23 October
2017
PICTON PROPERTY INCOME
LIMITED
(“Picton”, the “Company” or the
“Group”)
LEI:
213800RYE59K9CKR4497
Net Asset
Value as at 30 September
2017 and Interim Dividend
Declaration
Picton (LSE: PCTN), the property investment company, announces
its Net Asset Value for the quarter ended 30
September 2017 and Interim Dividend.
Highlights during the quarter included:
Continued NAV growth
- Increase in Net Assets to £463.8 million (30 June 2017: £452.5 million).
- NAV/EPRA NAV per share rose 2.5% to 85.9
pence (30 June 2017:
83.8 pence).
- Total return for the quarter of 3.5% (30
June 2017: 3.4%).
- Net gearing of 28.2% (30 June
2017: 27.0%).
Fully covered dividend declared
- Dividend of 0.85 pence per share
declared and to be paid on 30 November
2017 (30 June 2017:
0.85 pence per share).
- Annual dividend equivalent to 3.4
pence per share, delivering a dividend yield, based on
19 October 2017 share price, of
4.2%.
- Dividend cover for the quarter of 119% (30 June 2017: 116%).
Portfolio growth and improvement in
occupancy
- Like-for-like increase in property portfolio valuation for the
quarter of 1.9% (30 June 2017:
1.8%).
- Completed the purchase of a grade A office in Bristol for
£23.15 million.
- Completed the disposal of two non-core assets for £9.86
million, 5.9% ahead of the June valuation.
- Completed seven lettings, six rent reviews and two lease
renewals, on average 3.3% ahead of the June ERV, with a combined
annual rent of £1.8 million.
- Occupancy increased to 95% (30 June
2017: 94%).
Nick
Thompson, Chairman of Picton, commented:
“This is another positive quarter with continued NAV growth and
further improvement in our dividend cover. We acquired, off market,
a grade A regional office asset which provides further scope to
enhance our earnings.”
Michael
Morris, Chief Executive of Picton Capital, said:
“We have improved occupancy, achieved further lettings success
and continued to invest back into the portfolio to enhance longer
term returns. Our industrial and office assets have performed
particularly well, benefitting from good occupational demand and in
turn rental growth.”
This announcement contains inside information.
The next NAV update as at 31 December
2017 will be announced in January
2018.
For further information:
Tavistock
Jeremy Carey/James Verstringhe, 020 7920 3150,
james.verstringhe@tavistock.co.uk
Picton Capital Limited
Michael Morris, 020 7011 9980,
michael.morris@picton.co.uk
The Company Secretary
Northern Trust International Fund
Administration Services (Guernsey) Limited
Trafalgar Court
Les Banques
St Peter Port
Guernsey
GY1 3QL
Andy Le Page, 01481 745 001,
team_picton@ntrs.com
Note to Editors
Picton is a property investment company established in
2005. It owns and actively manages a £661 million diversified
UK commercial portfolio, invested across 52 assets and with around
350 occupiers (as at 30 September
2017). Through an occupier-focused, opportunity-led approach
to asset management, Picton aims to be one of the consistently best
performing diversified UK property companies listed on the main
market of the London Stock Exchange.
For more information please visit: www.picton.co.uk
NET ASSET VALUE
The unaudited Net Asset Value (‘NAV’) of Picton, as at
30 September 2017, was £463.8
million, reflecting 85.9 pence per
share, an increase of 2.5% over the quarter:
|
30
Sept 2017
£million |
30
June 2017
£million |
31
Mar 2017
£million |
Investment properties
* |
652.1 |
626.5 |
615.2 |
Other assets |
18.9 |
17.9 |
18.6 |
Cash |
30.1 |
32.9 |
33.9 |
Other
liabilities |
(20.7) |
(20.4) |
(21.2) |
Borrowings |
(216.6) |
(204.4) |
(204.6) |
Net Assets |
463.8 |
452.5 |
441.9 |
Net Asset Value per
share |
85.9p |
83.8p |
81.8p |
* The investment property valuation is stated net of lease
incentives.
The NAV attributable to the ordinary shares is calculated under
IFRS and incorporates the independent market valuation as at
30 September 2017, including income
for the quarter, but does not include a provision for the dividend
this quarter, which will be paid in November
2017.
The movement in Net Asset Value can be summarised as
follows:
|
Total |
Movement |
Per
share |
|
£million |
% |
pence |
NAV at 30 June
2017 |
452.5 |
|
83.8 |
Movement in property
values |
10.3 |
2.3 |
1.9 |
Net income after tax
for the period |
5.5 |
1.2 |
1.0 |
Dividends paid |
(4.6) |
(1.0) |
(0.8) |
Other |
0.1 |
- |
- |
NAV at 30 Sept
2017 |
463.8 |
2.5 |
85.9 |
The next independent valuation of the property portfolio is
scheduled for December 2017 and the
unaudited NAV per share, as at 31 December
2017, will be announced in January
2018.
DIVIDEND DECLARATION
A dividend of 0.85 pence per share
is declared in respect of the period 1 July
2017 to 30 Sept 2017
(1 April 2017 to 30 June 2017: 0.85
pence). The dividend will be paid on 30 November 2017 to shareholders on the register
on 10 November 2017. The ex-dividend
date is 9 November 2017.
Post-tax dividend cover over the quarter was 119% (30 June 2017: 116%).
DEBT
Total borrowings at 30 September were £216.6 million, with a
weighted average interest rate of 4.1% (94% fixed) and a weighted
average debt maturity profile of approximately 10.8 years. Net
gearing, calculated as total debt less cash, as a proportion of
gross property value, was 28.2% (30 June
2017: 27.0%).
