Invest in: Cam Ranh, Vietnam’s Hottest Hospitality Market

Posted in Market Report, What to Buy

The unspoilt coastline of southeast Vietnam has become a property investor hotspot in Asia. It belongs to the Khanh Hoa province which has grown in popularity for its pristine beaches and year-round tropical climate. But beyond its natural beauty, Cam Ranh lures investors with its secluded refuge, idyllic seafront views, flourishing connectivity to international airports, tempting price point, and most importantly its appreciating value with government policies and burgeoning new properties in development including integrated resorts. Here are the three reasons why Cam Ranh is heating up to be Southeast Asia’s hottest property investment. 

Secluded and Untouched by Mass Tourism 

Cam Ranh has been under the radar as Vietnam’s best kept secret until recently. A promising venture, the once primitive landscape is still very much in its original rural beauty without the crowds of more populated travel destinations. The Cam Ranh peninsula’s white sand and crystal waters are a traveler’s paradise, making investors eager to be one of the first to tap into the land.

Compared to Southeast Asia’s top sun and sand destinations like Bali, Phuket, Boracay, or even Nha Trang (just 45km north and sharing a coast with Cam Ranh) which boast the same picturesque views and vibes, the privacy and solitude is unbeatable at Cam Ranh. With such similarities, it is predicted that Cam Ranh too, will become a tourism capital. Moreover, neighbouring destination Nha Trang is showing signs of tourist overload, making Cam Ranh an easy vacationing alternative within the region. 

Accessibility and Connectivity 

The international terminal at Cam Ranh International Airport has undergone a HK$1.27 billion (US$163 million) renovation and opened in 2018 to accommodate more direct flights, reducing travel time and inconvenience. The airport sees 10 million passengers a year, and is one of the busiest airports in Vietnam together with Ho Chi Minh, Hanoi and Da Nang, with direct flights to and from mega metropolises like Hong Kong, Bangkok, Seoul, Shanghai, and Taipei. With easier accessibility and more potential routes from Tokyo and Singapore, Cam Ranh will be open to further tourism for its convenient logistics. Apart from its airport, Vietnam’s visa requirements are minimal and can be processed upon arrival, making it all the more simple (and convenient) for travellers.

Appreciating Value with New Developments on the Rise 

Many resorts are currently being constructed at a rapid pace, and there are further plans to erect more luxury hotels, apartments villas, and holiday houses. Pioneering projects such as Cam Ranh Riviera, Fusion Resort, Dessole Sea Lion and Mövenpick Hotels & Resorts have been running with great success and new development projects are currently going underway.

The Nha Trang Bay Investment and Construction Joint Stock has since been one of the most attractive ventures, with tourist experiences becoming increasingly exciting. These integrated resorts include casino expansions with the Vietnam Prime Minster deciding on investing in casino businesses such as KN Paradise Cam Ranh as part of the country’s proposal of the Ministry of Planning an Investment in 2019.

With the KN Paradise expected completion date scheduled for 2025, investors are eager to get a piece of the pie before the value of the market skyrockets. It is currently the fastest growing up-and-coming area in Southeast Asia, suited for luxury high spending tourism and coastal residences. Aside from resorts and villas, golf courses, shopping malls, and boat marinas will also be constructed. 

Dara Chau

5 New Residential Developments in Southeast Asia to Watch For in 2020

Posted in Market Report

With the sky-high price tags of Hong Kong’s residential properties, coupled with the political unrest and on-going trade war between China and the US, Hong Kong’s property investors have been shifting their focus towards Southeast Asia’s growing markets — from Malaysia to Philippines, Vietnam, Singapore, Thailand and Cambodia. Looking to expand your portfolio this year into Southeast Asia? We’re rounded up five notable residential developments that you should be keeping your eye on. Scroll down to find out what they are.

8 Conlay, Kuala Lumpur, Malaysia

Situated between Kuala Lumpur City Centre and the bustling Golden Triangle neighbourhood, 8 Conlay is an ultra-luxury, mixed-use development by KSK Land designed to deliver an elevated lifestyle experience that redefines luxury living within the region.

The three-tower complex comprises two twisted residential towers linked by two sky bridges (slated to become the tallest in all of Southeast Asia upon completion), a lifestyle retail podium, and Malaysia’s first and only five-star Kempinski Hotel. Residents of the YOO8 serviced residences will not only enjoy world-class design from award-winning firm YOO, but also fabulous facilities such as the Water Lounge and the Green Refuge, as well as Kempinski Hotel’s signature hospitality services including concierge, butler, private chef, housekeeping, tailoring and even massage services.

