Tea with AK71: Parting with an old friend.

Would you consider 15 years a relatively long time to be in a relationship? Personally, I think it is. It is longer than the duration of many marriages I know of.

After 15 years, I am finally parting ways with an old friend which has been showing visible signs of ageing. Beginning to fall apart, it still stayed by me, faithfully serving me while I reluctantly looked for a replacement in the past couple of months.

I must admit that it is really hard to find a fitting replacement as the candidates were either too big, too small, too complicated, too sexy, too fake, too simple or just didn't feel right. Finally, I found one that is just about right.

What am I talking about? My wallet, of course.

My old wallet was from Heritage, a company in West Germany. Yes, it was bought during a time when Germany was divided into East and West. I think it cost me a bit more than S$100.00 back then. I bought it when I got my very first pay cheque.



Visible signs of wear and tear as the stitching in the fold unravels.

The replacement wallet is apparently quite branded or so I was told by friends. Braun Buffel is a company in Germany (not West Germany) and this wallet costs me $109.00, after a discount. 

15 years on, it is still roughly the same price to get a good quality German leather wallet. No inflation! A miracle!

Even though it is very similar to my old wallet in design, I feel that my old wallet is still better. I guess I just need time to get used to the new one.

Related post:
Some of my stuff (Part 2)

Millionaire or not, plan for retirement.

Being a millionaire today is different from being a millionaire 30 or even 20 years ago. This is simply because a million dollars is worth less now due to inflation in the cost of goods and services. These days, even a HDB flat could cost a million dollars!




I cannot remember the person's name but in the latest issue of The Sunday Times an interviewee (a millionaire) says that he does not want to think of retiring when asked for his retirement plan. Why? People who have plans for retirement, he says, will not be as driven or gung-ho.

Conventional wisdom says that we start planning for retirement as soon as possible. Even a very good fisherman should plan for the day when he can no longer do any fishing.

Today, I received a newsletter with a few interesting facts:

1. Singaporean males live an average of 79 years and women live an average of 84 years. Living longer means we need more money.

2. Due primarily to inflation, current savings will be worth less in future. 30 years later, something that costs $3 today could cost as much as $13.70 with inflation at 5.2% per year.

3. Although 91% of Singaporeans find CPF a reliable tool for retirement planning, according to a retirement study in 2011, each year, fewer members meet CPF's Minimum Sum requirement.

4. Escalating medical costs are a big concern.

The newsletter is a sales tool for an insurance company but these four points which I have extracted are pertinent to us all. If we have not started planning for our old age, we should if we could.

Apart from working to make money and being financially prudent, we invest and grow our wealth, creating streams of passive income along the way. Our investment returns, year after year, should be higher than the inflation rate. This is only part of the equation, however.

I am a strong believer in having adequate insurance coverage for medical costs which are bound to be incurred as we age. Our financial health could take a severe hit if we do not have medical insurance as money meant for living expenses could be depleted by medical bills.

Many might have heard the sardonic remark that being sick is worse than being dead. This could indeed be the case especially if one did not have sufficient insurance coverage of the right kind.

Planning for retirement is definitely more than just having enough passive income to replace our earned income. 

Being able to retire is much more than working because we want to and not because we have to.

Knowing how to make money and building wealth is the first step. Knowing how to protect our wealth is the necessary second. 

Protecting our wealth will cost us some money but not protecting our wealth could cost us even more.

In case you are wondering, I am not an insurance agent and this is not an advertorial. If this blog post has alerted some who have yet to plan for retirement to put on their thinking caps, it would have achieved its purpose.

Related posts:
1. Young working Singaporeans, you are OK.
2. To protect our wealth, we have to take risk.
3. Roads to wealth creation in the stock market.
4. Wage slaves should be fearful.
5. CPF is a cornestone in retirement.

Save money with low prices!

I started buying stuff like books and health supplements online only recently. The convenience and savings, especially with a strong Singapore Dollar, help to make online shopping a growing phenomenon here.










You know those mega sales at the Singapore Expo by John Little or Harvey Norman? This reminds me of a mega sale except that we don't have to be in a crowded and noisy location, rummaging through baskets of bargains with everyone else and, then, joining a super long queue to make payment!

Happy shopping in the comfort of your own home!

Made and still making money from S-REITs.

In an environment of very low interest rates, S-REITs are logical beneficiaries and in more ways than one. Regular readers would have heard this many times already. Readers who are new to my blog might want to read some of my older blog posts on S-REITs and why they are expected to continue performing well.

