Wheelock Properties

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INVEST
Buyers snap up Panorama condo units

Success of relaunch at Ang Mo Kio a matter of pricing it right, say analysts
Published on May 24, 2014 1:24 AM



By Melissa Tan

BUYERS snapped up scores of units at the relaunch of The Panorama condominium in Ang Mo Kio yesterday after the developer slashed prices by 12 per cent.

The success of this relaunch, after a lacklustre initial launch in January, was down to getting the pricing right, analysts said.

Wheelock Properties put up 95 units at the 698-year leasehold project for balloting yesterday.

Out of that, 80 to 85 were sold yesterday as at 7.30pm, said Mr Tan Tee Khoon, executive director of residential services at real estate agency Knight Frank which is marketing the project. "This burst of energy that came into the showflat is healthy," he said.

No sales breakdown was available but agents said the two-bedroom and one-bedroom units were the most popular. Prices for the smallest one-bedder, at 431 sq ft, started from $564,080 to $629,200 according to a price list obtained by The Straits Times. This works out to about $1,309 to $1,460 per sq ft (psf) which was the highest psf price on the list.

Marketing agents had previously said that the 431 sq ft unit prices would start from $565,000, a two-bedder from $820,000 and a three-bedder from $1,175,000.

The cheapest psf price listed was $1,127 psf for a 775 sq ft two-bedder plus study, which translates to slightly over $873,000 in total.

Analysts said the project's new pricing was attractive, given its location in a part of Ang Mo Kio more associated with landed housing. OrangeTee research head Christine Li said: "It has a more exclusive feel and is a good location for home buyers and investors... Once they priced it right, people who were waiting on the sidelines saw their opportunity."

The project was originally supposed to reopen for sales on May 11, but the developer decided to open the showflat just for preview instead that day.

The number of units snapped up yesterday dwarfed the project's total sales since its initial launch in January this year.

Wheelock had moved 58 units in January at a median price of $1,343 per sq ft - just 8 per cent of the 698 units available. It had sold only 56 units all in by the end of April, going by the latest available URA data, indicating that some units were returned by buyers. The slow take-up had prompted Wheelock to write off $110 million for the project, which sent it into the red for the three months to Dec 31 last year.

Wheelock had paid $550 million for the land in Ang Mo Kio Avenue 2, which works out to $790 psf per plot ratio (ppr) for the nearly 1.85ha site - far higher than the $560 and $650 psf ppr analysts had expected.

Analysts said the success of The Panorama's relaunch could also prompt more relaunches by other developers. At least eight projects on the market here have moved less than 10 per cent of their units, and some none at all, according to a report by HSR earlier this week.

melissat@sph.com.sg
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There is an article in this week TheEdgeSingapore that interviewed rainforest research Richard choong. Some of the stocks mentioned are:

SGX
- Goodpack
- DBS Bank, OCBC and UOB (increase of net interest margin)
- Raffles Medical Group
- PACC Offshore Services Holdings (POSH)
- Wheelock properties
- Singapore Land

KLSE
- Batu Kawan
- United Plantations

HKSE
- Hung Lung Properties
GreatView Aseptic Packaging

For more information get a copy of the magazine.

The following is the rationale of buying into Wheelock properties

ttp://www.rainforest-research.com.sg/performance-commentary/

RAINFOREST NOTES - APRIL 2014

Our Investment Manager's Commentary For The Month

April was notable for 3 significant M&A transactions involving local property companies, namely: Singapore Land (“SingLand”), Wheelock Properties (Singapore) (“Wheelock”) and CapitaMall Asia. This trio of transactions was credited in the press for creating renewed interest in property counters. The Fund was/is interested in 2 out of the 3 transactions.

In early April, the Fund sold, in the market, its remaining holdings in SingLand at prices above the takeover offer price of S$9.40. The offer period has ended - UIC controls 97% of SingLand and shares of SingLand have been suspended pending delisting.

Hard on the heels of the SingLand transaction came Wheelock’s announcement of a bid to take over Hotel Properties Ltd (“HPL”) jointly with HPL's controlling shareholder, Ong Beng Seng. This transaction places Wheelock in an advantageous position as, if successful, the transaction will add a new business to Wheelock in the form of a regional luxury hospitality & property business. Without capital outlay, Wheelock would have successfully transformed a financial investment into a strategic holding with meaningful long-term profit contribution potential. Share prices of Wheelock have risen as a result.

