Research from SooChow CSSD Capital Markets (Asia), SCCM Asia Research

SCCM Asia Research

Research from SooChow CSSD Capital Markets (Asia)

Thematic (Sector/Industry)

<h2>Singapore</h2>
<h3>Ang Mo Kio 99-year private housing plot draws 15 bids while EC plot in Tengah draws seven bids</h3>
<ul>
<li>A 99-year leasehold private housing site in Ang Mo Kio Avenue 1, opposite the Bishan-Ang Mo Kio Park, has drawn 15 bids in a state tender. The highest bid of S$381.38m, or nearly S$1,118psf ppr, came from a 60:20:20 joint venture between UOL Group Ltd (UOL SP), Singapore Land Group Limited (SPLG SP) and Kheong Leong Company. This was 6.3% higher than the second highest bid of S$358.89m or S$1,052psf ppr from Titus Residential SG, a tie-up between City Developments Ltd (CIT SP) and MCL Land. Also bidding for the site was a tie-up between Far East Organisation, Sino Group and Sekisui House, which offered S$353.33m or $1,036psf ppr. UOL plans to develop a 24-25 storey project of more than 370 units that will enjoy unblocked views of the Bishan-Ang Mo Kio Park, Lower Peirce Reservoir Park and Shangri-la Park landed housing estate. It is also a timely replenishment for UOL’s land bank</li>
<li>Also closing was the tender for the maiden EC housing site in the Tengah estate. The 99-year leasehold plot in Tengah Garden Walk drew seven bids. The highest offer of S$400.3m, or S$603.17 psf ppr, was from a tie-up between CIT and MCL Land; it was just a tad higher than the nearly S$400.2m or S$602.99psf ppr from the second highest bid, from CSC Land Group. The top bid marks a record land rate for an EC site under the GLS programme. The previous high was S$583psf ppr garnered by the Sumang Walk EC site awarded in Mar18.</li>
</ul>

Singapore
Ang Mo Kio 99-year private housing plot draws 15 bids while EC plot in Tengah draws seven bids

A 99-year leasehold private housing site in Ang Mo Kio Avenue 1, opposite the Bishan-Ang Mo Kio Park, has drawn 15 bids in a state tender. The highest bid of S$381.38m, or nearly S$1,118psf ppr, came from a 60:20:20 joint venture between UOL Group Ltd (UOL SP), Singapore Land Group Limited (SPLG SP) and Kheong Leong Company. This was 6.3% higher than the second highest bid of S$358.89m or S$1,052psf ppr from Titus Residential SG, a tie-up between City Developments Ltd (CIT SP) and MCL Land. Also bidding for the site was a tie-up between Far East Organisation, Sino Group and Sekisui House, which offered S$353.33m or $1,036psf ppr. UOL plans to develop a 24-25 storey project of more than 370 units that will enjoy unblocked views of the Bishan-Ang Mo Kio Park, Lower Peirce Reservoir Park and Shangri-la Park landed housing estate. It is also a timely replenishment for UOL’s land bank
Also closing was the tender for the maiden EC housing site in the Tengah estate. The 99-year leasehold plot in Tengah Garden Walk drew seven bids. The highest offer of S$400.3m, or S$603.17 psf ppr, was from a tie-up between CIT and MCL Land; it was just a tad higher than the nearly S$400.2m or S$602.99psf ppr from the second highest bid, from CSC Land Group. The top bid marks a record land rate for an EC site under the GLS programme. The previous high was S$583psf ppr garnered by the Sumang Walk EC site awarded in Mar18.


ASEAN Builder's Scoop (27May21) - AMK Site Drew High 15bids

<h2>Singapore</h2><h3><a href="https://www.smartkarma.com/entities/mapletree-commercial-trust" target="_blank" data-smartkarma-citation="entities:106" rel="noopener">Mapletree Commercial Trust (MCT SP)</a> to provide more tenant support amid stricter Covid-19 measures</h3>MCT said it is committed to providing the necessary rental and operating assistance to its retail tenants as Singapore tightens its Covid-19 measures till 13Jun. Since the start of the pandemic, MCT has implemented support packages comprising more than S$70m of rental rebates to help eligible retail tenants offset, on average, more than four months of fixed rent. This includes the passing on of property tax rebates, cash grants from the government and other mandated grants to qualifying tenants. MCT's properties have implemented health and safety protocols.Comments: Rental rebates are likely returning as F&amp;B tenants grapple with no-dining-in restrictions for ~1mo. We understand few tenants at Paragon have already requested for assistance but SPHREIT is still reviewing. We will keep track for every landlord’s decision and report accordingly.

SingaporeMapletree Commercial Trust (MCT SP) to provide more tenant support amid stricter Covid-19 measuresMCT said it is committed to providing the necessary rental and operating assistance to its retail tenants as Singapore tightens its Covid-19 measures till 13Jun. Since the start of the pandemic, MCT has implemented support packages comprising more than S$70m of rental rebates to help eligible retail tenants offset, on average, more than four months of fixed rent. This includes the passing on of property tax rebates, cash grants from the government and other mandated grants to qualifying tenants. MCT's properties have implemented health and safety protocols.Comments: Rental rebates are likely returning as F&amp;B tenants grapple with no-dining-in restrictions for ~1mo. We understand few tenants at Paragon have already requested for assistance but SPHREIT is still reviewing. We will keep track for every landlord’s decision and report accordingly.

