Wednesday, June 28, 2017

How To Play The CDL Hospitality Trust (CDLHT) Rights Issuance

After my post yesterday on CDLHT issuance of the rights and acquisitions, this post is about the few choices you can do to play around exercising the rights or if you dont intend to.

My last participation was for sabana reits which happens not too long ago. In that event, I managed to buy the mother share in my strategy. Things are different now in the sense I am holding that mother share with me this time round.

There are generally 3 levels that you have to watch out for when a Reit announces rights that are not accretive immediately in nature. I define not accretive by mathematically referring to the dilution impact to the dpu before and after.

First Level -  This happens usually within the next trading day when the rights are announced and the mother share will react negatively and fall close to the terp price. This is when investors sell because they simply wants to get out of it.

Second Level - This is when more guidance are released to public what they will be using the funds for. If the acquisitions aren't accretive in nature, then the mother share will further plunge knowing there will be dilution impact to the dpu they are getting. In CDLHT case, they announced the acquisitions and rights issuance at the same time, so it immediately covers the first and second level.

Third Level - This is when the mother share started trading ex-rights and the rights are being traded in the market. The rights are trading typically for someone who wants to dispose their entitled rights or someone who wants to get into the shares by buying the rights from the market.

Then you have two groups of people typically in this sort of environment:

1.) People who are currently holding the existing mother shares (like me).

In my case, my best bet and plan is to apply and engage in plenty of excess rights to benefit more from it. Since it seems this particular rights are not popular in this case, there should be excess rights for ballot.

In my case, I am holding 60,000 shares and thus will be entitled for the rights for 12,000 shares at $1.28. I'd most likely apply an additional 20,000 to 30,000 shares of excess to see how much I can squeeze out of it.

My margin of safety in my cost price is high in this one, so I can do some experiment to see where I end up in this.

2.) People who are not holding the mother shares but want to get some of the actions.

In this case, you have a few options you can take.

The first is buying the mother share before it goes ex-rights and you will be entitled to the rights just like me.

The second is buying the rights in the market and you can then buy the entitlement at $1.28.

The third is simply buying the mother shares right after the whole episode is concluded and done with. That should set the tone how "low" they would go in this particular exercise.

I tried with the third option in my sabana experiment and was very successful.

I hope for the same in this one.

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Tuesday, June 27, 2017

CDLHT Announces Acquisitions (Pullman Hotel Germany) & Launch of Renouncable Rights Issue

CDL Hospitality Trusts is currently my top position in the portfolio so I am inclined to write about the news they have announced today.

The Trust announces two big news - the first being the acquisition of the Pullman Hotel in Germany, which amounted to about S$160m and will be fully funded by debt facility. The second short after being the launch of the renouncable rights issue amounting to a gross proceeds of S$255m to lower their gearing and improve their balance sheet.

This is quite an interesting news because it's the first time I've seen a Reit doing this 2 layer set up announced on the same day. Usually, the Reit will be inclined to announce the acquisition first, and then subsequently followed by the method of funding a few weeks/months later.

What essentially happens is that the Trust is raising more proceeds to cover the acquisitions, and there will be immediate dilution impact to existing shareholders.

The renouncable rights is for 20 for every 100 at a price of $1.28.

Theoretical price will be at around $1.61 after the inclusion of the larger shareholding base.

Pro-forma DPU will drop from 10 cents to 9.43 cents, and yield will drop from 5.95% to 5.85%. NAV will also subsequently drop due to the enlarged equity base.

On the good side, gearing will drop from the current 36.8% to 33.6% after the rights issue and balance sheet will strengthen for the longer term.

My Thoughts

This is a stellar move from the management.

I've previously discussed in my theory here that when a Reit is at its 52 weeks high and trading above its premium, it is a good chance for them to raise an equity because they could do so at their advantage. 

With most Reits currently at 52 weeks high and a premium, and with interest costs rising, you can be sure there will be more Reits that will be issuing equity via placement or rights.

This is a bad move for me because my play tends to capture their cycle of pre-acquisitions and post-rights and it is unfortunate that the share price has stalled in recent days not meeting my selling price.

The acquisition and rights will be immediately dilutive in nature so we should see a drop in the share price closer to its TERP.

We have not really consider the long term nature of the acquisition which might be "accretive" in its own way. The Munich acquisitions is a 5.9% NPI yield and is projected to grow at a 1.5% rate from now until 2018. The hotel is also a freehold in an important piece of land in Germany, so this might work out in the long run for long term shareholders.

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Monday, June 26, 2017

The Different Structure & Dividend Distribution Type From Reits

I received one or two queries on this recently so I thought it's good to make this as sticky post for future reference.

