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Result of Cheap Cheap Tua Liap, More Foreign Talents, 10MIL Population Targetpp

Pinkieslut

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Result of Cheap Cheap Tua Liap, More Foreign Talents, 10MIL Population Target!

IRONIC ISN'T IT? RACING TO BOTTOM IN WAGES, INFLATED TO MAX ASSET PRICING TO THE POINT OF GOLDEN GOOSE GOT KILLED, BOILED, ROASTED AND EATEN!


Lifebrandz shuts down: What went wrong with the nightlife behemoth


There was a time when the champagne and cocktails flowed freely at the glitzy Clarke Quay nightspots owned by public-listed group Lifebrandz. Hip brand-name spots such as Kandi Bar, Barfly and Cafe Del Mar were places to be seen. Thousands of partygoers grooved to the beat at Ministry of Sound (MoS), the crown jewel of Clarke Quay.

At its peak in 2006, according to a report in The New Paper, MoS was reportedly taking in $2 million in sales every month.

A decade since the group made its stratospheric debut as a nightlife behemoth, it seems the party is over, following a series of business failures in a highly competitive market. Last Friday, Lifebrandz announced that it had closed its five outlets in Clarke Quay, the last vestiges of its Singapore nightlife empire: gourmet hotdog eatery Hopdog, live music venue Aquanova, Mulligan's Irish Pub and nightclubs Fenix Room and Playhouse.

Landlord CapitaMalls Asia says it is looking for new tenants for the 57,000 sq ft space Lifebrandz has surrendered in the The Cannery, where all five nightspots were housed.

The Manpower Ministry (MOM) is investigating after it was found that employees under Lifebrandz's subsidiaries, which manage the five nightspots, had not been paid salaries since Feb 7.

Lifebrandz chief executive officer Eddie Chng Weng Wah, 52, has filled the hot seat for less than two months after his predecessor Cedric Chong resigned in February. Mr Chng tells Life! the company is working with its subsidiaries "to address all the outstanding issues in accordance with MOM laws".

He adds: "Whatever happened is unfortunate and honestly, I'd like to apologise to the staff. It is important for the management of the subsidiaries to get their act right."

His predecessor, Mr Chong, who reportedly quit to pursue personal interests, is director of the subsidiaries managing the outlets. Attempts to reach him on his mobile phone were unsuccessful.

Despite having no experience in nightlife, Mr Chng, who is also chief executive of public-listed electronics trading company Equation Summit, joined the company and became Lifebrandz's executive director in January to "try something new". He had hoped to "turn the business around", as he was well aware it was "losing money".

He did not say how much money was owed to employees, but said "all necessary steps will be taken to close this chapter".

Competition from other nightspots, lower spending by patrons and government restrictions on liquor licensing hours in 2013 were what led to the group's decision to shut down the outlets here, said Mr Chng. The group still owns the pub Mulligan's in Pattaya.

Industry insiders here are shocked at the tanking of Lifebrandz's nightlife ventures.

Ku De Ta entertainment manager Joshua Pillai, 34, who was a part-time DJ with Lifebrandz, says: "I feel a bit sad because Clarke Quay is a nightlife entertainment area and Lifebrandz played a big part to create that atmosphere."

Limited Edition Concepts' director and co-founder Godwin Pereira, 40, who was music director for all of Lifebrandz's clubs for 2½ years in 2006, says: "It's shocking and unfortunate that the outlets would go underwater just like that."

Mr Pereira, who left the group in 2007 after a management change, says MoS and the other outlets did "super well". Lifebrandz was "a raging bull" when its Clarke Quay outlets first opened, giving the area a new dynamic, he adds.

Founded in 2001 by former bankers Michael Wong and Kenneth Goh, Lifebrandz started as a beauty and health products company, achieving commercial success in 2002 with the launch of Extrim, a slimming product. Two years later, it made its debut on the Singapore Exchange.

It made a splash in the nightlife scene in 2005 when it opened the 40,000 sq ft Ministry of Sound, linked to the famous London nightclub, in Clarke Quay.

