Thursday, 15 September 2011

Golden Agri-Resources Ltd - Potentially more positive surprises (OCBC)

Maintain BUY
Previous Rating: BUY
Current Price: S$0.67
Fair Value: S$0.80

Still positive on GAR. Golden Agri-Resources (GAR), which recently put out another strong set of results in 2Q11, could continue to post positive earnings surprises in 3Q11, buoyed by still resilient crude palm oil (CPO) prices, the fairly inelastic demand for CPO, and an expected rise in CPO production in 2H11.

CPO prices remain resilient. Despite the increased uncertainty over the global economies, CPO prices have remained largely resilient, with prices averaging around US$1012/ton in Aug. While the average CPO price did ease around 2.3% MoM in Aug, it was nowhere near the corresponding 5.6% slide in crude oil prices. We further note that the current futures price of US$995/ton (for delivery in Dec) is still above our base CPO assumption of US$980/ton for the whole of 2011.

Relatively inelastic demand for CPO. We believe that there are several reasons behind the relatively resilience of CPO prices and the key among them is that the demand for CPO is largely inelastic as it is still mainly used as a food source; it is also relatively inexpensive compared to other vegetable oils, thus making it more attractive to consumers and even industries in the current inflationary environment.

Expect continued improvement in CPO production. On the operations front, 2Q11 CPO production saw a decent 8% QoQ increase to 650k tons; palm product yield also improved further to 1.5 tons/ha from 1.4 tons in 1Q11 and 1.0 ton in 2Q10. For that quarter, GAR achieved ASP of US$1137/ton, though down slightly from US$1150 in 1Q11. Meanwhile, cash cost also crept up to US$291/ton in 2Q11 (versus US$260 in 1Q11) due to the appreciating IDR against the USD; GAR also used 40% more fertilizer in 2Q11 following a wet 1Q11. Barring any adverse weather conditions, GAR believes it should be able to achieve >10% increase in CPO production for 2011.

Maintain BUY with S$0.80 fair value. As we had just adjusted our numbers (including our base CPO assumption) after its robust 2Q11 results in mid-Aug, we do not see the need to do so at this juncture. Applying the same 12.5x peg to our blended FY11/FY12F EPS, our fair value remains at S$0.80. Maintain BUY. Key risks to our estimates include a sharp weakening of the USD, a collapse of crude oil prices, and of course, severe drop in CPO demand from both China and India.

BROADWAY (Lim&Tan)

S$0.34-BWAY.SI

 Broadway has opened its new foam plastics factory in Chengdu and this represents the second plant that the company’s foam and plastics division has opened in Sichuan after setting up a factory in Chongqing in Aug ’10. Total production facilities in China stands at 10.

 The new factory covers a land area of 25,800 sqm and currently employs over 350 workers. The new plant had commenced operations in June ’11 and will focus on the production of eco-friendly moulded pulp packaging (packaging materials that are made from recycled materials such as corrugated paper, bamboo, newpapers) which is experiencing increasing demand from laptops and tablets. The new plant will be using more environmentally friendly processes such as energy efficient drying ovens and recycled water.

 Most importantly, the new plant would put them geographically closer to their key customers such as Foxconn and HP to serve them better.

 The above is in line with management’s previous guidance, but we understand that since our last update with management in July ’11 (during their 2Q ’11 results briefing), order flows from their major HDD and non-HDD customers have weakened and the usual seasonal strength in 2H11 may not recur this year.

 This suggests that consensus full year estimate of $28mln will likely have to be revised down to $25-26mln, giving a forward PE of 5-6x.

 While valuations are not demanding, it is nevertheless in line with the company’s usual historical trading range.

 We have a Neutral recommendation on Broadway.

SINO GRANDNESS (Lim&Tan)

S$0.42-SINO.SI

 Sino Grandness’ wholly owned subsidiary Garden Fresh Fruit and Vegetable Beverage (GFVB) has been accorded “Excellent Value of Chinese Brand” award during the 6th Asian Brand Ceremony held in Hong Kong (the event was jointly organized by Asian Brand Association, Hong Kong Wen Hui Po, Global Times and Sino Japanese Korean Economic Development Association).

 Other companies which were accorded similar title included Sichuan Province Yibin Wuliangye Group and Chongqing Medical Holdings.

 During the same event, Huang Yupeng, Founder, Chairman and CEO of Sino Grandness was also accorded “Outstanding and Innovative Figure For Chinese Brand”.

 Last year, China Food Industry had awarded GFVB with the Innovative, Outstanding and Nutritious Award.

 In an effort to enhance GFVB’s brand visibility, the company has started to roll out new outdoor advertising on buses and in Oct ’11, the company has registered for the upcoming food and beverage trade exhibition in Shenyang which is one of the major food and beverage trade exhibitions in China. In Mar ’11 the company had a positive response from its Chengdu exhibition on the back of its range of loquat juices and management are upbeat about the upcoming trade fair as well.

 The company’s GFVB products are now available in major supermarket chains such as Wal-mart, Carrefour, Jusco, Tesco, Rt-Mart, Parkson and Watsons in selective 1st and 2nd tier cities in China.

 GFVB was a key reason for the company’s robust performance, having increased 1H 2011 profit by 109% yoy to Rmb85mln.

 Despite this, the stock has retraced 31% from its Feb ’11 high of 61 cents, putting its forward PE at an undemanding 3.5x.

 We are maintaining our BUY recommendation.

FRASER CENTREPOINT TRUST (Lim&Tan)

S$1.455-FCTR.SI
 FCT has priced its placement of 48 mln new units at $1.39 each, top end of the proposed $1.35-1.39 range, as a result of strong demand.

 The placement was 4x subscribed by new and existing institutional investors, hence the low 2.5% discount to yesterday’s adjusted volume weighted average price of $1.426.

 The $64.3 mln net proceeds are to part finance the $129 mln acquisition of Bedok Point, which brings to 5 suburban malls in FCT’s portfolio.

 The acquisition is yield accretive.

 Based on minimum 8.42 cents DPU for ye Sept ’11, FCT offers 5.8% yield.
 Major enhancement works at Causeway Point, FCT’s biggest asset, are largely completed, which suggests the recent mild decline in Net Property Income will be more than made up for in ye Sept’12.

 We maintain BUY.

Broadway Industrial (KimEng)

Up-to-date in 60 seconds
Background: Broadway Industrial has two core businesses. It manufactures precision machined parts for the hard disk drive, semiconductor and automotive industries, as well as provides foam plastic solutions for protective packaging, insulation, automotive and medical applications. HDD accounts for about 70% of revenue, non-HDD about 10%, and the rest from foam plastic.

Latest 2Q11 results: Net profit fell 64% YoY despite 1.5% higher sales as the HDD and semiconductor businesses were hit by the weak US$ and price erosion of its core actuator arm product. However, foam plastic was a bright spot despite higher labour costs as well as start-up costs from new subsidiaries in China.

Key ratios…
Price-to-earnings: 3.1x
Price-to-NTA: 0.9x
FY10 dividend per share / yield: $0.02 / 5.9%
Return on equity: 6.5% (2Q11 annualised)
Net gearing: 21.9% (end-2Q11)

Share price S$0.34
Issued shares (m) 416.0
Market cap (S$m) 141.4
Free float (%) 54.4%
Recent fundraising Nil
Financial YE 31 December
Major shareholders Wong Sheung Sze (36.1%), Lew Syn Pau (9.5%)
YTD change -37%
52-wk price range S$0.33-0.63

Our view
A tough year ahead. Earnings this year will be hurt by a combination of factors, key among which is Broadway’s ongoing relocation of certain HDD manufacturing activities from Shenzhen to Chongqing in a bid to escape high labour costs in Shenzhen. Although the company expects to realise cost savings by FY12, the massive movement of machinery and workers, as well as the operating of parallel operations in two locations during the move, is expected to impact FY11 profitability.

Likely to cut capital spending to preserve dividends. With the cost of the relocation and significant additional investments in hard disk drive operations, Broadway had originally expected capex to spike to $70m in FY11. However, with net gearing already doubled YoY to 0.2x as at 2Q11 and still-slow business flows expected in 2H11, management may reduce this capex to maintain the ordinary DPS of 2 cents declared in FY10.

Impact from Western Digital’s takeover of Hitachi GST still not clear. Broadway is the only supplier of actuator arms for Hitachi’s enterprise hard disk drives, a segment that accounted for 10-11% of its revenue in FY10. With the acquisition of Hitachi GST by Western Digital expected to close by year-end, volumes by HGST to Broadway may weaken in 2H11 even if it succeeds in its negotiations to become a supplier to Western Digital.

