2009年6月20日星期六

首都入伙 趁機平租筍盤 兩房戶月租僅8000元

(明報)2009年6月20日 星期六 05:05

【明報專訊】去年樓市高峰時,僅數天即售罄全數近2000伙,並套現逾百億元的長實 (0001)將軍澳 日出康城1期「首都」,發展商已開始發信通知業主收樓。雖然近月樓市大幅反彈,但該盤不少投資者由短炒變「長揸」,入伙期在即,租盤開始大批湧現,市場上暫錄270個租盤,令租金短期受壓,月租8000元已可租住面積近700方呎的2房全新單位,呎租不足12元,較區內租盤低約兩成。業內人士預期,待樓市進一步回升,租盤單位可望減少,有望2個月內減輕租金的下調壓力,換言之,要物色平租盤,現時可謂良機。

首都為今年最大型的入伙盤,該盤自去年3月開售,至去年金融海嘯爆發後,至今年初起,蝕讓個案大幅增加,但近月樓市回升,蝕讓幅度大減,不少業主亦對後市開始轉趨樂觀,寧願繼續持有。面對零息時代,該盤投資者亦由短炒變「長揸」,即使租金回報率如何不濟,亦總比存款於銀行為佳,除令區內樓市免受壓力外,亦減低該盤撻訂潮的出現。

租金較同區相若單位低兩成

以一個剛租出的3座中層LB室為例,面積1115方呎,月租僅1.3萬元,呎租11.7元,以去年一手買入價670萬元計算,租金回報率僅2.3厘。即使部分於今年初,於二手市場以低價買入單位計算,如1座低層RC室,面積900方呎,月租1萬元,呎租低至11.1元,以買入價328萬元計算,租金回報率亦僅得3.7厘。

中原營業董事譚桂貞表示,首都入伙在即,不少投資者寧將單位轉為收租,令租盤急增至270個,部分2房月租僅8000元,以面積683方呎計算,呎租不足12元,比同區相若單位低約兩成。她又稱,由於城中駅於去年入伙,距今剛近1年,不少剛完結1年「死約」的租客,紛紛轉租首都。不過,由於近月樓市氣氛轉好,城中駅收租業主亦無懼租客搬走,個別更索性封盤,待稍後首都租盤於市場消化得「七七八八」後,才將單位放租。

城中駅入伙時 呎租曾不足10元

事實上,過去新盤入伙,樓盤初期總會因租盤未能一時消化,令租金受壓。位於區內的調景嶺站上蓋城中駅,於去年首都推售前入伙,大批租盤湧現,一個2房單位呎租曾低見不足10元。

美聯助理營業董事馮國基表示,城中駅入伙時租盤曾高達500個,呎租低見不足10元,但受到當時新盤銷情刺激,不少單位更可轉售圖利,故租金壓力大減,不消2周大批租盤迅即獲市場吸納。他又稱,現時該盤呎租已由去年的低位,即不足10元上升至14元,升幅約四成。他估計,首都現時的租金偏低,相信要待2個月後,配合即將開售的日出康城2期「領都」,首都的租金才見回升。

除了城中駅,位於其他地區的新盤亦出現類似情况,不過租金低潮期長約2個月。香港置業高級區域經理鍾坤文表示,奧運 站浪澄灣及君匯港 亦曾出現租金低潮期,前者約於去年4月入伙時,個別面積約752方呎單位,月租低至1萬元,呎租13元;至去年底,金融海嘯後,兩盤租金亦曾再度出現壓力,至近月才見好轉,現時兩盤呎租分別約17元及20元,較低潮時反彈逾三成。

撰文:陳天賜

國際油價下跌

(星島)2009年6月20日 星期六 08:18

國際油價下跌,紐約 期油收市價更加是2個星期以來,首次跌穿每桶70美元 ,主要受到汽油價格急跌拖累。

期油價格早段受惠於美股上升,及美元匯價弱勢而向上。但7月汽油期貨在下星期一到期前被拋售,令汽油期貨價格急跌,錄得4月以來最大單日跌幅,拖累期油價格轉升為跌。

紐約7月期油2個星期以來首次收市跌穿每桶70美元水平,每桶報69.55美元,跌1.82美元,跌幅2.5%,上星期最高曾去過73.23美元。英國 倫敦 布蘭特期油每桶收市報69.19美元,跌1.87美元。

