• Donate
  • Our Purpose
  • Contact Us
Executive Magazine
  • ISSUES
    • Current Issue
    • Past issues
  • BUSINESS
  • ECONOMICS & POLICY
  • OPINION
  • SPECIAL REPORTS
  • EXECUTIVE TALKS
  • MOVEMENTS
    • Change the image
    • Cannes lions
    • Transparency & accountability
    • ECONOMIC ROADMAP
    • Say No to Corruption
    • The Lebanon media development initiative
    • LPSN Policy Asks
    • Advocating the preservation of deposits
  • JOIN US
    • Join our movement
    • Attend our events
    • Receive updates
    • Connect with us
  • DONATE
Special Section

Bigger, better and more spectacular

by Marianne Mirabeau November 1, 2004
written by Marianne Mirabeau

The bi-annual multi-million dollar Motor Show is becoming a regular fixture on the Beirut exhibition calendar. Taking place from 12 to 22 November, it is gearing up to beat its previous attendance record of over 100,000 visitors with more brands and models exhibited over a longer period and a bigger space. In the face of a wintry economic climate and soaring fuel prices, organizers and car dealers appear confident in the show’s ability to sustain interest, boost sales and keep the Lebanese dreaming of newer, better cars.

The biggest show of all time

Held at Beirut International Exhibition and Leisure (BIEL) center for the second year in a row, the Lebanon Motor Show has grown to become the country’s biggest exhibition over the years. And the organizers want more. Expanding the exhibition space by over 60% from last year’s show, the 2004 salon will be a sprawling 25,000 square meter auto extravaganza, catering for every product tied to the industry, ranging from the cars themselves to accessories, insurances and bank credits.

“This year will be a really big show,” said Nabil Baz, the director of Promofair, who is organizing the event with the Lebanon Association of Car Importers (LACI) for the second time in a row. “The Lebanon Association of Car Importers announced that they wanted the show to be bigger, spread out over a larger area, so as to measure up to the major international car shows elsewhere in the world. We hesitated to increase the exhibition area by this much initially, especially taking into consideration the current economic situation, which is not one prone to investment, but in the end we chose to take that risk, because we really wanted to have a spectacular show.”

Encouraged by the high turnout of the 2002 exhibit, which was hailed by car dealers as providing a major boost to their sales, the organizers set their targets high: to bring in more car dealers and make the Lebanon Motor Show the biggest car show of the region.

“We have been alternating our show with the one held in Dubai, whilst doing our best to push for the participation of all the representatives of the major automobile producers, and I think we have succeeded,” saiad Georges Tabet, vice chairman of the Lebanese Motor Show Association and a member of the Motor Show 2004 committee. “We are becoming bigger than the Dubai show.”

You have to be there

Now regrouping all the car dealers in Lebanon, the Association was able to ensure the participation of each one of its 34 members, which together will exhibit 50 brands in total. The event has become a mandatory one for anyone involved in the Lebanese auto business. “Everybody is participating, without exception, which is a first in Lebanon,” boasted Baz. “Last year, 15 to 16 brands were missing.”

Thanks to the added exhibition area, all the agents were granted the space they requested.  This year’s car show is set to display between 300 to 400 cars, ranging from sport cars, to SUVs, economy cars to luxury vehicles.

“We attend the motor show because everybody attends it,” said Nathalie Khalife, marketing manager at Bassoul-Hneine & Co, which represents BMW, Mini, Renault, Dacia and Alfa. “We have to attend it, whether we like it or not. A motor show that goes on for 11 days is an event in this country. Everyone wants to come and see what other brands are displaying. It’s also an opportunity to make people more aware of our product, what kind of models we have, our prices etc.”

A testimony to the growing importance of the car show in the eyes of the automobile industry is the attention paid to the stands themselves by the car dealers. State of the art equipment is brought in to make the display as esthetically pleasing and eye-grabbing as possible. “Some car dealers set up beautiful stands,” noted Baz. “Many of them bring in ready-made stands from abroad, which can be worth as much as $200,000 to $300,000. Among the most impressive stands at the 2002 motor show was that of Volkswagen, which was entirely made out of wood and had a mezzanine. They had a whole team of German engineers that came in to set it up. It was really impressive to watch.”

A multi-million dollar concern

In its quest for improvement, the Lebanon Motor Show has grown into a multi-million dollar enterprise, launching a massive promotion campaign, investing in a third hall of 6,500 square meters, and juggling a bigger team of workers to cope with the myriad of additional rules, regulations and organizational requirements that came along with its growth. Reluctant to reveal the magnitude of the show’s budget, deemed to be somewhat inappropriate at a time of economic recession, Tabet admits simply to a project worth “several hundreds of millions of dollars.”

“Just to give you an idea of the scale of the expenses,” added Baz, “I can tell you that the 6,500 square meters we added this year to the exhibition area cost us $1.5 million. The budget for this is enormous.”

Yet the organizers remain confident that it will be worthwhile, arguing that both the location and the timing of the event is set to maximize the number of visitors. “BIEL presents a whole number of advantages: it has spacious parking areas, it’s located right in downtown Beirut, thereby being easily accessible,” Baz explained. “Furthermore, this year, the show will last 11 days, seven or eight of which are holidays – two week-ends, Ramadan and the national independence day. As we’re neither overlapping with the beach season nor the ski season, these additional days of holiday ought to bring in a lot of extra people.”

Set at a token LL5,000, the entry fee is intended to be low enough to enable anyone with an interest in cars to attend, whereas simultaneously deterring people to simply “stroll through on their Sunday walk,” as Baz put it.

Something old, something new

Bringing people to the show is merely winning half the battle, however. Ultimately, the name of the game is generating sales and building customer loyalty. Taking into consideration the economic depression, this is no small feat.

LACI is waging a battle against the growing tendency to purchase second-hand cars in the country and hopes that the show will help promote the benefits of buying new automobiles. For some dealers, this poses less of a challenge than to others. Khalife remains relatively unconcerned by the effect of the economic recession on the sales of BMW. “In all honesty, 17% of the population of Lebanon has all the money and these people are our clients,” she said. “They don’t care whether the fuel prices are going up or down, whether there is an economic recession or not. They just want to buy cars and be trendsetters.”

Others, however, are feeling the heat more, and are hoping the motor show will help boost sales. “The economic recession and the hike in fuel prices is affecting our company a lot because all our cars have big engines and this is a problem,” admitted Nada Sfeir, marketing manager for Faouzi Khoury and Sons Co. Sarl, which represents Chrysler, Dodge and Jeep. “So we are hoping the motor show will be an opportunity to increase sales.”

Tabet expects many dealers to be exhibiting more fuel efficient cars with smaller engines, in addition to safe and environmentally friendly vehicles. Yet conversely, a number of SUV’s are also expected to be on display, further promoting the global obsession with the gas guzzling vehicles. Not forgetting the Lebanese soft spot for all things luxurious, the exhibition will also include dream vehicles such as the Porsche Cayenne.

“There is a trend towards luxury SUVs,” said Fadi Kumbarji, purchasing manager of Rasamny Younes Motor Co sal. “Many are shifting, even Porsche now has an SUV – the Porsche Cayenne. They are all coming out with SUVs, and it is becoming very popular in Lebanon.”

With their taste for the new and the luxurious, the Lebanese do not seem ready to let the car industry down just yet. “The Lebanese dream of cars,” Tabet said. “The market for cars in Lebanon will keep on growing.”

November 1, 2004 0 comments
0 FacebookTwitterPinterestEmail
Special Section

Luxury cars

by Anthony Mills November 1, 2004
written by Anthony Mills

The local luxury car market is all but paralyzed in Lebanon, thanks to the sky-high customs duties implemented 10 years ago have. Taxes on upper high-end cars like Maybach, SLR, Ferrari, Maserati, Aston Martin, Lamborghini, Bentley or Rolls Royce run at close to 50% of the car’s base value, and that’s not including the 10% VAT and 8% registration costs. The result? Luxury vehicle buyers in Lebanon pay between 60% and 80% of the car’s base value in tax – so, a Maybach or SLR will set you back around $700,000, and a limited edition Ferrari costs more than $1 million. Even for wealthy Lebanese, prices like that are prohibitive, especially during a recession, and even free-spending Gulf Arabs recoil at the prospect of paying so much tax for a summer hotrod. With no reduction of customs on the horizon, some distributors are considering closing up shop altogether while many are selling cheaper models to make up for the loss. Others plan to continue offering exorbitantly-priced vehicles because they bolster overall brand image.

“There is practically no market for high-end luxury vehicles in Lebanon because of the taxes imposed on these kinds of cars,” declared Samir Homsi, president of the auto importers’ association. “The only way to solve the problem is to get rid of the registration fees and bring the duties down to at least 30%.”

Overall sales of high-end luxury vehicles in Lebanon do not exceed 30 a year. Aston Martin distributors, Mana Automotive, expect to sell five cars this year; last year they sold two. As for the Bentleys, they have been selling, on average, one a year since the high customs duties were implemented. The Maybach, distributed by Mercedes dealers Gargour & Fils, went on sale last year and only two have been sold so far, with no more sales expected by the dealers for the rest of 2004. The MacLaren SLR, also distributed by Gargour, debuted this year and two have been sold, with one more sale expected before the end of the year.  Faring slightly better are Ferrari and Maserati, distributed by Bazerji & Sons, which expect to sell eight and 11 vehicles, respectively, by the year’s end.

