Friday, April 28, 2017

1Bed/1Bath less than $1M Condo in Midtown East
ミッドタウンイーストの新築コンドミニアム
$1M以下の1ベットルーム(室内に洗濯機乾燥機有り)が販売開始!!

今週はトランプ政権就任100日目を明日に控え、達成された公約は(?)というニュースばかり目立ちました。そんな中、不動産業界では、マンハッタンの中でも利便性に長けたミッドタウンイーストで、1ベットルームのアパート(しかも室内に洗濯機乾燥機有り)が$1M以下で販売開始というレアなニュースが飛び込んできました。

アパートのサイズは、645sf685sf(約18坪)と小さめですが、洗濯機乾燥機が室内に設置、もちろん24時間ドアマンビル、ルーフトップ、ラウンジ、ジムが完備と大変お手頃です。

マンハッタンでコンド購入をご希望の皆様、是非一度内覧をされてはいかがでしょうか。お問い合わせは住友不動産販売NYtsuchiya@sumitomo-ny.com)までご連絡ください。



(The Vintageのホームページより)

Trump Policy Impact on Real Estate Still Unclear ~トランプ・ポリシー不動産への影響はまだ不明。 ~

トランプ・ポリシーが今後の米国不動産にどの様に影響してくるのでしょうか。

今後のEB5投資や移民、雇用増加について、また、株投資やTax Cutsから見るエコノミストや不動産業界の開発者等の見解も興味深いです。

~今日のNYタイムスの記事から~


Trump Policy Impact on Real Estate Still Unclear


The controversial visa-for-sale program called EB-5, which allows foreigners to get green cards by investing in economic development projects, has largely been driven by Chinese applicants in recent years.
But interest in the program, which is set to expire on April 28, has spiked in recent months from investors in other countries, mainly because of uncertainty over President Trump’s overall immigration policy.
Shortly after Mr. Trump enacted his first travel ban in January, Michael Gibson, a managing director of USAdvisors, which reviews EB-5 proposals for investors, started getting calls from European, Middle Eastern, Turkish and even Canadian clients, including people who’d traveled, worked or studied in the United States for years on nonimmigrant visas and never felt they needed permanent residency.
Many of these people had not sought green cards before because of the tax consequences, Mr. Gibson said. But now, “they’re afraid their visas may be canceled or not renewed,” he said. “We’ve even got clients from Canada — Canada, of all places. People who in a million years never would have considered applying for permanent residency are considering it now.”

In 2015, more than 80 percent of EB-5 visas went to Chinese investors. Lawyers and consultants who specialize in EB-5 say interest over all in the program has been steady despite the coming expiration date. A three- to six-month straight extension is expected for the program, mainly because it is unlikely that legislators will reach an agreement on proposed reforms, including an effort to increase the required amount invested to $1 million from $500,000, before the expiration date.
Though it remains unclear what impact Mr. Trump will ultimately have on foreign investment in the New York City real estate market, what is clear is that foreign investors are carefully parsing his policies and pronouncements.
Their conclusions often differ. While uneasiness about broader changes to American immigration policy under Mr. Trump has some foreigners rushing into real estate investments in the United States, other foreigners see the president’s hard-line immigration rhetoric and tumultuous first months in office as reasons to hold off.

The uncertainty of election seasons usually make for notoriously slow real estate markets, but Christine Miller Martin, an associate real estate broker at Engel & Völkers, said Mr. Trump’s election was “the first time I’ve ever seen someone making a decision based on who’s president.”
She said she had a buyer from Mexico who during the election postponed his search for a Manhattan condo in the $3 million to $5 million range. He told her, “‘If Trump wins, I’m not going forward,’” Ms. Martin said, adding that with Mr. Trump in the White House, the client hasn’t entirely written off the possibility of buying in New York, but he isn’t looking, either.
The role of foreign investment in New York has become a defining one in recent years, with Manhattan consistently topping the list of American cities attracting foreign investment. Last year, Chinese investors were involved in Manhattan deals totaling $6.5 billion (not including individual apartment sales), followed by Germany at $2.3 billion and Britain at $1.5 billion, according to Real Capital Analytics . Foreigners and foreign-held companies have also been behind many of Manhattan’s biggest deals, like the Chinese insurer Anbang’s $1.95 billion purchase of the Waldorf Astoria in 2015.
But while most caution that it is too soon to tell how Mr. Trump’s presidency will affect this influx of capital in the long run, residential brokers say that the overall volume of deals has increased and foreign capital isn’t disappearing.
Frederick Peters, chief executive of Warburg Realty, said that so far the residential market has been “somewhat surprisingly, stronger than it was before the election.” He added: “Of course, it’s only been a few months. Realistically speaking, we’re in uncharted territory. We’ve never had a president like this.”