Floor plan sizes range from 700 sq. ft. to 1,328 sq. ft., with prices that fall approximately between RM2.27 million (approx. HK$4.3 million) and RM4.65 million (approx. HK$8.8 million).

Hyde Heritage Thonglor, Bangkok, Thailand

Those who enjoy Art Deco design mixed with New York City flair will adore Bangkok’s Hyde Heritage Thonglor, which boasts a sophisticated architectural design inspired by the iconic skyline of the Big Apple. The condominium project — realised by Thai-Japanese developer group Grand Star Company Limited — is scheduled for completion in 2022, housing 311 units of 1, 2, 3 bedrooms, as well as duplex penthouses within its luxurious 45-storey structure.

Designed for modern living, each suite features a splendid interior with high ceilings and large floor-to-ceiling windows that give you a sweeping view of the city, day and night. A practical and refined aesthetic in its kitchens and bathroom areas offers a perfect balance of style and function for discerning residents.

Unit sizes start from 431 sq. ft. (1 bedroom) and are priced at approximately HK$3,028,759 onwards.

Oxley Towers, Kuala Lumpur, Malaysia

Situated along Jalan Ampang in close proximity to the the iconic Petronas Twin Tower and Kuala Lumpur Convention Centre, Oxley Towers is set to be the next beaming addition to the iconic skyline of the Malaysian capital. The freehold, mixed-use development is a project of the Singapore-based Oxley Holdings, featuring two modern towers that include a 29-storey Grade A office block, a 78-storey So Sofitel luxury hotel and serviced residences/condo, as well as a 49-storey Jumeirah luxury hotel and serviced residences/condo.

The Jumeirah tower, in particular, will house 181 hotel rooms and 267 residential units; the So Sofitel tower, on the other hand, comes with 207 hotel rooms and 590 residential units. Residents and visitors will have easy access to world-class shopping, dining and lifestyle experiences at the two-storey retail galleria, The Boulevard, located right below, which brings some of the best names in the world of retail, services and hospitality.

Floor plan sizes start from 541 sq. ft., priced starting from HK$2,950,814.

The Albany, Ho Chi Minh City, Vietnam

Those seeking unparalleled luxury in Ho Chi Minh City can place their bet on The Albany, which is widely dubbed as the most exclusive, intimate and luxurious of all the residences on offer at Thao Dien — the private residential area considered to be one of the most sought-after addresses in the city. The entire neighbourhood is made to resemble European villages, populated by quaint little outdoor cafés, world-class restaurants, high-end designer boutiques and, of course, internationally-acclaimed schools and institutions.

Only 22 residences are available in the 8-storey building, which includes three- and four-bedroom bespoke residences (sizes range from 2,134 sq. ft. to 3,175 sq. ft.), as well as penthouses on the top floor that come with their own stunning private rooftop pool and tropical garden. There is also one 3-bedroom residence on the ground floor that comes with a private pool and garden. Thanks to its distinctive location, residents at The Albany will also get to enjoy stunning views of the Saigon River and lush green landscapes, along with facilities and services including the fitness centre, swimming pool, as well as housekeeping, gardening service and 24/7 security and reception to make sure each and every resident is taken care of at all times.

The Peak, Phnom Penh, Cambodia

Located right in the heart of Phnom Penh along the Mekong River, The Peak is a joint venture of the Singapore-based Oxley Holdings, Cambodia-based Worldbridge Land, CapitaLand and Shangri-La featuring a three-tower mixed-use development — including two residential towers with one- to four-bedroom apartments and another that splits between Grade A offices (14/F – 28/F) and the five-star Shangri-La Hotel (29/F – 45/F) — set atop a five-storey luxury shopping mall filled with specialty shops, exciting restaurants and more.

Residents at The Peak will be able to enjoy a stunning, uninterrupted view of the entire Phnom Penh City, the Diamond Island and, of course, the Mekong River right from the comfort of your own balcony. There are also two sky decks on levels 14 and 55 (roof deck), filled with lush green landscapes and swimming pools, along with a game room, gymnasium, gourmet function rooms, kids play pool and more for a blissful escape from the city.

