Why is Picton selling out at such a huge discount to EPRA NAV?12 Jun 2026 11:19
In today's results to 31/3/26, the EPRA net tangible asset value per share is 102p. As at 31/12/25, I think the EPRA NAV was c.100p.
On 12/5/26, Picton stated 'Based on the closing share prices of LondonMetric and SREIT of 187.7 pence and 48.3 pence, respectively, on 11 May 2026, the Proposed Offer values the entire issued and to be issued share capital of Picton at £403.4 million and implies a value of 78.2 pence per Picton share, of which 46 per cent. relates to LondonMetric shares and 54 per cent. relates to SREIT shares, reflecting the respective interests of each of LondonMetric and SREIT in the underlying assets of Picton.'
· an implied EPRA NTA discount of approximately 9.2 per cent. based on the EPRA NTA per share of Picton, the NAV per share of SREIT as at 31 December 2025 and the EPRA NTA of LondonMetric as at 30 September 2025; and
· a discount of approximately 5.6 per cent. to Picton's portfolio valuation as at 31 December 2025.
This final bullet point, suggesting a discount of 5.6%, appears to be designed to confuse because the discount to EPRA NAV is 23.5% (78.4 / 102). Of course, the PCTN share price is now only 72p. Is the previous 5.6% discount, therefore, based upon what shareholders can expect to receive in SREI / LMP shares, with these REITs standing on discounts to EPRA NAVs? Can anyone help decipher what is going on?