This press 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. All dollar amounts are in Canadian dollars unless otherwise indicated.
TORONTO--(BUSINESS WIRE)--Dream Industrial Real Estate Investment Trust (DIR.UN-TSX) or (the "Trust" or "Dream Industrial REIT" or "Dream Industrial" or "we" or "us") today announced its financial results for the three and six months ended June 30, 2024. Management will host a conference call to discuss the financial results on August 7, 2024 at 11:00 a.m. (ET).
HIGHLIGHTS
- Over 500,000 square feet leased or conditionally leased within the Trust's various development projects during the quarter, including the 209,000 square foot redevelopment in Mississauga, ON which is now fully leased and significant progress on the Trust's developments near Calgary, AB.
- Diluted funds from operations ("FFO") per Unit(1) was $0.25 in Q2 2024, a 0.4% increase when compared to Q2 2023.
- Comparative properties net operating income ("CP NOI") (constant currency basis)(2) was $92.9 million in Q2 2024, a 5.0% increase when compared to $88.5 million in Q2 2023, driven by 6.7% CP NOI (constant currency basis) growth in Canada and 2.3% CP NOI (constant currency basis) growth in Europe. The Dream Summit portfolio produced 6.2% CP NOI growth for the quarter.
- Net rental income was $87.7 million in Q2 2024, a 5.6% increase when compared to $83.0 million in Q2 2023. Year-over-year net rental income increased by 9.5% in Ontario, 7.2% in Québec and 3.1% in Europe, and decreased by 4.2% in Western Canada excluding disposed investment properties, primarily driven by strong CP NOI (constant currency basis) growth in 2024 and 2023.
- Net income was $61.6 million in Q2 2024, compared to net income of $80.4 million in Q2 2023, with the change mainly driven by fair value adjustments to investment properties and financial instruments, and share of net income from equity accounted investments. The net income in Q2 2024 was comprised of net rental income of $87.7 million, fair value loss in investment properties of $7.0 million, fair value increase in financial instruments of $5.1 million and other net expenses of $24.2 million.
- Total assets were $8.0 billion as at June 30, 2024, a 2.1% increase when compared to $7.9 billion as at December 31, 2023, driven by investments in the Dream Summit JV(3) and development projects.
- Total equity (per condensed consolidated financial statements) was $4.7 billion as at June 30, 2024, a 2.0% increase when compared to December 31, 2023. Total equity (including LP B Units)(2) was $4.8 billion as at June 30, 2024, an increase of $74 million when compared to December 31, 2023.
- Net asset value ("NAV") per Unit(1) was $16.73 as at June 30, 2024, a 0.7% increase when compared to the NAV per Unit of $16.61 as at December 31, 2023.
| Diluted FFO per Unit and NAV per Unit are non-GAAP ratios. For further information on this non-GAAP ratio, please refer to the statements under the heading "Non-GAAP financial measures, ratios and supplementary financial measures" in this press release. | |
2. | CP NOI (constant currency basis) and Total equity (including LP B Units) are non-GAAP financial measures. The tables included in the Appendices section of this press release reconcile these non-GAAP financial measures with their most directly comparable IFRS financial measures. For further information on this non-GAAP financial measure, please refer to the statements under the heading "Non-GAAP financial measures, ratios and supplementary financial measures" in this press release. | |
3. | A joint venture between GIC and the Trust in which the Trust has a 10% interest. |
