IRSA Inversiones y Representaciones Sociedad Anónima (IRS) Q2 2026 Earnings Call Transcript
Access earnings results, analyst expectations, report, slides, earnings call, and transcript.
Overview
The earnings call summary presents a mixed picture. While there are positive indicators such as high occupancy rates, increased revenues in offices and hotels, and a successful dividend payment, there are also concerns. The net financial results show a significant loss due to peso devaluation, and consumption trends are uncertain. The Q&A section highlights stable tenant agreements but notes potential challenges in the textile sector. Overall, the company's strong financial metrics are offset by economic uncertainties and the impact of currency devaluation, leading to a neutral sentiment prediction.
Key Financial Performance
Net Gain ARS 248.8 billion compared with a loss during the same period last year. This was mainly driven by a gain in the fair value of investment properties.
Shopping Malls Revenue Increased by 4% year-over-year for the 6-month period. This growth is attributed to the inflation-linked fixed lease structure, despite a decline in tenants' real sales (-9% this quarter).
Shopping Malls EBITDA Increased by 2% year-over-year for the 6-month period. The growth is due to the inflation-linked fixed lease structure.
Shopping Malls Occupancy Reached almost 98%, showing strong occupancy levels.
Offices Revenue Increased by 15% year-over-year. This growth is attributed to stable rents at $25-$26 per square meter per month and 100% occupancy.
Hotels Revenue Increased by 44.8% year-over-year. This growth is due to improvements in occupancy (69%) and average rates ($227 per room), driven by stronger activity in sports and corporate-related events.
Fair Value of Investment Properties Posted a gain of ARS 185 billion compared to a loss of ARS 306 billion last year. This change is due to the devaluation of the peso, which increased the value of properties in peso terms.
Net Financial Results Generated a loss of ARS 15.9 billion compared to a gain of ARS 28 billion last year. This was due to the devaluation of the peso affecting debt expressed in peso terms.
Net Interest Remained stable year-over-year but is expected to increase due to higher debt levels.
Income Tax Shifted from generating gains last year (due to losses in investment properties) to generating a deferred tax expense this year, as the company started paying income tax again.
Adjusted EBITDA (Rental Segment) Finished the semester at $102 million, showing positive progress and strong cash generation.
Debt Issuance Issued an additional $180 million in existing notes maturing in 2035 at a yield of 8.25%. This strengthens the company's cash position.
Dividend Payment Paid a dividend yield of 10% during 2025, amounting to $116 million.
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Operating Highlights
Shopping Malls: GLA slightly increased due to small expansions and acquisitions. Occupancy reached 98%. Revenues and EBITDA grew by 4% and 2% respectively, despite a decline in tenants' real sales.
Offices: Portfolio maintained at 58,000 square meters with 100% occupancy. Rents stable at $25-$26 per square meter per month.
Hotels: Gradual recovery with occupancy at 69% and average rates at $227 per room. Margins improved, driven by Buenos Aires hotels' performance.
Ramblas del Plata: Progress in development and commercialization with 26 plots totaling 207,000 sellable square meters. Signed swaps worth $11.7 million and total deals valued at $93 million.
Distrito Diagonal: Construction progress at 23%, with 78% of contracts awarded. Expected to open in May 2027, adding 22,000 square meters of GLA.
Former Israelita Hospital: Acquired for $6.8 million to be transformed into a mixed-use development.
Distrito Calcagno (Uruguay): Signed a swap agreement worth $9.3 million.
Debt Management: Issued $180 million in bonds maturing in 2035 at a yield of 8.25%. Maintains a strong cash position and conservative debt structure with a net debt to rental EBITDA of 1.6x.
Dividend Payment: Paid a dividend yield of 10% ($116 million) during 2025.
Early Activation Programs: Plans for temporary uses in Ramblas del Plata Phase 3, including recreational and commercial facilities to attract public interest.
Mixed-Use Development: Transforming the former Israelita Hospital into a mixed-use property, enhancing urban development.
