Morning. Thanks for joining us this morning for MIT's second quarter and first half financial year 2024-2025 results briefing. MIT has released its second quarter and first half financial year 2024 and 2025 result yesterday evening. We have the management team to present the key highlights of the results. Ms. Ler Lily, CEO; Ms. Khoo Geng Foong, CFO; Mr. Peter Tan, Head of Investment; Ms. Serene Tam, Head of Asset Management; and Mr. Chng Siok Khim, Head of Marketing.
Just to start off in terms of the key highlights, if you are flipping through the slides, you will be looking at slide five. I think for this quarter it has been, I would say, quite non-eventful. Business very much as usual. We do report a higher net property income. I think whether you compare quarter-on-quarter or year-on-year, Osaka Data Center is key contributor.
I think for the final details, you will probably hear it from Geng Foong later. I think in terms of DPU, we are quite happy to be able to deliver a SGD 0.033 DPU. I think this, if you look at it on a year-on-year basis, is a 1.5% increase. Of course, on a quarter-on-quarter basis, I have highlighted last quarter. I think in terms of the NPI margin, et cetera, is a little bit on the high side last quarter. So I think this quarter is a bit more. But it also means that I think in terms of the DPU, we do see a slight decline. Operationally, and maybe it is also good for me to just highlight at this point that for this quarter, we have finalized the extension with AT&T. So I think the extension is for a 17-month period.
I think in terms of rental, I reckon this will be a question that you will ask, so I just address first. The rental rates, I would say, is lower close to what they have signed on initially. If you remember, this is the second extension. So the first extension was at a premium. I think, in consideration of for all practical reasons, we think that just accepting the extension is a better move for us. I guess the other side of it, if we do not accept the extension or we hope for even higher rental rates, is the fact that you will have some downtime in trying to fill up the building. And during this period is probably a zero income type of situation. So I think the extension of AT&T is actually a good development for us. It gives us more breathing space for a good 17 months.
But nonetheless, it is really kicking the can down the road, and we will continue to work on exploring the various options that we can work with for San Diego. Going on to the operational performance. The average overall portfolio occupancy has actually increased. I would say quite well from 91.9% to 92.2%, largely due to the Vanderbilt lease which commencing. But I think just like to remind that this Vanderbilt lease had comes with a one-year rent-free. So at this point, we are still doing the rent-free period, so there will be no DPU impact arising from this. The other point to highlight is the rental revision. We are happy to report that we have achieved a 10.7% across all property segments. This is something that we are quite happy to be able to achieve.
But nonetheless, I think we also have to bear in mind that the rental revision, a large part of it comes about because we do have leases that were signed on during the COVID period. So those were at relatively lower rents. I think going forward, we would expect that the rental revision rates to mute down a bit. So probably near the single mid-digit. Okay? The third point that we have here is really the acquisitions of the property that we have recently announced in Tokyo. We have just completed it yesterday. In fact, it was halfway through our Board meeting that we actually completed. The last point is really on the distribution reinvestment plan. We are quite thankful to these unitholders for taking up the options or the elections to receive units. We are able to retain about close to SGD 17 million.
So that actually helps to mitigate some of the effects towards our leverage. Okay? Next, I will pass on.
Okay. I will go through the financial performance as well as the capital management update. Year-on-year comparing the second quarter net property income increased by 4.6% to SGD 134.5 million, largely due to contributions from the Osaka Data Center, which we acquired in September last year, as well as new and renewal leases across the various property clusters. These were partially offset by the non-renewal of leases from the North American portfolio and lack of income from the Tanglin Halt divestments. We also incur higher property taxes, marketing costs, and higher property maintenance costs. On the borrowing costs, this increased by 3%, largely due to the higher borrowing costs in relation to the Osaka Data Center, partially offset by effects from the repayment of loans with the proceeds from Tanglin Halt divestments.
