Singapore Real Estate | Foreign buyers retreat from property market

Friday March 23, 2012

THE hefty new stamp duty imposed late last year seems to have cooled foreign demand for property here.

The share that non-permanent resident (PR) foreigners have of the private housing sector fell by about 10 percentage points this year compared with November — right before the Dec 8 measures kicked in.

In November, foreigners bought 385 units, including new sales, resales and subsales, for a 16% slice of the entire market, excluding executive condominiums (ECs).

But they bought only 53 units in January and 96 units last month, giving them a market share of about 6.5%, according to analysis of Urban Redevelopment Authority data by consultancy Savills Singapore. In 2010, foreign buyers comprised 12% of the market, rising to a record 17% last year. Sales by PRs have held steady at about 13% for both 2010 and last year.

Experts say the 10% additional buyer’s stamp duty applied to all foreign purchases was the main cause of the steep drop.

The measures would have caused a reaction, making foreigners think twice about whether Singapore was still an attractive investment destination.

Ku Swee Yong, chief executive of International Property Advisor, said the frequent shifts in policy could also have dampened demand.

The slew of policy changes over the past two years may have prompted foreigners to opt to rent before deciding on whether they want to buy, he noted.

Some of his Malaysian clients are considering investing in commercial space or smaller homes with lower overall prices, to completely avoid the duty or pay a smaller fee.

Ku expects foreign demand to be subdued for the rest of this year.

Tan Kok Keong, OrangeTee’s research and consultancy head, also noted that with no major bad news between November and last month, the additional stamp duty was clearly the main cause.

Some experts say the drop might be a temporary lull as foreign buyers take time to get used to the idea of the higher tax.

Alan Cheong, director of research and consultancy at Savills, believes foreign demand will inch up over time.

“Foreign buyers at the moment may baulk at the extra 10% premium, but once they see this as the new norm, they may merely treat the additional buyer’s stamp duty as sort of a ‘cover charge’ for parking their funds in a safe haven,” he added.

OrangeTee’s Tan said foreign buyers could creep back in the second half of the year but they are unlikely to match the figures seen before the measures.

Chinese buyers made up about 28% of all foreign purchases — by PRs and foreigners — last year, bypassing Malaysians, the traditional leaders. Tighter home-buying policies in China, such as restrictions on residents in major cities buying a second or third home, prompted more Chinese to look further afield.

Despite the dip in foreign demand, home sales remained strong in the first two months of the year as Singaporean buyers continued to power the market. Last month, a record 3,138 homes, including ECs, were sold as buyers flocked to mass market projects with affordable, small-sized units. — The Straits Times / Asia News Network

Source reference link: http://thestar.com.my/news/story.asp?file=/2012/3/23/asia/10969572&sec=asia

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UNESCO Penang | Penang City | Heritage at a crossroads

Tuesday March 27, 2012

By JUDY CHENG-Hopkins

IN THE 1980s, when I’d go home to Penang once a year for the holidays, I would always visit my old amah, who was retired and ran her kongsi on Love Lane.

She would ask me in her characteristic, deadpan manner, “What are all these scruffy white people doing in my neighbourhood?”

This was obviously the start of the budget backpacker onslaught into that part of town and well-heeled Penangites began to avoid if they could.

Fast forward to 2012. The article “Skyrocketting Shophouses” by Johnni Wong in MetroBiz on March 21 says it all.

It may sound really strange and inexplicable that people would pay RM3mil to buy three derelict shophouses on Rope Walk and do it up with another RM10mil, but this phenomenon of young or not-so-young professionals moving back to “old towns” is actually quite common in many cities in Europe and even in the hutongs in old neighborhoods in Beijing.

So, as a true daughter of Penang, despite having left Malaysia some 40 years ago to work for the United Nations (UN) in Africa, Switzerland, Italy and the US, I feel excited and proud that this phenomenon is happening in good ol’ Penang.

I believe the root cause of this awakening is the fact that Unesco bestowed the honour of World Heritage Site on Penang in 2008. This status is a godsend in many ways.

Firstly, it provides George Town with breathing space and a sort of legal basis to stop the wanton destruction of many of its treasures with deep historical significance reflecting the many waves of migration, and yes, even the different periods of colonisation with its effects, both good and bad, which contributed to the rich and unique heritage of this Straits settlement.

