Jul 13 2010

New Zealand home prices fall in June

(WELLINGTON) New Zealand house prices fell for the second month in a row in June, according to official data yesterday, offering further evidence that the central bank can afford to be gradual in raising interest rates.

Quotable Value (QV) said its residential house price index rose 5.2 per cent in the year to June, slowing from a 5.6 per cent rise in May.

Although the index is still up on a year ago, the gain is mostly due to a big rise late last year and the recent decline indicates that prices have effectively been falling for the past two months, the government agency said.

It added the market has retreated with fewer properties up for sale and buyers being cautious and selective.

‘There are still sellers who have unrealistic price expectations in the face of present slow market conditions,’ said QV valuation manager Glenda Whitehead.

She said properties seen as being poorly maintained were also being bypassed, while forced or mortgagee sales were weighing on prices as well.

The softness in the property sector, once a key inflation concern for the central bank when it raised rates to a record high, is now seen as one factor why it will be cautious as it raises them.

‘I think house price growth will flatline for some time and for the Reserve Bank it will be a factor in them pausing eventually in their tightening,’ said Goldman Sachs JBWere economist Philip Borkin.

The Reserve Bank of New Zealand (RBNZ) last month raised its cash rate to 2.75 per cent from a record low 2.5 per cent where it had been held for a year.

Financial markets are pricing in an 84 per cent chance of another quarter percentage point rate rise to 3 per cent on July 29. In the latest Reuters poll 19 of 20 economists expect a rise this month, with the cash rate seen at 3.75 per cent by year’s end.

QV said there was no sign yet that a pending clampdown on the favourable tax treatment enjoyed by rental property outlined in the May budget is having any impact on the market.

‘Any changes . . . will likely take effect over the next twelve months as the various tax changes are implemented, and will also depend on whether investors decide to sell as a result of the changes,’ said Ms Whitehead.

The national average sale price in June rose 0.4 per cent to NZ$404,715 (S$395 860), against a 0.5 per cent rise in May.

House prices in Auckland, New Zealand’s biggest city, were 7.9 per cent higher compared with 8.8 per cent in May. — Reuters

Source: Business Times, 13 Jul 2010

Jul 13 2010

China property prices see first fall in 17 months

Some banks resume making mortgages on third homes

(BEIJING) Chinese property prices in June recorded their first monthly fall since February 2009, providing further evidence that a government drive to let the air out of an inflated market is working.

Average prices in 70 cities edged down 0.1 per cent from May, lowering the annual property inflation rate to 11.4 per cent in June from 12.4 per cent in the year to May and April’s reading of 12.8 per cent, the National Bureau of Statistics said yesterday.

Coming on the heels of much slower import growth and a controlled moderation in bank lending, the figures reinforced the conviction of many economists that no further policy tightening is on the cards.

However, with surprisingly resilient exports offsetting softer domestic investment, the consensus is that Beijing will not be rushed into relaxing policy either until clearer signals emerge from the all-important property and construction sectors.

‘Currently the Chinese property market’s at a crossroads. It’s a game of who blinks first,’ said Dong Tao, chief China economist at Credit Suisse in Hong Kong.

The government, determined to squeeze out speculators, refuses to back down by reversing curbs imposed in April; developers don’t want to waver because they paid high prices for land last year and have a bullish long-term outlook; and home buyers are sitting on the sidelines, Mr Tao said.

‘One of these three key players needs to blink first and change their stance,’ he said. ‘I see policy in a pause mode. Whether that lasts till the end of the year is not entirely clear to me. It all depends on who blinks first.’

Engineering a soft landing in the housing market is critical. To prick a bubble that, by common consent, had developed in big cities such as Beijing and Shanghai, the government in April raised down payments, ended mortgage discounts, tightened rules on loans to developers and made it harder to buy multiple homes.

Although annual property inflation has subsequently fallen for two months in a row, underlying demand remains strong and few home buyers expect a sharp decline in prices, said Zhang Huadong, a property analyst with Xiangcai Securities in Shanghai.

‘It’s very unlikely that the government will relax its policy of curbing demand,’ Mr Zhang said. ‘If – and I mean if – policy were relaxed, there would be another surge in property prices. It would be a disaster for the market.’

The Securities Times reported yesterday that banks in major cities, including Shanghai and Shenzhen, had resumed making mortgages on third homes, in what the newspaper took as a sign that the government was easing its grip.

