TransContainer — Russian rail volumes continue to grow

TransContainer — Russian rail volumes continue to grow

TransContainer’s (TRC) FY16 results announcement on 29 March was in line with Edison and market expectations. Russian rail freight volumes are growing by double-digit amounts and TRC continues to show its ability to exploit this growth trend. Our three-year EBITDA (company definition) CAGR of 12.7% is driven by continued economic recovery in Russia, higher rates of ‘containerisation’ and enhanced profitability as an increasing volume of freight is handled by TRC’s more profitable Integrated Freight Forwarding (IFF) business. TRC remains the only way to gain equity exposure to these underlying trends. The company’s Q1 operating update further bolsters the equity story with an increase of 22.4% in Russian rail freight market volumes.

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Written by

TransContainer

Russian rail volumes continue to grow

FY16 results

Industrial support services

26 April 2017

Price

RUB3,360

Market cap

RUB46bn

Net debt (RUBbn) as at December 2016

3.7

Shares in issue

13.8m

Free float

50%

Code

TRCN

Primary exchange

MCIX

Secondary exchange

LSE

Share price performance

%

1m

3m

12m

Abs

(5.4)

(11.4)

19.6

Rel (local)

(3.4)

(3.5)

17.0

52-week high/low

RUB4120

RUB2710

Business description

TransContainer owns and operates rail freight assets across Russia. Its assets comprise rail flatcars, handling terminals and trucks, through which it provides integrated end-to-end freight forwarding services to its customers

Next events

May 2017

Q117 financial results

Analysts

Jamie Aitkenhead

+44 (0)20 3077 5700

Roger Johnston

+44 (0)20 3077 5722

TransContainer is a research client of Edison Investment Research Limited

TransContainer’s (TRC) FY16 results announcement on 29 March was in line with Edison and market expectations. Russian rail freight volumes are growing by double-digit amounts and TRC continues to show its ability to exploit this growth trend. Our three-year EBITDA (company definition) CAGR of 12.7% is driven by continued economic recovery in Russia, higher rates of ‘containerisation’ and enhanced profitability as an increasing volume of freight is handled by TRC’s more profitable Integrated Freight Forwarding (IFF) business. TRC remains the only way to gain equity exposure to these underlying trends. The company’s Q1 operating update further bolsters the equity story with an increase of 22.4% in Russian rail freight market volumes.

Year end

Revenue (RUBm)

PBT*
(RUBm)

EPS*
(RUB)

DPS
(RUB)

P/E
(x)

Yield
(%)

12/15

20,311

3,530

138.7

251.8

24.2

7.5

12/16

21,988

4,302

202.4

58.7

16.6

1.7

12/17e

23,761

5,469

314.7

78.7

10.7

2.3

12/18e

25,256

5,650

325.1

81.3

10.3

2.4

Note: *PBT and EPS are normalised, excluding amortisation of acquired intangibles, exceptional items and share-based payments.

Story intact: Runaway market growth

10.2% year-on-year growth in Russian rail freight volumes (TRC 8.9%) in FY16, plus 22.4% year-on-year growth in Q117 (TRC 23.7%) shows our investment thesis remains intact. Namely, supernormal growth is set to continue in the coming years as Russian industry recovers from recession plus a larger share of freight is handled via rail flat cars. TRC is the only equity play on these trends.

EBITDA growth set to continue

The 8.9% volume growth enjoyed by TRC in FY16 converted into an 8.8% expansion in EBITDA (company-adjusted definition). Reported EBITDA margins nudged up to 32.3% in FY16 from 32.1% in FY15 and we expect margin expansion to continue. We note that EBITDA margins peaked at nearly 40% in the previous cycle and are therefore confident that TRC can grow EBITDA at a faster rate than our assumed average revenue growth figure of 9.3% in the key IFF business. On that basis, our forecast three-year EBITDA CAGR of 12.7% seems undemanding provided favourable macro conditions remain in place.

Valuation: RUB3,580 fair value offers 10% upside

We take into account both a DCF analysis and a peer-based EV/EBITDA multiple-driven valuation in arriving at our fair value per share. Our DCF is based on four years of explicit cash flows, a terminal growth rate of 3% and a WACC of 10.2% and implies a fair value of RUB3,534 per share. We use a multiple of 6.7x FY17e EBITDA in arriving at our discount-to-peer-based fair value per share of RUB3,623. The average of these two methodologies is RUB3,580 and offers equity holders 10% upside from current levels.