Cindie Chan

These Are the Cities With the Highest Forecasted Growth for Luxury Real Estate in 2020

Posted in Market Report

When it comes to the global luxury real estate market, the reigning theme of 2019 has been uncertainty — with previously healthy growth rates softening due to political and economic instability around the world. According to the Prime Global Cities Index (PGCI) published quarterly by property consultancy Knight Frank, the annual prime price growth slowed to 1.4 percent (compared to 4.3 percent two years ago) across 46 world cities. The Index tracks prices at the top 5 percent of the global housing market, looking at where the world’s wealthiest are buying and investing in new homes.

Despite the slowing price growth, investors exercising caution with the advent of Brexit and rising interest rates all over the globe, a number of cities offer less muted growth opportunities. About 25 percent of Asian ultra-high-net-worth individuals (UHNWI, defined as those with net assets at US$30 million or more) are increasingly looking to buy a home outside of their country of residence by 2020, according to the Attitudes Survey in Knight Frank’s The Wealth Report. One can particularly expect a rise in property investments in European capitals in the coming year. 

With that, we look at the second Prime Global Cities Index (PGCI) released in 2019 to forecast the top eight cities with the greatest investment potential for 2020.


With the annual growth of luxury residential prices at 12.7 percent in June 2019 compared to 14.1 percent three months before, Berlin might be seen as slowing down. However, it still boasts impressively competitive prices for Europe at €11,500 per square metre — for now that is. Among its most desirable neighbourhoods is Friedrichshain, once part of communist East Berlin, lined with Soviet-era buildings and the longest surviving stretch of the Berlin Wall. Now it’s renowned for its vibrant art scene, home to East Side Gallery, the longest open-air gallery in the world. Large multinationals such as Coca-Cola, Universal Music and Mercedes-Benz have also become attracted to the city’s creative energy, creating 30,000 plus jobs in the area and in turn growing demand for homes.


Another German city on the rise is Frankfurt, which has seen annual price growth from 9.6 percent to 12 percent over the May to June period in 2019. Luxury residences fetch typical prices of around €13,500 per square metre, which remains competitive with the rest of Europe. As a historical and cultural centre with abundant green spaces, the city is consistently ranked by Mercer as one of the top 10 most liveable cities in the world. Research by Jones Lang LaSalle also notes double-digit growth for investors in the foreseeable future — average asking prices on condominiums in 2018 rose by 11.2 percent and rents increased by 6.4 percent.


Following the ramifications of the 2008 global financial crisis and a dramatically devalued rouble in 2014, Russia’s luxury property market has been leading the country’s way to economic revival. Ranked third on Knight Frank’s latest PGCI, Moscow reported 9.5 percent annual growth for Q2 last year. Rising quickly up the ranks in prominence, Moscow’s prices for luxury apartments rose the second-fastest in the world during the first quarter, with the city moving up 34 positions in the index over the previous year. Whether it’s the prestigious addresses along its ‘Golden Mile’ and its US$2 million town houses or the up-and-coming neighbourhoods such as Agalarov Estate on the outskirts of Moscow, the historic city is worth consideration for luxury investment.


Manila offers the most potential for property investment at the moment. Topping the PIRI 100 list by Knight Frank, which measures the worth of 100 luxury residential markets by performance each year, Manila has enjoyed 11 percent of growth in home prices from 2017 to 2018 — a thrilling statistic during a downturn — thanks to its GDP growth exceeding 6 percent in 2018. Its UHNWI pool is expected to grow 37 percent by 2023, which adds to the keen interest in home purchases in the near future. Forty-eight percent of Knight Frank’s clients from the Philippines reported domestic property investment even after purchasing first and second homes. Eyes are on Alabang, an up-and-coming hotspot with a slew of infrastructure and development projects such as Alabang Town Center, which combines nature and retail, and Alabang West, a 10-billion-peso project that’s billed as Metro Manila’s answer to Beverly Hills.


Consistently in the top-10 rankings for quality of life and safety, and long favoured by the wealthy for Switzerland’s lenient tax policies, Geneva still maintains its reputation for high price and prestige. However, that might be about to change — prime prices fell 2 percent in 2018, according to Knight Frank, and with less banking secrecy practices due to recent crackdowns on Swiss private banks, those attracted to moving to Geneva prize financial legitimacy above all else. As such, mid- to high-level executives from an assortment of non-finance sectors are starting to move in, according to Alex Koch de Gooreynd, Switzerland specialist at Knight Frank, in an interview with The consultancy’s Wealth Report states that Trois Chénes, to the east of Geneva’s city centre, is gaining interest with a brand new fast rail link, pedestrian corridor and cycling route providing easy access to the city centre. A two-bedroom apartment at Trois Chénes starts at 800,000 Swiss francs.