The distribution declared by the JV decreased due to higher borrowing costs from replacements of interest rate hedges. Overall, our DPU increased by 1.5% or SGD 0.0005 to SGD 0.0337 . Okay, quarter-on-quarter, our net property income increased due to higher revenue from the full quarter impact from the Vanderbilt lease. We also completed phase three of the Osaka Data Center in June and June 2024, hence the higher revenue from Osaka Data Center for this quarter. These were partially offset by higher property taxes and property maintenance. Our borrowing costs increased due to higher interest costs from non-replacement of interest rate hedges upon expiry. Before that, let me clarify in terms of the NPI. Stripping out the rental amortization, our NPI is flat. Hence, if you look at the DPU, overall, it is a drop by 1.7% or SGD 0.0006 to SGD 0.0337 . Yeah. Slide 11. Yeah.
Our NAV per unit decreased by SGD 0.04 to SGD 1.72, mainly due to decline in the valuation of financial derivatives as well as weaker U.S. dollar. Our total debt decreased by SGD 48 million to SGD 3 billion, mainly due to lower net translated borrowings from a weaker U.S. dollar. Our aggregate leverage ratio stands at 39.1% as at 30th September. Post-completion of Tokyo acquisition, the aggregate leverage is about 40%. As Lily has mentioned, we retained SGD 16.6 million of cash from the DRP, which we have used to pay down loans. As a gauge, for every SGD 10 million of cash retained, we will be able to reduce our gearing by 0.1%. For this quarter, we continue to apply DRP. In terms of debt maturity profile, it is well-staggered with average debt duration of four years with no refinancing risk.
We have about SGD 50 million of IRS due this quarter, which completes hence the lower hedge ratio to 80.4%, and our average hedge is slightly 3.4 years. Our average borrowing cost is at 3.2%. I think Lily will continue with the operational performance. Right?
Okay. Yeah. Sorry, there's some downtime because we need to switch the mic. We need to pass the mic on. On the operational side, good news in terms of the occupancy. We see overall an increase of occupancy for the entire portfolio. I think if you look at the breakdown between the Singapore, North American and Osaka, the key contributor to the increased portfolio occupancy is really from the North America, and that one, as I explained earlier, is largely due to the Vanderbilt, the commencement of the lease by Vanderbilt. I think maybe at this point I can also highlight or report that for our Kallang Way, we have managed to increase our committed occupancy. I think last quarter we mentioned about 53.5% has been committed. So this quarter we are able to increase it by 1 percentage point to 54.5%.
I guess it's a slow progress, but at least there are some progression. So I think the team is working quite hard on this, and we do hope that we can at least reach maybe 60% - 65% by end of this year. Okay, moving on. Lease expiry. I think if you look at this quarter, we do have one lease that is expiring. That's the one that was previously occupied by Cyxtera or CenterSquare now. Okay? I think that one is in East Technology, in Phoenix. Okay. I think the re-leasing is currently in progress, but we think that it should be quite okay to do a backfill, considering that this is actually in Phoenix, which is one of the key data center market in North America.
But of course, I think it's not a case of immediately you have somebody who left, somebody will come in and take over as in, so there's bound to be certain level of downtime. So I think we need to be a little bit patient on that one. If we look at some of the expiry that's coming for the rest of the financial year, we do have Vanguard, who is located in Philadelphia. So I think that one takes up about 124,000 sq ft, and it will be expiring towards the end of this calendar year, so December 2024. We have started the marketing for Vanguard, engaged a broker to do the marketing. So we do hope that there will be some progress on it as well. Another smallish facilities that is due for expiry, that is in February 2025, in East Cornell.
I think this is the one that is held under the JV. So I think in terms of the square feet, it's about 32,000 sq ft. But I think this one, we know that they are not renewing, but I think there is not much issue in filling it out because we are currently talking to the existing tenant to see if they want to take up the additional space. I think other than that, the rest are quite small. Very much business as usual. Rental rates, I think that is something that we are quite happy to report. Average revision rate, as I said, 10.7%. But if you look in terms of the range, you are talking about as high as 26.1%. I think this 26.1% actually occurs in the light industrial building, which you see no bars in the chart because it's only one lease.
So to protect the confidentiality. But what I can say is this is actually one of the lease that is in our 2A Changi North, and generally, it's 26% because we actually start off with a low base. Moving on. Maybe just the next thing to highlight is actually our acquisition in Tokyo, which we have just completed. Maybe I'll let Peter take through this.
