I agree that the St Margaret's land is worth a lot. I wrote a Newsletter on the valuation of the property (part of a series of three). Here is some of it - I would value your observations.
In this Newsletter I’ll try to value the plots, houses and offices owned by the company. Such an estimate is fraught with danger. Indeed, individual asset valuations shown below are bound to be wrong (by a large margin in many cases), so do not take them too seriously, but I hope that in averaging-out we have a reasonably accurate minimum value of the company’s assets.
I think these are conservative assumptions (as I understand commuter belt houses around Edinburgh sell for £200 - £250 per sqft,). For the assets listed in the table I have made a very rough and ready estimate of value based on the following notions:
• Plots, barns with permission to build or convert, or offices already built, are valued at £80 per square foot. For Edinburgh office space unbuilt but with planning permission £40 per sqft. That is my guess of what they could be sold for (on average) as plots or unconverted farm buildings (more value might be available if CNN undertook the build and then sold as completed houses).
• Planning permission applied for but not yet achieved is valued at £10 sqft of house space.
• Land is valued at £10,000 per acre. Bear in mind that I have not allowed for any success in persuading councils to include acres of farmland in local plans, e.g. the 200 acres at Gartshore where “proposals have been prepared for a village of several hundred cottages and houses together with local amenities, all within the existing landscape setting”. If these proposals are accepted then the value of the company becomes a multiple of its current MCap. - a real bonanza.
Those sites with planning consent Estimated value in June 2016: £80 sqft for consented, £10 sqft if without consent
St Margaret’s House: Currently 92,000 sqft offices + 168 parking spaces. Market rental £0.5m pa. PP for flats for sale, and/or private rented flats and/or students and/or offices (231,000 sqft). Also “Part of the site is ideal for an hotel”. 2016 Report: “the Company intends either to develop or undertake a joint venture development of St Margaret's or, if suitable offers are made, to realise its value” My valuation: £7.4m
Brunstane Home Farm: 1 cottage built (£0.3m) + pair of semis built (2,850sqft, £0.8m) + PP for 10 houses, of which 5 nearly completed and 5 scheduled to start build soon (14,648sqft) + Georgian steading + rundown cottage + detached stone building with consent for conversion and extension (3,226 sqft) + Proposals for a two-acre site, “have been accepted in principle” for 18 new-build houses (21,923 sqft) + “lodged a planning application for an extensive residential development”. 2016 Report: “I expect the sales value of this Horsemill refurbishment and the new Stackyard [the 10 houses, I think] to be around GBP4.5m.”
My valuation: £0.3m + £0.8m + £4.5m minus £1.3m build costs of 5 houses + £0.5m + £0.1m + £0.3m + £0.2m + ? = £5.4m
Wallyford: PP for 6 detached + 4 semis (12,496sqft)
2016 Report: “Given these greatly improved circumstances I expect to continue the development of our ten houses next year.” My valuation £1m
Belford Rd: 22,500sqft of offices + 21,000sqft for 20 flats
2016 Report: “we will seek to commence the development with a value in excess of GBP10m next year.” My valuation: £3.5m
Dunglass: PP for 48 house plots.
2016 report: “We intend to build a few houses there in order establish demand, … I expect the results will allow us to develop the whole site, but at a modest build rate.”
Possibility of another 30 houses: “the ground conditions, which initially appeared to preclude development, may be remediated”. My valuation: £3.8m
Hazeldean: PP for 28 house plots My valuation: £2.2m
Chance Inn: PP for 10 houses (21,836sqft) + farmhouse + 11 paddocks My valuation: £2.3m
Carnbo: PP for 4 houses (7,900sqft) My valuation: £0.6m
Strathtay: 4 houses + mansion (16,851sqft).
2016 Report: “Work is in progress to move services to permit the formation of entrances onto the public road in order to allow marketing of the two large house plots [worth £0.5m].” My valuation: £1.3m
Myreside Farm: PP for 5 houses (8,531sqft) My valuation: £0.7m
Larennie: PP for 9 houses (19,325sqft). 2016 Report: “a start will be made to the development in order to endure the consent which currently expires in April 2017” My valuation: £1.5m
Ardpatrick: More than 10 houses My valuation: £1.2m
Tomperran: 30 acres + farmhouse.
PP for 25 houses (33,912sqft) My valuation: £3m
Those without planning consent.
Gartshore: 200 acres + 20,000 sqft of buildings.
2016 Report: “proposals have been prepared for a village of several hundred cottages and houses together with local amenities, all within the existing landscape setting. This development would complement our separate proposals for a high-quality business park, including a hotel and a destination leisure centre, all situated in mature parkland. Discussions with East Dunbartonshire Council continue.” My valuation: £2m
Frithfield: 12 houses (20,326sqft) My valuation: £0.2m
Nydie (3 miles from St Andrews) “Proposals will be prepared for 7 houses over 10,000sqft.” My valuation: £0.1m
Property value plus other assets minus all liabilities £36.2m + £0.27m - £4.3m £32.17m or £2.73 per share
I estimate the hidden value in this company to be so large as to make the real net current asset value around £32m or £2.73 per share, compared with the current share price of 96p. The shares were last above £2.40 at the end of the last property cycle upturn in 2007.|
There is a bit more info in the accounts on these assets. I'm fairly confident these guys are prudent in their accounting and at the end of the day unless assets are in cash there will always be some doubt as to the precise value.