SIA Engineering (KimEng)

Event
SIA Engineering’s (SIE) share price has declined to hit our bearish target of $3.66 before recovering. On valuation grounds, the stock justifies being raised to HOLD at current prices, supported by an attractive dividend yield of 5.4%. Despite headwinds in the aviation sector, SIE’s earnings are expected to stay resilient and we anticipate further upside to come from an expanded fleet under management through Singapore Airlines’ (SIA) upcoming low cost long-haul carrier. No change to our $3.66 target price for now.

Our View
With the pullback in share price, SIE has returned to its mid-cycle P/B valuation of around 3x. However, an analysis of the group’s earnings profile during down-cycles indicates that while there is some slowdown, earnings do not fall off a cliff, unlike the airlines. Most of SIE’s customers remain in a good position to ride out the storm, and the Asian aviation sector continues to expand even in difficult times.

SIA still accounts for 60% of SIE’s core revenue and about 23% when we include associates and JVs. Core operations will continue to benefit from this relationship with SIA, as SIA has historically not cut back or deferred on its maintenance programmes during down-cycles. This will continue to provide a stable earnings base for SIE. In fact, SIA is committed to its ongoing airline delivery schedule and has placed new orders for eight B777-300s and leased 15 A330s.

SIE is also likely to secure the maintenance contracts for SIA’s planned long-haul budget airline. The new carrier will use SIA’s old B777-200s, which SIE is familiar with. The airline is expected to start operations early next year. We estimate an initial fleet of 10 aircraft.

Action & Recommendation
The stock currently trades at 15.5x FY Mar12F EPS. While not particularly cheap, SIE’s share price should be propped up by the stability of its earnings and its ability to continue paying a healthy dividend. Dividend yield currently stands at 5.4%.

OSIM International Ltd - Resilient retail sales; but macro outlook still gloomy (OCBC)

Maintain BUY
Previous Rating: BUY
Current Price: S$1.14
Fair Value: S$1.52

Withdrawal of TDR application no cause for concern. OSIM International (OSIM) recently announced that it has received approval from the relevant Taiwan authorities regarding its decision to withdraw its proposed TDR application. The group had expected to raise estimated net proceeds of S$76m. Nevertheless, we do not view this as a cause for concern, and had previously opined that we do not expect its expansion plans to be affected even if the TDR listing does not take place. We estimate that OSIM would generate net operating cashflows of S$63.4m in FY11 and end the year with cash balances of S$211.7m (net cash position), thanks to the completion of a S$120m convertible bonds issuance in Jul 2011.

Focus on organic growth for now. While we believe that acquisitions would remain as a key strategic growth driver for OSIM to expand its portfolio of wellness and lifestyle brands given its enlarged 'war chest', we opine that management would focus on organic growth in the immediate term. This would entail growing its newly incorporated OSIM-TWG Tea business as well as targeting for higher same store growth. With respect to inorganic growth in the future, we expect OSIM to exercise strong prudence and due diligence before embarking on any acquisitions. Management highlighted that one of the criteria would be to acquire only profitable companies with a scalable business model such that it would be accretive to shareholders.

China retail sales still resilient. Retail sales of consumer goods in China remained resilient, climbing 17.0% YoY to RMB1.47t in Aug, based on statistics from the National Bureau of Statistics of China. YTD, retail sales of consumer goods have increased 16.9% YoY to RMB11.5t.

Lowering our valuation peg, but still a BUY. Nevertheless, inflationary pressures in China remain persistently high, although easing slightly from 6.5% in Jul to 6.2% in Aug. We further note that China's consumer confidence index fell by three points to 105 in 2Q11, according to Nielsen Holdings. Hence we are trimming our sales and net profit estimates for FY11 slightly by 1.9% and 0.7% respectively (2.8% and 0.6% for FY12) as a conservative measure. Meanwhile, current anaemic macroeconomic conditions are also likely to have an unfavourable impact for high-beta stocks such as OSIM. Coupled with the possible belt-tightening by consumers ahead, we lower our valuation multiple for OSIM from 20x to 15x blended FY11/FY12F EPS, in line with its 1-year average forward PER. We think this is justified as it allows us to capture the current broad market weakness. Our revised fair value estimate of S$1.52 (previously S$2.04) still translates into an upside potential of 33.3%. Reiterate BUY.

Cash is king. We believe that management's main focus would be to concentrate on organic growth rather than acquisitions in the immediate term. This suggests that OSIM's large cash hoard could prove to be a cash drag on the group. While this could be true under normal conditions, we believe that having ample financial resources and a healthy balance sheet in current times of financial instability would help to improve the sustainability of the group. Moreover, OSIM's excellent cash position also means that it would be ready to take advantage of inorganic opportunities should they arise. OSIM's reported cash and cash equivalents amounted to S$86.5m as at 30 Jun 2011 (net cash of S$58.7m), but this would have increased to ~S$206.5m after taking into account its recent S$120m convertible bonds issuance which was completed on 5 Jul 2011.

Wednesday, 14 September 2011

Liongold Corp Ltd - Waiting for the First Glister (AmFraser)

LAST CLOSE: S$0.87
FAIR VALUE: S$1.04
Previous: S$1.04

Re-naming to reflect focus. Liongold Corp (“Liongold”) effectively changed their company name from The Think Environmental Co Ltd on 18 Aug 2011. The intention was to align the Company's brand with the core focus of business activities in gold mining and exploration.

Gold’s unrelenting rise. The price of gold hit a historical intra-day high of USD1,921 per troy ounce on 6 Sep 2011. The precious metal rallied 29.1% from USD1,488 on 1 Jun (when we initiated coverage on Liongold) as the world financial markets convulsed from the European debt crisis. Gold is perceived to be a safe haven together with the Swiss Franc. However, unlike the latter, which is subject to the Swiss National Bank’s intervention in the forex markets to halt its appreciation, gold was able to rise unfettered as it is determined purely by demand and supply.

Ghana surprise. Liongold announced on 8 Sep that they are looking to commence full commercial production in Ghana during the week of 21 Sep. It would appear that Ghana overtook Mali to be the first site to commence production. According to the announcement, plant construction at the “Kashmir” alluvial gold mining operation has proceeded well. The largest piece of equipment for the plant—the primary barrel screen—is being prepared for load trials and will be test-run under load of 50m3 per hour. The unit will undergo trials for optimisation until 14 Sep before the installation of the remaining parts—the secondary barrel screen and Knelson gravity gold concentrator. Thereafter, it will be ready for commissioning. In addition, the Company announced that they have obtained the rights to mine an extension to the richest ore block that was discovered during the geological appraisal of the initial mining rights acquired. It is estimated that the land area of the “Kashmir” site has increased by up to 50%.

Maintain FV at SGD1.04 and BUY. We based our earnings estimates and valuation on Liongold’s forecasted schedule of production. While recent developments at Ghana surprised us, we feel that it is too early to start adjusting our production forecast. Moreover, we look forward to having better visibility for the rest of the sites after the first production plant is up and running. Until production goes into full-swing, the dream remains just that. We are also maintaining our assumption for the sustained price of gold at USD1,400 per troy ounce. Recent increased volatility in gold prices indicates too much short-term speculation. We would be more comfortable making an upward adjustment when we can perceive a more stable mid- to long-term demand-and-supply dynamics. Hence, for now, we maintain our FV of SGD1.04 (19.5% premium to the last close price of 87 SG c) and our BUY recommendation.

Technics Oil & Gas Ltd - Significant S$32m order win for new VN fields (AmFraser)

LAST CLOSE: S$0.870
FAIR VALUE: S$1.22
Previous: S$1.22

New orders for new Vietnamese oilfields
Technics was awarded a S$32m EPCC contract for 2 wellhead satellite platforms (WSP) for VietSovPetro (VSP), due for delivery in Jun 2012. The two WSPs have a design capacity of 42,000bpd each. Technics will be responsible for the engineering, project management, procurement, fabrication, supervision of installation and hook up, onshore and offshore commissioning of topside modules for the two platforms.

This order comes hot on the heels of another recent S$8.5m order for two modules—a structural module for compressors and an FPSO power generation module.

High-margin EPCC contracts: This new order, similar to previous WSPs for the White Tiger and Dragon oilfields, will allow Technics to save on engineering and design costs and thus maintain its high margins. We continue to forecast gross margins of 37% in FY12F.

Not ruling out possibly more orders for White Tiger, Dragon fields: VSP’s other major oilfields are the White Tiger and Dragon fields, for which Technics has previously delivered 13 similar WSPs. Given that development is still ongoing in these fields, we are not ruling out the possibility of more WSP order wins for FY12.

These are for new oilfields: The two WSPs are named GT-1 and MT-1, taking after the new Vietnamese oilfields Gau Trang (White Bear) and Meo Trang (White Cat). VSP discovered oil in these blocks in early/late August this year respectively. The rapid pace of development—discovery Aug 2011, WSPs Jun 2012, first oil (we expect) in Sep 2012—informs us that VSP is in a hurry to capitalize on the high oil price today and to boost its production level, which has fallen by more than half since its peak of 13.5m barrels in 2002.

