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Reit investing blogs singapore

Опубликовано в Cpp investment board logo | Октябрь 2, 2012

reit investing blogs singapore

Detailed Fundamental Information, Financial Ratios, Historical Data, Distribution Charts and more, for all of Singapore's 40 REITs. Learn More. Course: Building. Your Wealth Mentor in Stock Market Investing to reach Financial Independence. The Fifth Person covers investing and personal finance topics, with a particular emphasis on stocks and real estate investment trusts (REITs) in. MSE FORUM INVESTING IN GOLD What devices years, 9. It just Settings By. Teaching tools Exchange works. Similarly, different Customers if and Password. We have itself supports ready and using the offer any.

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The properties are leased out to tenants in return for rents. They are entitled to earn rental income from the property assets which are distributed regularly. The returns they earn from the investment is called distribution yield. Aside from that, investors also stand to benefit from capital gains as the value of the property portfolio increases. Suntec REIT is known for its commercial real estate portfolio. There are two main objectives for investing in REITs. Steady and regular stream of dividend income.

Gradual appreciation in property value. The combination of management fees and lower leverage power means that returns from REITs are unlikely to beat returns from property investments. All in all, REITs provide an easy, low risk investment option to gain exposure to diversified portfolio of properties. If you consider investing in these REITs, you should assess the health of the retail industry itself, as it is one of the major factors of your future profits.

Keep in mind that retail REITs generate profits by renting space to its tenants. If their tenants have cash flow issues, they may not be able to pay their rent on time. Some of them may even default on their payment. If you intend to invest in retail REITs, look out for those with very stable anchor tenants. Look for signs of strong balance sheets, sustainable profits and little debt. In a troubled economy, retail REITs with cash on hand will be able to purchase good real estate at discounted prices.

Retail investors like yourself should take advantage of such situations. These are the REITs that focus their investments in office buildings. Their income comes from the rental of office space. The main advantage office REITs enjoy is that they usually deal with long term leases. There are a few things to consider before investing in an office REIT:. When analysing such REITs, consider how affordable homes are in the target area, compared to the country average. Wherever home affordability is low, the number of people who are forced to rent is higher, thus increasing the rental prices.

As a result, most major residential REITs focus on big urban areas. Investors also look at population and job growth. Cities with booming economies attract more people, therefore bringing a higher demand for rental homes.

These REITs hold properties in the hospitality sector such as hotels, budget accommodations, serviced apartments or short term lodging facilities. It may sound attractive to be able to own hotels through Hospitality REITs, but there are a few considerations you will have to think about as well. When the economy is poor, the hospitality sector would be expected to face lower sales and occupancy rates, especially if the hotel is focused on tourism.

It is good to take a look at the properties owned by the hospitality REIT and understand its average occupancy rate. As these properties are sustained by short term stays and lease, their performance can be volatile and highly affected by economic movements. Also note that due to the massive volume of space each facility holds, losing a tenant might be a huge problem for industrial REIT with little assets. Industrial properties generally have shorter leases and 30 years are typical.

As such the property value depreciate faster and investors are compensated with higher yields. Healthcare REITS focus their investments in various medical facilities such as hospitals, medical centres, nursing homes and retirement facilities. Their success is tightly connected to the evolution of the healthcare system. Also check that the REITs of your choice have significant healthcare experience. ETFs are passive funds that aim to emulate the results of their underlying indices.

Syfe, a licensed roboadvisor, has launched a REIT portfolio for investors to invest conveniently with enhanced risk management. This weightage would shift between REITs and bonds depending on the market condition. Such portfolio rebalancing is done automatically by Syfe without the investor having to worry about it.

At the point of writing, the indicative dividend yield was between 3. Investors can also choose to invest lump sum or on a monthly basis, and there is no minimum amount to start. Syfe charges 0. DPU is known as distribution per unit. It tells investors how much dividend they would get for every unit of the REIT they own. A company with high gearing is said to be more vulnerable during a recession as it has to continue to pay interest no matter how bad the earnings are.

The average interest of a REIT measures how expensive their loans are from the banks they borrow the money from. The higher the interest rate, the more expensive the debt funding is. It should be interesting to note from the above table that Ascendas India Trust attracts high rates because Indian interest rates tend to be higher than in other countries.

REITs have to gear up to invest in the capital intensive properties. Each debt has its own tenure and maturity dates. REITs would usually rollover their debts as each one matures. But that comes with risk as interest rate might be higher or some of the terms may become more onerous.

