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Strategic Locations Across Singapore

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Strategic Locations Across Singapore MAPLETREE ANNUAL REPORT 28. INDUSTRIAL TRUST 2015/2016 STRATEGIC DIRECTION | PEOPLE | PORTFOLIO | GOVERNANCE | FINANCIAL STATEMENTS AND ADDITIONAL INFORMATION 29. STRATEGIC LOCATIONS 2.7% DIVERSE TOTAL ACROSS SINGAPORE PORTFOLIO OF GFA OF 12.6% 44.0% PORTFOLIO 85 19.7 VALUE PROPERTIES MILLION SQ FT 15.8% MAPLETREE INDUSTRIAL TRUST S$3.6 BILLION has a diverse portfolio of industrial properties in five AS AT 31 MARCH 2016 • FLATTED FACTORIES LARGE TENANT • HI-TECH BUILDINGS property segments. They are strategically located in BASE OF • BUSINESS PARK BUILDINGS STACK-UP/RAMP-UP BUILDINGS established industrial estates and business parks with 2,302 24.9% • TENANTS • LIGHT INDUSTRIAL BUILDINGS good transportation infrastructure. PROPERTY CLUSTERS 1 CAUSEWAY TO MALAYSIA FLATTED FACTORIES 36 1 Chai Chee Lane 13 Kolam Ayer 1 41 2 Changi North 14 Kolam Ayer 2 3 Clementi West 15 Kolam Ayer 5 32 4 Kaki Bukit 16 Loyang 1 5 Kallang Basin 1 17 Loyang 2 6 Kallang Basin 2 18 Redhill 1 WOODLANDS REGIONAL 7 Kallang Basin 3 19 Redhill 2 CENTRE 8 Kallang Basin 4 2 20 Tanglin Halt 9 Kallang Basin 5 21 Tiong Bahru 1 10 Kallang Basin 6 22 Tiong Bahru 2 11 Kampong Ampat 23 Toa Payoh North 2 12 Kampong Ubi 24 Toa Payoh North 3 28 27 Loyang HI-TECH BUILDINGS Serangoon North 16 17 25 19 Tai Seng Drive TAMPINES 26 26A Ayer Rajah Crescent TUAS REGIONAL 25 CENTRE 27 K&S Corporate Headquarters SECOND JURONG LAKE Toa Payoh 37 2 AIRPORT LINK DISTRICT North Kampong 29 28 Serangoon North 23 31 Ampat Changi 24 29 Tata Communications Exchange 11 North 4 30 Telok Blangah 3 13 12 Kaki Bukit 31 Toa Payoh North 1 15 40 33 38 34 Kolam Changi 32 Woodlands Central 35 Kampong Business 3 Clementi Ayer 14 Ubi 1 Park International West 5 Business Park 7 Chai Chee Lane 6 8 BUSINESS PARK BUILDINGS 39 Tanglin 9 Kallang one-north 20 10 33 The Signature Halt Basin 26 Tiong 34 The Strategy Redhill Bahru 35 The Synergy SEAPORT 18 19 21 22 CENTRAL Telok 30 AREA STACK-UP/RAMP-UP BUILDINGS Blangah 36 Woodlands Spectrum 1 and 2 Key Commercial Centres SEAPORT SEAPORT Major Expressways LIGHT INDUSTRIAL BUILDINGS 1 A property “cluster” consists of one or more individual buildings situated on the same land lot or adjoining land lots. 2 Includes a new 14-storey high specification building which obtained provisional 37 2A Changi North Street 2 permission from Urban Redevelopment Authority on 28 March 2016. 38 19 Changi South Street 1 3 The redevelopment of the Telok Blangah Cluster as a BTS facility for Hewlett-Packard 39 65 Tech Park Crescent had commenced in FY14/15. On 31 March 2015, the Telok Blangah Cluster was 40 45 Ubi Road 1 reclassified from a Flatted Factory Cluster to a Hi-Tech Building Cluster. 