Saturday, November 29, 2008

Recession? New outlets, malls still opening

Source : Straits Times - 29 Nov 2008

Retailers remain upbeat and are thinking of new ways to pull in shoppers

THE recession may have induced a round of belt-tightening, but industry players are still investing in new outlets and even opening new malls.

Sports chain Nike, for example, opened its $5 million flagship store in Orchard Road’s Wisma Atria yesterday.

The 8,000 sq ft store is Nike’s first flagship store in South-east Asia and the first here operated and owned by the brand itself. Till now, Nike stores have been opened with local partners.

NTUC FairPrice is opening another hypermarket, and a third retail mall is coming up in Tampines, which already has Century Square and Tampines Mall.

Nike’s country marketing manager here, Mr Glenn Heng, said the sportswear giant had wanted to open a flagship store for some time, but the right location was not available. The opportunity came four months ago when Topshop closed its Wisma Atria outlet. It was too good a chance to pass up, said Mr Heng, who added that, despite the gloomy outlook, ‘we are still quite positive’.

The increased interest in sports here, along with Singapore’s clinching of the bid to host the first Youth Olympic Games, will only help the brand, he said.

Retailers hoping to sow some seeds for growth during this downturn include the biggest supermarket chain here, FairPrice, which will open its third hypermarket in Jurong Point next month and at least two more outlets next year.

FairPrice managing director Seah Kian Peng said: ‘Even in the downturn, our customers will still need essential items for their daily needs.’

Mall owner AsiaMalls, which reopened the refurbished Liang Court this month and will open the Tampines 1 mall in March, remains confident of attracting shopper traffic to its malls. The group’s assistant general manager Stephanie Ho said ‘tactical promotions’ which reward spending and reach out to target shoppers were the way to go.

Tampines 1 has secured 90 per cent of its tenants, including first-time entrants to the suburbs Topshop and Promod.

Orchard Central has signed up 60 per cent of its tenants, while Mandarin Gallery, which is being renovated, has signed up half.

A spokesman for Overseas Union Enterprise, which owns Mandarin Gallery, said: ‘Leasing activities are still active as there are smart retailers who see downtimes as opportunities to get good space at viable rents.’

Mall owners who have snagged these retail tenants are working more closely with them to offer promotions and organise mall events to beat the effects of the economic slump. Far East Organization’s deputy director of retail management Susan Leng said the yet-to-open Orchard Central will be open till 11pm daily to ‘cater to tourists on tight schedules and true-blue shopaholics’.


For tender: First site in Jurong’s revamp

Source : Straits Times - 29 Nov 2008

But analysts do not see much enthusiasm for mixed development plot

THE planned transformation of Jurong into Singapore’s Lake District was set in motion yesterday as the Government released sales details of its first site for tender.

However, market analysts say the current economic downturn and weak property market mean the site could receive a lukewarm reception at best.

Up for grabs is a 1.9ha ‘white’ or mixed development site, attractively located next to the Jurong East MRT Station, with 30per cent of gross floor area (GFA) set aside for office use.

The rest of the maximum GFA of about 1.15millionsqft is for commercial, hotel or residential use, said the Urban Redevelopment Authority (URA) yesterday.

This plum 99-year 19,124sq m site is the first in a series of developments in a grand masterplan unveiled for Jurong in April by National Development Minister Mah Bow Tan.

The proposed dramatic makeover is set to help Jurong shed its industrial image and morph into Jurong Lake District - a mini metropolis of homes, hotels, shops, eateries and offices linked to the MRT via walkways and waterways.

The 360ha district is the size of Marina Bay and consists of two precincts. The first is the 70ha Jurong Gateway, with new offices and entertainment spots set around the Jurong East MRT station.

The second is Lakeside, which is being developed as a destination for young families, with tourist attractions and parks complemented by water activities, set around the Chinese Garden and Lakeside MRT stations.

The URA said yesterday that developers interested in the white site can now apply for it, but property experts say response is likely to be muted, given the economic conditions.

Savills Singapore director of marketing and business development Ku Swee Yong feels that tendering for the site now ‘is a waste of time at this moment’.

‘In today’s market, frankly, it’s not about the attractiveness of a site any more. It’s about whether credit is available.’

Developers are likely to be cautious, and if infrastructure works by the Government for Jurong, such as upgrading the lakes or waterways is delayed, the pace of remaking the area might slow down, leaving little incentive for developers, he added.

When contacted, URA said the plan for Jurong Lake District ‘will still proceed as planned’.

Various infrastructure works such as roads and utilities to support the growth of the area will be implemented.

However, the actual pace of development will depend on market demand, it added.

Still, DTZ executive director Ong Choon Fah said the site is unlikely to be triggered for tender until the outlook becomes clearer, and bank credit is more available. ‘Developers are likely to look at income-generating assets, instead of going into a development situation.’

Chesterton Suntec International’s head of research and consultancy, Mr Colin Tan, said the site was not likely to attract any bids at this time, which is a pity as it is a ‘good and attractive’ site.

From a long-term perspective, the site is a prime one which major developers such as CapitaLand and City Developments will be eyeing, he added.

DTZ’s Mrs Ong said it would not be surprising if Jurong Lake District’s development now had to take a back seat.

But she added: ‘Economic cyclones will always exist, but we must not lose sight of the vision for that area for the long term.’

CREDIT MATTERS, NOT ATTRACTIVENESS

‘In today’s market, frankly, it’s not about the attractiveness of a site any more. It’s about whether credit is available.’ - Savills Singapore director of marketing and business development Ku Swee Yong


Cost is a hurdle for developers going green

Source : Business Times - 29 Nov 2008

Studies show property players are less likely to pay a premium for green office space now

REAL estate players in Singapore and the region want to go green but the cost of doing so is proving to be a barrier, studies show.

Corporate property executives are less likely to pay a premium for green office space now than they were a year ago, even though more of them see energy and sustainability as a business priority, according to a survey by CoreNet Global and Jones Lang LaSalle (JLL).

Another survey, by Singapore-based construction information services firm BCI Asia, shows similarly that perceived high upfront costs are proving to be a big barrier to green building in Singapore and other South-east Asian countries.

BCI polled 1,200 building professionals across the Asia-Pacific on their attitude to green building. The main hindrance across the region is the expected upfront cost premium. Some 58 per cent of respondents from South-east Asia think a green building will cost 10 per cent or more than a conventional one. And some 27 per cent of respondents believe the premium could be 20 per cent or more.

‘Despite the government’s efforts, the biggest barrier to green building in Singapore is perceived high upfront costs, which is a major issue across the survey region,’ BCI Asia said in its Q3 publication.

There is resistance to forking out more, despite increased awareness of the need for sustainable development. In the survey by CoreNet and JLL, 69 per cent of more than 400 corporate property executives surveyed said that sustainability is a critical issue for their property departments. In contrast, just 47 per cent felt that way in 2007. But despite the greater importance placed on sustainability, the number of companies willing to pay more for it has dropped since 2007.

According to Chris Wallbank, JLL’s Asia-Pacific head of energy and sustainability services, Asia is repeating many of the trends that accelerated the growth of green building industries in Europe and North America. ‘If you look across Asia at many of the higher-quality commercial developments, you’ll find that most are being designed and built with sustainability as a major consideration.’ he said. ‘This shift towards sustainability suggests that those in the industry are recognising its value going into the future.’

In some mature markets such as Hong Kong and Singapore, the opportunity to implement sustainability is limited by the availability of land that can be developed, Mr Wallbank pointed out.

BCI’s survey also showed that Singapore lags regional neighbours Australia and Hong Kong when it comes to a serious commitment to green building. Some 10 per cent of respondents from Singapore reported ’significant’ green building commitment, lower than the 23 per cent in Hong Kong and 29 per cent in Australia.

In Singapore the two main drivers of green buildings are rising energy costs and regulation by the government, which has been pushing its Green Mark system. The government has also created a $50 million R&D fund to boost development of green building technology.

The message seems to have got through. ‘Sustainable development is not a choice. We just do not have the luxury as a small country to ignore it. The faster we get there, the better it is for us all,’ Simon Cheong, president of the Real Estate Developers’ Association of Singapore (Redas), said at the industry group’s annual dinner on Wednesday. Redas members received 42 Green Mark awards this year, up from 17 in 2007.

Singapore is expected to have a blueprint for sustainable development for the next 10-15 years by February next year. An inter-ministerial committee on sustainable development, set up in February this year to come up with a national strategy, will release its recommendations then.

National Development Minister Mah Bow Tan has acknowledged that those bearing the cost of green buildings (such as developers) are not the same as those who will benefit (such as tenants). This disparity has to be addressed, he said at a public forum on Nov 6.

Analysts told BT that anecdotal evidence shows the upfront premium for a green building compared with a conventional one is unlikely to be as high as many players here think. For example, for City Developments’ $200 million City Square Mall, going green added only 2-5 per cent in construction costs.


Property exposure of banks well below limit

Source : Business Times - 29 Nov 2008

MAS does not expect sliding real estate market to affect lenders as their loan portfolios are generally well diversified

EVER since the market gathered steam in 2005, property-related loans have grown steadily. In fact, they were the key drivers of non-bank loan growth over the past two years, according to the Monetary Authority of Singapore (MAS), which released its Financial Stability Review yesterday.

Now, as a chill settles over the market again, concerns are being voiced over banks’ exposure to the property sector. Brushing aside these worries, the MAS said that the overall property exposure of banks stands at just 18 per cent, well below the regulatory limit of 35 per cent. Of course, some banks may be closer to the threshold. ‘Most banks’ property exposures were well below the limit, with a few banks’ property exposures closer to the limit,’ MAS said.

Home loans are not included in the regulatory limit as they are typically very low risk. They accounted for 28.4 per cent of non-bank loans.

