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Archive for March, 2008

K-Reit may raise more funds after its rights issue

Posted by luxuryasiahome on March 31, 2008

K-REIT Asia will look at more forms of financing once its $551.7 million rights issue is completed, Tan Swee Yiow, chief executive of the trust’s manager, told BT.

The real estate investment trust (Reit) is holding an extraordinary general meeting today to get shareholder approval for a rights issue to raise $551.7 million in gross proceeds – partly to repay the $942 million bridging loan it took from Keppel Corp when it purchased its one-third stake in One Raffles Quay (ORQ) last year.

K-Reit is expected to get the mandate for the rights issue easily enough. But shareholders will want to know what plans the trust has to raise the balance needed to repay the loan.

Mr Tan said that the management is well aware of the need to raise more funds, and will address the issue with ‘appropriate debt instruments’ after the rights issue.

‘The $942 million is a bridging loan and we will have to resolve it somehow,’ said Mr Tan. ‘We will have to address that, but we are not addressing it at the same time as the rights issue because we want to do the rights issue first,’ Mr Tan said.

The rights issue, which will significantly reduce the Reit’s gearing, will put the trust in a better place to negotiate with banks, he said.

Upon completion of the rights issue, K-Reit’s gearing will be cut to 27.7 per cent, from 53.9 per cent at present, which is approaching the maximum allowable limit of 60 per cent.

To raise more funds, K-Reit will look at a variety of options, including convertible bonds, commercial mortgage-backed securities and straight debt, Mr Tan said.

Right now, the rights issue means that Keppel Corp and Keppel Land, which have both given irrevocable undertakings to take up their respective allocations of the rights units, could increase their stakes in the Reit. As at end-February, KepCorp and KepLand together owned 72.7 per cent of the Reit.

Mr Tan said that this ‘can’t be helped’. K-Reit had initially decided to go with a convertible bond and unit issue to finance its ORQ purchase. But the plan had to be called off because of weak equity and credit markets. If the issue had gone through, both KepCorp and KepLand would have reduced their stakes, Mr Tan said.

‘Moving forward, if the situation is appropriate, there is nothing to stop them (KepCorp and KepLand) from reducing their stakes, which is the long-term plan,’ Mr Tan said. He is also Keppel Land’s chief executive for Singapore Commercial.

Source : Business Times – 31 Mar 2008

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End of property boom in sight?

Posted by luxuryasiahome on March 31, 2008

WHAT IT IS

FLASH estimates of the property market’s showing in the first three months of the year will be released by the Government tomorrow.

The figures, released quarterly, track prices and rents of HDB flats and private property. They are based on caveats lodged in the first 10 weeks of each three-month period.

Fuller figures and more detailed information will be given out on April 25.

WHY IT MATTERS

This round of figures is expected to shed light on the million-dollar question: Is it the beginning of the end for the housing boom?

The last set of numbers showed that a stellar rise in home prices over the last two years was starting to slow.

Since then, the market has reached a virtual standstill.

Property developers have delayed launches as buyers, spooked by the worsening global credit crunch stemming from the US, are holding off buying.

Individual home sellers convinced of Singapore’s economic fundamentals, meanwhile, are refusing to lower their prices.

If tomorrow’s data shows prices have plateaued or even dipped, it will be welcome news for homebuyers.

Source : Straits Times – 31 Mar 2008

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Different families, different needs

Posted by luxuryasiahome on March 31, 2008

Instead of ballots, cater to individual applicants

I REFER to the letter “Oh, that elusive HDB flat” (March 28).

I emphathise with Samuel Lee and his frustration about the balloting system.

My family (myself, my husband and two children) is in urgent need of a flat. As such, I was advised by the Housing and Development Board (HDB) to join in the bi-monthly ballots where no priorities are given.

I have been taking part in these ballots since the start of last year and have always drawn very high queue numbers (over 3,000).

In the meantime, we are renting a flat from the open market, for which we are paying a high rental.

Samuel Lee suggested that the HDB increase the $10 application fee for the Build To Order and Design, Build and Sell Scheme flats to $100.

If his suggestion is taken up, I hope that it would not apply to fees for the bi-monthly ballots.

My family’s combined monthly income does not exceed $4,000 and I cannot afford to pay $100 each time I ballot for a flat.

I would like to suggest that the HDB conduct interviews to ascertain and attend to the needs of different families instead of asking us to collectively ballot for a flat.

