REAL ESTATE CREDIT INVESTMENT PCC LIMITED Results Presentation: Year - - PowerPoint PPT Presentation
REAL ESTATE CREDIT INVESTMENT PCC LIMITED Results Presentation: Year - - PowerPoint PPT Presentation
REAL ESTATE CREDIT INVESTMENT PCC LIMITED Results Presentation: Year Ended 31 March 2014 Thursday 12 June 2014 RECI records strong financial results as new investment strategy takes shape RECI posted operating income of 13.7 million for
RECI records strong financial results as new investment strategy takes shape
- RECI posted operating income of £13.7 million for the year ended 31 March 2014, up from £12.9 million in the
previous year
- Investment portfolio of real estate bonds and loans delivering improved NAV
- Loan portfolio has increased from £20 million at 31 March 2013 to £51 million by 31 March 2014 and is poised for
further growth through a strong pipeline of new deals
- Post year end RECI has made another £7 million of new loan investments and has pipeline opportunities totalling £30
million
- Investment Manager Cheyne Capital provides origination for RECI with access to attractive new deals
- The NAV per share of RECI LN increased to £1.54 at 31 March 2014 versus £1.50 as at 31 March 2013
- As at 31 May 2014 the pro forma NAV rose to £1.59 per share
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Past performance is not a guide to future results. Actual results and developments may differ materially from those expressed or implied herein.
Investment strategy delivers positive returns; continuous steady NAV growth
- Net profit of £8.1 million in the year ended 31 March 2014 versus £19.0 million in the previous year
- Operating income from investment portfolio rose to £13.7 million in year versus £12.9 million in the previous
year
- Net profits in the year ended 31 March 2014 included £1.0 million of gains on financial assets. Net profits in the
previous year included £12.3 million exceptional gains from a strong rally in RMBS and CMBS markets
- NAV per share rose to £1.54 as at 31 March 2014, up from £1.50 at the start of the financial year
- RECI has now delivered continuous steady NAV growth since 31 March 2012, when NAV per share was £1.10
- As at 31 May 2014 the pro forma NAV per share has risen further to £1.59 per share
- Board increased target annualised yield for future dividends to a minimum 7% of placing price, up from from 6% of
NAV
- Higher dividend target reflects confidence in RECI’s strategy to deliver both strong returns and cost savings
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Past performance is not a guide to future results. Actual results and developments may differ materially from those expressed or implied herein.
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Year End financial highlights – Income Statement
The values for each column may not sum to the total due to rounding differences
GBP GBP GBP Income Statement 31 Mar 14 Full Year 30 Sept 13 Half Year 31 Mar 13 Full Year Operating income 13.7 6.8 12.9 Interest Income on Investment Portfolio 13.7 6.8 12.9 Operating expenses Finance costs / Preference share dividend
- 3.6
- 1.8
- 3.7
Amortisation of preference share issuance costs, and gains on the repurchase of Preference Shares
- 0.1
- 0.1
- 0.1
Other operating expenses
- 2.9
- 1.6
- 2.4
Total operating expenses
- 6.6
- 3.5
- 6.2
Net operating income 7.1 3.3 6.7 Realised and unrealised gains and loss on financial assets and liabilities at fair value through profit and loss 1.0 0.5 12.3 Total asset value adjustments 1.0 0.5 12.3 Net loss/profit 8.1 3.9 19.0
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Year End financial Highlights – Balance Sheet
The values for each column may not sum to the total due to rounding differences
GBP GBP GBP Balance Sheet (GBP) 31 Mar 14 Full Year 30 Sept 13 Half Year 31 Mar 13 Full Year Assets Cash and Cash Equivalents 18.3 5.4 8.5 Assets at Fair Value 136.8 101.4 95.4 Other Assets 0.0 0.0 0.0 Derivative Financial Assets 1.9 1.8 2.7 Total Assets 157.0 108.5 106.7 Current Liabilities Dividend Payable 0.0 0.0 0.0 Derivative Financial Liabilities
- 0.5
- 0.6
- 1.2
Other Liabilities
- 2.7
- 1.2
- 1.0
Current Liabilities
- 3.2
- 1.8
- 2.2
Non-Current Liabilities
- 41.6
- 44.5
- 44.5
NET ASSETS 112.2 62.2 60.0 Ordinary Shares Outstanding 72,818,496 39,966,985 39,966,985 NAV per Share (GBP) 1.54 1.56 1.50
Combined loan and bond strategy delivering further growth
- With a sizable pipeline, RECI is ideally positioned to continue building its real estate loan portfolio, while continuing to
generate strong total returns from its bond portfolio.
