Monday, May 27, 2013
Thursday, May 23, 2013
The Peak
Ho Tung Mansion
During Hotung's time, The Peak was reserved for Europeans. Chinese were not allowed to live there.
Hotung, a Eurasian, was the first non- European to receive permission from the government to build a home in the area. Ho Tung Gardens marked the rising status of the local community.
- The 120,000 sq ft site was sold to a PRC publico for $5.1 bln HKD >> SCMP
- The Peak is where the Seriously Rich of HK live
- Mount Nicholson on the Peak
The ol' Firehall
which is still there. We walk by it on our hikes.
Wednesday, May 22, 2013
Storage
Passengers at Findel airport in Luxembourg may have noticed a cluster of cranes a few hundred yards from the runway. The structure being erected looks fairly unremarkable (though it will eventually be topped with striking hexagonal skylights). Along its side is a line of loading bays, suggesting it could be intended as a spillover site for the brimming cargo terminal nearby. This new addition to one of Europe’s busiest air-freight hubs will not hold any old goods, however. It will soon be home to billions of dollars’ worth of fine art and other treasures, much of which will have been whisked straight from collectors’ private jets along a dedicated road linking the runway to the warehouse.
The world’s rich are increasingly investing in expensive stuff, and “freeports” such as Luxembourg’s are becoming their repositories of choice. Their attractions are similar to those offered by offshore financial centres: security and confidentiality, not much scrutiny, the ability for owners to hide behind nominees, and an array of tax advantages. This special treatment is possible because goods in freeports are technically in transit, even if in reality the ports are used more and more as permanent homes for accumulated wealth. If anyone knows how to game the rules, it is the super-rich and their advisers.
Because of the confidentiality, the value of goods stashed in freeports is unknowable. It is thought to be in the hundreds of billions of dollars, and rising. Though much of what lies within is perfectly legitimate, the protection offered from prying eyes ensures that they appeal to kleptocrats and tax-dodgers as well as plutocrats. Freeports have been among the beneficiaries as undeclared money has fled offshore bank accounts as a result of tax-evasion crackdowns in America and Europe.
The concept is an old one. Originally freeports (also known as bonded areas) were used to house commodities on the move, and later manufactured goods as well. In the past half-century more and more of them have moved upmarket, a trend that has accelerated recently as investment in art and other valuables has shot up (see chart 1).
Several factors have fuelled this buying binge. One is growing distrust of financial assets. Collectibles have outperformed stocks over the past decade, with some, like rare coins, doing a lot better, according to The Economist’s valuables index. Another factor is the steady growth of the world’s ultra-wealthy population. According to Wealth-X, a provider of data on the very rich, and UBS, a financial-services firm, a record 199,235 individuals have assets of $30m or more, a 6% increase over 2012.
The goods they stash in the freeports range from paintings, fine wine and precious metals to tapestries and even classic cars. (Data storage is offered, too.) Clients include museums, galleries and art investment funds as well as private collectors. Storage fees vary, but are typically around $1,000 a year for a medium-sized painting and $5,000-12,000 to fill a small room.
These giant treasure chests were pioneered by the Swiss, who have half a dozen freeports, among them sites in Chiasso, Geneva and Zurich. Geneva’s, which was a grain store in the 19th century, houses luxury goods in two sites with floor space equivalent to 22 football pitches.
Luxembourg is not alone in trying to replicate this success. A freeport that opened at Changi airport in Singapore in 2010 is already close to full. Monaco has one, too. A planned “freeport of culture” in Beijing would be the world’s largest art-storage facility.
The early freeports were drab warehouses. But as the contents have grown glitzier, so have the premises themselves. A giant twisting metal sculpture, “Cage sans Frontières”, spans the lobby in Singapore, which looks more like the interior of a modernist museum or hotel than a storehouse. Luxembourg’s will be equally fancy, displaying concrete sculptures by Vhils, a Portuguese artist. Like Singapore and the Swiss it will offer state-of-the-art conservation, including temperature and humidity control, and an array of on-site services, including renovation and valuation.
The idea is to turn freeports into “places the end-customer wants to be seen in, the best alternative to owning your own museum,” says David Arendt, managing director of the Luxembourg freeport. The newest facilities are dotted with private showrooms, where art can be shown to potential buyers. To help expand its private-client business, Christie’s, an auction house, has leased space in Singapore’s freeport (which also houses a diamond exchange). The wealthy are increasingly using freeports as a place where they can rub shoulders and trade fine objects with each other. It is not uncommon for a painting to be swapped for, say, a sculpture and some cases of wine, with all the goods remaining in the freeport after the deal and merely being shifted between the storage rooms of the buyer’s and seller’s handling agents.
