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 M Reits Version 7, Malaysia Real Estate Investment

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cherroy
post Feb 27 2017, 10:14 PM

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QUOTE(gark @ Feb 27 2017, 05:21 PM)
Looks like there is a weakening of the overpriced MReit coming.. ?  laugh.gif

Most graphs are starting to come down from recent peak.
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At least now, their yield is making sense a bit, although still relative low.
cherroy
post Mar 6 2017, 10:07 PM

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QUOTE(gark @ Mar 6 2017, 05:03 PM)
Like I say speculative mah... dont think goldis or IGB have the cash to privatize this giant.  laugh.gif
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Reit has tax advantage, why privatise?

Reit income only has to pay 10% witholding tax.
If privatise and become subsidiary, all income will channel into parent company and corporate tax rate is 24%.
cherroy
post Mar 7 2017, 05:18 PM

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QUOTE(gark @ Mar 7 2017, 01:47 PM)
Chase what yield? 4+% also mau kah?

Better go buy Carlsberg share, dapat 5%...easy

4+% Not much different compared to FD..  tongue.gif
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QUOTE(Pink Spider @ Mar 7 2017, 01:53 PM)
FD no capital growth tongue.gif

FD no revenue growth tongue.gif

FD no AGM to attend to get freebies tongue.gif
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I would say, it is a bit "crazy" market.

CMMT DPU is not going to "explode" to upside, in fact Sg. Wang may continue to be a drag on its portfolio.
So highly DPU will be around the same figure in near future.

While at the moment, borrowing cost won't go lower, hence little potential extra saving on borrowing interest.

So what is the reason to chase after a 4.x% reit (less than 4.5%), while there are FD current give you 4.0~4.2%)

FD 4.1% give you peace of mind, and guaranteed interest.
Reit 4.4x%, subjected to lease condition, interest rate risk, share market risk, aka capital is not protected.

Worthwhile to take those extra risk to gain an extra 0.3%?

Unless the reit has good upside potential of DPU, due to better lease market, a cut in interest rate in near future, or injection of massive yield accretion asset, only then it makes sense.




cherroy
post Apr 1 2017, 10:28 PM

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QUOTE(galaxynote259 @ Apr 1 2017, 10:25 PM)
is there a minimum lot of share to hold in order to attend the AGM?
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1 share.

You can buy 1 share and attend AGM to get free door gift... laugh.gif


cherroy
post Apr 2 2017, 09:49 AM

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QUOTE(djhenry91 @ Apr 2 2017, 12:15 AM)
not 100 shares meh..1 share they not accept worrrrrr
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Having 1 share is also considered as shareholder... bruce.gif
cherroy
post Apr 19 2017, 04:15 PM

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SWP continues a big drag on CMMT.


cherroy
post Apr 26 2017, 10:23 AM

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QUOTE(aspartame @ Apr 26 2017, 09:40 AM)
Good points. However, I have read before that shares in nominee account can be " used " by the broker for short selling purpose or something like that.... this will be risky for us as even though legally the shares belong to us, those shares are short sold and the buyer has legal claim on it... our claim is against the bank , the same thing happens a famous broker recently I forgot the name but funds supposedly held in segregated account are actually used by the broker to "roll" ... so , for nominees account ... as u rightfully pointed, we depend on the brokers proper record ... it is not hard to imagine what a desperate broker will do in times of crisis....yes, legally it is ours but nothing is surer and clearer than money sitting in your CDS or CDP account ... for nominee accounts... even a system breakdown or hack will cause cold sweats at night for substantial amount.... again if amount is small... no problem either way
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From many annual report of listed companies, we can see many major investors, tycoons, fund houses, insurance company also hold shares through nominee entity for their share management issues.
Those shares held through nominee are worth more than billions.

So, I do not think nominee account has significant high risk compared to direct CDS account.
cherroy
post Apr 26 2017, 11:09 AM

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QUOTE(aspartame @ Apr 26 2017, 10:42 AM)
Look at link below
» Click to show Spoiler - click again to hide... «

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I am not disputing CDS may be safer than nominee account.
But nominee account is not as "dangerous" as taught.
It may be a little more riskier, then I would say yes.

If stock broker collapse, then nominee account should be intact, as whatever in the nominee account is not a part of broker's balance sheet.

The reason of introducing trust account within brokers and investment banks (last time on the 80's 90's, you just bank in directly into their account instead of trust account, even more risky) is to segregate and minimize the risk of "abusing" and protect investors more.

