Singapore Cluster House

ARA plans China, India, Japan property funds

SINGAPORE (Reuters) - Singapore property fund manager ARA Asset Management said on Tuesday it plans to launch country-focused funds for China, India and Japan to take advantage of declining real estate prices that it expects will bottom in late 2009.

ARA, partly owned by Hong Kong tycoon Li Ka-shing's Cheung Kong (Holdings), would also consider taking its listed real estate investment trusts (REITs) private if share prices remained weak, Group Chief Executive Officer John Lim told Reuters in an interview.

"In terms of the deal flows, we do see more and more opportunities coming up," he said in reference to properties that are being offered at reduced prices. Credit markets have also loosened slightly from October-November last year in that bankers were now willing to consider proposals from investors such as ARA, he added.

Asian property prices have fallen sharply since the middle of last year, and listed developers and property trusts in Asia excluding Japan are now trading around 30 percent below net asset values, JPMorgan said in a report on Monday.

Suntec REIT, which owns office and retail space in Singapore's central business district and is the largest of four listed property trusts managed by ARA, was last traded around S$0.815 a unit -- less than half its value at the start of 2008.

"As a responsible manager, we always explore all options (and) privatisation is one of the options," Lim said when asked about the fall in REIT prices.

Besides Suntec, ARA also manages Fortune REIT in Singapore, Prosperity REIT in Hong Kong and AmFIRST REIT in Malaysia along with several privately held funds.

Lim also said that although office rents in Singapore have fallen from the highs reached in the middle of 2008, most tenants renewing leases this year would have to pay higher rates as current rents are still more expensive than three to four years ago.

Source: Reuters India

Russell to boost Asia property fund exposure

SINGAPORE (Reuters) - U.S.-based Russell Investments, which manages over $211 billion in assets, wants to boost its exposure to Asian real estate as it sees growing markets in China and India withstanding a global downturn.

The company, which raises money from institutions such as pension funds and invests it with other fund managers, said it expects to more than double its investments in Asia properties over the next three years, from about $300 million currently.

"Our clients tell us they want to be in Asia property, and we go where our clients want to go," said Martin Lamb, newly appointed Asia Pacific head of property for Russell, the funds and indices unit of Northwestern Mutual Life Insurance.

"Regardless of the downturn in the U.S. and Europe, there is a strong domestic need particularly in India and China that continues to fuel demand for housing and retail," said Lamb, who is Russell's first property chief to be based within the region.

"There's no question that it's going to be a bumpy road if the United States plunges into a severe recession, but whereas before there was very little domestic demand in China and India, a lot of that demand can now be picked up internally," he said.

An increasing number of financial and property firms have set up funds to invest in Asia property in the past year, seeking better returns elsewhere as property markets in the U.S. and Europe face a steep downturn. more...

Real estate transparency inches up

SINGAPORE — Viet Nam has made some improvement in its level of real estate transparency, according to a biennial report by a global property services firm.

The Global Real Estate Transparency Index from Jones Lang LaSalle, which provides a rigorous framework for comparing the level of real estate transparency in 82 countries, assesses five key attributes.

These are performance measurement, market fundamentals, listed vehicles, legal and regulatory environment, and the transaction process. On a scale of one to five, one is the highest level of transparency.

Countries were classified into five groups: high tier, transparent tier, semi-transparent tier, low-transparent tier, and opaque transparent tier. more...

Link: http://www.starproject.com.sg/singapore-real-estate.htm

Dubai real estate developer, Nakheel explores booming global markets

Dubai-based real estate and construction companies are expanding their business interests to regional markets to channel their profits from the boom in the international markets including Saudi Arabia, Oman and China. Nakheel, Dubai's leading master real estate developer is focusing in China in particular as the Chinese market is growing due to upcoming global sporting event.

Chris O'Donnell, CEO, Nakheel, said, "Two areas that we are looking at entering are Eastern Europe and China. We are doing the preliminary investigation work on those two areas. We think they will be the growing economies over the next 10 or 15 years, so now is the time to get a foothold in those places".

Over the past year, Nakheel has accelerated its international expansion, gaining a presence in the UK, US, Australia and Singapore. This broadening on a global scale will help Dubai real estate developers protect their interest in case of recession in the regional construction market.

Source: www.gowealthy.com

Overseas property rush?

