Banca Sistema — Q2 shows further strength in factoring turnover

Banca Sistema (MI: BST)

Last close As at 20/12/2024

EUR1.39

0.00 (0.00%)

Market capitalisation

EUR113m

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Research: Financials

Banca Sistema — Q2 shows further strength in factoring turnover

Banca Sistema’s first half figures confirmed further strength in factoring turnover and overall loans outstanding. Market conditions for factoring in Italy remain favourable and salary and pension-backed lending continues to offer good opportunities with the potential for a lower capital burden subject to regulatory discussions. Banca Sistema still trades on modest multiples, but continued growth in the loan book combined with success in delivering a return on equity of over 20% should provide the basis for a rerating.

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Financials

Banca Sistema

Q2 shows further strength in factoring turnover

H1/Q217 results

Financial services

4 August 2017

Price

€2.16

Market cap

€173m

Net debt/cash (£m)

N/M

Shares in issue

80.4m

Free float

54%

Code

BST

Primary exchange

Borsa Italiana

Share price performance

%

1m

3m

12m

Abs

(8.3)

(5.1)

17.0

Rel (local)

(11.6)

(9.3)

(13.6)

52-week high/low

€2.8

€1.8

Business description

Banca Sistema is a speciality finance provider with a primary focus on factoring receivables from the Italian public sector (public administrations or PAs). The bank is also opportunistic, looking to diversify and has developed salary and pension-based lending.

Next events

Q317 results

27 October 2017

Analyst

Andrew Mitchell

+44 (0)20 3681 2500

Banca Sistema is a research client of Edison Investment Research Limited

Banca Sistema’s first half figures confirmed further strength in factoring turnover and overall loans outstanding. Market conditions for factoring in Italy remain favourable and salary and pension-backed lending continues to offer good opportunities with the potential for a lower capital burden subject to regulatory discussions. Banca Sistema still trades on modest multiples, but continued growth in the loan book combined with success in delivering a return on equity of over 20% should provide the basis for a rerating.

Year
end

Net operating income (€m)

PBT*
(€m)

EPS*
(c)

DPS
(c)

P/E
(x)

Yield
(%)

Price to book (x)

12/16

81.5

35.7

32.8

7.6

6.6

3.5

1.5

12/17e

87.7

41.2

35.3

9.0

6.1

4.2

1.3

12/18e

99.1

48.3

41.4

9.5

5.2

4.4

1.1

12/19e

107.1

54.1

46.5

11.0

4.6

5.1

0.9

Note: *PBT and EPS are normalised, excluding exceptional items.

H117 results

Second quarter factoring turnover increased by 32% and receivables outstanding by 23% compared with the same period last year: an encouraging confirmation of renewed growth following a weak final quarter in 2016. H117 net income of €10.0m compared with €15.7m for H116, but the reduction can be largely attributed to the absence of late payment interest accrual for earlier periods and a disposal profit which boosted the earlier period. Banca Sistema decided not to pursue a sale of a salary and pension-backed loan securitization as it could not secure favourable terms on the senior tranche. While this meant no profit was realised on a transaction, retention of the loans will bolster prospective interest income and the capital absorbed is set to be balanced by a Tier II bond tap issue.

Outlook

Banca Sistema is successfully generating more factoring turnover through its banking partners and hopes to extend this network in the current quarter. Structurally there remains good potential to increase factoring penetration in Italy and for Banca Sistema to gain share. Scope for increased acquisition of salary and pension-backed loans also appears favourable while Banca Sistema remains open to new opportunities as illustrated by its pilot pawnbroking (mount of piety) operation.

Valuation: Modest in relation to comparators

Banca Sistema trades on the lowest prospective earnings multiple when compared with selected peers (page 6) and at the current share price a ROE/COE model implies a cost of equity of over 16% which also seems distinctly cautious. Our valuation of c €3.15 is maintained, more than 45% above the current share price.

Company description: Specialist finance

Banca Sistema’s main activity is providing financing (factoring) of trade receivables for companies supplying a range of Italian public sector entities including central and local bodies and state-owned companies (collectively labelled Public Administrations or PAs). These counterparties represent a low credit risk, comparable to the sovereign credit risk on an Italian government bond. The bank also undertakes factoring of receivables relating to VAT and other tax receivables and from private sector companies in Italy.

