Investor presentation - Results for the year ended 31 December 2020 - YEW Grove REIT

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Investor presentation - Results for the year ended 31 December 2020 - YEW Grove REIT
Investor presentation
Results for the year ended 31 December 2020   1
Investor presentation - Results for the year ended 31 December 2020 - YEW Grove REIT
Disclaimer & Important Notice

This presentation (hereinafter "this document") has been prepared by Yew Grove REIT plc (the "Company“or “Group”) for information purposes only.
This document has been prepared in good faith but the information contained in it has not been independently verified and does not purport to be comprehensive. This document
is neither a prospectus nor an offer nor an invitation to apply for securities.

Nothing contained in this document shall form the basis of any contract or commitment whatsoever. No representation or warranty, express or implied, is given by or on behalf of
the Company, its group companies, or any of their respective shareholders, directors, officers, employees, advisers, agents or any other persons as to the accuracy, completeness,
fairness or sufficiency of the information, projections, forecasts or opinions contained in this document. In particular, the market data in this document has been sourced from third
parties. Save in the case of fraud, no liability is accepted for any errors, omissions or inaccuracies in any of the information or opinions in this document and neither the Company
and its group companies nor any of their respective employees, officers, directors, advisers, representatives, agents or affiliates, shall have any liability whatsoever (in negligence or
otherwise, whether direct or indirect, in contract, tort or otherwise) for any loss howsoever arising from any use of this document or its contents or otherwise arising in connection
with this document. Certain information contained in this document has been obtained from published and non- published sources prepared by other parties, which in certain cases
have not been updated to the date hereof. While such information is believed to be reliable for the purpose used in this document, the Company does not assume any
responsibility for the accuracy or completeness of such information and which has not been independently verified by the Company. Except where otherwise indicated herein, the
information provided in this document is based on matters as they exist as of the date of preparation and not as of any future date, and will not be updated or otherwise revised
to reflect information that subsequently becomes available, or circumstances existing or changes occurring after the datehereof.

Forward-looking statements

This document contains forward-looking statements, which are subject to risks and uncertainties because they relate to expectations, beliefs, projections, future plans and
strategies, anticipated events or trends, and similar expressions concerning matters that are not historical facts. Such forward-looking statements involve known and unknown risks,
uncertainties and other factors, which may cause the actual results, performance or achievements of the Group or the industry in which it operates, to be materially different from
any future results, performance or achievements expressed or implied by such forward-looking statements. The forward-looking statements speak only as at the date of this
document. The Group will not undertake any obligation to release publicly any revision or updates to these forward-looking statements to reflect future events, circumstances,
unanticipated events, new information or otherwise except as required by law or by any appropriateregulatory authority.

THIS DOCUMENT DOES NOT CONSTITUTE OR FORM PART OF ANY OFFER FOR SALE OR SUBSCRIPTION OR SOLICITATION OF ANY OFFER TO PURCHASE OR SUBSCRIBE FOR ANY
SECURITIES NOR SHALL IT OR ANY PART OF IT FORM THE BASIS OF OR BE RELIED ON IN CONNECTION WITH ANY CONTRACT OR COMMITMENT TO PURCHASE OR SUBSCRIBE
FOR ANY SECURITIES

                                                                                                                                                                                       2
Investor presentation - Results for the year ended 31 December 2020 - YEW Grove REIT
Agenda

Introduction                   4

Financial Highlights           9

Portfolio & Asset Management   16

Pipeline & Outlook             24

            Jonathan Laredo         Charles Peach     Michael Gibbons
            Chief Executive         Chief Financial   Chief Investment
            Officer                 Officer           Officer

                                                                         3
Investor presentation - Results for the year ended 31 December 2020 - YEW Grove REIT
SECTION 1

Introduction

               44
Investor presentation - Results for the year ended 31 December 2020 - YEW Grove REIT
2020: Validation of the Yew Grove strategy
Yew Grove was well positioned:
     • A core portfolio of institutional quality office and industrial buildings (97%)
     • A tenancy mix of Government, multi nationals and large corporates (96%)
     • Moderate leverage (27%)

Performance has been market leading
     • Rent collection has been market leading.
     • Yew Grove’s portfolio grew in value. Like for like office valuation increased in value by 0.9% and the industrial
        properties by 5.5%. The offices at Millennium Park (bought in late February) increased in value by 5.1%, not
        quite enough to cover the costs of acquisition, but enough that the office portfolio increased in value even
        after costs.

