Showing posts with label International. Show all posts
Showing posts with label International. Show all posts

Nov 15, 2008

Abu Dhabi Primed to Take Off with Louvre, Guggenheim in Tow

ABU DHABI, United Arab Emirates) - Even to the unintiated, Dubai has become a household name and single-handedly put the United Arab Emirates on the world map. Credit iconic projects such as the towering Burj Al Arab hotel shaped like a billowing sail, the Palm Jumeirah, Tiger Woods' first golf course design and Donald Trump's celebrated real estate development for helping shape Dubai's sudden mass appeal.

Now it's time for Abu Dhabi, Dubai's huge oil-rich neighbor to the south, to burst onto the world scene. And make no mistake that Abu Dhabi's emergence will be every bit as big, elegant and high-profile as its fellow emirate.

In fact, with 87 percent of the UAE's land mass (32,000 square miles) and 90 percent of the federation's oil and natural gas resources, Abu Dhabi is positioned to consume this part of the world in unprecedented fashion.

Scott story 8 - The Louvre copy.jpg

The Louvre Abu Dhabi

Case in point is the recent announcement that the Tourism Development & Investment Company (TDIC), the development arm of the Abu Dhabi Tourism Authority, has lined up the renowned Louvre and Guggenheim Museums to anchor Saadiyat Island Cultural District. The Jean Nouvel-designed Louvre Abu Dhabi, and the Frank Gehry-designed Guggenheim Abu Dhabi Museum are just two of the high-profile developments being built on the 10.4 square-mile natural island that lies less than 1/3 of a mile off the Abu Dhabi mainland.
UAE_en-map.jpg
Other featured projects on Saadiyat Island, projected to be the Arabian Gulf's largest single mixed-use real estate development: the Sheikh Zayed National Museum, a Lord Norman Foster-designed tribute to the late president and founding father of the seven-state United Arab Emirates; Saadiyat Beach Golf Course, which features the UAE's only Gary Player-designed course set to open next March and a soon-to-be named second layout; and the Arabian Gulf's first St. Regis Resort, a $600-million, 380-room resort with 292 additional St. Regis residences scheduled to open May 2010.

In all, Saadiyat Island, located 15 minutes from the Abu Dhabi International Airport, will comprise 150,000 residents and 9,000 rooms in 29 mostly 5-star hotels when the project is completed around 2018. In one of its first U.S. interviews, TDIC marketing and public relations director Alan Gordon told the Real Estate Channel that Saadiyat Island's mix of palace homes, smaller single-family homes, and townhomes start at around $1.5 million.

GUGGENHEIM_ABU_DHABI_IMAGE_17_(Medium).JPG

Guggenheim Abu Dhabi

"Our goal and objective is we are a master developer who is charged with creating major destinations in Abu Dhabi only - to support the tourism growth with a strong focus on culture, leisure and the environment," added Gordon, whose emirate is more than four times the size of Dubai in gross domestic product at approximately $163 billion. "Saadiyat Island is thought thru holistically so it comes together as a complete destination. It's very much tied to who Abu Dhabi is. That is a strong point about Abu Dhabi and its identity.

"We're looking back to look forward; Respectful of the past from a cultural perspective. Not so much heritage, but more from a cultural perspective. That then, allows an identity to move forward."

In some respect, while Dubai is the glitzy Las Vegas of the Eastern Hemisphere, Abu Dhabi is becoming the cultured New York City.

The world is taking notice with the Wall Street Journal recently naming Saadiyat Island one of the top 10 future destinations in the world.

"Where else can you walk from the Louvre to a Guggenheim to the Sheik Zayed Museum, go and play golf on a Gary Player ocean-facing golf course, then go and stay a night in the St. Regis that sits here overlooking the ocean," says Gordon, whose TDIC has some 100 real estate projects in the works. "Saadiyat island will be home to an incredible array of offerings that will create this cultural center if you like - one that will support the cultural exchange of culture and the mutual understanding of culture both ways. This is very much a case of the cultures being shared. Sort of a gateway if you like for cultures."

In some respect, Abu Dhabi's signature Saadiyat Island is also the gateway to a whole new Arab World, one that has all the makings of even more marvelous Arab destination than Dubai.


source: real estate channel


link to the original post:
http://www.realestatechannel.com/international-markets/residential-real-estate/abu-dhabi-primed-to-take-off-with-louvre-guggenheim-in-tow-64.php



Fort Lauderdale Blog and Real Estate News
Rory Vanucchi
RoryVanucchi@gmail.com

http://www.lasolaslifestyles.com/
http://www.fortlauderdaleliving.net/

Nov 13, 2008

Sterling takes a pounding

By Katie Hunt
Business reporter, BBC News

New York skyline
Britons are likely to be making fewer trips to the US.

This time last year, bargain-hungry shoppers headed across the Atlantic to New York's swanky department stores in droves.

With the pound worth more than $2, they sought out cheap iPods, designer clothes and gourmet restaurants.

But few will be flying to New York to do their Christmas shopping this year.

Sterling has been one of the biggest victims of the global financial meltdown - losing more than a quarter of its value since July.

It has now fallen below $1.50 for the first time since 2002. The pound is also at its weakest level against the euro since the currency was created in 1999.

"People really aren't going to want to make international holidays," says Simon Derrick, chief currency strategist at Bank of New York Mellon.

'Worst recession'

Sterling's problems are linked to the wider economic picture.

The UK is expected to have the worst recession of all the G7 rich nations and this means investors think UK assets will perform poorly.

"Like everywhere, the UK economy is slowing down," says Daragh Maher, senior currency strategist at French investment firm Calyon.

Sterling has been like an elastic band that had been stretched too far and when it gave, it was vicious
Daragh Maher, Calyon

"But the perception is that we have over-borrowed more than countries, so the payback will be greater."

Falling interest rates put further pressure on sterling.

Last week, the Bank of England delivered a shock one-and-a-half percentage point cut in UK interest rates to 3%, the lowest level since 1955.

Economists expect rates to fall further.

It means that investors get a lower yield on pound deposits and sterling-denominated debt, making them less attractive.

This could pose a problem for the government, as it is expected to issue debt to pay for the banking bail-out.

Falling fast

It is unusual for a currency to fall so far, so fast.

Only twice in recent history has sterling fallen by such a degree.

On 16 September 1992, the pound was withdrawn from the European Exchange Rate Mechanism, triggering a fall from around $2 to $1.40.

Blue Lagoon spa, Iceland
Iceland's financial crisis has made it more affordable for travellers.

Sterling fell by a similar degree in 1980 as a commodity bubble burst.

Mr Maher says that the pound at $2 was significantly overvalued and puts the currency's long-term intrinsic value at around $1.60.

"It's been like an elastic band that had been stretched too far and when it gave, it was vicious," he says.

Mr Derrick at Bank of New York Mellon says it is feasible that the pound could hit $1.40 in the near future and one euro could be worth more than 85 pence.

Winners

The fall in sterling could benefit manufacturers as the weak pound makes UK-made goods more competitive on international markets.

