Around junction of Ratchada-Rama 9 is one area which includes both residential and commercial purposes such as offices and shopping malls. The interest is huge. Due to easy access via the MRT is also connected to the main business district as the center of Asoke all within less than 10 minutes near facilities such as hospitals, offices and shopping malls. The headquarters also has a large office building of the Stock Exchange of Thailand. Which will be completed in the next 2-3 years.

Research the property market. Real Estate Information Center. GHB project survey found that residents in these areas during the past 4-5 years there are projects that are within 700 meters from the Ratchada – Rama 9 up to 10 projects accounted for approximately 8,900 units or sold almost 80% of the buyers were mostly people who work in the city. The Asoke – Ratchada and investors to purchase the lease, both Thai and foreigners.

All 10 of the project is a project from the operator listed 9 projects totaling approximately 8400 units, representing 95% of all Sales of approximately 80% of the project from the operator out of the market, there is only one project. With sales of more than 50% can be seen that the major share of the market, partly because the land in this area is expensive. The major operators that have claimed more than it has the advantage.

The condominium units are average rates ranging from 10-30 units per project per month. For the project was launched 4-5 years ago, has sold about 45,000 baht per square meter, but the current selling price for a project that just opened in 2554 with prices up to the amount per square meter. 80,000-135,000 Baht.

Appraised value of the land, Rama 9 Road at the junction of Ratchada-Rama 9 about 150,000-220,000 Baht per square wah. Road near the junction of Rama 9 to junction of Huaikhwang around. 100,000-250,000 Baht per square wah, however, the actual purchase price may be as high as twice. Depending on location and location.

Ratchada – Rama 9 district also has a tendency to develop office buildings and new shopping center. The recently completed and under construction. Condominium unit and supply the market, it is quite a bit. The current supply in the market now. There are two major operators, who plans to launch in the first quarter of 2555 with an estimated average price per square meter 80,000-100,000 Baht, which makes the total of all units in the area increased to more than 10,000 units this year.

Committee OCS affiliates in Bangkok, Thailand, the PCS host this event. This is the first time in 111 years, Director of the OCS Group, has the honor to participate in the conference outside the UK which shows that Thailand and South Asia, high-performance operation. International business strategy. The Board of Directors has also revealed many new strategies, business models. For expanding integrated property support services to Asia Pacific.

Mr.Chris Cracknell CEO OCS Group, said: “Network OCS Group is aimed to expand its operations both in terms of quality and type of service. By setting the first goal in Asia is expanding our business. Since this market has great potential, consistent with the strategy of the OCS in the present also Mr.Chris also added that “PCS Thailand serve as leaders in the implementation of the policy of expansion into the region. Asia this year, we believe that ultimately PCS will be able to create a pioneer. San growth, certainly.”

PCS Thailand is a leading property support services business in Thailand today. With more than 23,000 employees who work in 14 branch offices to serve customers in more than 5,000 nationwide. Which range from entrepreneurs and small and medium-sized businesses. To the well-known large companies, many of As a center of operations in Malaysia, Cambodia, Bangladesh and India.

Mrs.Heather Suksem Managing director of Property Care Services (Thailand) Co., Ltd. “We are ready implementation of the strategy of expanding its network of fully To promote the PCS becomes property support services company level. In the Asia. We recognize that growing this organization is an important duty as well as to support our customer’s business.”

Operation of PCS in Thailand focuses on promoting the company’s customers can concentrate on their business. He fully Without concerns about maintenance or troubleshooting. On their own property. The PCS is an innovator and solution for property support fully. Relentless cycle. And the importance of training and staff development continued.

Content of strategy in 2011 is to build partnership alliances with other business units. That can extend the services of PCS. Along with expanding the organization from Thailand to other countries in both the short and long term.

PCS is focused on bringing care real estate services to clients in The current service only in certain categories. In response to a rapid development of the property market, which still have High growth potential in the soon to open the PCS joint venture property support services complex. In Vietnam. Followed by Singapore. Philippines and Indonesia next.

The world is still bringing in a recession with large economies still grappling with the housing market to crash. Mexico has a lot of unwarranted negative press due to travel warnings from the swine flu. These factors have pushed demand and prices to historical lows. As everyone knows Puerto Vallarta in Mexico and property knows as a whole, these are only a temporary economic downturn and the inner strength of real estate in Mexico.