Economists point to several factors helping to buoy the real estate market: a strong stock market and many investors salivating over the prospect of deregulation and tax cuts promised by Mr. Trump.
Ryan Severino, the chief economist at JLL, a commercial real estate services firm, said that “if investors think they’ll outperform in the U.S., that’s where they’ll go.”
At least in the short term, brokers said that their experience has largely conformed to that assessment. Leonard Steinberg, the president of Compass, said that many buyers who had halted their property hunts after the election were now circling back. Investors, he said, “tend to be apolitical.”
“They’re more number crunchers than anything else,” he continued. “America goes through cycles, but it always seems to win, and they see it as a long-term investment, not a quick buck.”
Numbers for the first quarter of 2017 bear that out. While overall investment across all categories of real estate was down compared with the first quarter of last year, dropping to $4.03 billion from $9.6 billion, and foreign investment in the institutional market fell to $1.63 billion from $2.03 billion, the percentage of foreign versus domestic investment in the market leapt to 40 percent from 21 percent, according to numbers provided by Real Capital Analytics (which do not include individual apartment sales or deals under $2.5 million) . First quarter numbers from residential firms show that overall deal volume is up, though they do not distinguish between domestic and foreign buyers.

Gary Barnett, president and founder of Extell Development Company, said that he fully expected that with the anticipation of a significant corporate tax cut driving up the stock market, people will be motivated to invest in real assets, further burnishing New York’s reputation as a safe haven for foreign capital. “From a real estate investment perspective, there’s one country that has stability, rule of law, that’s a place you can invest in,” he said. “And that’s the U.S.”
Royce Pinkwater, founder and chief executive of the residential brokerage Pinkwater Select, said while sales this year have been markedly better than last year, she was seeing a lot of confusion in the market. “People are stunned and when people are stunned they avoid commitments,” she said. “Without a doubt Trump has made certain groups of people feel extremely unwelcome.”
One of the largest unanswered questions about the Trump presidency is whether Mr. Trump’s business instincts will prevail over the nationalistic, protectionist ideology favored by some of his top advisers and the base that helped propel him into power.
Many in the industry, however, said that they were confident New York City real estate was “in Trump’s blood” — and that he would look out for their interests.
A number, for example, expressed certainty that Mr. Trump would prove an ally when it came to EB-5, though the president has yet to offer any statement on the program. Abteen Vaziri, a director at Greystone EB-5, an arm of a real estate advisory firm that connects investors with qualifying projects, said that he thought the program might even expand under Mr. Trump.
“They don’t view EB-5 as an immigration program, they view it as a jobs program, and this administration has said that creating jobs is the No. 1 priority,” he said. At least two Trump-affiliated projects have used EB-5, Trump Bay Street in Jersey City and Austin Mirabeau Trump Hotel in Texas.

As much as EB-5 is likely to be preserved and protected, even as other immigration channels are tightened, so too, many speculated, would New York’s real estate market, whose extremely high prices make it distinct from most other American markets.
Edward A. Mermelstein, a managing partner in the law firm Rheem Bell & Mermelstein, which works with many high-net-worth foreign buyers, said that while he’s seen Chinese and Middle Eastern clients pull back to wait for more details on Mr. Trump’s immigration policy, he was confident they would not be deterred for long.
“The president is not going to change the mind-set of anyone buying at $5,000 to $10,000 per square foot,” he said. “As long as the rest of the world is in worse shape, we’re going to see continued investment.”
 

