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London's Lead is falling down Prime reasons to Quit London - FT, 2/15/2015 The family friendly towns and cities attracting buyers from the capital... Many people are choosing to flee the capital for small, more family friendly cities In a report entitled, "new Prime Urban markets", Knight Frank highlighted four locations they think will be worthy of Special attention. (What GBP 1 million can buy you in...): + Oxford: A 3BR, semi-detached house in Jericho, near the city centre + Cheltenham: A 5BR, Regency townhouse in the centre + Bristol: A 4BR, Edwardian house in Clifton, an affluent suburb + Bath: A pretty six BR townhouse, a short walk from the city centre What they're aiming for: "The Best of both worlds, (a cheaper price, like 40-50% cheaper and) ... you can be in the centre of town and have the buzz of being in London, with coffee shops and restaurants, and in 10 minutes you're walking through a field overlooking and empty valley" (or some other non-urban experience you may favor.) "They are all very different... But they have similar drivers: good schools, a good cultural offer, and attractive period housing - and that's what sets them apart." The price shift has already started, with three of these areas outperforming London: + Prime Central London : +5.1% + Bath : +5.0% + Oxford : +6.1% + Bristol and Cheltenham, both: +6.8%

=== Quote === *NO BIG DROP? in 2015-16: I have some ideas why we might NOT get a big drop in Rents and prices, despite the really big supply coming in 2015 (+25%, +20% for Makati, and overall respectively.) The main thing is that nearly ALL the FLATS have been sold already, and many paid for, or have solid financed in place - Probably in many cases: Tenants have been lined up too. I will say more about that below, in post #110. But we still need to monitor the completions and rentals achieved, to see what the absorption rate is. === Unquote === Colliers' view is: "In the next 12 months, rental growth in these locations is expected to be between 4.0 and 5.0%... " Here are my ideas about how the new supply can be absorbed: Many owners of these flats are PREPARED to take them over, either for own-use, or they may have friends or family who are planning to move in. They may have planned their return to the country, to coincide with the completion of a new flat. (In fact, the "returning Filipino/Filipina is the core target for Ayala's marketing strategy.) Here's an example from the SSC thread for the Linear project; a post written by someone who was prepared to move into their new flat, and returned to the country to live in their property, and then had to find alternative accommodation to cover a delay in the turnover date: Same delays were in the turnover of tower 1 . We were told our condo will be ready in Dec. 15 2013. Came back to philippines but the transfer was on Jan, 27 2014 and only because we insisted to ready it for us before leaving the country. Remember to prepare 49,500 ph if you have 1 br condo if prices didn't go up since then. Sales agents doesn't have a clue when the transfer will take place as each condo has a different date according to the finalizing by the construction team. > source: http://www.skyscrapercity.com/showthread.php?t=836324&page=32 This type of moving back to the home country, to live-in-the-new-flat situation is far more likely in a country like the Philippines, where something like 10% (!) of the Philippines population, or about 2.3 million people working outside the country. Over their years overseas they save money, and buy properties to live in one day, after they return. Of course, only a few of these people will be able to afford to live in new flats in the Makati area. But the total expected supply of new flats reaching completion in Makati and related areas is "only" 12,797 flats in 2015, and 9,127 flats in 2016. There is also the ongoing job creation in the Philippines, which should be strong in a country growing at perhaps 6% per annum. And new jobs will be created in the area, as large new buildings like those at Citygate are completed.