Hello. Hi. All right. So, as what Lily mentioned earlier, so we just completed this acquisition yesterday in the midst of our Board meeting. So our Japanese colleagues were actually helping us to close this off. So, we are pleased to announce it's completed yesterday. I think the other update that we have is, we have also continued discussions with TEPCO, which is the onshore power service provider. So we remain confident that we are able to secure the power in future when we wanted to redevelop this asset. So total IT load is probably north of 30 MW. So that's what we are aiming for. All right. I'll hand it over back to Lily.
This passing baton is quite fun. The next part I will just quickly touch on is the outlook. I think for this quarter, the outlook in terms of generally for the global economy as well as Singapore, U.S., are actually quite positive. In fact, I think if you look at the newspaper yesterday, very positive news in respect of the industrial segment, as well as the technology segment. So I think this is something that bodes well for us. Nonetheless, we do know that we have certain challenges that we need to deal with, say, in terms of filling up some of these spaces at Kallang Way, as well as some of the renewals that's in the North America portfolio. Then I think we can move on to the next slide. Then, from what you can see here, of course, the portfolio remains large and diversified.
I think notwithstanding that we do have certain challenges that we need to face, the portfolio should still be able to deliver something that is quite resilient and stable, and that is something that the team here is working towards. I think financial flexibility, we have been able to make sure that our balance sheet remains strong. So with the DRP, this will certainly give us more flexibilities that we need. I think we continue to look at the growth through the acquisitions and development. Since you're on that point, maybe in terms of the divestment, that is something that we are still pursuing. We are in talks with some of the potential divestment transaction. But I would say at this point, there's nothing much I can report. But, please be assured that we are working on that to help to rebalance our portfolio.
That will also give us some financial flexibility towards our acquisition plan. Thank you.
We will now move on to the Q and A session. Can we have Mervin to ask the first question?
Hey, starting.
Thanks, Melissa, and congrats to you and team on the very good results on the AT&T extension. Maybe can just follow up the AT&T lease renewal or extension, though it wasn't very good. You said the rents will be lower. Is it rents will be back to the pre-20% increase, or what were you referring to?
What I meant is you'll be back to the initial lease. If you remember, this is the second extension. For the first extension, there's about a 20%+ percent premium. I think if you are going to compare it on a year-on-year-
Only three people.
Oh, that's Mervin's background. Thanks, Mervin. As I was saying, we do expect to see about a 20% drop in terms of the rental rates for AT&T. I think that is actually a decision that we have to take on a practical basis. Rather than leaving the property empty, at least we're getting some rental out from it. Nonetheless, we also have to remember that the first extension was actually at a premium. I hope that explains.
The 17-month extension, there's no rent-free period, right? Or is this straight cash flow?
No rent-free period. The extension is only for 17 months. If I have a rent-free period, I get nothing.
On the other two leases, CenterSquare and Phoenix, when does that expire? What percentage of GRI does it contribute? Similarly for Vanguard Philadelphia, what percentage of GRI and your expectations in terms of rental reversions for these two leases? Thanks.
Okay, thanks. For Vanguard, I think it takes about 1.2% of our total portfolio revenue, and it expires in December 2024, so end of the calendar year. I think the other one we're talking about was the one at East Cornell. That one will expire in February 2025, but it's a smaller space, so about 33,000 sq ft. So in terms of contribution to our portfolio, it's about 0.03%.
Okay. Thanks very much. That is for the more divestments and perhaps more acquisition in Japan.
Derek, can we have your question, please? Derek from DBS.
Hi, morning, Melissa, can you hear me?
Yes, we can hear you.
Hi, Lily and team. Just two questions from me. Just a follow-up on Mervin's questions on your U.S. data centers. Apart from what was highlighted, are you still sensing that your tenants are willing to renew? Are we still going to see largely your typical three- to five-year kind of renewal rather than a short-term kind of extension? Just want to get a sense around the strength of the portfolio in the U.S. Then my second question is on interest costs. I think previously you talked about 3.5%. You are doing much better than that. Could you give us an update on what to expect for this year and maybe next financial year? That is all for me.
I think for AT&T, at this point, they have already informed us that they are going to move out for sure. The reason why they had the extension is because they are having problem really shifting all the operation, cutting off and shifting all the operations to the Orange County. Of course, that also indicates how sticky tenants can be or how difficult it is for the tenants to just pluck off and moved away. So it is not really a plug-and-play type of business that you are talking about. So, for AT&T, this is their second extension. Of course, I would also hope that they can do further extension. But the truth is, they have done the extension this time for a longer period, about 17 months. I think the last extension was about 12 months. So, I do not know. We have no indication whether they will continue to extend.
