Saturday, April 12, 2008

CapitaLand, HPL Secure S$2b Financing Facilities For Farrer Court Acquisition

Source : Channel NewsAsia, 11 April, 2008

Property developers CapitaLand and Hotel Properties Limited (HPL) have secured financing facilities worth nearly S$2 billion for their collective purchase of Farrer Court estate in prime district 10.

CapitaLand and HPL, along with their partners, had bought Farrer Court for S$1.34 billion last June.

The financing facilities will be used to refinance the acquisition costs of the purchase, as well as to fund the construction and development of the new project.

CapitaLand, which owns a 35-percent stake in the joint venture, intends to redevelop the site into a 36-storey condominium project with some 1,500 high-end units.

Other than HPL, the other partners in the JV are Wachovia Development Corp and a Morgan Stanley real estate fund.

Farrer Court currently comprises 618 units and has a remaining lease of 69 years.

According to estimates, the total acquisition cost works out to about S$783 per sq ft per plot ratio.

DBS Bank, UOB Asia, Standard Chartered, OCBC Bank and The Royal Bank of Scotland are the lead arrangers and bookrunners for the secured term loan, revolving credit and bank guarantee facilities.

In its stock exchange filing, CapitaLand said United Overseas Bank will act as facility agent and security agent for the facilities.

These will be secured by a mortgage over the Farrer Court property and a debenture over the assets of the joint venture.- CNA/so

Market & Hawker Centre At Mei Chin Road To Close For Upgrading

Source : Channel NewsAsia, 11 April 2008

The market and hawker centre at Block 159 Mei Chin Road will be closed for upgrading from May to the second quarter of 2009.

This makeover comes under the National Environment Agency's (NEA) Hawker Centres Upgrading Programme (HUP).

The S$4 million upgrading programme will make the two-storey market and hawker centre more accessible for the elderly and handicapped.

The centre will feature improved facilities like lifts and ramps. Its layout will also be reconfigured so that seating capacity can be increased.

New mechanical exhaust systems will be added to improve the centre's overall ventilation.

Most stallholders have chosen to take a break during this upgrading period, with less than 10 percent of them operating at stalls provided at other hawker centres.

The NEA manages 112 markets and food centres, out of which 62 have been upgraded.

Two centres at the Geylang Serai Market and Block 335 Smith Street are currently being upgraded. - CNA/so

Global Recession - Are Asians Ready for A Storm?

Source : TODAY, Weekend, April 12, 2008

Riding it out involves open and frank cooperation

AMERICA'S unfolding financial woes continue to surprise. The impact on Asia has been limited thus far, and some think that Asia's rise is irresistible.

But connections in finance, trade and investment can still bring the storm to Asia. Indeed, regional bourses and currencies have already felt shocks.

After all, Asia's boom has coincided and benefited from growth in the United States, easy and abundant capital and low inflation.

Conditions on all three fronts have changed. The US economy has slowed and seems headed for recession. Inflation is rising sharply, especially in US dollar terms. The ready availability of credit is also under pressure with the uncertainties in the market.

If the American economy continues to worsen, are Asians ready for a storm?

Historically, what happens in America affects Asia. However, some now argue for a decoupling of the regions. Growing domestic demand in Asian markets, especially China, and greater intra-Asian trade, they say, will keep the region booming, even as America declines.

South-east Asian central banks' governors expressed such optimism when they met in Jakarta in March. Their statement hoped "that intra-regional trade will provide some buffer against the likely slowing down of exports to the United States and Europe".

But much of intra-Asian trade is in intermediate goods that, after assembly in China or elsewhere, are intended for final export to the US or Europe.

Concurrently, reports show that global trade is at a standstill. If more problems emerge in the US, this will affect the volume of Asian exports.

The fall in the US dollar compounds the situation. Asian producers are finding that, even as costs and the value of their currencies rise, they cannot increase US dollar prices without losing American customers. Even if sales and trade continues, profit margins are being squeezed or even end up in the red.

Domestically too, inflation in Asia will be tricky. This is more than just an economic issue. It affects the poorest and strains political stability, especially as the most basic Asian staple, rice, is affected.

In response, some states will continue and even increase subsidies for essential goods.

Such measures in Indonesia, for example, will strain public coffers, but are unlikely to be changed, especially with a presidential election due.

For states that hold up an ideal of social equity, there is pressure to dampen inflation, even if this erodes growth rates. Thus, in Vietnam, where inflation early this year hit a record 15.7 per cent, growth is predicted to slow to 5-6 per cent.

Thailand faces a similar challenge. After two years of slow growth under the military-backed government, the new government seems set on an expansionary fiscal policy and reopening the economy to foreign investment. But the appreciation of the baht against the US dollar may affect competitiveness.

In Singapore's open economy, the last quarters have turned sluggish. Some help can be expected from close ties with India and China, and if sectors like pharmaceuticals pick up.

But the city state's performance seems to verify the thinking of analysts such as Morgan Stanley who argue that Japan and other advanced Asian economies, instead of de-coupling, are re-coupling with the US economy.

Across Asia, financial systems will be tested by the challenge of delivering growth while dealing with inflation, and aligning currency exchange and interest rates.

Surges and swift falls in short term capital flows can unsettle and even swamp a country's financial system. Unless well managed, domestic demand in Asian markets may fall victim.

