Left Brain Right B - the DBS Vickers Securities Equities Research
Left Brain Right B - the DBS Vickers Securities Equities Research Left Brain Right B - the DBS Vickers Securities Equities Research
Regional Equity Strategy 4Q 2009 SPH Income Statement (S$ m) Balance Sheet (S$ m) FY Aug 2008A 2009F 2010F 2011F FY Aug 2008A 2009F 2010F 2011F Turnover 1,301 1,299 1,263 1,106 Net Fixed Assets 490 479 469 461 Cost of Goods Sold (611) (627) (575) (533) Invts in Associates & JVs 61 75 89 103 Gross Profit 690 672 687 574 Other LT Assets 1,461 1,461 1,461 1,461 Other Opng (Exp)/Inc (169) (173) (173) (173) Cash & ST Invts 854 897 1,056 1,134 Operating Profit 521 499 514 401 Inventory 36 37 36 32 Other Non Opg (Exp)/Inc 0 0 0 0 Debtors 224 289 253 111 Associates & JV Inc (1) 4 4 4 Other Current Assets 24 24 24 24 Net Interest (Exp)/Inc 29 (13) 22 24 Total Assets 3,151 3,262 3,388 3,326 Exceptional Gain/(Loss) (27) 0 0 0 Pre-tax Profit 522 490 541 429 ST Debt 1 1 1 1 Tax (86) (95) (98) (75) Other Current Liab 367 366 367 332 Minority Interest 2 0 0 0 LT Debt 574 724 724 724 Preference Dividend 0 0 0 0 Other LT Liabilities 108 108 108 108 Net Profit 437 395 443 353 Shareholder’s Equity 2,089 2,051 2,176 2,149 Net Profit before Except. 464 395 443 353 Minority Interests 12 12 12 12 EBITDA 582 564 578 463 Total Cap. & Liab. 3,151 3,262 3,388 3,326 Sales Gth (%) 12.1 (0.2) (2.8) (12.4) Non-Cash Wkg. Capital (82) (16) (54) (165) EBITDA Gth (%) 14.3 (3.1) 2.5 (19.9) Net Cash/(Debt) 279 173 331 409 Opg Profit Gth (%) 16.3 (4.2) 3.2 (22.1) Net Profit Gth (%) (12.4) (9.8) 12.2 (20.2) Effective Tax Rate (%) 16.5 19.4 18.1 17.6 Cash Flow Statement (S$ m) Rates & Ratio FY Aug 2008A 2009F 2010F 2011F FY Aug 2008A 2009F 2010F 2011F Pre-Tax Profit 522 490 541 429 Gross Margins (%) 53.1 51.7 54.5 51.9 Dep. & Amort. 62 61 60 58 Opg Profit Margin (%) 40.0 38.4 40.7 36.2 Tax Paid (84) (92) (95) (98) Net Profit Margin (%) 33.6 30.4 35.1 31.9 Assoc. & JV Inc/(loss) 1 (4) (4) (4) ROAE (%) 20.5 19.1 20.9 16.3 Chg in Wkg.Cap. (49) (69) 34 134 ROA (%) 13.8 12.3 13.3 10.5 Other Operating CF 5 0 0 0 ROCE (%) 15.5 14.2 14.2 11.0 Net Operating CF 457 386 536 519 Div Payout Ratio (%) 98.9 80.4 86.0 89.8 Capital Exp.(net) (55) (50) (50) (50) Net Interest Cover (x) NM 38.1 NM NM Other Invts.(net) 133 0 0 0 Asset Turnover (x) 0.4 0.4 0.4 0.3 Invts in Assoc. & JV (13) (10) (10) (10) Debtors Turn (avg days) 52.6 72.0 78.2 59.9 Div from Assoc & JV 0 0 0 0 Creditors Turn (avg days) 70.7 65.4 69.8 70.1 Other Investing CF 0 0 0 0 Inventory Turn (avg days) 18.5 23.7 25.9 26.0 Net Investing CF 65 (60) (60) (60) Current Ratio (x) 3.1 3.4 3.7 3.9 Div Paid (433) (433) (317) (381) Quick Ratio (x) 2.9 3.2 3.6 3.7 Chg in Gross Debt 0 150 0 0 Net Debt/Equity (X) CASH CASH CASH CASH Capital Issues 19 0 0 0 Net Debt/Equity ex MI (X) (0.1) (0.1) (0.2) (0.2) Other Financing CF (19) 0 0 0 Capex to Debt (%) 9.6 6.9 6.9 6.9 Net Financing CF (433) (283) (317) (381) Z-Score (X) 4.3 4.3 4.8 4.8 Net Cashflow 89 43 159 78 N. Cash/(Debt)PS (S cts) 17.6 10.9 20.9 25.8 Opg CFPS (S cts) 31.9 28.7 31.6 24.3 Free CFPS (S cts) 25.4 21.2 30.6 29.6 Quarterly / Interim Income Statement (S$ m) Segmental Breakdown / Key Assumptions FY Aug 4Q2008 