Cygnet Financial Services CC Reg no; 2006/014207/23 FSP No: 43587 Tel no: +2731) 263 0594 Fax no: +2731) 263 1897 G mail: 0867330872 PO.BOX 3731 Durban 4001 DCCC no; 0016178/06
CYGNET'S strategy will be to source investment funds from private funders.
CYGNET aims to operate in the commercial and industrial property sector.
Investor funds will be lodged in an Investment Account with Deloitte & Touche and KPMG.
CYGNET will source properties for development and re-investment and will operate the Administration Account.
This is done on a call off from the Investment Account, and is subject to extensive viability and due diligence checks and balances.
All profits and returns on investments and sales will be held in a Distribution Account and paid to investors as per instructions held.
Technological advancements also permit for other economically feasible distribution channels, such as separately managed portfolios for large accounts.
'COMMERCIAL PROPERTY VALUES WILL INCREASE IN A VOLATILE ECONOMY'
The question that many investors are asking right now is how commercial real estate prices will react to a renewed recession, increased inflationary pressures and low medium-term interest rates. Based on property prices of well-let properties, as well as the outstanding performance of listed property, local commercial real estate has performed well, even in a distressed economic environment. This would suggest that real estate is more of a stagnation hedge rather than an inflation hedge. Many commercial property sector experts are remarkably uniform in their assessments. Upticks in inflation and increased vacancies will likely cause cap rates to increase slightly, a negative effect that will be more or less offset by better fundamentals and therefore higher cash flows. The net expected effect is that property prices will hold firm in the short term, and may even increase in certain sectors such as well positioned retail and industrial properties. Recent activity on the auction floors shows that investors are now chasing yields. Commercial real estate is seen as one of the safest investments to park capital during volatile equity and exchange rate environments. We believe that there are seven main reasons why commercial real estate prices will hold for now, and certain sectors will see price increases:
Reason #1 A Reserve Bank bias towards low interest rates: Over recent months, interest rates have held steady. Investors know that in this environment interest rates will remain low and fixed-rate mortgage debt remains reasonably priced. Reason #2 Urbanization and the influx of people from other African states: Although urbanization certainly has its critics, the upside is that economic development and open borders have bolstered the growth and development of South African cities. Moreover, South Africa’s main metropolitan areas continue to attract entrepreneurially minded migrants from neighboring countries and smaller provinces. Reason #3 Uncertainty overhangs in the equities market: The broader equities market has been unpredictable. Corporate profits have been stable and governance is strong. However, price-earnings (P/E) ratios have fallen and the market is generally moving sideways. A large amount of uncertainty originates from three major sources: commodity prices, the Rand and domestic politics. Reason #4 The supply side has slowed: At one stage, there was great concern that we were building too many new shopping centers, office blocks and industrial centers.
However, with localized exceptions, supply has moderated and has slowed down in the medium term. Reason #5 Momentum in listed properties flow: Looking at the strength of listed real estate, capital is starting to flow towards selected commercial property. Reason #6 Improved risk management: We believe that cap rate compression may be coming to commercial real estate. It has previously come in the form of higher P/E ratios to the broader equities, so why not real estate? In fact, there are very good financial economic reasons for lower long-run cap rates (and they are not just related to lower interest rates). Reason #7 South African corporations are doing well: Despite the occasional bad results from certain listed companies involved in construction and property development, our local companies have done really well. Notwithstanding a recessionary environment since late 2008, we have not seen one listed company go bust as we did a decade ago. Auction Alliance Press Release
TRANSPORT CORRIDORS PRESENT THE 'NEXT BIG PROPERTY OPPORTUNITIES'
The next big opportunity in the property market would be along the transport corridors within cities and that linked cities rather than in circular nodes, said Francois Viruly, a property consultant and professor at the School of Construction Economics and Management at UCT.
This was already evident along all the transport nodes in all the metropolitan areas in South Africa, such as around the Gautrain, he told an SA Property Owners' Association broker's forum last week.
Viruly said new cities would develop in South Africa and with urbanization there would be an additional 10 million people in Johannesburg, which would lead to an increased need for high density housing.
"This means the residential property market will start competing with the commercial property market for space.
