Town Centre Securities


£113m market cap

213p last close

Town Centre Securities is a UK REIT focused primarily on Leeds, Manchester, Scotland and (mainly suburban) London. It also has a car parking operation (CitiPark). The investment portfolio is intensively managed for income and capital growth.

Investment summary

H119 saw continued progress with unlocking value from the development pipeline, which is particularly focused on offices and residential assets. The underlying H119 operational performance was robust with a challenging retail environment well managed. Overall occupancy increased to 96%, a 0.9% increase in like-for-like rent roll, and a c 14% increase in car parking operating profits. However, EPRA earnings reduced by 8.8% y-o-y to £3.7m (H118: £4.0m, H218: £3.9m), and EPRA EPS to 6.9p, due to the negative effect of a number of specific items. The unchanged 3.25p interim DPS remained well covered. NAV was negatively affected by weaker asset values, particularly in retail, with NAV per share falling 6% to 361p (end-FY18: 384p). We have revised our multi-year estimates, which continue to capturing only a small part of the development pipeline opportunity. Our DPS forecasts are unchanged and we continue to expect full cover.

Y/E Jun
Revenue (£m)
PBT (£m)
EPS (p)
P/E (x)
P/CF (x)
2017A 19.4 13.8 7.0 13.2 16.1 6.2
2018A 19.3 13.6 6.9 13.0 16.4 8.0
2019E 20.1 13.4 6.4 12.1 17.6 7.8
2020E 20.4 13.6 6.6 12.4 17.2 7.6
Last updated on 17/04/2019
Industry outlook

The supply demand balance for regional office and industrial property remains generally firm, and a positive yield spread between the regions and London offers potential for further narrowing. Parts of the retail sector are displaying clear signs of stress.

Last updated on 17/04/2019
Share price graph
Balance sheet
Forecast net debt (£m) 173.3
Forecast gearing ratio (%) 90
Price performance
Actual (0.5) (1.4) (25.5)
Relative* (3.4) (9.4) (27.5)
52-week high/low 296.0p/204.0p
*% relative to local index
Key management
Edward Ziff Chairman & Chief Executive
Mark Dilley Finance Director