Singapore Real Estate and Property

Saturday, May 10, 2008

Developers test waters with condo launches

Business Times - 09 May 2008

Developers test waters with condo launches

Sale of Floridian, Quartet on Vanda and Parc Seabreeze have begun

By KALPANA RASHIWALA

DEVELOPERS are gingerly testing the water for residential launches this week. Far East Organization's listed unit Orchard Parade Holdings and Wing Tai have begun the official launch of their Floridian condo in Bukit Timah, marked by the start of an advertising campaign.

Prices start at $1,615 psf. BT understands the average net price is in the range of $1,600 to $1,700 psf after discounts.

The freehold project has 336 units in 11 towers on a site of 230,000 sq ft. The preview for the development began a few months ago, with six units sold at $1,640 to $1,770 psf.

This week's official launch sees the release of 75 units in Towers 2 and 9. Units range from two-bedders of 840 sq ft to apartments with four bedrooms (plus study) of 2,373 sq ft. Floridian, designed by DP Architects, is inspired by the Miami coast and will be surrounded by water features. Ground-floor units will have the water's edge outside their living and dining spaces. The project is near Hwa Chong Institution, Methodist Girls' School, Nanyang Girls' High School, Raffles Girls' Primary School and the Canadian International School.

Another freehold project being previewed this week is Quartet on Vanda, a cluster development of four bungalows in Vanda Crescent off Dunearn Road (near Eng Neo Avenue). Each two-storey unit has an attic, a basement and a swimming pool.

Built-up areas range from 4,844 sq ft to 4,919 sq ft. The units are understood to be priced around $6 million each. Quartet on Vanda is being developed by Stanley Quek's Region Development.

Over in the eastern part of Singapore, Tiong Aik is understood to have begun the preview of Parc Seabreeze in the Marine Parade/Joo Chiat area last week. The average price for the freehold project is understood to be in the $1,600-1,700 psf range.



Resort living: The Floridian is inspired by the Miami coast and will be surrounded by water features

Copyright © 2007 Singapore Press Holdings Ltd. All rights reserved.

US banks clamping down on loans

Business Times - 09 May 2008

US banks clamping down on loans

This suggests that Wall Street's recovery rally is overly optimistic

(WASHINGTON) Wall Street seems to have concluded that the worst of the credit crisis is over and investors are looking to better economic times ahead, but Main Street is sending the opposite signal.

While banks have raised cash by the billions to shore up balance sheets that were battered by bad bets on mortgages and other loans, the front-line staff in charge of doling out that money to consumers and companies remain downbeat, suggesting that the US economy may stay in the doldrums for some time.

The US Federal Reserve's quarterly survey of senior loan officers, released this week, showed widespread tightening of credit.

The percentage of banks reporting tougher lending standards was close to, or above, historical highs for nearly all loan categories in the survey.

Banks clamped down on loans to companies large and small, to prime and sub-prime mortgage holders, and on credit cards, home equity lines and other consumer credit. Most banks blamed a less favourable economic outlook for the tightening terms rather than their own bruised balance sheets.

That does not bode well for spending, which accounts for the bulk of the US economy, or for corporate profits.

'Main Street has just entered the act. The peak of the pain is not visible yet,' said Asha Bangalore, an economist with Northern Trust in Chicago.

The consumer strains are well-documented. Aside from the credit contraction, petrol and grocery prices are on the rise, the housing market remains distressed, and consumer confidence is at recessionary levels. Tax rebate cheques are in the mail, but that alone cannot compensate for the credit clampdown and inflation pressure.

'Given that households are strapped financially, it is far-fetched, even with the stimulus cheques, to expect a sharp increase in consumer spending,' Ms Bangalore said. 'You have seen auto sales numbers for April - they posted a sharp drop.'

Meanwhile, the Standard & Poor's 500 index is up nearly 13 per cent since mid-March as investors look beyond the current troubles.

Stock markets are forward-looking by nature, so it is not surprising that investors would think about how the economy might look in the coming months.

To say that Wall Street expects a second-half recovery would be an understatement. According to Thomson Reuters research, analysts are expecting fourth-quarter earnings growth of 62 per cent for the S&P 500.

Granted, that is a comparison with a disastrous fourth quarter of 2007, when earnings were down some 25 per cent. In the current quarter, S&P 500 earnings are expected to be down 6 per cent.

Not only is the market anticipating a swift recovery, but the earnings forecasts suggest that analysts think it will be lasting. For next year, they expect earnings will be up 18 per cent, twice the growth they are predicting for 2008.

They see particularly strong growth for consumer discretionary companies, beginning with the next quarter.

Earnings for that sector are expected to jump by 41 per cent in the fourth quarter, and 24 per cent next year.

But if banks remain reluctant to lend, spending will likely be sluggish. The head of Wal-Mart's US stores division said last month that consumers appeared to be 'topped out' and unable to obtain any more credit.

Deutsche Bank economists said that if banks stay as stingy as they are now for a few more quarters, it could shave one-half of a percentage point from consumer spending. Considering that consumer spending rose by a slim one per cent in the first quarter, that would be a significant blow.

Northern Trust's Ms Bangalore said that in past recessions, it took several quarters for credit conditions to improve. With banks staring at losses in the US$400 billion range just from bad mortgage-related assets, it could be even longer this time.

Jack Ablin, chief investment officer at Harris Private Bank, pointed to another sign that Wall Street's recovery rally may be getting ahead of itself.

The Dow Jones index of transportation stocks has jumped 20 per cent from a March 10 low, hitting an all-time high on April 30, he said. Transportation stocks are often seen as early indicators of economic strength.

'While I'm encouraged by the move, the surge in transports runs completely counter to the spike in crude oil,' he said, noting that until March, the transport sector had consistently taken its cues from oil prices over the last two years.

'The move in transports suggests that our economic downturn will be short-lived and mild. The challenges facing homeowners and consumers these days make this view overly optimistic,' he said\. \-- Reuters

Copyright © 2007 Singapore Press Holdings Ltd. All rights reserved.

Test of Singapore's economic resilience

Business Times - 09 May 2008

Test of Singapore's economic resilience

MUCH has been written about the nature of the beast, about whether it's shaped like a U, V, L or even W. We're talking of course about the impending - or, as oracles like former US Federal Reserve chief Alan Greenspan and Berkshire Hathaway's Warren Buffett contend, the ongoing - US recession. What's clear is that the world's largest economy, hammered by a massive financial crisis that has reverberated across the globe and further weakened by ever-rising oil prices, is on the ropes. And the impact of a US economy brought to its knees by a recession, whatever the shape, is bound to shake national economies everywhere.

Singapore awaits with concern, but also a measure of quiet assurance. It's a beast we've faced before, this spectre of global slowdown, and the painful lessons have been well learnt. The first hard lesson is that a small and open economy like Singapore's can never be fully shielded or buffered from external tremors. The corollary, though, is that the right preparation can make all the difference between holding firm in the storm and being blown away.

Thus Prime Minister Lee Hsien Loong's assurance in his May Day message that 'however the US financial problems play out, I am confident of our ability to cope'. Earlier this week, in a dialogue with over 100 business and financial leaders, PM Lee expanded on that premise. If things do get significantly worse - and at this point that's a big 'if' - the government has several possible options, he noted. Fiscal policy measures would be one such option. There could be directed assistance to help lower-income workers. Or the government could resuscitate construction projects that had been put on hold. 'We have the resources, we have the wherewithal,' Mr Lee noted.

Significantly, the savvy audience would have noted that the options he mentioned were not being pulled out of a vacuum. The global situation is being closely tracked by the country's planners, and Singapore's own economic performance is comprehensively monitored. Scenarios have been drawn up to cover the spectrum of possibilities. Any urgent or emergency measures would thus be as apt for the situation as is humanly possible.

However, true economic resilience is not just holding firm in the short term, but growing in strength through adversity over the long term. That is why the longer-term initiatives to keep this island-nation globally competitive and relevant must continue apace.

The hardware is being upgraded on schedule, from airports to highways and the MRT system, to a national ultra high-speed infocomm infrastructure that will spark a whole new panoply of high-tech products and services. As important will be developing the 'software', a new generation of world-class, world-conscious Singaporeans. Get the formula right and the world will beat a path to Singapore's door, recession or no recession.

Copyright © 2007 Singapore Press Holdings Ltd. All rights reserved.

FRHI confirms in-principle sale of Raffles Hotel

Business Times - 09 May 2008


FRHI confirms in-principle sale of Raffles Hotel

Buyer is consortium led by former Credit Suisse banker

(SINGAPORE) Raffles Hotel is being sold - as readers of BT were told yesterday. Under an in-principle agreement announced yesterday, Fairmont Raffles Hotels International (FRHI) will sell the iconic hotel to a consortium led by former Credit Suisse investment banker Mark Pawley.

'Completion is expected to take place at the end of May 2008,' FRHI added in its statement.

