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Special Section

Fayez Rasamny, Jr, and Abdo Sweidan

by Executive Contributor November 1, 2004
written by Executive Contributor

Vehicle dealers RYMCO (Rasamny Younes Motor Company) employ nearly 180 people and rank at the top of Lebanon’s automotive sector. Number one in units sold last year and number two in 2004 to date, they are also the only firm to represent the automotive sector on the Beirut Stock Exchange. In 2003, RYMCO opened a new main showroom and overhauled their communications infrastructure, installing a new corporate website. But more changes are around the corner. Inquiring about RYMCO’s new moves in products and management, Executive talked to sales general manager Fayez Rasamny Jr. and to chief operating officer, Abdo Sweidan.

To start with, please outline the range of your makes and the models you sell.

Fayez Rasamny Jr.: We represent three makes, Nissan, GMC, and Infiniti. For Nissan, we have the Sunny, Pathfinder, the new Murano, 350Z, Micra, and many models to come. For GMC, we have two trucks, Envoy and Yukon. For Infiniti, our main topic is the new showroom, which will open by late October or early November in downtown Beirut; that is in the new residential area of luxury buildings on the seafront strip.

Does it pay off to invest into big new showrooms in Lebanon?

FR: If we want to invest into Infiniti, we have to open a new showroom. This is the branding strategy and we have done our homework. It is profitable, perhaps not over two or three years but to launch a luxury make you have either to invest or not bring it to market.

Would you tell us how much you are investing into the showroom and how much it will cost you to develop the Infiniti brand in Lebanon?

FR: It is an investment of $400,000 in tangible assets and $300,000 in intangibles.

Does the manufacturer give you special incentives supporting that brand introduction?

FR: To be honest, no. We took the initiative to open a new showroom and differentiate Infiniti before Nissan told us to do it. In the future, they will contribute to advertising but this startup investment is 100% RYMCO.

Is the image of Nissan, your main selling make, changing in Lebanon?

FR: Before Carlos Ghosn, Nissan was really a volume seller, except for the SUVs, but now the brand is moving up segment. The brand Nissan is changing, absolutely.

Does the fact that Nissan CEO Carlos Ghosn is of Lebanese descent give you an added advantage in the local market?

FR: Yes, in the upper segment. Mr. Ghosn’s reputation doesn’t really affect the customer who wants to buy a Sunny for a company car. But individuals, who stay on top of the news, have heard many things about the new developments at Nissan that Mr. Ghosn has created over the years.

Can you tell us something about the composition of your sales by customer groups and price range?

FR: Of all sales, 40% are fleet sales and 60% individual customers. In terms of price, 60% is below $16,000. In fleet sales, the margins are really very low. SUVs and upper segment cars have better margins but of course less volume. It makes a balance.

Who are the fleet customers in Lebanon?

FR: Most of them are rental cars.

How does that impact the image of your brand?

FR: That is an important question. One of the reasons why we are not really concentrating on being number one is that we are trying to build a certain brand. That is why, with the new models, we will not sell all of them to rental car companies.

Do you think that this sets you apart from the rest of the industry?

FR: Of course, no one thinks now like we do. I am quite sure of that. Everyone wants to sell cars. We want to set the benchmark. 

Do you consider yourself still as part family-driven or as fully institutional in terms of your corporate culture?

FR: As of this year, I consider our company to be fully institutional but we still have to see the results. The family used to have all the management positions in the company. Six months ago, the company hired a new COO [Sweidan] who was chosen for his capabilities and his experience. This COO can hire and fire according to the results and qualifications, even me, if I am not competitive enough and not doing my job. In any major decisions involved in contractual agreements for the company, he will refer to an executive committee or the board of directors. Our main focus is to see our shares appreciating and this company making more profits each year.

You are also the only automotive dealer in Lebanon to be a publicly traded company. Was this a good move?

