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Archive for September 29th, 2008

ParkwayLife REIT buys nursing homes in Japan for S$105.7m

Posted by luxuryasiahome on September 29, 2008

ParkwayLife REIT has bought seven nursing homes in Japan for S$105.7 million.

The homes were acquired from a wholly-owned subsidiary of Japanese real estate investment corporation Kenedix.

Parkway intends to tap the aging population in Japan with its latest acquisitions.

Each of the nursing homes has a long-term lease agreement with the operators of each home, and the average unexpired lease term is 17 years.

Five of the seven properties also have back-up operator agreements.

In addition, Parkway has negotiated a rental guarantee from Kenedix for a period of seven years and three months, capped at 5 per cent of the purchase price.

Source : Channel NewsAsia – 29 Sep 2008

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Parkway Life Reit buys 7 nursing homes in Japan

Posted by luxuryasiahome on September 29, 2008

Parkway Life Real Estate Investment Trust, through its wholly owned-subsidiary, Parkway Life Japan3 Pte Ltd, had entered into an agreement to buy seven nursing homes in Japan for a total of ¥7,845,200,000 (S$105.7 million).

The acquisition of the seven nursing homes is yield accretive to unitholders, said the trust. The net initial yield of the portfolio is 6.9 per cent, with individual yields ranging from 6.7 per cent to 7.2 per cent.

Japan is home to the fastest aging population in the world, and the nursing homes were acquired from a wholly owned-subsidiary of Kenedix Inc, a real estate investment corporation in Japan with ¥840 billion (S$11.3 billion) of assets under management.

Source : Business Times – 29 Sep 2008

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CRCT buys China mall for RMB163.5m

Posted by luxuryasiahome on September 29, 2008

CapitaRetail China Trust Management (CRCTML), the manager of CapitaRetail China Trust (CRCT), is acquiring Xizhimen Mall Basement 1 Extension (Phase 2) for RMB163.5 million (US$23.9 million) from Beijing Finance Street Construction Development Co Ltd.

Xizhimen Mall is part of Xihuan Plaza, which is an iconic mixed-use development strategically located at Xizhimen inter-modal transportation hub in the western part of Beijing. The total acquisition consideration, including the purchase price, capital expenditure and other acquisition related fees and costs, amounts to approximately RMB195.0 million.

The proposed acquisition, which is intended to be fully funded through external debt and internal cash reserves, is expected to be completed by first quarter 2009.

Following the acquisition, CRCT’s gearing is expected to be 32.3 per cent.

Xizhimen Mall Phase 2, assuming 100 per cent committed occupancy and current average rental rates commanded at the basement level of Xizhimen Mall, is expected to achieve a net property income yield of 9.1 per cent. The acquisition is expected to be yield accretive to CRCT unitholders when compared to CRCT’s implied net property income yield of approximately 8.8 per cent, based on CRCT’s closing unit price of S$0.725 (US$0.51) as at Sept 26 2008.

Source : Business Times – 29 Sep 2008

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CCT, Suntec fall on downgrades

Posted by luxuryasiahome on September 29, 2008

CapitaCommercial Trust (CCT) and Suntec Real Estate Investment Trust fell on Monday after Credit Suisse downgraded them to ‘underperform’ due to the weaker outlook for Singapore’s office market.

‘We now expect rentals to peak earlier in 2008, and fall 50 per cent to $9.18 (US$6.43) per square foot per month in 2011, prompted by peak vacancy of 16.5 per cent in 2010,’ Credit Suisse analyst Shirley Wong wrote in a report.

Ms Wong estimated that capital values could fall 40 per cent, which could be even more detrimental, triggering provisions for developers and the risk of exceeding gearing limits for real estate investment trusts.

Credit Suisse, which previously had a neutral call on Suntec and an outperform recommendation on CCT, had earlier this year predicted a 30 per cent fall in office rentals.

At 0310 GMT, Suntec was down 5.6 per cent at $1.18 while CCT was 4.6 per cent lower at $1.26.

The Straits Times index fell 0.32 per cent.

Source : Business Times – 29 Sep 2008

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Trilight

Posted by luxuryasiahome on September 29, 2008

Quietly sited at the highest point in Newton, where urban diversity meets nature’s tranquility, Trilight offers a limited collection of luxury residences representing a unique take on contemporary design. Within minutes from the bustling city center, the lush landscape design creates a sanctuary nestled within a man-made forest of trees, providing residents with a sense of peace and calm.

The facade of the Trilight has been thoughtfully orchestrated to take in all the sights and lights the site and its stature so readily afford. With its unique three pointed star design with 270 degrees panoramic views, the two 30-storey Trilight towers are a reflection of elegance within its surrounding environment. Each of the 152 units has its very own slice of a stunning panoramic view, offering a unique perspective on the tranquility of the site’s immediate environs, including rustic greens and compelling city views.

