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 M Reits Version 7, Malaysia Real Estate Investment

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SUSPink Spider
post Nov 24 2015, 12:33 PM

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QUOTE(gark @ Nov 24 2015, 12:30 PM)
Yeah but MV growth is higher..  whistling.gif So I STILL say its a better deal.  tongue.gif
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Diversifikasi, bos blush.gif

I don't wanna put all my eggs in next to Cititel Hotel blush.gif brows.gif ph34r.gif

Tau la tau la tu, my biggest REITholding is also IGBREIT laugh.gif

This post has been edited by Pink Spider: Nov 24 2015, 12:34 PM
SUSPink Spider
post Nov 26 2015, 09:17 AM

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QUOTE(pisces88 @ Nov 25 2015, 09:55 PM)
Amfirst - whats wrong with uuuuuu
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pisces88, why u buy AmFirstttttttt???

laugh.gif
SUSPink Spider
post Nov 26 2015, 10:01 AM

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AmFirst results have not been improving for past few years...

UOAREIT and MQREIT still resilient

UOA offices location strategic
MQREIT, most are data/shared services centres for MNCs

Tower...dah lama kaboom laugh.gif
Sunway, their offices banyak vacancies sweat.gif

This post has been edited by Pink Spider: Nov 26 2015, 10:02 AM
SUSPink Spider
post Nov 26 2015, 11:13 AM

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QUOTE(pisces88 @ Nov 26 2015, 10:53 AM)
Now I only look at malls reits, like klcc, igb n pav. Others i dun bother liao..
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Why no CMMT??? tongue.gif

Btw, KLCC got more offices than mall whistling.gif
SUSPink Spider
post Nov 26 2015, 11:59 AM

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QUOTE(wil-i-am @ Nov 26 2015, 11:49 AM)
Some Ppl said KLCC aka twin towers n yet some said twin jagungs n joss sticks  tongue.gif
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or or or

target practice for synchronised double plane crashing ph34r.gif
SUSPink Spider
post Nov 26 2015, 02:36 PM

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QUOTE(gark @ Nov 26 2015, 01:48 PM)
CMMT not bad lah... except SW .. the rental is coming down.

After the stem the slide in SW rentals, worth to get back in especially if they can boost tropicana..  tongue.gif
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^
loyal CMMT lover
SUSPink Spider
post Nov 27 2015, 03:28 PM

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QUOTE(kyle_kl @ Nov 27 2015, 03:25 PM)
i see.
debt = foreign exchange loss
property revalued = foreign exchange gain

but can property revalued gain counted as income and distributed as dividend?
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No.

But, in the same manner, loss on debt is also not a realised gain. So, won't affect distribution.
SUSPink Spider
post Nov 28 2015, 12:10 PM

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QUOTE(cherroy @ Nov 27 2015, 10:24 PM)
» Click to show Spoiler - click again to hide... «

My take is Sreit yield is much more attractive than Mreit, but Mreit provide better discount to its NAV (aka more safety room), and with depreciated RM,  NAV of Mreit may rise even further due to inflation in property.
While Mreit generally is more conservative, and less cash call being made.
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hmm.gif

My take...

Lion City...land is VERY SCARCE. Hence, rental cost per square feet is much higher than Bolehland.

But, MAYBE rental yield as % relative to land cost could be higher too, thus the higher yield as compared to MREITS. Could it be that property price appreciation did not keep up with rental rate hike?

E.g.

Bolehland RM500 per square feet. 1K square feet property selling for RM500,000. Rental per month RM1K. Hence 2.4% gross yield.

Lion City $400 per square feet. 1K square feet property $400,000. Rental per month $1.5K. Hence 4.5% gross yield.

Say, u REIT-ise the Bolehland property and the REIT trades at market cap of RM550,000, u get yield of 2.18%. And the "REIT" trades at 10% premium over NAV.

Whereas if u REIT-ise the Lion City property and the REIT trades at market cap of $600,000, u get yield of 3%. And the "REIT" trades at 50% premium over NAV.

If one day the BolehREIT were to close shop, u can get back bulk (90%) of your investment. BUT, if the LionREIT were to close shop and liquidate its property investments, chances are u will stand a 33% loss.
Is this what u trying to say? unsure.gif

This post has been edited by Pink Spider: Nov 28 2015, 12:13 PM
SUSPink Spider
post Nov 28 2015, 12:18 PM

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QUOTE(holybo @ Nov 28 2015, 11:50 AM)
The other comparison is FD rate & DY spread.. Sg spread is much higher, much more worth to invest
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Do bear in mind tenancy stability.

Yes, u get wonderful rental returns hence yield when fully tenanted.

But, what if u were to lose some tenancies? See what happened to Tower and Atrium. Esp when the REIT have many single tenancies (one building, one tenant), when u cannot renew the lease, it will hit the REIT earnings GREATLY.

And if for prolonged time u cannot get a new tenant, chances are u will dispose off the property. In that case, u get the NAV or market value of the property. This is "safety room" buffer that cherroy talked about.

