Speymill Macau Property Company PLC
19 March 2008
Speymill Macau Property Company plc
('MCAU' or 'the Company')
Preliminary results for the period ended 31 December 2007
Speymill Macau Property Company plc (AIM: MCAU), the Macau focused property
investment company, is pleased to announce its preliminary results for the
period 31 October 2006 to 31 December 2007.
Highlights
• Net asset value growth of 28.7% on net placing proceeds
• Headline net asset value of US$1.46 per share excluding provisions for
deferred taxation and Manager's performance fees, US$1.41 per share
including these items (adjusted net asset value, excluding deferred
taxation provision, of US$1.42 per share)
• Successful investment into US$197m of gross asset value
• Growth in underlying property values of more than 35% since launch
• Sale of the Company's purchase rights in the Lot U development
following the year end is expected to realise proceeds of US$78m,
resulting in a gross return of 125% on invested capital
• Termination of Bel-Lago (C9) forward funding arrangements due to delays
in the planning process and a subsequent failure on the part of the
developer to meet contractual deadlines
• Uplift on Nam Van investment of US$5.1m or 16.1% on cost
• Further attractive investment opportunities have been identified that
meet the return objectives of the Company
Larry Kearns, Chairman of the Company, commented:
'During its first year of operation the Company has delivered solid performance
to its shareholders, with significant valuation uplifts in its investment
portfolio and the profitable realisation of one of its major investments
following the year end. The Company has identified further excellent investment
opportunities and we remain very optimistic about our continuing ability to
generate superior shareholder value.'
Thomas Sipos, Head of Real Estate Investments for Asia Pacific for the
Investment Adviser, Speymill Property Group, added:
'Official population statistics for Macau recorded growth of 5% during 2007.
Once this increase is combined with projections for household formation and
upgrading, analysts estimate that there is a natural demand for more than 6,000
residential units a year in Macau. On top of this, it is estimated that between
2008 and 2010, some 90,000 - 100,000 expats will be required to fill the
positions generated by the casino and hotel industry alone.
We are now well-positioned to take advantage of larger-scale investment
opportunities and have identified further projects that fit with the Company's
established strategy and return objectives. We have established key strategic
relationships with specialist partners such as architects, engineers,
contractors and developers and this has greatly increased our ability to access
investment opportunities and to ensure proper and diligent execution of deals in
Macau.'
For further information please visit www.mcau.co.im or contact:
Speymill Property Group (Investment Advisers)
Thomas Sipos, Head of Real Estate Investments for Asia Pacific
+852 2514 6104
Floris van Dijkum,
Global Chief Investment Officer
+44 20 7659 0763
Paul Smith, CFO Funds
+44 1624 640864
Smith & Williamson Corporate Finance Limited (Nomad)
Azhic Basirov
Joanne du Plessis
+44 20 7131 4000
Fairfax I.S. PLC (Brokers)
James King
+44 20 7598 5368
Tavistock Communications
Jeremy Carey
Simon Hudson
Gemma Bradley
+44 20 7920 3150
Chairman's Statement
2007 has been a year of considerable achievement for the Company. Speymill Macau
Property Company PLC was created to take advantage of anticipated economic
growth in Macau. The Company targets real estate investment opportunities with a
potential to deliver returns in excess of 20% on invested capital, which is
possible due to the differential between weak supply and strong demand for
higher-end residential properties. During its first year of operation the
Company has delivered solid performance to its shareholders, with significant
valuation uplifts in its investment portfolio and the profitable realisation of
one of its major investments following the year end.
Results
During the period from 31 October 2006 (the Company's date of incorporation) to
31 December 2007, the Company made a profit after tax of US$40.675m,
representing basic earnings per share of 37.45c. The fair value gain on
investment was US$46.912m, administrative expenses were US$1.571m, excluding
manager's and accrued incentive fees.
The Company recently announced that it had agreed terms for the sale of its
interest in the development property known as Lot U. This sale will generate a
gross profit of HK$343.6m (US$44.0m) and a gross return on the Company's
invested equity of 125%. The transaction secures an excellent return for our
shareholders and demonstrates the ability of San You Development, our
development partner in Lot U, to create value through the creation of desirable
and well-positioned residential products.