金價靠穩

金價靠穩

(星島)2009年6月20日 星期六 08:23

http://hk.news.yahoo.com/article/090611/3/cmxs.html

金價靠穩,市場對通脹憂慮緩和,限制金價升勢。

紐約 期金早段一度升至每盎司938.9美元 ,收市每盎司報936.2美元,微升1.6美元。

美國 參議院早前通過法案,支持國際貨幣基金組織出售400噸黃金的計劃,未對金市構成影響。

2009年6月18日星期四

領匯賺18億 千人失飯碗 收緊外判合約 保安三更改兩更

領匯賺18億 千人失飯碗 收緊外判合約 保安三更改兩更

(明報)2009年6月18日 星期四 05:05

【明報專訊】領匯 去年度逆市大賺逾18億元,但仍透過收緊停車場外判合約節流,令逾百個停車場的外判保安員將由三更制「倒退」至兩更制,可能裁減1000多人。領匯強調公司無裁員,但不會干預外判商運作。

領匯昨午舉行業績發布會,會前工聯會 和社民連多名成員在場外抗議,高呼口號抗議停車場保安員「裁員、減薪、加工時」,之後召集逾100名受影響保安員,遊行到政府總部示威。社民連議員梁國雄 一度嘗試猛烈推開會議室的玻璃大門,現場保安員反鎖大門及召警員到場戒備,令發布會延遲逾半小時舉行。

盈利較前年增13.5%

領匯主席蘇兆明公布,去年營運收益45億元,增長7.2%,扣除支出後利潤18.19億元,較前年上升13.5%,反映旗下商場未受經濟危機影響。行政總裁羅爾仁指旗下續租租戶的平均加租率為25.2%,較上年度的22.5%再增2.7個百分點,物業平均呎租由27.7元升至30.9元。

領匯除加租外繼續節流,開支佔收入比例由39.6%降至37.7%,蘇兆明強調,會繼續引入外判管理,針對停車場外判商裁員的批評,他回應說﹕「我們不會插手停車場承辦商的日常管理,你們(傳媒)要自行問承辦商。領匯直屬員工則沒有裁員。」

招標文件要求改制

不過,工聯會議員王國興質疑領匯誤導,指工會曾參閱領匯的停車場管理招標文件,上面列明保安員須由三更制改至兩更制,使外判管理商被迫跟隨。據統計,領匯全港有逾100個停車場將受改制影響,估計裁員達1000名,個別車場會裁員七成,當中屯門 新圍苑則會全數裁減4名保安,管理工作或由其他員工兼顧。獲保留員工的月薪則由6000元微升至7300元,時薪則因工時增長而由28元減至23元。

計劃集中管理停車場

有領匯保安員稱,領匯計劃將區內多個毗鄰停車場交由一個控制中心管理,不設保安駐守,若有客戶求助,才由中心派員處理。他憂慮日後未必可兼顧場內突發罪案,影響泊車保安。

領匯發言人表示,管理合約訂明停車場員工薪酬不可低於統計處公布的市場平均水平,領匯也已落實停車場閉路電視系統升級及出入系統自動化等加強服務。未來數年領匯將投資26億元翻新22個商場,為建造業及零售業製造就業機會。

12 Reasons To Start Shorting Gold

12 Reasons To Start Shorting Gold

http://www.investmentu.com/ppc/htmlreports/shorting_gold.html

1. It's decidedly contrarian. If a contrarian investor is someone who deliberately decides to go against the prevailing wisdom of other investors, shorting gold certainly fits the bill. Right now, everyone else is buying gold, or at least recommending it. If you have any doubt we've reached such fever pitch levels, consider No. 2.

2. The infomercial factor. The best indicator of a turning point for any investment, in my experience, is infomercials. If an investment gets so popular it invades the pre-dawn hours with non-stop but-wait-there's-more offers, it's time to get out. And that's exactly what's happening now. So much so companies like Cash4Gold.com are invading primetime television. They even splurged for a Super Bowl ad spot. And they recruited washed-up celebrities Ed McMahon and M.C. Hammer to boot. In case you forgot, the Hammer filed bankruptcy in 1996. And Eddie boy almost lost his 7,000 square-foot, $6.5 million Beverly Hills pad to foreclosure. No offense, if you take investment cues from these two, you deserve to lose money.

3. There is always some truth in a rumor. Recent news reports suggested Germany, the world's second-largest holder of gold, was selling some from its vaults to trim its deficit. It turned out to be a rumor. But you gotta wonder if there's some truth behind it. After all, high gold prices would be an easy way to raise cash. In other words, the scenario is completely plausible. And if Germany's considering it, even remotely, so, too, are plenty of other deficit-ridden governments. It goes without saying that a government dumping supply on the market will send prices lower, quickly.

