The investment objective of Schroder Real Estate Investment Trust ('the Company') is to provide shareholders with an attractive level of income together with the potential for income and capital growth as a result of its investments in, and active management of, a diversified portfolio of UK commercial real estate.
Globally facing, financial services and TMT hubs, value-add manufacturing
Transport, distribution, energy, technology
High-value new jobs, wealth effect, population growth
Live and work, tourism andamenities, universities, cathedral cities, dominant retail and leisure
|Schroder Real Estate Investment Trust (SREIT, the Company) performed better than its MSCI Benchmark in terms of its assets (real estate). The outperformance was 1.0% over the six months to 30 September 2020 (‘interim period’), 1.1% per annum (p.a.) over 1 year, 2.0% p.a. over 3 years, and 1.0% p.a. since the SREIT was first launched by Initial Public Offering (IPO) in 2004||The Company had a Net Asset Value (NAV) total return of -2.2% over the interim period
NAV total return of +1.2% for the quarter 30 June 2020 to 30 September 2020
|84% of the rent due for collection in the second quarter of 2020 (in June) was collected. 86% of the rent due for collection in the third quarter of 2020 (in September) was collected 1
Despite the challenges of Covid-19, this is better than expected with polarisation between sectors as seen across the industry
|Focus on regional offices and industrial warehouses which are let to a number of tenants (multi-let). These two types of real estate assets make up 70% of the portfolio’s value|
|46 lettings, rent reviews and renewals of rental agreements totalling £6.0m, generating an uplift of £2.0m p.a.2||The Company decided to buy back some of its own shares as they were selling at a lower price than the value of the assets3. This achieved an average discount of 46% to NAV Buy-back programme to be recommenced||Reinstatement of interim dividend with 0.38575 pence per share (‘pps’) paid for the quarter ended 30 June 2020Further 50% dividend increase announced for the quarter ended 30 September 2020 to 0.575 pps||25.9% net loan to value (“LTV”) at a total cost of 2.25% per annum. This measures the relationship between the loan amount and the market value of the asset securing the loan. The company therefore owns more of the assets (versus the amount it has borrowed to purchase them). £79 million of cash and undrawn debt facilities for reinvestment in real estate assets|
|12 months to Sep-2020||12 months to Sep-2019||12 months to Sep-2018||12 months to Sep-2017||12 months to Sep-2016|
|Net Asset Value total return2||-12.6||2.8||8.9||11.8||4.4|
|SREIT Real Estate Total Return3||-1.1||5.4||11.0||12.2||6.6|
|MSCI UK Balanced Monthly and Quarterly Funds Quarterly Property Index3||-2.3||2.7||8.6||9.8||4.4|
Nick Montgomery is Head of UK Investment and Executive Director at Schroder Real Estate. He joined Schroders in January 2012 from Invista Real Estate Investment Management where he was Head of UK Commercial Funds. Previously Nick worked at Gatehouse Investment Management. He started his investment management career in 1999 at LaSalle Investment Management managing institutional pension fund property portfolios. Nick holds a BSc (Hons) in Estate Surveying from Nottingham Trent University. He is a member of the Royal Institution of Chartered Surveyors.
Duncan is Special Advisor on behalf of Schroder Real Estate Investment Management Limited to the Board of the UK Real Estate Investment Trust (SREIT). Duncan was formerly Global Head of Real Estate at Schroders and chairman of the investment committee having joined Schroders in January 2012 from Invista Real Estate Investment Management where he was the CEO and managing director of the property division at Insight Investment. Before this he was a founding partner of specialist boutique, Gatehouse Investment Management. During his career, Duncan was also a partner at Jones Lang Wootton and a director at LaSalle Investment Management. Duncan studied at Insead Business School and is a member of the Royal Institution of Chartered Surveyors.
The investment policy of the Company is to own a diversified portfolio of UK property with good fundamental characteristics, as outlined below. The Company invests principally in the UK commercial property sectors including office, retail, and industrial and will also invest in other sectors including mixed use, residential, hotels, healthcare and leisure.
Diversification and asset allocation
The Board believes that, in order to maximise the stability of the Company's income, the optimal strategy is to invest in a portfolio of assets diversified by location, sector, asset size and tenant exposure with low vacancy rates and creditworthy tenants. The value of any individual asset at the date of its acquisition must not exceed 15% of gross assets and the proportion of rental income deriving from a single tenant must not exceed 10%.
The Board has established a gearing guideline for the Investment Manager, which seeks to target debt, net of cash, at a level reflecting a loan to value of between 25-35%.
Interest rate exposure
The Board's policy is to hedge interest rate risk, either by ensuring the borrowings are on a fixed rate basis, or through the use of interest rate swaps/derivatives used solely for hedging purpose.
Investment trusts offer a flexible and effective way to gain exposure to some of the world's most dynamic markets and regions, and can be used to meet a variety of investment outcomes. For more information on how Schroder Real Estate Investment Trust shares can be bought and sold, visit our How to invest page.
Investments in real estate are relatively illiquid and more difficult to realise than equities or bonds.
Yields may vary and are not guaranteed.
The use of gearing is likely to lead to volatility in the Net Asset Value ("NAV") meaning that a relatively small movement either down or up in the value of the Company's total assets will result in a magnified movement in the same direction of that NAV.
There is no guarantee that the market price of shares in a UK Real Estate Investment Trust such as SREIT will fully reflect their underlying NAV.
The value of real estate is a matter of a valuer's opinion rather than fact.
This UK Real Estate Investment Trust should be considered only as part of a balanced portfolio, of which it should not form a disproportionate part.