The bank seeks opportunities for attractive diversification and this led to the expansion of salary and pension backed loans and, recently, a pilot investment in institutional pawnbroking, currently comprising two branches. The group has also made loans to small and medium enterprises that benefit from a state guarantee. The announcement of a reduction in the level of guarantee prompted Banca Sistema to withdraw from this business and the book is in the process of being run down.

Exhibits 1 and 2 show the predominance of factoring within customer loans and net interest income.

Exhibit 1: Analysis of customer loans outstanding

Exhibit 2: Net interest income analysis

Source: Banca Sistema (H117)

Source: Banca Sistema (H117)

Exhibit 1: Analysis of customer loans outstanding

Source: Banca Sistema (H117)

Exhibit 2: Net interest income analysis

Source: Banca Sistema (H117)

Exhibits 3 and 4 show the medium-term progression of customer loans, net banking income and profit after tax. Customer loan growth paused in FY16 reflecting the temporary impact of the cancellation of a factoring receivables purchase in the final quarter. The resumption of factoring turnover growth of over 20% in both the first and second quarters of the current year is reflected in the resumption of loan growth in H117. We discuss the H1/Q217 results in the next section.

Exhibit 3: Customer loan growth

Exhibit 4: Net banking income and profit progression

Source: Banca Sistema

Source: Banca Sistema

Exhibit 3: Customer loan growth

Source: Banca Sistema

Exhibit 4: Net banking income and profit progression

Source: Banca Sistema

For further discussion of the factoring industry and description of Banca Sistema’s business see our initiation note published in May 2018.

H1/Q217 results: Still targeting 20% ROAE

Banca Sistema’s first half results showed net income down by nearly €6m to €10m but this primarily reflected the absence of a late payment interest accrual of €5m relating to prior periods and a €2.3m profit on the sale of a stake in CS Union which bolstered the H116 result.

From a fundamental, forward-looking perspective the increase in factoring turnover and receivables outstanding is more important and is an encouraging indicator (Exhibit 5). Growth in the level of salary and pension-backed loans outstanding has also continued and at present the bank is not actively considering a sale of a securitisation of these assets, instead initiating a tap issue of Tier II subordinated loans. This means there has been no profit on disposal but the higher level of assets outstanding is set to increase prospective interest income.

Reflecting in part a second half bias in the level of expected late payment interest accrual and collection the group has confirmed its target remains a return on average equity of over 20%.

Exhibit 5: Factoring turnover and receivables outstanding by quarter

Source: Banca Sistema

We have set out a comparison of the H1 and Q2 income statements with the prior year periods in Exhibit 6 and highlight key features below with % changes against the same period in 2016 unless otherwise indicated.

Q2 factoring turnover increased by 32% and receivables outstanding increased by 23% continuing the improvement seen in the first quarter.

Salary and pension-backed loans outstanding increased by 15% during the quarter and were nearly double the prior year figure.

SME loans continue to run off following the decision to halt new lending and group total customer loans were up 11%.

The underlying average gross yield on factoring receivables (interest and commission) ticked up slightly from Q1 (6.9%) to 7.2%.

Funding costs remain stable at 1.1% with retail accounting for 53% of total funding and 60% of the interest cost with an average residual maturity of 22 months.

Net interest income was down c €5m but stable, excluding the H116 accrual of prior period late payment interest on adoption of a new accounting approach in June 2016. Drivers within this static position were a somewhat lower margin in factoring, a larger contribution from salary and pension backed loans, recognition of additional late payment interest at Beta Stepstone and a €0.54m contribution from the recognition of the -40bps saving on funding through TLTRO II.

Following the net write-back seen in Q1 there was a more normal impairment charge in Q2 which was equivalent to an annualised 53bps of average loans outstanding.

H1 operating expenses increased by 10% in line with the company’s full year expectation.

