Sunday, November 2, 2014

Private Equity in U.S.












Richest Are Bullish on U.S. as Family Offices Open Outposts



As the U.S. powers the global economic expansion in its fifth year, the world’s rich are counting on American companies to help increase their fortunes. 
At least a dozen family offices, with fortunes made in Europe, Asia and South America, have opened U.S. outposts in the past two years or are making direct investments in corporations from Silicon Valley to the East Coast. Their view is that the Federal Reserve’s aggressive monetary easing, a shale oil boom that’s lowered energy costs, and improving corporate balance sheets give the world’s largest economy an edge over other regions.






Getty Images

Peca Ltd., a London-based firm started in the 1990s by a family that made its wealth mainly in financial services, has made about two-thirds of its private-equity and venture capital investments in the U.S. while reducing investments in Europe, said Anselm Adams, who oversees the firm’s alternative investments. A German family that founded an automotive company opened an investment office in New York this year to find deals in the automobile, textile or luxury industries, according to a person familiar with the matter, who asked for anonymity citing a lack of authorization to discuss the firm. 
“They are looking for diversification and more exposure to the U.S.,” Patrick McCloskey, managing partner at Aeterna Capital Partners, said of the firms. “Many family groups are trying to manufacture yield in a very low-interest-rate environment and are looking for unique and customized ways to do so.”

$4 Trillion 

McCloskey’s firm last year opened a New York office for a rich European family looking for deals in the U.S. In September, he helped his client finance a video-distribution company with a loan that pays the London interbank offered rate plus as much as 11 percent.







Family offices manage $4 trillion in assets globally, about 55 percent of which is based outside of North America, according to a 2014 study by London-based researcher Campden Wealth.  Affluence has grown fastest since 2013 in the U.K., Korea and Denmark, according to a report this month by Credit Suisse Group AG. (CSGN)
The U.S., where growth accelerated in the third quarter to cap its strongest six months in more than a decade, is “a big bright spot in the world,” said Stephen Cecchetti, professor of international economics at Brandeis International Business School in Waltham, Massachusetts. As the Fed winds down unprecedented stimulus, the European Central Bank is contemplating its own quantitative-easing program to tackle the weakest inflation in five years, and Japan is continuing purchases. 

Venture Deals 

Peca has been attracted to venture-capital deals in the U.S., said Adams, who declined to name the family he works for, citing privacy reasons. The firm has taken stakes this year in The Bouqs Co., an online flower-delivery business, and Circa, a mobile news service, Adams said. Both are closely held companies based in California. 
The family office generally invests $1 million to $3 million, working alongside private-equity firms rather than through funds because it pays no fees or carried interest on co-investments. 
“One of the things we’ve been very active in, in the last two years, is the venture capital scene,” Adams said in an interview via Skype. 
McCloskey’s firm usually seeks equity and lending transactions in companies with enterprise values of $5 million to $100 million, he said, declining to name the family sponsoring him for privacy reasons. 

Sideline Cash 

Aeterna helped finance RLJ Entertainment Inc. (RLJE), a Silver Spring, Maryland-based video content distributor founded by Robert L. Johnson, because it liked the business, management and risk-reward profile, McCloskey said. Four other lenders were involved in the $70 million deal, according to an RLJ filing. 
“There’s so much cash on the sidelines ready to be put to work by families that took money out in the financial crisis or that have operating businesses generating a lot of income that they haven’t put in the market yet,” said John Benevides, president of Chicago-based CTC myCFO LLC, which advises family offices and is a unit of the Bank of Montreal. “They are giving us a shopping list.” 

‘More Cautious’ 

That capital has made finding bargains a challenge. Price multiples for U.S. private-equity deals are the highest since 2007, and some transactions are being done with less leverage as more equity is being contributed to the average deal, said Andrew Lee, head of alternative investments for the chief investment office at UBS AG (UBSN)’s wealth-management unit, which oversees $1 trillion. Those factors may make it harder to see returns as attractive as in the recent past, he said. 
“We’re more cautious on allocating aggressively to U.S.- focused private-equity opportunities,” Lee said. “On a one-off basis there may be situations that may make sense.” 
Valuations have also risen in U.S. venture-capital deals, particularly for later-stage companies, Lee said. 
One area where family offices find opportunities are private companies looking for a new, private owner, said Francois de Visscher, whose Greenwich, Connecticut-based firm advises single family offices and family-owned businesses. 
Every day, about 10,000 Americans born between 1946 and 1964 reach retirement age. Many of them have built businesses, don’t have an heir to take over and want to sell, said Robert Elliott, vice chairman at Market Street Trust Co., a multi-family office established to manage the wealth of the Houghtons, founders of glassmaker Corning Inc. 
The U.S. is “a good hunting ground, particularly with this generational shift,” Elliott said in an interview. 

