SGX Market Strategist, Equity & Fixed Income, Singapore Exchange Ltd (SGX)

Geoff Howie

SGX Market Strategist, Equity & Fixed Income

Asia’s leading multi-asset exchange

Singapore Exchange Ltd (SGX)

Singapore Exchange is Asia’s leading and trusted market infrastructure, facilitating the exchange of capital and ideas to create value for people, businesses and economies. As a multi-asset exchange operating equity, fixed income and derivatives markets to the highest regulatory standards, SGX is a vertically integrated business that provides listing, trading, clearing, settlement, depository and data services.

With about 40% of listed companies and over 80% of listed bonds originating outside of Singapore as well as established linkages across the region and in Europe, SGX is Asia’s most international and connected exchange. Offering a full suite of derivatives products across Asian equity indices, commodities and currencies, SGX is the world’s most liquid international market for the benchmark equity indices of China, India, Japan and ASEAN.

As Asia’s pioneering central counterparty, SGX is globally recognised for its risk management and clearing capabilities, and was one of the first globally to adopt the Principles for Financial Market Infrastructure.

Headquartered in AAA-rated Singapore, SGX has over 800 employees including offices in Beijing, Chicago, Hong Kong, London, New York, Mumbai, San Francisco, Shanghai and Tokyo.

Equity Bottom-Up

Manulife US REIT (MUST) / Equity Bottom-Up






Data for office markets in Europe and the United States (US) are indicating potential signs of recovery. European office occupier activity remains robust and rents resilient in Q1 2022, and Q4 2021 recorded the strongest quarterly leasing volume since Q4 2018 driven by pent-up demand (Knight Frank, Savills).

Meanwhile in the US, leasing activity rose 5.4 per cent over Q1 2022, marking the fifth consecutive quarter of improved tenant demand, according to JLL.

There are 6 S-Reits with pure Europe and US office properties: Cromwell European Reit : CWBU 0%, IReit Global : 8U7U 0%, and Elite Commercial Reit : MXNU 0% have pure Europe office assets, while Manulife US Reit : BTOU 0%, Prime US Reit : OXMU 0%, and Keppel Pacific Oak US Reit : CMOU 0% have pure US office assets.

Cromwell European Reit reported 94.8 per cent in overall portfolio occupancy and 4.2 per cent positive rent reversion.

Its office portfolio registered positive rent reversion of 1.6 per cent, from several lease renewals and smaller new leases in Italy, France, and Finland. It noted that the preference in Europe trends towards shorter lease durations and flexible leases, while nascent recovery has been tempered by the Ukraine-Russia war which has reduced appetite for office expansions in Finland and Poland.

IReit Global reported an unchanged portfolio occupancy at 95.7 per cent as at Mar 31, 2022. It expects its portfolio to remain resilient, supported by a blue-chip tenant mix and diversified asset base.

IReit will continue to focus on asset management to maintain occupancy and long-term attractiveness through sustainability initiatives.

Elite Commercial Reit reported a 36.2 per cent year-on-year growth in Q1 2022 distributable income, driven by its maiden portfolio acquisition and tax savings as a UK Reit group. It achieved positive outcome from its major lease re-gearing exercise, removing lease break options from 109 assets (set to occur in March 2023).

It received notice to exercise break options for 8 of remaining 9 Department for Work and Pensions (DWP)-occupied assets and will actively manage these. The Reit’s portfolio remains fully occupied as of Mar 31, 2022.

Manulife US Reit reported 3.9 per cent positive rent reversion and portfolio occupancy of 91.7 per cent in Q1 2022, above US Class A average (83 per cent). It noted that employment in most office-using sectors are above pre-Covid-19 levels, led by professional services, information, and financial activities.

Prime US Reit continued to observe stronger leasing activity for Q1 2022, which more than doubled year on year, and positive rent reversion of 3.4 per cent.

Rent reversions over the last 7 quarters have consistently remained positive. It noted that portfolio rents are below asking rents by 6.0 per cent, reflecting the continued potential for rent reversion.

Parking revenue also increased by over 30 per cent as more return to offices in Q1 2022.

Keppel Pacific Oak US Reit reported 2.4 per cent positive rent reversion for Q1 2022 with zero rent deferment requests. It noted new leading demand and expansions from professional services, finance and insurance, TAMI (technology, advertising, media, information), and medical and healthcare. It noted that tenants appear to have long-term confidence in the office market as more companies expand footprints. 

