Moved in after 2 weeks and an $8,000 renovation.

I shared in Facebook how I spent $8,000 doing up my apartment 6 or 7 years ago and moved in 2 weeks after I got my keys.

Someone asked me how did I do it and whether I could blog about it.

I did a quick summary in Facebook in the wee hours of this morning and I am doing a cut and paste here since the majority of you guys (and gals) don't follow me on Facebook.

"Terrence, it was so many years ago. There isn't much to write really... Lights >$1K... Curtains/Blinds >$1K ... 26" LCD TV, Medium size 2 door fridge, top loading fuzzy logic washing machine >$1K... Furniture from IKEA (Queen Size Bed/Single Bed/Mattresses, 2 Seater Sofa, Dining Table + 4 chairs, TV Console, Shelves, Side Tables) >$2K... Painted the place myself in one weekend... :) 

"It really depends on what we can accept. Many people told me IKEA furniture CMI but mine lasted >4 years and when I sold my place, the buyer asked to have all the furniture. Still good. Just imagine that the money I spent on all my furniture cannot even pay for a bed or a sofa for some people. -.-"







"I am not saying that I am right and they are wrong but there are choices. The same goes for electrical appliances. I spent less than 2K on washing machine ($299), fridge ($499) and LCD TV ($699). For some people, their TV already costs $2K (or more)!

"Very often, I see people trying to keep up with their friends and relatives. "They have, I must also have! If I don't have, I will lose face!" Big problem if they think like this especially if they cannot afford it. Even if they can afford it, should they spend that money?






"To me, it wasn't about affordability although I could afford better. I could put the money to better use. People laughed at my TV back then. It was CHIMEI brand. My Taiwanese friend told me it was Taiwan's 2nd biggest brand. Good enough for me. 26" LCD TV at $699 7 years ago was a very good price. I think SHARP would have cost 50% more.

"I don't think I was extreme in delaying gratification but I did delay within reason. Why use our hard earned money to buy a super high tech TV when we could get one "free" later on with passive income generated by our investments?"

We have choices in life.





We can choose to be 
"Under-accumulators of wealth (UAWs)"
or 
"Prodigious accumulators of wealth (PAWs)".
Source: The Millionaire Next Door.

"I have been labelled a person with a peasant mentality when it comes to wealth building... Unfortunately, I was not born with a silver spoon in my mouth... I can only do what I can with my limited resources to move upwards."
Source: To be a happy peasant.







As long as we are not severely disadvantaged in life, this is definitely something which all of us can do. 

If AK can do it, so can you!

Related posts:
1. A reader in his early 20s.
2. The secret to avoiding financial ruin.
3. From rich to broke.
4. If we are not rich, don't act rich.
5. Not enough money to be married.

How much more will AVIVA be paying AK?

I have blogged about how I buy single premium endowment policies with my SRS money before.

The best product ever was the Guaranteed Rewards plan from UOB Life which unfortunately is no longer available.

That guaranteed 3% to 4% returns per annum over an 8 to 10 year period. Of course, there was a life insurance component as well.

A Guaranteed Rewards $20,000 endowment policy that matured 2 years ago became more than $30,000 after the 10 year period was up.

That was 4% compounded yearly over a 10 year period. Some might not agree with me but I feel that for a relatively stress free option, it was not too bad.

I have another Guaranteed Rewards policy that is going to mature soon. I think it is probably going to be next year.

In the meantime, I have a single premium endowment policy from AVIVA called Guaranteed XO which is maturing on 21 November 2013 after 8 years. This one has a guaranteed portion and a non-guaranteed portion which pays every 2 years.

I cannot remember exactly but the last three payouts were unimpressive. I was probably paid less than $800 in total.

In their latest advice to me, they did not say how much more I would be paid on top of the single premium of S$10,000 all of which would be returned to my SRS account.

Will I get a pleasant surprise in November?

Pleasant surprise or not, this is going to beef up my SRS account which is one of my 4 war chests.

