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CHARTER HALL GROUP — Annual Report 2011
Aug 24, 2011
64645_rns_2011-08-24_29903eb3-f8f3-4dfe-9884-0bd5b598c254.pdf
Annual Report
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Charter Hall Group
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FY11 Annual Results
25 August 2011
Contents
1[FY11 results summary ]
2[Property investment ]
3[Property funds management ]
4[Development investment ]
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David Harrison Joint Managing Director
David Southon Joint Managing Director
5[Financials and capital management ]
6[Strategy, outlook and guidance ]
7[Annexures ]
2
Charter Hall Group
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01 FY11 results summary
Full year highlights
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Earnings 3% above guidance
-
Operating earnings of $60.4m
-
Statutory net profit of $52.3m
-
Operating EPS of 20.60cps, 22% up on prior corresponding period (pcp)[1]
-
DPS of 16.50cps, 29% up on pcp[1 ]
-
84% of EBITDA derived from “annuity style” activities
Property investment – EBITDA of $37.4m
-
Fund earnings enhanced with improving income, higher occupancy and falling debt margins
-
Strong performance of property investments
Property funds management – EBITDA of $20.7m
-
Funds under management (FUM) increased from $10.2bn to $10.7bn
-
Revenue on FUM increased from 72bps[3] to 80bps
-
Margins are expected to increase with scalability and cost efficiencies
-
Progress in reducing funds’ cost of capital and improving quality of earnings
Development investment – EBITDA of $3.8m
-
A strong business performance of 50% owned CIP
-
Several development projects progressing with heightened realisation visibility
-
Improving institutional appetite for opportunistic investments
Notes:
-
Adjusted to account for 4:1 security consolidation effective 25 November 2010
-
Comprising earnings from Property Investment and Property Funds Management (Investment Management and Property Management) 3. For the 6 months ending 31 December 2010
4
Full year highlights
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Active management enhances property portfolio metrics and earnings
-
Investment property
-
Leased 345,968sqm of lettable floor space
-
Maintained well above industry average WALEs across funds (6.5 years)
-
Weighted average rent reviews of 3.66%
-
Generated $943m of gross rental income across a $10.7bn portfolio
Development
- On balance sheet acquisition of 685 La Trobe St Melbourne development site (50% owned with $5m acquisition cost[1] ), Charter Hall has targeted to raise third party capital to partner on this project
Fund inflows
Active across all unlisted funds
-
Charter Hall raised $645m including wholesale fund raisings, third party mandates and retail funds
-
Capital position across the Group’s managed funds has substantially improved over FY11 Arranged $3.5bn of debt across Charter Hall managed funds (non-recourse to Charter Hall)
-
$577m of fund property divestments recycled into higher return property investments
-
Maintained sub 10% Group balance sheet gearing[2] and lowered “look through” gearing
-
$7.5m of Charter Hall capital invested to date
Notes:
- Charter Hall Balance Sheet gearing is 1% on a deconsolidated basis
5
Key metrics
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| FY11 | FY104 | Change | |
|---|---|---|---|
| Operating earnings1 | $60.4m | $35.8m | 69% |
| Operating EPS | 20.60cps | 16.83cps | 22% |
| Payout ratio | 80.1% | 76.0% | 4% |
| DPS | 16.50cps | 12.80cps | 29% |
| Statutory NPAT | $52.3m | $6.8m | $45.5m |
| At 30 June 2011 | At 30 June 20104 | Change | |
| Funds under management | $10.7bn | $10.2bn | 5% |
| Total Charter Hall assets | $958m | $976m | (2%) |
| Total Charter Hall net assets2 | $750m | $760m | (1%) |
| Total Charter Hall net tangible assets2 | $650m | $641m | 1% |
| NTA (per security) | $2.21 | $2.21 | 0% |
| Gearing3 | 8.1% | 6.6% | 2% |
| Look-through gearing | 36.6% | 37.1% | (1%) |
Notes:
-
Excludes fair value adjustments, gains/losses on sale and non cash items
-
Total Group net assets excludes group non-controlling interest in DRF
-
Calculated as total debt net of cash divided by total assets net of cash, 30 June 2011 consolidating DRF. Charter Hall Balance Sheet gearing is 1% on a deconsolidated basis 4. Adjusted to account for 4:1 security consolidation effective 25 November 2010
6
Group earnings and investment overview
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Charter Hall is a diversified property group with a vertically integrated business model
- $51.9m (84% of Charter Hall EBITDA) is annuity style with $37.4m[3] from property investments and $14.5m[1] from property funds management
Charter Hall Group (ASX:CHC)
Stapled Security
Charter Hall Property Trust (CHPT)
Charter Hall Limited (CHL)
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Property Investment Property Funds Management
Total co-investments: $594m (69.7%) [2 ] Book Value: $100m (11.7%) [2]
EBITDA: $37.4m (60.4%) EBITDA: $20.7m (33.5%)
6.3% yield 20.7% yield
$164m co-investment $274m co-investment $100m book value (intangible)
Wholesale Listed Funds
Unlisted Funds Investment management
$3.5bn FUM $5.6bn FUM Asset management
Property management
$139m co-investment $17m investment Development management
Retail Investor Leasing services
Direct Property
Funds
Transaction services
$1.5bn FUM $16.7m FUM
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Notes:
- Represents 70% of Property Funds Management EBITDA 2. Divided by total Group Assets of $852m 3. Includes CHPT expenses ($0.5m)
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Development Investment
Total co-investments: $69m (8.1%) [2]
EBITDA: $3.8m (6.1%)
5.5% yield
$29m investment
CIP
50% interest
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$33m co-investment Wholesale Opportunistic Investments in CHOF4 and CHOF5
$8m investment 685 La Trobe 50% interest
7
Group earnings breakdown
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Operating EBITDA of $61.9m[1] , up from $36.1m on pcp
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$37.4m
Property Investment
EBITDA
$37.4m (60.4%)
$27.1m
FY10
FY11
$20.7m
Funds Management
$7.9m EBITDA
$20.7m (33.5%)
Development Investment
$3.8m
EBITDA
$1.1m
$3.8m (6.1%)
Property Investment Funds Management Development Investment
EBITDA EBITDA EBITDA
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Notes:
- DRF earnings included on a net contribution basis. Refer to Annexure K for more detail. The segment categories in this presentation do not match the categories used in Note 5: Segment Information of the preliminary Financial Report
8
Charter Hall Group
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02 Property investment
Property investment
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-
CHC invests $594m in direct property ($17m) and co-investments in its managed funds($577m)
-
Full year income of $37.9m[1] reflecting average gross yield of 6.4% with a weighted average rent review profile of 3.66%
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Investments (by value) Property income [1 ] Sector diversity (by value)
Direct Property Direct Property
Retail Investor
$17m (3%) Retail Investor $0.7m (3%)
Funds
CQO Funds CQO Retail
$139m (23%)
$186m (31%) $10.3m (27%) $11.6m (31%) $161m (27%)
CQR CQR Industrial
Wholesale $88m (15%) Wholesale $6.8m (18%) Office $79m (13%)
Unlisted Funds Unlisted Funds
$353m (59%)
$164m (28%) $8.5m (22%)
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Notes: 1.
