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  1. Commercial property sales have slowed in the U.S. this year—but Chinese investors are continuing to plow money into the market. So far in 2016, Chinese companies have purchased or are buying 47 U.S. properties worth $9.3 billion, according to deal tracker Real Capital Analytics. That makes them the most active foreign buyers in the U.S., with more than double Canada’s $4.2 billion worth of deals. By contrast, for all of last year Chinese investors did 71 U.S. deals worth $6 billion. Chinese investment abroad has soared as the Chinese economy has slumped over the past year. Investors are looking abroad to protect their wealth against the volatility at home, analysts said. In the most recent high-profile transaction, China Life Insurance Group Co. last week provided an unspecified piece of the equity toward the purchase of the Manhattan office tower at 1285 Sixth Ave. in New York, according to people familiar with the matter. A venture led by developer Scott Rechler including China Life paid $1.65 billion for the 1.8 million-square-foot building, whose tenants include UBS Group AG and the law firm Paul, Weiss, Rifkind, Wharton & Garrison. Mr. Rechler said his firm, RXR Realty LLC, attracted participation from institutional investors because it was able to convince UBS, which occupies about half of the building’s space, to renew its commitment through 2032. Other investors were wary of buying the building as long as UBS’s status was uncertain, especially with signs cropping up of a market slowdown. “That chilled other investors,” Mr. Rechler said. ‘They’re parking more capital in the safe locations in the West. ’ —Jim Costello The Chinese are streaming into the U.S. even as overall deal activity slows. In the four months of 2016, all investors purchased $135.9 billion worth of commercial property, compared with $171.4 billion during the same period last year, Real Capital said. The slowdown comes six years into a bull market for commercial property. Many investors have moved to the sidelines because they believe values, which have risen steadily since 2009, might level off or even begin falling. Debt financing also has become more difficult to obtain. As of May 10, Wall Street has issued just $28.5 billion in commercial mortgage-backed securities, compared with $44.1 billion during the same time last year, according to Commercial Mortgage Alert, a trade publication. But buyers from Asia, the Middle East and other parts of the world often are more motivated than domestic U.S. investors. Many are eager to diversity. Others are concerned about risk in their own countries. Until 2012, the Chinese government prohibited the country’s insurance companies from buying foreign property. With those restrictions lifted they are flexing their muscles throughout the world. Last year, China Life made its first U.S. investment along with Ping An Insurance Co. They purchased a majority stake in a $500 million Boston development in the city’s popular Seaport District. Mr. Costello said foreign investors used to focus on buying trophy assets such as New York’s Waldorf Astoria hotel, but lately have been expanding out of downtowns in top cities in a search for higher yields. Last week, the sovereign-wealth fund of Bahrain purchased a 49% stake in a portfolio of seven office buildings between Phoenix and Dallas. The deal valued the 1.2 million-square-foot portfolio at about $250 million. Mr. Rechler, for his part, has garnered a reputation as a good market timer. He sold his earlier real-estate company for $6.5 billion in early 2007 as storm clouds were forming over the economy and then started buying property just as the market began to recover in mid-2009. His RXR Realty controls 87 commercial properties and had $12.7 billion of assets under management as of the end of last year. Mr. Rechler initially wasn’t interested in 1285 Sixth Ave. when it was put on the market last year by J.P. Morgan Asset Management and AXA Financial Inc. But he began talks after he came up with a plan to add value to the property by extending UBS’s lease. To execute that plan, Mr. Rechler first had to deal with UBS’s neighbor, Paul, Weiss, which had an option to take more space in the building. As long as that option hung out there, UBS wouldn’t renew. Mr. Rechler eliminated that problem by cutting a deal with the law firm to modify its expansion option. He also agreed to sell some Paul, Weiss partners stakes in the building, according to people familiar with the matter. Besides China Life, Mr. Rechler’s group included New York developerDavid Werner, who at one point was competing against Mr. Rechler for the property. J.P. Morgan and AXA were represented by Doug Harmon and Adam Spies of Eastdil Secured.
  2. Say someone has a new commercial B2 light industrial unit, TOP soon. How does one go about looking for tenant? assuming without agents' involvement? is it possible for the owner to settle the tenancy?
