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CHANG NING DISTRICT

A large area situated in western Shanghai, with Hong Qiao Road as the main thoroughfare from the airport to downtown. In the area are plenty of villa compounds with gardens, pools, tennis courts and gyms. This is the area most newcomers travel through from the Hong Qiao airport.  Chang Ning is also where a number of international schools, markets and stores with western goods are located. Sights in the area include the Shanghai Zoo and the Xi Jiao Guest House and Sassoon Park gardens. The Westin Tai Ping Yang and Yangtze Jiang Hotels as well as the Friendship Store and Shanghai Mart are found in this area.

GUBEI DISTRICT

A thriving mini-metropolis with medium and high rise apartment towers, renowned western restaurants and the large Carrefour supermarket. Gu Bei is close to all forms of public transportation. In amongst the tall high rises you can find fountains, sculptures and playgrounds. There are many mid-level developments in the area suitable for people with international standards. Health club memberships are available at the Gu Bei Health Club for those living at developments without adequate sports facilities.

HUANGPU DISTRICT

The majestic and stately building of the Bund stand grandly along the western edge of the Huang Pu River. A busy shipping channel and once the "lifeline" of Shanghai, Huang Pu District is an old traditional area with Nan Jing Road, the "shopper's street", running down its center. Before the building of modern department stores around Shanghai, this was the only place to be on a Sunday and tens of thousands of people would cram the streets and floors of places like the No.1 Shanghai Department Store and the Hua Lian Department Store. The area also boasts the Peace Hotel, People's Park and People's Square, surrounded by the impressive modern architecture of the Shanghai Municipal Office, the Grand Theater and the Shanghai Museum. However, with its main focus on commercial activity and large projects, expatriate accommodations are limited.

JING AN DISTRICT

Jing An is by far the most populated area of downtown Shanghai. Its easy access to transportation, snaps and western conveniences make it a popular place for expatriates to live. The Shanghai Center dominates the central area with its entertainment and eating places such as the Hard Rock Cafe', Tony Romas and the celebrated Long Bar. Stores like Watson's and The Market cater to western needs. In Jing An, you'll find the Ritz Carlton, Hilton and JC Mandarin Hotels. Opposite the Shanghai Center stands the grand Shanghai Exhibition Center and not far away are the charming Jing An and Jade Buddha temples.

LUWAN DISTRICT

The main road of this area is Huai Hal Road, renowned for both its boutiques and department stores, including Isetan, Pacific Department Stare, Parkson and Pre-temps. The road is also an impressive sight at night with an archway of flickering lights. Off Huaihai road, there lies the Xiang Yang Nan Lu street market where you'll find cheaply priced clothes and bags. On Ju Lu Road there is a string of small "all night" expatriate bars featuring "The Manhattan", one of the oldest in Shanghai. The area has plenty of apartments to choose from and a few villa compounds within a variety of budget levels.

MINHANG DISTRICT

Set on the outskirts of Shanghai in the southwest, Min Hang has a number Of large villa compounds that are well finished and reasonably priced. With the completion of the subway and easy access via the expressway, this district has grown significantly in the past few years. You will find a blend of old and new China with easy access to downtown Shanghai. The area still has a semi-rural feel, with wide open green areas and farmlands nearby.

PUDONG DISTRICT

Pu Dong is a fast growing area on the east side of The Huang Pu River. Access to the area includes a number of bridges, runnels, ferries and the new Number 2 Shanghai Metro line. The Pu Dong area has seen massive growth in the past five years with stylish and impressive Buildings including the nigh-tech Jin Mao building which holds the Grand Hyatt Hotel. With its lobby on the 55^th floor, the Grand Hyatt is the highest hotel in the world. In the Lu Jia Zhui financial zone you'll find many banking and financial institutions, and on the outskirts are a large number of factories. Infrastructure is improving with the new Pu Dong International Airport and relaxing wide-open spaces with excellent villa compounds and low-budget apartments.

Expatriates opting for Pudong  

It was only a few years ago that all the top managers of foreign companies in town – people with lavish compensation packages that included housing allowances – lived in near one another in serviced apartments in Hong Qiao area.

But the rise of Lujiazui and the blossoming of Pu Dong’s real estate market have seen many of the those expats head east for a new villa on the river’s other side.

Herry Onggo predicted the move in the late 1990s, and he is ready to cash in on his foresight.

The Indonesian –Chinese chairman of Shanghai Merry Land Co., Ltd. is preparing to market the company’s US$80 million project, Royal Garden Pudong, for US$7,500 a month per apartment. The project is in Pudong’s Jinqiao area- a swath of land so far from downtown people thought he was crazy to develop the area.

