Month: March 2011

 

MLT – CIMB

One property affected; impact not material

Maintain Outperform. MLT’s 14 Japanese assets which contribute 16% to its net property income are largely intact after the 8.9-magnitude earthquake in Japan on Friday. Only one property, Sendai Centre, located in Sendai City, is more severely damaged but its contribution to net property income is less than 1%. MLT’s 96 assets are spread over seven countries, which dilutes its concentration risks in Japan and we do not expect the quake to have a material impact on its operations. No changes to our DPU estimates or DDM-based target price of S$1.05 (discount rate 8.6%). We continue to expect acquisition catalysts and believe the 2.7% price pullback last Friday presents a buying opportunity. MLT trades at 1.06x P/BV and a forward yield of 7%.

The news

8.9-magnitude earthquake in north-eastern Japan. The 8.9-magnitude earthquake struck north-eastern Japan on Friday, triggering a tsunami, an explosion in the Fukushima Daiichi nuclear plant that may lead to nuclear radiation in the area, and fires and power outages in Japan’s north-eastern prefectures. The prefectures worst hit are Aomori, Iwate, Miyagi, Fukushima, Ibaraki and Chiba.

Sendai Centre accounts for 0.6% of NPI. We estimate that Sendai Centre (acquired in 2010 for S$22m) contributes S$1.5m of net property income or about 0.6% of our net property income estimation of S$248m for FY11. Preliminary reports suggest that the building is intact although the full extent of damage can only be known when access into the property is allowed. The manager estimates reinstatement costs of S$9m, although it does not expect the cost of repairs to come up to this amount.

Other buildings in Japan safe. The other 13 Japanese properties are intact with either no damage or minimal damages. The impact on rentals should be mitigated bylong leases on its Japanese assets which are also fully master-leased. Overall, we expect Japanese assets to contribute 20% (up from 16% in 2010) to MLT’s FY11 net property income. In terms of asset value, Japanese assets made up 28% of MLT’s portfolio value of S$3.4bn as at Dec 10.

Valuation and recommendation

Maintain Outperform and target price of S$1.05. MLT’s 96 assets spread over seven countries dilute its concentration risks in Japan and we do not expect the earthquake to have a material impact on its operations. Nonetheless, there could be additional capex going forward for damage repair. We keep our DPU estimates and DDM-based target price of S$1.05 (discount rate 8.6%) pending more developments and clarity from management. Meanwhile, we believe the price pullback last Friday presents a buying opportunity. We continue to expect acquisition catalysts and believe the 2.7% price pullback last Friday presents a buying opportunity. MLT trades at 1.06x P/BV and a forward yield of 7%.

Cambridge – DMG

Rights Issue for S$116.8m of acquisitions

EFR to acquire 3 acquisitions at estimated NPI yield of 8%. CREIT is proposing to raise S$56.7m through a fully underwritten renounceable 1-for-8 rights issue. A total of 132.1m shares will be issued at S$0.429/unit (15.6% discount to VWAP on 10 Mar). Nett proceeds of S$53.8m from the EFR would be utilized, together with S$40.9m debt financing and existing cash to fund 3 acquisitions of S$116.8m. We estimate CREIT’s cost of capital to be about 6.27% and expect the acquisitions to be mildly accretive, adding just 0.8%-2.8% to FY11 and FY12 DPU estimates. Maintain BUY, DDM-based TP of S$0.61.

Accretive Acquisitions. The acquisitions comprise of 4&6 Clementi Loop (binding S&P agreement signed) and 2 other acquisitions in the western part of Singapore (MOUs signed), and are purchased on sale-and-leaseback basis to the respective vendors for lease terms of between 5 and 6 years with options to renew. The purchase consideration for 4&6 Clementi Loop is split into an initial amount of S$40m upon completion of purchase, and a further S$23.3m upon completion of extension development works by the vendor around end of 2012. An additional new building would be constructed, adding 10,291 sqm of Gross Floor Area. CREIT’s asset size increases to S$1b post acquisition. The acquisitions are expected to be completed by 3QFY11.