The relative affordability of living in Madrid and its attractive lifestyle are making it exceedingly popular among luxury homebuyers. The Spanish capital is recording similar prime price growth to Paris, at 5.2 percent according to Knight Frank. Non-prime districts on the outer areas of the city are performing well, while Knight Frank’s Rosa Uriol recommends Castellana Norte, a new area under construction to the north of Madrid. It’s set to create 2.6 million square metres of mixed-use development, including more than 10,000 homes, office space and, naturally, jobs. It sits just on the edge of Chamartín, one of Madrid’s most sought after addresses with limited new supply, and this northern sector of the city is certainly on the rise with the trendy and wealthy.


In the wake of Brexit’s impact on London, Paris is emerging as an alternative gateway city for living and investing in Europe. Young professionals and small families are gravitating to the 11th arrondissement, says Knight Frank’s Roddy Aris. “Located on the edge of the historic Marais district, the 11th arrondissement is a young, vibrant neighbourhood” replete with chic boutiques and restaurants. Prices are on the rise with the gentrification of the neighbouring 10th arrondissement, which has begun to pull up property values in the 11th. A three-bedroom apartment on each of the wide Haussmannian boulevards starts at €850,000, while the same property in the 4th arrondissement takes the price up to €1.2 million.


Switzerland’s capital is a reliable choice for wealthy investors looking to purchase a holiday home, simply because of its enduring desirability. At number two on Mercer’s quality of living city ranking this year, Zurich stands as a prominent centre for business while offering easy access to the ski slopes. Knight Frank records a 4.5 percent price growth in 2019 from last year, and while home prices remain the highest in Switzerland while rent yields stay relatively low, it’s the negative interest rates and high quality of life that continue to drive investors. Due to its location and history, Switzerland will always be a stable investment for those who can afford it.

Evelyn Lok
When not trying out the latest beauty and wellness trends, Evelyn is likely enjoying a perfectly balanced negroni or exploring some of Hong Kong's best new places to eat and drink. She covers everything from the biggest events in town to interviews with Hong Kong specialists, with topics spanning art, food and drink, health, tech, and travel.

London’s High-End Property Market Is on the Rise Again

Posted in Market Report

London’s high-end real estate market is showing continuing signs of recovery, according to the latest property index from Coutts. Prime property prices in the city crept up again in the second quarter, leaving them 3.1% higher than they were at the end of last year, said the private bank and wealth manager in last week’s report. 

Helping to support prices is a lack of supply and increasing demand. Sales activity was up 21.4% in the second quarter compared to the previous three-month period. 

Despite the recent uptick, prime prices are still 14.5% lower than they were in 2014, making high-end properties in the city good value to buyers. But those same low prices are also discouraging sellers from listing their homes. The number of prime properties on the market in London is down 12.5% compared to the same period last year. 

“Fewer properties on offer means that competition can be intense among buyers for desirable properties when they come up, and it’s not surprising to see gazumping on the rise,” Katherine O’Shea, of Coutts real estate investment services, said in the report. 

Gazumping refers to the unfavorable practice of accepting a higher bid on a property at the last minute despite having already accepted a verbal offer. 

Prime supply has dropped most in the neighborhoods of Kensington, Notting Hill and Holland Park, where inventory across the three areas is down roughly 25% compared to the second quarter in 2018, the report said.  It’s up most in the neighborhoods of Kings Cross and Islington, where there has been an almost 15% increase in supply in the same time. 

Staff Writer

In Bangkok, the Luxury Property Sector Is Booming

Posted in Market Report

On the tail of a construction boom lasting the best part of two decades, Bangkok now suffers from a glut of condominiums, with Bloomberg reporting in May that some 65,000 new apartments were added to the Thai capital last year alone, an 11 percent increase on 2017. 

Although it’s been claimed that there are now as many as 450,000 residences sitting unsold across the sun-drenched “Land of Smiles”, and snapshots of more-ordinary properties are yellowing sadly in real-estate agency windows from Hat Yai to Chiang Rai, one sector of the market remains in fine fettle, mainly through demands of the domestic market, but also supported by a steady influx of foreign capital.

