

But plans to extend Bangkok’s ‘Skytrain’ and underground railway networks should boost demand for houses in the city’s suburbs, and analysts say low mortgage rates will spur middle-income buyers of homes in the 2 million to 5 million baht (S$94,000- S$236,000) range, even though economic growth is set to slow this year.

In the last two years, housebuilders have sacrificed profitability for sales, eating into earnings. But big firms with economies of scale, like Land & House, are benefiting as smaller rivals succumb to rising fuel and construction costs.

Since a credit crunch froze global debt markets in August, Thai banks have become cautious, favouring mortgages for homes built by bigger firms. The rate of rejections for home loans has risen to 25-30 per cent from 10-15 per cent a couple of years ago.

Land & House, rare among Thai developers because it sells completed rather than off-plan homes, has seen its gross profit margin creep back up to 31 per cent this year, having dropped to 30 per cent from 35 per cent between 2004 and 2006.

Some analysts believe a Dec 23 general election could help revive consumer confidence, which has fallen from a peak in 2004 to a five-year low.

After a battering during the 1997-98 Asian economic crisis, which put thousands of developers out of business, Bangkok’s residential market has thrived since 2001, with house prices up 25 per cent on average in the last six years. The recovery has also played out in rival Southeast Asian capitals Manila and Kuala Lumpur, but laggard Singapore has seen a 21 per cent jump in home prices in January-September.

While Bangkok’s housebuilding sector is perking up, developers expect city condo sales to slow after a period of frenzied buying.

‘Buyers should be more selective,’ Asian Property chief executive Anuphong Asavabhokin said. ‘Overall, I don’t expect these hot sales to be repeated anytime soon.’ Asian Property, which sold out three condo projects recently, plans fewer similar projects next year, but wants to build more terraced ‘townhouses’ and detached houses.

About 30,000 new condos were put on the market in 2006 and another 24,227 in the first eight months of this year – or 60 per cent of new residential projects – according to Thailand’s Agency for Real Estate Affairs.

But the take-up rate – sales as a proportion of new units for sale – dropped to 51 per cent in January-September from 70 per cent last year.

The oversupply was stoked by the emergence of several small developers seeking to tap demand for city homes, as residents baulk at soaring oil prices and Bangkok’s traffic jams.

Condominium developers are spending heavily on marketing campaigns, triggering concerns about their costs and margins.

Shares in condominium firms are losing their lustre. Sector leader LPN has fallen nearly 13 per cent from a peak in July, following a 43 per cent rise in the first half. The Thai property and construction sector sub-index has dropped 15 per cent since a July 26 peak, while the benchmark stock index is down just 5.4 per cent.

‘It’s riskier now,’ a Finansa Securities analyst said. ‘Sales are slowing. The condo boom in the past two years is fizzling out and some developers will be hurt by slowing cash flow.’ In contrast, Macquarie Research analyst Patti Tormaitrichitr said shares in townhouse developer Preuksa could rise by a third over the next year, while Land & House, valued at more than US$2 billion, had a potential upside of 24 per cent.

 

Source: Reuters (Business Times 4 Dec 07)

Thai Q3 growth faster than expected

Filed under: International Economy News - Asia — aldurvale @ 3:22 am

(BANGKOK) Thailand’s economy grew faster than expected in the third quarter, buoyed by exports and a recovery in private consumption almost a year after a military coup. South-east Asia’s second-biggest economy expanded 4.9 per cent in the three months ended Sept 30 from a year earlier, compared with a revised 4.3 per cent gain in the second quarter, the government said yesterday. The median estimate of 14 economists surveyed by Bloomberg News was 4.4 per cent.

Thailand’s central bank kept its key interest rate unchanged at the last two meetings as local demand started to pick up after five consecutive cuts from January.

‘Thailand’s economy has been blessed by the unexpectedly strong growth in exports,’ Isara Ordeedolchest, an economist at KTB Securities Co in Bangkok, said before yesterday’s report. ‘Export growth will slow in 2008, but still rise at double-digit growth.’ Still, Thailand’s Q3 growth was the slowest among six Southeast Asian countries tracked by Bloomberg, with Singapore’s 8.9 per cent pace the fastest and Indonesia’s 6.5 per cent the second slowest.

The Thai economy will expand 4.3 per cent this year, based on the median of 11 of the economists’ predictions. That would be the lowest growth since 2001 and compares with the government’s 4.5 per cent forecast.

Ampon Kittiampon, secretary-general of the National Economic and Social Development Board, the government’s economic advisory agency,said Thailand’s US$206 billion economy may expand by between 4 and 5 per cent next year. Economists in a Bloomberg survey expect growth of 4.8 per cent in 2008.

 

Source: Bloomberg (Business Times 4 Dec 07)

India can sustain 9% growth for third year: minister

Filed under: International Economy News - Asia — aldurvale @ 3:21 am

(NEW DELHI) India’s 9 per cent economic growth may be sustained for a record third year on prospects of bumper crops and a retreat in crude oil prices, Finance Minister Palaniappan Chidambaram said.

‘If harvests are good, we are able to enjoy a bit of luck with crude oil, and we are able to moderate capital flows, which are putting pressure on inflation, we should have 9 per cent,’ the Harvard-educated minister said in an interview.

Asia’s third-largest economy grew last quarter at the slowest pace this year amid decade-high borrowing costs. JPMorgan Chase and HSBC Group expect more than three years of interest-rate increases by the central bank to moderate India’s expansion further.

‘The combination of monetary tightening and a higher value of the rupee in the foreign-exchange market can put the brakes on the economy in the near term,’ said Stephen Roach, chairman of Morgan Stanley in Asia. ‘I am very optimistic about India over the next three to five years.’ Mr Roach says the economic slowdown will be temporary, and India’s adoption of China-like policies on foreign investment and infrastructure development makes growth of as much as 9 per cent ‘eminently achievable.’

India’s US$906 billion economy grew 8.9 per cent last quarter from a year ago. China’s US$2.6 trillion economy expanded 11.5 per cent. That kind of pace is more than three times the rate of growth in the US and countries sharing the euro.

Industry Minister Kamal Nath last month said almost all of India’s economy is now open to overseas investment since Prime Minister Manmohan Singh, as the finance minister in 1991 started to dismantle India’s Soviet-style controls on industry. Only some defence-related areas and retail remain closed, Mr Nath said.

Since assuming office in May 2004, Mr Singh’s government has relaxed foreign investments in telecommunications and single-brand retail outlets. The government will this week consider easing foreign investment rules in aircraft maintenance companies, petroleum-marketing firms and commodity exchanges, the Economic Times reported.

To attract more funds from abroad, India last year enacted a law to enable construction of special economic zones, enclaves modelled on China’s Shenzhen. The government also has a five-year plan to attract investments of US$500 billion in roads, ports and other infrastructure.

Mr Chidambaram said that while investment will continue to drive India’s economic growth, ‘there are some risks, such as crude oil prices, over which we have no control.’

India is Asia’s third-biggest oil consumer and imports almost three-quarters of its needs.

 

Source: Bloomberg (Business Times 4 Dec 07)

Aussie trade deficit widens to A$2.98b

Filed under: International Economy News - Australia — aldurvale @ 3:19 am

Oct shortfall due to soaring Aussie $, port congestion dampening exports

(SYDNEY) Australia’s trade deficit unexpectedly widened in October as a surge in the nation’s currency and bottlenecks at ports disrupted exports of minerals and coal.

The shortfall expanded to A$2.98 billion (S$3.82 billion) from a revised A$1.92 billion in September, the Bureau of Statistics said in Sydney yesterday. The median estimate of 25 economists surveyed by Bloomberg News was for a A$1.8 billion gap. Exports dropped 3 per cent and imports rose 2 per cent.

Australia has reported a trade deficit every month for five years as exporters such as Rio Tinto Group struggle to overcome congestion at mines, ports and railways, and as drought curbs farm production. The government cut its wheat-harvest forecast in October for the third time this year, suggesting exports may decline further.

‘It’s very disappointing to see the extreme weakness in non- rural commodities’ such as metal ore exports, said Kieran Davies, an economist at ABN Amro Australia Ltd in Sydney. ‘Some weakness had been anticipated given the strength of the Australian dollar, but this seems to be as much about weaker volumes.’

The government will publish its third-quarter gross domestic product report tomorrow. The median estimate in a Bloomberg News survey of economists is for 1 per cent growth in the three months through September from the previous quarter, when the economy expanded 0.9 per cent.

Total exports fell to A$17.24 billion in October, yesterday’s report showed. Overseas sales account for 20 per cent of the economy. Farm shipments, such as meat, sugar and wool, slumped 5 per cent and exports of non-rural goods, which include minerals and ores, slid 7 per cent.

‘We seem to be suffering from more disruptions to exports,’ said Brian Redican, senior economist at Macquarie Bank Ltd in Sydney. ‘Net exports may hold back fourth-quarter growth,’ he added.

Australia’s government cut its estimate for exports of minerals and energy in September because of transport delays. Shipments of commodities are expected to be A$112.2 billion in 2007-08, down from the A$117.5 billion forecast in June.

BHP Billiton Ltd, the world’s biggest mining company, reported production growth that missed some analysts’ forecasts in October, a sign that capacity constraints and maintenance requirements will make it harder to meet surging demand.

‘Sooner or later, the considerable investment in resources over the last five years will turn up as increased exports,’ said John Edwards, HSBC Bank Australia Ltd’s chief economist in Sydney.

Exports have also been hurt by the Australian dollar’s surge to a 23-year high against its US counterpart in October.

The local currency has climbed 12 per cent this year.

Australian company profits declined in the third quarter for the first time in more than two years, a separate report published yesterday by the Bureau of Statistics showed. That contrasts with imports, which have risen amid a jump in consumer spending. An economic expansion, a shortage of skilled workers, and rising employment have boosted households’ disposable income.

Total imports climbed to A$20.22 billion in October. Inbound shipments of gasoline and lubricants surged 16 per cent, and imports of consumer goods declined 1 per cent.

 

Source: Bloomberg (Business Times 4 Dec 07)

Developers planning RM9b KL riverside redevelopment project

Filed under: International Economy News - Asia — aldurvale @ 3:17 am

(KUALA LUMPUR) A group of Australian and Malaysian firms plan to redevelop a riverside precinct of Kuala Lumpur at a cost of about RM9 billion (S$3.89 billion), the Malaysian Business Times said yesterday.

The urban-regeneration project is backed by Australian bank Macquarie, Australian builder Leighton and two unlisted Malaysian firms, the paper said. Construction is due to begin next month and be completed within eight years, it added.

To be known as Tamansari Riverside Garden City, the project will cover 22.3 hectares, feature a 60-storey tower and comprise commercial and residential properties. The government had awarded the project to local firm ASIE Sdn Bhd in 1998 but the firm needed to wait for residents of existing apartments in the precinct to be relocated, the paper said.

 

Source: Reuters (Business Times 4 Dec 07)

US growth may slow sharply in Q4, early ‘08: Citigroup

Filed under: International Economy News - USA — aldurvale @ 3:16 am

But it is expected to recover in 2nd half next year

(SINGAPORE) Economic growth in the US is likely to slow sharply in the fourth quarter and early next year, but is expected to recover in the second half of 2008, Citigroup’s chief economist said yesterday.

‘We don’t think the US is going to have a recession, but the risks of that have certainly gone up,’ said Lewis Alexander, who was in Singapore to speak to the banking group’s institutional clients in the region. He said he expects the US Federal Reserve to cut its main interest rate another full percentage point from the current 4.5 per cent to 3.5 per cent by the middle of next year.

