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Iconic Far East Shopping Centre in Orchard Road listed for S$928m collective sale

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SINGAPORE: The Far East Shopping Centre, strategically located on Orchard Road, has been placed on the collective sale market with a guide price of S$928 million, announced CBRE, a leading real estate services and investment firm, on Monday (24 July).

The 36,014 square feet site is situated at the bustling junction of Orchard Road and Angullia Park and enjoys a dual road frontage of approximately 130m.

The site, on a 999-year lease since 1871, is zoned for commercial use and currently accommodates parking spaces, retail outlets, and office spaces.

According to Far East Organization’s website, the existing building comprises a two-storey basement for car parks, a five-storey podium for retail outlets, and a 10-storey block for offices. It is in proximity to the Orchard Road MRT station, making it an easily accessible commercial hub.

The site’s unique characteristics, coupled with an allowable gross plot ratio of 4.9 under the 2019 Master Plan and a verified existing gross floor area (GFA) of approximately 242,145 square feet, make it an attractive investment. The current GFA corresponds to a plot ratio of 6.72, with potential for increased development.

The Far East Shopping Centre site has been identified as a potential candidate for the Urban Redevelopment Authority’s Strategic Development Incentive (SDI) scheme, which encourages redevelopment of older structures to invigorate the Orchard Road area. If approved under the SDI scheme, the owner(s) could enjoy a gross floor area increase of up to 20%.

If awarded the SDI, the maximum buildable GFA for the Far East Shopping Centre can potentially increase to approximately 290,574 square feet, equivalent to a plot ratio of 8.06. This factor significantly adds to the site’s redevelopment appeal.

Michael Tay, head of Singapore capital markets at CBRE, highlighted the strategic position of the Far East Shopping Centre. “This site is the only commercial location currently available for sale along Orchard Road,” he said. Mr. Tay expressed confidence in the appeal to both local and foreign developers, with the possibility to create an iconic mixed-use development at Singapore’s most prominent street.

The incoming buyer also has the opportunity to implement direct underground pedestrian links from existing MRT stations, enhancing the site’s accessibility and foot traffic. Additionally, the SDI scheme offers the possibility to explore different land use combinations, such as retail, hotel, office, and lifestyle uses.

The guide price of S$928 million is based on the potential maximum buildable GFA under the SDI scheme, calculated at S$3,421 per square foot per plot ratio, inclusive of the Land Betterment Charge. As the site is zoned for commercial use, the successful bidder is exempted from paying any additional buyer’s stamp duty (ABSD).

The SDI scheme also requires the incoming buyer to collaborate on a joint integrated redevelopment with adjacent sites. Far East Shopping Centre is strategically situated next to Voco Orchard Hotel, Liat Towers, and the famed Shashlik Restaurant, known for its unique Russian cuisine with a Hainanese twist.

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Taiwan’s FSC rejects CTBC Financial’s bid to acquire Shin Kong Financial, favoring Taishin’s merger plans

Taiwan’s Financial Supervisory Commission rejected CTBC Financial’s tender offer to acquire Shin Kong Financial, raising concerns about its plan, while Taishin Financial moves closer to a merger with Shin Kong. Both companies have scheduled shareholder meetings for 9 October.

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On 16 September 2024, Taiwan’s Financial Supervisory Commission (FSC) rejected an application from CTBC Financial Holding Co. to launch a tender offer for Shin Kong Financial Holding Co., potentially clearing the path for Taishin Financial Holding Co. to proceed with its proposed merger with Shin Kong Financial.

Jean Chiu, vice chairperson of the FSC, stated at a press conference that CTBC Financial failed to provide a comprehensive implementation plan for the acquisition. CTBC had proposed acquiring between 10% and 51% of Shin Kong Financial’s shares initially, with plans to later fully integrate the company.

However, the FSC raised concerns over CTBC’s lack of detailed provisions on how it would manage various potential outcomes, particularly if it failed to secure full control of Shin Kong.

Additionally, the FSC highlighted gaps in CTBC’s understanding of the financial health of Shin Kong’s life insurance subsidiary, as well as a lack of firm commitments regarding raising the capital size of this subsidiary.

