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First world Asian countries like Singapore and Japan are highly chosen by foreigners for having expat-friendly policies and safe environment. In today’s globalized world, cross border investment has become essential for many industries, and with that comes the necessity of understanding different property markets and the people involved.
In today’s video, Peter gives us valuable insights on both Singapore and Japan’s Real Estate market. He also shares the importance of conducting a proper research and gathering accurate information before further engagement.
- Which areas in Singapore are the “hot topic” amongst overseas investors?
- What type of property can a foreigner own in Singapore?
- How is working from home affecting the commercial real estate market?
- What are the major key points of cross border investment?
- How to find a reliable partner in a different region?
As it can be difficult to catch some minor errors, transcripts may contain a few typos or inaccuracies.
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Fortune 500：The fortune 500 is a yearly list of the top 500 companies in terms of their total revenues. This survey is carried out every year by Fortune magazines to rank both private and public companies that operate in the United States. Holding a place in the fortune 500 lists is globally considered to be an honour.
Leasehold：A leasehold property basically means that one cannot have lifelong or complete ownership of the property or land they invest in. Instead, it only allows them to occupy the property for a certain period of time.
Freehold：Unlike leasehold, freehold allows investors complete and permanent ownership of the property including the piece of land that it’s built on, which means that the proprietorship does not have any time limit.
Bungalow：A bungalow is a type of housing that is styled to be like a cottage with a sloped roof, a good number of windows and doors, and a big piece of land around it to give more privacy. Bungalows are typically a lot smaller than the land it’s built on and is one to two-storied.
Asian financial crisis：The Asian Financial Crisis is a financial disaster that started in Thailand in 1997 and rapidly spread to the economies of the neighbouring countries. It mainly affected East Asian and Southeast Asian countries, such as Indonesia and South Korea.
Numerology: Starting from ancient times, numerology has evolved to become the modern field of study that it is today. To put it in simple words, numerology is the study of numbers. The goal is to figure out the outcomes based on a person’s number, much like astrology.
Pachinko：Pachinko is a gambling game that originated in Japan. It requires both skills and chances to play and is said to be a mixture of pinball and slots. Japan has thousands of pachinko parlours due to its growing popularity, even among foreigners.
Alright, let’s get back to the transcript of the show. Enjoy!
Darren: Hey Peter, thanks for joining us.
Peter: Hi, Darren.
Darren: Yeah so for the audience who might not know, I met you through a friend, Liyann, from Singapore. And because it’s very hard for me to find someone in Singapore that understands the real estate sector and have the potential. And Liyann was like, “Hey, Peter is the person that I have to talk to more about Singapore market and Japan market because you’re working on that.” So it’s an honor to have you and thanks so much for your time and effort to come on board.
Peter: No, Darren, it’s my pleasure, you know, to be on your show.
Darren: Thank you.
Well, before we go into that would you mind telling the audience a little bit about yourself and your work?
Peter: Okay. Yeah, sure. So, my name is Peter Koh. I am the Key Executive Officer for HJ Real Estate Pte Ltd (HJRE). That’s KEO in short. KEO is a very unique terminology in our real estate market, so I hold the license to the Singapore office. And what we do or what my role is actually a lot of compliance. So I need to follow the guidelines of the government to run the company in terms of sales and marketing so that customers’ interest is protected. And I’ve been in the business for a while, 22 years.
Darren: Woah, okay that’s a long time.
Peter: So prior to starting this company, I was once in a big company, Century 21. So I’ve been doing local sales and leasing for those years, doing private residential, I do offices, office sales leasing. I also help clients with industrial properties like factories and warehouses as well. And yeah, over those years in fact, I’ve done an office leasing in Hong Kong as well.
Peter: Yeah. So I helped an IT client and that was in 1999. He wanted to expand into Hong Kong after setting up his Singapore office, and I got him one floor at Money Building.
Darren: Oh, okay. That’s cool.
Peter: Because at that time the Singapore DBS, Development Bank was just at the ground floor. And he took one of the units above Yeah. And, and I was in Hong Kong earlier just after the COVID exploded in Hong Kong. I was in Hong Kong and looking at money building and it was still standing nice and beautiful there.
Darren: Hope everything’s okay over there.
Peter: Yeah. Yeah, that’s right.
Darren: Because I think when we chatted before, right, you said you always come to Hong Kong. So obviously, like, you know, Hong Kong is a place it’s pretty close to Singapore relatively. So how often do you come to Hong Kong?
Peter: Well, I tried to go to Hong Kong every year because I have a business partner in Hong Kong. And they are, of course, a big real estate broker in Hong Kong. So we are business partner, they send their expats clients, mainly the fortune 500 companies to Singapore. And because they don’t have an office in Singapore, I’m actually doing the groundwork for them so I take the clients to find, to look for properties to settle down.
Darren: Yeah, it seems like you do a lot of different things then.
Peter: Yeah, so that’s, that’s the Singapore business. Whereas for Japan wise, when we started the HJ Real Estate, the head office is actually in Tokyo. So I get the support of housing Japan in Tokyo as well as a HJ Asset Management back in Japan for clients that want to invest into Japan, we have our head office. We’re about 60 people supporting us.