FINANCIAL HIGHLIGHTS
SELECTED FINANCIAL INFORMATION | ||||||||
(unaudited) | Three months ended | Six months ended | ||||||
June 30, | June 30, | June 30, | June 30, | |||||
(in thousands of dollars except per Unit amounts) | 2024 | 2023 | 2024 | 2023 | ||||
Operating results | ||||||||
Net rental income | $ | 87,654 | $ | 83,035 | $ | 173,515 | $ | 164,495 |
CP NOI (constant currency basis)(1) | 92,911 | 88,457 | 174,436 | 164,581 | ||||
Net income | 61,572 | 80,352 | 136,147 | 62,622 | ||||
Funds from operations ("FFO")(2) | 71,053 | 67,821 | 140,356 | 135,953 | ||||
Per Unit amounts | ||||||||
FFO – diluted(3)(4) | $ | 0.25 | $ | 0.25 | $ | 0.49 | $ | 0.49 |
Distribution rate | $ | 0.17 | $ | 0.17 | $ | 0.35 | $ | 0.35 |
See footnotes at end. | ||||||||
PORTFOLIO INFORMATION | ||||||
As at | ||||||
June 30, | December 31, | June 30, | ||||
(in thousands of dollars) | 2024 | 2023 | 2023 | |||
Total portfolio | ||||||
Number of assets(5)(6) | 339 | 344 | 341 | |||
Investment properties fair value | $ | 6,962,841 | $ | 6,924,274 | $ | 6,835,012 |
Gross leasable area ("GLA") (in millions of sq. ft.)(6) | 71.9 | 71.4 | 70.3 | |||
Occupancy rate – in-place and committed (period-end)(7) | 95.4% | 96.2% | 98.0% | |||
Occupancy rate – in-place (period-end)(7) | 95.0% | 96.0% | 97.6% | |||
See footnotes at end. | ||||||
FINANCING AND CAPITAL INFORMATION | ||||||
(unaudited) | As at | |||||
June 30, | December 31, | June 30, | ||||
(in thousands of dollars except per Unit amounts) | 2024 | 2023 | 2023 | |||
FINANCING | ||||||
Credit rating - DBRS | BBB (mid) | BBB (mid) | BBB (mid) | |||
Net total debt-to-total assets (net of cash and cash equivalents) ratio(8) | 35.9% | 36.0% | 36.2% | |||
Net total debt-to-normalized adjusted EBITDAFV ratio (years)(9) | 8.1 | 7.7 | 9.0 | |||
Interest coverage ratio (times)(10) | 5.4 | 6.0 | 7.9 | |||
Weighted average face interest rate on debt (period-end) | 2.47% | 2.35% | 2.28% | |||
Unencumbered investment properties (period-end)(11) | $ | 5,683,435 | $ | 5,401,880 | $ | 5,869,611 |
Unencumbered investment properties as a percentage of investment properties(11) | 81.6% | 78.0% | 85.9% | |||
Total assets | $ | 8,019,581 | $ | 7,858,340 | 7,784,409 | |
Cash and cash equivalents | $ | 103,358 | $ | 49,916 | $ | 43,491 |
Available liquidity(12) | $ | 596,253 | $ | 491,868 | $ | 243,032 |
CAPITAL | ||||||
Total equity (per condensed consolidated financial statements) | $ | 4,666,106 | $ | 4,574,897 | $ | 4,511,382 |
Total equity (including LP B Units)(13) | $ | 4,835,207 | $ | 4,761,215 | $ | 4,699,702 |
Total number of Units (in thousands)(14) | 289,019 | 286,590 | 276,950 | |||
Net asset value ("NAV") per Unit(15) | $ | 16.73 | $ | 16.61 | $ | 16.97 |
Unit price | $ | 12.67 | $ | 13.96 | $ | 14.11 |
See footnotes at end. | ||||||
"Dream Industrial reported strong operating and financial results in the second quarter, delivering 5% CP NOI growth. We continue to see strong leasing activity for our well-located assets and recently completed developments," said Alexander Sannikov, President & Chief Executive Officer of Dream Industrial REIT. "The outlook for organic NOI growth embedded in our portfolio remains intact, and we expect our development program to more meaningfully contribute to our NOI and FFO as projects are completed and stabilized. We are executing on capital recycling opportunities with approximately $100 million of dispositions completed or in negotiations which allows us to continuously upgrade the quality of our portfolio and improve our FFO, cash flow and total return profile."
