The Hamilton Scotts at Scotts Road - Singapore - District 09

The Hamilton Scotts at Scotts Road  - Singapore - District 09

The Hamilton Scotts

Property Description : 
Elevating the sense of luxury and know-how in today ’s life to a whole new standard, The  Hamilton Scotts  is the region ’s first in high-end residential project, which will feature an elevator where owners can bring their cars and park their unit. The development, located at the coveted address on 37 Scotts Road is 30 floors. It is also the largest development encompassing ‘car porches ‘in the world. The property has 54 condominium units and two penthouses with then, elevated car porches.
Location :  37 Scotts Road 

District: 09

No Of Units: 56

sizes :  There are a total of 56 units of 3-bedroom apartments and penthouses ranging in sizes from 2,756 to 7,115 sq ft 

Tenure :  Freehold 

Amenities :  Its prestigious locale includes the American Club, Tanglin Club and several renowned five-star hotels in its neighbourhood. 

Developer :  Hayden Properties Pte Ltd 

Remarks :  Recreational facilities include a swimming and wading pool, barbecue area, gymnasium, lounge and reflective pools. 

Expected legal Year Of Completion: 2017

Total carpark lot : 184
Unit type/size

3 bedroom - 2756 sq ft - number of unit 52 - level 2 to level 27
Junior Penthouse - 3229 sq ft - number of unit 022 - level 28
Penthouse - 7115 sq ft - number of unit 02 - level 29 to level 30
Facilities

- swimming pool
- wading pool
- BBQ area
- GYM
- Lounge
- Reflective pool

Buy, Sell, Rent,invest, In Singapore

MINDY YONG

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Hamilton Scotts - Posh condo on sale amid weak market

Hamilton Scotts - Posh condo on sale amid weak market 

By Joyce Teo, Property Correspondent 
ULTRA-LAVISH PROJECT: The Hamilton Scotts, which features lifts for cars, will likely be listed at an average price of $3,800 psf. — PHOTO: HAYDEN PROPERTIES
 
A LUXURY condominium that lets residents park their cars right in front of their high-rise units has been released for sale at a price analysts consider rather steep, given the quiet market.
The Hamilton Scotts project - it has special lifts to bring the cars to the desired floor - will likely be listed at an average of $3,800 per sq ft (psf), said developer Hayden Properties yesterday.

That will price the 52 regular units of about 2,700 sq ft at between $8 million and $12 million each. The 30-storey freehold condo in Scotts Road also has two junior penthouses of about 3,200 sq ft and two penthouses of around 7,100 sq ft.

Market insiders say the condo could be priced between just under $3,000 psf to over $4,000 psf, while one market watcher says it could have fetched between $3,500 and $4,500 psf last year.

However, the $3,800 psf average price is still relatively high given the cooling market for luxury homes.

There are several posh projects in the pipeline, but developers have been holding back launches amid the uncertain climate.

The luxury segment has taken a big hit after the dizzying highs hit last year. Prices are down about 10 per cent with falls of a further 5 to 10 per cent expected by the end of the year, said Savills Singapore.

The only other major luxury development released for sale this year was the 100-unit Nassim Park Residences. More than half the units have been sold since May, with prices averaging $3,000 psf.

‘Hayden is probably keen to take advantage of this quiet period to launch, after the release of Nassim Park Residences and before the Hungry Ghost Festival,’ said Savills director of marketing and business development Ku Swee Yong.

Knight Frank’s director of research and consultancy, Mr Nicholas Mak, believes The Hamilton Scotts has enough appeal to defy the trend somewhat: ‘There will still be takers as it is a unique product. But this is the time for mass market projects.’

The recent pickup in launches was almost all in the mass market or mid-tier segment.

Hayden managing director Ong Chih Ching said it should be able to get offers if the project is priced correctly. However, it would not sell if the price is not right.

‘We are previewing it and not launching it because this is not the right climate to launch,’ said Ms Ong, who added that Hayden has temporarily halted sales at its ultra- posh Ritz-Carlton Residences until the mood improves.