But Mr Tao with Credit Suisse and Liu Kun, a property analyst with Great Wall Securities in Shenzhen, said banks were just probing Beijing’s determination to implement its curbs firmly. ‘The government is unlikely to announce measures to adjust its previous policies until the first half of next year,’ Mr Liu said.

Economists at Bank of America-Merrill Lynch agreed. ‘Banks always like to test the resolve of policymakers. We are glad to see more people are coming around to our view that there will be no policy reversal and policy easing very soon on the property front,’ they said in a note to clients.

Bringing prices down is a political imperative for the ruling Communist Party.

Buying an apartment in a big city is now beyond the reach of ordinary people, reminding them of the inequalities that blight China and thus posing a potential threat to the social harmony that is President Hu Jintao’s ideological leitmotif.

Yet the government does not want to squeeze the life out of a sector that makes up 10 per cent of national output and 25 per cent of fixed asset investment and drives sales of everything from furnishing to electrical appliances and even cars. Construction also accounts for half of China’s steel consumption.

To square the circle, the government is ramping up the construction of low-income housing, though many analysts doubt it can meet its ambitious targets. — Reuters

Source: Business Times, 13 Jul 2010

Jul 13 2010

HDB makes $2.3m solar panel purchase

To be mounted on 30 blocks in Q4, panels save $40,000 per year per precinct

THE Housing Development Board (HDB) yesterday announced a $2.3 million purchase of 4,348 solar panels from Norwegian energy firm Renewable Energy Corporation. This is the largest solar panel procurement in Singapore to date.

These new solar panels, to be produced at REC’s plant in Tuas, will be installed in Q4 this year in six precincts across Singapore: Ang Mo Kio, Bishan, Aljunied, Jalan Besar, Telok Blangah and Jurong. The installation will cover about 3,000 residential units, or about 30 HDB slab blocks.

The total energy-producing capacity of these panels is nearly 1MWp (megawatt peak). A watt peak is a measure of power output commonly used in relation to photovoltaic solar energy devices.

According to HDB, one block’s solar panels can generate enough energy from one day’s sunlight to power all of its common area services – like corridor lighting and lifts – for that entire day. These consume around 600 kWh each month on average. The excess energy goes back into the power grid. ‘That will save money for the town councils, which will eventually translate to savings for the residents as well,’ said HDB chief executive Tay Kim Poh.

In total, the solar panels are expected to produce 170 MWh of energy each year – ‘a total savings of about $40,000 per year per precinct’, according to a HDB spokesman.

The planned installation is part of HDB’s Solar Capability Building Program, which is fully funded by the Inter-Ministerial Committee for Sustainable Development. The committee has set aside $31 million for HDB to install solar panels in 30 precincts over the next five years.

HDB’s pilot solar panel installation was in Serangoon and Wellington in December 2008, and since then the price of solar panels has dropped by more than half from $5.17 per Wp to $2.33 per Wp. It is currently in the process of installing solar panels in Tampines, Bukit Panjang, Marine Parade and Tanjong Pagar.

HDB will also collaborate with American environmental engineering firm Camp Dresser & McKee to study the development of Punggol Town as ‘Singapore’s first eco-town’, Mr Tay said.

Source: Business Times, 13 Jul 2010

Jul 13 2010

AXA said to be seller of GB Building’s top floors

Indicative price of $30.18m works out to $1,400 psf

INSURER AXA is said to be the owner of the top four floors of GB Building at 143 Cecil Street that have been put on the market with an indicative price of $30.18 million. This works out to about $1,400 per square foot based on the strata area of 21,560 square feet.

The building is on a site with 99-year leasehold tenure starting from 1982, says CB Richard Ellis, which is marketing the space through a private treaty sale.

The space for sale comprises four strata titled units – one per floor – on the 23rd to 26th storeys. The new buyer will be entitled to use at least 16 of the buildings’s total 105 carpark lots.

The four units for sale have strata areas ranging from 5,210 sq ft to 5,500 sq ft.

The 26-storey GB Building, comprising a three-storey podium with a 23-storey office tower, is about 24 years old. City Developments is said to own about 58 per cent of the building.