DEVELOPMENT LEASING UPDATE
During the quarter, the Trust completed new leases or conditional new leases on approximately 150,000 square feet of development projects in Ontario and approximately 400,000 square feet of projects in Alberta.
The Trust has successfully leased its entire Courtneypark redevelopment project totalling 0.2 million square feet located in Mississauga to two tenants, with rent expected to commence in September 2024 for both leases. The Trust achieved an attractive average starting rent of $20.95 per square foot with approximately 4% annual contractual rent steps. The stabilized project is expected to contribute over $4.5 million of net operating income to the Trust in the first year of stabilization, achieving an unlevered yield on cost of 6.6%.
During the quarter, the Trust substantially completed its 20-acre development in Balzac. The project comprises two buildings totalling 0.3 million square feet, with early occupancy having begun in the first building during Q2 2024. The Trust leased or conditionally leased approximately 70% of the total project, achieving average rents over $12 per square foot with approximately 3% contractual rent steps. The stabilized project is expected to contribute over $4 million of net operating income to the Trust in the first year of stabilization.
Subsequent to the quarter, the Trust's development venture substantially completed its first project in Cambridge totalling 0.4 million square feet and has leased out 15% of the property. The Trust is in active leasing discussions on the balance of the space.
ORGANIC GROWTH
- Continued strong leasing momentum at attractive rental spreads – Since the end of Q1 2024, the Trust has transacted approximately 2.4 million square feet of leases across its portfolio at an average rental rate spread of 56.4% over prior or expiring rents.
- In Canada, the Trust signed 1.7 million square feet of leases, achieving an average rental rate spread to expiry of 79.9% and an average annual contractual rent growth of over 3%.
- In Europe, the Trust signed 0.8 million square feet of leases at an average rental rate spread of 10.6%. All of the leases are fully indexed to local consumer price indices ("CPI") or have contractual rent steps.
- In Canada, the Trust signed 1.7 million square feet of leases, achieving an average rental rate spread to expiry of 79.9% and an average annual contractual rent growth of over 3%.
As at June 30, 2024, estimated market rents exceeded the average in-place rent by over 30% across the Trust's wholly owned portfolio.
Since the closing of the Dream Summit JV transaction in February 2023, the Trust has successfully integrated the Dream Summit JV's operations with the Trust's operating platform and completed or finalized terms on over 4.0 million square feet of new leases and renewals at an average spread of over 80% over prior and expiring rents.
- Solid pace of CP NOI (constant currency basis)(1) growth – CP NOI (constant currency basis) for the three and six months ended June 30, 2024 was $92.9 million and $174.4 million, respectively. For the same periods in 2023, CP NOI (constant currency basis) was $88.5 million and $164.6 million, respectively. This represents an increase of 5.0% for the three months ended June 30, 2024 and 6.0% for the six months ended June 30, 2024, compared to the prior year comparative periods.
The Canadian portfolio posted year-over-year CP NOI (constant currency basis) growth of 6.7% for the three months ended June 30, 2024, driven by 8.9%, 8.0% and 1.1% CP NOI growth in Ontario, Québec and Western Canada, respectively.
In Europe, year-over-year CP NOI (constant currency basis) growth was 2.3% for the three months ended June 30, 2024. The increase was driven by higher rental rates on new and renewed leases, in addition to CPI indexation, resulting in a 5.8% increase in in-place base rent for the three months ended June 30, 2024. - Healthy occupancy levels – The Trust's in-place and committed occupancy was 95.4% as at June 30, 2024, compared to 96.4% as at March 31, 2024. The anticipated decrease quarter-over-quarter was driven primarily by a few expected transitory vacancies across the Greater Toronto Area ("GTA"), Québec and Europe. The Trust continues to be in active discussions with prospective tenants and it expects significant opportunities to capture strong income growth as spaces are leased.
Subsequent to quarter-end, the Trust has signed three conditional new leases representing approximately 20% of its existing vacancies in Canada.
