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Croesus Retail Trust: What is my plan?

Saturday, February 1, 2014

When I revealed that I had a BUY order queued at 85.5c, a reader was concerned. He said that he bought some units in Croesus Retail Trust at 87c because he read my blogs and how I first initiated a long position at 87c too.

From Winston Koh's FB wall.




Do I think that the unit price will fall a bit more?

Well, I don't know. My bowling ball has been rather quiet lately. Not talking to me. Maybe, I should give it a good rub later but that sounds like work and I am such a lazy guy. Bad AK! Bad AK!

What I do know is that selling pressure seems to have eased, looking at the higher lows in the CMF and the MFI.

Click to enlarge.

The moving averages are all bunching up which implies a very low level of volatility and this congestion in the moving averages will serve to be an important support or resistance in future. In future?

Yes, with the Bollinger Bands having narrowed, I would not be surprised if this period of low volatility should be followed by a big move in unit price in the near future.

Big move? Up or down? Well, if I should hazard a guess, with the CMF and MFI the way they are, I would say "up". However, if these should be negated and if unit price were to move down instead, using Fibo retracement lines, the 138.2% golden ratio is at 85.5c.

So, this solves the mystery of why AK71 has put in a BUY order at 85.5c. For those who say they feel safer if they buy at a lower price than me, well, 85c is a possibility too since that is where we find the 161.8% golden ratio.

At 85c or 85.5c, we are looking at a prospective 9.62 to 9.68% in distribution yield, according to guidance provided by the management. It would also mean getting in with a bigger discount to the Trust's NAV.

There is no way I can predict the price movement. However, I do know what I would do in each scenario.

Asking what would we do is more useful than asking what would the price do. 

After all, we have control of our faculties (I hope) but we do not have any control over Mr. Market's actions.

Some numbers (pre-MTN):

From: Presentation to investors (7 & 8 Jan 2014).

Related posts:
1. Croesus Retail Trust: Overnight BUY order filled. (I looked at how the S$100 million MTN could affect the Trust here.)
2. Why some were burnt badly.

Chinese New Year red packets!

Friday, January 31, 2014

Soon after midnight, I blogged a Chinese New Year greeting, wishing all readers a happy and prosperous Year of the Horse.

I guess everyone should be busy visiting family and spending quality time together today. For married people, they will be giving out red packets filled with good intentions and well wishes.

What? Money? Oh, yes, money too. Sorry, that slipped my mind.

Since I am single, I am still eligible to collect red packets and they are so pretty this year!



Hope everyone is having a great time today, the first day of the Chinese New Year!
 
天增歲月人增壽, 春滿乾坤福滿門!

Related post:
AK's photo to celebrate Year of the Horse 2014.

AK's photo to celebrate Year of the Horse 2014

This is my photo to celebrate Year of the Horse 2014:

AK71 says 新年快樂!

Yup, took it myself instead of using some stock photos from the net.

I won the doll in a scatch and win lucky draw. The mandarin oranges are from my sister's kitchen. The red packet is from my broker.

Gong Xi Fa Cai!

Huat ah! HUAT ah! HUAT AH!

4 numbers I saw on my desk: 9232.

4 numbers? What for? OK, if you think I am always lucid when I blog, you could be mistaken. Don't be so serious. I am just horsing around lah.


Start the Year of the Horse inspired! If you can spare 50 minutes, watch this video, if you have not done so yet:
The world's greatest money maker!


Have a huge amount of savings and still work till age 70?

Thursday, January 30, 2014

It seems that for many Singaporeans, there is no problem with having an emergency fund. 

According to research by Manulife Singapore, their sample shows that Singaporeans hold an average of 33 months of personal income in cash!

A fifth of this is for daily and unexpected expenses. 

The balance, which is being underutilised, is losing value because of inflation. 





So, cash is a favoured asset. 

Guess which asset is in second place?

The property we own and stay in.








Being mostly in cash is a bad idea given the paltry interest income from the banks. 

Inflation is chipping away at our wealth.

Then, isn't our home a good investment? 

No, the property we stay in is not an investment. 

It is an asset but if it does not generate cash, it is a consumption item.





In the same report, it was revealed that Singaporeans expect to only retire at age 61 and continue working for another 9 years after. 

That means a grand old age of 70.

Work till 70 years old?

At age 61, if people continue working because they want to, I am happy for them, but if people continue working because they have no choice but to do it, then, it is rather sad.


The latter doesn't have to happen.





