SAREIT

Redefine raises the bar for ESG with global recognition

Redefine Properties, a JSE-listed Real Estate Investment Trust (REIT), continues to set the standard for ESG excellence. As the only South African REIT featured in Sustainalytics’ Global 50 Top-Rated ESG Companies, Redefine stands among the world’s most responsible and forward-thinking businesses. It has also earned recognition as a Regional Top-Rated ESG Company across the Middle East and Africa and an Industry Top-Rated ESG Company in the real estate sector.

In 2024, Redefine received an overall Sustainalytics ESG risk rating of 6.5, positioning it 35th out of 15,111 companies rated by Sustainalytics worldwide and 12th globally in the real estate category. A rating of 6.5 places Redefine in the lowest negligible-risk bracket, meaning that the company’s exposure to ESG issues is low, while its ability to manage any issues with the help of its practices and policies is high.

Redefine is dedicated to setting the benchmark for ESG leadership in the South African real estate sector. Its strategy embeds ESG principles into every decision, ensuring long-term value creation through sustainable investment and operations. The company’s environmental strategy is defined by clear policies, measurable impact, and accountability across key focus areas.

As part of its ESG efforts, Redefine integrates numerous sustainable design practices into its office parks and properties. Energy-efficient buildings, green spaces, and eco-friendly materials are standard, reinforcing its dedication to operational efficiency and environmental responsibility. These efforts translate into tangible benefits, from lower utility costs and healthier workspaces to increased tenant satisfaction.

As demand for responsible and sustainable real estate grows, Redefine continues to lead by example. For instance, Blue Route Mall is advancing its sustainability efforts by working toward becoming a plastic-free mall, while Matlosana Mall has implemented waste reduction and energy conservation initiatives to minimise its impact.

Sustainalytics’ ESG Risk Ratings provide a multi-dimensional assessment of a company’s exposure to industry-specific risks and its ability to manage them. The rating system is built on three key pillars: Corporate Governance, Material ESG Issues (MEIs), and Idiosyncratic Issues. By assessing companies through this framework, Sustainalytics analyses policies, practices, and performance data to determine ESG risk levels.

As ESG factors increasingly shape investment decisions, Redefine’s achievements reinforce its status as a responsible, forward-thinking REIT. Looking ahead, the company remains focused on advancing its ESG strategy, continuously improving sustainability measures, and driving meaningful change in the real estate sector.

As stated by Ursula Mpakanyane, Head of ESG at Redefine Properties: “At Redefine, sustainability is not just a commitment; it is embedded in everything we do. Being the only South African REIT featured in Sustainalytics’ Global 50 Top-Rated ESG Companies is a testament to our unwavering dedication to responsible real estate. Our negligible-risk ESG rating of 6.5 reflects the strength of our policies, governance, and environmental initiatives, reinforcing our ability to manage ESG risks effectively. As we continue to integrate sustainability into our operations, from energy-efficient buildings to waste reduction and green design, we remain focused on creating long-term value for our stakeholders while shaping a more resilient and sustainable built environment.”

With a commitment to ESG leadership, Redefine is not just future-proofing its business; it is shaping the future of responsible real estate. Through innovation, accountability, and a results-driven approach, Redefine continues to set new standards, delivering lasting value for stakeholders and the environment. This is not just progress; it’s a sustainable legacy in the making.

Delivering strong performance aligned with strategic goals

Delivering strong performance aligned with strategic goals

Attacq Limited is proud to share its latest pre-close update, reflecting solid progress aligned with our strategic vision and reinforcing confidence in achieving our FY25 distributable income per share (DIPS) growth guidance of 17% to 20%.

As a JSE-listed REIT, Attacq remains committed to delivering long-term value for stakeholders, with recent achievements demonstrating our dedication to sustainable growth and resilience.

Key highlights from the update include:

–  A high occupancy rate of 92% and an impressive collection rate of 98.7%, reflecting the strength of our portfolio and partnerships

– The successful R760 million DMTN issuance at reduced margins fortifies our financial flexibility, with FY25 interest cover ratio projected above 2.5 times and gearing below 30%

Five rooftop PV systems are in progress, elevating our renewable energy mix to 9.3% and advancing sustainablity objectives

The Waterfall Junction water connection has been finalised, creating pathways for developments and sustained economic growth

– Strategic upgrades, including a 1 995m² Checkers expansion and 23 store revamps, modifying the retail experience and enhancing value for our clients and shoppers.

