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Greater Southern Waterfront to be remade said PM Lee in NDR Speech

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Author: Ravi Philemon

Singapore’s Greater Southern Waterfront is to be remade to take advantage of our coastline, said Prime Minister Lee Hsien Loong in his National Day Rally Speech on Aug 18.

“Beyond protecting ourselves from rising seas, we also have long-term plans to remake and take full advantage of our coastline. One of these plans is the Greater Southern Waterfront (GSW). I first spoke about this in the 2013 Rally. Since then we have worked out more definite ideas. Let me first sketch out the overall shape. The GSW comprises 30km of our southern coastline, from the Gardens by the Bay East, all the way to Pasir Panjang. It contains 2,000 hectares of land: six times the size of Marina Bay and in our terms, double the size of Punggol.”

Greater Southern Waterfront to include PSA city terminals at Tanjong Pagar, Keppel, and Brani

“The GSW includes the PSA city terminals at Tanjong Pagar, Keppel, and Brani. And it also includes the Pasir Panjang Terminals too. By 2027, the city terminals will move to Tuas. Later on, in 2040, the Pasir Panjang Terminal will also go to Tuas Port. This will free up prime land for re-development. It will be an opportunity to reshape the GSW into a new place to live, work and play.

Let me start with “live”. Here is Keppel Club. It is a golf course. It is close to two MRT stations, and Labrador Nature Reserve. The lease is expiring in two years’ time, so this will be one of the first GSW developments. There is enough land here to build 9,000 housing units – HDB and private housing with waterfront promenades, with greenery, and open spaces. And that is just the start, because there is space and land for public and private housing elsewhere in the GSW too. With GSW the size of two Punggols, you get a sense of the possibilities. Think of it as Punggol by the Bay.”

More office spaces will be developed in Greater Southern Waterfront

“Next, I go on to “work” – the commercial areas. Several big companies already have offices near Labrador Park. Such as Google, Cisco and Unilever. We will develop more office space in the GSW, like this one, which is Mapletree Business City, will bring in more jobs. People can work near where they live, and live near where they work. This will create life and activity both during the day and at night.”

Greater Southern Waterfront

Greater Southern Waterfront to host recreational attractions

“Finally, I come to “play” – the fun part. There are many possibilities for fun and recreation. We will start by redeveloping the two old power stations in Pasir Panjang. These are the Pasir Panjang power stations. They used to supply electricity back in the 1960s, but were decommissioned long ago. We can find creative new uses for them. Just like how we made St James Power Station, near Vivo City, into a nightlife destination.”

“Next, after Brani Terminal moves out, we can develop Pulau Brani together with Sentosa. We will build new attractions on Brani, just like we have Universal Studios on Sentosa. We will also revitalise Sentosa’s beach areas and expand its nature and heritage trails, to keep its island character. We will also link up the GSW with all the surrounding green areas, so that you have a whole connection from West Coast Park to East Coast Park, and also connect up the Rail Corridor and Sentosa. With a new green heart in the centre, Singapore will be even more of a City in a Garden.”

NTUC gets first dibs at Greater Southern Waterfront

“I have already received one special request. When we discussed these plans at Cabinet, Ng Chee Meng put his hand up, and said: “NTUC is very grateful to the Government for Downtown East. How about a Downtown South?” I said, ok, we will do that. We will set aside land for the Labour Movement to build a resort, probably on Pulau Brani. We will make this gesture, to thank our workers for all their contributions to the nation. Because Singapore is for all of us.”

“Our city today comprises multiple layers and the imprints of different eras. The Greater Southern Waterfront will add yet more layers to the city.”

How to Secure a Home Loan Quickly

Are you planning to invest in properties in the District 9 but ensure of funds availability for purchase? Don’t worry because iCompareLoan mortgage broker can set you up on a path that can get you a home loan in a quick and seamless manner.

Our brokers have close links with the best lenders in town and can help you compare Singapore home loans and settle for a package that best suits your home purchase needs. Find out money saving tips here.

Whether you are looking for a new home loan or to refinance, the Mortgage broker can help you get everything right from calculating mortgage repayment, comparing interest rates all through to securing the best home loans in Singapore. And the good thing is that all our services are free of charge. So it’s all worth it to secure a loan through us.

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Data centre growth, SEA to lead activity in next five years

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Author: Ravi Philemon

Data centre growth in Singapore is the most competitive in the Asia Pacific says research by Cushman & Wakefield

The Southeast Asia (SEA) region including Singapore, Indonesia and Malaysia will be the fastest growing region for co-location data centres over the next five years, with its market size expanding by a compounded annual growth rate (CAGR) of 13 per cent between 2019 and 2024.

Latest research by Cushman & Wakefield and Structure Research projects data centre growth in Southeast Asia to be spurred by the rapid pace of digitization and the surge in demand for cloud-based services as a result.

Major corporates such as Google, Alibaba Group, Amazon Web Services have expanded their cloud infrastructure footprint to facilitate their respective expansion plans over the last few years and momentum is expected to continue. The progressive roll out of 5G networks across the world is expected to fuel demand for data centres. A 5G network could be up to 20 times faster than the current 4G networks and would spur massive consumption of data and unlock new capabilities such as self-driving cars, cloud gaming and a thriving ecosystem of smart appliances that require a constant connection. In Asia Pacific, Singapore is one of the early adopters of 5G and is on track to roll out 5G mobile networks by 2020.

Data Centre Growth in Asia Pacific is Second Fastest 

The second fastest growing region is the Asia Pacific, which is expected to grow steadily at around 12 percent CAGR over the same period. North America is the largest co-location data centre by market size at US$17.2 billion currently but the Asia Pacific region is expected to take over the top position by as early as 2021. The total market size for Asia Pacific co-location data centres is forecast to be around US$28 billion by 2024, 20 per cent higher than the US$23.4 billion market size of North America.

