Thursday, February 19, 2009
炒家出现 Alexis一些单位可能归还发展商
Source :《联合早报》February 19, 2009
短短三天内就将所有293个单位卖光的Alexis共管公寓，已经出现一些希望趁热赚快钱的炒家。不过，受访的房地产界人士大多不看好现在的翻炒行情。他们认为，一些炒家可能会在求售不果的情况下，宁可损失定金，将原先预订的单位归还给发展商。
Alexis共管公寓推出时，吸引了趁热赚快钱的炒家入场，结果短短三天内就卖光293个单位。
莱坊(KnightFrank)私宅部执行董事区国培说：“我相信应该不会有人将单位退还给发展商，因为这些单位的售价不高，尝试放盘不果的人相信会有持守的能力。”
不过，一不愿具名的房地产顾问公司负责人认为，八个星期内或许会有5％至10％，即十多二十个单位被退还给发展商。
“主要是因为炒本不大，所以吸引了一些人进场。即使翻炒不成，顶多只是损失几千元，将单位退还给发展商而已。”
以一个售价50万元的Alexis单位来说，买家必须先支付5％，即2万5000元的订金给发展商。八个星期内，如果他决定执行认购权，就得支付另外15％的房款，其余款项可以在利息承担计划(IAS)下等到三年后入伙时才支付。
但如果买家决定不执行认购权，发展商只能充公四分之一，即6250元的定金。
“这是很难避免的，一旦一个项目吸引了炒家的目光，发展商就须面对这样的问题。同样情况也发生在One Shenton、卓锦豪庭(Orchard Residences)、Scotts Square和One Rochester身上。”
市场人士估计，2007年1月推出的One Shenton，有高达15％至25％的单位，在推出后的两个月内因为炒家无法在市场上以更高的价格将单位转售出去，而最终被退还给发展商。
One Rochester发展商联合工程(UEL)也承认，它于2007年第二季推出并迅速卖光所有单位的One Rochester，后来有大约10％的退货率。
这名房地产顾问公司负责人说：“在Alexis，炒家应该只占少数，最终被退还的单位可能只有十多二十个，甚至更少，发展商应该很快就可以另外找到新的买家。”
据房地产经纪估计，这些准备转售Alexis楼花的屋主，叫价每平方英尺比原本的买价高100元，“瞄准”的利润约10％。
受访的四五名房地产顾问都一致认为，在目前的市场环境下，愿意付更高价格向炒家买下楼花的人应该不多。
一家房地产顾问公司董事经理说：“关键在于买楼花的人要准备更多的现金，假设50万元的房子要以55万元转卖出去，买家不单单要以现金来补足中间这5万元的价差，银行也不一定会批准55万元的估价。”
另外一家房地产顾问公司负责人说：“更重要的是，市场上的选择还是很多，买家应该都不会相信有必要急着进场。”
四美公寓将上市
据了解，好几家发展商现在都希望打铁趁热，借着最近这股热潮推出新项目或者重新推出项目。
消息透露，华业集团(UOL)现在正加足马力，赶在未来两三个星期内推出其位于四美4街的99年地契共管公寓项目。
“发展商正十万火急地赶印宣传彩册和装修示范单位，只要筹备就绪就会即刻开卖。”
这个拥有超过600个单位的共管公寓，是继水之轩(Caspian)之后登场的大型共管公寓项目。发展商的订价不详，不过，由于它的地价高达容积率每平方英尺296元，成本估计介于每平方英尺620元至650元。
目前四美一带大约十年屋龄的共管公寓，例如Modena和Tropical Spring转售价格，介于每平方英尺520元至640元。
这个周末，国浩置地(GuocoLand)也会削价8.5％，以每平方英尺595元重新推出万国(Buangkok)地铁站旁边的The Quartz共管公寓的部分剩余单位。这个共有625个单位的99年地契共管公寓将在未来几个月内取得入伙准证，目前仍有182个单位未清。
星狮地产(Fraser Centrepoint)也计划在下个月，推出勿洛蓄水池一带Waterfront Waves共管公寓的更多单位。这一批面对游泳池的单位，据说将以每平方英尺600元至650元推出，比去年上市的那批面对蓄水池的单位便宜了15％至20％。
远东机构的新乐园(MiCasa)预料也会在今年四五月份登场。这个位于蔡厝港通道的99年地契共管公寓共有460个单位，是发展商在去年5月以1亿1601万元，即容积率每平方英尺203元买下的，分析员估计建成的共管公寓成本大约是每平方英尺550元，而发展商可能将售价瞄准在每平方英尺600元至650元之间。
短短三天内就将所有293个单位卖光的Alexis共管公寓，已经出现一些希望趁热赚快钱的炒家。不过，受访的房地产界人士大多不看好现在的翻炒行情。他们认为，一些炒家可能会在求售不果的情况下，宁可损失定金，将原先预订的单位归还给发展商。
Alexis共管公寓推出时，吸引了趁热赚快钱的炒家入场，结果短短三天内就卖光293个单位。莱坊(KnightFrank)私宅部执行董事区国培说：“我相信应该不会有人将单位退还给发展商，因为这些单位的售价不高，尝试放盘不果的人相信会有持守的能力。”
不过，一不愿具名的房地产顾问公司负责人认为，八个星期内或许会有5％至10％，即十多二十个单位被退还给发展商。
“主要是因为炒本不大，所以吸引了一些人进场。即使翻炒不成，顶多只是损失几千元，将单位退还给发展商而已。”
以一个售价50万元的Alexis单位来说，买家必须先支付5％，即2万5000元的订金给发展商。八个星期内，如果他决定执行认购权，就得支付另外15％的房款，其余款项可以在利息承担计划(IAS)下等到三年后入伙时才支付。