Yep.
Sorry. Also, Derek, to add on to your question. Since we are on these top 10 tenant slides. So actually, if you look at the top 10 tenants slides, we are actually quite confident that most of them will continue to renew at least on a five-year or longer basis. Of course, for some of the other smaller tenants, that may be the renewals at a shorter lease term or short-term renewals. But for the top 10 tenants that you see here, we are quite confident they will continue to plug in for the facility they have with us in U.S., except for AT&T.
Got it. Okay. Sorry, just one. For the AT&T asset. Do you have the asset power that currently is contracted? Is there upside to that or it is too sensitive?
The current onsite power is low.
Okay.
Yeah, it's low. But for this asset, we actually see other alternative use besides data center. That's what we will continue to pursue as well. Because San Diego market, we actually see there are other good users, just like similarly, like the other one that we have in Brentwood.
Okay, got it. Sorry, interest cost.
Yeah, I think that's like the key question.
Okay.
For our interest rate is 3.2%, we are 80.4% hedged. Sorry, can you hear me?
Can.
Okay. We are 80.4% hedged. With the interest rate cut coming, we will then benefit from the unhedged portion, 19.6% or about SGD 600 million of our loans.
I think you went on mute again.
Okay. Maybe I need to restart. About 80.4% of our loans are hedged. The remaining unhedged portion will be able to benefit from the interest rate cuts. For every 100 basis points cut, we will have that savings of SGD 6 million per annum. Having said that, we do have IRS coming due this year. Every year we will have IRS coming due, and all this will largely lock in during low interest rate period. For this year, as I mentioned last quarter, we have about SGD 350 million-SGD 400 million that is coming due. Some of it we may or may not replace, which then bear higher interest rate of additional 350 basis points. That will have an impact of SGD 11 million-SGD 12 million per annum. The thing is that two-third of this will be at the JV level.
You will not see it at the borrowing cost line, but you will see this impact at the distribution declared by the JV. But all in all, I think by end of this year, we expect interest rate at the group level to be around slightly below 3.3%, slightly lower than last quarter, indicative of lower than 3.4%.
Okay. Sounds good.
Okay. All this interest rate is also relative, right? Because our JPY debt that we drew for the Tokyo acquisitions is cheaper. Much cheaper than 3.2%. Yeah. On average, this will then help to bring down the average interest rate.
Okay. Got it. Okay. Thank you. That is all from me. Yep.
Okay.
Can we have Brandon from Citi to ask the next question?
Hi. Morning, can you hear me?
Yes, we can.
That's good?
Yeah, it's good. The volume is good.
Okay, thanks. Just going back to the AT&T, any reason why, I think given the kind of vacancies we are seeing in the market, they are still pushing down that rent by 20%? Do you actually have negotiated for a better rate? That's just my first question. Do we have any updates on the Williams Street occupancy, compared to a couple of quarters ago? That's my second one. And third one, can you let us know what's the hedges and both U.S. hedges and the debt that's due in FY 2026 as well, and FY 2025. Hedges and debt for U.S. Yeah. Thanks.
Let me address the AT&T rental first. Of course, I can insist and charge them an arm and a leg, right? But I think it's really us also trying to balance what we can get out of it, vis-à-vis them just biting the bullet and shift everything out. Right? I think, at certain point of time, we need to be very practical about this, right? Do we want to force the hand so much that they decided that there's no point for me to continue this, I just pack up and go. After all, this is already the second extension. So when it comes to a second extension, their job or their move to the Orange County would have more or less have started, right? And probably it's just in the midst of completion. So I don't think we want to push the envelope too far out also.
I think it's really taking a very practical approach towards this. Weighing between us being able to charge a higher premium or a higher rental vis-à-vis, faced with the option or faced with the possibility of an empty building that gives me nothing. Okay? So I hope that addressed the AT&T question.
Yeah, that's good. Yeah, thanks. What about the other two questions?