There will be many more opportunities, especially on the outskirts of the central business districts, and double storey shacks because land will become more valuable as property prices increase.“ Viruly said the increased population in cities would lead to bigger retail centers and new opportunities, adding the property market environment in the next 10 to 15 years would be one where public transport played a role in providing commercial property opportunities and Chinese investors moved into the market. He said the property market now played a more prominent role in the country's economic policy and the Reserve Bank was paying more attention to this market because it did not want to see another boom. However, Viruly said in the longer term there would be important structural changes in the market with the commercial and residential markets competing more for space. Viruly said much work had been done on social housing in central business districts by converting vacant offices into residential but the prices were now too high for the market.
He anticipated old industrial estates would be the focus for residential opportunities. Viruly said a slowdown in the economy made it extremely difficult for the commercial property market to perform because tenants could not afford higher rentals. He said there was a very clear correlation between the economy and the property market, adding that the moment the economy "kicks up 1 percent" it increased property market returns by 3 percent. However, he said the property market only started moving again after four consecutive quarters of economic growth. Viruly said the South African property market had a natural vacancy rate of between 7 percent and 8 percent and at the moment vacancies were above this level, which meant rental increases would not beat inflation. Viruly expected rentals to start exceeding inflation from the third quarter of 2013 and an increase in construction from next year onwards.
Viruly said brokers should not expect to do many deals involving new developments because the property market was still in the cycle of mopping up vacant space. Big new developments, such as major office towers, would not come to market until 2014, 2015 and beyond. Business Report The Case for Whole Stock Portfolios." One of the underlying tenets is that specialization within equity portfolio management has gone too far; thus resulting in sub-optimal portfolios and high service costs. CYGNET is structured as a close corporation designed to capitalize on industry research performed by one of the founding members, Sagren Pillay. The team presents this business plan as a "start from scratch" outline of what a successful property portfolio management organization should look like as the industry evolves in response to political, social, technological, and global sentiment .
CYGNET will offer high net worth investor’s opportunity to maximize profits and a capital growth element in exchange for contributions to CYGNET’S operating capital and for providing seed funds to establish the investment products described herein. This document alone does not constitute an offer of any type, nor does it provide any guarantee, financial, or otherwise. Risks associated with the CYGNET FINANCIAL SERVICES business plan are not limited to those detailed in this document.
CYGNET FINANCIAL SERVICES is structured as a Close Corporation, incorporated in the Republic of South Africa. It has been designed to capitalize on property industry research performed by one of the founding members, Sagren Pillay.
This company is unique because it differs substantially from the way most existing investment management firms operate. Many of the firms created in the last 15 years were started by the departure of portfolio managers from the country's largest banks, insurance companies, and brokerage firms. Generally, these individuals were deep in investment management but novice as it concerns the business and operating side of running an organization. The investment plan for CYGNET is different.
CYGNET has been founded by managers and entrepreneurs with in-depth knowledge of all aspects concerning property investment organizations. Professional talent will be acquired and retained by offering key individuals and professional service companies’ competitive compensation to include equity stakes.
CYGNET believes the goal of South African property portfolios should be to outperform the broad market, as measured by the JSE Index. Exposure to economic sectors will roughly approximate those of the benchmark.
Our view is that any deviation from the benchmark represents a bet, or in our case, a calculated risk that will determine over or under performance. Portfolios will also maintain market cap exposure to large cap (>R400 million), mid cap (R100 million to R400 million), and small cap (<R 100 million) properties. Like weightings to economic sectors, the weight of the portfolio allocated to large, medium, or small properties represents a bet relative to the benchmark.
On average, our portfolios will hold roughly 1/3 of their value in large cap assets, and 2/3 of their value in mid and small cap assets. This distribution among capitalization ranges represents a modest bet that mid and small cap assets will outperform, consistent with studies showing small property portfolios outperform larger property portfolios in the long run.
WE BELIEVE OUR PROCESS WILL BE SUCCESSFUL IN THE FUTURE FOR THE FOLLOWING REASONS:
It provides the opportunity to outperform the market without taking undue risks, whilst having ownership.
It does not concentrate heavily in a narrow segment of the market (e.g. residential, agricultural), thus portfolios are more likely to maintain a stable performance base when certain areas rotate out of favor and prompt redemptions.
It simplifies investor's portfolios by reducing the number of managers or funds they need in their overall property allocation.
As in most cases, investment opportunity at ground level (development projects) will generally allow the investor a far greater return on their investment in a shorter period.
Capital growth is taxed at lower rates than normal profits.
The decision-making process is one of consensus. The portfolio management team meets weekly to discuss the portfolio and any changes to it. In rare cases, if we fail to reach a consensus decision, the CEO will act as the arbiter, usually prompting for additional research, but if necessary, providing a final decision.