That sector is luxury. 

“The luxury end is pretty resilient, though the mid and lower end of the market has fallen off, certainly compared to last year,” says Tim Skevington, managing director at Richmont’s Luxury Real Estate, which represents Christie’s International Real Estate in Bangkok.

Skevington is speaking in early August, from an exclusive gathering to celebrate the grand opening of Banyan Tree Residences Riverside Bangkok, a luxurious freehold condominium tower comprising 133 luxurious units over 45 floors, all overlooking the Chao Phraya River. A large turnout is expected.

“Particularly Thai people but also potential buyers from overseas,” says Skevington, who has more than 15 years experience in Bangkok’s high-end residential market. “That’s an indication of where we are. There’s still a lot of interest in the higher end in Bangkok.”

Thailand’s economy has wobbled in 2019, and tightened borrowing rules kicked in earlier this year. The result is what Bloomberg has dubbed “tepid” demand across the Bangkok property market as a whole (with developers reporting an overall new-project take-up rate of just 55 percent). The steamy City of Angels, however, is still one of the most attractivedestinations on the planet for high-end homes.

There are multiple reasons for this, says Apichart Chutrakul, CEO of leading full-service real-estate developer Sansiri PCL, which is behind some of Thailand’s most sought-after addresses. They range from high build quality and the creative input of megastar designers to a plethora of value-added services and amenities that increasingly come as standard. 

Most attractive of all, however, is the fact that gateway prices are a fraction of those in Hong Kong or Singapore. 

As a rule of thumb, Skevington says luxury properties in Bangkok should be considered those with buy prices upwards of 250,000 baht per square metre (roughly HK$5,920 per square foot). “And then we have super-luxury, which would be from around 350,000 baht [about HK$8,300 per square foot],” he adds. “That’s where we and Christie’s are positioned.”

Real estate consulting firm CBRE, meanwhile, defines “premier” residences as those requiring 300,000 baht per square metre, with about two-dozen Bangkok developments fitting the top-end bill at the close of 2018.

Sansiri recorded overall sales of US$1.5 billion that year, up 25 percent from 2017, and the company is currently bullish. Its sales target for the three years from 2019 is US$5 billion. This year alone, Sansiri will launch close to 30 new projects worth US$1.5 billion. It now boasts four super-premium properties in its Sansiri Luxury Collection. 

That fab four includes the company’s first branded condominium project, Khun by Yoo. With construction to be completed in November, its 27 storeys will house 148 residential units ranging from one-bedroom apartments (440-570 square feet) to ultra-luxurious penthouses (3,165-3260 square feet). Interiors described as “playful” come courtesy of legendary French design whizz Philippe Starck, and the average buy price currently hovers at about 380,000 baht per square metre (HK$9,000 per square foot).

“Top-tier buyers can achieve a high degree of design, service and personalisation at prices that are approximately four times less than Hong Kong,” Chutrakul says, singing Bangkok’s praises. “All within one of the world’s most popular and vibrant cities, and a global gateway.” 

Also in Sansiri’s Luxury Collection are Regency-styled, single-house development Baan Sansiri Pattanakarn and prestigious 45-storey condo tower The Monument Thong Lo, which features bespoke trimmings by Bohemian hand-blown glass specialist Lasvit. 

In 2018, the most desired of 77 units in the collection’s 98 Wireless — Sansiri’s 25-storey, beaux arts-inspired residence, with interiors by New York-based designer Anne Carson (formerly interiors guru for Ralph Lauren) — were being offered for as much as 700,000 baht per square metre (about HK$16,575 per spare foot), making it the priciest residence in the Big Mango.

While Thailand is no stranger to occasional financial turmoil, it’s frequently argued that, with tourism being a major driver of the economy, buyers here enjoy a coincidental level of protection when investing long-term in Bangkok’s more exclusive properties. While the Southeast Asian kingdom can be knocked down, its natural charms mean it always bounces back.

According to Mastercard’s Global Destination Cities Index, Bangkok has been the world’s most visited city every year since 2015 (ahead of London and Paris). International arrivals last year hit 38 million; 41 million are expected this year. The more high-net-worth of these visitors, perhaps lured by Thailand’s intoxicating brew of gorgeous weather, convenient regional access and high-end bang for the buck, might jet home with a shiny new home in the portfolio. 

