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Chinese investors drive spike in Singapore’s conservation shophouse transaction, prices surpass $7,000 psf

During an interview with EdgeProp.sg, Loyalle Chin, the director of PropNex ShophouseHuat and associate group division director of PropNex Realty, observed that “a fresh wave of overseas investors, including those from China”, who are driving up prices for commercial shophouses in Singapore’s CBD.

In early April, a 999-year leasehold, two-storey intermediate conservation shophouse along Amoy Street was sold for $21.8 million, which is $3.112 million (16.65%) higher than its last sale in November 2022.

The buyer, NC Properties, is said to be linked to Hong Kong’s New Century Group and has invested in conservation shophouses in the Telok Ayer and Circular Road neighbourhood.

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SINGAPORE — There has been indicator that suggest the obvious signs of the influx of the influx of ultra-wealthy families from overseas, particularly from China to Singapore.

Despite Singapore’s Ministry of Home Affairs (MHA) denied claims on the city state is set to attract nearly 3,500 high-net-worth individuals (HNWIs) with a net worth exceeding US$1 million to become citizens this year, local economy has since feel the impact of the influx of these HNWIs, such as the rising demand and property values.

For examples, the price of golf memberships for expats at the exclusive Sentosa Golf Club surged last year to S$840,000 as more Chinese join.

Singapore’s real estate market has defied a global slump as newcomers snap up luxury condos, driving prices higher for 12 straight quarters.

According to EdgeProp.sg, these wealthy Chinese buyers even eyeing on conservation shophouse in the CBD and Chinatown, driving the transaction spiked above $7,000 psf.

The Urban Redevelopment Authority (URA) has only accorded approximately 6,500 shophouses in Singapore with conservation status, making this class of property extremely rare.

Shophouses are only granted “conservation status” if they possess distinctive architectural features which are of historical and cultural significance.

Local property agent observed a recent surge in overseas investors

During an interview with EdgeProp.sg, Loyalle Chin, the director of PropNex ShophouseHuat and associate group division director of PropNex Realty, observed that “a fresh wave of overseas investors, including those from China”, who are driving up prices for commercial shophouses in Singapore’s CBD.

In early April, a 999-year leasehold, two-storey intermediate conservation shophouse along Amoy Street was sold for $21.8 million, which is $3.112 million (16.65%) higher than its last sale in November 2022.

The buyer, NC Properties, is said to be linked to Hong Kong’s New Century Group and has invested in conservation shophouses in the Telok Ayer and Circular Road neighbourhood.

The article also mentioned other shophouses in the CBD and Chinatown that have sold for prices above $7,000 psf.

For instance, Liberty House, a five-storey commercial building on a 999-year leasehold site of 7,180 sq ft with a gross floor area of 28,876 sq ft, was sold for $92.2 million.

The buyer is Union Property Holding, whose owner is Zhang Nie, the former Singapore head of Chinese oil trader Unipec. The price reflects $3,193 psf.

Chinese nationals turning to commercial shophouses that have licenses for nightclub use

Loyalle Chin told EdgeProp.sg that some Chinese nationals who had rented Good Class Bungalows (GCB) in prime districts or bungalows at Sentosa Cove in the last two years, intended to turn their homes into party houses, which is not allowed in private residential neighbourhoods.

Consequently, they are now turning to commercial shophouses that have licenses for nightclub use from the Urban Redevelopment Authority and public entertainment licenses from the Singapore Police Force, allowing them to open until 3 am.

Chin added, “It allows them to hold live shows, entertain friends and even open the venue to the public.”

Bugis Point, a six-storey commercial shophouse with a total floor area of 19,902 sq ft and a 999-year leasehold on a 2,784 sq ft site, was put up for sale by expression of interest, which closed on April 18.

Loyalle Chin stated that the building has an indicative price of $92 million, or approximately $4,623 psf on the floor area.

Bugis Point is fully leased, and tenants hold public entertainment licenses that allow them to operate until 3 am.

Chin added that Bugis Point has seen “multiple interested parties and received several offers”, most of the interested parties are said to be Chinese.

Singaporean politicians asked the government for more details on whether the surge in wealth will affect the income gap

Over the past seven months, politicians from the opposition parties and even the ruling People’s Action Party have asked the government for more details on whether the surge in wealth will affect the income gap, what rich immigrants have been investing in locally, and what impact Chinese non-residents have had on property prices and rents.

According to a report by Bloomberg, despite spending lavishly on mansions, luxury cars, and golf club memberships, few meetings with Chinese tycoons have resulted in business beyond basic custodian deals, according to hedge funds, banks, and private equity firms.

Family office assets at Singapore’s banks are on the rise, but money managers say little of that cash is being invested in funds or private equity firms that would generate the hefty fees needed to create a flood of jobs.

Finance executives quoted by Bloomberg cite two main reasons for the reluctance: the tiny capital markets in Singapore and Southeast Asia, and the time needed for tycoons to feel comfortable with advisers they barely know.

The Monetary Authority of Singapore estimated there were about 700 family offices at the end of 2021. Industry experts say the current estimate is more like 1,400, with mainland Chinese the biggest drivers of growth.