Related posts:
1. Great Eastern Life paid me $4,000.
2. Customer service in insurance companies.
3. A war chest called "SRS".

First REIT: DPU increased 16.7% to 1.96c.

On 26 July, I blogged about a 16.4% increase in First REIT's DPU. That was due primarily to contributions from 4 newly acquired properties. So, a continuation of the higher DPU through the quarter that ended 30 September should not come as a surprise.

Sometimes, in REITs, we see increases in net property income and distributable income but a lower or stagnant DPU. Of course, if the gearing level should be significantly reduced, it could be acceptable. Otherwise, all else being equal, it just means that we had an incompetent management.

When I initially invested in First REIT years ago, it had a relatively low gearing ratio. It was a bit more than 10%. Now, it is above 30%. So, the higher DPU has been achieved by leveraging up. Now, I am not saying that this is a bad thing.

However, to continue growing through acquisitions is going to be more difficult especially because the management wants to keep gearing at around 30%. This was also why I cautioned in an earlier blog post that we could expect a private placement if there should be another acquisition in the pipeline.

With the management saying that they are exploring AEIs to enhance income stream and to maximise returns to unitholders instead, the prospect of having a private placement is much weaker now. I view this as a good thing.

To have a private placement in order to strengthen the balance sheet making an acquisition or development less onerous might or might not result in a higher DPU. In the case of AIMS AMP Capital Industrial REIT, DPU improved while in the case of Cache Logistics Trust, DPU declined although marginally. So, in the case of First REIT, since we have a good thing in hand, why change it? The status quo is fine by me.

The CEO of First REIT's manager, Dr. Ronnie Tan, has a reputation for accumulating the REIT's units at all price levels. His interests are more aligned with unitholders', therefore. So, this is, perhaps, a reason why First REIT has been such a good investment for retail investors.

Related posts:
1. First REIT: DPU increased 16.4% (Part 1).
2. First REIT: DPU increased 16.4% (Part 2).

Don't waste the last bit of jam, again.

It was pineapple and mango the last time. So, what is it this time?

Guess?



One.



Two.



Three.



Times' up!

Did you guess correctly?

Slurp!

For people who don't know what I am talking about, please read related post below. ;)

Related post:
Don't waste the last bit of jam.

3 Trusts in AK71's portfolio and their income distributions.

I am expected to be quite bogged down by work in the near term and it will probably be a good idea to get more sleep in the meantime. However, reading pages 6 and 7 of The Business Times just now perked me up and I just got to blog about it.

3 Trusts I am invested in have announced their DPU for the last quarter:

The star is AIMS AMP Capital Industrial REIT which, regular readers would know, is one of my two biggest investments in S-REITs, the other one being Sabana REIT. As per my expectations, the annualised DPU of the REIT is now 11c as it declared a DPU of 2.75c for the quarter ended 30 Sep 13.

There are plans to bump up DPU in the next 2 years through AEIs, acquisitions and by maximising plot ratios. I will temper my optimism because if the REIT should try to lower its gearing, it could do another private placement and this would water down any potential increase in DPU.

Cache Logistics Trust which most analysts seem to favour announced a lower DPU of 2.126c, down 0.8%, year on year. Not a big deal although a bit of growth would have been nice. This is especially when distributable income actually rose 9.6% to $16.5million.

DPU came in lower due to 70 million private placement units in March this year. Regular readers know that I much prefer rights issues to private placements since retail investors like me never get to buy discounted units at private placements.

The third Trust is Frasers Commercial Trust (FCOT). It announced a DPU of 2.08c which is some 18.9% higher, year on year. Lower finance costs and lesser payment to holders of its Convertible Perpetual Preferred Units (CPPUs) are what helped to boost DPU.

A rough back of the envelope calculation tells me that the income distributions for the quarter ended 30 Sep 13 from these 3 Trusts will form approximately 7% of my total passive income from S-REITs this year. This will be very useful for my first year end holiday with my family in 5 years. I am looking forward to spending some quality time with my family and taking a longish break from work.