1Q2009 2Q2009 3Q2009 FY Aug 2008A 2009F 2010F 2011F Turnover 346 340 287 327 Revenues (S$ m) Cost of Goods Sold (166) (159) (145) (152) Newspaper ops 1,046 927 954 988 Gross Profit 180 181 142 176 Rental 117 117 120 118 Other Oper. (Exp)/Inc (47) (48) (43) (39) Property devt. 138 255 189 0 Operating Profit 133 133 99 137 Others N/A N/A N/A N/A Other Non Opg (Exp)/Inc 0 0 0 0 Total 1,301 1,299 1,263 1,106 Associates & JV Inc (1) (2) (4) (2) Net Interest (Exp)/Inc 2 (39) (6) 12 Opg Profit (S$ m) Exceptional Gain/(Loss) (27) 0 0 0 Newspaper ops 325 218 279 302 Pre-tax Profit 108 92 90 147 Rental 82 83 85 84 Tax (16) (21) (4) (21) Property devt. 99 182 135 0 Minority Interest 1 2 1 1 Others 15 15 15 15 Net Profit 93 73 87 127 Total 521 499 514 401 Net profit bef Except. 119 73 87 127 EBITDA 148 148 112 152 Opg Profit Margins (%) Newspaper ops 31.0 23.5 29.2 30.5 Sales Gth (%) 0.6 (1.8) (15.6) 13.9 Rental 70.1 71.0 71.0 71.0 EBITDA Gth (%) (3.7) (0.3) (24.4) 35.9 Property devt. 71.6 71.6 71.6 N/A Opg Profit Gth (%) (4.9) (0.1) (25.2) 37.6 Others N/A N/A N/A N/A Net Profit Gth (%) (30.6) (21.1) 19.2 45.6 Total 40.0 38.4 40.7 36.2 Gross Margins (%) 52.0 53.2 49.4 53.7 Opg Profit Margins (%) 38.4 39.1 34.6 41.8 Key Assumptions Net Profit Margins (%) 26.7 21.5 30.3 38.7 Adex growth rate (%) 8 (17) 4 5 Newprint (US$/mt) 601 760 580 580 Ave US/SGD 1.4138 1.5300 1.5100 1.4900 Source: Company, DBS Vickers Page 59
Regional Equity Strategy 4Q 2009 Suntec REIT Bloomberg: SUN SP | Reuters: SUNT.SI BUY S$1.12 STI : 2,672.60 Price Target : 12-Month S$ 1.23 Potential Catalyst: Faster recovery of the office sector Analyst MunYee LOCK +65 6398 7972 munyee@dbsvickers.com More room to shine • Portfolio diversity offers resilience • Balancing weaker office rents with steadier retail rents • BUY with TP of $1.23 Price Relative 2.20 2.00 1.80 1.60 1.40 1.20 1.00 0.80 0.60 0.40 S$ 2005 2006 2007 2008 2009 Forecasts and Valuation Suntec REIT (LHS) Relative STI INDEX (RHS) Relative Index FY Dec (S$ m) 2008A 2009F 2010F 2011F Gross Revenue 294 233 231 232 Net Property Inc 220 172 169 170 Total Return (88) 122 101 102 Distribution Inc 201 167 145 145 EPU (S cts) 15.4 7.8 6.2 6.0 EPU Gth (%) 140 (49) (21) (4) DPU (S cts) 13.0 10.6 8.7 8.4 DPU Gth (%) 60 (18) (18) (3) NAV per shr (S cts) 197.7 204.5 203.5 200.3 PE (X) 7.3 14.3 18.0 18.6 Distribution Yield (%) 11.6 9.5 7.8 7.5 P/NAV (x) 0.6 0.5 0.6 0.6 Aggregate Leverage (%) 34.7 35.0 35.0 35.2 ROAE (%) 6.5 3.5 2.9 2.9 218 198 178 158 138 118 98 78 58 Diversified portfolio. Suntec has a well-entrenched presence in the 3 core growth corridors of Marina Centre, Raffles Place and Bras Basah areas. Its diversified portfolio of 2.9msf of retail and office properties provide a well balanced exposure to the 2 major property subsectors while limiting the volatility from the more commoditised office market. Weaker office rents offset by steadier retail rents. Office rents are expected to continue sliding but the pace of decline is likely to decelerate. With expiring rents averaging $6.64psf/mth, lease renewals are likely to remain positive in FY09, although at a smaller reversion gap than before. The anticipated opening of the 2 Circle Line MRT stations from mid 