The cancellation of the forward funding arrangement for Lot C9 in the Nam Van
reclamation area came as the planning process for certain high-profile areas,
including that in which the development was situated, became unforeseeably
protracted. The effect of this delay adversely affected the agreed timeframe for
the project. The original agreement for Lot C9 was conditional upon the
developer meeting certain milestones within an agreed timescale. As these
pre-conditions were not met, the agreement was cancelled, enabling the Company
to pursue other opportunities. The Company has no remaining liabilities relating
to the cancellation of the Lot C9 forward funding arrangement.
The sale of Lot U and the cancellation of the Lot C9 arrangement place the
Company in a strong position to pursue other investment opportunities in-line
with its established strategy.
Significant Net Asset Value Growth
The Company registered a 35% increase in the fair value of its property
portfolio relative to its original acquisition price. This compares favourably
to the overall performance of the Macau residential property market during the
same period. It further demonstrates the effectiveness of the Company's strategy
of making investments in well positioned properties with attractive purchase
prices and the ability of this strategy to outperform the market in the medium-
to long-term.
As a result of the increase in the fair value of investment properties, the year
end NAV per share was US$1.41, a 22.6% increase relative to the average placing
price of the shares of US$1.15 or a 28.7% increase relative to the value of the
net placing proceeds.
Dividend
The Board has decided not to declare a dividend this year. This is in accordance
with the policy set out in the Company's admission document which stated that
the directors would achieve an appropriate balance between reinvesting capital
for future growth in accordance with the Company's investment strategy and
paying dividends to shareholders. The Board is confident in its ability to
secure full investment of current liquid proceeds in order to achieve the best
possible returns for shareholders.
Outlook
Macau's economy continued to perform strongly in 2007 underpinned by the
completion of new casinos, increased visitor numbers and gaming revenues as well
as a strong labour market. GDP recorded a 30% real growth for the period and
Macau has now surpassed Las Vegas as the world's largest gaming city by revenue.
The opening of new casinos included The Venetian, Las Vegas Sands new US$2.4bn
mega casino, Grand Lisboa, MGM Grand and Crown Macau. In addition, high profile
commitments to Macau were made by Permira's US$840m purchase of a 20% stake in
casino operator Galaxy Entertainment and Harrah's acquisition of the 175 acre
Macau Orient Golf Course in Cotai.
On the back of this strong economic growth the residential market was very
active in 2007 and is expected to continue to perform well during 2008.
Population growth, household formation and upgrading as well as significant
immigration will continue to fuel demand for finished residential products in
good locations.
It should be noted, however, that the investment climate is becoming more
competitive as investors become aware of the attractive fundamentals in Macau.
The recent Macau Planning Board scandal has effectively held up the development
pipeline by at least 6 to 12 months and this may have an impact in both
tightening the supply situation and lengthening the time frame to secure
investments. The Company has, however, identified further excellent investment
opportunities and we remain very optimistic about our continuing ability to
generate superior shareholder value.
Larry Kearns
Chairman
18 March 2008
Report of the Investment Adviser
Financial Summary
Balance Sheet as at 31 December 2007
31 December 2007
Net assets (US$'000) 183,593
Net assets per share 1.41
(US$)
Adjusted net assets 1.42
per share (excluding
provision for
deferred taxation) (US$)
The value of the Group's net assets as at the year end represent an increase of
22.4% on the value of the placing proceeds of US$150m or 28.7% on the value of
the net placing proceeds of US$142,704,000.
Income Statement for the period ended 31 December 2007
31 December 2007
Valuation gains 46,912
(US$'000)
Profit after tax 40,675
(US$'000)
Basic earnings per 37.45
share (US cents per share)
Diluted earnings per 37.31
share (US cents per share)
Business Highlights
• Net asset value growth of 28.7% on net placing proceeds
• Successful investment into US$197m of gross asset value
• Growth in underlying property values of more than 35% since launch
• Sale of the Company's purchase rights in the Lot U development following
the year end is expected to realise proceeds of US$78m, resulting in a
gross return of 125% on invested capital
• Termination of Bel-Lago (C9) forward funding arrangements due to delays
in the planning process and a subsequent failure on the part of the
developer to meet contractual deadlines
• Uplift on Nam Van investment of US$5.1m or 16.1% on cost
• Further attractive investment opportunities have been identified that
meet the return objectives of the Company
Market Overview
Economy
As in 2006, the Macau economy grew strongly in 2007 as a direct result of the
continued expansion of the gaming and tourism industries. Real GDP growth was
30% for the year driven mainly by a huge increase in gross gambling revenues
that totalled US$10.4bn for 2007, up 45.7% on the previous year. Macau has now
taken the lead as the world's largest gambling destination in terms of revenue.
