Raffles Place rents almost double in just one year

Raffles Place rents almost double in just one year

Rentals now at record $11.92 per sq ft amid supply crunch: ConsultantBy Joyce Teo, Property Correspondent

PRIME office rents in prestigious Raffles Place rose again last month and are now almost double what they were just 12 months ago.

That is according to the latest figures from property consultancy Cushman & Wakefield, which says that average rents in Raffles Place are now at a record $11.92 per sq ft (psf), as the current supply squeeze takes a continuing toll.

Property consultants say some prime office tenants whose leases expire this year face a trebling of their rents.

These escalating rents are forcing some tenants to pull out of some of the best corporate addresses in town - to seek office space elsewhere.

But there are plenty of takers even at the high rents.

Cushman & Wakefield managing director Donald Han said: ‘Many buildings in Raffles Place are enjoying full occupancy…and may not have space until next year.’

At the top end of the market, deals for premium Grade A space in buildings such as Republic Plaza Tower 1, UOB Plaza, Singapore Land Tower and 6 Battery Road have already been done at record highs of $15 psf to $16 psf.

Singapore is suffering a severe supply crunch in the office sector that is likely to ease only in 2010, when more space will be ready.

About 330,000 sq m of gross floor area of new office space is set to be completed between now and 2009. But it will not be enough, property consultants say.

Demand remains strong as businesses expand, while supply is still falling as ageing office buildings such as One Shenton Way are torn down.

Prime office rents in the rest of the so-called Golden Shoe area, including Anson Road, Cecil Street, Robinson Road and Tanjong Pagar, have climbed to $8.91 psf, up 83 per cent from a year ago, Cushman & Wakefield said.

Elsewhere, rents in the City Hall, Marina Centre and Bugis areas have risen to $11.04 psf on average, or 82 per cent up from a year ago, it said. Centennial Tower and Millenia Singapore, for instance, are almost full.

Office rents in the Orchard Road area have also climbed, though not as sharply as the traditional business areas, and are now about 36 per cent higher than a year ago, it said.

‘We’re seeing more tenants take up space in various locations because they can’t find space to expand in the same building,’ said Knight Frank’s director of business space, Ms Agnes Tay.

Tenants in prime office space are paying a lot more for the same area. ‘In the past, for every three-year renewal, tenants were looking at a rise of 30 to 50 per cent,’ said Mr Han.

But tenants whose leases expired last year were met with a rude shock - they had to pay double the rent to renew their leases, he said.

Worse still for those that are renewing their leases this year - their rent could treble, he added.

Some tenants have bought their own space to avoid paying these astronomical rents.

Property consultants say some firms have moved out to non-conventional office space such as shophouses and business parks. This trend should continue, they add.

Some tenants have already pulled out of Raffles Place, while others are weighing their options, they say.

They face a tough choice as some businesses thrive on the prestige of the Raffles Place location, they add.

Even if they do move out, others ahead of them may have already contributed to the rise in rents of alternative space. Office rents in high-tech business parks are revisiting the record highs of the 1996 peak, said Mr Han.

They are now ranging from $3.20 psf to $3.50 psf, up from about $2.50 psf a year ago, he said.

Meanwhile, the Government has said it will make available land for transitional offices to help ease the tight supply.

Source: The Straits Times, 21 June 2007

40-storey condo-like blocks for Boon Keng

40-storey condo-like blocks for Boon Keng

700 units in HDB’s second private-developer project will cost about 57% more than those in the first one

By Tan Hui Yee, Housing Correspondent

PUBLIC housing is set to go upmarket by another notch when three 40-storey blocks built by a private developer - the second batch under a hybrid scheme - are completed by 2010.

The 700-unit project at the junction of Boon Keng and Bendemeer roads will give residents a clear view of the Kallang Basin and beyond. When ready, the three blocks will join a select number of 40-storey HDB blocks islandwide - 22 - that have already been completed, or would have been around that time.

The Boon Keng project - like the first, The Premiere@Tampines - will stand out from other HDB flats with its condo-like finishings like kitchen cabinets, bedroom wardrobes and bay windows. Under this programme, developers have a free hand to design, build, price and sell these flats, which will be available only to those who qualify for public housing.

This means that buyers’ household incomes cannot exceed $8,000 a month; there is also an ethnic quota. But a buyer can use a government grant of up to $40,000 to offset the price of the flat.

The Boon Keng project, developed by a consortium comprising Hoi Hup Realty, Oriental Worldwide Investments and Sunway Concrete Products, will be launched later this year.

It will come at a time when, thanks to collective sales of private estates, some cash-rich buyers are chasing up prices of relatively new resale units in mature estates like Tiong Bahru and Queenstown. Last week, a 29th-storey five-room flat in Kim Tian Place was sold for a record $720,000.

Mr Wong Chee Herng, director of Straits Construction which owns Hoi Hup Realty, said the Boon Keng units will be priced at an average of almost $500 psf, which would work out to about $645,000 for a 1,290 sq ft five-room flat. This is slightly lower than prices at nearby private condominium Kerrisdale, where new units are selling for about $550 psf, according to estimates by Knight Frank.

It is, however, 57 per cent higher than the average price of $318 psf fetched by The Premiere’s units.

But Mr Wong is confident that the Boon Keng project will sell, and is unfazed about possible competition from executive condominiums - after the Government last week made available a site for such homes for the first time since the last such plot was sold in 2004.

He said: ‘We don’t see a similar project that can compete on pricing and location.’ The project is sited in the central area, next to Boon Keng MRT station.

Even without these attributes, The Premiere drew close to 6,000 applications for 616 units.

Most units in the Boon Keng project will be five-room flats, with up to 35 per cent - or 245 units - comprising three- and four-room flats.

Property agents and analysts contacted were divided about the project.

While chief executive Mohamed Ismail of property agency PropNex felt the flats were good value for their location, Knight Frank’s head of consultancy and research Nicholas Mak felt their relatively higher prices may cause the queue to move slower than the one for The Premiere@Tampines.

Source: The Straits Times, 21 June 2007