FR: When you are a family business, you have a ceiling. Now, we don’t have a ceiling. We can grow much faster; we can take professional decisions, not taking into consideration the family. It is a big plus for this company.

Abdo Sweidan: The benefits of going public are immense, through first opening of capital; second appetite from our partners to participate in the buildup of the company as far as capital investment, audit and growth; and third, the ability of this company to be run by corporate interests. Taking all of these together, you find that the uniqueness of RYMCO in this position is its sustainable advantage today over other car dealers.

Aren’t some of these advantages, particularly in attracting capital, at this stage mostly theoretical?

AS: No, they are real. Going public is only a vehicle for us to prove that we can attract more capital and this year, we are attracting fresh capital not only in car trading but also in car financing and other related services.

Some car manufacturers make more money from financing than from manufacturing. Are you planning to introduce something new to the Lebanese market in this respect?

AS: I can tell you one thing: in three years, car dealers who are not financial dealers will not be able to cope. We have to become financial dealers that work with partners to develop products – finance, insurance – that we can add up to our cars for the rest of the dealers.  

How many car dealers do you see as surviving in this market three or four years from now?

AS: Seven

FR: I was going to say eight

What will decide which dealers will survival?

AS: It is a matter of putting up the capital today. When I say seven, I have in mind only the seven dealers that are willing to inject capital into their businesses – but not too many dealers are willing to do that. Trading alone is not sustaining the branding requirements of the manufacturers. All dealers are today under corporate identity guidelines. This is an expense.

Are you on a tight leash from the manufacturers?

AS: We are today more like partners than anything else. We share processes.

But Lebanon, even as it is a trend market, is very marginal in size. How much of a chance do you have to influence things such as product policies, service policies, or image campaigns?

AS: Here, our [small] size kills us. We don’t belong to a region. In Lebanon, the only thing that we can build upon is being a trendsetter.

FR: We have models that are not imported to Europe and models that are not imported to the GCC; that’s why we have a lot of models.

But each model has its associated cost base; you need trained technicians and so forth. How much does this situation push your overheads and weigh on your profitability?

AS: That is the $1 million question. I wish we had the answer.

FR: For example, even though we know that we will not sell a lot of them in Lebanon, we have to import models such as the Micra and 350 Z, to prove that Nissan is not only about Sunnys and Pathfinders. It is a question of branding and we are not really looking at the overheads.

But in the long run, you expect to reap returns on these investments because you see yourself as one of the dealers surviving in the market?

AS: It is a basic question that we have to ask ourselves every day. Narrow product lineup, i.e. cash cow, i.e. proper unit separation, i.e. very small market share, or, basket of products, i.e. investment into spare parts, technicians, training, product launch expenses. 

The funny thing about it is that there is no in-between solution. The most dangerous thing is to be dependent on one model. After long deliberations, we have started to invest in the future. The future is branding of RYMCO, branding of Nissan, spinning off of Infiniti as a separate brand.

Does the GMC make still figure in your future?

FR: We went to Dubai three months ago and sat with the GMC regional management there. We agreed on a target that is much more than 100% up on our sales from last year and we hired a new brand manager who is only responsible for the GMC sales. Also, like we did with Infiniti, we hired a new communications department only for GMC to study the market for the luxury SUV, which is not large. We are investing in GMC and think we can take a big portion of this segment, especially as we will target fleet sales with the GMC Envoy.

How much does dealership loyalty count versus brand loyalty?

AS: There is a major conflict on how to brand first. Car manufacturers would like to brand their product, of course, for mutual benefit. But we know that in underdeveloped countries the strength of the name of the dealer is what plays a role in the credibility. Especially when we are talking about capital goods, what matters is the continuity, reputation and the credibility of the dealer and his ability to service. And this is what we are trying to create.

How much did you invest in building RYMCO as a brand?

FR: We really invested a lot, in sweat and tears and dollar wise. Over the years, RYMCO was at times number one, then number two, then again number one. There are a lot of intruders. They lowered their prices, dumped cars in the market, then they become number one for a year or two, and then RYMCO comes again. We are going after steady growth.