Secondly, it became a wake-up call for Penang’s citizenry, rousing them from a sort of comfortable lull and apathy (chin-chai mentality), to one of cultural and environmental consciousness and pride. “Hey the world recognises us, the world actually sat up and noticed us! Wow we do have something unique to offer the world!”

And, thirdly, it had a spillover effect onto other parts of Penang, raising people’s consciousness on environmental and aesthetic issues ranging from the decrepit and horrible living conditions of the poor in Ayer Itam, for instance, to the overdevelopment of mega-complexes on hills, cliffs and beaches in Batu Ferringhi.

I do not want to be misunderstood. I am not against developers or development. We do not need to live in the past.

We do not have to romanticise the past to the point that time stands still nor, as a friend of mine put it referring to overzealous heritage types, should we “live like folks in the 18th century!”

Penang’s citizenry have the gift, and a reputation, of sometimes being overly frugal, but, at the same time, they are generous, enterprising and savvy.

Surely the heritage types and developers can rise above their differences to recognise the comparative advantages Penang has — a unique heritage history, the best food in the world, rich cultural diversity and beautiful hills and beaches.

Instead of an antagonistic relationship, developers and conservationists should have a grand alliance, exploiting our comparative advantages for the sake of the prosperity of our citizens through more and better tourism products.

Although Penang has been successful in attracting foreign direct investment and the creation of manufacturing jobs, we may no longer have the comparative advantage of cheap, quality labour with competition from the Indonesias, Vietnams and Myanmars of this world.

Tourism, on the other hand, will only grow as more countries become developed and rich and choose leisure and wanderlust over labour.

Sometimes tourism can wreak havoc on a country by affecting local mores. But quality tourism, the kind that comes from well-educated, history- and culture-loving tourists who can afford to spend more than a few days exploring the cultural wealth of a country, can prove to be a wonderful engine of growth.

But you need something to attract these quality tourists — and we have it all in Penang!

Four years after the Unesco recognition, we are, I believe, at a crossroads, one that will be painfully clear in hindsight.

We may find out too late that we took the wrong course. Penangites, we have a choice — we can have a bustling, prosperous planned city, with architecturally aesthetic buildings and charming heritage quarters or we can have a haphazardly put-together city, with a lot of the charm of its heritage replaced by random buildings, incongruously placed here and there.

In the Penang Heritage Trust, we have a group of dedicated, brilliant historians, culture experts and conservation activists.

Georgetown has an organisational structure dedicated to conservation matters.

We now need an umbrella organisation to bring together all stakeholders — conservationists, developers, businesses, the diaspora and interested citizens to create a sustained heritage movement for a good 10 years when it will hopefully put itself out of business because there will no longer be a need for such an organisation.

Picture: Judy Cheng-Hopkins is the UN Assistant Secretary-General for Peacebuilding Support and has over 30 years experience in key UN organisations.

Source reference link: http://thestar.com.my/metro/story.asp?file=/2012/3/27/north/10991976&sec=north

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Penang tourism | Penang attraction | RM1.68mil grants for 28 moreprojects in heritage zone

[By Vulcan: In summary]
ThinkCity's Grant: RM1,680,000.00
Number of project: 28
Grant per project(on average): RM60,000.00

🏰🏰🏰🏰🏰🏰🏰🏰🏰🏰🏰

Saturday March 24, 2012
StarMetro

TWENTY-EIGHT grants totalling about RM1.68mil have been approved in the fifth round of the George Town Grants Programme (GTGP) under Think City Sdn Bhd, a subsidiary of Khazanah Nasional Bhd.

Think City executive director Hamdan Abdul Majeed said that out of the 28 projects, 16 involved physical conservation and restoration while the remaining 12 involved five technical grants and seven cultural mapping initiatives.

“Out of the 16 physical conservation projects, 10 are located in the core zone of the George Town World Heritage Site while the other six are in the buffer zone,” said Hamdan.

He added that feedback from George Town World Heritage Incorporated and the Department of National Heritage had also been taken into consideration for all the physical conservation projects reviewed by Think City’s technical advisory panel of experts.

“Our goal is to improve the World Heritage Site as a whole,” he told a press conference at the Menara KWSP in Jalan Sultan Ahmad Shah.

