CRR was established and listed on the Australian Securities Exchange on 27 July 2017.
Convenience Retail REIT (CRR) is a stapled group and that means that each CRR Security comprises three separate assets (one Convenience Retail REIT No.1 unit, one Convenience Retail REIT No.2 unit and one Convenience Retail REIT No.3 unit).
For Australian tax purposes the consequences of amounts paid to security holders on their CRR Securities and the consequences of a sale of their CRR Securities requires an analysis of what is happening in respect of each of the three stapled securities that make up a CRR Security.
CRR pays distributions quarterly. The Australian tax components of the distributions received each financial year and guidance for Australian tax payers about how to record the distributions received in their tax returns are described in annual Tax Statements and Tax Guides that CRR provides to security holders in August each year. This information will also be published on this website once they are available.
Security Cost Base (Capital Gains Tax)
The Australian tax consequences of the sale or other disposal of a CRR Security and the allocation of any Attribution Managed Investment Trust (AMIT) cost base net amount – excess/shortfall (as detailed on the annual Taxation Component Statement) will typically depend on the cost base that the security holder has in the their CRR Securities.
This cost base needs to be determined in respect of each of the three different securities that make up each stapled CRR Security and this needs to be done in respect of the various tranches of CRR Securities the security holder has.
The cost base of CRR Securities a security holder has will be calculated in a different way depending on whether the CRR Securities were acquired in the 2017 IPO (described above), were acquired as a result of an investment in a predecessor fund (APN Portfolio Plus Property or APN Retail Property Fund) or were acquired after the IPO (e.g. purchased on the ASX).
Security holders that acquired their CRR Securities as a result of participating in the 2017 IPO will have a cost base as outlined here.
Security holders that acquired their CRR Securities as a result of an original investment in the predecessor fund, APN Portfolio Plus Property, will have a cost base as outlined here.
Security holders that acquired their CRR Securities as a result of an original investment in the predecessor fund, APN Retail Property Fund, will have a cost base as outlined here.
Security holders that have acquired CRR Securities since the 2017 IPO need to set the cost base they have by allocating the cost of each CRR Security over the separate assets that make up the stapled securities on a reasonable basis. The way this can be done, as well as the allocation of sale proceeds (to calculate any taxable gain on sale), is to apply a Net Asset Value approach in respect of the 3 stapled entities using the following information:
Convenience Retail REIT No.1
|Convenience Retail REIT No.2||
Convenience Retail REIT No.3
|30 June 2018||33.05%||48.23%||18.72%|
|31 December 2017||
|IPO (27 July 2017)||
Fund Payment Notices
Managed Investment Trusts like Convenience Retail REIT are required to provide some specific information about their distributions to the ASX to assist custodians to determine the amount of Australian withholding tax to deduct from on payment to investors. A record of these quarterly notices is available in our ASX Announcement section here.