ProLogis European Properties to sell two-thirds of current and future commitment in ProLogis European Properties Fund II
19/12/2008
ProLogis European Properties to sell two-thirds of its current and future commitment in ProLogis European Properties Fund II as part of its strategic initiatives to enhance liquidity
Highlights:
- PEPR disposes of two-thirds of its interest in PEPF II for approximately €43 million, resulting in a saving of €348 million in future equity commitments
- PEPR markets remaining one-third interest in PEPF II for disposal
- Appointment of independent Board Chairman
- Suspension of dividend payments to preserve between €130 and €150 million in cash in 2009
- Amendment to the Tangible Net Worth Covenant in the €900 million unsecured Credit Facility expected
- PEPR progress on refinancing initiatives for 2009 and 2010 debt maturities
- Intention to request a maturity extension on the December 2010 tranches of the €900 million unsecured Credit Facility
- Progress on discussions to dispose of properties
Gordon Keiser, chief executive office of PEPR, said
“Taking into account the ongoing challenges in the real
estate and financial markets we have adopted strategic initiatives,
approved by the PEPR Board, to improve our liquidity and address
our debt maturities. The disposal of the stake in PEPF II
significantly reduces our future debt needs, a key concern
expressed by our unitholders and the Board. In addition, the
proceeds from the sale, together with the cash preserved from the
suspension of the dividend, will enable us to further reduce debt.
With these deleveraging initiatives underway and with continued
strong operating performance, we believe we are well positioned to
capture growth when the markets stabilise and to safeguard the
investments of our unitholders into 2009 and beyond.”
ProLogis European Properties (Euronext: PEPR), Europe’s
largest owner of modern distribution facilities, announced today it
has signed a purchase agreement with ProLogis (NYSE: PLD), the
world's largest owner, manager and developer of distribution
facilities, for the sale of two-thirds of its current and future
commitment to ProLogis European Properties Fund II (PEPF II) for
approximately €43 million, saving PEPR €348 million of
future equity commitments to PEPF II and implies an approximate 30%
discount to existing NAV and future funding obligations. The final
purchase price will be adjusted to reflect the fourth quarter
distribution from PEPF II, expected to be received in February
2009. Net proceeds from the sale will be used to pay down debt with
the sale expected to complete by 22 December 2008.
PEPF II is a private equity fund established by ProLogis to acquire
assets from both ProLogis’ development pipeline in Europe and
from third-parties. In August 2007 PEPR committed to invest
€900 million over a three-year period into PEPF II, for a 30%
stake. This sale will decrease PEPR’s ownership in PEPF II to
10% and its total gross commitment to €300 million, of which
€125.9 million or 42% has already been invested.
PEPR has retained M3 Capital Partners to market its remaining
one-third stake for disposal to third-party investors. If there is
greater demand from third-parties than the one-third stake
available and the sales price exceeds that contained in the
ProLogis purchase agreement for the two-thirds stake, ProLogis has
agreed to either (i) pay the higher price for the additional units
or (ii) sell the additional units to the third-party and pay the
incremental net proceeds to PEPR. If ProLogis is not required to
match a higher sales price, PEPR retains a twelve month option to
repurchase the two-thirds stake from ProLogis at the same price per
unit. Management expectation is that the remaining one-third stake
will be sold and based on that assumption PEPR decreases its future
cash flow requirement by a further €174 million.
Appointment of independent Board Chairman
The PEPR Board
appointed independent Board member, Geoffrey Bell, as Chairman of
the PEPR Board at PEPR’s Board meeting held today, 19
December 2008.
Geoffrey Bell is an economist, banker, and executive secretary of
the Washington based Group of Thirty. He is also president of
Geoffrey Bell and Company, a consulting company which advises a
wide range of central banks and governments on their international
reserve asset and liability management programmes. Mr Bell has been
a member of the PEPR Board since September 2006.
The composition of the Board remains the same with four independent
members - Sylvia Tóth, Horst Albach, Geoffrey Bell and
Pierre Rodocanachi - and two members appointed by ProLogis, PEPR's
external manager - Ted Antenucci and Robert J. Watson.
Dividend suspension for foreseeable future
The Board has
agreed to suspend dividend payments (including the Q4 2008 dividend
ordinarily paid early in February 2009) as a condition for a debt
covenant amendment on PEPR’s €900 million unsecured
Credit Facility. This suspension will preserve approximately
€130 to €150 million in cash in 2009, to be used to
reduce debt and improve liquidity.
The Board will revert to paying a dividend as soon as it is prudent
to do so and when permitted under the Credit Facility.
Debt covenant amendment
PEPR has requested additional
financial flexibility from its bank group by amending the Tangible
Net Worth Covenant in the €900 million unsecured Credit
Facility. PEPR has received approval for the amendment from agent
banks, Banc of America Securities LLC and Royal Bank of Scotland
(as successor to ABN Amro Bank, N.A.), and the amendment request
has been forwarded to all the remaining lenders for their consent.