Letter from KALISTA NISHA

Source : Today – 31 Mar 2008

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Different families, different needs

Posted by luxuryasiahome on March 31, 2008

Instead of ballots, cater to individual applicants

I REFER to the letter “Oh, that elusive HDB flat” (March 28).

I emphathise with Samuel Lee and his frustration about the balloting system.

My family (myself, my husband and two children) is in urgent need of a flat. As such, I was advised by the Housing and Development Board (HDB) to join in the bi-monthly ballots where no priorities are given.

I have been taking part in these ballots since the start of last year and have always drawn very high queue numbers (over 3,000).

In the meantime, we are renting a flat from the open market, for which we are paying a high rental.

Samuel Lee suggested that the HDB increase the $10 application fee for the Build To Order and Design, Build and Sell Scheme flats to $100.

If his suggestion is taken up, I hope that it would not apply to fees for the bi-monthly ballots.

My family’s combined monthly income does not exceed $4,000 and I cannot afford to pay $100 each time I ballot for a flat.

I would like to suggest that the HDB conduct interviews to ascertain and attend to the needs of different families instead of asking us to collectively ballot for a flat.

Letter from KALISTA NISHA

Source : Today – 31 Mar 2008

Posted in General, HDB News | Tagged: , , | Leave a Comment »

Different families, different needs

Posted by luxuryasiahome on March 31, 2008

Instead of ballots, cater to individual applicants

I REFER to the letter “Oh, that elusive HDB flat” (March 28).

I emphathise with Samuel Lee and his frustration about the balloting system.

My family (myself, my husband and two children) is in urgent need of a flat. As such, I was advised by the Housing and Development Board (HDB) to join in the bi-monthly ballots where no priorities are given.

I have been taking part in these ballots since the start of last year and have always drawn very high queue numbers (over 3,000).

In the meantime, we are renting a flat from the open market, for which we are paying a high rental.

Samuel Lee suggested that the HDB increase the $10 application fee for the Build To Order and Design, Build and Sell Scheme flats to $100.

If his suggestion is taken up, I hope that it would not apply to fees for the bi-monthly ballots.

My family’s combined monthly income does not exceed $4,000 and I cannot afford to pay $100 each time I ballot for a flat.

I would like to suggest that the HDB conduct interviews to ascertain and attend to the needs of different families instead of asking us to collectively ballot for a flat.

Letter from KALISTA NISHA

Source : Today – 31 Mar 2008

Posted in General, HDB News | Tagged: , , | Leave a Comment »

Views from the top: Business confidence sagging?

Posted by luxuryasiahome on March 31, 2008

Do you agree that business confidence in Singapore is at its lowest point in several years? Why? What can be done to boost confidence here?

S’pore / Region remains sound

WE ARE currently witnessing a crisis of confidence brought about by several forces, including high energy and commodity prices, the sub-prime mortgage crisis, reduced liquidity, the weakening US dollar, and more. Due to this ‘perfect storm’, business confidence has dropped to its lowest level in years.

Although confidence is low, fundamentally Singapore remains very sound. The current economic climate doesn’t change the fact that Singapore is a First World country with Third World growth rates. In other words, we are not faced with a long-term economic outlook that warrants the current doom-and-gloom pessimism. However, we shouldn’t ignore the current downbeat sentiments in case they become self-fulfilling prophecies – which could happen if businesses scale back on expenditures, investments and plans due to the negative sentiments..

Remember the phrase ‘irrational exuberance’ coined by Alan Greenspan? Perhaps what we are observing now is the exact opposite. Call it what you will, but perhaps what Singapore needs are a few public displays of confidence in the strength and resilience of the Singapore economy.

For example, Temasek Holdings and the GIC made headlines not too long ago with their high-profile, high-stakes investments in financial institutions like UBS, Citigroup and Merrill Lynch. If I may say so, perhaps another high-profile acquisition will go a long way towards boosting public confidence as well as growing their asset portfolios. And good deals are probably available if they can be sniffed out!

In addition, the government should continue with the current masterplan to position Singapore as an ideal country for multinational corporations and high-net-worth individuals to sink their roots in. If we can do this, then it sends a strong signal that Singapore has what it takes to succeed over the long term regardless of what the short-term conditions are. But this requires a multi-pronged approach encompassing policies related to economics, immigration, taxation, urban planning, and other areas.

- Goh Chong Theng General Manager Rabobank International, Singapore Branch

THE sub-prime debacle and the veiled threat of a similar financial exposure in the credit card space is no good news! Add to that rising oil prices, the Middle East situation, and the consequential impact of these eventualities is taking its toll on the business sentiment in Asia. That said, let’s be very pragmatic – Asia has come a long way since the 1995 and 2001 crises.

