Foncière Paris France. First-Half 2009 results

Transcription

1 Foncière Paris France First-Half 2009 results

2 Summary Ile-de-France commercial real estate market First-Half 2009 business and portfolio highlights Key financial figures outlook 2

3 Commercial real estate market in the Paris region

4 The investment market in 2009 An investment market in sharp decline Investment in French commercial property (in billion) A significant decline in transaction volumes Investments in Ile-de-France in 1 H 2009: 2.3 billion vs. 8.5 billion in 1 H 2008 A freeze on bank financing Transactions greater than 150 million almost non-existent Domestic investment Cross-border investment H Source: CBRE & Immostat June 2009-Geographical distribution of investments in French commercial property A significant price decline A 7% to 15% decline in capital values compared with late 2008 A more pronounced decline in Paris Central Business District and La Défense 44% 28.5% 9.5% 5% 11% 2% Paris Centre West Rest of Paris Western Crescent La Défense and inner suburbs Outer suburbs (inside the second ring road) Regions Source: CBRE & Immostat 4

5 The rental market in 2009 Take-up resists and rents show a limited drop Take-up: At around 0.9 million sq. m in the first half of the year On average (-27% vs 2008) Vacancy rate: Relatively low in the major business areas of the Paris region (average of around 7% forecast for the year-end) Limited drop of rental values Mainly for the traditional business districts (CBD and La Défense) sq.m sq.m sq.m sq.m sq.m Annual take-up ( 000 sq.m) H 09 Source: CBRE & Immostat Change in average Paris region headline rents: New or refurbished space current rent per sq.m/p.a. (excl VAT and services charges) Paris Centre West But supply of office space will remain limited in confirmed business locations La Défense Western Crescent Greater Paris Region Average 5

6 First-Half 2009 Business and portfolio highlights

7 Foncière Paris France in 2009 Geographical diversification outside traditional business districts 43 office or industrial buildings at 30/06/2009 Asset location composition by value La Défense Central Business District Mainly located in Paris and within the first ring 13% 35% 52% Paris Inner suburbs Outer suburbs Surface area: 213,000 sq. m Value: million Office buildings: 76% Industrial premises: 24% Unit value of the properties: Between 3 million and 50 million 7

8 The Assets Continued execution of investment strategy 428 m 39 assets 388 m 40 assets 411 m 43 assets Industrial A combination of offices (76%) and industrial assets (24%) to: Diversify asset risk Offices Increase rental yield 31/12/ /12/ /06/2009 Gross rental yield: 8.5% Gross rental yields* comprised between: 6.5% and 9.5% for office buildings 8% and 11% for industrial buildings Rental yields / Asset values M Office 100,0 10,0 Industrial * on appraisal values at 30/06/2009 1,0 5,0% 6,0% 7,0% 8,0% 9,0% 10% 11% 8

9 Rental income Secure rental income Rents in line with market Terms of the current leases Low financial vacancy: in million 10 in % 30% 4.3% at 30 June 2009 Limited renewal risk over 2009 and % Significant increase in rental income in 2009 and 2010 as a result of leases signed in % Rent expectations for 2009: 31 million based on the existing portfolio Expiration of the firm period of the leases Expiration of leases 9

10 Rental income First quality tenants operating in diversified business sectors Top 10 tenants* Rental income by sector 15% 9% 25% 13% 46% 31% 5% 3% 3% 2% 2% 3% 3% 5% 18% 17% Sagem Communications Groupe Viel Commissariat à l Energie Atomique (CEA) Interxion Conseil général de la Seine Saint Denis Syndex Groupe Amaury Organisation internationale de la Francophonie (OIF) Turkish State DHL Other tenants Services Banking / Finance Public sector Communication Others * In % of the total amount of rents scheduled for