ASEAN Builder's Scoop (17May21) - MCT to provide more tenant supports

SGX Market Strategist, Equity & Fixed Income, Singapore Exchange Ltd (SGX)

Geoff Howie

SGX Market Strategist, Equity & Fixed Income

Asia’s leading multi-asset exchange

Singapore Exchange Ltd (SGX)

Singapore Exchange is Asia’s leading and trusted market infrastructure, facilitating the exchange of capital and ideas to create value for people, businesses and economies. As a multi-asset exchange operating equity, fixed income and derivatives markets to the highest regulatory standards, SGX is a vertically integrated business that provides listing, trading, clearing, settlement, depository and data services.

With about 40% of listed companies and over 80% of listed bonds originating outside of Singapore as well as established linkages across the region and in Europe, SGX is Asia’s most international and connected exchange. Offering a full suite of derivatives products across Asian equity indices, commodities and currencies, SGX is the world’s most liquid international market for the benchmark equity indices of China, India, Japan and ASEAN.

As Asia’s pioneering central counterparty, SGX is globally recognised for its risk management and clearing capabilities, and was one of the first globally to adopt the Principles for Financial Market Infrastructure.

Headquartered in AAA-rated Singapore, SGX has over 800 employees including offices in Beijing, Chicago, Hong Kong, London, New York, Mumbai, San Francisco, Shanghai and Tokyo.

Equity Bottom-Up

<figure>
 <img src='https://api2.sgx.com/sites/default/files/2020-06/EliteCREIT-CEO.jpg' alt='Shaldine Wang ' />
 </figure>
 <div class='content-caption'>Shaldine Wang </div>
<!DOCTYPE html PUBLIC "-//W3C//DTD HTML 4.0 Transitional//EN" "http://www.w3.org/TR/REC-html40/loose.dtd">
<html><body>
With a career spanning two decades and a swathe of industries, Shaldine Wang is always looking out for ways to push her boundaries.

The Chief Executive Officer of the manager of SGX-listed Elite Commercial REIT believes in keeping an open heart and mind when it comes to opportunities and challenges.

As Lao Tzu once said, “The journey of a thousand miles begins with a single step”, and Wang embraces this, with a glass half-full approach. “Every step you take along the way will teach you lessons – whether from failure or success – and prepare you for the next stage.”

“Don’t be afraid of the unknown – just give it a shot. You’ll never know what might come of it, and you could be pleasantly surprised,” she added.

A Bachelor of Science graduate from Canada’s University of Guelph, Wang also holds a Master of Arts in International Financial Analysis from UK’s University of Newcastle Upon Tyne.

Her career history included senior management roles with Hong Kong-listed China Huarong Energy Co Ltd, Singapore-listed Pacific Shipping Trust, which was later taken private, as well as SGX-listed Cambridge Industrial Trust, now renamed ESR-REIT.

“I’m not a single-sector veteran, and new challenges arise when you work in different industries,” Wang noted.

“When I was presented with the opportunity to move into the REIT sector with Cambridge Industrial Trust, I was filled with doubts and questions – I kept asking myself, Can I really do the job? Is this the right move?”

Wang took that leap of faith. Fast-forward 10 years, and now at the helm of Elite Commercial REIT, she has come full circle.

“Among all the sectors I’ve worked in, real estate holds a certain charm for me,” she admitted. “And in this part of the world, property is very close to our hearts – it’s an enduring asset that we want to hold for posterity.”

Listed on SGX in February this year, Elite Commercial REIT is Singapore’s first and only UK-focused real estate investment trust. Elite’s portfolio comprises 97 commercial buildings, which are primarily occupied by the Department for Work and Pensions (DWP) for job centre, back office and call centre functions. 
About 40% of its portfolio by gross rental income is situated in London, the South and the Midlands. With a long weighted average lease expiry (WALE) of 8.6 years, the portfolio is valued at about £319 million. 
 

Defensive and Stable 
 

The DWP is the UK Government’s largest public service department, responsible for crucial welfare, pensions and child maintenance services for approximately 20 million claimants. Integral to the country’s social fabric, DWP is a uniquely counter-cyclical occupier with its claimant counts, job centre footfall and benefit spending, all which are highly correlated to economic conditions.

Sponsors – who own about 20% of the REIT – comprise Elite Partners Holdings, a Singapore-based investment holding firm for Elite Partners Group, property and construction firm Ho Lee Group, and Sunway RE Capital, a wholly owned united of Malaysian conglomerate Sunway Bhd.

The REIT manager, Elite Commercial REIT Management, is 85% held by Elite Partners Holdings, in which Ho Lee Group and former Viva Industrial Trust founder Victor Song have a stake. Sunway RE Capital owns the remaining 15%.

“From the start, when we were selecting assets for Elite’s portfolio, we found that commercial assets with the UK Government as the anchor tenant were particularly attractive to investors – the risk profiles for commercial versus sovereign tenants are obviously different,” Wang recalled.

“So we decided that Elite would be the first listed REIT to offer this asset class to investors in Asia.”

Having gone asset-light since the mid-90s, the UK Government is a large occupier of real estate in the country. This bodes well for transaction volumes and activity, which adds to the market’s depth and liquidity, Wang pointed out.

Rated AA and Aa2 by ratings agencies S&amp;P Global Ratings and Moody’s respectively, the UK Government also has one of the lowest debt-to-GDP ratios among the Group of Seven countries.

Under the full repairing and insuring (triple net) leases, responsibility for asset repairs lies with the UK Government. As landlord, Elite CREIT has no repairing or insuring liability, and will not need to bear the costs of any material repairs to the properties.

There is also embedded rental growth from inflation-linked rental escalations, which would enhance the REIT’s distributions per unit (DPU). Leases include rent reviews every five years based on the UK Consumer Price Index (CPI), subject to an annual increase of 1% to 5%.

