Notice of Interim Results & Prelim Interim Results

Globalworth Real Estate Inv Ltd
30 August 2024
 

THIS ANNOUNCEMENT CONTAINS INSIDE INFORMATION

FOR IMMEDIATE RELEASE

 

30 August 2024

Globalworth Real Estate Investments Limited

("Globalworth" or the "Company")

Notice of Interim Results & Preliminary Interim Financial Information

Globalworth plans to publish its Interim Report and Financial Statements for the six months ending 30 June 2024 during the week commencing 23 September 2024. In advance, we are releasing unaudited preliminary financials.

Key Highlights for the period ended 30 June 2024

·    Portfolio Value: The total combined portfolio value dropped by 8.3% to €2.7 billion, primarily due to the disposal of non-core assets (which led to a decrease of 7.6% of Combined Portfolio Value) and small negative revaluation adjustments.

·    Commercial Properties: Like-for-like appraised value of standing commercial properties slightly decreased to €2.5 billion, down 0.8% from 31 December 2023.

·    Divestments: Several sales of non-core assets were completed with the objective to reduce debt and boost liquidity:

-       In Q1, we sold Bliski Centrum in Warsaw, a 4.9k sqm office property, which we deemed a non-core asset due to its smaller size.

-       In May, we sold our fully owned Romanian logistics portfolio to CTP for net proceeds of €72.4 million (after standard adjustments).

-       Post-June, we sold our remaining Romanian logistics interests, held through joint ventures, to WDP, for net proceeds of €56.0 million (after standard adjustments).

·    Portfolio Footprint: Net reduction of 239.5k sqm, bringing our standing-portfolio footprint down to 1.1 million sqm across 59 properties.

·    Leasing: 90.1k sqm of commercial space leased or extended, with an average WALL of 4.8 years, despite tough market conditions.

·    Occupancy: The average occupancy of our combined commercial portfolio dropped to 86.1%, down 2.1pps from year-end 2023, impacted by:

-       The sale of non-core assets having average occupancy higher than portfolio average.

-       The addition of newly refurbished property of Supersam (Katowice, Poland).

-       A like-for-like occupancy decrease by 0.5pps, mainly due to excess supply in Regional Polish submarkets.

·    Contracted Rent: Annualised contracted rent fell by 4.4% to €192.3 million, driven by asset disposals.

-       95.0% of the rent comes from office and mixed-use properties.

-       95.3% of contracted rent is active, with the remainder to commence

·    Rent Increases: Like-for-like annualised commercial rents in our standing portfolio rose by 3.1% to €182.6 million by the end of H1-2024.

·    Credit Ratings: In July 2024, Fitch reaffirmed Globalworth's investment grade rating and upgraded the outlook to stable. S&P maintained our BB+ rating with a negative outlook throughout H1-2024.

·    Debt Management: Net debt was reduced by €354.9 million, funded by the Company's cash reserves:

-       In April 2024, we successfully refinanced €450 million 2025 Notes and €400 million 2026 Notes with new 6.25% Notes due in 2029 (€307 million) and 2030 (€333 million) via an Exchange Offer and Consent Solicitation.

-       As part of the exchange, we repaid €143 million of 2025 Notes and €67 million of 2026 Notes in cash.

-       Following the sale of our fully owned Romanian industrial portfolio to CTP, €97.5 million secured loans and €65 million loan notes (€45 million from 2029 Notes and €20 million from 2030 Notes) were repaid.

-       The Company drew down €25.5 million of asset-secured financing on our Romanian portfolio.

·    Operating Income: Net Operating Income decreased by 1.8% year-on-year to €72.4 million.

-       Like-for-like net operating income, excluding disposals, fell by 2.0% to €67.5 million, reflecting lower occupancy in our Regional Polish submarkets.

·    Finance Costs: Increased by €20.4 million year-on-year, including €12.8 million in non-recurring costs related to the refinancing of the 2025 and 2026 Notes in April 2024.

