Lushhomemedia

Archive for April 21st, 2008

IMF says Asia less vulnerable to shocks in global market

Posted by luxuryasiahome on April 21, 2008

In light of the ongoing sub-prime mortgage crisis in the United States, major global agencies have relooked their forecasts for this year.

According to the latest World Economic Report, the International Monetary Fund (IMF) is predicting a 3.7 percent growth in the global economy this year – down from a 4.9 percent expansion in 2007.

The IMF has also downgraded its growth projections for Singapore by expecting the economy to grow by just 4 percent this year. It also said home prices in the US could see a further slide.

Charles Collyns, Deputy Director, Research Department, IMF, said: “We are more concerned about the household sectors because of the impact of the housing correction.

“We’ve seen a 10 percent reduction in house prices on the index last year and another 10 percent could be on the way this year. That’s a 20 percent reduction in housing prices and that will have an effect on household balance sheet and will tend to dampen household’s willingness to spend going ahead.”

And according to the IMF, this will have a deep impact on the US economy and could even lead to a contraction.

It has projected that the US is likely to face a mild recession this year, with a possible recovery towards the end of 2009.

Although there are some downside risks, the IMF said according to its forecast, there is only a one-in-four chance of a global recession. That is partly because growth in Asia is expected to hold up, albeit at a slower pace.

For Singapore, the IMF has cut its 2008 growth projections from 5.8 percent to 4 percent.

On the whole, it said emerging Asia will be less vulnerable to shocks in the market, compared to a decade ago.

Ranil Salgado, Resident Representative, Singapore, Asia & Pacific Department, IMF, said: “Most of these countries run substantial trade surpluses and they have large foreign reserves… Policy steps in Asia have created some space for policy adjustments in the event that large downside risks do materialise.”

Besides the slowdown in the US, the IMF has warned that Asian economies need to address the concerns of inflationary pressures on food and oil.

This includes re-thinking biofuel policies and boosting agricultural output to meet rising demand. – CNA/so

Source : Channel NewsAsia – 21 Apr 2008

Posted in General, Global Economy, Singapore Economy | Tagged: , , , , , , , , | Leave a Comment »

Refinance your home loan now

Posted by luxuryasiahome on April 21, 2008

Putting off refinancing your mortgage could be a big mistake.

Last week, Mrs Money and I refinanced ours.

We used to live in an HDB flat and enjoyed HDB’s 2.6 per cent interest. It is still the best loan deal in town.

If you have one, don’t switch to a bank loan and don’t even think about paying it off early.

That’s because if you pay using your CPF, you are using money that earns 2.5 to 3.5 per cent interest to pay a loan that costs only 2.6 per cent. It’s a bad move.

After 10 years in our beloved HDB flat, we moved to an executive condo. It is in a narrow niche between HDB and private property. Since we no longer qualify for an HDB loan, we now have to deal with the banks.

Ours had been charging us 3.5 per cent interest. Last month, the one-year lock-in ended and the bank sent a letter saying they were increasing our home loan rate to 3.75 per cent.

Whoa. I told Mrs Money: ‘Something’s not right here. Falling interest rates mean banks lower our fixed deposit rate. But they raise our home loan rate!’

Interest Rates For Suckers

I later found out 3.75 per cent is a ’sucker’s’ interest rate. It is for people who are told to pay more, so they do. They don’t argue. They don’t fight back. They don’t refinance.

I called all the banks and got another surprise. They charge a lot less than the 3.75 per cent our bank was charging us.

The best deals are ‘pegged rates’. They peg the interest to a benchmark like the Singapore inter-bank offer rate (Sibor) or the swap-offer rate (Sor). These rates are low and published daily in Business Times.

A typical pegged rate is the three-month Sor plus 1 per cent. Sor is now 1.35 per cent so you would pay 1.35 + 1 = 2.35 per cent per year.

I informed our bank that we would be moving our home loan to a bank charging us only 2.35 per cent.