No competitors for VSP contracts: Technics has enjoyed a monopoly for VSP contracts in the White Tiger and Dragon fields for the last 20 years. We view VSP’s decision to award the initial WSP contracts to Technics extremely positively—this could be the start of another longterm series of contracts.

Technics has clear advantages over potential rivals. First, its WSP design is proven by over a dozen functioning platforms over the last two decades. Second, it incurs no additional engineering and design costs, whereas competitors would need to spend additional millions, thus making it easy for Technics to undercut potential rivals. Third, their long relationship with VSP is in itself a major intangible economic asset. We believe that these are sufficient barriers to entry to deter competitors from this very-profitable business.

Upgrading FY11F EPS: During a recent visit to Technics’ plant, we noted a “small” FPSO module under construction, and other projects. Given the rapid order wins lately, we believe that management may speed up certain projects to accommodate the new orders. As such, we raise our FY11F PATMI to $20.6m, equivalent to an EPS of 10.1c. For 9M2011, PATMI was already $16.1m, with 3Q PATMI at $7.5m. As such, our PATMI target requires only a $4.4m result in 4Q, which we believe is achievable.

8c dividends next year, still trading cum-dividend for 11c in 12 months: We forecast an 8c dividend next year. However, since the recent 3c declared (meeting our 12c forecast for the year, no dividend expected 4Q2011) has not been distributed, investors stand to earn 11c, translating into a 12-month dividend yield of 12.6% at the current share price.

Given the uncertain market conditions, we leave our fair value at $1.22. A good high-dividend stock has gotten cheaper in recent months, simply tracking the overall market (in fact, there was relative outperformance). Technics’ fundamental position is strong, operations are smooth, and the order win momentum is being maintained. BUY.

Health Management Int Ltd - Visit to flagship Mahkota Medical Centre (OCBC)

Not Rated
Current Price: S$0.093

Visit to HMI's Malacca hospital. We recently visited Health Management International's (HMI) flagship Mahkota Medical Centre (MMC) in Malacca, Malaysia. MMC is licensed to run 356 beds, of which 280 are operational now. The hospital is well-equipped with a wide range of advanced medical and diagnostics equipment. We believe the group is well-positioned to leverage on rising medical tourism trends in the region and government initiatives to develop this industry.

Bottom-line boosted by fair value gains. HMI reported a PATMI of RM2.0m in FY11, representing a reversal of a net loss of RM2.9m suffered in FY10. Nevertheless, we note that this was boosted by fair value gains of RM6.8m on its investment properties, without which the group would have remained in the red. This was due to continued gestation losses at its Regency Specialist Hospital (RSH) in Johor, which started operations in Nov 2008 (soft launch).

But operating statistics encouraging. Notwithstanding this, operating statistics of the group look encouraging, and we believe there are ample opportunities for the group to grow, barring any unforeseen circumstances. Total patient loads rose 15.3% in FY11, while occupancy rates for MMC and RSH increased from 56% and 16% in FY10 to 62% and 32% in FY11 respectively. This helped to contribute to an overall revenue growth of 23.5% to RM173.9m in FY11. Moving forward, management highlighted that they would be seeking to recruit more specialists and doctors and to expand its medical specialties, especially at RSH.

RSH breakeven could be positive turning point. MMC was in the red when HMI acquired it, but has since turned it around into a full-fledged hospital with profitable operations. We believe the experience and expertise garnered would provide a strong platform for management to execute well at RSH. Hospitals typically take three to five years to achieve breakeven, hence we opine that this could happen at end FY12 or more likely in early FY13. Given the positive outlook on Malaysia's healthcare scene, RSH's growth prospects could be compelling once it manages to turnaround, in our opinion, given the importance of operating leverage in the healthcare industry. HMI is trading at 1.57x FY11 P/NTA, below its 5-year historical average P/NTA of 1.72x. HMI also trades at a smaller premium to its book value vis-à-vis its more profitable peers such as Raffles Medical Group [BUY; FV: S$2.50] and KPJ Healthcare. This suggests that investors could be incentivised to pay a higher premium for HMI's shares once it turns profitable and earnings begin to gain traction. We do not have a rating on HMI.

Healthcare sector a key focus of Malaysian government. The Malaysian government has identified the healthcare sector as one of its key pillars of growth under the Malaysian Economic Transformation Plan (ETP). Under the ETP, the government plans to increase the healthcare sector's contribution to its GNI from RM15.2b in 2009 to RM50.5b by 2020. Within this space, the government is targeting for Malaysia's medical tourists to reach 1.9m in 2020, contributing RM9.6b in revenue.

Room for further growth… MMC achieved a bed occupancy rate of 62% in FY11 (versus 56% in FY10), based on a midnight census which means that day surgery patients are not included in the occupancy rate computations. The CEO of MMC highlighted to us that an occupancy rate of 65% is optimal, while reaching 70% is an indication to open up new beds. We believe that MMC is well poised to capture the burgeoning medical tourism trend in the region, given its growing brand name and advanced infrastructure and equipment. 24% of MMC's patients are made up of foreigners (mostly Indonesians). We understand that Indonesian patients historically have spent ~50% more than local patients at MMC, and management expects its Indonesian patient population to grow faster than its local patient population. The group also has space to roll out more beds, as it has set aside a floor which can be converted into another ward which can accommodate up to 40 extra beds. Moreover, there are two additional plots of land adjacent to MMC which can be used to build extension buildings in the future.

…although risks exist. Despite the robust growth potential, there is currently a shortage of healthcare personnel in Malaysia. Moreover, competitive pressures are intensifying, both locally and regionally. Current weak macroeconomic conditions could also dampen the sentiment of consumers to travel overseas for treatment and/or lead to the postponement of elective surgeries. In a report released by the Malaysian government regarding its ETP, it was highlighted that the healthcare markets in Singapore and Thailand have not only shown faster historical growth, but have also weathered the economic downturn better. We believe this resilience in the Singapore healthcare sector as compared to its Malaysian counterparts can be attributed to two main factors: 1) the strong branding to position itself as Asia's medical tourism hub; and 2) the relatively higher inelasticity of demand for Singapore's healthcare services due to a higher-end target segment and the ability to offer more sophisticated medical procedures.

Del Monte Pacific (KimEng)

Background: Del Monte Pacific Limited (DMPL) is a manufacturer and distributor of food and beverage products. It owns the Del Monte brand in the Philippines and the Indian subcontinent. It has a 23,000ha pineapple plantation and a 700,000-ton capacity processing facility in the Philippines. DMPL also owns the S&W brand in several geographies worldwide.

Recent development: 1H11 net profit swung into positive territory at $6.6m, compared to a net loss of $2.2m a year ago. DMPL also guided for a better 2H11 performance on the back of higher pineapple production, better productivity and efficiencies, and active cost management.

Key ratios…
Price-to-earnings: 25.0x
Price-to-NTA: 3.6x
Dividend per share / yield: US$0.011/3%
Net cash/(debt) per share: (US$0.088)/(S$0.108)
Net gearing: 24.1%

Share price S$0.45
Issued shares (m) 1,081.781
Market cap (S$m) 486.80
Free float (%) 13.5%
Recent fundraising activities Nil
Financial YE 31 Dec
Major shareholders NutriAsia Pacific (78.5%); Lee Pineapple Co (8.0%)
YTD change +2.27%
52-wk price range S$0.370-0.585

Our view
Encouraging international sales growth. DMPL registered strong export sales to the Asia-Pacific region, as well as higher sales in Europe due to higher volume and pricing in 1H11. Its S&W brand is also growing with particularly strong sales in South Korea and China. Sales mix is now more internationally diversified.

A second go at a turnaround. When DMPL was acquired by NutriAsia Pacific in 2006, the new management set out to turn around the company by improving supply contracts, increasing its product range and expanding beyond the Philippines. In 2009, however, it was hit by the financial crisis and supply shortages, resulting in weaker performance in the past two years. Nevertheless, we think management has delivered in terms of improving DMPL’s business operations with better sales mix and efficiency. The improving performance could be early signs of a real turnaround this time round.

Margins continue to expand. We see overall gross margin expansion (23.0% for 1H11 against 18.1% for 1H10), attributed to improved pricing, better sales mix and lower cost. This trend is likely to persist if sales continue to grow in a favourable mix. FY10 PER stands at 25x while trailing 12-month PER is at 15.7x. With improved FY11 earnings, valuation multiple would come down but would still not be at an attractive level yet, in our opinion.

Ho Bee Investment (KimEng)

Event
Sentosa Cove’s median rental for the month of July 2011 showed a monthly improvement of 8.5% to $4.45 psf pm after six consecutive months of decline. Sales of industrial units at One Pemimpin also hit a new ASP of $820 psf. Outstanding number of shares has been reduced by 2.7% as a result of the $26.7m share buyback since the start of the year. The current price level is where founder and CEO Chua Thian Poh bought 2m shares in February 2011. Maintain BUY.

