Archive for October, 2005

Low interest rates popularise Bulgaria’s mortgages

Monday, October 31st, 2005

LOWER interest rates are boosting the popularity of mortgage loans in Bulgaria, a survey by HVB Bank Biochim and Hebros Bank has found.

The “quality survey” was conducted in early October among 300 respondents using direct personal interviews, the banks said on October 20.

More than half of those polled, who had contracted or were planning to contract a mortgage loan from a bank, use or intend to use the money to buy real estate. A relatively large portion (26 per cent) contract a mortgage loan to expand their business, according to the survey.

About 46 per cent of respondents said that interest rates on mortgage loans were still “prohibitively” high, and only 11.2 per cent said that the rates were “acceptable”.

Now that several financial institutions have announced lower interest rates in recent weeks, an increasing number of people can be expected to find that the rates are “acceptable”, which will also boost the number of mortgage-loan borrowers, the report accompanying the survey said.

One in three of those polled said that a decrease in interest rates would result in a substantial increase in the number of people who would seek a bank loan. About half of the respondents expected some, but not a substantial, increase. In general, most of those polled expected lower interest to attract more clients to mortgage lenders.

More than 70 per cent of the respondents were aware that loans in currencies other than US dollars and euro were available abroad at interest appreciably lower than the market rate, and about half would opt for loans in Swiss francs because of the sizably lower monthly payment, the two banks said.

Most banks have recently eased the requirements for mortgage loans and have launched a series of promotions in order to attract customers and increase their market share. However, the competition for customers has also attracted high-risk borrowers, who are already facing difficulties in servicing their loans.

Bulgaria’s real estate market ‘maturing’

Monday, October 31st, 2005

BULGARIA’S real-estate market has become more mature, with still-rising prices but gradually dropping returns on investment.

This is the main conclusion made by the participants in this autumn’s Real Estate Expo held in Sofia from October 21 to 23. The exhibition, first held a year ago, has turned into the largest such show in the Balkans.

No sharp rise in property prices is expected in the Bulgarian market next year, real estate agents said at the exhibition.

The market is balanced and is gradually evolving into a customer market, especially the market in residential properties and holiday homes. The return on investment in the sector is 12-13 per cent compared to 6.8-10 per cent in Western developed countries. Even if prices go up, the increase will be a small one and due to expected inflation.

There is an imbalance only in the office and industrial estates market where demand exceeds supply. That is why this segment of the market is rather investor-driven. Only there, a more visible price increase is expected in 2006.

Bulgaria and Romania are South-Eastern Europe’s leaders by profitability in office and industrial property. The figures are 9.5 per cent and 10 per cent for Sofia and Bucharest respectively.

Bulgaria and Croatia are the undisputed leaders in the region in the market of holiday homes.

As far as the market of commercial estates is concerned, supply is coming close to demand, real estate agents said.

More than 100 leading developers, real-estate agents and financial institutions took part in Real Estate Expo this autumn 2005. Projects in the design and development phases, worth more than a billion euro, were shown to the visitors.

The largest part of the projects presented at the expo was holiday villages and single properties. Most of them are on the Black Sea coast, but a significant increase in supply has been registered also in winter resorts Bansko and Pamporovo.

The exhibition also outlined the development trends for the residential properties market in Sofia, the capital. Builders, investors and real-estate agencies have been signalling in the past year that due to the lack of free terrain in the centre of the city, construction work has moved to the suburbs, an example being the expensive ones on the slopes of Vitosha Mountain.

However, the underdeveloped infrastructure and communications there are gradually turning into a serious problem for projects’ completion.

Another important conclusion was that Bulgaria’s residential property market had not yet become attractive enough for largest foreign investors. Brokers pointed to countries like Poland, Hungary and the Czech Republic, where big Israeli investors, for example, were building residential complexes with 100 or more apartments, with the aim of managing and renting them out.

National Statistical Institute (NSI) data published on October 21 showed that Bulgarian housing prices in the third quarter of 2005 rose by 2.9 per cent compared to the previous quarter of 2005.

The average housing price rose to 751.50 leva a sq m between July and September, up from 730.50 leva in the previous three-month period.

