Thought Leadership

Although multifamily has been regarded as an institutional grade asset class in the U.S. and Europe for some time, Asia Pacific’s strong culture of home ownership has resulted in a relatively small investible universe.

Japan has been the lone exception, with the country’s large, liquid, and resilient multifamily market attracting robust interest from both foreign and domestic investors over the past decade.

More recently, factors such as urbanisation, declining housing affordability and regulatory change have piqued investor interest in multifamily in several other Asia Pacific markets, most notably mainland China and Australia.

This Viewpoint explores the growth drivers behind multifamily investment in Asia Pacific; profiles the region’s established and growing multifamily markets; and explains how investors can access this increasingly attractive sector.

This article was originally published in https://www.cbre.com/

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This article was originally published in https://www.colliers.com/

The pandemic-induced housing boom continues with prices rising by 9.2% on average across 55 countries and territories in the year to June 2021. Ten of the world’s developed economies averaged price growth of 12% in the 12 months to June, double that seen in key developing markets (4.7%).  The rise in Hong Kong home prices is almost the fastest in Asia in the second quarter by about 2% from a quarter ago. On a quarterly basis, the growth exceeded Singapore, Mainland cities, and Korea. 

• The index is now rising at its fastest rate since Q1 2005

• A breakdown by developed and developing economies shows a more nuanced picture with developed markets outperforming by some margin

• 18 (33%) of markets tracked saw prices increase by 10% or more in the year to June 2021

• At 16.4%, Australia recorded its highest rate of annual price growth since 2003

• Purchase sentiment in the primary market is strong, the residential price in Hong Kong raised 2.6% YoY  

This article was originally published in https://www.knightfrank.com/

The megatrend of ageing populations challenges cities worldwide in terms of accommodation and care, and Hong Kong is no different. The lack of buildable land and even buildings that can be refurbished create concerns over limited senior living options, especially for today’s seniors.

As a result, there is a market need to provide a product that caters for this senior demographic. And with limited supply, demand, and stable income, it creates viable interest for investors, developers and operators, especially as we believe senior living assets could reach yields of up to 3.25% per annum, outperforming residential and Grade A office returns.

To discover more, access our exclusive publication ‘Senior living; Hong Kong’s new investment horizon’ to #SeeWhatCouldBe, or contact one of our experts Hannah Jeong, Stella Ho or Winter Ren.

This article was originally published in https://www.colliers.com/

On 13^th September 2021, the Ministry of Law unveiled the Rental Waiver Framework (RWF) under the COVID-19 (Temporary Measures) (Amendment No 4) Bill. The RWF is expected to commence in October 2021.

During the Phase 2 (Heightened Alert) (P2HA) periods between (1) 16 May to 13 June 2021, and (2) 22 July to 18 August 2021, some businesses were disrupted by the safe management measures imposed to curb the spread of the COVID-19 virus. Under the Rental Support Scheme (RSS) announced in May 2021, the government introduced support measures to alleviate the economic impact on both small and medium enterprises (SMEs), as well as eligible non-profit organisations (NPOs). The support measures included two cash payouts – the first pay-out was to be disbursed starting from 6 August 2021, while the second payout will be disbursed in October 2021.

Table 1: Rental Support Scheme Payout

*Note: Gross contracted rent will include gross turnover rent, maintenance fees and service charges. In-kind assistance such as additional advertising or parking promotions cannot be offset.

In addition to the two payouts under the RSS, the RWF stipulates commercial landlords to provide two weeks of rental waiver to eligible SMEs and NPOs affected by the P2HA measures. This aims to ensure the fair co-sharing of rental obligations over the P2HA periods between the government, landlords and eligible tenants.

Table 2: Rental Waiver Framework (RWF)

Together with the one month of rental support in cash, coupled with the two weeks of rental waiver, qualifying tenants in privately owned commercial properties will receive about 1.5 months of rental support in total. This compares to about two full months across the two P2HA periods.

Landlords who have provided rental support to their tenants during P2HA may offset from their rental waiver obligations any direct monetary assistance or rental waivers provided from May 16 up to the date they receive all the tenant’s supporting documents.

CBRE Research Views
The mandatory rental waiver under the RWF is intended to establish a baseline position for the handling of tenants’ rental obligations. Ultimately, it is important for both landlords and tenants to work out mutually agreeable arrangements based on their specific circumstances, as challenges tied to COVID-19 are not a one-off but a long-term process.

The rental payouts and waivers this year can be considered to be more equitable and encompassing. Compared to the Rental Relief Framework in 2020, the latest RWF sets a directive for landlords to waive the 0.5 months of rental definitively. In addition, the payouts and waiver took into account gross turnover rent, maintenance fees and service charges, on top of the base rents.

Overall, the framework helps to ease the cashflow pressure for SMEs and NPOs, in particular those in the retail sector, which have been hit hardest during the pandemic.
 

