TIDMCDFF
RNS Number : 6522X
Cardiff Property PLC
28 November 2017
THE CARDIFF PROPERTY PUBLIC LIMITED COMPANY
AND ITS SUBSIDIARIES
FOR RELEASE 7.00 AM 28 November 2017
THE CARDIFF PROPERTY PLC
(The group, including Campmoss, specialises in property
investment and development in the Thames Valley. The total
portfolio under management, valued in excess of GBP25m, is
primarily located to the west of London, close to Heathrow Airport
and in Surrey and Berkshire.)
PRELIMINARY RESULTS FOR THE YEARED 30 SEPTEMBER 2017
Highlights:
2017 2016
Rental income GBP'000 552 580
Profit before
tax GBP'000 3,359 2,673
Earnings per share pence 253.7 195.3
Dividend per share
paid and proposed pence 15.5 14.0
Net assets per
share pence 2,126 1,876
Gearing % Nil Nil
Richard Wollenberg, Chairman, commented:
"Despite the economic and political uncertainty surrounding
Brexit negotiations and government policy, the Thames Valley
commercial property market has remained very active. Enquiries for
commercial lettings, whilst initially easing in the early part of
the calendar year, have recently improved. The investment market
continues to attract interest from income driven investors."
For further information:
The Cardiff Property plc Richard Wollenberg 01784 437444
Stockdale Securities Richard Johnson 020 7601 6100
THE CARDIFF PROPERTY PUBLIC LIMITED COMPANY
AND ITS SUBSIDIARIES
The group, including Campmoss, specialises in property
investment and development in the Thames Valley. The total
portfolio under management, valued in excess of GBP25m, is
primarily located to the west of London, close to Heathrow Airport
and in Surrey and Berkshire.
PRELIMINARY RESULTS FOR THE YEARED 30 SEPTEMBER 2017
Chairman's Statement and Property Review
Dear Shareholder
Despite the economic and political uncertainty surrounding
Brexit negotiations and government policy, activity in the Thames
Valley commercial property market has remained very active.
Enquiries for commercial lettings, whilst initially easing in the
early part of the calendar year, have recently improved. The
investment market continues to attract interest from income driven
investors.
Commercial property rental levels in some Thames Valley
locations marginally increased during the year, partly due to a
substantial increase in the permitted conversion of existing
commercial buildings into residential use. Lease terms generally
continue to be between 3 to 5 years reflecting an element of tenant
uncertainty and caution.
The residential market in Surrey and Berkshire, the group's main
area of activity, has experienced a slow-down in sales especially
at the lower end, although there are signs of increasing activity.
The government's various Help to Buy equity and saving schemes
continue to encourage first time buyers and has assisted a number
of our residential sales.
FINANCIAL
For the year to 30 September 2017 the group profit before tax
was GBP3.36m (2016: GBP2.67m). This figure includes a revaluation
increase of GBP0.90m (2016: GBP0.25m) for the group and a profit of
GBP1.84m (2016: GBP1.87m) in respect of our post tax profit share
of Campmoss Property Company Limited, our 47.62% owned joint
venture.
Revenue for the year which represented gross rental income,
excluding Campmoss, totalled GBP0.55m (2016: GBP0.58m).
The group's share of revenue from Campmoss was GBP1.22m (2016:
GBP2.54m) represented by gross rental income of GBP0.98m (2016:
GBP1.23m) and property sales of GBP0.24m (2016: GBP1.31m). These
figures are not included in group revenue.
The profit after tax attributable to shareholders for the
financial year was GBP3.22m (2016: GBP2.49m) and the earnings per
share was 253.7p (2016: 195.3p).
At the year-end, the group's commercial and residential
portfolio, valued by Kempton Carr Croft and Nevin & Wells,
totalled GBP5.79m (2016: GBP4.88m). This value excludes own use
freehold property, which is included under property, plant and
equipment in the balance sheet and held at valuation.
Property when completed and held for re-sale is shown in the
balance sheet as stock at the lower of cost or net realisable
value. At the year end this represented commercial property at The
Windsor Business Centre.
The group's total property portfolio, including own use freehold
property and the Campmoss investment and development portfolio, was
valued at GBP25.6m (2016: GBP39.1m). The company's share of the net
assets of Campmoss was GBP14.86m (2016: GBP13.03m). During the year
Campmoss completed the sale of Worplesdon View, Guildford. Further
details are included in the Campmoss section of this report.