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Risk or Challenges
Tenant Real Sales Decline: Over the last two quarters, there has been a decline in tenants' real sales, with a 7% drop last quarter and a 9% drop this quarter. This decline is attributed to the electoral context and price pressures, which could impact the company's shopping mall revenues.
Economic and Inflationary Pressures: The company operates in an inflationary environment, with revenues linked to inflation. However, economic uncertainties and potential changes in inflation rates could affect financial performance.
Peso Devaluation Impact: The devaluation of the Argentine peso has led to significant financial impacts, including gains in investment properties and losses in net FX results. This currency volatility poses a risk to financial stability.
Deferred Tax Liabilities: The company has to post deferred tax liabilities on gains in investment properties, which could impact net income and financial results.
Debt and Interest Payments: The company has increased its debt, which will lead to higher interest payments in the future. This could strain financial resources if cash flows do not grow proportionally.
Hotel Renovation Disruptions: Renovation works in one section of the Llao Llao hotel have affected occupancy rates, which could impact revenue from the hotel segment.
Shopping Mall Closures: Development work at Oeste Shopping will result in the mall being closed, potentially affecting short-term revenues.
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Guidance & Outlook
Shopping Malls: The company is working on new developments in La Plata and Oeste Shopping, with plans to grow its shopping mall portfolio. Occupancy rates are strong at 98%, and despite a decline in tenants' real sales, revenues and EBITDA are growing due to inflation-linked fixed lease structures. The economy in Argentina is expected to grow in 2026, which may positively impact shopping mall sales.
Office Segment: The company manages a small portfolio of 58,000 square meters, with 100% occupancy and stable rents at $25-$26 per square meter per month.
Hotels: Gradual recovery in occupancy rates, reaching 69%, with average rates at $227 per room. Margins are improving, driven by strong performance in Buenos Aires hotels and ongoing renovations in other properties.
Distrito Diagonal: Construction progress is at 23%, with 78% of contracts awarded. The project is on track to open in May 2027, adding 22,000 square meters of GLA to the shopping portfolio.
Ramblas del Plata: The company is progressing with commercialization and development, with 20% construction progress. Early activation programs are planned for Phase 3, including recreational facilities and short-term leases for parcels. Infrastructure development is advancing, with 60% completion in Phase 1 roadworks, sewers, and drainage.
Debt and Financial Position: The company issued $180 million in additional notes maturing in 2035, maintaining a strong cash position to finance growth and opportunities. Debt amortization is well-structured, with most maturities in 2033-2035. Net debt to rental EBITDA is 1.6x, and the company has a conservative leverage structure.
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Shareholder Return Plan
Dividend Yield: 10% during 2025
Total Dividend Payment: $116 million paid during November and October
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Key Q&A
Q:What are your expectations for consumption trends this year?
A:Consumption trends are tied to the evolution of the Argentine economy. While tenant sales remain stable in terms of traffic and ticket quantity, the price of clothing has decreased relative to inflation, leading to lower consumption in peso terms. This trend of reducing prices may continue.
Q:Do you expect the impact on consumption and the textile sector crisis in Argentina to affect rental income?
A:Rental agreements are now adjusted monthly by CPI, providing a buffer against inflation. Base rents have become more significant compared to previous years. However, the company is cautious about maintaining sustainable occupancy costs for tenants, and adjustments will be made during contract renewals if necessary.
Q:Have you had requests from tenants to rebalance contract structures, and what is the status of the Philips building lease-up?
A:No significant changes in contract structures have been requested. Occupancy, delinquency, consumption, and tenant pricing remain stable. The Philips building is managed directly by IRSA, and the workspace segment is performing well. IRSA plans to replicate this business model in other locations.
Q:How do you see the real estate sector in Argentina going forward?
A:The company is optimistic about the real estate sector, including residential, retail, and office spaces. They anticipate strong demand, especially when credit becomes available for the middle class. IRSA is also exploring logistics and warehouse opportunities.
Q:How much of the Ramblas project is sold, and are prices meeting expectations?