Banks’ exposures to building and construction (B&C) firms are generally well-diversified with no bank having exposures concentrated in any particular property firm, it said. Lending to the B&C sector accounted for 18 per cent of total domestic banking unit (DBU) non-bank loans in September 2008. The asset quality of B&C loans has remained high, with the non-performing loan (NPL) ratio remaining low at less than one per cent.

‘Going forward, the NPL ratio of B&C loans is expected to rise, given the economic downturn and ongoing corrections in the property market,’ MAS said.

However, it does not expect this to affect the financial soundness of the banks as their loan portfolios are generally well diversified.

MAS said that the leverage ratio of the property sector has remained at almost the same level as before the Asian financial crisis, at around 60-80 per cent.

‘Generally, the small property developers are more highly geared than the large property developers, with the small developers’ debt to equity ratio at 76 per cent, compared to the large developers’ 62 per cent in Q2 2008,’ it said.

While there has been a substantial moderation in the interest coverage ratio since Q2 2007 for both small and large property developers, their earnings are still more than adequate to cover their interest liabilities in Q2 2008 with earnings at about 8.6 times of interest expense, it said.

On housing loans, the MAS said that they ‘typically turn in low single-digit NPL ratios and have a low risk profile with 75 per cent of housing loans accounted by owner-occupied residential properties’.

In addition, Singapore banks’ mortgage exposures are currently in the form of direct loans. Unlike in the US, there has been no securitisation of mortgages and repackaging into complex products, which had contributed to lax lending standards and the mispricing of risk, it said.

It added that the growth of property-related loans has tapered off recently, reflecting falling home demand and property transactions.


Jurong East ‘white’ site joins reserve list

Source : Business Times - 29 Nov 2008

But market watchers say that like the Bukit Chermin site, it is not likely to be triggered anytime soon

FOR the second day running, the Urban Redevelopment Authority has made available for application a reserve list site in an attractive location, despite the inopportune timing.

Its latest offering is a 1.9-hectare ‘white’ site next to Jurong East MRT Station. At least 30 per cent of the 1.15 million square foot maximum gross floor area must be set aside for office use and the rest for additional office use or other uses permitted under the white site zoning such as commercial (like retail and entertainment), hotel and residential uses.

The 99-year leasehold plot is the first sale site being offered in URA’s Jurong Gateway precinct since Singapore’s planning authority unveiled plans for the Jurong Lake District earlier this year.

On Thursday, URA went ahead with the scheduled release of a plum hotel site at Bukit Chermin on hilly terrain overlooking the coastline.

Market watchers yesterday gave the Jurong East site the same verdict that they did for the Bukit Chermin site - it’s not likely to be triggered anytime soon.

‘Given the current uncertain business environment, it’s unlikely there will be any interest in the Jurong East site. There’s also difficulty in getting funding. Investors would rather go for completed, income-generating assets that can give immediate returns than to embark on a fresh development with higher risks,’ DTZ executive director Ong Choon Fah said.

Market watchers also note that substantial office supply is expected to be completed from 2010.

Colliers International director Tay Huey Ying: ‘It’s unlikely the Jurong East site will be triggered for launch until the market picks up significantly. The land parcel is quite attractively located next to an MRT station and in an area within a growth centre.’

URA said: ‘Given its strategic location, it is vital that the proposed development on the first sale site in Jurong Gateway is a well-designed landmark development with appropriate quality.

‘Hence, the design of the proposed development will be reviewed by a Design Advisory Panel (DAP), chaired by URA.

‘The DAP will work with and guide the development team in the design of the development after the tender has been awarded.’

Reserve list sites are launched for tender only upon successful application by a developer with an undertaking of a minimum bid acceptable to the state.

The tender for the Jurong East site will be awarded on the basis of land price.


Jurong Lake revamp on the cards, but is the price right?

Source : Today - 29 Nov 2008

SINCE it first unveiled ambitious plans in April to transform sleepy Jurong over the next decade, the :Urban Redevelopment Authority (URA) has rolled out the area’s first land parcel: A site for mixed development in the Jurong Lake District.

The 1.9-hectare site, located beside the Jurong East train station, has a 99-year leasehold and a maximum gross floor area of about 1.15 million square feet (107,000 square metres).

At least 30 per cent of the area must be designated for office use, while the rest can be used for office, commercial, or residential purposes.

“The proposed development of this site will act as a catalyst to kick-start the growth of the Jurong Lake district into a vibrant, attractive commercial lifestyle hub of the western part of Singapore,” the URA said on Friday.

The site is on the reserve list, meaning it will be open for tender only ifdevelopers indicate a minimum bid price that is acceptable to the Government.

Property analysts praised the site for its location, but said that land parcels right now might not draw keen interest, given the weak market conditions.

:Chesterton Suntec International research head Colin Tan said some developers might find it a “waste of time” to prepare bids, as the URA has recently found price indications for at least three earlier tenders too low.

“Given the official view that the Singapore will be in a ‘long and deep’ recession, I feel that the URA should expect bids that reflect the economic realities of the time and be prepared to accept quite low bids,” said Mr Tan.

But DTZ’s regional head of research Ong Choon Fah said the reserve price - determined by the Chief Valuer - must be “reasonable” in land-scarce Singapore.

Developers “with foresight” may jump in to buy the Jurong Lake site at prices that are “not heavily competed”, said Knight Frank’s deputy-managing director Danny Yeo. Those with strong financial positions could even join forces, he added.

The successful buyer will work with a URA-chaired panel to design the development, which must be completed within 8-and-a-half years upon tender.


HDB factory rents up 20%

Source : Straits Times - 29 Nov 2008

THE whole world is still reeling from financial meltdown, with governments scrambling to put measures in place to cushion the effects.

Singapore has not escaped unscathed. The Government has taken steps to help people and businesses weather the situation. Recent announcements of pay cuts in the civil service, postponement of salary increments for government ministers and bringing forward the Budget to January are some immediate measures taken by the Government.

In Lianhe Zaobao on Wednesday, Prime Minister Lee Hsien Loong clarified in his interaction with business leaders in Sao Paulo, Brazil, that Singapore’s approach to resolving the crisis at hand is to lower business operating costs and maintain the people’s confidence in that the Government is in the same boat with them, helping to deal with the repercussions of the global financial crisis. He further emphasised the paramount importance of maintaining low rent and labour costs to alleviate the burden of the business world in order to weather the crisis.

In a nutshell, the Government is pro-active, taking the initiative to help Singaporeans and businesses during these difficult times.

However, we have received signals contrary to PM Lee’s message and the positive steps taken by the Government to help. We are a registered tenant of an HDB prototype factory in Defu Industrial Estate, which is slated for redevelopment in a few years’ time. On Nov 20, we received an offer from HDB Industrial Properties Department to renew our tenancy from Jan 1. To our shock, the offer came with a rent hike of more than 20 per cent.

What is this talk about keeping business costs down? Does the HDB not align its policies with government initiatives? We are already bleeding from the economic slowdown. Increasing rent at this inopportune time is adding salt to the wound.

We are trying hard not only to stay in business but also retain our workers. Can the Government please knock some sense into the HDB?

Tay Boon Yong (Mdm)


HDB factory rents up 20%

Source : Straits Times - 29 Nov 2008

THE whole world is still reeling from financial meltdown, with governments scrambling to put measures in place to cushion the effects.

Singapore has not escaped unscathed. The Government has taken steps to help people and businesses weather the situation. Recent announcements of pay cuts in the civil service, postponement of salary increments for government ministers and bringing forward the Budget to January are some immediate measures taken by the Government.

In Lianhe Zaobao on Wednesday, Prime Minister Lee Hsien Loong clarified in his interaction with business leaders in Sao Paulo, Brazil, that Singapore’s approach to resolving the crisis at hand is to lower business operating costs and maintain the people’s confidence in that the Government is in the same boat with them, helping to deal with the repercussions of the global financial crisis. He further emphasised the paramount importance of maintaining low rent and labour costs to alleviate the burden of the business world in order to weather the crisis.

In a nutshell, the Government is pro-active, taking the initiative to help Singaporeans and businesses during these difficult times.

However, we have received signals contrary to PM Lee’s message and the positive steps taken by the Government to help. We are a registered tenant of an HDB prototype factory in Defu Industrial Estate, which is slated for redevelopment in a few years’ time. On Nov 20, we received an offer from HDB Industrial Properties Department to renew our tenancy from Jan 1. To our shock, the offer came with a rent hike of more than 20 per cent.

What is this talk about keeping business costs down? Does the HDB not align its policies with government initiatives? We are already bleeding from the economic slowdown. Increasing rent at this inopportune time is adding salt to the wound.

We are trying hard not only to stay in business but also retain our workers. Can the Government please knock some sense into the HDB?

Tay Boon Yong (Mdm)


Friday, November 28, 2008

Hotel site at Bukit Chermin up for grabs

Source : Straits Times - 28 Nov 2008

THE Urban Redevelopment Authority (URA) is offering a hotel site, Bukit Chermin, to developers, despite the weak property market.

The 3ha site, on URA’s reserve list - meaning it will go to tender if enough interest is shown - has a maximum permissible gross floor area of 10,000sq m.

URA says it should be developed into a ‘distinctive lifestyle hotel’ to enhance the appeal of areas known as the Southern Waterfront and Southern Ridges.

The Southern Waterfront is the Harbourfront precinct, including Sentosa, while the Southern Ridges is a 9km stretch of greenery and open space spanning the hills of Mount Faber, Telok Blangah Hill, Kent Ridge and West Coast Park.

URA had earlier completed two pedestrian bridges, namely the Henderson Waves and Alexandra Arch, to link three popular hill parks on the ridges.

Although the Bukit Chermin site is tucked away amid a hilly setting within an exclusive corner of the Southern Waterfront, it is also just minutes from entertainment and recreational amenities such as VivoCity, Sentosa and Mount Faber.

