Roger Hauofa is a man for all seasons

Caption: Roger Hau’ofa (centre) with his Siassi bowl and two women from the island who presented him with the gift.-Picture by MALUM NALU

Renowned radio personality Roger Hau’ofa was taken aback during a fundraising dinner for the proposed Gordons Marimari Lutheran Church in Port Moresby at the Grand Palace Restaurant last Friday.
Mr Hau’ofa, master of ceremonies on the night, was pleasantly surprised to receive a wooden bowl from Siassi Island in Morobe province.
The dinner was well attended by about 400 people, who paid K200 each, with pledges totaling about K43, 700 made.
The fundraising committee is made up of an all-woman crew, who since 2006, have raised about K300, 000 of a targeted K1 million.
Work on the proposed Marimari church building, designed by Rumbam Engineers, is expected to start in 2011.
Those who made pledges during the dinner included Rumbam Engineering (K10,000);  Kelly Naru (K8,000); Mondo Clothing (K6,000); Savo & Grace (K3,500); Dr Joseph Pagelio and family (K3,000); Sed Limited and Dr Korimbo (K2,000); Paul Mawa Lawyers (K2,000); Mr Kit Moya (K2,000); Gabriel Samol and family (K2,000); Rev Somi Setu and family  (K1,500);  Pacific Software (K1,000); Wendy Mawa (K500); and Thomas Laka (K200).

Nasfund property update

By RICHARD SAPIAS of Consap Developers
Nasfund has been very successful to date with its property development programme due to being able to quickly read the signals in 2006-2007 and push aggressively for development.
Similarly we chose smart locations to commence development at (Harbour City and Konedobu) as well as aggressively land bank for long-term projects.
While we have led the pack on construction as well as land banking for long-term needs, the signals very clearly tell us that supply of commercial space is rapidly catching up to demand.
Similarly while none of us can estimate what flow on space is required from the LNG project, we do know that evidence to date suggests that new construction in desirable locales is really about cannibalising tenants from older buildings as it is about new entrants or existing businesses looking for bigger space.
By Mar 31, 2010, Nasfund will have completed its current commercial construction programme in Port Moresby in line with our rolling five-year plan as 2009 being a year of consolidation.
 Our programme has been successful with what appears to be 100% take up on all constructions with “blue chip” tenants.
This augurs well because even if the market for commercial space softens, the quality of tenant combined with our premier locations mean that double digit income streams still flow through to the fund.
Knowing what we know about the current state of the market, we cannot continue on at the same pace and adopt the same methodology towards construction of more commercial space as we have done previously.
Any large-scale development will require pre-leasing or pre-commitment.
It is no longer a case of “build it and they will come” but more “we will build it when you decide to come”.
This we believe is a disciplined approach in a market that is drawing quickly to an end.

Nasfund Housing Development - Stage Three

By RICHARD SAPIAS of Consap Developers
On the morning of Nov 10, 2008, the first set of graders belonging to Digara Construction moved in to what is now known as Stage Three of the Nasfund/Consap Developers housing project to begin the site works.
Just under 12 months later, the housing project, which involved the construction of 47 brick houses have been sold out.
This was broken up between 22 two-bedroom houses and 25 three-bedroom houses.
The interesting fact in reviewing the data of this project is this emerging PNG middle class.
This was unknown and certainly ungauged previously.
The take-up of housing within the K285, 000 through to K350, 000 for three bedroom homes evidenced this.
Whilst many analysts might want to tag the upcoming LNG project as the sphere of influence for the popularity of the Eight and Nine-Mile homes offered by NASFUND, I can attest that this is not the case. 
The reason being is that the majority of purchasers are first-time home buyers happy to leave previously-rented accommodation and purchase their first home.
Thus the motivation to purchase was not about a speculative market influenced by an influx of workers or shortage of accommodation, but due to a general shortage of accommodation in the form of housing.
Marketing
Through the marketing period we encountered many interesting points of view which we take seriously and enter into a database for reference in future projects.
The sorts of queries were:
 1. Is it a long way out?
2. Is it safe?
3. Can we purchase our own furniture?
4. I think I will wait for the next project at 8 mile. 
Thoughts on housing at Eight-Mile, Nine-Mile and the City of Port Moresby
Whilst there is considerable construction activity going on within the city whether it be retail, industrial, commercial and top end residential,  the growing need to service housing for Papua New Guineans is still not being addressed by appropriate government institutions. 
Our workforce is growing; our middle class is continuing to be the prevalent force in the open market of PNG owner-occupied residential pricing.
In short, I believe that the city is expanding out to Eight and Nine-Mile and it will not be limited to housing as there are already plans for schools, playing fields and Supermarkets.
Basic areas a developer considers prior to undertaking a residential subdivision project
As we continue to find ways to provide good quality housing in the city there are a number of issues that readers need to be aware of when a subdivision is planned.
1. The cost to provide the civil works – roads, curbs, drainage, water sewerage
At this stage, the cost of providing the infrastructure necessary for the residential   development rests in the basket of the developer. 
That cost is obviously passed on to the purchaser.
At cost to develop land and not including the cost to purchase of the land or cost to construct the house is considerable at K80, 000 per 500 sq m.
Once you add the cost of land (depending what you buy it for), then your cost to construct the house the numbers start to stack up.
The risk to undertake a project such as this can be risky without pre-commitments or an active knowledge of the market available to you.
2. The purchase price of the land. 
3. The style of housing that you are constructing and then selling.
4. Where the financial institutions are as far as their ability to lend and obviously the interest rates.
5. The area of the market most likely to be active and pay the costs of a subdivision.
The above areas of consideration are what influences a developers’ decision to build and it allows them to make decisions in relation to the project such as house type and sale price which ultimately, what the purchaser is interested in.
The new project - another 44 houses in Malolo Estate in 2010 - Stage 3
Consap Developers and Nasfund are proud to announce that we are entering Stage Three of our housing development beginning late 2009 and early 2010 and scheduled for final completion in Oct 2010.
The details of this subdivision will be made available to the public in early November 2009. 
One unfortunate fact is that construction costs and development costs have increased significantly since the last project.

