Interview: Mr. Lee Chae-pil, Minister of Employment & Labor

In early June this year, President Lee Myung-bak carried out a cabinet reshuffle, replacing five key ministers. Mr. Lee Chae-pil, was nominated and then confirmed as the new Minister of Employment & labor. The new minister has been vice labor minister since March 2010. His work on labor issues dates back to 1982 and was a Blue House official for labor in the early 1990s. In an exclusive interview Minister Lee outlines his policy vision and plans.

Could you please describe the Ministry’s policy priorities and objectives for 2011? The Ministry of Employment and Labor recently announced our vision and mission. Our vision is ‘to ensure employment for all and to make a happy nation through work’. To realize this vision, the Ministry is promoting policy measures to provide support for job seekers, enhance competitiveness through vocational skills development, and develop labor-management relations based on trust and harmony, etc. I and the entire staff are determined to carry out those missions. We are reestablishing our resolve to make ourselves ‘warriors for jobs’. As shown in our vision, the Ministry’s foremost priority is to provide quality employment for anyone who wants to work. After being appointed as the Minister of Employment and Labor, I pledged to focus on improving the labor market and labor-management relations so that it can contribute to creating more jobs. Private companies which create jobs lie at the center of the labor market, and these companies are also able to grow and become more innovative through quality workforce. The Ministry will spare no efforts in setting up various support schemes for employed workers and jobseekers, as well as enabling companies to hire right people to strengthen their competitiveness. The Ministry currently implements a policy on improving labor market flexibility to attract foreign investment. What policy measures are being taken? It is not easy to make a uniformed assessment of the labor market flexibility in Korea. It seems that there is a wide-spread belief that Korea’s labor market is not flexible. I believe this perception mainly stems from the lack of flexibility in certain areas of the labor market such as large companies, companies that have labor unions and full-time employees. Contrarily, some experts point out that the Korean labor market in SMEs and non-regular workers is too flexible, and raise the issue of employment insecurity. In fact, Korea turns out to have a slightly more flexible labor market than other OECD countries according to the OECD’s assessment of Employment Protection Legislation (EPL). As of 2008, Korea ranked 13th among 30 countries. The main task of the Ministry is to find balance between employment flexibility and security, which is called ‘flexicurity’. For this purpose, more efforts will be made to spread a performance-oriented wage system and create a cooperative environment between labor and management. We are also going to strengthen support and protection for SME employees and non-regular workers. In order to support an effective operation of labor market, vocational training and employment service is continuously being reshaped and reinforced to meet the needs of job seekers and firms. Recently national employment service has been strengthened in collaboration with the private services. The Ministry is also concentrating on creating blue ocean jobs by trying to increase decent part-time jobs and supporting start-ups of new businesses and jobs. I believe such policy measures will not only help reform the labor market but also contribute to improving the investment climate by enabling companies to recruit more talented workers. Korea began to display a stabilized labor-management relations following the 1998 financial crisis; of note, the smallest number of labor-management disputes occurred last year. However, the labor market continues to demand the revision of the Labor Union Act, and the labor-management relations of foreign companies (including banks) seem unstable. What are your views on this? Labor-management relations in Korea have shown stability in 2010 and this year as well. In 2010, an indicator such as number of days not worked per 1,000 employees posted figures lower than the OECD average for the first time. As of mid-July 2011, the number of labor dispute cases declined 18.9% from the previous year. I’m glad to give the news that the paid time-off system, the multiple trade unions system and the single bargaining channel are being implemented very smoothly. Those policies are keys to enhancing labor-management relations to a more sophisticated level. The time-off system, which was introduced in July of 2010, has been adopted by 92.7% of business units as of June-end 2011 and 99.2% cases conform to the time-off ceiling. The multiple trade unions system and the single bargaining channel have also been in smooth implementation starting July of this year. I would like to emphasize that the revised Trade Union and Labor Relations Adjustment Act(TULRAA) was based on agreement among the labor, management and government, taking into account actual labor-management relations in Korea whilst complying with global standards. The revised law ensures the autonomy of labor union and the right to organize of workers. Going forward, the government will work towards establishing ‘a rule of law’ and ‘a rule of autonomy’ on labor-management relations via the time-off system and multiple trade unions system. Under the new circumstances, labor unions need to work towards better representing and providing quality services for its members and companies need to develop more reasonable labor-management relations. As a minister in charge of employment and labor, it is very unfortunate to see the prolonged dispute at SC First Bank. Dispute between labor and management not only causes tangible losses for the parties involved but also inconveniences of the public. It weakens the growth capacity of companies in the long run. I hope realistic solutions acceptable to both parties are developed soon so that the dispute can be resolved harmoniously and peacefully. The employment market in the first half of this year continued to improve thanks to steady industrial output and export growth. What is your outlook and assessment of the employment market, and what measures are being taken? In the first half of 2011, the number of employed people increased 412,000 from the previous year. Based on the steady improvement in employment numbers since last year, the employment rate (between the age of 15~64) recovered to the pre-financial crisis level of 64.7% in June. In particular, it is encouraging that full-time positions increased in the manufacturing and private sectors. However, the actual sentiment people has on the employment market has yet to improve. The number of people in the vulnerable employment group in the first half of 2011 remains high at 1.97 million. Unemployment of the young people is still severe, though the unemployment rate among the young people declined slightly to 7.6% in June 2011 from 8.3% in June 2010. Also, the employment markets in certain regions have deteriorated. The economic recovery trend is expected to continue in the second half of the year, but incessant efforts are needed so that the recovery trend leads to more employment opportunities. In particular, the Ministry plans to focus on implementing customized employment policy measures that take into account the needs of the unemployed youths and the vulnerable employment group. As a part of these efforts, we kicked-off the ‘On-Site Job+ Team’ in the first half of 2011. The Team, which consists of the Ministry’s entire staff, tries to identify difficulties in running business at first hand and works to resolve them through government-wide cooperation. A total of 9,955 workplaces were visited till June in which 8,498 complaints were heard such as difficulties in finding right people, inconvenience in commuting, etc. As of July, 4,443 cases have been resolved.Further support will be provided in the latter half of the year to reduce hurdles to job creation and change inadequate regulations.

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Social Media Explained

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Interview: Mr. Tang Jun, Chairman, YangGuang Co. Ltd.,

YangGuang Co., Ltd. is a public company listed on the Shenzhen Stock Exchange since 1996. In 2006, YangGuang signed an investment agreement with Reco Shine Pte Ltd., which is a subsidiary of GIC Real Estate Pte Ltd., and became the first A-share listed real estate company in China with a foreign investor being its major shareholder.

Mr. Tang Jun, Chairman, Yangguang, tells us bout his company plans and the Chinese real estate market.

