MARC has assigned long-term
ratings of AAA, AA and A to Kinabalu Capital Sdn Bhd’s
(Kinabalu Capital) medium-term notes (MTN) RM130 million Class A, RM25 million
Class B and RM15 million Class C respectively. Concurrently, MARC has assigned
a MARC-1 rating to Kinabalu Capital’s issue of up to RM170 million
commercial papers (CP). The issuance of the rated MTN and/or CP with a combined
issuance limit of RM170 million is under Issue 2 of Kinabalu Capital’s existing
RM3.0 billion CP and MTN programmes. The outlook on all ratings is stable.
Kinabalu Capital is a wholly-owned special purpose company of MRCB-Quill REIT
(MQREIT) and was incorporated to raise financing for MQREIT.
Proceeds from Issue 2 will be
used for part repayment of the outstanding RM190 million debt issued under
Kinabalu Capital’s existing financing facility. Issue 2 will be secured by a
third party first legal charge on a portfolio of commercial properties from which the rental income stream will
form the source of interest payments for Issue 2. The portfolio comprises Quill
Building 1, 2 and 4 which are freehold four-storey purpose-built offices
located in the Flagship Zone in Cyberjaya and Tesco Penang, which is a
three-storey purpose-built hypermarket located in Penang Island.
The ratings on Issue 2 reflect the adequate collateral
protection as evident from loan-to-value (LTV) ratios that are in accordance
with MARC’s LTV requirements for the respective rating bands. The
LTV ratios for Issue 2 are based on MARC’s aggregate valuation of RM311.2
million for Quill Building 1, 2, 4 and Tesco Penang,
representing a 19.8% discount from the total appraised fair value of collateral
properties of RM388.2 million as at December 31, 2016. In line with MARC’s
valuation criteria, the discount provides an adequate buffer against any
weakening of the properties’ future capital values.
Collectively, Quill Building 1, 2, 4 and Tesco Penang
have a net lettable area (NLA) of 650,940 sq ft and have been fully occupied
since commencement of commercial operations. These properties are characterised
by single-tenant occupancy of subsidiaries of creditworthy multinational
corporations, namely Deutsche Post Beteiligungen Holding GmbH (DHL) (Quill Building 1
and 4), HSBC Global Resourcing (UK)
Limited (HSBC) (Quill Building 2) and Tesco
PLC (Tesco) with lease periods ending in 2019, 2020 and 2032 respectively. The
non-renewal risk on DHL and HSBC’s tenancies is mitigated by the longstanding
tenancy relationship and the competitive rental rates that are below the average
rental rate of RM4.50 per sq ft in the surrounding area. In addition,
Cyberjaya’s appeal as an information technology hub and its Multimedia Super
Corridor-status are supporting factors for tenancy renewals.
MARC notes the single-tenant
occupancy of the properties poses high tenant concentration risk. However, this
risk is somewhat alleviated by the heavy exit penalty that allows Kinabalu
Capital to claim the rental income for the remaining unexpired tenancy periods.
In addition, the building quality maintenance by the REIT manager MRCB Quill
Management Sdn Bhd (MRCB Quill Management) through periodic asset enhancement
initiatives has also been a factor in maintaining the collateral properties’
appeal to tenants. MRCB Quill Management has a strong track record in managing
other property assets of MQREIT as demonstrated by tenancy renewal and
occupancy rates of 87% and 98% respectively as at December 31, 2016.
The base case projections show that Kinabalu Capital’s
debt service ability is robust with a minimum debt service cover ratio (DSCR)
without cash of 3.76 times as Issue 2 is structured on an interest-only basis.
MARC’s sensitivity analysis reveals that Issue 2 would be able to withstand
moderate-to-high simulation scenarios, including a 40% reduction in rental
revenue and departure of one of the three tenants during the tenure. However,
in the unlikely event of zero occupancy of Quill Building 1, 2 and 4 for more
than 12 months, Kinabalu Capital could potentially breach the DSCR covenant of
1.50 times in 2021.
Issue 2 is subject to
refinancing risk given the bullet principal repayment. Kinabalu Capital is
expected to fund the bullet repayment by either refinancing or disposing of the
collateral properties. MARC believes the two-year tail period between the
expected and legal maturity of Issue 2 should provide sufficient time buffer
for the execution of the collateral properties’ disposal. Meanwhile, any
potential rollover risk in relation to CP of Issue 2 is addressed by the
availability of a commitment provided by investors to subscribe to the CP
throughout its expected tenure.
The stable outlook reflects
MARC’s expectation that the actual LTV ratio on the rated issuance will remain
within the LTV requirements and the collateral properties will continue to
demonstrate resilient performance that is supportive of the ratings.
Contacts: Ng Chun Kean, +603-2082 2230/ chunkean@marc.com.my; Adib Asilah, +603-2082 2243/ asilah@marc.com.my; David Lee, +603-2082 2255/ david@marc.com.my.
February 24, 2017
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