However, industry experts and analysts say that while the site offers niche developers a unique proposition, the current economic downturn is a key stumbling block.

‘The Bukit Chermin site is a very interesting and unique site, with possibilities for a boutique hotel development,’ said DTZ Research senior director Chua Chor Hoon. ‘But in today’s climate, in which credit conditions are tight and there remains a lot of uncertainty going forward, I don’t think the site will receive any interest from developers.’

‘Given current market conditions, I think it is very unlikely to attract any interest at all from the targeted players,’ said another property consultant who did not want to be named.

‘I think it is safe to say, the URA really is just going through a formality, but nothing is wrong with the URA testing the waters because at the end of the day, who knows? A private developer might just surprise everyone,’ he mused.


URA releases reserve-list hotel site for application

Source : Business Times - 28 Nov 2008

Market watchers don’t see any takers until at least mid-’09

THE Urban Redevelopment Authority (URA) yesterday released for application through the reserve list a plum hotel site at Bukit Chermin flanked by Keppel Club and the Reflections at Keppel Bay condo project.

Despite the site’s attractive location in hilly terrain along the coast, some market watchers do not expect takers to emerge until mid-2009 at the earliest, given the grim property investment climate.

Any eventual bids for the 60-year-leasehold plot will be assessed under a dual-envelope system, taking into account concept and land price. The 3 ha plot is expected to yield about 50-70 hotel rooms/ villas.

The plot was initially on the second-half 2008 confirmed list but was moved to the reserve list late last month.

Jones Lang LaSalle Hotels executive vice-president Chee Hok said it is difficult to pin down the site’s value because of a combination of substantial construction costs expected for the project, the tight funding market and higher returns sought by potential investors given the current situation in the hotel business as operating profits trend down.

The site may be triggered for launch by investors towards second-half 2009, Ms Chee said. ‘At least business sentiment should be a lot clearer by then.’

Cushman & Wakefield Singapore’s managing director Donald Han also puts the earliest trigger date for the site at mid-2009. Hopefully by then, too, construction costs will have come down, which might also entice investors to apply for the site’s release, he said.

URA said: ‘The release of the site for a distinctive lifestyle hotel development will enhance the attractiveness of the Southern Waterfront and Southern Ridges.’

With panoramic views of Keppel Harbour, the plot, which has a maximum permissible gross floor area of 107,639 sq ft, is envisaged to be developed into a lifestyle hotel, URA said.

The site includes four pre-war black-and-white bungalows that are now leased for housing but will have to be restored and adapted for new uses by the successful tenderer. New buildings with panoramic views towards the harbour can be built, interspersed with the exiting bungalows, to create a unique development, URA said.

Developers interested in bidding for the site can make an application to URA accompanied by an undertaking to bid a minimum price. If this price is acceptable to the state, the plot will be launched for tender. Tenderers have to submit their concept proposals and bid prices in two separate envelopes. The concept proposals will first be evaluated against criteria including business and development concepts.

At the second stage, the price envelopes of proposals with acceptable concepts will be opened and the site will be awarded to the tenderer with the highest bid among those with acceptable concept proposals.


Lend Lease makes progress in leasing of Orchard mall

Source : Business Times - 28 Nov 2008

LEND Lease says it has found over 50 per cent of the retailers it needs for 313@Somerset Orchard Road.

Lend Lease development director Michael Kenderes would not reveal expected rents, but he said Lend Lease has ‘agreed terms’ with these retailers and expects to sign letters of offer early next year.

313@Somerset is one of three new malls opening on Orchard Road next year. Targeted at the mid-market segment, the mall has 294,000 sq ft of net lettable area with about 180 retail and F&B outlets.

Mr Kenderes did not reveal the names of any retailers but said that it had undertaken surveys and focus groups to arrive at the mall’s positioning. ‘It’s not going to be all things to all people,’ he added.

As a part of 313@Somerset’s USP (unique selling position) Lend Lease will be focusing on service standards and will open a $1 million Retail Training and Employment Centre to provide retail training to the employees of its retailers. Mr Kenderes said that this was prompted by ‘the retail industry’s need for skilled workers geared towards service excellence’.

Lend Lease says it will fund around 60 per cent of the training centre and expects to seek additional funding through various government agencies.

Already six months into planning, Lend Lease is working with the Singapore Workforce Development Agency on obtaining course accreditation and expects to train about 1,000 employees a year. So far, it has about 600 potential trainees.

The training centre will focus on the Customer Centric Initiative programme developed by Spring Singapore.

Priority will be given to 313@Somerset’s retailer’s employees but additional space will be opened up to anyone interested.

The training programme will also be free.

Already, tenant Charles Wong of Charles & Keith is happy about being able to save on its business costs. Mr Wong said that his company spends about $20,000 on training a year. ‘This will help to save cost, especially for SMEs for whom training is not top of mind during a downturn,’ he added.

Mr Kenderes said that in Singapore alone, the training centre is expected to save over $3 million in potential savings from hiring costs, training costs and downtime.

The centre is expected to be fully operational by mid-2009.


She’s angry because property market is soft, yet…

Source : New Paper - 28 Nov 2008

Her rent is raised by 52 percent

TENANTS can afford to be picky these days as the property market turns sluggish, and recession fears abound.

But not if the lease is in Chip Bee Gardens near Holland Village, with its popular black and white inter-terrace houses.

Instead of cutting rents, the landlord - JTC Corporation - has raised them. And for some tenants, by as much as 90 per cent.

JTC’s justification is that the tenancy agreements had to be revised to reflect rising rental market in the last two years.

But some of the tenants are angry with what they see as an ill-timed increase, given the economic climate. About 40 tenants have two-year leases which will end in the next three months.

JTC’s 349 state-owned three-bedroom terraces have an area of 1,356 sq ft each.

After the hike, the rents range from $3,400 to $3,900 a month, according to the location and condition of the units.

One tenant, visual artist Ketna Patel, 39, saw her rent jump by more than 50 per cent this month.

The Uganda-born Singapore PR, who is married to a musician, has been living in the estate for 13 years.

The couple have been renting two terrace units alongside each other, paying $2,500 each for them. One is their home, while the other functions as a studio.

They spent $50,000 to renovate the two units four years ago.

The couple said they received a letter from JTC about two weeks ago, saying the rent would go up to $3,800 each for the two units.

Said Ms Patel: ‘That is unreasonable in this market. We can’t afford it and, with the new rates, we definitely can’t afford to rent here any more.’

The couple have until the end of this month to decide whether to stay put and pay the higher rent, or move out.

They are considering leaving the country altogether if they can’t find cheaper accommodation in the area.

Ms Patel said the rent was $2,500 when they moved into the estate in 1995. At that time, they were renting only one unit.

Though the rent was revised whenever their two-year lease expired, they had never paid more than $2,500.

Ms Patel also felt it was high-handed of the landlord to give them such a short notice period and no room to negotiate.

Physiotherapist Surendra Ratnam, 38, said the rent for his family home has increased 90 per cent - from $2,000 to $3,800.

His 68-year-old mother has been renting the same unit in the estate since 1991. The family paid $1,600 in rent back then.

Mr Ratnam, who works in India, flies back to Singapore every few months.

He said: ‘Naturally, my mother is very upset about the whole thing. She has been here for such a long time.

‘She has always paid her rent on time and has even done up the place. JTC has not been flexible at all.’

He said they were informed about the increase only two weeks ago and they have to move out by the end of the month.

This short notice does not give them much time to consider other options.

Added Mr Ratnam: ‘We’re angry at the manner that this has been dealt with. They (JTC) are short-sighted because they don’t see that this will mean an exodus of artists.’

He said his mother has been offered a smaller loft unit in the area by JTC, at $2,800 a month.

They’re also looking to buy a five-room HDB flat in Toa Payoh.

The quirky neighbourhood attracts a motley mix of expatriates and locals setting up homes or studios there. They include painters, photographers, architects, actors. There are also some doctors.

Holland Village and the surrounding offbeat area was cited as one of Singapore’s little Bohemias by then Prime Minister Goh Chok Tong in his National Day Rally speech back in 2002.

Bohemian

But Ms Patel fears this bohemian aspect will be lost to the high rents as more artists leave.

‘Without Chip Bee Gardens, there’s no point for us to stay here,’ she said. ‘They (JTC) keep saying the increase is due to market forces.

‘But this is not just about money. That is so short-sighted. They (JTC) don’t understand the consequence that more artists will leave this community.’

When contacted, JTC explained that the estate is managed on a commercial basis and so the rental rates are determined based on market comparables.

Added a JTC spokesman: ‘In the last two years, real estate market rentals have moved up significantly as a result of the property boom and inflow of foreign talent.

‘So, Chip Bee Gardens’ rentals have also been adjusted in line with market movements.’

JTC said the market rent of the terraces there ranges from $3,500 to $4,000 per month, according to external valuers.

JTC had also received as many as 80 rental enquiries in the last two months, and had a list of potential tenants waiting to take up any vacant unit at the prevailing rent.

The estate is now at full occupancy. The spokesman said JTC would continue to monitor the market closely and adjust the rents, if necessary, to ensure that they are in line with market rates.

JTC: Rent is reasonable

ARE JTC’s rents pegged too high?

Mr Eric Cheng, executive director of HSR Property Group, said JTC’s asking rent of about $3,600 is reasonable.

For example, monthly rents for inter-terrace houses in the Holland Village area were about $4,500 last year.

They have dropped this year and are in the region of $3,200 to $3,800 now, depending on the unit’s condition.

He said: ‘Their (JTC’s) pricing is right. The property market may be weak, but don’t forget that there is still demand for those units.’

Mr Cheng advised the existing tenants to take the opportunity to secure the lease because they’ve enjoyed fairly low rent for the last two years.

