First REIT: 3Q 2012.

As the contribution from the divestment of its Adam Road property has run out, First REIT's DPU sees a reduction of 12.5%, quarter on quarter, from 1.92 to 1.68c.

Year on year, however, DPU has improved from 1.58c to 1.68c.

I would say that First REIT has produced sterling results yet again.

Income distribution is payable on 29 November 2012.

See financial statement: here.

Related post:
First REIT: 2Q 2012.

LMIR: More acquisitions and lesser DPU again.

The latest acquisitions of Pejaten Village and Binjai Supermall will further reduce DPU.

Of so many REITs I am vested in, LMIR is one which has constantly disappointed in more ways than one.

The management has listed the advantages of acquiring these malls and they sound like a rehash from their equally distasteful purchase of 4 malls recently:

1. Acquisitions are at a discount to NAV.
2. Enhance earnings of the Trust.
3. Properties are of good quality.
4. Increase economies of scale in operation and marketing.
5. Minimise concentration risk.

The price tag for the purchase of the two malls: $126.5m
NPI of the two malls: $7.0m
NPI yield: 5.53%

Just like its recent purchase of 4 malls, these acquisitions are not NPI yield accretive. NPI yield of the REIT's portfolio is being gradually diluted with these overpriced purchases.

It does not matter that purchases are at a discount to valuation. They are still too expensive if ordinary unit holders are getting less income even as the REIT's asset base grows! If there is nothing worth buying, don't buy anything. Doesn't sound too difficult or does it?

The primary beneficiary here is the REIT's manager as they will be paid an Acquisition Fee equal to 1% of the purchase price which works out to be about $1.3m!

I think Ms. Viven Sitiabudi should consider retiring as CEO.

Read announcement: here.

Related post:
LMIR: More benefits from acquiring 4 malls?

Dynasty REIT: At what price would I bite?

Recently, I received quite a few emails regarding Dynasty REIT.

With full page ads taken out in the newspapers, few could have missed the promise of an approximate 7% distribution yield. It seems that the REIT is generating quite a bit of interest in the current low interest rate environment.

I have not subscribed to any IPOs in many years, believing that they are on terms which are more in favour of the issuers. Of course, there are cases in which IPOs have done quite well because Mr. Market's sentiment towards them was favourable.

So, for people interested in IPOs, they should develop the ability to read Mr. Market's mind! Personally, I already have great difficulty reading Mr. Market's mind with the help of charts. Without any trading history (i.e. no charts), it is a tall order indeed for me to read Mr. Market's mind towards IPOs.

For example, some people were saying that the unit price of Religare Health Trust would probably do very well because the public tranche was 13.5x over subscribed. On the first day of trading, it tanked 10%. It is still trading below its IPO price today.

What about Dynasty REIT? Could its unit price tank 10% on the first day of trading too? Who knows? I have said before that as an investor for income, I am more concerned with the distribution yield and that any capital gain is a bonus. Of course, we want to avoid any loss of capital at the same time. How do we do this? Buy when things are inexpensive. So, is Dynasty REIT's IPO price inexpensive?

Shanghai International Capital Plaza:
29 floors office and retail building plus a basement.
Committed occupancy rate: 86.8%

The promised distribution yield of about 7% per annum is largely achieved through a waiver of entitlement to income distributions by sponsor units. Now, the sponsor is not being altruistic or generous. It has to do this in order to make the IPO attractive. Without the sponsor waiver, the distribution yield would approximate 4% only. A big difference.

Of course, there are many assumptions that could be made for a possibly higher income distribution over time which could make up for the loss of the sponsor waiver by December 2017. However, we would be counting the chickens before they are hatched and in this case, we are not even sure we have the eggs for counting.

This IPO is heavily engineered and, in my opinion, at 85c to 91c a unit, it is not a good value proposition. I could be interested in initiating a long position if its unit price were to be closer to 55c a unit.

You might also be interested in these blog posts:
1. Religare Health Trust: 8.5 to 9% yield.
2. Perennial China Retail Trust: A weak debut?

Sabana REIT: 3Q 2012 DPU 2.34c.

Sabana REIT reported a robust set of numbers, declaring a DPU of 2.34c. The counter will go XD on 24 Oct and income distribution is payable on 28 Nov.

Total assets under management: $1.1 bn

Occupancy rate: 99.9%

Average all-in financing cost: 4.3%

Weighted average tenor of debt: 3.5 years.

Interest cover ratio: 5.5x

NAV/unit: $1.03

Sabana REIT's higher income from a slew of acquisitions comes with financing cost increasing significantly as well. Gearing is now higher at 38.3%. However, this does not disturb me much as the net result is still positive for unit holders.

In my opinion, the weakness of Sabana REIT remains a high concentration of leases expiring in 2013.  At 47.4%, it has not changed from 3 months ago. My hope is for positive rental reversions which should lead to a higher DPU. I look forward to any growth in income without any significant increase in costs to the REIT.

At the closing price of $1.13 in the last session, the annualised distribution yield is 8.28%. In an environment of very low interest rates, this is still very attractive and a further compression of yield to 7.5% does not seem improbable. That would see unit price at about $1.25.

