Malaysian REITs

Malaysian REITs are:

• KPJ Reit
• Boustead Reit
• Amfirst Reit
• Axis Reit
• Hektar Reit
• Starhill Reit

and

• AHP
• AHP2,
• ARREIT,
• ATRIUM REIT
• QCAPITA REIT
• TWRREIT
• UOAREIT

Financial Year 2008
KPJ Reit
EPS: 7.4c
DPS: 7.7c
NAB/Share: 1.03
D/E Ratio: 0.53
Rental Income to Property Assets: 0.07
Nett Rental Margin: 94.52%
ROE 9.93%

DY range: 9.8% - 7.8%
Price range: 0.83 - 0.93
PE ratio range: 10.5 - 13.2

Financial Year 2008
Boustead Reit
EPS: 11.0
DPS: 10.9c
NAB/Share: 1.26
D/E Ratio: 0.14
Rental Income to Property Assets: 0.08
Nett Rental Margin: 97.77%
ROE 27.13%

DY range: 11.0% - 6.8%
Price range: 0.99 - 1.60
PE ratio range: 9.0 - 14.6

Financial Year 2008
AMFIRST Reit
EPS: 7.3c
DPS: 8.0c
NAB/Share: 1.03
D/E Ratio: 0.89
Rental Income to Property Assets: 0.07
Nett Rental Margin: 70.25%%
ROE 7.07%

DY range: 10.8% - 8.4%
Price range: 0.74 - 0.95
PE ratio range: 10.1 - 13

Financial Year 2008
AXIS Reit
EPS: 15.2c P
DPS: 14.9c
NAB/Share: 1.75
D/E Ratio: 0.07
Rental Income to Property Assets: 0.09
Nett Rental Margin: 84.41%
ROE 14.17%

DY range: 15% - 7.5%
Price range: 1.00 - 2.00
PE ratio range: 6.5 - 13.3

Financial Year 2008
HEXTAR Reit
EPS: 11.3c
DPS: 10.7c
NAB/Share: 1.26
D/E Ratio: 0.75
Rental Income to Property Assets: 0.12
Nett Rental Margin: 62.69%
ROE 15.01%

DY range: 14.7% - 7%
Price range: 0.73 - 1.54
PE ratio range: 6.4 - 13.4

Financial Year 2008
STARHILL Reit
EPS: 6.9c
DPS: 6.9c
NAB/Share: 0.97
D/E Ratio: 0.16
Rental Income to Property Assets: 0.08
Nett Rental Margin: 83.73%
ROE 7.09%

DY range: 9.8% - 7.5%
Price range: 0.70 - 0.93
PE ratio range: 10.2 - 13.4

Also read:
REITs - Selecting REITs

REITs - Selecting REITs

Choosing a good REIT is like choosing any other value investment.

Assets = Real Estate
Debt = Debt
Returns = Rents + other payments received on the portfolio.

An investor must analyze and compare a REIT's:

• management quality,
• real and anticipated returns,
• yields, growth,
• reserves, and
• asset values.

Many of the techniques for common stock can be put to work here.

PE and price to FFO (funds from operations) ratios are examined as they would be for other businesses.

• Compare the PE and price to FFO for the different REITs.
• Relate these PE and price to FFO to their growth rates.

Also important is the price to book, or P/B ratio.

• A REIT trading below its per-share book value is essentially trading at a discount.

Remember also that REITs are not immune to :

• asset quality problems,
• bad management and management decisions,
• declining markets, or
• poor expense management.

Do the due diligence.

Malaysian REITs are:

• KPJ Reit
• Boustead Reit
• Amfirst Reit
• Axis Reit
• Hektar Reit
• Starhill Reit

and

• AHP
• AHP2
• ARREIT
• ATRIUM REIT
• QCAPITA REIT
• TWRREIT
• UOAREIT

REITs - Property Portfolio

REIT investors should check out the property portfolio. This isn't easy, but it's easier than it used to be with online resources, usually provided by the REIT company itself.

Because real estate is not traded regularly, the ability to ascertain values is limited to:

• appraisals,
• replacement values, and,
• for income-producing properties, discounted cash flow analysis.

Appraisals are difficult to find.

Looking at the properties, and their locations, and assessing commonly reported local real estate price trends, occupancy rates, and economic trends, and whether the book value of a property is sustainable, is probably best.

If the REIT you choose is diversified with a number of different types of properties in different geographic regions, you will experience less volatility if an industry or locale experiences hard times.

If you are more concentrated, be sure that the type of property or the geographic area continues to be economically viable into the foreseeable future.

Occupancy rates for past and current years are available for most major and some smaller cities in the US from commercial real estate Web sites, and you may even wish to contact a local real estate professional.

