TIDMTOWN
RNS Number : 4483Q
Town Centre Securities PLC
18 October 2023
18 October 2023
TOWN CENTRE SECURITIES PLC
('TCS' or the 'Company')
Final results for the year ended 30 June 2023
Resilient performance - business further strengthened
Town Centre Securities PLC, the Leeds, Manchester, Scotland, and
London property investment, development, hotel and car parking
company, today announces its audited final results for the year
ended 30 June 2023.
Commenting on the results, Chairman and Chief Executive Edward
Ziff, said:
"It has been another year where we have further strengthened TCS
through our disposal programme, the resulting repayment and
redeployment of borrowings, and a successful tender offer."
"Our property rental business, car park and hotel operations
delivered resilient underlying revenues and earnings against
challenging macro-economic conditions, which have led to a further
valuation reduction of our property portfolio and impairments to
our car park assets. However, with low levels of variable interest
rate bank debt and reduced loan to value I am confident that we are
in a strong position to face up to the challenges that may present
themselves. "
"Rising costs, interest rate increases and the ongoing
geopolitical conflicts are affecting all stakeholders and we remain
committed to supporting them, in particular our dedicated
employees. We continue to focus on maintaining good landlord-tenant
relationships, with open dialogue and collaboration the
cornerstones of our approach."
"Having undertaken such a successful disposal programme over the
past few years, our attention is now turning to opportunities to
selectively acquire assets and invest in our development programme,
ever mindful of adding value whilst retaining robust finances."
"Overall, we remain committed to continuing to reset and
reinvigorate TCS by delivering on our accelerated four pillar
strategy of: actively managing our assets, maximising available
capital, investing in our development pipeline and acquiring and
improving investment assets to diversify our portfolio."
Financial performance
-- Net assets - resilient relative performance:
o Like for like portfolio valuation down 12.6% from June
2022:
-- outperformance versus the MSCI/IPD All Property Capital Index
which fell by 19% over the period
-- reduction primarily due to real estate investor and market
sentiment around the macro-economic outlook adversely impacting
valuation yields
o Statutory net assets of GBP141.1m or 291p per share (FY22:
GBP179.3m, 341p). EPRA net tangible assets ('NTA')($) measure at
GBP137.7m or 284p per share (FY22 equivalent: GBP174.9.0m,
333p)
-- Statutory results - loss before tax reported due to valuation reduction:
o Statutory loss before tax of GBP29.5m (FY22: profit of
GBP11.0m) and statutory loss per share of 60.1p (FY22: earnings of
20.9p)
-- EPRA results - relative stability in underlying earnings:
o EPRA earnings($) before tax of GBP3.1m (FY22: GBP3.3m)
o EPRA earnings per share($) of 6.2p (FY22: 6.2p)
-- Loan to Value reduced in the period by 60bps to 45.8%
following debt repayments and despite reduction in portfolio
value
-- Shareholder returns - enhanced by share buy backs and tender offer:
o Proposed final dividend of 2.5p, bringing the total dividend
for the year to 5.0p (FY22: 5.0p) reflecting the relative stability
in underlying earnings
o Earnings and NAV enhancing tender offer and subsequent share
buy back in the first half of the year (4,075,000 shares bought
back in total) following on from those undertaken in FY22
* Alternative performance measures are detailed, defined and
reconciled within Note 4 and the financial review section of this
announcement
** LTV Calculation includes finance lease assets and
liabilities
Protecting shareholder value whilst continuing to reset and
reinvigorate the business for the future
We have continued to reset the business in the past twelve
months with four further sales, above book value, and two strategic
acquisitions. Progress delivered under the four key strategic
initiatives is as follows:
Actively managing our assets
Our long-standing strategy of active management and
redevelopment, to drive income and capital growth, has
continued:
-- The proportion of retail and leisure assets in the portfolio
has stabilised at 29%, whereas the proportion of residential assets
has increased from 6% to 12% following the acquisition of the
remaining half of Burlington House in the year
-- The void rate across our portfolio was 5.5% at 30 June 2023 (5.1% at 30 June 2022)
-- Strong rent collection for the year of over 99.1% (FY22: 99.0%)
-- 14 new commercial lettings and lease renewals across the portfolio in the period
-- No tenants entered into a CVA during the period reflecting
our resilient tenant portfolio; however, after the year end Wilko,
trading from a 6,000 sq ft store on the edge of the Merrion Centre,
entered administration
Maximising available capital
A conservative capital structure, with a mix of short and
long-term secure financing, has always underpinned our
approach:
-- Aggregate net proceeds generated of GBP51.7m and crystalising
a profit on disposal of GBP4.1m:
o Four properties sold during the six months (in Glasgow,
Uddingston, part of our Whitehall Road development site in Leeds
and part of our Piccadilly Basin development site in Manchester)
for a total gross consideration of GBP33.4m
o The release in July 2022 of GBP18.7m of funds, originally
generated from investment property sales, that had been locked into
our debenture security pool
-- Completion of the sale of our investment in YourParkingSpace
Limited in July 2022, generating initial cash proceeds of GBP11.6m,
with a second receipt in July 2023 of GBP4.4m and further receipts
due between November 2023 and July 2024 of up to GBP5.6m
-- Comfortable loan to value headroom over our bank facilities
of GBP30.0m based on 30 June 2023 borrowings and valuations
-- Loan to value* reduced to 45.8% despite revaluation decreases
and impairments in the year (FY22 equivalent 46.4%)
Investing in our development pipeline
Our development pipeline, with an estimated GDV of over GBP400m,
is a valuable and strategic point of difference for TCS which we
continue to progress and improve. Notably, in the past year:
-- In April 2023 we received planning permission for the
Whitehall Riverside Masterplan in conjunction with Glenbrook. This
included:
o detailed planning consent for a 500 unit 'Build to Rent'
scheme; a 12-storey office building; a 478-space multi-storey car
park; and
o an outline for further hotel/office buildings on the remainder
of the site
-- Following submission in June 2022 of a pre-application
presentation to Leeds City Council, we are now in the process of
designing a 1,074 bed purpose built student accommodation scheme
based on the redevelopment of Wade House and the adjacent 100MC
site.
Acquiring and improving investment assets to diversify our
portfolio
We continue to improve investment assets, and will consider new
acquisition opportunities that offer the opportunity for both
diversification and growth:
-- Sufficient headroom to conservatively progress development
and investment across the portfolio having:
o Acquired 45 Weymouth Street, London W1 for GBP7.5m, a prime
mixed-use property comprising office space, including the new TCS
London headquarters, and residential accommodation on the top
floor
o Acquired the remaining 50% of Burlington House, Manchester for
GBP11.4m, a 91 unit PRS scheme in the heart of Manchester
Outlook
-- Resilient trading performance has continued into the second half of 2023:
o Rent collections remain robust with over 99% of amounts
invoiced in the last quarter of the year now collected
o Car parks recovery momentum continues, other than for those
reliant on office workers such as Merrion MSCP
o Significant headroom of GBP30m on existing revolving credit
facilities
o Only 6% of borrowings at the year end subject to variable
interest rates
o Weighted average cost of borrowings at year end 5.1%
o Expansion of our electric vehicle charging network
o ibis Styles Leeds City Centre Arena hotel benefitting from
recovery, events and staycations
o No further disposals expected
o Now looking at selective acquisitions and bringing forward
sections of our development pipeline
-Ends-
For further information, please contact:
Town Centre Securities PLC www.tcs-plc.co.uk
/ @TCS PLC
Edward Ziff, Chairman and Chief Executive
Stewart MacNeill, Group Finance
Director 0113 222 1234
MHP tcs@mhpgroup.com
Reg Hoare / Matthew Taylor 020 3128 8572
Liberum www.liberum.com
Jamie Richards / Lauren Kettle /
Nikhil Varghese 020 3100 2123
Peel Hunt www.peelhunt.com
Carl Gough / Henry Nicholls / Capel
Irwin 020 3597 8673 / 8640
Chairman & Chief Executive's Statement
Overview
The performance of the Company during the year has been
resilient, particularly given the backdrop of macroeconomic
challenges and an inflationary environment, and I want to begin by
thanking my colleagues for their contributions to the success of
the business.
In line with our strategy, we have almost halved our levels of
debt over the last three years, with our strong balance sheet
placing us in a good position to make selected acquisitions where
we identify attractive opportunities. The interest rate for a
significant proportion of our remaining debt is fixed, cushioning
the business from the impact of rising interest rates.
The divestments we have made to bring down gearing have reduced
our income, but, given macroeconomic developments, we are enjoying
the Company's secure financial position.
As I have mentioned previously, it is disappointing that
employers, particularly in the public sector, are taking a
nonchalant approach to encouraging their employees to return to
office working, with the proportion of time spent working from home
surely having a negative impact on productivity and morale. If city
centres are to thrive, they need large numbers of commuters as well
as shoppers and tourists. In that sense our business is still
affected by the ongoing repercussions of the Covid pandemic.
Operational performance
-- Our statutory loss in the year of GBP29.5m is due primarily
to the performance from our investment property portfolio,
including revaluation losses of GBP26.0m partially offset by
surpluses generated from strategic disposals of GBP4.1m, and
impairments to our car park business of GBP11.5m. Coupled with
other comprehensive income gains of GBP1.6m, the cost of buying in
shares for cancellation of GBP7.9m and dividends paid totalling
GBP2.4m, moved the Company's balance sheet from a net asset value
per share of 341p (at 30 June 2022) to 291p.
-- Net debt, including lease liabilities, reduced from GBP163.8m
(at 30 June 2022) to GBP129.9m, with all but GBP5.8m benefiting
from long term fixed interest rates.
-- EPRA earnings per share [1] are 6.2p for the year (2022:
6.2p), achieved despite the impact of asset disposals in both the
current and previous year.
-- Rent collection was strong, with 99% of all rent and service
charge income invoiced in the year collected.