Ease of condominium purchase, says Chutrakul, is another convincing factor. “In other major cities in Asia,” he argues, “it’s almost impossible to obtain freehold land in prime locations, whereas Thai property law allows foreigners to buy and own up to 49 percent of the total area of a condominium on a freehold basis.”

Skevington’s years of experience tell him that the largest percentage of foreign buyers in Bangkok luxury are from Hong Kong, with Singaporeans traditionally taking second place, only recently to be eclipsed by mainland Chinese. “Hong Kong interest has been steady for many years,” he says. “Singapore has been more up and down. Mainland Chinese are more recent buyers. The rest are mainly from Asia, but also from all across the world. But the majority are still Thai.”

Foreign purchasers account for as much as 30 percent of Sansiri’s sales, with investors from Hong Kong and mainland China making up the lion’s share (even with China’s economic slowdown and capital controls limiting cash outflows), followed by buyers from Singapore. But purchasers in Bangkok real estate are increasingly choosy and not every luxury property is a sure-fire winner. 

As prime downtown land becomes ever more scarce (land prices in the city centre jumped 30 percent in 2017 alone) and the market becomes more selective, location is key. The most obvious port of call for the savvy luxury buyer is what Chutrakul calls Bangkok’s “Golden Triangle” of the Siam district, Sukhumvit Road and Lumphini Park. Home to 98 Wireless, this sprawling downtown area accommodates most of the city’s premium real estate – far too many options to list here in total.

In-demand developments include the recently completed Nimit Langsuan, a super-luxurious 53-floor landmark, just north of Lumphini, with 187 freehold residences ranging from 840 square feet to around 6,460. Nearby Magnolias Ratchadamri Boulevard is a mixed-use development overlooking the racetrack of Royal Bangkok Sports Club. It houses 316 residential units in a sculpted 60-storey tower (homes at Magnolias Ratchadamri Boulevard are leasehold, with 50-year terms, meaning lower buy prices than at Nimit Langsuan). The building will also house Southeast Asia’s first Waldorf Astoria hotel.

Longer-in-tooth is Marque Sukhumvit, a freehold condominium complex beside the Emporium shopping mall on Sukhumvit Road at Phrom Phong. Completed in 2017, Marque contains 149 units with 3.4 metre-high ceilings; the plushest also feature private plunge pools.

Just one stop east on Bangkok’s convenient Skytrain sits the Thong Lo neighbourhood, home to Sansiri’s The Monument Thong Lo and Khun by Yoo. Thong Lo has transformed in the past decade to become Bangkok’s most happening entertainment zone, chock-full of stylish eateries, Instagrammable bars and nightclubs, cute coffee joints and boutique hotels. 

Tela Thonglor, completed last years and developed by Gaysorn Property (from the same group of companies responsible for the chic Siam shopping mall Gaysorn), is another condo complex to include on the shopping list. “Thong Lo is attractive to investor buyers looking to rent out, because there’s a lot of tenant demand in that area,” says Skevington.

Unlike many other cities internationally, Bangkok was unfathomably slow in exploiting the waterway that meanders through its heart, but that’s also changing. Three new ultra-luxury branded residences have recently debuted on the Chao Phraya’s banks: the aforementioned Banyan Tree Residences Riverside Bangkok, Four Seasons Private Residences Bangkok, and The Residences at Mandarin Oriental Bangkok. And keep your eyes peeled for Magnolias Waterfront Residences, which will be the city’s first residential-only super-tall tower. 

Skevington says Bangkok’s riverside traditionally lacked the facilities and mass-transit convenience of more downtown locations such as Siam and Sukhumvit, but that’s no longer the case. “Just outside the Banyan Residences is the brand-new Gold Line monorail [to begin operation next year], and Iconsiam shopping complex has opened next door,” he points out. “Until quite recently, the riverside lacked these amenities and was quite difficult to get to, but all of that is changing.”

Skevington believes luxury buyers are considering what they will do with a Bangkok property, and choosing locations to suit. “Many luxury residences are bought for ‘lifestyle use’ — as a holiday home or as a pied-à-terre, or for their friends to use,” he says. “With that type of purchaser, a lot are now looking at the riverside. I’d say investors are looking at city-central locations, and lifestyle users are leaning towards riverside.”


