AREIT [AREIT 35.10 unch] held an analyst briefing, and as these things usually go, the AREIT management team took questions from analysts at the end. Here are some of the interesting takeaways from the question period. (1) AREIT’s CEO Carol Mills said that the asset-for-share swap is “the most efficient mechanism” for portfolio growth, but that they would consider acquiring assets with debt “when interest rates are better.” (2) Ms. Mills said that in FY23, AREIT’s average cost of debt was just 3.14% (which she described as “low” due to the bonds that expired in December), but that its current cost of debt has risen to “about 5.8%” (which she referred to as the re-financed rate). (3) The asset mix of AREIT’s portfolio of assets will likely mimic that of its sponsor, Ayala Land [ALI 35.60, down 4.3%]. Ms. Mills said that AREIT is “dominant with offices” right now, but that they “project to have more malls, hotels, and possibly more industrial assets” in the next “two to three years.”