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August 1, 2024

Actively managing our assets: 545 Queen Street, Brisbane

As part of Cromwell’s approach to actively managing assets, the performance of each property is continually appraised – relative to market demand; possible future uses; socio-demographic profiles; and growth corridors. Understanding the property cycle, future capital works, and the demand for continuing occupation underpins every asset management and refurbishment strategy across our business. In this edition we profile Cromwell’s activity at 545 Queen Street in Brisbane.

545 Queen Street was acquired by Cromwell Funds Management in May 2021 for $117.5 million, on behalf of Cromwell Direct Property Fund (DPF) unitholders. Occupying its own block, the property is prominently located at the northern entrance to Brisbane’s sought-after ‘Golden Triangle’ financial district.

Creating sustainable spaces in line with tenant demand

In April 2024, 545 Queen Street was awarded a 6.0-star NABERS Energy rating for the first time ever, up from 5.5 stars in the previous period. NABERS (National Australian Built Environment Rating System) provides simple, reliable, and comparable sustainability measurement across building sectors, such as hotels, shopping centres, apartments, offices, data centres, and more.

A NABERS Energy rating is compulsory whenever an office building larger than 1,000 square metres is being sold or leased in Australia – a 6.0-star rating is the highest that can currently be achieved.

Top-rated NABERS buildings are highly sought after by blue-chip and government tenants. Indeed, from 1 July 2025, Australian Government specifications dictate that, where a government tenant leases an office space of 1,000 square metres, or above, for four or more years, the office space and the building in which it is located must have and maintain a 5.5 star or higher base building and tenancy NABERS Energy ratings.

Given the prevalence of government tenants in a number of Cromwell buildings, we are taking steps to increase our NABERS ratings across all assets, where possible.


545 Queen Street’s impressive 6.0-star rating in April was the culmination years of sustainability planning and energy saving initiatives, in addition to ongoing consultation with Australian energy solutions provider, Conservia.

Conservia was engaged to help save energy through the modification of the building’s existing heating, ventilation, and air conditioning (HVAC) system. Energy control strategies implemented at 545 Queen Street have included:

  • Carefully monitoring individual office conditions and modifying the building’s HVAC operating system to only supply cooling/heating to required levels, instead of unnecessary high/low temperatures. This approach has allowed Cromwell to reduce the HVAC system’s chiller operation time – as well as machinery pump and fan speeds – which, in turn, has saved energy.
  • Undertaking calculations regarding the ‘optimum start time’ of the HVAC system – this means tenants are greeted with the desired temperature in their office space when they first walk in the door each day, but the cooling/heating system is not turned on too early in the morning, thus reducing energy consumption.
  • Similarly, calculating the ‘optimum stop’ process, so that the HVAC equipment can be powered down over time toward the end of the day, while still meeting tenants’ comfort conditions.
  • Turning off the HVAC system when it is not required to be running.
  • Monitoring indoor environmental quality markers in the office spaces, such as carbon dioxide levels. By better understanding these markers, the HVAC system can be programmed to pump in fresh air from outside, which naturally cools the building without the need for other elements in the cooling system to be turned on.
  • Installing smart alarms that alert building users to excess energy and water usage.
    Pinpointing areas of electrical overuse through automated monitoring systems, reducing the need for manual checks.
  • Assisting NABERS assessors to ensure all tenant exclusions are being counted.
    Continuous refining of HVAC control systems through the year; ensuring no out-of-sync sensors start or stop the system unnecessarily.
  • Regular monthly reporting on the system’s efficiencies and NABERS estimates through the year.

This approach saved almost 80,000 kilowatt hours (kWh) in 2023, compared to the previous year, meaning greater system efficiencies, thousands of dollars saved, and less impact on the environment.

545 Queen Street tenants awarded Cromwell an overall satisfaction level an impressive 11% higher than the Tenant Survey Index.

 

Learn more about other properties from the Fund. 

Keeping tenants satisfied

Measuring and understanding tenant satisfaction levels is core to Cromwell’s tenant retention strategy, and is critical in helping to maximise rental yield – which translates to greater investor returns.

Future Forma – an agency specialising in the independent evaluation of tenant–customer experiences across individual assets and portfolios – was engaged by Cromwell Property Group to conduct annual tenant surveys, commencing in August 2023.

67% of survey recipients at 545 Queen Street provided responses to the survey. A five-point ratings system was used for the survey:


Responses were marked against the Tenant Survey Index (TSI), which comprises of 350+ investment grade office building surveys throughout Australia, and is calculated as a rolling four-year average to ensure that data remains current.

Property Management Team Building services Overall score
545 Queen Street 99 85 92
Tenant Satisfaction Index 84 79 81

As seen in the table above, 545 Queen Street tenants awarded Cromwell an overall satisfaction level an impressive 11% higher than the Tenant Survey Index.

 

Leasing activity

A total of three new leases have been signed for 545 Queen Street in the last 12 months (to May 2024). Furthermore, one of the largest tenants in the building has exercised a two-year option over almost 1,500 sqm.


Property profile

Location and amenity are important considerations for both investors and tenants. Bounded by Edward, Queen, and Eagle Streets, the ‘Golden Triangle’ is a financial district in the heart of the Queensland capital, home to a number of prominent financial institutions, as well as corporate offices, restaurants, and high-end department stores.

At the northern end of this district is Cromwell’s A-grade, 10-storey 545 Queen Street office building, which sits on a 2,735 sqm parcel of land – with floor plates ranging from 750 sqm up to campus-style 2,138 sqm. The combined total net lettable area is 13,363 sqm, which is leased to a federal government tenant, as well as listed and blue-chip tenants – including Sonic Healthcare, and SeaLink Travel Group, the country’s leading marine transport provider.

High floor-to-ceiling glass windows provide excellent views of the iconic Story Bridge, which spans the Brisbane river below, and let in an abundance of natural light. The building’s foyer is bright and airy, with wide-open street views – and the ground level café area is both inviting and functional. Building users have access to upgraded end-of-trip facilities, including modern showers and change rooms, lockers, and bike racks.


Key statistics

76.9%
Occupancy as at 30 June 2024
Office
13,363 sqm
6.0-Star
4.5-Star
About Cromwell’s Direct Property Fund

The Cromwell Direct Property Fund is comprised of a quality portfolio of eight commercial property assets1 – including 100 Creek Street – with a long, 4-year weighted average lease expiry (WALE) and 54% of income sourced from government and listed tenants.

  1. The fund holds indirect interests in two of the assets via investments in underlying managed investment schemes, with CFM the responsible entity for both.

CFM has prepared the investment updates and is the responsible entity of, and the issuer of units in, the funds referred to in the investment updates (the Funds). In making an investment decision in relation to a Fund, it is important that you read the disclosure document and the target market determination for that Fund. The investment updates for each Fund refer to the disclosure document (product disclosure statement and any supplementary product disclosure statement) issued for that Fund. The disclosure document and target market determination for each Fund are issued by CFM and are available from www.cromwell.com.au or by calling Cromwell’s Investor Services Team on 1300 268 078. Not all of the Funds are open for investment. Applications for units in open Funds can only be made on application forms accompanying the disclosure document for the Fund.

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August 1, 2024

In conversation with… Kerry Tickle

Fund Manager, Cromwell Property Group


Cromwell Fund Manager Kerry Tickle is an experienced financial and property professional with almost two decades of experience within the organisation.

Skilled in financial modelling and analysis; asset and funds management; and investment strategy, Kerry is one of the key figures driving Cromwell’s funds forward. She holds a Bachelor of International Business (Economics), an Associate Diploma of Management Accounting from CIMA.

Kerry is the Fund Manager for Cromwell Direct Property Fund; Cromwell Riverpark Trust and Cromwell Property Trust 12.


