Interim Results

Workspace Group PLC 24 November 2003 WORKSPACE ANNOUNCES ROBUST INTERIM RESULTS Workspace Group PLC ('Workspace') today announces its interim results for the six months to 30 September 2003. Workspace is the leading provider of flexible business accommodation to small and medium size enterprises ('SMEs') in London and the South East. • Pre-tax profits on trading operations up 13.2% to £6.61 million (2002: £5.84 million) • Pre-tax profits up 54.4% to £6.64 million (2002: £4.30 million) • Basic earnings per share on trading operations up 12.1% to 28.8p (30 September 2002: 25.7p) • Basic earnings per share up 52.1% to 28.9p (30 September 2002: 19.0p) • Valuation surplus of £14.4 million - total investment property valuation of £555.4 million • Net Asset Value per share at 30 September 2003 £16.15, up 7.0% over the half year, and up 14.0% over the year (31 March 2003: £15.10; 30 September 2002: £14.17) • Acquisitions of £35.0 million assisted increase of total annual rent roll during the half year by 3.1% to £37.0 million (up 10.7% on 30 September 2002) • Dividend distribution re-balanced to ratio of 1:2 (2002/03: 1:2.75) between interim and anticipated final dividend leading to 37% increase of interim dividend from 7.5p to 10.3p Commenting on the results, Harry Platt, Chief Executive, said, ' Workspace has delivered an encouraging set of results within a challenging economic environment. This validates the robust nature of our business model, which has delivered growth in a period of general economic uncertainty. We have increased profits, earnings, dividends and net assets. During the first half we have also put in place a number of initiatives that should accelerate our future growth. ' Workspace has continued to grow its market leading position. We have invested over £35 million in new acquisitions including a portfolio of properties from Lambeth Borough Council. We are confident that under our style of intensive management the performance of these properties will improve significantly. Looking ahead, we are working hard to re-furbish and improve a number of key properties in our estate. This enhanced space offering will boost our future performance. ' The Group continues to reinforce its long term position as the main provider of flexible, affordable space for SMEs in the growing London economy. We look forward to reporting a year of good growth in earnings and NAV '. -ends- Date: 24 November 2003 For further information: Workspace Group PLC City Profile Group Harry Platt, Chief Executive Simon Courtenay Mark Taylor, Finance Director 020-7448-3244 020-7247-7614 e-mail: info@workspacegroup.co.uk ------------------------------------ web: www.workspacegroup.co.uk ------------------------------------ Operating & Financial Review Chairman's Statement In a challenging economic environment the Group has made continuing progress - growing trading profits (up 13%) and earnings per share (up 12%), increasing net assets per share (up 14%) on the same period last year and extending its market leading position as a supplier of space to SMEs in London and the South East. The Board has reviewed its policy for dividend distributions and has resolved to adjust the balance between the interim and final payments to an approximate 1 : 2 ratio (2002/03: 1:2.75). This, coupled with general performance which would indicate an increase for the year of 10% in line with previous practice, has resulted in our increasing the interim dividend by 37% to 10.3p (2002/03: 7.5p). Given the strengthening of the economy and the future benefit of our investments as they come on stream, the Group remains confident of reporting a year of good growth in both earnings and net assets per share. Chief Executive's Statement Over the half year total rents, including acquisitions, increased by £1.1 million (or 3.1%) from £35.9 million to £37.0 million. Acquisitions contributed some £2.45 million to this increase in the rent roll. Elsewhere, the majority (£1.0m) of the total reduction of £1.35m was attributable to voids secured in properties in order to facilitate refurbishments or where we sought vacant possession in anticipation of our disposing of the property for redevelopment. Occupancy has been maintained in the second quarter and now stands at 83.3% in overall terms, and 87.4% on a like-for-like basis (excluding acquisitions and developments). Average rentals, on a like-for-like basis whilst down in the quarter due to mix variations, are level over the six month period at £8.17 per sq. ft. The stable occupancy has underpinned our valuation performance, which has also been assisted by a yield improvement, particularly in our industrial estates, and the removal of stamp duty in disadvantaged areas (comprising over half our stock). Our properties have again been valued independently by CB Richard Ellis at the half year stage. The valuation of investment properties of £555.4 million, shows an increase in value of 2.7% and a valuation surplus of £14.4 million (for accounts purposes). In addition to this, properties held as trading stock (for disposal) or as fixed assets showed a surplus of £1.8 million which is not included in the accounts. Net Asset Value per share (NAV) of £16.15 at 30 September 2003, is 7.0% up on 31 March 2003, and some 14.0% up on 30 September 2002. The NAV growth has been fuelled principally by the 79p per share valuation surplus for the half year, recorded at a time when central London office property values have been under pressure. The differing performance of the Group's assets compared with West End and City properties is a reflection in part of the different