Similarly, overseas visitors may view the weak pound as reason to visit the UK.

"The recent fall in sterling and the approaching Olympics in 2012 give us a tremendous opportunity to promote Britain's attractions as a destination to the world, " says Tom Wright, chief executive of Visit Britain.

But, with the world entering an economic downturn, demand for UK exports and holidays may dwindle, as hard-up consumers opt to conserve their cash.

Comfort

For those planning to take summer holidays abroad, there is some comfort.

While the pound has weakened against most major currencies, particularly the dollar, euro and yen, it has held up against others.

Sterling has risen 10% against the Australian dollar since the end of June, as falling commodity prices have undermined the Australian economy.

And if you really want to maximise your hard-earned pounds, Iceland's financial crisis has made the notoriously expensive country more affordable.

The pound has gained about 25% against the Icelandic crown since the end of June, when Iceland's economy began to hit the rocks.

graph



source: bbc


link to the original post:
http://news.bbc.co.uk/2/hi/business/7727399.stm


Fort Lauderdale Blog and Real Estate News
Rory Vanucchi
RoryVanucchi@gmail.com

www.LasOlasLifestyles.com
www.FortLauderdaleLiving.net

Nov 10, 2008

Does a bigger boom imply a bigger bust?

For the US housing sector – and the financial firms that financed the boom – a bigger boom meant a bigger bust. Home prices rose higher than before — and now are falling fast.

Shipping too. The Baltic dry index rose high on the back of Chinese demand. And recently it has fallen even faster than it rose.

The Baltic index tracks the cost of shipping bulk goods. But it is indicative of the broad contraction in global trade that is almost certainly now underway. No wonder that China is now pondering the risk that its export boom could turn into an export bust. Its export boom was comparable in scale to the United States housing boom. Perhaps bigger – as it also drew on demand fueled by Europe’s housing boom (and, until recently, the RMB’s large depreciation v the euro) as well as US demand.

Whatever the cause, China’s exports have grown steadily larger over the past few years. Indeed, as the following chart shows, it is almost impossible for words to do justice to the scale of China’s export boom.

Yes, the pace of nominal export growth has slowed recently. But that is largely the result of a bigger base – not any major slowdown. Real export growth has slowed more than nominal exports. But real export growth – despite the loud complaints of the textile sector – has remained positive so far this year. The basic story of this decade – at least until now — is of an enormous boom. There isn’t even much volatility.

Particularly relative to say the 1990s. Back then the pace of growth was generally slower and – as importantly — periods of rapid export growth were followed by periods of no growth. This shows up clearly in a chart that looks at the 12m change in exports (exports in the most recent 12ms – exports in the preceding 12ms).

In the 1990s, Chinese export growth looked rather cyclical. In this decade though exports basically just kept growing and growing.

That though is almost certainly changing. My measure of export growth picks up long-term trends, but not short-term changes. If CLSA’s purchasing managers’ survey is right, there is no little doubt that China’s manufacturing sector is heading toward a recession. Real export growth almost certainly will slow sharply in the fourth quarter.

And — as many have noted — there is a significant risk that domestic investment may slow along with exports. Some investment was directed at building up the export sector; even more likely went into China’s domestic property market. The scale of any slump in investment really matters. China’s investment boom was a bigger source of China’s growth this decade than China’s export boom.

China’s policy response is directionally right. A large domestically oriented stimulus is exactly what is needed. $585 billion is over 10% of China’s GDP – so it is large. At least it if it is really new money.

Unfortunately, as the FT’s Geoff Dyer notes, that isn’t clear yet. If the stimulus is mostly just funds that China would have spent in any case, its actual impact will be modest. But if it is real new money, it could be large enough to make a difference.

The big question though is whether it can be put into effect quickly enough to offset the likely downturn.

It isn’t totally inconceivable that the y/y increase in China’s exports could go from over $250 billion to something close to zero …

China’s financial sector doesn’t rely on financing from the international banking system. That leaves it in a better position than other emerging economies. On the other hand, China has relied more than most on external demand to support its growth – which is a problem in a global context when external demand is disappearing. Let’s hope China can reorient its economy quickly …

UPDATE: A superb leader on China from the FT.

Nov 9, 2008

Rents for the lowly parking space stay high in the world's cities

In Paris, the 15-square-meter parking space on the left is for sale for 20,000 euros; the empty one on the right is listed at 25,000 euros. (Guillaume Desjardins for the IHT)


PARIS: While real estate in much of the world's developed countries is struggling, the sale or long-term rental of residential parking spaces is generally doing just fine.

"New properties constructed in central city areas can come with limited parking spaces - there is, therefore, plenty of demand," said Thomas Postilio, vice president of Core Group Marketing in New York.

For developers in New York, parking is the best use of extra space because in some areas it actually can command about the same price per square meter as living space, which costs much more to develop.

With the boom in development during the past few years, parking spaces in the city have often been destroyed in the construction process, Postilio added. "Parking spaces are now an endangered species," and waiting lists for are growing.

Postilio said he had parking spaces in New York on the market for $275,000, a 22 percent increase in last year's prices. That's about $12,900 per square meter, or $1,205 per square foot.

In New York, the average price for an apartment was $13,600 per square meter in the second quarter of 2008, according to data from the brokerage company Prudential Douglas Elliman.

Natalie Kammer, who bought a parking space in her building in Manhattan for $150,000 last year now says the value of her space has doubled to nearly $300,000.

"I thought my husband would divorce me when I told him how much it was," she said. "I think it was a good investment though. In New York the convenience of having a space is worth the premium that I paid. Other people clearly still feel the same."

She says that now there is a waiting list for available spaces in the building, with five or six people on it.

"Owning a parking space in New York city is like owning an oil well," said Robert Hoffmann, president of the New York State Parking Association, an organization for those in the parking industry. "Many homeowners look to sell their parking spaces to make a return on their property."

Some buyers in the world's capital cities, where parking is limited, do not even own cars - but grab the spaces as investments, renting them out to produce additional income.

In Paris, one garage owner in the 17th arrondissement, who said he did not want to be identified for personal reasons, invested €30,000, or nearly $43,000, in an enclosed parking space earlier this year.

It took him less than 48 hours to find a suitable tenant to rent the 10-meter-square, or 108-square-foot, area, which he said required no maintenance.

The rental fee will allow him to make a 7.5 percent annual return on his investment, he said.

In Paris, the average purchase price of garage space in the 15th arrondissement, an area of the French capital with significant levels of construction and renovation, is €15,000, according to Century 21, the international real estate agency.

But a company spokesman said that some parking spaces in commercialized areas of the French capital can soar to as much as €40,000 for a 10-square-meter space.

Prices are similar in parts of London. According to Benham and Reeves Residential Lettings, the cost of renting a garage space in the affluent Hampstead area is approximately £150 per week, or $270. That adds up to £7,800 a year, a rate which has been stable over the past three years.