1. Kerry, what interested you about a career in the commercial property sector?

As an economics graduate who knew nothing about property – and who was obviously still very ‘green’ – I very quickly found the commercial property sector a really exciting industry to work in.

I’ve always loved working on something where the real, tangible results of my work can be seen. I’m a very analytical person by nature, so I was quickly drawn in by, and found my footing with, the quantitative aspects of the job – I really enjoyed being involved with all the mathematics and metrics behind the decision-making processes.

I’ve also loved the variety that my roles have given me – working directly with not just a wide range of tenants, but property and facilities managers, external agencies, lawyers, and lenders. There’s a huge number of people Cromwell works with, and we’re working on behalf of the most important people of all – our investors – whether they be the mum and dad investors, or the larger wholesale and institutional investors.

 

2. You’ve been at Cromwell Property Group for almost 20 years, can you share the reasons for your long tenure?

I came to Cromwell after having spent six years based in London, working for an international fund manager, mostly in asset and funds management across central and eastern Europe.

I was interviewed for the role while I was still living in the UK and was excited to come back to work for a Queensland-based fund manager. I think it has been the diversity of my roles within Cromwell, and the opportunity for career advancement, that has kept me here. Yes, I’ve been here nearly 20 years, but I’ve held multiple roles – ranging from transactions, where I ran the financial due diligence process; property and fund analytics; through to treasury and now funds management.

I’ve had the opportunity to get involved in some big projects – the first of which was the merger and stapling back in 2006 – capital raisings, JV partnerships, new funds, software implementations, modelling projects, and large senior debt restructures and refinancings.

I think it has been the diversity of my roles within Cromwell, and the opportunity for career advancement, that has kept me here.
Kerry Tickle – Fund Manager, Cromwell Property Group

3.  As a fund manager, what are some of the key responsibilities that you take on daily?

I’m lucky that, in my role, I get to work with most people across the broader Cromwell business.

In a typical day, I’ll generally work with asset managers who look after the properties within our funds – this could be on decisions related to leasing or capex; I liaise with Cromwell’s transactions team on potential acquisitions and disposals; and I’ll speak to members of our treasury team regarding debt capital, such as refinancing or hedging, and to our finance team on reporting.

I collaborate with members of the funds management operations team to efficiently address queries from advisers, investors, or research houses and with our risk team on regulatory compliance. I also work closely with our fund analyst on financial modelling and reporting for our funds.

 

4. The property market has been particularly challenging over the past 18 months, how has Cromwell been managing Funds to minimise the impact?

I recognised that coming into the role of Fund Manager in December 2022 would be a huge challenge. Thanks to a whole host of external market factors, including inflation and historic rate rises by the RBA, we’ve seen some real pressure on valuations and liquidity. The funds management team has been carefully managing the balance sheets and liquidity of our funds from the ground up – this has been, and remains, a real team effort. These decisions could range from the timing of capital spend on the portfolio, structuring of lease deals (particularly how incentives are paid), debt structuring, and setting distribution rates.

I work very closely with our asset managers on optimising the performance of the properties within our funds, which includes our valuation cycle, and work with the treasury team on how to best manage the relationships with our lenders.

Distributions and unit prices are, understandably, at the front of investors’ minds, so we work with Cromwell’s research and marketing teams to accurately report correct, timely, and relevant information to investors. In relation to our open-ended Cromwell Direct Property Fund, we also need to factor in maintaining or bettering our rating, as this will influence our inflows.

We work with Cromwell’s research and marketing teams to accurately report correct, timely, and relevant information to investors

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5. What is a property cycle and how can it impact commercial property investments?

Simply put, the property cycle is stages of market activity and value over time, driven by supply and demand. Unfortunately, this process is largely a result of, and at the mercy of, macroeconomic and geopolitical forces outside of our control – for example, the COVID-19 pandemic and resulting structural shift in how businesses work.

Let’s face it, flexible (hybrid) working wasn’t a core consideration for businesses five years ago. The Russia/Ukraine conflict escalation was unexpected, as was the steepest hiking of interest rates in living memory. High inflation with cost-of-living pressures – and sharp increases in construction costs – all factor into dictating how the property cycle plays out, but it’s Cromwell’s responsibility to manage our unitholders’ investments through these cycles and get the best possible outcomes for them.

We’ve seen high interest rates and inflation, alongside low transactional volumes, massively impact commercial property valuations, and create a huge gap in the pricing expectations of sellers and buyers. Deals are being struck at opportunistic pricing levels, and then that sales evidence is contributing to pressure on valuations and the funds’ liquidity and cashflows.

However, I’m hopeful that we’re currently heading into a recovery phase – which will see our interest rates stabilise, and hopefully start falling, and increased demand from both domestic and off-shore capital driving prices back up.

 

6. What advantages do investors gain from Cromwell managing the properties within its unlisted funds in-house?

Cromwell’s fully integrated model is a huge strength for our business and is something that differentiates us from a lot of our competitors in the market. There is an incredible depth of knowledge and expertise within all of our departments – including property, facilities, project and development management, and leasing.

For tenants, having everything in-house means that we can offer a boutique, hands-on service model, but still have the experience and service delivery of a large-scale landlord. Tenants know that, if they need to pick up the phone to rectify an issue or make a request, they’re immediately able talk directly to a Cromwell representative.

Similarly, if an investor picks up the phone to make an enquiry, they’ll be able to speak directly to a Cromwell representative working inside our Brisbane-based head office.

In this way, Cromwell is able to create operational efficiencies and cost savings by streamlining our systems and procedures and keep control where it belongs – with us – on all management decisions. This model ensures that all of our properties are managed and maintained to the highest standards, which leads to greater tenant retention – and, in turn, better investor outcomes.

Having this kind of operational control allows Cromwell to have greater flexibility in quickly responding to market changes, tenant demands, and operational changes. Again, this translates to better outcomes for investors in terms of both income and capital returns, through a well-run and profitable portfolio.

 

7. What do you enjoy most about your role at Cromwell?

That’s an easy question to answer – I enjoy working with the people here. I genuinely feel privileged to work with the people I do – they’re incredibly talented and hardworking. I really love not only being part of the funds management team at Cromwell but working with everyone across every department in our Brisbane and Sydney offices.

Want to learn more about investing in property?

Information on commercial property investing, plus the latest industry research and insights, are available on our learn page to help you start planning your investment journey.

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July 30, 2024

A deep dive: Meet the Board of Cromwell Funds Management

Cromwell Funds Management Limited (CFM) is a multi-award-winning Australian real estate fund manager that seeks to create and manage attractive commercial property investment opportunities for its investors.

Since its inception, the strategic aim of CFM has been to build investor wealth through the careful selection, acquisition, and management of secure income-producing commercial properties and portfolios.

Real expertise has always been, and remains, critical to the success of the business; it is that expertise and leadership on which CFM relies.

In this edition, Insight magazine is profiling the experts at the very top of the Cromwell Funds Management organisation; the people responsible for steering our success – the Board of Directors.

 

Cromwell Funds Management Board of Directors

In 2022, Cromwell refreshed the CFM Board, which oversees the Cromwell Direct Property Fund, as well as Cromwell’s property syndicates and listed security funds.

“It was Cromwell’s intention to identify a small number of financial and property experts, who had worked through a number of economic cycles and who, consequently, had experience managing property investments through long-term property cycles,” explained Tanya Cox, Chair of the Board of Cromwell Funds Management.

As such, the directors of CFM were carefully selected from the property, finance, investment banking, and capital markets sectors to help steer Cromwell’s funds through both the peaks and troughs of future property cycles.

The Cromwell Funds Management Board is today comprised of four industry professionals with more than a century of combined property, finance, and funds management experience.

