Open for Investment
Charter Hall Direct Office Fund (DOF) right-arrow

Charter Hall Direct Office Fund is an unlisted property fund with a diversified and growing quality Australian office property portfolio with a focus on CBD and established property markets.

Welcome to the Investor Centre

Here you will find information relating to unit prices, distributions, taxation and fund liquidity.

 

Unit Price

The Wholesale A unit class is open for investment.

The current buy spread is nill and the current sell spread is 2.5%

Please note the unit price is placed on hold during the time taken to process distributions.

Download historical unit prices

Past performance is not a reliable indicator of future performance. For more information see the Product Disclosure Statement

Distributions

The fund's distributions are payable quarterly in arrears between 15 and 20 days after the quarter ending March and September and between 20 and 25 days after the quarter ending June and December.

DOF's distribution rate from 1 July 2019 is 8.50 cpu p.a (Wholesale A units).

Download historical distributions

Australian and New Zealand resident investors may reinvest all of their distribution entitlement for Ordinary Units. Any distribution reinvested will be invested at the ex-distribution entry price prevailing on the last day of the period. There is currently no buy spread and a 2.5% discount to the entry price for reinvested distributions.

How to Invest

ICONS - TENNANT BENEFIT 1
Read

 

Read the Product Disclosure Statement (PDS) in full. 

ICONS - TENNANT BENEFIT 2
Consider

 

Consider the offer, paying particular attention to the risks set out in the PDS.

ICONS - TENNANT BENEFIT 3
Consult

 

Consult your financial adviser, stockbroker and other professional adviser.

ICONS - TENNANT BENEFIT 4
Access

 

Access our online applications or complete the paper copy accompanying the PDS.

Registry Login

Existing investors can access information on their holding through InvestorServe, a secure online facility hosted by the registry, Boardroom. Investors can view details of their holding, update personal information or communication preferences and download historical statements or correspondence.

If you are having trouble accessing InvestorServe or you aren’t registered yet, call the registry on 1300 137 895.

Registry Login

Taxation

The fund's year end for taxation purposes is 30 June, at which time the net income and the components of the distribution are determined. The total annual distribution is advised in the Annual Tax Statement, mailed to investors in August.

To access your Annual Tax Statement please login to InvestorServe or contact registry.

 

Withholding tax to be applied to foreign investors

DOF is a managed investment trust for the purpose of subdivision 12-H of the Taxation Administration Act 1953 (Cth). These components are provided solely for the purposes of subdivision 12-H and should not be used for any other purpose.

Distribution history for the purpose of Subdivision 12-H.

View Current

View Historic

 

Taxation Guide

A taxation guide has been produced to assist investors in completing their income tax return. The guide provides general information only and should not be relied on, and does not constitute taxation advice.

View Taxation Guide

 

Liquidity

The Fund remains open and has five-year investment terms. This information is for investors looking to redeem their investment.

As per the product disclosure statement dated 1 March 2019, Charter Hall Direct Office Fund provides Limited Withdrawal Offers and Liquidity Events.

Regular Limited Withdrawal Offers

Limited Withdrawal Offers are intended to be made every six months, subject to the Fund having available liquid assets. Limited Withdrawal Offers are notified via the quarterly report and published on this website.

There are currently no Limited Withdrawal Offers open.

Limited Withdrawal Offer Dates

 

Notification

Open Date

Close Date

Payment Date

June 2020
quarterly report

Expected July 2020

Expected August 2020

Expected September 2020

Historical Limited Withdrawal Offer Dates

NotificationOpen DateClose DatePayment Date

June 2019 

quarterly report

31 July 201923 August 20196 September 2019
December 2018
quarterly report
31 January 201922 February 20195 March 2019

June 2018 
quarterly report

31 July 2018

24 August 2018

4 September 2018

December 2017
quarterly report

31 January 2018

23 February 2018

2 March 2018

June 2017 
quarterly report

28 July 2017

18 August 2017

1 September 2017

December 2016
quarterly report

27 January 2017

17 February 2017

3 March 2017

June 2016
quarterly report

29 July 2016

19 August 2016

3 September 2016

December 2015
quarterly report

5 February 2016

26 February 2016

8 March 2016

Liquidity Events


Liquidity Events will be offered every five years. Subject to its obligations at law, the Responsible Entity will endeavour to provide liquidity for all investors wishing to redeem all or some of their investment.