This uncertainty, combined with the method of payment proposed by CTBC—using a mix of cash and its own stock—raised concerns that the tender offer could negatively affect shareholders due to potential fluctuations in CTBC’s stock price during the transaction process.

CTBC’s proposal, announced on 20 August, included an offer of NT$4.09 (US$0.13) per share in cash and an exchange of 0.3132 CTBC shares for each Shin Kong share, amounting to NT$14.55 (US$0.46) per share. This bid was labeled by Taishin Financial as a hostile takeover attempt, as Shin Kong Financial’s board had not approved the offer.

In response, Taishin Financial, which has been vying for Shin Kong through a merger, revised its stock swap offer on 11 September.

The new offer included 0.672 Taishin shares plus 0.175 preferred shares for each Shin Kong share, translating to NT$14.18 per share—closer to CTBC’s offer. Taishin had earlier disclosed on 22 August its original plan to offer 0.6022 shares of its stock per Shin Kong share, which amounted to NT$11.32 (US$0.36).

Chiu emphasized that tender offers based on stock payments are rare in Taiwan, with only six cases since the 2002 revision of tender offer regulations.

She referenced Fubon Financial Holding’s acquisition of Jih Sun Financial in 2023, where cash was used instead of shares, to highlight how tender offers have traditionally been handled in the local market.

Chiu concluded by stating that although Taiwan’s financial market operates on free-market principles, takeovers should avoid disrupting market order and respect corporate stability.

Taishin Financial and Shin Kong Financial are set to hold a special general meeting on 9 October to secure shareholder approval for their merger plan, which will then require the FSC’s endorsement.

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Times Bookstores to close after nearly four decades in Singapore

Times Bookstores will cease operations in Singapore after nearly four decades, with its final outlet at Cold Storage Jelita closing on 22 September 2024. The closure is seen as being attributed to high rents, low sales, and rising operational costs, reflecting challenges faced by physical bookstores in Singapore.

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Times Bookstores will end its operations in Singapore after nearly 40 years, as its last remaining outlet at Cold Storage Jelita on Holland Road is set to close on 22 September 2024.

In a farewell statement posted on Instagram on 16 September, the English book retailer, established in 1978, invited customers to visit the store one final time. “Our happily ever after has finally come,” the post read. “It is with both a heavy heart and a sense of fulfilment that we announce the closure of Times Bookstores.”

The closure of Times Bookstores has been anticipated for several years. The company, owned by regional consumer group Fraser and Neave Limited, closed its branches in Plaza Singapura and Waterway Point in February 2024.

The shutdowns triggered a discussion in Singapore’s literary community about how to better support bookstores.

Struggles Facing Book Retailers

Times Bookstores has been affected by increasing rent, low sales, and rising operational costs. The Covid-19 pandemic exacerbated its challenges, with the business quietly closing outlets at Marina Square and Paragon in 2021.

A key warning came in 2019 when the retailer closed its 8,000 sq ft Centrepoint branch, once one of Singapore’s largest bookstores.

These closures reflect a broader struggle for physical bookstores in Singapore. Rising rent, higher goods and services taxes (GST), and increasing printing costs have driven book prices up, making it difficult for traditional retailers to compete.

Popular bookstore also shut its Marine Parade outlet on 18 June 2023, citing similar reasons, while Books Kinokuniya closed its JEM branch on 9 May 2022 due to slow sales and rental costs.

Future of Singapore’s Bookstores

Following the closure of Times, few large bookstore chains remain in Singapore. Books Kinokuniya, the largest bookstore in Singapore, continues to operate its flagship store at Takashimaya Shopping Centre.

According to a spokesperson from Toshin Development Singapore, cited by the Straits Times, Kinokuniya remains a key tenant, though no specific renewal dates were disclosed. The spokesperson added that Kinokuniya continues to engage with the landlord regularly to appeal to patrons and remain in trend.

Although Times Bookstores will no longer have physical stores in Singapore, its book distribution business, which supplies books from international and local publishers to other retailers, continues to operate.

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