Includes $0.2m of income received from investment in Direct Industrial Fund (DIF) and Mentone Property, excludes CHPT expenses ($0.5m)
10
CHPT portfolio metrics
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Charter Hall managed properties weighted average market capitalisation rate of 7.92%, 128bps above 2007 peak of 6.64%
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Charter Hall managed properties weighted annual average rent reviews of 3.66%
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Weighted average lease expiry of 6.5 years
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3,150 tenants across the portfolio
198 buildings and 2.5m sqm managed across the portfolio Look-through lease expiry profile[1 ] (30 June 2011)
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48.9%
13.3%
7.7% 7.4% 8.6% 8.6%
5.5%
VACANT FY12 FY13 FY14 FY15 FY16 FY17+
Notes:
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Top 10 tenants (30 June 2011)
| Tenant | % Portfolio leased | |
|---|---|---|
| (by income) | ||
| Australian Governments | 7.3% | |
| Wesfarmers | 6.7% | |
| Woolworths | 6.5% | |
| Telstra | 4.6% | |
| Westpac Group | 2.6% | |
| JPMorgan Chase | 2.2% | |
| Macquarie Group | 1.8% | |
| Volkswagen | 1.2% | |
| Central Queensland University Wilson Parking |
1.1% 1.1% |
|
| Total | 35.1% |
-
Shows Charter Hall’s position based on the lease expiry profile of individual Charter Hall managed funds and Charter Hall’s investment exposure in each fund (weighted on a passing gross income basis)
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Includes Federal and State Governments and agencies
11
Property investment portfolio
Direct property and co-investments (30 June 2011)
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| Ownership | CHPT | FY11 |
Market cap | Discount rate | Rental | |
|---|---|---|---|---|---|---|
| **investment1 ** | CHPT income | rate |
reviews | |||
| (%) | ($m) | ($m) | (%) | (%) | (%) | |
| Listed Funds | ||||||
| Charter Hall Office REIT (CQO)1 | 10.0%5 | 185.6 | 11.6 | 7.51% | 9.27% | 3.61% |
| Charter Hall Retail REIT (CQR)1, 7 | 8.2% | 88.1 | 6.8 | 8.11% | 9.35% | 4.10%4 |
| Wholesale Investment Funds | ||||||
| Core Plus Office Fund (CPOF)1 | 16.3% | 110.4 | 5.5 | 7.74% | 9.35% | 3.95% |
| Core Plus Industrial Fund (CPIF)1 | 21.3% | 53.3 | 2.9 | 8.24% | 9.77% | 3.14% |
| Retail Investor Funds | ||||||
| Direct Retail Fund (DRF)2 | 65.8% | 61.3 | 5.6 | 8.46% | 9.62% | 3.37% |
| Diversified Property Fund (DPF)3 | 36.4% | 27.0 | 1.7 | 8.20% | 9.68% | 3.71% |
| Charter Hall Umbrella Fund (CHUF)3 | 24.8% | 40.6 | 2.2 | 8.07% | 9.59% | 3.48% |
| Charter Hall Direct Property Fund (CHDPF)3 | 3.7% | 10.4 | 0.7 | 8.50% | 9.51% | 3.91% |
| Direct Property | ||||||
| Mentone Showrooms | 100.0% | 16.7 | 0.6 | 9.00% | 10.00% | 3.00% |
| Total/weighted average | 593.5 | **37.76 ** | 7.92% | 9.44% | 3.66% |
Notes:
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CHPT co-investments in CQO, CQR, CPOF and CPIF are equity accounted
-
CHPT consolidated DRF as at 30 June 2011. For the purposes of this analysis DRF is equity accounted
-
CHPT co-investments in DPF, CHUF and CHDPF are fair valued accounted
-
Charter Hall has entered into an agreement to acquire an additional 3.3% of CQO on completion of CQO’s US asset disposal
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Excludes $0.2m of income received from investment in Direct Industrial Fund (DIF) and Mentone Property, excludes CHPT expenses ($0.5m)
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Charter Hall holds a relevant interest of 12.29% in CQR (includes Macquarie Group / CHPSF interests)
12
Charter Hall Group
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03
Property funds management
Acquisition and fund inflows
Charter Hall sourced $1.1bn of assets in off-market transactions during FY11
-
$384m of third party mandate acquisitions
-
$700m of acquisitions by Charter Hall managed funds and Charter Hall direct property acquisitions
-
$1.1bn of asset acquisitions split by sector as follows:
-
Office - $447m
-
Industrial - $175m
-
Retail - $444m
-
Other - $18m
Charter Hall funds raised $261m (excluding mandates) during FY11 comprising:
-
Wholesale unlisted funds - $166.5m
-
Retail unlisted funds - $94.6m
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CPOF / Telstra Super Acquisition of $363m Brisbane Square
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CQR / Telstra Super Acquisition of $266m Woolworths Portfolio
14
Property funds management
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Funds under management increased from $10.2bn to $10.7bn, despite $0.6bn of divestments and $0.5bn of negative foreign exchange movements
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30 June 2010 30 June 2011
Wholesale Unlisted Wholesale Unlisted
Funds Funds
$2.5bn (25%) $3.6bn (33%)
Retail Investor Retail Investor
Funds Funds
$1.5bn (15%) +$0.5bn $1.5bn (14%)
Listed Funds Listed Funds
$6.2bn (60%) $5.6bn (52%)
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| FUM Split (sector) | FY10 ($bn) | FY10 (%) |
|---|---|---|
| Office | 6.56 | 64.2% |
| Retail | 2.57 | 25.1% |
| Industrial | 0.52 | 5.1% |
| Residential | 0.36 | 3.6% |
| Other | 0.21 | 2.1% |
| FUM Split (sector) | FY11 ($bn) | FY11 (%) |
|---|---|---|
| Office | 6.79 | 63.4% |
| Retail | 2.50 | 23.3% |
| Industrial | 0.69 | 6.5% |
| Residential | 0.52 | 4.9% |
| Other | 0.20 | 1.9% |
15
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Funds under management reconciliation
Acquisitions and revaluations more than offset negative FX movements and divestments
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($577m)
+$1,084m
($490m)
+$467m
$10,700m
$10,216m
FY10 Revaluation Acquisitions Divestments FX Movement2 FY11
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Notes:
-
FUM includes assets currently under management and is not adjusted for A$1.5bn US sale, other contracted sales of $192m and contracted acquisitions of $40m which have been announced but have not yet settled
-
Reflects FX movement of A$:US$ from 0.85 to 1.07 and A$:EUR movement from 0.69 to 0.74 as at 30 June 2011
16
Funds management income
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70% of fund management revenue “annuity style”
Average of 80bps of FUM (41bps investment management and 39bps from other services) – Increase from 72bps of FUM for the 6 months ending 31 December 2010
EBITDA margin expansion potential due to scalability and cost efficiencies
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Funds Management EBITDA ($m) FY10 FY11
$43.4m
Revenue 40.9 85.5
Expenses [3 ] (33.0) (64.8)
Funds Management EBITDA 7.9 20.7
EBITDA Margin on revenue 19.3% 24.2%
EBITDA Margin on cost 24.0% 32.0%
$23.3m
FY10 revenue
$16.5m
FY11 revenue
$12.5m
$6.8m
$5.0m $4.5m $5.7m $6.1m
$2.0m
$0.5m $0.2m
1 2
Investment Management Property Management Development Management Transaction Services Leasing Services Performance Fees
“Annuity style” revenue
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Notes:
-
FY10 previously reported as $21.7m (excluding cost recoveries)
-
Property management fees includes property management and asset services income
-
For category reporting purposes, all CHC expenses have been allocated to funds management division
17
Investment management revenue
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Strong increase in investment management revenue (up 86%) through diversification of equity sources
FY10 - $23.3m
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Wholesale Unlisted
Funds
$10.9m (47%)
Retail Investor
Funds
$4.1m (18%)
Listed Funds
$8.2m (35%)
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FY11 - $43.4m
Wholesale Unlisted
Funds
$11.6m (27%)
Retail Investor
Funds
$7.8m (18%)
Listed Funds
$24.1m (55%)
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Notes:
-
Listed Funds refers to CQO and CQR (as defined on slide 60)
-
Wholesale Unlisted Funds refers to CPOF, CPIF, CHOF4 and CHOF5. FY10 includes CPRF in wholesale unlisted funds (as defined on slide 60) 3. Retail Investor Funds refers to CHDPF, DPF, DRF, DIF, CHUF, 1MPT, CHPSF and CHIFs (as defined on slide 60)
18
Property management and leasing