Darren: Yeah, I see. Because when I’m thinking about what to ask you for this interview— and that’s interesting, because like not only do you have experienced in Singapore, you have some in Hong Kong, some in Japan. So I think there’s a wide range of questions because like, in my mind, there’s a lot of questions I have with both market right, Japan and also Singapore. So to kickstart right, for the audience that might not be familiar with Singapore like myself, what are areas, which oversea investors tend to invest. And would you might elaborating a bit more on the neighborhoods to give the audience a better picture on how’s life?
Peter: Sure, sure, sure. So, for investors that come to Singapore, the natural choice would be District Nine in Singapore. So this district actually covers our famous shopping belt, which is Orchard Road and Somerset Yeah. So that’s like right in the hustle and bustle of the city. And of course, close by would be Emerald Hill and Cane Hill. These two streets are slightly off the main shopping area. But you know, these two streets have got houses where they are very nice, they’re respected charms. Okay. There are quite a lot of conservation houses over there, you know, so it’s old charm. Besides that, in District Nine, we also have the Nasim area. So in the Nasim area, you will find a lot of embassies over there, and a huge group class bungalows owned by those multimillionaires or even billionaires. Yeah. And this is really highly sought after by the local and foreign investors. So besides the embassies, the good class bungalows, they are also high-end apartments where foreign investors can buy into alright. And of course in District Nine a stone’s throw away would be the popular River Valley, River Valley road or that area. So this is an enclave for expatriates living in Singapore, because a lot of condominiums are actually built along the Singapore River. So it’s actually a very nice living environment. And yeah, so that’s the main target when investors come into Singapore, they usually will look at District Nine, and then besides nine there’s actually District Ten. District Ten covers Tangling, Holland Village I’m sure you heard of Holland Village and Boca Tema area. Yeah, so that’s a neighboring district. Tonight of course the numbers tell that they are kind of like side by side, okay. After 10 would be District 11. District 11 would be Newton and Novena road. So these two district 10, 11, there are about like 10-15 minutes drive from District Nine. So it’s still very close to Orchard Road and the business district. So in that way it’s still very popular with the foreign investors and and whereas 10 and 11 in terms of pricing, I would say about 10 to 20% lower than District Nine. So for investors that doesn’t want to spend so much for start, they can look at District 10 and 11 besides nine, and of course of late district one and two, which is our business center is also getting popular. I’m not sure you’ve ever read it but the billionaire James Dyson, he really made headlines when he bought a super penthouse in district two. I think that cost him about around 73 million. Yeah, 73 million Singapore dollars. Yeah, right up above. I think it’s higher than 60th stories so you get the full, you know, city view that you could probably see as far as some Malaysian and Indonesian island, that vantage point. Yeah, and the crazy thing about it is it’s a 99 year leasehold property.
Darren: Oh, really that’s a long time ago.
Peter: Yeah. 99 years lease hold. I mean in Singapore, we have three year holds, so we were all surprised that he bought a leasehold property. But the thing is it’s a great location. It sits on top of a MTR station. Yeah, right above the MTR station.
Darren: So I have a quick question right, is a foreign investor able to own a freehold in Singapore?
Peter: Yes. So, foreign investors can buy private residential property okay, as long as it’s non-landed, so they buy strata title residential property, they are allowed to buy that and these comes either in the 99 year lease hold or a freehold. So these are two types that are available for investors to buy into. Yeah, and of course, I mean, freehold is more attractive to them. Those who can afford.
Darren: So he spent that much money but still a lease hold. That’s like how attractive Singapore real estate market really is. No, that’s interesting. Because like, usually it’s like if you buy a core assets, you want to buy everything in full control. Right. So that’s what I like I used to do. You know, I think I told you my background before, I worked for real estate fund. And then if we spend that much money we’re like Okay, no matter what we have to get that piece of like freehold, we have to control everything. But then yeah, I think that’s, that’s interesting. I think it’s something that like, I’ve always heard a lot about Singapore real estate market and how attractive it is, but that showed a glimpse of how it’s like. So because right now it’s almost July, would you mind telling the audience a really quick update with what’s going on in the market?
Peter: Sure, sure. Sure. Well, I mean, let me just go back to Mr. Dyson again, after he bought that 73 million super penthouse, he bought a 45 million good class bungalow and for that he owns the land and the house.
Darren: Oh that’s good then, at least he got that.
Peter: So within like, three or four months, he spent over 100 million buying real estate in Singapore. Wow. That’s a really you know, headlines you know, during that period. Yeah. So yeah, back to your question over the last two months because of the COVID situation, I would say real estate activities almost came to a standstill during the lockdown. We did see some transaction going on with virtual viewing alright, which is good news. A lot of the off plans were actually transacted. It was amazing. I mean, being a realtor for over 20 years, I was a bit surprised. You know, it just shows the kind of confidence buyers have with the local market. Yeah. So during our COVID lockdown, we were locked down for about like two months, there was still ongoing transaction from local buyers as well as foreign buyers as well. Yeah. So what I foresee is moving forward, I’ve asked a lot of so called people in the industry, their gut feel is that prices may fall, maybe around about 5% or thereabouts moving forward. And developers are giving some small discounts and ties to stimulate sales. And which is working quite well. In fact, the latest I heard is a quite a bit of Chinese buying some high end project in District two. Yeah, that was that was pretty surprising. I think I’m sure you heard of the revenge buying at those Louis Vuitton and Hermes stores. Yeah and I see that happening in our showroom, you know. So it’s pretty amazing, you know. So I think the high end market should still hold. What we’re watching is really the transaction numbers, whether it goes up, down or remains stable, but I think as long as our local unemployment rate doesn’t spike, I feel that our real estate market will still be resilient.