Favourable valuations; maintain BUY. The acquisitions are expected to improve the operating statistics of CREIT, pushing out the weighted average lease expiry of the portfolio from 4.1 to 4.2 years and reducing lease concentration from 17.3% to 15.4% for 2013 and from 37.3% to 33.1% for 2014. Free float is expected to increase by 12.5%, potentially increasing the trading liquidity of the stock. Stock trades at 10% FY11 yield, attractive relative to its peer average of 7.3% and its pre-crisis yield of 6.7%.

CLT – OCBC

Stable income profile; but watch inflation

6.3% price upside since IPO. Cache Logistics Trust (CLT) was listed on SGX-ST on 12 Apr 2010 at an offering price of S$0.88. Compared to many companies listed last year that are still in the red, CLT’s share price has gone up 6.3% since IPO. It has six quality logistics properties located in Singapore, which are 100% leased with triple-net master-lease structures. FY10 DPU of 5.558 S-cents represents an annualized yield of 8.2%.

Initiate BUY on CLT. CLT’s sponsor, CWT, is one of the largest listed logistics operators in SEA. With forward yields of circa 8% for FY11/FY12, CLT also compares favorably with the overall S-REITs sector average yield of 6.9%. CLT enjoys stable rental-income streams as all properties are on master-leases to its sponsor (CWT) and CWT’s parent (C&P). It is also granted a ROFR to a rich pipeline of CWT/C&P-owned assets for future acquisitions. With total returns exceeding 10%, we initiate BUY on CLT with a fair value of S$1.03 largely on valuation grounds. Nonetheless, we remain cautious on its outlook due to increased competition and inflation risk.

Ramp-up niche under pressure. CLT has about 97.3% of portfolio GFA in modern ramp-up warehouses, representing 24.9% market share of ramp-up warehouse space in Singapore. Notwithstanding that this differentiates CLT from its competitors, it also manifests as a concentration risk. In addition, we recognize CLT’s competitive advantage in the ramp-up space in the near term. However, CLT’s assets, which are located in the prime locations of Jurong Industrial Estate, Changi International LogisPark and Airport Logistics Park, are expected to face increased competition due to new warehouse and logistics developments in the vicinity. We think the window of opportunity for its ramp-up advantage is likely to be challenged in the medium- to long-term. Beyond ramp-ups in Singapore, we understand that management is also on the look-outs for overseas acquisitions and further diversification of its portfolio.

Inflation risk. The master lease structure, with a weighted average lease to expiry of 5.8 years as at 31 Dec 2010 and annual rental escalation of 1.5% for the first five years, provides a high degree of predictability and stability in earnings for the trust. Nevertheless, we think the rental escalation component may have been contracted against CLT’s favor, given that Singapore’s FY10 annual inflation rate was 2.8% and MAS forecasted a sharper price inflation of 4% this year. Without further expansionary initiatives, we are wary that CLT’s stable income profile, over the next four years, may continue to be eroded by inflation in real terms. Further catalyst for upping our fair value includes yield-accretive acquisitions both locally and overseas.

Cambridge – DBSV

Cash call for acquisitions

Cash call to fuel growth ambitions

Earnings accretion from acquisitions is neutral; boost from interest savings from new loan facility

BUY CIT for its high yield of 10%

Proposing to acquire 3 properties for S$116.8m. The three properties are located in the Western part of Singapore. The first property is at 4 & 6 Clementi Loop; Cambridge REIT (CIT) has agreed to pay the Vendor, Hoe Leong Corporation, S$40m with an additional S$23.3m payable upon completion of construction of an additional adjacent building in 2012. The remaining two properties (costing a total of S$53.5m) are still at MOU stage with CIT doing their due diligence. When acquired, CIT will lease them back to the vendors for durations of over 5 years, with lease extension options ranging 3-6 years. Completion of the acquisitions is expected to be in 3Q11.

Rights issue to raise S$56.7m. To part fund the purchase of the mentioned properties, CIT is proposing a 1-for-8 rights issue to raise gross proceeds of about S$56.7 m. The rights are priced at S$0.429 (15% discount to closing price of S$0.505 and a 13.7% discount to TERP of S$0.497), with the remainder from debt. Based on a projected yield of 8%, we estimate mild accretion to earnings from the above properties. Distributions will instead be boosted by interest savings from a recently secured S$320m loan facility, which will shave off over 150 bps in expenses (all in cost of 4.4% vs 5.9% previously).