41 26 Woodlands Loop MAPLETREE ANNUAL REPORT 30. INDUSTRIAL TRUST 2015/2016 STRATEGIC DIRECTION | PEOPLE | PORTFOLIO | GOVERNANCE | FINANCIAL STATEMENTS AND ADDITIONAL INFORMATION 31. OPERATIONS REVIEW RESILIENT PORTFOLIO PERFORMANCE AVERAGE OCCUPANCY RATES AND PASSING RENTS³ The 85 investment properties in the portfolio were valued at S$3,557.9 million as at 31 March 2016, which Occupancy Passing Rent represented an increase of 3.9% over the previous (%) (S$) valuation as at 31 March 2015. The increase was due 100 94.7 95.2 2.50 to a portfolio revaluation gain of S$82.0 million and 91.7 92.8 90.9 94.1 capitalised cost of S$51.7 million from development and 80 2.00 improvement works. The revaluation gain was driven by 1.88 60 1.72 1.81 1.50 improved portfolio performance, construction progress 1.61 1.45 1.51 at the Telok Blangah Cluster¹ and commencement of 40 1.00 the AEI at Kallang Basin 4 Cluster ². Correspondingly, the net asset value per unit increased from S$1.32 as at 20 0.50 An artist’s impression of the new 14-storey high specification 31 March 2015 to S$1.37 as at 31 March 2016. building at Kallang Basin 4 Cluster. 0 0.00 FY10/11 FY11/12 FY12/13 FY13/14 FY14/15 FY15/16 Occupancy Passing Rent (S$) PORTFOLIO VALUE (BY SEGMENT) Improvements in occupancies were registered across all property segments except for Stack-up/Ramp-up Buildings segment, which saw a marginal decline from 96.6% in FY14/15 to 96.3% in FY15/16. Average 2.7% 2.8% portfolio occupancy rate increased from 90.9% in FY14/15 to 94.1% in FY15/16. 12.6% 44.0% 12.9% 44.7% SEGMENTAL OCCUPANCY RATES PORTFOLIO VALUE PORTFOLIO VALUE Occupancy 16.1% (%) 15.8% S$ S$ 3,557.9 3,424.2 99.9 100 94.6 96.6 96.3 97.2 94.1 MILLION MILLION 92.6 91.3 88.8 90.9 AS AT 31 MARCH 2016 AS AT 31 MARCH 2015 81.5 80 75.6 24.9% 23.5% 60 40 • FLATTED FACTORIES • HI-TECH BUILDINGS • BUSINESS PARK BUILDINGS 20 • STACK-UP/RAMP-UP BUILDINGS • LIGHT INDUSTRIAL BUILDINGS 0 FY14/15 FY15/16 FY14/15 FY15/16 FY14/15 FY15/16 FY14/15 FY15/16 FY14/15 FY15/16 FY14/15 FY15/16 Despite the challenging operating environment, the MIT portfolio continued to be resilient, underpinned by its FLATTED HI-TECH BUSINESS PARK STACK-UP/RAMP-UP LIGHT INDUSTRIAL PORTFOLIO strategically located properties and large, diversified tenant base. The portfolio’s average passing rental rate FACTORIES BUILDINGS BUILDINGS BUILDINGS BUILDINGS increased by 3.9% from S$1.81 psf/mth to S$1.88 psf/mth. The higher average passing rent was driven by positive average rental revision achieved for renewal leases and higher average rental rate secured for new leases in FY15/16. 1 The redevelopment of the Telok Blangah Cluster as a BTS facility for Hewlett-Packard had commenced in FY14/15. On 31 March 2015, the Telok Blangah Cluster was reclassified from a Flatted Factory Cluster to a Hi-Tech Building Cluster. 2 The AEI involves the development of a new 14-storey high specification building which obtained provisional permission from Urban Redevelopment Authority on 28 March 2016. 