The prices are expected to keep rising at the existing pace in the forth quarter, and the year to end with prices 5-7 per cent higher compared to end-September. The growth will be driven by price rise of the construction materials, the higher fuel prices and the increased wages in the sector.

In August alone, prices of non-metals and construction materials rose by 24.8 per cent year-on-year, while oil product prices in the country rose by 14.85 per cent between May and August, the latest NSI data showed.

In the third quarter, housing prices were the highest in Sofia at 1256.80 leva a sq m, a rise of 5.8 per cent compared to end-June.
The Black Sea city of Varna was second, at 1192 leva a sq m, down by 4.5 per cent. It was followed by the second largest coastal city, Bourgas, at 1142.20 leva a sq m, representing a 2.6 per cent growth.

Investors go on a hot run in the ‘emerging’ East

Monday, October 31st, 2005

Some people have trebled their money in Central Europe and Russia. Can it continue?

By Jenne Mannion
Published: 30 October 2005

If you’ve got a taste for adventure, then head for “emerging Europe”. Those investors who took the plunge in 2002, and opted for funds pushing money in this area, will by now have trebled their stake – and this strong performance looks set to continue.

There have been two key drivers: the accession of eight central European countries into the EU just over a year ago – Poland, Hungary, the Czech Republic, Lithuania, Slovenia, Estonia, Latvia and Slovakia – and a strong economic recovery in Russia.

There are two main funds that specialise in this region available to private investors: the £340m Jupiter Emerging European Opportunities, which celebrated its third anniversary last month; and the £28m Credit Suisse European Frontiers.

A £1,000 investment in the Jupiter fund three years ago (to 17 October) would now be worth £3,154, after charges and basic-rate tax, according to figures from ratings agency Standard & Poor’s. And the Credit Suisse fund would have turned a £1,000 investment into £3,041. The value of both is up by around 50 per cent in the past year alone.

Ingrid Kukuljan, co-manager of the Jupiter fund with Elena Shaftan, says the EU accession is important as it means that Central Europe is far less risky than in the past. Legislation and regulations have been harmonised with those of the EU, leading to better corporate governance.

Mike Lenhoff, chief strategist and head of research at stockbroker Brewin Dolphin, which has recently added the Jupiter fund to its buy list, says these countries aspire to the living standards of the West, which is driving consumption. Meanwhile, their cheap and skilled workforces are helping to attract the overseas investment that will set them on the long-term path to prosperity. Additionally, low taxes and higher spending are resulting in more stable economies.

Gavin Haynes, a portfolio manager at Whitechurch Securities, says economic growth in converging Europe is far outpacing that of the eurozone.

The flipside, though, is that investments are not as cheap as they used to be. “We have already seen a very strong re-rating in the valuations of shares,” he says. “For example, the Hungarian and Czech stock markets currently trade at price- earnings ratios [a measure of company valuations] of over 20 times, compared to 10 times three years ago.”

Russia, of course, remains outside the EU orbit, and political concerns have dominated this market over the past few years.

But Ms Shaftan says the economic backdrop has improved. After reaping the benefits of a high oil price and responsible government policies, the country has current account and budget surpluses.

Russia dominates most emerging Europe funds, says Stephen Marriott at independent financial adviser (IFA) Bestinvest. It currently accounts for 47 per cent of the Jupiter fund, for example. But he says investors need to remember that oil is the backbone of the Russian economy – so price movements in the black stuff will have a big influence on these funds.

“When investing in emerging Europe funds,” he adds, “be aware of the weightings towards specific countries and sectors.”

But Mark Dampier at IFA Hargreaves Lansdown says the opportunities in Russia are not restricted to oil.

“Mortgage lending has not even started in the country, so the growth potential is enormous,” he says. “Mobile penetration in Russia is also a low 70 per cent, and in other republics of the former Soviet Union it is still below 50 per cent. This compares to above 100 per cent penetration in most of Western Europe, so there is plenty of room for catch-up.”

A marked improvement in Russia’s relationship with the West has also furthered the outlook for its exporting companies.

But Mr Haynes at White-church warns that despite these positive factors, Russia carries risks. “Areas such as banking still require reform, while scandals like the one at [oil giant] Yukos highlight the need for better corporate governance.”

