07 & 08 Sep 2013


SINGAPORE PROPERTY GENERAL

TripleOne Somerset sale in advanced negotiations

Source: The Business Times

TripleOne Somerset – formerly known as the Singapore Power Building – is in advanced stages of negotiations for a sale. It was reported that the price tag could be around $980 million and the party in exclusive due diligence is said to be Pua Seck Guan’s Perennial Real Estate Holdings.

Located on Somerset Road opposite Somerset MRT Station, the office-and-retail building is being sold by a property fund managed by Singapore-based Pacific Star. The price reflects about $1,730 per sq ft (psf) based on the building’s total net lettable area (NLA) of about 566,000 sq ft. This includes 60,000 sq ft of retail space, with offices making up the rest. The property is on a site with a balance lease term of about 61 years.

TripleOne Somerset is being sold by Pacific Star’s Asia Real Estate Income Fund (AREIF), which paid $1.01 billion or $1,836 psf on NLA in early 2008 for the 17-storey building, which it picked up from Singapore Power and Public Utilities Board. AREIF is said to have later invested about $80 million sprucing up the asset, including converting its first two levels to retail space and revamping the entrance and lobby. This raised the building’s NLA from 550,000 sq ft to 566,000 sq ft. TripleOne Somerset has 403 basement carpark lots.

Currently with an occupancy rate of around 90 per cent, the building generates annual net property income of around $40 million – translating into 4 per cent net yield based on the proposed acquisition price.

Link to the story:

http://www.businesstimes.com.sg/archive/saturday/print/784384


IMG_7472COMMERCIAL

HK Land eyeing more commercial plots 

Source: The Business Times

Hongkong Land, part of a venture with Cheung Kong Holdings and Keppel Land, will evaluate land purchases in Singapore’s prime office areas when the government puts them on sale, executive director Robert Garman said. The venture built the key development in the new business district, Marina Bay Financial Centre, for about $4.5 billion.

“We are confident of the Singapore office market,” Mr Garman said. “There are still multinational companies that remain in older properties so one can argue that there is sufficient demand that can be absorbed in this new district.”

Vikrant Pandey, a Singapore-based analyst at UOB Kay Hian, said: “We are at a cusp where rents are bottoming out this year and pricing power will shift back to the landlords next year. The economy is picking up, which will translate into better office demand.”

Not all agree that Singapore’s office leasing market is on a steady path to recovery. It remains difficult and fragile with the global economy still searching for a sustainable growth model, said Chia Siew Chuin, a Singapore-based director at Colliers International. The 17 countries that share the euro remained the key area of concern with their governments trapped in austerity and their banks reluctant to lend because of economic uncertainties, she said.

Among companies that are set to upgrade their offices are National Australia Bank and Swiss Reinsurance, which plan to take space at Asia Square Tower 2 in the new business district, according to Colliers. The bank will move from Suntec Tower Five while Swiss Re will relocate from One Raffles Place Tower 1, Colliers said. A lot of the new demand is also coming from energy and mining players such as BHP Billiton and Rio Tinto, Mr Garman said.

Link to the story:

http://www.businesstimes.com.sg/archive/saturday/print/784156
http://www.straitstimes.com/archive/saturday/st/print/1482586


RESIDENTIAL

COVs at lowest in over 4 years

Source: The Business Times

More realistic expectations appear to be kicking in, as the median cash over valuation (COV) for resale Housing and Development Board (HDB) flats fell in August to their lowest point in more than four years. Flash data from data compiled by the major real estate firms showed that this cash premium fell to $18,000, from $20,000 the month before. This is the lowest since July of 2009, when it was at $10,000.

A tighter mortgage servicing ratio (MSR) from the January cooling measures and the introduction of a three-year waiting period for permanent residents (PRs) in late August were cited for the decline in COVs. But analysts said that there remains demand for resale flats at good locations and with good attributes, and interest remains strong for this segment of the property market.

In the meantime, National Development Minister Khaw Boon Wan wrote on his blog that HDB was on track to deliver to Singaporeans the 13,600 new flats it committed to this year. “Next year, HDB targets to complete and deliver more than 28,000 new flats, double this year’s record,” he wrote.

Overall, resale HDB prices slipped 0.7 per cent in August from the previous month to 149.7 on the resale index, the fourth straight month of decline. Transaction volumes were flat, with 1,280 resale units expected to have moved in August, compared with July’s 1,286 units.

Link to the story:

http://www.businesstimes.com.sg/archive/saturday/print/784221
http://www.straitstimes.com/archive/saturday/st/print/1482566
http://www.todayonline.com/print/265271
http://www.todayonline.com/print/265321

About 80 units sold at Glades, 35 at Skywoods

Source: The Business Times

Two 99-year private residential projects where sales bookings began on September 6 saw somewhat different outcomes.

Keppel Land is understood to have sold about 80 units at The Glades condo next to Tanah Merah MRT Station yesterday. The average price is believed to be slightly below $1,500 per sq ft (psf). The project comprises 726 apartments and three shop units. Unit sizes start from 452 sq ft for a one-bedder. The project includes one to four-bedroom apartments besides dual-key units and penthouses.