Raffles Hotels & Resorts, owned by FRHI, will continue to manage the hotel under a long-term management contract.

The pricing for the transaction and details of consortium members were not disclosed.

While he was head of Asian Real Estate, Gaming and Lodging business at Credit Suisse Investment Banking in Asia, Mr Pawley was involved with the $1.7 billion sale of the entire Raffles Holdings' hotel portfolio - including Raffles Hotel in Singapore - to US-based private equity firm Colony Capital in 2005.

Colony later merged that portfolio with Fairmont Hotels & Resorts' assets to create FRHI.

Colony is today understood to hold about 40 per cent in FRHI while Saudi Prince Alwaleed bin Talal's Kingdom Hotels International owns the rest.

BT reported yesterday that a preliminary agreement had been inked on the sale of Raffles Hotel and the adjoining shopping arcade and that the price is believed to be in the 'mid-$600 million range'. The report had also said that the buyer was believed to be a family trust, most likely linked to a European family.

Market watchers yesterday suggested the trust is likely to be a member of the consortium.

Raffles Hotel, Singapore, is just the latest asset FRHI/Colony have sold from the former Raffles Holdings portfolio acquired in 2005.

Last year, FRHI sold 100 per cent equity interest in its two Cambodian hotels, Raffles Hotel Le Royal in Phnom Penh and Raffles Grand Hotel d'Angkor in Siem Reap, to Kingdom Hotels Investments for US$36.4 million and at the same implied enterprise value. It also sold Swissotel Sydney last year.

In late 2006, FRHI sold Swissotel Merchant Court in Singapore to a fund managed by LaSalle Investment Management at a price reported to be in the $300-400 million range.

In its statement yesterday, FRHI said: 'As part of FRHI's ongoing business strategy to build a brand-focused global hotel company, FRHI continues to pursue opportunities to monetise its hotel real estate investments.

'These asset sales are purely real estate transactions that provide an opportunity to realise the value of our very successful investments and provide us access to significant capital for future growth of our management companies.'

'Similar to FRHI's past real estate transactions, any hotels that are sold will continue to be part of the company's hotel collection and will be managed under long-term management contracts.'

Copyright © 2007 Singapore Press Holdings Ltd. All rights reserved.

S'pore homes to be wired up with fibre optic link

May 9, 2008

S'pore homes to be wired up with fibre optic link

Both bidders for next-gen broadband network propose this lightning-speed technology

By Alfred Siew

BESIDES phone and cable points, Singapore homes will soon get one more jack in the wall - for a thin fibre optic cable to hook up to ultra-fast broadband.

The technology, called Fibre To The Home (FTTH), has been proposed by the two consortia bidding to build the island's new cyber highways. When ready in as early as two years, it promises an almost infinite speed boost for years to come, enabling people to enjoy 'life-like' video-conferencing or download a movie in mere minutes.

In the past two years, several technologies have been put up as possible upgrades to Singapore's existing broadband networks.

But fibre optics now appear to be the way forward, going by what both bidders for the Next Generation National Broadband Network submitted in their bids on Monday.

The new network, first announced two years ago, is expected to shake up the market and offer users faster speeds at a lower price.

While existing wall jacks will remain in place, the new fibre optic link will open up a world of offerings via new, ultra-fast broadband. Each fibre optic cable, no thicker than a piece of thread, has the capacity to deliver services such as phone calls, high-definition TV programmes and tele-medicine.

To hook up, users have to attach a modem similar to what they have now. Both bidders for the project promise that the new cables will be installed with minimal disruption.

The OpenNet group, made up of Axia NetMedia, SingTel, Singapore Press Holdings and SP Telecommunications, says it will use underground ducts which hold existing cables. This means there would be no need to dig up so many roads.

Mr Allen Lew, SingTel's chief executive officer for Singapore, said it also helps that telecom risers - the vertical shafts in buildings used for running cables - already exist in many apartment blocks here. This means the cables can be run throughout a building without fuss.

Rival bidder Infinity Consortium also promises to keep disruption to a minimum. Comprising City Telecom, StarHub and MobileOne, the group says people will be able to plug in the same way as they do now with the phone and cable TV jacks. 'This would pave the way for large-scale high-definition TV and medical services,' said a spokesman.

Already rolled out in Hong Kong, Japan and the United States, FTTH makes use of light signals to transmit information.

An almost unlimited amount of data can be pumped through by simply upgrading network equipment to alter how the light is transmitted.

Copper cables that deliver data with electrical pulses are reaching the limit on how much they can carry.

SingTel's Mr Lew said its system now offers up to 25 megabits per second (Mbps), but the new, much faster technology will bring services such as more high-definition channels.

While StarHub offers a faster 100Mbps service using current technology, it has also decided to invest in a future network that can be used many decades down the road. Experts say the upgrade will put Singapore up there with the most wired-up countries in the world.

siewtha@sph.com.sg


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FASTER AND CHEAPER

'Basically, they (broadband users) will get faster and cheaper broadband. Who would want 3Mbps in future when you've got 1,000Mbps?'

MR MARC EINSTEIN, from research firm Frost & Sullivan

Royal Peacock Hotel in Chinatown could fetch around $38m

May 9, 2008

Royal Peacock Hotel in Chinatown could fetch around $38m

THE Royal Peacock Hotel in Chinatown's Keong Saik Road is likely to be sold soon - with a potential price tag of about $38 million.

The owners of the boutique hotel called for expressions of interest, which closed on Wednesday, after attracting at least five bidders.

The keen interest underlined rising interest in the hotel sector in Singapore, analysts said.

The 74-room hotel's marketing agent, Cushman & Wakefield, said the property's guide price is $38 million, or more than $500,000 a room.

While the wider property market is quiet, as many buyers and sellers are remaining on the sidelines, the hotel sector offers a different picture.

With rising tourist arrivals and room rates, investors are more than happy to pay 'tomorrow's price' for a hotel located in the city centre, said Mr Donald Han, the managing director of Cushman & Wakefield in Singapore.

A five-star hotel typically sells for $700,000 to $800,000 a room, he said.

The bidders for the Royal Peacock, most of whom are foreigners, are not existing hotel players in Singapore, he said.

The hotel, which opened in 1995, is owned by Grace International, the local property offshoot of a family trading business based in Indonesia. The firm also owns The Scarlet, an 84-room boutique hotel in Erskine Road that opened in late 2004. This is set in 13 two-storey, restored shophouses built in 1868 and a four-storey shophouse.

The Royal Peacock occupies 10 restored shophouses in Keong Saik Road, which was once famous as a red-light district.

The rooms, ranging from 18 sq m to 30 sq m in area, boast period touches such as antique gilt-framed mirrors, plush purple carpets and red walls. They cost between $105 and $185 a night.

The eventual buyer will be looking to enjoy rising room rates, analysts say.

Room rates in Singapore have been rising steadily after staying low for a long period. Average rates are now hovering around $240 to $250, up from just $120 in 2004.

Mr Han said the outlook for the hotel industry remains upbeat, and Cushman & Wakefield is in the process of being appointed as the marketing agent for two other hotels over the next two months. These hotels, with fewer than 200 rooms, are also well-located.

JOYCE TEO



GOOD LOCATION: The hotel, which opened in 1995, occupies 10 restored shophouses in Keong Saik Road. Room rates are from $105 to $185 a night. -- ST PHOTO: EDWIN KOO

Raffles Hotel looks set to be sold at hefty price tag

May 9, 2008

Raffles Hotel looks set to be sold at hefty price tag

Consortium led by banker may buy hotel and adjoining arcade for $650m

By Joyce Teo

MYSTERY buyers are set to acquire the historic Raffles Hotel for more than treble the $200 million it sold for just three years ago.

The 121-year-old hotel and the adjoining shopping arcade are changing hands again after a consortium led by a Singapore-based banker agreed to buy the property, the American and Middle Eastern owners announced yesterday.

The eye-popping price tag is about $650 million, The Business Times (BT) reported yesterday.

The dramatic jump in value of the heritage property is the result of Singapore's booming hotel industry, market watchers say. Average room rates are now about $240, way up from $136 in 2005.

The identities of the buyers are not yet clear, though the consortium is being led by prominent former Credit Suisse banker Mark Pawley, who declined to comment yesterday.

The BT cited unnamed sources as saying the consortium might be linked to a European family.

As a Credit Suisse banker, Mr Pawley helped arrange the $1.7 billion sale of the hotels of Raffles Holdings to US-

based Colony Capital in 2005. The hotel portfolio included Raffles Hotel and the adjacent shopping arcade - valued at $200 million then.

Mr Pawley is chief executive of Singapore-based Oxley Capital Group, a private investment house focusing on real estate and private equity. Oxley told Reuters yesterday that it was not the buyer.

After Colony bought Raffles Holdings, it combined the hotels, including Raffles Hotel, into Fairmont Hotels & Resorts, which it had also acquired.

