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Archive for September 4th, 2008

MI-Reit revalues 7 properties

Posted by luxuryasiahome on September 4, 2008

MacarthurCook Investment Managers (Asia), the Manager of MacarthurCook Industrial Reit (MI-Reit), said on Thursday that the manager has obtained new independent valuations for seven of MI-Reit’s properties.

The revaluations have resulted in a carrying amount of $554.1 million (US$386.0 million)for MI-Reit’s portfolio, up from the book value of $553.6 million reported on June 30, 2008.

The properties revalued included those in Bukit Batok Street, Pandan Crescent and Tuas Avenue 7.

Source : Business Times – 4 Sep 2008

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CCT’s Grade A office tenants expand, renew or sign new leases

Posted by luxuryasiahome on September 4, 2008

CapitaCommercial Trust (CCT) announced on Thursday that its Grade A office tenants at Capital Tower and One George Street have either expanded, renewed or signed new leases.

The news brought some cheer to its share price, which has been beaten down in recent weeks. The stock closed a notch higher at S$1.73 a share, up from S$1.70, following the news on Thursday.

While rental prices were not revealed, CCT said the rates were at the higher end of the buildings’ micro-market rental rates. Analysts have pegged it at about S$15 per square foot per month for Capital Tower, and S$15-S$18 per square foot per month for One George Street.

Capital Tower will soon be home to more JPMorgan staff under the new lease arrangement, while another tenant, BHP Billiton, has renewed its lease. One George Street also has Shinhan Bank taking up a new lease.

Analysts said the impact on CCT’s earnings will not be significant as the 78,000 square feet represents only about 2 per cent of its portfolio’s total rentable area. But they noted that this piece of good news has come at a good time.

Brandon Lee, investment analyst, DMG & Partners Research, said: “In terms of sentiments, it’s fairly positive, given the recent spate of negative news about asset devaluations and drop in rental rates. With JPMorgan leasing out extra space, it shows that there’s a certain kind of resilience in Singapore’s service sector.”

The impact of this news on CCT’s share price was marginal following the massive sell-off it saw in recent weeks. Year-to-date CCT share is down by 30 per cent – a decent entry point for investors, according to analysts.

“I’m looking at this more as a dividend play rather than a capital appreciation play because if you look at the universe of S REITs, currently the counter with the highest potential in DPU growth is either Suntec REIT or CCT,” said Lee, who expects a yield of between 6 and 7.5 per cent for CCT in 2008 and 2009.

Nonetheless, CCT’s good news is unlikely to spill over into CapitaLand, which owns 30 per cent of it because CapitaLand is seen to be suffering more from continued weakness in markets such as Vietnam and Thailand.

Source : Channel NewsAisa – 4 Sep 2008

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Former Hong Wen School building to be turned into boutique hotel

Posted by luxuryasiahome on September 4, 2008

The Little India district, better known for its budget accommodation offerings, is set to welcome a new boutique hotel by the end of 2009.

The four-storey building once housed the Hong Wen School and later, the Buddhist Welfare Association. It was awarded conservation status in 1989.

While the ornate tiled facade will remain untouched, the interiors will soon be transformed into a 29-room luxury hotel with a themed decor on every floor.

The developers, who are also behind two other conservation boutique hotels in Chinatown, are confident they have got a hit on their hands.

Lok Lik Peng, director, KMC Holdings, said: “Places like Kampong Glam, Little India and Chinatown are historic districts of Singapore. And to me, they are perfect locations for boutique hotels because they tell a story about the cultural history of Singapore.”

Source : Channel NewsAisa – 4 Sep 2008

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Singapore’s first Peranakan heritage house opens its doors

Posted by luxuryasiahome on September 4, 2008

Singapore’s first heritage house, showcasing Peranakan lifestyle and culture, officially opened its doors Thursday evening, and gracing the occasion were President S R Nathan and Mrs Nathan.

The 150-year-old Baba House was previously home to highly-respected Peranakan community leader, Tan Cheng Lock, who was president of the Malayan Chinese Association from 1949 to 1958.

It was acquired by the National University of Singapore (NUS), using part of a 4-million-dollar donation from Mr Tan’s last surviving child, Agnes Tan.

The house went through a 14-month restoration process – under the supervision and consultation of the Urban Redevelopment Authority and the NUS School of Design and Architecture – that cost nearly S$1.5 million.