“The Bank of England has retained its medium-term CPI target of around 2% despite the impact from COVID-19,” she added.

Looking ahead, Elite CREIT will focus on both organic and inorganic opportunities to grow its assets. “As you know, we’re not a large REIT, and expanding organically at this stage can be a challenge,” she pointed out.

“But we do have a good number of under-developed land parcels in the portfolio, such as our Peel Park asset in Blackpool, which can offer asset enhancement potential over the medium term.”

A more immediate growth boost, however, can only come from acquisitions. “One source is the Right of First Refusal (ROFR) pipeline from our Sponsor,” Wang said, referring to Elite UK Commercial Fund II, a private trust managed by Elite Partners Capital that is wholly owned by Elite Partners Holdings.

The portfolio, which comprises 62 assets across the UK, with a significant number of assets located in London and the Southeast, are “low-hanging fruit” for the REIT, she added.

Elite CREIT is also sourcing suitable acquisitions through third-party agents on the ground. Its Chief Investment Officer, Jonathan Edmunds, who is from the UK, has over 17 years of experience in the real estate industry, focusing on real estate investment and management across various sectors globally.

The UK has consistently been the second-most traded real estate market worldwide, representing about 30% of all European property transactions over the last five years.

“Even during the lockdown, government-leased assets are still being transacted in the market, which signifies how well sought-after this asset class is,” Wang noted.

“And given the government’s tenant-worthy status, which defines it as a source of long-term, stable income, many investors are now turning their attention to this segment. While current market conditions may give us more leverage on price negotiations, there’s also a lot more competition for the best assets out there.”

The REIT continues to monitor the market closely. “While we do have the debt headroom to proceed with an acquisition, we do not want to jump into any transaction immediately.”

It also remains focused on a vigorous selection process, so as to cherry-pick the right assets. “The potential asset must be compelling, yield-accretive, and provide long-term cashflow to investors,” she added. 
 

Resilient and Relevant 
 

Meanwhile, challenges abound, not the least of which is COVID-19. The International Monetary Fund has forecast a significant downturn in the global economy, and the UK economy could shrink by 6.5% this year.

“While the pandemic has created many unknowns, it has also highlighted the resilience and relevance of our government-tenanted assets,” Wang pointed out.

“The office sector has been hit by declining economic growth, business closures and restrictions on movement, resulting in increased unemployment. But that has led to a massive increase in workloads for DWP staff.”

To cope with mandatory social distancing measures and altered work hours, and as employees still require access to office infrastructure to process surging jobless claims, DWP needs additional commercial space.

In terms of rent collection, the REIT has also received three months of advance rent for the period 1 April 2020 to 30 June 2020. “At this time, having the UK Government as a key tenant differentiates us from the broader commercial REIT sector. The benefits to the portfolio are clear,” she added.

Other uncertainties include the post-Brexit economic landscape. While the UK formally left the European Union at the end of January, it’s staying under the bloc’s rules until end of 2020, as the two sides try to work out a free trade deal. “The final outcome is still a question mark at this stage,” said Wang.

Nonetheless, in a post-Brexit world, DWP would continue to play a key role in the optimal functioning of society and government. “If Brexit challenges kick in, unemployment in the country could rise, which would increase demand for DWP’s services, triggering the counter-cyclical effect all over again,” she added.

While the REIT’s day-to-day operations can be all-consuming, the 48-year-old strives to maintain a good work-life balance. Chinese calligraphy helps her de-stress and regain focus. She also makes it a point not to bring work to bed.

“Remember that every day has its own challenges. It’s important to carve out time to rest, so that you’ll have a clear mind to start again – tomorrow.” Elite Commercial REIT 
 

Elite Commercial  REIT is a Singapore REIT established with the strategy of principally investing, directly or indirectly, in commercial assets and real estate-related assets in the UK. Listed on SGX on 6 Feb 2020, Elite CREIT is the first and only UK-focused listed REIT in Singapore. Its portfolio comprises 97 predominantly freehold quality commercial buildings located across the UK, with a total net internal area of approximately 2.6 million square feet and a total site area of approximately 47 hectares. The portfolio, valued at about GBP 319 million with a long weighted average lease expiry (WALE) of 8.6 years, derives over 99.0% of its gross rental income from the AA-rated UK Government. The primary occupant is the Department for Work and Pensions (DWP), the UK’s largest public service department responsible for welfare, pensions and child maintenance for about 20 million claimants.

Elite CREIT is managed by Elite Commercial REIT Management Pte Ltd, which is 85% owned by Elite Partners Holdings Pte Ltd, and 15% owned by Sunway RE Capital Pte Ltd.

The company website is: <a href="https://elitecreit.com/">elitecreit.com</a>. 
Click <a href="https://www2.sgx.com/securities/equities/MXNU">here</a> for the company's StockFacts page. 
For the Management Discussion and Analysis from 6 Feb 2020 (listing date) to 31 Mar 2020, click <a href="https://investor.elitecreit.com/newsroom/20200511_081558_MXNU_NNYX2LMQVZT8GCS6.1.pdf">here</a>. 
 

About kopi-C: the Company brew

Text: Jennifer LH Tan Photo: Company file kopi-C is a regular column on the SGX Research website that features C-level executives of leading companies listed on Singapore Exchange. These interviews are profiles of senior management aimed at helping investors better understand the individuals who run these corporations. 
For previous editions of kopi-C: the Company brew, please click <a href="http://edm.sgx.com/a/hBd-CspB86%24MfB90noBAABR54ZH/link10">here</a>.   
For more information, or if you would like your senior executives to be featured on SGX Market Dialogues, please send suggestions to <a href="jennifer.t@sgx.com">jennifer.t@sgx.com</a>.
</body></html>


      
    
    Shaldine Wang 


With a career spanning two decades and a swathe of industries, Shaldine Wang is always looking out for ways to push her boundaries.

