CiMB Research Report on REIT

7/26/2019 CiMB Research Report on REIT

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REIT MALAYSIAOctober 24, 2012

IMPORTANT DISCLOSURES. INCLUDING ANY REQUIRED RESEARCH CERTIFICATIONS, ARE PROVIDED AT THE END OF THIS REPORT.Designed by Eight, Powered by EFA

Resilient retail salesSunway REIT's 1Q13 core net profit of RM52m was within ours andconsensus estimates, making up 25% of estimates. Retail segmentcontinued to drive earnings as the hotel business experienced aseasonal slowdown.

We remain Outperform on SunwayREIT with an unchanged DDM-based

target price. Key catalysts would be 1)further asset acquisitions, 2)higher-than-expected rental reversionfor 63% of Sunway Pyramid when itexpires Sep next year.

2.03 sen first interim DPUSunway REIT declared a first interimDPU of 2.03 sen, in line with ourfull-year estimates of 7.8sen. SunwayREIT remains committed todistribute all of its distributableincome as dividends for FY13.

Softer quarter for hotelsThe hotel segment (21% of NPI) wasseasonally softer due to theRamadhan fasting month, the HariRaya period which caused lowertourist traffic from Middle East aswell as lower MICE activities. SunwayHotel Seberang Jaya's ongoingrefurbishment was also a factor.

Active capital management

To enjoy the low interest rateenvironment, Sunway REIT isactively managing its capital. On 9Oct, the company issued RM400m of5-year MTN out of a total facility ofRM1bn. This RM400m was used topartially repay the outstandingrevolving loan. As a result, theaverage cost of debt was broughtdown from 4.45% for FY12 to 3.70%for 1QFY13. The REIT plans to keepat least 50-55% of its loans on floatingrate to enjoy the low interest rates.

Sunway Putra Mall closingdown soonSunway Putra Mall's occupancy ratewas 73.8% in 1Q13. It will be closed in2 quarters' time. The RM200mrenovation of the mall is expected togenerate an ROI of 12.5-15.0%,leading to RM25m-30m incrementalNPI in FY15.

CIMB Analyst

Foong Wai Mun CFA

T(60) 3 [email protected]

Sunwa REIT 1QFY13 RESULTS NOTESREIT MK / SUNW.KL

Current RM1.51 SHORT TERM(3 MTH) LONG TERM

Market Cap Avg Daily Turnover Free Float Target RM1.63

US$1,335m US$0.43m 63.1% Previous Target RM1.63RM4,075m RM1.34m 2,361 m shares Up/downside 7.9%

Conviction| |

Share price info

Share price perf. (%) 1M 3M 12M

Relative 1.6 6.8 16.8

Absolute 4.1 8.6 32.5

Major shareholders % held

Sunway Bhd 36.9

EPF 9.7

Capital Income Builder 6.5

Results Comparison

FYE Jun (RM m)1Q

FY13

1Q

FY12yoy % chg

4Q

FY12qoq % chg

Prev.

FY13FComments

Revenue 99.8 95.0 5.0 102.6 -2.7 409.2 Addition of Sunway Putra Place's contribution and

Operating costs (33.3) (31.3) 6.4 (35.6) -6.5 (135.5) better performance from Sunway Pyramid

EBIT 66.5 63.8 4.3 67.0 -0.7 273.6

Interest expense (14.7) (19.8) -25.8 (19.2) -23.4 (66.5) Slightly lower, 3.7% average cost of debt

Interest & invt inc 0.3 (0.1) 523 0.4 -38.2 1.7

Associates' contrib 0.0 0.0 nm 0.0 nm 0.0 None as expected

Exceptionals & revaln 0.0 0.0 nm 230.2 nm 0.0 No exceptionals for this quarter

Pretax profit 52.0 43.9 18.6 278.3 -81.3 208.8

Tax 0.0 0.0 nm 0.0 nm 0.0 None due to 100% dividend payout

Tax rate (%) 0.0 0.0 nm 0.0 nm 0.0

Minority interests 0.0 0.0 nm 0.0 nm 0.0 None as expected

Net profit 52.0 43.9 18.6 278.3 -81.3 208.8

Distr profit 55.0 47.2 16.5 51.1 7.6 220.7 In line, 25% of forecast

SOURCE: CIMB, COMPANY REPORTS


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Sunway REITOctober 24, 2012

2

Figure 1: Breakdown of revenue and NPI (by business segment)

