IDFC First Bank leases Citibank’s erstwhile HQ tower in Mumbai’s BKC from Mindspace REIT, BFSI News, ET BFSI

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Mindspace Business Parks REIT has leased out an entire commercial building–Citibank India’s erstwhile headquarters in Mumbai’s business district Bandra-Kurla Complex (BKC)–to IDFC First Bank for a nine-year term, people aware of the development said.

K Raheja Corp and Blackstone Group-backed listed Mindspace REIT had acquired the building, The Square BKC, a marquee structure, from Citibank in 2019 for around Rs 400 crore.

IDFC First Bank has leased the 10-storey property spread over nearly 1.30 lakh sq ft at a monthly rental of Rs 280 per sq ft, taking the annual payout to Rs 44 crore. The agreement includes a rental rest clause with 15% escalation every three years, taking the total lease value to over Rs 450 crore over the nine-year term.

“The Square BKC (the erstwhile Citibank building) now stands fully leased,” Mindspace REIT said in its July-September earnings statement on Friday.

The deal is another sign of the recovery in office leasing, not only in peripheral but also in prime business districts following the aggressive vaccinations and the gradual return of employees to offices.

“We continue to witness strong leasing activity across our portfolio with over 2.1 million sq ft leased in the first half of this financial year,” said Vinod Rohira, CEO of Mindspace Business Parks REIT. “We remain increasingly confident of the commercial market outlook, buoyed by record tech hiring and growth trends, improved GCC prospects, vaccination coverage in our gateway cities as employees return to office. We are excited about the robust demand cycle re-emerging.”

However, he declined to elaborate on the BKC lease transaction.

ET’s email query to IDFC First Bank remained unanswered.

The REIT has recorded a robust gross leasing of 9 lakh sq ft, with an average rent of Rs 88 per sq ft a month across 11 deals concluded during the quarter. It has also concluded another build-to-suit lease of 5 lakh sq ft at Mindspace Juinagar in Mumbai Region. Over the last two quarters, it has leased 2.1 million sq ft in total.

Mindspace REIT has continued to collect over 99% of its gross contracted rentals and has reported net operating income of Rs 359.2 crore, up by 6.7% from a year ago.

The REIT has declared distribution of Rs 272.8 crore or Rs 4.60 per unit for the quarter, taking its annualised distribution yield to 6.7% on the issue price of Rs 275 per unit.

The record date for the distribution is November 18, payment of the distribution will be processed on or before November 27.

The REIT has raised around Rs 400 crore through issue of debentures at project level at 6.1%, helping the reduction in average cost of debt further by 15 basis points to 6.9% as on September-end.

The July-September quarter has already witnessed a sharp uptick in absorption of office spaces, led by leasing activity in the information technology and IT-enabled services sectors.

Lease transactions for large office spaces are being registered across key property markets, led by steady economic recovery, an aggressive vaccination drive across the country, and increasing number of corporates planning return of their workforce to office.

The IT, ITeS sectors are among the prime drivers of overall leasing activity in the top cities, and bulk hiring by these firms is expected to influence the demand for large quality office spaces.



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How InvIT, REIT income is taxed

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Over the last few years, infrastructure investment trusts (InvITs) and real estate investment trusts (REITs) have emerged as a popular investment option for those who want a regular income flow and are comfortable with taking on some risk.

The soaring equity market valuations and dwindling fixed income returns have only added to their appeal. With the government laying out a roadmap for monetisation of infrastructure assets, InvITs are expected to gain further ground.

An InvIT/ REIT pools money from investors (unitholders) to invest in a portfolio of income-generating infrastructure assets (80 per cent in operational assets) via subsidiaries (SPVs). REITs invest in real estate projects and InvITs in infrastructure assets, such as power transmission or road projects. The unitholders receive a regular payout, at least once every six months. Also, as units of publicly issued InvITs/REITs trade like shares on the exchanges, they offer an opportunity for capital appreciation.

Investors, however, need to wade through their complex taxation. The income of an InvIT/ REIT is passed on to unitholders in the form in which it’s received and is taxed as such.

Distributable surplus

An InvIT/ REIT receives cash flows from its project SPVs in the form of: a) dividends in return for the stake held b) interest and c) principal repayment on loans extended to them. Any other income at the InvIT/ REIT level such as capital gains from assets sold and not re-invested, and return on surplus cash invested, too, gets added to this.

Apart from this, if a REIT holds any real estate asset directly and not via an SPV, then the income flows to it in the form of rent (and not interest and dividend) and gets added as such.

All expenses incurred at the InvIT/ REIT level are deducted from the total cash inflow to arrive at the net distributable surplus (NDS). Unitholders must be paid at least 90 per cent of the NDS. A break-up of the components of the distribution is usually available on the websites/ presentations of the respective InvIT/ REIT.

