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Understanding Reit structures, Young Investors Forum - THE BUSINESS TIMES

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They always make sure your informed so you can plan around any issues that arise. They really are a solution-based corporation. They are a subcontractor that knows what they have to do, and also understands what the general contractor has to do.

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If a problem arises on the project, Buesing will come in and help you resolve the problem. Opus appreciates that Buesing understands their business and can always deliver. They know what they are doing and how to approach a project.

Understanding Reit structures

Another advantage to Buesing is their attention to detail. Alan Torvie Senior Director of ConstructionOpus West Buesing employees are very professional, and perform their job duties in a time fashion. Another advantage of using Buesing is that they have plenty of manpower and equipment to get the job done.

They are very creative in excavation and shoring systems. Making good on promises is important in the construction field, particularly when it comes to excavation work.

Our Experience was very positive. They performed well in a challenging situation, as we already had an active commercial development and residential community to work around. The excavation went smoothly and efficiently. We were impressed with how they handled the logistics that are required for such an undertaking.

We are looking forward to teaming up with them on future projects. Kent Moe Opus West Corp. Their commitment to professional service and quality, while maintaining market competitiveness, has made them a leader in their industry niche.

NewspaperSG - The Straits Times, 15 May

Russ Hermann Monterey Homes We selected Buesing Corp to do our major excavation and backfill work on the America West Arena and Bank One Ballpark projects based on their competitive price and commitment to meet a very aggressive schedule. To sum up, property investments offer capital appreciation, rental income streams and diversification.

Investors also derive pleasure from owning a piece of space. Buying residential property in Singapore for investment purposes requires a large sum of capital. Properties are generally illiquid and difficult to sell quickly. The multiple measures put in place by the government to cool the market in the last few years also impose costs and limitations on investors.

Rental yields, after deducting costs of debt and maintenance, might just amount to a few percentage points a year. Real estate investment trusts Reitson the other hand, offer investors a yield of per cent currently. They are easily traded on the stock market. Investors just starting out might find Reits a more attractive proposition than buying their own physical property to rent out.

Before jumping in, investors have to understand the nature of Reit company structures and how they differ from other commonly traded structures such as bonds and stocks. In Singapore, Reits are divided into shopping mall Reits, office Reits, industrial Reits and others such as hotel, hospital and residential property Reits. The price and yield of each type of Reit are affected by different factors.

Today's article will focus on the Reit structure itself and why Reits have become popular with both buyers and sellers alike. Why do Reits exist? While stocks and bonds have been around for hundreds of years and wealthy families have owned land and property for generations, Reits were only first introduced in the US in the s and Australia in the s.

This financial innovation helps investors by breaking up large pieces of property into smaller, easily bought and traded chunks. Reits were introduced in Singapore inwith the listing of CapitaMall Trust.

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Since then, the number of Reits here have grown. Currently, there are 26 Reits on the market. Reits allow companies to park their income-generating real estate assets within a financial structure that gives them tax advantages on the rental income received.

Individual investors will also not be taxed on the dividend income that they get from Reits. To qualify for these tax advantages, Reits have to distribute at least 90 per cent of their income to their investors.

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Essentially, most of the money that a Reit generates from renting out its properties will end up in the pockets of its investors. This is why Reits generally have higher yields than stocks of companies, which generally retain profits for growth purposes. Reits should thus not be looked upon as growth stocks, and investors should not expect them to double in value every year. But they can expect steady dividends. Companies like to sell their income-generating property assets to Reits.

By doing so, they "unlock" or monetise the value of their property, getting a tidy sum from Reit investors to reinvest for their own growth.

Companies tend to own a portion of the Reit that they sell their properties to, so they can still enjoy a stable source of income even after they sell their properties.

The relationship between the company that sells the property to the Reit and the Reit itself is important to understand, as conflicts of interest may arise. One of the hallmarks of a good Reit is having a strong "sponsor" company that can continue to feed the Reit with a pipeline of cashflow-generating properties in years to come. It is a win-win situation for company and Reit: What remains to be seen are the terms of the deal, that is, whether a company sells properties to its Reit at a fair price, or whether it is just taking the chance to sell its lower-quality buildings to unknowing Reit investors while holding on to its best properties.

Reit investors look out for "yield-accretive" acquisitions.

This means that the costs of debt or equity incurred to pay for the new property will be outweighed by the rental income received, such that the Reit unitholder will see an increase in his or her distributions per unit. Some Reits in Singapore have sponsors that are developers.

Property development giant CapitaLand, for example, is backing the various Reits that bear the CapitaLand name: