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Posts Tagged ‘Starhill Reit’

Reit that has refunded all its debts/ Property is all about financing

In Property, Reits on 16/10/2014 at 4:17 am

… listed developers and real-estate investment trusts (REITs) face their heaviest burden of near-term maturities on record just as home prices drop.

The 80 property companies on Singapore’s stock exchange reported a combined S$23.5 billion of borrowings that have to be repaid within a year in their latest filings, Bloomberg-compiled data show. The looming debt wall comes as the vacancy rate for condominiums soared to the highest since 2006, pushing prices to the lowest in almost two years, data from the Urban Redevelopment Authority (URA) showed.

 Savills predicts refinancing for home builders and REITs will be more challenging as Singapore’s economy slows, with expansion cooling to 2.4 per cent in the second quarter, from 4.8 per cent in the previous three months. Population growth on the island is at a 10-year low and Standard & Poor’s expects home prices have further to fall.

“We’re at that point in the cycle when every quarter you’re seeing selling prices come down a little bit and secondary market transactions aren’t very active,” said Ms Kah Ling Chan, a property analyst at S&P in Singapore. “I suspect we haven’t seen the bottom yet.” Bloomberg

But Frasers Commercial Trust (FCOT) has obtained enough loan facilities to refinance all of its outstanding borrowings, most of which would have been due in the next financial year.

The commercial real estate investment trust (Reit) announced on Monday that it had obtained a S$365 million five-year syndicated term loan facility and a S$180 million three-year syndicated term loan facility.

It had also taken an A$135 million (S$154 million) four-year syndicated term loan facility.

The new facilities are unsecured and are expected to be used by end-September to refinance all of the trust’s outstanding loan facilities. (BT 16 September).

I had been thinking of selling FCOT because its tai kor (Thai tycoon that controls F&N is up to his eyeballs in debt) and because of the debts coming due at FCOT. I’ll hang on a bit more as mgt is innovative as this 2012 deal shows..

But in general,

REITs are in better shape than listed developers because they started refinancing with longer tenor debt ahead of rising interest rates, said S&P.

“For the REITs, I don’t see a major problem yet,” Ms Chan said. “The bigger players are still getting good rates and valuations haven’t fallen dramatically,” she said.

Other bits of Bloomberg’s report.

Developers

Developers of residential homes are suffering not so much from lower selling prices than “collapsed” sales volumes, said Mr Alan Cheong, a senior director of real-estate research at Savills in Singapore.

Secondary home sales plunged to the lowest since 2003 in the first quarter, URA data showed, and as business slows, builders with less pre-sales money to finish projects have to rely on loans, boosting short-term borrowings, he said by phone on Oct 2.

Despite the weaker demand, the number of new residential dwellings being built remains high. Units under construction reached a record in the second quarter of last year and about 65,270 apartments were in the pipeline as of June 30, URA data show.

Regulatory measures have been introduced to damp the market. Between 2009 and mid-2013, the Monetary Authority of Singapore implemented eight rounds of property cooling measures to address concerns the low interest rate environment would lead to a property price bubble, Moody’s Investors Service said in an Oct 6 report.

Appetite to buy is already curbed and rents could fall further, said S&P’s Ms Chan. “We haven’t seen the full impact yet.”

The 42 listed developers on Singapore’s exchange reported S$13.4 billion of short-term borrowings in their latest filings, 42.5 per cent more than a year earlier, data compiled by Bloomberg showed.

City Developments posted debt of S$1.66 billion in the second quarter, 48.6 per cent more than at the end of 2013. Second-quarter net income fell 33 per cent, it said in August, and the company is looking to expand overseas to offset declining demand in Singapore. A spokeswoman for City Developments said the company has a strong financial position, noting its cash of S$3.4 billion and 33 per cent net gearing ratio.

The three-month swap offer rate, a measure of borrowing costs in Singapore, touched 0.2561 per cent on Sept 16, the highest since June last year.

