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Archive for June 23rd, 2008

Lian Beng wins construction contracts worth S$117m

Posted by luxuryasiahome on June 23, 2008

Construction firm Lian Beng Group has won three new construction and civil engineering contracts worth a total of S$117 million.

Two of the deals are for construction projects in the private residential sector.

The first contract, worth some S$36 million, is awarded by Sing Holdings for the construction of Bellerive Condominium, a private residential development located at the junction of Keng Chin Road and Ewe Boon Road.

Lian Beng will build 51 apartment units within a 15-storey block and work is scheduled to be completed by July 2010.

A second deal, worth S$50.4 million, is from Lafe (Emerald Hill) Development to construct 33 private residential apartments at Emerald Hill Road, which is due to be finished around the fourth quarter of 2010.

The group has also secured a S$30 million civil engineering project, which was awarded by the national water agency PUB for a part of Singapore’s network of NEWater pipelines.

With these latest contracts, Lian Beng’s order book stands at about S$800 million. – CNA/ms

Source : Channel NewsAsia – 23 Jun 2008

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Lian Beng wins construction contracts worth S$117m

Posted by luxuryasiahome on June 23, 2008

Construction firm Lian Beng Group has won three new construction and civil engineering contracts worth a total of S$117 million.

Two of the deals are for construction projects in the private residential sector.

The first contract, worth some S$36 million, is awarded by Sing Holdings for the construction of Bellerive Condominium, a private residential development located at the junction of Keng Chin Road and Ewe Boon Road.

Lian Beng will build 51 apartment units within a 15-storey block and work is scheduled to be completed by July 2010.

A second deal, worth S$50.4 million, is from Lafe (Emerald Hill) Development to construct 33 private residential apartments at Emerald Hill Road, which is due to be finished around the fourth quarter of 2010.

The group has also secured a S$30 million civil engineering project, which was awarded by the national water agency PUB for a part of Singapore’s network of NEWater pipelines.

With these latest contracts, Lian Beng’s order book stands at about S$800 million. – CNA/ms

Source : Channel NewsAsia – 23 Jun 2008

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Sales of Dakota Residences encouraging

Posted by luxuryasiahome on June 23, 2008

A CLOSELY watched property market preview has yielded encouraging results amidst the current subdued market conditions.

Ho Bee Investment and NTUC Choice Homes have sold 80 units at Dakota Residences over the weekend. The developers have so far released 122 units in the 348-unit project at an average price of $970 per square foot – lower than the $1,000 to $1,100 psf Ho Bee had indicated in June 2007 when the developers emerged as the top bidders for the 99-year leasehold site.

Good location: Buyers like the project’s proximity to Dakota MRT Station and the popular Old Airport Road Food Centre

No deferred payment is available for the 19-storey condominium project, which will front Geylang River.

Buyers are predominantly Singaporeans, many with private home addresses. ‘The majority of them live in the East Coast area, some even in landed homes. We have quite a number of professionals among the buyers,’ said Ho Bee executive director Ong Chong Hua.

‘It shows that if you price your project right, there are still buyers. There’s quite a bit of pent-up demand. Also buyers like the project’s proximity to Dakota MRT Station and the popular Old Airport Road Food Centre. The location is also very close to the popular East Coast area,’ he added.

The plans for the Sports Hub and and Kallang Riverside area have also helped to stir interest in the project, Mr Ong reckons.

The project comprises a mix of two, three and four-bedroom apartments and penthouses. Both penthouses in the stack of 122 units released so far have been sold – a 3,700 sq ft unit went for $3.37 million and the other, a 2,605 sq ft unit, fetched $2.62 million. A typical three-bedroom apartment of about 1,300 sq ft in the development costs about $1.3 million on average.

Ho Bee and NTUC Choice Homes paid $524 psf per plot ratio at a state tender last year for the Dakota Residences site, which attracted a whopping 15 bids.

Asked if the developers will consider raising Dakota Residences’ selling prices, Mr Ong said: ‘We’ll review it but any price adjustment will be moderate. Sentiment is still fragile. If you’re too aggressive in raising prices, you run the risk of stalling the sales momentum.’

Urban Redevelopment Authority data released last week showed developers sold 441 new private homes in May, up from 284 units in April.

Source : Business Times – 23 Jun 2008

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Analysts’ views mixed over H2 GLS list

Posted by luxuryasiahome on June 23, 2008

Generally, they welcome more sites on the reserve list

THE Government Land Sales (GLS) programme for the second half of this year has triggered mixed responses from property analysts.

