jennyhanson02's blog

With most of us AS400 developers working with huge volumes of XML data in our interfaces between applications on our AS400 systems and between other systems, or with data coming from interfaces to web services running on other platforms or systems, we hit the problem of finding a way to store this data in our db2/400 database. As of now, DB2/400 doesn't allow us to store or manipulate XML documents natively in the database (although this is earmarked for i5/os V7R1).

 

This is a simple issue to solve when we are accessing the database from java using jdbc and can manipulate CLOBS, but if we are using RPG to access the database, we are restricted in our access to the AS400 database and CLOBS. Another issue is the record length on a db2 file is restricted to just under 32K.

 

We can store large amounts of data in the database, in the form of LOBs(Large Objects). The type we can use for our XML storage purposes is the CLOB, which can hold character data including XML.

 

We can use embedded SQL in our RPG programs to put our XML data into a database clob fields, but we have some difficulties. We can store up to 2Gb of data in a CLOB. RPG has a field size maximum of 64K on V5R4 (16M on V6R1), but there is not an easy of getting our 64K of data in an RPG field into a database CLOB.

 

The example below, based on one from Scott Klement, shows how you can get data from your AS400 RPG field into the CLOB.

 

The X/Open SQL Call Level Interface is a standard for direct access the a systems SQL Engine without a precompile, we will use this by calling the SQL CLI apis from RPG rather than using embedded SQL. It allows access to SQL functions directly through procedure calls to a service program provided by DB2 on the AS400. Using the SQL Call Level Interface procedure calls allows you to prepare SQL statements, execute SQL statements, fetch rows of data, and even do advanced functions such as accessing the catalogs, and binding program variables to output columns.

 

So using the CLI, we can bypass the limitation of AS400 embedded SQL, and pass our 64K of data as a host variable using a pointer. An example that shows how to update a CLOB using this method is shown below:

 

/include *libl/qtxtsrc,MGSQLCLI_H

 

************************************************************************

* updateClob - Update Clob

************************************************************************

P updateClob B Export

D updateClob pi 10i 0

d Id 10i 0 const

d msg 65535A const

 

D id s 10s 0

D ptr s *

D rc s 10i 0

D msgLen s 10i 0

D msgSize s 10i 0

D env s like(SQLHENV) inz(SQL_NULL_HENV)

d xmsg s 65535A

/Free

 

xmsg = msg;

 

// Create an SQL environment & connection handle

SQLAllocEnv(env);

SQLSetEnvAttrI(env:SQL_ATTR_OUTPUT_NTS:

SQL_FALSE:%size(SQLINTEGER) );

SQLSetEnvAttrI(env: SQL_ATTR_ENVHNDL_COUNTER

:SQL_TRUE: %size(SQLINTEGER) );

SQLAllocConnect(env: conn);

 

// Set Naming Format

SQLSetConnectAttrI(conn: SQL_ATTR_DBC_SYS_NAMING

:SQL_TRUE: %size(SQLINTEGER) );

 

// Set Commitment Level to *CHG

SQLSetConnectAttrI(conn: SQL_ATTR_COMMIT

:SQL_COMMIT_CHG: %size(SQLINTEGER) );

 

// Connect to Database

SQLConnect(conn:'*LOCAL':SQL_NTS:*NULL

:SQL_NTS:*NULL:SQL_NTS );

 

// Create an SQL statement

SQLAllocStmt(conn: stmt );

rc = SQLPrepare(stmt

: 'UPDATE FILE SET mymsg =? WHERE myid =?'

: SQL_NTS );

 

// Assign statement parameters

ptr = %addr(xmsg);

msgLen = %len(xmsg);

msgSize = %size(xmsg);

rc = SQLBindParam(stmt:1:SQL_CLOB:SQL_CLOB:msgSize

:0:ptr:msgLen);

 

rc = SQLBindParam(stmt:2:SQL_NUMERIC:SQL_NUMERIC

:%len(id):%decpos(id): %addr(id):0);

 

// Execute Statement

rc = SQLExecute(stmt);

 

// Free up SQL Resources

SQLFreeStmt( stmt: SQL_DROP );

 

cleanup();

return rc;

 

/End-Free

p E

*+++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++

* Cleanup(): Deallocate/Disconnect SQL CLI handles

*+++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++

P cleanup B

D cleanup pi

/free

if (stmt SQL_NULL_HSTMT);

SQLFreeStmt( stmt: SQL_DROP );

stmt = SQL_NULL_HSTMT;

endif;

 

if (conn SQL_NULL_HDBC);

SQLDisconnect( conn );

SQLFreeConnect( conn );

conn = SQL_NULL_HDBC;

endif;

/End-Free

p E

 

So using the example above it should be fairly straight forward for a developer to updating an AS400 db2 CLOB from a 64K RPG Variable using the SQL Call Level Interface.