Could you give us some background about your company?
YangGuang focuses on holding, investing, leasing and managing the operations of commercial real estate, while at the same time being involved with the development and management of high-end apartments, hotels, office buildings, and urban complexes. In order to establish a competitive advantage in the commercial real estate industry, our company strives to integrate commercial resources to create a model that covers investment, planning, development, and the business operations of the entire process. The company is committed to maximizing returns for investors, providing the best benefits for its tenants, and creating enjoyable shopping experience for consumers. With more than ten years of professional experience in real estate development operations, the company has set up a business scale that focuses on development around the Bohai Sea region, while at the same time emphasizing nationwide development and expansion. As of December 2010, the company owned and managed a total of 26 large-scale commercial real estate projects, covering a total floor area exceeding 1.5 million square meters. Taking into account all these accomplishments and plans, YangGuang is steadily marching towards the ultimate goal of “becoming China’s leading commercial real estate group”.Transformed from a residential housing real estate dealer to a commercial real estate dealer, YangGuang is endowed with competitive advantages that are lacking in traditional commercial real estate dealers, for instance, concept of innovative capital operation, whole value-chain operating mode, rich product development and operation, sound partnership resources, and professional real estate development team etc.As far as capital operation is concerned, YangGuang actively explores and develops new financing channel and establishes “finance + real estate” business mode, which provides commercial real estate operation with abundant fund guarantee. The company has already established long-term successful project cooperation with GIC RE, and will still expand the scale and scope for future cooperation. At the same time, the company has also established commercial real estate funds and is actively developing financing channel.With regard to business operation, YangGuang exerts itself to build the entire value-chain operating modes, covering investment, planning, development, leasing and operation. Through the entire value-chain system management and effective key aspect control and organic inter value-chain synergy, the company has formed core competitiveness. Meanwhile, YangGuang selects retail commercial real estate as its main business orientation, for among numerous commercial real estate classifications, retail commercial real estate has relatively convenient for redevelopment and improvement. If also supported by appropriate operation management, its long-term return will be quite considerable.After many years of development, YangGuang has accumulated rich product development experience; the three product brands, namely, the “Life Square” (阳光新生活广场), the “Shine City” (新业广场), and the “YangGuang Center” (阳光新业中心), which have been created through standardization process, cover the main types of commercial projects, and will be improved and upgraded continually in the process of product replication. The current successful commercial real estate development case in places, such as Beijing, Tianjin, Qingdao, Chengdu, and Shenyang etc., enabled the enterprise to have accumulated mature product development experiences.
Moreover, YangGuang has established strategic cooperative partnership with numerous international and domestic well-known brands, such as Carrefour, Wal-Mart Stores, Watsons, Ito Yokado, Gome, and Suning etc., and the stable and quality customer resources have ensured completion of investment promotion of commercial real estate projects in advance, endowing the company therefore with a complete operation system.Like all successful enterprises, YangGuang has a powerful team of commercial real estate management. At present, YangGuang owns a management team with several hundred members, and it will continue to grow along with increase of the number of commercial projects. Relying on its own professional team of commercial real estate management, YangGuang itself controls all aspects from development and investment promotion to later stage operation management. This is also the whole value-chain representation and preparation for output of future commercial real estate management operation.
Where to invest in China? Does the biggest potential lie in second – and third-tier cities rather than in first-tier cities?As far as commercial real estate is concerned, the best region for investment in China is still concentrated on cities, and whether in the first tier cities or the second and third tier cities, they all have opportunities. As early as in 2007, YangGuang developed a Bohai rim region strategy, while at the same time paying close attention to the balanced development in the national market. After carrying out an in-depth assessment in key areas, and taking expansion from one single project to more opportunities which cover the entire area as our layout strategy, we have currently mapped out and identified 10 cities covering the four major areas of China, and developed complete strategies for steadily expanding our projects. The layout cities include: Beijing, Tianjin, Qingdao, Shenyang, Chengdu, Xi’an, Zhengzhou, Yantai, Shijiazhuang, and Tangshan. In the future, in regions such as the Bohai rim region, North China, Central China, Northwest China, and Southwest China etc. where branch companies have already been set up with also project establishment, we will further strengthen and consolidate our basis. With respect to the Yangtze River Delta, Zhujiang River Delta, the Southwest Region and the Northeast Region of China, we will also actively search for quality resources conforming to our corporate strategy, and wait for opportunity for expansion.With respect to potentials, though the second and the third tier cities have indeed enormous opportunities for development, the first tier cities have also great space and opportunity for development. Even though the first tier cities have relatively less opportunities and a relatively higher threshold, with growth of population, they will certainly form many “emerging urban districts”, and these urban sub-centers are precisely where the potentials of the first tier cities lie, such as one of our commercial projects in Tongzhou District, Beijing (Tongzhou Life Square). In 2006 when we purchased this project, though it had advantageous geographical location and consumption potentials at that time, as a commercial real property, it had problems in architectural structure, retail format planning, brands level etc., which made it unfavorable for business operation. After purchase, the company re-planned its retail format, making it more reasonable. With these improvements, performance of this project has realized steady growth, and the sales volume of the anchor tenants and secondary anchor tenants also achieved steady increase. Within just a short period of three years after redevelopment, the rental income for the two years, namely 2008 and 2009, increased by 43% and 11% respectively on a year-on-year basis, and with impact of the 2009 financial crisis, it still achieved a steady growth.While making its layout in the suburbs of the first tier cities and in the second and the third tier cities, YangGuang hasn’t given up its steps of overall arrangement in the first tier city urban core areas. At present, the company has already been entrusted with the management of certain large-scale business project located in the Beijing core CBD area (Beijing International Center). At the same time, in the core area of Tianjin, a landmark “Tianjin YangGuang Center” is also in planning.As China’s real estate market is a typical “policy market”, one should pay attention to policy orientation. It is clear from the 12th five-year plan that, in the next 4-5 years, the second and the third tier cities will be the focus of national development. Adapting to the general background of the times, YangGuang had already started to gradually make overall arrangement in the second and the third tier cities as early as several years ago. With mega cities as support, small and medium cities as focus, the company has been vigorously developing the second and the third tier cities, helping to build some urban commercial centers with sustainable operation ability, building commercial ecological circle, and bringing harmonious local economic and social development. For instance, not long ago, YangGuang had reached an intent of cooperation with Beiguan Village of Xi’an city concerning reconstruction of the old marketplace of the urban village, and the project will be reconstructed into a local large-scale commercial complex.
What are the best market entry strategies as a foreign investor, developer, and retailer?At the early period of their market access, overseas investors, developers and retailers may consider finding a domestic cooperative partner in China and, through cooperation with local enterprise, steadily develop their business.With respect to the mode of operation, investors and developers may consider participating in cooperation with domestic enterprises by means of project cooperation or capital injection. For instance, the cooperation between YangGuang and GIC RE, in 2006, YangGuang entered into a strategic investment agreement with Reco Shine Company, a subsidiary of GIC RE, becoming the first domestic A-share market listed real estate company that has introduced international strategic investment into China. In 2007, after completion of private offering of additional shares, we conducted large-scale, extensive and in-depth cooperation with GIC RE. For instance, in 2008, we together completed large-scale overall acquisition towards 18 projects of the Home World (家世界), and both parties jointly held commercial property assets, which became a typical case of cooperation between overseas investors and domestic developers in the commercial real estate market.For access to the China market, overseas retailers may borrow lessons from the cooperation between YangGuang and Ito Yokado. YangGuang implements order-type of thought for commercial real estate development. In its very beginning of cooperation with Ito Yokado, YangGuang first defined its intention of shop setup and location requirements, and carefully examined and recommended appropriate projects. In its very beginning of design, construction and investment promotion, YangGuang “customized” the projects in strict accordance with the advanced Japanese concepts of shopping center and the spatial layout, architectural structure, public support, fire fighting arrangement, as well as traffic and people flow of commercial complex per requirements of Ito Yokado, and realized the maximum and perfect harmony and unity between the shopping environment and customers, and between customers and the architectural structure, thereby ensuring operation of the moved-in tenant in accord with their wishes and convenience and comfortable shopping of consumers. This kind of mode of commercial customization of YangGuang can ensure quick opening by overseas retailers of the China market and, at the same time, retain the local features and characteristics of overseas enterprises, it is therefore highly welcomed by various leading domestic and overseas retail enterprises and brands. At present, YangGuang has already established long-term strategic cooperative partnership with a number of large-scale domestic and overseas retailers, such as Ito Yokado, Carrefour, Vanguard, The Home Depot, and Wal-Mart Stores etc.
What are the major challenges as a foreign investor? How do you manage risk?In recent years, with continuous deepening of the opening-up of China’s business market, foreign capital business enterprises have landed in China one after another, and while bringing bout opportunities, the China’s market is also hidden with enormous challenges.Failure to adapt to the local circumstances and conditions is a major trouble for foreign capital. First of all, from the policy environment point of view, although a series of new policy measures to promote mutual investment have already been launched in recent years, for instance, the gradual lessening of restrictions on the percentage of shares of foreign investment and allowing domestic market listing of foreign enterprises etc., China nevertheless still has certain restriction policies on foreign investment and acquisition etc., and relative to local enterprises, foreign investors have certain threshold to cross. At the same time, many relevant policies and evaluation systems in China are somehow different from that of foreign countries. Moreover, with respect to market space, industrial support, and labor quality of China etc., there are still certain differences from that of foreign countries, and many overseas business models are not applicable to China at all.With respect to control of risks, overseas investors may search for reliable partners to gradually adapt to the rule of the game of the China market. For instance, GIC, the strategic investor of YangGuang and also one of the world largest fund management companies in the world, manages over USD 100 billion assets in the world, and its steady and robust investment style makes it select global-wide partners with deliberation, and at present, YangGuang is its only strategic cooperative partner in the field of retail real estate in China. As far as YangGuang is concerned, GIC is its financial investor on the one hand, and on the other hand, it also brings about the most advanced international project management and operation experience for YangGuang, and dissolved many worries in project development and operation. This multi-dimensional mode of cooperation can reduce risks of overseas investors and obtain stable investment return and, at the same time, enable fast development of local enterprises.From another point of view, as a local developer with certain basis, in the “policy market” environment of China, YangGuang is endowed with unparalleled advantages of foreign enterprises. We can, with sound government relations, maintain and get quality project resources; through control of project startup and completion schedule, ensure the time of project opening; through scientific mode of retail format planning and the accumulated investment promotion resources, ensure overall project business benefits; and through strengthening business operation ability and extent of promotion, ensure enhancement of business project operation and increase of rental income; and through whole value-chain control of the whole commercial real estate industry, minimize its own and investor’s return risks.Moreover, as far as overseas investors are concerned, if they are not interested in direct enterprise investment or worried about the withdrawing system, they may consider searching for inland powerful cooperative partners to access the domestic commercial real estate market by way of commercial real estate funds or commercial real estate trust through help in financing. For instance, YangGuang has also set up its own fund company, and it has had already some attempt in this type of business operation. The fund company is now in sound operation, and in the future it will be the focus of our business development.