REIT Watch is a weekly column on The Business Times, read the original version



REIT Watch - Signs of an inflection point for S-Reits with Europe, US office assets

Research from SooChow CSSD Capital Markets (Asia), SCCM Asia Research

SCCM Asia Research

Research from SooChow CSSD Capital Markets (Asia)

Headquartered in Singapore, SooChow CSSD Capital Markets (Asia) is an investment bank focusing on emerging growth companies across Asia, providing a full suite of investment banking services, including corporate finance, mergers and acquisitions advisory, equity capital markets, institutional equities sales and trading and equities research.

SooChow CSSD Capital Markets (Asia)

Thematic (Sector/Industry)

<ul><li><a href="https://www.smartkarma.com/entities/capitaland-investment-ltd-si" target="_blank" data-smartkarma-citation="entities:33774" rel="noopener">CapitaLand Investment (CLI SP)</a> 1Q22 Business Updates – FUM flat QoQ but lodging business picking up the slacks</li><li><a href="https://www.smartkarma.com/entities/sasseur-reit" target="_blank" data-smartkarma-citation="entities:26807" rel="noopener">Sasseur REIT (SASSR SP)</a> 1Q22 DPU +3.6% YoY; Weathering the storm with robust occupancy</li><li><a href="https://www.smartkarma.com/entities/bhg-retail-reit" target="_blank" data-smartkarma-citation="entities:21021" rel="noopener">BHG Retail REIT (BHGREIT SP)</a> 1Q22 Business Updates – Steady and robust occupancy</li></ul>

CapitaLand Investment (CLI SP) 1Q22 Business Updates – FUM flat QoQ but lodging business picking up the slacksSasseur REIT (SASSR SP) 1Q22 DPU +3.6% YoY; Weathering the storm with robust occupancyBHG Retail REIT (BHGREIT SP) 1Q22 Business Updates – Steady and robust occupancy

ASEAN Builder's Scoop (12May22) - CLI Flat FUM but Lodging Picking Up

<figure>
 <img src='https://api2.sgx.com/sites/default/files/2022-04/Capture_7.PNG' alt='Trio of US office SREIT' />
 </figure>
 <div class='content-caption'>Trio of US office SREIT</div>
<!DOCTYPE html PUBLIC "-//W3C//DTD HTML 4.0 Transitional//EN" "http://www.w3.org/TR/REC-html40/loose.dtd">
<html><body>
With up to 75 per cent of employees now able to return to the workplace in Singapore, there has been a noticeable increase in crowds in office areas over the past week. 
This trend is also expected to be similar in the US as companies start to announce plans to bring more employees back to the office. 
According to the Microsoft Annual Work Trend Index Report 2022, 50 per cent of leaders say their company already requires, or plans to require, full-time in-person work in the year ahead. 
Companies such as Apple, JP Morgan, and Twitter are also said to welcome more staff back to office and consider hybrid models.