Our bank suddenly became very friendly and offered us the same good deal.

Like magic, our home loan rate was cut almost by half, from 3.75 per cent to 2.35 per cent. Without my asking, the bank also waived its $500 loan conversion fee.

As we were leaving, I asked a throw away question: ‘By the way, is that your lowest rate?’

The banker hesitated, then said: ‘Actually, our lowest rate is not the 2.35 per cent you are paying. It is 2 per cent (Sor + 0.65 per cent). But it only applies to new customers. Sorry.’

I explained that I could go to another bank where I would be considered a new customer and entitled to their special rate. Our bank executive said: ‘Oh… well… that’s not necessary.’ Then he gave us the lower home loan rate of 2 per cent.

Two Lessons

For me, a big lesson learnt has been that banks deal with thousands of customers. Customers, however, talk to just a few banks. It is no contest.

The banks have developed tactics that we cannot begin to match.

On the other hand, consumers are not powerless. It helps to know that other banks are hungry for our business. Competition makes the contest a bit fairer.

The second lesson is that life is unfair. It favours the rich. The lowest rates – 2 per cent – are reserved for private home loans.

For HDB flats, bank borrowers pay more. Variable rate loans start at 3.5 per cent.

Shop around and you can negotiate down to 3 per cent. With a two or three year lock-in, you can get an even lower interest rate, but not as low as for private property.

Shop and save – Bank phone numbers

Citibank 6238 8838
DBS 6333 0033
Hong Leong 6416 2777
HSBC 6216 9081
Maybank 1800 629 2265
OCBC 1800 438 3333
Standard Chartered 1800 747 7000
UOB 1800 222 2121
HDB 1800 866 3060

By Larry Haverkamp (Doc Money)
 
Source : New Paper – 22 Apr 2008

Email lushhome@gmail.com for group refinancing packages.

Posted in General, Refinance | Tagged: , | Leave a Comment »

Doom and gloom – and boom

Posted by luxuryasiahome on April 21, 2008

THE dreaded ‘R’ word – ‘recession’ – once whispered only by the most bearish of forecasters is now being cited openly by policymakers.

One of the latest to do so was US Federal Reserve chairman Ben Bernanke. The prospect of a shrinking US economy is no small matter for the world – or Singapore.

The International Monetary Fund has forecast that US economic growth will slow from last year’s respectable 2.2 per cent to a paltry 0.5 per cent this year. And this will drag down world economic growth from 4.9 per cent to 3.7 per cent. This forecast – itself a downgrade from the IMF’s January figure – will probably not be the last word.

Although China and India may have dazzled the world in recent years, the key driver of the global economy in the past decade has been the United States. It accounted for 24 per cent of world GDP growth from 1998 to last year, more than twice the next biggest contributor, China.

Its influence is even larger if one considers that US demand has been a big growth driver for Asian economies. US consumers spent an estimated US$9.5 trillion (S$13 trillion) last year, far exceeding their Chinese counterparts at US$1 trillion and Indians at US$650 billion.

This year, US shoppers will definitely be hitting the malls with far less cash in their wallets than last year. A property market slump that is at the heart of the US slowdown continues to show no sign of abatement. Household wealth fell in the fourth quarter of last year, the first time it has done so in five years.

And falling home values are not the only thing eroding the wealth of US households. Recession fears are prompting employers to axe staff and the unemployment rate has risen to 5.1 per cent. As the downturn deepens – and some American companies are starting to report weaker earnings – more jobs could be lost and wages cut.

Credit, a key source for big-spending Americans, is also drying up. Banks are increasingly reluctant to lend as they fear crippling losses from their sub-prime mortgage investments could emerge in their portfolios – and in these of their trading partners.

As paranoia drives lenders to stash cash – and as banks extend their reluctance to lend to each other to consumers and companies as well – American households will find it harder to borrow.

The credit crisis does not look like it will be resolved soon. In fact, it looks like the worst is yet to come. Even after financial institutions have provided for US$200 billion of write-downs for losses related to the sub-prime debacle, the IMF estimates that the fallout could hit US$1 trillion.