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Interview: Mr. Kim Young-hwan, Chairman, National Assembly's Knowledge Economy Committee

The Standing Committees of the National Assembly examine bills and petitions falling under their respective jurisdictions, and perform other duties as prescribed by other Acts. There are 16 standing committees of which the Knowledge Economy Committee is quite important. The chairman of each Standing Committee represents the Standing Committee, regulate its proceedings, maintain order, and supervise its affairs.

Mr. Kim Young-hwan, Chairman of the National Assembly's Knowledge Economy Committee was born in Goesan, North Chungcheong Province. Graduating from Yonsei School of Dentistry, he got a master’s degree in economy from the same university. In 1996, he was first elected to enter the National Assembly. He was reelected in 2000 to serve for the second term, yet failed in his third attempt in 2004. In 2009, he was elected.

Under the Kim Dae-jung administration in 2001, he was appointed as the minister for education, science and technology, which he stayed for one year. He was the youngest in the ministry’s history, and was recognized again by his book entitled, “Will fart spark the fire.”

He assumed the chairman of the National Assembly’s Knowledge Economy Committee in 2009, for which he still serves.

In an exclusive interview to Infomag, Mr. Kim speaks on various issues under his mandate.

What is the first and foremost principle of the Knowledge Economy Committee?There are three. The first is laying the foundation for sufficient discussion and communication. We try to create an environment in which committee members can hold in-depth discussions and exchange views. The second is keeping our eyes and ears open. The committee welcomes companies, including small retailers and traders, to express their opinions. We would also like to meet with European business leaders to directly hear from them on challenges and difficulties in doing business in Korea. The third is keeping up to date with the latest industry-related news and issues. For this, we encourage government officials, businessmen and experts to come together and openly discuss issues whenever they arise.
What is your view of the government’s green growth policy?The government is working on meeting the target of reducing CO2 emissions by 20%, such as increasing R&D and encouraging businesses to save energy and increase the use of renewable energy. There are efforts being made to foster green industries (e.g. renewable energy) and develop the carbon capture & storage technology (CCST) to reduce CO2 emissions.
What advice do you have for the government in regards to realizing energy independence?We need to prepare for the post-Fukushima era. However, the government maintains the same energy mix and nuclear energy policy stance as it did prior to the explosion at the Fukushima nuclear plant. Unlike Germany and Switzerland which decided to shut down its nuclear power plants, the Korean government seems to have shifted its policy to focus more on nuclear energy. From a personal standpoint, I believe that there needs to be focus on other sources of power generation other than nuclear energy. What is needed is a roadmap for reducing nuclear energy use and concentrating on R&D and business support. Careful and meticulous planning is required as Korea is not abundant in natural resources. The government should aggressively pursue policies aimed at energy saving and renewable energy development.
Do you think the current policy is sufficient to promote small and medium-sized enterprises?In Korea, there are 304 small and medium-sized enterprises (SMEs), accounting for 99.9% of total number of companies, with relevant workers representing 87.7% of total employment. Although SMEs are a pivotal part of the economy, there seems to be a serious imbalance between large-sized companies and SMEs. Polarization is seen amid the turbulent economic environment, in which large companies posted record-high earnings whereas small and medium businesses saw operating margins decline. Moreover, large enterprises are aggressively moving into sectors that are led by SMEs and taking away their source of income. In order for SMEs to strengthen competitiveness, they need to concentrate on five areas: 1) increasing R&D investment 2) limiting sectors to prevent large companies from taking over 3) building infrastructure to foster small and medium-sized export companies 4) recruiting additional workers to address workforce-workplace mismatch 5) supporting one-man businesses and start-ups by young people. A structural system needs to be in place for SMEs to develop into larger and successful businesses. SMEs need strong foundations in order to grow and thus contribute to Korea’s economic growth.
What would you like to tell foreign investors?Korea following the 1997 Asian financial crisis has been striving to improve the foreign investment environment. In 2010, despite the challenging economic climate at home and abroad, Korea achieved economic growth rate of 6.1% (the highest among OECD member countries), exports amounted to $470 billion (seventh largest in the world), and per capita income re-entered the $20,000 level. Foreign investment companies played a key role in Korea overcoming the financial crisis of 1997 and the global financial crisis of 2008.
I consider Korea to be an island rather than a peninsula. Surrounded by the ocean on three sides and bordered to the north by China, Korea has remained an isolated island for thousands of years. It is time to decide whether to remain isolated or move forward. Korea will continue to open its doors to foreign investors going forward. As the chair of the Knowledge Economy Committee, I will also do my best to create a foreign business-friendly environment.

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Interview: Ms. Sandra A. Urie, Chairman & CEO, Cambridge Associates

Cambridge Associates is a privately held independent consulting firm that provides investment consulting and oversight services to more than 900 clients worldwide. The company strives to help global institutional investors and private clients meet or exceed their investment objectives by offering proactive, unbiased advice grounded in intensive and independent research.
In this interview, Ms. Sandra A. Urie, Cambridge Associates’ Chairman and Chief Executive Officer tells us more.

