singapore traders spectrum model portfolio

DBS Group Research . Equity 27 Jun 2016

Singapore Traders Spectrum

Model Portfolio

Refer to important disclosures at the end of this report

June 27 Update: 1. We have removed UOL from the Balanced and Blue Chips categories as it has a moderate 7% revenue exposure in British pound. The stock had also underperformed since its inclusion on May 19, falling 7%, underperforming the STI’s flat performance over the same period and making fresh YTD lows despite trading at 0.5 P/NAV. 2. We have removed SembCorp Industries from the Blue Chips and Growth categories. We have pared Growth exposure given the heightened risk aversion post-Brexit. Doubt is also rising on whether the oil price recovery can continue. The rebound in the US dollar given its “safe haven” status is also affecting oil price. The stock returned 14.6% (including dividend collected) since its inclusion on February 10, outperforming the STI’s 6% recovery. 3. We have removed Ezion from the Growth category for the same reasons as SembCorp Industries. Ezion was our most recent inclusion on June 17 but until there is more clarity, we “square” our exposure with zero price change. 4. We have added Ascendas REIT to the Blue Chips and Dividend categories as we believe risk aversion will drive investors to seek safe havens. Interest in Singapore REITs should see an uptick as the US Federal Reserve is expected to keep rates low for longer. Post Brexit, consensus is for zero Fed rate hike this year. Ascendas REIT is our pick in the large-cap space. 5. We have added Mapletree Greater China Commercial Trust and Mapletree Commercial Trust to the Dividend category for the same reasons as Ascendas REIT. June 20 Update: We have removed City Developments from the Blue Chip category of our Model Portfolio. The stock returned 6% since its inclusion into our portfolio on May 26, outperforming STI’s 0.8% decline over the same period. June 17 Update: We have added Ezion to the Growth category. Ezion is one of the stocks we believe can overcome the current challenging environment in the oil & gas industry and emerge stronger in the next cycle. Ezion is able to think out of the box through the use of cost-efficient lift boats, which are among the bright spots in the current low oil price environment. Management has been very innovative and creative in terms of funding through joint-ownership, PERPs, sales, and leaseback etc., allowing rapid fleet expansion. It has also diversified into offshore wind farms. We have a Buy call and a target price of S$0.85, which implies an upside of 63%. Please note the information below was accurate as of June 16.

Singapore

Model Portfolio

DBS Bank Ltd recommendations are based an Absolute Total Return* Rating system, defined as follows:

STRONG BUY (>20% total return over the next 3 months, with identifiable share price catalysts within this time frame)

BUY (>15% total return over the next 12 months for small caps, >10% for large caps)

HOLD (-10% to +15% total return over the next 12 months for small caps, -10% to +10% for large caps)

FULLY VALUED (negative total return i.e. > -10% over the next 12 months)

SELL (negative total return of > -20% over the next 3 months, with identifiable catalysts within this time frame)

Share price appreciation + dividends Traders Spectrum’s product is oriented towards readers with a short-term trading horizon. It aims to highlight topical themes, which may move stock prices on a daily basis. Readers should be aware that “TS Take” relies more on assessments of technical factors, likely sentiment responses and short term money flows, rather than on fundamental analysis. As such the “TS Take” may from time to time conflict with fundamental ratings (where stocks are ranked to Strong Buy, Buy, Hold, Fully Valued and Sell on a 12 month basis), which are maintained by DBS Bank Ltd analysts. In keeping with the short-term orientation of the product, a stock highlighted may or may not be covered or commented on an ongoing basis.