Brokers and sellers of garages in urban centers worldwide are confident that prices will avoid the same kind of volatility that has hit the housing market, because finding parking has become extremely difficult and the pitfalls of parking on the street are numerous.

In the Westminster area of London, which has a residential population of 230,000, the local authorities clamped the wheels of 15,416 cars in the financial year of 2007-2008.

More than 807,960 parking tickets were distributed in the same period, according to data from the City of Westminster council.

Fines associated with such tickets vary, but generally start at £100 to £50.

Hammed Hussain, the owner of LondonGarages, who acts as an agent for the rental or purchase of individual parking spaces, said that in an affluent area of town like Kensington, where the need for parking is great, spaces can sell for £70,000.

Despite the cost, he said, such spaces are sold quickly whenever they become available.

But spaces in areas on the city's periphery have not kept pace since the economic downturn began late last year. There, he said, prices for spaces have dropped by 15 to 20 percent, although these areas tend to be more middle class and residential so often there is less demand than in wealthier and more commercial neighborhoods.


Those involved in the parking business in Paris and London note the prices and rental fees of parking spaces have not been affected much, if at all, by efforts to reduce the number of cars in central areas.

Paris now has a citywide bike rental system and, in London, drivers must pay a congestion charge of £8 every time they enter the city center - but neither project seems to have decreased parking demand



source: iht

Fort Lauderdale Blog and Real Estate News
Rory Vanucchi
RoryVanucchi@gmail.com

www.LasOlasLifestyles.com
www.FortLauderdaleLiving.net

The true cost of borrowing


Don't be fooled: mortgage lenders can only cut their rates so far without ruining the investors and savers we all depend on

Homeowners are kidding themselves if they believe the banks are about to provide a bonanza of cheap mortgage deals on the back of lower base rates. Banks are not bust one minute and fountains of cheap money the next. It couldn't, and shouldn't, work like that.

Some newspapers may hope to trigger campaigns for mortgage rates. Commentators like the former Goldman Sachs partner and Blair adviser Gavyn Davies can argue it should happen. And the cuts in lenders' standard variable interest rates lower would give the appearance of a victory. But there are several reasons why it isn't quite the slam dunk it seems.

No one buys an SVR mortgage. For the last decade, we have all bought mortgage "deals" – fixes, discounts and trackers. They have all been priced lower than SVRs. That is now history. All the trackers have disappeared from the banks shelves,and the price of a discount or fix means you are effectively buying the SVR, or near as damn it. It means the price of a mortgage in the bright new tomorrow will be only a little lower than the price yesterday.

Are the banks refusing to pass on the cuts because they are evil money-making monsters? Maybe they were last year. Now, they are talking about survival. To that end, the regulator also wants them to put their fragile finances before any thought of cutting mortgage rates.

The Financial Services Authority has ordered banks to put more money aside to help them ride out a recession and any deterioration in the credit markets. It is difficult to see how lending can grow in the short term when this is key message from the FSA.

Even lower rates for remortgaging are difficult to implement when that, in turn, means cutting savings rates. Banks need savers' funds to shore up their capital position. They are only supposed to lend from a safe and secure savings base, not using dodgy wholesale funds sourced from the international money markets. Savers will desert the banks and put their cash elsewhere if their rates fall steeply.

Investors are another barrier to cheaper rates. They want their banks to increase profit margins. If banks can increase the spread between mortgage lending and paying savings interest, then they can recover more quickly. At the height of the boom, mortgage rates were little more than 0.5% above savings rates. Today, banks want that figure to expand to 2%. If mortgage rates track down with further cuts in the base rate to 1%, which some commentators believe will happen next year, it will be difficult keeping the savings rates above 2%.

Like them or loathe them, investors will vote with their feet if they see the government pushing banks to open the lending floodgates. They will sell their shares and, as Edward Harrison observes, that could trigger another Northern Rock-style run.

Of course, if the surpluses are paid in bonuses to executives and dividends to investors, then we have the right to object. But if they put the banks in a position to repay our £37bn loan, then that should be applauded.

Kicking banks to loosen business lending is a separate argument. Businesses, especially the smaller ones, have faced sharp and often business-busting rises in rates. The banks have strangled companies with interest on loans of 15% or more, restrictions on overdrafts and demands for loans to be repaid in days or weeks. When Peter Mandelson meets bank representatives later this month, he should demand a return to 2007 practices as the price of the bail out.


source: guardian

Fort Lauderdale Blog and Real Estate News
Rory Vanucchi
RoryVanucchi@gmail.com

www.LasOlasLifestyles.com
www.FortLauderdaleLiving.net


Nov 7, 2008

Once Sizzling, China’s Economy Shows Rapid Signs of Fizzling

By DAVID BARBOZA
Published: November 6, 2008
SHANGHAI — Each new forecast of China’s economic fortunes predicts slower growth than the forecast that preceded it.

Just as China attained supercharged growth that astounded much of the world, it appears to be slowing more sharply and more quickly than anyone anticipated.
“It’s tough to be optimistic,” said Stephen Green, an economist at Standard Chartered Bank in Shanghai. “The three engines of growth — exports, investment and consumption — have all slowed down.”
The signs are so troubling that last week Prime Minister Wen Jiabao warned that this year would be “the worst in recent years for our economic development.”
A series of government reports released over the last few weeks indicated that China’s export juggernaut was moderating. Real estate construction projects are being suspended. Consumer confidence is in decline. And many factories in southern China are closing, putting tens of thousands of migrant laborers out of work.

Some Chinese companies have even reported that Christmas orders — which were supposed to be placed in late summer or early fall — were down 20 percent this year, as big retailers and toy marketers grew gloomy about the holiday season.
Until recently, many economists had insisted that China was insulated from the global financial crisis rippling through the United States and Europe, and that the Chinese Communist Party had the tools to keep the economy chugging along. But newly released data suggests that nearly every sector of the economy is slowing and credit is tightening in a nation that has grown accustomed to sizzling hot growth.
While few economists expect China to fall into recession, analysts are forecasting the worst growth in more than a decade, with the economy expected to expand by as little as 5.8 percent in the fourth quarter this year, down from about 11 percent in 2007.
Analysts worry that a sharp downturn could undermine the country’s already weakening investment climate and impair some of China’s biggest banks, which have bankrolled much of the boom.
Beijing worries that if growth slows to 8 percent or less, not enough jobs will be created in a country that is rapidly urbanizing — and that could lead to social unrest.
To prevent that, the government is preparing a large economic stimulus package, pushing new infrastructure projects, offering aid to exporters and searching for ways to prop up the nation’s severely depressed stock and real estate markets.
Less than six months ago, the government’s chief concerns were soaring inflation and an economy that was growing too fast.
Now, inventories are piling up around the country as domestic and foreign demand for Chinese goods slackens. In southern China, the government has had to step in to aid migrant workers after factory closures.