Real Estate Investment Trust (Reits) is not technically structured as a pure company that owns businesses or assets. They are being structured as an investment holding entity which requires a Trust Deed between the Trustee and the Reit manager. 

In order to own an asset locally or overseas, they need to set up a Special Purpose Vehicle (SPV) which acts in the context of a company that can buy or sell businesses or assets and legally had to file for their own respective corporate tax return. If the Reits own an asset overseas, the situation is made more complex because it has to set up a second layer SPV in that particular country to make the transaction and legally file for that country tax return. The transaction is then made between the Singapore SPV and that overseas SPV.

As investors, you also probably don't really bother with this but there are also the different Dividend Distribution Type for Reits just for information. Let me break that down.

First Reit - Q1 DPU Information
First Reit is a healthcare Reit which owns hospitals across Singapore, Indonesia, Japan, South Korea.

In the latest distribution, they had distributed out a total of 2.14 cents per unit, which made up of 0.07 cents (Taxable Income), 1.17 cents (Tax-Exempt Income) and 0.90 cents (Capital).

Taxable Income

These are the income that the trust received from the Singapore SPVs.

If you are a tax resident here, these distributions will be exempt in the hands of the individual shareholders since the regulations have regulate to do a one-tiered tax on this. In other words, it has been "taxed" from the SPV corporate level.

You can see why First Reit has only minimal taxable income distribution as their income derived from assets are mostly not derived from Singapore.

Tax-Exempt Income

These are the income that the trust received from the foreign set-up SPVs.

These also include any disposal of ordinary / redeemable preference shares where such capital gain tax are exempted in Singapore.

Tax-Exempt Income distribution is exempt from the Singapore income tax in the hands of all unitholders.

You can see the majority of the income for First Reit is derived from this one.


These represents a return of capital back to the respective SPVs, who may choose to redeem on a periodic basis.

You can try to look at SPVs like any other company, where depending on the Reit's distribution policy and payout, a portion of the dividend may be returned back to the SPV and they can use this to defer the amount of taxes on the income that they produced, hence translating into lower taxes and therefore higher dividends for the unitholders.

Capitalmall Trust - Q1 Dividend Information

Another example is Capitalmall Trust (CMT), which has decided to distribute all 100% of its taxable income to unitholders, which translate to 2.73 cents per unit.

Many investors know that Reits have to distribute at least 90% in order to enjoy tax exempt status from IRAS but little know that these 90% are specifically referring to the taxable income, NOT on the tax exempt and capital portion.

Take CMT for instance, they had received tax exempt and capital distribution for income received from Capital Retail China Trust (CRCT) in the first quarter amounting to $12.9m, which they had used to retain for their running working capital expenses. 

Good management typically plan well on how much distributions to give out and how much they would need to retain for their day to day operations and also growth plans.

Hope the above helps.

Vested in both First Reit and Capitalmall Trust.

Thanks for reading.

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Friday, June 23, 2017

5 Excuses About Not Doing Enough On Your Personal Finance

It is part of human tendency to shy away from the reality when it strikes and we are often left to provide excuses to justify and defend ourselves.

To a large extent, people feels uncomfortable when they start thinking about personal finance. It is almost that feeling of resigning to fate because the world places them in such a way they are disadvantaged that there is nothing they can do to improve the situation.

I understand the situation because I challenged exactly the same myself about health, and inputing about food and nutrients and I can tell just how hard it is to stay resilient throughout the duration with so many temptations.

Anyway, going back to personal finance, here are possibly some of the most common excuses that we often hear:

1.) "I Don't Earn Enough Money to Save"

To be on the fair side, there are people out there who barely earns minimum income who could hardly cover their expenses, so we leave these group out because they have done all their means to just survive.

But for most of the people out there whose income most likely exceeds their expenses, it is a matter of how much they net and pocket at the end of the day.

The ground rule is to ensure you earn more than whatever you spend. There are a lot of sidelines that you can do to improve your income situation either by buying and selling online gigs, working overtime or simply create another income stream through investing.

2.) "My Running Expenses Are Huge"

We know every month we are saddled with our utilities, telephone, cable, transportation fees and many more.

Running expenses are huge and I can attest to that especially with a growing family members to cater to in the household.

The goal here is to really sit down and properly analyze the unnecessary expenses which can be reduced. 

If you are watching on the internet more than the cable, perhaps you can reduce your expenses by cutting your cable television.

If you are spending exorbitantly high on the water and electricity, check if there is a leak somewhere.

