 Masterplan
opportunities are few and far between. Timing is everything as
illustrated by Canary Wharf development in London; or the Expo site in
Vancouver, Canada. In Singapore, Suntec City is a decade
worth of investment and attention and is displacing the CBD by Raffles
Place. We've saved articles which document this important
project and its related REIT.


Analysts say that excluding the convention centre component, the yields from
Suntec's mall and offices should easily be hitting the 5 to 6 per cent
levels offered by Reits currently trading on the Singapore bourse.
Suntec City floor sells at $1,300 psf
As prices drop sharply from peak, investors may return to pick up
bargains
The entire 32nd floor of Suntec City
Tower 1 has been sold for about $1,300 per square foot of strata area, which
is about 40 per cent lower than what strata floors in the development were
fetching about seven or eight months ago. BT understands the buyer is a Hong
Kong investment company.
The seller is understood to be an entity
linked to a German company that had bought the property for about $1,180 psf
or $15 million in June 2006 - just as prices were starting to climb. They
have come a full circle since then.
Cushman & Wakefield brokered the
latest sale, which involves a lump-sum price of $16.5 million for the floor
that has a strata area of about 12,712 sq ft.
Prices of office space at Suntec City - a
Grade A strata office haunt - have been slipping steadily in recent months.
A December 2008 transaction of the entire 42nd floor in Suntec Tower 1 took
place at $1,502 psf.
In July last year, the 20th level in
Suntec Tower 2 changed hands at $2,350 psf while in January 2008, the 17th
floor of the same block fetched $2,300 psf.
' If you look at transactions of
office floors at Suntec City, say about 12 months ago, or even just
seven/eight months ago, they were going at above $2,000 psf; now they are
below $1,500 psf. So that's a huge discount,' observed Cushman &
Wakefield managing director Donald Han.
It also presents attractive value to some
potential investors, although strata office transactions on the whole have
slowed to a trickle amid the generally weak property investment sales
climate and the tight credit market.
'Things are a lot different from two
years ago when rents were escalating. Then, you'd find buyers looking to own
their premises instead of being at the mercy of landlords and upward rental
revisions. Today, the priority for companies is cash preservation and buyers
are looking at the right price before taking a position. There are still
some investors hoping to buy strata offices for their own occupation. But
there are also pure investors hoping to fish at the bottom of the cycle,' Mr
Han said.
Some of those willing to sell their
strata offices now may be trying to capitalise on opportunities such as
acquiring new businesses, said Mr Han.
DTZ's senior director for investment
advisory services Shaun Poh said that foreign companies with a presence in
Singapore are among those interested in buying strata office floors. 'Some
of them may need say only 3,000 to 4,000 sq ft premises, but are willing to
pick up an entire floor of say 11,000 to 12,000 sq ft at Suntec City (and
lease out the rest of the space). So it's a case of buying for their own use
mixed with an investment flavour,' he said. And if there's a chance of
prices coming down another 10-15 per cent, they are prepared to wait it out.
Cushman's Mr Han recalls that during last
year's market peak, strata office investors were eyeing units with either
vacant possession or with leases expiring soon. They wanted to ride on
higher rental rates that would come with new or renewed leases.
'But with office rents slowing down
quickly today, you'd probably want a unit with a lease committed during the
peak last year and with another two years to go,' Mr Han said.
Grade A office rents peaked in Q3 last
year. According to CB Richard Ellis data, the average gross monthly rental
value for Grade A office space in Singapore slipped 20.2 per cent in Q4 last
year from the preceding quarter, resulting in a full-year decline in 2008 of
12.5 per cent. This was in sharp contrast to the 96.4 per cent jump seen in
2007. - 2009 March
13 BUSINESS
TIMES
Refinancing tops Suntec Reit agenda
With credit
concerns looming over the market, refinancing is now top of the agenda for
Suntec Real Estate Investment Trust (Reit).
'While we have no major financing needs
in the next 12 months, we are keenly aware of the current global financing
crisis and liquidity crunch,' said Yeo See Kiat, CEO of Suntec Reit manager
ARA Trust Management (Suntec).
'Refinancing of our $700 million CMBS
loan due in December 2009 is one of our key priorities.'
For FY2009, Suntec Reit has debts of $40
million, $85 million and $700 million maturing in April, May and December
respectively. Its gearing ratio at Sept 30 was 31.9 per cent.
But refinancing should not pose a major
problem, Mr Yeo said. 'We have got a good partner in Cheung Kong. The
financial institutions know who we are.'
ARA Trust Management (Suntec) is linked
to Cheung Kong Group, a major Hong Kong conglomerate.
Mr Yeo was addressing financing concerns
at a briefing on Suntec Reit's results for its fourth quarter ended Sept 30.
