Investment Trust Dividends

Month: February 2024 (Page 2 of 16)

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EARNINGS AND DIVIDENDS

·      Adjusted earnings per share increased by 3.0% to 6.8p (2022: 6.6p) marginally ahead of analyst consensus

·      IFRS earnings per share decreased by 52.4% to 2.0p (2022: 4.2p) reflecting non-cashflow losses arising on the valuation of the Group’s property portfolio, convertible bond and interest rate derivatives

·      Contracted annualised rent roll increased by 3.8% to £150.8 million (31 December 2022: £145.3 million)

·      Additional annualised rental income on a like-for-like basis of £4.3 million or 3.0% from rent reviews and asset management projects (2022: £3.3 million or 2.4%)

·      EPRA cost ratio 10.7% (2022: 9.9%), representing one of the lowest in the UK REIT sector

·      Quarterly dividends totalling 6.7 pence (2022: 6.5 pence) per share distributed in the year, a 3.1% increase

·      First quarterly dividend of 1.725 pence per share declared and paid on 23 February 2024, equivalent to 6.9 pence on an annualised basis and a 3.0% increase over the 2023 dividend per share, marking the Company’s 28th consecutive year of dividend growth

·      The Company intends to maintain its strategy of paying a progressive, fully covered dividend.

AIRE

Chairman’s Statement

Overview

I am pleased to present the unaudited half-yearly report of Alternative Income REIT plc (the Company) together with its subsidiaries (the Group) for the half year ended 31 December 2023.

During the period under review the Company’s portfolio was not immune to the sector wide downward movement in valuations and for the half year ended 31 December 2023 the Group’s net asset value fell by £2.1 million to £65.7 million (30 June 2023: £67.8 million). That said, our portfolio has shown some resilience as the valuation fall has, in the main part, been materially lower than the benchmark property indices and the Company’s peer group.

95.8% of the Group’s portfolio benefits from index-linked rent reviews, 35.9% on an annual basis. Combining this with a strong balance sheet, modest overheads and low fixed borrowing costs until 2025, helps ensure that the Company is well positioned to ride-out the current economic storm and to continue to deliver attractive, secure and progressive income to our shareholders. The biggest risk factor for the Group remains tenant default, although the Group has an excellent record of rent collection in recent years.

Portfolio Performance

The fair value of the Group’s property portfolio amounted to £103.3 million across 19 properties (30 June 2023: £107.0 million across 19 properties).  On a like for like basis, the Company’s property values decreased by £1.9 million or 1.8% for the half year ended 31 December 2023. The portfolio had a net initial yield of 6.9% at 31 December 2023 (30 June 2023: 6.6%), and a WAULT to the first break of 16.6 years (30 June 2023: 17.0 years) and a WAULT to expiry of 18.5 years (30 June 2023: 18.9 years).

Property Transactions

On 8 August 2023, the Company completed the sale of the Mercure City Hotel, Ingram Street, Glasgow, for a total consideration of £7.5 million to the current tenant, S Hotels & Resorts (UK) Limited. This property represented 6.5% of the Group’s portfolio capital valuation at 30 June 2023. The disposal represented a 7.9% premium above the book value at 30 June 2023 and a net exit yield of 8.9%. The sale proceeds are being reinvested, firstly, through the acquisition of the Virgin Active in Ockley Road, Streatham for £5.5 million (gross of acquisition costs) with the transaction completed on 18 December 2023 and the Group is looking to reinvest the remaining proceeds in another property by the end of March 2024.

Dividends & Earnings

The Company declared increased interim dividends totalling 2.85pps in respect of the half year ended 31 December 2023 (half year ended 31 December 2022: 2.75pps). Dividends declared for the Period are in line with the Board’s target annual dividend of at least 5.9pps , which is expected to be fully covered.

As set out in Note 8 to the Condensed Consolidated Financial Statements, these dividends were marginally uncovered by the Group’s EPRA Earnings  of 2.75pps (31 December 2022: 3.45pps), but were well covered by the Group’s Adjusted EPS  (representing cash) of 2.96pps (31 December 2022: 3.35pps). All dividends were paid as Property Income Distributions.

Financing

At 31 December 2023, the Group had fully utilised its £41 million loan facility with Canada Life Investments. The weighted average interest cost of the Group’s facility is 3.19% and the loan is repayable on 20 October 2025.