Note that when recovering the news of the recovery in the stream in real estate prices. So do not wait for new lows. To strengthen the confidence of investors, the Mexican government announced recently, “Vive Mexico” initiative. The initiative is the tourism industry, that any upward trend in the influx of tourists does have many spin-offs. In particular, the benefit Real Estate Mexico directly and then the local economy bounce back.So exactly “Viva Mexico” is It is a campaign to boost tourism industry $ 90,000,000 s Mexico, which has suffered from the outbreak of swine flu.

President Felipe Calderon on Monday in Mexico City announced the new campaign called “Viva Mexico” (Long live Mexico). Many Mexican celebrities joined the effort for the sector most affected revitalize New Mexico. The President of Mexico said Mexico is requiring Lives campaign is not just a campaign but a national movement, the participation of all Mexican citizens. Many celebrities, such as Spanish tenor Placido Domingo, Mexican actor Diego Luna, and Mexican soccer player Rafael Marquez are required to participate in the campaign to attract tourists to Mexico. The funds for the campaign is used to promote Mexico as a leading tourist destination with unparalleled sights, places, and beauty. The campaign is aimed mainly at Mexico as a tourist destination in North America, Europe and the rest of the world. All channels of the media such as radio, television, press, etc., are used to carry the message of the program. In addition, celebrities will be used creatively to educate the world about Mexico and its rich culture.

The campaign aims to promote tourism this summer. For real estate in Puerto Vallarta, this means that will benefit tourism, a key for the property market here much. How to recover the tourism, the economy will be injected with new life. So all potential investors are advised to invest in the light of all these factors before wisely in real estate. Your property on the beach in Puerto Vallarta is within your reach. Check out the list of properties in Puerto Vallarta plan properly to Finance Puerto Vallarta condos and homes, and plan for a beautiful future today. Contact Tom Budniak for the understanding of this booming market.

Japan has recorded nine consecutive quarters of economic expansion, and recorded an annualized real growth rate of 3.3 per cent during the first quarter of 2007, with the major boost coming from robust corporate capital investment. Investors remained overwhelmingly positive regarding the Japanese real estate market and most real estate indicators point to a continued upbeat market. J-REITs remained the dominant players as they added to their portfolios not only in Tokyo but throughout the country. Nevertheless, with the financial markets pricing a further interest rate increase, the 10-year JGB yield increased from a 1.6 per cent average in April to a 1.9 per cent average in June, shrinking the positive spread of NOI yields.

In Singapore, investment transactions totalling S$24.63 billion were recorded in the first half of 2007, a 70 per cent increase year on year. The robust momentum was largely driven by acquisitions of development sites. The office investment market remained brisk, with both the number and value of transactions by overseas investors increasing as private equity groups and foreign funds displayed keen interest in office properties. In the most significant office transaction in the first half of 2007, MCP Raffle, a unit of Macquarie Global Property Advisors, purchased Temasek Tower for S$1.04 billion.

Investors remained confident in the Hong Kong property market on the back of the city’s continued economic growth and upbeat economic outlook. Investment activities were particularly robust in the luxury residential and office sectors, with premium properties highly sought after by both investors and end-users. Notable transactions included the en bloc acquisition of Lodge on the Park in Mid-Levels for HK$1.0 billion by a local developer and Citigroup Property Investors’ purchase of two Central buildings, Crocodile House and the adjacent Ananda Tower, for a combined HK$1.5 billion.

Strong demand in Seoul’s office sector continued to drive positive investment momentum during the first half of 2007, with the steady increase in capital values of prime office buildings attracting both domestic and foreign investors. MAPs Investment Management was particularly aggressive, settling a forward transaction by purchasing Glostar Square Garden, due to be completed in 2010 in the CBD, for KRW 843 billion. Another active domestic investor, KORAMCO, will close the acquisition of Seoul City Tower in July, adding the CBD property to the portfolio of its KOCREF NPS 1 K-REIT.

The Chinese government continued to step up efforts to control real estate investment in the first half of 2007 in order to maintain market stability and avoid overheating in the economy. Between January and June the People’s Bank of China raised the bank deposit reserve ratio five times, from 9 to 11.5 per cent, effectively removing liquidity from the market. The Bank also twice increased the benchmark rates of bank loans and deposits.