If broker/investment bank did "touch" the nominee account/trust account, it is a fraud already.
And it can be easily traced and found out through auditing process as trust account and nominee account are segregated.

Whenever we open an account with a bank, we trust the bank.
Whenever we open an account with investment bank through nominee account, we trust the investment bank.
Whenever we do business with customer and give credit term, we trust the customer to pay when due.

Let's take the case with CDS account,
Whenever we send buy/sell order to investment bank, we trust they will execute the order as sent and credit the shares we bought and pay back us the proceed of selling.
Mind that CDS account is attached with investment bank/broker house.
You can't sell your shares in A broker CDS through B broker.

At the sametimes, even with CDS account
if the broker or a remisier is "desperate" the broker/remisier also can "use" client account to execute any orders, (fraud still can happen)

I think it is a bit "over-worry", but at the same time I am not disputing CDS is more safer. smile.gif

So getting a reputable investment bank or brokers may be more important as compared to nominee vs CDS account.

cherroy
post May 26 2017, 11:06 AM

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QUOTE(elea88 @ May 26 2017, 08:19 AM)
Thursday, 25 May 2017

5:34PM  YTLREIT     Income Distribution 1.8364 sen per unit (all taxable in hands of unitholders) 

5:31PM  YTLREIT     Nine-month net loss 73.008 million (increased 3756.74%) 

Wow.. thats huge losses...
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The loss is primary because of AUD denomination borrowing, as hotels in Australia are bought with AUD borrowing.

Not too much to worry about it, as the hotels valuation are in AUD as well.
Revaluation of those Australia Hotels will eventually offset the loss (unless property valuation drop in AUD, which is another matter).

Coming quarter with Aud weakening against RM, we may see the reverse situation.

Operation income is still rather ok.

But operation income from AUD operation may be slightly less if AUD weakening against RM.

So one is always offsetting another when the reit is holding foreign properties with foreign denominated loan while generating foreign denominated income.

DPU is the ultimate judgement how a reit is doing.

This post has been edited by cherroy: May 26 2017, 11:11 AM
cherroy
post May 26 2017, 03:13 PM

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QUOTE(ken_zen @ May 26 2017, 01:40 PM)
Sifu, can you explain why borrowing also calculated in quarter profit? Is it borrowing under liability?
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Yes, borrowing is under liabilities section.

For borrowing due within a year, it will be under current liabilities.
For borrowing due later than a year, it will be classified as long term borrowing.

Quarterly profit will be affected by many factors.

Eg. last time you borrow 1 mil Aud, at the exchange rate of RM3.00, which equivalent RM3 mil in the account book (as you are Malaysia company and reporting account in RM term),
now AUD/RM becomes RM3.20.

although you still owe the same AUD 1 mil, in RM term, the borrowing has swell to RM3.2 mil, so in the P&L, it will be classified as non-realized forex loss of Rm200k, which reduce your profit by Rm200k.

Vice versa, if AUD exchange rate drop below to RM2.90, you incur a forex gain of 100K in the P&L.


cherroy
post May 27 2017, 02:02 PM

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QUOTE(nexona88 @ May 27 2017, 12:55 PM)
YTL REIT already make losses..
yet still dare to buy another hotel in it's portfolio..
Majestic KL shakehead.gif
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The loss is unrealised forex loss, which may eventually being offset in the future.

So far, the reit since listing, is still consistently generating decent/reasonable yield to shareholders.



cherroy
post May 27 2017, 04:43 PM

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QUOTE(nexona88 @ May 27 2017, 02:59 PM)
okay.
thanks for the info tongue.gif

I think the rate would still be around 3 & higher..
so bye.gif
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If the rate will be higher, then its realised income from Australia operation will be higher as well.

Aud rise, you will have
a) realised income rise, higher DPU.
b) loss in forex, hence may report loss in P&L
c) Revaluation of property in term of Aud afterwards may chalk in forex gain in RM, eventually higher P&L for that particular year.

Aud drop
a) realised income reduced, potential lower DPU.
b) gain in forex, higher P&L.
c) Revaluation of property result in forex loss, hence impact the P&L
cherroy
post May 27 2017, 08:40 PM

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QUOTE(Hansel @ May 27 2017, 06:13 PM)
I think if we are to stretched it beyond just the currency of forex effect, then, to be more accurate, it's not really straightaway to realised income incaresed or reduced. IT's more like in the following :-

Aud rises, you will have
a) gross rental collected rises
b) but property expenses, taxes, etc also rises
c) finally translating into realized income rises or falls, further translating into dpu rise or fall.