Indeed, when the Canton Trade Fair ended this week in the city of Guangzhou, orders at one of the biggest events for Chinese products were down significantly, and so were visitors, according to participants.
But it is not just export-oriented factories that are being hit. Companies that sell in China are also suffering because investment projects are being postponed and consumers are pulling back on major purchases.
After five years of growth over 10 percent, China’s growth rate has decelerated for five consecutive quarters, dropping from 12.6 percent in the second quarter of 2007 to about 9 percent the third quarter of this year.
That growth rate is still strong, but economists say the downturn began sharpening in the last two months. At many factories, large Christmas orders were canceled.
Earlier this week, the government announced that China’s purchase management index, which is used to measure the country’s economic performance, fell in October to its lowest level since it began compiling data in 2005, indicating that orders of all kinds had fallen sharply.
Auto sales in China have plummeted this year. Air travel is in decline. Property sales have dried up, and weakness in the property market is hitting the makers of steel, cement and glass.
“There is a nose dive in real estate construction in south China and east China, the two real estate boom areas,” said Yang Dongsen, a cement industry analyst at Merchant Securities. The real estate slowdown is expected to affect retail sales, which for the last few years had been lifted by new-home buyers purchasing appliances, decorations and other household goods.
It does not help that China’s stock markets have also collapsed, after a stunning rise in 2006 and 2007. Share prices in Hong Kong are down about 50 percent, and the Shanghai composite index has fallen 67 percent this year, wiping out nearly all the gains it had made in the previous two years.
Many economists say they believe that government stimulus packages will stabilize China’s economy and prevent an even steeper decline in growth, and that the economy could pick up steam by the second half of 2009.
Still, many economists say times have changed for a while.

“Don’t count on China to get back to double-digit growth for the next few years,” said Dong Tao, an economist at Credit Suisse in Hong Kong.
Keith Bradsher contributed reporting from Guangzhou. Chen Yang contributed research.

source: ny times


Rory Vanucchi
Fort Lauderdale Blog & Real Estate News
RoryVanucchi@gmail.com

www.LasOlasLifestyles.com
www.FortLauderdaleLiving.net

Dubai prices rising as fast as buildings


Published: October 16, 2008

Richard Waryn has lived in Dubai for only two months but he already is certain that the glitz capital of the Mideast lives up to its go-go reputation. What he is not so sure about is whether to sink his money into the sleek apartment towers springing up everywhere.

With property prices up 40 percent this year - and critics warning that a slide is coming - other potential buyers are asking themselves the same question.

"There are just too many developments under construction that are coming online in the next two or three years," said Waryn, an American executive who moved to Dubai from London. "The supply and demand balance are going to be out of whack and the prices will come down."

A Morgan Stanley report predicted a 10 percent decline in prices by 2010 as the supply of new properties outstrips demand. But that view is disputed by other analysts and high-end developers, who say Dubai still is not building enough housing to accommodate a population that is growing by 7 percent a year. Of the emirate's population of 1.5 million, about 75 percent are expatriates like Waryn.

A key question facing the property market is whether the still-booming regional economy can withstand the economic turmoil gripping other parts of the globe. Those worries have sent Middle East stocks tumbling in the past two weeks to multiyear lows.

With oil prices falling, further concerns were raised late last month when the Central Bank of the United Arab Emirates made $13.6 billion available to the country's banks. "There appears to be a bit of a liquidity crunch going on with the central bank moving to put money in the market," said Sean Gardiner, head of regional research for Morgan Stanley. "It may make some of the smaller developers struggle to find financing."

Still, most analysts say Dubai is well positioned to ride out the global downturn. Investors expressed confidence that Middle East real estate markets would outperform others in the world over the next two years, according to a survey released Oct. 7 by the real estate agency Jones Lang LaSalle.

At Cityscape, Dubai's splashy annual property fair held last week, several plans for large-scale projects were announced, including a $39 billion tower that developers said will be the world's tallest. Dubai already is building a $20 billion tower, Burj Dubai, that has been expected to take the world's tallest title when it is finished next year.

Some analysts warn that a drop in real estate prices is inevitable if Dubai does not curb speculators who, seeking a quick return, buy and flip their interest in so-called "off-plan" units - projects that are still on the drawing board.

Developers sensitive to the criticism are taking steps to reassure investors and some even have stopped selling off-plan units. Others are targeting long-term buyers not only with promises of higher returns than can be obtained in Western capitals these days, but also with glossy promotions touting the lifestyle benefits of tax-free Dubai.

One project being heavily marketed is Culture Village, a 110,000-square-meter, or 1.2 million-square-foot, complex set to open in 2010 hugging the picturesque Dubai Creek. Along with the usual apartments and restaurants there also are schools planned for the arts as well as the 25,000-square-meter Museum of the Middle East, or Momena.

"Today we realize in Dubai that we should expose our past, our culture, our rituals, our dance. That's what was missing," said Yaqoob Al Zarooni, vice president of the government-owned Dubai Properties, which is building Culture Village. He was speaking at an event last month at the Ritz Hotel in Paris to introduce Babil, one of the complex's four midrise residences. The 51 studio to two-bedroom apartments, all of which have been sold, started at $414,100 and were aimed at European, American and Japanese buyers.

A 145-square-meter, two-bedroom apartment selling for $1.25 million at Babil would cost twice as much in prime areas of New York. In London, where housing prices are down 4.3 percent this year and expected to fall further, it still would cost six times as much.

"There is still no place else where buyers can continue to make these returns," said Shirley Humphrey of Harrods Estates, which is marketing the Babil project.

For now, despite concerns about the global economy, it appears the questions most Dubai residents are asking is when and where to buy.

Trends include developments pushing far into the desert and projects with themes like Dubai Properties' Mudon, a sprawling complex of five minicities, including a mock Marrakesh and Cairo.

Everyone, it seems, is in on the game. Waryn and a friend said they were stunned when, over dinner at the Dubai Marina, their waiter tried to sell them his option in a two-bedroom apartment in the Burj Dubai tower.

"It's like Las Vegas on steroids, without the gambling," said Waryn, 45, managing director for a private equity investment group.

In the end, Waryn and his wife, Liz, a lawyer, opted to rent a 550-square-meter duplex penthouse with private pool and terraces overlooking the sea. The $100,000 annual rent seemed a better deal than buying an equivalent property for about $4 million, although he said they still may buy an investment property.

So far, they are thrilled with life in sunny Dubai, where Jumeirah Beach is steps away and there are things to do with their 21-month-old daughter, Alexandra. "It's kind of the antithesis of where London and New York are right now," Waryn said. "The Gulf is a very attractive place while the rest of the world is doom and gloom."

source: iht


Rory Vanucchi

Fort Lauderdale Blog & Real Estate News

www.LasOlaslifestyles.com

www.FortLauderdaleLiving.net

RoryVanucchi@gmail.com



ECB Watch: Benchmark rate expected to fall to at least 2% by mid-2009

By Finfacts Team
Nov 7, 2008 - 7:56:12 AM

ECB Watch: Following the decision of the European Central Bank to cut its benchmark rate to 3.25% on Thursday, the rate is expected to fall to at least 2% by mid-2009.

If the rate falls to 2%, borrowers on trackers, will in particular gain.

