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 M Reits Version 7, Malaysia Real Estate Investment

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TC-Titan
post Oct 17 2015, 05:34 PM

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QUOTE(gark @ Oct 17 2015, 02:39 PM)
IMHO not a true diversification, your assets are still stuck in MY..with a Malaysian entity and also denominated in RM

If there is an emergency situation (lets not be specific  tongue.gif) and you need to get out of the country and by the time RM is worthless, also maybe with bank runs (unable to payout), how do you liquidate your assets?  sweat.gif

For that sole reason, I do make sure my non RM assets are not based with MY linked entities. That way I can be sure they can stay neutral and be available for liquidation in real case of emergencies.  wink.gif

It might not happen in our lifetime, but we will never know..until it does.

Just like the citizens of Syria never imagine, terrorist can take half their country in one fell swoop, or Greece went into bankruptcy and their bank accounts frozen, or Argentina where the country nationalized the country pension program to pay national debt...

Many more examples out there..  sweat.gif
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Good reasoning.

Summons Unker boon3. Any comments/opinion/tipsy/poison on the above?
TC-Titan
post Oct 28 2015, 06:52 PM

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QUOTE(Pink Spider @ Oct 28 2015, 06:17 PM)
And then another hero key in 1 millisecond faster than u
He key in 1.32 for 199 lots brows.gif

U will curse that fella 18 generations of ancestors laugh.gif
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Super funny la u! Haha

Your trades all making good money! Can open bottle for the whole year d biggrin.gif
TC-Titan
post Oct 30 2015, 07:33 PM

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QUOTE(gark @ Oct 30 2015, 03:20 PM)
< 1.20 ...  brows.gif Average of several batches..
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What's your cost after considering the dividends? Almost free d?
TC-Titan
post Oct 30 2015, 10:30 PM

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QUOTE(wil-i-am @ Oct 30 2015, 10:00 PM)
Sold all Igbreit today @ 1.35
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Why sell boss? What's the rationale?
TC-Titan
post Oct 31 2015, 12:36 AM

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Hmmm I guess a lot of people are expecting a major correction soon eh. Hence, why some take profits first then masuk balik like a boss when price gives a good yield.

Long term investors like unker gark n pinky will top up like a super big boss. biggrin.gif
TC-Titan
post Nov 1 2015, 09:22 AM

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Anyone knows the latest news on the potential listing of 1 Utama as another REIT?

On hind sight, since it is privately owned and the owners don't need the "additional" money, they don't really need to go through all the trouble to list it.
TC-Titan
post Nov 1 2015, 10:56 AM

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QUOTE(felixmask @ Nov 1 2015, 10:14 AM)
Must be income tax;
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I believe they can utilise a lot of corporate tax incentives, so their tax will still be lower than the statutory rate.

In the long run the owners can sleep better not having to worry about pleasing the public, SC, Bursa, IRB and tonnes of other stakeholders. They save out on a lot of compliance cost and additional expenses to be incurred annually.

But then again, who can resist multiple fold easy money by listing and getting very minimal taxed dividends. The Manager of the REIT and other suppliers can be own gang also, so win-win all the way.
TC-Titan
post Nov 1 2015, 04:21 PM

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QUOTE(Pink Spider @ Nov 1 2015, 03:58 PM)
Corporate tax at 25%
Withholding tax for REITs - 10%

'nuff said
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Yeap, but you still don't see a lot of REITs being listed here in Malaysia. We only have 14 versus SG.

There's still a lot of big companies out there in Malaysia that have a tonne of properties (retail, commercial, industrial) that either chose not to list or are just waiting for the right time.

This post has been edited by TC-Titan: Nov 1 2015, 04:22 PM
TC-Titan
post Nov 2 2015, 09:26 AM

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QUOTE(Brandon323 @ Nov 2 2015, 09:10 AM)
Yea, but where got multiple fold easy money by listing? Save 15% on tax got lah.
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Dude, I think you can go google on this or do more reading about it.

Best example I can give to you for a REIT, go check out the adjusted price for AXREIT when they first listed in 2005 versus now. And try to imagine if you set up an investment holding company say 2 shares for RM1 per share versus subsequent capital & assets injection versus listing now with capital appreciation + dividends = multiple fold returns easily?

TC-Titan
post Nov 2 2015, 11:17 AM

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QUOTE(Brandon323 @ Nov 2 2015, 10:26 AM)
Dude, you are using the best REIT performer as example and you have hindsight advantage. Take any properties now and try to start a REIT and see if you can have multiple returns? Not so easy lah. Print money meh.
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........
yawn.gif yawn.gif

All REITs in KLSE are doing well... the common denominator is time... go see 5 to 10 years trend. Please check the charts....

