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PSBank lists P6.3-B fixed-rate bonds

PHILIPPINE SAVINGS Bank (PSBank) has listed its maiden fixed-rate bonds worth P6.3 billion, with the offer met by robust demand from investors.

In a disclosure on Monday, the thrift lending arm of Metropolitan Bank & Trust Co. (Metrobank) Group said it listed P6.3 billion in two-year peso-denominated bonds at the Philippine Dealing and Exchange Corp.

The amount raised was more than its initial P3-billion program. Due to strong demand, the bank had to cut the offer last July 5 from the original end date of July 17.

The two-year instruments carry a coupon rate of 5.6% per annum to be paid quarterly until 2021.

In a previous statement, PSBank President Jose Vicente L. Alde said they were “overwhelmed by the market reception,” as the fund raising attracted demand from both institutional and retail investors.

“[I]t is a testament of confidence in our business initiatives, which we hope will continue to take the bank to a higher level of growth and share of market,” Mr. Alde said in the statement on Monday.

PSBank’s bond listing brought the year-to-date total of new listings on PDEx to P234.14 billion.

Standard Chartered was tapped to be the sole arranger of the transaction. It also served as a selling agent alongside PSBank, Metrobank and First Metro Investment Corp.

Prior to this bond listing, the bank raised P8 billion via a stock rights offer in January, selling 142.9 million common shares priced at P56 apiece.

PSBank also raised P5 billion and P3 billion last year through offers of long-term negotiable certificates of deposit and medium-term fixed rate notes, respectively.

The lender booked a P680.7-million net income in the first quarter, up 10.3% from the same period in 2018, driven by interest income growth and expense management.

PSBank shares shed 30 centavos or 0.51% to close at P59.10 each on Monday. — K.A.N. Vidal

PSE index seen testing 9,100 level next year

THE Philippine Stock Exchange index (PSEi) is expected to end 2019 at the 8,600 level. — HANDOUT

LOCAL brokerage COL Financial Group, Inc. sees the Philippine Stock Exchange index (PSEi) testing the 9,100 level in 2020, banking on the double-digit growth of index firms this year.

COL Financial Chief Equity Strategist April Lynn C. Lee-Tan said they are keeping the 8,600 year-end target for the PSEi this year. The company, however, raised its target for earnings of PSEi firms to 13%, against its 11% estimate at the start of the year, citing the strong growth of banks and property companies.

“It’s really the property sector, still because of the strength of both the residential and office leasing. Banks will have a strong recovery this year. Lending is still okay, healthy loan growth but not in the same pace,” Ms. Tan said in a media briefing in Pasig City on Monday. Companies that comprise the PSEi are seen to post slower growth at nine percent in 2020.

“So if we were to keep a 17x PE (price to earnings ratio), or let’s say we hit 8,600 for the year and plus nine percent, I think we will hit 9,100 by then,” Ms. Tan said.

Ms. Tan explained that the lower earnings growth forecast in 2020 is mainly due to Manila Electric Co. (Meralco), whose earnings are seen to drop should it be ordered to adjust distribution rates.

“The main drag to 2020 is Meralco, potentially if they will be asked to adjust the rates lower,” Ms. Tan said, citing the distribution rate adjustments required of Meralco to reflect inflation and interest rates.

“We are assuming next year they will be asked, but again that may be delayed. If that is delayed then we may see earnings pick up.”

Meanwhile, the company noted that the factors that affected sentiment in 2018 have now been reversed, such as decelerating inflation, lower interest rates, stronger peso, and foreign fund inflows.

However, it still expects the market to be volatile due to external factors.

“The global economic outlook remains poor. Although central banks are loosening their monetary policies, it remains uncertain if they will succeed in addressing economic growth concerns,” Ms. Tan said.

Ms. Tan also cited the country’s current account deficit, which could be blamed for the weak peso in 2018, and the MSCI Emerging Markets (EM) index rebalancing in August and November.

The MSCI EM index previously announced that it will increase the weighting of China and Saudi Arabia, which could prompt fund managers tracking the index to divert their funds away from the Philippines.

