Tax Information

Tax cost base information

Cost base of Dexus Industria REIT securities acquired in the Initial Public Offer (IPO)

If you acquired Dexus Industria REIT (formerly APN Industria REIT) securities as part of the Institutional Offer, Broker Firm Offer or the Priority Offer, the cost base per stapled security acquired is $2.00. For capital gains tax purposes this cost base is required to be apportioned between each entity comprising Dexus Industria REIT on a reasonable basis. One possible method of apportionment is on the basis of the relative Net Tangible Assets of the individual entities comprising Dexus Industria REIT at IPO. This is set out below:

Entity Allocation
($ per security)
 Industria Trust No.1  1.3564739410
 Industria Trust No.2  0.1618314471
 Industria Trust No.3  0.1618314471
 Industria Trust No.4  0.1014358420
 Industria Company No.1 Limited
 0.2750434196
   2.0000000000

Cost base of Dexus Industria REIT securities for Australand Wholesale Property Fund 6 (AWPF6) investors who elected to retain securities

If you were an AWPF6 investor that elected to retain some or all of your securities, the establishment steps to create Dexus Industria REIT will mean that you are required to allocate your existing cost base of AWPF6 across each entity comprising Dexus Industria REIT. This is illustrated via the following steps:

Step 1 – Return of capital and subscription for new securities


AWPF6 investors that elected to retain some or all of their securities received a return of capital from Industria Trust No.1 (formerly Australand Wholesale Property Trust No.6 (
AWPT6)) and Industria Trust No.2 (formerly Australand Wholesale Property Trust No.6A (AWPT6A)) which was then compulsorily applied to subscribe for new units in Industria Trust No.3 and Industria Trust No.4 and new shares in Industria Company No.1 Limited. This step is set out below:

Entity Return of capital per AWPT6 Unit
($ per security)
Return of capital per AWPT6A Unit
($ per security)
Compulsory acquisition of Dexus Industria REIT securities
($ per security)
 Industria Trust No.1 (formerly AWPT6)  -0.2115541042    
 Industria Trust No.2 (formerly AWPT6A)    -0.0252390450  
 Industria Trust No.3 (formerly WDPP)      0.0517221358
 Industria Trust No.4 (formerly BTPC)      0.0498641917
 Industria Company No.1 Limited (formerly ADHPL)      0.1352068216
   -0.2115541042  -0.0252390450  0.2367931492

As a result of the above step you may have realised a capital gain on the formation of Dexus Industria REIT if the aggregate of the capital return made (refer above) exceeded the reduced tax cost base of your investment in AWPT6 and AWPT6A units. Your reduced tax cost base is determined as the acquisition price paid for AWPT6 and AWPT6A units, less any tax deferred distributions or capital returns previously paid. We recommend that you contact your accountant or taxation adviser on this matter.

Step 2 – Subdivision of Units in the Trusts and Shares in Industria Company No.1 Limited


Following the completion of Step 1 above, a number of unit and share subdivision and consolidation steps occurred such that AWPF6 investors ultimately received 0.4915835539 units (rounded up) in Dexus Industria REIT for every AWPF6 security an investor elected to retain. As an example, if you elected to ‘roll over’ 10,000 AWPF6 securities you will have received 4,916 Dexus Industria REIT stapled securities.

As a result of the completion of the subdivision and consolidation steps described above, the resultant tax cost base will need to be reallocated proportionately across the revised number of units and shares in Dexus Industria REIT. This can be determined by dividing the tax cost base of each Trust or Company calculated after the completion of Step 1 by 0.4915835539.

Illustrative example


The above steps 1 and 2 are set out in the following illustrative example:

Assumptions
 Initial holding (stapled AWPF6 securities all converted to Dexus Industria REIT securities)  10,000
 Dexus Industria REIT securities owned post conversion  4,916
 Acquisition value (per stapled AWPF6 security)  $1.0000

 

Tax Cost Base assumptions AWPT6  AWPT6A 
 Assumed relative NTA allocation on acquisition date A  $0.9000  $0.1000
 Assumed tax deferred distributions and returns of capital received B  $0.2037  $0.0258
 Assumed reduced tax cost base  C = A-B  $0.6963  $0.0742

 