Research & Forecast Report | 4Q 2014 | Philippines | Colliers International SUMMARY, and Excerpts 3 BR Condos Prices ------------------- : -4Q-2012- : -4Q-2013- : %chg.'14 : -4Q-2014-: -USD- / HKDpsf /vs. Mak. Location ------ : PHP / SQm : PHP / SQm : Yr-on-yr : PHP / SQm MAKATI, CBD : p- 117,950 : p- 134,908 : + 7.11% : p- 144,500 : $ 3,284 / $2,364 :: 100.0% ROCKWELL-- : p- 125,720 : p- 138,768 : + 7.01% : p- 148,500 : $ 3,375 / $2,430 :: 102.8% BGC/The Fort : p- 118,690 : p- 131,760 : + 7.20% : p- 141,250 : $ 3,210 / $2,311 :: 097.8% (USD=PHP44, HKDpsf x $7.75/10.76 = x72%) =========== RENTS: Mak-Mid %Yield : YronYr / L - Makati - H / L-Bonfacio-H / L-Rockwell- H / 4Q /2012 : 0,720 : 7.33% : +7.0E% / 0,525 - 0,915 / 0,570 - 0,865 / 0,686 - 0,912 : 4Q /2013 : 0,805 : 7.16% : +11.8% / 0,550 - 1,060 / 0,610 - 1,010 / 0,720 - 1,020 : 4Q /2014 : 0,838 : 6.96% : +4.10% / 0,575 - 1,100 / 0,640 - 1,045 / 0,750 - 1,055 : Residential Smaller-sized units to dominate condominium supply Three residential condominiums comprising 2,030 units were completed in the five major locations that Colliers monitors during the fourth quarter. These were The Venice Luxury Residences – Alessandro Tower (332 units) in Fort Bonifacio, Eastwood Le Grand Tower 3 – Monet and Renoir Wings (718 units) in Eastwood City, and The Pearl Place – Tower A (680 units) in Ortigas Center. For 2014, the total number of units delivered amounted to 5,238. From 2015 to 2018, a total of 30,935 units will be delivered in the major business districts in Metro Manila, 40% of which are scheduled for completion in 2015. In the four year delivery period, close to 75% of the units are studio and 1 bedroom units with unit sizes between 18 and 90 square meters. The majority of these units will likely cater to young professionals and to investors who would like to diversify their investment portfolios. As such, the influx of these smaller sized units is expected to create pressure on rental rates and resale prices. Meanwhile, the larger units, from 3 to 5 bedroom units, account for 7.0% of the new supply with unit cuts of between 100 and 500 square Makati CBD vacancy slightly declines amid strong take-up Overall residential vacancy in the Makati CBD remained stable in the fourth quarter, decreasing by 4 basis points to 8.1%, due to strong take-up by Grade A and Grade B projects. Leasing activities were high in the lower end of the market as the Makati CBD remained one of the more preferred locations during the period, evidenced by a 60 basis point decrease in vacancy. Meanwhile, premium residential projects experienced a decline of 17 basis points in vacancy, to 4.4%. It also helped that no completed projects were recorded in the period. In the next 12 months, however, vacancy is expected to increase by 260 basis points as more units are slated for completion Residential rents in the prime locations of Makati CBD, Rockwell, and Fort Bonifacio experienced a more stable growth in the fourth quarter. In the Makati CBD, average monthly rent amounted to PHP 838 per square meter, translating to PHP 209,500 per month for a 250 square meter unit. Rockwell and Fort Bonifacio rents grew by 1.1% QoQ to PHP 903 and PHP 843 per square meter per month. The stable rental growth can be attributed to the increasing developments in the fringe areas of these locations, thereby providing additional competition for landlords while benefitting potential tenants. In the next 12 months, rental growth in these locations is expected to be between 4.0 and 5.0%. Capital value growth to keep pace with rental growth After a surge in values in the previous quarter, residential capital values have normalized during the period. While capital values continued to outpace rental growth, Makati CBD and Fort Bonifacio values appreciated by a modest 1.2% QoQ to an average of PHP 144,500 and PHP 141,250 per square meter. On the other hand, Rockwell values grew the fastest in the period by 1.6% QoQ, ranging from PHP 117,000 to PHP 180,000 per square meter. Colliers predicts that residential capital values will grow between 4.0 and 6.0% in the next 12 months, as values start to reflect rental growth Condominium sales return to normal levels Close to 39,600 units were sold in the residential condominium primary market in Metro Manila in 2014, a 7.1% decline from 42,600 units sold in end-2013. Considering that primary sales dropped by 17% in 2013 after an all-time high of around 51,000 units in 2012, Colliers sees that sales levels have normalized to more rational levels. The number of new launches also affected 2014 sales figures as 35,500 units were added to the inventory in 2014, a decrease of 33% YoY. Megaworld, SMDC and Ayala Land led in terms of the number of new units launched. The Manila Bay Reclamation Area emerged as the top location for condominium sales in 2014, with projects such as Shore Residences by SMDC and The Radiance Manila Bay by Robinsons Land. Condominium projects in the fringe areas of the Makati CBD, such as those in Rockwell Center, Century City, Circuit Makati and Bgy. San Antonio, were also very popular with investors. Homebuyers seeking more affordable residences also drove condominium investments in Northern Quezon City. Meanwhile, average prices on a per sqm basis for new condominiums in Metro Manila rose by 6.5% by the end of 2014 == > http://www.colliers.com/-/media/Files/Marketing%20Reports/Knowledge_Q4_2014

The Stiles Enterprise Plaza at Circuit Makati Quote: The first office tower offering in Makati’s new lifestyle hub – Circuit Makati, The Stiles Enterprise Plaza is a 2-tower office development designed as a hub for vibrant organizations in Makati. Locators benefit from an Ayala-built community that is designed as a lifestyle destination. Events, retail and entertainment options are all part of the Circuit Makati story. VIDEOs : Circuit Makati: The New Lifestyle & Entertainment Playground (2013) " " > On Ayalaland's idea : Ayala unveils plans for Circuit : (2013) " " > Solstice and more : Solstice at Circuit Makati on Modern Living TV : (Oct. 2014) 2 / Price Range : P10M - 25M / Sizes: 79 - 180sqm = P126,600 - 138,900 /SM Property size: 4,920 sq.m. | 54,120 sq.ft. Development Type: Grade A, LEED-certified, office building with retail spaces Unit Size Range: 79 to 180 sq.m. | 869 to 1,980 sq.ft. Completion Date: 3Q 2018 Turnover Date: 3Q 2019 Pricing, etc. : http://www.alveoland.com.ph/condominium/makati-city/the-stiles-enterprise-plaza

Dr Miller regards this video as perhaps his "best yet": 02-09-15 – Feet to the Fire: Dr. Richard Alan Miller - Fullerene Fusion Bombs 10-12-2014 ---------------------------------------------------------- Feet to the Fire Interview with Dr. Richard Alan Miller 04-20-2014 - Published on Apr 22, 2014 - Live video recorded from the April 20th 2014 live interview on Feet to the Fire Radio with Dr. Richard Alan Miller. One of my favorite guests, Richard talks about many topics and metaphors. Spirituality, reincarnation, mushrooms, multi-dimensional makeup of reality, the holographic universe, the real battle for earth though infected/altered genes, and much much more. You may wish to see it a few times to get it all in https://www.youtube.com/watch?v=fmm6RKaP-lU&index=2&list=PL_JFPZnVqJe4vTZ6gNP2FY84YI2JVIV6_

