Rights issue incoming? S-REITs which may hold a rights issue in the future

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Disclaimer: This article is based on observations on past trends. It is not a prediction on future events that may happen in the REITs space. Please seek your financial advisor for advice.

A number of REITs issued rights in the past year or so, including First REIT. Hence, we will be taking a look at REITs that are more likely to have rights issue in the near term to reduce the gearing/leverage ratio to meet the SGX maximum gearing criteria of 50%. Using the StocksCafe REIT screener, we will be selecting REITs with >40% gearing ratio, >3% Weighted Average Cost of Debt and <3 Interest Coverage Ratio (ICR).

 

By selecting the filters above, there are 3 REITs fulfilling these criteria, namely ARA Hospitality Trust, Lippo Malls Indonesia Retail Trust, and OUE Commercial Trust. We will not be covering Eagle Hospitality Trust as it is still currently suspended.

 
Detailed information on the 3 REITs. Data taken from the StocksCafe REIT screener. The 3 values are highlighted in blue.
 

Below is an overview of the 3 REITs, followed by a comparison table of the Gearing Ratio, Weighted Average Cost of Debt and ICR.


Listed on SGX on the 9 May 2019, ARAHT is the first pure-play U.S. hospitality trust listed in Asia. ARA US Hospitality Trust comprises 41 upscale select-service hotels, totaling 5,340 guest rooms across 22 states in the United States. Its total portfolio valuation is about US$700 million. Its sponsor is ARA Asset Management, which is also the sponsor for ARA LOGOS Logistics Trust and Suntec REIT.

As of the latest Q1 2021 Business Updates, its gearing ratio is 49% and Weighted Average Cost of Debt is 3.40%. Interest Coverage Ratio (ICR) value is not provided.


Lippo Malls Indonesia Retail Trust is first listed on SGX on 19 November 2007. Its portfolio comprises 29 Retail properties in Indonesia, with a total portfolio valuation of S$1,791.5 million. Its sponsor is Lippo Karawaci, which is also the sponsor for First REIT. LMIR Trust has recently raised S$281m in a rights issue in Q1 2021, with the funds used to purchase Lippo Mall Puri in Jakarta.

As of the latest Q1 2021 Business Updates, its gearing ratio is 41.7%, Weighted Average Cost of Debt is 6.54% and Interest Coverage Ratio (ICR) is 1.3x.


OUE Commercial REIT is first listed on SGX on 27 January 2014. Its portfolio comprises seven properties in the Office, Retail and Hospitality sectors, with properties in Singapore and Shanghai, with a total portfolio valuation of S$6,524.8 million. Its sponsor is OUE Limited.

As of the latest Q1 2021 Business Updates, its gearing ratio is 40.4%, Weighted Average Cost of Debt is 3.10% and Interest Coverage Ratio (ICR) is 2.6x.


 
Comparison of the 3 REITs’ Gearing Ratio, Weighted Average Cost of Debt and ICR. Data taken from the StocksCafe REIT screener, after Q1 2021 business updates. Note that ICR of 1.5 for ARAHT is based on Q2 2020 Business Update. ARAHT has not published an ICR value since.
   

Gearing Ratio of ARAHT highest among currently trading S-REITs


One observation is that ARA Hospitality Trust’s Gearing Ratio has gone up considerably since Q1 2020, which is also the start of the COVID-19 pandemic. It has gone up from 32.1% in Q4 2019, to 49% in Q1 2021.

https://mystocksinvesting.com/resources/kenny-reit-table/ARA Hospitality Trust’s Gearing Ratio since listing in Q2 2019. Chart taken from the StocksCafe REIT screener.
   

Most Recent Rights Issue: First REIT


Other than LMIR Trust, another REIT that has undergone a rights issue is First REIT in Q1 2021. In order to raise S$158.2mil, 791,062,223 new units have been issued, of which S$140.1 million (equivalent to 88.6% of the gross proceeds of the Rights Issue) has been used to repay loans (specifically part of the 2018 Secured Loan Facilities).

From the Gearing History chart in the StocksCafe REIT screener, we can see that First REIT’s gearing ratio reached 49.0% in Q4 2020, close to SGX’s gearing limit of 50% before the rights issue brought the gearing ratio down to around 35%.

5 Year Gearing Ratio history of First REIT (AW9U). Chart taken from the StocksCafe REIT screener.

Interested in the StocksCafe REIT screener that is used in the above comparison? Click here for more information, and make an informed investment decision in Singapore REITs! 

Try it for free now!

Want to invest in Singapore REITs but don’t know how to start? Or not happy with your current investment portfolio? Contact Kenny here at kennyloh@fapl.sg.

Kenny Loh is a Senior Consultant and REITs Specialist of Singapore’s top Independent Financial Advisor. He helps clients construct diversified portfolios consisting of different asset classes from REITs, Equities, Bonds, ETFs, Unit Trusts, Private Equity, Alternative Investments, Digital Assets and Fixed Maturity Funds to achieve an optimal risk adjusted return. Kenny is also a CERTIFIED FINANCIAL PLANNER, SGX Academy REIT Trainer, Certified IBF Trainer of Associate REIT Investment Advisor (ARIA) and also an invited speaker of REITs Symposium and Invest Fair. Kenny Loh also offers REIT Portfolio Advisory for a fee. Do contact him at kennyloh@fapl.sg 

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Money and Me: S-REIT’s: which are most likely and which least likely to be affected by new social restrictions?