He also warned that any move led by the US government to force banks and other lenders to delay the sale or repossession of homes whose owners default on their mortgage payments could worsen the US housing market downturn by reducing the amount of funds companies are willing to lend to new buyers.

US media reports last week suggested that the government there could be working with banks to extend the lowinterest rate period of ‘teaser rate’ mortgages, many of which are due to reset to higher interest rates next year.

Economists and policymakers fear that when the interest rates on such mortgages jump after the reset, many more homeowners will default on payments, triggering more home repossessions which would in turn reduce personal spending and drag the US economy into recession.

The impact of any sharp slowdown in US economic growth – let alone a full-blown recession – will definitely be felt in Asia, said Mr Alexander.

Although Asia’s economies have done well despite slower US economic growth in recent months, most of the drag on US growth has so far been focused on the residential construction sector – ‘one that doesn’t naturally generate a lot of spillover’, he said. ‘That’s why the rest of the world including Asia has done pretty well when the US

economy has been weak. If you have a more intense slowdown in the US, Asia would be vulnerable.’

Still, ‘the underlying fundamentals in Asia are pretty strong’, he said. But the recent spurt of growth in Asia has turned the spotlight on rising consumer price inflation driven by a combination of higher oil and food prices.

The expected interest rate cuts by the US Fed to avert an economic recession could place Asian economies with currencies closely linked to the US dollar in the difficult situation of trying to control price inflation – which requires higher interest rates or a stronger local currency – while keeping exchange rates stable by allowing interest rates to follow those in the US downwards, he said. ‘That does raise risks for economies like Singapore.’

The current turmoil in the financial markets will last at least till early next year, when banks and other major financial institutions report their full-year results, Mr Alexander said.

 

Source: Business Times 4 Dec 07

Fewer homes worth less than remaining loans as prices rise

Owners no longer in negative equity may be tempted to sell and cash in

THE number of home owners in negative equity – where the property is worth less than the loan taken to buy it – has been slashed due to soaring real estate prices.

Four years ago, about 13.7 per cent of owners with home loans were in negative equity but that has now fallen to just 2.5 per cent, said the Monetary Authority of Singapore (MAS).

The proportion a year earlier was 5.1 per cent.

In terms of the total value of outstanding home loans, only 2.4 per cent were in negative equity in September – down from 4.7 per cent a year ago and 14.1 per cent in 2003.

Property experts tip that the significant shift into ‘positive equity’ will tempt some owners, particularly investors, to sell and cash in.

Owner-occupiers may refinance – taking out a new mortgage at a lower rate – while others will wait for prices to rise even more before selling.

The MAS figures, contained in its latest Financial Stability Review, came from a survey of six banks, which account for almost the entire home loan market.

OCBC Bank’s head of consumer secured lending, Mr Gregory Chan, said: ‘In line with the healthy economic growth, we observe that home loans taken on properties bought in the mid-1990s have been steadily recovering from their negative equity positions since 2004.

‘We have also noted an increased trend of consumers selling their properties for a profit.’

The number of requests for loan refinancing has also gone up in the past three months.A local bank executive believes positive equity is one of the reasons for this.

Home owners who wanted to sell their properties while in negative equity would have had to pay the bank the difference between the outstanding mortgage and the sale price. But those who held on may now be willing to sell, said property consultants.

‘Singaporeans are quite averse to selling things – especially big-ticket items – at a loss,’ said Mr Nicholas Mak of property consultancy Knight Frank.

Mr Eric Cheng, executive director of property agency HSR, recalled one owner who bought a Mandarin Gardens unit for $950,000 in 1996, only to see its value drop to about $600,000 around 2001.

After holding out for more than a decade, he finally managed to sell his unit for $1.08 million earlier this year.

For such sellers who have had the distressing experience of being in negative equity, cashing out with a profit at the earliest chance is a must. ‘They don’t want to experience another slump, which may last for another eight to 10 years,’ said Mr Cheng.

Owners might also be tempted to get out while the going is good, given recent government steps to cool the market, said a banker. Stricter collective sale rules, hikes in development fees and the axing of deferred payments would moderate price rises.

But there will be others who will hang on, waiting for home prices to rise further.

Mr Geoffrey Ying of financial advisory firm New Independent said: ‘It’s human psychology: since they have waited so long, what’s a few more months or years?’

The MAS also said that the banking system’s overall property exposure has gone up further as the boom spreads to the mass market. While the rise in banks’ property exposure has been driven mainly by loans to property-related firms, loans to individual investors have also risen of late.

 

Source: The Straits Times 4 Dec 07

$12M: Coffee shop in Jurong fetches record price

Filed under: About Commerical Property, Singapore Property News — aldurvale @ 3:08 am

A COFFEE shop in an HDB parking building has sold for a record-breaking $12 million.

The eatery called VariNice is just a stone’s throw from the Jurong East MRT and bus interchange.

Its huge catchment area of residential blocks and business parks nearby makes it a prize location, said property analysts.

The eatery – which boasts 12 stalls selling a variety of food from duck rice, to seafood and western food – has been going for about 20 years.

It was sold off by the Government in the 1990s and changed hands again in 2000 for about $10 million.

Its latest buyer is well-known foodcourt operator Koufu, which runs 37 food and beverage outlets across Singapore.

Lianhe Wanbao reported yesterday that Koufu was believed to have paid $13 million for the premises, and is collecting $12,000 a month in rent from each stall.

But Koufu founder and managing director Pang Lim told The Straits Times last night that the price tag and rental were less than that. The firm paid about $12 million and collects monthly rent of $6,000 from each stall.

The sale price works out to $2,553 per square foot for the 4,700 sq ft premises – well above the old reported record set by an 8,000 sq ft coffee shop in Ang Mo Kio which sold for $17.8 million, or $2,225 psf, in 2004.

The payback period for Koufu’s latest buy is about 13 to 14 years.

Mr Pang said the deal was its biggest purchase but added that it was a long-term investment.

‘It was a high price, but we need good locations and in the long term, it’ll be worth it,’ said Mr Pang.

PropNex chief executive Mohamed Ismail told The Straits Times that the value of coffee shops depends purely on traffic. ‘Good business locations will always command a premium,’ he said.

Mr Nicholas Mak, head of research and consultancy at Knight Frank, said bullish market expectations paved the way for the record deal.

This was especially so as the recent slowdown in residential property has not touched the retail and food and beverage scene.

‘This is likely to be few and far between, however,’ he added, ‘as few shops get transacted at such a high price.’

Earlier this year, a coffee shop in Block 501, Jurong West Street 51, sold for $9 million.

Three coffee shops – in Tampines, Yishun and Bukit Batok – are on the market for $15 million apiece with no takers to date.

 

Source: The Straits Times 4 Dec 07

MAS WARNING: Credit squeeze, US slump could hit banks

Filed under: Singapore Economy News, Singapore Stock Market News — aldurvale @ 3:06 am

A SHARP slowdown in the United States and an increased aversion to risk in the part of investors spooked by the sub-prime fallout could hurt the profitability of local banks, the Monetary Authority of Singapore (MAS) said yesterday.

Volatile financial markets may lead to trading losses, markdowns in collateralised debt obligation assets and lower fee income, said the central bank. Local banks have reported limited exposure to the US sub-prime problems, but their share prices have still been hit.

Despite the upheaval in global financial markets, Singapore’s economy has remained sound. Full-year gross domestic product growth is expected to be closer to the upper end of a 7.5 per cent to 8 per cent range.

‘The vulnerabilities in the international financial system exposed by the recent turbulence have heightened the risks to the region’s growth outlook,’ the MAS said in its Financial Stability Review.

The US economy could well experience a sharp slowdown due to the sub-prime crisis, in addition to the ongoing correction in the housing sector and soaring oil prices, it said.

‘Slower US growth would affect Asia, given the region’s high dependence on exports,’ the MAS said.

A significant challenge for Asia remains the management of strong capital inflows, as these have posed risks like asset price inflation and volatile exchange rates, it said.

 

Source: The Straits Times 4 Dec 07

TAKING STOCK: Market ends flat as it awaits US rate cue

Filed under: Singapore Stock Market News — aldurvale @ 3:04 am

LOST: One stock market, last seen striding confidently towards the 3,600- point milestone but now believed to be wandering in the wilderness, awaiting direction from a Dr Bernanke in the United States.

The Singapore bourse certainly did not know where it was going yesterday after an early rally – the Straits Times Index (STI) was up 49.48 points at one point – petered out into a barely perceptible rise of 0.29 point to 3,521.56.

The market probably took its cue from the European market, which tanked after the opening bell, said a dealer.

Bargain-hunting and the usual bout of nerves played their part in Singapore, although interest was lukewarm anyway with only 1.46 billion shares worth $2.23 billion changing hands.

Regional markets did not fare much better – Hong Kong’s Hang Seng Index managing a tiny gain, while South Korea’s Kospi, Taiwan’s Taiex and the Shanghai Composite lost some ground.

Investors had hoped for a better showing after last Friday’s positive Wall Street close and hints from Federal Reserve chairman Ben Bernanke that interest rates would be cut this month.

But uncertainty trumps expectations in this market, and buyers kept their powder dry, although the Singapore Exchange was a bright spot, rising 60 cents, or 4.26 per cent, to $14.70.

DBS Group Holdings led financial stocks higher, up 30 cents, or 1.49 per cent, at $20.40, on healthy loans growth in October. United Overseas Bank was up 10 cents, or 0.5 per cent, at $19.90, but OCBC Bank fell five cents, or 0.6 per cent, to $8.45.

The weak market sentiment was nowhere more evident than in the dismal welcome Hyflux Water Trust received at its trading debut yesterday. The trust, which holds 13 water treatment plants in China, ended at a seven-cent discount to its listing price of 78 cents on a volume of 23.44 million.

Parkway Holdings lost 12 cents, or 3.16 per cent, to $3.68, after a Citigroup report lowered its target price to $3.74 from $3.85, citing rich valuations for the stock.

STX Pan Ocean rose for a third day, gaining four cents to $3.18, after hitting as much as $3.36 earlier. The firm expects dry-bulk shipping rates to peak next year because of a shortage of ships.

The UOB Sesdaq Index, which tracks smaller-cap stocks, mirrored the STI’s performance, edging up 0.94 point, or 0.45 per cent, to 210.32.

Market experts sounded a cautious note, citing a hazy outlook. ‘The direction is still unclear. Investors are going to have to be very selective in buying,’ said one dealer.

 

Source: The Straits Times 4 Dec 07

December 4, 2007

Property sales set for big drop in Q4

Early numbers show Q4 private property deals at $2.9b, nowhere near Q3’s $15.6b

(SINGAPORE) Weakening market sentiment could have a bigger impact on property sales if early numbers for the Q4 2007 transactions are anything to go by.

In a preliminary analysis of caveats lodged by DTZ Debenham Tie Leung (DTZ), the value of all private property transactions for Q4 to date is about $2.9 billion.

This figure does not represent the full fourth quarter. There is also a time lag between a transaction and the lodgement of a caveat. Still, doubling or even tripling this figure will not bring it close to Q3’s figure of $15.6 billion and Q2’s record breaking figure of $24.2 billion.

DTZ executive director Ong Choon Fah also pointed out that apart from the continuing effects of the US sub-prime crisis, the property market was also jolted by the withdrawal of the deferred payment scheme in October. ‘It made people understand that there were risks involved,’ she added.

Signs of poorer market conditions were already apparent in the third quarter. In DTZ’s analysis for Q3, transactions for all private homes fell 36 per cent to 8,416 units. But this was attributed to seasonal market activity marked by the Hungry Ghost Month, as well as the reduced number of developer launches.

Mrs Ong believes that fewer launches in Q4 could be the culprit if sales do fall.