COL Financial’s top stock picks include Ayala Land, Inc., Megaworld Corp., Filinvest Land, Inc., Metropolitan Bank & Trust Co., Security Bank Corp., D&L Industries, Inc., SSI Group, Inc., Max’s Group, Inc., Century Pacific Foods, Inc., and Ayala Corp. — Arra B. Francia

Megawide sees opportunities in mass housing sector

MEGAWIDE Construction Corp. is aiming to help ease the socialized housing backlog in the Philippines through its engineering solutions such as precast technology.

“These opportunities will drive the company’s geographic expansion outside Metro Manila, with Megawide’s advantage being its engineering solutions such as precast, which will be key in accelerating supply faster than the growth in demand,” Megawide Chairman Edgar B. Saavedra said in a statement.

Citing data from the Housing and Urban Development Coordinating Council (HUDCC), the company said that the country’s housing backlog may hit 12.5 million units by 2030 if the problem remains unaddressed.

“The potential of the Philippine real estate sector is sky high — there are opportunities for growth and development all around us,” Mr. Saavedra said.

Through the precast technology, Megawide is able to cater to multiple projects and locations, as well as give clients a more efficient and less costly option since it can be produced faster, and installed and transferred easily.

Developers using this technology for mass housing projects, include PHirst Park Homes Inc. for its Tanza, Cavite site with 2,800 units and its Lipa, Batangas site with 1,900 units.

“We’re custom-building precast units to the exact specifications of our clients in our precast factory in Taytay, Rizal, which has a tightly-controlled manufacturing environment,” Mr. Saavedra said. — V.M.P.Galang

Good premise but…

By Richard Roeper

Movie Review
Yesterday
Directed by Danny Boyle

IMAGINE waking up in a world where everything is the same, with one exception: Nobody has ever heard of The Beatles or any of their songs.

As fortune would have it, you’re a talented singer-songwriter, but you’ve been struggling for 10 years and have never come close to breaking through.

Would you be tempted to perform “I Want to Hold Your Hand” and “I Saw Her Standing There” and “Back in the U.S.S.R.” and “Let It Be” et al., to increasingly bigger audiences, and go along on a Magical Mystery Tour catapulting you to overnight stardom.

You can worry about the consequences down the road, which is almost always the case with anyone who finds themselves in the middle of a parallel-universe movie.

With that promising setup, a screenplay from the crown prince of sentimental storytelling. Richard Curtis (Four Weddings and a Funeral, Notting Hill, Love, Actually) and directed by the electrically talented Danny Boyle (Trainspotting, Slumdog Millionaire, 28 Days Later), the jukebox musical drama/comedy Yesterday was atop the charts of my most anticipated movies of the summer of 2019.

Alas, after a promising first hour, Yesterday plunks one wrong note after another (including one particularly sour interlude), and eventually collapses under the weight of impossible expectations.

It paints itself into a corner from which there is no escape and had me thinking things like, “Maybe this would have worked better as a novel or a Broadway musical,” and, “This is weird, but I’m reminded of the Nicolas Cage holiday movie The Family Man from 2000” because that, too, had a fantastic premise but rode off the rails in the third act.

The likable Himesh Patel plays Jack Malik, a former schoolteacher and part-time big box store employee who lives in Clacton-on-Sea in eastern England. He’s been struggling as a singer-songwriter for the better part of a decade and has just decided to hang it up when BOOM! He’s hit by a bus during a freak, global power outage that lasts all of 12 seconds.

When Jack wakes up, he’s battered and bruised and missing two front teeth but is otherwise OK, much to the relief of his bestfriend/manager/roadie/tireless supporter, Ellie.

A word about Ellie. She is played by the irresistible Lily James, and we constantly wonder how Jack hasn’t fallen in love with this girl from the moment she was smitten as he played “Wonderwall” at a student talent show when they were little kids.

Talk about being in a coma! Come on, Jack.

So, Jack quickly discovers nobody has ever heard of the Beatles. (When he Googles “Beatles,” he gets Beetles. When he Googles “John Paul George Ringo.” the first result is Pope John Paul.)

In rapid fashion, Jack is discovered by Ed Sheeran (Ed Sheeran is quite good playing Ed Sheeran), who is blown away by Jack’s songwriting abilities and calls Jack “the Mozart to his Salieri.” (All due respect to Ed Sheeran, but he might be overselling his place in pop music history there.)