- Continued growth in net rental income for the quarter – Net rental income for the three and six months ended June 30, 2024 was $87.7 million and $173.5 million, respectively, representing an increase of $4.6 million, or 5.6%, and $9.0 million, or 5.5%, relative to the relative to the prior year comparative periods. For the quarter, year-over-year net rental income increased by 9.5% in Ontario, 7.2% in Québec and 3.1% in Europe, and decreased by 4.2% in Western Canada, excluding disposed investment properties. The increase was mainly driven by strong CP NOI (constant currency basis) growth in 2024, the impact of acquired investment properties in the past year and higher net property management fees.
INVESTMENT UPDATE
During the quarter, the Trust completed the disposition of six non-strategic assets totalling 0.3 million square feet located in Regina, Saskatchewan, for total gross proceeds of $41.6 million, representing a 12% premium over the carrying value. Consideration included a vendor take-back mortgage totalling $29 million, bearing interest at 6.5% over a 2-year term. Furthermore, the Trust disposed of an asset in the Netherlands for gross proceeds of $4.8 million.
Subsequent to the quarter, the Trust completed an additional disposition in the Netherlands for gross proceeds of $3.9 million. The two European dispositions were completed at an average premium of 5% over the carrying value. Additionally, the Trust is currently in discussions to dispose an additional $50 million of assets across Canada and Europe.
The Trust continues to evaluate investments that meet its objective of improving the cash flow growth profile and overall quality of the portfolio, while preserving balance sheet flexibility. The Dream Summit JV provides a new source of growth capital for the Trust to pursue strategic acquisitions and strengthen the Trust's property management and leasing fee stream.
During the quarter, the Dream Summit JV acquired four income-producing assets located in the GTA totalling 0.5 million square feet, bringing the total acquisitions to nearly $550 million since the formation of the Dream Summit JV. Additionally, the Dream Summit JV disposed of a non-strategic income-producing asset located in the GTA totalling 0.1 million square feet.
"We continue to uncover attractive opportunities to add to our high-quality portfolio in core Canadian markets such as Toronto, Montréal and Calgary; we are also starting to look at opportunities in Vancouver," said Bruce Traversy, Chief Investment Officer of Dream Industrial REIT. "We are seeing strong buying interest from users as well as public and private investors for urban industrial assets across all markets, with users often willing to offer the most attractive pricing. Within our large industrial portfolio, we are actively looking to recycle capital from non-strategic assets and markets and re-invest proceeds towards opportunities that are neutral to accretive on a total return basis. So far in 2024, we have completed approximately $70 million of dispositions across the Dream Industrial and Dream Summit portfolios at prices exceeding carrying values, and we are actively engaged with interested buyers to dispose of further non-strategic assets."
CAPITAL STRATEGY
The Trust continues to maintain significant financial flexibility as it executes on its strategic initiatives. The Trust's proportion of secured debt(16) is 6.2% of total assets and represents 16.9% of total debt(17). The Trust's unencumbered asset pool(11) totalled $5.7 billion as at June 30, 2024, representing 81.6% of the Trust's investment properties value as at June 30, 2024.
The Trust refinanced its maturing $200 million Series B floating rate debentures in June 2024 with a €153 million unsecured term loan at a rate of 4.014%, approximately 50 bps lower than the rate of the maturing debentures. The Trust ended Q2 2024 with available liquidity(12) of $596 million, including $103.4 million of cash and cash equivalents, and an additional $250 million that could be exercised through the accordion on its unsecured credit facility. The Trust's net total debt-to-total assets (net of cash and cash equivalents) ratio was 35.9% as at June 30, 2024, compared to 36.0% as at December 31, 2023.
Subsequent to the quarter, the Trust extended the maturity of its $200 million unsecured term loan by two years from February 2026 to March 2028, further enhancing its debt maturity profile. The loan was swapped last year to a fixed rate of 4.85% out to March 2028 and no changes were made to the rate or other substantive terms.
