Has the number of distressed property assets increased since the GFC?

Damien Holliday Buyers Agent

Following the recent Global Financial Crisis (GFC) distressed property assets or sales controlled by insolvency companies have become common place. The number of distressed sales remained low through 2009 due to a lack of liquidity and demand from buyers. This turned around over the course of 2010 and investors would have noticed increasing volumes of distressed assets on the market throughout 2010 and 2011.

A white paper on ‘Insolvency and Distressed Assets’ from property group Colliers International and law firm Freehills, reports that the number of distressed assets for sale are set to rise, as confidence and growth in Australia's property market returns. Economic growth in Australia may be causing a reduction in the number of bankruptcies and companies heading into administration. However, a strategy by lenders, receivers, managers and administrators to delay the sale of assets until property markets recover, is set to lead to an increase in distressed property sales, as growth and confidence returns to Australia property markets.

Below is summary of the key findings in the white paper;

- One major influence in both personal and corporate bankruptcies during 2010 was rising interest rates; with this increase in cost occurring before many industries are yet to experience a recovery in revenues.

- Banks and lenders have begun to appoint receivers, managers and administrators and place assets on the market for sale as they feel more confident that they can recover "fair value" of assets to cover debt levels.

- The majority of distressed assets sold over the course of 2010 were priced below $5 million, with the majority being strata assets belonging to owner occupiers whose businesses have gone into administration or non income producing developments.

- Non income producing properties have been the most prevalent distressed property asset types to be sold over the course of the past two years, with owners unable to afford the increasing cost to hold or develop these assets.

- Research from Colliers International shows that development sites experienced the highest rate of sale during both the 2009 and 2010 calendar years with properties ranging from half completed residential or retail sites to vacant land. The reason these assets became distressed varied from cost blow outs, a lack of pre-sales or leases, builder bankruptcies, or fraud.

- The return of liquidity and confidence during the second half of 2010 saw an increase in larger distressed property asset being placed on the market for sale, with a number of $20 million plus properties being sold. The number of larger distressed assets and property portfolio transactions is set to increase over the course of 2011 as lenders, receivers, and administrators continue to gain confidence in the strength of the domestic economy and property markets.

- One of the key concerns facing both mortgagees and receivers and managers in selling distressed property assets is the need to demonstrate that they have acted in good faith and taken all reasonable care to sell the property for not less than market value.

Other industry experts have indicated that the current volume of distressed assets is the tip of the iceberg, and that there could be more than $50 billion worth of distressed assets yet to be worked through the banking system in the next two or three years. Below are comments from several leading property experts;

- Scott Gray-Spencer who is head of private clients at CB Richard Ellis stated and his team have between $300 million and $400 million worth of properties from receivers and mortgagees to market at any given time. In 2010 CB Richard Ellis negotiated $344 million in receiver property sales, compared with $292 million in 2009.

- Michael Holm, executive chairman of Balmain Corporation, a leading originator and manager of commercial property loans, "guesstimates" that Australia's banking system has $50 billion and possibly up to $100 billion in distressed assets yet to be dealt with. Mr Holm said mortgagees were becoming more aggressive in dealing with problem loans.

- Corporate recovery expert Mark Robinson, a partner at PPB Australia, said cases had shifted from large syndicated loans involving several banks to bilateral lending arrangements, those between a single lender and client. He said most of the cases involved loans of $50 million or less.

- Victor German, banking analyst with Nomura Securities, said that, on average, 10 per cent of the major banks' loan books consisted of commercial property loans.

- CLSA's banking analyst Brian Johnson said Westpac had reduced its commercial property exposure from around 13 per cent of its book to 9 per cent in the past 18 months.

- Derryn Harrison, managing director of the Boston Group which has bought commercial property loan portfolios from the big four banks, is negotiating with a major bank to buy $280 million worth of mortgages. "From my conversations with banks, I get the sense that 2011 will be a year of clearing the decks as banks hope to get reasonably good value for property assets." Mr Harrison said.

- Gregory May, who is a director at Cushman & Wakefield’s, said: "The banks are working their way through individual clients, asking them for revaluations."Obviously, values have fallen and borrowers no longer conform to their loan-to-value ratios. These people are told to reduce gearing, and if they can't, to sell the property." Mr May said three-quarters of all properties on his books, mostly priced under $10 million, came from receivers.

For further details on the white paper, ‘Insolvency and Distressed Assets’ from property group Colliers International and law firm Freehills please click the link below. www.colliers.com.au , www.freehills.com.au

If you would like further information on distressed property assets or are interested in purchasing a commercial property please contact Prosper Group on 1300 664 373 or enquiries@prospergroup.com.au.

The information in this article has been obtained from various sources including; Colliers International, Freehills, The Australian, and the Australian Financial Review.

Posted in Commercial Property by Chris on 05/18/2011 | 149 Comments

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