According to its report, the number of developer sales in Q3 reflected a 41 per cent quarter-on-quarter (q-o-q) drop to just 1,956 transactions with developers apparently monitoring the market for possible sub-prime impact.

Now, well into the fourth quarter, new launches still appear to be on hold. Mrs Ong believes that there are ‘genuine buyers’ in the market but developers could nevertheless be choosing to take their time to decide on pricing, or, launch developments in phases to test the market.

But she said that there is no evidence that developers or sellers are prepared to accept lower prices. ‘Prices are still inching up even though the activity level has dropped,’ she added.

Mrs Ong said that the recent strong performance of the private residential market has allowed many developers to accumulate financial reserves and most are not in need of immediate revenue. ‘Developers don’t feel the need to launch immediately. They can still launch next year, while some may even be considering waiting until the opening of the integrated resorts creates more buzz,’ she added.

The number of transactions in Q3 was bolstered by the high number of deals in the secondary market which saw 6,434 homes change hands. This represents a q-o-q drop of 34 per cent, but the decrease is of a lesser magnitude compared with that of developer sales.

And although collective sales slowed in Q3, DTZ says apartments in the secondary market in the prime districts continued to perform, largely due to price increases.

The number of secondary market apartments sold in Q3 fell 33 per cent q-o-q to about 5,300 units with foreigners accounting for 1,590 or 30 per cent of these transactions. DTZ noted that this was among the highest since 1995.

The strength of the secondary market was partly due to the buoyant leasing market which also encouraged foreigners to buy homes ready for immediate occupancy.

Bucking the downward trend of all category of buyers were corporate or institutional buyers.

In Q3, transactions attributed to companies actually rose by 11 per cent with 958 homes changing hands. DTZ said this was the largest number of units purchased in a quarter.

Apart from the reported acquisition of a block at Costa Del Sol by the Ong Beng Seng family, DTZ highlighted the sale of 49 out of 58 units in Duchess Crest, registered as company transactions. DTZ executive director (residential) Margaret Thean added that unlike the bulk sale at Costa Del Sol, the Duchess Crest transactions were not done by a single company either.

She added: ‘This reflects that foreign investors and property funds still have confidence in the Singapore market.’

Ms Thean also said: ‘With the sub-prime crisis in the US, some of these funds may also be increasingly looking outside the US to invest.’

 

Source: Business Times 3 Dec 07

Transformed Mt Faber eyes MICE business

It hopes to double capacity before Sentosa facilities come onstream

AFTER a major revamp in 2004 that saw Mount Faber transforming from a cable car station to Singapore’s second most visited paid tourist attraction, Mount Faber is now eyeing the meetings, incentives, conventions and exhibitions (MICE) business.

Before the MICE facilities in the integrated resort at Sentosa are up and running, Mount Faber hopes to double its own MICE capacity. Its facilities can currently hold 1,200 persons at any one time.

‘We have been working with the relevant authorities for land space,’ Mount Faber Leisure Group CEO Susan Teh told BT. ‘We are still in talks to see how we can expand.’

The existing MICE facilities are already fully utilised during peak season and 80 per cent booked during off-peak period, she said.

From a low base, revenue from the MICE segment has grown by a staggering 290 per cent since Ms Teh took office in 2004, and has become a significant growth driver for the group.

Ms Teh now hopes to position Mount Faber as a ‘total solutions’ for MICE events, given the unique offering of conference venue amid the lush flora and fauna, attractions, food and beverage (F&B), business centre service and coach transport that enables visitors to arrive in style.

Some major institutions and corporations that have already tapped Mount Faber’s MICE facilities include the International Monetary Fund, Citibank Singapore, UBS and Singapore Telecommunications.

Confident that Mount Faber offers a unique hilltop experience not seen in other parts of Singapore, Ms Teh reckoned that the MICE facilities at Resorts World at Sentosa would be complementary rather than competitive.

‘As the government is targeting 17 million (visitors by 2015), there will definitely be spillovers and everyone can have a piece of the pie,’ Ms Teh said.

With companies increasingly looking for unique places to hold corporate functions, Mount Faber now has an event management team that helps to plan corporate events such as dinner and dance parties and product launches.

Since Mount Faber’s revamp in 2004 that saw the group embark on a strategy of diversification, significant improvements have been seen not just in its facade, but also translating to headline numbers.

Its profit has doubled from 2004 while its revenue has tripled over the same period. The revenue mix has shifted from predominantly cable car receipts to an even contribution from F&B, MICE, cable car rides, attractions and wholesaling.

Mount Faber now serves a broad target group by providing casual to formal dining, family attractions to venues for corporate events, and has seen a mingling of tourists and locals.

The revamped Mount Faber also saw an increase in visitor arrivals from 1.2 million in 2004 to 1.8 million year-todate.

‘We are targeting two million visitors, an all-time high, and we are on track by the end of this year,’ Ms Teh said.

The icon of the revamped Mount Faber – Jewel Box – which houses its MICE facilities and F&B outlets, sits on the hilltop which was previously only used for the cable car station.

Other selling points of Mount Faber stem from its ‘four seasons’ campaign, which changes the design and colours of the facade at Jewel Box every quarter, including touch points like menu and cocktails, offering a different experience each time.

‘You can’t find another attraction in a hill environment. The Jewel Box itself has already started to benefit from the brand and this is what we will leverage on going forward,’ she added.

Ahead of the opening of the Sentosa IR, other non-MICE facilities at Mount Faber will also get a facelift to cater to the sophisticated and discerning visitors that the IR is expected to attract.

This would include upgrading the F&B area which comprises Altivo, Glass Bar, Faber Rock and Faber Hill Bistro, and increasing retail outlets, Ms Teh said.

‘We are working with the relevant authorities to improve the accessibility here,’ she added.

Without letting on whether a tram line is in the pipeline, Ms Teh said that the authorities will look at improving accessibility in the southern precinct in general and can be expected to talk to various stakeholders to achieve this.

 

Source: Business Times 3 Dec 07

US mortgage industry fleshes out rate-freeze scheme

Filed under: International Property News - USA — aldurvale @ 3:49 am

Plan may offer relief of up to 7 years for some sub-prime loans

(WASHINGTON) Mortgage industry executives worked on Saturday to hammer out details of a homeowner rescue plan that would freeze interest rates on some US sub-prime mortgages for up to seven years, but questions remained over how to avoid investor lawsuits and other legal challenges.

The negotiations among lenders, servicers, investor groups, regulators and other parties were aimed at allowing United States Treasury Secretary Henry Paulson to announce a framework for the plan today, with full details expected on Wednesday, said a mortgage sector source involved in the talks.

Mr Paulson on Friday said that the mortgage industry was working with the Treasury on a broad plan to help save the homes of sub-prime borrowers with adjustable-rate mortgages who cannot afford higher payments as their interest rates reset in coming months, but who otherwise could afford to stay in their homes.

The plan’s details are now up to the mortgage industry and investors, the two groups that will have to absorb its costs.

‘The message is that everybody has to get on the bus,’ the source said of Mr Paulson’s directive.

Details over which mortgages would be considered for an automatic interest rate freeze of five to seven years are still sketchy. The source said that initially, only sub-prime loans with two- or three-year periods of low ‘teaser’ rates would be considered, but more traditional sub-prime loans with longer fixed-rate periods could also be modified.

A shorter freeze period was initially considered, but Federal Deposit Insurance Corp Chairman Sheila Bair pressed in the negotiations for a five- to seven-year freeze. Ms Bair was the first federal regulator to propose a broad rate freeze as California negotiated a similar deal with several top mortgage lenders in the state, hard-hit by the housing downturn.

Estimates of mortgage resets vary. Federal Reserve officials estimate that 2 million mortgages face resets and as many as 500,000 of these could lose their homes.

Deutsche Bank said in a report on Friday that the population Mr Paulson’s plan is aimed at – owner-occupants with at least some equity and facing their first reset – comprises 1.2 million loans valued at US$258 billion, or one third of outstanding ‘first-lien’ sub-prime loans.

A particularly thorny problem is the threat of lawsuits from investors who bought securities backed by the mortgages.

These investors were promised a certain yield, based on the expected hikes in interest rates, and an automatic freeze without reviewing individual loans may give them grounds to sue mortgage servicers.

‘You might end up benefiting borrowers who are perfectly capable of making payments,’ said Ajay Rajadhyaksha, head of fixed-income strategy at Barclays Capital in New York. ‘I’d be surprised if every investor out there agreed to give servicers carte blanche’ to freeze interest rates, he said.

Mortgage servicers asked for support from federal regulators, including the Office of Thrift Supervision and the Office of the Comptroller of the Currency, to help them deal with any legal backlash.

The American Securitization Forum, a trade group that represents large mortgage investors such as pension and mutual funds, said on Friday it could ’support loan modifications in appropriate circumstances’.

A streamlined approach to loss mitigation ‘will ultimately help servicers manage their responsibilities in a changing market, while appropriately balancing the interests of borrowers and investors’, Tom Deutsch, ASF deputy executive director, said at a housing hearing in Los Angeles.

While agreeing on mortgage changes on a large scale is difficult, it has been done before. After Hurricane Katrina in 2005, for instance, housing finance giants Fannie Mae and Freddie Mac provided prolonged forbearance that let devastated Gulf Coast homeowners miss loan payments.

‘This comes up every few years – a tornado in the Dakotas or flooding somewhere. We would be able to modify the loans a bit. The investors hated it but the politicians loved it,’ said a source familiar with how Fannie Mae and Freddie Mac have made allowances for stressed communities in the past. ‘It’s not easy, but it can be done.’

The population Mr Paulson’s plan is aimed at – owner-occupants with at least some equity and facing their first reset – comprises 1.2m loans valued at US$258b.

 

Source: Reuters (Business Times 3 Dec 07)

Few landed collective sales done even in boom times

Filed under: About Condominiums, Singapore Property News — aldurvale @ 3:45 am

Experts say the selling process for houses is trickier than for condos

COLLECTIVE sales were all the rage for a large part of this year – but few were for landed homes.

They are not the easiest of deals to close, but DTZ Debenham Tie Leung managed it two weeks ago when it brokered the sale of 15 houses in the Balestier area for $61 million, a record price for the area.

The houses lined both sides of a road, which was also proposed as part of the sale. The entire area will give a sizeable combined site of 32,978 sq ft.

But such large tracts with a high redevelopment potential are hard to come by, say property consultants.

Also, for landed homes to go en bloc, every owner must agree to the sale. This is unlike strata-titled condominiums, where a collective sale requires the consent of up to only 90 per cent of the owners.

Getting 100 per cent approval for landed homes, as consultants will tell you, is not easy.

‘The risk is there because you need to have contiguous support,’ said Savills Singapore’s director of investment, Mr Steven Ming. ‘You may work on a row of houses only to find that one or two houses in the middle refuse to sell.’

Another dampener is that many landed sites come with a development potential of only 1.4 times their size.

This means that they cannot be redeveloped into large properties, limiting a developer’s potential profit.

Even if a large development is allowed, the developer would likely need to pay a large fee to the Government in order to proceed.

‘This takes out some of the gains for the owners,’ said an industry observer, ‘and, thus, it is often not worthwhile for consultants to work on the sale.’ Hence, some of these sales are done by individuals or smalltime developers, he said.

Mr Michael French, the managing director of Asia Premier Property Consultants, says it is sometimes easier to sell landed homes en bloc because there are simply fewer owners to deal with than in a condo.

But some owners just refuse to sell. Homemaker S. Tan, who lives in a semi-detached house in Telok Kurau, says she has been approached by agents asking her and her three neighbours to sell collectively.