After location, it should be noted that Bangkok in the 21st century is a mature luxury market. While the quality of facilities, fittings and finishes remains paramount to a property’s success, a state-of-the art fitness centre, pool and sauna, and the inclusion of top European brands such as Bulthaup, Franke, Dornbracht, Hansgrohe and Bang & Olufsen, no longer cut it in turning the most discerning heads or opening the fattest wallets. 

As well as securing the services of A-list designers Starck, Carson, Gert Voorjans, Lorenzo Castillo, Hutton Wilkinson, Mary Fox Linton and others for the Sansiri Luxury Collection, Chutrakul says the current trend is for the finest residential properties to supply “luxury bespoke services” and “curated experiences”.

To this end, Sansiri — which will collaborate in a residential project with Tyler Brûlé’s lifestyle brand Monocle in coming years — has partnered with concierge specialist Quintessentially. This has allowed the developer, Chutrakul says, “to deliver high levels of personalisation to residents, such as securing tickets to the most exclusive sports and entertainment events, seamless hotel and travel arrangements, reservations to the most exclusive restaurants and anything you can think of that’s legal and moral”.

Gary Jones

Looking for Price Growth? Head to Paris, Berlin and Madrid

Posted in Market Report

Paris, Berlin and Madrid are forecast to lead luxury real estate price growth in 2019, according to a recent report from Knight Frank.

High-end homes in the three European cities are set to see prices rise 6% next year each, underpinned by their comparative value, the estate agency and property consultant said. 

“The normalisation of monetary policy, weaker economic growth and a fragile political landscape post-Brexit will influence demand, but the relative value of these cities remains a key driver,” said Kate Everett-Allen, partner of international residential research at Knight Frank, in the report.

Overall, prime price growth will be dampened in 2019, Knight Frank predicts.  Knight Frank analysed 15 major cities worldwide, and many are predicted to see prices stumped by freshly introduced property market regulations, the rising cost of financing, Brexit uncertainty and a high volume of new prime supply.

Markets that have had new financial regulations introduced this year, such as Hong Kong and Singapore, will see prices decline as buyers and developers adjust to new taxes. In Hong Kong, prices are predicted to fall by 10%, in Singapore they’re set to remain flat at 0%. 

Vancouver, which saw a 20% tax on foreign buyers and higher stamp duty introduced this year, is an exception, according to Knight Frank. Though ranked as the weakest prime market of 2018, Vancouver is expected to see prices rise 3% in the coming year as local buyers invest. 

In Sydney’s prime market, a lack of new supply is set to push prime prices up 2% next year. In London, where 2016’s changes to stamp duty have now been fully absorbed, prices are predicted to rise 1% as activity strengthens amid hopes for more political certainty following the U.K.’s departure from the European Union in October.

Staff Writer

12 Facts & Figures to Know About the Global Property Market

Posted in Market Report

HK$916 million

Purchase price for House 15 at Mount Nicholson, paid by the 22-year-old CEO of Causeway Education Matthew Cheung Siu-woon (HK$105,603 per square foot for 8,674 square feet).

1.5 per cent

The fall in the average price of Hong Kong town houses during the second quarter of 2019, according to Savills.

Hong Kong is strong

Hong Kong remains the world’s most expensive luxury property market, according to Christie’s International Real Estate — but Los Angeles might overtake it soon.


The overall rise in Hong Kong luxury property prices during the first quarter, according to Knight Frank; global growth was 1.3%, the lowest in a decade.

HK$3.5 billion

The highest asking price for a property in Hong Kong history, for 24 Middle Gap Road on The Peak.

S$73.8 million

Singapore’s most expensive apartment, a 21,000-square-foot triplex in Guoco Tower, the city’s tallest building, bought by British entrepreneur James Dyson.


The number of condos lying empty in Thailand, with developers in Bangkok reporting take-up rates of 55 per cent and asking prices down 6% year on year.


The down payment now required in Thailand on homes worth more than 10 million baht and all second homes, under new government rules introduced earlier this year.


The discount given to buyers by a range of luxury developers in Malaysia under the National Home Ownership Campaign 2019, which has been extended until the end of the year.

US$500 million

The price of the world’s most expensive property for sale, the 100,000-square-foot, 20-bedroom, 30-bathroom The One in Bel Air, Los Angeles.