The other question is 250 Williams occupancy. I do not think there is a lot of move. I think that is actually quite similar. For 250 Williams, I think as we all know, it is in Atlanta and Atlanta at this point in terms of the downtown, it is not easy to get any more data centers to be established because of the power constraint that they have there. We are currently working with Georgia Power and hopefully we are able to bring in more power, in which case then, the 250 Williams will be able to see some level of uptick. I will leave Khoo Geng Foong to handle the schedule.
For USD IRS coming due in FY 2025 as well as FY 2026 and 2027. Singapore dollar equivalent, we have about SGD 500 million- SGD 550 million of USD IRS coming due next FY. The year after, maybe SGD 600 million- SGD 650 million.
It is also two third JV.
For next year, maybe half-half. The year after it is largely the Singapore side. It is MIT group level.
Okay. Is it correct to just assume that the hedge, I cannot just assume that the debt tranche is exactly the same as the hedge tranche. So I should divide it by 80% to get the exact debt tranche due then, because of your 80% fixed. Is that correct?
No. Okay. I think when you look at the debt maturity profile, it is very different compared to our interest rate profile. I mean, interest rate hedge profile. Because we manage our refinancing risk as well as the interest rate risk separately. In terms of the debt profile, we do not see much higher margin that the banks are charging. I think our risk is more on the base rates part. So you cannot compare with the slide on debt maturity profile.
Okay. I think it is never mind. We can take this offline if it is way too detailed. Yep.
Okay.
Thanks. Thank you.
Thank you.
But maybe suffice to just remind that, in terms of the hedge tenure, it's about 3.4 years, so we do have certain level of protection.
Okay. Got it. Thanks.
Can we have Jonathan from UOB to ask the next question?
Yeah. Good morning and congrats on very good set of results. My first question relates to slide 24 on the rental reversion. For flatted factory, the rental reversion is quite strong, 13%, and is quite broad-based within the flatted factory space, 102 leases signed. Could you discuss some of the positive catalysts within the flatted factory space, and would this 13% reversion be sustainable? On the other hand, for Hi-Tech, we have new leases signed at SGD 2.48, which is quite low. Could you discuss dynamics within these two segments? Thank you.
I think for the flatted factories, we have to recognize that this is actually one of the lower cost space that we have in Singapore. I think you also recognize that flatted factories are the ones that were quite hard hit during the COVID period as well. So a lot of the leases that were contracted during that period were at lower rental rates. Now that this was signed about three years ago, now that we have three years has passed, generally, you do see the uptick there. So that actually explains for the close to 13% rental revisions. Whether this is sustainable, I would say that we are probably not going to see a similar trending going forward. There will still be a positive rental revision, but I don't think it will be in double digits.
Okay. For the new leases for Hi-Tech Building?
Maybe, I'll just take this question. Jonathan, for Hi-Tech Buildings, as you know, it's a mixed bag of properties of different ages, specifications. So this particular block of hi-tech building is actually the one at Toa Payoh, where we did an asset enhancement initiative. If you recall, within the cluster, there are two blocks of flatted factories. A number of the leases that were signed for this quarter included those flatted factories, where it's about SGD 2. You see, it brings down the average. Sometimes, for hi-tech buildings, this number is skewed. So it's also affected by the fact that there are only 13 leases signed during the quarter.
Okay. Thank you, Melissa. If I can follow up on the DRP. What is the current discount that you are offering now? Would you consider having a higher discount to reward unitholders and also to improve the acceptance rate? Thank you.
Hi. For this round, the discount that we are looking at will be at 2% discount to adjusted VWAP, which is the same as last quarter. The thing with the take-up rate, it really depends on the share price at the point of subscription. For example, last quarter, the take-up rate was very good, mainly because, during the subscription period, our share price rallied. So that gives us that discount of about 6%-7%. Yeah. So even by giving that 3% additional discount, it may or may not help. It all really depends on the market.
Okay. Thank you, Lily, and thank you, management team. Thank you very much.
Hi, can we have Joy from HSBC to ask the next question?
Sure. Thank you. Morning, Lily and team. Just a few questions from me. First of all, just on the Vanguard leases, can we get a sense as to, in terms of the impact to P&L, should we expect something similar to the AT&T leases we have dealt through in the past? What is the plan on the asset itself? Second question, I think early on, you all mentioned that you are doing a power study on the portfolio. Is there any update on where we are, opportunities? Last one, just going back to interest rate swaps. The base rate that you are locking for the next few years, is it very different? Basically, the revert to current market, is it of the same quantum, or is it actually on a diminishing sort of quantum? Thank you.