Tax treatment

Distribution: The interest component of the NDS is taxed at your income tax slab rate. The dividend, too, is taxed at your slab rate if the project SPVs of the InvIT/ REIT have opted for the new concessional tax regime under section 115BAA of the IT Act. The dividend is tax-exempt if the project SPVs have not opted for the concessional tax.

Also as Hemal Mehta, Partner, Deloitte India, explains, before the interest and dividend are paid out, a 10 per cent withholding tax (for resident investors) is deducted by the InvIT/ REIT, against which the investor can claim credit.

The loan repayment component represents return of capital and is not subject to tax. Any other income at the InvIT/ REIT level such as capital gains on any asset sold or interest on fixed deposits which is passed on to the unitholders, too, is tax-exempt in their hands.

Powergrid InvIT, India Grid Trust and IRB InvIT Fund are the three publicly listed InvITs open to retail investors.

IRB InvIT Fund has distributed ₹41.30 per unit (₹30 as interest and ₹11.30 as return of capital) since its listing in May 2017 until March 31, 2021. Since most of the trust’s SPVs are loss-making (PAT level), there have been no dividends.

In case of India Grid Trust, almost all the distributions since its listing in June 2017 have been in the form of interest income. As of June 2021, India Grid Trust had opted for concessional tax for all except one of its SPVs. Any future distributions in the form of dividends will, therefore, be taxed accordingly.

Powergrid InvIT, which listed recently has not yet made any distributions. Four of the InvIT’s five project SPVs have opted for concessional tax.

In the REIT space, you have Embassy Office Parks REIT, Mindspace Business Parks REIT and Brookfield India Real Estate Trust, all publicly listed.

In the June 2021 quarter, they distributed ₹5.64, ₹4.60 and ₹6 per unit, respectively of which 80 per cent, 92 per cent and 24 per cent was tax-free in the hands of the investors.

Capital gains: If a unitholder sells his/her InvIT/ REIT units after holding them for up to 36 months, the short-term capital gains are taxed at 15 per cent (plus applicable surcharge and cess) without indexation benefit.

If the units are sold after being held for over 36 months, long-term capital gains (exceeding ₹1 lakh a year including from all equity investments) are taxed at 10 per cent (plus applicable surcharge and cess) without indexation benefit.

These rates are applicable to all REITs (which have to be mandatorily listed) and the listed InvITs.

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Sebi revises minimum application value, trading lot for REITs, InvITs, BFSI News, ET BFSI

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New Delhi: Markets regulator Sebi has reduced the minimum application value of REITs and InvITs, and revised trading lot to one unit for these emerging investment instruments to make them attractive for retail investors. The minimum application value has been cut down to the range of Rs 10,000-15,000 for both REITs and InvITs, compared to the earlier requirement of Rs 50,000 for REITs and Rs 1 lakh for InvITs, Sebi said in two separate notifications dated July 30.

Also, the regulator said the revised trading lot will be of one unit for real estate investment trusts (REITs) and infrastructure investment trusts (InvITs).

Allotment to any investor is required to be made in the multiples of a lot.

Earlier, for initial listing, a trading lot was required to be of 100 units.

The Sebi’s move will lead to better liquidity and efficient price discovery and will provide an attractive opportunity for retail investors to earn stable yields with growth potential.

In addition, the regulator has introduced a minimum unit holders requirement for unlisted InvITs.

“The minimum number of unitholders in an InvIT, other than the sponsor(s), its related parties and its associates, shall be five, together and collectively holding at least 25 per cent of the total units of the InvIT, at all times,” Sebi said.

Explaining further, the regulator said a unit holder along with its associates and related parties will be considered as a single unit holder.

REITs and InvITs are relatively new investment instruments in the Indian context but are extremely popular in global markets.

While a REIT comprises a portfolio of commercial real assets, a major portion of which is already leased out, InvITs comprise a portfolio of infrastructure assets such as highways and power transmission assets.

As of March end, a total of 15 InvITs and four REITs were registered. Of these, six InvITs and three REITs were listed on the stock exchanges.

These investment vehicles collectively raised close to Rs 55,000 crore in 2020-21, taking their net assets to Rs 1.64 lakh crore.

The funds were raised through the initial offer, preferential issue, institutional placement and rights issues.

In a separate notification, Sebi has permitted banks, other than scheduled banks, to act as a banker to such issues, to provide easy access to investors to participate in public/rights issues by using various payment avenues.

Bankers to an issue means a scheduled bank or such other banking company as may be specified by Sebi from time to time, carrying activities including acceptance of application money, acceptance of allotment or call money, refund of application money and payment of dividend or interest warrants, the regulator said.

The new rules have become effective from July 30, it added.

The notifications come after the board of Sebi approved proposals in this regard in late June.



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BusinessLine Portfolio 2021: What’s coming up

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Another year is coming to a close for ‘Portfolio’, and we look back at our work with both a sense of accomplishment as well as humility. Needless to say, 2020 has been an unprecedented year in many ways. We put our best foot forward in guiding investors through these challenging times.

