Preliminary results

RNS Number : 8755P
First Property Group PLC
23 June 2022
 


On Behalf of:   First Property Group plc ("First Property", the "Company" or the "Group")

Embargoed:  0700hrs

 

First Property Group plc

 

Preliminary results for the twelve months to 31 March 2022

 

First Property Group plc (AIM: FPO), the property fund manager and investor with operations in the United Kingdom and Central Europe, today announces its preliminary results for the twelve months ended 31 March 2022.

 

Highlights:

 

· Profit before tax of £7.08 million (2021: loss before tax of £5.09 million)

· Value of directly owned property at market value at 31 March 2022: £42.24 million (31 March 2021: £41.57 million)

· Net debt at 31 March 2022: £17.24 million (31 March 2021: £18.85 million)

· Market value of shares owned by the Group in FPAM managed funds (Investments and Associates) at 31 March 2022: £30.60 million (31 March 2021: £27.47 million)

· Cash reserves at 31 March 2022: £6.42 million (31 March 2021: £16.24 million)

· One new fund established during the year, Fprop Fulcrum Property LP

· Third party AUM at 31 March 2022: £516.5 million (31 March 2021: £527.2 million)

· Total AUM at 31 March 2022: £559 million (31 March 2021: £569 million)

· Weighted average unexpired fund management contract term at 31 March 2022: 3 years, 3 months (31 March 2021: 3 years, 11 months)

· Final dividend of £0.25 pence per share (2021: £nil)

 

 

Financial summary:


Unaudited

year to

31 March 2022

Audited

year to

31 March 2021

Percentage

change

 

Income Statement:

 

Statutory profit/(loss) before tax

£7.08m

(£5.09m)

239.1%

 

Diluted earnings per share

6.01p

(6.59p)

191.2%

 

Total dividend per share

0.50p

0.45p

11.1%

 

Average €/£ exchange rate

1.1754

1.1246

-

 


 

Balance Sheet at year end:

 

Investment properties and inventories at book value

£36.20m

£34.95m

3.6%

 

Investment properties and inventories at market value

£42.24m

£41.57m

1.6%

 





 

Cash balances

£6.42m

£16.24m

(60.5%)

 

Cash per share

5.81p

14.71p

(60.5%)

 





 

Gross debt*

£23.66m

£35.09m

(32.6%)

 

Net debt*

£17.24m

£18.85m

(8.5%)

 





 

Gearing ratio at book value**

34.90%

48.82%

-

 

Gearing ratio at market value***

30.69%

42.05%

-

 





 

Net assets at book value

£44.14m

£36.79m

20.0%

 

Net assets at market value.

£53.43m

£48.36m

10.5%

 

Adjusted net assets per share (EPRA basis)

47.28p

42.80p

10.5%

 





 

Year-end €/£ rate

1.1834

1.1739

-

 





 

 

* Debt comprises Financial Liabilities and Other Financial Liabilities and excludes Lease Liabilities

**Gearing ratio = Gross debt excluding lease liabilities divided by gross assets at book value.


 

***Gearing ratio = Gross debt excluding lease liabilities divided by gross assets at market value.

 


 

 

 


 


 

Commenting on the results, Ben Habib, Chief Executive of First Property Group plc, said:

 

"The year has seen a sharp turnaround in our fortunes, principally due to the restructuring of a finance lease secured against a property owned by the Group in Gdynia, Poland, which resulted in our debt liability being reduced by some £7.8 million.

 

"Our balance sheet remains strong with some £44 million of net assets. Of this some £6 million is in cash.

 

"The investment environment is volatile at present but with adversity comes opportunity and we are seeing some interesting market movements. Occupational demand is picking up from the lockdown induced lows which should result in a commensurate increase in the value of our properties."

 

A briefing for analysts will be held at 10:30hrs today via Investor Meet Company. To participate it is necessary to register at https://www.investormeetcompany.com/first-property-group-plc/register-investor and select to meet the Company. Those who have already registered and selected to meet the Company will be automatically invited. A copy of the accompanying investor presentation and a recording of the call will be posted on the Company's website.

