AIMS AMP CAPITAL INDUSTRIAL REIT

Transcription

1 AIMS AMP CAPITAL INDUSTRIAL REIT FY2013: 2 nd Quarter Ended 30 September 2012 Results Presentation 24 October 2012

2 Important Notice Disclaimer This Presentation is focused on comparing actual results for the financial period from 1 July 2012 to 30 September 2012 ( 2Q FY2013 ) versus actual results year-on-year ( y-o-y ) and quarter-on-quarter ( q-o-q ). This Presentation shall be read in conjunction with AIMS AMP Capital Industrial REIT s ( AIMSAMPIREIT or the Trust ) results for 2Q FY2013 as per the SGXNet Announcement. The information contained in this presentation is for information purposes only and does not constitute an offer to sell or any solicitation of an offer or invitation to purchase or subscribe for units in AIMS AMP Capital Industrial REIT ( Units ) in Singapore or any other jurisdiction, nor should it or any part of it form the basis of, or be relied upon in any connection with, any contract or commitment whatsoever. The past performance of the Units and AIMSAMPIREIT is not indicative of the future performance of AIMSAMPIREIT. Predictions, projections or forecasts of the economy or economic trends of the markets are not necessarily indicative of the future or likely performance of AIMSAMPIREIT. The value of the Units and the income derived from them may fall as well as rise. Units are not obligations of, deposits in, or guaranteed by, the AIMS AMP Capital Industrial REIT Management Limited (the Manager ). An investment in Units is subject to investment risks, including the possible loss of the principal amount invested. Investors have no right to request that the Manager redeem their Units while the Units are listed. It is intended that holders of Units ( Unitholders ) may only deal in their Units through trading on Singapore Exchange Securities Trading Limited (the SGX-ST ). Listing of the Units on the SGX-ST does not guarantee a liquid market for the Units. This presentation may contain forward-looking statements that involve risks and uncertainties. Actual future performance, outcomes and results may differ materially from those expressed in forward-looking statements as a result of a number of risks, uncertainties and assumptions. Representative examples of these factors include (without limitation) general industry and economic conditions, interest rate trends, cost of capital and capital availability, competition from similar developments, shifts in expected levels of property rental income, changes in operating expenses, including employee wages, benefits and training, property expenses and governmental and public policy changes and the continued availability of financing in the amounts and the terms necessary to support future business. You are cautioned not to place undue reliance on these forward-looking statements, which are based on the Manager's current view of future events. The information in this presentation has not been independently verified. No representation, warranty, express or implied, is made as to, and no reliance should be placed on, the fairness, accuracy, completeness or correctness of the information and opinions in this presentation. None of the Manager, or any of its respective affiliates, advisers or representatives, shall have any liability (in negligence or otherwise) for any loss howsoever arising from any use of this presentation or its contents or otherwise arising in connection with this presentation. 2

3 Contents Highlights for the Quarter 2Q FY2013 Financial Results 20 Gul Way Progress Update Portfolio Review Execution on Strategy 3

4 Highlights for 2Q FY2013 Stable DPU performance: 2.50 cents per unit for the quarter (despite the loss of income from the divestment of 31 Admiralty Road and redevelopment of 20 Gul Way) Aggregate leverage of 31.5% (maintained gearing at average of 30% for 12 consecutive quarters) Portfolio value grew by 5.6% to S$965.7 million in 2Q FY2013 from S$914.5 million in 4Q FY2012, due to asset revaluations Establishment of S$500 million Multicurrency Medium Term Note Programme in July 2012 Maiden issuance of 4 years 4.9% fixed rate notes due in August 2016, diversifying funding sources and increasing weighted debt tenor to 3.1 years Renewed 12.8% of the portfolio s lettable area leased at a weighted average increase of 17.3% on these renewals Secured 96.7% of underlying leases out to FY2016 and FY2018 at 8.5% higher weighted average rental at 27 Penjuru Lane De-risked the lease expiry exposure for FY2013 from 35.7% one year ago to 9.9% in 2Q FY2013. Continued application of Distribution Reinvestment Plan ( DRP ) to 2Q FY2013 distribution 4