While some read the moderate supply as a plus for property prices, others feel it reaffirms the weak market sentiment.

The GLS list for the second half of 2008 sees 13 new sites – comprising six residential sites, three commercial sites, three hotel sites and one white site. That’s lower than the 17 new sites released in the first half.

Of the total 40 sites being offered in the second half, there are only eight confirmed sites, down from 11 in the first, and 32 are on the reserve list, up from 26.

‘We see the 2H08 GLS list as reflective of the current market sentiment, following softer bids and the non-award of three tenders in the last six months,’ says Citi analyst Wendy Koh.

Westcomb Research, however, views the reduced supply positively, saying that it ‘will ease the current urge of developers to release their existing land bank under the current weak demand and reduce downward price pressure’.

Property stocks were a mixed bag on Friday, with CapitaLand up 36 cents at $6.08, Keppel Land up seven cents at $5.20, and GuocoLand down 25 cents at $2.18.

Generally, analysts welcome the market-driven approach to have more sites on the reserve list, in which sites are put up for sale only after developers have indicated interest by committing to a minimum bid.

‘It affords the market some breathing space and developers and the market should read the decrease in the confirmed list quantum positively,’ says DBS Vickers analyst Adrian Chua in a report.

Deutsche Bank notes that choice of sites was strategic in driving the development of new areas under the Master Plan 2008. The inclusion of four mass-market residential sites in the reserve list, it says, could be insurance against a sharp upswing in sentiment.

Moreover, the lack of supply of CBD office sites should provide relief to the prime office segment and landlords, Deutsche Bank analysts say in a report. ‘Muted new supply for both residential and office versus previous years should provide some relief and improve sentiment at the margin.’

Deutsche Bank analysts have pegged a ‘buy’ call to City Developments and Keppel Land, but add that they continue to prefer Reits over the developers.

DBS Vickers kept its ‘overweight’ rating on the property sector on belief that the second-half GLS programme ‘does inspire confidence in the planning of land supply in Singapore, ensuring sustainable and steady growth in the property sector in the medium-term’.

Its top pick among developers is City Developments for its proxy to the residential market. It has a ‘buy’ call on F&N for its predominantly mass-market land bank and Allgreen for its mid-tier/mass-market exposure.

Other analysts were less sanguine. Credit Suisse analyst Tricia Song says that she continues to see negative headwinds for the Singapore property sector in the near term, given potentially rising interest rates, construction costs, supply completions and falling rents. She is keeping her ‘underweight’ call on the property sector, with ‘underweight’ ratings for City Developments and Wing Tai, but ‘neutral’ calls for CapitaLand, Allgreen and Keppel Land.

For Nomura, the sound supply outlook for residential units – which the Urban Redevelopment Authority estimates to be 59,545 completed units between end-2007 and end-2011 – is ‘unnerving’. It hence retained its bearish stance on the residential sector where it foresees further downside pressures in asset prices from marginal speculative sellers. It has a ‘neutral’ rating on City Developments and Keppel Land and a ‘reduce’ rating on CapitaLand.

Source : Business Times – 23 Jun 2008

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Directors at Bonvests, Ho Bee, Sim Lian, Yangzijiang pick up shares

Posted by luxuryasiahome on June 23, 2008

THE stock market remained depressed last week with the Straits Times Index rising a mere 22.3 points to close at 3,001.81 on Friday, leaving the bourse down by nearly 6 per cent this month.

The weak market sentiment prompted directors of several listed firms to provide some price support, with most of the buyers picking up shares at sharply lower than their previous purchase prices. Among the firms with directors who bought at lower prices last week were Bonvests Holdings, Ho Bee Investment, Sim Lian Group, and Yangzijiang Shipbuilding.

Funds had a different take on the market as the correction prompted some asset managers to bail out instead of averaging down on their acquisitions. Aegis Portfolio Managers, for instance, sold shares for the first time in Ellipsiz, cutting its stake by 54 per cent to 4.6 per cent.

Bonvests Holdings

Chairman and managing director Henry Ngo resumed buying shares of investment holding firm Bonvests Holdings at below his acquisition prices last year, with 494,000 shares purchased from May 23 to June 16 at an average of $1.11 each. The trades, which accounted for 62 per cent of the stock’s trading volume, increased his holdings to 328.2 million shares or 81.6 per cent of the issued capital.

He previously acquired 200,000 shares in August 2007 at an average of $1.30 each. Although the chairman resumed buying at a lower price, his recent trades were made at higher than his purchase prices from 2004 to 2006, based on the 5.8 million shares that he acquired during that period at 48 cents to 92 cents each.

