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Old March 16th, 2010, 05:29 PM   #101
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Old March 16th, 2010, 05:31 PM   #102
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Old March 24th, 2010, 07:28 PM   #103
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Old March 29th, 2010, 10:27 AM   #104
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Old March 30th, 2010, 08:39 AM   #105
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Quite hard to believe they're almost as tall as Langham ... and it's a crowded area already.
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Old April 8th, 2010, 05:48 PM   #106
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Surge of new luxury flats to test strength of demand
Analysts, agents and buyers divided on market response

31 March 2010
South China Morning Post

A flood of new luxury homes is expected to hit the market next month and industry watchers are divided on how potential buyers will respond.

Interviews with people who are looking for a new home reflect the range of views held by analysts and agents.

Self-employed engineer Jason Wong, for one, plans to buy a flat at Festival City, a development by Cheung Kong (Holdings). "We have two children. We need a bigger living space, and Tai Wai has better transport connections," he said.

But Jeff Pao, who works in a news agency, prefers to wait. "I don't want to buy at the market peak. Prices may drop once interest rates increase in the middle of this year. I will buy once prices drop 10 per cent," he said.

Pao sold his flat at Ocean Shores in Tseung Kwan O in June last year and is now renting a flat in the same estate.

Buyers' concern about whether prices have peaked will lead to a slow take-up of new flats, some analysts and agents say. But others remain bullish, pointing to the strong demand.

The first phase of the 4,304-unit Festival City was launched for sale last Friday, getting to the market just ahead of the release by a consortium led by Sun Hung Kai Properties of Larvotto, a luxury project in Ap Lei Chau, over the Easter holiday.

A consortium led by Sino Land is also expected to launch the Hermitage in West Kowloon for sale next month.

All three projects target the higher-income groups.

Although Festival City is located in the non-core area of the New Territories, the minimum price of the first batch of 20 flats released last week was HK$8.95 million.

The 715-unit Larvotto project is pitched at an average of HK$25,000 per square foot, with the minimum price of a flat at about HK$60 million.

Analysts expect prices of the Hermitage, which will offer 852 flats, to reach HK$13,000 per square foot.

These three luxury residential projects are expected to ease demand significantly and consume a good portion of the market's buying power, analysts say, stirring concerns about the strength of support for new releases due later this year.

Property seekers are becoming wary of rising home prices, said Michael Wu, a director at Fitch Ratings.

He points to Festival City's slowing sales. Fewer than 400 flats at a cost of between HK$8,000 and HK$11,000 per square foot were sold in the first three days of sale. Of this number, 300 were sold on the first day. This compares with the developer's weekend sales forecast of 1,360 flats.

"If the response at Larvotto and the Hermitage is similar, we may conclude that the market is seeing a turnaround," Wu said, adding that the two projects' pricing would be crucial.

Any slowdown will affect how developers of upcoming projects set their prices, he said.

Ricacorp Properties managing director Willy Liu Wai-keung also thinks sales may slow after the current wave of launches.

"They are the biggest new projects to be launched this year. They will appeal to demand on Hong Kong Island, Kowloon and New Territories and transactions will slow down for a while until buying power recovers," he said.

There are still some eager buyers. Wong, the 38-year-old owner of an engineering company who is mulling a move to Festival City, has lived in a 600 sq ft flat at City One Sha Tin for more than eight years. He is confident about the timing of the buy.

"Prices of similar-sized flats at my estate have already reached HK$6,000 per square foot. Apartments in the two-year-old Palazzo at Fo Tan MTR station already cost more than HK$10,000 per square foot," he said.

Yvonne Wong, a homeowner in Baguio Villa in Pok Fu Lam, waited in vain for a correction in property prices for six months and said she now plans to buy a 1,300 sq ft flat for more than HK$10 million. "Prices keep going up and we are also facing a depreciation in our currency. New projects offer a higher upside potential in prices, compared with old housing estates," she said.

Baldwin Ko, an executive director of Agnes b Delices, is watching the market before he jumps in. He is leasing a 1,600 sq ft flat at Bel-Air Residence in Cyberport for HK$45,000 a month and has seen new rental agreements for similar flats reach HK$60,000 a month.

But prices are too high to buy now, he said. "I will enter the market if there's a 20 to 30 per cent price correction in early 2011 as my lease will expire by then," he said.