On top of a manifold increase in critical mass and financial discipline, we have a unique situation where most Asian nations are firing their economic cylinders and building a unique status of being producers and consumers. The recent election results in Korea and Taiwan spell more hope than ever before. Then of course there is China and India – two economies driving consumption and capital formation with committed investments in infrastructure to the tune of $1.2 trillion and $700 billion over the next 5-7 years!

Some knee-jerk reactions in certain financial markets have been visible, but it has not been a rapid downward spiral and has come with partial recovery. While I will not be too vocal in saying that Asia has largely de-coupled itself from the West in the way of economic impact, we certainly do not catch a fever when they sneeze!

At Brocade, we see several opportunities amid these circumstances and are working closely with our customers and partners to provide more value to them, mostly financial. The benefit will be apparent through technology that consumes less electricity and generates less heat. We are also providing services where we provide a comprehensive implementation and support solution to customers and partners at a pre-determined price point, instead of leaving them with an open-ended, complex implementation process that becomes cost-prohibitive and brutal on their operating expenditure budgets, especially during times like this!

- Deb Dutta Brocade Vice-President, Asia Pacific & Japan

ONLY one per cent of muvee’s revenue is local. In fact, we feel the business climate in Singapore is overly buoyant. With low unemployment rates, and interest amongst young graduates in entrepreneurial activities, we have found recruitment a challenge, and that is stemming our growth. We have been hiring internationally (50 per cent of our 84 staff are from 18 different nations) and are starting an office in Silicon Valley later this year; we have been increasing sales activities in traditionally difficult-to-penetrate places like Korea and Japan, and have been introducing new products targeted at the US consumer marketplace.

With a slowdown globally, it only means we have to work harder to reach more users. Local sentiments really only affect businesses if you are operating in a mature market and have stopped innovating along the way. We constantly re-invent and create new markets for ourselves, so we believe we are able to operate on a different rhythm from the local climate, and indeed the global business climate.

- Terence Swee Founder / CEO muvee

WE CANNOT say for sure that business confidence is at its lowest point, but we do know that Singapore remains well poised for sustained long-term growth. IT investments reflect companies’ long-term goals and strategies, and our performance so far suggests that the long-term prospects for Singapore and other regional markets remain good despite the current turmoil.

For example, according to a recent survey by Gartner, Asia is expected to lead the rest of the world in IT expenditure this year. IT budgets for 2008 are projected to rise by 8.3 per cent in Asia, which is much higher than the 3.3 per cent rise in the global average.

To boost business confidence, the government must continue to transform Singapore into a services-based economy, and to make the country an ideal city to live and work in. These will serve to attract multinational corporations and high net-worth individuals to Singapore’s shores, which is a sign that its long-term value proposition remains compelling despite the short-term uncertainties.

- Noboru Oi Group CEO Fujitsu Asia

THIS lapse in confidence from businesses in Singapore could be largely due to the most significant dip in the global economy seen in the past decade. It is therefore not surprising that companies are employing cautionary tactics at this time.

Despite the economic downturn, there are vast opportunities in the Asia Pacific for businesses as the region is still experiencing positive growth in several industries and sectors. In the booming economies of China and India, for instance, challenges posed by the economy are being translated into business opportunities for investors.

In Singapore, both the public and private sectors continue to show signs of positive growth. With projects like the government’s most recent $20 billion announcement to extend the train lines in the works, Singapore will surely battle the impact of the US economic downturn and the cloud of uncertainty will be lifted.

- Charles Reed CEO interTouch

AS THE US economy weakens, we observe that businesses have become more cautious in their outlook compared to last year. Companies selling to the rest of the world will face more headwind; business and input costs have increased; funding, in the debt and equity markets, has become more expensive and scarce. The situation looks worse with the consolidation of the property market that set record volume and prices last year. But we believe there are reasons to remain positive in the long run. US policymakers have shown that they are committed to dealing with the debt crisis using both monetary policy and other unconventional measures. The Singapore economy, having been restructured to take advantage of globalisation, should do well again on the first sign of stability returning to the global economy.

- Deborah Ho CEO DBS Asset Management

THE decline in business confidence reflects greater pessimism about the current business situation than declining expectations for the future. That is, expectations for business activity, revenues, profits, spending and employment have not fallen. Instead the pessimism comes from fear that slower consumer spending in advanced economies like the US, Germany and Japan will affect emerging economies. Already, this has been exacerbated by the US economy’s stagflation.

