By Joe Clements

BOSTON—There is one thing denizens of New England’s commercial real estate world can celebrate this holiday season—the clock is about to strike midnight on 2009.

“I’m more optimistic about 10 versus nine,” Colliers Meredith & Grew President Kevin C. Phelan tells The Real Reporter as he and other market experts provide views of the coming campaign. That does not mean any hangover from the brutal bust will evaporate overnight, but most spoken to concur that leaving 2009’s ample CRE carnage behind is a good inaugural step in the road to recovery. “It’s feeling a lot better,” relays Phelan.

The unofficial kickoff to prognostication season began last Thursday at the Hyatt Regency with the annual NAIOP/SIOR Forecast as the two CRE trade associations assembled a team of market specialists to consider 2010 prospects for leasing and sales activity. One participant, Grubb & Ellis principal Jack Kerrigan, says he is more upbeat about the former than the latter in suburban Boston, citing limited new supply and a dearth of sublease product compared to that which dogged the region following the technology crash in mid-2001.

Kerrigan anticipates a “partial recovery” in 2010 yet adds landlords will remain on the defensive well into 2011. “It’s a great time to be a tenant or a buyer,” says Kerrigan, who estimated 15 to 30 percent rental declines from the suburban market’s peak in 2007, with the pace off by as much as 66 percent for core product such as Bay Colony Corporate Center in Waltham. Tracking 106.6 million sf, G&E puts the suburban vacancy rate at 16 percent “and rising,” while Kerrigan says there are 98 options for tenants needing 10,000 sf or less in the Route 128 Central submarket.

On the plus side for property owners is the demise of speculative construction, he says, plus the innovative industries Greater Boston is known for, a sector fueled by the robust academic environment. “We will do better than other markets nationally,” Kerrigan predicts.

In an interview after last week’s event, NAIOP CEO David Begelfer says this year’s forecast delivered a far better message than that conveyed at the 2008 program. “There was some decent news,” Begelfer says. “A year ago, there was a black hole facing us.” Keynoter Bret Wilkerson offered promise that commercial property values will rebound over time, Begelfer recalled, adding he was impressed by an “excellent turnout” in excess of 400 people for the breakfast program. “It went well,” he says, praising the speakers for the diverse market assessment.

CB Richard Ellis principal Christopher Cuddy was on tap to assess the downtown office market, while Cushman & Wakefield of Massachusetts Executive Director Mark Winters spoke on the Cambridge office and laboratory markets. Specialized coverage came from Gregory H. Cahill of Lincoln Property Co. on the industrial arena, and Richards Barry Joyce & Partners EVP Frank Petz, who dissected the capital markets, being eyed carefully as  the sector limps to one of its worst years ever volume-wise and in price decretion.

Petz detailed a bifurcated situation where core product and locations are still able to attract interest, particularly from the overseas sources who made such significant Boston acquisitions this year as 20 Winthrop Sq. and 470 Atlantic Ave., the 14-story waterfront office building purchased this summer for $106 million by Credit Suisse, as previously detailed by The Real Reporter. According to RBJ, 87 percent of CBD office sales volume this year came from foreign capital, primarily Germany.

As a result, much of the debt pressure in Greater Boston lies in the suburbs, evidenced in one RBJ graph showing that 57 percent of the region’s troubled loans are backing assets in the Interstate 495 belt, versus a mere 11 percent in Boston and Cambridge. That could spell trouble should the lax approach among regulators and lenders wane, Petz notes, but thus far, foreclosures have been limited, aided by low interest rates.

One aspect still evolving is how motivated sellers will be in the down market, especially if they are not forced to act. CMBS and national banks account for 70 percent of the distressed debt in commercial real estate, and a spike in delinquencies approaching 12 percent could force the hand of some lenders in 2010, Petz relayed. The few lenders who have moved struggling assets off their books thus far have done so at deep discounts, and observers spoken to say that will continue to be the case if trades are to occur. One recent example came in the sale of 8 Oak Park in Bedford, a 64,000-sf office building acquired by a partnership for a mere $29 per sf.

