Latest News About the Property Market in Singapore

March 6, 2008

SWF CONCERNS: Americans fear impact of foreign funds on economy

Filed under: International Economy News - UK — aldurvale @ 1:05 pm

Voters do not want them to buy stakes in high-tech firms, key sectors: poll

(BOSTON) The majority of Americans fear that the US economy and national security could be hurt if sovereign wealth funds, the investment arms of foreign governments, put more money into US companies, new data show.

US voters do not want these funds, which manage between US$1.9 trillion and US$2.9 trillion, to buy stakes in high-tech firms, banks, oil and gas companies and ports, a study by the business advisory group Public Strategies said.

The opinion poll, released on Thursday, found that 55 per cent feel the funds would hurt national security and 49 per cent said the funds would have a negative impact on an already slowing US economy.

While Americans know little about these types of funds, their gut reaction is negative, said Dan Bartlett, a senior strategist at Public Strategies.

The public’s fear stands in sharp contrast with Washington and Wall Street’s more positive views as government officials and company executives agree that foreign investments can help American companies compete better. Financial giant Citigroup, for example, raised US$12.5 billion from foreign funds this year alone after posting heavy losses last year.

Roughly 68 per cent of the 1,000 registered US voters who were surveyed last week worry that foreign governments would gain too much control over the market if they kept making more investments here. The survey had a margin of error of plus-or-minus 3.1 percentage points.

‘Americans are becoming increasingly isolationist in their thinking in these issues,’ Mr Bartlett, a former counsellor to President George W Bush, said, adding: ‘The more they learn about sovereign wealth funds, they worse they feel.’

Nearly three in four voters of the respondents said they think that the foreign governments are too secretive with their investments and do not say enough about their strategies or portfolios, the survey found.

State-run investment funds, in which governments invest windfall revenue abroad, will quadruple in size to US$7.9 trillion by 2011, Merrill Lynch has predicted.

Critics in the US and Western Europe are concerned that secretive management under government sponsorship might allow funds to target strategic industries or roil markets with unexpected gluts of cash.

More than 60 per cent of those polled oppose investments from China, Russia, Saudi Arabia or Abu Dhabi. Saudi Arabia garnered the most negative response, with 68 per cent saying they opposed any purchases of US companies by that country.

The unease about government investment comes amid a larger sense of protectionism and isolationist feelings among voters, Mr Bartlett said.

Source: Reuters, Bloomberg (Business Times 23 Feb 08)

Banking regulator sees more US mortgage defaults

WASHINGTON – Defaults are increasing among US homeowners with good, but not perfect, credit histories who obtained a non-traditional mortgage, a top US banking regulator said on Friday.

More pain can be expected as both borrowers with poor credit, who hold sub-prime mortgages, and borrowers with good credit, who hold Alt-A mortgages, see their interest rates reset, Federal Deposit Insurance Corp Chairman Sheila Bair said in prepared remarks for a speech in California’s Silicon Valley.

The Alt-A loan is generally made to borrowers who have good, but less than perfect credit histories and may involve less documentation of income and assets.

Ms Bair, who has been pushing banks and loan servicers to modify home loans, said new rules are needed to protect all homeowners and end compensation plans for brokers who steer borrowers into unaffordable mortgages.

About 85 per cent of borrowers with payment-option loans, one type of Alt-A mortgage, now owe more than they did at the time of origination, she said. About 75 per cent are making the minimum payment.

‘The problems associated with these products are already evident,’ Ms Bair said. ‘We’re seeing a rash of ‘first-year defaults’ among Alt-A loans to speculators and borrowers who should never have been qualified for the loan in the first place.’

Ms Bair has warned that a wave of loan problems involving prime borrowers looms next year because about US$600 billion of nontraditional mortgages were issued to prime borrowers in recent years.

Non traditional mortgages flourished after 2003, thanks to easy credit and double-digit home price increases in some markets.

Ms Bair and other banking regulators say one of the causes of the sub-prime mortgage mess stems from non-bank lenders that flew under regulatory radar while criteria to get a loan were lowered.

She also said a recent proposal by the US Federal Reserve Bank to amend the Truth-In-Lending rules, which apply to advertising and disclosure of interest rates and terms, are an important first step forward.

‘The home mortgage market needs strong rules,’ she said. ‘We need rules that apply acrossthe-board so they protect all homeowners, regardless of who their lender is, or what state they live in. We need rules that apply to banks and nonbanks alike.’

Source: REUTERS (Business Times 23 Feb 08)

Banks caught in sub-prime limbo

Filed under: International Property News - USA — aldurvale @ 1:00 pm

AFTER the excitement of the previous week during which the Straits Times Index (STI) enjoyed a 156-point bounce, this week was much more sombre as US recession fears reared its head while oil crossed US$100 per barrel.

For the most part, trading exhibited the same two-tier pattern evident in previous weeks with large-cap blue chips and small-cap penny stocks occupying most of the market’s energies.

As always, direction was set by Wall Street’s overnight close and Hong Kong, though in yesterday’s case, plunges in China also played a part in causing weakness here. After dropping to an intraday low of 3,013 yesterday, a late bout of short-covering in mainly the banks and Keppel Corp lifted the index to a close of 3,048.64 for a net loss of 6.17 points.

For the week, the index dropped 40 points or 1.3 per cent.

There was a brief mid-week play on mid-caps from the water treatment sector such as Hyflux and Epure, thanks to a Morgan Stanley report that pointed out the burgeoning demand in this part of the world for clean water.

Banks, in the meantime, appear to be caught in a sub-prime-induced limbo. Prudent provisioning for sub-prime losses hasn’t yet restored the market’s confidence in their future bottom lines, at least judging by their share prices. However, also judging by share price behaviour, it does appear that downside could be limited from here onwards.

For the week, DBS was unchanged at $17.90 while UOB rose 40 cents to $18.68 and OCBC gained 18 cents to $7.68.

Analysts appear unsure of how to play the banking card over the next few months – most seem to be hedging their bets with ‘neutral’ or ‘hold’ recommendations until greater clarity emerges.