Iron-clad security goes along with style. The Luxembourg compound will sport more than 300 cameras. Access to strong-rooms will be by biometric reading. Singapore has vibration-detection technology and seven-tonne doors on some vaults. “You expect Tom Cruise to abseil from the ceiling at any moment,” says Mark Smallwood of Deutsche Bank, which leases space for clients to store up to 200 tonnes of gold at the Singapore freeport.
Gold storage is part of Singapore’s strategy to become the Switzerland of the East. The city-state’s moneymen want to take its share of global gold storage and trading to 10-15% within a decade, from 2% in 2012. To spur this growth, it has removed a 7% sales tax on precious metals. (The Economistunderstands that the Luxembourg freeport’s gold-storage ambitions will get a fillip from the Grand Duchy’s central bank, which plans to move its reserves—now sitting in the Bank of England—to the facility once it opens. The bank declined to comment.)
Switzerland remains the world’s leading gold repository. Its imports of the yellow metal have exceeded exports by some 13,000 tonnes—worth $650 billion at today’s price—since the late 1960s, says the customs agency. The gap has widened sharply since the mid-2000s. But trade statistics do not tell the whole story, since they fail to capture the quantities of gold that go straight from runways to the freeports.
A murky picture
Wealth piled up in freeports is a headache for insurers. The main building in Geneva holds art worth perhaps $100 billion. The Nahmad art-dealing dynasty alone is said to have dozens of Picassos there. More art is stored in Geneva than insurers are comfortable covering, says Robert Read of Hiscox, an art insurer. Coverage for new items is hard to come by at any price.
Insurers fear fire most, followed by a heist or a plane crash. They fret that they may not have a clear picture of their exposure at any given site, because some clients may have moved collections into freeports without informing them (art is generally insured on a global basis, meaning it is covered wherever it is). This has raised fears that insurers could struggle to pay claims if some catastrophe struck. AXA Art, another insurer, has started asking clients to tell it when they are moving costly works into storage so that it can get a better idea of how exposed it is, says the firm’s boss, Ulrich Guntram.
It is no help that freeports have habitually been loth to divulge even basic security information, for fear that their clients (obsessed with secrecy as they are) would object. In Geneva, for instance, insurers were long left to guess at the number of storage areas in the structure and the fire-resistance of the walls separating them—factors that greatly affect potential losses. The Swiss have become a bit more co-operative in recent years in response to the greater openness of newer freeports, says Mr Guntram.
In a bid to soothe worries about concentrated storage, the private firm that operates Geneva’s freeport (which leases it from the majority owner, the local canton) is building a new warehouse a short distance from its existing structures. Most of the art is now stored in vaults under the main building. These were built in the 1970s as a way for banks to avoid a planned tax on gold held in their own vaults. The levy was repealed, the banks took back their gold, and paintings and sculptures soon began to fill the void. Luxembourg’s freeport, which is scheduled to open next summer, recently conducted a roadshow for insurers that highlighted the facility’s state-of-the-art safety features, including fire-fighting systems that suck oxygen from the air while releasing inert gas instead of water, so as not to damage art.
Insurance is cheaper for those willing to park assets in remote places. Switzerland is dotted with disused military bunkers, blasted into the Alpine rock during the second world war and cold war. The government has been selling these, and some have been bought by firms hoping to convert them into high-altitude treasure chests. One is Swiss Data Safe, which sells storage for valuables and digital archives at several undisclosed sites deep in the Gotthard granite. It claims to offer protection from “the forces of nature, civil unrest, disasters and terrorist attack”. Such places have a low risk of fire or being hit by a plane. But they cannot offer the tax advantages that freeports can.
Parallel fiscal universe
Freeports are something of a fiscal no-man’s-land. The “free” refers to the suspension of customs duties and taxes. This benefit may have been originally intended as temporary, while goods were in transit, but for much of the stored wealth it is, in effect, permanent, as there is no time limit: a painting can be flown in from another country and stored for decades without attracting a levy. Better still, sales of goods in freeports generally incur no value-added or capital-gains taxes. These are (technically) payable in the destination country when an item leaves this parallel fiscal universe, but by then it may have changed hands several times.
Freeport representatives attend art fairs, hoping to attract clients by promoting these benefits. Alain Vandeborre, who has set up freeports in Asia, has estimated that the tax exemptions for users of the one in Beijing will amount to an average saving of 34%. Even better, this is all legal—though some countries have had to alter their statute books to accommodate the concept. Luxembourg amended its laws in 2011 to codify its freeport’s tax perks. That, plus the offer of land by the airport, helped persuade the project’s backers to put it there rather than in London or Amsterdam.