 

 

 

For further information please contact:

 

First Property Group plc 

Tel: +44 (20) 7340 0270

Ben Habib (Chief Executive Officer)

Laura James (Group Finance Director)

Jeremy Barkes (Director, Business Development)

www.fprop.com

investor.relations@fprop.com

Jill Aubrey (Company Secretary)

 

 

Allenby Capital (NOMAD & Broker)

Tel: + 44 (0) 20 3328 5656

Nick Naylor / Freddie Wooding (Corporate Finance)

Amrit Nehal (Equity Sales)


 

Newgate Communications (PR)

Tel: + 44 7540106366

Robin Tozer / Richard Bicknell / Max Richardson

firstproperty@secnewgate.co.uk

 

 

Notes to Investors and Editors :

 

First Property Group plc is an award-winning property fund manager and investor with operations in the United Kingdom and Central Europe. Its focus is on higher yielding commercial property with sustainable cash flows. The Company is flexible and takes an active approach to asset management. Its earnings are derived from:

 

 

· Group Properties - principal investments by the Group, to earn a return on its own capital, usually in partnership with third parties. Investments include seven directly held properties in Poland and Romania, and non-controlling interests in eleven of the thirteen funds.

 

Quoted on AIM, the Company has offices in London, Warsaw and Bucharest. Around one third of the shares in the Company are owned by management and their families. Further information about the Company and its properties can be found at: www.fprop.com .



 

CHIEF EXECUTIVE'S STATEMENT

Financial performance

 

I am pleased to report the Company's preliminary results for the year ended 31 March 2022.

 

Revenue earned during the year by the Group was £8.65 million (31 March 2021: £12.12 million) yielding a profit before tax of £7.08 million (31 March 2021: loss before tax of £5.09 million).

The reduction in revenue was mainly due to the expiry, in February 2021, of the lease at our office block in Gdynia, Poland, which resulted in a £3.20 million reduction in rental income from this property in the year.

Paradoxically the increase in profit before tax largely came from the same property, where a restructuring of the finance lease resulted in a reduction of €9.0 million (£7.81 million) in the amount owed to the lending bank (from €25.0 million to €16.0 million). As part of the transaction €4.0 million of this debt was settled by the Group, leaving a residual liability of €12.0 million to be paid by June 2024 on which no interest is payable.

The Group ended the year with net assets, excluding non-controlling interests, of £44.14 million (2021: £36.79 million), equating to 40.00 pence per share (2021: 33.33 pence per share). It is the accounting policy of the Group to carry its properties and interests in associates at the lower of cost or market value.

The net assets of the Group, when adjusted to their market value less any deferred tax liabilities (EPRA basis), was £53.43 million or 47.28 pence per share (31 March 2021: £48.36 million or 42.80 pence per share).

Gross debt at the year end reduced by 32.6% to £23.66 million (31 March 2021: £35.09 million). Net debt reduced to £17.24 million (31 March 2021: £18.85 million). This in turn reduced the Group's gearing ratio to 34.90% with properties at their book value (31 March 2021: 48.82%) and to 30.69% with properties at their market value (31 March 2021: 42.05%).

Group cash balances at the year-end stood at £6.42 million (31 March 2021: £16.24 million, 31 March 2020: £7.34 million), equivalent to 5.81 pence per share (31 March 2021: 14.71 pence per share, 31 March 2020: 6.65 pence per share). The reduction was mainly attributable to the payment of £3.43 million (€4 million) in part settlement of the debt secured on Gdynia and new investments of £3.63 million in two UK funds, Fprop UK Special Opportunities LP and Fprop Fulcrum Property LP. Other exceptional uses of cash included £1.93 million in respect of a rent guarantee granted over CH8, an office building in Warsaw, as a condition of its sale, and £1.76 million in capital expenditure, mainly to develop a mini supermarket in Wawer, a suburb of Warsaw.

 

Diluted net profit per share was 6.01 pence (2021: a diluted net loss of 6.59 pence).

 

 

Dividend

 

In view of the marked improvement in the Group's position since the Covid lockdown induced set-back, the Directors have resolved to pay a final dividend of 0.25 pence per share (2021: nil), which together with the interim dividend of 0.25 pence per share (2021: 0.45 pence per share), equates to a dividend for the year of 0.50 pence per share.

 

The proposed final dividend will be paid on 29 September 2022 to shareholders on the register at 26 August 2022 and is subject to shareholder approval at the forthcoming annual general meeting on 27 September 2022.

 

The full year's dividend is covered 12 times.

 

 

REVIEW OF OPERATIONS

PROPERTY FUND MANAGEMENT

Third party assets under management ended the year at £516.5 million (31 March 2021: £527.2 million). The decrease was attributable to sales of properties valued at some £32.7 million offset by purchases of properties worth some £10.0 million and an increase in the value of the remainder of the portfolio of some £12.0 million.