  3. Hi all Anyone had a property in Penang. I talking about Singaporean with a penang property. I had intention to buy one for weekend get away and eventually for retirement purposes. I'm looking at Penang only so please don't recommend me JB property.........I would like to go for condo only.. 1) Any good suggestion on area? With sea and mountain... 2) What is the procedure to buy one? 3) What is the Malaysia bank loan procedure since I don't work there and not a Malaysian? 4) Any other concern that I need to be aware of? Thank you. P.S: Pai Seh.....Post in the wrong section....Mod can help to move to Liz and Easy?
  4. Wonder if in future when gps erp is up, will OCR properties prices be affected jialat jialat. This is assuming if erp gps starts charging the moment leave house till reach office near town or one frequent central area. Moderator, pardon me if I post in wrong category.
  5. Hello everyone, I'm thinking of getting a property in London. Appreciate advice from current London property owners or anyone who is able to give valid advice on this. Anything that I have to look out for? Thank you.
  6. This thread arises of a discussion initiate in the car/lifestyle section. However, some very interesting points came up as to how Singapore properties should be considered. The emphasis is deliberate as the model only works for Singapore. There are a lot of property gurus here, so please ignore this un-sophisticated newbie who is just venturing into property and trying to justify his purchases. Fundamental assumption : Singapore will continue to exist as a nation or if not, a quasi nation with independence and that the calibre of national leadership remain high. Let with with an analogy from Singapore/Malaya history; Rubber planting. As all Singaporean students knows from their history books, rubber tree takes 5 - 7 years to mature. So, any businessman intending to venture into this industry has to 1. Buy the land 2. Clear the land 3. Plant the cuttings and continue to care for the younglings These are the years where there are negative profits as the businessman has to continue to pour money into his investment with no guarantee on returns (storm blows down estate, commodity prices collapse, disease toll on trees, etc). However, if the plantation make it through and extraction starts, profits will start to flow in and can continue to flow for another 25 years or more. Also, the rubber estate itself also gain value as it could be sold to buyers with a risk premium for taking on the early year risk. One thing that a number of people keep telling me is rental margins and so on... but they always left me scratching my head, the time horizon they use is very short. Like rubber planting, buying property for me is for the long haul with time horizon of 30 - 40 years or more. Analogous 1. Buy the property 2. Do interior finishing 3. Continue to care for the property These are the years where profits may be negative (if you cannot find a tenant) as the investors has to pour money into the investment. However, once the mortgage is paid off, profits will start to flow in and continue to flow as long as you own that property. That is not in addition to capital appreciation if you sell off the property. So, the total cost and total profit that can be taken from the property over a time horizon of 30 - 40 years is actually more important then short term rental margins gained while the mortgage is still in force.
  7. Was looking at some condo projects along geylang like lorong 24 etc... price looks ok for a freehold unit located at fringe of city. heard Geylang will be cleaned up eventually...any comment?
  8. Im thinking of becoming a property agent part time while studying. whats the processes involved to apply? and hows the commission practices like now? still 2% seller and 1% buyer?
  9. Hi Chaps, I am interested to know more property investment members on the forum and discuss about your your property investment approaches, how you manage your property etc. Just a sharing thread where everyone can tap on each others experiences/know how. Feel free to chip in or even if you are not vested but want to find out more. I am currently vested in residential and industrial properties, I will kick off with the below. What I look for in no particular priorities - Focus mainly on districts 3, 5, 10, 11 - Areas with upcoming MRT stations - Old properties with unused plot ratio - Areas near schools or business parks. Issues faced till date - Termites - Air Con breakdowns - Stuff stolen on property belonging to tenants - Bad maintenance by the tenant Keen to find out more about - Retail Property investment - Overseas investments - Property Auctions - Medical Suites - Districts you believe with upcoming potential
  10. New property cooling measure, restriction on exec condo size, higher LTV which mean buyer now need to fork out min 25% instead of 10% Huat ah!!!!! Lets see people still go showflat or not Source from strait times