Breakdown of revenue (by business segment)

(RM m) 1Q11 2Q11 3Q11 4Q11 1Q12 2Q12 3Q12 4Q12 1Q13

Retail 52.8 60.3 62.4 62.1 68.5 78.0 73.5 72.3 73.3

Hotel 12.1 16.8 11.6 15.2 15.9 21.9 14.0 19.8 16.3

Office 7.5 8.2 8.4 10.1 10.7 10.8 10.7 10.4 10.2

Total Revenue 72.4 85.3 82.3 87.3 95.0 110.7 98.1 102.6 99.8

Breakdown of NPI (by business segment) (RM m) 1Q11 2Q11 3Q11 4Q11 1Q12 2Q12 3Q12 4Q12 1Q13

Retail 37.9 40.4 43.6 43.3 46.7 50.4 53.1 49.5 50.3

Hotel 11.7 16.4 11.1 14.0 15.6 21.1 13.3 18.9 15.6

Office 5.6 6.1 6.2 7.7 7.9 7.2 7.9 7.5 7.0

Total NPI 55.2 62.8 61.0 65.0 70.3 78.7 74.4 75.9 72.9 SOURCES: CIMB, COMPANY REPORTS

Figure 2: Breakdown of revenue and NPI (by asset)

Breakdown of revenue (by asset)

(RM m) 1Q11 2Q11 3Q11 4Q11 1Q12 2Q12 3Q12 4Q12 1Q13

Sunway Pyramid shopping mall 46.6 52.9 54.8 53.9 55.0 56.9 58.9 57.7 58.1

Sunway Carnival shopping mall 5.2 6.4 6.6 6.5 6.5 7.0 7.3 7.3 7.5

SunCity Ipoh hypermarket 1.0 1.0 1.0 1.1 1.1 1.1 1.1 1.1 1.1

Sunway Putra Mall 0.0 0.0 0.0 0.6 5.8 13.0 6.1 6.1 6.5

Sunway Resort Hotel & Spa 6.3 9.9 6.2 8.1 8.6 10.8 6.5 9.2 8.3

Pyramid Tower Hotel 4.8 5.4 4.3 5.5 6.0 6.5 4.8 5.5 5.7

Sunway Hotel Seberang Jaya 1.0 1.5 1.1 1.5 1.2 1.5 0.7 1.2 0.3

Sunway Putra Hotel 0.0 0.0 0.0 0.0 0.0 3.2 2.0 3.9 2.0

Menara Sunway 3.5 3.9 4.1 4.1 4.1 4.0 4.0 4.1 4.1

Sunway Tower 4.0 4.3 4.3 4.3 4.2 4.2 4.3 4.2 3.9

Sunway Putra Tower 0.0 0.0 0.0 1.7 2.4 2.6 2.4 2.2 2.2

Total Revenue 72.4 85.3 82.3 87.3 95.0 110.7 98.1 102.6 99.8

Breakdown of NPI (by asset) (RM m) 1Q11 2Q11 3Q11 4Q11 1Q12 2Q12 3Q12 4Q12 1Q13

Sunway Pyramid shopping mall 34.5 36.1 38.7 39.0 38.5 39.8 43.5 40.5 40.9

Sunway Carnival shopping mall 2.6 3.3 3.9 3.6 3.6 3.9 4.3 4.3 4.7

SunCity Ipoh hypermarket 0.9 1.0 1.0 1.0 1.0 1.1 1.0 1.1 1.1

Sunway Putra Mall 0.0 0.0 0.0 -0.4 3.6 5.6 4.3 3.6 3.7

Sunway Resort Hotel & Spa 6.0 9.6 5.9 7.8 8.3 10.4 6.3 8.9 8.1

Pyramid Tower Hotel 4.7 5.3 4.2 5.4 5.9 6.4 4.7 5.4 5.6

Sunway Hotel Seberang Jaya 0.9 1.5 1.0 1.4 1.2 1.4 0.6 1.2 0.3

Sunway Putra Hotel 0.0 0.0 0.0 -0.7 0.2 2.9 1.7 3.4 1.6

Menara Sunway 2.7 2.8 2.7 2.6 3.1 2.7 3.2 2.9 2.9Sunway Tower 3.0 3.3 3.6 3.8 3.2 3.2 3.2 3.2 2.8