Exhibit 6: H117 results summary

€000s

Q116

Q216

H116

Q117

Q217

H117

Q217/Q216

% change

H117/H116

% change

Interest income

20,168

22,420

42,588

16,355

21,209

37,564

-5.4

-11.8

Interest expense

(4,076)

(3,865)

(7,941)

(3,932)

(3,747)

(7,679)

-3.1

-3.3

Net interest income

16,092

18,555

34,647

12,423

17,462

29,885

-5.9

-13.7

Net fee and commission income

2,342

2,073

4,415

2,249

2,358

4,607

13.7

4.3

Dividends and similar income

0

227

227

0

227

227

0.0

0.0

Net income from asset sales/purchases and trading

642

161

803

231

207

438

28.6

-45.5

Operating income

19,076

21,016

40,092

14,903

20,254

35,157

-3.6

-12.3

Net impairment losses on loans

(1,471)

(1,659)

(3,130)

488

(1,915)

(1,427)

15.4

-54.4

Net operating income

17,605

19,357

36,962

15,391

18,339

33,730

-5.3

-8.7

Staff costs

(3,625)

(3,841)

(7,466)

(4,274)

(4,598)

(8,872)

19.7

18.8

Other administrative expenses

(5,213)

(5,026)

(10,239)

(5,052)

(4,978)

(10,030)

-1.0

-2.0

Other operating income/costs

(33)

272

239

116

(365)

(249)

-234.2

-204.2

Operating expenses

(8,871)

(8,595)

(17,466)

(9,210)

(9,941)

(19,151)

15.7

9.6

Profit/(loss) from equity investments

(6)

2,247

2,241

0

(32)

(32)

-101.4

-101.4

Pre-tax profit

8,728

13,009

21,737

6,181

8,366

14,547

-35.7

-33.1

Tax

(2,767)

(3,285)

(6,052)

(1,783)

(2,781)

(4,564)

-15.3

-24.6

Profit after tax

5,961

9,724

15,685

4,398

5,585

9,983

-42.6

-36.4

Net interest margin

4.62%

5.89%

5.23%

3.60%

4.79%

4.19%

Loan loss provision as % of average loans

0.42%

0.53%

0.47%

-0.14%

0.53%

0.20%

Cost income ratio

43%

45%

44%

63%

49%

54%

Return on average equity

25%

25%

32%

15%

18%

17%

Tax rate

32%

32%

28%

29%

34%

31%

Source: Banca Sistema, Edison Investment Research

Looking more closely at the increase in factoring turnover, Banca Sistema highlights a rising number of new clients (26% of H1 turnover) and a larger contribution from its 14 partner banks (30% of turnover) during the period. The company hopes to expand this network of partners by adding a further two banks during the current quarter. With-recourse factoring (where Banca Sistema has recourse to the seller of receivables) has become a more significant part of factoring outstanding at 19% (versus 9% FY16) while public authority clients remain the dominant part of the book at 79%.

As a reminder, the group adopted a change in accounting for late payment interest in June 2016. Previously, Banca Sistema only recognised this on a cash basis but it now recognises a portion of late payment interest accrued (in common with competitors). The policy reflects the adoption of a statistical model based on collection experience and is only applied where legal proceedings have begun. For receivables from the national healthcare system, 65% of qualifying late payment interest is accrued and for other public sector receivables, 15%. Banca Sistema typically does not pursue a legal route to collect amounts owing and related interest although it will do in some cases (c 10%, accumulating to 27% of outstanding in H117); it therefore differs from some competitors whose model is to focus on legal collection. In the next exhibit we show an analysis of interest income including the contribution of late payment interest based partly on the group’s commentary and partly our own estimates of the different components.