  11. Just like to enquire if any of the MCF forumers here bought a property either in Ledang or Puteri Harbour?
  12. Singapore sub-sales at 8-year low Mar 4, 2014 - PropertyGuru.com.sg Speculation has all but disappeared from the Singapore property market, with the number of sub-sales recorded during January 2014 hitting an eight-year low. Data from Urban Redevelopment Authority (URA) analysed by PropertyGuru yesterday revealed just 37 sub-sale transactions were recorded in January 2014 – the lowest monthly total since February 2006. The current lack of speculation and “flipping” is in stark contrast to July 2007 when some 928 sub-sale transactions happened during that month alone. Donald Tan, Managing Director of Chesterton Singapore, told PropertyGuru: “Sub-sale rates are nearing an all-time low after successive government cooling measures. “The introduction of Sellers Stamp Duty (SSD) and two rounds of Additional Buyers Stamp Duty ABSD) effectively increased a short-term speculator’s transaction costs by as much as 34 percent (15 percent ABSD assuming a foreigner plus 16 percent SSD assuming he sells within one year holding period, and a further 3 percent of usual stamp duties and legal fees). “In the last two years price increases have been a paltry 2 percent to 3 percent per annum, and such capital gains are easily eroded by ABSD and SSD transaction costs. Those who had bought are holding assets for the long haul; short-term sellers will be lucky if they can make a decent gain in the market today. “There is anecdotal evidence that those who sub-sold recently are looking to get out of the market, presumably in need of cash, and hence may sell in today’s market making losses.” Tan added that based on URA data there were only 147 sub-sale transactions in the last three months of 2013, the lowest since Q1 2006. He also noted that sub-sale rates (as a percentage of total resale transaction) was 3.8 percent, well below the 18 percent in 2011 or 28 percent back in 2006. Evan Chung, Vice President, Resale Division for real estate agency DTZ, also noted the effect that successive cooling measures have had on the Singapore property sub-sale market. He told PropertyGuru: “While all the cooling measures have had their desired effect on the broader market, what has affected the residential sub-sales market most directly are firstly the withdrawal of the Deferred Payment Scheme (DPS) in Oct 2007, secondly the removal of the Interest Absorption Scheme and Interest-Only Housing Loans in Sep 2009, and lastly and most of all, the three rounds of Seller Stamp Duties and LTV reductions. “With the lack of easy financing and the increase in taxes that erode the profit of buyers who purchase units and flip them, sub-sales activities have dwindled and these have served to achieve the objectives of the authorities to reduce speculation in the local market. Chung noted an increase in speculation in the industrial sector from the start of 2010 until SSD was introduced for industrial properties in January 2013. He said: “As you can guess, interest then shifted to commercial properties, however as commercial properties generally have a higher quantum the market is smaller for speculators.” Chung predicts sub-sale activity to be greatly subdued as prices cool further. He said: “Those who have bought off-plan prior to the four-year SSD that was implemented in January 2011 would likely be the ones still transacting in the sub-sale market, since they are mostly receiving their keys this year. “Their target market would most likely be buyers looking for new but ready-to-move-in units. Furthermore, if the project is in a good and in-demand location they could still likely lock-in some capitals gains without incurring any SSD.” In January 2014 the most popular development for sub-sales was The Interlace, which saw 10 transactions at a mean average price of $1,267 per sq ft, according to URA data. A sub-sale is defined by URA as: “The sale of a unit by one who has signed an agreement to purchase the unit from a developer or a subsequent purchaser before the issuance of the Certificate of Statutory Completion and the Subsidiary Strata Certificates of Title, or the Certificates of Title for all the units in the development.”
  13. Hi guys, I am thinking of selling my private unit and because there isn't all the HDB paperwork stuff, I am thinking of doing it without an agent. For those who has done this before, may I know how is the procedure like? Can me and the buyer use back the same lawyer? Any help will be good.
  14. Guys, What are the fees for transferring ( changing owner names ) a property to your siblings ? Of course don't ask me to enquire from the lawyers hor.
  15. I had a former colleague married to this guy, poly grad, earned 2300 a month as an asst engineer, now he became agent and suddenly drive big car and talk big while me a uni grad, drive a small car and very humble, so property agents very rich? since I am a poor man and want to be rich, should I quit my job and be a property agent???
