Friday, 22 July 2011

Suntec REIT - Preparing for asset rejuvenation (CIMB)

NEUTRAL Maintained
S$1.54 Target: S$1.61
Mkt.Cap: S$3,398m/US$2,808m

• Slightly above. 2Q11 DPU of 2.53 S cts was slightly above our and consensus estimates, forming 27% of our FY11 forecast. 1H11 DPU formed 52% of our fullyear estimate. The outperformance came mainly from lower-than-expected interest costs. Rentals and occupancy for Suntec City Mall continued to weaken though we believe that this could be in preparation for any potential asset enhancement initiatives to rejuvenate the mall. Likewise observations by other office landlords, leasing momentum appears to have slowed though occupancy within its office portfolio remains strong. We tweak our FY11-12 DPU estimates by -2% to +2% for lower interest expense in FY11-12 and a lower income support assumption in FY12. Our DDM-based target price is, however, unchanged at S$1.61 (discount rate:8.1%). We maintain our NEUTRAL call. Potential re-rating catalysts are strongerthan-expected rentals and AEIs at Suntec City Mall.

• Net property income (NPI) slipped 1% yoy due to weaker performance from Suntec City Mall. Distributable income, however, rose 22% yoy from contributions from Marina Bay Financial Centre Phase 1 (MBFC 1), which was offset by lower income support from One Raffles Quay. 2Q11 DPU was, however, flat yoy due to a larger unit base from a unit issuance to partly fund the acquisition of MBFC 1.

• Slower office leasing momentum. Suntec City’s office occupancy remained stable in 2Q11 at 99.5% with negative rental reversions appearing to have stabilised on a qoq basis. As the pace of office leasing momentum is likely to have slowed, achieved rents climbed only 1% (vs. 1Q11: 13%) from S$9.22 psf to S$9.28 psf, notwithstanding the minimal remaining office leases expiring in FY11. Management, however, notes continued demand for office space from tenants within the IT, oil & gas, legal and shipping industries.

• Preparing for rejuvenation of Suntec City Mall. Committed retail passing rents (S$10.16 psf, -1% qoq) drifted lower for the fifth quarter in 2Q11. Occupancy has also slipped by 0.8% pts to 97.1% though management has successfully renewed and lowered lease expiries to about 12% (1Q11: 19%) by retail portfolio (by NLA) in 2Q11. With a weakening portfolio, we anticipate plans for AEIs to rejuvenate the mall with any AEIs likely to be debt-funded.

Suntec’s aggregate leverage is 40.5%, inclusive of debt held at ORQ and MBFC 1 (38.5% excluding debt held at the JVs). While gearing is relatively high, management appears comfortable with a mid-term gearing target of 45%. Barring a major AEI at Suntec City Mall, AEI plans are likely to be debt-funded. Meanwhile, all-in financing costs remain low at 2.8%. More than 60% of its borrowings are currently hedged into fixed-rate borrowings.

Pacific Shipping Trust - Another stable quarter (DBSVickers)

BUY US$0.37

At a Glance
• 2Q11 DPU remains steady at 0.809 UScts per unit, payout amounts to ~71% of distributable cash flow
• Expect DPU growth from 4Q11 onwards
• Dividend yield remains attractive at >9%; maintain BUY with higher TP of US$0.44 as we roll over aluations to blended FY11/12 numbers

Comment on Results
Good start to the year. 2Q11 revenue of US$15.4m and operating profit of US$9.3m remained steady on a y-o-y and q-o-q basis, as the existing fleet of 12 container ships continued to generate predictable income levels. Net profit was up 2.3% to US$6.8m, as interest expenses decreased 6.3% on the back of PST’s regular debt repayment schedule. Thus, net distributable cash (after loan amortisation) for 2Q11 came in slightly higher at US$6.7m vs. US$6.5m in 2Q10. The Trust paid out 71% of distributable cash, which amounted to US$4.8m or 0.809 UScts per unit in 2Q11, a 2% increase y-o-y and flat q-o-q.

Outlook & Recommendation
DPU growth expected from 4Q11. To recap, PST has announced 3 separate acquisition deals in FY10 to drive growth and diversification of the fleet - two new Capesize bulk carriers for delivery in Sep 2011, 2 Multi Purpose vessels for delivery in Sep/Dec 2012 and 5 Supramax bulk carriers for delivery in Nov 2012 – Apr 2013. With the delivery of the bulk carriers in 4Q11, we expect DPU to be stronger, and project overall 5% DPU growth in FY11, followed by 19% DPU growth in FY12.

PST remains our top pick in the shipping trust sector. The Trust has secured a total of US$282m in bilateral financing commitments from six banks to finance the above deals, which implies a high debt-to-value ratio of close to 85% and signals the faith of lenders in PST’s ability to sustain cash flows. We remain positive on PST’s growth and capital management strategies and maintain our BUY call with a higher TP of US$0.44 as we roll over our valuations to blended FY11/12 numbers.

CapitaMalls Asia: Bumper revaluation gains (OCBC)

Adjusted 2Q11 PATMI up 37% YoY. CapitaMalls Asia (CMA) reported 2Q11 PATMI of S$164.9m, up 100.8% YoY versus restated 2Q10 PATMI of S$82.1m. There was a significant revaluation gain of S$142.3m, without which 2Q11 PATMI would be S$22.6m, up 37% YoY versus 2Q10 PATMI, similarly adjusted for gains and development profits by our estimates. 2Q11 results came in marginally below our expectations largely due to the frontloaded expenses associated with mall openings. Management recommended an interim dividend of 1.5 S cents.

S$142.3m of revaluation gains. CMA reported net revaluation gains of S$142.3m this quarter, of which 75% was attributed to completed malls and the remainder from three Chinese malls in the pipeline. By geographical breakdown, a major portion of the gains were taken from Chinese assets (62% or S$89m) with the bulk of the remaining from Singapore. Management indicated confidence in realizing these gains in cash ultimately from divestments and we think this is realistic given credible cap rates implied in the valuations.

Encouraging operational performance in China. In 1H11, the Chinese malls saw a 22% YoY increase in net property income (NPI), on a same mall basis, on the back of improved tenant sales and shopper traffic which grew >15% and >10% respectively. From a vintage breakdown perspective, we saw NPI yields increase across all vintages; in particular, malls that opened in 2009 clocked an increase in annualized yield from 3.4% (1H10) to 5.3% (1H11), indicating a faster NPI ramp-up for newer malls, in our view.

Front-loaded mall opening expenses. Minhang Shanghai was opened in 2Q11 and we expect to see Crystal Beijing, Hangkou Shanghai and Xuefu Harbin open later this year. Management indicated the need for frontloaded expenses in preparation for impending new malls in the pipeline (three malls in 2011 and six malls in 2012). We estimate these expenses to be considerable, relative to income from completed malls, given that these nine malls opening in FY11-12 make up a substantial 35% of CMA's Chinese portfolio by asset value. We expect this trend to continue over FY11-12 and to ease later as the base of completed malls increase and the rate of openings stabilize.

Maintain BUY. We continue to like CMA's assets and strategy, given expected tailwinds from China's continued consumption growth over the long term, and view concerns regarding a Chinese hard-landing to be overwrought at this juncture. We update assumptions and maintain a BUY rating at a fair value of S$2.09 (at parity to RNAV) versus S$2.15 previously.

Keppel Corporation: Steady execution in 2Q11 (OCBC)

2Q11 results largely in line. Keppel Corporation (Keppel) reported a 3.7% YoY fall in revenue to S$2.3b but saw a 9.3% rise in net profit to S$384.9m in 2Q11. Results were largely in line with our expectations, though the change in accounting method for projects in the property segment has made earnings more "lumpy", such that 2Q11 net profit was 5% lower than our forecast. Revenue and net profit from the offshore and marine division in 1H11 accounted for 47% and 52% of our full year estimate, respectively (operating margin of 22.4% in 1H11 was higher than our assumption of 20% for FY11F; and we understand that several rig repair jobs in 2Q11 had boosted margins). This division remained the largest contributor to total net profit with a 68% share.

Updates on the infrastructure and property segments. Revenue from the infrastructure division increased by 20% to S$1.4b in 1H11. The expansion of the Keppel Merlimau cogen plant from 500MW to 1300MW is "progressing well" and on schedule for completion by 2013. Meanwhile, Keppel Integrated Engineering has entered into a JV to build, own and operate a water reclamation plant in Tianjin Eco-City. As for the property segment, revenue was flat with the adoption of the new accounting standards (elaboration below). According to management, though property cooling measures have reduced transaction volumes in China, demand for the group's township homes remain firm. Interest in Ocean Financial Centre and Marina Bay Financial Centre in Singapore remains healthy as well.

Proprietary design a choice rig for drillers. The offshore and marine division has secured S$7.4b of new orders YTD, such that net order book now stands at S$9.1b with deliveries extending into 2014. The bulk of the new orders are for high-spec jackups, including a total of 13 orders in 1H11 for the group's proprietary KFELS B Class design which is "now setting the standard for the industry", according to management. Yard slots are tight, and a new jackup ordered today can be delivered earliest only in late 2013 or early 2014.

Maintain BUY. The group has declared an interim dividend of S$0.17/share. We have updated the market values of Keppel's listed entities, and with the lowering of Keppel Land's fair value estimate to S$4.65 by our property analyst, our fair value estimate for Keppel Corporation falls to S$12.92 (prev. S$13.00). However, the stock remains as one of our preferred picks for the sector. Maintain BUY.

Mapletree Logistics Trust - Acquisition-fuelled growth (CIMB)

OUTPERFORM Maintained
S$0.94 Target: S$1.05
Mkt.Cap: S$2,281m/US$1,885m

• In line; maintain OUTPERFORM. At 25% of our full-year forecast, MLT’s 2Q11 DPU of 1.60 Scts (+6.6% yoy) met our and consensus estimates. 1H11 DPU of 3.15 Scts works out to 48% of our full-year estimate. There were no major surprises. The positives were occupancy improvements and upward rental reversions, which offset higher operating costs stemming from repairs in Japan and property conversion in Singapore. Management is actively looking for acquisition opportunities and has identified a local property with redevelopment potential. We incorporate the change in year-end in FY3/12 but keep our S$500m acquisition assumption, DPU estimates and DDM-based target price of S$1.05 (8.6% discount rate) pending the analyst briefing. MLT continues to offer an attractive yield of 7%. We maintain our OUTPERFORM call, with the catalysts being accretive acquisitions and AEIs.