But, the P&L or Income Statement will of course reflects a  rise in the revaluation of property in RM terms.

Aud drops will exhibit the opposite of the above effects !
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Yes, the explanation is assumed, all rental and net income status quo, so that some can understand the effect of foreign properties or currency on reit DPU.

Eg.
last Q, AUD/RM 3.40
Net realised income 1 mil AUD, translate into Rm3.4 mil DPU

This Q, AUD/Rm3.20
Nothing change, but this Q DPU only Rm3.20 mil

But at the same time, Aud drops will affect the borrowing amount aka become less in RM, hence increases the unrealised forex gain, but the expense of reduced of revaluation of property.
cherroy
post Jun 6 2017, 09:40 AM

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QUOTE(djhenry91 @ Jun 5 2017, 09:25 PM)
so far none
above 6% got la
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Above 6% net yield also don't have already.
cherroy
post Jun 6 2017, 09:45 AM

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QUOTE(kueyteowlou @ Jun 6 2017, 09:41 AM)
6% means reit only ?
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So far, most Mreit are trading at net yield below 6%, while those "quality" one, a few are trading below 5%, some even near to 4.5%.


cherroy
post Jun 14 2017, 10:45 AM

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QUOTE(wankongyew @ Jun 14 2017, 10:38 AM)
Seems to me like bad results and dropping prices all around. For my holdings at least. Maybe yours are doing well?
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Reit price is highly correlated to its DPU

Office space and secondary or non-prime retail mall are under pressure in term of occupancy as well as rental price.
Those reit with high portfolio of those properties generally are not performing too well, whereby we saw drop in DPU significantly.

Whilst those reit with stable DPU are still performing relatively well.

That's why sometimes when choosing a reit, we can't simply look at yield alone.
Some reit may be offering higher yield but their DPU may not be stable in the long term.

This post has been edited by cherroy: Jun 14 2017, 10:46 AM
cherroy
post Jun 20 2017, 04:37 PM

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QUOTE(BacktoBasics @ Jun 20 2017, 02:54 PM)
Hey guys, I know I am asking a general question but any idea on how to pick a good reit? I want to invest in a long term reit to yield dividends.

Thanks
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Good reit
1. Stable long term income with low risk in term of ability to lease/rent out.
2. Low gearing, reduce risk of interest rate.

But currently those reit yield are hovering around 4.x%, just a little more than FD rate.
It doesn't attractive enough, except for corporate or overseas fund investing.
cherroy
post Jun 21 2017, 09:40 AM

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QUOTE(BacktoBasics @ Jun 20 2017, 09:33 PM)
So as a beginner who just opened a trading account you would suggest me to try stocks?
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Try nothing if you need to ask such a question. smile.gif

Explore what is the market about, individual stock or reit that one is interested in, before venturing.
cherroy
post Jul 30 2017, 04:50 PM

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QUOTE(elea88 @ Jul 29 2017, 12:38 PM)
i just went Subang parade after a long time.. and saw some shops are close...!!!!

I am only having PAV REIT, SUN REIT, and still stuck with AXIS & AMREIT from ages ago.

If possible shift to SG reits.. income more stable there.
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Mreit also has stable income one.

Axisreit actually is a stable income reit, but I do not know why you said it is "stuck", unless one bought its peak during height of QE, but it is not too far away from current price.
Its peak should be around 1.8x compared to current 1.6x.

IGBreit is also a stable reit,

Axisreit was bought at 0.5x to 0.8x last time.
IGBreit was bought about 1.3x.

Both of their DPU are pretty stable over the last 5-10 years already.

Mreit secondary mall and office near term won't be good, due to oversupply situation.
While Sreit counterpart, those industrial area is the one facing some oversupply condition, so those area of reit may suffer dropping in income.




cherroy
post Aug 9 2017, 09:45 AM

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QUOTE(GloryKnight @ Aug 7 2017, 10:34 PM)
Im thinking of buying some Axis/IGB/MQReit tomorrow..

Anybody have any suggestions between the said 3 above - which one to prioritise?

SG reits is very attractive -however the currency is deterring me.
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In term of income stability and improvement
My personal view is
IGB - Axis - MQ

But in term of current yield attraction.
MQ-Axis-IGB

3 of them are quite a stable reit.
But their properties portfolio are different.
So it depends on one preference.

So far only one Mreit is having exposure to overseas property, that is Ytlreit which benefit from AUD appreciation.

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