New Zealand Professional Investment Services Firm, Forsyth Barr

Forsyth Barr

New Zealand Professional Investment Services Firm

We are proud to be a New Zealand owned firm, with 21 offices throughout the country and over 300 employees. We assist personal, institutional and corporate clients providing a full range of investment services.

Forsyth Barr is a foundation New Zealand Exchange firm (NZX) and accredited market participant. We have been confirmed by the Financial Markets Authority as a Qualifying Financial Entity (QFE).

Research is the cornerstone of our advice. We have one of New Zealand's leading teams of analysts. Our global affiliations ensure comprehensive research coverage of all major investment markets.

Equity Bottom-Up

<h2>Stride Property</h2>
Striding out the Industrial Legs
Stride Property Group (SPG) and JP Morgan Asset Management (JPAM) have entered into a conditional joint venture to develop an industrial property investment management product, Industre Property. SPG has re-iterated the existing flat dividend guidance of 9.91 cps for FY20 and we have not made any changes to our forecasts at this point. SPG’s strategic intentions to create funds management vehicles have been well flagged. SPG continues to build its scale and expertise in funds management and this is a point of difference with NZ’s largely vanilla REIT market.&nbsp; NEUTRAL
Industrial benefits take centre stage
This Special Purpose Vehicle (SPV) intends to invest strictly in the Industrial sector across the NZ property market, overweight to the Auckland region. Industre will be managed by Stride Investment Management Limited (SIML). Industre will absorb SPG’s entire 11 property industrial portfolio, coupled with a further 2 properties that will be acquired upon practical completion, presenting an aggregate expected value of NZ$362.2m.
As a sector specific investment vehicle, Industre is mandated to invest solely in industrial properties. Strategically, the introduction of Industre ideally positions SPG to gain further exposure to the favourable dynamics at play in the industrial property sector; an area that is experiencing robust tenant demand, historically high occupancy rates, firm cap rates, and consequently elevated valuations.&nbsp;
Structure for Stride
JPAM (as adviser to a group of international investors) has made an NZ$185m equity commitment to Industre over the first two years, with immediate contributions totalling NZ$70 million. This additional NZ$115m of committed capital will provide Industre with the capacity to fund initial portfolio growth through development and acquisitions. SPG’s initial holding in Industre will be ~70%, with intentions to reduce over time to ~25% as JPAM gradually increases its equity investment to become the majority stakeholder in the investment vehicle. If available funds are fully utilized this would take the value of the portfolio (based on current values) to approximately NZ$550m.
No changes to our numbers at this stage, SPG delivers to strategy
While initial agreements have been signed, the commencement of this JV has a number of material conditions to be finalised. SPG has re-iterated the existing flat dividend guidance of 9.91 cps for FY20 and the terms of the management arrangements for the JV are in line with its other funds. SPG continues to deliver to its strategy to build scale and expertise in funds management.&nbsp;&nbsp;&nbsp;
<div class="content-highlight">
Investment View
We remain positive on the medium-term potential of SPG’s funds management platform which we view as scalable, albeit this is being overshadowed by cost pressures in the near-term. Management continues to execute well on portfolio initiatives, generating solid returns on redevelopment projects. Consistent with peers, SPG is paying out above adjusted funds from operations (AFFO), which is reflected in a flat DPS profile. In our view SPG is fairly valued versus property peers. NEUTRAL.&nbsp;
</div>
Jeremy Simpson, CFA
jeremy.simpson@forsythbarr.co.nz
+64 9 368 0022