Among the physical rejuvenation projects approved under the grants are the restoration of Loke Thye Kee restaurant in Jalan Burma which is popularly known as Penang’s oldest restaurant as well as several heritage houses along Malay Street and Bishop Street.

As for the technical assistance grants, Sri Mahamariamman Temple in Queen Street will undergo restoration works while funds will be made available for the conservation of the Church of Assumption.

Launched in December 2009, the three-year programme is a seed-funding initiative for urban rejuvenation projects within the George Town World Heritage Site.

To date, Think City has used up RM12.9mil out of the RM20mil worth of grants under the programme.

With the funds, more than 50 physical rejuvenation grants have been approved so far as well as 24 cultural mapping initiatives.

Source reference link: http://thestar.com.my/metro/story.asp?file=/2012/3/24/north/10977849&sec=North

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Real estate Melbourne | Melbourne real estate prices | Investment choices in Melbourne

By THOMAS HUONG
huong@thestar.com.my

17-March-2012

AUS Property Corp co-founder Steve Galanos says that foreigners investing from abroad should focus more on buying landed residential units.

He says foreign property buyers should note that many Australians do not buy apartments.

“They want space for their families, kids to play and to entertain friends.”

AUS Property Corp is a medium-sized boutique property developer that specialises in landed property in Melbourne.

Galanos says the company has delivered 500 houses in nine developments with a combined gross development value of more than AUD$200mil (RM639mil) over the last three years.

He says the majority of apartment units in Melbourne are sold to foreigners.

“When it comes to landed residential properties, most of the buyers are owner-occupiers.”

In his opinion, buying landed residential units in Australia is a secure investment due to the annual supply and demand situation concerning new properties.

“We don't have a huge population or labour force. Our actual construction rate in terms of dwellings built annually has not increased since the 1980's.”

Australia has a population of about 22 million.

However, Henry Butcher Marketing's international projects director Jazmine Goh offers a different opinion. She says that high-rise residential units in and around the city are still in demand.

“We have parents buying for their children who are studying in the city, empty nesters who prefer smaller units as the kids have left home, and migrants who work in the city and prefer a more vibrant lifestyle.”

According to Goh, the rental returns are typically between 4% to 5% per annum as the market is established and enjoys very low vacancy rates.

“Compared with landed property within a 10km radius of the city, a high-rise residential unit has a lower entry cost.”

Goh points out that landed properties benefit from more long-term capital growth. She says landed property within a 10km radius of the city are more expensive, with the average price for a three-bedroom/two-bathroom house being more than AUD$550,000 (RM1.76mil), depending on how prime the location is and its built-up area.

Jalin Realty International Pte Ltd chief executive officer Ian Chen says investors should look at demographics and location to determine the type of property (apartment or landed) to invest in.

“We need to understand buyers' needs and requirements. If they prefer single tenants and do not mind paying a higher premium, then an apartment in the city may be the investment for them.

However, for the same dollar value of a city apartment, one can also opt for a three-or-four-bedroom home in the suburbs of Melbourne (depending on the location) with a family as a tenant.”

Meanwhile, CB Richard Ellis (Malaysia) executive director Paul Khong says that demand for apartment units is likely to rise as Melbourne consolidates, and becomes more dense. According to him prime land in the city is being re-developed with high-rise projects.

“Affordability pressures would mount on conventional housing forms. However, investors who sell within the short-term, without accumulating sufficient losses, will incur large capital gains tax which is currently 29% in Australia. By investing long-term, an investor is able to accumulate tax losses to minimise the capital gains tax,” says Khong.

He opines that landed properties are usually for owner-occupiers and are located away from the city.

Related Story:
The lure of Melbourne city

Source reference link: http://biz.thestar.com.my/news/story.asp?file=/2012/3/17/business/10927847&sec=business

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Melbourne real estate | The lure of Melbourne city

By THOMAS HUONG
huong@thestar.com.my

17-March-2012

RESIDENTIAL properties in Melbourne, Australia can be an attractive option for Malaysian property investors, despite the high exchange rate of the Australian dollar vis-a-vis the ringgit (A$1 equals RM3.20) and restrictions on foreign buyers, property consultants concur.

The regulatory controls Down Under mean that foreigners are restricted to buying only new properties and not those in the secondary market.