Luxembourg’s government views the freeport as a useful adjunct to its burgeoning financial centre, which has been built on tax-friendliness. Deloitte, which helps firms and rich individuals minimise taxes, brokered the deal. Mr Arendt believes the freeport could help Luxembourg compete with London and New York in art finance, which includes structuring loans with paintings as collateral.
Others question the economic benefits of freeports, arguing that they generate few jobs (an expected 50-100 in Luxembourg’s case) and modest tax revenue. There is a cultural advantage, however: items can be imported temporarily into the host country without invalidating the tax exemption, encouraging collectors to lend pieces to local museums.
Apart from these legal tax benefits, some hope to use physical storage as a way to continue illegally evading tax owed on past earnings. As Swiss banks come under pressure to shop tax-dodgers, for instance, some are said to have been recommending clients to move money from bank accounts to vaults, in the form of either cash or bought objects, since these are not covered by information-exchange pacts with other countries. A sign that this practice may be on the increase is the voracious demand for SFr1,000 ($1,100) notes—the largest denomination—which now account for 60% of the value of Swiss-issued paper cash in circulation. Andreas Hensch of Swiss Data Safe says demand for its mountain vaults has been accelerating over the past year. The firm is not required to investigate the provenance of stuff stored there.
According to reports, some Swiss banks are running short of safe-deposit boxes and imposing stricter conditions for renting them—for instance, that the client also has at least $3m in a deposit or investment account. ($1m used to be ample.) Some disappointed clients are instead renting boxes in hotels. Others are traipsing down to freeports. In July an employee at Geneva’s freeport told a reporter from Der Spiegel that “scared customers” were moving money from banks to the city’s warehouses, and that as a result all the freeport had left to offer was a 10-square-metre room (108 square feet) for SFr22,000 a year.
Mr Arendt says the Luxembourg freeport is considering offering safe-deposit boxes, which have become “a hassle” for banks. These would need to be in a discrete area of the building with its own entrance, as such boxes are not subject to the same (albeit relaxed) customs regime as goods in freeports.
Western countries have started to clamp down on those who try to use such repositories to keep undeclared assets in the shadows. America has led the way. Under a bilateral accord, Swiss banks will have to deliver information on the transfer of funds from accounts, including cash withdrawals. Tax authorities are growing more interested in the contents of vaults. Americans with untaxed offshore wealth who sign on to an IRS voluntary-disclosure programme are required to list foreign holdings of art, says Bruce Zagaris of Berliner, Corcoran & Rowe, a law firm.
Paint it black
Tax-evaders are one thing, drug traffickers and kleptocrats another. In many ways the art market is custom-made for money laundering: it is unregulated, opaque (buyers and sellers are often listed as “private collection”) and many transactions are settled in cash or in kind. Investigators say it has become more widely used as a vehicle for ill-gotten gains since the 1980s, when it proved a hit with Latin American drug cartels. It is “one of the last wild-West businesses”, sighs an insurer.
This makes freeports a “very interesting” part of the dirty-money landscape, though also “a black hole”, says the head of one European country’s financial-intelligence agency. In a report in 2010 the Financial Action Task Force, which sets global anti-money-laundering standards, fretted that free-trade zones (of which freeports are a subset) were “a unique money-laundering and terrorist-financing threat” because they were “areas where certain administrative and oversight procedures are reduced or eliminated”.
Freeporters claim that the vast majority of their users are above board. A desire for safe, discreet storage should not be confused with wrongdoing, they argue. Mr Guntram of AXA says demand is being driven not by black money but by a new breed of collector, buying not only for passion but as an investment. Mr Arendt points out that Luxembourg’s freeport will be subject to EU money-laundering laws.
Numerous investigations into tainted treasures have led to freeports. In the 1990s hundreds of objects plundered from tombs in Italy and elsewhere were tracked down to Geneva’s warehouse (along with papers showing that some had been laundered by being sold at auction to straw buyers, then handed straight back with the legitimate purchase documents). In 2003 a cache of stolen Egyptian treasures, including two mummies, was discovered in Geneva; in 2010 a Roman sarcophagus turned up there, perhaps pinched from Turkey.
Under pressure to respond, the Swiss have tightened up their laws on money-laundering and the transfer of cultural property. A law that took effect in 2009 brought Switzerland’s freeports into its customs territory for the first time. They must now keep a register of handling agents and end-customers using their space. Handlers must keep inventories, which customs can request to see.
In practice, however, clients can still be sure of a high degree of secrecy. Swiss customs agents still care more about drugs, arms or explosives than about the provenance of a Pollock. They do not have to share information with foreign authorities. Much of it is of limited value anyway, since items can be registered in the name of any person “entitled” to dispose of them—not necessarily the real owner.
