Ifm Pp June 2010
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Ifm Pp June 2010

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Company and Fund Introduction

Company and Fund Introduction

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Ifm Pp June 2010 Ifm Pp June 2010 Presentation Transcript

  • И INFRASTRUCTURE FINANCIAL MANAGEMENTPRIVATE AND CONFIDENTIAL 
    IFM
    FUND PRESENTATION
    JUNE 2010
  • ИINFRASTRUCTURE FINANCIAL MANAGEMENT 
    Fund summary
    Investment: in developing modern high spec student accommodation in “partnership” with Universities
    Fund raising target: £100 million with a first close of £50 million
    Senior debt leverage: 80% of LTC (on GDV), maximum of 75% of LTV on completion
    Targeted return: 16% IRR (after fees and tax at the UKLP level)
    Fund life; 6 years with two optional one year extensions
    Fund structure: A Limited English Partnership registered with Jersey SPC’s holding assets
    Fund manager: Infrastructure Management Limited (“IFM”)
    Fees:
    Development Fee: 4%-to-6% of GDV (compared to 15%-to-20% charged by our competitors);
    Fund & Asset Management Fee: 1% of GDV followed by 1% per annum of GAV;
    Performance Fee: 20% on returns over a leveraged preferred IRR of 14% after fees and taxes at the fund level, rising to 35% after a 20% IRR. This is only paid upon liquidation of the Fund.
    2
  • ИINFRASTRUCTURE FINANCIAL MANAGEMENT 
    Why invest with “IFM” in student accommodation?
    Sector returns: Student Accommodation (“the Sector”) has provided robust investment returns and continues to perform well despite the current poor economic climate and is expected to continue to do so
    Demand: The demand for student accommodation outstrips supply and will remain so for the foreseeable future
    Universities responsibility: To provide a minimum amount of student accommodation whilst being under ever increasing budgetary constraints
    University’s requirement: Typically want bespoke solutions and to work with trusted and proven “partners”, such as IFM. Universities’ are reluctant based on experience to work with “private landlords”
    Bespoke solutions: IFM has a strong record in delivering bespoke solutions based on sourcing and developing student accommodation in “partnership” with UK universities
    Investor returns: IFM’s business model provides attractive solutions for universities whilst driving down development risk and delivering attractive returns
    Reputation: IFM has an excellent Sector reputation and as a consequence has demonstrable access to an extensive pipeline of student accommodation projects upon which the Fund will be able to leverage.
    3
  • ИINFRASTRUCTURE FINANCIAL MANAGEMENT 
    Who is “IFM”?
    IFM: Since 2003, IFM has completed a range of student accommodation developments and re-financings in excess of £140m
    Management experience: 20+ years sector experience and 50+ years general real estate
    Sector relationships: Strong and established including universities, banks, housing associations an professional practices
    “IFM bring considerable market exposure through their strong track record and market relationships built up over the past 10-years operating in the SA sector”.
    4
  • ИINFRASTRUCTURE FINANCIAL MANAGEMENT 
    Sourcing investments
    Direct access to academic institutions.
    IFM maintains a regular accommodation requirement dialogue with many of the 140 academic institutions
    IFM’s reputation, record of working with universities and performance delivery makes it a primary choice
    It is IFM’s ability to source transactions in “partnership” with the Universities that forms the basis of IFM’s unique selling point
    Direct access to site owners and developers
    As a result of IFM’s growing reputation there are increasing requests from developers to assist with solutions/exits from their overly geared student accommodation sites
    Direct contact with banks
    As a result of IFM’s growing reputation and dealings with banks (including financing ILL’s own projects) there are increasing requests from banks to assist with student accommodation/ student accommodation appropriate sites that require “work out” solutions.
    5
  • ИINFRASTRUCTURE FINANCIAL MANAGEMENT 
    Performance drivers
    Enhanced development:
    Project design while minimising construction cost
    Maximising rental returns:
    Commercial accommodation
    Core student accommodation
    Non Term-Time opportunities - Summer schools, Postgraduate programmes etc...