• Net property income (NPI) up 25% yoy and 4% qoq. 2Q11 topline rose 27% yoy, thanks to contributions from newly-acquired assets, partially offset by the FX impact from a stronger S$ though the DPU impact was mitigated by FX hedges. The portfolio also benefited from positive rental reversions and a 0.6% pt improvement in occupancy, driven mainly by Singapore assets. NPI however grew by a more muted 25% yoy due to higher property expenses arising from repairs in Japan and the conversion of a local property in 2Q11. Distributable profit increase 26% yoy but DPU was up by a lower 7% due to an enlarged unit base after its equity fundraising in Oct 10. Management also divested two local properties in the quarter and plans to distribute net gains of S$2.1m (0.09 Scts/unit) over the next three quarters.

• Property acquisition and redevelopments. Management continues its search for acquisition opportunities, with a focus on South Korea, Singapore, Japan, China and Malaysia. It also seeks to extract greater yields from its portfolio through conversion and redevelopments. It is in the midst of seeking authorities’ approval for the redevelopment of a local property with underutilised plot ratios.

• 41% asset leverage. Asset leverage was at 41% as at end-2Q11, still below management’s medium-term target of 40-50%. Management successfully rolled forward S$102m debt (7% of total debt) maturing in 2011 and is in advance negotiations to refinance/extend debt maturing in 2012 (31% of total debt).

Update on Japanese properties
Except for Sendai Centre and Iwatsuki Centre, other properties suffered limited damage during the Mar 11 earthquake/ tsunami. The overall repair cost is assessed at about S$1m, of which half was recognised in 2Q11. Iwatsuki Centre is currently going through reconstruction. Any loss of income during this phase will be covered by property insurance. The existing tenant has also indicated its intentions to continue leasing after the reconstruction.

First Ship Lease Trust - Refinancing risks loom (DBSVickers)

HOLD S$0.35
Price Target : S$ 0.43

At a Glance
• 2Q11 DPU maintained at 0.95 UScts
• Proceeds of recent placement used to part-finance the DPU-accretive acquisition of two LR2 product tankers
• Distribution growth expected in FY12, but refinancing of ~US$230m debt looms in April 2012; maintain HOLD

Comment on Results
Spot market for product tanker improves to an extent. These tankers generated bareboat charter equivalent revenue of US$3.2m (inclusive of US$1.6m attributable to 1Q11) in 2Q11 vs. a US$1.1m loss in 1Q11, but the combined 1H11 bareboat revenue of US$2.1m fell significantly short of the US$7.6m bareboat charter revenue that these vessels would have earned in a 6-month period prior to redelivery last year. Cash earnings was thus, up 17% q-o-q to US$13.5m, and after loan prepayment of US$8.0m, net cash available for distribution amounted to US$5.5m, just about sufficient to pay out the 0.95 UScts DPU declared for the quarter. FSL Trust also recorded US$2.5m provisions in 2Q11, given that it lost its case against Daxin Petroleum in the PRC court.

Outlook and Recommendation
NAV dilutive, DPU accretive acquisitions. FSL Trust raised about US$15m via an equity placement last month and along with proceeds from previous round of placements, acquired two product tankers for US$46m each. These will be leased back to Denmark based TORM Tankers, and we estimate each vessel could add about US$6m charter revenue per year. As expected from a new equity issue at a discount to current market price, the placement will be dilutive at the NAV level, reducing end-FY11NAV by about 4.5%, in our estimate. However, given that the vessels will be 50% debtfunded, we expect DPU accretion of about 2%/ 9% in FY11/12.

Balance sheet still a worry. Post-acquisitions, net gearing could go up to 1.4x from current 1.2x and the Trust also has a pending refinancing target of close to US$230m debt by April 2012. Our TP of S$0.43 and HOLD rating remain unchanged, pending further clarity on asset values and refinancing plans.

BROADWAY (Lim&Tan)

S$0.42-BWAY.SI

􀁺 While management had warned of a weak 2Q 2011
performance during their 1Q 2011 briefing earlier
this year, the 64% yoy and 60% qoq profit decline
to $3.7mln still came in below market expectations.
The decline would have been worse (-70%) if we exclude the forex impact.

􀁺 The worse than expected bottom-line performance reflects higher wages in China, higher raw material costs, start up costs in their new Chongqing, Chengdu and Tianjin plants.

􀁺 Due to the weaker bottom-line performance, operating cash flow halved to $15mln, not enough to cover capex payment of $38mln, requiring the company to use cash reserves and bank borrowings. Cash holdings fell from $40mln to $31mln, while borrowings rose from $55.3mln to $80.1mln. As a result, net gearing rose from 9% a quarter ago and 17% a year ago to 22% currently.

􀁺 Nevertheless, accounting for the 1 for 1 bonus issue, management maintained interim dividend payment at 1 cent a share, translating to a payout ratio of 31%.


􀁺 Assuming an unchanged final dividend of 1 cent a share (which management hopes to sustain), yield would be 4.8%.

􀁺 Looking ahead, while management expects to do better in terms of sales in 2H 2011, partly due to the passing of the negative impact from the Japanese earthquake as well as the usual seasonal pickup in orders from the electronics supply chain, the continued inflationary pressures in China as well as start up costs in their newly set up operations will continue to impact their bottom-line.

􀁺 Not helping sentiment is that its major customer Seagate plunged 17% in after hours trading last night after it forecast a significantly weaker than expected outlook going forward.

􀁺 We had turned negative on Broadway earlier this year on the back of a weak outlook provided by Broadway its peers as well as its major customers.

􀁺 While the stock has already fallen meaningfully since (20+%), we still deem it earlier days to bottom-fish as it lacks re-rating catalysts given management’s warning of an uncertain bottom-line performance going forward and its major customer’s just released profit warning. The on-going HDD industry consolidation may also provide near term uncertainties.

DYNA-MAC (Lim&Tan)

S$0.54-DYNA.SI
􀁺 The 22% price correction from the post-listing high of 69 cents represents a buying opportunity in Dyna-Mac, now an associate of Keppel Corp.

􀁺 This would have taken in the fact that new order flow has not been as “forthcoming” as expected; and yet prospects for new orders remain good given the state of the offshore industry.

􀁺 More importantly, the moratorium on drilling off Gulf Of Mexico by the Obama Administration has since been lifted.

􀁺 The proposed 2 cent first & final dividend or 3.7% yield should also help justify a BUY.

􀁺 The just-released results for ye May ’11 (+28% in Q4 to $7.6 mln / - 2.5% for full year to $24.84 mln) puts the stock on 20x historic PE.

CapitaMalls Asia Limited - Lights on China (DBSVickers)

BUY S$1.46
Price Target : S$ 2.51

At a Glance
• In line with expectation, with maiden interim dividend of 1.5cts
• China and Singapore portfolio to further drive earnings growth
• BUY call maintained, TP of S$2.51

Comment on Results
Within expectations. CMA reported a 13.9% yoy drop in revenue to $62.8m largely due to divestment of 3 Malaysian malls to CMMT and sale of Clarke Quay. However, net profit doubled to $164.9m in 1Q11, mostly from revaluation gain of S$143.3m for its China and Singapore properties. On a qoq basis, revenue and net profit rose by 25.2% and 235.9% respectively. The group announced a maiden interim dividend of 1.5cts.

China powering earning growth Operations-wise, the malls achieved average occupancies of 91.6% to 98%. In the 1H11, China and India saw 11.6% and 10.1% yoy growths in revenue respectively. The China malls recorded 22.2% NPI growth powered by strong retail sales (+15.2%) and shopper traffic (+10.4%) resulting in an average NPI yield of 5.3%. Meanwhile, revenue from Singapore and Malaysia dropped by 13.6% and 74.4% respectively due to a smaller portfolio. Japan saw a 12.5% decline in NPI due to higher operating cost.

Large cash hoard, new malls to boost earnings. Going forward, the opening of Minhang Plaza in Shanghai and Celebration Mall in India in 2Q, as well as completions of 3 additional malls in the 2H and 8 next year should underpin earnings stream. The group is in strong financial position with gross cash of S$1.2b and no refinancing requirement this year, ready to undertake development activities at the recently acquired Bedok Mall and Jurong gateway sites.

Recommendation
Maintain Buy. Current valuation at 1.0x P/BV appears undemanding when compared to Hang Lung Properties’ 1.25x. Our target price of $2.51 is based on a 10% premium to RNAV of $2.29.

Broadway Industrial - No major surprises (CIMB)

NEUTRAL Maintained
S$0.42 Target: S$0.47
Mkt.Cap: S$175m/US$145m

• Slightly below; still a NEUTRAL for its low P/BV and decent yield. Excluding S$1.4m forex and impairment losses, Broadway’s 2Q core earnings were 3% below our estimate and 19% below consensus because higher-than-expected sales were offset by higher opex and effective tax rate. 1H net profit accounted for 42% of our full-year forecast and 35% of consensus. We adjust FY11-13 EPS by -4% to +1% for this set of results, higher sales and lower GP margin. But we retain our target of S$0.47, still based on its 5-year historical P/BV average of 0.8x. We maintain our NEUTRAL call given the support from its decent dividend yields and low valuations.

• Sales inched up 2% yoy to S$143.8m in 2Q11, lifted largely by the foam packaging business, which saw a 32% yoy sales jump to S$39.3m on the back of its timely expansion. Sales of HDD components were down 8% yoy to S$91.0m, while sales of non-HDD components rose 2% yoy to S$13.5m. Sales in all product segments would have recorded yoy growth if not for the weaker US$ against the S$.

• EBITDA margin shrank 5.1% pts yoy to 8.9% in 2Q11, dragged down by an increase in operating costs and lower GP margin. Broadway also incurred additional S$150k-200k wages for operators hired in preparation for its new plant in Chongqing. The effective tax rate jumped to 18%, which we believe was a result of higher contributions from the foam packaging business.

• Net gearing rose to 0.22x from 0.09x a quarter ago due to the longer cash cycle (higher contributions from foam packaging business) and capex for expansion. It declared an interim dividend of 1cts (same as 1H10 after adjusting for the 1-for-1 bonus issue), translating into a decent annualised yield of 4.8%.

• Expect seasonal uptick in 2H11. Volume for the HDD components business is expected to see healthy hoh growth in 2H based on major customers’ build plan, especially for HGST as component shortages will be resolved in 3Q. Relocation of the labour-intensive backend assembly process to Chongqing is on track for completion by end-11 and Broadway expects to enjoy the cost savings from 4Q11 onwards. The foam packaging business is expected grow hoh on the back of seasonal demand and added facilities. The only weak spot is the non-HDD component business due to the slowdown of semiconductor-related business.

800 Super Holdings (KimEng)

Up-to-date in 60 seconds
Background: 800 Super is the largest, home-grown environmental solutions provider in Singapore. It offers a comprehensive and integrated range of services that includes waste management and recycling, cleaning and conservancy, and horticulture. It is also one of four licensed public waste collectors appointed by the National Environment Agency (NEA).