If you are frequently taking cab, do explore alternatives with Uber or Grab that often has discounted code.

3.) "I Don't Have Time"

This is most probably the easiest excuse to justify and excuse oneself from taking responsibility of their own finances.

Most people procrastinate about taking lead of their own finances because there are always tomorrow or the next day after tomorrow hence it won't matter if they delay taking action.

Time is always a resource that we do not have a privilege to dwindle on. Unfortunately, most people spend their time on gadgets, watching movies and going on holidays but never really sat down to think about how they should manage their personal finance.

You are standing under a tree today because someone planted a seed long ago.

The best time to start investing is 10 years ago, the second best time is today. Take action right now and make it your priority. The future of you will thank the you of today.

Achieving financial independence is a step towards freeing the most important resource in this world, and that is time. That first step, comes from taking responsibility of our own finances.

4.) "You Only Live Once"

YOLO - Your 20s might be running out so quit your job and spend all your money on traveling, gadgets and every other thing because you only live once.

While I applaud the good intention of YOLO, there is still a responsibility towards how you are going to manage your personal finances and the eventual retirement. You do not have to choose between experience or money. Most of the times, you can have them both if you plan them properly.

5.) "I'm Bad With Money"

Not everyone are born money savvy.

Being able to organize and watch your income and expenses are part of tracking your own cashflow to ensure cash never ran out when you need them most.

Proper budgeting and investing take more than just skills to hone. It requires mental preparation, patience and strong will and determination to make it last. You are able to use some application that can help you in budgeting such as Personal Capital or YNAB.

Thanks for reading.

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Wednesday, June 21, 2017

Stress Test Checkup For Small Cap Stocks

Every now and then I tried to force myself to do a bit of homework in updating my spreadsheet for some companies that are in my watchlist. 

This article is about consolidating the strength of the company through looking into the lenses of the health of the balance sheet. I am only covering ground on one segment so it cannot be entirely looked into making certain grounds.

Small cap companies have been a favorite for many because of their potential to grow. Unlike matured companies, small cap companies have greater room to grow because they can build on new verticals or improve on their margins by focusing on their specific mix. However, the risk is also greater in the sense they may lack institutional back-ups in the case where liquidity dries, just like what happened during the GFC.

For the purpose of this exercise, I have picked a few small cap stocks which I have added to the list while they remain in my interests. I will be using 4 scenarios: the 2008 GFC, 2011 Euro Crisis, 2015 China scare, and 2017 of today. I specifically picked scenarios where the STI has been much impacted by certain events to see how valuations are.

  • Micro-Mechanics
  • Tai Sin Electric
  • Transit Mixed Concretes
  • Riverstone
  • Silverlake
  • UMS
  • Sarine Tech
  • Nam Lee Metals
  • Second Chance
  • Boustead
  • Kingsmen

Balance Sheet Strength 

The first stress test is to check on the strength of their balance sheet. 

On the overall, it looks like most companies have a much stronger balance sheet now as compared to back then in 2008, 2011 and 2015, where companies generally tend to take advantage when interest rates are low. Companies which are visibly in the net cash position for years have grown their cash position to even more in 2017, with Micro-Mechanics, Taisin Electic, Transit Mixed, Riverstone, Silverlake, UMS, Nam Lee, and Boustead leading the pack. Kingsmen reduced their net cash as they had to use the working capital to build on their headquarter. 

It is also important to note that while keeping cash increases the strength of the balance sheet in general, hoarding too much cash may not be the best decision as it erodes the long term ROE of the company. 

Earnings Valuation

The second stress test is on their respective earnings valuation. 

From here, you can easily see that valuations are much more expensive today as compared to back then during 2008, 2011 and 2015. Some industries like the semi-conductor are seeing their cyclical upturn so it is common to see companies get re-rated upon potential stronger growth.

Sometimes, as investors, you've got to question yourself if you are rationalizing for enough margin of safety on some of these counters.

Implied Downside

I've also included the implied downside scenario and here we are using the 2008 bear market year since it's a really bad year.

While you might be confident that the companies you are holding are strong enough to withstand the wind, you might need to work out on the potential implied downside psychologically to see that it can happen in a big bear market where liquidity dries and all fundamentals are thrown out.

This is not meant to scare anyone out there but meant to educate and inform that such unimaginable things can happen even to a very strong company. Good companies do rebound when economies recover eventually but you do need a strong steel of balls and mentals to undergo the event.

Thanks for reading.