GENERAL DISCLOSURE/DISCLAIMER This report is prepared by DBS Bank Ltd. This report is solely intended for the clients of DBS Bank Ltd and DBS Vickers Securities (Singapore) Pte Ltd, its respective connected and associated corporations and affiliates only and no part of this document may be (i) copied, photocopied or duplicated in any form or by any means or (ii) redistributed without the prior written consent of DBS Bank Ltd. The research set out in this report is based on information obtained from sources believed to be reliable, but we (which collectively refers to DBS Bank Ltd., its respective connected and associated corporations, affiliates and their respective directors, officers, employees and agents (collectively, the “DBS Group”)) do not make any representation or warranty as to its accuracy, completeness or correctness. Opinions expressed are subject to change without notice. This document is prepared for general circulation. Any recommendation contained in this document does not have regard to the specific investment objectives, financial situation and the particular needs of any specific addressee. This document is for the information of addressees only and is not to be taken in substitution for the exercise of judgement by addressees, who should obtain separate independent legal or financial advice. The DBS Group accepts no liability whatsoever for any direct, indirect and/or consequential loss (including any claims for loss of profit) arising from any use of and/or reliance upon this document and/or further communication given in relation to this document. This document is not to be construed as an offer or a solicitation of an offer to buy or sell any securities. The DBS Group, along with its affiliates and/or persons associated with any of them may from time to time have interests in the securities mentioned in this document. The DBS Group may have positions in, and may effect transactions in securities mentioned herein and may also perform or seek to perform broking, investment banking and other banking services for these companies. Any valuations, opinions, estimates, forecasts, ratings or risk assessments herein constitutes a judgment as of the date of this report, and there can be no assurance that future results or events will be consistent with any such valuations, opinions, estimates, forecasts, ratings or risk assessments. The information in this document is subject to change without notice, its accuracy is not guaranteed, it may be incomplete or condensed and it may not contain all material information concerning the company (or companies) referred to in this report. This publication has not been reviewed or authorized by any regulatory authority in Singapore, Hong Kong or elsewhere. The valuations, opinions, estimates, forecasts, ratings or risk assessments described in this report were based upon a number of estimates and assumptions and are inherently subject to significant uncertainties and contingencies. It can be expected that one or more of the estimates on which the valuations, opinions, estimates, forecasts, ratings or risk assessments were based will not materialize or will vary significantly from actual results. Therefore, the inclusion of the valuations, opinions, estimates, forecasts, ratings or risk assessments described herein IS NOT TO BE RELIED UPON as a representation and/or warranty by the DBS Group (and/or any persons associated with the aforesaid entities), that: (a) such valuations, opinions, estimates, forecasts, ratings or risk assessments or their underlying assumptions will be achieved, and (b) there is any assurance that future results or events will be consistent with any such valuations, opinions, estimates, forecasts, ratings or risk

assessments stated therein. Any assumptions made in this report that refers to commodities, are for the purposes of making forecasts for the company (or companies) mentioned herein. They are not to be construed as recommendations to trade in the physical commodity or in the futures contract relating to the commodity referred to in this report. DBS Vickers Securities (USA) Inc ("DBSVUSA")"), a U.S.-registered broker-dealer, does not have its own investment banking or research department, has not participated in any public offering of securities as a manager or co-manager or in any other investment banking transaction in the past twelve months and does not engage in market-making. ANALYST CERTIFICATION The research analyst(s) primarily responsible for the content of this research report, in part or in whole, certifies that the views about the companies and their securities expressed in this report accurately reflect his/her personal views. The analyst(s) also certifies that no part of his/her compensation was, is, or will be, directly, or indirectly, related to specific recommendations or views expressed in this report. As of 27 Jun 2016, the analyst(s) and his/her spouse and/or relatives who are financially dependent on the analyst(s), do not hold interests in the securities recommended in this report (“interest” includes direct or indirect ownership of securities).

Singapore

Model Portfolio

COMPANY-SPECIFIC / REGULATORY DISCLOSURES 1. DBS Bank Ltd., DBS Vickers Securities (Singapore) Pte Ltd (“DBSVS”), their subsidiaries and/or other affiliates have proprietary

positions in Frasers Centrepoint Trust, Sheng Siong Group, M1, CapitaLand, Mapletree Greater China Commercial Trust, Mapletree Commercial Trust, UOL Group, Sembcorp Industries, Ezion Holdings, Ascendas REIT, City Development recommended in this report as of 31 May 2016.

2. DBS Bank Ltd does not market make in equity securities of the issuer(s) or company(ies) mentioned in this Research Report.

3. DBS Bank Ltd., DBSVS, DBSVUSA, their subsidiaries and/or other affiliates beneficially own a total of 1% of any class of common equity securities of Mapletree Greater China Commercial Trust as of 31 May 2016

4.

Compensation for investment banking services: DBS Bank Ltd., DBSVS, their subsidiaries and/or other affiliates of DBSVUSA have received compensation, within the past 12 months for investment banking services from ARA Asset Management, Mapletree Greater China Commercial Trust, Ezion Holdings, Ascendas REIT, City Development as of 31 May 2016

DBS Bank Ltd., DBSVS, their subsidiaries and/or other affiliates of DBSVUSA have managed or co-managed a public offering of securities for from ARA Asset Management, Mapletree Greater China Commercial Trust, Ezion Holdings, Ascendas REIT, City Development in the past 12 months as of 31 May 2016

DBSVUSA does not have its own investment banking or research department, nor has it participated in any public offering of securities as a manager or co-manager or in any other investment banking transaction in the past twelve months. Any US persons wishing to obtain further information, including any clarification on disclosures in this disclaimer, or to effect a transaction in any security discussed in this document should contact DBSVUSA exclusively.