Stride Property
Striding out the Industrial Legs
Stride Property Group (SPG) and JP Morgan Asset Management (JPAM) have entered into a conditional joint venture to develop an industrial property investment management product, Industre Property. SPG has re-iterated the existing flat dividend guidance of 9.91 cps for FY20 and we have not made any changes to our forecasts at this point. SPG’s strategic intentions to create funds management vehicles have been well flagged. SPG continues to build its scale and expertise in funds management and this is a point of difference with NZ’s largely vanilla REIT market.&nbsp; NEUTRAL
Industrial benefits take centre stage
This Special Purpose Vehicle (SPV) intends to invest strictly in the Industrial sector across the NZ property market, overweight to the Auckland region. Industre will be managed by Stride Investment Management Limited (SIML). Industre will absorb SPG’s entire 11 property industrial portfolio, coupled with a further 2 properties that will be acquired upon practical completion, presenting an aggregate expected value of NZ$362.2m.
As a sector specific investment vehicle, Industre is mandated to invest solely in industrial properties. Strategically, the introduction of Industre ideally positions SPG to gain further exposure to the favourable dynamics at play in the industrial property sector; an area that is experiencing robust tenant demand, historically high occupancy rates, firm cap rates, and consequently elevated valuations.&nbsp;
Structure for Stride
JPAM (as adviser to a group of international investors) has made an NZ$185m equity commitment to Industre over the first two years, with immediate contributions totalling NZ$70 million. This additional NZ$115m of committed capital will provide Industre with the capacity to fund initial portfolio growth through development and acquisitions. SPG’s initial holding in Industre will be ~70%, with intentions to reduce over time to ~25% as JPAM gradually increases its equity investment to become the majority stakeholder in the investment vehicle. If available funds are fully utilized this would take the value of the portfolio (based on current values) to approximately NZ$550m.
No changes to our numbers at this stage, SPG delivers to strategy
While initial agreements have been signed, the commencement of this JV has a number of material conditions to be finalised. SPG has re-iterated the existing flat dividend guidance of 9.91 cps for FY20 and the terms of the management arrangements for the JV are in line with its other funds. SPG continues to deliver to its strategy to build scale and expertise in funds management.&nbsp;&nbsp;&nbsp;

Investment View
We remain positive on the medium-term potential of SPG’s funds management platform which we view as scalable, albeit this is being overshadowed by cost pressures in the near-term. Management continues to execute well on portfolio initiatives, generating solid returns on redevelopment projects. Consistent with peers, SPG is paying out above adjusted funds from operations (AFFO), which is reflected in a flat DPS profile. In our view SPG is fairly valued versus property peers. NEUTRAL.&nbsp;