How vulnerable are you to rumors such as regarding alleged disagreements among the members of the families that built RYMCO?

AS: We are vulnerable, yes, but the vulnerability is lessened because of the nature of shareholding. Had we been strictly family business, then we would have been as vulnerable as any family-owned business. But this company is owned by investors.

Is the distribution of shares today wide or narrow?

FR: It is not concentrated. We have many investors, including financial institutions. 48% of the shares are owned by investors, and out of the 48% more than 50% are held by people who own 1% or more, the rest are scattered.

Mr. Sweidan, do you see yourself as a troubleshooter, entering RYMCO in some parallel way to Carlos Ghosn coming to Nissan?

AS: It is the same analogy, of coming in to reform, restructure, and put the company on the right platform.

What are your expectations in terms of profits? Do you produce future earnings projections to provide to your shareholders?

AS: We have to submit quarterly results and we have a plan for 2004 and the next two years. This plan has three elements, one is margins, two is to reduce debt and three is to increase sales to cash customers.

FR: Our plan is 20-6-60: this means the company plans for 20% market share, 6% operating margin and 60% cash sales, meaning cash and banks. 

November 1, 2004 0 comments
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Special Section

Fake or real spare parts 

by Peter Speetjens November 1, 2004
written by Peter Speetjens

Despite legal action taken against importers and dealers, the trade in fake spare parts is flourishing in Lebanon, eating into as much as 30% of official dealership businesses. It also represents a serious threat to driver safety.

“When fake car parts first hit the Lebanese market a few years ago, we could see they were fake from miles away,” said Camille Aoun, parts manager of T. Gargour & Fils, DaimlerChrysler’s exclusive agent for Mercedes car and car parts in Lebanon. “However, with every consecutive shipment the quality improved. Today, even we have difficulty spotting the difference between fake and genuine, so imagine how hard it is for the consumer.”

Aoun demonstrated by showing a box, complete with the Mercedes hologram, which once contained a fake water pump. “The only way we can tell that this box is fake,” Aoun explained, “is because the font of the letters Q and G is slightly different, while the color of the hologram and the pump itself are slightly darker. That’s it.”

Quality, as always, has its price. At first, the retail price of fake car parts in Lebanon was a mere 10% to 20% of the price of the genuine product. Today it’s about 40% to 50%. The vast majority of fakes stems from China, Turkey and Syria. Not surprisingly in that order, as China is the world’s undisputed king of counterfeit products. From the latest Italian designer clothes and Real Madrid football shirts to medication and Rolex watches: you name it, they fake it. There used to be two factories in Lebanon, which mainly produced oil filters, but both were closed earlier this year.

Though fake parts for other brands are produced, Mercedes and BMW are especially targeted. “It is a simple law of economics,” said one mechanic in Dora. “They are popular but expensive brands, so the importer makes a good profit. The parts of Japanese or French brands are much cheaper, while the market for say Porsche parts is just not big enough.”


“Last year, some 50 containers with fake BMW parts entered the market,” said George Assaf, BMW parts manager at Bassoul Heneine, official agent of BMW, Renault and Alfa Romeo. He was not able, however, to estimate the effect on annual turnover. “Most people, especially when the car is over four years old, buy second hand spare parts, which cost about 10% to 20% the price of new ones. Secondly, many people buy alternative brands like Bosch, which generally are up to 25% cheaper. Only people with a relatively new car buy new and real parts, which represent perhaps 10% of our annual turnover.”

According to Aoun, the trade in fake parts cost Gargour an estimated 20% to 40% in sales of genuine parts in 2003, a year in which Lebanon and the Middle East were flooded with fake parts. “That’s without the cost of legal procedures and lawyers,” he added. Mercedes spare parts dealer Khoury Ets, estimated a loss of 20% in sales over 2003.