If these tenants average their rent out over the four years, their rent per month will work out to about $3,000.

He said: ‘I don’t think some tenants leaving because of higher rents will affect the culture of the estate much, or the demographics.

‘There’s still demand for those houses. If a group of artists move, a different group will take over

Jurong East reserve site available for application

Jurong East reserve site available for application

Source : Business Times - 28 Nov 2008

Urban Redevelopment Authority on Friday made available for application a ‘white’ site next to Jurong East MRT Station through the reserve list.

The 1.9 hectare site can be developed into a maximum gross floor area of about 1.15 million sq ft, of which at least 30 per cent must be set aside for office use and the rest for additional office use or other uses permitted under the white site zoning such as commercial (for example, retail and entertainment), hotel and residential uses.

The 99-year leasehold plot is the first sale site being offered in URA’s Jurong Gateway precinct since URA unveiled plans for the Jurong Lake District earlier this year. Jurong Gateway is the commercial hub of the Jurong Lake District.

‘Given its strategic location, it is vital that the proposed development on the first sale site in Jurong Gateway is a well designed landmark development with appropriate quality. Hence, the design of the proposed development will be reviewed by a Design Advisory Panel (DAP), chaired by URA. The DAP will work with and guide the development team in the design of the development after the tender has been awarded,’ URA said.

Under the government’s reserve list system, a site will only be put up for tender if the developer’s indicated minimum bid price in his application is acceptable to the government. When the site is put up for tender, a tender period of about 16 weeks will be allowed before tender closes.

The tender for the Jurong East site will be awarded on the basis of land bids.

Source : Business Times - 28 Nov 2008

Urban Redevelopment Authority on Friday made available for application a ‘white’ site next to Jurong East MRT Station through the reserve list.

The 1.9 hectare site can be developed into a maximum gross floor area of about 1.15 million sq ft, of which at least 30 per cent must be set aside for office use and the rest for additional office use or other uses permitted under the white site zoning such as commercial (for example, retail and entertainment), hotel and residential uses.

The 99-year leasehold plot is the first sale site being offered in URA’s Jurong Gateway precinct since URA unveiled plans for the Jurong Lake District earlier this year. Jurong Gateway is the commercial hub of the Jurong Lake District.

‘Given its strategic location, it is vital that the proposed development on the first sale site in Jurong Gateway is a well designed landmark development with appropriate quality. Hence, the design of the proposed development will be reviewed by a Design Advisory Panel (DAP), chaired by URA. The DAP will work with and guide the development team in the design of the development after the tender has been awarded,’ URA said.

Under the government’s reserve list system, a site will only be put up for tender if the developer’s indicated minimum bid price in his application is acceptable to the government. When the site is put up for tender, a tender period of about 16 weeks will be allowed before tender closes.

The tender for the Jurong East site will be awarded on the basis of land bids.


$700,000 housing scam: Lawyer jailed for five years

Source : Straits Times - 28 Nov 2008

He is fourth person convicted; the fifth man, lawyer David Rasif, is still at large

A LAWYER who was part of a group which swindled banks and the Central Provident Fund (CPF) Board by declaring inflated purchase prices of properties was sentenced to five years’ jail yesterday.

David Tan Hock Boon, 40, became the fourth person convicted in connection with the scam, which also involved property agent Goh Chong Liang and fugitive lawyer David Rasif.

Rasif went missing in June 2006 with about $12 million of his clients’ money and remains on the run.

Pleading for leniency, Tan’s lawyer Sanjiv Rajan took pains to explain to the court that Goh was the ‘prime mover’, and that Tan was not a ‘conniving criminal’.

He said his client ‘very foolishly followed Mr Rasif’s instruction and engaged in the conspiracy’. Goh was jailed for five years and five months in August last year.

Before Tan was sentenced, Deputy Public Prosecutor Ong Luan Tze urged the judge to take into consideration that Tan committed the offences while he was a practising lawyer.

She implied that as a lawyer acting on behalf of clients, he should have been held to some professional standards.

Tan, a father of two young children, stopped practising law in April 2006 on leaving Rasif’s law firm and became a freelance business development manager.

He was arrested in August 2006 and has been in remand for the last three months because he was unable to raise the $120,000 bail offered.

Court documents said that the scam involved Goh convincing sellers and buyers of mainly Housing Board properties to declare inflated purchase prices.

They secured mortgages well above the value of the flats with phoney CPF documents and employment records.

The scam, which started in 2004, put nearly $700,000 in the pockets of the conspirators in just over a year.

Court documents did not say how the men planned to get away without repaying the loans, although Mr Rajan said Tan received no money from the transactions.

When the Commercial Affairs Department got wind of what they were doing in 2005, Goh asked to have the signatures removed from documents connected to the sale of the flats.

Tan handed over the documents to Goh, who erased his own signatures and replaced them with those of another man, Zurkifli Alang Noordin, who did it in return for money.

Zurkifli was jailed for a year in April. Another man in the scam, Abu Samah Yacob, was jailed for 17 months in June.

When the hearing was over, Tan was the picture of a broken man - dazed and lost in thought.

His friends offered sympathetic pats on his back as he was led away.


A unique site, but will developers bite?

Source : Today - 28 Nov 2008

A host of factors to overcome first before parcel can be used

IT MAY boast a waterfront view overlooking the upcoming Sentosa integrated resort, but don’t expect much interest from developers for the latest hotel site at Bukit Chermin released by the Urban Redevelopment Authority (URA).

That’s the view shared by property analysts Today spoke to yesterday.

“Investor sentiment is very weak now, so it is unlikely that any developer would want to (pull the) trigger at this point in time,” said Colliers International director of research and advisory Tay Huey Ying.

Transaction volumes in the real estate market have been dismal in recent months, noted Cushman and Wakefield’s managing director, Mr Donald Han, who expects the trend to continue in the next few months.”

Situated along the Keppel Harbour coastline, the hilly, 3-hectare site sits between Keppel Club and the upcoming luxury residential development Reflections at Keppel Bay. The site is currently on the Government’s Reserve List, meaning it will be open for tender only if developers indicate a minimum bid price that is “acceptable to the Government”.

The URA released more details about the sale conditions for the site yesterday. “In addition to accommodation facilities, the proposed hotel development is planned to include offerings of lifestyle programmes and services that will cater to discerning international visitors,” the authority said.

Mr Han said another factor that might discourage developers would be the extra costs needed to develop the site, which is situated on a hill. Developers have to fork out more cash to “get traffic up the hill” and also to prepare retaining walls, which are needed to prevent the erosion of slopes, he said.

Analysts also point to declining tourist arrivals amid a deepening global economic downturn as another reason why property developers are not likely to bite. According to the latest Singapore Tourism Board statistics, visitor numbers fell for the fifth consecutive month in October. The decline of 8.1 per cent was the single biggest monthly drop since Feb 2005. Hotel revenue dropped for the first time in three years, while the average occupancy rate dropped about 7 percentage points to 82 per cent.

ERA Asia-Pacific’s assistant vice-president Eugene Lim thinks developers will show interest, although he feels the bids may be too “conservative” to trigger a tender.

“Developers definitely need to look long-term. If they succeed in getting the site and get it going, the integrated resorts would be up by the time, so they’ll be catching the upswing,” he said.

If triggered for tender, developers will then have to - unlike most other hotel sites - submit two separate proposals based on development concept and on price, with the concept aspect being evaluated first, the URA said.


Construction firms face ‘collapse risk’

Source : Straits Times - 28 Nov 2008

Many of the 2,000 firms in DP Info’s study have high debt, little cash and weak profitability

THE local construction industry could already be in serious trouble heading into the economic downturn, new data from DP Information Group (DP Info) shows.

Ironically, the seeds of the problem were sown during the recent construction boom as firms snapped up projects using short-term credit to get things moving.

As a result, many are heavily reliant on this short-term credit.

And they now face the risk of defaulting on repayments, should banks further tighten credit as times get tougher, the credit and business information firm said.

This finding was based on an analysis of the audited financial results of more than 2,000 construction firms lodged this year.

About three in four have an annual turnover of $10 million or less. The other 24 per cent are over $10 million.

Overall, about 6,000 firms make up the construction industry here.

The analysis of the data found that many companies face not just one but multiple financial problems.

These include: high levels of debt, low levels of liquidity and weak profitability.

All these are all tell-tale signs of pending financial trouble, said DP Info. Managing director Chen Yew Nah said: ‘The research is a warning sign for the construction industry and while it does not mean a large number of firms will fall, it does mean they are vulnerable to collapse if their position deteriorates.’

DP Info’s research showed that 45 per cent of the construction firms surveyed rely on short-term loans.

Of these firms, slightly more than half have debt levels that exceed the cash levels they have in the bank.

This means that 27 per cent of all construction firms surveyed are likely to face financial difficulties if their short-term credit is denied or if the repayment terms are shortened.

Construction firms also face weak levels of liquidity. Of those surveyed, 45 per cent had less than $100,000 in cash.

Of the firms relying on short-term loans, about 59 per cent of them with more than $100,000 in debt have less than $100,000 of cash at the bank.

A third weakness is profitability. About 35 per cent of construction firms reported net losses while 51 per cent have accumulated losses.

Many construction firms do not have strong balance sheets in any event, but during the boom in the past two years, they took on more projects using short-term loans, said Ms Chen.

‘The high level of dependence on short-term debt and the staggered pattern of receipts mean the construction industry will face difficulties if short-term credit dries up,’ she said.

Many financial institutions may be reluctant to renew or extend credit if project sales are slow.

If credit lines of constructions firms dry up, they may not be able to pay their sub-contractors or other firms promptly.

‘What is needed is a coordinated effort by the Government, the industry and financial institutions to respond to the unique problems faced by the construction industry,’ said Ms Chen.

For instance, an industry-specific response is required to ensure that the funds made available by the Government are best used.

