Thursday, May 27, 2010

Economic tsunami heading our way

CPI Writings
Written by Dr Lim Teck Ghee
Thursday, 27 May 2010 23:11
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Most Malaysians are still blissfully unaware of the important economic changes that are just around the corner. These changes are going to affect not only their wallets but also way of life.
According to recent news report, the Cabinet is going to discuss the issue of subsidy cuts as early as next week. Although actual action on withdrawal or reduction of various subsidies may take some time to implement, it looks like the government is finally going to bite the bullet on this sensitive and contentious issue.
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In fact the government should be faulted for not taking earlier action to wean the Malaysian public away from subsidies. Subsidies on the pricing of essential goods and services that do not reflect market prices can only be sustained for a limited period of time in any country unless the country has permanently deep pockets.
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The phasing out of subsidies should have taken place much earlier in Malaysia but for political reasons and to curry favour with the electorate, that day of reckoning has been postponed several times by the BN government.
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In the last two years, it has become abundantly clear to many economic analysts that the longer the government waits to reform the pricing system, the more economic damage it will inflict on the country.
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In 2007, the government spent RM40.1 billion on subsidies. In 2009, the figure had ballooned to RM79 billion. This has led to the country’s biggest budget deficit in more than 20 years. The national subsidy bill on petrol and essential goods amounts to some 22 percent of government expenditure – a figure that has finally spooked the government.
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Economic impacts of subsidies
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It is well recognized that price controls and subsidies not only distort price signals, but they also result in over-consumption and waste. In a scenario where global prices are rising, imported price-controlled items will become increasingly costly to support. It is also important to note that subsidies were originally intended to support the vulnerable groups.
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However, what has taken place is that it has been extended to benefit a wider group, including the well-off. This absence of targeting has made the subsidy system in Malaysia wasteful and inefficient.
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What has also taken place has been the unintended impact in terms of smuggling and hoarding of subsidized items. Cooking oil which is subsidized for domestic use only, for example, has been hoarded by industrial users for industrial use. During periods of shortage – such as the January 2008 cooking oil crisis – the government imposed a 5kg limit for each purchase to restrain public demand. However, the limit on purchase resulted in buying, which necessitated theg to negotiate with cooking oil manufacturers to increase their supply.
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Another example is when vehicles (boats and cars) from neighbouring countries come to Malaysia or Malaysian waters to purchase or smuggle cheap petrol and diesel out of the country. Leakage of these subsidies is costing Malaysia at least several billion ringgit annually.
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It is not only the ordinary consumers that will be hard hit by subsidy withdrawal. Businesses such as the construction industry will be adversely affected by the withdrawal of subsidies on steel products and cement. The withdrawal of subsidies on gas and petrol will mean higher energy and transport expenses for all businesses and services, which in turn can be expected to pass on the higher costs to consumers.
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From paying more to buy a house to higher prices for public and private transportation, food items, restaurant bills, health care, utilities, Malaysian consumers can expect a steady escalation in their cost of living on all fronts.
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How will these higher prices and higher cost of living affect Malaysians?
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Various economists have speculated that the impending cuts in subsidies will add a relatively small burden to the Malaysian consumer because of their expectation of a very gradual phasing out of subsidies. Estimates of an increase in the consumer price index by a miniscule 1.5-3.5% for 2010 have been provided by the more optimistic economic analysts.
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Since we do not have details yet of the extent of subsidy cut, these low projections are premature.
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Any projected low inflation rate in the event of subsidy withdrawal this year, however, seems to be unrealistic if we take into account the Finance Ministry’s estimate that the Government is currently spending around RM8,000 per person annually for subsidies on various goods, including rice, sugar and fuel.
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Another estimate is that subsidies amount to RM12,900 for every household annually. If these figures are to be believed, it will mean that each household will have to pay tens of thousands of ringgit more in the coming year for the same goods and services they spent on last year, should subsidies be completely removed in one stroke.
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Of course this complete withdrawal of subsidies will not happen since it is not desirable nor is it politically possible for the government to remove the subsidy system all at once. Such a drastic measure will certainly bring about a voter backlash that will mean the end to the BN government.
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However, even with a very gradual withdrawal of subsidies over a period of years and with the side effects of arbitrary price increases and the expected round of wave of profiteering minimized, we can expect the average Malaysian household to have to spend at least a few thousand ringgit more a year to maintain the present consumption and lifestyle.
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So, be prepared for this impending drop in your living standards and new demand on your savings!
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Worst hit will be the poorer households. Millions of Malaysians are already struggling to survive. To lessen the serious socio-economic impacts arising from the withdrawal of subsidies, it is essential that the government fully evaluates the impact on poorer households and vulnerable groups and puts in place complementary reforms aimed at reducing the burdens.
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As poor households in both rural and urban areas all over the country can be expected to be hard hit, the open day on subsidy rationalization organized by government in Kuala Lumpur on Thursday (May 26) should not be seen as the end of the process of getting public feedback – rather only the beginning.
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More details of how much subsidies are costing the country on an itemized basis; where cuts are intended; how much the cuts will add to the cost of the service or product; mitigation measures; etc. need to be made available in the mass media and in the internet so that we can have a meaningful dialogue on the way forward to counter the looming economic tsunami. Note: This article was initially written and sent for translation into Chinese for the 'Red Tomato' paper on May 25 -- two days before the Open Day on the subsidy rationalization plan organized by the Performance and Delivery Unit of the Prime Minister's Department. According to Idris Jala, Minister in the PM's Department in his opening address, "the time for subsidy rationalization is now. Otherwise we have a time bomb on our hands." We cannot agree more with the sombre but realistic assessment provided by the Minister, as readers can gauge from this commentary.

