Final Results - Year Ended 31 March 2000, Part 1

Quintain Estates & Development PLC 30 May 2000 PART I QUINTAIN ESTATES AND DEVELOPMENT PLC PRELIMINARY ANNOUNCEMENT OF RESULTS FOR THE YEAR ENDED 31 MARCH 2000 Highlights PROFIT AND LOSS ACCOUNT 31 March 31 March 2000 1999 Change Turnover (£000) 72,054 32,938 +118.8% Profit before tax (£000) Before exceptional costs 17,541 9,164 +91.4% After exceptional costs 16,168 9,164 +76.4% Earnings per share (pence) Before exceptional costs 11.3p 8.7p +30.0% After exceptional costs 10.5p 8.7p +20.7% Total dividend (pence) 5.5p 4.5p +22.2% NB: The exceptional costs relate entirely to the termination payments made to English & Overseas and Chesterfield staff. BALANCE SHEET 31 March 31 March 2000 1999 Change Investment properties (£000) 602,370 309,650 +94.5% Total properties including joint ventures and associate (£000) 640,676 322,996 +98.4% Net borrowings (£000) 348,912 118,416 +194.6% Gearing (%) 111% 62% Shareholders' funds (£000) 313,807 189,962 +65.2% Net asset value per share (pence) 238p 206p +15.5% Diluted net asset value per share (pence) 236p 202p +16.8% In his statement, Chairman Nigel Ellis has commented on 'another year of excellent results'. 'The focus of the Board is to deliver shareholder value and for the 12 months to 31 March 2000 returns have been underpinned by a 15.5% increase in net asset value per share, a total return of 18% and a 22% rise in the total annual dividend.' 'We have decided to seek authority from shareholders at the forthcoming Annual General Meeting to purchase up to 15% of the Company's shares. Our purchase will be constrained by gearing targets and distributable reserves but, subject to these, our priority will be to purchase as much of our own share capital as possible whilst the discount to net assets remains at anything like its present level.' In his review, Chief Executive Adrian Wyatt reported that 'the business is in very good shape'. 'The financial year was notable for: * The acquisition and successful assimilation of English & Overseas and Chesterfield. * The on-going sales programme and completion of £107 million sales, which reduced gearing to 111%. * Our success in adding value across the portfolio, especially in Special Projects, the high yielding portfolio and RPI properties where the total annual returns were 18%, 20% and 55% respectively.' For further information contact: Nigel Ellis Tel: 020 7478 9442 Chairman Adrian Wyatt Tel: 020 7478 9440 Chief Executive Rebecca Worthington Tel: 020 7478 9444 Company Secretary e-mail address: rebecca.worthington@quintain-estates.com Emma Denne Tel: 020 7831 3113 Financial Dynamics e-mail address: emma.denne@fd.com QUINTAIN ESTATES AND DEVELOPMENT PLC PRELIMINARY ANNOUNCEMENT OF RESULTS FOR THE YEAR ENDED 31 MARCH 2000 Chairman's Statement IT AGAIN GIVES ME GREAT PLEASURE to report on yet another year of excellent results, one that has seen the Company make further progress in all of its activities and at the same time lay the foundation for further growth. As I have said before, the focus of the Board is to deliver shareholder value and for the 12 months to 31 March 2000 returns have been underpinned by a 15.5% increase in net asset value per share (NAV), a total return of 18% and a 22% rise in the total annual dividend. One of our objectives is to outperform the sector average and we believe we have achieved this comfortably again this year. We have achieved a total real return (ie net of inflation) of 16% this year, as against our target return of 10% real. The undiluted NAV has advanced to 238p per share from last year's 206p and to 236p from 202p on a fully diluted basis. After adjusting our debt to market NAV is increased by £2.3m to 240p compared with 200p at 31 March 1999. It is less than four years since Quintain gained a Stock Market listing, during which time the fully diluted NAV per share has grown by 93%. At the profits level, which is always more erratic, due to the nature of the Company's business, particularly because of the major special projects, we have also made satisfactory progress during the year. The rise in administrative expenses to £7.5m reflects the cost of integrating the acquisitions. A comparable figure for 1998/99, incorporating Chesterfield and English & Overseas, adjusting for timing, would have been £13m. The accounts include an exceptional item of £1.4m representing termination costs in relation to the