Exhibit 7: Interest income analysis

€000

H116

H117

FY17e

LPI accrued

1.8

3.4

15.5

LPI cash collected

1.2

2.9

7.3

LPI relating to prior periods

5.0

LPI subtotal

8.0

6.3

22.8

Interest income/other

28.4

24.0

53.6

Factoring total

36.4

30.5

76.4

CQS/CQP

3.0

5.4

11.5

SME

2.9

2.1

4.1

Other

0.3

-0.2

0.9

Total reported/estimated

42.6

37.6

92.8

Source: Banca Sistema, Edison Investment Research

Financials

There are limited changes in our overall estimates (see Exhibit 8) with the main adjustments within the numbers flowing from the assumption that Banca Sistema does not now carry out sales of securitisations of salary and pension based loans during FY17 and FY18. We have modestly tempered our previous assumed level of asset acquisition in this area but retention of the loans should at least compensate for the absence of profits on disposal. For the moment we have maintained the assumption of a securitisation sale in FY19 although Banca Sistema reports that regulatory discussions are continuing which may lead to a reduction in the level of risk weighting applied to these assets from 75%, potentially to 30%. At this level pressure on capital ratios would ease and the bank is unlikely to find a sale of these assets attractive.

Exhibit 8: Estimate revisions

Net operating income (€m)

PBT (€m)

EPS (c)

DPS (c)

Old

New

% chg

Old

New

% chg

Old

New

% chg

Old

New

% chg

12/17e

87.2

87.7

0.5

41.0

41.2

0.6

35.3

35.3

-0.1

9.00

9.00

0.0

12/18e

97.2

99.1

2.0

47.6

48.3

1.4

40.9

41.4

1.4

9.50

9.50

0.0

12/19e

104.2

107.1

2.8

52.1

54.1

3.9

44.7

46.5

3.9

11.00

11.00

0.0

Source: Edison Investment Research

In the next two exhibits we have updated charts showing our assumptions for customer loans outstanding and the yield on customer loans. The first shows continued growth in the main factoring activity while salary and pension backed loan growth is held back in FY19e by the assumed securitisation disposal. The overall yield on average customer loans is broadly stable on our estimates.

Exhibit 9: Customer loan assumptions

Exhibit 10: Interest income history and estimates

Source: Edison Investment Research, Banca Sistema

Source: Edison Investment Research, Banca Sistema

Exhibit 9: Customer loan assumptions

Source: Edison Investment Research, Banca Sistema

Exhibit 10: Interest income history and estimates

Source: Edison Investment Research, Banca Sistema

Turning to capital ratios, the end H117 CET1 ratio stood at 12.6% compared with 13.3% at the year end, while the total capital ratio was 16.3% versus 15.8%. In response to institutional investor interest a tap issue of a €1.5m Tier II bond is to be offered (10 years, Euribor +450bps) and further issues up to €13.5m may follow. On our estimates this should allow the total capital ratio to remain above 16% while the CET1 ratio is likely to remain at a similar level to the half year at the end of FY17, potentially increasing thereafter subject to the rate of asset growth.

Valuation

As a starting point we have updated our comparative table showing valuation metrics for Banca Sistema and selected peers involved in factoring, debt purchase, debt management and collection. Given Banca Sistema’s focus on public sector receivables, the closest peer in the group is Banca Farmafactoring. Banca Sistema trades on the lowest prospective P/E and trades on a below-average price to book and above average yield.

Exhibit 11: Valuation comparison

Ticker

Market cap

(€m)

CY17 P/E

(x)

Yield

(%)

ROE

(%)

Price to book (x)

Banca Sistema

BST IM

173.4

6.2

3.5

17.0

1.5

Arrow Global

ARW LN

898.6

13.8

2.0

30.8

4.8

Banca Farmafactoring

BFF IM

876.1

9.6

N/A

21.7

2.6

Banca IFIS

IFIS IM

2,199.8

18.0

2.0

15.5

1.8

Encore Capital

ECPG US

856.5

11.0

0.0

12.0

1.7

Grenke

GLJ GY

3,399.7

28.0

0.8

16.5

4.7

Hoist Finance

HOFI SS

751.6

13.7

1.5

16.4

2.4

Intrum Justitia

IJ SS

3,599.0

15.0

3.4

10.2

0.9

Kruk

KRU PW

1,514.4

21.0

0.6

24.7

4.9

PRA

PRAA US

1,506.4

18.9

0.0

11.3

1.9

Average

15.5

1.5

17.6

2.7

Source: Bloomberg. Note: Priced at 3 August 2017.