With a positive outlook:
     • Vacancy rates in much of our geographic target market are at or near multi-year lows. Demand remains
         resilient with speculative construction only in Cork and Galway.
     • Current lease negotiations and our design and build activity suggest continuing demand for quality buildings
         and upward movement in rent levels
     • As the end to lockdowns nears, we expect a recovery in the overstretched regional and suburban office
         markets which should improve rent levels and valuations.
     • The Company is now utilising some of its new leverage following the increased target of 40%
     • The depth and quality of a potentially accretive pipeline looks highly attractive.

                                                                                                                           5
Investor presentation - Results for the year ended 31 December 2020 - YEW Grove REIT
Macro economic backdrop
The strength of the Irish economy underpins our strategy
    Economic performance in 20201                                                                                FDI importance in Ireland2

    ▪     Ireland’s GDP grew by 3.4% in 2020                                                                     ▪     112k jobs created between 2015 to 2019
    ▪     Fastest growing in the developed world                                                                 ▪     Regional FDI investments increased by over 50% in this period
    ▪     Gross Value Added (GVA) in the multinational sector increased                                          ▪     FDI direct investment increased by EUR72bn in 2019
          by 18.2%, even while the domestic economy declined by 5.4%                                             ▪     In 2020 there was a net gain of 9000 jobs:
    ▪     Ireland’s FDI economy is over 50% of total 2020 GVA, up from                                                    ▪ 52% of investments went outside Dublin
          25% in 2014                                                                                                     ▪ IDA client companies and their suppliers employ
    ▪     The largest contributions to GDP growth were from the                                                                12.4% of the total workforce
          pharmaceuticals and ICT sectors.                                                                                ▪ 257k are directly employed in the multinational sector in
                                                                                                                               Ireland and another 206k indirectly.

 Access to FDI tenants                                                                                       Yew Grove rent roll by FDI sector3

▪       FDIs invest across Ireland (more than 50% outsideDublin).                                            ▪       Life Sciences                            35%
▪       Multinational businesses tend to cluster by industry around local                                    ▪       Finance & Business Services              19%
        supply chains, research and educational establishments.                                              ▪       Grocery                                  7%
▪       This has led to concentrations of large employers in otherwise                                       ▪       Tech                                     7%
        small towns (e.g. med tech and pharma in the midlands from
                                                                                                             ▪       Packaging                                4%
        Athlone to Sligo and Galway, ICT down the west coast from Galway to
                                                                                                             ▪       Other                                    3%
        Cork.)
▪       The shortage of suitable properties (driven by lack of development in
        the past 12 years) and the demand for modern buildings has been                                              Government and government bodies 25%
        driving rents upwards from their GFC lows.

1 . Central statistics Office: https://www.cso.ie/en/releasesandpublications/ep/p-na/quarterlynationalaccountsquarter42020/headlineeconomicresults/                                     6
2.-IDA Ireland: https://www.idaireland.com/newsroom/regional-investment-grew-as-foreign-direct-investm
23– As at 01/01/2021
Investor presentation - Results for the year ended 31 December 2020 - YEW Grove REIT
Sustainability
 Building a socially and environmentally responsible business
Environment
▪ Strategic drive to reducing the environmental impact of our property portfolio
▪ Our Sustainability Report details our activity in the 2020 annual report
▪ First energy and waste measurements of our multi-tenanted buildings published in
  our 2020 annual report despite the challenges caused by Covid-19. Tenancy
  questionnaire completed by majority of occupants.
▪ 100% renewable energy sources for multi-tenanted buildings
▪ During 2021, the collection of energy, water and waste measurements will expand
  to include single tenanted properties
▪ New building management system (Riptide) to be installed in larger multi-tenanted
  buildings which should enable further improvements in portfolio energy efficiency
  and provide more accurate real time measurement of energy consumption as well
  as improving M&E reliability and extending its useful life
▪ Increasing interaction with tenants and suppliers on sustainability matters.        Community
                                                                                      ▪ Interaction with 8 universities and Institutes of Technology (IoT) that took part in
                                                                                        the CFA Society of Ireland’s annual CFA Research Challenge .
                                                                                      ▪ In 2021 re-engage with selected IoT’s post lockdown to see how we can better
                                                                                        improve the local environments in which we operate.
                                                                                      ▪ Charitable donations for two charities focused on homelessness and hardship at
                                                                                        corporate and employee level.

                                                                                      Diversity
                                                                                      ▪ Improving diversity throughout the Company is vital, however whilst governance
                                                                                        policies and practices are at the level expected of a public company, our small
                                                                                        workforce and short corporate history means we have not yet reached our
                                                                                        targeted levels.