The group followed with five more outlets, investing a total of $16 million to operate the 80,000 sq ft The Cannery entertainment complex. They included chi-chi clubs Kandi Bar by Hed Kandi, Barfly under Buddha Bar, Fashion Bar and Bice Bistro. In 2007, it opened beach bar Cafe Del Mar in Sentosa.

Not everything was smooth-sailing though. The company ran into legal entanglements with the London-based parent company of MoS, leading to the termination of the licence agreement and the club's closure in 2008. That year, almost all the outlets it opened between 2005 and 2006 closed, including Kandi Bar and Bice Bistro.

In the following years, Lifebrandz launched and closed several home-grown brands in Clarke Quay, including live music venue Yello Jello, Asian club Lunar, danceclub Zirca and Asian fusion club Coco. Most of them closed within four years of business.

Industry sources trace Lifebrandz's woes to when it started expanding aggressively in 2006. With resources spread thin, it became difficult to sustain healthy profits, they say.

A nightlife operator in his 40s says: "Opening all the outlets at one shot cannibalised business from MoS. The market was not big enough to support all outlets."

Clubbers like Mr Conrad Chua, in his early 40s, say many of the new concepts Lifebrandz rolled out after MoS' closure did not have the same traction as the megaclub. "Those concepts had a bit of momentum, but faltered. I'm not sure if it was because they were competing with danceclubs like The Butter Factory and Avalon," says Mr Chua, the retailer of Diamond Walker bespoke shoes.

"Clubs go through ups and downs because people get bored. When clubs change a bit, regulars won't find them as appealing as before, so they find new places," he adds.

A seasoned nightlife operator in his 40s says the Lifebrandz management team lacked experience in the business, adding: "Most of them were not people from the nightlife industry. They never had a Dennis Foo or a Lincoln Cheng."

Cheng is the founder of iconic club Zouk, which is now in its 24th year of business, while Foo has more than 30 years' experience running bars and nightclubs here, and is president of the Singapore Nightlife Business Association.

In the late 2000s, Lifebrandz's outlets came under the stewardship of radio veteran Bernard Lim, who joined in 2007 and was appointed CEO in 2009. He took over from then-CEO Clement Lee, who used to run a club in Marina Mandarin hotel called Livehouse in the mid-1990s and was also behind Kingfisher productions, a concert organiser in the early 1990s. Mr Lee stepped down as executive chairman and director of Lifebrandz in 2013.

Attempts to reach Mr Lee and Mr Lim for comment were unsuccessful.

When Life! contacted Lifebrandz's original co-founder Kenneth Goh, he admitted a lack of experience in nightlife made the job "too difficult for me". Mr Goh, 46, now chief executive of public- listed company Artivision Technologies, would only say he left Lifebrandz a few years ago.

He is sad to hear about the closures and says of his own experience managing the group: "As you know, the nightlife business is competitive and it's one of the few businesses where you dump a lot of money first, then you pray hard."

He adds: "It's tough because I didn't come from nightlife - I'm from finance. It was my first experience running nightspots and I realised it's not easy. It's a challenging environment and the Singapore market is small."

Lifebrandz's annual reports, based on previous media reports and public records on SGX, show that since 2006, it had been running million-dollar losses annually, with the exception of 2010 when it posted a profit of $23,000; and in 2013, when it had a profit of $202,000. For the fiscal year ending July last year, it posted a $6.77 million loss.

In the past 10 years, it has had five CEOs and several changes in its board of directors.

In a bid to turn the business around, Lifebrandz inked a deal with another nightlife operator Massive Collective in 2013, allowing Massive Collective to play a major consulting role for Lifebrandz's outlets.

Massive, which then co-owned successful nightclubs Mink and Royal Room in Pan Pacific Singapore hotel, also became a major shareholder in the company. One of Massive's directors, Mr Cedric Chong, was later appointed Lifebrandz CEO in 2013 when Mr Lim stepped down.