characteristics of the markets in London in which the Group invests. Over £35 million of properties were acquired in the half year. Further acquisitions are being tracked and, following the period end, contracts were exchanged for Atlas Business Centre at Staples Corner in North London. Contracts have also been exchanged during the period for the conditional disposal of 3 properties - Thurston Road, land at Canalot Studios and Payne Road - whilst other substantial disposals, including that of Kingsland Viaduct and the adjacent Union Walk, are in negotiation. These disposals reflect the Group's active management to maximise value. The Group has reorganised its Vylan digital services network bringing in Centric Telecom as the principal service provider and creating with Centric a larger and more robust network which will be beneficial both to customer service and Group profits. Portfolio The table below shows the main details of acquisitions during the half year: - Name of Description Acquisition Initial Market Property Price Annual Rent at Income 30/09/03 Acquisitions First Quarter Poplar Business Park, London E14 Modern B1 scheme, £16.10m £1.134m £1.140m comprising 33 units totalling 75,000 sq.ft Second Quarter Progress Way Business Park, Croydon, CR0 4XD 18 units totalling £3.38m £0.260m £0.268m 31,000 sq. ft Portfolio of 7 properties purchased from Lambeth Borough Council 109 units, totalling £15.53m £1.056m £1.295m 169,460 sq. ft mainly single storey light industrial building --------------------------- £35.01m £2.450m £2.703m --------------------------- The Lambeth portfolio will integrate well with the Group's existing holdings in South London extending and improving the range of the accommodation offer to our customers. The Group is confident that, as its management and marketing methods are applied to this stock, improvements in income will be achieved. The Poplar Business Park is close to Canary Wharf and, like the Lambeth portfolio, has been an acquisition target for the Group for some 10 years. Finally, Progress Way, Croydon, gives the Group exposure in a part of London where it was not previously represented. Following these acquisitions the portfolio statistics, and progress through the year to date, may be summarised as follows: 30 September 30 June 31 March 2003 2003 2003 Number of estates 101 92 92 Total floorspace at end of period (sq.ft.) 5,363,701 5,103,237 5,104,519 of which: Like for like portfolio (sq.ft.) 4,568,509 4,594,513 4,596,246 Net Acquisitions/Disposals (sq.ft.) 272,697 - - Three Mills and developments (sq.ft.) 522,495 508,724 508,273 Lettable units (number) 4,454 4,228 4,190 Annual rent roll of occupied units (£) 37,002,573 35,429,332 35,906,404 Average rent (£/sq.ft) 8.28 8.37 8.21 Average rent of like-for-like portfolio (£/sq.ft) 8.17 8.30 8.19 Occupancy overall 83.3% 83.0% 85.7% Occupancy of like-for-like portfolio 87.4% 87.3% 89.3% Comparisons of overall occupancy and rent roll are distorted by acquisitions, disposals and transfers. The 'like-for-like portfolio' is defined as those properties, excluding Three Mills (which due to the short term nature of lettings of studio space has a volatile occupancy rate which can obscure overall patterns), that have been held throughout the year to date and which are not subject to refurbishment/redevelopment programmes. The reduction over the quarter in like-for-like average rent is attributable to a reduction in occupancy in higher value properties, particularly those where development and refurbishment development works are in progress or planned, with lettings and occupancy increasing elsewhere in lower rental value industrial accommodation. This position will reverse in time as these works, details of which are given below, are completed. During the half year the Group has undertaken works at Barley Mow; Quality Court; Europa House; Enterprise House; Leathermarket and Tower Bridge. The works at Quality Court, Europa House and Tower Bridge are now complete; with lettings now in place at both Europa House and Tower Bridge and marketing of Quality Court about to commence. Phase 1 of the works at Enterprise House and the works at the Leathermarket and Barley Mow will complete over the next six months. These improvement works will lead to further rental growth with occupancy improving as the currently void space lets up. After a quiet period in terms of occupancy and rents, there has been a noticeable increase in enquiries since the quarter end. We believe this is partly due to the stronger economy and partly to our recent marketing programmes. As these convert to lettings they offer the prospect of improvements in both occupancy and in the rent roll in the final months of the year and subsequently. Financial Review Once again, good progress has been made over the half year with turnover (up 12.4%), trading PBT (up 13.2%) and NAV (up 14.0%) well ahead of comparable values. Net cash inflow from operating activities was £13.77m (2002: £11.84m). Following a net capital expenditure outflow of £46.19m (2002: £45.01m) and financing inflows of £45.18m (2002: £42.48m) the net cash outflow for the period was £0.73m (2002: inflow of £2.64m). Net debt at the end of the period was £287.4m (30 September 2002: £220.6m, 31 March 2003: £242.4m) taking the Group's gearing to 108%. Of the Group's debt at 30th September, 62% was either fixed or the subject of hedging arrangements. The average cost of funds (based on 30th September LIBOR rates) was 5.61%. Interest cover over the period was 1.90 times. With cover at this level the Group is comfortably able to service its debts and has the capacity to