The consensus among investment specialists is that funds backing these areas can continue to deliver strong growth – though Mr Haynes feels the “easy money” has probably already been made. It is unrealistic, he explains, to expect such strong returns to be repeated in the short term.

That said, he believes there is still good reason to include the funds within a diversified portfolio. “These markets are suitable for investors seeking long-term growth opportunities [of five to 10 years or more].”

Philippa Gee at IFA Torquil Clark points out that if you already have a managed fund, it is likely you will have an allocation in this area. “For someone with a well-diversified portfolio, 5 per cent is a sensible weighting.”

Mr Dampier at Hargreaves Lansdown agrees, but says investors should be prepared for a bumpy ride, because these markets can be extremely volatile.

If you’ve got a taste for adventure, then head for “emerging Europe”. Those investors who took the plunge in 2002, and opted for funds pushing money in this area, will by now have trebled their stake – and this strong performance looks set to continue.

There have been two key drivers: the accession of eight central European countries into the EU just over a year ago – Poland, Hungary, the Czech Republic, Lithuania, Slovenia, Estonia, Latvia and Slovakia – and a strong economic recovery in Russia.

There are two main funds that specialise in this region available to private investors: the £340m Jupiter Emerging European Opportunities, which celebrated its third anniversary last month; and the £28m Credit Suisse European Frontiers.

A £1,000 investment in the Jupiter fund three years ago (to 17 October) would now be worth £3,154, after charges and basic-rate tax, according to figures from ratings agency Standard & Poor’s. And the Credit Suisse fund would have turned a £1,000 investment into £3,041. The value of both is up by around 50 per cent in the past year alone.

Ingrid Kukuljan, co-manager of the Jupiter fund with Elena Shaftan, says the EU accession is important as it means that Central Europe is far less risky than in the past. Legislation and regulations have been harmonised with those of the EU, leading to better corporate governance.

Mike Lenhoff, chief strategist and head of research at stockbroker Brewin Dolphin, which has recently added the Jupiter fund to its buy list, says these countries aspire to the living standards of the West, which is driving consumption. Meanwhile, their cheap and skilled workforces are helping to attract the overseas investment that will set them on the long-term path to prosperity. Additionally, low taxes and higher spending are resulting in more stable economies.

Gavin Haynes, a portfolio manager at Whitechurch Securities, says economic growth in converging Europe is far outpacing that of the eurozone.

The flipside, though, is that investments are not as cheap as they used to be. “We have already seen a very strong re-rating in the valuations of shares,” he says. “For example, the Hungarian and Czech stock markets currently trade at price- earnings ratios [a measure of company valuations] of over 20 times, compared to 10 times three years ago.”

Russia, of course, remains outside the EU orbit, and political concerns have dominated this market over the past few years.
But Ms Shaftan says the economic backdrop has improved. After reaping the benefits of a high oil price and responsible government policies, the country has current account and budget surpluses.

Russia dominates most emerging Europe funds, says Stephen Marriott at independent financial adviser (IFA) Bestinvest. It currently accounts for 47 per cent of the Jupiter fund, for example. But he says investors need to remember that oil is the backbone of the Russian economy – so price movements in the black stuff will have a big influence on these funds.

“When investing in emerging Europe funds,” he adds, “be aware of the weightings towards specific countries and sectors.”

But Mark Dampier at IFA Hargreaves Lansdown says the opportunities in Russia are not restricted to oil.

“Mortgage lending has not even started in the country, so the growth potential is enormous,” he says. “Mobile penetration in Russia is also a low 70 per cent, and in other republics of the former Soviet Union it is still below 50 per cent. This compares to above 100 per cent penetration in most of Western Europe, so there is plenty of room for catch-up.”

A marked improvement in Russia’s relationship with the West has also furthered the outlook for its exporting companies.

But Mr Haynes at White-church warns that despite these positive factors, Russia carries risks. “Areas such as banking still require reform, while scandals like the one at [oil giant] Yukos highlight the need for better corporate governance.”

The consensus among investment specialists is that funds backing these areas can continue to deliver strong growth – though Mr Haynes feels the “easy money” has probably already been made. It is unrealistic, he explains, to expect such strong returns to be repeated in the short term.