Darren: Yeah, I see. Yeah, sidetrack a little bit, right. Because like, the whole virtual viewing thing is a big topic in our industry. Because a lot of people obviously thing that is nice to have, it’s not a must have. But it seems like now at the time that it showcase that obviously from your perspective at the moment, the case is seems like there are some, you know, activities driven by virtue viewing, but it’s something that like, you know, for myself because like I always debate with my friends about property tech, and it’s a big topic, but like among us, but you know just now you cover a lot of regions and by the way, thank you that was actually really really good. Like I’ve been to Singapore, I think last year around March and so when you talk about different districts, I had in my head just like walking around the beautiful country, different areas and so on just having that in my mind. So with all the popular areas for born investor body types, do you think there is something that is a bit overrated or underrated?
Peter: Well before COVID-19 we saw a big surge in the good, big size luxury condominiums. Okay, that was bought up by primarily the Chinese investor. So I think this luxury market will continue to perform well, as long as you know, well we are having our general election soon, and as long as you know, the election results doesn’t shock, you know the world, then I think the demand for high end real estate will continue because if the ruling party continues to get in Parliament, then it will probably be business as usual. I feel that probably the commercial property will take a harder hit with this COVID situation. So I’m actually quite negative on retail shops and office space. Office space, especially because over the last two months, a lot of us are working from home. In fact, a lot of us are still working from home. So I think a lot of the, you know, big corporations will look at reducing commercial space, you know, office space moving in the future. Yeah. So I think that sector will get a hit. Yeah. And prior to COVID our prices have gone up quite a bit. So I think yeah, that will be a sector that we’ll watch very closely. That means the office sales and leasing.
Darren: I see. I think that like, I couple of my friends are talking about this before too in Hong Kong before COVID. They’re like, okay, Singapore. Real Estate market is booming. I think it’s kind of attractive to go in, at the same time, COVID-19 really effects everything and now everyone’s still like, “Hey, I’m still interested. I’m still looking at it,” but at the same time is that they want to see you know, where the opportunity lies, where if their assets for example are going down, maybe it’s a good time for them to go in. So I think for some people it’s a miss, it’s unfortunate, you know, for some others it’s a treasure. So I think it depends on which side you’re on, which you know, because before I was thinking about this whole conversation with you, and I was like, “Hey, if you’re someone that has experienced which cross border and also working with different investors and partners, I think that will be nice to understand more because it’s very rare that you have someone like you, yourself that work with different people, have to experience.” So, we talked just now before we talked about how you got started Singapore real estate market, you know, with Hong Kong and Japan and so on. Would you mind telling the audience more also by experience with cross border investing? Or facilitating that process.
Peter: Well, I started my real estate career after university. So that was like when I was 24. And that’s right smack in the Asian financial crisis. Yeah so in a sense, I was fortunate, fortunate to experience a slowdown during SARS. Yeah. And then subsequently the US subprime crisis. So and now COVID. So my real estate career is peppered with a lot of crisis. So I think I think over the years, it has proven that, you know, the best time for cross border investment is actually during a crisis. Yeah. So the astute investors, you know, who have studied a certain market, you know, will take the opportunity presented by any crisis to enter the market. And many good properties, you know, will be available for sale during such times, and especially markets like Singapore, Hong Kong, Tokyo, you know, where land is scarce. You know, a lot of Yeah, heavily built up, big developers hoarding on to real estate. So I think these are markets where the best time to buy is during a crisis. Yeah. So I would say for cross border investment, try to observe the big money. You know, like, for example, if we talk about investing in Japan, we observe a lot of big money in Singapore, going into Japan. So because we are also helping big developers of a family wealth to buy into Japan. So really, these big money are entering the market. So I mean, we can all agree that whether it is the stock market or FX you know, it’s always the big money that moves the market. So when it comes to cross border investment, I would say the advice to the audience is try to get information about, you know, the big money flow. Yeah, which country are they entering? A sovereign wealth fund, especially yeah. So that’s what I have to, you know, say to whoever’s listening in.
Darren: That’s a good tip. That’s a really, really good tip because even for us, when we work in the professional, real estate before, same thing is that there’s always bigger players that see maybe projected things a bit ahead of time. So if you can see where the money’s going, you kind of already help yourself to guide you to think about, hey, should I even consider those areas? And what if no one’s really looking into my area? You know, like, what does that mean? Is it because I’m just too smart, too early? Or simply that I’m wrong? Right. So yeah, so it’s something that like, you know, everyone does, and something that for investing is concerning sometimes when everyone’s going towards it. But for big players, it’s very rare to make mistakes because that’s what they’re known for. But you know, like during this whole experience, right, what type of clientele do you have and what is their background usually.
Peter: Okay, of course, when I started off, I also did public housing in Singapore. I did the sales and leads of public housing then subsequently I have a chance to serve the high net worth clients that buy multimillion dollar properties. I also get in touch with institutional clients that are capable of buying hotels and shopping malls in excess of 100 million US. So yeah, so these are the clients that over the years I’ve had the opportunity to work with. And the other interesting group would be the expatriates that relocate from US, from Europe to Singapore, we also serve clients that are relocating from China and India, you know, so because in Singapore, they are lots of MMCs that set up shop here. So we have opportunities to serve the senior management from CEO downwards to help them with their housing. So yeah, that’s really good experience, you know, interacting with all these expatriates from all over the world.