Nearby, Fragrance and World Class are now developing their site into the Urban Vista condo, which they launched in March at an average price of about $1,500 psf. About 80-plus units – mostly three-bedders – are now said to be left in the 582-unit condo.

Meanwhile, in the Dairy Farm area, 35 units were sold yesterday at The Skywoods. The average price was $1,250 psf. The 420-unit condo is being developed by TA Corporation, Hock Lian Seng Holdings, King Wan Corporation and Far East Distillers. The 15-storey project is opposite Dairy Farm Nature Park and some 400 metres from the future Hillview MRT Station.

Link to the story:

http://www.businesstimes.com.sg/archive/saturday/print/784357
http://www.channelnewsasia.com/news/singapore/private-home-sales/805460.html
http://www.todayonline.com/print/265831

New loan rules drive up prices of resale private flats

Source: The Straits Times

IMG_7484Prices of non-landed private homes on the resale market picked up last month after a new, stricter loan framework drove buyers to look for alternatives to new homes sold by developers. Prices of these homes rose 1.5 per cent islandwide in August from a month earlier, according to figures compiled by the major real estate firms.

Industry experts said the total debt servicing ratio (TDSR) unveiled by the Monetary Authority of Singapore in June has led buyers to look for properties on the resale market as they are usually cheaper. The tighter borrowing rules under the TDSR were introduced to restrict home loans to overstretched borrowers such that their total monthly debt repayments do not exceed 60 per cent of their gross monthly income.

While prices of resale non-landed private homes picked up in all regions, units in the city fringes led the increase, gaining 2.4 per cent. In the city centre, resale prices rose by 1.8 per cent, while resale homes in the suburbs inched up 0.2 per cent.

On the rental front, rents of non-landed resale private homes slipped 0.1 per cent from the previous month. This was despite a 0.5 per cent rise in rental prices in the suburbs. City centre rents in fell by 0.2 per cent, while rents slid by a softer 0.1 per cent in the city fringes.

Link to the story:

http://www.straitstimes.com/archive/saturday/st/print/1482473
http://www.channelnewsasia.com/news/singapore/resale-prices-of-private/804704.html

Small in size but they could grow in demand

Source: The Straits Times

Shoebox apartments – which are less than 50 sq m or about 540 sq ft each – have been popular among property investors over the past couple of years, thanks to their relatively high rental yield and cheaper total cost compared with larger private homes.

Gross yields of shoebox units ranged from 3.6 per cent to 5.8 per cent a year in the second quarter of this year, according to data compiled by a property consultancy firm. This was higher than the 3.3 per cent to 4.9 per cent rental yield range in the first quarter.

One factor that could lift the shoebox rental market is a recent government policy requiring new PRs to wait three years before buying a resale HDB flat. This could prompt some PRs to rent small apartments, said consultants.

Only shoebox units in suburban regions have seen an increase in prices from the first quarter of this year to the second quarter. Shoebox units outside the central region saw their average prices climb 12.5 per cent to $1,375 per sq ft (psf) in April to June from the preceding three months. That figure was also up 13.4 per cent from the preceding year. Their more expensive counterparts in the city centre suffered an average price dip of 1.8 per cent quarter on quarter to $2,256 psf over the same period. That price was a marginal 0.3 per cent higher year on year. It was worse in the city fringe, where shoebox unit prices tumbled 16.2 per cent to $1,500 psf in the second quarter from the preceding three months. Prices were 5.5 per cent higher year on year.

However, there are some signs of a price rebound in the segment.

Shoebox home resale prices climbed 2 per cent from June to July, according to the latest Singapore Residential Price Index. Resale transactions also seem to be improving slightly. Though resales of shoebox units make up a tiny percentage of overall transactions, the proportion grew from 3.2 per cent in the first quarter to 5.6 per cent in the second quarter.

A property consultant noted that buyers were going for affordability because of recent mortgage restrictions imposed in June under a total debt servicing ratio framework capping borrowers’ debt-to-income ratios.

Link to the story:

http://www.straitstimes.com/archive/saturday/st/print/1482455

Fewer defaulting on HDB home loans

Source: The Straits Times

The number of people who have been defaulting on their Housing Board (HDB) home loans has halved from five years ago, new figures show. As of July, there were just over 16,000 arrears cases, according to new Housing and Development Board (HDB) data.

There were 18,100 cases of mortgage arrears at the end of last year, capping off a steady decline from 32,300 cases at the end of 2008. This represents a decrease from 7.7 per cent to 4.9 per cent of all flat owners servicing their HDB home loans.

Link to the story:

http://www.straitstimes.com/archive/sunday/st/print/1486344


RETAIL & ENTERTAINMENT

Bread on a roll

Source: The Straits Times

The opening of bakery chains such as Maison Kayser, Paul, Tiong Bahru Bakery and Baker & Cook last year has not deterred passionate bakers. No fewer than six stand-alone bakery-cafes have opened in the past months, all focusing on artisan bread.