The group's net assets as at the year-end were GBP26.86m (2016:
GBP23.84m) equivalent to GBP21.26 per share (2016: GBP18.76p), an
increase of 13.3% over the year (2016: 11.4%). The group, including
Campmoss, has adequate financial facilities and resources to
complete works in progress and the proposed development programme.
Cash balances are held on short term deposit. At the year-end the
company had nil gearing (2016: nil). During the year the company
purchased and cancelled 7,128 ordinary shares at a total cost of
GBP115,773.
Your directors are proposing the annual renewal of their
authority to acquire shares and the approval of the Rule 9 Waiver.
Both will be included in the resolutions being placed before
shareholders at the Annual General Meeting and General Meeting
respectively to be held on 18 January 2018. Full details of the
Rule 9 Waiver are set out in the document accompanying this report
and are also available on the company's website
www.cardiff-property.com.
Current IFRS accounting recommends that deferred tax is
chargeable on the difference between the indexed cost of properties
and quoted investments held and their current market value. However
current IFRS accounting does not require the same treatment in
respect of the group's unquoted investment in Campmoss Property,
our 47.62% owned joint venture. The investment in Campmoss is a
substantial part of the company's net assets and for indicative
purposes a disposal of this investment based on the value in the
company's balance sheet at the year-end could require a tax
liability that would equate to GBP2.53m (2016: GBP2.34m) equivalent
to 200p (2016: 185p) per share. I have provided this information to
shareholders as an additional non-statutory disclosure.
DIVID
The directors recommend a final dividend of 11.5p per share
(2016: 10.4p) making a total dividend for the year of 15.5p (2016:
14.0p) an increase of 10.7%. The final dividend will be paid on 15
February 2018 to shareholders on the register at 26 January
2018.
THE PROPERTY PORTFOLIO
The group continues to concentrate its development activities in
the Thames Valley, primarily to the west of London and close to
Heathrow Airport, principally in Berkshire and Surrey.
The Windsor Business Centre, Windsor, comprises 4 business units
totalling 9,500 sq. ft. Following the expiry of leases during the
year 2 new lettings were achieved at increased rents. The property
is now fully let.
The Maidenhead Enterprise Centre, Maidenhead, comprises 6
individual business units totalling 14,000 sq. ft. Following the
expiry of 3 leases new lettings have been finalised at higher
annual rents and all business units are now occupied on medium term
leases.
The White House, Egham, includes 5 ground floor retail units
with 5,100 sq ft air conditioned offices on the two upper floors.
The property is fully let. One of the office leases expires next
year.
Heritage Court, Egham, comprises 4 retail units with 8
residential apartments on the upper floors. The apartments were
previously sold on long leaseholds. The retail units are all
occupied with one lease expiring next year. Negotiations are
currently in hand for re-letting the unit.
At Cowbridge Road, Cardiff, the mail sorting and receiving
centre, totalling 14,650 sq. ft. is let on a medium term lease to
Royal Mail. A planning application to increase the working area is
currently being prepared.
The company occupies its own freehold office in Egham and
retains a freehold residential property in Egham which has recently
received planning approval for an extension and loft conversion
works. These works are expected to commence early next year.
At Tilehurst, Reading, an outline application for a small
residential scheme has been submitted and discussions with the
Local Authority are being progressed.
CAMPMOSS PROPERTY COMPANY LIMITED
Campmoss continues to actively manage its portfolio, achieving
new planning permissions and progressing its development and sales
programme. The company retains freehold office, retail and
residential property in Bracknell, Burnham, Slough, Maidenhead and
Woking.
As reported last year Campmoss exchanged conditional contracts
for the sale of Worplesdon View, Guildford at price of GBP15.85m.
The sale was completed in August this year and the transaction is
reflected in this year's figures. The 78-bedroom care home was
previously let on a 35-year institutional lease with annualised RPI
increases. The residual part of the site covering approximately 2.5
acres has been retained and, subject to planning, may be available
to develop, for other medical uses.
The development at Westview, Market Street, Bracknell, completed
last year comprises 8 retail units on ground and first floor all of
which are fully occupied on medium to long term leases.