"With one remaining European mortgage maturity at the end of August that we expect to repay, we have effectively addressed all our 2024 debt maturities. With the successful refinancing of our largest 2024 debt maturity at favourable rates, we remain focused on executing on our organic growth initiatives which we expect will exceed the pressure from higher interest rates, translating into FFO per unit growth," said Lenis Quan, Chief Financial Officer of Dream Industrial REIT. "With total available liquidity of nearly $600 million, we retain sufficient balance street strength and are well-positioned to execute on our strategic initiatives."
CONFERENCE CALL
Senior management will host a conference call to discuss the financial results on Wednesday, August 7, 2024, at 11:00 a.m. (ET). To access the conference call, please dial 1-844-763-8274 in Canada or 647-484-8814 elsewhere. To access the conference call via webcast, please go to Dream Industrial REIT's website at and click on the link for News, then click on Events. A taped replay of the conference call and the webcast will be available for ninety (90) days following the call.
Other information
Information appearing in this press release is a select summary of financial results. The condensed consolidated financial statements and management's discussion and analysis for the Trust will be available at and on .
Dream Industrial REIT is an unincorporated, open-ended real estate investment trust. As at June 30, 2024, Dream Industrial REIT owns, manages and operates a portfolio of 339 industrial assets (546 buildings) comprising approximately 71.9 million square feet of gross leasable area in key markets across Canada, Europe, and the U.S. Dream Industrial REIT's objective is to deliver strong total returns to its unitholders through secure distributions as well as growth in net asset value and cash flow per unit underpinned by its high-quality portfolio and an investment grade balance sheet. For more information, please visit .
FOOTNOTES
1. | CP NOI (constant currency basis) is a non-GAAP financial measure. The most directly comparable financial measure to CP NOI (constant currency basis) is net rental income. The table included in the Appendices section of this press release reconcile CP NOI (constant currency basis) for the three and six months ended June 30, 2024 and June 30, 2023 to net rental income. For further information on this non-GAAP measure, please refer to the statements under the heading "Non-GAAP financial measures, ratios and supplementary financial measures" in this press release. | |
2. | FFO is a non-GAAP financial measure. The most directly comparable financial measure to FFO is net income. The tables included in the Appendices section of this press release reconcile FFO for the three and six months ended June 30, 2024 and June 30, 2023 to net income. For further information on this non-GAAP measure, please refer to the statements under the heading "Non-GAAP financial measures, ratios and supplementary financial measures" in this press release. | |
3. | Diluted FFO per Unit is a non-GAAP ratio. Diluted FFO per Unit is comprised of FFO (a non-GAAP financial measure) divided by the weighted average number of Units. For further information on this non-GAAP ratio, please refer to the statements under the heading "Non-GAAP financial measures, ratios and supplementary financial measures" in this press release. | |
4. | A description of the determination of diluted amounts per Unit can be found in the Trust's Management's Discussion and Analysis for the three and six months ended June 30, 2024 and June 30, 2023, in the section "Supplementary financial measures and ratios and other disclosures", under the heading "Weighted average number of Units". | |
5. | "Number of assets" comprise a building, or a cluster of buildings in close proximity to one another attracting similar tenants. | |
6. | Includes the Trust's owned and managed properties as at June 30, 2024, December 31, 2023 and June 30, 2023. | |
7. | Includes the Trust's share of equity accounted investments as at June 30, 2024, December 31, 2023 and June 30, 2023. | |
8. | Net total debt-to-total assets (net of cash and cash equivalents) ratio is a non-GAAP ratio. Net total debt-to-total assets (net of cash and cash equivalents) ratio is comprised of net total debt (a non-GAAP financial measure) divided by total assets (net of cash and cash equivalents) (a non-GAAP financial measure). The most directly comparable IFRS financial measure to net total debt is non-current debt, and the most directly comparable IFRS financial measure to total assets (net of cash and cash equivalents) is total assets. The tables included in the Appendices section of this press release reconcile net total debt to non-current debt and total assets (net of cash and cash equivalents) to total assets as at June 30, 2024, December 31, 2023 and June 30, 2023. For further information on this non-GAAP ratio and these non-GAAP financial measures, please refer to the statements under the heading "Non-GAAP financial measures, ratios and supplementary financial measures" in this press release. | |