Darren: So like through that, right because there’s something that I’m always curious too, working with like Singaporean, Hong Kong people, Indians or expats and many, many more. Do you think that when it comes to real estate, how do they think differently and how do they approach it because it’s something that for my past before, I all had to speculate what the other investors, buyer, or sellers were thinking, and I was kind of curious too like when you’re working with so many of them, and I’m sure you’re really hands on. So I’m sure you know, more than most people. So I just want to know, like, what’s your take on that?
Peter: Right. So I think I think when it comes to investors this is from all over the world, they look at the same thing, you know, they want good location, they want value for money, right? They want to value buy. So that’s the same unless the people that comes in, they’re buying a property that they will stay okay, then maybe the numbers are not so important and something that, you know it’s the heart that’s more important, they want to buy something that they like, you know, whereas for investors, it’s really a lot about the numbers, the lump, the numbers must make sense for them, then they will sign the check, you know, as for you know, clients of these different nationality, usually, you know, if I have a chance, because I’m a trained numerologist, so, if I’m trying to know their birthday, you know, I can kind of read how they think you know, how they make decisions.
So, in the study of numerology, we can from the birthday, we can know how a person actually uses more of the head or more of the heart, you know. So in that sense, I may tailor my presentation differently. And of course, if they come as a couple husband and wife, you know, if I know their numbers, then I could also tell who is in charge.
Darren: Okay. Can you teach me how to do it? I think I need that kind of skill set.
Peter: You can come and attend my class.
Darren: Wow, I have to go to Singapore all the way to I mean, yeah, next time I stop by Singapore, obviously, I will meet up with you to talk about it. Wow, that’s kind of cool.
Peter: I actually teach agents how to read numbers. So, that’s a little skill related to sales and marketing. Yeah, it’s very fun because, you know, there’s some group of buyers that they don’t care about numbers, you know, you supply them with all the facts and figures, the numbers, they will just put a site, what they want is they step in, they feel good they buy whereas on the other hand, there will be this group of people that they must look at numbers, you know, they base your buying, you know, on numbers so, it’s a lot of analysis here. So by knowing a person’s date of birth, you know, I know how much numbers to present and when to stop.
Darren: Maybe, Maybe after this call, I’ll give you mine and you can instantly tell me too because I kind of need to reevaluate the way I look at things sometimes.
Peter: Sure, sure, I’m more than happy to share that with you and of course you can always ask Liyann that introduced us together so I kind of like read her like a book. She was quite amazed when I, when I had a chat with her.
Darren: Damn, that’s crazy. So, you know, like, you know, you work with different people, right? And something that I obviously want the audience to understand more too, you know, obviously you have that skill set. Not many have that skill set or have the knowledge, but then you know, a lot of overseas investors are bound to work with many, many different partners, right or people to work together like lawyers and accountants, maybe property manager like someone like a real estate agent or other many many different experts, right? I want to know for your methods, like what is your method when finding investors or partners in different regions? And how do you find them and how do you trust them to work together?
Peter: Right. So in terms of finding these people, I usually will rely on network. A lot of our businesses come through word of mouth to introduction, like the two of us, how we got to know each other, yeah it’s because we had a common friend yeah, so they connected us. Same thing for my business partner in Hong Kong, it was also connected through a mutual friend. So they know that I’m doing a serious business, I’m, you know, settled into my real estate career, I’m not going to like, switch jobs or whatever. Right. So they feel safe to recommend my services to the other partners. So as for me, when I choose to work with a different partner it’s really what we call the chemistry right. When you sit down and you start talking, we will exchange ideas, we will share our common values, our vision, and that’s at the point of time, I determine whether you know, it’s a good fit. Yeah. And so that’s how I work with my real estate partners. Whereas as for clients, then a lot of time is really as I mentioned, the chemistry. So fortunately for me, the chemistry I read it off through the date of birth, you know, so that’s how I identify you know, and of course when you interact with people, you can also sense it, you know, based on, you know, the accumulated experience, you have kind of a sensing whether, you know, that buyer is serious, or he’s just shopping, or he’s just, you know, yeah, trying to fool around.
Darren: Which happens quite a lot, actually.
Peter: Yeah, I was actually conned before so,
Darren: Really? That’s unfortunate. Maybe you have looked into my birthday before, it seems like chemistry is pretty good so far. So, you know, good for us.
Peter: Yeah, yeah, I’m sure. We have good chemistry working together.
I think most importantly, I always believe in the law of attraction. You know, if we are professional then we will attract professional partners and good clients. So to me I always make sure that we try to do our job good and well first and then we can attract clients that can appreciate the kind of work that we do. So if I myself, if my company’s no good then I cannot expect you know us to attract the right kind of customers. So I strongly believe in that law of attraction a lot.