-- GBP33.4m of disposals during the year, together with the YPS
sale announced previously, contributed to a significant reduction
in net debt.
CitiPark and our hotel have performed strongly as the post-Covid
recovery continues. The location of our hotel benefited from an
increase in people taking short city breaks, which has mitigated
the effect of changes in the behaviour of business customers, to
deliver a stellar year. Our car parks have seen high occupancy from
shoppers and visitors, although those more reliant on business
parking have performed less strongly. Our vehicle charging and
enforcement businesses are doing well.
Strategy
We have successfully executed our strategy to dispose of retail
and leisure assets and reduce borrowing to give us the headroom for
future growth, accelerated by the disposal of our stake in YPS. The
pace of divestments is slowing as our focus on paying down debt is
behind us and we are now back to exploring opportunities to
reestablish our income model. Examples include mixed-use properties
in Central London combining retail, commercial and residential
units. We are also looking to grow our car parks business and are
open to considering attractive assets in any location, as well as
in complementary areas such as vehicle charging. Retail is arguably
at the bottom of the cycle, so we will also evaluate targeted
acquisitions in that segment, identifying assets where we can put
our property management expertise to greatest effect.
Although there is a sense of catching falling knives as
valuations decline, buying property is our business, and we bring
experience and expertise from our long heritage as well as our
long-term approach. As we look to re-gear as appropriate, we were
delighted that our tender offer for shares last September was
oversubscribed, and we also bought back some of the debenture in
the past year.
The Board has approved a final dividend of 2.5p, bringing the
total for the full year to 5.0p (compared to a total of 5.0p last
year).
People and culture
In a market where competition for talent is fierce, we are
delighted to have such a strong team, without whose expertise and
commitment the Company's positive performance wouldn't be
possible.
There have been no changes to the Board, with the exception of
promoting Craig Burrow to the main Board as Group Property
Director, a reflection of his contribution to the Company.
ESG and communities
Philanthropy has always been at the heart of the Company's
ethos, and we are proud to be involved with a number of
philanthropic and community-based programmes including Leeds
Hospitals Charity, the Yorkshire Children's Charity and First
Give.
We directed a portion of the proceeds from the sale of YPS to
set up a staff charitable foundation with a view to colleagues
suggesting the causes they want to support.
Sustainability is a priority for the Company in the assets we
acquire and manage, as well as in our car parking business. 33.4%
of our investment property portfolio has an EPC rating of B or
above, and environmental credentials are at the forefront of the
design of our developments at Whitehall Riverside.
Outlook
Looking ahead, we remain focused on optimising the performance
of our estate and car parking business and are looking to
capitalise on our secure financial position to acquire assets that
meet our criteria. There is some hesitancy in the market, but our
deep experience, agile approach and strong balance sheet make us
well placed to seize attractive opportunities as they arise.
Edward Ziff OBE DL
Chairman and Chief Executive
Portfolio review
Valuation summary
The like-for-like value of our portfolio decreased by 12.6%
(GBP35.3m) after capital expenditure of GBP20.4m in the year. In
addition, we recognised a further surplus of GBP4.1m arising on the
disposal of investment properties in the year.
Significant valuation losses have been recognised across our
retail, leisure, office and car park portfolios.
The valuation of all of our properties (except one) was carried
out by CBRE and Jones Lang LaSalle.
Portfolio overview
Passing % of Valuation Initial Reversionary
rent ERV Value portfolio incr/(decr) yield yield
GBPm GBPm GBPm
Retail & leisure 1.0 1.3 14.5 5% -4.1% 6.4% 8.4%
Merrion Centre
(ex offices) 4.6 4.9 51.4 19% -12.8% 8.5% 9.0%
Offices 4.8 6.6 83.7 32% -17.0% 5.5% 7.5%
Hotel 0.8 0.8 9.5 4% 4.4% 8.1% 8.1%
Out of town retail 1.0 1.1 13.0 5% -10.4% 7.3% 7.8%
Residential 1.4 1.5 31.1 12% 0.5% 4.2% 4.6%
13.6 16.2 203.2 77% -11.8% 6.4% 7.6%
Development property 20.8 8% -7.6%
Car parks 40.7 15% -18.0%
Portfolio 264.7 100% -12.6%
Note: includes our share of Merrion House within Offices (GBP30.7m
- see Note 7 of these financial statements) and Car Park Goodwill
of GBP3.0m arising on individual car park assets, but specifically
excluding goodwill arising from the current year car park operation
acquisitions. None of the above is included in the table set out
in Note 6 of these financial statements.
Note: excludes IFRS 16 adjustments that relate to Right-of-Use
car park assets (GBP23.1m) as the Directors do not believe it is
appropriate to include in this analysis assets where there are
fewer than 50 years remaining on their lease and the Group does
not have full control over these assets. These assets are included
in the table set out in Note 6 of these financial statements.
The table below reconciles the above table to that set out in
Note 6 of these financial statements:
FY23 FY22
GBPm GBPm
Portfolio as per Note 6 254.1 282.4
50% share in Merrion House 30.7 35.7
50% share in Burlington House - 11.5
Goodwill - Car Parks - Property specific
only 3.0 4.0
Less - IFRS 16 right-of-use car parks (23.1) (26.7)
As per the above table 264.7 306.9
Sales and Purchases
During the financial year ended 30 June 2023 we sold four
properties above their 30 June 2022 book value, for gross proceeds
of GBP33.4m.
Our continued commitment to asset recycling is clear. The table
details the GBP168.2m of disposals since FY17, of which 71% were
retail and leisure assets.
GBPm Sales Purchases
======= =========== ========== ===========
% retail & % retail
leisure & leisure
FY17 22.3 88% 4.0 46%
FY18 10.1 95% 9.0 0%
FY19 14.0 100% 16.0 25%
FY20 2.5 100% 1.7 100%
FY21 48.0 93% -
FY22 37.9 59% 7.0 100%
FY23 33.4 21% 18.8 0%
168.2 71% 56.5 26%
Retail and leisure
Retail has seen a perfect storm over the last few years with the
pandemic accelerating changing shopping habits and the cost of
living crisis affecting consumers' decision-making.
These factors and the wider macroeconomic outlook have
negatively affected the retail sector and resulted in significant
valuation reductions across our portfolio of retail properties. In
particular, our Merrion Centre retail and leisure units have
collectively seen a 12.8% valuation reduction in the year. This
reduction is most prominent in our Morrisons supermarket
investment, where the underlying value dropped by 19.4% over the 12
months, a trend that has been seen nationally across all foodstore
investments.
Our leisure investments, particularly those facing the Leeds
arena, fell in value by less than 1%, highlighting the benefits of
having not only a portfolio diversified by sector, but also having
diversity across significant assets.
Regional offices
As with retail, the office market is also facing significant
macroeconomic challenges, and this is coupled with uncertainty
around tenant requirements in terms of both size and location. With
ESG requirements evolving, the environmental credentials of a
building developed only five years ago are very different from
those of a new build office. The flight to prime is being felt
especially in the office market and the experience in regional
offices is no different to that in central London.
Our office portfolio, located mainly in Leeds and Manchester,
suffered a 17% reduction in value over the year, all of which
related to market sentiment and the underlying investment
yields.
Residential
Residential property values continued to grow, with supply
constraints a factor, particularly in Manchester. Our residential
property portfolio, increased through the acquisition in the year
of the remaining half of Burlington House, performed well, with
occupancy levels of 100% now the norm. This was reflected in a
small valuation uplift of 0.5% in the year. As FY24 progresses we
are expecting to see further valuation uplifts as the rental income
earned should increase on a unit-by-unit basis.
Build-to-Rent schemes continue to perform well as an asset class
with high occupancy, however consumer expectations are at an
all-time high with levels of on-site amenity being a key deciding
factor.
Car parks
During the year, the Company's freehold and long leasehold car
park assets fell in value from GBP49.6m to GBP40.7m, a drop of 18%.
Occupancy levels across the portfolio did not change in the 12
months, however increased operating costs and rental charges
negatively impacted the underlying values.
Other valuation movements
The value of the Company's development sites decreased
marginally by GBP0.5m in the year, reflecting weakening office
sentiment, despite capital investment in the year of GBP1.1m.
Divisional review - Property
Overview
In line with our strategy to pay down debt, our work has focused
largely on divestments and refreshing plans for the development
pipeline. Having strengthened the balance sheet and now concluded
our strategic disposal programme, we have begun to make targeted
purchases and are cautiously evaluating further opportunities.
The landscape has been challenging in terms of yields and
valuations, and rising costs that are suppressing rents in some
segments. Retail and leisure occupiers have been hit hard by energy
prices, and landlords have felt the impact, for example tenants
looking to rebase rents at lease event dates, or consolidating the
number of stores they have in a city, leading to voids. Similarly,
some business tenants are rethinking whether they need the same
amount of space as previously.
Despite this challenging environment and the various external
factors impacting property, we have continued to invest to put our
portfolio and business in a good position so we can move forward to
realise our redevelopment ambitions, with our diverse portfolio in
multiple sectors a source of resilience.
Disposals and acquisitions
Four disposals completed during the year, generating total
proceeds of GBP33.4m. We made one office acquisition, 45 Weymouth
Street in Marylebone, a small, Grade 2 listed freehold property
that is now the location of the TCS London head office after the
previous office on Duke Street was sold in 2021. TCS occupies part
of the property, and the remainder was let quickly following the
acquisition. In addition to Weymouth Street, we acquired from our
JV partner the remaining 50% of Burlington House, a prime build to
rent scheme in central Manchester.
Our divestments included Buchanan Street in Glasgow and Grove
House in Uddingston, both of which completed in December. We also
made some strategic disposals that had been agreed subject to
planning for almost two years: in December we completed the sale of
Port Street, part of the Manchester Piccadilly Basin scheme, to
Select Property Group, who plan to develop 480 apartments on the
site. In April 2023 we sold part of the Whitehall Riverside site in
Leeds, with permission for 500 homes, to build-to-rent residential
developers, Glenbrook.
