The Positives
+ Resilient rental reversion of 15.7%, with 313@somerset contributing c.20%, and Jem delivering stable support of c.10%. Due to the lingering effects of COVID-19 base rents, we expect a rental reversion in the high teens for 313@somerset and in the low teens for Jem in 2025, as 20.3% of the lease by GRI is set to expire.
+ Stable operating metrics. Tenant sales continue to trend above pre-COVID levels and increased 0.6% YoY in 1H24. F&B, entertainment, and necessities outperformed. Despite lower contributions from GTO, we expect sales to benefit the top line with the influx of Chinese tourists, facilitated by the 30-day visa-free policy.
The Negative
– Borrowing cost inched up. There was no indication of a near-term reversal in the interest rate trajectory. LREIT having hedged 61% of its borrowings, will not experience much benefit from a potential interest rate cut in the future. With the implementation of the new rate, the expected interest rate for FY24e is c.3.5% (1H24: 3.37%).
Miaomiao mainly covers the Singapore REITs sector and graduated from Singapore Management University with a Bachelor’s degree in Business Management.