Okay, one at a time. For the Vanguard, I think just now I said that the contribution is about 1.2% to the overall portfolio. I guess that will be the financial impact that you see on the portfolio. Whether is it going to be the same as the AT&T, I can outrightly say no, because AT&T, as it is a much bigger space that we were talking about. I guess if you look at the top 10, AT&T is actually one of the top 10 tenants. I think that one, the San Diego, is about a 3% contribution. Comparatively, the impact naturally will be much lower. Okay. But nonetheless, this is something that the team, again, is working very hard on. Hopefully, we are able to deliver some good news. Right.
Sorry, Lily. What I meant is in terms of the impact and the void period, we should be quite similar as to how you backfill the other AT&T leases, right? The Tennessee one.
Yeah, you probably can expect that. At the end of the day, we are trying to fill up a whole building. I am not cutting up into smaller spaces. You are talking about one whole building.
Okay. Thank you.
On the power study, it is still ongoing. I think the point about power study is not as speedy as I thought it would be. In fact, I was chasing the team, why does it take so long? But the truth of the fact is, to do that power study, we need to work with a consultant, we need to work with the power supplier. As you would understand, at this point, the utilities supplier actually very busy and perhaps quite swamped with requests. But, this is something that we have gone underway. I believe that a typical time that is needed is at least a six-nine months type of period. Right? We do have some that is coming to a conclusion soon. But, once we have any news on that, we will be quite happy to share it with you guys.
Okay, Joy, on your question. Sorry, Joy, on your questions on the comparing the base rates for the interest rate swaps that we lock in the next two years, right? FY 2025 and FY 2026.
Correct.
Earlier I mentioned, for those coming due in this FY, the 300-350 basis points higher, you have to bear in mind that the full year impact will be next year. There is always this lag effect. For FY 2025, the existing hedge versus the new rate, potentially we are looking at maybe 100-150 basis points higher for FY 2025 and FY 2026. Because those were locked in not as low as compared to those we locked in for those IRS due this FY. But you will still see the impact of the higher interest.
Got it. This is versus today's rate. So meaning if, let's say, rate gets cut, we will see probably 35, 50 basis points better. Is that fair?
Okay. Yes and no, because when you see the interest rate cut, that is more for the short-term rates, i.e., more the overnight rates. But if you look at the long term, let's say three years or five-year rates, potentially it remains stable at current rate, or it may go even higher when interest rate normalize. Usually, it's a steeper curve.
I see. Got it. Thank you.
Do we have Rachel from Macquarie to ask the next question?
Morning, Lily and team. Just a few questions from me. Firstly, can I just confirm that this Cognizant asset, is it the one that you're referring to with the Phoenix asset? Is that right?
No. The one at Phoenix is the one that's already vacated by CenterSquare, which they have vacated in the early part of September.
Okay, got it. Can I, what's the percentage of GRI for the Phoenix asset, and what do you intend to do with the Phoenix asset?
Phoenix asset's about 0.3% of GRI. We are in the process of doing the marketing. I think, of course, as I've mentioned just now, Phoenix is actually one of the key data center market in North America. So, it is something that, will probably needs time for us to find the tenants. Right?
What kind of reversions do you expect for the backfilling of both the Phoenix and the Vanguard assets?
I think for the Phoenix ones, we think that we should probably be able to maintain about the same rates that we can get. For the Vanguard one, because it was originally a kind of a specific use for Vanguard themselves. As you can see from the valuation drop over the years, we actually think that the rental rates will actually be quite low because we may not be able to find a replacement tenant who uses the facility like Vanguard.
Okay, got it. So negative for Vanguard, that is right?
Yeah, that is correct.
Okay. I do see that there are also some expiries on the Data Center portfolio in FY 2025 and 2026. Any cause for concern that we should be or any risk over there?
I think if you look at it, the larger ones perhaps will be the ones that is in the hyperscaler facilities. I do not think there is much risk in that one, because for these hyperscalers, they are looking to stay for long.
