2016 Preliminary Financial Results

RNS Number : 9900X
Dalata Hotel Group PLC
28 February 2017
 

  A Year of Growth in Revenue, Earnings, Portfolio & Pipeline

 

ISE: DHG         LSE: DAL

 

Dublin & London | 28 February, 2017: Dalata Hotel Group plc ("Dalata" or the "Group"), the leading hotel operator in Ireland, today announces results for the year ended 31 December 2016

 

Key Highlights

 

·     Revenue up 28.8% to €290.6 million

 

·     Adjusted EBITDA1 increased by 35.9% to €85.1 million

 

·     Profit before tax up by 55% to €44.1 million

 

·     Net upward property revaluation of €66.6 million

 

·     Adjusted Diluted EPS1,2 increased from 24.76 cents to 26.58 cents

 

·     Pipeline of over 1,200 new rooms:

o   Four hotels under construction (Dublin x2, Belfast and Newcastle) with fifth in planning (Cork)

o   Extensions planned in four hotels (Dublin x3, Galway x1)

o   500 jobs being created in Ireland and UK

 

Financial KPIs

 

·     Segments EBITDAR margin increased from 39.5% to 41.4% as a result of strong conversion of like-for-like revenue growth

 

·     Group RevPAR up 14.9% to €80.20

 

·     Dublin hotels outperformed market with RevPAR growth of 19.9% versus city 16.1%

 

·     Net debt to Adjusted EBITDA ratio of 2.40x

 

·     If 2015 average exchange rate had applied in 2016, EBITDA would have been €3.3million higher, depreciation €0.8 million higher and interest €0.7 million higher

 

Strategic and Operating Highlights

 

·     Total of €150.9 million invested in portfolio expansion in 2016 adding seven hotels and c. 1,600 rooms to owned and leased portfolio:

€38.9 million on acquisition of leasehold interests and businesses of four Choice hotels

€70.4 million on acquisition of freehold interest of five hotels

€39.9 million on acquisition of five hotel development sites in Dublin3, Cork and Belfast creating c. 750 rooms on the island of Ireland

Entered into 25 year lease for the Clayton Hotel Burlington Road from Deka Immobilien - a transaction that demonstrates the attractiveness of the Dalata covenant to investors

Entered into an agreement to lease a new 226 room Maldron hotel in Newcastle

 

·     €25.4 million invested in hotel redevelopment and refurbishment of existing hotels during the year, including the refurbishment of 748 bedrooms

 

·     Completed the rebranding of four hotels to Clayton in the last two months of the year

 

·     Admitted to the main market listing of the Irish Stock Exchange and the London Stock Exchange

 

 

______________

1 Adjusted to exclude impairment of goodwill, Ballsbridge site sale, acquisition-related costs, revaluation gains/losses and stock exchange listing costs
2 Tax impact of adjustments in 1 above also excluded
3 Including the acquisition of a site adjacent to our Maldron Hotel Parnell Squarewith plans to expand that hotel

 

 

 

Results Summary

 

Key Figures

Year ended

December

2016

Year ended

December

2015

Variance

 

 

 

 

Revenue

€290.6m

€225.7m

1.29x

Segments EBITDAR

€120.3m

€89.3m

1.35x

Adjusted EBITDA

€85.1m

€62.6m

1.36x

Profit before tax

€44.1m

€28.5m

1.55x

Basic earnings per share

€0.1909

€0.1455

1.31x

 

 

 

 

KPIs

 

 

 

Occupancy (%)

82.1%

80.2%

 

Average Room Rate (€)

€97.6

€87.0

 

RevPAR (€)

€80.2

€69.8

 

 

 

 

 

 

Outlook

 

Trading has been marginally ahead of our expectations for the first two months of 2017. RevPAR growth in our Dublin and Regional Ireland properties has been in line with expectations whilst RevPAR growth in our London, Northern Ireland and provincial UK properties has been stronger than we anticipated. Prospects remain positive for all the markets we operate in.

Construction work is now underway at four of our new hotel developments in Dublin, Belfast and Newcastle. We expect construction to begin on our new Maldron hotel in Cork and on the planned extensions in three of our Dublin hotels and the Maldron Hotel Sandy Road in Galway during 2017. We are very focused on delivering the 1,200 rooms in the development pipeline on time and within budget.

Investment in the Clayton and Maldron brands will continue through our refurbishment programme and brand awareness campaign. We will continue to invest in the training and development of our people as well as rolling out new systems to further improve our operating efficiencies and the quality of internal management information. These programmes underpin our expansion plans and will enable the Group to scale operations and maximise returns from the expanded portfolio.

We are now actively seeking opportunities to expand our presence in the UK. We are encouraged by the reaction of developers and potential investors to the strength of our covenant. Our focus is to build on our existing UK portfolio in 2017.

 

Principal Risks and Uncertainties

The Group's principal risks and uncertainties for 2017 are:

·     Significant fluctuations in the value of sterling could affect the reported earnings and asset values of the Group as UK subsidiaries are reported in sterling and translated into Euro

·     A significant reduction in the value of sterling would also make Ireland a more expensive destination for UK visitors which in turn could impact on the number of UK residents staying in Irish hotels

·     Geo-political events could result in uncertainty and have an impact on general economic activity in the UK and Ireland and further afield which in turn would impact on the numbers of people looking to stay at hotels in both countries

 

 

Pat McCann, Dalata Group CEO, said:

 

"2016 was a year that saw further significant growth in our portfolio adding seven hotels and c. 1,600 rooms to the business. We have also locked in a growth pipeline of 1,200 new hotel rooms which will come into operation during 2018. Beyond building a stronger portfolio, 2016 was a year in which we demonstrated our ability to drive improved performance from our existing hotel portfolio where we delivered improvements against all key performance indicators.

The Clayton and Maldron brands are now the two largest hotel brands in Ireland. We successfully rebranded four hotels with over 1,000 rooms to Clayton in the final two months of the year. The brands are now of a scale in Ireland that presents us with opportunities to significantly increase consumer awareness and to engage directly with more of our customers.

We have continued to invest in the training and development of our people. We are determined to develop our own future managers to allow our decentralised model to be scaled up to support further growth in the size of the Group. I am excited by the quality and enthusiasm of the people within Dalata.

2016 saw the completion of redevelopment projects at our Clayton hotels in Chiswick and Silver Springs, Cork as well as the Maldron Hotel Pearse Street. I am delighted with the way in which the projects have turned out. We saw further significant growth in earnings at Maldron Hotel Pearse Street in 2016. We have already started to see increased bookings at the newly refurbished Ballroom and Event Centre at the Clayton Hotel Silver Springs while trading has been very strong in the Clayton Hotel Chiswick since November 2016.

We refurbished 748 rooms in the portfolio during 2016 in addition to the 633 rooms completed in 2015. We spent a total of €12.4 million on refurbishment projects in 2016. We are already well progressed in the refurbishment of a further 937 rooms in 2017. The quality of our portfolio is improving all the time and helping us further improve customer satisfaction levels.

The Dublin hotel market continued to perform very strongly in 2016. I was very pleased with our own RevPAR growth of 19.9% versus the city as a whole at 16.1%. There does finally appear to be some additional supply coming into the market from the second half of 2018 but I believe that demand in the city will comfortably absorb new capacity. The Regional Ireland hotels also continued to perform very strongly for us and, with a minimal amount of new supply in the pipeline, we believe that the outlook for Cork, Limerick and Galway remains very positive.

Given our ambition to grow in the large cities of provincial UK, I was particularly happy to see the extent to which we outperformed the market in terms of RevPAR growth in Manchester, Cardiff and Leeds.

During 2016, we spent €150.9 million on a combination of leasehold and freehold interests of hotels new to the Group, new leases, sites for new hotels and the freehold of hotels we previously leased. In all, seven hotels with c. 1,600 rooms were added to the portfolio during the year. In addition, we have created a pipeline of 1,200 rooms in prime locations in Dublin, Cork, Belfast, Galway and Newcastle. These acquisitions and pipeline provide an engine of growth right through to the end of 2019.

The addition of the Clayton Hotel Burlington Road to the portfolio in November 2016 was a very important milestone for the Group for two reasons. Firstly, it allowed us to take over the operation of the largest hotel and conference venue in Dublin city centre. Secondly, it is clear evidence of how attractive the Dalata covenant is to international investors which is important for our expansion plans in the UK. The hotel is now fully integrated into the Group and the management team are implementing the Dalata decentralised model.

I am already looking forward with enthusiasm to what we can achieve in 2017. We will continue to focus on improving returns from our current portfolio. We also intend to expand our hotel portfolio, particularly in the UK, seeking new or existing hotel opportunities which match our investment criteria."

About Dalata

 

Dalata Hotel Group plc is Ireland's largest hotel operator, with a current portfolio of 41 hotels with over 8,000 rooms. Dalata successfully operate Ireland's two largest hotel brands, Clayton Hotels and Maldron Hotels across Ireland and the UK, as well as managing a portfolio of partner properties. 24 of the hotels are owned by Dalata, 10 hotels are operated under lease agreements and 7 are operated under management agreements.

 

For the full year 2016, Dalata reported revenue of €290.6 million. Dalata is listed on the Main Market of the Irish Stock Exchange (DHG) and the London Stock Exchange (DAL).

 

For further information visit: www.dalatahotelgroup.com

 

Conference Call Details | Analysts & Institutional Investors

Management will host a conference call for analysts and i nstitutional investors at 08.30 BST, today 28 February, 2017 and this can be accessed as follows:

From Ireland dial:          (01) 696 8154

From the UK dial:          0203 139 4830

From the USA dial:        (1) 718 873 9077

From other locations dial:  +353 1 696 8154

The participant PIN code is 14934841#

 

Contacts

Dalata Hotel Group plc                                                                       Tel +353 1 206 9400

Pat McCann, CEO

Dermot Crowley, Deputy CEO, Business Development & Finance

Sean McKeon, CFO

 

Davy Corporate Finance                                                                    Tel +353 1 679 6363

Ronan Godfrey

Brian Ross

Anthony Farrell

 

Investor Relations and PR | FTI Consulting       0;                           Tel +353 1 66 33 686

Jonathan Neilan/Paddy Berkery                                                        dalata@fticonsulting.com

 

Note on forward-looking information

This Announcement contains forward-looking statements, which are subject to risks and uncertainties because they relate to expectations, beliefs, projections, future plans and strategies, anticipated events or trends, and similar expressions concerning matters that are not historical facts. Such forward-looking statements involve known and unknown risks, uncertainties and other factors, which may cause the actual results, performance or achievements of the Company or the industry in which it operates, to be materially different from any future results, performance or achievements expressed or implied by such forward-looking statements. The forward-looking statements referred to in this paragraph speak only as at the date of this Announcement. The Company will not undertake any obligation to release publicly any revision or updates to these forward-looking statements to reflect future events, circumstances, unanticipated events, new information or otherwise except as required by law or by any appropriate regulatory authority.            

