Business Strategy and Outlook:
Hotel Property Investments generates predictable and growing revenue, with long-term leases and contracted rental increases getting a boost from the recent uptick in inflation. But the no-moat REIT also faces material risks. The main tenant is highly geared and faces threats from COVID-19 lockdowns and social distancing rules. Overall, the stock is considered to be fairly valued, with fair value estimate of AUD 3.10 per unit. Hotel Property Investments offers a forecast fiscal 2022 yield of 6% with modest growth potential. It has a long weighted average lease term of over 10 years and mostly triple-net leases that see the tenant pay for most property costs, including maintenance capital expenditure. Lease expiries are relatively well spread, with just 13% expiring in the five years to 2026 and a further 40% in the five years thereafter. In fiscal 2021, occupancy was 100%.
Another key positive is that contracted rental growth is high relative to most REIT peers. Two thirds of leases have annual rent uplifts of the lesser of 4% or twice the average of the last five years’ CPI inflation. However, rents reset to fair market rates when leases expire so actual rent growth over the long term is unlikely to be as strong as contracted rental uplifts suggest.
Financial Strength:
Hotel Property Investments’ credit metrics are relatively aggressive, with debt/assets of about 38%. This is significantly higher than peers, such as BWP at less than 20%.
Despite being mostly exposed to Queensland, which has so far experienced only minor impacts from COVID-19, Hotel Property Investments agreed to defer AUD 7.5 million of rent —equivalent to 12% of annual net rental income—for the main tenant for the period from April 2020 to September 2020. In addition, smaller tenants forced to close during lockdowns had rents abated, but this amounted to a negligible AUD 0.1 million in fiscal 2021. Further deferrals and abatements can’t be ruled out as lockdowns are a likely tool to control the spread of new variants. With interest rates currently low, the trust has been actively acquiring properties, including nine in fiscal 2021. The combination of acquisitions and rising property valuations have doubled the value of Hotel Property Investments’ property portfolio in the past eight years. Capitalisation rates are likely to ease lower in the near term to reflect recent market evidence, pushing book values up a little further.
Company Profile:
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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Any advice/ information provided is general in nature only and does not take into account the personal financial situation, objectives or needs of any particular person.