 

 

In the period that we live in, PCs assume a noteworthy part in our lives. The web is utilized regular for different things, for example, purchasing garments, diversions and other distinctive frill. A few people really telecommute and bring home the bacon utilizing the web. Poker is an overall diversion, along these lines, looking at the situation objectively, poker settled on a standout amongst other choices by joining the web. Poker is popular to the point that there is a plausibility that in each nation of the world there are homes with individuals playing poker right this moment, and the lion's share of these individuals are playing online poker.

Playing online poker is genuinely basic on the off chance that you have fundamental PC abilities. In the event that you don't know essential PC aptitudes, don't stress, all you have to know is the manner by which turn on your PC, deal with a mouse, open the web page, sort "play poker online" in the pursuit box, press enter and pick which ever webpage you lean toward.

Online poker destinations have many diversions you can play. Why? Initially it was one diversion; throughout the years distinctive styles of poker have been made because of the tremendous ubiquity poker has far and wide. On the off chance that you approach the web, at that point you have all the distinctive assortments of poker in the tips of your finger. On the off chance that you like poker and you are an apprentice maybe you have a few inquiries in regards to the tenets, systems, or possibly you simply need to know a portion of the historical backdrop of poker; the web likewise has several articles filled to tidy with data that will take hours to peruse totally. (You can never read every one of the articles in regards to poker in light of the fact that new articles are transferred ordinary!)

Innovation makes our lives less demanding, and PCs with web get to are a piece of this innovation. In this way on the off chance that you are fully informed regarding innovation and you cherish playing poker, online poker rooms are a little bit of paradise accessible in your home. What is additionally cool about online poker is that there are free online poker rooms and pokers rooms were you can put an offer and win cash! The absolute most prominent poker diversions are Texas hold'em, five-card draw, seven-card stud, Razz, Omaha high, Chinese poker, insane pineapple, deuce-to-seven, and twofold slump Texas hold'em.

Online poker is the quickest and simplest approach to play poker. You can never get exhausted of it. The best piece of online poker is that with each style of poker you play, the officers principles of that specific amusement can more often than not be situated in a similar webpage, or the website will have a reference website where you can go and read the primary things you have to think about the style you played.

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Getting the chance to eat a portion of the neighborhood food is frequently a standout amongst the most intriguing parts of an excursion. In the event that you are flying out to Medellin, Colombia then you will find that there are an extensive variety of various eateries serving worldwide cooking, and additionally a lot of spots where you can attempt a portion of the neighborhood dishes, for example, sancocho, mondongo and bandeja paisa. The Zona Rosa is a standout amongst other parts of the city to eat in, however there are great eateries all through Medellin.

Your alternatives for eating while you are in Medellin will rely on whether you have remained in an excursion rental condo or in an inn. Regardless of whether you remain in Medellin lofts or in a lodging, you will have the capacity to eat out at the numerous amazing bistros and eateries in the city.

Remaining in a flat will enable you to pick between cooking for yourself and going out for a dinner. Having the capacity to set up your own particular suppers will enable you to spare cash and to eat whatever you need, at whatever point you need, without finding a table at an eatery. You will likewise have the capacity to set up an excursion lunch on the off chance that you are going out for the day. Self-cooking will be an especially decent decision on the off chance that you have exceptional dietary prerequisites or on the off chance that you are going with youngsters, who might be less eager to attempt new nourishments while they are in the midst of some recreation. Self-providing food offices likewise make it simple to set up a container of equation on the off chance that you are going with a child. In the event that you will cook for yourself, you should attempt to do as such, and to purchase the nourishment you require in the business sectors and stores of Medellin. There are a lot of general stores, little supermarkets and markets around the city. Pamona and Exito are two of the fundamental chains. Medellin is an especially decent place in which to purchase new leafy foods. Most stores have an intriguing choice of outlandish organic products.