Newer Condo Properties : The Rise, Air and Light Residences TheRise: 2,822 flats in 1 Tower- : http://www.therisemakati.com/ Air ------ : 3,642 flats in 1 Towers : http://www.smdcpremier-airmakati.com/ (1h-2020) Light---- : 0,000 flats in 3 Towers : http://www.lightresidences.com/ (Boni Sta., Not Makati) The Rise - by Shang Properties / completion : late 2017 - early 2018 ? Comments on The Rise, from SSC - may 2014, L----tat This is Avida / SMDC sizes, which is marketed like ALVEO. The price is reasonable, some units below 95k/sqm as of now. More so adjacent condos are now priced higher, and there are few 30sqm below units in the inventory for this area. Choose the 20% annual payments only. If you can buy 17 units, they can open a floor for you. Bulk discounts are also available, even if different buyers, so long as they are reserved in batch. If you and your friends will buy together, you can ask for the bulk discount. > http://www.skyscrapercity.com/showthread.php?t=1723515&page=4 PrimePropertyFinder (PPF) - May 2014 http://www.ghheritage.com/the-rise-makati/ Thank you! I am the owner of the company in the link above, I'm also an investor, The Rise still has very good inventory left. This is a very promising project because of the below market price/sqm. You can still enjoy around 8-9% gross annual rental rate of return even at just Php650 rental/sqm (Makati rates are around 800-1000/sqm) planning to get one for myself also but still considering many fctors since I'm heavily invested in Rockwell properties at the moment > http://www.skyscrapercity.com/showthread.php?t=1723515&page=8 Cyrusal - May 2014 At its current price, this may be the only residential development selling less than 100k/sq.m for levels 50 and above. I suggest to those who are willing to get a unit here to go as high as possible. This is a rare opportunity. PPF : spoke with their head of sales yesterday and I found out that the initial units that were released was 300, but they were compelled to open up a few more floors to accommodate the demands of the bulk buyers. The present inventory now is actually 450 Units already but the velocity of sales is very fast that they are now almost 60-70% sold. I have spent more than 7 days at the showroom and I can see the movement is very aggressive, my for myself I close atleast units a day just from friends alone, one of my investors is considering to get 2 floors all to themselves > http://www.skyscrapercity.com/showthread.php?t=1723515&page=9 PPF - dec.2014: There are very few 1BR units left, according to The Rise Management there will be another set of price increase as they finally release the East Wing on January, all my 140 clients and friends are very happy with their investment here.. Almost 40% up in less than 6 months, most of my clients earned a Million for each unit. Congratulations on those who have already invested. The Rise still has a lot of room for Capital appreciation specially now with the CityGate development coming in. > http://www.skyscrapercity.com/showthread.php?t=1723515&page=45 re: subway 375b is still an acceptable budget. It's a small portion of the 2 trillion infrastructure budget allocation. The problem is not the budget. Under the PPP, the private sector proponent will should the costs. The question is whether the winning bidder (e.g. Ayala/San Miguel/SM) can earn an acceptable return on it, despite the high investment costs and risks (e.g. think MRT fiasco). I am still cautiously optimistic that this project pushes through, but the window to get the project approved, bid out, and awarded before 2016 is slowly closing. For potential investors in the Rise, they should just assume the subway never gets built. For many, subway or not, the value of investing here should still be compelling. If the subway does get built, it will just be the icing on the cake. > http://www.skyscrapercity.com/showthread.php?t=1723515&page=47 == Rise-SSC : http://www.skyscrapercity.com/showthread.php?t=1723515&page=48 Air Residences, by SMDC, next to The Rise ? Situated besides the Makati Fire Station and bounded by Malugay and Yakal Sts. is the upcoming 59-storey Air Residences by SMDC Premier. With just a short walk residents will find themselves in the financial corridors of Makati along Ayala and Sen. Gil Puyat Avenues. New Render for The Air Prices: for the Air: "130K per sqm, entry level. the prices have really gone up. Gone are the days..." "130k per sqm is high considering the location" > post #205, etc : http://www.skyscrapercity.com/showthread.php?t=1456032&page=15 Map Light Residences, by SMDC (near Boni Station) The Light, Price : about php 100 - 120 k p SqM

POSSIBLE COOLING MEASURES ? That sounds on the mark to me -assume it's more taxes aimed at smaller/lower value properties as this is where the demand is. Developers are much more focused on building smaller flats hence the share price fall at the same time that flat prices have been rising to get in before any tax rise. - Lev Yes, that sounds possible - maybe a minimum Stamp Duty of 3% (or so), to hit the bottom end Or a DSD on everything held less than 3 years My own preference would be a 1% extra added onto rates, ie a 2.25% rate would go to 3.25%, with the money rebated when the property is sold. Hong Kong should have raised rates years ago, but cannot because of the peg. My suggestion would address that. To me, it is such an obvious solution, that I dared not mention it, until I sold my flat (haha) But I doubt the HK authorities will be clever enough to see the wisdom of such a move === === (Citigroup is also talking about "Cooling measure" ): A housing bubble in Hong Kong won't topple its economy International Business Times UK-6 Feb 2015 Citigroup, in a note this week, said Hong Kong could introduce further cooling measures to prevent its housing market from overheating... . . . Chang noted that a crash in home prices will mainly hit Hong Kong's private consumption, and its construction and banking sectors. Studies suggest that a percentage-point decline in home prices causes a 0.1 percentage-point fall in the city's private consumption growth, Chang noted, adding that the 70% price drop in the 1997 crash, amid the Asian financial crisis, lowered consumption growth by 7% to 8% over five years. But as construction accounts for just about 4% of GDP, a collapse there will be "manageable" for the economy, Chang noted. Banks, meanwhile, may be protected by low loan-to-value ratios averaging around 55% for last year's new mortgages, and by government attempts to rein in speculators, keeping delinquency ratios low, he added. Citigroup, in a note this week, said Hong Kong could introduce further cooling measures to prevent its housing market from overheating as the US central bank increases interest rates at a slower-than-expected pace. But Citi said it was still positive about the city's residential property market over the next year. . . . "While the impact is sizable, it also suggests that even a total collapse in house prices would be unlikely to lead to a slump in private consumption," he added. Citi said: "Further tightening may cool the property market only for a short while. "We expect the annual supply shortage of over 6,000 units to continue for the next three years. Families that do not buy a house would opt for a lease, which would drive up the rental rates – another support to physical home prices." == > http://www.ibtimes.co.uk/housing-bubble-hong-kong-wont-topple-its-economy-1486886