 
Source : Straits Times - 09 July 2008

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Hamilton Scotts offers a garage in the sky - Singapore

Hamilton Scotts offers a garage in the sky - Singapore

By LIM WEN JUIN
IF you are the sort who cannot bear to take your eyes off your beloved car when you are ensconced in your home, then make an appointment to view the apartment units at Hamilton Scotts.
Located at 37 Scotts Road, the 30-storey luxury development by developer Hayden Properties is the first in Asia to feature car parking within the apartment units, with the car parking area separated from the living space by double glazing.

Drivers stop their vehicles at a designated point in the basement, exit and undergo a biometric scan, whereupon elevators take the car up to the correct unit in an automated, driverless process.

The project is now open for preview by appointment only. It is understood the units will be priced at about $3,800 per square foot (psf).

The condominium consists of 56 units, including 52 three-bedroom units of 2,700 sq ft and two 3,200 sq ft junior penthouse units. Each of these has parking space for two cars.

The remaining two units are 7,100 sq ft triplex penthouses with interior customised to buyer specifications, serviced by an internal lift and come with a rooftop garden and swimming pool. They can accommodate four cars each.

Hamilton Scotts is slated for completion by 2011.

 
 
If living with your car is not your cup of tea, perhaps you might want to visit another luxury residential project: Signature at Lewis. It will be officially launched this Saturday by developer Hiap Hoe Group with a starting selling price of $1,670 psf.

Located at 1 Lewis Road, the 12-storey development comprises 10 studio units (635 sq ft each), 10 two-bedroom units (980 sq ft) and 10 four-bedroom units (1,841 sq ft), as well as two penthouses, with private pool and roof deck, occupying over 3,000 sq ft each.

So far, three units have been booked for an undisclosed price.

 
Source : Business Times - 09 July 2008

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Mindy Yong

(+65)91002985

mindy@mindyyong.com

Morley aims for US$10b Asia-Pac property portfolio

Morley aims for US$10b Asia-Pac property portfolio

By EMILYN YAP
MORE property deals in Singapore and the region could be in the making for Morley Fund Management, as it aims to build a US$10 billion real estate portfolio across the Asia-Pacific in the next four to five years.
The Aviva-owned asset manager now has about US$1.3 billion committed to real estate in the region. It made its debut in the Asia ex-Japan property market recently with the acquisition of Commerce Point from City Developments Ltd for about $180 million or $2,200 per square foot (psf) of net lettable area.

The deal, first reported by BT last month, was finalised last Thursday.

Morley has also set its sights on retail property in Asia-Pacific but ‘it is a tightly-held market, including in Singapore’, says Morley’s head of Asia real estate Nick Ridgewell.

Retail property as an investment class offers less cyclical and volatile returns than, say, office property, he reckons.

There is also a link between retail property returns and economic performance. And affluence in the Asia-Pacific region is rising, he says. Although the market for office properties in Singapore is tight, Mr Ridgewell still expects some rental growth up to 2009. Rents signed for recent deals in Commerce Point were $13 psf, he says.

 
 
New supply of office space may moderate rents subsequently but Mr Ridgewell reckons that ‘once we get through the pool of developments due to hit the market from 2010 to 2013, there may not be a lot coming after the next couple of years’.

In fact, Morley’s investment in Commerce Point is for the long term, he says. ‘We are a core investor. We are not expecting this to provide us with an opportunistic type of return. We are predominantly known to be looking for long-term solid returns, a lot of it through income and some capital growth.’

The asset manager plans to enhance Commerce Point’s net lettable area. The building’s vacancy rate is below 10 per cent, a level Morley is comfortable with. Morley will undergo a rebranding exercise in September and will be known as Aviva Investors. The asset manager has been expanding its Singapore office as business in the region grows.

Source : Business Times - 09 July 2008

Singapore Property - Buy, Sell, Rent, Invest

Mindy Yong

(+65)91002985

mindy@mindyyong.com

Singapore Super-prime Orchard mall rents hit record $54.40 psf

Singapore Super-prime Orchard mall rents hit record $54.40 psf

5.3% increase qoq is highest of all retail micro markets tracked by CBRE
By ARTHUR SIM

CHANEL, Gucci, Louis Vuitton are big brands that scream ‘high fashion’ on Orchard Road.
But lately, the screams are more likely to be the painful result of rising rents.

CB Richard Ellis (CBRE) said that super prime retail space - defined as space facing Orchard Road or in atriums - hit a record $54.40 per square foot (psf) per month in the second quarter of this year.