I have blogged about how the first step to wealth building is saving money which some find difficult to do. 

However, for people who already have substantial amount of savings but are holding themselves back from investing for income, it is really sad because their wealth is simply wasting away.

It is probably considered bad manners in Asia to talk about money but with the long weekend coming up, I am tempted to ask you to give it a try, to talk about this with people who are closer to you and people you care about. 

Or, perhaps, just email the link of this blog post to them.

Everyone's life could be and should be better.

Never depend on single income. Make investment to create a second source. Warren Buffet




Related posts:
1. Achieving financial freedom is a family affair.
2. A letter from a 66 year old retiree.
3. Inflation adjusted retirement income plan.
4. Secrets of Millionaire Investors.
5. Ambassadors of Financial Freedom.

Accused of fraud and denied payment.

Wednesday, January 29, 2014

After almost a year and 20c per click, my blog accumulated about $170 of earnings from ads put up by Nuffnang.

After waiting for two months for payment, they now tell me my blog is confirmed to be involved in click fraud. See letter:

If they suspected that my blog was guilty of click fraud, why did they bother to even tell me that a client was interested in running an ad campaign in my blog recently? I was even asked to send details of my blog's traffic to them.

$170. I don't believe how much money I tried to obtain through click fraud. I am dumbfounded.

Anyway, rather than running the risk of being accused of click fraud again, I have removed all of Nuffnang's ad spaces from my blog.

Related post:
Ad hoc annual report for ASSI.

Croesus Retail Trust: Why some were burnt and burnt badly.

Tuesday, January 28, 2014

Some have asked me if it is safe to buy into Croesus Retail Trust now. It has to be safe since I am putting my money where my mouth is, right? Sorry, but the truth is I don't know.

Huh?

Well, I feel that at the current price level, Croesus Retail Trust offers fairly good value for money and I explained why I thought so in earlier blog posts. I also said that 87c represents immediate support from a technical analysis perspective and this support seems to have strengthened today.

Sounds good, doesn't it? Yes, it does but it also pays to remember that Croesus Retail Trust has quite a number of substantial shareholders who most probably have their own agenda. There is no guarantee that they won't sell even at prices lower than 87c, for reasons unknown to us.

The lowest unit price ever was 84.5c but that was probably just some retail investor who threw in the towel. It happens, I am sure all of us know.


Anyway, I went through the filings of insider trades since the Trust's IPO last year in May.

AR Capital Pte Ltd acquired 7.54 million units from 10 May to 10 September 2013 at an average price of 96.3 cents per unit. Strangely, they sold 3.576 million units from 14 to 16 October 2013 at an average price of 86 cents each. Then, they sold 1.286 million units on 28 November 2013 at 87.9 cents each. Now, they still retain a stake of  28.757 million units or 6.73%.

Why would they sell at a loss in October and November? Did they make a mistake increasing their stake from May to September? Perhaps they had to do some portfolio balancing?

DBS Group Holdings Ltd became a substantial shareholder on 10 May 2013 after it acquired 34.929 million units or 8.21% of the issued capital via placement at 93 cents each. The group sold 12.84 million units from 28 May to 27 November 2013. The highest sell price was $1.07 and the lowest was $0.86.

While they were selling, DBS Vickers was issuing BUY calls with target price of $1.14. Now, try to reconcile that.

The only substantial shareholder who has been consistently increasing their stake is Target Asset Management. They bought another 1.9 million units on 30 May 2013 at 98 cents each. Then, they bought 530,000 units on 28 June 2013 at 95 cents each. The last time they bought more was on 27 July 2013 when they bought 450,000 units at 96 cents each.

They now hold 29.79 million units which places them ahead of AR Capital Pte Ltd.


Plenty more happened where insider trading is concerned at Croesus Retail Trust and it is obvious that many substantial shareholders took the opportunity to sell soon after the IPO as the unit price retreated from a high of $1.18 a unit.

Nikko Asset Management Asia Limited with a 22.25 million units stake then started selling on 14 May 2013 at $1.10 a unit. On 15 May 2013, they sold again at $1.09 a unit and on 17 May 2013, again at $1.08. At some point in May, they ceased being a substantial shareholder.

Similarly for Hwang-DBS (Malaysia) Berhad, they ceased being a substantial shareholder after selling from $1.08 to $1.10 a unit in May 2013.

The Amundi Group only started selling at the end of May 2013 and by 5 June 2013, they ceased to be a substantial shareholder. The prices they sold at were from 98c to 99c a unit.