Data Centre Growth and Co-location Market Size by Region in 2024

data centre growth

A detailed analysis of success factors across 38 countries and cities globally also shows the strength of Singapore’s data centre market. Singapore is ranked the third most robust data centre growth market, the only data centre market in Southeast Asia to have featured in the global ranking. Its ranking jumped four spots from seventh to third and retained the top spot in the

Asia Pacific region since two years ago when the study was conducted. The index identifies the top competitive factors such as connectivity, ease of doing business, political stability, corporate tax rate, natural disaster,  energy and security that are likely to affect the successful operation of a data centre. Countries and cities are assigned scores based on the weightage allocated to each of the factors.

Singapore’s rise in the global index comes on the back of its improved high-speed connectivity, political stability and low risk of natural disasters relative to other countries. Being sheltered from natural disasters and robust infrastructure, many content operators continue to take advantage of Singapore’s prime geographical location to service their regional clients in Malaysia, Indonesia and Thailand. Taking these factors together, Singapore ranks top in the data centre competitive index in the Asia Pacific region.

Cushman & Wakefield Data Centre Competitiveness Index 2019 (Top 20 Globally)

Cushman & Wakefield Data Centre Competitiveness Index (Asia Pacific Ranking)

Although the rest of the SEA countries such as Malaysia, Indonesia, Thailand and Vietnam rank relatively lower in the risk index, the potential commercial upside for data centre players is significant.

Lynus Pook, Director, Leasing at Cushman & Wakefield said “The economically active population in the Southeast Asian markets of Indonesia and Vietnam will spur increased IT consumption and explosive growth in e-commerce and digital banking. Demand for data storage across SEA holds tremendous potential for data centre players.”

Mr Pook added “Still, the infrastructure in these markets is not fully developed, posing some challenges for data centre providers. As such, well-located data centres that are built with redundancies will therefore be in short supply and in high demand. Data centre service providers should weigh the commercial opportunities against the risks and put in place appropriate measures to mitigate and manage risks accordingly.”

Data Centre Growth in Singapore Attracts Tech Companies

Singapore has attracted a number of tech companies to set up data centres. Facebook set up its US$1 billion data centre in the city state. It would be its first in Asia, and 15th in the world, a strong testament to Singapore’s continued strength as a global data centre powerhouse. Apart from Facebook, we also saw Equinix, Digital Realty, ST Telemedia and at least two other operators having successfully tendered for land plots from Jurong Town Corporation to build data centres.

Recent reports point to Indonesia having the greatest mobile e-commerce penetration rate, while the highest number of mobile banking usage is observed in Thailand. A study by Google and Temasek Holdings approximated that SEA’s internet economy will expand expeditiously from US$72 billion in 2018 to a staggering US$240 billion by 2025, driven by mobile internet services. SEA’s internet penetration rate was only 25 per cent five years ago. This figure has since improved tremendously and stands at 63 percent  currently. Approximately 415 million people in SEA are able to access the Internet, which was a huge contrast to the 380 million people just a year ago. Compared to the United States and the United Kingdom, which have rates of above 90 per cent, mobile usage in SEA has huge potential for expansion.

Vietnam’s long coastline makes it a natural gateway and landing point for sub-sea cables to the other landlocked SEA cities. As sub-sea cables are developed in these markets, the second and third tier markets become more connected to the global marketplace as the data centres are now domiciled in their home country. Over time, demand for data centres may also shift to edge locations such as secondary markets and smaller nodes in major cities, as architectures start to decentralise. This could boost the demand for colocation data centres in the secondary markets. That said, cloud maturity in SEA region is still in its early stages, due to evolving regulations, local cost of labour and the availability of workforces familiar with cloud technologies.

Data Centre Growth in SEA Offers Many Advantages

Christine Li, Head of Research for Southeast Asia said “As a whole, Southeast Asia as a region offers many advantages for data centre players with a longer-term view. Until the levels of infrastructure in the emerging markets of Thailand, Indonesia and Vietnam  are sophisticated enough to support the smooth operation of data centres in these markets, data centre players will continue to leverage the twin strengths of Singapore and the emerging markets of Southeast Asia to navigate the next wave of data centre development. They will favour Singapore for its relative security to store mission critical data and store the business-as-usual non-mission critical data in the neighbouring countries.

“Although there is much room for improvement in infrastructure in n SEA, the investment potential of data centres in Southeast Asia far outweighs the teething issues. The lack of data centre supply across the region means that demand remains keen, particularly in Singapore; first from the private sector and from the companies who tap into the government’s efforts to accelerate digital capability in line with its goal to be a Smart Nation.  More investments into data centre developments are expected even as competition for space heats up.” Ms Li added.

How to Secure a Home Loan Quickly

Are you planning to invest in properties in the District 9 but ensure of funds availability for purchase? Don’t worry because iCompareLoan mortgage broker can set you up on a path that can get you a home loan in a quick and seamless manner.

Our brokers have close links with the best lenders in town and can help you compare Singapore home loans and settle for a package that best suits your home purchase needs. Find out money saving tips here.

Whether you are looking for a new home loan or to refinance, the Mortgage broker can help you get everything right from calculating mortgage repayment, comparing interest rates all through to securing the best home loans in Singapore. And the good thing is that all our services are free of charge. So it’s all worth it to secure a loan through us.

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Business loan challenges – how to overcome it in tough times

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Author: Ravi Philemon

While getting a business loan can be difficult anytime, it’s even harder when your business isn’t doing well, and to overcome these business loan challenges, it’s important to understand what bankers need to see from your business.

By: Hitesh Khan/

Remember that bankers are looking for confidence in your recovery/turnaround plan. A strong, well thought out and vetted plan can really help. How are you going to overcome the difficulty? Do you have a new business line you can launch? Will you invest in sales and marketing to increase revenue? What will the funding help with and how what will your cash flow look like?

Here are six questions your banker will ask when deciding whether to give you a loan when your business is having a hard time.