Citigroup, in a results preview on Monday, probably summed the situation up best when it said that because economic risks remain to the downside, banks may remain depressed. ‘So despite price falls of up to 33 per cent to 5-8 per cent above trough valuations, we fear banks could be near-term dead money until a clear catalyst emerges,’ said Citigroup.

The other finance sector counter to come under pressure was the Singapore Exchange (SGX) whose shares yesterday dropped 26 cents to $8.79. Apart from the overall soft sentiment, a Goldman Sachs downgrade was probably instrumental on the grounds that slowing growth, high inflation and US recessionary forces will likely dampen market sentiment and hence, SGX earnings.

‘Our new target price of $8.20 implies 9 per cent downside potential. We have also set a ’suggested entry level’ of $5.70 based on our worst-case EPS estimate (daily stock turnover of $1.6 billion, assuming velocity reverts to historical average),’ said Goldman Sachs.

On the state of the US economy, research outfit Ideaglobal during the week released a study of how the US Treasury yield curve tends to behave during V-shaped or U-shaped recessions and concluded that the present curve implied the latter. It said that the combination of high oil prices, collapsing property prices and financial market-induced slowdown is likely to result in a prolonged period of below-trend performance.

On what the charts say for the STI, Kim Eng’s online research unit KELive said in its ‘Long & Short Report’ yesterday that notwithstanding the recent post-Chinese New Year bounce, the long-term trend is down with a mid-term target of 2,650.

Source: Business Times 23 Feb 08

CapitaLand full-year profit soars 172.5%

Filed under: Singapore Developers News — aldurvale @ 12:56 pm

CAPITALAND achieved a record performance in 2007, with full-year net profit soaring 172.5 per cent to $2.76 billion, from $1.01 billion the year before.

Revenue increased 20.5 per cent to $3.79 billion, from $3.15 billion in 2006.

The stellar performance was attributed to strong sales of development projects in China and Australia, and the consolidation of revenue from Raffles City Shanghai and

One George Street, which became group subsidiaries from Q4 2006 and Q4 2007 respectively.

Fuelled by sales registered in China and Australia, overseas revenue accounted for 76.4 per cent of group revenue, up from 71.2 per cent in 2006. Revenue from China grew 66.3 per cent to $1.1 billion, while revenue from Australia rose 16 per cent to $1.4 billion.

Directors have proposed a total annual dividend of 15 cents a share, comprising eight cents core dividend and seven cents special dividend.

If approved at the group’s annual general meeting in April, this will amount to around $420.9 million in dividends paid.

CapitaLand chief executive officer and president Liew Mun Leong said the group’s business model ‘has enabled us to deliver four consecutive years of record profits since 2004′.

But he said the first six months of 2008 are likely to reflect the dampening effects of the US sub-prime crisis and global credit crunch. However, he believes the market may turn around in the second half of the year.

Last year, CapitaLand sold more than 1,400 homes in Singapore and about 2,000 homes in China.

For 2008, Mr Liew said the group expects to launch between 800-1000 residential units in Singapore. Projects slated for launch include Latitude at Jalan Mutiara and the development at the former Silver Tower site. CapitaLand has a pipeline of of 3,500-4,000 units in Singapore, of which about 20 per cent are in the high-end region, he said.

The group has a pipeline of 35,000 homes in China, where it will launch about 2,000 units this year.

In Vietnam, it intends to launch three projects in Ho Chi Minh City. Over in Thailand, it is looking to launch two projects in Bangkok and Krabi.

On a business segment basis, revenue from residential developments in 2007 was $2.86 billion, up 21.5 per cent year-on-year. Earnings before income tax were $1.07 billion, up 52.6 per cent year-on-year.

CapitaLand’s commercial business unit reported revenue of $241.8 million, up 73.7 per cent year-on-year. Earnings before income tax were $1.96 billion, up 443.8 per cent year-on-year and attributed to fair value gains from investment properties, divestment gains, improvement in operating results as well as the consolidation of Raffles City Shanghai and One George Street.

CapitaLand’s retail unit saw revenue increase 31.3 per cent to $124.2 million year-on-year, with earnings before income tax rising 34.7 per cent to $297.9 million. This was attributed to revenue from Clarke Quay, malls in China and property management fees from the group’s China funds.

CapitaLand’s financial services unit saw assets under management grow $2.6 billion to $15.9 billion, excluding Ascott Residence Trust and Ascott Serviced Residence Fund. Revenue grew 17.7 per cent to $119.2 million and earnings before income tax increased 13.2 to $69.7 million.

The serviced residence unit saw revenue fall 3.9 per cent mainly due to consolidation of Ascott Residence Trust. But earnings before income tax rose 66.5 per cent to $337.2 million.

Source: Business Times 23 Feb 08

China’s economy leads world: poll

(WASHINGTON) More Americans believe China, not the United States, is the world’s top economic power, according to an opinion poll.The Gallup World Affairs survey found that four in ten Americans say China’s economy leads the world; only 33 per cent picked the United States.In 2000, the United States was top in the poll, with the support of 65 per cent. The World Bank lists the US as the world’s leader in economic output, with Japan second, Gallup said.China was ranked fourth in national economies in 2006.More than half of Americans polled eight years ago believed the US would be the world’s powerhouse economy for the next 20 years. Now, more predict that China will be top in two decades.The firm polled 1,007 adults in the US last week.The margin of sampling error was plus or minus three percentage points.  Source: AP (Business Times 23 Feb 08)

China no more the source of cheapest goods

Rising costs hit its competitive edge, forcing some firms to relocate overseas

(SHANGHAI) The teddy bears selling for US$1.40 each in Shanghai’s Ikea store may be just about the cheapest in town, but they’re not made in China – they’re stitched and stuffed in Indonesia.

The fluffy brown toys reflect a new challenge for China: its huge economy, which has long offered some of the world’s lowest manufacturing costs, is losing its claim on cheapness as factories get squeezed by rising prices for energy, materials and labour.