The next Liquidity Event is scheduled for December 2019 and all investors will be notified at that time.


General information about liquidity

DOF is an illiquid investment and is not open to daily withdrawals.

When a Limited Withdrawal Offer or Liquidity Event is open, a form will be available on this website. Please note that withdrawal or liquidity forms are not general and are specific to each offer.

When participating in Limited Withdrawal Offers or Liquidity Events you can go online to InvestorServe to confirm that your form has been received or you can call the registry on 1300 137 895 to request confirmation of receipt. Any forms received after the close date will not be valid.

The amount you receive when you participate in a Limited Withdrawal Offer or Liquidity Event is the number of units you redeem multiplied by the unit price as at the date of payment, less any sell spread. All offers may be cancelled, deferred, scaled back or suspended in exceptional circumstances. Refer to the PDS for further details.

Frequently Asked Questions

When are distributions paid?

Distributions for DOF are payable quarterly in arrears between 15 and 20 days after the quarters ending March and September and between 20 and 25 days after the quarters ending June and December. Further information can be found on the Investor Centre page.

What is the term of the fund?

DOF has rolling five year investment terms. 

The fund was relaunched in 2014 with an initial term ending in or around December 2019. Following the conclusion of the initial term, the fund will have rolling five year terms.

What is an APIR® code?

A unique identifier issued by APIR® to participants and products within the financial services industry. DOF's APIR® code is MAQ0842AU (Wholesale A units), MAQ0433AU (Retail units), MAQ0650AU (Ordinary units) and MAQ0448AU (Wholesale units).

How do I withdraw my units in the fund?

DOF is not open to daily withdrawals. 

DOF is an illiquid investment and investors should expect to redeem their investment in the fund only when it is wound up, or through a Limited Withdrawal Offer or Liquidity Event. 

As per the fund's product disclosure statement, DOF provides Limited Withdrawal Offers and Liquidity Events. 

Limited Withdrawal Offers are intended to be made every six months, subject to the fund having available liquid assets. Liquidity Events will be offered at the conclusion of each five year investment term.

Please refer to the Liquidity section of the Investor Centre and the product disclosure statement for additional information.

Units in DOF are also transferable and investors may elect to sell their units privately. 

We cannot assist investors to find a buyer for their units. However if an investor does find a willing buyer and negotiates the sale of their units, a standard transfer and application form will need to be completed by each party and sent to our registry for processing. Forms are available for download on the Documents & Forms page.

DOF also has relief from ASIC to pay redemption requests received from investors who are suffering financial hardship. If you qualify for financial hardship you may be able to access some or all of your investment. Please refer to the FAQ titled 'Can I withdraw my investment in the fund if I am suffering hardship?' for additional information.

What is a Limited Withdrawal Offer and when are they announced?

A Limited Withdrawal Offer is a way for us to assist investors who wish to access their capital by offering an opportunity to redeem their investment. 

As per the DOF product disclosure statement, Limited Withdrawal Offers are intended to be made every six months, subject to the fund having available liquid assets. 

Charter Hall intends to notify investors of upcoming Limited Withdrawal Offers via the quarterly report. Additional details will be published under the Liquidity section of the Investor Centre.

To participate in a Limited Withdrawal Offer, investors will need to complete a withdrawal form and submit completed forms to the registry for processing. Withdrawal forms will be made available for download in the Investor Centre once a Limited Withdrawal Offer has opened.

How will I know if my Limited Withdrawal Offer form has been received?

To check correspondence has been received, please go online to InvestorServe at any time. Alternatively, you can call our registry on 1300 137 895 to request confirmation of receipt. Please ensure you provide your investor number when making any enquiries about your investment. 

What happens if I am late in posting my Limited Withdrawal Offer form?

Any forms received after a Limited Withdrawal Offer has closed will not be counted or valid and will not receive a redemption.

How much will I receive from the Limited Withdrawal Offer?