The Chief Executive Officer of the manager of SGX-listed Elite Commercial REIT believes in keeping an open heart and mind when it comes to opportunities and challenges.

As Lao Tzu once said, “The journey of a thousand miles begins with a single step”, and Wang embraces this, with a glass half-full approach. “Every step you take along the way will teach you lessons – whether from failure or success – and prepare you for the next stage.”

“Don’t be afraid of the unknown – just give it a shot. You’ll never know what might come of it, and you could be pleasantly surprised,” she added.

A Bachelor of Science graduate from Canada’s University of Guelph, Wang also holds a Master of Arts in International Financial Analysis from UK’s University of Newcastle Upon Tyne.

Her career history included senior management roles with Hong Kong-listed China Huarong Energy Co Ltd, Singapore-listed Pacific Shipping Trust, which was later taken private, as well as SGX-listed Cambridge Industrial Trust, now renamed ESR-REIT.

“I’m not a single-sector veteran, and new challenges arise when you work in different industries,” Wang noted.

“When I was presented with the opportunity to move into the REIT sector with Cambridge Industrial Trust, I was filled with doubts and questions – I kept asking myself, Can I really do the job? Is this the right move?”

Wang took that leap of faith. Fast-forward 10 years, and now at the helm of Elite Commercial REIT, she has come full circle.

“Among all the sectors I’ve worked in, real estate holds a certain charm for me,” she admitted. “And in this part of the world, property is very close to our hearts – it’s an enduring asset that we want to hold for posterity.”

Listed on SGX in February this year, Elite Commercial REIT is Singapore’s first and only UK-focused real estate investment trust. Elite’s portfolio comprises 97 commercial buildings, which are primarily occupied by the Department for Work and Pensions (DWP) for job centre, back office and call centre functions.  
About 40% of its portfolio by gross rental income is situated in London, the South and the Midlands. With a long weighted average lease expiry (WALE) of 8.6 years, the portfolio is valued at about £319 million. 
 

Defensive and Stable 
 

The DWP is the UK Government’s largest public service department, responsible for crucial welfare, pensions and child maintenance services for approximately 20 million claimants. Integral to the country’s social fabric, DWP is a uniquely counter-cyclical occupier with its claimant counts, job centre footfall and benefit spending, all which are highly correlated to economic conditions.

Sponsors – who own about 20% of the REIT – comprise Elite Partners Holdings, a Singapore-based investment holding firm for Elite Partners Group, property and construction firm Ho Lee Group, and Sunway RE Capital, a wholly owned united of Malaysian conglomerate Sunway Bhd.

The REIT manager, Elite Commercial REIT Management, is 85% held by Elite Partners Holdings, in which Ho Lee Group and former Viva Industrial Trust founder Victor Song have a stake. Sunway RE Capital owns the remaining 15%.

“From the start, when we were selecting assets for Elite’s portfolio, we found that commercial assets with the UK Government as the anchor tenant were particularly attractive to investors – the risk profiles for commercial versus sovereign tenants are obviously different,” Wang recalled.

“So we decided that Elite would be the first listed REIT to offer this asset class to investors in Asia.”

Having gone asset-light since the mid-90s, the UK Government is a large occupier of real estate in the country. This bodes well for transaction volumes and activity, which adds to the market’s depth and liquidity, Wang pointed out.

Rated AA and Aa2 by ratings agencies S&amp;P Global Ratings and Moody’s respectively, the UK Government also has one of the lowest debt-to-GDP ratios among the Group of Seven countries.

Under the full repairing and insuring (triple net) leases, responsibility for asset repairs lies with the UK Government. As landlord, Elite CREIT has no repairing or insuring liability, and will not need to bear the costs of any material repairs to the properties.

There is also embedded rental growth from inflation-linked rental escalations, which would enhance the REIT’s distributions per unit (DPU). Leases include rent reviews every five years based on the UK Consumer Price Index (CPI), subject to an annual increase of 1% to 5%.

“The Bank of England has retained its medium-term CPI target of around 2% despite the impact from COVID-19,” she added.

Looking ahead, Elite CREIT will focus on both organic and inorganic opportunities to grow its assets. “As you know, we’re not a large REIT, and expanding organically at this stage can be a challenge,” she pointed out.

“But we do have a good number of under-developed land parcels in the portfolio, such as our Peel Park asset in Blackpool, which can offer asset enhancement potential over the medium term.”

A more immediate growth boost, however, can only come from acquisitions. “One source is the Right of First Refusal (ROFR) pipeline from our Sponsor,” Wang said, referring to Elite UK Commercial Fund II, a private trust managed by Elite Partners Capital that is wholly owned by Elite Partners Holdings.

The portfolio, which comprises 62 assets across the UK, with a significant number of assets located in London and the Southeast, are “low-hanging fruit” for the REIT, she added.

Elite CREIT is also sourcing suitable acquisitions through third-party agents on the ground. Its Chief Investment Officer, Jonathan Edmunds, who is from the UK, has over 17 years of experience in the real estate industry, focusing on real estate investment and management across various sectors globally.

The UK has consistently been the second-most traded real estate market worldwide, representing about 30% of all European property transactions over the last five years.

“Even during the lockdown, government-leased assets are still being transacted in the market, which signifies how well sought-after this asset class is,” Wang noted.

“And given the government’s tenant-worthy status, which defines it as a source of long-term, stable income, many investors are now turning their attention to this segment. While current market conditions may give us more leverage on price negotiations, there’s also a lot more competition for the best assets out there.”

