Cory Diary : Categorizing Investment Chart View

When we categories equity type in our Pie Chart, we basically shape it the way we view them and it could be bias. Due to that, it could influence us negatively if we are not careful. So the last article about the pie chart link here and right below.

This view tells us probably we have a good balance of what we want to see. With reducing bond. Increasing Growth. And Reits mainly for dividends and some growth.

Below is a new view of the investments which include CPF and Gov Securities. As blogged earlier, the plan is to have them as part of Bond contributors.

We also want to make sure to benefit from stocks that keeps our STI index kicking. Namely, Banks. As we can see from below, banks allocation is not that great despite the risk of digital banking. This is probably something that we should keep in mind to build-up when there is dip opportunity to be portfolio balance. 

Gov Security is reserve to hold for home loan emergency needs. If we take this view, there is opportunity cost we have to pay for due to low yield. If we try to invest in SSB today, is not a good place for experience investor as the interest is quite low. As current amount is sufficient, we won't see absolute increase in here in the future. 

This segment is purposeful but it will also be in the back of our mind to find a way to optimize it if risk can be managed. It is also untapped potential when loan get smaller over time or the portfolio gets bigger which lower the risk of this portion that could tap as opportunity fund in major crisis.

As for CPF, the current rule support higher SA allocation till 55 for people in specific age group. So likely will max the annual allocation allowed to be contributed for the next few years. 4% interests provide baseline low risk returns.

CHN-Growth is investment in Chinese stocks. The small segment helps this time from the market crash and have better understanding of their stocks. However it also present room if the condition is right to invest in China Market. Regulatory issue aside.

What next ? Maybe should include investment property.

Finally, to make life easier is important we Maximize our money to Work but it has to be Risk adjusted. Key takeaway, how we categories our chart matters.

Cory

2021-0822

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Cory Diary : Equity Sector Allocation

Segment of Portfolio Equity has not been review for some time. I think is time to do a quick checks using Pie Chart. The plan is to eliminate Bond long term and becomes opportunity fund.

Growth Stocks are mainly listed in US and HK Markets at 60% to 40% respectively. They are World Class Companies. Newly introduced into this year portfolio to gain exposure to foreign markets especially Tech stocks after they have registered significant gains in Year 2020. Due to that, introduction is careful. While the US is doing well, Chinese shares take a heavy beating. Mainly Alibaba. Overall Foreign shares are still quite above the waterline. The next step is to target Growth stocks to 15% of portfolio. How to do it we will have to see even though in logical sense Chinese shares are the way to go however executing it aren't easy.

REITs are Portfolio Dividend Drivers. They form the core of dividend returns. In this approach, the goal is to provide sustainable income generation capability. Most of the Reits are lower yield due to strong attributes. Within, we have Euro and UK focus. And many other REITs have exposures in US, EU, AU and Asia Regions. At the moment I have deployed some cash to Keppel DC Reit however further injection will need to monitor for a while.

SG Cores Stocks are strong local stable companies that are diversified in different segments. Bank, Exchange, Supermarket, Telecommunications and Testing Services. Each of them has their own niche of their businesses in the local economy. They are also good dividend providers especially with recent curb removed for the banks. Long term wise, Singapore Stocks are not seeing much growth with exception applies. Other than DBS for trading, I do not see the need to manage others in here.

Bond allocation has been on reduction path as CPF will be the main holding for such in which SA account is giving at least 4% returns. This has been blogged earlier on the slow shift. Still in deliberation mode whether should CPF be tracked here or just in Net Worth allocation chart. Cash generated here will be locked in CPF till Age 55. And bulk of it in RA account if the size is not much bigger than FRS requirement.

Still no coins ... 😂

Cory

2021-0816

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Cory Diary : Comparison List of Stocks

Have we ever wonder if we have a group of interested stock list. How do they perform against each other for a specific period in time ?