That said, he believes there is still good reason to include the funds within a diversified portfolio. “These markets are suitable for investors seeking long-term growth opportunities [of five to 10 years or more].”

Philippa Gee at IFA Torquil Clark points out that if you already have a managed fund, it is likely you will have an allocation in this area. “For someone with a well-diversified portfolio, 5 per cent is a sensible weighting.”

Mr Dampier at Hargreaves Lansdown agrees, but says investors should be prepared for a bumpy ride, because these markets can be extremely volatile.

Ukraine property firm to list on LSE

Sunday, October 30th, 2005

ONE of the Ukraine’s largest property developers, XXI Century, is set to float on the London Stock Exchange by the end of this year, in a move that will value the company at as much as £300m (E440m, $530m).

The company, the second ever Ukrainian firm to seek a London listing, has hired Dutch bank ING to prepare it for the float, The Business has learnt. XXI Century is expected to be the first in a series of Ukrainian entrepreneurial firms the bank will bring to market over the next year.

XXI Century, founded by Ukrainian-born Georgian Lev Partskhaladze, has seen the value of its portfolio expand eightfold in five years, and floating it on the London exchange will allow it to raise its international profile.

It develops shopping centres, high-end apartment blocks, business centres, and fast food restaurants, predominantly in Ukraine’s capital Kiev.

“They’ve been looking at raising capital on western financial markets for a while,” said a Kiev-based corporate financier.

“It’s like Ukrproduct. They’re just a small dairy company, but now they are in London, they are serious. That’s probably worth the hundred thousand dollars it cost,” added the financier.

Ukrproduct, which makes processed cheese and butter, raised £6m on London’s Aim growth market in February, drawing in 18 investment funds and 33 private investors.

ING has been targeting Ukrainian businesses built from scratch by their owners. It argues that the country’s industrial conglomerates, which would generate far larger fees, pose too many problems, because of the complicated way many of them gained the assets from the state.

BULGARIAN BLVD 22ND IN WORLD’S MOST EXPENSIVE SHOP SPOTS

Saturday, October 29th, 2005

Vitosha Boulevard in the Bulgarian capital has been ranked 22nd among the world’s shopping destinations retail prices.

The Sofia spot ranked higher than shopping sites in Canada, Brazil, Finland, Belgium, Sweden, Mexico City, etc.

Votisha’s average rent per square meter is EUR 1,560.

New York’s 5th Avenue tops the list with EUR 11,558.

Next come the Hong Kong Causeway Bay (EUR 9,625), the Avenue des Champs Elysees in Paris (EUR 6,628) and London’s New Bond Street (EUR 5,578).

The annual report of property consultants Cushman & Wakefield, Healey & Baker said that the cost of retail space in the world’s top shopping destinations has gone up by an average 8%.

Main Streets Across the World 2005 tracks retail rents in 237 shopping locations across 47 countries around the world.

Bulgaria Ski Resorts Go Bling

Saturday, October 29th, 2005

Business: 29 October 2005

By Will Hide and Mark Frary
The Times

Wonky chairlifts, draughty dormitories and watery beetroot soup? Don’t believe it – Bulgaria (well, certain parts of it) will soon be the chic place to winter, giving the likes of St Moritz a ski run for their money.

This month Kempinski, which already operates the Grand Hotel des Bains in St Moritz, opened the 158-room Grand Hotel Arena in Bansko, Bulgaria, where a deluxe double room with breakfast costs GBP 103 a night (almost half the price of a comparable room at the Kempinski in St Moritz). Rooms are wi-fi-equipped, and there is a cigar lounge, a vitamin bar and a spa.

Bansko appeared in the main ski brochures for the first time only a few years ago, so the arrival of Kempinski is adding a touch of style to a country long seen as a bargain destination. The Grand Arena is one of several new hotels opening this winter, helping to boost the resort to a four-star destination.

“Bulgaria has realised that today’s traveller is looking for more mod cons, so it is realigning itself with Western Europe,” says a spokeswoman for Neilson, the tour operator offering the hotel this winter.

New chairlifts have been installed and though food on the slopes is not up to that on offer in French or Swiss mountain cafés, it is cheap: main dishes cost £4.

