A research report submitted in fulfillment of the requirements for the degree of Master of Building Science in Property Development and Management to the Faculty of Engineering and the Built Environment, University of the Witwatersrand, Johannesburg, 2018 / In April 2013, the South African listed property sector converted from Property Unit Trust and Property Loan Stock investment structures into a Real Estate Investment Trust (REIT) structure that is understood globally. This conversion spurred consolidations in the property market in the form of mergers and acquisitions. Research shows that mergers and acquisitions tend to have high failure rates as growth strategies. It remains unknown how sufficient traditional due diligence is and how it can be improved to enhance the chances of successful corporate marriages within the South African REIT market. This paper reviews the aspects of the traditional due diligence scope which generally comprises of financial, legal and commercial due diligence in order to determine its adequacy as a decision making tool that helps reduce the risk of failure in REIT merger and acquisition transactions in South Africa. There is consensus in the literature that due diligence is a means to reduce the risk of merger and acquisition failure, some studies suggest that failure occurs when due diligence is not done well. This paper uses interviews conducted with due diligence professionals from seven REIT companies listed on the Johannesburg Stock Exchange who were involved in large merger and acquisition transactions in the preceding four years. The interviews were used to ascertain how the professionals perform due diligence, whether or not they think that traditional due diligence is sufficient for REIT mergers and acquisitions and to solicit their views on how the due diligence scope can be expanded. Transcribed data from each of the interviews was analysed based on three concurrent sub-processes adapted from the works of Miles and Huberman (1994) which consist of data reduction, data display and drawing and verifying conclusions. The results show that the traditional due diligence scope is not sufficient for REIT merger and acquisition transactions, a majority of the respondents agree with this observation. Encouragingly the professionals within the South African REIT market have a due diligence scope which is already much wider than the iii traditional scope, be that as it may, there is still a high failure rate of 59% observed in the sample analysed. Due diligence professionals have a low regard for understanding and resolving the different companies cultural issues, this is cited in the literature as one of the contributing factors for merger and acquisition failure. This is an area that can possibly augment the due diligence cycle and professionals should focus on it in order to improve the chances of success. The research proposes expanding the due diligence scope by incorporating strategic due diligence which is forward looking and it overcomes the challenges of traditional due diligence of relying on historic information. Strategic due diligence assists the acquirers understand the target’s future prospects, and it allows the acquirers to determine if the target prospects fit with their own strategic objectives. This together with a higher focus on understanding and resolving cultural issues of the merging companies should augment the traditional scope and ultimately lead to transactions that yield higher shareholder value. / XL2018

by Cheng Ngai Fai, Tong Wai Kin, Kenneth. / Thesis (M.B.A.)--Chinese University of Hong Kong, 1997. / Includes bibliographical references (leaf 50). / Chapter 1. --- INTRODUCTION --- p.1 / Chapter 2. --- OBJECTIVES --- p.4 / Chapter 3. --- LITERATURE REVIEW --- p.6 / Overview of REITs --- p.6 / The Current Market of REIT --- p.8 / Regulations Imposed on REITs --- p.10 / Performance of the REITs --- p.12 / Key Success Factors and Marketability of REITs --- p.14 / Avoid Double Taxation --- p.14 / Current Income --- p.15 / High Liquidity --- p.15 / Professional Management --- p.16 / Portfolio Diversification --- p.16 / Performance Monitoring --- p.17 / Inflationary Hedge --- p.18 / Attraction of REITs to Pension Investors --- p.19 / REIT Dependence on Capital Markets --- p.20 / Who Will Supply the Capital --- p.21 / Four Basic Investment Methods --- p.23 / Real Estate Analysis --- p.24 / Chapter 4. --- HONG KONG ECONOMIC AND FINANCIAL ENVIRONMENT --- p.25 / General Economy --- p.25 / Hong Kong Stock Market --- p.28 / Hong Kong Debt Market --- p.30 / Hong Kong Property Market --- p.32 / Chapter 5. --- ANALYSIS --- p.35 / Hong Kong Stock Market --- p.35 / Simulation of REIT in Hong Kong --- p.39 / Chapter 6. --- DISCUSSION --- p.43 / Internal Rate of Returns --- p.43 / Risks and Returns --- p.44 / Limitations on Our Studies --- p.45 / Conclusions --- p.45 / APPENDIX --- p.47 / BIBLIOGRAPHY --- p.52

published_or_final_version / Real Estate and Construction / Master / Master of Science in Real Estate and Construction

Thesis (Ph. D.)--University of Hong Kong, 1998. / Includes bibliographical references.

