Australian Real Estate Investment Trusts (Listed Property or
The ASX 200 AREIT Accumulation index rose by 7.01% over the
quarter ending 31 March 2012.
The reporting season was broadly positive for the sector with a
number of earnings upgrades (GPT, Dexus, CFS Retail, Commonwealth
Property Office Fund and Goodman Group) the highlight. Overall we
are expecting earnings growth of about 6% for FY12 and around 5%
Debt levels in the sector remain relatively low at around 27% of
total assets and debt serviceability ratios have also improved,
with earnings covering interest expense by around 4 times.
With the sector trading at an average discount to net tangible
assets of around 12% (excluding Westfield Group), buybacks remain
popular (Stockland, Westfield Group, Commonwealth Property and GPT
are currently running on-market buybacks).
Turning to the respective sectors:
As at the end of December office sector vacancy rates fell
slightly in Brisbane (+6.3%), Melbourne (+5.8%) and Perth (+2.5%),
while Sydney remained unchanged (+8.4%). We expect vacancy rates
could rise in Sydney and Melbourne as employment demand in
financial services moderates but demand in the resource exposed
office markets of Perth and Brisbane CBD may firm (although this
will be partially offset by new supply, particularly in Brisbane).
As noted in previous commentaries Sydney also faces a potential
oversupply issue in coming years once Barangaroo space becomes
In the retail sector vacancy rates remain low overall. Evidence to
date suggests that retail landlords are maintaining rent and
occupancy levels but more recent anecdotal evidence points to a
marginal fall in recent lease renewals. In our view this trend is
likely to continue given the difficult retail environment. We
maintain our view that the structural trend towards on-line
shopping is likely to suppress any rental and price growth over the
In the industrial sector, prime grade vacancy rates are running at
about 3-4%. Manufacturing conditions remain challenging which is
suppressing any rental income growth but equally supply constraints
should support property values, at least in the medium term.
Residential Conditions remain challenging for the residential
sector. High levels of household debt and economic uncertainty
continue to impact demand. The expiry of government subsidies such
as the First Home Buyers Grant will also limit near term activity.
Notwithstanding, developers are responding to these challenges by
increasingly focusing on lower value products where pent up demand
The sector continues to provide a reasonable income stream
(average dividend yield of about 6.8%), modest earnings growth and
a price discount to net tangible assets of about 12%. Nevertheless,
the outlook is not compelling and in our view Australian Equities
provide greater upside over the medium term. As a consequence we
continue to recommend a mild underweight exposure to this asset
An actuarial review of the Invensys Australia Superannuation Fund showed it to be in surplus to the tune of $189.2 million. In mid 2003, the Invensys Group proposed to the trustee that the surplus be repatriated to the principal employer in the group.
CIVs will have flow-through status for tax purposes and similar criteria as the MITs, to encourage foreign investment.
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