Well established property counters have revealed
strong yearly results over recent weeks.
A 12.6% weighted average distribution growth was
recorded for the year until June in comparison with the year to last June,
based upon calculations by Meago Asset Managers — far ahead of the average 8%
growth forecasted by most analysts.
Real estate investment trusts (REITs) have been
advantaged from owning rand hedge investments in offshore property companies
and from careful management of their assets such as malls.
The Resilient Property Income Fund, JSE’s fifth
largest listed REIT, recorded a rise in its distribution payout to investors of
20.94%.
Resilient has fund stakes paying dividends in dollars
and euros. Included is Rockcastle Global Real Estate, investing in global property
stocks and is pursuing property investments in Zambia and Poland. Resilient
also has a stake in Romanian owned mall, New Europe Property Investments
(Nepi). Both companies aided Resilient in benefitting from a depreciating rand.
South Africa’s third largest REIT, Hyprop
Investments, increased its distributions per unit by 11.3%. Hyprop was uplifted
by strong performances of the large regional and super-regional malls it owns, which
include Clearwater Mall of the West Rand and Canal Walk of Cape Town.
Hyprop’s net asset value per unit increased by
11.1% to R76 during the reporting period. Hyprop has sustained strong earnings.
According to Pieter Prinsloo, the CEO of Hyprop, regardless
of some pressure on consumers, trading densities have been high. It is believed
middle-to upper-income shoppers have revealed resilience with careful spending.
The largest South African based REIT, Growthpoint
Properties, reported an 8.3% distribution growth, outstripping a guidance of
7.2%. Growthpoint lauded its Australian stake for contributing to the
performance, however added that its results were also uplifted by various
acquisitions.
During the year, Growthpoint acquired two Gauteng portfolios
with property assets worth around R7billion. Abseq was purchased for R1.3billion
at an 8.7% forward yield as Tiber was purchased for R5.7billion at a 7.7%
forward yield. Interests were also acquired in Acucap and Sycom during April
for R4.5billion. These deals delivered Growthpoint indirect exposure to R18.4billion
worth of retail and office properties.
Nepi earned a 15% distribution growth during its
year. Nepi is a prevailing player in the retail property market of Romania and
is looking towards expanding to other areas of Eastern Europe.
Smaller funds have also impressed this year.
Hospitality Property Fund earned 14.5% growth in income payouts. 10.6% of
distribution growth was managed by Texton Property Fund.
Keillen Ndlovu, the Stanlib head of listed property
funds claimed that investor desires for property stocks have increased due to
strong results across the sector and a subtle strengthening of bond yields.
Evan Rogers, the manager of Old Mutual Investment’s
senior portfolio, explained property firms surprised many investors who believed
property stocks would be hurt over the recent financial year by a gradual rise
of interest rates.
The South African Reserve Bank increased the repo
rate 25 basis points during July to 5.75%. During January, the repo rate was increased
50 basis points to 5.5%.
The strong REIT performances were motivated by a distribution
of positive factors.
It has been from beyond offshore. Even funds with
little offshore exposure revealed pleasing results. Offshore has been described
as the icing on some results as the cake itself was tasty.
Looking towards next year, Mr. Robins says the
guidance provided by firms in their results suggest near-term distribution
growth is to remain at similarly good levels, but is to slow down.
It is believed that dividend growth headwinds are increasing
with slowing consumer spending, with concerns around some tenants, possibly
higher interest rates and office vacancies, however overall property group
growth should stay at acceptable levels.
Despite fears of slow GDP growth for South Africa
next year, other analysts are also optimistic too.
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