4. The gold-to-oil ratio is getting out of whack. Historically, an ounce of gold will buy you less than 14 barrels of oil. But with oil around $70 per barrel, an ounce of gold gets you almost 16 barrels - nearly 15% above the historical mean. If you believe in statistics, a reversion to the mean is imminent!

5. So is the gold-to-silver ratio. Historically, an ounce of gold will buy you 31 ounces of silver. But now the ratio stands at 66 - an unbelievable 113% above the historical mean. Here, too, a reversion to the mean is imminent. And I'd rather place my bets on a 53% decrease in the price of gold, than silver more than doubling to make it happen.

6. The HGNSI index is too high at 60.9%. For the past 25 years, Hulbert Financial Digest has tracked the average recommended gold market exposure among a subset of gold-timing newsletters. It usually fleshes out around 32.6%. But now it rests at 60.9%, a level it's only exceeded 13% of the time. The key - Hulbert found an inverse correlation exists between his proprietary index and the short-term market direction of gold. In other words, if the index is high, like now, gold is headed lower.

7. Trinkets drive demand, not governments or speculators. Nearly 75% of gold demand comes from the jewelry market. And if Indian brides balk at buying above $750 per ounce as the Bombay Bullion Association reports - India's gold imports cratered 81% in December - look out below. And don't be fooled into thinking investors (governments or speculators) will pick up the slack. As HSBC reports, rising demand from investors, particularly from ETFs, only offset half of the 33% decline in jewelry market demand since 2001.

8. What makes now "different?" If the global economic crisis keeps getting worse, as goldbugs like to point out, why hasn't gold tested last March's high of $1,030.80 per ounce? Or blown right by it? After all, gold is supposed to increase in value as economic conditions worsen. But it hasn't lived up to expectations, not one bit. And I don't think it ever will. Ultimately, when you factor in the massive amounts of stimulus being injected into the markets, on a global level, we're close to the worst of times... and the peak for gold.

9. Analysts love it. According to Bloomberg, 16 of 24 analysts surveyed by the London Bullion Market Association believe gold will reach a minimum of $1,032 per ounce this year. As we all know, analysts' track records are deplorable. Instead of just ignoring them, why not bet against them? The odds are definitely in our favor.

10. Hedge fund buying dried up. Institutional speculators (hedge funds) played a large part in gold's run-up. But 920 of them went Kaplooey last year, according to Hedge Fund Research, Inc. Not to mention, hundreds of others hemorrhaged capital as investors demanded their money back, while those left standing ratcheted down borrowing to close to nothing, according to Rasini & Co., a London-based investment adviser. In the end, gold prices will eventually reflect the absence of these former heavyweights.

11. Gold is schizophrenic and the wrong personality is in control. Multiple motivations exist to buy gold including the desire for a safe haven, currency, adornment, raw material, or inflation hedge. But much like Treasuries, the bulk of buyers come from the safe haven camp today. And once the economy shows any signs of perking up, we can expect these same investors to flee for more risky assets. And don't be so quick to rule out a second half recovery...

12. The Fed, the President, history and the Baltic Dry Index concur - the economy's on the mend. Despite dismal data, both the Fed and President Obama point to the current recession ending by later this year. Moreover, the average recession only lasts 14.4 months. So even if this one is longer than usual, we're still near the tail end of it. A fact underscored by the recent 61.4% rally in the Baltic Dry Index from its early December 2008 low. The index is the first pure indicator of an uptick in global activity. And once the economy gets back into gear, the Fed will act quickly to reign in the money supply and curb inflation.

Cleary the gold rush is on. But that's all the more reason to move in the opposite direction, against the herd. I realize this might be the most unpopular recommendation right now, but that means it could also be the most profitable.

And before you brandish me a fool for recommending shorting Treasuries and gold in the span of two months, here's the intersection. The driving force behind both assets in recent months has been safe haven buying. And it will remain the dominant variable in determining price in the months ahead. So when investors go back on the attack for more risky assets, prices for both assets will fall.

It's already happening for Treasuries. And I'm convinced gold is next.

When I first unveiled my ideas to start shorting gold it ignited a brouhaha on our Investment U message board.

That's because there's not much middle ground. Most investors are either fanatical or supremely skeptical.

A Morsel of Clarification on Shorting Gold

Let me start off with a morsel of clarification. I don't hate gold. I own it, or more accurately, an interest in gold via gold mining shares. And I believe a small allocation (5% to 7%) has a useful place in a well-diversified portfolio. Over the long haul, studies confirm it helps increase returns while minimizing risk. A benefit we can all agree is desirable.