Even greater secrecy is on offer in Singapore. Goods coming in to the freeport must be declared to customs, but only in a vague way: there is no requirement to disclose owners, their stand-ins or the value or precise nature of the goods (“wine” or “antiques” is enough). “We offer more confidentiality than Geneva,” Mr Vandeborre declared when the facility opened.
However, it is not quite true to say that Singapore and other new sites are in arm’s-length competition with the more established facilities. In fact, they share the same tight-knit group of mostly Swiss owners, managers, advisers and contractors. Yves Bouvier, the largest private shareholder in the Geneva freeport, is also the main owner and promoter of the Luxembourg freeport, a key shareholder in Singapore and a consultant to Beijing. His Geneva-based art-handling firm, Natural Le Coultre, is closely involved in running or setting up all these operations. Singapore’s architects and engineers were Swiss, as are its security consultants.
This has fuelled speculation that Swiss interests have deliberately developed a strategy to globalise the high-end freeport concept as a way to continue to benefit, even as the crackdown on undeclared money in Zurich and Geneva drives some of it to other countries. Franco Momente of Natural Le Coultre rejects this interpretation. “It’s nothing more than supply and demand,” he says. “Today many countries see the advantages of freeports for the local economy and to have a place in the global art market. They’re looking for solutions with experienced operators, and [the Swiss] have long experience.”
Barring dramatic regulatory intervention or moves to end their tax benefits, freeports are likely to grow, driven primarily by clients in emerging markets. At current growth rates the collective wealth of Asia’s rich will overtake Europe’s by 2017, reckon UBS and Wealth-X (see chart 2). As this population grows, so too could wealth taxes in the region, which are now low or non-existent. That could drive yet more Indians, Chinese and Indonesians towards the discreet duty-free depots which—if they aren’t already there—may soon be coming to an airport near you.
-- 2013 November 23 THE ECONOMIST
Tuesday, May 21, 2013
Oakridge Centre
What's happening at the centre of Vancouver?
The team that developed the Shangri-La in both Vancouver and Toronto has teamed up with institutional property owner Ivanhoe Cambridge and have submitted a rezoning application to the City of Vancouver for redevelopment of the 11 hectare site at the corner of Cambie and West 41st Avenue to include 2,800 residential units.Oakridge Centre
PRESS
Hong Kong
>> DETAILS
Re-Sale | Investment Market #ConventionPlaza
When this transaction closes, a record will have been set for Hong Kong property market for single floor purchase.
>> DETAILS
Hong Kong Is A City for Mainlanders to Showcase Their Wealth #Office
Developers On Course
>> DETAILS
A photo posted by Michael Wong 王敏德 (@mw_michaelwong) on
- Irene Lee, Chair of Hysan Group - Causeway Bay's largest landlord - an 'Establishment' family
- Lincoln Leong - helm of MTRC - an 'Establishment' family
- Top 15 families own 84% of the assets - The Economist
- Hong Kong Retail Sales Plunge Most in 17 years
Residential Market Sales in Hong Kong
- Double Click this Link to View
- $ 79,000+ psf for Gehry-designed Opus - shell only
- Developers offer high financing to clear inventory
- Uncertainty in the short term in the Hong Kong market
Highlights:
- Office market strong
- Significant slowdown by PRC money - due to anti-corruption movement.
- The recent Occupy movement is a problem.
- Causeway Bay landlords now willing to negotiate
- Richmont hit by slow sales in Macau & HK, more than half of Macau's VIP's were government officials
With summer upon us now, it would make sense that people are travelling to the recreation home.
The Hong Kong Advantage
- Global property hotspot - BBC
- Barker Road - $17,000 USD per sq ft
- Vertical Hong Kong - wow photos
- Subway system - most efficient!
- Third fastest growing property market in the World
- $2.5 mln per month rent in Tsimshatsui
Retail Rents in Hong Kong
"HK$11 million per month, or HK$220 psf, for its flagship shop at Lane Crawford House on 70 Queen's Road Central. Burberry splashed out HK$1,540 psf for a 5,000-sq-ft shop at 38 Russell Street in Causeway Bay. And in September, a 36,342-sq-ft shop in Star House on Salisbury Road, Tsim Sha Tsui, was leased out to three high-end retailers for a total of HK$15 million per month". -- The Standard
What makes Hong Kong especially attractive for the Mainland clientele is : So much choice in luxury goods + NO LUXURY TAX ! Home ownership is easy peasy + high rents because such a large expatriate community. There are > 90 investment banks in the city. Hong Kong is IPO Central.