Buyers who defer their plans because of concerns over rising rates could be mistaken, said Eric Yuen Chi-fung, the head of research at Guoco Capital, who expects interest rates to remain at current levels for at least the remainder of the year.

"Hong Kong did not follow the last two rate cuts in the United States and I don't think we follow the first two increases in rates when the cycle turns," he said.

Yuen expects a strong take-up of new releases next month, followed by a decline in sales volume.

"But the underlying demand for housing is strong. This is shown by the fact that more than 20,000 people applied to buy Sandwich Class Housing Loan Scheme flats recently," he said.

The 838 flats on offer under the scheme were oversubscribed by 25 times by the time applications closed on April 22, according to the Hong Kong Housing Society.

Yuen expects property prices to rise 10 to 15 per cent this year.

This optimistic view carries some risks, Polytechnic University professor Eddie Hui Chi-man said. "If rates were to rise fast, this will dampen the affordability of flats for buyers. But if there is no sharp increase, there could be a mild increase in prices."
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Old April 9th, 2010, 08:49 AM   #107
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Old April 11th, 2010, 09:35 AM   #108
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Old April 12th, 2010, 08:38 AM   #109
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Developers set for field day as fewer units on sale
12 April 2010
The Standard

Attention has focussed on key launches due this month with fewer new flats available.

Cheung Kong Holdings' (0001) Festival City in Tai Wai continued to take the lead over the weekend with around 64 transactions, according to Ricacorp.

Executive director Justin Chiu Kwok- hung said dozens of homes will be reserved for May 1 Golden Week holiday sales.

Cheung Kong may face direct competition from Sino Land's (0083) The Hermitage in Tai Kok Tsui and The Balmoral in Tai Po, which obtained pre-sale consent earlier.

Sino's six-tower project in Kowloon will deliver 852 homes. Typical units will be from around 700 square feet, while special units will mostly be 2,000 sq ft or larger.

Hong Kong Property assistant district director Sunny Chung said show flats will open in around two weeks, with sales held late this month. Sino will ask from HK$15,000 per square foot for seaview units, he noted.

Secondary seaview units at Sino Land's nearby waterfront project, One SilverSea, average HK$12,000 psf.


Sun Hung Kai Properties (0016) is in final talks with the Urban Renewal Council on their Lime Stardom joint venture nearby that is likely to go on sale at the end of this month.

``Lime Stardom will be like a boutique hotel that specializes in smaller units,'' Chung said, noting ``The Hermitage homes are mostly larger than 1,100 sq ft ... and target upgraders.''

Of the 377 homes at Lime Stardom, around 94 percent have one or two bedrooms. The developer is targeting from HK$10,000 psf for these units and at least HK$13,000 psf for three-bedroom homes, Chung said.

Larvotto by SHKP, Kerry Properties (0683) and Paliburg Holdings (0617) is expected to hit the market this week at the earliest. SHKP earlier said seaview units of around 2,500 sq ft at Tower 1 will be made available first.

Midland Realty said homeowners in the district have raised their asking prices by 3 to 5 percent. Twenty percent of them have shelved sales, while half of the owners in Sham Wan Towers nearby have done so.
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Old April 19th, 2010, 05:28 PM   #110
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Old April 19th, 2010, 05:33 PM   #111
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New units spur sales push
16 April 2010
The Standard

Developers have announced various measures to lure end users and discourage speculators amid a number of impending launches.

About 40 lower-floor homes with park views at Festival City in Tai Wai will be available tomorrow, said Cheung Kong Real Estate executive director William Kwok Tsz-wai. They will be priced between HK$7,500 and HK$8,000 per square foot.

Individuals opting for certain HIBOR-based mortgages can pay a fixed instalment of HK$9,988 for 15 months. Cheung Kong (0001) will also give a monthly cash rebate totaling the equivalent of 2 to 3 percent of the home price.

``This measure means nothing to speculators who may sell their homes within six or even three months,'' Kwok said. Sun Hung Kai Real Estate Agency executive director Lui Ting expects to get pre-sale consent for Larvotto in Ap Lei Chau today.

Flats measuring 2,600 square feet in Tower A will go on sale next week for around HK$25,000 psf.

To ensure a higher proportion of end users, companies or individuals can only buy one unit each and must pay a 30 percent downpayment before moving in.

