In recent 12th Ein55 Charity Course on Global REITs, we have raised fund of $24,000 to help needy families in Singapore. Under the spirit of charity, Dr Tee decides to share 3 Global Giant REITs with opportunities to Buy Low in 3 countries with readers (detailed strategies including Ein55 Optimism levels, Ein55 intrinsic values and Dividend Yield will be shared):
1) Singapore Giant REIT – Keppel DC REIT (SGX: AJBU)
2) Malaysia Giant REIT – Pavilion REIT / PAVREIT (Bursa: 5212)
3) Hong Kong / China Giant REIT – Link REIT (HKEx: 823)
Dr Tee, Ein55 Mentors & Graduates have together organized 12 charity investment courses (REITs in Nov 2015, May 2017, May 2019 and Nov 2021, High Dividend Stocks in Mar 2016, Oct 2017 and Nov 2019, Global Growth Stocks in Apr 2018 and Nov 2020, and Discounted NAV Stocks in Sep 2016, Nov 2018 and May 2021) in the past 6 years, donating net income of around $246,000 to Tzu Chi 慈济 Singapore.
We hope to inspire more Ein55 Graduates to reach out the society, helping others who are in need. More importantly, they have also learned the secrets of making money through investment. When more Ein55 Graduates are successful financially, they could also contribute back to the society to help more people in future.
Singapore and overseas REITs are popular investment for passive income through stable dividend stocks. By law, REITs have to redistribute 90% taxable income (from property rental income) back to shareholders in the form of dividend. Therefore, a retail investor could play the role of landlord of giant property (shopping malls, commercial buildings, hospitals, hotels, etc) with minimal capital (could be less than $1000), saving the hassle to buy/sell property (REIT manager would help), no need to deal with tenants or operations (property manager would help). Singapore REITs are exempted from corporate tax, therefore an Singapore investor could gain extra 1-2% rental or dividend yield compared with overseas REITs.
However, ordinary dividend investors (REIT / non-REIT) collect minimal passive incomes (eg. around 3-10% dividend yield) but long term growth may be limited (eg. Singtel (SGX: Z74) or SPH (SGX: T39)) and there could be high risk of capital loss with junk REIT (eg. Eagle Hospitality Trust (SGX: LIW) which has become bankrupt).
A smarter way of dividend investing is to wait patiently to Buy Low (low Ein55 Optimism during stock crisis) for a portfolio of 10 giant global REITs (or non-REIT dividend stocks) with reasonably strong business, waiting patiently (collecting consistent dividend during winter time of stock) for recovery of REIT with capital growth.
After the fear is fading, besides the minimal dividend yield (typically 3-10%), a smart dividend investor may choose to Sell High (cash out as opportunity fund to wait for next stock crisis to Buy Low again, especially for cyclic stocks including REITs) or hold long term for growth investing (for growth REIT), even possible for lifetime investing (selling one day only when need money or when it is no longer a giant stock based on Dr Tee criteria).
The best time to buy global giant REITs is always during global stock crisis (eg. Year 2020-2021 during pandemic, 2008—2009 during subprime crisis, etc), not only able to maximize the dividend yield (due to lower entry share price), also could have higher potential of capital gains (when market cycle moves from fear in low optimism to greed in high optimism). Global REITS investing is not based on dividend strategy (collect dividends as passive incomes) alone, may be integrated with cyclic investing (Buy Low Sell High), growth investing (Buy Low & Hold), swing trading, momentum trading, defensive investing and other Ein55 strategies.
There are thousands of global REITS (started in US a few decades ago, extending to the world, become popular in Asia). However, not all the global REITs listed are giant stocks. A growing business or consistent dividend payment in the past may not be sustainable during COVID-19 period and a REIT may remain lagging in share prices for many years, could end up as a crisis stock. Fundamental Analysis alone is not sufficient, a low PB or low PE or high dividend yield stock may be a value trap as this may be the result of lower share price with weakening businesses. Therefore, deeper analysis is required with LOFTP (Level, Optimism, Fundamental, Technical, Personal Analysis) Strategies.
Let’s learn these 3 global giant REITs in 3 countries (Singapore, Malaysia, Hong Kong), understanding the business nature, investment clock and unique strategy.
1) Singapore Giant REIT – Keppel DC REIT (SGX: AJBU)
In the internet era with more 5G applications, data usage will be enormous with explosive growth for next decade. So, Keppel DC Reit is positioned nicely to host data storage, collecting consistent growing rental as passive incomes. Keppel DC Reit has nearly 100% business in data center (recently extending to related business such as partnership with M1) while Mapletree Industrial Trust (SGX: ME8U) has about 1/3 businesses in this growing sector. Mapletree Industrial Trust is the largest Data Center REIT in Singapore but share price (near to fair value) currently is not as attractive as Keppel DC Reit, therefore not a focus in this article.
Over the past 5 years, Keppel DC Reit has experienced 3X in share prices from $1 to peak of $3 but the gains is not limited to share price appreciation. Its dividend is doubled every few years, therefore suitable to position as mid-fielder stock to have a balance of both growth (price appreciation) and dividend (passive income).
