Monday, March 31, 2014

New Capital Gains Tax Regime for Overseas Investors in UK Property

Chancellor Osborne had announced in his Autumn Statement in Oct 2013 that there will be a capital gains tax on non-resident landlords, from 1st April 2015. This move was expected, as it was unfair that resident landlords were already subjected to capital gains taxes.


The UK Tax Authority has just published a consultation document, the link is here.
https://www.gov.uk/government/consultations/implementing-a-capital-gains-tax-charge-on-non-residents

Scope of Tax - Future gains from 1 April 2015
The gains will be charged to tax from 1 April 2015 onwards. Page 3 clearly highlights this, read the 5th paragraph onwards. This is good news for existing property owners.

We are still reading and digesting the document.

Stay tuned.

Royal Wharf, Double Glazing Won't Block Out All Noise

I have shown in previous blog posts that the Royal Wharf site is situated very near the London City Airports.  

London City - More than 200 Flight Movements A Day
This Airport has more than 200 flight movements a day, on average. It has permission to operate up to 120,000 flight movements per year, currently it is operating about 70,000 flight movements a year.

Double Glazing
The issue to be addressed in this blog post is whether the double glazed windows as promised by the developer of Royal Wharf would be useful. Some agents I have talked to on the noise issue give me the impression that these windows will block out all noise, like magic.

What Can Double Glazing Do?
What exactly is double-glazing and what type of double glazing is being used? Another way to ask this question is as follows - how many decibels of noise can double-glazing cut? With these research questions in mind, we can start searching the Internet and/or asking experts.

Findings - Normal Double Glazing Reduce Noise by 20 Decibels
Here is what I found, and I stand corrected (since I am not an expert on double-glazing). Typically, double-glazing windows can only reduce the noise by 20 decibels, which isn't too bad. 

The best noise reduction results I have seen so far is what is called a laminated acoustic double glazing window which can reduce noise levels by up to 35 decibels. Source: www.double-glazing-info.com



Now, what type of double-glazing is the developer installing for the unit? It is not clear from the marketing collateral. What is very clear, however, is that double-glazing doesn't work like magic to cut out all the noise.
The next logical question to ask is this. How loud are the planes when they take off? 


See this video where a person measures the sound of a passing plane. It reaches a whopping 81 decibels. 




If your double-glazed windows can only block out 20 decibels of noise, it means that you still have 60 decibels coming in. 60 decibels is as loud as a normal conversation. You may think that sounds reasonable.

But think of it this way. Every time the plane takes off or land (200 movements a day), you have to hear somebody 'talking' to you, even though you don't want to hear that person. Bearable?

Don't forget, your double-glazed windows would help cut noise if and ONLY IF, they are shut. Wait a second, isn't that obvious? What's the big deal?

Royal Wharf Units have No Air-Conditioning
Do you know that the Royal Wharf units do not come with air-conditioning? Before you scream at the developer, cool down and realise that this is London, not Singapore. Only the very high-end UK properties and developments come with some type of heating plus air-conditioning system. The bulk of residential developments only have heating elements.

Ok, so what's the point?

Rely on Natural Ventilation
UK properties, even London properties, rely on fresh natural air for their day-to-day air circulation! People leave their windows open. They expect to be able to leave their windows open for the fresh air.

Now you see what I am driving at? People in London would like to leave their windows open. In summer, when it gets warmer, would you want to live in a flat that you can't open the windows lest 80+ decibels of aircraft noise overwhelms you?  Oh, whatever the case, do buy a fan for the summer. It may help the stuffiness. 

Anyway, Noise is to Be Expected in a City 
Well, London is a big city and not the countryside, therefore some level of noise is to be expected.  Given that the Royal Wharf development doesn't face a main road, one can expect little if any noise from traffic. Also, the London City Airport does have flight time restrictions, so you shouldn't be disturbed at night. 

Happy Investing!

Back to Royal Wharf Landing Page

No Proof That Early Grey Can Be As Good As Statins

Turns out that the report that Earl Grey tea may be "as good as statins" is untrue.

This was the article published by the UK Telegraph here.  In the study, scientists believed the key ingredient is bergamot, a fragrant Mediterranean citrus fruit.


Rebuttal by UK NHS
Well, the UK NHS has come out to say that there is no proof that Earl Grey can replace statins.  See the article here.  

The UK NHS has pointed out that the scientific results did not prove in any way that Earl Grey could be as good as statins.  Further, the UK NHS said that "The Daily Telegraph and the Mail Online reporting was potentially misleading and arguably irresponsible."

Oh well.  Back to my coffee then.

Anyway, enjoy your cuppa, whatever that may be!

Sunday, March 30, 2014

How & Why We Started Buying UK Property

It was 2008/09 when we seriously started thinking about investment in UK property.

At that time, we had two young children.  We were fairly stable in our careers. We had moved from a Condo to HDB flat.   After some years of living in a 99 year leasehold Condo, we realised that we didn't use the facilities very much and it wasn't very palatable to pay such high maintenance fees a month.

We decided to move closer to our parents and in-laws, so that it was easier for the child-care arrangements. Living near parents and/or in-laws is a great plus, especially if they help look after the young ones!  Hence, we sold off our Condo and moved to a HDB flat.

We started thinking hard with regard to our children's future education, as well as our retirement.  Money is hard to earn, but most easy to spend. Yes, we can be prudent and save & save.  However, what do you do with the savings?  Leaving them in a bank would earn paltry interest.   Therefore, you need a plan.

Original Plan - purchase Singapore Freehold Property
That seems to be the dream of many people right?  Buy some freehold property somewhere.  After all, freehold land was very limited.  Looked like Government would not allocate any more freehold land.  We could sell the HDB and upgrade.  So we looked, and looked and looked.