It reported a 44.5 per cent year-on-year
surge in distribution income to $43.9 million. This drove a 34.6 per cent
jump in distribution per unit (DPU) to 2.854 cents.
With an annualised DPU of 11.353 cents,
Suntec Reit's distribution yield was 17.6 per cent based on the closing unit
price of 64.5 cents on Oct 29.
According to Suntec Reit, its office
portfolio continued to enjoy positive rental reversion during the quarter.
The committed occupancy rate at Sept 30 was 99.3 per cent.
Suntec Reit has acquired about 61,500 sq
ft of Suntec City strata-titled office space, but is likely to put such
growth on hold given today's business climate, Mr Yeo said.
Also shelved is the redevelopment of Park
Mall, he added.
The project could be postponed for one to
two years and reviewed when conditions change.
Suntec Reit's retail portfolio enjoyed an
occupancy rate of 99.6 per cent at Sept 30.
Suntec City Mall, Park Mall and Chijmes
all saw higher committed passing rents compared with a year earlier.
Investors pushed Suntec Reit's unit price
up 4.5 cents yesterday to close at 69 cents.
- 2008 October 31 BUSINESS
TIMES
US FINANCIAL
CRISIS
In Singapore's Suntec Tower Five, the
waiting begins
Lehman staffers await fate; MAS says
it's monitoring markets closely
Shell-shocked Lehman Brothers employees in Suntec Tower Five were trying to
put on a brave face yesterday, though none knew their fate following news
that their company had filed for bankruptcy protection in the US.
Although many Lehman workers continued
going to the office and answered the phone when BT called after 5pm, it was
clear that they knew nothing more than what they could read from the
Internet.
Lehman ramped up operations in Singapore
since last year, employing 270 people, up from 60 two years ago. But Hong
Kong continues to be pretty much the head office for Asia, and yesterday it
was a public holiday there.
'We still have a morning meeting tomorrow
(with Hong Kong),' said a managing director here. Asked what was happening
in the office, he said: 'Things have a tendency to follow through. Clients
won't want to trade with you for obvious reasons.'
Asked what he might do, he said: 'No idea
at the moment.'
One source said that the meeting today
will be to hear from human resources on a payout.
Lehman employs about 3,000 people in
Asia, excluding its India back office.
In a statement from New York, Lehman said
that none of its subsidiaries will be immediately affected by the parent's
bankruptcy filing and will continue to operate as usual.
Lehman said that it is still in talks to
sell parts of its business, including its Neuberger Berman investment
management division.
In conjunction with the bankruptcy
filing, Lehman said that it intends to file 'a variety of first day motions
that will allow it to continue to manage operations in the ordinary course.
Those motions include requests to make wage and salary payments and continue
other benefits to its employees'.
The Monetary Authority of Singapore said
last night it is 'closely monitoring developments in the global financial
markets and their impact on financial stability'.
'Domestic money and foreign exchange
markets are continuing to function in an orderly fashion,' a MAS spokeswoman
said.
'MAS remains in close contact with the
banks, the Singapore Exchange and financial institutions to monitor
developments and to see to the orderly functioning of the markets.'
The Singapore Exchange confirmed
yesterday that Lehman was meeting its financial obligations as usual.
DBS Bank spokeswoman Karen Ngui said
DBS's direct exposure to Lehman is insignificant. 'On the retail front, some
investment products DBS sold in the past, such as High Notes 2 and High
Notes 5, have Lehman exposure. However, the global economic situation has
changed dramatically and this has impacted the value of these investments,'
she said.
'Our priority now is to ensure that our
customers are well-informed of the latest market developments.'
OCBC Bank said last night that it is
monitoring developments in the US and the global financial markets.
'We have no announcement to make
regarding Lehman at this point,' said OCBC spokeswoman Koh Ching Ching.
In February this year, OCBC was joint
lead-arranger for Lehman Brothers' $250 million bond issue, which was sold
to a wide range of investors - predominantly Singapore domestic buyers.
A United Overseas Bank spokeswoman said
that the bank has little exposure to Lehman Brothers. 'The bank's total
exposure to Lehman is very small and insignificant,' she said.
Lehman's Singapore office is its centre
for commodities and foreign exchange trading in the Asia-Pacific. It also
performs other functions such as fund distribution for Lehman's asset
management arm and prime broking services for hedge funds in South-east
Asia.
Just a year ago, the firm converted its
branch office here into a full-fledged local subsidiary.
- 2008 September 16 BUSINESS
TIMES
Suntec Reit's CDL, Wing Tai deal may
not fly
Share weakness, investor resistance cited as reasons
Suntec Real Estate Investment Trust's proposed $1
billion acquisition of office and commercial properties from City
Developments and Wing Tai Holdings may fall through, said Merrill Lynch.