Colombia, Chile 

“Some wealthy families from countries like Colombia, Chile and Belgium have even established single-family offices in the U.S. with the intent of accelerating their American direct investment activities,” said de Visscher. 
More than 40 percent of the 330 members in the Family Office Exchange are buying at least one private company a year, said Sara Hamilton, founder of the Chicago-based group. 
The deals are part of a larger trend among family offices to find investments themselves. The number of family offices seeking equity stakes or lending opportunities directly grew 45 percent this year at Axial, an online network that connects companies to capital, said Peter Lehrman, the New York-based firm’s CEO. 

Like Minded 

“We get at least one call a month from a family company that is ready to sell and wants to sell to another like-minded family instead of a private-equity firm,” said Hamilton, whose group is a network of private families around the world with an average of $450 million in investable assets. 
The New York firm that’s been investing money for the German automotive family was in talks earlier this year to buy a family-owned business based in California, said the person familiar. The family is looking for public or private companies in the automobile, textile or luxury industries with enterprise values between $250 million and $300 million. The transaction fell through, the person said, because of the seller’s lack of speed in closing the deal. 
“It doesn’t come without risks,” Aeterna’s McCloskey said of international investments. “It’s easier said than done.”  -- Bloomberg  2014 Oct 31







Thursday, October 30, 2014

Berkeley












Family Trust selling prime Berkeley




















What could be the most valuable site for a mixed-used development in Berkeley just hit the sales block. Bancroft Center at 2580 Bancroft, a 30k SF retail center, could be converted into a variety of commercial uses. Thanks to the Southside plan's recent increase in height limits and density, the non-entitled property could go the mixed-use route, with 132 housing units atop 21k SF of high-end ground-floor retail.

The seller is a family trust that's owned it since the original construction.

The site is unpriced.




Sunday, September 21, 2014

Seattle

[SEATTLE] As the Chinese wealthy stash more of their fortunes overseas, they're bidding up the value of everything from bitcoins and Burgundy to Picassos and pink diamonds.
And, increasingly, China's rich are also offshoring their families along with their cash. That has created a real estate boom in an unlikely corner of the United States: suburban Seattle.
Wealthy Chinese have become far and away the biggest foreign buyers of property in Seattle in recent years, accounting for up to one-third of US$1 million-plus homes sold in certain areas, brokers say. Seattle property agents are hiring Mandarin speakers and even opening offices in Beijing. Builders are designing much of their new construction for Chinese buyers.
Seattle property agents have even added a new term of art to their deal language: "the feng shui contingency". Before closing on a house, many Chinese buyers are asking to have a feng shui master or consultant approve the house as part of a general inspection. Bad feng shui means no deal. Or, sometimes, some last-minute landscaping.

Bellevue




Wednesday, September 10, 2014

Bank of China in New York












Bank of China eyes stake in 7 Bryant Park

Already negotiating to become 7 Bryant Park's anchor tenant, the financial giant also is weighing a possible ownership stake and a post as mortgage lender.
This article from Crain's was published on 2014 September 9

























Bank of China is negotiating for more than just office space at the gleaming new tower across from Bryant Park that it is hoping to anchor.
The bank, which in recent years has become a major lender on large commercial buildings in the city, wants to provide the property’s mortgage and also potentially take an ownership or condo interest in it as well, several sources say. 
Bank of China is in negotiations to take about 200,000 square feet at 7 Bryant Park, the 30-story, 471,000-square-foot tower that is nearing completion in a partnership between Hines, Pacolet Milliken Enterprises and JPMorgan Asset Management on the full block-front along Sixth Avenue between West 39th and West 40th streets.
Sources say the bank’s tenancy is being structured either as a condo interest, in which Bank of China would buy its floors, or in an ownership stake, in which it would join the building’s partners as an owner or perhaps buy one or more of them out.
The Beijing-based financial institution, which is one of the world’s largest banks, is also seeking to provide the property with a mortgage, which it will likely need once construction is finished. According to information previously released by Hines, that company, plus Pacolet Milliken Enterprises and JPMorgan Asset Management, financed the tower’s construction using their own cash and no loans.
In recent years, Bank of China has provided several large office towers with mortgages, including 245 Park Ave. It also helped finance Joe Chetrit’s acquisition of the Sony Building last year for $1.1 billion.