Under Mr Chong's leadership, the group launched several new outlets, including nightclub Fenix Room and Hopdog.

Life! understands that there were plans for Massive to buy over all of the nightlife businesses owned by Lifebrandz, but the talks fell through about two weeks ago. A Massive Collective spokesman says it has "resigned any executive authority and therefore all working relationships with Lifebrandz" as of Feb 6.

She adds that the company remains a shareholder of Lifebrandz with "no current plans to change this position", adding that all existing Massive Collective outlets are unaffected by the management issues faced by Lifebrandz.

Massive currently operates nightspots Bang Bang and Match in Pan Pacific Singapore, and lifestyle hub 50 Raffles Place, which houses restaurant Sear and club lounge Empire.

Ironically, this tie-up with Massive Collective may have complicated matters for Lifebrandz, says one nightlife operator who declined to be named, as this created a situation where "the people that manage Lifebrandz have other interests in the same industry".

Asked to comment on the saga, nightlife honcho Foo, 61, says the nightlife scene is going through a "major shake-up" this year.

"Only the fittest will survive and grow stronger whereas marginal players will disappear," he adds, citing increased operating costs as a challenge most "good clubs" face.

More boutique and mid-sized venues have also popped up, including restaurant-bars, which have added to the competition, says Mr Foo, who is also chairman of CityBar holdings, which operates Mando-pop club Shanghai Dolly in Clarke Quay.

On Jan 27, three directors, including former CEO Bernard Lim, stepped down from the board of Lifebrandz.

On Feb 6, a day before employees of Lifebrandz subsidiaries were supposed to be paid, CEO Cedric Chong announced his resignation and was replaced by Mr Eddie Chng.

Lifebrandz's current board of directors include Mr Chng and three independent directors - Mr Lim Kee Way Irwin, Mr Toh Hock Ghim and Mr Chee Keng Koon.

When Life! headed down on Saturday night, Clarke Quay was still party central, with nightspots F Club and Attica running at full capacity at 1am.

Tenants such as Attica and The Pump room say the shorter liquor licensing hours may have affected business in Clarke Quay. The new hours allow businesses to sell booze up to 4am now, compared to 6am previously.

Other challenges such as high rent and manpower issues are problems F&B operators face, say tenants. But some say these problems and Lifebrandz's exit from Clarke Quay will not impact the area's reputation as a leading nightlife destination.

Clarke Quay's centre manager Ong Kee Leng says there are already plans for new "international F&B concepts" to launch in the second quarter of this year in the neighbouring block of The Cannery from where Lifebrandz's outlets are.

A spokesman for long-time Clarke Quay nightspot The Pump Room says: "There will always be someone else to take Lifebrandz's place."

[email protected]

LIFEBRANDZ TIMELINE

2001: Lifebrandz is founded by Kenneth Goh Tzu Seoh and Michael Wong.

2004: Lifebrandz, known for selling health and beauty products such as Extrim slimming pills, makes its debut on the Singapore Exchange.

2005: Launches several outlets including nail spa Dashing Diva in Suntec City Mall, shoe shop Nue in Paragon, and cafe-lounge Balcony at The Heeren. In December, it launches brand-name nightclub Ministry of Sound to the tune of an estimated $7 million.

2006: Five more outlets open in Clarke Quay. They are Kandi Bar, a licensed name from established UK music brand Hed Kandi; Barfly by Buddha Bar; Paris-based Fashion TV's Fashion Bar; Italian eatery Bice and multi-venue concept Clinic. In total, $16 million is invested to operate the 80,000 sq ft

The Cannery entertainment complex, which takes up a third of Clarke Quay.

The group sells off its beauty products business to focus on nightclubs and restaurants.

2007: The group launches Cafe Del Mar, a 35,000 sq ft beach bar in Sentosa.

Lifebrandz executive director and chief brand officer Clement Lee is appointed CEO, taking over from Michael Wong.

Radio veteran Bernard Lim joins the company as its executive vice-president.