Rent collection
Our rental collection performance has been very strong, with 99%
collected or deferred. This exceeds levels seen before the
pandemic, the circumstances of which contributed to closer
relationships with tenants. We have also disposed of some assets
that had been associated with more challenging rent collection.
Development pipeline highlights
The projects we are looking to bring forward demonstrate the
diversity of our portfolio, including an office building, a car
park, a residential building and some student buildings that we are
in the process of planning, designing and moving towards
development.
Piccadilly Basin
The sale of Port Street is enabling us to bring forward a
refresh of the strategic regeneration framework (SRF) for
Piccadilly Basin. We're looking at a mixed-use development and have
been working with Manchester City Council to update plans for the
rest of the site. We had been at an advanced stage in the design of
a residential building in Manchester but have paused that until the
SRF refresh has been completed, after which the intention would be
to bring forward that application.
Whitehall Riverside
Having divested part of the Whitehall Riverside site, we now
have detailed consent for an energy-efficient office building and
multi-storey car park. We are looking to bring forward those
elements of the master plan and we intend to begin construction of
the car park in Q1 2024. The office will be best-in-class for the
city in terms of its ESG credentials, and we will be seeking a
pre-let occupier to develop the building.
Wade House
We are in the process of designing a purpose-built student
accommodation (PBSA) scheme based on the redevelopment of Wade
House, a 1960s office building, and the adjacent 100MC site.
Together they would have capacity for around 1100 PBSA beds, adding
to other student accommodation in the immediate vicinity of the
Merrion Centre, which will further enhance the demand for and
vibrancy of the retail and leisure outlets in the Centre.
Performance by segment
During the reporting period we experienced challenging market
conditions that were exacerbated by the mini budget in September
2022, the impact of which is still being felt in certain sectors.
Build cost inflation and rising interest rates are creating a
difficult environment for developers. Some schemes that were viable
when plans were submitted may no longer be so by the time planning
permissions are granted, leading to the need to update development
appraisals. A further consideration is the need to update designs
to keep up with the evolving ESG requirements of tenants.
Office
The office market is seeing values reducing for secondary
regional office buildings, where there is a flight to ESG-compliant
buildings. Differing company policies in relation to working from
home are also having an impact on office occupancy and related
trade for surrounding businesses as well as car park utilisation.
Employees of some tenants are working 5 days per week in the
office, others 2 days per month, and employers are seeking to find
a balance between the needs of their organisations and what suits
their workforce. TCS's biggest tenant, Leeds City Council, is an
example of an organisation whose office occupancy levels are very
different to those before the pandemic.
Retail and leisure
We continue to evolve our retail and leisure offering, where
demand is more for 'experiences', whether in shopping or in leisure
destinations. We welcomed several new tenants to the Merrion Centre
during the year, including Pret a Manger.
Residential
Our residential assets performed well, with demand outstripping
supply in many cases. In Manchester, Leeds and Glasgow we've seen
strong occupancy and rental growth although at the same time have
felt the impact of inflation in energy prices and more widely,
which is a challenge to manage.
Hotel
Our hotel has gone from strength to strength, seeing increasing
occupancy levels throughout the year, and we are looking to invest
in a refurbishment of the rooms, including new televisions and
updated décor. The ground floor restaurant space has now been let
to an independent operator and this is now opening, serving
breakfasts as well as evening dining.
Asset management
Leeds
We speculatively refurbished office space at 123 Albion Street
in Leeds and are also in the early stages of refurbishing and
repositioning Town Centre House, the location of our head office.
We are working with our tenants to understand their long-term
needs.
Having worked with Leeds City Council for some years to bring
forward development on their George Street site, we are working
with them to develop a new hotel and are close to securing a
pre-let of a 143-bedroom hotel with a national operator.
Manchester
Occupancy levels at Ducie House and Carvers Warehouse have been
very high and included new tenants.
Scotland
Following the sale of Buchanan Street and Grove House, our only
remaining asset in Scotland is 38 Bath Street. We are in the
process of bringing forward a full refurbishment of the site, which
comprises 20 apartments above leisure and retail outlets on the
ground floor and basement level. The strength of the residential
market there has given us confidence to invest and hold the asset
for the long term.
London
During the year we acquired a vacant investment property in
London. The Company now occupies one floor of this building as its
London headquarters whilst the remaining space has been fully
let.
Divisional review - CitiPark
Overview
With revenues of GBP13.1m (2022: GBP11.4m) and operating profit
before valuation movements of GBP3.4m (2022: GBP3.5m) generated
during the year, the CitiPark business remains on a path of
recovery following the pandemic and is continuing to adapt to
market conditions. The carrying value of the CitiPark portfolio has
been impaired during the year, however this impairment has been
driven by changes to the underlying interest rate environment which
has increased the weighted average cost of capital metric used by
the Company in assessing impairments.
Although this varies by location, the business continues to feel
the effects of the sea change in commuting patterns as the move to
working from home during the Covid lockdowns has become the norm
for many people. Rather than Monday to Friday that was the default
until Spring 2020, core days for commuter traffic are now Tuesday,
Wednesday and Thursday.
Performance
Performance has varied depending on the location and associated
demographics of each branch. For example, the largest user group of
our Merrion Centre car park is Leeds City Council workers, most of
whom now only work from the office one day per month, which has had
a significant impact on our Monday to Friday utilisation
levels.
In contrast, other car parks are seeing utilisation in excess of
pre-pandemic levels. For example our Whitehall Road location in
Leeds, which has been restricted by a Council-mandated operating
model, is seeing high levels of utilisation, both during the week
and also at weekends, helped by the car park's location adjacent to
Leeds train station, the third busiest station outside of London.
We have planning permission to build a 500-space multi-storey car
park on this site, for which we expect construction to begin in Q1
of 2024.
Our car parks in Manchester have also outperformed pre-Covid
levels, helped by their proximity to Manchester Piccadilly train
station as well as the development of leisure, retail and hotel
facilities in the area. We have explored alternative uses for some
of our branches, for example the level of development in the city
has provided an opportunity to lease off areas for use as
construction site compounds. These, along with our more compact
portfolio following the sale of assets such as Port Street, have
allowed us to review tariffs and our offering to drive revenue,
profitability and utilisation.
Our locations in London also traded well during the year and in
line with pre-pandemic levels as large employers in those areas
wanted their employees in the office. We have an investment
programme planned for our London assets this year in relation to
lighting, sustainability upgrades, CitiCharge's EV charging and
infrastructure improvement to increase capacity.
In line with the rest of the economy, the business has faced
inflationary pressures in utilities and other costs, although these
were somewhat mitigated by one-off support received during the year
through the Government's Covid Action Relief Fund and reduced
business rates for car parks.
Technology and innovation
As part of our ongoing work to invest, develop and innovate, we
have recently undertaken an upgrade programme that included the
installation of 35 EV chargers throughout our CitiPark portfolio to
improve reliability and customer experience of our CitiCharge
network, as well as enabling us to commercialise our chargers. An
added benefit of the investment has been the greater utilisation of
the car parks by people seeking out these high performance, DC
rapid chargers.
Other innovations during the year included the relaunch of our
upgraded CitiPark app to integrate new payment options including
Apple Pay and Google Pay.
Although we sold our equity stake in YourParkingSpace (YPS) at
the beginning of the financial year for a total net consideration
of GBP18.5m, we retain a commercial relationship with YPS and they
continue to have a presence throughout our portfolio.
Outlook
We are not standing still; with growth, innovation and our
development pipeline all key priorities for the coming years. We
are looking to develop our own parking management system and
hardware to bring operational cost efficiencies and customer
journey improvements. We are also continuing to explore alternative
uses for our larger, longer-term assets to make better use of our
branches and deliver more revenue. Our approach to diversification
also includes evaluating management agreements for new sites as
well as acquiring further assets of our own.
The outlook for the business is positive, and we are confident
that our approach to adapting and innovating positions us well to
move with the changing times.
FINANCIAL REVIEW
"The financial performance of the Company during the year ended
30 June 2023 shows EPRA profits comparable to those of the previous
period, however the statutory profit of the year is dominated by
both reductions in investment property values and impairments to
the group car parking portfolio, with these reductions primarily
due to real estate investor and market sentiment around the
macro-economic outlook"
The statutory loss for the year was GBP29.5m, compared to a
profit of GBP11.0m in the previous year, with the current year
heavily influenced by Investment Property losses of over GBP21.9m
(GBP26.0m of revaluation losses, which includes GBP5.0m of
valuation movements on joint venture properties and GBP4.1m of
profits recognized on disposal).
EPRA Earnings* were a profit of GBP3.1m in the year, compared to
a profit of GBP3.3m in the prior year, highlighting a resilient
performance in the underlying business, despite the macroeconomic
outlook. The profit for the current year included the cost to the
Company of extraordinary YPS bonuses paid to the executive
directors amounting to GBP0.8m, excluding these bonuses, the EPRA
profit of the Company would have been GBP3.9m.
A final dividend of 2.5p per Ordinary Share has been approved by
the Board, giving a full year dividend of 5.0p, which is the same
as in the previous year.
During the year the Company sold four separate investment
property assets which generated GBP33.4m of gross proceeds. In July
2022 the Company received both the initial proceeds from the sale
of its investment in YPS, which generated GBP11.6m of proceeds, and
GBP18.7m of funds were released from the debenture security group.
In aggregate the Company generated over GBP63m from these
activities.