She is not keen, unless all her neighbours agree. ‘We like this place… It is convenient for my children.’

Replacement cost is also an issue. ‘Even if they pay a bit higher, we can’t buy another house with the same location and size,’ she added.

In Prome Road is an example of what happens when not everyone agrees to sell. A row of houses has been sold en bloc, but a few others will be left standing.

An 80-year-old retired teacher who lives in a three-storey terrace house with her family is staying put.

She did not participate in the August collective sale of a stretch of old, single-storey houses in the street because she did not think the apportionment of proceeds was fair. ‘I paid a lot of money to build this house. It’s much bigger inside, so we should get more money than the rest,’ she said.

When confronted with owners such as these, developers tend to build around or next to these houses. That can leave a single house standing, incongruously, next to a five-storey development.

 

Source: The Straits Times 3 Dec 07

December 3, 2007

Meet the man who paid $435m for an Orchard condo

Filed under: About Condominiums, Singapore Property News — aldurvale @ 4:51 am

Billionaire tycoon Francis Yeoh, the man behind YTL Corporation, opens up about his life and loves

WHILE his pals were off sightseeing during the school holidays, Malaysian tycoon Francis Yeoh was doing his own brand of ’site’-seeing: checking out the building sites run by his father’s construction firm.

It was no holiday. Mr Yeoh stayed and worked on rough terrain with the people who helped to build YTL Corporation.

Given that he now has a personal fortune well in excess of US$1 billion (S$1.4 billion), a private island and two helicopters for his personal use, you would have to say it was time well spent.

Mr Yeoh has overseen the remarkable transformation of YTL from a tiddler worth $200,000 to a $13 billion conglomerate, with interests in construction, property, hotels and utilities.

Its latest move made headlines here last week when YTL paid an eye-popping $435 million for Westwood Apartments (above), a 30-year-old condominium in Orchard Boulevard.

It raised the usual questions that often follow one of the firm’s coups: ‘What is YTL and who is Francis Yeoh?’

While relatively unknown here, YTL is a household name across the Causeway.

Founded in 1955 by Mr Yeoh’s father, Tan Sri Yeoh Tiong Lay, whose initials inspired the firm’s name, YTL began life in a two-storey shophouse in Kuala Lumpur’s Jalan Bukit Bintang.

Its first two decades were successful, but then came the 1970s oil crisis.

‘It was a turbulent time,’ Mr Yeoh, 53, told The Sunday Times this week. ‘Two generations of savings were wiped out.’

Despite this, his father managed to scrape together enough money to send Mr Yeoh, the eldest son in a family of seven children, abroad to get a degree. ‘He wanted me to come back and change the way we do things.’

He earned a civil engineering degree, found a fresh perspective on business management and came home to revolutionise YTL, turning its fortunes around in 1978, when he took over the reins at 24.

Its aggressive expansion has seen profits grow every year for the last decade.

YTL moved into the utilities industry, becoming Malaysia’s first independent power producer and listed on the Malaysian bourse in 1985.

It ventured overseas, buying a stake in one of the biggest power distribution companies in Australia and a part of Indonesia’s second largest power generator.

It also bought English utility firm Wessex Water, a bold £1.2 billion (S$3.6 billion) swoop that prompted Britain’s Daily Telegraph to ask in a headline: ‘Who the hell are YTL?’

Many might regard the firm, with its surprising moves on the international stage, as a bit of a dark horse, but the same cannot be said of Mr Yeoh, for whom the phrase ‘flamboyant entrepreneur’ seems to have been invented.

He has an abiding love for the arts, especially opera, and counted the late Luciano Pavarotti as a good friend.

On one occasion, Mr Yeoh flew 200 businessmen, politicians and celebrities to his private island – Pangkor Luat, off Malaysia’s east coast – for a Pavarotti concert.

He is also a keen buyer of art and fine wine and loves golf, skiing and the rarefied sport of flying helicopters.

That’s why he has two.

Mr Yeoh is also an arts patron and funded KL’s new Performing Arts Centre.

His philosophy, for business and life, is ‘go for the best of the best’.

That approach can be seen at YTL’s Starhill Gallery in KL, a vast retail space with blue chip brands such as Louis Vuitton and Fendi.

This is also YTL’s approach to its next gambit: real estate in Asia, starting here in Singapore.

YTL owns majority stakes in two Sentosa Cove projects – Sandy Island and the Lakefront – and is planning luxury villas designed by Claudio Silverstrin, the architect behind Armani stores worldwide.

As gilded as his life has been, Mr Yeoh was touched by tragedy when his wife Rosaline died after a seven-year battle with breast cancer.

It had been love at first sight, with Mr Yeoh proposing to Rosaline, then a Hong Kong actress and TV star, within two weeks of meeting. ‘Both our mothers cried with joy’ at the news, he said.

‘She was very courageous and uncompromising in quality. If I did something wrong, she’d prod me. She always told me to go for the best.’

Mr Yeoh said that after her death, he felt like ‘a bit of my flesh was torn away from me’, but added that he was happy that she was in heaven.

Mr Yeoh, a born-again Christian, credits his success to God, and said: ‘I don’t fear death. Because I know I’ll go to a better place. And I… will see my wife again.’

His children, aged 15 to 26, are all Christians and named after Biblical characters: Ruth, Jacob, Joseph, Joshua and Rebekah.

It is perhaps his robust belief that gives him his unshakeable business confidence. ‘People ask if YTL will be as big as General Electric some day. I think, why not? I don’t think there’s a limit to how much YTL can grow.’

 

Source: The Sunday Times 2 Dec 07

PROPERTY: Exec condos grow in appeal with age

Filed under: About Condominiums, Singapore Property News — aldurvale @ 4:46 am

Many resale units will reach the 10-year mark within the next three years, which means sale restrictions will be lifted and they can be marketed like any other private home

EXECUTIVE condominiums (ECs) are back in the spotlight these days as private property prices climb beyond the reach of many upgraders.

These ‘hybrid’ properties, which come with the type of facilities found in private condos but with sale restrictions, were introduced in 1995 to help higher-income couples who had been priced out of the then booming private property market.

These projects became rarer during the property slump that followed their introduction.

However, their popularity has been revived of late given the growing gap between the prices of private and public housing.

One EC site in Punggol is on the reserve list, while another three EC sites, in Yishun, Jurong and Sengkang, will be added in the first half of next year.

This means they will be put up for tender when a developer commits to bidding a minimum price that is acceptable to the Government.

The outlook for resale ECs seems just as bright as that for new ECs. The first crop of ECs is nearing the 10-year mark, and they are looking more appealing in terms of investment value.

This is because, while resale ECs are generally 10 to 15 per cent cheaper than their fully private counterparts, their values are expected to rise when they turn 10 years old.

This is the point at which restrictions will be completely lifted, so they can be bought by anyone, including foreigners, and can hence be sold like any other type of private home.

New ECs cannot be sold within the first five years. They can be sold after that but, until they turn 10, only to Singaporeans and permanent residents. This effectively places a cap on their sale prices; there is no such cap on private condo prices.

Six of the existing 23 EC projects – Eastvale in Pasir Ris, Westmere in Jurong East, Simei Green, Windermere in Choa Chu Kang, Chestervale in Bukit Panjang and Pinevale in Tampines – will turn 10 in 2009.

Another seven projects will ‘mature’ one year after that.

The director of research and consultancy at Colliers International, Ms Tay Huey Ying, said: ‘The investor is likely to enjoy some capital appreciation in the short to medium term, provided the upcycle for the residential property market is sustained till then.’

The locations of the older ECs are a major attraction. The managing director of C&H Realty, Mr Albert Lu, said: ‘All ECs within a 10-minute walk of MRT stations will be good buys. As more spaces near MRT stations are taken up, the value of nearby ECs will continue to rise.’

Many of the first few ECs, such as Westmere, Simei Green and Eastvale, are located within walking distance of MRT stations.

The rental yields are attractive too. The rents they fetch are comparable to those for private condos: They come with similar facilities, but their yields are higher because they cost less to buy in the first place. The chief executive of property agency PropNex, Mr Mohamed Ismail, estimated that ECs have rental yields of 5.5 to 6.5 per cent, compared with just 4 to 5 per cent for private condos.

Still, there is some downside to buying resale ECs. House hunters should not expect luxurious trimmings because new ECs can be bought only by households earning not more than $10,000 a month. Mr Colin Tan, the head of research and consultancy at Chesterton International, said: ‘To ensure a reasonable profit margin, developers might lower the quality.’

For home hunter Tan Song Teng, 43, the biggest pull factors for resale ECs are their location and price. The banker, who is looking to buy a three-bedroom unit in Simei Green, said he was attracted by the lower price and the proximity to Simei MRT station.

‘You won’t be overpaying,’ he noted, predicting that even if the value of the property does not rise, it will not drop below current levels.

 

Source: The Sunday Times 2 Dec 07

Sell my sea-view flat? Not even for $1 million

Filed under: About HDB Properties, Singapore Property News — aldurvale @ 4:43 am

YOU can keep your $1 million; retired technician Jim Klass won’t sell his Marine Parade flat for any amount.

‘So what if my flat can fetch a good price? Where are we going to live after that? Here, we have the sun, sand and sea,’ said Mr Klass, 75, who has lived in the five-room HDB flat with his wife, Carmen, for the past 30 years.

Last week, Mr Klass’ neighbour on the 23rd floor sold her 1,300 sq ft flat for a record $750,888 – about $200,000 above valuation – thanks mainly to the superb sea view from the living room.

And last month, another five-room flat in Marine Parade went for the then-record price of $730,000.

But news of prices has not sparked a flurry of sale orders. Many owners are retirees who have grown attached to the area and want to stay put.

Retired principal Chee Teck Kion, who lives on the 24th floor, gets such a cool sea breeze that he has never needed an air-conditioner in his more than 30 years there.

‘Sometimes, when it gets too windy, I have to wear a sweater in the house,’ said the 80-year-old who lives there with his wife.

Software consultant Janice Mun, 33, bought a third-floor flat in the block last year for its ‘excellent location’.

‘This place is near good schools, the beach and the city,’ said the mother of three, who paid just $375,000.

But some residents are now wondering if their five-room flats could fetch as much as $1 million.

A 40-year-old businesswoman, who declined to be named, said: ‘I’m very attached to this place but I might consider selling it if I’m offered $1 million.’

Her father paid about $40,000 for the flat in 1974.

Property agents said sellers have to be realistic.

Agent Benny Lim, who specialises in the Marine Parade area, said: ‘Such buyers are one in 100. Only people who have made money from en-bloc sales or retirees with pension payouts have that much cash.’

PropNex chief executive Mohamed Ismail thinks it doesn’t make economic sense to pay so much for a HDB flat because the valuation price will remain low.

Mr Ismail said: ‘At the end of the day, a HDB flat is a HDB flat. You can pay $1 million for it and come home to a neighbour who lives like a karang guni man. There might be urine in the lift. It is not comparable to private housing.’

 

Source: The Sunday Times 2 Dec 07

Privatise Neptune Court? Pay $144m

Filed under: About HDB Properties, Singapore Property News — aldurvale @ 4:41 am

Finance Ministry’s estimated quote may dash hopes of unit owners hoping to seal en bloc deal

RESIDENTS at Neptune Court may have to bury their dreams of reaping a windfall of up to $2.4 million each from a collective sale.

The Ministry of Finance, which owns the land the estate sits on, has estimated that the cost of privatising it is $144 million.

That means the 752 apartment owners at the leafy Marine Parade estate with sweeping sea views will have to fork out about $191,000 each.

But residents of HUDC estates need pay only $25,000 to $30,000 to the HDB to privatise their estates.