Yesterday, Fairmont Raffles Hotels International (FRHI) announced that it had reached an in-principle agreement with the consortium led by Mr Pawley to sell its stake in Raffles Hotel.

The deal is expected to be completed by the end of the month, the firm - controlled by Saudi Arabian billionaire, Prince Alwaleed bin Talal - and Colony said in a statement.

FRHI said it continues to look for ways to 'monetise its hotel real estate investments'.

These asset sales, it said, are 'purely real estate transactions that provide an opportunity to realise the value of our very successful investments'.

Staff and guests at Raffles Hotel are unlikely to be directly affected by the change.

'Similar to FRHI's past estate transactions, any hotels that are sold will continue to be part of the company's hotel collection and will be managed under long-term management contracts,' it said.

The BT reported that the sale would come with a 40-year management contract for Raffles Hotels and Resorts, citing unnamed sources.

It also reported a sale price 'in the mid-$600 million range'. The 999-year leasehold Raffles Hotel has 104 suites. The shopping arcade has a 99-year lease.

Mr Donald Han, Cushman & Wakefield's managing director, said the hotel sale price would exceed $1 million per room, after taking out the retail component. Generally, a five-star hotel sells for about $700,000 to $800,000 a room.

Back in 2005, concerns were raised about securing the legacy of the hotel, which is a part of Singapore's history and heritage. But the parties involved have said the hotel's legacy remains intact.

joyceteo@sph.com.sg


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PREVIOUS DEAL

Colony Capital bought Raffles Hotel and the shopping arcade in 2005 as part of the entire hotel business of Raffles Holdings.

POTENTIAL BUYERS

Former Credit Suisse banker Mark Pawley leads the consortium, but the identities of the buyers are not yet known.



RICH LEGACY: Raffles Hotel is a part of Singapore's history and heritage. Staff and guests are unlikely to be directly affected by the sale. -- ST PHOTO: JOYCE FANG

US sub-prime crisis far from over, warns Jim Rogers

May 9, 2008

US sub-prime crisis far from over, warns Jim Rogers

By Grace Ng

THE United States sub-prime crisis rocking world financial markets is not over by a long shot, warns investment guru Jim Rogers.

'I doubt that we're halfway through,' he said yesterday, adding that he expects more write-downs from European and US banks for their investments linked to delinquent US mortgages.

'We certainly haven't hit the bottom as far as I'm concerned.'

He is also pessimistic about oil prices, tipping that crude can 'go much, much higher', even passing the US$200-per-barrel-mark some pundits have predicted.

Oil hit about US$123 a barrel yesterday.

Mr Rogers, chairman of investment group Rogers Holdings, was speaking at the launch of the Barclays Global Agriculture Delta Fund.

The fund gives investors direct exposure to the performance of the Rogers International Commodity Index - Agriculture, which represents the value of 20 agricultural commodities futures contracts, including grain and cotton.

The index is reviewed annually by a committee chaired by Mr Rogers.

The Singapore-based American, who gained fame and fortune by co-founding the Quantum Fund with billionaire George Soros, is staking 'all his new money on commodities and China plays', and shunning the more traditional sectors amid the global financial turmoil.

He noted that agriculture is the 'most promising area of the commodities sector', as people are consuming more, but the supply and inventory levels of some agricultural products are at historic lows.

Mr Rogers is also bullish on China plays, particularly those listed in Singapore and Hong Kong, which are 'cheaper to buy' than those in China. He added that he bought some China stocks in Singapore yesterday .

He also observed that high-yielding commodity currencies like the Australian and New Zealand dollars remain good bets to hold, as he expects them to 'to do well'.

While the US dollar is losing its status as the world's reserve currency, Mr Rogers also noted that many investors are too pessimistic about the greenback, which he expects to rally.

Thursday, May 8, 2008

Fee dispute: PropNex drops lawsuit against couple

May 8, 2008

Fee dispute: PropNex drops lawsuit against couple

By Tan Hui Yee

PROPERTY company PropNex is dropping its lawsuit against a couple who refused to pay the seller's agent the 1 per cent commission after buying a home.

Both sides reached an agreement after a mediation session on Tuesday, which PropNex said yielded a 'win-win' conclusion. They declined to disclose the terms of the settlement.

If the case had gone to trial, it would have turned the spotlight on the contentious issue of whether home buyers should pay a fee to sellers' agents.

PropNex associate director Ricky Low Yong Sern, who was the only agent handling the sale of a terrace house in Whampoa last year, had sought about $4,000 in commission or a service fee from the buyers, marketing specialist Loh Yi Min, 29, and his wife Ariel Wee, a 33-year-old polytechnic lecturer.

The couple bought the house - built over 30 years ago and classified as a Housing Board flat - for $400,000 in April last year. They did so without hiring an agent.

According to court documents, PropNex's Mr Low claimed that he had provided services to them.

But the buyers refused to sign the commission agreement, saying they had not agreed to pay him a fee.

PropNex chief executive Mohamed Ismail said of the first such lawsuit initiated by his company: 'It has been amicably settled, so we are withdrawing the case. PropNex initiated this on the grounds that a fair amount of work has been done by the agent to start off with. This negotiated settlement takes into consideration both parties' views.'

Ms Wee, however, called for rules requiring property agents to state clearly what services they were providing independent buyers that would justify the commission.

'And we really need to see whether the same agent can represent both the buyer and seller - it's a complete conflict of interest,' she added.

The issue of commissions payable by buyers who deal without agents has been hotly debated in recent years. The law does not fix agents' fees, but most property sellers pay their agents a commission of 2 per cent of the selling price, while buyers foot 1 per cent.

Many agents marketing HDB flats also charge independent buyers a 1 per cent fee, but this is not practised for transactions involving private property.

This difference, say agents, comes from the lower prices of HDB flats, which translates into a lower commission. The sale of HDB flats involves more paperwork, they add.

Disputes arise when sellers' agents tell independent buyers about the commission only just before sale papers are signed.

Agents, on their part, say independent buyers often leave the sellers' agents to handle the paperwork but refuse to pay a service fee.


Copyright © 2007 Singapore Press Holdings. All rights reserved. Privacy Statement & Condition of Access


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EastLiving - Singapore Property and Real Estate DB

Pending sales of US homes fall to seven-year low

May 8, 2008

Pending sales of US homes fall to seven-year low

WASHINGTON - CONTRACTS to buy previously owned homes in the United States hit an all-time low in March, and businesses braced themselves for tough times by squeezing more out of their workers in the first quarter, data released yesterday showed.

The National Association of Realtors Pending Home Sales Index, based on contracts signed in March, fell 1 per cent to 83, the lowest since this index began in 2001. It was 20.1 per cent lower than a year ago.

Economists were expecting the decline in these contracts, which are a good barometer of future home sales, as people have been increasingly hesitant about buying homes in a price-declining market and mortgage financing is more difficult to obtain.

'This is not a shock. The pace of sales seems to be stabilising, but that's the best you could say about it. But I don't think we've hit bottom yet,' said Mr David Wyss, the chief economist at Standard & Poor's in New York.

The home sales data indicated that some buyers are waiting for less restrictive lending policies, said Mr Joseph LaVorgna, chief US economist at Deutsche Bank Securities.

With continued erosion in the housing and mortgage markets, businesses did their part to brace themselves for tough economic times.

US non-farm productivity in the first quarter grew at a faster-than-expected pace, as workers saw the biggest cut in hours since 2003, when the economy was in a jobless recovery, having emerged from its last recession.

Non-farm productivity rose at a 2.2 per cent annual clip, much faster than the 1.5 per cent pace economists were expecting.

But the Labour Department said worker hours fell at a 1.8 per cent rate during the quarter.

The aggressive efforts to cut back on hours worked should help businesses shield their profits and keep wage-related price pressures under control.

Unit labour costs, a gauge of inflation, rose at a 2.2 per cent annual pace, slower than the 2.5 per cent increase analysts were expecting.

'Continued solid productivity gains should help businesses survive the current slowdown,' said Mr Joel Naroff, the president and chief economist at Naroff Economic Advisers in Holland, Pennsylvania.



BYE BUY: 'Home for sale' signs are staying up longer in the US as falling prices and reluctant lenders take their toll on sales. -- PHOTO: AFP

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EastLiving - Singapore Property and Real Estate DB

Suntec mall tenants seeking lower rents

May 8, 2008

Suntec mall tenants seeking lower rents

Tenants at the new Galleria see red over low traffic and sales that barely cover rent

By Joyce Teo

FED-UP tenants at the posh new Galleria area of Suntec City Mall say shopper traffic is so low that they can barely cover the rent. Yet, they say, the landlord has not done much to help them out.

Ten tenants, including retail giants Robinsons and Ossia International, have written to ask the landlord, Suntec Reit, to address their continuing losses.

They also said that not enough is being done to promote the upmarket shopping zone.

Ossia executive chairman Joe Goh said: 'We are paying Orchard Road rents. It's too expensive, and the traffic is too low.'