Could you give us a brief background about your organization?
Cambridge Associates was formed in 1973. The concept for our firm grew out of work done for Harvard University by our two founders, James Bailey and Hunter Lewis, who are still involved in overseeing the firm today.
Over our nearly forty years in business C|A has expanded into a global investment consultancy. Our mission has remained constant: we strive to help institutions and private investors around the world meet or exceed their investment objectives by providing proactive, unbiased advice grounded in intensive and independent research.
Cambridge Associates currently has over 1,000 employees based in London, Singapore, Sydney, Arlington, Boston, Dallas, and Menlo Park, with an office to be opened in Beijing in the summer of 2011. Our professionals are dedicated to serving over 900 clients globally including colleges and universities, charitable foundations, medical institutions, museums, Sovereign Wealth Funds and other government agencies, pension funds and families. Our clients represent aggregate assets of more than US$2.5 trillion.
Our only line of business is investment consulting and its supporting functions (i.e., research and performance measurement). One-hundred percent of our revenues are derived from providing these services to our clients, the owners of the assets we advise.
• Investment Consulting: Consulting is our core business, and we advise clients on a broad range of investment issues such as portfolio strategy and policy, asset allocation, manager selection, and performance evaluation across all asset classes, including alternatives (hedge funds, private equity and private hard assets). In addition, currency hedging has been a key issue in many countries where we have clients, including Korea. We also have significant experience in providing advice on investment operations, corporate governance, risk management, and best practices in institutional investing. These are all topics that should be of interest to Korean institutional investors as they contribute to superior investment returns.
• Research: Our high-quality, independent investment and capital markets research provides the foundation for all client recommendations. We currently have more than 190 research professionals working across four continents, bringing a global perspective to our work. Our research efforts are supported by our proprietary manager database, which currently tracks over 7,000 managers and 22,200 funds across all asset classes and geographical regions. This means our clients have access to a large and global opportunity set when considering implementation strategies for their portfolios.
• Performance Measurement and Reporting: As part of the consulting relationship with our clients, we undertake performance monitoring for both marketable (e.g. public equities, fixed income, hedge funds) and private investments (e.g. private equity, real estate, venture capital, infrastructure, energy, timber). Our reports include investment returns and regular analyses of fund performance. These reports help our clients analyze their performance results, how the results were achieved, and how they compare to customized benchmark statistics.
What is your view on the current investment strategies of Korean pension funds? Should they allocate more resources to Alternatives?
Korean institutions are certainly considering expanding their policy portfolios to include more exposure to alternatives and we would certainly support that move. Depending on the alternative classes included, they can provide the potential for higher returns and also, in the case of edge funds, lower volatility. However, implementation is critical, and requires a rigorous approach to due diligence and manager selection. Few institutions, including some in Korea, have the requisite in-house experience to effectively identify, complete the due diligence on, and gain access to the best alternative asset managers on a global basis. As a result, many investors have had less than positive experiences with hedge funds during the financial crisis and find themselves under-allocated relative to their original plans.
Fear of a potential Madoff repeat looms large and reinforces the need for disciplined and comprehensive due diligence, both before making an investment and on an ongoing basis once the investment is made. The Korean investment community was hit hard by exposure to Madoff. This has caused many investors to step back and examine their investment decision-making process. For many, around the world and not just in Korea, it was a fiduciary wake up call. One of the key oles we play at Cambridge Associates is to protect investors from mistakes by working alongside internal investment professionals to provide rigorous due diligence and a global perspective on manager selection. If Korean pensions want to build out their allocation to hedge funds, they must be prepared to invest in the process of researching, selecting, and monitoring managers.
This issue is also relevant to private investments (i.e., private equity, venture capital, real estate, energy, infrastructure, and timber). Given the significant dispersion of returns among managers and their funds, manager selection and rigorous due diligence are critical. Building a private investment portfolio can significantly enhance returns, but also requires a commitment to building the resources necessary to implement and monitor managers and the patience to build out the program over time to minimize so-called vintage year risk. Based on our observations, many Korean institutional investors are looking at a narrow subset of the universe of available private investment opportunities globally, which will likely limit their ability to generate good risk-adjusted returns.
We have also seen a tendency in Korea to focus on capital preservation in nominal terms. Protecting a portfolio against nominal losses can hide the effect of ongoing inflation and can expose the portfolio to inflation-adjusted capital losses. Such an approach requires an even more vigilant focus on due diligence and manager (or asset) selection. When perceived risk is low (i.e. because of a government guarantee) nominal returns are also generally lower. We like to think in terms of risk-adjusted returns: how much incremental upside could investors receive from an additional unit of risk, and where do asymmetries exist that investors can benefit from?
What are the real estate investment intentions of global investors?
At a very basic level, many people like investing in real estate because it is a “real” asset – something you can see and touch – it typically generates both an income return and a capital return. For people who are skeptical about securitized and less tangible assets, physical real estate can bring a sense of comfort to investors. We see this particularly in Asia. Real estate can also offer investors some inflation protection through exposure to the potential for rising rents and capital appreciation when financial assets are being hurt by inflation. Public and private real estate investments can also provide valuable diversification as well as equity-like returns over the long term. Private real estate offers greater prospects for active managers to exploit opportunities and add value. On the other hand, private real estate is illiquid and more expensive. Public portfolios provide the most immediate source of diversification, whereas private real estate requires time to build. REITs generate cash flow, are liquid, and have lower fees. However, they are subject to the supply, demand, and pricing pressures of the public equity markets. The correlation of REITs to the broad equity markets would likely increase during periods of stress within the market and historically, REITs have been highly correlated to small cap value stocks.
We advise global investors to invest in real estate through a diversified set of public and private fund opportunities and to consider relative value at the time of implementation. The other interesting trend is global investors’ portfolio mix of investments in limited partnership vehicles and direct investments in properties. Large institutional investors have typically first built a portfolio of limited partnership investments, allowing them to build relationships with the fund managers over time. This can then provide a foundation for co-investments alongside these managers, as well as eventually for a portfolio of direct investments, where a sufficient in-house resource with appropriate direct investing experience exists. In the context of a large, diversified portfolio, such direct investments may be appropriate. However, smaller institutional investors might be taking unnecessary risk with direct property investments, sized too large relative to the size of their asset pool. More often, these types of institutions build exposure to real estate through limited partnership vehicles, more appropriate to their size and diversification needs. The risk in Korea is that smaller institutions, in particular those without appropriate in-house investment resources, seek to emulate the leading investors when they do not have the internal resources to implement and replicate those strategies.
Are Asia and Korea an important part of their strategy?
Yes, Asia, including Korea, is definitely considered in the opportunity set in a global portfolio. Many of our North American clients travel regularly to the region and a few have opened up offices in Asia for the very purpose of analyzing Asian investment opportunities. They are gradually increasing their exposure to alternative assets in Asia, while paying close attention to relative value at a time when a great deal of capital is flowing into emerging markets. Investors should be careful to diversify by vintage year, strategy, geographic location, property type, and manager.
What asset classes and markets are favored by global investors?
Right now it is challenging for global investors, as we are not seeing many obvious, attractive opportunities from a valuations perspective. That means we are encouraging our clients to be defensively positioned.
What does that mean?
Within equities, overweight high-quality or mega-cap growth stocks and long/short equity hedge funds. Both strategies may under-perform in a rising market, but they should prove more defensive when market corrections occur. We are also encouraging allocations to managers with flexible mandates who can respond quickly to opportunities that arise in a rapidly shifting landscape. Of course, greater selectivity and ongoing oversight is required when hiring managers with more flexible mandates. These managers should have a depth of experience in the markets they participate in and a proven record of adding value through tactical moves. We continue to be cautious on most Western developed market sovereign bonds in light of weak fundamentals and expensive valuations. Both of these factors suggest that an allocation to sovereign bonds should not be expected to provide as much defense as it has historically, and that it should be supplemented by cash when yields are very low.
In terms of markets, we are recommending that our clients stay neutral on developed market equities. Equity valuations in developed markets are generally not excessive, although U.S. equities are currently overvalued. In emerging markets, while valuations are still somewhat stretched, maintaining exposure and building a strategic overweight are important from our perspective. For those with relatively large allocations to emerging markets, we would consider a more diversified exposure utilizing a multi-asset class approach, incorporating equity, local currency debt, hedge funds, and private investments if appropriate.

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Interview: Mr. Choi Joong-kyung, Minister of Knowledge Economy

Minister of knowledge Economy Choi Joong-kyung is a veteran finance official who has served in key finance posts in the government and Blue House. He passed the civil service exam in 1978, beginning his career as a finance official. He was appointed vice minister at the Ministry of Strategy and Finance when President Lee took office in February 2008 and pushed a weak won policy to boost the country’s exports during the recent financial crisis. He also held the post of President Lee’s senior secretary for economic affairs.
In an exclusive interview, he speaks about his priorities and plans for this year.