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Charter Hall provides leasing, property management and asset management services across the platform
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Property management [1 ] Leasing [2 ]
712,000sqm
Office 150,946sqm [4 ]
FY Gross Income - $366m
508,987sqm
Retail 69,266sqm
FY Gross Income - $162m
309,000sqm
Industrial 39,347sqm
FY Gross Income - $46m
1,529,987sqm
Total 259,559 sqm
FY Gross Income - $574m
Charter Hall FY income
$16.5m [3 ] $6.1m
received
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Notes:
-
Includes Australian CQO and CHDPF office portfolios which have come under CHC management from 1 January 2011 - gross income relates to full year contribution 2. Australian portfolio only
-
Includes property management fees (3% of retail gross income, 1-2% of office and industrial gross income), property management recoveries and asset services income. Only includes 2H FY11 contribution for CQO / CHDPF
-
Includes 21,000 sqm at 30 Independence Boulevard, US
19
Development management services
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Revenue of $6.8m over the year
- Current projects across Office, Retail, Residential and Industrial
Active development book of $1.3bn across range of managed funds
-
17 active projects across platform
-
Total development book of $1.9bn (active projects and captive pipeline)
| ($m) | Wholesale and | Wholesale | Listed | Total |
|---|---|---|---|---|
| Retail Investor | Opportunity | Funds | ||
| Funds | Funds | |||
| FY11 development services revenue | $0.9m | $4.2m | $1.7m | $6.8m |
| Development book | ||||
| Active projects - current book value | $89m | $321m | $194m | $604m |
| Active projects - estimated on-completion value | $157m | $762m | $378m | $1,298m |
| Captive pipeline - current book value | $257m | $40m | $287m | $584m1 |
| Total development book | $414m | $803m | $665m | $1,882m |
Notes:
- Potential estimated on completion value of $1.7bn
20
Case study - WorkZone
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-
WorkZone, located at 202 Pier Street Perth, will comprise two A-grade buildings of 15,573sqm and 12,338sqm on completion
-
Leighton Contractors has committed to lease 21,149sqm (76% of the total NLA) in WorkZone
-
Tenant enquiry to lease the remaining space is solid
-
Design and construction contractor has been appointed with works to commence immediately
-
The development is scheduled for completion in September 2013
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Notes:
- Post balance date
21
Charter Hall Group
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04
Development investment
Investments in Development
$40m of development co-investments (book value), diversified across eight projects
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-
Projected equity multiple of 1.5x from existing development investments
-
Targeting an equity multiple of >1.7x for future equity commitments
-
Equity IRR target of 20%+ required on future development projects
| Developments ($m – CHC share) | Current value of investment | Further equity | Expected equity |
Expected realisation date |
|---|---|---|---|---|
| Required | value on completion | |||
| CHOF4 (CHC share – 3%) | ||||
| Home HQ North Shore, Artarmon | 0.9 | - | 1.1 | Jul-12 |
| CHOF5 (CHC share – 15%) | ||||
| 40 Creek St, Brisbane | 5.7 | 0.5 | 6.4 | Dec-11 |
| Home HQ Hastings, New Zealand1 | 2.0 | - | 2.6 | Jun-12 |
| Lacrosse Stage 1, Melbourne | 5.1 | - | 8.0 | Sep-12 |
| Aquilo, Oak Avenue, Mentone2 | 2.6 | 0.1 | 4.2 | Nov-12 |
| WorkZone, 202 Pier St, Perth | 3.4 | 4.1 | 11.0 | Sep-13 |
| Little Bay Cove, Sydney | 11.3 | - | 19.8 | Jan-15 |
| On balance sheet | ||||
| WorkZone, 202 Pier St, Perth, WA, preferred equity6 | - | 8.5 | 9.9 | Sep-12 |
| La Trobe Street, Melbourne | 7.53 | - | 10.64 | Jul-14 |
| Total/weighted average | **38.55 ** | 13.2 | 73.6 |
Notes:
-
Converted at AUD / NZD 1.29
-
Including contribution from CHOF4
-
Reflects Charter Hall’s investment into La Trobe Street, Melbourne to date (50% interest)
-
On the assumption that Charter Hall sells down its interest to 9% in La Trobe Street, Melbourne by partnering with a third party investor. The on-completion value reflects the expected profit on the project for Charter Hall’s investment on $7.5m
-
Excludes $1.5m of ‘other’ net assets related to CHOF4 and CHOF5 co-investments
-
Charter Hall has underwritten a CHOF5 raising and in the event of a shortfall will provide preferred equity
23
Investment in CIP
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-
Charter Hall owns 50% of industrial pre-lease developer (CIP)[1]
-
CIP operates in all states of Australia and has 98 employees[2 ]
-
Important strategic off market source of investments for Charter Hall funds and mandates
-
Tenants pre committing in FY11 include Toll, Grace, Brisbane City Council and Volkswagen CIP business is performing well post two GFC impacted years (FY09 & FY10)
| $8.6m $14.8m $20.6m $6.1m $4.4m $11.4m FY06 FY07 FY08 FY09 FY10 FY11 CIP profit before tax (100% share) Notes: 1. Acquired on 5 June 2007 |
CIP Income statement FY11 ($m) 50% CHC interest FY11 ($m) |
|---|---|
| Total revenue 130.7 65.4 |
|
| Project expenses (110.5) (55.3) |
|
| Overheads (8.8) (4.4) |
|
| Total expenses (119.3) (59.7) |
|
| Net profit before tax 11.4 5.7 |
|
| Income tax (3.4) (1.7) |
|
| Net profit after tax 8.0 4.0 |
|
24
- As at 16 August 2011
Charter Hall Group
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05
Financials and capital management
Operating earnings
| FY11 | FY10 |
||
|---|---|---|---|
| (DRF net contribution | (DRF net contribution | ||
| basis) | basis) | ||
| Direct net property income | 0.7 | 0.7 | |
| Indirect property income | 37.2 | 26.6 | |
| **Property investment income1 ** | 37.9 | 27.3 | |
| Investment management fees2 | 43.4 | 23.3 | |
| Property management fees | 16.5 | 5.0 | |
| Development management fees | 6.8 | 4.5 | |
| Transaction fees | 12.5 | 5.7 | |
| Leasing fees | 6.1 | 0.5 | |
| Performance fees | 0.2 | 2.0 | |
| Funds management income | 85.5 | 40.9 | |
| **Development investment income3 ** | 3.8 | 1.1 | |
| Total income | 127.1 | 69.3 | |
| Operating expenses | (65.3) | (33.2) | |
| EBITDA | 61.9 | 36.1 | |
| Depreciation | (1.5) | (0.7) | |
| EBIT | 60.3 | 35.4 | |
| Net interest expense | 0.1 | 0.3 | |
| Non-controlling interest | - | - | |
| Operating earnings | 60.4 | 35.8 | |
| Weighted number of securities (‘000s)4 |
293,253 | 212,540 | |
| Operating EPS (cps) | 20.60 | 16.83 | |
| DPS (cps) | 16.50 | 12.80 |
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- FY11 operating earnings of $60.4m
Ahead of previous FY11 guidance
-
Property income is higher reflecting strong performance from managed funds
-
Investment management fees have increased reflecting FUM growth
-
Transaction fees are higher reflecting active transactions across the business
-
EPS: 20.60cps
-
DPS & payout ratio: 16.50cps / 80%
-
Statutory profit of $52.3m
Notes:
-
Includes income from co-investments and net income contribution from DRF. Refer to Annexure K for more detail of a reconciliation of DRF contribution to DRF consolidated
-
Includes cost recoveries
-
Includes income from CHOF4, CHOF5 and CIP. Excludes non-operating items in CHOF4 and CHOF5
-
Excludes ELSP securities
26
Reconciliation to statutory profit
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($19.2m)
+$12.8m
($1.8m)
($3.3m) +$3.4m
$60.4m
$52.3m
1 2 3
Operating earnings Impairment of Non-operating Other Gains/loss on sale FV adjustments AIFRS profit
management rights investment earnings
relating to CQO
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Notes:
-
‘Other’ includes non-operating tax expenses, securities based benefit expenses and other non-cash items 2. Gains/loss on sale includes sale of derivatives and investment property
-
Fair value adjustments includes adjustments to derivatives, gains on re-measurement of equity accounted investments, investments in funds and investment property
27
Cashflow reconciliation
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20.60cps ($3.3m)
+$4.3m
($4.2m)
+$1.5m
16.50cps
$60.4m
$58.8m
$48.5m
1
Operating Earnings Net trade Earnings vs Depreciation Other Operating Cashflow Distribution
receivables/payables Distribution received