The London-based parent company of Ministry of Sound (MoS) files suit against Singapore franchise for breaches in contract, including the way the company is being run.

The group sells off shoe label Nue and nail spa Dashing Diva, and opens Asian club Lunar.

2008: Fine-dining restaurant Aurum, part of multi-concept venue Clinic; Barfly by Buddha Bar; Bice bistro; and Kandi Bar by Hed Kandi close.

Lifebrandz terminates licence agreement with MoS International, and closes the club here. It rolls out new concepts including danceclub Zirca, live music venue Yello Jello and hip-hop club Rebel.

2009: Fashion Bar closes. Mulligan's Irish Bar and Italian restaurant Borgata Trattoria Osteria open. Bernard Lim is appointed CEO.

2011: Lunar closes. East-meets-West themed club Coco and live music venue Aquanova open.

2012: Lifebrandz downsizes its space in Clarke Quay from 80,000 sq ft to 60,000 sq ft. Yello Jello, Borgata Trattoria Osteria and Cafe Del Mar close. Coco closes and Asian-fusion club Playhouse takes its place.

2013: Lifestyle group Massive Collective becomes a major stakeholder in Lifebrandz and plays a consulting role in the management of all Lifebrandz venues. Nightclubs Fenix Room and Dream open. Bernard Lim steps down as CEO and is replaced by Cedric Chong, a director with Massive Collective. Clement Lee resigns as executive director and chairman.

2014: Gourmet hot dog eatery Hopdog opens.

2015: Cedric Chong resigns as CEO and is replaced by Eddie Chng Weng Wah. Chong remains director of subsidiaries owned by Lifebrandz, which hires staff for outlets in Clarke Quay.

More than 70 employees lodge complaints with the Ministry of Manpower over unpaid wages. Two days later, Lifebrandz announces it will shut down all its F&B establishments in Clarke Quay.

Information based on reports in The Straits Times
 
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mojito

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Re: Result of Cheap Cheap Tua Liap, More Foreign Talents, 10MIL Population Target!

Do you really expect the kiam siap India ah nehs, Malaysian chinks and Myanmar hooligans to spend their hard earned Sing dollar forex income at these overpriced establishments? The pie of the lucrative nightlife market is shrinking fast! The only ones making a killing are the streetwalkers.
 

jw5

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Re: Result of Cheap Cheap Tua Liap, More Foreign Talents, 10MIL Population Target!

Do you really expect the kiam siap India ah nehs, Malaysian chinks and Myanmar hooligans to spend their hard earned Sing dollar forex income at these overpriced establishments? The pie of the lucrative nightlife market is shrinking fast! The only ones making a killing are the streetwalkers.

No. Those from Myanmar will spend their S$ at Peninsular Plaza. They don't call it Little Myanmar for nothing. :wink:
 

Rogue Trader

Alfrescian (Inf)
Asset
Re: Result of Cheap Cheap Tua Liap, More Foreign Talents, 10MIL Population Target!

with the tough laws on drugs and alcohol, which dumbass businessman would want to specialise in the clubbing?

Lifebrandz should have diversified into mega Ktvs and hang flower joints instead
 

KNNBPCB

Alfrescian (InfP)
Generous Asset
Re: Result of Cheap Cheap Tua Liap, More Foreign Talents, 10MIL Population Target!

In the late 2000s, Lifebrandz's outlets came under the stewardship of radio veteran Bernard Lim, who joined in 2007 and was appointed CEO in 2009. He took over from then-CEO Clement Lee, who used to run a club in Marina Mandarin hotel called Livehouse in the mid-1990s and was also behind Kingfisher productions, a concert organiser in the early 1990s. Mr Lee stepped down as executive chairman and director of Lifebrandz in 2013.

Bernard Lim used to be a DJ?
 

tonychat

Alfrescian (InfP)
Generous Asset
Re: Result of Cheap Cheap Tua Liap, More Foreign Talents, 10MIL Population Target!

with the tough laws on drugs and alcohol, which dumbass businessman would want to specialise in the clubbing?