Hiap Hoe, which recently started selling apartments in its prestigious Skyline 360 building, reported short-term borrowings of S$287.6 million for the quarter to June 30, 94 per cent more than the S$147.9 million for the three months to December. A spokesman for Hiap Hoe declined to comment.

Developers on the island are changing their business models and reducing exposure to the local market, said Singapore-based Mr Tim Gibson, who helps run Henderson Global Investors’ global property equities fund.

“By buying Singapore developers now you’re really buying exposure outside of Singapore and into markets like China,” he said in an interview on Oct 8. It “doesn’t give you a huge amount of confidence that a turnaround in the residential market is coming any time soon”, he added.

Starhill Reit/ Retail Reits

Starhill Global REIT, which has S$124 million of notes that mature in July, reported S$129.1 million of short-term borrowings as of June 30, more than double the amount it had in December last year.

Retail occupancy rates at the trust’s flagship Wisma Atria mall along Singapore’s Orchard Road slipped to 98.5 per cent in June from 99.5 per cent at the end of 2012, company data showed. Office occupancy rates are 100 per cent.

Mr Jonathan Kuah, a Singapore-based spokesman for Starhill, said the company has already refinanced its debt due within the coming 12 months. “The leverage situation hasn’t worsened,” he said by email on Oct 7.

Retail sales, which affect revenue at some REITs, decreased for four of the past five months, the worst performance in two years, data from Singapore’s Department of Statistics showed. Excluding motor vehicles, sales dropped 0.4 per cent in July versus the previous corresponding period.

“Singaporeans don’t shop here any more,” Savills’ Mr Cheong said. “Travelling has become so cheap and they buy more stuff on the Internet. The Chinese have also been avoiding Singapore, Malaysia and Thailand since the MH370 tragedy,” he added, referring to the Malaysia Airlines flight missing since March.

Arrivals of tourists from North Asia, which typically comprise more than a quarter of visitors, slumped almost 13 per cent the first seven months of 2014 from a year earlier, Singapore Tourism Board data showed.

“In 2008, when the refinancing situation was quite bad, the REITs still managed to pull through,” said Mr Danny Tan, a Singapore-based fund manager at Eastspring Investments, which managed US$115 billion (S$146 billion) of assets as of June 30. “There’s a high probability these REITs will be able to refinance especially because the loan market is also open to them.”

http://www.bloomberg.com/news/2014-10-09/singapore-condo-builders-brace-as-19-billion-due-asean-credit.html

Further reading

(7 Oct 2014)    Falling property prices in Singapore – one the world’s most expensive housing markets – have provided some much needed relief for the nation’s banking sector, analysts told CNBC.

“The gradual decline in property prices is credit positive for Singapore banks because it relieves pressure on bank asset quality,” Moody’s analysts said in a note published Monday.

“Further price increases would have increased the risk of a real estate price bubble bursting,” they added.

http://www.cnbc.com/id/102064529

CIMB on Reits

In Property, Reits on 21/08/2011 at 7:54 am

CIMB loves them based on a research note dated Aug 18 2011 where it called for an “Overweight” on the Reit sector.

CIMB recently hosted nine Singapore and Malaysia real estate investment trusts (Reits) at our inaugural Asean Reit conference. While investors were generally not pricing in a double dip, most appeared increasingly cautious.

Coupled with value emerging from the recent selldown, we sensed increased interest in Reits, with a particular preference for those in more resilient segments like industrial, retail and healthcare.

Our top picks are Ascendas Reit, Frasers Commercial Trust, Starhill Global Reit and Cache Logistics Trust. We also like CapitaMall Trust and CDL Hospitality Trust at current valuations.

During the conference, we sensed increased caution among investors after the recent market selldown, with more turning to S-Reits given increased risk aversion. Most Reits also gave the feedback that they had been receiving more investor interest and enquiries. While turning cautious, investors were not yet pricing in a double dip.

Questions centred on rental growth and expansion via acquisitions or development. Most agreed with us that S-Reits have emerged with stronger balance sheets and portfolios from the last crisis.