2010 is expected to improve Suntec Mall’s accessability. In addition, opening of the Marina Bay IR should provide a new potential pool of shopper traffic. Maintain BUY, TP $1.23. We continue to like Suntec for its healthy balance sheet with gearing of 35% and lack of near term refinancing risks. Valuation is inexpensive at 7.8% FY10 yield. Our DCF-backed TP of $1.23, based on WACC of 7.7%, beta 0.97x and terminal growth of 1.5% offers potential 10% upside from here. Maintain BUY. Distn. Inc Chng (%): (1.0) (5.8) (5.3) Consensus DPU (S cts): 10.4 8.6 7.4 ICB Industry : Financials ICB Sector: Real Estate Investment Trust Principal Business: Suntec REIT is has a portfolio of office and retail properties in Suntec City, Park Mall and Chjimes, managed by ARA Trust Management Ltd. Source of all data: Company, DBS Vickers, Bloomberg At A Glance Issued Capital (m shrs) 1,629 Mkt. Cap (S$m/US$m) 1,824 / 1,289 Major Shareholders Asean Investment (%) 5.7 Schroder Investment (%) 4.7 UBS AG (%) 4.5 Free Float (%) 85.1 Avg. Daily Vol.(‘000) 8,566 Page 60 www.dbsvickers.com Refer to important disclosures at the end of this report ed: JS / sa: JC
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Regional Equity Strategy 4Q 2009<br />
SPH<br />
Income Statement (S$ m) Balance Sheet (S$ m)<br />
FY Aug 2008A 2009F 2010F 2011F FY Aug 2008A 2009F 2010F 2011F<br />
Turnover 1,301 1,299 1,263 1,106 Net Fixed Assets 490 479 469 461<br />
Cost of Goods Sold (611) (627) (575) (533) Invts in Associates & JVs 61 75 89 103<br />
Gross Profit 690 672 687 574 O<strong>the</strong>r LT Assets 1,461 1,461 1,461 1,461<br />
O<strong>the</strong>r Opng (Exp)/Inc (169) (173) (173) (173) Cash & ST Invts 854 897 1,056 1,134<br />
Operating Profit 521 499 514 401 Inventory 36 37 36 32<br />
O<strong>the</strong>r Non Opg (Exp)/Inc 0 0 0 0 Debtors 224 289 253 111<br />
Associates & JV Inc (1) 4 4 4 O<strong>the</strong>r Current Assets 24 24 24 24<br />
Net Interest (Exp)/Inc 29 (13) 22 24 Total Assets 3,151 3,262 3,388 3,326<br />
Exceptional Gain/(Loss) (27) 0 0 0<br />
Pre-tax Profit 522 490 541 429 ST Debt 1 1 1 1<br />
Tax (86) (95) (98) (75) O<strong>the</strong>r Current Liab 367 366 367 332<br />
Minority Interest 2 0 0 0 LT Debt 574 724 724 724<br />
Preference Dividend 0 0 0 0 O<strong>the</strong>r LT Liabilities 108 108 108 108<br />
Net Profit 437 395 443 353 Shareholder’s Equity 2,089 2,051 2,176 2,149<br />
Net Profit before Except. 464 395 443 353 Minority Interests 12 12 12 12<br />
EBITDA 582 564 578 463 Total Cap. & Liab. 3,151 3,262 3,388 3,326<br />
Sales Gth (%) 12.1 (0.2) (2.8) (12.4) Non-Cash Wkg. Capital (82) (16) (54) (165)<br />
EBITDA Gth (%) 14.3 (3.1) 2.5 (19.9) Net Cash/(Debt) 279 173 331 409<br />
Opg Profit Gth (%) 16.3 (4.2) 3.2 (22.1)<br />
Net Profit Gth (%) (12.4) (9.8) 12.2 (20.2)<br />
Effective Tax Rate (%) 16.5 19.4 18.1 17.6<br />
Cash Flow Statement (S$ m)<br />
Rates & Ratio<br />
FY Aug 2008A 2009F 2010F 2011F FY Aug 2008A 2009F 2010F 2011F<br />
Pre-Tax Profit 522 490 541 429 Gross Margins (%) 53.1 51.7 54.5 51.9<br />
Dep. & Amort. 62 61 60 58 Opg Profit Margin (%) 40.0 38.4 40.7 36.2<br />
Tax Paid (84) (92) (95) (98) Net Profit Margin (%) 33.6 30.4 35.1 31.9<br />