1. Is your business model still viable?

The first thing a banker will do when considering your loan request is look at your business plan to see if your business model is still viable. As such, this is a perfect time to review and update your business plan and pre-empt any questions or issues that might arise. Specifically, your banker will consider the following:

  • Is there still a demand for your products or services?
  • Have market shifts made your company’s competitive advantage obsolete?
  • Can innovation save it?

By being well prepared, you’ll show that you’re committed to your business and have the skills, knowledge and will overcome business loan challenges.

2. Are you taking action?

Too many companies go into hibernation when times are tough. As you rework your business plan, include these steps to help show the proactive actions you’re taking to turn around your business.

  • Invest in operational efficiency to boost your productivity and cut waste.
  • Diversify your business by growing your customer base and exploring export markets.
  • Develop new products and services to keep up with new customer trends and widen your market.

Businesses facing more serious difficulties should provide a restructuring plan. More detailed than a financial analysis, it includes measures to rectify an unprofitable position. The plan can present refinancing as one way to re-establish positive working capital by improving the terms and conditions of your current loans. Restructuring can include the sale of non-essential assets and inventory, which may generate additional one-time revenue.

A restructuring plan performs the same function as a business plan and must therefore serve as a guide for continuing operations. Like a financial forecast, it will be more convincing if it contains input from outside experts who can help you with what can be a complex process.

business loan challenges3. How will your project impact the business?

Next, your banker will consider the project itself to assess its viability. Specifically, your banker will look at whether the project is the right decision for this company, whether it contributes to its profitable growth in the years to come, and whether the project will be profitable. You’ll want to back your claims with analysis of market opportunity and financial projections.

4. Will you be able to repay the loan?

To obtain financing, you must prove your repayment ability, particularly if your company is in difficulty. Your earnings forecast should be conservative to avoid giving the lender any cause for concern. Before any new loan is approved, the financial institution will double-check your business credit and capacity.

Business loan challenges are mitigated if you have:

  • good credit history by always fulfilling the repayment conditions on your previous loans
  • credible financial forecast
  • an honest and courteous relationship with your account manager

Bankers will also want to see that you are ready to share the risk with them and willing to commit to the project by pledging some type of collateral to secure the loan.

(Read also: Warning to adults: Children notice everything)

5. Have you done your due diligence to mitigate business loan challenges?

How thoroughly have you researched your project? For example, if you are purchasing a building, did you consider all potential locations? Did you negotiate effectively? Would it be better to rent the building than to buy it? What will be the payback for your business from this investment?

6. Does management have what it takes to mitigate business loan challenges?

Your banker will look at the way your business is being run to make sure it has the ability to not just survive these difficult times, but thrive once the crisis is over.

Does management have a plan?
The absence of a plan speaks volumes, but the nature of the plan sends a message as well. Is it merely a survival strategy, or is it a longer-term vision that positions the company for the eventual economic recovery? This often distinguishes well-managed companies from poorly managed ones.

Bankers are completely dependent on the managers of their client companies. When your business is facing headwinds, they are spending more time to understand what kind of manager you are and what potential you have given your business.

How to Secure Small Business Loan Quickly

If you are searching for a small business loan, the loan consultants at iCompareLoan can set you up on a path that can get you a it in a quick and seamless manner. Our loan consultants have close links with the best lenders in town and can help you compare various loans and settle for a package that best suits your needs. Find out money saving tips here.

Our Affordability Tools help you make better property buying decisions. iCompareLoan Calculators help you ascertain the fair value of a property and find properties below market value in Singapore.

To find out more about Peer to peer lending versus that of SME loans so as to make an informed decision: SME Loans or Peer-to-peer (P2P) Lending – What is the difference?

Contact us for advice on a new SME loans.

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Property investment sales boosted by Chinese Nationals

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Author: Ravi Philemon

Q2’s property investment sales rise 49.2% and is boosted by increased demand by Chinese nationals (including permanent residents) for the super-luxury category of private non-landed properties

Savills research says strong showing was bolstered mainly by the commercial property sector, which saw a few block transactions of privately-owned properties concluded in the reviewed quarter.

  • The property investment sales value for residential lands and units reached S$1.85 billion in Q2/2019, up nearly 50% quarter-on-quarter (QoQ).
  • A check of URA’s statistics for buyers’ nationality, as well as ground information from agents regarding property investment sales, pointed to increased demand by Chinese nationals (including permanent residents) for the super-luxury category of private non-landed properties.
  • In Q2/2019, the commercial property sector raked in a total of S$3.84 billion in investment sales, surging 270.8% from the previous quarter.
  • In recent months, the market has witnessed efforts by institutional investors—private equity funds or corporate entities—to deploy capital into the Singapore office market.
  • Investment sales in the industrial property sector totalled S$615.9 million in Q2/2019, down 37.5% QoQ.
  • In the quarter, the mixed-use and hospitality property sectors contributed S$605.3 million and S$360.0 million of investment sales, respectively.
property investment sales

Screengrab: Savills

“This time, souring economic conditions worldwide are not having any deleterious impact on investment sales
because investors are looking for stability when deploying capital,” said Mr Alan Cheong, Executive director of research and consultancy at Savills Singapore.

The research said: “A check of URA’s statistics for buyers’ nationality, as well as agents’ feedback, pointed to increased demand by Chinese nationals (including permanent residents) for the super-luxury category of private non-landed properties. Non-landed residential units with high absolute prices in the Core Central Region (CCR) have seen increased activity by Chinese buyers. The US-China trade war, recent political unrest in Hong Kong, and the stability of the Singapore dollar could have made these buyers choose Singapore as an alternative safe haven to park their money.”

The research by Savills mirrors that of Colliers Research which said that the total property investment sales shows that Singapore is an investment magnet amid macroeconomic uncertainties.

Colliers International on July 30 released its latest quarterly research report Robust Commercial Transactions which showed that real estate investment sales in Singapore recorded the first quarter-on-quarter (QOQ) increase in Q2 2019, after three straight quarters of QOQ declines.

