Welcome!

News Feed Item

Dream Global REIT Reports Strong Second Quarter Results and Strategic Joint Venture

This news release contains forward looking information that is based upon assumptions and is subject to risks and uncertainties as indicated in the cautionary note contained within this press release.

TORONTO, ONTARIO -- (Marketwired) -- 08/06/14 --

Editors Note: There is a photo associated with this press release.

DREAM GLOBAL REIT (TSX:DRG.UN) today reported a 10% year-over-year increase in its Q2 2014 AFFO per unit and announced that it has entered into a long-term joint venture with Public Officials Benefit Association ("POBA"). Dream Global REIT's management team will be holding a conference call tomorrow, August 7, 2014 at 2:00 p.m. (ET).

Joint Venture with POBA

Dream Global REIT has entered into a long-term joint venture with POBA, a South Korean pension fund and one of the most active overseas real estate investors in South Korea. POBA will be acquiring a 50% joint venture interest in seven of Dream Global REIT's properties for a gross proceeds of approximately EUR221 million ($322 million). The transaction remains subject to various closing conditions and is expected to close in stages during the third and fourth quarters of 2014.

"We are very excited about the opportunities that this joint venture will provide for both parties involved. Choosing Dream Global REIT as a partner is not only an endorsement of our strong operating platform but also highlights the confidence of POBA in our ability to source accretive acquisitions in the future," said Jane Gavan, President and Chief Executive Officer of Dream Global REIT. "This joint venture offers us the opportunity to diversify our sources of capital, to leverage our REIT operating platform by generating joint venture management income and to continue to take advantage of the attractive investment environment."

Q2 2014 Financial and Operating Results Highlights

--  Q2 2014 AFFO per unit increased by 10% compared to Q2 2013 - basic AFFO
    per unit was $0.22 for the quarter and $0.43 for the first six months of
    2014, compared with $0.20 and $0.39 respectively for same periods in
    2013; 
--  Strong leasing activity - the Trust completed 89,700 square feet of new
    leases and 133,100 square feet of renewals in Q2 2014, resulting in a
    retention ratio of 76% and in the seventh quarter of positive net
    absorption; 
--  Comparative portfolio occupancy increases further - the Trust's
    comparative portfolio occupancy increased to 87.7%, up 20 basis points
    during Q2 2014 and 130 basis points since the beginning of 2014; 
--  Acquisitions - subsequent to quarter end, the Trust closed the
    acquisition of "Officium" in Stuttgart for approximately EUR46.9 million
    ($68.4 million) at a going-in cap rate of 6.6%, increasing year-to-date
    total acquisitions to approximately $183 million; 
--  Dispositions - seven properties were disposed during the quarter as part
    of the Trust's continuing capital recycling program for an aggregate
    sales price of $11.9 million, or 103% of the assets' book value,
    increasing year-to-date total dispositions to approximately $31.2
    million. 

