Centuria Industrial REIT threatened by declining disparity between capitalisation rates and bond yields

Business Strategy and Outlook

Centuria Industrial REIT is an externally managed Australian real estate investment trust. It owns a portfolio of 84 industrial properties, including distribution centres, manufacturing facilities, and data centres. About 82% of the portfolio by value is in urban infill areas of the major cities, with good prospects for rental growth and potentially redevelopment over the long term for higher and better use, including multi storey industrial, mixed use, residential, healthcare, or bulky goods retail.

Revenue is defensive and growing. The trust earns rental income from a wide variety of tenants across multiple industries. Weighted average lease term is long, with typically 5% to 15% of leases expiring each year. In fiscal 2022, close to 80% of leases have fixed rent reviews averaging 2.8%, with most other leases linked to CPI inflation. Excluding a handful of properties with very long leases, portfolio rents are close to 10% below market, suggesting positive rent reversion as leases expire. All this adds up to a positive outlook for revenue.

As with other REITs, operating profit margins are high, but operating costs tend to grow in line with revenue. The trust’s main costs are direct property expenses (which are mostly recovered from tenants under net leases), responsible entity fees, and interest expense. Responsible entity fees paid to the external manager Centuria Capital Group (ASX: CNI) are linked to portfolio size and have tripled in the past five years on rising property values and acquisitions. The trust’s strategy is relatively aggressive. Although the current level of financial leverage is acceptable, the distribution payout ratio exceeds underlying earnings, interest rate hedging is limited, and management plans to undertake more acquisitions despite being late in the property cycle.

Financial Strength

Centuria Industrial REIT is in sound financial health. At December 2021, gearing was 31%, toward the bottom of its 30% to 40% target range and well below the 50% covenant limit. Likewise, interest cover of 5.7 times is comfortably above the 2 times covenant limit. These measures have been aided by extraordinarily low interest rates and high property values. Other credit metrics appear more aggressive, though are not a major concern. For example, net debt/EBITDA of 7 to 8 times for the medium term is forecasted, broadly in line with most AREIT peers. The trust has a Baa2 issuer credit rating from Moody’s Investors Service. Average debt duration is relatively long at 4.8 years and the trust has only modest debt maturities in the next couple of years. But limited interest rate hedging means the trust is exposed to rising interest rates–weighted average hedge maturity is 2.6 years. The trust is expected to pay out about 95% of funds from operations, which is aggressive as FFO ignores such things as maintenance capital expenditure, leasing incentives, and debt establishment costs. Distributions are anticipated to exceed underlying earnings by about 10%, which could be unmaintainable if property values stop rising. The trust’s portfolio has grown rapidly via acquisitions, requiring substantial equity raisings. Units on issue have increased more than six-fold since 2014.

Bulls Say’s

Revenue growth is underpinned by long leases with fixed or CPI-linked rent reviews.
Very low market vacancies in Sydney and Melbourne suggest strong re-leasing spreads.
About 80% of the portfolio is in urban infill areas, which benefit from supply constraints and superior demand from industrial tenants because of good access to customers and employee bases.

Company Profile

Centuria Industrial REIT owns a AUD 4 billion portfolio of industrial properties, including distribution centres, manufacturing facilities, and data centres. Melbourne and Sydney are its biggest markets at more than a third of portfolio value each, followed by Brisbane, Perth and Adelaide. The trust is externally managed by Centuria Capital Group.

(Source: MorningStar)

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