These days, it seems easier to sell the idea to Malaysians about buying properties overseas, especially in hot traditional markets such as Australia, US, Britain and Singapore. Why the sudden surge of interest?

INTERESTING indeed - while Malaysian realtors aggressively showcase the country's properties overseas to encourage foreigners to make the country their second home (there has been meaningful impact from these road shows), there is also rising interest among Malaysians to scour properties overseas.

The reasons for the surge of interest, as evinced by the marketing efforts by local realtors that appear to have been stepped up for overseas properties, are aplenty.

Generally though, they revolve around a few key factors - the interest to grow capital, to have a holiday/retirement home or family-related considerations such as children studying abroad.

The diverse reasons for Malaysians who opt to make that significant step underscore the changing trends in overseas property purchases.

Henry Butcher Malaysia chief operating officer Tang Chee Meng says the reasons why Malaysians buy overseas properties, the type of properties they go for and buyer’s profile have changed compared to a decade or so ago.

He said children’s education overseas used to feature prominently before. Today, while that still is a predominant reason, a larger proportion of those under this category also do so to reap higher returns for their investment.

“They want the capital appreciation, not so much the yield. It’s 50% education and 50% investment today, unlike the previous ratio of 80:20 or 70:30, with the majority buying to house their children,” says Tang.

Because the objective of the purchase has changed, the type of developments they opt for has also changed. Today, investors are buying landed units and going into the suburbs, a trend seldom seen a decade or so ago unless they were immigrating.

“They are prepared to go 25 km away from the central business district area. Before they would buy apartments closer to the universities,” Tang says.

For example Sanctuary Lakes Resort is one of the most striking assets in Melbourne, Australia. The properties range from A$390,000-A$765,000 (home and land packages) and is 29 km or 20 minutes via freeway from Melbourne CBD.

The unique feature of this resort-style development is that it is set around an 18-hole Greg Norman-designed championship golf course and features 168 acres of lake as well as next door to a bird sanctuary, nature reserve and Port Philip Bay.

Such traits are big carrots to draw in affluent Malaysian homebuyers who most often than not, have preferences for the unique and not-so-common.

Vietnam the next LPT hotspot

While Australia and Singapore continue to lead the stakes in global listed property trusts, the surprise star in a new survey is Vietnam, jumping from the sixth spot to third in predicted property market growth.

The findings came from the Asia Pacific REIT survey conducted by Latham Consulting and commissioned by local financial services provider Trust and law firm Allens Arthur Robinson. The study canvassed the views of senior property professionals, fund managers, merchant bankers, property owners, lawyers and accountants in 12 countries.

It found that over the next year or two, companies will increase the size of their existing REITs rather than launch new ones, but that this trend will be reversed in three to five years.

The theme of local LPT managers going overseas will continue. “We expect many Australian REIT managers to continue to focus on unlisted REITS in the Australian market and to look off-shore for investment opportunities,” said Susan Burns, partner at Allens Arthur Robinson.

She suggested that flexible regulation is key to staying ahead. “The relative flexibility of Singaporean regulators continues to encourage listings on the Singapore Exchange…and its success is also encouraging a number of Asian countries, including India and China, to explore creating their own domestic REIT regulations and markets.”

Meanwhile, Vietnam is the country to watch after it kicked Japan off the third spot. Early this month, a 75-member business delegation from Vietnam came to Sydney to attend an investment forum hosted by Austrade.

Source: Financial Standard

Singapore's Allgreen gains as company increases China investment

SINGAPORE, Dec 11, 2007 (Thomson Financial via COMTEX) -- | charts | news | PowerRating -- Shares of Allgreen Properties were higher Tuesday as investors welcomed the Singapore property developer's expansion in China.

Allgreen Properties said last week it will invest up to 1.4 billion Singapore dollars in residential and mixed-used development projects in Hangzhou, Chengdu, Qinhuangdao and Shenyang, with Hong Kong partner Kerry group.

The projects will boost the share of China in Allgreen's portfolio to 39 percent from 6 percent, JP Morgan said in a client note. The brokerage said the projects have a positive impact on Allgreen's valuation but the full benefits are unlikely to be priced into the stock.

"We fear that if the proposed acquisitions are completed the group would not offset the loss of its proxy status as a play on Singapore's mass- and mid-residential property sector with an improved rating for an enlarged China exposure," JP Morgan said.