Some retailers have stopped paying rent, another has closed down, while others are trying to find alternative tenants to take over their leases. There are some that are even talking about taking legal action against Suntec Reit.

ARA Asset Management, which manages Suntec Reit, has declined to comment.

The situation at Roots - one of Ossia's two shops at Galleria - mirrored the complaints made by other tenants to The Straits Times.

Business is so poor that sales cannot even cover the monthly rent of more than $30 per sq ft (psf), and the shop now sells other brands to increase sales, said Mr Goh. It is also getting advice on taking legal action against the landlord.

'We are requesting to pay $20 psf,' he added.

Robinsons, which has the Fat Face and Principles outlets at Galleria, is facing a similar plight.

Mr Shia Yew Peck, general manager of finance and administration at Robinsons, said the rent at Fat Face is already 100 per cent of sales.

'Rentals have to be commensurate with the traffic,' he added.

Timberland, which opened a Galleria store in June last year, closed for a few months because of poor traffic, while another shop shut in January after just three months, said some tenants.

Average rents at Galleria, which is near the convention centre, are $24 psf, while the entire mall averages $10.92 psf.

The six tenants who spoke to The Straits Times yesterday are paying between $25 psf and $35 psf, and all are requesting relief in the form of lower rents, rental rebates or a few months' rent waiver.

A typical rent guide would be the equivalent to 15 per cent to 25 per cent of sales, they say.

A comparable situation arose at The Cathay, which opened in 2006. Its landlord gave tenants rental rebates of up to 50 per cent to ride out the slow sales period.

A similar move does not look to be on the cards at the Galleria.

'It's got to the stage where it (property manager) won't even listen to the tenants. All our pleas are ignored,' said Mr Charles Guerrier, managing director of Oosters Belgian Brasserie.

Some tenants were offered rent reductions of 5 per cent, but they said the amount was too low.

A consultant, who declined to be named, said: 'The rentals are actually not very high. It appears high only because of their poor sales. There are a lot of people walking through the mall, but it is just transient traffic.'

Still, there may be better news on the traffic front with the underpass connecting CityLink mall to Suntec City now open. The temporary bridge to Suntec City will be dismantled next Monday.

Meanwhile, at least two hard-pressed tenants have tried to find other retailers to take up their space - but to no avail.

joyceteo@sph.com.sg

Copyright © 2007 Singapore Press Holdings. All rights reserved. Privacy Statement & Condition of Access

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Contact Stuart Chng: (65) 9691 9907
Email: stuart.chng@eastliving.com.sg

EastLiving - Singapore Property and Real Estate DB

HSBC extends lease of HQ for $143m

May 8, 2008

STAYING PUT TILL 2019

HSBC extends lease of HQ for $143m

HSBC Bank is extending the lease of its headquarters at Collyer Quay for another seven years after it expires in April 2012.

It will pay $143.1 million to rent HSBC Building until April 2019, said the building's owner, CapitaCommercial Trust (CCT), yesterday.

CCT will spend up to $7 million on improvement works at HSBC Building. These are expected to start late this year, subject to approval.

CCT said in a statement that the forward renewal of this lease agreement 'will ensure that HSBC continues to be one of CCT's core blue chip tenants and provides long-term sustainable and stable income to CCT'.

The deal will 'also ensure that HSBC Building will continue to enjoy 100 per cent occupancy over the long term', in light of the fact that more office space will come onto the market after 2010.

About 1.11 million sq m of office space is expected to be completed between 2010 and 2012, according to the Urban Redevelopment Authority. Until then, the shortage of office space is likely to remain.

HSBC subsidiary, HSBC Institutional Trust Services, is a trustee of CCT and is considered an 'interested person' in this transaction, CCT said in its statement.

It also said property firm CB Richard Ellis has reviewed the lease agreement as an independent valuer and has confirmed that the rent is at market level.

FIONA CHAN

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US home slump puts owners 'underwater'

Business Times - 08 May 2008

US home slump puts owners 'underwater'

Values fall 7.7% in Q1 to lowest point in nearly 3 years

(NEW YORK) US home values dropped 7.7 per cent in the first quarter to the lowest in almost three years, according to estimates by Zillow.com, an online data provider.

The decline is the biggest in 12 years of data compiled by Seattle-based Zillow.com, a website started in 2006 to provide homeowners, real estate agents and potential buyers with value assessments called 'zestimates' for single-family homes, cooperative apartments and condominiums.

US house prices dropped for the first time since the 1930s last year, discouraging buyers who fear being 'underwater' on their mortgage, or owing more on their home than it's worth. That's already happened to almost 52 per cent of homeowners who bought in 2006 when prices peaked, Zillow estimates.

At the same time, record foreclosures are adding to a glut of unsold homes and driving prices down further.

'It's clear evidence that the fundamentals of those housing prices were not sustainable,' Zillow vice-president of data and analytics Stan Humphries said in an interview on Tuesday. 'That's definitely aggravated nationwide by the liquidity crisis.'

Financial institutions have reported at least US$318 billion in mortgage-related losses and asset writedowns since the beginning of last year.

The proportion of banks tightening lending standards for even prime borrowers rose last quarter to about 60 per cent from 53 per cent, according to the Federal Reserve's Senior Loan Officers' Survey.

The survey, published on Monday, also indicated that the share of banks making it tougher for companies and consumers to borrow approached a record after the sub-prime-mortgage collapse made them more reluctant to lend.

'The inability to secure refinancing is ultimately contributing to the growing rates of foreclosure in many parts of the country,' Mr Humphries said. -- Bloomberg

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Raffles Hotel may change hands again

Business Times - 08 May 2008

Raffles Hotel may change hands again

Preliminary deal for hotel, arcade said to be inked for about $650m

By KALPANA RASHIWALA

(SINGAPORE) Raffles Hotel is believed to be changing hands again, along with its adjoining shopping arcade. The overseas buyer is understood to be a family trust, most likely linked to a European family.

BT understands that a preliminary deal has been inked for the sale and that the price is in the 'mid-$600 million range'. However, the transaction has not been completed yet.

The deal comes with a 40-year management contract for Raffles Hotels & Resorts, which currently manages the hotel, sources say.

The asset is being sold by a unit of Fairmont Raffles Hotels International (FRHI), which is controlled by Saudi Prince Alwaleed bin Talal's Kingdom Hotels International and US-based private equity group Colony Capital.

Colony bought the Raffles Hotel and adjacent shopping arcade as part of the entire hotel business of the then-listed Raffles Holdings in 2005 for a total $1.7 billion.

It later combined these assets with the portfolio of Fairmont Hotels & Resorts following the acquisition of Fairmont by Kingdom Hotels and Colony to create a single hotel enterprise, Fairmont Raffles Hotels International, with more than 85 hotels around the globe under the Raffles, Fairmont and Swissotel brands.

Prince Alwaleed holds the majority stake - believed to be about 60 per cent - in Fairmont Raffles Hotels International, with Colony owning the rest.

BT understands that the Raffles Hotel and shopping arcade were valued at about $200 million in the $1.7 billion portfolio acquired by Colony in 2005.

Raffles Hotel, with 104 suites, is on a 999-year leasehold site while Raffles Hotel Arcade next door is on a site with 99-year leasehold tenure starting Dec 15, 1988.

The hotel, which celebrated its 120th year anniversary in September last year, is gazetted a national monument.

It was built by the Sarkies Brothers in 1887 on the site of a 10-room bungalow.

The hotel expanded quickly and soon became the stuff of legend, mentioned in the works of Somerset Maugham and Joseph Conrad.

In the late 1980s, a massive restoration of the hotel, which has a site area of about 190,000 sq ft, was undertaken.

At the same time, a shopping arcade was built next door on a site with a land area of about 108,000 sq ft.

The three-storey arcade has a built-up area of about 306,750 sq ft. The hotel re- opened in September 1991.

Market watchers reckon that the $650 million or so price tag at which the asset is changing hands under the latest deal reflects not just rising hotel values on the back of increasing hotel room rates over the past two years, but also the highly successful food & beverage concepts Raffles Hotel boasts - such as Doc Cheng's, Tiffin Room, Empire Cafe and Long Bar.

It also has a ballroom and a suite of meeting rooms, plus Jubilee Hall, a Victorian-style theatre playhouse.

Raffles Hotel is understood to have been sold through a privately-conducted competitive bidding process.



Raffles Hotel: The overseas buyer is said to be a family trust likely linked to a European family. The deal comes with a 40-year management contract for Raffles Hotels & Resorts, sources say

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Wednesday, May 7, 2008

Tussle over Katong houses

Tussle over Katong houses

High Court to determine whether two properties should be returned to mother and son

Tuesday • May 6, 2008

Ansley Ng
ansley@mediacorp.com.sg

ALMOST 30 years ago, when Mr Loo Chay Sit (right) was going through a divorce after just a few years of marriage, he transferred a piece of newly-bought property at Margate Road near Katong to the name of his younger brother Chay Loo.

