Mapletree Commercial Trust 2HFY20/21 Financial Results

Mapletree Commercial Trust VivoCity

Mapletree Commercial Trust has released its 2HFY20/21 and full year FY20/21 financial results on 27th April 2021. I was surprised that it was able to increase its DPU despite its retail suffering from the impact of COVID-19 pandemic.

This is all thanks to the government grants and Mapletree Business City. How did Mapletree Commercial Trust fare? Let us take a look below.

2H FY20/21 Financial Results

The Gross revenue before government grant was 1.5% lower at S$25.8 mil in 2H FY20/21 as compared to S$26.1 million in 2H FY19/20. Gross revenue rose 0.6% after government grant.

Net Property Income rose 1.8% year-on-year mostly due to Mapletree Business City (“MBC”) II’s full period contribution and tapering of COVID-19 rental rebates.

2H FY20/21 distribution per unit (“DPU”) up 57.9% to 5.32 Singapore cents, includes part release of the retained cash carried forward from 4Q FY19/20.

2H FY20/21
(S$’000)
2H FY19/20
(S$’000)
YoY(%)
Gross Revenue 260,326 258,656 0.6%
Net Property Income 205,551 201,869 1.8%
Distributable Amount 176,298 109,147 61.5%
Distribution Per Unit (“DPU”) (cents) 5.32 3.37 57.9%

FY20/21 Full Year Financial Results

MBC II’s maiden full year contribution provided cushion against COVID-19 impact. Full year Distribution Per Unit (DPU) totalled 9.49 Singapore cents, up 18.6% year-on-year.

FY20/21
(S$’000)
FY19/20
(S$’000)
YoY(%)
Gross Revenue 478,997 482,825 (0.8)%
Net Property Income 377,010 377,940 0.2%
Distributable Amount 314,720 243,218 29.4%
Distribution Per Unit (“DPU”) (cents) 9.49 8.00 18.6%

Occupancy

Overall portfolio committed occupancy stood at 97.1%. The committed occupancies for mTower and MCT’s portfolio would be 79.7% and 95.9% respectively assuming the lease pre-termination has occurred before 31st March 2021 and the space had remained uncommitted as of 31st March 3021.

Mapletree Commercial Trust Occupancy 2H FY2021

Debt

Gearing ratio stood at 33.3% which is currently healthy. Average Term to Maturity of Debt stood at 4.4 years.

The best thing is 100% of the assets remain unencumbered.

Mapletree Commercial Trust Debt Maturity 2H FY2021

Current Dividend Yield

Based on the full year dividend payout of 9.49 cents and current share price of S$2.19, this translate to a current dividend yield of 4.33%.

Mapletree Commercial Trust Share Price 30 Apr 2021

Summary

I am glad that Tenant sales have recovered to more than 86% of 2019 pre-COVID levels. At current dividend yield of 4.33%, it is still attractive to buy into Mapletree Commercial Trust.

Vivo Monthly Shopper Traffic and Tenant Sales Mar 2021

The retail sector has yet to reach full recovery as this is highly dependent on the reopening of
Singapore’s borders. However, the retail sector is expected to bottom out in late 2021 and potentially recover gradually from 2022. Competition from e-commerce and tight labour supply will continue to pose challenges.

Delisting of Soilbuild REIT

Delisting of Soilbuild REIT

The privatisation offer of Soilbuild Business Space REIT has been in the talks for some time. Investors should know this is coming or has already came. At this point of writing, Soilbuild Business Space REIT has already been delisted.

Soilbuild Business Space REIT published the announcement on 12th April and delisting happened quickly at 9am on 14th April 2021.

I used to own Soilbuild Business Space REIT in my stock portfolio. However, I divested it in November 2017 at a loss of 11%. Including dividends, I have made a gain of 9%.

If you had held Soilbuild Business Space REIT until its delisting, you would have received S$0.53806 per unit in cash.

The default of rental by 2 tenants (72 Loyang Way and NK Ingredients Pte Ltd) has kept me awake at night. I am glad that I have sold it back then. As you can see, the share price has not appreciate over the years.

Soilbuild Business Space REIT Share Price

Soilbuild Group’s Lim Family and Blackstone

Soilbuild Group’s Lim Family and Blackstone completed the acquisition of Soilbuild Business Space REIT.

With the completion of the Trust Scheme, all Soilbuild Business Space units are now owned by the Offeror, a newly incorporated entity formed for the purpose of the Trust Scheme, which is in turn owned by Clay Holdings II Limited (“Offeror HoldCo”).

Offeror HoldCo is owned by Mr. Lim Chap Huat, Executive Chairman and Co-founder of Soilbuild Group Holdings Ltd., and Clay Holdings I Limited, an entity established by funds managed by affiliates of Blackstone Real Estate.

Lesson Learnt

A good quality REIT should see its share price increase and able to increase its Distribution Per Unit year on year.

If we realised that the fundamentals have deteriorated, we should not hesitate to bite the bullet and sell it off to preserve as much capital as possible. We can then reinvest our capital elsewhere and we should make back our money over time.