The Government recently said it will help make available $2.3 billion worth of loans to help firms ride out the economic slowdown.

‘Bankers need to articulate clearly what are the products available to help the sector, for example,’ said Ms Chen.

Small construction firms are not likely to default as their debt exposure should not be extensive if their debt is related only to committed construction project works, said Singapore Contractors Association executive director Simon Lee.

Ms Chen said cash flow is emerging as a problem at some construction firms since they are not getting paid on time. ‘Once you’re in default, you have negative cash flow and are no longer a viable company,’ warned Ms Chen.

Some firms have folded because of negative cash flow, even if they still have business to do, she said.

The construction industry is just an example of an industry with unique needs. Other industries such as manufacturing and transport may also face problems due to their reliance on debt to finance assets and equipment.

Efforts to assist each industry can be better targeted if research identifies where the problems lie, said DP Info.

TROUBLE LOOMS

‘The high level of dependence on short-term debt and the staggered pattern of receipts mean the construction industry will face difficulties if short-term credit dries up.’ - DP Info managing director Chen Yew Nah


Thursday, November 27, 2008

No artificial boosters: Mah

Source : Today - 27 Nov 2008

There are limits to what Govt can and should do, says Minister

WHEN it comes to dealing with weak demand in the domestic property market, developers and officialdom may not exactly be on the same page right now.

And it couldn’t have been more evident during last night’s 49th anniversary dinner of the Real Estate Developers’ Association of Singapore (Redas).

Delivering his prepared speech as guest-of-honour, National Development Minister Mah Bow Tan made it plain that there were “limits to what the Government can and should do”.

For instance, it will not dictate that banks must lend to firms or individuals with weak financial standing, said Mr Mah.

“We also cannot work against market forces and try to prop up property prices artificially. Such efforts are not sustainable and will not be beneficial to the health of the property market in the long-run,” he added.

All actions must be “carefully calibrated”, he said, as “any measure seen to be knee-jerk or excessive might even weigh market sentiment down further”.

His basic principle is for property prices - which sometimes “behave erratically” - to move in line with economic fundamentals. Inevitably, a weakening economy will weigh on demand and prices, he said.

The Government’s aim is for the property market- a cornerstone of the Singapore economy andaccountable for 13 per cent of total employment here - to function “smoothly and efficiently”.

Stability is also important; the deferred payment scheme was scrapped last year to encourage financial prudence, said the Minister.

Redas’ request

From the developers’ perspective, the third quarter’s fall in private home prices - the first decline in four years - was not good news. Also, office rentals have been easing while property supply is expanding.

The market right now is “fragile and nervous”, Redas president Simon Cheong said in his speech.

To him, a widespread plunge in asset values must be prevented and credit markets must function to shore up confidence. “Only with confidence will demand return to the market,” said Mr Cheong.

“To do this, a tripartite plan of action is needed between developers, financiers and the Government, through moderating new supply, shoring up demand and introducing fiscal measures to help ease funding for the industry.”

He said Redas hoped to work closely with the Government to “come up with new concrete measures that will help get some traction back for the real estate market”.

Mr Cheong then urged industry players present to do their best to provide the Government with “timely market feedback to facilitate a timely and effective response that the property market needs”.

Feedback was also what the Minister called for.

“It is not all doom and gloom,” said Mr Mah, hopeful that several major projects secured will create jobs and sustain capital spending over the “next few years”.

Also, “we will not hesitate to reactivate some of these deferred projects at an appropriate time, if necessary, to boost the industry when construction costs come down and manpower and materials shortages are less serious,” said Mr Mah.

But at least one property player is hoping for a greater helping hand from the authorities.

“The market’s driven by sentiment and the Government can do more,” said a senior executive from a mid-sized developer. He feels deferring the stamp duty payable on property purchases and bringing back the deferred payment scheme would help.

“Not all who use the deferred payment scheme are speculators. There are HDB upgraders who haven’t sold their flat yet and have trouble financing, and the scheme can help them,” said the executive who declined to be named.


Punggol BTO flats in hot demand

Source : Straits Times - 27 Nov 2008

IN THESE leaner economic times, the cheapest public housing option for newly-wed couples has been three times subscribed.

The Housing Board’s latest Build-To-Order (BTO) flats, Punggol Arcadia, closed yesterday with 2,344 applications for just 750 units. The final update will be made today at 2pm.

The overwhelming response ‘demonstrates that there is still a high demand for public housing’, said the chief executive of property consultancy PropNex, Mr Mohamed Ismail.

HDB launched Punggol Arcadia, at the junction of Punggol Place and Punggol Field, two weeks ago.

Buyers could choose from 120 three-room, 465 four-room, and 165 five-room flats. The flats cost between $181,000 and $211,000 for a three-room unit, between $268,000 and $327,000 for a four-room unit, and between $356,000 and $416,000 for a five-room unit.

The prices represent an increase of 7 to 8 per cent from those at neighbouring Punggol Sapphire, another BTO project HDB launched six months ago.

PropNex noted that the median price for the flats was ‘only a few thousand dollars below that of Punggol resale flats’.

This means buyers still want new flats, otherwise they could easily opt for a resale flat where they would not have to wait to move in, and can enjoy grants of up to $70,000.

According to HDB data, only 262 applications were received on the first day of application. Yet, yesterday’s results mean less than 40 per cent of applicants will get a flat.

‘Given these results, we can expect to see the HDB resale market continue to do well for the whole year with overall 14 per cent growth,’ said Mr Ismail.

He added that demand for three- and four-room flats will not wane in the slowing economy, but ‘there may be more cautious sentiments where five-room flats are concerned’.


Occupancy costs fall in S’pore: CBRE

Source : Business Times - 27 Nov 2008

But survey finds Republic is world’s 9th most expensive office market

THE republic is still one of the most expensive places in the world to do business in, even though office occupancy costs here have dropped, the latest survey by CB Richard Ellis (CBRE) shows.

As in the firm’s previous survey in May, Singapore was the world’s ninth most expensive office market, though occupancy cost dropped to US$135.13 per square foot per year from US$139.31 in May.

In CBRE’s November 2007 survey, Singapore posted the world’s biggest 12-month increase in office occupancy costs. But in the May 2008 survey, it dropped to third place. And in the latest ranking, it is 13th.

Occupancy costs here rose 27.8 per cent in the 12 months to November 2008, down from 86 per cent in the 12 months to May 2008. CBRE’s chief global economist Raymond Torto said that globally the rate of change is generally slowing, and in some markets the pricing direction is down. ‘Our current perceptions are greatly affected by the current economic malaise.’ he said. ‘We tend to forget how fast rents and occupancy costs were rising over the past 12 months. The turn in rent trajectory will provide some relief to occupiers and angst to owners.’

Abu Dhabi in the United Arab Emirates (UAE) registered the fastest-growing office occupancy costs in CBRE’s November 2008 Survey. Costs there jumped 94.6 per cent in the past 12 months.

‘The rise in occupancy costs in the UAE has reflected market fundamentals - limited supply of quality office space and high demand from international firms, primarily law firms, financial institutions and real estate and construction companies planting a footprint in the UAE,’ CBRE said. Ho Chi Minh City in Vietnam, which registered the fastest-growing occupancy costs CBRE’s May 2008 ranking, fell to second spot in the latest survey. Costs there rose 51.4 per cent in the past 12 months.

London’s West End and Moscow remain the world’s two most expensive office markets. Hong Kong’s CBD, Tokyo’s Inner Central District and Mumbai’s Nariman Point round out the top five.


Occupancy costs fall in S’pore: CBRE

Source : Business Times - 27 Nov 2008

But survey finds Republic is world’s 9th most expensive office market

THE republic is still one of the most expensive places in the world to do business in, even though office occupancy costs here have dropped, the latest survey by CB Richard Ellis (CBRE) shows.

As in the firm’s previous survey in May, Singapore was the world’s ninth most expensive office market, though occupancy cost dropped to US$135.13 per square foot per year from US$139.31 in May.

In CBRE’s November 2007 survey, Singapore posted the world’s biggest 12-month increase in office occupancy costs. But in the May 2008 survey, it dropped to third place. And in the latest ranking, it is 13th.

Occupancy costs here rose 27.8 per cent in the 12 months to November 2008, down from 86 per cent in the 12 months to May 2008. CBRE’s chief global economist Raymond Torto said that globally the rate of change is generally slowing, and in some markets the pricing direction is down. ‘Our current perceptions are greatly affected by the current economic malaise.’ he said. ‘We tend to forget how fast rents and occupancy costs were rising over the past 12 months. The turn in rent trajectory will provide some relief to occupiers and angst to owners.’

Abu Dhabi in the United Arab Emirates (UAE) registered the fastest-growing office occupancy costs in CBRE’s November 2008 Survey. Costs there jumped 94.6 per cent in the past 12 months.

‘The rise in occupancy costs in the UAE has reflected market fundamentals - limited supply of quality office space and high demand from international firms, primarily law firms, financial institutions and real estate and construction companies planting a footprint in the UAE,’ CBRE said. Ho Chi Minh City in Vietnam, which registered the fastest-growing occupancy costs CBRE’s May 2008 ranking, fell to second spot in the latest survey. Costs there rose 51.4 per cent in the past 12 months.

London’s West End and Moscow remain the world’s two most expensive office markets. Hong Kong’s CBD, Tokyo’s Inner Central District and Mumbai’s Nariman Point round out the top five.


Limits to what govt can do, says Mah

Source : Business Times - 27 Nov 2008

It cannot dictate to banks on loans or work against market forces on property

National Development Minister Mah Bow Tan told developers yesterday ‘there are limits to what the Government can and should do’ to ensure the long-term stability and smooth functioning of the property market.

‘For instance, we cannot dictate to banks that they should extend loans to companies or individuals with weak financial standing,’ he said.