At Alston House, Bracknell, adjacent to Westview, additional
residential planning permission was granted during the year. The
development now comprises 10 retail units on ground and first
floors together with 12, one and two-bedroom apartments on the
third and fourth floors. The new scheme is expected to complete in
the summer of next year and it is encouraging that negotiations to
pre-let a number of the retail units are at an advanced stage.
At the north-eastern end of Market Street, Bracknell, the
company retains 12 retails units all of which are currently let to
local businesses on medium term leases.
It is interesting to note that Bracknell has recently completed
its major town centre shopping scheme known as the Lexicon Centre
which has encouraged numerous well-known retailers into the town.
Furthermore, the increase in employment to service the shopping
centre has encouraged lettings and sales activities in the local
residential market.
At Gowring House, Market Street, Bracknell the conversion of the
first and second floors to provide a further 12 apartments was
recently completed, resulting in 15 apartments available. 2 sales
were completed during the year, 5 of the units are currently let on
either Assured Shorthold Tenancies or commercial agreements and 6
of the remaining 8 units are under offer. The ground floor
continues to have 3 retail units let on medium term leases.
At Britannia Wharf, Woking, planning permission was granted in
July this year for a 82-bedroom care home. Vacant possession of the
building has now been achieved and proposals from care home
operators are currently being assessed. A second planning
application has been submitted for residential use, the outcome of
which is expected early next year.
A planning application for a residential scheme at Clivemont
House, Maidenhead has been submitted and detailed discussions with
the local authority are in progress.
Planning permission was previously granted for a 49,000 sq ft
net office building with underground car parking and although
extensively marketed no viable pre-letting has been achieved. The
proposed residential scheme is currently a more advantageous use of
the site.
At Highway House, Maidenhead, planning for a 45,000 sq ft net
new office scheme with underground parking was previously granted
but the commencement of this new office scheme will be dependent
upon securing a viable pre-letting. Plans are currently being
prepared for alternative uses.
At The Priory, Burnham the new office is fully let with part of
the business centre available.
At the year end the investment portfolio was valued by the
directors of Campmoss, taking into account external advice, where
available, and assessed at a current market value of GBP17.4m
(2016: GBP32.8m). This figure includes property under development
but excludes stock. The sale of Worplesdon View, Guildford and
Brickfields, Bracknell for GBP19.6m, took place during the year
both previously held as investment property.
Total revenue for Campmoss for the year amounted to GBP2.6m
(2016: GBP5.3m) representing gross rental income of GBP2.1m (2016:
GBP2.6m) and sales of property held as stock of GBP0.5m (2016:
GBP2.7m). At the year-end the company had nil gearing (2016:
GBP2.9m).
QUOTED INVESTMENTS
The company retains a small quoted equity and retail bond
portfolio including; The Renewables Infrastructure Group Limited,
A2D Funding plc, Places for People, ImmuPharma plc, Galileo
Resources plc and Aquila Services Group plc. I remain a director of
Galileo Resources plc and Aquila Services Group plc. The value of
the portfolio at the year-end exceeds the original cost.
MANAGEMENT AND TEAM
The group has again experienced a busy year and on behalf of
shareholders I would like to take this opportunity of thanking our
small management team and joint venture partner for all their
efforts and achievements during the year. The intensive day to day
management of the group's portfolio remains essential in achieving
continued success.
OUTLOOK
The group retains an extensive retail and residential
development programme at Bracknell and it is encouraging to note
the interest already received for this project.
Whilst uncertainties surround the property market the group
should benefit from its current development programme and a
successful outcome of recently submitted planning applications. I
therefore look forward to reporting further progress at the half
year stage.
J. Richard Wollenberg
Chairman
27 November 2017
Consolidated Income Statement
FOR THE YEARED 30 SEPTEMBER 2017
2017 2016
GBP'000 GBP'000
Revenue 552 580
Cost of sales (57) (47)
Gross profit 495 533
Administrative expenses (511) (526)
Other operating income 577 473
Operating profit before
gains on
investment properties and
other
properties 561 480
Surplus on revaluation of
investment properties 905 220
Surplus on revaluation of
other properties - 25
Operating profit 1,466 725
Financial income 54 79
Share of results of joint
venture 1,839 1,869
Profit before taxation 3,359 2,673
Taxation (141) (179)
Profit for the financial
year attributable to equity
holders 3,218 2,494
Earnings per share on profit
for the
financial year - pence
Basic and diluted 253.7 195.3
Dividends
Final 2016 paid 10.4p (2015:
10.0p) 132 128
Interim 2017 paid 4.0p (2016:
3.6p) 51 46
183 174
Final 2017 proposed 11.5p
(2016: 10.4p) 145 132
These results relate entirely to continuing operations. There
were no acquisitions or disposals in either year.