Control over foreign investment in the real estate sector was further tightened. In May, the Ministry of Commerce and State Administration of Foreign Exchange (SAFE) released Circular 50, or the “Circular on Further Enhancing the Monitoring and Approval of Foreign Direct Investment in the Real Estate Industry”, as a follow-up to Circular 171 released in 2006. Circular 50 stipulates that the acquisition of land use rights or property title is a prerequisite for establishing foreign-owned onshore real estate entities, and seeks tighter control of foreign investment in high-end properties. Complex approval processes make it more difficult for new entrants to obtain development rights in the open market or purchase income- generating properties from local partners. Moreover, in order to control overseas investment in real estate via offshore equity transfers, the Circular requires strict regulation of so-called “return investment” – in this case, referring to local property companies setting up offshore firms to reinvest in China’s property market.

However, the macroeconomic measures aimed at curbing the overheating investment market have not led to a reduction in interest among overseas investors and institutional investors are still keen on acquiring quality properties, particularly in the office and retail sectors.

Both local and overseas developers continued to display a strong appetite for development projects in China. The review period saw Hopson Development’s acquisition stakes in a luxury residential development in Beijing for HK$6 billion stake acquisition registered as the largest investment transaction in China during the first half of 2007. Shanghai remained the leading destination for foreign institutional capital, with JP Morgan making its first foray in the city by partnering with the domestic giant China Overseas Land & Investment to develop a Grade A office building in Puxi. In Guangzhou, the land sales market remained buoyant, with both the office and residential sectors registering record high accommodation values in recent land auctions. Meanwhile, 15 industrial sites were auctioned at the opening bids prior to the release of municipal-level implementation details regarding public sales of industrial land.

The Taipei investment market remained active in the first half of 2007, recording several major transactions. Sinyi Realty bought the Yageo Corporation Building for about US$150.5 million in order to relocate its headquarters to Xinyi-Jilong, while Cathay Life Insurance purchased several floors of the CEC Dunnan Building, located in the Minsheng-Dunhua area, for approximately US$116.5 million. As the flow of projects in the construction pipeline thins, office rentals are expected to trend upward, thus enhancing yields in the office sector.

Following the escalation of interest rates and imposition of a service tax on rental income in the first quarter, real estate investment activity in India was nearly static during the second quarter, characterised by investor caution in anticipation of a correction in prices in certain segments. Market sentiment is tending towards a correction, and higher interest rates and increased prices have also dampened investor and end-user appetite for significant asset purchases.

Office space proved an exception to the rule, seeing a reasonable amount of investment activity due to the scarcity of investment-grade assets. Demand continued to outweigh supply, resulting in continued tight office vacancy rates and rental growth in the National Capital Region. Developers expressed keen interest in warehousing and logistics during the quarter and are looking for financial and operational partnerships with international warehousing and logistics companies.

Turning to Southeast Asia, REITs and institutional investors dominated activity in Kuala Lumpur’s investment market during the period under review. The office sector saw the bulk of notable transactions, in a trend largely attributable to the increasing rentals arising from tight supply. In Thailand, local and overseas investors focused on downtown Bangkok and major tourist destinations such as Phuket in the second quarter of 2007. Business process outsourcing (BPO) in the Philippines is showing clear indications of strong and steady growth, attracting much interest from developers and overseas investors. The investment market in Indonesia has continued to improve following the enactment of the 2007 Investment Law providing for equal treatment of local and overseas investors. In the second quarter President Yudhoyono signed a regulation regarding Special Economic Zones, which is also expected to spur investment.

China has already restricted pre-sales by developers, curbed loans for third home purchases and raised banks- minimum reserve requirements three times this year but none of these measures is affecting the property market at present although analysts believe they will kick in soon.

The government is trying to peel back the effects of a stimulus plan and $1.4 trillion lending binge that revived economic growth but may have now created a real estate bubble.

It may be just a matter of time, according to Brian Jackson, an emerging market strategist at the Royal Bank of Canada in Hong Kong. “The latest round of these fine tuning measures were only put in place a few weeks ago, so it is probably too soon to judge their effectiveness” he explained.

But most experts agree that more needs to be done. Developers including Guangzhou R&F Properties and China Overseas Land & Investment have already reported slowing sales in April and analysts believe that prices will start falling in 2010.

Beijing became the first Chinese city to limit residents to purchasing one new home starting this month and more cities are likely to restrict buying, according to Yang Qingli, an analyst at BOCOM International. “Prices will definitely drop this year, by between 10 and 20%” he predicted.

Prices could fall by more than 30% in the first-tier cities as supply is set to rise, according to Shen Jianguang, a Hong Kong-based economist at Mizuho Securities Asia. “This is the last month this year we see surging prices” he confidently predicted.