Maybe to add on, I think what you see is also, we have not really captured the short-term renewal by AT&T in San Diego because this is as at 30th of September. So if you remove that, then quite a big chunk of the lease renewal will move away.
I see. Okay. I got it then. Okay, thanks. My next question is on the future acquisition power. I think just now, did you mention that you already got the power or you are still in the process of getting the power?
We have not got the power because that will take quite a bit more time, but we are actually quite confident with our engagement with TEPCO now that we will secure the power.
Okay, got it. That's all from me. Thank you so much.
Thank you.
Hi, can we have Tan Xuan from Goldman to ask the next question?
Hi. Good morning. Can I just clarify on Phoenix, when is the lease ending?
That lease ended early September this year.
Okay. Got it. Second question is on cash contribution from occupancy. Brentwood, are we still under rent-free or is it 100%? And also Kallang, what's the cash occupancy that's contributing this quarter?
For Brentwood, there is a one-year rent-free from June, so you will see cash contribution from 1st June FY 2025.
Okay. Kallang?
For Kallang, you will probably be looking at above the 50% level, so probably around the 52%, 53% level.
Okay, got it. Just one last question on your Singapore Data Center. Any lease expiry that has come through, and what has actually reversioned on your Singapore data?
I think for Singapore Data Center, we have not hit any expiry yet. That is long time ago.
Any-
For the recent timing-
-coming? Mm.
Sorry. Any coming up? Yes, we do have one that is coming up that will be from the STT side. I think if you look at the STT lease, the renewal for the data center confirm will be. I am quite sure that they will renew. The only thing is, if you recall back, for those with the history long enough, if you recall back, the rental from STT, there is actually two components to it. One is the base building, and the other one is actually on the data center fit-out works that we have done for them. I think come next year, when the lease is due for renewal, that data center works rental will actually fall off. I think if you look at in terms of the impact, it is about 50% of the rental from STT.
You are saying it will be 50% lower?
I think, yeah. That's about the proportion of the data center works. Except that there will be some offsetting effect by the escalation from the base build works as well. So that, we are still discussing with the tenant. Yeah, there will be some uplift, but it will be offset by the drop in the data center works.
What's the expectation on reversion? I guess some of the peers have recorded really strong reversion for Singapore.
Yeah. But for this deal, because it's only base building, and we actually have agreed to some form of rental cap for the renewal. Yeah. So I think we will just have to push up to the maximum of the rental cap. But I would say it's decent enough, but it won't be very high double digit also.
Okay, got it. Thank you.
Can we have Dale from DBS to ask the next question?
Yep, thank you. Hi, Lily and team. Just two quick questions from me. Firstly, I just wanted to ask about the business parks in Singapore. I saw quarter-on-quarter your occupancy a slight uptake, but reversions were negative. Just wanted to understand what should we be expecting for business park segment, and in terms of the new demand, which sectors are they coming from?
For the business park, we have been pushing up the occupancy a little bit by a bit. But in terms of reversion, we do see a slight decline. But that is something that is still quite palatable. At the end of the day, your decline is not as huge, right? In terms of the demand that we are seeing, maybe Kim, you can take that through.
Hello, can you hear me? This is Kim.
Yep.
Okay. For the business park, as you know, actually, the buildings are located in the first-gen business park, so two in International Business Park and one in Changi Business Park. International Business Park has certain demands that is actually more from the manufacturing companies that are located in Tuas. We are able to get some firms that have some HQ functions, and they located to our strategy. Whereas The Synergy, again, is more location demand that is from the logistics sites from the Changi North area, and then the aviation kind of industry. But they are smaller demands. We do not see the last time those technology companies that is in Changi Business Park. I hope that answered your question.
Okay. Yep. Got it. Just a quick follow-up on this. Then in terms of, I think looking ahead, for both segments, International Business Park and Changi, right? Should we be expecting to see occupancy continue creeping up with demand for some of these smaller spaces still coming in?
Yes, I would say maybe because the smaller demands, they do have a lot of choices now in the market. So, it may take certain targeted groups to be there. We are trying to fill actually the larger space that will have a bigger impact on the occupancy.
Okay. Got it. Sounds good. Okay.