Source : Channel NewsAisa – 4 Sep 2008

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James Cook University opens US$3.5m campus at Upper Thomson

Posted by luxuryasiahome on September 4, 2008

Australia’s James Cook University opened its US$3.5 million campus at Upper Thompson on Thursday.

It has plans to double its student enrolment in Singapore to more than 2,500 students by the end of next year.

When James Cook University first opened in Singapore in 2003, it had 50 students. Now, it has 1,200, of whom about 60 per cent are foreign.

This stands as a stark contrast to the University of New South Wales, which pulled out in May 2007, citing poor demand from the region.

Lt Gen John Grey, chancellor, James Cook University, said: “We’ve grown because we did it slowly. We started at the Spring Building and we worked very slowly to build our base up, and understand Singapore and work with government officials.”

Speaking to Channel NewsAsia at the opening ceremony, Mr Anthony Byrne, Parliamentary Secretary to the Australian Cabinet, said the university would build bridges between both countries.

James Cook currently offers 15 undergraduate and postgraduate programmes. It will be launching a Master of International Tourism & Hospitality Management programme later this year.

The James Cook University is just one of several Australian universities which have been expanding their presence here in Singapore. Others include the Curtin University of Technology, Murdoch University and the University of Adelaide.

With more foreign students arriving and more polytechnic students aspiring to go to university, foreign universities have been integral to meeting student demand.

Currently, some 16,000 students attend courses offered by Australian institutions in Singapore. This number is expected to grow as Singapore fulfils its vision of being a global school house.

Source : Channel NewsAisa – 4 Sep 2008

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Morgan Stanley raising US$10b global property fund: source

Posted by luxuryasiahome on September 4, 2008

US$1.5b or more to be invested in China over the next few years

Morgan Stanley is raising US$10 billion for a global property fund and plans to put US$1.5 billion or more of that into China, shrugging off concern about a property market downturn, a banking source said yesterday.

Still bullish: Other foreign funds, including Blackstone and Carlyle, are also looking for investment opportunities in China’s residential and commercial properties

The Morgan Stanley Real Estate Fund VII Global, the latest in a series of property investment funds, is expected to begin investing worldwide before the end of this year, said the source, who had direct knowledge of the fund.

It will invest at least 10 billion yuan (S$2.1 billion) in China over the next few years, taking a gradual approach while focusing on the largest cities such as Shanghai, where the price for a luxury downtown apartment can exceed US$20 million, said the source.

The retail portion of the fund- raising has been completed with a minimum requirement of US$1 million for individual investors in Asia.

The institutional portion, which requires at least US$10 million for each institutional investor, will be completed soon, the source added.

‘It should not be too difficult for Morgan Stanley to raise funds from retail investors in Asia since, as you know, in China alone the number of millionaires has been growing very fast in recent years,’ the source said.

‘As for the institutional portion, many of them are old friends of Morgan Stanley,’ he said, referring to investors in the Wall Street bank’s last six global property funds.

The source declined to be identified because he was not authorised to comment on the fund to the media. Morgan Stanley declined to comment.

Some industry watchers, including Andy Xie, formerly Morgan Stanley’s Asia economist, have warned that bubbles may be emerging in the property markets of some major cities such as Shanghai, where many buyers are foreigners and investors rather than long-term residents.

A property investment arm of Morgan Stanley has plans to sell at least two high-end serviced apartment projects in Shanghai, one of its earliest China property investments, for several billion yuan, people familiar with the situation told Reuters in June.

But Morgan Stanley and other foreign funds, including Blackstone and Carlyle, are also looking for new investment opportunities in high-end residential and commercial properties in China, according to industry sources.

Last month, sources with direct knowledge of the matter told Reuters that Blackstone and others were vying to buy up to four commercial buildings in Shanghai for as much as US$1 billion. That deal is still under discussion, however, industry sources have said.

Some foreign funds have also begun shifting their focus to second-tier Chinese cities, reflecting the large number of investors and intensifying competition in the largest cities. — Reuters

Source : Business Times – 4 Sep 2008

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Hong Kong home transactions slump 60% to two-year low

Posted by luxuryasiahome on September 4, 2008

Home prices in the city down 4.4% between end-June and August

The value of Hong Kong home transactions fell 60 per cent to the lowest in more than two years in August, signalling that the city’s property market may be poised for its biggest decline since 2003.

Gloomy: With the outlook for the economies of both Hong Kong and China still uncertain, buyers’ future property price expectations could continue to fall

The total value of residential transactions last month fell to HK$15 billion (S$2.75 billion) from HK$37.8 billion a year earlier, according to a press release on the Land Registry website. The figure, the lowest since July 2006, represented a 40 per cent decline from the previous month.