Jeremy Simpson, CFA
jeremy.simpson@forsythbarr.co.nz
+64 9 368 0022

Stride Property: Striding Out the Industrial Legs

<h2>Real Estate Reflections — 177th&nbsp;Ed</h2>
September 2019 — Spring has Sprung
Despite August being a month which traditionally sees the least sun, the LPV sector was as luminous as ever, mirroring the performance that has preceded it in 2019. The sector ticked up +3.1% in August, with an historic 50bps OCR cut fuelling the continued success. August saw three LPVs announce results, all of which were largely inline with our forecasts. Our preferred LPVs are VHP (OUTPERFORM), KPG (OUTPERFORM), and IPL (OUTPERFORM).&nbsp;Target prices upgraded with new WACCs — little change to relative investment ratings
We have adopted our new risk free rate of 2% (down from 2.75%) and market risk premium of 7.5% (down from 7.75%) which is being rolled out across our research coverage universe. Given the relatively low asset betas in the listed property sector this has had a material positive impact on our DCF valuations. The level of impact on our target prices is less significant, but still material, given our target price is a 50% blend of our DCF valuations and our unchanged NAV valuations. While our target prices have lifted by +7% to +17% it has had little impact on our investment ratings. This is because our investment ratings are relative to the sector, not the wider equity market. We have downgraded AUG to NEUTRAL and upgraded KPG to OUTPERFORM reflecting relative valuation appeal after recent share price moves.
Property: the gift that keeps on giving
Other than the three steady results, activity in the sector was relatively subdued and yet the S&amp;P/NZX50 gross property benchmark was still up +3%, bringing the YTD return to an impressive +30%. Low interest rates continue to be the key driver of this return; however, property fundamentals remain very robust in terms of vacancy, rental growth, and supply and demand dynamics.
Revaluations a continued feature
The fears of a progressively weakening macro backdrop are yet to eventuate in reduced demand for prime industrial or office space. Rental growth and cap rate compression assisted the +6.2% revaluation gain for PCT, whilst VHP’s NTA lifted +2% to NZ$2.31 on the back of revaluation gains which were negatively affected by unfavourable financial derivative movements. PFI’s NTA per share of NZ$1.83 per share was up +3% on the back of a pleasing +8.8% interim revaluation gain to 13 properties in its portfolio.
Figure 1. NZ Listed property sector summary
<table class="table table-striped">
<thead>
<tr>
<td>
LPV
</td>
<td>
Code
</td>
<td>
Rating
</td>
<td>
Price
</td>
<td>
Target
</td>
<td>
Gross
</td>
<td>
AFFO
</td>
<td>
P/NAV
</td>
</tr>
</thead>
<tbody>
<tr>
<td>
&nbsp;
</td>
<td></td>
<td></td>
<td>
4-Sep
</td>
<td>
price
</td>
<td>
yield
</td>
<td>
yield
</td>
<td></td>
</tr>
<tr>
<td>
Asset Plus
</td>
<td>
APL
</td>
<td>
NEUTRAL
</td>
<td>
$0.64
</td>
<td>
$0.65
</td>
<td>
8.1%
</td>
<td>
5.1%
</td>
<td>
97%
</td>
</tr>
<tr>
<td>
Argosy Property
</td>
<td>
ARG
</td>
<td>
NEUTRAL
</td>
<td>
$1.48
</td>
<td>
$1.35
</td>
<td>
6.1%
</td>
<td>
4.2%
</td>
<td>
114%
</td>
</tr>
<tr>
<td>
Augusta Capital
</td>
<td>
AUG
</td>
<td>
NEUTRAL
</td>
<td>
$1.51
</td>
<td>
$1.38
</td>
<td>
6.0%
</td>
<td>
4.8%
</td>
<td>
108%
</td>
</tr>
<tr>
<td>
Goodman Property
</td>
<td>
GMT
</td>
<td>
UNDERPERFORM
</td>
<td>
$2.18
</td>
<td>
$1.79
</td>
<td>
4.4%
</td>
<td>
2.9%
</td>
<td>
130%
</td>
</tr>
<tr>
<td>
Investore
</td>
<td>
IPL
</td>
<td>
OUTPERFORM
</td>
<td>
$1.94
</td>
<td>
$1.85
</td>
<td>
5.6%
</td>
<td>
3.9%
</td>
<td>
116%
</td>
</tr>
<tr>
<td>
Kiwi Property Group
</td>
<td>
KPG
</td>
<td>
OUTPERFORM
</td>
<td>
$1.64
</td>
<td>
$1.62
</td>
<td>
6.1%
</td>
<td>
4.0%
</td>
<td>
106%
</td>
</tr>
<tr>
<td>
Precinct Properties
</td>
<td>
PCT
</td>
<td>
NEUTRAL
</td>
<td>
$1.87
</td>
<td>
$1.60
</td>
<td>
4.8%
</td>
<td>
3.2%
</td>
<td>
120%
</td>
</tr>
<tr>
<td>
Property for Industry
</td>
<td>
PFI
</td>
<td>
NEUTRAL
</td>
<td>
$2.40
</td>
<td>
$2.00
</td>
<td>
4.5%
</td>
<td>
3.2%
</td>
<td>
122%
</td>
</tr>
<tr>
<td>
Stride Property
</td>
<td>
SPG
</td>
<td>
NEUTRAL
</td>
<td>
$2.35
</td>
<td>
$2.18
</td>
<td>
6.1%
</td>
<td>
3.9%
</td>
<td>
114%
</td>
</tr>
<tr>
<td>
Vital Healthcare
</td>
<td>
VHP
</td>
<td>
OUTPERFORM
</td>
<td>
$2.67
</td>
<td>
$2.69
</td>
<td>
4.9%
</td>
<td>
3.0%
</td>
<td>
115%
</td>
</tr>
<tr>
<td>
Core simple average
</td>
<td></td>
<td></td>
<td></td>
<td></td>
<td>
5.3%
</td>
<td>
3.5%
</td>
<td>
117%
</td>
</tr>
</tbody>
</table>
Source: Forsyth Barr analysis, Company Reports&nbsp;
Jeremy Simpson, CFA
jeremy.simpson@forsythbarr.co.nz
+64 9 368 0022