Consolidated statement of comprehensive income and expense
FOR THE YEARED 30 SEPTEMBER 2017
2017 2016
GBP'000 GBP'000
Profit for the financial year 3,218 2,494
Other items recognised directly in
equity
Net change in fair value of available
for sale financial assets 72 98
Net change in fair value of other 30 -
properties
Total comprehensive income and expense
for the year
attributable to the equity holders
of the parent company 3,320 2,592
Consolidated Balance Sheet
AT 30 SEPTEMBER 2017
2017 2016
GBP'000 GBP'000 GBP'000 GBP'000
Non-current assets
Freehold investment properties 5,792 4,880
Property, plant and equipment 303 278
Investment in joint venture 14,864 13,025
Other financial assets 1,071 842
Deferred tax asset 5 5
22,035 19,030
Current assets
Stock and work in progress 668 668
Trade and other receivables 91 1,594
Financial assets 1,370 1,047
Cash and cash equivalents 3,485 2,198
5,614 5,507
Total assets 27,649 24,537
Current liabilities
Trade and other payables (629) (564)
(629) (564)
Non-current liabilities
Deferred tax liability (160) (134)
Total liabilities (789) (698)
Net assets 26,860 23,839
Equity
Called up share capital 253 254
Share premium account 5,076 5,076
Other reserves 2,772 2,699
Investment property revaluation
reserve 997 3,749
Retained earnings 17,762 12,091
Shareholders' funds attributable
to equity holders 26,860 23,839
Net assets per share 2,126p 1,876p
Consolidated Cash Flow Statement
FOR THE YEARED 30 SEPTEMBER 2016
2017 2016
GBP'000 GBP'000
Cash flows from operating activities
Profit for the year 3,218 2,494
Adjustments for:
Depreciation 5 2
Financial income (54) (79)
Share of profit of joint venture (1,839) (1,869)
Surplus on revaluation of investment
properties (905) (220)
Surplus on revaluation of other
properties - (25)
Taxation 141 179
Cash flows from operations before
changes in working capital 566 482
Decrease in trade and other receivables 1 38
Increase in trade and other payables 57 (57)
Cash generated from operations 624 463
Tax paid (107) (97)
Net cash flows from operating activities 517 366
Cash flows from investing activities
Interest received 56 77
Acquisition of investments and
property, plant and equipment (164) (17)
(Increase)/decrease in held to
maturity deposits (323) 3
Net cash flows from investing activities (431) 63
Cash flows from financing activities
Purchase of own shares (116) (136)
Dividends paid (183) (174)
Loan to Joint Venture repayment/(issue) 1,500 (1,500)
Net cash flows from financing activities 1,201 (1,810)
Net increase/(decrease) in cash
and cash equivalents 1,287 (1,381)
Cash and cash equivalents at beginning
of year 2,198 3,579
Cash and cash equivalents at end
of year 3,485 2,198
Consolidated statement of changes in equity
FOR THE YEARED 30 SEPTEMBER 2017
Share Share Other Investment Retained Total
capital premium reserves property earnings equity
account revaluation
reserve
GBP'000 GBP'000 GBP'000 GBP'000 GBP'000 GBP'000
At 1 October 2015 256 5,076 2,544 2,158 11,523 21,557
Profit for the year - - - - 2,494 2,494
Other comprehensive
income - revaluation
of investments - - 98 - - 98
Transactions with
equity holders
Dividends - - - - (174) (174)
Purchase of own shares (2) - 2 - (136) (136)
Total transactions
with equity holders (2) - 2 - (310) (310)
Realisation of investment
reserve - - - (41) 41 -
Transfer on revaluation
of investment properties
- Cardiff - - - 220 (220) -
Transfer on revaluation
of investment properties
- Campmoss - - - 1,412 (1,412) -
Transfer on revaluation
of other properties - - 25 - (25) -
At 30 September 2016
and
1 October 2016 254 5,076 2,669 3,749 12,091 23,839
Profit for the year - - - - 3,218 3,218
Other comprehensive
income - revaluation
of investments
revaluation of other
property - - 72 - - 72
- - 30 - - 30
Transactions with
equity holders
Dividends - - - - (183) (183)
Purchase of own shares (1) - 1 - (116) (116)
Total transactions
with equity holders (1) - 1 - (299) (299)
Realisation of investment
reserve - - - (3,950) 3,950 -
Transfer on revaluation
of investment properties
- Cardiff - - - 905 (905) -
Transfer on revaluation
of investment properties
- Campmoss - - - 293 (293) -
At 30 September 2017 253 5,076 2,772 997 17,762 26,860
______ ______ ______ ______ ______ ______
Notes to the Financial Statements
FOR THE YEARED 30 SEPTEMBER 2017
1. Basis of preparation
The consolidated results for the year ended 30 September 2017
and 2016 are prepared by the group under applicable International
Financial Reporting Standards adopted by the EU ("adopted IFRS")
and applicable law.