Recent development: 800 Super became the fourth company to successfully list its initial public offering (IPO) on Catalist this year. The counter made a stellar debut on the first trading day last Friday, rising 43% above its issue price of 22 cents despite weak market conditions.

Key ratios…
Price-to-earnings: 11.0x
Price-to-NTA: 1.8x
Dividend per share / yield: 0.45 cts / 1.8%
Net cash/(debt) per share: 0.34 cts
Net cash as % of market cap: 1.4%

Share price S$0.245
Issued shares (m) 178.8
Market cap (S$m) 43.8
Free float (%) 18.9%
Recent fundraising July 2011 – IPO comprising 30.2m new shares @ $0.22
Financial YE 31 December
Major shareholders Yong Seong – 64.88%, Venstar – 5.11%
YTD change +11.4%
52-wk price range S$0.22-0.34

Our view:
Poised for next phase of growth. 800 Super raised $5.3m in net proceeds from its recent IPO. It plans to use about $2m to increase the capacity of its materials recovery facility and vehicle depot; $1.5m to expand its existing vehicle fleet and equipment, as well as upgrade facilities; and the remaining $1.8m for general working capital requirements.

Focus on public sector projects. The group currently derives more than 40% of its revenue from government departments and statutory bodies, such as the Education Ministry and NEA. In 2005, it clinched its first public waste collection contract, worth about $94.7m, for the Ang Mo Kio-Toa Payoh area.

One of four dominant players. In Singapore, there are only four licensed contractors that are qualified to bid for nine public waste collection contracts that are offered on seven-year terms. They are 800 Super (one contract), Sembwaste (four), Veolia ES (three) and Colex (one).

Ambitious expansion plans. The group is exploring the feasibility of moving into the waste treatment and renewable energy business. It is also looking at potential investments, alliances or acquisitions in overseas markets like India and the Middle East.

Robust orderbook. As at 9 June 2011, 800 Super has an orderbook of about $136.5m of contracts secured. Management intends to pay out at least 20% of net profit as future dividends to shareholders for FY11/12.

Keppel Corp (KimEng)

Event
Keppel Corp’s 2Q11 net profit came in at $384.1m, up 9.3% versus 2Q10 and ahead of our expectation. This is despite a downward restatement of property earnings due to new accounting rules. The marine division continued to be the star performer, with margins improving even further and a new record orderbook obtained. Keppel also announced a better-than-expected interim dividend of 17 cents a share (vs a split-adjusted 14.5 cents in 1H11). Maintain BUY with a higher target price of $14.40.

Our View Following a change in accounting rules, Keppel had to restate its earnings mainly on its overseas and Reflections at Keppel Bay projects. It is now obliged to record revenue and earnings on a completion-of-construction method rather than a percentage-of-completion method, as most of the buyers’ payments are deferred. As a result, the group restated its 1Q11 property earnings downwards by around $38m. This is now to be recognised in subsequent years, ie, on completion.

The offshore and marine (O&M) division achieved 10% QoQ revenue growth and 29% YoY EBIT growth, with margins rising from 21% to 24%. While margins will vary due to order mix, and specifically, a higher proportion of offshore repair margins in 2Q, the margin trend continues upwards.

Year-to-date, the O&M division has secured new orders worth some US$5.8b, and its current orderbook stands at around US$7.2b. Management contends that the outlook remains good, with enquiry levels high. We continue to believe that the cycle has some way to go, with an expected pickup in the deepwater segment, as well its prospects in Brazil. Its infrastructure division performed satisfactorily.

Action & Recommendation
We raise our forecasts by 7.5% for FY11 and 18% for FY12. The deferment of profit recognition under the new accounting treatment is easily offset by the O&M division’s strong performance. With the higher forecasts, our SOTP-based target price is increased to $14.40, from $13.86, despite our recent reduction of Keppel Land’s fair value from $5.90 to $5.25. Maintain BUY.

Suntec REIT: MBFC booster (DMG)

(BUY, S$1.54, TP S$1.72)

2Q11 results in-line with expectations. Suntec REIT (Suntec) reported 2Q11 DPU of 2.532S¢ (+6.0% QoQ; +0.2% YoY), which represents 26% of our FY11 estimate. Net property income declined by 1.1% YoY (+0.5% QoQ) mainly due to lower rental income from retail space. Suntec City Mall’s average passing rent fell for the 9th quarter out of the last 11 quarters due to negative rental reversion. Meanwhile, total income from JV rose 132% YoY to S$26.9m (+14.6% QoQ) on the back of strong contribution from MBFC, marginally offset by drop in ORQ contribution due to decline in income support. Maintain BUY with slightly higher TP of S$1.72 derived based on DDM (COE: 8.8%; TGR: 2.3%). Our TP was raised due to half-year rollover of our DDM valuation, marginally offset by higher COE (prev 8.4%) and lower terminal growth rate (prev 2.9%).

DPU expected to decline in 2H11. Given bulk of the leases at ORQ will only be up for renewal in 2015 (86.3% of NLA for renewal), we expect the positive rental reversion will not be sufficient to make up for the income support loss at ORQ in 2H11 and FY12.

Retail rental growth remains sluggish due to new supply in city centre. Suntec City Mall continued to experience negative rental reversion and saw its average passing rent fell 1.1% QoQ (-5.0% YoY) to S$10.16 psf pm. We believe the declining passing rent is predominantly due to upcoming supply of 1.2m sqft of retail space in Downtown Core and Orchard areas between 2H11 and 2015.

Positive office rental reversion beginning 1Q12. New leases secured in 2Q11 at Suntec City Office rose 0.7% QoQ to S$9.28 psf (+30% YoY). Buoyed by the sharp rise in prime office spot rents which rose 27.5% YoY in 2Q11 (+2.3% QoQ), we believe Suntec City Office will be able to experience positive rental reversion beginning 1Q12.

Keppel Land: Capital redeployment underway (DMG)

(BUY, S$3.63, TP S$4.53)

Resume coverage with BUY. We resume coverage of KepLand with a target price of S$4.53 based on 20% discount to RNAV, translating to 25% upside. With a lack of policy overhang on commercial landlords, we believe KepLand’s c.34% office exposure would continue to benefit from asset reflation in the near term; potential unlocking of value in OFC in the medium term may also provide catalyst to the stock. Resume coverage with BUY.

1H11 results affected by recognition changes. KepLand reported 2Q11 and 1H11 results below expectations, with 2Q11 revenue at S$104.2m, -67.2%YoY and -70.9%QoQ, while net profit is at S$50.5m, -64.9%YoY and -39.4%QoQ; 1H11 revenue amounted to S$462.1m, +8.9%YoY and net profit to S$133.8m, -33.7%YoY. This is mainly due to 1H10 contributions from completion of Marina Bay Residences, and phases of Botanica and Central Park at the associate level, mitigated by 1Q11 one-time gain of S$24.4m from sale of Keppel Digihub. With change in accounting policy, we expect volatile earnings moving forward.

1H11 sales barometer for mass market demand. KepLand sold 160 residential units in Singapore (+14% YoY) mainly for Lakefront Residences, which reflects underlying demand supporting the mass market segment. In terms of overseas development sales, Vietnam sales c.160 units (+220% YoY), Indonesia sales c.150 units (+25% YoY). Moving forward, KepLand plans to release Marina Bay Suites (80 units YoY) and Reflections (327 units YoY).

Capital deployment underway. Post asset swap with K-REIT bagging prime CBD residential site (former KTGE), KepLand has been active in acquisitions recently backed by ample debt headroom. In Mar 11, KepLand acquired a residential site in Sengkang from the HDB for S$286.8m (1.8-ha site, 622 units; expected launch in 2H11) and another residential site in Jiading District, Shanghai for S$241m (c.1,000 apartments) in Jun 11. Leases in KTGE are still on-going for 2-2.5 yrs; we do not expect redevelopment in the near term.

Keppel Corp: Strong O&M margins; results in-line (DMG)

(BUY, S$10.82, TP S$13.35)

Strong O&M margins; property earnings hit by recognition changes. 1H11 net profit of S$696m (+7% YoY) accounted for 51-52% of ours and consensus estimates. Offshore & marine (O&M) margins remain strong as 2Q11 operating margins came in at 24.2% (2Q10:19.7%; 1Q11: 20.7%) but property earnings were negatively affected by the change in accounting recognition. Following the results, we lower our FY11F EPS by 3% and raise our FY12F EPS by 2% due to change in revenue/profit recognition for its property projects. We maintain BUY with a lower SOTP-derived TP of S$13.35. The lower TP is mainly due to revision in TP for Keppel Land from S$5.00 to S$4.53. Keppel also announced an interim dividend of 17cents/share, up from 14.5cents/share in 1H10.

Offshore operating margins came in at 24%. Pre-crisis order book is more profitable than we expected as O&M operating margins continue to be strong at 24% vs. FY09-10 average of 12% and 20% respectively. Management also attributed the strong margins to several rig repair jobs and completion of a rig project taken from a Chinese yard. We believe Keppel is a good position to cherry pick high margin projects as yard order book is sufficiently filled for the next couple of years. Keppel will benefit the most from jobs with pressing timelines.

Record order intake supports our positive view. Keppel has secured S$7.4b new contracts YTD, equivalent to its record annual order in 2007, and net outstanding order book of S$9.1b will keep yard utilisation high for the next two years. In our view, order win could easily top S$9-10b as several jackup options have yet to be exercised. Management shared that one of the jackup options has lapsed and we estimate that there are eight options left worth at least S$2b. Enquiries for jackup rigs have slowed down due to long delivery date (earliest possible 4Q13/1Q14) but enquiries for deepwater and production assets remain high. Petrobras rig tender remains an unclear issue but Keppel is confident of being involved in the project.

Singaporean fund boosts stake in Sino-Forest (DMG)

The news: It was reported that share price of Sino-Forest recovered strongly over the past two days after two institutions - Wellington Management Co and the Mandolin Fund upped their stake in the company. The Mandolin Fund, run by New Zealand-born billionaire Richard Chandler, said on Wednesday it now controls 10.9 percent of Sino-Forest's issued and outstanding shares.

Our thoughts: We believe that the news flow is positive for S-Chips, in particular China Minzhong (MINZ SP, BUY, TP S$2.28) whose share price is down some 30% from its recent peak due to negative sentiment towards the PRC agriculture space. With S-Chips trading at trailing 1.05x P/B, near its next support at 1.0x P/B (or -1SD to its historical mean of 1.5x), we could see selective buying interests.