As banks charge their customers about 1.25% above the ECB rate, depending on the type of mortgage.

Borrowers could gain a €400 reduction in monthly payments from the cuts that began in October.

A homeowner on a €300,000 tracker mortgage will benefit from a monthly repayment fall by €90 from Thursday's cut, in addition to the October cut, which also reduced the repayments by another €90.

The IMF expects the advanced economies to have their first full-year contraction in 2009 since 1945.

The reduction in mortgage costs should give the Government some courage to tackle the issue of public sector pay as private sector workers will in general get no rises and be at risk of unemployment.

The following is analyses on the rate outlook from 3 bank economists.

AIB economists led by Chief Economist John Beggs:

The ECB finally sees the light:

The European Central Bank cut rates by 0.5% today, bringing the total reduction in official rates in the eurozone to 1% in the past month.

It is hard to believe that the ECB hiked rates as recently as July. There has been a sea-change in its thinking on monetary policy since then, brought about by an abatement in inflationary pressures as oil prices collapsed and the eurozone economy hit recession, as well as worries about the deepening financial crisis.

It is clear that the ECB was not forward looking enough in terms of its monetary policy decisions in the earlier part of the year.

The summer rate hike stunned markets, given the worsening economic backdrop and fragility of the financial system. It contrasted with the policy easing of the Fed and BoE in H1 2008. The ECB, though, has been forced into a policy reversal and is now cutting interest rates rapidly to bring monetary policy more into line with economic realities.

The ECB did not attach much weight until recently to the turmoil in financial markets and its implication for the real economy.

While the ECB tried to distinguish between the operation of monetary policy for price stability purposes and money market operations, the lines became increasingly blurred. The rise in interbank rates and seizure in credit and money markets resulted in a sharp tightening of financial conditions that was completely inappropriate in an already weakening economy, increasing the risk of a deep and prolonged recession.

Neither did the ECB pay enough attention to leading indicators showing a sharp weakening in economic activity.

The latest readings from these indicators, in particular the PMI surveys and EC’s economic sentiment index, are truly awful. GDP contracted by 0.2% in Q2 and a decline of around 0.1% may have occurred in Q3. Leading indicators point to a marked fall in GDP in Q4. The eurozone economy, then, has been in decline for most of this year and the recession is likely to last until the middle of next year, judging by the continued downtrend in leading indicators.

With interbank rates still very high relative to official interest rates, it is quite clear that rapid and significant policy easing is required.

Three month interbank rates are still around 4.5% after today’s cut. Official rates need to be cut to very low levels to help bring down interbank rates, as has happened in the US. The ECB did consider cutting rates by 0.75% today. It was a missed opportunity for a bigger ECB rate cut as the BoE slashed rates by a whopping 1.5% today.

With inflation set to fall well below 2% next year, ECB President Mr Trichet hinted at his press conference today that further policy easing is on the cards, and another 0.5% rate cut seems likely in December.In the last cycle, ECB rates were eventually cut to a low of 2%. On that occasion, the economy managed to avoid recession. With the economy now in recession, inflation on the wane and interbank rates still elevated, ECB rates hould be cut to at least 2% in 2009.

Eurozone Economy In Recession

Eurozone GDP contracted by 0.2% in Q2 and data published since mid-year point to a continued deceleration in the pace of activity, indicating that the economy is in recession. The most recent data have been very weak, pointing to a marked contraction in GDP in Q4 and suggesting that the downturn in activity could last well into the middle of next year.

The EC’s economic sentiment index, a good lead indicator of economic growth, collapsed in October to 80.4 from 87.5 in September. This was the sharpest monthly fall on record and leaves the index at a 15 year low. The index has been in decline since mid-2007, when it stood at 111.6.

Meanwhile, the composite eurozone PMI fell to a record low of 43.6 in Octoberfrom 45.3 in September, well below its peak of 57.8 in June 2007. The October readings for both these indices, if sustained, point to a fall in GDP of around 0.3% in Q4. The contraction in GDP could be even greater if the indices continue to decline in the final two months of the year.

A marked fall is also evident in national surveys of business and consumer confidence, notably the Ifo index in Germany, INSEE surveys in France and ISAE index in Italy. The continuing sharp decline in these leading indicators in recent months is another sign that GDP growth is weakening further in the second half of 2008.

This is borne out by trends in manufacturing output and retail sales, which declined on an annual basis in July and August, and the marked slowdown in export growth over the summer.

The eurozone labour market has also weakened this year. The unemployment rate picked up to 7.5% in Q3 from 7.2% in the first quarter of the year. Employment rose by 0.2% in Q2 2008 compared to 0.5% a year earlier in Q2 2007. Survey data point to a continued weakening in labour market conditions. Meanwhile, inflation has started to ease, having picked up sharply earlier this year on the back of soaring food and energy prices. The CPI rate hit a historic high of 4% in July but had fallen to 3.2% by October following declines in commodity prices, especially oil. The CPI rate is set to continue on its downward path in the months ahead given the further fall in oil prices over the past month. The recession and rising unemployment will put downward pressure on core inflation. The CPI rate should decline to 2% next spring and 1% by next summer if the fall in oil prices in recent months proves sustained.

The growth in monetary aggregates is also decelerating. M3 grew by 8.6% y-o-y in September, down from 12.3% a year ago.

Growth in private sector credit slowed to 10% in September from close to 13% at end 2007.

Although declining, these growth rates are still elevated, but this may be because the current malfunctioning of credit markets puts greater reliance on banking finance, especially for corporates. Loan growth to households for example has slowed sharply to less than 4% y-o-y at this stage.

Overall, looking at the trend in the real economy, inflation and monetary aggregates, there seems little to stop the ECB from slashing interest rates to very low levels. Rates were cut to 2% in the last cycle. There is no reason why rates cannot be cut to this level again with inflation headed below 2% in 2009.

Simon Barry, Ulster Bank Capitals Markets:

ECB cuts by (only!) 0.50% as rates now headed to 2% or lower

ECB cut rates by another 0.50% today…
…this follows the 0.50% reduction in early October…
…so rates now stand at a two-year low of 3.25%, down from the recent peak of 4.25%...
…the ECB has never before cut rates by this much this quickly…
…though there was some disappointment that the cut wasn’t even bigger following the extraordinarily radical 1.5% cut from the Bank of England earlier today…
…a still highly fragile financial system and a rapidly deteriorating economic outlook provide the context for today’s move…
…while sharply lower oil prices also greatly help the outlook for inflation…
…further rate reductions are virtually certain in the period ahead including another 0.50% cut next month…
…rates now headed for previous low of 2%, maybe even lower


The ECB cut official interest rates in the euro zone by 0.5% today. Today’s move follows the 0.50% reduction announced as part of the co-ordinated global easing of interest rate policy on October 8th. ECB rates now stand at 3.25% - the lowest level in nearly two years – and down from the cycle peak of 4.25% reached in July.

