Tuesday 16 April 2024

Indonesian Property Companies Brace for Impact from Rupiah Struggle

Indonesian Property Companies Brace for Impact from Rupiah Struggle
Natalia
14:05, 16 Apr 2024

As the rupiah wavers, property companies holding US dollar-denominated debt brace for potential fallout.

According to Bloomberg’s report on Monday, 15 April, the spot exchange rate stood at IDR 15,848 per US dollar.

Ibrahim Assuaibi, Director of Laba Forexindo Berjangka, predicts the rupiah’s range to fluctuate between IDR 15,500 and IDR 16,100 per US dollar in the first half of 2024.

He attributes this to potential geopolitical tensions, particularly in the Middle East, during this period. Furthermore, with the Indonesian market observing the Eid al-Fitr holidays, the lack of fresh economic data exacerbates the uncertainty.

The weakening rupiah places a burden on the performance of property companies with US dollar-denominated bonds. Among them, PT Modernland Realty Tbk (MDLN), PT Agung Podomoro Land Tbk (APLN), PT Alam Sutera Realty Tbk (ASRI), and PT Bumi Serpong Damai Tbk (BSDE) are notable.

MDLN, for instance, carries interest expenses in US dollars equivalent to IDR 24.98 billion, with additional miscellaneous costs of IDR 5.07 billion. Their US dollar-denominated bond debt will be recorded at IDR 5.75 trillion by the end of 2023. ASRI holds long-term bond debt, amounting to IDR 3.49 trillion when converted to rupiah. APLN still owes US$ 131.96 million in senior notes.

BSDE faces the maturity of US$ 300 million in Global Prime Capital (GPC) VI senior notes on 23 January 2025.

Budi Frensidy, a Capital Market Observer from the University of Indonesia, notes that MDLN and APLN have the heaviest debt-to-cash flow ratios among the four property companies. Conversely, BSDE demonstrates relatively robust performance.

However, Frensidy warns that as long as interest rates remain high and the rupiah weak, performance will suffer, with potential relief only if interest rates decrease.

Looking beyond the property sector, companies heavily reliant on imports, such as in pharmaceuticals, paper, and tyre industries, also face challenges amid the rupiah’s depreciation. Frensidy singles out PT Indofood CBP Sukses Makmur Tbk (ICBP) as an example of a company with substantial US dollar debt likely to see its performance erode.

Nevertheless, certain sectors benefit from the rupiah’s depreciation, notably energy and commodities, including gold, which sees a surge in prices. Praska Putrantyo, CEO of Edvisor.id identifies ASRI and BSDE as attractive propositions in the property sector due to their low debt ratios and appealing stock valuations. He recommends accumulating stocks in ASRI and BSDE with respective price targets ranging from Rp 166 to Rp 174 per share and Rp 1,040 to Rp 1,085 per share.
The Indonesian property market 2024 for expat: Bali and Jakarta to catch more interest

On the other hand, Indonesia’s property market among expatriates is seeing a gradual increase in early 2024. According to CNBC, Indonesia has attracted significant interest from international property investors in Q3.

This interest was concentrated in the residential sector, particularly houses priced between IDR 1 billion and IDR 3 billion, which saw a significant surge of 34.7%. Houses in the IDR 400 million range also experienced a healthy increase of 25.7%. Following the two, the luxury market (houses above IDR 5 billion) is also showing positive signs of growth.

Furthermore, expat investors looking to capitalize on this promising market can easily benefit from the services of trusted property consultants in Indonesia. These professionals can help navigate the more seamless process of investing property in Indonesia, starting from the legalities of foreign ownership, identifying suitable investment opportunities, and ensuring a smooth transaction process.

Social Expat proudly recommends our partner, Lets Move Group, as one of a few trusted and reliable local property agents so expat investors can make informed decisions and gain valuable insights into the local market dynamics.

If you are interested in understanding more about the Indonesian property landscape, kindly contact Lets Move Group’s professional consultants or visit Lets Move Group’s official website here.

Update : The IDR has dropped dramatically this week, primarily because of the threat of a war in the Middle East.
It would behoove investors who are thinking about buying properties in Bali in IDR to move quickly to cash in on this short-term discount if they're using U.S. Canadian or Australian dollars to convert to IDR.

Bali's Current Hottest Real Estate Markets

Few people have witnessed the explosive growth of Bali's real estate market over the last 22 years more closely than Canadian Born resdient of Bali for past 26 years, Lawrence.

He and his Wife Azizah a Notaris own and operate award-winning P.T. Bali Affordable Lifestyles International since 2004.

His deep experience in this market is evident. "When I began advising buyers on Bali real estate in 2002 just after the fall of Indonesia's long-term president, investors took a leap of faith," he recalls. "I wrote an article in the Bali Sun Newspaper titled "Bali is Hawaii 30 years ago."