Our collective expertise enables the Board to provide informed advice to the experienced Cromwell team
Tanya Cox, Non-executive Chair


Each Board member brings a unique set of perspectives and skills to the position, which, in turn, complement the experiences of their fellow members. These collective knowledge bases create a solid foundation for sound investment management, strategic thinking, and best-practice governance methodologies.

“Our collective expertise enables the Board to provide informed advice to the experienced Cromwell team – and together we make decisions regarding the investments, cashflow, and operational management of the retail funds management business,” said Ms Cox.

Effectively managing property investments through property cycles

Investment in property can provide stable income returns and capital appreciation over time; however, property markets are cyclical, which can pose both opportunities and challenges through the various phases. For example, when property values are depressed – reflecting a lack of buyers in the market – property investments can become relatively illiquid until the cycle improves. Knowing how to navigate such issues in property cycles, as well as understanding the underlying forces that influence property market outcomes, is pivotal in ensuring positive investment outcomes.

Cromwell Funds Management Directors, Graeme Ross and Jane Lloyd, explained how their knowledge and experience informs CFM’s navigation of property cycles.

 

Decisions based on in-depth experience and real-time knowledge

“To successfully navigate real estate cycles, it’s important to closely observe underlying change in market conditions on a regular basis and take prudent steps to anticipate risks and identify emerging opportunities,” said Graeme Ross.

Cromwell’s integrated property platform undertakes a broad cross-section of management functions in the property markets – from buying and selling; capital raising; leasing; and property management – allowing access to unique insights into market conditions in real-time. It is this data-backed approach that allows the business to pivot, when necessary, to achieve optimum outcomes.

“Our research team provides data on broader macro themes, such as shifts in consumer and geographic trends and technological change,” said Mr Ross.

“All this information is provided to the Cromwell Funds Management team and Board, who assess and weigh these insights to arrive at informed and prudent decisions that are in the best interests of investors – and allow sustained risk adjusted returns for our funds.”

Fellow CFM Director, Jane Lloyd, added that taking a tactical, considered approach to decision-making is critical, particularly when markets are down in the cycle.

“I tend to be conservative – it’s important not to react without a plan. Property is a long-term asset class, so being patient is a big part of risk management. This accords with the CFM approach, where investors are top of mind,” said Ms Lloyd.

To successfully navigate real estate cycles, it’s important to closely observe underlying change in market conditions on a regular basis and take prudent steps to anticipate risks and identify emerging opportunities.
Graeme Ross, Non-executive Director

Discover the Board
Building on past experience

According to Mr Ross, experience of past cycles is a critical input – while current cycles may be different in terms of cause or nature, past experience gives insights about how certain forces may translate to property market outcomes.

For instance, the forces that drove property market cycles in commercial real estate markets during the Global Financial Crisis are quite different to the forces impacting these markets today, arising from a rapid rise in interest rates and other underlying social trends.

Nevertheless, the behaviour of market participants in those cycles can give insight into behaviour in current market conditions and hence allow suitable strategies to be adopted to manage risk and take advantage of opportunities.

“I joined the workforce in arguably the worst downturn in property in the last fifty years. Those experiences stay with you, inform you how to make decisions and provide insight as to what to look for in falling and rising markets,” said Ms Lloyd, reflecting on her experience through a number of property cycles while working across different asset classes and locations.

“My whole career has been in property and includes early experience working on building sites through to asset development and funds management, both in Australia and overseas. I have been in both the detail and at the strategic level. That depth of knowledge allows me to think about the issues we face on a range of levels and question both the strategic thinking for the portfolio and the “traps for young players”. I ask a lot of questions and I appreciate teasing out a problem, so the team has thought through an issue to the end. A long career helps you think about the implications of early decisions in a process.”

 

Focusing on the fundamentals

“While it’s important to seek opportunities in volatile markets, it’s always top of mind to ensure that, to the extent possible, capital is preserved, assets are managed well, and income is maximised,” said Ms Lloyd.

Cromwell’s integrated property management model ensures that assets are managed in accordance with the interests of our investors and to the expectations of our tenants.

Many competitors outsource responsibility for the day-to-day management of their properties, whereas Cromwell actively manages all Australian property assets in-house, creating a link between investors, the assets, and our tenants. This integrated property management model is one of Cromwell’s key competitive advantages.

Our asset management team oversees the strategy for each property, aiming to ensure that tenants are content, space is leased, buildings are operating efficiently, and projects are delivered on time and on budget. We are also experts in value-add projects, such as end-of-trip facilities and “third spaces” (communal, multi-purpose areas that people can utilise as they desire – including for work) that improve value for both our tenants and our investors.

While it’s important to seek opportunities in volatile markets, it’s always top of mind to ensure that, to the extent possible, capital is preserved, the assets are managed well, and the income is maximised
Jane Lloyd, Non-executive Director

Changes to the investment landscape, why commercial property

Cromwell strives to understand the diverse needs of its investors and provide them with access to a range of quality, income-producing property investment options. CFM Director, Jane Crombie, heavily contributes to this objective – bringing the perspective of advisers and investors to the CFM Board, and focusing on ensuring decisions are made in unitholders’ best interests.

“The advice industry has become increasingly regulated in recent years, with some advisers moving clients to investment products that are less tailored to individual circumstances, in order to reduce costs,” said Ms Crombie, reflecting on the current market.

“While these products have their place, I believe that each investor has unique objectives that are specific to their life stage and situation.”

“Cromwell aims to develop a suite of products that gives advisers and their clients flexibility to choose investments that align closely to their needs, whether that be for regular income, capital growth, or diversified exposure across asset classes. Exposure to ‘real’ assets, such as Cromwell’s property funds can help maintain spending power over the long term, particularly in inflationary environments,” said Ms Crombie.

The Board has a strong conviction as to an allocation to property as part of a diverse investment portfolio.

“The best thing about property is you can touch, feel, and see what you have created and it’s satisfying to be a part of creating assets where people can live, work, shop, and play. There will always be a place for good quality commercial assets as part of a balanced investment approach,” said. Ms Lloyd.

“Well managed and maintained properties over the long term have always been a sound investment. Australia is one of the most sophisticated, transparent, highly institutionalised markets in the world and it is a place where overseas capital is comfortable alongside domestic investment.”

Cromwell aims to develop a suite of products that gives advisers and their clients flexibility to choose investments that align closely to their needs
Jane Crombie, Non-executive Director


Why should ESG be of concern to investors?

Cromwell is often asked why investors should care about prioritising ESG.

As background, Australia was one of more than 170 parties to sign the Paris Agreement on climate change in April 2016. Under the Agreement, countries pledged to reduce greenhouse gas emissions, with the aim to limit global warming to below 2 °C.

Implementation is progressed and monitored through Nationally Determined Contributions (NDCs), which are the successive commitments of each country to achieve the long-term goals of the Agreement.

Australia’s most recent Nationally Determined Contribution, submitted in 2022, committed Australia to reducing its emissions to “43% below 2005 levels” by 2030.

One of the ways the Australian government intends to achieve this commitment is to require all commercial property owners to similarly reduce their greenhouse gas emissions.

“Australia’s major tenants now require their landlords to disclose their pathways to reduce emissions. That’s important for Cromwell as more than 80% of our tenants are either government or major tenants,” said Tanya Cox.

“In response to significant ESG movement in the sector, Cromwell has been developing and progressively implementing energy efficiency initiatives to reduce the energy consumption of its investment properties.”

Ms Cox has extensive experience in the ESG space and is well placed to lead CFM to deliver competitive financial returns, while maintaining a commitment to reducing the environmental impacts of our business.

“As Chair of the Australian Sustainable Built Environment Council, and past Chair of the World Green Building Council and Green Building Council of Australia, I have a deep understanding of Cromwell’s ESG responsibilities, as well as very hands-on experience regarding how we might best satisfy those responsibilities,” said Ms. Cox.

 

Board of Directors

Find out more about each member of our Board.