The complexity of financial systems will make this challenging. This is especially for countries that may have banks and regulators who are less used to financial management in a global economy and may have less tools of influence.

There are dangers that have not been seen in the region since the crisis of 1997.

The danger of a black swan event — unexpected in nature and of severe consequence — should not be ruled out. But another crisis is not inevitable.

One key to avoid a crisis is to openly and frankly recognise the problems ahead. Too much talk of a decoupling between Asia and the US, in this regard, runs the danger of hubris that Asians are sheltered from the storm.

Another key is to increase exchanges among financial ministries and central bank regulators. Recall that the lack of transparency and coordination was a major contributor to the turmoil in Asia in 1997.

Hopefully, a decade on, the lesson has been learnt. The Chiang Mai initiative has set up currency swap agreements that can help shield Asia from short term surges in currency values.

Yet, many reforms have yet to be undertaken to strengthen domestic systems and create a closer economic community in the region.

Indeed, without a regional mechanism wider than the Chiang Mai initiative, Asia may again need to turn to the International Monetary Fund (IMF) for wider surveillance, despite the acrimonies after 1997.

Underlying this issue is political leadership. US economic turmoil may be turning into a global storm but American leadership is still focused on their own economy, and not the world.

As such, Asians should prepare to fend for themselves, coordinating more closely as a region. To do so, Asians will need to rise above their domestic politics, and work towards regional resilience.

Fending off a potential crisis can bring the region closer together and provide, in this way, an opportunity as well as a danger.

The writer is chairman of the Singapore Institute of International Affairs and associate professor at the National University of Singapore. Riding it out involves open and frank cooperation

JTC To Get Less Than 5% Of Awarded Damages

Source : TODAY, Weekend, April 12, 2008

Jurong Town Corporation (JTC) had won an appeal in a civil suit brought against it by a former sub-contractor and was awarded $8.1 million in damages. But in the latest twist to the four-year legal wrangle between JTC and sub-contractor Wishing Star, JTC will receive only $339,823.

The saga began in Nov 2003 when Hong Kong-based Wishing Star cried foul over the way JTC terminated its services after it was awarded a $54-million contract to build the glass walls of the 185,000-sq-m Biopolis (picture). JTC argued that Wishing Star had made fraudulent misrepresentations in its tender to win the contract.

In the event, Justice Choo Han Teck ruled in favour of the sub-contractor, prompting JTC to launch an appeal in Dec 2004. In May 2005, JTC won its appeal and subsequently claimed losses of more than $8.1 million.

The bulk of the sum was accounted for by the $7.81 million difference between the value of Wishing Star's contract and that of Bovis Lend Lease — the sub-contractor that JTC engaged after a second round of tenders.

Other costs arose from expenses JTC had incurred from travelling to Dongguan, China to inspect Wishing Star's facilities, and fees for consultancy and surveying services.

Wishing Star countered with its own appeal. Its lawyers, led by Mr Tan Liam Beng, argued that the sum of $7.81 million JTC incurred was not a direct consequence of Wishing Star's misrepresentations.

On Thursday, the Court of Appeal ruled that JTC had failed to give sufficient proof or evidence of this loss. It also ruled that JTC has to pay three-quarters of the costs incurred in the Appeal Court and High Court.

Jurong The Desirable

Source : The Straits Times, Apr 12, 2008

THE Urban Redevelopment Authority's (URA) plans to gentrify Jurong, long associated with factories and warehouses, have a successful working model in Tampines. As with Tampines, a dispersal of commerce and smaller office operations from the city centre and its fringes is the pivot of the new regional plan. The URA is working to a time frame of up to 15 years to develop Jurong Gateway, a dedicated commercial and recreational district that has been evolving naturally around the Jurong East train station for some years. This is intended partly to relieve anticipated pressure on the Central Business District and the Marina Bay new downtown coming up, partly as a second-tier node for smaller businesses to operate at much lower cost. Jurong residents will be delighted with job opportunities coming so close to home. But office space becoming available in the next few years in the prime areas and Tampines is making property analysts nervous about a glut. This could be overstated. The risk of commercial space going a-begging is not to be waved aside as boom-bust cycles get shorter, but the experts have forgotten to factor in population growth.
This brings us to what has to be a key reason for regional urban planning - population distribution. National planners are working on a population of six million to seven million over the next two decades, mainly through immigration, as a planning assumption. The Jurong area and its surrounding catchment are at present home to one million people. With the recreational and lifestyle improvements envisioned under what the URA beguilingly dubs the Jurong Lake District plan, this area could turn out to be a desirable place to live in. The residential housing component of the plan calls for 1,000 new homes, all landed homes or condominiums. The surprise is that there is no known provision for HDB housing despite the ample land. There is also no provision for a regional hospital. The National University Hospital is admittedly in roughly the same geographic location, but it has reached its capacity. What about schools? These social services are prerequisites if Jurong were to function as a new population magnet.

As for the recreation planned, serious thought should go into making the most of the two green lungs, the Chinese and Japanese gardens. These are gems, but in need of polishing. They can be redesigned as parks along the lines of the Botanic Gardens, but not to be crammed with unsightly plastic attractions. All told, the mix of commerce, recreation, the nearness of the two national universities and their research cluster - all set in a green environment - could turn Jurong into a sought-after address when the programme matures.