R&F, the biggest real estate company in the southern city of Guangzhou, said that contracted sales last month slowed because of China’s fiscal tightening. Sales by value at China Overseas fell 9.2% in April from a year earlier, the company said.

Evergrande Real Estate Group, China’s second-biggest developer by sales, said sales fell 10% last month, the biggest decline for six months and it has cut prices by 15% on 40 developments.

“The new measures will surely kick in soon, but it is likely more restrictions will be announced until Beijing can see clear evidence that prices will drop too, not just transactions volumes, and that can still take a few more months” said Andy Mantel, Hong Kong based managing director at Pacific Sun Investment Management.

But if developers need funds all they do is seek less tight credit terms offshore, it is claimed.

China Overseas Land & Investment agreed to an HK$8 billion loan in February that pays 1.45% at current market levels. “For property developers to keep growing in what is an extremely fragmented and competitive market, they have to go offshore for funds. It’s one way to circumvent tight onshore credit” explained Brayan Lai, a credit analyst at Credit Agricole CIB in Hong Kong.

One local expect projects Brazilian property prices could appreciate by up to 200% over the next decade, driven by the country’s burgeoning economy, and the pending introduction of mortgages to overseas nationals. Investment banking firm Goldman Sachs believes that Brazil’s economic growth could outstrip that of the other BRIC (Brazil, Russia, India and China) member nations over the next few years.

Brazil’s economy is widely expected to become the fifth largest in the world by the time the Olympic Games kicks off in 2016, and yet Brazil property and land prices still remain a fraction of those found in more developed nations. The Brazilian president Luiz Inacio Lula da Silva has already pledged to spend up to ??11.5bn on building a million new homes in Brazil between now and 2011. However, potential high property investment rewards are not with out their risks, as crime and corruption still remains widespread in Brazil.

2. France
In stark contrast to the relatively high risk, high return nature of investing in Brazil, the risks associated with investing in French property are far lower. France has traditionally always been a rather safe haven for property investors. The nation was the first European country to come out of recession in 2009, reflecting the fact that the global credit crunch had much less of an impact, compared to other European counterparts.

France’s strong economy is having a positive impact on its property market, which now appears to be on the road to recovery. Increasing property and mortgage transactions are boosting residential values, with the latest FNAIM data revealing that the average price of a French property appreciated by 2.8% between April and September 2009.

Although average prices remain down 7.8% year-on-year, the market is generally expected to improve further, due to France’s prudent attitude to mortgage lending. Anyone taking out a mortgage in France is generally only permitted to borrow one third of their total gross monthly income. This has ensured that mortgages remain readily available, with 100% loan-to-value home loans available at competitive borrowing rates.

Consequently, mortgage lending in France is soaring. French mortgage broker Athena Mortgages reports that there was a 21% rise in mortgage enquiries in Q3 2009 compared with the previous quarter.

The buy-to-let and leaseback sectors are reportedly attracting particular interest from investors, due to improved yields across the country. The capital city of Paris has long been identified as one of the most attractive European cities for investment, and is typically the most popular place to buy a home in France, along with Cannes, Marseille and Nice, which are all located along the southern Mediterranean coast.

3. USA
The USA property market may be showing tentative signs of improvement, following one of the worst economic and property crashes in living memory, but the downturn has come at a cost to many US homeowners. Data from RealtyTrac shows that a record high of 938,000 US homes foreclosed in the third quarter of 2009. If this trend continues, foreclosures would reach around 3.5m by the end of 2009, up from around 2.3m properties last year.

Properties in Nevada had the highest foreclosures rates in Q3, followed by homes in Arizona, California, Florida, Idaho, Utah, Georgia, Michigan, Colorado and Illinois. Rising unemployment levels – currently at a 26-year high of 9.8%?? was cited as the main reason for the increase in foreclosure levels. Yet, there may be worst to come, as the unemployment rate is not expected to peak until mid-2010.

Unfortunately, one person’s misfortune is another’s gain. With around 7m properties currently in the foreclosure process, compared with 1.3m for the same period in 2005, predatory investors are buying up distressed, abandoned and repossessed homes at bargain-basement prices, as now appears to be the ideal time to fill your boots.

Although the sub-prime mortgage crisis started in the USA, there are growing signs that the property market may now be at or near the bottom of the cyclical downturn. Various indices reveal that average residential prices started to rise, albeit marginally, during the second quarter of 2009.