The huge difference has prompted many residents to ask how the ministry came up with the $144 million sum.

One resident in his 70s, who declined to be named, said: ‘I don’t know why the ministry has to sell the land at such an expensive price when HDB can do it for so much less.’

The ministry said its estimate was derived by comparing ‘the capitalised value of the annual net rents at Neptune Court with those of a comparable private condominium’.

This means it took into account the enhanced value of the privatised Neptune Court, said Credo managing director Karamjit Singh.

‘There are various valuation principles which can be adopted by the valuer. (Those) adopted by the ministry and HDB seem to be different,’ he added.

When HUDC estates are privatised, residents pay mostly for the cost of common areas such as the carpark and landscape.

The Sunday Times understands that HUDC estates and Neptune Court were sold under different schemes, and comparisons could be unfair.

Neptune Court is on a site of about 780,000 sq ft, about three times the size of Chancery Court, a privatised HUDC estate in Dunearn Road.

The huge ministry estimate has come as a blow for Neptune Court residents who were keen on selling.

A retired civil servant in his 60s told The Sunday Times: ‘I’m a pensioner, I don’t have that much money!’

Retired civil servant Michael Chia, 67, has the $191,000 but is in a dilemma: ‘I’m afraid if I pay for the privatisation, the en bloc will not go through. On the other hand, I’m also afraid the Government will one day claim our estate and give me a replacement flat elsewhere.’

But others are relieved.

A 74-year-old housewife, who has been living at Neptune Court for more than 35 years, said: ‘I was so happy when I heard the ministry is asking for so much money. Maybe now, most residents will no longer want to privatise and go for an en bloc.’

 

Source: The Sunday Times 2 Dec 07

October property loan growth hits 8-year high

Bank lending to sector reaches $105.7b, up 18%

(SINGAPORE) Bank lending to the property sector continued to accelerate in October, growing at the fastest annual pace in eight years, according to new data from the Singapore central bank yesterday.

Overall loans growth in the banking sector also picked up in October, the latest estimates from the Monetary Authority of Singapore (MAS) show.

Loans to the broad property sector, comprising consumer home loans and business loans to the building and construction industry, reached $105.7 billion at end-October – up 18.1 per cent from a year ago.

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

Over the month, property-related loans grew 3.2 per cent from $102.4 billion at end-September, the fastest monthly pace since Nov 1998.

Consumer home loans, which include mortgages as well as short-term ‘bridging loans’ offered by banks to buyers of new homes who are waiting to receive the cash from selling another property, grew 14.3 per cent from a year ago to $71.8 billion, the fastest since October 2004. Over the month, the growth was 1.9 per cent, slightly slower than the 2 per cent growth in September.

Much of the period covered by latest data precedes the government’s withdrawal on Oct 26 of the deferred payment scheme for private property purchases, which was aimed at discouraging speculative buying.

David Conner, chief executive of OCBC Bank, said at the release of the group’s third-quarter results on Nov 6 that he expects to see an increase in demand for mortgages over the next two years, partly due to the withdrawal of the scheme, as buyers of new private homes will now have to pay a larger portion of the cost of a property while it is being built instead of deferring payments until the building is completed.

Meanwhile, loans to businesses in the building and construction sector rose 27.1 per cent over the year – the fastest since December 1996 – and 6 per cent over the month to $33.9 billion at end-October.

Total customer deposits grew 20.8 per cent over the year to $311.9 billion at end-October, while total loans grew just 15.5 per cent to $224.1 billion.

On a monthly basis, however, loans growth has outpaced growth in deposits since June. Over the month of October, loans grew 2.4 per cent compared to 1 per cent for deposits.

With the rapid expansion in loans, the ratio of loans to deposits in the banking system has recovered slightly to 71.8 per cent at the end of October, after falling as low as 67.1 per cent at end-May – the lowest in the published MAS data series, which started in Jan 1991.

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 18.5 per cent over the year and 2.6 per cent over the month to $120.1 billion. Other than the building and construction industry, the rapid growth in business loans was mainly due to expansion in loans to financial institutions and to the transport, storage and communications sector.

Meanwhile, consumer loans expanded 12.2 per cent over the year and 2.2 per cent over the month to $103.9 billion, driven mainly by the surge in home loans. Share financing and credit card lending also continued to grow, although these account for less than 8 per cent of total consumer loans.

The number of credit cards in circulation grew 15.3 per cent over the year and 2.4 per cent over the month to 4.45 million at end-October, excluding supplementary cards. But the total credit card rollover balance – that portion of the credit card debt that is subject to interest charges – dipped slightly over the month to $2.85 billion.

 

Source: Business Times 1 Dec 07

Green living scores in design contest for homes in Marina South

Filed under: About Condominiums, Singapore Property News — aldurvale @ 4:33 am

URA selects 4 schemes out of 30 entries from S’pore, overseas architects

A LOW-RISE eco-village, canal streets, a coastal shopping promenade and terraced communal green roofs – coupled with dramatic views and contrasting skylines. This is the living environment suggested by the winning entrants in a competition to get ideas on how Marina Bay should look.

In September, the Urban Redevelopment Authority (URA) said it will set aside 60 hectares – the Marina South Residential District (MSRD) – for 11,000 homes.

A design competition to inspire innovative ideas to distinguish the area was announced at the same time.

When the competition closed on Nov 12, 30 entries had been received from local and overseas architects. Foreign submissions came from Hong Kong, Australia, Indonesia, India and the US.

Four schemes have been selected and another two received special mention. The winners are Hong Kong’s Compass Studio and Singapore’s Khoo Teik Rong, SKPS-Project and Surbana. Special mention was given to Australia’s Chor and Singapore’s ZONG Architects.

The four winners will get $10,000 and the two special mention schemes $5,000.

‘We are impressed with the numerous interesting and novel ideas from the competition,’ said URA’s director for urban planning and design Fun Siew Leng.

‘They will serve as a starting point to stimulate reflection and inspiration to develop Marina South into a distinctive waterfront garden district for generations to come.’

MSRD will also have 1.6 million sq ft set aside for hotel use and 678,000 sq ft of commercial space. The entire project will be developed over 15 to 20 years, once supporting infrastructure has been put in place.

 

Source: Business Times 1 Dec 07

Market to stay volatile in weeks ahead: OCBC

Filed under: Singapore Stock Market News — aldurvale @ 4:32 am

Sub-prime fallout still not over; defensive stocks recommended

INVESTORS feeling dizzy over the recent market swings may have to face another 6-10 weeks of market volatility, till the actual impact of the US sub-prime fallout becomes clearer.

But in the medium to longer term, domestic and regional fundamentals could come into play again and lend support, Carmen Lee, head of research at OCBC Investment Research said yesterday.

‘In the short-term, the volatility in the market will likely persist for the next six weeks to another 10 weeks because this sub- prime thing has not really blown over and that there could possibly be more coming up,’ she said.

The equities market went through a month of volatile trading in November on renewed concerns over credit woes arising from fresh concerns over the US sub-prime mortgage problem and high oil prices.

‘I don’t think that the worst of the sub-prime problem is over. It’s probably going to be worst next quarter,’ said Selena Ling, head of treasury research & strategy at OCBC Bank.

‘So far, we have seen from all the news about Goldman Sachs, Merrill Lynch, Morgan Stanley, Citigroup and the like is that they have announced (writedowns of) about US$75 billion for the third and fourth quarter, so there’s probably another half to go that we will see upcoming in the next one or two quarters,’ Ms Ling said.

Last month, trading volume tapered off by 33 per cent month-on-month and 21 per cent of market value was wiped off from a month ago.

Year-to-date, the Straits Times Index is up 12.9 per cent and the small-cap index up 43.6 per cent, down from their high of +31 per cent and +115 per cent respectively.

Another reason for players to hold back their purchases is the typical lull with the holiday season as many fund managers go on leave. But come January next year when broking houses start to look for fresh trading ideas, the equities market could be looking better, Ms Lee said.

By the end of this year, the STI is expected to be hovering around the 3,300-3,500 level. Yesterday, it closed up 43.05 points or 1.24 per cent at 3,521.27 on increased hopes that the Federal Reserve would cut interest rates to spur the US economy.

Speaking to reporters at a market wrap-up yesterday, Ms Lee said that with cautiousness seeping in, she would only recommend buying into selected key sectors, such as oil and gas, banks, defensive stocks like SPH, ST Engineering and SIA, listed trusts and consumer-related China plays.

‘Even if oil prices come down to US$70-80 a barrel, (marine) order books will still remain very good. In the last few years for the orders that came in, oil prices were hovering around US$40-70 a barrel,’ she said.

As she spoke, New York’s main contract, light sweet crude for January delivery, was above US$90 in Asian trading hours yesterday. ‘Even at US$70, we were seeing significant orders coming through. When the market sees a 20-30 per cent correction in oil price, it’s not going to affect the oil and gas industry in Singapore.’

The under-investment in offshore equipment, rigs and vessels as well as the need for renewal of older rigs also mean continuous investment in this market.

Valuation of banking stocks has become more attractive following the recent correction and the counters will continue to benefit from the robust wealth and fund management activities, strong loans growth and the construction boom, Ms Lee said.

Similarly for China stocks listed here, valuations remain compelling compared to their peers listed in China and Hong Kong.

 

Source: Business Times 1 Dec 07

Plying the Capella resort – ultra-luxury on wheels

Filed under: About Commerical Property, Singapore Property News — aldurvale @ 4:31 am

The hotel will be the first in S’pore to have the Phantoms

(SINGAPORE) The ultra-luxury Capella Singapore resort on Sentosa will have two ultra-luxury limousines to provide a bespoke chauffeur service to its well-heeled guests when it opens later next year.

The Pontiac Land Group hotel will be the first in Singapore to have a Rolls-Royce Phantom limousine in its fleet.

The standard-wheelbase model is priced at $1.5 million, and the Capella Singapore’s pair will be ordered with options specially designed for hotel use, such as a deeper boot to carry more luggage, and a cooler box under the rear seats to store cold towels.

It is not yet known what colours have been specified for the vehicles.

Stephanie Kwee-Ng, director of Pontiac’s associate company Millenia Hotel, explains that the Phantom was a natural choice for the Norman Foster-designed property.

‘As seen in the careful selection of our architect, interior designers, sculptors and artists, we share a common ethos with Rolls-Royce – uncompromising design,’ she says.

Ms Kwee-Ng reveals that the group expressed interest in the Phantoms at the early stages of the hotel development.

‘Our consideration to purchase two Phantoms began 12 months ago, and we are delighted to have just confirmed our order,’ she says, adding that there is an option to purchase two more.

‘We believe all our guests at Capella Singapore are VIPs. Each of them will have the opportunity to enjoy the Phantoms.’

The Phantom was introduced here in 2003 and today, there are a total of 20 privately owned Phantoms on the road.

The Phantom was the first Rolls-Royce model to be made by the firm under its new BMW owners after the

German carmaker bought over the hallowed British marque. The second Rolls-Royce model is a convertible, the $1.8 million Drophead Coupe. The first car was delivered here last week.

Until now, the most expensive car used by a hotel here has been a Bentley Flying Spur, which is slightly less than half the price of a standard-wheelbase Phantom. The Raffles Hotel ordered one in May 2006, to complement its classic Daimler and long-wheelbase BMW 7 Series models.

Beyond Singapore, the nearest hotels to use the imposing Phantom are in Hong Kong. The Peninsula Hong Kong has 14 of the extended-wheelbase version; the Island Shangri-La has one. Elsewhere in Asia, Chinese and Japanese hotels also deploy the Phantom.