Singapore, however, has a healthy Budget aimed at raising growth. We are ranked third globally for network readiness in the World Economic Forum’s latest Global Information Technology Report. The national business mood might thus be overblown because the global rankings underscore the central role technology plays as an engine of growth and competitiveness of Singapore.

- Lars Ronning President, Asia Pacific (excluding China and Japan) Tandberg

WE NEED to put things into perspective. If you accept the general scenario from the IMF that world growth will be moderate but continue in the 4 per cent range in 2008, Singapore’s expected growth rate of 5.7 per cent for the first quarter is still healthy. And while the recent survey does show that overall business confidence is down, Singapore’s sales and profit figures still present a healthy picture for the Republic. Certainly there will be a squeeze if the global markets keep going down, but the fact that the Asian economy is continuing to grow should bode well for Singapore which serves as a major hub in this region.

Take advantage of Singapore’s strengths! A significant portion of Singapore’s success has been around our role as a value-creation hub and gateway to tap into the regional markets. Singapore’s proximity to key growth markets, India, China and Asean gives the country a distinct advantage, as does its focus on grooming and attracting multi-cultural talent. In that context, an ailing global economic climate can actually be an opportunity for Singapore to further differentiate itself as a choice hub for multinationals. It is interesting to note that while overall confidence in Singapore is down, business confidence is buoyant amongst the larger multinational firms. At Lenovo, Singapore is the base of several of our worldwide functions including treasury. In addition, our worldwide heads of services, as well as global supply chain, are based here. Our CEO lives in Singapore – a testament of our confidence in Singapore’s value as a hub, as well as our confidence in the region. It’s part of our Worldsourcing strategy – rather than having any single HQ, we locate and obtain talent wherever it makes the most sense.

Attracting the number of successful multinationals here will have a positive spillover effect for all businesses in Singapore – through industry partnerships, support requirements, as well as more business being brought into the local market. When it comes to competing for multinational investment, Singapore already rolls out the red carpet. Now, Singapore needs to rally the talent that already resides in the country to look at the region, and indeed the globe, as one big business opportunity.

- David Miller President of Asia Pacific & Senior Vice-President Lenovo

THE increasingly cautious sentiment is probably driven by the global – and in particular the US – economic situation. Singapore has received many accolades for having one of the top business environments and has been ranked as the world’s easiest place to do business by the World Bank. Both short and long-term issues are addressed via well-planned, transparent and comprehensive economic policies. Risks are also controlled through a robust set of regulations and checks. While the recent spike in inflation has increased costs, Singapore remains a relatively cost-competitive place.

On the demand side, the series of near-term national projects, eg, SOEasy, integrated resorts, Formula 1, NG-NBN, Sports Hub, Youth Olympics, etc, will also continue to boost local businesses. Within Alcatel-Lucent, growth in our business in Singapore remains healthy and the opportunity pipeline from these projects alone is strong. It’s clear that Singapore will remain a major regional hub for us.

- Oliver Foo Managing Director Alcatel-Lucent, Singapore & Brunei

Government measures can help

THE dramatic shift in business sentiment, from ‘nothing can go wrong with growth’ to ‘nothing is going right’, in the last three months has been amazing. It speaks volumes about how fragile business sentiment can be and how important it is to nurture this.

Clearly, Singapore businesses recognise the oncoming challenge of a slowing global growth and surveys reflect that anxiety. Having said that, I believe this is certainly not the worst we have seen here – Sars and Asian Crisis ‘97 notwithstanding. Singapore is lucky to be intricately tied with the Asian economic trade and growth cycle – which will continue, albeit slightly slowly. This will ensure sustained growth over time for Singapore. The healthy pipeline and order book that we see with local companies are a reflection of this.

The government can help at this juncture when the economic sentiment is weakening. Increased domestic investments and attacting new inward foreign investments with lower tax rates and incentives can be very useful. Hong Kong has reduced taxes – both corporate and personal – and Singapore will need to review its own rates and align them.

The high costs of real estate have been a dampener for the last two years, and increased inflation and GST have created a high-cost environment which is making business increasingly uncompetitive. This needs to be tackled boldly as hope alone cannot be a survival strategy!

- Girija Pande Regional Director Tata Consultancy Services

IT IS said that when the United States sneezes, the rest of the world catches a cold. Although some of the slack in the US can be taken over by China and India, both these countries themselves depend to a large extent on the US economy to absorb their exports.

