BMO Com Pty Tst Ltd Trading update and NAV
27 Enero 2022 - 1:00AM
UK Regulatory
TIDMBCPT
To Company Announcements
Date 27 January 2022
Company BMO Commercial Property Trust Limited
LEI 213800A2B1H4ULF3K397
Subject: Trading update and NAV release for BMO Commercial Property
Trust Ltd (the "Company" or "BCPT")
Headlines
* Net Asset total return of 4.8 per cent for the quarter ended 31 December
2021 (YTD 18.9 per cent)
* Share Price total return of 10.2 per cent for the quarter ended 31 December
2021 (YTD 37.8 per cent)
* A 7.1 per cent increase in the monthly dividend to 0.375 pence per share
with effect from November 2021
* As of 31 December 2021, the void rate was 2.0 per cent
* Completed £66 million of property acquisitions as part of the strategy to
adjust sector weightings
* The portfolio's weighting to the industrial and logistics sector has
increased to 30.6 per cent as at 31 December 2021 compared to 19.1 per cent
as at 31 December 2020.
Net Asset Value
The unaudited net asset value ('NAV') per share of the Company as at 31
December 2021 was 135.1 pence. This represents an increase of 3.9 per cent from
the unaudited NAV per share as at 30 September 2021 of 130.0 pence and a NAV
total return for the quarter of 4.8 per cent.
The NAV has been calculated under International Financial Reporting Standards
('IFRS'). It is based on the external valuation of the Company's property
portfolio which has been prepared by CBRE Limited.
The NAV includes all income to 31 December 2021 and is calculated after
deduction of all dividends paid prior to that date. The EPRA Net Tangible
Assets (NTA) per share as at 31 December 2021, which is adjusted to remove the
fair value of the interest rate swap, was 135.1 pence.
Analysis of Movement in NAV
The following table provides an analysis of the movement in the unaudited NAV
per share for the period from 30 September 2021 to 31 December 2021 (including
the effect of gearing):
% of
Pence per opening NAV
share per share
£m
NAV as at 30 September 2021 1,010.8 130.0
Unrealised increase in valuation of property 30.0 3.9 3.0
portfolio
Movement in fair value of interest rate swap 0.3 - -
Share buy-backs (24.4) 1.1 0.8
Other net revenue 9.2 1.2 0.9
Dividends paid (8.4) (1.1) (0.8)
NAV as at 31 December 2021 1,017.5 135.1 3.9
Valuation
The capital value of the Company's portfolio increased by 2.7 per cent over the
quarter. The valuation reflected a similar theme to the previous quarter with
industrial, logistics and retail warehouses driving performance as a result of
rental growth and further yield compression. Industrial and logistics
delivered the strongest gains in the portfolio with values increasing 7.9%
after allowing for two acquisitions detailed below. The outlook for the
Company's retail parks continues to improve with visitor numbers in the quarter
exceeding pre-Covid levels and the valuations increasing by 7.1 per cent.
St Christopher's Place fell in value by 1.5 per cent due to its holding on
Oxford Street which remains a challenged market. Even with the restrictions put
in place following Omicron, footfall on the estate was equivalent to the same
period in 2019. This is encouraging and it is anticipated that following the
lifting of these restrictions' visitor numbers will rebound further.
The valuation of the office portfolio was broadly flat.
Share Price
As at 31 December 2021, the share price was 105.0 pence per share, which
represented a discount of 22.3 per cent to the NAV per share. The share price
total return for the quarter to 31 December 2021 was 10.2 per cent.
Rent Collection
Rent collection statistics are close to pre-pandemic levels and the resolution
of historical rent arrears continues to progress. Collection for the most
recent quarter is at 97.9 per cent to date and collection rates since the
impact of Covid-19 came into full force is now at 93.9 per cent.
Trading Activity
Acquisitions
In accordance with the strategy to increase BCPT's exposure to prime, modern
industrial and logistics assets in established locations and as previously
announced, the Company completed the acquisition of two properties during the
quarter.
The Company acquired Orion One and Two, Markham Vale, Derbyshire for a price of
£44.5 million reflecting an initial yield of 3.7%. The two newly built units
were completed in April 2021 and are located within Derbyshire's 200-acre
flagship redevelopment scheme adjoining junction 29A of the M1 Motorway. The
units have been constructed to institutional standards and benefit from strong
ESG credentials having achieved an EPC rating of A and BREEAM rating of very
good.
The acquisition of Unit 4, Quintus Business Park, Burton-Upon-Trent is
structured as a forward funding to develop a new logistics warehouse of 171,550
sq ft. The purchase price is £21.5 million which equates to an initial yield of
4.84 per cent with the property being pre-let. The Company has acquired the
land and met certain development costs incurred to date which amounts to £5.6
million of the purchase price. The development has achieved planning consent
and is expected to complete in July 2022. The unit will have strong ESG
credentials with an A rated EPC and a BREEAM Excellent rating being targeted.
