Category Archives: Kenya real estate

Wadi Degla Opening in Kenya

This week, Wadi Degla will open their first facility in Kenya, on 10 acres at Runda, about 20 minutes away from Nairobi, and just off the Northern bypass. The facility is busy now with visitors of media and members signing up inside the offices, while outside,  crews of workers are laying the artificial soccer pitch, the multi purpose fields, walking and running tracks, several swimming pools, installing gym equipment and completing several restaurants.

Wadi Degla, Runda, Nairobi

Wadi Degla, Runda, Nairobi

Wadi Degla started in Egypt in 2002, and opened their first facility in 2003 that combines sports, social and leisure aspects. They now have 5 clubs in Egypt with over 600,000 members (from about 130,000 families)

They have also been in Kenya since 2005 in the telecom sector. After Runda, Wadi Degla will have two clubs at Migaa (off Thika Road), one at Karen (at the former Mamba Village) and one on Mombasa Road.

The Runda one will have the largest gym in East Africa which has enough Cybex weights and machines for 200 people to use at a time without waiting or sharing. There will be similar facilities at the other clubs, but in addition, at Migaa will have an 18 hole golf course and an Olympic-size (50 metre) swimming pool, while at Karen there will be facilities to accommodate horses.

Their goal is to have several Wadi Degla club facilities in Nairobi within a half hour of their members. Eventually they plan to be in other towns, and countries (Uganda, Tanzania and Rwanda).  A member of the club gets to use any of the clubs anywhere in the world – so e..g any member visiting or caught in traffic, can stop and exercise, use a gym or get a massage at the nearest Wadi Degla club.

The Runda club is part of Kshs 2 billion investment and members who visit and sign up ahead of the official opening can get a discount or arrange payment plans.

Reading the Tea leaves at Centum, Kenya Airways, Safaricom – Part II

 Follow up from two years ago

Three companies that had their year-end in March 2016 have just published their annual reports which are now found on their individual websites. On Thursday both Centum and Kenya Airways boards will face their shareholders at the annual general meetings (AGM’s). Centum is ending a 9 year dividend drought, and Kenya Airways which had another a record-breaking loss, now believes the worst os now behind them. Meanwhile Safaricom will create 6 ‘mini-Safaricoms’ that operate in six Kenya regions and create more segment products like Blaze.

Centum:

  • Has a (massive 192) page annual report (up from 160 pages), and the company has 37,325 shareholders.
  • Will pay Kshs 665 million in dividend (1/= per share) ending a long dividend drought (since 2009)
  • Significant joint ventures are Amu Power (51%) and Two Rivers Lifestyle Center (50% – following a partial disposal). Old Mutual advanced Kshs 5.7 billion to Two Rivers with the debt convertible to 40% in the equity of Two Rivers, with shareholders loans previously held by AVIC and ICDC offset against the consideration. Further developments at Two Rivers  include luxury apartments, a five-star hotel and residences, a healthcare facility and additional structured parking. Property owners who have purchased plots at Two Rivers include  South Africa’s City Lodge Hotel group who are establishing a three star hotel; and Victoria Bank, who are constructing an office block.
  • The completion of the transaction on disposal of interest in Two Rivers and the acquisition of additional interest in Kilele, Sidian Bank and Almasi resulted in a net gain on disposal recorded in equity of Kshs 2.5 billion.
  • The half-year report will be available online to shareholders who register.
  • NAS, where they own 15% will continue diversifying its income streams by launching two Burger King restaurant franchise outlets in Kenya.
  • Will enter the healthcare business with a significant investment this year
  • Centrum plans to build 20 schools across Africa in the next three to five years, as part of a tripartite consortium with SABIS and Investbridge Capital. The consortium has acquired a suitable site along Kiambu Road that will host the first SABIS school in Sub-Saharan Africa, offering both 8-4-4 and K-12 education curricula with a capacity of up to 1,700 students.
  • In agri-business, Centum incorporated Greenblade Growers and acquired a 120 acre farm in Ol Kalou  that will be used for value addition and will have a capacity to process 10 tonnes of fresh produce per day, to key export markets of Netherlands and later the  UK.
  • Energy: to date, the company has invested Kshs 3.1 billion in the development of two landmark projects – Amu Power and Akiira One Geothermal.
  • At the AGM, Centum Chairman James Muguiyi, retires after 13 years and also the Principal Secretary – Ministry of Industry, Trade and Cooperatives, (representing the Kenya government) will retire from the board and not seek re-election.
  • Shareholders will be asked to approve the incorporation of Zohari Leasing, Rea Power Company,  Le Marina  (Uganda) and Two Rivers Development Phase Two. Also that the acquisition of 100% shares of Vipingo Estates and an additional 29% of Longhorn Publishers be ratified (they paid Kshs 393 million for the new shares).
  • Shareholders will also approve a name change from Centum Investment Ltd. to Centum Investment PLC.
  • Shareholders will approve an indemnity of the company directors .. against all relevant loss including any liability incurred by him (her) in defending any civil or criminal proceedings.. the directors may decide to purchase and maintain insurance, at the expense of the company.

