EXPERTS IN REGIONAL PROPERTY PALACE CAPITAL PLC APRIL 2020 INVESTOR UPDATE
EXPERTS IN REGIONAL PROPERTY Palace Capital are experts in regional property. Focused on unlocking value to deliver attractive total returns. Page 1 | Palace Capital plc | 2020 Update | palacecapitalplc.com
REGIONAL STRATEGY Experts in regional property RETURNS FOR SHAREHOLDERS Palace Capital plc (PCA) is a property investment & development company with a regional focus delivering attractive total returns Management has a deep knowledge of 6 Year T otal Accounting Return vs peer group the UK regions focusing on the office and industrial sectors (EPRA NAV growth + dividends as at 30 September 2019) We drive income and capital growth through 140% refurbishment and redevelopment 120% Occupational market has been strong, driving our letting 100% activity 80% Strong track record delivering attractive returns 60% 40% 20% 0% Page 2 | Palace Capital plc | 2020 Update | palacecapitalplc.com Source: Arden Partners plc
ECONOMY COVID-19 Impact Our priority has remained the health and well-being of our colleagues & tenants, whilst protecting the long-term value of the company Support for our occupiers, particularly smaller, independent brands that are less resilient to the enforced closure of their space We have limited retail exposure and only 2 leisure centres, the latter comprising 14.5% of our portfolio Requests for rent deferrals, monthly payments and waivers are being reviewed on a case by case basis March 2020 rent quarter collection is as expected down on same quarter last year, however robust collection despite difficult circumstances Prudent approach to preserve cash for working capital, with Q3 dividend withdrawn to support this Hudson Quarter York development site still open, albeit with reduced activity as supply chain is restricted and expected completion date may extend to Q2 2021 Page 3 | Palace Capital plc | 2020 Update | palacecapitalplc.com
ECONOMY COVID-19 Impact Q1 March 2020 Rent Collection As expected, March 2020 rent quarter Rent collection vs demanded (£m) collection down on same quarter last year but robust 2.0 1.8 Demanded Collected 70% collected as at 1 April adjusted for monthly 1.6 payers and deferrals agreed or being discussed 1.4 1.2 At 20 April this had risen to 80% with further 1.0 increases expected over the coming weeks 0.8 Strong collection stats across all sectors other 0.6 0.4 than leisure as expected – given closures due to 0.2 Government requirements - Office Leisure Industrial Retail Retail warehouse Page 4 | Palace Capital plc | 2020 Update | palacecapitalplc.com
ECONOMY COVID-19 Impact Cash, Debt Facilities & Covenants ICR covenants range The Board believes that maintaining maximum liquidity at this time is a prudent approach, in order to comply with its lenders' loan covenants 225% -250% Investment portfolio is highly cash generative -rental income would have to fall by over 40% on average for the ICR covenants to require some form of curing LTV covenants range Values last reported at 30 September 2019 would need to fall 20% before any cash is utilised to 57.5% -61.7% reduce loan balances We have been reassured by our lenders that they will stand by us during this unprecedented time should this prove necessary £19.7m cash available As at 31 March, there are no debt facility maturity dates in the next two years The Company is conservatively geared at 34% LTV (as at 30 Sep 2019 last published valuations) £14.7 million of cash in the bank and a further £5.0 million which can be drawn down imminently from the NatWest revolving credit facility Hudson Quarter, York is now fully funded by the Barclays development facility For the time being we have put all other major capital expenditure on hold Page 5 | Palace Capital plc | 2020 Update | palacecapitalplc.com
Diversified and sustainable portfolio By tenant and industry Contracted Rent Contracted Tenant Industry £’000 Tenant Industry Rent £’000 Leisure 913 Legal 310 Auto 544 Retail 294 Hotel 510 Retail 291 Good income Top 20 tenants make Charity 444 Local Authority 283 visibility with broad up 45% of passing Auto 432 Aviation 280 rents spread across diverse Insurance 409 Health 262 tenant base Retail 401 Retail 246 Legal 360 Public Services 246 Technology 355 Construction 240 Car Parking 345 Automobile Repair 227 As at 30 Sep 2019 Page 6 | Palace Capital plc | 2020 Update | palacecapitalplc.com