When we invest in S-REITs, it is with a primary aim of receiving regular and meaningful income. I have also said that any capital gains would be a bonus.

The outperformance of S-REITs' unit prices has led some holders to wonder if they should divest. Well, as market wisdom goes, taking profit is never wrong. However, I would ask that these holders consider if they have better places to park their money. Remember, money will go to where it is treated best.

In economics, we learn about supply and demand and how prices are affected by the relationship between the two. S-REITs are seeing their unit prices rising strongly because more investors are now putting their money in S-REITs.

In the last two years, I have had readers from Malaysia, Hong Kong, Europe and the USA writing to me. The early movers into S-REITs are sitting on some very nice capital gains and receiving regular distributions with yields as high as 10+% in some cases. What's more? Their investments have seen forex gains as the Singapore Dollar continues to strengthen against their home currencies!

I kid you not when I tell you that these readers are all very much richer than I am and have made much more money by being in S-REITs although they came in somewhat later. I am happy with how well things have turned out for their investments in S-REITs.

When Pat (a cboxer in Bully the Bear) told me that I have a pool of funds, I told him I know well that what I have is merely a puddle. Having self-knowledge and knowing what I have achieved is humble, I am not fixated by how much I have versus how much others have. Of course, I am only human and it used to bother me when I was younger.

Instead, just like starting a business, we should have a model for wealth creation. Being fixated with how much wealth we have versus how much others have does nothing to grow our wealth.

For someone who is investing in the stock market for income, first, have a clear goal and that, to me, should be to create meaningful passive income streams which will fully replace our earned income. Pick out likely candidates and do the due diligence to decide on the ones which are likely to help us achieve our goals.

Next, have discipline. Stay the course. Yes, stick to the plan. If circumstances have not changed, why deviate from a good plan? However, what if they did change? Then, ask why was our plan a good plan. If the reasons for the plan being good no longer exist, it is time for a change, isn't it?

Maybank Kim Eng, 28 Sep 12: Year-to-date, we have seen many pension, insurance and income funds switching into REITs to pursue higher returns for the sheer fact that the yield-curve is almost flat.  This is further aggravated by the almost "zero-bound yields" which meant that yields have no more room to fall, erasing any prospects of fixed income capital gains for investors. In the quest for returns, many such funds had to turn to slightly riskier asset classes such as REITs for stable recurring distributions.  We believe that with the latest round of QE3 Infinity, ECB’s unlimited bond-purchase program and BoJ’s yen-asset-purchase program, coupled with the low interest rate environment and a yield-spread of 440 bps over the 10-year government bond with low earnings risk, would warrant further yield compression of 56-73bps, translating to 11%-14% upside for the S-REITs sector. Link: here.

Now, is investing in S-REITs still a good plan?

Related posts:
1. Investing in REITs: A flawed strategy?
2. Staying positive on S-REITs.
3. Mr. Market is always right.

Ad for charity: Help disadvantaged kids with MILK.
It costs us nothing. Just follow this link:
LIKE Marigold's facebook and help a child.

Tea with AK71: Ipoh Hor Fun (Holland Village).

Some time ago, I blogged about a higher purpose in having passive income in our lives which, to me, is to be able to spend more quality time with family as we spend less time at work. Of course, being able to spend money more freely is a nice feeling too.

Since moving back to stay with my family, I have been spending more time with my family, especially my mother. We would go and exercise in the gym and attend yoga classes together. We talk a lot more too, which can be good and bad (and this is the honest truth).

Today, we were supposed to go to the gym but I asked if she would like to skip gym and go for Ipoh Hor Fun in Holland Village instead. Since both of us are naturally lazy, I didn't have to do any persuading for her to agree to it.

Ipoh Hor Fun with vegetable, fried wanton and char siew. $4.50.

Ipoh Hor Fun with vegetable, fried wanton and char siew in curry. $4.50.

Dumpling soup. $5.00.

Inexpensive. :)

Burp.

Related post:
Passive income: A higher purpose.

Marco Polo Marine: Accumulation mode.

On 19 June, I blogged about Marco Polo Marine's persistent insider buying activity. I initiated a long position and I have been updating that blog post in the comments section. The latest update happened yesterday.

Today, I added to my long position as its share price retraced to 34c a share.