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May 1, 2024

ESG improvements key to Cromwell Direct Property Fund longevity

Cromwell Property Group is continuously looking at ways to increase the value of our properties – and generate long-term income – while progressing our own environmental, sustainability, and governance (ESG) ambitions and meeting the ESG expectations of investors, tenants, and regulatory bodies.

Efforts to conduct decarbonisation assessments for assets in the Cromwell Direct Property Fund (DPF) portfolio are currently underway ­– and, when complete, will help to establish  strategy for each building to optimise energy efficiency, with any remaining emissions offset to achieve net zero. It is expected that this round of assessments are due to be completed by late 2024.

Six buildings in the DPF portfolio have had their base building electricity requirements powered by 100% renewable electricity – via the Australian Government’s certified GreenPower program – since January 2024. These are:

  • 100 Creek Street, Brisbane
  • 420 Flinders Street, Townsville
  • 433 Boundary Street, Brisbane
  • Altitude Corporate Centre, Mascot
  • Energex House, Newstead*
  • 19 George Street, Dandenong *

Cromwell Group Head of ESG Lara Young said that the progress being made on ESG targets within the Cromwell Direct Property Fund portfolio – and the business more broadly – was a sign that Cromwell is finding ways to generate long-term, sustainable growth.

“To ensure that we maintain optimal returns over the longest possible duration – that the assets we provide generate the returns expected – we need to ensure that ESG is genuinely integrated and brought to life across all the activities we undertake, across all our investments,” said Ms. Young.

“We want to continue to be able to have best-in-class assets and attract the types of blue-chip tenants that we’ve made a name for ourselves doing.”

“By undertaking these types of activities, we’re creating a way to deliver financial returns, while reducing environmental impacts.”

By undertaking these types of activities, we’re creating a way to deliver financial returns, while reducing environmental impacts.
Lara Young, Group Head of ESG

Stage 2 solar installation completed

Cromwell has completed Stage 2 of our programme of works to install solar panels on buildings at locations across the country, as part of the business’s commitment to meet our long-term ESG targets.

The months-long project stage saw approximately 930 individual solar panels installed across the roofs of six different assets, including four buildings in the Cromwell Direct Property Fund:

  • Energex House, Newstead – 100Kw system
  • 163 O’Riordan Street, Mascot – 100Kw system
  • 19 George Street, Dandenong – 100Kw system
  • 420 Flinders Street, Townsville – 39.9Kw system

Cromwell Project Manager Tarek Ayoubi said each installation process presented different challenges, though the initial approach remained largely the same.

“We followed a similar methodology at most locations, then made allowances for different spaces and installation requirements,” said Mr. Ayoubi.

“This involved the head contractor working with other local contractors to develop a roll-out plan; establishing the position of the panels for the best sun exposure, while maintaining safe access to the roof; and engaging a structural engineer to advise on the proposed installation method and location.”

“It was important to manage power connections, while maintaining minimum impact on tenants – and then coordinate with the local grid supplier for approval, before commissioning and energising the system.”

“All works were completed in coordination with Cromwell’s facility managers, to ensure the projects were delivered to a high standard and with no interruption to tenants.”

“The Flinders Street building in Townsville was arguably the most challenging installation, due to unpredictable weather and structural conditions, which meant we had less flexibility than at other sites; however, we were able to make the most of the space available to us.”

The Stage 2 solar installation is part of Cromwell’s broader commitment to transition to a Portfolio Net Zero target for operational control buildings by 2035.

Cromwell’s solar programme had generated 737 megawatt-hours for FY23 and was accounting for $165,000 in estimated savings per annum (with an average ROI of three years). This is the equivalent of reducing 538 tonnes of carbon dioxide equivalent – or approximately the emissions generated by 95 average households.

 

*The Fund holds an indirect interest in the property via an investment in the underlying managed investment scheme, of which CFM is the responsible entity. The underlying scheme is closed to investment.

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May 1, 2024

Actively managing our assets: 95 Grenfell Street, Adelaide

Chesser House at 95 Grenfell Street, Adelaide, was acquired by Cromwell Funds Management in April 2022 for $81.35 million, on behalf of Cromwell Direct Property Fund (DPF) unitholders. The 11-storey building has a total net lettable area of 11,155 sqm, with rental income underpinned by blue-chip building users, as well as federal and state government tenants.

Leasing Activity

A total of four new leases have been signed for Chesser House in the last nine months (to 1 April 2024), including a significant state government tenant.

 

In-building amenity

As part of Cromwell’s approach to asset management, the performance of each property is continually appraised – relative to market demand; possible future uses; socio-demographic profiles; and growth corridors. Understanding the property cycle, future capital works, and the demand for continuing occupation underpins every asset management and refurbishment strategy across our business.

The most recent tranche of building works at Chesser House was completed in September 2023. These works involved installation of a full-floor LED lighting, ceiling finishes, floor finishes, and services upgrades; a lift lobby refurbishment on Level 9; and a brand-new end-of-trip facility with a dedicated bike storeroom . Consequently, these works resulted in two new leases being signed.

In addition, a 93KW solar panel system was installed, which generates 17% of the total base building power. The property has maintained its NABERS Energy Rating at 5.0 Stars, with Green Power at 22.5%. The NABERS Water Rating is currently 4.5 Stars.

Across our business, Cromwell’s Asset Management team continues to take shifting tenant requirements into consideration, such as those post COVID-19, when designing these spaces. The recent focus has been on designing breakout areas and collaboration zones in addition to providing quiet rooms to those wishing to concentrate on tasks or avoid distraction.


End-of-trip facilities

The end-of-trip design utilised a neutral colour palette accentuated by premium finishes that complement the recently completed building lobby. An indigenous artwork called “Waves of Hope” by Samantha Webster was also commissioned via Wall Trade.

A considerable number of bike racks were installed by market-leading bike room creators, Five at Heart – included to meet the increasing demand of people cycling to work.


95 Grenfell Street tenants awarded Cromwell an overall satisfaction level 4% higher than the Tenant Survey Index

 

Keeping tenants satisfied

Measuring and understanding tenant satisfaction levels is core to Cromwell’s tenant retention strategy, and is critical in helping to maximise rental yield – which translates to greater investor returns.

Future Forma – an agency specialising in the independent evaluation of tenant–customer experiences across individual assets and portfolios – was engaged by Cromwell Property Group to conduct annual tenant surveys, commencing in August 2023.

75% of survey recipients at Chesser House provided responses to the survey. A five-point ratings system was used for the survey:


Responses were marked against the Tenant Survey Index (TSI), which comprises of 350+ investment grade office building surveys throughout Australia, and is calculated as a rolling four-year average to ensure that data remains current.

Property Management Team Building services Overall score
95 Grenfell Street 90 80 85
Tenant Satisfaction Index 84 79 81

As seen in the table above, 95 Grenfell Street tenants awarded Cromwell an overall satisfaction level 4% higher than the Tenant Satisfaction Index.

 

Property profile

The property is located in the heart of the South Australian capital and provides direct linkages to major transport routes, as well as connectivity to Adelaide’s premier retail precinct, Rundle Mall, and the grassy Hindmarsh Square. The parallel Pirie Street has also emerged as a leading entertainment, food and beverage destination for locals and visitors to the City of Churches.

The property façade was last upgraded in 2017 and features a steel structured lightbox fitted with contemporary LED lighting coupled with translucent panels. The lighting can be programmed remotely to adjust the colour, luminosity, and function of the lightbox, providing a striking visual appearance.

Inside the building, a double-height entrance lobby gives way to a working lounge and café, as well as a 7-metre feature green wall, fitted with engineered grow lights and an irrigation system. The foyer space provides quiet, sophisticated meeting spaces for tenants to use.


