Summary of June 2019 Transactions

This is my favorite month of the year. Earlier this month, I took a short break from work and went on a short vacation to Bangkok. Things seems to be getting slightly expensive in Bangkok as compared to a few years ago. However, I still managed to get a few good deals from Bangkok’s Chatuchak weekend market.

This month, both my wife and myself have received our performance bonus from my company. While others spent their bonus monies on new clothes, branded bags or reward themselves with an expensive overseas trip, I spent my bonus on shopping for dividend stocks. My wife have applied for Astrea V Bonds and gotten a fifty percent allocation while I finally added SPH Reit to my stock portfolio. SPH REIT currently makes up 11% of my stock portfolio. With the recent price run up of most Singapore REITs, it is really tough to find one that give you 5% to 6% returns a year. Read More

Only Allocated Fifty Percent of Astrea V Bonds

This is just an update to Astrea V Bonds. The IPO application results of Astrea V Bonds caught me by surprise. In my previous post ( Astrea V 3.85% Class A-1 Secured Bonds ), I read that all applications of less than S$50,000 will be allocated in full or in part. However that was not the case. My wife only got 50% of what she applied.

Below is a summary of the Astrea V Bonds application results.

  • Retail offer of S$180 million Class A-1 Bonds 4.5 times subscribed. Nearly S$820 million received from 30,816 valid applicants.
  • 75% of bonds allocated to all valid applications of less than S$50,000. Each valid applicant of less than S$50,000 received some allocation.
  • Applicants who applied for S$50,000 or more were balloted. Successful balloted applications were allocated in part.
  • Overall issuance of Astrea V Private Equity (“PE”) Bonds 6.7 times subscribed. Total subscription of US$4.0 billion across all three classes of bonds.

Starhill Global REIT Decides Not To Increase Toshin New Base Rent

Starhill Global REIT Logo

This is one piece of news that disappoints investors of Starhill Global REIT. As highlighted in my previous post (Starhill Global REIT High Dividend Yield Can Buy?), Ngee Ann City Property Retail (Singapore) expires 2025 with a 5.5% increase in base rent from 8 June 2016. The rent review is this month June 2019. Toshin is the master tenant occupying all the retail areas except level five of the Ngee Ann City Property (as hereinafter defined) for the period of 12 years from 8 June 2013.

The manager of Starhill Global REIT has announced that the new base rent will remain the same as the current rent. This will remain 3 years from 8 June 2019. As at 31 March 2019, the Toshin Master Lease contributed to approximately 21.9% of Starhill Global REIT’s portfolio gross rent. Perhaps due to the weak retail sentiments, my opinion is that Starhill Global REIT is afraid Toshin might pull out of its Ngee Ann City Property if Starhill Global REIT increases the new base rent.

Below are Starhill Global REIT’s 3rd Quarter FY18/19 Financial Results.

Third Quarter FY 2018/19 Financial Results

3QFY18/19 3QFY17/18 Change
Gross Revenue $51.3 mil $51.7 mil (0.9%)
Net Property Income $39.6 mil $40.3 mil (1.8%)
Distributable Income $25.0 mil $25.4 mil (1.4%)
Income to be Distributed to Unitholders $24.0 mil $23.8 mil 0.9%
Distribution Per Unit (“DPU”) (cents) 1.10 1.09 0.9%
  • Higher contributions y-o-y from Myer Centre Adelaide, Plaza Arcade and Ngee Ann City Property (Office) were offset by lower contributions from the retail portfolio in Singapore and the depreciation of the Australian dollar against the Singapore dollar.
  • DPU for 3Q FY18/19 was higher by 0.9% y-o-y mainly due to lower tax expenses and distributable income retained, partially offset by lower NPI and higher interest costs.
  • Annualised 3Q FY18/19 yield is 6.11%, based on closing unit price of S$0.73 as at 31 March 2019.

Debt

Gearing stood at 35.7% and about 91% of its borrowings are fixed/hedged as at 31 March 2019.

Conclusion

My opinion is that Starhill Global REIT is afraid Toshin might pull out of its Ngee Ann City Property if Starhill Global REIT increases the new base rent. The Toshin Master Lease contributed to approximately 21.9% of Starhill Global REIT’s portfolio gross rent and it will be disastrous if Toshin pulls out.