service higher levels of borrowings. At the period end the Group had committed but undrawn loan facilities of £37.5m, sufficient to cover its immediate investment plans. It remains on target to achieve its plan of doubling its portfolio through organic growth financed by debt over a five year period. Key financial statistics and indicators may be summarised as follows: - ----------------------- ---------- ---------- ---------- 6 Months to Year to 6 Months to 30/09/2003 31/03/2003 30/09/2002 ----------------------- ---------- ---------- ---------- Gross profit: turnover 72% 71% 71% Operating profit: turnover 58% 57% 56% PBT: turnover 28% 30% 20% EPS per share (pence) 28.9 64.3 19.0 NAV per share (£) 16.15 15.10 14.17 Interest cover 1.90 *2.18 *2.02 Trading interest cover 1.90 *1.97 *1.97 Gearing 108% 98% 95% Available facilities (£m) 30.0 75.0 57.0 ----------------------- ---------- ---------- ---------- * Excludes non cash refinancing costs in 2002/3 (none in 2003/4) Taxation Tax has been provided at the rate of 30% (2002/3: 30%) being the estimated rate of tax on ordinary activities for the year as a whole. It should be noted that the full year tax charge on total profits on ordinary activities will be affected by the timing and extent of disposals Prospects The Group continues to maintain stable levels of occupancy and rents in a difficult environment. With increasing levels of interest in space, rentals and as a result, earnings should continue to grow, supported by renewed contributions from the recently completed refurbishment schemes. The Group continues to monitor a number of properties and anticipates further acquisitions and disposals before the year-end. In so doing, the Group will further reinforce its position as the main provider of flexible, affordable space for SMEs in the growing London economy. It remains confident of reporting a year of good growth in earnings and NAV. Consolidated Profit and Loss Account for the 6 months ended 30 September 2003 Audited Unaudited Unaudited 6 months ended 30 September year ended 3 months ended 31 March 30 September -------- ------ 2003 Trading Other Total Total Operations Items £000 -------- -------------------- ------ ------ -------- -------- ------ ------- ------- Notes 2003 2002 £000 £000 2003 2002 £000 £000 £000 £000 -------------------- ------ ------ -------- -------- ------ ------- ------- 44,965 Turnover - 2 12,102 11,036 24,014 - 24,014 21,367 continuing operations (12,944) Rent payable and (3,271) (3,266) (6,654) - (6,654) (6,214) -------- direct costs -------------------- ------ ------ -------- -------- ------ ------- ------- 32,021 Gross profit 8,831 7,770 17,360 - 17,360 15,153 (6,554) Administrative (1,709) (1,638) (3,407) - (3,407) (3,264) -------- expenses -------------------- ------ ------ -------- -------- ------ ------- ------- 25,467 Operating profit - 7,122 6,132 13,953 - 13,953 11,889 continuing operations 2,766 Surplus on disposal 5 311 - 32 32 313 of investment property 173 Interest 3 7 60 18 - 18 94 receivable (14,993) Interest payable and 4 (3,782) (5,089) (7,364) - (7,364) (8,000) -------- similar charges -------------------- ------ ------ -------- -------- ------ ------- ------- 13,413 Profit on ordinary 3,352 1,414 6,607 32 6,639 4,296 activities before taxation (3,046) Taxation on profit 5 (1,031) (417) (2,008) (10) (2,018) (1,282) -------- on ordinary activities -------------------- ------ ------ -------- -------- ------ ------- ------- 10,367 Profit on ordinary 19 2,321 997 4,599 22 4,621 3,014 activities after taxation - Equity minority - - - - - - -------- interests -------------------- ------ ------ -------- -------- ------ ------- ------- 10,367 Profit attributable 6 2,321 997 4,599 22 4,621 3,014 to shareholders (4,471) Dividends (1,658) (1,156) (1,658) - (1,658) (1,179) -------- -------------------- ------ ------ -------- -------- ------ ------- ------- 5,896 Retained for the 663 (159) 2,941 22 2,963 1,835 -------- period -------------------- ------ ------ -------- -------- ------ ------- ------- 64.3p Basic earnings per 7 14.5p 6.7p 28.8p 0.1p 28.9p 19.0p share 62.8p Diluted earnings per 7 14.2p 6.7p 28.2p 0.1p 28.3p 18.8p share Statement of Total Recognised Gains and Losses -------- ---------------------------------- ------------------ Audited Unaudited year ended 6 months ended 30 September 31 March -------- ---------------------------------- ------------------ 2003 2003 2002 £000 £000 £000 -------- ---------------------------------- ---------- ---------- 10,367 Profit for the financial period 4,621 3,014 19,701 Unrealised surplus on revaluation 14,398 8,091 -------- of investment properties ---------- ---------- ---------------------------------- 30,068 Total recognised gains relating to 19,019 11,105 -------- the financial period ---------- ---------- ---------------------------------- Note of Historical Cost Profits and Losses -------- ------------------------------------- ------------------ Audited Unaudited year ended 6 months ended 30 September 31 March -------- ------------------------------------- ------------------- 2003 2003 2002 £000 £000 £000 -------- ------------------------------------- -------- --------- 13,413 Reported profits on ordinary 6,639 4,296 activities before taxation 15 Realisation of property revaluation - (87) -------- (losses)/gains of previous years -------- --------- ------------------------------------- 13,428 Historical cost profit on ordinary 6,639 4,209 -------- activities before taxation -------- --------- ------------------------------------- 5,911 Historical cost profit for the period 2,963 1,748 -------- retained after taxation and -------- --------- dividends ------------------------------------- Consolidated Balance Sheet as at 30 September 2003 Audited Unaudited 30 31 March September ---------- -------------------------- ------- -------- --------- 2003 Notes 2003 2002 £000 £000 £000 ---------- -------------------------- ------- -------- --------- Fixed Assets Tangible assets 505,490 Investment properties 8 555,355 462,763 3,866 Other fixed assets 3,467 3,830 6,234 Investment in own shares 9 6,206 6,249 ---------- -------------------------- ------- -------- --------- 515,590 565,028 472,842 ---------- -------------------------- ------- -------- --------- Current Assets - Stock: properties for 10,673 150 sale 7,386 Debtors 10 10,002 6,619 3,109 Investments 11 3,962 1,032 456 Cash at bank and in hand 414 1,002 ---------- -------------------------- ------- -------- --------- 10,951 25,051 8,803 (28,835) Creditors: amounts falling 12 (29,331) (24,381) ---------- due within one year ------- -------- --------- -------------------------- (17,884) Net current liabilities (4,280) (15,578) ---------- -------------------------- ------- -------- --------- 497,706 Total assets less current 560,748 457,264 liabilities (245,990) Creditors: amounts falling 13 (291,101) (221,821) due after more than one year (including Convertible Loan Stock) (4,107) Provision for liabilities 15 (4,502) (3,742) ---------- and charges ------- -------- --------- -------------------------- 247,609 265,145 231,701 ---------- -------------------------- ------- -------- --------- Capital and reserves 1,668 Called up share capital 16 1,672 1,661 42,697 Share premium account 17 42,868 42,467 164,274 Revaluation reserve 17 178,672 152,766 38,970 Profit and loss account 17 41,933 34,807 ---------- -------------------------- ------- -------- --------- 247,609 Shareholders' funds - 265,145 231,701 equity interests - Equity minority interests 19 - - ---------- -------------------------- ------- -------- --------- 247,609 Capital Employed 18 265,145 231,701 ---------- -------------------------- ------- -------- --------- £15.10 Net asset value per share 7 £16.15 £14.17 ---------- -------------------------- ------- -------- --------- Consolidated Cash Flow Statement for the 6 months ended 30 September 2003 ---------- --------------------------- --------- ---------------- Audited year Unaudited ended 31 March 6 months ended 30 September ---------- --------------------------- --------- ---------------- 2003 Notes 2003 2002 to £000 Cash £000 £000 ---------- --------------------------- Flow ---------- -------- --------- 29,112 Net cash inflow from 1 13,767 11,835 operating activities (13,454) Return on investments and 2 (7,417) (6,780) servicing of finance (2,372) Taxation (1,915) (1,259) (75,225) Capital (expenditure)/ 2 (46,190) (45,011) proceeds - net (4,227) Equity dividends paid (3,299) (3,035) ---------- --------------------------- -------- ---------- --------- (66,166) Net cash outflow before use (45,054) (44,250) of liquid resources and financing 2,334 Management of liquid 2 (853) 4,411 resources 66,715 Financing 2 45,175 42,477 ---------- --------------------------- -------- ---------- --------- 2,883 Net cash (outflow)/inflow 3 (732) 2,638 ---------- --------------------------- -------- ---------- --------- Reconciliation of net cash flow to movement in net debt 2,883 (Decrease)/increase in (732) 2,638 cash (2,334) Increase/(decrease) in 853 (4,411) liquid resources (66,907) Outflow from movements in (45,111) (42,738) ---------- debt financing -------- ---------- --------- --------------------------- (66,358) Changes in net debt 3 (44,990) (44,511) ---------- resulting from cash flows -------- ---------- --------- --------------------------- (176,067) Net debt at beginning of (242,425) (176,067) period (242,425) Net debt at period end (287,415) (220,578) ---------- --------------------------- -------- ---------- --------- Notes to the cash flow statement for the 6 months ended 30 September 2003 1. Reconciliation of operating profit to operating cash flows ------------ --------------- -------------- ---------------- Audited year Unaudited ended 31 March 6 months ended 30 September ------------ -------------------- -------- -------------------- 2003 2003 2002 £000 £000 £000 ------------ -------------------- -------- ---------- -------- 25,467 Operating profit 13,953 11,889 742 Depreciation charges 281 366 (3) Profit on sale of - - tangible fixed assets 1,339 (Increase)/decrease in (1,061) (449) debtors 1,567 Increase in creditors 594 29 ------------ -------------------- -------- ---------- -------- 29,112 13,767 11,835 ------------ -------------------- -------- ---------- -------- 2. Analysis of cash flow Audited year Unaudited 6 months ended 31 March ended 30 September ---------- ----------------------- -------- ---------------- 2003 Notes 2003 2002 £000 to cash flow £000 £000 ---------- ----------------------- -------- ----------- ------- Returns on investments and servicing of finance 191 Interest received 18 109 (13,645) Interest paid (7,435) (6,889) (including financing costs) ---------- ----------------------- -------- ----------- ------- (13,454) Net cash outflow (7,417) (6,780) ---------- ----------------------- -------- ----------- ------- Capital expenditure (73,192) Purchase of tangible (47,496) (45,747) fixed assets (5,219) Net distribution/ 28 - (purchase) of own shares 3,037 Sale of tangible fixed 1,278 727 assets 149 Grants received - 9 ---------- ----------------------- -------- ----------- ------- (75,225) Net cash outflow (46,190) (45,011) ---------- ----------------------- -------- ----------- ------- Management