Key statistics:

91.5%
Occupancy as at 31 March 2024
Office
Sector
11,155 sqm
Net lettable area
5.0-Star
NABERS energy rating
4.5-Star
NABERS Water rating
About Cromwell’s Direct Property Fund

The Cromwell Direct Property Fund is comprised of a quality portfolio of nine commercial property assets – including 100 Creek Street – with a long, 4.2-year weighted average lease expiry (WALE) and 53% of income sourced from government and listed tenants.

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March 1, 2024

Actively managing our assets: 100 Creek Street, Brisbane

100 Creek Street, Brisbane was acquired in December 2021 on behalf of unitholders in Cromwell Direct Property Fund (DPF), and has been home to the global headquarters of Cromwell Property Group since January 2024.

Cromwell has an in-house property management team, with a full suite of property services, to maximise the performance of properties within our Funds.

Leasing Activity

 A total of 13 new leases have been signed in the last six months (to March 2024).

 

Cromwell has completed several speculative fitouts at 100 Creek Street in recent years. Speculative fitouts are new office fitouts built by Cromwell Property Group as the building owner that are designed to demonstrate the functionality of a space and subsequently entice, and accommodate, a broad range of new tenants. For a prospective tenant, the pre-constructed space means they can move into the building quickly and effortlessly, making it an attractive offering, especially for small-to mid-size tenants who might not have the experience or skill set within their organisation to design an office fitout.

Cromwell’s Asset Management team takes shifting tenant requirements into consideration, such as those post COVID-19, when designing these spaces. The recent focus has been on designing breakout areas and collaboration zones in addition to providing quiet rooms to those wishing to concentrate on tasks or avoid distraction.

In-building amenity

Creation of a Business Hub for tenants

The desire for more functional spaces has increased significantly since the end of the COVID-19 pandemic. As office building owners entice tenants to return to city CBDs, this collective need has been factored into making building more desirable.  For example, business hubs provide an important facility for tenants – particularly, small-to-medium tenants – who wish to use boardroom or training facilities, but don’t have access to these as part of their own tenancy.

Cromwell listened to our tenants’ needs and opened the 100 Creek Street Business Hub in late 2023. This space includes:

  • a 41 sqm Wi-Fi-enabled boardroom, with room to seat 16 occupants
  • a 63 sqm function room, designed to accommodate 40 people for meetings, training, and corporate events
  • a 37sqm kitchen/break-out area to support meeting activities
  • a 10sqm wellness/multi-purpose room for prayer, meditation, or other wellness practices.

These spaces are designed for the exclusive and complimentary use of 100 Creek Street tenants.


End-of-trip facilities

Located on Level 1 of the building, the end-of-trip facility provides for male and female amenities, 150 lockers, ironing, and drying facilities. In addition to the facilities located on Level 1, there are two caged bike store facilities located on the basement level, which include a bicycle repair station in each.


100 Creek Street tenants awarded Cromwell a satisfaction level 6% higher than the Tenant Survey Index

 

Keeping tenants satisfied

Measuring and understanding tenant satisfaction levels is core to Cromwell’s tenant retention strategy, and is critical in helping to maximise rental yield – which translates to greater investor returns.

Future Forma – an agency specialising in the independent evaluation of tenant–customer experiences across individual assets and portfolios – was engaged by Cromwell Property Group to conduct annual tenant surveys, commencing in August 2023.

33 surveys were issued to 100 Creek Street tenants, and 25 responses were received – a response rate of 76%. A five-point ratings system was used for the survey.


Responses were marked against the Tenant Survey Index (TSI), which comprises of 350+ investment grade office building surveys throughout Australia, and is calculated as a rolling four-year average to ensure that data remains current.

Property Management Team Management Team Management Team
100 Creek Street 88 87 87
Tenant Satisfaction Index 84 79 81

As seen in the table above, 100 Creek Street tenants awarded Cromwell a satisfaction level 6% higher than the Tenant Survey Index.

 

Property profile

The 24-storey, 100 Creek Street office tower is located in the heart of Brisbane’s central business district, approximately 250-metres from the city’s Central train station – one of the busiest transport hubs in Queensland ­– and is within walking distance to hundreds of shops, cafes and restaurants, banks, as well as Brisbane’s pristine botanic gardens. It has long been considered an extremely attractive location by prospective tenants.

The property was acquired in December 2021 on behalf of unitholders in Cromwell Direct Property Fund (DPF), and has been home to the global headquarters of Cromwell Property Group since January 2024.

Sitting on a 1,722 sqm parcel of land, the property features floor-to-ceiling glass windows, which provide an excellent natural light source, as well as view corridors towards Queen Street, the Anzac Square, and the Brisbane River. An eye-catching LED feature wall in the lobby projects vivid Australian landscapes and coastal scenes, while marble walls are complemented by metallic finishings and soft, ambient lighting.

As of January 2024, all the building’s tenants are The building also has an impressive 5.0-Star NABERS Energy rating and a 4.5-Star NABERS Water rating.

The total net lettable area of 100 Creek Street is 20,223 sqm and rental income is underpinned by a diverse mix of tenants, including Australian Government, major corporate, law, and financial tenants.

The ground floor lobby, lift lobbies, and additional amenities have recently been refurbished, and end-of-trip facilities, and a business hub have been added to the site.


Key statistics:

93.4%
Occupancy as at 31 January 2024
Office
Sector
20,223 sqm
Net lettable area
5.0-Star
NABERS energy rating
4.5-Star
NABERS water rating
About Cromwell’s Direct Property Fund

The Cromwell Direct Property Fund is comprised of a quality portfolio of nine commercial property assets – including 100 Creek Street – with a long, 4.3-year weighted average lease expiry (WALE) and 54% of income sourced from government and listed tenants.

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January 22, 2024

Cromwell releases annual ESG report, details full scope 3 inventory


 

In January, Cromwell released its most detailed, comprehensive ESG report to date. This report serves as a snapshot of how the business is progressing towards meeting our environmental, social, and governance commitments over the short and long-term.

The report was developed in collaboration with all relevant disciplines across the global business, and aligns with major reporting standards, including the Sustainability Accounting Standards Board and the Global Reporting Initiative. It has been designed to provide transparency through qualitative and quantitative data, while showcasing the Group’s effort to deliver tangible positive impacts, citing case studies from across the business.

Most significantly, in line with the organisation’s desire for greater transparency, this recent report details Cromwell’s full scope 3 emissions inventory disclosure for the first time.

What ESG progress means for investors

Increasingly, ESG reporting is being used by investors as another way to track an organisation’s activities and keep businesses accountable for their actions. Some investors use ESG results to determine poor performers, associating the factors that cause companies to receive low ESG ratings with weak financial results; some investors seek out high ESG performers, expecting exemplary ESG outcomes to drive superior financial results.

ESG reports are a key source of ESG performance information relied on by investors and stakeholders to make informed decisions about an organisation’s impacts. Investor and stakeholder expectations around ESG disclosure are increasing and reporting standards are rising to respond to that expectation.

Indeed, the term “ESG” was first mentioned in the United Nations Global Compact “Who Cares Wins” report in 2004 and has now become synonymous with the ability to demonstrate good corporate citizenship. Industry trends, as well as independent studies, indicate that investors are now wanting to see tangible ESG results.

A 2022 Ernst & Young Global Corporate Reporting Survey, released in November that year, found that 78% of investors want companies to focus on environmental, social, and governance activity, even if it hits short-term profits.

These days, a company’s risk profile is raised in the eyes of investors if it fails to consider ESG risks adequately and disclose its approach to them. Among other things, this makes it difficult for a company to access capital and can over time, render it ‘un-investable’ to investors, many of whom now have ESG or green mandates.

 

ESG and our tenants

As a commercial real estate investor and property manager, meeting the diverse needs of our tenants remains a high priority.