The delicate soft accents of detailed feature screens and the elegant blending of balconies weaving into bay windows and feature extrusions reflect the harmony within and balance the towers’ geometric, strong and contemporary language.

Residents will enjoy full condominium facilities like a tennis court, an infinity lap pool, children’s pool, gymnasium and bbq pavilions. Inside, the apartment is fitted with top of the line interior fittings from Laufen, Hacker and Miele, delivering style with gracious sophistication.

The development’s pristine location is only a 5 minutes walk from Newton MRT Station and within minutes from prestigious schools such as Anglo Chinese Junior School and Anglo-Chinese Primary school.

Location : 7 & 9 Newton Road ( District 11 )
Tenure : Freehold
Expected Completion : 2011
Site Area : approx 111,165sqft
Total Units : 205 (2 blocks, 30 storeys)
Unit Types :
2 bedroom ~ 1109-1227sqft (104 units)
3 bedroom ~ 209-2110sqft (74 units)
4 bedroom ~ 2336sqft (24 units)
Penthouse ~ 5177-5802sqft (3 units)

Contact us at info@lushhomemedia.com or +65 9631 8037 with the following for more information:

Trilight / Name / Contact # / Unit Type Interested

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Grade A office rents in CBD slide for first time in years

Posted by luxuryasiahome on September 29, 2008

Average monthly rent at Raffles Place slips 1.4% to $17.64 psf in Q3

Grade A office rents in Singapore’s Central Business District (CBD) have declined for the first time since the office market troughed in 2004.

The average gross monthly Grade A rental value for the Raffles Place area slipped 1.4 per cent to $17.64 per square foot (psf) in the third quarter, from $17.89 psf in the preceding quarter, according to the latest data from Knight Frank.

The Suntec/Marina Centre/City Hall area led the declines in Grade A office rentals in Q3, with a 6.2 per cent quarter-on-quarter fall to $15.13 psf. In the Shenton Way/ Robinson Rd/Tanjong Pagar area, the drop was 2.8 per cent, followed by a 2.7 per cent decline along Orchard Road.

Knight Frank director (research and consultancy) Nicholas Mak said that he expects office rentals to continue declining by 14-19 per cent islandwide in the next 12 months (from current levels) as the global financial turmoil and possible mergers and acquisitions contribute to consolidation and reduction in office demand.

Giving her take on weakening office demand, DTZ executive director Ong Choon Fah said: ‘Most companies are in cost containment mode and would be looking for ways to manage the increase in their accommodation costs. There has also been quite a lot of leakage of CBD office demand to business parks and vacant state properties converted to offices.’

Mrs Ong reckoned that headline office rents may not come down much but noted that leasing incentives like rent-free periods have started to reappear. Agreeing, an analyst said: ‘Major landlords will try to maintain headline rents, because once rents come down, it affects their whole portfolio.’

Besides weaker demand for office space amid the financial turmoil, Knight Frank’s Mr Mak attributed the softening rentals in Q3 to the government’s efforts to increase office supply (including transitional office sites). ‘In addition, landlords are more cognisant of the substantial supply of office space that will be completed from 2010 and have become more realistic and flexible in their rental expectation when it comes to lease negotiations; they want to hold on to their tenants and maintain their buildings’ occupancy rates,’ Mr Mak said.

The fall in the average Grade A Raffles Place rental value in Q3 marks the first quarterly decline since Q2 2004. This incipient weakening follows a rapid escalation in office rentals over the past two years on the back of tightening supply and strong demand from occupiers, including global financial institutions expanding their operations in Singapore. Average Grade A Raffles Place rents surged 82 per cent last year and that was on top of the 67 per cent gain posted in 2006, according to Knight Frank.

But it’s a different story now. ‘Since Q1 2008, there appears to be a crack in the growth momentum for office demand in the Downtown Core area due to external factors such as the US sub-prime crisis that began in the second half of last year,’ said Mr Mak.

The slowdown in demand in the Downtown Core area – which includes the key office districts like Raffles Place/Marina Bay, Shenton Way and Marina Centre – and tapering off in rentals in Q3 does not come as a surprise, he adds. ‘The tenants in this area are primarily financial institutions, many of which had already completed their expansion or consolidation plans over the last 24 months and some are adopting a more cautious approach by putting any further expansion plans on hold,’ Mr Mak observed.

Knight Frank’s data showed that Grade B offices in Singapore also experienced downward pressure on rentals in Q3. The biggest fall was in the Orchard Road location, where the average rent decreased 7.8 per cent quarter-on-quarter to $10.70 psf a month in Q3. Raffles Place and Shenton Way/ Robinson Rd/Tanjong Pagar Grade B offices were less impacted by easing office rentals and dipped by 1.8 per cent and 2 per cent quarter-on-quarter respectively.

As a whole, offices in non-CBD locations also mirrored the general slowdown in rental in Q3. Rentals continued to weaken for the Beach Road/Middle Road area, with a 3.4 per cent quarter-on-quarter drop. Suburban areas too met a similar fate with quarter-on-quarter rental decreases ranging from 1-8 per cent.

