To:
Company Announcements
Date:
29 January 2018
Company: F&C
Commercial Property Trust Limited
LEI:
213800A2B1H4ULF3K397
Subject:
Net Asset Value
Net Asset Value
The unaudited net asset value (‘NAV’) per share of the Group as
at 31 December 2017 was 141.2 pence. This represents an increase of 0.9
per cent from the unaudited NAV per share as at 30 September 2017 of 140.0
pence and a NAV total return for the quarter of 1.9 per
cent.
The NAV has been calculated under International Financial
Reporting Standards (‘IFRS’). It is based on the external valuation
of the Group’s direct property portfolio prepared by CBRE
Limited.
The NAV includes all income to 31
December 2017 and is calculated after deduction of all
dividends paid prior to that date. As at 31
December 2017, no adjustments were required to the NAV in
respect of dividends for which the share price had gone
ex-dividend.
Share Price
The share price was 135.9 pence
per share at 31 December 2017, which
represented a discount of 3.8 per cent to the NAV per share
announced above. The share price total return for the quarter was
(7.9) per cent.
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 2017 to 31
December 2017 (including the effect of gearing):
|
£m |
Pence per share |
% of opening NAV per
share |
NAV as at 30 September
2017 |
1,118.8 |
140.0 |
|
Unrealised increase in valuation of
property portfolio * |
11.8 |
1.4 |
1.1 |
Movement in fair value of interest
rate swap |
(0.1) |
- |
- |
Other net revenue |
10.1 |
1.3 |
0.9 |
Dividends paid |
(12.0) |
(1.5) |
(1.1) |
NAV as at 31 December
2017 |
1,128.6 |
141.2 |
0.9 |
* The ungeared increase in the valuation of the property
portfolio over the quarter to 31 December
2017 was 0.9%, after allowing for capital expenditure.
The net gearing at 31 December
2017 was 19.6%.#
# Net gearing: (Borrowings – cash) ÷ total assets (less current
liabilities and cash).
Performance
The capital value growth over the quarter was 0.9%. The IPD
Monthly Index recorded capital value growth of 2.0% over the same
period.
Capital growth across the whole portfolio was once again
relatively flat over the period. At the sector level industrial and
logistics saw the highest capital growth. Yields were held in the
other sectors and uplifts in value were achieved where underlying
asset management activities contracted or tenancy events occurred
notably at Cassini House, St James St London SW1 and Birchin Lane,
London EC3. The movement in South
West offices was due to the costs associated with the acquisition
of One Cathedral Square, Bristol.
Portfolio Analysis – Sector
Breakdown
|
Market
Value
£m |
% of
portfolio as at
31 December 2017 |
%
unrealised
movement in quarter |
Offices |
513.6 |
36.3 |
0.8 |
West End |
147.3 |
10.4 |
2.4 |
South East |
129.9 |
9.2 |
-1.0 |
South West |
31.4 |
2.2 |
-5.6 |
Rest of UK |
185.4 |
13.1 |
1.4 |
City |
19.6 |
1.4 |
7.8 |
Retail |
440.1 |
30.9 |
0.2 |
West End |
339.1 |
23.8 |
0.3 |
South East |
68.4 |
4.8 |
0.0 |
Rest of UK |
32.6 |
2.3 |
-2.0 |
Industrial |
239.3 |
16.9 |
2.9 |
South East |
54.9 |
3.9 |
4.0 |
Rest of UK |
184.4 |
13.0 |
2.6 |
Retail
Warehouse |
186.3 |
13.1 |
0.1 |
Other |
39.3 |
2.8 |
0.8 |
Total Property Portfolio |
1,418.6 |
100.0 |
0.9 |
Portfolio Analysis – Geographic
Breakdown
|
Market
Value
£m |
% of portfolio as
at
31 December 2017 |
% unrealised
movement in quarter |
West End |
486.3 |
34.3 |
0.9 |
South East |
356.9 |
25.2 |
0.1 |
Scotland |
167.3 |
11.8 |
0.8 |
Midlands |
178.2 |
12.5 |
1.6 |
North West |
150.5 |
10.6 |
2.2 |
South West |
31.4 |
2.2 |
-5.6 |
Eastern |
28.3 |
2.0 |
2.9 |
Rest of London |
19.7 |
1.4 |
7.8 |
Total Property Portfolio |
1,418.6 |
100.0 |
0.9 |
Top Ten Investments
|
Sector |
Properties valued
in excess of £250 million |
|
London W1, St
Christopher’s Place Estate * |
Retail |
Properties valued
between £100 million and £150 million |
|
London SW1, Cassini
House, St James’s Street |
Office |
Properties valued
between £70 million and £100 million |
|
Newbury, Newbury Retail
Park |
Retail
Warehouse |
Properties valued
between £50 million and £70 million |
|
Solihull, Sears Retail
Park |
Retail
Warehouse |
London SW19, Wimbledon
Broadway |
Retail |
Properties valued
between £40 million and £50 million |
|
Crawley, Leonardo
House, Manor Royal |
Office |
Properties valued
between £30 million and £40 million |
|
Uxbridge, 3 The
Square, Stockley Park |
Office |
Winchester, Burma
Road |
Other |
Aberdeen, Unit 2 Prime
Four Business Park, Kingswells |
Office |
Manchester, 82 King
St |
Office |
*Mixed use property of retail, office and residential space.