FY16 results: Strong market growth remains the story

TRC continues to see rapid growth in its end-markets. 10.2% year-on-year volume growth across Russian rail freight in FY16 vs FY15 was driven by continued economic recovery and an increasing share of goods transported via rail container. We have been highlighting this trend since our initiation and see no reason for it to cease. This underlying market growth led to 8.9% year-on-year volume growth for TRC. As announced by TRC on 20 April, in its quarterly operating update, Russian rail freight volumes continue to grow at a high level, with Q117 volumes up 22.4% converting to a 23.7% increase in TRC’s volumes handled versus Q116.

The main drivers of TRC’s growth were expansion in domestic, export and import routes. Note, differences in end-market industry exposure and geographic mix within Russia mean that TRC’s performance year-on-year does not replicate exactly volume growth across Russia; however, TRC usually moves within 5% of market growth with the exception of ‘Transit’ routes where TRC suffered a significant contraction due to a reduced number of cars produced in Uzbekistan and Kazakhstan.

Exhibit 1: TransContainer and market volume growth, FY16 vs FY15

Russian market-wide (TEU)

TRC volumes (TEU)

FY15

FY16

y-o-y (%)

FY15

FY16

y-o-y (%)

Domestic routes

1,498

1,678

12.0%

790

867

9.7%

Export

741

800

8.0%

318

360

13.2%

Import

503

525

4.4%

223

242

8.5%

Transit

217

258

18.9%

86

74

-14.0%

All routes

2,959

3,261

10.2%

1,417

1,543

8.9%

Source: TransContainer, Edison Investment Research. Note: TEU: 20 foot equivalent unit.

TRC’s 8.9% volume growth in FY16 was consistent with its 8.3% increase in adjusted revenue and 8.8% expansion in EBITDA (TRC definition). The adjusted EBITDA margin increased from 32.1% in FY15 to 32.3% in FY16. Net debt over the year increased slightly to RUB3,685m vs RUB3,527m.

Exhibit 2: FY16 vs FY15 numbers

RUBm

2015

2016

% y-o-y

Integrated Freight Forwarding and Logistics Services

12,518

14,126

12.8%

Rail-based Container Shipping Services

4,390

4,061

-7.5%

Terminal Services and Agency Fees

2,130

2,393

12.3%

Truck Deliveries

848

875

3.2%

Other Freight Forwarding Services

134

226

68.7%

Bonded Warehousing Services

194

203

4.6%

Other

97

104

7.2%

Total adjusted revenue

20,311

21,988

8.3%

EBITDA (TRC Definition: PBT + int expense + D&A)

6,526

7,099

8.8%

EBIT

3,274

3,849

17.6%

Profit before tax

3,548

4,079

15.0%

Profit for the period

2,831

3,244

14.6%

Earnings per share, basic and diluted (RUB)

207

235

13.5%

DPS (RUB)

251.8

59

13.5%

Source: TransContainer, Edison Investment Research

Divisional adjusted revenue analysis

Integrated Freight Forwarding (64.2% of FY16 revenues) – The 12.8% y-o-y increase in revenues was driven by an expansion in revenue-generating volumes as well as a continuation of the shift in customer demand towards TRC’s integrated offering. The increase in revenue contribution for this division, from 61.6% in FY15 to 64.2% in FY16, shows how pronounced this trend is.

Rail-based container shipping (18.5% of FY16 revenues) – The 7.5% y-o-y decline in revenues is a reflection of changing customer preferences in favour of TRC’s integrated freight forwarding services.

Terminal Services and agency (10.9% of FY16 revenues) – With a 12.3% y-o-y increase in revenues, Terminal Services’ strong performance was due to tariff increases while volumes were broadly flat year-on-year.

Truck deliveries (4.0% of FY16 revenues) – The largest driver behind the 3.2% increase in year-on-year revenues in this unit was a 1.5% volume increase.

Other divisions (2.4% of FY16 revenues) – Bonded Warehouse and Other businesses grew by 4.6% y-o-y and 7.2% y-o-y, respectively. The standout performance came from Other Freight Forwarding, which grew by 68.7% y-o-y, albeit from a very low base of 0.7% of FY15 revenues (1% of FY16 revenues). The company credited this exceptional performance to “market recovery and resumed customer demand for added-value services”.

Cost analysis

Year-on-year adjusted operating expenses increased by 5.3% in FY16. Increases in materials, payroll and repair and maintenance costs were partially offset by a decrease in rent expenses.