The bid/ask gap is also prevalent on the industrial front, says Cahill, predicting lenders will let debt-logged properties stay afloat as long as possible, refusing to acquiesce to vulture expectations.

Borrowers could ultimately be the ones to bail, however, faced with tepid demand and a 2009 that has already registered 2.4 million sf of negative absorption, according to Lincoln Property Co., putting the mark at a whopping seven million sf in the past seven quarters. Industrial vacancy is now up to 15.7 percent, says LPC, a factor in sending asking rents down “radically” by 9 percent.

“It doesn’t bode well for a quick recovery,” says Cahill, describing much of the activity as sideways, short-term transactions that merely provides an illusion of velocity. Q3 of 2010 is the most likely chance for a real rebound, and Cahill says talk of a “jobless recovery” does not bode well for industrial landlords. Those best in position to survive are newer facilities, adds Cahill. As in the case of the office market, industrial construction has been held in check, he notes, and there has been encouraging activity among medical device and biotechnology firms who have been leasing space in various submarkets. “It’s very up and down,” he says of industrial overall.

The Zoll Road

CHELMSFORD—One of Interstate 495 North’s corporate stalwarts has already chosen to relocate elsewhere, and market watchers are now mulling the chances that leading player Zoll Medical Corp. might follow suit in its search for upwards of 300,000 sf. Lured by a centralized location and at rates competitive enough to deem such a migration economically viable, Avid Technologies is on its way to Network Drive in Burlington after inking a 203,000-sf lease with the Nordblom Co., as previously detailed in The Real Reporter, and that departure already has local landlords on edge in a submarket whose direct vacancy rate is at 24.3 percent in one survey by Colliers Meredith & Grew.

In the space search being conducted by FHO Partners—the same team that represented Avid—Zoll even put feelers out across the border in New Hampshire during the summer, only retreating when the target property became unavailable. Since that saber-rattling inquiry faded, Zoll’s intentions have been harder to track, although recent reports have the firm mulling a large facility in Lowell, 1001 Pawtucket Blvd. The former Wang Laboratories complex is certainly large enough at 800,000 sf, but there are differing opinions as to how far advanced discussions might be between Zoll and the landlord, Winstanley Enterprises of Concord. One source insists the answer is “not very,” whereas another claims there is “genuine” interest to do a deal on each side. “It looks good,” insists a third.

In declining to discuss details of the assignment, FHO principal Brian Hines tells The Real Report he can neither “confirm nor deny” reports about 1001 Pawtucket Blvd. being in the mix. “We are down to a short list of buildings,” Hines relays. “Our search is progressing, and we are focusing on that short list at this time.” Also unanswered is whether Zoll might consider staying put at its current home in the Quorum Office Park at 269 Mill Road, a two-building campus featuring 260,000 sf. Constructed in 2001 as a build-to-suit for Tellabs, the park is owned by Boston Properties and became Zoll’s home in 2003 when the firm took down 160,000 sf.

Lease renewals have become increasingly popular in the changed commercial real estate landscape, but observers could not even say whether Boston Properties is addressing its occupant’s wayward leanings. As to a defection outside I-495 North, that element is equally cloudy, with such hefty space requirements hard to accommodate. Network Drive has just 126,000 sf remaining following the Avid commitment, and several other options along Routes 3 and 128 have been plugged during the past two years.

Workers Comp

ANDOVER—Chelmsford is not the only I-495 North community in flux these days, partly due to the upheaval fomented from this summer’s takeback of 667,000 sf at seven buildings located here and in Bedford and Billerica. Having followed the efforts since by lender UBS Investments to divest the struggling properties, The Real Report last week noted that one asset has just been sold, two more in Billerica are under contract, and a third at Andover’s Woodland Office Park was being pursued by an unnamed user.