The funds generated have been deployed in a number of ways:
-- GBP7.5m acquisition of 45 Weymouth Street, London
-- GBP3.5m to fund the acquisition of the remaining 50% of our Burlington House joint venture
-- GBP7.8m to fund a tender offer and also a small share buyback
programme in the first five months of the year
-- GBP31.0m was used to part repay Group Borrowings
-- GBP13.3m was used to buy in for cancellation GBP13.6m of the Company's debenture stock
Net borrowings has reduced from GBP135.1m to GBP101.9m in the
year. Net borrowings represent total financial borrowings of
GBP131.5m less lease liabilities of GBP28.0m and net cash of
GBP1.6m.
* Alternative performance measures are detailed, defined and
reconciled within Note 4 of this announcement
Income statement
EPRA Earnings* for the year ended 30 June 2023 were GBP3.1m.
GBP000s FY23 FY22 YOY
--------- --------- ---------
Gross Revenue 30,363 28,141 7.9%
Impairment of debtors provision
movement 0 49 (100.0%)
Property Expenses (15,551) (13,666) 13.8%
Net Revenue 14,812 14,524 2.0%
--------- --------- ---------
Other Income / JV Profit 1,764 2,497 (29.4%)
Other Expenses 0 0 -
Administrative Expenses (6,780) (6,531) 3.8%
Operating Profit 9,796 10,490 (6.6%)
--------- --------- ---------
Net Finance Costs (6,733) (7,215) (6.7%)
EPRA Earnings 3,063 3,275 (6.5%)
--------- --------- ---------
Segmental FY23 FY22 YOY
--------- --------- ---------
Property
Net Revenue 9,435 9,188 2.7%
Operating Profit 5,911 6,437 (8.2%)
CitiPark
Net Revenue 4,891 4,843 1.0%
Operating Profit 3,360 3,525 (4.7%)
ibis Styles Hotel
Gross Revenue 486 493 (1.4%)
Operating Profit 486 493 (1.4%)
Investments
Other income and operating
profit 39 35 11.4%
Statutory profit
On a statutory basis the reported loss for the year was
GBP29.5m.
The statutory profit reflects the EPRA Earnings* of GBP3.1m less
GBP36.3m of non-cash valuation and impairment movements plus the
profit on disposal recognised of GBP3.3m on the four investment
properties and investments sold in the year plus GBP0.4m of profit
recognized on the repurchase of debenture stock in the year.
Gross revenue
Gross revenue was up GBP2.2m or 7.9% year on year, with key
drivers being:
-- Property revenue during the year had a positive impact of
GBP0.3m on the total Gross Revenue. The majority of property sales
in the year related to development sites where temporary car park
income was generated.
-- CitiPark revenues have continued to grow strongly in the
year, with gross revenue across the portfolio increasing by 14% in
the year from GBP11.4m to GBP13.1m , with total occupancy now at
just under 90% of pre COVD-19 levels.
-- Income for the ibis Styles hotel, has also continued to grow
with revenue of GBP3.1m in the year, up GBP0.3m from GBP2.8m last
year.
Property expense
Property expenses have increased in the year by 14.0%,
reflecting both the increased trade experienced in both the Hotel
and Car Park businesses but also inflationary pressures on both
utility costs and index linked car park leases.
Other / JV income
Total Other / JV income was down 29.4% or GBP0.7m year-on-year,
the majority of the difference relates to substantial dilapidation
payments received by the Company in the previous year.
Administrative expenses
Administrative costs were higher year on year; however in the
current year exceptional bonuses awarded and paid to the executive
directors resulting form the YPS sale cost the Company GBP0.8m.
Excluding these costs, administrative costs were 9% lower than in
the previous period.
Finance costs
Finance costs were 6.7% or GBP0.5m lower year on year as a
result of the reduction in both the Company's bank borrowings and
the buyback of GBP13.6m of debenture stock.
* Alternative performance measures are detailed, defined and
reconciled within Notes 4 of this announcement
Balance sheet
The below table shows the year-end balance sheet as
reported.
GBPm FY23 FY22 vs FY22
-------- -------- ---------
Freehold and Right to Use Investment
Properties 162.9 158.5 2.8%
Development Properties 20.9 42.6 (50.9%)
Car Park related Assets, Goodwill and
Investments* 74.4 97.9 (24.0%)
Hotel Operations 9.5 9.1 4.4%
267.7 308.1 (13.1%)
Joint Ventures 7.1 18.0 (60.6%)
Listed Investments 4.1 4.1 0.0%
Other Non-Current Assets 1.3 1.0 30.0%
Total Non-Current Assets incl. Available
for Sale 280.2 331.2 (15.4%)
Net Borrowings (129.9) (163.8) (20.7%)
Other Assets/(Liabilities) (9.2) 11.9 (177.3%)
Statutory NAV 141.1 179.3 (21.3%)
Statutory NAV per Share 291p 341p (14.6%)
EPRA Net Tangible Assets (NTA) 137.7 174.9 (21.3%)
EPRA NTA per Share 284p 333p (14.6%)
* includes Assets held for sale in FY22
of GBP20.4m
Non-current assets:
Our total non-current assets (including investments in JVs) of
GBP280.2m (2022: GBP331.2m) have reduced by GBP51.0m during the
year, this movement is made up of the following:
-- Disposals, including YPS receipts of GBP(39.7m)
-- Depreciation charge of GBP(2.3m)
-- Capital expenditure of GBP26.3m
-- Revaluation uplift/reversal of impairments totalling GBP(36.1m)
-- Operating profits generated and retained in JV entities and other movements of GBP0.8m
Borrowings:
During the year our Net Borrowings have reduced by GBP33.9m,
from GBP163.8m as at 30 June 2022 to GBP129.9m. This was primarily
as a direct consequence of the disposals made throughout the year.
As part of this we bought back GBP13.6m of our GBP96.1m 2031 5.375%
debenture stock with the remaining reduction spread across our bank
facilities.
The acquisition of the remaining half of Burlington House, has
resulted in the full consolidation of the Belgravia Living Group.
The Company's investment in the Belgravia Living Group was
previously categorized as a joint venture investment. As part of
this consolidation a further 'ring-fenced' facility has been
consolidated into the results and balance sheet of the Group. This
facility expires in January 2029
We had two of our three revolving credit facilities expiring in
June 2023. Our Lloyds Bank facility was refinanced immediately
after the year end and is therefore classed as current liabilities
in the balance sheet. . This facility has been reduced to a GBP30m
revolving credit facility with a further GBP5m overdraft facility
and expires in June 2026 (with two one-year optional
extensions)
During the year we refinanced our GBP25m facility with
Handelsbanken, for a further three years albeit at lower facility
limit of GBP15m, this facility will expire in June 2026.
Loan to value has been reduced to 45.8%, down from 46.4% a year
ago. Note the calculation of loan to value includes both the
finance lease assets and liabilities.
EPRA net asset reporting
We focus primarily on the measure of Net Tangible Assets (NTA).
The below table reconciles IFRS net assets to NTA, and the other
EPRA measures.
There are three EPRA Net Asset Valuation metrics, namely EPRA
Net Reinstatement Value (NRV), EPRA Net Tangible Assets (NTA) and
EPRA Net Disposal Value (NDV). The EPRA NRV scenario, aims to
represent the value required to rebuild the entity and assumes that
no selling of assets takes place. The EPRA NTA is focused on
reflecting a company's tangible assets. EPRA NDV aims to represent
the shareholders' value under an orderly sale of business, where,
for example, financial instruments are calculated to the full
extent of their liability. All three NAV metrics share the same
starting point, namely IFRS Equity attributable to
shareholders.
FY23 FY22
p per p per
GBPm FY23 FY22 share share
------- ------- ------- -------
IFRS reported NAV 141.1 179.3 291 341
Purchasers Costs (1) 19.3 19.1
EPRA Net Reinstatement Value 160.4 198.4 331 378
Remove Purchasers Costs (19.3) (19.1)
Remove Goodwill (2) (3.4) (4.4)
EPRA Net Tangible Assets 137.7 174.9 284 333
Fair value of fixed interest rate
debt (3) 14.2 1.3
EPRA Net Disposal Value 151.9 176.2 313 335
------- -------
(1) Estimated purchasers' costs
including fees and stamp duty and
related taxes
(2) Removal of goodwill as per
the IFRS Balance Sheet - relates
predominantly to goodwill paid
to acquire two long term car park
leaseholds in London
(3) Represents the adjustment
to fair value (market price) of
the 2031 5.375% debenture
Future financial considerations
Future P&L pressure
As highlighted elsewhere in this report, our recent disposal
programme and the wider economy has had a material impact on
profitability in the year ended 30 June 2023, in particular the
changing ways people work and their shopping habits. Both of which
have had an effect on our retail and leisure tenants but also in
the revenue derived from our car park operation. We have seen
recoveries in all segments of our business, although there is still
a risk if these recoveries are stalled.
As has been seen, the acceleration of our retail disposal
programme has enabled us to reduce Company borrowings and gearing,
although the disposal of income producing assets has had an impact
on the earnings of the business. The Board is continuing to review
options for how the proceeds of any further sales could be utilised
including debt repayment, asset purchases and share buybacks.
Although we have started to increase the level of the dividend,
the gradual recovery of our car park business and the loss of
income due to disposals are likely to lead to continued pressure on
our ability to pay a higher covered dividend.
Future balance sheet
As identified in the Risk Report, we have highlighted the
continued pressure on retail and office investments to be a
significant risk to the business. As part of the going concern and
viability statement review process the Company has prepared
consolidated forecasts and identified a number of mitigating
factors to ensure that the ongoing viability of the business was
not threatened.
Going concern and headroom
One of the most critical judgements for the Board is the
headroom in the Group's debt facilities. This is calculated as the
maximum amount that could be borrowed, taking into account the
properties secured to the funders and the facilities in place. The
total headroom at 30 June 2023 was GBP30.0m (2022: GBP18.5m), which
was considered to be sufficient to support our going concern
conclusion. The properties secured under the Group's debt
facilities would need to fall 33.7% in value before this headroom
number was breached.