Stock List

• 9988 - Alibaba HK
• ACDSF - Ascendas Reit ( Paid 3.02% dividend )
• AMD
• DBS ( Paid 2.23% dividend )
• HST - Hang Seng Tech ETF
• ME8U - Mapletree Ind Reit ( Paid 3.4% dividend )
• MSFT - Microsoft ( Paid 0.3% dividend )
• TSLA - Tesla

They can be found in Cory Portfolio. In summary, SG Reit stocks do ok if we include the dividend already distributed. Champion is slow and steady Microsoft interestingly followed by DBS powering this year STI. At the bottom are Alibaba and HS Tech ETF due to Chinese Regulatory crackdown. From the pace that is going on, doesn't looks like abating.

Cory

2021-0815

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Cory Diary : Microsoft Corporation (MSFT)

When first start US stock investment this year it feels like after a major battle already won and we are going over what's left of pockets of resistance. There's nothing much to left to take. And if things turn bad, we got more to lose. Many technology stock after Year 2020 Covid have significant capital gain. This becomes a problem as there is element of FOMO ( Fear of Missing Out ) phenomenon that could left late investors carrying the elevated price.

We could wait for price correction which may not happen based on S&P500 hundred years performance. To not learn from this Year 2020 mistake of not investing in US stocks specifically Tech Stock is a non-starter from Growth and Covid perspective.

To overcome this, Microsoft fits the bill in that the stock climbs in a gentle and consistent manner. Of-course this is after some deliberation I did on the basic fundamentals of the company. ( MSFT ). Interestingly on data level, just the PE. Since then after my first lump sum investment, it has already registered almost 25% gain ytd. This is not common for a dividend investor who aren't use to seeing such growth in gains and that's exactly what we want our portfolio to have in diversification. Unfortunately I am so pre-occupied with so many things that I lack the conviction to build on it.

Nevertheless, it has grow to 1.7% of portfolio allocation. Potentially I could still build on it slowly with some injections on a portion of cash excess whenever necessary. There's few things to watch unlike Index ( country level ) which is that Microsoft still has to have an edge in their businesses.

Maybe investing is that simple. dude.

Cory

2021-0814

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Cory Diary : Keppel DC Reit

Started my awareness on Keppel DC Reit early this year. Held it for a month and then sell it on Ex-dividend. Good kopi money. Welcome to the world of speculation.

In Aug this month, I find the price has dropped quite significantly. Started to put some money in it after the price bounce on China acquisition. This time the entry evaluation is for longer term investment from growth and dividend angles. Adding some money will kickstart my curiosity with skin in the game. 

KDC has track record of it though the yield is low due to running away price I presume. However buying low is not easy to lose a trade for a company that has a big sponsor. Ok, I do get some basics info. 

Unfortunately, there is reason for the near term dip. Seems like the market knows there is private placement coming. And today it announced 2.522 ( 2 % discount ) at the high side. So basically we pay back some kopi money for it. People who is veteran in this counter probably will sense it coming.

Blogged previously that private placement (PP) is not a bad thing especially for one who is not familiar. It helps to reinforce the decision and whether we should build up investment in it. A small price to pay to Private institutions and accredited investors who are generally more savvy and skin in the game as they are paying high side of it.

Now with this all happened, time to do a deeper understanding of the stocks. The first thing to do is to get the basic direction right. NAV, DPU, Gearing, Interests Coverage and Debt cost. This are easily available in SGX website. If you are not doing this, probability of success will be much smaller.

Before PP, the interest coverage interests ratio is 12.9 ! Debt is 1.5%. This is quite striking right ? And if you think they probably gear to the max, is not right too. Gearing 36.7%. This tells us a lot on the profitability of the business. NAV is a reference in this case as I feel running DCs is more technically talent based. And the last but not least is the DPU. Depending how we count, the yield can varies. Currently I am seeing 3.6%-3.8% range. Not shabby but certainly not in the same league as many well run property Reits. However what it lacks, it makes up with growth story.