For Roll Royce, the news is even grimmer: distributors Saad & Trad haven’t sold one of the prized automobiles since 2002. Prior to that, they were selling about one or two a year. The drop in Lebanon Rolls Royce sales is of such a concern to the Rolls Royce mother company that they are sending over a representative to discuss the possibility of suspending Rolls Royce sales in Lebanon altogether. Also the agents for Bentley, Saad & Trad added the Lamborghini franchise to their roster this year, but have not sold any of the cars to date.

To perk up slumping sales, Saad & Trad, along with other distributors, are beginning to offer somewhat less-expensive, but nonetheless still pricey, models. The Bentley Continental GT, for example, costs around $90,000 less than the average classic model and the distributors expect to sell between five and seven cars a year. “The customer says to himself: it’s cheaper and it’s still a Bentley. But it’s not as though we’re going to sell 10 or 12,” noted Michel Trad, Saad & Trad director.

For their part, Mana Automotive expects to begin selling a cheaper version of the Aston Martin some time in 2005. Excluding VAT and registration fees, it will cost roughly $150,000, which is about $100,000 less than the current cheapest model.  “More and more car manufacturers are targeting what we call the Porsche niche,” explained Alex Samaha, Mana Automotive general manager. “They are developing cars that will sell at about the price of a Porsche Carrera. If we had an Aston Martin like that, then instead of selling four to six Aston Martins a year we might sell 15 to 20.”

Other brands, however, will not be offering lower-priced models. Mercedes will continue selling the steeply priced Maybach and offer the equally expensive MacLaren SLR because although almost no sales are expected, the two luxury models will bolster the Mercedes brand as a whole, buttressing sales of other Mercedes models. “It’s not the money we make out of it,” said Negib Debs, the Mercedes-Benz sales manager. “It’s done for prestige. Plus, Mercedes doesn’t want to leave the upscale segment in the hands of Bentley and Rolls Royce.”

Mana Automotive has an additional motivation for plodding away at its unprofitable luxury vehicle business. “Traditionally, strong distributors need a luxury brand,” said Samaha. “For the moment, the investment in the premises, tools, training, and parts that it takes to sell these kinds of cars, and the margins we make, make it a losing – at best a break-even – business.”

To further boost the company’s sales, Mana Automotive is set to add the Ford owned Jaguar and Volvo to its already existing portfolio – which includes Ford’s Aston Martin and the Land Rover – when the distribution of all four brands is consolidated in Lebanon.  “We will be well positioned to be the company under which such a consolidation would take place, since we already have two of their brands, and are selling the Range Rover well,” Samaha said.

For the rest of high-end car distributors, though, their saving grace remains the reduction of the government customs duties, which would increase sales dramatically. The government would actually benefit more from a rise in sales than it does from the customs duties it imposes on the few high-end luxury cars that are currently sold in Lebanon.

Homsi asserted that if customs duties were reduced the number of luxury high-end vehicles sold in Lebanon would jump from not more than thirty to well over 200.

Notably, he said, Gulf Arabs who for the moment ship their plush cars over for the summer, would begin buying cars here. Customs duties on luxury cars in Dubai, for example, run at about 5%. The Bentley dealer in Dubai sells over 20 cars a year.

Fadi Makki, director-general of the ministry of economy, said he agreed that a reduction in taxes would help the situation, but added that only the finance ministry could decide the matter. A spokesperson for the finance ministry, meanwhile, said only the finance minister was in a position to comment on whether or not the present customs policy was economically sound, but he was unavailable for comment as a result of the 21 October resignation of the cabinet. Market observers, however, say the situation is unlikely to change any time soon, as the people benefiting from customs duties are not the same as those who would benefit from increased sales taxes. The former have no desire to relinquish their source of income.

Some importers suggest that if customs are reduced, and Lebanon really establishes itself again as the playground of rich Gulf Arabs, the latter would account for the vast majority of increased luxury car sales. For the moment, they make up a negligible portion because although they can buy cars in Lebanon customs tax-free if they take the cars back to the Gulf, most want to keep the car in Lebanon as a summer toy. To do so, they would have to pay customs. It costs less to ship cars in from the Gulf.

Even if the government did reduce customs duties, other impediments to the sale of high-end luxury cars in Lebanon would remain, said some industry observers. First, since the war, and particularly since the beginning of the country’s economic downturn, a number of the Lebanese who can afford high-end vehicles don’t want to be seen in them. This is particularly apparent in the case of stately cars like the Maybach. Although drivers are less hesitant about showing off in a luxury sports care, Lebanon has no roads on which to race a Ferrari, Lamborghini or SLR.

Other industry insiders, though, counter that with the renaissance of downtown Beirut as a hub for the wealthy, well-off Lebanese are rediscovering their taste for top-end cars. And those – both Lebanese and Gulf Arabs – who buy the sports cars, are, they maintain, more interested in exhibiting them than in racing them. “The majority want to show off,” stated Trad of Saad &Trad.

Importers say the few buyers who can afford high-end luxury vehicles fall into two distinct categories: those with established wealth in the family – the bourgeoisie – and those whose wealth is newly-acquired – the ‘nouveaux riches.’ It is the latter, one importer said, who seek to aggressively flaunt their riches, to shove it in people’s faces, to provoke. They often buy several luxury cars. The former want simply to satisfy their egos. Their attitude is: “I can afford it, so I’ll buy it,” said one importer. “Of course the ‘see what I’m driving’ attitude is also present. But it’s in the background.”

This division is also apparent in the choice of brands. “I see a chairman of a bank in a Jaguar,” said Ferrari distributor Bazerji. “But a ‘golden boy’ from the stock exchange I see more in a Ferrari or Maserati. The Ferrari is a show-off car, for people who want to show they have achieved something.”

Distributors agreed that most luxury car buyers attach enormous value to after-sales service and personalized treatment. They want to be pampered by dealers, both during and after any purchase. And they want to be sure that the car will be looked after and properly maintained. Distributors have to establish a reputation. “We show them what we’ve got, the tools. We even let buyers meet the engineers. Marketing is by word of mouth,” said Samaha. “We don’t rely on advertising. People who are interested in this category of car know where to find them.”

Box

Aston Martin Vanquish S: $350,000 (incl. 20% customs duty on the first $13,300 of the car’s CIF value + 50% on the remaining value) + 10% VAT + 8% registration fees

MacLaren SLR: $706,100 (incl. 20% customs duty on the first $13,300 of the car’s CIF value + 50% on the remaining value) + 10% VAT + 8% registration fees

Maybach (short wheel base): $658,900 (incl. 20% customs duty on the first $13,300 of the car’s CIF value + 50% on the remaining value)

Lamborghini Gallardo: $254,900 (incl. 20% customs duty on the first $13,300 of the car’s CIF value + 50% on the remaining value) + 10% VAT + 8% registration fees

Rolls Royce: $602,000 (incl. 20% customs duty on the first $13,300 of the car’s CIF value + 50% on the remaining value) + 10% VAT + 8% registration fees

Bentley Arnage RL: $229,400 (incl. 20% customs duty on the first $13,300 of the car’s CIF value + 50% on the remaining value

Ferrari Enzo Limited Edition: $1,179,700 (incl. 20% customs duty on the first $13,300 of the car’s CIF value + 50% on the remaining value) + VAT + 8% registration fees

Maserati Quattro Porte: $150,000 (incl. 20% customs duty on the first $13,300 of the car’s CIF value + 50% on the remaining value) + 10% VAT + 8% registration fees

November 1, 2004 0 comments
0 FacebookTwitterPinterestEmail
Special Section

CATCHING UP WITH THE GLOBAL AUTOMOBILE INDUSTRY

by Thomas Schellen November 1, 2004
written by Thomas Schellen

Some gadgets in the arsenals of today’s automotive designers and engineers will not befit the Lebanese market. Take for example one device that aims to improve the road safety of the new Citroen models C4 and C5, which had their world premiere this autumn at the Mondiale de Automobile in Paris and will be debuting next month in Beirut.

The cars have a system capable of monitoring lane-separating guidance lines on the road. Infrared sensors under the car trace these lines and trigger an alarm if the driver leaves his lane at a speed of more than 80km/h without setting a direction light. An alarm hits daydreaming/sleepy drivers in form of vibrations in his car seat, shaking them to attention where they might feel it most, although waggish motoring journalists immediately ventured that some drivers might now cruise in deliberate serpentine patterns along the highways, so as to enjoy a massage to their bottoms.

While Citroen’s new optional lane-crossing alert might not make it anywhere into the catalogue of standard equipment required by safety codes, investment into the system would definitely be wasted on Lebanese roads. Apart from reasons rooted in driving habits here, road conditions – beginning with uneven lane markings – simply wouldn’t be suitable.

This puts the device in the same league as some of the proximity alarms in big luxury cars, through which manufacturers wanted to protect their clientele from the experience of denting their fenders when scraping too close to other cars. In wheel-to-wheel Beirut traffic, some drivers had their alarm beep every second minute of normal maneuvering.