Those expenses, plus higher taxes and stricter enforcement of labour and environmental standards, are causing some manufacturers to leave for lower-cost markets such as Vietnam, Indonesia and India.

‘It’s true that we are facing difficulties regarding increased costs in China,’ said Linda Xu, public relations manager in China for Swedish retailer Ikea.

Though the competition for lower prices is not new, ‘we are constantly having to compete with other countries and suppliers’, she said.

While costs in China are rising nationwide, the greatest pain is being felt in the south, where about 14,000 out of the 50,000-60,000 Hong Kong-run factories could close in the next few months, said Polly Ko of the Economic and Trade Office in Guangdong, which neighbours Hong Kong.

‘Wages are rising, materials cost more. Overall, costs are definitely higher,’ says Duncan Du, general manager of Shenzhen Oriental e-Tecs Ltd, an electronics maker in the southern city of Shenzhen.

To adapt, many multinational manufacturers – including Intel Corp, iPod maker Hon Hai Technology Group and Japanese companies like Canon Inc and Sony Corp are expanding operations in Vietnam.

Car-parts makers are decamping for the Middle East and eastern Europe, and textile makers to Bangladesh and India.

Thousands of smaller Hong Kong, Taiwan or Chinese-run factories in south China’s traditional export hub of Guangdong are closing or moving out.

As many as 300 of some 1,000 shoe factories in the Guangdong factory zone of Dongguan have closed down, according to a report by the China Light Industry Council. It said half of the shoe factories set up by Taiwan investors had already shifted production to Vietnam.

Costs have climbed so much that three-quarters of businesses surveyed by the American Chamber of Commerce in Shanghai believe China is losing its competitive edge.

The higher costs mean Western consumers are bound to face steeper prices for iPods, TVs, tank tops and many other imported products made by small Chinese sub-contractors.

‘Americans continue to want to buy at lower prices,’ said Kevin Burke, president and CEO of the American Apparel and Footwear Association. ‘They are used to going to the store during Christmas and getting something cheaper than a year ago.’

That’s no longer a sure thing.

Chinese inflation, meanwhile, has risen to its highest in more than 11 years, jumping 7.1 per cent in January, as snowstorms worsened food shortages. The biggest price hikes have been for food, but longer- term pressures on prices for manufactured goods will persist, analysts say.

Despite its huge pool of unskilled rural labourers, China’s supply of experienced, skilled talent falls far short of demand. The gap has been pushing wages up by 10 per cent to 15 per cent a year.

A new labour law requiring stronger employment contracts is expected to raise costs even more.

Source: AP (Business Times 23 Feb 08)

GuocoLand to re-look Oval’s prices by June

Filed under: Singapore Developers News — aldurvale @ 12:48 pm

Average RM1,500 psf price lower than some nearby properties, says CEO

IN KUALA LUMPUR

MOST new developments in the Kuala Lumpur city centre area trumpet their proximity to the prestigious Petronas Twin Towers as a selling point.

The Oval – GuocoLand Malaysia’s ‘twin-elliptical residential towers’ – claim to be that, and more.

The developer says its supersized units are akin to ‘full floor homes’, and will have an unimpeded 360-degree view of the Kuala Lumpur City Centre (KLCC) skyline.

The two residential towers are 41-storey blocks with 70 units in each structure. Four of the eight ‘Mansionary Villas’ in the first tower have been snapped up despite their price tag of RM10 million (S$4.4 million) upwards each.

As its name suggests, the Mansionary Villas are huge by normal city apartment standards, and buyers with families especially would appreciate the 7,600 square feet of space (five-plus-one bedrooms) and the four carpark lots allocated to each unit.

Non-Malaysians have been quick to warm to the upmarket offering, accounting for 60 per cent of the 20 or more units that have already been sold.

Foreigners eyeing KLCC area apartments are not so price sensitive, observed GuocoLand chief executive Paul Poh Yang Hong.

‘I think they also like the concept and the size of the units, and appreciate the potential capital upside,’ he said.

The Oval has not been officially launched although it has had previews since January for existing clients and associates.

Mr Poh believes The Oval’s average price of RM1,500 per square foot is another plus factor, as some other nearby developments have been priced at more than RM2,000 psf. But come its official launch this May or June, ‘we will re-look prices’, Mr Poh said at a media preview yesterday.

The first tower on the 2.14-acre project is 40 per cent complete, and buyers should be able to move in by the second quarter of 2009.

GuocoLand is not the original developer of The Oval. Through a wholly owned subsidiary, it acquired the entire equity interest in Titan Debut, which owned the 140 units of service apartments in the then-Oval Apartments.

Mr Poh said that the project was acquired while it was still at an early stage of development and the new buyers managed to infuse its ideas into it.

It found a ready financial backer in Kuwait Finance House (KFH) which heads a consortium of financiers for the project, whose gross development value is estimated at RM800 million.

KFH is the lead financier for a number of other big developments in the city centre such as Pavilion KL – the city’s newest high-end shopping centre – and has emerged as the most aggressive foreign banker in real estate deals in Malaysia.

It has no equity in The Oval, however, and Mr Poh said that while GuocoLand was keeping its options for the second tower open, it would prefer selling the units in the second tower individually rather than en bloc. The launch of the next block has not been decided yet.

The Oval will be previewed in Indonesia and Singapore next month. There is only one other option of units, and these are the Sky Villas – at some 3,750 sq ft they are half the size of the Mansionary Villas, and because there are two on each floor, each comes with just a 180-degree view.

But as Mr Poh conceded, nothing is constant, especially as there are still vacant lots surrounding The Oval. Skyline views could look quite different in the future.

Source: Business Times 23 Feb 08

Wheelock may not launch Orchard View this year

Filed under: Singapore Developers News, Singapore Property News — aldurvale @ 12:45 pm

WHEELOCK Properties (Singapore) is likely to hold off launching Orchard View at Angullia Park for sale until next year, when the project is slated for completion. The company had earlier indicated that the development would be launched some time this year.

The group, which yesterday posted a six-fold jump in group net profit for the quarter ended Dec 31, 2007, to $217.5 million, also said it expects to launch Ardmore 3 next year. Piling work for the project is in progress and the development is slated for completion in 2012.