Source: Trading Markets

Sample rental rates across Singapore

FOR RENT: WHOLE UNITS @ JURONG / CLEMENTI / BUKIT BATOK / CHOA CHU KANG !

Sample prices for Singapore Properties

*Please Contact LIS LOW @ 90909598 For More Details / Viewing Schedule*

1+1 Blk 42X Bukit Batok West Ave 2 (Near Bukit Gombak Mrt)
Nice House , Spacious , Fully Furnished , Aircon , Near Amenities
All Chinese Nationality Family / Professional Tenants Are Welcome
Rental $1300 Monthly / Move-in 01-01-08

3 + 1 Blk 66X Jurong West St 61 (Near Boon Lay Mrt)
Nice House , Spacious , Fully Furnished , Aircon , Near Amenities
All Fair Nationality Family / Professional Tenants Are Welcome
Rental $2000 Monthly / Move-in 01-01-08 / Prefer 2 Year Lease

3 + 1 Blk 44X Choa Chu Kang Ave 4 (Near Chao Chu Kang Mrt)
Nice House , Spacious , Fully Furnished , Aircon , Near Amenities
All Fair Nationality Family / Professional Tenants Are Welcome
Rental $2000 Monthly / Move-in 01-02-08 / Prefer 2 Year Lease

3 Bedroom New Unit @ Lakeshore Condo (Near Lakeside Mrt) (6 Months Lease)
New House , Spacious , New Furnished , New Aircon , Full Facilities , Near Amenities
All Fair Nationality Family / Professional Tenants Are Welcome
Rental $4500 Monthly / Move-in Immediate

4 Bedroom @ Katong Gardens Condo (Near Kembangan Mrt)
Nice House , Spacious , Fully Furnished , Full Aircon , Full Facilities , Near Amenities
All Fair Nationality Family / Professional Tenants Are Welcome
Rental $5000 Monthly / Move-in 15-12-07

FOR RENT: MASTER & COMMON ROOMS @ JURONG !

*Please Contact LIS LOW @ 90909598 For More Details / Viewing Schedule*

Master Room Blk 274 Jurong West St 25 (Bus To Boon Lay Mrt)
Malay Family Owner
Furnished , No Aircon
Lady / Couple Tenant Only
Move-in Immediate
Rental $600

Common Room Blk 274 Jurong West St 25 (Bus To Boon Lay Mrt)
Indian Family Owner
Furnished , No Aircon
Lady / Couple Tenant Only
Move-in Immediate
Rental $400

Common Room Blk 275 Jurong West St 25 (Bus To Boon Lay Mrt)
Chinese Family Owner
Furnished , Aircon
Lady Tenant Only
Move-in Immediate
Rental $500

Common Room Blk 603 Jurong West St 65 (Bus To Boon Lay Mrt)
Chinese Family Owner
Furnished , Aircon
Malaysian Couple Tenant Only
Move-in 06-12-07
Rental $450

Common Room Blk 673 Jurong West St 65 (Bus To Boon Lay Mrt)
Chinese Family Owner
Furnished , No Aircon
Malaysian Couple Tenant Only
Move-in 03-12-07
Rental $500

Common Room Blk 681 Jurong West Central 1 (Near Boon Lay Mrt)
Chinese Family Owner
Furnished , Aircon
Lady Tenant Only
Move-in 01-01-08
Rental $500

Common Room Blk 707 Jurong West St 71 (Bus To Boon Lay Mrt)
Chinese Family Owner
Furnished , Aircon
Guy / Lady / Couple Tenant Only
Move-in 26-12-07
Rental $450

Common Room Blk 711 Jurong West St 71 (Bus To Boon Lay Mrt)
Chinese Family Owner
Furnished , No Aircon
Lady Tenant Only
Move-in Immediate
Rental $400

Common Room Blk 711 Jurong West St 71 (Bus To Boon Lay Mrt)
Indian Family Owner
Furnished , Aircon
Lady Tenant Only
Move-in Immediate
Rental $450

Common Room Blk 824 Jurong West St 81 (Bus To Boon Lay Mrt)
Chinese Single Guy Owner
Furnished , No Aircon
Malaysian Couple Tenant Only
Move-in Immediate
Rental $400