PLANS for new International Airport (2030) and expansions on Manila Bay "Gateway Asia" 2030 Manila in Philippines. DEAR CURRENT PRESIDENT AND FUTURE 2016 PRESIDENT OF THE PHILIPPINES We hope that their will be a New airport that can be a true pride of Filipinos. An airport that is free from issues of corruptions and properly planned. An airport that will not take ages to be initiated, to be constructed and to be OPERATIONAL. A state of the art airport that not so lavishly made, but can accomodate the current and FUTURE tasks of a successful international airport. The airport can be competitve if it will be built outside Metro Manila (Cavite, Bulacan ect. - to avoid congestion and to spread economic progress; but, the airport must be properly connected to Metro Manila and cities of Mega Manila by the help of "wide roads and rail ways". Maybe the above plan is right, placing an airport near Metro Manila, proximal to current and future ecomomic zones of productions of our possible exports, and along a wide space that can serve as functional site for logistic - truly, all of these can generate a positive effect. Having economic zones of productions for possible exports can attract foreign investors/manufacturers. If possible, an uncongested pier, will be built or already present, is near the future airport and the economic zones. The Future City Masterplan of Mall of Asia Comlex and Manila Bay Top Philippines Listed Developers Developer: Capex-Php: USD-2015 Ayala land : PHP100 bn : US$ 2.2 bn SM Prime. : PHP 60. bn : US$ 1.3 bn Megaworld: PHP 46. bn : US$ 1.0 bn Vista Land : PHP 23. bn : US$ 0.5 bn Filinvest -- : PHP 23. bn : US$ 0.5 bn Robinsons : PHP 17. bn : US$ 0.4 bn AVERAGE RENTS etc. Location Q3-14 : QonQ : CapRt. : Rent - Price 60m : per SM Makati. : 773.0 : + 0.6 % : 6.8 % : 46.6k : 8.18 mn : 136.4k BGC--- : 880.6 : + 0.7 % : 6.3 % : 52.8k : 10.1 mn : 167.7k Ortigas : 700.6 : + 0.8 % : 5.7 % : 42.0k : 8.85 mn : 147.5k Note: Developer focus shifting from luxury to low end BGC will almost double in supply in 5 years All sectors benefitting from current economic growth Local developers very cash rich, and hoarding cash ========== Presentation : http://www.slideshare.net/kmcmaggroup/2014-real-estate-market-update-and-2015-forecast-philippine-real-estate

Something different: Acqua Private Residences, on the water

A real Kick-Arse gain has just been reported by Centaline: CCLI : 136.35 + 1.73% (from last week) Mass : 138.01 + 2.22% I think it is reflecting transaction I saw 1-2 weeks ago, after HSBC pushed up some bank valuations in Kowloon etc., by 3% HK12 / Henderson Land, a bellwether ... update Right. That occurred to me too ! I think the recent RUSH OF BUYING of property may be by people who want to buy BEFORE new cooling measures are imposed, and the Henderson Land price came down because people are expecting something soon, and THAT will not help the HK-12 stock price. If I am not mistaken, new measures were imposed on a Saturday just before or after CNY. If they do that again, we might get them tomorrow, or next Friday

Chiangmai Flowers and Herbs

Motors Markets Mae Jo, Chiang Mai Sunday Motorcycle Market

Computer (& Accessories) markets BLUE Computer Service @Pantip Plaza 2nd floor Computer Plaza > Source: http://www.chiangmailocator.com/page-chiang-mai-computers-shops-41 Icon Square;

Art is Sold, in the Sunday market Artists work, at Night Market

Chiang Mai's Famous Night Market ... many tourists visit there Focus : Food, Clothing, Trinkets and souvenirs: The Chiang Mai Night Market is located at Changklan Road which can be found at the heart of Chiang Mai's downtown. The entire Changklan Road is occupied on both sides by stalls that operate everyday from 6:00 pm until 12:00 midnight. Sunday Market Focus : Food Warowot food market (Daily) Woman selling fresh ripe sweet strawberries at her booth in the daily Warowot food market in Chiang Mai, Thailand. Muang Mai Market (Fruit) Focus : Fruit Muang Mai Market in Chiang Mai, Thailand "may be the greatest fruit market in the world." Muang Mai Market is a huge, rambling collection of about a dozen large wholesale operations clustered in big buildings and probably more than 50 smaller vendors selling produce at or near wholesale prices from their carts, stores, and stalls. There are almost a dozen produce markets in Chiang Mai, but these are filled with resellers. Muang Mai is a wholesale market, where the city's restaurants, cart vendors, and the resellers that work at other markets come to pick up their produce. > http://www.raw-food-health.net/Muang-Mai-Market.html