Sunway Putra Tower 0.0 0.0 0.0 1.3 1.6 1.3 1.6 1.4 1.3

Total NPI 55.2 62.8 61.0 65.0 70.3 78.7 74.4 75.9 72.9 SOURCES: CIMB, COMPANY REPORTS

Financial Summary

Jun-11A Jun-12A Jun-13F Jun-14F Jun-15F

Gross Property Revenue (RMm) 327.4 406.4 409.2 438.0 494.6

Net Property Income (RMm) 244.0 299.2 302.8 335.5 373.2

Net Profit (RMm) 168.1 190.3 208.8 233.4 266.1Distributable Profit (RMm) 177.2 202.6 220.7 246.4 279.8

Core EPS (RM) 0.063 0.071 0.077 0.083 0.091

Core EPS Growth 0.0% 13.0% 9.4% 7.3% 9.6%

FD Core P/E (x) 24.14 21.36 19.53 18.20 16.60

DPS (RM) 0.066 0.075 0.078 0.080 0.091

Dividend Yield 4.36% 4.97% 5.13% 5.31% 6.01%

Asset Leverage 35.1% 33.4% 36.1% 35.1% 35.6%

BVPS (RM) 1.03 1.12 1.11 1.14 1.14

P/BV (x) 1.46 1.35 1.36 1.32 1.32

Recurring ROE 6.59% 6.94% 7.35% 7.96%

% Change In DPS Estimates 0% 0% 0%

CIMB/consensus EPS (x) 1.02 1.06 0.99

94

100

106

112

117

123

129

1.00

1.10

1.20

1.30

1.40

1.50

1.60

P ri ce C lo se R el ati ve t o FB MK LC I (R HS )

Source: Bloomberg

5

10

15

20

Oct-11 Jan-12 Apr-12 Jul-12

Volm

1.51

1.63

1.10 1.57

Target

52-week share price range

Current

SOURCE: CIMB, COMPANY REPORTS


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Figure 3: CIMB REIT Overview

SREIT Price as of

23 Oct 12Hospitality

Ascott Residence Trust ART SP $1.30 $1,472 41.6% 1.31 0.99 1.38$ N 6.7% 7.1% 13.6%

CDL Hospitality Trust CDREIT SP $2.04 $1,974 25.6% 1.60 1.28 2.21$ N 5.7% 5.9% 14.2%

Simple Average 33.6% 1.13 6.2% 6.5%

Industrial

Ascendas Reit AREIT SP $2.43 $5,437 36.6% 1.84 1.32 2.66$ N 5.7% 5.9% 15.3%

Cache Logistics Trust CACHE SP $1.23 $863 29.6% 0.93 1.32 1.19$ O 6.9% 7.2% 3.5%

Cambridge Industrial Trust CREIT SP $0.66 $797 33.1% 0.62 1.06 NA NR 7.4% 7.7%

Mapletree Logistics Trust MLT SP $1.14 $2,802 37.0% 0.90 1.26 1.25$ N 6.2% 6.4% 15.7%

Mapletree Industrial Trust MINT SP $1.40 $2,273 37.8% 1.02 1.37 1.51$ N 6.2% 6.5% 14.2%

Sabana Shariah SSREIT SP $1.12 $732 34.1% 1.05 1.07 NA NR 8.9% 8.3%

Simple Average 34.7% 1.23 6.9% 7.0%

Office

Frasers Commercial Trust FCOT SP $1.18 $757 36.1% 1.33 0.88 1.21$ O 6.0% 7.1% 8.8%

CapitaCommercial Trust CCT SP $1.54 $4,361 30.2% 1.60 0.96 1.48$ O 5.1% 5.2% 1.4%

Keppel REIT KREIT SP $1.22 $3,203 41.8% 1.25 0.98 1.26$ N 6.4% 6.3% 9.5%

Suntec REIT SUN SP $1.57 $3,510 39.2% 1.99 0.79 1.59$ O 5.8% 5.9% 7.3%Simple Average 36.8% 0.90 5.8% 6.1%