Nambawan Super on a property drive

Property development has seen significant growth in Papua New Guinea mainly in Port Moresby and with the multi-billion kina PNG LNG project, this development is evident in the new buildings being constructed.
Nambawan Super has been a market leader in prime property acquisitions for well over 10 years with its ownership of commercial properties in central business district along Champion Parade:  IRC Building, Burns House, Era Rumana Building and Mogoru Moto building.
In Waigani Nambawan Super owns Vulupindi Haus and Aopi Centre.
In Lae the Nambawan Super properties are IPI Building and Vele Rumana.
According to Managing director of Nambawan Super, Leon Buskens, Nambawan Super was taking the lead in this investment to meet the rising demands for office space and residential homes.
In 2008 alone, Nambawan Super had invested up to K351 million in property investments, both commercial and residential and this investment was mainly taken
up in Port Moresby.
In the last 10 years, the major property development has seen the construction of 35 executive style apartments which snake along the top of Port Moresby’s Touguba Hill – The Coastwatchers Apartments – which is a joint venture with Lamana Development at a cost of K9m.
Other developments include:
•       Eight-Mile (Malolo Estate) housing project in which 62 houses have been built for the Superfund members to purchase and with more houses being planned for erection;
•       A K60m six-storey commercial centre at Taurama (Port Moresby) is expected to be constructed next year;
•       The Port Tower currently under construction on Hunter Street in Port Moresby to cater for office space and executive apartments and is expected to be completed next year;
•       The Gazelle International Hotel in Kokopo, a joint venture with Lamana Developments and the East New Britain provincial government;
•       The ‘Top Town’ building in Lae which will be completed next year; and
•       Further commercial developments for offices, industrial warehouses in Kokopo.

Nambawan Super gears up for another office complex

Amidst the shortage of office space in Port Moresby, Nambawan Super is gearing up for a new A-grade standard commercial office development in which construction is being planned for mid 2010.
The six-storey building, which will have a key unique feature with a design that will be based on ‘environmentally sustainable design (ESD) principles or more commonly known as a ‘green’ building,  may become the first of its kind built in the country.
The new building,  to cost K60 million,  will be built alongside the Hubert Murray Highway opposite the Murray Barracks and takes up space that was formerly the Taurama Squash Courts.
Nambawan Super will be moving its offices to the new building and will take up two floors, while the other floors will be allocated for either commercial office space
and or services.
The new office complex will include five levels of commercial office space, ground floor of lobby and retail space and two levels of basement parking.
The building design will include a central atrium running the full height of the
building in order to enhance and provide natural daylight to all the office floors, as well as allowing fresh air circulation to improve indoor air quality and environment.
The atrium also allows for interconnecting communications stairs between floors to enhance flexibility and connectivity of the office environment.
Among other ESD initiatives being considered in the building plan will be to incorporate
extensive sunshade to the facades and developing a management system to manage all the building services systems such as the monitoring of energy use, and water recycling.
The total development will be 5500 sq m with each typical commercial office floor covering 1000 sq m.
The architect and the design consultant team will soon be appointed to start work on the design of the office complex while tender for a builder is expected to be announced next year in order to select a builder to begin construction work.
The total development,  which includes design, planning authority approvals, tendering and construction will take about 29 months to complete and should be available for tenancy by early 2012.