This was an increase of 5.3 per cent quarter on quarter (qoq) - the highest of all retail micro markets tracked by CBRE.

For the whole Orchard Road area, rents rose 1.1 per cent qoq in the second quarter to average $36.80 psf per month - also a record.

The ‘uncertain global business climate and imminent supply coming on stream’ now has retailers making more prudent decisions on space, said CBRE. But ‘there remains an appetite for expansion and retailers are still keen to bring new brands into the market’.

An estimated 6.9 million sq ft of retail space will be completed between the third quarter this year and 2012, with 48 per cent of this coming on stream in 2009.

But still, said CBRE: ‘We continued to see new entrants and openings in Q2.’

 
 
It noted that Wisma Atria houses Jayson Brunsdon, Trois + Inch and Levis Lady.

Thai fashion label Greyhound and Playhound is now available at Tangs Orchard.

And Toshin will introduce eight new stores totalling 15,000 sq ft at Takashimaya.

Of course, as new shops open, others close.

Wing Tai Retail will close two Topshop and Topman outlets in the Orchard/Scotts Road area because the leases have expired.

The 12,000 sq ft Wisma Atria outlet will close this month and the 2,500 sq ft outlet at Isetan Scotts will close at the end of August.

Wing Tai will open a new store of more than 4,000 sq ft at an undisclosed Orchard Road location later this year and expects to open a 12,000 sq ft flagship store at ION Orchard when the mall is ready.

WingTai Retail executive director Helen Khoo said: ‘We have been looking for a suitable location for our new Topshop and Topman flagship store in the Orchard Road area, and are preparing for opportunities arising from a new retail landscape.’

Rents were not cited as a reason for the relocation. But rents at ION Orchard have been reported to range between $20 and $60 psf per month.

Singapore Retailers Association (SRA) executive director Lau Chuen Wei believed that high rents are ‘putting a dent in retailers’ bottom lines’.

‘Retailers have to work out their sums very carefully and make location decisions depending on affordability as well as what market segments they want to attract,’ she said.

‘Several new developments are coming on stream, but there is no lowering of rents in sight,’ she added.

Ms Lau said that properties offering the new space have ‘clear ideas’ of their positioning and what kinds of retailers they want within their properties.

Likewise, there are retailers who are very clear about where they want to be. ‘It’s a matter of negotiation - and who wants who more,’ she said.

Knight Frank also suggested that retail rents may not suffer from future over-supply.

In a research brief, it said that Singapore had 7.4 sq ft of available retail space per person (capita) at end-2007, compared with Hong Kong’s 16.2 sq ft per capita.

Based on current population growth, Knight Frank reckoned that the Singapore retail sector may have the capacity to grow by four million sq ft in the next three years to get close to the 2004 level of 7.97 sq ft per capita.

It reckoned that a rise in retail sales over the next three years, from $650.60 psf in 2007, will outpace the increase in retail space to sustain growth in space productivity at close to $700 psf in 2010.

Source : Business Times - 09 July 2008

Singapore Property - Buy, Sell, Rent, Invest

Mindy Yong

(+65)91002985

mindy@mindyyong.com

Design Studio wins $46m new projects

Design Studio wins $46m new projects

By VEN SREENIVASAN
MAINBOARD-LISTED Design Studio Furniture Manufacturer has clinched new projects worth S$46.1 million in Singapore and Dubai.

Mr Lim: Design Studio is on track to another sound performance in 2008 
The interior fit-out specialist has just been awarded a $19.1 million project to supply and install joinery products for the luxury apartments in Burj Dubai, slated to be the world’s tallest building when completed next year. This comes after it secured a groundbreaking contract worth $18.8 million to supply and install kitchen cabinets, main entrance doors, corridor wall & ceiling panels to 899 units in Burj Dubai.

Meanwhile back home, Design Studio has clinched a new $27 million contract to supply and install kitchen cabinets and wardrobe systems for 1,129 units in Reflections at Keppel Bay. Designed by renowned US architect Daniel Libeskind as his first residential showcase in Asia, the iconic waterfront development features six sky towers and 11 villa-style apartment blocks linked by sky bridges.

The latest two contracts boost Design Studio’s order book to $190 million, which the company expects to get fatter this year.