of liquid resources 2,334 (Increase)/decrease in 3 (853) 4,411 ---------- short-term deposits -------- ----------- ------- ----------------------- 2,334 Net cash (outflow)/ (853) 4,411 inflow ---------- ----------------------- -------- ----------- ------- Financing 687 Issue of ordinary share 175 449 capital 180,500 Drawdown of bank 3 45,000 156,500 loans (114,472) Repayment of 3 - (114,472) ---------- securitised loan -------- ----------- ------- ----------------------- 66,715 Net cash inflow 45,175 42,477 ---------- ----------------------- -------- ----------- ------- 3. Analysis of net debt Audited year ended 31 March 2003 Unaudited 6 months ended 30 September ------- ------ ------------- ------ ------ ------- ------ ------ ---- At Cash At At Cash At At Cash At 01/04/02 flow 31/03/03 01/04/03 flow 30/09/03 01/04/02 flow 30/09/02 £000 £000 £000 £000 £000 £000 £000 £000 ------- ------ ------- ------------- ------ ------ ------- ------ ------ ---- 340 116 456 Cash at bank 456 (42) 414 340 662 1,002 and in hand (2,767) 2,767 - Bank - (690) (690) (2,767) 1,976 (791) ------- ------ ------- overdrafts ------ ------ ------- ------ ------ ---- (2,427) 2,883 456 456 (732) (276) (2,427) 2,638 211 ------- ------ ------- ------------- ------ ------ ------- ------ ------ ---- Debt due within one year: (3,660) 3,660 - Securitised - - - (3,660) 3,660 - loan 307 (307)* - Less cost of - - - 307 *30 337 raising finance Debt due after one year: (2,900) - (2,900) 11% (2,900) - (2,900) (2,900) - (2,900) Convertible Loan Stock (12,500) - (12,500) 11.125% First (12,500) - (12,500) (12,500) - (12,500) Mortgage Debenture (7,000) - (7,000) 11.625% First (7,000) - (7,000) (7,000) - (7,000) Mortgage Debenture (110,812) 110,812 - Securitised - - - (110,812) 110,812 - loan (44,500) (180,500) (225,000) Bank loans (225,000) (45,000) (270,000) (44,500) 156,500)(201,000) 1,982 (572)* 1,410 Less cost of 1,410 *(111) 1,299 1,982 *(740) 1,242 ------- ------ ------- raising of ------ ------ ------- ------ ------ ---- finance ------------- (179,083) (66,907) (245,990) (245,990) (45,111) (291,101) (179,083) 42,738)(221,821) ------- ------ ------- ------------- ------ ------ ------- ------ ------ ----- 5,443 (2,334) 3,109 Short-term 3,109 853 3,962 5,443 (4,411) 1,032 ------- ------ ------- deposits ------ ------ ------- ------ ------ ----- ------------- (176,067) (66,358) (242,425) Total (242,425) (44,990) (287,415) (176,067) (44,511)(220,578) ------- ------ ------- ------------- ------ ------ ------- ------ ------ ----- * Includes non-cash write-downs of financing costs. Notes to the Half Year Results 1.Basis of Preparation The unaudited financial information contained in this interim report does not comprise statutory accounts within the meaning of Section 240 of the Companies Act 1985. The statutory accounts for the year ended 31 March 2003 included an unqualified report of the auditors. The Group's unaudited accounts for the period ended 30 September 2003 have been prepared on the basis of the accounting policies set out in the Annual Report and Accounts for the year ended 31 March 2003. The full accounts for the year ended 31 March 2003 have been filed with the Registrar of Companies. 2.Segmental Analysis ---------- --------------------- --------------- --------------- Audited Year Unaudited Unaudited ended 31 March 3 months ended 6 months ended ---------- --------------------- 30 September 30 September --------------- --------------- 2003 2003 2002 2003 2002 £000 £000 £000 £000 £000 ---------- --------------------- -------- -------- --------- -------- 35,667 Rental Income 9,606 8,780 19,086 16,969 7,410 Service charge and 2,042 1,728 4,141 3,584 other recoveries 1,888 Services fees, 454 528 787 814 ---------- commissions, and -------- -------- --------- -------- sundry income --------------------- 44,965 12,102 11,036 24,014 21,367 ---------- --------------------- -------- -------- --------- -------- 3. Interest receivable --------------------- --------------- --------------- Audited Year Unaudited Unaudited ended 31 March 3 months ended 6 months ended 30 September 30 September ---------- --------------------- --------------- --------------- 2003 The following amounts 2003 2002 2003 2002 were earned during the year £000 £000 £000 £000 £000 ---------- --------------------- --------- ------- --------- -------- 106 Short-term deposits 7 60 18 93 67 Other - - - 1 ---------- --------------------- --------- ------- --------- -------- 173 7 60 18 94 ---------- --------------------- --------- ------- --------- -------- 4. Interest payable and similar charges --------------------- --------------- --------------- Audited Year Unaudited Unaudited ended 31 March 3 months ended 6 months ended ---------- --------------------- 30 September 30 September --------------- --------------- 2003 2003 2002 2003 2002 £000 £000 £000 £000 £000 ---------- --------------------- --------- ------- --------- -------- 361 11% Convertible Loan 79 79 159 159 Stock 2011 1,391 11.125% First 347 347 695 695 Mortgage Debenture Stock 2007 814 11.625% First 204 204 407 407 Mortgage Debenture Stock 2007 1,884 Mortgage interest on - 246 - 1,884 securitised loan not wholly repayable within five years* 9,241 Bank and other 3,386 2,520 6,543 3,299 interest on amounts wholly repayable within five years* 1,861 Finance costs written - 1,861 - 1,861 ---------- off --------- ------- --------- -------- --------------------- 15,552 4,016 5,257 7,804 8,305 (559) Interest capitalised (234) (168) (440) (305) ---------- on development --------- ------- --------- -------- properties --------------------- 14,993 Charged to profit and 3,782 