Month: June 2009
REITs – MS
Still the Best Way Forward
Maintain In-Line view: S-REITs remain our preferred sector exposure within the Singapore property space at least for 2009. S-REITs have not disappointed in terms of refinancing their debt. Indeed, they recapitalized their balance sheets 6 months ahead of our expectations. At least for 2009 and to a certain extent 2010, there is less risk of S-REITs cutting their dividend payout due to pressure from rising leverage. We remain comfortable that the recent fall in commitment rents will be marginally negative for 2009 earnings given that the brunt of the decline will be felt only in 2010 and 2011. A near-term positive catalyst for S-REITs is if the benchmark interest rate remains low after its recent decline.
We have a new sector top pick – A-REIT: We initiate coverage on A-REIT with an EW rating and price target of S$1.70, suggesting 11% upside from current levels. We like its 8.5-8.7% FY2010-11E dividend yield, the highest amongst its larger-cap peers, and find its recent underperformance unjustified. See our note, Steady as She Goes, published June 9, for details.
What’s new: We have revised our earnings forecasts by -1% to 39% for F2009-10E and raised our price targets by 17-112%. Given the improvement in liquidity in the equity market, investors may be willing to pay a premium above intrinsic value. Hence, for stocks that have recently recapitalized, we assign a 30% probability to our bull-case NAV and a 70% probability to our base-case NAV to calculate our price targets. We are maintaining our EW ratings on CapitaCommercial Trust, CapitaMall Trust, and CDLHT, and are downgrading Suntec REIT to Underweight given its 23% downside risk from current levels. We maintain our UW on ART.
Our investment philosophy for the S-REIT sector remains intact. Given that all the property segments – office, retail, industrial, and hospitality – are seeing oversupply for 2009-2010, the playing field is level. Moreover, all the S-REITs within our coverage are backed by strong parents and quality assets within their respective segments.
CMT – UOBKH
The Behemoth In Retail
We visited CapitaMall Trust (CMT) and key highlights are as follows:
Retail sales have rebounded. 1Q09 performance was disappointing as consumers shied away from shopping malls during the Chinese New Year season. However, shopper traffic and retail sales bottomed out in Feb 09 and picked up in Apr-May 09. Negative growth for retail sales has narrowed. Basic and necessity goods have fared much better than luxury items.
Quality malls attract long-term tenants. Occupancy reached 99.5% in 1Q09, which is impressive as there is little impact from the recession. CMT benefitted from a flight to quality to well-located malls. Core tenants, eg BHG, Cold Storage and NTUC Fairprice, are players with long-term plans for the Singapore market. Renewal and new leases for 169,233sf of space signed in 1Q09 boasted rental rates that were 1.3% higher than preceding rates.
Occupancy remains in the high-90%. We visited Tampines Mall, Plaza Singapura, Bugis Junction, Raffles City, IMM Building and Sembawang Shopping Centre over the weekend. Shopper traffic was heavy. There were no visible vacant shops at the malls, thus giving us confidence that CMT has maintained occupancy in the high-90% going into 2Q09. We are impressed by CMT’s efforts in organising promotional, cultural and educational activities to attract shoppers.
We raise our 2010 and 2011 DPU forecasts by 6.1% and 13.0% to 8.7 and 7.8 cents respectively after factoring in contributions from Jurong Entertainment Complex, which will be completed in 2H11. We also expect occupancy to taper off to 94% (previous: 88%) and retail rentals to correct 12% (previous: 15%). Upgrade to BUY with a target price of S$1.70, based on a dividend discount model (required rate of return: 7.2%, growth: 3.0%).
REITs – UOBKH
Assessing Risk Of Inflation
Bond yields have risen in both the US and Singapore. In the US, yield for 10-year Treasury bonds has increased 71bp from 3.12% as at end-April to the current 3.83%. In Singapore, yield for 10-year government bonds has increased 52bp from 2.04% as at end-April to the current 2.56%.
Huge drop in commodity prices virtually eliminates inflation. The Consumer Price Index in the US and Singapore are both in negative territory, falling 0.7% in Apr 09. The US Producer Price Index was -11.6% while Singapore’s Manufactured Producer Price Index was -16.6% in April. Inflation at both consumers’ and producers’ levels is almost non-existent due to the huge drop in crude oil and other commodity prices on a yoy basis.
Expect inflation to be more severe in the US. A study of yield curves indicates that the market expects inflation in the US to intensify going forward. Yield curve based on US Treasury bonds steepened by 30-36bp in May 09 and by another 30-49bp in the first week of June. Yield curve based on Singapore government bonds steepened by 11-57bp in May 09 but eased off by 5-11bp in the first week of June. The behaviour of the yield curves, especially in the first week of June, indicates that investors are concerned that the US could experience higher inflation in the future due to monetary and quantitative easing.
Maintain OVERWEIGHT. Singapore is well protected by a strong Singapore dollar, which is supported by fiscal prudence. The Singapore dollar has strengthened 5.5% from S$1.52 to S$1.44/US$ so far in 2Q09.