·    Earnings: EPRA earnings dropped by €4.4 million to €29.8 million (H1-2023: €34.2 million), impacted mainly by asset disposals and higher finance costs.

·    EBITDA: Adjusted normalised EBITDA decreased by 3.6% to €63.6 million (H1-2023: €66.0 million).

·    Equity: Loss attributable to equity holders rose to €65.3 million (H1-2023: loss of €25.1 million), driven by:

-       A fair value loss of €50.5 million on investment property.

-       A €24.1 million loss from subsidiary sales and a €13.2 million share of loss from joint venture investments.

-       In 2023, we recorded a one-off finance gain of €15.8 million from bond buybacks at a discounted price.

·    Dividends: Scrip Dividend Shares covering 98.65% of total share capital were issued in April 2024, with an interim cash dividend of €0.4m (€0.11 per share) paid to the remaining shareholders in H1-2024.

·    Valuation: Preliminary EPRA Net Reinstatement Value (NRV) stands at €1.7 billion (€6.24 per share), a 10% decrease per share from €6.94 as of 31 December 2023. This reduction is due to revaluation losses on the property portfolio, losses from joint venture investments, and the dilutive impact of €0.18 from the 13.9 million new scrip dividend shares issued in H1-2024.

·    Earnings per Share: IFRS Earnings per share was -25 cents in H1-2024 (H1-2023: -11 cents).

·    Liquidity: We maintained a strong cash balance of €210.3 million as of 30 June 2024 after net debt reduction of €354.9 million which was partly funded from the existing cash resources of €396.3 million at 31 December 2023 and further disposal proceeds during H1-24.

·    LTV: Improved to 39.9% as of 30 June 2024 (from 42.2% on 31 December 2023) following divestments aimed at deleveraging and enhancing liquidity.

 

·    Sustainability:

-       €2.2 billion invested in 47 green certified properties within our portfolio.

-       14 properties certified or recertified with BREEAM Very Good or higher in the first six months of the year.

-       Issued the Group's sixth sustainable development report.

-       Maintained our "low-risk" rating by Sustainalytics at 11.1 and "A" rating by MSCI.

 


INTERIM CONDENSED CONSOLIDATED STATEMENT OF COMPREHENSIVE INCOME

FOR THE SIX MONTHS ENDED 30 JUNE 2024


30 June

 2024

Unaudited

30 June

2023

Unaudited


€'000

€'000

Revenue

125,034

119,050

Operating expenses

(52,652)

(45,306)

Net operating income

72,382

73,744

Administrative expenses

(9,287)

(7,755)

Fair value loss on investment property

(50,527)

(102,884)

Share-based payment expense

(167)

(167)

Loss on disposal of subsidiary

(24,111)

(164)

Depreciation and amortisation expense

(404)

(289)

Other expenses

(1,204)

(1,182)

Other income

1,162

2,215

Foreign exchange loss

(249)

(569)

Gain/ (Loss) from fair value of financial instruments at fair value through profit or loss

1,368

(121)

Loss before net financing cost

(11,037)

(37,172)

Finance cost

(48,386)

(27,945)

Finance income

7,528

18,224

Share of (loss)/ profit of equity-accounted investments in joint ventures

(13,198)

2,613

Loss before tax

(65,093)

(44,280)

Income tax (expense)/ income

(154)

19,701

Loss for the period

(65,247)

(24,579)

Items that will not be reclassified to profit or loss

 


Gain on equity instruments designated at fair value through other comprehensive income

90

-

Other comprehensive income for the period, net of tax

90

-

Total comprehensive income for the period

(65,157)

(24,579)

 

 


Loss attributable to:

(65,247)

(24,579)

-      ordinary equity holders of the Company

(65,292)

(25,078)

-      non-controlling interests

45

499

 

 


Total comprehensive income attributable to:

(65,157)

(24,579)

-      ordinary equity holders of the Company

(65,202)

(25,078)

-      non-controlling interests

45

499

 

 

 

 



 