The REIT continues to monitor the market closely. “While we do have the debt headroom to proceed with an acquisition, we do not want to jump into any transaction immediately.”

It also remains focused on a vigorous selection process, so as to cherry-pick the right assets. “The potential asset must be compelling, yield-accretive, and provide long-term cashflow to investors,” she added. 
 

Resilient and Relevant 
 

Meanwhile, challenges abound, not the least of which is COVID-19. The International Monetary Fund has forecast a significant downturn in the global economy, and the UK economy could shrink by 6.5% this year.

“While the pandemic has created many unknowns, it has also highlighted the resilience and relevance of our government-tenanted assets,” Wang pointed out.

“The office sector has been hit by declining economic growth, business closures and restrictions on movement, resulting in increased unemployment. But that has led to a massive increase in workloads for DWP staff.”

To cope with mandatory social distancing measures and altered work hours, and as employees still require access to office infrastructure to process surging jobless claims, DWP needs additional commercial space.

In terms of rent collection, the REIT has also received three months of advance rent for the period 1 April 2020 to 30 June 2020. “At this time, having the UK Government as a key tenant differentiates us from the broader commercial REIT sector. The benefits to the portfolio are clear,” she added.

Other uncertainties include the post-Brexit economic landscape. While the UK formally left the European Union at the end of January, it’s staying under the bloc’s rules until end of 2020, as the two sides try to work out a free trade deal. “The final outcome is still a question mark at this stage,” said Wang.

Nonetheless, in a post-Brexit world, DWP would continue to play a key role in the optimal functioning of society and government. “If Brexit challenges kick in, unemployment in the country could rise, which would increase demand for DWP’s services, triggering the counter-cyclical effect all over again,” she added.

While the REIT’s day-to-day operations can be all-consuming, the 48-year-old strives to maintain a good work-life balance. Chinese calligraphy helps her de-stress and regain focus. She also makes it a point not to bring work to bed.

“Remember that every day has its own challenges. It’s important to carve out time to rest, so that you’ll have a clear mind to start again – tomorrow.”   Elite Commercial REIT 
 

Elite Commercial  REIT is a Singapore REIT established with the strategy of principally investing, directly or indirectly, in commercial assets and real estate-related assets in the UK. Listed on SGX on 6 Feb 2020, Elite CREIT is the first and only UK-focused listed REIT in Singapore. Its portfolio comprises 97 predominantly freehold quality commercial buildings located across the UK, with a total net internal area of approximately 2.6 million square feet and a total site area of approximately 47 hectares. The portfolio, valued at about GBP 319 million with a long weighted average lease expiry (WALE) of 8.6 years, derives over 99.0% of its gross rental income from the AA-rated UK Government. The primary occupant is the Department for Work and Pensions (DWP), the UK’s largest public service department responsible for welfare, pensions and child maintenance for about 20 million claimants.

Elite CREIT is managed by Elite Commercial REIT Management Pte Ltd, which is 85% owned by Elite Partners Holdings Pte Ltd, and 15% owned by Sunway RE Capital Pte Ltd.

The company website is: elitecreit.com.  
Click here for the company's StockFacts page.  
For the Management Discussion and Analysis from 6 Feb 2020 (listing date) to 31 Mar 2020, click here.  
 

About kopi-C: the Company brew

Text: Jennifer LH Tan Photo: Company file  kopi-C is a regular column on the SGX Research website that features C-level executives of leading companies listed on Singapore Exchange. These interviews are profiles of senior management aimed at helping investors better understand the individuals who run these corporations.  
For previous editions of kopi-C: the Company brew, please click here.    
For more information, or if you would like your senior executives to be featured on SGX Market Dialogues, please send suggestions to jennifer.t@sgx.com.



Elite Commercial REIT: A Counter-Cyclical Play

ASEAN Insight Provider, CrossASEAN Research

Angus Mackintosh

ASEAN Insight Provider

CrossASEAN Research

At CrossASEAN Research we strive to produce unbiased and differentiated on the ground insights on companies across South East Asia. Our Research is produced for the most part after face to face meetings and conversations with company management to dig deep into the long term vision and strategy of the companies we cover. We seek to deliver investable and actionable themes on sectors and markets across SE Asia, often in collaboration with other Insight Providers across the region, pooling the vast experience of the analysts within the Smartkarma Ecosystem. We also offer bespoke work and tailor made trips for our clients. 