Retail

CapitaMall Trust CT SP $2.14 $7,128 38.4% 1.58 1.35 2.43$ O 4.6% 4.9% 18.2%

Frasers Centrepoint Trust FCT SP $1.91 $1,572 30.8% 1.41 1.35 2.11$ O 5.3% 5.5% 15.5%

Starhill Global REIT SGREIT SP $0.80 $1,545 30.4% 0.96 0.83 0.75$ N 5.7% 6.3% -0.4%

Mapletree Commercial Trust MCT SP $1.25 $2,337 37.6% 0.95 1.31 1.14$ O 4.8% 5.1% -4.1%

Simple Average 34.3% 1.21 5.1% 5.4%

Healthcare

Parkway Life REIT PREIT SP $2.08 $1,258 34.8% 1.46 1.42 2.11$ N 4.8% 5.2% 6.3%

Simple Average 34.8% 1.42 4.8% 5.2%

Simple average for SIN 35.0% 1.15 6.0% 6.3%

MREIT Price as of

23 Oct 12

Retail

Capitamalls Malaysia Trust CMMT MK $1.80 $3,182 27.2% 1.15 1.57 1.91$ O 4.7% 4.9% 10.6%

IGB REIT IGBREIT MK $1.36 $4,624 26.0% 1.00 1.37 1.50$ O 4.6% 4.9% 15.0%

Pavilion REIT PREIT MK $1.37 $4,116 18.7% 0.95 1.44 1.42$ O 4.9% 5.3% 8.3%

Sunway REIT SREIT MK $1.51 $4,075 33.4% 1.10 1.38 1.63$ O 5.1% 5.2% 13.0%

Simple Average 26.3% 1.44 4.8% 5.1%

Industrial

Axis REIT AXRB MK $3.03 $1,383 30.0% 2.07 1.47 NA NR 5.9% 6.2%

Simple Average 30.0% 1.47 5.9% 6.2%

Simple average for MAL 27.0% 1.44 5.0% 5.3%

Simple average for ALL 33.2% 1.22 5.8% 6.0%

Last

stated

NAV

Bloomberg

Ticker

Mkt Cap

(LC $m)

Last

reported

asset

leverage

Price /

Stated

NAVBbg Code

Mkt Cap

(LC $m)

Last

reported

asset

leverage

Last

stated

NAV

Target

Price

(DDM-

based) Rec.

Price /

Stated

NAV

Target

Price

(DDM-

based)

2012

Yield

2013

Yield

Rec.

2012

Yield

2013

Yield

Total return

(Prospective

price upside +

2012 yield)

Total return

(Prospective

price upside +

2012 yield)

SOURCES: CIMB, COMPANY REPORTS, BLOOMBERG


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(a) -

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Score Range 90100 8089 7079 Below 70 or No Survey Result

Description Excellent Very Good Good N/A

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activity. Persons who do not have professional experience relating to investments should not rely on this document.United States:This research report is distributed in the United States of America by CIMB Securities (USA) Inc, a U.S.-registered broker-dealer and a related company of CIMB ResearchPte Ltd solely to persons who qualify as "Major U.S. Institutional Investors" as defined in Rule 15a-6 under the Securities and Exchange Act of 1934. This communication is only forInstitutional Investors and investment professionals whose ordinary business activities involve investing in shares, bonds and associated securities and/or derivative securities and whohave professional experience in such investments. Any person who is not an Institutional Investor must not rely on this communication. However, the delivery of this research report to anyperson in the United States of America shall not be deemed a recommendation to effect any transactions in the securities discussed herein or an endorsement of any opinion expressedherein. For further information or to place an order in any of the above-mentioned securities please contact a registered representative of CIMB Securities (USA) Inc.

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Recommendation Framework #1 *

Stock Sector

OUTPERFORM: The stock's total return is expected to exceed a relevantbenchmark's total return by 5% or more over the next 12 months. OVERWEIGHT: The industry, as defined by the analyst's coverage universe, isexpected to outperform the relevant primary market index over the next 12 months.

NEUTRAL: The stock's total return is expected to be within +/-5% of a relevantbenchmark's total return.

NEUTRAL: The industry, as defined by the analyst's coverage universe, is expectedto perform in line with the relevant primary market index over the next 12 months.

UNDERPERFORM: The stock's total return is expected to be below a relevantbenchmark's total return by 5% or more over the next 12 months.

