Eng Wah properties put up for sale

Eng Wah properties put up for sale

 

Portfolio worth around $190m; bulk of proceeds may go to shareholders

 

By KALPANA RASHIWALA

 

(SINGAPORE) Eng Wah Organisation, the subject of a reverse takeover, has put a portfolio of five cinema, retail and office properties up for sale, which sources suggest could be worth about $190 million.

 

The five are Toa Payoh Entertainment Centre and Jubilee Theatre at Ang Mo Kio – both of which are shopping/entertainment complexes anchored by Eng Wah cineplexes – as well as the former Mandarin Theatre in Kallang Bahru and Empress Theatre in Clementi (which have been shut down) and the 16th floor of Orchard Towers.

 

The space in Orchard Towers comprises offices spread across three units – one occupied by Eng Wah and the other two leased out. There are plans for a collective sale of Orchard Towers, which stands on a freehold site in the prime Claymore area.

 

The other four properties are on sites with remaining leases ranging from 61 to 70 years.

 

Of the four cinema/retail assets, the ones in Ang Mo Kio and Toa Payoh (both close to MRT stations) can be refurbished and repositioned for a higher yield, while the other two properties at Clementi and Kallang Bahru, which are currently vacant, are candidates for redevelopment, said Jones Lang LaSalle’s regional director and head of investments Lui Seng Fatt. JLL is marketing the portfolio through an expressions of interest exercise that closes on Feb 14.

 

‘Eng Wah is open to selling the entire portfolio of five properties or any one or more of these properties individually,’ he added.

 

Eng Wah is prepared to lease back the cinema space in Toa Payoh and at Jubilee Theatre in Ang Mo Kio if the buyer offers it at a mutually agreeable rental rate. However, leaseback is not a condition for the sale, Mr Lui added.

 

The cinema-cum-entertainment group is in the midst of a reverse takeover by Japanese pharmaceutical firm Transcutaneous Technologies (TTI).

 

Eng Wah has said that upon completion of the deal, the group’s operations would be discontinued and substantially all its assets would be disposed of.

 

An earlier BT commentary pointed out that except for $10 million which will go to TTI, Eng Wah will distribute all proceeds from the sale of assets, together with cash in hand, to its shareholders.

 

At the time that the RTO was announced in May last year, Eng Wah managing director Goh Min Yen said the group was studying various options, including selling the entertainment businesses to the Goh family.

 

On the stock market yesterday, Eng Wah closed unchanged at 68.5 cents. It stood at 40.5 cents just before it made its RTO plans public.

 

Source: Business Times

Paragon to get $82m makeover

NEW LOOK, MORE SPACE

 

Paragon to get $82m makeover

 

PARAGON Shopping Centre will soon sport a new look.

 

The icon along Singapore’s Orchard Road shopping strip is embarking on an $82-million makeover that will give it a new facade and more retail and office space by the end of the year.

 

Its new front will include pop-out glass boxes that will lift shopfronts above the ground level.

 

Stores at the front of the building will sport windows three times taller than the current ones.

 

And a yet-to-be-disclosed flagship store will make its mark with a five-storey high shopfront.

 

The makeover ‘will provide these tenants with significant visibility and brand expression,’ said Mrs Linda Kwan, Paragon’s general manager.

 

The new look for the mall at the junction of Orchard and Bideford roads is the work of DP Architects, which oversaw the integration of Paragon and the former Promenade into a single mall in 2003.

 

DP aims to create a modern and upmarket look for Paragon, to reflect its status as a leading mall for international luxury goods.

 

The latest renovation will also add 11,600 sq ft to Paragon’s nett lettable area, which now stands at 650,000 sq ft. Besides the extra retail space, two more floors, or 29,000 sq ft, will also be added for use as offices and medical clinics.

 

The mall will remain open during the renovation.

 

HO AI LI

 

Source: Straits Times

All may gain if Goodman bags JTC Reit

All may gain if Goodman bags JTC Reit

 

By KALPANA RASHIWALA

 

AUSTRALIA‘S Goodman group is reportedly expected to clinch the job of being the manager of a proposed real estate investment trust that will hold about S$1.6 billion of industrial properties to be divested by JTC Corp. No official announcements have been made so far.

 

Market watchers expect Goodman to exit an existing business in Singapore – its 40 per cent stake in Ascendas-MGM Funds Management, the manager of Ascendas Real Estate Investment Trust (A-Reit). JTC’s subsidiary Ascendas holds the remaining 60 per cent.

 

Some industry players suggest that giving up its stake in the A-Reit manager was probably a condition JTC laid down for Goodman if it wants to manage the new Reit.

 

That makes sense. For one, it removes conflict of interest. Goodman can’t be having an interest in two Singapore industrial Reit managers who may compete for the same assets and tenants.

 

For Goodman, instead of having to divide its energies between managing two Reits in Singapore, it may be better to focus on just one Reit.

 

Another compelling reason for it to choose to manage JTC’s impending Reit and give up its stake in A-Reit’s manager is that Goodman can have full control of the JTC Reit manager, unlike A-Reit, whose Reit management company it controls jointly with JTC subsidiary Ascendas.

 

JTC may still keep a stake in the impending Reit – perhaps to assuage concerns of some of its tenants that the statutory board’s properties divestment will be accompanied by an increase in their occupation costs. But Goodman will clearly be in the driver’s seat for this new Reit.