Insights across South East Asia

Cross Asset Strategy

<div class="content-highlight">This past week's offering of Insights across ASEAN@Smartkarma is filled with another eclectic mix of differentiated, substantive and actionable insights from across South East Asia and includes macro, top-down and thematic pieces, as well as actionable equity bottom-up and credit insights. Please find a brief summary below, with a fuller write up in the detailed section. We also include in the detailed section the past week's relevant Discussions in <a href="mailto:ASEAN@Smartkarma" target="_blank" rel="noopener">ASEAN@Smartkarma,</a> this week including <a href="https://www.smartkarma.com/entities/surya-citra-media-pt-tbk" target="_blank" data-smartkarma-citation="entities:14739:1" rel="noopener">PT Surya Citra Media Tbk (SCMA IJ),</a><a href="https://www.smartkarma.com/entities/erajaya-swasembada-tbk-pt" target="_blank" data-smartkarma-citation="entities:18869:1" rel="noopener">Erajaya Swasembada (ERAA IJ),</a> and <a href="https://www.smartkarma.com/entities/puradelta-lestari-tbk-pt" target="_blank" data-smartkarma-citation="entities:428:1" rel="noopener">Puradelta Lestari (DMAS IJ).</a></div><h2>Macro Insights</h2>In <a href="https://www.smartkarma.com/insights/better-poised-to-weather-pandemic-resiliant-consumer-demand-omnibus-ready-next-week" target="_blank" data-smartkarma-citation="insights:36439" rel="noopener">Better Poised to Weather Pandemic? / Resilient Consumer Demand / Omnibus Ready Next Week</a>, Cross ASEAN Insight Provider <a href="https://www.smartkarma.com/profiles/kevin-o-rourke" target="_blank" data-smartkarma-citation="accounts:2060" rel="noopener">Kevin O’Rourke</a> comments on the most important political and economic developments in Indonesia, this week pointing out the resilience of consumer demand. In his latest <a href="https://www.smartkarma.com/insights/thai-macro-watch-february-coronavirus-outbreak-budget-delay" target="_blank" data-smartkarma-citation="insights:36058" rel="noopener">Thai Macro Watch (February): Coronavirus Outbreak, Budget Delay,</a><a href="https://www.smartkarma.com/profiles/athaporn-arayasantiparb-cfa" target="_blank" data-smartkarma-citation="accounts:766" rel="noopener">Athaporn Arayasantiparb, CFA</a> highlights three recent external developments and big-picture domestic issues over the last month and comments on how they may impact Thai equities in the short to medium term. In <a href="https://www.smartkarma.com/insights/a-secular-slowdown-in-global-growth-the-survival-instinct-is-in-asia" target="_blank" data-smartkarma-citation="insights:35732" rel="noopener">A Secular Slowdown in Global Growth? The Survival Instinct Is in Asia,</a><a href="https://www.smartkarma.com/profiles/dr-jim-walker" target="_blank" data-smartkarma-citation="accounts:1628" rel="noopener">Dr Jim Walker</a> zeros in on Asia's resilience and the health of creative/ destructive economic forces in contrast to developed world economies. <h2>Equity Bottom-Up Insights</h2>In <a href="https://www.smartkarma.com/insights/bank-mandiri-persero-bmri-ij-credible-corporate-leader" target="_blank" data-smartkarma-citation="insights:36284" rel="noopener">Bank Mandiri Persero (BMRI IJ) - Credible Corporate Leader</a>, <a href="https://www.smartkarma.com/profiles/angus-mackintosh" target="_blank" data-smartkarma-citation="accounts:937" rel="noopener">Angus Mackintosh</a> circles back to one of Indonesia's leading banks following a conversation with management and comes away with a more positive tone.In <a href="https://www.smartkarma.com/insights/airports-of-thailand-aot-yet-to-fall" target="_blank" data-smartkarma-citation="insights:36434" rel="noopener">Airports of Thailand (AOT): Yet to Fall,</a> CrossASEAN Insight Provider <a href="https://www.smartkarma.com/profiles/henry-soediarko" target="_blank" data-smartkarma-citation="accounts:1006" rel="noopener">Henry Soediarko</a> zeros in on <a href="https://www.smartkarma.com/entities/airports-of-thailand-pcl" target="_blank" data-smartkarma-citation="entities:239:1" rel="noopener">Airports Of Thailand (AOT TB)</a> which has yet to see a major adjustment in reaction to the Corona Virus outbreak. In <a href="https://www.smartkarma.com/insights/dbs-oil-slick" target="_blank" data-smartkarma-citation="insights:36380" rel="noopener">DBS – Oil Slick</a>, <a href="https://www.smartkarma.com/profiles/daniel-tabbush" target="_blank" data-smartkarma-citation="accounts:12" rel="noopener">Daniel Tabbush</a> revisits Singapore's largest lender in light of falling oil prices and its significant exposure in Hong Kong.  In <a href="https://www.smartkarma.com/insights/central-retail-valuation-as-it-sets-the-ipo-price-at-thb-42-0-per-share" target="_blank" data-smartkarma-citation="insights:36381" rel="noopener">Central Retail Valuation as It Sets the IPO Price at THB 42.0 Per Share,</a><a href="https://www.smartkarma.com/companies/lightstream-research" target="_blank" data-smartkarma-citation="companies:909" rel="noopener">LightStream Research</a> zero in on Thailand's largest retailer <a href="https://www.smartkarma.com/entities/central-retail-corp-ltd" target="_blank" data-smartkarma-citation="entities:28240:1" rel="noopener">Central Retail (CRC TB)</a> after it was reported that last week that it has priced its IPO at THB 42.0 per share.In <a href="https://www.smartkarma.com/insights/elite-commercial-reit-ipo-trading-decent-subscription-but-past-foreign-deals-performance-weighs" target="_blank" data-smartkarma-citation="insights:36323" rel="noopener">Elite Commercial REIT IPO Trading - Decent Subscription but past Foreign Deals Performance Weighs,</a><a href="https://www.smartkarma.com/profiles/sumeet-singh" target="_blank" data-smartkarma-citation="accounts:4" rel="noopener">Sumeet Singh</a> circles back to this Singapore REIT listing. In <a href="https://www.smartkarma.com/insights/scc-overshadow-by-weak-petrochemical-spread" target="_blank" data-smartkarma-citation="insights:36367" rel="noopener">SCC: Overshadow by Weak Petrochemical Spread,</a> out friends at <a href="https://www.smartkarma.com/companies/country-group" target="_blank" data-smartkarma-citation="companies:965" rel="noopener">Country Group</a> revisit <a href="https://www.smartkarma.com/entities/siam-cement-pcl-the" target="_blank" data-smartkarma-citation="entities:2589:1" rel="noopener">Siam Cement (SCC TB)</a> and downgrade their recommendation on SCC to HOLD from BUY, with new 2020E target price of Bt361.00, derived from 12.9x PE, which is PE’20E of its Asia ex Japan’s material peers.<h2>Sector and Thematic Insights</h2>In <a href="https://www.smartkarma.com/insights/crossasean-strategy-the-impact-of-virus-korona-on-indonesia" target="_blank" data-smartkarma-citation="insights:36397" rel="noopener">CrossASEAN Strategy - The Impact Of "Virus Korona" On Indonesia,</a> CrossASEAN Insight Provider <a href="https://www.smartkarma.com/profiles/angus-mackintosh" target="_blank" data-smartkarma-citation="accounts:937" rel="noopener">Angus Mackintosh</a> looks at the potential impact of the ongoing Corona Virus outbreak on Indonesia. Indonesia stands out in South East Asia as a country without any confirmed cases of Corona Virus or "Virus Korona" as it has been coined locally, implausible though this may seem. In <a href="https://www.smartkarma.com/insights/snippets-36-zen-s-new-chinese-restaurants-dtac-s-cautious-stance" target="_blank" data-smartkarma-citation="insights:36162" rel="noopener">Snippets #36: Zen's New Chinese Restaurants, DTAC's Cautious Stance,</a> our Thai guru <a href="https://www.smartkarma.com/profiles/athaporn-arayasantiparb-cfa" target="_blank" data-smartkarma-citation="accounts:766" rel="noopener">Athaporn Arayasantiparb, CFA</a> highlights five recent events or newsflow that may impact Thai equities.<h2>Credit Insights</h2>In <a href="https://www.smartkarma.com/insights/olam-tear-sheet-lucror-analytics-7b197498-a588-4daf-a295-f34dc51c18b0" target="_blank" data-smartkarma-citation="insights:36412" rel="noopener">Olam - Tear Sheet - Lucror Analytics, </a>our Credit Specialist friends at <a href="https://www.smartkarma.com/companies/lucror-analytics" target="_blank" data-smartkarma-citation="companies:1350" rel="noopener">Lucror Analytics</a> take a bird's eye view of <a href="https://www.smartkarma.com/entities/olam-international-ltd" target="_blank" data-smartkarma-citation="entities:765:1" rel="noopener">Olam International (OLAM SP)</a> and continue to see it as high risk. <div class="content-highlight">At CrossASEAN Research we strive to produce unbiased and differentiated on the ground Insights on companies, economies and stock markets across South East Asia exclusive to Smartkarma. Our research is produced for the most part after face to face meetings and conversations with company management to dig deep into the long-term vision and strategy of the companies we cover. We offer bespoke work, company visits and tailor-made trips across South East Asia to our clients through Premium Services on Smartkarma. Please feel free to show your appreciation for any of our insights you find useful using the like button. It makes a difference!</div><div><div><div id="ember48945"><div><section></section></div></div></div></div>