For Orchard View, the main construction work is already in progress and the development is scheduled for completion next year.

For the quarter ended Dec 31, 2007, Wheelock’s revenue from continuing operations rose 43.8 per cent to $189.3 million. Wheelock’s strong topline and bottomline were mainly due to the start of revenue and profit recognition for units sold in Ardmore II condo. The bottomline also received a boost from a $200 million revaluation surplus on Wheelock Place, the group’s retail-and-office investment property on Orchard Road.

Wheelock, which has changed its financial year-end from March 31 to Dec 31, said that for the current year it will book the remaining profits from The Sea View condo in the Amber Road area and The Cosmopolitan at the River Valley/Kim Seng Road corner, which are slated for completion in first-half 2008 and mid-2008 respectively.

It will also continue to book profits from Ardmore II based on the progress of construction work and expects to book maiden profits on Scotts Square, a 338-unit apartment development which is already 67 per cent sold at an average price of $3,988 psf. ‘Sales of the remaining units are ongoing and we expect to sell progressively over the next two years,’ the group said.

Wheelock Place is also expected to continue maintaining full occupancy in the current strong market conditions and ‘prospects for improved rental rates are good for both office and retail space’.

‘The group remains in a strong financial position to take advantage of opportunities which may arise,’ Wheelock said.

As at Dec 31, 2007, the group had total liabilities of $749.5 million and total equity of $2.18 billion. It had cash and cash equivalents of $557.7 million as at the same date. Shareholders will receive a 6-cent per share (one-tier) first and final dividend for the period ended Dec 31, 2007.

With the change in its financial year, the group reported net earnings of $273.5 million for the nine months ended Dec 31, 2007, against net profit of $297.9 million for the 12 months ended March 31, 2007.

Wheelock’s net asset value per share stood at $1.82 as at Dec 31, up from $1.69 as at March 31, 2007.

Earlier this month, the group boosted its investment in fellow upscale residential developer SC Global Developments from 12.01 per cent to 13.09 per cent.

Source: Business Times 23 Feb 07

When that ‘bargain’ may be an illusion

Filed under: Singapore Stock Market News — aldurvale @ 12:41 pm

IN THE thick of the Asian financial crisis, some listed companies were actually trading below their net cash value; in other words, the leftover cash in their bank accounts after paying off all their liabilities was higher than market capitalisation.

So theoretically, someone who had the money could have gone into the market and bought up 100 per cent of the shares in order to gain control of the company. He could then have used the company’s cash to pay off all its liabilities. The remaining sum of cash would still have been more than the amount he used to buy the 100 per cent stake, leaving him with some profit to pocket.

In addition, there would have been other assets like buildings or investments which he could have liquidated. These would have been the icing on the cake!

Of course, in practice it may not be so easy. There would be the controlling shareholder to contend with. And the traders out there, once they sense a big buyer, may pounce on the stock.

But the point is: for companies whose market value is below its cash net of all liabilities, it may be an indication of market mispricing.

Back in June 2003 in this column, I highlighted three companies that were trading at near their cash value. I noted that in a prolonged bear market, investor aversion is so severe that very often stocks end up trading way below their asset values. And in extreme cases, the share price is even lower than the cash holdings of the company after netting all liabilities.

‘Of course, if the company has no intention to return the cash to shareholders and its operations are bleeding cash, then the share price may well have reason to be trading below the cash net of liabilities per share,’ I wrote then. ‘Unless there is a turnaround in the business, the cash will eventually be depleted.’

The three companies that had a high component of cash in their share price then were Auric Pacific, General Magnetics and k1 Ventures. Then, Auric’s cash net of its total liabilities worked out to 99.7 cents a share. Its share price at the time was 90 cents. General Magnetics’ net cash per share was 13 cents versus its share price of 14 cents. And k1 Ventures’ net cash was 18.4 cents per share, compared with a share price of 20.5 cents.

Fast forward to today, and all three have underperformed the general market. So ultimately, it is the business that drives the share price. But still, there is something appealing about trying to identify companies with a strong balance sheet, and decent business, yet trading at a low valuation.

This week, I attempted to screen some of the stocks for such criteria.

Most of the stocks which showed up on the list were China stocks, and most were loss making. This explains the deep discount in their share prices to their asset value. For example, United Food barely had any liabilities in its accounts as at Sept 30, 2007. Its cash and deposits amounted to $92.4 million or about 8.3 cents a share. Take into consideration other assets like inventory, accounts receivable, properties and land use rights, and the net asset value per share for the stock came to 40.7 cents. In the market yesterday, United Food last traded at 14.5 cents. That’s a discount of about 63 per cent.

Is the market correct in factoring in such a big discount for the company when the business is producing a profit, albeit a declining one?

Perhaps. As mentioned, the group’s earnings have been declining for years now. The management has proved to be rather poor in charting out a viable strategy for the group and executing it. United Food and People’s Food were established in China in the early 1990s and were listed in Singapore around the same time, in the early 2000s.

In their latest third-quarter results, People’s Food registered a net profit of 84.5 million yuan (S$16.7 million) on revenue of 1.8 billion yuan. United Food, on the other hand, managed only 14.8 million yuan of net earnings and revenue of just 745 million yuan. And there’s no sign of things turning for the better as yet. The directors themselves are not positive about the group’s prospects.

Meanwhile, United Food’s operations continued to drain cash. Its inventory and accounts receivable were rising despite lower sales. That’s not a good sign. Still, at such a deep discount to its net asset value – assuming all the numbers are reliable – any positive news will give a big boost to the stock price.

In screening the stocks, I also considered whether the company is currently generating positive cash flow, and whether the management is positive about the immediate future.

Presumably, if both are positive, and yet the stock is trading at a deep discount, then perhaps the stock deserves a closer look.