REIT appraisal is difficult, but there is another way: REIT mutual and closed-ended funds, and there are even a few REIT ETFs. Many mutual fund families have funds built around REIT investments. REIT mutual funds are an easy way to get exposure to REITs without spending volumes of time researching the valuations of underlying holdings, vacancy rates, economic vibrancy, and so on. One way to find these funds is to enter "REIT mutual fund" in your search engine.

REITs - Debts and Leverage

Good REIT managers will typically hold debt levels to 35% or less of the total capitalization of the trust.

Some managers have long tenure and have weathered many storms.

The lower the level of debt, the more conservative management tends to be.

Also, look for managers investing their own funds in the REIT.

REITs - what and why

REITS are technically investment trusts that works like closed-ended funds holding real estate instead of stocks or bonds.

REITS pool investor money to allow average individual investors to invest in a portfolio of

• commercial,
• residential, or
• specialized real estate properties.

By buying shares in a REIT, you take proportional ownership in the real estate ventures that the trust owns. And these ventures range beyond traditional properties to health care and retirement facilities; ports and warehouses; even car dealerships, penitentiaries, and high-end hotels.

Certain REIT characteristics make them attractive to the value investor.

• Like closed-ended funds, REITS trade on the exchanges, often at a discount to NAV.
• It is possible to focus on certain types of real estate or certain regions of the country.
• And, typically, they pay healthy yields, often in excess of 5%, while providing some downside protection.

In the US, there are about 190 publicly traded REITs with some $400 billion of assets.

• REITs performed very well during the 2000-2002 market correction, and continued to perform well as real estate prices boomed in the middle of the decade, with a gain of 35% as a group in 2006.
• But as the real estate market soured in 2007, REITs and particularly those in the mortgage business or with highly leveraged portfolios, tended to suffer.

Investors like REITs for:

• their yield,
• their ownership with hard physical assets,
• their stability, and
• for their long-term performance, estimated at over 13% annually during 1975-2005, which is better than most stock investments.

Many investors pick REITs for their negative correlation with stocks - when stocks are doing poorly, REITs are doing well or are holding their own.

Value Investing: Provide a Margin of Safety

The idea of buying a company at a bargain price to achieve a margin of safety, provides a buffer if business events don't turn out exactly as predicted (and they won't).

The value investing style calls for building in margins of safety by buying at a reasonable price.

The style also suggests finding margins of safety within the business itself, for instance:

• so called "moats" or competitive advantages that differentiate the business from its competitors
• a large cash hoard, or,
• the absence of debt.

These offer a financial margin of safety.

Value Investing: Focus on Intangibles

Today's value investors are as intently focussed on business intangibles, like brand and customer loyalty, as on the "hard" financials.

It is all about looking at what's behind the numbers, and moreover, what will create tangible value in the future.

So a look at the market or markets in which the company operates is important.

Therefore, it is so important to look at:

• products,
• market position,
• brand,
• public perception,
• customers and customer perception,
• supply chain,
• leadership,
• opinions, and
• a host of others factor.

Value investing: It's not about diversification

Is diversification the key to investing success?

Diversification provides safety in numbers and avoids the eggs-in-one-basket syndrome, so it protects the value of a portfolio.

But the masters of value investing have shown that diversification only serves to dilute returns.

If you are doing the value investing thing right, you are picking the right companies at the right prices, so there's no need to provide this extra insurance.

In fact, over-diversification only serves to dilute returns.

That said, perhaps diversification isn't a bad idea until you prove yourself a good value investor.

The point is that, somewhat counter to the conservative image, diversification per se is not a value investing technique.

Value investing: No magic formulas

Some people look for a magic formula in investing that guarantees success.

Value investing isn't quite that simple.

There are so many elements and nuances that go into a company's business that you can't know them all, let alone figure out how to weigh them in your model.

So rather than a recipe for success, you will instead have a list of ingredients that should be in every dish. But the art of cooking it up into a suitable vlue invstment is up to you.

Like all othe investing approaches, value investing is both art and science. It is more scientific and methodical than some approaches, but it is by no means completely formulaic.

Value Investing: A Quest for Consistency

Value investors have varying approaches to risk, some willing to accept greater risk for greater rewards.

However, almost all value investors like a degree of consistency in

• returns,
• profitability,
• growth,
• asset value,
• management effectiveness,
• customer base,
• supply chain, and
• most other aspects of the business.

It's the same consistency you would strive for if you bought that espresso cart or hardware store yourself.

Before agreeing to buy that hardware store, you'd probably want to know that the customer base is stable and that income flows are steady or at least predictable. If that's not the case, you would need to have a certain amount of additional capital to absorb the variations. Perhaps, you would need more for more advertising or promotion to bolster the customer base.