3 All figures include properties as and when acquired and developed by MIT and MSIT. MAPLETREE ANNUAL REPORT 32. INDUSTRIAL TRUST 2015/2016 STRATEGIC DIRECTION | PEOPLE | PORTFOLIO | GOVERNANCE | FINANCIAL STATEMENTS AND ADDITIONAL INFORMATION 33. OPERATIONS REVIEW For FY15/16, MIT’s portfolio achieved positive rental revisions for Flatted Factories, Business Park Buildings TENANT DIVERSIFICATION ACROSS TRADE SECTORS (BY GROSS RENTAL INCOME) and Stack-up/Ramp-up Buildings. RENTAL REVISIONS 4 For FY15/16 Gross Rental Rate (S$ psf/ mth) 5.00 4.00 3.81 3.90 3.63 As at 3.00 3.82 31 March 2016 2.18 2.33 2.20 2.00 1.84 1.90 1.79 2.17 1.26 1.30 1.25 1.00 1.76 1.25 0.00 Before After New Before After New Before After New Before After New Renewal Renewal Lease Renewal Renewal Lease Renewal Renewal Lease Renewal Renewal Lease FLATTED HI-TECH BUSINESS PARK STACK-UP/RAMP-UP FACTORIES BUILDINGS BUILDINGS BUILDINGS Passing Rent MANUFACTURING 38.26% FINANCIAL AND BUSINESS SERVICES 12.05% LARGE AND WELL-DIVERSIFIED TENANT BASE MIT’s large tenant base of 2,302 5 tenants with 3,106 leases continued to provide stability for its portfolio. The Precision Engineering, Electrical, 15.23% Professional, Scientific and 5.24% Machinery and Transportation Technical Activities top 10 tenants contributed only 17.5% of the portfolio’s monthly gross rental revenue as at 31 March 2016. Products Admin and Support Services 3.76% Printing, Recorded Media 9.82% TOP 10 TENANTS (BY GROSS RENTAL INCOME) and Essential Products Financial Services 2.42% As at 31 March 2016 Computer, Electronic and Optical 9.01% Real Estate 0.63% Products Tata Communications International Pte. Ltd. 3.2% Refined Petroleum and Chemicals 1.87% Equinix Singapore Pte. Ltd. 2.6% WHOLESALE AND RETAIL TRADE 24.80 % Food and Beverage 1.54% General Wholesale Trade and 7.59% Johnson & Johnson Pte. Ltd. 2.3% Pharmaceutical and Biological 0.79% Services HGST Singapore Pte. Ltd. 1.8% Wholesale of Machinery, Equipment 6.71% and Supplies Celestica Electronic (S) Pte. Ltd. 1.7% INFORMATION AND COMMUNICATIONS 12.90% Wholesale Trade 5.90% Telecommunications 6.92% Dell Global B.V. (Singapore Branch) 1.5% Retail Trade 3.04% Computer Programming 4.40% Kulicke & Soffa Pte. Ltd. 1.3% and Consultancy Specialised Wholesale 1.02% Life Technologies Holdings Pte. Ltd. 1.2% Publishing 1.11% Wholesale of Food and Beverage 0.54% Other Infomedia 0.35% Sony Electronics (Singapore) Pte. Ltd. 1.1% Radio and TV Broadcasting 0.12% OTHER TRADE SECTORS 11.99 % Covance (Asia) Pte Ltd 0.8% Education, Health and Social 4.54% 0.0 1.0 2.0 3.0 4.0 Services, Arts, Entertainment and Recreation No single tenant and trade sector accounted for more than 4% and 16% of the portfolio’s monthly gross rental revenue respectively. The tenant diversification across trade sectors and low dependence on any Food Services 3.01% particular tenant enabled MIT to mitigate its concentration risk and enhance its portfolio resilience. Construction and Utilities 2.86% 4 Gross rental rates figures exclude short-term leases of less than three years; except Passing Rent figures which include all leases. Transportation and Storage 1.58% 5 The total number of tenants in the portfolio is lower than the aggregate number of tenants in all five property segments as there are some tenants who have leases in more than one property segment.
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