The serious reality underlying such amusing discrepancies between international and local driving cultures is that the global car industry is today dealing with issues that sometimes seem light years apart from the awareness of a market like Lebanon whose annual adoption of new vehicles would even in ideal scenarios be a split atom compared to current worldwide output of 60 million cars. But for having any chance to integrate this country into the much-discussed future of the automobile, the policy makers, auto importers and consumers of Lebanon must stay in touch and often catch up with these developments. 

It starts with the industry’s fundamental economic and operational concerns. The big car producers today encounter decreasing demand growth in their European, American and Japanese markets. Their mega-plants with daily output capacities of 700 or more vehicles per day are regarded increasingly as inflexible and past their prime and are challenged by leaner competitors with more modern plants and/or lower labor costs. As the most recent capacity reduction plans and intense disputes between labor and management in the European General Motors factories illustrated ever so clearly, these problems greatly burden manufacturers as well as society at large and put planning abilities of industry strategists to the test.

Analysts specialized on the automotive industry have suggested recently that the next big thing in car manufacturing will be in sourcing components globally from low-wage manufacturing locations and decentralized production of built-to-order vehicles in small factories very close to their markets. Studies indicated furthermore that the road to new profits for an automotive brand in a decade or so could be to turn itself into a mobility provider, a company that satisfies driving needs through not only in producing cars but employs a business model to maintain ownership of the vehicles and lease them to customers in several cycles. This would allow producers to realize their profits throughout the entire life of the vehicle from provision of financing and insurance services, along with revenue from after-sales maintenance and repairs.

 

Killing us softly

Could such fundamental changes in the auto industry be harnessed to the advantage of Lebanon? It may be a daring thought, even though the impact of such eminent changes in manufacturing and brand management on the local auto sector appears undeniable. However, in the car industry and among public sector planners here, only a rather limited number of forward-thinking minds seem today concerned with the evolution of mass mobility and long-term issues.

Besides automotive manufacturing and economics, these vital questions also regard technological changes mandated by the negative aspects of the century-old gasoline burning combustion engine. The depletion of fossil fuels – a concern exacerbated by growing demand for cars in new markets such as China, where sales of locally produced cars reached 1.51 million units in the first eight months of 2004 – is bound to resurge as the auto’s global economic bogeyman, illuminated scarily by projections of ever-rising oil prices.

Energy consumption and the health and climatic impact associated with the automobile are issues that societies ignore only at their own peril. Commitments to pollution avoidance, energy conservation and environmental care are understood today as guiding necessities for the survival of the global automotive culture. These commitments have already resulted in massive improvements in lowering fuel consumption and reducing harmful emissions, but they also require responsible decision making from national levels.

In these regards, Lebanon has a colossal untapped potential for improvements through policy making. Current taxation of motor vehicles is heaviest on new and most lenient on technically obsolete cars. As such, the policy incorporates a certain component of social concern for transportation needs of lower earners but runs very much counter to all ambitions of making traffic safer and cleaner.

If Lebanese lawmakers could envision a tax model capable of encouraging citizens to scrap over-aged cars and acquire new, energy-efficient ones – for example by allowing a limited-time transfer of the tax rate due on a very old car if it is replaced with a new, efficient model – they could create incentives for rejuvenating the national car stock with positive impulses for national health, safety and economy. Action is also mandated urgently in respect to controls of pollution levels and creation of mechanisms enabling authorities to interfere when public health is endangered. By not addressing issues such as the need to halt traffic during pollution emergencies, legislators here further widen the distance between the global and local automotive cultures.

Positive signs of assimilation of the Lebanese driving standards into global best practices came this year through the progressing implementation of the mandatory car insurance requirements and road worthiness inspections or mecanique. On the insurance front, the numbers of vehicles with third-party-liability insurance is increasing for both, bodily injury and material damage covers. This is thanks to the fact that well reputed insurers offer the bodily injury policy only in conjunction with a policy on material damage.

The combining of the two covers offers insurers a better chance for keeping their motor portfolios viable and enlarges the range of protection for society. Such policies are available at $100 to $120 from leading providers. This, insiders point, is still a bargain price and would probably need to increase by 50% to make the business of TPL motor insurance profitable for sector companies.    

The process of having motor vehicles undergo a technical inspection before issuing them with Mecanique stickers, in force since the beginning of the year, is also moving towards becoming a fixture in local driving culture. According to Amjad Hamzeh, claims manager and administrator at the Hadath inspection station, the facility processes about 2,500 cars per day, or half its technical capacity. Inspections involve a checklist of 156 points with direct impact on road worthiness, Hamzeh said, which are completed in about 20 minutes of checking per vehicle. The Hadath facility is the largest of four inspection stations in Lebanon, which are staffed with a total of 300 personnel.

At present, the number of cars failing to pass the unfamiliar test on the first attempt is relatively high, at 50%, but the inspectors anticipate those figures to drop in the future as drivers get more alert to the preparations they need to make for the new mecanique. Most defects are minor, with problems like malfunctioning headlights, direction signals or seatbelts, Hamzeh noted, and can be fixed easily.

The number one cause for sending drivers back is not even technical and stems from discrepancies between the vehicle chassis number and the number recorded in the car registration. The manager advised that drivers should check their headlights, seatbelts and especially compare the chassis numbers of the vehicles to their registration papers, to avoid having to re-visit.  

While he acknowledged that the stations had been confronted with complaints and had to battle various ways of attempting to bypass the inspection procedure, Hamzeh emphasized that controls against abuse were in place and functioning. The inspectors had heard about alleged dangerous practices of exchanging faulty parts only temporarily for the mecanique visits but never encountered evidence, he said and warned, “People should not trust third parties who take their money under the pretense that they could make their cars pass the mecanique without testing. That doesn’t work.”

There are many more aspects to modern mobility-driven civilization. A bit more to the sidelines of the issue of a better driving culture is the concept of keeping cars shining way beyond their age. A new local franchise enterprise scheduled to open at the end of this month has set its mind to do exactly this and create the Lebanese market for car detailing as well as protection of interior and bodywork.

Businessmen Walid Yazbeck and Simon Barakat acquired the franchise of internationally leading automotive services firm, Ziebart. They invested sizeable amounts into building a modern facility on the northern entrance of Beirut where cars can receive a fundamental cleaning and polish plus protection against stains on the upholstery, fading dashboards, and minor exterior dents. With a range of service packages priced from $90 to over $300, the company aspires to triple their expected initial turnover within five to six years, even as the entrepreneurs assume that they have to raise their clientele from a currently very low level of awareness. “The market needs to be educated and expanded,” Yazbeck said. “We will create the need.”

This leaves the thorny issue of driving mores and attitudes. The way in which this society looks at the car betrays a mixture of three widespread attitudes: infatuation with a symbol of alleged potency or attractiveness; use of the vehicle as a handy outlet for frustrations; and informality of road etiquette.  

All this isolates the Lebanese from the cutting edge in automotive culture. Whether sitting behind the wheel, co-driving or discussing it over a cup of coffee, many Lebanese readily concur that this country is rife with lousy driving – and seem frighteningly content to do nothing about it. But if Lebanese living abroad can function well in their adopted automotive environments (and are dismayed over the road behavior they witness when visiting home) and if an up-and-coming Brazilian race car driver by name of Anthony Kanaan can win the US IndyCar Series this year as the first pilot to complete all 3304 laps of the races – then at least the problem does not seem to be genetic. 

November 1, 2004 0 comments
0 FacebookTwitterPinterestEmail
Special Section

Baby you can drive my car

by Thomas Schellen November 1, 2004
written by Thomas Schellen

In the first nine months of 2004, Lebanon’s dealers sold nearly 15,000 new vehicles, nearly 17% more than in all 2002, the year in which the recession and introduction of the Value-Added-Tax had severely depressed the market for the country’s automotive dealers. Expectations are that by year end 2004, well over 18,000 new vehicles – an improvement of around 50% over 2002 – will have been bought by individual owners and fleet buyers.

These results are, however, only from dealers of new cars. While buyers can find some late-model, good looking vehicles on the lots of used car importers, these traders are not part of the dealership organization. Their overwhelmingly primitive presentation facilities and operations contribute nothing towards improving the state of the automotive sector in Lebanon in terms of business sophistication or customer service. In this respect, used car dealers and the army of small vehicle workshops scattered around the country are equally unproductive, maintaining the problematic status quo of an automotive care industry without universal standards on quality or safety, not to mention a high margin of fraud.

In the private sector, registered dealerships are the only ones with the realistic potential to spearhead the creation of a domestic auto sector fit to meet the growing needs for vehicular safety and reliability, energy efficiency and environmental responsibility. A good handful of official dealers have in the past two to three years already invested six-figure amounts into new showrooms and/or, more importantly, after-sales facilities and car maintenance workshops that satisfy the requirements of the international manufacturers they partner with.  

The sector is also more transparent than it was a few years ago. Albeit not conclusive in every detail, figures on sales provided by the importers’ association today allow analysts and interested public to gain insights into the business anatomy and market trends of Lebanon’s automotive sector. As industry and public planners still have nothing but vague estimates to rely on in assessing the size, age and composition of the national vehicle stock, the car importers’ data are highly relevant for better understanding the sector’s economic contribution and issues it has to face.