We didn't find anything affordable for us. 
We didn't find anything that was affordable.  And this was in 2008/9, when prices weren't as high as today (2014).  Not only that, we were worried that if we committed to a significant private property purchase, it would mean that both of us had to continue working.  Based on the financial calculations, much of our monthly income would be required to pay off the loan, i.e. feed the house.

Why Pay So Much to Feed the House? 
This concept of 'feeding the house' got us thinking really hard.  We already had a very comfortable place to stay (i.e. HDB flat).  Roof over our head was secured.  Monthly payments was very manageable.

If we 'upgraded' to a private property, what does this mean?  Wiping out our savings is one thing.  We will also be mortgaging our future income, to feed this house. It didn't sound very palatable to me.

UK, London Property Option Came Along
It was almost by chance.  There was an exhibition going on in Singapore.  That time, London Property was quite in the dumps.  It was not too long after the 2007 crisis and crash.  The wife did all the initial research, looking at the property's location and financial projections.  It looked bite-sized.

Financial Calculations 
The investment we first looked at was in Zone 2, right next to the Tube station.  A one-bed would cost about £250,000.  At that time, the SGD was 2.4 to the £.

The sums looked like this then.

We could get a 70% loan and the repayment was £850 per month, over 25 years.
We needed to cough up £75,000, which worked out to be SGD 180,000
There were also other costs like legal fees, stamp fees, furnishing etc.

Rental Income versus Loan Repayments
We did some research.  Upon completion (i.e. TOP in Singaporean terms), we expected to be able let out the unit for £250pw.  That would mean £13,000 gross a year.  Subtract 12% management & lettings fees, we have £11,440 per year.  Recall, the loan repayment was £850 per month, or £10,200 per year. There was still a £1K + buffer.

Property On Its Own 
Therefore, once we completed the property, with the rental stream coming in, we expected that the property would at worst be cash-flow neutral, i.e. the rental income should be able to pay-off the housing loan, more or less. Maybe we have to top-up a bit here and there, but it wasn't expected to be significant.

Furthermore, given the good location of the property, we hoped for capital appreciation over the long-term. We figured that as long as we had the holding power, this property should do ok.

Property Feeds Itself 
Doing such calculations was liberating.  Why?  Instead of us feeding the property we stay in, now it looked like we could invest in a property that could feed itself.  After we cough up the initial 30% payment, it would look after itself and 25 years down the road, we would have a property fully paid up.  As we were bullish on London, we felt quite sure that we wouldn't lose money, 25 years down the road.   And therefore, we jumped in and bought our first UK London property at Montreal House, Canada Water.

Fast Forward to 2014 
Looking back, we did not expect this property to do so well.  We would be happy with a steady 3% to 4% increase in capital price a year.  We have benefitted from the UK, London economy recovering (way to go Tories!) and also the chronic housing shortage.

Furthermore, the area we bought in has really matured and is in a much better shape today, compared to 2009.  Our weekly rental has gone up from the initial £250pw to more than £300pw.  This has made our investment cash-flow positive. Very happy to see the bank balance building up.  Capital value of this property have also gone up very quickly, thanks to the housing shortage.

This was how we started.  And through this, we realised the power of passive income.  We don't want to feed the property.  We want the property to feed us.

And there has been no looking back since.

Back to About Us page.

UK Property - Must You Complete After Exchanging Contracts?

Question – Must you complete on an off-plan property that you had exchanged contracts on? 

Good question. If you are buying an off-plan property in the UK, you will first be asked to pay a reservation fee (usually ranging between GBP 1000-5000) to book a unit. The developer and sales agent will then take this unit off the market.

You will be given a deadline to exchange contracts, during which at least 10% of the purchase price (less the reservation fee) will be paid through your solicitors.

Understand that unlike say Singapore, most of the payments towards a UK property occurs at completion. For our properties, the standard was 10% to exchange contracts, and then 90% at completion.   Sometimes, the developer may ask for another 10% say 12 months before scheduled completion.  Make sure you negotiate the payment schedule before you exchange contracts.

We have have seen nothing like what we have to pay in Singapore. By the time the off-plan property TOPs in Singapore, you would have already paid 70% to 80% of the sales price to the developer!

After you reserve your unit, you will have to appoint the solicitors who will handle the purchase for you, and work towards the exchange of contracts.

You can pull out after the reservation stage if you change your mind; whether you lose your reservation fee will depend on the developer and selling agent’s policies.

However, if you have second thoughts, this is the time to pull out, and not any later. Once contracts are exchanged, things become legally binding. You are contractually obligated to complete, unless you manage to do a sub-sale.

Sub-sale?
Yes.  Another term, is to flip the property before completion.  Take note, however, that this is not common in the UK, though in recent times it is becoming a bit more common.   I wouldn't bet on it.  Even if your plan is to flip the property, we would strongly recommend that you have the funds to complete the purchase.


Investment Risks
Bear in mind, your financial circumstances, economic conditions or even personal preferences may change while the property is being constructed. This is a risk you are bearing as an off-plan investor.

The unit may take any time between a few months to several years before the construction is completed.

Between the exchange of contracts and completion, you may or may not be required to make further payments, and the payment terms would have been clearly laid out in the contracts.

Further Payments
Some developers require further payments of 5% or 10% of purchase price a year after the exchange of contracts. Once the developer issues the notice of completion, you are legally obligated to see through completion.

If you are not able to complete for any reason, the developer may take legal actions against you. Please do all due diligence before you exchange contracts. A good solicitor will be able to advise you well.

What Happens If You Really Pull Out? 
Do not foolishly assume that you will only forfeit your 10% (or 20%) deposit.  If you do not complete, you have technically breached the contract and therefore the developer can sue you for damages.  The developer will surely win, in the event of such a lawsuit.

Is this fair?  Of course it is.  Think about it this way.  You put down 10% deposit for an off-plan property.  2 or 3 years later, if the property market tanks (e.g. prices drop by 30%), you may be better off walking away and not completing if all that you lose is 10%.  In such a scenario, when the market is bad and you did not complete, expect the developer to sue you and attempt to get the full price from you.

In reality, if the market has gone up, then it is likely that the developer will resell the unit quickly.  If successful, the developer can still sue you but the damages that the Court would award would likely be a lot less, because the actual damage suffered by the developer is much lower.  In fact, the developer could have made more money this way, if indeed he could sell at a higher price that what you had contracted with previously.

In all the advice we have read, you are strongly recommended to ensure that you have financing and you can complete on the property before you sign on the dotted line to exchange contracts.






Saturday, March 29, 2014

Tenants, UK Property

Tenants 

London is a global city and attracts talents from all around the world.  The same can't be said for the rest of UK, so we have not gone into UK property outside London.  Your tenant pool will be wider if you keep an open mind. You should however be mindful of protecting your own financial interests.

Significant Voids Not Expected
If your property is correctly priced, you should not experience significant voids. If your letting agent is not actively marketing your property, switch out. You can also list your property for let with multiple agents, though that will mean more coordination work for you.  This has been our experience for our London properties.  Not sure about UK properties, outside London.

Significant voids unlikely, as long as your price is right.
If you have multiple units, you have more bargaining power. Pick the arrangement that works best for you. In general, we give sole marketing rights to a single lettings agent only for a limited time, say one month.

Tenant's Deposit Must Be Protected
The most important thing about tenant deposits that you as a landlord of UK property must know and heed is that you are legally liable to ensure the deposit must be registered with an approved authority within 30 days of receiving it. There are strict penalties if you do not observe this.

This webpage explains it well. If the letting agent is registering the deposit for you, ensure that you have a copy of the registration certificate. We had a rogue letting agent who did not register the deposit properly and our tenant was in a position to take legal proceedings against us! UK property landlords, do not mess around with deposits! Thankfully, the deposit serves as a good protection and buffer for landlords, to recover damage costs and/or unpaid rent.

Some tenants are lovely.

What sort of tenants should you look for?

First, do familiarize yourself with UK legislation regarding the eviction of tenants. A non-paying tenant is every landlord’s nightmare, especially if you have to take steps to evict the tenant. As such, it is in your interest to ensure that the tenant is able to afford the flat financially.

Second, discuss with your lettings agent on the profile of the applicant. All the lettings agent we have used so far generally go by the rule of thumb that the rental should not exceed more than a third of the applicant’s monthly income. Thankfully, we have not had experienced a rental default thus far with individual lets.

Our tenants have all been regular salaried individuals, some of whom are working in the City of London. They value their tenant profiles and credit history and would not want to blemish their own records. They have also kept the apartments in good shape.

Should one then insist only on professional tenants? Our view is, perhaps not. There are many categories of tenants who are able to afford the rent, but for some reason or other, do not have employment records in the UK, and thus will not pass the traditional affordability checks.

Take for example, students, as well as professionals who have just moved over to the UK. They would make good tenants too, but as a way to mitigate your risks, you can negotiate to have rent paid upfront, or to request a copy of their bank statements as proof of funds.

Corporate Lets? 
How about corporate lets? One of our apartments has been let to three different companies to date. Corporate lets tend to be above market rental rates. However, there is huge disadvantage in that they tend not to be pay deposits, but have a letter of guarantee in lieu of a deposit. The letter of guarantee is pretty much useless if the company goes under.

Do research the company to ascertain if it is likely to make a good tenant. If your apartment is let to a big corporation like Barclays or Morgan Stanley, I think there is little cause for concern. However there are many other smaller companies looking to rent apartments as well.

Also, check the eviction clauses to see what recourses you have if the tenant defaults on payments. A lack of deposit does increase the risk for landlords – you will have to weigh out the potential benefits and costs vis-à-vis a private let. We have experienced a rental default by a serviced apartment company before and we had to evict the tenant. It was a costly exercise for both the letting agent and for us.

Back to our buying a newbuild page. 


UK Chancellor George Osborne's 2014 Budget Speech Salient Points

From an economic growth point of view, we think that the Tories do a much better job than Labour.  Alright, we are partisan.  We'd prefer the Tories running fiscal policy over Labour anytime.

Here are salient points from the Budget Speech.  The full speech is available here.

UK Chancellor George Osborne (i.e. UK's Minister for Finance)
Economic Growth Forecasts
2014 - 2.7%
2015 - 2.3%
2016 and 2017 - 2.6%

UK is growing faster than Germany, faster than Japan, faster than the US - in fact there is no major advanced economy in the world growing faster than Britain today.

Employment Forecasts 
Pace of net job creation under this government has been three times faster than in any other recovery on record.  1.3 million more people in work.  Latest figures show a staggering 24% fall in the claimant count in just one year, and the fastest fall in the youth claimant count since 1997.

Unemployment down from the 8% we inherited to just over 5%.


Fiscal Policy 
Taken difficult decisions.  Before we came to office, the deficit was 11%!  This year, they say it will be 6.6%.  Next year, 5.5% - down a half.  Then it will fall to 4.2%, 2.4% and reach 0.8% in 2017-18.

In 2018-19, they are forecasting no deficit at all - instead, at plus 0.2%, a small surplus.

Faster growth alone will not balance the books.  Securing Britain's economic future means there will have ot be more hard decisions; more cuts.

Britain was borrowing £157 bn a year before we came to office.  This year we expect to borrow £108 bn... In 2018-19, we won't be borrowing at all.  We will have a small surplus.

Debt is lower.  And the biggest single saving of all is £42bn reduction in interest payments we will have ot make on that debt.  Saving every family in the nation the equivalent of almost £2,000.


Money that was going to creditors around the world, now going to pay for the NHS and other public services.
---------------------------
Our Views 
UK is already viewed by many developed countries as a good example of a developed Western country that can get its finances under control.  Yet, look at its debt and deficits!  Unthinkable from a Singaporean viewpoint, but easy to happen.  Just vote in irresponsible Governments that spend and spend.