They include the week-old, 4,000 sq ft Artisan Boulangerie Co at Killiney Road, Craft Bakery & Cafe in Holland Village and the 70-seat Anthesis at Robertson Quay. Others have opened in residential areas. These include Bread King at Burghley Drive in Serangoon Garden, The Bread Table in a coffee shop at Jalan Kuras off Upper Thomson Road, and the soon-to-be-opened Bakery Artisan Original (B.A.O) in Kallang.

They add to the popular chains in Orchard Road, which have gained a steady following here, from people who like European-style breads.

Link to the story:

http://www.straitstimes.com/archive/sunday/st/print/1485959http://www.businesstimes.com.sg/archive/saturday/print/784271


TOURISM & HOSPITALITY

Performance of hotel sector expected to be flat this year

Source: Lianhe Zaobao, Saturday, Page 39

Notwithstanding the high hotel room rates during the Formula 1 (F1) race, Singapore’s overall hotel performance is expected to be relatively stable in 2013.

According to a property consultancy firm, there is some downward pressure on average occupancy rates. Notably, upscale hotels recorded a 2.8-percentage point fall in the average occupancy rate in the first five months of 2013, and this is because it was running at extraordinarily high levels previously, before reducing to its present level, similar to the overall market average. On the other hand, luxury hotels experienced a 5.8-percentage point rise in the average occupancy rate over the same period.

In terms of average room rates (ARR), with the exception of the luxury segment, the upscale, mid-tier and economy segments registered ARR declines.  Overall market-wide ARR fell 2.0 per cent year-on-year (YoY) to $253.82 for the period ending May 2013, with luxury hotels recording the largest fall of 10.3 per cent. Over the same period, revenue per available room (RevPAR) lost 2.5 per cent YoY to $217.10. Only the luxury segment recorded a 5.3 per cent increase to $373.32.

According to the property consultancy firm, Singapore will add another 15 new hotels with over 3,629 rooms by the end of 2013. The majority of the supply will be in the mid-tier and economy segments and new additions in the upscale and luxury segments will be limited. Hence, the firm expects the upscale and luxury segments to outperform the general market.  This trend is expected to continue over the next few years, with the economy and mid-tier segments accounting for 68-70 per cent of the 2014 and 2015 supply pipeline.

Separately, Religare Capital Markets is maintaining a cautious stance on the performance of the Singapore hotel industry, due to the substantial supply of rooms in 2H 2013. Hence, despite the boosts to ARR due to the F1 race, the firm expects ARR to be stable in 2013, with the luxury hotel segment outperforming the rest of the market.

IMG_7641

F1 boosts demand for hostels

Source: Lianhe Zaobao, Sunday, Page 6

The upcoming F1 race has not only boosted demand for hotel rooms, hostels are also experiencing high demand from foreigners, with some hostels fully booked about a month before the race.

This has also led to a corresponding rise in hostel bed rates.

For instance, Blanc Inn has raised its bed rates by at least three times during this period. All 40 beds at the hostel were booked more than a month before the F1 race.

Over at Adler Hostel, at least 90 per cent of the beds were already booked for the F1 race period, and rates had increased from an average $55 to $90 per bed due to the surge in demand.


INSTITUTIONS

Polys to undergo major upgrade

Source: The Straits Times

About $1 billion will be spent on extra classrooms, laboratories and other facilities at Singapore’s five polytechnics, to cope with the rising number of students going the polytechnic route. Polytechnics are now a big draw, with enrolment rising from 24,800 in 2008 to 26,800 last year.

The 59-year-old Singapore Polytechnic, the oldest, will add new learning facilities for its design school, aero-hub and sports arena, while Ngee Ann Polytechnic will build more lecture theatres and student spaces for collaborative work. Temasek Polytechnic will add arts facilities as well as new classrooms.

The newest polytechnic, Republic Polytechnic (RP), has started construction on a new wing – a five-storey building of laboratories for courses in engineering, hospitality, supply chain and sports science. The building is expected to be ready in the second half of next year. It is also building an aquaculture facility for marine science projects.

Also straining at the seams, Nanyang Polytechnic (NYP) has started a $97 million expansion, developing six sites on its Ang Mo Kio campus to add learning spaces, sports and recreation facilities, and activity rooms for co-curricular activities. Facilities it will add include a two-storey cinematography studio, two large food joints with a total seating capacity of 1,000.

Link to the story:

http://www.straitstimes.com/archive/sunday/st/print/1486317


CORPORATE

Popular sells two homes to its CEO

Source: The Straits Times

Book retailer and developer Popular Holdings has approved the sale of two of its own upmarket homes to its chief executive, Mr Chou Cheng Ngok. Mr Chou got the same hefty discount to the listed price as any prospective buyer who was purchasing two units, it said.

In an announcement, Popular said: “The implementation of the various measures implemented to cool the Singapore property market, including the introduction of the total debt service ratio framework for property loans in June 2013, has adversely affected prospects for the sale of larger property units.” As such, the board of directors felt the proposed sale is in the best interest of the company

The two units at 18 Shelford, a 19-unit freehold project in Bukit Timah, were sold to Mr Chou for a combined $8.81 million, some 16 per cent lower than the combined list price of $10.5 million.

Link to the story:

http://www.straitstimes.com/archive/saturday/st/print/1482584

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