On the off chance that you remain in an inn then you may have a little bar loaded with costly snacks, room benefit and an inn eatery notwithstanding the many eating openings in the city. You will most likely spend significantly more on nourishment than if you were self-providing food, and your decisions will be constrained to whatever is on the menu.

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Named after the autonomy and flexibility contender Simon Bolivar, Bolivia is the 6th biggest nation in Latin America that picked up freedom from Spanish provincial run in 1825. Specified underneath are some essential realities about the nation.

Socioeconomics: Bolivia has an expected populace of around 9 million individuals. A greater part of this populace is Amerindians and the rest incorporate Europeans, Whites and individuals having a place with other ethnic starting points. Europeans in the nation incorporate Spanish, Italians, Croatians, Germans, Russians and Polish. It is likewise one of the minimum created nations on the planet with 66% of the populace living beneath the destitution level. Greater part of Bolivians are Roman Catholics. Be that as it may, individuals of different religions, for example, Protestants and Muslims are additionally present. Spanish is the official dialect of the nation. Different dialects followed in the nation incorporate Quechua and Aymara. Very nearly 87 percent of Bolivians are proficient. La Paz is the authoritative capital of the nation while Sucre is its protected capital. Boliviano is the cash of the nation.

Topography: It is spread over a zone of 424,164 square miles. The nation has turned into a landlocked country since 1879. The Andes keep running in two parallel extents, one on the western locale and one on the eastern area. Geologically, the nation is separated into three unmistakable locales. These incorporate good countries, mountains and Altiplano on the west drift, Yungas and calm valleys on the eastern mountain slants, and tropical marshes or fields. A fascinating land ponder in the nation is the Salar de Uyuni, the world's biggest salt pads, that lies on the southwest corner of the nation. The whole nation is separated into nine offices that are additionally isolated into regions, districts and cantons.

Economy: This nation is rich in characteristic assets. It has the second biggest gaseous petrol holds in South America. 70 percent of world's iron and magnesium holds are available here.

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The wedding invitations are one of the most import stages of the preparations for the wedding day. They set the tone of the day and give your guests their first indication of the style and theme. They tell them when and where the wedding will be held and how formal it will be. For your guests the wedding invitations are the most important part in the lead up to your wedding. The importance of the wedding invitations or wedding stationery cannot be understated and getting the wedding stationery wording correct is crucial.

It is not uncommon to feel overwhelmed, confused, or even unsure about which traditions to follow when selecting the layout and wording of your wedding invitations. Traditional invitation wording and etiquette serves only as a guide or a starting point. Your wedding stationery should capture your individual characters and convey the tone in which you wish to express your wedding day. There is no right or wrong.

Typically, a wedding invitation is divided into four distinct sections, i.e. the hosts, the guests, the date, time and location of the ceremony and reception. This article examines each of the sections contained in a standard wedding invitation and offers some guidance to the reader.

1. The hosts of the wedding

The hosts of the wedding can be the bride's parents, the bride and groom, or the parents of both the bride and groom. It was tradition that the brides parents hosted the wedding, however nowadays the majority of couples host the wedding themselves often with the assistance of both sets of parents. There are a variety of different wording options depending on who is hosting. The following suggestions are offered as guidance.

If the Bride and Groom are hosting the wedding themselves, one of the following wording options maybe considered:

The honour of your presence is request at the marriage of...

Anne Smith and John James request the honour of your presence at their marriage...

Anne Smith and John James together with their families/parents wish to invite you, to join them on the occasion of their marriage...

Together with their families/parents Anne Smith and John James request the honour of your presence on the occasion of their marriage...

In the case where the bride and groom's parents are hosting the wedding:

Mr. and Mrs. John Smith

and

Mr. and Mrs. William James

request the pleasure of your company

at the marriage of their children...

Finally if it is the bride's parents that are hosting the wedding then the following maybe used:

Mr. and Mrs. John Smith

request the pleasure of your company

at the marriage of their daughter

Anne Smith to John James

It has always been the tradition that the bride's name be mentioned first on the wedding invitation. This maybe explained by the fact that traditionally the bride's parents paid for the wedding. It is not uncommon nowadays for the groom's name to be mentioned first. Ultimately this is a personal choice and the decision of which name appears first resides with the bride and groom.