At S$740m market capitalisation and S$5m average daily traded value, MINZ is one of the few promising S-Chips that offer a visible earnings growth profile over the next three to five years, largely driven by farmland expansion from 27k mu in FY10 (FYE Jun) to 128k mu by FY13. Since its listing on SGX in Apr-10, MINZ has reported quarterly results that came in either within or exceeded consensus expectations. As the company continues to deliver on its growth strategy, we believe MINZ could potentially reward investors with multiple returns in the midterm. Nonetheless, key risks to our recommendation include slower-than-expected farmland expansion, natural disasters, extended period of pre-IPO share overhang and continued negative sentiment towards China-based agriculture players. At projected 40% net profit CAGR from FY10 to FY13F, MINZ currently trades at undemanding 5x FY12F P/E and offers ~50% upside potential to our TP of S$2.28, which is pegged to 9x blended FY11/FY12 P/E.

ETF risks need to be made clearer

By JAMIE LEE

EXCHANGE-TRADED funds (ETFs) are blooming like mushrooms after rain. But their rapid growth and evolution have now prompted some regulators to consider if ETFs are really as safe as so claimed, particularly with the proliferation of ETFs that rely on synthetic replication.

While one should not be too quick to vilify synthetically replicated ETFs, it is increasingly clear that the marketing of such ETFs as being safe for retail investors deserves careful review, especially by regulators here.

And Singapore lags Hong Kong in flagging the risks of these ETFs to retail investors - a regulatory gap that may need to be narrowed, and soon.

UK fraud prosecutors have started to review how ETFs are being sold, said a recent Bloomberg report, amid fears by the UK's Financial Policy Committee that such funds could pose a new set of systemic risks. The Serious Fraud Office has started to review the ETF market because it sees 'similar characteristics to the collateralised debt obligations that helped spark the financial meltdown in 2008', Bloomberg noted.

Opaque and complex

UK's Financial Services Authority has gone even further to warn that some of the risks posted by synthetic ETFs are not suitable for retail investors. It is also looking to ban certain types of ETFs, which it says are veiled in 'opacity and complexity'.

Hong Kong has been proactive in its approach towards synthetically replicated ETFs, which track an index typically through derivatives. Late last year, Hong Kong's Securities and Futures Commission required all such ETFs to have a mark next to their stock names so that investors can quickly distinguish ETFs that are backed by physical securities - or funds buying stocks according to their weights on the index to replicate the index's performance - and those that rely on synthetic replication.

Hong Kong - which has the largest ETF market in Asia-Pacific by asset size - has also provided more information on synthetically replicated ETFs on the stock exchange's website, including the risks associated with such funds and how investors can spot them.

These are risks that have been debated in market circles.

Detractors claim that because synthetic or swap-based ETFs hold assets that could have absolutely nothing to do with the index they track, a poor choice of assets means greater counterparty risks.

In their defence, ETF providers point out that a fair number of ETFs here follow the UCITS iii (Undertakings for Collective Investments in Transferable Securities Directives) structures - structures imposed by European regulators - that limits counterparty exposure to 10 per cent.

The structure of such funds is also critical. An ETF that relies on a 'funded swap' structure, for example, is at a greater risk than funds that have an 'unfunded swap' structure. An ETF with a 'funded swap' structure would pass on cash to the swap counterparty, who provides the total return of the index replicated and posts collateral - but these are assets that the ETF does not own.

By contrast, an ETF using an 'unfunded swap' structure would buy securities and swap the profits from the performance of the basket of stocks against the total return of the replicated index. This means these assets belong to the fund and can be sold in the event of a default by the swap counterparty.

Cash-based ETFs, including those that hold a 'representative sampling' of the index, pose risks too as these funds are allowed to loan out or borrow securities, though some ETFs set limits on such transactions.

To be fair, ETF providers have made a lot of this information available on their websites. Investors who spend time digging around can find information about the collateral that various ETFs hold, for example.

Swap-based funds

But just because the information is available doesn't make it accessible. Critical information, such as the quality of assets held and the fund structure, for example, is often not aggregated in a single location. The presentation is often not based on a strict template - which hinders direct comparisons - and jargons are not fully explained.

All of which makes it difficult for retail investors to understand what they are really buying into.

The Singapore ETF market is heavily exposed to swap-based ETFs. The total assets under management (AUM) by swap-based ETFs stood at US$2.6 billion, more than triple that held by ETFs based on physical securities. Swap-based ETFs made up 78 per cent of total AUM, a Blackrock report in June showed.

Because Singapore's ETF market takes its cues from the European ETF market - which is a very heavy user of synthetic replication - more than 80 per cent of the ETFs found here are synthetically replicated.

Yet, while Hong Kong also has a big pool of swap-based ETFs, these make up just 35 per cent of US$28.2 billion in total AUM. In the US - the biggest ETF market globally - AUM of swap-based funds stand at 3 per cent of the total US$1.04 trillion. In Europe, that figure is at 44 per cent.

What is clear is that the ETF market is expected to grow, with global AUM expected to hit US$2 trillion by the end of next year, according to Blackrock.

ETFs do provide a good alternative for retail investors because of the low management fees. But their risks need to be made clearer to them.

What Hong Kong has done is significant: It has acknowledged the risks that swap-based ETFs pose, and has moved to make these more transparent so that retail investors are more equipped to make an informed choice. It's a path that Singapore regulators may want to follow too.

Thursday, 21 July 2011

Keppel Land Limited – 2Q11 Results (POEMS)

Hold (Maintained)
Closing Price S$3.63
Target Price S$4.18 (+15.2%)

Lower 2Q11 results due to absence of physical project completion in overseas residential developments
Decent sales achieved in most residential markets
Good results from fund management segment with segmental net profit increased 52% y-y in 1H11
Ocean Financial Centre is expected to contribute maiden income and revaluation gain by end-FY11
Maintain Hold with fair value lowered to $4.18, China residential market remains key concern

2Q11 Results

Keppel Land reported its 2Q11 revenue of $104.2 mil and PATMI of $50.52mil, decreased 67.2% and 64.9% y-y respectively. The decrease in turnover was due to absence of revenue recognition from overseas residential projects which construction works are still on going. However, higher revenues were reported by Singapore projects, primarily the new revenue stream from The Lakefront Residences which was launched in Nov 2010, and Madison Residences as a result of higher percentage of physical completion achieved. At the net profit level, apart from lower contribution from overseas due to absence of physical completion, the investment properties also contributed lower rental yields, which were partly offset by increased in contribution from K-Reit Asia and Alpha Investment Partners.

Property trading – decent sales overall
Property sales in Singapore remained slow for Keppel Land’s high-end residential properties, while remaining units in The Lakefront Residences continued to be offloaded. As of end June 2011, the project was 93% sold since maiden launch in Nov 2010. That drives property sales in 1H11 to 160 units, compared to 140 units for the same period last year. Encouraging sales momentum was achieved in China despite the continuous efforts in curbing property price by the government. Strong sales were achieved in Indonesia project, Jakarta Garden City, with approximately 100 units sold in 2Q11.

Keppel Land will roll out its 622-unit residential project in Sengkang towards the end of this year. We expect the project to receive decent demand due to its close proximity to MRT station (estimated ASP $1,000psf), bearing in mind there will be intense competition in the mass market segment due to more upcoming residential launches in 2H11.

Property investment
Rental incomes were lower due largely to lower revenues from Ocean Towers in Singapore and Saigon Centre in Ho Chi Minh City, partly cushioned by higher rental income from Equity Plaza in Singapore. At the net profit level, the lower rental incomes were partly offset by higher contribution from K-Reit Asia. Going forward, new income stream from Ocean Financial Centre (OFC) is expected in 2H11 as it has been completed in 2Q11 and is currently 82.3% committed.

Fund management
Fees from fund management for 1H11 grew 52% to $23.9mil due to higher acquisition and management fees reported by K-REIT Asia Management and Alpha Investment Partners. The net profit is accounted for 18% of Keppel Land’s net profit and is the best half-year performance from its fund management vehicles over the past five corresponding periods.

Earnings forecasts
Revenue for the remaining of FY11 to be underpinned by revenue recognitions according to project completions in China, as well as new income stream from OFC. We also expect Keppel Land to book a substantial revaluation gain from OFC in FY11, but we have not included it in our estimate at this juncture.

Chinese property price regained strength in June despite government’s measures Property price in 70 cities in China seems regained strength in June 2011. On y-y basis, new residential prices decreased in 3 cities, while growth rate moderated in 28 cities. In comparison, new residential property prices in May decreased in 3 cities and growth rate moderated in 36 cities. Most of the cities experienced growth rate slowdown in January to May, but quicken in June.

Pace of increase in residential floor space sold in 40-city accelerated from 9.9% in May to 16.2% y-y in June. Generally, signs are suggesting that the impact of property measures implemented earlier is fading, that raise again the possibility of more measures to be introduced by the government. The China’s cabinet said last week that it will expand measures to curb excessive price increase in tier-2 and 3 cities, which currently only implemented in the teir-1 cities. While appropriate measures will help to promote stable and sustainable property price, we believe policy risk will continue to weigh on share price of Keppel Land for 2H11. The management also expressed interest in gaining exposure into China’s commercial property market to diversify risk in the long term.

Maintain Hold with fair value lowered to $4.18
We keep our RNAV unchanged at $4.92. However, given that China government will not loosen its tightening policy in the property market any time soon, we apply a 15% discount (previously 0%) to its RNAV to reflect the continuous uncertainty over the China residential market. Consequently, fair value is lowered from $4.92 to $4.18. We maintain our Hold recommendation on Keppel Land as we believe the potential upsides from its exposure in Singapore office sector have been reflected in the current share price, which is at 1.22x forward P/B.

Keppel Land: 2Q11 performance within expectations (OCBC)

2Q11 PATMI of S$50.5m. Keppel Land (KPLD) announced 2Q11 PATMI of S$50.5m, which was 64.9% lower than the restated 2Q10 earnings. Similarly, sales came in at S$104.2m, down 67.2% YoY. These results came in broadly in line with our expectations as 1H11 PATMI now constitute 53.4% of our FY11 forecast, which we keep mostly intact. As guided previously, earnings were made more "lumpy" by the adoption of INT FRS 115 in FY11. Under the new accounting standards, profits on overseas projects and sales under DPS are now recognized only on full completion. Management indicated that, if INT FRS 115 had not been implemented, 1H11 PATMI would be 23% higher than that of 1H10 (S$153m).

Sengkang site to launch in 2H11. KPLD is poised to launch the residential site at Sengkang in 2H11, which we think would sell reasonably well given its location and still healthy OCR sales (794 units sold in Jun11, 74% takeup rate). In 2Q11, KPLD sold ~75 units in Singapore mostly at the Lakefront Residences, about the same pace in 1Q11 (85 units). 2Q11 Chinese home sales remained stagnant at ~250 units versus ~150 units in 1Q11. This is largely within expectations and likely an inevitable outcome given current curbs in China. Management expressed that they will be maintaining price levels. We think this is credible given KPLD's relatively stout balance sheet (0.38 net gearing, S$931m cash). Going forward, we expect Chinese sales to remain subdued, and possible opportunities to come in the form of accretive acquisitions from smaller distressed players as Chinese monetary conditions tighten further.