Kenya Airways (KQ) kq-ticket-sleeve-old-style

  • The report is 149 pages (up from 130 pages) and KQ has 78,577 shareholders (a slight increase as  their share price has dipped)
  • The Group operates domestic flights and flies to 53 destinations in Africa, Middle East, Asia and Europe.
  • After their 31 March 2016 year-end, they received Kshs 10 billion from the Government of Kenya, (being the second and final tranche of the KShs 20 billion (US$ 200 million) bridge financing that has been on-lend from African Export–Import Bank (Afreximbank), and they sub-leased two Boeing 787 & three Boeing 777-300 aircraft as part of the turnaround initiatives in order to improve its liquidity position.
  •  JamboJet tax losses stood at Kshs 856 million, and Kenyan income tax laws allow for carry forward of tax losses for a maximum period of 10 years.
  • Short term facilities were drawn down from Equity Bank, Jamii Bora Bank, Kenya Commercial Bank, Commercial Bank of Africa, I & M Bank, Chase bank, National Bank of Kenya, Diamond Trust Bank, Co-operative Bank, NIC bank and Eco bank. During the year, the airline negotiated for extended repayment periods for all short-term loans ranging from 4 – 7 years except for Kenya Commercial bank. The Government of Kenya Loan is at 10.20% far much more than previous financing that was at 4-7%. Citi JP Morgan Kshs 78 billion is at 1.5% , Afrexim Bank 23 billion is at 4%, while other short-term Kshs 22 billion is at 9%
  • In addition to the Kenya government, KLM, and IFC, top 10 shareholders now include Mike Maina Kamau, Vijay Kumar Ratilal Shah, Gulamali Ismail and Galot International.
  • They implemented a business class upgrade system in January 2016, under which economy class passengers can bid & buy upgrades to fly on  business class.
  • A total of 63 bird strikes were reported in the year (down from 77 last year).

 Safaricom

  • The report is 172 pages (up from 136 pages) and the company has 600,000 shareholders (down from 660,000).
  • At the AGM a few weeks ago, shareholders approved payment of a dividend for Kshs 0.76 per share for 2016 and also a special bonus dividend of Kshs 0.68 per share.
  • According to a True Value report (they commissioned it, and it was done by KPMG), the total value the company contributed to Kenyan society in FY15 was Kshs 315 billion and they  sustained over 682,000 jobs.
  • Bonga points totaling Kshs 3.2 billion are a liability to be converted to revenue as customers utilize their points
  • Lent Kshs 500 million to Safaricom money transfer services, a subsidiary that derives revenue from international money transfer services.
  • The license  fee for M-pesa dropped from 10% to 5% from August 2015.
  • Donated Kshs 414 million to the Safaricom foundation
  • Spent Kshs 9.3 billion on the National Police Service communication project that’s now 92% complete.
  • They now require all new business partners to sign up to the “code of ethics for businesses in Kenya” during the on boarding process, and 269 companies have signed this.
  • They were fined Kshs 157 million by the Communications Authority of Kenya for not complying with its quality of service thresholds.

The Fusion Real Estate REIT (FRED)

You can now invest in Kenya’s second REIT (Prospectus – PDF), that closes on Friday this week. The Fusion Development Real Estate Investment Trust (a.k.a. FRED) aims to raise Kshs 2.3 billion ($23 million) through the sale of 100 million units at Kshs 23 each.

FRED comes after Stanlib’s Fahari I-REIT that launched last year. While Fahari was an I-REIT, this one is a development REIT (D-REIT). Stanlib, who aimed to raise Kshs 12.5 billion, ended up with Kshs 3.6 billion, a 29% uptake, which included an investment from the IFC. The minim investment was affordable (Kshs 20,000) but Kenyans are slow to take to exotic products in this case REIT’s as opposed to the usual bonds or shares, and that one came amid a spate of bank collapses.

FRED plans to use the Kshs 2.2 billion (i.e Raise Kshs  2.3 billion minus issuance costs of Kshs 100M) for Greenwood Park, a mixed development comprising shopping mall, office block and residential apartments that is currently under construction in Meru.