Our next chart compares returns on equity (ROE) and price to book (P/B) ratios for the same peer group. Here, Banca Sistema appears broadly in line with its peers but we have used the H117 return on equity of 17% and if we were to apply our FY17 forecast of 22.7% (or the company’s own indication of over 20%) then the shares would appear distinctly cautiously rated.

Exhibit 12: Comparing ROE and price to book

Source: Bloomberg

Reflecting the limited change in our estimates our ROE/COE valuation gives an unchanged central valuation of €3.15 (assumptions include 22% ROE, long-term growth of 4% and cost of equity of 12.4%). Alternatively, the model indicates that the current share price implies a cost of equity of over 16% again implying cautious assumptions being made by the market and suggesting scope for a rerating as the bank delivers its target returns.

Exhibit 13: Financial summary

Year end 31 December

2015

2016

2017e

2018e

2019e

Income statement

Interest income

79,019

86,321

92,847

105,535

110,830

Interest expense

(21,013)

(15,321)

(16,211)

(18,895)

(23,236)

Net interest income

58,006

71,000

76,636

86,640

87,594

Net fee and commission income

11,168

9,060

9,863

11,295

12,045

Dividends and similar income

0

227

227

0

0

Profit on securitisation

0

0

0

0

6,281

Net income from asset sales/purchases and trading

2,640

1,196

500

1,200

1,200

Net interest and other banking income

71,814

81,483

87,665

99,135

107,121

Net impairment losses on loans

(5,439)

(9,765)

(6,366)

(8,958)

(9,159)

Net income from banking activities

66,375

71,718

81,299

90,176

97,961

Personnel expenses

(17,528)

(15,169)

(17,037)

(17,501)

(18,551)

Other administrative expenses

(24,350)

(22,529)

(22,750)

(24,421)

(25,276)

Administrative expenses

(41,878)

(37,698)

(39,787)

(41,922)

(43,827)

Other operating income/costs

59

(589)

(249)

0

0

Operating expenses

(41,819)

(38,287)

(40,036)

(41,922)

(43,827)

Profit/(loss) from equity investments

956

2,281

(32)

0

0

Pre-tax profit

25,512

35,712

41,231

48,254

54,134

Tax

(7,905)

(10,399)

(12,836)

(14,959)

(16,782)