Property consultancy CB Richard Ellis (Malaysia) executive director Paul Khong points out that last August, Melbourne was rated as the best city in the world to live in, edging Vancouver, in a survey by global research and analysis resource Economist Intelligence Unit.

The survey of 140 cities is based on factors such as government stablility, crime rate, quality of infrastructure, access to quality health care, cultural events, education as well as employment rates.

“It is also the second largest city in Australia and its economy is boosted by education. Some cities may experience higher growth rates but they are highly volatile as they depend heavily on mining activities,” points out Khong.

Meanwhile, Jalin Realty International Pte Ltd chief executive officer Ian Chen says statistical data shows that Melbourne has seen substantial growth in median property prices in the past five to six years, compared with other regions.

According to Chen, the best advantage about buying in Melbourne, Victoria would be stamp duty savings, which is generally not available in other cities.

“The investor who buys off the plan (pre-construction) would only be required to pay for stamp duty based on the current land value, whereas in another Australian city, the same investor would be subjected to paying stamp duty based on the full purchase price (land and building cost combined), regardless of how early he purchases the property,” Chen shares with StarBizWeek in an email interview.

Another unique advantage of buying Melbourne properties would be the ability to purchase with the addition of a “and/or nominee” in the contract of sale, which is not available in other cities.

This allows the investor to nominate a relative or friend to carry out the purchase.

“However, people should not use this as a strategy to buy and flip' properties, but rather as an exit strategy,” cautions Chen.

Chen also points out that Australia practises the build-then-sell concept where only 10% of the purchase price is required upon purchase, with the balance payable only upon completion of the property.

“Australian developers are unable to utilise the initial 10% as it is paid to their solicitors trust account backed by the government.”

Chen says that in terms of finance, foreigners can be eligible for up to 80% of the purchase price.

However, Khong advises investors to weigh their investment strategies, objective for property purchase, and also plan their timing and exit.

“They can also consider London, England. The British pound is about RM4.75 against the ringgit, and there are many good deals to consider, given the present state of the property market over there,” says Khong.

According to Khong, in terms of property price appreciation, houses and townhouses in Melbourne have shown an average growth of about of 10% per annum in the last 10 years, with some prime areas performing at close to 15%.

Chen points out that landed properties in Melbourne had seen capital appreciation of 8% to 9% consistently for a four to five-year period before 2011.

“Melbourne property prices posted a drop in 2011 (attributed to cautious consumer sentiment due to global economic uncertainty). This year, many new quality developments in good locations that were previously deemed expensive, would be more easily available to investors.”

Concerning rental returns for a landed unit in Melbourne city, Khong says Melbourne provides an average yield of 4% to 5% per annum, with the actual vacancy rate at less than 3% currently.

Chen concurs, and says with high occupancy rates of up to 98% in inner cities, investors need not worry about renting out their properties.

“Rent reviews are generally after six months or one year (depending on length of tenancy).”

Meanwhile, Henry Butcher Marketing's international projects director Jazmine Goh says foreign investors should look at Australian properties as a mid-to-long term prospect.

“Just like other countries, buying a good property in Australian cities such as Melbourne is about location public amenities and infrastructure, good surrounding tenant catchment and if they are receiving any positive transition from regeneration,” she says.

Location is key

According to AUS Property Corp co-founder Steve Galanos, investors may want to focus on property developments in the western and northern corridors of Melbourne, where he says growth is a lot faster and prices are cheaper comparatively.

“Traditionally, the east and south east corridors of Melbourne have been more popular areas as they are more developed.”

Khong concurs, and points out that prices for new-release apartments in the north and western suburbs are now priced between AUD$7,000 (RM22,362) and AUD$8,500 (RM27,150) per sq metre while similar units in the south and east as well as Melbourne's central business district (CBD) are between AUD$8,500 (RM27,150) and AUD$11,500 (RM36,733) per sq metre.

“It is so much more expensive in the south and east because these developed suburbs offer more in terms of amenities, and public transportation to the CBD. There is also more affluent demographics for buyers and investors to consider.”

Khong explains that in Melbourne, the areas to the east (along the bay's shore and upstream of the Yarra River) were the first to be developed. “There was a major land boom and bust in the 1880's that resulted in Melbourne's south east development. Meanwhile, west of the CBD is swampy and hindered early development.”

Public transport is more developed in the east.