Based on data tracked by Colliers Research, total investment sales came in at $8.2 billion in Q2 2019 – representing a 56% QOQ growth – supported by the commercial and residential sectors. On a year-on-year (YOY) basis, investment sales still posted a 33% decline in Q2 2019 from the $12.4 billion in Q2 2018, which was driven partly by the stronger residential collective sales activity then.

Colliers’ definition of “investment sales” include a) all private property sales at transaction prices of $5 million and above; and b) all successfully awarded state land tenders.

This brought the total investment sales volume for the first half of 2019 (H1 2019) to $13.5 billion, a steep 42% decline from the $23.3 billion transacted in the corresponding period in 2018.

Ms Tricia Song, Head of Research for Singapore at Colliers International, said, “Singapore real estate investment sales saw improvements across all major sectors in Q2, and this growth momentum should carry into the second half of 2019, barring any unforeseen events. In particular, we expect the flurry of commercial investment activities to continue for the rest of the year and into 2020 as REITS and institutional investors consolidate or reconstitute their portfolios. Despite the global macroeconomic headwinds, we think the Singapore real estate sector has growth potential and remains an investment magnet for investors owing to its strong fundamentals, such as transparent regulatory framework, good infrastructure, and stable political environment.”

Commercial and residential sectors remained the main drivers of property investment sales in Singapore during the quarter, accounting for 83% of the total volume with the commercial sector increasing its share of the total from 22% in Q1 to 55% in Q2 2019. Contributions from the residential sector, however, trimmed from 32% in Q1 to 28% of the total volume in Q2 2019.

Colliers Research has maintained its forecast for investment sales to reach $38.2 billion in 2019, matching the transaction volume in 2018. The commercial sector is expected to continue to power ahead, picking up the slack in the residential segment.

Mr. Jerome Wright, Director of Capital Markets & Investment Services, Colliers International, said, “We recommend investors to stay focused on commercial assets, supported by favorable fundamentals and outlook in their underlying markets. For qualified investors, industrial assets in niche segments such as data centres, high-specification facilities, food factories and cold stores can offer rewarding returns.”

Other factors that could support real estate investment sales in the coming quarters include the more favorable interest rate outlook and rising capital allocation among global investors to Asia Pacific property assets.

How to Secure a Home Loan Quickly

Are you planning to invest in properties in the District 9 but ensure of funds availability for purchase? Don’t worry because iCompareLoan mortgage broker can set you up on a path that can get you a home loan in a quick and seamless manner.

Our brokers have close links with the best lenders in town and can help you compare Singapore home loans and settle for a package that best suits your home purchase needs. Find out money saving tips here.

Whether you are looking for a new home loan or to refinance, the Mortgage broker can help you get everything right from calculating mortgage repayment, comparing interest rates all through to securing the best home loans in Singapore. And the good thing is that all our services are free of charge. So it’s all worth it to secure a loan through us.

For advice on a new home loan.

For refinancing advice.

 

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GIC acquires 25.1% stake in Lendlease International Towers Sydney Trust

Click on GIC acquires 25.1% stake in Lendlease International Towers Sydney Trust
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Author: Ravi Philemon

GIC, Singapore’s sovereign wealth fund, will acquire a 25.1% stake in Lendlease International Towers Sydney Trust (LLITST) from Canada Pension Plan Investment Board and Lendlease.

lendlease

Image credit: GIC

LLITST holds assets located in the Barangaroo Office Precinct in the Sydney Central Business District (CBD). The properties are highly-accessible premium grade office towers, with close proximity to Darling Harbour and extensive amenities.

Lee Kok Sun, Chief Investment Officer, GIC Real Estate, said, “These high-quality assets, situated in the heart of Sydney’s CBD, are expected to generate attractive risk-adjusted returns in the long run. As a long-term investor, we will continue to seek good investment opportunities that will add value to our global portfolio.”

The transaction is subject to regulatory approval and expected to fully close in Q3 2019.

LLITST is a A$4.3 billion trust, established in 2012. It holds a 100 per cent interest in the first two commercial towers constructed by Lendlease at Barangaroo South, being International Towers Sydney – Tower Two and International Towers Sydney – Tower Three. The Fund also holds a 100% interest in Australia’s first engineered timber office, International House Sydney at Barangaroo South and the Towns Place Car Park.

Lendlease announced in 2015 that it has launched a new commercial wholesale open-ended property fund to invest in the circa $2 billion commercial Tower 1 at Barangaroo South.

Lend Lease One International Towers Sydney Trust is the second fund established to invest in the precinct and will be managed by Lend Lease’s Investment Management business. Construction of the third and largest commercial tower, known as Tower 1, commenced in April 2014.

The fund acquired 100% of Tower 1 with circa $1.4 billion of equity commitments from capital partners and circa $600 million of debt financing. The Qatar Investment Authority (QIA) has committed to a 37.5% investment and the Lend Lease managed Australian Prime Property Fund Commercial (APPF Commercial) has committed to a 25% investment.

Consistent with its strategy of investing alongside capital partners, Lend Lease will hold the remaining 37.5%, as a co-investor. Commitments to the fund will be drawn to around 25% on establishment (expected to be received in the first quarter of FY16), followed by a series of fixed periodic instalments.

Lendlease in 2015 signed leasing arrangements with Marsh & McLennan Companies and Servcorp to occupy Tower 1 at Barangaroo South, with Marsh & McLennan Companies entering into an Agreement for Lease for approximately 10,400 sqm (4.5 floors) of commercial floor space and Servcorp entering into an Agreement for Lease for approximately 2,300 sqm (1 floor) in the building, together with existing tenants in Tower 1, PwC and HSBC.

The towers are developed and constructed by Lendlease to a Premium grade standard, offering tenants leading environmental credentials.

Each tower is designed to take advantage of the outstanding harbour-front location, to achieve 6 Star Green Star Design ratings and target 5 Star NABERS Energy and Water ratings.