Looking at the stats

As the data for the current year reveal, European makes defended their position as the preferred choice of drivers in Lebanon. They accounted for 47% of units sold in the first eight months of 2004, even as the exchange rate between the euro and dollar (as well as pound sterling and dollar) continued to weigh against imports from Europe.

In a year-to-date comparison, European makes gained 31% in their sales over the same period last year, bringing their market share from 46% in 2003 to 47% in 2004. In 2002, Europeans had accounted for roughly half the cars sold in Lebanon. Japanese makes are the second main choice of Lebanese car buyers, even though the increasing popularity of Korean brands has eaten into their market share. Car makers like Hyundai, Kia and Samsung enjoyed a market share increase from 7% to 8% in 2002 and 2003 to 11% in 2004, corresponding to the lessening of the Japanese automotive grip, which has experienced a decrease in market share from 43% in 2003 to about 38% in the first eight months of 2004.

In fact, Korean cars, along with American makes, comprise the two strongest regions in terms of sales increases this year. US brands achieved the strongest percentage gains, their 575 units sold in the first eight months being more than double of what the US brand importers did from January until August 2003. However, in perspective to 2002, the market share of US brands edged up by 1.5 % to just below 5% of the total Lebanese car market.

The US increase over 2003 is partly a result of a temporary absence of the Ford brand from the statistics, whose reported jump from one to 58 sold units in a year-to-date comparison stuck out in the statistics as a stellar ratio. However, improvements for all brands of main GM dealers Impex (one of the dealers who invested substantial amounts into new showrooms and upgraded service facilities) certainly indicated a strong performance of American vehicles in the sector’s short-term evolution.

Pepper and shellfish

Looking at vehicle types, the markets for trucks and commercial vehicles remained slow. By contrast to the passenger car segment, sales in this segment continued to be dominated by the Far Eastern brands, with nearly 70% of the market, because of the cost advantage in comparison to European and American vehicles. Among subcategories of the passenger segment, Sports Utility Vehicles captured a 17% share of vehicles purchased from January to August.

When analyzing positions for this profitable segment, the Japanese beat their competition by claiming almost two thirds of the market between January and August, followed by the Europeans (19%) and the US (9%). Porsche’s venture into the SUV segment seems to have paid off for their local dealers, as sales for the Cayenne were almost double of those for their regular models. The Hummer found enough takers to confirm that the Lebanese macho toy niche is alive and kicking. 

While car sales are looking up on the whole, the picture is far from uniform on the level of the various brands. The super luxury marques struggled in particular (see story on page xX) but on the budget end, products from south-east Asia couldn’t score with buyers and the Eastern European Lada shrunk to a very marginal market share.

In the “merely expensive” section, things looked decent. The Japanese luxury brands Infiniti and Lexus appeared able to secure increasing favor with the up-market audience but German oberklasse stalwarts Mercedes also improved by over 40% vis-à-vis the first eight months of 2003. BMW and Britain’s Jaguar held their grounds with certainty and US nobles Cadillac more than doubled their sales.

Outstanding results on the middle rungs of the price ladder came from Peugeot, which leapt to the top of sales this year, followed by Nissan, Renault, and Toyota. The latter two improved their position relative to last year while Nissan sales contracted slightly in a year-to-date comparison. Between them, these four makes ruled the scene in volume with over 46% of all new car sales between January and August of 2004.

Traditional mainstream manufacturers with a midfield position in terms of local market positions were Honda and Volkswagen, improving their sales by 41% and 64%, respectively. Ranked between them in terms of units, Korea’s Hyundai nearly doubled their sales. Kia, Chevrolet and Seat advanced solidly in percentage terms. Two newcomers, the re-vitalized Skoda and the urban-life specialist Smart found friends.

A total of 23 brands enjoyed a plus sign in the statistics, but a significant number of car makers were not as lucky. From Aston Martin to Tavria, the association’s official records for the first eight months of 2004 showed no single sale for about 20% of the brands on its list.

In addition to these makes, 17 manufacturers registered drops in sales ranging between 5% and 77%. Those in decline included some well-known and long established names, from Alfa Romeo and Volvo to Citroen and Opel, as well as the single-model manufacturer, Mini, which had initially ridden into town quite strongly on the back of its youthful image.

As major and smaller dealers of mainstream brands agree, price is the leading element in customer buying decisions, followed by model appeal and after-sales service quality. In the first two points, local dealers depend much on the manufacturers. But in service quality and, an additional factor of substantial importance, local reputation, dealer performance strongly influences the market perception of a brand.

German make Opel – which once enjoyed a strong Lebanese market position – is an example of a brand that has suffered as a result of years of bad agency representation. According to current dealers Techno Cars, Opel had been well represented before the conflict years, selling 4,000 cars per year. But during the war, the dealership was vacant for a long period and the dealer did not offer any services, driving down the brand’s local reputation and resale value, Techno Cars manager Nadim Hakim told Executive.

To create a viable dealership, Hakim’s company started out by first importing a large supply of spare parts and rebuilding the car’s image. After 10 years of selling the brand, Techno is now on a solid footing regarding the resale value of Opel models, Hakim said. Here, however, the importance of the manufacturer’s awareness comes in. However, Opel’s inflexible pricing policy – the manufacturer did not adjust its offers to cushion the impact of the euro rise – kept the sales potential of the make stunted. It was only after regional dealers managed to gain the attention of the general manager at Opel’s Dubai office that factory prices for Opel cars were decreased for dealers in the Middle East. At the Beirut Motor Show this month, Techno Cars will be presenting the new Opel Astra and other models, from which the importer expects an upwards push for their sales.

With cost being such a decisive consideration in the local market, aggressive pricing is a tool that many dealers here employ in their battle for market share. This was recently reflected by a whole bunch of makes being advertised in wholly price-driven billboard advertising campaigns, which included quotations for some European models that were offered at up to $1,000 below their net price in key EU markets.

The aggressive pricing may well be held responsible for the fluctuation in sales of certain makes, giving some dealers a market share advantage over more conservative competitors. However, although such pricing strategy may result in the increase in sales, the low costs do not necessarily lead to an increase in profitability, which is especially true in the significant fleet car deals, which show very subdued profit margins. It is worth noting that many members of the car sector admitted to EXECUTIVE that in light of this situation, they expect a radical contraction in dealer numbers over the next few years.

The reality remains that even with an increase to more than 18,000 new cars sold this year, the Lebanese market for cars is not only naturally restricted in size, it is also beset with unnecessary obstacles and fiscal burdens that suppress sales of new cars. In this regard, nothing has yet improved during the past 12 months. 

November 1, 2004 0 comments
0 FacebookTwitterPinterestEmail
Economics & Policy

Does it really matter who wins?

by Faysal Badran November 1, 2004
written by Faysal Badran

By the time of this publication, and barring any confusion á la Florida, or a major 9/11-type ‘event,’ the new president of the US will be known. But while in the US the presumed majority will be celebrating and the others put up a good face to it, we in the rest of the world can ask if the decision will change anything. And we can also ask if such an exercise of democracy meets the standards of reason.

In attempting to guesstimate the winner of the race for the White House, the most rational approach should be to evaluate performance of the incumbent, meaning to lay down some form of report card for George W, and try to measure how he has fared in relation to his stated objectives. Before embarking on this though, let us address the issue from a Lebanese and Middle Eastern perspective.

To put it bluntly, the outcome simply does not matter. At least not in the sense either one man or another will have a different aerial view of the region. They do not. Their policies in this area are driven by pure US national interest, and unfortunately, and until we bring to the table viable alternatives, this means heavy support for Israel and selfless interest in oil. So, before you delay something on the account of the elections in the US, please bear in mind that we are unlikely to see any US president don a keffieh!

More relevant is, at this stage for our region would be the subtle hints from Kerry that he will attempt to reassemble all or part of the shattered international consensus. This is not negligible, but not money in the bank either. It is better than the bloodthirsty imperial neo conservatives, but again, election promises are made to be diluted. So, if either of the men does reach out to the world in attempting to bring the region to a more stable framework, and try to build bridges, it may be a good thing. The problem is that it may be too late.

My contention is that Kerry, given Bush’s record, would by all rational measures have to be poised to win. Before you think to yourself that with three weeks to go the polls were dead even, it is worth remembering that polls are not very accurate, especially when the polarization is so high. Meaning, they don’t always capture the undercurrents of society. The most relevant example of poll inefficacy is the French presidential elections of April 2002. Not one poll had predicted that extreme right wing leader and 1930s nostalgic Jean Marie Le Pen would make it to the final round. Almost every poll showed in fact that Jacques Chirac and his socialist rival would face off in the second and final round.

Sometimes, when a country is angry, the polls don’t show that. And without falling into Michael Moorism, it seems that most Americans had plenty of reasons to be dissatisfied with Bush. Let’s look at a point-by-point assessment of his term.