Cash and Borrowings
The Company had £138.1 million of available cash as at 31 December 2021 and has
committed approximately £27.3 million to development opportunities. This is
primarily at Burton-Upon-Trent as referenced above but there is also a
speculative development at Estuary Business Park, Speke, Liverpool where
construction cost is expected to be in the region of £4.8 million and a
redevelopment of an obsolete warehouse unit at the Cowdray Centre, Colchester
with costs estimated to be in the region of £5.7million. There is long-term
debt in place with L&G which does not need to be refinanced until December
2024. The Company also has a Barclays £50 million term loan along with an
additional undrawn £50 million revolving credit facility. The Barclays facility
expires on 31 July 2023, with the option of one further one-year extension. As
at 31 December 2021, the Company's loan to value, net of cash ('LTV') was 14.4
per cent.
Dividend
The Company paid a dividend at a rate of 0.35 pence per share for October and
two dividends at a rate of 0.375 pence per share for November and December (7.1
per cent increase). The level of dividend will be kept under review and the
opportunity for a further increase will be assessed as the Company reinvests
the surplus cash from recent sales.
Share Buybacks
The Company has continued a share buyback programme during the quarter using
some of the proceeds from property sales. 24,279,424 ordinary shares were
purchased over the period and the programme is ongoing. As at 31 December the
Company had 46,260,278 shares held in treasury (5.8 per cent of ordinary shares
in issue), acquired at an average discount to NAV of 22.3 per cent.
Portfolio Analysis - Sector Breakdown
Portfolio % of portfolio as % capital value
Value at shift (including
£m 31 December 2021 purchases and
CAPEX)
Offices 387.7 32.3 0.2
West End 88.0 7.4 2.6
South East 70.1 5.8 -0.9
South West 29.9 2.5 0.0
Rest of UK 180.3 15.0 -0.5
City 19.4 1.6 0.0
Retail 187.5 15.6 -2.2
West End 158.7 13.2 -2.2
South East 28.8 2.4 -2.4
Industrial 367.6 30.6 7.9
South East 57.7 4.8 6.5
Rest of UK 309.9 25.8 8.2
Retail Warehouse 130.7 10.9 7.0
Alternatives 127.3 10.6 1.7
Total Property 1,200.8 100.0 2.7
Portfolio
Portfolio Analysis - Geographic Breakdown
Market % of portfolio as
Value at
£m 31 December 2021
West End 305.2 25.4
South East 288.1 24.0
Midlands 257.1 21.4
North West 160.7 13.4
Scotland 140.4 11.7
South West 29.9 2.5
Rest of London 19.4 1.6
Total Property Portfolio 1,200.8 100.0
Top Ten Investments
Sector
Properties valued in excess of £200 million
London W1, St Christopher's Place Estate * Mixed
Properties valued between £50 million and £70 million
Newbury, Newbury Retail Park Retail Warehouse
Solihull, Sears Retail Park Retail Warehouse
Chorley, Unit 6 and 8 Revolution Park Industrial
Properties valued between £40 million and £50 million
London SW19, Wimbledon Broadway ** Mixed
Liverpool, Unit 1, G.Park Industrial
Winchester, Burma Road Alternative
Daventry, Site E4, DIRFT Industrial
Markham Value, Orion 1 & 2 Industrial
Birmingham, Unit 8 Hams Hall Industrial
* Mixed use property of retail, office, food/beverage and residential space.
** Mixed use property of retail, food/beverage and leisure space.
Summary Balance Sheet
£m Pence per % of Net
share Assets
Property Portfolio 1,200.8 159.5 117.9
Adjustment for lease incentives (20.4) (2.7) (2.0)
Fair Value of Property Portfolio 1,180.4 156.8 115.9
Trade and other receivables 28.2 3.7 2.8
Cash and cash equivalents 138.1 18.3 13.6
Current Liabilities (18.5) (2.5) (1.8)
Total Assets (less current liabilities) 1,328.2 176.4 130.5
Non-Current liabilities (2.1) (0.3) (0.2)
Interest-bearing loans (308.6) (41.0) (30.3)
Net Assets at 31 December 2021 1,017.5 135.1 100.0
The next quarterly valuation of the property portfolio will be conducted by
CBRE Limited during March 2022 and it is expected that the unaudited NAV per
share as at 31 March 2022 will be announced in April 2022.
Important information
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:
Richard Kirby
BMO REP Asset Management plc
Tel: 0207 499 2244
Graeme Caton
Winterflood Securities Limited
Tel: 0203 100 0268
END
(END) Dow Jones Newswires
January 27, 2022 02:00 ET (07:00 GMT)
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