Discount

The discount of the Company’s share price to NAV at 31 December 2023 reduced to 12.4% from 23.1% at 30 June 2023. The Board monitored the discount level throughout the Period and has the requisite authority from shareholders to both issue and buy back shares.

SREI

Schroder Real Estate – NAV and Dividend for Quarter to 31 December 2023

For release 27 February 2024

Schroder Real Estate Investment Trust Limited

(‘SREIT’ or the ‘Company’)

NAV AND DIVIDEND ANNOUNCEMENT FOR THE QUARTER TO 31 DECEMBER 2023

Schroder Real Estate Investment Trust Limited (‘SREIT’ or the ‘Company’), the actively managed REIT focused on improving the sustainability performance of buildings to generate higher income, announces its net asset value (‘NAV’) and dividend for the quarter to 31 December 2023 and provides an update on portfolio activity.

Highlights:

·    NAV decline to £287.0 million or 58.7 pence per share (‘pps’) (30 September 2023: £296.0 million or 60.5 pps), driven by a 1.6% decline in capital growth, which compared to a 2.3% decline in capital growth for the MSCI UK Balanced Portfolios Quarterly Property Index

·    NAV total return of -1.6%

·    Announcement of an interim dividend of 0.836 pps for the period 1 October 2023 to 31 December 2023, and paid on 28 March 2024

·    Net loan to value of 36.6%, with an average interest cost on debt drawn of 3.5%, an average loan duration of 10.0 years and no debt maturities until June 2027

·    Continued leasing momentum since 1 October 2023 with 32 new lettings, renewals and rent reviews completed across 378,159 sq ft. This includes:

o  Two new lettings totalling 24,683 sq ft at the Company’s net zero warehouse on Stanley Green Trading Estate, 31% ahead of underwrite, demonstrating the rental premium for buildings with the highest sustainability credentials

o  85,814 sq ft lease renewal with the University of Law at Bloomsbury, 39% above the previous passing rent by December 2028

·    Disposed of an office asset, Coverdale House, in Leeds, for £3.8 million, at a 16% premium to the independent valuation as at 30 September 2023

·    Sustained outperformance versus the MSCI UK Balanced Portfolios Quarterly Property Index (the ‘Benchmark’) over three months, twelve months, three years and since inception in 2004

·    Strong shareholder support to change the investment objective and policy to formally include sustainability at the centre of the Company’s investment proposition, with a sustainability improvement and decarbonisation strategy focused on adapting existing buildings into those that are both modern and fit for purpose

Alastair Hughes, Chair of the Board, commented: “Despite continuing market uncertainty the Company remains well placed with an above average rental income profile and the longest duration, fixed-rate debt in the peer group. These factors enable us to continue paying an attractive dividend, with good visibility on future earnings growth. I am also delighted shareholders provided strong support to the evolution of our strategy which places sustainability at the centre of our investment proposition, and we will provide a detailed update on progress implementing this strategy in our forthcoming year end results.”

Nick Montgomery, Fund Manager, added: “This has been an encouraging period of leasing activity, with a high volume of deals closed and under offer. We are also working up a pipeline of new asset management initiatives to further grow earnings, with a focus on delivering projects to a high sustainability specification such as our Stanley Green operational net zero warehouse development.”

NAV

The unaudited NAV as at 31 December 2023 was £287.0 million, or 58.7 pps, a decrease of -3.0% compared with the NAV as at 30 September 2023 (£296.0 million, or 60.5 pps).

Including the quarterly dividend of 0.836 pps paid in December 2023, the NAV total return for the quarter was -1.6%.

Dividend payment

The Company announces an interim dividend of 0.836 pps for the period 1 October 2023 to 31 December 2023. The dividend payment will be made on 28 March 2024 to shareholders on the register at the record date of 8 March 2024. The ex-dividend date will be 7 March 2024.

The dividend of 0.836 pps will be wholly designated as an interim property income distribution (‘PID’).

Property portfolio

As at 31 December 2023, the underlying portfolio comprised 39 properties valued at £457.8 million. It generated an annual rent of £29.2 million, reflecting a net initial yield of 6.0%. The portfolio’s estimated rental value (‘ERV’) is £38.5 million per annum, reflecting a reversionary yield of 8.4%.

The void rate was 12.0% calculated as a percentage of ERV, and since the quarter end 2.9% of this has let or is under offer, and a further 0.7% undergoing refurbishment. The weighted average unexpired lease term, assuming all tenants vacate at the earliest opportunity, is 5.3 years.

