Ann: FLLYR: PCT: Precinct reports annual profit o

• Release Date: 20/08/13 11:32
• Summary: FLLYR: PCT: Precinct reports annual profit of $157.5 million
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PCT
20/08/2013 09:32
FLLYR

REL: 0932 HRS Precinct Properties New Zealand Limited

FLLYR: PCT: Precinct reports annual profit of $157.5 million

Precinct reports annual profit of $157.5 million and announces 5% increase in
dividend

Performance summary for the twelve months to 30 June 2013

13.6% rise in net operating income1 and 12% rise in net tangible assets (NTA)
per share

- Net profit after tax of $157.5 million (2012: $45.1 million)
- Net operating income of $58.3 million (2012: $51.3 million) or 5.85 cents
per share (cps) (2012: 5.14 cps)
- FY13 full year dividend of 5.12 cps (2012: 5.04 cps), forecast to increase
by 5% to 5.4 cps for FY14
- Property portfolio revaluation gain of $46.3 million (2012: $5.5 million)
to a total value of approximately $1.64 billion (2012: $1.33 billion)
- A non-operating deferred tax gain of $39.7 million impacted by a change in
estimate of provision for depreciation claw-back
- Net tangible assets per share rise to 99 cps (2012: 88 cps), an increase of
12%

Portfolio occupancy of 97%, strategic acquisitions and operational gains

- Acquisition of Downtown Shopping Centre and HSBC House for $193 million
consolidating two hectares of land and buildings on Auckland's waterfront
- Entered negotiations with Auckland Council on coordinating works at the
Downtown Shopping Centre with construction of the City Rail Link tunnel
- ANZ Centre awarded the 2013 Rider Levett Bucknall Property Council Supreme
Award
- Leased 35,000 square metres with continued progress in Auckland and
significant leasing success in Wellington
- Portfolio occupancy of 97% (2012: 94%) with a weighted average lease term
of 5.7 years (2012: 5.9 years)
- FY14 insurance costs reviewed and reduced by around 12%

Capital management savings

- Negotiated a new $660 million secured bank debt facility, replacing an
unsecured facility, delivering material savings and increasing the weighted
average term to expiry from three to four years.

Precinct Properties New Zealand Limited (Precinct) (NZX: PCT) reported its
financial results for the 12 months to 30 June 2013 today, recording a net
profit after tax of $157.5 million, an increase of $112.4 million on the
previous year.

Scott Pritchard, Precinct's CEO, said it had been a very good year when the
company's strong financial results were matched by operational gains and
successfully completed strategic acquisitions. "To achieve a strong result at
this stage in the cycle is very pleasing. At 97%, occupancy is at a four-year
high. And we are very pleased to have now secured such substantial holdings
right on Auckland's waterfront, which offers exciting opportunities for
Precinct and for developing the true potential of this whole area.

"The previous three years were a time of steady consolidation and growth.
But over the last 12 months Precinct has moved to execute its strategy and
achieve a new level of growth," he said.

Leasing success in Wellington had been particularly pleasing, achieving a 50%
reduction in vacancies in the city since January with significant new leasing
at the State Insurance Tower and 80 The Terrace.

Acquisitions also contributed to a 16% increase in rental income of $147.7
million.

The highlight of the year was the two side-by-side acquisitions in downtown
Auckland, which means that Precinct now owns almost two hectares of land and
buildings on Auckland's waterfront.
The company's focus remained on quality office space, but the ability to
combine this with a new level of retail experience in Auckland within a much
more attractive overall precinct on the waterfront would bring the company's
offering to clients to a new level.

Precinct has also entered negotiations with Auckland Council with a view to
coordinating the timing of works at the Downtown Shopping Centre with the
building of a tunnel at the site for the City Rail Link.

Scott Pritchard, Precinct's CEO, also commented that the recent earthquake
activity in Wellington has been a reminder of the importance of structural
integrity for clients. "We have recently completed a comprehensive programme
of assessment and as a consequence have a high degree of assurance as to the
seismic performance of the portfolio," he said.

RESULT OVERVIEW

Leasing success, a more optimal level of gearing, a deferred tax benefit and
a strong revaluation gain led to an increase in net profit after tax to
$157.5 million (2012: $45.1 million).
The acquisition of Bowen Campus in June 2012 and the Downtown Shopping Centre
in October 2012 contributed to a 16% increase in rental income to $147.7
million (2012: $127.3 million).

Allowing for these transactions and the ANZ Centre redevelopment,
like-for-like income was 3.2% higher than in the previous year due to higher
occupancy.

Property expenses were $43.7 million, 20% higher than the previous period.
Once these were adjusted for recent acquisitions, however, the increase was
3.5% compared to 2012. This increase was primarily a result of
non-recoverable expenses associated with the No.1 The Terrace rent review and
higher insurance costs.

