Tuesday, December 18, 2007

In Quiet Nov, Sales Of New Private Homes Rise

Source : TTODAY, Tuesday, December 18, 2007

The number of new private homes sold in Singapore rose unexpectedly last month in a traditionally-quiet period, amid volatile market conditions.












The Urban Redevelopment Authority (URA) said yesterday that 611 new units were sold last month, up from 590 in October.

Developers launched 598 units last month - which is slightly lower than the 629 in October.

“The market thought that November would be quieter than October, but it turned out to be a little bit better. So, that was unexpected,” said Savills Singapore director of marketing and business development Ku Swee Yong.

“The buyers who were in for short-term gains have disappeared and the serious investors or owner-occupiers were the ones buying homes.”

The United States sub-prime problems are escalating global financial market volatility, resulting in fewer new property launches and more cautious buyers, said Mr Li Hiaw Ho, executive director of CBRE Research.

Still, two bulk purchases were made by investors last month, said Mr Li. These are the 20 units at 8 Napier - at about $3,550 per square feet (psf) - and 44 units at Cliveden at Grange - at nearly $3,700psf.

Mr Li said that the main performers last month were Amber Residences, which sold 85 units, and Casa Fortuna (picture), which sold 103 units.

“It is likely that the total number of new units sold in the fourth quarter will be around 1,700 to 1,800 units. Overall, prices are firming,” said Mr Li. “Sales volume and prices in December should remain at the same levels as October and November.”

Savills’ Mr Ku added: “We didn’t see many deals struck where sellers were willing to give a discount.”

Mr Ku expects this month to be quiet in terms of new sales, but the property market should pick up momentum early next year.

Exclusive St. Regis Hotel To Open On Saturday

Source : Channel NewsAsia, 18 December 2007

Competition in Singapore's luxury hotel industry looks set to heat up with the entry of a new player – the exclusive St. Regis.

The 13th St. Regis hotel in the world – the third in Asia, after Beijing and Shanghai – will be opening for business this Saturday.

As the first internationally-branded luxury hotel to open in Singapore in 11 years, it has planned an official launch in early 2008.

With some 500 staff overseeing 300 suites, the hotel aims to be the front-runner in the luxury hotel business, with services such as butlers on every floor.

It also has three chauffeur-driven Bentleys in the unique St. Regis bronze colour.

Yngvar Stray, general manager of St. Regis Singapore, said: "We have a tremendous respect for all the hotels that are operating in Singapore, but we have the opportunity and the obligation to constantly bring innovation into our industry, and that is what we have been fortunate enough to do, with the product we're putting together." - CNA/so

Asian Economies Set To Lose Some Steam In 2008: Analysts

Source : Channel NewsAsia, 18 December 2007

Asia's economies are set to lose some steam in 2008 as the US economic locomotive slows, but continued breakneck growth in China should ensure the region escapes a severe downturn, analysts predicted.

Japan looks particularly vulnerable to any cooling of the US economy as brisk exports have played a pivotal role in a recovery in Asia's largest economy after a slump stretching back over a decade, they said.

But overall the region is expected to remain relatively resilient to the ongoing fallout from a US housing slump and related credit squeeze.

"Growth will likely moderate somewhat from what has been a very strong performance this year across most of Asia," said David Cohen, director of Asian economic forecasting at Action Economics in Singapore.

The extent of the slowdown will depend on whether the US economy makes a hard or a soft landing, analysts said.

"Asia ex-Japan is well placed to weather a moderate global economic slowdown, but not a sharp downturn," Lehman Brothers economist Rob Subbaraman wrote in a research note.

As well as an expected US slowdown, high oil prices and a possible US dollar slump are seen as the main potential threats to the region.

But analysts said Asia is in better shape to cope with external shocks than a decade ago when the regional financial crisis struck because countries now have current account surpluses and huge foreign exchange reserves.

Despite its resilience so far to signs of a US slowdown, analysts say Asia's fortunes are still closely tied to the United States. "If there is a hard landing, we doubt that the region could decouple; China could even face deflation," said Subbaraman.

Asian economies still rely heavily on the United States to buy the goods churned out by their myriad factories.

"The exposure of Asian economies to the US and other major industrialised economies has increased not decreased over the last couple of years," said Jan Friederich, a senior economist at the Economist Intelligence Unit in Hong Kong.

But he said the fast-growing Chinese and Indian economies might benefit from a moderation in growth amid concerns about overheating.

"China is probably growing a bit fast at the moment. India is probably also still somewhat on the verge of overheating," he said. Slowing demand for their exports would help to rein in growth to more sustainable levels, said Friederich.

According to the Asian Development Bank, Chinese economic growth will ease to 10.5 percent in 2008 from 11.4 percent in 2007 "if government measures to cool the economy begin to take hold."

China's economy continues to power ahead despite government efforts to rein in growth, with a recent emphasis on directly ordering banks to curb lending.

Growth in the Southeast Asian economies is expected to cool to 6.1 percent in 2008 from 6.3 percent in 2007, according to the ADB.

Japan looks set to be one of the weakest performers again in Asia next year, particularly if exports to the US slow, analysts said.

Morgan Stanley economist Takehiro Sato warned Japan was even likely to suffer a "mild recession" in 2008. "Coming on top of high energy prices, the fallout from the sub-prime crisis and errant policies will likely cause economic activity to stagnate," he wrote in a research note.

