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Real Estate

Planning your Lebanon property investments

by Karim Makarem May 2, 2013
written by Karim Makarem

For hundreds of years, land has been a refuge investment and much-preferred option to cash. The same is true today, as investors have had enough scares with financial market investments — stocks, securities, futures and, of course, the more toxic products that came to surface during the 2008 financial meltdown. Land, though the least liquid of those assets, has proven to be a secure placement in Lebanon and, in some cases, extremely lucrative.

For investors who want to take a position in the Lebanese property sector without exposing themselves to the vagaries of project development, buying land is a safe haven and financially attractive in the mid-to-long term. Data gathered by Ramco show that appetite for buildable plots in Beirut is as vigorous as ever, despite the clear slowdown in real estate activity, the drop in many real estate indicators and the volatility of the political situation. 

Buying land in Beirut involves two main investment strategies.

The long play

The first is a long-term investment strategy with an element of seeking considerable financial gain while perceiving land to be a safer option than equities or alternative investments. The long-term angle means that investors are willing to hold their properties for several years as their values continue to appreciate.

Buyers using this approach would search for plots in neighborhoods or areas that are currently snubbed by developers and end-users but offer obvious future growth. Such was the case with Corniche el Nahr and Mar Mikhael a few years ago. When the first investors bought into the areas, they were opening new markets. Pioneers in buying properties there did so at extremely attractive prices and were able to triple their initial investments — or more — in less than three years.

The safe bet

A more conservative strategy is to purchase land in established neighborhoods that are in demand by developers and end-users alike. This is a very safe investment, as land values are well assessed and a plot’s potential is easy to identify.

In this case, however, investors will have to be content with smaller profit margins, as the price growth potential of plots in renowned neighborhoods is limited. At the same time, the constant demand in those areas makes for, by property market terms, a very liquid market and investors can resell a property on short notice.

Such a strategy is appropriate for neighborhoods such as Ashrafieh’s ‘golden square’ or Hamra. It becomes critical in this case, however, to buy at the exact fair market value. As prices do not appreciate greatly in established neighborhoods, investors cannot hope to make a profit if they purchase above fair market prices.

For this reason, investors should be aware of the price of the built-up area (BUA) of the land, and not rely strictly on the practice of some landlords and brokers to quote the price of land in square meters. The price of the BUA allows investors to compare the value of plots with different exploitations.  BUA prices are affected by zoning and additional exploitation benefits gained from being on corners, and so forth.

In many cases, it is also advisable to request a professional valuation of the plot to assess the accurate fair market value at the time of purchase.

Investors who do their homework on the fair value of a plot, are clear on their strategy and make their moves according to an area’s characteristics of either value retention or potential for future value appreciation will find that Beirut and its immediate suburbs still represent strong investment options.

At the same time, Beirut today is but one of numerous interesting options for land investors. As Lebanese real estate prices were booming for half a decade before they started stabilizing in late 2010, we encountered buyers who wanted to invest in land but could no longer afford the very high prices for plots in the Beirut metro area.

These buyers are looking farther afield and some areas, notably the coast between Beirut and Batroun, have been appreciating at quite a vertiginous pace. The market is dominated by speculative investments. Although many areas are not heavily developed (which is part of their charm), these communities are slowly being enveloped, with construction and plot values following on a constant rise.

 

Karim Makarem is director of Ramco Real Estate Advisers

May 2, 2013 0 comments
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The Buzz

Morning briefing: 2 May 2013

by Executive Staff May 2, 2013
written by Executive Staff

Economics and Policy

Saudi Arabia wants to raise its crude oil production capacity from its current 12.5m barrels per day to 15m barrels per day by 2020, a prince in the kingdom was quoted as saying.

More from Arabian Business

 

Egypt's government must seek political compromise to win broad support for a crucial IMF loan in order to revive the country's ailing economy, a senior opposition figure, Mohamed ElBaradei, said.

More from Reuters

 
 
Qatar is wary of a major spike in inflation as the country embarks on a spending spree ahead of the 2022 World Cup.
 
More from Reuters

 

Companies and Business

Royal Dutch Shell says it has officially kicked off a multibillion-dollar project to tap natural gas in Iraq's south.