5,089 7,364 8,000 ---------- loss account --------- ------- --------- -------- --------------------- * includes amortisation of cost of raising finance 5.Taxation ---------- --------------------- --------------- --------------- Audited year Unaudited Unaudited 6 ended 31 March months ended 30 September 3 months ended 30 September ---------- --------------------- --------- ------- --------- -------- 2003 2003 2002 2003 2002 £000 £000 £000 £000 £000 ---------- --------------------- --------- ------- --------- -------- Current tax: 3,225 UK corporation tax on 840 276 1,623 905 profit for the year (921) Prior year - - - - ---------- adjustments --------- ------- --------- -------- --------------------- 2,304 Total current tax 840 276 1,623 905 ---------- --------------------- --------- ------- --------- -------- Deferred tax: 742 Origination and 191 141 395 377 ---------- reversal of timing --------- ------- --------- -------- differences --------------------- 3,046 Tax on profit on 1,031 417 2,018 1,282 ---------- ordinary activities --------- ------- --------- -------- --------------------- Timing differences are mainly in respect of capital and industrial building allowances and capitalised interest. 6. Dividends ---------------------- ------------- -------------- Audited Unaudited Unaudited year ended 31 3 months ended 6 months ended March 30 September 30 September --------- ---------------------- ------------- -------------- 2003 2003 2002 2003 2002 £000 £000 £000 £000 £000 --------- ---------------------- -------- ------- ------- --------- 1,193 Interim dividend per 1,651 1,193 1,651 1,193 ordinary share 10.3p (2002: 7.5p) 3,292 Final dividend per - - - - ordinary share (2002: 20.6p) (14) Under/(over) provision 7 (37) 7 (14) --------- in prior year -------- ------- ------- --------- ---------------------- 4,471 1,658 1,156 1,658 1,179 --------- ---------------------- -------- ------- ------- --------- The proposed interim dividend is payable on 2 February 2004 to shareholders on the register at the close of business on 5 January 2004. 7. Earnings per share and net assets per share The following table shows a reconciliation of profits used in calculating earnings per share. ------------- ----------------------- ------------------------ Audited year Unaudited 6 months ended 30 September ended 31 March -------- ------- ----------------------- ------- ------- ------- -------- Profit Earnings per Profit Profit Earnings per Earnings share share 2003 2003 2003 2002 2003 per share £000 Pence £000 £000 Pence 2002 Pence -------- ------- ----------------------- ------- ------- ------- -------- 10,367 64.3 Profit for the period 4,621 3,014 28.9 19.0 attributable to shareholders (671) (4.2) Other items (22) 1,057 (0.1) 6.7 -------- ------- ----------------------- ------- ------- ------- -------- 9,696 60.1 Profit for the period 4,599 4,071 28.8 25.7 -------- ------- attributable to ------- ------- ------- -------- shareholders used for calculating earnings per share excluding other items ----------------------- Reconciliation of profit used in calculating diluted earnings per share Audited year Unaudited 6 months ended 30 September ended 31 March -------- ------- ----------------------- ------- ------- ------- -------- Profit Earnings per Profit 2003 Profit Earnings per Earnings per share share 2003 share 2003 2003 £000 2002 Pence 2002 £000 Pence £000 Pence -------- ------- ----------------------- ------- ------- ------- -------- 10,367 Profit for the period 4,621 3,014 attributable to shareholders used for calculating basic earnings per share 223 Interest saving net of 112 112 -------- ------- taxation on 11% ------- ------- ------- -------- Convertible Loan Stock ----------------------- 10,590 62.8 Profit for the period 4,733 3,126 28.3 18.8 attributable to shareholders used in calculating the underlying diluted earnings per share (671) (4.0) Other items (22) 1,057 (0.1) 6.3 -------- ------- ----------------------- ------- ------- ------- -------- 9,919 58.8 Profit for the period 4,711 4,183 28.2 25.1 -------- ------- attributable to ------- ------- ------- -------- shareholders used in calculating the diluted earnings per share excluding other items ----------------------- The following table shows a reconciliation of the weighted average number of shares used for calculating the basic and diluted earnings per share Audited year 6 months ended 30 September ended 31 March 2003 2003 2002 -------- -------- ----------------------------- ------------- ------------ 16,119,277 Used for calculating basic 16,002,851 15,865,684 earnings per share 158,075 Dilution due to Share Option 155,290 217,832 Scheme 580,000 Dilution due to Convertible Loan 580,000 580,000 -------- -------- Stock ------------ ------------ ---------------------- 16,857,352 Used for calculating diluted 16,738,141 16,663,516 -------- -------- earnings per share ------------ ------------ ---------------------- Net assets per share have been calculated by dividing net assets of £265,145,000 (2002: £231,701,000) less investment in own shares of £6,205,627 (2002: £6,249,150) by 16,031,788 (2002:,15,906,795 ) being the number of shares in issue at 30 September 2003 less investment in own shares of 689,666 (2002: 699,190). 