employment of some of the staff from Chesterfield and English & Overseas. Earnings per share increased by 30% before the exceptional costs of the acquisitions of Chesterfield and English & Overseas and even allowing for these expenses they still increased by 21%. Underlying profits continued to improve, reflecting an increase from 7.6p to 9.3p per share, an increase of 22%. We have maintained the low level of tax charge for the year at only 18% as a result of capital allowances and inherited tax losses. For the first time, Quintain's accounts include an analysis of its portfolio between the various sectors in which it operates. This is shown in note 3 to the accounts and emphasises the importance the Group's management attaches to reviewing constantly the performance of its individual properties and identifying the appropriate moment for disposing of those which have achieved their full potential. As a result of this year's performance, the Board is recommending a final dividend of 3.5p per share in recognition of both the profit position and the NAV growth which, with the interim dividend of 2.0p per share already paid, makes a total distribution for the year of 5.5p per share as compared with 4.5p in the previous year. It is intended that the final dividend will be paid as soon as practicable following approval at the Annual General Meeting. Cashflow is also satisfactory. Over the course of the year we sold investment properties for £78m generating total historic cost gains of £10m although, under FRS3 only £3m of attributable profit has been taken through the Profit and Loss Account. In addition we generated profits of £4m from the sale of £29m of trading properties. We invested £18m in acquiring new properties and more than £29m on improving existing investments. Of great significance were the acquisitions of English & Overseas plc for £32m cash and shares which gave us a £48m property investment portfolio, with an extensive development programme and Chesterfield Properties Plc for £146m cash and shares reflecting a portfolio of investment and trading properties of £291m. The near doubling in the size of the investment portfolio has been accompanied by an increase in lot size from £2.2m to £3.8m, a rise of 73%. The sales programme has gone well and the Group gearing has now fallen from an initial 148% immediately after the acquisitions to 111% compared with our usual target of 100%. Post year end sales have now reduced the level to 101%. The Group usually borrows at floating rates of interest and uses hedging mechanisms where necessary to achieve the desired interest rate profile. At the year end 58% of net debt was protected. Quintain does not speculate in treasury products but uses these only to limit potential adverse interest rate fluctuations. The weighted average rate of the Group's debt at the year end was 7.36%. At the year end the Group had committed bank facilities totalling £491m of which £402m had been drawn and cash balances of £53m which arose as a result of a refinancing operation. New facilities arranged during the year included £96m from Bank of Scotland, Lloyds TSB and HSBC in connection with the Chesterfield acquisition and a new £30m facility from Bank of Scotland. The only disagreeable note in the year has been the share price. This currently gives a discount on the net assets of 42% which seems surprising, at least to me, when compared with our average annual total return since flotation of 21%. As a result we have decided to seek authority from shareholders at the forthcoming Annual General Meeting to purchase up to 15% of the Company's shares. Our purchase will be constrained by gearing targets and distributable reserves but, subject to these, our priority will be to purchase as much of our own share capital as possible whilst the discount to net assets remains at anything like its present level. Shareholders will note the high level of non-audit fees paid to the auditors. Most of these fees relate to either taxation advice or to the acquisitions of Chesterfield and English & Overseas where the auditors were the best qualified to assist because of their knowledge of the Company. The Board is aware of the importance of ensuring that auditors remain detached and fully independent, but having reviewed the circumstances feel confident that adequate safeguards are in place to ensure that this independence is not at risk. Hence no change is