 2016 Performance Overview

Year Ended 31 December 2016 - € million

 

 

 

 

 

Dublin

Regional Ireland

UK

Managed Hotels

Central Office

Total

 

 

 

 

 

 

 

Revenue

152.0

68.5

67.5

2.6

 

290.6

 

 

 

 

 

 

 

Segments EBITDAR

73.0

18.2

26.5

2.6

 

120.3

Rent

(19.5)

(1.9)

(4.0)

-

 

(25.4)

 

 

 

 

 

 

 

Segments EBITDA

53.5

16.3

22.5

2.6

 

94.9

 

 

 

 

 

 

 

Central overhead

 

 

 

 

(10.4)

(10.4)

Rental income

 

 

 

 

0.6

0.6

 

 

 

 

 

 

 

Adjusted EBITDA

 

 

 

 

 

85.1

 

 

 

 

 

 

 

Acquisition-related costs

 

 

 

 

 

(2.7)

Stock exchange listing costs

 

 

 

 

 

(1.3)

Impairment of goodwill

 

 

 

 

 

(10.3)

Net revaluation movements through profit or loss

 

 

 

 

 

0.3

Group EBITDA

 

 

 

 

 

71.1

 

 

 

 

 

 

 

               

Year Ended 31 December 2015 - € million

 

Dublin

Regional Ireland

UK

Managed Hotels

Central Office

Total

 

 

 

 

 

 

 

Revenue

120.7

43.0

58.4

3.6

 

225.7

 

 

 

 

 

 

 

Segments EBITDAR

53.8

9.7

22.2

3.6

 

89.3

Rent

(14.5)

(2.0)

(2.7)

-

 

(19.2)

 

 

 

 

 

 

 

Segments EBITDA

39.3

7.7

19.5

3.6

 

70.1

 

 

 

 

 

 

 

Central overhead

 

 

 

 

(8.1)

(8.1)

Rental income

 

 

 

 

     0.6

0.6

 

 

 

 

 

 

 

Adjusted EBITDA

 

 

 

 

 

62.6

Acquisition-related costs

 

 

 

 

 

(15.8)

Net revaluation movements through profit or loss

 

 

 

 

 

(1.6)

Net impact of Ballsbridge site sale

 

 

 

 

2.0

Impairment of goodwill

 

 

 

 

 

(0.2)

Group EBITDA

 

 

 

 

 

47.0

 

 

 

 

 

 

 

 

The Group continued to increase earnings in 2016 through (i) further acquisition of hotel properties, (ii) increasing the profitability of the hotels acquired since floating in 2014 and (iii) increasing the profitability of those assets that it held under leasehold interests prior to 2014:

 

·   Group revenue has increased by 28.8% to €290.6 million on the back of strong revenue management, buoyant markets and further acquisitions

·   Adjusted EBITDA (excluding acquisition-related costs, goodwill impairment, revaluation gains/losses, Ballsbridge site sale and stock exchange listing costs) increased by 35.9% to €85.1 million

·   Revenue from managed contracts decreased in line with the Group's expectation as receivers continued to sell managed hotels over the last year

·   Segments EBITDAR margin increased from 39.5% to 41.4%

·   Rent increased by €6.2 million due to the acquisition of leasehold properties and increases in performance related rents. These increases were offset to a degree by the purchase of the freehold interest of three of the Group's previously leased assets

·   Acquisition costs decreased significantly due to a reduction in acquisition activity

·   Impairment of goodwill of €10.3 million recognised following revaluation gains on some of the hotels in which goodwill had been recognised on acquisition

The Group's total number of rooms at leased and owned hotels has increased from 5,484 at 31 December 2015 to 7,104 at 31 December 2016. The split of room numbers across the three regions is as follows:

 

Region

Room numbers

%

 

 

 

Dublin

3,699

52.1%

Regional Ireland

1,637

23.0%

UK

1,768

24.9%

 

                ______

 

Total room numbers

7,104

 

 

                ______

 

Split of assets and liabilities at 31 December 2016

€ million

ROI

UK

Total

 

 

 

 

Assets

 

 

 

Intangible assets and goodwill

41.6

12.7

54.3

Property, plant and equipment

575.8

246.7

822.5

Investment property

1.7

1.5

3.2

Other non-current assets

4.7

-

4.7

Current assets

88.2

10.6

98.8

 

______

______

______

Total assets excluding derivatives and deferred tax assets

712.0

271.5

983.5

 

______

______

______

Liabilities

 

 

 

Loans and borrowings

76.8

203.6*

280.4

Trade and other payables

42.8

9.3

52.1

 

______

______

______

Total liabilities excluding provisions, derivatives and tax liabilities

119.6

212.9

332.5

 

______

______

______

 

* Includes €203.6 million (£174.4 million) of Sterling loans held in Ireland

 

Profit Bridge

The table below highlights the key drivers of the strong performance in 2016.

 

 

Dublin

Regional Ireland

United Kingdom

 

 

€'000

Year

ending

31 December 2015

Full year impact of properties acquired in 2015

Properties acquired in 2016*

Effect of Clyde Court closure

Like for Like performance increase

Full year impact of properties acquired in 2015

Properties acquired in 2016*

Like for Like performance increase

Full year impact of properties acquired in 2015

Properties acquired in 2016*

Effect of FX

Like for Like performance increase

Net loss of managed contracts

Year

ending

31 December 2016

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Revenue

225.7

3.3

19.0

(9.6)

18.4

1.7

20.3

3.5

4.4

6.7

(7.3)

5.3

(0.9)

290.6

Segments EBITDAR

89.3

1.1

7.4

(3.6)

14.4

(0.1)

6.0

2.6

1.0

2.2

(2.9)

3.9

(0.9)

120.3

Rent

(19.2)

0.2

(4.7)

2.3

(2.9)

0.1

0.0

(0.1)

(0.1)

(1.4)

0.3

(0.1)

-

(25.4)

 

                               

              

              

                             

                 

               

                      

                        

              

              

                         

              

              

              

Segments

EBITDA

70.1

1.3

2.7

(1.3)

11.5

0.0

6.0

2.5

0.9

0.8

(2.6)

3.8

(0.9)

94.9

 

               

 

 

 

 

 

 

 

 

 

 

 

 

              

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Segments EBITDAR margin

 

 

 

 

78.2%

 

 

73.3%

 

 

 

73.8%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

* Dublin -The Gibson Hotel (leased), Tara Towers Hotel and Clayton Hotel Burlington Road (leased); Regional Ireland - Clayton Hotel Cork City, Clayton Hotel Limerick, Clayton Hotel Sligo and the freehold interest of Maldron Hotel Cork; UK - Croydon Park Hotel (leased) and the freehold interest of Clayton Hotel Cardiff.

 

·     The increase in revenue and EBITDA is driven by a combination of (i) results from new hotels acquired in 2016 (ii) the full year impact of hotels acquired in 2015 and (iii) the uplift due to enhanced performance across all segments except Managed Hotels.

·     Performance at the UK hotels has been mixed with the provincial UK and Northern Ireland hotels growing revenue and EBITDA strongly but with the London hotels being impacted by a reduction in RevPAR in that city in addition to construction works continuing at Clayton Hotel Chiswick in the first half of the year.

 

Segmental Review

 

The next section analyses the results of the Group's portfolio of hotels by the following regions:

1.   Dublin hotel portfolio

2.   Regional Ireland hotel portfolio

3.   United Kingdom hotel portfolio

           

1. Dublin Hotel Portfolio

Earnings Summary

 

 

€million

Year ended December 2016

Year ended December 2015

 

 

 

Room revenue

107.4

82.6

Food and beverage revenue

35.4

30.4

Other

9.2

7.8

 

 

                             ______

Revenue

152.0

120.8

 

                

                             ______

 

 

 

EBITDAR

73.0

53.8

Rent

(19.5)

(14.5)

 

                          ______

                             ______

EBITDA contribution

53.5

39.3

 

                          ______

                             ______

 

 

 

EBITDAR margin

48.0%

44.5%

 

 

 

Performance Statistics (reflect full twelve month performance of the hotels in this portfolio for both periods regardless of when acquired. Clayton Hotel Burlington Road is excluded due to the relatively short time it was in the portfolio during 2016):

 

 

1 Jan 16 to

31 Dec 16

1 Jan 15 to

31 Dec 15

Occupancy

85.7%

83.1%

ARR

€107.09

€92.18

RevPAR

€91.83

€76.57

 

 

 

       

The 14 hotels in the Dublin portfolio consists of six Maldron hotels, five Clayton hotels and three individually branded hotels. The Dublin portfolio represents 52.1% of the Group's total owned and leased room count. The results from the Dublin portfolio account for 52.3% of the Group's revenue and 56.4% of the Group's Segments EBITDA.

Total revenue from the Dublin hotels increased by €31.1 million (25.8%) versus 2015. The full year impact of hotels acquired during 2015 contributed an additional €3.3 million and hotels acquired during 2016 contributed a further €19.0 million. These increases were offset by a loss in revenue of €9.6 million due to the closure of the Clyde Court Hotel in early January 2016. Of the remaining €18.4 million increase in revenue, 78.2% was converted to the EBITDAR line.

The Dublin hotel market had another very strong year with RevPAR up 16.1% for the city as a whole. The Group's Dublin hotels have significantly outperformed the market with a RevPAR increase of 19.9% reflecting benefits from the ongoing refurbishment programme and continued benefits from the introduction of our own decentralised revenue management strategies across the portfolio.

The significant increase in rent is caused by the addition of the Gibson Hotel and Clayton Hotel Burlington Road as well as increased performance-related rents at Ballsbridge Hotel and Maldron Hotel Dublin Airport. These increases were counterbalanced to a degree by the closure of the Clyde Court Hotel in January 2016.

The increase in the EBITDAR margin from 44.5% to 48.0% is the result of strong conversion of additional revenue to the EBITDAR line. 

 

2. Regional Ireland Hotel Portfolio

Earnings Summary

 

 

€million

Year ended December 2016

Year ended December 2015

 

 

 

Room revenue

36.1

20.6

Food and beverage revenue

25.2

17.7

Other

7.2

4.7

 

                         ______

                           ______

Revenue

68.5

43.0

 

                         ______

______

 

 

 

EBITDAR

18.2

9.7

Rent

(1.9)

(2.0)

 

                         ______

______

EBITDA contribution

16.3

7.7

 

                         ______

______

 

 

 

EBITDAR margin

26.5%

22.6%

 

 

 

Performance Statistics (reflect full twelve months performance of the hotels in this portfolio for both periods regardless of when acquired)

 

1 Jan 16 to

31 Dec 16

1 Jan 15 to

31 Dec 15

Occupancy

74.0%

72.2%

ARR

86.16

78.94

RevPAR

63.68

57.03

 

The 12 hotels in Regional Ireland comprise six Maldron hotels and six Clayton hotels and contain a total of 1,637 rooms. The Regional Ireland portfolio represents 23.0% of the Group's total owned and leased room count. RevPAR in the Regional Ireland hotels increased on a like for like basis by 11.7%.

The results from the Regional Ireland portfolio account for 23.6% of the Group's revenue and 17.1% of the Group's Segments EBITDA.

69% of Regional Ireland revenue is generated from the three main cities of Cork, Galway and Limerick. These three cities all grew RevPAR significantly in 2016 with an increase of 13.3% in Cork, 10.7% in Galway and 16.4% in Limerick. The Group's hotels outperformed the market in Galway and Limerick with RevPAR increases of 11.2% and 19.1% respectively. The Group's Cork hotels were in line with the market with growth of 13.3% despite disruption caused by refurbishment works at Clayton Hotel Silver Springs.

 

Revenue has increased by €25.5 million (59.3%) versus 2015. The full year impact of hotels acquired during 2015 contributed an additional €1.7 million and hotels acquired during 2016 contributed €20.3 million. These hotels were Clayton Hotel Cork City, Clayton Hotel Limerick and Clayton Hotel Sligo. Of the remaining €3.5 million increase in revenue, 73.3% was converted to the EBITDAR line.

Food and beverage revenue accounts for 36.8% of total revenue in Regional Ireland compared to 23.3% in the Dublin region. EBITDAR margin is lower in the Regional Ireland hotels due to lower average room rates and this higher mix of food and beverage revenue. EBITDAR margin has increased from 22.6% to 26.5% due to strong conversion of additional revenue and the addition of higher margin hotels such as Clayton Hotel Cork City and Clayton Hotel Limerick.

