Ascendas Reit

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#21
A-reit sees net income yield from Hyflux Innovation Centre

THE purchase of Hyflux Innovation Centre and the leaseback arrangement with Hyflux Limited is expected to generate a net property income yield of about 6.98 per cent, post acquisition costs, in the first year, Ascendas Real Estate Investment Trust (A-reit) said.

Here is the statement from A-reit:

Ascendas Funds Management(S) Limited, the manager of Ascendas Real Estate Investment Trust ("A-REIT") (the "Manager" of A-REIT), is pleased to a nnounce the proposed acquisition of Hyflux Innovation Centre located at 80 Bendemeer Road (the "Property") (the "Acquisition"), for a total purchase consideration of S$191.2 million (the " Purchase Consideration").

Mr Tan Ser Ping, Executive Director and Chief Executive Officer of the Manager said, "We are pleased to strengthen our relationship with Hyflux Ltd, with a sale-and-leaseback arrangement at Hyflux Innovation Centre.

This property is a prime high-specifications development located at the fringe of the central business district.

Hyflux's commitment to lease 50 per cent of gross floor area for 15 years will extend A-REIT's weighted lease expiry profile to 3.96 years."

Details of the Acquisition

HSBC Institutional Trust Services (Singapore) Limited (as trustee of A-REIT) has entered into a conditional sale and purchase agreement (the "Sale and Purchase Agreement") with Hyflux Innovation Centre Pte Ltd (the "Vendor") on 25 June 2014 to acquire Hyflux Innovation Centre for S$1 70.0 million. In addition, an upfront land premium of S$21.2 million for the remaining land lease of the first 30 years term will be payable to Jurong Town Corporation ("JTC") upon the assignment of the land lease to A-REIT.

A-REIT is expected to incur transaction costs of about S$2.66million, which include S$1.7 million in acquisition fees payable to the Manager (being 1 per cent of the consideration payable to the Vendor). The Acquisition is expected to complete on 30 June 2014.

Upon completion of the Acquisition, the Vendor and Hydroch em Pte Ltd will collectively leaseback approximately 50 per cent of Gross Floor Area of 43,434 sqm for 15 years and all existing third party tenants in the Property will be assigned to A-REIT. The Property will have an occupancy rate of 83.9 per cent and the Vendor will p rovide rental support for the remaining vacant space for three years. With 100 per cent occupancy, the Acquisition is expected to generate a net property income yield of approximately 6.98 per cent (post-acquisition costs) in the first year.

The annualised pro forma fin ancial effect of the Acquisition on distribution per unit would be around 0.118 cent per unit for the financial year ended 31 March 2014.

About the Property Hyflux Innovation Centre is located within the Kallang Industrial Estate and is within three minutes' walk to Boon Keng MRT station along the North-East Line.

The Property is a JTC leasehold estate with land lease expiring in Dec 2068.

It is easily accessible to other parts of Singapore via Pan-Island Expressway (PIE), Central Expressway (CTE) and Kallang-Paya Lebar Expressway (KPE). It is also within walking distance to the future Downtown Line's Bendemeer station, which is expected to complete in 2017.

The Property is a 10-storey high-specifications building with a basement and surface car park.

Current tenants include Hyflux, NEC, Covidien Private Ltd, American Express and Renesas Electronics Singapore Pte Ltd.

Following the above Acquisition, A-REIT's weighted average lease term to expiry is expected to increase from 3.85 years to 3.96 years.

A-REIT will own a total of 103 properties in Singapore and two business park properties in China.
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#22
Ascendas Real Estate Investment Trust (A-REIT) posted an 8.1 percent increase in gross revenue to $163.2 million in 1Q15, mainly due to the recognition of rental income earned from Nexus @one-north, A-REIT City @Jinqiao and finance lease interest income received from a tenant. Consequently, total amount available for distribution grew moderately by 2.8 percent to $87.6 million while distribution per unit rose 2.5 percent to $0.0364.
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#23
Source: OCBC MarketPulse