Through regular, ongoing engagement and detailed annual surveys, our tenants have outlined that helping meet their own ESG requirements and ambitions needs to be a key priority for Cromwell as the building owner. By helping meet these needs, we significantly increase tenant retention across our portfolio – and attract new long-term blue-chip tenants.

Cromwell’s October 2023 Tenant Satisfaction Survey Portfolio results showed that 66% of respondents rate sustainability as important or very important in their organisation’s decision to lease; and almost 60% of respondents are already at net zero, considering net zero, or already working to become net zero organisations.

For instance, over the past 12-24 months, state and federal government departments have put increased emphasis on restricting leasing properties that can’t demonstrate a credible net zero pathway for the building.

With government tenants making up a significant percentage of our Australian leasing pool, Cromwell has committed to ensuring that we take necessary steps in improving our ESG performance to retain these crucial tenants.

In this way, we satisfy current tenant needs – and future-proof existing buildings – to increase tenant retention, improved rental yields, and deliver for our investors.

This report covers Cromwell Property Group’s environmental, social and governance (ESG) performance for the year ending 30 June 2023.

The significance of understanding scope 3 emissions

Scope 3 emissions – also known as ‘value chain’ emissions – are indirect greenhouse gas emissions both upstream and downstream of an organisation’s main operation. Consequently, for this reason, they are also traditionally the most challenging emissions scope to calculate and address for many businesses as they are not directly controlled by the organisation.

Regardless, the UN Global Compact has found that scope 3 emissions generally make up more than 70% of an organisation’s total emissions footprint and it is accepted that understanding them is critical to identifying the greatest reduction hotspots, avoiding future value chain risks associated with the transition to a zero-carbon economy, and mitigating against greenwashing.

Group Head of ESG Lara Young said that reducing scope 3 emissions, and including this emission scope in net zero carbon targets, is critical to ensuring legitimate net zero targets that deliver tangible change. Addressing scope 3 emissions, she said, can deliver substantial business benefits by providing a clear transparency, understanding, governance, and oversight of an organisation’s full value chain and the evidence of the positive impacts delivered.

“Despite the industry challenges of data quality and availability for scope 3 emissions, the Group is proactive with joint venture partners in Oceania – and its supply chain partners, clients, and tenants globally – to collate scope 3 data via the roll-out its green lease initiative and ESG schedules,” said Ms. Young.

“Cromwell has committed to positively contributing to the communities in which we operate, and that goal involves supporting tenants and investors with achieving their net zero targets and evolving ESG needs.”

“Cromwell’s FY23 ESG report is the first time that Cromwell will publicly disclose scope 3 emissions, and this will place the Group among the minority of industry peers that publicly disclose this data. This outcome is a testament of the Group’s capability and desire for full transparency.”

Cromwell’s FY23 ESG report is the first time that Cromwell will publicly disclose scope 3 emissions, and this will place the Group among the minority of industry peers that publicly disclose this data.
Lara Young – Group Head of ESG, Cromwell Property Group

 

Progressing on our ESG commitments

The FY23 ESG report shows that Cromwell made notable advancements toward our ESG commitments during FY23 – including the development and implementation of our updated ESG Strategy; preparing a globally aligned approach to decarbonising the business to meet our targets of net zero scope 1 and 2 emissions by 2035, and all scope 1, 2, and 3 emissions by 2045.

This activity is supported by emissions abatement cost modelling for our Australian and European portfolios to facilitate emissions reductions and associated decarbonisation costs.

The report also highlights the progression the business has made in the past 12 months regarding specific ESG results. Among our key achievements, emissions intensity (scope 1, 2, and 3) was reduced by 12% in Australia, compared to the previous financial year; European assets recorded reductions of 22%.

Cromwell’s Direct Property Fund was third in the Australian NABERS Sustainable Portfolio Index (SPI) – the highest ranked geographically diversified fund in Australia – and Cromwell’s Australia investment portfolio was fourth in the same index.

Cromwell Polish Retail Fund (CPRF) achieved a five-star rating and a Cromwell record-high overall score of 90 points, ranking 11th out of 32 European retail non-listed peer funds and 17th out of 87 in the European Retail category.

And, significantly, Cromwell’s Australian gender pay gap decreased by 44% since it was first calculated in FY21.

Lara Young said that, among other metrics, these key achievements highlighted the progress the organisation is making.

“We know that ESG is not just about carbon emissions. While reducing emissions is crucial, this cannot be at the expense of biodiversity, social value, or natural capital. These topics are all interlinked and the Group recognises we cannot be successful if focusing on each in isolation,” said Ms. Young.

McKell Building case study

One of the largest, and most involved, ESG-led projects this year was the electrification of the McKell Building in Sydney’s CBD.

The multi-million-dollar project has involved converting the building’s existing commercial gas-fired heating system to an electric heat-recovery reverse cycle heating, ventilation, and air conditioning (HVAC) system.

Cromwell’s Head of Property Operations, Tessa Morrison, said the upgrade of the 24-storey building has been designed to help ‘future-proof’ the asset by replacing outdated, 1970s-era infrastructure with modern, energy saving equipment.

““The McKell building is a 1970s-constructed building with an existing NABERS 5.5 Star energy rating, so while it is already significantly energy efficient, we are undertaking this project to reduce emissions and drive further energy efficiencies,” said. Ms. Morrison.

“This is the first time that a multistorey, 25,000sqm commercial building in the Sydney CBD has undergone an electrification upgrade – and we’re excited to have engaged experienced mechanical air conditioning contractor Velocity Air to help deliver the project.”

Efficiencies in the new reverse cycle HVAC system will mean that hot air removed as part of the building’s air conditioning process will be recycled back into the system for use elsewhere, including heating the building’s water.

Looking long-term

Through its data informed approach, Cromwell is working focus on the broad spectrum of the ESG agenda, while prioritising the most relevant aspects. Cromwell recognises that the industry needs to remain pragmatic, but also strike a balance with a wholistic systems view.

Cromwell’s key long-term targets remain:

  • Net zero operational emissions (scope 1 & 2) by 2035.
  • Entire portfolio (scopes 1, 2, & 3) including tenant and embodied carbon by 2045.
  • Significantly reduce our gender pay gap year on year.
  • Achieve 40:40:20 gender diversity at all levels.
  • Integrate ESG into risk register and business strategy, including objectives and key results.

“Cromwell recognises the ESG challenges that the property industry faces; however, we also recognise the opportunity to deliver tangible positive impacts. The Group has a global in-house ESG team and dedicated Australian and European teams that supporting all Cromwell ESG targets and activities,” said Ms. Young.

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January 9, 2024

Build to Rent – an emerging asset class in Australia

Stuart Cartledge, Managing Director, Phoenix Portfolios


SC_mirvac

In October 2023, Phoenix participated in an Investor Day, hosted by listed REIT, Mirvac Group, that focussed on “Living Sectors”. Aside from the joy of wearing a high-vis jacket, those with an eye for detail will notice the badge, clearly indicating that the occupant of the jacket is a “Young Worker”.

In this article we share with you some of the lessons learned by that young worker from the day.

Australia has a housing crisis. We may have had an inkling of this one before the tour, but with an estimated 1,000,000 new immigrants expected to arrive in Australia over the next 3 years, requiring approximately 400,000 dwellings, we’re going to have to get cracking with the government’s new housing targets.

The chart below puts these figures into the context of what has been delivered in the past. The key takeaway for us, is that the Australian Government may well be having another Utopia moment.

With demand likely to remain robust, and rental markets as tight as a drum, the opportunity for an entity such as Mirvac Group to deliver product into this environment is compelling.

Built-to-rent

What is “Build to Rent”?

Build to Rent (BTR) is the creation of residential dwellings, typically apartments, which instead of being strata titled and sold to individuals, remain institutionally owned, professionally managed, and represent high quality rental accommodation, often including a higher level of amenity than competing product. Furthermore, a resident has security of tenure, not just through a lease, but because the entire building forms part of a long-term residential community.