- RECI has invested £50 million raised in November 2013’s equity placing in a combination of bonds and loans
- RECI achieved a significant shift in asset allocation towards loans in the past financial year
- The portfolio increased from £20.0 million as at 31 March 2013 to £51.0 million as at 31 March 2014
- The investment team expects to close several loan transactions in the coming months and RECI has allocated
upward of £30 million to these deals, all of which are in advanced stages.
- Bond portfolio offers both liquidity and attractive yields, achieving 11% gross portfolio return for the financial year
ended 31 March 2014. A similar bond portfolio performance is expected throughout 2014.
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Past performance is not a guide to future results. Actual results and developments may differ materially from those expressed or implied herein.
Loan portfolio playing a greater role in delivering positive returns
- RECI made 6 new loans during financial year
- Further 2 loans signed and funded subsequent to 31 March 2014
- As at 31 March 2014, £51.0 million loan portfolio offered a weighted average yield of 12.9% pa
- As at 31 May 2014 weighted average yield on the drawn loan balances of £46.8 million increased to 13.7% pa
- The company has committed £7.9 million for an additional loan, where legal documentation is agreed and conditions
precedent are in the process of being met.
- Final due diligence is being undertaken on a further 4 loans where term sheets are agreed, with RECI
commitments and participations totalling circa £22 million
- Underwriting approach is to identify loans with an attractive yield and protection against a range of adverse scenarios
- Mezzanine and whole loans make up the loan portfolio
- RECI is concentrating efforts in lender-friendly jurisdictions, including the UK, Germany and Ireland
- Targeting new loans with a participation in the range of £5 million-£15 million; at yields in excess of 10%
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Past performance is not a guide to future results. Actual results and developments may differ materially from those expressed or implied herein.
Cheyne Capital’s support is key to portfolio strategy success
- RECI benefits from Cheyne Capital’s position as one of Europe’s largest real estate loan and bond investors with a team
- f 12 experienced investment professionals
- Relationship with the Investment Manager provides RECI with access to Cheyne’s loan origination platform, allowing it
to participate in loans ranging in total size from £20 million to £40 million
- RECI able to participate in whole loans which is often a borrower’s favoured structure
- Cheyne’s bond-trading platform allows the Company to boost bond portfolio returns via
- Active trading and rotation of assets
- Identifying undervalued investments with attractive potential capital returns
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Past performance is not a guide to future results. Actual results and developments may differ materially from those expressed or implied herein.
Bond and Loan Portfolio Review
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Disciplined growth of the loan portfolio*
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Past performance is not a guide to future results. Actual results and developments may differ materially from those expressed or implied herein. *Includes accrued interest. Loan Investments (£) 60.0% 62.0% 64.0% 66.0% 68.0% 70.0% 72.0% 74.0% 10,000,000 20,000,000 30,000,000 40,000,000 50,000,000 60,000,000 70,000,000 Undrawn Drawn WA LTV
- In April 2014 RECI received a £10.8 million principal and “make whole” interest penalty payment on a loan
secured against London commercial property, and also participated in a restructure of a loan secured against a retail park in South East England (leading to a net repayment of £2.6mn including look-back interest)
- In May 2014 RECI invested £5 million secured on a boutique hotel in a London hotel in development and EUR
2.3 million in an investment loan secured against mixed use properties in the Netherlands
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Loan portfolio as at 31 May – RECI’s participation in Cheyne-originated loan
Sector Type Market Value – RECI (GBP m) LTV Expected Yield UK Retail Mezz/Inv 9.2 47% - 88% 12% German Multi-Family Whole Loan/Inv 6.9 60% 12.5% London Hotel Mezz/Inv 6.4 36% - 65% 14.1% UK Student Housing Refurbishment Whole Loan/Dev 1.1 60% 11.9% London Office Mezz/Inv 3.6 64% - 85% 15.5% German Multi-Family Mezz/Inv 5.3 88% 16.0% London Commercial Mezz/Inv 3.1 46% - 62% 12.6% Dutch Office Mezz/Inv 4.2 66% 17.6% Dutch Mixed Use Whole Loan/Inv 1.9 45% 11.2% London Hotel Mezz/Dev 5.1 80% 12.1%
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Past performance is not a guide to future results. Actual results and developments may differ materially from those expressed or implied herein.