Darren: That’s pretty good. I think a lot audience can learn from that because, you know, when I talk about real estate, right a lot my friends are like, you know, I don’t know what is the other partner doing, the experts are doing are they really like telling you the full picture or not, and I was like, Hey, I don’t even know if you would even know what you want yet. Like, if you don’t know what you want, do you think that you’ll find someone that’ll actually know what they present to you? You know, it’s kind of like logic, right? It’s kind of like this logic thing and then I think a lot of people, like you, for example right, I’m sure you always see different people, with different people you just have experience. But then I think sometimes it’s like you have to do your market research. Really know what your intention is, are you number guy or you are more artsy person that’s go with the feelings. And you have to be honest with it, like “Hey, you know what, I’m a feeling person. I want to buy something.” But maybe you’ll find someone else to help you with the number side because they’ll be the one who’s like, “Hey, you know what, hey, calm down. I don’t want to buy something that you like. But first of all, let’s think about a numbers first to compensate that.” So when you say the whole thing out, I realized right away the interesting thing about real estate is that it is something more than just numbers. It’s a feeling you get and sometimes it’s more than this feeling because you know, in fact it’s already a factual business. So I actually kind of appreciate that you’ve pointed it out and yeah, as far as I know, it’s kind of weird, but I think it was really interesting. Yeah so I think before you mentioned that a lot of Singapore investors are looking into Japan markets, which is obviously designed to expand that. I just want to know like, how’s your experience with that so far? And, you know, and same thing, obviously Japan’s market was also hit really badly. And I just want to know your view on it. And how do you feel about it in the long run?
Peter: Okay. Well, my entry into the Japanese market is actually very interesting. It all started because I go to Japan every year. Like, what, 20-25 years ago, since 25 years ago, I go to Japan every year because I go to attend a ceremony a big ceremony in Japan, that’s where the shrine that I pray is. So I go there every year. And being a real estate guy naturally we’ll roam around Tokyo and look at the real estate right? And it was about like, six, seven years ago. Then I realized, “Hey, you know, this market is actually good, but why is price not appreciating yet?”, then that’s when I started to learn more about the economy and the real estate. And slowly the tourism numbers started to go up. And I realized, hey, that’s really the time to you know, do something about it. And I started to look out for hotels for sale and just try to bring it to local developers to see who wants to, you know, have a piece of Japan. That’s how I started. Yeah. And slowly I discovered there are some Singaporeans or Singapore companies that own Japanese real estate. So it became more and more interesting, you know, and, then subsequently, I found a broker in Tokyo that speaks English. That’s very important. Language is very important because I don’t really speak Japanese. I mean I look like one but my Japanese is really very elementary. So that’s that’s how I got started slowly and finally it materialized into, you know, a recruiting company, a Japanese recruiting company in Singapore headhunted me, because the Tokyo head office wanted to set up office in Singapore, you know, so yeah, it was just a very interesting experience, you know, because I, at that point of time, I didn’t run a big company, you know, so I wasn’t like the famous guy in the Singapore real estate market, you know, but it was interesting how things evolved. And as I said, law of attraction, you know, it just happened, you know, people in the in the market just introduced and put things together. And that’s how I got myself to fit into the Japanese market.
Darren: Yeah, like, I think some people that I know, share similar experience, they travel a lot to the place and they fall in love with the location. And I feel like people in real estate is because they kind of fall in love with things that no one can see which is the area neighborhood and they started becoming Hey, I actually know quite a lot about what’s going on. And then they start going towards deeper and deeper they just get in, stumble upon the industry. And I think it’s something that you just mentioned it’s kind of something that echos because I used to work— one of the projects we had before, I was working on is a residential building in Shinjuku. And then same thing, it’s like, you know, actually finding someone can speak English well, in Japan, is actually not easy. And then especially in real estate sector, and it makes a huge difference because you know, when you’re overseas, you find someone that you can connect to and talk to you, we really save a lot of time whereby, you know, a lot of times if you keep forgetting is that people have different culture, the way they explain so you don’t want any misunderstanding between so we mentioned about, you know, finding someone in English, can speak English. And it’s actually been to a lot people don’t realize that actually only a small group people in Japan can speak really well and can communicate. But this is very important if you can’t speak the language, find someone who can speak language otherwise, it’s a lot of headache and which I have explained before, it’s not easy.
Peter: Totally, totally. So for us, our strength really lies in the fact that in our Tokyo office, half my colleagues are non Japanese. So my colleague speaks English and Mandarin. So quite a few of them are actually from Taiwan and China. So in fact, my Tokyo office we are the biggest real estate company in Tokyo that serves the foreign market that means a foreign investor.
I dare to say we have the biggest market share. And in fact this year is supposed to be 2020 Olympics. My colleagues in the leasing side, they actually were appointed agents for the International Olympic Committee. Advance party to look for real estate when they first started working on the Olympic project. Yeah. So that’s something very exciting for us, something I’m very proud of working with my colleagues in the Tokyo office.
Darren: In my head there’s actually more and more questions flowing out. But then you know, the more important thing is that I want the audience to know more about what to do about different markets. Did you have any tips and advice you can share with the audience when choosing different regions to country like, for example, Singapore, Japan, and even Japan, Singapore, you know how they compare, apple to apple.