5. Directorship/trustee interests Euleen Goh Yiu Kiang, a member of DBS Group Holdings Board of Directors, is a Director of CapitaLand as of 29 Feb 2016. Woo Foong Pheng (Mrs Ow Foong Pheng), a member of DBS Group Holdings Board of Directors, is a Director of Mapletree Greater China as of 29 Feb 2016.

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Wong Ming Tek, Executive Director, ADBSR

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Singapore

Model Portfolio

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only intended for institutional clients only and no other person may act upon it.

United Kingdom

This report is being distributed in the UK by DBS Vickers Securities (UK) Ltd, who is an authorised person in the meaning of the Financial Services and Markets Act and is regulated by The Financial Conduct Authority. Research distributed in the UK is intended only for institutional clients.

United States This report was prepared by DBS Bank Limited. DBSVUSA did not participate in its preparation. The research analyst(s) named on this report are not registered as research analysts with FINRA and are not associated persons of DBSVUSA. The research analyst(s) are not subject to FINRA Rule 2241 restrictions on analyst compensation, communications with a subject company, public appearances and trading securities held by a research analyst. This report is being distributed in the United States by DBSVUSA, which accepts responsibility for its contents. This report may only be distributed to Major U.S. Institutional Investors (as defined in SEC Rule 15a-6) and to such other institutional investors and qualified persons as DBSVUSA may authorize. Any U.S. person receiving this report who wishes to effect transactions in any securities referred to herein should contact DBSVUSA directly and not its affiliate.

Other jurisdictions

In any other jurisdictions, except if otherwise restricted by laws or regulations, this report is intended only for qualified, professional, institutional or sophisticated investors as defined in the laws and regulations of such jurisdictions.

DBS Bank Ltd.

12 Marina Boulevard, Marina Bay Financial Centre Tower 3 Singapore 018982

Tel. 65-6878 8888 e-mail: [email protected] Company Regn. No. 196800306E

1

Source for all data: DBS Bank, Bloomberg Finance L.P.

Singapore Research Team, [email protected]

sa: SM

DBS Group Research . Equity


Model Portfolio

Refer to important disclosures at the end of this report

Overview

The benchmark Straits Times Index gained a very modest 1.2% since our previous update on 19 May as the index gave back earlier gains over the past 1 week ahead of the uncertainty of the 23 June BREXIT referendum outcome.

Recall that we had adopted a 'sell-into-strength' strategy and reduced the number of stocks across our portfolio categories as prices rose during the February to April stock market rally. Our current exposure remains lean with 9 stocks across the portfolios. Our additions over the past 1 month were UOL and M1. UOL returned a negative 4.5%. We maintain the stock in the Balanced and Blue Chips portfolios. The stock trades an slightly less than 0.5x P/NAV, making it one of the cheapest large-cap landlords and we believe that negatives has been priced in. M1 was added to the Conservative and Dividend portfolios on June 6 and returned 4.1% thus far, outperforming the STI. The table below shows the returns of stocks that we have removed from the portfolio list. The average return is 12%, outperforming STI’s 7.4% gain since 10 February.

Among the active stocks across our portfolio categories, Japfa (Growth category) is the best performer thus far, delivering 59.2% return (including dividend) followed by ARA Asset Management (Balanced and Dividend categories), delivering 30% return (including dividend).

We are leaving out picks unchanged for this update and will continue to seek opportunities to add stocks into our portfolio list.

Returns of stocks removed from portfolio categories

Conservative

Stocks currently in the Conservative portfolio gained 5.6% (including dividend) on an average return basis. Sheng Siong is the best performer with a 7.4% return.