‘We also cannot work against market forces and try to prop up property prices artificially. Such efforts are not sustainable and will not be beneficial to the health of the property market in the long run.’

Speaking at the Real Estate Developers Association of Singapore’s 49th anniversary dinner at the Shangri-La Hotel, Mr Mah said any action the Government takes must be carefully calibrated.

‘Any measure seen to be knee-jerk or excessive might even weigh market sentiment down further,’ he said. ‘It is in our interest to ensure that property prices move in line with economic fundamentals, as this affects home ownership, asset values, retirement savings and other sectors of the economy.’

But he gave the assurance that the Government will keep a close watch on the situation and will not hesitate to take further measures if necessary.

Last month, the Ministry of National Development (MND) suspended Government Land Sales through the confirmed list until the end of first-half 2009.

Since then, MND has received various suggestions from Redas and other stakeholders on how to help the property sector. ‘We will study these suggestions as we continue to monitor the property market closely,’ Mr Mah said yesterday.

He also told developers that with slower economic growth ‘it is inevitable that demand will be lower and (property) prices will soften’. The official private home price index slipped 2.4 per cent in the third quarter from Q2.

On a more upbeat note, Mr Mah said the committed pipeline of major projects secured in the past few years will create a steady stream of job opportunities and sustain capital spending in the economy in the next few years.

‘At Marina Bay alone, we have invested close to $5.7 billion in infrastructure and we will continue to invest to support the future growth of Marina Bay and to enhance connectivity with the existing city,’ he said.

The Government will also continue with several key infrastructure and housing projects to support medium to long-term economic growth and social needs, as well as to rejuvenate older estates. Mr Mah stressed the importance of the real estate sector.

First, real estate services and construction together accounted for about 9.6 per cent of overall GDP and 13 per cent of total employment in Singapore in 2007.

Second, the health of the property market affects other major sectors of the economy. ‘Third, as a country with the highest rate of home ownership of more than 90 per cent, the property sector is where most of us have invested our hard-earned lifelong savings,’ Mr Mah said.

‘Our economic prospects in the medium term and our fundamentals remain strong. I urge you to continue building up capabilities within the industry and use this period to strengthen your competitive advantages so you are well prepared to capitalise on opportunities that may emerge when the current economic uncertainties subside.’


Mah sees softening of property prices

Source : Straits Times - 27 Nov 2008

Future movements will depend on how industry adjusts to conditions

PROPERTY prices will inevitably soften and demand will weaken amid slower economic growth, National Development Minister Mah Bow Tan said yesterday.

Private housing prices fell 2.4 per cent in the third quarter, and further price movements will ‘depend on the severity of the economic slowdown’.

Mr Mah was speaking at the 49th anniversary dinner of the Real Estate Developers’ Association of Singapore (Redas) at the Shangri-La Hotel.

He said future price movements will also depend on the ‘ability of the industry to make adjustments in response to the changes in economic conditions’.

Meanwhile, Mr Simon Cheong, Redas president and chief executive of upscale residential developer SC Global Developments, said he expects construction prices to ease off with the trend of falling oil prices and easing inflation.

‘Current pressure on construction services (will) begin to moderate once the lag in demand kicks in with a slowdown in new commitments by developers,’ he said.

Mr Mah also addressed recent moves by Redas to present market analysts with other sources of market data after they had drawn bearish conclusions about the industry recently.

Redas had said the analysts’ findings were based on official numbers from the Urban Redevelopment Authority (URA), which they felt are too general. Reports said the industry body met property analysts from local and foreign research firms two weeks ago to advise them that URA data may not give an accurate picture of specific sections of the market.

Mr Mah said the Government has a vital role in guarding against ‘irrational market behaviour, such as excessive speculation, that is not in sync with economic fundamentals’, to ensure the long-term stability and smooth functioning of the property market.

Mr Cheong agreed: ‘The market is at best currently fragile and nervous. Market stability is important to prevent a widespread decimation of asset values…Redas will do its best to work closely with the Government to provide timely market feedback to facilitate a timely and effective response that the property market needs.’

But there are limits to what the Government can and should do, said Mr Mah. For one thing, it cannot work against market forces and try to prop up property prices artificially.

Mr Mah explained: ‘Such efforts are not sustainable and will not be beneficial to the health of the property market in the long run. Any measure seen to be knee-jerk or excessive might even weigh market sentiment down further…It is in our interest to ensure that the property prices move in line with economic fundamentals as it affects home ownership, asset values, retirement savings and other sectors of the economy.’

But Mr Cheong said: ‘Only with confidence will demand return to the market.’ He advised Redas members to ‘take this opportunity to do our house cleaning, improve our product and get ready for the next upturn’.

‘Pricing alone does not lead to sales volume. Sentiment and confidence lead to sales volume.’

ON GUARD

‘We cannot work against market forces and try to prop up property prices artificially…It is in our interest to ensure that the property prices move in line with economic fundamentals as it affects home ownership, asset values, retirement savings and other sectors of the economy.’ - Minister Mah Bow Tan


Redas urges 3-way plan to boost confidence

Source : Business Times - 27 Nov 2008

Real Estate Developers Association of Singapore (Redas) president Simon Cheong called last night for a three-way action plan involving developers, financiers and the government to shore up confidence in the property market.

The plan would involve moderating new supply, supporting demand and introducing fiscal measures to help ease funding for the industry, Mr Cheong said.

‘For the real estate market to ride out the storm created by the global credit crisis, two imperatives stand out,’ he said. ‘First, market stability is important to prevent widespread decimation of asset values. And second, confidence must be shored up by keeping credit markets functioning.

‘Only with confidence will demand return to the market. Pricing alone does not lead to sales volume. Sentiment and confidence lead to sales volume.’

Mr Cheong was giving the president’s address at Redas’s 49th Anniversary dinner, the theme of which was ‘Living In a World Class Sustainable City’.

The event at Shangri-La Hotel was well attended, with even Redas patron Kwek Leng Beng, executive chairman of Hong Leong Group, making an appearance. Before the dinner, Redas top brass held private talks with National Development Minister Mah Bow Tan, who was guest of honour at the function.

In his speech, Mr Cheong shied away from specifying what measures developers would like the government to introduce to help the property market.

But property consultancy Knight Frank’s managing director Tan Tiong Cheng made a few suggestions. ‘Tax concessions affecting the property market could help reduce business costs and provide relief to developers immediately, yet leave the government flexibility to withdraw the measures when the market improves,’ he said.

He suggested the authorities reinstate the deferment of stamp duty payment to the date of issue of Temporary Occupation Permit for properties under development. At present, buyers have to pay stamp duty within 14 days of their option to purchase being accepted.

The government should also revert to the formula of calculating development charges based on 50 per cent of appreciation in land value, instead of the current 70 per cent.

And property tax exemptions for vacant land, land under development and completed industrial and commercial buildings would help cut the cost of doing business and provide relief to developers so they don’t have to rush construction of new projects, given weak demand, Mr Tan said. He also called on the authorities to consider reviewing the stamp duty rate, which now peaks at 3 per cent.

Last month, the Ministry of National Development (MND) announced a halt in state land sales through the confirmed list until first-half 2009. Mr Tan suggested MND could go further and announce a freeze on confirmed-list land sales for the next two years.

‘This would provide a psychological booster and create more confidence and stability in the market, so banks and sellers don’t panic,’ he said.

He also suggested extending the CPF Housing grant available to first-time buyers of executive condos (ECs) and resale HDB flats to private home buyers. ‘If necessary, minimum holding conditions could be imposed for private home buyers taking the CPF grant, which is what happens for ECs,’ he said.


Reserve-list hotel site at Bt Chermin now open for application

Source : Business Times - 27 Nov 2008

Urban Redevelopment Authority on Thursday released for application through the reserve list a hotel site at Bukit Chermin. The 3-hectare site is being offered on a 60-year leasehold tenure.

‘The release of the site at Bukit Chermin for a distinctive lifestyle hotel development will contribute to and further enhance the attractiveness of the Southern Waterfront and Southern Ridges,’ URA said.

Located along a beautiful coastline with panoramic views of Keppel Harbour, the plot, which has a maximum permissible gross floor area of 10,000 square metres, is envisaged to be developed into a distinctive lifestyle hotel.

In addition to accommodation facilities, the proposed hotel development is planned to include offerings of lifestyle programmes and services that will cater to discerning international visitors, URA said.

‘This will add value and strengthen the appeal of Singapore as a premium tourism destination,’ Singapore’s planning authority added.

Developers interested in bidding for this site may make an application to URA accompanied with an undertaking of their minimum bid.

If this price is acceptable to the state, the site will then be launched for tender. The tender will be evaluated under a dual-envelope system.

Tenderers are required to submit their concept proposals and tender prices in two separate envelopes.

The concept proposals will first be evaluated against a set of criteria including business and development concepts.

At the second stage, the price envelopes of proposals with acceptable concepts will be opened for consideration and the site will then be awarded to the tenderer with the highest bid among those with acceptable concept proposals.

The site includes four black and white bungalows.


US commercial property sales to fall 70%

Source : Business Times - 27 Nov 2008

Value of such deals will slump to US$142b this year, says research firm

The value of US commercial real estate sales this year will fall to US$142 billion, 70 per cent less than last year’s record US$467 billion, as the economy slows and borrowing costs rise, according to Reis Inc, a New York-based real estate research firm.

Office, apartment, retail and industrial property transactions totalled US$110 billion through the third quarter, Reis said in its capital markets survey. Sales are slowing as 2008 draws to a close, likely resulting in a yearly total of less than the implied annual rate of US$147 billion if the pace through nine months were to continue, said Reis chief economist Sam Chandan.

‘The credit crisis has proven recalcitrant and has spilled over to the real economy,’ Mr Chandan said on a conference call on Tuesday.

