Charter Hall Childcare shows 12.3% valuation gain

22 June 2021

The Charter Hall Social Infrastructure REIT provided an update today on the Funds leasing activities, portfolio valuations and distributions.

In June 2021, CQE has agreed to new 20-year leases on a further 48 properties with its major tenant customer, Goodstart Early Learning on mutually beneficial terms including fixed annual increases. Prior to the new leases, these properties had a WALE of 5.5 years. As a result of this transaction and other portfolio activities during the half, CQE’s WALE as at 30 June 2021 is expected to be approximately 15 years.

Following the lease renewal, the REIT has independently valued 2111 childcare properties, or 61% of the childcare portfolio. This includes 48 properties subject to new leases with Goodstart.

The valuations resulted in a $81.0 million or 12.3% uplift on the prior book values. The passing yield on these properties has firmed by 56 bps to 5.7%. Excluding the 29 leasehold properties valued, the passing yield on freehold properties firmed by 59 bps to 5.4%.

A further 122 childcare properties which were last independently valued at 31 December 2020 were adjusted for rental increases occurring during the half, resulting in a further uplift of $1.4 million or 0.3%. These properties have a passing yield at 30 June 2021 of 5.7%. CQE’s 50% interest in the Brisbane Bus Depot was independently revalued to $61.12 million, reflecting a passing yield of 4.5% and an uplift of $6.1 million, or 11.1% on the prior book value.

The table below summarises the 12-month change in valuation, noting that this reflects CQE’s like-forlike stabilised portfolio (excluding properties acquired and developments completed during the period.

The unaudited impact of the above valuations as at 30 June 2021 is an increase to the pro-forma NTA per unit to $3.27, a $0.24 or 8.1% increase on the 31 December 2020 NTA of $3.03 per unit.

CQE has declared the distribution for the quarter ending 30 June 2021 of 4.1 cents per unit, payable on 21 July 2021. This will result in the annual distribution paid to unitholders being 15.7 cents per unit,
in accordance with distribution guidance provided on 11 February 2021. In addition, due to the portfolio curation activity undertaken during the year and resultant capital gains, CQE’s taxable income for the year ended 30 June 2021 will exceed the total cash distribution paid to unitholders.

As a result of increased taxable income including the capital gains being attributed to unitholders, CQE has declared a special distribution of 4.0 cents per unit, also payable on 21 July 2021.

This means the total distribution for the quarter ending 30 June 2021 will be 8.1 cents per unit, payable on 21 July 2021.