But over the short-to-intermediate term - the next six to nine months - I think gold is a terrible investment. After breaching the $1,000 per ounce mark again (as I suggested would happen to subscribers) it is overdue for a retracement back to roughly $700 per ounce.

Long story short, I view shorting gold as a way for me to hedge my long-term holdings. For traders, it's a profit opportunity to consider. And whether we see eye to eye on this is irrelevant. Ultimately, the market will be the great arbiter of our differences.

For kicks though, let's address a few of the minor points of disagreement...

Shorting Gold is Not Really Contrarian

Some of you will likely suggest I'm being an "arbitrary" contrarian when I suggest it's time to start shorting gold. That no evidence, just a warm and fuzzy feeling, existed to back up my call.

Are you kidding?

The trash collector or the newspaper boy might not be investing in gold. But the rest of the lemmings certainly are...

  • Investments in coins and bars increased 811% in the second quarter, according to the World Gold Council.
  • Headlines abound in the mainstream press like this one from The Financial Times - "Gold primed to be ‘mania asset.'"
  • Wannabe gold bugs are paying - willfully I might add - 20% premiums for coins and small bars. Forget buying gold, we should all become coin dealers!
  • Investors - like teenage girls at New Kids on the Block concerts in the late 1980s - can't reach out and touch the SPDR Gold ETF (GLD) enough. It's now the second-largest ETF in the United States with a market cap of roughly $33 billion. With more than 1,000 metric tonnes of gold, speculators now control more gold than many industrialized nations. If that doesn't scream "out of whack" I don't know what does. Many of you respond by saying the investors here are institutions, so the inflows are not indicative of a top. You're wrong. Individuals, according to Morningstar, accounted for an estimated 60% to 70% of the investments in the last four years.
  • The world's largest gold refinery is pumping gold coin blanks at a rate not seen in 23 years, according to Bloomberg.
  • Reuters reports investment consultants are now advising pension funds and high-net worth clients to invest 5% to 7% percent allocation toward gold and gold stocks. After being an investment consultant to such clients, I can confirm such allocations are new. And will be followed, if they haven't been already.
  • If you're a newsletter junkie, like myself, no doubt you also noticed the sudden explosion in "gold experts" that have some overlooked, stealth play on gold you need to consider. It's poised for 500% gains (or more), they say! All you have to do is read a 16-page teaser and sign-up for some newsletter. Marketers tap into what's hot, typically as a trend is cresting. Don't expect this time to be any different.
  • From the Wall Street Journal, futures investors are taking delivery of gold at more than double recent levels (4.5% versus 2%). Paranoia anyone?

If the above isn't sufficient evidence to be a contrarian, I don't know what qualifies then.

Why Should I Listen to You, Lou?

If I don't have enough credentials to make such a claim, in your opinion, fine by me. Listen to someone more "qualified." Plenty of them exist that are also starting to question the merits of investing in gold, or at least acknowledge the mania...

...Newsletter god, Dennis Gartman says, "It's a little worrisome that so many people are piling in [to gold]." He expects a pullback, too. Just not as far as me.

...Peter Munk, founder of Barrick Gold, says he's never seen such strong interest in physical gold ownership.

..."This will all end badly, just like all other bubbles," predicts Leonard Kaplan, President of Prospector Asset Management, a commodities futures brokerage in Evanston, Ill.

..."Historically, when stocks begin to underperform gold, that's a sign that gold is running out of steam," according to Ray Hanson, a technical analyst at RBC.

My Biggest Concern

What really scares me is that some people take gold investing to an extreme. They actually believe in a government-orchestrated conspiracy to suppress prices.

It's pointless to engage in lengthy debates with conspiracy theorists. Logic means little. But let's suspend disbelief for a millisecond and say you're right, that the price of gold is being fixed.

Why in the world would you throw hard-earned money after the slim prospects of actually exposing and overturning the fix? Talk about a low probability of success.

But I digress. What's most troubling is many investors, including some in my industry, say gold is a forever position and they are committed to "a lifetime pattern of purchasing" and will never sell. Some of you even revealed 50% of your portfolio is invested in gold.

Here's the thing. I know that Christopher Columbus says, "Whoever possesses it [gold] is lord of all he wants. By means of gold one can even get souls into Paradise." But if financial Armageddon unfolds, which many gold bulls predict and in some sickly way wish for, gold will be priceless and worthless at the same time.

How so?

