News Lembaga Tabung Haji (LTH) has accepted the
offer from UOA Development (UOA) to purchase two office blocks (Tower 6 &
2A) in Horizon (Phase 2) @ Bangsar South City. Both parties are not obliged to complete
the purchase unless both towers’ SPAs are completed simultaneously. After the
due diligence process is completed, Tower 6 will be sold at RM102m (RM700psf)
and we expect a similar pricing as well for Tower 2A as they are identical. The
expected sale completion date is by end-2012.
Comments
The sale price of RM700psf is slightly lower than the earlier
en bloc sale of Horizon (Phase 2) office to DKLS (RM710psf). However, the
slight discount is warranted as the group is selling two towers at one go. We
expect RM20.9m in fair value gains (subject to a 5% RPGT) to be booked in the
P&L.
Positive on the en bloc sale as it helps to lock in substantial
sales, a larger cash pile and an immediate earnings contribution. Taking into
account the year’s other en bloc deals and 1Q12 balance sheet, the net cash
level of 0.03x will improve to 0.17x, this implies a sizeable cash pile of
RM340m, which will be handy for significant landbanking.
UOA will have achieved 3 offices en bloc sales (incl. the
said deal) this year amounting to RM298m. The total sales value to date is
RM0.7b, inclusive of 1Q12 sales of RM444m, against our FY12E sales target of RM0.9b.
This is commendable performance given the lukewarm property sector dynamics,
demonstrating UOA’s ability to set itself apart from the pack.
Outlook Assuming the launch of new
projects (Glenmarie GDV of RM1.0b, Kiara IV GDV of RM0.5b) by 2H12, we are confident
that the group will meet our estimates. UOA owns another three more Horizon
Phase 2 office blocks. It will be interesting to see another en bloc sale done
this year, where the group then would exceed our targeted FY12E sales of
RM0.9b.
Forecast Raising FY12E net profit by
7% to RM308m to reflect fair value gains. Consequently, we have also raised our
FY12E NDPS by 4% to 13.4sen (8.2% yield) on the assumption of some portions of
the gains will be distributed back to shareholders. We may raise our estimates
again pending our upcoming company visit.
Rating Maintain OUTPERFORM
Expect UOA’s projects to buck the bearish trend while the
anticipation of its continuous strong dividend payouts will lend strength to
the stock.
Valuation We have raised our TP to RM1.84
(from RM1.65 previously) based on a narrower discount of 47%* (52% previously)
to our FD SoP RNAV of RM3.46 (please refer overleaf for explanation).
Risks Sector risks including negative policies
Source: Kenanga
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