 

3. United Kingdom Hotel Portfolio

Earnings Summary

 

 

£million

Year ended December 2016

Year ended

December 2015

 

 

 

Room revenue

37.9

28.9

Food and beverage revenue

13.4

10.4

Other

4.2

2.8

 

                         ______

                         ______

Revenue

55.5

42.1

 

                         ______

                           ______

 

 

 

EBITDAR

21.9

16.1

Rent

(3.3)

(2.0)

 

                         ______

______

EBITDA contribution

18.6

14.1

 

                         ______

______

 

 

 

EBITDAR margin

39.4%

38.1%

 

 

 

Performance Statistics (reflect full twelve months' performance of the hotels in this portfolio for both periods regardless of when acquired)

 

1 Jan 16 to

31 Dec 16

1 Jan 15 to

31 Dec 15

Occupancy

81.4%

81.3%

ARR (£)

73.35

70.35

RevPAR (£)

59.70

57.19

 

 

 

 

 

 

The UK hotel portfolio comprises three hotels in London, three hotels in provincial UK and two hotels in Northern Ireland. There are six Clayton hotels, one Maldron hotel and the Croydon Park Hotel and these contain a total of 1,768 rooms. The portfolio represents 24.9% of the Group's total owned and leased room count. RevPAR in the UK portfolio increased on a "like-for-like" basis by 4.4%.

The results from the United Kingdom portfolio account for 23.2% of the Group's revenue and 23.7% of the Group's Segments EBITDA.

 

 

Revenue has increased by £13.3 million (31.6%) versus 2015. The full period impact of the hotels acquired during 2015 and the new hotel acquired in 2016 accounted for £8.9 million of the increase. The remaining increase in revenue of £4.4 million is driven by strong RevPAR increases of 8.0% in the three provincial UK hotels and 7.5% in the two Northern Ireland hotels. The Clayton hotels in Cardiff, Manchester and Leeds outperformed the market as did the Maldron Hotel in Derry. Of this £4.4 million increase in revenue, we converted 73.8% to the EBITDAR line.

 

RevPAR in the London hotels fell by 3.1% on a "like-for-like" basis due to additional rooms in Clayton Hotel Chiswick and the general weakness of RevPAR in the London market which fell by 0.9%.

 

Rent increased by £1.3 million due to the addition of the leased Croydon Park Hotel to the portfolio in March 2016.

 

The strong EBITDAR conversion noted above was counterbalanced to some degree by the addition of Croydon Park Hotel which has a lower EBITDAR margin than the average of the other UK properties.

 

 

 

 

Financial Review

Central Office Costs

€million

Year ended December 2016

Year ended December 2015

 

 

 

Central office overhead

10.4

8.1

Integration costs relating to acquired hotels

1.0

1.9

Professional fees incurred on acquisitions

0.3

2.8

Stamp duty incurred on acquisitions

1.3

11.1

Stock exchange listing costs

1.3

-

 

______

______

Adjusted central office overheads

14.3

23.9

 

______

______

 

 

 

 

         

Central overheads increased as the Group continued to invest in additional resources in accounting and finance, internal audit, marketing, business development and operations. The central function has been strengthened to support the enlarged business, manage the governance and financial management obligations of operating as a listed company and increase the Group's capacity to evaluate and develop further business growth opportunities.

 

€2.6 million was spent on acquisition-related costs in 2016 which were expensed to profit or loss, €1.3 million related to stamp duty and €0.3 million related to professional fees. €1.0 million was spent on restructuring costs to integrate the hotels acquired into the Group during 2016. Acquisition and integration costs have significantly reduced due to the level and type of acquisitions in 2016 compared to 2015. €1.3 million was spent on stamp duty in 2016 compared to €11.1 million in 2015.

 

Stock exchange costs include professional fees and listing costs associated with the admission to the main market listings on the Irish Stock Exchange and the London Stock Exchange in June 2016.

 

Depreciation, Revaluation of Asset Values and Impairment of Goodwill

€million

Year ended December 2016

Year ended December 2015

 

 

 

Depreciation

15.5

10.0

Impairment of goodwill

10.3

0.2

Net revaluation movements of land and buildings through profit or loss

(0.3)

1.6

 

______

______

 

25.5

11.8

 

______

______

Depreciation

 

The Group's depreciation charge increased by €5.5 million to €15.5 million in the year ended 31 December 2016.  The increase is primarily driven by the following:

 

·     An increase of €3.9 million in depreciation on fixtures, fittings and equipment driven by the additional capital investment in the hotels during 2015 and 2016

 

·     Increased depreciation of €1.6 million on property, plant and equipment following the acquisition of hotels during 2015 and 2016

 

 

Impairment of Goodwill

The Group recorded an impairment on goodwill of €10.3 million following impairment testing at year-end where the carrying value of the asset was in excess of the "value in use" estimates. Goodwill arises on the acquisitions where the price paid for the hotel exceeds the external valuers' assessments of fair value at date of acquisition. This is due to the potential increase in profitability that Dalata believes it can deliver through increased revenues, cost synergies etc. The Group has a policy of revaluation of its owned hotels to fair value by independent external qualified valuers. The principal valuation technique used in the valuations is discounted cash flows based off projected earnings. Consequently, as the Group exploits and delivers the improved profitability, the external valuations increase and move closer to the Group's original "value in use" on acquisition which effectively crystallises an element of the goodwill.

 

Under accounting standards, the Group is required to "impair" this element of the goodwill where the judgement is formed that there is not sufficient evidence that this element of goodwill can be carried following the revaluation gains recorded on the property. This results in a mismatch in that goodwill is impaired through profit or loss, thereby impacting earnings and EPS though the revaluation gains are taken to reserves through other comprehensive income.

 

Net revaluation movements of land and buildings through profit or loss

The Group reports land and buildings at fair value at each reporting date. There is a net reversal of revaluation losses in profit or loss for the year. There was a reduction in the value of Clayton Hotel Chiswick of €1.2 million which is charged against profit. The valuations of the land and buildings at the Clayton Hotel Cork City and Maldron Hotel Derry improved during the first half of 2016. As a result, the Group recorded a reversal of prior year losses on revaluation of these two properties totalling €1.3 million. There were also other minor reversals of prior year losses. 

 

In other comprehensive income, net revaluation gains of €66.4 million were recorded.

 

Finance Costs

€million

Year ended December 2016

Year ended December 2015

 

 

 

Interest expense on loans

7.5

8.7

Impact of interest rate swaps

1.2

0.7

Other finance costs

1.8

1.0

Net exchange loss on loans, borrowings and cash

1.0

-

 

______

______

 

11.5

10.4

 

______

______

Interest expense of €8.7 million (including hedging costs) are lower than 2015 due to a reduction in the interest rate margin and the impact of a reduced sterling exchange rate on euro translated sterling loan interest costs. This is counterbalanced by the impact of further loan drawdowns during the year. Other finance costs comprises commitment fees, negative money-market yields and amortisation of capitalised debt costs. Exchange losses occurred on sterling deposits which were held at different stages of the year for acquisition and trading purposes.

 

Balance Sheet

 

Financial Structure

 

On 6 May 2016, the Group entered into a new multi-currency loan facility of €80 million with a maturity date of 3 February 2020 and increased the existing revolving credit facility from €20 million to €30 million. Under this new facility, on 9 June 2016, the Group drew down £18 million (€22.9 million) and €7.7 million. On 24 October 2016, the Group drew down a further £24 million (€27 million). On 31 December 2016, the Group had cash and cash equivalent balances of €81.1 million of which €31.5 million was held in money-market funds. The Group had bank debt of €280.4 million (net of deferred issue costs) at 31 December 2016, of which £174.4 million (€203.6 million) was held in Sterling. Net debt to full year Adjusted EBITDA was 2.4x at 31 December 2016. The Group also had undrawn facilities of €52.2 million at year end.

 

Revaluation Reserve

 

In accordance with the Group's accounting policies, land and buildings are stated at fair value. Reductions in value (where there was previously no revaluation reserve for the asset) are accounted for in the profit for the period, whereas upward revaluations are generally accounted for in the revaluation reserve on the balance sheet. The Group is permitted to recognise an increase in value in the profit for the period to the extent that it reverses a previous revaluation loss for that property which was charged against profits in prior periods.

 

At 31 December 2016, the Group recognised a net revaluation gain of €66.6 million on its properties. €66.4 million of net upward revaluations on land and buildings were recognised in other comprehensive income and €0.2 million was recognised as a net revaluation gain including reversal of prior year losses in the profit for the year.

 

Acquisitions

During the first half of 2016, the Group spent €38.9 million on the acquisition of the leasehold interests and businesses of four hotels from the Choice Hotel Group, €26.0 million on the acquisition of the Tara Towers Hotel and Clarion Sligo Hotel and €8.7 million on the freehold interest of the Clarion Limerick Hotel (for which it had acquired the leasehold interest). A further €34.8 million was spent on the acquisition of four hotel development sites in Dublin, Cork and Belfast.

 

The freehold interest of Maldron Hotel Cork (€8.3 million) and Clayton Hotel Cardiff including its investment property (£24 million; €27 million) were acquired in the second half of the year. A site adjacent to Maldron Hotel Parnell Square was also bought for €5.1 million.

 

Intangible assets and goodwill

Following the goodwill impairment, an asset remains of €33.8 million at year end which relates to the remaining goodwill from the acquisition of the former Moran Bewley group (€24.9 million), other single asset acquisitions made in 2015 (€2.0 million) and the remaining goodwill from the original 2007 acquisitions following the formation of Dalata (€6.9 million).

At 31 December 2016, there are intangible assets of €20.5 million which represent the acquired leasehold interest in The Gibson Hotel.

 

 

Capital Expenditure

 

In addition to acquisitions, the Group spent €28.5 million in capital expenditure including €16.1 million on recently commenced new hotel developments and redevelopment projects at existing hotels in particular Clayton Hotel Chiswick, Clayton Hotel Silver Springs and Maldron Hotel Pearse Street. €6.0 million was spent on other room refurbishments with a further €6.4 million on other refurbishment related capital spend. This will support the enhancement of the Clayton and Maldron brands and deliver a superior experience to our guests.

 

  

 

 

 

 

 

Dalata Hotel Group plc

Condensed consolidated statement of profit or loss and other comprehensive income

for the year ended 31 December 2016

 

 

2016

2015

 

Note

€'000

€'000

Continuing operations

 

 

 

Revenue

2

290,551

225,673

Cost of sales

 

(109,864)

(86,907)

 

 

                 

                 

 

 

 

 

Gross profit

 

180,687

138,766

 

 

 

 

Administrative expenses, including goodwill impairment of €10.325 million (2015: €0.199 million), acquisition-related costs

of €2.671 million (2015: €15.802 million) and main market listing costs of €1.293 million (2015: €nil)

 

(125,717)

(104,554)

Other income

 

637

2,745

 

 

                 

                

 

 

 

 

Operating profit

 

55,607

36,957

Finance income

 

-

1,863

Finance costs

 

(11,496)

(10,363)

 

 

                 

                

 

 

 

 

Profit before tax

 

44,111

28,457

 

 

 

 

Tax charge

 

(9,188)

(6,831)

 

 

                 

                

 

 

 

 

Profit for the year attributable to owners of the Company

 

34,923

21,626

 

 

                 

                

Other comprehensive income

 

 

 

Items that will not be reclassified to profit or loss

 

 

Revaluation of property

5

66,403

46,567

Related deferred tax

 

(6,382)

(6,398)

 

 

                 

                 

 

 

60,021

40,169

Items that are or may be reclassified subsequently to profit or loss

 

 

 

Exchange difference on translating foreign operations

 

(35,730)

5,169

Gain/(loss) on net investment hedge

 

24,876

(4,329)

Fair value movement on cash flow hedges

 

(3,740)

(1,670)

Cash flow hedges - reclassified to profit or loss

 

1,206

655

Related deferred tax

 

316

127

 

 

                 

                 

 

 

(13,072)

(48)

 

 

                 

                 

Other comprehensive income for the year, net of tax

 

46,949

40,121

 

 

                 

                 