Fears are mounting that the crisis could widen beyond sub-prime mortgages to higher quality housing loans and credit card debt. Fresh rounds of panic in the financial world will hurt not just Wall Street but also Main Street.

Finally, the situation is further complicated by the spectre of rising inflation. Higher prices will turn shoppers away from malls, while uncertainty about future living costs may deter households from making long-term financial commitments.

Inflation presents policymakers with a Catch 22 problem, limiting their ability to address the economy’s deceleration. Even as the Fed cuts borrowing costs to stimulate economic activity, it will have to keep looking over its shoulder to ensure its interest rate cuts do not spur inflation.

The counter-argument to all this doom and gloom is that Asia is still booming.

While few analysts buy the full ‘decoupling’ theory – which posits that Asia and other emerging markets have broken free from their reliance on the developed world – most would agree that the developing world has started to grow its own legs.

‘Asia is driving its own growth. China, India and Vietnam are playing a more and more important role in supporting growth in the region,’ says DBS Bank economist Irvin Seah. ‘And Singapore has benefited from that.’

Accordingly, growth forecasts for Asia and other developing nations are notably less pessimistic than for the US. The IMF expects China, India and 21 other developing Asian economies to expand by 8.2 per cent this year, only a shade less than last year’s 9.7 per cent.

Indeed, the Chinese economy surged 10.6 per cent in the first quarter of this year. Driving this optimism is the rising number of Chinese and Indians joining the middle class.

Energised by pent-up demand from years of living at subsistence levels, they are keen to use their new-found wealth to better their lives. Their absolute expenditure may be dwarfed by that of Americans, but their superior rate of growth will help make up for their smaller stature.

In any case, the US consumer isn’t about to fall off the face of the earth, so Asian exports to the US will not disappear overnight, the optimists argue. Besides, US households will soon be receiving cheques from a US$150 billion fiscal stimulus package.

Where does the Singapore economy stand in all this? It relies on economic powerhouses such as the US and Europe, but it is also part of a booming Asian region.

Singapore manufacturers serving the technology sector are unlikely to avoid a slowdown as demand slows for PCs, cellphones and other gadgets. As they are responsible for the biggest portion of local industrial output – and are collectively the biggest employers too – it will be another dour year for the sector.

But the burgeoning pharmaceutical industry should remain fairly resilient. If anything, these stressful times may actually boost sales of drugs from Valium to Viagra.

Sky-high oil prices should also keep rig builders here busy as high prices make offshore oil production highly profitable.

On the services side, economists note that financial institutions here, and generally in the region, appear to be in relatively good health.

Tourism should stay robust as long as our neighbours – from which the bulk of our visitors hail – are in good shape.

Ongoing big projects, such as the integrated resorts and sports facilities for the inaugural Youth Olympics, will keep the construction industry going. Far from facing a fall-off in demand, builders here are experiencing one of the biggest booms ever, to the point that they face supply shortages and rising costs.

All in, most number crunchers, including those from the IMF, agree with the Singapore Government’s assessment that the economy will manage to grow between 4 per cent and 6 per cent this year. That would be a credible performance for a developed economy like Singapore in any circumstance, let alone one amid a global financial crisis.

Still, these figures may provide little comfort for the man in the street.

As it stands, analysts say it will take some time for the US to recover from its many years of overborrowing and overspending. They predict US economic growth next year will be barely better than this year.

For the regular Singapore worker, bonuses this year are likely to fall from their highs of the past two years as company profits ease. And this time round, thinner wallets will have to stretch further to meet bills that will be bigger with inflation.

So while the Singapore economy may escape a recession, and most workers will not face the cruel axe of retrenchment, it is likely to be a lean year ahead.

First Steps

While few analysts buy the full ‘decoupling’ theory – which posits that Asia and other emerging markets have broken free from their reliance on the developed world – most would agree that the developing world has started to grow its own legs.