INTERIM CONDENSED CONSOLIDATED STATEMENT OF FINANCIAL POSITION

AS AT 30 JUNE 2024


30 June

2024

Unaudited

€'000

31 December

2023

Audited

€'000

ASSETS



Investment property

2,610,785

2,843,085

Goodwill

12,039

12,039

Advances for investment property

6,682

7,175

Investments in joint-ventures

57,096

70,098

Equity investments

7,993

7,844

Other long-term assets

1,997

1,780

Other receivables

22,479

21,182

Prepayments

129

448

Financial assets at fair value through profit or loss

3,576

-

Deferred tax asset

1,736

1,423

Non-current assets

2,724,512

2,965,074

 

 


Financial assets at fair value through profit or loss

-

197

Trade and other receivables

21,389

23,122

Contract assets

4,801

6,985

Guarantees retained by tenants

55

99

Income tax receivable

78

1,084

Prepayments

5,238

2,002

Cash and cash equivalents

210,283

396,259

Current assets

241,844

429,748

Investment property held for sale

35,500

50,352

Total current assets

277,344

480,100

Total assets

3,001,856

3,445,174

 

 


EQUITY AND LIABILITIES

 


Issued share capital

1,796,809

1,769,456

Treasury shares

(4,773)

(4,797)

Fair value reserve of financial assets at FVOCI

(5,379)

(5,469)

Retained earnings

(251,098)

(158,066)

Equity attributable to ordinary equity holders of the Company

1,535,559

1,601,124

Non-controlling interests

-

1,411

Total equity

1,535,559

1,602,535

 

 


Interest-bearing loans and borrowings

1,130,192

1,574,771

Deferred tax liability

121,921

139,299

Lease liabilities

23,598

20,482

Deposits from tenants

3,693

3,774

Guarantees retained from contractors

2,664

2,902

Trade and other payables

399

78

Non-current liabilities

1,282,467

1,741,306

 

 


Interest-bearing loans and borrowings

118,281

28,609

Guarantees retained from contractors

4,540

5,594

Trade and other payables

35,350

36,051

Contract liability

2,352

3,289

Other current financial liabilities

-

1,311

Current portion of lease liabilities

2,191

1,956

Deposits from tenants

17,746

18,018

Income tax payable

242

807

Current liabilities

180,702

95,635

Liabilities directly associated with the assets held for sale

3,128

5,698

Total current liabilities

183,830

101,333

Total equity and liabilities

3,001,856

3,445,174


COMBINED CONSOLIDATED PORTFOLIO SNAPSHOT

AS AT 30 JUNE 2024

 

Our real estate investments are in Poland and Romania, the two largest markets in the CEE. As at 30 June 2024, our portfolio was spread across 10 cities, with Poland accounting for 52.3% by value and Romania 47.7%.

 

Combined Portfolio Snapshot (as at 30 June 2024)

 

Poland

Romania

Combined Portfolio

Standing Investments(1)

18

16

34

GAV(2) / Standing GAV (€m)

€1,437m / €1,319m

€1,310m / €1,242m

€2,747m / €2,561m

Occupancy

76.1%

94.9%

86.1%

WALL(3)

4.0 years

5.3 years

4.7 years

Standing GLA (k sqm)(4)

530.2k sqm

616.3k sqm

1,146.5 sqm

Contracted Rent (€m)(5)

€95.2m

€97.0m

€192.3m

GAV Split by Asset Usage

 

 

 

   Office

80.8%

86.0%

83.3%

   Mixed-Use

19.2%

0.0%

10.0%

   Industrial

0.0%

7.4%

3.5%

   Others

0.0%

6.5%

3.1%

GAV Split by City

 

 

 

   Bucharest

0.0%

93.3%

44.5%

   Constanta

0.0%

5.0%

2.4%

   Targu Mures

0.0%

1.3%

0.6%

   Craiova

0.0%

0.4%

0.2%

   Warsaw

42.8%

0.0%

22.4%

   Krakow

20.5%

0.0%

10.7%

   Wroclaw

17.3%

0.0%

9.0%

   Katowice

11.5%

0.0%

6.0%

   Lodz

4.2%

0.0%

2.2%

   Gdansk

3.7%

0.0%

1.9%

GAV as % of Total

52.3%

47.7%

100.0%

 

 

 

 

1. Standing Investments representing income producing properties. One investment can comprise multiple buildings. e.g. Green Court Complex comprises three buildings or one investment.