  • Tower Two is a 89,200 square metre premium grade office tower, with 41 levels.
  • Tower Three is a Premium grade, 38-level office tower of 82,000 square metres.

International House Sydney is a sustainable office building with 7,500 square metres NLA across six levels of office and one of retail. The asset has been constructed from Cross Laminated Timber (CLT) and glue laminated timber (Glulam), which hold lower carbon footprints than other building materials. The production process produces zero waste and the timbers are sourced from certified sustainably managed forests.

Wynyard Walk pedestrian connection opened in September 2016, providing a direct pedestrian link between Wynyard and Barangaroo.

Barangaroo South is an urban regeneration project located on the last major waterfront site in the Sydney central business district (CBD). When complete, it will include three major office buildings, 800 residential apartments and a world class hotel situated next to waterfront parklands.

RESPONSIBLE PROPERTY INVESTMENT

LLITST has a vision to be recognised as the global leader in responsible property investment. It acknowledges the sustainability aspirations of the broader Lendlease Group and is aligned with Lendlease’s key sustainability objectives.

The Fund has had a Responsible Property Investment strategy in place since 2016.

GLOBAL REAL ESTATE SUSTAINABILITY BENCHMARK (GRESB)

LLITST has participated in the Global Real Estate Sustainability Benchmark (GRESB) assessment since 2014.

In 2018, the Fund participated in the main GRESB real estate assessment and achieved a score of 98 out of 100, ranking second globally out of 874 participants and second in the global office sector across listed and unlisted funds.

It is the first year that LLITST has participated in the GRESB real estate category – previously it participated developer assessment category, which the Fund had achieved a first ranking for 4 consecutive years.

How to Secure a Home Loan Quickly

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Our brokers have close links with the best lenders in town and can help you compare Singapore home loans and settle for a package that best suits your home purchase needs. Find out money saving tips here.

Whether you are looking for a new home loan or to refinance, the Mortgage broker can help you get everything right from calculating mortgage repayment, comparing interest rates all through to securing the best home loans in Singapore. And the good thing is that all our services are free of charge. So it’s all worth it to secure a loan through us.

For advice on a new home loan.

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Parc Clematis attracted over 5,000 for its weekend preview

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for the source.
Author: Ravi Philemon

Parc Clematis attracted thousands of people at its 1,468-unit residential project in Clementi

“We are encouraged and delighted with the enthusiastic response from prospective home buyers during our first weekend preview of Parc Clematis,” said SingHaiyi group managing director Celine Tang.

“This is testament to the attractiveness of our latest residential development, with its prime location in Clementi, excellent connectivity to transport and amenities, wide range of communal facilities complemented by well thought-out living spaces – all contributing to a kindred lifestyle community.”

Parc Clematis attracted

Image credit: SingHaiyi Group – Parc Clematis attracted thousands of people at its 1,468-unit residential project in Clementi

Parc Clematis attracted the crowd at its public preview on 17 August (Saturday), but bookings will only start on 31 August.

Parc Clematis, 99-year old leasehold condo which replaces the former Park West Enbloc. Parc Clematis attracted thousands as it is expected to yield a total of 1,500 units. It was successfully sold to the developer at a cost of $840.89 million.

An upswing of enblocs in real-estate has been witnessed recently in Singapore but Parc Clematis represents one of the larger developments within the Clementi mature estate. This means there will be plenty of amenities in place for the new owners to take advantage of. These could be the major reasons why Parc Clematis attracted many over the weekend preview.

Prices for a one-bedroom unit at Parc Clematis starts from around $1,550 per sq ft (psf), $1,540 psf for a two-bedder, and S$1,530 psf for a three-bedder. Prices for the landed units, on the other hand, is not available.

Unit Configuration

Parc Clematis will feature a variety of unit types ranging from 1-bedroom to 5-bedrooms.This means single professional, fresh couples and multi-generational families all have a place at the condo.

Condo Facilities

With SingHaiYi in charge of the project, future residents and investors can expect a gamut of first-class amenities throughout the condo. The developer plans to include such amenities as a 50-meter pool, children’s playground, indoor gym, outdoor BBQ, 24-hour premium concierge service and more. This is means all the comfort, fitness, fun and luxury needs of residents are well taken care of.

Location

Parc Clematis found within a private residential estate that’s highly developed. The condo development sits next to a few other condominiums with rest of its neighboring properties being landed houses of the Faber Hills Estate. The up and coming area, where Parc Clematis sits, holds much promise to investors because it lies between the established Clementi township ( on the east) and the Jurong Lake East District economic hub on the west side. And with many schools and unique transport and lifestyle amenities surrounding it, future residents will definitely enjoy greater convenience living with the area.

Parc Clematis Amenities and Features

Schools

The Parc Clematis condo’s location can be strongly appealing to families with young school-going kids because there are good schools and education institutions lying in close proximity. The Nan Hua Primary, located just directly opposite the condo, is one of the country’s top-ranking co-ed primary schools that can be great for kids to enroll in.

Also, within a 1 km radius, there are good schools like the Clementi Primary, Qifa Primary and Pei Tong Primary. Further, a number of established learning institutions, going up to tertiary level, are located close by like the Tanglin Secondary, Singapore Polytechnic, Anglo-Chinese Junior College, LASALLE College of Arts and more, where residents can enroll themselves or their children in.

Transport System

The Clementi MRT Station is roughly 10 minutes’ walk away from Parc Clematis. There’s a site, beside Clementi Primary & secondary that has been zoned for a HDB project. But once the precinct is fully developed, there should be a way going directly across Clementi Avenue 6 via a pedestrian bridge to the Clementi MRT station and town center. This will reduce to the walking time to about 5 to 7 minutes.

The fact that abovementioned MRT is on the East-West line, one of the longest lines there is in Singapore, means they’ll enjoy greater convenience travelling to areas between Jurong and Changing International Airport. Some of these stop overs along the way include Jurong Gateway, Raffles Place, Tanjong Pagar and Paya Lebar.