OFC phase 1 at 82.6% occupancy. OFC phase 1 obtained its TOP in Apr11 and is currently 82.6% occupied, which is only marginally higher than that in end 1Q11 (82.3%). Management guided that sentiments had softened somewhat in 2Q but we are not worried given its already decent occupancy rate and believe management were likely looking for higher rental levels. OFC phase 2 is expected to complete in 2H12. MBFC phase 2 is currently 60% pre-committed.

Maintain BUY at S$4.65 fair value. We updated assumptions and increased the valuations of OFC and MBFC Phase 2 in our model to reflect the rising cap values of prime grade A office buildings. As such, our RNAV estimate increased to S$5.17 per share from S$5.09 previously. Given the further softening of the residential sectors in China and Singapore, we also built in a mid-cycle discount of 10% to RNAV to derive a fair value estimate of S$4.65, which implies a 28% upside from the current share price. Maintain BUY.

Yǒng Xin International - Peer has surged ahead (POEMS)

Humped by slow s/s strips revenue and low margin.

Closing Price S$0.06
Fair Value S$0.116 (+93%)

An industry expert, Ye Congfa (China Iron & Steel Research Institute), said that 90% of the 10 million tons of high-value, high precision, and, ultra-thin cold-rolled steel that are used in China, are being imported. This fundamental prompted its peer – China Gerui Advanced Materials – to add capacity of its cold-rolled steel strip production, including chromium-plating, to 500,000 tons. They expect to operate at 75% of current 400,000t capacity in 6 months. They are achieving a gross margin of 30%.

We are ceasing coverage because:
It is slow in increasing its utilisation of its stainless steel strips capacity, which formed the basis of our initial bullishness.

Selling prices in stainless steel strips have not recovered back to FY2007 highs while that of cold-rolled steel strips are back there.

Depreciation, the necessary evil in its period-cost nature, is punishing.

Its customers lie in sectors that dictate very low margins and 1Q11 saw these customers’ own margins lower; which could mean further squeeze on their suppliers.

Potential to re-focus efforts back to cold-rolled steel strips is very positive, though.

Its peer, China Gerui, which has been doing all the right things for the last few years, is expanding their chromed-plated steel strips capacity by 200,000t – a positive signal.

But we have waited long enough for Yǒng Xin to deliver. Its peer, China Gerui, has run far ahead.

In terms of valuation, the share price of Yǒng Xin is equivalent to marking it to the capex spend at China Gerui.

We disagree with this valuation as China Gerui could only add capacity in Henan, and not Jiangsu, near Wuxi, where Yǒng Xin is situated. Customer-mix and delivery cost differential exist.

We believe a fair valuation is to take China Gerui’s internal payback period of 2½ years at 30% gross profit margin, with some selling & distribution cost, and administrative cost and the standard tax rate as basis.

We arrive at a fair value of SG11.6¢.

We believe that this method of valuation will fall away once Yǒng Xin starts to deliver volume and better margins on its stainless steel strips.

We have done a forecast of FY2011, assuming the same pace of volume expansion in stainless steel strips and a 100% growth in cold-rolled steel strips. We assume a 3% gross margin in stainless steel strips and a 30% in cold-rolled strips. We assume zero contribution from chrome-plated steel strips.

Revenue and Gross Profit
FY10 y-o-y, Yǒng Xin’s high-precision stainless steel strips revenue increased by 15.4% from RMB137.4m to RMB158.5m.

Below our expectation
We had expected Yǒng Xin, in our forecast, to do RMB229.8m. This is 31% less and the industry is not under-performing. More worrisome is the revenue from its stainless-steel strips - at RMB67.5m - which is 39% below our forecast. The learning curve out of its Sendzimir mill production that we were banking on for it to drive its revenue and profitability has been taking much longer. December 2010 was the 31st month of use.

Below customers’ performance
Its customers have shown greater improvement in revenue over the same period:
BYD - +18%
Fiberhome - +44%
Jiangsu Hentong - +49%

Others, not listed in its annual report as customers but are peers to the above three, also showed up well:
ZTE - +52%
Jiangsu Zhongtian - +48%
Jiangsu Yongding - +61%

The only under-performer is Chengdu Putian, which attributed its failure to achieve expected returns to factors of equipment, management, operation and human resource.

Good potential in cold-rolled steel strips
Yǒng Xin stated in its FY2010 result announcement that it had “mitigated the lower sales from chrome-plated steel strips by selling more cold-rolled steel strips which have higher gross profit margin”.

To management’s credit, the RMB42.4m cold-rolled steel revenue works out roughly to 5,000t volume in 2010 vs about 2,600t in 2009 (+92%).

The cold-rolled steel strips capacity is 22,000t. This cuts both ways. Negatively, why only 5,000t? Positively, the potential is good. At an average selling price of RMB8,500/t at Gerui’s gross profit margin of 30%, this could give a gross profit of RMB43m. If we deduct another 14% (conservative number) for other expenses, there would still be RMB17m after-tax bottomline. At 213m shares, this works out to RMBf8 or over SG1.5¢ earning per share.

This is additional to whatever it could achieve with the stainless steel strips.

Stainless steel strips gross profit margin

Yǒng Xin also said that its gross profit margin had increased due to increase contribution from cold-rolled steel strips and improved margin of stainless steel strips.

There is no break-down of gross profit margin by steel-strip products.

If we input Gerui’s gross profit margin of 30% on its cold-rolled steel strips and do a deduction on Yǒng Xin’s overall gross profit, we find that its “improved margin” of stainless steel strips might not amount to a significant number.

Let’s try the following combinations.

If we assume that Yǒng Xin managed a 25% gross profit margin for cold-rolled steel strips and a slight gross LOSS of -5% for its chromed-plated steel strips, the balance equals only a 1.7% gross profit margin for its stainless steel strips.

If we changed the assumed cold-rolled number from 25% to 20% and keep the 5% loss, the stainless steel gross profit margin would improve to 4.8%.

Between a 30% margin for cold-rolled and a 5% for stainless steel, even the vast difference in selling prices (RMB8,400/t vs. RMB27,800/t respectively) would mean the cold-rolled product makes better RMBs by almost 2:1.

Price dynamics have changed

It is likely that the demand-supply dynamics over the last two years have stabilised. Until a drastic change appears quickly, Yǒng Xin‘s strategy of focusing on its stainless steel strips that did not pay off, would also not pay off in future. Additionally, this is punishing because cold-rolled steel strips are doing so well on margins. Look at this data:

In 2007, stainless steel strips carried a RMB44,000/t price tag. It went down to RMB24,000/t but recovered to just below RMB28,000/t in 2010. Cold-rolled steel strips were priced at RMB8,500/t in 2007, went up to RMB8,800/t in 2008 and came down to RMB8,400 in 2010. Chrome-plated steel strips have not recovered from the drop from RMB8,000/t to RMB6,000/t.

In terms of price and if 2007 was used as a basis, then one can say it was a right decision NOT to focus on chromed-plated but, at the same time, a wrong decision to focus on stainless steel vis-à-vis cold-rolled steel.

Difficult sector, too

If their customers are doing better, it means that they have bargaining power over their suppliers, which include Yǒng Xin.

Fiberhome lost some of its gross profit margin 25.14% (FY10) vs. 27.74% (FY09), down 2.6%age points, with 25.09% (1Q11). Jiangsu Zhongtian did 22.1% (FY10), 2.9%age points worse than 25.0% (FY09), with a lower 20.1% in 1Q11. Jiangsu Yongding did 21.2% (FY10), 1.1%age points down from 22.3% (FY09), with a much worse 9.9% in 1Q11 from 24% in 1Q10. Jiangsu Hentong clocked 29% (FY10) vs. 27.7% (FY09) before crashing to 18.2% in 1Q11; but, this was not as bad as Yongding’s because its 1Q10 was 20.3%.

This could mean their suppliers are getting a better deal; or, these guys are being squeezed and will squeeze their suppliers more. We tend to believe the latter.

These lie in the Telecommunication and Wireless cable sector.

BYD lost 4%age points in gross profit margin between FY09 and FY10. Being HK-listed, it does not do 1Q11 result. It is in Consumer Electronics and Automotive sectors.

Will BYD also squeeze its suppliers more?

One sees Gerui deriving 51.8% of its revenue from Food & Industrial Packaging, and 33.7% from Construction & Household Decoration, leaving only 14.5% from Telecommunication & Wireless Cable, and Consumer Electronics. Gerui states that it is the “supplier of choice when existing customers develop new products”. Perhaps the Telecommunication & Wireless Cable, and Consumer Electronics guys have too much of ‘a mind of their own’ and do not treat suppliers as their suppliers of choice, to begin with.

Suggestions

In terms of quantity, the last two years have proved that cold-rolled steel strips have won. From the announcements made so far, we could not understand if the slow pace of Yǒng Xin towards full production of stainless steel strips had been a case of marketing/sales or production under-performance. But 30 months (and, it would have been 36 months by the 1H11 result) had been a long wait.

Is it too late for Yǒng Xin to do catch-up? That is, if it re-focuses more of its efforts into oldrolled
(repeat: it increased by 92% its cold-rolled volumes in FY10 vs. FY09), as well as into the Food & Industrial Packaging, and Construction & Household Decoration sectors?

With the Chinese government focusing efforts to stimulate domestic consumption and improve the people’s standard of living into 2020, these two sectors should benefit abundantly too; if not, more so than the sectors that most of Yǒng Xin’s customers come from.

We hope that the efforts of the late Mr Pu Dexing that resulted in good profits in FY06 and FY07 would stimulate the current management to scale similar of better heights.

When quantities are there, the gross margin will improve as the depreciation cost of the plant & equipment would be better absorbed.

Necessary evil
Average 2007-8 depreciation charge for plant & equipment was RMB7.3m while the same average for 2009-2010 was RMB13.6m. So, about RMB6m was the charge for the stainless steel equipment. Period cost can be a necessary evil when capacity utilisation is low.

If a portion of this RMB6m is added back into the margin (RMB5m, assuming 15% utilisation), gross profit margin would have been an additional 7.4%age points of gross profit margin. Although accounting policy dictates period cost accounting and the accounting principle of conservatism demands it, we are only suggesting (in terms of investor education) that this point could be brought up. Of course, there should be assurance that the equipment could last longer than the accounting policy ‘life’ and macro-economic or obsolescence factors are not against it.

Another bullish factor
Its peer, Gerui, has 50,000t chroming capacity in its original 250,000t capacity. When the new capacities are installed, chroming capacity will come up to 250,000t out of 500,000t. This means additional 200,000t of chroming capacity would be added.