FINDING & CREATING MARKETS in Chiang Mai Notes from Landry's presentation on Creative Cities - Video for N. Palmerston A LIVEABLE & CREATIVE PLACE ENCOURAGES + Chance encounters + Serendipity + Cross-fertilization + Deep knowledge & expertise + Catalytic action ============= (my own notes) These things are more likely in a walkable place, which is not highly structure, and where property prices are low enough, to allow flexible use of space ESSENTIAL COPING ACTIVITIES + Attracting and Keeping talent : Including in thought and business + Knowledge centres + Bottom up innovation + Participation Big Cities & Small Cities have different... ADVANTAGES in: + Critical mass & Centrality + Acting as Transactional hubs + Working as a "collective thinking brain" + Future proofing & resilience My notes: One way to increase "Transactional activity" is to build and expand markets, by providing space for existing and new markets to develop QUESTION : Where are the MARKETS happening in a city? ie. where do people meet or gather for certain types of transactions. A would-be creative city, may want to: + make an inventory of its markets + think about what types of new markets it might create + link those markets with its places of craft & knowledge + grow businesses and other enterprises around those markets + Link the markets to TRADE in & out of the city + Promote the products of those markets globally > LINK to here: http://tinyurl.com/CM-CreateMkts-0

Charles Landry greets Creative Chiang Mai and other cities CreativeChiangMai / 48 views Published on May 8, 2014 Charles Landry (http://charleslandry.com/), author of "The Creative City", sent this greeting and message to Creative Chiang Mai and other Southeast Asian Creative Cities for their first meeting on 3 April 2014. https://www.facebook.com/groups/seasi... www.creativechiangmai.com Charles Landry - Creative Cities Index - Palmerston North by PNCCTV 333 views 49:17 Charles Landry on what qualities make a successful Creative City by SmartMonkeyTV 1,162 views 6:26 About Creative Chiang Mai Promoting Innovation and Creativity for the development of Chiang Mai Creative Chiang Mai (CCM) is an idea, vision and initiative to promote creativity and innovation in Chiang Mai. CCM’s mission is to promote Chiang Mai as a Creative City, special economic zone and creative hub. The aims are to generate economic development and diversification, attract new investment, and create new jobs and opportunities. The initiative is coordinated by the “Chiang Mai Creative City Development Committee”, which was established by the Governor of Chiang Mai in August 2010. The Committee is a think-tank, network and sharing platform. Its members include 50 representatives from the academic, private and government sectors. All members join on a voluntary basis. It is a local initiative - not a government funded entity. Many other organizations and individuals join and support the goals and activities. The secretariat of Creative Chiang Mai is the Chiang Mai University Science & Technology Park (CMU STeP). Creative Chiang Mai is not a project, but a long-term vision and network of people and organizations that work together to achieve this vision. Creative Chiang Mai encourages everybody to take action and work together to continue improving Chiang Mai as a place to live and work. Background The Creative Chiang Mai initiative promotes creativity and innovation in Chiang Mai. In line with the Thai government’s vision, CCM builds on Chiang Mai’s existing strengths to develop its creative and knowledge economy. Objectives Creativity, collaboration and innovation impact on economic and social development and lead to a more attractive urban environment. Marketing Chiang Mai is also an important goal of CCM. By highlighting other strengths as well as the areas for which Chiang Mai is already well known, new investments, business activities, jobs and new opportunities are created. Creative Chiang Mai is a local initiative with a focus on creativity, innovation and collaboration. CCM aims to promote an appropriate and sustainable development approach for Chiang Mai. Chiang Mai Creative City Development Committee The Chiang Mai Creative City Development Committee was established by the Governor of Chiang Mai in 2010. It consists of representatives from the education, private and government sectors. Other organizations, associations, groups, and individuals are welcome to join the Creative Chiang Mai network and Committee meetings. Chiang Mai University chairs the Development Committee (together with Payap University and North Chiang Mai University) and the Chiang Mai University Science & Technology Park (CMU STeP) serves as the secretariat and point of contact. == > http://www.creativechiangmai.com/content.php?info_id=9#about EXAMPLE of cooperatioon : Streaming from Vancouver... > http://www.creativechiangmai.com/event_view.php?event_id=41 16 Mar 2015 TED 2015 Conference in Vancouver Watch out for further announcements. We will be hosting a half-day near-live streaming event (TEDxChiangMaiLIVE) of brand new TED Talks under the theme "Truth & Dare" from the TED 2015 Conference in Vancouver (16-20 March). For TED2015, we're on a quest to magnify both facets. We will seek to challenge and reshape our core beliefs about today's reality. And at the same time celebrate the thinkers, dreamers and mavericks who offer bold new alternatives. Welcome to ... Truth and Dare. This event is open to the public and there is no charge to attend. To get notice of when tickets are available, join the TEDxChiangMai community on Facebook and check for updates from 1 March. http://blog.ted.com/2015/02/03/the-ted2015-speaker-lineup-revealed/