The condo also lies not-so far from Ayer-Rajah Expressway (AYE), a major expressway with an exit close by, that connects to rest of Singapore’s expressway network. This means travelling to the city and the rest of the island by car is fast and hassle-free.

Shopping, Banks and Lifestyle Amenities

Parc Cleamatis’ location in a mature estate means residents have access to countless amenities that can suit all their shopping, economic and lifestyle needs. There are a couple of malls located a short from the development like the Clementi Mall, Grantral Mall, 321 Clementi and West Coast Plaza.

Residents can also take advantage of the nearby supermarkets such as Fairprice, Cold Storage, Sheng Siong and Giant. Other lifestyle amenities located close by include the West Coast Park, Sunset Way Park, Clementi Woods Park as well as the Clementi Swimming Complex and Sports Center.

Parc Clematis Condo Pricing

Developer SingHaiYi Group is yet to release the full official price for the condo development. However, real estate analysts speculate the indicative selling price would be between $1,500 and $1,600 psf.

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Primary financing vehicle – Banks want businesses to succeed

Click on Primary financing vehicle – Banks want businesses to succeed
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Author: Ravi Philemon

Banks are the primary financing vehicle, other than the owner’s savings, for small businesses. Banks like to use hard assets, such as buildings, motor vehicles, or equipment, as collateral against loans.

By: Hitesh Khan/

Banks, being the primary financing vehicle, will loan against receivables and inventory, but, especially in the case of smaller businesses, tend to heavily discount the protection these assets offer. They are afraid the inventory and receivables will be converted into cash to cover operating losses if the business experiences any financial difficulties.

While banks like the ultimate protection of hard assets, they also want to feel that there is little chance that the business, or the bank, will have to call upon these assets to pay off the loan.

primary financing vehicle

How to get the best home loans from banks in Singapore.

Banks Don’t Care Whether Your Business Has Sky-High Profit Potential

Banks are the primary financing vehicle, other than the owner’s savings, for small businesses.

Banks like to use hard assets, such as buildings, motor vehicles, or equipment, as collateral against loans. They will loan against receivables and inventory, but, especially in the case of smaller businesses, tend to heavily discount the protection these assets offer. They are afraid the inventory and receivables will be converted into cash to cover operating losses if the business experiences any financial difficulties.

While banks like the ultimate protection of hard assets, they also want to feel that there is little chance that the business, or the bank, will have to call upon these assets to pay off the loan.

Banks being primary financing vehicle, don’t care whether your business has sky-high profit potential

Banks are only interested in the business’s ability to cover the principal and interest payments, not whether you will someday make huge profits.

In making a proposal for a loan, the bank will want to see all of your recent tax returns, financial statements, and cash flow projections. They will also want to know how much you would like to borrow. If yours is a small business, they will expect you to conduct all of your business banking activities through its institution.

Banks are reluctant to loan to businesses that cannot show at least two years of profitable operation. They want to see that the owner of the business is heavily invested in the enterprise. Typically, they won’t make loans in amounts that exceed 50 percent of the firm’s capitalization.

Many bankers feel that they are extending a loan not only to the small business, but to the owner-operator as well. Being primary financing vehicle, banks will feel more comfortable loaning business funds to someone with community ties, someone who has experience related to the business he or she is conducting, and someone who has made a complete and total commitment to that business.

Small business loan criteria seldom vary greatly from one bank to another. It can even vary from one loan officer to another. If you have been turned down by nine out of ten banks, then go ahead and try the tenth. While all banks and loan officers consider the same factors when weighing a loan request, they will place different emphasis on those factors. Some bankers place great store in hard asset collateral, some in the profitability or continuity of the business, and yet others will go with their impression of the owner as the deciding factor.

Takeaways you can use

  • Banks, being primary financing vehicle, want to see an owner heavily invested in the enterprise.
  • Loan criteria vary greatly from bank to bank, so don’t give up!
  • Banks are usually evaluating the business owner as much as the business.

If like most entrepreneurs, you’re ecstatic and happily agree to sign the papers to close the deal and get the cheque after the phone call from the bank, it’s time to put the brakes on you enthusiasm for a moment.

It is good to understand the legal jargon in that stack of papers you will have to sign before the small business loan is disbursed. A close look at those documents now could save you a lot of headaches later. Be mindful that your bargaining power over your small business loan vanishes completely after you’ve signed the documents.

The small business loan documents could be a bit overwhelming, but with the help of a lawyer of an independent loan specialist, you can get a full understanding of what the legalese means. In fact, many independent loan specialist encourage loan applicants to understand the loan documents before they even complete a formal application for a loan.

How to Secure Small Business Loan Quickly

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Business needs extra cash but there are plenty of bad reasons to take out a loan

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Author: Ravi Philemon

Every business needs extra cash from time to time, and there are plenty of good reasons to take on debt: to launch new products, expand your business, or purchase needed inventory. Even though every business needs extra cash, there are also plenty of bad reasons to take out a loan. Here are five.

By: Hitesh Khan/

1. To launch a new business idea before you have thoroughly researched it. Fads come and go; the goal is the find one that sticks. Before you decide to buy into the latest fad concept, spend some time doing market research and deciding whether or not the concept is a good match with your experience and interests. Many people think that owning a restaurant is glamorous but find out later that it is very hard work.

business needs extra cash

Image credit: Public Domain Pictures

Although every business needs extra cash, you have to do your homework before you take on a serious financial commitment.

Personal guarantee is an inherent part of obtaining small business loans but there are many ambiguities and misunderstandings that surround the topic of personal guarantees. A personal guarantee is an unsecured promise from an individual to make loan payments when a small business is not able to do so. “Unsecured” means it is a promise that is not backed up by a specific asset, such as real estate, in which case, the asset would be considered collateral.

A personal guarantee is an added assurance that you are serious about your business – and most importantly – serious about repaying the loan. One big reason why a personal guarantee is needed is because most lenders are bankers and are in the business of accepting deposits. They use those deposits to make small business and other loans, and, as a result, they are responsible for protecting the interests of their depositors.

