20 May 2025
By Maynard Paton
H1 2025 results summary for Mountview Estates (MTVW):
- Not the greatest of H1s, as “economic difficulties” and fewer property disposals combined to cut both revenue and profit by 5%, although the interim dividend was maintained and net asset value (NAV) crept to a record £103 per share.
- Property sales delivered a sub-60% gross margin for the fourth consecutive H1, which increasingly suggests ‘reversionary’ gains from regulated tenancies have inherently reduced and/or MTVW has simply overpaid for many past purchases.
- Properties bought and sold following the 2014 valuation continue to realise modest gains, with no obvious adverse trends concerning transaction costs and tenancy mix. The absence of another valuation has now left two non-execs ‘short-changed’ by selling shares below NAV.
- A new non-exec with a “keen focus on governance, risk and compliance” provides hope the board may adopt some fresh thinking on shareholder engagement, estate valuations and director pay, especially as protest votes have reached a record 33% of the share count.
- Recent share purchases by the chief executive may have signalled a tantalising buying opportunity, while the £97 price now offers a 5.4% income, trades 6% below NAV and may be worth £169 if the group’s properties were all sold today at their ‘vacant possession’ value. I continue to hold.