                                                                            
KEY PERFORMANCE INDICATORS                                                  
                                        June 30,     March 31,      June 30,
                                            2014          2014          2013
----------------------------------------------------------------------------
Portfolio                                                                   
Number of properties                         286           293           299
Gross leasable area                                                         
 ("GLA")                              15,679,545    15,820,974    15,404,094
Occupancy rate -                                                            
 including committed                                                        
 (1) (period-end)                          87.9%         87.7%         85.7%
Occupancy rate - in                                                         
 place (period-end)                        87.0%         86.9%         84.5%
Average in-place net                                                        
 rent per square foot                                                       
 (period-end)                            EUR8.74       EUR8.72       EUR8.14
Market rent above                                                           
 (below) in-place rent                                                      
 (%)                                        1.8%          1.5%          3.5%
 Initial Properties                        11.6%         10.6%         10.8%
 Acquisition Properties                   (6.1)%        (5.8)%        (4.1)%
----------------------------------------------------------------------------
                         Three months ended June       Six months ended June
                                             30,                         30,
                         -----------------------    ------------------------
                           2014(2)       2013(2)       2014(2)       2013(2)
----------------------------------------------------------------------------
Operating results                                                           
Investment properties                                                       
 revenue                $   67,514   $    54,413   $   134,647   $   100,777
Net rental income           47,079        36,191        92,879        63,502
 Net rental income -                                                        
  Initial Properties        20,732        19,320        42,359        38,976
 Net rental income -                                                        
  Acquisition                                                               
  Properties                26,347        16,871        50,520        24,526
FFO(3)                      26,079        21,393        50,835        37,186
AFFO(4)                     24,199        19,607        47,283        34,377
Distributions                                                               
Declared distributions  $   22,098   $    20,027   $    44,104   $    36,040
DRIP participation                                                          
 ratio (for the period)      16.2%         11.6%         17.0%         10.8%
Per unit amounts                                                            
 Distribution rate      $     0.20   $      0.20   $      0.40   $      0.40
 Basic: (6)                                                                 
 FFO                          0.24          0.22          0.46          0.42
 AFFO                         0.22          0.20          0.43          0.39
 Diluted:                                                                   
 FFO                          0.23          0.21          0.45          0.42
 Payout ratio (%):                                                          
 AFFO (basic)                91.3%        100.0%         93.2%        102.6%
----------------------------------------------------------------------------
                                        June 30,     March 31,      June 30,
                                            2014          2014          2013
----------------------------------------------------------------------------
Financing                                                                   
Weighted average                                                            
 effective interest                                                         
 rate on debt (period-                                                      
 end)                                      3.68%         3.69%         3.79%
Weighted average face                                                       
 rate of interest on                                                        
 debt (period-end)                         3.33%         3.35%         3.35%
Interest coverage                                                           
 ratio(5)                             3.39 times    3.41 times    3.40 times
Net debt-to-adjusted                                                        
 EBITDFV (years)(5)                         9.10          9.00          8.91
Level of debt (net                                                          
 debt-to-gross book                                                         
 value, net of cash)(5)                      56%           56%           51%
Debt - average term to                                                      
 maturity (years)                            4.2           4.2           4.9
Unsecured convertible                                                       
 debentures                              151,327       150,822       149,360
----------------------------------------------------------------------------
(1)  Occupancy in Q1 and Q2 2014 includes space covered by a headlease that 
     was previously classified as vacant space. The Q2 2013 occupancy rate  
     has not been restated.                                                 
(2)  Operating results for the three month and six month periods ended June 
     30, 2014 were converted at $1.496:EUR1 and $1.504:EUR1, respectively;  
     for the three month and six month periods ended June 30, 2013,         
     operating results were converted at $1.337:EUR1 and $1.335:EUR1,       
     respectively.                                                          
(3)  FFO - net income, adjusted for fair value adjustments on investment    
     property and financial instruments, share of income from equity-       
     accounted investments, internal direct leasing costs, loss on sale of  
     investment property, term debt swap settlements, loss on settlement of 
     foreign currency contracts, amortization of lease incentives, deferred 
     income taxes and income taxes on gains on sale.                        
(4)  AFFO - FFO adjusted for amortization of debt costs, deferred unit      
     compensation expense, straight line rent and the Trust's estimates of  
     normalized leasing costs and normalized non-recoverable recurring      
     capital expenditures.                                                  

GROWTH INITIATIVES

Joint venture with POBA - POBA is a South Korean pension fund for government officials and one of the most active overseas real estate investors in South Korea. Since it was founded in 1975, POBA has grown from 79,000 members to 235,000 members in 2013. POBA has been building a diversified investment portfolio focused on stable long-term returns, with a global commercial real estate portfolio that includes assets in England, China and Brazil.

"This strategic joint venture and significant acquisition of a high quality office portfolio in Germany allows us to expand into one of the most highly sought-after real estate markets in the world. With Dream, we have found a partner on the ground who is not only an experienced owner and operator of real estate but also understands our unique requirements," said Eunghan Park, Executive Managing Director of POBA.

The sale of the Trust's 50% interest in seven properties has a capitalization rate ("cap rate") of approximately 5.3% and includes ABC Bogen in Hamburg, Lowenkontor in Berlin, Werfthaus and K26 in Frankfurt, doubleU in Dusseldorf, Z-Up in Stuttgart and Marsstrasse 20-22 in Munich. The Trust intends to reinvest the net proceeds from this transaction in high quality office properties in its target markets. Dream Global REIT's acquisition pipeline remains robust.

"We are excited that we are being recognized for establishing an excellent platform in under three years that provides value to joint venture partners to co-invest with us. We now can grow with equity from the sale of properties from the original portfolio, with partners and with equity from the Canadian capital markets. The opportunities in Germany are plentiful and strategic partners like POBA will help us grow in Germany and potentially elsewhere when we identify appropriate opportunities," said Michael Cooper, Vice Chair of the Board of Trustees of Dream Global REIT.

Acquisition - on July 31, 2014, the Trust completed the acquisition of "Officium" in Stuttgart, Germany, a multi-tenant property with an excellent tenant roster that includes AXA, Deutsche Sparkassen and Oracle. The acquisition of this EUR46.9 million ($68.4 million) property has a cap rate of 6.6% and will add approximately 268,000 square feet of high quality office space in one of the Big 7 office markets in Germany to the Trust's portfolio. The Trust has negotiated 7.5-year mortgage financing for this property at a loan-to-value of approximately 60% and an interest rate of 1.99%.

