Ok..boss pinky.

Axis reit has great upside potential due to the advancement of e-commerce.

In US, industrial reits is booming because nowadays more and more people are buying products online. That is why industrial reit like Prologis is doing very well there because products need to be kept in the warehouses before they are shipped out.

In fact, the manager of Axis reit is in the process of coverting Axis PDI into a mega distribution Centre.

It is only a matter of time what is happening in US happens here.

There is a proposal of private placement on the pipeline to raise cash to acquire Menara Shell.

It will have some dilution effect, but not significant, as Menara Shell should be able to generate long term steady income for the reit.

I came across an investment bank expected DPU may be diluted about 5 to 10%, still much depends on the private placement issuing price.

The one worry me the most of dilution effect is YTLreit, it has much higher gearing of more than 50%, and with its private placement keep on postponing.
While EPS number is kinda weak.

Sorry to interrupt..I know I'm a new guy in a sea of wisdom. How much do you guys invest currently in Malaysian reit. I gather from your conversations and done my calculations, most of you are trading around 1000 shares per day as you have a return of a meal at myr 20 per day?
I'm waiting for my ebroking account to be activated and reit will be my place to go for abit.

after doing my research, I found Hong leong ebroking has the third lowest brokerage fee compared to Maybank.

IGBreit - sold,
YTLreit - sold partly before private placement and bought back at lower price after private placement.
Axreit - sold partly.
MQreit added more at RM1.2x and hold.

Those breached below net yield 5%, especially approaching 4.5%, I have tendency to sell, as it is hard to find reason to hold on a reit that yield 4.5%, when there is FD yielding 4% as well Klibor structured investment that yields about 5%.

I am in a huge dilemma.
I am currently invested 100% in S-REIT because of no 10% witholding tax + SG being a densely populated country, the real estate will appreciate in future + better corporate governance.
My current income is also in SGD.

But as a person committed to retire early in Ipoh before 40, I need to invest in M-REITs to hedge SGD-MYR forex risks very soon, considering the recent change in government party.
But then, I will only be receiving 90% of the original dividend payout from M-REITS thanks to 10% witholding tax  .

Also, I learned some corporate governance issue in MY where the property valuation of M-REITS need to be done only at least once every three years.
This means companies can simply skip the property valuation when the market is bear before the 3-year limit is hit and keep re-evaluate property every year when the market is bull to make themselves look good in annual report.
In SG, property valuation needs to be done once per year and I think this should be the way to reflect the most accurate market information in annual report.

Considering the risks above, should I construct SGD:MYR passive income portfolio based on 40:60 or 30:70 ratio?

This is for certain,... My commercial units find it a bit hard to rent out too with time-gap in-between tenants getting longer and longer,... but SG's incoming new supply for 2021 and onwards have been reduced.

I suspect,... MY's per sqm of Office space is cheaper than SG's, after conversion,...