250 million euros

The asking price for a mansion next to the Eiffel Tower, of which the reclusive owners have stipulated that no interior photos be published.


Growth forecast for 2019 by Knight Frank in what it considers to be the world’s four fastest-growing prime residential markets: Madrid, Paris, Berlin and Cape Town.

Staff Writer

Why Vietnam Is Asia’s Hottest Luxury Property Market

Posted in Market Report

The Grand Manhattan embraces the latest in New York living. The 39-storey development will house flats, a hotel, restaurants and some of the most expensive real estate in the country. But instead of Central Park views, it’s located in Ho Chi Minh City’s District 1, better known as Saigon’s Wall Street.

It’s the latest brainchild of Bui Thanh Nhon, a former seller of veterinary medicine who’s built his Novaland Group into one of Vietnam’s largest property companies. The chairman’s majority ownership means he’s amassed a fortune of around US$800 million, according to the Bloomberg Billionaires Index.

Such opulence would have been inconceivable in 1995 when Nhon shifted Novaland into real estate. The communist country has since become one of the fastest-growing economies in the world. Expansion has averaged more than 6 per cent per year over the past 20 years, after Vietnam opened up to foreign investment and began taking the shackles off its private-sector companies. More recently, factories have been relocating from Southern China, helping GDP growth to top 7 per cent last year.

That’s spurring overseas investors to target the nation’s real estate, alongside a rapidly growing cohort of well-heeled domestic buyers, eager to put hard currency into property. In a world where home prices are looking precarious from London to Hong Kong, Sydney and New York, it makes Vietnam an attractive location.

Vietnam is “where southern China was 10 or 15 years ago,” said Goodwin Gaw, chairman of Hong Kong-based private-equity firm Gaw Capital Partners, which oversees US$17 billion in real estate assets globally. It’s no longer a sure thing considering home prices have been rising steadily over the past 18 months, but “long term it’s still very good if you’re able to hunker down.”

Prices for luxury condominiums in Ho Chi Minh City climbed 17 per cent in 2018 to an average of US$5,518 per square meter, according to CBRE Group. The firm forecasts they’ll climb nearly 10 per cent by early 2020 to US$6,000 per square metre. More affordable condos in the city only increased 1 per cent last year.

Nhon’s project contains two and three-bedroom units that start from US$6,000 per square metre. While that’s almost double the price for a typical high-end flat in Ho Chi Minh City, it’s a fraction of the cost in Singapore, Tokyo or Hong Kong, the world’s least affordable market.

While demand from overseas investors remains strong, the latest wave of buyers are Vietnam’s newly prosperous. The number of people with net assets of US$30 million or more increased by 320 per cent from 2006 and 2016, the fastest pace globally ahead of India and China, according to a 2017 report by Knight Frank.

Many Vietnamese have built their wealth with real estate, according to Chris Freund, founder of private-equity firm Mekong Capital. Home ownership rates exceed 90 per cent, one of the highest in the world. Rising values mean there are middle-class families with dwellings in excess of US$1 million.

Neil MacGregor, a managing director at Savills Vietnam, the sales agent for The Grand Manhattan, said developers used to focus on the middle class but are now turning their attention to the more affluent. “We have more and more very rich Vietnamese, particularly entrepreneurs looking for places to put their money,” he said.

Novaland isn’t without competition. CapitaLand, Singapore’s largest developer, has similarly luxurious projects in Ho Chi Minh City and the country’s capital Hanoi.

Land supply in central locations, however, is extremely tight, one reason the wealthy are keen to buy now, according to MacGregor. Another factor driving demand for urban flats is the shift away from the Asian tradition of several generations living under one roof.

“We’re seeing a significant change, where young couples prefer to escape from their parents after marriage,” said Duong Thuy Dung, a senior director at CBRE. “They like to buy condos in gated communities.”

Despite Novaland’s prominence — it’s Vietnam’s second-largest listed developer — little is known about Nhon. Born in 1958, he started the firm in 1992 selling animal health care products after studying agriculture at Ho Chi Minh City University of Agriculture and Forestry. Now, units sold by Novaland account for about a quarter of all flats sold in the city.

“Most Asian businesses always turn to real estate when they become successful in whatever core business they have,” said Andy Ho, chief investment officer at VinaCapital Group, which invested in Novaland via its London-listed Vietnam Opportunity Fund. “When their country’s wealth grows up, people buy real estate.”

Staff Writer