2. Addressing the guests - using their correct titles.

Addressing the wedding guests with their correct titles displays thought, consideration and respect. In today's world a multitude of different titles exist which makes this task all the more difficult. The best course of action is to use common sense and be consistent, however it is not as simple as using Mr and Mrs on your wedding invitations. Some of your invitee's may have different title's. When addressing a husband and wife who share the same last name the norm is to use Mr and Mrs i.e. Mr and Mrs John Owens. Likewise if they don't share the same last name, the norm is to address them as Mr John Owens and Mrs Sinead Flynn. If either of these guests is a Doctor then simply substitute Dr for Mr/Mrs. Separated or divorced couples should receive separate invitations and if they have a new partner, then the norm is to include this partners name. In the case of gay and lesbian couples the same rules apply but you should name the partners in alphabetical order. Finally, when inviting a single person who will be bringing a date it is appropriate to include "plus one" after their name.

3. Date, time and location

Traditionally on formal wedding invitations the numbers and time were spelled out e.g. "The fifteenth of April two thousand and fourteen at one thirty in the afternoon". The design of your wedding theme will dictate whether the numbers in the date and time are spelled out or left in numeric form. With modern wedding invitations the latter is becoming the norm. The location of the wedding ceremony follows the date and can appear before the time. The reception location then follows. An example of typical date, time and location layouts could be:

St Oliver Plunket Church, Boora, Co. Offaly at 1:30 in the afternoon

Celebrations to follow at Dooley's hotel Birr.

or

To be held at two thirty in the afternoon of Sunday the twelfth of January two thousand and fourteen at St. Finnian's Church, Kinnitty, Co. Offaly

and afterwards at Kinnitty Castle for festive banquet and cheer

A typical wedding invitation is divided into the sections as outlined above, i.e. the hosts, the guests, date and time, and the locations of the ceremony and reception. It is also acceptable to include an RSVP contact number or email address on modern wedding invitations, or a separate RSVP card can be include as was traditional. If opting for the additional card ensure that the name of the guests and a stamp addressed envelope are included. An RSVP reply date of at least one month before the wedding should also be advised to your guests.

For your guests the wedding invitations are the most important part in the lead up to your wedding. The information they receive helps them decide on their outfits and allows them to make the necessary arrangements to attend. Many guests may have to travel a long distance and therefore it is appropriate to include directions and a list of accommodation. This is additional information which is not included on the wedding invitation but rather on a separate card included in the wedding stationery pack sent to the guests. The norm is to include a map and directions to both the venues for the ceremony and reception, and a list of accommodation including hotels and bed and breakfast providers.

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In these rough economic times, businesses, both large and small, have had to tighten their fiscal belts. To accommodate the downturn, many businesses have cancelled or refrained from scheduling weekend retreats, small conventions, or executive golf outings. However, cutting your corporate budget doesn't mean having to give up these kinds of corporate outings. You simply may need to rethink the venue. For affordable weekend getaways that allow your loyal employees to mix business with pleasure, look no further than McCurtain County, Oklahoma the Beavers Bend State Park area.

Businesses in Dallas/Fort Worth, Tulsa, Oklahoma City, and Shreveport will find the Beavers Bend State Park area is only a few hours' drive from their company's location. It is an ideal spot for corporate retreats, for team-building exercises, and for other kinds of business meetings. With a scenic environment, modern accommodations, affordable cabins nestled in 100-foot tall pines, a lodge overlooking Broken Bow Lake, and an array of recreational opportunities, the Beavers Bend State Park area is the perfect getaway for parties of any size.

Several facilities offer space for meetings. The nearby Museum of the Red River has a full-service, modern conference center, with audio/visual facilities, a full kitchen, and four meeting rooms, three of which can seat 75 people and one that can accommodate 250 people.

The Lakeview Lodge, overlooking beautiful Broken Bow Lake, offers a meeting room that can seat 45 people complete with DVD/DVR player, WiFi, and food and beverage catering service. Cozy meeting rooms in the lodge are ideal for small groups of five to 28.

The Forest Heritage Center has two meeting rooms that can seat between 40 and 60, with a projector, screen, and catering available. All are perfect for sales meetings, seminars, workshops, and management retreats.