proposed with regards to the auditors. Once again I should like to take this opportunity of thanking Quintain's staff and my fellow directors for their continuing hard work, loyalty and support, which are so important to the Company's long term success. I would also like to thank Christopher Armon-Jones for his valuable contribution during his time as non-executive director prior to resigning on 11 April 2000. I am very pleased to announce that on 3 March 2000 Barbara Thomas joined the Board as an independent non-executive director and has now taken over the responsibility of Chairman of the Company's Remuneration Committee. Finally, once again I look forward to the coming year with great confidence. Nigel Ellis Chairman 30 May 2000 Chief Executive's Report The total return to shareholders since flotation (measured by dividends plus increases in NAV per share) has averaged 21%; a creditable result in a low inflationary environment and one which compares well with other companies. The financial year was notable for: * The acquisition and successful assimilation of English & Overseas and Chesterfield. The acquisitions increased our gross property assets to £637m and resulted in a gearing of 148%. * The on-going sales programme and completion of £107m sales, which reduced gearing to 111%. * Our success in adding value across the portfolio, especially in Special Projects, the high yielding portfolio and RPI properties where the total annual returns were 18%, 20% and 55% respectively. Before I review the year and outline our future prospects, I welcome the opportunity to re-iterate Quintain's business philosophy. At Quintain, we: * Acquire high yielding and reversionary secondary properties situated in the United Kingdom, which have potential for capital value uplift through development, trading and/or the merging of differing interests. * Analyse the total return prospects of the properties as well as the financial characteristics of the whole portfolio. * Measure the performance of every property regularly to maximise returns and sell those that no longer meet our investment criteria. * Will not, as a matter of preference, own properties overseas, acquire prime property, finance speculative development nor focus on a particular sector. * Will continue to seek third party finance for specialist joint ventures to emulate the success of Quercus, our partnership with Norwich Union, which was established for the acquisition of nursing homes let on RPI linked leases. * Prefer to maintain our level of gearing at 100%. We accept and endorse the return on capital (ROCE) as the most important measure by which we should be judged. During the year, as previously stated, our level of gearing has been reduced through the successful sales programme. Post acquisition we sold trading and investment properties for £107m yielding a profit of £14m of which £7m is shown in the profit and loss account. More sales are planned which could total more than £200m. As a result of the corporate acquisitions we have a net investment of £10.9m in two shopping centres in the United States and an office park in France. We intend disposing of these as soon as is commercially sensible, since overseas investment is counter to policy. We would anticipate no overseas holdings within two years. Within the next twelve months we plan to sell Neathouse Place, Victoria SW1 and the four shopping centres at Stockton, Norwich, Hull and Rochdale. We deliberately delayed some of these sales to ensure that we were maximising value. At Anglia Square, Norwich, for example, in the nine months since acquisition we improved capital value by over 17% to £13.7m through: * Increasing pedestrian footfall by 30% and the net income by £125,000 per annum; * Achieving a major new letting to Poundstretcher (7,000 sq ft); * Restructuring the service charge and reducing non-recoverable expenditure by 40%; * Applying for a significant increase in the retail and residential content of the scheme which is being considered by the Local Planning Authority, where we have substantially improved relations * Negotiating an offer of several million pounds for the surrender of the lease of the offices. By aggressively pursuing active management opportunities including re-gearing headleases, re-letting and re-branding, we have added value to all four shopping centres. We now have virtually completed the development programme of English & Overseas