This past week's offering of Insights across ASEAN@Smartkarma is filled with another eclectic mix of differentiated, substantive and actionable insights from across South East Asia and includes macro, top-down and thematic pieces, as well as actionable equity bottom-up and credit insights. Please find a brief summary below, with a fuller write up in the detailed section. We also include in the detailed section the past week's relevant Discussions in ASEAN@Smartkarma, this week including PT Surya Citra Media Tbk (SCMA IJ),Erajaya Swasembada (ERAA IJ), and Puradelta Lestari (DMAS IJ).Macro InsightsIn Better Poised to Weather Pandemic? / Resilient Consumer Demand / Omnibus Ready Next Week, Cross ASEAN Insight Provider Kevin O’Rourke comments on the most important political and economic developments in Indonesia, this week pointing out the resilience of consumer demand. In his latest Thai Macro Watch (February): Coronavirus Outbreak, Budget Delay,Athaporn Arayasantiparb, CFA highlights three recent external developments and big-picture domestic issues over the last month and comments on how they may impact Thai equities in the short to medium term. In A Secular Slowdown in Global Growth? The Survival Instinct Is in Asia,Dr Jim Walker zeros in on Asia's resilience and the health of creative/ destructive economic forces in contrast to developed world economies. Equity Bottom-Up InsightsIn Bank Mandiri Persero (BMRI IJ) - Credible Corporate Leader, Angus Mackintosh circles back to one of Indonesia's leading banks following a conversation with management and comes away with a more positive tone.In Airports of Thailand (AOT): Yet to Fall, CrossASEAN Insight Provider Henry Soediarko zeros in on Airports Of Thailand (AOT TB) which has yet to see a major adjustment in reaction to the Corona Virus outbreak. In DBS – Oil Slick, Daniel Tabbush revisits Singapore's largest lender in light of falling oil prices and its significant exposure in Hong Kong.  In Central Retail Valuation as It Sets the IPO Price at THB 42.0 Per Share,LightStream Research zero in on Thailand's largest retailer Central Retail (CRC TB) after it was reported that last week that it has priced its IPO at THB 42.0 per share.In Elite Commercial REIT IPO Trading - Decent Subscription but past Foreign Deals Performance Weighs,Sumeet Singh circles back to this Singapore REIT listing. In SCC: Overshadow by Weak Petrochemical Spread, out friends at Country Group revisit Siam Cement (SCC TB) and downgrade their recommendation on SCC to HOLD from BUY, with new 2020E target price of Bt361.00, derived from 12.9x PE, which is PE’20E of its Asia ex Japan’s material peers.Sector and Thematic InsightsIn CrossASEAN Strategy - The Impact Of "Virus Korona" On Indonesia, CrossASEAN Insight Provider Angus Mackintosh looks at the potential impact of the ongoing Corona Virus outbreak on Indonesia. Indonesia stands out in South East Asia as a country without any confirmed cases of Corona Virus or "Virus Korona" as it has been coined locally, implausible though this may seem. In Snippets #36: Zen's New Chinese Restaurants, DTAC's Cautious Stance, our Thai guru Athaporn Arayasantiparb, CFA highlights five recent events or newsflow that may impact Thai equities.Credit InsightsIn Olam - Tear Sheet - Lucror Analytics, our Credit Specialist friends at Lucror Analytics take a bird's eye view of Olam International (OLAM SP) and continue to see it as high risk. At CrossASEAN Research we strive to produce unbiased and differentiated on the ground Insights on companies, economies and stock markets across South East Asia exclusive to Smartkarma. Our research is produced for the most part after face to face meetings and conversations with company management to dig deep into the long-term vision and strategy of the companies we cover. We offer bespoke work, company visits and tailor-made trips across South East Asia to our clients through Premium Services on Smartkarma. Please feel free to show your appreciation for any of our insights you find useful using the like button. It makes a difference!