11 Developments Mediacom 1 & 2 Mediacom 1 (delivered) Redevelopment of two industrial buildings into Data Centres Surface area: 9,000 sq. m Delivery dates: Mediacom 1: July 2007 Mediacom 2: end of 2009 Single tenant with two 12-year firm leases Mediacom 2 (under construction) Mediacom 3 Around 4,500 sq. m NSA First Green office initiative in the Paris Region Delivery date: October 2010 Total investment: 14.5 million Expected yield in excess of 8% Mediacom 3: Location: Saint-Denis 150 m from the RER B suburban line station Stade de France

12 Developments The Lendit Studios The plan: 48,000 sq. m of office and industrial space to be built over 4 years Targets the Media and Communication Technologies sectors Immediate proximity of Paris and Stade de France Completion of Phase 1: Construction of two TV studio buildings (16,000 sq. m) and an office building (8,000 sq. m) Work commenced in November 2008 Delivery scheduled for June 2010 A rental commitment signed for: A fixed term of 12 years with company VCF involving 13,700 useable sq. m (television studio buildings) An investment of 68 million Expected yield in excess of 8% 12

13 Key financial figures

14 Financial Data Consolidated profit & loss accounts million months months Net rental income Operating expenses Net operating profit Fair value adjustment Operating profit Net interest expense Income tax Net income (loss) 14.7 (3.1) 11.6 (22.6) (11.0) (3.6) 0.0 (14.6) 28.7 (5.7) 23.0 (22.1) 0.9 (7.5) 0.0 (6.6) 14

15 Financial Data Consolidated Balance sheet million Assets 30/06/09 31/12/08 Liabilities 30/06/09 31/12/08 Work in progress Equity Real estate portfolio BRS Other assets Financial debt Cash & cash equivalents Other liabilities TOTAL TOTAL

16 Financial Data A sound capital structure Balance Sheet as at 30 June 2009 Bank debt payment schedule (in million) 80 Fixed Assets 411 million Shareholders equity 211 million BRS 49 million Other assets Cash 47.5 million Assets Financial debt million Other debts Liabilities 94% of the debt hedged with fixed rates Average rate for 2008: 4.7% No significant refinancing requirements prior to 2014 LTV ratio as at 30/06/2009*: 31.6% Shareholders equity + BRS: million Net debt : million 16 Undrawn bank facilities as at 30/06/09: 15 million * Net financial debt / liquidation asset value

17 Financial Data Rental yields on the rise Appraisal values: Individual asset values declined by 8 to 13% Partially offset by the value creation observed on selected buildings Rental returns increased Asset values Asset yields * 428 million 402 million 411 million Gross rental yields 7.9% 6.9% 8.5% Net rental yields 8.1% 7.5% 6.6% 31/12/07 31/12/08 30/06/09 Works in progress 31/12/07 31/12/08 30/06/09 31/12/07 31/12/08 30/06/09 Expected annual rents on portfolio excluding buildings undergoing renovation or development as at the specified date 17

18 Financial Data NAV: a limited decrease Net asset value per share A limited decrease in liquidation NAV per share -9.2%, as a result of: Liquidation NAV Replacement NAV The change in fair value of the asset portfolio: down 10.5 per share The change in value of derivatives: down 1.1 per share The dividend distribution of 5.5 per share 31/12/07 31/12/08 30/06/09 31/12/07 31/12/08 30/06/09 The cash flow for 1 H 2009 : up 4.3 per share 18

19 Financial Data Expected cash flow growth for 2009 Net operating cash flow after financial expenses * Net operating cash flow multiples Global Per share (fully diluted) If share price Multiple 18 million 18.5 million * based on : - the rental income expected for 2009 from the portfolio existing as at 31/12/ an LTV ratio of 32% 19

20 Financial Data Dividend per share Dividend per share Dividend 2009: Potentially equivalent to % of NAV per share as at 30/6/2009 Return: 6.4%* * Share price at 30 June 2009 = 85.5 Dividend + BRS interest: 52% of the 2008 consolidated operating income % of 2008 consolidated cash flow 20