In assessing both the viability and going concern status of the
Company, the Board reviewed detailed projections including various
different scenarios. A summary of the approach and the findings is
set out in the Risk Report, forming part of the Strategic Report of
these financial statements.
Total shareholder return and total property return
Total shareholder return of minus 3.2% (2022: minus 4.5%) was
calculated as the total of dividends paid during the financial year
of 5.0p (2022: 5.0p) and the movement in the share price between 30
June 2022 (133.5p) and 30 June 2023 (125.0p), assuming reinvestment
of dividends. This compares with the FTSE All Share REIT index at
minus 22.1% (2022: minus 5.2%) for the same period.
The Company's share price continues to trade at a significant
discount to its NAV, impacting total shareholder return.
Total shareholder returns
% (CAGR)
Total shareholder returns 1 Year 10 Years 20 Years
Town Centre Securities (3.2%) 0.3% 3.4%
FTSE All Share REIT
index (22.1%) 2.4% 1.8%
Total Property Return is calculated as the net operating profit
and gains / losses from property sales and valuations as a
percentage of the opening investment properties.
Total Property Return for the business for the reported 12
months was minus 6.0% (2022: 8.7%). This compared to the MSCI/IPD
market return of minus 15.3% (2022: 19.3%).
Consolidated income statement
for the year ended 30 June 2023
2023 2022
Notes GBP000 GBP000
--------------------------------------------- ------ --------- ---------
Gross revenue (excl service charge income) 27,631 25,383
Service charge income 2,732 2,758
--------------------------------------------- ------ --------- ---------
Gross revenue 30,363 28,141
Release of provision for impairment of
debtors - 49
Service charge expenses (3,991) (3,666)
Property expenses (11,560) (10,000)
--------------------------------------------- ------ --------- ---------
Net revenue 14,812 14,524
Administrative expenses 2 (6,780) (6,531)
Other income 3 880 1,612
Valuation movement on investment properties 6 (21,033) 3,489
Impairment of car parking assets 6 (10,467) (384)
Impairment of goodwill 7 (991) -
Loss on disposal of investments (777) (89)
Valuation movement on investments 1,162 -
Profit on disposal of investment properties 4,123 4,563
Share of post-tax (losses)/profits from
joint ventures (4,066) 1,315
--------------------------------------------- ------ --------- ---------
Operating (loss)/profit (23,137) 18,499
Finance costs (6,948) (8,063)
Finance income 594 576
--------------------------------------------- ------ --------- ---------
(Loss)/profit before taxation (29,491) 11,012
Taxation - -
--------------------------------------------- ------ --------- ---------
(Loss)/profit for the year attributable
to owners of the Parent (29,491) 11,012
--------------------------------------------- ------ --------- ---------
Earnings per share
Basic and diluted 4 (60.1p) 20.9p
EPRA (non-GAAP measure) 4 6.2p 6.2p
Dividends per share
Paid during the year 5 5.0p 4.25p
Proposed 5 2.5p 2.5p
--------------------------------------------- ------ --------- ---------
Consolidated statement of comprehensive income
for the year ended 30 June 2023
2023 2022
GBP000 GBP000
---------------------------------------------------- --- ----------- --------
(Loss)/profit for the year (29,491) 11,012
Items that will not be subsequently
reclassified to profit or loss
Revaluation gains on car parking assets 6 929 -
Revaluation gains on hotel assets 6 642 713
Revaluation gains on other investments 16 15,306
---------------------------------------------------- --- ----------- --------
Total other comprehensive income 1,587 16,019
---------------------------------------------------- --- ----------- --------
Total comprehensive (loss)/income for
the year (27,904) 27,031
---------------------------------------------------- --- ----------- --------
All profit and total comprehensive income for the year is attributable
to owners of the Parent.
Consolidated balance sheet
as at 30 June 2023
2023 2022
Notes GBP000 GBP000
------------------------------------------ ------ ---------- ----------
Non-current assets
Property rental
Investment properties 6 183,801 201,106
Investments in joint ventures 7 7,123 18,016
190,924 219,122
------------------------------------------ ------ ---------- ----------
Car park activities
Freehold and leasehold properties 6 60,791 72,226
Goodwill and intangible assets 3,674 4,912
64,465 77,138
------------------------------------------ ------ ---------- ----------
Hotel operations
Freehold and leasehold properties 6 9,500 9,100
------------------------------------------ ------ ---------- ----------
9,500 9,100
------------------------------------------ ------ ---------- ----------
Fixtures, equipment and motor vehicles 6 1,269 976
Investments 8 7,503 4,506
------------------------------------------ ------ ---------- ----------
Total non-current assets 273,661 310,842
------------------------------------------ ------ ---------- ----------
Current assets
Trade and other receivables 3,264 21,708
Cash and cash equivalents 23,320 22,150
Investments 6,436 -
------------------------------------------ ------ ---------- ----------
33,020 43,858
Assets held for sale - 20,368
Total current assets 33,020 64,226
------------------------------------------ ------ ---------- ----------
Total assets 306,681 375,068
------------------------------------------ ------ ---------- ----------
Current liabilities
Trade and other payables (12,387) (9,828)
Bank overdrafts (21,700) (23,414)
Financial liabilities (4,665) (34,655)
Total current liabilities (38,752) (67,897)
------------------------------------------ ------ ---------- ----------
Non-current liabilities
Financial liabilities (126,841) (127,867)
------------------------------------------ ------ ---------- ----------
Total liabilities (165,593) (195,764)
------------------------------------------ ------ ---------- ----------
Net assets 141,088 179,304
------------------------------------------ ------ ---------- ----------
Equity attributable to the owners of the
Parent
Called up share capital 9 12,113 13,132
Share premium account 200 200
Capital redemption reserve 1,736 717
Revaluation reserve 2,784 1,213
Retained earnings 124,255 164,042
------------------------------------------ ------ ---------- ----------
Total equity 141,088 179,304
------------------------------------------ ------ ---------- ----------
Net asset value per share 11 291p 341p
------------------------------------------ ------ ---------- ----------
Consolidated statement of Changes in Equity
for the year ended 30 June 2023
Called Share Capital Revaluation Retained Total
up share premium redemption reserve earnings equity
capital account reserve
GBP000 GBP000 GBP000 GBP000 GBP000 GBP000
-------------------------------------- ---------- --------- ------------ ------------ ---------- ---------
Balance at 30 June 2021 13,282 200 567 500 140,846 155,395
Comprehensive income for the
year
Profit for the year - - - - 11,012 11,012
Other comprehensive income - - - 713 15,306 16,019
---------- --------- ------------ ------------ ---------- ---------
Total comprehensive income for
the year - - - 713 26,318 27,031
Contributions by and distributions
to owners
Arising on purchase and cancellation
of own shares (150) - 150 - (885) (885)
Final dividend relating to the
year ended 30 June 2021 - - - - (924) (924)
Interim dividend relating to the
year ended 30 June 2022 - - - - (1,313) (1,313)
Balance at 30 June 2022 13,132 200 717 1,213 164,042 179,304
Comprehensive income for the
year
Loss for the year - - - - (29,491) (29,491)
Other comprehensive income - - - 1,571 16 1,587
Total comprehensive loss for the
year - - - 1,571 (29,475) (27,904)
Contributions by and distributions
to owners
Arising on purchase and cancellation
of own shares (1,019) - 1,019 - (7,888) (7,888)
Final dividend relating to the
year ended 30 June 2022 - - - - (1,212) (1,212)
Interim dividend relating to the
year ended 30 June 2023 - - - - (1,212) (1,212)
-------------------------------------- ---------- --------- ------------ ------------ ---------- ---------
Balance at 30 June 2023 12,113 200 1,736 2,784 124,255 141,088
-------------------------------------- ---------- --------- ------------ ------------ ---------- ---------
Consolidated cash flow statement
for the year ended 30 June 2023
2023 2022
-------------------- --------------------
Notes GBP000 GBP000 GBP000 GBP000
----------------------------------------- ------ --------- --------- --------- ---------
Cash flows from operating activities
Cash generated from operations 10 13,769 11,688
Interest received 415 -
Interest paid (6,149) (6,839)
----------------------------------------- ------ --------- --------- --------- ---------
Net cash generated from operating
activities 8,035 4,849
----------------------------------------- ------ --------- --------- --------- ---------
Cash flows from investing activities
Purchase and construction of investment
properties (7,526) (7,433)
Refurbishment of investment, freehold
and leasehold properties (1,145) (1,617)
Purchases of fixtures, equipment
and motor vehicles (576) (283)
Proceeds from sale of investment
properties 51,723 20,608
Proceeds from sale of investments 11,195 68
Payments for business acquisitions - (293)
Investments in joint ventures (3,500) (326)
Purchase of subsidiary, net of cash
acquired 887 -
Net cash generated from investing
activities 51,058 10,724
----------------------------------------- ------ --------- --------- --------- ---------
Cash flows from financing activities
Proceeds from non-current borrowings 16,000 6,399
Repayment of non-current borrowings (60,241) (18,643)
Arrangement fees paid - (380)
Principal element of lease payments (1,657) (1,648)
Dividends paid to shareholders (2,423) (2,237)
Purchase of own shares (7,888) (885)
----------------------------------------- ------ --------- --------- --------- ---------
Net cash used in financing activities (56,209) (17,394)
----------------------------------------- ------ --------- --------- --------- ---------
Net increase/(decrease) in cash
and cash equivalents 2,884 (1,821)
Cash and cash equivalents at beginning
of the year (1,264) 557
----------------------------------------- ------ --------- --------- --------- ---------
Cash and cash equivalents at end
of the year 1,620 (1,264)
----------------------------------------- ------ --------- --------- --------- ---------
Cash and cash equivalents at the year end are comprised
of the following:
Cash balances 23,320 22,150
Overdrawn balances (21,700) (23,414)
1,620 (1,264)
----------------------------------------- ------ --------- --------- --------- ---------
Audited preliminary results announcements
The financial information for the year ended 30 June 2023 and
the year ended 30 June 2022 does not constitute the company's
statutory accounts for those years.