Chiang Mai Design Week 2014 6 – 14 December 2014 TCDC Chiang Mai presented Chiang Mai Design Week 2014, a multiple-day event made up of design showcases, workshops, citywide installations and tours, business programmes and creative dialogue. Shining the light on design as the powerful force that can better the quality of life and determine the future of business, CMDW2014 bridges creative workers’ potential with business opportunities in the international market. Throughout the second week of December, Chiang Mai will come alive with the presentation of stories about design and the city, design and the society, and design and life through diverse activities. Under the theme “Born Creative”, CMDW2014 reflects Chiang Mai’s transformation from a tourist destination into a place that nurtures creativity. No matter where the seeds are from, Chiang Mai has the capacity to nurture them to grow, flourish and reveal endless possibilities. CMDW2014 will link architecture, product design, fashion, graphic design, art, etc. with local communities, educational institutions, international organizations, state and private agencies. This annual festival seeks to accentuate the city’s unique flavors and stimulate growth in the local creative industries. > http://www.tourismchiangmai.org/en/view-news-36/Chiang-Mai-Design-Week-2014/

Chiang Mai Creative City: Martin Venzky-Stalling at TEDxBKK Published on Nov 26, 2012 Martin Venzky-Stalling gave this whilst working as a Senior Advisor at the Chiang Mai University Science & Technology Park (CMU STeP). Martin works on technology transfer, innovation management, creative economy and regional economic development issues. Prior to working in Chiang Mai, he held senior management positions in high-tech and strategy consulting firms in Bangkok, London and Hong Kong. He is fluent in Thai and lived/worked in Thailand for twelve years over the past 24 years. Martin has been one of the key drivers of the Chiang Mai Creative City (CMCC) initiative since early 2010. The CMCC initiatives aim to develop Chiang Mai's economy leveraging creativity and innovation. He is married with two (twin) boys. More info at http://www.creativechiangmai.com/ We are in love with this little clip we did for our TEDxChiangMai teaser

MEGAWORLD's The Venice Luxury Residences [7T|28F|mix|res] @ McKinley Hills, Taguig City, Metro Manila == > http://www.skyscrapercity.com/showthread.php?t=302340&page=447

AVIDA TOWERS, 34th St. in The Fort (This place in BGC look pretty interesting, given proximity to the coming MTR station nr Market-Market): AVIDA TOWERS 34th Street Bonifacio Global City : image Located in the burgeoning central business district, Bonifacio Global City, Avida Towers BGC 34th Street lets you experience the perfect balance between work and play, business and leisure - all with your family in mind. With a family leisure park across your home, and various amenities such as a swimming ool, play area and a built-in retail center, it is designated to nurture family lige amidst a busy city. Size of Units: 36.75 - 117.46 sqm Available : 1 BR, 2 BR, 2 BR Loft, 3 BR loft Price range : (1BR): Php 4.2-4.6M (2BR): 6.4-9M (with VAT) Example: Php 7.5M / 62.61 sqm = Php 119,789 psm, for spot cash (with 5-10% discount?) AMENITIES + Pool area: Lap, Lounge, Kiddie pool + Clubhouse, with function hall + Reflection Pond + Indoor Garden, landscape areas, Children's play area + Outdoor gym, Roof deck lounge > http://www.avidatowers.com.ph/2012/03/avida-towers-34th-street.html Bonifacio Global City (BGC) Rendering & Maps > More: http://www.skyscrapercity.com/showthread.php?t=302340&page=445 UNIT Type 1BR: 76 - 83 sqm; Php 10.9 – 14M = Php 143k - Php 167k 2BR: 108 - 161 sqm; Php 17.5 - 23M 3BR: 169 - 193 sqm; Php 29 - 34M 4BR: 244 - 256 sqm; Php 41.1 – 55.8M LIMITED Edition Flex 2: 81 - 86 sqm; Php 12.4 – 17.1M Flex 3: 137 - 142 sqm; Php 23.1 – 30M Skyrise: 420 sqm; Php 68 -173M Villas: 648 sqm; Php 122 -125.4M *Inclusive of parking slot/slots / *Turnover: 2019 Price Rise in BGC - from April for East Gallery : Greetings from Ayala Land Premier! Please be informed that we will be having an 8% Price Increase effective April 1, 2015 for East Gallery Place in Bonifacio Global City. Launched in October 2013 with increasing values and sustained demand, the market is anticipating more activities to happen within the BGC city center primarily the retail / mall component opening of BGC Shangrila and retail stores located at One Bonifacio High Street (retail podium under The Suites & the future Philippine Stock Exchange building). To know more about East Gallery Place and would like to see our Showroom in BGC ...