In short, there would be an uncetainty in the business, which, from the owner's point of view, translates to risk.

• The presence of risk requires additional capital and causes greater doubt about the success of the investment for you or any other investors in the business.
• As a result, the potential return required to accept this risk, and make you, the investor, look the other way is greater.

The value investor looks for consistency in an attempt to minimise risk and provide a margin of safety for his or her investment.

This is not to say the value investor won't invest in a risky enterprise; it's just to say that the price paid for earnings potential must correctly reflect the risk.

Consistency need not be absolute, but predictable performance is important.

Value Investing: Always do due diligence

This cannot be repeated enough.

The value investor must do the numbers and work to understand the company's value.

Although there are information sources and services that do some of the number crunching, you are not relieved of the duty of looking at, interpreting, and understanding the results.

Diligent value investors review the facts and don't act until they're confident in their understanding of the company, its value, and the relation between value and price.

With great discipline, the value investor does the work, applies sound judgement, and patiently waits for the right price. That is what separates the masters like Buffett from the rest.

Investing is no more than the allocation of capital for use by an enterprise with the idea of achieving a suitable return. He who allocates capital best wins!

Value Investing is a style of investing

Value investing is a style of investing. It is an approach to investing.

As an investor, you will adopt some of the principles of this style of investing, but not all of them.

You will develop a style and system that works for you.

Since blogging, this journey has been an interesting and rewarding discovery.

A blended approach for the Value Investor

If you decide to take up the value investing approach, know that it doesn't have to be an all-or-nothing commitment.

The value investing approach should serve you well if you use it for, say 80% or 90% of your stock portfolio. Be diligent, select the stocks, and sock them away for the long term as a portfolio foundation.

But that shouldn't exclude the occasional possibility of trying to enhance portfolio returns by using more aggressive short-term tactics, like buying call options.

• These tactics work faster than traditional value investments, which may require years for the fruits to ripen.
• Of course, this doesn't mean taking unnecessary or silly risks, rather, it means that sometimes investments can perform well based on something other than long-term intrinsic value.
• It doesn't hurt to try to capitalize on that, so long as you understand the risks and are willing to face losses.
• In fact, it is best to think of a short-term trading opportunity as simply a very short-term value investment - a stock, for instance, is very temporarily on sale relative to its true value.

Likewise, it's perfectly okay to put capital away for short-term fixed returns. You don't have to work hard on "due diligence" for all parts of your portfolio at the same time.

• A solid base in bonds, money market funds, or similar investments (safe blue chips with sustainable dividend yield) will produce returns and allow you to focus your energy on the parts of your portfolio you do want to manage more actively.

You don't have to use the value investing approach for ALL your investments. Depending on your goals, it's okay to mix investing styles.

Throughout market history, much has been made of the different approaches to investing. There are:

• fundamental and technical analysis,
• momentum investing,
• trading,
• day trading,
• growth investing,
• income investing,
• speculating,
• story or concept investing
• theme play, and,
• academic treatment of security valuation and portfolio theory (institutional trading).

All styles make money some of the time, but no one style makes money all of the time. Each style suggests a different approach to markets, the valuation of companies, and the valuation of stocks.

Volatility: Use the dips to find value

Market volatility seems to be here to stay.

Markets will rise and fall in 5% or 10% increments in a given month - with no real change in business value to support the change.

Investors must, more than ever, be patient and try to separate real business change from market change.

And they will learn to use the dips to find value.

REITS and Returns

Funds from operations (FFO) is an important measure of a REIT's operating performance.

FFO includes all income after operating expenses, but before depreciation and amortization.

Growth in FFO typically comes from:

• higher revenues,
• lower costs, and,
• management's effective recognition of new business opportunities.

REITs with a growing FFO are generally more desirable, because this is a demonstration of an ability

• to raise rents and
• keep occupancy stable.

Beware of dividends that are being paid out of profit from the sale of property or from cash reserves; these payments may not be sustainable.

The National Association of REal Estate Trusts (NAREIT at www.nareit.com ) defines FFO as net income (excluding gains or losses from sales of property or debt restructuring) with the depreciation of real estate added back.

• Most commercial real estate holds its value longer and more fully than other tangible equipment that a business may possess, such as tools or vehicles.
• The depreciation that the accounting process records each year is often overstated.

Current accounting processes may call for depreciation of a building (according to a certain formula) even though the real value of the building may have increased due to outside forces like

• increased demand or
• low supply of vacancies

in the area where the building is located. For this reason, adding back the depreciation is a clearer way to measure the operating profits of one REIT against another.