Design Studio executive chairman & CEO Bernard Lim attributed the clinching of the latest contracts to his company’s growing reputation for top-tier development fit-outs. ‘With our track record in residential and hospitality projects both in Singapore and overseas, we will continue to establish our niche in premium renowned developments,’ he said. ‘We are seeing continuing momentum in orders from premium developers who are increasingly looking towards viable strategic partners such as Design Studio who can provide an added competitive edge in meeting the sophisticated demands of today’s home buyers.’

Design Studio’s footprint stretches through markets such as Dubai, Abu Dhabi, Qatar, New York, Las Vegas and various parts of Europe and Asia. In Singapore, besides Reflections at Keppel Bay its other projects include Tribeca By The Waterfront, Shelford Suites and Parvis.

Despite its successes, Mr Lim said his company was monitoring the global economic slowdown closely.

‘Major issues such as the US sub-prime situation, high inflationary rates and soaring oil prices are of utmost concern to businesses everywhere. We will monitor key risks such as currency fluctuations and costs of raw material closely.

‘Other than that, it’s business as usual as we continue to focus on our niche in interior fit-outs to drive our business. We are on track to another sound performance in 2008.’

 
Source : Business Times - 09 July 2008

Singapore Property - Buy, Sell, Rent, Invest

Mindy Yong

(+65)91002985

mindy@mindyyong.com

HSBC’s Singapore new home loan package inverts model

HSBC’s Singapore new home loan package inverts model

Customers may pay lower rates in successive years in Sibor-pegged deal
By SIOW LI SEN
(SINGAPORE) HSBC is launching a radical home loan package - featuring a decreasing interest rate spread - which is making some rivals scratch their heads.

Ms Lim: Package responds to customers’ wish to be rewarded for their loyalty. 
HSBC’s new Sibor- pegged home loan package with loyalty discount gives a reduction in the interest rate margin charged in the first three years - a first in the market.

Current loans pegged to Sibor (Singapore interbank offer rate) have either flat or increasing interest rate spreads.

This new Sibor-pegged loyalty package is unique because the interest rate spread reduces by 10 basis points at the end of every anniversary year, up to the third year of the loan, HSBC said yesterday.

Under the new loyalty package, the customer pays the 3-month Sibor rate plus 0.75 per cent in the first year; in the second year, he pays 3-month Sibor plus 0.65 per cent; and from the third year onwards, the rate is 3-month Sibor plus 0.55 per cent. The 3-month Sibor on July 1 was 1.25 per cent.

For a customer who pledges to stick with the bank for three years, DBS’s interbank-pegged home loan charges a flat spread of 0.8 per cent for each of the three years and then it’s 1.25 per cent thereafter.

United Overseas Bank (UOB) charges a flat spread of 0.8 per cent to two of its interbank-pegged home loan packages.

Standard Chartered Bank’s Sibor-pegged mortgage also charges a flat spread of one per cent.

Observers that BT spoke to wonder what the catch is for HSBC to slice its margins, given the increasing costs of doing business and also the uncertain economic climate.

‘They’re mad,’ said one rival banker, listing the various costs banks incur in selling a home loan including commissions to brokers and its own sales people, and legal subsidies offered to borrowers.

Said Kevin Lam, head of loans, United Overseas Bank: ‘It’s an interesting idea. UOB introduced a similar package in the past. We called it a step-down package.’

At the end of the day, a homebuyer has to consider the long-term and short- term gains versus costs, said Mr Lam.

HSBC said it is rewarding customers for staying with the bank. Asked how it will manage its reduced margins, it said it was a ‘trade secret’.

Said Wendy Lim, head of consumer banking, HSBC: ‘Our Sibor-pegged loyalty pricing is premised on feedback from a study we conducted among home loan customers. The majority of customers in the study said that they liked the concept of inverse pricing in their home loan rates as it translates to more savings for them in the long run.’

‘Customers are telling us that they want to be rewarded for their loyalty. So we are addressing the need with this innovative offer,’ added Ms Lim.

Koh Kar Siong, DBS managing director and head of consumer deposits and secured lending, said his bank listens to customer feedback too.

‘DBS was the first bank to introduce transparent interest rates pegged to Sibor or to the CPF Ordinary Account rate. This happened at a time when there was public outcry over the lack of transparency of banks’ mortgage rates,’ said Mr Koh.

