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Mapletree Commercial (SG:N2IU)
SGX:N2IU

Mapletree Commercial (N2IU) AI Stock Analysis

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Mapletree Commercial

(SGX:N2IU)

Rating:67Neutral
Price Target:
S$1.50
▲(26.05%Upside)
Mapletree Commercial's overall stock score reflects strong financial performance, particularly in profitability and cash flow, alongside reasonable valuation. However, technical indicators suggest caution, and the earnings call revealed challenges with declining revenues and overseas market issues. The attractive dividend yield is a positive aspect, but investors should be mindful of potential revenue headwinds.
Positive Factors
Interest Rates
The REIT remains one of the prime beneficiaries of an interest rate cut, especially when benchmark rates in HK and SG remain on a declining trend.
Rental Performance
VivoCity registered stellar double-digit positive rental reversion of 16.8% and maintained high occupancy of 99.3%.
Valuation
Valuations surprised on upside with valuation uplift of 15% at VivoCity which saw a 10 bps cap rate compression.
Negative Factors
Currency Impact
Overseas contributions were affected by persistent SGD strength.
Market Recovery
Key risks include slower-than-expected recovery from Hong Kong and China which may impact retail spending and slow demand for office.
Revenue Decline
Gross revenue and NPI declined 6.8% and 7.4% yoy respectively in 4QFY25 due to the divestment of Mapletree Anson.

Mapletree Commercial (N2IU) vs. iShares MSCI Singapore ETF (EWS)

Mapletree Commercial Business Overview & Revenue Model

Company DescriptionMapletree Commercial Trust, listed as Mapletree Commercial (N2IU) on the Singapore Exchange, is a Singapore-focused real estate investment trust (REIT) that invests primarily in commercial properties. The trust's portfolio comprises a diversified range of assets, including retail, office, and business park properties located in key business districts within Singapore. Its core properties include well-known developments such as VivoCity, Mapletree Business City, and mTower, providing a mix of retail and office spaces catering to a variety of tenants.
How the Company Makes MoneyMapletree Commercial Trust generates revenue primarily through leasing its property portfolio to a wide range of tenants. The trust earns rental income from long-term leases in its retail, office, and business park spaces, which form the core of its revenue stream. Additionally, the trust may benefit from asset enhancement initiatives that can increase rental rates or occupancy levels. Strategic partnerships and acquisitions of high-quality properties further contribute to its earnings by expanding the portfolio and enhancing its value proposition. The trust also manages its properties to optimize operational efficiency, which can lead to cost savings and improved profitability.

Mapletree Commercial Earnings Call Summary

Earnings Call Date:Apr 24, 2025
(Q4-2025)
|
% Change Since: -0.83%|
Next Earnings Date:Aug 05, 2025
Earnings Call Sentiment Neutral
The earnings call highlighted stable contributions from Singapore and improved capital management, but faced significant challenges with declining revenues, lower DPU, and negative rental reversions in overseas markets.
Q4-2025 Updates
Positive Updates
Singapore Portfolio Stability
Singapore properties contribution increased by 1.4% year-on-year, excluding Mapletree Anson, accounting for about 53% of fourth quarter’s portfolio gross revenue and NPI.
Improved Capital Management
Aggregate leverage ratio improved from 40.5% a year ago to 37.7% as of 31st March 2025, aided by the divestment of Mapletree Anson.
Positive Rental Reversions in Key Segments
Healthy rental reversions were observed in Singapore properties like MBC, VivoCity, and mTower.
Successful Green Bond Issuance
MPACT issued a seven-year green bond in March 2025, extending the average term of the maturity of debt to 3.3 years.
Negative Updates
Decline in Overall Revenue and NPI
Gross revenue and NPI for the fourth quarter were lower by 6.8% and 7.4% year-on-year, respectively, largely due to the absence of Mapletree Anson's contributions and lower overseas contributions.
DPU Decline
The amount available for distribution was SGD 103.6 million and DPU was SGD 0.0195, down 14.8% year-on-year for the fourth quarter.
Challenges in China and Japan
China remains challenging with weak leasing demand, and Japan faced non-renewals and valuation declines, particularly in the Makuhari area.
Negative Rental Reversions in Overseas Markets
Festival Walk in Hong Kong and China properties experienced negative rental reversions due to market pressures.
Company Guidance
In the recent analyst briefing for Mapletree Pan Asia Commercial Trust (MPACT), several key financial metrics for the fourth quarter and full fiscal year of 2024-2025 were highlighted. The gross revenue for the fourth quarter was SGD 222.9 million, marking a 6.8% decrease year-on-year, while net property income (NPI) was SGD 169.5 million, down 7.4%. The declines were attributed to the absence of contributions from Mapletree Anson following its divestment and lower overseas contributions. Operating expenses improved by 4.9%, and net finance expenses decreased by 9.4% to SGD 61.1 million due to reduced borrowings. The amount available for distribution was SGD 103.6 million, resulting in a distribution per unit (DPU) of SGD 0.0195, reflecting a 14.8% year-on-year decline. For the full year, MPACT reported a gross revenue of SGD 908.8 million and an NPI of SGD 683.5 million, which were lower by 5.1% and 6.1% respectively. The overall portfolio valuation rose to approximately SGD 16 billion, and the net asset value (NAV) per unit increased by 1.7% to SGD 1.78. The aggregate leverage ratio improved to 37.7% from 40.5% the previous year, supported by the divestment proceeds and a seven-year green bond issuance. MPACT maintained a financial flex of SGD 1.2 billion in cash and undrawn committed facilities, ensuring sufficient liquidity for its obligations. The fixed-rate debt portion was reduced to 79.9%, with a potential impact on DPU of SGD 0.001 per annum for every 50 basis points change in benchmark rates. The total return from capital and dividend payout for the year was 3.9%, with VivoCity's next distribution set for June 6, 2025.