8. Investment properties Unaudited 30 -------- ---------------- -------- ------- -------- -------- September ----------- ------ Audited Freehold Mainly Freehold Long leasehold Short leasehold Total Total 31 March 2003 £000 £000 £000 £000 2003 2002 £000 £000 £000 -------- ---------------- -------- ------- -------- -------- ------- ------ 414,707 Balance at 1 377,935 71,060 56,495 - 505,490 414,707 April 2003/ 2002 73,680 Additions during 25,272 3,852 16,374 - 45,498 40,353 the period (2,598) Disposals during - - - - - (388) the period - Reclassification 589 53 - - 642 - from other fixed assets - Reclassification (10,673) - - - (10,673) - to current assets 19,701 Revaluation 9,652 3,400 1,346 - 14,398 8,091 -------- during the -------- ------- -------- -------- ------- ------ period ---------------- 505,490 Balance at 402,775 78,365 74,215 - 555,355 462,763 -------- period end -------- ------- -------- -------- ------- ------ ---------------- The historical -------- cost of -------- ------- -------- -------- ------- ------ investment properties ---------------- 340,472 Balance at 270,573 52,514 58,791 7 381,885 309,237 -------- period end -------- ------- -------- -------- ------- ------ ---------------- Valuation The Group's investment properties were valued by CB Richard Ellis, Chartered Surveyors, at 30 September 2003 on the basis of open market existing use value and in accordance with the guidance notes issued by the Royal Institution of Chartered Surveyors. 9. Investment in own shares The Company has established an Employee Share Ownership Trust (ESOT) to purchase shares in the market for distribution at a later date in accordance with the terms of the 1993 and 2000 Share Option Schemes. The shares are held by an independent trustee and the rights to dividend on the shares have been waived. At 30 September 2003, the number of shares held by the Trust totalled 689,666 shares (2002: 699,190) with a nominal value of £68,967 (2002: £69,919) and the book value of the shares amounted to £6,206,000 (2002: £6,249,000). The shares, whilst legally not the property of the Company, have been included in fixed asset investments. At 30 September 2003 the market value of the shares held by the Trust was £8,241,500. 665,030 shares held by the Trust are subject to option awards. 10.Debtors --------- ---------------------------- ---------------- Audited Unaudited 30 September 31 March --------- ---------------------------- ---------------- 2003 2003 2002 £000 £000 £000 --------- ---------------------------- --------- --------- Amounts falling due within one year: 6,294 Trade debtors 4,781 4,407 37 Taxation and social security 2,776 26 1,055 Prepayments and accrued income 2,445 2,059 --------- ---------------------------- --------- --------- 7,386 10,002 6,492 --------- ---------------------------- --------- --------- Amounts falling due after one year: - Advance commissions - 127 --------- ---------------------------- --------- --------- 7,386 Total debtors 10,002 6,619 --------- ---------------------------- --------- --------- 11. Investments Investments of £3,962,000 (2002: £1,032,000) comprise short-term deposits with an original maturity date of less than three months and rental deposits. 12. Creditors: Amounts falling due within one year Audited 31 Unaudited 30 March September ----------- --------------------------- ---------------- 2003 2003 2002 £000 £000 £000 ----------- --------------------------- --------- --------- - Bank overdraft (secured) 690 791 3,026 Trade creditors 4,023 2,088 1,925 Corporation tax payable 1,632 1,638 1,946 Taxation and social security 284 998 5,154 Tenants' deposits 5,261 4,575 8,231 Accruals 10,506 7,780 5,261 Deferred income - rent and service 5,284 5,318 charges 3,292 Dividends 1,651 1,193 ----------- --------------------------- --------- --------- 28,835 29,331 24,381 ----------- --------------------------- --------- --------- 13.Creditors: Amounts falling due after more than one year Audited 31 Unaudited 30 March September ----------- ---------------------------- ---------- --------- 2003 2003 2002 £000 £000 £000 ----------- ---------------------------- ---------- --------- Long-term borrowings consist of: Unsecured: 2,900 11% Convertible Loan Stock 2011 2,900 2,900 Secured: 12,500 11.125% First Mortgage Debenture 12,500 12,500 Stock 2007 7,000 11.625% First Mortgage Debenture 7,000 7,000 Stock 2007 223,590 Other secured loans 268,701 199,421 ----------- ---------------------------- ---------- --------- 245,990 291,101 221,821 ----------- ---------------------------- ---------- --------- 14. Borrowings and financial instruments i Maturity of financial liabilities A maturity analysis of loans is shown below: Audited 31 Unaudited 30 March September ----------- --------------------------- --------- ---------- 2003 2003 2002 £000 £000 £000 ----------- --------------------------- --------- ---------- - Less than one year 690 791 - Between three years and four 289,500 - years 244,500 Between four years and five - 220,500 years 2,900 In five years and more 2,900 2,900 ----------- --------------------------- --------- ---------- 247,400 293,090 224,191 (1,410) Less cost of raising finance (1,299) (1,579) ----------- --------------------------- --------- ---------- 245,990 291,791 222,612 ----------- --------------------------- --------- ---------- ii Fair value of financial assets and liabilities Book and fair values of financial assets and liabilities are: Audited 31 March Unaudited 30 September -------------- -------------------------- Book value 2003 Fair value 2003 Book value Fair value Book value Fair value £000 £000 2003 2003 2002 2002 £000 £000 £000 £000 -------- -------- ---------------- -------- -------- -------- -------- Primary financial instruments - - Short-term (690) (690) (791) (791) liabilities (245,990) (251,093) Long-term (291,101) (296,621) (221,821) (227,514) borrowing 3,565 3,565 Financial 4,376 4,376 2,034 2,034 assets Derivative financial instruments 244 (6,724) Interest rate 225 (4,936) 264 (5,358) -------- -------- collars -------- -------- -------- -------- ---------------- (242,181) (254,252) (287,190) (297,871) (220,314) (231,629) -------- -------- ---------------- -------- -------- -------- -------- The fair value of the interest rate collars have been determined by reference to market prices and discounted expected cash flows at prevailing interest rates. All other fair values have been calculated by discounting expected cash flows at prevailing interest rates. The total fair value adjustment equates to 66.6p per share (46.6p based on diluted share capital). 