All that said, UK Government is making very hard but good decisions, to put UK back on the right track. We are bullish on the UK economy.   Hopefully, the Tories win the 2015 UK General Elections. 




Is UK Property Boom Causing Another Financial Crisis?

Lord Turner is the former head of the City regulator. He said that he is worried that economic recovery is built on same factors that led to financial crisis. See telegraph article here.

Lord Turner said he was "worried" that the UK was "developing a recovery which is simply returning to the very issues that led us to this problem in the first place.
Britain's property obsession has left the country at risk of another major financial shock, the former head of the City watchdog has warned. Lord Adair Turner, the ex-chairman of the Financial Services Authority (FSA), said mortgage and commercial property lending in advanced economies had played a "central role" in almost all financial crises and post-crisis recessions.

Much of the investment in the advanced world was now focused on real estate, he added. While he said this was an inevitable part of a modern economy, it also increased the risk of another boom and bust. "We have made it incredibly favourable to buy houses," Lord Turner told The Telegraph. "The supply issue is very important and we've got to increase the supply of housing because otherwise we are just piling up very strong incentives to buy housing, very strong incentives to borrow money to buy housing but against a fixed supply. "If you do that the only thing that can give is the price."

Lord Turner also said he was "worried" that the UK was "developing a recovery which is simply returning to the very issues that led us to this problem in the first place. "Even the Office for Budget Responsibility has said the only way we're going to get growth back in the next five years is for the [debt to income ratio] to go all the way back to 170pc again.

If in five years time debt has gone back up to 170pc, and if interest rates have returned to 3pc, 4pc or 5pc, then a lot of people are going to be struggling." Lord Turner said in a speech at Cass Business School on Wednesday night that targeted reforms to curb credit fuelled growth were needed to prevent a repeat of the 2008 financial crisis.

"The policies followed before the financial crisis failed to prevent it," he said. "In its wake major financial reforms have been introduced. These include higher capital and liquidity standards, more effective bank resolution procedures: measures to address risks in derivatives trading: and structural reforms such as ring fencing... While these reforms are valuable, they will be insufficient to ensure a more stable financial system and economy over the long term.

"We need to recognise and contain the potential for instability which [reliance on in real estate lending] unleashes," added Lord Turner. "Policies relating to the supply of new real estate, and to its taxation will likely prove as important to to financial and macroeconomic stability as reforms specifically focused on the financial system itself. "[Credit cannot be] constrained through the use of the interest rate lever alone."

--------------------------------------------
Some more views on this issue here:
http://www.cityam.com/debate/1395941773/lord-turner-right-uk-s-property-boom-risks-causing-another-financial-crisis
---------------------------------------------

Our views
We do not think that UK will be hit with another financial shock, at least not yet.  Under Chancellor Osborne of the Tory Government, the UK finances are making great improvements.  Read Osborne's full speech here. 

Growth has been revised upwards. Debt has come down significantly, though there is a long way to go.  UK Government has also adopted a very pro-business outlook.  In fact, their main Corporate Tax rate is going to be cut to just 21% from 1st April 2014, an extremely low rate for a developed OECD economy.  See UK HMRC website.

However, the views of Lord Turner should be considered carefully. There will be warning signs, if indeed the UK runs into another financial crisis.

This is why we say that investments, especially in overseas property like UK property, is a lot of hard work. Continue to spend time reading and analysing the macro-economic situation, otherwise you may be caught off-guard.

UK Property Market - Some graphs and charts

Here are some very telling charts taken from the BBC - http://www.bbc.com/news/business-24387237

Look at the UK housebuilding starts and completions per quarter, from 1978 till 2012.  Can you see that housebuilding completions have dipped from 1978 levels and stayed rather flat throughout 1980 to 2007, but from the credit crisis in 2007 onwards, there was a huge fall.

So, not many UK properties have been completed.  Is there enough property stock in the UK?  There is consensus that housebuilding in UK, especially London, is chronically short, i.e. huge under-supply.  From the 1970s till date, the population of UK has also increased, from about 56Mil in 1975 to 63Mil in 2012.


This chart on first-time buyer mortgages show the effects of the credit crisis and the credit market tightening from 2007.  The number of mortgages has certainly not recovered to 2007 levels.  Of course, you may think that 2007 was too much of a bubble.


Another chart on tenants versus owners.  Many tenants, and tenants-reduced price in the UK.


Conclusion
There is a lot of UK property data and charts from many credible sources all online.  Read them and consider whether there is a shortage of supply.  We have come to the conclusion that supply in the London market is really short, while demand is strong.  Therefore, we think that our investments are fundamentally sound, however, the caveat is that we purchase properties that we think will have widespread potential in the UK resale market, i.e. we want the comfort that we can easily sell our properties to locals.

This has guided our investment philosophy in the UK property market.  This is why we stay out of the very expensive and luxurious new-builds we are seeing now, especially in Central Zone 1 London.


How Crossrail is boosting buying activity in Woolwich, south-east London

Property: How Crossrail is boosting buying activity in Woolwich, south-east London Buyers are snapping up homes on the Crossrail route and Woolwich is one of the hot spots.

Take note: Woolwich Arsenal (Travelcard Zone 4)

Woolwich Arsenal
The arrival of Crossrail, which will stretch from Reading and Heathrow in the west to Shenfield and Abbey Wood in the east when it opens in 2018, is boosting house-buying activity along its route.

Research by estate agent Hampton’s International has found that one in ten London sales are now within a mile of a Crossrail station. And eyes are on Woolwich in particular: the south-east London district will benefit from some of the largest cuts in journey times.

Residents of SE18 will be able to get to Bond Street in just 21 minutes rather than the 36 minutes it takes now, and to Tottenham Court Road in 19 minutes rather than 37. Journeys to Heathrow will be practically halved to 47 minutes, which shaves 40 minutes off the current time.