Our View
Sales of residential units in Sentosa Cove remained slow but July’s median rental came out to be $4.45 psf pm, an 8.5% improvement from June’s $4.10 psf pm, the first monthly increase since December last year. The Residences at W by CDL was completed in 2Q11, bringing the total number of completed condo units on the island to 1,423. The other projects still under construction are SC Global’s Seven Palms (41 units), and IOI/Ho Bee’s Pinnacle Collection (357 units).

Management said the redevelopment of the high-tech industrial building, One Pemimpin, is now over 87% sold at an average price of $820 psf. The achieved ASP is a new price benchmark for industrial units in the vicinity. We estimate the project to yield $70m in pre-tax profits when fully sold. Construction has started and is expected to be completed in the middle of next year.

Ho Bee has been buying back its own shares. Year-to-date, $26.7m have been spent on reducing the outstanding number of shares by 19.5m, or 2.7%. We view this development positively as it enhances shareholders’ value and improves earnings and book value per share. During the same period, Ho Bee’s founder and CEO Chua Thian Poh has purchased 2.6m shares at an average price of $1.36/share.

We estimate there remains about $584.2m ($0.815/share) in sales revenue to be progressively recognised until end-2012. The Orange Grove (68% sold), Turquoise (48% sold) and Seascape (26% sold) have received their Temporary Occupation Permits and any additional units sold will be immediately recognised. Ho Bee’s unsold landbank, predominantly (>85%) in Sentosa Cove, is valued at $1.3b ($1.86/share) based on our estimates.

Action & Recommendation
The stock trades at 0.62x P/B, below its five-year average of 1.17x. We reiterate our BUY call and target price of $1.93, pegged at a 30% discount to its RNAV of $2.76/share.

Tuesday, 13 September 2011

China Merchant Hldgs (Pacific) - On the Road to Success (DBSVickers)

BUY S$0.56 STI : 2,743.58
Price Target : 12-Month S$ 1.02 (Prev S$ 1.08)
Reason for Report : Update following completion of acquisition
Potential Catalyst: Earnings growth and delivery
DBSV vs Consensus: We are the only broker covering this stock

• Acquisition of Yongtaiwen Expressway completed with possibly more on the way
• FY12F revenue and earnings boosted to c. HK$1.6bn and HK$500m respectively
• Current valuations compelling at 6x FD FY12 PE and prospective 8.9% yield
• Recommend BUY with S$1.02 TP; stock is also trading cum dividend of 2.5Scts

Transformational deal completed. On 6 July, CMHP completed the acquisition of a 51% stake in Yongtaiwen Expressway (YTW), Wenzhou, for RMB2.23bn and will be able to consolidate the P&L numbers of YTW from 6 July onwards. The acquisition will be funded via both internal resources and debt, and will nearly double CMHP’s EPS from 4.9Scts in FY10 to 9.3Scts in FY12F on a fully diluted basis.

More acquisitions could be on the way. As the only listed toll road subsidiary of China Merchants Group, we believe CMHP can leverage on the support and network of its parent, a leading toll road operator in China with investments in more than 5,000km throughout the country, to make further acquisitions to grow its toll road asset portfolio. Currently amongst the smallest listed PRC toll road companies, CMHP has the potential to grow to become one of the largest, with the right execution.

High yield play with growth potential; BUY. Our target price of S$1.02 is based on explicit cash flow forecasts until the end of concessions for CMHP’s various toll road assets (WACC of 9.7%). CMHP is trading at 8.6x FD FY11 PE, declining to 6x FD FY12 PE whilst offering FY11 dividend yield of 8.9%, rising to 9.8% and will sustain a high dividend payout level of 50%-70% while pursuing its acquisition strategy.

KSH Holdings Ltd - Upgrade to BUY (OCBC)

Upgrade to BUY
Previous Rating: HOLD
Current Price: S$0.215
Fair Value: S$0.28

Limited impact from change of contract terms. KSH recently announced changes to the Eight Courtyards contract, whereby Phase 1 (temporary site office/temporary building works) and Phase 2 (alteration/additional works to the temporary showflat and sales office) would take place from 5 Sep 11 and 7 Sep 11, respectively, to 1 Dec 11. The construction dates for the main contract would remain from 1 Dec 11 to 1 May 14. We see little impact on revenue recognition from this change and hence keep our FY12-13 forecasts intact.

Capacity for more projects. From discussions with management, we judge that KSH has the capacity to take on two to three large contracts (>S$100m) and take its order book to S$600-S$800m. Given this, we believe KSH is actively tendering for contracts while judiciously keeping to a 10% profit margin hurdle. A recent spate of large condominium launches, such as Luxurie (622 units - Keppel Land), Boathouse Residences (493 units - Fraser Centrepoint, Far East) and EuHabitat (748 units - Far East), could offer tender opportunities for KSH. Note that the last contract (Eight Courtyards) clinched by KSH was developed by Fraser Centrepoint and Far East as well and we think KSH could be invited to tender for the Boathouse and EuHabitat.

Bidding for BTO contracts. Another source of potential contract wins could come from BTO contracts from the HDB. KSH had tendered for the last BTO contract at Punggol Water Terrace with its bid 5.5% above Tiong Seng's lowest bid, which came in at $146.6m or S$182.4k per unit. As HDB goes on to supply 50,000 BTO flats over FY11-12, we expect to see continued significant contracting activity going forward and KSH would likely be actively bidding for these contracts.

Little dilution from Scrip Dividend Scheme. KSH's shares had traded at a 10%-16% discount to the S$0.245 per share issue price for the Limited Scrip Dividend Scheme applied to the final dividend (1.0 S-cent) over 12 Aug11 to 5 Sep11. Hence we believe that few, if any, shareholders would have elected to receive shares in lieu of cash; little or no dilution would likely occur from this development.

Upgrade to BUY at 28 S cents. At this juncture, KSH is currently trading at a 49% discount to book value and 70% below our RNAV estimate. This notwithstanding continued sales at key development projects such as The Boutiq, Lincoln Suites and Cityscape@Farrer Park which are 65%, 77% and 20% sold respectively. Upgrade to BUY on KSH with a revised fair value of 28 cents (60% discount to RNAV) versus 30 cents previously.

Olam International - Appoints Technip to Gabon fertiliser project (DBSVickers)

HOLD S$2.37 STI : 2,743.58
Price Target : 12-Month S$ 2.55

Olam announced that the Gabon Fertiliser Company (GFC), a joint venture between Olam, Tata Chemicals and the Government of Gabon, has signed a Pre Construction Services Agreement with Technip S.A. (Technip) for the proposed construction of a 1.3m MT p.a. urea fertiliser project in Gabon.

The due diligence work has been completed to confirm that the designated gas fields for the project had 857 bscf (billion square cubic feet) of 1P reserves, 1054 bscf of 2P reserves and 1300 bscf of 3P reserves, sufficient for the required 750 bscf over a 25 year period. The due diligence also confirmed the quality of the gas required and the presence of existing pipeline to transport the gas to Port Gentil where the proposed plant will be located.

The JV also signed a 25-year fixed price contract with the Republic of Gabon for the guaranteed supply of 750 bscf of gas over the 25 years last week. Olam has yet to disclose the financial terms of the gas contract, except that it would be price competitive.

The project is now expected to follow a Convertible Lump Sum Turn Key (LSTK) process, which involves two concurrent phases:
1. Front-End Engineering & Design (FEED) which fully defines the parameters of the project.
2. A project costing process which uses an Open Book Estimation (OBE) methodology.

Once the FEED and OBE are completed (expected within the next 7 months), the contract with Technip will be converted into a Lump Sum Turn Key Contract. Olam expects the above processes to result in significant savings in capital expenditure and project schedule. Commercial production of urea is anticipated in 31 months.

We see the completion of gas due diligence, signing of fixed price gas contract and appointment of Technip as positive developments. We are confident of a financial close on the project by end 1QCY12.

There is no change to our numbers at this point in time, as the project has not been given the final go ahead, pending financial closing. The Gabon urea project is estimated to provide c.S$0.47 per share upside to our current valuation. Our Hold rating is maintained with TP of S$2.55.

Raffles Medical Group - Recession and Dr. Feelgood (CIMB)

OUTPERFORM Maintained
S$2.04 @12/09/11
Target: S$2.64
Hospitals

• Private healthcare fares better in recessions. RFMD’s hallmark has always been its ability to drive operating efficiencies that result in strong margins and profitability. We believe should a recession happens, it will do little to derail this, given: 1) that its market is somewhat sheltered from discretionary healthcare spending; 2) government aid for businesses in past recessions; and 3) the greater participation of private healthcare providers to lighten the burden of an overloaded public healthcare system. Our earnings estimates and target price of S$2.64 are intact, set at 23x CY12 P/E, its mid-cycle valuations. We expect stock catalysts from the addition of clinics, expansion of medical specialties, and higher-intensity cases in its hospital.

