REG - Target H'care REIT - Net Asset Value, Corporate Update & Dividend

Target Healthcare ReitAnnouncement

05/08/2020 07:00

RNS Number : 1409V
  
Target Healthcare REIT PLC
  
05 August 2020
  
 

5 August 2020
 
Target Healthcare REIT plc and its subsidiaries 
 
("Target Healthcare" or "the Group")
 
Net Asset Value, update on corporate activity & dividend declaration
 
Target Healthcare (LSE: THRL), the UK listed specialist investor in modern, purpose-built care homes, announces its unaudited quarterly Net Asset Value (NAV) as at 30 June 2020, together with an update on corporate activity and declares its fourth interim dividend. Despite the more general uncertain backdrop in relation to COVID-19, the Group is pleased to report an increase in its NAV alongside the announced dividend. 
 
Corporate activity highlights
 
NAV progression and balance sheet strength 
·      EPRA NAV per share of 108.1 pence (31 March 2020: 108.0 pence) reflecting an increase in the value of the operational portfolio as a result of inflation-linked upwards-only rent reviews
·      NAV total return (including dividend) of 1.6% for the quarter 
·      Cash reserves of £20 million (at 4 August 2020) together with £28 million available in undrawn facilities, and low net loan-to-value ("LTV") of 18.7%, provides significant operational flexibility


Portfolio performance 
·      Total property portfolio value of £617.6 million, with a like-for-like increase of 0.5% in the value of the operational portfolio; and an EPRA topped-up net initial yield of 6.04%
·      17 rent reviews completed at an average uplift of 2.1% per annum 
·      Like-for-like rental growth of 0.4%; contractual rent roll of £39.0 million per annum at quarter end generated from 71 operational properties, increasing to £40.5 million per annum from 73 operational properties following the acquisition and development completion subsequent to the quarter end as detailed below
·      Weighted average unexpired lease term across the portfolio of 29.0 years.
·      Total portfolio rent collection continues to be resilient, as announced in more detail on 6 July 2020, demonstrating the stable and secure nature of the portfolio's cashflows
 
Acquisitions, asset management & personnel 
·      Practical completion of the Group's pre-let development site in Burscough, Lancashire, in July 2020, delivering an 80-bed care home
·      On 3 July 2020 the Group completed the acquisition of a 66-bed new-build care home in Bicester, Oxfordshire, for £15 million including costs 
·      As announced on 4 May 2020, the Board of Directors is pleased to have Ms Alison Fyfe join as an independent non-executive Director 
 
 
Dividend
·      Fourth interim dividend of 1.67 pence per share declared for the year ended 30 June 2020, representing an increase of 1.5% on the FY 2019 quarterly dividends. On an annualised basis, this reflects a payment of 6.68 pence per share and a dividend yield of 6.1% based on the closing share price of  109.8 pence on 4 August 2020
 
COVID-19 Update
Confirmed or suspected cases of COVID-19 are currently affecting residents occupying less than 0.3% of the portfolio's beds, a significant reduction from the peak of 3.2% in mid-April. Whilst portfolio occupancy has fallen as a result of the Group's tenants imposing strict restrictions on admissions prior to and during the lockdown period, admission activity is now picking-up with tenants reporting an encouraging number of enquiries. 
 
Kenneth MacKenzie, CEO of Target Fund Managers, commented:
 
"Our portfolio has continued to demonstrate its resilient and defensive characteristics during this challenging period, as evidenced by an increase in NAV and affirmation of dividend following strong rental collection. 
 
"Alongside delivering stable returns to our investors we have a clear strategy to deliver positive social impact through the provision of fit for purpose care home real estate to our tenants, for their residents and the care professionals working in these homes. We believe that the responsible investment principles we practice have been evidenced recently through our sustainable and affordable rents which have allowed our tenants to focus on their business of providing care during a period which saw an effective embargo on admissions.
 
"Reflecting our confidence in the outlook for the sector, we have recommenced our investment activity, which contributes to the opening of 146 beds, across two brand new homes. Our belief is that the chronic undersupply of fit-for-purpose beds facing the UK care home sector is likely to be exacerbated as a result of the COVID-19 pandemic, resulting in growing demand for modern, purpose-built homes with en suite wet-rooms for every resident, which allow dignity, hygiene and enhanced infection control by allowing social distancing. Whilst we remain alert to further economic and sectoral headwinds, and will remain highly disciplined as we look to grow the portfolio, through the strength of our local market expertise and strong stakeholder partnerships, we have an identified pipeline of attractively priced opportunities which we are carefully considering.
 
"We continue to focus on sustainable long-term performance and believe that the diversification and quality of the property portfolio, combined with the strength of the Group's balance sheet and its long-term debt financing, at both a conservative leverage ratio and attractive long-term interest rate, leaves us well positioned."
 
 
Net Asset Value
 
The Group's unaudited EPRA NAV per share as at 30 June 2020 was 108.1 pence. The total return for the quarter based on EPRA NAV was 1.6%.
 