XD dates this week

Thursday 29 February

abrdn Equity Income Trust PLC ex-dividend payment date
Alliance Trust PLC ex-dividend payment date
Brunner Investment Trust PLC ex-dividend payment date
City of London Investment Group PLC ex-dividend payment date
Downing Renewables & Infrastructure Trust PLC ex-dividend payment date
Fair Oaks Income Ltd ex-dividend payment date
Gabelli Merger Plus+ Trust PLC ex-dividend payment date
HICL Infrastructure PLC ex-dividend payment date
JLEN Environmental Assets Group Ltd ex-dividend payment date
North Atlantic Smaller Cos Investment Trust PLC ex-dividend payment date
Regional REIT Ltd ex-dividend payment date
Riverstone Credit Opportunities Income PLC ex-dividend payment date
Scottish American Investment Co PLC ex-dividend payment date
VH Global Sustainable Energy Opportunities PLC ex-dividend payment date
VPC Specialty Lending Investments PLC ex-dividend payment date
Warehouse REIT PLC ex-dividend payment date

RECI

U do not need to know how an engine works to drive a car.

All u need to know about RECI whilst they keep paying regular dividends.

Current yield 9.9%

Historically they have traded around their NAV, so as interest

rates fall the price may increase.

17% discount to NAV.

Renewable Infrastructure

Investing in renewable energy infrastructure with investment trusts

Closed-ended are a simple way to access the attractive income and defensive potential of renewables infrastructure…

David Kimberley

Kepler

Disclaimer

Disclosure – Non-Independent Marketing Communication

This is a non-independent marketing communication commissioned by Greencoat UK Wind. The report has not been prepared in accordance with legal requirements designed to promote the independence of investment research and is not subject to any prohibition on the dealing ahead of the dissemination of investment research.

Climate change, advances in technology and regulatory changes designed to foster the use of green energy have all contributed to increased investment in renewables infrastructure over the last decade.

That investment has been fuelled by demand from investors, who often find the potential for high, comparatively predictable levels of cashflow, which these investments typically produce, appealing.

However, for wealth managers or individual investors, investing in renewables infrastructure directly is close to impossible.

It’s for this reason that investment trusts have emerged as a popular way for investors to get exposure to the asset class.

Why invest in renewables infrastructure?

Before looking at why that’s the case it’s worth examining what the attractions of renewables infrastructure investment are.

Ultimately the combination of attractive levels of income and the potential for capital growth are what investors like about the sector. However, there are several features of renewables investment that underpin those two factors, which also explain why that’s the case.

1. Inelastic demand

Renewable infrastructure is ultimately about selling energy. Demand for energy is less sensitive to changes in price or the state of the wider economy.

In other words, the price of energy can rise substantially without a commensurate drop off in demand. Similarly, even if there is an economic downturn, demand for energy is unlikely to subside dramatically.

This means that renewables provide a level of defensiveness to investors. Although the price of energy can fluctuate, the end investor can say with a level of certainty that demand for that energy is not going to subside substantially.

2. Stable cash flows

Although, as noted, the price of energy is hard to predict and can fluctuate, the point remains that there are comparatively low levels of volatility in renewable infrastructure’s cash flows.

Beyond the fact that this can make the sector more attractive to income investors, for the actual direct investor in the infrastructure, it often means that the leverage used to finance transactions can be acquired at more attractive rates than in other sectors.

3. Long-term investment

Renewable energy infrastructure assets typically have long economic lives. They are usually capital intensive to set up, but once that is done, you typically have low operating costs, especially compared to hydrocarbons.

Again, this provides a degree of certainty to investors. They know that a given infrastructure asset has a certain useful life, over which time it can generate a fairly predictable amount of energy. This makes forecasting cashflows simpler than it would be compared to other asset classes.

4. Inflation-linked cashflows

Energy is a significant component that feeds into the inflation calculation. Rising prices boost the revenues of producers, and although this can eventually be counteracted by falling demand, demand is relatively inelastic. As such there is a natural inflation-hedging element to an investment in energy producers.

Additionally, many renewable energy providers also have contracts that contain direct inflation linkage. This means that if inflation does rise, renewable energy infrastructure operators’ cashflows increase in line with it. On the other hand, some renewable energy trusts fix the prices they receive for the energy they produce, so these revenues won’t rise along with wholesale energy prices.