Looking ahead, Knight Frank said that in the short term, the beleaguered financial markets are expected to lead to many firms either postponing their expansion plans or consolidating their space usage. Restructuring at some organisations could lead to sub-letting of excess space to ease cashflow problems.

Source : Business Times – 29 Sep 2008

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Top leaders from Singapore and Beijing break ground for eco-city

Posted by luxuryasiahome on September 29, 2008

TIANJIN: After 17 months of painstaking preparation and planning, Singapore and China yesterday began construction of their flagship eco-city, with a ground-breaking ceremony attended by top leaders from both countries.

Singapore’s Senior Minister Goh Chok Tong and Chinese Premier Wen Jiabao were at the event to launch the project, which both sides hope will show the way forward for other environmentally-friendly cities in China.

The two leaders, who first endorsed the bilateral venture last April in Beijing, were all smiles when they met for brief talks at the eco-city’s administrative building before the ceremony.

‘I remember that it was little more than a year ago when the idea was just brewing. From then to its implementation, the progress has been very fast,’ said Mr Wen. The Chinese Premier, who signed a formal agreement setting the project in motion with Prime Minister Lee Hsien Loong last November in Singapore, yesterday called the project a new highlight in bilateral ties.

The development of the city will be overseen by the Sino-Singapore Tianjin Eco-City Investment and Development Company, a 50-50 joint venture between a Chinese consortium led by Tianjin TEDA Investment Holding Company and a Singapore group led by the Keppel Group.

In his address, Singapore’s National Development Minister Mah Bow Tan said the project was ‘timely and significant’ coming at a time when ‘the world faces serious challenges in balancing protection of the natural environment with the pursuit of economic growth’.

SM Goh and Mr Wen, along with senior officials including Tianjin party secretary Zhang Gaoli, the city’s Mayor Huang Xingguo and Minister of Housing and Urban-Rural Construction Jiang Weixin – ‘broke ground’ with shovels as confetti rained on a specially constructed stage.

Work will now begin on the first 4 sq km plot, an area roughly the size of Jurong East Town in Singapore. The start-up area will be developed in three stages over the next three to five years.

And within 15 years, at a cost of around 50 billion yuan (S$10 billion), the eco-city will spread across a 30 sq km site. About 350,000 people will eventually live in the township, which is intended to show how eco-friendly living can be balanced with vibrant economic activity.

Speaking to reporters yesterday at the end of his five-day visit to China, SM Goh said the global financial crisis would not affect the construction of the project.

He disclosed, however, that he had asked Premier Wen to consider lifting restrictions on offshore loans for the project. This would make it easier to bring in, for example, potential partners from the Middle East, who ‘may want to have their own funding from outside’.

Mr Goh said Mr Wen’s presence at the ceremony showed the importance of the project to Beijing’s top leaders at a time when the world is looking at the impact of China’s growth on the environment.

‘If China is being criticised for not taking into consideration the environment, China can point to one eco-city which it is embarking on, and later on to many other such cities,’ added Mr Goh. Singapore, in turn, gains from stronger political ties.

And Mr Goh said there should be no fear of competition from other eco-city projects being built elsewhere in China, although he said the aim should still be to make this one the best. ‘In the end are we special, and the most outstanding? I think let’s try to do that,’ he said.

Mr Goh left China for home yesterday.

Source: Straits Times – 29 Sep 2008

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Pinnacle flats on offer

Posted by luxuryasiahome on September 29, 2008

FOR those waiting to snap up a public flat in the iconic 50-storey integrated housing development, the good news: Some 428 four- and five-room units at The Pinnacle@Duxton are among 992 available under the Housing and Development Board’s (HDB) latest balloting exercise launched on Friday.

The much-hyped flats in the Cantonment Road area are among some of the most expensive new units — with a four-room S1-type priced between $457,000 and $555,000, while the bigger S2 units cost between $545,000 and $646,000.

Even so, the board pointed out, these new flats which come with the HDB discount are priced lower than what resale units in the area have recently sold for. Resale HDB prices have been climbing, showing a4.4-per-cent growth in the second quarter.

The Pinnacle@Duxton is based on an award-winning design, and boasts special features such as skybridges and sky gardens at the 26th and 50th storeys. Apartments will be provided with a varied combination of balconies, bay windows and planter boxes, to suit the preferences of flat buyers.

The balloting exercise also includes surplus units from Selective En bloc Redevelopment Schemes in Ang Mo Kio, Kallang/Whampoa, Queenstown and Jurong West.

There are 128 studio units, priced between $80,000 and $115,000, for sale in Ang Mo Kio, while Jurong West has 285 three-, four- and five-room flats, starting at $142,000. Kallang/Whampoa has 39 four-room and64 five-room units, while there are 48 five-room flats in Queenstown.

Source : Today – 27 Sep 2008

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