                                                                                                                                                                       7
Investor presentation - Results for the year ended 31 December 2020 - YEW Grove REIT
YewGrove
Only REIT specialising in commercial property outside of Dublin CBD

  Supportive market backdrop                                                               Investment Strategy
 ✓ Ireland was the fastest growing economy in Europe in 2019 and                           ✓ Good quality income from a portfolio of Irish commercial real estate
   20201.                                                                                    in select locations outside Dublin’s CBD
 ✓ More than 50% of recent FDI job creation has been outside                               ✓ Focus on office and industrial assets
   Dublin2. Project Ireland 2040 supports targeted regional growth.
                                                                                                   ✓ High quality tenant list: Irish government entities, state
 ✓ Dublin CBD rents have exceeded pre crisis highs, elsewhere                                        bodies, large enterprises, IDA Ireland supported and other
   rents are mostly still below the level required to trigger                                        FDI companies
   construction and are still rising, driven by a supply demand
                                                                                                            ✓ Active asset management to drive value
   mismatch
                                                                                                            ✓ Internally managed REIT with strong
 ✓ Opportunities to acquire assets at levels below
                                                                                                              shareholder alignment: 4%+ of equity held by
   replacement cost
                                                                                                              management

  High quality portfolio and                                                                             Attractive opportunity & pipeline
  rent roll
 ✓ Covid-19 resilient rent roll                                                                         ✓ Ex-CBD market is very significant, c. €13bn+
 ✓ SMEs represent less than 4% and less than 1% is in non-food                                 ✓ Competition for assets is growing but the market is still
   retail                                                                                        institutionally under invested and purchase yields are still
 ✓ 4.1% vacancy3 rate and current lease negotiations give a                                      attractive, absolutely and relatively
   near term opportunity to increase the rent roll                                             ✓ Many existing owners want to release capital to redeploy into
 ✓ Embedded value in the portfolio suggests increasing capital                                   their businesses, to meet fund redemptions or to realise tax
   values                                                                                        free gains

 ✓ Low leverage means that we are well within banking                                          ✓ Yew Grove has a high profile with property owners and agents
   covenants.                                                                                    and a excellent record of, and reputation for, transacting
                                                                                                 efficiently

 1 – Source: Goodbody
                                                                                                                                                                    8
 2 – IDA data, 2013 to 2018. Approx 58% of FDI job creation in 2018 was outside Dublin 3
 3 - Vacancy rate by area = 3.9% (at 01/01/2021)
Investor presentation - Results for the year ended 31 December 2020 - YEW Grove REIT
9

           SECTION 2

    Financial Highlights

                           9
Investor presentation - Results for the year ended 31 December 2020 - YEW Grove REIT
2020 highlights
Validation of the investment strategy and focus on credit quality

             Collections                       Sector leading rent collection in the pandemic continues to support the dividend: 97%
                                               collected in Q2, 98% in Q3, and 100% in the following two quarters.

              Revenue                          Contracted rent roll grew from €8.9m to €10.9m.

            Distributions                      Dividends per share of 5.15c declared for 2020. 2019 was 6.75c, representing ordinary
                                               dividends of 4.88c and a special dividend of 1.87c.

                 NAV                           Robust valuation with NAV per share of 100.03c at Dec 2020, up 1.51c from 98.52c at
                                               Dec 2 0 19. This is despite costs for the €25.3m Millennium Park purchase of 1.8c per
                                               share.

          NAV total return                     NAV total return1 for the period of 6.30c per share vs 5.01c per share for 2019, despite the
                                               impact of the pandemic on economic activity.

               Pipeline                        Strong acquisition pipeline, with early indications suggesting improved pricing offering
                                               enhanced returns.

 1. NAV total return measures the return according to IFRS NAV and dividends paid. It is similar to total shareholder return, except for its use of IFRS NAV in place of   10
shareprice.
NAV per share progression 2020
Performance reflects underlying portfolio quality

▪   As an income REIT, the vast majority of EPRA earnings are distributed in quarterly dividends

▪   Income is not the only driver, valuation gains outweighed period acquisition costs

                                                                                                   11
Portfolio and income growth
Operational leverage continues to drive earnings growth
                                                                            Property value and rent roll €m

