TIDMSREI
RNS Number : 8033E
Schroder Real Estate Inv Trst Ld
21 July 2016
For release 21 July 2016
Schroder Real Estate Investment Trust Limited
ANNOUNCEMENT OF NAV AND DIVIDEND FOR QUARTER TO 30 JUNE 2016
Schroder Real Estate Investment Trust (the 'Company'), the
actively managed UK-focused REIT, announces its net asset value
('NAV') and dividend for the quarter to 30 June 2016.
Net Asset Value
The unaudited NAV as at 30 June 2016 was GBP325.6 million or
62.9 pence per share ('pps'). This reflects an increase of 1.1% per
share compared with the NAV as at 31 March 2016, or a NAV total
return, including the dividend of 0.62 pps, of 2.1%. A breakdown is
set out below:
GBPm pps Comments
---------------------- ------ ------ --------------------------------
NAV as at 31
March 2016 322.6 62.2
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Reflects a quarterly
Unrealised like-for-like increase
change in valuation in the value of the underlying
of direct property portfolio of 1.6% before
portfolio 7.0 1.4 capital expenditure
---------------------- ------ ------ --------------------------------
Relating to refurbishment
work at Cardiff, Bristol
Capital expenditure (3.2) (0.6) and Liverpool
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Unrealised (0.1) - Capital expenditure relating
loss on joint to City Tower in Manchester
ventures
---------------------- ------ ------ --------------------------------
Loss on disposals (0.1) - Loss reflects costs in
connection with the previously
announced disposals in
Bath, Nottingham and
New Malden
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Results in quarterly
Net revenue 3.3 0.6 dividend cover of 104%
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Reflects an annualised
dividend of GBP12.8 million
Dividends paid (3.2) (0.6) or 2.48 pps
---------------------- ------ ------ --------------------------------
Principally relating
Others (0.4) (0.1) to lease incentives
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NAV as at 30
June 2016 325.6 62.9
---------------------- ------ ------ --------------------------------
Following the EU referendum result, and in common with other
independent valuers, Knight Frank has stated that (i) the UK real
estate market is now in a period of uncertainty in relation to many
factors that impact the property investment and letting markets;
(ii) it has not been possible to gauge the effect of the vote to
leave the EU by reference to transactions in the market place; and
(iii) the probability of the value coinciding with the price
achieved, were there to be a disposal, has reduced.
Dividend payment
The Company announces an interim dividend of 0.62 pps for the
period 1 April 2016 to 30 June 2016. The dividend payment will be
made on 31 August 2016 to shareholders on the register as at 12
August 2016. The ex-dividend date will be 11 August 2016.
The dividend of 0.62 pps will be designated 0.39 pps as an
interim property income distribution ('PID') and 0.23 pps as an
interim ordinary dividend.
Strategy
The investment strategy remains focussed on winning cities and
towns, meaning those with a competitive advantage in terms of:
-- Higher levels of GDP, employment and population growth;
-- Well developed infrastructure; and
-- Being places where people want to live as well as work.
A concentration of assets in these locations combined with
active management and long term fixed rate debt supports the
potential for long term sustainable earnings growth. The portfolio
also has no exposure to the City of London, Canary Wharf or
European financial institutions as tenants, which could be the most
impacted by the uncertainty arising from the UK's exit from the EU.
As a consequence the Company is well positioned whilst remaining
vigilant to potential challenges as well as opportunities following
the referendum.
Performance versus MSCI (formerly IPD) Index
The latest available performance data for the quarter to 31
March 2016 showed that the Company's portfolio produced a total
return of 1.4%, outperforming the MSCI peer group on a
like-for-like basis, which delivered a return of 1.1%.
Property portfolio
As at 30 June 2016, the underlying portfolio comprised 50
properties valued at GBP459.4 million. Adjusting for transactions
since the quarter end, the portfolio produced a rent of GBP27.6
million per annum reflecting a net initial yield of 5.6%. The
portfolio rental value is GBP34.2 million per annum, resulting in a
reversionary yield of 7.4%.
On the same basis the portfolio void rate as a percentage of
rental value was 9.5%, falling to 8.5% including lettings that have
exchanged but not yet completed. The average unexpired lease term,
assuming all tenants vacate at the earliest opportunity, is seven
years, increasing to approximately 7.5 years including lettings
that have exchanged but not yet completed. The tables below
summarise the portfolio information as at 30 June 2016:
Sector weightings Weighting %
------------------ ---------------------
SREIT MSCI (formerly
IPD) Index*
------------------ ----- --------------
Retail 32.4 37.8
------------------ ----- --------------
Offices 39.6 32.5
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Industrial 22.6 20.3
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Other 5.4 9.4
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* Latest available MSCI (formerly IPD) Index data as at 31 March
2016
Regional weightings Weighting %
--------------------- ---------------------
SREIT MSCI (formerly
IPD) Index*
--------------------- ----- --------------
Central London 7.1 15.9
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South East excluding
Central London 29.1 37.9
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Rest of South 8.7 13.5
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Midlands and Wales 26.8 14.2
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North and Scotland 28.3 18.5
--------------------- ----- --------------
* Latest available MSCI (formerly IPD) Index data as at 31 March
2016
Asset management
During the quarter and since the quarter end 20 new leases and
lease renewals have exchanged or completed. Three recent letting
transactions are set out below:
Sheffield, Riverside East
On 22 June a seven year lease extension with solicitors Irwin
Mitchell was completed at the prevailing rent of GBP555,000 per
annum. As a result the quarterly independent valuation increased
77% to GBP5.8 million as at 30 June 2016.
Warwick, Seton House
Since the quarter end the remaining vacant office space has been
let to Tulip Limited, the existing tenant. Tulip has taken a ten
year lease of the entire property at GBP339,355 per annum, 16%
above with the independent valuation rental value of GBP293,900 per
annum.
Leeds, Millshaw Industrial Estate
Since the quarter end, contracts have been exchanged to let a
48,916 sq ft warehouse unit to Oxygen Freejumping on a 15 years
lease at GBP293,000 per annum, 17% above the independent valuation
rental value of GBP250,000.
Debt
The Company has two loan facilities from Canada Life and Royal
Bank of Scotland ('RBS') totalling GBP150.1 million with an average
duration of approximately 10 years and an average interest cost of
4.4%. The loans are fully compliant with covenants.
In addition to the properties secured against the Canada Life
and RBS loan facilities, the Company has unsecured properties with
a value of GBP77.6 million and cash as at 30 June 2016 of
approximately GBP20.5 million. This results in a loan to value
ratio, net of cash, of approximately 28%.
-ENDS-
For further information:
Schroder Real Estate Investment
Management Limited:
Duncan Owen / Nick Montgomery 020 7658 6000
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Northern Trust:
David Sauvarin 01481 745529
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FTI Consulting:
Dido Laurimore / Ellie Sweeney 020 3727 1000
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This information is provided by RNS
The company news service from the London Stock Exchange
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July 21, 2016 02:00 ET (06:00 GMT)