The decision to cut rates was based on what Trichet referred to as the “alleviation of upside risks to price stability” – in other words an improved outlook for inflation. The improvement in the inflation picture has two clear drivers. First, the 60% drop in oil prices since July (from $147pb to $60 at present) will help produce a sharp decline in headline rates of inflation in the quarters ahead. Indeed, it looks as if HICP inflation (the ECB’s measure) could be as low as around 1.6% by next Summer, as the effect of lower oil and other commodity prices kicks in.

Second, incoming economic news, both from the euro area and the wider global economy, has been nothing short of horrendous of late. This week’s PMIs were a case in point. The October readings of both the manufacturing and services surveys hit new all-time record lows in the euro area, underlining how severe the loss in momentum has been in activity in recent months. Numbers out of Germany earlier today confirm the extreme weakness which is gripping the zone’s largest economy, with factory orders plummeting by a staggering 8% in the month of September alone – the biggest one-month fall since at least 1991. News from other major economies has also been exceptionally weak. Service and manufacturing PMIs from both the US and UK – two of the euro zone’s most important trading partners - have also collapsed in the past couple of months.

The weakness in domestic and external demand prospects featured prominently in Trichet’s statement. Notably, Trichet observed that the intensification and broadening of the financial market turmoil is likely to dampen global and euro area demand for “a rather protracted period of time”.

The global financial system has clearly been going through a period of unprecedented stress in recent weeks and months. But we can take at least some encouragement from the fact that the extreme distress in the capital markets, and the related pronounced weakness now affecting the major economies, continues to be met by an unprecedented response from policy-makers globally.

Today’s ECB move is another example of the determination of the authorities to prevent a catastrophic economic scenario. Since the ECB was formed in 1999, it has never cut rates by so much so quickly. At the beginning of the last interest rate cutting cycle in 2001, for example, it took the ECB four months to get rates down by 1%. This time they have done so in four weeks!

Today’s 0.50% move was in line with the prior expectations of most financial analysts. However, there was a palpable sense of disappointment in the markets at 12.45 when the ECB decision was announced following the extraordinarily radical 1.5% cut from the Bank of England earlier. The BoE’s decision was as laudable as it was audacious.

The ECB today missed an opportunity to deliver an even bolder move itself. But the sharp ongoing deterioration in the economic environment means that we shouldn’t have to wait much longer for the next instalment of policy easing. We expect another 0.50% cut at the December meeting, and rates look destined to get to the 2% low of the last cycle, if not even lower.

Austin Hughes, KBC Ireland - formerly IIB Bank:

  • ECB cuts for the second time in less than a month.

  • Rates likely to fall again in December as new forecasts will emphasise worrying scale of economic slowdown.

  • Changed reality of much poorer global growth and continuing credit market turmoil argue for aggressive ECB easing.

  • We think interest rates can fall to 2% in 2009 and possibly lower.

  • Lower rates will offer some much needed support to the Irish economy.

As the European Central Bank had effectively pre-announced today’s rate cut, most market interest focussed on (1) the size of the rate reduction and (2) any pointers as to future policy easing.

On a day when the Bank of England delivered a dramatic 150 basis point reduction and the Swiss National Bank also surprised by announcing an intermeeting cut of 50 basis points, today’s ECB rate cut of 50 basis points may seem disappointing. Mr. Trichet did indicate that the ECB Governing Council had considered a 75 basis point reduction and also hinted that rates would fall again in December by saying that he ‘didn’t exclude that rates could fall again’. By emphasising that the December policy meeting was ‘an important rendezvous’ because of the availability of new ECB staff Economic projections, Mr. Trichet is clearly holding out the prospect of a further rate cut next month.

Why not cut by more?

We think there are at least three reasons why the ECB did not implement a bolder rate cut today. First of all, it appears at least some at the ECB still harbour residual concerns about the inflation outlook. In our comment on the co-ordinated rate cut of October 8, we highlighted the ECB’s continuing and seemingly misplaced concern about ‘second round effects in price and wage setting’. While Mr. Trichet acknowledged today that there has been ‘a further alleviation of upside risks to price stability’, the opening paragraph of the press statement also suggests the ECB believes ‘they have not disappeared completely’. This may reflect some differences of thinking within the Governing Council. It could also be that the ECB might be excessively concerned about the looming high profile pay deal in the German engineering sector. Some at the ECB may even feel that the global response to the current downturn threatens an eventual if distant rebound in price pressures. However, it is very difficult to square the ECB’s lingering worries about inflation with the relevant evidence emerging on the economic outlook of late.

A second argument for cutting less today and easing again in December is that it can be delivered next month against the backdrop of new ECB staff projections that will show notably poorer growth prospects and a weaker inflation trajectory. If the ECB had cut more aggressively today, the presentation of dismal forecasts next month without an appropriate policy response might have put the ECB in an uncomfortable situation Mr. Trichet is now in a position to deliver a further Christmas present in the shape of another easing on December 4th.

Finally, it remains the case that the ECB has been very slow to recognise the scale of emerging downside risks to the Eurozone economy as well as the spill-over effect of the credit market turmoil on activity in the ‘real’ economy. Mr. Trichet emphasised today that circumstances had changed dramatically of late. However, the sharp slowdown evident in a broad range of Eurozone indicators since the middle of the year suggests a marked worsening of economic conditions that predates by some distance any impact from the failure of Lehman’s in September. Naively, the ECB seems to have believed that the Eurozone would be insulated from poorer economic conditions outside the single currency area. In addition, the judgement that ECB monetary policy and liquidity policy could be operated in entirely different directions for a prolonged period of time now looks fanciful. The implication of these errors is a slower policy response that may imply poorer Eurozone economic performance in 2009 than might have been the case as well as the possibility that ECB rates may need to fall further than if rates had been reduced earlier and not increased in July.

The ECB has fallen behind

Today’s decision by the ECB to cut policy rates by 50 basis points on the same day that the Bank of England cut rates by a massive 150 basis points underlines the relatively conservative nature of monetary policy in the Eurozone. Since the turmoil in markets began in August 2007, the US Federal Reserve has reduced it’s policy rates by 425 basis points, the Bank of England by 275 basis points and the ECB by just 75 basis points(two recent 50 basis point cuts preceded by July’s 25 basis point increase). Admittedly, Euro area rates were not initially as high as in these other economic zones but US policy rates are now far lower while UK rates are below their German counterparts for the first time since the middle of 1994. (Higher inflation, stronger growth and the greater importance of borrowing to the UK economy mean that UK policy rates have traditionally been higher than their continental European counterparts).

Of course it can be argued that the financial blow to the Eurozone economy is not nearly as severe as that to either the US and UK but we are now looking at the prospect of a severe global economic downturn that requires a forceful and speedy response.