This post has been edited by Pink Spider: Nov 28 2015, 12:19 PM
SUSPink Spider
post Nov 28 2015, 02:56 PM

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QUOTE(holybo @ Nov 28 2015, 12:59 PM)
What i mean is that both stable retail (~100%) reit in my and sg yield about 5%. It is much attractive in sg since sg FD rate is lower than 2% while malaysia FD rate is 3%
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FD is capital guaranteed

REIT got capital/equity risk & potential

Can use as comparison, but different creatures la
SUSPink Spider
post Nov 28 2015, 04:44 PM

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QUOTE(gark @ Nov 28 2015, 04:35 PM)
Singapore have no free hold land.. everything is lease hold.. typically for 25-30 years only. Some S-REIT have remaining lease-hold life on their properties less than 10 years. This is a time bomb for those investing in S-REIT, as the REIT WILL have to raise money sooner or later to re-buy the land (at future prices!) to extend the leasehold. That is why S-REIT have such high spread.

Very very important figure for those wanna invest in S-REIT.  wink.gif

Other important figures are plot ratios 9Total net lettable sq ft/land sq feet), as S-REIT can boost income by destroying the investment property at below the max plot ratio and rebuild one to the allowed plot-ratio. Lower yielding REIT mostly have lower plot ratios...for future expansion icon_rolleyes.gif

S-REITs are whole different animals..
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Wow this...thanks, crucial point to take note of!

QUOTE(Showtime747 @ Nov 28 2015, 03:22 PM)
Your UOA and IGB (and mine too) both not enough "safety room" leh.... tongue.gif
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Both also have high number of small tenancies, so 1 or 2 or 3 or even 10 tenants leaving won't impact much on P&L tongue.gif
SUSPink Spider
post Dec 1 2015, 05:27 PM

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QUOTE(fkinmeng @ Dec 1 2015, 04:40 PM)
IGBReit drop to 1.29. hmm.gif
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Some interesting observations:

EPF have been dumping continuously
Today BUY RATE is very high I.e. more buyers than sellers

hmm.gif
SUSPink Spider
post Dec 1 2015, 06:21 PM

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QUOTE(TC-Titan @ Dec 1 2015, 06:14 PM)
Your average price versus current share price now seems not that interesting. Why don't u consider other Reits with more potential plus good yield or other better potential stocks that may become the next Taan or HLInd.
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How u know how much is my average price blink.gif

when yield is good, potential is usually lacking (ARREIT, YTLREIT, anyone? tongue.gif )
when yield is low, potential is usually there (see the likes of IGBREIT, Pavilion)

Potential is usually already priced in...

This post has been edited by Pink Spider: Dec 1 2015, 06:28 PM
SUSPink Spider
post Dec 1 2015, 06:43 PM

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QUOTE(TC-Titan @ Dec 1 2015, 06:37 PM)
U mentioned before your average is around 1.26. I remember coz mine was 1.27 haha biggrin.gif

But I sold my reit stocks d. The holdings too small to bring any value. Wanna prepare funds for future shopping if it comes haha tongue.gif
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REITs was never meant to give u wonderful gains, they're like, pseudo-fixed income investment.

I always believe in diversification.

If u THINK u can spot 1 or 2 or 3 great potential stocks and wish to show hand on them, go ahead I wish u good luck biggrin.gif

This post has been edited by Pink Spider: Dec 1 2015, 06:44 PM
SUSPink Spider
post Dec 3 2015, 08:24 PM

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QUOTE(nexona88 @ Dec 3 2015, 07:19 PM)
MRCB plans to sell its 33-storey green office tower in Kuala Lumpur, Menara Shell, to commercial real estate investment trust MRCB-Quill REIT (MQ REIT) for RM640mil.

The agreement was for the disposal of the office tower together with a five-storey podium and 4-storey basement car park in Jalan Tun Sambanthan.

MRCB said MQ REIT would pay through a combination of cash and the issuance of new units in MQ REIT.
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Dear RSS Feed poster,

Don't just copy and pasta la...kasi la commentary and opinion lar doh.gif
SUSPink Spider
post Dec 3 2015, 08:28 PM

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QUOTE(CP88 @ Dec 3 2015, 08:27 PM)
I nampak bp dalam siggy d  biggrin.gif
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Apa BP? British Petroleum? tongue.gif

OT! tongue.gif
SUSPink Spider
post Dec 3 2015, 08:29 PM

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Who has experience and/or knowledge of Menara Shell?



This post has been edited by Pink Spider: Dec 3 2015, 08:34 PM
SUSPink Spider
post Dec 3 2015, 09:49 PM

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QUOTE(TC-Titan @ Dec 3 2015, 09:33 PM)
wah lau respect!

we just discussed few hours ago, already hantam satu lori! hahaha niceeee  rclxms.gif  biggrin.gif
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Already did some homework past few days lar...today asking just to see if got ppl concur with my findings or not only biggrin.gif

Anyway let's keep this thread discussions on MREITs blush.gif
SUSPink Spider
post Dec 4 2015, 09:26 AM

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Seems like the proposed asset injection reignited interest in MQREIT, early morning already up 2 sen rclxms.gif

But, with additional issue of units planned to pay for the purchase, further dilution for existing unitholders hmm.gif

But overall I'm positive on this, pending further more details on the rental yield on the proposed property

This post has been edited by Pink Spider: Dec 4 2015, 09:31 AM
SUSPink Spider
post Dec 10 2015, 01:02 PM

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QUOTE(kyle_kl @ Dec 9 2015, 07:44 PM)
if you can accept the dividend yield, why not?
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CMMT 5.9% net yield now
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