Lest covid ruin finances

The pandemic brought to light lacunae in planning our finances for a rainy day – be it having contingency funds to tide over pay cuts and job losses, ensuring adequate insurance cover, borrowing judiciously or investing so as to optimise returns, without taking on too much risk. A lot also happened in terms of EMI moratorium announcements, introduction of Covid-specific insurance covers, allowing withdrawals from EPF or in terms of the impact of various sops for industry, on listed stocks.

Issues such failure of private banks (YES Bank, Lakshmi Vilas Bank) and co-operative banks as also closing down of six debt schemes of Franklin Templeton Mutual Fund came as a shocker for investors.

At ‘Portfolio’, we ensured that we wrote on all these developments as they unfurled and continued to take twists and turns, striving to give readers a sense of direction at each blind spot.

Stocks and mutual funds

Stocks ideas have been the cornerstone of ‘Portfolio’ since the ‘Investment World’ days. Among our stock picks since July 2019, our buy calls in the defensive IT and pharma space, that investors flocked to, amid the uncertainty created by the pandemic have worked well. ‘Buy’ calls on Granules India (up 112 per cent), Dr Reddy’s Labs (up 82 per cent) , Alkem Labs up (65 per cent), Infosys (up 57 per cent) and HCL Technologies (up 67 per cent) are instances. The returns of these stocks have outperformed the Nifty 50 as well as Nifty 500 indices for the same time period since the ‘Buy’ call. Other market outperformers include Amber Enterprises (up 153 per cent) and India Energy Exchange (up 75 per cent).

IPO calls such as the one to invest in Route Mobile and CAMS or to avoid Spandhana Sphoorthy, CSB Bank and Chemcon Speciality Chemicals, have also worked well so far.

Where we could have done better is by probably sticking our neck out more (never easy!) in the early days of the market rally.

In hindsight, more calls on fundamentally sound stocks that had corrected sharply during the market fall in February – March 2020 might probably have helped identify some good bets. In future, we will also strive to give more ‘Sell’ or ‘Book Profit’ calls, wherever warranted. A call to sell Punjab National Bank in June 2020 has worked well, with the stock losing 15 per cent since.

In mutual funds, catering to the rising interest in international funds as well as passive investing, we covered these segments more discerningly in our fund calls section, in the ‘Your Money’ and ‘Big story’ pages as well as through the ‘Your Fund Portfolio’ (now ‘Fund Query’) column.

Given the many novel themes in NFOs this year, we also extensively gave our take on the strategies of new funds and suitability for investment.

Fixed income and gold

Our forecast for gold in the January 6, 2020, wherein we expected the yellow metal to touch ₹50,000 per 10 gm over the long-term, came true much earlier, thanks to gold’s safe haven status in the Covid-induced global slowdown. In 2020, we have actively covered gold, writing every week for traders in the derivatives segment, analysing sovereign gold bond issues in both the primary and secondary markets as well as recommending gold ETFs for investors. We wrote on digital gold and jewellers’ schemes too, presenting their pros and cons.

Even as interest rates were on a downward slope, we consciously identified investment ideas offering reasonably good fixed returns, for risk averse investors. We recommended investing in the RBI Floating rate savings bonds when it was launched in July this year. The product stands out even today in terms of offering attractive interest rates with maximum safety.

In March 2020, we urged readers to make haste and lock into higher rates offered by small post office savings schemes. As expected, rates were slashed in April. Our calls earlier this year to invest in the 1-2 year deposits of Sundaram Finance and Equitas Small Finance Bank, for instance, worked out well, with both entities slashing rates since our call. Their financials also remain relatively less impacted due to the pandemic, ensuring stability to investors.

New beginnings

This year, we furthered our multimedia presence by adding videos and podcasts to many of our stories. We also launched our exclusive ‘Portfolio Podcasts’ recently, wherein, as a first in the series, analysts in the Research Bureau busted tax jargons. Aired twice a week, 15 episodes of ‘Tax Jargon Busters’ over seven to eight weeks received an encouraging response.

On December 6, 2020, we relaunched ‘Portfolio’, overhauling the content, design and colour scheme. Most importantly, we shifted the edition to Sundays to give readers enough time to absorb the ideas and strategies laid out in our pages. Reader engagement through query corners on various aspects of finance, sections for first time investors, columns on ‘Do-it-yourself’ investing, a dedicated page on derivatives, and various useful market data tables are some of the key features of the relaunched edition.

Among the plans for the New Year is regular coverage of international markets/investing and wider offering in the ‘Fund Insight’ page to include NPS products. We also plan to take ‘Portfolio Podcasts’ ahead in 2021.

Keep reading and writing to us, on what you think of Portfolio and how we can help you manage your finances better. Happy New Year!

 

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