5 Stable and Attractive Yield 8.00% 7.00% 6.83% 6.00% 5.00% % yield per annum 4.00% 3.00% 2.50% 2.00% 1.47% 1.00% 0.00% 2QFY2013 Yield S'pore Govt 10-yr bond CPF Ordinary Account Bank 12mths FDs 0.32% Based on closing price of $1.465 on 23 October 2012 and annualised DPU of 10.0 cents. Annualised DPU is computed based on actual DPU payout and annualised to full year. 2 Source: Bloomberg data as at September Prevailing CPF Ordinary Account interest rate 5

6 Stable DPU performance Distribution per unit (cents) QFY10 4QFY10 1QFY11 2QFY11 3QFY11 4QFY11 1QFY12 2QFY12 3QFY12 4QFY12 1QFY13 2QFY13 1 The number of Units used to calculate the distribution per unit ( DPU ) has been adjusted for the effect of the Unit Consolidation to allow for comparison. 6

7 2Q FY2013 Financial Results 7

8 Distribution Details Stock counter Distribution period DPU (cents) AIMSAMPIReit Code: O5RU 1 July 2012 to 30 September Distribution Timetable Ex-date 2 November 2012, 9.00am Books closure date 6 November 2012, 5.00pm Tax Declaration Forms 28 November 2012, 5.00pm DRP Notice of Election Forms 28 November 2012, 5.00pm Distribution payment date 20 December

9 Results for 2Q FY2013 2Q FY2013 S$ 000 1Q FY2013 S$ 000 Q-o-Q % 4Q FY2012 S$ 000 2Q FY2013 vs 4Q FY2012 % 2Q FY2012 S$ 000 Gross Revenue 21,583 20, , , Net Property Income Amount available for Distribution to Unitholders Y-o-Y % 14,691 14,897 (1.4) 13, ,440 (4.9) 11,342 11,405 (0.6) 10, ,989 (5.4) DPU (cents) (7.4) Annualised DPU yield 2 (%) The Trust achieved an amount available for distribution of S$11.3 million for 2Q FY2013. AIMSAMPIREIT s distribution policy is to distribute at least 90% of the Trust s taxable income for the full financial year. For 2Q FY2013, the Manager has resolved to distribute 98.8% of the taxable income available for distribution to the Unitholders, amounting to S$11.2 million. 2 Based on closing price of $1.465 on 23 October 2012 and annualised DPU of 10.0 cents. Annualised DPU is computed based on actual DPU payout for 2Q FY2013 and annualised to full year. 9

10 Balance Sheet 30 September June March 2012 Total Assets (S$ M) Comprising (S$ M): - Investment Properties - Investment Properties under development - Investment Properties held for sale - Plant and equipment - Cash and Cash Equivalents - Trade and Other Receivables Total Liabilities (S$ M) Net Assets (S$ M) NAV per unit (S$) Total Debt 1 (S$ M) Aggregate Leverage (%) Excluding unamortised loan transaction costs. 10

11 Key Financial Metrics 2Q FY2013 1Q FY2013 Appraised Value of Property Portfolio S$ million S$932.7 million Market Capitalisation 2 S$650.0 million S$586.4 million NAV per Unit S$1.443 S$1.400 Premium / (Discount) to NAV 2 1.5% (6.1)% Aggregate Leverage % 29.7% Interest Cover Ratio times 6.0 times Weighted Average Debt Maturity 3.1 years 2.3 years 1 Includes investment properties appraised by Cushman & Wakefield and Colliers International Consultancy and Valuation (Singapore) Pte Ltd as at 30 September 2012 and also includes investment property under development. 2 Based on the closing price per unit of $1.465 on 23 October 2012 of 448,306,961 units in issue and S$1.315 on 18 July 2012 of 445,958,357 units in issue. 3 Total debt as a % of total assets. 4 Bank covenant: minimum of 2.5 times. 11

12 Debt Facilities as at 30 September 2012 Bank syndicate comprising UOB, SCB, CBA and ING All in pricing (margin + upfront fee) of 232 bps (secured facilities) S$330.0 million debt facility Term loan of S$100.0 million, tenor of 5 years maturing in October 2015 Term loan of S$150.0 million to part finance the redevelopment of 20 Gul Way, maturing in October 2015 Three-year revolving credit facility of S$80.0 million maturing in October 2013 S$28.8 million acquisition debt facility Three-year term loan of S$28.8 million maturing in February 2014 S$100.0 million 4 year Fixed Rate Notes at 4.9% maturing in August 2016 (unsecured facility) Weighted all in pricing (margin + upfront fee) of 275 bps (secured and unsecured facilities) Average debt maturity of 3.1 years 12