Technically, we see the Bollinger Bands narrowing on the weekly chart. Expecting a big move in share price in the coming weeks. With the MACD forming higher lows on the weekly chart, momentum is improving as sentiments towards the company turned positive. The OBV bears this out as it shows accumulation taking place over the longer term.

Immediate support is at 33.5c while immediate resistance is at 35.5c a share.

Some might wonder why I look at the weekly chart here instead of the daily chart. I do this because I am interested in holding on to my investment in Marco Polo Marine for a longer period of time and the weekly chart shows me the longer term probabilities.

I would buy more on further weakness in its share price, everything remaining constant.

Related post:
Marco Polo Marine: Persistent insider buying.

Tea with AK71: Home made sandwich!

My last blog post on what I had for lunch was a cause of concern for some readers. I have to say that I don't eat instant noodles all the time and I apologise if I have given anyone the wrong impression. I am happy to note, however, that so many readers of ASSI are into healthy eating.

So, what am I having today for lunch? A home made sandwich.

Ingredients:
1. Wholemeal bread
2. Tuna flakes
3. Lettuce
4. Cheese

Yummy!

This is probably the least expensive and yummiest wholemeal bread I have come across. Available at all Cold Storage and Shop N Save supermarkets. It is their house brand.

NTUC Fairprice's house brand wholemeal bread is cheaper, if I remember correctly, but it is a bit dry and not as tasty. Of course, taste is a very personal thing.

Related post:
Breakfast and lunch for 96c.

Advertisement:

Readers who are interested in learning Korean could find this special offer interesting.

Find out how you could enjoy Introductory Korean I course at $39.90 instead of $180.

Follow this link to: Hankuk Centre.

Help disadvantaged kids with MILK.

I remember how when I was in primary school, we were made to drink a packet of milk a week by the school. My favourite was the green color one: banana flavour! I was very fortunate. There are those who are less so.

Marigold HL Milk believes that milk shouldn't be a luxury but a necessity for every child to grow into a healthy adult. The underprivileged shouldn't be undernourished.

Marigold HL MILK has committed to donating 10,000 packs of milk to MILK (Mainly I Love Kids) Fund which reaches out to disadvantaged children and youth in Singapore and overseas.

You can help! How?

Simply LIKE Marigold's facebook and Marigold will donate an additional pack of milk for every LIKE received!

Follow this link:
LIKE Marigold's facebook and help a child.

Thank you!

About MILK (Mainly I Love Kids) Fund:
Registered in June 2004, MILK reaches out to disadvantaged children and youth, both in Singapore and overseas, in the hope of developing them into contributing members of society. These children and youth come from troubled or low-income families and impoverished communities, and are often caught in a downward cycle that their circumstances destine them to. MILK supports them in their education, care and guidance, vocational and livelihood development, or other special needs so as to help them break out of the disadvantaged circumstances they were born into.

Ever thought of being an entrepreneur?

More and more, people are starting online businesses. In Singapore, where a small shop space in a popular mall could cost more than $20,000 a month to rent, having a virtual shop makes sense.

Follow a few successful online shop owners and see their entrepreneurial journey. See how they carve out a niche in a market where fickle minded consumers are an everyday staple.

Find out also how they use technology to give them a competitive edge.

This could just inspire you to take that first step.
Read: Own an online shop!

1 for 1 lunch deals at The Esplanade are back!
Enjoy free lunchtime parking!
Terms and conditions apply.

Find out more here at:
1 for 1 lunch deals.

Sabana REIT: Convertible Sukuk.

Some time back, I wrote about how perpetual bonds could be a good thing for REITs if they could use the funds raised to acquire yield accretive properties. Imagine borrowing at a lower interest rate to invest in a property with a NPI yield higher than the cost of debt. This is good news for existing unitholders.

Sabana REIT has announced a Convertible Sukuk which will raise S$80m. What is Sukuk? The easiest way to understand it is to think of it as an Islamic Bond. So, a Convertible Sukuk is a Convertible Bond.

The Sukuk will carry a profit rate of 4.5% and are due in September 2012. If the conversion to new units takes place, there will be 67,040,979 new units issued (about 10.5% of all units currently in issue).

Read announcement: here.

Sukuk holders could exercise the option to convert to new units after 9 November 2012. The initial conversion price is $1.1933 per unit. This is some 5.6% higher than the closing price of $1.13 in the last session.