Kate McKinnon scores some laughs as a cartoonishly over-the-top record agent who swoops in, gobbles up Jack and turns him into the hottest commodity the music world has ever seen — even though there are some doubts about proposed record titles such as The White Album (a marketing guru says that would create a diversity issue), and songs such as “Hey Jude,” which is re-christened “Hey Dude,” because who the heck is Jude?

All good stuff, well-played musically and for laughs and for dramatic tension. Jack’s renditions of The Beatles classics are delivered in rapid-fire, scattershot fashion, as if he’s shooting pop hits out of a T-shirt cannon. In this world, the simplest, two-minute, early-1960s songs from the The Beatles canon are released alongside the complex masterpieces from later in the decade.

In less-than-subtle fashion. “Here Comes the Sun” plays when Jack first visits LA, and “Carry That Weight” kicks in when Jack starts to feel the mounting, um, weight, on his shoulders as he shoots to stardom while harboring a gigantic secret: THESE ARE NOT HIS SONGS!

Now and then, Jack learns the Beatles weren’t the only part of our world erased by that 12-second glitch. It’s one thing to find out a certain soda never existed, but when Jack finds out the source of literally tens of millions of deaths was never a thing, you’d think he’d do more than shrug about it. Poetic license aside, we begin to wonder why this guy won’t put down the guitar for a second and spend a few days figuring out exactly what else is missing from this world, and how he can use that information for the greater good, instead of fixating on becoming a superstar.

Ah, but such is the path taken by many a traveler through these Twilight Zone-type stories.

Eventually, though, Yesterday makes some really strange and questionable choices, especially in a late, pivotal scene surely designed to touch our hearts but coming across (at least to this reviewer) as shameless and manipulative and, to use a technical term, icky.

And that’s when the Long and Winding Road reaches an absolute dead end. — Chicago Sun-Times/Andrews McMeel Syndication

Rating: Two stars and a half

What’s next after the Fed cuts its benchmark rate?

THE US central bank is expected to cut its benchmark interest rates at its policy meeting this week. — REUTERS

SAN FRANCISCO — US central bankers are expected to lower borrowing costs this week for the first time since the depths of the financial crisis more than a decade ago. That’s the easy part.

Whether that inaugurates a series of quarter-percentage-point interest rate cuts that could stretch deep into next year, as financial markets are betting, or something more limited is by far the harder decision facing Federal Reserve policy makers.

One reason: No clear consensus from Fed officials about why they need to cut rates in the first place, particularly with the US unemployment rate near a 50-year low and the American economy puttering along as the best-in-class performer among developed nations.

Is it a bit of insurance against risks posed by slowing global growth and trade tensions? A step to bolster sluggish inflation? A bid to lift labor markets further? An effort to right kinks in the bond market? Over the last several weeks, Fed policy makers have floated each of these ideas and others.

New York Fed President John Williams even briefly convinced markets the Fed planned to cut rates by half a percentage point this week, until the New York Fed issued a statement to explain that his remarks about “vaccinating” the economy against serious illness were academic in nature and not meant to signal near-term policy decisions.

Complicating matters is the Fed’s desire to make clear that loosening monetary policy is not a reaction to months of pressure from US President Donald Trump to do just that.

Investors should get some clarity when the Fed’s rate-setting committee releases its policy statement at 2 p.m. EDT (1800 GMT) on Wednesday after the end of a two-day meeting. Fed Chairman Jerome Powell will hold a press conference shortly after.

CROSSCURRENTS
Economists and traders overwhelmingly expect the Fed to cut its policy rate by a quarter of a percentage point on Wednesday, matching the size of each of the nine rate hikes the Fed delivered from 2015 to 2018.

The big debate at the July 30-31 meeting will be about what comes next, and how to communicate it, Cornerstone Macro economist Roberto Perli said.

“I bet the statement will…leave the door open to more, to at least another 25 (basis-point cut) down the road,” Perli said.

But as for what economic threshold would trigger a further rate cut, he said, “I don’t think they have a clear idea.”

The federal funds rate is currently set in a range of 2.25% to 2.50%. Traders of futures tied to the rate have priced in a full percentage-point drop by the end of next year. But the economic picture now is quite different from the last few times the Fed has cut rates.

Since the Fed’s last rate-setting meeting in mid-June, economic data on retail sales and job creation has been stronger than expected, and durable goods orders, a proxy for business spending plans, jumped in June. At the same time, US home sales tumbled, manufacturing has been weak for months, and exports are down.