 ▪   Property portfolio grew by €26.1m (+23%) over the year (from                           12                                                                     160
     €115.8m to €141.9m).                                                                                                                                          140
                                                                                            10
 ▪   Contracted rent roll grew by €2.0m (+22%) over the period (from                                                                                               120
     €8.9m to €10.9m).                                                                       8
                                                                                                                                                                   100
 ▪   Since IPO the Company has maintained current and reversionary                           6                                                                     80
     yields despite growing by 5.5x.                                                                                                                               60
                                                                                             4
 ▪   Portfolio is still under rented with potential of additional rent of                                                                                          40
     €0.6m from rent reviews and €0.5 million from letting current                           2
                                                                                                                                                                   20
     vacancy.                                                                                0                                                                     0
 ▪   The Company has regularly outperformed the valuers’                                           IPO      Jun-18 Dec-18 Jun-19 Dec-19 Jun-20 Dec-20
                                                                                 Rent roll (LHS)   2.6        4.6     6.3      7.5      8.9       10.4      10.9
     expectations of ERV on new lettings.
                                                                                 Portfolio (RHS)   25.9      56.9     77.9     90.5    115.8     141.07 141.925

                                                                             Annualised administrative costs / portfolio

▪    Yew Grove continues to demonstrate operational leverage,
     which feeds through todividends.                                                    4.1%

▪    As reversion is captured, the revenue/cost ratio will improve.
                                                                                                                       2.6%
▪    As the Company increases its capital base, revenue growth                                                                                       2.2%
     should continue to outpace costs and we expect
     continued improvement.
                                                                                        DEC-18                        DEC-19                        DEC-20

                                                                                                         Annualised Admin cost/portfolio value

                                                                                                                                                                   12
Dividends and capital strength
    Quarterly distributions from secure income

                                                                          2
▪     Dividends for 2020 equate to 96% of EPRA EPS and reflect the net
      income after accounting for irrecoverable capital expenditure on   1.5
      the portfolio.
                                                                          1
▪     Dividends declared for 2020 were 1.2c, 1.25c, 1.3c and 1.4c per
      share respectively.
                                                                         0.5

▪     The Company expects to distribute its EPRA earnings quarterly       0
      after accounting for expected irrecoverable capital expenditure          Q4 2018   Q1 2019   Q2 2019   Q3 2019    Q4 2019   Q1 2020    Q2 2020   Q3 2019

                                                                                                             Ordinary   Special

▪     The Company actively manages its properties to enhance
      income and value.                                                             Like for like portfolio annual value change
                                                                                                                 2019                       2020
▪     Property purchase costs are c. 8.5% (7.5% stamp tax, legal,
      survey etc). The Company aims to recover these through value                  Portfolio                   5.44%                       2.55%
      growth within three years
                                                                                     Office                     3.39%                       1.90%
▪     Despite the effect of the pandemic on valuations in 2020 the
                                                                                    Industrial                 15.76%                       5.50%
      like for like growth since December 2018 has been 7.99%

                                                                                                                                                            13
Summary balance sheet
Stable asset values, strong liquidity

Group Balance sheet(€’m)               At 31 Dec 2019              At 31 Dec 2020            Change                        Comment

                                                                                                        €25.3m purchases, €2.7mm sales, valuation
Investmentproperties                       115.8                       141.9                  23%                   gains of €3.5mm

Cash and cashequivalents                   14.6                         10.7                  (27)%

Borrowings                                 (20.4)                      (38.3)                 88%             Financing of Millennium Park purchase

                                                                                                            Reflects quarterly rent collections paid in
Other Asset/(Liabilities)                  (0.1)                       (2.7)                                                advance

Total equity                               109.9                       111.6                   1.5%

IFRS NAVPS (cents)                         98.52                      100.03                   1.5%

Diluted EPRA NAVPS (cents)                 98.41                       99.77                   1.4%

▪    NAV grew by €1.6m, after the impact of Millennium Park acquisition costs of €2.1m
▪    The Company’s revolving debt facility increased to €53.6m, of which €15.0m was undrawn at period end
▪    Net debt at period end was €27.5m
▪    The Company remained comfortably within financing covenants throughout the period

                                                                                                                                                          14
Summary income statement
Solid collections and contained costs

              Group Income Statement (€’m)                        2019    2020    % change

                                               Rental Income      7.95    11.21     43%                         Portfolio +23%
                                      Lease surrender income      2.00    0.15
                                           Property Expenses      -0.53   -0.71
      Net Rental Income                                           9.42    10.65     13%

                              Gains on investment properties      -0.65   1.30               Gains exceed period purchase costs
      Total income                                                8.77    11.95     36%