One new fund was raised during the year, Fprop Fulcrum Property LP, which had invested £10.0 million by year end, purchasing two properties in the UK. The fund is open ended and further subscriptions and investments are expected. Notices for redemptions may not be given before August 2024, with redemptions taking place 12 months after any such notices are served.

During the year two other funds managed by FPAM sold, for £39.2 million, eight properties in the UK which had been valued at £32.7 million.

One fund, Fprop Romanian Supermarkets Ltd, was closed during the year having earned an internal rate of return over its seven-year life of 42% per annum.

Fund management fees are generally levied monthly by reference to the value of properties. In the case of Fprop Offices LP, the Group is entitled to a share of total profits in lieu of fund management fees and to receive annual payments on account equivalent to 10% of total cumulative income profits and realised capital gains. These payments are adjusted annually, if necessary, for any overpayments made in previous years up to a maximum of total past cumulative payments received.

Revenue earned by this division increased by 19% to £4.04 million (2021: £3.39 million), resulting in profit before unallocated central overheads and tax increasing by 11% to £1.44 million (2021: £1.30 million). The increase was primarily due to an increase in performance fees to £578,000 (2021: £40,000) in the form of profit share earned from Fprop Offices LP.

At the year end fund management fee income, excluding performance fees and the profit share from Fprop Offices LP, was being earned at an annualised rate of £2.66 million (31 March 2021: £2.90 million).

The weighted average unexpired fund management contract term at the year-end was 3 years, 3 months (31 March 2021: 3 years, 11 months).

The reconciliation of movement in third party funds under management during the year is shown below:


Funds managed for third parties (including funds in which the Group is a minority shareholder)


UK

£m

CEE

£m

Total

£m

No. of properties

As at 1 April 2021

349.8

177.4

527.2

68

Purchases

10.0

-

10.0

2

Property sa les

(32.7)

-

(32.7)

(8)

Capital expenditure

3.3

2.2

5.5

-

Property revaluation

15.1

(7.3)

7.8

-

FX revaluation

-

(1.3)

(1.3)

-

As at 31 March 2022

345.5

171.0

516.5

62






 

 

An overview of the value of assets and maturity of each of the funds is set out below:

 

Fund

Country of investment

Fund expiry

Assets under management at market value at

31 March 2022

No. of properties

% of total third-party assets under management

Assets under management at market value at

31 March 2021



£m.



£m.

SAM & DHOW

UK

Rolling

*

*

*

*

5PT

Poland

Dec 2022

7.7

3

1.5

7.7

OFFICES

UK

Jun 2024

136.4

5

26.4

133.5

SIPS

UK

Jan 2025

140.6

24

27.2

134.3

FOP

Poland

Oct 2025

64.5

5

12.5

61.6

FRS

Romania

Jan 2026

**

**

**

**

FGC

Poland

Mar 2026

21.3

1

4.1

21.1

UK PPP

UK

Jan 2027

41.5

12

8.0

64.8

SPEC OPPS

UK

Jan 2027

17.0

4

3.3

17.2

FKR

Poland

Mar 2027

19.4

1

3.8

20.7

FCL

Romania

Jun 2028

8.5

1

1.7

8.7

FPL

Poland

Jun 2028

49.6

4

9.6

57.6

FULCRUM

UK

Indefinite

10.0

2

1.9

-

Total Third-Party AUM



516.5

62

100.0

527.2

 

* Not subject to recent revaluation.

** Fund closed during the year and in the process of being liquidated.

 

The sub sector weightings of investments by funds is set out in the table below:


UK

Poland

Romania

Total

% of Total


£m.

£m.

£m.

£m.


Offices

204.2

93.2

8.6

306.0

59.2

Retail warehousing

93.3

-

-

93.3

18.1

Supermarkets

48.0

17.9

-

65.9

12.8

Shopping centres

-

51.3

-

51.3

9.9

Industrial

-

-

-

-

-

Total

345.5

162.4

8.6

516.5

100.0

% of Total Third-Party AUM

66.9%

31.4%

1.7%

100.0%


 

GROUP PROPERTIES

Group Properties comprised seven directly owned commercial properties in Poland and Romania valued at £42.24 million (31 March 2021: seven valued at £41.57 million) and interests in eleven of the thirteen funds (classified as Associates and Investments) in which the Group's share is valued at £30.60 million (31 March 2021: £27.47 million).

