Dividends7 Jun 2023 18:31
Has anybody got any thoughts on the upcoming interim dividend? As a REIT, it's my understanding that SAFE has to pay out at least 90% of its UK Adjusted Diluted EPRA EPS as dividends to avoid the requirement to pay UK corporation tax.
I've had a look at the results for FY22, FY21 and FY20 and, based on the Adjusted Diluted EPRA EPS disclosed in the accounts and deducting the estimated non-UK Adjusted Diluted EPRA EPS (which I've estimated based on the disclosed overseas tax charges and the underlying rates of tax thereon), I'd estimate that the UK Adjusted Diluted EPRA EPS in those 3 years would be c41.9p, c27.5p and c23p respectively and that 90% thereof would approximate to c37.7p, c24.7p and c20.7p repsectively. By comparison, over the same 3 years, SAFE has paid PIDs of 22.45p, 25.1p and 18.6p respectively.
Therefore, just based on those 3 years, there would appear to be scope to pay a c17p PID plus whatever UK Adjusted Diluted EPRA EPS is earned in H1 FY23!
I am somewhat flumoxed as to why there was the need to pay only 25% of FY22 interim dividend as a PID and perhaps SAFE has overpaid PIDs in the periods prior to FY20 but I'd be interested if anybody has any thoughts. Obviously my calculations could be wrong but, on the face of it, I don't think my assumptions are far off the mark.
I note that brokers have pencilled in a full year dividend of 33.31p for FY23 but that looks (very) light based on the EPRA EPS the UK business is likely to generate and the need to comply with the REIT distribution rules.
I'd initially penciled in an interim dividend of between 10p (for prudence) and 12p but I'm beginning to wonder if it could be more. The distribution of 90% of SAFE's UK EPRA EPS is the minimum distribution that SAFE needs to make. It could opt to pay more but in the current environment would be unlikely to do so.
PS. I did wonder whether SAFE's insurance and other non-storage earnings should be stripped out but it doesn't pay any UK corporation tax on these earnings and so, absent any brought forward losses, this ancilliary UK earnings would appear to be subject to the same REIT rules as its self-storage earnings.