                                     Administration and AIFM      -3.04   -3.14     3%                          Portfolio +23%
                                                Finance costs     -0.67   -1.81                   Includes rearrangement costs
      Total Expenditure                                           -3.71   -4.95     33%

                                          Profit for the period   5.06    7.01      39%
      Total comprehensive income                                  5.06    7.01

      Basic EPS (cents)                                           6.24    6.28      1%
      Diluted EPRA EPS (cents)                                    7.02    5.50      -22%
      Dividends declared for period (cents)                       6.75    5.15      -24%
      Dividends declared for period (cents, excl special)         4.89    5.15      5%

                                                                                                                                  15
SECTION 3

    Portfolio &
Asset Management

                   1516
Overview of current portfolio

      Portfolio value
        €141.9m

     Lettable Space
                                                                                                                      Letterkenny (3)                                             Dublin
     824,940 sq. ft

   Number of properties
             25

       Vacancy rate                                                                                                                                                                            Airways
           4.1%1                                                                                                                                                                               7+8
                                                                                                                      Athlone            (4)
   Value ofinvestment
                                                                                                                     Dublin (12)2                              Ashtown
   properties in Dublin
                                                                                                                                                                 B,C
         €78.6m2
                                                                                                                      Tullamore          (1)                                                 Gateway
   Government &FDI                                                                                                                                                                             1,3
       tenants
          92.4%                                                                                                       Portlaoise         (1)

   Acquisitions in2020                                                                                                Listowel           (1)
      (6 buildings)                                                                                                                               Naas
                                                                                                                      Waterford          (1)
         €25.3m

  WAULT Expiry/Break                                                                                                  Cork               (2)
          7.5/4.2

         Rent Roll
        €11.3m

1 - Vacancy by area3.9%
2. For these purposes the properties at Millennium Park in Naas, which is within the Dublin commuter belt have been treated as Dublin properties. Without them Dublin would account for €49.5 million .   17
Figures as at 01/01/2021
High quality diversified portfolio

          Overview of current portfolio                                                                            Key tenant overview

      •       Number of tenants: 42                                                                                                  % of annualrent
                                                                                                                        Company                        Home Country
      •       53% of rent roll is in the Dublin catchment area                                                                             roll
      •       53% of rent roll is rated A3 or above
      •       Public companies make up 76% of non-Government rent roll                                                                    12.7%            USA
      •       Yield to company: 7.9%
      •       Reversionary yield: 8.7%                                                                                                    12.2%
                                                                                                                                                          Ireland
                                                                                                                                                       (Government)

                                                                                                                                          9.9%             USA

                                                                                                                                          8.4%             USA

                                                                                                                                                          Ireland
                                                                                                                                          6.9%
                                                                                                                                                       (Government)
                              SME                                           Packaging,
                              3.7%                                            4.3%            Other,
                                                                   Tech,
Government                                                         6.6%
                                                                                              2.8%                                        6.2%           Germany
  24.9%                                                                                                   Life
                                                                                                       Sciences,
                                                              Grocery,                                  35.0%                             5.2%             USA
                                                               7.3%

                                                               Finance &                                                                  3.4%             USA
                                                                Business
                                                                Services,
                                                                19.1%                                                                     3.1%          Luxembourg
                                                 FDI/Large
                                                 enterprise
                                                                                         Government,
                                                   71.4%                                                                                  2.9%           Germany
                                                                                            24.9%

          2 - As a percentage of Revenue as at 01/01/2021
                                                                                                                                                                     18
Growing value in regional offices
Our regional office valuations are currently driven by asset management

▪   The regional office portfolio, like the overall portfolio, is under
    rented.
▪   Since IPO the contracted rents per sq. ft and the ERVs have
    risen and we expect that to continue.
▪   Asset management consistently drives WAULTs faster than
    lease rolldown and benchmarks rental increases which
    informs the valuer’s view of local ERVs.
▪   Since 2019 we have completed asset management (new or
    regeared leases, rent reviews and lease breaks) in most of our
    regional office locations.
▪   Our Dublin (city fringe and suburban offices) also demonstrate
    significant under rental, and embedded value.