Home prices fell in 23 of 25 US metropolitan areas in June from a year earlier as foreclosures pushed down values, real estate research company Radar Logic said. The impact of credit market losses may be spreading to Hong Kong, with the threat of a global economic slowdown and a slump in the stock market leading potential homebuyers to expect to pay less for properties.

‘There’s a tug-of-war going on between buyers and sellers,’ Cusson Leung, a Hong Kong-based analyst at Credit Suisse, said in an interview. ‘With the outlook for the economies of both Hong Kong and China still uncertain, buyers’ future price expectations could continue to fall.’

The number of Hong Kong home transactions in August fell 54 per cent from a year earlier, and 28.9 per cent from July, to 5,284, according to the Land Registry statement.

Home prices in the city fell 4.4 per cent between the end of June and August, according to figures from Centaline Property Agency. Credit Suisse’s Mr Leung, in a July 8 report, forecast a 5 to 10 per cent drop in prices in the second half.

Home values have tracked Hong Kong’s economy, peaking in the second quarter of 1997, then crashing in the Asian financial crisis, leaving many homes worth less then their mortgages for years.

The bursting of the 2000 dotcom bubble, the Sept 11, 2001, terrorist attacks and the 2003 severe acute respiratory syndrome epidemic caused prices to fall as much as 70 per cent from the peak. The rebound started in late 2003 and prices doubled in the past four years.

The value of all real estate transactions, including industrial and office buildings and shopping malls, fell 59.2 per cent in August from a year earlier to HK$18 billion, according to the Land Registry. The number of transactions dropped 53 per cent to 6,402, it said.

Source : Business Times – 4 Sep 2008

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China banks urged to monitor exposure to property sector

Posted by luxuryasiahome on September 4, 2008

China’s banking regulator has urged lenders to stress-test the impact of a cooling real estate market and to set aside more cash to cover potential losses from property loans, local media reported yesterday.

‘Banks must closely monitor changes in the real estate market and seek to limit the impact on them from the difficulties the property industry is facing in raising funds,’ the Beijing Times quoted Liu Mingkang, head of the China Banking Regulatory Commission, as saying.

China’s banks have cut lending to the property sector, especially since late last year, in the face of stringent lending quotas and stagnant property prices in some markets.

They provided 398.8 billion yuan (S$83.6 billion) in new loans to property developers and home buyers in the first half of this year, down 30 per cent from a year earlier, according to figures from the central bank. Total loans to the property sector accounted for 18 per cent of Chinese banks’ local currency lending by the end of June, at 5.2 trillion yuan.

Mr Liu urged banks to carry out thorough estimates of their exposure to the sector and set aside more provisions to fend off systemic risks to the banking industry.

China’s property market has entered a downturn after a raft of government measures to rein in excessive price rises and investment growth. In the southern city of Shenzhen, 1.7 billion yuan in mortgage loans had turned sour by the end of June, up 13.8 per cent from the start of the year, the People’s Daily reported.

Source : Business Times – 4 Sep 2008

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Lenders must ensure borrowers can afford instalments when due: MAS

Posted by luxuryasiahome on September 4, 2008

Lenders must make sure that home loan borrowers can afford their instalments when they fall due, says the Monetary Authority of Singapore.

Financing schemes that allow home buyers to make a 20 per cent downpayment – and then pay nothing until the granting of a temporary occupation permit, which may be up to three years down the road – have become popular to help developers move projects.

Some observers say that given the worsening economic outlook and falling property prices, such payment schemes – offered by banks after the government banned deferred payment schemes last October to rein in speculation – will pose higher risks to banks.

Deferred payment schemes were offered by developers.

‘MAS expects all financial institutions granting any kind of housing loan to apply prudent credit assessment criteria,’ an MAS spokeswoman said in response to a BT query.

‘Lenders must satisfy themselves that borrowers have the necessary means to make principal and interest payments as and when these become due.’

BT reported on Tuesday that Maybank, OCBC Bank and United Overseas Bank are offering the schemes. Standard Chartered Bank will launch one soon. DBS Bank, on the other hand, has decided to stop offering such schemes.

Recently, some economists have slashed their economic growth forecasts. Some are tipping growth as low as 3.3 per cent this year, whereas a few months ago, figures of 5 per cent or more were confidently put forward.