More from Associated Press

 

EFG Hermes, one of the largest investment banks in the Middle East, plans to cut costs, sell non-core assets, and return cash to shareholders after a planned tie-up with Qatar's QInvest failed on Wednesday.

More from Reuters

 

Du, the United Arab Emirates’ number two telecom operator, posted on Thursday a 40.5 per cent rise in first-quarter profit, beating analysts’ estimates as lower taxes, reduced operating costs and a rising customer base added to the bottom line.

More from Reuters

 

May 2, 2013 0 comments
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Comment

Fueling Lebanon’s oil delusions

by Zak Brophy May 2, 2013
written by Zak Brophy

Those attending the official launch of Lebanon’s first licensing round for offshore oil and gas exploration on Tuesday may have been forgiven for thinking they had walked into a Gebran Bassil fan club convention.

The session opened with an unintentionally comical animated video of the minister’s fantasy for a future Lebanon. During “A father’s journey… A nation’s dream”, the viewer was led by the minister of energy and water as he guided his son through a utopian vision of Lebanon freed from so many of the ills that currently burden this dilapidated country. 

See also: Gebran Bassil – Lebanon's divisive power player

The car seller of Kabul

In this glorious vision the minister’s hometown of Batroun had been protected and developed as a picture postcard of Lebanese heritage, Beirut had a modern metro system, a sleek railway sped along the pristine coastline liberated from the existing “private infringements”, Beirut river was covered in a solar roof and children played in parks where waste mountains had once stood.

This beautiful hallucination was of course enabled by the great gas wealth of Lebanon and the tenacious efforts of Minister Gebran Bassil. “I looked at my son. I wanted to tell him that I was sorry. Now I hope he understands that the years he was deprived from his father’s presence were not in vain,” the minister’s voice-over chimed.

Back in the real world

Without wanting to be a killjoy, perhaps a dose of sobriety would be of use here. First, Lebanon has no proven commercially viable gas reserves. The adverts that flanked Bassil’s podium read, ‘Our country now has oil for the transport network, army, social services etc.’ are quite simply not true. So far what Lebanon has is indications of significant deposits of potentially commercially viable gas, but until companies start to dig we cannot be certain that it exists and in what quantities.

But let us ignore these doubts and run on the assumption that Lebanon is actually sitting on a treasure trove of gas reserves that will flood into the nation’s piggy bank in the coming decades. It is lovely to assume that this will be a panacea to the nation’s travails but such a reality is far from assured. Indeed, without major reform it threatens to compound an already faltering nation. 

Will billions in dollars really translate into bullet trains, public beaches, a powerful army and a sustainable social security program for the elderly? This dream, which we all covet, will surely be impeded by the very structure of the body politic in which Gebran Bassil is very much entrenched.

The fact is that the public institutions of this country have been gutted of real substance, while the ministries of government are treated as little more than bargaining chips for financial and political influence to be traded among an anachronistic elite. Instrumental in this arrangement is the almost complete power afforded to ministers over institutionally weak ministries.

In Minister Bassil’s vision for the future the Turkish power ships no longer exist and Zouk power plant emissions have been reduced by 90 percent. Back in the real world things have already started to go awry, with the first barge shutting down its turbines during its first month on Lebanese shores.

The manner in which the $360 million deal was agreed between the government and the Turkish firm, Karkey Karadeniz Elektrik Uretim, is perhaps indicative of some of the fundamental problems that threaten to undermine the huge potential for development.

Firstly, there was almost no transparency surrounding the deal, with one senior member of government telling Executive it was a “black box”. From the first furlong there were problems as the fine print, in what is in essence a public-private-partnership (PPP) deal, was bungled leading to delays over payment agreements and delivery.

The fact is that while there is a PPP law in parliament there is scant enthusiasm from the ministers and their patrons to pass the legislation. The fear is that it would undermine the almost complete control each minister has over his dominion, along with the money spent and earned within. A more transparent process, involving numerous stakeholders and resulting in a genuine partnership between the government and private enterprise, would rock this steady boat.

So while the minister’s vision includes a gas coastal pipeline the current day reality gives another indication of what obstacles lay ahead. The project proposal for this pipeline is sitting in parliament but the government doesn’t have the $450 million it needs to pay for it and is highly unlikely to find it soon. With the PPP law in place the government would be much better set to tap into private sector wealth. The investors are ready and waiting, the government is not.