Total comprehensive income for the year attributable to owners of the Company

81,872

61,747

 

 

                 

                 

Earnings per share

 

 

 

Basic earnings per share

9

€0.1909

€0.1455

 

 

                 

                 

 

 

 

 

Diluted earnings per share

9

€0.1893

€0.1447

 

 

                 

                 

 

Dalata Hotel Group plc

Condensed consolidated statement of financial position

At 31 December 2016

 

Note

2016

2015

Assets

 

€'000

€'000

Non-current assets

 

 

 

Intangible assets and goodwill

4

54,267

46,803

Property, plant and equipment

5

822,444

608,792

Investment property

6

3,245

37,285

Deferred tax assets

 

1,894

3,936

Other receivables

 

4,748

2,216

Derivatives

 

7

26

 

 

                 

                  

Total non-current assets

 

886,605

699,058

 

 

                 

                  

Current assets

 

 

 

Trade and other receivables

 

15,874

11,774

Inventories

 

1,817

1,349

Cash and cash equivalents

 

81,080

149,155

 

 

                 

                  

Total current assets

 

98,771

162,278

 

 

                 

                  

Total assets

 

985,376

861,336

 

 

                

                 

Equity

 

 

 

Share capital

 

1,830

1,830

Share premium

 

503,113

503,113

Capital contribution

 

25,724

25,724

Merger reserve

 

(10,337)

(10,337)

Share-based payment reserve

 

2,126

912

Hedging reserve

 

(3,106)

(888)

Revaluation reserve

 

107,531

47,510

Translation reserve

 

(9,974)

880

Retained earnings

 

3,475

(31,448)

 

 

                 

                  

Total equity

 

620,382

537,296

 

 

                 

                  

Liabilities

 

 

 

 

Non-current liabilities

 

 

 

Loans and borrowings

7

264,681

250,168

Deferred tax liabilities

 

25,051

15,859

Derivatives

 

3,401

885

Provision for liabilities

 

3,040

890

 

 

                 

                  

Total non-current liabilities

 

296,173

267,802

 

 

                 

                  

 

 

 

 

Current liabilities

 

 

 

Loans and borrowings

7

15,734

15,970

Trade and other payables

 

52,050

39,290

Current tax liabilities

 

1,037

978

 

 

                 

                  

Total current liabilities

 

68,821

56,238

 

 

                 

                  

Total liabilities

 

364,994

324,040

 

 

                 

                  

Total equity and liabilities

 

985,376

861,336

 

 

                

                 

 

 

 

 

 

 

                                                             

 

Dalata Hotel Group plc

Condensed consolidated statement of changes in equity

for the year ended 31 December 2016

 

 

 

 

 

 

Attributable to owners of the Company

 

 

 

 

 

 

Share-based

 

 

 

 

 

 

Share

Share

Capital

Merger

payment

Hedging

Revaluation

Translation

Retained

 

 

capital

premium

contribution

reserve

reserve

reserve

reserve

reserve

earnings

Total

 

€'000

€'000

€'000

€'000

€'000

€'000

€'000

€'000

€'000

€'000

 

 

 

 

 

 

 

 

 

 

 

At 1 January 2016

1,830

503,113

25,724

(10,337)

912

(888)

47,510

880

(31,448)

537,296

Comprehensive income:

 

 

 

 

 

 

 

 

 

 

Profit for the year

-

-

-

-

-

-

-

-

34,923

34,923

Other comprehensive income

 

 

 

 

 

 

 

 

 

 

Exchange difference on translating foreign operations

-

-

-

-

-

-

-

(35,730)

-

(35,730)

Gain on net investment hedge

-

-

-

-

-

-

-

24,876

-

24,876

Revaluation of property

-

-

-

-

-

-

66,403

-

-

66,403

Fair value movement on cash flow hedges

-

-

-

-

-

(3,740)

-

-

-

(3,740)

Cash flow hedges - reclassified to profit or loss

-

-

-

-

-

1,206

-

-

-

1,206

Related deferred tax

-

-

-

-

-

316

(6,382)

-

-

(6,066)

 

              

  ______  

               _

___           

                      

              

                

                 

              

                      

Total comprehensive income for the year

-

-

-

-

-

(2,218)

60,021

(10,854)

34,923

81,872

 

              

                

                   

                 

                  

              

                

                 

              

                      

Transactions with owners of the Company:

 

 

 

 

 

 

 

 

 

 

Issue of shares

-

-

-

-

-

-

-

-

-

-

Share issue costs

-

-

-

-

-

-

-

-

-

-

Equity-settled share-based payments

-

-

-

-

1,214

-

-

-

-

1,214

 

              

                

                   

                 

                   

              

                

                 

              

                      

Total transactions with owners of the Company

-

-

-

-

1,214

-

-

-

-

1,214

 

              

                

                   

                 

                   

              

                

                 

              

                      

At 31 December 2016

1,830

503,113

25,724

(10,337)

2,126

(3,106)

107,531

(9,974)

3,475

620,382

 

              

              

                

              

              

                

                

                 

              

                      

 

Dalata Hotel Group plc

Condensed consolidated statement of changes in equity

for the year ended 31 December 2015

 

 

 

 

 

 

 

Attributable to owners of the Company

 

 

 

 

 

 

 

Share-based

 

 

 

 

 

 

Share

Share

Capital

Merger

payment

Hedging

Revaluation

Translation

Retained

 

 

capital

premium

contribution

reserve

reserve

reserve

reserve

reserve

earnings

Total

 

€'000

€'000

€'000

€'000

€'000

€'000

€'000

€'000

€'000

€'000

 

 

 

 

 

 

 

 

 

 

 

At 1 January 2015

1,220

295,133

25,724

(10,337)

273

-

7,341

40

(46,681)

272,713

Comprehensive income:

 

 

 

 

 

 

 

 

 

 

Profit for the year

-

-

-

-

-

-

-

-

21,626

21,626

Other comprehensive income

 

 

 

 

 

 

 

 

 

 

Exchange difference on translating foreign operations

-

-

-

-

-

-

-

5,169

-

5,169

Loss on net investment hedge

-

-

-

-

-

-

-

(4,329)

-

(4,329)

Revaluation of property

-

-

-

-

-

-

46,567

-

-

46,567

Fair value movement on cash flow hedges

 

-

-

-

-

-

(1,670)

-

-

-

(1,670)

Cash flow hedges - reclassified to profit or loss

-

-

-

-

-

655

-

-

-

655

Related deferred tax

-

-

-

-

-

127

(6,398)

-

-

(6,271)

 

              

              

                   

              

              

              

               _

                

                         

                      

Total comprehensive income for the year

-

-

-

-

-

(888)

40,169

840

21,626

61,747

 

              

              

                   

              

              

              

               _

                

                        

                      

Transactions with owners of the Company:

 

 

 

 

 

 

 

 

 

 

Issue of shares

610

209,716

-

-

-

-

-

-

-

210,326

Share issue costs

-

(1,736)

-

-

-

-

-

-

(6,393)

(8,129)

Equity-settled share-based payments

-

-

-

-

639

-

-

-

-

639

 

              

              

                   

              

                

              

               _

                

                        

                      

Total transactions with owners of the Company

610

207,980

-

-

639

-

-

-

(6,393)

202,836

 

              

              

                   

              

                

              

               _

                

                        

                      

At 31 December 2015

1,830

503,113

25,724

(10,337)

912

(888)

47,510

880

(31,448)

537,296

 

              

              

                

              

              

                

              

                

                        

                      

                       

 

Dalata Hotel Group plc

Condensed consolidated statement of cash flows

for the year ended 31 December 2016

 

 

 

2016

2015

 

 

€'000

€'000

Cash flows from operating activities

 

 

 

Profit for the year

 

34,923

 

21,626

Adjustments for:

 

 

 

Depreciation of property, plant and equipment

 

15,477

10,039

Impairment of goodwill

 

10,325

199

Net revaluation movements through profit or loss

 

(241)

1,576

Share-based payment expense

 

1,214

639

Finance costs

 

11,496

10,363

Finance income

 

-

(1,863)

Tax charge

 

9,188

6,831

 

 

                

                 

 

 

82,382

49,410

 

 

 

 

Increase in trade and other payables

 

3,092

6,683

(Increase)/decrease in trade and other receivables

 

(909)

1,568

Increase in inventories

 

(64)

(317)

Tax paid

 

(6,688)

(2,941)

 

 

                

                 

Net cash from operating activities

 

77,813

54,403

 

 

 

 

Cash flows from investing activities

 

 

 

Acquisitions of undertakings through business combinations, net of cash acquired

 

(62,428)

(479,087)

Purchase of property, plant and equipment

 

(108,604)

(28,551)

Purchase of investment property

 

-

(35,897)

Deposits paid on acquisitions

 

(1,024)

(1,316)

Interest received

 

-

6

 

 

                

                 

Net cash used in investing activities

 

(172,056)

(544,845)

 

 

 

 

Cash flows from financing activities

Unsecured shareholder loan notes

 

 

 

Interest and finance costs paid

 

(9,983)

(13,753)

Receipt of bank loans

 

57,607

283,090

Repayment of bank loans

 

(16,800)

(17,890)

Proceeds from issue of share capital, net of expenses

 

-

168,700

Payment for derivative asset

 

-

(156)

 

 

              

                 

Net cash from financing activities

 

     30,824

     419,991

 

 

                

                 

Net decrease in cash and cash equivalents

 

(63,419)

(70,451)

 

 

 

 

Cash and cash equivalents at the beginning of the year

 

149,155

217,807

Effect of movements in exchange rates

 

(4,656)

1,799

 

 

                

                 

Cash and cash equivalents at the end of the year

 

81,080

149,155

 

 

                      

 

 

 

 

Dalata Hotel Group plc

Notes to the condensed consolidated financial statements  

 

1     General information and basis of preparation

 

Dalata Hotel Group plc ('the Company') is a company domiciled in the Republic of Ireland. The Company's registered office is 4th Floor, Burton Court, Burton Hall Drive, Sandyford, Dublin 18.

 

The financial information presented here in these condensed consolidated financial statements does not comprise full statutory financial statements for 2016 or 2015 and therefore does not include all of the information required for full annual financial statements. The condensed consolidated financial statements of the Group for the year ended 31 December 2016 comprise the Company and its subsidiary undertakings and were authorised for issue by the Board of Directors on 27 February 2017. Full statutory financial statements for the year ended 31 December 2016, prepared in accordance with International Financial Reporting Standards ('IFRS') as adopted by the EU, together with an unqualified audit report thereon under Section 391 of the Companies Act 2014, will be annexed to the annual return and filed with the Registrar of Companies. The full statutory financial statements for 2015 have already been filed with the Registrar of Companies with an unqualified audit report thereon. 

 

These condensed consolidated financial statements are presented in Euro, rounded to the nearest thousand, which is the functional currency of the parent company and also the presentation currency for the Group's financial reporting.

 

The preparation of financial statements requires the directors to make estimates and assumptions that affect the reported amounts of assets and liabilities, as well as disclosure of contingent assets and liabilities at the date of the financial statements, and the reported amounts of revenues and expenses during the reporting year. Such estimates and judgements are based on historical experience and other factors, including expectation of future events, that are believed to be reasonable under the circumstances and are subject to continued re-evaluation. Actual outcomes could differ from those estimates.

 

       Key judgements and estimates impacting these condensed consolidated financial statements are:

·      Accounting for acquisitions, including allocation of consideration to assets and liabilities acquired and treatment of acquisition costs (note 3);

·      Carrying value of goodwill and intangible assets including assumptions underpinning the impairment tests (note 4); and

·      Carrying value and depreciation of own-use property measured at fair value (note 5).

 

The accounting policies applied in these condensed consolidated financial statements are consistent with those applied in the consolidated financial statements for the year ended 31 December 2015, except for the application for the first time of the accounting policy for intangible assets other than goodwill as described below.