Years later, in 1986, his mother, Mdm Tan Chan Tee, registered another property — in Seraya Lane, also in Katong — in the name of Chay Loo's wife, Madam Chen Tsui Yu (far right).

Now, Mdm Tan, 80, and her elder son, who is 57, is suing Mdm Chen, 53, to recover the two homes, following Chay Loo's death in San Francisco in May 2005 at the age of 51. Earlier, he had tried to commit suicide while in police custody, following an apparent murder-and-suicide bid (see box).

Following his death, both Mdm Tan and Mr Loo secured default judgments which transferred both properties back to them. Mr Loo then sold the Margate Road house for $4.8 million.

However, a year later, both judgments were set aside.

The case is now before the High Court for Justice Judith Prakash to determine who had bought and paid for the two properties and if the properties should be returned to Mr Loo and his mother.

In his opening statement, Mr Loo's lawyer Low Chai Chong said his client bought the Margate Road property in 1978 for $195,000 using his own funds, but later transferred it to his younger brother's name when he was going through a divorce.

Said Mr Low: "Loo Chay Loo knew that the house was conveyed in his name only for the sake of convenience. He did not pay for the house or make any contribution towards the purchase price at all."

In transferring ownership of the home to his younger brother before his divorce came through, Mr Loo had not broken any laws since the courts at that time would not divide assets because of the brevity of the marriage, said Mr Low.

The Seraya Lane property, he added, was transferred to Mdm Chen at her husband's suggestion.

Countering, Mdm Chen's lawyer, Mr Daniel Tan, said the Seraya Lane property was conveyed in his client's name after Mdm Chen and her late husband approached Mdm Tan in 1987 for help to raise a sum of money when they were setting up a travel agency.

The mother has to-date not produced any documentary evidence to support her claim that she paid for the Seraya property, said Mr Tan.

The property, he added, had in fact been sold to Mdm Chen in April 1987 for $550,000.

The older Mr Loo has never demanded for a transfer of the Margate Road property to himself when his younger brother was alive, the lawyer added.

"It was only when the deceased fell into a coma that Mr Loo hastily commenced proceedings and claimed that the Margate Road property was held in trust for him," said Mr Tan. "His sudden claim is not only baseless and unsupported by evidence, but also suspect and lacking in good faith."

Both Mdm Chen and Mr Loo were in court yesterday but exchanged few glances. Mdm Tan was not in court. The hearing is set for 10 days.

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Ready to marry, but only if they can find their own homes

Ready to marry, but only if they can find their own homes

Tuesday • May 6, 2008

MORE Singaporeans are ready to say "I do". But the package should include a nest of their own; otherwise, wedding bells can wait for a good number of them.

According to a Ministry of Community Development, Youth and Sports (MCYS) survey, while nine in 10 singles (89 per cent) planning to get hitched would prefer to live in their own homes after marriage, almost a third indicated "they would postpone their wedding if they were unable to have a place of their own".

The finding stood out as a key road block to the generally positive sentiments toward marriage in Singapore in the second such study on marriage and parenthood here.

Preferred living arrangements were not covered in the first survey in 2004.

Overall, some 85 per cent of singles desire to get hitched, compared to just 74 per cent in 2004.

Other than the issue of housing — only 14 per cent would even consider rental housing as an alternative — the pursuit of love in Singapore is also confounded by the desire to concentrate on career and studies and especially by the inability to find a suitable partner. These were the same top two factors cited in 2004.

Singapore's population planners may take hope, though, that only 2 per cent said they did not intend to marry at all, compared to 5 per cent four years ago.

"Single respondents appear to be more active in searching for a marriage partner now as the percentage of those who were ambivalent about marriage decreased from 21 per cent in 2004 to 13 per cent last year," said the MCYS.

Having children was cited as the main reason for taking a walk down the aisle, according to the 3,015 single and 3,006 married residents between the ages of 15 and 44 who responded to the survey.

Eight out of 10 married people wanted to have two to three children, compared to six in 10 in the previous survey.

Despite these positive signals for the stork, Associate Professor Paulin Straughan of the National University of Singapore is sceptical that a big "conceptual leap" has been made.

"Family, marriage and parenthood have always been valued by Singaporeans ... Do I expect these positive perceptions of many to translate into an increase in total fertility rate and decrease the marrying age? I don't think so," she said.

The sociologist said more work is needed to study why Singaporeans are not putting their ideals about marriage and children into practice.

According to the MCYS survey, financial security ranked highest among the factors in deciding on the number of children they would like to have; mutual spousal agreement came in second.

Most of the women surveyed said they wanted to hold down a job and raise a family at the same time – 80 per cent of single and 60 per cent of married respondents.

However, there was a slight increase in the number of married women, to 34 percent, who said that it was "ideal to leave the workforce when they had children or when their children were still young" – one reason being the preference to raise the kids themselves, said the ministry.

For Dr Straughan, the problem many women have in finding an equilibrium between career and family will be a key factor in determining marriage and parenthood trends.

However, as far as the Government's enhanced pro-family package goes, especially the Baby Bonus and extended Paid Maternity Leave schemes, most respondents (83 per cent) said it has created a more conducive environment for couples to start and raise a family.

Payouts in the Baby Bonus Scheme, which was first introduced in April 2001, was enhanced in August 2004, while maternity leave was extended from 8 to 12 weeks from Oct 2004. – WITH ADDITIONAL REPORTING BY TAN HUI LENG

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S'pore ousting HK as top millionaire hub

Business Times - 07 May 2008

S'pore ousting HK as top millionaire hub

China seen to be 3rd richest country by 2017: study

By NISHA RAMCHANDANI

(SINGAPORE) Singapore is expected to pull ahead of Hong Kong as home to the highest concentration of millionaires over the next decade, sealing its reputation as a wealth centre not just in Asia but worldwide.

And while the US and Japan should remain the top two largest global economies, emerging markets such as China, India, Russia and Brazil will make their presence felt more strongly.

Now ranked seventh in terms of total net worth, China will grab third place by 2017, bypassing several G7 countries to become the third-richest country, while India is expected to make its debut in the top 10 list at No 8. Russia and Brazil will also display significant growth, moving up from 19th to 11th place and 15th to 12th place respectively.

With the Economist Intelligence Unit, Barclays Wealth released a report yesterday that forecasts the evolution of the level and distribution of household wealth in 50 countries between 2007 and 2017. Household wealth was measured using three components - financial holdings such as cash and other liquid assets, non-financial holdings such as property, and an aggregate measure that combined the two.

Last year, Singapore trailed Hong Kong in highest wealth density, with 23.3 per cent of residents having wealth of more than US$1 million. But by 2017, Singapore is expected to see this figure grow to 40.7 per cent - some 436,000 households - in comparison to Hong Kong's predicted 39.4 per cent.

According to the report, countries with the highest percentage of dollar millionaires tend to be small, densely populated financial centres such as Singapore and Switzerland.

In addition, the study revealed that the disproportionate distribution of wealth is expected to narrow as the concentration of wealthy households in Singapore, with US$3 million and US$5 million, is on an upward trend. Households with wealth of US$3 million will more than double from the current 5.1 per cent to 12.5 per cent, while those with US$5 million will almost triple from 2.1 per cent to 6 per cent.

Barclays Wealth chief executive for Asia-Pacific, Didier von Daeniken, pointed to Singapore's recent efforts to shift its focus from manufacturing towards technology and financial services. In addition, the opening up of previously protected sectors, like financial services, and bilateral trade agreements serve as an impetus to garner foreign direct investment.

For China, wealth creation has stemmed largely from the stock market and real estate. Citing figures from Ernst & Young, the report said 464 IPOs were launched in China over the past three years, raising US$134 billion. As the country's economy continues to expand, the average net worth per household is expected to quadruple, from US$18,000 in 2007 to US$74,000 10 years later.

'Asia now represents 25 per cent of HNWI individual wealth globally but only about 10 per cent of the income of the major private banks,' said Mr Daeniken. 'Growth for private banks can come from two areas - more penetration of existing wealth and more wealth being created.'

In Asia, Barclays clients are typically entrepreneurs, a trend that is expected to remain in the future.





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$20m plan aims to boost solar tech in new buildings

Business Times - 07 May 2008

$20m plan aims to boost solar tech in new buildings

By CHEN HUIFEN

THE Economic Development Board has launched a $20 million solar capability scheme to help the private sector become more environmentally friendly.

Announced at the Semicon Singapore show yesterday, the scheme aims to encourage companies to install solar technology in new building projects. It is offering financial support of up to 40-50 per cent of the cost of solar solutions, capped at $1 million per project.

'The scheme enlarges the practice field for our solar energy ecosystem,' said EDB managing director Ko Kheng Hwa. 'We believe this will go a long way towards building up critical capabilities among various players, including system integrators, architects, engineers and developers.