The recent acquisition in China is a break from a dry spell since the change of CEO. And this keeps me excited even though recent China crackdown do cloud them a little. The PP left some cash untapped but personally for now not so worry considering relative to the amount raised, this Reit is significantly much larger. There are other metrics but those story will be for others to play them out as it requires more attention to dive into for some.

With 5G requiring a lot of data space, and the world going more data, this could continue for some time. With the latest Rights Issue, metric will change slightly I believe. However, is this good enough for me ?

Cory

2021-0813

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Cory Diary : Equity Allocation Aug'21

Driving more focus into few areas in August. Below a glimpse shot of Equity Portfolio.

Activities

1. Adjusted to 10% Cash Investment fund of Portfolio. Continue to maintain 60k dividend plan.

2. Did some re-balancing down in DBS, Netlink, AMD and IS Asia Bond. Also cleared CICT, AIMS, OCBC & MNACT Positions

3. Some cash back into KDC as the counter is down about 16% from peak. The start of acquisition is a good step for the New CEO.

Portfolio

7 Reits ( Including iReit and Elite Com )

5 Foreign ( including HST )

5 Core ( Including SS )

2 Bonds

Looks to me in clean slate which I feel comfortable.

Evaluations

Quick Evaluation of a few counters. Koufu, VHT, ... , And whether to increase further in HST, Elite, iReit, Sheng Siong and Tesla. Decided to get more of MCT and MIT.

I wanted to dedicate some time on my evaluation methodology but a little lazy. Will do this next time. Basically the time I spend in such is not much as I prefer higher level decision making.

thanks

Cory

2021-0812

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Cory Diary : Multi-Years Compounded Performance

This is a long term tracking chart. The performance includes Dividend received however for ease of tracking, STI dividend was excluded. Therefore, will need to add about 3%+. There is already some elaborate study done on it so is quite safe to do it for aga-ration.

Annual and Multi-Years Compounded S$ Returns

One thing I like about this chart is setup one time without need for modification as is all in %. This is especially so for those who has heartburn to see absolute figures especially younger adults that just step into the adult world, and feels astronomical.

For this chart, there are two vertical scales. Left is to track annual returns. Right is to track Compounded Multi-Years Returns. They are put together because when I first have them drawn, there is good corresponding reference to each other in same scale with different chart representation. Over time the sense of different size proportion looks better if I could include Year 2008 GFC swing, and the scales differentiated.

The annual performance has been coming down over the years due to increasing portfolio size and risk management. It has stabilized for the last 7 years. Trying to breakout from it on risk perspective will be difficult mentally. However my recent venture into oversea markets may change the picture. The US stocks invested have stabilized and recent investment in HK Tech at lows (which can go lower). Moving forward it will be interesting to see how US and HK Markets exposures will do to the returns.

As the chart indicated, compounded returns multi years stood at 7.3%. Only the last figure of the years matter. As for STI, is 0.1% only. And if we include dividend it will be around 3%+. Take note this is S$ and I have written earlier that currency matters if we invest overseas due to strong S$.

Some people will be questioning why STI is so low. Relatively, STI has not been performing well. Another reason is the chart started on Year 2007 just before the Year 2008 GFC. Frankly it can be worst if it has not been held up by the banks and a few Reits this year.

Unfortunately you can't choose when you are born and so are the year we start investing. Take note past returns does not implied future returns.

Cory

2021-0809

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Cory Diary : Short History of iReit Global

Timeline

7th Aug'20 - 1H2020 DPU S$2.85 (3.16 bf. ret), NAV €0.55, 641,862,550 Shares, Gearing 39%.

7th Aug'20 - Propose Remaining stake in Spain. Stock price dropped 3 cents from S$0.67 and then slide down to S$0.575 in early Nov. A significant right issue at 39.5% discount. 

22nd Oct'20 - The acquisition was completed.

28th Oct'20 - IREIT also repaid the €32.0m loan provided by CDL.

10th Feb'21 - 2H2020 DPU S$2.18 (2.42 bf. ret), NAV €0.47, 938,963,000 Shares, Gearing 34.8%.

