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REITs investment & personal finance


Friday, August 05, 2022

Keppel REIT Review @ 5 August 2022

Basic Profile & Key Statistics


  • Main Sector(s): Office
  • Country(s) with Assets: Singapore, Australia & South Korea
  • No. of Properties (exclude development/associate/fund): 10

Key Indicators


Performance Highlight

Gross revenue, NPI, distributable income and DPU increased yoy mainly due to contribution from Keppel Bay Tower which was acquired in May 2021 and higher net property income from Ocean Financial Centre, 8 Exhibition Street and Pinnacle Office Park.

Rental Reversion
The average signing rent of the Singapore office leases for 1H is S$ 11.43 psf, which is higher for expiring in 2022, 2023 and 2024.

Development
The development of Blue & Willliam is on track to be completed by mid-2023. 

Sensitivity to Interest Rate
For every 0.5% increase in interest rate, the DPU impact is 2.1% per annum.

Related Parties Shareholding

  • REIT sponsor's shareholding: Above median for more than 20%
  • REIT manager's shareholding: Above median for more than 20%
  • Directors of REIT manager's shareholding: Below median for more than 20%

Lease Profile

  • Occupancy: ± 5% from median
  • WALE: Above median for more than 20%
  • Highest lease expiry within 5 years: Below median for more than 20%; Falls in 2025
  • Weighted Average Land Lease Expiry: Above median for more than 20%

Debt Profile

  • Gearing ratio: ± 10% from median
  • Gearing ratio includes perps: ± 10% from median
  • Cost of debt: Below median for more than 20%
  • Fixed rate debt %: ± 10% from median
  • Unsecured debt %: ± 10% from median
  • WADM: ± 10% from median
  • Highest debt maturity within 5 years: Below median for more than 20%; Falls in 2024
  • Interest coverage ratio: ± 10% from median

Diversification Profile

  • Top geographical contribution: Above median for more than 20%
  • Top property contribution: Above median for more than 20%
  • Top 5 properties' contribution: Above median for more than 20%
  • Top tenant contribution: Below median for more than 20%
  • Top 10 tenants' contribution: ± 10% from median

Key Financial Metrics

  • Property yield: Below median for more than 10%
  • Management fees over distribution: Above median for more than 20%; $4.17 distribution for every dollar paid 
  • Distribution on capital: Below median for more than 20%
  • Distribution margin: Above median for more than 20%

Trends

  • Uptrend: Interest Coverage Ratio, Property Yield
  • Slight Uptrend: DPU, Distribution on Capital
  • Slight Downtrend: NAV per Unit, Occupancy, Distribution Margin

Relative Valuation

  • P/NAV: Below -1SD for 1y; Below average for 3y & 5y
  • Dividend Yield: Average for 1y; Above average for 3y; Above +1SD for 5y

Author's Opinion

 Favorable Less Favorable
High REIT Sponsor's ShareholdingLow Directors of REIT Manager's Shareholding
High REIT Manager's ShareholdingHigh Top Geographical Contribution
Long WALEHigh Top Property & Top 5 Properties Contributions
Well Spread Lease ExpiryLow Property Yield
Long Weighted Average Land Lease ExpiryNon-Competitive Management Fees
Low Cost of DebtLow Distribution on Capital
Well Spread Debt Maturity 
Low Top Tenant Contribution 
High Distribution Margin 
Interest Coverage Ratio Uptrend 
Property Yield Uptrend

The 1H gross revenue and NPI are similar to the previous half year, but with improvement on the DPU, even without the capital gain distribution of S$ 2 million. The improving signing rent is a good reflection of the demand for prime office space as well.


You could also refer below for more information:

SREITs Dashboard - Detailed information on individual Singapore REIT

SREITs Data - Overview and Detail of Singapore REIT

REIT Analysis - List of previous REIT analysis posts


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*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 and 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.

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