• Increasing role for private healthcare providers. While Singapore's tertiary, hospital-based specialist healthcare is highly developed, its general rehabilitative or supportive community healthcare remains underdeveloped. But the imbalance is being addressed. Increasing public dialogues also signal to us the government’s growing emphasis on the participation of private healthcare operators in lightening the burden of an overloaded public healthcare system. RFMD, with its extensive primary care network, should benefit from pilot test schemes being rolled out.

• Seeing is believing. Among our first few observations during our recent visits to RFMD’s flagship Raffles Hospital were the huge crowds, whether during a weekday or a Sunday morning. This leads us to conclude that despite a general belt-tightening mood among the populace, healthcare consumption has not slowed. We also noted that the average bill for outpatient consultation was not cheap, north of S$200 which includes consultation with a senior doctor in the exclusive Raffles Executive Medical Centre.

Private healthcare fares better in recession
RFMD’s hallmark has always been its ability to drive operating efficiencies that result in
strong margins and profitability. We believe a recession will do little to derail this. Given its broad spectrum of healthcare services from primary to tertiary curative medical care, and from neighbourhood clinics to medical centres and a city hospital, RFMD’s market is somewhat sheltered from discretionary healthcare spending, we believe.

The Singapore government usually grants aid to businesses to provide cost support in times of recession. In the last recession, it introduced a Jobs Credit scheme as well as lowered CPF contributions for employers. We believe these schemes play a crucial part in lowering overheads for businesses like healthcare. In RFMD’s case, close to half its revenue goes to staff-related costs, and any cost relief would be instrumental in protecting its profitability in a recession.

While Singapore's tertiary, hospital-based specialist healthcare is highly developed, its general rehabilitative or supportive community healthcare remains underdeveloped. But the imbalance is being addressed, with increased resources for home-based medical and nursing care, and voluntary welfare organisations running community hospitals, hospices, day-care centres and ambulatory care services. Increasing public dialogues also signal to us the government’s growing emphasis on the participation of private healthcare operators in lightening the burden of an overloaded public healthcare system. This implies that healthcare operators like RFMD, with its extensive primary care network, will benefit from pilot test schemes being rolled out.

Bills not cheap; seeing is believing
We have often assumed that patient admissions are the primary source of RFMD’s revenue intensity. Among our first few observations during our recent trips to Raffles Hospital were the huge crowds either on a weekday or a Sunday morning. This leads us to conclude that despite a general belt-tightening mood among the populace, healthcare consumption has not slowed.

We also noted that the average bill size for outpatients is not exactly small, north of S$200 per bill which includes consultation with a senior doctor in the exclusive Raffles Executive Medical Centre. Recurring healthcare services in the form of laboratory tests and pharmacy services contribute nearly 80% of the group’s revenue, we calculated, in our outpatient exercise. This implies that its overall healthcare segment is churning out respectable revenue, despite threats of a recession.

Valuation and recommendation
Maintain Outperform. We are keeping our earnings estimates and target price of S$2.64, set at 23x CY12 P/E, its mid-cycle valuations. With its defensive business that delivers consistent earnings, we maintain Outperform. We continue to expect stock catalysts from the addition of clinics, expansion of medical specialties, medical fee hikes, and higher-intensity cases for its hospital segment.

Suntec REIT - UBS renews Suntec Space lease for 3 years (DBSVickers)

BUY S$1.30 STI : 2,743.58
Price Target : 12-Month S$ 1.69

UBS renews lease at Suntec. UBS is understood to have renewed its lease for about 150,000sf at Suntec Tower 5 for three years. The bank is currently occupying the entire top two floors of the 18-storey Suntec Tower 5, as well as parts of several other floors in the tower, which has net lettable area of 28,000sf per floor. The lease at Suntec was due to expire sometime in the first quarter of next year.

Estimated rents in line with recent transaction for large spaces. Market estimates that UBS could be paying around $7-8psf a month to renew their lease, which is slightly lower than the recent transacted rents at around S$9 psf pm in the area but we think this is in line with the recent transacted and renewal rents for large space at around $6-9 psf pm.

Early lease negotiation, a smart move in view of the upcoming supply. We view Suntec reit's strategy to forward lock in tenant as a positive move in view of the uncertainty on the global macroeconomic. As at June 2011, the trust has about 74,313sf and 449,023sf of offices leases expiring in FY11 and FY12 respectively. Tying UBS's lease, which represent 30% of next year's expiring NLA, will mean that the trust will have a smaller tranche of leases to renew going into next year. We understand from management that they will continue to carry out early negotiations for some of the other tenants progressively. The group proactive efforts in lease management will help to minimize downside risk to Suntec's occupancy which is currently at a high of 99.5%. Maintain BUY with TP S$1.69.

Nam Cheong Ltd (KimEng)

Background: Nam Cheong is an offshore marine group headquartered in Malaysia, which specializes in building and chartering offshore support vessels. Currently it has a shipbuilding orderbook of over RM800m, and has the capability of building offshore vessels such as AHTSs, SSVs, accommodation barges/workboats, and PSVs. Major customers include Bumi Armada, Petra Perdana, Topaz and Vroon. It also owns and operates 10 vessels (mainly SSVs).

Recent development: Nam Cheong was listed on the SGX in April 2011 through a reverse takeover of Eagle Brand. The timing of its listing has not been fortuitous as its share price has been hit by the market selldown. From an issue of $0.19, the stock now trades lower by 30% to $0.13.

Key ratios…
Price-to-earnings: 5.4x
Price-to-NTA: 1.6x
Dividend per share / yield: na
Net cash/(debt) per share: (S$0.047)
Net debt as % of market cap: 36%

Share price (S$) 0.13
Issued shares (m) 1913.1
Market cap (S$ m) 258.3
Free float (%) 28.7%
Recent fundraising -
Financial YE 31 Dec
Major shareholders Mgmt/founders – 59.3%
YTD change -36.1%
52-wk price range S$0.175 – 0.380

Our view
Patchy earnings track record. Nam Cheong’s earnings have historically been rather volatile, due to its contract orderbook shipbuilding business. In FY10, turnover was halved due to less recognition of shipbuilding contracts from a declining orderbook, with profits down 31%. This year is shaping up to be even lower, with fewer vessels being delivered due to the lingering effects of the 2008/2009 downturn.

Local advantage. Longer term, however, Nam Cheong believes that it is in a good position as a Malaysian shipbuilder, as Malaysian constructed vessels are sought out for operations in the Malaysian offshore oil & gas industry due to local content requirements. Petronas has been ramping up its local activities, which has boosted the overall Malaysian offshore sector.

Location, location, location. Nam Cheong’s historical PER stands at 6.9x, which is below those of Bursa-listed Malaysian offshore stocks which trade in the mid to high teens. Valuations are closer to SGX-listed yards such ASL and Marco Polo. Overall, however, we are not sanguine about the outlook for offshore stocks in general in the current market environment, where valuations are likely to stay depressed.

Raffles Medical Group (KimEng)

Event
Since our last update, RMG’s share price has trended lower despite the in-line 2Q11 results. At the current share price, it is 19% below its August peak of $2.53 and has broken below its 12-mth low of $2.07. This makes valuation all the more enticing. The Ministry of Health recently announced certain initiatives to be introduced in 2012, which could provide some positive benefits for RMG. Reiterate BUY and maintain target price of $2.80.

Our View
We believe that the recent sell-down on the stock is a result of herd-instinct in the equity market and does not reflect any weakening in fundamentals of RMG. In fact, we are expecting a stronger 2H11 performance. Although the risk of a de-rating exists in this global equity market sell-down, we think that this risk is somewhat diminished for the healthcare sector after the various M&A deals over the past few years, which were done at premium valuations of 23-32x PERs.

The Ministry of Health announced certain new initiatives on 15 August 2011 to be rolled out in 2012. Overall, this would make healthcare more affordable for Singaporeans. Specific initiatives that would benefit private healthcare players such as RMG is the lowering of age criteria and raising of income criteria for the Primary Care Partnership scheme (PCPS). This would result in 710,000 more Singaporeans being eligible for subsidised primary healthcare at private GPs and dentists under the scheme.

RMG has proven itself in the last downturn, registering strong revenue and profit growth amid the recession. We believe that it would once again demonstrate this resilience. Some of the possible threats are (1) Appreciation of S$ making medical cost more expensive for foreign patients; and (2) Increasing staff cost pressure for medical workers. We believe that such issues are manageable and ultimately, positive structural factors would still provide a strong support for the growth of the healthcare sector in the region.