Common Room Blk 909 Jurong West St 91 (Bus To Boon Lay Mrt)
Chinese Family Owner
Furnished , Aircon
Lady / Couple Tenant Only
Move-in Immediate
Rental $450

Common Room Blk 922 Jurong West St 91 (Bus To Boon Lay Mrt)
Chinese Single Lady Owner
Furnished , Aircon
Lady Tenant Only
Move-in Immediate
Rental $450

Common Room Blk 932 Jurong West St 91 (Bus To Boon Lay Mrt)
Chinese Single Guy Owner
Furnished , Aircon
Guy / Lady Tenant Only
Move-in Immediate
Rental $450

Common Room Blk 934 Jurong West St 91 (Bus To Boon Lay Mrt)
Indian Family Owner
Furnished , No Aircon
Guy / Lady / Couple Tenant Only
Move-in Immediate
Rental $400

Master Room Blk 941 Jurong West St 91 (Bus To Boon Lay Mrt)
Chinese Couple Owner
Furnished , Aircon
Guy / Lady / Couple Tenant Only
Move-in 18-12-07
Rental $650

Common Room Blk 330 Jurong East Ave 1 (Near Chinese Garden Mrt)
Chinese Couple Owner
Furnished , Aircon
Guy / Lady / Couple Tenant Only
Move-in Immediate
Rental $450

FOR RENT: COMMON ROOMS @ CLEMENTI !

*Please Contact LIS LOW @ 90909598 For More Details / Viewing Schedule*

Common Room Blk 426 Clementi Ave 3 (Near Clementi Mrt)
Indian Single Lady Owner
Furnished , No Aircon
Indian Lady Tenant Only
Move-in Immediate
Rental $450

Common Room Blk 442 Clementi Ave 3 (Near Clementi Mrt)
Chinese Single Guy Owner
Furnished , No Aircon
Chinese Guy Tenant Only
Move-in Immediate
Rental $400

Common Room Blk 515 West Coast Rd (Bus To Clementi Mrt)
Malay Couple Owner
Furnished , Aircon
Lady Tenant Only
Move-in Immediate
Rental $450

FOR RENT: COMMON ROOMS @ BUKIT BATOK !

*Please Contact LIS LOW @ 90909598 For More Details / Viewing Schedule*

Common Room Blk 319 Bukit Batok St 33 (Near Bukit Gombak Mrt)
Chinese Family Owner
Furnished , No Aircon
Guy / Lady / Couple Tenant Only
Move-in 05-12-07
Rental $400

Common Room Blk 361 Bukit Batok St 31 (Near Bukit Gombak Mrt)
Indian Couple Owner
Furnished , No Aircon
Guy / Lady / Couple Tenant Only
Move-in 10-12-07
Rental $400

FOR RENT: COMMON ROOMS @ CHOA CHU KANG !

*Please Contact LIS LOW @ 90909598 For More Details / Viewing Schedule*

Common Room Blk 131 Teck Whye Lane (Near Keat Hong Mrt)
Indian Family Owner
Furnished , No Aircon
Philipine / Indonesia Lady Tenant Only
Move-in Immediate
Rental $400

Common Room Blk 237 Choa Chu Kang Central (Near Choa Chu Kang Mrt)
No Owner Staying
Furnished , No Aircon
Malaysian Guy Tenant Only
Move-in Immediate
Rental $400

Common Room Blk 661 Choa Chu Kang Crescent (Near Yew Tee Mrt)
Chinese Family Owner
Furnished , No Aircon
Lady Tenant Only
Move-in 08-12-07
Rental $400

FOR RENT: COMMON & SMALL ROOMS @ TOA PAYOH !

*Please Contact LIS LOW @ 90909598 For More Details / Viewing Schedule*

Common Room Blk 18 Toa Payoh Lor 7 (Bus To Toa Payoh Mrt)
No Owner
Furnished , Aircon
Malaysian Guy Tenant Only
Move-in Immediate
Rental $450

Small Room Blk 18 Toa Payoh Lor 7 (Bus To Toa Payoh Mrt)
Single Guy Owner
Furnished , No Aircon
Indian Lady Tenant Only
Move-in Immediate
Rental $300

FOR RENT: COMMON ROOMS @ ANG MO KIO !

