The global deal e3v1

Luxury Redefined Global Impacts on New York’s Luxury Housing Market – New York City, North America ERIC MORGENSTERN M.S. Candidate in Real Estate Finance We all have just witnessed one

luxury housing market, an

competitive with one another

of the most explosive periods

attractive safety net for large

and ensure future project

of growth within New York

amounts of capital looking to

success,

City’s luxury housing market,

be deployed. According to The

developers

which

Real Deal, an additional 6,000

provide

is

defined

by

a

purchase price between $5M and

$100M

Property founder

according

Markets Kevin

to

Group Maloney.

luxury are

the

condo

forced

most

to

lavish

amenity packages and opulent

“NYC’s historically strong real estate market, coupled

finishes imaginable, tailored to attract their intended buyer.

As a result, with so much

Unprecedented sell out figures

with the political stability and

north of $4,000 per square foot

strong currency offered by

have been achieved by luxury

the United States, has

NYC’s luxury housing market

accelerated the flow of

segmented itself into different

condo

developers

while

experiencing a near record-­‐‑ setting pace of sales. NYC’s

foreign wealth into NYC’s

historically strong real estate

luxury housing market”

market, coupled with the political stability and strong currency offered by the United

condos are expected to come online by the end of 2016 with

States, has accelerated the flow

another 3,000 condos by the

of foreign wealth into NYC’s

end of 2017. To remain

May 27, 2016 [Edition 3, Volume 1}

international attraction from buyers and developer’s alike,

strata loosely defined by purchase price and buyer profile. For example, some luxury condo developers have reworked condo offering plans to

include

smaller

units

targeting foreign and domestic buyers with luxury product at

THE GLOBAL DEAL

lower price points. They have

foreign currencies, and the

have left cash heavy investors

also become more generous

uncertainty

of

waiting

with incentives including the

conditions

within

payment of both Transfer and

Latin America, and Asia.

Mansion Tax in order to keep selling at their projected pace.

It still remains questionable whether or not we can expect the same demand absorption rates going forward with the anticipated

oversupply

of

luxury product, fluctuating

economic Europe,

lower strata of New York City’s luxury housing market still appears to be firing on all cylinders, even with reports of demand softening within its strata.

the

sidelines.

Luxury developers would be wise to cautiously approach

Although this may be true, the

ultra-­‐‑luxury

on

new

deals

with

conservative low

more

underwriting,

leverage,

and

a

contingency plan in case their floating debt obligation exceeds their underwriting.

Rising

concerns of a frothy market

Metamorphosis of Mill Land in Mumbai The Rebirth and Rising of the City’s Skyline – Mumbai, India, Asia PARVARI PARALKAR M.S. in Real Estate Finance Does the collapse of a city’s

land in central Mumbai. Real

amenities

textile mills mean doom and

Estate is an asset type that can

aesthetics. Today, these towers

wreck? Many, when taking an

be transformed in line with

are

historical perspective, would

changing times. Just as the

restaurants, luxury residences

say yes. Indeed, this is what it

Highline Park in New York

(including World One, which

meant for collapsed mills in

remodeled itself by keeping

will stand at 1,450 feet upon

Mumbai. The employees lost

the original structure intact, so

completion) and commercial

their jobs and thus their means of livelihood. But it is only

did many of the textile mills in Mumbai.

spaces, premium retail brands and hotels. This previously

from the ashes that a phoenix ever rises, and this is exactly what happened here when these defunct mills were reinvented and revived in

the fastest growth rates of urban

development

metropolitan

city

in

a

with

a

population of 20.7 million.

“[I]t is only from the ashes that a phoenix ever rises, and this is exactly what happened

to

upscale

buildings have retained a large part of the original structure while altering its usage, while others have conceded to mega

down, what remained was a building situated on prime

skyscrapers with unparalleled

and

has 10 out of 27 of the World’s tallest

under

construction

buildings. This development overall

Many redevelopments of these

structures

in central Mumbai currently

has been a catalyst in the

here”

When textile mills were shut

super

tall

May 27, 2016 [Edition 3, Volume 1]

home

design

mill-­‐‑dominated neighborhood

accordance with current times.