Always good to have positive news to perk us up in life.

Related posts:
1. Cache Logistics Trust: Initiated long position.
2. FCOT: DPU up 16.8% in 18 months.
3. AIMS AMP Capital Industrial REIT: Making money.

Buffett's secrets from Baltimore County Public Library.

I just received a parcel. It contains a hard cover copy of "Buffettology" from Baltimore County Public Library!

The library received the book in November 1997. Wow! Imagine that. I was only 26 years old in 1997.

This book is 16 years old! It was sitting in a public library in the USA and now it is mine. I get a strange, fuzzy feeling thinking about it.

It also gives me satisfaction to know that this purchase from BetterWorldBooks helped to fund literacy for the less privileged.

Some stuff in the book.

New material for bedtime reading.

Related post:
Good deal on Buffettology.

Emergency Fund: How much is enough?

I want to thank a former guest blogger, Winston Koh, for showing me a video clip by the famous Suze Orman on the topic of "Emergency Fund".



In case we lose our jobs, it could take us a much longer time to get a new job if Singapore goes into a severe recession. Think GFC. Think AFC.

We would need an emergency fund to tide us over and we do not want to be in a situation where we might have to liquidate our investments at depressed prices. The cost of holding an emergency fund is well worth it. There is no question about this.

Related posts:
1. Why a meaningful emergency fund is important?
2. Nobody cares more about our money than we do.
3. Don't see money, won't spend money.

Fukushima and investing in Japanese real estate.

I have real estate investments in Japan through Saizen REIT. So, naturally, I am concerned about whether there is any progress made at the Fukushima nuclear power facility.

Prime Minister Shinzo Abe seems to be doing all the right things to kick start an economy that has been in deflation for 20 years. He has also openly asked for help from the international community to help manage the problematic Fukushima power plant. Is a solution close at hand?


Radioactivity levels at Japan's Fukushima nuclear power plant on Thursday were 6,500 times higher than the previous day's readings. 19 October 2013.

The situation does not seem to have improved.

Although Saizen REIT does not have buildings within a 20km radius of the power plant, the nearest being 60km away in Koriyama and 100km away in Sendai, the inability of Japan to handle the problem in an effective manner raises pertinent questions since earthquakes are likely to occur again. If nuclear plants in other parts of Japan should face the same problem in future, what then?

Having said this, if we believe that the Japanese economy is turning around and if we want to invest in Japanese residential real estate, it would make more sense to invest in a REIT than to invest in specific properties in Japan. This will lower the risk of a total loss due to natural calamities.

Related posts:
1. Saizen REIT: Sendai, Koriyama and Morioka.
2. Invest in Japanese real estate.
3. December 2011 in Japan: Hakone.

How to be truly "rich" when the world collapses?

There is a very interesting article in the weekend edition of The Business Times. It is by Cai Haoxiang and he asks the question "What asset do you flee to when the world collapses?"

We have heard people saying that bonds are now a bad idea and that equities are preferred. So, many are invested and even fully invested in the stock market. No emergency fund? No war chest?

Singaporeans, of course, have a never ending love affair with real estate with many thinking that real estate prices on our tiny island will only see prices going higher. 

Someone told me that there is never a bad time to buy a property. Well, never say never. Those who bought a property here before the Asian Financial Crisis in the late 90s just broke even recently.

Then, there are the bears who believe that a correction is overdue and that the longer the bulls continue charging, the bigger the correction is going to be. 

There are people who do not believe in the rally. What are they doing? Staying 100% or close to 100% in cash and waiting to buy assets on the cheap.

However, in a situation where the world economy really collapses like in 1929, who wins?

"... how long can Singapore survive if there is a sustained global economic crisis? With zero natural resources and an economy heavily dependent on global trade flows, Singapore's economy is especially vulnerable when nobody wants to trade and people worry about clean water and edible plants, not chemicals and electronics.

"In rich, sophisticated Singapore populated with financiers, lawyers and plenty of middle managers, skills actually useful to survive an economic collapse might be startlingly in short supply...