Saturday, May 22, 2010

The Ritz Corporate Suites

The Berjaya project at the corner of Jalan Ampang and Jalan Sultan Ismail will consist of 2 blocks - a Serviced Apartment which is going to be managed by Ritz-Carlton and Grade A corporate offices. The Serviced Apartment which is the block nearer to KLCC is going to be launched next year. Unfortunately, there is no information about the price or layout but Berjaya has announced in the press conference that it will start from RM2000psf.
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The other block, which consists of 32 floors of Grade A offices has recently been launched for sale, starting from just over RM1000psf. The lower psf prices are applicable for the bigger units only. The smallest units at 755sf are going for about RM1300psf. There are 3 types of floors, each served by 10 lifts. Most floors have 7 units ranging from 755sf and 1012sf up to 2831sf. Some floors only have 4 units and the penthouses more exclusive, 2 units. Although each unit is equipped with a private toilet and shower, they also share common toilet facilities on every floor.
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Most units will not enjoy the famed KLCC view as they will be blocked by the Serviced apartment block. However, those facing the Serviced Apartments will enjoy the pool and tennis courts view and also view into any of the rooms who forget to close their curtains. There are only 2 units, both corner with these privileges. All the others face Bukit Nanas. Not bad since it is really green and the higher floors will enjoy the KL Tower view if it is not going to blocked by YNH's own corporate office project beside the Shangri-La. Unfortunately, this is also facing the afternoon sun and with 3 of the smallest units on this side, my own experience tells me it can get pretty hot. That means higher cooling bills but to most companies paying 5 figure rent for Grade A offices in this part of town, that is going to be quite negligible.
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The facade is nothing exciting for the building of this stature. The 2 blocks over an in-between podium design is similar to the Berjaya Times Square which despite all the fan-fare, ended up as just an over-rated version of Sungai Wang Plaza. It seems Berjaya have a lack of architect talent and they need to borrow the blue print of their Times Square for this project.
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As with most Offices, the units will be delivered bare with no fittings. Only air-conds will be provided. This is one of the advantages of investing in offices, in that they are normally rented out bare as well so that tenants can furnish and fit them as they please according to their own corporate image. Hence, the price you pay for the unit is the final investment figure unlike residential units which you will need to decorate and furnish nicely to get premium rental.
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It is indeed rare to get any Corporate offices for sale to investors, especially Grade A offices. There is only one other project in the KLCC area which is UOA's Binjai8 behind Nikko hotel. Even so, Binjai is peddled more as a SOHO concept rather than Corporate offices. The typical price tag for 1012sf unit in Ritz is RM1.3million which is not too bad considering a 1800sf office in Menara IMC close by is renting at RM14,000/month. However, the maintenance fee at RM1.50psf/month may become an additional holding cost if you are unable to rent it out. It is generally easier to rent a smaller office in KL city center, compared with larger units. That is the experience with UOA's Grade A office project in Bangsar. The result has been quite mixed with some owners fetching higher rental than others. But that's Bangsar area...
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Nevertheless, take up has been quite slow. At a week after launching, there is barely 10% sold. I think like many potential investors, I am tempted to pick up one of the smaller units facing Bukit Nanas but I am concerned about Berjaya's reputation with many of their projects, especially Times Square. That project took unusually long to build apparently due to Berjaya's cash flow problems.
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To be updated with pics

