Net Property Income Growth
Net property income from leased assets increased by $3.0 million (up 7%) to $49.0 million, driven by additional rent from developed macadamia orchards and annual lease indexation.
AFFO and Distributions on Track
Adjusted funds from operations (AFFO) of $21.5 million or $0.55 per unit; management states AFFO and distributions are on track to achieve full-year guidance. Two distributions totaling $0.0587 per unit were paid in the half, in line with forecast.
Strong Reported Earnings (Including Noncash Items)
Reported earnings after noncash items were $44 million (A$0.113 per unit) versus $13 million in the prior period — an increase of ~239% — driven by positive mark-to-market on interest rate swaps and a gain on sale of water entitlements.
Asset Sales at or Above Book Value
Management sold ~ $60 million of assets during the period; recent asset transactions (~$65 million transacted in past 6 months) occurred at or above book value (two sugarcane farms sold ~10% above book; water transacted at adjusted book value).
Material Gain on Water Entitlements
Certain water entitlements were sold at approximately 2.5x their purchase price, producing a substantial gain and supporting reported earnings and cash generation.
Capital Management — Refinance and Hedging
Core syndicated facility underwent a scheduled refinance that extended tenor and improved bank margins (cited ~5–10 basis point reduction on recent tranches). Debt facility is ~60–70% hedged with hedges locked through FY'29, providing interest-rate risk mitigation.
NAV and Portfolio Metrics
Adjusted NAV per unit increased modestly by $0.02 to $3.10; 83% of assets are leased with a weighted average lease expiry (WALE) of 13.2 years, and development assets represent $342 million (17% of the portfolio).
Reduced Near-Term CapEx
Management forecasts significantly lower FY'27 CapEx compared with prior intensive development years and notes the fund is past peak development capex requirements.
Operational Progress on Developments
Stage 1 of the Kaiuroo development completed (pumping, water storage, irrigated cropping) with further stages planned; macadamia orchards and irrigated cotton harvests expected to materially increase second-half farming income.
Planned Large Asset Divestment Program
Management increased the target asset sales program from ~$200 million to ~$260 million over the next ~12 months to reduce gearing toward target range and free up capital.