Mapletree Commercial Financial Statement Overview

Summary
Mapletree Commercial shows strong financial performance with robust profitability and cash generation. The balance sheet indicates a stable financial structure with manageable leverage levels. However, recent revenue fluctuations and high total debt compared to previous years are areas to watch.
Income Statement
78
Positive
Mapletree Commercial's income statement shows strong profitability with a high gross profit margin and a solid net profit margin. The company has maintained consistent revenue growth over the years, though there was a slight decline in revenue in the most recent report. EBIT and EBITDA margins are robust, indicating efficient operations. However, the slight decline in revenue in the latest period could be a point of concern if it continues.
Balance Sheet
72
Positive
The balance sheet reflects a stable financial structure with a moderate debt-to-equity ratio, indicating manageable leverage levels. The equity ratio is healthy, showing that the company is well-capitalized. Return on equity is impressive, highlighting efficient use of equity capital to generate profits. The overall stability is commendable, but the high total debt compared to previous years should be monitored.
Cash Flow
80
Positive
Cash flow analysis reveals strong operating cash flows, which comfortably cover net income, indicating effective cash generation from operations. The free cash flow position is robust and has shown positive growth. This provides the company with flexibility for future investments and debt repayments. The consistency in free cash flow growth supports a positive outlook.
Breakdown
Mar 2025Mar 2024Mar 2023Mar 2022Mar 2021
Income StatementTotal Revenue
844.72M964.47M776.33M475.50M462.67M
Gross Profit
572.65M689.31M531.81M325.90M322.09M
EBIT
633.25M683.55M618.56M348.49M337.27M
EBITDA
802.31M679.78M619.39M348.64M332.94M
Net Income Common Stockholders
584.18M577.94M482.60M347.02M68.61M
Balance SheetCash, Cash Equivalents and Short-Term Investments
171.40M157.24M216.15M124.17M192.54M
Total Assets
16.14B16.66B16.83B8.98B8.95B
Total Debt
6.00B6.65B6.78B3.00B3.03B
Net Debt
5.83B6.49B6.57B2.88B2.84B
Total Liabilities
6.52B7.19B7.35B3.19B3.24B
Stockholders Equity
9.61B9.46B9.47B5.79B5.71B
Cash FlowFree Cash Flow
632.98M724.71M604.85M363.58M355.35M
Operating Cash Flow
634.03M725.03M605.31M363.63M355.44M
Investing Cash Flow
711.41M-56.30M-2.29B-18.84M-13.74M
Financing Cash Flow
-1.32B-719.88M1.77B-413.16M-215.01M

Mapletree Commercial Technical Analysis

Technical Analysis Sentiment
Neutral
Last Price1.19
Price Trends
50DMA
1.19
Negative
100DMA
1.18
Negative
200DMA
1.23
Negative
Market Momentum
MACD
>-0.01
Positive
RSI
48.23
Neutral
STOCH
50.00
Neutral
Evaluating momentum and price trends is crucial in stock analysis to make informed investment decisions. For SG:N2IU, the sentiment is Neutral. The current price of 1.19 is above the 20-day moving average (MA) of 1.18, below the 50-day MA of 1.19, and below the 200-day MA of 1.23, indicating a bearish trend. The MACD of >-0.01 indicates Positive momentum. The RSI at 48.23 is Neutral, neither overbought nor oversold. The STOCH value of 50.00 is Neutral, not indicating any strong overbought or oversold conditions. Overall, these indicators collectively point to a Neutral sentiment for SG:N2IU.