The group announced its Q1 results on May 14 with net profit up by 115.6 per cent to $20.46 million for the three months to March 31, 2008. The stock closed at $1.09 on Friday.

Ho Bee Investment

Executive director Desmond Woon Choon Leng and independent director Chin Yoke Choong have resumed buying shares of property play Ho Bee Investment at lower than their previous purchase prices. Mr Woon picked up 100,000 shares last Wednesday at 83 cents each, which increased his direct holdings to 1.7 million shares. He previously acquired 400,000 shares on May 27 and 28 at an average of 95 cents each, and 150,000 shares on Jan 23 at $1.15 each.

Prior to the acquisitions this year, Mr Woon sold one million shares in March 2007 at an average of $2.12 each and 100,000 shares in August 2005 at 53 cents each. Mr Chin, on the other hand, purchased 50,000 shares on June 4 at 93 cents each, which doubled his direct stake to 100,000 shares. He previously acquired 20,000 shares on Jan 22 at $1.15 each and an initial 30,000 shares in December 2007 at $1.54 each.

Also positive earlier this year was chairman and chief executive officer Chua Thian Poh with 2.4 million shares purchased from Jan 23 to March 14 at $1.23 to 90 cents each, which increased his stake to 464.1 million shares or 62.9 per cent. He previously acquired five million shares from June 2003 to November 2007 at 21 cents to $1.82 each.

The stock closed at 86 cents on Friday.

Sim Lian Group

Chairman Kuik Ah Han acquired more shares of building construction and property developer Sim Lian Group at a lower price with 477,000 shares purchased from last Wednesday to Friday at 48 cents each. The trades, which accounted for nearly 100 per cent of the stock’s trading volume, increased his holdings to 296.8 million shares or 52.3 per cent.

He previously acquired nearly six million shares from Feb 20 to April 3 at an average of 51.8 cents each, and 1.3 million shares from August to November 2007 at an average of 67 cents each. The chairman’s purchases this year were made after the company announced on Feb 13 a 162.6 per cent gain in H1 profit to $20.64 million for the six months to Dec 31, 2007.

Aside from the chairman, there were also purchases by deputy managing director Kuik Sin Pin, deputy chairman and managing director Kuik Thiam Huat, and executive director Kuik Sin Leng earlier this year.

Mr Kuik Sin Pin bought 671,000 shares from Feb 15 to April 16 at an average of 52.2 cents each, which boosted his direct stake by 12 per cent – to 6.1 million shares or 1.07 per cent. Mr Kuik Thiam Huat, on the other hand, bought 200,000 shares on Feb 14, which increased his direct holdings to 26.9 million shares or 4.7 per cent. He previously acquired 200,000 shares in August 2007 at 69 cents each. And Ms Kuik Sin Leng purchased 150,000 shares on May 13 at 48 cents each, which increased her direct interest by 20 per cent to 905,000 shares. That was her first trade since listing. 

The stock closed at 50 cents on Friday.

Yangzijiang Shipbuilding

There were more insider buys and buybacks in commercial vessel and container ships manufacturer, Yangzijiang Shipbuilding, at lower prices. Non-executive director Teo Yi-dar acquired more shares a sharply lower than his initial purchase price in January with 50,000 shares purchased last Thursday at 91 cents each. The trade doubled his direct holdings to 100,000 shares. He previously acquired an initial 50,000 shares on Jan 21 at $1.39 each.

The company, on the other hand, repurchased one million shares on June 9 at 94 cents each. The group previously acquired 10.6 million shares from May 2 to 23 at an average of $1.04 each. The trades by the group since May were its first buybacks since listing in April 2007.

There were also initial purchases by chairman Ren Yuanlin and deemed substantial shareholder Ren Jinhua earlier this year. Mr Ren Yuanlin acquired an initial 300,000 shares (direct) from Feb 29 to March 5 at $1.08 to $0.95 each. He also has deemed interest of 1.067 billion shares or 32.3 per cent. Those were his first on-market trades since the group’s listing. Mr Ren Jinhua, on the other hand, acquired an initial one million shares on March 5 at an estimated price of 94 cents each.

The stock closed at 91 cents on Friday.

Ellipsiz

Aegis Portfolio Managers Pte Ltd ceased to be a substantial shareholder of engineering and advanced packaging solutions provider Ellipsiz last Tuesday, following the sale of 14 million shares at an estimated price of 18 cents each. The trade reduced its deemed holdings by 54 per cent – to 11.8 million shares or 4.6 per cent. That was the group’s first sale since it became a substantial shareholder in 2003. The disposal was also made at sharply lower than its previous purchase prices.