                                                                          19
Embedded value in industrial properties
Valuation in our industrial properties has, to date, been driven by a strengthening market

•   The portfolio is predominantly exposed to tenants in
    the life science sector and there is currently no
    vacancy.
•   Over the past 2 ½ years ERVs have risen with the
    changes in contracted rent psf largely coming from
    new acquisitions at a higher rent than the portfolio
    average.
•   The discount rates used by the valuers have
    compressed, but at over 7%, are still significantly above
    the levels seen in public transactions in 2020 and 2021.
•   Because there has, as yet, been little asset
    management we have seen neither the capture of ERV
    (via rent reviews or new leases), nor an extension of
                                                                6                                                                €100
    WAULT. Both could potentially substantially increase                                                                         €90
                                                                5
    value in this part of the portfolio.                                                                                         €80
                                                                4                                                                €70
                                                                                                                                 €60
                                                                3                                                                €50
                                                                                                                                 €40
                                                                2                                                                €30
                                                                1                                                                €20
                                                                                                                                 €10
                                                                0                                                                €0
                                                                    June 18   Dec 18    June 19   Dec 19    June 20     Dec 20
                                                                              WAULT (yrs, LHS)      Cap Value psf (RHS)

                                                                                                                                 20
Yew Grove is committed to tenants that are expanding their operations
IDA Business & Technology Park, Athlone

 •   Many FDI tenants, especially in Life Sciences,
     are expanding operations, despite the
     pandemic.                                                                  .G
 •   The level of investment in existing properties, the                             D       E
                                                                     B   C                              F
     lack of vacancy in suitable alternatives, plus the
     importance of existing supply chains, work force
     and local 3rd level education make staying in situ
     the preferred solution.                                                               Key:
                                                                                           • A - Teleflex
                                                                 A                         • B - PPD
 Project A                                                                                 • C – KCI Carpark
                                                                                           • D – KCI Building 1
       •     Temporary office/canteen development                                          • E – KCI Building 2
                                                                                           • F - Signature
       •     Temporary car parkexpansion                                                   • G - M6 Motorway interchange
       •     37k sq ft office extension
       •     New 175 space car park.
 Project B                                                 Acquisition        Yield at
       •     Expanded an existing car park                   Price:          fair value:              Size:
       •     Helped with improvements to power and
                                                            €28.6m              8.4%              207,000 sq ft
             water supply
       •     Facilitated expansion in neighbouring
             building                                       Present                                   Tenants:
       •     Planning for a new warehouse and resiting a                     Occupancy:               Teleflex,
             car park.                                       Value:
                                                                               100%                   KCI, PPD
                                                            €30.1m

                                                                                                                       22
Focus on value, income and reversionarypotential
Millennium Park, Naas
•   We had tracked this portfolio since 2018, and agreed heads
    of terms in the midst of our Q4 equity raise in 2019,
    exchanging within 2 weeks of drawdown.

•   The portfolio consisted of 6 buildings, 141,000 sq. ft, 5 fully let                                   Naas
    and one, Birch House, an HQ style 40,000 sq ft building, vacant.

•   We completed the purchase in February, 2020 paying
    €25.3 million plus costs.
                                                                                              M7/N7 interchange
•   A new motorway directly connecting the park to Dublin (40
    minutes) and the airport (40 minutes) had just been
    completed, making it much more attractive as a suburban
    location for FDI businesses.                                          Millennium Park

•   Before completion we identified potential lessees for Birch
    House and despite delays caused by the Covid-19 lockdown,             Acquisition        Yield at
    signed a 15 year lease with Aldi in early July.                         Price:                                   Size:
                                                                                            fair value:          141,000 sq ft
•   The December valuation saw an increase of almost                       €25.3m              8.7%
    €1.3 million from June.
•   Our active asset management continues to capture the                    Present
    reversionary potential of the park.                                                     Occupancy:              Multi-
                                                                             Value                                tenanted
                                                                                               98%
                                                                            €26.6m
                                                                                                                           23
SECTION 4

                            Pipeline & Outlook

                                                 23
Classified asConfidential
Attractive Pipeline
    The non-CBD investment market is growing in liquidity and size
                                                                                                             13.8                           13.7

•     The Company’s target market is large and under invested                                                                                  5.2                Irish
                                                                                                                                                                industrial

                                                                                           Value€bn
•     The immediate pipeline of 11 properties (€153 million of cost) is                                                                                          market

      analysed below
                                                                                                                                                              Non-Dublin
•     A further €150 million of regional properties in the medium term.                                                                        8.5             CBD office
                                                                                                                                                               market
•     Number of asset management opportunities across the pipeline
      to drive capital and income value.                                                                 Dublin CBD office              Yew Grove target
                                                                                                             market                         market

                                             Total Costs              NIY            RY               WAULT break
                                     Office   €120.9m                8.06%         9.23%                 2.8
                                   Industrial €32.6m                 7.15%         8.15%                 6.4
                                    Overall €153.5m                  7.86%         9.00%                 3.5

              Tenant Type                                       Location ofAsset                                               Type of Asset
  Large                     SME
                                                     Regional
Enterprise                   3%                                                                                   Industrial
                                                       21%
   13%                                                                                                               21%
                                  Government
                                     32%
                                                                                       Dublin
                                               Suburban                                Core +
                                                Dublin                                  71%
                                                  8%
      FDI                                                                                                                                            Office
      52%                                                                                                                                             79%

                                                                                                                                                                        25
Summary & Outlook

•   The Company’s focus on credit quality and institutional buildings in carefully selected locations
    has been reflected in a robust rent collection and valuation in 2020 against the backdrop of the
    Covid-19 pandemic….