Monday, August 11, 2014

Vancouver Telus Tower






Another Westbank Success



















Telus' $750M headquarter, opening later this year, is another brainchild of Ian Gillespie of Westbank Projects with Telus' Darren Entwhistle.  

A 1 million sq. ft. project comprising 500,000 sq.f.t office tower and a 424-unit, 54 storey residential condo tower, the be the first LEED Platinum office tower to open in North America (based on 2009 standards).   

Always forefronting, Westbank as developer has incorporated 10,000 sq. ft. of green roof with vegetable gardens and two elevated roof forests.    The project will run on a district energy system that uses waste heat from neighbouring Telus data switch building to heat and cool both resi and office tower.  Already 94% preleased, the office component with include Amazon and Bull Housser Tupper as tenant.

The residential tower which sits on a residential podium with retail below on Robson Street will include a 20,000 sq. ft. YYoga facility with fitness centre, outdoor pool and hot tub and targetting LEED Gold. 




Tuesday, June 10, 2014

Vacant Units








Vacant Condo Syndrome Happening Elsewhere



PUBLISHED JUNE 10, 2014
Dark condos shine light on rising vacancy
Suburban areas worst hit; softening rentals seen
As dusk descends upon the Singapore skyline, the excess capacity building up in the private housing market is evident. Dark patches in some condominium developments completed six to 12 months ago, or even longer, point to significant vacancy - PHOTO: REUTERS
[SINGAPORE] As dusk descends upon the Singapore skyline, the excess capacity building up in the private housing market is evident. Dark patches in some condominium developments completed six to 12 months ago, or even longer, point to significant vacancy.
Analysts cite a host of factors, including strong investment demand for real estate after the global crisis, escalation in private home completions of late, and slower expatriate inflow. Vacancies are set to climb and rents fall in general. Suburban locations, where most of the supply is, will be the worst hit.
"If increasingly there are a lot of empty units," says Lee Lay Keng, DTZ regional head (SEA) research, "it could indicate we're not making the best use of our limited land resources."
After the global crisis, investors sought refuge in trusty assets such as real estate. Fuelled by the low interest rate environment, some took to hoarding property at new launches and are hence not bothered whether they can find a tenant after taking possession of their units, say observers. Some high net worth foreign buyers treat their Singapore property as a holiday home and leave it unoccupied most of the time.
But there are others who leave units vacant because they are not able to find tenants. As Ms Lee notes: "Competition for tenants is increasingly intense, with both demand and supply factors at work. On the demand side, changes in labour policies have slowed down the flow of foreign professionals into Singapore while on the supply side, there is a higher-than-average number of private home completions."
JLL national director Ong Teck Hui highlights that "those who bought for rental returns would find themselves in a more competitive leasing market today, where units in mediocre locations would be more difficult to lease and therefore remain vacant for a longer duration, especially during this period of strong supply".
Ku Swee Yong, CEO of Century 21, explains that those who acquired private homes, say in 2010, would already be sitting on profits. "If they bought for capital gains, they may prefer to keep their unit empty rather than rent it out because it is quite usual for a fresh tenant to have a clause in the lease agreement protecting them from viewings by the landlord in the first six or even 12 months."
R'ST Research director Ong Kah Seng says that, due to low rents, some owners have left their units empty, especially the cash-rich set who did not take any housing loan for their purchase. "A vacant unit may deteriorate faster but leasing it out at a low rent may not be feasible since it will incur high maintenance costs. High-end properties have the finest finishes, so maintenance and repair costs may be hefty. Selected fit-outs and finishings such as tiles may be of limited collection and difficult to replace if it is damaged by the tenant."
Developers left with unsold units, especially in the slow high-end segment, also contribute to vacancies as these projects are completed. Other factors may also be at play in specific projects. But the overall trend of rising vacancies and softening rents is clear amid climbing private home completions since last year.