28th Apr'21 - Propose acquisition of 27 properties of Decathlon France.

12th May'21 Completion of acquisition expected in 3Q2021

30th Jun'21 Placement 11,372,868 Units @0.6155. Stock Price @0.635.

2nd Jul'21 Launch of PO 214 for every 1000 existing units. Closed on 14th Jul'21 PO 201,137,870 Units @0.595. Stock Price @0.635

6th Aug'21  - 1H2021 DPU S$2.30 (2.56 bf. ret), NAV €0.50, 952,302,277 Shares, Gearing 33.3%.

Stock Price 0.635.

In Review

If we are to do comparison on 1H2021/1H2020, DPU reduced by -19.3%. Per 1st Rights and 2nd Rights issue if we take the number literally is -8.3% and -2.2%. For both rights issues, they were DPU dilutive and shareholders are compensated through rights discounts and for savvy holders applying for more excess rights. The first Rights discount 39.5% on large amount of shares while the 2nd Rights issue yet include will be typical and much normal.

So If we understand the complexity of the above we would understand the result below on why iReit needs to reinstate 2020 results as this is already expected, to achieve 17.3% YOY increase instead just on larger share base basis, and not considering the discounts.

So to make it simple, how do we value it ?

Year 2020 yield is 7.2%.

Year 2021 YTD 6.9%.

However we have significantly enlarged base excluding Decathlon France exercise. Between the two dates, shareholders gained in discounts, distribution and capital. Win-Win. Now, how will 9th Aug'21 trading day think is anybody guess.

Hope this helps.

Cory

2021-0808

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Cory Diary : Trading Log 2021-0808

Do quite a number of trades recently for a number of reasons. So I thought is good time to document my thoughts as my portfolio hits ATH and want to secure my profits for some counters and some rebalancing. Take note this is from memory so I could make some errors so please DYODD as usual.

CICT

Cleared my position when the price bounced back some after Ex-Dividend. My opinion is that opening up certainly will help the malls. Considering I have positions in both FCT and MCT, I could be more focus. CICT still has possible opportunity externally but I decided not to wait. I may come back to look at it again if they work this out well. Don't get me wrong. CICT is still a stable stock to own for dividend but I am looking for more growth and I feel FCT and MCT will likely do better in the long run.

Nothing is better than a picture. This is where I should focus for longer term. Hope this explain my changes with time. Is quite obvious.

DBS Holding & OCBC Bank

With MAS finally lifting of Dividend Curb, the stock is now back to 33 cents for coming quarter. DBS price went past $31. I took the opportunity to take some profit off the table instead. One of the main reason is that the earning has comes down before allowances. I still have large holding in the bank. I also take the opportunity to clear off my OCBC balance shares the same time. A wonderful ride with banks this year with DBS registering the largest gains YTD and indirectly pushing up the STI Index.

SGX

The result of SGX is not so good. Lower rev and profit. What's surprise me is the interests return from Treasury income took a hit due to lowering interest rates. I didn't see this coming. The stock is quite promising. My investment in the stock is I have the gut feel is quite undervalued. When it hits $12, I did not sell. Frankly, I do not know when to sell because I am not ready for it. So the financial report kind of hit it on my head. I decided to take some profit off the table. Again I am still well vested in SGX and will continue to monitor a bit.

Cory

2021-0808

Articles in this Blog is personal take and educational purposes only. Reader should seek their own professional help when making financial decision and be responsible for their decision.

Cory Diary : Elite Commercial Reit - GBP

For those who are not familiar, Elite Commercial Reit (MXNU) is listed in SGX traded in GBP. Initially daunted by the need to manage exchange rate and it's risk, it is now a part of Cory Portfolio that provide strong dividend yield. It does take time for Old Cory to adapt but he really do. And is even better to do it when rate is favorable. Obviously, high yield is meaningless if the business fundamental is not there as it will not be sustainable.

