FirstREIT – BT
First Reit’s Q2 DPU rises 15.8% to 1.91 cents
FIRST Real Estate Investment Trust (First Reit) said yesterday that its distributable amount for the second quarter ended June 30 rose 16.1 per cent to $5.2 million from a year earlier.
This translates to distribution per unit (DPU) of 1.91 cents, up 15.8 per cent, said the Reit’s manager, Bowsprit Capital Corporation.
For the half-year ended June 2008, First Reit’s distributable amount and DPU were $10.26 million and 3.76 cents respectively.
Based on annualised DPU of 7.62 cents and a unit closing price of 70.5 cents on July 18, First Reit’s distribution yield is 10.81 per cent – one of the highest among Singapore Reits, stocks and government bonds, Bowsprit noted. The units closed half a cent higher yesterday at 72 cents.
Driven by rent increases from its four Indonesian properties, as well as rental income from its four Singapore properties acquired in 2007, First Reit’s gross revenue rose 15 per cent in Q2 to $7.5 million, lifting its half-year gross revenue 19.3 per cent to $15 million.
First Reit is Singapore’s first healthcare Reit. It aims to raise assets under management (AUM) to $500 million by 2009 from the current $326 million. ‘First Reit will continue to seek opportunities in the region including Singapore, Indonesia and China to raise its AUM,’ said Bowsprit. ‘We have been selective in our acquisitions as we want to ensure that our portfolio consists of only quality and good-yielding healthcare assets that will provide consistent, sustainable returns to unit holders.’
Apart from portfolio expansion, First Reit intends to improve the income-generating capacity of its existing healthcare properties through asset enhancement and by working with tenants to upgrade services.
Despite current uncertain economic conditions, Bowsprit said that it is ‘optimistic’ that First Reit will perform well in the second half of the year, as its revenue is largely derived from long-term rental leases. The current economic environment is also an opportunity for making better acquisitions.
FSL – BT
FSL Trust payout up 21.8% in Q2 to US$14m
Distribution per unit goes up 27.9% to 2.8 US cents as revenue rises 71.2%
FIRST Ship Lease Trust (FSL Trust), which provides leasing services to the international shipping industry, is distributing US$14 million to unit-holders for the second quarter ended June 30, a year-on-year rise of 21.8 per cent.
This translates to distribution per unit (DPU) of 2.8 US cents, a surge of 27.9 per cent from the previous corresponding quarter’s 2.19 US cents. Compared with the preceding first quarter’s 2.59 US cents, the increase is 8.1 per cent.
‘For the leasing environment, the transaction flows are still very strong,’ said Cheong Chee Tham, chief financial officer of FSL Trust Management (FSLTM), the trustee-manager of FSL Trust. As a result of ‘the credit crunch, banks are reluctant to lend money freely to ship operators, who look for alternative financing. So we see new enquiries coming in all the time’.
Revenue for the quarter surged 71.2 per cent to US$20.67 million from the year-ago period’s US$12.1 million. This came largely on the back of the acquisitions and leasebacks of six vessels – two product tankers from Groda Shipping & Transportation, two crude oil tankers from Geden Lines and two container ships from Yang Ming Marine Transport Corporation – after June 30 last year. Increased revenue resulted in US$14.2 million in net distributable amount, of which US$239,000 was payable as an incentive fee to the trustee-manager.
The quarter’s distribution translated into annualised DPU of 11.2 US cents, 27.9 per cent higher than the 8.76 US cents for 2Q07. This equals to a distribution yield of 12.3 per cent per year, based on FSL Trust’s closing price of S$1.23 on July 21.
FSL Trust aims to rely on raised capital to grow the trust. ‘We have to keep buying and leasing out vessels,’ said Mr Cheong. This being so, ‘we are keeping an eye on the equity markets as it will affect how we will raise our capital’.
Philip Clausius, chief executive officer of FSLTM, said: ‘The acquisition of the three Yang Ming vessels announced in May will further raise DPU from the next quarter onwards.’
The third container ship from Yang Ming will be acquired in October and will cost US$70 million. FSLTM is currently in talks with the lead arrangers of its recent US$200 million revolving credit facility to raise it to US$265 million.
Once the deal is finalised, FSLTM would have injected US$350 million worth of vessels into FSL Trust, exceeding its initial target of US$300 million for this financial year.
Payment of the distribution of 2.8 US cents per unit will be made on Aug 26. Books close on July 30.
FSL – UOBKH
No surprises: 2Q08 DPU in line with expectations
First Ship Lease Trust (FSLT) has announced its 2QFY08 results. Charter income came in at US$20.7m, accounting for 24.3% of our forecasts, in line with expectations while cash available for distribution was US$14.0m, accounting for 25.0% of our full year forecasts. Distributions Per Unit (DPU) for 2QFY08 was 2.8 US cents, slightly better than managements’ latest guidance of 2.77US cents for the quarter.
Incentive Fee threshold crossed again: management electing for units. An incentive fee of US$239,000 was paid to the trustee-manager as the Distributable Cash Per Unit (DCPU) has exceeded the 115% benchmark quarterly DPU of 2.13 US cents. As in 1Q08, management has elected to receive 99.99% of the incentive fees in the form of new units. We calculate the dilution to be minimal with the impact to DPU being approximately 0.0007 US Cents per quarter.