Statutory accounts for the year ended 30 June 2022 have been
delivered to the Registrar of Companies.
The statutory accounts for the year ended 30 June 2023 will be
delivered to the Registrar of Companies following the Company's
Annual General Meeting.
The auditors' reports on the accounts for 30 June 2023 and 30
June 2022 were unqualified, did not draw attention to any matters
by way of emphasis, and did not contain a statement under 498(2) or
498(3) of the Companies Act 2006.
1. Segmental information
The chief operating decision-maker has been identified as the
Board. The Board reviews the Group's internal reporting in order to
assess performance and allocate resources. Management has
determined the operating segments based on these reports.
(A) Segmental assets 2023 2022
GBP000 GBP000
---------------------- -------- --------
Property rental 212,249 263,598
Car park activities 64,993 77,496
Hotel operations 9,500 9,100
Investments 19,939 24,874
---------------------- -------- --------
306,681 375,068
---------------------- -------- --------
(B) Segmental results
2023 2022
--------------- --------------------------------------------- --------- ----------------- --------------------------------
Property Car Hotel Property Car Hotel
park park
rental activities operations Investments Total rental activities operations Investments Total
GBP000 GBP000 GBP000 GBP000 GBP000 GBP000 GBP000 GBP000 GBP000 GBP000
---------------- --------- ------------- ----------- ------------ --------- --------- ----------- ------------- ------------ ---------
Gross revenue
(excl service
charge income) 11,445 13,066 3,120 - 27,631 11,138 11,417 2,828 - 25,383
Service charge
income 2,732 - - - 2,732 2,758 - - - 2,758
---------------- --------- ------------- ----------- ------------ --------- --------- ----------- ------------- ------------ ---------
Gross revenue 14,177 13,066 3,120 - 30,363 13,896 11,417 2,828 - 28,141
Release of
provision
for impairment
of debtors - - - - - 49 - - - 49
Service charge
expenses (3,991) - - - (3,991) (3,666) - - - (3,666)
Property
expenses (751) (8,175) (2,634) - (11,560) (1,091) (6,574) (2,335) - (10,000)
---------------- --------- ------------- ----------- ------------ --------- --------- ----------- ------------- ------------ ---------
Net revenue 9,435 4,891 486 - 14,812 9,188 4,843 493 - 14,524
Administrative
expenses (5,242) (1,538) - - (6,780) (5,213) (1,318) - - (6,531)
Other income 834 7 - 39 880 1,577 - - 35 1,612
Share of
post-tax
profits from
joint ventures 884 - - - 884 885 - - - 885
---------------- --------- ------------- ----------- ------------ --------- --------- ----------- ------------- ------------ ---------
Operating
profit
before
valuation
movements 5,911 3,360 486 39 9,796 6,437 3,525 493 35 10,490
Valuation
movement
on investment
properties (21,033) - - - (21,033) 3,489 - - - 3,489
Impairment of
car parking
assets - (10,467) - - (10,467) - (384) - - (384)
Impairment of
goodwill - (991) - - (991) - - - - -
Loss on
disposal
of investments - - - (777) (777) - - - (89) (89)
Valuation
movement
on investments - - - 1,162 1,162 - - - - -
Profit on
disposal
of investment
properties 4,123 - - - 4,123 4,563 - - - 4,563
Valuation
movement
on joint
venture
properties (4,950) - - - (4,950) 430 - - - 430
Operating
(loss)/profit (15,949) (8,098) 486 424 (23,137) 14,919 3,141 493 (54) 18,499
Finance costs (6,948) (8,063)
Finance income 594 576
---------------- --------- ------------- ----------- ------------ --------- --------- ----------- ------------- ------------ ---------
(Loss)/profit
before
taxation (29,491) 11,012
---------------- --------- ------------- ----------- ------------ --------- --------- ----------- ------------- ------------ ---------
Taxation - -
---------------- --------- ------------- ----------- ------------ --------- --------- ----------- ------------- ------------ ---------
(Loss)/profit
for the year (29,491) 11,012
---------------- --------- ------------- ----------- ------------ --------- --------- ----------- ------------- ------------ ---------
All results are derived from activities conducted in the United
Kingdom.
The car park results include car park income from sites that are
held for future development. The value of these sites has been
determined based on their development value and therefore the total
value of these assets has been included within the assets of the
property rental business.
The net revenue at the development sites for the year ended 30
June 2023, arising from car park operations , was GBP2,014,000.
After allowing for an allocation of administrative expenses, the
operating profit at these sites was GBP1,386,000.
Revenue received within the car park and hotel segments is the
only revenue recognised on a contract basis under IFRS 15. All
other revenue within the Property segment comes from rental lease
agreements.
2. Administrative expenses
2023 2022
GBP000 GBP000
---------------------------- ------- -------
Employee benefits 4,344 4,281
Depreciation 124 129
Charitable donations 60 35
Other 2,252 2,086
---------------------------- ------- -------
6,780 6,531
---------------------------- ------- -------
Depreciation charged to the Consolidated Income Statement as an
administrative expense relates to depreciation on central office
equipment, including fixtures and fittings, computer equipment and
motor vehicles. Depreciation on operational equipment and right of
use assets within both the car park and hotel businesses are
charged as direct property expenses within the Consolidated Income
Statement.
3. Other income and expenses
2023 2022
Other income GBP000 GBP000
----------------------------------- ------- -------
Commission received 154 139
Dividends received 39 35
Management fees receivable 260 235
Dilapidations receipts and income
relating to surrender premiums 312 1,145
Other 115 58
----------------------------------- ------- -------
880 1,612
----------------------------------- ------- -------
4. Earnings per share
The calculation of basic earnings per share has been based on
the profit for the year, divided by the weighted average number of
shares in issue. The weighted average number of shares in issue
during the year was 49,075,785 (2022: 52,755,750).
2023 2022
-------------------- --------------------
Earnings Earnings
Earnings per Earnings per
share share
GBP000 p GBP000 p
----------------------------------- --------- --------- --------- ---------
(Loss)/profit for the year and
earnings per share (29,491) (60.1) 11,012 20.9
Valuation movement on investment
properties 21,033 42.9 (3,489) (6.6)
Impairment of car parking assets 10,467 21.3 384 0.7
Impairment of goodwill 991 2.0 - -
Valuation movement on properties
held in joint ventures 4,950 10.1 (430) (0.8)
Profit on disposal of investment
and development properties (4,123) (8.4) (4,563) (8.7)
Loss on disposal of investments 777 1.6 89 0.2
Valuation movement on investments (1,162) (2.4) - -
(Gain)/loss on repurchase of
debenture stock (379) (0.8) 272 0.5
----------------------------------- --------- --------- --------- ---------
EPRA earnings and earnings per
share 3,063 6.2 3,275 6.2
----------------------------------- --------- --------- --------- ---------
There is no difference between basic and diluted earnings per
share.
There is no difference between basic and diluted EPRA earnings
per share.
5. Dividends
2023 2022
GBP000 GBP000
----------------------------------- ------- -------
2021 final paid: 1.75p per share - 924
2022 interim paid: 2.5p per share - 1,313
2022 final paid: 2.5p per share 1,212 -
2023 interim paid: 2.5p per share 1,212 -
----------------------------------- ------- -------
2,424 2,237
----------------------------------- ------- -------
An interim dividend in respect of the year ended 30 June 2023 of
2.5p per share was paid to shareholders on 16 June 2023. This
dividend was paid entirely as a Property Income Distribution
(PID).
A final dividend in respect of the year ended 30 June 2023 of
2.5p per share is proposed. This dividend, based on the shares in
issue at [xx] October 2023, amounts to GBP1.2m which has not been
reflected in these accounts and will be paid on 4 January 2024 to
shareholders on the register on 15 December 2023. The entire
dividend will be paid as an ordinary dividend.
6. Non-current assets
(A) Investment properties
Freehold Right Development Total
of use
asset
GBP000 GBP000 GBP000 GBP000
------------------------------- --------- --------- ------------ ----------
Valuation at 30 June 2021 174,690 2,768 41,451 218,909
Additions at cost 7,433 - - 7,433
Other capital expenditure 1,053 22 542 1,617
Disposals (29,680) (518) - (30,198)
Valuation movement 2,878 (22) 633 3,489
Movement in tenant lease
incentives (144) - - (144)
Valuation at 30 June 2022 156,230 2,250 42,626 201,106
------------------------------- --------- --------- ------------ ----------
Additions at cost 7,526 - - 7,526
Held in subsidiaries acquired 23,400 - 706 24,106
Other capital expenditure 735 31 395 1,161
Disposals (7,645) - (21,250) (28,895)
Valuation movement (19,376) (31) (1,626) (21,033)
Movement in tenant lease
incentives (170) - - (170)
--------- ------------ ----------
Valuation at 30 June 2023 160,700 2,250 20,851 183,801
------------------------------- --------- --------- ------------ ----------
At 30 June 2023, investment property valued at GBP181,340,000
(2022: GBP198,630,000) was held as security against the Group's
borrowings.
During the year the Group acquired an investment property that
it had previously owned 50% of, through the Group's joint venture
investment in Belgravia Living Group Limited ("BLG"). The property
acquisition was facilitated by the acquisition by the Group of the
remaining 50% interest in BLG.
Right of use investment property assets include long leasehold
property interests.
The Company occupies an office suite in part of the Merrion
Centre and one floor of an investment property in London. The
Directors do not consider these elements to be material.