CBRE executive director for investment properties Jeremy Lake said: ‘At present, investors and owner occupiers are finding it increasingly difficult to acquire substantial floors of strata offices in a well located and well designed office building in the Central Business District.

‘Office rentals are experiencing steady growth. Strong economic fundamentals support the current buoyant property market and have attracted more and more overseas corporate investors to Singapore. Such an investment opportunity is rare and we expect this property to receive keen interest from both local and overseas investors.’

Strata office units at International Plaza, which is built on a site with 99-year leasehold tenure starting June 1970, have changed hands at between $1,220 psf and $1,475 psf this year. Suntec City, which is on a site with 99 years tenure with effect from March 1989, has seen office transactions at $1,800-2,300 psf so far this year.

AXA, which currently occupies the four floors at GB Building that it has put on the market, is expected to lease back the space on a short-term basis until it finalises its relocation plans to new premises.

The relocation plan is to accommodate an increase in headcount and the insurer is understood to prefer leasing rather than owning premises.

Source: Business Times, 13 Jul 2010

Jul 13 2010

Prime City of London office rents up 25%

Recession-driven discounts, lack of office space fuelling rise: NB Real Estate

(LONDON) Prime office rents in the City of London financial district have gained nearly 25 per cent since January, with recession-driven discounts pushing tenant demand, property consultancy NB Real Estate said yesterday.

The six-month rise was the strongest period of rental growth since reliable records began in 1988, NB Real Estate said. It has been part-fuelled by a lull in the development of high quality office space.

‘The recession saw a collapse in new construction starts in the City. Tenants are now locked in bidding wars over the dwindling supply of grade A space, which is driving up rents,’ said James Gillett, director of City Offices at NB Real Estate.

The amount of available office space in the City at the end of the second quarter of this year was 6.8 million square feet, down 28 per cent on the year earlier period.

Many London businesses are making a so-called ‘flight to quality’ as offices previously considered too expensive are now affordable, Mr Gillett said.

Average rents for prime offices in London rose from £42.50 (S$88) a square foot in January to £53 a sq ft at end-June, NB Real Estate said in a statement.

London rents are still well below their third-quarter 2007 peak of £69.50 a sq ft, said NB Real Estate, a unit of Capita Group.

Secondary office stock has remained relatively immune to the rent rises. Mr Gillett expects that to change once the supply of primary office stock dries up, which he said was likely due to the lack of new construction projects.

‘The shortage of new space will become more acute over the next few years. There have been no significant construction starts in the City this year, as lack of development finance continues to be a concern,’ Mr Gillett said.

Docklands office rents gained 6.7 per cent in the second quarter of this year to £40 a sq ft. Rents in London’s West End theatre district held at £67.50 a sq ft, after a 3.8 per cent hike in the first-quarter this year. — Reuters

Source: Business Times, 13 Jul 2010

Jul 13 2010

Cavenagh Mansions and Goodrich Park Condo sold

Malaysian developer buys Cavenagh for $42.38m; BBR buys Goodrich for $86m

CAVENAGH Mansions and Goodrich Park Condominium have been sold following their respective tender closings last week. Both sites are freehold.

Cavenagh Mansions, a District 9 site, is said to have been sold for $42.38 million to a Malaysian developer. The price works out to about $1,025 per square foot of potential gross floor area inclusive of an estimated $267,000 development charge (DC).

Cavenagh Mansions was sold by Teck Jin Pte Ltd. The existing development is about 20 years old and comprises 21 apartments. The 19,813 sq ft site is zoned for residential use with a 2.1 plot ratio under Master Plan 2008.

Knight Frank handled the sale of Cavenagh Mansions.

Over in the Upper Serangoon area, BBR Holdings has picked up Goodrich Park through a collective sale, for $86 million.

The price reflects a unit land price of about $629 psf per plot ratio. No DC is payable.

The 97,703 sq ft site at Simon Lane is zoned for residential use with a 1.4 plot ratio. The collective sale of Goodrich Park was brokered by Credo Real Estate. ‘We received close to five bids,’ says the company’s managing director Karamjit Singh.

As the collective sale has not garnered unanimous approval from owners, it will be subject to approval from the Strata Titles Board. ‘We hope that some, if not all, of the remaining owners who have yet to sign the collective sale agreement will now come on board, given the property has achieved a price higher than the $80-85 million we went to the market with,’ Mr Singh said.