Action & Recommendation
RMG is trading below its 3-year historical mean PER of 24.1x. Reiterate BUY with target price maintained at $2.80 based on our DCF valuation model. Implied FY12F PER is 27x. We continue to like the company for its resilient business and strong operating cash flow.

ST Engineering (STE SP) – Senior manager arrested, released on bail. Negative for sentiment. (KimEng)

Previous day closing price: $2.84
Recommendation – HOLD (maintained)
Target price – $3.15 (maintained)

ST Engineering (STE) has announced that one of its senior personnel was arrested by the Corrupt Practices Investigation Bureau. Patrick Lee Swee Ching, currently Chief Financial Officer of US subsidiary of Vision Technologies Systems, was released on bail and has been granted permission by the CPIB to leave Singapore. He returned to the US on 10 September 2011 to resume his responsibilities as the Chief Financial Officer of VT Systems. The arrest is believed to stem from the time when Mr Lee was the Group Financial Controller for ST Marine.

It is believed that the CPIB is investigating certain transactions involving two former and one current employees of ST Marine, who were also arrested by the CPIB and released on bail. STE declined to provide further details at this time as the CPIB’s investigation is ongoing, but has also commissioned an internal inquiry.
The Penal Code that Mr Lee was charged with relates to an officer who destroys or falsifies documents 'wilfully and with intent to defraud', but no details were provided on the type of accounts that were being investigated. However, Mr Lee left ST Marine in 2006 to join VT Systems.

While we are short on details, the severity of the offence not known, but we note that Mr Lee was allowed out of the country, and the alleged offence took place at least five years ago. We will keep abreast on this situation, but it will be a negative overhang to STE’s stock price for now. Maintain Hold.

Wilmar Int’l Ltd - Proserpine deal not sour yet (OCBC)

Maintain HOLD
Previous Rating: HOLD
Current Price: S$5.17
Fair Value: S$5.68

Maintains offer for Proserpine. Wilmar International Limited (WIL) announced yesterday that its Australian subsidiary Sucrogen has signed an agreement with Proserpine Cooperative Sugar Association (Proserpine) to maintain its offer to purchase the latter's business assets and continue its financial support to Proserpine. As a recap, Sucrogen originally planned to acquire the business assets of Proserpine for A$115m (S$151m) on a "debt-free and cash-free" basis; but the amount could rise to A$118m including completion adjustments. The move would boost Sucrogen's milling capacity by 2m tonnes to 17m tonnes. It will also increase the sugar giant's raw sugar production by 10% to 2.2m tonnes. In addition, it will increase its presence in the Mackay central region, where it already has operations in raw sugar production, sugar refining, ethanol and liquid fertilizer production.

Cites "strong support" from Proserpine. Sucrogen says the decision for maintaining its offer was undertaken after receiving continued strong support from the majority of Proserpine members. This as Sucrogen had earlier only managed to obtain 70% of the required 75% of Proserpine's members to vote in favour of the offer. Sucrogen has now agreed to Proserpine members to having a second opportunity to vote on its offer in Oct 2011. However, we note that even the extension of the offer is not a certainty that Sucrogen will be successful. According to a recent Dow Jones Newswire report, Tully Sugar Ltd, a unit of Chinese state-owned Cofco Corp, is also keen to progress its previously stalled A$120m takeover offer. But Sucrogen believes that its offer will result in a quicker, more certain outcome as it has already obtained the necessary regulatory approvals; this means that it is ready to complete the transaction immediately following member approval as opposed to rival offers.

Good strategic fit. As before, we think that Proserpine would be a good strategic fit for Sucrogen. Besides increasing its capacity, we note that the move will also add to its capabilities; this as Proserpine has recently invested in facilities to manufacture and market furfural, which is a globally traded industrial chemical used in solvent extraction, foundry resins and pharmaceuticals. Last but not least, Sucrogen believes that there is great potential in the region for expansion of the cane-growing area.

Maintain HOLD with S$5.68 fair value. But even if Sucrogen is successful, we are unlikely to see any immediate boost; any meaningful impact will only be felt in mid-FY12. Nevertheless, we expect WIL to be able to comfortably finance the acquisition with internal resources and debt. Maintain HOLD with S$5.68 fair value. We would still be buyers closer to S$5.00.

Monday, 12 September 2011

Bukit Sembawang Estates (KimEng)

Company background: Bukit Sembawang Estates began as a leading rubber company in 1911. The company started development of landed property in the 1950s, and got listed in 1968. Tapping on its large legacy land bank from its rubber plantations in the old days, it has, for over half a century, been building some of Singapore’s most well-known residential estates such as Seletar Hills and Sembawang Hills.

Key ratios…
Price-to-earnings: 5.8
Price-to-NTA: 1.01
Dividend per share / yield: 12 cts / 3.0%

Share price (S$) 3.98
Issued shares (m) 258.9
Market cap (S$ m) 1,030.5
Free float (%) 52.8
Recent fundraising activities Feb 09: $246m from 1-for-1 rights issue at $2.30
Financial YE March
Major shareholders Singapore Investments – 13.4%, Selat (Pte) Ltd – 11.4%, Aberdeen Assets – 8.7%
YTD change -15.25%
52 week px range S$3.60-S$4.86

Our View
A land bank like no other. Its land bank far surpasses all other developers, in our view. It has 2.6m sq ft of unsold GFA zoned for landed housing, making it Singapore’s largest landed property developer. In a recent land tender for landed housing in Serangoon Gardens, a total of 16 bids were received, a sign that developers remain positive on the landed segment of the property market.

Luxus Hills snapped up, four times. Luxus Hills, its landed project in Seletar, has released 198 units in 4 phases since July 2009. In every phase, units were almost fully sold in the first month, achieving prices from $1,000-$1,200 psf versus its estimated cost of $410 psf. We estimate the company made about $265m pre-tax profits from the first 4 phases.

Latest launch is July’s best selling project. 283-unit Skyline Residence, the redevelopment of Fairways, achieved a 60% take-up in July 2011 and an ASP of $1,900 psf. The project is located near the upcoming Telok Blangah MRT Station, which will begin operation in October. With an ASP assumption of $1,900 psf, pre-tax profits from the project is estimated to be above $200m.

Lowly geared, highly undervalued. The company has been repaying its debts. Net gearing is now at a low of <20%. The estimated $900m in revenue from sold units to be gradually recognised from 2Q FYMar11 gives the company strong earnings visibility. GDV of its unsold land bank is valued at $3.6b.

Yangzijiang Shipbuilding (KimEng)

Event
We are downgrading Yangzijiang Shipbuilding (YZJ) to a HOLD rating on worries that the outlook for shipping may deteriorate further amid global economic uncertainty. On top of that, investors continued to take issue with the group’s growing investment in its non-core financing business. Despite its undemanding valuation, we do not see any potential stock catalysts in the near-tem given the lingering headwinds and fierce competition among the regional shipyards.

Our View Operationally, YZJ is sitting on comfortable order book of US$5.5b, which will keep its yard busy till 2013. With the remaining two units of 10,000 TEU containerships being made effective, the contract for all seven vessels have been converted to firm orders after the collection of initial deposit. Recall that Seaspan still has an outstanding option for 18 units of similar vessels, which is likely to confirm within the next 12 months.

Granted, YZJ is recognised for its execution track record and leadership in cost control. But we are increasingly negative on the shipbuilding outlook in general with heightened risks of prolonged downcycle especially if global economy goes into a deep recession. Even while newbuild contract dry up, the group may also have to offer longer vessel delivery schedule to existing buyers to avoid order cancelation.

YZJ recently acquired a 31.5% equity stake in Wuxi Runyuan Technology Microfinance Co. Ltd for a total cost of RMB94.5m. The latter is a company licensed to provide microcredit to small and medium technology enterprises. Despite market scepticism, we think this is in fact, a deliberate move by the management to diversify more into its financing business given the less-than-favourable shipbuilding outlook.

Action & Recommendation
Following a sharp de-rating of Chinese shipbuilders, we are cutting our P/E multiple for the group’s shipyard business from 12x to 8x, pegged in line with its sector peers. Accordingly, our target price has been lowered to $1.15, still based on SOTP valuation. Downgrade to HOLD.

Goodpack Ltd - Dilution to set in with warrants expiring in Nov 2012 (OCBC)

Maintain BUY
Previous Rating: BUY
Current Price: S$1.71
Fair Value: S$1.90

In-the-money warrants expiring in Nov 2012. Goodpack currently has 63,998,910 warrants with a strike price of S$0.68 outstanding. As a quick recap, Goodpack issued 93.3m warrants at a price of S$0.22 each in Oct 2009 to raise funds for its working capital purposes. The move was viewed then as a positive as the proceeds raised from the warrant subscription gave Goodpack the financial ability and strength to fully participate in the market recovery in 2009 and allowed it to expand into its planned new avenues of growth. These warrants are due to expire in Nov 2012 and will lapse if not exercised by then. Since its financial year-end in Jun 2011, 268,000 warrants have been exercised.