Real Estate Bond Portfolio Top Positions and Current Yields
- RECI recorded mark-to-market gains of £1.0 million in the financial year ended 31 March 2014
- Since financial year end RECI’s bond portfolio has recorded further gains of £1.9 million
- As at 31 May 2014, bond portfolio comprised 78 bonds with a fair value of £86.1 million
- Nominal face value of £105.6 million
- As it continues its strategic investment into loans, RECI uses the proceeds from the recent capital raise, invested
short term into liquid bonds, as well as from amortisations, to increase loan portfolio allocations
Outlook
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Outlook – Building out the investment portfolio
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- RECI will continue to build a combined investment portfolio focused on delivering attractive dividend returns and
growing NAV
- Ideally placed to increase real estate loan portfolio
- RECI has allocations of circa £30 million in loans in advanced stages of negotiation
- The future pipeline points to a continued flow of loan opportunities
- The fundamentals of Western European real estate underpinned by improving tenant demand, improving liquidity,
greater transaction volumes and a shortage of flexible debt capital
- Competition for loans will increase – making RECI’s partnership with Cheyne increasingly valuable
- Bond portfolio performance is expected to be maintained throughout 2014
Past performance is not a guide to future results. Actual results and developments may differ materially from those expressed or implied herein.
Appendix - ERII Cell holds the legacy portfolio of residual income assets
- The GAV of the Cell as at 31 March 2014 was €10.6 million
- Dividend of 3.2 cents per share declared with respect to the ERII shares
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Past performance is not a guide to future results. Actual results and developments may differ materially from those expressed or implied herein.
- 1. As at 31 March 2014
Name % of ERII Portfolio Sector Magellan 1 67.9% European Mortgage Portfolio Alba 06-1 10.9% UK Mortgage Portfolio Alba 05-1 5.8% UK Mortgage Portfolio Smart 2006-1 4.6% SME Portfolio Cash 10.8% TOTAL 100.0%
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information identifying the Company or this particular offering. You are not our client or customer and we do not owe you any contractual or fiduciary responsibilities and you are not relying on CCM or any of its affiliates for information, advice or recommendations of any sort. Nothing in this document should be construed as a recommendation to invest in any securities or funds, or as legal, accounting or tax advice. This document is being issued inside and outside the United Kingdom by CCM only to and/or is directed only at persons who are professional clients or eligible counterparties for the purposes of the Financial Service Authority's ("FSA") Conduct of Business Sourcebook. This document must not be relied or acted upon by any other persons. CCM neither provides investment advice to, nor receives and transmits orders from, investors in RECI nor does it carry on any other activities with or for such investors that constitute "MiFID or equivalent third country business" for the purposes of the FSA Rules. Neither this document nor any copy of it may be taken or transmitted into the United States of America, its territories or possessions, or distributed, directly or indirectly, in the United States of America, its territories or possessions, or to any US person (as defined in Rule 902 of Regulation S under the US Securities Act of 1933 (the “Securities Act”)). This document does not constitute an offer to sell or the solicitation of an offer to buy the securities discussed herein. Neither this document nor any copy of it may be taken or transmitted into Australia, Canada or Japan or to Canadian persons or to any securities analyst or other person in any of those jurisdictions. Any failure to comply with these restrictions may constitute a violation of United States, Australian, Canadian or Japanese securities law. The distribution of this document in other jurisdictions may be restricted by law and persons into whose possession this document comes should inform themselves about, and observe, any such restrictions. The securities referred to herein have not been and will not be registered under the applicable securities laws of Canada, Australia or Japan and, subject to certain exceptions, may not be offered or sold within Canada, Australia or Japan or to any national, resident
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Cheyne Capital Management (UK) LLP is a limited liability partnership registered in England (Registered no. OC321484) Registered Office: Stornoway House, 13 Cleveland Row London SW1A 1DH Authorised and Regulated by The Financial Services Authority