4. Norway
Sales in Norway have nosedived over the past year or so, as residential values have cooled. However, the Norwegian property market downturn, which has not been anywhere near as severe as in other neighbouring countries, appears to have already bottomed out, and looks ready to lead the Scandinavian property market recovery.

The key to the Norwegian property market is the strength of the country’s economy, which has made it one of the wealthiest in the world, while new housing output has dropped below average, which could fall short of demand next year.

Norway is rich in both gas and oil and this helps to support the country’s economy and ensure that its currency also stays strong both alluring to property investors. The country’s population is estimated to increase by 23%?? approximately one million people over the next 40 years, which should make sure that long-term residential demand is robust.

Another positive is the fact that unemployment is extremely low approximately 3% compared to its European counterparts. Almost half of the Norwegian population resides in the counties of Oslo, Rogaland, Akershus and Hordaland, and so this is where property investors should focus their attentions. Property prices in these places remain relatively cheap compared to wages in Norway.

5. Switzerland
Many of the high earners currently living in Britain look set to quit the UK in droves ahead of the introduction of a 50% top tax rate in April 2010, and escape to more tax-friendly shores, such as Switzerland.

The Swiss authorities are actively lobbying to attract many of these disillusioned high-net worth individuals, who are being tempted by assurances that they will be allowed to steer clear of European Union regulation and Britain’s Financial Services Authority. It is estimated that hedge funds managing in the region of ??10 billion in assets have already moved to Switzerland in the past year alone. This has increased demand for homes to rent and buy.

Due to canton restrictions, it has previously been difficult for foreigners to buy property in Switzerland. However, the country has now eased its strict property buying regulations, and opened its doors to more international buyers, partly through the introduction of residence de tourisme style investments, which is similar to the ever-popular leaseback formula in France.

Switzerland, one of the richest nations in the world, is of course a tax haven.
Anyone who sets up permanent residency in Switzerland would be entitled to take advantage of the country’s favourable tax law, including the lump sum taxation, which charges a levy based on people’s lifestyle and spending habits.

Given that one’s taxable income is charged at just five times their annual rent or rental value of their property, and the fact that assets outside Switzerland remain tax-free, should ensure demand for Swiss properties?? to rent and buy?? remains strong for years to come.

Historically, Swiss property values have typically appreciated in line with inflation. Properties located at the top end of the market, in cantons like Valais and Vaud, have reportedly increased by up to 20% in the past year.

6. Australia
The Australian economic and property market recovery has been swifter than the other leading nations around the world. It has been claimed that the revival in the country’s property market and economy is as much as 12 months ahead of the other developed countries in the economic cycle.

Unemployment peaked in September 2009, in stark contrast to Britain and the USA, while increasing commodity demand from China has forced the Australian Central Bank to raise benchmark interest rates. Yet this has failed to cool strong residential demand, which coupled with a general housing shortage, is forcing property values higher.

The latest Australian Bureau of Statistics house price index shows that the average price of a residential property in Australia appreciated by 4.2% in the third quarter of 2009, which means that in the year to September, residential prices increased 6.2%. Australia could be set for a residential property price boom over the next few years, as the country’s economy continues to show genuine signs of recovery.

A recent Australia property report projected that average residential prices in nearly all capital cities would increase by between 11% and 19% by 2012, with the greatest property price rises expected to be recorded in Sydney, Adelaide and Melbourne.

7. Malaysia
I tipped Malaysia to be the number one place to invest in property in 2009, due to the country’s robust property ownership laws, lack of capital gains tax and attractive mortgage rates. However, residential sales were sluggish during the early half of the year, as the market struggled as a direct consequence of the global credit crunch, while there are some political uncertainties emerging.

But with consumer sentiment improving, the recent positive market recovery, supported by the construction of new residential schemes across the country, should continue in 2010. While property prices race ahead across much of Asia?? in countries like China, Vietnam and Singapore?? which has led to heightened fears of budding property bubbles, the Malaysian property market has merely stabilised, making it suited to more balanced investors.

With an extremely young and well-educated population, long-term demand for property in Malaysia looks set to grow. Domestically, an increasing number of people are moving from the countryside into the larger cities, while internationally Malaysia looks set to cross a demographic landmark of huge social and economic importance.

Malaysia’s population is growing by around 2%, or an extra 500,000 people, every year. The World Bank projects the country’s population will grow annually by 1% until 2050, which will place further pent-up demand on property values. Malaysia’s property prices are still lower than they were in 1997, due partly to the Asian financial crisis in the late 1990′s, suggesting very real room for growth.