Greenbelt Hamilton - by Megaworld ... larger-map Legaspi Village - larger photo Heights RCBC- : 192.0 m : 46 st = 4.17m Eton T : 156.0 m : 41 st = 3.80 Kroma : 156.9 m : 52 st = 3.01 (prev. rpt. 198.5m) (c.ht. 2.75m) Midori- : 145.0 m : 38 st = 3.82 GrHam: 107.0 m : 31 st = 3.45 -tower2: 111.5 m : 32 st = 3.48 (stated 2.7m & 3.05m?) == Greenbelt Hamilton, T1 & T2 : http://megaworld-makaticbd.com/projects/greenbelt-hamilton/ Amenities podium, 6th fl.: v Tower 2 shares with v Tower 1 (425 units, 31 levels, & completes in May 2016) T1 - Pricing, at May 2011, was: Studio : 28.3 SQM at Php 2.98M : php 105k (index Q2-2011: 106.0k) Exec.St: 41.6 SQM at Php 4.38M : php 105k 2 BR : : 54.6 SQM at Php 5.70M : php 104k T2- Pricing, at Sept. 2014: Smallest Studio 28.3 SQM is around Php 4.2M : php 148k Exec Studio 41 SQM around Php 6 - 7M : php 146k - 170k === SSC- GB. Hamilton thread :: http://www.skyscrapercity.com/showthread.php?t=1376381&page=8 Q : I am torn between Kroma and Greenbelt Hamiton. Anyone can provide tips on which one is better in terms of location, etc.? A1: Between MW and Ayala/Alveo/Avida, i will always choose ayala A2: I would say Hamilton with 10-15 mins leisurely stroll to Greenbelt ,,,,BUT take top 3 floors of GBH these having low density per floor AND HIGH ENOUGH for open view over ayala ....anyway this is what i did :} > source : http://www.skyscrapercity.com/showthread.php?t=1376381&page=3 === === The Linear. in Makati - a property from Filinvest: higher density, on Makati's fringe Tower 2 turnover was delayed into 2015, when it missed the Dec.2014 turnover / overall: 1,734 flats in Two towers Map Original description: source (2012-13?): Php1.8 to Php4.6 million / Sizes: 22 - 49 SQM = PHP 82k - 94k per Sqm Targeting the younger generation working in Makati, Filinvest Land, Inc. (FLI) has come up with The Linear, a master-planned mixed use residential and commercial development that enjoys a superior location bounded by Yakal, Mayapis and Malugay Streets in Makati City. Two L-shaped residential towers will share a common podium with recreational amenities, landscaped gardens, and retail shops for daily needs. It offers dynamic, accessible and affordable condo living just 5 minutes away from Makati CBD with units from Php1.8 to Php4.6 million. > Linear thread on SSC : http://www.skyscrapercity.com/showthread.php?t=836324&page=32 On SSC, you will find posts like this: Z---- / Jan.27, 2015: Market rental rate: Hi guys, anyone here renters or are renting out their place? Any idea how much a 1 bedroom fully furnished should be priced excluding monthly dues? I'm putting mine out for rent but I'm unsure about how to price it. Agent says it should be between 18-22k but I checked online and it's between 25-28k. N--- / Feb.3, 2015: Hi, any insider info about the upcoming tower 2 transfer? Dec 2014 and Jan 2015 are history. Thanks. S--- / Feb14, 2015: Same delays were in the turnover of tower 1 . We were told our condo will be ready in Dec. 15 2013. Came back to philippines but the transfer was on Jan, 27 2014 and only because we insisted to ready it for us before leaving the country. Remember to prepare 49,500 ph if you have 1 br condo if prices didn't go up since then. Sales agents doesn't have a clue when the transfer will take place as each cobdo has a differebt date according to the finalizing by the construction team.