Near term dilution, but stock still offers yields >10%, BUY. As the acquisitions are expected to complete towards 3Q11 while the rights units are expected to be issued in Apr 2011, our DPU estimates will be reduced by 5% in FY11 to 4.7 Scts but lifted by c1% to 5.1 Scts in FY12, translating to yields of over 9.3-10.1%. Maintain BUY.

HPH Trust – BT

More than the sum of its ports?

IT IS not always true that bigger is better, and Hutchison Port Holdings Trust spent last week finding that out first-hand.

The region’s largest ever initial public offering (IPO) went on its roadshow amid a great deal of scepticism, as analysts and market-watchers fell over themselves to list the number of reasons the IPO was more of an IP-no.

These had ranged from remote reasons such as a certain sunglass-wearing dreadlocked figure whose country has sneezed all over equity markets in recent weeks, to the more immediate issue of the trust’s distribution per unit (DPU) being quoted in Hong Kong dollars.

To be sure, the choice of currency is not nit-picking, as the Hong Kong dollar is pegged to the US dollar. Between 2007 and the start of this year, the HK dollar has depreciated against the Sing dollar by 16.8 per cent. While it is little consolation, it is worth noting, however, that all three shipping trusts in Singapore declare their distribution in the beleaguered US dollar.

Much has also been made of how the trust’s expected yield of about 5.9 per cent for 2011 (based on the expected offer price of US$1.01) pales in comparison to that of the shipping trusts’, which started out offering yields in the neighbourhood of 8 per cent.

While both businesses involve water in one way or another, that is where the grounds for comparison end. Shipping trusts have come undone by counterparty risk lately, with charterers threatening to default or handing a vessel back to the trust several years early and leaving it at the mercy of the spot market.

These charterers, unlike the large liners that frequent Hutchi-son’s ports in Hong Kong and China, are so obscure that some analysts have had an uphill battle sizing up their creditworthiness. For all the heartburn-causing moments shipping trusts have had in the last 12 months, unitholders have more than earned their 8-10 per cent antacid premium.

All that aside, most of the pundits have said very little about the port business itself, strangely enough. A port’s earnings have more to do with trade volumes than anything else. In that respect, it is looking very promising for Hong Kong and China, where its ports assets are.

Morgan Stanley is forecasting export growth of 15 per cent and import growth of 18 per cent for China this year. This is also the year that the mainland’s 12th five-year plan starts, which will see the launch of a whole pipeline of projects, all of which need to be fuelled by cargo going through the ports.

If any exuberance from Hutchison seems suspect, it might help to know that its competitor feels the same way about container volumes. Tianjin Port Group is expecting its container volumes to more than double from last year to as much as 20 million 20-foot equivalent units (TEUs) a year by 2015. It is putting its money where its mouth is, with a 110 billion yuan investment planned.

By 2015, Hutchison’s Yantian terminals will be larger, too. Its Yantian West Port Phase II will add three million TEUs in capacity a year. How this will be funded has been a sticking point with some analysts, wary of the bite it might take out of the total distribution for unitholders.

However, development capital expenditure is not going to do that for the next two years, at the very least. For 2011 and 2012, the trust’s capex of HK$1.84 billion and HK$1 billion respectively is going to come out of the existing reserves of the portfolio, which stand at HK$5.19 billion.

This has been partially the reason the trust has been so bold as to commit itself to a distribution that is 100 per cent of its distributable income. There is nothing to hold it to this ratio in the future, but 100 per cent is a very difficult number for unitholders to forget.

Relative to its competitors, its assets appear to have the upper hand – or the deeper waters. Its terminals at Yantian are of the deepwater kind, which many of its nearby competitors that are on the Pearl River Basin cannot claim to have. With Maersk possibly ordering 30 18,000-TEU ships – the largest the world has seen – being deep has become an advantage in the ports business that has got nothing to do with wearing a beret.

Beyond the medium-term, however, several things remain to be seen, such as how future capital expenditure will be funded and whether its investment mandate will change. The trust is entitled to invest in other assets after three years, without the unitholders’ approval.

But as trading kicks off this Friday in the shadow of Middle Eastern unrest and general glumness, one suspects that holding on to the units past the short-term is going to be absorbing enough.