"Build up a set of skills and contacts that people will want in good times and bad and you will never go hungry for as long as you live."

We could have tons of money, even gold and silver coins. Could they be worth more than food and clean water if these should suffer from scarcity? If Singapore's economy should go into a tailspin, would the FTs still want to come here? Who would rent all the spanking new condominiums which have been built? Could we see vacancy rate in the double digits?

"... gold can't be eaten... try convincing the chicken rice seller to take your Bitcoins as you fend off squatters from your multiple properties."

A sobering read with a dash of humour. Get a copy of this weekend's edition of The Business Times. The article is on page 5.

Disclosure:
AK71 is a shareholder of SPH. Every copy of The Business Times sold could contribute to AK71's financial well-being.

Related posts:
1. How to tell if you are rich?
2. Jim Rogers: Why I won't sell gold?
3. Never lose money in real estate?
4. Change to become richer.
5. The Millionaire Next Door.

Why a meaningful emergency fund is important?

This seems like a rhetorical question since the answer seems obvious enough. It is so obvious that I do not recall having a blog post dedicated to the topic.

So, when I came across a blogger who thinks that an emergency fund is not important to him, it got my attention. This is a contrarian and I always like to find out why contrarians think the way they do.

In summary, the reasons why he does not keep an emergency fund are:

1. His family has adequate insurance coverage.
2. His family's expenses are relatively low.
3. His family's investment portfolio is sizable.*

*Current value is about $150,000, generating about $10,000 of passive income annually. This is taken from the regular updates provided in his blog.

Anyway, have a read as I don't want to poison the well:
Why we don't keep an emergency fund?

An esteemed blogger, CW, had this to say:

No emergency fund? Never mind. But still have to maintain adequate level of liquidity to meet unforeseen multiple life events happening.

It is never one hole that sinks a ship. It is several holes happening one after another that sinks that ship.

The blogger, My 15 HWW, replied:

I admit my life experience is lacking compared to many qianbeis like you but I do hope that life would not be so harsh as to sink my small boat. Because it’s small, it could also be nimble and flexible enough to steer clear of impending danger (unlike Titanic)?

If several holes happen, think the emergency fund might not be enough too and one might have to liquidate other assets.

To which, AK says:

I get where you are coming from.

However, I would really encourage some kind of demarcation and even a blurry one is useful. Why?

Let us say that Mr. Market gives us that correction some of us have been waiting for, how much of your cash on hand would you put to work? Doing what you do, if we put in 100%, then, we would have no money left for emergencies.

A small craft might be nimble but try watching “The Perfect Storm” instead of “Titanic” to see the other side of the coin.



"We never want to count on the kindness of strangers in order to meet tomorrow’s obligations." Warren Buffett

A perfect storm could sink us if we did not have a meaningful emergency fund.

Update (29 May 2015):
How much should we have in our emergency fund?

Related post:
Don't think and grow rich.

How much for hospital and surgical insurance?

The renewal certificate for my hospital and surgical insurance just arrived. So, what is the cost?

Total: $904.00.

$665.00 will be deducted from my CPF Medisave Account and $239.00 will be deducted from my designated savings account.

The importance of having good hospital and surgical insurance cannot be over-emphasized. We are not being frugal if we save money by not having such insurance. There is another word that starts with the letter "F" to describe those who do.

The insurance premium will increase as we age. My mother's yearly H&S premium is in excess of $2,000 now. Yes, we pay more as we age but don't let this scare you. What should scare you is the size of hospital bills which will surely come one day (although we could continue to hope that they don't).

My mom told me that my uncle who is almost 60 was thinking of cancelling his H&S insurance due to financial difficulties. I told her to dissuade him from doing so. We could help with the premium. It is only a few hundred dollars a year in his case as he opted for the least expensive plan available. If he should be hospitalised, we could help pay the deductible and co-insurance but without the H&S insurance, it would be a much heftier burden.