? On the most pressing issue for Americans, national security, Bush, having exhausted the mileage out of 9/11, has in fact destabilized one of the most fragile regions of the world and exposed Americans and American interest to great danger. He has also exacerbated the tensions in the region by fueling the extremist argument that the US is an overreaching empire with no morals. Bush has done little to bring the Palestinian-Israeli conflict to the forefront despite many smart people in Washington, including Colin Powell urging him to do so. In fact, many, including myself, feel that the fuel for extremism comes from the massacre and dislocation of the Palestinians. Now you can add Iraq to the mix. And although most sane observers agree that the removal of a tyrant is a good thing, the new Iraqi chaos may be an impossible price to pay. There is no conceivable way that the Americans can consider that the Bush brand of democracy did very well in Iraq so far, and his ability to export this notion has been as ineffective as his drive to export goods and services to China! As a corollary to his “smoke ‘em out” foreign policy, Mr. Bush also vowed to secure the oil. Well, let’s just say that for the layman on the street, and in his car, he has done exactly the opposite as oil, and thus gasoline prices have more than tripled since he got anointed by the Supreme Court. One would think that with 150,000 troops on the ground, supposedly spreading democracy, oil would have been at least stable. Not so.

? The US economy has seen a slight uptake, but no real improvement. Mr. Bush has had the worse record in job creation since Truman, and his tax cut, aimed at the wealthiest 5% and top corporations, has had no real aggregate impact if not to polarize even more the majority of the population trying to make ends meet. For the purists, Bush took office with the Dow at 10,800, and has presided over steady erosion toward 9,800 today and quite a few scandals to boot – Enron being the most prominent. Bush also turned a fiscal surplus into the worse deficit (even when taken as a percentage of GDP) ever.

? Bush has alienated many layers of society, increased the dislike of US policy abroad and placed both the perception and reality of the American dream on a collision course with historical reality. He has little to offer to the world, and little to offer to the unhappy families that have seen over a 1000 of their loved ones killed for no legitimate reason, suffered increased energy bills, and mortgaged US fiscal safety for generations to come. As change in the current global environment could not be bad and the economic facts speak for choosing a new president, my pre-election guesstimate is that Kerry will squeak through. Will I have to eat my words?

November 1, 2004 0 comments
0 FacebookTwitterPinterestEmail
Economics & Policy

Wishing for a miracle

by Tony Hchaime November 1, 2004
written by Tony Hchaime

“I trust Lebanon and its beloved people to God Almighty.” While Rafik Hariri’s resignation flourish may have had more than its share of melodrama, one has to question whether the end of his 12-year “reign” – punctuated as it was with a Hoss-led INTER-REGNUM – will mark the end of an era characterized by donor conferences, a Solidere-dominated Beirut Central District, rampant construction projects and inflows of Saudi money. Certainly Omar Karami’s government is faced with a daunting task and, which he admits, “cannot do miracles.”

That may prove to be an understatement. The formation of the new cabinet was fraught with in-fighting and it remains to be seen how its final composition will bring about constructive changes, especially in light of the fact that former finance minister Fouad Siniora made it perfectly clear in his 2005 draft budget that Lebanon’s situation is desperate. The budget deficit

What Siniora’s budget achieved, (Siniora probably knew he would not be around to implement it) was to unveil the true state of the Lebanese government finances. He also reiterated that taxes have been taken to the highest level possible and custom duties can’t be raised. Few methods to increase government revenues remain available. The cost of living has reached almost unbearable levels and raising taxes to boost government revenues is not an option. The Hariri government had tried every trick in the book to reduce expenditures in previous years, such as the cost of debt, pruning MEA, and improving efficiency at state-owned assets such as the Port of Beirut, Ogero and Libanpost. With no room remaining to cut any more, Siniora came up with radical cost-cutting measures never before attempted by any government. It is through the arguably over-ambitious cost-cutting measures that Siniora aimed to reduce the deficit in the new plan. The 2005 budget foresees total expenditures of LL9,575 billion, significantly lower than then LL10,150 billion budgeted for 2004 – incidentally, total expenditures had already reached LL7 billion by August of 2004.

It is not, however, the magnitude of the cost-cuts that have labeled the new budget “overambitious,” but rather the means to achieve such targets. The unorthodox methods include the following:

– Cancellation of all perks provided to cabinet ministers and members of parliament, such as petrol allowances, discounts on utility and telephone bills, custom duties on vehicles, and other bonuses.

– Increase in the working hours of all public institutions, in addition to a 3% reduction in salaries of public sector employees.

– Cancellation of the State Security apparatus, reduction of the number of army personnel from 65,000 to 25,000, and that of the police from 30,000 to 17,000.

– Reduction of the length of the compulsory military service to 6 months, from the current 12.

– Cancellation of the ministry of the displaced, the Council of the South and its associated fund.

On the revenue side of what was labeled a “reformist bombshell,” not much has changed from the plans and strategies presented in 2004. Maintaining an opinion that the Lebanese people have suffered enough to support the budget deficit over the years, Siniora insisted that no additional taxes would be levied, nor would there be any increases in government fees and duties. Total revenues are expected to reach LL7,160 billion for 2005, compared to the LL6,850 billion budgeted for 2004.

So the focus falls back to government expenditures and how to reduce them. Government expenditures include debt servicing and other expenditures. Debt servicing has successfully been reduced in 2004, thanks to the efforts of the last Hariri government. Will the Karami government be able to maintain such achievements? It is difficult to foresee, especially since interest rates have already started heading upwards since President Emile Lahoud’s controversial extension. Should the government be able to achieve such revenue and expenditure targets, the overall deficit would be expected to fall to LL2,415 billion (25% of expenditures), significantly below the deficit of LL3,300 budgeted for 2004 (32% of expenditures).

Reforms introduced through Siniora’s draft budget

While such measures would undoubtedly significantly reduce government expenditures, they have not been well received by other cabinet ministers, the military, or members of parliament. Elsewhere, as part of an attempt to force desperate reforms, the draft also includes the establishment of two internal units within the ministry of finance, one to monitor the performance of the ministry, while the other would be solely dedicated to manage the public debt at the ministry. That in addition to radical changes in the social security, merging public schools and reducing the number of teaching staff, and other measures.

Finally, the minister intends to tackle what represents undoubtedly the greatest drain on government finances: Electricite du Liban. Currently, the government spends an estimated $300 million a year to cover the losses of EDL, which result mainly from mismanagement and poor bill collection, factors exacerbated by high fuel prices globally. Almost a third of the $33 billion public debt results from funds spent to cover EDL losses over the past decade.

While the issue of privatization and securitization of state assets was once again brought up in the draft budget as a necessary and crucial step, the minister downplayed the chances of such measures being undertaken. Siniora, perhaps rightfully, claims that serious economic reforms, namely at EDL, among others, should be implemented prior to engaging in successful privatization schemes.

Lahoud’s previous attempt at controlling government expenditures by putting forward a cost-aware government under Selim Hoss backfired, paralyzing growth by blasting foreign investments and halting infrastructure projects and construction permits.

The public debt

One of the major tangible problems awaiting the new government is the massive public debt, a burden of around $35 billion sitting on the shoulders of every single Lebanese citizen making a living in the country. Surely enough, not much can be done on reducing the absolute value of the debt as it currently stands, since the Lebanese government is nowhere near having enough surplus funds to repay any loans.

In fact, assuming Lebanon would still have to pay a total of $800 million in interest between September and December of 2004 – which is somewhat of a conservative estimate – total debt servicing for the year would not exceed $2,600 million, which is significantly below the debt servicing burden of 2003, which reached $3,233 million (See public debt and debt servicing chart).

This reduction is total cost of debt, of around 19% between 2003 and 2004 was achieved thanks to many efforts by the Hariri government, which include cheaper loans from Paris II, 0% loans obtained through agreements with the banking sector in the country, in addition to some securities market gimmicks, such as the recently completed Eurobond swap. Would a new government led by Karami be able to pull off such achievements? While it is hard to say at this stage, it may be sensible to warn that not many people possess the weight of Hariri on the international scene, or the domestic financial scene for that matter. Time will tell if a government of so-called “technocrats” will be able to maintain the trend set by the previous government this year.

Interest Rates and the Lebanese Pound

Directly related to the public debt are interest rates. They have driven the cost of the public debt up and down over the past year. However their impact is not limited to this as interest rates typically make or break an economic comeback from recession anywhere in the world, fluctuating in relation to two main parameters: government borrowing and eco-political stability. Although the Hariri government continued to borrow in 2004, an improved economic and investment climate allowed it to reduce the cost of such borrowing. The country witnessed its best-ever tourism season, and money was flooding in from across the region and beyond.

However, the sensitivity to stability proved itself once again in the past 6 weeks, as political uncertainty following the extension of Lahoud’s term in power, the resulting UN resolution 1559 and US sanctions, and the departure of Hariri have all put upward pressure on interest rates (see interest rates chart). All such developments resulted in an increase in interest rates of 1% on the domestic currency by the central bank, a major increase by economic standards. Such a move, under the pretext of “defending the national currency,” as advocated by Riad Salemeh, is the first significant hike in rates in two years.