Now, I didn't spend the last hour and a half going through all these and presenting them in a blog because I had a morbid fascination for SGX filings. It is very obvious that there are lessons to be learnt from this and I think I don't have to spell them out.

I also do not want to spell them out in case trouble comes knocking on my door.

I have no doubt that some people were burnt and burnt badly. Imagine getting in at $1.10 or higher. However, if I were in their shoes, I might want to look at Croesus Retail Trust again as it is a more attractive proposition at 87c now.

Oh, my goodness. I have been sleep blogging again. I need to see a doctor before my condition worsens.

Related posts:
1. Stock market analysts. (I was just beginning to blog.)
2. When to BUY, HOLD or SELL?
3. Buy Japanese real estate. (Another oldie from 2009.)
4. Croesus Retail Trust: Overnight BUY order filled.
5. Nobody cares more about our money than we do.

Croesus Retail Trust: Overnight BUY order filled.

Monday, January 27, 2014

I entered several BUY orders last night and one of these was a BUY order for Croesus Retail Trust at 87c which was the price at which I initiated a long position last year.

I decided that the expected market weakness today would be a good opportunity to increase exposure to the Trust because of an encouraging set of numbers. Using the information provided at its IPO, I estimated the distribution yield to be 8.5% when I got in at 87c a unit last year.

However, with a higher than forecast DPU now expected, distribution yield at 87c a unit has bumped up. According to the management's annualised figure, distribution yield should approximate 9.46% at 87c a unit. This is very attractive for the kind of assets the Trust holds.

Even if we are a bit conservative which was my attitude towards estimating the DPU back in November, for anyone buying in at 87c a unit, a 9% distribution yield is quite realistic.


Given the fact that most of its income is hedged against foreign exchange fluctuations for two years and that the bulk of its loans are locked in for 5 years at a very low interest rate, DPU level in S$ terms is more or less protected. This is probably an important consideration for anyone investing for income.

What might change the DPU level is the S$100 million 4.6% MTN issued just a few days ago. These notes are due in 2017.

4.6% is pretty high compared to the interest rates of the Trust's JPY loans. However, just like in the case of AIMS AMP Capital Industrial REIT which also issued notes last year attracting higher costs compared to conventional bank loans, the access to a different funding source increases the level of funding flexibility and, some might say, security. The higher cost of funds is justifiable.

If I were to hazard a guess, I would say that the management has identified potential acquisitions and with NPI yield for malls in Japan hovering at about 6% in general, any acquisition is likely to be DPU accretive. If this were the case, then, there is no fear of distribution income being negatively impacted.

We must, however, still keep an eye on the numbers.


The hard numbers tell us that finance costs will jump by some 30% because of this S$100 million MTN and unless put to good use it will also reduce DPU by about 5%. So, the funds raised should not be left idle for too long.

This is how I would look at the issue of the S$100 million MTN. Simply saying it is not cheap or it is expensive is not very helpful in our decision making process or is it?

If Mr. Market should continue to feel depressed and decide to sell even more cheaply, I would probably be buying more. There would be an even greater margin of safety then.

See slides presentation of 13 Jan 14: here.

Read about the $100 million 4.6% MTN: here.

Related posts:
1. Croesus Retail Trust: Initiated long position at 87c.
2. Croesus Retail Trust: Motivations and risks.

The one and only AK Cup Ramen!

Sunday, January 26, 2014

During my vacation in Japan last month, I went to the Instant Ramen Museum.

The Momofuku Ando Instant Ramen Museum Insutanto-rāmen Hatsumei Kinenkan) is a museum dedicated to instant noodles and Cup Noodles, as well as its creator and founder, Momofuku Ando. The museum is located in Ikeda in Osaka.

There is also a noodle factory where visitors can assemble their own personal Cup Noodles from pre-made ingredients for a small fee of 300 yen. (Source: Wikipedia).

This was what I made:






Tonight, I had it for dinner. Oishi!

If you are interested in looking at my travel photos, please visit my other blog: Travel Photos and Videos.


How do I view the plunge in the DJIA and what is my plan?

With the recent plunge in the DJIA, some could be feeling unnerved. Unless these people have invested with money they could not afford to lose, there is no reason to feel uneasy or is there?

Well, you know what they say about a market climbing a wall of worries and going down a river of hope. In plain English, it simply means that nothing goes up or down in a straight line.