The amount you receive from a Limited Withdrawal Offer will depend on the total value of all requests received. As a result, the amount you receive may be less than the amount you have requested. If the total value of requests from investors exceeds the amount available, you will receive a percentage of your requested amount.

How much can I withdraw through the hardship policy?

The minimum withdrawal amount is $10,000 (subject to change and management's discretion). If a withdrawal request is received which would result in you holding less than the minimum withdrawal amount and your hardship redemption meets the ASIC criteria, your entire investment may be redeemed.

The maximum withdrawal amount investors can apply for through a hardship request is the lesser of:

  • the amount required as a result of the hardship and meeting the ASIC criteria; and
  • $100,000 p.a.

How do I apply for hardship redemption?

Different application processes apply dependent on the investor type.

Indirect investors:

Where a person has invested indirectly through an entity such as a superannuation fund, master trust or wrap account (also referred to as an Investor Directed Portfolio Service or ‘IDPS’), please refer to the documentation and processes pertaining to the IDPS.

A hardship application must be made on behalf of the person who is seeking a withdrawal based on hardship. This is done by completing the appropriate withdrawal application form and attaching it to the hardship statutory declaration completed by the individual experiencing the hardship.

The superannuation fund, master trust or wrap account investor must comply with any obligations under the terms of the relevant trust or arrangement under which it acts and all other applicable laws.

Direct investors:

For direct investors in the fund, please note that an investor must have exhausted all other avenues to access sufficient funds including applying for financial hardship through the investor's superannuation fund and applying to Centrelink for assistance. This information is to be attached to a hardship withdrawal application form and mailed to the fund's registry.

An investor suffering from hardship must:

  • Complete a statutory declaration setting out the grounds for making the application. This form be found on our Documents & Forms page.
  • Provide the required evidentiary proof to confirm the declaration.
  • Complete a withdrawal form for the fund.

Send the relevant forms and supporting documents to:

Charter Hall Direct Property Management Limited

GPO Box 2704

Sydney NSW 2001

How are hardship redemptions processed and when will I be paid?

Each hardship claim is assessed on an individual basis according to the ASIC hardship criteria and supporting documentation. Whilst every effort will be made to process hardship claims on a quarterly basis, it may take longer to fully assess and process a successful hardship claim.

If a hardship request meets the ASIC criteria and is approved, payment will be made as soon as practical and will usually be around 30 days after approval is granted.

Will I be able to request a hardship redemption at any time?

It is intended that hardship redemptions will be available to investors whilst the fund has sufficient liquid assets required to operate the fund in the best interests of all investors. The hardship policy may be suspended, cancelled or modified at any time.

What unit price will my hardship redemption payment be based on?

If a hardship redemption is approved, the withdrawal of units in the fund will be based on the sell price at the date of approval. See the Unit price section for the latest available unit price.

If I apply for redemption under the hardship policy can I still apply under the withdrawal offer?

Yes, you can apply for redemption under the hardship policy in addition to applying for redemption under a withdrawal offer. Please note a redemption request under the hardship policy is subject to additional criteria.

Can I reclassify my retail, wholesale or ordinary units to wholesale A units?

Yes. Holders of Retail, Wholesale and Ordinary units may elect to have their holding reclassified as Wholesale A units. Conditions apply. Please consult your adviser, then contact us on 1300 652 790 or email directproperty@charterhall.com.au for further information.

Can I participate in the distribution reinvestment plan?

The option to reinvest your distributions is only available to Australian or New Zealand resident investors and only applies to DOF Wholesale A Units. Please refer to the Distribution section of the Investor Centre and the product disclosure statement for additional information.

 

Who do I speak to about my investment in the fund?

You may speak to your financial adviser, other professional adviser, our registry Boardroom and/or Charter Hall.

Alternatively you can log on to Charter Hall InvestorServe or contact our registry on 1300 137 895 for account or administrative issues including:

  • Account balances
  • Taxation, Distribution, transaction and other statements
  • Processing of your application
  • Changing your address, bank account details or name
  • Recording your tax file number  
  • Checking your holding balance and unit price
  • Other administrative matters

 You can also call the unit registry for assistance with logging into InvestorServe on 1300 137 895.