Be mindful that while your small business may be a borrower, you are also a depositor. As such, you would be affected if an unscrupulous small business owner borrowed your company’s deposits and did not bother to repay them.

A personal guarantee is a psychological reminder to you of your company’s obligation to make timely payments and eventually repay the loan. If it fails, you are responsible. A personal guarantee shows your commitment to being a responsible business manager and repaying your business loan.

Every business needs extra cash and the financial affairs of a small business are commonly intertwined with the personal financial affairs of its owners, so it is logical and reasonable to ask you to promise to repay the loan, if your company cannot. A personal guarantee offers lenders the ability to follow the due process to recover the business loan from you personally.

2. Your credit cards and lines of credit are maxed out. Even though your business needs extra cash, if you have exhausted all other available credit, maybe taking on more debt is a bad idea. When lenders see that you are overextended, you will likely be required to secure the loan with assets. If you are having difficulty paying your existing financial obligations, you are entering risky territory by gambling with your facilities, inventory, equipment, or even worse, your own house.

3. To make an impulse buy you can’t afford. Perhaps there is a new technology or machinery you think would benefit your business, or maybe you want to remodel or upgrade your facilities. While all of these things may prove advantageous to your business, you won’t be able to reap the rewards if you have leveraged all of your assets and the extra profits you make go toward repaying the loan. If the idea doesn’t bring in extra revenue, you are still responsible for paying back the loan. If you used assets to secure the loan, you may end up without a business at all.

4. You saw an advertisement or received an email about unbeatable interest rates. As the old adage goes, if it sounds too good to be true, it probably is. And on the outside chance that it is true, just because you can get a great interest rate doesn’t mean you should.

5. You want to consolidate your debts but haven’t learned how to budget. Maybe your company is going through a tough time, or maybe you have mismanaged your company’s finances and are now looking to consolidate all of your debts. Debt consolidation may ease the pressure temporarily, but you need to address the underlying problem if you want your business to succeed.

How to Secure a Business Expansion Loan Quickly

If you are searching for a business expansion loan, the loan consultants at iCompareLoan can set you up on a path that can get you a it in a quick and seamless manner. Our loan consultants have close links with the best lenders in town and can help you compare various loans and settle for a package that best suits your needs. Find out money saving tips here.

Our Affordability Tools help you make better property buying decisions. iCompareLoan Calculators help you ascertain the fair value of a property and find properties below market value in Singapore.

If you are looking for a new home loan or to refinance, our Mortgage brokers can help you get everything right from calculating mortgage repayment, comparing interest rates all through to securing the best home loans in Singapore. And the good thing is that all our services are free of charge. So it’s all worth it to secure a loan through us for your business expansion needs.

Contact us for advice on a new home loan.

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A home based business needs financing from lenders as well

Click on A home based business needs financing from lenders as well
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Author: Ravi Philemon

Running a home based business can be a profitable and enjoyable way to make a living. Financing such a business can be challenging, however. Before you consider applying for financing for a home based business, it’s important to have an ironclad idea, some form of collateral, investors (in some cases) and a long-term plan for success.

By: Hitesh Khan/

1. Pull a copy of your credit report. A lender will not grant a small business loan to any potential borrower with poor credit. You’ll want your credit to be in top shape before filling out any applications for credit. Red flags that may disqualify you for a business loan include maxed-out credit lines, excessive trade lines (more than four revolving accounts), judgments, bankruptcies and charge-offs. Make sure to clear all of your negative credit before applying for financing.

2. Collect all of your documents and do a self-analysis. Put yourself in the lender’s shoes – decide how strong a credit risk you are. Positive attributes of a successful business loan borrower include strong assets (house, investments), existing investors (either angel investors or venture capitalists), strong cash-flow from an existing business or other career and a unique business idea with a clearly defined customer market.

3. Research lenders on Singapore’s Government-Backed SME Loans website. The government is not a direct lender but instead contracts with private lenders to provide government-approved small business loans to consumers. A prospective lender is required to abide by the government’s predetermined set of guidelines, but, in the end, the lender is looking for a profitable loan and will scrutinise your application quite carefully. Be sure to present personal bank statements, business bank statements and a clear one-page report on the thrust of your home-based business, its prospective customers and your ideas for long-term sustainability and growth.

4. Apply to two or three Singapore’s Government-Backed SME Loans lenders. Before filling out the application, make sure you have copies of all documents, a clear idea as to a loan amount and an inordinate amount of patience – sometimes applications for small business loans can languish for weeks in underwriting. Be prepared to be flexible in your conditions for a loan. For example, while you may not initially want to secure the loan, a lender may require you to collateralize an asset – especially if it is your first business loan.

5. Make sure that all approved loan offers meet your original needs. Obtain copies of all approved small business loans and compare the final terms to your original idea. Make sure the capital is sufficient to fund your start-up home business, make sure you can make the monthly payments and make sure the business idea is still viable. For example, if another business owner has entered the market you had hoped to penetrate with a similar idea, you’d be wise to revisit your business plan before accepting any loan funds. If it seems as though your customer market is still there, proceed with the loan. However, if your plan is in jeopardy due to the new business, it’s best to refuse any loan and go back to the drawing board.

home based businessIt is perfectly normal for a home based business to borrow money and be in debt. Also, borrowing money to make money is not really a new idea.

It may seem odd for your business to borrow money when you have already got personal savings. But you saved that money for a reason — perhaps to fund children through education or provide for your retirement. Whatever that reason is, if you tie up that cash in your business, it’s not available for the original purpose. Taking out credit for your business offers a number of benefits and can improve your chances of commercial success.

Most financial institutions and non-traditional lenders disclose their minimum requirements for lending. If you meet a lender’s minimum qualifications and want to see estimated rates and terms, you can pre-qualify for financing. But pre-qualification is not the same as putting in an application for personal loans. A home based business may pre-qualify for a loan and yet your loan application may be rejected once you put in a formal application – and the more formal personal loan applications you put out, the more the impact is on your credit score.