As at 31 December 2007, there were 28 casinos with 4,375 gaming tables and
13,267 slot machines in the city. The opening of MGM Grand Macau in December
2007 means that there are now six gaming licenses in the region.
The number of tourists who visited Macau during 2007 increased by a massive
22.8% on the prior year figure to 27 million. More tourists visited Macau than
Hong Kong during the same period. Visitors from the Chinese mainland still
account for the majority (approximately 55%) of tourists.
Macau's meetings, conventions and exhibitions industry saw significant
expansion, underpinned by the opening of the Venetian Macau in August 2007 with
over 1.2 million square feet of gross function space. The total number of hotel
guests hit 5.7 million in 2007, up 22.6% on the previous year. The average hotel
occupancy rate increased by 5 percentage points from 2006 to 77.2% in 2007 and
the average length of stay of hotel guests rose by 0.15 nights over 2006 to 1.36
nights. The revenue diversification for Macau's casino operators has still a
long way to go. Currently more than 95% of revenue comes from gaming, compared
with around 50% for operators on the Las Vegas Strip.
The labour market prospered with the opening of new casinos and hotels,
strengthening the confidence of in-home purchasing and consumer spending.
Unemployment stood at 2.9% at the end of 2007 and average personal income
increased by 16% during the course of the year.
The economic outlook of Macau in 2008 will continue to be positive with
sustainable growth in employment and government revenue as well as foreign
investment.
Residential Property Market
Residential unit transactions for 2007 rose by 25.9% to 21,628 units whereas the
transaction value experienced a spectacular increase of 120.3% over the same
period.
The sale of two government-owned residential sites located in Fai Chi Kei
generated a lot of interest at the beginning of 2008, and has become an
interesting paradigm of the current market. The sale was only the Macau
government's second disposal of land by public tender since handover in 1999.
The two plots of land sold for almost nine times the opening bid and the price
achieved demonstrates the continuing strength and market appetite for prime
sites. The final price paid was in the region of HK$2,000 per square foot of
gross buildable floor area.
The city's luxury residential sector also continues to perform well despite the
recent volatility in global financial markets. As a result of the Macau
government's attempts to regulate the luxury residential market, some projects
have experienced delays in obtaining the necessary planning permissions and
construction permits. Supply in this specific market is therefore particularly
tight.
Official population statistics for Macau recorded growth of 5% during 2007. Once
this increase is combined with projections for household formation and
upgrading, analysts estimate that there is a natural demand for more than 6,000
residential units a year in Macau. On top of this, it is estimated that between
2008 and 2010, some 90,000 - 100,000 expats will be required to fill the
positions generated by the casino and hotel industry alone. Figures released by
Jones Lang LaSalle predict a demand for 25,000 flats between 2008 and 2010 with
a supply of only approximately 19,000 residential units during the same period.
The continuing strong growth of the Macau economy has also led to an increasing
demand for commercial space, mainly from the construction, wholesale, retail,
real estate and business service sectors. A total of 2,652 new business entities
were incorporated in Macau in the first three quarters of 2007, up 14.7% on the
prior year. In particular, there is a growing demand for grade A leased office
space by the banking, finance, accounting, legal, telecommunications and IT
sectors.
In the short- to medium-term the performance of the Macau property market should
be supported by the following factors:
• Continuing strong growth in the Macau economy
• The low quality of existing housing stock coupled with high average
household size that will stimulate demand through upgrade and increased
household formation
• Further demand caused by indigenous population growth and immigration
• Increased regional integration of Macau after completion of the Hong
Kong-Zhuhai-Macau Bridge
• A negative real interest rate makes property a hedge asset against
uptrend inflation
Business Overview
In the period since incorporation the Company successfully invested in property
with a total market value of US$197m as at 31 December 2007. The combined
valuation uplift relative to purchase price of the underlying property assets is
35% and this demonstrates the ability of the Company's investment strategy to
deliver returns that outperform the market.