Real Estate Investment Trusts (REIT’s) provide certain benefits for investors as opposed to them directly investing in property. Many countries worldwide have already established tax systems for REIT’s which give natural persons and companies the benefit of not outlaying substantial capital, and provide certain tax dispensations to them. The concept of a REIT is new to South Africa. The vehicles that have been used by investors in the past to invest indirectly in property have been Property Unit Trusts (PUTs) and Property Loan Stock Companies (PLS). These different types of entities have had different taxation rules applied to them, as they differed in legal entity, i.e. a trust versus a company. The different types of entity were historically a deterrent to foreign investors who preferred to invest in countries that had the REIT structure and certain tax dispensations. The National Treasury and the South African Revenue Service (SARS) decided to collaborate in this matter so as to encourage foreign property investment, and launched with effect from 1 April 2013, a new REIT tax dispensation for investors in property portfolios. The REIT created a unified regime in South Africa. All portfolios wanting to call themselves REITs had to qualify under certain requirements, and then they would be eligible for the new section 25BB tax dispensation. The South African REIT market is relatively new when compared to the Australian REIT market, which is the second largest in the world. The Australian REIT market has been around for approximately forty three years more than the South African REIT market. The Australian REIT regime is analysed in terms of how REITs are taxed in that country. The final chapter provides a comparison between the South African and Australian REIT regimes. The major differences are identified as to how each country taxes the REITs and the respective shareholders, and from these a few proposals are made which could improve the South African REIT regime in order for it to stand up to worldwide scrutiny.

This dissertation is structured as three essays on real estate investment trusts and financial markets. It addresses the financial performance and systematic risk of different REIT types, the information content of REIT bankruptcies, and the effect of recent tax law changes on the REIT industry.

Thesis (PhD) -- University of Western Sydney, 2001. / "June 2001" Bibliography: leaves 255 - 265.

Thesis (MBA)--Stellenbosch University, 2015. / ENGLISH ABSTRACT: In this study investors were informed of the benefits of diversification and the reduction of systematic risk when property is included in an asset allocation portfolio. It also provided investors with information that will assist them in deciding on asset class allocations, specifically including real estate within a mixed-asset portfolio for both the short and long term. The method applied to answer the research questions started with a detailed literature review in order to gain a thorough understanding of the topic. The second part involved a quantitative approach. The South African Property Index (SAPI), All Share Index (ALSI) and All Bond Index (ALBI) total returns were analysed using descriptive statistics in order to gain knowledge about the return (mean) and risk (standard deviation) performances of the three asset data series. The final part analysed the allocation weights of assets in a mixed portfolio to determine the optimal portfolio weights to either reduce risk or enhance returns. It was found for the period under review that property quarterly returns outperformed equity and bonds. The compound annual growth rate for the period was calculated and it was found that property had a growth rate of 26.1 per cent, equity a growth rate of 17.9 per cent and bonds a growth rate of 10.9 per cent. The risk rate for property was also determined and it was higher than for equity and bonds. The study also found a correlation between bonds and properties, meaning that adding bonds to a real estate portfolio would not give much diversification benefit. Equity to bonds had a negative correlation, showing diversification benefits of adding bonds to an equity portfolio. However, equity to property had a low correlation, meaning that adding property to an equity portfolio would reduce portfolio risk and increase returns. Should an investor not want to be exposed to more risk than simply holding one asset, namely bonds, a portfolio gives substantially higher returns without increasing the risk The study also observed the changes in the asset class returns during certain economic activities. Bonds were found to be the most resistant of the three asset classes and equity the most affected.

published_or_final_version / Real Estate and Construction / Master / Master of Science in Real Estate and Construction Development

published_or_final_version / Real Estate and Construction / Master / Master of Science in Real Estate and Construction Development