Inflation has also taken longer than expected to return in Japan after years of deflation, with consumers reluctant to splurge as companies continue to award only meagre pay rises despite bumper profits. A shrinking population also poses a major challenge.

"The Japanese are swimming against the current. The demographics are just not favourable for their domestic growth," said Cohen at Action Economics, who sees Japan's economic growth holding steady at 1.8 percent next year. - AFP/ch

En Bloc Sales: Find Fairer Way To Compensate All

Source : The Straits Times, Dec 17, 2007

THE Singapore Institute of Surveyors and Valuers (SISV) recommends the following methods of apportionment for collective sale: the share value method; 50per cent strata floor area and 50per cent share value method; general valuation method; or the combination of general valuation and share value method.

The share value method favours small units, while the strata floor area method favours units with large areas.

The 50per cent strata floor area and 50 per cent share value method has been quite equitable for the past couple of years as, generally, the bigger units are transacted at a lower rate per sq ft (psf) than the smaller units.

But during the last two years, there has been a growing number of bigger units where the asking on a psf basis is equal or more than that of the smaller units.

One of the reasons could be the reduction in unit size as developers try to maximise the buildings, and hence the scarcity of larger units.

I would like to suggest further variations to the above methods to minimise the objections by the minority owners who own bigger units.

For example, 85per cent strata floor area and 15 per cent share value; or 90per cent strata floor area and 10 per cent share value; or a combination of the percentage of the strata floor area and share value be used, instead of the fixed 50 per cent strata floor area and 50 per cent share value method.

The method chosen will have to be discussed at an extraordinary general meeting.

It will be a win-win situation this way, as a smaller unit is compensated for its share by getting a better psf than a larger unit. At the same time, the larger unit will not be losing out too much. The rationale is to find a fairer way for all owners to be compensated.

During the debate on the Land Titles (Strata) Amendment Bill on Sept20, Nominated MP Siew Kum Hong brought up the matter of apportionment, and the response from Deputy Prime Minister and Law Minister S. Jayakumar was that 'Mr Siew Kum Hong expressed his unhappiness with the guidelines...on how proceeds should be apportioned or distributed. I would look into this. But let me say that we understand that the SISV is working on refining valuation guidelines...Of course, we are not able to specify in the law a standard apportionment method because there are a multitude of factors to consider in deciding on a single method of distributing the sale proceeds...But I take his point about the guidelines, and we will have discussions with the SISV'.

It would be good if we could know the outcome of these discussions.

Alex Cheong Boo Yam

No Takers For Many Collective Sale Sites As Market Cools

Source : The Straits Times, Dec 18, 2007

Quiet end to record year where $12.5b worth of estates were sold en bloc.

MOST collective sale sites put up for tender in recent weeks have closed without any bids.











About 40 estates have been launched for sale since October, but just eight deals were sealed between October and last month, said property firm CB Richard Ellis (CBRE).

‘The end of the year has come early,’ said CBRE executive director Jeremy Lake.

This market cooling comes after a record of about $12.5 billion of collective sales was notched up this year.

That was more than 50 per cent up on last year’s $8.2 billion, CBRE said yesterday.

But developers have become more cautious about buying new sites, amid slowing home sales in Singapore and worries over the United States sub-prime mortgage crisis, property analysts say.

While there is no shortage of home owners keen to go en bloc for the sort of record prices seen for most of this year, the number of sites that have successfully been sold has dropped off significantly in recent weeks - coinciding with slower private home sales.

Figures released yesterday by the Urban Redevelopment Authority showed that 611 new units were sold last month, just a tad more than the 590 new units in October.

That compares with a much higher 1,731 units sold in August, for instance.

Said CBRE Research executive director Li Hiaw Ho: ‘Clearly, buyers have become more cautious in view of the volatility in global stock markets resulting from the sub-prime problems in the US, the smaller number of new launches…and tightened en bloc sales rules.’

A new set of collective sale rules kicked in on Oct 4.

In the weeks before that, a wave of potential sellers rushed to go en bloc to avoid the more time-consuming rules. But even some who managed to launch sales under the old rules have not succeeded in closing deals.

Big sites such as Spanish Village in Farrer Road, Villa delle Rose off Holland Road and Elizabeth Towers in Mount Elizabeth all had no takers at the close of their tenders recently. Their indicative prices were $878 million, $700 million and $673 million respectively.

The tender for former Housing and Urban Development Company estate Chancery Court on Dunearn Road also closed earlier this month without any bids. It had an indicative price of $468 million.

The freehold Royalville off Sixth Avenue - with a guidance price of up to $350 million - also failed to attract bidders. Others with unsuccessful tenders include Dunearn Gardens, Cavenagh Gardens, The Village, Amber Glades, Grange Heights and Thomson View Condominium.

‘There are developers who still want to buy but the problem is that some owners are expecting obscene, sky- high prices,’ said an industry observer.

‘The lull may continue for a while into the first quarter,’ said Credo Real Estate managing director Karamjit Singh.

He said developers have already acquired quite a lot of sites. ‘They don’t need to take extra risks by buying at today’s level unless they believe that there is further upside at current levels.’

Knight Frank’s managing director Tan Tiong Cheng said: ‘Singapore definitely looks very positive… But this external sub-prime problem will affect local and foreign buying so everyone will exercise caution.’

‘Long-term fundamentals still look good… Buying interest should return from mid-January when people return from their holidays,’ said Mr Ku Swee Yong of Savills Singapore.

Others, such as Mr Tan and Mr Lake, believe activity will pick up after Chinese New Year in February.