Financial flexibility from proceeds of warrant exercise. With the remaining warrants in-the-money, we expect the warrants to be fully exercised (barring any significant market event), which will add 13% more shares to its total shares outstanding and raise S$43.5m for the company. Management has communicated to us that they intend to use the proceeds from the anticipated warrant exercise to increase capital expenditure on new IBCs as well as pay down existing loans. Furthermore, given that Goodpack is in the midst of exploring opportunities in the automotive space where it has already initiated trials with global car manufacturers (OEMs) and car parts suppliers, the additional working capital from the warrant exercise should allow it the flexibility to increase their supply of IBCs when required.

Further warrant issuance unlikely. Upon the expiration of these outstanding warrants, management does not intend to pursue another round of fund raising via equity funding (at least in the near term) as existing shareholders have expressed their unwillingness to tolerate another round due to its dilutive nature.

Dilution to kick in; fair value reduced. The warrant exercise did not impact our revenue growth forecasts for the company, which remains at 8% to reflect management's intention to boost its top line by increasing rates on renewed contracts by a total of 10-15% over the life of the contract (typically three years). We also continue to like Goodpack for its strong fundamentals and promising growth potential. However, with the increase in shares outstanding from the warrant exercise, our valuation per share of the company will be reduced correspondingly. Assuming full conversion of the warrants by year-end FY12, our previous fair value estimate of S$2.15 is now reduced to S$1.90 in anticipation of the 13% increase in shares outstanding. Maintain BUY.

Frasers Commercial Trust - Gravitating towards an exciting year! (DBSVickers)

BUY S$0.83 STI : 2,825.10
Price Target : 12-Month S$ 1.05
Reason for Report : Post NDR update
Potential Catalyst: Lower financing cost,positive rental renewals, asset repositioning and acquistions
DBSV vs Consensus: Slightly higher rental outlook

• Steady portfolio performance with enhancements/repositioning and capital management to boost DPU
• Resilient earnings tied by long/master leases
• Attractive valuations; maintain BUY, S$1.05 TP

Multi-pronged growth strategies to drive DPU. In a recent NDR with FCOT, investors view management’s efforts to reshape its portfolio and strengthen its balance sheet as proactive steps to steer the reit in the right direction. Performance portfolio has improved remarkably compared to the last crisis with occupancy standing at a high of 98% and signing rents moving up nicely. Meanwhile, its balance sheet has improved with gearing at 37% and the imminent refinancing that is likely to lower all-in interest cost by 50-100 bps. The recent approval for an outline planning permission (OPP) to redevelop KeyPoint as well as possible asset enhancement plans at China Square Central (CSC) upon expiry of the master lease in Mar 2012 should further help to optimize portfolio yield.

Stable earnings supported by “sticky” tenant base and long leases. Excluding CSC’s master lease (expiring in Mar 2012), almost half of its revenue is tied to master/long leases of up to 25 years. This would ensure resilient and stable earnings, while allowing the trust to enjoy positive rental reversion. At the same time, we note that rents for its SG portfolio are competitive, hence it is able to cater to a “niche market” ie cost conscious small-to mid-size companies or relocating tenants from soon-to be demolished older buildings. In addition, our scenario study shows that FY12/13F DPU will only fall by a marginal 2-5% should reversion rents fall by 5-10% or to 2009 levels for its SG portfolio, hence minimizing downside risk should there be an economic slowdown.

Attractive valuations at 7.4-7.8% yield. At 0.61x P/BV NAV, FCOT’s implied property yield is significantly higher than the current book cap rates. Therefore, we see potential for the gap to narrow as the group executes its multi-pronged strategies. FY11/12F yields of 7.4-7.8% are also much higher than its peers at 5.6%-6.6%. Maintain BUY at an unchanged DCF-backed TP of S$1.05.

ECS Holdings Ltd - Higher risk profile; but focusing on addressing key issues (OCBC)

Maintain BUY
Current Price: S$0.55
Fair Value: S$1.04

Focusing on working capital improvement. We believe that ECS Holdings' (ECS) key focus would be to manage its working capital over the next two quarters, which could mean softer top-line growth. Recall that its net gearing ratio had jumped up to 86.5% in 2Q11, beyond management's target of maintaining it below the 70% mark. This is further exacerbated by an increase in the group's cost of debt due largely to higher borrowing rates in China. Nevertheless, management recently updated us that the working capital situation of the group has since improved.

Impact of HP's decision to possibly spinoff or sell its PSG business… Regarding HP's decision to spin-off or sell its Personal Systems Group (PSG) business, ECS opines that the impact of a spin-off (most likely outcome) is likely to be mitigated as it is expected to continue to act as a regional distributor for PSG. This business contributed ~18% of ECS's total purchases (contribution has been declining) and ~8% of its total net profit.

…likely to be limited. Assuming ECS loses the entire 8% contribution in its FY12F net profit in a worst case scenario, which we believe is unlikely, we estimate that our fair value would only decline by 4.4% (would not change our recommendation). Moreover, even prior to HP's announcement, we had expected contribution of HP's PSG business to form a smaller proportion of ECS's top-line and bottom-line moving forward. This is due to continual efforts by management to broaden its vendor and product base as a means of diversifying its business. We understand that ECS is seeking to negotiate for more regional distributorship agreements with leading vendors such as Asustek, on top of existing regional partnerships with leading vendors such as Apple and Dell. We believe that these negotiations would be aided by ECS's extensive network coverage in its addressable markets.

Higher risk profile; but still warrants a BUY. While the risk profile of the group has increased over the past couple of months, in our opinion, we expect management to focus on addressing these key issues. For now we maintain our estimates and BUY rating with an unchanged fair value estimate of S$1.04 (based on 7x blended FY11/FY12F core EPS). ECS is trading at 3.3x FY12F PER, below its average forward PER of 3.5x during the 2008-2009 global recession. As such, we believe that the market has already priced in the uncertainties concerning both the group and macro economy. Risks to our target price include a sharper-than-expected slowdown in consumer spending on electronics products and corporate spending on IT upgrading.

Jump in net gearing ratio. ECS's net gearing ratio increased from 65.8% in 1Q11 to 86.5% in 2Q11, beyond management's target to maintain it below the 70% mark. This was due to higher working capital requirements and increased bank borrowings to fund its aggressive expansion plans. Looking ahead, we opine that there is increasing financial risk on the group given that its cost of borrowing has also spiked up due largely to higher interest rates in China. Moreover, we believe it is unlikely for ECS to use equity financing at this stage given the recent sell-down in its share price (ECS had just announced its intention to withdraw its TDR application in Aug 2011). Hence we are positive on management's priority to focus on its working capital management in the immediate term to ease its financial strain, although this could mean softer sales growth.

Futrure expansion plans. China remains a key geographical market for ECS. The group is seeking further penetration into lower-tier cities in China. Four offices have been set up in 1H11, with another three slated to be opened in 2H11. There are also plans for 13 new offices in FY12, but this is subjected to review depending on how well it manages to control its working capital in the next couple of quarters. India and Vietnam also remain as viable new target markets although this is unlikely to happen in the near future despite the potential of these geographies, in our opinion. Although the group has carried out extensive research on these areas, we believe it will manage its expansion plans less aggressively moving forward to focus on improving its working capital before embarking on penetration into new territories.

Popular Holdings reports 1QFY12 results (DMG)

The news: Book retailer cum boutique property developer Popular Holdings reported a net profit of S$10.2m for 1Q FY12, up 25% y-o-y, boosted by higher earnings from the publishing and property divisions. On a segmental level, turnover for the retail and distribution division rose $0.9m to $101.8m while PBT declined $1.6m, from $4.6m in 1QFY11 to $3m in 1QFY12, mainly due to start-up costs incurred on the opening of 6 new stores and higher operating expenses. With a net addition of four outlets, Popular ended the quarter with a total of 143 retail outlets spread across Singapore, Malaysia and Hong Kong. The publishing division posted a 7% improvement in pretax profit to $6.2m with turnover flat at $23.8m. Property division contributed pretax profits of $3m from the sale of additional units at 18 Shelford while construction of 8 Raja is in progress and expected to obtain tOP by end 2013.

Our thoughts: Popular’s balance sheet is rock-solid with net cash of $105m, or 12.5
cents/share, representing 80% of its market cap of $132m. This is the result of: 1) a highly cashgenerative book retailing and publishing business that is the market leader in the pre-school textbook space in Singapore and Malaysia; 2) Two rounds of rights issues in recent years that further boosted its cash position; 3) Profit contribution from its property ventures. Cash should continue to pile up given the steady sale progress at 18 Shelford and impending completion of 8 Raja project, which should be well-received being located in the popular Balestier enclave, near CDL’s The Arte. Yet the stock continues to trade at a steep discount of 33% discount to NAV, even before factoring in potential profit contribution from 8 Raja. We believe the discount is due to the group’s venture into the property development business, which it has designated as a new core business. In today’s market, ‘pure-plays’ are in vogue and given Popular’s lack of track record in the property development business as a listed entity, it is not surprising that the market has accorded a discount to the stock for its business diversification. An alternative way of managing its surplus capital, via a more generous dividend payout policy, could perhaps do more wonders for the stock. We do not have a rating for the company.