Once the meetings are over, your employees will have a wide choice of activities for sharing fun and friendship. Those who are into water sports can snorkel, go canoeing, kayaking, swimming, power boating, sailing or jet skiing in the crystal clear water of Broken Bow Lake. You can even parasail if you want.

Birding enthusiasts can hike one of the park's many miles of trails, where they may not only see birds such as Bald eagles, red-shouldered hawks, bobwhites, and ruby-throated hummingbirds, but also squirrels, raccoons, deer, and the occasional black bear.

Fishing types can try their hand at catching Brown and Rainbow trout, largemouth bass, crappie, or catfish in the 14,000-acre lake and nearby rivers. McCurtain County offers the best trout fishery in the Mid-South. Guides are ready to assist novice fishermen.

Horseback riding excursions are also available for any level of rider, from beginner to advanced. Your employees can climb into the saddle and see the mountains and forest trails from a whole new view.

And, you know what they say - many businesses deals and decisions are made on the golf course, and the nearby, 18-hole Cedar Creek Golf Course fits the bill perfectly. With its breathtaking views of Broken Bow Lake and pine-rimmed, narrow fairways, the par-72 course, nestled in the foothills of the Kiamichi Mountains, is considered one of the most beautiful in Oklahoma. The 16th hole is considered especially challenging, because it is surrounded by water on three sides - it plays like an island green. It was recently named by Golf Digest as the Best Municipal Golf Course in Oklahoma.

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You don't need to be a chemical engineer with a university degree to start your own chemical formulas business - either from home or your own workshop. The profit margins in the chemical manufacturing industry have been kept secret. It's a multi-billion dollar industry with very few players considering the size of the market and the huge demand worldwide for cleaning and cosmetic products. Chemical formulas are used by everyone everyday - you can choose to be the customer or the manufacturer.

To start a business making chemical formulas is not difficult and not expensive. In fact, compared to most other businesses, the start-up cost is extremely low, and the profit margins much higher than most franchises or traditional businesses can offer. To have your own chemical formulas business you don't need to buy a franchise, invest a large sum of money in a fancy shop-front, and be restricted by rules and geographical boundaries. Chemical formulas, such as detergents and other cleaning products, can be made for many markets - domestic, commercial and industrial.

Apart from use in homes, offices and workplaces, cleaning products are used daily in industries as diverse as hospitals, transport companies, hotels, restaurants - the list is endless. Cosmetics and toiletries are equally popular. Apart from being used by all members of the family everyday, there's a huge market in hair and beauty salons, spas, pharmacies, gift stores, accommodation facilities, etc. Because of the low costs involved in making chemical formulas, the profit margin is so great - usually between 500 - 1000 %. This also makes it an ideal avenue for fund raising. Because chemical formulas are everyday necessity items, they're much easier to sell than many traditional fund raisers such as chocolates, cookies and candles.

Cleaning products and toiletries provide highly successful and highly profitable fund raising opportunities for service organisations, sports clubs, schools, charities and many other avenues. If you are looking to start your own business, either from home, a workshop or shopfront, making cleaning products, toiletries and cosmetics is one of the easiest and most profitable industries.

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A clinic that concentrates solely on providing treatment and attention to patients suffering from ankle, foot and lower leg conditions is called a podiatry clinic. Doctors serving at these clinics are called podiatrists who have specialized training in the care of the lower limb. Podiatrists can treat a myriad of foot and ankle issues ranging from minor problems like corns to major conditions and injuries like fractures.

Podiatrists provide best foot care for diabetes

Physicians usually refer a patient to a podiatry clinic if they feel that the patient's foot condition is better treated by an expert podiatrist. Podiatrists are better doctors for performing foot, ankle and lower leg surgeries, in addition to providing the latest non-surgical diagnosis, medicine and treatment for any foot and ankle condition or problem.

Podiatrists are also certified to offer specific foot care for diabetics, reconstructive surgery of the foot for treating foot conditions like flat foot and hammertoes, sports medicine in case of sprains and fractures and general pediatrics.

Initial consultation

During the first visit to the podiatry clinic, the podiatrist usually carries out an initial examination and collects information about the patient's history. Sometimes, the doctor may also recommend some additional diagnostic tests like x-rays and MRIs to confirm the exact foot condition and accordingly, provide the best treatment plan.

