Subject: SEDAR News: Allied Properties Real Estate Investment Trust
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File: Attachment 06123683-00000001-00018711-Q1_PressRelease_Apr30_EN-PDF.pdf
Allied Announces
First-Quarter Results
TORONTO, APRIL 30, 2024
Allied Properties Real Estate Investment Trust ("Allied") (TSX: "AP.UN") today announced results for the three
months ended March 31, 2024.
RESULTS
In the first quarter, Allied's operating income from continuing operations was $78 million, up 2% from the
comparable quarter last year. Allied's net loss and comprehensive loss was $19 million, in large part due to a
fair value loss on investment properties flowing from declines in development-property valuations in Toronto,
Edmonton and Montreal ($31 million) and declines in rental-property valuations in Toronto ($88 million).
FFO(1) was $81 million (57.8 cents per unit), in-line with $81 million (58.0 cents per unit) in the comparable quarter
last year. AFFO(1) was $75 million (53.7 cents per unit), up slightly from $74 million (53.3 cents per unit) in the
comparable quarter last year. This resulted in FFO and AFFO pay-out ratios(1) in the first quarter of 77.8% and
83.8%, respectively.
Same Asset NOI(1) from Allied's rental portfolio was down 2.0% while Same Asset NOI from its total portfolio was
up 2.9%, reflecting the productivity of its upgrade and development portfolio.
OPERATIONS
Knowledge-based organizations continue to prefer distinctive workspace in mixed-use, amenity-rich urban
neighbourhoods in Canada's major cities. As a result, demand for Allied's workspace across the country continues
to be evident and quantifiable.
Allied conducted 300 lease tours in its rental portfolio in the first quarter. Allied's occupied and leased area at the
end of the quarter was 85.9% and 87.0%, respectively.
Allied leased a total of 538,923 square feet of GLA in the first quarter, 526,684 square feet in its rental portfolio
and 12,239 square feet in its development portfolio. Of the 526,684 square feet Allied leased in its rental portfolio,
192,303 square feet were vacant space, 164,649 square feet were maturing in the quarter and 169,732 square feet
were maturing after the quarter.
(1) This is a non-GAAP measure and includes the results of the continuing operations and the discontinued operations (except for Same Asset NOI,
which only includes continuing operations). Refer to the Non-GAAP Measures section below. 1
Average in-place net rent per occupied square foot held in the first quarter at $24.10. Allied continued to achieve
rent increases on renewal (up 4.7% ending-to-starting base rent and up 9.7% average-to-average base rent).
Allied continues to focus on user experience with a view to ensuring that its properties remain conducive to human
wellness, creativity, connectivity and diversity for the tens of thousands of people in Canada's major cities who use
Allied workspace daily. Allied completed its fourth consecutive annual user-experience assessment with Grace Hill
KingsleySurveys in late 2023. All rating areas improved over the prior year, and Allied exceeded industry averages
materially in most rating areas, including the all-important net promoter score, which Allied exceeded by 250%.
Management expects these strong and quantifiable results to support Allied's ongoing leasing efforts in 2024.
PORTFOLIO OPTIMIZATION
While not minimizing the importance of near-term results, Allied remains intensely focused on the longer-term
aspects of its commercial real estate business in a manner that Management believes is in full alignment with
equity and debt investors. Management continues to believe strongly in urban intensification and humanistic
operation and is managing Allied's assets accordingly.
As part of a two-fold strategic objective in 2024, Allied will (i) continue the ongoing upgrade of its urban workspace
portfolio and (ii) establish its urban rental-residential portfolio. In furtherance of this objective, Management
pursued three transactions in the first quarter (TELUS Sky in Calgary, 400 West Georgia in Vancouver and 19
Duncan in Toronto), two of which closed at the onset of the second quarter and the third of which is expected to
close late in the second quarter.
