Mapletree Logistics Trust has announced their 1QFY20/21 financial results on 20th July 2020. Again, the manager has produced a set of stellar financial results despite the world is still in the COVID-19 pandemic. However, the manager has cautioned that a prolonged COVID-19 situation and economic downturn may negatively impact demand for warehouse space. In the short term, this Trust is still performing very well.
In 1QFY20/21, Mapletree Logistics Trust’s gross revenue rose 10.5% to S$132.4m and Net Property Income (“NPI”) grew 12.0% to S$118.8m. Distribution Per Unit (“DPU”) grew 1.2% to 2.045 cents.
1QFY20/21 Financial Results
| 1QFY20/21 (S$’000) | 1QFY19/20 (S$’000) | YoY(%) | |
| Gross Revenue | 132,371 | 119,811 | 10.5% |
| Net Property Income | 118,838 | 106,128 | 12.0% |
| Distributable Amount (To Perpetual Securities Holders) | 4,243 | 4,243 | – |
| Distributable Amount (To Unitholders) | 77,804 | 73,602 | 5.7% |
| Distribution Per Unit (“DPU”) (cents) | 2.045 | 2.025 | 1.0% |
Occupancy
Occupancy stood healthy at 97.2%, reflecting lower occupancies in China and South Korea, which were partly offset by improved occupancy in Singapore.
Debt
As of 30th June 2020, the gearing ratio stood at 39.6%.This is an increase of 0.3% as compared to the gearing ratio of 39.3% on 31st March 2020.
The total debt outstanding increased by S$62m which the manager stated that it was mainly for working capital purpose, including setting aside more operating cash in the various countries for financial flexibility.
Moody’s credit rating remains unchanged at Baa2 with stable outlook.
Debt maturity profile remains well staggered with an average debt duration of 4.0 years. The manager has claimed that they have sufficient available committed credit facilities to refinance debt due in FY20/21 and FY21/22.
Current Dividend Yield
Based on the full year DPU payout of 8.142 cents and current share price of S$2.03, this translate to a current dividend yield of 4.01%. If you managed to catch Mapletree Logistics Trust during March stock market crash where it reaches the low of S$1.24, the dividend yield will be 6.57%.
Summary
Mapletree Logistics Trust has proposed the acquisition of Grade A logistics facility in Brisbane, Australia for A$21.3m (S$20.2m). I am surprised by the acquisition under the COVID-19 situation because most managers tends to be more conservative at the moment but not for Mapletree Logistics Trust.
As of 30th June 2020, Mapletree Logistics Trust has a total of 145 properties under its portfolio. What worries me is the proactive management of such a large portfolio of assets by the manager. The more assets, the more higher difficulty in managing them.
As you can see from the asset under management and gross revenue breakdown, Mapletree Logistics Trust top 3 core markets are Hong Kong SAR, Japan and Singapore. Tenants in retail, hospitality and travel account for estimated 10% of Mapletree Logistics Trust revenue.
Any disruptions in these 3 markets will have an impact to Mapletree Logistics Trust.
Nevertheless, Mapletree Logistics Trust has a proven track record of producing a good set of financial results and I regretted for missing the boat when it crashed to S$1.24 during the COVID-19 pandemic.
I shall keep this in my watchlist and enter a position should opportunity allows.
I like MLT but it is very expensive