BULGARIAN HOME PRICES TRIPLED OVER 2000-2005

Thursday, October 27th, 2005

Home prices in Bulgaria’s regional centers have increased 1.5 to 3 times over the last five years.

That emerged Wednesday as the country okayed a new tax scheme, which will also affect home taxation.

According to the fresh rules, real estates with a tax evaluation of less than BGN 1,400 (approximately EUR 700) will not be subject to taxation.

The maximum taxation-free income was increased from BGN 130 to BGN 180.

A new levying scheme for incomes has also been approved.

Incomes have been divided into three groups – BGN 180-250; BGN 250-600; and a third group of over BGN 600 – which will determine what taxes will be imposed.

Hungary Real-Estate Investment Returns To Drop By 2010

Wednesday, October 26th, 2005

BUDAPEST -(Dow Jones)- Returns on Hungarian real-estate investments are an above-average 7.7% but will drop to 6.7% by 2010, Peter Kocsis, head of HVB Bank Hungary Rt.’s real-estate division, said Wednesday.

The average return in western Europe is 6.0%, Kocsis told reporters.

“The Hungarian market has a 170-basis-points premium compared to western European markets, but this will shrink to about 50 basis points over the next five years,” Kocsis said, citing an HVB study of office, retail, industrial and residential real-estate.

“With returns at 6.7% by 2010, we will see a general rise in real-estate asset values,” Kocsis said.

The amount of available top-quality office space is expected to grow by 30% during the next five years and monthly rent will stagnate at a level of EUR12 to EUR13 a square meter.

In the retail segment, available real-estate assets, or stock, will expand by 40% but the occupancy rate, now 90%, is expected to remain largely unchanged.

Industrial real-estate will register the highest level of stock expansion at 50% and monthly rental fees will be around EUR4 to EUR4.5 a square meter in the next five years.

Budapest’s residential sector will post a slight increase in the number of newly built apartments but price increases are expected to remain below the level of annual inflation.

The Hungarian market carries a number of risk factors, including its relatively small size and young age, as well as uncertain liquidity and short- term planning by a number of market players, the study said. Uncertainty is further boosted by the lack of market standards, excessive public spending and risks pertaining to the Hungarian forint.

Despite existing risks, HVB says the real-estate market will expand rapidly until 2008, when oversupply is expected to flatten the growth curve considerably.

-By Edith Balazs, Dow Jones Newswires; +361-267-0623; edith.balazs@ dowjones.com

Hungary – Go with the flow of the Danube

Tuesday, October 25th, 2005

The house market in Hungary’scapital is both affordable and set for strong price growth, writes Graham Norwood

The feverish world of property investment an Eastern Europe has perhaps only one significant marketboasting long-term stable price rises and reliable buy-to-let returns – Hungary.

While cheap mass-produced flats in Bulgaria and ever-more exotic places such as Estonia have attracted the headlines and speculators, Hungary’s capital Budapest is attracting more serious investors.

“It’s the most popular East European location for informed British buy-to-let purchasers,” says Liz Symes of Connect IFA, a mortgage broker advising on homes in more than 30 countries.

Property prices rose from a low base in the early 1990s when Hungary held its first post-Communist elections. Even after 10 per cent-plus annual price rises in the past decade, typical Budapest homes remain half the price of comparable examples in London, Paris or Berlin. And, unlike Bulgaria, Hungary’s corporate rental market is very strong.

Its economy liberalised longbefore EU accession in 2004, and the city council boasts that 44 per cent of multinational companies with central European subsidiaries use Budapest as their local base. There is widespread anticipation of big growth in house prices when Hungary adopts the euro in about 2010.

Shlomi Shlomovitz of Casaro Hungary, a Budapest lettings agency, says there has been a rise in student renters this year, as well record numbers of staff being brought in by multinational firms such as IBM, General Electric and Microsoft. “Returns should be between 6 and 15 per cent per year for buy-to-let investors,” he says.

The freelance TV producer Liz Bunton, from Battersea in south London, has bought a flat in a new development in the 14th district, close to Budapest’s financial area. Bunton, who also owns a property in Slovakia, says she chose Budapest for capital growth.