The US investment bank cited two reasons: weakness
in Suntec Reit's share price and investor resistance to the deal.
Since Suntec Reit announced the deal on July 1,
its share price has slid over the past month or so, falling to $1.19 from
around $1.22.
The decline in its share price presents a
challenge for the deal to be accretive, Merrill said.
On the second reason, the investment bank said it
believed there could be 'a degree' of investor resistance to the deal in the
market.
Such resistance may necessitate a larger discount
when raising the new equity of $500 million and the discount may further
enhance the challenge of making the deal accretive, it said.
Suntec Reit is proposing to buy 11 assets - from
office buildings to strata carpark units - from City Developments for $788
million, and Park Mall from Wing Tai for $230 million.
Merrill's views add to the current negative market
sentiment over the success of the proposed deal.
Last week, Temasek Holdings chief executive Ho
Ching warned investors about the potential dangers when Reits make
acquisitions involving the deferred issue of trust units to circumvent
short-term investment hurdle rates.
Although Ms Ho did not name any Reit that uses
deferred payment, it is widely known that Suntec Reit has been doing so.
Market watchers have since been wondering if its
recent deals would proceed in their current form, which involve deferred
payment of nearly 10 per cent of the purchase price.
ARA Group, the manager of Suntec Reit, has that
the property trust will review its proposed acquisitions. -
2005 August 6 SINGAPORE
BUSINESS TIMES
Suntec Reit to buy assets from Wing
Tai, CityDev
Sources say portfolio being finalised and could cost about $1b
Suntec Reit is close to inking a deal to buy a
portfolio of properties from Wing Tai and City Developments for close to $1
billion, sources say.

 
Changing hands: Park Mall (left)
and City House (right), two of the assets under negotiation. The entire deal
could involve over 1.2m sq ft of space
The properties add up to over 1.2 million sq ft of
space and are said to include Park Mall in Penang Road, which is
majority-owned by Wing Tai, and a host of properties owned by CityDev,
ranging from City House and Fuji Xerox Towers to Central Mall and Katong
Shopping Centre.
The precise slate of properties that Suntec will
buy is still being finalised, BT understands. Market watchers note that the
acquisition will enable Suntec Reit to diversify its property portfolio and
income stream, thus reducing the property and tenant concentration risks it
currently faces from deriving its entire income from owning mall and office
space at the Suntec City complex worth about $2.2 billion.
The price that Suntec Reit is negotiating to pay
for the portfolio of properties from Wing Tai and CityDev is said to reflect
a yield of about 4.8 per cent.
After factoring in gearing, the yield should be
higher, which should make the potential acquisition yield accretive to
Suntec, which is now trading on the stock market at a distribution yield of
4.7 per cent.
Further yield upside from the assets should be
achieved when Suntec Reit refurbishes some of the assets or boosts their
tenancy mix.
The trust is expected to reposition Park Mall to
tap the youth catchment in the area, which is near the new Singapore
Management University campus.
'The mall could use some bookstores, food outlets
and shops selling fashion goods for the young, to give the young hip crowd
from the nearby campus a place to hang out,' said a retail industry
observer.
The 287,000 sq ft mall and office development, on
a Cannot justify line site with a remaining lease of 63 years, was valued
last year at $230 million.
Wing Tai owns two-thirds of the mall, with an
entity controlled by the family of the late Hong Kong shipping magnate Y K
Pao holding the rest.
Market watchers say Wing Tai could buy out its
minority partner and then deliver full ownership of Park Mall to Suntec Reit
to neaten the acquisition process for the Reit.
The properties that Suntec plans to buy from City
Dev could include:
- City House, a 999-year leasehold office
building in Robinson Road.
- Fuji Xerox Towers, a 38-storey freehold office
tower with a strata area of about 355,000 sq ft at Anson/ Keppel roads.
- The Arcade at Collyer Quay, a 999-year building
where CityDev owns about 47,500 sq ft of shop and office units.
- Central Mall, comprising a group of
conservation shophouses famous for restaurants and pubs, and a seven-storey
office tower at Havelock/Magazine roads in the Singapore River area.
- Plaza-by-The-Park, an 11-storey 999-year
commercial building with about 240,000 sq ft of space along Bras Basah
Road.
Market watchers suggest the deal could also
provide CityDev with a good opportunity to sell its remaining space at
Tanglin Shopping Centre, Katong Shopping Centre and carpark units at Golden
Mile Complex in Beach Road and People's Park Complex. - - by
Kalpana Rashiwala 2005 June 30 SINGAPORE
BUSINESS TIMES
Singapore's Suntec
Real Estate Investment Trust (Suntec REIT) said on Thursday it would
buy several properties in the Republic totalling more than $1 billion
(US$595 million).