Fundamental

1H2021 Report

DPU 2.63 in which 0.09 advance has already Ex Div. Annualized yield of 7.85% ( @Price 0.67 )

Gearing 42.1% which is slightly high so further acquisition will need to raise fund

Cost of Debts ~1.9% is quite low.

ICR 6.4x cannot be better

Exchange Rate

GBP has been doing very well against SGD. Current 1GBP = 1.88 SGD. So people who has vested since Oct last year enjoyed further currency gains.

Short and Sweet. 

Roger Out.

Cory

2021-0804

Articles in this Blog is personal take and educational purposes only. Reader should seek their own professional help when making financial decision and be responsible for their decision.

Cory Diary : The Crackdown of China Mega Companies

The Crackdown

China crackdown on Tech and Education sectors have seen major corrections. Investors who are Pro Chinese economy suffered the most if they are vested in share of this Chinese companies. Wonder who's next on the list ?

To give a glimpse how deep it is.

Peak of Alibaba (HK) was HK$307.40, now is HK$189 over 8 months. That's -38.5% decline.

Peak of Tencent (HK) was HK$775.50, now is HK$549.5 in just 5.5 months. Declined -29.1%.

Peak of Mei Tuan (HK) was HK$460, now is HK$215 for -53% in about 5.5 months.

On the positive aspect, the price only slipped back to mid of last year which compared to Education Sector basically close to being annihilated over 5 months. Not going into why they are doing this but certainly CCP does a better job that Trump couldn't for his entire term.

And this comes to how unbelievable it can be on state engineered collapsed of the companies. It is basically one-sided affair without any compensations to shareholders. Can US shareholders sues China ? This going to be serious if they won except that they have never approved their listing. Sounds like CLOB huh ? 

HST

What we have learned is that probably we should  diversify if we want to have China exposure. So that's what I did recently. Initiated new small positions in HST except it is still Tech. So my main worry now is how bad can it get for Tech. Will have to go slow on my purchases. Someone mentioned to wait for uptrend. That's probably a good suggestion. At the mean time, stanch believers of Chinese economies will have hard pills to swallow politically.

Cory

2021-0802

Articles in this Blog is personal take and educational purposes only. Reader should seek their own professional help when making financial decision and be responsible for their decision.

Cory Diary : Equity Performance Report Card Aug'21

Preface

Please spend some time to do a slow read and think else I rather you skip this article. The trading month ended for July and I am more excited on this report card. 

Wealth

If one has noticed, I have been sharing wealth information so that people of My Time benefits. I hardly care less of people who think negatively on such sharing for they are likely in the poorer category in which I could understand they likely will also think money is Evil.

Let me tell you this. You are what you are and money just amplifies who you are. (Says Benny from a youtuber of Café Money)  Just like sex, we Asian hardly talk much on the detail of money and asset as though is some devil schemes from hell. Fact of matters are Sex and Money are major part of our lives that provides the needed motivation and drives. Discussing them will help our life significantly.

Nice Surprise

This morning I got invitation to join Private Client. What a nice surprise though I suspect not much to do with my growing portfolio but consolidation of my accounts. Does it helps to join or more constraints in the future ? I will have to do some investigative work and for the matter is just an algorithm that trigger the invitation and then you get tied probably. When you hit my age with saving and growing salary income and investment, plus the printing thus higher inflation, hitting the amount needed to qualify maybe just matter of time. They probably will adjust the bar higher if it were before Digital Banking Age. To some readers, they would have it long ago so bear with me as I grow. And to younger investors, I have this to say, be patience ! Your time will come.

Digital Banking

With digital banking on the rise with competition, traditional banking no longer has monopoly edge over the consumers. The new frontiers will be Investment Banking and Wealth Management. So collecting clients will be a hobby necessity for survival considering the fixed cost to manage them will be reduced with the automated Digital World.