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19 May 2021 

Money and Me: S-REIT’s: which are most likely and which least likely to be affected by new social restrictions?

Michelle Martin and Kenny Loh, REIT Specialist and Independent Financial Advisor discuss an overview of the S-REIT space, S-REITs that are less likely to be affected by the heightened restrictions, REITS exposed to US and European markets and buying opportunities.

  • Kenny’s opinion on the May 14th S-REITs sell-off
  • How will S-REITs be affected due to the tightened COVID-19 restrictions in Singapore
  • S-REITs vs global equities in May 2021

Listen to his previous market outlook interviews here:

Kenny Loh is a Senior Consultant and REITs Specialist of Singapore’s top Independent Financial Advisor. He helps clients construct diversified portfolios consisting of different asset classes from REITs, Equities, Bonds, ETFs, Unit Trusts, Private Equity, Alternative Investments and Fixed Maturity Funds to achieve an optimal risk adjusted return. Kenny is also a CERTIFIED FINANCIAL PLANNER, SGX Academy REIT Trainer, Certified IBF Trainer of Associate REIT Investment Advisor (ARIA) and also invited speaker of REITs Sympsosium and Invest Fair. 
 
You can join my Telegram channel #REITirement – SREIT Singapore REIT Market Update and Retirement related news. https://t.me/REITirement
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Technology – The Best Long Term Growth Stocks

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Author: Kevin Mercadante

As Warren Buffet said, time in the market beats timing the market. The earlier you start investing, the better it will be for you in the long run. Every individual investor always has the decision between buying individual stocks or investing in an index fund. 

Getting only one stock is similar to gambling if you don’t know what you’re doing or if you’re not an angel investor. On the other hand, an index fund is broad, and all of your assets get diversified, but the profits are too small. Click here to read more. 

For example, if you had invested a couple of dollars into Bitcoin ten years ago, now you would be a millionaire. Many investors say that you need to buy stocks and hold onto them forever, but which are they. 

We’re going to take a look at some of the best options where you can put your hard-earned money and make sure that it works for you while you sleep. There are a few key things that you need to look for before you start investing. 

The first thing is to make sure that the stock is at a reasonable price. If it’s too expensive, it may start losing its value. The next thing to look for is the people that run the company. They need to be transparent, honest, and results-oriented. 

Without those character traits, it’s highly unlikely that a company will succeed. The final thing to look for is the rewards. The returns need to be in your favor to give you the initiative to invest.  

Tech Companies 

As soon as computers and smartphones entered pop culture, their spot in investment portfolios got reserved. They’re going to be a part of this century, and there’s nothing that’s going to change that. Companies like Apple, Microsoft, Amazon, and Google are too big to fail.

They’re the top three when it comes to tech, and no other company comes even close. Let’s start with Apple. They were the first business in the world to have a trillion-dollar market cap. That’s insane. They’re also the largest holding of Buffet’s portfolio. 

Whenever a new iPhone comes out, it’s like a frenzy that takes over the United States. Everyone wants to be the first owner, and even if it’s not that different than the previous model, people are still going to buy it. The same thing is true about their laptops and tablets. Follow this link for more info https://techland.time.com/2012/05/07/six-reasons-why-apple-is-successful/

Steve Jobs did a wonderful job of bringing Apple to the place where it is today. Next on the list is Microsoft. These two companies are neck and neck, each one excelling in its own niche. They were third on the list when it comes to a trillion-dollar market cap, but Bill Gates has been the richest man on Earth for more than anyone can remember. 

The Windows operating system is a staple everywhere, and they keep coming up with new technologies. Amazon changes things up a little bit. Even though they’re competing with Microsoft about cloud technology, they are still the leader when it comes to retail selling. 

Whenever you want to buy something and get it at your doorstep the next day, Amazon is your first choice. Bezos is the richest person in the world, and he’s a financial genius. Even though he stepped down from his position as CEO, his skills and expertise have brought Amazon to the marketplace of the world, and they’re not going anywhere soon. 

Finally, there’s Google. They fall under the company Alphabet, but everyone knows them as a search engine. They recently bought YouTube, and they dominate everything that we search online. Click on this link to read more. 

Have a question that you need to be answered? You go to Google. Want to watch a funny video of a dog falling in the water? You go to YouTube. It will take decades for something else to take their spot, and they’re so big that it’s almost impossible for that to happen.  

Dividends 

There’s an old story about a rabbit and a turtle racing each other. The rabbit was exceptionally faster than the turtle, and it laid down next to a tree to rest. As it slept, the turtle walked. Slowly but surely, the turtle crossed the finish line and beat the rabbit in the race. 

While tech companies are like the rabbit, dividend stocks are more like the turtle. They have smaller profits, but they’re stable and mature. They’re most popular with older investors since they don’t want to take on that much risk. You can go to reviews of Motley Fool Stock Advisor and see why they work so well. There’s no volatility, and it’s true that the best stocks grow with time—most of the companies that are included in these lists payout around two to three percent annually. 

However, if the business is unable to pay off the dividends, it can cut them out for the year. Because of that, the stocks may go down, so you need to be careful in this scenario too. If everything is going well, the dividends can go as high as 10 percent per year. 

The most important thing for you to do is diversification. Don’t put all of your eggs in one basket. The more you diversify, the better it will be for you in the long run. Invest in competing firms because when one fails, the other one picks up the slack. There are many options available; you just need to do your research. 

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