Peter: Right. So, of course, my advice is, you know, real estate is a long term investment, you don’t go in speculate one year, two year and try to make a lot of money, you know, you never know. Yeah, like, the COVID situation is proven, as you know, that things can really, you know, happen out of the blue. And if you’re not planning for the long term, you know, you get burned. So, I would say investors must always look at the fundamentals of the respective market that they want to invest. The basic demand and supply on real estate, you know, study of that is always very important, you know, you’ll never go wrong, looking at fundamentals. And then of course, investing in various region, the political and currency risk is something really to watch out for. And with that, then, you know, studying the numbers investors can safely put their money into whatever market when they have, you know, done the homework. But of course, if there are no time to do the homework, then they should speak to brokers who are really specialized in those market brokers they are experienced in the market. You know, and of course, don’t just listen to one, listen to a couple. Read a lot of news, reliable news about the market. Yeah, talk to various people. Then you can form your own opinion, I think that’s very important. And then from there, discuss your objective with with the local broker, you know, what is your objective of putting money in that market? For example, in Singapore, are you buying a second home or you are looking to just park your excess funds or you’re diversifying your portfolio? So I think between Singapore and Japan market as far as foreigners are concerned, I think the major concern I feel my little advice investors is the, there’s a stamp duty. That means the foreign tax that the Singapore government has place, you know, on the foreigners buying into Singapore real estate. So it’s pretty hefty, you know, foreigners are paying like 20% more than locals. It’s a lot of money. It’s 20% more, that is why you know, as very conscientious brokers in Singapore, we are actually taking a lot of Singapore investors into Japan, because the upside is so much better. And the market is mature. A lot of properties are freehold, the yield is in fact better than Singapore. And you don’t have to pay foreign tax. You see, I think that is one of the main so called selling point of Japan. And that’s why I got into the business. Of course, looking forward. We hope the Olympics will materialize next year. And after the Olympics we are looking at casino projects, maybe compressing a port in Japan. Singapore real estate actually went up because of the two casino or the two integrated resort that was built. So my simple question is, if Japan follows the same footstep by building the IR casino, the convention, the centers and whatever that comes with it, will there be more foreigners going into the country? You know, I think the answer is definitely yes. And they definitely need more than to IRS because you know, the Japanese are actually gamblers, they play their Pachinko right, which is actually quite boring.
Darren: And Japan is quite big too, you know, and Japan itself is an entertainment hub so I think that you could definitely do quite a lot. Not only for the sentiment because I love Japan and hearing you say that you go back at least every year is something that I hope I can do like once every two or three years. Every time I go there it’s like “Wow, I don’t want to leave the country,” you know it’s beautiful, it’s great, good food, good everything; everyone’s nice and it’s just beautiful. But you know I think that was good advice and a good takeaway for the audience. I’m going to steal a few bits here and there from you when I tell people about, you know, what’s going on and so for the people that might be interested to learn more about Singapore Real Estate and different real estate, how would we suggest them to reach out to you and talk to you more?
Peter: I will provide you with my contact number later and then you can put it up on your website so yeah, just send me a text. WhatsApp, Skype, or whatever.
Darren: And my birthday haha.
Peter: Sure, sure. It actually really helps so it’s interesting you know, I always stress a lot on chemistry between broker and customers as well because we want to give our best to our clients but at the same time we want to find clients that are receptive to our very honest opinion. But the funny thing is that sometimes you cannot always find such clients. There will be that group that have their own opinion, their own way of thinking, so it’s just very interesting. So having the ability to read numbers and know the chemistry really helps. It really makes the job a lot more effective and both parties are happy with each other. It really contributes to the so called nice, happy experience investing in whichever country.
Darren: I see, I think that’s a really good way to summarize everything and obviously I’ll include everything in the show notes. I just want to say thanks for your time and effort, it’s a really interesting topic and thanks for being generous with your tips because I think you covered so much more about the location, the sentiments, the insights that a lot of the audience, I’m sure will get a lot out of it. So thank you and I really hope we can do a part two with you. We’re thinking of doing a longer form in the future to talk more about their journey and we have other experts come together to share different insights. So I really hope that we have a part two and I really appreciate it, and you know, I’ll send you my birthday.
Peter: [laughs] Yeah, I like that. So definitely I look forward to part two and I think whatever we do, the ultimate objective is to provide the audience, the listeners out there with up-to-date information, things that are happening on the ground so that they can make the best decision. To us nothing beats having clients buying real estate that they feel they have made the best decision.
Darren: Yeah, for sure. So I’ll let you know next time and I guess until next time then.
Peter: Yeah, yeah good. Thanks for your time.
Darren: You too, bye.
Peter: Okay, bye.
