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New brands at Orchard Central

ORCHARD Central, Far East Organization’s upcoming mall, has signed up more than 100 tenants so far - including several names that are new to Singapore.

The 250,000 sq ft mall is now 60 per cent leased with five months to go before it opens its doors to shoppers.

‘We are very encouraged by our tenants’ positive response to Orchard Central to date,’ said Far East deputy director for retail management Susan Leng.

Fashionistas can look forward to Spanish brand Desigual’s flagship store in Singapore which will take up 3,369 square feet of space at the mall.

Other well-known labels like Tyan and Levi’s Dockers are also among the confirmed tenants.

There will also be a wide choice of new dining options including the first Ootoya branch in Singapore. Japan’s Ootoya has a chain of almost 200 restaurants and is known for its healthy, affordable cuisine.

Also new to the food scene here is Duo Le Restaurant, a luxury restaurant chain from Shaanxi province in China, which will be opening a 2,700 sq ft eatery in the mall.

The mall will also have a new chic-casual dessert restaurant set partly in an outdoor verandah on the eighth floor - developed by The Happy People Co - which runs the Ben & Jerry’s stores in Singapore.

And as previously announced, it will also be home to the first Mediterranean-themed market place, The Med, in basement two.

Far East is looking mainly for mid-range tenants because the mall is aimed at young working professionals.

In line with this, Orchard Central will also offer its adventure-seeking patrons a chance to get an adrenaline fix by climbing and rappelling off Singapore’s first and only five- storey Ferrata Wall located inside the mall.

Rents at the mall range from $20 per sq ft per month (psf pm) to more than $70 psf pm, Ms Leng has said previously.

Orchard Central will open in the first quarter of 2009.

Source : Business Times - 31 Oct 2008

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SPIO to be one-stop portal for state tenders: SLA

THE Singapore Land Authority (SLA) said yesterday that from tomorrow onwards, state tenders will be launched only on its State Property Online Information (SPIO) portal.

Such tenders were previously posted on both the Government Electronic Business Portal (GeBIZ) and SPIO.

SLA said the move is aimed at providing a seamless and one-stop information update on state tenders, which include sites for office, commercial, food and beverage, education, lifestyle, residential, industrial, civic, community and institutional use.

The statutory board said it recently revamped its website www.SPIO.sla.gov. sg - and users can now follow the stages of the state tender, download all tender documents and check what properties are up for tender.

They can also check when tenders open and close, the bids for each property, and finally the tender results and final award.

A new archival feature of past tender information allows users to do market comparisons for more informed investment decisions.

The enhanced SPIO also includes better categorisation of information through building types - that is, whole buildings, residential units, office units, retail units.

It is easier to find out which properties are available at a click.

Members of the public can also view and rent properties that are available for residential use, such as black-and-white bungalows, apartments, semi-detached and terraces through SLA’s open bidding system.

Source : Business Times - 31 Oct 2008

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Reit sponsors and their lucrative exit strategies

MACQUARIE Group, which on Tuesday said it would sell its entire stake in Macquarie Prime Reit and the Reit’s manager to Malaysia’s YTL Corporation for $285 million, is certainly making a neat exit from its investment. However, the interests of minority shareholders, some of whom were waiting for a similar offer for their units, have not been as well served.

When the real estate investment trust (Reit) announced a strategic review in February, the management said it would sponsor the review with the specific objective of enhancing value for all unitholders. ‘The review will consider both corporate and asset-level strategies, including the potential to provide unitholders with a proposal to acquire 100 per cent of (the Reit’s) units,’ management said then.

On Tuesday, Macquarie qualified that, while the review considered the potential to provide unitholders with a proposal to acquire 100 per cent of units, ‘no firm offer was received in the current challenging capital markets environment’.

Having failed to find a buyer for all the units in the Reit, Macquarie decided to sell just its 26 per cent stake in the Reit as well as its 50 per cent interest in the Reit’s manager. The bank wants to redeploy capital in new growth areas. But the deal sells other unitholders - who could have been waiting for a general offer since the February announcement - short.