If my understanding is correct, Sukuk differ from conventional bonds in that they do not take interest payment but, instead, they will take partial ownership of the business or assets. This is why the coupon of 4.5% is referred to as profit rate. Interesting.

Read announcement: here.

Property to be purchased:
23 Serangoon North Avenue 5.

Remaining land lease: 44.2 years

Purchase price: S$61.0m

Read about the property to be acquired: here.

I feel that the cost of debt at 4.5% per annum is somewhat pricey but Sabana REIT is a smallish outfit and the higher profit rate is to compensate for perceived higher risk, I suppose. It is similar to what Saizen REIT pays for some of its bank loans, for example. So, no big issue here.

I am not able to find information on the NPI which 23 Serangoon North Avenue 5 will generate for the REIT but I am assuming that it is yield accretive as announced by the manager. So, the NPI yield should be much higher than the cost of debt of 4.5% as the REIT's current portfolio has an average NPI yield of 7.3%. The purchase should be DPU accretive as well.

If the Convertible Sukuk are all converted to new units in the REIT, there will be a dilutive effect as they represent some 10.5% of the total units in issue now. However, the benefit is that they become equity in the REIT and not debt. This will, then, have a benign effect on gearing.

Do we stay invested and take the good with the bad or do we take our money elsewhere?

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

First REIT: Acquisitions in Manado and Makasar. (Amended)

First REIT is acquiring two properties from its sponsor, PT Lippo Karawaci Tbk.

The two are Siloam Hospitals Manado & Hotel Aryaduta Manado at S$83.6 million, and Siloam Hospitals Makassar at S$59.3 million. The prices are at a discount of 10.78% and 9.81% to valuations, respectively.

The purchases will be funded through debt and a private placement.

Some pro forma numbers:

Total asset size:
S$782.2m or an increase of 26.4%.

NAV/unit: 84c.

Annual DPU: 7.45c. 6.77c.

Read press release: here.

What really interests me is the DPU here. An annual value of 7.45c 6.77c will approximate 1.86c 1.692c per quarter.

Regular readers will remember that I said a safer way to value First REIT was to use a quarterly DPU of 1.6c as it would remove the special distributions resulting from the sale of the REIT's Adam Road property. This is especially so if the management should be tardy in moving to improve the REIT's income.

Well, the special distributions have run out but the proposed acquisitions will take in S$14.1m in annual net rental income which is equivalent to a quarter of the REIT's annual revenue from its current portfolio. Therefore, the proposed acquisitions will keep the REIT's DPU more or less unchanged which would, in turn, lend support to its much higher unit price today. Now, I wonder if this is enough to lend support to its much higher unit price today.

At last session's closing price of $1.03 a unit, we will be looking at a pro forma distribution yield of 7.233% 6.573%. This is probably still attractive enough for many in the current low interest rate environment.

Related post:
First REIT: 2Q 2012 DPU unchanged.

Tea with AK71: Breakfast and lunch for 96c.

What did I have for breakfast and lunch today?

Breafast: Oatmeal! My favourite!

A 1 kg pack of rolled oats costs less than S$5.00 and is enough for 20 servings or more. So, each serving costs 30c to prepare, perhaps. I would cook enough for 3 servings each time. Keep them in the fridge and bring 1 serving to work daily for the next 3 days.

Lunch: Cup noodles!

I used to eat instant noodles frequently but I have cut down on these a lot in the last few years. I bought some two nights ago when I went grocery shopping at NTUC Fairprice with my mother after taking a walk to the neighbourhood park together. Only $5.95 for 9 cups! That is 66c a cup! Cheap!

*Hot water courtesy of the office pantry.

Total cost of breakfast and lunch today: 96c.

Related post:
Inflation hits fried bee hoon.

Young working Singaporeans, you are OK. Really?

This was just in the news:

Young Singaporeans in the workforce today will have adequate savings in their Central Provident Fund (CPF) accounts by the time they retire, according to an independent study by the Ministry of Manpower.

A recent study using the Income Replacement Rate or IRR indicates that Singaporeans are adequately covered.

Pension economists measure retirement adequacy by using an IRR, which is the ratio of retirement monthly income to pre-retirement monthly earnings.

The study found that a median male earner who enters the workforce today will be able to achieve an IRR of over 70 per cent through his CPF savings.

For the female median earner, the equivalent IRR is 63 per cent.

These figures are similar to those of countries of the Organisation for Economic Co-operation and Development (OECD).

The IRR for the median OECD economies is 66 per cent. The World Bank recommends a range of between 53 and 78 per cent.

