Segro Share Discussion Threads

[2ngh] 28/6/2010 07:55

Any reason for the massive discount to NAV here?

Positive aquisitions recently and technically looks well oversold and due a bounce.

[scburbs] 27/4/2010 10:44

Good to see progress starting to be made on letting the old Brixton portfolio. The BAA acquisition looks like a interesting deal as well given SGRO can sell some of its properties across and generate net cash.

[scburbs] 22/4/2010 13:00

"SEGRO has sold a 500,000 sq ft industrial unit at Heywood Distribution Park in Greater Manchester to consumer goods distributer Fowler Welch Coolchain."

Source EGi

[shugsy] 31/3/2010 12:32

Anyone think we'll see 300 in the short term?

Looks like a possible good entry point.

[purplebox] 25/2/2010 09:44

Yes - the increase in the NAV is a bit disapointing but the rest of the results are very good.

I think that the aquisition of the Brixton Estate has been a factor this year.

Final dividend of 9.4p (paid as a PID) - ExDiv 31st March, paid on 6th May.

Yesterdays close was 325.0p so discount to NAV is 37.0p (10%).

[scburbs] 25/2/2010 08:26

Results out. Adjusted NAV 362p and dividend 14p for a 4.3% yield at 325p.

[jathomas] 21/2/2010 16:29

I think the MMs are very much aware of what's coming thus the shake

[purplebox] 19/2/2010 08:59

Final results due on Thursday.

Current NAV is 353p as per valuation to 30th June 2009.

As a conservative assumption imagine NAV increasing by just 10% during the last six months. This would give a new NAV of 388p.

If the NAV increased by 15% the new NAV would be 406p.

BLND reported an 18% increase in NAV in the last quarter alone.

Yesterdays closing share price was 324.8p.

[jathomas] 05/2/2010 09:39

quite predictable that they'd take it below 300p to take out stops!

[bench2] 25/1/2010 15:18

stock looks cheap vs other REITS but the chart looks terrible . Dec year end unlike land Secs etc , what is the bear story is there something nasty in the Brixton woodshed ?

[scburbs] 25/1/2010 13:13

"Removals company relocates to BristolWorks estate

Tuesday, January 05, 2010, 08:00

Removals company Pickfords has relocated its Bristol branch from Avonmouth to premises in Pucklechurch, South Gloucestershire.
The firm, which employs 25 people in the region, has taken 13,500 sq ft of space at BristolWorks' Pucklechurch Trading Estate.
Owned and operated by industrial property owner and developer SEGRO, the 31-unit estate is one of four BristolWorks sites providing industrial, logistics, distribution and warehousing units to let in and around Bristol."

[scburbs] 25/1/2010 13:09

It's been a long time since any guidance was issued on how SGRO are getting on with leasing up its large amount of vacant space.

"Segro's strong start to 2010 at Heywood
15 Jan 2010, 08:33

Industrial developer-investor Segro has announced two deals at Heywood Distribution Park in Rochdale totalling nearly 100,000 sq ft.

The new deals see Unit B11 let to MDWS (UK) (Modular Decanting Ward Solutions) on a 10-year lease with a five-year break. The building is 63,000 sq ft and MDWS is paying £4.25/sq ft.

MDWS (UK) designs, manufactures and installs bespoke modular buildings for specific clients such as the NHS.

In the second deal, SS Logistic Services has taken Unit M4, totalling 30,000 sq ft. The local haulage contractor has taken the building on a five-year lease, at a headline rent of £4.50/sq ft."

[jonwig] 20/1/2010 08:43

I suppose if he's stayed on he wouldn't have had a job either, but for different reasons.

The employment tribunal between Brixton and Tim Wheeler heard today that the former chief executive asked for a further £1.88m added to his pension packet as well as an untitled role at the company.

The employment tribunal between former Brixton chief executive Tim Wheeler and his former employers began in central London today.

Property Week will bring you all the news from the three day hearing at which Wheeler is claiming unfair dismissal and breach of contract against his former employer.

Read more:

[scburbs] 12/1/2010 11:15

A further example of yield compression in the Industrial sector.

"Scottish Widows Investment Partnership Property Trust has acquired the freehold of a prime distribution warehouse located on Swan Valley Park, Northampton.

The trust has paid vendor PMB Holdings £27.5m for the 331,568 sq ft shed – reflecting a yield 6.73%.

The facility is let to supermarket chain WM Morrison until 2023 at a passing rent of £1,957,232 pa, equating to a base rent of £5.38 per sq ft."

[scburbs] 11/1/2010 17:09

Large Q4 valuation increases started to be reported. A 10.2% increase in the final quarter for F&C is a large bounce.

"F&C Commercial Property Trust's direct property portfolio valuation stood at 732,950,000 at the end of December.

It said that on a like-for-like basis net of capital expenditure and excluding the effect of gearing, the underlying value increased by 5.5% over the two month period from 31 October when the last net asset value was announced.

The underlying value for the quarter increased by 10.2%."

[zangdook] 30/12/2009 14:30

jonwig
Yes, the FT says the total debt was £120m, so it adds up.

[scburbs] 30/12/2009 10:17

Luckily SGRO have already done the work for us (page 12 of the attached acquisition document).

If values are flat across 2009 then combined NAV is 485p. If they are down 5% it is 440p and 10% equates to 395p.

[scburbs] 30/12/2009 10:11

SGRO's year end NAV is going to be very interesting. The uplift on the BXTN assets is likely to be eyewatering (with Colliers predicting asset values back to Jan 2009 levels and BXTN reported a massive fall in H1 2009). Remember SGRO purchased at a significant discount to the BXTN valuations which have proven to be the absolutely trough of the market.

[jonwig] 30/12/2009 08:45

Z, I haven't checked the exact situation, but they state that the Gross Asset value (GAV) is £174m - ie. £87m for SGRO. If debt attached to the property is £60m, the Net Asset Value (NAV) will be £27m.

[zangdook] 30/12/2009 07:46

News. Disposal.

I must be missing something here. SGRO's 50% is worth £87m and produces £5.65m rent, and it's been sold for £26.9m?

[scburbs] 04/12/2009 12:26

This recent disposal is a great example of what a good deal the Brixton acquisition was.

"The sale price of Great Western Industrial Park represents a 10% premium over the book value at June 2009 after allowing for the capital expenditure to be incurred in connection with the GeoPost pre-let, and also a 34% increase over the implied valuation at the time of the offer to acquire Brixton."

[scburbs] 04/12/2009 10:41

I am back in here. SGRO look like they have bought BXTN at a significant discount to the bottom of a market that has now bounced strongly.

"Eight months' of yield compression for prime UK commercial property assets have reversed around 40% of the investment yield lost since 2007. In Cushman & Wakefield's December Business Briefing on the UK property investment market (its 'prime yield report'), the company says that strong demand and supply shortages forced a further 38 basis point yield fall in November.

...

Yields in the industrial market are now down to their lowest since August 2008 as bidding becomes increasingly aggressive. UK funds are dominating a market which is currently seeing a much anticipated improvement in the occupier market with the availability of grade A space falling. This in turn is increasing demand for secondary industrial assets."

[damanko] 17/11/2009 16:25

Seems good to me. Just contacted my SIPP provider, to ask whether I can buy some of the new bonds in my SIPP.

I'm looking at it this way: It's November 2009. Base rate is 0.5%. Savings accounts are paying bloody awful rates (obviously).

Where else can I put (say) 10K, receive 6.75% income, paid twice a year? And receive another 20% gratis, thanks to the upfront tax relief. And then get my initial capital back.

I don't like the phrase "No-brainer", but I'm struggling for a better one right now......