Mapletree Commercial Peers Comparison

Overall Rating
UnderperformOutperform
Sector (61)
Financial Indicators
Name
Overall Rating
Market Cap
P/E Ratio
ROE
Dividend Yield
Revenue Growth
EPS Growth
73
Outperform
S$15.44B15.516.32%4.82%1.54%4.48%
69
Neutral
$4.38B19.065.08%5.13%1.49%5.99%
67
Neutral
$6.27B10.726.29%6.46%
66
Neutral
S$3.32B29.201.86%5.31%-1.16%-34.74%
62
Neutral
$5.50B16.336.85%6.90%1.34%195.50%
61
Neutral
$2.83B10.910.42%8438.90%5.74%-20.95%
58
Neutral
S$5.63B30.412.74%6.43%-0.97%-40.20%
* Real Estate Sector Average
Performance Comparison
Ticker
Company Name
Price
Change
% Change
SG:N2IU
Mapletree Commercial
1.18
0.03
2.34%
SG:ME8U
Mapletree Industrial
1.93
-0.12
-5.81%
SG:C38U
CapitaLand Mall
2.08
0.22
11.65%
SG:M44U
Mapletree Logistics
1.11
-0.13
-10.27%
SG:T82U
Suntec Real Estate Investment
1.12
0.11
10.45%
SG:J69U
Frasers Centrepoint
2.16
0.12
5.62%

Mapletree Commercial Corporate Events

MPACT Secures S$150 Million Facility with Key Conditions
May 23, 2025

MPACT Management Ltd. has announced a new S$150 million facility agreement guaranteed by DBS Trustee Limited for Mapletree Pan Asia Commercial Trust. This facility includes conditions that could trigger mandatory prepayment if certain management changes occur without lender consent, potentially affecting MPACT’s borrowings of approximately S$5.928 billion.

The most recent analyst rating on (SG:N2IU) stock is a Buy with a S$1.40 price target. To see the full list of analyst forecasts on Mapletree Commercial stock, see the SG:N2IU Stock Forecast page.

MPACT Issues New Units for Management Fee Payment
May 9, 2025

MPACT Management Ltd. has announced the issuance of 3,526,678 new units in Mapletree Pan Asia Commercial Trust as partial payment of management fees for the first quarter of 2025. This strategic move, which involves paying 40% of the base fee in units, aligns with the company’s operational strategy and reflects its commitment to maintaining a balanced financial structure. The issuance increases the total number of units to over 5.27 billion, potentially impacting the company’s market positioning and stakeholder interests.

MPACT Secures HK$600 Million Facility to Refinance Borrowings
Mar 19, 2025

MPACT Management Ltd., the manager of Mapletree Pan Asia Commercial Trust (MPACT), announced a new HK$600 million facility agreement guaranteed by DBS Trustee Limited. This agreement includes conditions that could trigger a mandatory prepayment event if specific managerial changes occur without lender consent, potentially impacting MPACT’s borrowings of approximately S$6,077.1 million. The facility aims to refinance and reduce existing borrowings, which could stabilize MPACT’s financial structure and influence its market positioning.

MPACT Management Secures Major Facility Agreements for Strategic Refinancing
Mar 13, 2025

MPACT Management Ltd., managing Mapletree Pan Asia Commercial Trust, has entered into two significant facility agreements totaling S$70 million and HK$1 billion. These agreements, guaranteed by DBS Trustee Limited, include conditions that could trigger mandatory prepayment events, potentially affecting borrowings of approximately S$6.135 billion. The move is aimed at refinancing and reducing existing borrowings, highlighting MPACT’s strategic financial management and its implications for stakeholders.

Glossary
OutperformA stock rated as "Outperform" is expected to perform better than the overall market or a specific benchmark over the near-to-medium term. This rating suggests that the stock is likely to deliver higher returns compared to the average returns of other stocks in the same sector or market index. Investors might consider this stock a good buying opportunity.
NeutralA stock rated as "Neutral" is expected to perform in line with the overall market or a specific benchmark. This rating indicates that the stock is neither particularly attractive nor unattractive for investment. Investors may consider holding onto the stock, as it is not expected to either significantly outperform or underperform the market.
UnderperformA stock rated as "Underperform" is expected to perform worse than the overall market or a specific benchmark over the near-to-medium term. This rating suggests that the stock may deliver lower returns compared to the average returns of other stocks in the same sector or market index. Investors might consider selling the stock or avoiding it as an investment.

Disclaimer

This AI Analyst Stock Report is automatically generated by our AI systems using advanced algorithms and publicly available financial, technical, and market data. While the information provided aims to be accurate and insightful, it is intended for informational purposes only and should not be considered financial advice. Any content created by an AI (Artificial Intelligence) system may contain inaccuracies and/or contain errors. Investing in stocks carries inherent risks, and past performance is not indicative of future results. This report does not account for your personal financial circumstances, objectives, or risk tolerance. Always conduct your own research or consult with a qualified financial advisor before making investment decisions. The analysis and recommendations provided are based on historical and current data and may not fully reflect future market conditions or unexpected developments. Neither the creators of this report nor its affiliated entities guarantee the accuracy, completeness, or reliability of the information presented. Use this report at your own discretion and risk.