The rate is significantly higher in Singapore when it takes into account the fact that Singaporeans have their own homes when they retire.

Cash is freed for other living expenses as they do not have to pay rental fees.

With Workfare, which supplements the wages of low-income workers, the IRR is even higher -- at 93 per cent.

Read the full article: here

I find it impressive that a young Singaporean male who joins the workforce today would be able to have a retirement income equivalent to 70% of his pre-retirement earnings just by drawing on his CPF savings. I suppose this is assuming that he is gainfully employed without significant periods of unemployment till age 65.

I have always thought that it is impossible for us to retire and have a standard of living comparable to pre-retirement if we were to rely on our CPF money alone. Now, if someone is able to have an IRR of 70 to 93% at the official retirement age of 65, it comes rather close.

So, does this mean that people no longer have to make their savings work harder and learn how to invest their money to beat inflation? Ah, inflation!

I assume that upon retirement, our monthly withdrawal of our CPF money is a constant number. This is what CPF Life will do for us, if I understand it correctly. This means that our monthly "allowance" from our CPF would stay the same nominally till the day we bid farewell to this world or am I wrong? So, even though someone could have an IRR of 70%, that someone's standard of living could worsen with time due to inflation, could it not?

I would still encourage all Singaporeans to be more pro-active in managing their money and growing their wealth. It is risky to think that our CPF money will be enough, financially, to provide for our old age.

Of course, there are those who would like to retire before hitting 65 but that is another story.

Related posts:
1. SRS, CPF-OA, CPF-SA.
2. Do you want to be richer?
3. Wage slaves should be fearful.

Tea with AK71: Inflation hits fried bee hoon.

Today, I went to the "economic fried bee hoon" store near my office to buy breakfast. I like fried bee hoon a lot. It is inexpensive and tasty. However, I would try to restrict it to once a week or fortnight. It is still less expensive to bring my own food to work (e.g. oatmeal).

I would usually order fried bee hoon with a piece of tofu to make it a more nutritious meal. Price? $1.50. If I am not feeling very hungry, I would have half of it for breakfast and keep the rest for lunch. Two meals for $1.50! I like this too.

We all know that inflation has come fast and furious to Singapore. For a while, I thought my favourite fried bee hoon would be spared as the price has remained the same since last year. I am mistaken. Today, I paid $1.70. So? It is only 20c more, right? It is actually an 11.76% increase in price!

Imagine how this would affect someone who does not have the habit of bringing food from home to work. If his eating out food bill is $300.00 a month, it would mean paying $35.37 more every month! That is enough for a nice dinner for me at Soup Restaurant and still have money left over for some grocery shopping.

With QE3 launched by the Mr. Ben Bernanke, inflation could get worse. Time to get cooking.

Related posts:
1. A simple meal.
2. Another budget meal.
3. A healthy, low cost meal.
4. Korean noodles for lunch.
5. A loaf of bread.

Fraud: Credit cards.

When I was in Los Angeles with my dad once many years ago, he tried to buy some chocolates at the airport but his card was declined. The cashier told him that a message appeared on the machine that he was to call the card centre. My dad was puzzled since he promptly paid his credit card bills each month.

Anyway, he called the card centre using his ICC at a public phone booth. In case you are wondering what on earth is an ICC, it was an International Calling Card issued by Singtel for people who were travelling overseas in the past. I don't think ICC exists now.

The card centre lady asked him where he was and told him his credit card was used in a petrol station in Johor just two hours ago! Wow! My dad must have had taken something faster than the Concord to travel from the USA to Johor and then back in two hours.

There are risky places to use credit cards and we have to be very careful:

Flea MarketsFlea market merchants are often transient and can be difficult to locate if there is a problem with charges. It's especially true for vendors who don't have online credit card terminals and instead make carbon copies of your credit card.

That doesn't mean those vendors are necessarily fraudulent, but it makes the transaction less secure. The credit card company might have trouble doing a charge back. If you're going to the flea market, take cash. It's also easier to negotiate that way.

Small Shops/Cafes in Foreign Countries
These smaller merchants have a significantly higher percentage of credit card fraud as reported by large banks and credit card companies. Many of these transactions end up being written off by the banks because the merchants simply can't be located. There's just a higher chance of fraud when you get outside of the mainstream, so when in doubt, use cash.

For the full article, read:
The Riskiest Places to Use Your Credit Card