The Credit Facility covenant amendment requires a majority consent
(>50%) in order to be approved. Management is encouraged by the
response from the bank group to date and is confident the amendment
will be approved.
Debt refinancing
At 30 November 2008, PEPR had €76.5
million of cash on the balance sheet and €300 million undrawn
under the €300 million revolver tranche of the €900
million Credit Facility.
PEPR is seeking to refinance the €335.9 million CMBS, due in
July 2009, with secured debt. PEPR has recently received term
sheets from two mortgage banks for portions of the refinancing. The
CMBS debt currently has loan to value of 52% based on the 30
September 2008 book value of the properties. However, in the event
a financing commitment has not been obtained by the July 2009
maturity date, it is expected that cash from operations usually
paid out as dividends, PEPF II sales proceeds and outstanding
availability on PEPR’s revolver will be sufficient to repay
the debt.
In 2010, €699.3 million of secured debt is due to mature;
including a €151.1 million secured loan, due in March and two
CMBS issuances totalling €548.2 million maturing in May. The
related loan to value for these three combined is 49% based on the
30 September 2008 book value of the properties. If the remaining
one-third interest in PEPF II is sold and refinancing of the July
2009 maturity is achieved, either from third-parties or by using
the available €300 million revolver, the loan to value of the
2010 secured debt could be reduced to 30% to 40% (based on 30
September book values) by applying (1) cash flow from the
suspension of dividends, (2) PEPF II sales proceeds and (3)
property disposition proceeds of approximately €100
million.
PEPR expects to refinance the 2010 maturities with unsecured debt,
thereby benefiting from the inherent increased flexibility.
However, PEPR is also prepared to refinance using secured debt
given the current credit environment. PEPR will continue to monitor
both markets and anticipates refinancing these 2010 maturities in
the most appropriate market during 2009.
Finally, in 2010, both three-year tranches totalling €600
million of the €900 million unsecured Credit Facility, of
which €300 million is outstanding as of 30 November 2008,
mature in December. PEPR has informed its banks that it intends to
request a maturity extension on all or a portion of these in the
new year.
Property dispositions
Whilst investment market activity has significantly weakened there
are still several potential purchasers who are interested in
acquiring prime logistics assets and PEPR is in discussions with a
number of these parties.
Raising new equity
The Board has reviewed the option of raising equity to improve
liquidity. However given the difficulty of achieving this within
the FCP structure and the progress being made on other strategic
initiatives, PEPR does not intend to raise equity at this
time.
Investor webcast and conference call details:
PEPR will expand upon its plans during an investor webcast and conference call to be held on Monday 22 December 2008 at 1pm GMT / 2pm CET.
To participate in the webcast click on the link entitled “ProLogis European Properties strategic management initiatives webcast” located on the homepage of our website, www.prologis-ep.com.
To participate in the conference call please dial:
Toll free Toll
International -- +44 (0)1452 555 566
France 0805 632 056 +33 (0)1 76 74 24 28
Luxembourg 800 27512 --
The Netherlands 0800 023 5091 +31 (0) 20 717 6886
UK 0800 694 0257 +44 (0)844 493 3800
US 1 866 966 9439 --
A replay of the webcast and a transcript of the call will be available in the “Presentations & Webcasts” page of the Investor Relations section of the PEPR website, www.prologis-ep.com.
A replay of the conference call will be available from 4pm GMT/ 5pm CET on 22 December 2008 until 4 January 2009. To access the replay, please dial one of the following numbers, using passcode 78689651#:
Toll free Toll
International -- +44 (0)1452 550 000
UK 0800 953 1533 +44 (0)845 245 5205
US 1 866 247 4222 --
-Ends-
For further information, please contact:
Investor relations
ProLogis European Properties +44 20 7518 8708
Jennifer van der Eem, VP Investor Relations
jvandereem@prologis.com
Media
M:Communications +44 20 7153 1523 or 7153 1549
Ed Orlebar / Charlotte McMullen
orlebar@mcomgroup.com /
mcmullen@mcomgroup.com
About ProLogis European Properties (PEPR)
ProLogis European Properties, or PEPR, which listed on Euronext
Amsterdam on 22 September 2006, is the largest pan-European owner
of high quality distribution and logistics facilities.
Established in 1999, PEPR is a real estate investment fund
(organised as a Luxembourg closed-ended fonds commun de placement)
externally managed by a subsidiary of ProLogis, the world’s
largest owner, manager and developer of industrial distribution
properties.
As at 30 September 2008, PEPR has a portfolio of 364 buildings,
owned both directly and indirectly, covering 8.0 million square
metres in 12 European countries, with an open market value
estimated at €6.0 billion. The combined portfolio has an
occupancy level of 98.5% and an average of 4.8 years to the next
lease break or 6.7 years to lease expiry. Of the combined
portfolio, PEPR’s directly owned properties comprise 246
buildings, covering 5.2 million square metres in 11 European
countries, with an open market value estimated at €3.9
billion.
PEPR results for the quarter and year ended 31 December 2011
PEPR results for the quarter and year ended 31 December 2011 (81KB)
08 February 2012