The $400 million Capella Singapore is described as ‘nestled amidst 30 acres of verdant rolling hills’. It will offer 111 manors, villas and suites, and is expected to open its doors in the final quarter of next year. In the second phase of the development, the property will give new meaning to the term ‘long-staying guests’, when 60 people will get the option of living in the resort for up to 20 years.

Other properties which Pontiac also owns are the Ritz-Carlton Millenia Singapore, Conrad Centennial Singapore and The Regent Singapore.

 

Source: Business Times 1 Dec 07

WCTE makes takeover bid for its property unit

Filed under: International Property News - Asia — aldurvale @ 4:29 am

RM503.6m offer for remaining 118.4m shares in WCT Land

IN KUALA LUMPUR

MALAYSIA’S civil engineering and construction firm WCT Engineering (WCTE) has made a voluntary takeover offer for the remaining 118.4 million shares of its 64.83 per cent property subsidiary WCT Land (WCTL) for some RM503.6 million (S$216.4 million).

The offer for WCT Land shares is at RM2.09 a share and to be effected on the basis of 0.524 new subdivided shares of WCTE at the issue price of RM3.985 per WCTE share.

As with an earlier proposal this week by the Eastern & Oriental (E&O) group to fold its property unit E&O Property into the group to form a single-tier entity in the RM609 million share-swap deal, WCTE also said it does not intend to maintain the listing status of WCTL.

The corporate exercises this week – albeit privatisation through a merger – reflect a trend of controlling shareholders to privatise and delist their property units, mainly because they are little traded and undervalued.

Khazanah Nasional decided to take UDA Holdings private last year via a cash offer, and since then state investment fund management company Permodalan Nasional has done likewise with two of its listed entities, Petaling Garden and Island & Peninsular. The Selangor state government’s Perbadanan Kemajuan Negeri Selangor is also in the midst of taking Worldwide Holdings private.

In WCTE’s case, it said the merger would complement its construction business, and rationalising WCTL’s resources would realise potential cost savings and operational efficiencies. Integrating its workforce would also allow it to expand its business by bidding for more construction and property developments nationally and internationally, added the company whose total orderbook now tops RM6 billion.

WCTE is one of Malaysia’s biggest players in the Middle East. Its projects there are beginning to contribute significantly to its earnings as evidenced by the 77 per cent year-on-year surge in its profit to just shy of RM39 million for the nine months to end-September on higher construction profits, analysts said.

WCTE has also offered to take over all WCTL’s registered debt securities not held by it amounting to some 61.3 million at the offer price of RM4.18 a share on the basis of 1.049 new subdivided WCTE shares. It owns the bulk of the registered debt securities which, if fully converted, would result in it increasing its stake in WCTL to 75.52 per cent.

WCTE’s takeover offer could result in the issue of up to 126.4 million subdivided WCTE shares worth RM503.6 million. Earlier this month, the company had proposed a share split of its RM1 share into 2 of 50 sen each. It expects the share split exercise to be completed before issuing the new subdivided WCTE shares pursuant to the takeover offer.

 

Source: Business Times 1 Dec 07

India’s growth slips to 8.9% in Q2

Filed under: International Property News - India — aldurvale @ 4:22 am

Central bank may end 3 years of interest rate hikes on slowdown in expansion

(NEW DELHI) India’s economy grew last quarter at the slowest pace since 2006, signalling the central bank may soon end three years of inflation-fighting rate increases.

Asia’s third-largest economy expanded 8.9 per cent in the three months to Sept 30 from a year earlier after a 9.3 per cent increase in the previous quarter, the statistics office said yesterday in New Delhi. Analysts expected an 8.7 per cent gain.

‘Removing bottlenecks is central for India’s growth to continue,’ said Maya Bhandari, an economist at Lombard Street Research Ltd in London. ‘India is growing at its potential, its macro fundamentals are solid and you have a situation where companies will put more money there.’ The Reserve Bank of India expects growth in the year to March to ease to 8.5 per cent after it raised interest rates nine times since 2004 to curb consumer-price gains.

Inflation was 3.01 per cent in the week ending Nov 10.

Manufacturing gained 8.6 per cent last quarter from a year earlier, easing from a previous increase of 11.9 per cent.

Electricity output slowed to 7.3 per cent from 8.3 per cent, while farming rose 3.6 per cent after a 3.8 per cent gain in the quarter ended June 30.

Higher interest rates have curbed demand for cars and motorbikes, prompting Tata Motors Ltd and Hero Honda Motors Ltd to delay opening new factories and cut output. Demand for paper may wane from next year, said Gautam Thapar, chairman of Ballarpur Industries Ltd, India’s biggest maker of writing and printing paper.

Still, economic expansion in this financial year almost matches the average 8.6 per cent growth from 2003, the quickest pace in the Asian nation’s history since independence in 1947. That’s boosting profits for companies doing business in India.

South Africa’s Richards Bay Coal Terminal, the world’s biggest coal-export facility, expects a 30-fold surge in sales to India this year. Holcim Ltd, the world’s second-largest cement maker, said last month that its third-quarter profit rose 28 per cent as plants in India and China ran at full capacity.

‘This trend will continue because of all the work on infrastructure,’ said Jerome Lombardi, a business development manager at Holcim Group Support (S) Pte Ltd in Singapore. ‘When there is a global crisis we would rely on countries like India and China to sustain our growth.’ With exports accounting for only 23 per cent of India’s US $906 billion economy, Lehman Brothers Inc expects the South Asian nation to be immune to a deceleration in world growth sparked by mortgage defaults in the US.

India’s pace of growth is almost three times the economic expansion in the US and countries that share the euro, and falls only behind China’s 11.5 per cent gain last quarter among the world’s top 15 economies.

Global producers of cement, steel, aluminum, copper and other products are benefiting from an unprecedented drive by India to modernise and expand roads, ports and other infrastructure. Mr Singh’s government aims to attract US$500 billion by 2012 in India’s infrastructure.

The government will next week consider easing foreign investment rules in aircraft maintenance companies, petroleum marketing firms and commodity exchanges, the Economic Times reported. Since assuming office in May 2004, the government has relaxed foreign investments in telecommunications and single- brand retail outlets.

The Indian economy has quadrupled in size since 1991, when the Oxford-educated Singh as the finance minister, introduced free-market measures that cut red tape and allowed foreign companies to set up operations locally.

That’s helped double per capita income in the last eight years.

 

Source: Bloomberg (Business Times 1 Nov 07)

Japan October inflation bucks downtrend

Filed under: International Economy News - Asia — aldurvale @ 4:07 am

Markets cheered by other positive news but small, mid-size firms still hurting

IN TOKYO

JAPAN received more positive economic news yesterday when it was reported that consumer prices rose for the first time in 10 months during October, while household spending rose by 0.6 per cent during the same month. This came on the heels of data this week showing that October industrial production rose by an unexpectedly strong 1.6 per cent to its highest ever level.

The news pushed the Nikkei 225 stock average up a further 166.3 points or 1.1 per cent to 15,680.93 where it is well off the floor it hit following recent widespread falls in leading stock markets. Investor sentiment was also buoyed by the fact that the yen slipped further against a recovering dollar yesterday, to under 110, thereby bolstering prospects for exporters.

The rise in consumer prices reflected higher energy and food costs and economists predicted further rises in coming months. Nevertheless, with consumer price inflation running at only 0.1 per cent on an annualised basis, the Bank of Japan has little cause to raise interest rates and the central bank’s short-term policy lending rate is expected to remain at its current level of 0.5 per cent until well into next year.

Economics Minister Hiroko Ota said yesterday that the economy is still moving towards the end of deflation, although price moves need to be monitored carefully. ‘We are watching for the possible negative impact of price rises in food and crude oil on consumer sentiment and small and mid-size company earnings,’ Ms Ota added.

Another reason for continuing caution by the BOJ, analysts said, is that the unemployment rate remained at 4 per cent in October, with the number of jobs per applicant declining. ‘Rising raw material costs are hurting business sentiment at medium-sized and small companies, which are unable to pass rising costs on to their customers. That’s why the job market is losing momentum,’ said Seiji Adachi, senior economist at Deutsche Securities.

The need for caution is also indicated by the fact that housing starts fell by 35 per cent in October from their level a year earlier, analysts said. The Ministry of Land, Infrastructure and Transport reported the fourth consecutive monthly decline yesterday following a 44 per cent drop in September. The plunge was due to tighter construction rules adopted by the government in June, which also resulted in a 23 per cent drop in orders received by major construction firms in October.

 

Source: Business Times 1 Dec 07

Oil price falls below US$90

(LONDON) The price of oil fell back below US$90 yesterday as the market speculated about the chances of an increase in Opec output at the cartel’s meeting next week, dealers said.

They said prices also fell after it appeared more likely that an explosion on a key pipeline from Canada into the United States would have only a limited impact on supply.

Yesterday, New York’s main contract, light sweet crude for January delivery, was down US$1.75 to US $89.35 per barrel, after earlier striking a one-month low of US$88.52. Brent North Sea crude for January tumbled US$1.32 to US$88.93.

The Organization of the Petroleum Exporting Countries (Opec) meets in Abu Dhabi on Wednesday with many participants expecting the group to boost output to help counter record- breaking prices.

‘All eyes will be on Opec now ahead of the group’s meeting on Dec 5,’ said Nimit Khamar, analyst at the Sucden brokerage here. ‘Many expect the group to hike supplies in order to cool off prices.’

The oil producers’ group is a key player in the energy market because it produces about 40 per cent of the world’s crude.

Opec last decided to raise production in September when it agreed to provide an extra 500,000 barrels a day to the market from Nov 1. ‘The forthcoming Opec conference now looms large over the oil market,’ the Commonwealth Bank of Australia (CBA) said in a report to clients.

‘It appears that oil markets are considering the possibility that there will be an increase in Opec production ceilings of at least 0.5 million barrels per day.’

Earlier this week, Saudi Oil Minister Ali Al-Nuaimi said the market was well supplied and that high prices did not properly reflect supply and demand. Asked whether Saudi Arabia, the world’s biggest oil exporter, would push for an increase in production at next Wednesday’s meeting, Mr Nuaimi said the cartel would first need to see market data.

Since striking record peaks just under US$100 last week, prices have slumped by about US$10 in New York and almost US$8 here.

 

Source: AFP (Business Times 1 Dec 07)

US consumer spending up 0.2% in Oct

Filed under: International Economy News - USA — aldurvale @ 3:59 am

For 2008, the White House also expects real GDP growth of 2.7 per cent

(WASHINGTON) Battered by a slumping housing market and a credit crunch, US personal spending edged up 0.2 per cent in October, the smallest amount in four months, while prices rose at a modest pace, Commerce Department data showed yesterday in a report that may heighten concerns about the health of the US consumer.

Personal income grew at a 0.2 per cent annual rate in October, the poorest showing in six months, below the 0.4 per cent reading in September.

The weak gains in spending and incomes were likely to raise new worries about spreading economic weakness caused by a severe slump in housing and a credit crisis triggered by rising mortgage defaults.

In addition, consumers are also being battered by surging prices for petrol and other energy products.

A gauge of core inflation tied to consumer spending edged up just 0.2 per cent in October and is up only 1.9 per cent over the past year. That increase is within the Fed’s one per cent to 2 per cent comfort range for core inflation, which excludes energy and food.

‘Consumer spending is under serious pressure,’ Joshua Shapiro, chief US economist at Maria Fiorini Ramirez Inc in New York, said before the report.

‘A slowdown in the labour market, higher energy prices and the collapse in housing are coming home to roost.’ The personal consumption expenditure (PCE) price index, a key measure of inflation, rose 0.3 per cent. Core PCE prices, which strip out food and energy items, rose at a 0.2 per cent rate, matching economists’ expectations.