Illustrative Tax Cost Base calculation   AWPT6 (renamed to Industria Trust No.1) AWPT6A (renamed to Industria Trust No.2) Industria Trust No.3 Industria Trust No.4 Industria Company No.1 Limited
 Acquisition    $0.9000  $0.1000  -  -  -
Assumed tax deferred distributions received    ($0.2037)  ($0.0258)  -  -  -
     $0.6963  $0.0742  -  -  -
Step 1: Returns of Capital and subscription for new securities    ($0.2116)  ($0.0252)  $0.0517  $0.0499  $0.1352
   D  $0.4848  $0.0489  $0.0517  $0.0499  $0.1352
Step 2: Unit and share subdivision / consolidation – division factor  E  0.4915835539  0.4915835539  0.4915835539  0.4915835539  0.4915835539
   F = D/E  $0.9862  $0.0995  $0.1052  $0.1014  $0.2750

 

Cost base apportionment for CGT purposes – based on net tangible assets of the individual entities as at 30 June 2014

 

Entity Allocation per security
 Industria Trust No.1  65.92%
 Industria Trust No.2  7.93%
 Industria Trust No.3  7.31%
 Industria Trust No.4  3.99%
 Industria Company No.1 Limited  14.85%
   100.00%

 

Cost base apportionment for CGT purposes – based on net tangible assets of the individual entities as at 30 June 2015

 

Entity Allocation per security
Industria Trust No.1 66.16%
Industria Trust No.2 7.13%
Industria Trust No.3 6.53%
Industria Trust No.4 4.66%
Industria Company No.1 Limited 15.52%
100.00%

 

Cost base apportionment for CGT purposes – based on net tangible assets of the individual entities as at 30 June 2016

 

Entity Allocation per security
Industria Trust No.1 67.27%
Industria Trust No.2 7.37%
Industria Trust No.3 7.20%
Industria Trust No.4 3.67%
Industria Company No.1 Limited 14.49%
100.00%

 

Cost base apportionment for CGT purposes – based on net tangible assets of the individual entities as at 30 June 2017

 

Entity Allocation per security
Industria Trust No.1 70.57%
Industria Trust No.2 7.10%
Industria Trust No.3 4.52%
Industria Trust No.4 3.40%
Industria Company No.1 Limited 14.41%
100.00%

 

Cost base apportionment for CGT purposes – based on net tangible assets of the individual entities as at 30 June 2018

 

Entity Allocation per security
Industria Trust No.1 72.44%
Industria Trust No.2 6.40%
Industria Trust No.3 4.20%
Industria Trust No.4 2.74%
Industria Company No.1 Limited 14.22%
100.00%

 

Cost base apportionment for CGT purposes – based on net tangible assets of the individual entities as at 30 June 2019

 

Entity Allocation per security
Industria Trust No.1 71.82%
Industria Trust No.2 6.32%
Industria Trust No.3 4.12%
Industria Trust No.4 2.48%
Industria Company No.1 Limited 15.26%
100.00%

 

Cost base apportionment for CGT purposes – based on net tangible assets of the individual entities as at 30 June 2020

 

Entity Allocation per security
Industria Trust No.1 73.89%
Industria Trust No.2 5.66%
Industria Trust No.3 3.61%
Industria Trust No.4 2.20%
Industria Company No.1 Limited 14.64%
100.00%


Cost base apportionment for CGT purposes – based on net tangible assets of the individual entities as at 30 June 2021

 

Entity Allocation per security
Industria Trust No.1 76.14%
Industria Trust No.2 4.99%
Industria Trust No.3 2.92%
Industria Trust No.4 2.28%
Industria Company No.1 Limited 13.67%
100.00%

The above information is designed to assist you in completing your tax return when you dispose of your Dexus Industria REIT stapled securities. As each security holder’s particular circumstances is different, we recommend you seek professional advice in relation to the taxation implications of your investment. Whilst every care has been taken in the preparation of this information, Dexus Industria REIT reserves the right to make amendments or corrections to the information set out above.

Tax guide


Please click
here to download the Tax Guide 2021 for Dexus Industria REIT (formerly APN Industria REIT).to download the Tax Guide 2021.

Tax components


Please click
here to download the breakdown of tax components since the financial year ended 30 June 2014.

Back to top