What is the value of my investment?

The value of your investment can be calculated by multiplying the number of units you hold by the fund’s current unit price. You can find the number of units you hold on your distribution or transaction statement and the latest unit price can be found on the investor centre page for the relevant fund.

Alternatively, you can log on to Charter Hall InvestorServe or contact our registry. Please ensure you have your investor number when requesting this information.

When will I receive my annual taxation statement?

Annual taxation statements are mailed to investors in July/August for each separate investment held. The annual taxation statement shows the taxation components of the distribution payments made throughout the year. Investors should wait to receive this statement before lodging their tax return. Please contact your tax adviser should you have any questions on the information contained within the taxation statement.

How do I update my personal details?

To notify a change of your details, please log on to Charter Hall InvestorServe. Alternatively, please advise our registry in writing using the relevant form based on your circumstances. Registry forms are available for download on the Documents & Forms page.

Please note the important requirements you should attach to your completed change of details form, as appropriate:

Change of name by marriage:

  • original certified copy of the marriage certificate
  • letter of request with current and new signature

Change of name by divorce: 

  • original certified copy of your marriage, birth certificate or any other legally recognised document to confirm your maiden name
  • letter of request with current and new signature 

Change of name by deed poll: 

  • original certified copy of the deed poll confirming your signature
  • letter of request with current and new signature

Change of company name: 

  • original certified copy of the certificate of incorporation reflecting the change in the name of the company 
  • letter of request signed by the relevant parties
  • new signature or Power Of Attorney list

Forms are to be returned to:

Boardroom Pty Limited 

GPO Box 3993

Sydney NSW 2001

Phone: 1300 137 895

Can I transfer my holding to another entity or person?

Yes, a transfer takes place when you decide to sell all or part of your investment to another person or entity. 

A transfer is a change of ownership of units within the same fund. A separate standard transfer form is required to transfer your holding for each registered holding.  

Please seek financial advice. 

The standard transfer form can be found on our Documents & Forms page. 

Please note that when a transfer takes place, our registry treats this as a new holding, even if it is a simple name change with the same trustees or company directors. Therefore all banking details, tax file numbers, Australian business numbers (ABNs) and adviser details will need to be provided on the new transfer form.

How do I administer a deceased estate?

You are required to provide written notification to note the death of an investor on our register. You will need to provide the following:

Individual account (Australian unitholding)

  • Certified copy of death certificate

Joint account or joint executors of a super fund (Australian unitholding):

  • Certified copy of death certificate
  • Request to register surviving holder form
  • Once we receive these we will update our register to state ""Estate of the Late..."". Following this, the units can be transferred into the beneficiary's name(s).

Depending on your circumstances, the following documentation is required:

Individual account (Australian unitholding) with probate:

  • Certified copy of Grant of Probate or Letters of Administration
  • s1071B form (if applicable - this is only relevant if a probate is obtained outside the state where the units are registered. This is to ensure that probate has not been applied for in more than one state or territory. Units are registered in Victoria for all of our Trusts.)
  • Transfer form
  • Valid application form

Individual account (Australian unitholding) without probate:

  • Certified copy of will
  • Certified copy of death certificate (if not already provided)
  • Statutory declaration in accordance with s1071B(9)(b)(iii) and (c) of the Corporations Act 2001 signed by the authorised party.
  • Transfer form
  • Valid application form

Individual account (Australian unitholding) without probate or will (holding valued at less than $20,000):

  • Certified copy of death certificate (if not already provided)
  • Statutory Declaration in accordance with s1071B(9)(b)(iii) and (c) of the Corporations Act 2001 signed by the authorised party
  • Small estate indemnity
  • Transfer form
  • Valid application form
  •  If the value of the holding is less than $20,000, you will need to obtain a grant of probate.

Joint account or joint executors of a super fund (Australian unitholding):

  • Request to register surviving holder form
  • Certified copy of death certificate (or probate) (if not already provided)
  • Confirmation of tax file number (TFN)
  • Written request from the surviving unitholder to transfer
  • New application form

Sole Director of a Company:

  • ASIC search confirming the appointment of the new director
  • Certified copy of the notification to ASIC (form 484), signed by the new director

Contact our registry on 1300 137 895 for further information on administering a deceased estate or for information on overseas unitholder or company matters.