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Notes:
- ‘Other’ includes movement in other operating assets and liabilities
28
Balance sheet
| 30-Jun-11 | 30-Jun-10 | ||
|---|---|---|---|
| $m | (DRF on net | (DRF on net | |
| **contribution basis)1 ** | contribution basis) | | |
| Cash | 23.9 | 26.8 | |
| Property investments | 593.5 | 565.7 | |
| Development investments | 68.8 | 52.4 | |
| Other tangible assets | 65.8 | 57.6 | |
| Intangibles | 100.0 | 119.3 | |
| Total assets | 852.0 | 821.8 | |
| Borrowings | 32.4 7 |
(0.1) | |
| Other liabilities | 69.8 | 61.5 | |
| Total liabilities | 102.2 | 61.4 | |
| Total net equity (post non-controlling interest) | 749.8 | 760.4 | |
| Total net tangible assets | 649.8 | 641.2 | |
| Total securities on issue (000s)3 | 293,755 | 290,595 | |
| Net tangible assets per security | 2.21 | 2.21 | |
| **Look through gearing (non-recourse debt)4 ** | 36.6% | 37.1% | |
| Balance sheet gearing5,6 | 1.0% | nil |
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Fair value adjustments: $12.8m increase
Intangibles: $19.2m impairment relating to CQO management rights following completion of the US sale
Borrowings: $33.0m increase to primarily fund acquisition of units in CQO and 685 La Trobe investment
Notes:
-
See Annexure K for a reconciliation of DRF net contribution to DRF consolidated
-
Investments includes financial assets at fair value, investments in controlled entities and equity accounted investments. Investments also includes net contribution from DRF of $63m in balance sheet with DRF shown as net contribution
-
Excludes 12.6m ELSP securities
-
Calculated by incorporating Charter Hall’s proportional share of assets (net of cash) and debt (net of cash) of the funds in which it co-invests 5. Calculated as debt net of cash divided by total assets net of cash
-
Balance sheet gearing is 8.1% on a consolidated basis
-
Includes $0.6m of unamortized debt establishment costs
29
Capital management profile
$4.3bn of drawn debt across platform with weighted average maturity of 2.7 years
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-
$3.5bn of debt refinanced over FY11
-
Charter Hall on balance sheet gearing target of 0-10%
-
Distribution re-investment plan has been switched off as Charter Hall has sufficient liquidity
-
Gearing
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Balance sheet gearing
46%
43% 42% Look-through gearing
37% 2 39% 38% 38%
33%
30%
1%
CHC CQO CQR Wholesale Unlisted Funds Retail Investor Funds
3
Duration (years) [1 ] 3.7
3.0 2.9
2.4
1.9
CHC CQO CQR Wholesale Unlisted Funds Retail Investor Funds
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----- Start of picture text -----
Notes:
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-
As at 30 June 2011
-
The CQO balance sheet gearing has been calculated on a “pro forma” basis incorporating the interest bearing liabilities associated with CQO’s US and European wholly owned operations in the numerator. Joint venture interest bearing liabilities are included net in the denominator
30
Charter Hall Group
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06
Strategy, outlook and guidance
Group strategy
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Charter Hall’s medium term strategy is:
-
Leverage off integrated property services platform through capital raising for unlisted funds, external mandates and partnerships
-
Focus on recycling capital to enhance return on equity from the co-investment platform
-
Drive de-risking and stabilisation of Australian only REITs
-
Enhance co-investment earnings by exceeding benchmark returns
Charter Hall targets a higher return on equity across the Group than achievable from direct property investments
-
Vertically integrated business model allowing Charter Hall to generate income across its platform from its managed funds
-
Ensures Charter Hall’s return on equity is superior to that of other conventional REIT peers
-
Charter Hall will continue to capitalise on the growth in superannuation across 3 main sources of equity (listed, wholesale and retail)
32
Group strategy
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- Enhance return on equity through recycling of co-investment capital across all funds
Property Investment
-
Improve quality of funds earnings through improving property metrics, simplifying derivative structures and proactively refinancing debt facilities
-
Grow business through existing and new products that satisfy current investor appetite
-
Continue to re-weight listed FUM platform to Australia
-
Post completion of contracted disposals, offshore exposure will reduce to 6% from 30% at 30 June 2010
-
Improve return on equity through:
Property Funds Management
-
Achieving scale in each domestic sector
-
Delivering a more efficient service to managed funds
-
Obtaining cost efficiencies across the platform
-
Rationalise number of funds under management
-
Accretive fund capital raisings
-
Further alignment with listed investors through corporate governance review
-
Utilise in-house skills to reposition existing assets and enhance property values
-
Target growth in development investment earnings with higher return on equity
Development Investment
-
Leverage off in-house development expertise at this point in the cycle by incubating new opportunities on balance sheet with appropriate partners to be sourced over time
-
685 La Trobe Street
-
Access scale through partnering with external capital by way of segregated mandates or project by project partnerships
33
Asset recycling strategy
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Charter Hall has an active strategy to recycle capital into higher return investments
| Expected equity recycling over the next 12-24 months | Expected equity recycling over the next 12-24 months | $m 1 |
|
|---|---|---|---|
| Mentone Showrooms | $16.7m | ||
| Diversified Property Fund | 2 | $27.0m | |
| Direct Retail Fund 3 |
$42.7m | ||
| Excess CQO special distribution (distribution from CQO US sale proceeds less acquisition of units from Fir Tree) 4 |
$13.0m | ||
| Total Proceeds | $99.4m | ||
| % of CHC NTA | 15.3% |
Recycled equity will be redeployed in a range of capital management initiatives
Notes:
-
Book value at 30 June 2011 2. The $27m capital return is expected to be progressively returned during FY12 & FY13
-
The proceeds from DRF reflect a selldown by Charter Hall to its target holding in the fund of no more than 20% 4. Assuming an exchange rate of AUD / USD of $1.07
34
Trends and initiatives
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| Trends | Initiatives | ||||
|---|---|---|---|---|---|
| Listed Funds | |
Preference for geographic specific funds Focus on capital management Global investors more relevant NTA discount remains significant issue |
|
Complete reweighting of portfolios to Australia Focus on quality of earnings and earnings growth Corporate governance review of CQO and CQR |
|
| Wholesale Unlisted Funds |
|
Increased investor demand for core plus product to generate higher returns Larger funds focus on direct investment and separate mandate / partnership / club transactions |
|
CPOF and CPIF are open for investment Initiating development works in CPOF Continue to grow separate mandate business from $626m |
|
| | Leverage off Charter Hall development expertise to | ||||
| Wholesale Opportunistic Funds |
| Separate mandate / partnerships | establish separate mandates and partnerships to pursue development opportunities – Seeding 685 La Trobe Street on the Charter Hall balance sheet with the aim to eventually introduce |
||
| third party capital | |||||
| | Investor focus on stable managers with a | ||||
| Retail Investor Funds |
|
strong reputation / capability Demand for products in line with investor preferences Vehicles with conservative gearing and |
|
Continue fundraising for new products (DIF & DRF) and restructure CHDPF Rationalise smaller non-core funds that lack scale |
|
| defined liquidity provisions |
Detailed fund strategies set out in Annexures F – I
35
Outlook and guidance
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Outlook
-
Despite recent movements in equity markets, property markets globally have been recovering
-
Expect medium term NOI growth through reduced vacancies, rental growth and reduction in funding costs