I walked passed CNN's main investment recently, St Margaret's House in Edinburgh. It's a substantial property well located just outside the centre. It must be worth a few bob.|
I've taken a quick look at RMA. I note the reported NAV of £104m, but worry about the make up of the assets.
There is a lot of flexibility in valuing the following:
"financial assets measured at fair value £49m"
"Available for sale investments £21.7m"
A lot of caution required
|It doesn't take much to shift this. Very difficult to buy in decent quantity without moving the price.
prof have you looked at RMA as a possible investment? It looks miles too cheap currently being valued at 0.3 of book value. They are currently trying to sell £20M of private equity which, when complete, should re-rate the shares.|
|prof, Yes its not been too busy here. 4 posts in 3 and a half years!
I just like buying cheap assets and as you say there is hidden extra value here with planning consents and development possibilities not being shown in the NAV. And its interesting the NAV has hardly changed over the last few years whereas the share price has fallen markedly.
Property prices are certainly heading north in the Central Belt. My Glasgow flat has risen by 15% in value the last couple of years after several years of stagnation.|
|I'm pleased you are interested in this one HugePants. It's been quite lonely for the past three years, but I think will get a reward fairly soon as the directors create cash from all those assets - fingers crossed that the Edinburgh/Glasgow property market continues to rise.
From my conversations with them I conclude they are not interested in buying property again (they are getting on).
So it is either large dividends and winding up, or being bought by someone interested in those plots with permission and the landscaped acreage
|Agreed a 40% discount to net asset value is excessive even with the majority director shareholding.
Profits down but forecast positive at leading trust
CALEDONIAN Trust chairman and chief executive Douglas Lowe has said the company is ready to take advantage of a “stable” housing market in the central belt, after pre-tax profits collapsed 80 per cent to £105,000.
Profit per share fell to 89p from £4.79, and the net asset value (NAV) per share was 153p compared to 152p following the sale of one property and remaining assets increasing in value.
In a lengthy commentary to the property developer’s accounts, which quoted Shakespeare and the Greek poet Archilochus, Mr Lowe heavily criticised forecasters for their “fallibility” and subsequent impact on inflation targets, fiscal balance sheet and the fallout from the Brexit vote.
you need to subscribe for the rest|
|They are finally building and selling.
From the Prelims: "A major component of the Group's site development value lies in securing planning permission, and in its extent, ...... For development or trading properties, unlike investment properties, no change is made to the Group's balance sheet even when improved development values have been obtained. Naturally, however, the balance sheet will reflect such enhanced value when the properties are developed or sold......... The mid-market share price on 21 December 2016 was 85.5p, a not insignificant discount to the NAV of 152.88p as at 30 June 2016."
The NAV shown in the BS fails to reflect the true value now that so many planning permissions have been granted.|
|Look's as though we have had a classic "tree shake" from the market makers over the last 24 hours. Or does someone have any news on the underlying business? Glen|
|Read Beaufort Securities's note on CALEDONIAN TRUST PLC (CNN), out this morning, by visiting hxxps://www.research-tree.com/company/GB0001628584
"Caledonia’s financial and operating results for the first quarter of 2016 look promising despite the low realised price of gold. The company was also successful in reducing the fixed cost per ounce of gold produced. Moreover, the projected increase in production in 2016 is expected to result in improved cash generation due to higher sales volume and lower costs per ounce of gold, as fixed costs are spread over more gold ounces produced. The higher gold price, if sustained, will further enhance cash generation. Meanwhile, the company remains on track to implement the Revised Investment Plan at the..."|
|Nice to see the extra value created at St Margaret's. The property upturn will come - eventually|
|If anyone is interested I set out an analysis of Caledonian Trust a couple of weeks ago on my Newsletter (http://newsletters.advfn.com/deepvalueshares/) and explained why I bought some more.
I'll attend the AGM next week and report back.
|just read chairman's statement.Wow!|
|spread is huge now though|
|lots of hidden value i feel and more to come over the next couple of years|
|Caledonian Trust (Io Caledonian FY NAV 222.5p/shr vs 205.8p, sees 'satisfactory' current yr results
LONDON (AFX) - Caledonian Trust PLC said its full-year net asset value per
share increased and that it expects the current year's results to be
The Edinburgh-based property investment holding and development company said
its net asset value per share increased to 222.5 pence for the year ended June
30, 2006, from 205.8p in the same period last year.
Pretax profit declined to 124,439 stg from 446,852 stg a year ago.|
|good grief ,more than two trades in a day already!|
|11.8m in issue and i think there is aslo some prefs
9.32m held by the boss
fd holds 0.73m|
|well over 80% + i guess family holdings as well|
You could be right
I just wondered if it means that they have taken out a kind of option to buy subject to them getting the necessary PP
That happens a lot with potential building land
What % of the shares are held by the directors?
|presume it means under contract|