8. Abu Dhabi
The recent property price falls in the fast growing UAE capital of Abu Dhabi, the richest and largest of all the seven UAE states, have been nowhere near as severe as in neighbouring Dubai.

The tax-efficient emirate has the largest fossil fuel reserve in the UAE, is the fourth biggest natural gas producer in the world, has the world’s highest income per capita, is home to almost all of the Arabic Fortune 500 companies, and is currently sitting on over 88 billion barrels of proven oil reserves.

Yet Abu Dhabi is now actively trying to reduce its reliance on oil, and is diversify its economy into the financial services and tourism sectors. Billions of pounds have been allocated for infrastructure projects and the development of residential, leisure and cultural schemes across the oil-rich emirate. The plans are truly remarkable.

Nevertheless, investors seeking out bargain deals will find some of the best opportunities for distressed property investments in the Gulf region in Abu Dhabi.?? The recent slowdown in the property market means that just 45,000 are anticipated to be completed in the capital in the next four years, augmenting the exiting housing shortage.

The supply of housing stock remains scant, partly because Abu Dhabi is not part of a community master-plan like those pioneered by Emaar and Nakheel in Dubai. The housing shortfall in the capital is expected to stand at around 15,000 homes next year, which could mean that property prices and rents are forced up, while residential demand?? domestic and international is expected to increase.

Because Abu Dhabi does not have the same high level of exposure to the global financial crisis, compared with other UAE emirates, mortgages for non-residents at up to 75% loan-to-value are readily available again. This is likely to appeal to buy-to-let investors, as well as those people seeking equity release and to remortgage their properties in Abu Dhabi.

9. Oman
The relaxed Arabian state of Oman, voted destination of the year 2008 by Vogue magazine, has long been a popular holidaying destination for people living within the GCC. With a population of around 2.3m, Oman is being modernised and liberalised culturally and economically by hereditary Sultan, Qaboos Bin Said Al-Said, a forward-thinking leader.

Sultan Qaboos strategy for economic growth?? Vision 2020 aims to diversify Oman’s economic dependency on oil, and focus on other industries, such as property and tourism.

Demand for property in Oman is primarily being driven by the Sultan’s decision to introduce legislation in 2004 ratified in 2006 permitting foreigners to buy freehold property and land in designated tourist areas, most notably Muscat. These projects are referred to as Integrated Tourism Complexes (ITC). Furthermore, foreign homeowners can now apply for residency visas.

A number of luxurious developments are being erected across Oman including, The Chedi, Azaiba, Wadi Kabi, The Wave, Barr Al Jissah Residences, Jebel Sifah, Salalah Beach, The Malkai, Muscat Hills, Al Madina A’Zarqa, Jebel Sifah, and Salalah Beach. The fact that Oman appeals to end-users not just investors means that the medium to long-term prospect for Omani property market growth looks good.

10. South Africa
South African property market conditions look ripe for investment, as the country starts to come out of recession. Recent property price falls appear to be bottoming out, while FIFA’s 2010 football World Cup fast approaches.

From the moment world football’s governing body, FIFA, awarded South Africa the rights to host the World Cup in 2010, shrewd property investors from around the globe have been looking on with great interest, with one eye firmly on cashing in on the sport’s popularity.

The first ever FIFA World Cup to be hosted on African soil has the potential to be the biggest sporting event of all time. The tournament is expected to attract around 350,000 football fans for a month of football mayhem, starting on 11 June 2010, which is tipped to contribute around ??1.5bn to South Africa’s gross domestic product and generate another ??500m in government taxes.

South Africa property prices haven softened over the past year or so, due to a fall in residential demand, caused by reduced housing affordability, higher inflation and interest rates. But residential prices could soon experience growth, on the back of what should be a reinvigorated economy, spurred by the football tournament.

While the odds may be stacked up against the South African football winning the World Cup in 2010, it is not too far fetched to assume that the country’s housing market could prove to be the real winner of the tournament, generating significant returns for property investors in the process.

‘Moody’s recognises that consolidating Emaar and DHCOG’s real estate interests into one entity will create a new giant in Dubai’s market, with unrivalled access to a sizeable land bank,’ explains Martin Kohlhase, an Associate Analyst in Moody’s Corporate Finance Group based in Dubai and author of the report. ‘Furthermore, several drivers — such as the opening of Dubai’s Metro (public transportation system), the inauguration of Burj Dubai (the world’s tallest skyscraper) and the end of the school year/beginning of the summer period – will shape Dubai’s residential property market in the near term and lead to greater differentiation within Dubai’s residential areas, from which Emaar and DHCOG’s real estate divisions may benefit.’