-
Equity flows are increasing to unlisted real estate (in particular given volatility in listed markets)
-
Equity flows are expected to move from core to core-plus vehicles as investors seek higher risk adjusted returns over time
-
Offshore investors have indicated interest to invest into opportunistic property to generate outperformance
-
Retail investor flows into Charter Hall funds expected to gain further momentum
FY12 earnings guidance
-
Current expectation of FY12 operating earnings of between 24 - 25 cps[1]
-
3 cps of FY12 operating earnings relates to the net earnings associated with the CQO US portfolio
-
disposal, costs associated with the closure of the US office and costs associated with retaining CQO management rights
Notes: 1. Subject to no unforeseen circumstances
36
Charter Hall Group
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07 Annexures
Annexures
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A Sustainability B Property portfolio movement
C – D[Portfolio metrics ] E Funds management platform
F – I Fund strategies J Reconciliations K DRF reconciliation L Capital management M Debt expiry profile
N - R Unlisted property portfolios
38
Annexure A: Commitment to Sustainability
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Sustainability Policy updated and endorsed by Charter Hall Board
-
Committed to implementing sustainable business practices across our Funds and operations
-
Practical action will add value to our business and align with our strategy
We are:
-
Responding to climate change by understanding our carbon footprint and delivering more sustainable properties
-
Benchmarking sustainability performance of all commercial and retail assets and establishing performance targets
-
Creating an engaging environment to develop and retain our people
-
Established in house training programme and suite of benefits to support and develop our people
-
Connecting with the communities where we operate
-
Continuing to back local initiatives and charities for our projects
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39
Annexure B – Property portfolio movement
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| 30 June 11 | Movement | 30 June 2010 |
|---|---|---|
| CHPT stake (%) CHPT investment ($m) |
Change in accounting treatment ($m) Other movements ($m)1 Acquisition / sale ($m) |
CHPT stake (%) CHPT investment ($m) |
| Listed Funds | ||
| CQO 10% 185.6 |
- (6.6) 37.0 |
8% 155.2 |
| CQR 8% 88.1 |
- (1.6) 7.4 |
7% 82.3 |
| Wholesale Investment | ||
| CPOF2 16% 110.4 |
(8.3) 6.1 - |
17% 112.6 |
| CPIF2 21% 53.3 |
(3.8) 1.3 - |
25% 55.8 |
| Retail Investor Funds | ||
| DRF2 66% 61.3 |
- (11.8) (30.2) |
66% 103.3 |
| DPF 36% 27.0 |
- (0.0) 4.9 |
32% 22.1 |
| CHUF 25% 40.6 |
- (1.0) - |
25% 41.6 |
| CHDPF 4% 10.4 |
- 0.7 - |
3% 9.8 |
| Direct Property | ||
| Mentone Showrooms 100% 16.7 |
- - 16.7 |
- - |
| Total 593.5 |
(12.1) (12.9) 35.9 |
582.7 |
Notes:
- ‘Other movements’ refers to gain on sales and movement in unit price / NTA over the period 2. Fair value accounted in 30 June 2010 property portfolio. Equity accounted at 30 June 2011
40
Annexure C - Intangibles
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-
Charter Hall has impaired the valuation of CQO’s management rights by $19m to $47m
-
Reflects the CQO US portfolio disposal and CQO’s pro-rata special distribution that will reduce Charter Hall’s asset’s under management by $1.5bn[1 ]
-
As at 30 June 2011, the carrying value of the management rights associated with the Macquarie acquisition is $100m
-
The fair value of the earn-out is $12.1m at 30 June 2011
-
As part of the acquisition of the Macquarie Platform, 70% of offshore revenue generated above a cumulative $21.4m over 3 years from March 2010 is payable to Macquarie Group up to a maximum of $15m (earn-out)
41
Annexure D – Portfolio metrics
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Weighted average rent reviews
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CQO 3.6%
1
CQR 4.1%
CPOF 3.9%
CPIF 3.1%
DRF 3.4%
CHUF 3.5%
DPF 3.7%
CHDPF 3.9%
CHPT 3.7%
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Notes:
- Based on Australian speciality leases only
42
Annexure D - Portfolio metrics
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Quality of earnings improving with proactive management of well diversified portfolio
Capitalisation rates
WALE (by income in years)[1 ]
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CQO 7.5%
CQR 8.1%
CPOF 7.7%
CPIF 8.2%
DRF 8.5%
CHUF 8.1%
DPF 8.2%
CHDPF 8.5%
CHPT 7.9%
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CQO 5.1
CQR 6.7
CPOF 6.0
CPIF 11.5
DRF 7.0
CHUF 8.1
DPF 7.1
CHDPF 4.3
CHPT 6.5
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Notes:
- Shows Charter Hall’s position based on the WALEs of individual funds and CHPT’s investment exposure in each fund
43
Annexure E – Funds management platform
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Funds under management (FUM) of $10.7bn
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Listed Funds Wholesale Investor Funds Retail Investor Funds
$5.6bn $3.5bn $1.5bn
($274m co-invested) ($197m co-invested) ($139m co-invested)
Opportunistic Core Plus
CQO [2 ] CQR [3 ]
$1.0bn $2.6bn
$3.6bn $2.0bn
($186m / 10%) ($88m / 8%)
CHDPF
CHOF4 CHOF5 CPOF CPIF [4 ] DPF CHUF
$108m $873m $1.4bn $500m $170m $153m $483m
Direct Property ($1m / 3%) ($31m / 15%) ($110m / 16%) ($53m / 21%) ($27m / 36%) ($41m / 25%) ($10m / 4%)
$24m
Wholesale DRF
CHIFs [5 ] DIF
mandates $179m
$462m $70m
Mentone Latrobe $626m ($61m / 66%)
$17m $8m
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Notes:
-
All numbers as at 30 June 2011
-
Total look through property value: $3.4bn, refer to slide 7 plus 50% of the on completion value of 171 Collins St vale ($133m) and NCR House ($57m) which was sold in July 2011 3. Total look through property value: $1.9bn, refer to Revaluation ASX Release 17 Aug 2011 plus additional on completion value of developments ($67m)
-
CPIF includes total assets ($430m) on slide 53 plus on completion values of Volkswagen ($8m) and Woolworths Launceston ($62m) 5. CHIF includes CHIFs, 1MPT and CHPSF
44
Annexure F - Listed REITs Strategy
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Achieved over the last 12 months to 30 June 2011 Strategy going forward
Achieved over the last 12 months to 30 June 2011 Strategy going forward
CQO
-
Sold interest in Japanese assets
-
Exchanged contract to sell 100% of the US portfolio
-
Sold interest in remaining German asset Berlin (post balance date)
-
Maintained high tenant retention (76% in Australia and 70% in the US)
-
Improved WALE by 10% to 5.1 years
-
Refinanced, repaid or removed $1.5bn of debt
-
27[th] July 2011 EGM – CQO unit holders voted to retain responsible entity of CQO
CQO
-
CQO (post sale of the US) will be a high quality Australian office only REIT
-
Comprise a high quality portfolio of 18 Australian assets with a value of $1.8bn
-
Predominantly Premium / A Grade assets
-
Conservative capital structure with initial gearing of 29%
-
Continue to enhance earnings quality by maintaining high tenant retention, drive occupancy and net income
CQR
-
Acquired or contracted to acquire interest in 15 core Australian assets[3] , using equity recycled from non-core US and NZ markets
-
Balance sheet gearing of 39.1%
-
Australian portfolio 86% of total CQR NTA of $3.54
-
Funding commitment secured for refinance of A$CMBS via private placement to Unisuper at margin 180bps, 4 year term
-
Buyback and cancellation to date of 2% of issued capital
-
Solid operating metrics for Australian and European portfolios – NOI growth 3.4%, Occupancy 98.7%
CQR
-
FY12 to deliver operating earnings in range 28.5 – 29.0 cpu
-
Payout ratio in range 85% to 95%
-
Recycle equity from non-core asset sales, to be used for: – Buy-back of units
-
– Redevelopment of existing portfolio
-
Acquisition of quality Australian retail assets
-
Objective – Position CQR to be the pre-eminent owner of Australian supermarket anchored neighbourhood and subregional shopping centres
| Metrics | CQO | CQR | N 1. 2. 3. |
|---|---|---|---|
| Total Assets1 | 3,907 | 1,994 | |
| Net Assets | 1,855 | 1,070 | |
| NTA per unit | $3.76 | $3.54 | |
| Balance Sheet Gearing | 33.2%2 | 39.1% | |