[HONG KONG] Li Ka-shing, Asia's richest man, said his companies have slowed land purchases in Hong Kong and China as prices have escalated to a high level.
"Land prices in Hong Kong are high, and already showing signs of an unhealthy situation," Mr Li said in an interview with Southern Metropolis Weekly. "Land prices in China have surged, and we're unable to win auctions for land."
The comments by Mr Li, who controls Hong Kong's biggest developer, Cheung Kong Holdings Ltd, underline concerns that governments in China and in the city are struggling to tame an asset bubble fuelled by cheap credit. New home prices in October jumped in all but one of the 70 Chinese cities tracked, the National Bureau of Statistics said on Nov 18.
In Hong Kong, home prices remain more than twice as expensive as five years ago, even though they are little changed this year.
- 220 Units Sold on A Weekend
- Slowdown on luxury & large units - just handfull in turnover - maybe less MNC ceo's?
- Rents still high though
PUBLISHED NOVEMBER 04, 2013
Hong Kong luxury home buyers queue amid talk of last hurrah
[HONG KONG] In a shopping mall in one of Hong Kong's prime retail districts, more than 100 people wait patiently to take a lift to the sales floors - not to buy luxury bags or clothes, but high-end apartments with price tags of up to US$4.4 million.
Foster Lee, a 30-year-old banker, was among the lucky ones who won the chance to buy a unit after a ballot in which more than 1,600 people signed up for just 80 luxury units on offer.
"I was expecting home prices to fall four years ago and they keep increasing. It really hurts," said Mr Lee, who plans to buy one of the flats offered by New World Development and Wheelock & Company Ltd in the prime location near Kowloon West for his family.
Signs on the ground point to a clear pick-up in demand from local and Chinese buyers, thanks in part to steep discounts offered by developers to offset higher stamp duties imposed a year ago to cool prices that have jumped 120 per cent since 2008.
HONG KONG AS A CONDUIT FOR OVERSEAS PROPERTY FOR PRC PURCHASERS
A salesman shows off a luxury development in London to potential buyers in Hong Kong. Photo: Reuters
On the seventh floor of a luxury hotel in the heart of Hong Kong, a Chinese couple listens carefully as an agent takes them on a virtual tour of an upmarket property development for sale - not in the former British colony, but in London.
Cash-rich mainland Chinese, who some in Hong Kong blame for pushing property prices to record highs, have fled the city’s real estate market, scared off by cooling measures that have sent them scouring overseas for better options.
For many, the search starts in the ballrooms of Hong Kong’s luxury hotels which host overseas property fairs nearly every weekend, offering prospective buyers a glimpse of homes abroad while providing refreshments such as sparkling water and the bite-sized Cantonese snack dim sum.
“We can only see pictures of the project now so that’s why we have to go to London to take a look at the environment of the building,” said Christina Chen, who flew with her husband from Shanghai to Hong Kong to check out plans of a development at London’s Olympic Park before flying there herself to see it.
“The return on investment is much higher in London than in China and Hong Kong,” she said in a room at the Landmark Mandarin Oriental, a popular choice for property exhibitors.
Mainland Chinese accounted for 18 per cent of new luxury home sales in Hong Kong in the first quarter - the lowest level in four years - down from 43 per cent in the third quarter of last year, before cooling measures were announced, according to real estate company Centaline Property Agency.
Hong Kong, where property prices are among the most expensive in the world, has imposed a series of tightening steps since October, including a 15 per cent tax on foreigners that many industry watchers believe was targeted at mainland buyers.
“Mainland Chinese have lost the ticket to buy properties in Hong Kong, now that tightening measures are in force,” said David Hui, overseas sales director at Centaline. “If they want to invest in property, they now need to go overseas.”
The flight abroad has taken them increasingly to Britain and the United States, where Chinese rank alongside Canadians as the fastest-growing group of buyers, data from the US National Association of Realtors shows.
In London, overseas buyers accounted for 2.2 billion pounds (HK$26.3 billion) worth of new-build property last year, up from 1.8 billion pounds (HK$21.5 billion) in 2011, according to estate agent Knight Frank. Buyers from greater China are among the top three.
The search for homes has accelerated, with Hong Kong’s overseas property transactions jumping nearly 50 per cent in May from a year earlier - of which mainland Chinese made up a fifth of sales, according to two property agents in the city.
More than 40 offshore projects are on offer in Hong Kong this month, most with price tags below HK$7 million, with lawyers and bank representatives on hand for quick sales.
Cherrin Lo, director of international residential sales at property consultant Savills, said she expected the number of overseas projects on show in Hong Kong this year to jump 30 to 50 per cent from a year earlier.