However, following the announcement of the merger, Moody’s placed both Emaar’s and DHCOG’s long-term issuer ratings on review for possible downgrade on 30 June 2009.

‘Larger government ownership in Emaar may not be sufficient to mitigate the detrimental impact that the merger would have on the company’s fundamental creditworthiness,’ says Mr. Kohlhase. ‘Furthermore, ongoing market weakness and the prospects of weaker cash flow over the near to medium term will impact the combined group going forward.’

Moreover, Moody’s notes that the Dubai residential property market generally remains oversupplied, and the downward trend in the market is unlikely to stabilise before Q2 2010. Furthermore, large-scale lending has not resumed and property developers have recorded a number of buyer delinquencies.

Moody’s review will assess asset valuation, government ownership, dividend policies, the new capital structure and strengths of the combined cash flows, as well as the liquidity profile of the new entity.

1. Term Loans with Fixed-Term Repayment : These are normal term loan schemes where you get a loan for a fixed duration. The rate of interest can be fixed or can vary based on some benchmark rate.

2. Overdraft-Loan : These are loans in the form of current account overdraft where surplus funds can be parked and therefore interest burden can be minimized. Every month, the overdraft limit is reduced as per the Equated Monthly Installment (EMI) amount.

3. Flexible-Loans : These are loans with a fixed rate of interest for one part of the loan and a floating rate of interest for the other part. It can be designed as per the convenience of the applicant and up to what is allowed under the rules of the bank/financial institution

4. Fixed Interest Loan: These are loans with a fixed rate of interest for the entire duration of the loan. It is well protected against market rate fluctuations. Generally, these rates are somewhat higher than the market rate.

5. Floating Interest Loan: Floating rate of interest is the rate that is linked to the Central Bank‘s (Federal Reserve) prime lending rate. If the Central Bank increases (decreases) the prime lending rate, then the bank/financial institution also increases (decreases) its interest rate.

Generally, it is advisable to go for floating rate of interest as the rates will be lower when the economy.

Mortgage loans can be availed from a bank/Financial Institution (FI) without giving any specific reason.

Mortgage loan can be availed if the borrower
1. is between 18 and 60 years old.
2. has a regular, steady source of income.
3. owns and possesses a valued property with clear good marketable title (OR) has a spouse/parent/relative/friend, with a property with marketable legal title on it, who can come as a guarantor and pledge their property for the loan availed by the borrower.
4. is able to pay an Equated Monthly Instalment (EMI) that doesn’t exceed 50% of the borrower’s Net Monthly Income (inclusive of all liabilities to be serviced). In case of another person standing as a guarantor, their NMI will also be taken into consideration.
5. can repay the loan in about 7 to 10 years.

The bank/FI will satisfy itself as to the value of the property. The loan value may not usually exceed 50% to 75% of the market value of the property which is to be mortgaged.

The mortgage loan can be availed in two ways :

Firstly, it can be availed by demand/term loan method wherein the entire eligible loan will be sanctioned and released. It can be deposited in the checking account of the borrower to withdraw and use for any purpose. The interest commences immediately and the EMI is to be payable reckoning from the date of loan released.

Alternatively, the borrower can use the overdraft facility. This facility combines the loan and checking account. So the borrower can issue checks up to their Drawing Power (DP). Drawing Power is the maximum amount that can be drawn from an account including the mortgage loan. On the monthly due date of EMI payable, the DP will be reduced by an amount equal to the EMI. The advantage of using the overdraft facility is it reduces the interest incidence. The monthly deduction of EMI ensures closure of the loan on the due date. In case the borrower overdraws, it has to be regularized. Otherwise the bank/FI will recall the loan. This facility will especially be useful to people who do business.

In 1990 CD Ellis Richards started selling resort properties in Thailand. They had started in Thailand with the Laguna property where they managed the planning and sales of the residential condo units. For those who have never been in Phuket or know the area of Laguna. The property used to be an old tin mine before it was converted into one the Thailand’s better resort developments. It has been stated that it was this development in 1990 that was the start of the Phuket property boom!