History suggests an aggressive easing is likely

Faced with a sharp slowdown in growth and attendant downward pressure on inflation in 2001-2003, the ECB cut rates aggressively. That easing cycle lasted two years, encompassed 7 rate cuts and a fall in official rates of 275 basis points. Importantly, however, the ECB began it’s easing process a good deal quicker in the economic downswing. It is also the case that the current slowdown is likely to be a good deal more severe than it’s predecessor. Indeed, we now expect Euro area GDP to shrink by around 0.5% in 2009, the first full year decline in GDP since 1993 when activity shrank to 0.8%. Although the starting point for interest rates was notably higher in 1992, the German Bundesbank, effectively the Central Bank that ruled Europe at that time, reduced it’s key policy rates by 275 basis points in 1993. These comparisons argue the case for further sharp and speedy rate cuts even after today’s move.

Because (i) the global economy has been set on a sharply weakening path for some time (ii) evidence of a marked worsening of Eurozone economic conditions has been accumulating since the middle of the year and (iii) the financial market turmoil intensified sharply in September/October, we don’t think incremental changes to policy can be justified.

The ECB has now cut rates by 100 basis points in less than a month but we think further near term easing is likely. The current episode is more worrisome than the period surrounding the 9/11 terrorist attacks when the ECB reduced rates by 125 basis points in a little over a two month timeframe. As a result, we look for another 50 basis point cut in December and further easing through early 2009 that takes the main ECB refinancing rate down to 2 per cent by the middle of next year. The current economic downturn looks like being a good deal more severe than the slowdown that triggered the drop in ECB rates to 2.00% in 2003. We think the speed and extent to which money markets return to normality and the extent to which governments use fiscal policy to boost activity will determine whether a new all-time low will be seen in ECB rates in 2009.

What about Ireland?

The evidence of the KBC/ESRI Irish Consumer Sentiment Survey suggests that changes in interest rates are of critical importance to consumer confidence in Ireland. This is scarcely surprising. We estimate that every 1% drop in interest rates will boost the spending power of Irish personal borrowers by about €1.5 bio. Of course, there is some offset as personal savers will suffer a hit of about half this amount. However, as borrowers tend to have a higher propensity to spend then consumers, the prospective drop in interest rates alongside cheaper energy and food should provide some support to consumer spending in the coming year.

While it might appear that the Irish economy’s close relationship with interest rates is a relatively new one, history suggests otherwise. Periods of significant reduction in borrowing costs tend to be followed by stronger economic growth. Clearly, the sharp drop in interest rates that occurred in the late ‘80s contributed significantly to the subsequent economic upturn.

Similarly, lower rates coincided with an improvement in Irish economic fortunes in the aftermath of the currency crisis. The approach of EMU also saw growth accelerate as did the drop in borrowing costs between 2001 and 2003. This is not to say that interest rates are the key determinant of the performance of the Irish economy. However, a more favourable interest rate climate in 2009 may leave the outlook for growth a little less threatening than is now feared.


source: irish financial news


Rory Vanucchi

Fort Lauderdale Blog & Real Estate News

LasOlasLifestyles.com

FortLauderdaleLiving.net

RoryVanucchi@gmail.com

Nov 6, 2008

International Investment in American Real Estate Slows

Published: November 6, 2008

With the property market in turmoil, especially in the United States, real estate agents around the country are ratcheting up their efforts to woo the Russian oligarchs, Korean industrialists and other international buyers who have been making headlines with splashy top-dollar purchases.

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Sotheby's International Realty

Buyer: London businessman
Where: New York City
Property: A 5,450-square-foot Victorian townhouse close to Central Park. Special features include a large garden, two living rooms and a terrace on the fourth floor.
Price: $7.95 million; buyer paid asking price.

Atlanta Fine Homes Sotheby's International Realty

Buyer: Italian couple
Where: Atlanta
Property: A two-bedroom, 2,113-square-foot apartment in the Sovereign, a new 50-story high-rise in the upscale Buckhead neighborhood. The building features a broad terrace and a pool.
Price: $1.242 million

"They are the most aggressive buyers in the market right now," said Kevin McBride, an agent with Atlanta Fine Homes Sotheby's International in Atlanta. In international hubs like Atlanta, overseas clients now account for anywhere from 10 to 30 percent of sales, industry experts say.

Even Immobel, a company based in Warsaw that specializes in translating online real estate listings into 13 languages, has seen the number of U.S. agents using its services jump by 30 percent in the last year, according to Janet Choynowski, the company's chief executive. Agents are "really eager to reach out to buyers proactively by any means they can," Ms. Choynowski said.

But even before the financial meltdown of the last few weeks, there was growing concern that the much-publicized flow of international buyers into the United States was slowing.

Earlier this year a study by the National Association of Realtors found the number of agents who sold a home to an international buyer actually decreased in the last year, from 18 percent to 13.3 percent.

And the dollar has strengthened in the last six months, diminishing the so-called "currency exchange discount" that helped make U.S. property a bargain for many foreign buyers. The euro was worth $1.60 in July; it has been about $1.29 recently. The British pound has dropped from $2.10 in November 2007 to around $1.59.

"The dollar has gotten stronger and that makes the investment appeal that much weaker," said Melissa Cohn, president of Manhattan Mortgage Company.

Ms. Cohn says the number of international buyers in New York City has dropped by 50 percent in the last six months. And with credit tight, the list of mortgage companies in the city willing to finance a purchase by a foreign resident has dropped from 10 to 4, she says.

That is not good news in Manhattan, where international buyers typically buy a third or more of the apartments in new buildings, according to local experts.

But international buyers continue to play an important role in the local market. For the W NY Downtown, a 56-story project under development in Manhattan, 74 percent of the initial sales have been to foreign buyers, primarily from South Korea, the United Arab Emirates and Italy, a project spokesman said.

In Miami, which has been particularly hard hit by the market slowdown, as many as 50 percent of sales in some neighborhoods are to overseas clients, despite the credit crunch and strengthening dollar, says Teresa Kinney, chief executive of the Greater Realtor Association of Miami and the Beaches. This month the organization was host to a contingent of 150 international agents, including 103 from Russia, who toured properties and networked with Miami agents before they headed to the National Association of Realtors' annual convention in Orlando, being held from Nov. 7-10. And in the past year group members have traveled to events in Paris, Madrid and Moscow to forge alliances.

"It's our biggest source for new business in Miami," Ms. Kinney said.

Around the country, industry executives are organizing similar initiatives. In September, the Texas Association of Realtors, for the first time, led 100 agents from Texas to Guadalajara, Mexico, to a trade conference. Mexican citizens were the third-largest group of international buyers in the United States last year, behind only Canada and Britain, according to the National Association of Realtors study.

Four thousand miles away in Hawaii, Dano Sayles of Coldwell Banker Island Properties is expanding his participation in international groups and attending conferences around the world to make new contacts.

"What really saved my market in south Maui last year was the Canadians," said Mr. Sayles, who specializes in homes of more than $2 million.

In Honolulu, Sakara Blackwell, president of Optimum Realty, recently hired staffers who speak Mandarin and Korean, hoping to take advantage of moves by China and Korea to loosen restrictions on their citizens making foreign purchases. Overseas buyers now represent about 20 percent of her business.