Gebran Bassil may like to see himself as the shepherd that will lead Lebanon to much brighter days, but the reality is that the fate of this hydrocarbon jamboree is much bigger than him and, if managed badly, could prove disastrous for Lebanon. This is not scaremongering, but rather a sober reflection on the state of the country’s hydrocarbons. The minister can do all the dreaming he likes, but without reform those dreams will turn to nightmares.

 

Zak Brophy is Free Speech Radio News’ Lebanon correspondent and a freelance business journalist

May 2, 2013 0 comments
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Editorial

State failure breeds fanaticism

by Yasser Akkaoui May 1, 2013
written by Yasser Akkaoui

A Lebanese leader who sends our youth to fight and die in Syria is a traitor to our nation. Our youth are our future, and anyone who would put guns in their hands and send them to wage a “holy war” in another country is killing Lebanon’s hopes for tomorrow.

Ironically, the most sensible voice on the issue seems to be the Free Syrian Army leadership in Turkey, both condemning Hezbollah for sending sons of Lebanon to fight for the Assad regime and rejecting Lebanese Salafists’ calls to jihad across the border. No foreign fighters in Syria, they say. I couldn’t agree more.

Imagine if Sunni and Shia religious leaders had instead issued a fatwa making it the duty of every able-minded Muslim to get a university education, or to study a trade. Imagine if, instead of ordering hundreds of young men into a hail of bullets and bombs, those energies and talents were directed into creating small or medium-sized businesses. Imagine if, instead of being told to pray that God makes them martyrs for the cause, the Holy Quran was used to teach our youth that all life is sacred and Allah is merciful.

That so many of our young could be swept up in violent fanaticism is a failure of the state — a failure to provide proper public education that would teach young Lebanese to think for themselves instead of blindly following preachers of dogma; a failure to build the public infrastructure that would grow the economy and offer decent job opportunities for the next generation to raise families of its own, rather than stranding our youth in poverty, searching for a purpose in life.

With nothing in their grasp with which to build a future, Lebanon’s young talent are becoming fodder for the country’s demons. They say idle hands are the devil’s workshop.

May 1, 2013 0 comments
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Comment

Dubai’s child labor complicity

by Juliane Kippenberg May 1, 2013
written by Juliane Kippenberg

Dubai confirmed its position as an international trade hub for gold in April. At a precious metals conference in the city, the United Arab Emirates’ government announced that the gold traded in the country in 2012 exceeded $70 billion, more than a quarter of the world’s global gold demand that year. Gold refiners and traders like Dubai as a tax-free, business-friendly, well-functioning location.
I recently had a chance to see for myself — I met with gold companies at Dubai’s Gold Souk as well as Jumeirah Lakes Free Trade Zone, where shiny skyscrapers in extraordinary shapes house some of Dubai’s precious metals companies.

The wealth of Dubai’s gold companies contrasts sharply with the poor conditions under which some of the gold is being mined. According to the International Labor Organization, more than 1 million children work in mining globally. In mining areas across Africa, Asia, and Latin America children as young as 6 work in small-scale gold mining and risk their lives as a result.
They work in unstable shafts that often collapse, haul backbreaking loads of heavy ore, and use toxic mercury to separate the gold from the ore. During field research in Tanzania in late 2012, Human Rights Watch interviewed 61 children working in gold mining. A 14-year old-boy retold how a mine pit collapsed on him. He was hospitalized and said “I fear a lot.”

Nineteen children also described how they handle mercury on a regular basis, often with their bare hands, when they create a mercury-gold amalgam which they or others then burn, causing the mercury to evaporate and leaving behind the raw gold. Mercury causes brain damage and is particularly harmful to children — to those who breathe in the fumes because they work or live nearby as well as those who work with it.

Tanzanian traders and officials told us that Dubai is one of the export destinations for Tanzania’s gold.