  16. Huat ah! But hor, i tink he can pay full cash. --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- Another Hong Kong celebrity has expressed interest in buying Singapore property just a few days after actress Carina Lau announced she is considering it as well, media reports stated. Andy Lau (pictured), one of Hong Kong's four ‘Heavenly Kings’, said he was thinking of purchasing a home in the city-state. Speaking to the media ahead of the world premiere of his movie ‘Firestorm’, Lau said he only invests in property since he isn’t familiar with other types of investments. This prompted a reporter to ask if he had thought about purchasing a property here, to which he replied that he had planned to do so. But it did not materialise due to the high property prices. The emcee at the press conference then informed him that the government had introduced market cooling measures. Lau then said he hoped the cooling measures will work and that property prices will drop. He also revealed that he had been “following the property scene in Singapore” while his friends had been advising him which properties are good investments. Source: Propertyguru
  17. Rennie Whang, My Paper, Tuesday, Sep 16, 2014 SINGAPORE - Sales of new homes were stagnant again last month, with developers selling 432 private homes. This was a 15 per cent drop from the 509 private condominium and apartment units moved in July. The number of new homes sold last month was 23 per cent more than the 351 homes that were launched, indicating that buyers went for units at projects launched earlier in the year. The top seller was The Panorama in Ang Mo Kio Avenue 2, which moved 40 units at a median price of $1,249 per square foot (psf). Other popular developments included Coco Palms at Pasir Ris Grove, with 23 units sold at a median price of $1,046 psf, and Eight Riversuites at Whampoa East, which sold 22 units at $1,345 psf. While there were no executive condominium (EC) launches last month, 58 EC units were sold. A major contributor was Waterwoods EC at Punggol Field Walk, which sold 28 units at a median price of $813 psf. After including the number of ECs sold, a total of 490 new private homes were sold last month, a 13 per cent drop from July. - See more at: http://business.asiaone.com/news/private-home-sales-drop-august#sthash.4n4kxehU.dpuf
  18. My fren is facing a big dilemma. He is staying on a landed property near CBD, abt the size of half football field. The property is handed down from his parents who paid it thru their blood, sweat n tears. I estimate it worth S$10-15million??? He said 15yrs ago his neighbour sold theirs at S$9million. His property is a corner lot and the very first unit from the main road. He has no intention to sell but his siblings are bent on selling otherwise there will be a court case. He is in no position to buy over his siblings share as he definately could not come out with that sort of cash!!! He has been the only one staying on the property and taking care of it all these years. Parents already long gone. If it were u, will u sell??? Or fight a long court case???
  19. Commercial real-estate yields in Asia are the lowest in the world, forcing investors to pay top prices for the highest-quality buildings, take on more risk or consider property investments outside of their regions for the first time. Yields for centrally located office buildings are just 2.2% in Taipei, 2.8% in Hong Kong and 3.5% in Tokyo and Singapore. By comparison, they are 4.7% in New York and 3.8% in London's West End, according to CBRE Group Inc. Pension funds, sovereign-wealth funds and other institutional investors have been willing to accept such low returns because they look attractive in a low interest-rate environment. But it also means that buyers are exposed to a loss in value if interest rates rise and demand for such low yields cools. Yields have fallen so far in Taiwan that financial regulators last year instituted a new rule that limits domestic insurance companies' investments to properties that offer a rental yield of 2.875% or above. Authorities also have allowed insurance companies to buy real estate outside the country's borders for the first time. Investors are modifying their strategies. Terence Loh, executive director at China-focused investment fund CDH Investments, said he has