13 Debt Facilities as at 30 September 2012 Maturity date Group $ million Due in October Due in February Due in October Due in August Total debt drawndown Undrawn available facilities Total committed facilities Maturing in FY2014 Maturing in FY2016 Maturing in FY2017 Term Loan Acqusition Facility Gul Way Construction Loan Revolving Credit Facility 4yr Fixed Rate Notes S$69.7m undrawn S$81.5m undrawn Interest Rate Risk Management Floating 1.9% Fixed 98.1% 13

14 Gearing Level since IPO Target LVR between 30 40%, max 45% (bank covenant) Bank covenant: Aggregate leverage max 45% maintained gearing at average 30% for 12 consecutive quarters % Gearing

15 Total Assets since IPO 1, Total Assets (S$mil)

16 Revenue performance since IPO S$millon NPI (S$mil) Gross Revenue (S$mil) 16

17 20 Gul Way Progress Update 17

18 20 Gul Way Progress Update 18

19 20 Gul Way Progress Update 19

20 20 Gul Way Progress Update 20

21 20 Gul Way Progress Update 21

22 20 Gul Way Progress Update 22

23 Portfolio Review 23

24 Key Portfolio Statistics As at 30 September 2012 As at 30 June 2012 As at 19 April 2007 (Listing) Number of Properties Appraised Value (S$ million) Net Lettable Area (sq m) 416, , ,980.7 Number of Tenants Occupancy (%) Weighted Average Lease Expiry (WALE) (years) Weighted Average Land Lease Expiry (years) Location of Properties Singapore Singapore Singapore 1 Includes investment properties appraised by Cushman & Wakefield and Colliers International Consultancy and Valuation (Singapore) Pte Ltd as at 30 September 2012 and also includes investment property under development. 24

25 Portfolio Breakdown (By 2Q FY2013 Rental Income) Breakdown by Property Sector Master Leases vs Multi-tenancy Business Park / Hi-Tech Space 18.3% Warehousing and Logistics 44.7% Manufacturing 17.6% Multi-tenancy 33.2% Master Leases 66.8% Ramp up warehouse 19.4% 25

26 Diversification Reduces Risk Tenant Base by Industry (By 2Q FY2013 Rental Income) F&B 4.2% Pharmaceutical/ Healthcare/Cosmetics 6.9% Fashion and Apparels 6.0% Printing 2.9% Logistics & Warehousing 30.1% Metal Recycling 2.7% Telecommunications 7.1% Plastic Products and Distribution 7.8% Construction and Engineering 12.9% Information Technology & Electronics 9.7% Energy 9.7% 26

27 Intensive Lease Management To Manage Lease Expiry Profile Risk Lease Expiry Profile as at 30 September 2012 (by 2Q FY2013 Net Lettable Area) 2QFY2013 Sqm 30.0% 27.7% Total new/renewal leases signed 22 53, % % of total NLA 12.8 % of net lettable area 20.0% 15.0% 10.0% 9.9% 8.5% 8.5% 16.0% 16.0% Positive rental reversion 17.3% 20.6% 17.6% 15.2% 14.9% 14.9% % of NLA (master leases and direct tenancies only) % of NLA (underlying position including subleases) 5.0% 0.0% 0.8% 0.8% 5.2% Note: The lease expiry profile takes into account the 20 Gul Way redevelopment and the master leases to CWT Limited upon completion % 3.5% 4.7% 4.7% 1.2% 1.2% 1.3% 1.3% 1.0% 1.0% Vacant FY2013 FY2014 FY2015 FY2016 FY2017 FY2018 FY2019 FY2020 FY2021 FY2022 FY2023

28 FY2013 Lease Expiry: 27.7% of portfolio Management of Lease Expiry Risk Expiry % of NLA Status Multi-Tenanted Properties 4.4% Negotiations commenced Master Lease Expiry % of NLA Status 27 Penjuru Lane Dec % 96.7% of the property has been renewed to FY2016 and FY Yishun Industrial Park A Jan % Negotiations commenced Look through lease expiry profile significantly reduced to 9.9% as at 30 September Defu Lane 10 Jan % Negotiations commenced 135 Joo Seng Road Mar % 66.4% of the property has renewed beyond the master lease expiry. Total 27.7% 28