Attacq’s achievements are a testament to our unwavering commitment to people, purpose, and progress. “Our journey is driven by a vision to create spaces that inspire, deliver sustainable growth, and leave a lasting impact on the communities we serve,” says CEO Jackie van Niekerk.

With an eye on the future, Attacq continues to lead through innovation and purpose, building a sustainable legacy characterised by growth and resilience

Frenzied shopping season awaits as Black Friday arrives late

A frenzied festive shopping season awaits as Black Friday arrives late

Black Friday’s late arrival on 29 November sets the stage for a uniquely condensed peak shopping season. With five fewer days until Christmas compared to the November 25 and 24 dates of the past two years, the question remains: how will this impact retail sales performance?

Black Friday has come to symbolise the kick-off of the holiday shopping period. Despite the earlier dates, the past two years have seen disappointing Black Friday spending. Savvy shoppers demand real value and great experiences, and many South Africans have been particularly cash-strapped.

A shortened shopping season but more consumer confidence

This year, fewer shopping days between Black Friday and Christmas Eve could signal lower sales over the festive period, even with a surge in shopping as consumers scramble to make purchases. However, consumers are feeling more confident about spending than in recent years, and some even have a little more to spend, which could result in bigger baskets balancing out the effects of the compressed timeline.

Factors contributing to this rise in confidence include a settling political landscape, the suspension of load shedding, a stabilising currency, improving inflation rates, a second local interest rate cut, and the first payouts from South Africa’s new Two-Pot Retirement System.

Retailers adapt

General dealers like Game, Makro, Builders, and Jumbo Cash & Carry have already responded to this festive season’s time-crunch dynamic with month-long Black Friday promotions starting in early November.

These extended campaigns may actually work in consumers’ favour, allowing them to feel more secure in their purchasing decisions as they have longer to evaluate deals and sales. That said, campaigns like Game’s, which notes “When it’s gone, it’s gone”, send a clear message not to dither over purchasing decisions too long.

Interest rates and disposable income

Historically, when consumers perceive their financial situation as stable or improving, they’re more likely to splurge during seasonal shopping peaks.

With last week’s announcement of a further 25bps interest rate cut resulting in interest rates being 50bps lower than this time last year, putting a bit more money in consumers’ pockets, we can expect a positive impact on festive spending. The start of a downward interest rate cycle in September means consumers will have some more disposable income to allocate towards non-essential purchases.

Wage increases and year-end bonus payouts are expected to improve in 2024, adding to seasonal spending power. Yet, many companies remain under financial strain, with limited capacity to pay bonuses, instead opting for retail gift cards for their employees.

The two-pot effect

When it comes to the first payouts from the Two-Pot Retirement System, indications are that much of this will go to debt repayment and education-related spending. Still, it will also benefit retail as the easing of other financial pressures allows people to loosen their spending belts a little.

A focus on essentials

However, for the 2024 festive season overall, consumers will continue to remain cautious, focusing primarily on essentials. At Emira, recognising the increasing preference for an all-in-one shopping experience has led to a focus on providing exceptional shopper experiences and smooth journeys.

Buy-now-pay-later

The attractiveness of buy-now-pay-later (BNPL) options like Pay Just Now and Payflex will play a role in festive buying trends – online and instore, offering consumers no-fee, interest-free repayment plans that are especially appealing to budget-conscious consumers.

The role of social media

Social media will have an immense influence on the choice of gifts and the season’s most-wanted items, with platforms like TikTok, Facebook, and Instagram becoming virtual shop windows. Influencers have become modern-day advertisements that help retailers reach audiences in an authentic way.

Seamless shopping experiences

For shopping centres and retailers, the short season means a greater emphasis on providing seamless experiences. Ensuring ease throughout the shopping journey means customers can enjoy frictionless festive shopping outings.

Many price-conscious and time-pressed shoppers arrive at a shopping centre knowing what they want after comparing products and pricing online but still prefer the in-store purchasing experience. So, it’s important to make their shopping trip a good one.