Source : Straits Times – 21 Apr 2008

Posted in General, Global Economy, Singapore Economy | Tagged: , , , , , , , , , , , | Leave a Comment »

Singapore luxury home prices surge 31%

Posted by luxuryasiahome on April 21, 2008

WHEN it comes to luxury homes in prime locations, Singapore had the eighth-most expensive properties in the world last year, ahead of cities such as Tokyo, Hong Kong and Paris.

Average prices of top-end properties in the Republic rose by 31 per cent to £1,197 (S$3,232) per sq ft (psf), the sixth-biggest price jump globally, according to a survey by Knight Frank and Citi Private Bank.

Their 2008 Annual Wealth Report found that the prices of luxury homes around the world increased, on average, by 11 per cent last year.

The sub-prime credit crisis led to ‘falling prices, restricted financing and declines in sale volumes’, which spread from the United States to Europe, but the report also noted the emergence of a new breed of super rich.

‘Commodity price rises have brought wealth and created a significant number of additional new high net worth individuals in countries that benefit from a high level of natural resources – Brazil, Canada, Australia and Russia, which each added more than 8,500 additional wealthy residents in 2007.’

Rising affluence has also generated another market for second homes and holiday homes, said the report.

‘We have yet to see the full impact on demand for property from the rising mass affluent population of central and eastern Europe, let alone from China, India, South Korea and other Asian economies,’ it said, adding that ‘the boom in second home ownership over the past decade will be nothing compared with the growth we will see over the next decade’.

The highest price growth was achieved by prime residential properties in Cortina D’ Ampezzo in Italy (61 per cent), St Jean Cap Ferrat in France (50 per cent) and Antigua (40 per cent) .

Mr Liam Bailey, Knight Frank’s head of residential research and author of the report, said prices grew strongly in the emerging economies, especially China and central and eastern Europe.

A second area of strong growth was in the global financial centres and second-home hot spots in France, Italy and the Caribbean, he added.

‘Overall in 2007, capital growth in prime residential properties has been strongest in the main global financial centres and those with benign tax jurisdictions,’ he added.

Five of the top 10 locations fell into this category, with London outperforming all other centres. It had 29 per cent growth and prices averaged £3,025 psf. Prices of properties valued over £10 million there grew by 37 per cent.

Monaco, in Europe, was second priciest at £2,877 psf and St Jean Cap Ferrat was third at £2,860 psf.

Source : Straits Times – 21 Apr 2008

Posted in General, Luxury Property, Market Reports | Tagged: , , , | Leave a Comment »

First-quarter home price data due on Friday

Posted by luxuryasiahome on April 21, 2008

What it is

THE Government will release information on property prices and rents for the first three months of the year on Friday.

This extensive data will cover private homes, HDB flats, offices, shops and industrial properties.

Preliminary estimates of first-quarter home prices earlier this month showed that the boom over the past two years is now flattening out.

What it means

The property market has been hit by a malaise that has sent home sales plummeting.

Prices have mostly held steady, but the strain is starting to show, with developers and home owners beginning to lower their offers.

Friday’s data will make it possible to carry out more in-depth analysis into the softening market and help experts predict if it will weaken further.

Source : Straits Times – 21 Apr 2008

Posted in General, Market Reports | Tagged: , , , , | Leave a Comment »

St Regis Singapore: Launch of a star

Posted by luxuryasiahome on April 21, 2008

Krug champagne flowed and strains of Frank Sinatra floated in the air as nearly 1,000 guests partied at the official opening of St Regis Singapore last night.

Holding court in Tanglin Road, just minutes from Orchard Road, it is the first six-star international-brand hotel to open here in 12 years.

The last one, the Ritz-Carlton Millenia, opened in 1996.

Minister for National Development Mah Bow Tan, the guest of honour at the New York-themed event, said its opening was a reflection of the confidence in the booming tourism industry here.