This is proving very attractive to buyers, according to local agents. Felicity J Lord’s Mariel Roe says prices have risen by ten per cent since Christmas alone as supply struggles to keep up with demand – although she believes the increased interest is not entirely down to Crossrail.

‘Woolwich is attracting new business in its own right – it boasts the highest concentration of studio space for artists in Europe,’ she says. The town has long been perceived as one of the last affordable areas of London but is now set to become the ‘Shoreditch of the south’, Roe predicts.

As yet, there’s little evidence of a Shoreditch-style hipster invasion but the area is certainly on the up, thanks in part to the smart new developments that are transforming Woolwich’s grimier spots.

Berkeley Homes’s redevelopment of the Royal Arsenal site is one of the area’s longest-standing and biggest. When complete, in around ten years’ time, the scheme will hold 5,000 properties, with 450 new homes to be released this year. These include apartments in Cannon Square, right on top of the proposed Woolwich Crossrail station.

 Royal Arsenal Riverside prices have risen from £450 to £550 per square foot since last June. Kevin Lasitz and Jose Dias paid £485,000 for their three-bed apartment after being impressed by the development’s history. The ex-military site was established by Henry VIII and manufactured ammunitions during both World Wars. 

‘We were sold the moment we walked in,’ says Lasitz. ‘It has plenty of space and a wrap-around balcony with views of the Thames, Greenwich Heritage Centre and the Royal Artillery Museum from every floor-to-ceiling window. The opportunity to actually live in a brand new, state-of-the-art building that is nestled in a historic setting is, for us, magical.’

 The pair’s investment looks to be a smart move. Commercial property advisers CBRE predict Crossrail will add around 13 per cent to house prices along the line by 2018 but in Woolwich, where the average house price is £272,136, that increase is expected to reach 19 per cent. The area may traditionally have boasted some of London’s lowest property prices but that won’t be the case much longer, says investment specialist Stuart Law of Assetz.

‘Woolwich is beginning to draw in young professionals and families alike and is fast becoming a hot spot for investors,’ he adds

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Above article from Metro UK.

Video from Berkeley Homes

Prime Minister Lee Hsien Loong in London (Speech and Video)

Prime Minister Lee Hsien Loong, the current Prime Minister of Singapore, speaking in London.

 

Full Script (From PMO website)

My Lord Mayor Your Excellencies, my Lords, Ladies and Gentlemen

INTRODUCTION 

I thank Lord Mayor Woolf for her very kind words. I am deeply honoured and yet humbled. I would like to dedicate this award to the people of Singapore who have worked so hard to build our nation. Special credit must go to our Pioneer Generation, who dreamt of a far better Singapore when we became independent, and took us a long way along the journey there. This award also reflects the long and close friendship between London and Singapore and between our peoples. I am therefore happy that my colleagues and friends are here to share this occasion with me.

MEMORIES OF LONDON 

I first visited London in 1969. I was a teenager, and London seemed marvellous. It was the Swinging Sixties, and London was the capital of cool. Yet it was also a time of upheaval: Protests against the Vietnam War, student sit-ins, hippies and flower power. I had an enjoyable but sober time attending plays and concerts, exploring museums and art galleries, and spending hours browsing in the greatest bookshop in the world – Foyles.

Later I went to university not in London, but in Cambridge, then still in splendid isolation in the Fens. But I would visit London regularly, because my late first wife, Ming Yang, was then a medical student at the Middlesex Hospital. Hence London in the early 1970s held many happy memories for me.

But for Londoners and for Britain, those were difficult times. The British Empire was over, and Britain was adjusting to its new place in the world. Bitter union disputes afflicted the economy and disrupted lives. I especially remember the miners’ strikes, because the consequent blackouts caused me to attend supervisions (tutorials) in Cambridge by candlelight.

Global events were also affecting the British economy. One year (1973) I arrived at Heathrow Airport having spent the summer back home. I found a group of Arabs excitedly trying to find out what was happening in the Middle East. The Yom Kippur War had broken out. It led to the first OPEC Oil Shock which caused inflation and recession worldwide. This worsened England’s woes, and cast a pall over London for years.

But by the end of the decade the situation and mood improved. Margaret Thatcher became Prime Minister in 1979. Thatcher’s reforms were fiercely contested, but they fundamentally altered Britain’s economy and society.

Britain’s victory in the Falklands War in 1982 boosted national pride and restored belief to your people. That year my father Mr Lee Kuan Yew became an Honorary Freeman. In his speech, he spoke of his experiences of London since World War II, and challenged Britain to draw on the spirit of the Falklands War to rejuvenate and transform itself.

And so Britain did. In the decades that followed, Thatcher and her successors – from both parties – oversaw a steady revival in Britain’s fortunes. Britain outperformed many Continental economies, reversing the situation in 1960s and 1970s. Optimism returned, and Britain’s international standing rose.

RESURGENCE OF LONDON 

Even more than the rest of Britain, London did well, and emerged as one of the world’s great cities. It attracted talent and capital from many countries, and rejuvenated its urban and cultural landscape. London was cool again.

A big factor in London’s resurgence was financial services. London had long been a financial centre. But by the 1980s banking was changing. New technology, ingenious new approaches to risk, credit, and derivatives, and freer capital flows were transforming the business. London responded faster than most centres. It progressively deregulated and liberalised the industry, culminating in the Big Bang of 1986. Financial services took off, and became a major contributor to the British economy for the next two decades. The City of London became a cosmopolitan, vibrant centre of world finance and wealth.

These were decades when Singapore was developing rapidly. Asia was on the move, and we were lucky to catch the winds. We broadened our economic links beyond our old colonial connections, to attract investments from Europe, US and Japan, and develop new markets in these countries. We seized opportunities in China and India as they opened up to the world. We integrated more closely with our Southeast Asian neighbours in ASEAN.