After reaching 100% Optimism level during peak of pandemic, Keppel DC Reit has experienced slower growth with sector rotation. The prices over the past 1 year has been bearish, declining by about 20%, falling to low optimism <25% currently, creating another rare opportunity for long term investor with dividend yield about 4%. However, due to bearish price trend, it is currently more suitable for contrarian investor who could apply Average Down strategy to minimize the risk of “Buy Low get lower”.
Therefore, similar to many other crisis giant stocks at low Ein55 Optimism level (eg. Top Glove (SGX: BVA / Bursa: 7113), Tencent (HKEX: 700) or Alibaba (HKEX: 9988 / NYSE: BABA)), an investor may need to “Wait” for “crisis” in prices (but strong in business) to Buy Low or entering in several batches, either Average Down or Average Up, eg. wait for next mini rally to Buy slightly Higher (only after uptrend is established for short term, eg when above $2.40-$2.50 resistance for Keppel DC Reit).
Due to defensive business nature of Keppel DC Reit, Ein55 intrinsic value is about $2.80, current price is only about 20% discount (despite low Ein55 Optimism level). It is more suitable for Buy Low and Hold Long Term, collecting 4% dividend yield (potentially doubled every few years). Keppel DC Reit has to grow bigger with more yield accretive acquisitions (eg. recent new REIT in Guangzhou of China) to sustain this high growth with many more global competitors (both demand and supply for data center increase at the same time).
2) Malaysia Giant REIT – Pavilion REIT / PAVREIT (Bursa: 5212)
PAVREIT is a young Malaysia Giant Reit, focusing in retail business. It has high concentration with 80% value in Pavilion KL Mall (second most expensive retail mall after KLCC (Bursa: 5235SS)), therefore business is affected during pandemic with lower property valuation and negative rental reversion.
Over the past 10 years, PAVREIT has doubled its share prices but behaving in a cyclical way, partly due to cyclical retail business and dynamic political economy (changes in regulations) in Malaysia. Its dividend is halved during pandemic, therefore more suitable for cyclic investing (Buy Low Sell High) while holding minimal 3% dividend yield.
After reaching high Optimism level before pandemic, PAVREIT has experienced weaker earnings and cashflow, especially after a few yield dilutive acquisition of smaller malls (eg. Damen Mall). The prices over the past 1 year has been bearish, declining by about 30%, falling to low optimism <25% currently, creating good opportunity for medium term investor with dividend yield about 3%. However, it is more suitable for cyclic investor or trader to apply Buy Low Sell High strategy. Average up strategy (need to overcome $1.45-$1.50 resistance to establish short term bullish trend) may be integrated as dividend yield is lower with weaker business (worst of pandemic likely is over), may not suitable to buy for long term (unlike Keppel DC Reit which is possible to average down with strong business).
Due to medium term cyclical business nature of PAVREIT, Ein55 intrinsic value is about $1.70, current price is only about 20% discount (despite low Ein55 Optimism level). It is more suitable for Buy Low Sell High in medium term (a few years), collecting 3% dividend yield while waiting for pandemic recovery in Malaysia for additional capital gains. Political instability and weak economy in Malaysia are potential threats for Bursa stocks, including but not limited to PAVREIT.
3) Hong Kong / China Giant REIT – Link REIT (HKEx: 823)
Link REIT is the largest REIT in Hong Kong and Asia, about 2 times bigger than CICT (SGX: C38U) which is the largest Singapore REIT). It is also the 3rd largest retail REIT in the world, after Simon Property (NYSE: SPG) and Realty Income (NYSE: O) of US REITs. Link REIT has 80% value in Hong Kong (retail malls and carparks), 20% overseas.
Over the past 10+ years, Link REIT has grown its share prices by 10 times to peak of about $99 before pandemic with support of high growth businesses mainly in Hong Kong. Its dividend is stable during pandemic but high growth is slower (eg. rental reversion is reduced from 20+% in the past to 10+% in recent years), therefore still suitable for growth investing (Buy Low & Hold) while holding 4% dividend yield (would increase over the years with more expansion beyond Hong Kong, especially in mainland China).
After reaching high Optimism level before pandemic, Link REIT has experienced slower growth, price was corrected significantly by about 40% from $99 to about $57. The share price over the past 1 year has gradually recovered from low optimism <25%, despite uncertain political economy (eg. tighter market regulations by China authority) with bearish Hong Kong stock market, creating a rare opportunity for long term investor with dividend yield about 4%.
Link REIT is the most flexible among 3 global REITs discussed in this article, possible to apply either Average Down strategy (similar to Keppel DC Reit with strong business) or Average Up strategy (good price trend in short term). Its potential short term risk (or opportunity) is the bearish Hong Kong stock market which could slowdown its price growth (but little impact on business growth), share prices supported above $70 is a nice balance to consider as common entry point for both long term investors and short term traders, although each may have different price targets for exits.