For further information, please refer to the links below:

Rental Waiver Framework 2021 (mlaw.gov.sg)

Rental Waiver Framework for Businesses Impacted by Phase 2 (Heightened Alert) (mlaw.gov.sg)

IRAS | Government Cash Payout (2021 Rental Support Scheme)

This article was originally published in https://www.cbre.com/

A keen understanding of the nature of real estate and the legal and regulatory issues related to this asset class is critical to working out the basic features of any real estate deal. The Rajah & Tann Asia’s “Guide to the Real Estate Industry in Asia” gives you a brief overview of certain key insights to the real estate industry in the ten jurisdictions across Rajah & Tann Asia’s geographical footprint, namely, Cambodia, China, Indonesia, Lao PDR, Malaysia, Myanmar, the Philippines, Singapore, Thailand, and Vietnam. Topics covered in the Guide include the legal framework, types of real estate, ownership and tenure, taxes as well as important issues that an investor of real estate in the region should take note of.

In its second edition, we hope that this Guide will be a useful aid to investors who are navigating or looking to navigate this part of the world for their real estate investments.

A key pillar of our strength is our Rajah & Tann Asia network with offices in these ten jurisdictions, as well as dedicated desks focusing on Japan and South Asia. With the most extensive legal network in Asia, our lawyers have a tight grasp of the local culture, business practices, and language not just within their own home countries, but in the other markets in which they frequently conduct cross-border deals as well. Our depth of transactional and regulatory experience allows us to advise clients strategically and creatively, from structuring to eventual execution and implementation of the transaction.

This gives us an unparalleled edge over our competitors in presenting and pursuing solutions that are both practical and cost-effective. It provides our clients with the “home advantage” in any corporate real estate matters.

This article was originally published in https://www.rajahtannasia.com/

• The total strata office transaction volume climbed steadily to 162 units in the first half of 2021, up from 134 in H2 2020 and 79 in H1 2020. Cautious optimism on Singapore’s growth outlook, as well as investor interest in possible strata office buildings collective sales and from owner-occupiers, boosted sales volume.
• While the number of strata offices sold in H1 2021 jumped by a noteworthy 20.9% on a half-yearly basis, total transaction values increased 106.6% in the same period to S$691.5 million (excluding the collective sale of Maxwell House). This surpassed all previous half-yearly transaction values that hovered below S$600.0 million since H1 2015.

To know more about the report, download it below.

This article was originally published in https://www.knightfrank.com/

COVID-19 induced lockdowns have exposed the weaknesses of income-producing properties around the world. As a result, two-tiered markets have formed, with more resilient prime assets continuing to hold their values, while non-prime assets are seeing their values deteriorate. In response to this, we are witnessing massive moves to repurpose assets and bring them to relevance in the evolving landscape across the region.

There are five demand drivers consisting of both the pull and push factors influencing the Great Asset Repurposing of the Decade.

This article was originally published in https://www.knightfrank.com/

Highlights

1.The Appellate Court for insolvency matters, the NCLAT, in its recent landmark ruling has destroyed the idea of inter-creditor seniority amongst secured creditors in the liquidation waterfall.

2.Unlike liquidation under the Companies Act, liquidation waterfall under the insolvency Code is based on the election made by the secured creditor, between enforcement outside the code or relinquishment to the liquidation estate.

3.Sub-classification amongst secured creditors is irrelevant where the secured creditor elects to relinquish its security interest.

4.Such liquidation waterfall is likely to better the position of dissenting secured financial creditors at the resolution stage as well.

As China benefits from being “first in and first out” of the COVID-19 pandemic, it has become increasingly attractive to investors both locally and from around the globe. In response, as a joint effort of our Research, Valuation and Capital Markets teams, in late 2020 we conducted an investor intentions and cap rate expectations survey, collecting valuable responses from mainland China’s largest commercial real estate (CRE) investors, both domestic and international.

The survey results revealed strong investor interest in China’s Tier 1 cities – especially in office assets in Beijing and Shanghai, as well as growing interest in business parks. Investor interest in retail assets also remained relatively solid, driven by China’s rapid recovery from the pandemic. Not surprisingly, the majority of survey respondents also demonstrated interest in logistics and data centers in Tier 1 and surrounding satellite cities. Among the major Tier 2 cities, Hangzhou – China’s rising tech city and provincial capital city of Zhejiang, emerged as the top choice, followed by Chengdu.

In terms of cap rate expectations, cap rates for CBD office properties in Beijing and Shanghai will likely remain low in 2021, ranging between 3.9% and 4.6%. In contrast, office cap rates in Shenzhen and Tier 2 cities are expected to rise slightly. For retail investments, cap rates are expected to stay relatively steady in Shanghai, Guangzhou and the major Tier 2 cities, while an uptick in cap rate is likely in Beijing and Shenzhen. In addition, cap rates of business park properties are anticipated to remain stable across all major cities in China, while most respondents expect further compressions in cap rates of logistics facilities and data centers in and around Tier 1 cities.