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Mapletree Industrial Trust - Phillip Securities 2016-11-29: Price weakness presents attractive valuation

Mapletree Industrial Trust - Phillip Securities 2016-11-29: Price weakness presents attractive valuation MAPLETREE INDUSTRIAL TRUST ME8U.SI

Mapletree Industrial Trust - Price weakness presents attractive valuation

  • Price has corrected c.6% post-Trump victory.
  • Pricing-in of rate hike expectations, but valuations are attractive.
  • Debt management profile is top in class.
  • Near-term visibility of DPU growth from completion of BTS project.
  • Accumulate on price weakness.


Upgrade to "Accumulate" rating with unchanged DDM valuation of S$1.74 

  • The price for Mapletree Industrial Trust (MINT) had corrected some 6% since 8 November, following a Trump victory and on higher expectations of a rate hike by the end of this year.
  • There is near-term visibility for DPU growth, coming from the completion of the HewlettPackard build-to-suit (BTS) project, which is fully committed. Low gearing of 29.0% affords the firepower to make acquisitions with a debt headroom of $633mn based on 40% gearing, by our estimates.


Valuation is attractively low, notwithstanding a rate hike 

  • We had indicated on Page 16 of our initiation report (11 April 2016) that "MINT has historically never traded at a discount to its book value. The lowest P/NAV multiple it has ever traded to was 1.08x." We now derive a price floor at $1.48, based on historical low 1.08x multiple and current NAV of $1.37. We expect any further downside to be limited.
  • Current relative valuation of 1.16x P/NAV, which is above 1 standard deviation below the historical average is attractive.


Higher expectations of rate hike, but MINT's debt management profile is top in class 

  • MINT has 2.8% of debt maturing in 2H FY17 and 17.4% in FY18. We refer to Page 7 of our recent report on the Industrial sub-sector (11 November 2016), which shows that as at end of September 2016, MINT has the lowest gearing, second-highest weighted average debt maturity and second-highest interest coverage ratio among the Industrial S-REITs.


FY18 lease expiry is a concern, but tenant retention has a good track record 

  • Portfolio weighted average lease expiry (WALE) stood at 2.8 years, as at end of September 2016. 6.8% of leases by gross rental income (GRI) will be expiring in 2H FY17. We currently view this as manageable against the backdrop of a challenging environment. However, FY18's 32.8% of leases by GRI expiring is a concern, as the current oversupply condition could persist until then. 
  • Of the leases expiring in FY18, about half of it comes from the Flatted Factories segment. The silver lining in all of this is that MINT has a track record of tenant retention that is higher than 60%, both at the portfolio level and for the Flatted Factories segment.


Peer relative valuation 

  • MINT is trading above the sector average P/NAV multiple and lower than the peer average 12M-trailing yield.




Richard Leow cFTE Phillip Securities | http://www.poems.com.sg/ 2016-11-29
Phillip Securities SGX Stock Analyst Report ACCUMULATE Upgrade NEUTRAL 1.740 Same 1.740






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