UOL Group - DBS Research 2016-02-29: Deep value large cap play

UOL Group - DBS Research 2016-02-29: Deep value large cap play UOL GROUP LIMITED U14.SI 

UOL Group - Deep value large cap play 

  • FY15 results below our and consensus estimates 
  • Commercial portfolio offers strong cashflows 
  • Revised RNAV and discount rates due to uncertain outlook.

Deep value play. 

  • Trading at an attractive 0.6x P/NAV, which is close to its – 2 SD historical average, we believe that negatives from a weakening operational outlook has been priced in. 
  • Maintain BUY, based on a wider 30% discount to our updated RNAV, factoring our revised estimates for office and retail segments given the softening market outlook. 

FY15 results hurt by impairments. 

  • FY15 net profit fell 43% to S$391m, 6% below consensus’ full year estimates, mainly due to impairment losses, lower fair value gains of investment properties and sale of land in FY14. 
  • Core PBT fell marginally by 1% to S$412m due to higher expenses offset by special dividend from UOB (80th anniversary). 
  • Property investment was the only division which recorded EBIT growth of 6% y-o-y while hotel operations’ EBIT fell 27% y-o-y. 
  • All divisions showed EBIT margin decline with the largest decrease from hotel operations (14% vs 18% in FY14). Please refer to page 2 for more details. 

Commercial portfolio is resilient in a weak market. 

  • UOL derives a significant c.50% of revenue from its retail, office and hotel segments which should continue delivering stable cashflows. 
  • We expect its portfolio of commercial properties (office & retail) to be resilient in the face of headwinds from both the office and retail sectors. 
  • For offices, this is mainly due to their location along the fringes of the CBD where rental volatility is lesser, while its retail assets have a unique niche in the children and education sectors which has relatively inelastic tenant demand. 

Deep value for its hotel business. 

  • We believe that deep value lies in the group’s portfolio of well located hotels and serviced residences in Singapore, Malaysia and Australia. These hotels are held on a historical cost basis, which is conservative compared to potential realisable value. 
  • We estimate there is potential upside of more than S$0.9bn if the valuations of these properties are marked-to-market. 


  • Our revalued RNAV of UOL is S$10.56, after accounting for lower office rental estimates and market prices of UOB and UIC. 
  • Our TP of S$7.39 is pegged to a 30% discount to our RNAV. 
  • Maintain BUY. 

Key Risks to Our View: 

  • Economic slowdown. The downside risk to our projections is if residential sales are slower than our projections or if commercial properties and hotels operations are impacted by slower-than-projected growth in rental/room rates.

Derek Tan DBS Vickers | 2016-02-29
DBS Vickers SGX Stock Analyst Report BUY Maintain BUY 7.39 Down 8.47