Also last month, Citi analyst Wendy Koh said that she expects a 20-30 per cent price correction for high-end properties from their recent peak, and reckons the mid-tier is likely to decline 10-20 per cent.

Source : Business Times – 4 Sep 2008

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Shop around for the next bubble … just get out before it bursts

Posted by luxuryasiahome on September 4, 2008

DOT-COMS? Done that. Property? Oil? Corn? Been there, got the T-shirt and nursed the losses, as well.

One thing we know for sure about today’s global economy is that there is always an investment bubble somewhere. If you get in early enough, you can make a fortune riding the boom.

So with property prices collapsing faster than a tent on a stormy day and with the oil-and-commodity bandwagon gone, where should investors be looking for the next big thing? There are five areas worth thinking about: Old Europe, automobiles, stockbroking, the dollar, and private islands.

Anyone looking at the financial markets over the last 20 years would have noticed one common thread: Something is always the flavour of the month. Investors spot a trend, and everyone piles in until valuations become overextended and the whole thing collapses in a heap of bankruptcies and lawsuits.

At the turn of the decade, we saw the bubble in dot-com shares. More recently, we have witnessed the same in real estate – fuelled by the availability of sub-prime mortgages – as well as in oil, food and commodities. We have seen buying frenzies in the much-hyped BRIC economies – Brazil, Russia, India and China. And there have been bubbles in financial instruments, such as collateralised debt obligations, that helped trigger the sub-prime meltdown.

Along the way, we have some minor bubbles in the things purchased by the people who made money out of the other bubbles. Look at how the price of art or English Premier League soccer teams has soared.

Of course, bubbles are never entirely ludicrous. The boom always has some basis in reality.

The Internet was an important new technology, and a few companies would make a lot of money from it over time. The dot-com boom took that basic truth, and blew it out of proportion.

Likewise, adding China and India to the developed world is going to mean commodities get more expensive. And yet the natural-resources boom took that upward-sloping graph and assumed it carried straight on into the sky.

So where are the next bubbles? You need to find something where there are solid reasons for expecting good growth, but which can also be puffed up into a mega-trend once some smart investment bankers get to work on it.

Here are some places to start looking, bearing in mind that bubbles come in five basic types: places, industries, financing, currencies and luxuries.

First, the place: Old Europe. Forget about the BRICs. The next decade will belong to the FIGs – France, Italy and Germany. We have written them off for so long that we’re in danger of forgetting that all three have been among the richest societies in the world.

As the Chinese and Indian middle classes expand, they will spend money on the kind of upmarket, design-led, history-rich products the FIGs are so good at making.

After the credit crunch, their mix of stable, export-led, self-financing growth will look more attractive than the debt-fuelled UK and US models.

Next, the industry: automobiles. It has been almost a century since we last witnessed a gold rush in cars, suggesting it’s high time for a replay. After oil prices reached records, some of the world’s smartest people began looking more seriously at creating cheap and non-polluting electric cars. If they crack it, a few hundred million vehicles will be replaced within a few years. Think about the fortune the music industry made when we replaced our vinyl records with compact discs and then multiply it by 10,000 or more. It sure sounds like a boom.

How about the financial bubble? That will be stockbroking. It’s so long since it was in fashion, there aren’t even many left in business. Most are just divisions of investment banks. And yet, there are now thousands of companies with shattered balance sheets from the credit crunch. They need advisers who have strong relationships with investors and can raise money for their clients by selling shares.

That’s what stockbrokers used to do. If you are smart, quietly shut down that hedge fund, and become a stockbroker. In a few years, UBS AG will pay a fortune to buy you out.

The currency bubble will involve the dollar. The markets have kicked it around for a long time, and yet by next year it may well be the US that has the world’s strongest economy. The weak dollar will spark an export boom. Pretty soon we’ll be describing the US as the new Germany – an export-led, manufacturing economy, held back only by the reluctance of its consumers to spend money.

And how will the mega-rich, who make their money from those bubbles, put their new wealth on display? Forget about a Matisse to hang on the wall. That is too vulgar. As for soccer teams, that is just another bubble waiting to pop. The new FIG- automobile-stockbroker billionaires will value privacy and discretion above all else.

There is no better way of doing that than by buying part of a country. Grab yourself a windswept, Scottish island now, ignore the gales howling in from the North Sea, and you’ll be able to sell it for a fortune in a few years’ time. Just remember to get out before all the bubbles burst. — Bloomberg

By MATTHEW LYNN, Bloomberg News columnist. The opinions expressed are his own.

Source : Business Times – 4 Sep 2008

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