Based on the above criteria, China Flexible Packaging showed up on the radar. In its latest quarter, revenue grew 7 per cent to 284 million yuan, and net earnings edged up 9 per cent to 43 million yuan. Gross and net profit margins are 30 per cent and 15 per cent respectively. Its cash amounted to some 350 million yuan and its accounts payable and liabilities came to about 90 million yuan. The other assets are plants and equipment and accounts receivable.

As mentioned, the group’s operations are generating cash. However, rising oil prices are a threat to the margin of the group. The group said it is working on ways to improve its efficiencies to mitigate higher raw material costs. It added that it is ‘optimistic about the group’s performance in 2008′.

The ‘consensus’ estimate – I think there’s only one analyst covering the stock – is 9.9 cents earnings per share for the year ending Oct 31, 2008. That’s quite an ambitious 22 per cent increase from FY2007. If that happens, China Flexible Packaging would now be trading at four times its forecast earnings for FY2008.

Meanwhile, the group has recommended a dividend of 1.91 cents per share. If approved next Friday at its AGM in Guangzhou, then the dividend yield works out to some 4.5 per cent. The thing is, the group has disappointed investors before. It remains to be seen if its optimism is justified. But with the current 30-plus per cent discount to its net asset value, the downside is perhaps limited.

The other two stocks which are trading at a discount, and yet have a positive operating cash flow as well as a positive management outlook, are Plastoform and China Powerplus. Their discounts, however, are not as steep as China Flexible Packaging’s.

Source: Business Times 23 Feb 08

CapitaLand profit leaps to $2.76b on gains in key markets

Filed under: Singapore Developers News — aldurvale @ 12:35 pm

Firm says volume for home sales could ease in the short term, but should pick up again by year-end

PROPERTY giant CapitaLand tips that home prices will increase by 5 per cent to 10 per cent this year, despite the cautious mood that has taken hold in recent months as many buyers stick to the sidelines.

The group, which announced a net profit of $2.76 billion yesterday, added that sales volume could moderate, although prices should hold up.

It said it faces challenging times in the near term due to the United States sub-prime crisis and the global credit crunch it has spawned.

‘In the first half, we will see a bit of headwind,’ president and chief executive Liew Mun Leong said in a results briefing, ‘but by yearend…, the situation in the residential market here will improve.’

Chairman Richard Hu underscored that view.

‘The current weakness in the US housing market and economy and tight credit environment will likely cast a cloudy outlook over the general economic and business conditions for at least the first half of 2008,’ he said.

CapitaLand said its cash reserves of $4.4 billion and low gearing had placed it in a good position to capitalise on opportunities that could arise during this period.

It is well-placed largely because of a net profit of $2.76 billion last year – almost three times the previous year’s $1 billion.

South-east Asia’s largest real estate company said the sparkling numbers were achieved on the back of sterling performances in its key markets of Singapore, China and Australia.

It also benefited from revaluation gains. The surge in prices last year, particularly in the Republic, led to the group recognising revaluation gains of some $1.1 billion from its investment portfolio.

Boosted by a $136.8 million revaluation gain, fourth-quarter earnings hit $674.7 million from $453.5 million a year earlier.

Full-year revenue reached $3.79 billion, up from $3.15 billion year-on-year.

Singapore accounted for 61 per cent of the group’s earnings before interest and tax last year from 51 per cent a year ago.

Earnings per share for the full-year rose to 98.6 cents from a restated 36.6 cents a year ago. Net asset value per share was at $3.54 at the end of last year, up from $2.65 a year earlier.

The group acquired 4.37 million sq ft of land last year, bringing its total pipeline to 5.5 million sq ft of gross floor area.

It sold 1,430 homes worth more than $3 billion in Singapore – making it the largest listed seller here – as well as about 2,000 homes in China.

Unlike some developers, CapitaLand, which has little stock of unsold homes, will not delay its residential launches in Singapore this year. It plans to launch 800 to 1,000 units this year, including 130 units of its high-end condominium Latitude in Jalan Mutiara and 70 units of its luxury condo on the Silver Tower site in Cairnhill in the first half of the year.

Some units in Latitude were sold at a preview last year for $2,494 to $2,829 per sq ft, based on caveats lodged.

Early next year, CapitaLand will launch a 99-year leasehold condo with an estimated 1,500 units on the Farrer Court collective sale site. The firm said yesterday it would be designed by award-winning architect Zaha Hadid.

Mr Liew said Singapore’s evolution into a global city was behind the surge in property prices, marking this boom out from one in the mid-90s when domestic factors were the driver.

Nevertheless, for this year, residential demand will be driven mainly by steady new household formation and demand from buyers displaced by collective sales, he said.

CapitaLand’s assets under management reached $17.7 billion last year.

Source: The Straits Times 23 Feb 08

COST SPIRAL: Rising prices, bigger handouts

Filed under: Singapore Economy News — aldurvale @ 12:31 pm

Rising costs for individuals and businesses, a growing ‘gimme’ mentality and the dangers of the ‘green-eyed’ syndrome in society were among the concerns raised at a Straits Times roundtable, chaired by deputy editor Warren Fernandez, ahead of next week’s debate on this year’s Budget

THEIR big looming worry is how fast costs for both individuals and businesses will keep rising, and for how long.

Their reading: No reprieve any time soon, even if economic growth were to moderate this year due to a global slowdown, as the momentum of economic activity will mean that competition for land, labour and other resources will remain red hot.

The six panellists fired off tough questions for the Government on why it pushed ahead with last July’s hike in the goods and services tax (GST) from 5 to 7 per cent, and the increase in Electronic Road Pricing (ERP) tariffs from April this year, at a time when the inflation rate is high and rising.

Citigroup economist Kit Wei Zheng said: ‘I think the real danger here is that this could risk entrenching inflation expectations – therefore making the inflation problem even more persistent than it otherwise would be.’

OCBC economist Selena Ling agreed. She observed that inflation has both external and domestic sources and said government fee hikes can have a significant impact on costs over the medium term.

But panel members were divided on how best to tackle the issue of rising costs for businesses.

At one end were Mr Kit and MP Inderjit Singh. They argued that this year’s Budget should have done more to help businesses tackle rising costs, with some short-term reliefs.