Hongguo seeks $252m in HK IPO (DMG)

The news: Hongguo International Holdings, a Chinese retailer of women's shoes, aims to raise
as much as HK$1.62 billion (S$252 million) in an initial public offering (IPO) on the Hong Kong stock exchange this month to fund expansion plans.

The company, which delisted its stock from the Singapore Exchange last year, will offer 500
million shares in a range of HK$2.30 to HK$3.24 each, it said in a statement. The Nanjing,
China-based company will use 40 per cent of the IPO proceeds to expand its retail network, 25 per cent to add production and 20 per cent to buy more women's footwear brands.

Hongguo's stores included 1,015 proprietary outlets and 344 third-party outlets in China as of March 31, according to the company's pre-listing document filed to the Hong Kong stock
exchange. Net profit more than doubled to 169.9 million yuan (S$32.2 million) last year from a year earlier. Hongguo currently owns four women's footwear brands, including C.banner, and
operates one licensed brand.

Our thoughts: We understand that Hongguo was delisted from SGX on 6 May 2010 at S$0.439 per share, pricing it at around S$174m. FY09A net profit then was RMB80m and has since more than doubled to RMB170m. At HK$2.30 to HK$ 3.24, its HK IPO valuation would be between HK$4.6b and HK6.5b (or S$720m and S$1,013m), at 22x and 31x historical P/E. We do not have a rating for the company.

More foreign firms plan to invest in BioXCell @ Nusajaya

JOHOR BARU: Malaysian Biotechnology Corp (BiotechCorp) says five more foreign biotechnology companies are planning to invest millions of ringgit at BioXCell @ Nusajaya.

Chief executive officer Datuk Dr Mohd Nazlee Kamal said the investments in the custom-built technology park in Iskandar Malaysia would be realised within the next few years.

He said the five biotechnology companies coming to Nusajaya were from India, France, South Korea and the United States.

Datuk Dr Mohd Nazlee Kaal

“The development of facilities at BioXCell and the investments from companies in the biotech park will add up to RM10bil,'' Dr Mohd Nazlee said on Saturday.

BioXCell, a biotech park on 32.37ha in the Southern Industrial and Logistics Clusters (SiLC), is being developed by Malaysian BioXCell Sdn Bhd.

UEM Land Holdings Bhd holds 40% equity in Malaysian BioXCell with the remaining 60% held by Biotech Corp the former is the developer of the 526.10ha SiLC in Nusajaya, which is being developed as a clean and green industrial park in Iskandar.

Dr Mohd Nazlee said this at the project commencement for the first high-end biopharmaceutical manufacturing and research and development (R&D) facility by India's Biocon Ltd in BioXCell.

Johor Mentri Besar Datuk Abdul Ghani Othman unveiled a plaque to commemorate Biocon's RM500mil facility. Also present was Biocon chairman and managing director Kiran Mazumdar-Shaw.

Dr Mohd Nazlee said the development of the biotechnology park was progressing well and with Biocon's investment, more biotech companies, especially from India, were likely to follow suit.

He said BioXCell would create more job opportunities for locals.

“We are targeting to create about 300,000 jobs in the country's biotechnology industry by the end of 2012. As of to date, we have created 14,000 knowledge-based workers,'' he said.

Meanwhile, Kiran said apart from Malaysia, other countries including Singapore, Thailand, South Korea and United Arab Emirates were also keen to attract investments from Biocon.

She said the company preferred to invest in Malaysia due to the country's cost competitiveness.

“The Johor plant will be operational by 2014, catering for the global requirements of our range of Biosimilar insulin and insulin analogs for diabetes treatment being commercialised by Pfizer Inc,'' she said.

Kiran said the plant would focus on R&D and the production of other biopharmaceuticals products at a later stage.

Bangalore-based Biocon was established in 1978 and is the biggest biotech firm in Asia. It has evolved from an enzyme company to a fully integrated biopharmaceutical enterprise, focusing on healthcare.

Sunday, 11 September 2011

投资策略:房东最怕租户死赖不走

租户不给租金或触犯违约条例,或糟蹋房屋,却又死赖不走,让房东无奈哀叹。

租户拒付租金,又赖着不走,怎么办?似乎没有人可以协助房东,事实上,这的确是一个非常难以解决的问题。

法律上赋予房东解约的权力,合约更维护房东行使终止租约的权力,虽然这一切看起来对房东绝对有利,但租户拒绝接受搬迁的通知,死赖不走的问题却时常烦扰着咱们的一品房东,成为房东的第一烦恼、最大疑惑。

一些租户甚至在租约届满时拒绝签署新合约续约,也不搬出,而房东也得过且过,因此铸成大错。

租屋史上最悲惨黑暗的一天就是租户不给租金,或犯上违约条例,或糟蹋房屋,却又死赖不走。

在一些西方国度里,根据白纸黑字的合约所采取的法律行动,可以相当顺利的将这个无赖撵走,但在执法效力有待商榷并在发展中的马来西亚,房东要应付这类“违法”事件,则需运
用智慧和“人情世故”来解决。

勿随意破坏彼此关系

不少产业顾问著书建议用粗暴手段解决,或交给债务催收公司代劳,这样看似高明,实质愚蠢的方式,我不敢领教,更不会建议给我们的一品房东。

话说回头,这样的建议也证明这个连专家也无法解决的问题的确让我们的房东头痛。

笔者建议房东若发现租户一个月没缴租,必须关心的以书面或电话礼貌询问,了解实际情况,或许是租户忘了,还是租金失落了,抑或租户遇到了一个短暂的问题。

若可以解决的话,则不会因不必要的粗鲁态度而破坏彼此关系与形象。

但若第二个月还是拖欠,或租户不回覆也不接电话,房东就必须登门造访,万一发现租户有问题难以解决,或房屋遭受破坏或非法使用(必要时要报警备案),房东可以开始展开驱逐
行动。

即使要损失一些也好过迎接更大的灾难,因为让你的租户继续留下来会对你或你的宝贝房屋造成更大的伤害,使问题加剧。

申请逐客令繁杂冗长

最惨的就是租户还是死赖不走,怎么办?

房东可要用最快的速度发出律师信驱逐,而最后只好向法庭申请逐客令,并索取赔偿,但切记法庭程序繁杂冗长,消耗时间金钱,非到必要时候千万别碰。

此外,房东可在合约加入逾期搬迁应负责的赔偿与利息,让租户了解赖着不走,必须付出更大的代价。

另外,租户不愿依续约选择权更新合约但又继续租下去,或约满之后还是不愿搬离,房东又应该如何应对呢?

房东可别得过且过,让他继续住下去,若他有续约权,房东应该在约满前的两个月准备好新合约让租户签署,若不签署则必须在约满是即刻下逐客令,若约满又不愿搬出,则房东只好
报警或选择采取法律行动,并确保租户了解拖延搬迁所造成的损失都由他负责。

订制“完美”租约防范

而事实上,真正能避免以上的问题,或抑制租户衍生问题,或在事件发生时能获取公平的赔偿,就只得靠一份“完美”的租约订制。

然而,最基本的“防范”方法还是如笔者前数篇所建议的:谨慎选择与审查租户的背景与经济条件。

正常手续耗时费力

这虽不能让我们的一品房东赚上一万,则可弹开万一,作一个真正的快乐富房东。

虽然法律赋予房东中止或解除租约的权力,但是实行起来却有相当的困难;租户一般上都不太愿意搬出,若房东要按照正常手续“驱逐”恶租户却得面对繁文缛节,耗时费力。

如何解决这项房东“第一烦恼”是众房东心中最大疑惑,也是房东求助于专家、报章最主要的问题,但在我们的国度还是没有一个最妥善的解决方案。

展开驱逐行动前,房东必须准备充分资料和证据把驱逐行动合法化。

如果是租户拖欠租金,房东必须寄出挂号信或亲自递交催收或警告信给租户,若是其他毁约行为,房东则须发出警告信。

如果租户做出违法或破坏行为则必须报警备案,在这基本的通知工作完成后,房东则可发出律师信催收租金或要求赔偿。

如果租户罔顾有关要求,并在限期内没有提出合理的解决方案,房东可以发出驱逐信,规定租户在限定日期内迁出,万一租户还是死赖不走,房东已经有足够条件来采取法律的行动。


http://www.nanyang.com.my/node/382051?tid=691