Exhibit 3: TransContainer year-on-year cost evolution

RUBm

2015

2016

y-o-y (%)

Commentary

Freight and Transportation Services

5,858

5,972

1.9%

Increase in tariff from network owner offset by lower empty run ratio

Payroll and related charges

4,507

5,244

16.4%

Increase in salaries and incentives, offset by lower headcount

Depreciation and amortisation

2,470

2,528

2.3%

Reflective of higher PP&E during the year

Materials, Repair and Maintenance

2,275

2,605

14.5%

6.9% increase in flatcar repairs and cost. Higher terminal maintenance

Taxes other than income tax

521

543

4.2%

Higher VAT

Rent

638

311

-51.3%

Flatcar operating lease reduction

Other expenses

1,579

1,596

1.1%

Increase in charity amount offset by consulting costs

Adjusted operating expenses

17,848

18,799

5.3%

Source: TransContainer, Edison Investment Research

Financials and forecasts

We have adjusted our forecasts to reflect TRC’s FY16 results announcement. By far the largest moving part, Integrated Freight Forwarding (IFF), performed well in FY16, and we see little reason to materially alter our growth forecasts for this division. We decrease our forecasts for the Rail Based Container Shipping business while increasing them for the Terminal Services division, although both of these are far less material than the IFF business. The net result of all our earnings movements is that adjusted EBITDA (company definition) is slightly down versus our previous estimates (2.4% to 3.1% across our forecast period). Our EPS forecasts are around 3.8% to 10.0% lower than our previous forecasts in the coming years due to the slight declines in EBITDA in tandem with higher depreciation driven by higher FY17 capex together with a higher interest charge. TRC’s high dividend payment in FY15 was a special dividend and will not be repeated. We forecast that TRC’s dividend will continue to be based on a 25% payout ratio in line with company guidance.

We increase our FY17 capex forecasts to reflect an estimated RUB5.0bn investment in flat cars. Given the fact that capex has fluctuated and FY16 capex came in below budget, we will keep this forecast under review and seek to question management about their capex plans at the next announcement.

Exhibit 4: Transcontainer earnings forecast changes

RUBm

2017e

2018e

2019e

New Integrated Freight Forwarding and Logistics Revenues

15,750

17,089

18,542

Old Integrated Freight Forwarding and Logistics Revenues

15,492

16,887

± New vs old

1.7%

1.2%

New Rail Based Container Shipping Revenues

4,163

4,267

4,373

Old Rail Based Container Shipping Revenues

4,612

4,704

± New vs old

-9.7%

-9.3%

New Terminal Services and Agency Fees Revenues

2,417

2,441

2,466

Old Terminal Services and Agency Fees Revenues

2,238

2,271

± New vs old

8.0%

7.5%

New Truck Deliveries Revenues

893

825

825

Old Truck Deliveries Revenues

891

909

± New vs old

0.2%

-9.2%

New Other Revenues

538

549

566

Old Other Revenues

431

440

± New vs old

24.8%

24.8%

New Adjusted Revenues

23,761

25,256

26,875

Old Adjusted Revenues

23,664

25,211

± New vs old

0.4%

0.2%

New EBITDA (company definition)

8,562

9,238

10,153

Old EBITDA (company definition)

8,771

9,533

± New vs old

-2.4%

-3.1%

New EBIT (company definition)

4,938

5,234

5,752

Old EBIT (company definition)

5,231

5,739

± New vs old

-5.6%

-8.8%

New EPS (RUB)

315

325

364

Old EPS (RUB)

327

362

± New vs old

-3.8%

-10.1%

New DPS (RUB)

79

81

91

Old DPS (RUB)

82

90

± New vs old

-3.8%

-10.1%

New net debt

6,215

5,401

4,366

Old net debt

2,412

2,069

± New vs old

157.6%

161.0%

Source: Edison Investment Research


Valuation

Our fair value per share of RUB3,580 is driven by a mixture of a DCF (WACC 10.2%, terminal growth 3%), which implies a fair value of RUB3,534 per share. We also take into account an FY17e EBITDA multiple of 6.7x, which gives a fair value of RUB3,623 per share. We select an EBITDA multiple that is comfortably below the global average one-year forward EV/EBITDA of 8.7x (Exhibit 5). We apply a discount to the global average to reflect the low free float, a high degree of country risk and a high level of government involvement in the sector.