What is seen today is one of

and

metamorphosis

of

Mumbai’s skyline, with the surrounding

areas

also

ushering in a change. This fast paced

expansion

should

definitely be on the radar for all real estate watchers around the world.

THE GLOBAL DEAL

Mediterranean Gate A Project Paused, Cancelled, or On Hold? – Tunis, Tunisia, Africa AMENI KABBOUDI M.S. Candidate in Real Estate Development Tunisia is located at the

cost about $25 Billion, with a

Investment arm of Dubai

junction

scheduled completion over 14

Holding, Sama Dubai. A

phases.

combination

of

the

Mediterranean’s Eastern and Western basins. It is very accessible, with flights of between 2.5 to 3 hours to all major cities in Europe, Africa and the Middle East such as London, Paris, Casablanca, Istanbul

and

Beirut.

Its

“[P]olitics and corruption have created problems, with disagreements between both the Tunisian government and the

location is the primary reason it was selected for this mega

Investment arm of Dubai Holding, Sama Dubai”

The Mediterranean Gate is a mixed-­‐‑use project conceived in 2007. It stretches over 1,000 hectares on the lake of Tunis, a natural lagoon. This project was planned as an extension of the city, with the aim to integrate it within the downtown development

area.

The includes

commercial buildings within a central business district, which was needed to alleviate much

grinding

bureaucracy, corrupt demands,

International Real Estate

project.

of

The government of Tunisia constructed a highway bridge, in cooperation with Japan, parallel to the canal built by Japanese

company

International,

and

Spilast fully

financed by Japanese banks.

This bridge linked the marina of the Mediterranean Gate to the sea, while also reducing the traveling distance between the northern part of the capital

and interference from the family of the former president Zein El Abidine Ben Ali have been recurring issues.

Following the Arab Spring, political instability has been another factor discouraging the

development

from

occurring.

Gulf

investors

have

not

historically

been

actively

investing in Tunisia. Qatar, which is the second largest investing country by foreign direct investment inflow in 2014, makes up only 9% of the total amount of this investment, while the UK and France are on top. Foreign investment in this real estate sector makes up only 4.5%, but there remain many massive

of the heavy traffic that

and the southern side.

commuting employees faced

This project was launched in

tourism-­‐‑based and mixed-­‐‑use

each day. It also includes a

2007, but was on hold for

developments.

seaside resort, golf course,

years following the financial

convention

and

crisis that hit the Dubai real

With a progressive democracy

shopping malls. It is expected

estate market in 2008. Further,

that, upon completion, it will

politics and corruption have

have the tallest commercial tower in both Africa and the

created

Mediterranean region. This

the Tunisian government and the International Real Estate

center

development was estimated to

problems,

planned

with

disagreements between both

May 27, 2016 [Edition 3, Volume 1]

and rumors

projects

more

restart the construction

both

transparency,

suggest

Mediterranean

in

that Gate

the will

plan, and will begin.

However, nothing has been officially confirmed yet.

THE GLOBAL DEAL

Struggles to Attract Luxury Hotel Developers Challenges Associated with Investing in Vietnam – Danang, Vietnam, South East Asia KHOA TANG M.S. Candidate in Real Estate Finance Possessing

to

visitors, it is simply not

beautiful

Congress, land in Vietnam is

enough. There is currently no

beaches, Danang, Vietnam is

only for Vietnamese citizens,

highway connecting Danang

planet’s

some

of

most

the

uncertain.

According

fast catching up with other famous beach cities in South East Asia such as Phuket, Bali and others. During the first two quarters of 2015, there were over 2.2 million visitors to Danang. The city is widely regarded in the local, national and international hospitality industries

as

the

next

“Destination on the Rise”.