been investing in development projects in cities such as Beijing, Hangzhou and Xi'an rather than buying existing buildings. "The risk-reward is more compelling," he said. Yields are an important measure of commercial-property values because lower yields typically mean higher prices. They are calculated by dividing the annual income by the price. Traditionally, yields in Asia are lower than they are in Europe and the U.S. because often there are more buyers chasing fewer properties. Pension funds, sovereign-wealth funds and other institutional investors favor fully leased, well-located buildings and there are fewer of these in Asia. Also, many of these investors, until recently, have been reluctant to venture outside the regional markets they know best. But lately yields in Asia have fallen to unusually low levels, along with the rest of the world. Buyers can tolerate smaller yields partly because they can borrow at lower costs and the lower returns still look attractive compared with the debt market. Yields also have been falling in many countries because the annual incomes of properties aren't keeping up with rising prices. Prime office rents in Beijing and Shanghai, for example, have stayed flat over the past two years, according to CBRE, while those in Hong Kong and Taipei rose 2.3% and 1.1%, respectively, in the past year. In some Asian cities, including Taipei and Beijing, yields are at or near historical lows, according to CBRE. In Hong Kong, they are at similar levels to the last major property boom in 1997. In Tokyo, the yields are at their lowest levels since 2005, CBRE says. In Taipei, for example, Mercuries Life Insurance Co. Ltd. in April bought almost 8,000 square meters of retail space in the podium at Taipei TiT Tower Square for 3.95 billion New Taiwan dollars (US$131.5 million), with a rental yield of 3%, according to Real Capital Analytics, a real-estate data firm. The seller, Homax Group, acquired the same property in June 2011 at a price of NT$2.8 billion for a yield of 4.5% at the time. In Singapore, a group of local companies in May bought a 93% stake from Keppel REIT in the Prudential Tower in the city's central financial district for 512 million Singaporean dollars (US$409.3 million). The deal boasted a 3.5% yield, according to Real Capital. By comparison, Keppel REIT in 2011 bought the Ocean Financial Centre, also in the heart of Singapore, for S$2.0 billion in a deal that offered a 5.3% yield, Real Capital says. Investors have started to leave their comfort zones to find higher yields. Some have targeted Australia. Yields are at 6% in Sydney's and Melbourne's main office districts. Singapore-based real-estate company Hiap Hoe Group bought an office building in Perth for 90 million Australian dollars (US$84.8 million), at a yield of 8.3%, according to research by property firm JLL. Other investors are seeking distressed properties, hoping to boost yields by increasing revenue. Gaw Capital Partners, a Hong Kong-based private-equity real-estate firm, earlier this year paid US$30 million for the Hyatt Regency Osaka in hopes of turning around a hotel that lost US$10 million in the year ending March. "We saw a lot of quick fixes that we could do and cost-cutting that would make the hotel cash-flow positive right away," said Christina Gaw, managing principal and head of capital markets at the firm. Some real-estate experts say investors are willing to accept low yields because they feel that property incomes are poised to rise after years of stagnation, especially in Japan as it emerges from a long slump. They point out that commercial property often benefits from rising inflation because it allows landlords to raise rents. "Investors are going into Tokyo with the expectation of rising rents," said Alistair Meadows, international capital group head at JLL. But others say investors accepting low yields are walking a thin line. Many of them have been trying to boost returns by adding leverage, a risky formula that exposes investors to default if rents or values decline. Also, if interest rates rise faster than inflation, owners could get squeezed, especially if they have floating-rate debt, experts say. "These tight [yield] rates will have a very small margin of error," said Nicholas Wilson, research manager for capital markets in Asia Pacific, at JLL.