On the assumption that Gerui continues to be correct, then there should be some upside in the chromed-plated sub-segment, in terms of gross margin (at least, as Gerui is still promising a 30% gross margin for all sub-segments). We remember that Yǒng Xin had a 72% and 78% utilisation in its 18,000t chromed-plated capacity in FY06 and FY07 respectively. The lower 72% capacity of 13,000t, as compared to the FY10 achieved 8,000t, means a 62% upside.

Time to revive old relationships? Not really if we looked at the prospectus as these customers are the fibre optics people, who would really squeeze their suppliers. Is there a change in the making? We really do not know.

Forecast FY2011
In terms of revenue, we will up the cold-rolled sub-segment by 100% to 10,000t from FY10 and keep the FY10 pace for stainless steel sub-segment. We use a zero gross profit for its chromed-plated sub-segment.

In terms of gross profit margin, we will keep the 30% in cold-rolled and 3% for stainless-steel sub-segment.

We will use a variable percentage of revenue (FY10 basis) for its selling & distribution, and administrative expenses.

Valuation and Recommendation

Despite the non-performance of its stainless steel sub-segment, we are doubtful that the
market is correctly pricing Yǒng Xin.

If we take a “mark-to-market” reference to Gerui’s expansion cost, we find Yǒng Xin’s
carrying cost of RMB151m (FY10’s property, plant and equipment net book value) as high.

Gerui did additional 250,000t capacity on US$56m or RMB360m. However the first 150,000t
cost US$42m or RMB270m.

As a proportion, Yǒng Xin’s 40,000t would be “marked” as RMB72m.

On a median share price of SG7.5¢ in the last 5 months, the market-cap is RMB84.5m. At
RMB72m, the SG price works out to be SG6.4¢, which is about the share price now.

Is the market valuing Yǒng Xin at this “mark-to-market” price?

If it is, then it is wrong because it would be no-deal, if we assume the parties are talking.

Gerui is in Henan and Yǒng Xin is in Wuxi, Jiangsu.

Customer-mix is different. There must be a value to owning these customers. Even if it wins these customers by some aggressive marketing/selling, the transport cost of finished goods to these customers would be higher from Henan than from Jiangsu.

There are other factors but for simplicity sake, let’s assume these are not relevant.

Gerui works on a 2½ years pay-back. On its 30% gross margin and a selling price of RMB8,500/t, a 40,000t capacity could deliver RMB255m of gross margin over 2½ years. Less 2.4% selling & distribution cost and 7% administrative cost (Yǒng Xin’s FY10 numbers), it could deliver RMB175m. Less another 25% for taxation, this goes down to RMB131m.

Therefore, we value Yǒng Xin at RMB131m or SG24.75m.

This works out to be SG11.6¢ a share, on fair value basis.

Of course, if Yǒng Xin starts to deliver much higher cold-rolled steel strips at 30% gross profit margin and take-off on its stainless steel strips production, then the above argument falls away.

There is no recommendation as we are ceasing coverage.

Ceasing coverage

We believe it has taken too long to deliver on its stainless steel strips production, which was the basis of our initial bullishness.

We believe its current customer mix resides in the wrong sectors of Telecommunication & Wireless Cable, and Consumer Electronics; as compared to its peer Gerui’s concentration, which is in the Food & Industrial Packaging, and Construction & Household Decoration sectors.

Valuetronics (KimEng)

Background: Valuetronics is an electronics manufacturing services (EMS) company focused on OEM (80% of sales) and ODM (20%) business model. Its management is headquartered in Hong Kong and it has two factories in nearby Guangdong Province in China (Huizhou City and Daya Bay).

What makes it different: Valuetronics’ differentiating factor is its focus on green technology products (eg, energy‐saving LED lighting solutions for Philips) and customers with strong brands (eg, KitchenAid – high‐end cooking appliances, and Graco – digital baby monitors). More recently, it is expanding beyond traditional EMS with a new licensing arm.

Key ratios…
Price‐to‐earnings: 5.3x
Price‐to‐NTA: 1.4x
Dividend per share / yield: HK$0.14 / 7.7%
Net cash/(debt) per share: HK$0.276
Net cash as % of market cap: 15%

Share price S$0.285
Issued shares (m) 355.5
Market cap (S$m) 101.3
Free float (%) 46.7%
Recent fundraising Mar 2007: IPO at $0.23
Financial YE 31 March
Major shareholders Chairman & CEO Ricky Tse 22.2%, Director Chow Kok Kit 20.8%, Director Hung Kai Wing 10.3%
YTD change +14%
52‐wk price range S$0.175‐0.305


Our view
Early potential realised in full‐year results. Valuetronics has continued to display fine form since our last update, which only reflected 1Q11 results. Full‐year net profit to March 2011 doubled (+105%) to HK$121m on the back of impressive growth in the OEM business (Philips is the major customer, for which Valuetronics is the sole contract manufacturer for certain ranges of commercial LED bulbs). The ODM business also saw robust growth while the licensing business contributed for the first time.

Brand licensing still small but growing. Valuetronics has steadily grown its brand licensing business from 1% of sales in 1Q11 to 3% in 4Q11 with just one product – a Whirlpool air purifier. Two more products – electric fan and heater – will be added in FY12. While the business was not profitable in FY11 due to the upfront costs of staff, product packaging design and marketing, overall margins were not affected. In the current financial year, management expects margins to benefit from the enlarged product portfolio.

Keppel Land (KimEng)

Event
Keppel Land reported a 2Q11 net profit of $50.5m, down 65% from a year earlier. Its 1H11 net profit also fell by 33.7% to $133.8m. The weaker earnings were due to the fact that there were fewer overseas projects completed in 1H11 compared to 1H10. A number of projects are expected to be completed in 2H11 and we are keeping our forecasts largely intact. Maintain BUY.

Our View
If not for a $24.4m divestment gain from the sale Keppel Digihub, 1H11 net profit would have shown a bigger decline of 48%. Based on the accounting standard IFRS115 adopted at the beginning of FY11, earnings will be lumpy. Going into 2H11, we expect the completion of overseas projects such as Phase 5 of The Botanica in Chengdu and Phase 1 of the Springdale in Shanghai to contribute to the bottomline.

The soft market sentiments in China have resulted in slower sales for KepLand relative to last year. In 1H11, the group sold 44,205 sqm comprising about 400 homes for RMB462m. Management believes the demand for its township homes remains firm. Based on current estimates, the group may launch another 3,344 units for sale in China in 2H11, mainly from The Botanica (1,020 units).

In Singapore, office leasing activities have slowed down. There could now be heightened concerns that GDP growth may slow as a result of the global economic problems, thus dampening demand for office space here. With precommitment levels at OFC and MBFC Phase 2 unchanged from 1Q11 at 82% and 60%, respectively, this may not be a major concern for KepLand.

Action & Recommendation
In our opinion, KepLand may have to adjust downwards the number of units to be launched in China for 2H11, even though ASPs are unlikely to be reduced. We are lowering our target price to $5.25, pegged at par to RNAV. A strong take‐up rate for the next phase of The Botanica could be a positive catalyst. Maintain BUY.

Keppel Land - Boosted by Fund management fees (DBSVickers)

BUY S$3.63 STI : 3,126.53
Price Target : 12-month S$ 4.69
Reason for Report : 2Q11 Results
Potential Catalyst: Possible Acquistion
DBSV vs Consensus: Above with higher take up rate compare to peers

• Results in line, growth affected by revised accounting policies
• Slower home sales offset by rising leasing income
• Maintain buy, TP $4.69

Top line supported by higher fund management fee. Keppel Land reported a 65% decline in Q2 net profit to $50.5m on a 67% drop in revenue to $104.1m largely on change in accounting policy. As a result, development profits in Q2 dipped sharply to $27m vs $168m a year ago due to higher project completions a year ago Excluding accounting effects 1H net profit would have rose 22.2% supported by stable leasing income, as well as a 52% yoy jump in its fund management fee. With the latest results, the group has achieved 36% of our full year forecast

Slow down in home sales In terms of operations, the group saw slower home sales on the back of government tightening measures. It sold 400 homes in China and 160 units in Spore in 1H vs 1200 and 140 units respectively in the previous period. That said, the group expects better located projects to outperform and would continue to time their launches in Singapore with the remaining units at Marina Bay Suites and Reflections at Keppel Bay as well as its new development in Sengkang in 2H11. For its overseas developments, it will continue to launch new units in China (1860 units) and Vietnam (217 units).

Land banking and leasing income to underpin earnings growth. We expect rental income in 2H to be lifted with the completion of OFC in 2Q, which is 83% leased and the group is targeting to lease the remaining space at S$15 psf pm. Its Alpha property fund will be launching a follow up fund with similar mandate. Meanwhile, the group had replenished its landbank in China with the latest acquisition of a 7.2ha site in Jiading, Shanghai. It is also on the lookout for residential and commercial landbank in Spore and overseas backed with a healthy gearing of 0.38x.

Maintain our buy call, TP at $4.69. We are maintaining our forecast and Buy recommendation for Keppel Land. The stock is trading at a steep discount to RNAV of $5.51. With its strong balance sheet and potential monetisation of its investment properties in the medium term, we believe the stock should close its RNAV discount gap. Our TP of $4.69 is pegged at a 15% discount to RNAV.

ZIWO (Lim&Tan)

S$0.22-ZIWO.SI

􀁺 Ziwo, an S-Chip said that their auditor Foo Kon Tan Grant Thornton LLP had on 1 July 2011 given notice of their resignation.

􀁺 In their resignation letter, the auditor said that they do not have sufficient resources to continue to service the company and are not aware of any professional reasons why any new auditor should not accept appointment as auditor of the company.

􀁺 The board of directors confirm that there were no disagreement with their auditor on accounting treatment within the last 12 months up to the date of this announcement and are not aware of any circumstances connected with the change of auditors that should be brought to the attention of the shareholders of the company.

􀁺 The company is currently in the process of seeking for a suitable replacement and the resignation will take place upon the appointment of the new auditor (when approved by the shareholders of the company in an EGM to be held later).

􀁺 Notwithstanding the above reasons given for the resignation of the company’s auditors and the board’s re-affirmation, we believe the market would be concerned about the late disclosure given that the notice of resignation was given on 1 July 2011
.
􀁺 Not helping matters is the recent fear gripping mainland China companies globally due to numerous financial scandals in the US, Hong Kong and Singapore.

􀁺 Severe share price weakness has resulted in Yangzijiang (widely considered amongst the better performing and more reputable S-Chip) providing some market confidence via the issue of a statement by the company and share purchase by the Chairman.

􀁺 Ziwo currently at 22 cents is half its Jan 2011 high and not far from its all time low of 19.5 cents.