15. Provision for liabilities and charges Audited 31 Unaudited 30 March September ----------- -------------------------- ------------------------ 2003 2003 2002 £000 £000 £000 ----------- -------------------------- ---------- ---------- Deferred taxation: 3,365 Balance at 1 April 2003/ 4,107 3,365 2002 742 Deferred tax charge for the 395 377 ----------- period ---------- ---------- -------------------------- 4,107 Balance at period end 4,502 3,742 ----------- -------------------------- ---------- ---------- If the investment properties were sold for their revalued amount there would be a potential liability to corporation tax of £44,305,000 (31 March 2003: £39,986,000, 30 September 2002: £40,050,000). In accordance with FRS 19 no provision has been made for these amounts. 16. Share capital ---------------------- --------------- --------- ---------- Audited 31 Unaudited 30 September March 2003 2003 2002 ----------- -------------------------- --------- ---------- Number Number Number ----------- -------------------------- --------- ---------- Authorised: 21,500,000 Ordinary shares of 10p each 21,500,000 21,500,000 ----------- -------------------------- --------- ---------- ----------- -------------------------- --------- ---------- 2003 2003 2002 £ £ £ ----------- -------------------------- --------- ---------- Issued: 1,667,808 Fully paid ordinary shares of 1,672,145 1,660,599 ----------- 10p each --------- ---------- -------------------------- 17. Other reserves ---------------- Audited 31 Unaudited 30 March --------------------------- September ----------- --------- --------- 2003 2003 2002 £000 £000 £000 ----------- --------------------------- --------- --------- (a) Share premium account 42,030 Balance at 1 April 2003/2002 42,697 42,030 667 Additions 171 437 ----------- --------------------------- --------- --------- 42,697 Balance at period end 42,868 42,467 ----------- --------------------------- --------- --------- (b) Revaluation reserve Property valuation surplus: 144,588 Balance at 1 April 2003/2002 164,274 144,588 (15) Disposals during the period - 87 19,701 Revaluation adjustment 14,398 8,091 ----------- --------------------------- --------- --------- 164,274 Balance at period end 178,672 152,766 ----------- --------------------------- --------- --------- (c) Profit and loss account 33,059 Balance at 1 April 2003/2002 38,970 33,059 5,896 Retained profit for the period 2,963 1,835 15 Transfer from revaluation - (87) ----------- reserve --------- --------- --------------------------- 38,970 Balance at period end 41,933 34,807 ----------- --------------------------- --------- --------- 18. Reconciliation of movements in equity shareholders' funds Audited 31 Unaudited 30 March September ----------- ---------------------------- --------------- 2003 2003 2002 £000 £000 £000 ----------- ---------------------------- -------- --------- 10,367 Profits for the financial period 4,621 3,014 (4,471) Dividends (1,658) (1,179) 19,701 Unrealised surplus on revaluation of 14,398 8,091 properties 687 Issue of shares 175 450 ----------- ---------------------------- -------- --------- 26,284 Net addition to equity shareholders' 17,536 10,376 funds 221,325 Opening equity shareholders' funds 247,609 221,325 ----------- ---------------------------- -------- --------- 247,609 Closing equity shareholders' funds 265,145 231,701 ----------- ---------------------------- -------- --------- 19.Equity minority interests Audited 31 Unaudited 30 March September ----------- ---------------------------- -------- --------- 2003 2003 2002 £000 £000 £000 ----------- ---------------------------- -------- --------- 74 Share of loss of subsidiary 35 76 undertaking (74) Provision against losses of subsidiary (35) (76) undertaking ----------- ---------------------------- -------- --------- - - - ----------- ---------------------------- -------- --------- £nil has been appropriated to minority interests in all periods shown in this statement. 20.Capital commitments At the period end the estimated amounts of commitments for future capital expenditure not provided for were: -------------- Audited 31 Unaudited 30 March September ------------ ----------------------------- -------- ------- 2003 2003 2002 £000 £000 £000 ------------ ----------------------------- -------- ------- 8,038 Under contract 4,349 3,762 2,913 Board authorised but not contracted 2,474 3,919 ------------ ----------------------------- -------- ------- 21. Subsequent events Following the period end contracts were exchanged for the purchase of the Atlas Business Centre in North London for a cash consideration of £12.65 million. 22. Interim statement This statement was approved by the Board on 21 November 2003. Copies of this statement will be dispatched to shareholders on Monday 24 November 2003 and will be available from the Group's registered office at Magenta House, 85 Whitechapel Road, London E1 1DU from 9.00am on that day. This information is provided by RNS The company news service from the London Stock Exchange
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