- Cap rates and asset valuations need to be adjusted for negative domestic economic data points around the consumer, which is a risk for VCX.
- High-quality property portfolio (high occupancy, consistent rental growth, etc.) with portfolio repositioning that makes it resilient to a declining retail sales environment.
- A strong development pipeline is in place to fuel growth at a reasonable starting yield and IRR.
- The retail climate is challenging, and is anticipated to stay so for the next 12 months, as households continue to be hampered by high debt levels and a lack of wage growth, despite stable unemployment in the eastern states.
- Strong specialty growth across retail categories, particularly Luxury retailers (+30.2 percent in the year ending December 2019).
Key Risks
- The Corona virus has an impact on consumer attitude and retail outlets, which has an impact on VCX tenants.
- Interest rate hikes have a negative impact on the company’s cost of debt and consumer spending in the retail industry.
- Increased unemployment leads to lower consumer retail spending, which has an impact on rental growth and property valuations. Inability to mitigate consequences that arise from weak retail environment.
- Property fundamentals are weaker than projected.
- Tenancy risk/retailer failures result in more vacancies across the asset portfolio (e.g., Dick Smith) and a negative impact on profitability.
- Delays in the development timetable and project cost overruns.
- Any drop in interest in bond-proxy stocks among investors.
FY21 Results Highlights
Funds from operations (FFO) increased to $558.8 million, or 12.28 cents per share, from $520.3 million, or 13.66 cents per share, in FY20, owing to significant Net Property Income (NPI) growth of +8.7% to $743.4 million. The statutory net loss after tax was $258.0 million (compared to $1,801.0 million in FY20) and included a $642.7 million non-cash net property valuation loss. For 2H21, a final DPS of 6.6cps was declared. “4.1 cents attributed to Vicinity’s typical earnings in 2H21 and 2.5 cents attributable to other one-off events recognised over the year,” including “reversal of waivers and allowances recognised in FY20, lower net interest costs,” made up the 6.6 cents.
Due to higher than expected NPI in June 2021, the FY21 dividend of 10.0cps equalled to a payout ratio of 93.7 percent of Adjusted FFO (AFFO), which was an improvement from 7.7cps, payout ratio 69.3 percent in FY20, but somewhat below the goal range of 95 percent -100 percent. VCX’s balance sheet remained robust, with a low gearing of 23.8 percent, investment-grade credit ratings of A/stable (S&P) and A2/stable (Moody’s), $2.4 billion in liquidity, and no debt maturing until FY23. The weighted average debt term of VCX is 4.4 years, while the drawn debt maturity is 5.8 years.
Company Description
Vicinity Centres Ltd (VCX) is an ASX-listed real estate investment trust (REIT) with a strong retail portfolio and a well-integrated asset management platform. Vicinity Centres owns or has an interest in the following prominent retail assets: Chatswood Chase (NSW), Chad stone Shopping Centre (VIC), DFO South Wharf (VIC), Queens Plaza (QLD), Emporium Melbourne (VIC), and DFO Home Bush (VIC) (NSW). The merging of Federation Centres and Novion Property Group resulted in VCX.
General Advice Warning
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.