the Lan CapLan!
I Dont find its price movement fascinating, 1 of my biggest mistake too
https://www.theedgesingapore.com/ca...sts-results-trigger-relook-capital-management
CLCT’s financing structure has changed over the years as the Chinese financial sector has developed from emerging market to a more developed financial sector. As a result, Chinese policy rates have fallen over the years. In May this year, the People’s Bank of China (PBOC) lowered loan prime rate (LPR) to 4.45% from 4.6%.
“We have
moved from 100% offshore financing to 80% offshore, and 20% onshore. We will look at increasing onshore financing when we look at acquisitions because acquisition structuring requires onshore LTV (loan-to-value) for tax shield onshore,” says Tan Tze Wooi, CEO of CLCT’s manager.
Onshore loans are more restrictive, and loan proceeds may only be deployed for the certain purposes. “We are looking at possibility of grouping onshore borrowings whether to satisfy AEI or ongoing capex needs,” Tan says.
“In the longer term we may move to 70% offshore and
30% onshore. The cost of onshore loans have come down to 4.5% as LPR is 4.45% while offshore loans for 3-5 years on fixed rates is 3.5% so they are converging and we want to balance the capital structure so we are competitive in terms of cost of debt,” he elaborates.
Sasseur REIT’s debt maturity based on its 1QFY2022 business updates indicates its offshore and onshore debt expire in March 2023.
BHG Retail REIT is the only other Chinese S-REIT that has successfully refinanced its debt. All of its debt expired in March this year. Its FY2021 annual report had a footnote that said “Subsequent to the reporting date, the Group and the REIT finalised the refinancing of offshore and onshore secured borrowing facilities of $240.0 million and RMB232.0 million respectively, secured new offshore and onshore borrowing facilities of $12.0 million and RMB65.0 million respectively. The facilities mature in March 2025.”
so far in one S-REIT and one property trust facing issues upon refinancing –
Dasin Retail Trust and
EC World REIT – with both managing to roll over their debt only for a shorter time period. In addition, banks have imposed additional conditions to reduce their overall debt (25% repayment in ECW REIT’s case).
The REITs themselves need to be - and are usually - transparent with disclosure.
The G in ESG stands for governance. Notably, in an ESG score, RHB Research lowered its ESG score and its price target for ECW REIT because of its intermittent disclosures around its refinancing.