Mr Singh, who chairs the Government Parliamentary Committee (GPC) for Finance and Trade and Industry, said cost increases for materials, rentals and manpower have been ‘too steep and too fast’, catching many businesses off-guard.

‘So businesses will struggle for a while. And I thought that this was the best time, with the kind of surplus that we have, to also address this short-term problem,’ he said.

The Government logged a whopping $6.45 billion Budget surplus last year, due to record levels of stamp duties from a red-hot property market and higher- than-expected income tax receipts.

Its 2008 Budget measures for businesses, however, focused on developing local enterprises over the longer term, through new tax deductions and incentives to spur research and development.

But Mr Singh said what businesses urgently need are measures such as rental and corporate tax rebates, to provide immediate relief from cost pressures.

Mr Kit questioned if the Government should go ahead with this year’s planned ERP hikes, which will further raise business costs.

Businessman Zulkifli Baharudin and MP Sin Boon Ann took a different view.

They argued that Singapore’s open economy limits what the Government can do to buffer businesses and individuals against high costs. They believe the focus should be on channelling resources to raise productivity.

Mr Zulkifli, managing director of logistics company Global Business Integrators, said: ‘If you want to be a London or New York, then it’s going to be very costly. But there’s the other side of the argument, which is productivity. If your productivity is high, you can mitigate against high costs.’

High costs have hit individuals too.

Taxi driver Raymond Lo, 68, a regular contributor to the Forum pages of this newspaper, said the public feels ‘Singapore is a very expensive city to live in’.

He related a recent incident which brought home to him how prices are shooting up.

He stopped at a petrol station to pick up his favourite lotus paste bun, only to find that the price had gone up from 60 cents to 80 cents.

‘I got a shock. That is a 33.5 per cent jump,’ he said.

Mr Lo welcomed the Budget measures to help the lower-income cope with rising costs but says more needs to be done to combat profiteering. Amid a buoyant economy, businesses believe they can get away with raising costs by more than the rise in GST.

Others round the table, however, noted that costs have risen in part because of global factors beyond anyone’s control, such as oil prices hitting US$100 a barrel, and skyrocketing food prices worldwide.

Mr Singh pointed to how wages had been rising significantly, with some bankers, for instance, drawing $8,000 starting salaries. Such rises feed into higher prices for rentals and housing, adding to inflationary pressures.

Last week, Finance Minister Tharman Shanmugaratnam announced a $1.8 billion surplus-sharing package that included personal income tax rebates, cash grants in the form of Growth Dividends and top-ups to Medisave.

Those on lower incomes and the elderly received more Growth Dividends and larger top-ups.

Mr Tharman also gave the assurance that the Government has in place strategies to ensure Singapore continues to have lower inflation than the rest of the world, over the medium term.

In assessing how the Government is helping Singaporeans cope with inflation, the six cited two main concerns. The first is Singaporeans may develop a ’subsidy mentality’ and expect handouts in every Budget.

The second is the social tension arising from a growing income gap.

Mr Singh noted that the Government has felt compelled to dish out goodies three Budgets in a row: this year because of the ‘unbelievable’ surplus and rising costs, last year to offset the GST hike, and the year before because ‘it was a good time to do it for the Government’.

Singapore went to the polls in 2006.

OCBC economist Selena Ling said the Government could better manage expectations of handouts if it could find a more accurate way of estimating its tax receipts.

She suggested a mid-year review of its budgetary position.

‘ That’s something they really need to look into because it’s all about managing expectations, at the end of the day. If you project a small deficit and in the end, you get a huge surplus, the political pressure will be there,’ she said.

Mr Sin, who chairs the GPC for Community Development, Youth and Sports, was concerned that people’s expectations will always outstrip the Government’s ability to help them cope with rising costs.

The challenge, he said, is to manage expectations in the midst of a rich-poor divide that cuts across local-foreigner lines.

The double blow of rising costs and a widening income gap on low-income Singaporeans is causing Mr Singh to wonder about the Government’s strategy of making a dash for growth in good years.

This approach had given rise to the present situation in which the economy is racing ahead, but running into major constraints in terms of labour shortages, a housing crunch, and crowded public transport.

He plans to make that a focus of his speech during next week’s Budget debate.

‘A couple of years ago, the PM – when he was the Finance Minister – said that his model is going to be grow as fast as you can in good years to make up for the bad times, and so therefore, we created an overheated situation,’ he says.

Others, like Mr Kit, pointed to how attempting to ease the shortage of workers could give rise to more pressures on housing and places in schools.

While no one was wishing for slower growth – which might come this year anyway – panellists believed that more could be done to help businesses and individuals cope with the downside of a boom economy.

Source: The Straits Times 23 Feb 08

GST hike, Budget surplus and rising costs

Filed under: Singapore Economy News — aldurvale @ 12:27 pm

LAST year’s huge Budget surplus of $6.45 billion is causing some economists and MPs to question the timing of last July’s hike in the goods and services tax (GST).

The issue came up for debate when a taxi driver, two MPs, two economists and a businessman met at The Straits Times on Thursday for a roundtable discussion on Budget 2008.

Rising costs for individuals and businesses remain their top concern.

Citigroup economist Kit Wei Zheng pointed out that some of the cost increases are within the Government’s control.

He cited the GST hike and the increases in Electronic Road Pricing charges due to start in April.

‘There’s a question of why all these price increases are coming at a time when the inflation rate is already very high and continues to rise,’ he said.

But MP Inderjit Singh countered Mr Kit’s point that the GST should have been raised in two steps, not one.

That would have opened the door for businesses to raise prices not once, but twice, possibly causing more hardship to consumers, Mr Singh said.

The six panellists also tackled the issue of a widening income gap and whether regular Budget handouts would breed a ’subsidy mentality’ among Singaporeans.

Businessman Zulkifli Baharudin said: ‘It’s good to give but I hope down the line, we do not create a mentality that Budget time is just about hongbao.’

Insight reports on their frank exchange of views on the Government’s financial policy.

