News Axis
REIT (AXREIT) has proposed 1) the acquisition of 91% of Wisma Academy and a
neighbouring Annex with net yields of 8.5% and 6.7% respectively, for RM85m in
total (market value: RM88m); 2) a proposed placement of 90.8m new units (20% of
its existing unit size); 3) management fees payable for the issuance of up to
2.0m new units and 4) a renewal to issue up to 87.5m new units arising from IDRP.
The acquisitions are inter-conditional and are conditional upon (2). The
expected completion is 4Q12. (Details overleaf).
Comments The
acquisitions are part of our estimated RM300m worth of acquisitions for the
year and will boost the portfolio size by 6% to RM1.5b. Acquisition net yields are
below AXREIT’s portfolio net yield of 9.2%. The new placements of 90.8m units
will increase the unit base by 20% to 544.6m and will be NAV accretive assuming
an illustrative placement price of RM2.64. Inclusive of the properties
bought/proposed this year and placements, we expect the gearing to reduce to 0.19x
from 1Q12’s 0.29x.
We are overall
neutral on the above due to a combination of slight dilutions and a larger
asset base. The acquisitions are not yield accretive, but it only makes up an
annualised 5% of NPI. In addition,the placements will help pare down debt and
hence, the finance cost. Nonetheless, we expect FY12-13E GDPU to be diluted by
1%-8%.
Outlook Upon completing the proposals and with a
gearing of 0.20x, the group can borrow another RM246m, assuming a comfort
gearing level of 0.35x. However,we only expect another RM100m worth of assets
for FY12. AXREIT is also looking to dispose Kayangan Depot and will distribute
disposal gains.
Forecast Raising our FY12-13E net incomes by 4%-10% to RM84.3m-RM96.4m,
implying GDPU of 17.6sen*-17.7sen (6.3%-6.3% yield). (Refer overleaf).
Rating
Downgrading to MARKET PERFORM from
OUTPERFORM
Although we continue
to like AXREIT for its aggressive but yet nimble growth strategies, the recent
share price run-up offers limited total return of 7%. Our TP also implies a
peak valuation of 1.3x FY12E PBV post placement. We will upgrade upon more
accretions arising from new acquisitions.
Valuation Lowering Target Price to RM2.80 (from RM2.82)
on GGM (unchanged 8.2% required return and 2.5% terminal growth) on lower
15.9sen FY12E NDPU.
Risks Office and industrial sector risks. Increasing
yield dilutive acquisitions. Sector de-rating if investors switch to higher
beta developers.
Source: Kenanga
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