Interest expense increased $7.2 million to $28.2 million, reflecting higher
debt levels following the purchase of Bowen Campus and Downtown Shopping
Centre.

Precinct recorded a 16.3% total return for the year to 30 June 2013. This
exceeded the benchmark New Zealand listed property sector return (excluding
Precinct) of 15.8%, with approximately two-thirds of the maximum performance
fee being paid in line with the agreed process for recognising outperformance
of the market.

Overall indirect expenses increased by around 10% reflecting an enlarged
portfolio.

Tax expense was $4.9 million (2012:  $7.2 million) reflecting higher pre-tax
profit and a lower level of deductible leasing costs, offset by a higher
level of depreciation associated with acquisitions. The disposal of
depreciable assets associated with the ANZ Centre redevelopment delivered a
reduction in tax expense of $2.4 million.

The fair value gain in interest rate swaps of $13.2 million compared to a
loss of $5.1 million the previous year. The positive movement reflected an
increase in market interest rates since 30 June 2012 and an unwinding of
interest rate swap positions.

Precinct has adopted a revised approach to determining the provision for
deferred tax. The revised methodology reflects that the market value of
fixtures and fittings will on average be equal to their tax book value. This
has resulted in a reduction in the liability to $40.3 million as at 30 June
2013 (2012:  $83.7 million).

Auckland valuations increased by around 6%. This gain reflected an improving
investment market, leasing success and higher rentals. Wellington valuations
were stable, due to supportive sales evidence and steady market rents.

Excluding the ANZ Centre, Downtown Shopping Centre and HSBC House, the
portfolio weighted average (by income) capitalisation rate has compressed
from 8.0% a year earlier to 7.7%.

Collectively, the revaluation, redevelopment of ANZ Centre, and the
acquisitions of Downtown Shopping Centre and HSBC House increased the value
of Precinct's portfolio to around $1.64 billion (2012: $1.33 billion).

Precinct's NTA per share at balance date was 99 cents per share, compared
with 88 cents per share as last reported. The increase in NTA is due to the
revaluation gain, the reduction in deferred tax liability, the fair value
gain in interest rate swaps and Precinct's policy of retaining earnings.

ACQUISITIONS AND SALES PROGRAMME

The acquisition of the Downtown Shopping Centre for $90 million and HSBC
House for $103 million was consistent with Precinct's strategy of securing
quality space where it can also add value and, in Auckland, a focus on
properties in the downtown waterfront area.

As the company advances this strategy it will now look to recycle out of
non-core assets with the proceeds matched to development opportunities.

CAPITAL MANAGEMENT

Following the two Auckland acquisitions and the ANZ Centre redevelopment,
bank borrowings increased to $603 million (2012: $347 million). Gearing rose
to 37.3%. This compares with 27% a year earlier. It remains well within
Precincts banking covenant of 50%.

Precinct's existing bank debt facilities were amended twice during the period
to accommodate the additional drawings required for the new acquisitions. The
final restructured $660 million secured bank debt facility comprises three
tranches expiring in July 2016, July 2017 and July 2018, increasing the
weighted average term to expiry to four years (2012: 3.2 years).

Precinct has been able to negotiate reduced borrowing margins by providing
mortgage security over selected properties.

Of Precinct's drawn bank debt, 57% (2012: 63%) was effectively hedged through
the use of interest rate swaps. This now results in a weighted average
interest rate, including all fees of 5.6% (2012: 6.8%).

PORTFOLIO PERFORMANCE

Continued momentum in Auckland and renewed success in Wellington saw 27,500
square metres of new leasing, lifting occupancy to 97% (2012: 94%). This is
the highest it has been in four years. Through this leasing, Precinct has
attracted twenty one new clients across 12,300 square metres.

Planned departures from 80 The Terrace in Wellington had resulted in
portfolio occupancy falling to 93% in January. Since then around 9,000 square
metres of space was let in Wellington and this significant leasing success
means Precinct now has a much-reduced total of around 6,300 square metres
currently available in the Capital.

Other leasing highlights included:
Securing Chorus for over 4,000 square metres at Wellington's State Insurance
Tower

Leasing 6,000 square metres at 80 The Terrace (formally AXA Centre)

ANZ Bank committing to around 4,000 square metres at 171 Featherston Street
in Wellington

In total 35,000 square metres and 60 leasing transactions were secured in the
period on a weighted average lease term (WALT) of 6.0 years, helping maintain
a secure income stream as demonstrated by a portfolio WALT of 5.7 years.

Leasing transactions in the Auckland portfolio were let at a 2% premium to
valuations, with Wellington's at a 1% premium.
Post-balance date, accounting firm Crowe Horwath (formally WHK) committed to
the top floor of PWC Tower on a nine-year term, taking PWC Tower occupancy to
97%. With this success, Precinct now has no material vacancies (by income) in
the Auckland portfolio.