As part of a related strategic objective in 2024, Allied will sell less-strategic properties in its portfolio at IFRS value
for aggregate proceeds of up to $200 million. In furtherance of this objective, Management initiated the sale of less-
strategic properties in Montreal and Toronto in response to unsolicited offers to purchase, with three properties in
Montreal expected to be sold early in the third quarter for aggregate closing proceeds of approximately $64 million
plus a potential residential density bonus of up to $16 million on final rezoning of one of the properties. For Allied,
a less strategic property is generally one that is smaller in size and not an integral part of a major concentration or
assembly of distinctive urban workspace in its portfolio.
OUTLOOK
Allied owns and operates three categories of distinctive urban workspace in Canada's major cities: Allied Heritage
(Class I workspace); Allied Modern (workspace developed or redeveloped in the last decade); and Allied
Flex (workspace in buildings on underutilized land to be redeveloped in the next decade). In the first quarter,
Management experienced strong and quantifiable demand for all three categories of office space, as well as strong
and quantifiable engagement among users of Allied workspace generally. Management expects this to underpin
operating results in 2024 that will fully support Allied's current distribution commitment.
Allied expects to continue (i) the ongoing upgrade of its urban workspace portfolio, (ii) the ongoing establishment
of its urban rental-residential portfolio and (iii) the sale of less-strategic properties in its portfolio. Management
expects that these portfolio optimization efforts will (i) materially enhance the productivity of Allied's national
portfolio of urban income-producing properties and (ii) continue the ongoing strengthening of Allied's debt-
metrics, to which Allied remains deeply committed.
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FINANCIAL MEASURES
The following table summarizes GAAP financial measures for the first quarter:
FOR THE THREE MONTHS ENDED MARCH 31
(in thousands except for % amounts) 2024 2023 CHANGE % CHANGE
Continuing operations $143,577 $138,490 $5,087 3.7%
Rental revenue $(65,106) $(61,325) $(3,781) (6.2)%
Property operating costs
Operating income $78,471 $77,165 $1,306 1.7%
Interest income $14,759 $9,744 $5,015 51.5%
Interest expense $(23,431) $(22,564) $(867) (3.8)%
General and administrative expenses $(6,498) $(6,170) $(328) (5.3)%
Condominium marketing expenses $(120) 70.8%
Amortization of other assets $(35) $(370) $85 (2.2)%
Net income (loss) from joint venture $(378) $(3,006) $(8) 125.0%
Fair value loss on investment properties and $3,758
investment properties held for sale $752 $(78,357) (52.1)%
Fair value gain on Exchangeable LP Units $-- $(40,835) 100.0%
Fair value gain (loss) on derivative instruments $(119,192) $29,641 189.1%
$29,641 $(8,024) $15,172
Net loss and comprehensive loss from continuing $7,148 40.8%
operations $(31,702) $12,939
Net income and comprehensive income from $(18,763) (100.0)%
discontinued operations $18,019 $(18,019) (37.1)%
Net loss and comprehensive loss $-- $(13,683) $(5,080)
$(18,763)
The following table summarizes other financial measures as at March 31, 2024, and March 31, 2023:
AS AT MARCH 31
(in thousands except for per unit and % amounts) 2024 2023 CHANGE % CHANGE
Investment properties (1) $9,303,305 $9,691,030 $(387,725) (4.0)%
Unencumbered investment properties (2) $8,634,755 $8,388,680 $246,075 2.9%
Total Assets (1) $10,475,397 $11,968,357
Cost of PUD as a % of GBV (2) $(1,492,960) (12.5)%
NAV per unit (3) 11.1% 11.5% -- (0.4)%
Debt (1) $44.84 $50.41 (11.0)%
Total indebtedness ratio (2) $3,719,172 $4,340,919 $(5.57) (14.3)%
Annualized Adjusted EBITDA (2) 35.9% 36.5% $(621,747) (0.6)%
Net debt as a multiple of Annualized Adjusted EBITDA (2) $386,012 $411,980 (6.3)%
Interest coverage ratio including interest capitalized and --
excluding financing prepayment costs - three months trailing (2) 9.4x 10.5x $(25,968) --
Interest coverage ratio including interest capitalized and
excluding financing prepayment costs - twelve months trailing (2) 2.8x 2.4x (1.1x) --
2.6x 2.8x 0.4x --
(0.2x)
(1) This measure is presented on an IFRS basis.