•   …and underpinned progressive quarterly dividends supported by stable and growing capital
    values

•   Our immediate outlook involves a move to the main board of the Irish Stock Exchange, and the
    pipeline of potential acquisitions

▪ Irish FDI tenants, particularly in sectors targeted by the Company, have expanded their operations
  through the pandemic, supporting the Company’s current investments and future opportunities

▪ There is, currently, limited competition for the pipeline, which can be both reversionary and bought
  below re-build cost

▪ Our ability to execute the pipeline requires further capital

▪ Additional capital should enable the Companyto benefit from operating leverage, improve shareholder
  liquidity and returns

                                                                                                         26
About Yew Grove
Proven management team supported by vastly experienced non-executive directors and advisers
                           •   Over 30 years’ experience in investment markets, including running the                              •       Previously Senior Vice President of IDAIreland
                               Europeanand Asian structuredfinance business at JPMorgan                                                    acting as Global Head of two key operating
                           •   Previous owner and director of the Pepper Group, an Australian                                              divisions
                               based mortgage lender and servicer which built the largest third-                                   •       Member of the Institute of Directorsof Ireland
                               party servicing businessin Ireland                                                                  •       Qualified Barrister at Lawfrom University
                           •   Co-Founderof the Yew Tree Fund, the Company’s seed Portfolio                                                College Dublin & Kings Inns
                           •   Sits on the Company’sInvestment Committee                                     BarryO’Dowd
   JonathanLaredo                                                                                        Non-executive Chairman
 Chief Executive Officer
                           •   Over 25 years’ experience in investment markets,                                                        •  Former FinanceDirector of Irish Continental
                               structuring and raising capital for companies andfunds                                                     Companyplc (“ICG”) for 27 years
                           •   Previously a member of the Financial Analytics and Structured                                           • Prior to joining ICG, he worked in a number of
                               Transactions Group at Bear Stearns, before developing and                                                  financial roles at CRH plc. Mr O’Dea is
                               running managed vehicle issuance and risk management                                                       currently an independenttrustee of the RTE
                               programmes atNomura                                                             GarryO’Dea                 Superannuation Scheme
                           •   Co-Founderof the Yew Tree Fund                                           IndependentNon-executive       • Qualified Chartered Accountant
    CharlesPeach           •   Sits on the Company’s Investment Committee                                     Director, Senior          • Chairs the Audit Committee
 Chief Financial Officer                                                                                   IndependentDirector
                           •   Over 31 years’ experience in investment marketsspanning high                                            •    Previously a Senior Fund Manager atZurich
                               yield, distressed debt and real estate businesses                                                            Life Assurance Ireland plc where she had
                           •   He started his career in corporate finance at Bankers Trust,                                                 responsibility for equity and regional asset
                               followed by Sumitomo Finance, Commerzbank,BNP Paribas,                                                       allocation
                               Aladdin Capital ManagementLLP                                                                           •    Currently NED of Hostelworld Group plc,
                           •   Co-Founderof the Yew Tree Fund                                                                               appointed NED of Kingspan plc
     MichaelGibbons                                                                                         Eimear Moloney             •    Qualified Chartered Accountant
 Chief InvestmentOfficer                                                                                   Independent Non-            •    Chairs the Remuneration Committee
                                                                                                           executive Director                                                             ke
                                                                                                                                   •       Prior Chairman and Chief Executive of Hardwicin
                           •   Significant Board and property experience as Chairman of Great
                                                                                                                                           Property Group for 18 years currently Partner
                               Portland Estates, Deputy Chairman of the supervisory board of
                                                                                                                                           Beresford Real Estate
                               Alstria Office REIT-AG, Senior Advisor to TPG Real Estate LLC and
                                                                                                                                   •       A 30-year veteran of the Irish real estate
                               previously served as NED at Standard Life Aberdeen, and a Senior
                                                                                                                                           industry, prior to which he wasat Deloitte
                               IndependentDirector at St Modwen Properties, ISG and Hansteen
                                                                                                                                   •       Fellow of the Chartered Accountants Ireland
                               Holdings                                                                                            •       Member of the Society of CharteredSurveyors
                           •   12 years’ banking experience in property at County Bank and                    Brian Owens                  Ireland and the Royal Institution of Chartered
      Richard Mully            Bankers Trust                                                               Independent Non-                Surveyors
        Adviser to         •   13 years as a principal real estate investorwith SorosReal Estate           executive Director      •       Chairs the Valuation Committee
     managementteam
                                                                                                                                                                                    24
Overview of existing assets

