DBS Stock Pulse: Singapore REITs - SMC REITs are too big to ignore as potential EQDP beneficiaries
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Group Research - Equities14 Aug 2025
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Trending Sector

Singapore REITs

SMC REITs are too big to ignore as potential EQDP beneficiaries

  • Observation: Small-mid cap (SMC) REITs are rarely mentioned as EQDP beneficiaries in the investment community
    • This may stem from the perception that SMC REITs are excluded from MAS’ EQDP framework
    • But this perception isn’t true! There are no such restrictions - SMC REITs can be included in EQDP related funds
  • Opportunity: We think SMC REITs are too big to overlook by EQDP-related funds as the sector forms a significant composition in Singapore equities’ small-mid-cap space
    • The combined STI, FTSE ST Mid Cap Index and FTSE Small Cap Index takes up 98% of the market capitalisation of stocks listed on SGX mainboard
    • REITs take up c.40% of FTSE ST Mid Cap Index and c.50% of FTSE ST Small Cap Index
  • Falling interest rate environment is another positive catalyst for REITs, including SMC REITs
    • The MAS 10Y yield is still on the downtrend at 1.92% currently
    • The spread between FTSE ST REITs Index (FSTREI) and MAS 10Y yield is at a wide 3.83% in the post-COVID era
    • In US, Fed funds futures are currently pricing in > 50bps cuts by year-end and >100bps cuts by end of 1H25
    • US Treasury Secretary voiced out that Fed funds rate should be 150-175bps lower, starting with a 50bps cut next month
  • Our earlier call for the FSTREI to head for 685 has panned as expected. We now see further upside potential to either 710 (138.2% fibonacci projection), 717 (150% fibonacci projection) or 725 (161.8% fibonacci projection)

 

Stocks to Watch

CityDev – TP (+)

A clearer path forward

  • 1H25 PATMI of SGD91mn (+4% y/y) marks underperformance, but 2H25 PATMI expected to jump due to divestment gains
  • Interim dividend of 3.0 Scts/share, with potential for special dividend at full-year results
  • Focus on growth and shareholder returns going forward, following resolution of dispute
  • Maintain BUY with higher TP of SGD9.00 (prev SGD 6.70)

 

UOL

Delivering big and gearing up for more

  • Strong set of 1H25 results, with operating PATMI of SGD 207mn (+45% y/y) a marginal beat
  • Double growth engines of property development and property investments; higher recurring income points to potentially higher dividends ahead
  • Well-positioned to undertake redevelopmen t of Marina Square, a significant value unlocking opportunity for the group
  • We had a BUY recommendation and TP of SGD 8.40; to be reviewed after investor meeting on 19 Aug

 

PropNex

Reaching for the stars

  • Maintain BUY with revised TP of SGD2.15, pegged to 18x P/E
  • Leading agency market position creates virtuous growth cycle
  • Estimates raised by c.30% on the back of higher margin and volume assumptions
  • Potential for special dividend with cash hoard of 18 Scts/share

 

ComfortDelGro

UK public transport shines as SG taxi slows

  • 1H24 PATMI at SGD106mn (+11% y/y), forming 44% of our FY25F forecasts, in-line with previous year 1H contribution
  • 2Q25 operating profit growth was largely driven by improved UK public transport performance slightly offset by soft Singapore taxi operations
  • Expect stronger 2H24 on seasonally stronger performance from CMAC and Addison Lee
  • Interim dividend at 3.91Scts (up 0.39Scts y/y) in line with higher earnings; Maintain BUY, TP at SGD1.80

 

AEM Holdings

FY25 a transitional year weighed down by FX, but momentum builds for FY26v

  • 1H25 revenue in line, but earnings dragged down by heavy FX losses of SGD5.9mn
  • New customer traction building, with ramp-up expected from a major fabless AI customer in late 2025 to early 2026, and a test handler evaluation order secured from a memory customer
  • Intel-related revenue supported by non-cancellable purchase orders through FY27, though we caution of order lumpiness
  • We have a BUY call with TP SGD2.10, estimates under review

 

Grand Venture Technology

Robust topline growth, but earnings feel the sting of FX losses

  • 1H25 earnings came in at SGD3.2mn (-27% y/y, weaker than expected due to fx losses) on revenue of SGD94.2mn (+37.9% y/y, in line)
  • Diversified exposure across semiconductors, life sciences, and aerospace positions GVT to capture long-term structural growth
  • Received receipt of approval-in-principle from the SGX for the proposed delisting; unlikely to see material price movement in the near term, with trading now largely driven by deal closure dynamics

 

Nanofilm

1H25 broadly in line, with improvement in revenue for all key segments

  • Revenue jumped 29.6% y/y to SGD107.2mn, led by AMBU segment (+26%) and IEBU (+117%), broadly inline. Growth driven by Consumer (+35% y/y) and Industrial (+23% y/y) demand, plus Europ Coating Group acquisition
  • 1H25 net profit of SGD1.6m, reversing from a loss in 1H24, on improved EBITDA margins
  • Momentum looks set to extend into 2H25 as new NPIs, regional expansion, and industrial orders gain traction
  • Current HOLD call and SGD0.50 TP under review

 

ST Engineering

1H25 in-line with robust margin improvement driving growth

  • Net profit rose 20% y/y to SGD403m (48% of FY25E), largely in-line given seasonally stronger 2H; revenue up 7% y/y to SGD5.92bn (48% of FY25E)
  • Group operating margin improved to 9.5% (+70bps y/y), with margin expansion in both CA (+90bps to 8.0%) and DPS (+60bps to 13.8%), driven by favourable mix and cost savings
  • 2Q25 contract wins totalled SGD4.7bn, lifting 1H25 wins to SGD9.1bn; order backlog rose 4.7% q/q to a record-high SGD31.2bn
  • Outlook remains positive, underpinned by resilient MRO and defence demand, though valuations look full, and USS remains a weak spot

 

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