At the same time, we continued to nurture and strengthen our historical friendship with Britain and London, which is stronger now than ever. British companies like Rolls-Royce and GSK have made major investments in Singapore, while more Singaporean companies are investing in the UK. Temasek Holdings has decided to site its European office in London, and will be opening it tomorrow. ComfortDelgro is operating buses and cabs in London, so now a Singaporean company has The Knowledge!

Our ties are not just about business. In May, Singapore will host a stage performance of one of Britain’s most important cultural exports – “Yes, Prime Minister”. Singaporeans now form one of the biggest foreign student contingents in Britain, despite our small population. Thousands of Singaporeans study, work and live in Britain, which is why we are holding our Singapore Day in Victoria Park this Saturday.

One trend we have tracked closely is London’s emergence as a global financial centre. Unlike London, Singapore has not always been a financial centre. But after independence, we studied how London had carved out a role for itself as a centre for offshore US dollar business, servicing Europe. So Singa-pore started the Asian dollar market to service Asian countries around us, emulating London’s Eurodollar market. That was how we became a financial centre.

By the late 1990s, this strategy was reaching its limits. It was time to take another step forward. Again London was our model. We felt that Singapore could be the “Lon-rich” (London + Zurich) of the East. Hence we liberalised our regulations, opened up our markets and accepted more risks, in a controlled way. But we were less experienced and established than London, and had less margin to recover from a major setback. Therefore we did not go as far as London did in letting go, which in hindsight was just as well.

I was then responsible for the Monetary Authority of Singapore. So I often visited London, to understand your thinking, study how your system worked, and explore how we could cooperate in financial services. I would visit not just the Square Mile, but also Canary Wharf, which had become a vibrant new centre. So when Singapore built the Marina Bay Financial Centre in our new downtown, we picked up many ideas from Canary Wharf, and thus fortunately avoided the early difficulties that Canary Wharf encountered.

A GLOBAL CITY

Today, London is not just a financial hub, but a global city for talent, innovation and culture. Each time I visit – most recently in 2009 – I feel the energy and verve of the city. Were Wordsworth to visit Westminster Bridge today, he would surely sense that all that mighty heart is not lying still, but pulsing powerfully*!

*Wordsworth, Composed upon Westminster Bridge, 3 September 1802.

London’s global standing is an enormous advantage both for itself and for the UK. But it also brings stresses and strains: Higher property prices, challenges in social integration, and the nagging worry that London no longer feels an English city.

Singapore too is striving to be a global city, offering a high-quality living and cultural environment at the crossroads of East and West. Like London, we too must manage the stresses and strains of being a global city. But unlike London, we have no larger country which is our hinterland. Our city is our country. Hence we must get the balance just right – between national identity and cosmopolitan openness, between free market competition and social solidarity.

London and Singapore are now both at a crossroads. In London, financial services have brought you a long way since the Big Bang. But as is wont to happen, a good thing went too far. After the Global Financial Crisis, you have spent six lean years putting things right. There has been much soul-searching about the future of the financial industry and the role and ethics of bankers. You must find a new operating model to remain a financial hub while avoiding the excesses of the past.

More broadly, to thrive London has to remain open, and continue welcoming talent, whether they are bankers or plumbers, whether they are from Europe or the rest of the world. For like all global cities, London depends on talent to stay ahead and to be globally competitive, and no lead is permanent.

Singapore too is making our way forward. We are pursuing economic growth based on productivity and innovation, in order to uplift our people’s lives. We are sparing no effort to educate Singaporeans, both the young and those already working. We are addressing growing social needs, while maintaining our drive and élan. The opportunities are all around us, as Asia continues to rise. We strive to stay cohesive and united as we continue pursuing excellence, so that we can stay up there with London and other top cities in the world.

CONCLUSION 

I am optimistic that London will grow from strength from strength with quintessential British resourcefulness and resolve. I am equally confident that we in Singapore will build a brighter future for ourselves and our children.

Singapore and London are two cities, perched off the shores of two continents, but connected by an intertwined history and many personal ties and friendships. As your youngest Freeman, I look forward to building on our close and longstanding friendship, so that this happy Tale of Two Cities will long endure.

Let me end this speech with a toast to the Lord Mayor and the City of London Corporation.

----------------------------------------------

Friday, March 28, 2014

Morello Tower, Croydon - Croydon Regeneration Scheme £1bn

Morello Tower, Croydon

This full page advert in the Straits Times appearing today.
1,2 and 3 Bedroom Apartments from £275,000.

Transport links:
1) 13 minutes from East Croydon to London Bridge Station.  Verified correct (London TFL)
2) 16 minutes from East Croydon to London Victoria Station. Verified correct.  (16 to 18 minutes)
3) 15 minutes from East Croydon to Gatwick Airport.  Advert didn't mention, but this is also an advantage.


Where is Croydon?
Croydon is a large town in South London, 15km south of Charing Cross.  It is in Travelcard Zone 5.

Croydon is of interest.  Transport links are not bad.  More importantly, there is huge re-generation going on here, up to the value of  £1billion.  The Croydon regeneration scheme is one of the most impressive regeneration efforts going on in Greater London in recent years.

Plans to construct a £1bn state-of-the-art retail and leisure development
The Mayor of London has given the green light for this ambitious plan.  According to the Press Release, the project will built a brand new 1.5 million square foot development - the third largest shopping centre in London.  There will be cinemas, a bowling alley and up to 600 new homes. The 75,000 sq m development will include a 54 storey residential tower, together with a hotel and offices.

The site sits within the Croydon Opportunity Area – one of 33 areas designated by the Mayor with significant capacity for new housing, commercial and other development. The Croydon Opportunity Area envisages the construction of 10,000 new homes and improvements to key parts of the local transport infrastructure, including East Croydon station. This will create 7,500 jobs 




Artists' impression on new Croydon scheme

Morello Tower, Croydon
 The 75,000 sq m development will include a 54 storey residential tower, together with a hotel and offices.
I found this advertising video interesting to watch. 