Report Card

Talk so much today. And here my Aug report card. Is a tooth and nail fight again with STI and manage to edge out a little bit again from last report. So the delta has narrowed to -2% from STI Index. Portfolio hits ATH not surprisingly as this helps to get the invitation. ( grin ). I am still quite positive on the fight till year end.

If one has noticed, I have Cory XIRR (Annualised YTD)  and Cory Yield for comparison and they typically do not deviate much. It should stay that way if fresh fund injection is not significant, and it is so far for my case.

The portfolio still has some room to move up so I am not surprise it will move higher provided there is no broad market correction. Again XIRR for my chart is ytd annualized so the end date of the formula set as 31 Dec'21 instead of today. So that it won't extrapolated the performance which could easily move my XIRR up by another 80% probably. If it happens then it will deviate significantly from my profit yield which is a "Good Checksum" I believe.

Profit yield basically is Total Profit YTD including dividend gained this year alone, divide by Initial investment cost valued on start of year. So XIRR for my YTD hits 9.4%. The stronger performance was due to : -

1. DBS share maintained above 30

2. AREIT moving up

3. MINT scaling up well

4. US stocks doing well

5. SGX is still growing

Foreign Shares allocation hits Stage 2 which is now 10% of portfolio allocation. I am glad so on the market diversification is showing traction.

Cory

2021-0731

Articles in this Blog is personal take and educational purposes only. Reader should seek their own professional help when making financial decision and be responsible for their decision.

Cory Diary : Sheng Siong 1H21

When I think of Sheng Siong. Here's what in my mind. One of iconic brand in Singapore that is doing well in Covid and Prior for a family run business. Reward shareholders and employees. Expansion in China. Outskirt supermarket.

Result 1H21

To sum it up the recent performance, table as above. If we do a fast look, one would think Sheng Siong has a terrible 1st Half but we need to remember that it benefitted disproportionately last year due to Covid lockdown and is not a normal year.

Profit

What we have to do is to view current half below and what is their possible future by skipping Covid Period. Operating Profit for 1st half is already 87% of FY2019 Pre-Covid.

And that's the power of Sheng Siong growth story and this is despite maintaining about 70% of dividend payout ratio. Another Good News is that the subsidiary in China continued to be profitable.

Cory

2021-0730

Articles in this Blog is personal take and educational purposes only. Reader should seek their own professional help when making financial decision and be responsible for their decision.

Cory Diary : The Secret Trick of Dividend Investing

The Myths

Often people uses DPU as yardstick for evaluation of Reit returns and this is perfect. Obviously nothing matter if the integrity or risk of the Reits are in doubts. If that is the case, why often we see top performer of Reit investor often has low yield Reit ? Many will argue it takes a huge portfolio to achieve the level of dividend needed. That's a huge misconception when one tries to reverse engineer and implied so.

Another key believes is that they buy early in the dividend game, years ago. And so people hope for a big crash before they will consider the same to stretch their dollar. Hello ? did you buy significantly in Mar'20 Covid crash ? If so why is your portfolio still not big ?

Reit Valuation

Valuation of Reit in addition to current yield there is another critical factor which I did not blogged much about and that is price growth. Never mind what's behind that drive it in this article. The essence I want to share is price growth. huh, isn't that blasphemy ? Please hear me out.

In March'21 this year, Mapletree Industrial Trust hits low of 2.52. At this price the current yield is about 5.2% in which DPU roughly 13.2 cents. Some would even say 5%. Not that great and many will ignore it. Fast forward today, less than 5 months later, is now last traded at 2.92 on 7/28. Yield 4.5%.

Now, if we add 13.2 cent and the price delta from Mar to end July of 40 cents, that is 53.2 cents. Now work back the math if we use 53.2 cent / $2.52 = 21% for 5 month works. Think it in yield term this is easily 10 times of March'21, 5.2% yield annualized.

Real Life Example

And this is an example on why I bought Mapletree Industrial Reit this year from Feb to Jul'21 this year. I have a price expectation that it can go higher while I am prepared to wait to collect 13.2 cents annually.  That's the Magic on why Portfolio can compounded fast because is just not dividend even though we are prepared to sit on it. So next time someone tell you his portfolio is small and will take forever to grow, ask him to think again.