21 27/03/ /04/ /04/ /05/ /05/ /06/ /06/ /06/ /03/ /03/ /18/2008 1/12/ /12/ /29/ /01/ /01/ /02/ /02/2009 5/11/ /05/ /05/ /06/ /06/ /07/ /07/ /07/ /08/ /08/2008 3/9/ /16/ /29/ /10/ /23/2008 Financial Data Evolution of share price Replacement NAV 30 December , Liquidation NAV 30 December ,00 120,00 100,00 80,00 60,00 Index 100: 01/01/07 40, /01/ /01/ /01/ /02/ /02/ /03/ /03/ /04/ /04/ /04/2008 Dec Replacement NAV 30 June Liquidation NAV 30 June 2008 Foncière Paris France Euronext IEIF SIIC France June Replacement NAV 30 December Liquidation NAV 30 December 2008 Dec Replacement NAV 30 June Liquidation NAV 30 June % June 09

22 Outlook

23 Commercial real estate: trends in Markets affected by the economic crisis Investment market Scarcity of bank financing Prices continue to decline New developments suspended or on-hold Uncertainty concerning investment volumes Buying opportunities Rental market Slowing global demand A drop in rental values, especially for at the top part of the market Tenants searching for cost reduction A limited increase in vacancy rates 23

24 Foncière Paris France: outlook A new programme of renovations to create value 2009: renovation of 20,000 sq. m of premises (90% industrial,10% office space) on three sites Parc de la Croisée - Epinay 9,000 sq. m industrial Complete renewal of access ways, roadways and utilities Halle Zola - La Courneuve 6,500 sq. m industrial Improvement of rental standard and technical upgrade Caudron 14 - Vélizy 2,000 sq. m of office space and 1,500 sq. m industrial facilities Renovation of facades, improvement of access ways and technical upgrade Planned budget: 5 million Expected increase in rental values after refurbishment 24

25 Foncière Paris France: outlook Regular growth June 2010: an asset base of around 500 million Through the realization of the development pipeline and selected acquisitions Fully supported by the existing capital structure Beyond 2010: growth to continue Mid-term objective of 100 properties under management and a portfolio worth 1 billion Acquisitions supported through new equity raise subject to market conditions and affect on current shareholders Continued execution of the current business model High-yielding office and industrial buildings located in Paris and the Paris region 25

26 Foncière Paris France: outlook Continuation of prudent financial management Bank debts LTV : a target maximum of 40% limitation of bank leverage Duration: 6 or 7 years, only partially in fine Hedging: fully hedge over the life of the loans Spread : accretive at 300 bps between the cost of financing and the net return on the properties Maintained return Target for the dividend: greater than 4% of liquidation NAV per share Share buy-back An option at heavy discounts Equity issues Subject to buying opportunities in the market Without dilution or if the dilution is in line with the interest of the existing shareholders 26

27 Contacts Didier Brethes Directeur Général Délégué Tél : Fax : didier.brethes@sfpif.com Nancy Levain Maryline Jarnoux-Sorin Tél : nancy.levain@ltvalue.com maryline.jarnoux-sorin@ltvalue.com 27

28 Appendices

29 Appendix 1 A diversified shareholder base Shareholder base at 30/06/2009 Fully diluted shareholder base at 30/06/ % 16.5% 34% 14.9% 26.8% 11.7% Forum European 2.1% 2.6% 5.1% 5% 3.1% 10.7% 12.5% Predica Cofitem-Cofimur PGGM Holding Wilson 250 Neuflize Vie 4.1% 3.9% 8.1% 8.4% 8.6% 9.8% Axa AVI Autocontrol Others 29