Current yield spread is 3.60%, higher than historical average of 3.22%. We expect yield spread to contract further due to normalisation in the credit markets. Refinancing risk has abated with partial resumption of lending activities in the local banking industry. We prefer switching to laggard retail and industrial REITs. BUY Frasers Centrepoint Trust (BUY/S$0.945/Target: S$1.44) and Ascendas REIT (BUY/S$1.60/Target: S$1.93). Our only BUY call for office REITs is K-REIT Asia (BUY/S$1.08/Target: S$1.16).
Link – Table
FSL – OCBC
Reinvestment Scheme results
Distribution Reinvestment Scheme (DRS) results. FSL Trust (FSLT) announced that unitholders holding around 155.5m units or 30.9% of the total number of issued units have elected to receive 1Q distributions in the form of units. FSLT has issued about 15.6m units, increasing the total outstanding unit base to around 518.7m units. The manager said that this level of participation was stronger than expected.
Prepaying loans. Proceeds (or retained cash) from the DRS amount to US$3.8m, have been earmarked for voluntary debt repayment. Recall that FSLT had already retained US$4.6m or 27% of 1Q cash earnings, of which US$4m was used to repay debt (also voluntary). In aggregate, FSLT will prepay US$7.8m, or roughly 46% of 1Q cash earnings and 1.5% of total loans. Using 1Q data, its gearing post-prepayment comes to around 1.37x debt-to-equity. Retained cash in 2Q09 will again be used to prepay loans.
Implications for LTV. Loan-to-value covenants are a key concern for the shipping trust sector in light of the ‘new world order’ of falling asset values and low lender risk appetite. The manager’s decision to launch the DRS and to voluntarily reduce FSLT’s payout ratio is a pre-emptive gesture of good faith to lenders. In FY09, FSLT could potentially pay off US$16-31.2m (annualized, without and with the DRS) or 3.1-6.1% of total loans. We note that this amount is still small compared both to total loans and to our expectations of the quantum of the decline in vessel values. But whether this level of prepayment is a gesture, or a game-changer, is up to the trust’s lenders. The ball is in their court, now.
Implications for DPU. We had previously suggested that outcome of the 1Q09 DRS may affect FSLT’s course of action going forwards. The DRS was a success, relatively speaking. FSLT now has more options, in our opinion – we believe it may prefer to keep the scheme in play rather than making further cuts in the distribution payout. Deterioration in the external environment, or adverse feedback from the lenders, could of course tilt this decision the other way. Our updated earnings estimates assume the DRS will apply for the whole of FY09. Our new fair value estimate is S$0.58 (up from S$0.45 previously). This values FSLT at a 30% discount to our ‘normal’ case discounted FCFE value of S$0.83 (10% discount rate). We believe this is a fair reflection of the shipping environment today. Maintain HOLD.
Cambridge – BT
CIT aims to divest part of its portfolio
Deal to buy property at Tai Seng Avenue is now off, says CEO
CAMBRIDGE Industrial Trust (CIT) could divest 5-10 per cent of its property assets over the next 12-18 months as part of a long-term plan to ‘recycle’ its portfolio, chief executive Chris Calvert told BT.
‘What I want to achieve for the Reit (real estate investment trust) is a portfolio that we recycle a part of regularly so that we can maintain a modern investment-grade portfolio,’ said Mr Calvert, who took the helm of CIT’s manager Cambridge Industrial Trust Management from Wilson Ang Poh Seong in December 2008.
CIT owns 43 properties that were worth a total of $968 million at end-March 2009. Five or six of these have been identified as ‘non-core’ and could be sold, Mr Calvert said.
Proceeds could be used to pay off debt or acquire new properties.
CIT has to take care to keep its gearing down. It recently refinanced all existing debt through a $390.1 million syndicated term loan, leaving it with no refinancing obligations until February 2012.
But under the terms of this loan, if the trust’s loan-to-value (LTV) ratio exceeds 50 per cent, the lenders can draw on the Reit’s rental income to pay down debt and reduce gearing down to a more manageable level.
And if the LTV ratio exceeds 55 per cent, CIT will have breached the loan conditions, which means the lenders could take other steps to reclaim their money – including seizing CIT’s assets.
CIT’s gearing is now around 40 per cent. The Monetary Authority of Singapore has set a 60 per cent threshold for a Reit’s gearing.
Despite the fact that debt is locked in for the next three years, prudent capital management is a priority for CIT’s manager. The trust said in its first-quarter 2009 results announcement that it is looking at ways to strengthen its balance sheet.
But Mr Calvert emphasised that it is not a distressed seller. For its gearing to hit 50 per cent, the value of its property portfolio would have to fall more than 20 per cent, and this is unlikely, he said.
However, because of the soft outlook for the rest of this year, CIT’s property portfolio is likely to be revalued downwards.
Mr Calvert also said the trust will not go through with an earlier plan to buy 29 Tai Seng Avenue for $55.2 million. Late last year, the option agreement was extended to June 30, 2009 and completion was subject to market conditions supporting an equity fund-raising exercise.
CIT has decided not to acquire the property as it would not be yield-accretive for the trust, Mr Calvert said. Also, he does not favour an equity fund-raising exercise at present.
‘We don’t believe that going out and doing a highly dilutive rights issue is in the interest of the shareholders when there are alternatives,’ he said.
CIT’s stock closed at 38 cents yesterday. It has gained 38.2 per cent this year.