My point on the multiple returns still hold for the initial shareholder/business owner.
TC-Titan
post Nov 2 2015, 11:17 AM

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-delete-

This post has been edited by TC-Titan: Nov 2 2015, 11:17 AM
TC-Titan
post Nov 2 2015, 11:34 AM

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QUOTE(Brandon323 @ Nov 2 2015, 11:26 AM)
Last 5 to 10 years properties bull run la. And, you are using hindsight benefit. Instead of REITs only, try holding any other stocks see whether you also make money from 2008 onwards.
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So what's the real objective for business owners to list their companies? And why r u investing in the stock market? Any correlation with both objectives?

If the market is on super bull or bear mode, will a normal stock be affected?
TC-Titan
post Nov 3 2015, 04:52 PM

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QUOTE(Pink Spider @ Nov 3 2015, 04:03 PM)
Eh IGBREIT kena dumped down shocking.gif

Unker gark! U laosai-ing at MidValley now? tongue.gif
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What in the donkey happened! From 1.36 now 1.31.

I saw EPF and KWP sold quite a fair bit.
TC-Titan
post Nov 4 2015, 07:33 PM

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Is it me or Axreit's yield became dayummmm attractive today? Below 1.60 can enter few lorry loads? biggrin.gif

Edit: on 2nd thought, the share split shud make the yield lesser by half. So, if consider div based on ttm, only get about net yield 3.37%.

Conclusion: no good

This post has been edited by TC-Titan: Nov 4 2015, 07:41 PM
TC-Titan
post Nov 4 2015, 09:18 PM

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QUOTE(cherroy @ Nov 4 2015, 09:13 PM)
Share split makes the yield lesser by half?
What kind of math is that?  laugh.gif

Split or reverse split never have any material effect on the yield, or effect to shareholders apart more units owned.

1 shares of RM3.30 vs 2 shares of RM1.65, what is the difference?
You have lesser yield with 2 shares x Rm1.65? When the earning still remain the same as previously.
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Eps is diluted bcoz there is more shares now right? So why shouldn't the yield drop?
TC-Titan
post Nov 4 2015, 09:25 PM

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QUOTE(wil-i-am @ Nov 4 2015, 09:20 PM)
Price also halve by 1/2 too
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Ttm div I took was 12.05c (not considering diluted shares) versus 1.61 share price today. So if u consider the shares after the split the div shud be theoretically half right. So the net yield I counted still holds ma. Unless I'm looking at it wrong?
TC-Titan
post Nov 4 2015, 09:56 PM

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QUOTE(wil-i-am @ Nov 4 2015, 09:38 PM)
Info as per Q2/2015 results
a. total dividend is 8.40 cents
b. annualized @ 16.80 cents
c. price assume @ 3.30
d. DY @ 5.09% (b4 wht)

Now split from 1 to 2 (additional shares)
a. total dividend is 4.20 cents
b. annualized @ 8.40 cents
c. price assume @ 1.65
d. DY @ 5.09% (b4 wht)

Conclusion : b4 n after share split will deliver same DY assume all other variables status quo
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Thanks unker will!

The difference I realised in our calculations is that mine is using TTM dividends (assuming past non equal div) as opposed to yours which is annualised (assuming u receive the exact same div for the other periods). This makes a difference in our yield estimates.

I agree with u that the yield will be the same pre n post share split.

This post has been edited by TC-Titan: Nov 4 2015, 09:57 PM
TC-Titan
post Nov 19 2015, 07:15 PM

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Hmmmm just received my first distribution from ARReit.
Overall happy with the distribution, but seriously not cool with the stamp duty, bank charges and GST by Maybank Nominees.

Any suggestions on what I can do to avoid having such charges again? As in request for all dividends to be transferred to my personal savings account?
TC-Titan
post Nov 19 2015, 07:34 PM

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QUOTE(Pink Spider @ Nov 19 2015, 07:20 PM)
U opened the wrong trading account. Why did u open a nominee account? doh.gif

Go open a DIRECT CDS account under your name.
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haha didn't realise at all. Thanks! notworthy.gif biggrin.gif

Opened the Maybank trading account few years back. Now only using this account actively this year.
Possible to close off the nominee account and transfer all shareholdings to the direct CDS?

PS: MQReit seems like slowly heading towards 1.00. At that level the yield and capital appreciation should be good.
TC-Titan
post Nov 19 2015, 07:51 PM

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QUOTE(CP88 @ Nov 19 2015, 07:38 PM)
Why going ARReit instead other reits?  blush.gif
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Bought at 81.5c.
At this price I already have 7% yield and some minor capital appreciation.

Based on what I have read from the qtrly reports and AR, I think the REIT is pretty good - quite diversified on their properties and anchor tenants. Most of the lease agreements have been revised.
In my opinion the rental issue for High5 is just a small matter which will be resolved in due time.
Rental for Summit should improve soon.
If I recall correctly, they are actively looking to acquire more properties too.
Overall, I see plenty of room for capital appreciation and good yield.

The only issue I had was I bought too little sweat.gif
Have to wait a long time to top-up again cry.gif

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