 

Intangible assets other than goodwill

All identifiable intangible assets acquired as part of a business combination are recognised separately from goodwill provided the criteria for recognition are satisfied. Such intangible assets are initially recognised at fair value in line with IFRS 3 Business Combinations.

An intangible asset is only recognised where the item lacks a physical presence, is identifiable, non-monetary, is controlled by the Group and is expected to provide future economic benefits to the Group.

An intangible asset is determined to have an indefinite useful life when, based on the facts and circumstances, there is no foreseeable limit to the period over which the asset is expected to generate future economic benefits for the Group. Intangible assets with indefinite lives are reviewed for impairment on an annual basis and are not amortised. The useful life of an intangible asset that is not subject to amortisation is reviewed at least annually to determine whether a change in the useful life is appropriate.

Dalata Hotel Group plc

Notes to the condensed consolidated financial statements  

 

2     Operating segments

The segments are reported in accordance with IFRS 8 Operating Segments. The segment information is reported in the same way as it is reviewed and analysed internally by the chief operating decision makers, primarily the CEO, and Board of Directors.

The Group segments its leased and owned business by geographical region within which the hotels operate - Dublin, Regional Ireland and United Kingdom. These, together with Managed Hotels, comprise the Group's four reportable segments.

       Dublin, Regional Ireland and United Kingdom segments:

These segments are concerned with hotels that are either owned or leased by the Group. The Group leases ten hotel buildings from property owners and is entitled to the benefits and carries the risks associated with operating these hotels. As at 31 December 2016, the Group also owns 23 hotels and has effective ownership of one further hotel which it operates. It also owns part of one of the other hotels which it operates.

At 31 December 2015, the Clarion Cork hotel was classified as an investment property as the Group did not operate the hotel. The Group acquired the leasehold interest as part of a wider acquisition (see note 3) during 2016. As a result, this hotel is now operated by the Group and the results of the hotel are included in the segmental analysis presented below for the year ended 31 December 2016.

The Group's revenue from leased and owned hotels is primarily derived from room sales and food and beverage sales in restaurants, bars and banqueting.  The main costs arising are payroll, cost of goods for resale, other operating costs and, in the case of leased hotels rent paid to lessors.

Managed Hotels segment:

 

Under management agreements, the Group provides management services for third party hotel proprietors.

Revenue

2016

2015

 

€'000

€'000

 

 

 

Dublin

151,945

120,759

Regional Ireland

68,467

42,989

United Kingdom

67,498

58,370

Managed Hotels

2,641

3,555

 

 ______

______

Total revenue

290,551

225,673

 

 ______

______

 

Revenue for each of the geographical locations represents the operating revenue (room revenue, food and beverage revenue and other hotel revenue) from leased and owned hotels situated in (i) Dublin, (ii) the rest of the Republic of Ireland and (iii) the United Kingdom.

Revenue from Managed Hotels represents the fees and other income earned from services provided in relation to partner hotels which are not owned or leased by the Group.

 

Dalata Hotel Group plc

Notes to the condensed consolidated financial statements  

 

2     Operating segments (continued)

 

2016

2015

 

€'000

€'000

Segmental results - EBITDAR

 

 

Dublin

72,992

53,754

Regional Ireland

18,170

9,695

United Kingdom

26,505

22,249

Managed Hotels

2,641

3,555

 

  ______

______

EBITDAR for reportable segments

120,308

89,253

 

  ______

______

Segmental results - EBITDA

 

 

Dublin

53,472

39,262

Regional Ireland

16,231

7,734

United Kingdom

22,511

19,535

Managed Hotels

2,641

3,555

 

______

______

EBITDA for reportable segments

94,855

70,086

 

  ______

______

 

Reconciliation to results for the period

 

 

 

 

 

Segmental results - EBITDA

94,855

70,086

Rental income

637

608

Central costs

(10,360)

(8,068)

 

______

______

Adjusted EBITDA

85,132

62,626

 

 

 

Impairment of goodwill

(10,325)

(199)

Acquisition-related costs

(2,671)

(15,802)

Stock exchange listing costs

(1,293)

-

Net revaluation movements through profit or loss

241

(1,576)

Net impact of Ballsbridge site sale

-

1,947

 

______

______

Group EBITDA

71,084

46,996

 

 

 

Depreciation of property, plant and equipment

(15,477)

(10,039)

Finance income

-

1,863

Finance costs

(11,496)

(10,363)

 

______

______

 

 

 

Profit before tax

44,111

28,457

Tax

(9,188)

(6,831)

 

______

______

 

 

 

Profit for the period

34,923

21,626

 

              

              

 

Dalata Hotel Group plc

Notes to the condensed consolidated financial statements 

 

2     Operating segments (continued)

Group EBITDA represents earnings before interest, tax, depreciation and amortisation.

Adjusted EBITDA is presented as an alternative performance measure to show the underlying operating performance of the Group excluding the effects of depreciation, revaluation movements, goodwill impairment and items considered by management to be non-recurring or unusual in nature. Acquisition costs have been excluded to give a more meaningful measure given the scale of acquisitions in 2015 and 2016. Consequently, adjusted EBITDA represents Group EBITDA before:

·      Stock exchange listing costs and acquisition-related costs;

·      Net revaluation movements through profit or loss;

·      Loss on revaluation of property;

·      Impairment of goodwill (note 4); and

·      Net impact of the Ballsbridge site sale (see below).

In 2015, the line item 'Net impact of Ballsbridge site sale' represented a sales incentive fee of €2.1 million receivable by the Group following the sale by the landlord in 2015 of the Ballsbridge Hotel, Clyde Court Hotel and their respective sites, less associated exit costs of €0.2 million.

The line item 'Central costs' includes costs of the Group's central functions including operations support, technology, sales and marketing, human resources, finance, corporate services and business development.

 'Segmental results - EBITDA' for Dublin, Regional Ireland and United Kingdom represents the 'Adjusted EBITDA' for each geographical location before central costs and excluding rental income. It is the net operational contribution of leased and owned hotels in each geographical location.

'Segmental results - EBITDA and EBITDAR' for Managed Hotels represents fees earned from services provided in relation to partner hotels. All of this activity is managed through Group central office and specific individual costs are not allocated to this segment.

'Segmental results - EBITDAR' for Dublin, Ireland Regional and United Kingdom represents 'Segmental results - EBITDA' before rent. For leased hotels, rent paid to lessors amounted to €25.5 million in 2016 (2015: €19.2 million).

Other geographical information

 

 

Revenue

2016

 

2015

 

Republic of Ireland

United Kingdom

Total

 

Republic of Ireland

United Kingdom

Total

 

 

€'000

€'000

€'000

 

€'000

€'000

€'000

 

 

 

 

 

 

 

 

 

 

Leased and owned hotels

220,412

67,498

287,910

 

163,748

58,370

222,118

 

Managed hotels

2,488

153

2,641

 

3,327

228

3,555

 

 

_____

_____

_____

 

_____

_____

_____

 

 

 

 

 

 

 

 

 

 

Total revenue

222,900

67,651

290,551

 

167,075

58,598

225,673

 

 

_____

_____

_____

 

_____

_____

_____

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

                     

Dalata Hotel Group plc

Notes to the condensed consolidated financial statements 

 

2     Operating segments (continued)

 

Other geographical information (continued)

 

Assets and liabilities

At 31 December 2016

 

At 31 December 2015

 

Republic of Ireland

United Kingdom

Total

 

Republic of Ireland

United Kingdom

Total

 

€'000

€'000

€'000

 

€'000

€'000

€'000

Assets

 

 

 

 

 

 

 

Intangible assets and goodwill

41,588

12,679

54,267

 

28,875

17,928

46,803

Property, plant and equipment

575,782

246,662

822,444

 

365,198

243,594

608,792

Investment property

1,750

1,495

3,245

 

37,285

-

37,285

Other non-current assets

4,748

-

4,748

 

2,216

-

2,216

Current assets

88,169

10,602

98,771

 

155,194

7,084

162,278

 

______

______

______

 

______

______

______

Total assets excluding derivatives and tax assets

712,037

271,438

983,475

 

588,768

268,606

857,374

 

                

           

 

 

           

           

 

Derivatives

 

 

7

 

 

 

26

Deferred tax assets

 

 

1,894

 

 

 

3,936

 

 

 

______

 

 

 

______

 

 

 

 

 

 

 

 

Total assets

 

 

985,376

 

 

 

861,336

 

 

 

            

 

 

 

            

Liabilities

 

 

 

 

 

 

 

Loans and borrowings

76,776

203,639

280,415

 

85,810

180,328

266,138

Trade and other payables

42,760

9,290

52,050

 

29,729

9,561

39,290

 

______

______

______

 

______

______

______

Total liabilities excluding provisions, derivatives and tax liabilities

119,536

212,929

332,465

 

115,539

189,889

305,428

 

            

            

 

 

______

______

______

 

 

 

 

 

 

 

 

Provisions

 

 

3,040

 

 

 

890

Derivatives

 

 

3,401

 

 

 

885

Current tax liabilities

 

 

1,037

 

 

 

978

Deferred tax liabilities

 

 

25,051

 

 

 

15,859

 

 

 

______

 

 

 

______

Total liabilities

 

 

364,994

 

324,040

 

 

 

                

 

                

 

 

 

 

 

 

Revaluation reserve

98,238

9,293

107,531

 

47,510

 

               

            

                

 

               

              

            

    

The above information on assets and liabilities and revaluation reserve is presented by country as it does not form part of the segmental information routinely reviewed by the chief operating decision makers.

Loans and borrowings are categorised according to their underlying currency. Loans and borrowings denominated in Sterling, which act as a net investment hedge, of €203.6 million (£174.4 million) at 31 December 2016 (2015: €180.3 million, (£132.4 million)) are classified as liabilities in the United Kingdom. Loans and borrowings denominated in Euro are classified as liabilities in the Republic of Ireland.

 

 

 

Dalata Hotel Group plc

Notes to the condensed consolidated financial statements 

3     Business combinations

Acquisition of Choice Hotel Group

On 11 March 2016, the Group completed the acquisition of the leasehold interests in four hotels from the Choice Hotel Group for a consideration of €38.9 million, as a result of which the Group directly operates the hotel businesses in these properties. The transaction increases the scale of the Group and strengthens its position in these locations.

The hotel leasehold interests acquired were as follows:

·      The Gibson Hotel Dublin;

·      The Clarion Hotel Limerick, now trading as Clayton Hotel Limerick;

·      The Clarion Hotel Cork, now trading as Clayton Hotel Cork City; and  

·      The Croydon Park Hotel, Croydon, UK.

 

 

 

11 March

2016

 

Fair Value

 

€'000

Recognised amounts of identifiable assets acquired and liabilities

assumed:

 

Non-current assets

 

Property, plant and equipment

14,001

Intangible assets (note 4)

29,400

Current assets

 

Inventories

223

Trade and other receivables

2,509

Cash

1,121

Non-current liabilities

 

Provisions

(300)

Deferred tax liability

(2,562)

Current liabilities

 

Trade and other payables

(5,469)

 

_______

 

 

Total identifiable net assets

38,923

 

_______

Total consideration

38,923

 

_______

Satisfied by:

 

Cash

38,923

 

_______

 

 

The acquisition method of accounting has been used to consolidate the businesses acquired in the Group's condensed financial statements.

 

 

Dalata Hotel Group plc

Notes to the condensed consolidated financial statements 

3     Business combinations (continued)

Acquisition of Choice Hotel Group (continued)

No goodwill has been recognised on acquisition as the fair value of the net assets acquired equated to the consideration paid. Intangible assets acquired as part of this acquisition are disclosed in note 4 to these condensed consolidated financial statements.  Acquisition-related costs of €1.3 million were charged to administrative expenses in profit or loss.