To view the photo of "Officium" in Stuttgart, please visit the following link: http://www.marketwire.com/library/20140806-DRGlg.jpg.

FINANCIAL HIGHLIGHTS

Funds from operations - FFO increased to $26.1 million and $50.8 million, respectively, for the three and six months ended June 30, 2014, from $21.4 million and $37.2 million during the same periods in 2013. On a per unit basis, FFO for the three months and six months ended June 30, 2014 was $0.24/unit and $0.46/unit, respectively, compared to $0.22/unit and $0.42/unit, respectively, for the same periods in 2013. Positive absorption of space as well as completed acquisitions contributed to the increase in FFO.

Adjusted funds from operations - AFFO increased to $24.2 million and $47.3 million, respectively, for the three and six months ended June 30, 2014, from $19.6 million and $34.4 million during the same periods in 2013. On a per unit basis, AFFO for the three months and six months ended June 30, 2014 was $0.22/unit and $0.43/unit, respectively, compared to $0.20/unit and $0.39/unit, respectively, for the same periods in 2013.

CAPITAL INITIATIVES

Equity - On July 31, 2014, the Trust had 110,759,320 units outstanding. At the July 31, 2014 closing price of $9.06 per unit, the Trust's market capitalization was $1.0 billion.

Financing - On April 29, 2014, the Trust drew down a mortgage with a principal balance of $55.8 million at a fixed rate of 2.33% for a seven-year term in connection with the acquisition of connection with the acquisition of My Falkenried in Hamburg which closed in Q1.

CONFERENCE CALL DETAILS

Dream Global REIT's management team will be holding a conference call tomorrow, August 7, 2014 at 2:00 p.m. (ET). To access the conference call, please dial 1-866-229-4144 in Canada and the United States or 416-216-4169 elsewhere and use passcode 8694 191#. A taped replay of the call will be available for ninety days. For access details, please go to Dream Global REIT's website at www.dreamglobalreit.ca and click on the News and Events link, then click on Calendar of Events.

Information appearing in this news release is a select summary of results. The financial statements and management's discussion and analysis for the Trust are available at www.dreamglobalreit.ca and on SEDAR at www.sedar.com.

Dream Global REIT is an unincorporated, open-ended real estate investment trust that provides investors with the opportunity to invest in commercial real estate exclusively outside of Canada. Dream Global REIT's portfolio currently consists of approximately 15.7 million square feet of gross leasable area of office, industrial and mixed use properties across Germany. For more information, please visit www.dreamglobalreit.ca.

This press release may contain forward-looking information within the meaning of applicable securities legislation. Forward looking information is based on a number of assumptions and is subject to a number of risks and uncertainties, many of which are beyond Dream Global REIT's control that could cause actual results to differ materially from those that are disclosed in or implied by such forward-looking information. These risks and uncertainties include, but are not limited to, global and local economic and business conditions; the financial condition of tenants; our ability to refinance maturing debt; leasing risks, including those associated with the ability to lease vacant space; and interest and currency rate functions. Our objectives and forward-looking statements are based on certain assumptions, including that the Canadian and German economies remain stable, interest rates remain stable, conditions within the real estate market remain consistent, competition for acquisitions remains consistent with the current climate and that the capital markets continue to provide ready access to equity and/or debt. All forward-looking information in this press release speaks as of the date of this press release. Dream Global REIT does not undertake to update any such forward-looking information whether as a result of new information, future events or otherwise. Additional information about these assumptions and risks and uncertainties is contained in Dream Global REIT's filings with securities regulators, including its latest annual information form and MD&A. These filings are also available at Dream Global REIT's website at www.dreamglobalreit.ca.

Contacts:
P. Jane Gavan
President and Chief Executive Officer
(416) 365-6572
[email protected]

Rene D. Gulliver
Chief Financial Officer
(416) 365-5447
[email protected]

More Stories By Marketwired .

Copyright © 2009 Marketwired. All rights reserved. All the news releases provided by Marketwired are copyrighted. Any forms of copying other than an individual user's personal reference without express written permission is prohibited. Further distribution of these materials is strictly forbidden, including but not limited to, posting, emailing, faxing, archiving in a public database, redistributing via a computer network or in a printed form.