The financial information set out above does not constitute the
company's statutory financial statements for the years ended 30
September 2017 or 30 September 2016 but is derived from those
financial statements. Statutory financial statements for 2016 have
been delivered to the Registrar of Companies and those for 2017
will be delivered in due course. The auditor has reported on those
financial statements; their reports were (i) unqualified, (ii) did
not include a reference to any matters to which the auditor drew
attention by way of emphasis without qualifying their report and
(iii) did not contain a statement under section 498 (2) or (3) of
the Companies Act 2006 in respect of the financial statements for
2016 nor 2017.
Going concern
The group has sufficient financial resources to enable it to
continue to trade and to complete the current maintenance and
development programme. As a consequence, the directors believe that
the group is well placed to manage its business risks
successfully.
After making enquiries, the directors have a reasonable
expectation that the company and the group have adequate resources
to continue in operational existence for the foreseeable future.
Accordingly, they continue to adopt the going concern basis in
preparing the annual report and financial statements.
New, revised or changes to existing financial reporting
standards
Subject to the adoption of the IFRS's available for application
noted below, this announcement is prepared on the basis of the
accounting policies as set out in the most recently published set
of annual financial statements.
IFRS
The following accounting standards and interpretations, issued
by the IASB and endorsed by the EU or International Financial
Reporting Interpretations Committee (IFRIC), are effective for the
first time in the current financial year and have been adopted by
the group with no significant impact on the consolidated results or
financial position:
-- IFRS 14 Regulatory Deferral Accounts
-- Accounting for Acquisitions of Interests in Joint Operations - Amendments to IFRS 11
-- Clarification of Acceptable Methods of Depreciation and
Amortisation - Amendments to IAS 16 and IAS 38.
-- Agriculture: Bearer Plants - Amendments to IAS 16 and IAS 41
-- Equity Method in Separate Financial Statements - Amendments to IAS 27
-- Annual Improvements to IFRSs - 2012-2014 Cycle
-- Investment entities: Applying the Consolidation Exception -
Amendments to IFRS 10, IFRS 12 and IAS 28
-- Disclosure Initiative - Amendments to IAS 1
The IASB and the IFRIC have also issued the following standards
and interpretations with an effective date after the date of these
Financial Statements:
New standards and interpretations endorsed but not yet
effective:
-- Recognition of Deferred Tax Assets for Unrealised Losses -
Amendments to IAS 12 (effective date 1 January 2017)
-- Disclosure Initiative - Amendments to IAS 7 (effective date 1 January 2017)
-- IFRS 9 Financial Instruments (effective date 1 January 2018)
-- IFRS 15 Revenue from Contracts with Customers (effective date 1 January 2018)
-- Applying IFRS 9 Financial Instruments with IFRS 4 Insurance
Contracts - Amendments to IFRS 4 (effective date 1 January
2018)
-- IFRS 16 Leases (effective date 1 January 2019)
New standards and interpretations not yet endorsed and not yet
effective:
-- Annual Improvements to IFRSs - 2014-2016 Cycle
-- Classification and Measurement of Share-based Payment Transactions - Amendments to IFRS 2
-- IFRIC Interpretation 22 Foreign Currency Transactions and Advance Consideration
-- Amendments to IAS 40 Investment Property
-- IFRIC 23 Uncertainty over Income Tax Treatments
-- Amendments to IFRS 9 Financial Instruments
-- Amendments to IAS 28 Investments in Associates and Joint Ventures
-- IFRS 17 Insurance contracts
While the board is continuing to assess the effects of these
standards and interpretations, none of them when applied, are
expected to have a material impact upon the consolidated results of
financial position of the group (other than in relation to
disclosures or presentation), except for IFRS 16 "Leases". This
standard requires lessees to recognise a lease liability reflecting
future lease payments and a "right-of-use asset" for virtually all
lease contracts. For lessors, the accounting stays almost the same.