29 Quality Tenant Base Top Ten Tenants by 2Q FY2013 Rental Income Tenant % C & P Holdings Pte Ltd 27 Penjuru Lane 19.1% Eurochem Corporation Pte Ltd 9.6% Ban Teck Han Group 4.9% Ossia International Limited 3.9% Broadcom Singapore Pte Ltd 3.6% Builders Shop Pte Ltd 3.5% Powermatic Data Systems Ltd 2.9% Enviro-Hub Group 2.7% Deutsche Telekom 2.0% King Plastic Pte Ltd 2.0% Top Ten Tenants 54.3% Listed Groups Private Groups 29

30 Strong and Stable Cashflows Average security deposit per property of approx. 7.2 months Occupancy of 99.2% Built-in rent escalation Weighted average lease expiry of 2.58 years 30

31 Long Land Lease to Expiry 40.7 years The weighted average unexpired land lease was 40.7 years as at 30 September 2012 % of Net Lettable Area 40.0% 35.0% 34.3% 37.4% 30.0% % of Net Lettable Area 25.0% 20.0% 15.0% 14.5% 13.8% 10.0% 5.0% 0.0% yrs yrs yrs yrs 25 properties as at 30 Sept

32 Comparisons to Singapore Industrial Average Occupancy Levels 99.2% High Occupancy Levels The Trust vs the Singapore Industrial Average 93.1% 94.4% 93.8% The Trust Factory Space Warehouse Space URA Industrial Average Source: Based on URA 2 nd quarter 2012 statistics. URA Industrial Average is the average of the factory and warehouse space occupancy rates of 93.1% and 94.4%, respectively. 32

33 Execution on Strategy 33

34 Objectives Stable distributions, Increase Unitholders value and liquidity Prudent Capital and Risk Management Intensive Asset and Lease Management Repositioning of Trust s portfolio & recycling of capital 34

35 Focused strategic execution Financial Performance - Stable & Growing DPU Strong Management & Sponsors Active Portfolio Management Financial Strength Experienced management team focused on growing financial returns for unitholders by maximising the performance of the portfolio Best interest of Unitholders by applying strict corporate governance principles and focused risk management framework Leveraging on Sponsors expertise in fund management, asset and financial management, development and debt advisory Repositioning of portfolio by divesting smaller assets and focusing on larger and higher quality assets Managing of lease expiry profile to obtain positive rental reversion Delivery of 20 Gul Way with DPU growth of approximately 15% upon completion Exploring redevelopment and asset enhancement opportunities within the portfolio Proven track record of maintaining gearing average 30% for 12 consecutive quarters Delivery of stable DPU. Strong DPU growth potential with 20 Gul Way development and leasing renewals Prudent capital management by splitting of debt maturity and broadening banking relationships Recycling of capital to maintain leverage of between 30% - 40% Recognition by Standard & Poor s investment grade credit rating of BBB- 35

36 Strategy for FY2013 Singapore investments Intensive asset and leasing management Focus on successful delivery of 20 Gul Way redevelopment on time and within budget. Enhancement of selected asset(s). Evaluation of further redevelopment opportunities in Singapore. Continued evaluation of yield accretive investment opportunities in Singapore. Managing of lease expiry profile and using this as an opportunity to achieve positive rental reversions. To ensure high occupancy is maintained. Capital and risk management Geographic focus Focus on maintaining stable DPU. Conservative capital management. Target leverage between 30% - 40%. Maintenance of investment grade rating. Continued broadening and diversifying of the Trust s funding sources. Management of interest rate risk, locking in low interest rates through interest rate swaps. Priority focus is Singapore. Continued monitoring of economic and property market trends in readiness for potential future investment opportunities in markets such as Australia, China and Japan. 36

37 Thank you 37 For enquiries, kindly contact: AIMS AMP Capital Industrial REIT Management Limited Nicholas McGrath Joanne Loh Chief Executive Officer Asst Fund Manager / Investor Relations Tel: Tel: nmcgrath@aimsampcapital.com jloh@aimsampcapital.com