Saizen REIT's quarterly report

Saizen REIT closed flat at 16c even though its quarterly report is encouraging. Whether it is because investors want to have more clarity as to exactly when distributions would resume or how much would the quantum of the distributions be, I do not know.  It might also be a lack of interest in the counter due to a paucity of coverage by analysts or perhaps they are waiting for an upgrade by the rating agencies. Suffice to say that this might be a blessing in disguise as I would have more time to accumulate more units in this deeply undervalued REIT.

The following is from Saizen REIT's report this morning:

Property operations of Saizen REIT had remained stable in 2Q FY2010. Gross revenue  decreased by 3.1% in 2Q FY2010 as compared to 2Q FY2009, due mainly to the divestment  of five properties (four properties in 1Q FY2010 and one property in October 2009) as well as a slight decrease in rental rates of new contracts entered into after 2Q FY2009.


The increase in other trust expenses by JPY 6.1 million in 2Q FY2010 was mainly due to accruals for valuation fees. No valuation fees were accrued in 2Q FY2009. The loss on divestment of properties of JPY 10.1 million comprised net loss incurred on the divestment of one property in 2Q FY2010. The fair value loss on financial derivatives of JPY 401.7 million comprised mainly fair value losses on warrants of JPY 389.0 million, which arose due to the increase in market-traded price of the warrants.


Notwithstanding the the repayment of the loans of YK Kokkei and YK Shingen which resulted in interest savings, interest expenses increased mainly due to the increase in interest rate on the loan of YK Shintoku from 3.07% to 7.07% after its maturity default......
 
.....The loans of YK Kokkei and YK Shingen, amounting to JPY 5.4 billion (S$82.3 million), were fully repaid in 2Q FY2010. Pursuant to an agreement between YK Keizan and its lender on 25 January 2010, JPY 950.0 million (S$14.5 million) of its loan was partially repaid in January 2010, with the balance of JPY 586.3 million (S$8.9 million) to be repaid in April 2010. Save for the balance of this loan, which is expected to be be fully repaid with internal cash resources, Saizen REIT has no further loans maturing in FY2010.


Saizen REIT currently has an aggregate of approximately JPY 16.0 billion (S$243.9 million) of properties which are unencumbered. By the end of April 2010, it is expected that the properties of YK Keizan, which are valued at JPY 2.75 billion (S$41.9 million) will be unencumbered after the loan of YK Keizan is repaid.


The Management Team observed that the financing environment in Japan has stablised. With portfolios of unencumbered properties, relatively low overall leverage and the listing status of Saizen REIT, the Management Team is hopeful of making progress in securing new financing.


In respect of the maturity default of the JPY 7.253 billion (S$110.6 million) loan of YK Shintoku, the loan servicer is currently conducting a review of the properties in the YK Shintoku portfolio. The Asset Manager is working closely with the loan servicer on its review and proposed course of action.


Property operations are expected to remain stable in the remaining periods of FY2010. As previously announced, it is expected that Saizen REIT will start accumulating cash for distribution in the last quarter of FY2010, and will resume distribution for FY2010 which is ending on 30 June 2010.

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