    Enhanced debt terms:
    Construction and post completion phases including refinancing to release trapped equity
    Portfolio Strategy:
    Minimisation of holding costs
    Flexible exit strategy
    6
  • И INFRASTRUCTURE FINANCIAL MANAGEMENT 
    Key management
    Mark Cutting– Fund Management Director
    Chartered surveyor, has worked almost entirely in investment, fund and asset management including running an AM European property portfolio valued in excess of EUR 1.6 billion.
    James Boyle – Development Director
    MSc (City), has worked in public sector and education institutions project finance since the mid-90’s including large PFI projects and educational facilities with a strong bias towards student accommodation specialising in Development management and financial structuring .
    Steven Gardner – Construction Management Director
    BSc CIOB, has extensive construction experience including documentation, design over-sight, construction finance and building projects on-time and on-cost. A larger part of Steven’s 20-year career has been in developing student accommodation.
    Austin Gilman– Asset Management Director
    BSc (Estate Management) MBA CIM, Austin has 15-years of real estate experience including acquisitions, and asset management across all property sectors .
    7
  • И INFRASTRUCTURE FINANCIAL MANAGEMENT 
    8
    Fund Structure
  • И INFRASTRUCTURE FINANCIAL MANAGEMENT 
    Driving fund returns
    Development Returns: The average net “Yield on Cost” of IFM pipeline projectsis c. 6.0% to 7.5% compared to exit yields at today’s level of 5.25% to 6.25%. Effectively, it is cheaper to build than buy, this arbitrage drives development return.
    Income Returns: Interest coverage ratios to meet lender requirements on completion means income returns are low, however, these grow over time as RPI increases rent (source: IFM business model).
    Reversionary Returns: Low exit yields compared to the Yield on Cost, combined with rental growth through RPI and market rental growth, drive values up over the medium term (five-to-six years) resulting in high equity returns – multiples of 1.6x to 2.0x .
    Return enhancement: largely driven by reversionary value , however, as the increasing impact of RPI on the base rent occurs, distributable income grows. The Fund Cash Flow Model makes based on conservative assumptions no allowance for yield compression, were this to occur then returns would be much stronger.
    9
  • ИINFRASTRUCTURE FINANCIAL MANAGEMENT 
    Pipeline example and case studies
    10
  • И INFRASTRUCTURE FINANCIAL MANAGEMENT 
    11
    Example: pipeline project
    Belgrade Plaza, Coventry – July 2010
  • ИINFRASTRUCTURE FINANCIAL MANAGEMENT 
    Transaction economics: Belgrade Plaza, Coventry
    12
  • И INFRASTRUCTURE FINANCIAL MANAGEMENT 
    Case study - 1
    Goswell Road, London EC1
    IFM was one of the first property companies to provide bespoke post-graduate accommodation in central London, with its Willen House, Bath Street project. The scheme provides 157 rooms and various other ancillary areas for students of the nearby Cass Business school, City University.
    13
  • ИINFRASTRUCTURE FINANCIAL MANAGEMENT 
    Case study- 2
    Willen House, Bath Street
    The completed scheme is to be let directly to students (i.e. without University under-writing). The senior loan was provided by Barclays, assuming a 70% LTV and projected amortisation over 22 years. The equity / subordinate debt has been provided jointly by IFM and Derwent, a large housing association with over 4000 student beds under management.
    14
  • И INFRASTRUCTURE FINANCIAL MANAGEMENT 
    Conclusion
    Opportunity: to enter a strong performing segment of the real estate sector, where nomination agreements or leases help provide reduced risk are combined with strong returns.
    Portfolio: will contain high spec student accommodation developed in partnership with the Universities at competitive rents in strong locations.
    Returns: Strong rental growth and increasing Investor interest will drive values beyond the planned performance levels of the base case cash flow.
    Pipeline and established relationships: can be demonstrate with Universities, construction companies, banks and third party advisers – these often lead to new opportunities
    IFM: is well placed to deliver investors a portfolio of newly developed student accommodation facilities across the UK over the next 24-months and then manage them through the life of the Fund with capital growth of between 1.6x and 2.0x.
    15