What are your main priorities for this year, and what is your proposed action plan?
Korea posted the world’s seventh-largest export volume in 2010 and overcame the global economic crisis. However, Korea is still responding to changes in the global economic environment, including the emergence of convergence and green industries. Korea also needs to address imbalances between large companies and small and midsize companies.
To ensure the sustainable growth of the Korean economy, the Ministry of Knowledge Economy (MKE) will nurture industries with significant potential to generate growth and create quality jobs. At the same time, the Ministry will train skilled workers and improve working conditions—for example, with the Quality of Working Life Valley. This project will involve turning outdated industrial complexes into multipurpose facilities that not only serve as workplaces, but also as education centers and cultural spaces. In this way, the government will attract more young people to the fields that most need workers.
In addition, the Ministry will establish a stable supply base for energy and resources in response to international price fluctuations. We will pursue more FTAs to expand Korea’s access to advanced markets. Furthermore, by strengthening industrial cooperation with emerging economies, we will achieve $1 trillion in annual trade.
In the process of implementing these policies, the Ministry will communicate closely with businesses and help them resolve any difficulties they may be facing. We hope foreign investors, who have played such an important role in the Korean economy, will invest more in the future.
How is the Ministry implementing the green growth strategy?
Korea’s green growth policy has two aims: to preserve the natural environment and to help the nation achieve sustainable growth. As of 2007, Korea ranked 38th in the world in terms of GDP per capita, and the economy needs to maintain a steady path of growth.
Korea is a nation with immense growth potential, and the government intends to encourage sustainable economic and employment growth by strengthening its efforts to address climate change. We will do this by improving energy efficiency, advancing the clean energy industries, promoting industrial convergence, and pursuing greater innovation in R&D.
The Framework Act on Low-Carbon, Green Growth was enacted on April 14, 2010. The Act requires the adoption of specific targets for energy efficiency and GHG emissions for different business categories. It also mandates the adoption of a certification program to attract green investment. Both the certification system and the strategy to reach our energy efficiency and GHG emissions targets will be in place before the end of 2011.
Furthermore, the government is making a proactive effort to strengthen the institutional framework for renewable energy and energy conservation measures. By the end of the year we will develop a strategy to enter the overseas renewable energy market and gain a sufficient share of the global market to create an export industry. To prepare for the adoption of the Renewable Portfolio Standard in 2012, the Enforcement Decree of the Act will be revised and a detailed action plan will be in place by the end of June.
What steps are you taking to increase Korea’s self-sufficiency rate in oil and gas resources? Could you tell us about support to local renewable energy test projects?
Korea depends on imports for 96.2 percent of its energy needs (2009). According to the IEA, Korea is the world’s 10th major energy consumer and its No. 9 petroleum consumer (2007). Clearly, energy self-sufficiency is an important goal because fluctuations in international energy prices affect key economic indicators such as the current account balance.
In pursuit of this goal, Korea continually seeks to improve energy efficiency and expand the use of clean energy so that we can cut dependence on fossil fuel to no more than 60 percent. By reducing demand for energy in every category (industry, transport, household, commerce), we will improve energy efficiency by 2.6 percent every year until 2030. By that time, renewable energy will account for 11.5 percent of Korea’s total energy consumption and nuclear energy will account for 27.8 percent. Development of the green industries will transform Korea’s industrial structure into one that is less energy intensive.
The government said it will set aside 700 million won from MKE and an additional 700 million won from the Small and Medium Business Administration to support the Commission of Shared Growth for Large and Small Companies. What other steps are you taking to support SMEs?
Like most countries, Korea has a variety of support policies for small and midsize enterprises (SMEs). These include tax incentives, policy funding support, technology development support and a public procurement program.
The global financial crisis hit SMEs especially hard. Accordingly, the Korean government worked to overcome the financial crisis through pre-emptive measures such as massive injections of liquidity for SMEs (e.g., extending maturity dates for 160 trillion won worth of SME loans; 37 trillion won worth of additional loan guarantees; a higher guarantee rate of up to 100 percent).
Going forward, the government plans to revise its SME support policies to better reflect the needs of the self-employed, small traders and small enterprises and to ensure that SMEs develop and grow into stronger companies. At the same time, the government will adhere to the principles of “support and nurture” and “free competition” to encourage the phased development of promising SMEs into large companies.

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Interview: Mr. Robert Gilchrist, Founder & CEO, Rockspring Property Investment Managers LLP

Rockspring Property Investment Managers LLP, now in it’s 27th year, specialises in the acquisition and management of commercial property throughout the UK and continental Europe on behalf of over 220 major institutional clients from around the globe. On behalf of single-client accounts, investment is made either directly into property assets or, indirectly, through the group’s series of tax-efficient, co-mingled investment funds.
Originally established in 1984 as MIM Property Services, Rockspring was one of the first UK-based property managers to specialise in European investment. Working exclusively with institutional investors, the business grew quickly, and in 1993, was bought by Prudential Financial of the USA and became PRICOA Property Investment Management. Following an MBO in 2004, Rockspring Property Investment Managers, as it is known today, was formed. Fully independent and 100% owned by its Partners and employees, Rockspring is headquartered in London with its own network of local investment and asset management offices in Amsterdam, Berlin, Brussels, Budapest, Madrid, Paris and Helsinki. In addition, Rockspring manages client support and services operations via dedicated offices in America and Australia and is in process of opening one Seoul.
Rockspring offers its clients a diverse range of products, from region-wide, pan-European funds to single country and sector specific specialist vehicles. These include the Rockspring Hanover Property Unit Trust, the Rockspring PanEuropean Property Limited Partnership, RockspringTransEuropean II, III, IV & V, The Industrial Trust, Retail Plus, The Rockspring German Box Fund, The Rockspring Portuguese Property Partnership, Rockspring Total Europe, Rockspring UK Value Fund and single client mandates. With property assets currently located in the UK and 12 other European countries, the firm today is one of Europe’s leading property investment managers.
Robert Gilchrist has been with Rockspring for over 23 years and has been active in the European property markets since 1983. After graduating from Cambridge University, he qualified as a Chartered Surveyor and joined Rockspring in 1987. He has been the architect of much of the firm’s significant growth, in particular, the development and launch of new fund products. The first of these was the launch, in 1991, of TransEuropean 1 and the subsequent management of this series of closed-ended funds – TransEuropean V is currently being marketed. In 1998, he was appointed Managing Director. In 2004, alongside Mr. Richard Plummer, the Chairman, he led the successful MBO from Prudential Financial, and was appointed Chief Executive. He has played a leading role in growing Rockspring into one of the UK's leading Europe-wide property investment managers and he continues to be closely involved in new business and overseeing the fulfillment of Europe-wide investment strategies.
Rockspring prides itself on its client-focused approach. “As all of our investment products are funded entirely by equity sourced from third-party, international, blue-chip, institutional clients, everything we do is based on our clear understanding of investors’ needs and ambitions. We invest the time getting to know them and we apply our exceptionally experienced market knowledge and independent status to find solutions that are the ideal fit. It’s an approach that has been proven in every corner of the commercial property market and enabled us to build enduring relationships with leading real estate investors from around the globe,” said Mr Gilchrist.
The recent awards received by the company recognize Rockspring’s enduring commitment to generating value through real estate for its international blue-chip client base. They include ‘Europe Firm of the Year’ - Global PERE Awards 2010, ‘Property Fund Manager of the Year’ – Financial News / Dow Jones Awards for Excellence 2010 and ‘Property Manager of the Year’ - Global Pensions Awards 2011. Mr Gilchrist, commented, “We have spent more than 25 years finding new and innovative ways to create value for our clients. Today, we are fully independent in both structure and spirit and, with a Europe-wide network of property professionals, we work in partnership with our clients to create unique, performance-orientated European property investment vehicles.”
Mr. Gilchrist noted that Rockspring frequently works with global investors looking to invest for the first time in Europe. “It really does help having an experienced local presence throughout Europe.” comments Gilchrist. “Our network of offices across Europe combined with our long history and knowledge of its markets puts us in an exceptional position to advise our clients. For investors that are not inclined towards our tax-efficient co-mingled investment funds, we can assist them co-invest directly in hand-picked assets with other like minded investors in Europe.”
Whilst few investors escaped the global melt down, Rockspring have fared better than many of their competitors. Their core / core plus investment approach combined with their consistent track record and client-centric focus meant investors not only stuck by them, many committed new capital – during 2010 Rockspring closed their UK Value fund with £700m. In 2010 Rockspring invested €1.2 billion across Europe and to 31st March 2011 has seen investments totalling €380m. Notable recent transactions include:
88 Wood Street – acquisition of an iconic, landmark tower building at in the heart of the City of London for £183 million on behalf of a separate client mandate (November 2009)
O’Parinor Shopping Centre, Paris – acquisition of a 51% stake for €223 million on behalf of a separate client mandate (August 2010)
Ferio Shopping Centre, Konin, Poland – acquisition of a retail park for €47m on behalf of the TransEuropean Property Limited Partnership IV (Dec 2010)
The Feulner Portfolio – acquisition of three retail warehouse properties in Neuss, Kassel and the Emspark in Leer, West Germany purchased off-market from a private investor for a total consideration of €62.2 million on behalf of the Rockspring German Retail Box Fund (April 2011)
Speaking on the economic situation in Europe, Mr. Gilchrist noted that the debt crisis has affected everybody around the world in varying degrees. This has resulted in recession in many countries, but has also led to varying responses by national governments. In Europe, there continue to be large regional differences. Greece continues to experience recession, while the Spanish and Portuguese economies have been experienced flat growth. Individual governments are using differing approaches to reduce budget deficits, he noted. This crisis halted the incessant rise in property values that took place from 2003 to 2008, driven as much by the widespread availability of cheap debt as a lack of seasoned understanding of real estate fundamentals.
“We are seeing a steady recovery in economic prospects and confidence in markets. Today a lot of focus on significant fallout has been on Ireland, Portugal, Spain and Greece. They continue to highlight some of the ongoing issues in the European periphery.” said Gilchrist.
However, the recession has not resulted in a significant amount of distressed assets coming onto the market. For instance, in UK there was a peak-to-trough fall in asset values of around 40 percent, but the period of decline was swift and subsequently experienced an equally fast recovery.
“Distress will come about largely as a consequence of the behaviour and reaction of the banks. There is a lot of talk about 2008-9 being one of worst recessions but in my experience 1990-93 was actually worse. The problem then was that a construction boom coincided with recession and oversupply in real estate was much greater then,” he said. The banks, having learnt their lesson, are choosing to hold on to assets today and working through problems before selling them in a steady and unforced manner.
In this context he noted that Korean investors who are selectively looking for landmark assets in UK and Paris are doing so at the right time. “The real estate fundamentals are better. While people may be scared of lower cap rates today, they actually reflect significant rental growth expectations. Their timing is perfectly reasonable and making investments today is safe.”
Typically non-EU investors look at London and it makes sense. London sits alongside New York, Sydney and Tokyo as a global city. It is very much on the radar screen, with Paris a strong second. More adventurous investors may be looking at Germany, Spain or other smaller cities in Europe, but they are in a much smaller proportion.
“One of the reasons I am extremely positive about prospects for investment and ownership in London and Paris is because we are in the middle of the globalisation of everything. Looking back at the London market in 90’s there were only a couple of Japanese, American and European investors. The predominant ownership was by UK institutions. Since then, the market has changed dramatically. Now there are Koreans, Australians, Canadians, Russians and Malaysians to name a few. This is not going to stop.”
In terms of core assets and core market, there is, inevitably, only a limited supply and so competition can be quite intense for investments in the core sectors.
He noted that there isn’t just one ‘right’ answer to the question of how the investors should approach the UK market - either directly or through co-investment club deals, but what is absolutely essential, for any investor that is considering investing globally, is the necessity of access to local expertise before even trying to negotiate and acquire an asset.
“Such investors have to work with a partner in Europe who can provide access to unbiased legal, tax and other structuring requirements in order to fully understand the implications of ownership and returns they can achieve. Once they understand this, then they can start to look at specific transaction opportunities, because by then they know the implications of investing in a particular market,” he said.