2. Includes all property assets, land and development projects valued at 30 June 2024.

3. Includes pre-let commercial standing and development/re-development assets. WALL of standing commercial properties in Poland, Romania and the Combined portfolio are 4.0 years, 5.3 years and 4.6 years, respectively.

4. Including 12.6k sqm of residential assets in Romania.

5. Total rent comprises commercial (€185.8 million) and residential (€0.4 million in Romania) standing properties, rent in assets under redevelopment (€5.7 million in Poland) and development pre-lets (€0.4 million in Romania).







 

Note: Occupancy of standing commercial properties adjusted with the active leases related to our ESG-commitments (3,460 sqm in BOB Tower, Bucharest, signed with social assistance authority) and with the available area of the spaces leased to GW Flex Sp. Z.o.o, our group entity overseeing the implementation of flex offices concept in our portfolio, was 75.4%, 94.5% and 85.6% as of 30 June 2024 for Poland, Romania and at group level, respectively


For further information visit www.globalworth.com or contact: 

Enquiries 

Rashid Mukhtar

Group CFO

 

Tel: +40 732 800 000

Panmure Liberum (Nominated Adviser and Broker)

Atholl Tweedie 

Tel: +44 20 7886 2500

 

About Globalworth / Note to Editors: 

Globalworth is a listed real estate company active in Central and Eastern Europe, quoted on the AIM-segment of the London Stock Exchange. It has become the pre-eminent office investor in the CEE real estate market through its market-leading positions both in Poland and Romania. Globalworth acquires, develops and directly manages high-quality office and industrial real estate assets in prime locations, generating rental income from high quality tenants from around the globe. Managed by over 250 professionals across Cyprus, Guernsey, Poland and Romania the combined value of its portfolio is €2.7 billion, as at 30 June 2024. Approximately 97.3% of the portfolio is in income-producing assets, predominately in the office sector, and leased to a diversified array of over 650 national and multinational corporates. In Poland Globalworth is present in Warsaw, Wroclaw, Lodz, Krakow, Gdansk and Katowice, while in Romania its assets span Bucharest, Constanta, Targu Mures and Craiova.

 

IMPORTANT NOTICE: This announcement has been prepared for the purposes of complying with the applicable laws and regulations of the United Kingdom and the information disclosed may not be the same as that which would have been disclosed if this announcement had been prepared in accordance with the laws and regulations of any jurisdiction outside of the United Kingdom. This announcement may include statements that are, or may be deemed to be, "forward-looking statements". These forward-looking statements may be identified by the use of forward-looking terminology, including the terms "targets", "believes", "estimates", "plans", "projects", "anticipates", "expects", "intends", "may", "will" or "should" or, in each case, their negative or other variations or comparable terminology, or by discussions of strategy, plans, objectives, goals, future events or intentions. These forward-looking statements include all matters that are not historical facts and involve predictions. Forward-looking statements may and often do differ materially from actual results. Any forward-looking statements reflect the Company's current view with respect to future events and are subject to risks relating to future events and other risks, uncertainties and assumptions relating to the Company's business, results of operations, financial position, liquidity, prospects, growth or strategies and the industry in which it operates. Forward-looking statements speak only as of the date they are made and cannot be relied upon as a guide to future performance. Save as required by law or regulation, the Company disclaims any obligation or undertaking to release publicly any updates or revisions to any forward-looking statements in this announcement that may occur due to any change in its expectations or to reflect events or circumstances after the date of this announcement.

 

 

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