Prices for US government securities recovered some losses, while stock futures held sharp gains after the figures were released.

The report comes as economists and investors worry that the triple-blow of a weak housing market, tightening credit terms and high energy prices will curb consumer spending, which is the driving force behind the US economy.

Meanwhile, a separate Commerce report showed that construction spending fell by 0.8 per cent last month, the biggest decline since July. Activity in the besieged housing industry fell for a 20th straight month while nonresidential construction weakened as well.

Separately, the National Association of Purchasing Management-Chicago reported that its barometer of business activity climbed in November. The group’s index rose to 52.9, from 49.7 the previous month.

The White House raised its US economic growth forecast for 2007 on Thursday but lowered its projection for next year as trouble in the housing and credit markets along with high energy prices take their toll.

In its twice-yearly forecast, which will be incorporated in the Bush administration’s fiscal 2009 budget proposal due early next year, the White House said it now expects 2007 real gross domestic product growth of 2.7 per cent, up from its June forecast for 2.3 per cent.

For 2008, it also expects real GDP growth of 2.7 per cent, which compares with its earlier outlook for 3.1 per cent growth.

‘While the difficulties in housing and credit markets and the effects of high energy prices will extract a penalty from growth, the US economy has many strengths and I expect the expansion to continue,’ US Treasury Secretary Henry Paulson said in a statement.

 

Source: AP, Reuters, Bloomberg (Business Times 1 Dec 07)

US banks may agree to freeze sub-prime rates

Filed under: International Economy News - USA — aldurvale @ 3:57 am

Treasury, mortgage firms ironing out plan, say sources

(NEW YORK) The Bush administration is close to agreeing on a pact with major financial institutions that would temporarily freeze interest rates on certain sub-prime loans, the Wall Street Journal reported yesterday, citing sources familiar with the negotiations.

The plans’ details, which could be announced as soon as next week, are still being ironed out, the report said.

According to it, the accord is being negotiated between regulators including the US Treasury Department and a group of mortgage-related firms, including Citigroup, Wells Fargo & Co, Washington Mutual and Countrywide Financial Corp.

Sources with knowledge of the negotiations told the Journal that individual members have agreed to abide by any agreement reached by the coalition, which is called the Hope Now Alliance.

The newspaper said the coalition and the government have largely agreed to extend the lower introductory rate on mortgages for certain borrowers who will have trouble making payments when their mortgages increase.

To be determined, however, are exactly which borrowers would qualify for the freeze and for how long it would last, the Journal said, adding one scenario envisions a freeze lasting as long as seven years.

In California, four top mortgage lenders have agreed to a deal brokered by Governor Arnold Schwarzenegger to allow borrowers facing unaffordable resets to keep their lower initial rates five more years if they live in their homes and continue to make payments on time.

About US$890 billion of sub-prime US mortgages will have their rates reset next year, peaking in March, according to a report by the Organisation for Economic Co-operation and Development.

The Bush administration cut its growth forecast on Thursday, reflecting a deepening housing recession that’s roiled financial markets since August. The Commerce Department reported the same day that the median price of a new house fell 13 per cent in October from a year earlier, while fewer homes were sold than economists anticipated.

Delinquencies on sub-prime mortgages, which account for less than 15 per cent of the US$11.5 trillion US home mortgage market, climbed after what Fed officials have labelled ‘lax’ lending standards spread the past two years.

Homeowners were behind on 17 per cent of adjustable-rate sub-prime loans in June, compared with 4.2 per cent for prime mortgages of the same type, Mortgage Bankers Association data show.

The rout will get worse because defaults on home loans are likely to rise, analysts said. The Federal Deposit Insurance Corp estimates that 1.54 million non-prime mortgages valued at US$331 billion will reset by the end of next year.

Rising defaults ‘will take the housing market down another level’, said Mark Zandi, chief economist at Moody’s Economy.com. ‘In the context of an economy that is not in recession, but pretty close, we will be in a recession right in the teeth of a presidential election.’

More US homeowners fell behind on mortgage payments or even lost their homes last month compared to a year ago, a mortgage research company said on Thursday.

A total of 224,451 foreclosure filings were reported in October, up 94 per cent from 115,568 in the same month a year ago, according to Irvine-based RealtyTrac Inc.

The number of filings in October rose 2 per cent from September’s 219,850.

The US had one foreclosure filing for every 555 households in October, RealtyTrac said.

 

Source: Reuters, Bloomberg (Business Times 1 Dec 07)

Striking ideas thrown up for Marina South project

Filed under: About Condominiums, Singapore Property News — aldurvale @ 3:52 am

4 winners in design competition boast features such as terraced buildings, ‘floating’ blocks

IT’S been a hazy vision up to now but the first stunning proposals for the Marina South Residential District, unveiled yesterday, indicate that a design revolution is brewing on Singapore’s waterfront.

The four proposals – picked from a design competition that attracted 30 entries from India to Australia – promise an intoxicating cocktail of architectural flamboyance and ecological innovation in what has been touted as Singapore’s future No. 1 residential hot spot.

It is the first time a design competition has been held as part of the planning process for a residential district here.

And the ideas thrown up have not been seen here before: They include elevated condominiums, terraced buildings resembling cascading gardens, and ‘floating’ housing blocks with Amsterdam-style canals.

The winners, who each get $10,000, include local architecture firm Surbana, Hong Kong’s Compass Studio and national serviceman Khoo Teik Rong, an architecture graduate from Melbourne’s RMIT University.

The designs remain just suggestions at this stage and may not be part of the final plan, but they serve as a striking starting point for the ambitious project.

The Urban Redevelopment Authority (URA) will now compile a final plan for the 60ha site, which will be developed over 15 to 20 years and will have up to 11,000 homes.

The competition, organised by the Singapore Institute of Architects (SIA) and the URA, asked entrants to unscramble what amounted to a Rubik’s cube of design challenges.

At the basic level, 11,000 housing units had to be incorporated with commercial, hotel and community facilities on a prime site near the upcoming Gardens at Marina South and Marina Bay Sands integrated resort.

But proposals had to show how high-density living could be achieved while retaining the ambience of a waterfront garden.

The judges also looked for environmental sustainability and a sense of community, while calling for designs that would allow Marina South to showcase the City in a Garden vision.

Mr Khoo, 23, drew on inspiration from a visit to Amsterdam and opted for canals to run through the site to make the area more intimate.

‘I didn’t want a site that would have only large-scale buildings,’ he said.

The Surbana team had a ‘green and blue’ strategy. Green in the form of plants on the roofs of low-rise buildings, which would be terraced to give the appearance of gardens sloping to the marina.

Blue covered their housing idea – 30- to 50-storey-high blocks placed on shallow pools, making them appear to float on water.

Compass Studio, meanwhile, used hills as its inspiration – it wanted high-rise buildings to resemble hills that meet the lower plains. It also proposed a low-rise eco-village.

The fourth winner was SKPS-Project, a group of five architects, mostly from Singapore. They proposed lifting residential blocks 30m above the ground and planting trees underneath.

Reacting to the designs, Mr Mink Tan of Mink Architects said they were visually evocative, with ‘a mix of everything’. ‘If done successfully, this can be a…shining example of Asian urban living.’

Ex-SIA president John Ting of AIM & Associates was encouraged by the designs, but said more refinement was needed. He suggested the land can be split into smaller parcels and various architects let loose: ‘Then we can learn how to work the land better.’

Property developers and consultants were more hardheaded, telling The Straits Times that it was too early to judge if the designs were commercially viable.

The 30 entries are on display at City Hall until Dec 8.

 

Source: The Straits Times 1 Dec 07

STB rejects Finland Gardens’ collective sale

Filed under: About Condominiums, Singapore Property News — aldurvale @ 3:48 am

Lawyer says rare decision is based on sale price and less than 80% approval

THE Strata Titles Board (STB) threw out the collective sale application of Finland Gardens in Siglap after it failed to meet statutory requirements.

The rare decision to axe a bid for a sale en bloc followed five days of hearings that took place in July and early September.

The STB delivered its decision on Wednesday in an oral announcement but has yet to disclose the grounds for rejection. It may do so at a later date.

Mr Denis Tan, the lawyer for the owners objecting to the sale, heard the oral announcement. He said: ‘The board dismissed the application on the grounds that it found there was no 80 per cent majority and that the sale price was not obtained in good faith.’

The Finland Gardens sale required approval from at least 80 per cent of the owners.

Mainboard-listed company Sing Holdings bought the freehold 48-unit site in November last year for $49.5 million. The owners of each unit would stand to reap about $1 million to $1.27 million, depending on the size of the unit.

The owners of eight units objected to the sale; their grounds included not getting the best possible price for the estate.

In addition, they argued that a higher offer had come in after Sing Holdings’ offer, but the sale committee, instead of asking Sing Holdings to come up with a better price, had simply asked the company to match the later offer.

Clinic manager Valerie Chia, 46, said she and owners of the other seven units had objected to the sale from the start, more than a year ago.

The managing director of Sing Holdings, Mr Lee Sze Hao, said he would be asking the majority owners to file an appeal against the STB decision.

An industry observer said the ruling is significant because there is a general perception that collective sales are usually approved.

‘If you look at collective sale rules, their purpose is to facilitate such sales,’ he said.

Finland Gardens, located in the Siglap area at East Coast Avenue and East Coast Terrace, has a land area of 98,309 sq ft.

It comprises 48 units of walk-up apartments housed in two three-storey blocks.

Sing Holdings partnered Forum Asian Realty Income II to buy the estate. The United States-based fund holds a 30 per cent share of the joint venture.

In late October this year, the STB threw out the collective sale application for Airview Towers at St Thomas Walk.

Developer Bukit Sembawang, which had agreed to pay $202.17 million to buy the site in April, said recently that the application had been dismissed on a technicality. The sellers are planning to file an appeal, it added.

 

Source: The Straits Times 1 Dec 07

December 1, 2007

$578M OF INVESTMENTS: Pacific Star sets up Asian property fund

Filed under: Singapore Developers News, Singapore Property News — aldurvale @ 3:50 am

SINGAPORE-BASED investment firm Pacific Star has shrugged off concerns about global share markets to launch a fund that banks on Asia’s property prospects.

The company has set up the Asia Real Estate Prime Development Fund and aims to make US$400 million (S $578.2 million) worth of real estate investments.

The fund will invest in prime residential apartments, serviced residences and mixed development projects in Singapore, China, Hong Kong, Malaysia, Thailand, South Korea and Japan.

Its first deal is under way – the purchase of a 49 per cent stake in two Bangkok freehold residential projects.

The developer is Asian Property Development, one of Thailand’s largest listed residential property developers.

Both projects will target local buyers in the upper-middle-income group.

Pacific Star, although one of the newer property fund houses in Asia, is growing fast. It has launched three other funds, including the US$580 million Eureka Office Fund, which owns commercial properties such as Temasek Tower, One George Street and The Adelphi.

It was also behind the Macquarie Meag Prime Real Estate Investment Trust, which is listed in Singapore and owns stakes in shopping malls Wisma Atria and Ngee Ann City.

 

Source: The Straits Times 30 Nov 07

Demand for subsidised HDB rental flats surges

Filed under: About HDB Properties, Singapore Property News — aldurvale @ 3:42 am

Rise – fuelled mainly by soaring open market rents – has doubled waiting time for those in queue

SOARING rents in the open market are forcing more people to opt for subsidised HDB rental flats, but the extra numbers have doubled the waiting period.

Eligible low-income households now must wait five to 11 months to move into a rental HDB flat, compared with two to six months a year ago.

