Research Notes

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Research Notes

Tumas Staged Development

Deep Yellow
3:27pm
April 9, 2025
DYL announced the formal deferral of the Final Investment Decision (FID) in favour of a staged development approach. Development of critical-path non-process infrastructure will continue to progress, while processing infrastructure remains on hold. Project financing will advance in parallel with project readiness. The cash balance remains strong, with DYL guiding to a closing cash balance of A$170–180 million for CY25. We maintain our SPECULATIVE BUY recommendation, reducing our target price to A$1.56 per share (previously A$1.73), reflecting updated costs, project schedule, and ramp-up as outlined by DYL.

Fit for purpose portfolio, but growth more allusive

Centuria Industrial REIT
3:27pm
April 9, 2025
Industrial real estate continues to benefit from the record market rental growth of recent years, as existing leases expire and revert to higher market rents, driving further growth in net property income. Despite this, current gearing levels and interest rate hedges leave FFO growth less pronounced. CIP trades at a P/NTA discount of 27%, a P/FFO (FY26) multiple of 15.8x and 5.8% dividend yield. As with most A-REITs, the prospect for the security price to converge with NTA remains. However, we see little catalyst for this to occur with CIP in the short to medium term, believing FFO growth will remain benign. On this basis, we retain our Hold recommendation at $2.85/unit target price.

On-The-Run (OTR) conversions

Waypoint REIT
3:27pm
April 9, 2025
WPR continues to benefit from its exposure to non-discretionary convenience retail, underpinned by a long WALE and strong tenant covenants. Fixed and CPI-linked rent reviews support predictable income growth across its national service station portfolio. Despite broader valuation pressures in real estate, demand for long-leased, triple-net assets remains robust. For WPR, low CapEx obligations and minimal lease rollover risk enhances earnings stability in periods of uncertainty. WPR trades at a P/NTA discount of 11%, a P/FFO (FY26) multiple of 14.5x and 6.9% dividend yield. As with most A-REITs, the prospect for the security price to converge with NTA remains as valuations went up in the half. We have a Hold recommendation at $2.50/unit target price.

Price weakness provides entry opportunity

Goodman Group
3:27pm
April 9, 2025
GMG has shed c.$16.8bn in market cap over the past eleven weeks, with the share price retracing back to Mar-24 levels. This sell-off has been driven by investor concerns around data centre demand, following more cautious commentary from hyperscalers around their capex intentions – particularly toward Artificial Intelligence (AI). We see this as an opportunity to acquire GMG, which offers one of the highest quality exposures amongst our REIT coverage. In our opinion, the current share price reflects a more conservative mix of data centres vs logistics production (A$bn pa) and margin (%), whilst retaining the upside should data centre demand prove resilient and GMG capable of extracting value from its access to power across geographically constrained infill markets. On this basis, we upgrade to an Add with a $35.30/sh price target.

Development over acquisitions

Dexus Convenience Retail REIT
3:27pm
April 9, 2025
Essential service retail assets remain resilient, supported by long-term leases to high-quality tenants and CPI-linked rental increases. This provides Dexus Convenience Retail REIT (DXC) with a stable and predictable income profile, particularly during periods of economic uncertainty. While other real estate sectors face pressure from higher interest rates, strong underlying lease covenants and long WALEs have supported valuations in the service station and convenience retail sector with the majority of weightings to metro and highway locations. The securities trade at a P/NTA discount of 22%, a P/FFO (FY26) multiple of 11.8x and 7.3% dividend yield. As with most A-REITs, the prospect for the security price to converge with NTA remains as valuations went up in the half. We have a Add recommendation at $3.20/unit target price.

Shifting towards a pure-play industrial

Garda Property Group
3:27pm
April 9, 2025
Garda Property Group (GDF) remains leveraged to the continued resilience of industrial markets along eastern seaboard, where tenant demand and limited supply have supported positive rental reversion across key assets. While GDF’s portfolio includes both office and industrial assets, the latter remains the primary driver of earnings. GDF trades at a P/NTA discount of 32%, a P/FFO (FY26) multiple of 15.3x and a dividend yield of 5.9%. As with most A-REITs, prospects for the security price to converge with NTA remains. However, we see little catalyst for this to occur for GDF in the short to medium term, despite the sale of their largest asset (North Lakes). On this basis, we downgrade to a Hold recommendation at $1.15/unit target price.

Looking for a sustainable path to earnings growth

Centuria Office REIT
3:27pm
April 9, 2025
While leasing markets continue to improve, commercial office REITs are suffering from benign face rental growth, elevated incentives, and higher interest charges. From a relatively low base, investor sentiment has arguably started to thaw, albeit at values c.20% to 30% below the peak. COF trades at a P/NTA discount of 33%, a P/FFO (FY26) multiple of 10.3x and a dividend yield of 8.9%. As with most A-REITs the prospect for the security price to converge with NTA remains. However, we see little catalyst for this to occur for metro offices generally and COF specifically in the short to medium term as we expect FFO to remain flat. On this basis, we retain our Hold recommendation at $1.05/unit target price.