(B) Freehold and leasehold properties - car park activities
Freehold Right of Total
use asset
GBP000 GBP000 GBP000
------------------------------------- --------- ----------- ---------
Valuation at 30 June 2021 29,900 44,602 74,502
IFRS 16 adjustment - (96) (96)
Depreciation (316) (1,480) (1,796)
(Impairment)/reversal of impairment (384) - (384)
------------------------------------- --------- ----------- ---------
Valuation at 30 June 2022 29,200 43,026 72,226
------------------------------------- --------- ----------- ---------
Additions 6 - 6
IFRS 16 adjustment - (95) (95)
Depreciation (312) (1,496) (1,808)
Valuation movement 929 - 929
Impairment (4,713) (5,754) (10,467)
Valuation at 30 June 2023 25,110 35,681 60,791
------------------------------------- --------- ----------- ---------
The historical cost of freehold properties and right of use
assets relating to car park activities is GBP30,153,000 (2022:
GBP30,153,000).
At 30 June 2023, freehold properties and right of use assets
relating to car park activities, held as security against the
Group's borrowings are held at GBP35,610,000 (2022:
GBP42,170,000).
(C) Freehold and leasehold properties - hotel operations
Freehold
GBP000
--------------------------- ---------
Valuation at 30 June 2022 9,100
Depreciation (242)
Valuation movement 642
Valuation at 30 June 2023 9,500
--------------------------- ---------
At 30 June 2023, freehold and leasehold property relating to
hotel operations valued at GBP9,500,000 (2022: GBP9,100,000) was
held as security against the Group's borrowings.
The fair value of the Group's investment and development
properties, freehold car parks, hotel operations and assets held
for sale have been determined principally by independent,
appropriately qualified external valuers CBRE and Jones Lang
LaSalle. The remainder of the portfolio has been valued by the
Property Director.
Valuations are performed bi-annually and are performed
consistently across the Group's whole portfolio of properties. At
each reporting date appropriately qualified employees verify all
significant inputs and review computational outputs. The external
valuers submit and present summary reports to the Property Director
and the Board on the outcome of each valuation round.
Valuations take into account tenure, lease terms and structural
condition. The inputs underlying the valuations include market
rents or business profitability, incentives offered to tenants,
forecast growth rates, market yields and discount rates and selling
costs including stamp duty.
The development properties principally comprise land in Leeds
and Manchester. These have also been valued by appropriately
qualified external valuers Jones Lang LaSalle, taking into account
an assessment of their realisable value in their existing state and
condition based on market evidence of comparable transactions and
residual value calculations.
Property income, values and yields have been set out by category
as at 30 June 2023 in the table below.
Passing ERV Value Initial Reversionary
rent yield yield
GBP000 GBP000 GBP000 % %
--------------------------- -------- ------- -------- -------- -------------
Retail and Leisure 984 1,292 14,510 6.4% 8.4%
Merrion Centre (excluding
offices) 4,610 4,919 51,414 8.5% 9.0%
Offices 3,040 4,953 52,966 5.4% 8.8%
Hotels 816 816 9,500 8.1% 8.1%
Out of town retail 1,006 1,070 13,000 7.3% 7.8%
Residential 1,392 1,526 31,060 4.2% 4.6%
--------------------------- -------- ------- -------- -------- -------------
11,848 14,576 172,450 6.5% 8.0%
--------------------------- -------- ------- -------- -------- -------------
Development property 20,851
Car parks 37,644
IFRS 16 Adjustment - Right of use assets
held within investment property 23,147
---------------------------------------------- --------
254,092
--------------------------- -------- ------- --------
Property income, values and yields have been set out by category
as at 30 June 2022 in the table below.
Passing ERV Value Initial Reversionary
rent yield yield
GBP000 GBP000 GBP000 % %
--------------------------- -------- ------- -------- -------- -------------
Retail and Leisure 1,122 1,709 22,125 4.3% 6.8%
Merrion Centre (excluding
offices) 4,874 5,234 58,818 7.8% 8.4%
Offices 2,862 4,801 55,262 4.9% 8.2%
Hotels 500 950 9,100 5.2% 9.9%
Out of town retail 1,006 1,155 14,500 6.6% 7.5%
Residential 428 428 7,775 5.1% 5.1%
--------------------------- -------- ------- -------- -------- -------------
10,792 14,277 167,580 6.0% 8.0%
--------------------------- -------- ------- -------- -------- -------------
Development property 42,626
Car parks 45,527
IFRS 16 Adjustment - Right of use assets
held within investment property 26,699
---------------------------------------------- --------
282,432
--------------------------- -------- ------- --------
Investment properties (freehold and right of use), freehold
properties (PPE), hotel operations and assets held for sale
The effect on the total valuation (excluding development
property and car parks) of GBP172.5m of applying a different
weighted average yield and a different weighted average ERV would
be as follows:
Valuation in the Consolidated Financial Statements at an initial
yield of 5.5% - GBP203.8m, Valuation at 7.5% - GBP149.4m.
Valuation in the Consolidated Financial Statements at a
reversionary yield of 7.0% - GBP197.1m, Valuation at 9.0% -
GBP153.3m.
Investment properties (development properties)
The key unobservable inputs in the valuation of one of the
Group's development properties of GBP14.8m is the assumed per acre
or per unit land value. The effect on the development property
valuation of applying a different assumed per acre or per unit land
value would be as follows:
Valuation in the Consolidated Financial Statements if a 5%
increase in the per acre or per unit value - GBP15.5m, 5% decrease
in the per acre or per unit value - GBP14.1m.
The other key development property in the Group is valued on a
per acre development land value basis, the effect on the
development property valuation of applying reasonable sensitivities
would not create a material impact.
Freehold car park activities
The effect on the total valuation of the Group's freehold car
park properties of GBP25.1m in applying a different yield/discount
rate and a different assumed rental value/net income would be as
follows:
Valuation in the Consolidated Financial Statements based on a 1%
decrease in the yield/discount rate - GBP29.6m, 1% increase in the
yield/discount rate - GBP21.8m
Valuation in the Consolidated Financial Statements based on a 5%
increase in the assumed rental value/net income - GBP26.4m, 5%
decrease in the assumed rental value/net income - GBP23.8m
Right of Use car park activities
The effect on the total valuation of the Group's Right of Use
car park properties of GBP35.7m in applying a different discount
rate and a different assumed net income would be as follows:
Valuation in the Consolidated Financial Statements based on a
discount rate of 8% - GBP37.2m, Valuation at 9% - GBP34.2m
Valuation in the Consolidated Financial Statements assuming net
revenue 10% above anticipated - GBP38.2m, Valuation at 10% below
anticipated - GBP33.1m.
Property valuations can be reconciled to the carrying value of
the properties in the balance sheet as follows:
Freehold
Investment and Leasehold Hotel
Properties Properties operations Total
GBP000 GBP000 GBP000 GBP000
------------------------------ ------------- --------------- ------------- --------
Externally valued by CBRE 96,740 19,260 9,500 125,500
Externally valued by Jones
Lang LaSalle 87,010 5,850 - 92,860
Investment properties valued
by the Directors 51 - - 51
------------------------------ ------------- --------------- ------------- --------
Properties held at valuation 183,801 25,110 9,500 218,411
IFRS 16 right of use assets
held at depreciated cost - 35,681 - 35,681
------------------------------ ------------- --------------- ------------- --------
183,801 60,791 9,500 254,092
------------------------------ ------------- --------------- ------------- --------
Valuation of investment properties (freehold and right of use),
freehold properties (PPE), hotel operations and assets held for
sale at fair value
All investment properties, freehold properties held in property
plant and equipment, hotel operations and assets held for sale are
measured at fair value in the consolidated balance sheet and are
categorised as level 3 in the fair value hierarchy as defined in
IFRS13 as one or more inputs to the valuation are partly based on
unobservable market data. In arriving at their valuation for each
property (as in prior years) both the independent external valuers
and the Directors have used the actual rent passing and have also
formed an opinion as to the two significant unobservable inputs
being the market rental for that property and the yield (i.e. the
discount rate) which a potential purchaser would apply in arriving
at the market value. Both these inputs are arrived at using market
comparables for the type, location and condition of the
property.
(D) Fixtures, equipment and motor vehicles
Accumulated
Cost Depreciation
GBP000 GBP000
---------------------------------------------------- ----- ------- -------------
At 1 July 2021 4,711 3,756
Additions 283 -
Depreciation - 262
At 30 June 2022 4,994 4,018
---------------------------------------------------- ----- ------- -------------
Net book value at 30 June 2022 976
---------------------------------------------------- ----- ------- -------------
At 1 July 2022 4,994 4,018
Additions 576 -
Depreciation - 283
At 30 June 2023 5,570 4,301
---------------------------------------------------- ----- ------- -------------
Net book value at 30 June 2023 1,269
---------------------------------------------------- ----- ------- -------------
7. Investments in joint ventures
2023 2022
GBP000 GBP000
--------------------------------------------------- --------- -------
At the start of the year 18,016 16,212
Investments in joint ventures 3,500 326
Loan interest 245 163
Valuation movement on investment properties (4,950) 430
Share of profits after tax 884 885
Amounts eliminated on consolidation of subsidiary (10,572) -
--------------------------------------------------- --------- -------
At the end of the year 7,123 18,016
--------------------------------------------------- --------- -------
Investments in joint ventures are broken down as follows:
2023 2022
GBP000 GBP000
-------- ------- -------
Equity 7,123 11,691
Loans - 6,325
-------- ------- -------
7,123 18,016
-------- ------- -------
Investments in joint ventures as at 30 June 2022 primarily
related to the Group's interest in the partnership capital of
Merrion House LLP and share capital of Belgravia Living Group
Limited. Also within Investments in Joint Ventures exist loan
balances due from joint ventures as they are considered to form
part of the net investment in the JV. On 14 April 2023, the Group
acquired the remaining 50% of the share capital of Belgravia Living
Group Limited and therefore no longer accounts for this as a joint
venture. This acquisition did not meet the definition of a business
and it is treated as an asset acquisition. The carrying value of
the equity accounted joint venture on the date of acquisition has
formed part of the consideration paid for the investment
property.The consideration for the acquisition was GBP1, with the
key asset acquired being a GBP23.4m investment property and an
associated bank loan of GBP14.4m
Merrion House LLP owns a long leasehold interest over a property
that is let to the Group's joint venture partner, Leeds City
Council ('LCC'). The interest in the joint venture for each partner
is an equal 50% share, regardless of the level of overall
contributions from each partner. The investment property held
within this partnership has been externally valued by CBRE at each
reporting date.