Nambawan Super invests in Kokopo hotel industry

The historic site of Queen Emma’s residence at Ralum near Kokopo in East New Britain will soon become an impressive three-storey hotel called Gazelle International.
Construction work started early this year on the multimillion kina hotel which is jointly owned by Nambawan Super which has majority shareholding, plus Airways Hotel and East New Britain provincial government.
The owners of the new development have taken into account the invaluable historical significance of the hotel site and have modeled the design of the hotel to reflect as much as possible Queen Emma’s original house.
This included renovating the original steps of the Queen Emma residence as a draw card and a major tourist attraction.
The steps are still located on the hotel property leading towards the golf course.
The hotel will comprise a reception, lobby shop, coffee lounge, restaurant, bar and poker machines all on the ground floor, while a total of 52 rooms make up the two upper floors.
Other amenities will include a resort pool, and a separate conference building which will seat up to about 150 persons.
In recent years, an influx of people have been attracted to Kokopo for conferences and a real need for good facilities have been unavailable to cater for their needs.
The builders for the hotel are Lamana Development Limited while the architect is Peter Kubli of Cairns.
According to the builders, the Gazelle International Hotel is designed to cater for a mix of customers, international tourists as well as conference people and weekenders.
All rooms will have spectacular views over-looking the blue waters of Blanche Bay and looking up to the green hills of Kokopo.
Building material for the hotel is mostly from PNG and via PNG suppliers.
Specialised equipment and furnishings are imported from various countries.
The Hotel which is expected to be completed early 2010, will bring about greater employment opportunities creating jobs for around 60 people, and will also
contribute to boosting the province’s economy through the development of tourism.
The hotel project managers agree: “Kokopo is a significant economic centre in Papua New Guinea plus it has an enormous untapped tourism potential.
“Rabaul, before the volcanic eruptions was held in high esteem as the most beautiful town in the country.
“We believe Kokopo will continue to expand, and with its unique mix of natural wonders, will attract people to visit this beautiful part of the world.”
Managing director of Nambawan Super, Leon Buskens said the new hotel investment should not be seen as competing with existing accommodation facilities but rather complementing them as the hotel was pitched at another segment of the market.
The larger conference room facility compared to the accommodation will mean
sharing of rooms within the Kokopo market
Mr Buskens said: “We are looking also at spreading our investments outside of Port Moresby and Lae where the investment returns are sustainable.
“The principle of partnership is one of long-term strategic value with the Lamana/Airways group which means that we are tapping into a proven and quality local brand with international standards, while the provincial government business arms bring local content and business alignment with provincial governments.
“Already one such model is operating in Alotau, in the Alotau International Hotel. “Likewise, the fund is also looking at the other centres to create a local hotel chain
with international quality standards.”
He added that the partnership provided much needed training and development of local people as well as expertise in international hotel management services through the Airways/Lamana group.
Conversely, the involvement of provincial governments provides local representation and content.

Marimari Lutheran church fundraising continues

The all-woman fundraising committee at their dinner last Friday

Rev Somi Setu makes a point at the fundraising dinner

Fundraising for the proposed Gordons Marimari Lutheran Church in Port Moresby is progressing well with another successful corporate fundraising dinner at the Grand Palace Restaurant last Friday.
The dinner was well attended by about 400 people, who paid K200 each, with pledges totaling about K43, 700 made.
The fundraising committee is made up of an all-woman crew, who since 2006, have raised about K300, 000 of a targeted K1 million.
Work on the proposed Marimari church building, designed by Rumbam Engineers, is expected to start in 2011.
“We started this fundraising activity in Oct 2006,” committee chairman Dennie Milan said.
“Up to now, we have raised about K300, 000.
“The committee is made up of all women.
“Hopefully, in 2011, we should set up the foundation.
“The target is K1m.”
Mrs Milan said the annual corporate dinner was the major fundraising activity of the last three years.
“Other church activities are a church fete, and a food fair where we cook different types of food and sell,” she said.
“We also have a special basket in front of the church every Sunday, where church-goers can make their offering.”
Evangelical Lutheran Church of PNG Southern region president Rev Somi Setu commended women fundraising committee members for their hard work over the years.
“We know that women can do great thing,” he said.
“It was about 10 years ago that the project was launched.
“It’s quite a long journey that the (Marimari) congregation has taken to come this far.
“Rome was not built in a day.
“It took many years for this city to be built.”
Those who made pledges during the dinner included Rumbam Engineering (K10,000); Kelly Naru (K8,000); Mondo Clothing (K6,000); Savo & Grace (K3,500); Dr Joseph Pagelio and family (K3,000); Sed Limited and Dr Korimbom (K2,000); Paul Mawa Lawyers (K2,000); Mr Kit Moya (K2,000); Gabriel Samol and family (K2,000); Rev Somi Setu and family (K1,500); Pacific Software (K1,000); Wendy Mawa (K500); and Thomas Laka (K200).