To part fund the acquisition of Tower Wharf, Bristol, £12.5
million was drawn down in the period under the revolving credit
facility at a rate of 2.2%.
The Company has a further £39 million available from its undrawn
revolving credit facilities.
PORTFOLIO UPDATE
The portfolio valuation increased by 1.9% or £11.7 million, with
the industrial sector delivering the strongest growth followed by
the office sector, and by regional assets in particular. The retail
& leisure sector valuation remained broadly flat for the
quarter.
The portfolio consisted of 52 assets with an average lot size of
£12.7 million. The sector weightings at 30
September 2017 and valuation movements over the quarter are
shown below:
Sector |
Portfolio
weightings |
Like
for like valuation change |
Industrial |
40.1% |
3.9% |
South East |
27.5% |
|
Rest of UK |
12.6% |
|
|
|
|
Offices |
35.7% |
1.1% |
London City and West
End |
4.2% |
|
Inner and Outer
London |
8.8% |
|
South East |
10.6% |
|
Rest of UK |
12.1% |
|
|
|
|
Retail and
Leisure |
24.2% |
-0.2% |
Retail warehouse |
9.8% |
|
High Street - Rest of
UK |
6.8% |
|
High Street - South
East |
5.5% |
|
Leisure |
2.1% |
|
|
|
|
Total |
100% |
1.9% |
Occupancy increased to 95%, primarily due to a further letting
at our Farringdon building in EC1 and the disposal of two non
income producing assets. The acquisition of Tower Wharf, Bristol,
which is 64% occupied, will have a short-term adverse affect on
occupancy until it is let.
As at 30 September 2017, the
portfolio had a net initial yield of 5.7% (allowing for void
holding costs) or 5.8% (based on contracted net income) and a net
reversionary yield of 6.8%. The weighted average unexpired lease
term, based on headline rent, was 5.3 years.
The top ten assets, which represent 48% of the portfolio by
capital value, are detailed below.
Asset |
Sector |
Location |
Parkbury Industrial
Estate, Radlett |
Industrial |
South
East |
River Way Industrial
Estate, Harlow |
Industrial |
South
East |
Angel Gate Office
Village, City Road, EC1 |
Office |
London |
Stanford House, Long
Acre, WC2 |
Retail |
London |
50 Farringdon Road,
EC1 |
Office |
London |
Tower Wharf,
Bristol |
Office |
South
West |
Shipton Way, Rushden,
Northants |
Industrial |
East
Midlands |
Pembroke Court,
Chatham |
Office |
South
East |
Colchester Business
Park, Colchester |
Office |
South
East |
Queens Road,
Sheffield |
Retail
Warehouse |
Yorkshire & Humberside |
Key highlights in the quarter included:
Office
A suite of 3,700 sq ft was let at 50 Farringdon Road, generating
rental income of £0.19 million per annum, which was in line with
ERV. 87% of the building is now leased, leaving one final suite of
3,900 sq ft available. A rent review was settled on a further
suite, increasing the passing rent by 70% to £0.19 million per
annum, 7% ahead of ERV.
Two suites were let at Angel Gate in Islington, securing £81,000
per annum, in line with ERV. We have just completed a comprehensive
refurbishment of two further vacant units which are being
marketed.
We completed the acquisition of Tower Wharf, a grade A office
building in Bristol city centre, for £23.15 million. It is situated
in a prominent position on the waterfront, and equidistant to both
Temple Meads station and the Cabot Circus shopping district.
Constructed in 2005 to a BREEAM “Excellent” rating, the building
provides 71,000 square feet of office accommodation arranged over
ground and five upper floors, with car parking in the basement. The
purchase price reflects a net initial yield of 3.6%, which is
expected to grow to 7.5% on leasing the remaining vacant space and
capturing the full reversionary potential. We have good interest in
the vacant space.
The disposal of two non income producing Bracknell assets
completed, having exchanged in the previous quarter. The combined
sale price was 5.9% ahead of the June valuation.
In Fleet, we removed tenant break options which were due in
2021, improving the longevity of income and enhancing the
valuation.
Industrial
We settled three rent reviews at units in Barking, Epsom and
Radlett, increasing the annual passing rent by £0.12 million, or
31%. Two further leases were surrendered to facilitate active
management.
At River Way, Harlow, we renewed a lease securing a 10% uplift
on the annual passing rent to £0.18 million, 10% ahead of
ERV.
Retail and Leisure
The development of a pod unit at Gloucester Retail Park
completed facilitating a letting on a 10 year lease at £0.06
million per annum.
MARKET BACKGROUND
According to the MSCI IPD Monthly Index, the All Property total
return was 2.7% for the quarter to September
2017, compared to 2.5% for the previous quarter. Capital
growth was 1.3% (June 2017: 1.1%) and
rental growth was 0.6% (June 2017:
0.4%).
IPD quarterly growth*
IPD
Sectors |
Rental value |
Capital value |
Industrial |
1.5% |
3.4% |
Office |
0.4% |
0.8% |
Retail |
0.1% |
0.4% |
Number of IPD segments with positive
growth*
|
Rental value |
Capital value |
Industrial |
7 |
7 |
Office |
8 |
9 |
Retail |
12 |
16 |
Number of IPD segments with negative
growth*
|
Rental value |
Capital value |
Industrial |
- |
- |
Office |
2 |
1 |
Retail |
8 |
4 |
*Source: MSCI IPD Monthly Index, September 2017
ENDS