There are some people who suffer from chronic foot and ankle problems like bunions and smelly feet. They have to make regular visits to the podiatry clinic to treat the problem with the doctor.

Complementary medicine options too

The doctor will keep an eye out for any new complications and changes in the foot and render a different course of treatment, if required. Then there are other cases where patients only have to make a single visit to the podiatry clinic to treat fractures and shattered ankles through surgery..

Usually, podiatry clinics give a second opinion to patients before they start a treatment plan. There are also some clinics that offer complementary medicine options to treat a chronic condition like acupuncture, herbal medicine and massage.

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If you are planning to move to another location it will be a smart decision if you shall hire a property agent that will help you in making choice. Regardless of the type of house that you desire to purchase a property agent will definitely help you make good judgment. But why hire a property agent in the first place? Aside from the fact that he or she will make you feel comfortable about your decisions, the following are he advantages of hiring a property agent.

Comprehensive Report Of The Property
Property agents can obtain all the thorough data regarding any estate in which you desire to make a venture. They can offer a financier with a comprehensive account as well as photographs of the place. The floor plans shall be shown to you too. There are leaflets that can be used for reference purposes and to give you an idea of how the place looks like. They will have all the attention-grabbing and vital information of the assets and spot thereby maximizing the schedule for such consideration. You can also make wise decision with regards to the financial aspect of the property.

Making Decisions Will Be An Easier Task
A property-owner yearning to lease out residence can also profit greatly from having a property agent. The decision-making process will be easier since the agent can give practical insights to a land owner. The agent of your property shall also search for occupants to lease your house. If you find it hard to let your estate, just inform the agent and he or she will easily find someone who's interested in your property.

Supposing you want to have a house of your own or you simply want to invest in a real estate, consult a property agent. So whenever you spot a house hat you think will be a perfect abode for you and your family the property agent can readily give you expert recommendation and guidelines concerning that specific house. There are times that because of your excitement to buy the house you miss to spot some disadvantages of such property. But as long as you have one who will take care of all the spots.

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Do you want to sell your house? If you do try to see a property agent immediately so that he or she can advertise your house online. Through an advertisement in the internet more people would be able to take a good look at your property. The more potential buyers, the higher is the chance for your property to be sold at a good price. The agent you consulted shall also publish the said property on the newspaper so that those who don't have time to search the web but frequently reads the papers shall be good candidates for buying your house.

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With the host of cooling measures rolled out in the residential market by the Singapore's government to avert a property price bubble, investors are gleaning more investment potential in commercial properties. This segment of properties is exempted from Additional Buyer's Stamp Duty (ABSD), Seller's Stamp Duty (SSD) and restrictions on foreigners' ownership - all of which affect the residential market.

In Singapore, there are two ways to buy a commercial property:

    As an individual or;
    As a corporation [via private limited or limited liability partnership (LLP)]

The subsequent sections proceed to highlight key points a budding investor in the commercial property landscape should take note of.

No utilisation of Central Provident Fund (CPF)

If you are making the purchase as an individual, do bear in mind that you cannot dip into the savings in your Ordinary Account of the Central Provident Fund to settle the downpayment or monthly loan instalment for the commercial property.

This means the downpayment has to be wholly funded by cash.

For the loan repayment, you will have to be prepared to incur cash outlay if the rental yields are inadequate (assuming that you are planning to lease out the property).

Property tax

Same as for a second residential property, or an only residential property that is wholly rented out or left vacant, the tax is a flat 10% of the annual value of the property.

But if you fail to lease out the commercial space, you may apply for a vacancy refund of the property tax. This vacancy refund also applies to a residential property.

Goods and services tax (GST)

Unlike for residential properties, the buying of commercial spaces from a GST-registered company is subjected to a 7% GST. An individual making the purchase will have to bear the GST himself.

However, if you are a GST-registered company - all companies with a turnover exceeding S$1million have to register for GST - you can make claims for the GST incurred on your purchases. Thus shrewd individual investors may set up companies expressly for a financial transaction, termed as Special Purpose Vehicles (SPVs), to circumvent the GST payment.

For companies with turnovers below S$1million, GST-registration is on a voluntary basis, subjected to certain requirements. Do note that being GST-registered comes with responsibilities. Check out what these are at IRAS.