The gold industry has a responsibility to ensure that gold is not being mined under conditions that violate human rights. In line with the 2011 United Nations Guiding Principles on Business and Human Rights, companies should implement due diligence to ensure they do not benefit from unlawful child labor, directly or indirectly. Much more needs to be done to reach that goal.
One important opportunity for action is Dubai’s initiative for responsible sourcing of gold. At the precious metals conference in Dubai, the Dubai Multi Commodities Center — a government regulatory body and licensing authority for the Jumeirah Free Zone — presented its guidance standard for responsible sourcing, aimed at preventing support for warlords in conflict countries. This had become extremely necessary as a UN investigation found Dubai had been involved in illicit gold trade benefiting armed groups in the Democratic Republic of Congo. The guidance seeks to ensure that precious metals companies conduct due diligence and develop a risk management framework. It closely follows a standard developed by the Organization for Economic Cooperation and Development. 

Unfortunately, the Dubai standard for responsible gold does not seek to address child labor in the supply chain. It is also purely voluntary and therefore lacks teeth. Dubai’s guidance, like several other voluntary standards for “responsible gold”, was developed after the United States adopted a law requiring publicly-listed extractives companies to disclose the source of minerals that originate from the war-torn Democratic Republic of Congo and neighboring countries. The law — part of the Dodd-Frank Act — is unusual because it makes due diligence a legal requirement.

To ensure that gold businesses in Dubai respect and protect rights, due diligence procedures should be made mandatory and include measures to check for child labor. And if child labor is found in a company’s supply chain, the company should make specific efforts to address the problem, for example by helping to transition children out of work and into education. 

Dubai should use its position, as a leader in the gold trade, to advance the rights of children at the bottom of the gold supply chain.

 

Juliane Kippenberg  is a senior researcher at Human Rights Watch, and has investigated child labor in Tanzania and Mali.

May 1, 2013 0 comments
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The Buzz

Seeking a fourth estate

by Line Tabet, Line Tabet & Line Tabet May 1, 2013
written by Line Tabet, Line Tabet & Line Tabet

Whether the Parliamentary elections do take place on time or in several months, we are most certainly entering “election season”. This will mean an even bigger flurry of political programming with politicians vying for airtime and media exposure. After all, it is through media that they can reach out to their constituencies and state their case.

This would normally mean that politicians would revere journalists or at least show them some respect, as media figures and reporters can play a huge role in helping these politicians come across in a favorable light, convey their messages, showcase their actions and appeal to voters.

Instead, it is has now become common in the Lebanese political landscape to see an MP insulting accredited journalists on live TV when asking for a clarification, or a political leader to hold a press conference without allocating time for reporters to ask questions. We can go on forever lambasting politicians for their blatant disregard not only for media’s important role but also for the public who looks to the media to get the answers they need to judge those who represent them.

All of their conduct is reproachable, be it the propaganda, attempts at influencing and bribing the media, lack of transparency, flip-flopping, etcetera However, the sad part is that these politicians would have never been able to get away with any of that had the media been properly fulfilling its role as a true fourth estate.

How it’s supposed to be…

Through freedom of expression, the media should be serving as the guarantee to the sound performance of democracy, whereby its role is to observe, question, report and demand accountability from government, thus exposing misdeeds against the people or democracy.

A recent illustration of the media as the fourth estate is the Cahuzac scandal which made the headlines last month in France and beyond. The French Minister of Budget Jérôme Cahuzac was accused of tax fraud over a secret bank account in Switzerland. However, the interesting part of the story is that a minister fell following a journalistic investigation, whereby Mediapart, a left-wing media outlet, attacked a personality from the same political affiliation and revealed the fraud. For many, this story echoes at its best the authentic mission of the media to investigate, to reveal and to denounce injustices.  

And how it actually is…

Going back to Lebanon, any objective observer would spot the abnormalities and irregularities that are affecting the media profession. Historically the country’s press has served as the benchmark and role model in the region, largely thanks to the quality of its media professionals and the relative freedom of expression they enjoyed, which meant Lebanon was a regional platform for media.

Though a lot can be said about the factors that have led to the current dire situation and who or what is to blame, many would agree that the most prominent among them remains the lack of independent and transparent media revenues that could preserve the media’s integrity and objectivity.
Turning matters around thus requires transforming the media to fulfill its original and intended noble cause. This can only happen with the creation of the media’s own compass, a professional code of ethics that consists of regulations and restrictions that provide orientation, prevent misdeeds and punish transgressors. For this, we list seven elements that can go a long way in developing such a code and helping Lebanese media become a true fourth estate.