To recap, SingLand was the Fund’s 1st and largest holding. As for Wheelock, the Fund initiated a position in the second half of last year and it made its way into the Fund’s top 10 holdings before the takeover bid for HPL was announced. Our decision to invest was not because we were bullish about regional property markets. Actually, it was on the contrary. We invested because our inhouse research showed that (a) this is a quality business and (b) available for purchase at a right price (i.e. substantially below intrinsic value), due to a weakening market. Our empirical experience is that Quality + Valuation = Good Returns over time.
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Update: The Panorama Feb 2014
Cumulative Units Sold to-date: 54
Median Price ($psf) in the Month: $1323
Units sold in the month: 1
Cumulative Units Launched but Unsold: 66
Total Number of Units: 698

After the relaunch and price cut

Update: The Panorama May 2014
Cumulative Units Sold to-date: 156
Median Price ($psf) in the Month: $1241
Units sold in the month: 100
Cumulative Units Launched but Unsold: 90
Total Number of Units: 698

(maybe need another cut......)

not vested
You can find more of my postings in http://investideas.net/forum/
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http://www.ocbcresearch.com/Article.aspx...3221_24509

Wheelock Properties (S) Ltd: Buying solid value with decent yield

We initiate coverage on Wheelock Properties Ltd (Wheelock) with a BUY rating and S$2.38 fair value estimate (30% RNAV disc). With a solid balance sheet with ~S$451m in cash and a low net gearing of 6% at end 1Q14, Wheelock is in good stead to ride out the domestic residential downturn. In addition, with the stock currently priced at 0.5x RNAV and 0.7x book value, we believe that Wheelock offers investors solid value on top of a steady yield of 3.4%. We view the group's recent participation with Ong Beng Seng in a consortium offering for HPL shares as another strong positive; the move has allowed Wheelock to accumulate undervalued HPL shares and will precipitate further upside should HPL decide to undertake a value-accretive redevelopment combining its large freehold / 999-year sites in the west Orchard area. (Eli Lee)
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(04-07-2014, 05:12 PM)kayhian Wrote: http://www.ocbcresearch.com/Article.aspx...3221_24509

Wheelock Properties (S) Ltd: Buying solid value with decent yield

We initiate coverage on Wheelock Properties Ltd (Wheelock) with a BUY rating and S$2.38 fair value estimate (30% RNAV disc). With a solid balance sheet with ~S$451m in cash and a low net gearing of 6% at end 1Q14, Wheelock is in good stead to ride out the domestic residential downturn. In addition, with the stock currently priced at 0.5x RNAV and 0.7x book value, we believe that Wheelock offers investors solid value on top of a steady yield of 3.4%. We view the group's recent participation with Ong Beng Seng in a consortium offering for HPL shares as another strong positive; the move has allowed Wheelock to accumulate undervalued HPL shares and will precipitate further upside should HPL decide to undertake a value-accretive redevelopment combining its large freehold / 999-year sites in the west Orchard area. (Eli Lee)

moving up together with hpl, bonvest and hongfok
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Update: The Panorama July 2014
Cumulative Units Sold to-date: 223
Median Price ($psf) in the Month: $1231
Units sold in the month: 23
Cumulative Units Launched but Unsold: 23
Total Number of Units: 698
You can find more of my postings in http://investideas.net/forum/
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Wheelock Properties (S) Ltd: Re-tenanting underway at Scotts Square mall

The group is undergoing a re-tenanting exercise at Scotts Square retail mall with several new F&B and fashion-house names (including London Fat Duck, Time & Flow, Alexander McQueen, Delvaux, and the Pedder Group) as management attempts to rejuvenate the mall going into the new leasing cycle. We understand that extensive advertising and promotion programs are in store for FY15 to improve foot traffic for the retail mall, which has faced headwinds since its opening given its unique positioning as a smaller high-end boutique mall beside larger neighbors with more F&B and retail options. While we expect to see continued sequential pressure on the mall’s performance in 1H15, we note that the group has already conservatively written down the valuation of the mall by S$52m (17%) and is in a solid financial position to ride out current headwinds. Maintain BUY with an unchanged S$2.27 fair value estimate. (Eli Lee)
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At this level $1.415, Privatization of Wheelock Properties (Singapore) has become a high possibility in 2016.

Wheelock and Co.  privatized Hong Kong listed Wheelock Properties (Hong Kong) in 2010 at 140% premium.  

Wheelock and Co. has every reason to privatize Wheelock Properties (Singapore), it is selling some office assets in Hong Kong and i think the best of of proceed shall go to privatize Wheelock (Singapore).

Let see if this happen in Q1-2016.
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(16-12-2015, 08:17 PM)SLC81 Wrote: At this level $1.415, Privatization of Wheelock Properties (Singapore) has become a high possibility in 2016.

Wheelock and Co.  privatized Hong Kong listed Wheelock Properties (Hong Kong) in 2010 at 140% premium.  

Wheelock and Co. has every reason to privatize Wheelock Properties (Singapore), it is selling some office assets in Hong Kong and i think the best of of proceed shall go to privatize Wheelock (Singapore).

Let see if this happen in Q1-2016.

Not the first time it went to $1.4 and lower...  Rolleyes
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Here is the article by CMIB on candidates for privatization:
http://sbr.com.sg/residential-property/n...ation-soon
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