Chen also says there are still huge land parcels in the western suburbs and “this has kept prices attractive to young families. It is still undergoing infrastructural changes with government backing and there is an opportunity to enjoy capital growth over these few years without paying a premium price.”

However, Chen advises investors to look into the long term trend of a specific area before making a decision.

“There are matured suburbs in the east that show 8% to 11% capital growth yearly which trump capital growth in other corridors,” he points out.

Chen says two-and-three bedroom homes in the east or south east would typically be priced from AUD$550,000 (RM1.76mil) onwards.

Current developments

Last November, AUS Property Corp launched a landed residential project in The Lakes at Greenvale, Melbourne.

The development, which will consist of 21 units of 2-storey semi-detached houses, was a value proposition, according to Galanos.

A typical 1,650 sq ft unit is priced in the region of AUD$360,000 (RM1.15mil).

Each unit comes with three-bedrooms, two bathrooms, a powder room and a garage.

The Greenvale suburb is located 23km north of Melbourne's central business district (CBD). The Lakes at Greenvale come with a seven-year builder's warranty.

“We provide heating, cooling, carpets, tiles, window screens, security doors, remote-controlled garage, landscaping and even the clothsline to dry clothing.”

Galanos says in the last 22 months, AUS Property Corp's developments have attracted an increasing number of foreign buyers.

Malaysians, Singaporeans and investors from Hong Kong bought 10 out of 27 houses in the company's Clearwater Rise development in Truganina, 22km west of Melbourne's CBD.

Units were priced in the region of AUD$335,000 (RM1.07mil).

In the first quarter of 2012, AUS Property Corp is also due to launch single and 2-storey houses in the suburb of Point Cook, which is about 20 minutes drive from Melbourne's CBD.

“They will be 4 to 5-bedroom houses, and should not be much more expensive than our current developments.”

Another release of new houses is scheduled for mid-2012 at Toolern Waters, Melbourne.

Meanwhile, Jalin Realty is marketing the second release of a townhouse development in Northcote (6km to Melbourne's CBD).

Chen says the first release was a huge success with investors and owner-occupiers in Australia and Malaysia.

“The second release is selling fast, especially with prices ranging from AUD437,000 (RM1.4mil) to AUD739,000 (RM2.36mil).”

In mid-February, CB Richard Ellis introduced the The William @ William Street condominium project in Melbourne, which consists of 470 units with sizes ranging from 550 sq ft for a one-bedroom unit to 900 sq ft for a three-bedroom unit.

The William @ William Street is the maiden Australian residential project of Hengyi Australia Pty Ltd, a subsidiary of Shandong HYI (Group) Co Ltd.

Henry Butcher Marketing is also promoting two developments in Melbourne, namely Lakeside Central and Coburg Hill. Lakeside Central is a townhouse development located within the award-winning Sanctuary Lakes golf resort.

Goh says the Sanctuary Lakes development has amenities such as schools and a shopping mall, and is a five-minute drive to the Point Cook town centre and about 20 minutes via train or a 30-minute drive to Melbourne city. Land sizes are from 2,336 sq ft to 3,294 sq ft, with a choice of 3 or 4-bedroom townhouses.

Land prices start from AUD$255,000 (RM814,431) excluding the townhouse which costs about AUD$280,000 (RM894,137).

Meanwhile, Coburg Hill is a landed development located 9km north of Melbourne's CBD.

Goh points out that Coburg Hill neighbours the Brunswick suburb, which has seen significant growth over the last few years through urban regeneration schemes.

“Coburg Hill is designated as the principle activity centre in Melbourne. It has a lot of potential and is ranked as one of the top investment hotspots in Melbourne. Properties in that suburb are considered more affordable, and it is getting to be a popular suburb among Australians due to its proximity to the city, its established infrastructure and amenities, as well as the benefits of the gentrification underway,” says Goh.

Related Story:
Investment choices in Melbourne

Pictures below:
An aerial view of Melbourne City at sunset, taken from the Observation Deck at the Rialto Towers on Collins St. Houses and townhouses in Melbourne have shown an average property price appreciation of about of 10% per annum in the last 10 years, with some prime areas performing at close to 15%.

A house at The Lakes at Greenvale, Melbourne is priced in the region of RM1.15mil.

Source reference link: http://biz.thestar.com.my/news/story.asp?file=/2012/3/17/business/10890458&sec=business

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