Due to major correction during pandemic, Ein55 intrinsic value is about $100, current price is about 30% discount (still at low Ein55 Optimism level). Link REIT is an all rounded REIT, may be considered for dividend investing (Buy Low & Hold for dividend growth), cyclic investing (Buy Low Sell High), growth investing (Buy Low & Hold for capital gains) or even short term trading (Buy Low Sell high in short to medium terms). However, full mastery of each unique Ein55 investing or trading strategy is critical for ultimate success, especially on when to sell or how long to hold, not just on what to buy or when to buy.
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Readers may read earlier article by Dr Tee for more details on 100 Singapore Dividend Stocks (REIT / non-REIT):
https://www.ein55.com/2021/03/100-singapore-dividend-stocks-and-reits-for-retirement/
Not all global REITS are giant stocks, some could be junk stocks (eg. making losses or asking investors for reserved passive incomes through rights issues). Even for a giant stock, it requires at least yearly review with Dr Tee criteria to ensure it is still a giant stock or a change in strategy may be required (eg. crisis stock investing with Striker role if there is any potential high risk). Similarly, those stocks which are not highlighted in this article, some could be marginal giant stocks, may obtain the giant stock title one day, which worth longer term investing or trading.
Ideally, a smart investor should form a dream team stock portfolio (striker / mid-fielder / defender) with 10-20 giant stocks from over 3 sectors and 3 countries. REIT sector may contribute 1-2 stocks while it is important to diversify with more sectors (eg. Healthcare, Banking & Finance, F&B, Technology, Oil & Gas, Property / non-REIT, etc).
Since some REITs have overseas business, knowledge of Forex (eg. USD/SGD, SGD/HKD, SGD/MYR, etc) would be critical. A qualified REIT investor should also understand property market cycle, macroeconomy behavior, integrating with dividend investing or growth investing or cyclic / momentum trading.
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There are over 2000 giant stocks in the world based on Dr Tee criteria, choice of 10 Dream Team giant stocks have to align with one’s unique personality, eg. for shorter term trading (eg. momentum or swing trading) or longer term investing (cyclic investing, undervalue investing or growth investing). Readers should not just “copy and paste” any stock (What to Buy, When to Buy/Sell) as successful action taking requires deeper consideration (LOFTP strategies – Level / Optimism / Fundamental / Technical / Personal Analysis) which you could learn further from Dr Tee Free 4-hr Webinar.
Drop by Dr Tee free 4hr webinar (learning at comfort of home with Zoom) to learn how to position in global giant stocks during COVID-19 stock crisis with 10 unique stock investing strategies, knowing What to Buy, When to Buy/Sell.
Zoom will be started 30 min before event, bonus talk (Q&A on any investment topics from readers) for early birds. There are many topics we will cover in this 4hr webinar, Dr Tee can have more time for Q&A if you could stay later after the webinar, you could ask on any global and local stocks including but not limited to 30 STI component stocks:
Ascendas Reit (SGX: A17U), CapitaLand (SGX: C31), CapitaLand Integrated Commercial Trust (SGX: C38U), City Development (SGX: C09), ComfortDelGro (SGX: C52), Dairy Farm International (SGX: D01), DBS Bank (SGX: D05), Frasers Logistics & Commercial Trust (SGX: BUOU), Genting Singapore (SGX: G13), Hongkong Land (SGX: H78), Jardine Cycle & Carriage (SGX: C07), Jardine Matheson Holdings JMH (SGX: J36), Keppel Corp (SGX: BN4), Keppel DC Reit (SGX: AJBU), Mapletree Commercial Trust (SGX: N2IU), Mapletree Industrial Trust (SGX: ME8U), Mapletree Logistics Trust (SGX: M44U), OCBC Bank (SGX: O39), SATS (SGX: S58), Sembcorp Industries (SGX: U96), Singapore Airlines (SGX: C6L), Singapore Exchange (SGX: S68), Singtel (SGX: Z74), ST Engineering (SGX: S63), Thai Beverage (SGX: Y92), UOB Bank (SGX: U11), UOL (SGX: U14), Venture Corporation (SGX: V03), Wilmar International (SGX: F34), YZJ Shipbldg SGD (SGX: BS6).
Dr Tee will cover over 20 case studies, Singapore giant stocks, eg. CapitaLand Integrated Commercial Trust (SGX: C38U), Singapore Exchange (SGX: S68), Keppel Corp (SGX: BN4), Top Glove (SGX: BVA), Jardine Matheson Holdings JMH (SGX: J36), Vicom (SGX: WJP) and many others, Malaysia giant stocks, Hong Kong giant stocks and US giant stocks, both long term investing and short term trading.
There are limited tickets left for this 4hr free webinar, please ensure 100% you could join when register: www.ein55.com
View quick preview video below, Dr Tee will introduce 10 key stock investment strategies (股票投资十招) to be learned in 4hr free stock webinar:
Register Here (Dr Tee Free 4hr Stock Webinar): www.ein55.com