See presentation slides: here.

Related post:
Sabana REIT: 2Q 2012 DPU 2.27c

CapitaMalls Asia: Broke resistance.

I got into CapitaMalls Asia way too early. However, taking a cue from the weekly chart, continual buying means my current long position is in the black. Of course, I have collected some dividends in the meantime as well.

Of course, what I have done is by no means brilliant. Far from it. The brilliant thing to do is to buy only when share price has troughed and looks to be turning up. Another lesson for me.

Technically, CapitaMalls Asia's share price broke resistance at $1.70 and it remains to be seen if this could be resistance turned support. With all the MAs rising, it could indeed be the case although a dip to test the rising 50d MA for support would not be too far fetched. The 50d MA is currently at $1.66.

The rising OBV suggests continual accumulation by smart money in the last 12 months. If this reading is correct, we could see share price climbing a wall of worries in the next few months.

Related post:
CapitaMalls Asia: To buy on possible weakness.

Value for money holiday in Hong Kong.

The year end holidays are just round the corner. Wondering where to bring the family for a vacation this year? Why not Hong Kong? The flight does not take too long and Hong Kong has good food and attractions aplenty.

You might want to bring the kids to Hong Kong Disneyland as well to see Snowy Christmas Town.

 

Find out more at: Christmas Town.

Get a special 4D 3N Hong Kong package to make it a value for money holiday at the same time.

Check out the special offer by following the banner here:



Wanna see photos of my trip to Hong Kong last year? See them: here.

Saizen REIT: A retest of resistance at 18c?

On two occasions in the past, I did not partially divest my investment in Saizen REIT as its unit price touched a high of 18c. It was due to a belief that it remained undervalued even at that price. Yesterday, Saizen REIT's unit price broke resistance at 16.8c while it touched a high of 17.7c before closing at 17.4c today. Could we see 18c again soon?

The lower highs on the MACD and the declining OBV are rather ominous. Forming negative divergences with the ever rising unit price, any chart watcher would not be wrong to wonder if a correction could take place soon. In such an instance, immediate support is at the former resistance of 16.8c and if that fails to hold, the next support is at 16.4c.

So, would I sell if a retest of 18c should take place? I could do a partial divestment.

Related post:
Saizen REIT: 2H FY2010.

Sound Global: Accumulate on weakness.

Despite rather positive reports, the share price of Sound Global has been in retreat. Mr Market agrees with my earlier musings in July and August on whether it was a good time to sell, it seems.

Mr. Wen Yibo has been accumulating shares of Sound Global in the last one month and currently holds 56.2% of the shares. He probably knows something that we don't but even if we do not know what he knows, what information is publicly available shows that the fundamentals of Sound Global are sound and that the business is growing.

Technically, Sound Global's share price is experiencing weakness since forming a double top two months ago. The top was at 62c and the neckline at 55c. This suggests a downside target of 48c.

If we draw a trendline connecting the highs since early August, we see a resistance line that approximates the position of the declining 20d MA. Failing to stay above the immediate support at 51c and failing to break out of the down trend could indeed see share price moving to 48c.

What then? I would buy more.

Related post:
Sound Global: Retest of resistance likely.

China Minzhong: Opportunity in slowing momentum.

A big part of my portfolio is invested for income while the remainder is invested for capital gains. In both instances, once I stop adding to my long positions, the main thing to do is to wait. Wait to collect regular income in the first instance and wait to lock in gains in the second.

I will have more income distributions from S-REITs in November and December. Possibly, there will be dividends to be collected from some stocks as well. I am not too sure as I have not noted the precise dates for some time now.

I also invested in a few stocks, believing that they could deliver some nice capital gains. One such stock is China Minzhong and the last time I blogged about it was about a month ago, declaring that its stock price was emerging from a downtrend. Since then, its stock price has moved to touch a high of 85c.

OBV shows continuing accumulation while the RSI shows the formation of higher lows. There is some support. However, the lower high on the MACD which formed as a higher high formed in stock price, together with the reducing volume as price pushed higher, suggest a weaker positive momentum.

A rising wedge also seems to have formed and this suggests that the stock price could see a retreat in the near term. However, wedges are not terribly reliable patterns and the bearish signal we see here could be negated if volume should simply expand with an upward movement in stock price.

In the event that the rising wedge should deliver, we could expect a correction to see the share price retreat to 68.5c thereabouts. Before that, we could see some support at 75c. The immediate support is at 80c.

The weekly chart is somewhat more encouraging as the MACD has just moved into positive territory. Unlike the daily chart, there is no negative divergence observed here. The longer term picture suggests that any pull back in price is an opportunity to accumulate. The 100w MA, approximately at $1.10 now, could put an eventual cap to any upward movement in stock price in case it should happen.

Related post:
China Minzhong: Emerging from a down trend.

Wilmar: A rebound or something more?

Wilmar is up 3.9% at $3.18 as players await further details from the Malaysian government on a CPO export-tax cut. "It's one of the better companies in terms of having feet in both Indonesia and Malaysia and (being) able to trade around any opportunities from that" on the potential tax change, an analyst says.