Ascendas REIT: Outlook remains healthy

Ascendas REIT (A-REIT) reported 1QFY15 DPU of 3.64 S cents, up 2.5% YoY. This is in line with our expectations. For the quarter, we note that positive rental reversion averaging 11.8% was achieved for leases renewed, as passing rents were still below the current market levels. Notably, the percentage of A-REIT’s rental due for renewal has been reduced from 21.3% at the start of FY15 to 15.4%, thanks to A-REIT’s proactive marketing and negotiation efforts. Looking ahead, management expects reversions to stay positive at mid-to-high single-digit rates in FY15. A-REIT announced two new asset enhancement initiatives (AEIs) to maximise the plot ratio and improve the marketability of the assets. We note that the acquisition of Hyflux Innovation Centre and AEI at 5 Toh Guan Road East was completed in 1Q, and both properties are expected to start contributing to A-REIT’s income. We maintain BUY with an unchanged fair value of S$2.45 on A-REIT. (Kevin Tan)
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#24
The stamp duties amendment bill has been passed and this paves the way for the acendas and surbana proposed merger since industrial property can now be transferred without stamp duty for corporate restructuring
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#25
http://www.businesstimes.com.sg/companie...-in-q2-dpu

A-Reit posts 1.7% rise in Q2 DPU
Reit puts up a good fight in tougher market environment; distributable amount rises 1.6% to S$87.8m

By
Lee Meixianleemx@sph.com.sg@LeeMeixianBT
24 Oct5:50 AM
Singapore

ASCENDAS Reit (A-Reit) has posted an encouraging set of second-quarter results, despite what it calls a "tougher market environment", with the ongoing Singapore economic restructuring, changing government regulations and rising costs.

The real estate investment trust, one
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#26
Ascendas Real Estate Investment Trust recorded a 7 percent hike in net property income to $114.7 million for the second quarter ended 30 September, underpinned by recognition of rental income earned from Nexus@one-north, A-REIT City@Jinqiao, Hyflux Innovation Centre and Aperia. Coupled with a $14.1 million foreign exchange gain, compared to an $11.3 million loss a year earlier, income available for distribution rose 1.1 percent to $86 million. Consequently, the trust declared a distribution per unit of $0.0366 for the quarter.
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#27
In the near term, Maple tree industry seem to offer better value, Ascendas, seems to have reach the size where it is too big for acquisitions to be of significant value.

Below is reproduce of my blog post (In case you wondering why the tone is different)

Comparison of Industrial Reits Part 2
I will be comparing Mapletree and Ascendas Reit in this post.

Both are bigger reits with government-linked heritage.


[Image: as.emf.jpg]

Capital management

Both have prudent refinancing schedule stretch over more than 6 years. With the exception of FY19/20 (27%) for Mapletree, both have less than 20% of bank borrowing scheduled for refinancing for any one year.

Portfolio management

Both reits managed positive rental renewal across all property segments. Average rental reversion is 6.3% compared to a year ago for ascendas, but data not available for Mapletree. As for new leases, light industrial new leases rate is 21% lower than 1 year ago for ascendas. Again, no data available for comparion with Mapletree.

In terms of occupancy rates, Ascendas did better in Business Park Segment and Hi Tech/ Hi Spec industrial segment, but lost out to Mapletree in light industrial segment.

In terms of lease expiry, Ascendas has better profile, with maximum of 20.3% of NPI due for renewal at 2016/7, whereas for the next 3 years, Mapletree has 20.3%, 23.8%, and 27.9% of NPI due for renewal.

Growth management

Ascendas's Aperia is only completed in 15 August, and it is only 49.6% committed, with 15% under negotiation, and has yet taken physical possession.

DBS phase 2 of 7081 sqm already committed.

That will be 51071 sqm of space, 1.7% of Ascendas's GFA

Maple tree has 2 BTS projected that are 100% committed and will 772200 sft of space, 7.2% of Mapletree's GFA.


In conclusion:

Both are prudent in their capital management and while Mapletree face more risk in terms of renewal of lease expiry, exodus of tenants is highly unlikely. Mapletree also has better growth visibility, and offer better yield.

Hmm... ...
life goes in cycles, predictable yet uncontrollable; just like the markets, but markets give you a second chance
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#28
Hi Greenrookie,

Thanks for the write up. Just clarifying, is this referring to MLT or MIT ?
Disclaimer: Please feel free to correct any error in my post. I am not liable for anything. Do your own research and analysis. I do NOT give buy or sell calls and stock tips. Buy and sell at your risk. I am not a qualified financial adviser so I do not give any advice. The postings reflects my own personal thoughts which may or may not be accurate.
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#29
(24-10-2014, 03:30 PM)Nick Wrote: Hi Greenrookie,

Thanks for the write up. Just clarifying, is this referring to MLT or MIT ?

Oops pardon me, its MIT.
life goes in cycles, predictable yet uncontrollable; just like the markets, but markets give you a second chance
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#30
http://www.businesstimes.com.sg/companie...xtor=AL-18

Slightly higher DPU of 3.59 cents for Q3
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