After hitting a high of 16,576 on New Year's Eve, the DJIA has plunged to 15,879 yesterday. That is an almost 5% retreat. Now, a correction, by definition, could see the index retreat by almost 20%. More than that would be bear market territory. So, 13,260 on the DJIA? Wow!

Intuitively, it seems to me that there would be support at the 14,700 to 14,800 level.  That is about an 11% retreat from the top. Of course, this is just my bowling ball talking to me and it could just be another gutter throw. Always dreaming of strikes, I am.

Let us come back to Earth and see what this tapering business is doing.

Well, it is going to reduce the rate at which liquidity is being added to the economy. Notice that there is no tightening yet. Very important. There is still more money being added into the system but at a slower rate. So, to say that liquidity in the system is being reduced is incorrect and alarmist, even.
 
Then, there is concern that China could be experiencing an economic slowdown and this is also not something new. Plenty of Chinese GDP growth is from a red hot property market. It has been said that this is probably unsustainable.

However, the Chinese government has plenty of reserves and is able to do a lot more, if required. In fact, they just injected more money into the system last week.
 

Of course, people are also concerned about interest rates rising and, maybe, rocketing through the roof. Well, it could happen one day but it won't happen in the near future or for a considerably long period of time.

The Fed has indicated that interest rates will be kept near zero for an extended period unless it sees much higher inflation. We have to remember that the U.S.A. has a gigantic public debt burden and higher interest rates would make debt more expensive for them to service. Why would they want that?
 
Now, if we scale down and look at businesses, do we foresee companies operating as usual? Or do we see them going bellies up? I am sure that some businesses will suffer and talks of how property developers are having a hard time have made their rounds. However, it is also noteworthy that property developers have much stronger balance sheets now, generally. They might not do as well as two years ago but they would certainly still be in business.

Of course, there will be businesses which will still do well, tapering or not. Will the government cancel the plan to double the MRT lines by 2030? Will people stop consuming sugar and palm oil? Will people stop using their credit cards? Will the banks stop lending money? Will companies stop renting business spaces, industrial or commercial? Also, will people stop eating curry puffs? OK, I couldn't resist the last one. My bad.

These are just some questions that I randomly generated and I think it is safe to say that businesses will still be chugging along. A bit slower or a bit faster, they will chug along. Those with competitive advantages or which are experiencing an upswing in their business cycles will probably do better.

However, the same could not be said for their stock prices and this is where we have to remind ourselves of the difference between value and price. As stock prices fall and values remain unchanged, the stocks are becoming more attractively priced.

So, all else remaining equal, a correction is good for investors. In a nutshell, we get to buy more for less.

Of course, the next question is when should we buy?

All of us want to buy at the cheapest. Who wants to pay more? However, I will be quite happy to buy cheaper and, if possible, much cheaper. If I managed to buy something when it was at its cheapest, I would have to give thanks to the Goddess of Mercy or Tua Pek Gong. Maybe, to be safe, I should just thank both.


This is where a little knowledge of technical analysis is useful. I would use it to help decide on entry prices. Very importantly, remember, it is about probability, not certainty.

For example, I believe that banks will do better in an environment where interest rates are higher. So, a correction in their stock prices could see supports tested. Where are the long term supports for DBS and UOB, for examples.

The 100 weeks moving average for DBS is currently at $15.40 and for UOB, it is at $19.80. So, if we should see those prices tested, I could buy some. Some, yes. Pace ourselves. Don't throw everything in, including the kitchen sink. What if the supports broke?

Of course, if we should ever revisit price levels seen during the Global Financial Crisis a few years ago, I hope I would be brave enough to throw in everything, including the sinks (yes, why stop at one) and, maybe, the bathtub (which I do not have). In case you are wondering, chances are I won't be brave enough. Just being honest.

Things could change in the future and it could be things that we have no control over. What is the point of worrying about things like that?

Know your own circumstances and your own abilities.
There are many ways to cross the seas.

What we have control over is to ensure that our investments are fundamentally sound and that they will continue to do what we expect them to do. Since I am primarily invested for income, with a shopping list in hand now, I am quite happy to be paid while I wait.

Related posts:
1. Have a plan, your own plan.
2. When to BUY, HOLD or SELL?
3. Be comfortable with being invested.
4. Be fully invested in the stock market?
5. What should I do when I am down 25%?
(If you can't convince yourself "When I'm down 25%, I'm a buyer" and banish forever the fatal thought "When I'm down 25%, I'm a seller," then you'll never make a decent profit in stocks. - Peter Lynch)


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