I have challenged two huge misconceptions today that most do not know about. And how I grow mine. How much we understand is up to individual. Next, how I know the price has the potential to go much higher ?

That's another Story Telling which sprinkles across in all my articles.

Cory

2021-0729

Articles in this Blog is personal take and educational purposes only. Reader should seek their own professional help when making financial decision and be responsible for their decision.

Cory Diary : Tesla 2021 Q2

Tesla

Spectacular Result from Tesla yesterday. Best Quarter so far.

YOY

Net Income 1.4B from $104M

Non-GAAP earnings per share of $1.45 ahead of $0.98 expectation

Revenue rose 98% to $11.96 billion, from $6.04 billion a year ago

Operating cash flow of $619M

Produced 200k Vehicles

Operating Margin of 11%

Bitcoin-related impairment of ($23 million)

Solar and energy storage business rakes in $810M Rev. 116% from same Q last year.

The business is damped by ...

The chip shortage “remains quite serious,” Chief Executive Elon Musk said in a call after the results. “The chip supply is fundamentally the governing factor on our output,” and it’s hard to say how long it will last because it’s out of Tesla’s control, he said.

 “To better focus on these factories, and due to the limited availability of battery cells and global supply chain challenges, we have shifted the launch of the Semi truck program to 2022,” it said.

and today by Chinese Tech and Education Stocks sell down. Tesla PE has come down from 1200 range many months ago to less than 175 ! with it's  growth. That's how amazing the business ability to scale.

Took the opportunity to do a little DCA on Tesla Shares in a Sea of Red Tides. 

Cory

2021-0728

Articles in this Blog is personal take and educational purposes only. Reader should seek their own professional help when making financial decision and be responsible for their decision.

Cory Diary : Returning to MNACT (Updated)

Mapletree North Asia Commercial Trust

After significant sales in Aims Apac Reit, the portfolio needs some higher yield Reit to compensate for the dividend. One of the consideration is MNACT due to Maple Story ... and of-course the yield. The main concern is the potential rights issue. Nevertheless, no harm to go ahead to initiate some token purchases.

The Business update is out today so I thought is good to take a peek. The table below looks quite ugly. Not sure is an understatement. The reversion -34% on 44% of leases in Festival Walk. Not sure there is more contract focus on earning from sales which are in good recovery phase.

Do note the ICR is Trailing 12 months basis. However much lower rental reliefs of S$4.0 million granted to retail tenants at FW in 1Q FY21/22 compared to the corresponding period last year (1Q FY20/21: S$17.9 million )

Personally I feel MNACT is racing against time before the full impact of FW is felt such that DPU will continues in a reasonable manner with rising retail sales and timely acquisitions. There is also another equation which is the insurance proceed. There seems to be so many unknown and I am glad that currently my stake is small. After reviewing the information, probably to halt further increase till we have more concrete results. But I have no doubt the Manager is capable and doing the best they can.

(Updated 7/28: Decided to clear my small position ~cut loss and move to HST)

Cory

2021-0727

Articles in this Blog is personal take and educational purposes only. Reader should seek their own professional help when making financial decision and be responsible for their decision.

Cory Diary : Why is Reits affected by Interest Rate

Often we hear analysts or in forum the perception that Increasing Interest Rate will affects the cost of Reits Loans therefore profitability. However the correlations on table below tells a different story that Reits do generally well in high rate environments .  Hope this settle once and for all, the myth or maybe there is deeper issues within.

Interest Rate Impacts

A well managed Reits will pass the cost to tenant. A too drastic increase within a short period do affect Reits short term as majority of tenancy agreements are still in force but that's not the argument here. Some Reits have build-in rental escalation tied to sales and inflation. Nevertheless, cost is able to pass down to tenant mitigating the impact.