Notably, the GST cannot be financed by the property loan. Buyers will have to stump up cash for this.

Rental yield and capital gains opportunities

It is estimated by Colliers Internationals that the yearly average gross yield of commercial spaces approximates 5%, compared to 2-3% for residential property. However, this higher gains can be offset by the steeper maintenance cost and renovation works generally required by tenants. Generally, the maintenance charge for a commercial unit is expected to be higher than for a residential property. Also, more may need to be splurged on basic setup, particularly for shop units leased out for business.

An exception are HDB shops with their lower maintenance fees of S$170 to S$250. But these properties tend to come with more restrictions such as the type of businesses permitted. Applications must also be made for renovation.

Still, small supply and strong demand can drive up the asset value of strata commercial property, making them worthwhile buys.

In land-scarce Singapore, strata-titled shops/offices are in limited quantity because most of the commercial spaces are owned by real estate investment trusts (REITs), and many of these REITs are in turn owned by the Government through proxies. As of 4Q2011, the supply of strata-titled offices in Singapore is estimated to be of 11.05 million sq ft, making up 14.2% of the total office stock (Bright Spot in Singapore Property Market: Strata-titled Office, Colliers International, pg 2). The stock of strata-titled shops also faces a similar small supply.

In addition, the slew of regulations in the residential market has diverted investors' attention to the commercial sector. Together with today's low interest rate environment, the two have fuelled demand.

Thus investors can make capital gains through direct sales.

Some investors are also looking toward en-bloc sales to make profit. In April 2012, in collective sales, strata office units at Parkway Centre and Burlington Square sold for $1,043 per sq ft and $1,318 per sq ft, respectively.

Besides capital gains, investors maybe hoping to profit from rental yields. However, official statistics on the occupancy rates for strata-titled shops and offices are not available. This makes reliable estimation of rental demand in the past, present and future difficult. Hence investors should be cautious if they are looking to profit from this avenue.

All in all, with more supplies coming on-board - either from strata or non strata developments - downward pressure on property values and rental is possible. Hence, only selective buys are recommended.

Tenure

Commercial/shop spaces in Singapore usually comes with 30-, 60-, 99-, or 999-year lease. Some may be freehold. For 99-year and shorter leasehold units, buyers should be mindful that financing institutions may quote a lower loan quantum for units running low on their lease.

Loans

Borrowers for commercial properties are allowed to take a loan-to-value ratio (LTV) of up to 80%, even with outstanding residential mortgages. The maximum loan tenor typically stands at 30 years. However, loans for commercial property tend to command a higher interest rate relative to residential property loans. Like the latter, these loans come in:

    Fixed Rate Package
    Variable (Floating) Rate Package

The requirements for a commercial loan, however, are more stringent. For example, the LTV ratio is contingent on whether the property is for owner-occupation or investment, with the latter subjected to stricter criteria by some banks. The next section explains the approval conditions in greater detail.

Credit worthiness and approval for commercial loans in Singapore

For purchases made under your name only your income, outstanding debts and credit history will be assessed. The maximum LTV ratio for a commercial mortgage is set at 80%, even with existing housing mortgages. But financing institutions will take a holistic approach in deciding whether to grant you a 80% loan.

For purchases made under a private limited or LLP company, the financiers will evaluate if the company has a cash flow record over the past few years that is sufficient to fund this investment. For instance, a company earning a monthly profit of S$15,000 deposits it into the company's account in a timely manner, the lenders can, thus, lend up to 60 to 80% (typically) of this S$15,000. In other words, you can obtain a loan up to 60 to 80% of the debt servicing ratio (DSR). This is much higher than the DSR for residential property bought by an individual.

Conversely, buying under a private limited or LLP company without adequate cash flow or profit (or if the companies are special purpose vehicles), may result in the banks requiring that the directors guarantee any loans taken by the company under their individual capacity. The directors may also need to be Permanent Residents or Singaporeans. In many cases, these directors will need to furnish documentary proof that most of their incomes are derived from that company. If they earn their income from elsewhere, some banks will not grant the loan even with them as guarantors. While others may.

From time to time, credit officers of the financiers will impose new rules and conduct additional documentation checks. Often, credit officers may ask for more supporting documents if they want to do tighter cross checks.

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