It is debatable whether Macquarie could have got an offer for all the units in the Reit if it had been willing to accept a much lower price. Some unitholders BT spoke to, at least, are convinced that the bank could have. YTL is paying 82 cents a unit for 247.1 million shares in the Reit. The price is a 52 per cent premium over the last traded price of 54 cents last Friday, the last day of trading before the deal was announced on Tuesday.

The sale has also resulted in a change of sponsor and a fundamental change in terms of strategy and expertise. This should also have been an incentive for management to obtain the same terms for all the unitholders.

YTL’s managing director Francis Yeoh has said that Macquarie Prime will be rebranded as Starhill Global Reit and will be YTL’s main vehicle for acquiring prime retail space in Asia and the West. The YTL group also controls Bursa Malaysia-listed Starhill Reit, the country’s largest Reit with four properties in Kuala Lumpur worth about US$430 million in all. Mr Yeoh has not ruled out the merger of the two Reits - which could change the profile of Macquarie Prime Reit, which currently owns $2.2 billion of retail and office properties in Singapore, China and Japan.

The deal is not the first such transaction this year. In July, Frasers Centrepoint purchased Allco Finance’s 17.7 per cent stake in the then-Allco Commercial Trust (now Frasers Commercial Trust) at a 17 per cent premium to the last traded price - also bringing about a change of sponsor. But the difference between that deal and the Macquarie- YTL deal is that in the case of the latter, there was an implication that a proposal to acquire 100 per cent of the Reit’s units could be forthcoming. A statement between February and October to the effect that no offer for 100 per cent of the units was likely and that Macquarie was now looking to sell its own stake could have avoided this mix-up.

Taking a wider view, there also appears to be a flaw in Singapore’s Reit structure, which allows sponsors to charge high management fees for running the Reit and then obtain superior terms should they decide to exit their investments. Unitholders, who could have bought into a Reit because of the sponsor’s brand name and pipeline, are then left holding a slightly different product. Perhaps there should be a moratorium of several years for sponsors before they can exit the Reit they promoted in the first place.

Source : Business Times - 31 Oct 2008

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Refinancing tops Suntec Reit agenda

Q4 distribution income surges 44.5% to $43.9m

WITH credit concerns looming over the market, refinancing is now top of the agenda for Suntec Real Estate Investment Trust (Reit).

‘While we have no major financing needs in the next 12 months, we are keenly aware of the current global financing crisis and liquidity crunch,’ said Yeo See Kiat, CEO of Suntec Reit manager ARA Trust Management (Suntec).

‘Refinancing of our $700 million CMBS loan due in December 2009 is one of our key priorities.’

For FY2009, Suntec Reit has debts of $40 million, $85 million and $700 million maturing in April, May and December respectively. Its gearing ratio at Sept 30 was 31.9 per cent.

But refinancing should not pose a major problem, Mr Yeo said. ‘We have got a good partner in Cheung Kong. The financial institutions know who we are.’

ARA Trust Management (Suntec) is linked to Cheung Kong Group, a major Hong Kong conglomerate.

Mr Yeo was addressing financing concerns at a briefing on Suntec Reit’s results for its fourth quarter ended Sept 30.

It reported a 44.5 per cent year-on-year surge in distribution income to $43.9 million. This drove a 34.6 per cent jump in distribution per unit (DPU) to 2.854 cents.

With an annualised DPU of 11.353 cents, Suntec Reit’s distribution yield was 17.6 per cent based on the closing unit price of 64.5 cents on Oct 29.

According to Suntec Reit, its office portfolio continued to enjoy positive rental reversion during the quarter. The committed occupancy rate at Sept 30 was 99.3 per cent.

Suntec Reit has acquired about 61,500 sq ft of Suntec City strata-titled office space, but is likely to put such growth on hold given today’s business climate, Mr Yeo said.

Also shelved is the redevelopment of Park Mall, he added.

The project could be postponed for one to two years and reviewed when conditions change.

Suntec Reit’s retail portfolio enjoyed an occupancy rate of 99.6 per cent at Sept 30.

Suntec City Mall, Park Mall and Chijmes all saw higher committed passing rents compared with a year earlier.