The result is that the income renewable energy infrastructure assets produce can be much more resilient to the negative impact of inflation, and sometimes offer built-in upside sensitivity. A bit of research into each renewable infrastructure investment trust is necessary to understand its individual circumstances.

5. Low correlation with other asset classes

Renewables energy infrastructure performance has historically had a low correlation with traditional assets.

That is partly due to the stability of the cashflows, which such investments produce. Another factor is that capital valuations are appraisal-based, like private equity. This can ‘smooth’ out returns.

The result is that renewable energy infrastructure assets offer compelling diversification benefits to investors.

Why it’s difficult to invest in renewable energy infrastructure directly

As noted, investing in renewable energy infrastructure directly is effectively off limits for individual investors and wealth managers.

Fundamentally this is due to cost. If you are a private investor or wealth manager, you simply aren’t going to have the huge sums – potentially hundreds of millions of pounds – needed to make a direct investment in infrastructure.

Even if you could, then the odds are you would not have the time or expertise to manage what is more akin to a company than a ‘normal’ fund management business, investing in traditional assets. You would need to identify and evaluate investment opportunities and then manage the operation of renewables sites once you had invested.

It’s for this reason that investors tend to either invest in the shares of renewable energy companies that provide a level of indirect exposure to the sector or in different types of funds that invest in the sector directly.

Why investment trusts are an attractive way to invest in renewable energy infrastructure

There are more than 20 different investment trusts listed on the London Stock Exchange today that invest in renewable energy infrastructure, reflecting the fact that closed-ended funds have emerged as a popular and simple way for investors to get exposure to the asset class.

There are several reasons for that, which are largely due to how investment trusts are structured and regulated.

1. Easy to access illiquid asset classes

Investment trusts are structured as companies that list on the London Stock Exchange. Investors that want to get exposure to a trust’s portfolio simply have to buy its shares.

The important point to remember here is that, even though the value of those shares may reflect the value of the trust’s holdings, the trading of those shares does not necessitate buying or selling assets for the underlying portfolio. The two are separate.

This is obviously a huge benefit for investors in more illiquid assets like renewable energy infrastructure.

Firstly, the shares can be bought and sold easily. The fund managers are not going to have to sell off holdings to facilitate this process.

Share prices are also far more affordable than direct investment. Moreover, investors can customise their order size accordingly, so that their exposure to the asset class fits with the diversification goals of their wider portfolio.

2. Dividends

Investment trusts are required to pay out 85% of their income to shareholders. This makes them an attractive option for income investors, particularly in a highly cash generative sector like renewable energy infrastructure.

However, this also has another significant upside, namely that the remaining 15% can be kept in a revenue reserve. This can be used to smooth out dividend payments if there is any unexpected drop off in income.

3. Gearing

Investment trusts are able to use gearing, sometimes known as leverage. This is borrowed money that can be used to enhance returns and deliver a higher yield. However, it must be noted that the converse of this is also true and gearing can exacerbate losses if the fund manager makes the wrong call.

As noted, for renewables investment specifically, leverage can often be used at relatively attractive rates because there is a higher level of certainty with the cashflows that the sector produces.

Key points: investment trusts and renewable energy infrastructure

To sum that all up, investors tend to want exposure to renewable energy infrastructure because it often offers attractive levels of income, provides a level of defensiveness, and can act as a strong diversifier in a wider portfolio.

Investment trusts make investing in the sector much easier. The liquidity of trust shares mean it is far simpler for investors to buy and sell than it would be via direct holdings.

Moreover, the fact that equities are not ‘lumpy’ assets means order sizes can easily be customised to fit with the level of exposure an end investor wants. Again, this is simply not possible with direct investment.

Case study: Schroder Greencoat UK Wind (UKW)

Investment trust: Schroder Greencoat UK Wind

Launched: 2013

Manager: Stephen Lilley, Laurence Fumagalli (Matt Ridley)

Ongoing charges: 0.92% (2023)

Dividend policy: Pay an annual dividend increasing with RPI inflation

 launched in 2013. Since then it has been the top performing renewable energy infrastructure investment trust listed on the London Stock Exchange. That holds true over the five years to 31/01/2024 as well.

Managers Stephen Lilley and Laurence Fumagalli have been with the trust since launch, having played a pivotal role in establishing it. However, Laurence will be stepping down at the end of Q1 2023. His replacement is Matt Ridley, who has two decades of experience investing in renewable energy infrastructure and was Head of Private Markets at Schroders Greencoat.