FFO is more like the cash flow measures used to evaluate other businesses, and in most cases more completely demonstrates annual performance.

How Value Investors Use Investment Products

To be honest, if you are an experienced investor with time on your hands and all the right information and tools at your fingertips, you may not need investment products. But if you're starting out, don't have time, or need to build out a portfolio, they may make sense.

Investment products have investor benefits and investing benefits.

• Selecting stocks can be a daunting chore for busy people.
• Although you may be a skilled and knowledgeable investor, you may not have the time or inclination to be actively involved in tracking detailed financial information and selecting stocks.

One popular strategy for getting started in value investing is to use all the tools and skills, that you pick up on this, to start picking stocks on a small scale.

• A few funds, like a core value-oriented fund or ETF, can put the remaining bulk of your investment dollars to work.
• Practice makes perfect. As you gain confidence with your stock selection skills, you can move more dollars into individual equities and allocate fewer dollars to funds.

Funds and investment products can also be a great tool to round out a stock portfolio.

• You may not feel comfortable choosing foreign stocks, small company stocks, or stocks in some other specialty area.
• You can get exposure to these areas while getting the help of professional money mangers.

Funds, and their choices, can also light the way to individual stock selections.

• Although some are reluctant to provide up-to-the-minute lists and selected stocks (they are required to twice a year), their investment lists, and top investments in particular, can initiate your own research into these companies.
• Most interesting is to follow the funds of value "gurus" like Bill Nygren and Bill Miller, and of course, Warren Buffett. Imitation is not only flattering, but it can give you good ideas and save a lot of time.

Some investment products are:

• open-ended and closed-ended mutual funds
• REITS, and,
• ETFs.

Whether or not you're a do-it-yourselfer, funds and other investment products have their place.

Investing in REITS

Value investors strive to identify investments trading at valuations below intrinsic value.

The objective is to identify REITS with potential for significant appreciation relative to risk.

Because REITS are generally regarded as hedges or defensive investments, they may be overlooked during bull markets.

Most recently, REITS in healthcare and industrial sectors have done well because they have both a real estate and a business component.

• Prologis, a REIT with worldwide logistics facility interests and a logistics business to go with it, is a good example.

And during weak economic times, REITS are fairly defensive and often hold up well because of the underlying stability of real estate prices and rent returns.

• That isn't to say they're immune, as has certainly been seen with mortgage REITS and some leveraged residential REITS recently.

Kinds of closed-ended funds

There are many types of closed-ended funds.

The Wall Street Journal lists closed-ended funds under 14 different headings.

Most closed-ended funds are in fixed income categories like bonds and municipal bonds.

For value investors, the so-called "specialized equity" and "general equity" funds offer the most interesting opportunities.

Country funds, under the category "world-equity funds," also can be good vehicles to introduce international diversification into a portfolio.

Within closed-ended equity funds, value-oriented funds invest in defined categories like real estate or natural resources.

A few strategy funds, like the Madison Claymore Covered Call Fund, employ covered call option writing strategies to extract income from equity positions, and pay more than 10% in annual returns. These may also be worth a look.


Ref: Value Investing for Dummies
Build wealth through smart, steady investing.

Closed-ended funds: 2 ways to make and 2 ways to lose money

The price of a closed-ended fund is tied to the market value of the underlying securities. But it doesn't match NAV exactly. There is no process to peg the price to the NAV daily.

Instead, the price is set by the market, based on supply and demand for the shares of the fund. In a sense, a closed-ended fund is a set of securities within a security - a basket of fluctuating stocks trading inside a traded stock shell.

Closed-ended funds provide investors with two ways to make and two ways to lose money:

• The underlying value fo the securities portfolio changes.
• The market's assessment of the value of the portfolio changes, which usually creates a discount or premium to portfolio value in the price of closed-ended fund shares.

Closed-ended funds: Why a discount, anyway?

Most closed-ended funds sell at a discount.

A recent sampling showed that more than 2/3rds of equity funds trade at a discount, and more than 90% of international equity funds trade at a discount. Many discounts are modest (5 to 10%), but many are 30% or more.

There is much research and speculation about why discounts happen. The debate isn't nearly as important as understanding a few of the most common reasons.

When selecting a closed-ended fund, investors must determine the reason the fund is trading at a discount and whether the discount is significant enought to be attractive. A discount may be justified by

• uncertainty,
• popularity or perceptions of the fund, and
• the underlying asset base.

All 3 factors can work to cause a fund based on securities in Russia or Turkey, for example, to sell at a discount.

Likewise, during the heyday of the Asian Tigers, many funds based in Asia sold at a premium. The reason? Popularity and the perception of future growth and gains.