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Interview: Mr. Hyun In-taek, Minister of Unification

On May 9th, South Korean President Lee Myung-bak made a surprising offer by inviting North Korean leader Kim Jong-il to Seoul for an international nuclear summit next year with U.S. President Barack Obama and dozens of world leaders if Pyongyang makes a firm commitment to give up its atomic programs.
The proposal, if realized and followed through by Pyongyang, could theoretically lead to the North's reclusive leader attending an international summit with foreign leaders for the first time ever, as well as to a rare summit between leaders of the two Koreas.
The proposal was seen as aimed at pressuring Pyongyang to make a strategic choice to give up nuclear ambitions. It was also believed to be aimed at helping break the deadlock in inter-Korean relations, frayed badly after the North's two deadly attacks on the South last year.
President Lee's offer came as South Korea has increased pressure on North Korea to take concrete steps to demonstrate its denuclearization commitment before opening the six-party nuclear talks. The negotiations have been stalled since December 2008 due to Pyongyang's boycott and tensions over the North's deadly attacks on the South last year.
With tensions on the peninsula rising in recent months, we sought the views of Mr. Hyun In-taek, Minister of Unification, on the government’s policy towards the North and the way ahead.

Could you elaborate on the South Korean government policy towards unification and relations with the North, especially in light of the recent tension between both sides?
Basically, the South Korean government works to improve inter-Korean relations, build peace on the Korean peninsula and, ultimately, achieve a peaceful and gradual reunification of the Korean peninsula. We aim to achieve a Korean unity by building a peace, economic, and national community between the two Koreas. Since North Korea’s nuclear armament is the most pressing issue facing the Korean peninsula, we believe that building a peace community by denuclearizing North Korea should be the first step in our endeavours.
To this end, the Lee Myung-bak administration has proposed the “Vision 3000: Denuclearization and Openness” initiative. The initiative suggests that once North Korea decides to abandon its nuclear program, the South Korean government, together with the international community, will provide large-scale economic assistance to help North Korean economy make a substantial leap forward. In pursuing such a policy, the administration has maintained a “principled” approach by promoting sound inter-Korean relations based on mutual respect between the two Koreas and upholding such universal values as humanitarianism.
Despite our efforts, however, North Korea has continued to raise tensions on the Korean peninsula during the past three years with its brutal provocations, including the shooting death of a South Korean tourist at Mt. Geumgang in July 2008 and second nuclear test in May 2009, not to mention a torpedo attack on the Cheonan and shelling of Yeonpyeong Island last year.
To make a substantial improvement in inter-Korean relations, we believe that, more than anything else, North Korea must change its provocative attitude. In this regard, we have urged North Korea to take responsible measures regarding the two attacks it made last year, promise non-recurrence of such provocations in the future, and hold inter-Korean talks on the nuclear issue to confirm its sincere commitment to denuclearization.

What is your opinion of the economic cooperation programs like Gaeseong? What has been the progress of these ventures and do you think they should continue?
It has been already eight years since the two Koreas embarked on the Gaeseong Industrial Complex (GIC) in June 2003. The Complex has grown significantly over a short period of time. Even despite North Korea’s provocations last year, the South Korean government has sustained the Complex.
The number of South Korean companies operating in the GIC currently is 122, a 30% increase from three years ago. Although new investment in the Complex has remained restricted since the Lee Myong-bak administration suspended interactions with North Korea following North Korea’s attack on the South Korean corvette Cheonan, most South Korean companies in the GIC have been doing their business as usual. Last January, for example, the total production in the Complex reached US$ 31 million, recording an all-time high on a monthly basis.
Yet, if we are to make the GIC an industrial complex with a truly global standard, several key issues must be cleared. The most important of all is to allow South Korean workers commute more freely to the Complex. In this regard, we have urged the North many times to remove inconvenience related to so-called the “3C” issues--border crossing, communication, and customs clearance. Another issue arises from the very fact that the GIC is located in North Korea. This makes the Complex vulnerable to the ups and downs in general inter-Korean relations, which, in turn, may affect the investment climate. Moreover, the personal safety of our workers has yet to be fully guaranteed.
Nevertheless, as long as the situation does not deteriorate drastically due to such factors as military provocations by North Korea, the South Korean government is willing to maintain and even support steady growth of the Complex. While placing our highest priority on the personal safety of South Korean citizens working in the Complex, we will keep addressing the need for institutionalization to improve procedures for entry and stay for the GIC workers.

Early last month, we understand that North Korea jammed GPS signals and also resorted to hacking of many government websites. Given this, how well prepared is the Korean government to tackle North Korea’s cyber warfare capabilities?
The disruptive electronic waves that jammed our GPS signals last March seems to have originated from several regions in North Korea, including Haeju and Gaeseong. In response to such threats, the South Korean government has reinforced its security and monitoring system in order to prevent additional cyber attacks by North Korea. We have also reorganized and expanded relevant government agencies and increased cooperation among the government, military, and private sector.
South Korea certainly has technologies to counter North Korea’s cyber warfare. With capabilities far surpassing those of North Korea, we can and will properly counter any cyber threats from North Korea in the future.