Latest Stories
Personalization has long been the holy grail of marketing. Simply stated, communicate the most relevant offer to the right person and you will increase sales. To achieve this, you must understand the individual. Consequently, digital marketers developed many ways to gather and leverage customer information to deliver targeted experiences. In his session at @ThingsExpo, Lou Casal, Founder and Principal Consultant at Practicala, discussed how the Internet of Things (IoT) has accelerated our abilit...
For far too long technology teams have lived in siloes. Not only physical siloes, but cultural siloes pushed by competing objectives. This includes informational siloes where business users require one set of data and tech teams require different data. DevOps intends to bridge these gaps to make tech driven operations more aligned and efficient.
Organizations planning enterprise data center consolidation and modernization projects are faced with a challenging, costly reality. Requirements to deploy modern, cloud-native applications simultaneously with traditional client/server applications are almost impossible to achieve with hardware-centric enterprise infrastructure. Compute and network infrastructure are fast moving down a software-defined path, but storage has been a laggard. Until now.
Without a clear strategy for cost control and an architecture designed with cloud services in mind, costs and operational performance can quickly get out of control. To avoid multiple architectural redesigns requires extensive thought and planning. Boundary (now part of BMC) launched a new public-facing multi-tenant high resolution monitoring service on Amazon AWS two years ago, facing challenges and learning best practices in the early days of the new service.
HyperConvergence came to market with the objective of being simple, flexible and to help drive down operating expenses. It reduced the footprint by bundling the compute/storage/network into one box. This brought a new set of challenges as the HyperConverged vendors are very focused on their own proprietary building blocks. If you want to scale in a certain way, let's say you identified a need for more storage and want to add a device that is not sold by the HyperConverged vendor, forget about it...
Digital Transformation is much more than a buzzword. The radical shift to digital mechanisms for almost every process is evident across all industries and verticals. This is often especially true in financial services, where the legacy environment is many times unable to keep up with the rapidly shifting demands of the consumer. The constant pressure to provide complete, omnichannel delivery of customer-facing solutions to meet both regulatory and customer demands is putting enormous pressure on...
The best way to leverage your CloudEXPO | DXWorldEXPO presence as a sponsor and exhibitor is to plan your news announcements around our events. The press covering CloudEXPO | DXWorldEXPO will have access to these releases and will amplify your news announcements. More than two dozen Cloud companies either set deals at our shows or have announced their mergers and acquisitions at CloudEXPO. Product announcements during our show provide your company with the most reach through our targeted audienc...
As organizations shift towards IT-as-a-service models, the need for managing and protecting data residing across physical, virtual, and now cloud environments grows with it. Commvault can ensure protection, access and E-Discovery of your data – whether in a private cloud, a Service Provider delivered public cloud, or a hybrid cloud environment – across the heterogeneous enterprise. In his general session at 18th Cloud Expo, Randy De Meno, Chief Technologist - Windows Products and Microsoft Part...
JETRO showcased Japan Digital Transformation Pavilion at SYS-CON's 21st International Cloud Expo® at the Santa Clara Convention Center in Santa Clara, CA. The Japan External Trade Organization (JETRO) is a non-profit organization that provides business support services to companies expanding to Japan. With the support of JETRO's dedicated staff, clients can incorporate their business; receive visa, immigration, and HR support; find dedicated office space; identify local government subsidies; get...
@DevOpsSummit at Cloud Expo, taking place November 12-13 in New York City, NY, is co-located with 22nd international CloudEXPO | first international DXWorldEXPO and will feature technical sessions from a rock star conference faculty and the leading industry players in the world.
DXWorldEXPO LLC announced today that ICC-USA, a computer systems integrator and server manufacturing company focused on developing products and product appliances, will exhibit at the 22nd International CloudEXPO | DXWorldEXPO. DXWordEXPO New York 2018, colocated with CloudEXPO New York 2018 will be held November 11-13, 2018, in New York City. ICC is a computer systems integrator and server manufacturing company focused on developing products and product appliances to meet a wide range of ...
With 10 simultaneous tracks, keynotes, general sessions and targeted breakout classes, @CloudEXPO and DXWorldEXPO are two of the most important technology events of the year. Since its launch over eight years ago, @CloudEXPO and DXWorldEXPO have presented a rock star faculty as well as showcased hundreds of sponsors and exhibitors!
DXWorldEXPO LLC announced today that the upcoming DXWorldEXPO | CloudEXPO New York event will feature 10 companies from Poland to participate at the "Poland Digital Transformation Pavilion" on November 12-13, 2018.
Today we can collect lots and lots of performance data. We build beautiful dashboards and even have fancy query languages to access and transform the data. Still performance data is a secret language only a couple of people understand. The more business becomes digital the more stakeholders are interested in this data including how it relates to business. Some of these people have never used a monitoring tool before. They have a question on their mind like “How is my application doing” but no id...
22nd International Cloud Expo, taking place June 5-7, 2018, at the Javits Center in New York City, NY, and co-located with the 1st DXWorld Expo will feature technical sessions from a rock star conference faculty and the leading industry players in the world. Cloud computing is now being embraced by a majority of enterprises of all sizes. Yesterday's debate about public vs. private has transformed into the reality of hybrid cloud: a recent survey shows that 74% of enterprises have a hybrid cloud ...