The company said it would acquire 11 properties,
including office buildings and shopping malls valued at $788 million dollars
from property developer City Developments and its related corporations.
It would also purchase a shopping mall worth $230
million from another property developer, Wingain Investments.
Suntec REIT holds properties in sprawling Suntec
City, Singapore's largest integrated commercial development, including its
biggest shopping mall.
The acquisitions are expected to be completed by
October and are expected to increase Suntec REIT's total investment
properties to $3.3 billion from $2.2 billion. - 2005
June 30 SINGAPORE
BUSINESS TIMES
Suntec Reit seeks ways to boost
rentals
Suntec Reit, which owns a majority stake in Suntec
City Mall and Office Towers, is studying ways to make its 2 million sq ft
property asset more profitable.
It has appointed design consultants DP Architects
and property consultants Knight Frank for this purpose.
Suntec Reit CEO, Quek Kar Tung, says both
consultants were appointed this month to look at ways of increasing rental
yields, primarily through the retail segment of Suntec City.
Mr Quek revealed that one of DP Architects' main
tasks will be to study the feasibility of decanting or transferring
lower-yielding office space in favour of better performing retail space.
The concept of decanting was floated in a 1999
Singapore Tourism Board commissioned study and was raised by the Economic
Review Committee's Land WorkGroup in 2002.
Suntec City Mall, which has 77,361 sq m of
lettable retail space, and has an occupancy rate of about 98.9 per cent, is
said to have an appraised value of $1.2 billion. On the other hand, the
office component, which has a committed occupancy rate of 84.5 per cent and
comprises 113,850 sq m, has an appraised value of $951 million. As of
end-March, the average rental in the shopping mall was $8.68, while that for
offices is $4.29 psf.
To decant any space, the space has to be either
demolished, sealed off permanently or as in the case of Junction 8 in Bishan
(which had its office block decanted in 2004), handed over to a charity. At
Junction 8, the decanted space - or gross floor area (GFA) - was used to
enlarge the shopping mall.
Industry sources also say that at Suntec City, a
recomputation of gross floor area may actually show that there may be excess
GFA (already paid for) that could be combined with any decanted space to
create an extension to the shopping mall.
Mr Quek would not confirm plans for an extension
to the shopping mall but said more conclusive studies are being done to
assess the feasibility of this and that a decision is likely around
end-June.
He did, however, say that one of the consultants'
recommendations - which Suntec Reit has accepted - is to increase the
percentage of fashion outlets there. 'At the moment, fashion outlets make up
only 15 per cent of the tenant mix. This is quite low compared with Orchard
Road malls where fashion makes up about 50 per cent of the mix. Through
sensitivity analyses, we have found that if we increase fashion mix to about
35 per cent or a third of the mall, we may be able to achieve rents of $12
psf,' added Mr Quek.
To do this, Knight Frank's associate director,
Sherene Sng, says the shopping mall will have several new 'fashion
clusters'. The first, located on level three, will be targeted at the youth
market and will be similar in concept to those at the Heeren or Far East
Plaza. DP Architects is said to be designing this now.
There will also be another fashion cluster closer
to Suntec City Convention Centre. This is likely to be targeted at
'urbanites'. 'Right now, we have pedestrian traffic but we want to see more
young professionals as they tend to spend more.' Ms Sng also said that the
F&B zone will be made more distinctive and a 'Family Link' will give the
area around the hypermarket (Carrefour) more focus.
When asked about the cost of the plans, Mr Quek
would only only say: 'The beauty of this is that it won't incur a lot of
cost.'
Estimates put the renovation costs at between $10
million and $15 million. The CEO explained that with about 30 per cent of
the leases expiring this year and the rest over the next three years, the
changes to the mall could also be undertaken incrementally when the tenants
either moved out or relocated to different zones within the mall. He added
that some of the changes would be as simple as reconfiguring retail spaces
and making these smaller and easier to lease. There is also a plan to create
better linkage between the main mall and a couple of 'dead ends' which are
cut off by a road.
Mr Quek says these changes, which are expected to
be completed by 2008, will help increase average retail rents by $4 psf.
This may not sound like much but he explained the increase would mean a
significant increase in the distribution per unit by 50 per cent because the
lower figure of around $8 was factored when the Reit was first floated last
year. The target for Suntec Reit now is to generate about $64 million in
additional net property income over the next four years. -
2005 May 30 SINGAPORE
BUSINESS TIMES
Huge Suntec Reit set to launch
by year-end
The biggest initial public offer of 2004 looks set to take
place by year-end.