Lifebrandz should have diversified into mega Ktvs and hang flower joints instead

you mean diversified to ah beng style gentlemen's club wannabe. trying their best to be class but failed sinkiely and miserably.

A place where we can derived a lesson about " money can't buy class".
 

Pinkieslut

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Re: Result of Cheap Cheap Tua Liap, More Foreign Talents, 10MIL Population Target!

Cautious consumers, falling retail sales, high cost and strong dollar leading to empty malls

Empty shopfronts and hoardings are not what you would expect to see at newly renovated shopping complexes, and even less so along Singapore's premier shopping street. Yet that is what you will find when you walk into many of the malls in town.

From Orchard Road to the Marina Bay area, malls are struggling with too much retail space, as landlords scramble to attract and retain tenants.

Stretches of vacant units can be seen in Claymore Connect, the former Orchard Hotel Shopping Arcade. It reopened last October after a revamp and two F&B units have already opened and shuttered in the four-storey mall.

Over at Shaw Centre, which reopened in 2014 following a massive renovation, about half of the units in the five-storey mall are behind colourful hoardings displaying contact details for leasing inquiries.

Next door at Pacific Plaza - once home to Tower Records and fashion brands Miu Miu and Prada - the same dismal scene beckons. Save for an Adidas Originals store, all units on the ground floor are vacant.

Of course the lack of tenants affects business. Our sales have dropped more than 20 to 25 per cent since we moved here in January.
MR JEREMY LOW, director of Fox Salon in Shaw Centre
Hoardings promising "new exciting stores coming your way" front nine empty units in the five-storey mall. Apart from True Yoga and Bikram Original Hot Yoga on the top two floors which see a consistent stream of people, the entire mall is, ironically, an oasis of calm on most days.

Over at Suntec City, a $410- million redevelopment plan, which took three years to finish, does not seem to have attracted enough tenants to fill up the vast expanse of retail space. One section between Towers 2 and 3 on level three is almost a deadzone. Kiddy rides fill some of the empty spaces. Vacated shops have paper crudely pasted over their signboards and some tenants seem to have left hastily, leaving behind store furniture and display shelves.

A store assistant at a furniture shop on that level, who wants to be known only as Mr C. Ho, 38, says he has seen tenants come and go in just the six months that he has been working there.

"There used to be a spa on this level. It's gone now. There was a bookshop too, but that has also closed. And that toy store a few doors down? It's moving out after just four months," he says.

The Straits Times visited 19 malls on weekdays, in the day, in the Orchard Road and Marina Bay precincts earlier this month and found the same dismal scene of boarded-up shopfronts and dusty, empty units in many malls.

This dire retail pickle has made hoardings with stock phrases "Working to serve you better" and "A new shopping experience awaits" the default decor in many malls.

A handful of hoardings bear the names of confirmed tenants setting up shop, such as American fashion company Michael Kors and international lingerie brand Victoria's Secret at Mandarin Gallery, as well as Mandopop superstar Jay Chou's streetwear label, Phantaci, at Orchard Gateway.

But many hoardings do not tell shoppers what to expect in terms of new tenants.

When asked, the landlords say the hoardings are temporary.

The mall is undergoing a "lease renewal cycle"; they are in the midst of "curating" and "strengthening the tenant mix", they say.

Claymore Connect's management says: "In the current retail environment, newly opened malls are likely to go through a longer gestation period."

In spite of the many vacant units and stretches of hoardings, landlords contacted say their malls have a healthy occupancy rate: Mandarin Gallery says it is 94 per cent occupied while Orchard Gateway is 98 per cent occupied.

Millenia Walk's management says the mall has increased occupancy by more than 20 per cent in the last year and is on track to achieve its occupancy goal of more than 90 per cent by the end of the year.

But talk to the tenants and they tell a different story.

A tenant who wants to be known only as Mr Ho, 52, has a store in basement two in Orchard Gateway.