The REIT manager is Fusion Capital, and the REIT Trustee is Co-Operative Bank of Kenya (Coop). Fusion Capital, TT Africa Real Estate and Binder Limited are the vendors, and Coop will purchase on behalf of the REIT. The  construction has started at a 2.5 hectares (6 acre) plot. The  value of land (Kshs 330M), contractor work done (Kshs 547M), and other work In progress (Kshs 186M) plus other items add up to Kshs 1.15 billion. They have certificates payable of Kshs 239M and a net asset value of Kshs 892M of the development.

 Other Features

  • The units will be listed on the restricted market segment of the Nairobi Securities Exchange.
  • Minimum subscription is 50% (Kshs 1.15 billion – and the promoters will make a decision on allocation of units, extension of dates or withdrawal, if the minimum is not reached).
  • Minimum investment is a subscription for 218,000 units worth ~Kshs 5 million (so this means they will get about 450 investors at most for this which will be a closed fund)
  • The offer runs from 23 June to 15 July
  • Other partners include Fusion Investment Management (REIT manager), NIC Capital (lead transaction advisor) Mboya Wangong’u & Waiyaki, (legal advisors), Deloitte Consulting (reporting accountant) Ngotho Consultants (property valuer) Burbidge Capital (SPV valuer) Citiscape Estate Agents (property manager)
  • Expenses include lead transaction advisor (Kshs 30M), legal costs (6M), Reporting Accountants (0.7M), selling commission (35M), CMA fees (7.5M), NSE fees (1.25M) PR costs (2M), Advertising costs (8M) – total Kshs  99M.

Fusion Capital is undertaken the projects including Flamingo Towers (Upper Hill – Kshs 1.3B), Upward Scale (offices on Ngong Rd – Kshs 1.5B), Hand in Hand (residential in Athi River – 600M), Starehe Homes (90 3 BR apartments in Mtwapa – Kshs 1.2 billion ), and Kigali Heights (office next to Kigali convention centre – Kshs 3.7B)

The retail, entertainment and lifestyle facility, measuring 25,000 square metres when complete  that would be the centre of attraction in Meru County for many years to come. The promoters  anticipate 100% occupancy for the residential, offices and retail spaces. They have chosen to sell the residential parts (2 bedroom apartments for Kshs 10 M & Kshs 10.3M and 3 bedroom ones for Kshs 13 M) and that combined with office (Kshs 12,000 psf) and retail (Kshs 21,592 psf) space rents will lead to a payback in 3 years.

Meru Nanyuki road

Other

It’s been reported that Nakumatt will be the anchor tenant at Greenwood mall and that 45% of the mall has been booked.

Also investment firm Cytonn had a report which noted that:

  • We analyze(d) returns on the Fusion D-REIT offering, and recommend our investors to participate in the offering.
  • As compared to other investment opportunities such as a 5-year Kenya T-bond currently yielding 13.2%, FRED offers equity IRR of 20.5%,. 
  • However, the key risk is the ability of the development to be executed within the defined parameters.
  • Mombasa, Kisumu and Nakuru are the leading frontiers in mall space supply, after Nairobi… The Mt Kenya region which comprises of Meru, Embu, Nanyuki and Nyeri has the largest development pipeline, and Meru and Nanyuki have been identified as investment frontiers due to population growth and tourism activity.

EDIT: On  July 17, the deadline was extended to July 26.

EDIT 2 : On  July 27, the deadline was extended, for a second time, to August 4.

EDIT 3 : On  August 5, the deadline was extended, for a third time, to August 24.

EDIT 4 : On  August 26, the results were published in the newspapers which showed that Fusion had achieved a 38% subscription rate, raising Kshs 873 million from 4 investors (3 of whom were shareholders in the asset being acquired). The offer did not meet the regulator criteria of 7 investors or the 50% target for the promoter. Nevertheless the promoters will seek alternative funding to complete the project construction on time and consult the CMA and NSE about reopening the REIT  at a future date. 

$1= ~Kshs 100

Bad Debts in 2016

According to the Central Bank’s Q1 summary,  non–performing loans at commercial banks have increased this year by 15% to Kshs 171 billion in March 2016..Real estate sector recorded the highest increase over the quarter by 42% – attributable to slow uptake of housing units. apartment blockPersonal/household sector registered increases of 21% as a result of negative macroeconomic drivers such as job losses and delayed salaries. The manufacturing sector had an increase of 15% due to slow down in business leading to failure to generate enough cash flows to meet all financial obligations. Transport and communication, agriculture and mining and quarrying economic sectors registered decreases in non-perfomign loans between December 2015 and March 2016. 

Non-performing loans are still only about 6%, but the report also excluded Charterhouse, Chase and Imperial banks.

23 Things about the 23rd Home Expo (A Review)

For the second time in my life, I got time to go to the 23rd Home expo. I didn’t think it would be much fun being alone but the 4 hours I spent there definitely says a lot.