The Government earmarked 12 sites for hotels this year, which should add 6,000 rooms and ease the ongoing room crunch.

The 299-room St Regis promises a personalised butler for every guest and a fleet of customised Bentleys to take them around town.

The hotel also has a collection of more than 90 pieces of artwork by the likes of French painter Marc Chagall and Columbian sculptor Fernando Botero, as well as Singaporean pioneers Chen Wen Hsi and Georgette Chen.

Source : Straits Times – 21 Apr 2008

Posted in General, Hotel | Tagged: , , , | Leave a Comment »

Converted buildings offer huge payoffs

Posted by luxuryasiahome on April 21, 2008

WHEN the former Pasir Panjang ITE building at 991 Alexandra Road was put up for tender last year, property investment firm Richzone jumped at what it saw as a prize plot.

The site, opposite the PSA Building, offered 265,000 sq ft of office space in an established commercial and industrial zone.

‘It was delivered to us in a very rundown condition because it had been empty for eight years,’ Richzone said.

The firm, set up by a group of property veterans, planned to turn the building into modern low-rise offices that could be leased out to other tenants.

But it ran into flooding and power problems and broke the budget because of inflated construction costs and unexpected ‘invisible expenses’.

Still, the work has paid off. The first phase of offices has been fully taken up by big-name tenants, such as LG Electronics. They are paying about a third of what they would have to fork out downtown.

Another company, Hean Nerng, also got more than it bargained for with the former Gan Eng Seng Secondary School.

Luckily, Mr Kelvin Lim, the managing director of the space resource management firm, is an old hand at converting worn-out buildings for new uses.

He was attracted by the building’s size – it sits on a 290,626 sq ft plot in Raeburn Park near Outram – and its low rent.

Hean Nerng is paying about $200,000 a month, or $1.25 per sq ft (psf), and sub-letting the converted offices at about $4.50 psf. About 40 per cent of the building has been occupied by tenants that include the Marketing Institute of Singapore, the National Safety Council and several advertising companies.

A lot of work had to be done to maximise the building’s potential office space. The firm also had to spend nearly $1 million to upgrade the substation to provide air-conditioning.

Mr Lim, however, is confident that the whole building will be rented out by year-end, even though demand has slowed because of weaker sentiment and because more office space has been released by the Government.

‘We managed to overcome challenges greater than we had expected, so there are no regrets,’ he said.

Source : Straits Times – 21 Apr 2008

Posted in General, Office / Retail Space | Tagged: , , , , , , | Leave a Comment »

A dream come true despite obstacles

Posted by luxuryasiahome on April 21, 2008

TRAINING firm ERC Holdings had to move out of its Robinson Road premises when rents there tripled.

Rather than move to an affordable but inconvenient location, managing director Andy Ong decided to
tender for the former River Valley Primary School and convert it into offices.

‘It’s a great location: five minutes from Orchard Road, five minutes from our old office,’ he said.

ERC kept 5,000 sq ft at Robinson Road, a quarter of its original space, and moved the rest over to River Valley. With 250,000 sq ft of land and 70,000 sq ft of office space, there was so much room, ERC leased out half to luxury watchmaker Audemars Piguet.

The rents, at about $2 per sq ft (psf), seemed like a dream. At Robinson Road, they had come to over $3 psf and were set to rise to more than $10 psf. But the dream soured a bit for Mr Ong when he realised how much work had to be done to convert the premises. ‘My to-do list had 210 items.’

As for the expenses, he said: ‘The bills are still coming in. Hopefully, we will not exceed $5 million.’

Still, he said the company had ‘no choice’ but to take on this project. ‘We would have spent $5 million in rental over three years anyway.’

Source : Straits Times – 21 Apr 2008

Posted in General, Office / Retail Space | Tagged: , , , , , | Leave a Comment »

Tricky to convert old schools into offices

Posted by luxuryasiahome on April 21, 2008

Some firms leasing the buildings from Govt have run into teething problems

IT WAS an unusual proposition by the Government: Turn old, empty school buildings into functional offices fit for companies to occupy.

