Summer Listed Property
Summary of investment objective and strategy
To achieve long-term returns (before fees, taxes and other expenses) greater than the S&P/NZX All Real Estate Gross with Imputation Index.
These investments typically have high levels of movement up and down in value.
Risk indicator
The risk indicator is rated from 1 (low) to 7 (high). The rating reflects how much the value of the fund’s assets goes up and down (volatility). A higher risk generally means higher potential returns over time, but more ups and downs along the way. The risk indicator is based on the returns data for the five years to 30 June 2026.
Strategic investment mix
| Category | % |
|---|---|
| Cash and cash equivalents | 5.00% |
| New Zealand fixed interest | 0.00% |
| International fixed interest | 0.00% |
| Total income assets | 5% |
| Australasian equities | 20.00% |
| Listed property | 70.00% |
| International equities | 5.00% |
| Total growth assets | 95% |
| Total portfolio | 100% |
Minimum suggested investment timeframe
Fund at a glance
Unit price (as at 31 August 2026): $1.2892
Date the fund started: 19 September 2016
Fund returns
| PIR | 1 Month | 3 Month | 1 Year | 3 Years^ | Total since inception^ |
|---|---|---|---|---|---|
| 28% | -1.27% | -0.75% | -5.93% | 0.96% | 2.71% |
^ Annualised
Fund returns are calculated net of fund charges, trading expenses and accrued tax for a New Zealand resident individual paying tax at the Prescribed Investor Rate identified above.
Top 10 investments
| # | Asset name | % of fund net assets |
|---|---|---|
| 1 | Goodman NZ Ltd & Goodman Property Services Ltd | 18.93% |
| 2 | Precinct Properties New Zealand Limited | 18.36% |
| 3 | Kiwi Property Group Limited | 14.90% |
| 4 | Property For Industry Limited | 10.08% |
| 5 | Vital Healthcare Property Trust | 7.83% |
| 6 | Argosy Property Limited | 7.39% |
| 7 | Stride Property Group | 5.88% |
| 8 | BNZ Transactional Account NZD | 4.06% |
| 9 | Investore Property Limited | 1.83% |
| 10 | New Zealand Rural Land Company | 1.78% |
| Top 10 investments total | 91.04% | |
Portfolio Holdings
Summer Listed Property Portfolio Holdings
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Manager's Commentary
How did your portfolio perform?
The Listed Property Fund (the Fund) delivered a return after fees and before tax of -1.28% for August, fractionally underperforming the Fund’s benchmark return of -1.10%. For the 12 months to the end of August the Fund delivered a return after fees and before tax of -5.59%, modestly underperforming the Fund’s benchmark return of -5.23%.
The Fund’s positions in the aged care sector were the biggest positive contributors to relative returns in August despite only Summerset reporting earnings. The sector is benefiting from the hope of improved government funding and a greater focus on cash flows from both operations and the development arms of the businesses.
Out of index Charter Hall Group (CHC) was the largest drag on relative performance. The result was solid, but earnings guidance missed expectations on lower performance fees and higher costs. As a developer and growth-oriented entity, the dividend yield is low relative to the sector.
We actively manage the Fund’s foreign currency exposure from Australian equities. The NZ Dollar fell -1.35% against the Australian Dollar during the month.
What happened in the markets you invest in?
Four major NZ property companies and many of our key Australian out-of-index holdings reported in August. Operating results were robust, but sector index returns remained pressured.
Positive rental reversion, low vacancies and disciplined supply continue to support sector fundamentals; however, higher long-term interest rates remain the key earnings headwind as current low-cost hedges reset to current market levels.
NZX-listed Winton Land was the main stock-specific issue. A weaker result was compounded by the resignation of three independent directors and the CFO, citing differences with the founder and majority shareholder. Trading resumed after a new independent chair was appointed.
The Australian property sector also weakened despite sound results. Rates pressure is more acute given increased hedge roll-off and valuations closer to asset backing. We added selectively to preferred names while keeping exposure modest at around ~4% of the fund.
What are we thinking about the future?
While higher interest rates remain a headwind, we do not believe they fully offset improving sector fundamentals. Independent valuations have been broadly stable, aside from selected assets requiring repositioning.
The sector’s dividend yield premium to bonds is now well above its medium-term average. Balance sheets are generally sound, although most companies will need to recycle capital before committing to new investments. Dividend growth is likely to remain subdued until higher interest costs are fully reflected in earnings.
Developers face a higher-risk environment, including tenant demand, access to equity funding and difficult residential market conditions. However, share price weakness has created selective opportunities. Our focus remains on pricing risk appropriately rather than avoiding it outright.
*The benchmark for the fund is the S&P/NZX All Real Estate Gross with Imputation Index.