I remember when an uncle was hospitalised for cancer a few years ago, my dad had to help to pay his bills. It amounted to a rather hefty 5 figure sum. My dad's bank account took a long time to recover but my uncle never did.

Suggested checklist:

If you don't yet have H&S insurance, go get it.

If you have basic H&S insurance but can afford a better one, consider upgrading.

If people you care about don't have H&S insurance, make them get it.

H&S insurance might just be the best investment we could ever make in life. How so? I am sure you have the answer to this one.

Related post:
Enhanced Incomeshield (H&S) for my mom.
"...I only have to pay 10% of my total medical bills if I were to be hospitalised and this 10% has an annual cap of $3,000 in my case. So, if my hospitalisation and related bills were to total more than $30,000 in any year, I would still pay a maximum of only $3,000."

Atas and healthy lunch.

I decided that I should treat myself to an atas and healthy lunch once or twice a week from now on.

What is in the box?


One.


Two.


Three.


Time's up!

Salad!

Price? An atas $3.50.

Related post:
What's for lunch?

Sabana REIT: 3Q 2013 results and outlook.

Sabana REIT has announced a DPU of 2.38c which is slightly higher, year on year, but slightly lower, quarter on quarter. Some other numbers:

NAV/unit: $1.06
Aggregate leverage: 37.5%
Interest cover ratio: 5.0x

The recent decision by Sabana REIT to purchase a half vacant property from AMD generated quite a bit of concern. Although the management of the REIT suggested that they are quite confident that they would be able to find tenants to fill up the space, it remains to be seen if they could deliver.

Well, you know what they say about how it never rains but it pours? It now seems that Sabana REIT's management will have more vacant space to deal with come 25 November 2013. This is because 4 of the expiring Master Leases will not be renewed.

Now, before we go into a hysteria, the vacant space represents only 6.6% of the REIT's NLA.

As investors for income, we are really concerned with how income distributions could be impacted by all these. Realistically, we have to expect some downward revision.

Taking the DPU of 0.18c from 24 Sep to 30 Sep 13 as a guide, I estimate a DPU of 2.16c for 4Q 2013. This is a 10% reduction from 2.38c for 3Q 2013.

There is nothing rigorous in this estimate. It really is just 0.18c x 12 weeks.

If I were to instil a bit more rigor in this non-rigorous exercise, I would say the DPU could be closer to 0.18c x 7weeks + 0.168c x 5 weeks = 2.1c. This is to account for the loss of income from the 6.6% of NLA vacated through the non renewal of the 4 Master Leases mentioned earlier.

Based on the closing price of $1.10 per unit, this gives us a distribution yield of just 7.64% which brings us closer to the distribution yield offered by AIMS AMP Capital Industrial REIT currently. It seems that Mr. Market is quite efficient. Does this mean that Mr. Market will not go into a manic depression tomorrow? Your guess is as good as mine.

There is a chance that Sabana REIT could manage some positive rental reversions with the sub-tenants and command a higher psf rental for the vacated space in 2014 relative to what the Master Leases were paying. If we are level headed, we will realise that as long as Sabana REIT achieves higher occupancy again, DPU will improve from my back of the envelope estimate. While there exist a chance that Sabana REIT might not achieve higher occupancy again, this probability is rather low.

At the current unit price of $1.10, I believe that Mr. Market has priced in the negatives. If there should be a 10% or so decline in unit price, I would consider it a mispricing which would give interested investors an opportunity to buy in for an attractive yield of about 8.5% with a possibility of some upside in 2014 thrown in.

See presentation slides: here.

Related post:
Sabana REIT: 2Q 2013 results.

Is that stock a bargain or a value trap?

Not long ago, I asked how can we tell the difference between a real bargain and a value trap in stock investing.


I recently came across a video by Pat Dorsey which I believe answers this question really nicely:





Thinking of any particular stock now?


Related posts:
1. 3 points in stock investing.
2. Tea with Solace: Valuation, PER and Value Trap.
3. Be cautious as we accept higher risks.