Rental growth to see price converge with NTA

HomeCo Daily Needs REIT
3:27pm
April 9, 2025
Retail in general is one of the more attractive traditional real estate subsectors. Strong migration, limited recent retail development completions (in aggregate), and increased construction costs combine to see lower vacancies, driving lower vacancies and stronger rental growth. HDN trades at a P/NTA discount of 19%, a P/FFO (FY26) multiple of 13.0x and a dividend yield of 7.2%. There remains a strong prospect for the price to converge with NTA, as net property income growth and moderating interest costs combine to see earnings growth offset price appreciation (ie multiple remains unchanged). We retain our Add rating with $1.33/sh price target.

Valuation contingent on development upside

Dexus Industria REIT
3:27pm
April 9, 2025
Industrial real estate continues to benefit from the record market rental growth of recent years, as existing leases expire and revert to higher market rents, driving further growth in net property income. Whilst less pronounced than the office sector, construction cost increases remain a headwind to future supply and a continued support for current rents. In the case of DXI and its development pipeline, this creates a potential risk should demand soften. DXI trades at a P/NTA discount of 23%, a P/FFO (FY26) multiple of 13.8x and a dividend yield of 6.5%. As with most A-REITs, prospects for the security price to converge with NTA remains. However, we see little catalyst for this to occur for DXI in the short to medium term, as the development risks at Jandakot and earnings dilution from any potential sale of BTP would weigh on the security price. On this basis, we downgrade to a Hold recommendation at $2.60/unit target price.

Double digit comp sales growth continues

Guzman y Gomez
3:27pm
April 8, 2025
GYG’s 3Q25 was another strong period of top line growth with comp sales starting the quarter at ~12% and exiting at ~10%. The slight deceleration was, in our view, driven by comps strengthening in the pcp. We make slight revisions to our forecasts reflecting lower comp sales growth given we had previously expected comp sales growth to continue accelerating through the 3Q25. GYG reiterated its FY25 guidance for NPAT to exceed its prospectus forecasts. Despite GYG trading on steep multiples, we are attracted to its strong and long-dated earnings growth profile which will, in our view, reward investors over the long term. At the current share price, we see GYG delivering a 5-year IRR of ~16%. ADD maintained.

News & Insights

Michael Knox, Chief Economist looks at what might have happened in January 2026 if the cuts in corporate tax rates in Trumps first term were not renewed and extended in the One Big Beautiful Bill

In recent weeks, a number of media commentators have criticized Donald Trump's " One big Beautiful Bill " on the basis of a statement by the Congressional Budget Office that under existing legislation the bill adds $US 3.4 trillion to the US Budget deficit. They tend not to mention that this is because the existing law assumes that all the tax cuts made in 2017 by the first Trump Administration expire at the end of this year.

Let’s us look at what might have happened in January 2026 if the cuts in US corporate tax rates in Trumps first term were not renewed and extended in the One Big Beautiful Bill.

Back in 2016 before the first Trump administration came to office in his first term, the US corporate tax rate was then 35%. In 2017 the Tax Cut and Jobs Act reduced the corporate tax rate to 21%. Because this bill was passed as a "Reconciliation Bill “, This meant it required only a simple majority of Senate votes to pass. This tax rate of 21% was due to expire in January 2026.

The One Big Beautiful Bill has made the expiring tax cuts permanent; this bill was signed into law on 4 July 2025. Now of course the same legislation also made a large number of individual tax cuts in the original 2017 bill permanent.

What would have happened if the bill had not passed. Let us construct what economists call a "Counterfactual"

Let’s just restrict ourselves to the case of what have happened in 2026 if the US corporate tax had risen to the prior rate of 35%.

This is an increase in the corporate tax rate of 14%. This increase would generate a sudden fall in US corporate after-tax earnings in January 2026 of 14%. What effect would that have on the level of the S&P 500?

The Price /Earnings Ratio of the S&P500 in July 2025 was 26.1.

Still the ten-year average Price/ Earnings Ratio for the S&P500 is only 18.99. Let’s say 19 times.

Should earnings per share have suddenly fallen by 14%, then the S&P 500 might have fallen by 14% multiplied by the short-term Price/ Earnings ratio.

This means a likely fall in the S&P500 of 37%.

As the market recovered to long term Price Earnings ratio of 19 this fall might then have ben be reduced to 27%.

Put simply, had the One Big, beautiful Bill not been passed, then in 2026 the US stock market might suddenly have fallen by 37% before then recovering to a fall of 27% .

The devastating effect on the US and indeed World economy might plausibly have caused a major recession.

On 9 June Kevin Hassert the Director of the National Economic Council said in a CBS interview with Margaret Brennan that if the bill did not pass US GDP would fall by 4% and 6-7 million Americans would lose their jobs.

The Passage of the One Big Beautiful Bill on 4 July thus avoided One Big Ugly Disaster.