The US recession and the weak US dollar will curb the demand of Asian exports to the US. Businesses are feeling the effects of more cautious lending and so are more pessimistic about growth. A strong Singapore dollar makes exports less competitive, and the increase in rents and currency-adjusted wages contribute towards the weaker sentiment.

Wages have risen also because of full employment and businesses have turned cautious, not knowing whether the US will have a short-lived or prolonged recession.

Our government needs to look into these concerns in the next Budget to prevent Singapore from going into a more severe slowdown.

- Tan Ser Giam Chairman Eastern Navigation Pte Ltd

MAY I suggest the following:

Reduce personal income and corporate taxes – to attract MNC investments and foreigners to Singapore so as to increase ’spending income’ in Singapore.

GIC, Temasek and Temasek-linked companies should increase the proportion of their investments in Singapore compared to overseas (overseas investments benefit their profit & loss figures but not the majority of Singaporeans).

Build at least six integrated resorts instead of two to have a real impact – learn from Dubai and Macau. Do it bravely, and do not do it ‘half big, half small’.

Increase government spending with more government projects and encourage spending to support local small and medium-sized enterprises (SMEs); in return, the government will receive more taxes from SMEs and this will help to boost the local economy via SMEs.

- David Ong LE Managing Director ASophia Asia Systems Pte Ltd

No need to be pessimistic

I DON’T share the pessimistic view on business confidence. I think that with the current global economical and political situation, one has to be cautious, but definitely not pessimistic. That is because with the megatrends of urbanisation and demographic change that we’re facing today, there are in fact more business opportunities available.

In 2007, for the first time in history, more people in the world lived in urban areas than in rural areas. With increasing urbanisation, we face an increased demand for basic needs of societies – for energy, clean water and better standard of living. Better standard of living will also require better public infrastructure – housing, transportation, sewage systems, healthcare, efficient administration, etc.

The most obvious demographic change that we’re facing today is the greying population, which calls for more private and public healthcare measures. All these mean the need for more planning, building, investment and development – both by the government and private businesses.

And that in turn translates into more businesses for MNCs and SMEs.

I think what makes people nervous is the lack of transparency in the banking sector. The lack of funds is not exactly the issue that we’re dealing with here. Rather, I believe the issues are the lack of information and sense of uncertainty on how the financial sector will develop. Even more so when it concerns the global financial sector, which is beyond Singapore’s control. I think the banks have to act with a lot more openness and transparency, so as to give consumers and businesses more assurance about the economy.

- Hans-Dieter Bott CEO Siemens Pte Ltd

LET’S not forget that business confidence is not linked to any specific element and tends to lag behind the current market scenario; when the markets start to get worried, confidence can continue to be high, and when markets start to improve, consumer confidence can remain low. What we do need to be cautious about is not to exaggerate the situation.

Many media articles are reporting doom and gloom but this is a cycle that the market goes through, as history shows. The silver lining here is that we are living and working in one of the strongest-growing regions in the world, which provides us with tremendous opportunities.

Confidence is tricky in the sense that it could change in either direction; so unfortunately while it takes time to move into positive mode, we as business leaders need to keep our organisations focused on delivering results to our customers.

- Gary Harvey CEOIpac Wealth Management Asia

THE uncertainty surrounding financial markets, particularly in the US, is definitely taking its toll on the confidence of businesses everywhere. That said, nobody knows for sure how this turbulence will pan out in the real economy with each economist having his/her own opinion on the impact.

It is perhaps inevitable that businesses in Singapore suffer a hit in confidence levels, because we have just exited a period of stellar growth.

Business cycles will however always prevail, and a possible period of slower growth is an opportune time for companies to prepare themselves to be more competitive during the next expansion.

This may include improving internal operational processes, and upgrading current equipment and employee skills.

Such steps will create a positive, forward-looking mindset instead of a pessimistic atmosphere which may be self-fulfilling.

- Poul Lorentzen Vice-President Dematic SEA Pte Ltd

Uncertainty lies ahead

I AGREE that business confidence in Singapore has been shaken in the last few months. There are real concerns about rising costs and inflation is at a 26-year high. Escalating fuel prices are driving up the costs of grocery items, electricity, transportation, education, housing and healthcare. Singaporeans are expecting higher salaries to meet their rising expenses. All these will contribute towards increasing business costs and impacting profits, as revenues are not keeping pace with costs. As economic conditions in the US worsen, there is an expectation that the worse is yet to come for Singapore and Asia.