Our investment model is one in which portfolio managers are also analysts. This concept of portfolio managers/analysts making decisions on a team was recognized and adopted for its proven success in a few select firms that have been extremely successful from both an investment and business perspective.
Portfolio manager/analyst responsibilities include idea generation, due diligence, and completion of research projects directed by the CEO.
While each portfolio manager/analyst has experience in various areas, they are generalists in the sense that they are not assigned specific sector responsibilities. We find this allows individuals to remain stimulated by their jobs .
Professional project teams of Architects, Engineers and Construction Companies will be utilized to ensure compliance and comprehensive project analysis.
LISTED PROPERTY OUTSHINES ALL SHARE FOR A SIXTH MONTH Listed property last month posted higher returns than the JSE all share index for the sixth consecutive month but was overshadowed by the performance of the bond market. The Property Loan Stock Association of SA (PLSA) reported yesterday that the listed property sector achieved an overall monthly return of 2.6 percent last month, which was up from the 1.4 percent return achieved in July. By comparison, the all share index last month achieved a return of minus 1.8 percent. However, the all bond index reported a 7.4 percent return in August. Property loan stocks, which form part of the listed property sector, posted a return of 2.5 percent last month compared with 1.3 percent in July. There has been a steady resurgence of listed property prices since March after losing 7 percent in total returns between January and mid-March due to the negative impact of inflationary risks at the beginning of the year on all interest-rate sensitive asset classes.
Norbert Sasse, the chairman of the PLSA, said the returns of listed property overall easily outpaced inflation, which meant the sector was a good hedge against inflation.
Sasse, who is the chief executive of Growth point Properties, said the listed property sector was fast approaching R140 billion in market capitalization and the PLSA expected the sector to continue growing in the long term.
The highest return in the listed property sector last month was achieved by property loan stock Fortress B, with a return of 17.6 percent.
It also posted the best year-to-date performance to last month, with a 51.5 percent return.
Two other loan stocks, Acucap and Fortress A, are achieving double-digit returns for the year to date. Keillen Ndlovu, the head of property funds for Stanlib, said in a blog for the PLSA website that eight listed property companies, representing about 60 percent of the listed property sector on the JSE, released annual financial results last month and posted a weighted average income growth of 6.8 percent.
Ndlovu said this was not bad compared with the average inflation rate of 4 percent, although there were some notable disappointments, such as Hyprop's lower-than-expected income growth and Emira forecasting negative income growth. He added that there was a general downward trend in overall vacancies across the portfolios reporting and the retail sector, especially the larger shopping centers, continued to do better than other sectors. "The retail sector, and particularly bigger shopping centers, continues to outperform the office and hospitality sectors, which are still feeling the effects of a weaker economy and oversupply," he said. However, Ndlovu stressed there were still some major risks to note and at macro level, slower economic growth and rising bond yields were a concern for asset managers, while steep increases in operating costs, particularly utilities and taxes, were making it difficult for landlords to negotiate better rentals with tenants. Ndlovu said Stanlib was forecasting a slowdown in income growth to about 5.5 percent for the coming year with an 8.4 percent forward yield for the listed property sector, which was likely to be better than cash and bonds. Business Report
MARKET ANALYSIS SUMMARY
Much of our analysis focuses on the commercial and industrial segment of the property investment industry because it is such a large component of the overall landscape. We have additionally provided information as it pertains to the management of separately managed portfolios (i.e. "separate accounts"). To understand the data here, one must understand that separate account managers must register their firms with the FSB. Thus, they are known as "Financial Service Providers." For CYGNET, the technologies we have selected will enable us to capitalize by utilizing both product types.
Our analysis supports the 10% to 12% projected capital growth rates by outside sources. Profits on development projects can be as high as 26%, with rental portfolios returning 8, 5% per annum. Probably the most important aspect to these projections are the factors that will fuel these rates of growth. The following section contains some of the key variables to creating this growth environment.
Medium cost housing projects are also viable investments in the three to five year term.
All are expected to have a positive impact on the investment industry for at least the next five to ten years.
GOVERNMENT ASKS PRIVATE SECTOR‘S HELP WITH HOUSING
Human Settlements Minister Tokyo Sexwale has made a plea to businesses, individual stakeholders, private sector institutions and donor agencies to "go the extra mile" and assist the government in reducing the housing backlog to prevent social unrest erupting.
The Department of Human Settlements was unable to address the burden of the housing backlog on its own, Sexwale said at the launch of the "Each One Settle One" campaign at the JSE yesterday.