| Look Through Gearing | 42.9% | 42.0% | |
| FY11 Operating EPS | 27.1c | 28.0c | |
| FY11 DPS | 20.3c | 24.8c |
Notes:
Total assets calculated on a look through basis
The CQO balance sheet gearing has been calculated on a “pro forma” basis incorporating the interest bearing liabilities associated with CQO’s US and European wholly owned operations in the numerator. Joint venture interest bearing liabilities are included net in the denominator March 2010 to date
45
Annexure G – Wholesale Funds Strategy
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Achieved over the last 12 months Strategy going forward
CPOF
-
Outperformed most core office peers over the three years to 30-June-11
-
Raised $94m of new equity from domestic pension funds, gross assets value increased by $289m to $1.4bn
-
Gearing reduced by 2% (43.8 % to 41.6%)
-
Leased 7,500sqm of space (firming occupancy to 98%)
Currently raising new equity for CPOF
-
47% of $200m target commitments secured for CPOF
-
Additional equity inflows in due-diligence by domestic and European pension funds
-
Outperform core office fund peers
-
Progress development opportunities within portfolio
CPIF
-
Acquired an industrial site (19.8ha), and constructing a 46,000sqm logistics facility pre-leased to Woolworths for 25 years
-
Raised $73m of new equity from domestic and UK pension funds with a further $50m in advanced due diligence and $10m committed post balance date
Currently raising new equity for CPIF
-
55%[5] of $150m target commitments secured for CPIF
-
Outperform core industrial fund peers
-
Maintain modern logistics strategy
-
Enhance returns through forward funded pre-lease transactions
Positioned to benefit from upswing with attractive portfolio fundamentals
-
High quality stable portfolio in both funds with high WALE’s and occupancy levels
-
Identified four redevelopment opportunities in CPOF
-
CPIF maintains acquisition capacity to acquire assets at the low point in the cycle
New equity to be allocated to:
-
Fund CPOF development pipeline and acquire core assets
-
Acquire core and enhanced assets for CPIF
-
Maintain a gearing range of 35%-45%
-
Continue strong track record relative to core fund peers
| Metrics | CPOF A$m | CPIF A$m | 3rd Party Mandates A$m | N 1. 2. 3. 4. 5. |
|---|---|---|---|---|
| Assets2 | 1,448.7 | 441.84 | 626 | |
| Debt2 | 602.8 | 139.0 | ||
| NTA per unit3 | $0.91 | $0.82 | ||
| Gearing | 41.6% | 31.5% | ||
| WALE | 6.0 | 11.5 | ||
| WARR | 3.95% | 3.14% |
Notes:
Assets calculated on a look through basis Assets and debt are net of cash Including derivatives FUM is $499.6m Includes $10m commitment received post balance date
46
Annexure H - Wholesale Opportunistic
Fund Strategy
Strategy going forward
Achieved over the last 12 months
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CHOF4
-
CHOF4’s Home HQ North Shore project in Artarmon 100% leased
-
Bunnings Trade store secured for part of the Gepps X site
CHOF4
- Focus on sale of 2 remaining assets to maintain the current equity IRR of the Fund
CHOF5
-
Office building at 40 Creek Street in Brisbane office 76% leased
-
Home HQ Hastings household retail project in New Zealand has secured commitments to 73% of projects area
-
WorkZone office project in Perth secured a leasing pre-commitment to Leighton Contractors for 76% of the office area within the proposed buildings, allowing the project to move into its construction phase
CHOF5
-
Continue to focus on leasing, delivery and sale of CHOF5 projects to maximise profit performance and IRR on equity
-
Deliver high quality product with an emphasis on efficient and sustainable design principles
-
Aquilo project in Mentone, Melbourne, comprising 119 residential townhouses - 84% pre-sold
-
Lacrosse project; 312 apartment project in Docklands, Melbourne - 99% pre sold
-
Little Bay Cove; 570 dwelling residential project in Sydney has commenced Stage 1 Works to establish estate infrastructure, with marketing to commence in October
Third party mandates
-
Identified and secured where possible a pipeline of suitable projects either for a segregated mandate or project by project partnership
-
Currently raising equity for opportunistic mandate, with first close scheduled for 1H FY12 (seed project being La Trobe Street, Melbourne)
Third party mandates
-
Continue equity raising for opportunistic mandate
-
Identify and secure well incubated project to execute opportunistic investment mandate
-
Deliver outperformance and attract additional equity/mandates over time
| Fund | CHOF4 | CHOF5 |
|---|---|---|
| Total equity committed | 165 | 300 |
| Total equity allocated | 165 | 298 |
| Number of projects | 8 | 6 |
| Total equity drawn | 165 | 255 |
| Comp. date of last project | Sep 2012 | Jan 2015 |
47
Annexure I - Charter Hall Direct Strategy
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Achieved over the last 12 months
Strategy going forward
-
Launched three sector specific unlisted direct property funds and a liquid AREIT fund. All four products received the highest or second highest research rating from independent fund rating firm
-
Continue to acquire and actively manage quality property for the underlying funds, in line with their investment mandates
-
Equity inflows of $95 million across the direct product suite, with the 130 Stirling Street Trust closing over subscribed
-
Grow and diversify equity sources into the product suite
-
Positive asset and fund level performance with all debt facilities renewed on favourable terms
-
Active asset management focused on delivering superior returns to investors
| Metrics- Key Funds | Total | Sector specific funds | Sector specific funds | Sector specific funds | Syndicates4 | Syndicates4 | Diversified Funds | Diversified Funds | Liquid |
|---|---|---|---|---|---|---|---|---|---|
| Direct | CHDPF (office) |
DRF (retail) |
DIF (industrial) |
1MPT | CHIF7 | DPF | CHUF5 | CHPSF (AREIT) |
|
| Gross Asset Size (million)1 | 1,422 | 512 | 167 | 112 | 240 | 81 | 127 | 152 | 31 |
| Occupancy | 96% | 96% | 99% | 100% | 93% | 100% | 91% | 95% | - |
| WALE (years) | 5.91 | 4.3 | 6.7 | 14.8 | 3.8 | 7.2 | 4.1 | 8.1 | - |
| Gearing2 | 36% | 41% | 42% | 38% | 34% | 42% | 49% | 0% | - |
| WARR | 4% | 3.9% | 3.2% | 3.1% | 4.5% | 4.3% | 4.0% | 3.5% | - |
| 12 Month Performance3 | 10% | 13.4% | 8.0% | 11.2% | 6.9% | 22.7% | 5.4% | 2.8% | 6.0% |
Notes :
-
DIF's $112m asset size is calculated on an as completed basis. The Coles sale is fully reflected in DIF and DPF gross asset sizes
-
Gearing is calculated as Fund level interest bearing liabilities divided by total assets. CHUF look-through gearing: 39%
-
Performance is calculated as an accumulation index. DRF commenced in Jan 2011 and the return is calculated as the annualised distribution yield. PSF return is the return since the funds launch date annualised for a full year
-
Other single and multi asset syndicates gross asset size is $103m spread across 5 syndicates
-
CHUF's WALE and occupancy is calculated by taking the weighted average of its underlying investments
48
Annexure J - Net tangible assets bridge
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----- Start of picture text -----
+$2.8m ($3.9m)
+$4.4m
($19.7m)
+$7.5m
+$5.5m
+$12.0m
+$649.8m
+$641.2m
Net Tangible Operating Increase in tax DRP Equity Other Fair value FX movement Net Tangible
Assets (30 surplus losses accounting adjustments Assets (30
June 2010) adjustments - June 2011)
CQO, CQR,
CPOF, CPIF
----- End of picture text -----
Notes:
- FX transaction from equity accounted investments
49
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Annexure K – DRF reconciliation Operating earnings
| FY11 | ||||
| FY11 | FY11 | |||
| (DRF consolidated) | (DRF income statement) / adjustment |
(DRF net contribution basis) | ||
| Direct net property income | 15.1 | (14.4) | 0.7 | |
| Indirect property income1 | 31.6 | 5.6 | 37.2 | |
| Property investment income | 46.7 | (8.8) | 37.9 | |
| Investment management fees2 | 43.4 | - | 43.4 | |
| Property management fees | 16.5 | - | 16.5 | |
| Development management fees | 6.8 | - | 6.8 | |
| Transaction fees | 12.5 | - | 12.5 | |
| Leasing fees | 6.1 | - | 6.1 | |
| Performance fees | 0.2 | - | 0.2 | |
| Funds management | 85.5 | - | 85.5 | |
| **Development investment income2 ** | 3.8 | - | 3.8 | |
