Acquiring cold storage logistics facility
- AREIT plans to acquire a cold storage facility in Singapore for S$191.9m.
- The deal will increase AREIT’s exposure to the logistics sector while further diversifying its tenant base.
- Reiterate Add with a slightly higher DDM-based TP of S$3.21.
Maiden foray into cold storage facility investment in Singapore
AREIT plans to acquire a cold storage logistics facility in Singapore for S$191.9m, marking the REIT’s entry into cold storage facility investment in Singapore. The purchase price is 1.6% below the May 2022 independent valuation of S$195m. The property is a Grade-A 5- storey ramp-up logistics distribution centre with chiller, freezer, air-conditioned and ambient storage space as well as ancillary office spaces, catering to diverse requirements of food producers, distributors, retailers, importers, and others. The property is fully occupied by five tenants, including a supermarket chain, and leading distributors of fruits and vegetables. Management expects the transaction to complete in 4Q22.
Boosting exposure to the logistics property sector
This latest acquisition follows the proposed purchase of the Philips APAC Centre in Singapore for S$104.8m, announced in Aug 2022. Together, we estimate these properties could increase AREIT’s AUM to S$16.9bn, while expanding its exposure to the logistics property sector to c.26% of portfolio value. Not only will the diversification into the cold storage sector expand AREIT’s customer base (food-related tenants accounted for 3.2% of AREIT’s rental income base as at Jun 22), the cold storage property has a weighted average lease expiry of 7 years and its leases have in-built rental escalations of 2-3% every 3 years, thus improving AREIT’s income stability.
Acquisition likely to be DPU accretive
AREIT intends to fund the total purchase consideration of S$196.2m via internal resources/ existing debt facilities. We estimate the acquisition of this facility, as well as the Philips APAC Centre, will lift AREIT’s gearing from 36.7% as at Jun 22 to c.39%. Based on the stated net income yield of 7% (6.9% post transaction cost) for the cold storage property vs. AREIT’s average all-in funding cost of 2.1%, the acquisition is expected to be DPU accretive, in our view.
Reiterate Add rating
We tweak our FY22-24F DPU estimates up by 0.13-1.41% to factor in contributions from these two new properties. Accordingly, our DDM-based TP is lifted slightly to S$3.21. AREIT is currently trading at 5.7% FY22F yield. We continue to like AREIT for its diversified and resilient portfolio and healthy balance sheet. Potential catalysts include faster-than-expected global recovery and accretive new acquisitions. Downside risks include a protracted economic downturn.