not vested
YTL Power’s UK investments bearing fruitBy DANIEL KHOO
YTL POWER INTERNATIONAL BHD’s (YTL Power) investments in the United Kingdom are growing steadily and it is looking to expand further in the country.
Majority-owned by parent company YTL Corp Bhd, YTL Power first forayed into the UK many years ago during the height of a financial crisis, which opened a rare opportunity for the Malaysian listed firm to expand its business.
“The investment into UK’s Wessex Water Ltd was made back in 2002. Wessex Water was previously owned by the US-based Enron Corp which suddenly declared bankruptcy in 2001. So, they called for a bid. We went for the bid but at that time, there were also concerns of the true value of Wessex Water, ” YTL Power’s managing director Datuk Yeoh Seok Hong tells StarBizWeek.
“But because we had the experience of owning a regulated asset in Australia (ElectraNet Pty Ltd), we were very confident that regulated assets were very well-governed because of the oversight role performed by their regulators and that the company was operationally and financially sound. So, we tendered and actually won the bid in 2002, ” Yeoh says.
YTL Power has a 33.5% investment in ElectraNet, which is the owner and operator of the South Australian electricity transmission network.
The investment in ElectraNet – the company’s first foreign investment – was first made in the year 2000 shortly after the 1997 Asian Financial Crisis.
Wessex Water is a utility company that supplies water and treats sewerage for the south-west region of the UK.
Wessex Water has seen its regulatory capital value (RCV) growing from £1.3bil (approximately RM7bil) when it was first acquired by YTL Power in 2002 to £3.3bil (approximately RM17bil) in 2019, a result of its capital investment programme over the past 18 years to renew and upgrade its infrastructure.
“There are ten regulated water and sewerage companies (WASCs) in the UK. These ten companies are given licences for different territories. In our case, it is the licence to source, treat and distribute water plus sewerage that covers 10,000 sq km and 2.8 million customers across the south-west of England, ” Yeoh says.
“Every five years, the regulator determines the tariff levels that each WASC can charge customers. This is computed mainly on the basis of an allowed rate of return on the company’s RCV or asset base. The WASCs are further incentivised to outperform the efficiency targets set during the price determination, as this improves their returns, ” he adds.
Yeoh says that the licence given to Wessex Water is “perpetual” in nature, as there is a 25-year notice period required for any termination of the licence.
“This water business never dies and the long-term value and stability of the business can be seen in how the bond markets in the UK have evolved to finance the industry. Banks and investors have the confidence to finance on a very long-term basis via long-dated bonds that can see maturities of up to 50 years.
“For us, we are disciplined and we have maintained our leverage levels below the ceiling allowed by the regulator, ” he says.
Wessex Water is regulated by Ofwat, the independent economic regulator for the UK water and sewerage industry, and three other standard quality regulators.
Yeoh notes that Wessex Water has consistently performed well, ranking near or at the top of the industry’s performance rankings over the years.
“I think as a Malaysian company, we feel very proud to be rated by Ofwat as one of the most efficient water companies in the UK, ” Yeoh says.
Wessex Water’s group chief executive Colin Skellett, who is based in the UK, says that the company ranks as one of the top water and sewerage companies in the UK.
“In the UK, there is a very tight regulation of drinking water and it is a criminal offence to supply water that is not fit for human consumption. Wessex is on the top of the league table in the UK when it comes to supplying drinking water, ” Skellett says.
Skellett adds that all in all, Wessex Water has to fulfill four regulatory bodies’ standards when supplying water to consumers in the UK.
He notes that among the recognition Wessex Water has achieved throughout the years include the company having the fewest customer complaints, being holders of the ServiceMark with distinction and also obtaining the Queen’s Award for Enterprise.
“YTL Power has been owning Wessex Water for 17 years. When Wessex Water was first taken over from Enron, I remember I asked Yeoh what he wanted from this acquisition and he told me to focus on making it the best that it could be, ” Skellett says.
“With YTL taking a long-term view of this business makes them ideal investors. Enron (previous owner) just wanted to make a quick buck and you can’t make a quick buck out of this business, ” he adds.
The Wessex Water business has today grown quite a bit from its initial stages.
“We are contributing about £75mil a year as dividends to YTL Power from £50mil a year when Wessex Water was initially acquired from Enron. But this changes every five years when the regulators look at the tariffs, as the whole principle of the UK system is to get the shareholders to drive management to improve efficiency as the shareholders will benefit from it. And this efficiency gains are given back to our customers by a reset in the tariff base, ” Skellett explains.
“If we only had to do the same thing every five years, water tariffs would come down every five years. However, what instead happens is that there would be new standards given every five years, such as raising bathing water or drinking water standards, ” he says.
According to Yeoh, new investments into Wessex Water are internally funded, where dividends are then reinvested into the business.
New venture into the UK property scene
The growth in the business has earned YTL Power enough capital over the years to start another type of business in the UK - the property sector.