| Total income | 135.9 | (8.8) | 127.1 | |
| Operating expenses | (66.1) | 0.8 | (65.3) | |
| EBITDA | 69.8 | (8.0) | 61.9 | |
| Depreciation | (1.5) | - | (1.5) | |
| EBIT | 68.3 | (8.0) | 60.3 | |
| Net interest expense | (5.6) | 5.7 | 0.1 | |
| Non-controlling interest | (2.3) | 2.3 | - | |
| Operating earnings | 60.4 | - | 60.4 | |
| Weighted number of securities (‘000s) | 293,253 | - | 293,253 | |
| Operating EPS (cps) | 20.60 | - | 20.60 |
Notes:
-
DRF investment management fees that would be recognised on full deconsolidation are added back to Charter Hall’s indirect property income 2. Includes cost recoveries
-
Includes income from CHOF4, CHOF5 and CIP. Excludes non-operating items in CHOF4 and CHOF5 4. Excludes 12.6m ELSP securities
50
Annexure K – DRF reconciliation
Balance Sheet
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| $m | 30-Jun-11 | 30-Jun-11 | DRF equity accounted | 30-Jun-11 |
|---|---|---|---|---|
| (DRF consolidated) | DRF balance sheet | co-investment | (DRF on net contribution | |
| basis) | ||||
| Cash | 26.3 | (2.3) | 23.9 | |
| Property investments | 694.6 | (162.4) | 61.3 | 593.5 |
| Development investments | 68.8 | - | 68.8 | |
| Other tangible assets | 67.9 | (2.1) | 65.8 | |
| Intangibles | 100.0 | - | 100.0 | |
| Total assets | 957.6 | (166.9) | 61.3 | 852.0 |
| Borrowings | 101.9 | (69.4) | 32.4 | |
| Other liabilities | 73.8 | (4.0) | 69.8 | |
| Total liabilities | 175.6 | (73.4) | - | 102.2 |
| Net assets attributable to non-controlling interest | (32.1) | 32.1 | - | |
| Total equity post non-controlling interest | 749.8 | (61.3) | 61.3 | 749.8 |
| Total securities on issue (000s)1 | 293,755 | 293,755 | ||
| Net tangible assets per security | 2.21 | 2.21 | ||
| **Look through gearing (non-recourse debt)2 ** | 36.6% | 36.6% | ||
| **Balance sheet gearing3 ** | 8.1% | 1.0% |
Notes:
-
Excludes 12.6m ELSP securities
-
Calculated by incorporating CHC’s proportional share of assets (net of cash) and debt (net of cash) of the funds in which it co-invests 3. Calculated as debt net of cash divided by total assets net of cash
51
Annexure L - Capital management
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| ($m) | CHC | 1 | CQO | CQR | CPOF | CPIF | DRF | CHUF | DPF | CHDPF | CHOF4 | CHOF5 |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Asset values2 | N/A | 3,628 | 1,891 | 1,449 | 441 | 181 | 261 | 176 | 506 | 112 | 287 | |
| Net debt drawn2 | 8 | 1,556 | 739 | 603 | 139 | 84 | 102 | 96 | 206 | 67 | 68 | |
| Duration3 (years) |
3.0 | 2.9 | 3.7 | 2.6 | 1.9 | 2.4 | N/A | 1.1 | 2.2 | N/A | N/A | |
| Gearing | ||||||||||||
| Balance sheet | 1% | 33% | 39% | 40% | 34% | 41% | 0% | 48% | 41% | 60% | 24% | |
| Look-through | 37% | 43% 5 |
42% | 42% | 31% | 47% | 39% | 55% | 41% | 60% | 24% | |
| Target gearing4 | 0-10% | 35-45% | 30-40% | 35-45% | 35-45% | 35-45% | 0% | 50% | 35-45% | N/A | N/A |
Notes:
-
DRF deconsolidated as per slide 28 - DRF net contribution basis balance sheet. DRF balance sheet assets reflect two equity accounted investments. Asset balance net of investments is $189m
-
Total assets and debt values shown net of cash. Represent balance sheet book values. Differences with FUM figures used in this presentation due to use of on completion values and treatment of capital expenditure
-
Calculated on a weighted average basis. CQR: adjusted for agreed refinance terms on Australian CMBS facility
-
Balance sheet gearing
-
The CQO balance sheet gearing has been calculated on a “pro forma” basis incorporating the interest bearing liabilities associated with CQO’s US and European wholly owned operations in the numerator. Joint venture interest bearing liabilities are included net in the denominator
52
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Annexure M – Look through debt expiry profile (by drawn amount)
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----- Start of picture text -----
Arranged $3.5bn of debt over FY11 CHC
CQO
$1,200m $1,184m CQR
Wholesale Unlisted Funds
Retail Investor Funds
$962m
$813m
$800m
$509m
$484m
$400m
$222m
$0m
FY12 FY13 FY14 FY15 FY16 FY17+
----- End of picture text -----
53
Annexure N – Unlisted portfolio detail
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| CORE PLUS OFFICE FUND (CPOF) | BOOK VALUE | INDEPENDENT |
MKT CAP | MKT CAP | MCR | VALUER’S | WALE | MIN. RENT |
|---|---|---|---|---|---|---|---|---|
| VALUATION | RATE | RATE | CHANGE |
DISCOUNT | REVIEW | |||
| DATE | 30 JUN 11 | 30 JUN 10 | RATE/ IRR | |||||
| ($m) | (%) | (%) | (%) | (%) | (YEARS) | (%) | ||
| 331 & 333 George St, Sydney, NSW | 73.6 | 31-Dec-10 | 7.38% | 7.50% | -0.12% | 9.25% | 2.3 | 3.85% |
| 167 Macquarie St, Sydney, NSW | 85.8 | 30-Jun-11 | 7.92% | 7.25% | 0.67% | 9.25% | 4.5 | 3.79% |
| St George Bank, Kogarah, NSW | 118.0 | 30-Jun-11 | 8.25% | 8.25% | 0.00% | 9.00% | 10.2 | 3.00% |
| Northbank Plaza, Brisbane, QLD | 165.0 | 30-Jun-10 | 8.00% | 7.75% | 0.25% | 9.75% | 6.2 | 4.55% |
| 275 George St, Brisbane, QLD (50%)1 | 170.7 | 31-Dec-10 | 7.00% | 7.00% | 0.00% | 9.00% | 8.0 | 4.45% |
| Hatch, 144 Stirling St, Perth, WA | 50.4 | 31-Dec-10 | 8.00% | 8.75% | -0.75% | 9.75% | 8.3 | 3.83% |
| 225 St Georges Tce, Perth, WA (50%) | 91.5 | 30-Jun-11 | 8.00% | 8.25% | -0.25% | 9.75% | 2.9 | 5.14% |
| 109 St Georges Tce, Perth, WA | 64.6 | 31-Dec-10 | 8.75% | 9.25% | -0.50% | 10.00% | 2.5 | 3.78% |
| 51 Pirie St, Adelaide, SA | 14.3 | 30-Jun-11 | 9.50% | 9.75% | -0.25% | 10.50% | 0.8 | 3.79% |
| Bank SA, Adelaide, SA | 20.0 | 30-Jun-11 | 8.75% | 9.00% | -0.25% | 9.50% | 10.2 | 3.00% |
| 11 Exhibition St, Melbourne, VIC | 173.7 | 30-Jun-11 | 7.25% | 7.00% | 0.25% | 9.25% | 5.04 | 4.12% |
| 150 Queen St, Melbourne, VIC | 24.8 | 30-Jun-11 | 8.50% | 8.75% | -0.25% | 9.50% | 0.5 | 3.56% |
| 570 Bourke St, Melbourne, VIC | 168.0 | 30-Jun-11 | 8.00% | 8.00% | 0.00% | 9.75% | 4.2 | 3.52% |
| Brisbane Square, Brisbane, QLD (50%) | 181.3 | 01-Nov-10 | 7.25% | N/A | N/A | 9.00% | 10.4 | 3.43% |
| Total / Average | 1,401.5 | 7.74% | 7.76% | -0.03% | 9.39% | 6.0 | 3.95% |
Notes: 1. Current book value. Independent valuation is $172.5m
54
Annexure O – Unlisted portfolio detail
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| CORE PLUS INDUSTRIAL FUND (CPIF) | BOOK | INDEPENDENT | MKT CAP | MKT CAP | MCR | VALUER’S | WALE | MIN. RENT |
|---|---|---|---|---|---|---|---|---|
| VALUE | VALUATION | RATE | RATE | CHANGE | DISCOUNT | REVIEW | ||
| DATE | 30 JUN 11 | 30 JUN 10 | RATE/ IRR | |||||
| ($m) | (%) | (%) | (%) | (%) | (YEARS) | (%) | ||
| 372 Eastern Valley Way, Chatswood, NSW | 31.5 | 30-Jun-11 | 8.25% | 8.25% | 0.00% | 9.50% | 5.0 | 3.61% |
| 56 Anzac Street, Chullora, NSW | 17.5 | 31-Dec-10 | 9.00% | 9.75% | -0.75% | 10.50% | 3.0 | 2.60% |
| 55-65 Sky Rd, MABP (Kathmandu), VIC | 7.4 | 31-Dec-10 | 9.25% | 9.25% | 0.00% | 10.00% | 5.3 | 3.50% |
| 130-138 Link Rd, MABP, VIC | 14.5 | 31-Dec-10 | 9.50% | 10.00% | -0.50% | 10.25% | 2.8 | 3.50% |
| 309 Fitzgerald Rd, Derrimut, VIC | 27.7 | 31-Dec-10 | 8.00% | 8.00% | 0.00% | 9.50% | 16.4 | 3.50% |
| Schenker, MABP, VIC | 11.6 | 30-Jun-11 | 9.25% | 9.00% | 0.25% | 10.00% | 7.9 | 3.50% |
| Coles RDC, Perth Airport, WA (75%) | 128.6 | 28-Feb-11 | 7.88% | 7.90% | -0.02% | 9.75% | 16.9 | 2.75% |
| 123-135 Kewdale Rd Kewdale, WA | 33.0 | 30-Jun-11 | 8.25% | 8.25% | 0.00% | 10.00% | 3.6 | 4.00% |
| 17 Sugarmill Rd, Meeandah, QLD | 19.1 | 30-Jun-10 | 9.00% | 9.00% | 0.00% | 9.75% | 1.6 | 3.94% |
| 140 -160 Robinson Rd, Geebung, QLD | 24.8 | 31-Dec-10 | 8.75% | 8.30% | 0.45% | 10.00% | 3.6 | 3.23% |
| Toll, 7 Viola Place, Brisbane Airport, QLD | 8.5 | 31-Dec-10 | 9.37% | 9.15% | 0.22% | 9.75% | 5.7 | 3.25% |
| Smorgon, 30 Main Beach Rd, Pinkenba QLD | 26.2 | 30-Jun-11 | 8.00% | 8.00% | 0.00% | 9.75% | 12.5 | 3.25% |
| Volkswagen, Chullora, NSW1 | 56.2 | 31-Dec-10 | 7.75% | N/A | N/A | 9.50% | 13.03 | 3.25% |
| Woolworths, Launceston, TAS4 | 7.5 | 30-Jun-11 | 8.25% | N/A | N/A | 9.75% | 25.03 | 2.80% |
| 200 Holt St, Pinkenba, QLD2 | 10.2 | 31-Dec-10 | N/A | N/A | N/A | N/A | N/A | N/A |
| 772-776 Boundary Rd, Richlands, QLD2 | 5.9 | 30-Jun-10 | N/A | N/A | N/A | N/A | N/A | N/A |
| Total / Average | 430.2 | 8.24% | 8.34% | -0.10% | 9.77% | 11.5 | 3.14% |
Notes:
-
Book value. On completion value is $64.0m 2. Development Project.