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Yield Compression

What we know is that when investing in Reits, we looks for yield therefore it is logical that we compared it to other products to decide is it worth the risk or seek better returns. In the scenario movement of Interest Rate upwards, it can cause Yield compression. This make us less willing to invest in Reits unless the yield improves further therefore lowering the stock price.

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Competition Examples

Singapore Saving Bond (SSB ) gives 1.5% annualized (each year) for 10 years. Say the rate doubled to 3% and this allows SSB to give higher rate say 2%. Some people who invest in a Reit logically will switch to SSB considering it is basically riskless to capital. Reit price will naturally falls as there will be more sellers.

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In situation of no good alternative, REITs price will generally rises with strong economic and stability as investors are willing to take larger risk. Another comparison though not necessary guaranteed is CPF giving 2.5% and 4% to CPF OA and CPF SA respectively. Though riskless, there are limitations and restrictions.

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Not all Reits are the same. Some Reits risks are insane. Be careful of Yield Traps and Pitfalls. However, if a Strong Reit is unfairly sold down, remember to "Koi Durians" ! This differentiate Veterans from the Green as Fundamentally, the business unchanged.

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If you are interested to know more about Reits. Try this books !

Making your Millions in Reit

Passive Income from Singapore Reits

Singapore REITs as An Asset Class

Playing the REITs Game

You could be well on the journey to Financial Freedom like me. But please DYODD.

Cory

2021-0725

Articles in this Blog is personal take and educational purposes only. Reader should seek their own professional help when making financial decision and be responsible for their decision.

Cory Diary : Equity Allocation Jul'21

iReit Global

Recent change includes the long awaiting Preferential Offering (PO) finalized. The excess allocation result is kind of surprise yet not. CDP share has more than 2700% excess allocation in term on original rights allocation. This is in consideration that share size is minuscule.

On Custodian account side which is where main bulk of iReit shares are, it is slightly more than 100% excess allocation again in term of original rights given. If we have applied for double the excess, there is likelihood we would have got it as well based on others feedback. This is a surprise. On hindsight, which is a bitch, PP is quite small relative to PO. Well sometimes it takes experience to get through. And then proceed to shade a little off the portfolio to right size the exposure assuming the trading price maintains.

SGX

Is on the tear again. Blogged many times on the significant undervaluation. It has keep growing. Unfortunately we couldn't chase as valuation is an Art especially so when we have sizeable exposure already. It is also one that provides the balance factor on different market sentiment days. It has the potential to grow to join the big 5 of the portfolio allowing more diversification and stability needed to compensate on smaller bond size.

Allocation

Bond investment reduced to 11% but in actual there is expansion in CPF allocation which is not part of this scope. Any interests on Bond/CPF can read ( Here ). Reit allocation lowered to 48% despite recent PO. This is mainly due to reduction of Aims Apac Reit from recent run up. I was second guessing potential rights issue which I have no plan to take up hence the change but on second taught there is possibility of merger which has been rumored for a long time.

We have seen good gains of the portfolio this year. However, there is still room to grow till the end of the year as it has laggards such as Malls and Industrial Reits which will benefit from the recovery of Covid-19 despite hiccups. Maybe we will see 15% allocation if all stars aligned.

Dividend Returns

Dividend generation at sustainable level for the portfolio hits 60k. ( If we leave as it is without injection and say 2% growth, and some dividend growth as well, we will see 4k more dividends each year. This is rough estimate as we need more data with time to get the trend right. The formula will be portfolio value x 2% growth x 5% yield + 2% growth x annual dividend. ) Some injections will push the annual dividend increases to 5k. What this mean is it will take 7 to 8 years for dividend to grow to 100k annual on conservative estimate if we let the portfolio runs on with limited intervention. However, the portfolio which has been living on 7% annualized returns for past decade. So it can be done in 5 years or less. A long stretch goal. Wishful thinking ?

Cory

2021-0722

Articles in this Blog is personal take and educational purposes only. Reader should seek their own professional help when making financial decision and be responsible for their decision.