The Group previously purchased the freehold of the Clarion Hotel Cork, now trading as Clayton Hotel Cork City, in a separate transaction in November 2015 and this was accounted for as an investment property in the financial statements for the year ended 31 December 2015. As a result of the acquisition of the leasehold interest subsequently in March 2016, this property was transferred to property, plant and equipment during the year (notes 5 and 6).

 

In a separate transaction to this business combination, the Group purchased the freehold of the Clarion Hotel Limerick, now trading as Clayton Hotel Limerick, in June 2016 for €8.7 million (note 5). As a result, the intangible asset which represented the value of the leasehold interest acquired as part of the business combination was transferred from intangible assets to property, plant and equipment during the year (note 4 and note 5).

Acquisition of Tara Towers Hotel, Dublin

On 15 January 2016, the Group acquired full ownership of the property and business of Tara Towers Hotel, Dublin for a total cash consideration of €13.2 million. The fair value of the identifiable assets and liabilities acquired related to hotel property (land and buildings) of €13.2 million. The fair value of fixtures, fittings and equipment and net working capital assets was minimal.  No goodwill arose on this acquisition. 

Acquisition of Clarion Hotel, Sligo

On 18 March 2016, the Group acquired full ownership of the property and business of the Clarion Hotel Sligo, now trading as Clayton Hotel Sligo, for a total cash consideration of €12.8 million. The Group had been managing the property on behalf of an appointed receiver since April 2013. The fair value of the identifiable assets and liabilities acquired was: hotel property (land and buildings) €12.9 million, fixtures, fittings and equipment €0.2 million and net working capital liabilities of €0.3 million. No goodwill arose on this acquisition. 

Impact of new acquisitions on trading performance

The post-acquisition impact of acquisitions completed during 2016 on the Group's profit for the financial year ended 31 December 2016 were as follows:

 

 

Choice Hotel  Group

Tara Towers, Dublin

Clarion Hotel, Sligo

2016

 

€'million

€'million

€'million

€'million

Revenue

34.9

3.1

5.3

43.3

Profit before tax and acquisition-related costs

5.4

0.7

0.7

6.8

 

 

 

 

 

 

 

Dalata Hotel Group plc

Notes to the condensed consolidated financial statements 

3     Business combinations (continued)

Impact of new acquisitions on trading performance (continued)

 

If the acquisitions had occurred at 1 January 2016, the acquisitions would have contributed the following to the consolidated results of the Group:

 

Choice Hotel  Group

Tara Towers, Dublin

Clarion Hotel, Sligo

2016

 

€'million

€'million

€'million

€'million

Revenue

41.4

3.1

6.2

50.7

Profit before tax and acquisition-related costs *

7.0

0.7

0.8

8.5

*This assumes that the Group also owned the freehold of the Clarion Hotel Limerick, now trading as Clayton Hotel Limerick, which was acquired separately on 10 June 2016, for the full period.

 

                                                                                               

Prior year acquisitions

Acquisition of Moran Bewley Hotel Group

On 3 February 2015, the Group completed the acquisition of nine hotels from the Moran Bewley Hotel Group for a consideration of €452.3 million.  The transaction significantly increased the scale and geographical reach of the Group.  The nine hotels acquired were as follows:

·      Bewley's Hotel Ballsbridge, Dublin, now trading as Clayton Hotel Ballsbridge;

·      Bewley's Hotel Dublin Airport, now trading as Clayton Hotel Dublin Airport;

·      Bewley's Hotel, Leopardstown, Dublin, now trading as Clayton Hotel Leopardstown;

·      Bewley's Hotel, Newlands Cross, Dublin, now trading as Maldron Hotel Newlands Cross;

·      Silver Springs Moran Hotel, Cork, now trading as Clayton Hotel Silver Springs;

·      Bewley's Hotel Manchester Airport, now trading as Clayton Hotel Manchester Airport;

·      Bewley's Hotel Leeds, now trading as Clayton Hotel Leeds;

·      Crown Moran Hotel, London, now trading as Clayton Crown Hotel; and

·      Chiswick Moran Hotel London, now trading as Clayton Hotel Chiswick.

During 2015, the Group also acquired full ownership of the property and business of the following hotels:

·      Clayton Hotel, Galway: acquired 21 January 2015;

·      Whites Hotel, Wexford (now trading as Clayton Whites Hotel, Wexford): acquired 13 February 2015;

·      Pillo Hotel, Galway (now trading as Maldron Hotel Sandy Road, Galway): acquired 13 February 2015; and

·      Holiday Inn, Belfast (now trading as Clayton Belfast Hotel): acquired 24 March 2015.

 

The goodwill arising on the acquisitions is attributable to expected profitability and revenue growth, increased market share, and the synergies expected to arise within the Group after acquisition.

 

 

 

 

Dalata Hotel Group plc

Notes to the condensed consolidated financial statements 

3     Business combinations (continued)

Prior year acquisitions (continued)

 

Moran Bewley Hotel Group

Clayton Hotel, Galway

Whites Hotel, Wexford

Pillo Hotel, Galway

Holiday Inn, Belfast

 

€'million

€'million

€'million

€'million

€'million

Hotel property

(land and buildings)

419.1

16.0

13.3

8.0

20.7

Fixtures, fittings and equipment

6.1

0.4

0.4

0.2

0.4

Investment properties

-

-

-

0.6

-

Net deferred tax liabilities

(2.0)

-

-

-

-

Net working capital assets/(liabilities)

(3.1)

0.1

(0.2)

(0.1)

0.6

 

            

            

            

               

            

 

 

 

 

 

 

Total identifiable assets

420.1

16.5

13.5

8.7

21.7

Goodwill

32.2

0.1

1.5

1.8

4.0

 

            

            

            

               

            

Total consideration

452.3

16.6

15.0

10.5

25.7

 

            

            

            

               

            

 

 

 

 

 

 

Satisfied by:

 

 

 

 

 

Cash

418.7

16.6

15.0

10.5

25.7

Issue of 12.2 million ordinary shares at €2.75 per share

 

33.6

-

-

-

-

 

            

            

            

               

            

 

452.3

16.6

15.0

10.5

25.7

 

            

            

            

               

            

 

 

 

 

 

 

 

 

 

 

 

Dalata Hotel Group plc

Notes to the condensed consolidated financial statements 

 

4        Intangible assets and goodwill

 

 

Goodwill

Other indefinite-

lived

intangible

assets

Total

 

€'000

€'000

€'000

Cost

 

 

 

Balance at 1 January 2015

42,258

-

42,258

Acquisitions through business combinations (see note 3)

39,557

-

39,557

Effect of movements in exchange rates

379

-

379

 

            

            

            

Balance at 31 December 2015

82,194

-

82,194

 

                

                 

                 

 

 

 

 

Balance at 1 January 2016

82,194

-

82,194

Acquisitions through business combinations (see note 3)

 

-

 

29,400

 

29,400

Transferred to property, plant and equipment (note 5)

 

-

 

(8,900)

 

(8,900)

Effect of movements in exchange rates

(2,711)

-

(2,711)

 

                

                 

                 

Balance at 31 December 2016

79,483

 20,500

99,983

 

            

            

            

 

 

 

 

Impairment losses

 

 

 

Balance at 1 January 2015

(35,192)

-

(35,192)

Impairment loss during the year

(199)

-

(199)

 

            

            

            

 

 

 

 

Balance at 31 December 2015

(35,391)

-

(35,391)

 

            

            

            

 

 

 

 

Balance at 1 January 2016

(35,391)

-

(35,391)

Impairment loss during the year

(10,325)

-

(10,325)

 

            

            

            

 

 

 

 

Balance at 31 December 2016

(45,716)

-

(45,716)

 

            

            

            

Carrying amounts

 

 

 

At 1 January 2015

7,066

-

7,066

 

            

            

            

 

 

 

 

At 31 December 2015

46,803

-

46,803

 

            

            

            

 

 

 

 

At 31 December 2016

33,767

20,500

54,267

 

            

            

            

 

 

 

 

      

Dalata Hotel Group plc

Notes to the condensed consolidated financial statements 

 

4        Intangible assets and goodwill (continued)

Goodwill

Goodwill is attributable to factors including expected profitability and revenue growth, increased market share, increased geographical presence, the opportunity to develop the Group's brands and the synergies expected to arise within the Group after acquisition. 

Additions to goodwill of €39.6 million in 2015 relate to the acquisition of the Moran Bewley Hotel Group (€32.2m), Clayton Hotel Galway (€0.1m), Whites Hotel Wexford (€1.5m), Pillo Hotel Galway (€1.8m) and Holiday Inn Belfast (€4.0m) (see note 3). 

During 2016, following revaluation gains increasing the carrying value of assets an element of goodwill was impaired on eight of the Group's cash-generating units (CGUs) which resulted in a €10.3 million reduction in goodwill which was charged to profit or loss.

In 2007, the Group acquired a number of Irish hotel operations for consideration of €41.5 million.  The goodwill arising represented the excess of costs and consideration over the fair value of the identifiable assets less liabilities acquired and amounted to €42.1 million. That goodwill was subsequently impaired in 2009 and the carrying value of that goodwill at the beginning and end of the year amounted to €6.9 million.

Included in the goodwill figure is €12.7 million (£10.9 million) which is attributable to goodwill arising on acquisition of foreign operations. Consequently such goodwill is subsequently retranslated at the closing rate. The retranslation at year end resulted in a foreign currency translation loss of €2.7 million and a corresponding decrease in goodwill. The comparative year end translation for the year ended 31 December 2015 resulted in an increase to goodwill of €0.4 million.

Carrying amount of goodwill allocated

Number of Cash -Generating Units

 

 

 

At 31 December 2016

2016

2015

 

€'000

€'000

Moran Bewley Hotel Group (i)

7

24,886

32,563

Other acquisitions (i)

3

2,014

7,373

2007 Irish hotel operations acquired (ii)

4

6,867

6,867

 

 

              

           

 

 

33,767

46,803

 

 

______

______

The above table represents the number of CGUs to which goodwill was allocated at 31 December 2016, subsequent to the impairment of goodwill which was recognised during the year of €10.3 million. 

 

 

 

 

 

Dalata Hotel Group plc

Notes to the condensed consolidated financial statements 

 

4        Intangible assets and goodwill (continued)

Goodwill (continued)

Annual goodwill testing

The Group tests goodwill annually for impairment or more frequently if there are indications that goodwill might be impaired. Due to the Group's policy of revaluation of land and buildings, and the allocation of goodwill to individual cash-generating units, impairment of goodwill can occur as the Group realises the profit and revenue growth and synergies which underpinned the goodwill. As these materialise, these are revaluation gains to the carrying value of the property and consequently, elements of goodwill may be required to be written off if the carrying value of the cash-generating unit (which includes revalued property and allocated goodwill) exceeds its recoverable amount on a value in use basis. The impairment of goodwill is through profit or loss though the revaluation gains are taken to reserves through other comprehensive income.

Future under-performance in any of the Group's major cash-generating units may result in a material write-down of goodwill which would have a substantial impact on the Group's income and equity.

 (i) Moran Bewley group and other single asset acquisitions

For the purposes of impairment testing, goodwill has been allocated to each of the hotels acquired as CGUs. As these hotel properties are valued annually by independent external valuers, the recoverable amount of the CGUs is based on a fair value less costs of disposal estimate, or where this value is less than carrying value of the asset, a value in use calculation is prepared.