-
Reflect expected on completion WALE 4. Book value. On completion value is $70.0m
55
Annexure P – Unlisted portfolio detail
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| DIRECT RETAIL FUND (DRF) | BOOK | INDEPENDENT | MKT CAP | MKT CAP | MCR | VALUER’S | WALE | MIN. RENT |
|---|---|---|---|---|---|---|---|---|
| VALUE | VALUATION | RATE | RATE | CHANGE | DISCOUNT | REVIEW | ||
| DATE | 30 JUN 11 | 30 JUN 10 | RATE/ IRR | |||||
| ($m) | (%) | (%) | (%) | (%) | (YEARS) | (%) | ||
| Menai Central, Sydney, NSW | 37.0 | 30-Jun-11 | 8.50% | 8.50% | 0.00% | 9.50% | 6.1 | 3.30% |
| Home HQ, Whitehorse Rd, Nunawading, VIC (50%) | 31.0 | 30-Jun-11 | 8.50% | 8.50% | 0.00% | 10.00% | 5.9 | 3.56% |
| Bunnings, Stafford, QLD | 18.8 | 30-Jun-11 | 7.50% | 7.25% | 0.25% | 9.00% | 8.0 | 3.00% |
| Home HQ, 339 Brisbane St, Ipswich, QLD | 27.0 | 31-Dec-10 | 8.75% | 8.25% | 0.50% | 9.50% | 7.0 | 3.29% |
| Foodtown, Auckland, NZ (in $Am)1 | 18.2 | 31-Dec-10 | 9.00% | 9.00% | 0.00% | 10.00% | 8.0 | 2.00% |
| Wiley Group, Stafford, QLD | 11.7 | 30-Jun-11 | 8.50% | 8.50% | 0.00% | 9.75% | 8.1 | 2.75% |
| Lake Macquarie Shopping Centre (50%) | 30.0 | 30-Sep-10 | 8.25% | N/A | N/A | 9.50% | 8.7 | 4.44% |
| Mount Hutton Shopping Centre, NSW (50%) | 5.2 | 30-Sep-10 | 9.00% | N/A | N/A | 10.00% | 2.7 | 4.31% |
| Total / Average | 178.9 | 8.46% | 8.35% | 0.11% | 9.62% | 7.0 | 3.37% |
Notes: 1. NZ value is NZ$23.6m
56
Annexure Q – Unlisted portfolio detail
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| DIVERSIFIED PROPERTY FUND (DPF) | BOOK | INDEPENDENT | MKT CAP | MKT CAP | MCR | VALUER’S | WALE | MIN. RENT |
|---|---|---|---|---|---|---|---|---|
| VALUE | VALUATION | RATE | RATE | CHANGE | DISCOUNT | REVIEW | ||
| DATE | 30 JUN 11 | 30 JUN 10 | RATE/ IRR | (%) | ||||
| ($m) | (%) | (%) | (%) | (%) | (YEARS) | |||
| 400 Kent St, Sydney, NSW (75%) | 40.2 | 30-Jun-11 | 7.50% | 7.50% | 0.00% | 9.25% | 5.9 | 3.75% |
| 53 Berry St, North Sydney, NSW | 19.8 | 31-Dec-10 | 8.75% | 8.50% | 0.25% | 9.50% | 3.3 | 3.73% |
| 1-5 & 15 Jets Ct, Tullamarine VIC | 9.3 | 30-Jun-10 | 9.37% | 9.37% | 0.00% | 10.00% | 3.1 | 3.75% |
| 22-28 Compark Circuit, Mulgrave, VIC | 6.0 | 31-Dec-10 | 9.00% | 8.75% | 0.25% | 10.50% | 1.9 | 3.00% |
| 46-50 Kings Park Rd, West Perth, WA | 26.3 | 30-Jun-10 | 8.50% | 8.50% | 0.00% | 9.75% | 2.7 | 3.98% |
| 181 St Georges Tce, Perth, WA | 25.0 | 31-Dec-10 | 8.50% | 8.50% | 0.00% | 10.00% | 5.6 | 5.20% |
| Coles, Horrie Miller Dr, Perth Airport, WA (25%)1 | 17.6 | 30-Jun-11 | 7.88% | 7.90% | -0.02% | 9.75% | 16.9 | 2.75% |
| Total / Average | 144.2 | 8.20% | 8.17% | 0.03% | 9.68% | 7.1 | 3.71% |
Notes: 1. DPF’s interest in the Perth RDC Trust has been equity accounted. Asset valuation is $42.9m
57
Annexure R – Unlisted portfolio detail
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| DIRECT PROPERTY FUND (CHDPF) | BOOK | INDEPENDENT | MKT CAP | MKT CAP | MCR | VALUER’S | WALE | MIN. RENT |
|---|---|---|---|---|---|---|---|---|
| VALUE | VALUATION | RATE | RATE | CHANGE | DISCOUNT | REVIEW | ||
| DATE | 30 JUN 11 | 30 JUN 10 | RATE/ IRR | (%) | ||||
| ($m) | (%) | (%) | (%) | (%) | (YEARS) | |||
| 2 Wentworth St, Parramatta, NSW | 35.3 | 30-Jun-11 | 9.70% | 8.50% | 1.20% | 9.50% | 4.0 | 2.30% |
| 68 Pitt St, Sydney, NSW | 109.5 | 1-Apr-11 | 7.75% | 7.90% | -0.15% | 9.25% | 5.3 | 4.00% |
| 154 Pacific Hwy, St Leonards, NSW | 24.4 | 31-Dec-10 | 9.50% | 9.75% | -0.25% | 9.75% | 2.5 | 3.75% |
| 165 Walker St, North Sydney, NSW | 24.8 | 30-Jun-11 | 9.00% | 9.10% | -0.10% | 9.50% | 3.2 | 4.70% |
| 504 Pacific Hwy, St Leonards, NSW | 33.5 | 30-Jun-11 | 9.50% | 9.25% | 0.25% | 9.50% | 2.3 | 4.10% |
| 1 Nicholson St, Melbourne, VIC | 64.8 | 30-Jun-11 | 8.00% | 8.25% | -0.25% | 9.75% | 6.5 | 4.00% |
| 71 Queens Rd, Melbourne, VIC | 22.6 | 31-Dec-10 | 9.50% | 9.25% | 0.25% | 9.50% | 1.8 | 3.50% |
| 200 Queen St, Melbourne, VIC | 95.6 | 31-Dec-10 | 8.00% | 8.25% | -0.25% | 9.75% | 4.8 | 3.80% |
| 300 Adelaide St, Brisbane, QLD | 51.8 | 31-Dec-10 | 9.00% | 9.00% | 0.00% | 9.25% | 3.4 | 4.60% |
| Total / Average | 462.3 | 8.50% | 8.61% | -0.11% | 9.51% | 4.3 | 3.91% |
58
Disclaimer
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This presentation has been prepared by Charter Hall Group (Charter Hall Limited (ABN 57 113 531 150) and Charter Hall Funds Management Limited (ABN 31 082 991 786) (AFSL 262861) as the responsible entity for Charter Hall Property Trust (ARSN 113 339 147). It is a presentation of general background information about the Group’s activities as at 30 June 2011 unless otherwise stated. It is a summary and does not purport to be complete. It is to be read in conjunction with the preliminary Charter Hall Consolidated Full Year Financial Report filed with the Australian Securities Exchange in August 2011. It is not intended to be relied upon as advice to investors or potential investors and does not take into account the investment objectives, financial situation or needs of any particular investor. A reader should, before making any decisions in relation to their investment or potential investment in the Charter Hall Group, seek their own professional advice. This presentation is not an offer or invitation for subscription or purchase of securities or other financial products.
Indications of, and guidance on, future earnings and financial position and performance are “forward-looking statements”. Due care and attention has been used in the preparation of forecast information. Such forward-looking statements are not guarantees of future performance and involve known and unknown risks, uncertainties and other factors, many of which are beyond the control of the Group, that may cause actual results to differ materially from those expressed or implied in such statements. There can be no assurance that actual outcomes will not differ materially from these statements.
Charter Hall fund’s currently accepting investments
The responsible entity of Charter Hall Direct Industrial Fund (“DIF”), Charter Hall Direct Property Fund (“CHDPF”) and Charter Hall Direct Retail Fund (“DRF”) and Charter Hall Property Securities Fund (“CHPSF”) is Charter Hall Direct Property Management Limited (“CHDPML”) (ABN 56 073 623 784, AFSL 226849). CHDPML has issued a product disclosure statement (“PDS”) for DIF dated 13 July 2010. for CHDPF dated 20 December 2010 and DRF dated 22 December 2010 and for CHPSF dated 19 November 2010. The PDSs for all of the aforementioned funds (“Funds”) set out the offer to apply for units in the Funds. If you are considering an investment in a Fund or Funds you should read the relevant PDS in its entirety and consider the information set out in the PDS in relation to the offer. You can request a copy of a Fund’s PDS, free of charge, by calling CHDPML on 1300 652 790.
This information has been made available to the recipient for information purposes only. It is not intended to be, and does not constitute a product disclosure statement, prospectus, short form prospectus or profile statement as those terms are defined in the Corporations Act. It does not constitute an offer for the issue, sale or purchase of any securities, or any recommendation in relation to investing in any asset. This document has been prepared without taking account of any particular investor’s objectives, financial situation or needs. For this reason, it is important that you consider the PDS for the offer and consider whether to seek appropriate professional advice before making any investment decision.
Entities within the Charter Hall Group may receive fees for managing the assets of, and providing resources to each Fund. For more detail on fees, see the relevant PDS.
All information herein is current as at 30 June 2011 unless otherwise stated. All references to dollars ($) or A$ are Australian Dollars unless otherwise status. Exchange rates in this presentation are A$1.00/US$1.0713/€0.7401
59
Disclaimer
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CQO US sale proceeds
In determining the net sale proceeds from the sale of the US portfolio and the pro-rata special distribution to CQO unitholders, it is assumed that the conditions for closing are met for the entire US portfolio, thereby achieving closing of the sale of all properties. To the extent that conditions to closing are not satisfied for certain properties or all properties this may materially impact the proceeds received by CQO and the amount of proceeds available for the prorata special distribution to CQO unitholders. In addition, various other factors may vary the quantum of the net sales proceeds and the size of the pro-rata special distribution to CQO unitholders, including movements in working capital, timing of properties sold, debt transfer or termination costs. Because satisfaction of these assumptions is not within the control of CHOML as a member of the Charter Hall Group, neither CHOML nor the Charter Hall Group is in a position to give, and does not give, any assurance as to the quantum or timing of receipt of net sale proceeds.
60
Fund Key
| Listed Funds | |
|---|---|
| CQO | Charter Hall Office REIT |
| CQR | Charter Hall Retail REIT |
| Wholesale Unlisted Funds | |
| CPOF | Core Plus Office Fund |
| CPIF | Core Plus Industrial Fund |
| Wholesale Opportunistic Funds | |
| CHOF4 | Charter Hall Opportunity Fund 4 |
| CHOF5 | Charter Hall Opportunity Fund 5 |
| Retail Investor Funds | |
| DPF | Diversified Property Fund |
| CHUF | Charter Hall Umbrella Fund |
| CHIFs | Charter Hall Investment Funds |
| CHDPF | Charter Hall Direct Property Fund |
| 1MPT | No1 Martin Place Trust |
| DRF (previously CPRF) | Direct Retail Fund |
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61
Further information
David Southon Joint Managing Director +61 2 8908 4025 [email protected]
David Harrison Joint Managing Director +61 2 8908 4033 [email protected]
Kylie Ramsden Head of Listed Investor Relations +61 2 8295 1016 [email protected]
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charterhall.com.au
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