Defending the national currency, in fact, has always been a highly debated issue in Lebanon, as it has a tendency of draining the country’s foreign reserves, with not many tangible or directly visible benefits. The Hariri government had, however, successfully increased the country’s foreign exchange reserves to more than $12 billion, and has been able to maintain it above that level for most of the 2004. Things took a drastic turn for the worse, however, between September and October, following the extension of Lahoud’s term and the announcement of Hariri that he would not lead a new government. The ultimate result was massive pressure on the domestic currency, forcing significant intervention by the Central Bank, and ultimately leading to a drastic drop of almost $1 billion in foreign exchange reserves in less than three weeks (See Foreign Currency Reserves Chart). As Karami’s government is handed the reigns, a daunting task awaits it: keeping interest rates low, and alleviating pressure on the domestic currency so as to not erode reserves. For that, political and economic stability are a must. Although it may not be fair to judge from a first impression, Karami’s efforts to form a new government do not inspire much confidence, as such efforts have done nothing but further emphasize the divisions among the Lebanese, and each and everyone’s quest for power at the expense of everyone and everything else.

Yet again, time will tell if the Karami government will be able to inspire confidence in people to stop the pressure on the Lebanese pound and the widening interest differential between the domestic currency and foreign currencies.

So now what?

The Lebanese status quo is changing. Pressure is mounting on the lira, eroding reserves, US and UN sanctions hang overhead, fuel prices are rising and electricity power shortages are more frequent as Lebanon hits an all-time low standard of living… the picture does not look so good. The last time Karami held office, the lira fell through the floor.

November 1, 2004 0 comments
0 FacebookTwitterPinterestEmail
Real Estate

Student housing: A booming market or a bad investment?

by Marianne Mirabeau November 1, 2004
written by Marianne Mirabeau

With an increasing number of foreign and local students in Lebanon, real estate developers have tapped into a new market. Private student dorms, hostels, hotels and furnished apartments ranging from the five-star to the budget are opening on an almost monthly basis, ready to cater to the ever-widening range of needs and demands of the student population. Yet real estate developers are divided as to the commercial viability of such projects, saddled as they are with low returns and high wear and tear. There is also the specter of an increase in supply of on-campus accommodation. But for the time being at least, many students are opting for the off campus option.

Taking their business elsewhere

The need for privacy tops the list of requirements for many students, in addition to the desire for space and cleanliness. With some rent prices off campus comparable to those of the student dorms, several students are choosing to hit the private housing market. “I saw the dorms at LAU, and it wasn’t pretty,” Natasha Kaskas, a 20 year old graphic design student at LAU, commented. “Nor were the AUB dorms. They’re not clean, and there are too many girls for one bathroom. It’s just not sanitary.” Kaskas opted for a private student dorm – one of the many that have been flourishing around the AUB and LAU area. University Residence has been her home for the past three years. At $375 a month for a shared room – less than LAU’s student dorm rents of $400 a month – Kaskas gets a bathroom to share with her roommate, cable, internet access, hot water and electricity 24/7, free cleaning and laundry.

“I looked everywhere, and there were no good places to live, except for here,” said Kaskas. “It’s cleaner and more private. You only have to share your bathroom with one roommate, but you also have the choice of living alone. There are just so many facilities here. I’m all set.”

The all women’s private dorm has experienced a steady increase in applications since it opened over three years ago, most notably from foreign students. “Our main target is foreigners – Saudis, Kuwaitis, Jordanians, Syrians,” building manager Abir Alameddine explained. “The number of applicants have more than doubled over the course of the last two years. Right now, the most represented nationalities in the dorm are Kuwaitis and Saudis.”

In addition to the free services – which appeal to the students – the dorm has successfully been able to gain the confidence of parents through its strictly enforced no males and no alcohol rule, as well as its 24-hour security service and the option of an imposed curfew on the resident. As a result, some parents are willing to pay up to $630 a month for a suite for their daughters in the dorm.

This high-end of the market is one that developer Ramzi Tarcha, owner of Koura Residence in the north of Lebanon by Balamand University, has successfully exploited.

At rates ranging from $210 to $290 a month – high by local standards – Tarcha offers luxury accommodations replete with a restaurant, gymnasium, pool room, in addition to standard services such as internet, cable, laundry and cleaning. “We studied the market for some time and gathered that there was a demand for it,” he explained. “We decided to go for a luxurious place, so as to differentiate ourselves from other student accommodations, and basically give students a five-star hotel life-style. Also, by deciding to locate up north close to Balamand University, we got rid of most of the competition – Beirut being completely overcrowded – and were able to buy land at a much cheaper price.”

Despite the steep rent, Tarcha said many residents take the double rooms for themselves, willingly paying twice the price for their rooms. “The residence can accommodate 100 people, but a lot of students take a double room for themselves and pay double the price, so right now we have 76 people who provide us with full occupancy,” he said.

Tarcha puts his success on finding an underexploited niche in the market, in an area where demand for student housing is rapidly increasing. “We have targeted different people with a different mentality, who are willing to pay a great deal of money to provide their children with a certain comfort to entice them to study,” he said. “So far, our marketing strategy has proven to be a good one. Also, the Balamand University dorms only have room for 150 students, and the university keeps on growing, so we are benefiting a lot of this.”

Hard to break even

Yet despite Tarcha’s success, some real estate experts would say his experience remains an exception to the rule. Lara Kanj of the real estate department of the Ashada Group, which specializes in the construction industry, has conducted two studies on the profitability of developing land for student housing purposes. Both times, the conclusion was that the investment would not be worthwhile. “If you want to break even, you should sell, not rent out, especially if rent is low,” Kanj explained. “If you build a building for the purpose of renting out the units, the rent is usually set at 8% of the costs. But with student housing, the rent needs to be much lower than that – it would take too long a time to break even.” Kanj recommends investing in student housing if you are already a building owner. “If you already own a building and you are breaking even with the finishing costs that you invest in it, then you could get by,” she said. “But if you are starting from scratch and need to take a loan from a bank, than you are not likely to make it.”

Ahmad Jammal, the manager of a furnished apartment residency by Verdun, who wrote a thesis on the real estate market in Beirut, concurred with Kanj. Starting off with a strategy of targeting students for his residence, Jammal rapidly reevaluated his plan and switched to the expatriate market instead.

“It does bring in profit, but it is not justifiable compared to the profit you can make in renting to non-students,” Jammal said. “Students will always reach a maximum level of rent beyond which you can’t go. To be profitable in this business you have to target those people who are willing to pay more. Students require a lot of overhead: you need to do a lot of repair after them, as they tend to break things, they get things dirty … they are a little careless. So the combination of low to medium rent, in addition to a lot of overhead, makes this a non-profitable business.”

Supply at risk of exceeding demand

Compounding the challenge is the gradual crowding out of the market. In addition to the multiplying number of private housing facilities for students, the universities themselves are stepping up to the plate to meet their students’ needs. USJ is in the process of building a student dorm, predominantly meant for its foreign students, which will be ready in 2005. AUB is following suit, and is conducting a market study to assess the competition it is up against from the outside. Considering the fact that the university is presently able to meet its entire demand for housing, an increase in its offer could well ensure it’s recovery of a larger chunk of the market. Despite the lack of privacy and restricted freedom through curfews, the AUB dorms do offer the advantage of relatively low rent – set at $1,060 per semester for a shared room – and the convenience of living on campus, with fellow students.

“The social life is very important to the students, which plays a big factor in their decision to stay here,” said Nawal Semaan, co-coordinator of student housing at AUB.

The campus dorms also guarantee greater security, which, according to Tarek Naawas, dean of students at LAU, has been a problem for some students living in private accommodations. “We do fear that parents might have issues with the level of security in these places, which are definitely not comparable to the security we can provide our students,” he said. “So when we are asked, we do inform parents of this. There have been many complaints linked to security and to theft.”

Some also question the likelihood of the number of students continuing to expand. “There isn’t a crowding out yet, but in five years there probably will be,” a real estate expert, speaking on condition of anonymity, predicted. “Both AUB and LAU fees are increasing, and if you look at the income per capita in Lebanon, you understand that it is getting harder for people to afford university fees. There were more financial resources to assist students in the past. These have now stopped because the focus is to develop technical expertise over academic expertise.”

A potential goldmine upon certain conditions, the student housing market remains one to be carefully trodden into.

An ever expanding student population

Traditionally a destination for study in the Middle East, Lebanon has seen a significant rise in the size of its student population over the course of the past decade. Between 1993 and 2001, the student population in Lebanon increased by close to 60%, reaching 119,487 students by the academic year 2000 to 2001.

The events of September 11, 2001, further boosted numbers, with an increasing number of students from the region turning to Lebanon out of frustration with lengthy US visa procedures and the threat of discrimination.

For the academic year 2003 to 2004, Nadine Naffah, an associate director of admissions at the AUB was quoted as telling the DAILY STAR that the number of students applying from the Arab world had jumped by 41%, with the largest number of applicants coming from Saudi Arabia and Kuwait. “September 11 probably affected the numbers, but we can’t be sure of that,” she said, adding that the increase could also be linked to the university intensifying its recruiting efforts in the region.

At the AUB, the number of students has been steadily increasing by 7% to 8% over the last five years, reaching close to 7,200 today, a quarter of which are foreign students. USJ has seen its student population increase by over 10% since 2000, from 7,200 to over 8,000, with its number of foreign students rising by 34%. LAU has witnessed an increase of 40%, with approximately 7,200 students today.