The six party nuclear talks have stalled for some time now. When do you foresee the next talks taking place, and what are the main challenges on this front?
These days people often ask whether the Six-Party Talks will be resumed and, if so, when. I think, however, a more relevant question should be how productive the talks would be when they are resumed. When resumed this time, the Six-Party Talks should result in a concrete contribution to the denuclearization of North Korea. They should not be the “talks for talks’ sake.” To avoid it, North Korea must come to the table with a serious and sincere commitment to denuclearization.
North Korea has a long record of violating agreements, including the 1994 Geneva accord and the September 19 joint statement reached under the six-party framework. This is exactly why South Korea and the rest of the international community have continuously urged the North to prove its sincere commitment to denuclearization through actions, not just words.
The outcome of the talks is more important than whether the talks would be resumed or when they would. In this regard, I would like to stress once again that the North must abandon its nuclear ambition. To induce such a change in North Korean attitude, we must work with the international community.

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Interviews: Mr. Pierre Vaquier, Chief Executive Officer, AXA Real Estate & Mr. Frank Khoo, Global Head of Asia

The AXA Group has been managing real estate portfolios for over 30 years. The different real estate units were consolidated with the strategic decision in 1999 to create AXA Real Estate Investment Managers. This was done so to complete the consolidation
of AXA’s real estate management capabilities throughout Europe.
At the same time, it was considered that there was a significant opportunity to leverage this infrastructure, in order to become a leading panEuropean real estate investment manager offering services to both external institutional investors as well as existing AXA clients.
Since 2006, AXA Real Estate Investment Managers has expanded its presence in Asia with offices in Tokyo and Singapore. In 2010, AXA Real Estate Investment Managers
became AXA Real Estate and expanded its global footprint with the creation of a capital raising team based in the United States.
As noted by Mr. Frank Khoo, Global Head of Asia, AXA Real Estate, today, the company is the world’s second largest real estate fund and asset manager, and the largest in Europe, with €40 billion of assets under management. It has over 120 external institutional clients spread across the world, in addition to managing funds for around 10 AXA insurance companies.
“With 500 real estate people operating in 22 countries, AXA Real Estate's competitive advantage stems from its global fund management expertise combined with extensive on-the-ground deal sourcing, asset management and development execution capabilities,” he said.
The company structures and actively manages investment products, seeking wide-ranging opportunities along the risk spectrum to deliver targeted returns commensurate with clients' risk profiles, through a variety of investment strategies.
These range from core to opportunistic, country-specific to geographically diversified, sector-specific to multi-sector, with the capacity to invest at all levels of the capital structure.”
“Our core business is real estate fund, asset, and development management. We have extensive local expertise in all of the major property types. In addition, AXA Real Estate offers specialist local expertise in areas such as transaction execution, development, asset and project management, tax, legal, accounting, risk management and compliance.”
Mr. Khoo joined the company in 2008 to help the company expand its operation in Asia. Appointed as Global Head of Asia, based in Singapore, he coordinates the development of the company’s investment and asset management activities in the region.
He also manages the development of investment platforms in Japan and has set up a local presence in other parts of the region which are important to AXA Real Esate’s strategy. He has contributed to the launch of Asian investment funds to develop its asset base in Asia on behalf of its clients.
With over 15 years in the investment industry, he has extensive experience in private equity and real estate and a deep knowledge of all the Asian markets. His expertise in deal sourcing and execution as well as fund launches have contributed widely to the company’s ambitions to become a major player in the Pan-Asian real estate investment industry.
In addition, Mr. Khoo has also been appointed as Co-Chairman of the EUCCK Real Estate Committee and will be coordinating its activities, seeking to give is wider exposure in Singapore and other Asian markets.
Speaking on this new role with the chamber, he noted that the Committee has already established itself as one of the premier platforms for Real Estate professionals in the region, having organized highly reputed international conferences and meetings. As Co-Chairman, he hopes to contribute towards expanding its activities and raising its profile even more.
Speaking on the priorities for AXA Real Estate, he noted that global growth remains a key priority and AXA Real Estate is currently expanding its presence in both the US and Asia, most recently with the launch of its US platform last year.
He also noted that the company signed an agreement with The Sumitomo Trust and Banking Co Ltd (STB), one of the largest trust banks in Japan, formalizing plans to jointly set up a new investment fund for Japanese real estate.
“Over the past three years, we have substantially expanded our operations across the Asia region, establishing the new Asian headquarters in Singapore, announcing a memorandum of understanding with China’s Ping An Trust to co-invest in developing residential projects in China and also the deal with STB.”
These developments were the next step in AXA Real Estate’s plans to offer a diversified range of Asian real estate opportunities to institutional investors, in complement to the firms established European capabilities, he said.
“We already had an existing team on ground in Japan, but we chose to tie up with Sumitomo as we feel that this tie up will greatly enhance our execution ability in Tokyo both from the aspect of deal sourcing and asset management.”
There is no doubt that investors are now recognising that the pace of growth in the Asian property market is likely to outpace that of both the US and Europe. As such, they are increasingly prepared to consider exposure to the region when building up a balanced global strategy, he added.
He said that in general there was a ‘three-tier’ approach emerging in terms of investors' attitude. One for countries like Japan, which as the most mature Asian market, offers investors core investment characteristics especially on good quality commercial assets. The next for ‘semi-developed’ markets like Korea, Singapore and Hong Kong, while the last for the emerging Asian markets like China and India.
The emerging markets are more opportunistic and therefore are more suited to those investors who are prepared to accept a slightly higher risk profile.
“Asia is becoming a strategic destination for the real-estate investor and we want to support our group and third party client efforts in diversification and creation of value,” he
said.
In a separate interview, Mr. Pierre Vaquier, Chief Executive Officer, AXA Real Estate, who was in Seoul to meet with potential investor partners noted that while Korea is an important market for the company, it is not an immediate priority.
“ We want to expand our investments in Asia, are considering Korea for medium term exposure. Although a very mature market, it is still dominated by domestic players. It is only recently that the foreign investors have started coming it. We look at it as a key investment market in the long term,” he said.
When the company invests in a new territory, they consider it very important to have local expertise. While in Europe they have setup their own local teams, in Asia, the strategy is to have both a local team and a local partner. For example the company has teamed up with a local partner in China.
As for the emerging BRICs, he noted that they have a huge potential, and each country has its own advantages, although Russia does not have the characteristics of other emerging markets and is energy driven. The outlook for China, India and Brazil is very positive.
“The only country where we have no strategy is South Africa, as it is a market of its own, and we have to be very cautious.”
Mr. Vaquier said the main challenges the company faces in new markets is to understand local characteristics and have a secure environment to do business.
“We need to be careful with volatility of markets, and have to be very careful with the business cycles. Getting a good local partner is important as also investing in real estate asset classes which are backed by growth model.” support case
With regard to the European economy which has been hit by the debt crisis in Ireland, Greece and Portugal, he said AXA is “cautiously positive” that the recovery will take place soon.
“ The worst is behind us, and many private companies are expanding again. The worries on the debt are not going to disappear overnight, and will take a few years. But it will definitely recover.”
While the citizens of many of the countries have been protesting the austerity measures that have been implemented in these countries, he noted that the combination of higher taxes and slower consumption is painful, but there are not much choices left.
“The governments have to take into account all factors. The people are critical not of the measures, but how it is being implemented,” he said.
Speaking on the impact of the Japanese tsunami on the company’s business, he noted that although it is too early to say, it will likely not have much of an impact. The disaster has shown that earthquake regulations have been effective in limiting the damage. While the economy may be effected in the short term, the reconstruction efforts will help the economy grow again.
Since AXA is involved in life insurance and not in property/causality insurance, there will be no impact on the parent company, he said.

