Industrial Vs Non Industrial

Sales for Factories Slow While Prices for Industrial Properties Grow

May 12th, 2016

The latest report has it that the new Seller’s Stamp Duty (SSD) imposed on industrial properties since 12 January 2013 has worked its spell in crimping demand for strata factories. The SSD slaps industrial properties sold within the first three years after purchase with varying rates of stamp duties. The below shows the SSD rates for sale made during the different years.

Seller’s Stamp Duty (SSD) Rates

Holding period = 1 Year

% of price or market value, whichever is higher = 15%

Holding period = 2 Year

% of price or market value, whichever is higher = 10%

Holding period = 3 Year

% of price or market value, whichever is higher = 5%

SLP International reveals that sales of strata factory units declined from 133 in the 28-day period before the imposition of the SSD to 118 in the period after. Breaking down the data into new, sub-, and re-sale, the figures show that demand fell across all categories too.

This is in contrast to the post time-frame after the 5th and 6th rounds of cooling measures in 8 December 2011 and 5 October 2012, respectively, when new sale and subsale rose; while overall sale figures fell. Specifically, for the 5th round, new sale spiked from 78 in the 90-day period before the cooling measures took effect to 170 after. For the 6th round, subsale edged up from 65 to 81 in the pre- and post-period, respectively.

Prices of strata factories with 60-year leases, on the other hand, demonstrated a steady upward trend since the start of 2011, according to Knight Frank. The 5th and 6th round of cooling measures which only involved curbs on the residential markets served to transfer demand to the industrial segment, fuelling price increases.

However, demand in the second half of 2012 might have been dampened by the imposition of a 30-year cap on the tenure of industrial GLS (government land sale), according to Lee Lay Keng, head of Singapore research at DTZ.

For this latest round of measures, it is too early to gauge the effectiveness of the SSD. Less than one quarter has passed since. Senior manager, consultancy and research, Alice Tan, at Knight Frank said that at least two quarters are needed before the impact of the SSD on prices and sales can be ascertained.

The observed lower demand could be due to a knee-jerk reaction from buyers and the approaching Chinese New Year then, noted Tan Boon Leong, executive director of industrial services at Colliers International.

According to DTZ’s Ms Lee, SSD may have limited impact since it will not be a deterrent for owner-occupiers, Reits or developers with a long term view. Moreover, the cooling measures in the residential market will drive buyers to the commercial and industrial segments. Still, price growth is expected to slow due to the regulation imposed by the Urban Redevelopment Authority on non-qualifying users, which could affect rental income.

Using price data of strata factories and warehouses, I found that average unit prices per sq foot (psf) of industrial properties continue to experience price growth in the month after each round of cooling measures except for the 5th round of measures when average month-on-month price dropped by some 6% in January 2012.

Even as demand for strata factories softened following the imposition of SSD, average unit price for all industrial properties grew by about 8% for February 2013 from January 2013. This is in agreement with the findings of Knight Frank, on 60-year lease strata factories, which showed that new sale price remained steady up to February 2013, averaging $420 psf.

Non-Surgical Breast Enhancement

May 12th, 2016

Non-surgical breast enhancement is a growing sector within the aesthetic industry. Many women would like to enjoy larger, smaller or firmer breasts, without the risks or expense inherent to traditional cosmetic surgery solutions. It is crucial for women interested in noninvasive options to investigate all treatments thoroughly, to avoid health hazards, disappointing results and financial scams.

When most people think of breast enhancement, they visualize making the breasts larger. However, enhancement should not be confused with enlargement. Enhancement simply means to make more appealing by creating a visual or palpable improvement.

Non-surgical breast enlargement is by far the most common application of noninvasive aesthetic modalities. Breast enlargement is most often performed using prosthetic breast implants, which are placed into the body via a surgical procedure. However, there are many non-surgical options to consider, as well, including: hormone therapy, breast slapping, herbal therapy, laser enlargement techniques, electrostimulation, non-surgical prosthetics, natural or pharmaceutical enlargement pills, hypnosis, padded bras and tissue expansion technology. Having been involved in the breast enhancement industry for many years, I have seen fad products come and go, with most non-surgical products and services generally offering poor to abysmal results. Generally, I recommend the BRAVA system of breast enlargement for women truly interested in attaining a larger sized bust without surgical intervention. This form of tissue expansion is rather expensive and takes considerable patience to achieve modest results. However, it does generally work well for most women who are seeking a small boost in size and can be re-sold on auction sites, like E-Bay, once the treatment is finished.

Non-surgical breast lift is also a popular desire for women with ptotic breasts. Breast lift surgery is a very effective solution for drooping breasts, but is very invasive and often leaves significant scarring. These negative implications are in addition to the high cost and health risks of plastic surgery. The most common noninvasive breast lift products and services include: breast firming creams, laser treatments, herbal and pharmaceutical pills, weight loss, exercise and push up bras. Most of these options are not very satisfying, although laser treatments have shown mild to moderate success in women with very specific breast ptosis criteria. Minimally invasive surgeries, such as the breast feather lift, using APTOS threading, might also be a consideration for some women.

Non-surgical breast reduction is the least effective form of enhancement. Breast reduction surgery is one of the most invasive of all cosmetic surgery procedures and is costly, risky and scarring. However, it is extremely effective at decreasing breast size permanently and ending many physical and psychological symptoms associated with overly large and problematic breasts. The typical solutions offered for non-surgical reduction include: herbal and pharmaceutical reduction pills, reduction creams, minimizing bras, diet and exercise. Besides for the nutritional and activity related lifestyle modifications, I would not recommend any noninvasive reduction modality, due to poor treatment statistics.

Remember that most “miracle products” will promise the world, but deliver nothing but bitter disappointment and a hefty price tag. Do not get ripped off by companies selling a variety of noninvasive products and services which are directed at desperate women who either fear or can not afford surgery. Instead, consult with your doctor to make plans for a safe and effectual program of non-surgical breast enhancement. They will tell you honestly if your goals can be met without surgical intervention. If not, they will also inform you about invasive options which may just become a viable option once all factors are considered.