This is one good reason why a home based business need to work with trusted loan specialists like those at iCompareLoan. Our Loan specialists are able to not only pre-qualify you with multiple lenders and compare rates and terms, they are also able to get you the best personal loans which has costs and payments that fit into your budget.

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Are you a foreigner and searching for expat personal loans? Don’t worry because iCompareLoan loan specialists can set you up on a path that can get you the best personal loans in a quick and seamless manner.

We also can arrange the Best Home Loans in Singapore as our brokers have close links with the best lenders in town and can help you compare Singapore home loans and settle for a package that best suits your home purchase needs.

Whether you are looking for a new home loan or to refinance, our mortgage brokers can help you get everything right from calculating mortgage repayment, comparing interest rates all through to securing the loan. And the good thing is that all their services are free of charge. So it’s all worth it to secure a loan through them.

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Industrial property market rents bottoming out, Colliers Research

Click on Industrial property market rents bottoming out, Colliers Research
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Author: Ravi Philemon

With broad based demand, Singapore overall industrial property market rents have been bottoming out, said a recent research by Colliers International. It added that with deteriorating manufacturing and trade statistics, industrial property market rents and occupancy could come under fresh pressure.

The report pointed out that industrialists have already become more cautious on their space requirements, renewals and expansion plans.

  • “Business park rents increased 0.5% HOH and 2.1% YOY while factory and warehouse rents saw marginal declines.
  • Ageing factories will likely be under the most pressure as more than 78% of the supply pipeline is factory space.
  • We recommend landlords of ageing properties consider asset enhancements, such as increasing the floor loading capacity, to be ready for Industry 4.0.’

Widening rental gap between the “new economy” and “old economy”

industrial property market rents

Image credit: Google map – Singapore overall industrial property market rents have been bottoming out

“Based on advanced estimates from the Ministry of Trade and Industry (MTI), Singapore’s GDP grew by only 0.1% YOY in Q2 2019, the lowest in a decade. As of 22 July 2019, Oxford Economics has further downgraded Singapore’s GDP growth forecast for the year from 1.9% to 0.7%, on weaker Chinese import demand and persistent trade war uncertainties.

According to Colliers, business park monthly rents increased 0.5% HOH and 2.1% YOY to SGD4.33 (USD3.20) per sq foot in H1 2019 amid very tight supply. We notice that tech firms continued to gravitate towards newer business parks and high-tech spaces for good amenities and cost savings.”

The research pointed out that monthly industrial property market rents for high-spec industrial buildings located outside of science parks and business parks increased 1.0% HOH and YOY to SGD2.93 (USD2.16) per sq foot. Meanwhile, average gross monthly rents of warehouse-logistics properties slipped 0.8% HOH and YOY to SGD1.24 (USD0.92) per sq foot.

“Going forward, new business park properties and high-spec spaces should continue to enjoy favorable rental growth due to their premium quality and limited stock, while older factory space may see flat to declining rents. As such, we expect the rental gap of business park / high-specs spaces and the general factory/warehouse space to widen towards the end of 2019.”

The report said that factory space dominates upcoming supply

In taking reference from JTC data, the Colliers Research said that total industrial stock completions in H1 2019 stood at 5.5 million sq feet (511,000 sq metres, net), of which more than 56% are single-user factory spaces.

“These total completions were close to the full year 2018 completions of 5.8 million sq feet (543,000 sq metres). Demand followed supply closely in H1 2019, resulting in a stable all-industrial vacancy rate of 10.7%, unchanged from the end of 2018.

In H2 2019, JTC expects another 10.2 million sq feet (946,000 sq metres, gross) of industrial space, 77% of which are single-user factories. Assuming 90% efficiency, total completed industrial space in 2019 would be around 15 million sq feet (1.4 million sq metres, net), an increase of more than 2.5 times from 2018. New supply across all industrial types is set to further intensify in 2020 to 18.8 million sq feet (1.7 million sq metres, gross), led by multiple-user factories at 47%, before tapering off from 2021 onwards.”

Although prices fell marginally, yields should hold steady predicted the research

“According to JTC, the price index of overall industrial space in H1 2019 decreased by 0.2% from H2 2018, mainly dragged by multiple-user factories in areas zoned for heavy industries (Business 2). Median prices per sq foot for strata-titled units transacted in the first half of 2019 were SGD423 (USD313) for factories, largely stable HOH, and SGD506 (USD374) for warehouses, a 12.3% decline from SGD577 (USD426) in H2 2018.

According to Colliers International’s Asia Cap Rate Report, net yields for industrial properties with short leaseholds of 30 years remained unchanged HOH and YOY at 5.5–6.5% in H1 2019.

We expect capital values for prime industrial properties with freehold or longer land tenure to be firm in the near future due to their scarcity. We note declining interest for 20-year leasehold land in the government land sales as industrialists hold off capital expenditure and expansion plans.”

On demand in the industrial sector, the report said: ” We expect leasing demand to lag behind supply in 2019-2021 due to the weaker trade conditions. We estimate 2018-2023 annual net absorption of 8.6 million sq ft, 25% below the 10-year historical average.

On supply it said: “From JTC’s data, we expect island-wide industrial net supply to be front-loaded in 2019-2020, adding 31.5 million sq ft (net), or 6.0% to total stock, before easing in 2021.”

Touching on industrial property market rents, the research predicted, “Warehouse-logistics rents should remain soft, before stabilizing from 2022 onwards on diminished supply. We expect the rental gap to widen between business parks and factory/warehouse space.”

About Vacancy it said: “We expect overall industrial vacancy rates to slightly increase after 2019 as demand should lag supply. Vacancy should decline after 2022 as supply subsides.”

On Capital Values/Yields, Colliers Research said, “We expect overall industrial capital values to hold steady. Overall yields should remain stable, at about 6.0% for 30-year leasehold industrial properties.”

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