Summary Balance Sheet
|
£m |
Pence per
share |
% of Net
Assets |
Property Portfolio per Valuation
Report |
1,418.6 |
177.5 |
125.7 |
Adjustment for lease incentives |
(19.7) |
(2.5) |
(1.7) |
Fair Value of Property
Portfolio |
1,398.9 |
175.0 |
124.0 |
Current Debtors |
24.0 |
3.0 |
2.1 |
Cash |
35.2 |
4.4 |
3.1 |
Current Liabilities |
(19.7) |
(2.5) |
(1.7) |
Total Assets (less current
liabilities) |
1,438.4 |
179.9 |
127.5 |
Non-Current liabilities |
(1.8) |
(0.2) |
(0.2) |
Interest-bearing loans |
(307.7) |
(38.5) |
(27.3) |
Interest rate swap |
(0.3) |
- |
- |
Net Assets at 31
December 2017 |
1,128.6 |
141.2 |
100.0 |
Property Purchases and Sales
There were no sales in the quarter.
As per announcement on the 14 December
2017, F&C Commercial Property Holdings Limited, a
subsidiary of F&C Commercial Property Trust, has purchased a
56,059 sq ft prime office in Bristol for £33.5 million less deduction for
unexpired rent free periods, reflecting a net initial yield of 5.0
per cent. The property is fully let to the strong covenants of the
University of Bristol and Dyson
Technology on a WAULT of 12.4 years to expiry and 7.6 years to
break, generating rental income of £1,780,906 per annum. The
purchase was funded out of the company’s existing cash
reserves.
Commenting on the purchase, Fund Manager Richard Kirby said ‘’This acquisition
complements the portfolio’s existing holdings and provides secure
income that is backed by solid financial covenants, while also
delivering an attractive yield. With current supplies of Grade A
office space in Bristol at an
all-time low and the city increasing in appeal to a broad range of
commercial occupiers, we have confidence in the fundamentals
supporting our ability to deliver both capital and income growth
for our shareholders from this investment.”
Borrowings
The Group’s borrowings consist of a £260 million loan with a
term to 31 December 2024 and a fixed
interest rate of 3.32 per cent per annum. The Group also has a £50
million bank loan with a term to 21 June
2021 on which the interest rate has been fixed, through an
interest rate swap of the same notional value and duration, at
2.522 per cent per annum. In addition, the Board has agreed an
additional revolving credit facility of £50 million with Barclays
over the same period, to be used for ongoing working capital
purposes and to provide the Group with the flexibility to acquire
further property should the opportunity arise.
The Group’s weighted average cost of debt is 3.3 per cent per
annum.
Key Information
This statement and further information regarding the Company,
including movements in the share price since the end of the period
and the Group’s most recent annual and interim reports, can be
found at the Company’s website fccpt.co.uk.
The next quarterly valuation of the property portfolio will be
conducted by CBRE Limited during March
2018 and it is expected that the unaudited NAV per share as
at 31 March 2018 will be announced in
April 2018.
This announcement contains inside information.
Enquiries:
Richard Kirby
BMO REP Asset Management plc
Tel: 0207 499 2244
Graeme Caton
Winterflood Securities Limited
Tel: 0203 100 0268