Phuket real estate

Even through tough times, prices of property in Phuket have risen steadily over the years. Prime areas such as Kata, Patong and Bangtao (Where Siam Legal has its Phuket office) has experienced some of the highest growth. A parcel of land on the west coast of Phuket now reaches more than 40 million Baht for a rai of land. Beach front property in Phanagnga the land costs now in the region 20 million baht per rai. This of course depends on the location of the land in the area.

The East coast of Phuket has now seen the new Yamu (a GHM-managed hotel) and Jumeirah Phuket Private Island being developed. Thereis also furhter developments in the pipeline for Phuket such as the construction of a Four Seasons hotel and a Park Hyatt. Property prices in Phuket are boiyant with the starting price for some of the best property starting at USD 5 million and many reaching USD10 million. Property prices in Phuket have reached dizzying heights as it is in such high demand. Driving these prices might be that more purchases of property in Phuket are now investment driven as the yeilds and capital appreciation is higher than the average property in Thailand.

Today, Koh Samui is seeing the emergence of a luxury villa market that caters to an expanding segment of sophisticated travellers. An increasing choice of residential and hotel developments is available. Adjacent to the new Four Seasons Resort Koh Samui is The Estates, Samui’s first branded villa development of 14 units managed by Four Seasons, where more than 60% of the villas have been sold.

Soon to launch, W Koh Samui Retreat & Residences is the island’s next branded residence development, and a flagship of CBRE Koh Samui. It offers 17 private residences set within the 75-room W Retreat. A number of international hotel chains are also under planning in Samui, including Conrad, Banyan Tree, Dusit, Park Hyatt and Intercontinental. The island is rapidly transforming from an offbeat beach destination into an established luxury market, with prices comparable to those in Phuket.

While Phuket remains the most mature resort property market in Thailand with the widest range and highest prices, Pattaya is undoubtedly the most popular destination, with more than 6.6 million visitors last year. Tourism is a main factor in the growth of resort real estate, and Pattaya has attracted a mix of foreign and Thai interest. The majority of recent developments are high-rise condominiums where prices have quickly progressed from below 100,000 to more than 125,000 baht per sq m. In high-end villa projects such as Baan Talay, prices of typical two-bedroom villas with partial sea views range from 15 to 30 million baht, depending on size and view quality, while premium first- and second-row beachfront villas have sold for between 50 and 100 million baht, though these are in limited supply.

Phuket Property market

Some observers are concerned that the 2008 global financial crisis may affect the Thai real estate market. Many see similarities between the current US crisis and the 1997 Thai crisis, particularly in the role played by an over-built real estate sector. To properly analyze the 2008 global financial crisiss impact on the Thai real estate market, we should first look at the current Thai real estate environment. The Thai real estate industry has grown significantly since the 1997 financial crisis. Although speculation is prevalent in some sectors, we have not experienced a 1997 bubble-like boom. Generally, a real estate bubble occurs when property prices rise quickly in a short period, primarily from speculation – resulting in a supply-and-demand imbalance. When property prices are rising faster than the cost of money and banks continue increasing loan-to-value ratios, funding becomes easier – propelling additional speculation.
Being a developing country, the cost of property in Thailand is much lower than in the more developed European markets. But, on the other hand, prices for Thai property, in general, are rising at a much faster rate.
Many Real estate developers in Phuket have developed and implemented market research technologies and monitor the market closely.

The 2008 Thai real estate market is fairly robust. However, any thorough analysis requires detailed supply and demand studies of each specific area. A thorough analysis will indicate the market risks associated with each location. The Impact of 2008 Global Financial Crisis on Thai Real Estate is invevitable. The 2008 US global financial crisis is impacting global financial and real-sector economies devastatingly. Because Thailand is inextricably linked to the global economy, it will also inevitably experience its ill-effects

Any fall in domestic savings will impact Thai Real Estate Market corporate funding and investment. Mortgage loans will be more difficult to obtain : The slowing economy will force Thailand’s banks to be more restrictive in their lending practices. Mortgage loans will be more difficult to acquire with rejection rates rising. Lower supply : Responding to slowing market conditions, developers will lower their risks by building fewer homes and reducing supply. New housing supply will also be reduced because developers will have more difficulty obtaining equity, bond and credit market financing because of the global financial crisis. Lower construction costs : The slowing global economy will result in lower construction materials costs as global demand for these materials decreases. Investors and speculators become sellers : Although current investment and speculative demand is still low, it is prevalent in some condominium-markets and tourist- property categories.Speculators expect to generate profits from price appreciation. If prices do not appreciate as expected on Thai Real Estate Market, they become sellers.