However, if we look at the fundamentals, while there will indeed be tough times ahead, Singapore still has good reason to be optimistic.Nevertheless, we must take this time to re-invent ourselves and take positive action if Singapore is to overcome these challenges. For example, one of the highest business costs is salaries. Employees must be more realistic in their expectations to take a longer-term perspective towards employment and not just seek immediate personal reward. Beyond salaries, they should factor other tangible and intangible benefits such as work-life balance or career and personal development into their decisions. Employers too can re-look at their employment package, and offer a dynamic and conducive working environment and attractive training and staff welfare programmes to retain staff.

If we are going to build a foundation for long-term stability and growth, employees and employers must work together to facilitate a mindset change, moving away from a fixation on short-term gains. We must put an end to the handout mentality. If Singaporeans redefine their expectations accordingly to suit the challenges ahead, we will emerge stronger to position ourselves for even greater growth if we make a concerted effort to ride the storm together.

- Glenn Tan CEO, Motor Image Enterprises (Subaru)

THAT business confidence is at the lowest ebb in several years is not unexpected. It is difficult and unrealistic to expect it not to be so, when you have not one but several large banking and financial institutions with global footprints all in dire financial straits. The constant slew of negative news about the financial turmoil and impending economic crisis is not helping the situation.

The aftermath of the current banking and financial crisis is all about bank liquidity and solvency. If this could be restored in the financial system, business confidence would return.

However, it is still uncertain whether there will be more bad news down the road, so it is not unexpected that businesses, even though they have strong orders and new business, will remain cautious and jittery for quite a while.

I would think that businesses will be more concerned with staying viable, if not going for survival, rather than aggressively growing their business, given the current credit squeeze and the prospect of a global recession.

- Lim Soon Hock Managing Director Plan-B Icag Pte Ltd

BUSINESS confidence is low due to many factors that cannot be controlled locally. As we wait for the price of oil and the US dollar to stabilise, many businesses are unsure what to expect.

There is also a perception that many of the government aid programmes (Workfare, CPF top-up, public relief, community assistance, etc) came a bit too late and offer too little to maintain confidence.

However, while external factors cannot be controlled, Singapore companies and workers could strengthen their bonding and do whatever is necessary to remain viable and competitive. Further boost can be expected from the upcoming integrated resorts, F1, Youth Olympics – and other initiatives, if businesses can hold on bravely through these times.

Furthermore, bureaucratic rigidities and over-regulations can be further relaxed to encourage entrepreneurship and risk-taking, which are required in a free enterprise system – and boost morale and confidence.

- R Theyvendran Chairman / Managing Director Stamford Media International Group

Source : Business Times – 31 Mar 2008

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HDB resale market healthy but prices rising at slower pace

Posted by luxuryasiahome on March 30, 2008

Total sale prices likely to be steady or higher while upfront cash demands may continue to slide.

WHILE quiet may prevail in the private homes market, the resale market for HDB flats offers another picture – one filled with steady activities.

Still, a number of potential HDB resale flat buyers are kept out of the market by the high upfront cash sums that some sellers demand.

These cash sums are on top of the valuation price of a flat and can be paid only in cash.

Last year, when HDB resale prices rose 17.5 per cent in line with the private property boom, many sellers rode on the buying wave and started asking for cash- over-valuation sums ranging from $50,000 to more than $100,000.

For those who are holding off their HDB purchases for a lower price, property agents say cash- over-valuation amounts could continue to slide. But HDB resale flat prices are unlikely to tumble in the foreseeable future, they say.

‘The HDB market is still very healthy,’ said Mr Chris Koh, director of Dennis Wee Properties .

Resale prices are still rising – albeit at a slower rate than last year – as valuations have generally risen, property agents say.

Even if the cash-over-valuations are slightly lower than late last year, the total resale price will still be steady or higher.

ERA Realty Network’s assistant vice-president, Mr Eugene Lim, said his firm expects the first-quarter HDB resale price index to show a marginal rise of 3 per cent or less.

The resale price index increased by 5.7 per cent in the fourth quarter of last year.

Cash-rich en-bloc sellers

‘WE ARE still seeing en-bloc sellers downgrading to the bigger HDB flats such as the executive flats,’ said Mr Koh.

With their $2 million or so sales proceeds, some en-bloc sellers, especially the retired ones, prefer to buy an HDB flat to live in and a small private property for investment, he said.

Meanwhile, some of the HDB resale flat buyers are downgrading to smaller flats.

As a result, there is more sales activity among three- or five-room flats and executive flats, said Mr Koh.