  20. In HK, it costs more to house the dead than the living Jun 4, 2014 11:00am 1 2 0 3 In Hong Kong, it costs more to house the dead than the living. There’s one thing even Hong Kong’s more than 40 billionaires will struggle to buy – a final resting place on their home turf. Land shortages in the late 1970s forced Hong Kong to ban construction of new permanent burial sites, and public cemeteries were ordered to ensure the remains of the deceased be exhumed and cremated after six years to make way for newcomers. The policy has done little to alleviate the grave shortage in a city where more than 40,000 people die each year. Some can get lucky if relatives choose to have the remains of a loved one removed from a public burial site to be cremated, opening the prized permanent space to a lottery system, but plots may only come available every few years. The only other way is if the deceased is a member of a church that has a private graveyard with a plot available, a very rare instance that can cost up to $486,000 (HK$3 million). “In Hong Kong, people cannot buy a final resting place even if they have all the money in the world,” said Hoi Pong Kwok, funeral director at Heung Fok Undertaker. “The government doesn’t just have to settle housing needs for the living. It also needs to address those of the dead.” In land-hungry Hong Kong, where more than 7 million people are packed into just 30 percent of the territory, failure to vacate a plot after six years means bodies will be exhumed by the government, cremated and put in a communal grave. While the funeral policy has resulted in a surge in the number of people being cremated – 90 percent of the city’s dead were cremated in 2013, up from 38 percent in 1975 – cremation is by no means the answer for those seeking a resting place. WAITING GAME Securing a niche in a public columbarium – a drab concrete structure where urns are placed – can take up to five years and there are officially more than 21,800 deceased on the waiting list for a space, which costs more than HK$3,000 ($486). Funeral service providers say there are a further 100,000 jars of remains stored in funeral homes or at funeral companies across the city, some of which are also waiting for plots. Those who can’t stand the wait must pay as much as HK$1 million ($162,021) for a niche about the size of a sheet of A4 paper in a privately owned crematorium. At Lung Shan Temple in Fanling district, a private plot measuring 63 square inches (0.04 square metres) with “the most auspicious position” costs HK$1.8 million ($291,638). With a luxury home in Hong Kong costing roughly HK$151,389 ($24,528) per square metre, that means it’s more expensive to house the dead than the living. “You have the green dragon on the left and the white tiger on the right,” said an agent surnamed Tang, describing the supreme “feng shui” of the high-end niche. “Permanent burial sites are not available any more. We don’t even have enough space for the living,” said Barry Law, sales manager at Fortune Wealth Memorial Park Ltd. In Hong Kong, even death provides little relief from the city’s sky-high property prices. “It’s not easy to afford a piece of land in Hong Kong, even after death,” Kwok said. Source: Reuters - See more at: http://www.tnp.sg/news/hk-it-costs-more-house-dead-living?utm_content=buffer21080&utm_medium=social&utm_source=facebook.com&utm_campaign=buffer#sthash.e79mPlRh.dpuf HUAT ah!!
  21. As of today, I din know service sooooooooo good. Got one agent, knowing that Ascentia Aky gonna TOP soon, wah OFFER TO GO W ME TO COLLECT KEYS AND TO CHECK IF HOUSE GOT DEFECT....WTF!!! I shd also check her defects? SERVICE SOOOOOOOOOOO GOOD AH?????!!!!! [laugh] She sounds sincere enough, so give her a chance lah and those NPNTers, hold your hearses......or horses....never meet YET!!! muahahahahahah
  22. http://www.propertyguru.com.sg/property-management-news/2013/11/36861/govt-urged-to-promote-healthy-property-market The Real Estate Developers’ Association of Singapore (Redas) has urged the government to ensure that the property market remains healthy, media reports said. Speaking at the association’s 54th anniversary dinner last Friday, Redas President Chia Boon Kuah stated: “It is our hope that the government will calibrate its land sales programme to ensure land supply at a pace that will contribute to the overall health of the market.” He noted that “as long as homes are purchased with sound reasoning, we believe in riding out each cycle that comes our way”. “We have faith that the government will continue to monitor the movements in Singapore's property cycle, and ensure a balance between development viability and housing affordability.” He also revealed that while the industry has achieved success, it has had its share of challenges, which include dealing with the effects of the government’s seventh and most comprehensive round of cooling measures and the introduction of the total debt servicing ratio (TDSR). Furthermore, the expiry of the lock-in period of the Seller Stamp Duty from now till 2017 and the large supply of homes coming on-stream continue to weigh on the industry’s mind, said Chia. I was just wondering what the general consensus among MCFers is? Are we hoping that property prices will come down significantly so that we can buy in (remember that your current property price will also decrease in value should you require to sell before you buy) or do we all hope the property prices will continue on this crazy bull run (remembering should you choose to upgrade the next property you buy will also be relatively higher)?
  23. Krieger

    Property

    guys need to get some advise. if i already paid the 5% for the property n i wish to pull out. whats the penalty or legal complications?
  24. http://www.forbes.com/sites/gordonchang/2014/04/13/china-property-collapse-has-begun/
  25. As above. Having a debate with wife about an resale unit we saw recently.
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