但如果买家决定不执行认购权，发展商只能充公四分之一，即6250元的定金。
“这是很难避免的，一旦一个项目吸引了炒家的目光，发展商就须面对这样的问题。同样情况也发生在One Shenton、卓锦豪庭(Orchard Residences)、Scotts Square和One Rochester身上。”
市场人士估计，2007年1月推出的One Shenton，有高达15％至25％的单位，在推出后的两个月内因为炒家无法在市场上以更高的价格将单位转售出去，而最终被退还给发展商。
One Rochester发展商联合工程(UEL)也承认，它于2007年第二季推出并迅速卖光所有单位的One Rochester，后来有大约10％的退货率。
这名房地产顾问公司负责人说：“在Alexis，炒家应该只占少数，最终被退还的单位可能只有十多二十个，甚至更少，发展商应该很快就可以另外找到新的买家。”
据房地产经纪估计，这些准备转售Alexis楼花的屋主，叫价每平方英尺比原本的买价高100元，“瞄准”的利润约10％。
受访的四五名房地产顾问都一致认为，在目前的市场环境下，愿意付更高价格向炒家买下楼花的人应该不多。
一家房地产顾问公司董事经理说：“关键在于买楼花的人要准备更多的现金，假设50万元的房子要以55万元转卖出去，买家不单单要以现金来补足中间这5万元的价差，银行也不一定会批准55万元的估价。”
另外一家房地产顾问公司负责人说：“更重要的是，市场上的选择还是很多，买家应该都不会相信有必要急着进场。”
四美公寓将上市
据了解，好几家发展商现在都希望打铁趁热，借着最近这股热潮推出新项目或者重新推出项目。
消息透露，华业集团(UOL)现在正加足马力，赶在未来两三个星期内推出其位于四美4街的99年地契共管公寓项目。
“发展商正十万火急地赶印宣传彩册和装修示范单位，只要筹备就绪就会即刻开卖。”
这个拥有超过600个单位的共管公寓，是继水之轩(Caspian)之后登场的大型共管公寓项目。发展商的订价不详，不过，由于它的地价高达容积率每平方英尺296元，成本估计介于每平方英尺620元至650元。
目前四美一带大约十年屋龄的共管公寓，例如Modena和Tropical Spring转售价格，介于每平方英尺520元至640元。
这个周末，国浩置地(GuocoLand)也会削价8.5％，以每平方英尺595元重新推出万国(Buangkok)地铁站旁边的The Quartz共管公寓的部分剩余单位。这个共有625个单位的99年地契共管公寓将在未来几个月内取得入伙准证，目前仍有182个单位未清。
星狮地产(Fraser Centrepoint)也计划在下个月，推出勿洛蓄水池一带Waterfront Waves共管公寓的更多单位。这一批面对游泳池的单位，据说将以每平方英尺600元至650元推出，比去年上市的那批面对蓄水池的单位便宜了15％至20％。
远东机构的新乐园(MiCasa)预料也会在今年四五月份登场。这个位于蔡厝港通道的99年地契共管公寓共有460个单位，是发展商在去年5月以1亿1601万元，即容积率每平方英尺203元买下的，分析员估计建成的共管公寓成本大约是每平方英尺550元，而发展商可能将售价瞄准在每平方英尺600元至650元之间。
香港山顶豪宅大跌价
Source :《联合早报》February 19, 2009
（香港法新电）香港山顶豪宅价格去年第四季度较三季度下滑了41.4％。世邦魏理仕（CB Richard Ellis）说，这一跌幅是港岛所有豪宅地点之最。
受全球信贷危机影响，香港楼市投资者的投资意欲和消费者信心皆显著下跌，其中以豪宅销售业务最受打击，租金和资本价值也骤降。
港岛山顶豪宅去年第四季价格大跌近半。
世邦魏理仕预计，就当前的经济环境来看，豪宅楼价在未来几季将进一步下滑，由于潜在买家多持观望态度，使业主都将物业转售为租，令租盘增加，导致租金有下调压力。
据该行资料显示，2008年第4季港岛区豪宅的整体价格按季下跌35.4%，按年则下滑19.2%。其中以山顶物业的价格跌幅最严重，按季下跌超过四成，按年计也下跌30.5%。港岛区豪宅的平均租金按季下降近20%，平均尺租为36.22港元。
世邦魏理仕说，去年4季度，香港房地产成交575宗，总值1000万港元，2007年同期成交2807宗。
去年10月，香港漫画家马荣成以较要价少过一半的7600万港元买下山顶一3300平方英尺的豪宅。其业主在2006年以9000万港元买下该物业。
世邦魏理仕认为，在未来几个月的市场情绪可能持续疲弱，豪宅价格或会反覆向下，加上预期下季利率、市场价格可能双双下滑，房地产市场的投资回报对资金充裕的买家将更具吸引力，相信到时会有更多买家入市。
（香港法新电）香港山顶豪宅价格去年第四季度较三季度下滑了41.4％。世邦魏理仕（CB Richard Ellis）说，这一跌幅是港岛所有豪宅地点之最。
受全球信贷危机影响，香港楼市投资者的投资意欲和消费者信心皆显著下跌，其中以豪宅销售业务最受打击，租金和资本价值也骤降。
港岛山顶豪宅去年第四季价格大跌近半。世邦魏理仕预计，就当前的经济环境来看，豪宅楼价在未来几季将进一步下滑，由于潜在买家多持观望态度，使业主都将物业转售为租，令租盘增加，导致租金有下调压力。
据该行资料显示，2008年第4季港岛区豪宅的整体价格按季下跌35.4%，按年则下滑19.2%。其中以山顶物业的价格跌幅最严重，按季下跌超过四成，按年计也下跌30.5%。港岛区豪宅的平均租金按季下降近20%，平均尺租为36.22港元。
