TIDMEPIC
RNS Number : 9943E
Ediston Property Inv Comp PLC
02 November 2022
Ediston Property Investment Company plc
(LEI: 213800JRL87EGX9TUI28)
Net Asset Value ('NAV') as at 30 September 2022
And Trading Update
Ediston Property Investment Company plc (LSE: EPIC) (the
'Company') announces its unaudited NAV at 30 September 2022, which
will form the basis for the year end accounts.
Quarter Headlines
-- NAV per share at 30 September 2022 of 94.86 pence (30 June
2022: 98.35 pence), a decrease of 3.5% in the quarter.
-- Fair value independent valuation of the property portfolio at
30 September 2022 of GBP231.4 million, a like-for-like decrease of
2.5% on the valuation at 30 June 2022.
-- NAV total return (including dividends) for the quarter of
-2.5% (30 June 2022 quarter: 3.7%).
-- NAV total return of 11.5% for the year ended 30 September 2022.
-- Portfolio weighted average unexpired lease length of 4.5
years and EPRA vacancy rate of 6.5%.
-- Dividends totalling 1.25 pence per share (5.00 pence per
share annualised) paid in the quarter.
--------------------------------------------------------------------------------------
-- Last remaining non-retail warehouse asset sold for GBP5.0
million. The Company now only holds retail warehouse assets and has
cash available for further investment in the retail warehouse
sector.
-- Two asset management deals completed, securing GBP1.25 million of rental income per annum.
--------------------------------------------------------------------------------------
Net Asset Value
The unaudited NAV of the Company at 30 September 2022 was
GBP200.48 million, or 94.86 pence per share, a decrease of 3.5% on
the Company's NAV per share as at 30 June 2022.
Pence Per GBP million
Share
NAV at 30 June 2022 98.35 207.82
---------- ------------
Valuation of retained property
portfolio (3.66) (7.74)
---------- ------------
Reduction in value of the property
portfolio as a result of Telford
sale (1.58) (3.35)
---------- ------------
Sale proceeds 2.37 5.00
---------- ------------
Capital expenditure (0.45) (0.92)
---------- ------------
Income earned 1.89 4.00
---------- ------------
Expenses & finance costs (0.81) (1.69)
---------- ------------
Dividends paid (1.25) (2.64)
---------- ------------
NAV at 30 September 2022 94.86 200.48
---------- ------------
The NAV attributable to the ordinary shares has been calculated
under International Financial Reporting Standards ('IFRS'); the
EPRA NAV is not reported separately in this update as it is the
same as the IFRS NAV.
The NAV incorporates the independent portfolio valuation as at
30 September 2022 and undistributed income for the quarter, but
does not include a provision for any accrued monthly dividend.
Investment and asset management activity
During the period, the Company sold its leisure unit at
Southwater Square, Telford, its final non-retail warehouse
property, for GBP5.0 million. The Company is now only invested in
retail warehouse assets, in line with its revised strategy.
In the quarter, the Investment Manager completed two asset
management deals securing GBP1.25 million of rental income per
annum.
At Coatbridge, Glasgow, an Agreement for Lease (AFL) was
completed with the existing tenant, B&Q, keeping it on the park
for a further 10 years. B&Q had a lease expiry in December this
year. As part of the transaction, B&Q will downsize from
102,000 sq. ft. to 79,960 sq. ft. Aldi, has signed an AFL for a
20,000 sq. ft. unit which will be created in the space vacated by
B&Q. Planning permission has been obtained for the change to
food use. On completion of the landlord works, Aldi will enter into
a 20-year lease without break, subject to five-yearly rent reviews
linked to RPI. This transaction will be reflected in the NAV when
the condition relating to the landlord works has been discharged
and the leases have completed.
At Springkerse Retail Park, Stirling, Pets at Home agreed to the
removal of its lease break option, which was due in June 2024. The
lease will now expire in June 2029. The passing rent is unchanged
but will benefit from an upwards only rent review in June 2024.
The Investment Manager continues to progress lettings and lease
restructures across the portfolio, with the aim of further
improving the Company's income stream.
Potential new acquisitions continue to be reviewed. However,
this is in the context of ensuring that terms reflect market
conditions, and that the financial resilience of the Company is
secure.
Cash and debt
At the date of this announcement, the Company has approximately
GBP51.2 million of cash available for investment and operational
purposes. The Company also has GBP31.2 million of cash held in its
debt facility, which is subject to the lender's LTV requirements
being met for it to be released for investment purposes.
At the date of the September valuation, the average
loan-to-value across the Company's two debt facilities was 34.7%.
The Company is fully compliant with all debt covenants.
Summary
The Company's NAV decreased by 3.5%, following five consecutive
quarters of NAV growth. Values reduced across the UK commercial
property market, with some sub sectors more affected than
others.
The cost-of-living crisis, rising energy costs, high inflation,
rising interest rates, political instability and wider
geo-political events eroded the confidence of consumers and
investors alike and have created headwinds, not just for property,
but also for the wider economy. However, it was the material
increase in gilt yields which caused the biggest recent shift in
property values, particularly for the lower yielding sub-sectors
such as industrial and logistics. How the gilt market responds to
the switch in government economic policy will be important for real
estate markets going forward.
However, the fundamentals of retail warehousing remain
attractive, and it is likely to continue to be the most resilient
and flexible of the retail sub-sectors, able to adapt to the
changing needs of consumers and tenants as well as accommodating
many convenience-led retailers.
There will be challenges to contend with, but with a reshaped
portfolio (with no office or leisure exposure), a good tenant line
up, a low vacancy rate (6.5%) an attractive WAULT (4.5 years) and
ongoing asset management opportunities, the Company has a robust
platform on which to build. Further, the Company has cash available
for investment into a re-priced market, at the appropriate
time.
Portfolio sector weightings and tenant and locational exposure
as at 30 September 2022
Sector
Sector Exposure
(%)
Retail warehouse 100.0
---------
Geography
The portfolio is diversified across the regional markets.
Region Exposure
(%)
Scotland 27.2
---------
Wales 26.1
---------
North West 16.9
---------
Yorkshire 15.2
---------
North East 8.4
---------
East Midlands 6.2
---------
Top five tenants (contracted income) 30 September 2022
Tenant Exposure
(%)
B&Q Limited 15.0
---------
B&M Retail Limited 7.9
---------
Marks & Spencer
plc 7.6
---------
Boots UK Limited 4.7
---------
Pets at Home
Limited 3.9
---------
Forthcoming events
The next interim dividend announcement is expected to be made by
3 November 2022. The next scheduled independent quarterly valuation
of the property portfolio will be conducted by Knight Frank LLP for
31 December 2022. The unaudited NAV per share at that date is
expected to be announced in January 2023.
The Company intends to publish its next factsheet shortly which
will be made available on the Company's website at
www.ediston-reit.com.
The information contained within this announcement is deemed by
the Company to constitute inside information as stipulated under
the Market Abuse Regulations (EU) No. 596/2014. Upon the
publication of this announcement via Regulatory Information
Service, this inside information is now considered to be in the
public domain.
Enquiries
Will Barnett - Investec Bank plc 0207 597 5873
Calum Bruce - Ediston Investment Services Limited 0131 225 5599
Ruth Wright - JTC 0203 893 1011
Ben Robinson - Kaso Legg Communications 0203 995 6672
Stephanie Ross - Kaso Legg Communications 0203 995 6676
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END
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