Many Lebanese students, especially freshman students who live far away, like to live in the dorms, as their parents prefer for them to live on campus. Both LAU and AUB are rapidly reaching their maximum capacity intake for student accommodation. The former can accommodate up to 120 students at its Beirut campus – 2% of its student body. For AUB, the figure stands at 474 places for women and 374 for men – 12% of its student body. USJ presently has no student dorms available. With the number of applicants rising, both LAU and AUB are seeing themselves forced to make students double up in rooms.

“Many students ask for private rooms, but we can’t give it to them until we have met all the demands for accommodation that we’ve received,” said AUB’s Semaan. As a result, the university is presently meeting all its demands for accommodation, but the number of students granted their own rooms are few and far between.

November 1, 2004 0 comments
0 FacebookTwitterPinterestEmail
The Buzz

Emotional intelligence and the mood of your organization

by Tommy Weir November 1, 2004
written by Tommy Weir

When Manfred FR Kets de Vries, the director of Insead’s Global Leadership Center, was asked how he identified successful leaders, without hesitation he replied: “The first thing I look for is emotional intelligence.” Emotional Intelligence (EI) is a term/skill that is receiving a lot of attention these days in management and leadership circles. Much of the 360 Feedback evaluation tool is devoted to measuring, to some extent, a person’s emotional intelligence. This month we will look at EI and how it can help you become a more successful leader.

Emotional intelligence, as described by Daniel Goleman, the EI guru, “includes self-awareness, self-regulation, motivation, empathy and social skill.” • Self-awareness is the ability to recognize and understand your moods, emotions, and drives, as well as their effect on others. If you are self-confident, realistic about your personal assessment, and have a self-depreciating sense of humor, most likely you are self-aware.

• Self-regulation is the ability to control or redirect disruptive impulses and moods. It is also having the propensity to suspend judgment – to think before acting. If you have integrity and are trustworthy, feel comfortable with ambiguity, and are open to change, chances are you are able to regulate yourself.

• Motivation is a passion to work for reasons that go beyond money or status, and having a propensity to pursue goals with energy and persistence. If you have a strong drive to achieve, are optimistic (even in the face of failure), and are committed to your organization, then you are definitely motivated.

• Empathy is the ability to understand the emotional make-up of other people. It also requires a skill in treating people according to their emotional reactions. If you have an expertise in building and retaining talent, are cross-culturally sensitive, and are dedicated to servicing your clients and customers, most likely you are an empathetic person.

• Social skill is having proficiency in managing relationships and building networks. It requires an ability to find common ground and build rapport. If you are effective in leading change, are persuasive and have developed an expertise in building and leading teams, then you have social skills.

Sample EI test questions include:

1. Do you recognize how your feelings affect your performance, the quality of experience at work and your relationships?

2. Are you aware of your strengths and weaknesses to the degree that others familiar with you would agree with you?

3. Are you open to candid feedback?

4. Can you celebrate diversity in personal and professional life?

5. Are you able to remain collected, positive and unflustered even in stressful situations?

6. Are you able to build trust by displaying congruent behavior through your words and actions being in alignment? 7. Do you keep promises?

8. Do you take responsibility for your actions and inaction where appropriate?

Ask yourself these further questions:

Do people feel comfortable with you? Do they want to be around you? Are you able to give praise to the right people at the right time? Do you know how to build teams, and what kind of people make good team players? Are you an effective motivator?

The idea that leaders must be self-reflective in order to be successful has been met with the quick response. “In order to make it in business, you have to be a doer!” We don’t disagree with this. But long-term successful leaders must be able to act and reflect. All leaders (all people) have blind spots, and developing the ability to self-reflect and accept critical feedback is crucial for overcoming them. In short, successful leaders are highly motivated to work on themselves.

Is it too late to learn? No!!

In fact emotional intelligence increases with age, some like to call it wisdom or maturity. That being said, even mature leaders need training in EI. The problem, however, with most training programs designed to teach EI is that they don’t deliver real change. EI training cannot be taught in a workshop or training seminar, it requires an individualized approach where behavioral traits can be examined honestly and modified. This requires time, persistence and practice, which is where coaches come in really handy. Having a coach shadow you throughout the day is an excellent way to become aware of behavioral traits that might not be working for you. In this way you will be consistently reminded of where, when and with whom you get off track.

Most leaders who are truly dedicated to improving their emotional intelligence demand a candid assessment of their strengths and weaknesses from trusted people who know them well. This may seem straight forward enough, but the sad truth is that it rarely happens. Most leaders may say that they are interested in honest feedback, but the fact is many lack the courage and inner fortitude to accept receiving information that may crack their persona of “I’ve got it all under control.” This is unfortunate.

Rapidly changing realities (political, economic, social and technological) require flexibility and a new breed of leader. Emotionally intelligent leaders have the ability to manage themselves in the face of unpredictable change. They are able to remain focused and clear under pressure. They understand that anxiety destroys their ability to assimilate information quickly and respond, and that fear closes down their creative thinking and decision-making skills. Emotional Intelligence is a skill that aspiring successful leaders cannot ignore. It can be learned and it provides lasting personal and professional rewards. All it takes is a sincere desire to improve, persistence, the courage to receive candid feedback, and a good coach wouldn’t hurt.
 


Tommy Weir and Christine Crumrine are from the Beirut-based CrumrineWeir, the global leadership experts.

November 1, 2004 0 comments
0 FacebookTwitterPinterestEmail
Comment

Mutton dressed as lamb

by Yasser Akkaoui November 1, 2004
written by Yasser Akkaoui

And so after much political tomfoolery and sleight of hand, Hariri is out and Karami is in. His first task was the creation of a cabinet that turned out to be comprised of vehement anti-government types, many of whom had given up on ever holding public office, and the usual pro-Syrian lackeys.

And now that President Lahoud has purged all internal opposition, he has no excuse for any political and economic shortcomings that may develop over the coming seven months. We do not know what to expect in terms of the economy, given that the criteria for selecting the new team appeared to be based more on political expediency than a genuine desire to address Lebanon’s economic woes. This is underlined by Karami’s warning not to expect miracles. If this was meant to offer hope, one dreads to think what he will say when things get rougher; and they will.

What is bewildering is that all this flies in the face of basic democratic principles. The people have been absent from the equation and thus feel more like helpless spectators than a genuine electorate.

Meanwhile, opposition has grown stronger with both Hariri and Jumblat swelling the ranks of those who do not support the new administration. While Jumblat is as vocal as ever (and the shadow of his late father seems to loom larger than it has done in years), Hariri’s record in opposition is of mounting a comeback and so it remains to be seen just how clean a break his exit deal was.

So where now? There has been a massive shift in how people see the future. While there is still every chance the frog will become a prince, some still believe in the white knight who will slay the dragon? If he is out there, he will want to claim his traditional virgin. The danger is that she may have turned into a snaggle-toothed, saggy hag and the knight may no longer be interested.

November 1, 2004 0 comments
0 FacebookTwitterPinterestEmail
Real Estate

Small is beautiful: Boutique hotels are in

by Anthony Mills November 1, 2004
written by Anthony Mills

The buzzword among real estate developers is boutique. As the hotel sector continues to expand with new, bigger hotels – a Hyatt, Four Seasons, and Hilton are all under construction – developers have also hit on the notion that not only is small beautiful, it is also lucrative. It has taken a while for the penny to drop. More than a billion dollars has been invested in hotels since 1995, and only one developer in Beirut, hospitality mogul Bechara Namour, has gone boutique with his 30-room Relais & Chateaux Albergo on Abdel Wahab El Inglizi (even the gilt-edged InterContinental Le Vendôme doesn’t really qualify as boutique). But this is set to change.

At least four boutique hotel projects, with a combined investment of close to $500 million, are already underway in the downtown area, a prime attraction for increasing numbers of both Gulf Arab and Western tourists. There is unconfirmed talk of a fifth boutique project on Uruguay Street, and Solidere is being inundated with inquires by developers eager to cash in on what they see as the shape of things to come. Real estate insiders and hospitality executives unanimously agree that the boutique hotel segment in Lebanon holds potential, not least because visitors to Lebanon are among the biggest-spending tourists in the world. “A visit to Lebanon is expensive. Life here is expensive. So, the quality of service must be high. Boutique hotels will appeal to them,” said Albergo general manager Michel Chardigny.

“There’s no doubt there’s a market,” concurred real estate adviser Michael Dunn, “although it is fairly seasonal. There are more and more Gulf Arabs, and if we get it right they’ll come all year round. But the boutique hotels will really have to market themselves.”

Out of town, Gulf Arabs accounted for the vast majority of guests at the recently opened Chateau Raphael boutique hotel in Maameltein – a Jounieh coastal strip notorious for its nightlife – according to one of the hotel’s employees. The “Chateau” opened for the beginning of the summer season and offers 17 suites (seven duplexes, seven junior suites, and a royal suite) ranging in rack rates from $285 to $715, as well as two restaurants (one Lebanese and one Italian/Chinese) and a swimming pool.

“We had a group from Germany and we have one coming from Cyprus, but most of the visitors in the summer were Gulf Arabs from Kuwait and Saudi Arabia,” the manager explained. Currently, only two rooms are occupied. “Dead season,” the employee explained.