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On 7 July the AFR published a list of 37 Economists who had answered a poll on when the RBA would next cut rates. 32 of them thought that the RBA would cut on 8 July. Only 5 of them did not believe the RBA would cut, Michael Knox being one of them.

On 7 July the AFR published a list of 37 Economists who had answered a poll on when the RBA would next cut rates. 32 of them thought that the RBA would cut on 8 July. Only 5 of them did not believe the RBA would cut on 8 July. I was one of them. The RBA did not cut.

So today I will talk about how I came to that decision. First, lets look at our model of official interest rates. Back in January 2015 I went to a presentation in San Franciso by Stan Fishcer . Stan was a celebrated economist who at that time was Ben Bernanke's deputy at the Federal Reserve. Stan gave a talk about how the Fed thought about interest rates.

Stan presented a model of R*. This is the real short rate of the Fed Funds Rate at which monetary policy is at equilibrium. Unemployment was shown as a most important variable. So was inflationary expectations.

This then logically lead to a model where the nominal level of the Fed funds rate was driven by Inflation, Inflationary expectations and unemployment. Unemployment was important because of its effect on future inflation. The lower the level of unemployment the higher the level of future inflation and the higher the level of the Fed funds rate. I tried the model and it worked. It worked not just for the Fed funds rate. It also worked in Australia for Australian cash rate.

Recently though I have found that while the model has continued to work to work for the Fed funds rate It has been not quite as good in modelling that Australian Cash Rate. I found the answer to this in a model of Australian inflation published by the RBA. The model showed Australian Inflation was not just caused by low unemployment, It was also caused by high import price rises. Import price inflation was more important in Australia because imports were a higher level of Australian GDP than was the case in the US.

This was important in Australia than in the US because Australian import price inflation was close to zero for the 2 years up to the end of 2024. Import prices rose sharply in the first quarter of 2025. What would happen in the second quarter of 2025 and how would it effect inflation I could not tell. The only thing I could do is wait for the Q2 inflation numbers to come out for Australia.

I thought that for this reason and other reasons the RBA would also wait for the Q2 inflation numbers to come out. There were other reasons as well. The Quarterly CPI was a more reliable measure of the CPI and was a better measure of services inflation than the monthly CPI. The result was that RBA did not move and voiced a preference for quarterly measure of inflation over monthly version.

Lets look again at R* or the real level of the Cash rate for Australia .When we look at the average real Cash rate since January 2000 we find an average number of 0.85%. At an inflation target of 2.5 % this suggests this suggest an equilibrium Cash rate of 3.35%

Model of the Australian Cash Rate.
Model of the Australian Cash Rate


What will happen next? We think that the after the RBA meeting of 11 and 12 August the RBA will cut the Cash rate to 3.6%

We think that after the RBA meeting of 8 and 9 December the RBA will cut the Cash rate to 3.35%

Unless Quarterly inflation falls below 2.5% , the Cash rate will remain at 3.35% .

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Investment Watch is a quarterly publication for insights in equity and economic strategy. Recent months have been marked by sharp swings in market sentiment, driven by shifting global trade dynamics, geopolitical tensions, and policy uncertainty.

Investment Watch is a quarterly publication produced by Morgans that delves into key insights for equity and economic strategy.

This publication covers

Economics - 'The challenge of Australian productivity' and 'Iran, from the Suez blockade to the 12 day war'
Asset Allocation
- 'Prioritise portfolio resilience amidst the prevailing uncertainty'
Equity Strategy
- 'Rethinking sector preferences and portfolio balance'
Fixed Interest
- 'Market volatility analysis: Low beta investment opportunities'
Banks
- 'Outperformance driving the broader market index'
Industrials
- 'New opportunities will arise'
Resources and Energy
- 'Getting paid to wait in the majors'
Technology
- 'Buy the dips'
Consumer discretionary
- 'Support remains in place'
Telco
- 'A cautious eye on competitive intensity'
Travel
- 'Demand trends still solid'
Property
- 'An improving Cycle'

Recent months have been marked by sharp swings in market sentiment, driven by shifting global trade dynamics, geopolitical tensions, and policy uncertainty. The rapid pace of US policy announcements, coupled with reversals, has made it difficult for investors to form strong convictions or accurately assess the impact on growth and earnings. While trade tariffs are still a concern, recent progress in US bilateral negotiations and signs of greater policy stability have reduced immediate headline risks.

We expect that more stable policies, potential tax cuts, and continued innovation - particularly in AI - will support a gradual pickup in investment activity. In this environment, we recommend prioritising portfolio resilience. This means maintaining diversification, focusing on quality, and being prepared to adjust exposures as new risks or opportunities emerge. This quarter, we update our outlook for interest rates and also explore the implications of the conflict in the Middle East on portfolios. As usual, we provide an outlook for the key sectors of the Australian market and where we see the best tactical opportunities.


Morgans clients receive exclusive insights such as access to our latest Investment Watch publication. Contact us today to begin your journey with Morgans.

      
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