UNDERWEIGHT:The industry, as defined by the analyst's coverage universe, isexpected to underperform the relevant primary market index over the next 12 months.

TRADING BUY: The stock's total return is expected to exceed a relevantbenchmark's total return by 5% or more over the next 3 months.

TRADING BUY: The industry, as defined by the analyst's coverage universe, isexpected to outperform the relevant primary market index over the next 3 months.

TRADING SELL: The stock's total return is expected to be below a relevantbenchmark's total return by 5% or more over the next 3 months.

TRADING SELL:The industry, as defined by the analyst's coverage universe, isexpected to underperform the relevant primary market index over the next 3 months.

* This framework only applies to stocks listed on the Singapore Stock Exchange, Bursa Malaysia, Stock Exchange of Thailand and Jakarta Stock Exchange. Occasionally, it is permitted for the total expected

returns to be temporarily outside the prescribed ranges due to extreme market volatility or other justifiable company or industry-specific reasons.

CIMB Research Pte Ltd (Co. Reg. No. 198701620M)


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Recommendation Framework #2 **

Stock Sector

OUTPERFORM:Expected positive total returns of 10% or more over the next 12months.

OVERWEIGHT:The industry, as defined by the analyst's coverage universe, has ahigh number of stocks that are expected to have total returns of +10% or better overthe next 12 months.

NEUTRAL:Expected total returns of between -10% and +10% over the next 12months.

NEUTRAL:The industry, as defined by the analyst's coverage universe, has either (i)an equal number of stocks that are expected to have total returns of +10% (or better)or -10% (or worse), or (ii) stocks that are predominantly expected to have total returnsthat will range from +10% to -10%; both over the next 12 months.

UNDERPERFORM:Expected negative total returns of 10% or more over the next 12months.

UNDERWEIGHT:The industry, as defined by the analyst's coverage universe, has ahigh number of stocks that are expected to have total returns of -10% or worse overthe next 12 months.

TRADING BUY:Expected positive total returns of 10% or more over the next 3months.

TRADING BUY:The industry, as defined by the analyst's coverage universe, has ahigh number of stocks that are expected to have total returns of +10% or better overthe next 3 months.

TRADING SELL:Expected negative total returns of 10% or more over the next 3months.

TRADING SELL:The industry, as defined by the analyst's coverage universe, has ahigh number of stocks that are expected to have total returns of -10% or worse overthe next 3 months.

** This framework only applies to stocks listed on the Hong Kong Stock Exchange and China listings on the Singapore Stock Exchange. Occasionally, it is permitted for the total expected returns to be temporarily

outside the prescribed ranges due to extreme market volatility or other justifiable company or industry-specific reasons.

Corporate Governance Report of Thai Listed Companies (CGR). CG Rating by the Thai Institute of Directors Association (IOD) in 2011.

ADVANC- Excellent, AMATA- Very Good, AOT- Excellent, AP- Very Good, BANPU- Excellent , BAY- Excellent , BBL- Excellent, BCP- Excellent, BEC- Very Good, BECL-Very Good, BGH- not available, BH- Very Good, BIGC- Very Good, BTS- Very Good, CCET- Good, CK- Very Good, CPALL- Very Good, CPF- Very Good, CPN- Excellent,DELTA- Very Good, DTAC - Very Good, GLOBAL- not available, GLOW - Very Good, GRAMMYExcellent, HANA - Very Good, HEMRAJ- Excellent, HMPRO - Very Good,INTUCHVery Good, ITD- Good, IVL - Very Good, JASVery Good, KBANK- Excellent, KTB- Excellent, LH - Very Good, LPN- Excellent, MAJOR- Very Good, MCOT-Excellent, MINT- Very Good, PS- Excellent, PSL- Excellent, PTT- Excellent, PTTGC- not available, PTTEP- Excellent, QH- Excellent, RATCH- Excellent, ROBINS- Excellent,SCExcellent, SCB- Excellent, SCC- Excellent, SCCC- Very Good, SIRI- Very Good, SPALI- Very Good, STA- Very Good, STEC- Very Good, TCAP- Very Good, THAI- VeryGood, THCOMVery Good, TISCO- Excellent, TMB- Excellent, TOP- Excellent, TRUE- Very Good, TUF- Very Good.

Documents

CiMB Research Report on REIT