16 June 2016

Pric e Ta rge t Div

(S$) Pric e ups ide P/E (x) P/E (x) Yld (%)

14-Jun ($) (%) FY16F FY17F FY16F FY17F FY16FConse rva tiveFrasers Centrepoint Trust 1.97 2.10 6.6 18.2 17.9 (2.0) 1.6 5.9 Sheng Siong Group 0.89 1.04 16.5 21.7 20.6 7.0 5.3 4.3 M1 2.52 2.60 3.2 13.7 14.1 (3.6) (2.7) 5.8

Compa ny EPS Growth (%)

Da te Pric e Da te Pric e

Thai Bev 11-02-16 0.68 19-05-16 0.895 34%

City Dev 11-02-16 6.9 15-04-16 8.66 26%

ST Engineering 11-02-16 2.65 15-04-16 3.231 22%

Wilmar 11-02-16 2.97 06-05-16 3.53 19%

SIA Engineering 11-02-16 3.46 12-05-16 3.8 10%

Mapletree Com Trust 11-02-16 1.34 17-03-16 1.435 7%

Venture 11-02-16 7.96 15-04-16 8.33 5%

Mapletree Log 17-03-16 0.98 06-05-16 1.025 5%

Ascendas REIT 11-02-16 2.33 17-03-16 2.42 4%

Frasers Centrepoint Ltd 11-02-16 1.63 27-05-16 1.595 -0.7%

Compa nyInc l . Div % ga in /(loss )

Re move dEntry

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Model Portfolio

Balanced

Stocks currently in the Balanced portfolio gained 14.4% (including dividend) on an average return basis. ARA Asset Management continues to be the top performer with a 33% return while UOL returned a negative 4.5% thus far.

Growth

Stocks currently in the Growth portfolio gained 38% (including dividend) on an average return basis. Japfa is the top performer, returning 59%.

Blue Chips

Stocks currently in the Blue Chips portfolio gained 5.2% (including dividend) on an average return basis. SembCorp Industries is the top performer with a 16% gain.

Dividend

Stocks currently in the Dividend portfolio gained 12.5% (including dividend) on an average return basis. ARA Asset Management is the top performer with a 33% return.

Source for all data: DBS Bank, Bloomberg Finance L.P.

Pri c e Ta rge t Div


14-Jun ($) (%) FY16F FY17F FY16F FY17F FY16FBa la nce dARA Asset Mgt 1.380 1.76 27.3 16.9 16.2 (7.6) 4.4 3.6 UOL Group 5.46 7.39 35.4 9.5 9.0 32.2 5.7 2.8


Pric e Ta rge t Div


14-Jun ($) (%) FY16F FY17F FY16F FY17F FY16FGrowthJapfa 0.78 1.10 41.0 9.5 6.8 52.9 39.8 - SembCorp Inds 2.80 3.10 10.7 9.4 8.5 (2.8) 10.5 3.6


Pric e Ta rge t Div


14-Jun ($) (%) FY16F FY17F FY16F FY17F FY16FBlue ChipsCapitaLand 2.96 3.70 25.0 16.4 14.0 (27.2) 17.5 3.0 Sembcorp Inds 2.80 3.10 10.7 9.4 8.5 (2.8) 10.5 3.6 UOL Group 5.46 7.39 35.4 9.5 9.0 32.2 5.7 2.8 City Dev 8.65 9.60 11.0 14.5 13.9 26.4 4.0 1.3


Pric e Ta rge t Div


14-Jun ($) (%) FY16F FY17F FY16F FY17F FY16FDivide ndARA Asset Mgt 1.38 1.76 27.3 16.9 16.2 (7.6) 4.4 3.6 Frasers Centrepoint Trust 1.97 2.10 6.6 18.2 17.9 (2.0) 1.6 5.9 Sheng Siong Group 0.89 1.04 16.5 21.7 20.6 7.0 5.3 4.3 M1 2.52 2.60 3.2 13.7 14.1 (3.6) (2.7) 5.8


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Price: S$1.970 TP: S$2.10 Upside: 6.6%Entry date: 10-Feb-16 Entry price ($): S$1.900Days passed: 127 Dividend received: S$0.031% gain/(loss): 5.3% % chg relative to STI: -2%

Company Guide

Price: S$0.89 TP: S$1.04 Upside: 16.5%Entry date: 10-Feb-16 Entry price ($) S$0.85Days passed 127 Dividend received S$0.018% gain/(loss) 7.4% % chg relative to STI: 0%

Company Guide

Price: S$2.520 TP: S$2.60 Upside: 6.6%Entry date: 06-Jun-16 Entry price ($): S$2.420Days passed: 10 Dividend received: S$0.031% gain/(loss): 5.4% % chg relative to STI: 7%

Company Guide

Frasers Centrepoint Trust

Sector: REITs


Model Portfolio

Conservative

Your investment goal is to seek income while protecting your capital. You accept a fairly stable stock price fluctuation with a moderate level of dividend income. The investment horizon is up to 12 months.