The existing development was built in the 1980s. Owners of the 52 units stand to receive gross sale proceeds of between $1.55 million and $1.72 million – or about 70 to 80 per cent more than what they could have obtained if they sold their units on an individual basis.

BBR says that the site, currently occupied by four blocks of four-storey walk-up apartments, can potentially be redeveloped into a five-storey condo comprising about 120 units of around 1,200 sq ft each. The company targets to launch the project sometime late next year.

The site is tucked away along a quiet cul-de-sac, yet is close to Kovan MRT Station.

Source: Business Times, 13 Jul 2010

Jul 13 2010

HK should regulate sales of apartments: lawmaker

More transparency on developers’ sales tactics needed

(HONG KONG) The government should regulate Hong Kong developers’ sales tactics to increase transparency, a lawmaker said yesterday, as the territory’s Parliament held a special session on the collapse of HK$2.67 billion (S$474.89 million) of apartment sales by Henderson Land Development Co.

The Parliament held the meeting, which Henderson declined to attend, to discuss the 20 luxury apartment sales that fell through, prompting legislators’ calls for the government to investigate the transactions.

The government increased its scrutiny of developers after Henderson said in October that it sold an apartment at 39 Conduit Road in the Mid-Levels district on Hong Kong Island for a record HK$88,000 a square foot.

‘What’s happening is a failure of existing regulations,’ Wong Kwok-hing, chairman of the Legislative Council’s Housing Committee, said at the meeting to discuss the collapsed sales.

Henderson said in a press release its appearance in yesterday’s meeting would be ‘inappropriate’ because it has ‘sufficiently disclosed’ details on the transactions and an investigation is still under way.

The government, which is trying to curb a 38 per cent surge in home prices since the beginning of 2009, introduced in June nine rules on new home sales, including the use of show flats developers use to entice buyers before a building is completed. Those measures have no statutory power and are rules the Real Estate Developers Association ‘advise’ its members to follow, Mr Wong said.

Hong Kong’s government has sought details from Henderson, controlled by billionaire Lee Shau-kee, on the sale agreements after 20 of the 24 sales at 39 Conduit Road were cancelled.

Henderson has repeatedly denied any wrongdoing in the way it handled the transactions. Yesterday it said in a statement published in the South China Morning Post that ‘the company strongly rejects’ allegations that there have been irregularities in the sale of the apartments.

The government has submitted all the letters exchanged between Henderson and the Lands Department to the Legislative Council (Legco), Permanent Secretary for Transport and Housing Duncan Pescod told lawmakers yesterday. He and other government officials attending the meeting declined to comment on the investigations into the collapsed sales.

Hong Kong police and other law enforcement agencies are investigating the sales at 39 Conduit Road, Transport and Housing Secretary Eva Cheng told lawmakers during a July 5 Legco session. Ms Cheng declined to specify the other agencies and give a schedule for the investigation.

The lawmakers will meet again to discuss the sales, Mr Wong said, without giving a date. The meeting was attended by officials from the government’s Lands Department and Housing Authority.

‘Setting up legislations to regulate apartment sales would be unnecessary,’ said Patrick Chow, head of research at property agency Ricacorp Ltd in Hong Kong. ‘All we need is more clearly defined rules.’

Henderson shares rose 0.6 per cent to HK$47.50 at the close of trading in Hong Kong. — Bloomberg

Source: Business Times, 13 Jul 2010

Jul 13 2010

China property prices fall due to govt curbs

BEIJING: Chinese property prices last month recorded their first monthly fall since February last year, providing further evidence that a government drive to let the air out of an inflated market is working.

Average prices in 70 cities edged down 0.1 per cent from May, lowering the annual property inflation rate to 11.4 per cent last month, from 12.4 per cent in the year to May and April’s reading of 12.8 per cent, the National Bureau of Statistics said yesterday.

Coming on the heels of much slower import growth and a controlled moderation in bank lending, the figures reinforced the conviction of many economists that no further policy tightening is on the cards.

However, with surprisingly resilient exports offsetting softer domestic investment, the consensus is that Beijing will not be rushed into relaxing policy until clearer signals emerge from the all-important property and construction sectors.