The contribution to Group profit before tax and unallocated central overheads from this division was £8.60 million (2021: loss £5.14 million) representing 85.70% of Group profit before unallocated central overheads and tax. The increase was mainly driven by the restructuring of the finance lease secured against our office property in Gdynia, Poland, which resulted in the amount owed reducing by €9.00 million (£7.81 million), as previously described. 

1.  Directly owned Group Properties (all accounted for under the cost model):

Two of the Group's seven directly owned properties account for 68% by market value (£28.84 million) of their total value. Both are office buildings in Poland of which one is in Warsaw (11,000 m2) and the other in Gdynia (13,500 m2). The other five properties, representing 32% by market value (£13.40 million), comprise three mini-supermarkets in Poland (one recently developed), an office block in Bucharest and a warehouse in Tureni, Romania.

Country

Sector

No. of properties as at 31 March 2022

Book value as at 31 March 2022

Market value as at 31 March 2022

No. of properties as at 31 March 2021

Market value as at 31 March 2021

*Contribution to Group profit before tax

31 March 2022

*Contribution to Group

profit before tax

31 March 2021




£m.

£m.


£m.

£m.

£m.

Poland

Offices

2

25.87

28.84

2

29.46

**8.14

(4.59)

Poland

Supermarkets

3

6.42

7.47

3

5.85

***0.20

0. 12

Romania

Office and logistics

2

3.92

5.93

2

6.26

0.37

0. 32

Total


7

36.21

42.24

7

41.57

8.71

(4.15)

 

*Prior to the deduction of direct overhead and unallocated central overhead expenses.

**Includes €9.00 million (£7.81 million) debt reduction following restructuring of the finance lease at Gdynia.

***Of which two are let and the third is being redeveloped, scheduled for completion in FY2023.

 

The seven directly owned properties generated a profit before unallocated central overheads and tax of £7.48 million (31 March 2021: loss of £5.80 million). The increase was almost entirely attributable to the restructuring of the finance lease secured against the office block in Gdynia, as already described.  This debt restructuring is the main explanation for the reduction in Group debt by 33% to £23.66 million (31 March 2021: £35.09 million. The loans secured against the seven properties are held in separate non-recourse special purpose vehicles.

 

Interest costs on the Group's debt amounted to £0.33 million (2021: £0.74 million) in the year. This equates to an average borrowing cost of 1.39% per annum when expressed as a percentage of total outstanding Group debt of £23.66 million, or 2.44% if the deferred consideration of €12.00 million (£10.14 million) in respect of the Group property in Gdynia, on which no interest is payable, is excluded.

 

Of the Group's interest-bearing loans, the interest rate is fixed on 25% (2021: 27%) and is floating on the balance of 75% (2021: 73%). A one percentage point increase in interest rates would impact the cost of the floating rate loans and would increase the Group's annual interest bill by £0.10 million per annum (2021: £0.31 million). The fixed rate loans expire in 2025 (£2.79 million) and 2029 (£0.62 million).

 


31 March 2022

31 March 2021


£m.

£m.

Book value of directly owned properties

36.21

34.95

Market value of directly owned properties

42.24

41.57

Gross debt (all non-recourse to Group)

23.66

35.09

LTV at book value

65.34%

100.41%

LTV at market value

56.01%

84.41%

Weighted average borrowing cost

1.39%

1.60%

 

 

The average vacancy rate across all seven properties is 35%. If the office property in Gdynia were to be excluded, due to its high level of vacancy, the vacancy rate would reduce to 5%. As announced on 13 May 2022, the property in Gdynia is now 20% let and we expect the new main tenant, the District Court in Gdynia, to attract other tenants to the building.

The weighted average unexpired lease term (WAULT) as at 31 March 2022 was 5 years, 7 months (2021: 4 years, 9 months).

2.  Associates and Investments

 

These comprise non-controlling interests in eleven of the thirteen funds managed by FPAM and are valued at £30.60 million (31 March 2021: £27.47 million). Of these, seven are accounted for as Associates and held at the lower of cost or fair value (the "cost model"), and four are accounted for as Investments in funds and held at fair value.

The contribution to Group profit before tax and unallocated central overheads from its seven Associates and four Investments increased by 71% to £1.12 million (31 March 2021: £0.66 million) mainly due to an increase in the value of the Group's 44% share in Fprop Opportunities plc (FOP). 