                                                                              Contracted       Gross Reversionary        Gross WAULT to       WAULT to
                                                                     Value                                                                               Portfolio
                 Building             Type           Location                   Rent Roll Yield at      Rent Roll Reversionary lease break    lease end
                                                                    (€'000)                                                                               Vacancy
                                                                                  (€'000) Fair Value       (€'000)        Yield     (years)      (years)
      1   One Gateway               Office       Dublin              19,300         1,306       6.8%         1,495        7.7%         1.6          2.7      0.4%
      2   Letterkenny               Office       North West          15,670         1,437       9.2%         1,458        9.3%         7.3          7.3      0.0%
      3   Three Gateway             Office       Dublin              14,540           913       6.3%         1,181        8.1%         1.0          1.0      0.0%
      4   Teleflex                  Office       Midlands            11,580           948       8.2%           851        7.3%         7.8         10.7      0.0%
      5   Birch House MP            Office       Dublin Catchment     8,200           697       8.5%           697        8.5%         9.5         14.5      0.0%
      6   Chestnut House MP         Office       Dublin Catchment     6,200           507       8.2%           576        9.3%         2.9          2.9      0.0%
      7   Unit 2600, Cork Airport   Office       Cork                 6,950           350       5.0%           689        9.9%         4.9         14.4     49.2%
      8   IDA Athlone Block B       Industrial   Midlands             6,075           530       8.7%           530        8.7%         2.2         12.2      0.0%
      9   Ashtown Gate Block C      Office       Dublin               4,990           395       7.9%           396        7.9%         3.2          4.9      0.0%
     10   IDA Athlone Unit B2       Industrial   Midlands             5,550           483       8.7%           483        8.7%         2.7         13.7      0.0%
     11   Ashtown Gate Block B      Office       Dublin               4,780           405       8.5%           374        7.8%         2.1          8.4      0.0%
     12   IDA Waterford Block A     Office       South East           4,150           353       8.5%           424       10.2%         2.6         14.0      0.0%
     13   IDA Athlone Block A       Industrial   Midlands             3,640           270       7.4%           313        8.6%         4.9          8.0      0.0%
     14   Hazel House MP            Office       Dublin Catchment     3,460           341       9.8%           335        9.7%         2.8          4.4      0.0%
     15   Willow House MP           Office       Dublin Catchment     3,300           222       6.7%           316        9.6%         4.1          5.2     18.6%
     16   Ash House MP              Office       Dublin Catchment     3,270           326      10.0%           331       10.1%         0.5          5.5      0.0%
     17   IDA Athlone Block C       Industrial   Midlands             3,215           280       8.7%           253        7.9%         3.8          8.8      0.0%
     18   Airways Unit 8            Industrial   Dublin               3,100           160       5.2%           291        9.4%         5.1         10.1      0.0%
     19   Blackwater House          Office       Cork                 2,860           235       8.2%           343       12.0%         3.7          3.7     29.0%
     20   Airways Unit 7            Industrial   Dublin               2,760           160       5.8%           258        9.4%         4.5          9.5      0.0%
     21   Beech House MP            Office       Dublin Catchment     2,170           222      10.2%           221       10.2%         1.6          6.7      0.0%
     22   Unit L2 Toughers          Industrial   Dublin Catchment     1,930           170       8.8%           211       10.9%         2.1          2.1      0.0%
     23   Bridge Centre             Retail       Midlands             1,625           209      12.9%           161        9.9%         7.1          8.4      0.0%
     24   Old Mill Lane             Mixed Use    South West           1,690           247      14.6%           159        9.4%         5.7          8.0      0.0%
     25   Canal House               Mixed Use    Midlands               920           107      11.6%            55        6.0%         6.0          6.0      0.0%
                                    Total                           141,925       11,272        7.9%       12,403         8.7%         4.2          7.5      4.1%

Figures as at 01/01/2021
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