31-Dec
Acquisition 07
Cost Valuation Valuation
Property Sector Type Strategy Tenure Units Status (US$m) (US$m) Uplift
Lot U Residential Luxury Forward Long-leasehold 243 Realised 116 160 38%
funding
arrangement
Nam Van Residential Luxury Refurbishment Long-leasehold 24 Under 29 37 27%
Peninsula refurbishment
TOTAL 267 145 197 35%
The Company is well positioned in the local market place and will continue to
promote its strategy of providing institutional capital to local developers and
operators who require strategic finance. In addition, the Company will
selectively acquire existing small-to medium-size properties where value can be
added through active redevelopment and asset management.
Lot U
On 4 February 2008, the Company announced that it had agreed terms for the sale
of its contractual interest in Lot U, which it acquired in December 2006. The
gross sale value of US$78m will generate a gross profit of US$44m and a gross
return on the Company's invested equity of 125%.
Through the forward funding arrangement with the developer of Lot U the
contracted acquisition price after completion was US$116.5m made up of an
initial funding deposit of US$36m with the balance to be paid in stage payments.
As at the date of disposal only the deposit element had been paid by the Company
and, following the sale, the Company has no further obligation to make future
fundings. The Company never acquired any direct property rights in Lot U, which
is in line with the original intention to monetise its forward funding
arrangement prior to completion.
However in determining the sale proceeds the asset value attributed to the
underlying property was US$160m representing an increase relative to contracted
acquisition price of 38%, which compares favourably to the overall performance
of the Macau residential property market since investment. The sale will realise
a net IRR of 80% (2.2x capital multiple) on the Company's invested capital based
on a holding period of 17 months.
The sale of its purchase rights in the Lot U development enables the Company to
realise a substantial return for its shareholders at a minimal cost. It further
enables the Company to roll-over its investment into a new development with the
potential to create even greater value.
Nam Van
In March 2007, the Company entered into an agreement to purchase 24 residential
units in shell condition, ranging in size from approximately 2,600 and 3,200
square feet, plus 10 car parking spaces, in a recently completed residential
development. The development is in a prime location overlooking Nam Van Lake at
Baia da Praia Grande on the Macau Peninsula.
The units will be repositioned and fitted out to a very high standard for rental
or resale purposes. The Company will create a very high specification product in
terms of design and fit out that has proven to be very popular in Hong Kong but
which has yet to be offered in Macau. The Company has used the renowned Hong
Kong architects KplusK for the design and the experienced local contractor IBI
for the redevelopment and fit-out works.
The Company completed the acquisition of the Nam Van Peninsula units on 15
June 2007. The total acquisition price was US$28.8m. To finance the acquisition,
the Company has put in place a US$19.2m term loan with Hang Seng Bank
representing 67% of the purchase price.
Pipeline Projects
The Company is now well-positioned to take advantage of larger-scale investment
opportunities. We have identified further projects that fit with the Company's
established strategy and return objectives.
Potential investment opportunities with an aggregate value of more than US$2bn
were reviewed during 2007 and the majority rejected on the grounds of
incompatibility with the Company's strategy, return requirements or capital
base.
The Company has now established key strategic relationships with specialist
partners such as architects, engineers, contractors and developers and this has
greatly increased our ability to access investment opportunities and to ensure
proper and diligent execution of deals in Macau.
Valuation
An independent property valuation of the Company's two properties as at 31
December 2007 was carried out by CB Richard Ellis in accordance with the
standards published by the Hong Kong Institute of Surveyors and the Royal
Institute of Chartered Surveyors in the United Kingdom. As a result of the
agreement to sell Lot U the independent valuation has been substituted with the
agreed disposal price, at a premium to the independent valuation.
CB Richard Ellis Group, Inc. (NYSE: CBG), an S&P 500 company headquartered in
Los Angeles, is the world's largest commercial real estate services firm. With
over 24,000 employees, the company serves real estate owners, investors and
occupiers through more than 300 offices worldwide (excluding affiliate and
partner offices).