A balance sheet summary and an analysis of the movement in the EPRA NAV over the quarter is presented at the end of this announcement in the Appendix.
 
 
Corporate Update
 
Portfolio performance
 
As at 30 June 2020, the Group's portfolio was valued at £617.6 million and comprised 73 properties, consisting of 71 operational care homes and two pre-let sites which are being developed through capped forward funding commitments with established development partners; one of which subsequently reached practical completion in early July 2020. 
 
The portfolio value increased by 0.7% over the quarter. Of this, 0.2% derived from further investment into our development portfolio, with a positive like-for-like movement in the operational portfolio value of 0.5%, reflecting the impact of the inflation-linked rental reviews and the passage of time shortening the remaining rent-free periods.
 
Portfolio contractual rent increased by 0.4% on a like-for-like basis as a result of the portfolio's inflation-linked upwards-only rent reviews. Where these were completed during the quarter, the average increase was 2.1%.
 
The portfolio's weighted average unexpired lease term reduced slightly to 29.0 years.
 
The portfolio had an EPRA topped-up net initial yield of 6.04% based on an annualised contractual rent upon expiry of lease incentives of £39.0 million. The EPRA net initial yield was 5.69% based on passing rent of £36.7 million. A schedule showing the respective NIY profiles from the unwind of portfolio assets in rent-free periods is shown in the Appendix.
 
Investment and asset management activity
 
During the three months to 30 June 2020, the Group's principal focus has been actively managing the current portfolio and working alongside its tenants to offer support and sharing best practice, whilst continuing to comprehensively monitor asset performance in order to protect long term shareholder value.  
 
As noted above, subsequent to the period end and reflecting the robust performance of the portfolio and the attractive off market acquisition opportunities identified, the Group has resumed its investment programme with the acquisition of a new-build care home in Bicester, Oxfordshire for a consideration of £15 million inclusive of costs. The high quality, 66 bed, purpose-built asset is let to Ideal Carehomes, the Group's largest tenant, on a 35-year, fully repairing and insuring, occupational lease which includes annual, upwards-only RPI-linked increases, subject to a cap and collar. 
 
Practical completion on the development of an 80-bed care home in Burscough, Lancashire was also achieved in July. The home was completed under a forward-fund arrangement pre-let to Athena Healthcare, an existing tenant of the Group, at a cost of £10 million, on a 35-year lease with RPI-linked increases, subject to a cap and collar.
 
Pipeline and investment market
 
The investment market for high-quality, modern, fit-for-purpose assets which meet the Group's investment criteria has been subdued as a result of the COVID-19 pandemic, primarily as a result of a deterioration in price discovery. During July, as evidence emerged demonstrating the resilience one would expect from this part of the market given the fundamentals of the investment case, we have seen a small number of transactions agreed earlier in the year progressing to completion, and an emergence of a higher volume of new opportunities at the earlier stages of marketing. 
 
The Investment Manager is analysing and performing diligence on a number of investment opportunities, both near-term and earlier stage. Future acquisitions will be considered carefully taking into account both the market outlook and the Group's available funds.
 
Debt facilities and swap arrangements
 
As at 30 June 2020, the Group's total borrowings were £152 million, giving an LTV of 18.7%, using net debt (total gross debt less cash, as a proportion of gross property value). The Group's weighted average cost on its drawn debt, inclusive of amortisation of arrangement costs, was 2.87%, with a weighted average term to expiry of 4.24 years.
 
The Group has £80 million of fixed term debt facilities and £100 million of revolving credit facilities, with a diversified mix of maturities and lenders. As at 30 June 2020, the Group has drawn £80 million of fixed term debt, with interest costs fixed, and £72 million under the revolving credit facilities which carry a variable interest rate linked to three-month LIBOR. 
 
Dividends in the period
 
The Group paid its third interim dividend for the year to 30 June 2020, in respect of the period from 1 January 2020 to 31 March 2020, of 1.67 pence per share, on 29 May 2020 to shareholders on the register on 11 May 2020. This distribution was paid wholly as a property income distribution (PID).
 
Valuation
 
The property portfolio was independently valued at £617.6 million at 30 June 2020. The valuation report, in accordance with industry practice, was subject to a material uncertainty clause consistent with that reported in the prior quarter.
 
 
Announcement of fourth interim dividend
 
The Company today declares its fourth interim dividend for the year ending 30 June 2020, in respect of the period from 1 April 2020 to 30 June 2020, of 1.67 pence per share as detailed in the schedule below:
 
Interim Property Income Distribution (PID):     0.0835 pence per share
Interim Ordinary Dividend:                               1.5865 pence per share  
 




Ex-Dividend Date:


13 August 2020




Record Date:


14 August 2020




Payment Date:


28 August 2020




 
The dividend reflects an annualised payment of 6.68 pence per share and a dividend yield of 6.1% based on the 4 August 2020 closing share price of 109.8 pence.
 
The Company had 457,487,640 ordinary shares in issue at 30 June 2020 and has not issued or bought back any shares since that date.
 