The pressure had been mounting for some time: In the financial year that ended in March, HDB’s stock of one- and two-room rental flats dropped slightly, but it had to deal with an 11 per cent increase in applications.

Most of the 3,000 or so applicants in the queue now are unlikely to get a home until the first quarter of next year, when the first batch of recently- refurbished flats comes on stream.

Members of Parliament, who have noticed the longer wait among their needy residents, have cited another factor: People who were unable to sell their flats during the property downturn are now offloading their flats to repay debts but find themselves priced out of the hot market.

An MP for Aljunied GRC, Madam Cynthia Phua, said: ‘The alternative is to rent a flat on the open market, but that is increasingly very expensive.’

Rents for HDB flats have shot up in the past year, in some cases by more than 30 per cent.

Families who have recently sold their flats are also caught by a longstanding HDB rule that requires them to wait 30 months after selling their flat before being eligible for subsidised rental homes.

Many turn to their relatives, but Pasir Ris-Punggol GRC MP Charles Chong said: ‘In cases where they have no relatives, or have conflict with the rest of their families, some end up sleeping on Changi Beach, at void decks and so on.’

The HDB allocates subsidised rental flats to families earning no more than $1,500 a month. Depending on their income and whether they have had a previous housing subsidy, they pay $26 to $205 a month for a oneroom flat, and $44 to $275 for two-room flats.

These rates are far lower than in the open market, where the median monthly rental for a two-room flat in Queenstown in the July to September period was $800.

The squeeze on rental flats is hitting applicants like Ms Jannath, 41, hard. The former cleaner, who has no savings, sold her four-room flat a few months ago to help pay for her unemployed husband’s medical bills.

The HDB helped her in June by waiving the 30-month waiting debarment period for a rental flat.

Her family must leave its four-room flat by Dec 5, but the waiting list for rental flats has meant that she has yet to get one.

Ms Jannath told The Straits Times: ‘They can give me (a flat) anywhere…I just want a shelter for the three of us.’

In March, the HDB was managing about 42,000 one- and two-room rental flats, with about 95 per cent occupied. More are coming on stream from next year.

The Board is converting three blocks in Boon Lay and Woodlands into 938 rental units expected to be ready early next year. Next year, it will also convert two blocks in Redhill to about 290 rental homes and build 976 units in Choa Chu Kang, Sembawang and Yishun.

The stock is more limited on the open market, with only about 16,000 rented out.

The HDB said: ‘HDB rental flats are…limited in stock. They are meant for poor and needy households…Those who can afford to buy or rent from the open market, as well as those with family support, should not turn to rental flats…and compete with more needy families.’

 

Source: The Straits Times 30 Nov 07

Asia may take a hit in ‘Act Two’ of sub-prime crisis

Stanchart S-E Asia chief says turmoil will hit export-driven regional economies

A TOP banker just posted to Singapore has warned that ‘it’s only the end of the beginning’ of the global credit crisis.

The world is still reeling from US$50 billion (S$72.3 billion) in losses linked to sub-prime home loans in the United States, Standard Chartered’s (Stanchart’s) new chief executive (CEO) for South-east Asia, Mr Ray Ferguson, said.

Asian economies, particularly Singapore and Hong Kong, are likely to be hit by the deepening crisis, he said at a luncheon hosted by the British Chamber of Commerce’s Professional Services Business Group.

Some analysts believe, on the other hand, that the sub-prime fallout will be limited in Asia. Last week, Henderson Global Investors’ director of economics and asset allocation, Mr Tony Dolphin, said while the shortterm outlook appears shaky, the Asian stock-market bull run would continue next year.

Several weeks ago, Senior Minister Goh Chok Tong also said Asia had emerged relatively unscathed from the crisis.

Mr Ferguson likened the crisis to a three-act play: ‘Act One has just ended, and the level of losses we have seen will look small compared to Act Two.’

He highlighted some analysts’ estimates that write-downs for sub-prime loans might eventually hit US$400 billion. He cited US reports suggesting 1.5 million to two million Americans could lose their homes next year.

All this is expected to undermine US consumer and investor confidence and take a toll on export-driven Asian economies still ‘very dependent’ on US consumption.

Mr Ferguson, who served as Stanchart’s US country CEO, rejected an emerging view that Asia’s growth has been decoupled from the US.

‘Asia will be affected… While the direct exposure of banks in the region to sub-prime loans is relatively limited, Asian debt markets have slowed and credit criteria have been tightened.’

Oil price hikes and a weaker US dollar are set to dent US consumer confidence, so Asia will ‘feel the force of a decline in the US economy’.

‘Singapore and Hong Kong, being small and export-dependent, will feel far more impact’, than other markets, such as India and China.

Still, ‘the feel-good factor in Raffles Place is not just based on the US’, he said. Singapore’s strategy of diversifying its economy away from electronics exports to the financial, biomedical and other sectors will help it to weather market volatility.

‘Act One has just ended, and the level of losses we have seen will look small compared to Act Two.’

MR FERGUSON, who likens the crisis to a three-act play

 

Source: The Straits Times 30 Nov 07

Top Fed official hints at rate cut in December

Filed under: International Economy News - USA — aldurvale @ 3:35 am

NEW YORK – THE Federal Reserve’s second-in-command on Wednesday signalled a readiness to cut interest rates again, acknowledging that financial market turmoil could slow the United States economy and that the central bank must be flexible.

‘Uncertainties about the economic outlook are unusually high right now,’ Fed vice-chairman Donald Kohn told the Council on Foreign Relations in New York. ‘These uncertainties require flexible and pragmatic policymaking – nimble is the adjective I used a few weeks ago.’

US banks have written off billions of dollars in recent weeks due to losses in the sub-prime credit market, provoking fresh turmoil in financial markets that had only just recovered from the extreme jitters set off by credit fears in August.

Mr Kohn sent Wall Street stocks soaring, with the Dow Jones Industrial Average advancing by more than 300 points, as investors read his remarks as a strong hint of another quarter-point cut at the next Fed rate-setting meeting on Dec 11.

His sober assessment also coincided with a separate Fed report underlining the drag being exerted on the wider US economy by the weak housing sector.

Mr Kohn explicitly pointed to the deterioration since the Fed last met to discuss policy, on Oct 30 and Oct 31.

At that meeting, it lowered rates by a quarter of a point to 4.5 per cent, but said the risks to growth and inflation were roughly balanced.

Since then, investors have grown alarmed by weak economic data, opening a clear divergence between market expectations for future rate cuts and the impression created by the Fed in October that its easing campaign was finished.

Mr Kohn helped to close that gap by acknowledging that the recent drying up of liquidity, as banks hoard cash to offset further possible credit-related losses, had caught him off guard and was a cause for concern.

‘I have to admit that, speaking for myself…the degree of deterioration that has happened over the last couple of weeks was not something that I had personally anticipated,’ he said in response to questions after his speech.

‘Financial institutions became more cautious, and I think this process is one that we are going to have to take a look at when we meet in a couple of weeks,’ he said, adding the central bank was looking at ‘lots’ of different ways to supply liquidity to the markets.

 

Source: REUTERS (The Straits Times 30 Nov 07)

Recession worries grow as credit flows slow

Filed under: International Economy News - USA — aldurvale @ 3:33 am

NEW YORK – CREDIT flowing to American companies is drying up at a pace not seen in decades, threatening the creation of new jobs and the expansion of businesses.

It also intensifies worries that the economy may be headed for a recession.

The combined value of two major sources of credit – outstanding commercial and industrial bank loans, and short-term loans known as commercial paper – peaked at about US$3.3 trillion (S$4.77 trillion) in August, according to data from the Federal Reserve. By mid-November, such credit was down to US$3 trillion, a drop of nearly 9 per cent.

Not once in the years since the Fed began tracking such numbers in 1973 have these arteries of finance constricted so rapidly. Smaller declines preceded three recessions going back to 1975.

‘This is a very big deal,’ said Mr Andrew Tilton, a senior economist in the US economic research group at Goldman Sachs. ‘You’re basically crimping the growth of the more vulnerable companies. If they can’t borrow the money, their options are much more limited. They’d have to have less ambitious hiring plans, buy less machinery and cancel projects.’

When credit to business slows significantly, a drop-off in investment by businesses has generally followed closely, he added, suggesting that the tightening increases the prospect of a recession.

Because it has the world’s largest economy, any recession in the United States would probably have a ripple effect across the globe because US consumers would be buying fewer goods from abroad.

Europe, so far at least, has not been subjected to a similar tightening of credit that would prompt a broader economic contraction, though available statistics provide an incomplete picture, analysts said.

Anecdotal evidence suggests that sectors depending heavily on the free flow of credit, notably construction, no longer have ready access to the cash that seemed plentiful just a year ago. Like in the US, big leveraged buyouts are now harder to finance.

But household borrowing in the 13 nations that use the euro has kept growing at about the same levels as before the onset of the credit crisis in August.

And bank lending to non-financial corporations has actually increased since August, according to the European Central Bank, a fact that reflects the peculiarities of this credit crisis.

 

Source: INTERNATIONAL HERALD TRIBUNE (The Straits Times 30 Nov 07)

US economy expands 4.9% in third quarter

Filed under: International Economy News - USA — aldurvale @ 3:31 am

But fourth-quarter growth may drop as full impact of credit crisis is felt

WASHINGTON – ECONOMIC growth in the United States surged in the third quarter, before the full impact of the worsening housing recession and turmoil in credit markets took hold.

The world’s largest economy grew at an annual rate of 4.9 per cent, the most in four years, according to revised data yesterday from the Commerce Department in Washington.

The pace was a percentage point stronger than estimated last month and followed a 3.8 per cent rate in the second quarter.

Consumers and businesses are spending less, as home prices fall, energy costs rise and banks make getting loans more difficult and costly.

Federal Reserve vice-chairman Donald Kohn signalled that he was open to lowering interest rates again following the deterioration in credit markets.

The odds of a recession ‘are much too close for comfort’, said Mr Douglas Porter, deputy chief economist at BMO Capital Markets in Toronto, who correctly forecast the gross domestic product (GDP) revision. ‘We are likely to see growth of less than 1 per cent in the fourth quarter.’

The Dow Jones Industrial Average struggled early on but turned upwards slightly to be down 15.28 points at 13,274.17 after about one and a half hours of trading.

Another government report showed the number of Americans filing first-time claims for unemployment benefits rose more than forecast to their highest in nine months, pointing to a further slowing in the labour market.

Third-quarter GDP growth matched the median estimate of 75 economists surveyed by Bloomberg News.

Estimates ranged from 3.9 per cent to 5.5 per cent.

‘Stronger growth in the third quarter implies weaker growth in the fourth quarter due to a partial payback in both trade and inventories,’ said Mr Drew Matus, a senior economist at Lehman Brothers Holdings in New York.

Fewer new homes than forecast were sold in the US last month, even as prices dropped by the most in almost four decades, deepening the real estate slump that threatens to stall economic growth.

A total of 728,000 new houses were purchased at an annual rate, compared with a median forecast of 750,000 by economists surveyed by Bloomberg News.

The figure was up from a revised 716,000 pace in September that was the lowest in almost 12 years, the Commerce Department reported yesterday.

A worsening housing slump will be the biggest constraint on the economy well into next year, economists said.

Declines in home construction have reduced growth since the start of last year and lobbed off 1 percentage point in the third quarter.

Economic growth slowed in seven of the 12 Fed regions, with retailers ’slightly pessimistic’ about year-end holiday sales, the central bank said in its regional business survey known as the Beige Book.

‘The national economy continued to expand during the survey period of October through mid-November but at a reduced pace,’ it said.

 

Source: BLOOMBERG NEWS (The Straits Times 30 Nov 07)

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