The Week That Was in ASEAN@Smartkarma - Virus Korona, Bank Mandiri, and DBS

Head of Research, IPOs & Placements, Aequitas Research

Sumeet Singh

Head of Research, IPOs & Placements

IPOs and Placements coverage across Asia Pacific

Aequitas Research

We cover all listing across the Asia Pacific along with follow-up placements. As of Dec 2020, our team had covered 539 IPOs with a hit rate of 73.5% and 685 placements with a hit rate of 66.8%.

We combine fundamental bottom-up views with our proprietary quantitative framework to provide a holistic coverage across new listings and placements. Our coverage includes pre-IPO notes before the deal is launched, follow-up analysis once the deal is live and post-listing trading analysis as well.

Equity Capital Markets

<div>
<a href="https://www.smartkarma.com/entities/elite-commercial-reit" target="_blank" data-smartkarma-citation="entities:28807:1" rel="noopener">Elite Commercial REIT (ELITE SP)</a> (ECR) raised US$170m in its Singapore listing. Its initial portfolio will comprise of 97 commercial buildings located across the UK with a total net internal area of approximately 2.6m sqft. The REIT is being sponsored by Elite Partners, Ho Lee Group and <a href="https://www.smartkarma.com/entities/sunway-bhd" target="_blank" data-smartkarma-citation="entities:11025:1" rel="noopener">Sunway Bhd (SWB MK)</a>. 
</div>
<div>
I've covered the company's background and financials in <a href="https://www.smartkarma.com/insights/elite-commercial-reit-ipo-stable-rentals-but-small-and-old-assets" target="_blank" rel="noopener">Elite Commercial REIT IPO - Stable Rentals but Small and Old Assets </a>and <a href="https://www.smartkarma.com/insights/elite-commercial-reit-ipo-probably-just-about-fairly-valued-at-the-low-end" target="_blank" rel="noopener">Elite Commercial REIT IPO - Probably Just About Fairly Valued at the Low-End.</a>
</div>
<div>
In this insight, I'll re-visit some of the deal dynamics and provide a table with implied valuations at different share prices.
</div>


Elite Commercial REIT (ELITE SP) (ECR) raised US$170m in its Singapore listing. Its initial portfolio will comprise of 97 commercial buildings located across the UK with a total net internal area of approximately 2.6m sqft. The REIT is being sponsored by Elite Partners, Ho Lee Group and Sunway Bhd (SWB MK). 


I've covered the company's background and financials in Elite Commercial REIT IPO - Stable Rentals but Small and Old Assets and Elite Commercial REIT IPO - Probably Just About Fairly Valued at the Low-End.


In this insight, I'll re-visit some of the deal dynamics and provide a table with implied valuations at different share prices.


Elite Commercial REIT IPO Trading - Decent Subscription but past Foreign Deals Performance Weighs

Malaysia

Sunway Bhd. is a property development and construction company. The Company's other business divisions include quarrying and building materials trading and manufacturing, hospitality, leisure, and healthcare.

Price Gauge
52-week Range	0.00 - 0.00
Market Cap (USDm)	0.00
P/E	0.00
Dividend (Yield)	0.00

Sunway Bhd (SWB MK)

ASEAN Builder's Scoop (27May21) - AMK Site Drew High 15bids

AMK site drew high 15bids, UOL winner; CAPL rises stake in DLSP; Frasers Hosp expands in China; GLP eyes US$2bn HK IPO; METRO sees decentralized...

SCCM Asia Research

ASEAN Builder's Scoop (17May21) - MCT to provide more tenant supports

MCT to provide more tenant supports; ARA increases stake in Kenedix; Provence Residence healthy 53% take-up rate; AREIT 1Q21 driven by inorganic...

SCCM Asia Research

Elite Commercial REIT: A Counter-Cyclical Play

With a career spanning two decades and a swathe of industries, Shaldine Wang is always looking out for ways to push her...

Singapore Exchange Ltd (SGX)

The Week That Was in ASEAN@Smartkarma - Virus Korona, Bank Mandiri, and DBS

This past week's offering of Insights across ASEAN@Smartkarma is filled with another eclectic mix of differentiated, substantive and actionable...

Angus Mackintosh

Elite Commercial REIT IPO Trading - Decent Subscription but past Foreign Deals Performance Weighs

Elite Commercial REIT (ELITE SP) (ECR) raised US$170m in its Singapore listing. Its initial portfolio will comprise of 97 commercial buildings...

Sumeet Singh

Price Gauge

52-week Range

Market Cap (USDm)

P/E

Dividend (Yield)