Profit after tax

17,607

25,313

28,395

33,295

37,353

Adjustment for normalised earnings

6106

1095

0

0

0

Adjusted net income

23,713

26,408

28,395

33,295

37,353

Reported earnings per share €

0.22

0.31

0.35

0.41

0.46

Normalised earnings per share €

0.29

0.33

0.35

0.41

0.46

Dividend per share €

0.053

0.076

0.090

0.095

0.110

Balance sheet

Assets

Financial assets available for sale

925,402

514,838

363,673

363,673

363,673

Due from banks

2,076

83,493

35,564

35,564

35,564

Loans to customers

1,457,990

1,348,329

1,659,443

1,867,376

1,866,721

Property, plant and equipment

1,058

23,313

23,791

23,791

23,791

Intangible assets

1,872

1,835

1,850

1,850

1,850

Tax assets

7,353

10,528

9,491

9,491

9,491

Other assets

15,919

17,027

101,127

101,127

101,127

Total assets

2,411,670

1,999,363

2,194,939

2,402,872

2,402,217

Liabilities and shareholders' funds

Due to banks

362,075

458,126

566,019

636,943

636,719

Due to customers

1,878,339

1,262,123

1,305,644

1,415,364

1,385,102

Securities in issue

20,102

90,330

119,470

119,470

119,470

Total tax liabilities

804

8,539

8,222

8,222

8,222

Other liabilities

55,317

59,825

48,532

48,532

48,532

Employee termination indemnities

1,303

1,998

1,871

1,983

2,102

Provisions for risks and charges

372

4,105

8,920

10,038

10,034

Total liabilities

2,318,312

1,885,046

2,058,678

2,240,552

2,210,182

Group shareholders' equity

93,358

114,297

136,231

162,290

192,005

Minority interests

0

20

30

30

30

Total liabilities and equity

2,411,670

1,999,363

2,194,939

2,402,872

2,402,217

Capital position

Risk weighted assets

635,658

788,000

1,001,251

1,155,811

1,159,373

Credit risk/customer loans

37%

48%

51%

53%

52%

RWA/total assets

26%

39%

46%

48%

48%

Common equity tier 1

86,892

104,600

127,154

152,812

181,316

Total capital

106,892

124,700

162,154

187,812

216,316

CET1 ratio

13.7%

13.3%

12.7%

13.2%

15.6%

Total capital ratio

16.8%

15.8%

16.2%

16.2%

18.7%

Leverage ratio

4.2%

6.1%

6.6%

7.2%

8.4%

Other ratios

Net interest margin

4.4%

5.1%

5.1%

4.9%

4.8%

Loan loss provision as % of average loans

0.41%

0.70%

0.42%

0.51%

0.50%

Total expenses % of interest and fee income

60.5%

47.1%

46.0%

42.8%

44.0%

Return on average equity

26.8%

25.4%

22.7%

22.3%

21.1%

Tax rate

31.0%

29.1%

31.1%

31.0%

31.0%

Source: Company data, Edison Investment Research

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Copyright 2017 Edison Investment Research Limited. All rights reserved. This report has been commissioned by Banca Sistema and prepared and issued by Edison for publication globally. All information used in the publication of this report has been compiled from publicly available sources that are believed to be reliable, however we do not guarantee the accuracy or completeness of this report. Opinions contained in this report represent those of the research department of Edison at the time of publication. The securities described in the Investment Research may not be eligible for sale in all jurisdictions or to certain categories of investors. This research is issued in Australia by Edison Aus and any access to it, is intended only for "wholesale clients" within the meaning of the Australian Corporations Act. The Investment Research is distributed in the United States by Edison US to major US institutional investors only. Edison US is registered as an investment adviser with the Securities and Exchange Commission. Edison US relies upon the "publishers' exclusion" from the definition of investment adviser under Section 202(a)(11) of the Investment Advisers Act of 1940 and corresponding state securities laws. As such, Edison does not offer or provide personalised advice. We publish information about companies in which we believe our readers may be interested and this information reflects our sincere opinions. The information that we provide or that is derived from our website is not intended to be, and should not be construed in any manner whatsoever as, personalised advice. Also, our website and the information provided by us should not be construed by any subscriber or prospective subscriber as Edison’s solicitation to effect, or attempt to effect, any transaction in a security. The research in this document is intended for New Zealand resident professional financial advisers or brokers (for use in their roles as financial advisers or brokers) and habitual investors who are “wholesale clients” for the purpose of the Financial Advisers Act 2008 (FAA) (as described in sections 5(c) (1)(a), (b) and (c) of the FAA). This is not a solicitation or inducement to buy, sell, subscribe, or underwrite any securities mentioned or in the topic of this document. This document is provided for information purposes only and should not be construed as an offer or solicitation for investment in any securities mentioned or in the topic of this document. A marketing communication under FCA Rules, this document has not been prepared in accordance with the legal requirements designed to promote the independence of investment research and is not subject to any prohibition on dealing ahead of the dissemination of investment research.
Edison has a restrictive policy relating to personal dealing. Edison Group does not conduct any investment business and, accordingly, does not itself hold any positions in the securities mentioned in this report. However, the respective directors, officers, employees and contractors of Edison may have a position in any or related securities mentioned in this report. Edison or its affiliates may perform services or solicit business from any of the companies mentioned in this report. The value of securities mentioned in this report can fall as well as rise and are subject to large and sudden swings. In addition it may be difficult or not possible to buy, sell or obtain accurate information about the value of securities mentioned in this report. Past performance is not necessarily a guide to future performance. Forward-looking information or statements in this report contain information that is based on assumptions, forecasts of future results, estimates of amounts not yet determinable, and therefore involve known and unknown risks, uncertainties and other factors which may cause the actual results, performance or achievements of their subject matter to be materially different from current expectations. For the purpose of the FAA, the content of this report is of a general nature, is intended as a source of general information only and is not intended to constitute a recommendation or opinion in relation to acquiring or disposing (including refraining from acquiring or disposing) of securities. The distribution of this document is not a “personalised service” and, to the extent that it contains any financial advice, is intended only as a “class service” provided by Edison within the meaning of the FAA (ie without taking into account the particular financial situation or goals of any person). As such, it should not be relied upon in making an investment decision. To the maximum extent permitted by law, Edison, its affiliates and contractors, and their respective directors, officers and employees will not be liable for any loss or damage arising as a result of reliance being placed on any of the information contained in this report and do not guarantee the returns on investments in the products discussed in this publication. FTSE International Limited (“FTSE”) © FTSE 2017. “FTSE®” is a trade mark of the London Stock Exchange Group companies and is used by FTSE International Limited under license. All rights in the FTSE indices and/or FTSE ratings vest in FTSE and/or its licensors. Neither FTSE nor its licensors accept any liability for any errors or omissions in the FTSE indices and/or FTSE ratings or underlying data. No further distribution of FTSE Data is permitted without FTSE’s express written consent.