Fprop Phoenix Ltd made a loss after tax of which the Group's share amounted to £0.62 million (2021: loss of £0.38 million). This is a turnaround investment which has been impacted by a combination of lockdowns and corresponding working from home, together with a near 50% increase in the supply of office space in Krakow since we first acquired the park out of administration in 2017. We have done much to improve the asset during our ownership: we have resolved legacy legal issues including obtaining clean title over parts which were deficient and upgraded the rental proposition to include first class amenities such as a creche, kindergarten, gym, sports ground, BBQ area and conference centre, amongst other things. However, it is 80% vacant and with a 16% office vacancy rate in Krakow, we expect it will take some time to lease up. We do however expect this investment to generate substantial profits in due course.

An overview of the Group's Associates and Investments is set out in the table below:

Fund

% owned by

First Property

Group

Book value of First Property's share in

fund

Current market value of holdings

Group's share

of post-tax profits earned by fund

31 March 2022

 Group's share

of post-tax profits earned by fund

31 March 2021


%

£'000

£'000

£'000

£'000

a) Associates






5PT

40.6

1,344

1,344

97

119

FRS

24.1

-

-

47

50

FOP

43.8

11,983

11.983

1,044

256

FGC

28.2

2,700

2.826

221

179

FKR

18.1

1,580

1,580

(12)

166

FPL

23.4

913

4,619

(617)

(378)

FCL

17.4

615

798

67

78

Sub Total

19,135

23,150

847

470

 

b) Investments

UK PPP

0.9

431

431

100

54

FULCRUM

2.5

262

262

-

-

SPEC OPPS

11.1

4,754

4,754

23

34

OFFICES

1.6

1,998

1,998

148

97

Sub Total

7,445

7,445

271

185

 

Total

26,580

30,595

1,118

655

 

 

Commercial Property Markets Outlook

Poland:

GDP is expected to grow by 4% in 2022. The annual rate of inflation reached 13.9% in May but is expected to moderate to around 6% in 2023. The National Bank of Poland has led interest rate rises in Europe, with its benchmark reference rate now standing at 6.0%. It has also indicated that it is closer to the end of its interest rate raising cycle than the beginning, and that it may start to reverse increases in interest rates by the end of 2023.

Investment demand for commercial property has abated but continued economic growth and an influx of refugees and businesses from Ukraine should sustain occupational demand. Meanwhile, the effects of inflation, in particular in the cost of building materials and labour (which far exceeds the general rate of inflation), should curtail new supply forcing rents to rise.

Rental values in Poland are contractually mostly linked to Eurozone inflation, which also offers protection from inflation as long as the economy remains buoyant.

Prime commercial yields generally range from 5-6% but may soften as interest rates rise.

United Kingdom:

The UK is forecast to fall into recession. Inflation is running at over 10% per annum. The Bank of England base interest rate is still low at 1.25%, having risen from 0.1% in December 2021. Further increases in interest rates are expected. The yield curve currently flattens out at just under 3%.

Investor demand for commercial property polarised during the lockdown induced lows, between those sectors which benefit from online trading and could operate during lockdowns, such as logistics and essential retailers, and other sectors such as offices, hotels and non-essential retailers which depend on physical trading. The disparity in valuations between sectors is still wide.

The values of offices have been adversely impacted by changing working habits. However, the supply of offices has also reduced due to conversions to alternative uses and a substantial increase in building costs. Any increase in tenant demand should therefore result in rental growth.

Current Trading and Prospects

The year has seen a sharp turnaround in our fortunes, principally due to the restructuring of a finance lease secured against a property owned by the Group in Gdynia, Poland, which resulted in our debt liability being reduced by some £7.8 million.

Our balance sheet remains strong with some £44 million of net assets. Of this some £6 million is in cash.

The investment environment is volatile at present but with adversity comes opportunity and we are seeing some interesting market movements. Occupational demand is picking up from the lockdown induced lows which should result in a commensurate increase in the value of our properties.

 

 

Ben Habib

Chief Executive

23 June 2022

 

 

 

FINANCE DIRECTOR'S REVIEW

Profit before tax for the year was £7.08 million (2021: loss before tax £5.09 million).

 

The results were dominated by an exceptional gain of €9.00 million (£7.81 million) from the restructuring in June 2021 of the finance lease secured against the Group's office block in Gdynia, Poland. The loss in the prior year was mainly due to the recognition of an impairment of £7.02 million in the value of this property following the expiry of the lease to its sole tenant.