Despite the fact that hundreds of local hotels and resorts have been built to accommodate the growing demand for travel to Danang, it sees very little hotel development from the world’s luxury brands such as the Four Seasons and Mandarin Oriental, or other large brands such as Marriott and Starwood.

Investing in Vietnam is not a straightforward

exercise.

Regulatory issues, its legal environment, and a lack of infrastructure and a skilled workforce

are

the

top

challenges facing any foreign investor.

“Investing in Vietnam is not a straightforward exercise” and thus foreigners may not buy and own land. Further, no corporate entity may have ownership

of

land.

The

government, however, does provide buyers the right to use land, but the duration and purposes are to be determined by the state. Hence, for a foreign company to obtain land use rights, it must partner with a Vietnamese national who

needs

to

contribute

capital in order to share in a joint venture deal involving the land. Otherwise, these firms may rent land, but the duration must be for less than 50 years. With ongoing policy change issues, it is indeed challenging

for

hotel

developers in this market, especially as they plan to spend millions of dollars on these projects.

Vietnam joined the World Trade Organization in 2007.

Since then, many real estate regulations

to other parts of the country.

have

been

changed and are increasingly

Although International

Danang Airport

has

undergone some tremendous renovations to accommodate the growing demand from May 27, 2016 [Edition 3, Volume 1]

All

sorts

of

transportation

road

are

still

dependent upon National Route 1A, which was constructed

by

French

colonists one century ago. This is known as the “black spot” because of the number of accidents it experiences which lead to death. Narrow roads with a congestion of scooters, cars,

trucks

and

careless

pedestrians have made traffic extremely dangerous.

Other similar destinations in South East Asia had begun developing their infrastructure before they started becoming popular. This is vital for a city with

threats

disasters.

of

Danang

natural has

to

ensure that the most basic visitor requirements are met before

going

above

and

beyond to satisfy the more sophisticated travellers in the luxury

segment.

If

these

concerns are not realistically and

honestly

addressed,

investors will start looking to invest elsewhere, where they can guarantee a better return on investment.

THE GLOBAL DEAL

NOTE FROM THE EDITORS It is with bittersweet gratitude that we present this final edition of The Global Deal. The time we have shared at Schack over the last year and a half with each other and with our fellow students will remain in our memories as our lives progress. In particular, we are thankful for the year we have been Co-­‐‑Chairs of the Global Real Estate Group, where we have been able to contribute to the school that has given us so much. As we embark on the first steps of our next chapters, at least we will always have had our times at Schack and in New York. Thankfully, real estate is global, and fundamentally we can apply our learned concepts anywhere on the planet. We have enjoyed working with you, and we look forward to sharing our insights with future Schack students who will be subjected to our ranting on various panels. We would also like to thank Jessica, and our faculty advisor Professor Justin. We hope you enjoy the last Spring issue of the Global Deal. We are positive that the next Global Real Estate Group will continue to grow this publication.

Indeed, as we type this, our keyboards are wet with our tears of immense emotion. But please don'ʹt worry yourselves; we'ʹll be fine.

Happy reading, Denham, Felipe and Juan Carlos

If you are interested in contributing to The Global Deal, please respond by filling in the linked form. Participants chosen will write an article of between 250-­‐‑300 words, covering the most relevant real estate news of their chosen country or global issue.

Application Link: http://bit.ly/THEGLOBALDEAL

NYU SPS Schack Institute of Real Estate The Global Deal A Publication of REISA’s Global Real Estate Group 11 West 42nd Street, New York City, NY 10036 Contact: gre.reisa@gmail.com Senior Editors: Denham Apperley (denham.apperley@nyu.edu) Felipe Kohn (felipekohn@nyu.edu) Juan Carlos Ramos (jcramos@nyu.edu)

May 27, 2016 [Edition 3, Volume 1]

“The Global Deal” is not an official publication of New York University. All of the opinions belong to the authors of the articles.