The Kingdom Tower in Riyadh. Saudi Arabia has unveiled seven investment principles aimed at increasing foreign direct investment. Bloomberg
The Kingdom Tower in Riyadh. Saudi Arabia has unveiled seven investment principles aimed at increasing foreign direct investment. Bloomberg

New Riyadh Metro to give Saudi capital's real estate a lift



Completion of the metro project in Riyadh will raise values of commercial and residential real estate in the Saudi capital, especially those in close proximity to the mass transit system, a study finds.

The 176-kilometre metro line and a new 24-route bus network is expected to be operational within the next 18 months. Its impact on real estate markets across the city is expected to have a similar effect to that of the Dubai Metro on real estate in the emirate.

The Dubai Metro, which opened to the public at the end of 2009, has boosted house prices by up to 58 per cent in some areas since 2010, the real estate consultancy Knight Frank said in a report in November.

"The key infrastructure projects currently being implemented in Saudi Arabia is set to dramatically alter the dynamics of both residential and commercial real estate markets when delivered," the consultancy said.

The average mainstream house prices in Dubai grew by 28 per cent between the first quarter of 2010 and first quarter of 2018. However, residential units located within a short walk from a Dubai Metro station outperformed the market over the same period. Units within a five-minute walk from the metro saw average price growth of 51 per cent, while those within a 10-minute walk saw price growth of 58 per cent.

Price rose by 33 per cent on average for units located within a 15-minute walk.

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"We expect the Riyadh Metro to have a similar impact on real estate activity around metro stations both in the residential and commercial markets," Knight Frank said.

"We see that once the Metro becomes operational, areas that have been poorly connected or are in secondary locations, will have the potential to help deliver a wide range of new real estate projects. These neighbourhoods are expected to benefit and have the potential to outperform the wider market over the longer term."

The opening of the Riyadh Metro will cut journey times across the Saudi capital, opening up new markets and improving connections in existing ones. The length of the project means that for every kilometre of metro line there is 10.2 square kilometres of developed area on average, which compares favourably with Dubai’s 14.3 square kilometre and other cities such as Hong Kong and Istanbul. 

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Mercer, the investment consulting arm of US services company Marsh & McLennan, expects its wealth division to at least double its assets under management (AUM) in the Middle East as wealth in the region continues to grow despite economic headwinds, a company official said.

Mercer Wealth, which globally has $160 billion in AUM, plans to boost its AUM in the region to $2-$3bn in the next 2-3 years from the present $1bn, said Yasir AbuShaban, a Dubai-based principal with Mercer Wealth.

Within the next two to three years, we are looking at reaching $2 to $3 billion as a conservative estimate and we do see an opportunity to do so,” said Mr AbuShaban.

Mercer does not directly make investments, but allocates clients’ money they have discretion to, to professional asset managers. They also provide advice to clients.

“We have buying power. We can negotiate on their (client’s) behalf with asset managers to provide them lower fees than they otherwise would have to get on their own,” he added.

Mercer Wealth’s clients include sovereign wealth funds, family offices, and insurance companies among others.

From its office in Dubai, Mercer also looks after Africa, India and Turkey, where they also see opportunity for growth.

Wealth creation in Middle East and Africa (MEA) grew 8.5 per cent to $8.1 trillion last year from $7.5tn in 2015, higher than last year’s global average of 6 per cent and the second-highest growth in a region after Asia-Pacific which grew 9.9 per cent, according to consultancy Boston Consulting Group (BCG). In the region, where wealth grew just 1.9 per cent in 2015 compared with 2014, a pickup in oil prices has helped in wealth generation.

BCG is forecasting MEA wealth will rise to $12tn by 2021, growing at an annual average of 8 per cent.

Drivers of wealth generation in the region will be split evenly between new wealth creation and growth of performance of existing assets, according to BCG.

Another general trend in the region is clients’ looking for a comprehensive approach to investing, according to Mr AbuShaban.

“Institutional investors or some of the families are seeing a slowdown in the available capital they have to invest and in that sense they are looking at optimizing the way they manage their portfolios and making sure they are not investing haphazardly and different parts of their investment are working together,” said Mr AbuShaban.

Some clients also have a higher appetite for risk, given the low interest-rate environment that does not provide enough yield for some institutional investors. These clients are keen to invest in illiquid assets, such as private equity and infrastructure.

“What we have seen is a desire for higher returns in what has been a low-return environment specifically in various fixed income or bonds,” he said.

“In this environment, we have seen a de facto increase in the risk that clients are taking in things like illiquid investments, private equity investments, infrastructure and private debt, those kind of investments were higher illiquidity results in incrementally higher returns.”

The Abu Dhabi Investment Authority, one of the largest sovereign wealth funds, said in its 2016 report that has gradually increased its exposure in direct private equity and private credit transactions, mainly in Asian markets and especially in China and India. The authority’s private equity department focused on structured equities owing to “their defensive characteristics.”

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Skewed figures

In the village of Mevagissey in southwest England the housing stock has doubled in the last century while the number of residents is half the historic high. The village's Neighbourhood Development Plan states that 26% of homes are holiday retreats. Prices are high, averaging around £300,000, £50,000 more than the Cornish average of £250,000. The local average wage is £15,458. 

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Total eligible population

About 57.5 million people
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Where are the unvaccinated?

England 11%
Scotland 9%
Wales 10%
Northern Ireland 14% 

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