Another popular choice is Vancouver, where about 25 per cent of the city’s more than 600,000 residents speak Chinese as a first language. Sun Hung Kai Properties, Hong Kong’s largest developer, sold almost 90 per cent of units on offer in Hong Kong for its River Green project in the Canadian city suburb of Richmond, B.C. within a month when it debuted last month.
About half of those sales went to Chinese buyers, according to Centaline Property Agency.
With a significant drop in mainland Chinese buyers, Hong Kong developers have shifted their focus back to local end-users, with some cutting prices to lure buyers.
In May, the number of Hong Kong property transactions stood at its second lowest in 16 months, up 20.5 per cent, according to Centaline Property Agency.
Analysts expect the city’s developers, including Cheung Kong (Holdings), controlled by the city’s richest man Li Ka-shing, to cut the premium - the difference between new launches and second-hand homes - of new projects by 15 to 20 per cent this year to attract local buyers.
“The local market is our new focus,” said Billy Chan, an agent at Hong Kong Property Services. He has sold just one residential unit this year - to a local buyer - compared with 10 last year, half of which went to mainland Chinese buyers. “We don’t have much opportunity from Chinese buyers now,” Chan said.
-- 2013 June 25 SOUTH CHINA MORNING POST
RECORD SETTING RENTAL
Opus, the new 12 storey Swire properties development on Stubbs road in the Mid-Levels achieved an unusually high monthly rental of HK $724,000 - rented to the British Cousul General -- 2013 July 3 SOUTH CHINA MORNING POST
RETAIL IN HONG KONG
McDonald's in Russell Street in Causeway Bay is cashing in its chips after another retailer agreed to pay triple the rent. Photo: May Tse
McDonald's loses prime slot in Causeway Bay to Sa Sa make-up chain
The Big Mac has been priced out of Hong Kong's most exclusive shopping strip to make way for yet another retailer eyeing the wallets of cashed-up mainlanders.
Despite McDonald's being the world's largest chain of hamburger restaurants, it still could not afford the rents in Causeway Bay's Russell Street, and has been forced to move out.
Operated by McDonald's Corp, the restaurant opened on the first floor of 8 Russell Street in 2006.
Executive director of the landlord, Emperor International, said the 6,000 square feet shop had been leased to Sa Sa International Holdings for HK$1.58 million a month. Sa Sa will move out in October.
The rent is more than three times higher than the existing monthly rent of HK$500,000 paid by McDonald's, which signed a lease two years ago.
Director of retail services at CBRE, said: "Retailers such as luxury watch and jewellery stores who are targeting mainland shoppers are eager to move into the street, as it has become the most famous shopping street to mainland tourists. [Luxury retailers] are willing and able to pay rent of HK$1.6 million for a shop in the street. Other retailers are able to afford a monthly rent of only up to HK$900,000, so it is inevitable that other non-luxury goods tenants have to move out."
Lin said retail rents in Russell Street have jumped sevenfold since the Individual Visit Scheme, allowing mainlanders to visit the city, was launched in 2003. By last year, the average rent of street-level shops on the street surpassed Fifth Avenue in New York, making it the most expensive shopping street in the world, according to Cushman & Wakefield.
Fifteen of the 28 stores on the street are sellers of luxury watches and jewellery. Including retailers of cosmetics, a money exchange, high-end fashion and luxury accessories, there are 24 stores targeting mainland shoppers. Only four shops do not rely on mainland tourists.
Lai Wing-to, a veteran property investor who owned a shop in Russell Street, said: "The retailers open these shops as a way of advertising their brands, and they are also able to generate profit. In the last few years, it has been common to see mainlanders buying dozens of watches."
Lin said the non-luxury retailers who are not reliant on mainlanders may generate only moderate profit and may have difficulty affording expensive rents.
McDonald's is an example. A Big Mac meal cost HK$21. Even if McDonald's paid no other operating expenses, it would have to sell one Big Mac meal every 35 seconds every 24 hours to pay a monthly rent of HK$1.58 million.
Beijing's anti-corruption campaign and the economic slowdown on the mainland have meant that local sales of luxury goods have decreased significantly since early this year. But retail rents are expected to stay firm in the short term.
Cheung said there were hundred of international brands in the world and many of them were interested in expanding in Hong Kong. "But the growth in the rent will slow," he said. "We won't see a 20 per cent growth a year as we saw over the last few years. It will be flat, as rents have increased a lot over the last four years."
Lin said: "Even if the overall retail rents turn flat or fall, the rents in Russell Street would be the last to suffer."
