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High Conviction Property Securities Fund

Australia's only high conviction A-REIT fund with an ESG focus

January 2021 - Monthly REPORT

UPCOMING EVENT

The next growth phase for AREITs

SUMMARY

The Fund fell by 4.4% over the month slightly underperforming the S&P/ASX 300 AREIT Index. AREITs suffered over the month due to the Australian 10 year bond rates rising 16 basis points providing a headwind for the yield-sensitive real estate sector.  With the RBA’s decision to hold rates steady over the month and maintain its accommodative stance, we expect this to provide support for the sector over the medium to long-term.  The Fund’s exposure to real estate fund managers such as Charter Hall Group (CHC) and Centuria Group (CNI) had a negative impact, whilst our residential exposure in Cedar Woods (CWP) and Ingenia Group (INA) contributed to performance.

PORTFOLIO

Top Holdings (alphabetically)

Centuria Capital Australia Asset Management & Custody Banks Charter Hall Group Australia Diversified REITs Dexus Australia Office REITs Goodman Group Australia Industrial REITs Mirvac Group Property Trust Australia Diversified REITs

Sector Breakdown

PERFORMANCE

Performance Table

NET PERFORMANCE FOR PERIODS ENDING 31 Jan 20211
1 MonthSINCE INCEPTION2
Fund -4.4%10.6%
Benchmark -4.1%-9.1%
1 MonthSINCE INCEPTION2
Fund
-4.4%
10.6%
Benchmark
-4.1%
-9.1%

Performance Chart

NET PERFORMANCE SINCE INCEPTION2

COMMENTARY

The Fund fell by 4.4% over the month slightly underperforming the S&P/ASX 300 AREIT Index.  AREITs suffered over the month due to the Australian 10 year bond rates rising 16 basis points providing a headwind for the yield sensitive real estate sector.  With the RBA’s decision to hold rates steady over the month and maintain its accommodative stance, we expect this to provide support for the sector over the medium to long-term.  The Fund’s exposure to real estate fund managers such as Charter Hall Group (CHC) and Centuria Group (CNI) had a negative impact, whilst our residential exposure in Cedar Woods (CWP) and Ingenia Group (INA) contributed to performance.

As structural and secular trends are disrupting the retail, office and industrial sectors, these trends are also supporting the emergence of alternative sectors. In Australia, the emergence of these alternative sectors is still at an early phase that will drive growth opportunities for many years to come.

The AREIT sector is increasingly gaining exposure to structural themes that will likely play an important role in the 21st-century economy – these include increased data usage, e-commerce, logistics, growth in infrastructure spending and renewable energy sources.

Currently, the AREIT market is still very much dominated by the core sectors such as retail, office and industrial – making up 94% of the index compared to alternative assets of only 6%. This is in significant contrast to global peers, particularly in the US and UK where alternative sectors make up more than 50% of the index.

We believe Australia will follow these established trends for the following reasons:

  • The search for income grows harder with historically low fixed income yields and extremely accommodative monetary policy undertaken by central banks, including the RBA, means sectors with sustainable income sources will be in great demand.
  • The structural shift to e-commerce, whilst hurting the bricks and mortar of discretionary retail malls, is benefiting sectors such as logistics and data centres. According to Colliers International, every $1 billion spent on online sales requires approximately 85,000 sqm of warehouse space. To put this in perspective, Colliers is forecasting online sales to grow by $12.8 billion in 2021 [in Australia], which would result in about one million square metres of warehouse demand from e-commerce alone in 2021. Whilst, the structural shift to online retailing was accelerated by COVID-19, we believe it is here to stay and will even accelerate further. This is based on several retail chains in the US having increased their estimate of where online penetration is likely to stabilise from 20-30% to 40%-50%.  We see Australia following the same trend with the current online penetration increasing from 11% to 20% by 2025.
  • Corporations freeing up their balance sheets through sale and leaseback transactions will open up new assets which have traditionally been held by owners and operators such as hospitals, farms, petrol stations, data centres, student housing, telco exchanges, and cold storage.
  • The structural shift of working from home (WFH), if adopted post the pandemic will increase the demand for assets supporting more flexible working such as shared office space, data centres and storage.
  • More capital from global investors is expected to chase alternative assets as retail is still unpopular and industrial is becoming increasingly competitive. This helps make these new alternative asset classes attractive, especially those that have proven to deliver strong returns in other global markets such as data centres, manufactured housing, childcare, education, petrol stations and storage.

Our Fund recognises the importance of these secular and structural themes. The ability to invest outside the index allows us to identify these investment opportunities.  Currently, the fund has close to 40% invested in non-index stocks with exposure to logistics, childcare, retirement living, data centres, storage and manufactured housing.

PROFILE

STATISTICAL DATA

PORTFOLIO SUMMARY
NUMBER OF STOCKS
16
MAXIMUM DRAW DOWN
-15.8%

FEATURES

  • APIR CODE PCL8246AU
  • REDEMPTION PRICEA$ 1.0897
  • FEES * Management Fee: 0.70%
    Performance Fee: 15%
  • Minimum initial investment A$10,000
  • FUM AT MONTH END A$ 5.32m
  • STRATEGY INCEPTION DATE 11 March 2020
  • BenchmarkS&P/ASX 300 A-REIT Total Return Index

Fund Managers

Amy Pham

Portfolio Manager

Jade Ong

Investment Specialist

Description

A Property Fund focussed on capital security, income yield, and sustainable growth.

The Fund believes each security has an underlying or intrinsic value and that securities become mispriced at times relative to their value and each other.

The Fund seeks to exploit such market inefficiencies by employing an active, value based investment style to capture the underlying cashflows generated from real estate assets and/or real estate businesses.

The Fund believes that responsible investing is important to generate long term sustainable returns. Incorporating ESG factors along-side financial measures provides a complete view of the risk/return characteristics of our property investments.

The Fund is benchmark unaware. All positions are high conviction and assessed on a risk-reward basis, resulting in a concentrated portfolio of 10-20 securities.

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1. Net performance figures are shown after all fees and expenses, and assume reinvestment of distributions. The Fund incepted on March 11th 2020.  Index performance calculations include a complete month’s performance for March 2020.  No allowance has been made for buy/sell spreads. Past performance is not a reliable indicator of future performance, the value of investments can go up and down.
2. Inception 11 March 2020.
3. Annualised standard deviation since inception.
4. Relative to S&P/ASX 300 A-REIT TotalReturn Index.
* For further information regarding fees please see the PDS available on our website.