OCBC: Expect wealth management expansion in 2Q11 (DMG)

(BUY, S$9.43, TP S$10.60)

Flat 2Q11 earnings expected. We are forecasting OCBC 2Q11 net profit of S$607m, a 3% QoQ decline. Excluding gains from divestment of non-core assets, core 1Q11 net profit would have been S$596m – suggesting a 2% sequential rise in core earnings. Whilst wealth management income could grow more robustly, net interest income is seen to be unexciting. We maintain our BUY recommendation on OCBC on the back of its growth potential in wealth management. We also see little impact from Bank Indonesia’s imminent move to cap foreign ownership of Indonesia local banks. Our target price of S$10.60 is pegged to 1.7x FY11 book.

Net interest income seen to be flat sequentially. 1Q11 NIM of 1.90% was 6 bps narrower QoQ due to changes in loan mix, refinancing of Singapore housing loans and pricing competition. We expect 2Q11 NIM to remain unchanged from 1Q11. But we believe OCBC loan could grew well in 2Q11 on the back of regional loan expansion and the strong Singapore systemic loan growth (MAS data showed May 2011 loan expanded 12.6% YTD). We are raising our OCBC FY11F loan growth to 15%, from 12% previously, to factor in the strong systemic loan growth. Correspondingly, we increased our FY11F net profit by 1% to S$2.42b.

Wealth management AUM expanding robustly. As of May 2011, Bank of Singapore expanded its earning asset base (asset under management plus loans to clients) by 13% YTD to US$36.3b, building on the 20% growth for full year 2010. In 1Q11, wealth management fees accounted for 4.4% of total OCBC income, and we see this ratio rising progressively.

Will Malacca Trust ride on better sentiment?

LAST Friday, waste management company 800 Super Holdings made a strong trading debut, rising 43 per cent above its offer price to close at 31.5 cents per share.

But investors should not assume that the same will happen for Indonesian financial services group Malacca Trust Ltd, which on Monday launched its initial public offering (IPO) on Catalist at an identical offer price of 22 cents.

For one, investors generally do not favour IPOs where most of the funds raised are used to pay off debt, rather than for expansion purposes.

And this is one notable difference between Super and Malacca Trust.

While 800 Super is devoting 49.3 per cent of its gross proceeds to concrete expansion plans - such as the expansion of its existing fleet of vehicles and equipment - 85.6 per cent of Malacca Trust's gross proceeds is going to the repayment of bank borrowings.

Malacca Trust CEO Rudy Johansen told BT: 'None of the proceeds will be used for any expansion plans . . . ($16 million, or 95.8 per cent of net proceeds) are going to paying off bank borrowings.'

Although $4 million of this relates to a loan used to finance the acquisition of shares in PT Asuransi Wuwungan (an insurance company the group is looking to acquire), the fact remains that the bulk of the IPO proceeds is still going to the repayment of Malacca Trust's existing bank debt.

No compelling case

To be fair, this may not be such a major factor, if investors are convinced by a compelling investment case. But looking at Malacca Trust's prospectus, that may not be a conclusion many investors will reach.

Malacca Trust operates in the consumer financing, asset management and securities brokerage sectors in Indonesia. According to the group, its prospects are rosy, since Indonesia's central bank recently raised its 2011 economic growth forecast to as much as 6.5 per cent. As such, the company expects the consumer automobile financing, asset management and securities brokerage sectors in Indonesia to remain buoyant.

But in the four pages in which Malacca Trust talked about its prospects, it offered no specifics on its business strategies and future plans.

The risks, however, are clearer. The group's operations are subject to credit, liquidity, market, interest rate and exchange rate risks - discussed over 16 pages in its offer document.

For example, its consumer financing business faces the credit risk of non-performing loans due to customer default, while its margin financing services make the company particularly vulnerable to stock price volatility and the liquidity of those securities which are pledged as security.

Risk environment

In addition, an increase in interest rates will lower the marked-to-market value of its debt securities portfolios, potentially decreasing Malacca Trust's operating income. With net interest income representing approximately 34.9 per cent of the group's total operating income for FY2010, this risk is not to be taken lightly. Malacca Trust said risk management measures are in place, but investors should be fully aware of the risk environment it operates in.

Indeed, it is true that in a favourable economic climate, the increase in consumer spending and demand for investment opportunities will likely see an increase in demand for Malacca Trust's services.

But equally true is the converse - where adverse changes in the economy may bring a decrease in demand for its services, and an increase in default rates by its customers.

Moreover, there is country risk. Some social, political and economic policy and developments in Indonesia were unpredictable in the past, and this constitutes a certain level of political risk that investors should not ignore.

Given the more favourable reception to Catalist IPOs as a whole in recent weeks, it will be interesting to see if investors are buying on general sentiment, or are still staying very stock-selective - as they should. The response to Malacca Trust's IPO, and its performance on its first day of trading next Tuesday, will certainly be telling.

Wednesday, 20 July 2011

CAMBRIDGE INDUSTRIAL TRUST - Comp leted acquisitions to boost 2H11 (DMG)

BUY
Price S$0.505
Previous S$0.59
Target S$0.595

2Q11 DP U in-line with expectation. Cambridge Industrial Trust (CIT) reported a lower DPU of 1.036S¢ in 2Q11 (-16.3% YoY; +3.5% QoQ) due to enlargement of share base as a result of rights issue undertaken in Apr 2011. Net property income rose 4.9% YoY to S$16.9m (+2.0% QoQ) on the back of higher rental income partially offset by loss of income from divested strata units. Separately, CIT has concluded three acquisitions, which it has announced previously, in Jun-Jul 2011. Hence, we expect CIT’s DPU to pick up in 2H11. However, there remains an acquisition with purchase price of S$41m that is not completed. Given that it is unlikely the outstanding acquisition will be completed in 3Q11, we lowered our FY11DPU estimate by 1.5% to account for the expected completion of the acquisition only in early 4Q11. However, due to half-year rolling forward of our DDM valuation, we raised our TP marginally to S$0.595 (COE: 10.1%, TGR: 1.0%). Maintain BUY.

Newly completed acquisitions to begin contributions in 3Q11. During Jun-Jul 2011, CIT completed three acquisitions which it announced in Oct 2010 and Mar 2011, namely, 4 & 6 Clementi Loop, 60 Tuas South Street 1, and 5 & 7 Gul Street 1. We expect these newly acquired properties to contribute 0.2-0.4S¢ in DPU for FY11-12 respectively.

Currently trading at 6.5% spread to 10-year bond yield. CIT is currently trading at 6.5% spread to 10-year bond yield, which is 194bps above its pre-crisis mean spread of 4.6%, based on FY11 DPU. Key risk to the stock is the concentration of lease expiry in 2013/2014 at >50% of total rental income. Upon 1) smoothing out lease expiry profile, 2) illustrating consistency in securing higher rentals during renewals, and 3) acquiring more good quality, yield accretive assets, we believe CIT will then be able to trade at higher valuation.

Yangzijiang: Addressing investors’ concerns (DMG)

BUY (TP: S$1.98)

Guiding for >30% net profit growth in 1H11; maintain BUY. Following sharp decline in share price recently, Yangzijiang (YZJ) issued a statement this morning clarifying that: (1) it has no plans for convertible bonds in the pipeline; (2) existing European customers are long-term customers with strong financial standing and payment track record; (3) YZJ reported timely delivery of vessels in 1H11 and is confident of delivering at least 30% earnings growth in 1H11 (to be announced on 11 Aug 2011); (4) Management may use share buyback to protect the interest of minority shareholders. Assuming 30% net profit growth in 1H11, YZJ should report at least RMB848m net profit (+6% YoY) in 2Q11 and 1H11 earnings should account for at least 54% of our forecast. We maintain BUY rating with an unchanged TP of S$1.98 based on 12x FY11F P/E. Stock is now valued at 7.5x FY11F P/E and offers 3.6% net dividend yield.

Poor outlook for bulk but winning market share in containership segment. While the order outlook for bulk carriers has turned negative given persistent concern on oversupply and weak showing of the Baltic Dry Index, order flow has been supported by the containership segment. YZJ is making headways in the big containership market with a firm order for seven 10,000 TEU containerships from Seaspan (plus options for 18 units of identical vessels) and Letter of Intent (LOI) for eight 10,000 TEU containerships from Peter Döhle. We believe existing orderbook of ~US$7b is sufficient to keep the yard busy for the next three years.

No plans for convertible bond in the pipeline; may use share buyback for support. There has been news that YZJ is looking at potential issuance of convertible bond (CB) but management highlighted that YZJ has no plans for CB in the pipeline. Balance sheet remains strong: as of 31 Mar 2011, YZJ has RMB15b in cash and financial instruments and RMB10.9b debt and amount due to customers for construction contracts. Net amount of RMB4.1b is equivalent to 17% of its market cap. With its strong cash position, management is looking at the possibility of using its share buyback mandate to support its share price.

CapitaMall Trust: Higher than expected debt cost (DMG)

Neutral (TP: S$1.94)

2Q11 DPU below expectation by ~6%. CapitaMall Trust (CMT) reported 2Q11 DPU of 2.36S¢ (+3.1% QoQ; +3.1% YoY), equivalent to 23% of our FY11 DPU estimate. Main reason for below expectation DPU was attributable to higher than expected interest expense and debt-related transaction cost which amounted to S$34.6m in 2Q11 (+6.6% QoQ, +5.4% YoY) vs our FY11 interest expense estimate of S$95m. On the other hand, net property income rose 7.7% YoY to S$106m (+0.7% QoQ) mainly due to new contributions from Clarke Quay (acquired in Jul 2010) and Illuma (acquired in Apr 2011), and higher rental rates achieved from new and renewed leases. Following our interest expense revision upwards by ~21%, our FY11-12 DPU are reduced by 7.6-4.7% respectively. Consequently, our TP is lowered to S$1.94, derived based on DDM (COE: 8.0%, terminal growth: 2.0%). Maintain NEUTRAL.

Positive rental reversion continues. CMT continues to enjoy positive rental reversion at 7.8% in 2Q11 (vs 7.5% in 1Q11). Given that ~8.2% of portfolio NLA will be up for renewal in 2H11 (~402k sqft), we believe CMT will be able to reap further benefit from positive rental reversion. However, due to abundant supply coming on stream outside central region estimated at ~3.6m sqft during 2H11-2015, we expect the rate of growth of spot rents to decline gradually for certain suburban areas. Nonetheless, we expect CMT to benefit from further positive rental reversion on the back of expiring leases in FY12-13 at 33.1-32.8% of total gross rental income for Mar 2011 respectively.

Leasing commitment hit ~80% for JCube; more AEI in the pipeline. Asset enhancement work for JCube is scheduled to be completed by 1Q12. With ~nine months to go, we view the pre-commitment lease of 80% as encouraging. Our current forecast has factored in contribution of JCube in FY12. Once operational, JCube will add another 204k sqft of NLA to CMT’s portfolio (~4.0% of current portfolio). Separately, CMT intends to undertake asset enhancement works on Illuma which will cost ~S$30m. More details on the Illuma AEI work will be revealed later on.