Sorry. Let me just elaborate a little bit on the revision for the business park. I think for this quarter, there's actually a rent-free that was given to two of the new leases at the business park level. That actually accounted for the dip in terms of the revision.
Okay. Got it. Thanks, Lily. Moving on to my next question. Going back to talking about these power studies for your portfolio. I know it's still early days, but just wondering, with these power studies, if let's say, you do ascertain that certain parts of your portfolio has an upside to power load, would it actually affect your portfolio valuations? Would it actually add to your valuation?
I think the short answer is yes. If we can secure more power, yeah, it should improve the portfolio valuation.
I guess that will then filter through in terms of the rental rates that we're able to fetch for the building. Of course, with the power study, it also means that our option, if we are able to have some visibility in terms of the uptick or in terms of how much power we can actually get hold of, our options with respect to the building will be much wider, in the sense that we can consider, either it will help in our re-leasing of the building, or we can even consider a redevelopment if the numbers make sense. As a very last resort, even in terms of the sales of the property, that power study result will help. Yeah. It will basically open up the tenant base for us.
Actually, I am referring more to, if the power study shows that there is a potential, even before you actually manage to lease out or get the additional power, would this potential uplift actually help with valuation?
I doubt if it is just potential it will increase the valuation because something must be confirmed.
Okay, got it. Okay. Just a quick follow on this. So like you say, if let us say there is potential, you can do an extension or redevelopment, how do you see yourselves doing some of this? Would it be together with a partner? Are you able to undertake it yourself? How should we be expecting any potential major AEIs or redevelopments?
I think the options are on the table. We are able to do it ourselves or we can find a partner. It could be a colo operator or an end user. So all these options are on the table because essentially we do have the skill set and the resource to do it.
If I may remind, we have also done build-to-suits for data center before.
Yeah.
Of course, then you are looking at Singapore, but, I reckon that it is not difficult for us to transfer the knowledge over there as well. Right?
Okay. Got it. That is clear. Okay. Yeah, that is all from me. Thank you.
We are conscious of the time, so can we take the last question from Yew Kiang from CLSA?
Hi. Thank you. Thank you for making me the last one. Just maybe two questions and one suggestion. One is, can you briefly talk about the demand in U.S. data centers? I know some of your data centers might be pretty old, so it might not be AI-capable, but what are the type of industries that you are seeing on the demand side? That's the first question. Second is on Kallang Way. Why is the occupancy taking so long to fill up? As a suggestion, I think your U.S. data centers have a lot of leases. Maybe next time a slide with a summary of each of the lease expiries and what's going on there would be helpful. That's it from me.
All right. I will take the first slightly easier question.
As the question was asked, I was pointing fingers.
Yeah. For the first question, the so-called enterprise data centers, we'll probably have to find alternative users. You can actually see that from the re-leasing of the Brentwood property to Vanderbilt Medical Center. That's one. For the colocation leases that expire, we actually remain confident that we should be able to find another colocation operator to take over the space. For people who have been following us for quite some time, we do have two, I would say Chapter 11 filing earlier from our colocation operators, but essentially, most of our leases do not get rejected and another operator actually continued to operate the facilities. We remain positive in that sense. For the cloud and the hyperscale providers, we are confident that they will continue to renew.
I guess I was also asking, other than healthcare, what other kind of sectors can take up those space?
It can be anything, even for tech providers doing for their backroom offices or training and so on. There are a lot of options. Ultimately, we actually think that North American market is very deep and wide. That actually gives us the comfort that we are able to manage the portfolio and the properties.
Kallang?
Kallang, I will leave it to another smart person.
Hello, this is Kim. For Kallang, the occupancy is creeping up slower than we like. Reason is because there is a lot of supply of hi-tech spaces that is in the market right now. The largest competition is TSX, that has about 1 million over square feet. Alexandra Technopark, as you know, Google has also close to more than 300,000 sq ft . That added to the supply situation, and it compete for the similar type of customers. For us, the team has actually did smaller deals the last quarter, basically in also the electronics, the IT sector trades. We are in the discussions with, as I mentioned before, we are hoping that we could sign another big user soon, at least a floor that will move up the space. But the competition is deep, so just bear with us a while.
Okay, thanks.
All right. Thank you so much. Thanks for joining us today. You know where to reach us if you have further questions. Thank you.