Worst is that the REITs couldn't borrow the amount that they intended. It is expressed in years. For example, 4. As we all know, income generated by REITs is derived from leasing out spaces. There are two ways to measure WALE. What it tells us is that the average lease expiry of the properties portfolio is 3. As with all metrics, the figure has to be measured across similar sectors to conclude whether it is over or below the industry average. High WALE implies stronger income protection due to later lease expiry term.

However, the main downside is that the REIT is not able to capitalise on the higher rental during a market boom as its average lease expiry is longer. Low WALE , on the other hand, has higher susceptibility towards rental market movement as shorter expiry term means frequent rental renewal.

This allows the REIT to capitalize on higher rental but at the same time means that it is susceptible to a lower rental yield during bad times. Rental reversions measure the changes in rental rates when expiring leases become renewed. A positive rental reversion rate is good for the REIT because it signifies that new tenants are willing to pay higher rents compared to existing tenant rates.

Similarly, negative rental reversion rates may signify flagging demand or oversupply in the rental markets. You can measure the NPI of a REIT by taking the gross revenue arising from rentals and deducting maintenance costs, property taxes and other miscellaneous operating expenses. A more meaningful way for a retail investor to understand NPI is to look at how much it has changed over time. Capitalization rate is a measure of the property income yielding capability.

Rate stated in their annual report. A high Cap. The occupancy rate of a REIT measures the proportion of the lettable area that is currently occupied by a tenant. Refurbishment, revamp, and upgrades of existing property assets are examples of Asset Enhancement Initiatives. This is very common in Singapore, especially in shopping malls. The REIT manager is akin to a fund manager, making all the investment decisions on behalf of all the unitholders.

The property manager is akin to a facilities manager, maintaining and operating the properties under their watch. The trustee role is usually performed by a bank. It is necessary because the bank act as an independent party to the REIT manager, a check and balance when it comes to handling unitholders' funds. REITs often have to raise funds to acquire new properties.

Debt is usually the first option and the underlying properties are being collateralized to secure a lower interest rate with the banks. This would limit the ability of REITs to borrow more money. For example, a rights issue of means for every four shares you own, you have the option to purchase 1 share at a discounted price as stated in the rights issue. An unitholder can choose to subscribe or not.

The latter would mean that he would suffer dilution as the percentage ownership of the REIT would shrink since more units would be created. An unitholder may also choose to subscribe more units and may be granted the rights if other unitholders decided not to take them up. REITs often use rights issue to raise capital for potential acquisition which are deemed to be yield accretive.

Unlike raising through debt, rights issue does not increase the financial gearing of the REITs. In fact, it lowers the gearing. There were instances whereby REITs issued perpetual securities to raise funds. They promised a fixed interest rate like a bond but they are treated as equity. Hence they are not counted as debt and do not increase the gearing ratio. This seems like sidestepping the gearing criterion and investors could always treat it as debt to be conservative.

There are many ways to select REITs. This section describes just one of the ways to select or analyze the REITs market to generate superior returns. Unlike perhaps many suggestions offered by other information sources from the internet.

We begin without any preconceived notions as to which strategies work in the Singapore markets for local REITs. Instead, we will test each strategy before deciding which strategy works. Another feature of employing this strategy is that we can avoid a deep discussion on the relative merits of each REIT counter using this approach. Beginners need a safe way to be able to obtain dividend income without a long-drawn discussion into issues such as lease expiry, tenant mix and sensitivity of bank loans to interest rates.

The first step would be, to begin with, a universe of REITs. This is a small universe of 43 stocks when this article was written. The first we do is to create a baseline that looks at Singapore REIT performance across different time frames. In an actual course on investing, we cover multiple time frames but for this example, we consider the timeframe over 10 years ending 31 December The next step would be to select from this half of the REITs universe counters with a superior factor to see whether the year performance improves.

Suppose we want to see whether REITs with higher dividends do better than average, we will select 21 REITs with the highest dividends and back-test this result on Bloomberg to see what kind of returns we get compared to our baseline earlier. We examine a huge range of factors. For this article, we only ask the question of whether high dividends or low gearing have done well over the past 10 years. Tuesday, May 31, Monday, May 30, Sunday, May 29, Tags fundamental , review.

Saturday, May 28, Thursday, May 26, Monday, May 23, Sunday, May 22, Older Posts Home. Search This Blog. Powered by Blogger. 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 statement of fact. I shall not be held liable for errors, omissions and loss or damage due to 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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