世邦魏理仕说，去年4季度，香港房地产成交575宗，总值1000万港元，2007年同期成交2807宗。
去年10月，香港漫画家马荣成以较要价少过一半的7600万港元买下山顶一3300平方英尺的豪宅。其业主在2006年以9000万港元买下该物业。
世邦魏理仕认为，在未来几个月的市场情绪可能持续疲弱，豪宅价格或会反覆向下，加上预期下季利率、市场价格可能双双下滑，房地产市场的投资回报对资金充裕的买家将更具吸引力，相信到时会有更多买家入市。
Genting To Invest More
Source : The Straits Times, Feb 19, 2009
Singapore Integrated Resorts
GENTING International, which is building the Resorts World at Sentosa (RWS), is to invest another $590 million in the integrated resort which is due to open in early 2010.
Genting said the extra investments were required because of further changes made last year aimed at increasing the appeal of the IR project. -- ST PHOTO: JOYCE FANG
The extra funds to be pumped in by the company, which is part of Malaysian gaming conglomerate Genting Berhad, will bring its total investment in RWS to $6.59 billion, up from $6 billion, it said in a statement to the Singapore Exchange on Thursday.
Genting said the extra investments were required because of further changes made last year aimed at increasing the appeal of the IR project.
'In the course of the past year, changes have been made to the design and architecture of the integrated resort to substantially improve its entertainment and fun offerings, including enhancements to its casino and Universal Studios Singapore,' said Genting.
'Improvements were made to the quality of interiors as well as foot traffic accessibility to retail and dining outlets.'
The group, which managed to narrow its full-year losses, said it will be incurring substantial costs on the Sentosa IR, and this is expected to have a 'significant impact'on its earnings this financial year.
Capital expenditure before the resort's opening is projected to be less than $6 billion, and hence, the additional investments will be funded by operating cash flows from the IR when it opens.
The group also assured investors that financing for the IR 'is in place', after obtaining a $4 billion credit facility in April last year.
To prepare for the IR's opening in 2010, the group 'will be incurring significant pre-opening costs as it accelerates its human resource recruitment, training and sales and marketing programmes for the integrated resort', it added.
As at the end of last year, RWS has awarded and committed more than $4.5 billion of the $6.59 billion project costs.