If world governments collapse, social order goes to heck, McDonald's won't magically be set-up to "make change" for your gold bars. ATMs won't spit out Krugerrands.

What's more, even if the price of gold tops, say $5,000 per ounce under such circumstances, what can you do about it? Cashing in on the gains means accepting the thing gold bugs completely despise, paper currency, in return. So indeed, it will be priceless, useless and worthless all at the same time.

Bottom line, the world isn't set up to handle gold as a currency. Not now. Not ever. It's merely an asset. And like all other assets, it's susceptible to bubbles.

If you're in the speculative mood, I recommend shorting gold in the coming months. Especially since, as the saying goes, "gold goes up on an escalator and comes down in an elevator."

The two easiest ways are to short the SPDR Gold Shares (NYSE: GLD) or, for some extra leverage, buy the PowerShares DB Gold Double Short (NYSE: DZZ).

At the very least, examine your reasons for owning gold. If you believe the end of capitalism is nigh and financial ruin is imminent, just remember you need gold to be liquid, acceptable and portable for your investment to be really worth anything.

All three are big question marks, convincing me John Maynard Keynes was more right than most want to admit. Outside of a small allocation for diversification purposes, gold is indeed a barbarous relic.

Good investing,

Lou Basenese

《環球利率》挪威減息0.25%,超預期

挪威央行公布,下調指標利率25個基點至1.25%,為歷來最低水平,為自去年10月以來第七次減息,而市場原預期維持不變。(wr/w)

2009年6月17日星期三

美10銀行還5300億注資

http://www.mpfinance.com/htm/Finance/20090610/ac/ad_ada1.htm

【明報專訊】為挽回公眾對銀行股的信心,財政部昨批准10間銀行償還問題資產救助計劃(TARP)的注資,涉及金額達680億美元(約5300億港元)。雖然財政部沒具體公布銀行的名稱,但摩根士丹利、美國運通等據報都屬名單之內。消息公布後,美股反覆偏軟。

綜 合路透及彭博通訊社的消息,摩根士丹利、高盛、摩根大通、美國運通、合眾銀行等銀行已確認被列入名單內,並計劃還款。10間銀行如悉數償還注資,財政部的 戶口將有約680億美元資金回籠,金額較當局原先預期的250億美元,高出1.7倍。過去7個月,該10間銀行合共支付約18億美元的優先股利息。連同早前率先還款的地區銀行,財政部可取回的款項約700億美元。財長蓋特納說:「還款行動是金融業復元的可喜現象,但我們仍有工作要做」。

還款將用作減低財政部及國家債務,並提高財政部的資本緩衝水平,應付未來金融市場的不穩情。償還注資的銀行,有權同時向華府回購認股證。這批認股證給予華府權利,在10年內按指定價格換成銀行普通股。據財政部上月的計算,認股證總值約50億美元。

包括大摩高盛 還款額高預期1.7倍

摩根士丹利表示,很高興可償還100億美元的注資、為納稅人帶來了可觀回報。集團相信,還款行動影響正面,除反映公司強勁的資本狀,TARP對穩定美國銀行體系發揮了重要作用。

美 股早段反覆偏軟。4月份美國經季節調整的批發庫存下降1.4%,至4054億美元,跌幅較預期的1.2%大,比3月份的修正數字收窄0.4個百分點。數字 已連跌8個月,反映零售商的需求仍低迷,工業及零售股下跌。道指曾升至8800點,但在財政部公布銀行還款聲明後,指數掉頭回落。獲准還款的10間銀行, 股價個別發展,其中Capital One Financial的表現最佳,升逾3%。

零售商需求低迷 美股偏軟

雖 然大行獲華府「御准」才可還款,但外界預期,部分銀行將繼續善用政府其他援助計劃,例如聯儲局的融資工具。《華爾街日報》評論指,奧巴馬政府應制訂計劃, 防止還錢的銀行再次要求華府出手拯救,否則只會留下一個由政府包底支援銀行、保證不倒閉的金融體系。該報認為,要減低市場對銀行「大得不能倒 閉」(too-big-to-fail)的預期,華府應反其道而行,至少讓多一間大型機構倒閉,例如80年代以來出現3次危機、未能展示應有管治能力的花 旗。

失業率近最壞假設 國會關注

今年首5個月美國平均失業率為8.5%,已接近壓力測試中假設失業率高達8.9%的「最壞情」。美國國會監督小組就建議,一旦實質宏觀經濟數據超出預設情,又或銀行繼續持有相當規模的有毒資產,當局應重複進行壓力測試,令公眾了解不同環境下的潛在損失預測。