Forsyth Barr Listed Property Fund
The fund aims to achieve positive long-term returns by investing in selected listed property vehicles, subject to the risks associated with investments in listed property assets.
AS AT 6 Aug 2020
Month End Unit Price
As at 30 Jun 2020
The month of June ended a remarkable quarter of recovery in asset prices. However, while the quarterly return from equities was one of the best for many years, listed property securities materially underperformed the broader market recovery. Factoring in the very tough first quarter calendar-year-to-date (CYTD) returns for the listed property market are still materially down since the start of the year. In June, the New Zealand Listed Property Index fell 0.1%, bringing the CYTD return to -14.8%. Over the June quarter, the New Zealand Listed Property Index returned +6.8%. In the same period the Forsyth Barr Listed Property Fund delivered a return of 8.9% (gross of fees and tax), taking the 12-month return to -6.3% (gross of fees and tax).
The Forsyth Barr Listed Property Fund enjoyed strong outperformance in the June quarter outperforming the market index by 2.1%. During the quarter we built a position in Augusta Capital (previously unowned until 30 March 2020) and participated in the capital raise in May 2020. In June 2020 Australian listed Centuria Capital launched a second takeover bid for Augusta (at around half the price of the last bid!!) contributing to positive performance for the quarter. Out of index positions in New Zealand aged care, and Australian listed stocks (Charter Hall, Charter Hall Long Wale, Goodman Group, Lendlease, and Scentre) all added to performance.
Finally, in order to fund our out of index positions we hold underweight positions in a number of New Zealand property stocks, in particular Precinct Properties and Goodman Property Trust which due to underperformance versus the reference index positively contributed to performance during the June quarter (both these stocks had a particularly strong March 2020 quarter due to announcement of inclusion into a major global index late in March which we sold into).
Actions from governments and central banks have stabilised financial markets. But there is still plenty of uncertainty, and as we’ve seen over the past few months, sentiment can change quickly. There is potential for further market volatility ahead. Most countries are grappling with the tension between curbing the health effects of COVID-19 and minimising the economic damage of restrictions and lockdowns. Whilst the virus does continue to disrupt most economies, lockdown measures are generally being eased. On balance, economic activity has generally been better than most feared two or three months ago. The question being asked in the United States and elsewhere around the world is the same one we’re asking in New Zealand. What does the economic picture look like once pent-up demand from lockdown has passed and government support for workers and businesses ends? Only in time will we get a clear view on the health of the underlying economy.
The NZ listed property sector remains fully valued in our view, trading at an 8% premium to NAV and a 3.8% cash yield. Retail rents (particularly CBD retail which, with the exception of Precinct Properties, the NZ listed sector has no meaningful exposure) are likely to come under pressure. Similarly as the working from home movement gains traction CBD office rents will likely come under pressure. In turn this will likely see valuations in these two asset classes decline (cushioned somewhat by the dramatic fall in interest rates) with a resulting drop in NTA. During the quarter we participated in a number of capital raises and expect there are more to come. As such, and with our cautious bias in mind we carried a cash balance of 4% at quarter end. We believe the Australian sector offers better opportunities trading at less demanding multiples and will look to increase our exposure from the current level of 7.5%.
We actively manage the fund’s foreign currency exposures. As at 30 June 2020, these exposures represented 8.48% of the value of the fund and were unhedged.
As at 30 Jun 2020
|Goodman Property Trust||18.37%|
|Kiwi Property Group Limited||15.00%|
|Precinct Properties New Zealand Limited||14.34%|
|Property For Industry Limited||9.46%|
|Vital Healthcare Property Trust||8.20%|
|Argosy Property Limited||7.16%|
|Stride Property Group||6.77%|
|Investore Property Limited||4.81%|
|ANZ transactional bank account||2.97%|
|Charter Hall Group Limited||2.02%|
|Major holdings as % of total portfolio||89.11%|
|Total portfolio holdings||19|
As at 30 Jun 2020
|1 Month||3 Months||1 Year||3 Years*||Since commenced operation*|
|Net Fund Return||1 Month 0.40%||3 Months 8.48%||1 Year -7.81%||3 Years* 7.10%||Since commenced operation* 7.03%|
|Gross Fund Return||1 Month 0.58%||3 Months 8.91%||1 Year -6.30%||3 Years* 9.03%||Since commenced operation* 8.71%|
|S&P/NZX All Real Estate Gross Index||1 Month -0.09%||3 Months 6.83%||1 Year -7.71%||3 Years* 10.31%||Since commenced operation* 9.67%|
The unit prices shown do not take into account any adjustment for PIE tax.
Net Fund Returns are calculated after deduction of fund charges, trading expenses and accrued tax for a New Zealand resident paying individual tax at the highest Prescribed Investor Rate (28%). Gross Fund Returns are calculated before deduction of taxes and fund charges but after deduction of trading expenses and including imputation credits where applicable. Market index returns do not have any deductions for fund charges, trading expenses or tax.
The S&P/NZX All Real Estate Gross Index (“Index”) is a product of S&P Dow Jones Indices LLC and/or its affiliates and has been licensed for use by Forsyth Barr Limited. Copyright © 2015 S&P Dow Jones Indices LLC, a subsidiary of McGraw Hill Financial Inc., and/or its affiliates. All rights reserved. Redistribution, reproduction and/or photocopying in whole or in part are prohibited without written permission of S&P Dow Jones Indices LLC. For more information on any of S&P Dow Jones Indices LLC’s indices please visit www.spdji.com. S&P® is a registered trademark of Standard & Poor’s Financial Services LLC and Dow Jones® is a registered trademark of Dow Jones Trademark Holdings LLC. Neither S&P Dow Jones Indices LLC, Dow Jones Trademark Holdings LLC, their affiliates nor their third party licensors make any representation or warranty, express or implied, as to the ability of any index to accurately represent the asset class or market sector that it purports to represent and neither S&P Dow Jones Indices LLC, Dow Jones Trademark Holdings LLC, their affiliates nor their third party licensors shall have any liability for any errors, omissions, or interruptions of any index or the data included therein.
As at 30 June 2020
This document tells you how the Forsyth Barr Listed Property Fund has performed and what fees were charged. The document will help you to compare the fund with other funds.
General Fund Information
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The risk indicator is rated from 1 (low) to 7 (high). The rating reflects how much the value of the relevant fund’s assets goes up and down (volatility). A higher risk generally means higher potential returns over time, but more ups and downs along the way. The risk indicator is based on the returns data for the five years to 30 June 2020. See more information about the risks of investing in the Product Disclosure Statement.
This risk indicator is calculated as at 31/03/20 and differs from the risk indicator shown in the current Product Disclosure Statement dated 22 July 2019.
Target investment mix
|Cash and cash equivalents||5.00%|
|New Zealand fixed interest||0.00%|
|International fixed interest||0.00%|
Forsyth Barr Investment Management is the manager of the Investment Funds. The comments on this webpage do not take your personal circumstances into account. Before acting on this information, please contact your Forsyth Barr Authorised Financial Adviser. His or her disclosure statement is available on request and free of charge. Forsyth Barr Limited and its affiliates do not make any representation or warranty (express or implied) that this webpage is accurate, complete, or current and to the maximum extent permitted by law disclaim any liability for loss which may be incurred by any person relying on this webpage. This webpage is not intended to be distributed or made available to any person in any jurisdiction where doing so would constitute a breach of any applicable laws or regulations.
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