Suntec Real Estate Investment Trust - which will
own about two million sq ft of retail and office space at Suntec City, worth
about $2.1 billion - will offer 722 million units to institutional and
retail investors.
At the offer price range of 97 cents to $1 per
unit, the first-year forecast distribution yield for Singapore's first
mixed-development Reit works out to 6 to 5.8 per cent - higher than existing
Reits holding Singapore properties are now trading at.
CapitaCommercial Trust, which holds CBD offices,
carparks and other commercial property, is trading at 4.4 per cent.
The distribution yield for CapitaMall Trust, which
owns five malls, is 5.4 per cent, while that for Ascendas Reit, which holds
business space and industrial and logistics facilities, is 5.7 cent.
Analysts say one factor helping to boost Suntec
Reit's yield is the deferral of some units to be issued to Suntec City
Development Pte Ltd (SCD), the company owned by a group of Hong Kong tycoons
which is selling the asset to the Reit.
The lower the number of units in a Reit, the
higher the distribution per unit, which results in a higher yield at a given
unit price.
The deferred payment - of about 207 million units
based on a $1 issue price - works out to almost 10 per cent of the purchase
price and about 16 per cent of the initial number of units in the trust.
The deferred units will be issued in six equal
half-yearly instalments starting from about three-and-a-half years.
The deferred payment aside, SCD - which is owned
by the likes of Li Ka-shing, Frank Tsao, Lee Shau Kee, Run Run Shaw and
Cheng Yu-tung - will be paid the remaining $1.9 billion of the purchase
price by the Reit at the outset.
This payment will have two components: 565 million
units - or 43.9 per cent of the initial number of units in the Reit - and
$1.335 billion cash. The latter will be raised through the IPO and about
$748 million in debt.
The preliminary prospectus for Suntec Reit was
lodged yesterday and the IPO is expected to be launched this month.
The trust will have an initial market
capitalisation of almost $1.3 billion.
Besides the 722 million units on offer, the Reit's
sponsor, SCD, is prepared to offer up to 108.3 million units - from its own
allotment of 565 million units - to meet strong investor demand.
Suntec Reit will be managed by a unit of ARA Asset
Management, which is owned by Cheung Kong Holdings and John Lim.
SCD is selling to the Reit the entire mall in the
Suntec complex and the remaining office space - but not the loss-making
convention centre.
Net property income from the space has been
falling over the past few years because of the weak office market. Leases
have been renewed at lower rents - a trend that is expected to continue for
a while despite the nascent recovery in the sector.
Reflecting this, Suntec Reit's net property income
is forecast to ease a little for the first 10 months to Sept 30, 2005.
However, it is expected to pick up to $100.1 million in the full year ending
Sept 30, 2006. About 83 per cent of the office space is occupied.
The Suntec Mall is almost fully let, and should
see improved shopper traffic when two new Circle Line MRT stations open.
Suntec's shop rents on average are lower than
those at competing malls, creating potential for increases. Rental income
from the mall is also expected to benefit from lease features like
stepped-up rents and turnover rent.
The Reit can also acquire properties as a growth
strategy.
Citigroup and DBS are joint financial advisers for
the offer. The two, with Deutsche Bank, are joint lead underwriters and
bookrunners. BNP Paribas Peregrine is co-manager. - by
Kalpana Rashiwala 2004 October 13 SINGAPORE
BUSINESS TIMES
Investors will be able to own a piece of the
popular Suntec City shopping complex and office block as a result of the
biggest initial public offering (IPO) in two years, set to be launched
within weeks.
The IPO will take the form a real estate
investment trust (Reit) which owns a bundle of properties and aims to pay
out rental income in the form of regular dividends to investors.
Yesterday, the Suntec City Reit lodged its
preliminary prospectus with the Monetary Authority of Singapore, the first
step towards a public listing. The offer is expected to be launched at the
end of this month or early next month.
A total of 722 million units will be sold for
between 97 cents and $1 each, raising $700 million to $722 million. The
pricing will be confirmed after the response of institutional investors in
the next few weeks.
This looks set to be Singapore's largest IPO since
M1's offer raised $762 million in 2002 and Chartered Semiconductor
Manufacturing's offer in 1999, which raised US$500 million (S$831.5
million).
It should eclipse SingPost's offer last year, and
will be easily the largest this year, dwarfing StarHub's IPO, which raised
$458 million.
Among the properties forming the Reit is Suntec
City Mall, Singapore's largest shopping mall. Tenants include Carrefour
Singapore and the New Creation Church's business arm, Rock Productions.