1) Strong earnings resilience amongst REITs with downside risk protection2) Upside to earnings growth from AEI on major asset (northpoint)3) Yields of c.6% atttractive

M1 M1 is one of the cheapest in the region in terms of forecast price-to-earnings ratio. M1 also stands to benefit the most among the three telcos if there is no fourth telco entry. It has a very attractive risk/reward ratio with potential risk of -5% versus total returns of +40%.

Sheng Siong Group is on track towards its 50-store target; margin expansion trend is performing to our expectations. Dividend continues to be attractive at c.4% based on FY16F DPS of 3.6 Scts.

Sheng Siong Group

Sector: Consumer Services

Sector: Telecom

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Price: S$1.38 TP: S$1.76 Upside: 30.8%Entry date: 10-Feb-16 Entry price ($): S$1.06Days passed: 127 Dividend received: S$0.027% gain/(loss): 33.4% % chg relative to STI: 26%

Company Guide

Price: S$5.46 TP: S$7.39 Upside: 35.4%Entry date: 19-May-16 Entry price ($): S$5.72Days passed: 28 Dividend received: S$0.000% gain/(loss): -4.5% % chg relative to STI: -5%

Company Guide

UOL Group Cheapest large cap developer in town, trading at an attractive 0.5x P/NAV, which is close to its – 2 SD historical average

Sector: Real Estate

ARA Asset Management Attractive valuations and yield of c.4%. ARA has S$150m war chest, and is well positioned to capture opportunities that may arise in 2016.

Sector: Financials


Model Portfolio

Balanced

Your investment goal is a balance between capital growth and income. You can tolerate some fluctuations in the value of your stock investment in anticipation of a higher return. The investment horizon is up to 12 months.

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Company Guide


Company Guide

Your primary investment goal is capital growth. You can tolerate a fair amount of fluctuations in the value of your stock investment in anticipation of possible higher returns. The investment horizon is up to 12 months.


Model Portfolio

Growth

Sector: Consumer Goods

Sembcorp Industries Stripping out market capitalisation of SMM and Salalah, utilities business is valued at unjustifiably low valuation of 5x PE and 0.5x PB. We also expect the reversal of price trend in the event of elimination of SMM privatisation overhang.Sector: Oil & Gas

Japfa Ltd Beneficiary of rising DOC/broiler prices in Indonesia, stable IDR, aggressive expansion in Vietnam, stabilising raw milk prices in China

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Company Guide


Company Guide

Price: S$5.46 TP: S$7.39 Upside: 35.4%Entry date: 19-May-16 Entry price ($): S$5.72Days passed: 28 Dividend received: S$0.000% gain/(loss): -4.5% % chg relative to STI: -5%

Company Guide

Price: S$8.650 TP: S$9.60 Upside: 10.7%Entry date: 26-May-16 Entry price ($) S$8.33Days passed 21 Dividend received S$0.000% gain/(loss) 3.8% % chg relative to STI: 4%

Company Guide

City Developments Attractive valuations at 0.8x P/NAV. Operating income is improving, and the locked-in sales of its overseas projects in 2H16 should be a re-rating catalyst for the stock.

Sector: Real Estate

Sector: Oil & Gas

UOL Group Cheapest large cap developer in town, trading at an attractive 0.5x P/NAV, which is close to its – 2 SD historical average

Sector: Real Estate


Model Portfolio

Blue Chips

You look to include blue chips into your portfolio to provide steady growth over a longer time period. Blue chips tend to be more stable and their holding period can extend beyond a year.

Sembcorp Industries Stripping out market capitalisation of SMM and Salalah, utilities business is valued at unjustifiably low valuation of 5x PE and 0.5x PB. We also expect the reversal of price trend in the event of elimination of SMM privatisation overhang.

CapitaLand 1) Incremental earnings growth momentum from its core residential, retail mall business and Ascott firming up well2) Upside to valuations from potential asset recycling of mature assets into funds/REITs3) Attractive valuations at close to 2009 levels

Sector: Real Estate

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Sector: REITs


Company Guide


Company Guide


Company Guide

Price: S$2.520 TP: S$2.60 Upside: 6.6%Entry date: 06-Jun-16 Entry price ($): S$2.420Days passed: 10 Dividend received: S$0.031% gain/(loss): 5.4% % chg relative to STI: 7%

Company Guide

M1 M1 is one of the cheapest in the region in terms of forecast price-to-earnings ratio. M1 also stands to benefit the most among the three telcos if there is no fourth telco entry. It has a very attractive risk/reward ratio with potential risk of -5% versus total returns of +40%.Sector: Telecom

Income investing is part of your stock picking strategies. You look to include dividend stocks into your portfolio to provide a steady income stream.