CIT: Completed acquisitions to boost 2H11 (DMG)

BUY (TP: S$0.595)

2Q11 DPU in-line with expectation. Cambridge Industrial Trust (CIT) reported a lower DPU of 1.036S¢ in 2Q11 (-16.3% YoY; +3.5% QoQ) due to enlargement of share base as a result of rights issue undertaken in Apr 2011. Net property income rose 4.9% YoY to S$16.9m (+2.0% QoQ) on the back of higher rental income partially offset by loss of income from divested strata units. Separately, CIT has concluded three acquisitions, which it has announced previously, in Jun-Jul 2011. Hence, we expect CIT’s DPU to pick up in 2H11. However, there remains an acquisition with purchase price of S$41m that is not completed. Given that it is unlikely the outstanding acquisition will be completed in 3Q11, we lowered our FY11DPU estimate by 1.5% to account for the expected completion of the acquisition only in early 4Q11. However, due to half-year rolling forward of our DDM valuation, we raised our TP marginally to S$0.595 (COE: 10.1%, TGR: 1.0%). Maintain BUY.

Newly completed acquisitions to begin contributions in 3Q11. During Jun-Jul 2011, CIT completed three acquisitions which it announced in Oct 2010 and Mar 2011, namely, 4 & 6 Clementi Loop, 60 Tuas South Street 1, and 5 & 7 Gul Street 1. We expect these newly acquired properties to contribute 0.2-0.4S¢ in DPU for FY11-12 respectively.

Currently trading at 6.5% spread to 10-year bond yield. CIT is currently trading at 6.5% spread to 10-year bond yield, which is 194bps above its pre-crisis mean spread of 4.6%, based on FY11 DPU. Key risk to the stock is the concentration of lease expiry in 2013/2014 at >50% of total rental income. Upon 1) smoothing out lease expiry profile, 2) illustrating consistency in securing higher rentals during renewals, and 3) acquiring more good quality, yield accretive assets, we believe CIT will then be able to trade at higher valuation.

Tee International: Wins contracts worth S$17.4m (DMG)

The news: Tee International (Tee) won three contracts totalling S$17.4m contracts, two of which are awarded by Citibank and the remaining by Tarkus Interiors. Tee is to perform fit-out works and M&E works at Asia Square Tower 1 for Citibank. The contracts are commencing in Jun and Jul 11 and expected to be completed by Aug 2011.

Our thoughts: With the above new contracts, Tee’s order book has been boosted up to ~S$235.3m for its engineering segment, to be fulfilled over the next two years. Milestone completions for these projects will be recognised substantially as revenue in Tee’s FY12. We see demand for construction services to remain sustained on the back of public infrastructure and private property projects being rolled out. We maintain our Overweight recommendation on the construction sector and like BBR (BUY, TP S$0.52), Kian Ann Engineering (BUY, TP S$0.31), KSH (BUY, TP S$0.31) and Lian Beng (BUY, TP S$.0.67).

Yangzijiang Shipbuilding - Cheapest Chinese shipbuilder (CIMB)

OUTPERFORM Maintained
S$1.33 Target: S$2.05
Mkt.Cap: S$5,085m/US$4,183m

Higher interest income and gains in 2Q11
Maintain OUTPERFORM. Despite a +30% yoy earnings guidance for 1H11, we believe qoq earnings could be 5-10% lower given fewer deliveries of high-margin vessels. Interest income and forex gains could also be key drivers for 2Q11, contributing about 40% of earnings. We commend YZJ for its ability to keep its gross margin high at about 24% from the execution of pre-crisis orders. YZJ’s current valuation of 6x CY12 P/E looks undemanding as it is 50% below its Chinese peers’ average of 12x and its own historical average of 11x since listing. Its US$6bn order book is also firm with low cancellation risk. Catalysts include firm contracts from Peter Döhle (US$800m) and the potential exercise of options by Seaspan for a series of 10,000 TEU containerships. We maintain our OUTPERFORM call and target price of S$2.05, still based on 14x CY12 core shipbuilding earnings.

The news
In response to a recent share price plunge and a news article about European exposure, YZJ announced that 1) it has no immediate plans for convertible bonds, 2) there has been increasing diversification in its order book with more Asian ship owners while existing long-term European customers have strong financial standing and payment track records, 3) it projects 30% yoy earnings growth in 1H11, and 4) management is considering share buybacks to protect minority interests.

Comments
+30% yoy for 1H11 but weaker; strong margin track record maintained. Despite the positive earnings guidance for 1H11 (results to be announced on 11 Aug), we believe qoq earnings could come in 5-10% lower at about Rmb870m from fewer deliveries of high-margin vessels. Recall that four of the 17 vessels delivered in 1Q11 were secured pre 2008 with higher gross margins. Management clarified that several high-margin projects were completed in beginning-Jul instead of Jun 2011, resulting in a lower number of vessels delivered qoq. However, we believe YZJ should continue to keep its gross margin high at about 22% in 2Q11 (1H11: 24%) on the back of efficient yard utilisation and a strong execution track record.

Non-shipbuilding income to climb. We expect interest income and gains from marked-to-market valuations to contribute about 40% of 2Q11 earnings (1Q11: 42% of net profit) on the back of higher investment in financial assets (above Rmb10bn) and gradual YTD appreciation of Rmb.

Order book intact. Although 60% of its order book (estimated at about US$6bn) is dominated by European customers, we see low risk of cancellation as 1) most of its containerships were clinched pre 2008 with at least 20% deposits received, backed by additional 20% bankers’ guarantees, which have survived the crisis, and 2) bulk orders were mostly clinched post crisis at low market prices.

Valuation and recommendation
Cheaper than peers. YZJ’s current valuation of 6x CY12 P/E is 50% below the Chinese peer average of 12x CY12 P/E and its own historical average of 11x since listing, which we deem as undemanding. We see catalysts from Peter Döhle’s firm contracts (US$800m) and the potential exercise of options by Seaspan for a series of 10,000 TEU containerships. We keep our target price of S$2.05, still based on 14x CY12 core shipbuilding earnings.

Biosensors International (KimEng)

Up-to-date in 60 seconds
Background: Biosensors develops, manufactures and markets medical devices for interventional cardiology and critical care procedures. BioMatrixTM, its flagship product, is the world’s first commercially available drug eluting stent (DES) with a biodegradable polymer.

Recent development: Biosensors recently proposed to acquire the remaining 50% stake in JW Medical Systems (JWMS), to turn it into a wholly-owned subsidiary. JWMS is one of the top three DES players in China and has its own Excel brand stent. This strategic acquisition would allow Biosensors to market its BioMatrixTM product through JWMS’s distribution network in China.

Key ratios…
Price-to-earnings: 26.4x
Price-to-NTA: 3.9x
Dividend per share / yield: $0.0 / 0%
Net cash/(debt) per share: S$0.205
Net cash as % of market cap: 16%

Share price S$1.28
Issued shares (m) 1,344.941
Market cap (S$m) 1,721.53
Free float (%) 66%
Recent fundraising activities Mar 11: Placement of 216m new shares to Atlantis and Ever Union @ $0.9283
Financial YE 31 Mar
Major shareholders Autumn Eagle (20%), Atlantis (8%), Ever Union (8%)
YTD change +13.27%
52-wk price range S$0.790-1.410

Our view:
Long road to acquire JWMS. The plan to acquire JWMS fully was hatched in 2007 after the initial 50% acquisition. However, regulatory approval could not be obtained from China authorities. The eventual approval came after Biosensors’ founder and chairman sold his entire 18% stake at 88.88 cents to Hony Capital, a Chinese private equity firm, followed by the entry of another two strategic investors with strong exposure in China, namely, Atlantis Investment and Ever Union Capital.

Tapping Japan and China markets. Biosensors has a licensing agreement with Terumo Corp of Japan, which allows the latter to market BioMatrixTM stents under the Nobori brand exclusively in Japan. After the JWMS acquisition, Biosensors would be ready to tap into another huge US$500m DES market in China. Approval for its BioMatrixTM stent is expected to come this year or next.

Developing a next-generation product. Even as it is marketing its BioMatrixTM product, Biosensors is already developing a next-generation DES product, BioFreedomTM, which is polymer-free, thereby reducing the risk of clotting.

Race to penetrate markets. In the absence of another commercially available competing product currently, Biosensors needs to race to penetrate markets. If this pans out well, it could see double-digit profit growth, which would then make it a worthy stock for investment. The stock currently trades at FY11 PER of 26.4x.

Keppel Tele & Tran - Record operating profits (CIMB)

S$1.37 Target: S$1.61
OUTPERFORM Maintained
Mkt.Cap: S$757m/US$623m

• In line; maintain OUTPERFORM with higher TP of S$1.61 (from S$1.57). 2Q11 core net profit (S$14.9m, +8.2% yoy) came largely in line with our expectations. 1H11 core net profit formed 42% of our FY11 estimate. Key variances came from i)a slightly lower-than-expected topline offset by lower-than-expected operating costs leading to higher-than-expected margins, and ii) higher-than-expected depreciation and interest expense. Therefore, we tweak our operating expense assumptions, leaving our FY11-13 EPS estimates largely unchanged. However, our SOP-based target price rises from S$1.57 to S$1.61, as we peg M1’s market cap to our target. KPTT achieved record operating profit this quarter, which reflects the success of its efforts to strengthen its core operations. KPTT remains an OUTPERFORM and rerating catalysts could come from accretive data centre acquisitions and faster-thanexpected penetration into China.

• Core operations starting to contribute. Core operating profit came in at a record S$5.6m (+141% yoy, +31% qoq) as KPTT’s data centre operations started to contribute meaningfully. We also saw margin expansion in this quarter. The operating margin was 20.0% (+11.0% pts yoy, +6.0% pts qoq).

• Associates contributions. Associates contributed S$15.4m before tax (-6% yoy), with 56% attributable to M1 (S$8.6m) and 44% (S$6.8m) attributable to KPTT’s logistics, data centre and telco-related associates.

• Gearing increased. KPTT’s 2Q11 net gearing rose slightly from 0.56x to 0.62x. We believe this was due to ongoing capex required for its warehouse expansion plans in Singapore and Nanhai, China.

• Data centre updates. From our recent discussions with management, we sensed that demand for data centre services remained robust not only in Singapore but also globally. We believe management is on the prowl for accretive data centre acquisitions or could develop a new data centre to increase capacity.

• Expansion in China. Galvanising its involvement in Tianjin Eco-city, KPTT has recently signed an MOU in Jilin, China, to explore opportunities to develop a Jilin Food zone. Management sees opportunities to export its FMCG supply chain expertise into logistically-constrained cities in China.