Property values fell as the global credit crunch caused financing to become scarce and boosted borrowing costs. Office building prices declined 15.4 per cent in the third quarter from their peak, and were down 1.8 per cent from the second quarter, Reis said. Apartments declined 17 per cent from the high and fell 3.7 per cent from the second quarter.

Retail property prices dropped 7.3 per cent from the peak and 0.8 per cent from the second quarter. Industrial properties such as warehouses fell 10.6 per cent from the high and 2 per cent from the prior quarter, Reis noted.

Commercial mortgage delinquency and default rates will increase in 2009, said Mr Chandan. The recession will result in rents and occupancy ‘differing significantly from expectations in underwriting in 2006 and early 2007′ when landlords took out loans for the properties, Chandan said.

While commercial mortgage delinquency rates ‘are on a par with the residential sector’ and defaults remain low, ‘the performance of properties will be insufficient to cover debt service and escrows are being drawn down’ as a result, Mr Chandan explained. ‘As those gaps increase and escrows begin to evaporate, the potential for distress increases in markets across the country.’

As the end of this year approaches, demand to refinance loans will rise, Mr Chandan predicted. ‘We expect an imbalance will emerge between demand for refinancing and availability if new sources don’t emerge over the next year,’ he said.

‘We’re in the middle of deleveraging,’ he added. ‘That has the potential to depress values below’ what properties generate in rental income.


Frankurt office property market seen softening

Source : Business Times - 27 Nov 2008

But it won’t be as bad as London given smaller bank job loss

The office property market in Frankfurt, Germany’s banking capital, looks set to soften but is likely to hold up better than London, Europe’s top financial centre, mainly because fewer bankers are losing their jobs.

Property yields are expected to rise less in Frankfurt than in London, and rents, which generate crucial cash flow for real estate investors in times such as these when properties are hard to sell at a profit, will fall less, industry watchers say.

Thanks to its lower volatility, Frankfurt offices will play a key role for long-term institutional investors such as insurers, pension funds and sovereign wealth funds - all of which are expected by analysts to increase their real estate exposure as part of a more diversified asset allocation mix.

The return on real estate as an asset class was negative to the tune of 30 per cent in January-October, broadly on a par with the S&P 500 US equities benchmark.

Real estate has been hit by falling commercial property prices, lack of access to deal financing, rising re-financing costs, higher vacancy rates and lower rents, investment bank Morgan Stanley said in a report.

Financial firms worldwide have slashed over 150,000 jobs in the current crisis with the drain the most pronounced in New York and London.

Last month, the Centre for Economics and Business Research estimated that London would have lost 28,000 financial-sector jobs by the end of this year, and a further 34,000 in 2009.

‘The crisis is also hitting Frankfurt . . . but the impact is quite moderate compared to London,’ said Carsten Ape, head of Frankfurt office rentals at property consultancy CB Richard Ellis (CBRE).

In Germany, the biggest finance sector job cut announcement to date has come from Commerzbank, which plans to axe 9,000 positions in the wake of its takeover of Dresdner Bank. About 2,500 will be outside Germany.

Deutsche Bank, the country’s top bank, is expected to sack about 900 traders, with most of those layoffs in London and New York.

Frankfurt may not have lost many banking jobs yet, but its office property market took an indirect hit last month when real estate fund managers KanAm pulled out of a deal to buy a skyscraper under construction in the heart of the city.

Swiss bank UBS, which is cutting 7,500 jobs, has signed up as the main tenant of the OpernTurm office tower. KanAm said that its fund did not want an increased rental exposure to banks as the financial market turbulence was making the outlook for the sector uncertain.

Fewer buyers usually translate into lower prices, which move in the opposite direction to yields.

‘In a worst-case scenario, you might still see a lot of pressure on prices in Germany,’ said Olivier Elamine, chief executive of Alstria Office, which manages a portfolio of 90 properties in Germany valued at about 1.9 billion euros (S$3.7 billion).


Abu Dhabi moves to revive housing market

Source : Business Times - 27 Nov 2008

Abu Dhabi deepened efforts to stave off economic damage from the credit crisis yesterday, launching a government- backed lender to revive the housing market as major Dubai developers were reported to halt sales.

The lender, called Abu Dhabi Finance, would back mortgages to the emirate’s top three developers as a first step, and would extend its reach countrywide into the United Arab Emirates (UAE), the new company said in a statement.

The UAE suffered a direct hit from the credit crisis after lending to its booming real estate sector dried up and property prices plunged, forcing the government to create a rescue vehicle called Emirates Development Bank that would serve to consolidate and absorb finance firms under pressure.

Leading banks have cut off consumer lending to some customers and the country’s biggest lender, Amlak, has stopped underwriting new mortgages due to the credit crisis.

The new company would be a joint venture between Mubadala - the government development agency - Abu Dhabi Commercial Bank, Aldar Properties, Sorouh Real Estate and the Tourism Development and Investment Company.

‘The company aims to play a major role in helping Abu Dhabi meet its long term goals of sustainable economic growth by financing the growing demand for real estate,’ the company said.

Mubadala Development is an investment vehicle owned by Abu Dhabi, the dominant emirate within the seven-member UAE and holder of most of its oil reserves.

Separately, newspaper Emirates Business reported that two Dubai developers, state-owned Nakheel and Limitless, which is controlled by government- owned Dubai World, would halt property sales until Dubai’s real estate market improves.

Earlier this week, Dubai announced that it will pull back on its building spree in light of the financial crisis, according to Mohamed Alabbar, a Dubai government official and chairman of Emaar.

The paper also said that Dubai-based developer Emaar had moved to ease the impact of the credit crisis by loosening restrictions on the resale of properties, allowing investors to sell before paying Emaar 30 per cent of the property value, a newspaper reported yesterday.

Previously, properties purchased off-plan - or before they are built - could only be resold once 30 per cent of the agreed price had been paid.


HK’s mortgage loans drop 40% in October

Source : Business Times - 27 Nov 2008

Hong Kong mortgage loans fell for a third month in October as banks tightened lending amid an economic slowdown and a freeze in global credit.

Banks in Hong Kong approved some HK$13.7 billion (S$2.7 billion) of new mortgage loans last month - 40 per cent less than a year earlier, figures from the Hong Kong Monetary Authority (HKMA) show. Loans fell 5.9 per cent from September, the central bank said yesterday.

Hong Kong home prices have slumped at least 22 per cent from their March peaks, according to Centaline Property Agency, and the number of people whose homes are worth less than their outstanding mortgages more than doubled in the third quarter. The collapse of Lehman Brothers in September deepened the global credit crunch, pushing the Hong Kong interbank lending rate to its highest in almost a year on Oct 13.

‘Rising unemployment will spread to other industries in Hong Kong, dealing a bigger blow to the economy and the property sector,’ Citigroup analysts Tony Tsang and Marco Sze said in a Nov 18 report.

The outlook for mortgage lending may worsen as unemployment rises. HSBC Holdings, which has the biggest bank network in the city, this month cut 500 jobs in Asia and said that most of these would be in Hong Kong as the economy slows.

The proportion of new loans approved at more than 2.5 per cent below the best lending rate almost halved to 51.7 per cent in October, from 94 per cent a year earlier and 83.1 per cent in September, HKMA figures show.

The so-called best lending rate is 5 per cent at HSBC, Hang Seng Bank and BOC Hong Kong (Holdings). The benchmark lending rate at Standard Chartered and Bank of East Asia is 5.25 per cent.

Hong Kong’s economy this month entered its first recession since the outbreak of the deadly Sars epidemic in 2003 as the global financial crisis cut exports and spending cooled, forcing the government to lower its full-year growth forecast.

Gross domestic product shrank a seasonally adjusted 0.5 per cent in the third quarter from the previous three months, the government said on Nov 14. The measure fell 1.4 per cent in the second quarter. The decline was more than the median estimate of a 0.2 per cent drop in a Bloomberg News survey of six economists.

The number of homeowners with apartments worth less than the mortgages they borrowed - negative equity - almost doubled in the third quarter to an estimated 2,568 cases worth HK$6 billion, the HKMA said.

The number of negative equity loans is still about 98 per cent less than the peak of 106,000 cases at the end of June 2003, when the city’s economy was battling the effects of the severe acute respiratory syndrome outbreak.

Still, not all the news is gloomy. Hong Kong existing home sales posted a fourth consecutive weekly gain last week as falling prices lured buyers who have previously shunned the city’s property market.

Transactions at 10 of Hong Kong’s biggest private apartment projects rose to 44 in the week ended Nov 23, from 39 a week earlier, according to figures compiled by Centaline, one of the city’s biggest real estate agencies. Home prices have fallen 22.4 per cent since reaching a near 10 year-high in March, according to Centaline figures.


New York home prices see steep decline

Source : Business Times - 27 Nov 2008

The economic crisis is finally crashing New York’s real estate party, forcing the city’s residents to start sharing the rest of the country’s pain.

And with so much of the city’s financial well-being and its citizens’ psyche invested in both Wall Street and the prices of its homes, the decline is triggering fears of a return to the dark days of the 1970s and 1980s. At its worst that triggers images of trash piling up on the streets and a higher crime rate.

In a few pockets of the city, prices have already fallen as much as 30 per cent from their highs, according to some brokers, and the declines will spread to other areas by January as job losses mount and as bankers come to terms with vanishing, or at least diminishing, bonus cheques because of the financial mayhem of the past year.

‘There’s going to be even more supply, people are going to have to drop their prices even more,’ said Elaine Clayman, a broker at the high-end realty group Brown Harris Stevens, which has operations in the Hamptons and Palm Beach as well as New York.

She is already advising sellers of Manhattan apartments to slash their asking prices by 10 per cent to 15 per cent compared with prices on similar properties, and will not work with sellers who overprice. ‘It’s just going to be a bad relationship. I don’t need that.’