"Bali is Hawaii 30 years ago"

Fast-forward to today, and some of those early properties have appreciated as much as 4,000%.

Three months ago Lawrence predicted 2024 would be the most explosive year yet for the Bali's real estate market, especially on its popular East Coast in or near the first Resort Area in Bali, Sanur .

"2024 the most explosive year yet"

He stated "This boom is fueled by a convergence of factors: a major new medical tourism hospital, numerous new hotels and a new shopping mall under construction, and a wave of retiring baby boomers seeking a tranquil yet amenity-rich paradise.

For investors and retirees alike, now is the time to secure the Bali lifestyle with an apartment or villa purchase starting at a remarkably affordable $88,000 USD.

"Sanur not Snore Anymore"

According to Wikipedia. Sanur pronounced sah-noor) is a coastal stretch of beach east of Denpasar in southeast Bali (about a 30-minute drive from Ngurah Rai International Airport)

For the 26 years he lived in Sanur it was called "Snore" because it attracted Seniors and Baby Boomers to quiet lifestyle, famous beach and inexpensive cost of living.

Recently Bali has been showered with accolades in 2023 ,& 2024 snagging titles like "Second Best Destination in the World,"

This translates to one thing, a tourism boom, and with it, a surge in rental income.

Remember his saying, "Bali real estate demand is directly proportional to tourist demand".

"Bali real estate demand is directly proportional to tourist demand"

It's been a golden rule for the 26 years he has called this Island home, and he see no signs of it changing.

EDITOR. Lawrence & Family at Home.

The fuel for Sanur's coming Real Estate firestorm: 2,000 to 3,000 New Employees:

The massive Bali International Hospital is set to open its doors, bringing with it a wave of medical professionals and support staff seeking comfortable digs.

Bali International Hospital Opening Soon

Where will Doctors, Medical Technicians, and Support Staff Live?

While most Medical Professionals will initially rent, a significant portion (think doctors, medical technicians, and other high earners) will eventually put down roots and buy.

This influx of buyers is poised to propel Sanur and Suburbs real estate market to new heights, making it the hottest ticket in Bali, perhaps even Indonesia, and dare I say, Southeast Asia, in the coming year.

5 - Star Hotel 1,000 Staff ?

The swanky new Meru hotel will need a place for its team to call home, injecting further demand into the market.

New Icon Mall - 300 to 500 Employees:

Retail therapy is coming to Sanur in a big way, and the mall's staff will need a place to rest and recharge.

Baby Boomer Bliss:

Sanur & its suburbs' chilled vibes and proximity to world-class healthcare make it a magnet for baby boomers, who represent 25% of the world's population and hold 50% of the cash.

Talk about a lucrative demographic!

So, where will all these new residents live? Sanur and its suburbs, of course.

Here are Lawrence's predictions on the three most sought-after areas of the East Coast, perhaps all of Bali in the next 12 -24 months.

#1 Area With Most Demand

The areas around the Bali International Hospital, the new Meru Hotel, and the new Icon Mall are expected to see the highest demand for apartments, homes, and villas in the next two years.

This is due to the growing popularity of the area as a tourist destination and the increasing number of businesses and medical facilities moving in.

No Room at the Inn:

Just as Mary and Joesph found in Bethlehem just before Jesus was born recently there is no rooms in any of our inns.

Unfortunately, there is not much available housing in these areas, as they are mostly commercial and hotels.

However, there are a few options for those who are looking to buy or lease a home in this sought-after location.

Bali Emerald Apartments:

There are a limited number of modern, just completed Bali Emerald Apartments for sale starting at 1.38 Miliar ( $88,000 U.S.D. .

These apartments are located across the street from Hyatt Regency Hotel, and a 6 to 8 minute walk to Sanur's famous beach, plus only a two minute walk to many store's restaurants, spas.

They are perfect for those who are looking for a modern and stylish home in a great location.

Click here for Bali Emerald Apartments photo & prices.

PT. Bali Luxury Villas Start at $228,888.

For those who need more space, we also have a few award-winning Bali Luxury Villas available for sale.

These villas start at 3.8 Miliar or($248,000 U.S.D.) and offer 350 to 700 square meters of living space, as well as a private pool and garden.

They are perfect for those who are looking for a luxurious and spacious home in a quiet and peaceful location.

Bali Luxury Villas and Apartments are located within a short eight minute walking distance to Sanur's famous white sand beach.

They are also close to a variety of restaurants, shops, and bars.

If you are interested in buying a home in one of the most sought-after areas in Bali, we encourage you to contact them today.

They will be happy to help you find the perfect home for your needs.

#2 Area - Demand

Unlocking Value Near the New Bali International Hospital

While many eyes are on Sanur for the upcoming Bali International Hospital, savvy investors might find hidden gems close by.