Distributions expected to grow to 3.05 US cents per quarter, implying yield of 12.9%. FSLT took delivery of two 4,250TEU containers from Yang Ming Transport Corporation (YML) during 2Q08. These two vessels will fully contribute to FSLT’s charter income and DPU from 3Q08 and are expected to increase FSLT’s DPU to 3.05 US cents per quarter, implying an annualized yield of 13.0%.
Acquisition of third sister ship in Oct 08 could boost annualized yield to 13.4%. FSLT has a conditional agreement to acquire a third vessel similar to the first two from YML by end Oct 2008. FSLT is currently in discussion with its lenders to increase its revolving credit line from US$200m to US$265m, enabling FSLT to take delivery of the third vessel. While management has not guided on the accretion to DPU for the third vessel, we estimate that FSLT’s distribution could increase to 3.15 US cents/ quarter in FY09 assuming similar financing and charter terms are reached.
Stable and visible distributions: Maintain BUY. We continue to like FSLT for its stable and visible distributions which are supported by its long bareboat charters which have an average remaining lease term of approximately 9 years. The staggered redelivery of its diversified fleet of tankers, bulkers and containerships also helps to mitigate risks associated with the cyclical nature of shipping. With the completion of the acquisition of the second Yang Ming vessel, management is guiding for a DPU of 3.05 US cents per quarter from 3Q08 onwards, implying an annualized yield of 12.9%. We maintain our BUY recommendation on FSLT with a target price of US$1.24 (S$1.61) based on a yield based target of 9.0%.
FSL – DBS
Distributions in line
Comment on Results
First Ship Lease Trust declared its 2Q08 results today and announced a distribution of 2.80 UScts per unit for the quarter, which is in line with our expectations of 2.77 UScts per unit. The total distribution amounts to US$14.0m and represents 100% of distributable cashflows. The DPU payout for 2Q08 is 8 % higher qo-q and 28% higher y-o-y. Revenue for 2Q08 came in at US$20.7m, up 71% y-o-y.
The increase in revenue and net distributable income y-o-y is mainly due to the incremental cashflows from the acquisition and leaseback of six vessels – 2 product tankers with Groda in Nov’07, two crude oil tankers with Geden in Apr’08 and two containerships with Yang Ming Marine in May and Jun’08. A full quarter’s cash flow impact from the acquisition of the two Ying Mang ships is thus, expected to come into effect only from 3Q08 onwards. In addition, the third vessel to be acquired from Yang Ming, which is currently under construction and expected to be delivered by end October’2008, should bolster earnings from Nov’08 onwards. The Trust is currently negotiating an increase in its revolving credit facility by US$65m in order to facilitate the acquisition. Postacquisition, debt to equity ratio would stand at 1.2:1 (slightly higher than long term target of 1.16:1).
Recommendation
Thus, FSLT will continue to provide investors with steady distributions backed by accretive acquisitions and we maintain our DPU forecasts for 3Q08 and 4Q08 at 3.05 UScts and 3.07 UScts, respectively. Our DPU projection for the full year remains unchanged and we maintain our BUY recommendation at a target price of S$1.65, which is pegged to a target return of 9.4%. The stock is currently trading at a dividend yield of 12.8%-13.8% in FY08-09, which we believe translates to yield spreads that are unjustified when compared to US peers.
MapleTree – BT
MapletreeLog banking on rights issue
Move will enable the company to boost capacity for acquisitions
A RIGHTS issue will boost Mapletree Logistics Trust’s capacity for acquisitions, but the trust will only selectively take on deals that are highly accretive.
‘While we remain committed to our yield plus growth strategy, in the current environment, the manager’s immediate focus is to optimise yield from organic growth through extracting positive rental reversions and undertaking asset enhancements,’ said the CEO of Mapletree Logistics Trust Management (MLTM) Chua Tiow Chye.
‘We believe that with a robust balance sheet after the rights issue, we are well positioned to operate in the current more uncertain times,’ he said in a statement.
‘While current market conditions do make acquisition opportunities more readily available, we will evaluate these selectively and only if they are highly accretive.’
MapletreeLog’s unitholders approved a renounceable rights issue to raise around $606.7 million at an extraordinary general meeting on Friday. Of the net proceeds of around $591.6 million, $348 million or 59 per cent will be used to finance or refinance the acquisition of target properties.
Another $243 million will be used to repay debt, while the remaining proceeds will go towards general corporate or working capital needs.
MapletreeLog made the rights issue to strengthen its balance sheet – by lowering its gearing and improving its debt coverage ratio, for instance – and to increase the free float of its units.
‘Notwithstanding the dilution, we should still do better this year than last year,’ said MLTM’s deputy CEO and CFO Richard Lai at a briefing yesterday.
This could be due mainly to the full accounting of contributions from MapletreeLog’s earlier acquisitions and positive growth in its base properties.
MapletreeLog on Sunday reported distributable income of $22.6 million and available distribution per unit (DPU) of 2.04 cents for the second quarter ended June 30.
Both results were 28 per cent higher than in the same period last year.
Mapletree units ended trading at 70 cents yesterday, 0.5 cent down.