The backlog alone of single-family offices applying for tax incentives and pending approvals is around 200, according to Senior Minister Tharman Shanmugaratnam in response to a question filed by Workers’ Party Louis Chua in March.

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Economics

Thailand’s household debt reaches record high amid slow economic growth

Thailand’s household debt has surged to a record 606,378 baht per household, driven by slow economic growth and high living costs. A UTCC survey found 71.6% of households struggle to meet repayments. The government is working on measures to alleviate the burden.

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Thailand’s household debt has soared to a record high, with many citizens struggling to manage loan repayments due to weak economic growth, declining incomes, and rising living costs, according to a recent survey.

The study, conducted by the University of the Thai Chamber of Commerce (UTCC) in early September, revealed an average household debt of 606,378 baht (S$23,600), marking an 8.4% increase from the previous year. This is the highest level of household debt recorded since the survey began in 2009.

The survey highlighted that 69.9% of this debt is attributed to formal lending, a decrease from 80.2% last year, while informal lending has risen to 30%. This shift is largely due to many individuals reaching their borrowing limits from formal financial institutions, forcing them to seek credit from informal sources such as loan sharks.

The study also noted that a significant number of households are facing difficulties meeting their financial obligations, with monthly debt payments averaging 18,787 baht, up from 16,742 baht the previous year. The delinquency rate stands at 71.6%.

The growing household debt is placing pressure on Thailand’s economy, the second largest in Southeast Asia, which is already grappling with high borrowing costs and sluggish exports amid a slow recovery in China, its main trading partner.

Both the government and the Bank of Thailand have raised concerns over the country’s total household debt, which reached 16.4 trillion baht, or 90.8% of gross domestic product (GDP), at the end of March 2024—one of the highest levels in Asia. The central bank has introduced measures aimed at reducing this ratio to 89% by next year.

For comparison, International Monetary Fund (IMF) data from 2022 shows household debt as a percentage of GDP at 67% in Malaysia and 48.6% in Singapore.

The UTCC survey, which polled 1,300 respondents from 1-7 September, found that the majority had experienced challenges repaying debt over the past year and expected to continue facing difficulties in the coming year.

UTCC President Thanavath Phonvichai expressed concern over the long-standing debt problem, stating that household debt is primarily incurred for daily expenses, housing, vehicles, and business operations, and does not necessarily undermine the overall economy. He added that the situation would improve once the domestic economy returns to strong growth.

In response to the debt crisis, the Federation of Thai Industries has reduced its 2024 target for domestic vehicle sales by 200,000 units to 550,000, citing high household debt and stricter lending conditions as key factors reducing demand.

Finance Minister Pichai Chunhavajira emphasized the urgency of addressing household debt and urged the Bank of Thailand to provide more support to retail borrowers. He also mentioned plans to engage with banks to explore further assistance measures for debtors.

Thailand’s newly appointed Prime Minister, Paetongtarn Shinawatra, has pledged to stimulate the economy immediately.

On Monday, the government announced plans to distribute 145 billion baht to state welfare cardholders starting next week.

This is part of a broader “digital wallet” program aimed at providing financial relief to up to 50 million people, although it now appears much of the support will be disbursed in cash.

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AFP

Top rice supplier India bans some exports

India, the world’s largest rice exporter, bans non-basmati white rice exports to ensure domestic availability and tackle rising prices amid global food crises, potentially impacting rice-dependent nations.

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MUMBAI, INDIA —  The world’s biggest rice exporter India has banned some overseas sales of the grain “with immediate effect”, the government said, in a move that could drive international prices even higher.

Rice is a major world food staple and prices on international markets have soared to decade highs as the world grappled with the Covid pandemic, the war in Ukraine and the impact of the El Nino weather phenomenon on production levels.

India would ban exports of non-basmati white rice — which accounts for around a quarter of its total — the consumer affairs and food ministry said.

The move would “ensure adequate availability” and “allay the rise in prices in the domestic market”, it said in a statement late Thursday.

India accounts for more than 40 percent of all global rice shipments, so the decision could “risk exacerbating food insecurity in countries highly dependent on rice imports”, data analytics firm Gro Intelligence said in a note.

Countries expected to be hit by the ban include African nations, Turkey, Syria, and Pakistan — all of them already struggling with high food-price inflation — the firm added.

Global demand saw Indian exports of non-basmati white rice jump 35 percent year-on-year in the second quarter, the ministry said.

The increase came even after the government banned broken rice shipments and imposed a 20 percent export tax on white rice in September.

India exported 10.3 million tonnes of non-basmati white rice last year and Rabobank senior analyst Oscar Tjakra said alternative suppliers did not have spare capacity to fill the gap.

“Typically the major exporters are Thailand, Vietnam, and to some extent Pakistan and the US,” he told AFP. “They won’t have enough supply of rice to replace these.”

Moscow’s cancellation of the Black Sea grain deal that protected Ukrainian exports has already led to wheat prices creeping up, he pointed out.

“Obviously this will add to inflation around the world because rice can be used as a substitute for wheat.”

Rice prices in India rose 14-15 per cent in the year to March and the government “clearly viewed these as red lines from a domestic food security and inflation point of view”, rating agency Crisil’s research director Pushan Sharma said in a note.

India had already curbed exports of wheat and sugar last year to rein in prices.

— AFP

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