Aegis previously acquired 16.2 million shares from September 2003 to March 2007 at estimated prices of 38.5 cents to 98.5 cents each. The group became a substantial shareholder in September 2003 following the purchase of 2.4 million shares at 47.3 cents each, which raised its interest to 6.1 per cent.

Investors should note that Atlantis Investment Management Ltd purchased one million shares on Jan 21 at an estimated price of 24.5 cents each, which increased its deemed holdings to 14.3 million shares or 5.6 per cent. The group previously reported an initial filing (for the second time) on Jan 15 of one million shares at 29 cents each, which raised its interest to 5.2 per cent.

The counter closed at 18 cents on Friday.

The writer is managing director at Asia Insider Ltd

Source : Business Times – 23 Jun 2008

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Sky-high building costs hit charities hard

Posted by luxuryasiahome on June 23, 2008

RISING construction costs are not only making condominiums and malls here more expensive to build, but they are also putting the squeeze on charity organisations.

At least three local charities have seen the costs of their building projects, from dementia centres to youth facilities, rise steeply over the past six months. In one case, costs have even doubled.

These increases, driven by a shortage of contractors and rising raw material prices, have left the organisations working harder to raise cash.

Those affected include:

  • Yong-en Care Centre, which saw the price of a new wing for seniors with early dementia jump to $370,000 from $300,000; 
  • Thye Hua Kuan Moral Society, which will have to spend $850,000 on a centre for 170 special-needs children, almost double the original estimate; and 
  • Muhammadiyah Welfare Home, which is building a youth centre in Bedok and has seen costs rise to $1.6 million from $1.1 million.
  • The charities have been walloped by a construction boom that drove costs up by at least 13 per cent between last October and March this year, according to earlier reports.

    ‘We are caught in a market that’s rising very quickly due to the ongoing construction boom,’ said Mr Benjamin Chan, executive director of Yong-en Care Centre.

    Some charities plan to ramp up fund-raising activities. But some think Singaporeans, who have recently been hit by record-high costs for things such as food and petrol, will choose to hold on to their money.

    ‘I think the rising cost of living and the uncertain economy will make people reluctant to donate,’ said Muhammadiyah Welfare Home general-secretary Mohd Gazali Alistar.

    Other charities will ask for help from organisations such as the National Council of Social Services (NCSS), which said it has tried to ease tough times for charities.

    In some cases, for instance, the NCSS has approved bigger building funds for charities facing rising costs, thus increasing the amount of money people can donate tax-free to help build new facilities.

    ‘We have received requests from several voluntary welfare organisations over the past six months to raise the cap as there has been a significant increase in construction costs,’ said an NCSS spokesman.

    Some of the charities now face the prospect of digging into the kitty to finance their new projects.

    Said Mr Chan: ‘We very much hope to raise enough funds for the extension wing, but there is the possibility of dipping into the centre’s reserves.’

    That is something Thye Hua Kuan Moral Society also hopes to avoid.

    ‘We’ll have to look at fund-raising efforts to make up the the rest of the costs,’ said its executive director Agatha Tan.

    Source : Straits Times – 23 Jun 2008

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    Sky-high building costs hit charities hard

    Posted by luxuryasiahome on June 23, 2008

    RISING construction costs are not only making condominiums and malls here more expensive to build, but they are also putting the squeeze on charity organisations.

    At least three local charities have seen the costs of their building projects, from dementia centres to youth facilities, rise steeply over the past six months. In one case, costs have even doubled.

    These increases, driven by a shortage of contractors and rising raw material prices, have left the organisations working harder to raise cash.

    Those affected include:

  • Yong-en Care Centre, which saw the price of a new wing for seniors with early dementia jump to $370,000 from $300,000; 
  • Thye Hua Kuan Moral Society, which will have to spend $850,000 on a centre for 170 special-needs children, almost double the original estimate; and 
  • Muhammadiyah Welfare Home, which is building a youth centre in Bedok and has seen costs rise to $1.6 million from $1.1 million.
  • The charities have been walloped by a construction boom that drove costs up by at least 13 per cent between last October and March this year, according to earlier reports.

    ‘We are caught in a market that’s rising very quickly due to the ongoing construction boom,’ said Mr Benjamin Chan, executive director of Yong-en Care Centre.

    Some charities plan to ramp up fund-raising activities. But some think Singaporeans, who have recently been hit by record-high costs for things such as food and petrol, will choose to hold on to their money.

