Hotel Property Investments’ Distribution Outlook is Depressed by Rising Interest Rates

Business Strategy & Outlook:

A key attraction of Hotel Property Investments is favorable lease terms that provide predictable above-inflation rental income from long-term leases to joint venture entity Queensland Venue Company, which is an agreement between supermarket giant Coles and private equity owned (Kohlberg Kravis Roberts) Australian Venue Company. AVC manages the day-to-day operations of the hotels, with Coles needing the hotel licenses to operate its liquor retailing business under restrictive Queensland laws. There is ongoing uncertainty around Coles’ longer-term strategy regarding its liquor business following competitor Woolworth’s decision to exit its liquor and hotel businesses. Close to 90% of Hotel Property’s freehold properties are in Queensland, predominantly pubs that are leased to QVC. The joint venture leases generate about 90% of Hotel Property’s rental income.

Since annual rents are not linked to earnings, investors do not generally benefit from the upside of stronger pub operating performance and face the downside risk of the joint venture not renewing leases on poorly performing pubs. Although this risk has been substantially alleviated due to the renewal of most leases for an extended 10- to 15-year period. The further trade-off is the defensive nature of the long lease terms, and strong tenants that generate above-inflation rentals with low maintenance costs. Most properties are on attractive triple-net lease terms where the tenant is responsible for most expenses other than land tax in Queensland, which recently increased. The portfolio currently has a weighted average lease term of about 10 years. Hotel Property is the ultimate holder of hotel licenses on most properties. These licenses allow the sale of liquor at up to three detached bottle shops within 10 kilometers of the main premises. Licenses revert to Hotel Property at the end of the lease term with respect to most pubs. Where the joint venture owns the license but opts to terminate the lease, Hotel Property has right of first refusal over the license at a preset price tied to trading data at that time.

Financial Strengths:

Hotel Property is in sound financial health, with gearing (debt less cash/total assets less cash) of about 39% in early 2022, well below covenant gearing of 60% and within its target gearing of between 35% and 45%. It is also comfortably meeting its interest cover covenant of 1.5 times, with current interest cover (earnings before interest and tax/interest expense) of above 3.9 times. Debt maturity profile is fairly long at 4.6 years. The recent precipitous fall in interest rates should alleviate interest costs because about 40% of its debt is on floating rates.

Bulls Say:

Hotel Property Investments’ distribution yield is higher than most Australian REIT peers, supported by most contracted annual rental increases averaging the lesser of 2 times CPI or 4%.
Rental income is underpinned by long lease terms.
Liquor and most gaming licenses are retained by Hotel Property when leases expire. This is a contingent asset that should be a draw-card for potential pub tenants in the absence of adverse regulatory changes.

Company Description:

Hotel Property Investments is an Australian REIT with a portfolio of freehold pub properties primarily in Queensland. Its portfolio is almost exclusively leased to Queensland Venue Company on triple-net long-term leases where the tenant is responsible for outgoings (except land tax in Queensland), resulting in relatively low maintenance expenses. Most leases also provide for annual rental increases typically at the lower of 4% or two times the average of the last five years consumer price index.

(Source: Morningstar)

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