Thursday, May 20, 2010

Property Launches All Over Again?

2007 and 2008 saw a flurry of launches at the back of a booming property sector especially around the KLCC area. Starting from a launch low of around RM400psf (e.g. Parkview), we saw for the 1st time condominiums being peddled up to RM650psf (e.g. Marc Residence, Meritz) and then over RM1000psf (e.g. Troika). Then, despite the slowdown, the prices continued to climb and soon reached even RM2000psf. Every new launch seem to set a new benchmark in price. During the slowdown, we wondered if it will ever continue or is there a glut?

Then came 2009, with the gloom still looming, E&O boldly launched St Mary which saw a 70% take up within a month. Fact is, during the market slowdown, a lot of cash rich people were itching to put their money somewhere and St Mary offered that opportunity. Subsequently, the take up rate of all the 2009 launches started to taper and we wondered if we were ready to invest so soon after.

Well, this is 2010 and get ready for the big bang of property launches which we are about to experience. The Berjaya group has relaunched their plot on the junction of Jalan Sultan Ismail and Jalan Ampang below as a mixed commercial-residence project in conjunction with the Ritz-Carlton. There will be 300 luxurious units which will be sold at a minimum of RM2000psf. They expect to complete by 2011 but judging from Berjaya's reputation for slow-cooking, that is really a tall order.




Next, Bukit Ceylon will see more high density additions in Bolton's SixCeylon, UMland-MMC JV's Suasana Ceylon and somebody's St.John's Wood Residences. Little is known about St.John's except that the location is behind the KLSE and opposite the Suasana Ceylon project. They will mainly consist of large multi-million Ringgit units and as its' name suggests, probably targeting rich alumnis of St John's school nearby. Both SixCeylon and Suasana has a starting price tag of around RM600k for studio units.



But I think the star of the attraction will certainly be little known Penang developer, Monoland's Vipod. The location is totally unrivalled, nicely positioned across the road from Pavilion mall and the KL Convention Center. The rendering of the building, layout and most details remain a mystery but punters in Skyscrapercity forum are claiming that the project will have more than 360 units over 41 floors, starting at RM668k. This is certainly very interesting to wait...

Monoland has also started ground works for another project closer to KLCC, beside the Esso building to be exact. The Quadro will have 36 floors and about 250 units starting at a price of RM2million. This one...not so interesting...

Closer down to earth, the developer of ultra-kitsch fame Casa Mutiara in Pudu has launched a second similar looking project called the Casa Residency. Location is slightly better than Casa Mutiara, right beside the Swiss Garden residences and hence reducing the risks of residents being mugged on their trek home through the lonely alley. This project has the smallest units being peddled at RM350k. With some furniture, white goods and kitchen thrown in, it is not a bad offer. But one would have regretted not getting a unit in Swiss Garden about 2 years ago at the same price.