A report on Friday showed robust consumer spending kept the US economy growing at a 2.1% pace in the second quarter, a smaller slowdown than expected. But it also underscored the weak business investment and inflation that has worried Powell.

The competing threads are likely to feed a robust debate during the meeting over whether a rate cut is even needed, and may limit how much more easing could be signaled.

“I think it’s a stretch to think this either is or should be the beginning of an easing cycle; it’s simply not warranted,” said Ward McCarthy, chief US economist at Jefferies.

Some Fed policy makers, including Kansas City Fed President Esther George and Boston Fed President Eric Rosengren, may even go so far as to register their reservations over further easing with a formal dissent.

‘MORE LEEWAY’
Still, the Fed has a lot to contend with.

Mounting signs of weakness in Europe and China and the prospect that new British Prime Minister Boris Johnson will make a messy exit from the European Union have raised the odds of rate cuts abroad, with the European Central Bank looking all but certain to ease policy come September.

Some see rate reductions overseas as building the case for reducing US rates.

Indeed that’s been a core argument from Trump, who has accused foreign central bankers of using monetary policy to devalue their currencies, and urged the Fed to do likewise.

In gauging the Fed’s next step, investors will have no “dot plot” to consult, as they have after with every other policy move since the Fed began in 2012 to publish quarterly interest-rate forecasts from individual policy makers.

Because those forecasts have at times been at odds with the Fed’s agreed-upon policy message, their absence could actually make Powell’s task easier.

“Not having the projections this month gives them a lot more leeway in sending a message of ‘we’ll respond as warranted,’” said Richard Moody, chief economist at Regions Financial Corp.

The Fed could also put an early end to planned reductions to its $3.8 trillion balance sheet, built up during years of bond-buying after the 2007-2009 Great Recession. The runoff, seen as tightening policy on the margins, is scheduled to end in September in any case.

Ending it slightly early could defuse criticism that balance sheet policy is working at cross purposes with interest rate policy. And should the Fed disappoint markets by signaling further rate cuts are less than a sure thing, Moody said, a change to the balance sheet plan could be a “consolation prize.” — Reuters

Food fight? Takeaway.com’s possible bid for Just Eat

TAKEAWAY.COM is in takeover talks with rival Just Eat Plc, a $5.3-billion deal that would mark a fight against rivals including Uber Technologies, Inc.

The food delivery industry in Europe has been a battleground, with rivals competing on prices and copying each other’s business models. The all-share deal that’s being considered from Takeaway is another sign the Dutch-based company is intent on taking on its better-known rivals.

Food delivery has been one of the fastest growing industries in the tech sector, and investors have been pumping money into start-ups in a bid to dominate each market. Both Takeaway.com and Just Eat run marketplace models, connecting users with takeout food but leaving delivery to the restaurants. Uber Eats is launching a rival marketplace platform in the UK, following the entry of Amazon.com, Inc.-backed Deliveroo in mid-2018.

“The total valuation of companies engaged in restaurant food delivery likely tops $100 billion,” said Bloomberg Intelligence analysts in a note last week, “and would be more if grocery-delivery companies’ food-specific operations were included.”

UK MARKET
Just Eat confirmed Saturday it’s in talks to be acquired by Takeaway.com, following a report from Sky News. Both companies said that there’s no certainty whether an offer will be made and on what terms. Amsterdam-based Takeaway.com has a market capitalization of €5.1 billion ($5.7 billion), compared with Just Eat’s £4.3-billion ($5.3- billion) valuation.

A deal for Just Eat would be the second time Takeaway.com has entered the UK market. The company first launched in the country in 2012, but sold the business four years later to Just Eat, after struggling with growth.

Takeaway.com has also been rapidly expanding following a surging share price. In December it agreed to buy rival Delivery Hero SE’s German operations for about $1 billion, ending an expensive rivalry in a country where both were competing for market share at the cost of profitability.

It would also be something of a bailout for Just Eat, which has stuttered in the face of pressure from rivals and an activist shareholder. Once the dominant player in the food delivery market in the UK, its shares have fallen in the face of growing competition from Uber Eats and Deliveroo amid escalating talk of consolidation in the sector

Just Eat shares have fallen 25% over the past 12 months, while Takeaway.com is up 46%.