According to Aoun, counterfeiters mainly produce Mercedes brake pads, oil filters, air filters, water pumps, windscreens, electronic devices, and even engine oil and brake fluid. “Fake engine oil can be very damaging for the engine,” Aoun said, “while fake brake pads are extremely dangerous. We tested them in one of our employees’ cars and within a month, parts of it were burnt.”

To reduce the risk of buying fake spare parts, one should be better off buying directly from Gargour or one of its 15 official dealers in Lebanon. Yet that’s easier said than done, as dealers, in turn, sell to many smaller shops and mechanics. Currently, there are hundreds of points of sale in Lebanon, many of which illegally advertise with a (fake) Mercedes logo, and so in the end, the consumer does not know who is a legitimate dealer. The situation for BMW is similar.

It should be noted however, that many of the smaller shops are perfectly reliable, while there have been instances of official dealers selling fake parts. In fact, two years ago, one of the Mercedes dealers was caught selling fake parts and Gargour immediately stripped him of his license.

“He was a big dealer,” Aoun said, “and came in crying like a child, saying he would never do it again. But for us, there was just too much at stake. In the end, he damaged our name and reputation. So, we appointed a new agent almost next to him.”

The characteristics of the parallel market in fake products are remarkably similar to the “official” one: an importer places an order at the Chinese factory for fake Mercedes electronic devices or BMW brake parts, which arrive eight weeks later at Beirut port. If all goes well at the port, the importer will collect his goods (with the help of a little gift here and there) and send a representative to approach dealers and mechanics to sell the products.

At the end of last 2003, Gargour started a campaign among dealers, custom agents and consumers to inform them about the problem of fake spare parts, which ended, according to Aoun, with success. “We haven’t been able to stop the practice yet,” he said, “but the problem is clearly much smaller now. Last month, customs seized some 600 to 800 boxes at the port and we know of another shipment arriving.”

Not everyone is convinced, however, that the trade in fake parts is declining. Compare it to the trade in counterfeit computer programs and games, which amounts in Lebanon to a whopping 70% of the overall market. Despite annual tough talk from importers and producers, the black market has remained at a steady 70% for years.

The market in fake spare parts is not fully comparable to the one in fake software – spare parts are more difficult to copy and, unlike the market for computer programs, Lebanon is not a main producer. On the other hand, Turkey and Syria are big manufacturers and they are very close by. What’s more, the market in fake products has the same bottom line as any other market: where there’s demand, there will be supply.

According to The Economist, in the 1960s it was Japan, in the 1970s Hong Kong, followed by Taiwan in the 1980s, and now it’s China. Each reproduced imitation goods until they had built up an industry that needed protection itself. Sooner or later, China will follow their example. Or will it? “The Chinese are very ingenious at imitation,” said 17th century Spanish priest Domingo Navarette. “They have imitated to perfection whatsoever they have seen brought out of Europe.” BOX
It’s not just Lebanon that has to deal with the problem of fake parts: as early as 1997, Al Habtoor Motors emphasized the issue of fake parts and safety in the UAE. Last year, AC Delco, the auto maintenance and accessories subsidiary of General Motors, announced that the overall fake parts market in the Middle East is worth an estimated $200 million. In Saudi Arabia, AC Delco filed no less than 2,000 complaints against dealers in fake car parts. While the World Health Organization estimates some 5% to 7% of all pharmaceuticals may be fake, The Economist concluded that “as hazardous to public health, is the trade in counterfeit car parts, which may account for as much as 10% of the spare parts sold in Europe. Even more worrying is the thriving trade in reconditioned aircraft components, passed off as genuine along with fake certificates of authentication.” The Counterfeiting Intelligence Bureau (CIB), part of the International Chamber of Commerce, estimates that no less than 7% to 9% of all world trad

November 1, 2004 0 comments
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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
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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
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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
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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
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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
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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
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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
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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
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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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