The resort will feature four hotels, a 7,300-seat ballroom, as well as the first Universal Studios in South-east Asia.
Genting, also the largest casino operator, reported a full-year net loss of $124.8 million, 67 per cent lower than the $381.45 million of losses chalked up in 2007.
Revenue slipped 14 per cent to $643.8 million, down from $751.65 million in 2007, mainly due to lower revenue from the group's casino operations in Britain on the back of a weakening pound against the Singapore dollar.
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GENTING International on Thursday said its full year net loss narrowed to $124.8 million from $381.4 million but warned that it will be incurring substantial costs for the casino, the Resorts World at Sentosa (RWS).
It also conceded that the development is expected to have a 'significant impact' on earnings this financial year.
The group assured investors on Thursday that financing for the IR 'is in place' after it obtained a $4 billion credit facility last April.
Genting, which is also the largest casino operator in Britain, saw its revenue fell 14 per cent to $643.8.
The firm took a hit from its casino operations in Britain, where a slowing economy and a weakening pound against the Singapore dollar took their toll.
The group also experienced lower business volumes due to the global economic slowdown.
The slowdown is likely to have a material impact on disposable income, which will adversely affect its UK operations, it said.
The group absorbed $100.8 million in impairment losses on intangible assets, mainly due to the general economic slowdown in the UK and rest of the world.
Key expenses were also up, with administrative expenses rising 22 per cent to $42.5 million.
Other operating expenses more than doubled from $15.2 million to $32.7 million.
Singapore Integrated Resorts
GENTING International, which is building the Resorts World at Sentosa (RWS), is to invest another $590 million in the integrated resort which is due to open in early 2010.
Genting said the extra investments were required because of further changes made last year aimed at increasing the appeal of the IR project. -- ST PHOTO: JOYCE FANGThe extra funds to be pumped in by the company, which is part of Malaysian gaming conglomerate Genting Berhad, will bring its total investment in RWS to $6.59 billion, up from $6 billion, it said in a statement to the Singapore Exchange on Thursday.
Genting said the extra investments were required because of further changes made last year aimed at increasing the appeal of the IR project.
'In the course of the past year, changes have been made to the design and architecture of the integrated resort to substantially improve its entertainment and fun offerings, including enhancements to its casino and Universal Studios Singapore,' said Genting.
'Improvements were made to the quality of interiors as well as foot traffic accessibility to retail and dining outlets.'
The group, which managed to narrow its full-year losses, said it will be incurring substantial costs on the Sentosa IR, and this is expected to have a 'significant impact'on its earnings this financial year.
Capital expenditure before the resort's opening is projected to be less than $6 billion, and hence, the additional investments will be funded by operating cash flows from the IR when it opens.
The group also assured investors that financing for the IR 'is in place', after obtaining a $4 billion credit facility in April last year.
To prepare for the IR's opening in 2010, the group 'will be incurring significant pre-opening costs as it accelerates its human resource recruitment, training and sales and marketing programmes for the integrated resort', it added.
As at the end of last year, RWS has awarded and committed more than $4.5 billion of the $6.59 billion project costs.
The resort will feature four hotels, a 7,300-seat ballroom, as well as the first Universal Studios in South-east Asia.
Genting, also the largest casino operator, reported a full-year net loss of $124.8 million, 67 per cent lower than the $381.45 million of losses chalked up in 2007.
Revenue slipped 14 per cent to $643.8 million, down from $751.65 million in 2007, mainly due to lower revenue from the group's casino operations in Britain on the back of a weakening pound against the Singapore dollar.
---------------------------------------------------------------------
GENTING International on Thursday said its full year net loss narrowed to $124.8 million from $381.4 million but warned that it will be incurring substantial costs for the casino, the Resorts World at Sentosa (RWS).
It also conceded that the development is expected to have a 'significant impact' on earnings this financial year.
The group assured investors on Thursday that financing for the IR 'is in place' after it obtained a $4 billion credit facility last April.
Genting, which is also the largest casino operator in Britain, saw its revenue fell 14 per cent to $643.8.
The firm took a hit from its casino operations in Britain, where a slowing economy and a weakening pound against the Singapore dollar took their toll.
The group also experienced lower business volumes due to the global economic slowdown.
The slowdown is likely to have a material impact on disposable income, which will adversely affect its UK operations, it said.
The group absorbed $100.8 million in impairment losses on intangible assets, mainly due to the general economic slowdown in the UK and rest of the world.
Key expenses were also up, with administrative expenses rising 22 per cent to $42.5 million.
Other operating expenses more than doubled from $15.2 million to $32.7 million.