ARA Asset Management


Model Portfolio

Sector: Financials

1) Strong earnings resilience amongst REITs with downside risk protection2) Upside to earnings growth from AEI on major asset (northpoint)3) Yields of c.6% atttractive

Attractive valuations and yield of c.4% to 5%. ARA has S$150m war chest, and is well positioned to capture opportunities that may arise in 2016.

Sheng Siong Group SSG is on track towards its 50-store target; margin expansion trend is performing to our expectations. Dividend continues to be attractive at c.4% based on FY16F DPS of 3.6 Scts.Sector: Consumer Services

Frasers Centrepoint Trust

Dividend

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Model Portfolio

DBS Bank recommendations are based an Absolute Total Return* Rating system, defined as follows:

STRONG BUY (>20% total return over the next 3 months, with identifiable share price catalysts within this time frame)

BUY (>15% total return over the next 12 months for small caps, >10% for large caps)

HOLD (-10% to +15% total return over the next 12 months for small caps, -10% to +10% for large caps)

FULLY VALUED (negative total return i.e. > -10% over the next 12 months)

SELL (negative total return of > -20% over the next 3 months, with identifiable catalysts within this time frame)

Share price appreciation + dividends Traders Spectrum’s product is oriented towards readers with a short-term trading horizon. It aims to highlight topical themes, which may move stock prices on a daily basis. Readers should be aware that “TS Take” relies more on assessments of technical factors, likely sentiment responses and short term money flows, rather than on fundamental analysis. As such the “TS Take” may from time to time conflict with fundamental ratings (where stocks are ranked to Strong Buy, Buy, Hold, Fully Valued and Sell on a 12 month basis), which are maintained by DBS Bank Ltd analysts. In keeping with the short-term orientation of the product, a stock highlighted may or may not be covered or commented on an ongoing basis.

GENERAL DISCLOSURE/DISCLAIMER This report is prepared by DBS Bank Ltd. This report is solely intended for the clients of DBS Bank Ltd and DBS Vickers Securities (Singapore) Pte Ltd, its respective connected and associated corporations and affiliates (collectively, the “DBS Group”) only and no part of this document may be (i) copied, photocopied or duplicated in any form or by any means or (ii) redistributed without the prior written consent of DBS Bank Ltd. The research set out in this report is based on information obtained from sources believed to be reliable, but we (which collectively refers to DBS Bank Ltd., its respective connected and associated corporations, affiliates and their respective directors, officers, employees and agents (collectively, the “DBS Group”)) do not make any representation or warranty as to its accuracy, completeness or correctness. Opinions expressed are subject to change without notice. This document is prepared for general circulation. Any recommendation contained in this document does not have regard to the specific investment objectives, financial situation and the particular needs of any specific addressee. This document is for the information of addressees only and is not to be taken in substitution for the exercise of judgement by addressees, who should obtain separate independent legal or financial advice. The DBS Group accepts no liability whatsoever for any direct, indirect and/or consequential loss (including any claims for loss of profit) arising from any use of and/or reliance upon this document and/or further communication given in relation to this document. This document is not to be construed as an offer or a solicitation of an offer to buy or sell any securities. The DBS Group, along with its affiliates and/or persons associated with any of them may from time to time have interests in the securities mentioned in this document. The DBS Group may have positions in, and may effect transactions in securities mentioned herein and may also perform or seek to perform broking, investment banking and other banking services for these companies. Any valuations, opinions, estimates, forecasts, ratings or risk assessments herein constitutes a judgment as of the date of this report, and there can be no assurance that future results or events will be consistent with any such valuations, opinions, estimates, forecasts, ratings or risk assessments. The information in this document is subject to change without notice, its accuracy is not guaranteed, it may be incomplete or condensed and it may not contain all material information concerning the company (or companies) referred to in this report. This publication has not been reviewed or authorized by any regulatory authority in Singapore, Hong Kong or elsewhere. The valuations, opinions, estimates, forecasts, ratings or risk assessments described in this report were based upon a number of estimates and assumptions and are inherently subject to significant uncertainties and contingencies. It can be expected that one or more of the estimates on which the valuations, opinions, estimates, forecasts, ratings or risk assessments were based will not materialize or will vary significantly from actual results. Therefore, the inclusion of the valuations, opinions, estimates, forecasts, ratings or risk assessments described herein IS NOT TO BE RELIED UPON as a representation and/or warranty by the DBS Group (and/or any persons associated with the aforesaid entities), that: (a) such valuations, opinions, estimates, forecasts, ratings or risk assessments or their underlying assumptions will be achieved, and (b) there is any assurance that future results or events will be consistent with any such valuations, opinions, estimates, forecasts, ratings or risk