COMMENTARY - A Testing Year for Makati in 2015? .. ( before less growth in supply thereafter ) Will there be a Slowdown or even Correction for Makati Rents in 2015 ? Colliers' view is: "In the next 12 months, rental growth in these locations is expected to be between 4.0 and 5.0%.". However... The numbers presented by Colliers (post#109), suggest a rental price correction is possible - especially for studio and 1 BR flats, but it is by no means certain. The correction seems more likely for two large properties on the "fringe" of Makati, with dense layouts and many units, like Jazz and the Linear. The Jazz Residence on Jupiter St. in Makati, with more than 5,000 flats will be a key (lower end) project to watch for signs of slowdown: Jazz Residences, will have to compete with better-located and less dense developments Jazz layouts Consider: + From 2015 to 2018, a total of 30,935 units will be delivered in the major business districts in Metro Manila, 40% of which are scheduled for completion in 2015. In the four year delivery period, close to 75% of the units are studio and 1 bedroom units with unit sizes between 18 and 90 square meters. In Makati, there are expected to be 10X as many flats completed in 2015 (4,608 flats), as there were in 2014 (454 flats, a "small supply" year.) + Overall residential vacancy in the Makati CBD ... decreased by 4 basis points in Q4-2014 to 8.1%, due to strong take-up by Grade A and Grade B projects. In 2015, Leasing activities were high in the lower end of the market. The Makati. CBD remained one of the more preferred locations during the period, evidenced by a 60 basis point decrease in vacancy - and that was helped by the small number of completions (just +2.6% in Makati during 2015). Meanwhile, premium residential projects experienced a decline of 17 basis points in vacancy, to 4.4% + Properties purchased between the end of 2011 (PHP 109.2k) and end of 2012 (PHP 118k) reflected the lower market prices at that time (see averages), and so these properties would have a sizable prices advantage (24.4% and 18.3%, respectively), compared with end 2014 (PHP 144.5k) properties. Some of the buyers with flats being completed may decide to take profits by selling into the secondary market, particularly if they experience or expect delays in finding good tenants at reasonable rentals. + In Jazz, a 46.72 SM 2BR flat might have cost PHP 5.435 Million (Php 116k per SM) in 2014. Right now, Jazz landlords are asking Php 30-35,000 for such flats. If these small and cramped 2BR flats can be rented at Php 30k per month, that's a yield of 6.62%, Gross. At Php 35k, it would be 7.73%. (Note that Jazz is on Jupiter Street near Lerato, not the most prime location in Makati, that and the less than luxury build specs would explain why the Php 116k Price is a 15.9% discount to Collier's mid-price for June 2014 of Php 138k : Footprint: 2.5-hectares Other data shows that expected heavy completions for Makati, and BGC are clustered in 2015 : source Location : End2013 / 2014F: +Pct. / End2014/ 2015F: + Pct. / 2016F : + Pct . / 2017F: + Pct. / 2018F Makati - : : 17,656 / 0,454: +2.57% / 18,110 / 4,608: +25.4% / 2,017: +11.1% / 1,485: +8.20% / 1,072 B.G.C. -- : : 17,513 / 1,914: +10.9% / 19,427 / 5,433: +28.0% / 4,895: +28.0% / 2,979: +15.3% / 1,010 Ortigas-- : : 11,921 / 1,711: +14.4% / 13,633 / 2,756: +20.2% / 1,227: +9.00% / 0,573: +4.20% / 0,422 Rck+Ewd :: 10,548 / 1,159: +11.0% / 11,706 / 0,000 : +00.0% / 0,908: +7.76% / 0,346: +2.96% / 0,914 Total-of-5: 57,638 / 5,238 : +9.09% / 62,876 /12,797 +20.4% / 9,127: +14.5% / 5,383: +8.56% / 3,628 = After the torrid +25.4% pace of 2015, the supply additions will slow down markedly, with a much smaller number of expected completions in Makati beyond 2015 : (+11.1% in 2016, +8.2% in 2017). In 2016 the focus for a possible property correction may then shift to BGC, where completions will continue at a high level for the next three years, at least. (+28.0% in 2015; +28.0% in 2016, +15.3% in 2017 - note: percentage of growth is off the 2014F base.). Some larger Properties where Rentals and Sales could be monitored most closely might be: Jazz Residences (now, with over 5,000 flats in total!) and Lerato (with 1,289 flats, starting in 2015's second half). I have investigated the anecdotal information via the web. SSC has some chat about 2BR flats in Jazz being offered at PHP 30-35,000 per month for a fully furnished flat ot perhaps XX SqM. And there seem to be regular postings concerning renting out of flats there. Followng the posts there, should give some indication of what is happening to rents as the year progresses. If Makati can make it through 2015 without a correction and/or huge jump in vacancies*, then the prospects beyond 2015 look much brighter going into 2016 and beyond. A factor which will limit supply is that there is limited land for new projects, unless prices are high enough to permit purchase of older, less tall properties for demolition and replacement. But those types of projects may not be completed before 2019-2020. *NO BIG DROP? in 2015-16: I have some ideas why we can/should NOT get a big drop in Rents, despite the really big supply coming in 2015 (+25% for Makati, and +20% for overall in 2015.) The main thing is that nearly ALL the FLATS have been sold already, and many paid for, or have solid financing in place - Probably in many cases: The buyers will intending flats for own-use and/or Tenants have already been lined up. I will say more about that below, in post #110 and #119. But we still need to monitor the completions and rentals achieved, to see what the actual absorption rate is for the new supply. Clearly, it will be a testing year for the market in 2015. === Key New Makati area Estates: Jazz Rs: 5,347 flats in 4 Towers : http://www.cool2invest.com/jazz-residences/ ------------------ orig.sch.: A: 783 4Q-2013; B: 1,758 3Q-2015; C: 1,077 2Q-2014; D: 1,749 4Q-2014 = 5,347 flats Lerato : 1,289 flats in 3 Towers : http://www.theleratomakati.com/ Mak.Pl : 0,494 flats in 2/3 Twrs : http://www.makatiplace.com.ph/ : brochure Linear : 1,734 flats in 2 Towers : http://www.thelinearmakaticondos.com/ EtonTw 0.786 flats in 1 Tower- : (delayed): http://www.eton.com.ph/etontowermakati.htm Kroma : 0,821 flats in 1 Tower- : http://www.alveoland.com.ph/condominium/makati-city/kroma-tower/construction-updates Signa- : 0,702 flats in 2 Towers : http://www.robinsonscondominium.com/designer.html GB.Ham.: 601 flats in 2 Towers : http://megaworld-makaticbd.com/projects/greenbelt-hamilton/ ==== : 11,774 flats: 15/16 Towers CityGate and Jaka Tower / CityGate's Footprint: 2.2-hectares CiryGate : slideshow Ayala seals Jaka Tower buyout Property developer Ayala Land Inc. has closed the deal to acquire the unfinished Jaka Tower, a long-time eyesore in the Makati central business district and owned by the family of Senator Juan Ponce Enrile. . . . Dy said the newly-acquired property would be a part of the P65-billion redevelopment plan of Ayala Land within the Makati CBD. Ayala Land said it was redeveloping three huge blocks of property at the corner of Ayala Avenue and Buendia Avenue, to be called City Gate. The first development of City Gate will be Ayala Land’s pioneering stacked mixed-use tower located at the Amorsolo Parking lot. It will vertically combine retail on the first three levels with two office buildings above, and finally a Seda Suites Hotel on top of one of the office buildings. The project will have a total of 120,000 square meters of gross floor area consisting of : + 53,000 square meters intended for business process outsourcing firms; + 28,000 square meters intended for traditional headquarter-type offices; + 25,000 square meters, or 312 keys, for the Seda Suites Hotel; and + 14,000 square meters for the mall. Once completed, City Gate will cover a land area of three blocks with a total of 2.2 hectares. Other components of P65-billion Makati’s redevelopment plans are phase 2 of the Ayala Center makeover, which includes the area of Intercontinental Hotel and the parking lot at the back of the hotel. === === CityGate Makati: web search : images : SSC-thread

This is from mid-2014, but is still highly relevant Philippines 2014 - Philippines The Next Asian Miracle "Many countries have gone through this particular development phase"

SHANG's Shang Salcedo Place [65F|res] @ Salcedo Village, Makati City, Metro Manila 58 residential floors 5 parking/amenity floor 2 podium floor 10 pyramid floors. . . . . . . . . . . . . . . . . . . . . . total:75 stories high x 3.75 meters = 281.25 meters > http://www.skyscrapercity.com/showthread.php?t=302340&page=444