Recent market volatilities and developments in advanced economies have not affected Reits yet.

Notwithstanding slowing growth in advanced economies, industry participants remained positive on growth in the region. However, most would be monitoring developments closely.

Industrial Reits continued to expect positive rental reversions on the back of rising spot rentals and rental step-ups. Investors liked the stability from industrial leases but were slightly wary of a seeming slowdown in manufacturing in Singapore.

Industrial S-Reits, however, noted that manufacturing remains a core component of Singapore’s economy and continued to see bright spots as local manufacturing transitions to higher-value-added products and services.

While spot rents for most office S-Reits remained healthy, more investors were starting to question rental growth next year. We noted a moderation in tone among the office S-Reits, on the back of a slowing leasing momentum, significant physical completions in 2012 and potential growth concerns. Most expected rental growth to be more moderate in 1H12, before picking up again in 2H12 as supply tightens in 2013.

Most Reits are still keen to grow through acquisitions. Opportunities are, however, limited with the system still flush with liquidity.

Industrial Reits noted a difficult acquisition environment, given increased competition from new entrants such as private funds, smaller players and other industrial Reits. Most were thus gravitating towards development (mainly build-to-suit) and redevelopment, given their enhanced yields, the small capital outlays, short gestation periods and Reits’ ability to mitigate leasing risks by building to suit.

Similar concerns on compressed yields and a lack of quality assets for acquisition were expressed by the office S-Reits.

Bullish on Orchard Rd rentals?

In Property, Reits on 15/06/2011 at 7:12 am

Starhill Global Reit should interest you.

DBS is retaining our ‘buy’ call for Starhill Global Reit following updates from management and the Hong Kong non-deal roadshow.

Starhill Global Reit’s unique value proposition lies in its prime retail offering and niche office exposure along the Orchard Road belt. FY11-12 yields of 6.9-7.3 per cent imply attractive 280 basis points spread over the risk-free rate, backed by the top class commercial assets in town and a reputable sponsor.

There is good earnings visibility going forward, led by organic growth potential and proactive asset enhancements. At current valuations of 0.7 times P/B NAV versus its commercial peers’ 0.8-1.3 times, valuations are attractive. At $0.73 target price, the stock offers 23 per cent total return.

BUY

Note I don’t own shares in this Reit yet. Nothing wrong with the numbers (the 6.9% is attractive and sustainable) but in times like this I would prefer its “big brother” to be an international name, not a M’sian cotporate, albeit a respectable name.

Starhill Reit: DBS likes it

In Property, Reits, Uncategorized on 29/04/2011 at 9:25 am

Healthy financials: Gearing remains healthy at 30.2 per cent, well below the optimum level of 45 per cent. With no major refinancing needs till 2013, the group is in good financial position to make further acquisitions.

We maintain our ‘buy’ call, TP of $0.73. The improving office outlook and stabilised retail market should lead to further improvement in its Singapore portfolio that represents 60 per cent of its total revenue. We see relative value in SGReit with the stock trading at 0.7x P/BV and offering forward FY2011-2012 yields of about 6.9-7.3 per cent.

Starhill Reit: Worth a look at?

In Property, Reits on 26/01/2011 at 5:25 am

Yield of 6.2%  is decent, even though one can find reits with higher yields, even within its sub-sector,.

But it trades at 64.5cents, a large discount to its lasyed reported RNAV of 89 cents. There is room to gear up further given its gearing is 31%. In other words it doesn’t need to calls a rights issue to fund run-of-the mill acquisitions.

Better still rents along Orchard Rd are likely to go up further by another 3-5% yearly (no new supply) likely, analysts say. Remember Starhill generates two-thirds of its revenue from Ngee Ann City and Wisma Atria.

Kim Eng is bullish on Starhill noting that about 20% of its retail leases in Singapore are expiring this year and that so far, the rates of those leases are about 30 per cent below rentals in the fourth quarter of last year. Kim Eng sees a positive rental revision in the next two years.

Might buy some for myself. Better than keeping money with CPF.

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