The Chateau was originally earmarked as the boutique arm of the Safir Hotel group, which runs the Beirut Safir Heliopolitan Hotel, but a spokesperson for the chain said negotiations fell through. Chateau Raphael owner George Anastasiades, who also owns Anastasia Travel, was not available for comment.

Chardigny said the boutique hotel sector potential in Lebanon reflected a global shift in guest preferences towards smaller, more personable, and quieter hotels. “All around the world now people don’t like big hotels anymore. It’s a new phenomenon. Over the last five years or so, people have begun attaching much more importance to privacy, discretion and top-quality personalized service. I think the time of the big ‘palaces’ like the Savoy is over. Now, rich people want to feel as though they are at home,” said Chardigny. Some real estate insiders predict that emerging boutique hotels, particularly those associated with international brand names, will provide serious competition for the so far unchallenged Albergo. “I think they’ll knock the Albergo off its perch. It’ll be downgraded to a three-star boutique hotel,” contended one real estate insider. “If you look at the bar, it’s horrible. The reception area? It’s horrible. It doesn’t create a nice atmosphere when you walk in. The restaurant is, boudoirish, feminine and tacky. The swimming pool might as well not be there.”

Chardigny, however, does not seem concerned. “Everyone is a competitor. For the moment Relais & Chateaux are the best quality chain. But the others are very good too. We are worried. We will wait and see.”

While developers are busy as the proverbial bees, real estate experts doubt that all will be genuine boutique hotels. So what’s the magic formula? According to Dunn, a guest must feel that they are unique, that they couldn’t possibly get a better hotel. A car should be waiting for them at the airport. And from then on, they must be continuously coddled, in a luxurious environment of discrete but unmistakable exclusivity. “It’s service, service, service,” he said. “You’ve forgotten your toothbrush? Don’t worry. Your trousers are pressed at three in the morning. You have a bottle of champagne in bed. These hotels are for spoiled people who want to be pampered. Most hotel rooms are so unmemorable.”

The developers of the Abchee Group boutique hotel next to the Virgin Megastore declined to talk to EXECUTIVE about the project, saying it was too early to do so. But Solidere, the company responsible for most of the revitalization of downtown, said the building had been designed by world-renowned architect Kevin Dash and constituted an overall investment of roughly $70 million. The building will offer private parking and will boast several high-end retail outlets – the marketing of which is to be overseen by RAMCO Real Estate Advisors. But the project has its critics: one real estate consultant, who asked not to be named, said: “It’s too noisy for a boutique hotel, probably too busy. A traffic intersection like that is going to be busy all through the night, and for the next number of years dirty, dusty and noisy. I’m very surprised, unless their objective is to make money out of the shops.” Construction of the boutique hotel close to the Banque Audi headquarters downtown represents an $85 million investment by Al-Mawarid Bank, owned by the Kheireddine family. The project – to be completed by the end of 2007 – is the brainchild of Al-Mawarid Chairman Salim Kheireddine. Tranquility will be ensured by the hotel’s location on a roughly 8,000 square meter plot of land in a peaceful corner of the downtown district known as Wadi Abou Jamil. The hotel will be composed of 10 inter-connected buildings arranged around a sizeable garden courtyard. It will incorporate an above-ground built-up area of 15,000 square meters – including three restaurants – and a below-ground area of around 45,000 meters servicing the hotel. Al-Mawarid is hoping to engage in a partnership with the “W” chain luxury boutique hotel arm of Sheraton’s Starwood Group, but is also involved in talks with two other leading hotel chains.

The all-suites hotel will count a hundred “keys”– almost too many for a boutique hotel. The smallest suite will cover about 55 square meters and the largest around 300. Rates will range from about $350 to several thousand. Naturally keen to emphasize one of the key attributes of any successful boutique hotel, Marwan Kheireddine, Al-Mawarid general manager, said: “The service will be by far superior to existing levels of service in Beirut hotels. Our clients will be high net worth individuals – either tourists or business people – demanding, and willing to pay for, exclusive, personalized services.”

As part of a third boutique hotel development project – owned by Solidere – a building roughly opposite the upper end of Maarad Street, and called “Le Grand Theatre,” or “Grand Theater,” a reference to its previous incarnation, is also being refurbished. It will adjoin two constructed buildings, which will house a boutique hotel and restaurants. The premises will be leased to a tenant, who would manage the entire complex. Meanwhile, development of an old salmon-colored building abutting the Riyadh El-Solh Square car park, is being overseen by sole owner Mousbah Bakri, who has already spent tens of millions of dollars buying the building from former shareholders – both family members and previous tenants – and refurbishing. Interestingly, Bakri said he would have preferred to develop office space in the building. But according to the terms of the contract under which he repossessed the building from Solidere, he is obliged to ensure that it retains its original function – that of hotel. Nonetheless, he is equally confident that his boutique hotel will perform, especially among Western tourists enamored with the idea of staying in a quaint heritage-laden building at the heart of the renascent downtown district.

Although some real estate observers suggested Bakri’s hotel would actually do better than the grander boutique hotels under construction, others questioned the building’s suitability for a hotel project, saying the rooms would be too small, and the building was too old. “You would have to spend more money than it was worth,” said one developer. Solidere is confident the boutique hotels will enhance the appeal of the capital’s Central District. “The developers are doing a wonderful job,” stated Solidere executive Monib Hammoud. “The boutique hotels will complement the other hotels in Lebanon. They will reposition Beirut on the international architecture and design level and will help upgrade the tourist industry to international standards.”

However, as the boutique hotel craze takes hold, it is also attracting profit-hungry investors who don’t know what it takes to establish a successful boutique hotel. And the last thing Solidere wants sullying the Central District is a string of failed boutique hotels. “Many people are approaching us with plans to develop a boutique hotel,” observed Hammoud. “Many don’t have the right conception of what a boutique hotel is. We monitor the supply. We don’t want oversupply. We make sure the mix and the balance are respected.”

“Most prospective developers don’t bother to spend the money on acquiring the necessary expertise for a feasibility study or market research,” said Kheireddine. “There is room for a couple of boutique hotels downtown. That’s all.”

Not everyone is convinced that Gulf Arabs will, in fact, flock to the new boutique hotels. Albergo Manager Chardigny said that although some Gulf Arabs do stay at his hotel, most visitors hail instead from Europe and America. “It’s not really Gulf Arabs’ style,” he said. Other observers agreed that Gulf Arabs may prove hard to lure away from glamorous hotels like the Phoenicia and those that have mushroomed across the Gulf.

Dunn disagreed: “Gulf Arabs love places like boutique hotels,” he said. “And they’ve got the money to pay.”

“The vast majority of our clients are going to be from the Gulf,” echoed Kheireddine. “It is wrong to stereotype Gulf Arabs. I have a lot of Gulf Arab friends who are as sophisticated in their taste for wine and French art as anyone else in the world.”

The $7 million hotel

Lina Mroueh, owner of up-market “Lina’s” sandwich chain owner, intends to develop a $7 million boutique hotel in a 1930s building “close” to downtown Beirut. Mroueh declined to disclose the exact location of her development but revealed that the property purchase would account for about 60% of the investment. Echoing Albergo manager Chardigny, Mroueh said she was tapping into potential offered by a new breed of hotel clientele – one that increasingly eschews big hotels – and by the increase in visitors to Lebanon as a whole.

Buoyed by the success of her sandwich chain, Mroueh is confident her instincts will again deliver a quality product. “All you need is entrepreneurship, the right operator, the right concept, and a lot of Lebanese-style hospitality and warmth,” she explained. “And you need happy, dedicated staff. I will go the whole nine yards. Quality is everything.”

Would her hotel would fit the classic boutique profile? “It’s not about luxury. My hotel will be chic. Simplicity is more luxurious. Boutique is an attitude. You can wear things from Marks & Spencers, even if you didn’t pay much for them, and look good if you have the right attitude.”

Mroueh plans to ensure that, once built, her hotel will achieve an international cult status. “I have a network of people, internationally, who will be happy to come and stay at the hotel. They will build brand awareness,” she said. “They’ll be an international crowd, Europeans, Gulf Arabs, Korean and Japanese businesspeople.”

November 1, 2004 0 comments
0 FacebookTwitterPinterestEmail
  • 1
  • …
  • 647
  • 648
  • 649
  • 650
  • 651
  • …
  • 686

Latest Cover

About us

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.

  • Donate
  • Our Purpose
  • Contact Us

Sign up for our newsletter

    • Facebook
    • Twitter
    • Instagram
    • Linkedin
    • Youtube
    Executive Magazine
    • ISSUES
      • Current Issue
      • Past issues
    • BUSINESS
    • ECONOMICS & POLICY
    • OPINION
    • SPECIAL REPORTS
    • EXECUTIVE TALKS
    • MOVEMENTS
      • Change the image
      • Cannes lions
      • Transparency & accountability
      • ECONOMIC ROADMAP
      • Say No to Corruption
      • The Lebanon media development initiative
      • LPSN Policy Asks
      • Advocating the preservation of deposits
    • JOIN US
      • Join our movement
      • Attend our events
      • Receive updates
      • Connect with us
    • DONATE