Deceased estate's holdings can be redeemed via limited withdrawal offers or liquidity events. The relevant form is required to be signed by the executor or public trustee where there is probate. Without probate, a redemption request sent by the authorised party is required with a statutory declaration stating that probate has not been requested in any other state and no one is contesting the will. 

How do I notify Charter Hall of my tax file number (TFN)?

If you do not provide your tax file number on your original application form, you can provide it at any time in the future. Please note it is not compulsory to quote your TFN, however withholding tax will be taken from any payments from Investors who elect not to provide their TFN. These investors will then be required to claim the withholding tax through their annual tax return. The tax file number form can be found on the Documents & Forms page.

What is a certified document and who can certify a document?

If you are required to submit a certified copy of any original document, an authorised person needs to certify that the copy is a true copy of the original. A document can be certified by one of the following persons:

  • a person who is currently licensed or registered under a law to practise in one of the following occupations:
    • medical practitioner; 
    • nurse;
    • dentist;
    • physiotherapist;
    • chiropractor;
    • pharmacist;
    • optometrist; or
    • veterinary surgeon;
  • a person who is enrolled on the roll of the Supreme Court of a state or territory, or the High Court of Australia, as a legal practitioner; or
  • a person on the following list:
    • an Australian Postal Corporation permanent employee or agent (who is currently employed and has two or more years of continuous service or is in charge of supplying postal services to the public);
    • an officer with, or an authorised representative of, a holder of an AFSL, with two or more continuous years of service with one or more licensees;
    • a teacher employed on a full-time basis at a school or tertiary education institution;
    • a minister of religion (under Subdivision A of Division 1 of Part IV of the Marriage Act 1961 (Cth));
    • a marriage celebrant (registered under Subdivision C of Division 1 of Part IV of the Marriage Act 1961 (Cth));
    • a bank, building society, finance company or credit union officer, with two or more continuous years of service;
    • a Justice of the Peace;
    • a police officer or sheriff; 
    • a notary public;
    • a member of Governance Institute of Australia;
    • a member of the Chartered Accountants Australia and New Zealand, CPA Australia and the Institute of Public Accountants;
    • a member of the Association of Taxation and Management Accountants or fellow of The National Tax and Accountants’ Association;
    • a member of Engineers Australia (other than the grade of student);
    • a member of The Australasian Institute of Mining and Metallurgy;
    • a member of the Australian Defence Force (who is an officer or non-commissioned officer within the meaning of the Defence Force Discipline Act 1982 (Cth), with two or more years of continuous service or a Warrant Officer within the meaning of the Act);
    • a member of the Commonwealth parliament, a state parliament, a territory legislature or a local government authority (state or territory);
    • a permanent employee of the Commonwealth (or Commonwealth authority) or a state or territory (or a state or territory authority) or a local government authority, with two or more years of continuous service;
    • a person before whom a statutory declaration may be made under the law of the state or territory in which the declaration is made;
    • an Australian Consular Officer or Australian Diplomatic Officer (within the meaning of the Consular Fees Act 1955 (Cth));
    • a court officer, registrar or deputy registrar of a court; or
    • a judge, clerk, magistrate, master of a court or chief executive officer of a Commonwealth court.

What must the certifier do? 

The certifier must confirm the copy is certified as a true copy of the original documentation and clearly state their name, category and date of certification. An example of appropriate certification wording is:

“I certify this (and the following pages each of which I have signed/initialled) to be a true copy of the document shown and reported to me as the original.”

Please note certification is only accepted if within two years of the date of certification.

What is the fee paid to my adviser?

If you have appointed an adviser on the application form or by using the adviser appointment form, your investment may be subject to an adviser professional fee for service as mutually agreed and instructed to us on the form. The fee can be a percentage of the application amount or a dollar value. If no adviser is appointed there will be no fee deducted. Please contact your adviser for more details or our registry on 1300 137 895.

What are the tax consequences of withdrawing money from the fund?