'The implementation of capabilities nurtured under the scheme will be exportable, as there is growing demand internationally for eco-friendly developments. These capabilities will also support wider adoption of solar energy in Singapore as its cost continues to fall.'

The scheme is applicable to new private sector building developments that meet Green Mark Gold standard, under a benchmarking system administered by the Building and Construction Authority. Projects at existing buildings may be considered case by case.

The scheme is the latest initiative by the Clean Energy Programme Office (Cepo) led by Mr Ko.

Set up early last year, Cepo is an inter-agency workgroup tasked with coordinating clean energy efforts.

Yesterday, Cepo announced the formation of a clean energy international advisory panel . Chaired by EDB chairman Lim Siong Guan, the panel will advise Singapore on the development of a clean energy industry and help chart R&D direction. Panel members include British parliamentarian Ronald Oxburgh, European Photovoltaic Industry Association president Winfried Hoffmann and Norway's Renewable Energy Corp president and chief executive officer Erik Thorsen.

Copyright © 2007 Singapore Press Holdings Ltd. All rights reserved.



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Sun Venture awarded Scotts Road site

Business Times - 07 May 2008

Sun Venture awarded Scotts Road site

It bid $32.99m or $226 psf ppr for the office site

By ARTHUR SIM

DB&B subsidiary Sun Venture Investments has been awarded a transitional office site at Scotts Road after emerging as the highest bidder last week.

Its bid of $32.99 million or $226 per square foot per plot ratio (psf ppr) for the 97,284.1 sq ft site was 3 per cent higher than the next highest bid received by the Urban Redevelopment Authority in the public tender.

DB&B develops and manages property assets and its CEO Billy Siew Kim Leng revealed that the overall construction costs could be in the region of $35 million, taking the overall development cost to about $68 million, including land cost.

The project, which has a maximum permissible gross floor area of 145,926.2 sq ft, will be partially funded through bank loans but even in the light of tightening credit markets, 'funding will not be an issue', Mr Siew said. This is probably because of the positive response from potential tenants.

Mr Siew had said last week that DB&B was in talks with two potential anchor tenants when it first ventured to bid for the site. However, since emerging as the top bidder, DB&B has received between eight and 10 expressions of interest, he said.

And the asking rent of $9.50 psf a month has apparently not put potential tenants off either, even though the first transitional office building being leased by Prudential Assurance Company Singapore on the other side of Scotts Road is being leased for $6.50 psf a month.

Mr Siew explained that as a built-to-suit office space provider, the office building will come fully fitted with raised floors, back-up generator and, more importantly, interior fittings, representing a cost savings for the future tenants.

The completion date is set for mid-2009.



Coming up: Artist impression of DB&B's transitional office building at Scotts Road

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Govt has arsenal to counter US-driven slowdown: PM Lee

Business Times - 07 May 2008

Govt has arsenal to counter US-driven slowdown: PM Lee

In a crunch, it can pump-prime the economy and give targeted assistance

By CONRAD TAN

(SINGAPORE) Singapore is prepared to face any economic scenario that emerges from the current uncertain climate, including a prolonged downturn in the United States, said Prime Minister Lee Hsien Loong yesterday.

One option to fall back on would be to boost economic growth through government spending, including resuming construction projects that were earlier put on hold, he said.

'If things do get bad, which cannot be ruled out - although it does not appear to be on the cards - we are not without recourse,' he told a group of some 100 guests including chief executives, senior bankers and economists at a discussion hosted by Thomson Reuters.

'If we need to move on fiscal policy to stimulate the economy, we can do that. If we have to have directed assistance to help the lower-income because unemployment has gone up - right now it's at a very low level, but if that happens - we can do that.

'And if I have to stimulate the economy or some sector of the economy, I can do that too.' In the construction sector, for example, the government could restart projects that it had put on hold, he said.He also said that he wished that the government had 'moved earlier' to ease the office space crunch in the financial sector, which has grown so rapidly that prime office space rents have soared, prompting banks to move some of their staff and operations to out-of-town locations.

'I wish we had moved our banking and financial centre six months earlier than we actually did. But at that time, the market looked cold and nobody was interested and we were unable to generate the interest for it to take off.'

But the government has since taken steps to build more office space, housing and schools to ease some of the capacity constraints, he said.

HSBC economist Robert Prior-Wandesforde asked Mr Lee if he thought that Singapore could be in danger of losing its lead over other countries in export competitiveness, especially given the recent disappointing growth figures for electronics exports.

Singapore's non-oil domestic exports fell by 5.9 per cent in March, the steepest decline since February last year. Electronic exports shrank for the 14th month in a row.

Mr Lee said that the falling dollar value of electronics exports was likely to be an 'inevitable trend' - partly because 'prices have been crashing' even though the volume had risen - but that other sectors of manufacturing such as pharmaceuticals would provide support. 'Our overall export numbers are not bad - could be better, but they're not bad. I don't think it is a sign of our losing export competitiveness.'

David Conner, chief executive of OCBC Bank, asked Mr Lee what he thought the reaction of other governments in the region to rising food prices and overall inflation was likely to be.

Mr Lee said that 'it would be a pity' if countries closed up their markets 'because it's really the markets that are going to make sure that the food goes where it's needed and there's enough for everybody to eat'.

He said that cooperation among the Asean countries was necessary 'to make sure that we coordinate among ourselves and do not work against one another'.

Long-term problems affecting food supply such as under-investment in research and development would take time to solve, he said. 'We must be prepared to see food prices up for some time.'

Separately, he told Reuters in an interview before the discussion that the Government of Singapore Investment Corp (GIC) would not disclose as much detail about its investment portfolio as Singapore's other state-owned fund, Temasek Holdings, despite pressure from foreign governments.

'GIC and Temasek are different,' he said. 'We do not want to tell people exactly how much we have so it's easier for them to make a run on the Singapore dollar.'

GIC, which invests Singapore's foreign reserves overseas, is believed to be the world's third largest sovereign wealth fund, with an estimated US$330 billion in assets under management, according to Morgan Stanley in February. Unlike Temasek, which began publishing an annual review of its portfolio in 2004 containing consolidated financial statements and its investment returns, GIC reveals only that it manages funds 'in excess of US$100 billion' on behalf of the government and the Monetary Authority of Singapore.



PM Lee: Singapore is prepared to face any economic scenario that emerges from today's uncertain climate


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Beach Rd building sold for $70m

Business Times - 07 May 2008

Beach Rd building sold for $70m

Hirsch Bedner and Irish private equity firm turning asset into boutique offices

By KALPANA RASHIWALA

AN Irish private equity firm and renowned international interior design firm Hirsch Bedner Associates have bought 700 Beach Road, currently a small office, home office development named In-City Lofts, for a total $70 million.

The duo will pump in a further $3.5 million to upgrade the eight-storey building and reposition it as a boutique office block.

The building has 8,500 to 12,000 sq ft floor plates, 4.5-metre ceiling heights and a roof terrace with a full-sized lap pool and gym facilities. When the refurbishment is completed in August this year, the property - located between Golden Mile Tower and Golden Mile Complex - will be renamed 700 Beach.

The spruce-up will increase the building's existing net lettable area by about 5,000 sq ft to 67,000 sq ft - of which 12,000 sq ft will be owned by Hirsch Bedner and 55,000 sq ft by Fine Grain Property Consortium (Singapore) Pte Ltd.

The all-in investment of $73.5 million by the two parties works out to $1,097 per square foot of the enlarged total net lettable area. Hirsch Bedner has taken about one-and-a-half floors while Fine Grain has bought the remaining six-and-a-half levels.

The site's lease was extended to 99 years starting April 2004, after the building was completed.

The interior design process of the refurbishment for the entire building is being handled by Hirsch Bedner, which will also move into the space it has bought. This will be the Los Angeles-based firm's regional office, housing its 80-strong design team.

Fine Grain has appointed Jones Lang LaSalle to lease its space in the building. 'The gross monthly per square foot asking rent is in the high single-digit range and we're targeting MNCs who're sensitive to high office rents in the CBD,' says JLL regional director and head of markets Chris Archibold. JLL is in talks with three potential tenants for areas of various sizes, Mr Archibold added.

Assuming an average rent in the high-single digit range, the net property yield would be about 8 per cent, analysts say.

Fine Grain is 65 per cent controlled by Ireland-based investors led by Ronald Bolger, Singapore's Honorary Consul General in Ireland and former managing partner of KPMG Ireland.

The other 35 per cent is controlled by Singapore- based investors led by Colin MacDonald and Wan Fook Kong. (Mr MacDonald is also managing director of McCraic Holdings, owner of Molly Malone's Irish pub and BQ Bar). Mr MacDonald, his brother Alastair (a chartered accountant), Mr Bolger and Mr Wan are directors of Fine Grain.