At 31 December 2016, the recoverable amount of eleven CGUs were based on value in use, determined by discounting the future cash flows generated from the continuing use of these hotels.  The value in use estimates were based on the following key assumptions:

-    Cash flow projections are based on current operating results and budgeted forecasts prepared by management covering a ten year period. This period was chosen due to the nature of the hotel assets and corresponds to the valuation basis used by independent external property valuers when performing their hotel valuations (note 5);

-    Revenue and EBITDA for the first year of the projections is based on budgeted figures for 2017. Budgeted revenue and EBITDA are based on expectations of future outcomes taking into account past experience, adjusted for anticipated revenue growth;

-    Cash flow projections conservatively assume a long term compound annual growth rate of 2% in EBITDA for assets in the Republic of Ireland and 2.5% for assets in the United Kingdom;

-    Cash flows include an average annual capital outlay on maintenance for the hotels dependent on the condition of the hotel or typically 4% of revenues but assume no enhancements to any property;

-    The value in use calculation also includes a terminal value based on terminal (Year 10) capitalisation rates consistent with those used by the external property valuers which incorporates a long term growth rate of 2% for Irish and 2.5% for UK properties;

-    The cash flows are discounted using a risk adjusted discount rate specific to each property which ranged from 8.75% to 11.75% (Ireland: 9.50% to 11.75%; UK: 8.75% to 11.50%). The discount rates were consistent with the external property valuers.

    

 

Dalata Hotel Group plc

Notes to the condensed consolidated financial statements 

 

4        Intangible assets and goodwill (continued)

Goodwill (continued)

The values applied to each of these key assumptions are derived from a combination of internal and external factors based on historical experience and taking into account the stability of cash flows typically associated with these factors.

Costs of acquisition of a willing buyer which are factored in by external valuers when calculating the fair value price of the asset are significant for these assets (Ireland 4.46%, UK 6.8%). This is a key difference between the value in use calculations and valuations prepared by external valuers.

     At 31 December 2016, the recoverable amount was deemed lower than the carrying amount of the CGUs for eight of the eleven CGUs tested. Consequently, goodwill was impaired by €10.3 million. The carrying values of the CGUs were based on their value in use. The total impairment of €10.3 million is comprised as follows:

 

Recoverable amount

Impairment recognised

 

€'000

€'000

 

 

 

Moran Bewley Hotel Group

369,308

5,550

Other acquisitions

48,725

4,775

 

_______

_______

 

 

 

 

418,033

10,325

 

_______

_______

 

 

 

The recoverable amounts stated above relate only to CGUs were which impaired during the year. The impairment recognised which amounted to €10.3 million is analysed by geographical segment as follows:

 

 

 

 

2016

2015

 

€'000

€'000

 

 

 

Dublin

5,050

-

Regional Ireland

2,615

-

United Kingdom

2,660

199

 

_______

_______

 

 

 

 

10,325

199

 

_______

_______

 

 

 

 

 

 

 

 

 

 

Dalata Hotel Group plc

Notes to the condensed consolidated financial statements 

 

4        Intangible assets and goodwill (continued)

Goodwill (continued)

(ii) 2007 Irish hotel operations acquired

For the purposes of impairment testing, goodwill has been allocated to each of the cash-generating units (CGUs) representing the Irish hotel operations acquired in 2007. Eight hotels were acquired at that time but only four of these hotels have goodwill associated with them. As two of these hotel properties which have since been acquired are valued annually by independent external valuers, the recoverable amount of the CGU is based on a fair value less costs of disposal estimate. Where this value is less than the carrying value of the asset, a value in use calculation is prepared. The recoverable amounts of the remaining CGUs are calculated based on value in use calculations. Value in use is determined by discounting the future cash flows generated from the continuing use of these hotels. The assumptions underpinning these value in use calculations were as follows:

-    Cash flow projections are based on current operating results and budgeted forecasts prepared by management covering a ten year period;

-    Revenue for the first year of the projections is based on budgeted figures for 2017;

-    Cash flow projections assume a long term compound annual growth rate of 2% in EBITDA;

-    Cash flows include an average annual capital outlay on maintenance for the hotels of 4% of revenues but assume no enhancements to any property;

-    The value in use calculations also include a terminal value based on an industry earnings multiple model which incorporates a long term growth rate of 2%;

-    The cash flows are discounted using a risk adjusted discount rate specific to each property which ranged from 10.50% to 11.0%. The discount rates used were consistent with similar hotels valued by external property valuers.

The values applied to each of these key assumptions are derived from a combination of internal and external factors based on historical experience and taking into account the stability of cash flows typically associated with these factors.

At 31 December 2016, the recoverable amount was determined to be significantly higher than the carrying amount of the group of CGUs. There is no reasonably foreseeable change in assumptions that would impact adversely on the carrying value of this goodwill. The directors concluded that the carrying value of this goodwill is not impaired at 31 December 2016. 

Key sources of estimation uncertainty

The key assumptions used in estimating the future cash flows in the impairment test are subjective and include projected EBITDA (as defined in note 2), discount rates and the duration of the discounted cash flow model. Expected future cash flows are inherently uncertain and therefore liable to change materially over time.

Other indefinite-lived intangible assets

Acquired leasehold interests

Other indefinite-lived intangible assets represent the intangible value of the leasehold interests acquired as part of the Choice Hotel Group business combination which completed in March 2016 (note 3). These assets also reflect the future economic benefits which are expected to flow to the Group arising from the acquisition of these interests.

 

Dalata Hotel Group plc

Notes to the condensed consolidated financial statements 

 

4        Intangible assets and goodwill (continued)

Other indefinite-lived intangible assets (continued)

On acquisition of these leasehold interests, intangible assets were recognised at their fair value and amounted to €29.4 million. Arising from the subsequent purchase by the Group of the freehold interest in the Clarion Hotel Limerick (now trading as the Clayton Hotel Limerick), in June 2016, an intangible asset, with a carrying value of €8.9 million, which represented the value of the leasehold interest previously acquired in the Clayton Hotel Limerick, was transferred from intangible assets to property, plant and equipment (note 5).

The carrying value of €20.5 million at 31 December 2016 represents the leasehold interest in The Gibson Hotel and is recognised as an asset with an indefinite life based upon the intentions of the Group for the long term operation of the business of this hotel and the statutory renewal rights which exist in Ireland to the benefit of the lessee. The Group tests intangible assets annually for impairment or more frequently if there are indicators it may be impaired.

At 31 December 2016, the recoverable amount of the CGU (The Gibson Hotel) was based on value in use, determined by discounting the future cash flows generated from the operation of this hotel by the Group. This value in use estimate was based on the following key assumptions:

-    Cash flow projections are based on current operating results and budgeted forecasts prepared by management covering a ten-year period. This period was chosen as it corresponds to the valuation basis used by independent external property valuers when performing their hotel valuations (note 5) for similar properties;

-    Revenue and EBITDA for the first year of the projections is based on budgeted figures for 2017. Budgeted revenue and EBITDA are based on expectations of future outcomes taking into account past experience, adjusted for anticipated revenue growth;

-    Cash flow projections conservatively assume a long-term compound annual growth rate of 2% in EBITDA;

-    Cash flows include an average annual capital outlay of 4% of revenues but assume no enhancements to the property;

-    The value in use calculations also include a terminal value based on an industry earnings multiple model which incorporates a long term growth rate of 2%;

-    The cash flows are discounted using a risk adjusted discount rate specific to the property of 10.5%. This discount rate was consistent with discount rates used by the external property valuers in valuing similar properties.

     The values applied to each of these key assumptions are derived from a combination of internal and external factors based on historical experience and taking into account the stability of cash flows typically associated with these factors.

At 31 December 2016, the recoverable amount was determined to be higher than the carrying amount of the CGU. There is no reasonably foreseeable change in assumptions that would impact adversely on the carrying value of intangible assets. The directors concluded that the carrying value of intangible assets is not impaired at 31 December 2016. 

 

 

 

 

Dalata Hotel Group plc

Notes to the condensed consolidated financial statements 

 

5          Property, plant and equipment

 

Land and buildings

Assets under construction

Fixtures,

fittings and equipment

Total

 

€'000

€'000

€'000

€'000

At 31 December 2016

 

 

 

 

Valuation

744,611

-

-

744,611

Cost

-

42,865

50,205

93,070

Accumulated depreciation (and impairment charges)*

-

-

(15,237)

(15,237)

 

_______

_______

_______

_______

Net carrying amount

744,611

42,865

34,968

822,444

 

_______

_______

_______

_______

 

 

 

 

 

At 1 January 2016, net carrying amount

585,101

-

23,691

608,792

 

 

 

 

 

Acquisitions through business combinations

38,195

-

2,071

40,266

Other additions through freehold or site purchases

42,715

39,868

-

82,583

Transfers from intangible assets (note 4)

8,900

-

-

8,900

Other additions through capital expenditure

7,228

3,043

18,211

28,482

Transfer from investment properties (note 6)

36,032

-

-

36,032

Revaluation gain through OCI

67,901

-

-

67,901

Revaluation loss through OCI

(1,498)

-

-

(1,498)

Reversal of revaluation loss through profit or loss

988

-

-

988

Revaluation loss through profit or loss

(1,244)

-

-

(1,244)

Depreciation charge for the year

(7,489)

-

(7,988)

(15,477)

Translation adjustment

(32,218)

(46)

(1,017)

(33,281)

 

_______

_______

_______

_______

At 31 December 2016, net carrying amount

744,611

42,865

34,968

822,444

 

_______

_______

_______

_______

 

 

 

 

 

The equivalent disclosure for the prior year is as follows:

 

 

 

 

 

 

 

At 31 December 2015

 

 

 

 

Valuation

585,101

-

-

585,101

Cost

-

-

31,173

31,173

Accumulated depreciation (and impairment charges)

-

-

(7,482)

(7,482)

 

_______

_______

_______

_______

Net carrying amount

585,101

-

23,691

608,792

 

_______

_______

_______

_______

 

 

 

 

 

At 1 January 2015, net carrying amount

46,709

-

5,585

52,294

Acquisitions through business combinations

477,081

-

7,875

484,956

Other additions

16,644

-

14,275

30,919

Disposals

-

-

(240)

(240)

Elimination of depreciation on disposal

-

-

233

233

Revaluation gain through OCI

46,567

-

-

46,567

Revaluation loss through profit or loss

(1,131)

-

-

(1,131)

Depreciation charge for the year

(5,905)

-

(4,134)

(10,039)

Translation adjustment

5,136

-

97

5,233

 

_______

_______

_______

_______

At 31 December 2015, net carrying amount

585,101

-

23,691

608,792

 

_______

_______

_______

_______

 

 

 

 

 

*Accumulated depreciation of buildings is stated after the elimination of depreciation, revaluation, disposals and impairments

 

 

 

Dalata Hotel Group plc

Notes to the condensed consolidated financial statements 

 

5     Property, plant and equipment (continued)

 

The carrying value of land and buildings is stated after the elimination of depreciation on revaluation.

 

The carrying value of land and buildings (revalued at 31 December 2016) is €744.6 million. The value of these assets under the cost model is €621.0 million. In 2016, unrealised revaluation gains of €67.9 million and unrealised losses of €1.5 million have been reflected through other comprehensive income and in the revaluation reserve in equity. A revaluation loss of €1.2 million and a reversal of prior period revaluation losses of €1.0 million have been reflected in administrative expenses through profit or loss.

Included in land and buildings at 31 December 2016 is land at a carrying value of €124.7 million (2015: €101.6 million) which is not depreciated. 

Acquisitions through business combinations in the year ended 31 December 2016 includes the following:

 

·    Clarion Hotel Sligo (see note 3);

·    Tara Towers Hotel Dublin (see note 3); and

·    Property, plant and equipment relating to the acquisition of the Choice Hotel Group (see note 3).

On the basis that the acquisition of the Clarion Hotel Cork leasehold interest as part of the Choice Hotel Group business combination represents an underlying increase in the fair value of the hotel, this acquisition has been accounted for as an addition to property, plant and equipment during the year of €12.2 million.

Other additions to land and buildings in the year ended 31 December 2016 include extensions to certain properties and the purchase of the following properties where the Group was already operating a hotel business:

·    Freehold of Clayton Hotel Cardiff for €25.7 million (£23.0 million);

·    Freehold of Clarion Hotel Limerick for €8.7 million; and

·    Freehold of Maldron Hotel Cork for €8.3 million.