The Brabazon master-plan development located in the city of Bristol has been planned since three years ago and will be YTL Power’s first foray into the property sector in the UK.
It has a gross development value (GDV) of about £2.5bil to be developed over 15 years on a 380-acre land space via YTL Power’s UK unit – YTL Developments (UK) Ltd.
“The highlight of this development is the YTL Arena Complex of 400,000 sq feet floor space that is located on a historical air hangar where the Concorde airplane was previously manufactured. We are anticipating a very high footfall to the tune of 1.5 million-1.6 million a year. We are now thinking of reshaping this development as a regional entertainment destination, ” YTL Developments’ CEO Lee Liam Chye tells StarBizWeek.
“Apart from the arena which is basically an indoor stadium, there will be food and beverage outlets, farmers market and other forms of entertainment that would make it a very keen development that will attract lots of interest from the region. We are working on this and hope to finalise our plans by the third quarter of this year, ” Lee says.
Lee, who will be stationed in Bristol for the time being, explains that the land which is being developed by YTL was previously an airfield.
“The surroundings of this airfield got developed and the government decided to re-purpose this area for housing development. But BAE, being an aviation company, decided this wasn’t its core business and this piece of land then became available for sale, ” he says.
“This type of master-plan development is new in the UK, as they stopped undertaking such developments in the 1970s. So, when we bought this parcel of land, we decided that we would not cut it up and outsource it to other developers. YTL would like to hold it and develop it ourselves and this is a very different business model compared to what usually happens in the UK, ” Lee adds.
A master-plan development is a large-scale, mixed-used development with commercial and residential components.
Lee says YTL Developments paid about £65mil some three years back for the initial portion of land of about 354 acres.
“This 354 acres will consist of housing, public amenities, a town centre, parks and schools. The air hangar where the arena will be was purchased after we acquired the 354 acres. We were offered to buy the 26-acre adjacent plot of land and we bought it as the price was very reasonable, ” Lee says.
The first phase will see the construction of 278 homes with a GDV of £90mil on a nine-acre plot of land.
Eventually, Lee says that the Brabazon development could have up to 4,000 homes from the planned 2,675 homes presently, as the government has requested for more homes to be built due to a housing shortage in the country.
Bristol, the city where YTL Power’s development is located, is about an hour and 13 minutes train ride from the capital city of London.
Meanwhile, even as the UK enters into a post-Brexit era, Yeoh says he sees a bright future for companies doing business in the country.
“We are very bullish on the UK, but they have been going through a very tough time due to Brexit in the last three years. And the effects are seen in their currency exchange: the sterling pound. I think the pound has dropped considerably as well, almost on par with the ringgit’s drop against the US dollar, ” Yeoh says.
“All this is due to the political uncertainty arising from Brexit, but now with Brexit done, we expect that the pound will improve over time, ” he adds.
He notes that the result of the UK general election at the end of last year had also taken away a major hurdle and uncertainty for the company’s outlook in the country.
The UK general election, which was held on Dec 12,2019, saw the Conservative Party led by Prime Minister Boris Johnson obtaining a landslide majority against the Labour Party.
The Labour Party had promised in its election manifesto a programme to nationalise assets and move away from years of a pro-privatisation policy if it won.
“I feel that the dark clouds or storms are clearing and this will be very good for our group, as our value will still be there while there is huge potential for improvement in the asset values, moving forward, ” Yeoh says.
“Under the Boris Johnson government, I expect they will encourage more investment in infrastructure and other economically important sectors. In the last price determination phase (by the water regulator Ofwat), the focus was on bringing down the water tariff but this new government looks more focused on encouraging further investments and infrastructure spending, ” he adds.
YTL Power, which today derives about half of its turnover from the UK and some 85% of its revenue from abroad, counts itself a Malaysian company and is proud to be listed on the Malaysian stock exchange: Bursa Malaysia.
“As we are domiciled here, our profits are still repatriated to Malaysia despite being derived from our overseas businesses, and we use those earnings to pay dividends to our shareholders and invest in new businesses here. Having repatriated somewhere in the region of RM8bil over the past ten years or so, we feel that our foreign investments have turned out well, bringing foreign earnings to Malaysia, benefiting our shareholders and enabling us to venture into new businesses as well, ” Yeoh says.
With a market capitalisation of RM5.91bil, Yeoh says he believes the company is very much undervalued based on its asset profile and bolstered by its unencumbered cash reserves of approximately RM8.75bil.
YTL Power’s long and short-term borrowings as at Sept 30,2019 stood at RM27.92bil.
Yeoh says YTL Power has a long-standing policy of maintaining cash reserves to enable it to act quickly when good expansion opportunities arise, and the post-Brexit environment is expected to yield some good prospects on this front.
It just has to wait for the right opportunities and the right timing.
Source: The Star
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