An investor in BTR benefits from typically high occupancy rates, with multiple tenants delivering low volatility of income and stable valuations. Well-designed buildings should certainly benefit from relatively low maintenance capital requirements, at least initially, and certainly do not suffer from the requirement to incentivise tenants with expensive fit outs that plague the office leasing market.

While BTR may be a relatively new concept in Australia, it is a mature property sub-sector in offshore markets, particularly in the US, where it is referred to as “multi-family”.

 

Mirvac is pioneering BTR in Australia

The BTR sector is embryonic in Australia, representing less than 0.5% of housing stock across the country. This compares with a ~12% penetration in the US and around 5.4% in the UK. The opportunity set is therefore large.

For MGR, the BTR sector capitalises on the company’s 50-year residential track record of asset design and creation and has facilitated MGR to pioneer the sector in Australia. MGR has branded its BTR product with the “LIV” name, and delivered LIV Indigo, its first project in Sydney Olympic Park back in September 2020. That project is now 94% occupied. LIV Munro, opposite Queen Victoria Market in Melbourne’s CBD is the second completed project which opened at the end of last calendar year and is now 70% occupied. LIV Munro is pictured below.

Mirvac-pioneering-BTR-Australia

The tour showed investors around LIV Munro enabling us to get a feel for the amenity, including pool, gym, dining areas, podcasting rooms and rooftop BBQ and relaxation facilities and to meet the on-site staff responsible for the community experience. We were impressed.

We also visited LIV Aston, a project under construction on the corner of Spencer Street and Flinders Street West, also in Melbourne’s CBD. Hard hat required! With a total of 474 apartments, the construction project was on time and budget and is expected to compete before the end of the current financial year. This project is almost adjacent to another, yet to be competed, BTR project currently being developed by Lendlease. It will be interesting to see these projects go head-to-head when they are both operational.

Alongside the three projects referred to above, MGR has another 2 projects under construction, one in Melbourne and the other in Brisbane, which will bring their collective exposure to BTR to approximately 2,200 apartments across 5 projects.

Financial metrics are interesting

Financial modelling for BTR is made a little tricky by some big movements in construction costs over the last few years, which ordinarily would lower returns, combined with some offsetting and also significant market rental increases in the residential sector. For MGR, the end result is a stabilised yield on cost of 4.5% – 5.0%. Along with rental growth, maintenance costs and ancillary income, the investment return (Internal Rate of Return) is estimated to be around 7% – 7.5%.

MGR’s investment in the sector is structured in a joint venture as shown in the diagram below.

External investors sit alongside MGR, and enjoy investment returns that benefit from MGR’s active management and can take comfort that MGR’s interests are very much aligned with theirs.

In addition to the returns on capital invested in the joint venture, MGR also earns funds management, development management and asset management fees across the platform. This fee stream is more volatile but adds to the returns that MGR shareholders enjoy.

Mirvac-summary_btr

Phoenix assumes that MGR is able to build out its current pipeline of BTR opportunities and will be able to identify future projects to reach its medium term target of 5,000 apartments on the platform. Importantly, we also assume that the company will be able to continue to partner with external investors to deliver a solid outcome for all stakeholders.

We expect the BTR market to get more competitive, but with penetration rates so low and the demand for housing so high, we forecast a solid runway for the foreseeable future. The only sad thing about the day, was the discovery that BTR is typically targeting the affluent renters, aged between 25 and 39. The “young worker” on this tour is more likely a target for the over 55 land lease portfolio, which we will write about in subsequent articles.

About Stuart Cartledge

Stuart is the Managing Director of Phoenix Portfolios and the portfolio manager for each of the company’s property portfolios. Prior to establishing the business in 2006, Stuart built a strong track record in the listed property security asset class and has been actively managing securities portfolios since 1993. Stuart holds a master’s degree in engineering and management from the University of Birmingham and is a Chartered Financial Analyst.

The content above is taken from the Cromwell Phoenix Property Securities Fund quarterly report. Sign up here to be the first to access the latest report and to gain a deeper insight into the Fund’s performance.

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November 29, 2023

In conversation with… Roxanne Ewing

Head of Corporate Operations, Cromwell Property Group


As one of the senior leaders within Cromwell, Roxanne has spent years helping guide the direction of the business – including fostering an environment where staff can thrive. As workplaces continue to evolve, Roxanne continues to explore how Cromwell can be a positive work environment.

 

1. It’s safe to say you’ve got a wide-ranging role at Cromwell, Roxanne – can you walk us through some of the key responsibilities you take on?

I do have a broad role here – and that means every day is different, which I love.

I am accountable for the People and Culture, Marketing, and Operations teams at Cromwell – so, in a nutshell, I’m responsible for ensuring that Cromwell has the right talent to execute on its strategy and deliver for our investors; execute on marketing strategies that attract and retain investors; and support the operations of the business from an office and administrative perspective.

 

2. You’ve been Cromwell’s Head of People and Culture in the past – and helped shape our current organisational values. How did that process come about?

Everyone has heard the old “culture eats strategy for breakfast” adage but, for me, culture eats everything; culture is everything. Without the right culture, an organisation cannot succeed – and values are at the core of that. Values are the handful of words that attempt to sum up the enormity of an organisation’s culture and vision.

It’s no secret that Cromwell has undergone a significant amount of evolution of the past few years, as all organisations do. Like any organisation, we’re not stagnant – and we had shifted significantly enough to justify redefining the terms that captured both who we were, and who we wanted to be.

And we could only achieve that by engaging everyone in the conversation. Over a three-month period, we engaged with our entire business – we asked people what our vision meant to them, who they felt we needed to be in order to achieve their best, as well as what our current strengths were that we could leverage. We also had transparent discussion about what activities we needed to stop doing.

It was a surprisingly simple process. There was general consensus about our strengths – we’re respectful, we care, we’re inclusive and we’ve got great people – as well as about those areas that we would need to focus on if we’re to achieve our vision: increased agility, collaboration, and innovation.

We solidified the values that we would live by during the next stage of our evolution as Collaborative, Progressive and Accountable.

 

We solidified the values that we would live by during the next stage of our evolution as Collaborative, Progressive and Accountable.
Roxanne Ewing – Head of Corporate Operations, Cromwell Property Group

3. Over the past five or six years in particular, there’s been an undeniable societal shift in attitudes on diversity and inclusion, gender equality, and cultural shifts/accepted norms. How does the ever-changing society attitude change translate into the workplace?

I think that shift started long before then, but certainly in more recent times we have seen government, regulatory bodies, talent, and the broader community really begin to hold organisations accountable for their role in diversity outcomes, as they should. Organisations, particularly large ones, have the power to make real and lasting change in this regard. And why wouldn’t they? It’s great for business.

We’re two years into our global five-year Diversity, Equity, and Inclusion journey, which has three simple goals; create a culture of respect and inclusion, foster and value diversity; and ensure equity.

 

4. What do you see as Cromwell’s role in the lives of our people as an employer? Is it as simple as just providing a place to work?

No, we want people to love their time at Cromwell and when they decide it’s time to move on, leave us as better people than when they joined.

For a lot of people, work significantly contributes to their meaning, their purpose, and we’re very keen to help them fulfil that. In fact, at one of our recent Leadership Summits, we focused on how we can help our people reach a state of engagement, by meeting their psychological needs – physiological, safety, belonging, esteem and self-actualisation.

At Cromwell, this encompasses providing for people’s basic needs with good remuneration, stability, and a physically and psychologically safe work environment. Creating a culture that is inclusive, allows people to bring their true self to work, and provides challenging and interesting work is critical.  It also involves giving frequent feedback and recognition and the ability for our people to continually grow and develop.  And finally, we look to give people a vision and a purpose they can connect with.