9. | Net total debt-to-normalized adjusted EBITDAFV is a non-GAAP ratio. Net total debt-to-normalized adjusted EBITDAFV is comprised of net total debt (a non-GAAP financial measure) divided by normalized adjusted EBITDAFV (a non-GAAP financial measure). The most directly comparable IFRS financial measure to normalized adjusted EBITDAFV is net income. The tables included in the Appendices section of this press release reconcile adjusted EBITDAFV to net income (loss) for the three and six months ended June 30, 2024, December 31, 2023 and June 30, 2023. For further information on this non-GAAP ratio and this non-GAAP financial measure, please refer to the statements under the heading "Non-GAAP financial measures and ratios and supplementary financial measures" in this press release. | |
10. | Interest coverage ratio is a non-GAAP ratio. Interest coverage ratio is comprised of trailing 12-month period adjusted EBITDAFV (a non-GAAP financial measure) divided by trailing 12-month period interest expense on debt and other financing costs. The most directly comparable IFRS financial measure to adjusted EBITDAFV is net income. For further information on this non-GAAP ratio and non-GAAP financial measure, please refer to the statements under the heading "Non-GAAP financial measures and ratios and supplementary financial measures" in this press release. | |
11. | Unencumbered investment properties and unencumbered investment properties as a percentage of investment properties are supplementary financial measures. For further information on these supplementary financial measures, please refer to the statements under the heading "Non-GAAP financial measures, ratios and supplementary financial measures" in this press release. | |
12. | Available liquidity is a non-GAAP financial measure. The most directly comparable financial measure to available liquidity is cash and cash equivalents. The tables included in the Appendices section of this press release reconcile available liquidity to cash and cash equivalents as at June 30, 2024 and December 31, 2023. For further information on this non-GAAP financial measure, please refer to the statements under the heading "Non-GAAP financial measures, ratios and supplementary financial measures" in this press release. | |
13. | Total equity (including LP B Units or subsidiary redeemable units) is a non-GAAP financial measure. The most directly comparable financial measure to total equity (including LP B Units) is total equity (per consolidated financial statements). The tables included in the Appendices section of this press release reconcile total equity (including LP B Units) to total equity (per consolidated financial statements) as at June 30, 2024, December 31, 2023 and June 30, 2023. For further information on this non-GAAP measure, please refer to the statements under the heading "Non-GAAP financial measures, ratios and supplementary financial measures" in this press release. | |
14. | Total number of Units includes 13.3 million LP B Units that are classified as a liability under IFRS Accounting Standards. | |
15. | NAV per Unit is a non-GAAP ratio. NAV per Unit is comprised of total equity (including LP B Units) (a non-GAAP financial measure) divided by the total number of Units. For further information on this non-GAAP ratio, please refer to the statements under the heading "Non-GAAP financial measures, ratios and supplementary financial measures" in this press release. | |
16. | Secured debt is a supplementary financial measure. Please refer to the statements under the heading "Non-GAAP financial measures, ratios and supplementary financial measures" in this press release. | |
17. | Total debt is a non-GAAP financial measure. The most directly comparable financial measure to total debt is non-current debt. The tables included in the Appendices section of this press release reconcile total debt to non-current debt as at June 30, 2024, December 31, 2023 and June 30, 2023. For further information on this non-GAAP financial measure, please refer to the statements under the heading "Non-GAAP financial measures, ratios and supplementary financial measures" in this press release. |
Contacts
For further information, please contact:
Dream Industrial REIT
Alexander Sannikov
President & Chief Executive Officer
(416) 365-4106
asannikov@dream.ca
Lenis Quan
Chief Financial Officer
(416) 365-2353
lquan@dream.ca
Read full story here