He said some collective sale sellers are of the view that the private property market will fall some time down the road.

This group would buy an HDB resale flat to live in while they wait for a good time to enter the private property market, he said.

They need to live in their resale flats for only one year before they can sell them, if they are taking a bank loan for the purchase.

Those who take an HDB loan for a resale flat purchase have to live in it for 21/2 years before they can sell it.

While this group may not be big, they do help to prop up the HDB market to a certain extent.

Lower upfront demands

THE Government has increased the supply of HDB flats as its stock depletes, and has assured the public that it will boost supply when needed.

As buyers now have more choices, some agents are taking double the time to sell resale flats, compared with around one month on average late last year, said Mr Eric Cheng, executive director of HSR Property Group.

Because of the weak sentiment in the private homes market this year, HDB flat sellers have also become more realistic in asking for lower sums of cash, property agents say.

Today, sellers in prime areas like Holland and Tiong Bahru may ask for $35,000 to $60,000 cash, compared with maybe $80,000 to $100,000 last year, said Mr Cheng.

Mr Koh said cash-poor buyers need not consider only far-out areas like Marsiling. They can also look at towns such as Yishun, Tampines, or Pasir Ris, where sellers are now asking for less cash.

The HDB recently said its records for last month showed that about a quarter of the resale flats were transacted at prices not exceeding $10,000 above market valuation. These included those in more established towns such as Ang Mo Kio, Bedok, Tampines and Yishun.

Such cash-over-valuation levels of below $10,000 for flats in established towns are attractive in today’s market, said Mr Cheng.

Those who do not have an urgent need for a place to live in can wait a little longer to see if they can buy a resale flat with a smaller cash sum, say some property agents. But do not expect the valuation price to fall just yet.

Numerous options

Cash-poor buyers need not consider only far-out areas like Marsiling, says Mr Chris Koh, director of Dennis Wee Properties . They can also look at more established towns such as Yishun, Tampines, or Pasir Ris, where sellers are asking for less cash.

Source : Sunday Times – 30 Mar 2008

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How to deny my father a share of my assets after I die?

Posted by luxuryasiahome on March 30, 2008

Q I AM a 29-year-old executive with no assets except for some small savings, several insurance plans that will pay out on my death and an HDB flat that I will eventually co-own with my older sister.

I am estranged from my father, who divorced my mother more than 10 years ago and has not supported us since. I do not wish to leave a cent to him, my step-siblings or my step-mother.

I have nominated beneficiaries for the payouts from my insurance plans, and I have excluded my father.

If I do not make a will, is this enough to ensure that my father cannot get a share of my money when I die?

A IF YOU die intestate, that is, without a will, your estate will be distributed to your parents in equal shares if you are single at that point. If you are married without children, half will go to your parents and the other half to your spouse.

Thus, you should make a will if you do not wish to leave anything to your father.

The death proceeds from your life insurance policies will go to the beneficiaries you have named. In the unlikely event that your named beneficiaries do not file a claim with the insurance companies, your executor (if you die with a will) or administrator (if you die without one), or any legitimate claimant under insurance laws (such as your father), can seek to have the proceeds paid to them.

The recipient would then be legally obligated to distribute the proceeds in accordance with the law, that is, as specified under your will, in accordance with intestacy laws or to your named beneficiaries, as the case might be.

If your co-owned HDB flat is held under a joint tenancy, your share would go to the surviving joint tenants. If it is held under a tenancy in common, your share would be distributed in accordance with your will, or intestacy laws if you die without a will.

Leong Sze Hian
President, Society of Financial Service Professionals

Advice provided in this column is not meant as a substitute for comprehensive professional advice.

Source : Sunday Times – 30 Mar 2008

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Will retiree be better off with annuity or rental income?

Posted by luxuryasiahome on March 30, 2008

Q I AM wondering if I should continue to rent out my property or dispose of it and use the proceeds to buy an annuity that will provide a retirement income.

Rentals will rise with inflation while an annuity is more or less fixed and will not keep up with inflation.

Being a landlord, however, also has its minuses. As the property gets older, repairs and maintenance will get more costly. Also, in a recession or if supply exceeds demand, rentals will fall.

What would you advise?

A IN RECENT months, property investments and annuities have generated much debate among Singaporeans.

Improper management of these financial vehicles could have an adverse impact on your retirement plans, so let us look at the key characteristics of these two asset classes.

Property investments are popular because of their potential capital gains. In a boom cycle, they offer attractive capital appreciation. In contrast, annuity products have no potential for capital gains.