Speymill Property Group (Far East) Limited
Investment Adviser
18 March 2008
Consolidated Income Statement
For the period from 31
October 2006 (date of
incorporation) to 31
December 2007
US$'000
Valuation gains on investment property 46,912
------
Manager's fees 3,013
Incentive fees 5,011
Audit and professional fees 116
Other expenses 1,455
------
Administrative expenses 9,595
------
Net operating profit before net financing income 37,317
------
Financial income 3,966
Financial expenses -
------
Net financing income 3,966
------
Profit before tax 41,283
Deferred tax expenses (608)
------
Profit for the period 40,675
------
Basic earnings per shares (cents per share) 37.45
------
Diluted earnings per share (cents per share) 37.31
------
Consolidated and Company Balance Sheet
Group Company
At 31 December 2007 At 31 December 2007
US$'000 US$'000
Investment property 114,584 77,955
------- -------
Total non-current assets 114,584 77,955
------- -------
Trade and other receivables 57,695 45
Cash and cash equivalents 36,770 35,259
Intercompany balances - 71,762
------- -------
Total current assets 94,465 107,066
------- -------
Total assets 209,049 185,021
------- -------
Issued share capital 13,000 13,000
Share premium 62,356 62,356
Retained earnings 108,023 103,805
Other reserves 336 336
Foreign currency translation reserve (122) -
------- -------
Total equity 183,593 179,497
------- -------
Interest-bearing loans and borrowings 15,385 -
Deferred income tax 608 -
------- -------
Total non-current liabilities 15,993 -
------- -------
Interest-bearing loans and borrowings 3,846 -
Trade and other payables 5,617 5,524
------- -------
Total current liabilities 9,463 5,524
------- -------
Total liabilities 25,456 5,524
------- -------
Total equity & liabilities 209,049 185,021
------- -------
Net Asset Value per share 1.41 1.26
------- -------
The profit earned by the Company for the period ended 31 December 2007 was
US$36,457,244.
Consolidated Statement of Changes in Equity
Share Share Retained Other Foreign Total
capital premium earnings reserves currency
translation
reserves
US$'000 US$'000 US$'000 US$'000 US$'000 US$'000
Balance at - - - - - -
31 October 2006
Shares issued in 13,000 137,000 - - - 150,000
the period
Foreign exchange - - - - (122) (122)
translation
differences
Share issue - (7,296) - 336 - (6,960)
expenses
Cancellation - (67,348) 67,348 - - -
of share premium
reserve
Retained earnings - - 40,675 - - 40,675
for the period
----------------------------------------------------------
Balance at 13,000 62,356 108,023 336 (122) 183,593
31 December 2007 ----------------------------------------------------------
Other reserves represent the fair value of options granted to the broker on
admission to trading on AIM.
On 8 October 2007, the share premium arising from the original placing of shares
was cancelled and the amount of the share premium account transferred to
distributable reserves.
Consolidated Cash Flow Statement
For the period from
31 October 2006
(date of
incorporation) to 31
December 2007
US$'000
Operating activities
Group profit before tax 41,283
Adjustments for:
Valuation gains on investment property (46,913)
Financial income (3,966)
--------
Operating loss before changes in working capital (9,596)
(Increase) in trade and other receivables (644)
Increase in trade and other payables 5,617
--------
Cash used in operations (4,623)
Interest received 3,966
--------
Cash flows used in operating activities (657)
--------
Investing activities
Acquisition of investment properties (67,793)
Deposit for property purchase (57,051)
---------
Cash flows used in investing activities (124,844)
---------
Financing activities
Proceeds from the issue of ordinary share capital 150,000
Share issue expenses (6,960)
Secured bank loan 19,231
---------
Cash flows generated from financing activities 162,271
---------
Net increase in cash and cash equivalents 36,770
Cash and cash equivalents at beginning of period -
---------
Cash and cash equivalents at end of period 36,770
---------
Notes
1 The Company
Speymill Macau Property Company PLC (the 'Company') was incorporated and
registered in the Isle of Man under the Isle of Man Companies Acts 1931 to 2004
on 31 October 2006 as a public company with registered number 118202C.
Pursuant to an admission document dated 14 November 2006, there was an original
placing of up to 80,000,000 Ordinary Shares at a price of US$1.00 per share.
Following the close of the placing, 80,000,000 Shares were issued. The Shares of
the Company were admitted to trading on AIM, a market of the London Stock
Exchange on 17 November 2006.
On 9 May 2007, an announcement was made of a second placing of 50,000,000 shares
at a price of US$1.40 per share Following the close of the placing a further
50,000,000 shares were issued at a placing price of US$1.40 per share. These
Shares were admitted to trading on AIM on the 11 May 2007.
On 8 October 2007, the share premium arising from the original placing of shares
was cancelled and the amount of the share premium account transferred to
distributable reserves.
The Company's agents and the Manager perform all significant functions.
Accordingly, the Company itself has no employees.
The financial year end of the Company is 31 December each year. The Company has
chosen to prepare its first set of financial statements for the period from
incorporation on 31 October 2006 to 31 December 2007.