1. Empowering professional regulatory bodies: Their importance lies in their self-regulatory role — in their capacity to keep a check on the performance of media professionals and enhance the sense of responsibility inherent to belonging to the profession.

2. Widely disseminating the Media Code of Ethics: Advancing citizen knowledge of the ethical dimensions and professional rules that regulate the role of every journalist will in turn heighten the journalist’s sense of professional responsibility and limit any urge to exploit society’s ignorance of the requirements and standards of the profession.

3. Fostering institutionalization in media organizations and among professionals: This can be done through increasing training sessions and workshops and infusing the workplace with rules and rituals that serve as institutional reminders that media professionals’ mission is similar to other vocations that are entrusted with people’s lives, safety and well-being.

4. Developing “media education” at elementary and university levels: This aims at habilitating every citizen in the same way we approach civic education. When social media and networks have evolved and spread to such a degree, one cannot deny the need to prepare citizens to write and publish information and photos responsibly and within a culture of ethical restraint.

5. Imposing a professional oath: An oath to be taken by all media professionals in public, before an authoritative body by which they swear to abide by the profession’s regulations and adhere to its code of ethics. This would serve as a deterrent and an incentive at once: it places journalists under the spotlight of accountability and compels them to exercise discipline, inasmuch as it elevates their sense of responsibility and pride in belonging to a noble profession with such values and requirements.

6. Creating a new position of “ethics officer” within every media organization: The officer would be tasked with ensuring that the media complies with the code of ethics. Very far from a censoring role, he or she would have more of a consultative one tied to the media regulatory authority and the legal department to address any violation within the appropriate legal framework.

7. Strict enforcement of transparency in media performance and ownership: Every media outlet should be obligated to declare the identity of its owners and boardmembers. Here the state’s role as arbitrator would be entrusted to the media professional authority, a “Higher Media Council”, which would act as an auto-regulator, exclusively empowered to examine any infractions and administer the appropriate penalty, thus ensuring full respect of freedom of expression.

Although these seven factors surely do not constitute the  definitive list of catalysts for attaining optimal media practice, they represent the ideal prelude for the empowerment of media and its development into the fourth estate, the only assurer of democracy.

May 1, 2013 0 comments
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The Buzz

Morning briefing: 1 May 2013

by Executive Staff May 1, 2013
written by Executive Staff

Economics and Policy

Lebanon has officially launched the first oil and gas licensing round as officials warned that any delay in issuing the decrees by any new Cabinet could postpone the offshore drilling and exploration in the east Mediterranean.

More from The Daily Star

 

Egypt’s economy is poised to grow by 3 percent in the fiscal year ending June 2014, a poll has suggested.

More from Reuters

 

Libya is aiming to carry out sensitive fuel market reforms and end all subsidies within three years, the country’s oil minister has said.

More from The Daily Star

 

Abu Dhabi is set to sign a deal to invest a reported $1.5bn in the UK alternative energy market, the UK’s Department of Energy & Climate Change has confirmed.

More from Arabian Business

 

The head of Lebanon’s National Audiovisual Media Council has urged Central Bank Governor Riad Salameh to help radio and TV stations obtain soft loans from commercial banks to survive.

More from The Daily Star

 

Companies and Business

Royal Dutch Shell has beaten France’s Total to a multi-billion-dollar project to develop a tricky gas field in Abu Dhabi.

More from Reuters

 

Emirates Aluminium has completed a significant portion of the $4 billion dollar fundraising to expand its smelter development, with the remaining debt to be finalized in the coming weeks.

More from Reuters

 

Qatar telecoms group Ooredoo reported a 13.6 per cent rise in first-quarter net profit, as increased revenue from Qatar, Iraq and Indonesia offset a sustained profit slump at its Kuwait and Oman units.

More from Reuters

 

Mashreq, Dubai’s third-biggest lender by market value, on Tuesday reported a 57 per cent jump in first-quarter net profit as a result of higher operating income.