assessments stated therein. Any assumptions made in this report that refers to commodities, are for the purposes of making forecasts for the company (or companies) mentioned herein. They are not to be construed as recommendations to trade in the physical commodity or in the futures contract relating to the commodity referred to in this report. DBS Vickers Securities (USA) Inc ("DBSVUSA")"), a U.S.-registered broker-dealer, does not have its own investment banking or research department, has not participated in any public offering of securities as a manager or co-manager or in any other investment banking transaction in the past twelve months and does not engage in market-making. ANALYST CERTIFICATION The research analyst(s) primarily responsible for the content of this research report, in part or in whole, certifies that the views about the companies and their securities expressed in this report accurately reflect his/her personal views. The analyst(s) also certifies that no part of his/her compensation was, is, or will be, directly, or indirectly, related to specific recommendations or views expressed in this report. As of16 Jun 2016, the analyst(s) and his/her spouse and/or relatives who are financially dependent on the analyst(s), do not hold interests in the securities recommended in this report (“interest” includes direct or indirect ownership of securities).


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COMPANY-SPECIFIC / REGULATORY DISCLOSURES

1. DBS Bank Ltd., DBS Vickers Securities (Singapore) Pte Ltd (“DBSVS”), their subsidiaries and/or other affiliates have proprietary positions in Ascendas REIT, CapitaLand, City Development, Frasers Centrepoint Trust, M1, Mapletree Commercial Trust, Mapletree Logistics Trust, Sembcorp Industries, Sheng Siong Group, SIA Engineering, ST Engineering, Thai Beverage Public Company, UOL Group, Venture Corporation Wilmar International recommended in this report as of 31 May 2016.

2. DBS Bank Ltd does not market make in equity securities of the issuer(s) or company(ies) mentioned in this Research Report.

3.

Compensation for investment banking services: DBS Bank Ltd., DBSVS, their subsidiaries and/or other affiliates of DBSVUSA have received compensation, within the past 12 months for investment banking services from ARA Asset Management, Ascendas REIT, City Development, Mapletree Logistics Trust as of 31 May 2016.

DBS Bank Ltd., DBSVS, their subsidiaries and/or other affiliates of DBSVUSA have managed or co-managed a public offering of securities for ARA Asset Management, Ascendas REIT, City Development, Mapletree Logistics Trust in the past 12 months as of 31 May 2016.

DBSVUSA does not have its own investment banking or research department, nor has it participated in any public offering of securities as a manager or co-manager or in any other investment banking transaction in the past twelve months. Any US persons wishing to obtain further information, including any clarification on disclosures in this disclaimer, or to effect a transaction in any security discussed in this document should contact DBSVUSA exclusively.

4. Directorship/trustee interests: Euleen Goh Yiu Kiang, a member of DBS Group Holdings Board of Directors, is a Director of CapitaLand as of 29 Feb 2016.

RESTRICTIONS ON DISTRIBUTION

General This report is not directed to, or intended for distribution to or use by, any person or entity who is a citizen or resident of or located in any locality, state, country or other jurisdiction where such distribution, publication, availability or use would be contrary to law or regulation.

Australia This report is being distributed in Australia by DBS Bank Ltd. (“DBS”) or DBS Vickers Securities (Singapore) Pte Ltd (“DBSVS”), both of which are exempted from the requirement to hold an Australian Financial Services Licence under the Corporation Act 2001 (“CA”) in respect of financial services provided to the recipients. Both DBS and DBSVS are regulated by the Monetary Authority of Singapore under the laws of Singapore, which differ from Australian laws. Distribution of this report is intended only for “wholesale investors” within the meaning of the CA.