Real Estate Reflections — 177th&nbsp;Ed
September 2019 — Spring has Sprung
Despite August being a month which traditionally sees the least sun, the LPV sector was as luminous as ever, mirroring the performance that has preceded it in 2019. The sector ticked up +3.1% in August, with an historic 50bps OCR cut fuelling the continued success. August saw three LPVs announce results, all of which were largely inline with our forecasts. Our preferred LPVs are VHP (OUTPERFORM), KPG (OUTPERFORM), and IPL (OUTPERFORM).&nbsp;Target prices upgraded with new WACCs — little change to relative investment ratings
We have adopted our new risk free rate of 2% (down from 2.75%) and market risk premium of 7.5% (down from 7.75%) which is being rolled out across our research coverage universe. Given the relatively low asset betas in the listed property sector this has had a material positive impact on our DCF valuations. The level of impact on our target prices is less significant, but still material, given our target price is a 50% blend of our DCF valuations and our unchanged NAV valuations. While our target prices have lifted by +7% to +17% it has had little impact on our investment ratings. This is because our investment ratings are relative to the sector, not the wider equity market. We have downgraded AUG to NEUTRAL and upgraded KPG to OUTPERFORM reflecting relative valuation appeal after recent share price moves.
Property: the gift that keeps on giving
Other than the three steady results, activity in the sector was relatively subdued and yet the S&amp;P/NZX50 gross property benchmark was still up +3%, bringing the YTD return to an impressive +30%. Low interest rates continue to be the key driver of this return; however, property fundamentals remain very robust in terms of vacancy, rental growth, and supply and demand dynamics.
Revaluations a continued feature
The fears of a progressively weakening macro backdrop are yet to eventuate in reduced demand for prime industrial or office space. Rental growth and cap rate compression assisted the +6.2% revaluation gain for PCT, whilst VHP’s NTA lifted +2% to NZ$2.31 on the back of revaluation gains which were negatively affected by unfavourable financial derivative movements. PFI’s NTA per share of NZ$1.83 per share was up +3% on the back of a pleasing +8.8% interim revaluation gain to 13 properties in its portfolio.
Figure 1. NZ Listed property sector summary




LPV


Code


Rating


Price


Target


Gross


AFFO


P/NAV






&nbsp;




4-Sep


price


yield


yield





Asset Plus


APL


NEUTRAL


$0.64


$0.65


8.1%


5.1%


97%




Argosy Property


ARG


NEUTRAL


$1.48


$1.35


6.1%


4.2%


114%




Augusta Capital


AUG


NEUTRAL


$1.51


$1.38


6.0%


4.8%


108%




Goodman Property


GMT


UNDERPERFORM


$2.18


$1.79


4.4%


2.9%


130%




Investore


IPL


OUTPERFORM


$1.94


$1.85


5.6%


3.9%


116%




Kiwi Property Group


KPG


OUTPERFORM


$1.64


$1.62


6.1%


4.0%


106%




Precinct Properties


PCT


NEUTRAL


$1.87


$1.60


4.8%


3.2%


120%




Property for Industry


PFI


NEUTRAL


$2.40


$2.00


4.5%


3.2%


122%




Stride Property


SPG


NEUTRAL


$2.35


$2.18


6.1%


3.9%


114%




Vital Healthcare


VHP


OUTPERFORM


$2.67


$2.69


4.9%


3.0%


115%




Core simple average






5.3%


3.5%


117%




Source: Forsyth Barr analysis, Company Reports&nbsp;
Jeremy Simpson, CFA
jeremy.simpson@forsythbarr.co.nz
+64 9 368 0022

Real Estate Reflections — 177th Ed: September 2019 — Spring Has Sprung

New Zealand

Stride Stapled Group operates as a real estate investment company. The Company invests in a portfolio of places with enduring demand, as well as acquires retail properties. Stride Stapled conducts business in New Zealand.

Price Gauge
52-week Range	0.00 - 0.00
Market Cap (USDm)	0.00
P/E	0.00
Dividend (Yield)	0.00

Stride Property (SPG NZ)

Stride Property: Striding Out the Industrial Legs

Stride Property Striding out the Industrial Legs Stride Property Group (SPG) and JP Morgan Asset Management (JPAM) have entered into a conditional...

Forsyth Barr

Real Estate Reflections — 177th Ed: September 2019 — Spring Has Sprung

Real Estate Reflections — 177th Ed September 2019 — Spring has Sprung Despite August being a month which traditionally sees the least sun, the LPV...

Forsyth Barr

Price Gauge

52-week Range

Market Cap (USDm)

P/E

Dividend (Yield)