Shareholders entitled to elect to receive distributions without deduction for withholding tax may complete the declaration form which is available on request from the Company through the contact details provided on its website www.targethealthcarereit.co.uk, or from the Company's registrar. Shareholders who qualify for gross payments are, principally, UK resident companies, certain UK public bodies, UK charities, UK pension schemes and the managers of ISAs, PEPs and Child Trust Funds, in each case subject to certain conditions. Individuals and non-UK residents do not qualify for gross payments of distributions and should not complete the declaration form.  
 
 
Investor relations
 
Shareholders will find the latest Group information at its website: https://www.targethealthcarereit.co.uk/
 
 
LEI: 213800RXPY9WULUSBC04
 
ENDS
 
Enquiries:
 
Kenneth MacKenzie; Gordon Bland
Target Fund Managers Limited
01786 845 912
 
Mark Young; Mark Bloomfield 
Stifel Nicolaus Europe Limited
020 7710 7600
 
Dido Laurimore; Claire Turvey; Richard Gotla
FTI Consulting
020 3727 1000
TargetHealthcare@fticonsulting.com 
 
 
Notes to editors:
UK listed Target Healthcare REIT plc (THRL) is an externally managed Real Estate Investment Trust which provides shareholders with an attractive level of income, together with the potential for capital and income growth, from investing in a diversified portfolio of modern, purpose-built care homes.
The Group's portfolio at 30 June 2020 comprised 73 assets let to 27 tenants with a total value of £617.6 million. 
The Group invests in modern, purpose-built care homes that are let to high quality tenants who demonstrate strong operational capabilities and a strong care ethos. The Group builds collaborative, supportive relationships with each of its tenants as it believes working in this way helps raise standards of care and helps its tenants build sustainable businesses. In turn, that helps the Group deliver stable returns to its investors. 
Important information
 
The information contained within this announcement is deemed by the Company to constitute inside information as stipulated under the Market Abuse Regulations (EU) No. 596/2014. Upon the publication of this announcement via Regulatory Information Service this inside information is now considered to be in the public domain.
 
APPENDIX
 
1.     Analysis of movement in EPRA NAV
 
The following table provides an analysis of the movement in the unaudited EPRA NAV per share for the period from 1 April 2020 to 30 June 2020:
 




 


Pence per share


 




EPRA NAV per share as at 31 March 2020


                  108.0


 




 


 


 




Revaluation gains / (losses) on investment properties


0.6


 




Revaluation gains / (losses) on assets under construction^


-


 




Movement in revenue reserve 


1.2


 




Third interim dividend payment for the year to 30 June 2020


(1.7)


 




EPRA NAV per share as at 30 June 2020


108.1


 




Percentage change in the 3-month period


0.1%                


 




 
The EPRA NAV provides a measure of the fair value of a company on a long-term basis. At 30 June 2020, due to the low valuation ascribed to the Group's remaining interest rate derivative contract used to hedge its exposure to variable interest rates, which is excluded from the calculation of the EPRA NAV, the NAV calculated under International Financial Reporting Standards was 108.0 pence per share.
 
^Consistent with standard valuation practice for assets under construction, the carrying value of these assets is calculated by the valuer through application of a discount to accumulated costs to date. This discount varies depending on factors such as the remaining development time. As the asset progresses towards completion, the discount that has been applied is unwound.




 


 


 


 


 


 




2.     Summary balance sheet (unaudited)
 


 




 


Jun-20


Mar-20


Dec-19


Sep-19




 


£m


£m


£m


£m




Property portfolio*


617.6


613.4


589.9


511.4




Cash


36.4


31.1


31.8


116.4




Net current assets / (liabilities)*


(7.7)


(8.3)


7.9


(4.1)




Bank loans


(152.0)


(142.0)


(135.0)


(130.0)




Net assets


494.3


494.2


494.6


493.7




 


 


 


 


 




EPRA NAV per share (pence)


108.1


108.0


108.1


107.9



 
 
 
 
 
 
 
 
 



 
*Properties within the portfolio are stated at the market value provided by the external valuer and the IFRS effects of fixed/guaranteed minimum rent reviews are not reflected.
 
The next quarterly valuation of the property portfolio will be conducted by Colliers International Healthcare Property Consultants Limited during September 2020 and the unaudited EPRA NAV per share as at 30 September 2020 is expected to be announced in October 2020.
 
3.     EPRA NIY profiles and unwind of rent-free periods
 
The Group currently has four assets with rent-free periods. As these unwind, assuming no other changes including inter alia the portfolio valuation or rental profile, the EPRA yield profiles for the portfolio will be as follows:
 




 


30 June
2020


30 September
2020


31 December
2020


31 March
2021




EPRA topped-up NIY


6.04%


6.04%


6.04%


6.04%




EPRA NIY


5.69%


5.76%


5.85%


6.04%




Contractual rent (£m)


39.0


39.0


39.0


39.0




Passing rent (£m)


36.7 


37.2 


37.8


39.0




 


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  END
 
 
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