"We see fewer than 10 walk-ins a day. Some days, we don't even make any sales. We just sit here and pay rent. We are waiting for the contract to end so we can move out," he says. He has two years left of his three-year lease.

Next door at Orchard Central, tenant Michael Chen, 35, says: "From levels one to four, there're so many hoardings because of renovation, it's like a dead mall."

His cupcake shop in basement two has been shut since Chinese New Year even though he still pays rent on his three-year lease.

"We used to get maybe one or two customers a day and that is considered very good. It's a waste to open when there aren't sales. I'd rather close it and cut my losses."

The statistics bear out the gloomy sentiments. Urban Redevelopment Authority data shows that the vacancy rate in the Orchard Road area rose 1.2 percentage points to 8.8 per cent in the first quarter of the year, the highest in five years.

VICIOUS CIRCLE

It is a classic chicken-and-egg situation. Empty and boarded-up spaces give a poor first impression and attract few customers. Low footfall is bad news for existing tenants and fails to attract new ones.

National serviceman Leslie Tan, 18, says he no longer shops at Far East Plaza's first level, which used to be packed with small independent boutiques that appeal to the young and fashionable crowd.

"There are so many empty units that I'd rather go to another mall or go to the higher levels of Far East Plaza where it's more lively," he says.

Cautious consumer sentiments, flagging retail sales, high operation costs and the robust Singapore dollar have made it hard to attract new tenants and retain existing ones. They also cause many to shut, observe retail analysts.

Ms Christine Li, director of research at commercial real estate firm Cushman & Wakefield, says: "Retailers from luxury fashion to F&B are currently facing a triple whammy of muted tourism growth, manpower crunch and the growing popularity of e-commerce, which make it harder to start, operate and sustain a business."

Orchard Road has been especially hard-hit by a dip in tourism spending, which declined 6.8 per cent to $22 billion last year.

Retailers also point to high rentals. While Urban Redevelopment Authority data shows rents have fallen 1.9 per cent in the first quarter of this year, many retailers still feel there is room for rents to -street brands as those in the city .

Unlike in the past, city malls now cater primarily to tourists while the heartland malls service the residents in the immediate surroundings. The entry of Orchard Road-type brands such as Uniqlo and H&M into suburban malls has caused city malls to lose some of their cachet, he says.

His observation confirms an oft-heard comment by Singaporeans who live away from Orchard Road and say they find no reason to shop in town as they can find what they want in heartland malls.

Dr Seshan Ramaswami of Singapore Management University says city malls are suffering from "too much supply chasing too little demand".

The associate professor of marketing education adds that a similar tenant mix in many city malls exacerbates matters.

The oversupply is likely to worsen with more retail space expected to come onstream. This year, a total of 1.55 million sq ft of retail space will enter the market which is 8 per cent higher than last year, says Mr Sim of CBRE.

Cushman & Wakefield's Ms Li warns: "With a surplus of new supply and existing spaces which tenants have pre-terminated adding to rising vacancy level, there will be increased leasing competition and retailers will find it even harder in time to come."

POP-UPS AND FOOD ATTRACTIONS

Landlords are trying various ways to fill quiet aisles, from offering space to pop-up stores to cutting rentals.

Orchard Gateway and Orchard Central offer some tenants rental rebates of between 20 and 30 per cent a month, though many tenants say they had to ask for the rebates as landlords rarely volunteer.

A manager of a store in basement two of Orchard Central who declines to be named says: "From January to March, we got a 20 per cent discount on rent. We have asked for the discount this month as well, but the request is still pending."

Some tenants on the upper floors and basement levels of Orchard Central say that they have been offered makeshift booths on level one, which offer better visibility, as a way to attract customers and boost their takings. Each booth costs between $30 and $50 to rent a day.

A shop manager who declines to be named says that though the booth leads to a temporary increase in sales, it is not a long-term solution.

"We have the booth for a couple of weeks. Our store is in B2, so we want people to come here. We also need more manpower to run the booth and the store at the same time."