Firms hit by the acute office crunch last year responded warmly to the suggestion. They took up several former schools leased out by the Singapore Land Authority (SLA), drawn by their attractive locations, sizeable grounds and low rentals.

The offer by the Government was part of its efforts to meet the immediate needs of companies forced out of the central areas by office shortages and soaring rents. Since February last year, the SLA has tendered out 15 vacant buildings, including schools and community centres.

Experts hailed the move as prompt and quick-thinking – but some of the companies that actually took on the conversion tasks quickly found themselves mired in unexpected problems and hidden costs.

The SLA does not make public the names of companies that win its tenders, but it asked three firms to share their experiences with The Straits Times. All said that while they had expected some complications with these old buildings, they had not expected the going to be so rough.

Two ended up busting their renovation budgets tackling problems such as a lack of power supply, flooding grounds and missing blueprints.

Mr Andy Ong, the managing director of education provider ERC Holdings, had to get leaking pipes repaired at the former River Valley Primary School after they flooded the field twice.

‘We had no water for three days while they were being fixed,’ he said. ‘We had to bring in portable toilets.’

The conversion process was ‘nightmarish’, he added. ‘Every step we took was like being on a roller coaster. It was much harder than we had thought it would be.’

Property investment firm Richzone, which is converting the former Pasir Panjang ITE into modern office blocks, also ran into problems.

Heavy rains led to more water flowing in than the existing drainage could handle, so Richzone had to spend more than $1 million on 1km of new and improved drains. Another $1 million had to be spent on underground wiring and electricity. A new substation was installed, as were four lifts.

‘It was not just plastic surgery, it was more like organ transplants,’ said Ms Agnes Tay of Knight Frank, who worked closely with Richzone in leasing out the former school as offices.

Both ERC and Richzone ran over budget, the latter by about 30 per cent. Richzone said it now needs about five years to break even; it had estimated four originally. Meanwhile, it has to pay rent to the Government even before it collects any from its own tenants.

A third company, Hean Nerng, which specialises in converting old properties for new uses, is still within the $4 million budget it drew up for renovating the former Gan Eng Seng Secondary at Raeburn Park.

But managing director Kelvin Lim said Hean Nerng would now need longer to break even on the project because of unanticipated hiccups. For one thing, the old school had been designed to fit safety codes that are now outdated.

‘Part of the school building we inherited could not be used because it adhered to old fire safety codes,’ Mr Lim said.

For instance, a soundproof room in the basement that had been used by students as the school’s rifle range is now just dead space because it has only one exit.

Nevertheless, having graduated from the school of hard nocks, most of the companies are now happy with their newly done-up offices and their sprawling grounds.

‘Financially, it works out to be about equal to our old space, but we now have our own building and branding, and all this is unquantifiable,’ said ERC’s Mr Ong.

‘People are amazed we’re occupying such a big space in a prime location. Even if we stay only six years, it would be worth it.’

Source : Straits Times – 21 Apr 2008

Posted in General, Office / Retail Space | Tagged: , , , , , , , | Leave a Comment »

Restoring old glory

Posted by luxuryasiahome on April 21, 2008

Amber Road will enjoy a clubhouse that has been restored to its historic grandeur.

Developer Wheelock Properties said it spent $1.3 million to conserve, retrofit and furnish the double-storey building.

The stately bungalow was built in the 1900s, along what was then the seaside at Katong. Then known as The Pavilion, it was owned by the Elias family.

Some of its most striking features include panoramic stained-glass panels above the grand entrance, the extensive timber works and the cast-iron railing on the verandahs.

‘This grand clubhouse is like a precious gem,’ said Wheelock director Tan Bee Kim. ‘Home owners of The Sea View are inheriting a small part of Singapore’s historical legacy.’

Source : Straits Times – 21 Apr 2008

Posted in Conservation, General, Luxury Property | Tagged: , , , , , | Leave a Comment »