30 Appendix 2 Management Team Jean-Paul Dumortier, Chairman and CEO Over 20 years of experience in the property sector; previously head of real estate investment at Caisse des Dépôts; formerly CEO of Société Foncière des Pimonts and subsequently CEO of EMGP. Graduate from Science Politiques and ENA, law degree. Chairman of the French Federation of Real Estate Companies (FSIF). Didier Brethes, Managing Director Over 20 years of experience in finance with a background in private equity and real estate. Formerly Managing Director of Société Foncière des Pimonts and CDC IXIS Immo, the real estate asset manager of Caisse des Dépôts. Graduate in economics, ISG and a Certified Public Accountant. Patrick Béghin, Managing Director Financial responsibilities in urban planning and subsequently on several major development projects, including Parc de la Villette and Grande Arche de La Défense. Over the past 15 years, developed major corporate real estate projects in Central Europe and La Défense. Previously a Managing Director at EMGP for 7 years. Graduate in law, urban planning and political science. Bruno Kahan, Deputy Managing Director Over 20 years of experience in investment and real estate arbitrage; instrumental in creating and developing Compagnie du Parc de Bercy. Joined EMGP as Deputy Managing Director in 1991 in charge of commercial development as well as asset and property management. Graduate from ESC Lille and an MBA from New York University. 30

31 Appendix 3 An established corporate governance A Board of directors of 10 members including 5 independent: Jean-Paul Dumortier FPF Didier Brethes FPF Serge Bayard Independent Evelyn Chow Forum European Bernard Maillet Independent Françoise Debrus Predica Barthélémy Raynaud Independent Bruno de Scorbiac Neuflize Vie Robert K. Sursock Independent Pieter Haasbroek Independent 3 committees Management & Remuneration Committee Robert K. Sursock, Chairman Pieter Haasbroek Bernard Maillet Audit & Risk management Committee Serge Bayard, Chairman Bruno de Scorbiac Investment Committee Jean-Paul Dumortier, Chairman Evelyn Chow Pieter Haasbroek Barthélémy Raynaud Patrick Béghin Didier Brethes 31

32 Appendix 4 Office buildings Le Topaze Boulogne Billancourt 2,058 sq. m Pantin Manufacture Pantin 6,194 sq. m Rez de Péreire Paris 7,115 sq. m Leclerc Boulogne-Billancourt 3,786 sq. m Le Ponant Paris 5,598 sq. m Serience Massy m² Tour Orion Montreuil 12,213 sq. m Le Séquoïa Paris 3,885 sq. m Cité Paradis Paris 2,200 sq. m Rueil Rueil Malmaison 24,447 sq. m Le Linois Paris 5,525 sq. m

33 Appendix 5 Office buildings Kermen Boulogne-Billancourt 3,968 sq. m Burospace Bât Bièvres 786 sq. m Burospace Bât Bièvres 1,663 sq. m Burospace Bât Bièvres 1,986 sq. m Le Balcon Corbeil 3,968 sq. m Mercure Paris 5,599 sq. m Immonord Franconville 1,804 sq. m

34 Appendix 6 Industrial buildings Nungesser Montreuil 3,436 sq. m Le Mermoz Courcouronnes 3,715 sq. m Cordon Saint-Ouen 2,756 sq. m Cap La Rochette Bagnolet 5,126 sq. m Cités Aubervilliers 1,670 sq. m Décime Thiais 8,868 sq. m La Bellevilloise Paris 2,065 sq. m Mediacom Saint-Denis 3,687 sq. m Le Double Pont Stains 7,124 sq. m

35 Appendix 7 Industrial buildings Port Chatou Nanterre 3,800 sq. m Le Virtuel Noisiel 9,329 sq. m Le Croizat, Argenteuil (95) 9,635 sq. m Le Lancenet Orly 2,464 sq. m Cap Gaillard Montreuil 5,163 sq. m La Rachée Dourdan 6,857 sq. m Le Rond Point Trappes 3,779 sq. m L iris Chilly-Mazarin 9,600 sq. m Le Groupe Vitry sur Seine 3,872 sq. m

36 Appendix 8 Refurbishments in progress Caudron Velizy 3,383 sq. m Halle Zola La Courneuve 6,532 sq. m Parc de la Croisée Epinay sur Seine 7,883 sq. m Mediacom 2 (reassignment in progress) Saint-Denis 5,258 sq. m