Investors pushed Suntec Reit’s unit price up 4.5 cents yesterday to close at 69 cents.

Source : Business Times - 31 Oct 2008

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IMF opens purse without strings attached

Offers short-term loans to countries hit by crisis as more expect trouble

Once again, the International Monetary Fund finds itself defined by crisis.

In the space of just five days, the IMF has approved some US$35 billion in emergency loans to three countries - Iceland, Ukraine and Hungary - and several others, including Pakistan and Belarus, have asked it for help.

And on Wednesday, the IMF said that it would extend up to US$100 billion more in short-term loans to developing countries that have been hit hard by the financial crisis but are sound economically, with no conditions attached.

Under its traditional lending programmes, the IMF usually imposes strict conditions on the borrowing country, including limits on government spending and forced interest rate hikes, to ensure that the loan is repaid. Critics say such policies caused unnecessarily painful economic upheavals in countries such as Indonesia.

‘Exceptional times call for an exceptional response,’ IMF managing director Dominique Strauss-Kahn said in a statement.

‘Even countries that have excellent track records of implementing strong macroeconomic policies have been caught up in the global financial market crisis. They need support, and the IMF is ready to give it,’ he added.

Countries such as South Korea, Brazil and Mexico have seen liquidity dry up and their currencies weaken though measures of their broad economic health looked sound before the last few weeks, said Citigroup analysts Donald Hanna and Tania Reif in a report.

With the new facility, qualifying countries can borrow up to five times their quota - the amount each country contributes to the IMF - for three months.

One country close to home that could benefit from the new IMF facility is Indonesia, said Citigroup economist Sim Moh Siong. Under the IMF’s terms, Indonesia could borrow about US$15.5 billion. ‘That would be useful in coping with the level of money that’s flowing out of Indonesia right now,’ he said.

Suddenly, the IMF is again being seen as a source of relief for countries in distress.

‘This represents a shift - less than a year ago, the IMF was looking to downsize its operations,’ said David Cohen, director of Asian economic forecasting at Action Economics in Singapore. ‘Their whole role is going to be looked at in a new light.’

But the speed at which the IMF’s war chest of some US$250 billion is being depleted is already raising worries that it may need to raise more cash soon.

Some analysts say that the IMF has too little firepower to save all nations that could face trouble, with many of its richest members such as the US and the UK also the worst-hit by the financial crisis.

‘The IMF does have substantial total lending capacity, but given the size of major emerging markets such as Brazil, India, Turkey and Indonesia, that may be insufficient should, improbably, some of the major emerging economies require assistance,’ said Thomas Oliver, a credit analyst for London-based asset management firm Schroders, in a note.

The massive global deleveraging is now threatening entire economies, prompting the IMF to act.

‘This is more trying to steady the currencies as opposed to propping up the banking systems,’ said Mr Cohen.

The costs of seeking the fund’s help for truly distressed countries - which would not qualify for loans under the latest facility - is already apparent in Iceland. On Tuesday, Iceland’s central bank raised its main interest rate benchmark to 18 per cent - the highest in Europe - from 12 per cent.

The move, a condition of a US$2.1 billion IMF loan announced last Saturday, reversed a 3.5 per cent cut in interest rates announced by the central bank just two weeks earlier, and is likely to force Iceland’s economy into a deep, painful recession, say economists.

Until this month, the IMF had made emergency loans just six times before - to the Philippines, Thailand, Indonesia and Korea in 1997 during the Asian financial crisis, to Turkey in 2001, and to Georgia earlier this year.

As at end-August, the IMF had US$201 billion in funds available for lending to its 185 member countries. It can also call on some US$53 billion in additional funds from selected members under existing borrowing arrangements.

The IMF’s funds are contributed by its members mainly through quota payments, which are based broadly on each country’s economic size.

‘US$250 billion does seem a relatively modest amount, but for many of the Asian economies, we don’t see them running into difficulties or requiring help from the IMF,’ said Tai Hui, an economist at Standard Chartered Bank.

‘So the facilities are at this point very much a reassurance - a gesture to show that there will be support if needed - but I don’t think there’s a need right now.’

Source : Business Times - 31 Oct 2008

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