SUNTEC
REIT |
The Suntec City Reit will be
managed by ARA Asset Management, which is part of Hong Kong tycoon
Li Ka Shing's Cheung Kong group. The Singapore unit of ARA Asset
Management also manages Fortune Reit, which owns Hong Kong shopping
centres.
Forming the Reit are Suntec City
Mall and the Suntec City Office Towers.
Tenants with the former, which is
Singapore's largest shopping mall, include Carrefour Singapore and
the New Creation Church's business arm, Rock Productions.
Big-name tenants with Suntec City
Office Towers include the InfoComm Development Authority, Oracle and
Hewlett-Packard.
The Reit does not include the
Suntec Singapore International Convention and Exhibition Centre.
|
The committed occupancy rate is 98.9 per cent and
its appraised value is $1.2 billion.
Also included in the Reit are the Suntec City
Office Towers. Tenants include the InfoComm Development Authority and
multinational corporations such as Oracle and Hewlett-Packard. The committed
occupancy rate is 83 per cent. The appraised value is $951 million.
The Suntec Singapore International Convention and
Exhibition Centre, part of the same complex, is not included.
Suntec City has 77,631 sq m of lettable retail
space and 113,850 sq m of lettable office space.
Analysts point out that this will be the first
Reit on the market to own a mix of office and retail properties.
CapitaMall Trust (CMT) owns shopping malls, while
CapitaCommercial Trust (CCT) has only office buildings. Ascendas Reit owns
industrial buildings. Fortune Reit owns suburban shopping centres in Hong
Kong.
Analysts also say that the yield is attractive.
For the forecast period from Dec 1 this year to Sept 30 next year, the
distribution per unit (DPU) is 4.85 cents. Based on the share price of 97
cents and $1, the annualised distribution yield will be 6 per cent and 5.82
per cent respectively.
For the next full year ending Sept 30, 2006, the
DPU is projected to be 6.13 cents. The annualised distribution yield will be
6.31 per cent and 6.13 per cent respectively.
CMT's latest annualised DPU is 9.58 cents. Based
on yesterday's share price of $1.70, the yield is 5.6 per cent. CCT's
annualised DPU is 6.3 cents. On yesterday's price of $1.29, the yield is 4.9
per cent.
This was the deal that almost got away. Last
month, newspaper reports said German insurance giant Ergo - which owns
Pidemco Centre - was about to make a bid for all the assets, including the
convention centre, at about $2.3 billion.
The plus of such a deal would have been that the
five Hong Kong tycoons who are the main owners of Suntec could have made a
clean exit.
There has been talk for some time that they were
ready to sell out. Each owns around 16 per cent. T hey are Mr Li Ka
Shing, New World Development chairman Cheng Yu Tung, Henderson Land chairman
Lee Shau Kee, Shaw Brothers' Sir Run Run Shaw and IMC Group chief Frank Tsao.
Making up the Reit

The Suntec City Reit will be managed by ARA Asset
Management, which is part of Hong Kong tycoon Li Ka Shing's Cheung Kong
group. The Singapore unit of ARA Asset Management also manages Fortune Reit,
which owns Hong Kong shopping centres.
Forming the Reit are Suntec City Mall and the
Suntec City Office Towers.
Tenants with the former, which is Singapore's
largest shopping mall, include Carrefour Singapore and the New Creation
Church's business arm, Rock Productions.
Big-name tenants with Suntec City Office Towers
include the InfoComm Development Authority, Oracle and Hewlett-Packard.
The Reit does not include the Suntec Singapore
International Convention and Exhibition Centre. -
2004 November 13 SINGAPORE
STRAITS TIMES
Overseas buyer makes offer to buy
Suntec City
Published 13 Oct 2004 by SINGAPORE BUSINESS
TIMES
German insurer eyes $2.3b Suntec
City deal
Published 14 Oct 2004 by SINGAPORE
BUSINESS TIMES
Parties linked to German insurance giant
Ergo - which made a splash on the local property scene when it bought a
chunk of Wisma Atria and Ngee Ann City - are said to be engineering
Singapore's biggest property transaction yet.
Sources told BT that the parties are eyeing Suntec
City for a staggering $2.3 billion. In addition, they are considering buying
Hongkong Land's nearby CityLink Mall for about $150 million, which works out
to a yield of about 6 per cent.
'It makes sense for Ergo to have a stake in both
properties for a seamless connection,' one market watcher said yesterday.
CityLink Mall is a 47,500 sq ft underground
shopping centre connecting Suntec City and City Hall MRT Station.
The offer to Suntec City Development (SCD) covers
all the space that it owns in the complex - 1.7 million sq ft strata area of
offices, the entire 990,000 sq ft Suntec City Mall and the one million sq ft
Singapore International Convention & Exhibition Centre.