In the period, Precinct settled 28,500 square metres of market rent reviews
at a 2% premium to valuation and an additional 23,200 square metres of
structured reviews. Across the 51,700 square metres of rent reviews, we saw a
reduction in passing rents of around 2%.

Over-renting, which peaked in 2011 at 7%, fell to 1.8% (2012: 3%) and the
portfolio is now is in a solid position to capture market rental growth.

Pleasingly, existing clients including AMP, Bell Gully, Vero and the New
Zealand Fire Service, have committed to new leases, extensions or expansion
within the portfolio.

SEISMIC UPDATE

Precinct has now completed a comprehensive programme of assessment of the
seismic strength of its portfolio. Consequently, it has a high degree of
assurance as to the seismic performance of the portfolio and improvement
works that will be undertaken. The total cost of seismic works remains
unchanged and is expected to range between $15 and $25 million over a 5-8
year period.

Outside the period, the recent earthquake activity in Wellington has been a
reminder of the importance of structural integrity for clients. Clients are
usually looking for low risk buildings which have a score higher than 67% of
New Build Standard (NBS). Rather than reliance only on the higher level IEP
(Initial Evaluation Procedure) assessments, additional detailed computer
modelling and analysis has also been undertaken where necessary to confirm
that  85% of Precinct's buildings by market value score greater than 67% NBS.

Precinct renewed its insurance during the period with premiums reducing by
around 12% and on more comprehensive terms. Precinct has a flat deductible
for seismic events of $30m for Wellington and $20m for Auckland.

OFFICE MARKET UPDATE

Colliers latest vacancy survey, effective June 2013, shows that the overall
Auckland Prime (includes both Premium and A-Grade) CBD office vacancy rate
has decreased to 5.8% (June 2012: 8.4%).

The tightening in supply, lack of new developments on the horizon and strong
occupier demand for quality space continues to see most research houses
forecasting a good level of market rental growth along with expectations of
growth in the Auckland economy.

Vacancy in Wellington 'A' grade office space has decreased. According to
Colliers CBD 'A' Grade vacancy fell to 3.7% in June 2013 (June 12: 4.6%).

DIVIDEND PAYMENT

Precinct shareholders will receive a fourth-quarter dividend of 1.28 cents
per share, with no imputation credits or supplementary dividend. The record
date is 4 September 2013. Payment will be made on 19 September 2013.

EARNINGS AND OUTLOOK

The Board expects full year earnings for the 2014 financial year of
approximately 6.2 cps (before performance fees) or 6.0 cps (assuming 50% of
the maximum performance fee is payable).
Precinct expects to pay a dividend of 5.4 cps for the 2014 financial year,
consistent with the 90% payout dividend policy.
While committed occupancy was 97% at 30 June 2013, income generating
occupancy was 93% providing potential for future earnings growth. In the
medium term, we expect market rental growth in Auckland to increase due to
falling vacancy and incentive levels. In Wellington, we expect moderate
rental growth due to clients focusing on seismic performance.

-ends-

For further information, contact:

Scott Pritchard
Chief Executive Officer
Office: +64 9 927 1640
Mobile: +64 21 431 581
Email: [email protected]

George Crawford
Chief Financial Officer
Office: +64 9 927 1641
Mobile: +64 21 384 014
Email: [email protected]

About Precinct (PCT)
Precinct is New Zealand's only specialist listed investor in prime and
A-grade commercial office property. Listed on the New Zealand Exchange, PCT
currently owns 17 New Zealand buildings - Auckland's PricewaterhouseCoopers
Tower, ANZ Centre, SAP Tower, AMP Centre, Zurich House, HSBC House and
Downtown Shopping Centre; and Wellington's State Insurance Tower, Vodafone on
the Quay, 171 Featherston Street, 125 The Terrace, No. 1 and 3 The Terrace,
Pastoral House, Mayfair House, 80 The Terrace, Deloitte House and Bowen
Campus.

Note 1

Net operating income is an alternative performance measure which adjusts net
profit after tax for a number of non-cash items as detailed in the
reconciliation below. Precinct's Dividend Policy is based upon net operating
income. This alternative performance measure is provided to assist investors
in assessing Precinct's performance for the year.

$M 30 June 2013 30 June 2012
Net profit after taxation   157.5 45.1
Unrealised net (gain) / loss in value of investment properties (46.3) (5.5)
Realised loss / (gain) on sale of investment properties 0.0 0.3
Unrealised interest rate swap (gain) / loss   (13.2) 5.1
Deferred tax expense   (39.7) 6.3
Net operating income   58.3 51.3
End CA:00239904 For:PCT    Type:FLLYR      Time:2013-08-20 09:32:43