3 points in stock investing.

I like to keep my life simple. I try to avoid complications. 

Life, unfortunately, is rarely as simple as we would like it to be, isn't it?

I am sure we want to keep stock investing simple as well but can it be simple?

1.  Focus on values and not prices.
"Price is what you pay. Value is what you get."

2.  Focus on competitive advantage (economic moats).
“In business, I look for economic castles protected by unbreachable moats."

3.  Focus on having a margin of safety.
"The dumbest reason in the world to buy a stock is because it is going up."





All quotations are, of course, Warren Buffett's.

Distilled to just 3 points, stock investing can be simple. Simple but it definitely requires work.

It can be simple but it is not easy.

Some related posts:
1. 5 rules for successful stock investing.
2. When to BUY, HOLD or SELL?
3. Tea with Solace: Getting ready for investment.
4. Interview with Matthew Seah: Value Investing.
5. Why is Warren Buffett the greatest money maker?

Lending money to someone you care about? Ask questions!

Not too long ago, I blogged about how anyone should have to think like a donor if he was to be a lender of money. 

If we are not comfortable with donating, say, $2,000 to a charity, then, we should not feel comfortable lending $2,000 to anyone! To me, it is quite simple. Why complicate things?



However, a friend who took my advice to heart, quite surprisingly, told me that he lent $10,000 to a cousin recently. Now, he worries that he will not see his money again since the cousin has been borrowing from other relatives as well in the last few months.

I asked him why does his cousin need to constantly borrow so much money. He said he didn't know. Huh?

Why did he lend $10,000 to his cousin if he did not know the reason why the cousin needs to borrow? "Oh, because we are family and we are very close."

I told him to write off the debt right away. He struggled with this idea and I don't know if he has managed to do this.

It makes perfect sense to write off the debt and it is consistent with my belief.

Imagine that the money has vaporised and gone to a better place. If it should come back one day, well, go celebrate!

I am not heartless. I quite understand that there could be certain situations when we might feel obliged to lend money especially to family members.

However, as a prospective lender of money, I have the right to know why a loan is required and why the would be borrower is short of money.

Of course, knowing the answers to these questions will not guarantee loan repayment. Then, why ask the questions? 

Well, if you are asking me this question, then, my earlier point about thinking like a donor when lending money is lost on you.

Just throwing money at a problem might not make it go away. If we understand the problem, we might be able to offer a better or more permanent solution. 

If we truly care for the borrower (why would we even contemplate lending money to the person, otherwise?), we would ask the questions that need asking. 

There is nothing to be embarrassed about.

Related post:
The difference between lending and donating.

A war chest called "SRS".

I have blogged about the advantages of having an SRS account before. Basically, if we are paying income tax, we should think of contributing to our SRS account. It is quite simple.

Now, I am holding a fair bit of cash in my SRS account. Excluding what I will be contributing by the end of this year, the cash portion of my SRS account is about $60,000 now.

Some might wonder why I am not putting the money to work. Even putting the money in a fixed deposit might get me $300 a year in interest income.



http://www.ecitizen.gov.sg/Topics/Pages/Tax-free-investments-with-the-SRS-scheme.aspx

Well, I really want to keep the liquidity on hand to take advantage of any deep correction in the stock market which could happen anytime. Could something like this happen in the next 5 years? It could, couldn't it?

So, over a 5 year period, I would "lose" $1,500 for holding on to cash in my SRS account. Can I afford this? I think so. For me, this is the cost of holding on to liquidity.

However, the cost of not having liquidity could be higher since I could potentially make much more money by deploying the cash during a deep correction in the stock market.

The cash portion in my SRS account now forms one of my 4 war chests. The other 3 war chests are money in my savings accounts, money in my CPF-OA and money in my CPF-SA.

Related posts:
1. SRS: A brief analysis.
2. SRS, CPF-OA, CPF-SA. (Note publishing date.)
3. CPF or SGS.
4. Don't see money, won't spend money.