However, as the IASB has updated the guidance on the definition of
a lease (as well as the guidance on the combination and separation
of contracts), lessors will also be affected by the new standard.
At the very least, the new accounting model for lessees is expected
to impact negotiation between lessors and lessees. The group has
not yet assessed the full impact of this standard.
2. Segmental analysis
The group manages its operations in two segments, being property
and other investment and property development. The results of these
segments are regularly reviewed by the board as a basis for the
allocation of resources, in conjunction with individual site
investment appraisals, and to assess their performance. Information
regarding the results and net operating assets for each reportable
segment are set out below:
2017 2016
GBP'000 GBP'000
Revenue (wholly in the United Kingdom):
Property and other investment being
gross rents receivable 552 580
Property development being sales of - -
development properties
552 580
Profit before taxation:
Property and other investment 3,211 2,511
Property development 148 162
3,359 2,673
Net operating assets:
Assets
Property and other investment 26,885 23,783
Property development 4,175 4,033
Eliminations (3,411) (3,279)
Total assets 27,649 24,537
Liabilities
Property and other investment (3,957) (3,760)
Property development (243) (217)
Eliminations 3,411 3,279
Total liabilities (789) (698)
Net operating assets 26,860 23,839
Of the group's share of the profit in its joint venture of
GBP1,839,000 (2016: GBP1,869,000), GBP1,824,000 (2016: GBP450,000)
relates to property development and GBP15,000 (2016: GBP1,419,000)
relates to property investment. The interest income of GBP1,000
(2016: GBP4,000) relates entirely to property investment. Of the
income tax expense of GBP303,000 (2016: GBP395,000), GBP295,000
(2016: GBP282,000) relates to property investment and GBP8,000
(2016: GBP113,000) to property development. Due to the reportable
segments being accounted for in separate legal entities it is
possible to directly allocate the group results and net assets to
the reportable segments.
3. Earnings per share
Earnings per share has been calculated in accordance with IAS 33
- Earnings Per Share using the profit after tax for the financial
year of GBP3,218,000 (2016: GBP2,494,000) and the weighted average
number of shares as follows:
Weighted average
number of shares
2017 2016
Basic and diluted basis 1,268,420 1,276,736
Financial Calendar
2017 28 November Final results for 2017 announced
2018 18 January Annual General Meeting/General Meeting
25 January Ex-dividend date for the final dividend
26 January Record date for the final dividend
15 February Final dividend to be paid
May Interim results for 2017 to be announced
July Interim dividend for 2017 to be paid
30 September Year end
Directors and Advisers
Directors Auditor
J Richard Wollenberg KPMG LLP
Chairman and chief executive
Karen L Chandler FCA
Finance director Stockbrokers and financial advisers
Stockdale Securities Ltd
Nigel D Jamieson BSc, FCSI
Independent non-executive director
Secretary Bankers
Karen L Chandler FCA HSBC Bank Plc
Non-executive director of wholly owned Solicitors
subsidiary
First Choice Estates plc Blake Morgan LLP
Derek M Joseph BCom, FCIS
Head office Registrar and transfer office
56 Station Road Neville Registrars Ltd
Egham Neville House
Surrey TW20 9LF 18 Laurel Lane
Telephone: 01784 437444 Halesowen
Fax: 01784 439157 B63 3DA
E-mail: webmaster@cardiff-property.com Telephone: 0121 585 1131
Web: www.cardiff-property.com
Registered office Registered number
56 Station Road 000227050
Egham
Surrey TW20 9LF
This information is provided by RNS
The company news service from the London Stock Exchange
END
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