Source: New York Times 

Mie Iwatsuki (岩月美江)
Sumitomo Real Estate Sales NY

Friday, April 21, 2017

New Rental Building in LIC / Long Island City的新公寓-租赁篇

最近时间Long Island City的公寓突然入了大家的视线。由于地理位置非常方便,附近步行距离有Court Sq (EMG7) Queensboro Plaza (NQR)两个地站,所以去midtown大部分地点工作都在二十分内可以到达,使得每天通勤的方便程度甚至超了很多位于曼哈的公寓

加之大部分的rental building都是近两年刚刚建成的公寓,  内部装潢都是十分现代时尚,屋内有落地玻璃窗保证采光, 大部分的公寓屋內同时配备洗衣机及烘干机,楼下有24小時doorman。楼内的公共设施也都是符合现下最前沿的标准配备,不光有loungerooftop可以一览曼哈頓的景色还会有健身房、室內游泳池和篮球场等完整的运动设施

今天就主要介绍几个最新的租赁公寓


1 QPS Tower
23-10 Queens Plaza South, Queens, NY









  Studio: from $2,040
  One bedroom: from $2,828
  Two bedrooms: from $3,942



The Hayden
Address: 43-25 Hunter Street, Queens, NY







              One bedroom: from $2,935
              Two bedrooms: from $4,315



The Independent LIC
Address: 42-14 Crescent Street, Queens, NY









                                               Studio: from $2,143
               One bedroom: from$2,953
               Two bedrooms: from $3,943


Halo LIC
Address: 44-41 Purves Street, Queens, NY






    Studio: from $2,299
    One bedroom: from $3,200
    Two bedrooms: from $3,625


现在上面这些楼很多房间已经很紧张了,很多夏天才会搬家的小伙伴们可能 心里很着急。没有关系,下面这两栋楼虽然还未公开价格,但部分已开放登记预约或咨询,预计今年夏天有希望看到开放

Tower 28
Address: 42-12 28th Street, Queens, NY

The Forge
Address: 44-28 Purves Street, Queens, NY


*上述所有照片及价格皆来自上述公寓官网/OLR
               


Sumitomo Real Estate Sales (N.Y.) 
Liseced real estate agent
Tianhao Liu 
tianhao@sumitomo-ny.com
212-596-0819





Friday, April 14, 2017

マンハッタンのラグジュアリーペントハウス    TAX ABATEMENT 421A for 15 years even buying a luxury Pent House in Manhattan.

マンハッタンといえば、摩天楼から眺める素敵なニューヨークの景色を
想像する人も多いと思いますがこの物件はまさにその代表


その名も「Manhattan Viewマンハッタンビュー」



タイムズスクエアの目と鼻の先にある、高級賃貸アパートMIMA
上層階のコンドミニアムです。



2009年に建設された、当時大型賃貸アパートしては他に類をみない
超高級アパートと話題でしたが、去年2600万ドルで51階以上の部分が
売却され、賃貸アパートだった部屋は全改装され上層部13階分が
コンドミニアム151戸として新たに分譲販売中です。

現在1826000ドル (#PH1H 566SF 1Bed 1 Bath Roomの場合)

 各アパートからの眺めはもちろん、キッチンカウンターやオーブン、冷蔵庫などの
アプライアンスも最新の取り揃えとなっております。







ビルのアメニティも、プールやBBQガーデンはもちろんマンハッタンで人気の会員制ジムEQUINOXや犬のデイケアセンターが併設されております。


またこのビルはTax Abatementが効くため減税措置があり、各コンドミニアム
オーナーももちろん享受できます。


物件によっては最長2032年まで受けられ例えば、現在マーケットに出ておる物件
PH1Hは広いスタジオですが、価格が1826000ドルで通常の税金は903ドル/月ですが、421aが効くため33ドル/月のみの支払い義務です。

この減税措置は15年間ありますので11年目までは33ドル、12年目から20%ずつ
上昇15年目に100%に戻る計算となります。(新築コンドによく見られる減税措置421a*)この421aは現在の新建設ビルでは取得しにくいと言われております。

421aとは・・・例えば商業施設があった土地に新しい集合住宅を建てると、ニューヨーク市にとってはそのプロパティから住宅としての税収入があり増税効果があるので、市として建設を推奨するインセンティブとして、要件を満たしている新築コンドミニアムに一定額の減税措置を定められた期間受けられるのが421aです。


Tax Abatementが適用されているビルディングは投資としては非常に魅力がありますので、投資物件及びご自宅用購入としてご興味がある方はお気軽にご連絡ください。


住友不動産販売NY
エージェント フィッセル知賀子 chika@sumitomo-ny.com
212-596-0842