COMPETITION TRIBUNAL OF SOUTH AFRICA
Case No: LM112Sep22
In the matter between:
Vukile Property Fund Limited Acquiring Firm
and
Pan Africa Shopping Centre Target Firm
Approval
[1] On 09 November 2022, the Competition Tribunal (“Tribunal”) unconditionally
approved the large merger wherein Vukile Property Fund Limited (“Vukile”)
intends to acquire the rental enterprise known as Pan Africa Shopping Centre
(“Pan Africa”) as well as its future expansion. Upon the implementation of the
proposed transaction, Vukile will have sole control over Pan Africa.
Panel : Shaista Goga (Presiding Member)
: Fiona Tregenna (Tribunal Panel Member)
: Mondo Mazwai (Tribunal Panel Member)
Heard on : 02 November 2022
Order issued on : 09 November 2022
Reasons issued on : 12 December 2022
REASONS FOR DECISION
Parties to the transaction and their activities
Primary acquiring firm
[2] The primary acquiring firm is Vukile Property Fund Limited (“Vukile”). Vukile is
listed on the Johannesburg Securities Exchange and the Namibian Stock
Exchange.
[3] Vukile is not controlled by any single firm.
[4] Vukile controls several firms including MICC Properties (Pty) Ltd, Clidet No.
1011 (Pty) Ltd, MICC Property Income Fund and Vukile Investment Property
Securitization (Pty) Ltd.
[5] All firms directly and indirectly controlled by Vukile are collectively referred to as
the “Acquiring Group”.
[6] The Acquiring Group’s property portfolio comprises of retail and office space as
well as land under development.
Primary target firm
[7] The primary target firm is the letting enterprise known as the Pan Africa
Shopping Centre (“Pan Africa”) located at Third St, Wynberg, Alexandra,
Johannesburg, 2000.
[8] The Target Firm is owned by Pan African Development Company (Pty) Ltd
(“PanDev”).
[9] The Target Firm and all its subsidiaries will henceforth be referred to as the
“Target Property”.
[10] The Target Property is a lettable retail shopping centre with a Gross Lettable
Area (GLA) of 15 767m2 situated in Alexandra.
Proposed transaction and rationale
Transaction
[11] In terms of the Share Sale Agreement, the Acquiring Group intends to acquire
the Target Property from PanDev. Upon the implementation of the proposed
transaction, the Acquiring Group will have sole control over the Target Property.
Rationale
[12] The Acquiring Group submits that the proposed acquisition is consistent with
Vukile's strategy of being a high-quality, low-risk JSE listed retail focused real
estate investment trust operating in South Africa and in Spain, with a focus in
South Africa on mid to low LSM shopping centres located in South African
townships, rural areas and commuter nodes.
[13] The Target Firm submits that the shareholders in PanDev consider the proposed
transaction to be an attractive opportunity to realise their original investment in
the Pan Africa business through PanDev.
Relevant market and impact on competition
[14] The Competition Commission (“the Commission”) assessed the possible effects
of the proposed transaction in the market for the provision of rentable community
shopping centres within 10 km of Pan Africa.
[15] The Commission found that the proposed transaction results in a horizontal
overlap.
[16] The Acquiring Group will have an estimated post-merger market share of
approximately 4.5% with an accretion of 1.3% in the market for the provision of
rentable community shopping centres
[17] However, the Commission notes that the merged entity will continue to be
constrained by other competing community shopping centres in the relevant
geographic market such as Alexandra Plaza, Midways Mall, Alex Mall, Sandton
City Shopping Centre, Bramley Gardens Shopping Centre, Balfour Mall, and
Greenstone Shopping Centre, amongst others.
[18] The Commission found that there is no pre-existing relationship or vertical
overlap arising as a result of the proposed transaction.
[19] Based on the above, the Commission is of the view that the proposed transaction
is unlikely to substantially prevent or lessen competition in any market.
[20] The Tribunal concurs with this assessment.
[21] No third parties raised concerns regarding the effects of the proposed
transaction on competition.
[22] The Tribunal concludes that the proposed transaction is unlikely to substantially
prevent or lessen competition in any market.
Public interest
Effect on employment
[23] The merging parties submitted that the proposed transaction will not give rise to
any retrenchments in South Africa. Instead, the expansion of Pan Africa will
create job opportunities in the community close to Pan Africa. No concerns were
raised by employee representatives.
[24] The Commission thus concluded that the proposed transaction will not have
adverse effects on employment.
Effect on the spread of ownership
[25] The merging parties submit that Vukile has 21% HDP shareholding and the
Target Property has 51% HDP shareholding.
[26] This transaction means that the HDP shareholding in the Target Property will
decrease from 51% to 21%. However, the merging parties submit that the
transaction allows an HDP shareholding to realise the benefit of their initial
investment.
[27] The Commission notes that the new owners have 21% shareholding by HDPs
and that the HDP sellers of the Target Property will continue to have a
substantial shareholding in Pan Africa.
[28] The Commission finds that, on the facts of this case, the transaction is unlikely
to raise substantial concerns from a public interest perspective.
Conclusion
[29] Considering the above, The Tribunal conclude that the proposed transaction is
unlikely to substantially prevent or lessen competition in any relevant market.
Accordingly, we approve the proposed transaction unconditionally.
12 December 2022
Ms Shaista Goga Date
Concurring: Prof Fiona Tregenna and Ms Mondo Mazwai
Tribunal case manager : Baneng Naape
For the merging parties : Albert Aukema of Cliffe Dekker Hofmeyr
For the Commission : Innocent Mhlongo and Themba Mahlangu