REGIONAL STRATEGY Regional returns outperforming London London vs. regional UK office Office conversion to residential (% p.a. total property returns) (England) (million. sq. ft.) Regional office returns have exceeded those generated by 14 20 London every year since 2016. 18 12 16 Regional offices (48% of our 10 14 portfolio) provide the strongest, 12 8 risk-adjusted sector in the UK. 10 6 8 Reduction in office supply is driving 6 rental value. 4 4 2 Supported by structural drivers 2 and accelerating urbanisation 0 0 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2016 2017 2018 trends. London Regional Source: MSCI Source: Ministry of Housing, Communities, Local Government Page 7 | Palace Capital plc | 2020 Update | palacecapitalplc.com
NON-COVID-19 PRESS ‘ Boris Bounce’ positive for the Midlands and the North Government confirms ‘Notice to proceed’ on High Speed 2 (15 th April) ‘Goldman Sachs appoints JLL for move to regions’ – Estates Gazette ‘KPMGs pension arm seeking offices in up to 9 regional cities’ – React News ‘Hiscox to move 300 jobs across UK from London’ – Insurance Post ‘Boris, Burnham and the £80bn Northern Infrastructure Boost’ –Bisnow ‘BBC to move two-thirds of jobs outside London by 2027 as it doubles down on regions’ - CityAM York office market remains tight; Hudson Quarter includes the first speculative office redevelopment in York of over 30,000 sq ft in over 30 years Ever increasing activity in Liverpool with trend for occupiers relocating from out of town to city centres e.g. Sony, (65,000 sq ft) along with 1m sq ft of office space lost since 2014 Page 8 | Palace Capital plc | 2020 Update | palacecapitalplc.com
Positive impact of urbanisation BOULTON HOUSE, MANCHESTER and increased NEWCASTLE connectivity 101 miles ST JAMES’ GATE, NEWCASTLE 81 minutes The Northern Powerhouse is a prime example of a growth hub, where investment in road and rail 44 miles connectivity is expected to support rising rents and LEEDS 47 minutes growth. 36 miles Graduate retention is high in strong regional cities and LIVERPOOL MANCHESTER we are seeing a definite trend for companies moving 40 minutes 33 miles into strong inner-city locations as staff turnover is far 36 minutes lower than out-of-town locations. SHEFFIELD 38 miles Palace has targeted acquisitions to capitalise on these 49 minutes trends, with office buildings in city centres across the Northern Powerhouse. BANK HOUSE, LEEDS ONE DERBY SQUARE, LIVERPOOL Page 9 | Palace Capital plc | 2020 Update | palacecapitalplc.com
FINANCIALS Financial track record Solid growth of the portfolio driving earnings Balance Sheet FY16 FY17 FY18 FY19 HY20 Property portfolio £173.4m £183.2m £276.7m £286.3m £275.8m Net assets £106.8m £109.6m £183.3m £180.3m £178.7m EPRA NAV per share 414p 443p 415p* 407p 391p** Group LTV 37% 37% 30% 34% 34% Income Statement Adjusted profit before tax*** £5.6m £6.7m £8.5m £8.9m £3.9m Adjusted EPS 18.9p 22.2p 21.2p 17.3p 8.5p Dividend per share 16.0p 18.5p 19.0p 19.0p 9.5p Dividend cover 1.2x 1.2x 1.1x 0.9x 0.9x * EPRA NAV in FY18 diluted as a result of £70m equity fundraise at 340p – October 2017 ** EPRA NAV per share has reduced in HY20 partly as a result of crystallizing a tax payment on the disposal of the non-core residential portfolio and partly down to the timing of £10m capex in the period without a corresponding uplift in property valuations. ** Excludes non-recurring income and expenditure, property revaluations, profit/losses on disposal and fair value movements Page 10 | Palace Capital plc | 2020 Update | palacecapitalplc.com
FINANCIALS Balance sheet Well positioned to support growth 30 Sep 19 31 Mar 19 £m £m Property portfolio 275.8 286.3 Cash and undrawn RCF facilities available Cash 14.0 22.9 Other assets 8.8 7.1 Debt reduced in period Borrowings (106.8) (118.0) Group LTV of 34% and well within our target range of 30-40% Deferred tax liabilities (0.2) (5.6) Net assets maintained at £178.7m Other liabilities (12.9) (12.4) Net assets 178.7 180.3 EPRA NAV per share 391p 407p Group LTV 34% 34% Page 11 | Palace Capital plc | 2020 Update | palacecapitalplc.com
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