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Tuesday, June 20, 2017

Building Sustainable Dividends Through Learning With REITS Masterclass

Most of you readers know that I love Reits investing because it fits my profile of having a sustainable stream of dividend income that pays every quarterly or semi-annually. This is align with my aspirations of being able to use the rest of my time to do what I wanted to really do.

As a matter of fact, if you look at my current portfolio right now, more than 50% are in Reits and my top 2 positions are in CDL Hospitality and Fraser Logistics Trust.

It is pretty obvious that I have a biasness towards liking Reits as an asset class.

Many people has a misconception that Reits are only meant for someone who wanted to build a stream of passive income and that if you want capital gain you should look elsewhere for a growth stock.

That is not true.

Most of the Reits that we are seeing today have both component of capital gain and dividends because the management have been tasked to grow the Asset Under Management (AUM) and Dividends Per Unit (DPU). As investors, we are able to enjoy the growth component and reap a higher dividends when it comes.

I have previously wrote an article articulating my strategy on how to select Reits which is nothing but just trying to organize my thoughts in a proper manner. I received a few questions from readers on some of the technical terms used and what are the kind of details should they look up for and honestly for me, it is difficult for me to answer because I might not know where their level of competency are in this aspect.

Equip Your Knowledge With REITS Masterclass

The course has a total of 10 modules with 33 sub-content inside for a total of over 5 hours.

They are made into a video content hence you are able to back-track and fast-forward as and when you'd like to.

Who Should Sign Up For The Course

The course is suitable for someone who like to:

1.) Understand how to build a sustainable stream of dividend income
2.) Equip your knowledge with the terminology of Reits
3.) Enhance your understanding of what details to look out for in a good Reits
4.) Avoid buying into a poorly managed Reits investment

Here Is Where You Could Sign Up

They are currently offering a value deal of $30 if you sign up using the below link for a limited time period.

If you think this is something that might interest you, you can sign up by clicking the link below.

--------- CLICK HERE  ---------

Alternatively, you can type the code "FOR_FIN_FREEDOM" under the referral code.

I've personally gone through the course myself and for a thorough lesson like that, I think it offers a great value at this price that you can hardly find elsewhere. The closest alternative you can find is a book on Reits by Bobby Jayaraman.

Do note that this post contains an affiliate links and I do get a commission when you sign up for the course. However, it will not cost you anything extra otherwise.

Thanks for reading.
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Monday, June 19, 2017

Is There An Opportunity In Gold Right Now?

For a long time, I've considered Gold as a monetary goods that are driven by demand and supply more than an investment itself. It has a very long track of history itself and it was first used as a barter trade in 700 B.C.

A friend that I was close with has recently notified me that the long term downtrend of Gold was finally broken and that it might be on its way up again after breaking its 6 years downtrend.

Almost a decade of close to zero interest rates have atomized any form of risk aversion, and it is easy to see why people have generally flocked their preference to the equity markets in recent years. 

Gold price has also performed decently during this period and just when they tried to break their long term downtrend back in Aug 2016, they started going downhill again right after the market rallied after Trump was officially announced as President.

Trump announced a few fiscal measures such as the tax boost and the removal of the Dodd-Frank which excites and send the stock market flying to its high. This measures of Euphoria sends the gold stumbling back into consolidation mode again.

Still, if you are one that holds gold since 2000, you are looking at a average gain of about 11% today. These are the period when gold starts to make their strong run boom days mostly from the period from 2005 to 2007.

3 Cases To Go Long on Gold

1.) GSCI Commodity Index / S&P 500 Ratio

The GSCI is a typical measure indicator for commodity prices and is a very strong inflation indicator correlation. It includes many different types of commodities such as gold, oil, energy, most of which are in the low right now.

From a historical context, the relative valuation of the GSCI to the equity markets seems very low right now which might suggest potential opportunities to be a contrarian.

2.) Long Term Technical Broken

From a technical point of view, it appears that gold has finally managed to break their long term downtrend and it might gain momentum from hereon.

3.) Gold as a hedge to your equities exposure

Gold has a strong correlation against other asset classes in particular the equities market. They typically act as safe haven during periods of uncertainties and recession, where it proceeds with stock market crashes.

Here are the inverse correlation of gold with equity markets as far dated over the past 4 decades:


There are many passive investors who are embarking on a permanent portfolio strategy, and gold is an important part of that strategy.

The biggest opportunity cost for holding gold is when the stock market is going on a rampant bull run but recently it has exhibited signs of going up when the stock market is also rising.

I've been contemplating a long time whether my portfolio should consists of gold as part of that strategy. So far, I have not done so because I originally believe in the simplistic cash/equity allocation model. Perhaps, it is now time to reconsider that.

Thanks for reading.
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