If a deal materialises with Ergo, it has the
connections to rope in the likes of trade fair giant Messe Dusseldorf to
boost the convention/exhibition business at Suntec, say industry observers.
From the viewpoints of Li Ka-shing, Run Run Shaw,
Cheng Yu-tung and the other Hong Kong tycoons who are SCD's shareholders,
this could be a neater divestment than the other option they are considering
- floating a real estate investment trust (Reit).
For one, the proposed Suntec Reit will still leave
them with the loss-making exhibition/convention component, which will not be
included in the trust as it will drag down its yield.
BT reported yesterday that an application to list
Suntec Reit has been submitted to the Singapore Exchange (SGX). Based on the
current timetable, an initial public offer (IPO) should be launch-ready by
end-November.
If Ergo succeeds in bagging Suntec City and
CityLink Mall, the deals are expected to be structured as asset
securitisations with Ergo and its strategic partners holding a substantial
tranche of the junior bonds issued. These would be similar to the structure
Ergo and fellow German insurer Provinzial Rheinland used to hold their
investments in Wisma Atria (excluding Isetan's store space) purchased in
2002 and their 27 per cent stake in Ngee Ann City bought last year from
Metro Holdings.
The two asset securitisation deals were for $451
million and $560 million respectively.
Some of SCD's shareholders keen on retaining an
interest in Suntec can also hold some junior bonds, suggest analysts.
Typically under such securitisation deals, junior
bonds are stapled with preference shares giving their holders all the gains
that the property derives - whether it's operational, in the form of excess
rental income after all the senior bond holders have received coupon
payments, or capital appreciation when the asset is eventually sold.
Market watchers suggest other parties linked to
Ergo's earlier deals may also be involved in a potential investment in
Suntec City. Ergo Tru Asia (a joint venture between Ergo and Jeff Tay, a
former real estate investment banker who brought the German group to
Singapore) and Metro Holdings are co-investors in Shui On Land, a flagship
property company set up earlier this year focused on the Chinese mainland.
Ergo has spearheaded the investment of about $2
billion in real estate investments in Singapore over the past four years,
including the securitisation of Capital Square and a 50:50 joint venture
with CapitaLand for the Eureka Office Fund, which owns the 1 George Street
development, Adelphi and a stake in Temasek Tower.
However, Ergo could have trimmed its exposure to
some of its Singapore investments, sources say. -
by Kalpana Rashiwala 2004 October 14 SINGAPORE
BUSINESS TIMES
Li Ka-shing, HK tycoons mull Reit for
Suntec City
Hong Kong tycoon Li Ka-shing, who floated his
Fortune Real Estate Investment Trust (Reit) on the Singapore Exchange last
year, is seriously studying listing a second property trust here containing
part of the over $2 billion Suntec City development, sources told Business
Times.
This would be Singapore's first 'mixed' Reit -
comprising both office space and retail assets - if the plan comes to
fruition.
Market watchers expect Suntec City Development Pte
Ltd's (SCD) office and retail components to make their way into the Reit -
but not its convention space, as this will drag down yields.
The owners of Suntec City, including tycoon Li
Ka-shing, are in an enviable position - on top of plans to set up a real
estate investment trust for the property, they now also have a firm offer
for the investment.
Sources told BT that Mr Li and his fellow Hong
Kong tycoons may call off the much-awaited Reit launch if they decide to
sell to a foreign institutional buyer who recently made an offer for the 1.7
million sq ft of office space, the 990,000 sq ft shopping mall and the one
million sq ft Singapore International Convention & Exhibition Centre.
While the tycoons mull their options, plans are
still underway for an intial public offer of the Suntec Reit that will hold
$2.1 billion of offices and mall space at Suntec City. The convention and
exhibition centre will not be included to avoid dragging down the Reit's
yield.
An application to list the Reit has already been
submitted to the Singapore Exchange with an IPO scheduled for the end of
next month.
Citigroup Global Markets Singapore and DBS Bank
have been appointed joint financial advisers. The two banks and Deutsche
Bank will be joint underwriters and bookrunners.
The Suntec Reit being proposed will be Singapore's
first mixed development Reit holding about 1.7 million sq ft strata area of
offices and the entire 990,000 sq ft Suntec City Mall.
Suntec Reit's IPO price range will work out to an
initial distribution yield of 5.8 to 6 per cent - higher than what existing
Singapore Reits are currently trading at.
Sources suggested one way Suntec Reit's yield may
be supported is by deferring the issue of about 10 per cent of the Reit's
units. The smaller the number of units in issue, the higher the distribution
or dividend per unit - in turn translating to a higher distribution yield at
a given unit price.