The identity of the Andover prospect, according to sources, is Injured Workers Pharmacy, a Methuen-based company that assists workers compensation recipients with certain medical needs. More sources confirmed this week that the entity is negotiating to buy 300 Federal St. from UBS, the largest of a trio of buildings in the complex that UBS borrower Mack-Cali and Gale International acquired in June 2006 as part of the $53.6 million portfolio purchase. Sources still could not peg the pricing for 300 Federal St., which went for $8.3 million in the previous deal.

If the previous dispositions are any guide, UBS appears eager to sell the properties, accepting $1.89 million for 8 Oak Park in Bedford, the 65,000-sf building acquired by a partnership of CRE Management Inc. and a Woburn firm that will occupy half the space. The two properties in Billerica at 3 and 8 Federal St. are expected to trade well below the $73 per sf spent by the previous owners. The portfolio is “priced to move,” relays one broker who acknowledges the deal underway with Injured Workers Pharmacy. “That’s good info,” says the broker. “It’s happening.”

Jeudi prochain, Siècle et Salomé Osorio

seront heureux de vous recevoir

autour d’une coupe de champagne.

Venez découvrir comment l’objet déco et le bijou

se plient à de la feuille d’or.

Bon ça c’était pour le coté un peu formel (…)

Il y aura, entre autre, toute une collection de boucles d’oreille en cuivre que je dore à la feuille. En l’occurrence, c’est de la feuille d’argent qui à pris une teinte dorée en s’oxydant. Le vernis que j’ai mis dessus à fixé un moment ou l’argent passe vers un couleur vraiment or. A certains endroit par contre, l’argent à gardé sa couleur initiale. Des grosses perles un peu aplaties sont posées au hasard.

Feuille d'argent, cuivre et perles. Vermeil.

Les boucles d’oreille Ruban sont à 190 €.

bijuterias indianas atacado
25 Set 2009 … bijuterias indianas atacado joias prata Fabrica de bijuterias … ATACADO BIJU BIJOUTERIAS ATACADO E VAREJOCompras à vista com 5% de …

Voir un collier classique, fait de crystal Swarovski.

Voici le collier Raour, fait de perles de lave, crystaux Swarovski rouge Idia et de boules à insertions de pierre de rhin.

Peut être porté avec ou sans la chaine.

De la collection 3 rangs, voici le Volcano en version 3 rangs!

Fait de pierre de lave et de pierre rouge.

Fait de pierre de lave et chaîne en cuivre antique.

De la même collection, voici le collier Amethyst.

Tout fait de crystal Swarovski amethyst et crystal clair.

Voici un collier parfait pour le temps des fêtes!  De couleur rouge et black diamond.

Tout fait de crystal Swarovski.

Bonjour à toutes,

J’étais présentes en exposantes dimanche dernier (22 novembre). Et oui, j’ai bravé le froid et le vent pour être présente dans cette ultime brocante de l’année. Téméraire mais pas inconsciente: j’étais présente afin de vendre des objets divers dont je n’ai plus utilité (vêtements, dossiers…). Je n’allais pas sortir mes bijoux avec le vent: j’aurais passé ma matinée à leur courir derrière par qu’ils se sont envolés.
Dernière brocante de l’année=> A L’ANNEE PROCHAINE MAINTENANT!!!

Mais attention! Fini les brocantes certes. Mais pas les expositions. Et 2 expositions sont annoncées pour le mois de Décembre: une le samedi 12 décembre de 14h à 19h à Courdimanche et une autre à Herouville le Dimanche 6 Décembre. En tout cas le mois de Décembre s’annonce intéressant.

Voilà pour les expositions. Et pour les bijoux maintenant.
Je suis en train d’enrichir ma collection de boucles d’oreilles et de bagues pour plus de plaisir et pour vous faire plaisir. N’hésitez pas à me faire vos remarques et suggestions.

Sur ce, je vous dis à très vite et vous souhaite une très bonne soirée.