*Please Contact LIS LOW @ 90909598 For More Details / Viewing Schedule*

Common Room Blk 443 Ang Mo Kio St 41 (Near Ang Mo Kio Mrt)
Single Guy Owner
Furnished , Aircon
Guy Tenant Only
Move-in Immediate
Rental $450

FOR RENT: SMALL ROOMS @ UPPER BOON KENG RD !

*Please Contact LIS LOW @ 90909598 For More Details / Viewing Schedule*

Small Room Blk 11 Upper Boon Keng Rd (Near Kallang Mrt)
Single Guy Owner
Furnished , No Aircon
Guy Tenant Only
Move-in 30-12-07
Rental $300

DEAR TENANTS, ARE YOU LOOKING FOR UNIT / ROOM IN JURONG / CLEMENTI / BUKIT BATOK ???

Please Provide Your Good Name , Contact No , Private / HDB Unit / Room Type , Location , Nationality ,
Total Pax , Gender , Permit Status , Occupation , Remarks *(furnished / *no aircon / *no cook / *no owner etc.)

*100% Commitment & Results Guarantee*
*In Order Me To Meet Your Requirement More Efficient*

*Latest Market Rental Rates Guideline*
*Rental Rates Depends On Location / Condition / Furnishing / Etc.*

Utility Room => $250 - $350
Common Room => $350 - $550
Master Room => $550 - $750
1 Room 1 Hall => $800 - $1200
2 Room 1 Hall => $1200 - $1600
3 Room 1 Hall => $1600 - $2000
4 Room 1 Hall => $2000 - $2400
Private/Landed Property => $2500 Onwards

Trustworthly & Reliable Services
That You Can Rely On

LIS LOW
Hp: 90909598
(Non - Obligations)
Roof Real Estate Group
(Licence No. AD041-3008942H)

From: http://www.propertyzone.sg/classified/hdb-hudc-rent/43577-rent-whole-units-rooms-various-locations.html

Real Estate Funds Fall May Have Plus Side

Real estate investment trusts have taken a drubbing this year as some investors have grown concerned the real estate portfolios these companies hold are overvalued. But a drop in share prices of REITs could signal an opportunity for investors willing to look under the hood at what a company owns.

The adage about the importance of location in real estate is easily forgotten when times are good but can prove prescient when times are difficult. REITs, which generally pay out most of the income they generate through their investment properties through dividends, can invest in a variety of holdings from office buildings to malls to apartment buildings to self-storage facilities.

Given the variety, investors should remember that some investments will hold up better and even thrive while others wither.

"We are very selective in the markets that we're invested in," said David Siopack, co-portfolio manager of the Charles Schwab Global Real Estate Fund, which invests in REITs and other real estate investment vehicles. He sees strength in commercial property markets in many big cities, particularly those in Asia, and looks for investments in those areas.

The fund uses metrics that scored big cities in Asia such as Singapore as most likely to show the best rental rate growth in the next 18 to 24 months, followed by Europe and then North America. He said the stronger locations generally show employment growth at or above the national average and have a finite amount of land for development, keeping prices high.

Singapore Singapore SLA offers property for rent; 2 freehold sites selling en bloc

THE Singapore Land Authority (SLA) has launched another site for short-term office use, a move aimed at relieving the supply crunch.
The property is the former Upper Aljunied Technical School on Upper Aljunied Road. It has a land area of 19,704 sq m and a gross floor area of 7,722 sq m.

It comes with a guide rental of $74,100 a month or $9.60 per sq m, with the tenancy renewable up to 2012.

The SLA says property and leasing companies have already expressed interest.

It has put out various state properties as interim sites this year, including former childcare centres, and more are being identified in suburban areas or away from the Central Business District.

This was a response to the tight office market and soaring rents in prime areas, which are driving some tenants to seek cheaper locations further from town.

In the residential market, two more collective sale sites have been put on the market.

The bigger plot is Cavenagh Gardens on Cavenagh Road, near the Istana. Owners at the estate, a 130,000 sq ft freehold site, want $619 million, or $2,308 per sq ft of potential gross floor area.

PropNex, which is marketing the site, has applied for permission to amalgamate a piece of state land.

If this is allowed, the combined site will cost $770 million, excluding about $72.8 million for the state land. The cost will be higher in this case because whoever buys the combined site will be able to build a bigger project.