which comprised one Mayfair retail and residential refurbishment and three M25 office developments. At the interim stage, we reported on the sale of Tunrose House, Reigate at a price of £5.5m producing a £1m surplus. Practical completion has now occurred on Clarke House, Egham, the 12,000 sq ft office development, which we anticipate being sold to an owner /occupier shortly. In addition, our 16,000 sq ft office development in Harmondsworth, near to Heathrow, is now completed and is being marketed for a letting and subsequent institutional sale. In the Mayfair development of Avery Row, 9 flats have been pre-sold and the 5 shops are let and under offer for sale. Practical completion is due in July. We have every reason to believe that each of these schemes will be profitable. Our Special Projects division continues to perform well. The highlight has been our Mount Royal property in Oxford Street, where the acquisition of the 42,000 sq ft Marks & Spencer unit and subsequent refurbishment and lettings to Next and Superdrug (with a further unit under offer) has added net value of £10m in the financial year. Over the last two financial years, this acquisition has produced a net valuation surplus of £20m. The annualised rent, when fully let, will increase to circa £3.3m per annum, with fixed increases to £3.7m per annum over the next 4 to 5 years. At Delta Works (previously Victoria Deep Water Terminal) we completed a land swap which has secured 11 acres immediately adjoining the Millennium Dome. We receive income of £423,000 per annum (with a further 3.5 vacant acres currently being marketed), and have an option, at no cost, over 4.5 acres of river frontage at 10% below existing use value. We have negotiated a 30% profit participation in a further 7 acres on our former ownership at Victoria Deep Water Terminal. We will strive to maximise the planning potential. Other properties acquired as part of the Chesterfield portfolio show considerable potential including 'The Parishes' which is a 250,000 sq ft fully consented shopping scheme in Scunthorpe. A letting to a major anchor tenant is currently in solicitor's hands and the letting of the 7-screen cinema has exchanged. We will not commence development until sufficient pre-lettings have been secured. Emersons Green is a freehold 65 acre site west of Bristol near junction 19 of the M4. It is currently the subject of designation within the Joint Structure Plan for an Urban Village, to feature a mixture of Employment and Residential. The Secretary of State has called in the Joint Structure Plan to determine (inter alia) whether to increase the quantum of housing. Finally, we are working closely with Manchester City Council, our landlord, on a major retail and hotel scheme at Deansgate, in the heart of The Manchester City Centre Millennium re-generation initiative. Across the whole portfolio development potential abounds, with 42,000 sq ft of completed development available for letting, 628,000 sq ft of consents and current planning initiatives on existing ownership of 73,000 sq ft excluding Emersons Green and Delta Works. The mix is eclectic:- hotels, retail, leisure, office, residential and industrial. So far as the latter is concerned, construction of our 300,000 sq ft development at Beddington Cross, Croydon is about to complete. Following the sale to Scottish Widows, announced at the interim stage, we have realised a revaluation surplus of £4.1m and a FRS3 surplus of £1.2m. There is the potential for a further £4m of profit if we perform to the maximum under the forward sale provisions. The completion of the new Coomber Way Link Road and the opening of the 'Tramlink' augers well for the prospects of letting the speculative 88,000 sq ft of consented space and the numerous other opportunities within the 37 acres of Beddington Industrial Park. Whenever appropriate the financing of developments will be undertaken with third party capital. The investment, development and structured finance programme for properties let on long term leases with annual reviews to the RPI is progressing well. The total net commitment your Company has made is £50m. The returns last year were: * Direct 55% * Joint Ventures 22% We wish to expand our commitment to this sector. Our knowledge of the Nursing Home Sector gave us the confidence to buy and quickly sell shares in Nursing Home Properties plc. We realised a profit in excess of £0.4m on an investment