Sino Land (0083) will launch The Hermitage in Tai Kok Tsui ``very soon,'' said sales and marketing general manager Salenda Lau.

It has received 3,000 inquiries, mostly for homes facing south.

Lau said Sino Land will take into account the prices of primary and secondary luxury residences in Kowloon including The Cullinan, The Arch and The HarbourSide, whose prices range from HK$16,000 psf to HK$29,000 psf.

The 964 homes at The Hermitage will be sold in three phases and homeowners can occupy them in the third quarter of 2011.

Emperor International (0163) expects to open two show flats for Harbour One in Sai Wan by this month.

Homes will be available for sale next month at the earliest. The scheme has 103 flats, including three special units.
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Old April 28th, 2010, 05:11 PM   #112
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John Tsang still sees bubble risk, though flat price rises are slowing
27 April 2010
SCMP

Housing price rises and transactions have slowed, but Hong Kong still faces the risk of a property bubble, the government has warned.

Agents reported a drop in flat inspections as well as lower sales in the secondary market since the government announced cooling measures last week. They expected developers to delay marketing new projects.

The Financial Secretary John Tsang Chun-wah last week said the government would auction two land sites this summer. He also announced nine measures to increase transparency in flat sales, including requiring developers to publish the price list three days before flats were put on the market. He threatened to raise stamp duty on non-luxury properties to deter speculators.

"Although the momentum in the property prices has slowed in recent months, the risk of a property bubble remains," Tsang said yesterday. He said the slowdown was reflected by the monthly price increases of only 1.1 per cent in both February and March, down from 2.5 per cent in January. Property sales fell from more than 11,700 transactions in February to about 10,900 in March.

Tsang attributed the surge in prices to a huge flow of "hot money" into the economy, and low interest rates, as well as a relatively low supply of flats in recent years.

"From experience, we know that this combination of factors will not last too long," Tsang said. "Hot money will eventually be withdrawn and interest rates will return to normal levels affecting mortgage repayments. The only question is when."

Agents believe developers will defer the marketing of new projects. Sino Land's Hermitage project in Tai Kok Tsui and Sun Hung Kai Properties' Larvotto in Ap Lei Chau are scheduled for sale this month, according to agents.

Daniel Wong, district sales director at Hong Kong Property Services' West Kowloon branch, said the number of people viewing flats was down 20 per cent at the weekend from a week ago.

"In view of increasing market uncertainties home seekers have adopted a wait-and-see attitude," Wong said. Secondary market sales fell 3 per cent at the weekend, he said.

Meanwhile, a government spokesman said the Real Estate Developers' Association had agreed to allow prospective buyers to take photos in show flats.
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Old May 21st, 2010, 01:01 PM   #113
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Old June 14th, 2010, 09:32 AM   #114
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Old June 17th, 2010, 06:02 PM   #115
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Sino schemes tap upturn
The Standard
Thursday, June 17, 2010

Sino Land (0083) expects The Hermitage to fetch HK$15,000 to HK$29,500 per square foot when it is launched shortly.

As Sino's The Balmoral in Tai Po can go on sale today at the earliest, the developer looks set to make the most of the recent market upside by selling two projects at a time.

Sino sales and marketing general manager Salenda Lau said yesterday 4,000 prospective buyers visited a show flat at the Tai Kok Tsui co-development by Sino Land, Chinese Estates Holdings (0127) and Nan Fung Group.

Interest in four-bedroom homes is the strongest and these units will ask more than HK$20,000 psf, Lau said. Hong Kong Property senior sales manager Simon Tai Hok-man said about one third of prospective home sellers are waiting for sales figures at the six-building development and are hence not that eager to negotiate with buyers.

The Hermitage has 964 units, including 126 studio flats sized 375-415 sq ft.

Tai said Sun Hung Kai Properties (0016) and the Urban Renewal Authority's 377-home Lime Stardom in the same district - where 68 percent of homes range from 300 sq ft to just over 500 sq ft - are not directly comparable.

"For one, their locations are quite different," Tai said, adding: "Lime Stardom's selling points, the scale of its shopping mall and so on are so different." Henderson Land (0012) released on Tuesday the price list for the first 30 houses at The Beverly Hills, Phase 3, in Tai Po at an average HK$7,838 psf.