Any deal would also help solve the vacuum at the top of Just Eat’s management. Former Chief Executive Officer Peter Plumb stepped down in January, and interim CEO Peter Duffy has taken himself out of the running for the top job for personal reasons. Jitse Groen, the billionaire founder of Takeaway.com, has been penciled in as the CEO of the combined company, according to a person familiar with the matter.

Mr. Groen launched Takeaway in 2000 in his dorm room at the University of Twente. The business now has more than 44,000 restaurants on its platform in 12 countries, with the bulk in the Netherlands and Germany. Mr. Groen’s wealth is estimated at about $1.5 billion. In 2018, he told Bloomberg News he believed the “most value is in being the largest, by far” in his sector. — Bloomberg

Expandable units available at Amaia Scapes Iloilo

AMAIA LAND Corp. is now offering units at Amaia Scapes Iloilo with more space for expansion in the future.

In a statement, the developer said these units “allow more space to adapt to changes in residents’ lifestyles.”

The Bungalow Pod has a floor area of 34 square meters (sq.m.) and a lot area of 75 sq.m., which can be expanded to an additional 15 sq.m. for the ground floor and 57.5 sq.m. for the second floor.

The Single Home has 56 sq.m. in floor area and 92 sq.m. in lot area, but can be added with 15 sq.m. in the ground area and 15 sq.m. in the second floor.

Twin Homes, which has a floor area of 47 sq.m. and lot area of 92 sq.m., can be expanded with 13 sq.m. on the ground floor and 24 sq.m. on the second floor.

The Twin Pod has a 47 sq.m. floor area and 92 sq.m. lot area, which can reach 49 sq.m. on the ground floor and 49 sq.m. on the second floor.

Amenities include basketball court, mini-soccer field, and a swimming pool.

Amaia Scapes Iloilo is located in Barangay San Jose in San Miguel, close to the University of San Agustin, University of the Philippines Visayas, and Central Philippine University, Robinsons Place Iloilo, SM City Iloilo, Iloilo TechnoHub, Western Visayas Medical Center, and Qualimed Iloilo.

Accenture expands with new Alabang office

ACCENTURE recently opened a new office in Alabang, its first facility in southern Metro Manila.

The facility, located in Axis Tower 1 in Alabang, will be used for the delivery of services and solutions by Accenture’s Advanced Technology Centers Philippines (ATCP).

It also has an Accenture recruitment center, which will offer one-day processing for walk-in applicants in entry-level positions and serve returning and prospective candidates.

In a statement, Accenture said the Alabang office gives employees who live in the area and nearby provinces with the flexibility to work near their home.

“Accenture has been operating in the Philippines for more than 30 years, and we remain committed to our business in the country as we expand our footprint to Alabang. Our work-near-home initiatives provide our employees with flexible work solutions, which are in line with our commitment to promote the welfare of our employees,” Lito T. Tayag, Accenture’s country managing director for the Philippines, said.

Jay Park coming to Manila

KOREAN superstar Jay Park will return to the Philippines in September for the Manila leg of his Sexy 4Eva World Tour. The concert tour kicked off on July 6 in Seoul and will be staged in 27 cities in Asia, Europe, and North America. Produced by Onion Production in cooperation with entertainment company, AOMG, the concert will be held at the New Frontier Theater in Quezon City on Sept. 22. Tickets to the show are now on sale through TicketNet at the following tiers: VIP, P10,217; Premium Standing, P5,413; General Admission (GA) 1 Standing and GA2 Seating, P4216; and GA3 Free Seating, P2,700. Prices are inclusive of applicable charges and taxes. VIP ticket holders are entitled to exclusive access to the meet-and-greet with the rapper-singer and former front man of K-Pop group, 2PM, and have their photos taken with the artist in groups of five. For details and tickets visit https://www.ticketnet.com.ph/events/detail/Jay-Park-2019-World-Tour.

Ant Financial-backed start-up rides Indonesian fintech wave

DANA, a fintech start-up backed by Ant Financial, is scouting for another strategic investor to help it snag more of the nation’s 150 million smartphone users.

PT Espay Debit Indonesia Koe, Dana’s operator, has racked up about 20 million users within a year of its launch, averaging about 1.5 million transactions daily, according to Chief Executive Officer Vincent Iswara. The digital wallet offers services such as QR-code based transfers and online credit-card transactions for individuals as well as merchants.