SGX lists 3 pure-play US office S-Reits - Manulife US Reit, Prime US Reit, and Keppel Pacific Oak US Reit. 
The trio have a combined market capitalisation of S$3.8 billion, average distribution yield of 8.7 per cent and trade at a price-to-book ratio of 0.9 times. 
Manulife US Reit (MUST) has a portfolio of 12 freehold office properties in Arizona, California, Georgia, New Jersey, Oregon, Virginia and Washington DC with a combined asset value of US$2.2 billion as at Dec 31, 2021. 
As at end 2021, MUST recorded a 92.3 per cent occupancy rate against the US Class A average of about 83 per cent, according to JLL's Q4 2021 US Office Outlook. 
Must also noted that 2021 ended on a strong note for the US office segment as transaction volumes increased along with higher leasing activity and strong projections for 12-month rent growth in many markets. 
Over the first few months of 2022, MUST also observed higher numbers, signifying that return-to-office is gathering momentum, alongside H2 2021 portfolio valuations turning positive for the first time since the onset of Covid-19. 
It believes that office space will remain relevant, as firms are signing longer US office leases which averaged 7.1 years in Q1 2021 and lengthened to 7.8 years in Q4 2021 according to JLL. 
Prime US Reit (Prime) has a portfolio of 14 freehold office properties in 13 key US office markets with a total carrying value of US$1.65 billion as at Dec 31, 2021. 
It has a portfolio occupancy rate of 90.3 per cent (at end 2021), which is higher than the average US Class A. 
Prime anticipates an increase in leasing activity as employees cautiously plan for their return to office. 
Its leasing activity in H2 2021 more than doubled that in H1 2021 and rent collections have remained above 99 per cent throughout FY2020 and FY2021. 
Prime attributes its resilience to its industry sector diversification, where no single property contributes more than 11.4 per cent of its cash rental income. 
It continues to have a focus in growth and established STEM (science, technology, engineering and mathematics) and TAMI (technology, advertising, media and information) sectors. 
Keppel Pacific Oak US Reit (KORE) has a portfolio of 15 freehold office buildings and business campuses across 9 key growth markets in the US with a combined asset value of US$1.46 billion. 
KORE has a committed portfolio occupancy of 91.9 per cent. 
Close to 45 per cent of its portfolio by net lettable area comprises tenants from the growing TAMI, medical and healthcare sectors. 
The Reit has observed that the correlation between increasing Covid-19 cases and falling demand for office space has started to diminish. 
KORE quoted the CoStar Office National Report December 2021, where close to 100 million sq ft of office space was leased in Q3 2021, an indicator of stabilisation in the US office market.  REIT Watch is a weekly column on The Business Times,<a href="https://www.businesstimes.com.sg/companies-markets/singapore-office-s-reits-poised-to-benefit-from-positive-rental-momentum-0"> </a><a href="https://www.businesstimes.com.sg/companies-markets/us-office-s-reits-set-for-continued-growth-with-the-return-to-office-0">read </a>the original version.
</body></html>


      
    
    Trio of US office SREIT


With up to 75 per cent of employees now able to return to the workplace in Singapore, there has been a noticeable increase in crowds in office areas over the past week.  
This trend is also expected to be similar in the US as companies start to announce plans to bring more employees back to the office.  
According to the Microsoft Annual Work Trend Index Report 2022, 50 per cent of leaders say their company already requires, or plans to require, full-time in-person work in the year ahead.  
Companies such as Apple, JP Morgan, and Twitter are also said to welcome more staff back to office and consider hybrid models.

SGX lists 3 pure-play US office S-Reits - Manulife US Reit, Prime US Reit, and Keppel Pacific Oak US Reit.  
The trio have a combined market capitalisation of S$3.8 billion, average distribution yield of 8.7 per cent and trade at a price-to-book ratio of 0.9 times.  
Manulife US Reit (MUST) has a portfolio of 12 freehold office properties in Arizona, California, Georgia, New Jersey, Oregon, Virginia and Washington DC with a combined asset value of US$2.2 billion as at Dec 31, 2021.  
As at end 2021, MUST recorded a 92.3 per cent occupancy rate against the US Class A average of about 83 per cent, according to JLL's Q4 2021 US Office Outlook.  
Must also noted that 2021 ended on a strong note for the US office segment as transaction volumes increased along with higher leasing activity and strong projections for 12-month rent growth in many markets.  
Over the first few months of 2022, MUST also observed higher numbers, signifying that return-to-office is gathering momentum, alongside H2 2021 portfolio valuations turning positive for the first time since the onset of Covid-19.  
It believes that office space will remain relevant, as firms are signing longer US office leases which averaged 7.1 years in Q1 2021 and lengthened to 7.8 years in Q4 2021 according to JLL.  
Prime US Reit (Prime) has a portfolio of 14 freehold office properties in 13 key US office markets with a total carrying value of US$1.65 billion as at Dec 31, 2021.  
It has a portfolio occupancy rate of 90.3 per cent (at end 2021), which is higher than the average US Class A.  
Prime anticipates an increase in leasing activity as employees cautiously plan for their return to office.  
Its leasing activity in H2 2021 more than doubled that in H1 2021 and rent collections have remained above 99 per cent throughout FY2020 and FY2021.  
Prime attributes its resilience to its industry sector diversification, where no single property contributes more than 11.4 per cent of its cash rental income.  
It continues to have a focus in growth and established STEM (science, technology, engineering and mathematics) and TAMI (technology, advertising, media and information) sectors.  
Keppel Pacific Oak US Reit (KORE) has a portfolio of 15 freehold office buildings and business campuses across 9 key growth markets in the US with a combined asset value of US$1.46 billion.  
KORE has a committed portfolio occupancy of 91.9 per cent.  
Close to 45 per cent of its portfolio by net lettable area comprises tenants from the growing TAMI, medical and healthcare sectors.  
The Reit has observed that the correlation between increasing Covid-19 cases and falling demand for office space has started to diminish.  
KORE quoted the CoStar Office National Report December 2021, where close to 100 million sq ft of office space was leased in Q3 2021, an indicator of stabilisation in the US office market.   REIT Watch is a weekly column on The Business Times, read the original version.