(2) This is a non-GAAP measure and includes the results of the continuing operations and the discontinued operations. Refer to the Non-GAAP Measures
section below.
(3) Prior to Allied's conversion to an open-end trust, net asset value per unit ("NAV per unit") was calculated as total equity as at the corresponding
period ended, divided by the actual number of Units and class B limited partnership units of Allied Properties Exchangeable Limited Partnership
("Exchangeable LP Units") outstanding at period end. With Allied's conversion to an open-end trust on June 12, 2023, NAV per unit is calculated as
total equity plus the value of Exchangeable LP Units as at the corresponding period ended, divided by the actual number of Units and Exchangeable
LP Units. The rationale for including the value of Exchangeable LP Units is because they are economically equivalent to Units, receive distributions
equal to the distributions paid on the Units and are exchangeable, at the holder's option, for Units.
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NON-GAAP MEASURES
Management uses financial measures based on International Financial Reporting Standards ("IFRS" or "GAAP")
and non-GAAP measures to assess Allied's performance. Non-GAAP measures do not have any standardized
meaning prescribed under IFRS, and therefore, should not be construed as alternatives to net income or cash flow
from operating activities calculated in accordance with IFRS. Refer to the Non-GAAP Measures section on page 16
of the MD&A as at March 31, 2024, available on www.sedarplus.ca, for an explanation of the composition of the
non-GAAP measures used in this press release and their usefulness for readers in assessing Allied's performance.
Such explanation is incorporated by reference herein.
The following table summarizes non-GAAP financial measures for the first quarter:
FOR THE THREE MONTHS ENDED MARCH 31
(in thousands except for per unit and % amounts) (1) 2024 2023 CHANGE % CHANGE
Adjusted EBITDA $96,503 $102,995 $(6,492) (6.3)%
Same Asset NOI - rental portfolio $76,493 $78,091 $(1,598) (2.0)%
Same Asset NOI - total portfolio $84,227 $81,865
FFO $81,149 $81,175 $2,362 2.9%
FFO per unit (diluted) $0.581 $(26) --%
FFO pay-out ratio $0.581 77.5% $-- --%
All amounts below are excluding condominium related 77.5% -- --%
items, financing prepayment costs, and the mark-to-
market adjustment on unit-based compensation: $80,794 $81,085 $(291) (0.4)%
$0.578 $0.580 $(0.002) (0.3)%
FFO 77.8%
FFO per unit (diluted) 77.6% -- 0.2%
FFO pay-out ratio $75,054 $74,482 $572 0.8%
AFFO $0.537 $0.004 0.8%
AFFO per unit (diluted) 83.8% $0.533 (0.6)%
AFFO pay-out ratio 84.4% --
(1) These non-GAAP measures include the results of the continuing operations and the discontinued operations (except for Same Asset NOI - rental
portfolio, which only includes continuing operations).
The following tables reconcile the non-GAAP measures to the most comparable IFRS measures for the three
months ended March 31, 2024, and the comparable period in 2023. These terms do not have any standardized
meaning prescribed under IFRS and may not be comparable to similarly titled measures presented by other
publicly traded entities.
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The following table reconciles Allied's net loss and comprehensive loss to Adjusted EBITDA, a non-GAAP measure,
for the three months ended March 31, 2024 and March 31, 2023.
THREE MONTHS ENDED
MARCH 31, MARCH 31,
2024 2023
Net loss and comprehensive loss for the period $(18,763) $(13,683)
Interest expense 23,431 24,335
Amortization of other assets 437 370
Amortization of improvement allowances 9,572 8,368
Fair value loss on investment properties and investment properties held for sale (1) 75,791
Fair value gain on Exchangeable LP Units 119,004 --
Fair value (gain) loss on derivative instruments (29,641) 8,024
Mark-to-market adjustment on unit-based compensation (210)
Adjusted EBITDA (2) (7,148)
(389) $102,995
$96,503
(1) Includes Allied's proportionate share of the equity accounted investment's fair value gain on investment properties of $188 for the three months ended March 31,
2024 (March 31, 2023 - fair value loss on investment properties of $4,023).