Mr Anthony Gan, the executive director of the Singapore Retailers Association, says that landlords must be prepared to offer concessions so that the market becomes more favourable to retailers and consumers again.

Given the nation's obsession with food, some malls have taken to expanding their food and beverage offerings to attract shoppers.

A recent CBRE report shows the proportion of F&B businesses in Singapore malls has risen to an average of between 25 and 30 per cent from 15 to 20 per cent about five to 10 years ago.

Orchard Gateway's chief executive Vincent Soh says F&B generate "greater buzz and foot traffic for the mall".

The mall recently enhanced its level one tenant mix to include new eateries such as Dazzling Cafe, a Taiwanese chain famous for its honey toast, 4 Fingers Crispy Chicken and Kanshoku Ramen Bar.

At Claymore Connect, a Spanish restaurant "with a strong following" will open later this year and the mall is at "contracting stage" with two other F&B players, says a spokesman.

The current tenant mix at the mall is made up of hair salons, spas, childcare services, a couple of cafes and a Cold Storage supermarket. The only retail shops are a tailor and a jewellery store.

Millenia Walk's management has also been courting F&B providers. Kith cafe, the popular brunch spot, opened its fourth outlet at the mall earlier this month.

Last September, chef Raymond Tan, former head chef of Sushi Jin under the Les Amis Group, opened Sushi Murasaki at the mall. The restaurant has been so well received that he will open a Japanese robatayaki and sake bar at the mall in June.

Millenia Walk also recently inked a deal for a 23,000 sq ft fitness and performance centre that will also retail sport performance activewear in the space formerly occupied by homeware chain Harvey Norman. It will open in October.

Other landlords have used pop-up stores to attract new tenants and shoppers. The Centrepoint, Orchard Central and Mandarin Gallery have all hosted various retail pop-up stores in the last year. The Centrepoint currently has at least two pop-up stores - multi-label online retailer Megafash and online womenswear label Dressabelle.

Mr Sim says: "Tenants use pop-ups to test the market. It gives them the flexibility to convert to a more permanent solution. Landlords can rent out vacant spaces and evaluate if a certain tenant type or concept works in their development to draw visitors and spending."

One such successful pairing is between Mandarin Gallery and Beyond The Vines, a home-grown women's fashion label.

The e-commerce label started as a pop-up tenant in December last year and did such good business that it is staying on until the end of May next year, says the label's co-founder Daniel Chew.

BETTER DIFFERENTIATION NEEDED

Dr Ramaswami adds that city malls can no longer be just destinations where transactions are made. They need to reposition themselves as experience providers, offering a spectrum of lifestyle and F&B options.

His suggestions: more differentiation and less cookie-cutter tenant mix.

"They need to be more defined in their offerings, targeting particular lifestyles or age segments, rather than trying to become one-stop mass-market malls. The suburban malls are better suited to that sort of positioning," he says.

On Orchard Road, Ngee Ann City and Paragon are excellent examples, says Ms Li.

"They have their regular client pools and, at the same time, their positioning is very clear and they know their target audience well. Their ability to bring in compelling tenants to add value to the existing portfolio gives them a competitive advantage," she adds.

Millenia Walk has brought in tenants with new-to-market concepts. Last year, it ushered in a new indoor snow sports centre, Urban Ski, which offers indoor skiing and snowboarding classes. The mall's management feels this would "attract Singaporean families who are well-travelled".

Since last December, Mandarin Gallery has introduced "immersive experiences" which include silent yoga and disco sessions, which have been over-subscribed each time, says Ms Patrina Tan, senior vice-president of retail, marketing and leasing of OUE Limited.

Ms Li also calls for a rethink of how retail space could be utilised given the rise of online shopping. "Retailers could migrate all transactions online, downsize their space and have just a check-out counter for customers to pick up their buys."

As Mr Sim puts it: "Consumers in general are fatigued. Shoppers are saturated with a deluge of brands. Retail is currently undergoing some challenges. It really is about the survival of the fittest."
 
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