REIT Watch - US office S-Reits set for continued growth with the return to office

<ul><li><a href="https://www.smartkarma.com/entities/oue-commercial-real-estate-investment-trust" target="_blank" data-smartkarma-citation="entities:912" rel="noopener">OUE Commercial REIT (OUECT SP)</a> 2H21 DPU -4.2% YoY; Weakness in MG and LP offset by office and hotel recovery</li><li><a href="https://www.smartkarma.com/entities/prime-us-reit" target="_blank" data-smartkarma-citation="entities:28144" rel="noopener">Prime US REIT (PRIME SP)</a> 2H21 DPU +0.9% YoY; Strong reversions continue but occupancy remains a struggle</li><li>Frasers Hospitality forays into Cambodia, to launch 3 more properties</li></ul>

OUE Commercial REIT (OUECT SP) 2H21 DPU -4.2% YoY; Weakness in MG and LP offset by office and hotel recoveryPrime US REIT (PRIME SP) 2H21 DPU +0.9% YoY; Strong reversions continue but occupancy remains a struggleFrasers Hospitality forays into Cambodia, to launch 3 more properties

ASEAN Builder's Scoop (17Feb22) - OUECT Persistent Weakness in MG and LP

<ul><li>Prime US REIT (PRIME SP) terminates lease with WeWork; Fully covered until 4Q22  </li><li>Hoi Hup, Sunway (SWB MK) acquire two freehold land parcels for S$815m; Potential GDV of S$2bn</li><li>CanningHill Piers saw robust 77% take-up rate at ~S$3,000psf</li></ul>

Prime US REIT (PRIME SP) terminates lease with WeWork; Fully covered until 4Q22  Hoi Hup, Sunway (SWB MK) acquire two freehold land parcels for S$815m; Potential GDV of S$2bnCanningHill Piers saw robust 77% take-up rate at ~S$3,000psf

ASEAN Builder's Scoop (22Nov21) - PRIME terminates WeWork lease

Price Gauge
52-week Range	0.00 - 0.00
Market Cap (USDm)	0.00
P/E	0.00
Dividend (Yield)	0.00

Prime US REIT (PRIME SP)

REIT Watch - Signs of an inflection point for S-Reits with Europe, US office assets

Data for office markets in Europe and the United States (US) are indicating potential signs of recovery. European office occupier activity...

Singapore Exchange Ltd (SGX)

ASEAN Builder's Scoop (12May22) - CLI Flat FUM but Lodging Picking Up

SASSR weathering the storm; BHGREIT robust occupancy; CERT office remains weak; IREIT active leasing ongoing; PRIME slowing reversions; DHLT steady...

SCCM Asia Research

REIT Watch - US office S-Reits set for continued growth with the return to office

With up to 75 per cent of employees now able to return to the workplace in Singapore, there has been a noticeable increase in...

Singapore Exchange Ltd (SGX)

ASEAN Builder's Scoop (17Feb22) - OUECT Persistent Weakness in MG and LP

OUECT persistent weakness in MG and LP; PRIME strong reversions continue; Condo/HDB rents continued rising in Jan22; ALCO introducing FY23E...

SCCM Asia Research

ASEAN Builder's Scoop (22Nov21) - PRIME terminates WeWork lease

PRIME terminates WeWork lease; SWB/Hoi Hup acquires site for S$815m; CanningHill Piers robust 77% take-up rate; MEG PHP6bn new Bulacan township;...

SCCM Asia Research

Price Gauge

52-week Range

Market Cap (USDm)

P/E

Dividend (Yield)