A:Approximately 20% of the Ramblas project is sold. Land prices are at $600 per square meter, and residential prices are expected to exceed $5,000 per square meter upon project completion, surpassing initial expectations.
Q:What is the maximum level of net leverage IRSA feels confident with, and what are the plans for debt and cash usage?
A:The company is comfortable with a net leverage of less than 3x EBITDA, though it expects to remain below this level. Current net leverage is 1.6x, and the company has over $300 million in cash. Future expansions will be financed through cash flow, with no significant increase in debt anticipated.
Q:Was the dividend paid to ADR holders in December net of the 7% Argentine tax retention?
A:Yes, the dividend paid to ADR holders in December was net of the 7% Argentine tax retention.
Q:Can you provide details on the Golden Juniors Segregated Portfolio?
A:The Golden Juniors Segregated Portfolio is a fund created to diversify liquidity, investing in companies, gold, and silver. IRSA invested $6.5 million in this fund, which has performed well over the past six months but represents a small portion of the company's liquidity.
Q:Review of Unclear Management Responses
A:Management avoided directly addressing whether tenants have requested changes to contract structures, providing general information about stable occupancy and other metrics instead. Additionally, while optimistic about the real estate sector, the timeline for credit availability and its impact on demand was not clearly defined.
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Earnings Word Cloud
The most frequently occurring keywords in this quarter's earning call
Aires activity
Aires plan
Argentina province
Argentina sale
Bay riverfront
Buenos Aires
Calcagno swap
Construction line
Diagonal city
Hotels
Llao
Offices
Phase
Shopping Malls
acquisition
area
commercialization
construction
date
development
expansion
floor
gain
increase
inflation
level
meter GLA
month period
parking
price
progress
rdoba
rent
room
structure
swap agreement
term revenue
value
work
IRS Transcript
IRSA Inversiones y Representaciones Sociedad Anónima (IRS) Q2 2026 Earnings Call Transcript
Unknown2-5
The earnings call summary presents a mixed picture. While there are positive indicators such as high occupancy rates, increased revenues in offices and hotels, and a successful dividend payment, there are also concerns. The net financial results show a significant loss due to peso devaluation, and consumption trends are uncertain. The Q&A section highlights stable tenant agreements but notes potential challenges in the textile sector. Overall, the company's strong financial metrics are offset by economic uncertainties and the impact of currency devaluation, leading to a neutral sentiment prediction.
IRSA Inversiones y Representaciones Sociedad Anónima (IRS) Q1 2026 Earnings Call Transcript
Unknown11-6
The earnings call presents mixed signals: strong dividend distribution and positive net income contrast with hotel segment weakness and economic volatility. The Q&A reveals management's confidence in cash generation and strategic flexibility, despite some unclear responses. Given these factors, the stock price reaction is likely to remain stable, leading to a neutral rating.
IRSA Inversiones Y Representaciones Sociedad Anónima (IRS) Q4 2025 Earnings Call Transcript
Positive9-4
The earnings call summary and Q&A reveal strong financial performance, with record-high EBITDA, stable office rents, and increased shopping mall valuations. The company has a healthy debt structure and plans for future dividends. Despite challenges in the hotel segment, the overall outlook is optimistic, with fast sales in Ramblas and potential new office projects. The Q&A section shows analysts' confidence, despite some uncertainties. The positive momentum, combined with strategic initiatives, suggests a likely stock price increase of 2% to 8% over the next two weeks.
IRSA Inversiones y Representaciones Sociedad Anónima (IRS) Q3 2025 Earnings Call Transcript
Positive5-7
The earnings call reveals strong financial performance with a record high EBITDA, significant net income recovery, and high occupancy rates in malls. Despite challenges in the hotel segment and economic risks in Argentina, the company's conservative debt structure and strategic bond issuance are positive. The Q&A section shows management's optimism for growth and strategic partnerships, although some uncertainty remains regarding CapEx and dividend policies. Overall, the positive financial metrics and strategic outlook outweigh the risks, suggesting a positive stock price movement.
IRS Report
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