Dana is one of several digital wallets outside of China that Ant’s backed, as the funds-to-finance titan tries to forge a global payments network rivaling Visa Inc.’s. PT Espay is the only Indonesian fintech company the company controlled by Jack Ma has invested in, a partnership that helps the start-up collaborate with Ant Financial in developing new products, Iswara said.

“The vast majority of our users are millennials and we are working toward being on every smartphone in Indonesia,” said Iswara, who in 2008 founded Indomog, a payment company for gamers. “We want to open ourselves to a strategic partner so that we can grow the ecosystem together. The investor has to bring in strategic value to what we do and we are open to talk to anyone. In terms of funds, we still have enough to run.”

PT Elang Mahkota Teknologi, a major Indonesian media company, is also an investor in Dana and the start-up will remain majority-owned by Indonesians, Iswara said. It employs about 500 people, mostly engineers, at its Jakarta office and plans to add offices in cities like Yogyakarta and Bali, he added.

Indonesia, home to more than 260 million, is expected to add 90 million consumers by 2030 — more than any other country outside of China and India, the McKinsey Global Institute estimates. Yet 96% of the population don’t carry credit cards, while 64% has had no access to formal banking services for more than 15 years, according to KPMG.

Dana is considering expanding its footprint in Southeast Asia’s largest economy by offering other financial services such as insurance, Iswara said. But the start-up is wary of becoming labelled a shadow bank operating outside of regulatory jurisdictions, he said.

Indonesia’s internet economy, the largest and the fastest growing in the region, reached $27 billion in 2018 and is poised to grow to $100 billion by 2025, according to a report by Google and Temasek Holdings Pte. The digital payments business in Indonesia is dominated by Go-Pay, a unit of the country’s biggest ride-hailing service provider Gojek and OVO, backed by Lippo Group.

“Jokowi has done a great job in building physical infrastructure like roads, airports and ports and now is the time to build the digital infrastructure for faster transactions,” Iswara said, referring to President Joko Widodo’s ambitious $350 billion infrastructure building program. “ It’s time now to build the digital infrastructure so that we are not forced to play catch-up.” — Bloomberg

Royal Air Philippines seeks to expand charter service

LOCAL CARRIER Royal Air Philippines is seeking to mount charter flights from China and Cambodia to key cities in the country.

The Civil Aeronautics Board (CAB) scheduled an Aug. 7 hearing on Royal Air’s petitions for designations to the two countries.

Royal Air Philippines Chief Executive Officer Eduardo C. Novillas told BusinessWorld in a text message the plan is for the charter flights from China and Cambodia to fly to Manila, Clark, Kalibo and Puerto Princesa.

“We have a lot of requests from local travel agents and partners in China for charter to our country,” he said.

Mr. Novillas said if the CAB applications go as planned, the flights will be launched in October. There are plans for twice weekly flights for Cambodia, three times weekly flights to Nanning and twice weekly flights to Zhangjiajie.

In its application to the CAB dated Jul. 22, Royal Air said its application for designations to China is for 1,050 weekly seats.

“In line with its commitment to adding domestic and international routes to become the country’s fast-growing airline with the intention to connect the Philippines to more destinations and its medium-to-long term plan to connect passengers to international destinations, Royal Air most respectfully requests for entitlements to the People’s Republic of China,” it said.

It also said it entered into an agreement with Chinese budget carrier Lanmei Airlines Co., Ltd. to lease a unit of 150-seater Airbus 319-132 to beef up operations. An order to lease one more unit is also under way.

Established as an air charter service in 2002, Royal Air entered commercial operations in 2018 with the launch of Clark-Caticlan flights. — Denise A. Valdez

Santos Knight Frank releases The Wealth Report 2019

INVESTORS are bullish on the Philippines and its property market as it is seen as a safe haven amid geopolitical and economic challenges in other parts of the world, according to Santos Knight Frank Chairman & CEO Rick Santos.

Santos Knight Frank recently launched in the Philippines The Wealth Report 2019, the flagship publication of the company’s global partner.

According to The Wealth Report, Manila outperformed 99 other markets on the Prime International Residential Index with 11% growth in prices last year.

Knight Frank’s commercial real estate research noted Manila has a competitive edge in office lease rates across Asia Pacific, having one of the lowest gross effective rents during the early part of this year.