Hong Kong has a well-earned reputation as Asia’s shopping capital and the continent’s most vibrant real estate market, but there are creeping anxieties that mainland China’s flagging economy could impact on the territory’s fortunes.
There are no signs of a slowdown when it comes to retail rents.
In recent weeks, the McDonald’s restaurant on Russell Street, the most expensive shopping street in Hong Kong, was forced to close after its rent trebled to HK$1.58 million (€154,000) a month.
The South China Morning Post newspaper ran a story harking back to when the US chain opened its first Hong Kong outlet – just around the corner from Russell Street, in Paterson Street, back in 1975.
The rent back then was HK$64,500 (€6,280) per month on a 3,000 sq ft ground-floor space next to the Japanese department store Matsuzakaya, which is less than a small apartment in Mid-Levels would set you back now.
The newspaper quoted an estimate by a senior director of retail services at property consultant CBRE, which reckoned a similar space today in the Hang Lung Centre would cost as much as HK$3 million (€292,000) per month, or the equivalent of 156,250 Big Macs.
The McDonald’s on Russell Street is being taken over by the cosmetics chain Sa Sa, which will pay will pay HK$263 (€25.61) per square foot in rent on the 6,000sq ft space.
The Sa Sa chain sells cut-price cosmetics and is a huge hit with mainland Chinese shoppers. During a visit to a Sa Sa last week, the scented air was full of the Mandarin Chinese spoken by northern Chinese, with only the merest whiff of Cantonese, the dialect of Chinese spoken in Hong Kong.
All of the salespeople were able to speak fluent Mandarin, much more so than English.
While it is normal for fast-food businesses to be pushed out by high-end retailers who want to snap up top locations, it is “quite unhealthy in Hong Kong that the rental growth rate in prime retail streets is largely determined by the consumption pattern of mainland Chinese tourists, as Hong Kong residents don’t play any role here,” Mr Lin told the paper.
“No other cities in the world are like Hong Kong, where the high-street retail rent is affected by the consumption pattern or the number of tourists from a single country.”
Annual decline
Yearly rental costs are much higher in Hong Kong than in New York, and more than four times higher than in London, according to CBRE Research.
Still, the broader expectations are for retail rents to post their first annual decline since 2008 this year, as mainland Chinese shoppers spend less on luxury fashion and goods.
Prime street retail rents in Causeway Bay, home to the world’s most expensive shopping precinct, are expected to fall 4 per cent in 2013, a Hong Kong-based executive director for retail at Cushman & Wakefield, told a briefing.
Retail rents in the central business district are expected to fall 3.5 per cent, she said.
The Hang Seng property index of landlords and developers has fallen sharply in the last quarter.
Mainland China’s economy grew 7.5 per cent in the second quarter from a year earlier, slowing for a second straight period, and there is also a government clampdown on spending on luxury goods by officials.
There are plenty of fears about a property slump. Residential mortgage debt accounts for around 46 per cent of Hong Kong GDP.
Despite the gloom and the slowdown on the mainland, for the time being at least, Hong Kong’s retail sector is proving robust.
Total retail sales value rose 14.7 per cent year-on-year in June to HK$39.9 billion (€3.89 billion), as tourism continues and local consumers keep shopping.
For the first half of 2013, total retail sales climbed 15 per cent in value and 14.4 per cent in volume over the same period a year earlier.
But there were declines in some areas. The sales volume of motor vehicles and parts fell 14.8 per cent, followed by sales of electrical goods and photographic equipment, down 11.8 per cent, furniture and fixtures down 3.6 per cent, and food, alcohol and tobacco 2.8 per cent.
http://www.irishtimes.com/business/economy/world/hong-kong-retail-rents-starting-to-look-oversold-1.1485242
The Big Mac has been priced out of Hong Kong's most exclusive shopping strip to make way for yet another retailer eyeing the wallets of cashed-up mainlanders.
Despite McDonald's being the world's largest chain of hamburger restaurants, it still could not afford the rents in Causeway Bay's Russell Street, and has been forced to move out.
Operated by McDonald's Corp, the restaurant opened on the first floor of 8 Russell Street in 2006.
Executive director of the landlord, Emperor International, said the 6,000 square feet shop had been leased to Sa Sa International Holdings for HK$1.58 million a month. Sa Sa will move out in October.
The rent is more than three times higher than the existing monthly rent of HK$500,000 paid by McDonald's, which signed a lease two years ago.
Director of retail services at CBRE, said: "Retailers such as luxury watch and jewellery stores who are targeting mainland shoppers are eager to move into the street, as it has become the most famous shopping street to mainland tourists. [Luxury retailers] are willing and able to pay rent of HK$1.6 million for a shop in the street. Other retailers are able to afford a monthly rent of only up to HK$900,000, so it is inevitable that other non-luxury goods tenants have to move out."