UOB KayHian analyst Jonathan Koh said banks in Singapore are benefiting ‘from a steepened yield curve as they can utilise short-term funding, such as fixed deposits and savings deposits, for lending to businesses and consumers on a longer-term basis’.

He thinks HSBC’s new package will not lead to an aggressive home loan war, given the ‘overall economic climate and the fact that ‘on corporate and small and medium enterprise loans, margins are more attractive’.

Still, rival bankers are unlikely to give up their turf without a fight.

One said his bank is prepared to reduce the spread to 0.7 per cent on a case- by-case basis in order ‘to protect our customers’.

Gregory Chan, OCBC head of secured lending, said his bank regularly makes adjustments for its home loan packages.

‘As such, we will continue to offer loan packages with promotional rates that are competitive compared to the other market players,’ he said.

Source : Business Times - 09 July 2008

Singapore Property - Buy, Sell, Rent, Invest

Mindy Yong

(+65)91002985

mindy@mindyyong.com

G-8 climate deal to lift Singapore long-term gloom

G-8 climate deal to lift Singapore long-term gloom

Grouping agrees to halve emissions by 2050; less progress on oil, food prices
By ANTHONY ROWLEY

IN TOKYO
THE leaders of the world’s eight richest nations yesterday achieved what some hailed as a significant breakthrough in the battle against climate change when they pledged to cut carbon emissions ‘by at least 50 per cent’ by 2050.
 
Masked crusaders: Oxfam activists, wearing masks of G-8 leaders, staging a protest in Sapporo during the G-8 summit 
The accord on the second day of their summit in Toyako, on Hokkaido island, could pave the way for initiatives by leaders from China, India and other emerging economies when they meet with the Group of Eight (G-8) today.

The climate initiative was seen as something of a coup for embattled Japanese Prime Minister Yasuo Fukuda who hopes to boost his flagging political fortunes by achieving progress on climate change in the face of other major problems occupying leaders at the three-day summit. Progress on dealing with these other issues - notably record high oil prices and soaring food costs - has been less spectacular.

The leaders from the US, Japan, Germany, Russia, France, Britain, Canada and Italy said they were ‘deeply concerned’ that a steep rise in global food prices was threatening food security, which could push millions back into poverty.

They called for ‘countries with sufficient food stocks to make available a part of their surplus for countries in need, in times of significantly increasing prices and in a way not to distort trade’. They also sounded a warning about ‘protectionist pressures against international trade and investment’.

The G-8 issued a veiled call for China to let the exchange rate of the yuan appreciate to help reduce global financial imbalances.

On climate change, the G-8 leaders said that they ’seek to share with all parties to the United Nations Framework Convention on Climate Change (UNFCCC) the goal of achieving at least a 50 per cent reduction of global emissions by 2050′. This marks an ‘important and significant step forward’ from last year’s G-8 summit in Heiligendam, Germany, where two G-8 members agreed only to give ’serious consideration’ to such a goal, an official said. ‘Now we have a consensus,’ they added .

‘I am very happy about the results of the G-8 on climate change,’ said European Commission president Juan Manuel Barroso. ‘A new shared vision on the climate challenge has emerged from the summit in Toyako. We remain on track to reach a global climate deal in Copenhagen in 2009. This is a strong signal to citizens all around the world.’

The G-8 leaders are due to meet today with those from Brazil, India, Indonesia, China, South Korea, Mexico, Australia and South Africa for an outreach lunch. This will overlap with a gathering of the US-led Major Economies Meeting, which includes the G-8 plus the eight emerging economies and which is designed to address climate change issues. Yesterday’s G-8 accord is expected to trigger commitments by the emerging economies also to produce emission reductions, officials suggested.

To help emerging economies to meet such goals, the G-8 promised yesterday to ‘increase investment in basic and applied environmental and clean energy technology research and development’.

G-8 members have so far pledged to provide more than US$10 billion annually over the next several years on government-funded R&D and to promote commercialisation of these technologies. They will then be made available to emerging economies through aid and technical assistance.

Record high oil prices also loomed large in the G-8 discussions and resulted in a decision to organise a ‘worldwide forum’ on energy security and efficiency, with the object of bringing together major oil producers and consumers to discuss output and prices. This would be similar to the existing Opec-led forum in Jeddah, Saudi Arabia, but would be broader in nature, summit officials said.