Darren ：是的，我明白了。 因為當我在想詢問您要進行什麼面試時-這很有趣，因為不僅您在新加坡有過經驗，而且在香港有一些，在日本有一些。 因此，我認為有範圍廣泛的問題，因為在我看來，我對日本和新加坡的市場權都有很多疑問。 所以要開始對，對於可能不像我這樣熟悉新加坡的聽眾來說，海外投資者傾向於投資哪些領域。 您是否可以在詳細介紹，以使聽眾對生活有更好的了解？
Peter：當然可以。 因此，對於來新加坡的投資者來說，自然是新加坡的第九區。 因此，該區域實際上覆蓋了我們著名的購物區，即烏節路和薩默塞特郡。 因此，就像城市的喧囂一樣。 而且當然，附近將是翡翠山和甘蔗山。 這兩條街道均在主要購物區附近。 但是，您知道，這兩條街道上的房屋非常漂亮，它們是受人尊敬的魅力。 好的。 您知道那邊有很多保護區，所以這是古老的魅力。 除此之外，在第九區，我們還有納西姆區。 因此，在納西姆地區，您會發現很多那裡有大使館，還有一個由那些千萬富翁甚至億萬富翁擁有的龐大的集體別墅。是啊。這一點受到了國內外投資者的極大追捧。囙此，除了大使館、高級平房，它們也是外國投資者可以購買的高端公寓。當然，在第九區，一石激起千層浪河谷、河谷公路或該區域。所以這裡是居住在新加坡的外籍人士的飛地，因為很多的公寓實際上都是沿著新加坡河建造的。所以這是一個非常好的生活環境。是的，所以這是投資者進入新加坡的主要目標, 他們通常會看九區，然後除了九區，實際上還有十區。第十區包括唐陵，荷蘭村我相信你聽說過荷蘭村和博卡提馬地區。是啊，那是鄰近的一個區。今晚的數位當然表明它們有點像並排，好嗎。10點以後是11區。11區是牛頓和諾維納路。所以這兩個區10，11，大約有10-15分鐘的車程從第九區來。所以離烏節路和商業區很近。所以以這種管道，它仍然很受外國投資者的歡迎，而10和11在的定價方面，我想比第九區低10%到20%。所以對於那些不想花這麼多錢的投資者來說，他們可以看看除了九區以外的10區和11區，當然還有後期的1區和2區，這是我們的商務中心也越來越受歡迎。我不確定你是否讀過它，但億萬富翁詹姆斯戴森，他真的成為頭條新聞他在第二區買了一棟超級頂樓。我想他花了大約7300萬。是啊， 7300萬新加坡元。 是的，就在上方 我認為它比第60層樓高，因此您可以完整地了解城市的觀點，即您可以看到遠至馬來西亞和印度尼西亞一些島嶼的有利位置。 是的，令人著迷的是它是99年的租賃
Peter：所以在大約三四個月的時間裏，他在新加坡購買了超過1億英鎊的房地產。真的。那是一個你知道的，你知道的頭條新聞，在那期間。是啊。所以，是的，回到你過去兩個月的問題上，因為COVID的情况，我想說房地產活動在封鎖。我們看到一些交易正在進行虛擬觀看，好吧，這是個好消息。事實上，許多計畫外的事情都已經完成了。太棒了。我是說，做了20多年的房地產經紀人，我有點驚訝。你知道嗎，這只是一種自信買家對當地市場有興趣。是啊。所以在我們的COVID封鎖期間，我們被封鎖了大約兩個月，仍然有來自本地買家和外國買家的交易。是啊。所以我所預見的是向前發展，我問了很多業內所謂的人，他們的直覺大概是5月12日下午5點左右。開發商給了一些小折扣和折扣，以刺激銷售。而且效果很好。事實上，我聽到的最新消息是很多中國人在二區購買一些高端項目。是啊，那太令人驚訝了。我想我是確定您聽說過在路易威登和愛馬仕商店進行的報仇購買。 是的，我看到這種情況在我們的陳列室裡發生了。 所以，這真是太神奇了。 因此，我認為高端市場仍應保持。 我們正在觀察的實際上是交易數量，無論它是否上升，下降或保持穩定，但是我認為只要我們的本地失業率不會飆升，我就認為我們的房地產市場將仍然具有彈性。
Peter：早在COVID-19之前，我們就看到了優質、大型豪華公寓的大量湧現。好吧，這主要是被中國投資者買下的。所以我認為這個奢侈品市場會繼續表現良好，只要你知道，我們很快就要舉行大選了，只要你知道，選舉結果不會讓人震驚，你知道全世界，那麼我認為對高端房地產的需求將繼續，因為如果執政黨繼續進入議會，那麼很可能一切照常。我覺得可能是廣告在這種COVID情況下，屬性會受到更大的打擊。 因此，我實際上對零售商店和辦公場所持否定態度。辦公空間，尤其是因為過去兩個月中，我們很多人在家工作。 實際上，我們許多人仍在家中工作。 所以我認為，很多大公司都會考慮減少商業空間，比如辦公室未來的發展。是啊。所以我認為這個部門會受到打擊。是啊。在COVID之前，我們的價格上漲了不少。所以我認為是的，這將是一個我們將密切關注的領域。這意味著辦公室銷售和租賃
Darren ：我明白了。我想，我的幾個朋友以前也在香港談這個。他們就像，好吧，新加坡。房地產市場正在蓬勃發展。我覺得進去有點吸引人，同時，COVID-19真的影響了一切，現在每個人都會說，“嘿，我還是感興趣的。我還在看，”但與此同時，他們希望看到機會在哪裡，如果他們的資產在下降，也許現在是他們進入的好時機。所以我想對某些人來說，這是一種懷念，是不幸的，你知道，對另一些人來說，這是一種財富。所以我認為這取決於你站在哪一方，你知道，因為在我考慮與你的整個談話之前，我想，“嘿，如果你是一個有過跨境經驗的人，同時也與不同的投資者和合作夥伴合作，我想瞭解更多會很好，因為你很少有像你這樣的人，你自己和不同的人一起工作，必須要經歷討論瞭如何與香港和日本等建立新加坡房地產市場。 您是否也想通過跨境投資的經驗告訴聽眾更多？ 或促進該過程。