“I’ve invested in fast-moving economies where the GNP is forecast to grow at a strong rate. At about £60,000 per investment, I know I’m getting value for money and expect prices to rise substantially in three or four years,” she says. Many investors take a different route, and buy older homes for conversion. Most Budapest homes were built between the 1880s and the early 20th century, but due to subsidised rents and state ownership until the early 1990s, they have been roughly treated by tenants. There are 800,000 flats in the city, but 25 per cent need renovation, estate agents claim. At best, these apartments are shabby-chic; at worst, just shabby. Typical flats needing work include aone-bedroom flat in the 9th district for just £41,380 (Central Homes, 00 36 1354 1254) and one in the 7th for £63,000 (GDSP, 00 36 1288 0985).

On the edge of Budapest are country houses with large apartments ripe for conversion; one is on sale through Heath Properties in Buckinghamshire for £96,500 (01296 395 800).

One specialist firm in the city, New Budapest Renovation, runs its website in English and has English-speaking site foremen.

For investors wanting work completed before they buy, there is no shortage of new-build and renovation schemes. The largest new-build development is Marina Part in the 13th district, where 4,000 homes will be built near the Danube. The largest regeneration scheme is the Corvin-Szigony project in the 8th district, which will see the conversion of 1,400 period homes and the building of 2,500 new ones. Typical new-build properties beingsold to Britons include City Home, a block of 96 mainly one-bedroom apartments over eight floors, with sauna, pool and 24-hour concierge, in downtown Pest (from £68,200, Savills,020-7877 4700). Also in Pest is Istvan Park; 280 new flats, mostly small, starting at £45,000 (L et-terstone, 020-7348 6065).

What new and older properties have in common is strong potential growth for investors because of Hungary’s booming economy. Pricewaterhouse Coopers says the country should enjoy 4.5 per cent growth in 2005, and again next year, with the general housing market and the buy-to-let sectors both benefiting.

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Where to buy

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Buda, on the west of the Danube, has 500,000 residents and six districts. Pest, to the east, has 1.3 million residents and 13 districts. Foreigners need a permit, solicitor’s letter and search documents before being allowed to buy – a slow process. It’s easier to create a Hungarian registered company (€1,000), allowing you to offset most costs against tax. Lawyers’ fees are 1.5 per cent of the property price; estate agency fees paid by the buyer are 4 per cent; if you resell within two years, you normally pay an extra 2 per cent tax. On new-build, you pay a 20 per cent deposit, 30 per cent when the frame is finished, 30 per cent when the interior’s complete and 20 per cent on handover. Capital gains tax varies, but is reduced if a property has been owned for six years or longer.

BULGARIA, ROMANIA FACE FINAL EU WARNINGS

Tuesday, October 25th, 2005

Tuesday’s report by the European Commission will issue final warnings on Bulgaria and Romania that they might fail to meet deadlines, the Financial Times says.

According to the story, the report on Bulgaria would show that the country has lost momentum in modernizing its administration.

Bulgaria and the bloc have already signed an accession treaty, but the safeguard clause it includes could delay entry by a year.

If activated, the clause would adjourn Bulgaria’s membership until 2008.

“The Commission may recommend that the Council postpone the accession of Bulgaria and Romania until January 1, 2008, if there is a serious risk of any of those states being manifestly unprepared…” reads a draft EU executive report, obtained by Reuters on Monday.
According to reports the European Commission will push the two neighbouring countries to speed up corruption fight and to improve the work of their administrative and judicial systems. Unless tackled, corruption in both countries will threaten the EU’s internal market and EU-funded programmes, reads the report.

The EU executive Commission will officially approve on Tuesday the annual progress report of Bulgaria and Romania, which will assess the implementation of the engagements they undertook in the accession negotiations.

Later in the day EU Commissioner for Enlargement Olli Rehn will present the reports to the MEPs at the European Parliament in Strasburg.

The EC’s comprehensive report will not include any recommendations whether or not to use the safeguard clause.

The Commission will give Bulgaria and Romania six months to deal with shortcomings in the countries’ preparations to join the EU. It will make its final recommendation on whether the two Balkan countries should join the EU in 2007 or 2008 only in the spring next year.