 

Market watchers also expect Goodman to be a sponsor for the new trust, holding a stake of at least 20-30 per cent, in addition to having full ownership of the Reit manager.

 

That gives Goodman leeway to expand the new Reit as it deems best. The new Reit can ride on the Goodman group’s substantial clout – the group owns, develops and manages industrial and business space globally and has total assets of A$37 billion (S$46.5 billion) with over 700 properties under management. In Asia too, Goodman has a substantial presence in China, Hong Kong and Japan.

 

Goodman’s new Singapore Reit will be able to mine Goodman’s huge customer base for tenants for its existing and future properties as they expand across Asia. Goodman could also open the door for the Reit to acquire assets in the region.

 

These are some of the reasons why it makes sense for Goodman to choose sole control of the new Reit manager over continuing joint control of the A-Reit manager.

 

Its partner in the A-Reit manager, Ascendas, too may feel freer to grow the trust after Goodman leaves.

 

Since its listing on the Singapore Exchange in November 2002, A-Reit has focused exclusively on Singapore. No doubt its asset size has grown impressively – from an initial portfolio of eight properties worth S$607 million at the time of listing to 78 properties totalling S$3.3 billion as at Sept 30, 2007. But eventually, relying exclusively on the home market limits A-Reit’s expansion prospects.

 

Industry insiders say that A-Reit has never expanded overseas because of an understanding between Ascendas and Macquarie-Goodman (Macquarie and Goodman parted ways about 18 months ago although a name change to just ‘Goodman’ was effected only last year) that A-Reit will not venture overseas, where both Goodman and, at the time, Macquarie, have considerable interests. In a nutshell, it was to avoid conflict among the three parties overseas. Ascendas may have agreed to such conditions because back then, it needed to ride on Macquarie-Goodman’s brand name in industrial property funds management. Don’t forget, back in late 2002 when A-Reit was floated, Reits were still relatively novel here.

 

But five years on, Ascendas has gained considerable property fund management expertise, not only managing A-Reit but setting up property funds holding Indian properties, including the Ascendas India Trust (a-i Trust) which was last year floated as Singapore’s first listed Indian property trust.

 

Overseas markets

 

Ascendas also has significant presence in China and South Korea and is fast expanding in Vietnam. Ascendas may well decide to float separate Reits holding assets in various respective overseas markets. Or it may decide to park assets in some overseas markets in A-Reit. This will be an internal strategy Ascendas will have to sort out. But at least A-Reit will no longer be fettered from overseas expansion.

 

So if Goodman and Ascendas decide to part ways in the A-Reit manager, that may be a good thing, for both parties, as well as for A-Reit itself.

 

In July last year, JTC said it had shortlisted seven candidates to manage the Reit that will hold assets to be divested by the stat board. JTC is understood to have narrowed down on the final few candidates based partly on their track records and of these, Goodman probably offered the highest value for the assets that JTC will sell to the Reit.

 

If JTC does eventually pick Goodman to manage the new Reit, it should help smoothen ongoing negotiations on the price Goodman will receive for selling its 40 per cent stake in A-Reit’s manager.

 

Source: Business  Times

 

 

Goodman Group set to manage JTC Reit

Goodman Group set to manage JTC Reit

 

By UMA SHANKARI

 

JTC Corporation is set to appoint Australian-listed property and wealth management company Goodman Group to manage its upcoming real estate investment trust (Reit), sources say.

 

The news follows last month’s report in the Australian Financial Review that Goodman Group beat competitors – including Singapore’s CapitaLand and Mapletree Investments – to become the manager of Singapore government-owned JTC Corporation’s upcoming trust.

 

Other names in the running included Challenger Financial Services Group and CapitaLand subsidiary Australand, both of which are listed on the Australian stock exchange, the report said.

 

The report also said that UBS, Goldman Sachs and DBS are in line to underwrite the offer.

 

Industry players said the Reit’s initial property portfolio is expected to be worth more than $1 billion.

 

When contacted by BT, JTC said that the selection is still ongoing. JTC said in July 2007 that it would announce the winning manager and underwriter by the end of that year.

 

‘We are in the process of selecting the Reit manager and we will give updates at the appropriate time,’ said a JTC spokeswoman.

 

Goodman already has substantial assets in Asia, including a 40 per cent stake in the manager of Singapore-listed Ascendas Real Estate Investment Trust (A-Reit).

 

Goodman is looking to expand in the region, market watchers have said. In mid-2007, Macquarie and Goodman ended a partnership that began in 2001. Macquarie paid more than A$730 million (S$922.4 million) to divest its investment in Goodman.

 

JTC, Singapore’s biggest industrial landlord, said last July that it will divest some $1.4 billion-$1.6 billion worth of assets and focus its attention on strategic developments with a longer payback time.

 

The bulk of the assets to be sold will be pumped into a Reit, chief executive Ow Foong Pheng told reporters at the time.

 

JTC also said at the same time that it has short-listed seven Reit managers and would announce the winning manager by the end of 2007. The Reit was scheduled to be listed on the Singapore Exchange (SGX) in the second quarter of this year.

 

A-Reit, Singapore‘s second Reit, was set up by JTC unit Ascendas five years ago. The trust has since expanded by acquiring industrial buildings.

 

Source: Business Times