A 7% yield for a blue chip Reit which I believed is sustainable, is good enough for me. I am not bothered by the fact that it is trading above NAV.
For my previous analysis, please see here.
I decided to do some stress tests. I am being realistic here, not conservative. You can apply a harsher test for bigger MOS.
First interest rate hike test.
126 mio to mature in FY 15, lets add 1% more interest cost for this amount.
199 mio to mature in FY 16, lets add 2% more interest cost for this amount
145 mio to mature in FY 17, lets add 3% more interest cost for this amount
1.25 mio + 4 mio + 4.35 mio = 9.6 mio extra cost.
Next occupancy loss.
The picture show industry occupancy rate as a whole, you can see vacancy rate has been creeping up except for business park. I like to buy when things are not so rosy to prevent shock.
Next, stretching back to 2007.
Again, we can see the occupancy rate is already at a low of 90% but taking into the consideration the high available stock release into the system, it is safe to say that we can apply some further discount of 5%, and also 5% fall in rental rates.
Flatted factories: 156.5 mio rev ->141 mio
High Tech: 44.4 mio -> 40.1 mio
Business Park: 50.1 mio -> 45.2 mio
Ramp up :42.1 mio -> 38 mio
Loss in revenue=29 mio
Loss in distribution = 29 mio * 0.75 * 0.75
Approximate total loss of distribution at 2017 or earlier = 26 mio
However, MIT has 2 BTS fully committed
Both are high tech building
BTS – Equinix: 385,000 sft
BTS – Hewlett-Packard: Increase of approximately 400,00 sft
Giving a 10% discount to spot rate, will yield $2.16 per month per square foot, which I think is a conservative enough rate in the next three year.
So we have 785000*2.16*12= 20.3 mio revenue
contribution to distribution = 20.3 * 0.75 * 0.75
= 11.5 mio
Net impact on distribution = 26 - 11.5
= 14.5 mio
1H distribution = 88 mio
Annualize it = 176 mio
Take away 14.4 mio, we will have 161.6 mio
Assume 10% dilution in the next 3 years due to DRP
We have have a DPU of 8.6 cents
At my purchase price of $1.47, it will be a yield of 5.8%
Now, I ask myself, what is the possibility of occupancy rate and rental rate all falling by 5% and dilution increase by 10 %? What is the possibility of something worse than that happening.
With government tapering land release for industrial use, I believe I am conservative enough in the stress test.
I am quite sure I am not at the peak of the cycle, the longer term demand of the industrial area, will then depend on the economy of Singapore. I do not want to go into that. I believe Singapore Inc will continue to be sound, there is already noise about MAS doing something about our currency to make manufacturing more competitive.
Is 5.8% yield a OK yield for me at the darkest hour? (If my projection is correct, the industrial space will be at its worst in a decade).
Given the strong pipeline of possible acquisitions, and a decent gearing of 33% (Which is expected to fall with DRP), will there be no more injections for the next 3 years to offset the falling occupancy?
My answer is 5.8% yield, could well be the worst case scenario, It is not too far from my target of 6% return and the probability of that happening is actually very low.
So I buy. This is my valuation method. =)
Your truly Silly