More from Reuters

May 1, 2013 0 comments
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Editorial

Where talent lies idle

by Yasser Akkaoui April 30, 2013
written by Yasser Akkaoui

Lebanon is a country of opposing forces, and those rare times when it has enjoyed stability and prospered have come when these forces have been balanced. Achieving this is far from a simple process — aggregate the shifting geopolitical realities of our neighborhood, the foreign influences at play in the country and the plethora of domestic political interests and sectarian affiliations, and you may understand the task at hand.

Najib Mikati sought this balance. In upholding such things as the funding for the United Nations Special Tribunal for Lebanon, he defended priorities of the March 14 political bloc in a cabinet of March 8 ministers. When the Cabinet refused to renew the term of Internal Security Forces chief Ashraf Rifi, however, Mikati’s position as prime minister did not offer him the tools he needed to keep this equilibrium; thus, he resigned.

The government failed to successfully reform virtually any aspect of public infrastructure whether it be electricity, water or telecommunications. Any gains were piecemeal. What is more, the tricky, but absolutely essential, task of administrative reform was sidestepped. The debate over the public sector wage scale offered an opportunity to take the bull by the horns. It was missed.

This government had its chance to show its commitment to Lebanon’s prosperity. The implementation of a properly functioning public transportation system would, for example, benefit everyone by cutting commute times, easing pollution and frustration levels, as well as increasing the productivity of working Lebanese.

What did the government do instead? Minister of Public Works and Transportation Ghazi Aridi announced the purchase of 250 buses, but without a plan that addresses any of the litany of challenges the caused previous efforts at mass transit to become costly failures, while also shrouding aspects of the deal in obscurity, raising the specter of corruption and kickbacks.

Imagine if the state were not such an impediment to its own people, how might the Lebanese succeed? One need only look to New York. The city maintains the necessary equilibrium between competing interests and creates systems that foster success and efficiency. It is an example of how Lebanon’s sons and daughters can thrive when placed in an environment that allows them to do so.

The good news is that, despite the odds, Lebanon still miraculously produces these people of talent, punching well above its weight in the birth of potential. One can only hope that one day, the full potential of these Lebanese can be realized at home.

April 30, 2013 0 comments
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The Buzz

Morning briefing: 30 Apr 2013

by Executive Staff April 30, 2013
written by Executive Staff

Economics and Policy

Gold slipped back into negative territory on Tuesday after bargain hunting tapered off, while daily outflows from exchange-traded funds highlighted investors’ lack of confidence in the precious metal.

More from Reuters

 

Fuel provided to a Turkish electricity barge in Lebanon was up to standard, supplier Electricite du Liban said Monday, raising further questions over its recent shutdown.

More from The Daily Star

 

Qatar wants 5-percent interest on $3 billion in bonds it has offered to buy from Egypt, an Egyptian official involved in the talks said Monday, a price higher than expected yet one that Cairo may have to accept.

More from Reuters

 

Total revenues generated by Abu Dhabi hotels in the first quarter of 2013 rose 15 percent to $389.9m, according to new figures.

More from Arabian Business

 

Companies and Business

Kuwait’s Agility Public Warehousing reported a 46 per cent increase in net profit for the first quarter on Monday thanks to a rise in revenues driven by its logistics and infrastructure divisions.

More from Reuters

 

Jordan's Housing Bank for Trade and Finance achieved a 5.7 percent increase in first-quarter net profit to $36.5 million.

More from Reuters

 

Turkey's energy minister said Ankara will announce by the weekend which country will construct its second nuclear power station, a project expected to cost around $22 billion.

More from Reuters

April 30, 2013 0 comments
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Finance

A beginner’s guide to Lebanon’s debt crisis

by Benjamin Redd April 30, 2013
written by Benjamin Redd
Hovering at around 140 percent of GDP, Lebanon’s public debt ratio is thought to be the fifth-highest in the world — making it a perennial problem for politicians and policymakers alike. Our interactive guide explains the causes and structure of Lebanon’s debt problem.
Click here to see the interactive chart.
April 30, 2013 0 comments
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Since its first edition emerged on the newsstands in 1999, Executive Magazine has been dedicated to providing its readers with the most up-to-date local and regional business news. Executive is a monthly business magazine that offers readers in-depth analyses on the Lebanese world of commerce, covering all the major sectors – from banking, finance, and insurance to technology, tourism, hospitality, media, and retail.

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