Assoc. & JV Inc/(loss) 1 (4) (4) (4) ROAE (%) 20.5 19.1 20.9 16.3<br />
Chg in Wkg.Cap. (49) (69) 34 134 ROA (%) 13.8 12.3 13.3 10.5<br />
O<strong>the</strong>r Operating CF 5 0 0 0 ROCE (%) 15.5 14.2 14.2 11.0<br />
Net Operating CF 457 386 536 519 Div Payout Ratio (%) 98.9 80.4 86.0 89.8<br />
Capital Exp.(net) (55) (50) (50) (50) Net Interest Cover (x) NM 38.1 NM NM<br />
O<strong>the</strong>r Invts.(net) 133 0 0 0 Asset Turnover (x) 0.4 0.4 0.4 0.3<br />
Invts in Assoc. & JV (13) (10) (10) (10) Debtors Turn (avg days) 52.6 72.0 78.2 59.9<br />
Div from Assoc & JV 0 0 0 0 Creditors Turn (avg days) 70.7 65.4 69.8 70.1<br />
O<strong>the</strong>r Investing CF 0 0 0 0 Inventory Turn (avg days) 18.5 23.7 25.9 26.0<br />
Net Investing CF 65 (60) (60) (60) Current Ratio (x) 3.1 3.4 3.7 3.9<br />
Div Paid (433) (433) (317) (381) Quick Ratio (x) 2.9 3.2 3.6 3.7<br />
Chg in Gross Debt 0 150 0 0 Net Debt/Equity (X) CASH CASH CASH CASH<br />
Capital Issues 19 0 0 0 Net Debt/Equity ex MI (X) (0.1) (0.1) (0.2) (0.2)<br />
O<strong>the</strong>r Financing CF (19) 0 0 0 Capex to Debt (%) 9.6 6.9 6.9 6.9<br />
Net Financing CF (433) (283) (317) (381) Z-Score (X) 4.3 4.3 4.8 4.8<br />
Net Cashflow 89 43 159 78 N. Cash/(Debt)PS (S cts) 17.6 10.9 20.9 25.8<br />
Opg CFPS (S cts) 31.9 28.7 31.6 24.3<br />
Free CFPS (S cts) 25.4 21.2 30.6 29.6<br />
Quarterly / Interim Income Statement (S$ m)<br />
Segmental Breakdown / Key Assumptions<br />
FY Aug 4Q2008 1Q2009 2Q2009 3Q2009 FY Aug 2008A 2009F 2010F 2011F<br />
Turnover 346 340 287 327 Revenues (S$ m)<br />
Cost of Goods Sold (166) (159) (145) (152) Newspaper ops 1,046 927 954 988<br />
Gross Profit 180 181 142 176 Rental 117 117 120 118<br />
O<strong>the</strong>r Oper. (Exp)/Inc (47) (48) (43) (39) Property devt. 138 255 189 0<br />
Operating Profit 133 133 99 137 O<strong>the</strong>rs N/A N/A N/A N/A<br />
O<strong>the</strong>r Non Opg (Exp)/Inc 0 0 0 0 Total 1,301 1,299 1,263 1,106<br />
Associates & JV Inc (1) (2) (4) (2)<br />
Net Interest (Exp)/Inc 2 (39) (6) 12 Opg Profit (S$ m)<br />
Exceptional Gain/(Loss) (27) 0 0 0 Newspaper ops 325 218 279 302<br />
Pre-tax Profit 108 92 90 147 Rental 82 83 85 84<br />
Tax (16) (21) (4) (21) Property devt. 99 182 135 0<br />
Minority Interest 1 2 1 1 O<strong>the</strong>rs 15 15 15 15<br />
Net Profit 93 73 87 127 Total 521 499 514 401<br />
Net profit bef Except. 119 73 87 127<br />
EBITDA 148 148 112 152 Opg Profit Margins (%)<br />
Newspaper ops 31.0 23.5 29.2 30.5<br />
Sales Gth (%) 0.6 (1.8) (15.6) 13.9 Rental 70.1 71.0 71.0 71.0<br />
EBITDA Gth (%) (3.7) (0.3) (24.4) 35.9 Property devt. 71.6 71.6 71.6 N/A<br />
Opg Profit Gth (%) (4.9) (0.1) (25.2) 37.6 O<strong>the</strong>rs N/A N/A N/A N/A<br />
Net Profit Gth (%) (30.6) (21.1) 19.2 45.6 Total 40.0 38.4 40.7 36.2<br />
Gross Margins (%) 52.0 53.2 49.4 53.7<br />
Opg Profit Margins (%) 38.4 39.1 34.6 41.8 Key Assumptions<br />
Net Profit Margins (%) 26.7 21.5 30.3 38.7 Adex growth rate (%) 8 (17) 4 5<br />
Newprint (US$/mt) 601 760 580 580<br />
Ave US/SGD 1.4138 1.5300 1.5100 1.4900<br />
Source: Company, <strong>DBS</strong> <strong>Vickers</strong><br />
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