Our fair value per share of RUB3,580 offers equity holders 10% upside to RUB3,250 – the share price at the time of publication. Both valuation methodologies are increased by a ‘roll forward effect’: using higher cash flows in the DCF and a higher EBITDA for the multiple-based model. It is worth noting that the MICEX index in Russia was strong at the end of 2016 and has since given back its gains. As an index it is very sensitive to commodity moves and perceived political risk. This is one of the main reasons why we have a higher WACC (and indeed lower EBITDA multiple) than would be the case in a similarly well-managed, cash-generative, conservatively financed company.

Exhibit 5: TransContainer peer multiples

Market cap (local m)

Current EV/ EBITDA (x)

Next EV/ EBITDA (x)

Current P/E (x)

Next
P/E (x)

Div yield this year (%)

European Transport

 

Globaltrans Investment

Cyprus

1,421

5.2

4.8

13.1

10.9

3.8

PKP Cargo SA

Poland

2,990

5.5

4.6

43.3

17.2

0.0

VTG AG

Germany

867

7.1

6.8

15.3

12.4

2.2

Average

 

5.9

5.4

23.9

13.5

2.02

 

Emerging Markets Transport

 

China Railway Tielong Container Logistics Co

China

12,011

21.8

20.9

40.7

36.7

0.9

Daqin Railway Co

China

116,704

9.3

7.8

16.7

12.6

4.2

Guangshen Railway Co

China

28,374

7.6

7.0

24.4

22.0

1.9

Average

 

12.9

11.9

27.2

23.8

2.36

 

Developed Market Transport

Canadian Pacific Railway

Canada

30,543

11.5

10.8

18.1

16.1

0.9

Union Pacific Corp

US

88,677

10.3

9.6

19.4

17.2

2.4

Norfolk Southern Corp

US

33,991

9.9

9.3

18.9

16.9

2.5

Canadian National Railway Co

Canada

77,745

12.7

12.0

20.1

18.5

1.8

Genesee & Wyoming Inc

US

4,225

9.3

8.7

21.3

18.2

0.0

CSX Corp

US

46,251

11.0

9.9

22.1

18.5

2.6

Aurizon Holdings

Australia

10,464

10.1

9.0

21.4

19.2

5.8

Average

10.7

9.9

20.2

17.8

2.3

Overall Transport Average

9.4

8.7

21.1

16.9

2.1

TransContainer PJSC

Russia

47,034

6.1

5.6

10.3

10.0

2.4

Source: Bloomberg data, plus Edison estimates for Transcontainer. Note: Priced on 20 April 2017.

Exhibit 6: Financial summary

RUBm

2014

2015

2016

2017e

2018e

2019e

2020e

31-December

IFRS

IFRS

IFRS

IFRS

IFRS

IFRS

IFRS

PROFIT & LOSS

Revenue

 

 

20,538

20,311

21,988

23,761

25,256

26,875

28,620

EBITDA (company definition)

 

 

7,816

6,526

7,099

8,562

9,238

10,153

11,141

EBITDA

 

 

6,544

5,744

6,377

7,426

8,083

8,713

9,392

Operating Profit (before amort. and except.)

4,083

3,274

3,849

4,938

5,234

5,752

6,306

Intangible Amortisation

0

0

0

0

0

0

0

Exceptionals

0

0

0

0

0

0

0

Other

0

0

0

0

0

0

0

Operating Profit

4,083

3,274

3,849

4,938

5,234

5,752

6,306

Net Interest

(497)

(356)

(216)

(206)

(394)

(325)

(240)

Share of assocs/jvs gains/(losses)

165

612

669

736

809

890

979

Forex gains/(losses

938

0

(223)

0

0

0

0

Other

18

18

0

0

0

0

0

Profit Before Tax (norm)

 

 

3,751

3,530

4,302

5,469

5,650

6,318

7,045

Profit Before Tax (FRS 3)

 

 

4,707

3,548

4,079

5,469

5,650

6,318

7,045

Tax

(1,049)

(717)

(835)

(1,119)

(1,157)

(1,293)

(1,442)

Profit After Tax (norm)

2,702

2,813

3,467

4,349

4,494

5,024

5,603

Profit After Tax (FRS 3)

3,658

2,831

3,244

4,349

4,494

5,024

5,603

Average Number of Shares Outstanding (m)

13.7

13.7

13.8

13.8

13.8

13.8

13.8

EPS - normalised (RUB)

 

 

286.0

138.7

202.4

314.7

325.1

363.5

405.4

EPS - normalised fully diluted (RUB)

 

286.0

138.7

202.4

314.7

325.1

363.5

405.4

EPS - (IFRS) (RUB)