The cheapest home is a 3,450 sq ft house with a 238 sq ft garden, asking HK$22.3 million, or HK$6,455 psf.

The most expensive is a 5,152 sq ft house with a 1,308 sq ft garden, which is going for HK$46.6 million, or HK$9,036 psf.

Cheung Kong (Holdings) (0001) will be selling eight more units at Festival City in Tai Wai today at the earliest for an average HK$7,749 psf.

The developer will also sell three more homes at Celestial Heights, Phase 2, in Ho Man Tin from HK$12,333 psf.
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Old June 21st, 2010, 06:23 PM   #116
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Hermitage top draw as others hurt
21 June 2010
The Standard

The impending sale of The Hermitage stole the limelight from other new launches and strained primary property sales in general, realtors said.

Sino Land (0083) is expected to release the initial price list for the 964-home Tai Kok Tsui project today. It drew 10,000 visitors over the weekend. Special units with a private swimming pool can fetch as much as HK$40,000 per square foot, an agent estimated. But the developer has failed to sell any units at 79-unit The Balmoral in Tai Po since its launch on Thursday.

Henderson Land (0012) sold four houses at The Beverly Hills, Phase 3, since the official launch on Saturday, bringing total sales there to 16.

Ricacorp Properties district director Ben Kwok noted Sino's focus is apparently not on The Balmoral. Midland Realty sales director Raymond Chan Kwong-ming said the project's views are not particularly attractive. As units in Sino's adjacent multi-phase development Classical Gardens are only selling at HK$4,500-HK$4,600 per square foot, upgraders will take time to consider, he said. Both Chan and Kwok said secondary transactions in Tai Po have not surged, despite their discounts.

Hopewell Holdings (0054) has sold about five homes at Broadwood Twelve in Happy Valley since last week.

Hong Kong Property sales manager Andy Li Shing-yan said some buyers were put off before as they could not buy parking lots, but sales have improved since they became available on Friday.

Broadwood Twelve is asking about the same prices as nearby The Leighton Hill, but Li noted: ``The lump-sums are easily HK$30 million-HK$40 million and are not that cheap after all.''

On the secondary market, flats near The Hermitage rode on the upcoming launch to robust sales.
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Old June 24th, 2010, 07:00 AM   #117
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Old June 24th, 2010, 08:53 AM   #118
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Good perspective from the hills - really shows it almost gets as tall as Langham Place!
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Old June 28th, 2010, 04:04 PM   #119
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Home race heats up on Hermitage sales
The Standard
Monday, June 28, 2010

Another 60 flats at The Hermitage went on sale yesterday at around 2 percent more than the previous batch.

The homes in Tai Kok Tsui were put on the market a day after Sino Land (0083) sold nearly HK$3 billion of apartments in less than four hours.

The average selling price for the latest batch was HK$11,025 per square foot, compared with HK$10,820 psf for the third batch, a Sino employee said.

Prices range from HK$9.04 million for a 1,003 square foot apartment to HK$19.97 million for a 1,477 sq ft home.

On a per-square-foot basis, that worked out to between HK$9,018 to HK$13,523.

Sino Land sold 231 flats on Saturday after releasing three price lists last week that ranged from HK$10,230 to HK$10,820 psf. Property agents said the fast pace of weekend sales indicates the local property market has recovered, and that they are bullish for both the primary and secondary markets.

"Around 20 to 30 percent of secondary home sellers in the same area and nearby areas have asked for an increase of 2 to 3 percent," said Hong Kong Property Services sales director Benny Yu.

But he believes prices will not soar as most sellers are "rational" and the market will not accept "too aggressive" asking prices. Yu estimates sales and prices in the primary and secondary markets will rise by 10 percent and 5 percent, respectively, in the second half if interest rates remain low.

He added that developers may tap into improving sentiment by launching projects earlier than expected. These may include Sun Hung Kai Properties' (0016) Lime Stardom in Tai Kok Tsui and Larvotto in Ap Lei Chau.

Midland Realty director Andy Ho Ming-pui said the two SHKP projects will sell well if prices are "reasonable."

Prices have returned to the level they were before tightening curbs were imposed, while secondary market sales surged more than 50 percent month to month, showing demand is still huge, Ho added.
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Old June 29th, 2010, 02:53 PM   #120
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