Brief Value Investing: Indonesia Property – In Search of the End of the Rainbow? and more

In this briefing:

1. Indonesia Property – In Search of the End of the Rainbow?
2. ACB: Quality at a Reasonable Price
3. Toppan Printing: Money for Nothing (& Your Clicks for Free)
4. Mexican Banks AMLO Effect; Less Bad than Feared?

1. Indonesia Property – In Search of the End of the Rainbow?

The Indonesian property sector has only had a few glittering moments in the sun over the past five years, since the boom times of 2012-2013. The sector continues to trade at near record discounts to NAV despite the back-drop of record-low mortgage rates, rising affordability and high levels of pent-up demand. In this series under Smartkarma Originals, CrossASEAN insight providers AngusMackintosh and Jessica Irene seek to determine whether or not we are close to the end of the rainbow and to a period of outperformance for the sector. Our end conclusions will be based on a series of company visits to the major listed property companies in Indonesia, conversations with local banks, property agents, and other relevant channel checks. 

In this series of Insights we will discuss in depth:

• The drivers to the property sector, including the economic drivers, with a more benign outlook on interest rates, overall supply and demand, correlations to mortgage rates, the currency impact, construction costs, regulation and tax law change over the years and the influx of foreign developers and potential buyers. 
• The profiles of the biggest players in each segment of the property market. We will also map out the details of each company’s location, accessibility, and longevity of their land bank.
• How each development is interconnected and how it benefits from new infrastructure projects, such as the new toll roads or MRT, or LRT projects, and the rise of the T.O.D. (transport orientated development). 
• Each developer’s target segment, whether they are focused on landed township developments, high rise, mixed-use, or industrial developments, and how each segment fared during boom time (2012-2014) or bust (2015-2018).
• How much of each developer’s revenues are coming from recurrent investment property sources such as the office, hotel, or retail properties, and which have the biggest proportion of speculative buyers versus end-users?

Last year saw a pick-up in sales activity for most developers but the question is can this be sustained going forward? With a more benign outlook on interest rates and a less hawkish tack from Bank Indonesia for 2019, the potential for positive regulatory changes to support the property sector, and a potential post-election tailwind from May onwards, there are good reasons to revisit this beaten up sector. 

2. ACB: Quality at a Reasonable Price

Fundamental trends at Asia Commercial Bank/Vietnam (ACB VN) are benign and stand out within Vietnam’s improving banking universe. The bank has delivered on its objectives over the last year and key metrics/signals at 12M18 underline positive fundamental momentum and quality-value attributes, embodied in a high PH Score™.

ACB’s improvements reflect a sound macro backdrop (upgraded sovereign strength) as well as a strategy that is based on higher-margin consumer lending, and to a lesser extent SMEs, balanced by a rising CASA deposit base. More than 50% of the loan book stems from retail accounts, of which a third this relates to mortgages.

The bank targets greater efficiency, a digitalization drive (some 25% of transactions are on-line), and an expanding customer base, including SME payroll accounts.

Vietnam exhibits broad-based, mild-inflationary, growth. Reforms continue in the banking sector, privatisations and reducing red tape. However, economic distortions and capacity constraints remain, as do external and domestic risks and longer-term challenges. The robust economy though provides an opportunity for additional reforms to boost investment, ensure durable growth and resilient balance sheets, and reduce the external surplus.

Regarding banks, SOCBs need to be capitalized with government funds, and private sector and foreign ownership limits raised (lifting a 30% foreign investor limit to banking and aviation is underway). Vietnam needs to develop a macroprudential framework and to enhance data quality on balance sheet exposures to better monitor and manage risks, and to ensure that robust liquidity and crisis management frameworks are in place from a legal and operational perspective in order to mitigate financial sector risks. The broad picture though reflects an improved macro profile combined with progress at banks in writing off legacy problem assets and boosting capitalisation – especially in the case of ACB as well as ABB, ACB, Military Bank, OCB, TPbank, VIB, and Techcombank. However, (outperforming) Sacombank faces a risk from its problem assets while VP is constrained by risk from its consumer finance portfolio. 

3. Toppan Printing: Money for Nothing (& Your Clicks for Free)

TOPPAN PRINTING (7911 JP) is Japan’s current Negative Enterprise Value ‘champion’. Although only growing in the low single digits and with margins to match, comprehensive income margins and returns are significantly higher, as they take Toppan’s significant investment portfolio gains into account. The investment portfolio has grown at a 39.1% compound annual growth rate (CAGR) over the last five years, outperforming Toppan’s core operations (6.4% CAGR) and the overall stock market (7.5% CAGR).

MARKET MYOPIA – Despite the investment portfolio’s ¥411b contribution to Shareholder’s Equity, which has otherwise only increased by ¥98b, the stock market preferred to focus on the stagnating top-line, and the shares have been serial underperformers. Toppan’s market capitalisation has grown by only 2% per annum or just ¥34b since December 2013. From the recent peak in June 2017, Toppan shares have underperformed the market by 27% and, for the last year, have been at their most extreme value relative to TOPIX over the previous thirty years.  During this period, Toppan’s equity holdings rose from 43% of the company’s market capitalisation to close to parity at the recent market peak in September 2018. 

BOTTOMING OUT – With the upcoming boost to sales in the printing business from the change in Japan’s gengō (元号) or era name on the accession of the new Emperor in April, the shares have finally broken out of a one-year period in the Oversold ‘doldrums’.

SELLING STRATEGIC INVESTMENTS – More importantly, the company has become more proactive in managing equity risk. On 23rd January, Toppan sold 10.5m shares in Recruit Holdings (6098 JP) for approximately ¥31.5b, reducing Toppan’s holding in Japan’s leading listing employment services business from 6.57% to 6.05%. Despite the boilerplate language used to describe the company’s strategy towards strategic shareholdings, Toppan has begun to address the portfolio more proactively and in accordance with the spirit of the new guidelines on Corporate Governance in Japan.

BUYBACK POTENTIAL – With this sale, Toppan’s liquid assets will now exceed US$3b or 58% of the current market capitalisation, while the company has committed to capital expenditures totalling only ¥125b over the next five years. Toppan last conducted a modest 0.2% share buyback in 2015-Q2, which was ‘unwound’ by a 0.5% reduction in Treasury Stock in 2017-Q3, which was not accompanied by a share cancellation. With just 8% of shares outstanding held in treasury, there is ample room for further buybacks. 

4. Mexican Banks AMLO Effect; Less Bad than Feared?

• We take a contrarian bullish view on microfinance bank Gentera SAB De CV (GENTERA* MM EQUITY) , despite the AMLO headwinds, and a cautious stance on Grupo Financiero Banorte-O (GFNORTEO MM)
• AMLO push to increase financial inclusion in Mexico, focused on the low income and rural population, may add to bank sector costs at the margin without materially impacting revenues
• Early fears of increased intervention in the bank sector – such as capping fees and commissions – appear to have abated. Interest-free loans for micro-entrepreneurs have hit sentiment on microfinance and consumer finance stocks, especially Gentera SAB De CV (GENTERA* MM EQUITY); we believe, on a medium-term view, these concerns may be overdone
• We would be cautious on the Mexican big cap banks, and especially Grupo Financiero Banorte-O (GFNORTEO MM) ; we see downside risk to consensus estimates from overly-positive GFI acquisition synergies, and potential pressure on local government loan rates over the medium term
• We are neutral on Grupo Financiero Inbursa-O (GFINBURO MM)  and Banco Santander Mexico-B (BSMXB MM) , we like BBVA Bancomer long-dated unsecured bonds as an alternative to Mexican bank equity exposure