  1. Entry to the Expo: There were 2 options – to buy a ticket (200/-) or buy a ‘Homes Kenya’ magazine that came with a free copy and bag (350/-) I chose the latter. My mentor says that magazine has everything!
  2. Condos or Condominium if you prefer: I only used to hear about Condos in movies. They are now available in present day Kenya and this particular one cost a whooping 80M. Before going to a home expo, have a budget in mind. It will help you narrow down to what you are looking for.
  3. SACCOs: There was this lady who tried to convince me that there’s wasn’t a cooperative society but told her that is what exactly SACCO stands for. The investment information she shared, though, was good for making future comparisons
  4. Goals: You may have noticed this as a repeated comment on social media. Basically it says I aspire to what you are doing. My goal for going to the expo was to identify a dream house and thereafter pray towards it. Whilst there I got another reason to go for expos, business ideas!
  5. Friends: But the principal reason that saw me get into a matatu and head for KICC was because one of my besties has been looking for a house and keeps dragging me along for her trips. I wasn’t excited about the whole affair but the student has now overtaken the teacher
  6. Technology: And when I thought a presentation via an iPad was ‘it’, I walked into a hall where a number of exhibitors had ultra-high definition displays (UHDTVs) and you can be sure it helped move a dream into actual reality
  7. Everything: and I mean everything to establish a thriving real estate business was here. Generators, solar panels, roofing material, steel beams, sliding doors, kitchen tiles and even simiti was available
  8. Furniture: There was a stand with the most beautiful of mahogany pieces and it felt good to sit on them
  9. Kenya Yetu: Exhibitors came from all over the country were here. Western Kenya, Central Kenya and those from the Coast were well represented. What blew my mind though was this gated community in Red Hill accessed by a road 35 feet above it. The thinking to its designing was absolutely breathtaking!
  10. Dubai: Kenya is a very rich country one of the foreign exhibitors explained and therefore no surprise was it to see Emirati investors scouting for fellow investors
  11. Sales people: Extroverted ones, genius ones, clueless ones and those who knew you didn’t have a cent in your pocket but still went all out to make the pitch. One day I will make one of them commission happy. One day…
  12. Architects: Exhibitors who did not have the advantage of high-definition technology, used architectural models to convince their prospective clients. A closer look betrayed those whose final workmanship would be cheap. These things are (very) important
  13. Off Plan: The expo was not just about selling property but ideas and with ideas, one cannot just jump on board, without seeing the property’s location, knowing who the developers are, and investigating their previous portfolio(s). And what exactly does 58 square metres in comparison to 125 square metres mean? A lawyer? Does one have to have a lawyer?
  14. Chamas or Investment Groups if you like:were here and doing big, hairy, audacious stuff. I can tell you for a fact that those chamas have toiled to reach this live. I salute them!
  15. 2.5 bedrooms: Have you heard of this before? Me neither. But basically what it means that the apartment comes with 2 bedrooms and a miniature room that can either be used as a study area or extra bedroom.
  16. Serviced apartments: Still reeling on this concept because mine is to move from my rented flat to an apartment but when you hear the probable rents, it begins to make investment sense. At this point I pause to clarify that flat is what the Americans refer to as apartments and a condominium is a block of apartments or flats. Ça va?
  17. Marketing: In the entire tour, I only found one stand that didn’t have brochures. Those in the print business definitely made a kill but there was this one brochure where I overtly told the dealer that a “serviced plot behind Kitengela prison” caption scared the potential investment out of me
  18. Carpets: Carpets confuse me especially when there is so much variety of colour and texture to look at. The guy manning the stand generously explained to me the types best for different areas of flooring and I will definitely be looking for him should the opportunity present itself in future
  19. Sadolin: These guys saved me from my desperate such for a colour chart and offered theirs for free. They also gave me the exact type of paint that should be used on a bath tub. Such enthusiastic employees!
  20. Eisenkraft: This is a German company that exclusively sells tools for bending wrought iron at exhibitions. It looked easy and doesn’t every business idea look until you start consider the real resources needed
  21. KRA: The government was here not to collect taxes but to offer amnesty to homeowners. In short, no taxes accrue for the years between 1974 and 2013. For 2014 and 2015, taxpayers will be allowed to claim 40% in expenses and only pay 10% in taxes of the remaining 60% of rental income. For 2016, the 10% of the gross income when received must be paid to KRA. Returns (including nil returns) must be filed monthly i.e. by the 20th day of the consecutive month
  22. St. John’s Ambulance: The emergency services people were present but this time selling their very affordable courses for the individual, the babysitter, and the company.
  23. To do list: It would be a shame to go for such an exciting experience to go to waste and I have promised self to visit some upcoming properties.

 Make sure you visit the next expo!

Review by Tesha Mongi (Visit her blog