These amounts are inclusive of costs incurred in relation to the acquisition.

Additions to assets under construction in the year ended 31 December 2016 include the following:

·    Development site at Charlemont Mall, Dublin 2 for €12.1 million;

·    Part completed hotel at Beasley Street, Cork for €10.5 million;

·    Development site at Kevin Street, Dublin for €8.3 million;

·    Development site Brunswick Street, Belfast for €3.9 million (£3.3 million); and

·    Adjacent site to Maldron Hotel Parnell Square for €5.1 million acquired with a view to extending that hotel.

 

The Group operates the Maldron Hotel Limerick and, since the acquisition of Fonteyn Property Holdings Limited in 2013, holds a secured loan over that property. The loan is not expected to be repaid.  Accordingly the Group has the risks and rewards of ownership and accounts for the hotel as an owned property, reflecting the substance of the arrangement. It is expected that the Group will obtain legal title to the property.

 

 

Dalata Hotel Group plc

Notes to the condensed consolidated financial statements 

 

5     Property, plant and equipment (continued)

 

The value of the Group's property at 31 December 2016 reflects open market valuations carried out in December 2016 by independent external valuers having appropriate recognised professional qualifications and recent experience in the location and value of the property being valued.  The external valuations performed were in accordance with the Valuation Standards of the Royal Institution of Chartered Surveyors.

At 31 December 2016, properties included within land and buildings with a carrying amount of €744.6 million were pledged as security for loans and borrowings.

Measurement of fair value

The fair value measurement of the Group's own-use property has been categorised as a Level 3 fair value based on the inputs to the valuation technique used.

The principal valuation technique used in the independent external valuations was discounted cash flows. This valuation model considers the present value of net cash flows to be generated from the property over a ten year period (with an assumed terminal value at the end of Year 10) taking into account expected EBITDA and capital expenditure. The expected net cash flows are discounted using risk adjusted discount rates. Among other factors, the discount rate estimation considers the quality of the property and its location.

The significant unobservable inputs are:

·    Forecast EBITDA;

·    Risk adjusted discount rates of 8.50% to 12.00% (Ireland: 8.50% to 12.00%; UK: 8.50% to 11.75%) (Years 1-10); and

·    Terminal (Year 10) capitalisation rates of 6.00% to 10.00% (Ireland: 6.50% to 10.00%; UK: 6.00% to 9.25%).

The estimated fair value under this valuation model would increase or decrease if:

·    EBITDA was higher or lower than expected; and/or

·    The risk adjusted discount rate and terminal capitalisation rate was lower or higher.

Valuations also had regard to relevant recent data on hotel sales activity metrics.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Dalata Hotel Group plc

Notes to the condensed consolidated financial statements 

 

6     Investment property

      

 

2016

2015

 

€'000

€'000

Cost or valuation

 

 

At beginning of period

37,285

1,248

Transfer to property, plant and equipment (note 5)

(36,032)

-

Acquisitions through business combinations

1,431

585

Other additions - cost

-

35,098

Capitalised transaction costs

-

799

Gain/(loss) from fair value adjustments

497

(445)

Translation adjustment

64

-

 

_______

_______

 

 

 

 

3,245

37,285

 

_______

 

Investment properties with a carrying value of €3.2 million were pledged as security for loans and borrowings at 31 December 2016. Gains or losses arising from fair value adjustments are included within administrative expenses.

 

Investment property comprises:

 

·      Two commercial properties which were acquired on 29 August 2014 as part of the Maldron Hotel Pearse Street acquisition. The investment properties are leased to third parties for lease terms of 25 and 30 years, with 14 and 10 years remaining. 

·      Commercial properties which were acquired on 13 February 2015 as part of the Pillo Hotel Galway acquisition. The investment properties are leased to third parties for lease terms of 20 years, with 15 years remaining and a break clause in two years.

·      A commercial property acquired as part of the acquisition of the freehold of Clayton Hotel Cardiff on 25 October 2016. The restaurant of this hotel is leased to a third party for a lease term of 20 years, with 16 years remaining.

The freehold interest in the Clarion Hotel Cork was acquired on 2 November 2015 for a total cash consideration of €35.1m plus direct transaction costs of €0.8m. As at 31 December 2015, this investment property was leased to a third party for a lease term of 35 years, with 24 years remaining.  On 11 March 2016, the Group acquired the leasehold interest of the Clarion Cork hotel as part of a wider Choice Hotel Group acquisition (see note 3) and became the operator of that hotel. Consequently, this property was transferred to property, plant and equipment in the condensed consolidated financial statements for the year ended 31 December 2016.

 

Changes in fair values are recognised in administrative expenses in profit or loss. 

 

The value of the Group's investment properties at 31 December 2016 reflect an open market valuation carried out in December 2016 by independent external valuers having appropriately recognised professional qualifications and recent experience in the location and category of property being valued. The valuations performed were in accordance with the Valuation Standards of the Royal Institution of Chartered Surveyors.

The fair value measurement of the Group's investment property has been categorised as Level 3 fair value based on the inputs to the valuation technique used. 

The valuation technique adopted is the investment method of valuation. This method is based on a review of the current passing rent, open market rent and comparable investment sales. The valuations use a yield specific to each property and ranged from 6.8% to 11.5% (2015: 6.5%).

Dalata Hotel Group plc

Notes to the condensed consolidated financial statements 

 

6     Investment property (continued)

 

The estimated fair value under this valuation model would increase or decrease if:

·      Rent was higher or lower than expected; or

·     The yield used as the capitalisation rate was higher or lower.

 

 

7     Interest-bearing loans and borrowings

 

 

2016

2015

 

€'000

€'000

Repayable within one year

 

 

Bank borrowings

16,800

16,800

Less: deferred issue costs

(1,066)  

(830) 

 

              

                  

 

15,734

15,970

Repayable after one year

 

 

Bank borrowings

266,936

252,728

Less: deferred issue costs

(2,255)

(2,560)

 

              

                  

 

 

 

 

264,681

250,168

 

              

                  

 

 

 

Total interest-bearing loans and borrowings

280,415

266,138

 

                    

                 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Dalata Hotel Group plc

Notes to the condensed consolidated financial statements 

 

7     Interest-bearing loans and borrowings (continued)

 

Net debt is calculated in line with the Group's loan facility agreements. As a result, at 31 December 2016 it excludes amortised debt costs of €3.3 million (2015: €3.4 million) and interest rate swap liabilities of €3.4 million (2015: €0.9 million).

 

Reconciliation of movement in net debt

 

 

 

 

Sterling

Sterling

Euro

 

 

facility

facility

facility

Total

 

£'000

€'000

€'000

€'000

Interest-bearing loans and borrowings (excluding amortised debt costs)

 

 

 

 

At 1 January 2016

132,352

180,328

89,200

269,528

New facilities drawn down

42,000

49,910

7,697

57,607

Effect of foreign exchange

-

(26,599)

-

(26,599)

Capital repayment

-

-

(16,800)

(16,800)

 

              

              

                 

              

 

 

 

 

 

At 31 December 2016

174,352

203,639

80,097

283,736

 

              

              

                 

              

 

 

 

 

 

Cash and cash equivalents

 

 

 

 

At 1 January 2016

 

 

 

149,155

Movement during the year

 

 

 

(68,075)

 

 

 

 

              

At 31 December 2016

 

 

 

81,080

 

 

 

 

              

 

 

 

 

 

Net debt at 31 December 2016

 

 

202,656

 

 

 

 

              

Net debt at 1 January 2016

 

 

 

120,373

 

 

 

 

              

 

On 17 December 2014, the Group entered into a multi-currency loan facility of €318 million (comprising of a €142 million Euro facility and a £132 million Sterling facility) with a syndicate of financial institutions. On 3 February 2015, the company drew down €282 million (comprising of a €106 million Euro facility and a £132 million Sterling facility) through five year term loan facilities with a maturity of 3 February 2020. The total loan facility of €318 million included a €20 million revolving credit facility and a standby facility of €16 million which was not drawn and has since expired.

On 6 May 2016, the Group entered into a new multicurrency loan facility of €80.0 million with a maturity date of 3 February 2020 and increased the revolving credit facility from €20.0 million to €30.0 million. On 9 June 2016 under this facility, the Group drew down £18.0 million (€22.9 million) and €7.7 million. On 24 October 2016, the Group drew down a further £24.0 million (€27.0 million).

The revolving credit facilities of €30.0 million were not drawn since entering the facility and remained undrawn as at 31 December 2016. €22.2 million of the other loan facilities were undrawn at 31 December 2016. 

Dalata Hotel Group plc

Notes to the condensed consolidated financial statements 

 

7     Interest-bearing loans and borrowings (continued)

 

The loans bear interest at variable rates based on 3 month Euribor/Libor plus applicable margins. The Group has entered into certain derivative financial instruments to hedge interest rate exposure on a portion of these loans. The 2016 actual weighted average interest rate paid including the impact of interest rate swaps was 3.25%. The loans are secured on the Group's hotel assets. Under the terms of the loan facility agreement, an interest rate floor is in place which prevents the Group from receiving the benefit of sub-zero benchmark Libor and Euribor rates.

 

8     Subsequent events

 

       There were no events subsequent to 31 December 2016 which would require an adjustment to or a disclosure thereon in these condensed financial statements.

 

9     Earnings per share

 

Basic earnings per share is computed by dividing the profit for the year available to ordinary shareholders by the weighted average number of ordinary shares outstanding during the year.  Diluted earnings per share is computed by dividing the profit for the year by the weighted average number of ordinary shares outstanding and, when dilutive, adjusted for the effect of all potentially dilutive shares.  The following table sets out the computation for basic and diluted earnings per share for the years ended 31 December 2016 and 31 December 2015:

 

 

2016

2015

 

€'000

€'000

 

 

 

Profit attributable to shareholders of the parent (€'000) - basic and diluted

34,923

21,626

Adjusted profit attributable to shareholders of the parent (€'000) - basic and diluted

49,040

37,004

Earnings per share  - Basic

19.09 cents

14.55 cents

Earnings per share - Diluted

18.93 cents

14.47 cents

Adjusted earnings per share - Diluted

26.58 cents

24.76 cents

Weighted average shares outstanding  - Basic

182,966,666

148,648,310

Weighted average shares outstanding  - Diluted

184,499,060

149,427,201

 

 

 

The difference between the basic and diluted weighted average shares outstanding for the year ended 31 December 2016 is due to the dilutive impact of the conditional share awards granted in 2014, 2015 and 2016. 

Adjusted diluted earnings per share is presented as an alternative performance measure to show the underlying performance of the Group excluding the tax adjusted effects of revaluation movements, goodwill impairment and items considered by management to be non-recurring or unusual in nature (see note 2). Acquisition costs have been excluded to give a more meaningful measure given the scale of acquisitions in 2015 and 2016.

 

 

 

 

 

Dalata Hotel Group plc

Notes to the condensed consolidated financial statements 

 

9     Earnings per share (continued)

 

 

2016

2015

 

€'000

€'000

Reconciliation to adjusted profit for the period

 

 

 

 

 

Profit before tax

44,111

28,457

 

 

 

Adjusting items (see note 2)

 

 

Impairment of goodwill

10,325

199

Acquisition-related costs

2,671

15,802

Stock exchange listing costs

1,293

-

Net revaluation movements through profit or loss

(241)

1,576

Net impact of Ballsbridge site sale

-

(1,947)

 

______

______

 

 

 

Adjusted profit before tax

58,159

44,087

Tax

(9,188)

(6,831)

Tax adjustment for adjusting items

69

(252)

 

______

______

 

 

 

Adjusted profit for the period

49,040

37,004

 

______

______

 

10   Board approval

       This announcement was approved by the Board on 27 February 2017.


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