This area, conveniently located within 1-10 kilometers of the hospital, offers several advantages:

Affordability: Escape the higher property prices of Sanur and capitalize on this area's lower costs.

You'll find attractive opportunities like Bali Paradise Beach Estates, where stunning properties start at just 3.8 Miliar ($248,000 U.S.D.)

High-Caliber Community:

Bali Paradise Beach Estates already boasts residents such as major Developers and Hotel owners plus, an A-listed couple, two doctors, and other successful individuals. This creates a desirable and dynamic community for future residents.

Beyond Borders, Beyond Expectations:

This location might not technically be Sanur, but it offers the convenience, affordability, and investment potential you desire, with the added bonus of a vibrant community and stunning beachside living.

Remember: This area provides a unique opportunity to live well, invest wisely, and be part of a thriving community just steps away from the Bally International Hospital. Don't miss out on discovering this hidden gem beyond the borders of Sanur!

Brand New Luxury Retirement Villas:

Their brand new Bali Luxury Retirement Villas start at just 4.2 Miliar ($268,000 U.S.D.)

They are only 200 meters from the beach, perfect for children, grandchildren, and elderly adults.

Convenience for Hospital Staff:

For over 3,000 new employees expected in Sanur this new location offers a short commute, potentially easing traffic woes for those living just north of the Bali International Hospital.

# 3 Area Most Demand

Beyond the Bypass: Uncovering Renon & East Denpasar's Potential

Forget the usual suspects, there's a rising star just across the four-lane bypass from Denpasar! Renon & East Denpasar has bloomed in recent years, offering a unique blend of affordability and potential.

While past development left some concerns – smaller plots, lower construction standards, and bumpy roads – change is afoot.

Infrastructure upgrades are on the horizon, promising a brighter future for the area.

But here's the real draw: prices here are significantly lower than the popular East Side, making it a prime location for savvy investors.

Envision it – owning a sprawling property, hundreds of square meters of opportunity! Build two or three stunning villas, keep one for yourself, and sell the others to recoup your investment, essentially securing your dream home for free.

Intrigued? We'd love to be your guides! Let us unveil hidden gems waiting to be unearthed in Renon & E Denpasar.

This area isn't just about a bargain; it's about embracing potential, about shaping your own Bali paradise.

Ready to ride the Bali East Coast wave?

Get ready to act fast, because this real estate rocket is about to take off.

So, pack your bags, your sense of adventure, and your investment savvy, because Sanur and its suburbs are about to become the real estate El Dorado of Bali.

Remember, this is just the beginning. We will keep you updated on all the sizzling developments in the East Coast real estate scene, so stay tuned for more insider tips and insights.

In the meantime, start browsing Best Bali Real Estate Listings – the future of Bali's real estate is bright, and Sanur is its shining star.

P.S. Don't forget to share this post with your fellow real estate enthusiasts! Let's spread the word about Sanur's golden future.

Schedule Your Personalized Viewing Today.

Embark on a journey of tranquility and rejuvenation at Bali Luxury Retirement Villas. Contact us today to schedule a personalized viewing and discover your ideal retirement haven.

Contact us today to schedule a personalized viewing.
For information or inspection in English contact the Baby Boomer, President, Lawrence by Telephone or WhatsApp at +628123814014.

For information or inspection in Bahasa Indonesia contact the President's Spouse, a Licensed Indonesian Notaris, Azizah at +62 811-3864-993

For English and Indonesian Sales Staff at +62-361-284069

Email: sales@bestbalirealestate.com

ABOUT US:

The owners of our company are Siti Nur Azizah, a fully licensed Indonesian Notaris with a master’s degree in Indonesian Law specializing in real estate who has over three decades of Hotel Ownership and Management Experience.

Together with her partner and spouse Lawrence who has 50 years of Real Estate Experience, 20 Years of which is in Bali they own and operate award-winning 20-year-old Pt. Bali Affordable Lifestyles International ( PT. B.A.L.I. ).

Indulge in the pinnacle of luxury and efficiency with this esteemed team of over 70 professional staff, proudly offering an array of services for Buying, Selling, Leasing, and Renting Asian Real Estate.

For an unprecedented ten years running, they have been awarded the Certificate of Excellence and the Hall of Fame Award from the esteemed TripAdvisor, cementing their place among the top 2% of hotels and villas listed worldwide.

With clients all over the globe singing their praises, they are indisputably one of Asia's most renowned travel and real estate investment experts.

TESTIMONIAL:

"Honesty and professionalism are everything when you're dealing with real estate but when you can also find the most knowledgeable people to advise you and help you with what you need, why go anywhere else...Hands down the best in Bali!"

Bo B, UNITED STATES- 2022

Keep up to date with the latest news and views on Bali and the world, all while reveling in their exceptional offering of the Best Bali Real Estate Blogs & Facebook Posts.

For more information on these exquisite properties, schedule an inspection, or request further information today by contacting us.