Frankfurt +49 (0)69 78 8076 960

Schumannstrasse 34b

60325 Frankfurt

Germany

London +44 (0)20 3077 5700

280 High Holborn

London, WC1V 7EE

United Kingdom

New York +1 646 653 7026

295 Madison Avenue, 18th Floor

10017, New York

US

Sydney +61 (0)2 8249 8342

Level 12, Office 1205

95 Pitt Street, Sydney

NSW 2000, Australia

Frankfurt +49 (0)69 78 8076 960

Schumannstrasse 34b

60325 Frankfurt

Germany

London +44 (0)20 3077 5700

280 High Holborn

London, WC1V 7EE

United Kingdom

New York +1 646 653 7026

295 Madison Avenue, 18th Floor

10017, New York

US

Sydney +61 (0)2 8249 8342

Level 12, Office 1205

95 Pitt Street, Sydney

NSW 2000, Australia

Edison is an investment research and advisory company, with offices in North America, Europe, the Middle East and AsiaPac. The heart of Edison is our world-renowned equity research platform and deep multi-sector expertise. At Edison Investment Research, our research is widely read by international investors, advisers and stakeholders. Edison Advisors leverages our core research platform to provide differentiated services including investor relations and strategic consulting. Edison is authorised and regulated by the Financial Conduct Authority. Edison Investment Research (NZ) Limited (Edison NZ) is the New Zealand subsidiary of Edison. Edison NZ is registered on the New Zealand Financial Service Providers Register (FSP number 247505) and is registered to provide wholesale and/or generic financial adviser services only. Edison Investment Research Inc (Edison US) is the US subsidiary of Edison and is regulated by the Securities and Exchange Commission. Edison Investment Research Limited (Edison Aus) [46085869] is the Australian subsidiary of Edison and is not regulated by the Australian Securities and Investment Commission. Edison Germany is a branch entity of Edison Investment Research Limited [4794244]. www.edisongroup.com

