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REITs investing & personal finance

Monday, November 09, 2020

Frasers Centrepoint Trust Analysis @ 9 November 2020

Basic Profile & Key Statistics

Frasers Centrepoint Trust (FCT) is a Retail REIT that invests mainly in Retail malls in Singapore. FCT has completed its acquisition of ARF and divestment of Bedok Point, which currently owns 12 properties in Singapore. 

Performance Review

Gross revenue and NPI decreased YoY by 33.8% and 42.8% mainly due to rental relief. Income available for distribution decreased by 51.6%, DPU drop would be drop without the release of retention from the previous 1H period.

Full-year FY20 rental reversion is at 4.2%, which dropped slightly as compared to 1H FY20 at 5.2%. 

Although shopper traffic only recovered to around 60% between July to September, tenant sales have remained strong at around 95% as compared to the previous year.

Lease Profile

Occupancy is healthy at 94.9%. WALE is short at 1.51 years with the highest lease expiry of 33.6% falls in FY2022. Weighted average land lease expiry is slightly long at 70.49 years, this figure would be updated upon the release of the FY20 annual report.

Debt Profile

Gearin ratio is healthy at 35.9%. Cost of debt is low at 2.4% with a moderate level of unsecured debt at 78.5%. Fixed rate debt % is low at 54.3%. Interest cover ratio is high at 4.95 times. WADE is short at 2.1 years where the highest debt maturity of 31.2% falls in FY23.

Diversification Profile

Top geographical contribution and top property contribution are high at 98.1% and 35% respectively. Top tenant and top 10 tenants contributions are low at 3.3% and 22.3%. FCT holds 31.15% of the units in Hektar Real Estate Investment Trust which is a retail-focused REIT in Malaysia. This explains the small % from Malaysia.

Key Financial Metrics

Property yield is low at 4.6%. Management fee is not competitive in which unitholders receive S$ 5.49 distribution for every dollar paid to the manager. Distribution on capital is slightly low at 2.9%. Distribution margin is moderate at 48.4%. 


Uptrend - NAV per Unit

Downtrend - DPU, Interest Cover Ratio, Property Yield, Distribution Margin

Relative Valuation

i) Average Dividend Yield  - Average yield at 5.24%,  apply the annualized past 4 quarters DPU of 9.042 cents will get S$ 1.73. 

ii) Average Price/NAV - Average value at 1.09, apply the latest NAV of S$ 2.267 will get S$ 2.47.

Author's Opinion

 Favorable Less Favorable
Low Cost of DebtShort WALE
High Interest Cover RatioShort WADE
LowTop Tenant & Top 10 Tenants ContributionHigh Top Geographical Contribution
NAV UptrendHigh Top Property Contribution
 Low Property Yield
 DPU Downtrend
 Interest Cover Ratio Downtrend
 Property Yield Downtrend
 Distribution Margin Downtrend

FCT performance has been affected by COVID-19 but a strong recovery for the tenants' sales is seen starting from July. With the upcoming phase 3 opening, FCT performance is expected to see improvement. FCT has just completed its acquisition of ARF on 27 Oct and divestment of Bedok Point on 9 Nov. 

As per the above Pro Forma DPU from the proposed acquisition presentation, the DPU is accretive with both FY2019 and 9M2020 scenario. As such, moving forward, FCT performance is expected to be improved.

For more information, you could refer to:

SREITs Dashboard - Detailed information on individual Singapore REIT

SREITs Data - Overview of Singapore REIT

REIT Analysis - List of previous REIT analysis posts

REIT-TIREMENT Patreon - Support this blog as a Patron and get SREITs Dashboard PDF

REIT Investing Community - Facebook Group where members share and discuss REIT topic

*Disclaimer: Materials in this blog are based on my research and opinion which I don't guarantee accuracy, completeness, and reliability. It should not be taken as financial advice or a statement of fact. I shall not be held liable for errors, omissions as well as loss, or damage as a result of the use of the material in this blog. Under no circumstances does the information presented on this blog represent a buy, sell, or hold recommendation on any security, please always do your own due diligence before any decision is made.


  1. With Covid-19 situation and retail business badly affected. Is it still a good choice to buy in retail reits at this time for dividend especially with vaccine announced will be out soon. What is your view?

    1. Retail is indeed badly affected, however the worst seems over, at least for Singapore and China. My idea is always not to over concentrate in single REIT sector, so even with retail and hospitality REITs beaten down, I would rather view it as an opportunity to accumulate those fundamental strong 1, with a long term horizon.

  2. Thank you for your prompt reply. Will spread my bullets as per your suggestion.