of £1.1m within a few weeks. We live in the global village, the age of instant communication, 'real time- anywhere'. To move with the times and to provide instant access to our database we are designing and building a website which will be available on- line shortly. We hope it will be easy to access and use, informative, interesting and current. The recent corporate acquisitions have kept us all busy. However with gross property assets of £640.7m there are still only 22 full time employees including the executive directors. I would like to thank everyone for their hard work, skill, enthusiasm and fortitude in challenging times. Finally, I look forward to the next few years with confidence and enthusiasm. The portfolio is high yielding, the reversionary potential is some £10m in excess of rents passing, marriage value opportunities are rife, overall our debt is at market rates and the development programme (for which we have paid little!) is in excess of 840,000 sq ft. even before considering our initiatives at Delta Works and Emersons Green. Your business is in very good shape. Adrian Wyatt Chief Executive 30 May 2000 The financial information set out in this announcement does not constitute the Group's statutory accounts for the years ended 31 March 2000 or 1999 but is derived from these accounts. Statutory accounts for 1999 have been delivered to the Registrar of Companies whereas those for 2000 will be delivered following the Group's Annual General Meeting. The auditors have reported on those accounts; their reports were unqualified and did not contain a statement under section 237(2) or (3) of the Companies Act 1985. 1 Subject to approval at the Annual General Meeting, the recommended final dividend of 3.5p per ordinary share will be paid on 19 July 2000 to shareholders on the register on 19 June 2000. This will bring the total dividend for the year to 5.5p, an increase of 22.2%. 2 The 2000 Annual General Meeting of Quintain Estates and Development PLC will be held at 58 Davies Street, London W1Y 1LB on 4 July 2000 at 10:30 hours. By order of the Board of Quintain Estates and Development PLC Rebecca Worthington Company Secretary 30 May 2000 Consolidated Profit and Loss Account for the year ended 31 March 2000 Notes 2000 1999 £000 £000 Turnover - continuing 25,342 33,035 - acquisitions 51,670 - ______ ______ 77,012 33,035 Less - share of joint ventures (4,958) (97) turnover ______ ______ Group turnover 2 72,054 32,938 Cost of sales 2 (31,664) (8,356) ______ ______ Gross profit 2 40,390 24,582 Administrative expenses 4/5 (7,471) (4,684) Exceptional reorganisation 6 (1,373) - costs ______ ______ Operating profit - continuing 15,050 19,898 - acquisitions 16,496 - Group operating profit 31,546 19,898 Share of operating profit in 2,532 97 joint ventures Profit on sale of investment 2,945 1,080 properties Net interest payable 7 (20,855) (11,911) Profit on ordinary activities 16,168 9,164 before taxation Tax on profit on ordinary 8 (2,845) (1,107) activities ______ ______ Profit on ordinary activities 13,323 8,057 after taxation Equity minority interests (466) (176) ______ ______ Profit for the financial year 12,857 7,881 Dividends 9 (7,244) (4,160) ______ ______ Retained profit for the 5,613 3,721 financial year ====== ====== Earnings per share 10 - undiluted 10.5p 8.7p ====== ====== - diluted 10.4p 8.5p ====== ====== Consolidated Statement of Total Recognised Gains and Losses for the year ended 31 March 2000 Notes 2000 1999 £000 £000 Profit for the financial year Group 11,419 7,814 Joint ventures 1,438 67 ______ ______ 12,857 7,881 Unrealised surplus on revaluation of 21 investment properties Quintain properties 37,162 33,311 Chesterfield/English & Overseas 10,930 - properties Share of unrealised surplus on revaluation of investment properties 21 45 342 held in associate Share of unrealised surplus on revaluation of investment properties 21 2,394 1,392 held in joint ventures Tax on realisation of revaluation 21 (1,181) (1,649) surplus Currency translation movements 21 (559) - ______ ______ 61,648 41,277 ====== ====== Consolidated Note of Historical Cost Profits and Losses for the year ended 31 March 2000 Notes 2000 1999 £000 £000 Profit on ordinary activities before taxation 16,168 9,164 Realisation of property revaluation gains of previous years 21 6,708 7,219 ______ ______ Historical cost profit on ordinary activities before taxation 22,876 16,383 ====== ====== Historical