Hong Kong This report is being distributed in Hong Kong by DBS Vickers (Hong Kong) Limited which is licensed and regulated by the Hong Kong Securities and Futures Commission and/or by DBS Bank (Hong Kong) Limited which is regulated by the Hong Kong Monetary Authority and the Securities and Futures Commission. Where this publication relates to a research report, unless otherwise stated in the research report(s), DBS Bank (Hong Kong) Limited is not the issuer of the research report(s). This publication including any research report(s) is/are distributed on the express understanding that, whilst the information contained within is believed to be reliable, the information has not been independently verified by DBS Bank (Hong Kong) Limited. This report is intended for distribution in Hong Kong only to professional investors (as defined in the Securities and Futures Ordinance (Chapter 571 of the Laws of Hong Kong) and any rules promulgated thereunder.)

Indonesia This report is being distributed in Indonesia by PT DBS Vickers Securities Indonesia.

Malaysia This report is distributed in Malaysia by AllianceDBS Research Sdn Bhd ("ADBSR"). Recipients of this report, received from ADBSR are to contact the undersigned at 603-2604 3333 in respect of any matters arising from or in connection with this report. In addition to the General Disclosure/Disclaimer found at the preceding page, recipients of this report are advised that ADBSR (the preparer of this report), its holding company Alliance Investment Bank Berhad, their respective connected and associated corporations, affiliates, their directors, officers, employees, agents and parties related or associated with any of them may have positions in, and may effect transactions in the securities mentioned herein and may also perform or seek to perform broking, investment banking/corporate advisory and other services for the subject companies. They may also have received compensation and/or seek to obtain compensation for broking, investment banking/corporate advisory and other services from the subject companies.

Wong Ming Tek, Executive Director, ADBSR

Singapore This report is distributed in Singapore by DBS Bank Ltd (Company Regn. No. 196800306E) or DBSVS (Company Regn No. 198600294G), both of which are Exempt Financial Advisers as defined in the Financial Advisers Act and regulated by the Monetary Authority of Singapore. DBS Bank Ltd and/or DBSVS, may distribute reports produced by its respective foreign entities, affiliates or other foreign research houses pursuant to an arrangement under Regulation 32C of the Financial Advisers Regulations. Where the report is distributed in Singapore to a person who is not an Accredited Investor, Expert Investor or an Institutional Investor, DBS Bank Ltd accepts legal responsibility for the contents of the report to such persons only to the extent required by law. Singapore recipients should contact DBS Bank Ltd at 6327 2288 for matters arising from, or in connection with the report.


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Thailand This report is being distributed in Thailand by DBS Vickers Securities (Thailand) Co Ltd. Research reports distributed are only intended for institutional clients only and no other person may act upon it.

United Kingdom

This report is being distributed in the UK by DBS Vickers Securities (UK) Ltd, who is an authorised person in the meaning of the Financial Services and Markets Act and is regulated by The Financial Conduct Authority. Research distributed in the UK is intended only for institutional clients.

Dubai

This research report is being distributed in The Dubai International Financial Centre (“DIFC”) by DBS Bank Ltd., (DIFC Branch) having its office at PO Box 506538, 3rd Floor, Building 3, East Wing, Gate Precinct, Dubai International Financial Centre (DIFC), Dubai, United Arab Emirates. DBS Bank Ltd., (DIFC Branch) is regulated by The Dubai Financial Services Authority. This research report is intended only for professional clients (as defined in the DFSA rulebook) and no other person may act upon it.

United States This report was prepared by DBS Bank Limited. DBSVUSA did not participate in its preparation. The research analyst(s) named on this report are not registered as research analysts with FINRA and are not associated persons of DBSVUSA. The research analyst(s) are not subject to FINRA Rule 2241 restrictions on analyst compensation, communications with a subject company, public appearances and trading securities held by a research analyst. This report is being distributed in the United States by DBSVUSA, which accepts responsibility for its contents. This report may only be distributed to Major U.S. Institutional Investors (as defined in SEC Rule 15a-6) and to such other institutional investors and qualified persons as DBSVUSA may authorize. Any U.S. person receiving this report who wishes to effect transactions in any securities referred to herein should contact DBSVUSA directly and not its affiliate.

Other jurisdictions

In any other jurisdictions, except if otherwise restricted by laws or regulations, this report is intended only for qualified, professional, institutional or sophisticated investors as defined in the laws and regulations of such jurisdictions.

DBS Bank Ltd.

12 Marina Boulevard, Marina Bay Financial Centre Tower 3 Singapore 018982 Tel. 65-6878 8888

Company Regn. No. 196800306E

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