Lin said retail rents in Russell Street have jumped sevenfold since the Individual Visit Scheme, allowing mainlanders to visit the city, was launched in 2003. By last year, the average rent of street-level shops on the street surpassed Fifth Avenue in New York, making it the most expensive shopping street in the world, according to Cushman & Wakefield.
Fifteen of the 28 stores on the street are sellers of luxury watches and jewellery. Including retailers of cosmetics, a money exchange, high-end fashion and luxury accessories, there are 24 stores targeting mainland shoppers. Only four shops do not rely on mainland tourists.
Lai Wing-to, a veteran property investor who owned a shop in Russell Street, said: "The retailers open these shops as a way of advertising their brands, and they are also able to generate profit. In the last few years, it has been common to see mainlanders buying dozens of watches."
Lin said the non-luxury retailers who are not reliant on mainlanders may generate only moderate profit and may have difficulty affording expensive rents.
McDonald's is an example. A Big Mac meal cost HK$21. Even if McDonald's paid no other operating expenses, it would have to sell one Big Mac meal every 35 seconds every 24 hours to pay a monthly rent of HK$1.58 million.
Beijing's anti-corruption campaign and the economic slowdown on the mainland have meant that local sales of luxury goods have decreased significantly since early this year. But retail rents are expected to stay firm in the short term.
Cheung said there were hundred of international brands in the world and many of them were interested in expanding in Hong Kong. "But the growth in the rent will slow," he said. "We won't see a 20 per cent growth a year as we saw over the last few years. It will be flat, as rents have increased a lot over the last four years."
Lin said: "Even if the overall retail rents turn flat or fall, the rents in Russell Street would be the last to suffer."
2013 ASIA FINANCE:
Cheung Kong Centre
Cheung Kong Centre owned by Hutchison Whampoa.
The Li Ka-shing Unity Trust owns 39.43 per cent of Cheung Kong, which in turn owns 52.45 per cent of Hutchison according to Bloomberg. So the trust has an indirect 20 per cent in this building
MANULIFE ACQUIRES AN OFFICE BUILDING IN HONG KONG
2013 Toronto-based financial services company Manulife (International) Limited has signed a sale-and-purchase agreement with Wheelock Properties Limited of Hong Kong to acquire the West Tower in the Kowloon East area of Hong Kong for CAD$588 million, marking the largest single office tower purchase in Kowloon. Wheelock is expected to complete construction of the property by the end of 2015. The 21-storey tower, with a total of approximately 512,000 square feet, will serve as the headquarters for Manulife's Hong Kong operations.
Socialite sells her haunted house after slashing price
The haunted home at Broadview Villa in Happy Valley owned by the Queen of Timepieces Christie Wo Man-shan has been sold after the price was cut.
Socialite Wo, founder of the watchseller Charmonde Luxury, managed to offload her 2,853-square-foot unit on Broadview Road only after cutting the price by about HK$5 million to HK$60 million.
That is 40percent lower than similar- sized units at the development.
The transaction will provide cash for Wo, who has failed to pay nine months' rent for a shop at No9 On Lan Street in Causeway Bay. The owner of the shop has filed a lawsuit.
Wo earlier raised the asking price for the flat to HK$65 million from HK$58 million last November after a buyer forfeited a deposit.
The apartment became a haunted home seven years back when Wo's mum jumped from the building at No20 Broadwood Road.
Meanwhile, another haunted home at the Caribbean Coast in Tung Chung was sold for HK$5.87 million yesterday - 25percent below the market price. - 2013 July 22, 2013
ARTS
National Arts Centre Orchestra to tour China and Hong Kong in fall
Canada's National Arts Centre Orchestra (NAC), led by Music Director Pinchas Zukerman, will tour China and Hong Kong for the first time in its 43-year history from October 4-20, 2013.The orchestra will travel to seven cities including: Hong Kong, Guangzhou, Chongqing, Fuling, Tianjin, Beijing, and Shanghai, and perform eight major concerts with more than 80 education and outreach activities and five international broadband videoconference events linking young musicians in Canada and China.
A key tour highlight will be the opening concert in Hong Kong, which will bring two great orchestras, the NAC and the Hong Kong Sinfonietta, with more than 130 musicians together for the first time.
Information summarized from: National Arts Centre Press Release
A key tour highlight will be the opening concert in Hong Kong, which will bring two great orchestras, the NAC and the Hong Kong Sinfonietta, with more than 130 musicians together for the first time.
Information summarized from: National Arts Centre Press Release
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