This is how the deal is expected to be structured:
Suntec Reit will buy the $2.1 billion worth of office and retail space from
Suntec City Development (SDC), whose shareholders are the Hong Kong tycoons.
The underwriters will raise about $1.3 billion
from the IPO and debt. In addition, SCD's shareholders are expected to be
issued $600 million worth of units in the trust that will come with a sale
moratorium.
The final $200 million payment to SCD's
shareholders will be deferred for a few years, allowing the Reit to delay
the issue of an equivalent value of units and thus enhancing its
distribution yield.
After factoring in this deferred portion, the
Suntec tycoons may hold a nearly 40 per cent interest in the Reit.
A unit of ARA Asset Management, owned by Mr Li's
Cheung Kong group and John Lim, is expected to manage Suntec Reit. An ARA
unit manages Cheung Kong's Fortune Reit floated here last year.
Besides Mr Li, the other Hong Kong tycoons who own
stakes in SCD - all in their personal capacities - include Shaw Brothers'
Run Run Shaw, New World Development chairman Cheng Yu-tung, Henderson Land
chairman Lee Shau-kee and IMC Group chief Frank Tsao.
SCD last year posted a pre-tax profit of $80.9
million, down from $86.1 million in the previous year. The drop was probably
due to the Sars outbreak, suggested market watchers.
Turnover fell from $193.9 million to $184 million.
As at the end of last year, SCD had $2.4 billion
of fixed assets, presumably comprising largely the book value of Suntec City
(including the convention centre) based on latest filings with the
Accounting & Corporate Regulatory Authority.
Past sales left SCD with about 1.7 million sq ft
of offices, the mall and the convention centre.
After selling a substantial amount of the
project's office space in the past, SCD is now left with about 1.7 million
sq ft of strata area offices, a 990,000 sq ft mall and the one million sq ft
Singapore International Convention & Exhibition Centre.
The company has not sold any of the retail or
convention space.
Mr Li and a group of other Hong Kong tycoons
developed Suntec City in the late 1980s and early 1990s on an 11.7-hectare
site bagged at a state tender.
ARA Asset Management, part of Mr Li's Cheung Kong
group, is understood to have recently completed a due diligence on the
proposed Reit for Suntec City.
The final decision on whether to float the trust
and exactly which parts of the Suntec City project will be included in it is
being made by Mr Li and the other Hong Kong tycoons, sources told BT.
DBS Bank is expected to handle a potential
flotation. A listing is being targeted by year end, the sources said, adding
that an application for a listing on the SGX has yet to be made.
The Singapore unit of ARA Asset Management is the
manager of Fortune Reit, which Cheung Kong (Holdings) floated last year. The
trust owns suburban shopping centres in Hong Kong.
SCD earned a net profit of about $100 million in
2002. As at the end of that year, the company had fixed assets - presumably
comprising largely the book value of Suntec City - of $2.6 billion,
according to latest records filed by with the Accounting & Corporate
Regulatory Authority.
Using these figures for a back-of-the-envelope
type of calculation, the yield from Suntec City works out to about 3.8 per
cent. Analysts say that excluding the convention centre component, the
yields from Suntec's mall and offices should easily be hitting the 5-6 per
cent levels offered by Reits currently trading on the Singapore bourse.
A more accurate calculation of yields for Suntec
City would require a more recent valuation of the asset, added the analysts.
'But the numbers should work out, excluding the convention centre. This is
an immensely profitable development,' a source told BT.
It is believed that SCD's shareholders have been
reaping about $100 million in dividends annually for the past few years.
The Hong Kong tycoons own the stakes in their
personal capacities, although these are held mostly through vehicles
incorporated in places like the British Virgin Islands, Panama and Jersey,
Channel Islands.
Five of the tycoons hold stakes of 16 per cent
each in SCD. Besides Mr Li, the others are New World Development chairman
Cheng Yu-tung, Henderson Land chairman Lee Shau-kee, Shaw Brothers' Run Run
Shaw, and IMC Group chief and SCD chairman Frank Tsao.
Brothers Chou Wen-hsien and Chow Chung-kai of the
Winsor group hold between them 12 per cent.
Carlton Hotel Group chairman Li Dak-sum also owns
a stake in SCD.
Suntec City, completed in stages between October
1994 and August 1997, comprises five office towers with a total strata area
of about 2.9 million sq ft, a mall with about 990,000 sq ft strata area and
one million sq ft of convention space.
The offices are spread over four 45-storey blocks
and an 18-storey tower. SCD has sold space in three of the taller towers.
It is now left with an estimated 1.7 million sq ft
of offices, which it can potentially inject into the proposed Reit.
- by Kalpana Rashiwala 2004
June 22 SINGAPORE
BUSINESS TIMES

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