 

 

267.1

206.7

234.7

314.7

325.1

363.5

405.4

Dividend per share (RUB)

71.0

251.8

58.7

78.7

81.3

90.9

101.3

EBITDA Margin (%)

31.9

28.3

29.0

31.3

32.0

32.4

32.8

Operating Margin (before GW and except.) (%)

19.9

16.1

17.5

20.8

20.7

21.4

22.0

BALANCE SHEET

Fixed Assets

 

 

42,012

41,739

40,822

46,234

47,932

49,807

51,872

Intangible Assets

210

246

290

290

290

290

290

Tangible Assets

37,900

37,827

37,485

42,897

44,595

46,470

48,535

Investments

3,343

3,023

2,685

2,685

2,685

2,685

2,685

Other

559

643

362

362

362

362

362

Current Assets

 

 

6,965

7,435

11,006

10,485

13,620

16,957

20,477

Stocks

340

315

209

226

240

255

272

Debtors

1,542

1,392

1,605

1,734

1,844

1,962

2,089

Cash

1,904

2,110

5,525

4,783

7,597

10,632

13,826

Other

3,179

3,618

3,667

3,742

3,939

4,108

4,291

Current Liabilities

 

 

(5,581)

(6,747)

(8,372)

(8,461)

(8,697)

(8,899)

(9,117)

Creditors

(3,084)

(3,405)

(4,279)

(4,368)

(4,604)

(4,806)

(5,024)

Short term borrowings

(919)

(1,893)

(2,762)

(2,762)

(2,762)

(2,762)

(2,762)

Other

(1,578)

(1,449)

(1,331)

(1,331)

(1,331)

(1,331)

(1,331)

Long Term Liabilities

 

 

(8,151)

(6,240)

(8,947)

(10,947)

(12,947)

(14,947)

(16,947)

Long term borrowings

(5,458)

(3,744)

(6,236)

(8,236)

(10,236)

(12,236)

(14,236)

Other long term liabilities

(2,693)

(2,496)

(2,711)

(2,711)

(2,711)

(2,711)

(2,711)

Net Assets

 

 

62,709

62,161

69,147

76,128

83,195

90,610

98,413

CASH FLOW

Operating Cash Flow

 

 

7,617

5,437

7,421

7,294

7,998

8,613

9,284

Net Interest

(557)

(394)

(165)

(206)

(394)

(325)

(240)

Tax

(964)

(727)

(781)

(1,119)

(1,157)

(1,293)

(1,442)

Capex

(4,136)

(2,400)

(2,192)

(7,900)

(4,546)

(4,837)

(5,152)

Acquisitions/disposals

(75)

(12)

(128)

0

0

0

0

Financing

199

0

517

0

0

0

0

Dividends

(1,117)

(974)

(4,830)

(811)

(1,087)

(1,123)

(1,256)

Other

199

0

517

0

0

0

0

Net Cash Flow

967

930

(158)

(2,742)

814

1,034

1,194

Opening net debt/(cash)

 

 

6,004

4,473

3,527

3,685

6,427

5,613

4,578

HP finance leases initiated

0

0

0

0

0

0

0

Other

564

16

0

0

0

0

0

Closing net debt/(cash)

 

 

4,473

3,527

3,685

6,427

5,613

4,578

3,384

Source: TransContainer accounts, Edison Investment Research

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Copyright 2017 Edison Investment Research Limited. All rights reserved. This report has been commissioned by TransContainer 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

245 Park Avenue, 39th Floor

10167, 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

245 Park Avenue, 39th Floor

10167, 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 TransContainer 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

245 Park Avenue, 39th Floor

10167, 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

245 Park Avenue, 39th Floor

10167, New York

US

Sydney +61 (0)2 8249 8342

Level 12, Office 1205

95 Pitt Street, Sydney

NSW 2000, Australia

Grand City Properties — Value-add specialist

Grand City Properties (GCP) is a specialist residential real estate company investing in underperforming assets in major German urban centres. Its €4.9bn portfolio has grown at a compound rate of 85% in the past four years and its revenues have increased more than tenfold. This growth, combined with asset management and modernisation, has seen EPRA NAV reach €2.5bn in 2016, from just €47m in 2010. Although portfolio growth has slowed, GCP has substantial firepower to make acquisitions, with cash and liquid assets of €632m and an LTV of just 35%. Despite this track record, the growth potential and a dividend yield above the sector average, it trades on a discount to both forecast NAV and its sector peers.

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