DISCLAIMER
Copyright 2017 Edison Investment Research Limited. All rights reserved. This report has been commissioned by Banca Sistema and prepared and issued by Edison for publication globally. All information used in the publication of this report has been compiled from publicly available sources that are believed to be reliable, however we do not guarantee the accuracy or completeness of this report. Opinions contained in this report represent those of the research department of Edison at the time of publication. The securities described in the Investment Research may not be eligible for sale in all jurisdictions or to certain categories of investors. This research is issued in Australia by Edison Aus and any access to it, is intended only for "wholesale clients" within the meaning of the Australian Corporations Act. The Investment Research is distributed in the United States by Edison US to major US institutional investors only. Edison US is registered as an investment adviser with the Securities and Exchange Commission. Edison US relies upon the "publishers' exclusion" from the definition of investment adviser under Section 202(a)(11) of the Investment Advisers Act of 1940 and corresponding state securities laws. As such, Edison does not offer or provide personalised advice. We publish information about companies in which we believe our readers may be interested and this information reflects our sincere opinions. The information that we provide or that is derived from our website is not intended to be, and should not be construed in any manner whatsoever as, personalised advice. Also, our website and the information provided by us should not be construed by any subscriber or prospective subscriber as Edison’s solicitation to effect, or attempt to effect, any transaction in a security. The research in this document is intended for New Zealand resident professional financial advisers or brokers (for use in their roles as financial advisers or brokers) and habitual investors who are “wholesale clients” for the purpose of the Financial Advisers Act 2008 (FAA) (as described in sections 5(c) (1)(a), (b) and (c) of the FAA). This is not a solicitation or inducement to buy, sell, subscribe, or underwrite any securities mentioned or in the topic of this document. This document is provided for information purposes only and should not be construed as an offer or solicitation for investment in any securities mentioned or in the topic of this document. A marketing communication under FCA Rules, this document has not been prepared in accordance with the legal requirements designed to promote the independence of investment research and is not subject to any prohibition on dealing ahead of the dissemination of investment research.
Edison has a restrictive policy relating to personal dealing. Edison Group does not conduct any investment business and, accordingly, does not itself hold any positions in the securities mentioned in this report. However, the respective directors, officers, employees and contractors of Edison may have a position in any or related securities mentioned in this report. Edison or its affiliates may perform services or solicit business from any of the companies mentioned in this report. The value of securities mentioned in this report can fall as well as rise and are subject to large and sudden swings. In addition it may be difficult or not possible to buy, sell or obtain accurate information about the value of securities mentioned in this report. Past performance is not necessarily a guide to future performance. Forward-looking information or statements in this report contain information that is based on assumptions, forecasts of future results, estimates of amounts not yet determinable, and therefore involve known and unknown risks, uncertainties and other factors which may cause the actual results, performance or achievements of their subject matter to be materially different from current expectations. For the purpose of the FAA, the content of this report is of a general nature, is intended as a source of general information only and is not intended to constitute a recommendation or opinion in relation to acquiring or disposing (including refraining from acquiring or disposing) of securities. The distribution of this document is not a “personalised service” and, to the extent that it contains any financial advice, is intended only as a “class service” provided by Edison within the meaning of the FAA (ie without taking into account the particular financial situation or goals of any person). As such, it should not be relied upon in making an investment decision. To the maximum extent permitted by law, Edison, its affiliates and contractors, and their respective directors, officers and employees will not be liable for any loss or damage arising as a result of reliance being placed on any of the information contained in this report and do not guarantee the returns on investments in the products discussed in this publication. FTSE International Limited (“FTSE”) © FTSE 2017. “FTSE®” is a trade mark of the London Stock Exchange Group companies and is used by FTSE International Limited under license. All rights in the FTSE indices and/or FTSE ratings vest in FTSE and/or its licensors. Neither FTSE nor its licensors accept any liability for any errors or omissions in the FTSE indices and/or FTSE ratings or underlying data. No further distribution of FTSE Data is permitted without FTSE’s express written consent.

Frankfurt +49 (0)69 78 8076 960

Schumannstrasse 34b

60325 Frankfurt

Germany

London +44 (0)20 3077 5700

280 High Holborn

London, WC1V 7EE

United Kingdom

New York +1 646 653 7026

295 Madison Avenue, 18th Floor

10017, New York

US

Sydney +61 (0)2 8249 8342

Level 12, Office 1205

95 Pitt Street, Sydney

NSW 2000, Australia

Frankfurt +49 (0)69 78 8076 960

Schumannstrasse 34b

60325 Frankfurt

Germany

London +44 (0)20 3077 5700

280 High Holborn

London, WC1V 7EE

United Kingdom

New York +1 646 653 7026

295 Madison Avenue, 18th Floor

10017, New York

US

Sydney +61 (0)2 8249 8342

Level 12, Office 1205

95 Pitt Street, Sydney

NSW 2000, Australia

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Research: Real Estate

Picton Property Income — Progress continues

Picton Property Income’s 25 July NAV update showed that asset management initiatives have continued to add value through a series of new and renewed leases, as well as two asset disposals at 37% above their March 2017 valuations. Like-for-like valuations in the office and industrial sectors, representing 75% of the portfolio, rose over 2% and earnings of £5.3m gave 1.16x dividend cover, also contributing to NAV gains. Management continues to execute the strategy of investing in and actively managing a regional property portfolio to provide rising income and increasing capital value.

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