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Interview: Mr. Lee Hyun-dong, Commissioner, National Tax Service

Last year, Korea marked its highest level in foreign direct investments since the financial crisis, which is close to $12.8 billion, despite of instability in the financial market and the geopolitical security crisis. Korea also achieved the growth rate of 6.1% last year thanks to foreign investment, even amid a global trend of a decline in foreign direct investments.
Though the number of foreign and foreign invested companies in the Korean market takes up only 2%, their contributions to Korean tax revenue is significant, reaching up to 18% of the national revenue.
At the pan-governmental level, Korea is making every effort to attract foreign investment. Starting this year, the National Tax Service started issuing statements in English to help non-Korean speakers. Taxpayers are also now able to choose an English-language option for statements from as far back as the 2006 fiscal year. Previously, taxpayers paid fees to translate and notarize financial statements, which were only available in Korean.
Beginning June 24, the agency will also issue statements via its Web site (www.hometax.go.kr). The tax agency will open an English-language Web page to improve services for foreigners and foreign companies seeking to verify documents. These are just some of the proactive steps that the agency is taking under Commissioner Lee Hyun-dong. In an interview, he explains more:

In your view, what is currently the most important challenges and objectives of National Tax Service?
The reality faced by National Tax Service in 2011 is characterized by challenges of weakened tax base, more aggressive tax evasions and opportunities such as strengthened trust for tax administration, more transparent society and international cooperation among tax authorities.
Under these circumstances, National Tax Service's objective for this year is "fair and trustworthy tax administration respecting our clients" so that it can be one of the world's best tax authorities.
To achieve this goal, we will first make efforts to create a social environment in which honest tax payers are truly respected. We'll lend support so that sincere small businesses won't have to worry about how to pay tax. We'll also minimize the amount of notices reminding them of reporting income so that everyone can pay tax in an autonomous manner. Moreover, those who continue to pay tax honestly will be exempt from tax investigations or benefit from simplified investigations. To help Korean businesses operating overseas, we'll strategically consider the preliminary approval of previous prices and a mutual agreement between Korea and the country where the Korean business is run. If necessary, we'll strengthen the bilateral cooperative network through, for example, the national tax service commissioners' meetings.
Second, we'll strengthen our system preventing tax evasion by further encouraging citizens to pay tax honestly. Doing this will require us to clearly identify tax evasion cases and to select those subject to tax investigation in a rational way. Moreover, to eradicate new types of tax evasion based on financial derivatives or e-commerce, we'll develop and support investigation techniques at the Forensic & Anti Tax-evasion Center (FAC) which was established this February. In addition, we'll continue to ensure transparent transactions by firmly establishing the system of e-tax invoice and by strengthening the monitoring of business types eligible for issuing cash receipts.
Third, we'll continue our efforts to find hidden sources of taxation. A case in point is prevention of offshore tax evasion. Last year, we worked hard on developing the infrastructure designed to prevent offshore tax evasion. Base on this infrastructure, we'll focus on blocking such evasion. Meanwhile, we'll try to strengthen the tax base by cracking down on those who don't respect the basic tax order. Examples of such cases that are to be eradicated would be politicians who violate law to evade tax, those who avoid paying overdue taxes, those who carry out transactions without issuing tax invoices and those who don't register their business.
Are there any measures in place designed to help foreign investors pay tax easily in Korea?
What is the most necessary for a business operating overseas would be a transparent and predictable tax code and a strong taxation system.
To enhance the transparency and predictability of taxation, we make efforts to improve our current Q & A system to give accurate answers more promptly. Moreover, we introduced a system meant to help interpretation of the tax law in 2008. This system allows tax payers to ask more specific questions about their everyday tax paying practices and to receive applicable answers from National Tax Service.
Furthermore, National Tax Service reached "gentleman's agreements" with businesses. This agreement allows businesses to communicate their tax-related issues to the Service whose special team answers their questions in real time. Up until last year, we conducted a pilot project to test this system on 15 businesses and this year, the Service signed this agreement with 70 businesses. The companies that sincerely respect the clauses of the agreement will be exempt from the regular tax investigation.
This agreement enables the businesses to predict their tax amount before reporting their revenue and it also removes unnecessary uncertainties regarding taxation. The agreement is thus expected to contribute to enhancing the transparency of business management, a factor that is particularly emphasized these days.
Second, there are many easy ways to report income and pay tax. Our Hometax-service, which allows tax payers to report their income and pay tax without visiting the tax office, would be one of the best services in the world. More than 96% of the corporate tax is reported and payed through this service. In addition to reporting and paying tax, other major affairs such as business registration may also be done online thanks to the "Paperless-e" office whose functions have been expanded.
National Tax Service has recently revealed its willingness to eradicate offshore tax evasion. Could you specify?
Offshore tax evasion triggers unfair taxation in that such tax payers mostly possess a great amount of income and property and in that they give unnecessary tax burdens to honest tax payers. Moreover, illegal capital flight preceding such evasion also chips away domestic consumption and investment resources, damaging the domestic economy. That is why such evasion needs to be eradicated.
In an attempt to alleviate their financial deficit and to secure tax revenues in the post-recession era, countries around the world engage in a war to fight against such evasion mainly by creating new domestic systems and by allocating more budget. International cooperation is also strengthened in this matter in the framework of the OECD or G20. Meanwhile, countries traditionally known as tax havens have recently agreed to ensure their financial transparency, contributing to the creation of an international environment favorable for the eradication of offshore tax evasion.
Since last year, National Tax Service has also concentrated on eradicating such evasion. This endeavor has drawn attention not only form the Korean media and National Assembly but also from all Korean citizens who have actively supported us.
Last year, we focused on establishing a system designed to respond to offshore tax evasion. To be more specific, we adopted a system which requires those who have more than one billion won in the account of an overseas financial institution to report the transactions of the account. We also created an organization specializing in dealing with such evasion and secured a budget to eradicate such practices. These are our tangible results.
This year, we'll redouble our efforts to secure a tax revenue of at least one trillion won in the tax investigation on offshore tax evasion. To do so, we have increased the number of those who participate in this investigation and only highly competent people can be the members of our investigation team. In addition, our agents will be dispatched to the cities where tax evasion is the most frequent or to those that are included in the itinerary in order to ensure onsite data collection. Moreover, we'll strengthen the simultaneous tax investigation with other countries including the United States, while making the best use of the simultaneous information exchange agreements signed with tax havens, in an attempt to find domestic property that is hidden overseas.
Our biggest priority for now would be the successful implementation of the overseas account report system which was launched this year.
Foreigners who work for foreign companies in Korea live in the country according to the domestic tax code but if they lived in Korea for less than five years over the last ten years, they don't have to report their income.
Many SMEs are worried about frequent tax investigations. Do you have any solution to ease their concerns regarding such investigations?
In Korea, the percentage of SMEs that undergo tax investigation is lower than that of large businesses. As of 2009, only 0.83% of Korean SMEs were subject to such investigation. It is thus difficult to say that Korean SMEs undergo frequent tax investigation.
Nevertheless, National Tax Service is making administrative efforts to minimize SMEs' burden when they become subject to such investigation.
First and foremost, if a relatively honest SME has to undergo an investigation, the investigation period becomes shorter and simpler. Such "simplified tax investigation" is focused on management consulting in the area of accounting and tax, rather than on taxation itself.
As for very small businesses which don't have its own office or whose office is too small, their representatives may also visit the investigation authorities to undergo investigation. This "out-of-office investigation system" enables such businesses to save their taxation-related expenses.
Furthermore, to remove the uncertainties faced by tax payers before undergoing such investigation, we provide them with an orientation course before the investigation and explain the process during the investigation period. At the end of the investigation, a special day is in place to answer the tax payer's questions.
Lastly, if an investigation infringes on the tax payer's rights, he or she can ask a "tax payer protection agent" for help. Through this system, we're doing our best to make sure that each tax payer's rights are protected.
Although it is true that the measures mentioned above greatly help small businesses alleviate their economic or psychological burdens, what is more important would be the mutual trust between National Tax Service and tax payers. Such trust can be formed when both respect the mutually agreed-upon rules. To win trust from Korean citizens, National Tax Service will conduct tax investigation based on the laws and rules and it will do its best to prevent any misunderstanding that may arise from its investigation.

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