    ‘I think the rising cost of living and the uncertain economy will make people reluctant to donate,’ said Muhammadiyah Welfare Home general-secretary Mohd Gazali Alistar.

    Other charities will ask for help from organisations such as the National Council of Social Services (NCSS), which said it has tried to ease tough times for charities.

    In some cases, for instance, the NCSS has approved bigger building funds for charities facing rising costs, thus increasing the amount of money people can donate tax-free to help build new facilities.

    ‘We have received requests from several voluntary welfare organisations over the past six months to raise the cap as there has been a significant increase in construction costs,’ said an NCSS spokesman.

    Some of the charities now face the prospect of digging into the kitty to finance their new projects.

    Said Mr Chan: ‘We very much hope to raise enough funds for the extension wing, but there is the possibility of dipping into the centre’s reserves.’

    That is something Thye Hua Kuan Moral Society also hopes to avoid.

    ‘We’ll have to look at fund-raising efforts to make up the the rest of the costs,’ said its executive director Agatha Tan.

    Source : Straits Times – 23 Jun 2008

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    Evergro to develop iconic mixed project in Jiangyin

    Posted by luxuryasiahome on June 23, 2008

    SINGAPORE’S Evergro Properties is building an iconic 55-storey tower, which will be the highest residential building in China’s Jiangsu province.

    This high-rise block is part of an 83,000 sq m mixed development called Stamford City of Jiangyin, featuring 1,200 homes, a block of small-office, home-office units, as well as a mall.

    Two weeks ago, Evergro – a Keppel Land subsidiary formerly known as Dragon Land – launched the first two blocks of the project comprising 150 high-rise, high-end apartments at 7,000 yuan (S$1,390) per sq m.

    The price easily makes it one of the most expensive residential projects in town.

    Evergro has not disclosed the overall cost of the project.

    Buyers are expected to be mostly entrepreneurs, businessmen or senior management from Jiangyin, a city of just 1.198 million people about 160km north-west of Shanghai.

    ‘Jiangyin is one of the cities where the people are much richer and receptive to new ideas and design concepts,’ Ms Chan Shui Har, Evergro’s deputy chief executive officer, told The Straits Times.

    She added that Stamford City had blocks of different heights, unlike other developments in the city, and these were surrounded by green lungs.

    Although Jiangyin is relatively small, the local government has worked hard at developing it in the past decade.

    New housing developments replaced farmlands and small generic-looking blocks of houses, while lots of greenery were introduced in the city centre.

    The local government has also carved out a prime civic and cultural precinct called Cheng Shi Ke Ting (which means city living room) for development into an area to showcase the city’s best projects.

    This 2.6 sq km area is already home to Jiangyin’s Grand Theatre, main library, museum and courthouse.

    Stamford City is right in the centre of this area and will boast a 2km pedestrian walkway.

    Evergro owns 44.7 per cent of the project, Keppel Land 39 per cent, with the rest owned by a local Chinese partner.

    Jiangyin’s party secretary, Mr Zhu Min Yang, told The Straits Times that the Stamford City project will be a model for his city, and he is eager to have it completed as soon as possible.

    He revealed that the city has plans to develop another area into a 5.6 sq km garden precinct with a lake, greenery, a five-star hotel, hospital, schools and homes.

    ‘There will be opportunities to work with Singapore firms,’ he said in Mandarin.

    But the city will start another high-rise living area only after Evergro’s project is completed.

    Mr Zhu, who visited Singapore four times last year, said the city has invited Evergro to be its ‘teacher’.

    ‘We want to learn from Singapore,’ he said. ‘We want to improve the lives of Jiangyin residents.’

    At the Stamford City sales office, buyers of the high-end project were treated to refreshments. And they were served by well-groomed agents, who were dressed in a uniform of skirt suits – a requirement laid down by Evergro that is new to the city.

    Not only is the buying experience new, the property concept is also unusual. ‘We are selling a lifestyle that is new to them,’ said Ms Chan.

    For Evergro, the effort it made to establish good relations with the local government in order to get this site appears to be bearing fruit.

    It has made plans for a rights issue to raise funds for more land purchases in Jiangsu province, including places such as Jiangyin and Changzhou, where property prices have largely held firm.

    Its other property in Jiangyin – the city’s only golf course – is attracting the crowds as the sport catches on.

    Meanwhile, Evergro is also selling its 566-unit residential project in Changzhou, a half-hour car ride from Jiangyin.

    Source : Straits Times – 23 Jun 2008

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