Fund Profile

Disclaimer

Disclosure – Independent Investment Research

This is independent research issued by Kepler Partners LLP. The analyst who has prepared this research is not aware of Kepler Partners LLP having a relationship with the company covered in this research report and/or a conflict of interest which is likely to impair the objectivity of the research and this report should accordingly be viewed as independent.

Overview
A new version of this profile is available. View Latest
Overview

TR Property (TRY) aims to generate total returns from investing in the equity of UK and European listed property companies. It also owns a small portfolio of direct commercial property in the UK. Within the total return objective, the trust’s dividend is an important consideration for the board and managers.

TRY’s management team is made up of commercial property specialists who invest in property securities across Europe. Underpinning the investment process is a desire to invest with management teams who have delivered successfully through cycles. Manager Marcus Phayre-Mudge also takes a top down view on economies and economic prospects believing this is the fundamental driver of property and rental values. The big top down (and successful) call that Marcus took after the Brexit referendum was that traditional UK property sectors would be ‘dead water’, and so he has re-allocated overseas, but also shifted focus in the UK to niches such as student property, medical property and long-lease properties.

A unique feature of TRY is that it also owns a commercial property portfolio directly. In the managers’ view, this gives them a significant edge over peers, given the market intelligence that owning a direct property portfolio gives when evaluating listed property companies, and meeting with other managers.

At 14%, gearing is broadly in line with the level employed over the last five years. It is worth noting that given the underlying gearing of the property companies that TRY owns, the ‘look-through’ gearing level (loan to total value), is in the order of 42% according to the managers, in-line with the benchmark.

TRY has done well relative to the benchmark, having outperformed in ten out of the past 11 financial years. As we discuss in the Portfolio section, the company has exactly the same currency exposure as the benchmark, and so all of this outperformance has come through stock picking or asset allocation.

Currently, the historic dividend yield on the shares is 3.2%. While not in the formal objective, we understand that the board sets a lot of store by the managers’ ability to continue to grow the dividend. Since the 2009 financial year the company has paid a covered dividend in all but two years and grown the dividend by a compound annual growth rate of 8.9%.

Analyst's View

For flexible commercial real estate exposure, there are not really any comparable peers in the investment trust universe. TRY exploits all the advantages of the investment trust structure: the underlying investments (holding a wide variety of liquid and less liquid property securities, as well as direct property), the gearing it employs, the progressive dividend supported by revenue reserves and the fact that the independent board has been able to follow the talented management team through several corporate upheavals. As such, it represents an interesting way to get exposure to property as an asset class.

Although TRY has a lower yield than directly-invested property trusts, by investing in property securities for the majority of the portfolio, the managers are able to be significantly more nimble when allocating in different property types, geographies and management groups. As the performance statistics show, shareholders have been well rewarded by being invested in TRY. The managers have demonstrated a consistent ability to outperform through up and down years for the benchmark, all the while paying a steady and rising dividend. The information ratio - a calculation which provides a measure of a portfolio manager's level of skill and ability to generate excess returns relative to a benchmark - is remarkably consistent over the years, giving investors reassurance that the relatively low fees (OCF of 0.63%) are being well spent.

TRY offers a specialist addition to portfolios. Certainly, returns will be correlated with equity markets, but Marcus and his team clearly add alpha on a consistent basis. The discount widening is a risk to be aware of, should sentiment towards the trust change or the property cycle turn decisively south. Whilst the dividend yield of 3.2% is not as attractive as that of the FTSE All Share, it is arguably more reliable, backed by significant revenue reserves and the fact that the FTSE All Share relies heavily on banks, tobacco, miners and oil.

bull bear
Specialist trust, with flexible mandate including direct property and low OCF Property cycle has been running for quite some time and could turn?
The manager has a long track record of adding value/generating alpha Discount could widen significantly if sentiment turns
Dividend underpinned by reserves and asset backing Dividend yield is relatively low
Continue to Portfolio

Welcome to Kepler Trust Intelligence

Kepler Trust Intelligence is authorised in the UK by the Financial Conduct Authority.
Please enter a valid email address
{{item.msg}}
Please enter a valid password
{{item.msg}}
Please enter a valid email address
{{item.msg}}
Please check your email. If an account exists you'll be sent instructions on how to reset your password.
Kepler Trust Intelligence is authorised in the UK by the Financial Conduct Authority. To ensure that we are able to provide content which is appropriate for you, please tell us a little about yourself.
Please choose an option
{{item.msg}}
Please enter a company name
{{item.msg}}
Please enter a location name
{{item.msg}}
Please choose an option
{{item.msg}}
Please enter a platform
{{item.msg}}
Please choose an option
{{item.msg}}
Please enter a trust
{{item.msg}}
?
The information contained herein is not for distribution and does not constitute an offer to sell or the solicitation of any offer to buy any securities in the United States to or for the benefit of any United States person (being residents of the United States or partnerships or corporations organised under the laws thereof). The investment funds referred to herein have not been registered in the United States under the Investment Company Act of 1940 and units or shares of such funds are not registered in the United States under the Securities Act of 1933.
Please confirm
{{item.msg}}
Please select an option
{{item.msg}}
See benefits
A free Kepler Trust Intelligence account allows you to access premium content including the ‘Kepler View’ – our verdict on the trusts we cover – and historical research so you can see how our view has changed over time. An account also unlocks useful facilities like the ‘follow’ button which lets you keep track of the trusts you’re interested in and as a logged in user you can also download PDFs of our research, and choose the layout of the page you’re reading to suit your preference. We will not share your details unless you give us permission to do so, and we won’t bombard you with emails – we only send one a week.
Please select an option
{{item.msg}}
Please enter your first name
{{item.msg}}
Please enter your last name
{{item.msg}}
Please enter a valid email address
An account already exists with this email - have you forgotten your password?
{{item.msg}}
Please enter a valid password
{{item.msg}}
Please enter a valid password
{{item.msg}}
How will this information be used? Your answers help us to tailor our content to relevant investment trusts, and to ensure that the asset allocation and portfolio strategy research we produce is appropriate to our userbase.
Our Website uses Cookies Cookies are small text files held on your computer. They allow us to give you the best browsing experience possible and mean we can understand how you use our site. Some cookies have already been set. You can delete and block cookies, but parts of our site won’t work without them. By using our website you accept our use of cookies. For further information please refer to the Kepler Privacy Notice.
Need help?

One more thing...

Did you know, you can 'follow' individual trusts on Kepler Trust Intelligence? Use the functions below to set up alerts and we'll send you research and updates on your chosen trusts.

Suggested trusts to follow

Browse all funds
Need help?
Current Site Kepler Trust Intelligence is produced by the investment companies team at Kepler Partners and is the UK’s premier source of detailed qualitative research on investment trusts. Absolute Hedge is a market leading UCITS research database providing proprietary research on funds, themes and strategies in the UCITS space. Kepler Liquid Strategies is a Dublin domiciled UCITS fund platform featuring a number of best-of-breed fund managers. Kepler Partners is a corporate advisory and asset raising boutique specialising in the regulated funds market in Europe and investment trusts in the UK.