Source: The Straits Times 23 Feb 08

ECONOMIC REVIEW: Japan downgrades growth assessment

ECONOMIC REVIEW

Japan downgrades growth assessment

TOKYO – JAPAN’S government yesterday downgraded its assessment of Asia’s largest economy for the first time in 15 months, saying the recovery was losing steam due to slowing United States growth.

A monthly report from the Cabinet Office acknowledged that exports and industrial output are cooling, while consumer spending is sluggish.

‘The economy is recovering at a moderate pace,’ the report said, tweaking its previous assessment that the economy ‘is recovering, while some weaknesses are seen’. The government said the move marked the first downgrade since November 2006.

The report cited downside risks to the Japanese economy resulting from slowing US economic growth, financial market volatility and higher oil prices.

The government also downgraded its assessment of exports for the first time in 17 months, saying they were ‘increasing moderately’.

‘Exports to Asia continue to be solid, while shipments to the US are declining and those to the European Union are turning almost flat as its economic recovery is moderating,’ a Cabinet Office official said.

The report lowered its assessment of industrial production for the first time in eight months, saying it was ‘growing at a slower pace’.

Source: AGENCE FRANCE-PRESSE (The Straits Times 23 Feb 08)

Lack of green perks disappoints industry players

Filed under: Singapore Economy News — aldurvale @ 12:17 pm

Lack of green perks disappoints industry players

Budget surplus gives scope for perks such as tax credits, say industry players

IT HAD been widely anticipated, but in the end, the ‘green Budget’ that many people had been waiting for did not materialise.

The lack of incentives such as tax credits to encourage environmentally sustainable business practices has left industry players across various business sectors feeling disappointed.

They say the bumper $6.4 billion Budget surplus offered plenty of scope for such measures.

Post-Budget discussions in both the public and private sector have questioned the ‘noticeable absence’ of such policies.

Some MPs have said they will be raising questions of their own at the upcoming Budget debate, which begins on Monday.

Singapore Environment Council executive director Howard Shaw said, given that awareness of climate change has grown in the Republic in the last year, the lack of pro-green fiscal policies has been very surprising.

‘I thought this year would be the green year. But perhaps, we’ll see some provisions for this in the upcoming debate,’ he said.

Dr Teo Ho Pin, the MP for Bukit Panjang, also said he had expected a ‘green element’ in the Budget, delivered on Feb 15. ‘In emission standards, we are a long way off. Perhaps we should provide for all our public transport going diesel too,’ he said.

Only one announcement – to cut costs for private diesel cars – seemed related. Under newer standards, such cars release less carbon dioxide than petrol cars.

However, Mr Charles Chong, who heads the Government Parliamentary Committee on National Development and Environment, felt the Government should move towards encouraging compressed natural gas (CNG) vehicles, which are greener than diesel and petrol cars.

Mr Chong, an MP for Pasir Ris-Punggol GRC, said he will also be asking questions related to green incentives in the debate.

‘The private sector is more bottom-line driven and less altruistic in the short term. The Government has to take a longer-term view and put in the green infrastructure and policies. And what better time to do it than in a Budget surplus year?’

Although widely-expected direct measures such as tax credits for energy-efficient equipment for businesses did not turn up, the Budget did include indirect measures such as tax allowances for local research and development (R&D) – which could boost the environment solutions sector.

Also, in the past year, the Government has announced a slew of initiatives to improve environment sustainability such as the Clean Energy Programme Office.

Funds have been set aside to build test-bedding sites and for manpower training.

These efforts, although not part of the Budget, also helped to drive the local green movement.

Nominated MP Edwin Khew, also chief executive of local waste recycling firm IUT Global, said the R&D incentives will help the clean energy sector as its development is tied closely to breakthroughs in R&D.

Mr Khew said he will ask about incentives for the clean technology sector on Monday.

Recently, PricewaterhouseCoopers Singapore tax partner David Sandison said Singapore might have missed an opportunity in the wake of the Bali climate change conference to take a lead in the green movement.

Mr Shaw, however, recognised that an economy with green policies does not happen overnight. He added: ‘Making the right decisions is necessary and this will take time.’

Source: The Straits Times 23 Feb 08

Rising costs squeeze Chinese factories

SHANGHAI – THE teddy bears selling for US$1.40 (S$1.97) in Shanghai’s Ikea store may be just about the cheapest in town, but they are not made in China: They are stitched and stuffed in Indonesia.The fluffy brown toys reflect a new challenge for China. Its huge economy, which has long offered some of the world’s lowest manufacturing costs, is losing its claim on cheapness as factories get squeezed by rising prices for energy, materials and labour.Those expenses, plus higher taxes and stricter enforcement of labour and environmental standards, are causing some manufacturers to leave for lower-cost markets such as Vietnam, Indonesia and India.‘It’s true that we are facing difficulties regarding increased costs in China,’ said Ms Linda Xu, public relations manager in China for Swedish retailer Ikea.Though the competition for lower prices is not new, ‘we are constantly having to compete with other countries and suppliers’, she said.While costs in China are rising nationwide, the greatest pain is being felt in the south, where about 14,000 out of the 50,000 to 60,000 Hong Kong-run factories could close in the next few months, said Ms Polly Ko of the Economic and Trade Office in Guangdong, which is next to Hong Kong.‘Wages are rising, and materials cost more. Overall, costs are definitely higher,’ said Mr Duncan Du, general manager of Shenzhen Oriental e-Tecs, an electronics maker in the southern city of Shenzhen.To adapt, many multinational manufacturers, including Intel, iPod-maker Hon Hai Technology Group and Japanese companies like Canon and Sony, are expanding operations in Vietnam.Car parts makers are decamping for the Middle East and Eastern Europe, and textile makers to Bangladesh and India. Thousands of smaller Hong Kong, Taiwan or Chinese-run factories in south China’s traditional export hub of Guangdong are closing or moving out.As many as 300 of some 1,000 shoe factories in the Guangdong factory zone of Dongguan have closed down, according to a report by the China Light Industry Council. It said half of the shoe factories set up by Taiwan investors had already moved production to Vietnam.Costs have climbed so much that three-quarters of businesses surveyed by the American Chamber of Commerce in Shanghai believe China is losing its competitive edge.The higher costs mean consumers outside China are bound to face steeper prices for iPods, TVs, tank tops and many other imported products made by small Chinese subcontractors.Chinese inflation, meanwhile, has risen to its highest in more than 11 years, jumping 7.1 per cent last month, as snowstorms worsened food shortages. The biggest price hikes have been for food, but longer-term pressures on prices for manufactured goods will persist with prices for plastics and other materials climbing 30 per cent or more, analysts say. Source: ASSOCIATED PRESS (The Straits Times 23 Feb 08)