It is the end of a chapter in the storied annals of Manhattan real estate. Until about three months ago, the real estate industry was issuing calming noises and pointing to figures that showed the average price of an apartment in Manhattan was still climbing.

‘New York was an oasis,’ said Bob Toll, chief executive of Toll Brothers Inc, the largest US luxury builder, which has projects in Manhattan and Brooklyn. ‘New York had its own separate market.’

Now, Toll is saying layoffs in the financial sector, 16,000 from securities companies in October alone, means that New York has lost some of the advantage it had.

‘In another market, this apartment would be gone,’ said broker Maureen Smith as she walked up the sunny stairs of a US$799,000- priced one-bedroom duplex in an Upper West Side high-rise.

Two years ago, Lynna Gott, Ms Smith’s partner, sold a similar unit in the building for US$860,000. Ms Smith was there last Sunday afternoon to show the apartment, but traffic is thin, Ms Gott said. ‘It’s a slow season,’ Ms Smith said. ‘But it’s also the market.’

Inventory is piling up because of the falling numbers of sales, and the move by some people in financial distress to put their homes on the market. A strong dollar is also damping foreign demand.

Manhattan’s October listings were up 37.3 per cent compared with last year, said Jonathan Miller, president and CEO of appraisal firm Miller Samuel.

While the median price of a Manhattan apartment, US$928,263 in the third quarter, still rose 7.4 per cent compared with a year earlier, that might not hold true in the fourth quarter, Mr Miller said. Today’s typical apartment is often worth less than it was a year ago.

The latest Standard & Poor’s/Case-Shiller home price indices released on Tuesday showed that prices in the larger metropolitan New York area fell an annual 7.3 per cent in September. That was before the worst of the stock market meltdown in October.

Prices in parts of the city have been sliding rapidly. In Harlem and East Harlem, areas that had been gentrifying quickly, they were down 20 per cent in the third quarter from a year earlier to an average US$440,000, according to Miller Samuel.

In the areas of Hamilton and Morningside Heights, which are in and just south of Harlem, the drop has been an even steeper 30.1 per cent to US$397,500 median price for co-op apartments and condominiums.

Even the average price in Soho and Tribeca, two of New York’s toniest neighbourhoods, fell 21 per cent to US$1.9 million.

And while some neighbourhoods have seen prices hold up or even rise that may be deceptive, said Jed Cohen, a vice-president at brokerage Cooper & Cooper. More and more developers are paying closing costs, which can amount to 6 per cent of the sales price. For tenants, landlords are often paying the broker’s fee and up to two months’ rent, Mr Cohen said.

‘I’m encouraging all of my clients at this point, ‘Hey, make an offer’. Some landlords are more desperate than others,’ Mr Cohen said.


Singapore slips as office rents slow

Source : Today - 27 Nov 2008

Occupancy costs in Middle East the fastest growing

THIS is one ranking that Singapore would be happy not to climb: Cities with the fastest-growing rentals.

According to a semi-annual survey of office markets worldwide, Singapore now ranks 13th in terms of posting the fastest-rising rents among 172 markets, slipping from No 3 position six months ago.

Here, occupancy costs - which include expenses for management and basic building maintenance - rose 27.8 per cent from a year ago in September, CBRE said in its Global Market Rents survey out yesterday.

The pace was much slower than in Abu Dhabi, where occupancy costs in local currency shot up 94.6 per cent from a year ago. The emirate and two other Middle Eastern cities dominated the top three positions in the list of fastest-growing rentals.

”Our current perceptions are greatly affected by the current economic malaise and we tend to forget how fast rents and occupancy costs were rising over the last 12 months,” said Dr Raymond Torto, CBRE’s global chief economist.

In terms of pricing, Singapore is still rather expensive. Rents of US$135.13 per square foot (psf) per year made it No 9 among the world’s most expensive office market in absolute terms. It was in the same position during the survey in May, but ranked 11th in the November survey last year.

The results bode well for Singapore’s competitiveness, said Chesterton Suntec International research head Colin Tan, especially when compared with rival cities like Hong Kong.

Hong Kong’s office rental market is more expensive than Singapore’s - as the Chinese territory ranks No 12 in the category of fastest growing rents - while Hong Kong office rents of US$234.73 psf per year make it No 3 among the world’s most expensive.

Mr Tan expects Singapore to slip further in future rankings: “One of the Government’s major policy is to ensure our competitiveness, and it is more deliberate in Singapore than elsewhere.”

He added that the Government’s recent efforts to increase office supply through the release of transitional office sites would further ease rents in the months ahead.

Worldwide, rents jumped 8 per cent compared to a year ago, almost double last year’s world inflation rate, the survey noted. Still, Dr Torto noted that the rate of change is generally slowing and in some markets, the pricing direction is down. This will bring “some relief to occupiers” but “angst to owners”.

However, he said, “unlike previous downturns, which have occurred simultaneously with extensive overbuilding, the real estate market globally today is in a stronger position to weather the difficulties than in the past”.


Wednesday, November 26, 2008

Gov’t could restart S$4.7b worth of public sector projects: Mah

Source : Business Times - 26 Nov 2008

The Government will not hesitate to reactivate some of S$4.7 billion worth of deferred public sector projects, at an appropriate time, if necessary to boost the industry, Minister for National Development Mah Bow Tan said on Wednesday.

Mr Mah was speaking at the Real Estate Developers’ Association of Singapore’s (Redas) anniversary dinner.

The Government had earlier deferred some S$4.7 billion worth of public sector projects over the past year or so. These include the construction and upgrading of schools, civic and community institutions, and other public infrastructure.

These projects could be restarted when construction costs come down and manpower and materials shortages are less serious, Mr Mah said.

‘Not only will these projects help to sustain capital spending and provide some cushion in this downturn, they will also help to enhance Singapore’s attractiveness to talent and investments in the long term,’ he said.

The Government will also continue with several key infrastructure and housing projects to support Singapore’s medium to long term economic growth and social needs, as well as rejuvenate older estates, Mr Mah added.


S’pore govt will not implement measures to stimulate property sector

Source : Business Times - 26 Nov 2008

The Singapore government will not introduce measures to stimulate demand or prop up prices artificially in the property sector.

Speaking at an industry event on Wednesday, National Development Minister Mah Bow Tan said such efforts are not sustainable.

However, the government will study suggestions by market players on how to help the property sector.

Developers are feeling the heat from the economic downturn, credit crunch and poor consumer confidence, and many new project launches have been shelved.

To boost property demand, some developers hope the government could relax some of its policies, such as reviving the Deferred Payment Scheme, reducing the development charge rate and introducing property tax exemptions.

But the national development minister said there are limits to what the government can and should do.

Mr Mah said: “We cannot dictate to banks that they should extend loans to companies or individuals with weak financial standing. Any measure seen to be knee-jerk or excessive might even weigh market sentiment down further. It is in our interest to ensure that the property prices move in line with economic fundamentals, as it affects home ownership, asset values, retirement savings and other sectors of the economy.”

Mr Mah said the government will not hesitate to act if needed.

It could roll out public sector projects which have been deferred to boost the industry when construction costs come down, and the pressure on manpower and building materials ease.

The deferred projects are worth some S$4.7 billion. They include the construction and upgrading of schools, civic and community institutions as well as other public infrastructure.

Mr Mah said a number of major projects secured in past years will also create jobs and sustain capital spending in the economy.

Together, the real estate services and construction sectors accounted for about 9.6 per cent of overall GDP and 13 per cent of total employment in Singapore in 2007.

The Real Estate Developers’ Association (REDAS) said market stability and restoring confidence are important in helping the sector weather the economic storm.

REDAS added that developers should take this opportunity to improve its product and get ready for the next upturn.

“Pricing alone does not lead to sales volume; sentiment and confidence leads to sales volume. A tripatite plan of action is needed between developers, financiers and the government through moderating new supply, shoring demand and introducing fiscal measures to help ease funding for the industry,” said Simon Cheong, president of REDAS.

The association said it will work closely with the government to provide timely market feedback.

Despite the tough times, REDAS also hopes developers will continue to drive sustainable development.

Source : Channel NewsAsia - 26 Nov 2008

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Gov’t has important role in property market: Mah

Posted by luxuryasiahome on November 26, 2008

The Government has an important role in ensuring the long-term stability and smooth functioning of the property market, said Minister for National Development Mah Bow Tan at the Real Estate Developers’ Association of Singapore’s (Redas) anniversary dinner tonight.

‘Let me first highlight why the real estate sector is important to us,’ Mr Mah said.

Mr Mah’s comments comes in the wake of public queries over the government’s role in the property market, with some wondering if the land prices should be left to market forces.

Mr Mah said there are mainly 3 key reasons.

‘First, it is a major economic sector in Singapore. The real estate services and construction sectors together accounted for about 9.6 per cent of overall GDP and 13 per cent of total employment in Singapore in 2007. Second, the health of the property market affects other major sectors of the economy. Third, as a country with the highest rate of home-ownership of more than 90 per cent, the property sector is where most of us have invested our hard-earned lifelong savings.’

The Government will do whatever is within its means to help all the various economic sectors in Singapore cope with the current crisis and mitigate the impact on businesses, Mr Mah said.

For the property market specifically, the Government will ensure that the supply of land released for development is well calibrated and sufficient to meet demand over the medium to long term. It will also give developers the flexibility to activate Government Land Sales supply according to market demand by using a pre-dominantly market-led approach through the use of the Reserve List.

The authorities will also provide detailed real estate information to enhance market transparency and allow informed decision-making by market players, and will put in place policies that ensure that systemic risks to both the demand and supply sides are minimised, thus safeguarding the overall health of the property market, Mr Mah added.

Finally, the Government will also guard against irrational market behaviour such as excessive speculation that is not in sync with economic fundamentals, Mr Mah said.