The 13,150 private homes that received TOP last year was 27.3 per cent above the previous year's 10,329 and 40 per cent above the past 10-year average of 9,395. The figure for Q1 this year was 4,114 and the full-year tally is expected to hit 17,138, based on estimates submitted by developers to the Urban Redevelopment Authority. Thereafter, completions are slated to climb further to 21,738 next year and 26,252 in 2016 before easing the following year.
URA figures show that the pool of vacant private homes has risen to 19,284 at end-Q1 2014 from 18,003 at end-Q4 2013 and 14,532 at end-Q1 2013. The islandwide vacancy rate rose to 6.6 per cent at end-Q1 this year from 6.2 per cent a quarter earlier and 5.2 per cent at end-Q1 2013.
CBRE executive director (residential) Joseph Tan says that the latest quarter's increase could be due partly to families that had yet to move to the new homes that were completed in Q1.
Rising vacancies have been accompanied by softening rentals. For the first time since Q3 2009, URA's private home rental index contracted in Q4 last year. The index dipped 0.5 per cent quarter-on-quarter, followed by a further 0.7 per cent drop in Q1.
CBRE predicts a 5-8 per cent drop in rents generally this year. JLL predicts a 4-8 per cent decline; Century 21's Mr Ku reckons competition for tenants will drive rents down by 8-10 per cent, followed by a further drop of up to 25 per cent in 2015.
Against the backdrop of the large supply, says DTZ's Ms Lee, some landlords could become more flexible on their rents, particularly after the removal of the vacancy tax refund with effect from Jan 1, 2014. "Landlords now have to pay property tax on their vacant units and some may accept a lower rent and have the unit rented out instead of leaving it empty."
This could create downward pressure on rents.
JLL's Mr Ong predicts the vacancy rate could be around 7-9 per cent at end-2014.
Mr Ku reckons vacancy will head towards 7.5-8 per cent mid to late next year, adding that price drops are likely to be limited to 5-10 per cent per year - assuming the economy is fine.
Competition for tenants is likely to be more intense in suburban projects, as the bulk of completions last year as well as the potential supply pipeline are in Outside Central Region (OCR). URA's Q1 rental index for non-landed private homes in OCR was down 2.3 per cent from a year ago. This compares with a decline of 0.3 per cent for Core Central Region (CCR) and a rise of one per cent in Rest of Central Region (RCR).
Of the 67,507 homes under construction at end-Q1, about 59 per cent were in OCR, 22 per cent in RCR and 19 per cent in CCR. Four years earlier, of the slightly over 36,000 units under construction, the respective shares were 30, 36 and 34 per cent, notes JLL's Mr Ong. "The heavy buying in OCR in the past few years has resulted in units under construction in this submarket surging 270 per cent over the past four years. While it is true that a high proportion of purchases in OCR is for owner-occupation, the level of investment purchases in the past few years has also been substantial.
"Based on rental contracts registered last year, OCR's share of the leasing market was about 31 per cent. Hence, the disproportionate oncoming supply may be expected to impact on this submarket more significantly."
Ms Lee, too, expects a bigger impact on rents and vacancy rates in the suburbs, "although rental demand will still be supported by budget-conscious foreign professionals as the rental quantum for suburban condos is lower than city-fringe or prime condos".

22 Percent of Chinese Homes Are Empty Says Research Study


China’s housing market is locked in a three-way face-off between developers who can’t sell new homes, speculators sitting on empty properties bought for high prices, and first-time home buyers who can’t enter the market because of housing costs that outstrip earning power.
These opposing forces add to the risks of sharper downturn in housing prices, according to a study released this week by the China Household Finance Survey and Research Centre at the Southwestern University of Finance and Economics in Chongqing.
Based on a survey of 262 counties in 29 provinces across China, the study found that the amount of unoccupied homes climbed from 20.6 percent in 2011 to 22.4 percent last year, totalling an estimated 49 million empty housing units.
In addition to the 49 million sold but vacant units, the survey estimated that China has another 3.5 million unsold homes sitting in developer’s inventories.   -- 2014 June 11 MINGTIANDI