Peter：好吧，我大學畢業後開始了我的房地產職業生涯。 就像當我24時那樣。那是對亞洲金融危機的正確回應。 是的從某種意義上說，我很幸運，很幸運在SARS期間經歷了放慢腳步。 是的 然後是美國次貸危機。所以現在COVID。所以我的房地產事業充滿了危機。所以我認為多年來，事實證明，跨境投資的最佳時機實際上是在危機期間。是啊。所以精明的投資者，你知道，研究過某個市場，你知道，會抓住任何危機帶來的機會進入市場。 您知道，許多優質物業將在此期間出售，尤其是新加坡，香港，東京等市場，那里土地稀缺。 是的，很多大量建造，大型開發商都ing積房地產。 所以我認為這些是最佳時機買入正處於危機之中。是啊。所以我要說，對於跨境投資，要注意觀察的大筆資金。你知道，比如說，如果我們談論在日本投資，我們會發現新加坡有很多大筆資金流入日本。因為我們也在幫助一個家族財富的大開發商去日本買東西。所以說真的，這些大資金正在進入市場。所以我的意思是，我們都同意，無論是股票市場還是外匯市場，都是大把的資金推動著市場。所以，當談到跨境投資時，我會說給觀眾的建議是，試著去瞭解，你知道的，巨大的資金流。是的，他們要進入哪個國家？主權財富基金，尤其是。所以這就是我要對監聽的人說的。
Peter：對。所以我認為，當涉及到來自世界各地的投資者時，他們的眼光是一樣的，你知道，他們想要好的位置，他們想要物有所值，對嗎？他們想超值購買。所以這是一樣的，除非進來的人，他們買的是他們將留下的房產好吧，也許數位並不那麼重要，而且，你知道，更重要的是心臟，他們想買他們喜歡的東西，你知道，而對投資者來說，這實際上是關於數位的，大量的，數位必須對他們有意義，然後他們會簽支票，你知道的，至於你知道，這些不同國籍的客戶，通常，你知道，如果我有機會，因為我是一個訓練有素的數學家，所以如果我想知道他們的生日，你知道，我可以讀到他們是怎麼想的，他們是怎麼做决定的。囙此，在命理學的研究中，我們可以從生日開始，知道一個人實際上是如何使用更多的頭部或知道更多。 因此，從這個意義上講，我可以對演示文稿進行不同的調整。 當然，如果他們是一對夫妻，您知道的，如果我知道他們的電話號碼，那麼我也可以告訴誰負責。
Peter：我實際上教過代理人如何讀取數字。 因此，這是與銷售和營銷相關的一點技巧。 是的，這非常很有趣，因為，您知道，有些買家不關心數字，您知道，您向他們提供了所有事實和數據，數字，他們只會放置一個網站，他們想要進入的是他們，購買時感覺很好，而另一方面，會有一群人們認為他們必須看數位，你知道，他們把你的購買建立在數位的基礎上，所以，這裡有很多分析。所以通過知道一個人的出生日期，你知道，我知道要呈現多少數位，什麼時候停止。
Peter：當然，我很樂意與您分享這一點，當然，您總是可以問問一起介紹我們的Ariana 所以我有點像讀書一樣讀她。 當我和她聊天時，她非常感到驚訝。
Darren ：太瘋狂了。所以，你知道，就像，你知道，你和不同的人一起工作，對嗎？我也很想讓觀眾瞭解更多的東西，你知道，很明顯你有這個技能。沒有多少人具備這種技能，或者有知識，但是然後您知道，很多海外投資者必將與許多不同的合夥人一起工作，或者人們像律師和會計師一樣一起工作， 也許像房地產經紀人之類的物業經理或其他許多不同的專家，對嗎？ 我想知道您的方法，例如在不同地區尋找投資者或合作夥伴時的方法是什麼？ 您如何找到他們？您如何信任他們一起工作？
Peter：對。所以，在尋找這些人方面，我通常會依靠網絡在網絡上。 我們的許多業務都是通過口口相傳來介紹的，就像我們兩個人一樣，我們如何彼此了解，是的，因為我們有一個共同的朋友，所以他們聯繫了我們。 對於我在香港的業務合作夥伴來說，這也是一樣，也是通過相互之間的聯繫朋友。 因此，他們知道我正在做一份認真的生意，我知道我已經進入房地產行業，我不會喜歡，轉工作或其他任何事情。 對。 因此，他們可以安全地向其他合作夥伴推薦我的服務。 因此，對於我來說，當我選擇與另一位合夥人一起工作時，這實際上就是我們所說的化學權利。 當您坐下並開始交談時，我們將交換意見，我們將分享我們的共同點價值觀，我們的願景，在這個時候，我决定你是否知道，這是一個很好的契合點。是啊。而這就是我與房地產合作夥伴合作的方式。 至於客戶，那麼很多時間就是我所說的化學過程。 因此，對我來說幸運的是，我知道了從出生到出生的全部化學過程，這就是我識別你所知道的方式，當然當你與人交往時，你也能感覺到，你知道，根據你積累的經驗，你有一種的感覺，你知道，買家是認真的，還是他只是在購物，或者他只是，你知道，是的，試著在胡鬧。
我認為最重要的是，我一直相信吸引力定律。你知道，如果我們是專業的，那麼我們將吸引專業的合作夥伴和優秀的客戶。所以對我來說，我總是確保我們首先要把工作做好，然後才能吸引到那些能够欣賞我們所做的工作。 因此，如果我自己，如果我的公司不好，那麼我不能指望您知道我們會吸引合適的客戶。 因此，我非常相信吸引力法則。
Hope you liked this episode. You can always leave your opinions in the comments section!
We’ll see you soon!