The assets and liabilities of Merrion House LLP for the current
and previous year are as stated below:
2023 2022
GBP000 GBP000
----------------------------------- --------- ---------
Non-current assets 61,450 71,850
Cash and cash equivalents 767 278
Debtors and prepayments - 295
Trade and other payables (700) (616)
Current financial liabilities (1,717) (1,659)
Non-current financial liabilities (45,554) (47,270)
----------------------------------- --------- ---------
Net assets 14,246 22,878
----------------------------------- --------- ---------
The (losses)/profits of Merrion House LLP for the current and
previous year are as stated below:
2023 2022
GBP000 GBP000
--------------------------------------------- --------- --------
Revenue 3,460 3,328
Expenses (23) (2)
Finance costs (1,669) (1,725)
Valuation movement on investment properties (10,400) 200
--------------------------------------------- --------- --------
Net (loss)/profit (8,632) 1,801
--------------------------------------------- --------- --------
The Group's interest in other joint ventures are not considered
to be material. The book value of the Group's investment in Bay
Sentry Limited is GBPnil (2022: GBPnil).
The joint ventures have no significant contingent liabilities to
which the Group is exposed nor has the Group any significant
contingent liabilities in relation to its interest in the joint
ventures.
A full list of the Group's joint ventures, which are all
registered in England and operate in the United Kingdom, is set out
as follows:
Beneficial Activity
Interest
%
--------------------------------------- ----------- ---------------------
Merrion House LLP (as at 30 June 2023 50 Property investment
and 30 June 2022)
Belgravia Living Group Limited (as at 50 Property Investment
30 June 2022 only)
Bay Sentry Limited (as at 30 June 2023 50 Software Development
and 30 June 2022)
--------------------------------------- ----------- ---------------------
8. Investments
2023 2022
GBP000 GBP000
--------------------------------------- ------- -------
Current Assets
Loan notes - Deferred Consideration 4,493 -
Loan notes - Contingent Consideration 1,943 -
--------------------------------------- ------- -------
6,436 -
--------------------------------------- ------- -------
Non-Current Assets
Listed investments 4,068 4,096
Non-Listed investments 410 410
Loan notes - Deferred Consideration 3,025 -
--------------------------------------- ------- -------
7,503 4,506
--------------------------------------- ------- -------
13,939 4,506
--------------------------------------- ------- -------
Listed investments
2023 2022
GBP000 GBP000
------------------------------ ------- --------
At start of the year 4,096 5,802
Disposals (44) (62)
Increase/(decrease) in value
of investments 16 (1,644)
------------------------------ ------- --------
At the end of the year 4,068 4,096
------------------------------ ------- --------
Listed investments relate to an equity shareholding in a company
listed on the London Stock Exchange. This is stated at market value
in the table above and has a historic cost of GBP875,000 (2022:
GBP882,300).
Listed investments are measured at fair value in the
consolidated balance sheet and are categorised as level 1 in the
fair value hierarchy as defined in IFRS13 as the inputs to the
valuation are based on quoted market prices.
The maximum risk exposure at the reporting date is the fair
value of the other investments.
Non-listed investments
2023 2022
GBP000 GBP000
---------------------------------- ------- ---------
At the start of the year 410 3,415
Loan interest - 413
Increase in value of investments - 16,950
Transferred to assets held
for sale - (20,368)
---------------------------------- ------- ---------
At the end of the year 410 410
---------------------------------- ------- ---------
In the prior year, non-listed investments primarily related to
an equity shareholding and loans advanced to YourParkingSpace
Limited ('YPS'), a privately owned company incorporated in the
United Kingdom. The investment in YPS was transferred to assets
held for sale in the year ending 30 June 2022.
In July 2022, the Company sold its entire equity interest in
YPS, in exchange for upfront cash consideration of GBP9.6m, plus a
deferred and contingent element of consideration in the form of
loan notes. In addition to the equity consideration the Company
also received in July 2022 full repayment of its loan to YPS which,
including rolled-up interest, totalled GBP1.95m.
The Non-listed investments are categorised as level 3 in the
fair value hierarchy as defined in IFRS 13 as the inputs to the
valuation are based on unobservable inputs.
Loan Notes - Deferred Consideration 2023 2022
GBP000 GBP000
------------------------------------- ------- -------
Current assets
At the start of the year - -
Loan notes issued to the Company in 4,287 -
the period
Loan interest 206 -
------------------------------------- ------- -------
4,493 -
------------------------------------- ------- -------
Non-Current assets
At the start of the year - -
Loan notes issued to the Company in 2,888 -
the period
Loan interest 137 -
------------------------------------- ------- -------
3,025 -
------------------------------------- ------- -------
The interest earned on the deferred consideration loan notes is
5% per annum. The current element of deferred consideration was
received by the Company in July 2023, the non-current element of
deferred consideration is due in July 2024.
The deferred consideration loan notes are accounted for using
the amortised cost basis and are assessed for impairment under the
IFRS 9 expected credit loss model.
Loan Notes - Contingent Consideration
Assets held for sale are broken down
as follows: 2023 2022
GBP000 GBP000
------------------------------------------ ------- -------
At the start of the year - -
Loan notes issued to the Company in 743 -
the period
Unwind of discount applied to contingent 38 -
consideration
Valuation movement 1,162 -
------------------------------------------ ------- -------
1,943 -
------------------------------------------ ------- -------
The contingent consideration loan notes were initially
recognised at fair value, based on the estimated performance of YPS
in the 14 month period ended October 2023. This is an estimate
prepared by the Company. The contingent consideration loan notes
are then accounted for using the fair value through profit and loss
basis. Following completion of the sale of its investment in YPS,
the Company does not have access to regular YPS management
information, however it does receive ad hoc updates. The valuation
of the contingent consideration has been based on the performance
of YPS for the period ended 30 June 2023 and assumes no further
growth in the remaining four months of the earnout period. The
Directors of the Company believe this to be the most reasonable
approach, based on their knowledge of the car parking market, but
also in relation to the current macroeconomic environment where
revenue growth is being seen, but it is very much geographically
specific.
These loan note assets are categorised as level 3 in the fair
value hierarchy as defined in IFRS 13 as the inputs to the
valuation are based on unobservable inputs.
The effect on the value of the contingent consideration at the
year end of GBP1.9m of applying a different level of revenue for
the period to October 2023:
Valuation in the Consolidated Financial Statements assuming net
revenue 10% above anticipated - GBP2.3m, Valuation at 10% below
anticipated - GBP1.4m. The maximum amount due to the Company under
the terms of the contingent consideration loan notes is
GBP3.8m.
Non listed investments - Assets held
for sale
Assets held for sale are broken down
as follows: 2023 2022
GBP000 GBP000
--------------------------------------- ------- -------
Equity investments - 18,420
Loans - 1,948
--------------------------------------- ------- -------
- 20,368
--------------------------------------- ------- -------
Assets held for sale at 30 June 2022 relate to an equity
shareholding and loans advanced to YourParkingSpace Limited
('YPS'), a privately owned company incorporated in the United
Kingdom. The company completed the sale of these assets in July
2022.
9. Called up share capital
Authorised
The authorised share capital of the company is 164,879,000
(2022: 164,879,000) Ordinary Shares of 25p each. The nominal value
of authorised share capital is GBP41,219,750 (2022:
GBP41,219,750).
Issued and fully paid up
Number Nominal
of shares value
000 GBP000
--------------------------- ----------- --------
At 30 June 2022 52,531 13,132
Purchase and cancellation
of own shares (4,075) (1,019)
--------------------------- ----------- --------
At 30 June 2023 48,456 12,113
--------------------------- ----------- --------
The Company has only one type of Ordinary Share class in issue.
All shares have equal entitlement to voting rights and dividend
distributions.
At the year end the Company had authority to buy back for
cancellation a further 7,279,590 Ordinary Shares.
10. Cash flows from operating activities
2023 2022
GBP000 GBP000
--------------------------------------------- --------- --------
(Loss)/profit for the financial year (29,491) 11,012
Adjustments for:
Depreciation 2,333 2,301
Amortisation 247 222
Profit on disposal of fixed assets (48) -
Profit on disposal of investment properties (4,123) (4,563)
Loss on sale of investments 795 89
Movement in valuation of investments (1,162) -
Finance costs 6,948 8,063
Finance income (594) (576)
Share of post tax losses/(profits) from
joint ventures 4,066 (1,315)
Movement in valuation of investment
properties 21,033 (3,489)
Movement in lease incentives 170 144
Impairment of car parking assets 10,467 384
Impairment of goodwill 991 -
(Increase)/decrease in receivables (218) 1,083
Increase/(decrease) in payables 2,355 (1,667)
--------------------------------------------- --------- --------
Cash generated from operations 13,769 11,688
--------------------------------------------- --------- --------
11. Net asset value per share
The Basic and diluted net asset values are the same, as set out
in the table below.
2023 2022
GBP000 GBP000
----------------------------- -------- --------
Net assets at 30 June 141,088 179,304
Shares in issue (000) 48,456 52,531
Basic and diluted net asset
value per share 291p 341p
----------------------------- -------- --------
[1] Alternative performance measures are detailed and reconciled
within note 4 of this announcement and the financial review
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