Sing Holdings will be launching Parc Botannia this weekend. Is Parc Botannia going to be the big windfall for Sing Holdings? Would Sing Holdings be a company that is worth investing in?
To answer these questions, SPK shall do some analysis on Sing Holdings for the benefit of the readers here.
Sing Holdings will have a significant cash hoard after the divestment of Robin Residences
Sing Holdings completed the disposal of its entire 100% equity holding in Sing Holdings (Robin) Pte Ltd on 8th September. Sing Holdings (Robin) Pte Ltd hold 29 strata units in the freehold Robin Residences.
With the completion of the divestment, Sing Holdings will receive cash of S$72.7 million. Adding on to the S$60 mil on Sing Holdings’ balance sheet, this means that the company will have a cash hoard of S$132.7 mil that is equivalent to S$0.33 per share!
Parc Botannia will be the potential windfall for Sing Holdings
In SPK’s earlier post titled “Pac Botannia will be launching next weekend. How can you profit from it?”, it was estimated that Sing Holdings could potentially make a profit of S$100 mil to S$120 mil if it successfully sells out Parc Botannia at S$1,280 psf average. This would bump up its book value by 40% to 47%, from the current S$255 mil to S$355 mil – S$375mil! That would translate to a book value per share of 88.5 cents to 93.5 cents. And by the time Sing Holdings fully sell out and complete Parc Botannia in 3 years’ time, its cash hoard would have ballooned to S$233 mil to S$253 mil, after repaying its project loan for Parc Botannia!
What about its debt? It has S$292 million of debt on its balance sheet! A cause for concern?
Yes, on the surface, this might look scary. With a total debt of S$292 mil and a high gearing (debt to asset) ratio of close to 50%, Sing Holdings seems to be a risky investment. Even with the cash hoard of S$132.7 mil, it is still unable to cover its debt and it is still in a net debt position.
Should we be worried? Well, let’s take a closer look at its debt. Out of the S$292 mil, it is estimated (by SPK) that approximately S$215 mil was used to fund the upfront land and development costs for Parc Botannia. This project loan will be fully paid-off by the sales proceeds from Parc Botannia upon completion. As long as Parc Botannia is able to sell well, the repayment of the loan would not be of any concern. Early signs of strong demand for Parc Botannia should give us some comfort on this.
The balance debt of S$77 mil was for the funding of the acquisition of Travelodge Docklands, a freehold 14-storey hotel located in Melbourne, Australia with 291 guestrooms. This is a stable income generating asset and hence, it should generate sufficient cashflow to service the debt and shouldn’t have much issue with refinancing as long as it continues to perform.
Looks too good to be true? Is it a riskless investment?
Yes, all investment comes with risks. So what is the key risk in investing in Sing Holdings? From SPK’s perspective, one key risk is the sales performance of Parc Botannia. In the event that the sales is not ideal, Sing Holdings may cut price and hence, the upside to book value will be reduced.
Another risk is the future land acquisition by Sing Holdings. After Parc Botannia, Sing Holdings will run out of land bank and launch inventory. What will it do? It needs to bid for development land at Government Land Sales and collective sales. Given the heated competition for land at this stage, it is important for Sing Holdings not to overbid for land and increase the risks of the company and shareholders. But from past trends, Sing Holdings tend to go into land bids and tenders in partnership with a main contractor, with Sing Holdings hold a majority stake. This shows prudence in risk management by the company.
What is the upside potential we are looking at?
Sing Holdings’ last traded price of S$0.50 per share translates to a price to book ratio of 0.78x. On its reappraised book value of $0.885 to S$0.935 per share, Sing Holdings valuation would look even more attractive, at 0.53x to 0.56x price to RNAV. Let us just assume a re-rating of the stock to 0.8x price to RNAV, and this would imply a potential profit of 43% to 50% in capital gain! Looks like a BUY, isn’t it?
The information and opinion contained in this blog posting above is based solely on the personal analysis of Singapore Property Kaki (“SPK”) and is for general information purposes only. SPK assumes no responsibility for errors or omissions in the contents of this blog posting. In no event shall SPK be liable for any special, direct, indirect, consequential, or incidental damages or any damages whatsoever, whether in an action of contract, negligence or other tort, arising out of or in connection with the use of the content in this blog posting. SPK reserves the right to make additions, deletions, or modification to the contents at any time without prior notice.
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