He adds, the slightly improved soybean supply-side numbers from the U.S. were also positive for the stock as soybean availability is key for Wilmar. He notes the stock is starting from an overly depressed position and a number of players are "relooking" it after its selloff.

Dow Jones & Co, Inc, Friday, 12 October 2012.

I don't like to sell as share prices form new lows. It just doesn't make sense to me. If I want to reduce exposure in downtrends, I would wait for rebounds as prices test resistance. After all, prices go down a river of hope.

I do not know if Wilmar's share price would continue to strengthen or how much it would rise if it should happen, of course. I just have to do what I plan to do if it happens.

I like to potter around a bit with charts and using the Fibo fan, the chart shows that price broke resistance in the last session but mostly retreated to close just slightly above resistance. A continuing rise in share price next week looks rather iffy. If it should happen, next target is $3.28

Of course, we can also say the the confluence of the 20d and 50d MAs at $3.20 is a formidable barrier. This could be the case but in a situation where price is no longer trending, MAs are weaker tools. I would turn to momentum oscillators in such instances for clues.

For anyone who thinks that Wilmar's share price is experiencing a blip in positive movement and that it is on its way lower, I won't be too sure. Look at the MACD which is a price momentum oscillator. It just formed another higher low. It shows that negative momentum is continuing to weaken.

The ADX shows that there is no trend per se and if there is any, it is a weak one.

What I can say for sure is that Wilmar's share price is going through a long drawn basing process. When is it ending? It will end when it ends.

Related post:
Wilmar: Is the tide turning as buying pressure returns?

Tea with AK71: Maison Ikkoku.

Recently, a friend whom I have known for more than 20 years asked me out to have tea. We met at Maison Ikkoku which is owned by a friend of his.

I am not much of a food blogger but here are photos of what I had for tea that day:



Yummylicious ice lemon tea!

Melts instantly in your mouth tiramisu!



This was a total surprise. Kong Bah Pao!



It was so good! You simply have to try this.


I didn't bring my IXUS out with me and these photos were taken with my trusty Samsung mobile phone. Can do lah.

In case you would like to visit Maison Ikkoku (and you really should),

Address:
20 Kandahar Street, Singapore 198885.

Tel:
6294 0078

I am doing this blog post without any monetary reward. I do this because I want to share with you a wonderful discovery I made: a beautiful cafe with good food and drinks. I think you will enjoy the place as much as I did.

Oh, did I mention the interior decoration? I promise you that it would be an eye opener. I am not putting up any photo of the cafe's interior here (really because I didn't take any). You will have to visit Maison Ikkoku to take it all in. ;)

Bon appetit!

LMIR: More benefits from acquiring 4 malls?

Since its rights issue last year in December, expectation was for LMIR to acquire more shopping malls to improve its DPU which has been rather disappointing, being much lower, post rights issue, than initially expected. With my investment in LMIR some 200% bigger than it was, pre rights issue, I am naturally concerned with its underperformance.

Finally, an announcement to acquire 4 malls at a discount to their respective valuations. The 4 malls are:

1. Palembang Square for S$ 74.8m
(19.9% discount to valuation)

2. Palembang Square Extension for S$ 29.8m
(4.5% discount to valuation)

3. Tamini Square for S$ 30.1m
(23.4% discount to valuation)

4. Kramat Jadi Indah Plaza for S$70.8m
(2.2% discount to valuation)

The acquisitions will be funded fully by debt. Weighted average interest rate: 5.079% per annum. See note at the end of this blog post.

One question now on unit holders' minds is probably how much more are we going to get in DPU, post acquisitions. After all, we are investing for income.

1Q 2012, we received a DPU of 0.69c.
2Q 2012, we received a DPU of 0.79c.

Both distributions were lower than the estimation of 0.815c per quarter, post rights. They were definitely lower than the DPU of approximately 1c per quarter, pre rights.

So, will DPU improve after these latest acquisitions?

Net Property Income (NPI) yields for the 4 properties are: 4.41%, 1.00%, 8.637% and 7.2%. Collectively, the NPI yield of these 4 acquisitions is less than 6.00%.

If I remember correctly, LMIR's portfolio's NPI yield is about 7.5%.  So, these acquisitions are not NPI yield accretive. They are, in fact, regressive.

However, the management of LMIR is going to get a performance fee because in terms of absolute NPI, there will be additional NPI after the acquisitions. Fee? Some 613,158 new units in LMIR will be issued for this purpose. This fee is payable even though the pro forma numbers show that the distributable income will suffer a decline, post acquisitions.

Of the 4 malls being acquired, 2 malls have occupancy rates of under 90%. If the management is able to boost occupancy to above 90% over time, it could make a marginal improvement to the pro forma numbers. It wouldn't be anything to shout about.

It should, therefore, come as no surprise that in the five benefits of the acquisitions listed by the management, none refers to any improvement in income distribution which, probably, matters most to ordinary unit holders like me investing for income.

See announcement: here.

Note: The Manager proposes to finance the Acquisitions from the proceeds raised from the issuance of the S$200,000,000 4.88% Notes due 2015 and S$50,000,000 5.875% Notes due 2017.