Skip to next paragraph
Steve Mitchell/Associated Press

Buyer: Russian fertilizer tycoon
Where: Palm Beach, Florida
Property: Donald Trump's lavish 6-acre waterfront estate. The 60,000 square-foot mansion includes gold fixtures, a 50-car garage and a 475-foot beachfront.
Price: $95 million

"A couple of years ago it would have been zero," Ms. Blackwell said.

The outreach to international markets also has been increasing on the Internet.

As global markets slow, agents say different types of international buyers have been emerging. In many markets, "vultures" are going after depressed and foreclosed properties, sensing that the bottom is near. Others are looking at a luxury real estate as a safe good investment, more than simply a second home.

"People are buying in the U.S. not necessarily because they think it's cheap; they're buying because they see it as a safe haven for their money," said Ms. Choynowski of Immobel.

Many of those buyers aren't affected by credit problems — they're paying in cash, agents say.

But the recent headlines and sharp price drops in many markets have left both investors and second-home buyers confused and uncertain. Media reports often don't reflect the luxury market, which performs differently than the general overall market in many cities, industry executives say. "People don't know what to believe," said Bruce Hiatt, owner of the Luxury Realty Group in Las Vegas.

So these days many international clients are "Lookie Lous" — industry slang for those who are shopping but not buying — says Bahar Tavakolian of the New York-based Fox Residential Group, which organized an international division two years ago when foreign buyers were emerging as a big factor in sales.

Many of her foreign contacts are surprised to find there are few bargains in Manhattan, with the median price of a condo about $1.2 million, according to the Prudential Douglas Elliman real estate agency.

"I get more calls seeking advice" than those actually wanting to buy, Ms. Tavakolian said. adding that she believes the whole nature of the international business has changed recently.

But many U.S. companies hope the number of foreign buyers will bounce back once markets settle or the dollar weakens again. Partly in preparation for that time, the industry is continuing to lobby for reduced visa restrictions, including a special permit for foreign retirees, which might help encourage international deals.

"People are buying across borders," Ms. Choynowski said. "That's just the way it is now."

source: ny times


Fort Lauderdale & Real Estate Blog

Rory Vanucchi

www.LasOlasLifestyles.com

RoryVanucchi@gmail.com

Real Estate Increasingly Onerous for Foreign Buyers

Published: November 6, 2008

Try as they might, Gary and Denise Murphy of Birmingham, England, have not been able to purchase their dream home in Florida.

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Jean-Philippe Defaut for The International Herald Tribune

Brian and Vicky Dingley at their local pub, the Golden Dragoon, in Northampton.

First, the interest rate on a 30-year mortgage rose from 4.9 percent to 7.9 percent. Then, the required down payment was raised — from 25 percent to 50 percent.

Even after the seller dropped the price on the three-bedroom condo from $333,000 to $224,000, to prevent the sale from falling apart, the lender asked for what Gary Murphy, a self-employed businessman, thought was an inordinate amount of paperwork.

The couple says that, no matter what they do, they have not been able to get approval for a loan.

"It's always two steps forward and five steps back," said Mrs. Murphy. "It's just impossible to get a mortgage right now."

She said lenders obviously are wary about lending money in the current economic environment, especially to foreign buyers, which has thwarted their plans to buy their "dream" condo in Orlando, right behind the city's convention center.

"We really want this condo because it overlooks a lake and you can see the fireworks display from Sea World," Mrs. Murphy said. "We are extremely disappointed because we had hoped to use it as a vacation home and also to rent it out."

Over the past few years, the rapid decline of the dollar against major foreign currencies, including the British pound, has been instrumental in sparking interest among European buyers in the U.S. property market. And they have been buying investment properties and second homes, especially in Florida.

(A 2007 survey by the National Association of Realtors in the United States found that Florida led all states in foreign home buying, accounting for 26 percent of all international purchasers. California was next at 16 percent, followed by Texas at 10 percent.)

But the credit crunch has taken a toll this year and, unless a foreign buyer is flush with funds, the buying process has grown onerous.

Tania Russo, a real estate agent in Palm Beach, Florida, said that many lenders are charging as much as 2.5 percent of the loan amount, what the industry refers to as "points," to close a loan, making financing expensive.

"Most lenders are requiring any foreign buyer to put 50 percent down right now," she said. "That's why most buyers we're seeing are cash buyers, so financing is not needed."

Scott Wilson, a mortgage broker in West Palm Beach, said U.S. banks that make mortgage loans to foreigners tend to be smaller, private banks that have not overextended themselves in the same way as other banks. Yet loan-to-value limits for foreigners — the amount that institutions will lend in proportion of the value of the property — have dropped to 60 percent to 70 percent from their previous levels of 80 percent to 90 percent, he said.

The good news is that, as far as interest rates are concerned, "they have remained fairly steady, from the low 6 percents to the mid 7 percents," he said.

And not every buyer from overseas has had a bad experience.

Brian Dingley of London recently purchased two properties just outside Tampa, Florida — including one that has yet to be constructed. The entrepreneur plans to move permanently to Florida as soon as his investor visa is approved.

"The Tampa International Airport has direct flights to London and the population of Tampa is growing at 8 to 9 percent," he said. "I think we are reaching the bottom of the housing market so it's an excellent time to buy a property over there."

His only advice? Find a reputable builder. After checking out eight builders, Mr. Dingley said he finally decided to hire Mercedes Homes, a construction company based in Melbourne, Florida.

Hal Farber, a real estate agent in Boca Raton, Florida, said he had worked with an increasing number of European buyers this year despite their difficulties in securing mortgages. He said he recently helped German buyers to purchase a multimillion-dollar condo on Miami Beach — and the euro was worth $1.58 then. (It has been hovering around $1.29 in recent days.) "Already, today, the value of their investment has gone up as the euro has become slightly weaker," he said.

As for mortgages, he admitted that the U.S. lending market is extremely conservative at the moment. "Generally, though, foreign investors with a 30 percent to 50 percent down payment should be able to find financing," he said.

Gunter Haubrich, a real estate agent in Boca Raton, Florida, said it took 45 to 60 days for most foreigners to complete the purchase of a home in the United States. But the good news is that "the actual closing — the final signing of the contract and the disbursement of funds — can be done without any of the principals in the same room as faxes or PDF files can now be sent," he said.

Some agents say they are seeing increasing interest from buyers in a variety of countries, not just Britain.

Margaret Wojtowicz, an agent in Wellington, Florida, said she had worked with more buyers from Poland this year.

"Because of the value of the dollar, the prices are great for them," she said. "I've found that they want properties close to the beach and close to fine shopping areas."

One buyer from Germany, Stefan Werner, who purchased a home in Fort Myers, Florida, in mid-August, said he was able to sidestep U.S. mortgage challenges by financing his loan through his local bank in Germany.

"I didn't find the property-buying process in America difficult in the least," he said. "You just need to find a good broker who will look after your interests."


source: ny times


Fort Lauderdale Blog & Real Estate News

Rory Vanucchi

www.LasOlasLifestyles.com

RoryVanucchi@gmail.com