The government, determined to squeeze out speculators, refuses to back down by reversing curbs imposed in April; developers do not want to waver because they paid high prices for land last year and have a bullish long-term outlook; and home buyers are sitting on the sidelines, said Mr Dong Tao, chief China economist at Credit Suisse in Hong Kong

Engineering a soft landing in the housing market is critical. To prick a bubble that had developed in big cities such as Beijing and Shanghai, the government in April raised down-payments, ended mortgage discounts, tightened rules on loans to developers and made it harder to buy multiple homes.

Although annual property inflation has fallen for two months in a row, underlying demand remains strong and few home buyers expect a sharp decline in prices, said Mr Zhang Huadong, a property analyst with Xiangcai Securities in Shanghai.

‘It’s very unlikely that the government will relax its policy of curbing demand,’ he said. ‘If policy were relaxed, there would be another surge in property prices. It would be a disaster for the market.’

REUTERS

Source: Straits Times, 13 Jul 2010

Jul 13 2010

Crunch awaits world’s banks with trillions due

Credit may turn scarce as lenders seek refinancing for $6.8 trillion owed

FRANKFURT: The sovereign debt crisis would seem to create worry enough for European banks, but there is another gathering threat that has not garnered as much notice: the trillions of dollars in short-term borrowing that institutions around the world must repay or roll over in the next two years.

The European Central Bank (ECB), the Bank of England and the International Monetary Fund have all recently warned of a looming crunch, especially in Europe, where banks have enough trouble raising money as it is.

Their concern is that banks hungry for refinancing will compete with governments – which also must roll over huge sums – for the bond market’s favour. As a result, credit for business and consumers could become more costly and scarce, with unpleasant consequences for economic growth.

‘There is a cliff we are racing towards – it’s huge,’ said Mr Richard Barwell, an economist at Royal Bank of Scotland and formerly a senior economist at the Bank of England, Britain’s central bank. ‘No one seems to be talking about it that much.’ But, he added, ‘it’s of first-order importance for lending and output’.

Banks worldwide owe nearly US$5 trillion (S$6.9 trillion) to bondholders and other creditors that will come due in 2012, according to estimates by the Bank for International Settlements (BIS). About US$2.6 trillion of the liabilities are in Europe.

US banks must refinance about US$1.3 trillion in 2012. While that sum is nothing to scoff at, analysts seem most concerned about Europe because the banking system there is already weighed down by the sovereign debt crisis.

How banks will come up with the money is an open question. With investors worried about government over-indebtedness in Greece, Spain, Ireland and other parts of Europe, many banks have been reluctant or unable to sell bonds, which they typically use to raise money that they lend, on to businesses and households.

The financing crunch has its origins in a worldwide trend for banks to borrow money for shorter periods.

The practice of short-term borrowing and long-term lending contributed to the near-collapse of the world financial system in late 2008 when short-term financing dried up. Banks suddenly found themselves starved for cash, and some would have collapsed without central bank support.

Government bank guarantees extended in response to the crisis also inadvertently encouraged short-term lending. The guarantees were typically only for several years, and banks issued bonds to match.

Other banks took advantage of the gap between short-term and long-term rates, borrowing cheaply from money markets or central banks and lending to their customers at higher, long-term rates.

A study in November by Moody’s Investors Service found that new bond issues by banks during the past five years matured in an average of 4.7 years – the shortest average in 30 years.

Since then, worries about Greek and Spanish debt and whether Europe is headed for another recession have caused new problems. Investors are unsure which institutions are in good shape and which are sitting on piles of bad loans and potentially tainted government bonds.

Bond issuance by financial institutions in Europe plunged to US$10.7 billion in May, compared with US$106 billion in January, and US$95 billion in May last year, according to Dealogic, a data provider. New issues have recovered somewhat since, to US$42 billion last month and US$19 billion so far this month.

Bank stress tests being conducted by European regulators could help if they succeed in convincing markets that most banks are healthy.

Bank regulators plan to release the test results, covering 91 large banks, on July 23.

Mr Sandeep Agarwal, head of financial institutions debt capital markets in Europe at Credit Suisse, predicted that the market could be separated into haves and have-nots, with healthy banks raising money fairly easily but weaker banks being required to pay a premium.

‘There is cash at the right price for many institutions, not all institutions,’ Mr Agarwal said.

That could add pressure on the weakest banks to merge, seek government help, or scale back their activities. Some might even fold.

The Landesbanken in Germany, savings banks in Spain or other institutions that have struggled may be forced to confront difficult choices.

