To:
Company Announcements
Date:
27 January 2020
Company: BMO Real Estate
Investments Limited
LEI:
231801XRCB89W6XTR23
Subject:
Net Asset Value
Net Asset Value
The unaudited net asset value per share of BMO Real Estate
Investments Limited (“BREI”) as at 31
December 2019 was 102.6 pence.
This represents a decrease of 1.3 per cent from the net asset value
per share as at 30 September 2019 of
104.0 pence and a NAV total return
for the quarter of -0.1 per cent.
The net asset value is based on the external valuation of the
Group's property portfolio prepared by Cushman & Wakefield.
The net asset value is calculated under International Financial
Reporting Standards ("IFRS").
The net asset value includes all income to 31 December 2019 and is calculated after
deduction of all dividends paid prior to that date. It does
not include a provision for the dividend for the quarter to
31 December 2019, which is expected
to be paid in March 2020.
Share Price
The share price was 84.0 pence per
share at 31 December 2019, which
represented a discount of 18.1 per cent to the NAV per share
announced above. The share price total return for the quarter was
4.5 per cent.
Breakdown of NAV movement
Set out below is a breakdown of the change to the unaudited net
asset value per share calculated under IFRS over the period from
30 September 2019 to 31 December 2019.
|
Pence per share |
% of opening NAV |
Net asset value per share as at 30
September 2019 |
104.0 |
|
Unrealised movement in valuation of
property portfolio (including the effect of gearing) |
(0.7) |
(0.6)* |
Realised losses on sale of
properties |
(0.2) |
(0.2) |
Movement in revenue reserves |
(0.5) |
(0.5) |
Net asset value per share as at
31 December 2019 |
102.6 |
(1.3) |
* The un-geared decrease in the valuation of the property
portfolio over the quarter to 31 December
2019 was 0.7%.
The net gearing as at 31 December
2019 was 24.2% #
# Bank debt (less net current assets) divided by fair value of
investment properties
Performance
The Company’s property portfolio delivered an ungeared total
return of 0.5 per cent over the quarter to December, outperforming
the MSCI UK Monthly Property Index which delivered 0.3 per cent
over the same period. The capital returns on the portfolio were
-0.8 per cent, versus a 1.0 per cent fall in the MSCI UK Monthly
Property Index for standing investments. Income of 1.3 per cent
remains the key driver of returns.
Occupational demand for the Company’s property remains resilient
and the portfolio has a void rate of 2 per cent at the calendar
year end, with the vacancy being entirely on account of the
refurbishment of an office property where a pre-let to the
government on part of the property has already been contractually
agreed. The average weighted unexpired lease term remains c.6
years.
Office and Industrial continue to deliver positive returns, with
the offices returning 2.8 per cent over the quarter and industrial
returning 1.4 per cent. Both segments of the portfolio recorded
capital value growth as a result of positive sentiment for those
markets and underlying asset management initiatives. Office
assets make up 29 per cent of the total portfolio with the
Industrials (all located in the South East) now 42 per cent of the
portfolio by value.
Standard Retail, 11.7 per cent of the portfolio by value at
December suffered capital value falls of 5.0 per cent with the
Company’s retail warehouse assets, 17.7 per cent of assets by
value, falling 3 per cent. Despite recent transactional evidence
supporting at least some liquidity for retail assets, sentiment
remains particularly negative towards this sector, with continued
uncertainty from the occupier markets and overall transaction
volumes depressed.
Property Sales
During the quarter, the Company successfully completed the
disposal of two retail assets for £13.65 million, against a
backdrop of challenging market conditions for the sector.
The first, a multi-let high street block on the Parade and
Warwick Street in Leamington Spa was sold for £6.9 million in
November 2019. The asset comprises 12
retail units occupied by tenants including McDonalds, Tiger and
Savers, with an average lease term of 2.8 years to break.
The second, a retail warehouse in Rotherham, was sold for £6.75
million in December 2019 to an owner
occupier. The unit was occupied by Homebase under the terms of
their August 2018 CVA.
In aggregate these sales were secured at 1 per cent below the Q3
2019 market valuation.
The conclusion of these disposals continues the good progress
that has been made in prudently down-weighting exposure to the
retail sector. Proceeds will be used to fund asset management
initiatives, opportunistic acquisitions and the reduction of
borrowings.
Portfolio Analysis |
£m |
% of portfolio as at 31
December 2019 |
% capital value
movement in quarter |
Offices |
93.3 |
28.6 |
1.5 |
|
29.5 |
9.0 |
0.5 |
|
36.2 |
11.1 |
3.6 |
|
27.6 |
8.5 |
(0.2) |
Industrial |
136.6 |
42.0 |
0.3 |
|
136.6 |
42.0 |
0.3 |
Standard Retail |
38.2 |
11.7 |
(5.3) |
|
8.4 |
2.6 |
0.0 |
|
2.8 |
0.8 |
(6.8) |
|
19.4 |
6.0 |
(6.4) |
|
7.6 |
2.3 |
(7.3) |
Retail
Warehouse |
57.6 |
17.7 |
(3.2) |
Total Property |
325.7 |
100.0 |
(0.7) |
Summary Balance Sheet
|
£m |
Pence per
share |
% of Net
Assets |
Property Portfolio per Valuation
Report |
325.7 |
135.3 |
131.9 |
Adjustment for lease incentives |
(3.3) |
(1.4) |
(1.4) |
Fair Value of Property
Portfolio |
322.4 |
133.9 |
130.5 |
Cash |
16.6 |
6.9 |
6.7 |
Trade and other receivables |
5.0 |
2.1 |
2.1 |
Trade and other payables |
(7.4) |
(3.1) |
(3.0) |
Interest-bearing loans |
(89.6) |
(37.2) |
(36.3) |
Net Assets at 31
December 2019 |
247.0 |
102.6 |
100.0 |
The property portfolio will next be valued by an external valuer
during March 2020 and the net asset
value per share as at 31 March 2020
will be announced in April 2020.
This announcement contains inside information.
Enquiries:
The Company Secretary
Northern Trust International Fund Administration Services
(Guernsey) Limited
Trafalgar Court
Les Banques
St Peter Port
Guernsey
GY1 3QL
Tel: 01481 745001
Fax: 01481 745051
Peter Lowe
Scott Macrae
BMO Investment Business Ltd
Tel: 0207 628 8000
Fax: 0131 225 2375