(2) The Adjusted EBITDA for the three months ended March 31, 2023 includes the Urban Data Centre segment which was classified as a discontinued operation from
Q4 2022 until its disposition in August 2023.
The following table reconciles operating income to net operating income, a non-GAAP measure, for the three
months ended March 31, 2024 and March 31, 2023.
THREE MONTHS ENDED
MARCH 31, MARCH 31,
2024 2023
Operating income, IFRS basis $78,471 $77,165
Add: investment in joint venture 610 1,009
Operating income, proportionate basis
Amortization of improvement allowances (1)(2) $79,081 $78,174
Amortization of straight-line rent (1)(2) 9,572 8,238
NOI from continuing operations
NOI from discontinued operations (1,498) (1,779)
$87,155 $84,633
$13,069
$--
Total NOI $87,155 $97,702
(1) Includes Allied's proportionate share of the equity accounted investment of the following amounts for the three months ended March 31, 2024: amortization
improvement allowances of $179 (March 31, 2023 - $183) and amortization of straight-line rent of $(45) (March 31, 2023 - $(48)).
(2) Excludes the Urban Data Centre segment which was classified as a discontinued operation starting in Q4 2022. For the three months ended March 31, 2024, the
Urban Data Centre segment's amortization of improvement allowances was $nil (March 31, 2023 - $130). For the three months ended March 31, 2024, the Urban
Data Centre segment's amortization of straight-line rent was $nil (March 31, 2023 - $(262)).
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Same Asset NOI, a non-GAAP measure, is measured as the net operating income for the properties that Allied
owned and operated for the entire duration of both the current and comparative period.
THREE MONTHS ENDED CHANGE
MARCH 31, MARCH 31, $ %
2024 2023
$(1,598) (2.0)%
Rental Portfolio - Same Asset NOI $76,493 $78,091 $3,994 161.1%
Development Portfolio - Same Asset NOI $6,473 $2,479 $2,362
Total Portfolio - Same Asset NOI $-- 2.9%
$84,227 $81,865 (13,512)
Acquisitions $-- $-- (185) (10.8)%
Dispositions 8 788
Lease terminations 8 13,520
Development fees and corporate items 193 $(10,547)
Total NOI 2,912
$87,155 2,124
$97,702
The following tables reconcile Allied's net loss and comprehensive loss to FFO, FFO excluding condominium
related items, financing prepayment costs, and the mark-to-market adjustment on unit-based compensation, AFFO,
and AFFO excluding condominium related items, financing prepayment costs, and the mark-to-market adjustment
on unit-based compensation, which are non-GAAP measures, for the three months ended March 31, 2024, and
March 31, 2023.
THREE MONTHS ENDED
MARCH 31, MARCH 31, CHANGE
2024 2023
$12,939
Net loss and comprehensive loss from continuing operations $(18,763) $(31,702) (18,019)
Net income and comprehensive income from discontinued operations -- 18,019
Adjustment to fair value of investment properties and investment 47,424
properties held for sale 119,192 71,768 (29,641)
Adjustment to fair value of Exchangeable LP Units (29,641) -- (15,172)
Adjustment to fair value of derivative instruments
Incremental leasing costs (7,148) 8,024 471
Amortization of improvement allowances 2,711 2,240 1,208
Amortization of property, plant and equipment (1) 9,393 8,185
Distributions on Exchangeable LP Units 100 --
Adjustments relating to joint venture: 5,314 100 5,314
--
Adjustment to fair value on investment properties
Amortization of improvement allowances (188) 4,023 (4,211)
Interest expense(2) 179 183 (4)
FFO -- 335
Condominium marketing costs (335)
Mark-to-market adjustment on unit-based compensation $81,149 $81,175 $(26)
FFO excluding condominium related items, financing prepayment costs, 35 120
and the mark-to-market adjustment on unit-based compensation (85)
(390) (210) (180)
$80,794 $81,085 $(291)
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THREE MONTHS ENDED
MARCH 31, MARCH 31, CHANGE
2024 2023
540
Amortization of straight-line rent (1,453) (1,993) (461)
Regular leasing expenditures (1,587) (1,126) 1,118
Regular and recoverable maintenance capital expenditures (1,868) (330)
Incremental leasing costs (related to regular leasing expenditures) (750) (1,568)