We know we play a huge part in people’s lives, and we take that very seriously. We’re far more than a place to work, we really want to help our people achieve their professional and personal purpose.

 

5. What operational targets has Cromwell set to improve ourself as an employer?

What gets measured, gets done – and we have plenty of targets! In the DEI space, and as part of our commitment to the Property Champions of Change Coalition, we’re using a 40:40:20 metric, a gender pay gap and a gender pay parity target to help keep ourselves accountable to our DEI Strategy.

For those that haven’t heard the term, 40:40:20 is about achieving 40% male, 40% female, and 20% other/discretionary gender representation in our workforce – we’re seeking to achieve that outcome at all levels of our organisation and we have already done so at the Executive, Senior Leader, Team Leader, and Emerging Leader levels.

Our target to reduce the gender pay gap year-on-year is an excellent measure of whether we’re achieving equality, as well as meeting our gender targets. Since setting this target, we’ve reduced our pay gap by over 20%, and we’re still making good progress.

We’ve also set ourselves an employee engagement target of 70%. Engagement is the level of emotional connection our employees have with our business and directly correlates with the level of discretionary effort they’re willing to exert. We saw a 9% increase in employee engagement over the course of 2023 and we’re hoping to keep that trend strong.

6. How has post-Covid hybrid working been addressed by Cromwell, and how are we shaping our office space to suit the needs of our workforce?

We have an ‘agile working’ approach at Cromwell. This approach dictates how and when our people work, and we recognise that agile working comes in all different shapes and sizes and will mean different things for different people and different roles.

Our people work flexible work hours, whether they be part-time, job-sharing, or simply altering their start and finish times to suit their lifestyle. It may also include different types of time-off and/or breaks from work altogether with our Career Break option. And, of course, it  pertains to location in terms to where work happens, whether that be in a Cromwell office, at an employee’s home or somewhere altogether different.

At first, we felt compelled to put all sorts of rules and guidelines around agile working, but we’ve stripped a lot of these away. Our culture is one of trust, accountability, and strong relationships between employees and their leaders. On the whole, we generally leave it to the employee and the people leader to agree an agile working approach for each individual; something that works for them.

Collaboration is one of the company values and we do love to see our people connecting and collaborating when it suits them. As a result, we’ve designed a new Brisbane office to cultivate more meaningful relationships between our teams. We’re taking up residence in one our DPF assets, 100 Creek Street. It’s a conveniently located facility with great amenities that align with what we want to offer our people.

The new office is designed specifically for our people – and around our agile working approach.  It’s designed to be light, green, comfortable, accessible and to have a space for every activity our people may want to undertake. We know that our people will work remotely when they want quiet, focused time and therefore we have put a focus on oversupplying formal and informal break out and collaboration spaces in the office. We also recognise that life doesn’t stop just because you’ve chosen to work from the office, so we have incorporated wellbeing spaces such as the wellbeing and multi-faith rooms. It’s a really exciting time for Cromwell and we can’t wait to welcome people to our new workspace in January 2024.

The new office is designed specifically for our people – and around our agile working approach.  It’s designed to be light, green, comfortable, accessible and to have a space for every activity our people may want to undertake.

7. Are there any initiatives that Cromwell has rolled out that you’re particularly proud of?

Yes! There’s too many to list here, really. I’ll focus on a few of the more recent ones.

Over the last 12 months, we have partnered with some causes that are really closed aligned with our culture, strategy and values.

This includes Relove – a charitable organisation that partners with corporate entities to rescue furniture and whitegoods and use them to furnish homes for people experiencing domestic violence or seeking asylum. As part of our participation in ‘16 Days of Activism’ against gender-based violence, we were able to help them furnish five homes as part of their 100 Homes Appeal.

Likewise, during the FIFA Women’s World Cup, we were the principal sponsor of the Moriarty Foundations’ Indigenous Footballer’s “call time on inequality” campaign. The John Morarity Football programme is Australia’s longest running, and most successful, Indigenous football initiative, with more than 2,000 Indigenous girls and boys participating.

I’m also really proud of our work in the gender equality space. We’re an active member of the Property Champions of Change Coalition, a property industry coalition working to achieve a significant and sustainable increase in the representation and equality of women in the property industry. Though we joined the charge relatively late in the game, we have made enormous headway and currently have some of the best family-friendly policies and the second lowest gender pay gap within the coalition.

And finally, I’m proud of the major cultural shift that we’ve undergone in the last 12 to 24 months. We’ve taken firm stances on our view of diversity, equity, inclusion and respect and we’ve put our money where our mouth is and significantly improved our flexibility, wellbeing, family-friendly, remuneration, and time off benefits.

8. What do you enjoy most about your role?

The fact that I get to do all the above! I have so much ability to influence the lives of our people, and those in our broader community. Absolutely every day is different, but the one thing they have all have in common is the power to make a difference, in one way or another.

I have been with Cromwell for a very long time and my role has never stagnated. I love the people that I work with in the Marketing, People and Culture and Operations teams as well as our broader Australian team and I’m inspired by what we’re here to do.

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Cromwell achieves new highs results in Global Real Estate ESG Assessment

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November 28, 2023

Cromwell achieves new highs results in Global Real Estate ESG Assessment

Real estate investor and fund manager Cromwell Property Group (ASX:CMW) (Cromwell) has delivered record high company benchmarks in the annual Global Real Estate Sustainability Benchmark (GRESB) global rankings.

GRESB is an independent organisation that provides validated ESG performance data and peer benchmarks for investors and managers to improve business intelligence, industry engagement, and strategic decision-making.

The 2023 GRESB ESG Benchmark has become increasingly competitive, growing to cover more than USD$ 8.8 trillion of gross asset value across 2,084 real estate entities. GRESB data is utilised as an investment decision-making tool by over 170 institutional investors with more than US$51 trillion AUM.

Group Head of ESG, Lara Young, said Cromwell Property Group our longstanding participation in the assessment is a good opportunity for the organisation to demonstrate its ongoing commitment to enhance its ESG performance and test itself against the worldwide market.

Participation in GRESB is Cromwell’s opportunity to measure our ESG performance against our peers, and this year’s efforts have not disappointed.
Lara Young – Group Head of ESG, Cromwell Property Group

“Participation in GRESB is Cromwell’s opportunity to measure our ESG performance against our peers, and this year’s efforts have not disappointed.” said Ms. Young.

  • The Singapore-based Cromwell European Real Estate Investment Trust (CEREIT) achieved a record-high overall score of 85 points in the 2023 GRESB Real Estate Assessment, with full marks for social and governance aspects. CEREIT was awarded a four-star rating – up from a three-star rating last year – and achieved a public disclosure score of a perfect 100, placing first out of its five peers.
  • The Cromwell Diversified Property Trust (DPT) maintained its score of 87 points, ranking 28th out of 41 participating listed Australian office portfolios and achieving 95 out of 100 (A Grade) for public disclosure. With Australia’s real estate sector leading the world in sustainability, ranking first in GRESB for the last 12 consecutive years, DPT has consistently performed well against the hyper-competitive local market.
  • Cromwell Polish Retail Fund (CPRF) achieved a five-star rating and a record-high overall score of 90 points, ranking 11th out of 32 European retail non-listed peer funds and 17th out of 87 in the European Retail category.

 

“Not only have we exceeded our previous overall scores, but for all three disclosing portfolios -CEREIT, CPRF, and Cromwell’s investment portfolio, DPT – we have increased our scores across all categories, placing them well above global and industry peer averages,” said Ms. Young.

“These results would not be possible without a huge team effort and collaboration from our investors, tenants, supply chain partners, and the broader Cromwell team, and we would once again like to share our thanks to everyone involved.”

Cromwell will publish its FY23 ESG report in early December 2023.