cost profit for the year retained after taxation, minority interests and dividends 11,140 9,291 ====== ====== Reconciliation of Movements in Equity Shareholders' Funds for the year ended 31 March 2000 Notes 2000 1999 £000 £000 Profit for the financial year 12,857 7,881 Dividends 9 (7,244) (4,160) ______ ______ 5,613 3,721 Other recognised gains and losses relating to the year 48,791 33,396 Issue of shares less costs 69,441 2,002 _______ ______ Net additions to equity shareholders' funds 123,845 39,119 Opening shareholders' funds 189,962 150,843 _______ _______ Closing shareholders' funds 313,807 189,962 ======= ======= Balance Sheets as at 31 March 2000 Notes Group Company 2000 1999 2000 1999 £000 £000 £000 £000 Fixed assets Investment properties 11 602,370 309,650 - - Other fixed assets 12 483 369 483 369 _______ _______ _______ _______ Investment in joint ventures: 13 Share of gross assets 49,917 9,668 - - Share of gross liabilities (23,132) (119) - - ________ _______ _______ _______ 26,785 9,549 - - Investment in associate 13 463 342 76 - Other fixed asset investments 13 56 - 294,004 110,254 _______ _______ _______ _______ 630,157 319,910 294,563 110,623 _______ _______ _______ _______ Current assets Stocks 11,058 3,455 - - Debtors 14 56,299 7,519 9,142 11,999 Short term investments 15 1,140 - - - Cash at bank and in hand 53,019 19,869 1,292 14,582 ______ ______ ____ ______ 121,516 30,843 10,434 26,581 Creditors: amounts falling due within one year 16 (202,523) (21,217) (71,030) (7,223) _________ ________ ________ _______ Net current (liabilities) / assets (81,007) 9,626 (60,596) 19,358 _________ _________ ________ _______ Total assets less current liabilities 549,150 329,536 233,967 129,981 Creditors: amounts falling due after more than one year 17 (228,470) (135,313) (30,992) (3,008) Provisions for liabilities and charges 19 (2,101) (1,186) - - Equity minority interests (4,772) (3,075) - - _______ _______ _______ _______ Net assets 313,807 189,962 202,975 126,973 ======== ======= ======= ======= Capital and reserves Called up share capital 20 32,928 23,020 32,928 23,020 Share premium account 21 38,297 38,297 38,297 38,297 Merger reserve 21 106,062 46,529 106,062 46,529 Capital reserve 21 2,750 2,750 - - Revaluation reserve 21 102,446 58,623 - - Profit and loss account 21 31,324 20,743 25,688 19,127 _______ _______ _______ _______ Equity shareholders' funds 313,807 189,962 202,975 126,973 ======== ======= ======= ======= Net asset value per share Undiluted 10 238p 206p ======== ======= Diluted 10 236p 202p ======== ======= Signed on behalf of the Board N G Ellis - Director 30 May 2000 A R Wyatt - Director Consolidated Cash Flow Statement For the year ended 31 March 2000 Notes 2000 1999 £000 £000 Net cash inflow from operating activities 25a 70,999 28,270 ====== ====== Return on investments and servicing of finance Interest received 1,713 957 Interest paid (20,874) (13,526) Issue costs of loans (3,349) (1,889) ________ ________ Net cash outflow from return on (22,510) (14,458) investments and servicing of finance ======== ======== Corporation tax paid (1,426) (2,304) ======== ======== Capital expenditure and financial investment Purchase of tangible fixed assets (49,495) (34,951) Proceeds from disposal of tangible fixed assets 64,073 52,173 Loans to joint ventures and associate (7,257) (9,443) _______ _______ Net cash inflow from 7,321 7,779 capital expenditure and financial investment ======== ======= Acquisitions and disposals Proceeds from disposal of subsidiary 5,356 - companies Net cash disposed of with subsidiary (159) - companies Purchase of subsidiary companies (112,945) - Net cash acquired with subsidiary 12,401 - companies _______ ________ Net cash outflow from (95,347) - acquisitions and disposals ======== ======= Equity dividends paid (5,396) (3,643) ======== ======= Net cash (outflow) inflow before (46,359) 15,644 management of liquid resources and financing ======== ======= Management of liquid resources 15 (1,140) - ======== ======= Financing Issue of ordinary shares for cash - 2,000 Costs of share issues (913) - Loans drawn down 196,466 109,992 Loan repayments (114,904) (121,025) Loans advanced by minority interests - 2,018 _______ _______ Net cash inflow (outflow) from financing 80,649 (7,015) ======= ======= Increase in cash 25b 33,150 8,629 ====== ===== MORE TO FOLLOW FR PUUAAAUPUPGB

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