Adjustment relating to joint venture: (1,898)
Amortization of straight-line rent (45) (48) 3
Regular leasing expenditures (7) -- (7)
AFFO excluding condominium related items, financing prepayment
costs, and the mark-to-market adjustment on unit-based compensation $75,054 $74,482 $572
Weighted average number of units (3) 139,765,128 139,765,128 --
Basic 139,765,128 139,765,128 --
Diluted
$0.581 $0.581 $--
Per unit - basic $0.578 $0.580 $(0.002)
FFO $0.537 $0.533
FFO excluding condominium related items, financing prepayment $0.004
costs, and the mark-to-market adjustment on unit-based compensation
AFFO excluding condominium related items, financing prepayment
costs, and the mark-to-market adjustment on unit-based compensation
Per unit - diluted $0.581 $0.581 $--
$0.578 $0.580 $(0.002)
FFO $0.537 $0.533
FFO excluding condominium related items, financing prepayment $0.004
costs, and the mark-to-market adjustment on unit-based compensation
AFFO excluding condominium related items, financing prepayment
costs, and the mark-to-market adjustment on unit-based compensation
Pay-out Ratio 77.5% 77.5% 0.0%
77.8% 77.6% 0.2%
FFO 83.8% 84.4% (0.6)%
FFO excluding condominium related items, financing prepayment
costs, and the mark-to-market adjustment on unit-based compensation
AFFO excluding condominium related items, financing prepayment
costs, and the mark-to-market adjustment on unit-based compensation
(1) Property, plant and equipment relates to owner-occupied property.
(2) This amount represents interest expense on Allied's joint venture investment in TELUS Sky and is not capitalized under IFRS, but is allowed as an
adjustment under REALPAC's definition of FFO.
(3) The weighted average number of units includes Units and Exchangeable LP Units. The Exchangeable LP Units were re-classified from non-controlling
interests in equity to liabilities in the unaudited condensed consolidated financial statements on Allied's conversion to an open-end trust on June 12,
2023.
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CAUTIONARY STATEMENTS
This press release may contain forward-looking statements with respect to Allied, its operations, strategy, financial
performance and condition, and the assumptions underlying any of the foregoing. These statements generally can
be identified by use of forward-looking words such as "forecast", "outlook", "may", "will", "expect", "estimate",
"anticipate", "intends", "believe", "assume" or "continue" or the negative thereof or similar variations. The
forward-looking statements in this press release are not guarantees of future results, operations or performance
and are based on estimates and assumptions that are subject to risks and uncertainties, including those described
under "Risks and Uncertainties" in Allied's Annual MD&A, which is available at www.sedarplus.ca. Those risks
and uncertainties include risks associated with financing and interest rates, access to capital, general economic
conditions and lease roll-over. Allied's actual results and performance discussed herein could differ materially from
those expressed or implied by such statements. These cautionary statements qualify all forward-looking statements
attributable to Allied and persons acting on its behalf. All forward-looking statements speak only as of the date of
this press release and, except as required by applicable law, Allied has no obligation to update such statements.
ABOUT ALLIED
Allied is a leading owner-operator of distinctive urban workspace in Canada's major cities. Allied's mission is to
provide knowledge-based organizations with workspace that is sustainable and conducive to human wellness,
creativity, connectivity and diversity. Allied's vision is to make a continuous contribution to cities and culture that
elevates and inspires the humanity in all people.
FOR FURTHER INFORMATION, PLEASE CONTACT:
CECILIA C. WILLIAMS NANTHINI MAHALINGAM
President & Chief Executive Officer Senior Vice President &
(416) 977-9002 Chief Financial Officer
cwilliams@alliedreit.com (416) 977-9002
nmahalingam@alliedreit.com
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