700 Beach Road is Fine Grain's first property acquisition in Singapore and the firm has allocated about $70-80 million more for further property purchases here in the next six months or so. 'We're targeting undervalued assets, overlooked by investors perhaps because of the properties' current use or the way they're being managed. We can refurbish and reposition such assets and seek to add value to existing buildings rather than build something from scratch,' says Mr MacDonald, who is also Fine Grain's CEO.

Fine Grain's portion of the acquisition will be funded by 70 per cent debt, provided by Munich-based Hypo Real Estate Group.

700 Beach Road was sold by In-Space Pte Ltd, whose shareholders include Wee Chwee Heng of Kumpulan Akitek.

700 Beach: The total investment of $73.5m works out to $1,097 psf of the enlarged total net lettable area

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40% of Singapore households will be millionaires by 2017, forecasts wealth manager

40% of Singapore households will be millionaires by 2017, forecasts wealth manager

Wednesday • May 7, 2008

Jinny Koh
jinny@mediacorp.com.sg

BACK when Mr Chia Chor Yam was living in a five-room HDB flat nine years ago, little did he expect that he would have a combined household income and assets worth more than $1 million today.

Mr Chia, 55, who is currently living in a three-room condominium with his wife and three sons, said that taking into account the inflation rate back then, his combined household income and assets were about $400,000 nine years ago.

Like Mr Chia, many other individuals here may well see their own million-dollar dream come true nine years from now if projections made by a Barclays Wealth report prove to be accurate.

The report — done in cooperation with the Economist Intelligence Unit — projects that come 2017, two in every five households in Singapore or 40 per cent will be millionaires — almost double the current number.

The report, which includes financial and non-financial wealth minus liabilities, noted that last year, there were 245,000 high net worth households in Singapore with overall wealth in excess of US$1 million ($1.3 million). It projected that the figure would rise to 463,000 resident and foreign households by 2017.

The report based its projection on several factors, such as the changing nature of the world's economies. In Singapore's case, for example, previously protected sectors, such as financial services, had been liberalised, while various bilateral free-trade agreements (FTA) had been concluded to promote foreign direct investment. All these will help more individuals to accumulate wealth.

"FTA is one of the measures of the openness of the economy," explained Mr Didier von Daeniken, chief executive for Barclays Wealth Asia Pacific.

"Customer profiles are also changing — such as seeing more entrepreneurs — and I think this trend will continue for the next 10 years," Mr von Daeniken said.

Associate Professor for Sociology from the National University of Singapore Tan Ern Ser said that the projection in the growth of millionaires here is possible with the passing of the older generations with low education.

"We are likely to have a high proportion of Singaporeans with higher skills and qualifications and hailing from dual-income households. So these people are presumably able to survive very well and thrive in the global competition," he said.

And if this projection is accurate, would Singapore, as a whole, benefit from having many more millionaires in its midst?

Assoc Prof Tan believes this would be so since Singapore will have a larger tax base and the government will be able to accumulate more surpluses to help the poorer segments of society.

"However, if a person owns a property worth a million bucks but is cash-poor, we would still be having lots of people not being able to live like millionaires, which is not helpful to the retail market," he added.

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Survey shows inflation has hurt business sentiment in S'pore

May 7, 2008

Survey shows inflation has hurt business sentiment in S'pore

SURGING inflation is not just affecting spending power - it is also having a damaging effect on business sentiment in Singapore.

A recent survey of accountants found that 64 per cent had a neutral to pessimistic view of the local economy.

Many expect growth to slow this year and that the employment outlook will be weak with few jobs created.

It was not hard to find the reason for their gloomy view. Inflation was cited by 90 per cent of the respondents as their chief concern, with turmoil in the credit markets and rising labour costs also listed.

In the survey - 202 members of the Institute of Certified Public Accountants of Singapore (Icpas) were polled - 79 per cent said rising food prices were the main contributor to inflation.

The best performing sectors this year are expected to be the hotel and restaurants, construction and health-care sectors.

This could be because of an anticipated tourism boom arising from a host of events slated for the next three years, including the Formula One race, the setting up of the integrated resorts and the 2010 Youth Olympics.

Manufacturing, wholesale and retail scored lowest on the optimism scale, as these are sentiment-reliant industries that would be hardest hit by the unsettled economic outlook.

Icpas vice-president Ernest Kan believes Singapore's strong economic fundamentals and government support will help the country to ride out the pessimism.

ONG BI HUI

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Tuesday, May 6, 2008

Greenspan: US is in an 'awfully pale recession'

Business Times - 06 May 2008

US RECESSION
Greenspan: US is in an 'awfully pale recession'

Continued stagnation this year may be the best the US can hope for

(WASHINGTON) Former Federal Reserve chairman Alan Greenspan said the US has slipped into an 'awfully pale recession' and may continue to languish for the rest of the year.

'We are clearly receding', with economic growth now at about zero per cent, he said in an interview with Bloomberg News.

Mr Greenspan, who now consults for clients including Deutsche Bank AG, also said it was too soon to declare the end to the credit crisis stemming from the collapse in the US sub- prime mortgage market.

The former Fed chief's assessment echoes figures in the past month that show declines in the manufacturing and housing industries, though fewer job losses than economists forecast.

Mr Greenspan's successor, Ben Bernanke, and his colleagues indicated last week that they are ready for a pause in interest-rate cuts after seven reductions since September.

Mr Greenspan spoke the day before the Federal Open Market Committee's April 30 statement, where it dropped a previous reference to 'downside' risks to growth and noted 'uncertainty' about the outlook for inflation.

While declining to comment on monetary policy, Mr Greenspan said the US economy is returning to a more inflation-prone period. Import prices are rising, as are wages overseas, adding to pressures already caused by soaring costs of food, energy and other commodities.

Mr Bernanke was scheduled to speak on mortgage markets yesterday at 8.30pm in New York.

Mr Greenspan, 82, portrayed the US economy as being caught in a 'tug-of-war' between cash-rich businesses on the one hand and money-losing financial institutions on the other.

'This is a very unusual situation,' he said. 'Neither side is obviously winning the battle.'

The US economy grew at a 0.6 per cent annual rate over the last two quarters, the slowest pace since the 2001 recession.

Mr Greenspan said that continued stagnation for the rest of this year may be the best the US can hope for and might even be the most likely outcome. 'That's certainly the most benevolent scenario,' he said. 'It's not all that far from being the most probable.'

'We're in a recession,' he said. 'But this is an awfully pale recession at the moment. The declines in employment have not been as big as you'd expect to see.'

The former Fed chief said a recovery won't begin until home prices show signs of stabilising, relieving pressure on financial firms to write off mortgage-related losses.

'Until there are stabilised prices of homes - and I think they have a good way to go down - you still have prospective losses' for financial companies and investors. 'It's too soon to tell' if the worst of the credit crunch is over, he added.

'It is possible, not probable, that prices could bottom out' towards the end of the year, Mr Greenspan said.

He saw the US economy reverting to the period prior to the 1990s, when inflation was more of a threat.

'The trade-off between inflation and growth is clearly turning adverse,' he said. 'We're going back to where we were before the end of the Cold War.'

Mr Greenspan in the past had argued that the expansion of the global labour force brought on by the collapse of the Soviet Union and the rise of China was a powerful force bringing down global inflation. That trend is now fading as workers in the emerging markets obtain higher wages. -- Bloomberg

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New Master Plan expected to see selective changes

Business Times - 06 May 2008

New Master Plan expected to see selective changes

Key sectors seen benefiting include hotels, aerospace, healthcare, transport

By KALPANA RASHIWALA

URBAN Redevelopment Authority's Master Plan 2008 - which will be exhibited soon - will see changes in land use and increases in plot ratios, but these will be selective and focused on growth areas, rather than a widespread upgrade in densities, DBS Vickers Securities said in a report dated yesterday.

The strategic initiatives from the Master Plan will filter down to improved growth fundamentals for various economic sectors. While the property sector will be a key and obvious beneficiary, also standing to benefit from the strategic outline are the hotels, aerospace, healthcare, transport and construction sectors, the report said.

More land will be provided for development of the aerospace industry and the establishment of a designated hub near Seletar Airport will continue to provide strong fundamentals for the sector's continued growth. For the healthcare sector, DBS Vickers sees a medical hub developing around the Novena area and 'we could see rezoning of land parcels in this area to facilitate the development of this medical hub'.

It also suggests plot ratio increases in some mature HDB estates, as part of the rejuvenation plan. With Jurong and Paya Lebar earmarked as new business hubs outside the CBD, 'we are likely to see a concentration of Government Land Sale projects in these two areas in the medium term'.

Noting that the authorities have revealed plans for new residential enclaves such as the area around Marina South Gardens and Kallang Basin, it said, 'we expect rezoning and plot ratio adjustments in these areas'.

'We expect much of the key significant land use and plot ratio changes to be concentrated in certain strategic areas - Seletar (aerospace industrial use), Jurong (new regional centre), Paya Lebar (commercial hub near city fringe), Marina Bay (white sites and residential), Novena (medical and healthcare), Kallang Basin (residential) and Ophir-Rochor (mixed development).'