All-in-one shopping

At Emira, our retail centres offer a variety of essential and unique retailers. One example is Wonderpark Shopping Centre in Pretoria, which is expanding its entertainment and leisure offering with the launch of Goldrush in November and a refurbished Play Area and Kiddies Club in time for December and the school holidays, surrounded by various restaurants and eateries. These amenities invite customers to linger longer, providing maximum value to their overall shopping experience.

A January boost?

Interestingly, the condensed festive season may actually lead to higher spending in January. Consumers may feel rushed, postponing certain purchases until the new year. The growth in the popularity of gift cards as presents means redemptions will occur in January, driving sales.

Back-to-school dash

Back-to-school shopping in January may also see a more pronounced trend than in the past, with both inland and coastal public schools, as well as most private schools, starting on the same day, 15 January 2025. This creates another potential time crunch, emphasising excellent seasonal planning to meet demand and quickly pivot from one retail season into another.

The stakes are high

The stakes are always high for retailers and shopping centres over the holiday season, and this year’s condensed timelines intensify the pressure.

Shopping centres that deliver smooth, seamless, all-in-one experiences, with retailers offering trending products and services, various payment options, and great customer service, will be best positioned to benefit from the upside of the early improvement in consumer sentiment.

Redefine Properties reports solid financial results for FY24

Redefine Properties reports solid financial results for FY24: A pivotal turning point for the property sector

Johannesburg, 4 November 2024 – Redefine Properties (JSE:RDF) has reported solid improvements across its key operational metrics for the financial year ending August 31, 2024. This year has marked a crucial turning point for the property sector, as easing interest rates and increasing confidence are leading to better property fundamentals and a more favourable operating environment.

Andrew König, CEO of Redefine, stated that the decrease in political risk, along with a stable electricity supply, has boosted confidence. He noted, “Advancements in strategic reforms, such as Operation Vulindlela and the Government of National Unity’s emphasis on supporting local government as well as a commitment to achieving 3% economic growth, are all contributing to this increased confidence, which serves as a cost-effective form of economic stimulus. This, combined with falling interest rates, is helping to propel the property cycle upward.”

Redefine has focused on preparing for a potential recovery in the property cycle. The reported enhancements in operating metrics, though starting from a low baseline, are primarily the result of strategic initiatives. These include efforts to simplify the asset base, optimise capital by restructuring R27.7 billion in local debt, develop talent, and expand sustainability initiatives like the implementation of solar PV systems to meet energy needs.

Redefine’s COO, Leon Kok, noted that during the reporting period, most of the company’s South African operating metrics have either stabilised or improved. “In particular, occupancy rates increased to 93.2%, up from 93.0% in FY23, with noticeable enhancements across all sectors. Tenant retention, which has become more difficult due to heightened competition from excess supply, is nearing 90%. This is a strong result that reflects the quality of Redefine’s portfolio and the strength of our relationships with tenants, who are eager to renew long-term leases with us.”

He stated that Redefine’s retail portfolio continues to perform well, with occupancy rates for FY24 rising to 95.0% (FY23: 93.6%). “We anticipate further improvements in occupancy rates for FY25 due to positive sentiment and decreasing interest rates, which are expected to enhance consumer spending power.”

Redefine reported an overall improvement in renewal reversions, now at -5.9%, up from -6.7% in FY23, primarily driven by the retail and industrial sectors. While the office portfolio saw negative reversions of -13.9%, Kok explained that this was due to market rentals not keeping pace with underlying rental escalations. He anticipates stabilisation as market conditions improve.

However, occupancy in the office portfolio continues to benefit from Redefine’s exposure to P- and A-grade assets. The limited demand in the office market is increasingly focused on higher-quality properties, where Redefine holds a more competitive advantage.

Redefine’s industrial portfolio remains resilient, benefiting from long leases and quality tenants, with renewal reversions increasing by 5.5% during the period. Kok noted that this result reflects both the portfolio’s quality and the underlying activity supporting market rental growth. “Our strategy in this sector is bullish regarding capital allocation, as we have access to developable land in prime locations near key transport hubs, which should create a strong pipeline of leasing opportunities.”

Kok highlighted the increase in solar PV capacity as another positive result from FY24. During the year, Redefine added a further 8MW of solar capacity, with an additional 18MW currently underway. Once completed, this will bring the total installed capacity to over 60MW.

