Malaysian companies keen to go global

THE Global Financial Crisis of 2008 has caused a number of Malaysian developers to venture abroad while keeping their footprint on their home turf. The interest to go global seems to be gaining ground, spurred by internal and external issues.

As two Singapore-based property consultants say, “push and pull factors.”

Singapore-based Cushman & Wakefield’s research director Christine Li says year-to-date, with data as at Nov 21, total foreign investment into Singapore amounted to US$5.96bil, which is almost double the US$3.29bil from 2015.

Li says the figures include all property purchases from residential, office to industrial land, at both corporate and individual levels.

“This shows that foreign investors are more active compared with the past few years. It could be due to global market volatility as a result of Brexit, the oil and gas sector and the Trump factor.

“Foreign investors see Singapore as a defensive play where investment is fairly protected due to the strength of Singapore dollar,” says Li.

Land deals

On Dec 7, Selangor Dredging Bhd reported to the Bursa Malaysia that it was buying a parcel of less than one acre, or about 32,000 sq ft, in Serangoon Road, Singapore for RM146.96mil.

The land is located along the main thoroughfare of Serangoon Road, in a residential cluster of landed, mid- and high-rise condominium developments with a view of the Kallang River, city skyline and 600 m from the Potong Pasir MRT on the North-East line.

Selangor Dredging says although the purchase is subject to “risks inherent in Singapore’s property development industry” the board considered it “reasonable and in the best interest of the company.”

Selangor Dredging is no stranger to Singapore. Its first foray into the city-state was in 2007. It has four completed projects there and one which is on-going, excluding the latest purchase.

The focus on Malaysian developers in Singapore started when IOI Properties Group Bhd bought a 99-year leasehold land at Central Boulevard in Singapore’s Marina Bay area. It has other projects in Singapore but what jolted the investing public and analysts was the cool S$2.57bil (RM7.77bil then) forked out for the 2.69 acres.

Property investments across the different sub-segments of residential, office and industrial in Singapore have been brisk amid today’s global uncertainties.

Li says as of this year, Malaysia is the second highest investor in the city-state with a total investment of US$2,034.2mil, driven mainly by the IOI Properties purchase of Central Boulevard. This represents a near eight-fold increase compared to a year ago when Malaysia’s total investments amounted to US$263.3mil.

Qatar took the top position with a total investment of US$2,477.1mil in year-to-date 2016.

Says Li: “It was rather muted last year in terms of total volume. The pick-up came in the second quarter this year.

“Singapore’s investment properties picked up pace because of a few high-profile deals, driven mainly by sovereign wealth fund such as Qatar Investment Authority’s purchase of Asia Square Tower 1 and Malaysia’s IOI Properties buying Central Boulevard site.

“This year also saw more ultra-high net worth individuals such as Dr Tahir buying Straits Trading Building at a record price on per sq ft basis.”

Indonesian tycoon and philanthropist Dr Tahir, who goes by one name like most Indonesians, bought the Straits Trading for S$560mil, or S$3,520 per sq ft (psf) based on a net lettable area of 158,897 sq ft.

This sets a new record price on a per sq ft price.

Record-setting prices

According to CBRE Group Inc, IOI’s purchase of the Central Boulevard land, the first sale of land in Singapore’s Marina Bay in nine years, also set a record for government land sale.

IOI’s bid, equivalent to S$1,689 per sq ft of gross floor area exceeded the earlier highest price set in 2007 when the Asia Square Tower 1 site was sold for S$1,409 per sq ft.

Singapore-based SLP International Property Consultants Pte Ltd executive director David Neubronner says there are a lot of push and pull factors with the IOI Properties deal.

“IOI Properties Group is (seen as) capitalising on a window opportunity, not in terms of capital value but in the supply cycle anticipated in the period 2019 to 2021 when the new office block is expected to be completed.

“But their reasons (for the purchase) can be compelling if we view it from the geo-political perspectives, the push and pull factors,” he says.

Neubronner explains that in Malaysia, mainland Chinese “are crowding and pricing out the big boys from their key playgrounds.”

This has been one of the complaints by local developers when Chinese developers entered Johor. Their willingness to fork out unprecedented high prices spooked the market, pushing up land prices particularly in Iskandar Malaysia.

The other issue bedevilling the property development sector is the oversupply situation in virtually every sub-segment of the Malaysian property sector including high-rise residentials, hotels, office and retail space.

“Singapore always has the edge given the proximity, familiarity and strong Singapore dollar,” Neubronner says.

The last several years post-2008 Global Financial Crisis saw quite a number of Malaysian developers and funds entering the global arena, be it property development or purely as an investment income.

Permodalan Nasional Bhd, the Employees Provident Fund (EPF) and civil service pension fund Kumpulan Wang Persaraan (Diperbadankan), also known as KWAP are among them. Most of their interests are predominantly British although they do have a few properties located in Australia and Europe.

Eyes on Battersea

Probably, the most well-known foray abroad is by a consortium comprising SP Setia Bhd, Sime Darby Bhd and EPF to develop Britain’s Battersea Power Station in a 40:40:20 venture project. The development on about 40 acres will have a gross development value of £8bil.

Phase one, known as Circus West, comprising 865 units was completed this month and owners will be picking up keys to their units over the next six months. There will be some interest on how the British vote to leave the European Union will impact Battersea Power Station and the broader British property market going forward.

Other developers who have gone abroad include the Eco World group. Parent company Eco World Development Group Bhd is trying to build its international property business through Eco World International, which is scheduled for listing early next year.

Interestingly, it is Tan Sri Liew Kee Sin, Eco World Development Group Bhd chairman who spearheaded SP Setia’s move into Britain when he was heading the SP Setia team. This may explain the current interest in Eco World International imminent listing.

There have been other private sector developers who have entered Britain like Eastern & Oriental Bhd (Princess House), IJM group (mixed development Royal Mint Garden), MTD Capital Bhd (One Crown Place) and privatedly-held Beneton Properties Group who has several projects in Britain.