The report added: 'With the phased opening of the Circle Line from 2009 onwards, we also expect to see an increase in plot ratios for undeveloped state land sites that are close to Circle Line MRT stations, and in particular those that intersect with existing MRT stations.'

'With interchange stations planned at Paya Lebar, Serangoon, Bishan, Buona Vista, Harbourfront and Dhoby Ghaut, we believe that the highest potential for plot ratio changes could come at the Paya Lebar and Serangoon stations, given that the area around the remaining interchange stations are already relatively built up,' DBS Vickers said.



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Warren Buffett says the 'R' word

Business Times - 06 May 2008

Warren Buffett says the 'R' word

Housing woes seen hurting bank results for a couple of years

(OMAHA, Nebraska) Warren Buffett, the world's richest person, said on Sunday that the US economy is in recession, putting him at odds with a government report that showed weak growth.

Mr Buffett offered his assessment during a wide-ranging news conference, a day after a record 31,000 shareholders of Berkshire Hathaway Inc attended the insurance and investment company's annual meeting in Omaha.

Last Wednesday, the Commerce Department said that the US economy grew at a 0.6 per cent annual rate in the first quarter. But Mr Buffett said that the nation's population also grew, making the real growth rate lower.

He also said that even if the data did not show the economy retracting, people felt as though it was.

'The US is in recession as I define it,' he said. 'I would define that as a situation where people are doing less well than they were three months, six months or eight months earlier and most businesses find themselves in that position too.'

Housing remains a critical problem, he said, as hundreds of thousands of US homeowners find their mortgage payments heading higher, or that their homes are worth less than they owe.

While Mr Buffett said that the government could help borrowers who were misled on what they would owe, he opposed helping people simply because their home values had dropped, or investors who bought mortgage securities without understanding the risks.

Borrowers, he said, 'shouldn't be penalised for being misled, but shouldn't be protected against mistakes'. He estimated that more than 80 per cent of borrowers with 'option' or 'pick-a-payment' mortgages that let them pay less than the principal due, in fact did so, and that many now owe more than their homes' values.

Mr Buffett said that housing problems would weigh down bank results for 'a couple of years' and the industry's large losses and write-downs due to bad debts were not over 'by a long shot'.

'There's going to be more pain, sure,' he said.

Alluding to a large stock offering last week by Citigroup Inc, which lost close to US$15 billion over the last two quarters, he said: 'Citigroup is replenishing its stock at US$25 when it was buying it back not too long ago at US$50. Many institutions not only grew the Kool-Aid, but drank it ... They paid a price, but the price was really paid by shareholders.'

He said that banks needed better risk management.

He also said that he recently considered the prospects of a large investment bank, which he did not identify, by reading its 270-page annual report. He highlighted 25 pages where he did not understand what he had read.

'I decided not to pick that one,' he added. -- Reuters

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JLL re-entering housing project sales business

Business Times - 06 May 2008


JLL re-entering housing project sales business

By KALPANA RASHIWALA

JONES Lang LaSalle (JLL) is poised to re-enter the Singapore residential project sales business after a hiatus of about seven years.

It has clinched appointments to market Floridian, a 336-unit freehold condo development in Bukit Timah by Far East Organization and Wing Tai Holdings, as well as Lippo's Centennia Suites at Kim Seng Road.

It is also marketing 34 units at the completed 99-year leasehold Amaryllis Ville condo in the Newton area on behalf of Goodearth Hotel group of Australia. Goodearth - controlled by the family of the late Teo Lay Swee, who used to own the Cockpit Hotel site - bought the 34 units from the project's developer, Wing Tai, about two years ago and is expected to sell the units for about $1,500 per square foot (psf).

JLL will focus on the upper end of the Singapore residential market, rather than the mass market. 'As well as marketing Singapore residential projects here, we'll market them through our international office network,' JLL managing director (Southeast Asia) Chris Fossick said in a recent interview with BT.

'I believe that with an increasing number of overseas buyers in the local market, the benefits of an international marketing campaign will grow in importance. We believe we can stay ahead of the game because we already have successful residential project sales businesses in Hong Kong, Jakarta and London, and a large presence in India, China, Korea, Japan and the UAE - we can mine our database of international investors in these places when marketing Singapore residential properties.'

'We believe the proportion of foreign buying in the Singapore housing market will continue to increase. Singapore is a destination for people to want to be in; it's becoming an exciting place,' Mr Fossick added.

He views the current slowdown in housing sales here as a temporary thing, 'driven by sentiment, not fundamentals'.

'The fundamentals for Singapore and Asia remain very strong. But we're being somewhat sidetracked by the goings-on in the world credit market.'

The property consulting group will also step up investment sales of Singapore residential properties - for instance, by matching foreign property funds/ institutional investors with local developers buying land for housing projects here, or helping these investors purchase stacks of apartments in new projects.

'The other idea we have for our residential business is to help Singaporeans who want to diversify into overseas property investments. The UK market, for instance, has been so high for so long and the currency so strong, we feel that for the last five years, UK has not been overly attractive. But that could change over the next 12 months.

'The pound has been coming off against the Sing dollar. But I think UK home prices have to come down further, but may be in 12 months, UK property might start looking reasonably attractive.'

Helping JLL achieve some of its new business plans is Julian Sedgwick, who joined as a local director in JLL Singapore's residential investments department earlier this year. He used to work with Chesterton London, where he marketed homes and condos in Central London.

'He brings an international flavour, and some new ideas on how they do project sales in London versus how we do it here. He will be quite helpful to Jacqueline Wong, who heads our Singapore residential business,' Mr Fossick said.

In a separate development, JLL regional director and head of investments Lui Seng Fatt is leaving the group. Mr Fossick confirmed Mr Lui's departure. 'He made a decision to move on. We're grateful for his contributions in the success of our investment business and wish him the best on his new ventures,' he added. Mr Lui, who is overseas, could not be reached for comment.

Meanwhile, Mr Fossick is expected to oversee the investments department. 'We've got a big team; we might as well find somebody within that team to take the helm.'


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Low interest rates not likely to help housing

Business Times - 06 May 2008

Low interest rates not likely to help housing

Income growth a better driver of housing price trends: Citi

By ARTHUR SIM

LOW or negative real interest rates are often cited as one factor supporting housing prices. But Citi believes that in today's market, negative real interest rates will at best be a 'cushion' in the near term.

In a report on the Singapore market, Citi analyst and vice-president (Asia Pacific Economics & Market Analysis) Kit Wei Zheng said: 'Negative real interest rates, in and of themselves, are unlikely to be sufficient to drive housing prices, especially if income growth and sentiment are weak.'

In his analysis of property prices and real interest rates, Mr Kit noted that while a correlation was 'maintained' during the Asian financial crisis, this correlation broke down during the 2001 recession.

'Between 2001 and mid-2004, property prices continued to fall even as real interest rates fell and eventually turned negative,' he said. He also pointed out that between mid-2004 and 2007, property prices soared despite rising real interest rates.

'Finally, property price inflation has moderated in the past two quarters, despite increasingly negative real interest rates,' he added. Mr Kit believes income growth probably has a 'stronger explanatory power in explaining housing price trends'.

He noted that a strong labour market not only improves housing affordability but lifts rental demand from foreigners, thereby increasing rental yields and the attractiveness of residential property as an investment.

Citing the Monetary Authority of Singapore's Macro-economic Review, he also noted that on average, the boost to asset prices from a one percentage point fall in foreign interest rates - which would affect domestic interest rates - is less than half of the income effect from a positive one per cent foreign demand shock.

The bad news, however, is that Mr Kit believes employment growth here may have peaked. 'Total employment growth will likely fall short of the record 238,000 jobs created last year, more likely in the range of 120,000-150,000, with attendant slowdown in payroll growth,' he said.

Nevertheless, Citi is 'not inclined to be overly bearish and do not anticipate a collapse' in the property market.

Negative or low interest rates may eventually prove 'supportive of housing demand' if they coincide with a rebound in incomes and sentiment that many expect with the launch of the integrated resorts.

Mr Kit also believes that official figures for new housing supply could be over-estimated. He said that in the context of 'heightened construction bottlenecks and spiralling material costs, actual supply in 2009 and 2010 will more likely be in the range of 18,000-19,000 units', less than two-thirds of the 30,296 projected.

Also on the optimistic side, he said a recent MAS survey showing a fall of the value of mortgages in negative equity suggests that households 'remain flush with cash'.

Affordability is also in check. For example, Mr Kit said the median price of a 110 sq m condo is about 23 times the average annual wage per person, which is still below the 25 times in 2000 and more than 33 times before the 1996 bust.



Optimistic view: Negative or low interest rates may eventually prove 'supportive of housing demand' if they coincide with a rebound in incomes and sentiment that many expect with the launch of the integrated resorts, according to Citi

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