Solar PV accounts for 18% of the energy requirements for the South African retail portfolio, while Polish retail, logistics, and office sectors utilise 25%, 86%, and 100% green energy, respectively.

In Poland, EPP’s core portfolio has achieved an occupancy rate of 99.1% (FY23: 98.4%), with renewal reversions turning positive at 0.2% (FY23: -7.2%), which signals a return to market rental growth.

“The Polish economy is stabilising, and we are beginning to observe a rebound in retail spending growth due to moderating inflation and electricity costs returning to pre-energy crisis levels,” König explained. “Likewise, the logistics sector is performing well, supported by a market that favours infrastructure expansion, particularly in Western Europe and Germany.”

ELI, Redefine’s Polish logistics platform, has an occupancy rate of 93.4%, and the 62,601 sqm of developments completed during the period are fully occupied.

Redefine’s self-storage operations in that market are also growing, following the acquisition of TopBox. Along with seven new developments being considered, this could potentially increase the net lettable area by an additional 33 277 sqm.

Redefine CFO Ntobeko Nyawo said that from a financial standpoint, Redefine’s balance sheet remains strong. “We achieved distributable income per share of 50.02 cents, in line with our market guidance. Net operating income in our South African portfolio grew by 5.2% to R4.967 billion, demonstrating our ability to maintain profitability amidst challenging conditions.”

The EPP core portfolio delivered net property income of R1.3 billion, which is an improvement on last year’s R1.2 billion, and was largely driven by rental indexation and increased occupancy levels. The cash distributions from the joint ventures also increased to R612.4 million compared with R334.3 million in FY23.

“We have acknowledged concerns regarding the complexity and high leverage of our joint ventures. To address these issues, we have developed a comprehensive plan and programme that will be implemented over time. Although this is not an immediate process, we have a medium-term strategy designed to tackle the challenges associated with these joint ventures, including necessary corporate actions. We are also pleased to report that institutional investment is returning to the Polish market, which supports the launch of our action plan.”

Nyawo said that the solid operational results were offset by the net finance charges increasing by 15.1% to R2.1 billion. “However, if we look at the quality of our earnings, it is pleasing that 95.8% of FY24 distributable income is recurring in nature; demonstrating the business’ ability to generate sustainable earnings in a tough operating environment.”

Nyawo stated that a major priority this year has been developing an efficient funding model to support the growth ambitions of the property platform. During the period, Redefine achieved a significant milestone with its innovative R27.7 billion common debt-security structure, which is anticipated to enhance competition among funders.

“The substantial refinancing completed in FY24 has resulted in a very low-risk debt maturity profile for us. In FY25 and FY26, no more than 10% of our group debt will be maturing, and with access to liquidity of R4.8 billion, our business is able to absorb headwinds and cease opportunities as they arise.”

He noted that the SA REIT’s loan-to-value ratio for FY24 stood at 42.3%, slightly exceeding the target range of 38% to 41%. The acquisition of the Mall of the South contributed 1.1% to this figure, which Redefine had previously communicated to the market. There are plans in place to reduce this ratio within the target range over the medium term.

“Finally, we are pleased to report that our distribution results include a payout of 22.2 cents for the second half, bringing our FY24 payout ratio to 85%. This is within our established dividend payout range of between 80-90%.”

Looking ahead, König said that Redefine is optimistic about FY25, with expectations for distributable income per share to range between 50-53 cents. “We are aware of the geopolitical risks that could disrupt inflation trends and monetary easing. Therefore, we are committed to improving our business performance by enhancing operational efficiency, restructuring our debt, and further simplifying our asset base. This approach will enable us to achieve risk-adjusted returns throughout market cycles. We are transitioning from merely identifying opportunities to actively capitalising on them, building on the progress we’ve made over the past year and focusing on the opportunities we identified in FY24.”

He added that much of the recent improvement in Redefine’s share price can be attributed to macroeconomic factors, such as increased confidence and the downward shift in interest rates. “Moving forward, we need to reinforce this improvement with operational results that support our share price. Our strategy emphasises organic growth, and as our share price approaches a level where the forward yield aligns with our debt pricing, we can reassess the overall debt-equity balance. Additionally, we will offer a dividend reinvestment plan, which seeks to conserve cash for the company and give investors the opportunity to cost effectively reinvest in Redefine’s compelling investment proposition.”