Individual taxation outcomes as a result of a withdrawal will depend on a number of factors including, but not limited to, exit price, length of investment, and the structure of the investing entity.

Charter Hall is unable to provide taxation advice. We recommend that investors seek taxation advice regarding any withdrawal proceeds.

Does the Responsible Entity comply with the new dispute resolution requirements?

Charter Hall Direct Property Management Limited (Issuer) confirms it has a legally compliant dispute resolution system that is, and will continue to be, available to retail clients who invest in the Issuer’s products via Investor Directed Portfolio Service (IDPS) or IDPS-like platforms, as if the investor was a direct investor. We confirm this includes a compliant internal dispute resolution procedure and membership of one or more dispute resolution schemes.

Contact

Charter Hall
Enquiries
For enquiries regarding the management of a fund, including performance, strategic direction, property portfolio and new investment opportunities.
Registry
Fund Administration
Boardroom Pty Ltd

For enquiries regarding your personal holding in a fund. This includes account balances, unit price and distribution enquiries, requesting a statement, changing contact details and assistance with investor online facilities. Please have your investor number (as shown on your distribution statements) ready to quote.

GPO Box 3993, Sydney, NSW, 2001

Important Information
The responsible entity of and issuer of units in the Charter Hall Direct Office Fund (ARSN 098 151 323) (Fund) is Charter Hall Direct Property Management Limited (CHDPML) (ABN 56 073 623 784; AFSL 226849). CHDPML as responsible entity for the Fund has issued a Product Disclosure Statement (PDS) dated 1 March 2019 which sets out the offer to apply for units in the Fund. This website is not intended to be and does not constitute a Product Disclosure Statement or disclosure document as those terms are defined in the Corporations Act 2001 (Cth). It does not constitute an offer for the issue sale or purchase of any securities or any recommendation in relation to investing in any asset. This website has been prepared without taking account of any particular investor's objectives financial situation or needs. While every care has been taken in the preparation of this website, CHDPML does not make any representation or warranty as to the accuracy or completeness of any statement in it, including without limitation any forecasts or opinions, and persons viewing this document should conduct their own inquiries and investigations. Forecasts, opinions and estimates provided on this website are based on assumptions, contingencies and market conditions which are subject to change without notice, and may involve significant elements of subjective judgement and assumptions as to future events which may or may not be correct, and should not be relied upon as an indication of future performance. Past performance is not a reliable indicator of future performance. Distribution forecasts are subject to risks outlined in the PDS and distributions may vary in the future. The information contained on this website is subject to change, and CHDPML is not responsible for providing updated information to any person. To the maximum extent permitted by law CHDPML disclaims all liability for any loss or damage which may arise out of the provision to or are by any person of the information contained in this document. All figures stated herein are in Australian dollars unless otherwise stated. If you are considering an investment in any Fund (or making a decision about continuing to hold units in any Fund) you should read the PDS in its entirety and consider the information set out in the PDS in relation to the offer. The PDS sets out the benefits and features of the Fund and the risks of, and fees and costs associated with, investing in the Fund. You can request a copy of the PDS, free of charge, by calling CHDPML on 1300 652 790 and it is also available on this website or by contacting your financial adviser. Applications for units in in any Fund can only be made under the application form enclosed with the relevant PDS. As this website has been prepared without taking account of any particular investor's objectives financial situation or needs, it is important that you consider the PDS for the offer and seek appropriate professional advice having regard to your objectives financial situation and needs before making any investment decision in relation to the offer or the Fund. CHDPML does not receive fees in respect of the general financial product advice it provides, however it will receive fees for operating the Fund, in accordance with the Fund’s constitution. Entities within the Charter Hall Group may also receive fees for managing the assets of, and providing resources to, the Fund which are generally based on the value of the Fund’s assets. For more detail on fees, see the PDS. Any investment is subject to risk, including possible delays in payment and loss of income and principal invested. You should read the PDS for a description of the risks associated with investing in the Fund. Neither CHDPML nor any of its associates, related entities or directors guarantee the performance of any investment or the repayment of monies invested. If this website states that any Fund has been rated or has received a rating, you should be aware that ratings are only one factor to be taken into account when deciding whether to invest in the Fund.