2 Segment Reporting
The Group has one segment focusing on achieving capital growth through investing
in the property market in Macau, and at the discretion of the Board in the Pearl
River Delta region in China. No additional disclosure is included in relation to
segment reporting, as the Group's activities are limited to one business and
geographic segment.
3 Net financing income
31 December 2007
US$'000
Interest income on bank balances 3,966
Interest expense -
-----
Net financing income 3,966
-----
4 Net Asset Value per Share
The net asset value per share as at 31 December 2007 is US$1.41 based on
130,000,000 ordinary shares in issue as at that date. The adjusted net asset
value per share as at 31 December 2007, that excludes the provision for deferred
taxation, is US$1.42.
5 Investment Property
Group 31 December 2007
US$'000
At beginning of period -
Additions through:
direct acquisitions of property 67,672
Fair value adjustment 46,912
-------
Balance at end of period 114,584
-------
The Group's investment properties as at 31 December 2007 comprise two
properties: 'Nam Van Peninsular' and Lot U'. Nam Van Peninsular were revalued at
31 December 2007 by independent professionally qualified valuers CB Richard
Ellis, based on current prices in an active market. Lot U was sold shortly after
the year end and is stated at sales price.
The Lot U property is held by the Company.
6 Trade and Other Receivables
Group Company
31 December 2007 31 December 2007
US$'000 US$'000
Prepayments and other receivables 644 45
Deposits for purchase of property 57,051 -
------ -----
Total 57,695 45
------ -----
The amount of US$57.051m included within deposits for purchase of property
relates to cash held on a lawyer's escrow account that related to the cancelled
Lot C9 forward funding arrangement. The cash was returned after the year end.
7 Basic and Diluted Earnings per Share
Basic earnings per share is calculated by dividing the profit attributable to
equity holders of the Group by the weighted-average number of ordinary shares in
issue during the period.
31 December 2007
Profit attributable to equity holders of the Group (US$'000) 40,675
Weighted average number of ordinary shares in issue 108,606
(thousands) -------
Basic earnings per share (cent per share) 37.45
-------
The difference between basic and diluted weighted-average shares results from
the assumption that dilutive share options were exercised.
31 December 2007
Profit attributable to equity holders of the Group (US$'000) 40,675
Weighted average number of ordinary shares in issue 108,606
(thousands)
Adjustment for Share options 418
--------
Weighted-average number ordinary shares for diluted earnings 109,024
per share --------
Diluted earnings per share (cent per share) 37.31
--------
8 Interest-Bearing Loans and Borrowings
This note provides information about the contractual terms of the Group's
interest-bearing loans and borrowings.
31 December 2007
US$'000
Non-Current Liabilities
Secured bank loan 15,385
------
Current Liabilities
Secured bank loan 3,846
------
The Group has a term loan facility of HKD 150,000,000 with Seng Heng Bank
Limited in Macau which is secured by way of a first legal mortgage against the
Nam Van Peninsular property in Macau. The loan is to be repaid in 5 half-yearly
instalments commencing in July 2008. The loan bears 2% interest per annum over
the 3 month Hong Kong Inter Bank Offered Rate (HIBOR).
9 Post Balance Sheet Events
On 7 February 2008, the Company entered into a Sale and Purchase Agreement (the
'SPA') in order to dispose of its interest in Lot U. The book value of the
Company's investment at that date was HK$271,952,679 (US$34,865,729). The total
disposal proceeds receivable under the SPA amounted to HK$615,555,750
(US$78,917,404), resulting in a net profit on disposal, after transaction costs
of HK$332,361,605 (US$42,610,462) and a net return of 122%.
The board agreed that since the investment adviser, Speymill Property Group (Far
East) Limited, had arranged the sale of Lot U and effectively saved the Company
brokerage costs in the region of 1% of the sales proceeds, it would receive a
one-off fee equal to 0.5% of the sales proceeds. The fee has been accrued as a
transaction cost associated with the sale of Lot U.
10 Copies of the Annual Report
The above financial information does not constitute statutory accounts and the
figures included above are based upon the audited accounts for the period ended
31 December 2007. The full audited accounts for the period ended 31 December
2007 will be sent to shareholders and will be available from the Company's
registered office at Third Floor, Britannia House, St George's Street, Douglas,
Isle of Man IM1 1JE.
This information is provided by RNS
The company news service from the London Stock Exchange