On the income side, rentals fluctuate as demand and supply conditions change. Thus, property investments may not be able to provide the constant and predictable cash flow that annuities can.

This uncertainty could be painful for retirees who rely solely on rentals for their retirement income. Furthermore, repairs and maintenance are unavoidable and potentially troublesome.

The most attractive benefit of an annuity is that you have a guaranteed stream of regular income throughout your lifetime. You need not worry about outliving your savings. This makes annuities an apt choice for many retirees.

Also, the introduction of the National Lifelong Income Scheme, or CPF Life, which is essentially an annuity scheme, allows you to explore more ways of generating a retirement income, as you can pledge your property towards the Minimum Sum.

If you sell a property that has been pledged, the money from the sale of the property would be returned to your Minimum Sum. This could then be used for an additional stream of income for life.

In your case, this certainly sounds like good news. You can keep your pledged property for rental income and enjoy any market upside, while the monthly payout from the Lifelong Income scheme covers your basic living needs.

When planning for retirement, you must first ensure that your minimum cost of living over your lifetime is provided for – in this case, with an annuity product. Indeed, the CPF Board has effectively addressed the basic retirement needs of many Singaporeans with the Lifelong Income scheme.

You can supplement your income by investing in other asset classes, such as pension endowments, real estate investment trusts or dividend-paying stocks. You can even take up an additional private annuity.

A well-diversified retirement portfolio will provide a staggered stream of income from various sources as you get older. As it is becoming increasingly common for people to have more than one source of retirement income, it is important to manage all these financial instruments properly.

I would advise you to engage a professional financial planner to work out your retirement expense cash flow and assess how your annuity or rental income can complement your current retirement portfolio as a whole. Do this before you decide to sell your property , buy a private annuity or choose a CPF Life option.

Xanne Leo Sen Yun
Associate Manager, New Independent

Advice provided in this column is not meant as a substitute for comprehensive professional advice.

Source : Sunday Times – 30 Mar 2008

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Ritz-Carlton Residences: Putting on the Ritz

Posted by luxuryasiahome on March 30, 2008

Luxury living goes up a notch with personal housekeeping and sommelier services at the first Ritz-Carlton Residences in Singapore.

THE first Ritz-Carlton Residences in Singapore – and Asia – is sparing no expense to make its residents feel right at home.

The 36-storey luxury residence in Cairnhill Road, which has 58 residential units, will feature three recreation sky terraces. Spanning over 5,000 sq ft each, the one on the fourth level will have a 34m-long lap pool, hydro pool, gym, yoga space and spa facilities.

There will also be a reading room and a cafe with billiard tables on the 14th floor. With a gourmet kitchen and a wine cellar on the 24th floor, a team of service staff can also help residents organise private parties for up to 20 people.

The project is a partnership between The Ritz-Carlton and Hayden Properties , which is a joint venture between real estate firm KOP Capital and Emirates Tarian Capital.

Prices for each 2,800 sq ft three-bedroom unit start from $11.5 million, while the 3,057 sq ft four-bedroom ones go from $15.5 million, says Hayden’s managing director Ong Chih Ching.

The junior penthouses, which are more than 3,500 sq ft, cost from $18 million. The project is expected to be completed in 2010.

At the launch last December, the development achieved a record price of $5,146 per sq ft (psf) or over $15 million for a four-bedroom unit. That month, it also sold four other units from $5,053 psf upwards.

But sales have slowed down since. Last month, only a three-bedroom unit was sold at $4,140 psf, which is about $11.6 million, and none in January.

The market is expected to remain lacklustre given the snowballing global financial crisis originating from the United States, say property experts.

Property developers in Singapore say they sold only 185 new units in February, down from the 328 sold in January.

So far, 30 per cent of the The Ritz-Carlton Residences’ apartments have been snapped up. Currently, more than 50 per cent of the buyers are from Russia, Indonesia, Japan, Korea and the Middle East. A few also intend to lease out their units, says Ms Ong.

Monthly rentals at The Ritz-Carlton Residences could fetch more than $25,000 for the four-bedroom units. Already, a 2,885 sq ft four-bedroom unit at the nearby Ardmore Park, which is located off Draycott Drive, is going for $22,000 a month.

However, all this luxury does come at a price. At The Ritz-Carlton Residences, residents have to pay a $2,500 monthly fee, which will include a 24-hour concierge service, housekeeping and sommelier service.

Source : Business Times – 29 Mar 2008

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