‘When I started in 1999, everyone asked why I would choose Jinqiao – a remote export-processing zone that was home to nothing but industrial plants,’ Onggo said. ‘Because the real estate market was at bottom, I got the land for a per-square-meter cost of US$200. Currently, the landlord price has more than doubled to US$500 as the residential area in Jinqiao has become popular among foreign tenants.’

Onggo’s company, like other developers in the area, is targeting CEO’s and senior managers with foreign-funded companies that can afford a lush villa for from downtown noise and congestion.

Onggo has reason to be optimistic. While occupancy rates of first class homes dipped slightly during the third quarter of this year, they remain fairly stable at just over 87 percent, according to a report by consultations DTZ.

Some top projects are enjoying even higher occupancy levels. One example is Green Villas in Jinqiao, 97 percent despite monthly rents ranging from US$7,000 to US$12,000.

When Shanghai first opened to foreign investment on a big scale, most foreign managers settled in the Hong Qiao area of western Changning, near the Hong Qiao Economic Development Zone, which has the city’s first batch of new office buildings, and the international airport.

‘However, as ll the international flights were moved to Pudong on October 27, Pudong will surely become more important in terms of location,’ said Michael Qian, an investment manager with Stanley & Partners Property Investment Management Co., Ltd.

‘Besides.’ He added, ‘Westerners demand privacy, which is in short supply in downtown apartments.’

XU HUI DISTRICT

In the north of this area lies Shanghai's famous boulevard, Heng Shan Road, with over thirty restaurants of diverse cuisine tempting passers-by as they stroll down the tree-lined street. This area is the old French Concession and Consular area with many charming vintage villas tucked behind high walls. This is also the location of 41 Hengshan Road, one of Shanghai's most elegant residences. Ta the south 5 the Xu Jia Hui junction, a thriving commercial area of department stores where you'll find a number of reasonably priced high rise apartment developments. The Shanghai Catholic Cathedral, Long Hua Temple and Shanghai Olympic Stadium are some of the main features of this area. You can also find the Hua Ting Hotel and Regal East Asia Hotels right by the stadium.

This article appeared in SCENE Shanghai Magazine Sept 2002 Edition

'East or West ? -The future of Hongqiao as an expatriate residential area'

As more multinational companies enter China in the wake of the country’s accession to the WTO, demand in the villa market is experience a revival. The Hong Qiao area has the largest concentration of luxury residences in Shanghai. It has for a long time been the first choice of people from overseas working and living in Shanghai. With the increasing competitiveness from other areas such as Pu Dong, it is worth looking at what Hong Qiao now has to offer.

As one of the earliest developed areas in Shanghai, Hongqiao has enjoyed an advantageous location in the market. It is situated within short driving distance of the downtown area. Moreover, considering the well-developed infrastructure, convenient transportation and good commercial, educational and entertainment facilities, Hongqiao has long been an attractive option for homebuyers and investors alike. However, Hongqiao now faces strong competition from the emerging high-end residential market in Pudong. The Pudong District is being developed not only as a center for trade and finance, it is also home to an increasing concentration of luxury residences. The speed of development in Pudong and its transformation to an increasingly popular choice among the professional expatriate community is striking. The speed of Pudong's development is far greater than that witnessed in Hongqiao. Many property professionals now believe that Pudong will completely replace Hongqiao as the leading area for expatriate housing.

DTZ Debenham Tie Leung as an international property  adviser, however, holds a different view of the future real estate market in the Hongqiao area. Although Hongqiao Airport is losing its standing as an international terminal, the Hongqiao area is still attractive for its unique international atmosphere, which has taken many years to develop. Meanwhile, as the large-scale luxury residential compounds in the area have reached saturation and land becomes scarcer, Hongqiao has been repositioned as a site for developing high quality small-scale projects. The demand for such properties is predicted to be high. For instance, Westwood Villa located on Chengjiaqiao Road is typical of such projects. It offers 21 units for lease only. The villas are furnished throughout with high quality modern furniture, while the kitchens and bathrooms are intelligently designed with top class appliances and fittings. There are three styles of villa in this development ranging in size from 280m-to 374m~. The rentals range from USD4,500 to USD6,000 based on a one year lease term. Owing to the good environment and superior management. These prices could still increase.

In the second financial quarter of 2002,4 new leasing projects (see table below) totaling 396 units were launched in the market.

Two of these were villas, while the other two were serviced apartments. Occupancy rates for villas increased this quarter and were greatest in Pudong, however, occupancy in Puxi also increased from the last quarter from an average of 85% to 88%.

We believe that while demand in Pudong is growing, Hongqiao will remain competitive in the luxury residential market. The quality and environments of new high-end residences in Pudong attracts an increasing portion of residents and investors. However, Hongqiao is located more conveniently to the downtown area, is better served in terms of restaurants, international schools and shopping and is a more established luxury expatriate area in Shanghai. In light of these issues, we do not expect Hongqiao to be replaced by Pudong in the luxury residential market.