The leaders could not agree on the primary causes of high oil prices, with some blaming them on tight supply and demand while others argued that financial speculation in commodity markets is a prime cause. They endorsed the recent decision by G-8 finance ministers to have the IMF and the International Energy Agency carry out further research into the factors involved.

The leaders failed to reach a consensus on how the composition of summit meetings should evolve in the future. One national leader urged further expansion of the G-8, according to a briefer, but three other leaders argued that expansion of the group would ‘dilute the value’ of the summit process. The current G-8 group ’share common values’ that other potential entrants might not, the three leaders suggested.

Source : Business Times - 09 July 2008

Singapore Property - Buy, Sell, Rent, Invest

Mindy Yong

(+65)91002985

mindy@mindyyong.com

Singapore Developers offer agents fatter cuts to push projects

Singapore Developers offer agents fatter cuts to push projects

In some segments, commissions have doubled compared to a year ago
By KALPANA RASHIWALA
(SINGAPORE) Developers are paying property agents bigger commissions - in some cases almost double of what was offered a year ago - to push their new residential project launches.

Tough task: The environment for selling homes is very challenging now and agents have to work much harder to convince buyers 
This is because the environment for selling homes is far more challenging now and agents have to work much harder to persuade potential buyers to part with their money.

A modest-sized developer told BT he does not mind rewarding agents with commissions of 2 per cent or more as, to him, speed of sales is paramount. He needs to achieve enough cash flow to begin construction and move on to his next project. But even the big boys are having to pay a higher commission rate to agents these days - if they want their help to move units.

An established developer launching a big project these days could pay its appointed marketing agent 0.8 per cent of sale price - compared with possibly 0.5 per cent 12 months ago. To further incentivise agents, the commission rate may go up to, say, one per cent nowadays, once a certain number of units have been sold.

Developers of smaller projects, for instance in the Telok Kurau area, are understood to be paying even higher commissions - often up to 2 per cent - compared with around one per cent or less a year ago, BT has learnt from property agents and developers. On top of that, some developers are offering a bonus payout in the form of an additional 0.5 per cent commission if the project sells out within a certain time frame and at a price exceeding the developer’s target.

BT understands that high-end projects have also not been spared. Their developers are having to reward agents with 0.7 to 1.5 per cent commissions - up from 0.4 to 0.5 per cent a year ago.

Teo Hong Lim, executive chairman of property group Roxy-Pacific Holdings, says: ‘Speed of sales is most important to us. We don’t want to target sales of just 30-40 per cent of total units in a project. We need to sell 80-90 per cent or even 100 per cent. We can then begin construction, and move on to our next project.

‘At the end of the day, agents are also very much incentivised by commissions. It’s a sort of a no-lose situation for us when we achieve speed of sales and the final net sales value of a development is higher than our initial target, even after we less the additional bonus commissions we pay the agents.’

While some market watchers may think that paying agents higher commissions will eat into the developers’ profit margins, Mr Teo argues: ‘Commissions are only part of our total project cost. It’s definitely much, much lower than land and construction costs.’

A property agent says: ‘Developers are more concerned with cash flow and sales take-up. The higher commission is a small amount to pay for boosting their cash flow. If they don’t have the cash flow, higher interest expense will be a much bigger cost item than the commissions.’

Agreeing, Knight Frank executive director Peter Ow explains why agents need higher motivation today. ‘The main reason for increasing our fees is that we’re operating in a tougher market and, frankly, agents are highly motivated by fees. If you get two projects side by side, most agents will naturally push for the one where the reward is higher.’

Industry players acknowledge that agents have to work a lot harder to convince buyers, given the more cautious economic outlook, thinner foreign buying and the fact that fewer speculators are left in the market after the deferred payment scheme was scrapped last October.

BT understands that the extra work being put in by agents these days to realise sales at showflats includes studying the project’s costing. ‘We tell buyers the price we’re offering is below current replacement cost, either because the developer bought the land cheap or locked in construction costs early.

‘Sometimes we also use pressure tactics. We tell potential buyers that the developer will raise prices once it achieves a certain percentage of sales. And it works,’ an old hand in the game told BT.

 
Source : Business Times - 09 July 2008

Singapore Property - Buy, Sell, Rent, Invest

Mindy Yong

(+65)91002985

mindy@mindyyong.com