The campaign aims to mobilize various stakeholders, including the top 200 JSE-listed companies, to assist the department in providing decent shelter to more than 2 million households living in squatter camps, as well as in informal settlements.
Sexwale said the number of informal settlements in the country had grown from 800 when he was Gauteng premier to 2 500 today.
The housing backlog under his watch had increased from 2.1 million houses when he became minister to 2.3 million, despite his department building 200 000 houses a year. Sexwale attributed this situation to the increasing number of households and the decrease in the size of households, admitting that the government had got itself into "a very tight situation since 1994" by providing free houses for the poor."It was not the best thing to do. We can't provide free housing forever but we have got to do that because we can't turn our backs against the poor. It's not their fault they are in that situation," Sexwale said. He stressed that the new campaign was not aimed at bringing all corporate social investment involving housing under one umbrella. The government knew about the social investment by corporates. The campaign was aimed at telling corporates "what is not happening".
"We have to go the extra mile. Something else has to be done. We need all hands on deck," he said. Sexwale warned that if there was a second recession in the country it would introduce social instability. "The protests of our people are beginning to get violent every day. It's worrying. The police are shooting every day. Let's work together to try and stem the tide.“ Sexwale said housing was not just a social expenditure item but an economic dynamo because it contributed massively to economic growth. "It stimulates the whole financial system and when it doesn't happen, the world starts burning and we just don't know where it ends.“He said it was easy for firms to hide behind corporate social investment but it would "not keep this problem at bay". A social investment desk had been created in the department to manage the activities of the campaign and projects on a project-by-project basis.
Khanyisile Kweyama, the executive head of human resources at Anglo American Platinum, said it embraced the campaign and was contributing R1.4 billion towards facilitating the building of 20 000 houses for its employees over the next 10 years. Leon van Schalkwyk, the group executive of strategic finance at Impala Platinum, said it had a proven track record in community-based housing solutions through its extensive home ownership programme in the North West to uplift its employees, which had resulted in the construction of more than 1 500 freestanding units over a three-year period. It therefore made perfect business sense to get involved in this campaign, he said. Business Report
CYGNET'S property investment portfolio will be initially offered through an FSB registered administration fund.
Technological advancements also permit for other economically feasible distribution channels such as separately managed portfolios for large account sizes.
Based on our large, medium and small cap projects, revenue streams will be continuous from year 3. Ideally, clients should look to invest in the medium to long term to maximize profitability and returns.
CYGNET generates its revenue from Administration Fees for services rendered on behalf of its clients.
The chart and table below provide a more detailed look at our projected sales strategy.
''Companies are nothing but men and women and their work. That which comes forth from a company is only as fine as the effort put into it.'‘
''A customer is a person who brings us his wants-it is our job to fulfill those wants.''
The above quotes reflect the philosophy and ethos of CYGNET.
Only by fine effort and effective control will we accomplish and attain our goals and those of our investors.
CYGNET will centralize and standardize all property management systems, controls, responsibilities and personnel.
Unlike other investment companies who generalize and pay dividends to all clients in their portfolios, we will strive to manage each client on a personal basis, and to maximize returns for each and every client.
CYGNET is based in Kwa-Zulu Natal and has excellent local knowledge of markets, trends and development nodes in the region.
Our initial focus will be to invest locally, before expanding into other regions. This will only be done via thorough market analysis and project planning.
We will utilize our website to find investment properties and opportunities, as well as to market our portfolios.
We are registered with the Debt Control Council.
The Estate Agency Affairs Board and will register with the Financial Services Board, to ensure legal compliance.
We will charge an Administration Fee to our clients based on investment levels. Fees will approximate 1, 5% of investment.
CYGNET will strive to have projects in place and capitalization of R 2, 3 billion by 2015.
This is a bold plan, but is highly achievable given the available projects and infrastructural changes that are being effected in South Africa.
We have attached Large, Medium and Small Cap targets as per our initial market analysis.
CYGNET has compiled a management team, and will employ candidates for other key positions, should it be required.
We would prefer to use outside consultants and professional teams on a project basis, and according to each entity’s specific strengths.
Sagren Pillay is the managing member of the corporation.
Sagren has been involved in company management for the past fifteen years.
David Larkan is a registered and practicing accountant. David graduated and was articled with KPMG, prior to going into private practice.
He also holds a CEA qualification. David has been in the accounting profession for the past 22 years and in the property industry for seven years.