UKW is currently the largest renewable energy infrastructure trust listed on the London Stock Exchange, with a market cap of £3.3bn at the time of writing. The trust owns a diversified portfolio of wind farms that operate across the United Kingdom.

1) What is the trust’s goal?

UKW aims to provide investors with an annual dividend that increases in line with RPI inflation while preserving the capital value of its investment portfolio in the long on a real basis through reinvestment of excess cashflow.

2) What does the manager invest in?

UKW invests in a diversified portfolio of UK wind farms.

3) How many holdings does the trust normally have?

UK currently has 49 investments in wind farms around the UK. There is no ‘normal’ number of assets here given the illiquidity of the portfolio. Investments are made with diversification in mind, with the overarching goal of delivering RPI-linked dividend growth, alongside capital preservation.

Because wind farms only have a finite life, the trust must reinvest cash to both preserve the requisite cashflows and maintain the real value of the NAV.

4) What is the trust’s dividend policy?

UKW aims to pay a dividend that increases in line with RPI inflation. Dividends are paid on a quarterly basis.

5) What are the trust’s ongoing charges?

UKW’s ongoing charges were 0.92% for 2023. The management fee structure comprises 1% on NAV (not gross assets), with a further 0.2% paid in equity (new shares issued at NAV or bought in the market and awarded at NAV) for NAV below £500m. The fee declines to 0.9% (and an equity fee of 0.1%) on NAV over £500m, 0.8% (no equity fee) over £1bn of NAV and 0.7% over £3bn.

6) Does the trust have a performance fee?

No, UKW does not have a performance fee.

7) Does the trust use gearing? Is it structural or opportunity-led?

UKW primarily uses structural gearing to make its investments. Long-term debt is used by the managers to boost total returns. However, UKW makes use of short-term gearing as well. This is typically used to acquire assets, which is then repaid through raising new equity capital or via surplus cashflows.

The Annuity option

Daily Express

Pensioners could get over £7,000 a year guaranteed income in retirement – can you claim?
Story by Temie Laleye

Sales of annuities in 2023 hit their highest levels since the introduction of pension freedoms in 2014, research from the Association of British Insurers (ABI) has found.

ABI found sales were £1.5 billion in the last quarter of the year, after a strong third quarter when sales were £1.4 billion.

The number of annuities bought rose by a third to 72,200 as interest rate hikes led to providers offering much better deals.

Annuities provide a guaranteed income until you die.

But they were shunned for years due to poor rates and restrictive conditions, and after gaining a bad reputation on the back of annuity mis-selling scandals.

Figures from Hargreaves Lansdowne show that currently, a 65-year-old with a £100,000 pension can get up to £7,117 per year from an annuity.
On average there were 3.3 quotes per person in January 2024 up from 2.9 in January last year, indicative of people shopping around for the best deal.

Jack Williams, head of pensions and retirement, Hargreaves Lansdown explained the days of soaring annuity rates may be behind us for now, but the market remains buoyant with strong interest from people looking to secure a level of guaranteed income in retirement.

He said: “The relative calm we’ve seen as annuity rates have settled in recent months has encouraged people who otherwise may have hesitated to take the plunge for fear of missing out on a better rate later to take a look now.

“The average number of quotes people are generating is also on the rise, showing a willingness to look across the market to make sure they are getting the best product and rate for their needs, with nine in 10 people using our comparison service qualifying for an enhancement based on lifestyle or health.

“We are also seeing people use more of their pension to convert to income. With inflation on the way down and interest rate cuts potentially feeding through in the coming months, annuities look better value.”

For anyone considering whether to buy an annuity – or concerned about whether they are flexible enough to meet their needs – it is worth noting that individuals can slice and dice their pension and annuities in chunks throughout their retirement.

Britons can build guaranteed income as their needs evolve while leaving some of their pension invested where it can continue to grow.

Savers will benefit from higher annuity rates as they age and potentially improved enhancements depending on their wealth.

The pension freedom reforms in 2015 prompted most savers to keep their funds invested and live off withdrawals instead, despite the financial market risk involved.

However, the recent run of interest rate hikes to combat inflation means annuity providers can afford to fund much more attractive deals, prompting a resurgence in sales.

£££££££££££££££££££££££

U have to say goodbye to your 100k but a good option for some.

Of course when u want to retire the figure could be back to 3k.

That’s the gamble u are encouraged to take with your retirement.


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