A shortage of bank finance also could create quandaries for the ECB, which appears anxious to wean banks from the cheap cash that it began providing in the heat of the global financial crisis.

If institutions are unable to raise the money that they need on the open market, the ECB would have to decide whether to continue to prop them up.

‘Banks that have trouble tapping new funding sources will have to shrink,’ the BIS said in its annual report late last month. The BIS brings together the world’s main central banks.

Mr Jean-Francois Tremblay, a Moody’s vice-president who has studied the refinancing issue, said that so far banks had managed to roll over debt better than expected.

They have increased customer deposits, drawn on cash from central banks, or simply reduced their lending and their need for new financing – which is exactly what some economists feared.

NEW YORK TIMES

Source: Straits Times, 13 Jul 2010

Jul 13 2010

Analysts upbeat about Q2 results

Better-than-expected Q1 numbers and strong economic figures fuel optimism

EXPECTATIONS are high for the upcoming reporting season, thanks to upbeat first-quarter results and strong economic figures.

The numbers will start rolling in on Thursday – telco M1 is first up – and year-on-year growth is a given, say analysts, considering the dire state of the economy 12 months ago.

OCBC Investment Research analyst Carey Wong said: ‘Results on the year will surely be up. Last year’s March was pretty bad, and the recovery came only after last June.’

He added that second-quarter earnings should either be flat when compared with the first or show a slight growth.

The 350 firms that posted first-quarter results recorded total net profit of $6.84 billion, 34 per cent up over that of the previous year. Of these, 295 were profitable and 55 in the red.

Mr Wong said: ‘The first-quarter numbers were a bit better than expected, and many analysts have raised their earnings estimates.

‘A lot of the expectations have been priced in (into shares), but this raises a danger on the other side. We may have some disappointments if the numbers don’t meet the new expectations.’

Much of the analysts’ optimism rests on the figures pointing to Singapore’s economic health. Data late last month showed that factory output grew by 58.6 per cent in May over a year ago – the highest-ever monthly increase.

Economists are also upbeat about advance second-quarter gross domestic product estimates, due tomorrow. A Bloomberg report last week suggested that Singapore may surpass China to become Asia’s fastest-growing economy this year.

Sias Research vice-president Roger Tan said: ‘Economic numbers have been encouraging and we expect many firms to benefit from Singapore’s continued economic momentum.’

But for all the optimism in the air, analysts are split on real estate investment trusts (Reits), normally among the first to report results.

‘We expect patchy distribution-per-unit growth – both quarter-on-quarter and year-on-year,’ noted Daiwa Capital Markets. ‘The only exception would be the Singapore hospitality sector, which is being fuelled by a rapid recovery in visitor arrivals.’

OCBC Investment Research said Singapore’s strong numbers are being achieved against a backdrop of moderating global growth.

That suggests that Reits with investments in other countries will be a bit more cautious on the outlook for the rest of the year than industrial or retail trusts that are Singapore-focused. These may expect better results and have more aggressive growth plans.

Many eyes will be focused on the property sector. Recent official estimates show private home prices rose a higher-than-expected 5.2 per cent in the second quarter, sending prices to above 1996 peaks.

But developers saw a sharp drop in home sales in May, raising concerns that a period of slower sales was on the cards.

Amid these conflicting signals, Kim Eng analyst Wilson Liew expects property firms to do well.

‘Earnings in the sector will be strong, underpinned by the strong sales that developers have achieved over the last year or so,’ he said. ‘The largest contributions to earnings will still be residential sales.’

Banks are also tipped to put in a good showing.

OCBC’s Mr Wong said the lenders should do well as they are considered barometers of the wider economy.

Sias Research’s Mr Tan said banks should continue to thrive, thanks to higher interest income and lower provisions for non-performing loans.

The strong economic numbers point to a myriad of other sectors that are expected to impress.

‘We should see technology counters beat many expectations this quarter as demand for electronic products continues to stay strong,’ noted Mr Tan.

‘Some consumer discretionary and lifestyle product segments may also do well – especially those which have focused their strategy on markets in Asia.’

BH Global Marine will present results on Friday, with Keppel Corp, Keppel Land, Osim, Qian Hu and K-Reit Asia lined up for next week.

Source: Straits Times, 13 Jul 2010

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