Google Maps - East Croydon

If you can spare time and money to fly to London to take a look, that is best.  However, a good alternative would be to spend some time, using Google Maps, to 'walk the ground'.  It is free.

The screenshot above shows you the East Croydon station.  I do not know the exact location of this development, but ask the sales agent to tell you exactly where the site is, so that you can assess for yourself whether it really is a 3 minute walk, or more.  The other transport links as advertised have been verified.

Convince yourself that the neighbourhood is ok.  You do not want to be caught off-guard, by say a big factory nearby, or even an Airport around the corner! (Think Royal Wharf...)

Verdict?
This project is interesting, and worth a second look.  While the project is in Zone 5, there is huge regeneration going on.  Compared to Central London, the investment quantum is much more bite-sized.

Any views and thoughts on this development and Croydon in general?  Do share with us on our community forum.

Important Disclaimer - . The views contained in this blog and blog post are entirely mine. We cannot be made responsible for any investment decisions you may, or may not, take. Nothing in this blog can be construed as professional investment advice, as we are NOT professional investors and we are ill qualified to give you any advice.  Read the blog at YOUR own risk

London Property Bank Loans - SGD $ or GBP £?

SGD or GBP Loan for a London Property?

Interesting question. When we first entered the London property market, the active lenders to Singaporean buyers were Lloyds TSB and RBS (Royal Bank of Scotland). There was no option of taking an SGD loan then.Both Lloyds and RBS banks have now stopped lending to buyers based in Asia, based on what we know.

Interest Rate and Arrangement Fee for UK Loans
The interest rate is a floating one that is pegged at a margin above the Bank of England’s base rate. Historically, the BOE base rate looks rather scary, but thankfully, the base rate of 0.5% has held since March 2009. It is also common that UK banks charge an arrangement fee upfront for the loan. We had to pay an arrangement fee of 1%. (ouch)

Singapore Banks
If your property is mortgaged, the interest rate has a significant bearing on the yield and investment proposition. From 2009, Singapore banks started to offer financing for London property, with the option of GBP or SGD loans. SGD loans tend to be pegged at a margin above SIBOR, whereas GBP loans by Singapore banks will be pegged at a margin above the cost of funds. Generally speaking, the interest on an SGD loan will work out to be 1-2% cheaper, and Singapore banks do not charge loan arrangement fees upfront. Our subsequent loans have all been SGD loans with Singapore banks.

How much can you borrow? 
At time of writing, it is 70% for properties that the bank would be willing to lend you on. You must be aware that different local banks have different practices.  Some only lend to Zone 1 & 2 properties.  Some will lend on properties further out, but at reduced LTV, say 60% or even 50%.  The policy will also change, as the market moves.  Therefore, make sure you check with your banker before committing to any purchase.


Getting Loan Approval Before Exchange of Contracts
We prefer to secure our loan approvals before we commit to the purchase, i.e. before we exchange contracts with the Developer.  In the UK, exchanging contracts is akin to signing the S&P agreement in Singapore.  You are now committed to complete the property purchase.  Exchange of contracts usually requires a 10% down-payment.

By securing the loan approval, we are assured that the bank has now committed to lend us the 70%, subject to valuation nearing completion.  Note that if you pull out after signing the contract with the bank, you will have to pay a fee, usually 1.5% or even 2% of the approved loan quantum.

Top Up During Completion
Exchange rate fluctuations will have an impact on foreign property investments. If you are taking an SGD loan, the approved loan quantum is denominated in Singapore dollars. You must be prepared to top up if the GBP strengthens between the time of the approval and completion date.  We got affected by this recently.

Example:
70% loan on a £500,000 property is £350,000.

At the point of the bank’s approval for the loan, if the exchange rate is SGD2.00 = £1.00, the approved loan quantum works out to SGD $700,000.

At completion, if exchange rate moves to SGD2.10 = £1.00, the approved loan quantum will only buy £333,333. You will have to ensure that you have sufficient monies for completion.  In this case, you have to top up £17,000 for completion.  (That is quite a lot of cash)

While your rental income will be paid in £, your monthly loan repayments to a Singapore bank will be made from a Singapore bank account. Before you decide on financing arrangements, do consider, amongst others, the bank’s terms and conditions, the charges you are expected to bear, the repayment modes, the lock in period and clauses relating to redemption.

Lock In Period
For example, if you are planning to flip or sell a property immediately upon completion, you may want to negotiate against a lock-in period. Do bear in mind that financing from Singapore banks are now subject to the TDSR rules, and the rental income from UK properties may not be factored in the income stream. Also, whether to take a £ or SGD loan will depend on your outlook on the currency market, and how you choose to hedge. Singaporean buyers who had their SGD loans disbursed last year have made a paper gain from the exchange rate alone.

Valuation Cost
Regardless which bank you go for, as a borrower, you will be have to bear the cost of the valuation survey. The cost depends on the valuation company that the bank engages; it also varies according to the purchase price of the property. So far, our purchases have been bite sized and the valuation costs we have incurred range from between £350 – £550.

During the financial crises of 2009, it was not uncommon that valuation prices did not match up to the purchase prices. Borrowers had to top up the difference. However, the London property market has moved since then, and we have not encountered any valuations which came in below our purchase price; Singapore banks have related the same. In fact, the most recent valuations for us have turned in figures that are higher.

However, do note that the property prices in London have shot up tremendously in the past 6 months.  We cannot tell whether valuations have kept up with the prices.  This is one area of risk you have to bear with off-plan properties because the valuation of the property is only done close to completion while you are committing years in advance to the purchase.



Thursday, March 27, 2014

Royal Wharf 1km from EU's Largest Sugar Refinery

The upcoming Royal Wharf development is near Silvertown, in the London Borough of Newham. According to wiki, Silvertown is an industrialized district on the north bank of the Thames. It was named after Samuel Winkworth Silver's former rubber factory which opened in 1852, and is now dominated by the Tate & Lyle sugar refinery and the John Knight ABP animal rendering plant.