Rising inflation across Asia mauls S’pore Reits

Filed under: International Economy News - Asia — aldurvale @ 11:58 am

Trusts may still get big lift from higher rents, higher hotel rates, say analysts

SOARING inflation across Asia has sucked the life out of real estate investment trusts (Reits), whose high-yielding dividends have made them wildly popular among investors in recent years.

Reits, in general, have fallen about 32.5 per cent in value from their peaks last year, but those with assets in inflation-prone economies, such as China, have fared even worse, according to financial portal Shareinvestor.com.

CapitaRetail China Trust, for instance, has fallen 52 per cent in four months, as inflation in China galloped to 7.1 per cent – its highest level in over a decade.

Reits are financial instruments investing in real estate like shopping malls, office buildings and hotels.

Investors can buy units, which are much like shares, offering attractive dividend yields of 6 per cent to 8 per cent derived from rents. This is far higher than the 1.5 per cent interest on one-year fixed deposits at a bank.

Historically, a low interest rate environment has been good for Reits – if accompanied by low inflation.

Take CapitaMall Trust, the first Reit listed in Singapore. Its assets include the Tampines Mall and Junction 8 shopping centres.

It received an overwhelming response from investors when it listed six years ago, rising from just 96 cents in July 2002 to a record

high of $4.32 in July last year. Inflation played its part by staying at a benign 1 per cent.

As the consumer price index, however, surged from 1.3 per cent in June to 4.4 per cent in December, CapitaMall slid 20 per cent over

the period.

The inflation pressure is unlikely to abate in the near future.

Last week, the Government revised its estimates upwards to between 4.5 per cent and 5.5 per cent for the year, from an earlier forecast of 3.5 per cent to 4.5 per cent.

So, while fears of a United States recession are causing much grief among investors as they watch the value of their growth stocks evaporate, inflation is becoming a big threat to those with high dividend-yield plays like Reits.

One trader explained: ‘A Reit may offer 6 per cent in dividend yield. But if inflation is running at 4.5 per cent, the actual yield an investor is getting is only 1.5 per cent.’

To compensate for the lower return, an investor will demand a lower price for the Reit, which escalates the pressure on its share price.

Still, analysts have not stopped promoting Reits, despite their lacklustre performance, to clients.

Morgan Stanley made a case last month with a report arguing that investors had wrongly penalised Reits with concerns over acquisition growth and credit-tightening conditions.

Investors have ignored the ‘organic’ boost Reits may get from higher rents as leases expire and hotel rates are jacked up during peak periods.

Citigroup noted on Tuesday that while there may not be a clear growth strategy for Reits this year, some are trading at hefty discounts to their net asset values, despite offering single-digit or even double-digit dividend yields. ‘This makes Reits potential takeover targets, if they have loose shareholding structures,’ it added.

Its top picks include Ascendas Reit, Suntec Reit and Parkway Life Reit.

Source: The Straits Times 23 Feb 08

US recession may be as deep as in the 1990s

Filed under: International Economy News - USA — aldurvale @ 11:49 am

Fed likely to remain aggressive about cutting rates as a result, says Merrill

NEW YORK – THE United States is in a recession that could be much worse than what it faced in 2001, and closer to the sharper economic slump of the 1990s, investment bank Merrill Lynch has said.

The bank also said the US Federal Reserve would likely remain in ‘aggressive rate-cutting mode’ as a result, cutting rates by 50 basis points on March 18.

Merrill argued that the manufacturing slowdown in the US mid-Atlantic region showed a ‘collapse in business confidence’ to levels not seen since the 1990s recession.

‘A pullback in the outlook of this magnitude could be extremely corrosive to the economy because it means shuttering production, slashing inventories, deeper job cuts and even cancelling capital expenditure plans,’ Merrill said in a report on Thursday.

The Philadelphia Federal Reserve’s business activity index, a reading of factories in the mid-Atlantic region that is viewed as a precursor of national factory performance, fell to minus 24 this month, below expectations for a minus 11.

Readings below zero show contraction in the industrial sector.

The reading was worse than even the most pessimistic Wall Street forecast, and suggested that economic deterioration is happening even more rapidly than many expected as the housing downturn continues unabated.

‘The debate is no longer about whether the economy is in a recession. In our view, it is about how hard the landing will be,’ Merrill said.

The six-month outlook in the region has collapsed from a cycle high of 39.6 last October to minus 16.9 this month, the steepest decline ever recorded by the Fed report, the bank noted.

‘This is clearly pointing to an economy that is in a recession,’ said Mr Eric Green, an economist at Countrywide Financial.

The softness was pervasive and looked to be getting worse, with the index of six-month business conditions falling to its lowest level since 1990.

New orders remained in negative territory but improved to minus 10.9 from minus 15.2, although employment did turn positive after a dip last month.

Separately, the Conference Board’s index of leading US economic indicators fell for a fourth straight month in January, dropping 0.1 per cent and corroborating the weakness seen elsewhere in the economy.

‘Four monthly declines in a row ordinarily is taken as an indicator of a manufacturing recession,’ said Mr Pierre Ellis, a senior economist at Decision Economics.

These concerns drove the stock market sharply lower and triggered a rally in the US Treasury bond market.

The Dow Jones Industrial Average fell 142.96 points, or 1.2 per cent, to 12,284.3 at the closing bell on Thursday.

Source: REUTERS (The Straits Times 23 Feb 08)

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