It’s a swift fall from grace for Pan, 57, who was Asia’s fourth-richest man in 2015 with a net worth of US$27bil, according to the Bloomberg Billionaires Index. But after shares of his Goldin Financial Holdings Ltd. plunged and with most of his properties locked up as collateral for loans, he has fallen off the list of the world’s 500 wealthiest people. HONG KONG: In just five years, Hong Kong property tycoon Pan Sutong has gone from ranking among Asia’s wealthiest people to having his company’s flagship skyscraper seized by creditors chasing more than US$1bil of debt. It’s a swift fall from grace for Pan, 57, who was Asia’s fourth-richest man in 2015 with a net worth of US$27bil, according to the Bloomberg Billionaires Index. But after shares of his Goldin Financial Holdings Ltd. plunged and with most of his properties locked up as collateral for loans, he has fallen off the list of the world’s 500 wealthiest people. Pan’s initial wealth came not from property but from dealing in and then manufacturing electronics, an area he ventured into after moving to Hong Kong from California, where he’d spent his teens skipping school and hanging out at his family’s chain of Chinese restaurants. Pan transitioned to property investing in 2008, a few years into a red-hot boom that would mint numerous fortunes in Hong Kong and make it one of the world’s most expensive real estate markets. He now joins other investors in the city who over-extended themselves during the boom, only to be undone as months of civil unrest and the coronavirus pandemic plunged Hong Kong into its worst recession on record. Tang Shing-bor, a veteran investor known as the “Shop King” for his vast holdings of retail properties, is seeking to sell billions of dollars of real estate. A group of investors who paid US$5.2bil for The Center in the world’s most-expensive office deal, have been unable to flip floors as the market ground to a halt last year. “Asset seizures are very company specific, ” said Edward Chan, a credit analyst at S&P Global Ratings in Hong Kong. “If property seizures happen then the company must be in a very bad financial position, with high debt and leverage.” Chan declined to comment specifically on Goldin Financial’s situation because S&P doesn’t cover the developer. Pan, and Goldin Financial, racked up around HK$38bil (US$4.9bil) of debt between May 2017 and September 2020 for four Hong Kong properties, according to stock exchange filings and data compiled by Bloomberg. At least US$1bil of that debt remains outstanding and tied to Goldin, according to company filings last month. The latest available figures show Goldin’s net debt to Ebitda, a key measure of leverage, was about nine times at the end of 2018. That compares with a ratio of 2.3 times at the end of 2019 for Sun Hung Kai Properties Ltd, the city’s biggest developer, and around two times for smaller developer HKR International Ltd. Even a US$1.1bil loan in September from CK Asset Holdings Ltd, backed by Hong Kong’s second-wealthiest man Li Ka-shing, wasn’t enough to help Goldin Financial. The loan, offered to a unit that owned the firm’s flagship Goldin Financial Global Centre office tower, was to repay borrowings of HK$3.4bil by intermediary parent companies, Debtwire reported in August. It’s unclear why the CK Asset loan wasn’t used to clear the debt, but the security trustee on the loan is applying to a Bermuda court for Goldin Financial to be wound up. The next court hearing will be held on Feb 12, according to a Goldin Financial filing. Pan moved from manufacturing consumer electronics such as mobile phones and MP3 players to property in 2008, when he renamed his electronics firm Goldin Properties Holdings Ltd and purchased a listed company, christening it Goldin Financial. Goldin Properties was delisted in 2017 and Pan owns a controlling stake in both firms. Goldin Financial’s downfall can be traced back to Pan’s strategy of splitting ownership of properties between the company and his own private interests. — Bloomberg
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