Thanks to Google Maps, we have this beautiful view of the area. The Royal Wharf site is to the west of Barrier Point Road. You can see Pontoon Dock DLR. About 1km to the east of Barrier Point road, you see an industrial site in several shades of blue. That would be the largest sugar refinery in the EU.



I came across this article.
http://www.newhamrecorder.co.uk/news/big_read_tour_of_tate_lyle_in_royal_docks_as_ocean_vessel_arrives_with_34_000_tonnes_of_sugar_1_2321805

This refinery is very historic.  It has stood on the 45-acre site for more than 130 years.   Large ships dock there to unload raw sugar from across the world.

Here are some pictures. The refinery from across the river. Notice the fumes from the tall towers.

Inside the refinery.

Interesting.  Issue is this.  Is there a smell? 

Perhaps not from this sugar refinery.  But there is an animal waste factory nearby run by John Knights.  Now, this factory has given the local authority a lot of trouble these few years.  In fact, the local authority had to take this company to court three times, for polluting the environment with foul smells.  

Read the full article here - 

Animal waste factory hit with record fine

Happy Investing!

Wednesday, March 26, 2014

Riverdale House, Galliard Homes, Lewisham (Part 2)

So, what's the magic?

Regeneration.  You can find the pdf here.  In terms of other residential developments, there have been Silkworks and Silvermill (Berkeley Homes) as well as Renaissance (Barratt Homes).

One tip - some of the above developments that I mentioned have already completed.  If you are interested in this project, you may want to search the Internet for those developments.  See where they are located. Also, check out from websites like rightmove whether there are units for sale and look at the asking prices.


Yes, the place is "run-down" compared to the posh areas in London.  The issue is whether you expect this place to improve significantly in the medium term.

Had this place not been so run-down, the prices would be sky-high already right?

Something to think about, indeed.

Important Disclaimer - . The views contained in this blog and blog post are entirely mine. We cannot be made responsible for any investment decisions you may, or may not, take. Nothing in this blog can be construed as professional investment advice, as we are NOT professional investors and we are ill qualified to give you any advice.  Read the blog at YOUR own risk

Tuesday, March 25, 2014

Riverdale House, Galliard Homes, Lewisham

New launch by Galliard Homes. Located in the London Borough of Lewisham (Zone 2). Galliard is a very reputable UK home builder.


First impressions
Lewisham was the place of some riots not too long ago. However, much has changed. There is substantial regeneration going on. Many major builders have gone in earlier than this development, including Renaissance by Barratt Homes.

In nearby Deptford (also part of the London Borough of Lewisham), there is a mega project coming up called Convoys Wharf, by Hutchinson Whampoa.

Why is Lewisham interesting?
Transport links are fundamentally good. 8 minutes by train to London Bridge, every 5 minutes. Zone 2.

Pricing
No doubt this development is priced aggressively. The pre-launch are all studios. Most of them are 334sq ft. Price ranges from £230k to £250k, so you are looking at 7XX £ psf.

Least peaceful place in the UK
Lewisham has been cited as the most unsafe place in the country, by Insitute for Economics and peace. The homocide rate is twice the national average. Knife crime numbers are also worrying. For detailed information you can download the Peace Index report here.

Here is the excerpt on Lewisham:
Sounds a bit scary yah? But it all depends on how you look at the issue.

More thoughts in Part 2.

Important Disclaimer - . The views contained in this blog and blog post are entirely mine. We cannot be made responsible for any investment decisions you may, or may not, take. Nothing in this blog can be construed as professional investment advice, as we are NOT professional investors and we are ill qualified to give you any advice.  Read the blog at YOUR own risk

Monday, March 24, 2014

London City Airport Fun Facts

London City Airport came to existence only in 1987 with the first landing.  The idea for an airport in the Docklands was mooted in 1981.  Her Majesty The Queen Elizabeth II officially opened the airport in November 1987.

In 1992, Princess Diana re-launched the airport, after upgrade works and runway expansion. By 2000, passenger totals hit 1.5Mil per annum, with more than 52,000 flights that year.

Fast forward to 2013, passenger totals hit 3.39Mil (up 12.4% on the previous year); flights numbers hit 73,713 (up 4.14% on the previous year) - Source - http://www.lcacc.org/history/

How many aircraft movements a day?
If you take a simple average (73,713 / 365),  you get 201 movements.  But the figure is higher on weekdays, because the airport is essentially a business traveller airport, with fewer movements on weekends.  One aircraft movement means either one landing or one takeoff.

Future of London City Airport 
The Airport has permission to handled up to 120,000 flight movements a year, and they are keen to do so.  The demand is there.  The Airport is in a very good location, serving Canary Wharf and City of London.  The Airport has announced plans to expand capacity, though they have ruled out extending the runway.

20/10 Service
You may be wondering, why do business travellers want to fly from London City Airport?  Why not fly from Heathrow?  The answer is the 20/10 value proposition.

a. 20 minute check-in time - from terminal door to boarding gate
b. 10 minute arrival time - from wheels down of plane to boarding the train

For a business traveller working at Canary Wharf, this is fantastic.  Not just travel time from office to Airport, but also all the time spent going through airport immigration at security etc.  It is no wonder that many business travellers would prefer to fly through London City, than through Heathrow.

For an aviation enthusiast, the pictures of London City Airport are breathtaking.  Here are some pictures from the Airport website.

The single runway, 1500M, this view from the East looking West.

Another view, West looking East.

This area used to be very busy London Docklands.  All the ships have gone though. 

A row of British Airways aircraft, with SwissAir at the end. 

Mostly jets, some turbo-props.  Jets are noisier. 

British Airways Airbus A-318, the smallest member of the Airbus Family. 

A SwissAir plane, promoting Zurich Airport as a shopping paradise!

Happy Reading!

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