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Regional REIT
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== High yield not low quality == The relatively high yield on RGL’s office assets (reversionary yield of 9.6% at end-FY21 or net initial yield of 5.4%) is a key element of income generation and dividend strategy. In its capital markets webinar in November 2020 (available on RGL’s website), the asset manager emphasised that this high yield is not an indication of low asset quality. RGL’s sector strategy is to target the provision of high-quality regional offices, fit for national, multinational and regional companies of all sizes, in a cost-effective manner. Because these assets are not typically prime/grade A, they are often referred to as ‘secondary’. RGL challenges the usefulness of this phraseology, believing that it overlooks the high quality of most of the assets – built to a high specification, with raised access floors, air conditioned and refurbished to a high standard within the past 10 years. The asset manager believes these could be reasonably and better described as ‘grade A- or B’. For those assets it considers A-, achieved rents are 40–50% lower than for similar quality prime/grade A, although they are likely to be in more peripheral locations or well-located business parks. For those assets considered grade B, the gap to prime/grade A assets is 50–70%, while remaining very suitable and functional for most occupiers. Edison Investment Research expects the key office portfolio statistics to be broadly similar to the position at the time of the webinar, all low-rise assets, mostly (62%) located in business parks, with an additional c 6% on the edge of towns. Low-rise offices that are less reliant on lift facilities and assets with good parking facilities, enabling staff to drive to work comfortably and avoid public transport, may well benefit in a post COVID-19 environment. Significantly driven by office working trends resulting from the pandemic, there is a ‘flight to quality’ underway across the sector. Additionally, the need to enhance the environmental performance of buildings, and maintain their attractiveness, has become a significant consideration for landlords and occupiers alike.
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