Julie de POESIE DES PERLES
www.poesie-des-perles.fr

Les prix indiqués pour les colliers sont les prix des pendentifs uniquement! Pour le prix des tours du cou veuillez vous référer à l’article ” tour du cou”.

4€

4 €

4€

4€

3€

4€

3,5€

4,50€

4€

4,5€

4€

4€

4,50€

4€

4€

5€

4€

3,50€

2,50€

8€

Collier de perles de bois vertes, roses et dorées. Prix: 12€ + fdp (ou remise en main propre à Paris)

Collier de perles de bois noires et métal; 3 rangs. Prix: 12€ + fdp (ou remise en main propre à Paris)

Sautoir Kookaï noir. Prix: 10€ + fdp (ou remise en main propre à Paris)

Commande “bijou personnalisé”
Collier: 16 po / 40 cm
Bronzite
Rondelles d’argent Sterling
Cornaline
Pendant “Peace” en argent Sterling

Prix: $40.

puregemme@videotron.ca

Ouf! Après quelques semaines très occupées, j’ai enfin eu le temps d’ajouter nos nouveautés et de faire un peu de ménage sur le site.

Il y a d’abord ces ensembles aux longues gouttes de pierres avec  de jolies fleurs…

Il y a aussi ces colliers complètement fous mais très populaires dans les expositions… dont un déjà parti!

Et tout ceci, que je vous lance en vrac…

Ich bin mal wieder im Schmuckbasteln aktiv geworden.
Da kann man so einfach und mit etwas kritischer Auswahl relativ kostengünstig schöne Weihnachtsgeschenke herstellen.
Natürlich nur für Leute, die absolut keine Bücher lesen – oder für liebe Menschen, denen man außer schönen Büchern noch etwas schenken möchte.

Im Internet habe ich zum Beispiel eine schlichte Kette aus Lava-und Silberperlen gefunden, die als “Designercollier” für sage und schreibe 98 Euro verkauft wird.
Ähnliches kann man für eine Investition von unter 20 Euro ganz leicht selbst auffädeln. Designer sind wir alle; man muß es nur einfach tun.

Le Marché de Noël d’artiSens aura lieu les samedi 5 et dimanche 6 décembre 2009 à l’atelier du 17 rue Elie Cartan, à Grenoble.
22 artistes et créateurs d’art vous proposeront leurs travaux, à l’occasion des fêtes de Noël, pour offrir ou s’offrir des réalisations uniques (bijoux, vêtements, accessoires, mosaïques, sculptures, tirages photographiques, toiles et objets peints…) dans une ambiance chaleureuse.
Buffet et vin chaud sur place.

Les exposants :

Rosalie Hurtado, sculptures lumineuses, www.sculptureslumineuses.net
Marithé, créations de bijoux, http://perlipapotages.over-blog.com
Roselyne Cusset, photographies, www.fulguranteserrances.book.fr
Emmanuel Bertrand, calendriers photos, http://eb.photos.free.fr
Philippe Vieilly, peintures sur verre, www.philippe-vieilly.com
Guislaine Carrier, mosaïques, www.museamosaiques.fr
Baïa Ouzar, créations de bijoux, http://baiaouzar.unblog.fr
Alissa, peintures, http://alissa.petit.free.fr
Elodie Roche, peintures sur bois, http://didouille-peinture-sur-bois.over-blog.com
Laure Heymann, aquarelles et encres de chine
Marie-Pierre Soulier, mobiles
Myriam Lunetta, bijoux et déco
Marie-Hélène Borie, tableaux déco
Audrey Sterchèle, créations de bijoux
Corinne Pelta, customizing de vêtements
Sylvaine Sevin, travaux de couture, sacs, pochettes
Laurence Galifet, peintures
Michel De Mingo, peintures
Nathalie Raymondaz, créations accessoires de mode
Patricia Doleac, bijoux
Bettina McCluskey, aquarelles
Marie-Pierre Coiffard, aquarelles

Horaires :
samedi 11h-19h / dimanche 10h-18h

Entrée libre et gratuite
parking gratuit à proximité.