 

The contribution from Associates and Investments increased to £1.12 million (2021: £0.65 million). The explanation for this increase is in the 'Share of results in associates' section below.

 

Group net assets excluding non-controlling interests increased by 20.0% to £44.14 million (31 March 2021: £36.79 million) mainly due to the reduction in borrowings which resulted from the restructuring of the finance lease at Gdynia.

 

Gross debt excluding IFRS 16 lease liabilities reduced to £23.66 million (31 March 2021: £35.09 million) mainly due to the restructuring of the finance lease at Gdynia . Of this £10.14 million is deferred consideration on which no interest is payable. Net debt excluding IFRS 16 lease liabilities reduced to £17.24 million (31 March 2021: £18.85 million).

 

GOING CONCERN

 

Information on our approach and the result of our assessment is included in note 1 of the Financial Statements.

 

INCOME STATEMENT

 

A review of the operating and financial performance of the two trading divisions are included in the Chief Executive's Statement.

 

Revenue and Gross Profit

 

Revenue for the year reduced by £3.47 million or 29% to £8.65 million (2021: £12.12 million) mainly due to the expiry in February 2021 of the sole lease at the Group's office block in Gdynia. The contribution to rental income from this property reduced by £3.20 million in the year.

 

Gross profit (revenue less the cost of sales) reduced by £2.27 million or 28.4% to £5.72 million (2021: £7.99 million) due mainly to the property in Gdynia making a loss of £0.56 million (2021: profit £2.85 million).

 

Performance fee income

 

Performance fees totalled £0.56 million (2021: £0.04 million) and were entirely attributable to Fprop Offices LP (2021: £nil). Accumulated income in respect of this fund amounts to £1.97 million (2021: £1.38 million), all of which is subject to clawback in the event of losses by the Limited Partnership.

 

Operating expenses

 

Operating expenses increased by £0.10 million or 1% to £7.46 million (2021: £7.36 million) .

 

Share of results in associates

 

The contribution from the Group's seven associates amounted to £0.85 million (2021: £0.47 million). The increase was mainly attributable to the Group's 44% share in Fprop Opportunities plc (FOP), which benefitted from an increase of £0.91 million in the fair value of the Group's interest (2021: decreased by £2.99 million).

 

Fprop Phoenix Ltd, in which the Group owns 23.4%, made a loss after tax of which the Group's share amounted to £0.62 million (2021: loss of £0.38 million).

 

Investment income (from other financial assets and investments)

 

Investment income from the Group's four investments in four (of the five) UK funds managed by FPAM increased by 42% to £0.27 million. (2021: £0.19 million).

 

Financing costs

 

Finance costs reduced to £0.33 million (2021: £0.74 million) mainly due to lower Group debt following restructuring of the financing of the property in Gdynia. All bank loans are denominated in Euros and all are used to finance properties valued in Euros.

 

Current tax

 

The current tax charged reduced marginally to £0.17 million (2021: £0.18 million).

 

The charge includes Polish and Romanian corporation tax where headline rates remain at 19% and 16% respectively.

 

STATEMENT OF FINANCIAL POSITION  

 

Investment Properties and Property held as Inventory (all held using the cost model)

 

The Group has adopted the "cost model" of valuation whereby investment properties are accounted for at the lower of cost less accumulated depreciation and impairments or fair market value.

 

The book value of the Group's seven directly owned properties at the year-end was £36.20 million (31 March 2021: £34.95 million). Their fair market value was £42.24 million (31 March 2021: £41.57 million).

 

Capital expenditure incurred on the Group's seven directly owned properties amounted to £1.76 million (2021: £0.37 million).

 

Foreign exchange revaluations amounted to £0.32 million (2021: £2.52 million).

 

Borrowings

 

Bank and other borrowings reduced to £23.66 million (31 March 2021: £35.09 million) mainly due to the restructuring of a debt secured on our property in Gdynia, whereby a payment of €16.00 million was agreed to be made in final settlement of the debt of €25.00 million. Of this €4.00 million was paid during the year and the remaining €12.00 million was deferred, interest free, for payment by June 2024. The €9.00 million reduction in the face value of the loan from €25.00 million down to €16.00 million was credited to the Income Statement.

 

The ratio of debt to gross assets at their market value (the gearing ratio) reduced to 30.69% (31 March 2021: 42.05%).

 

All bank loans are denominated in Euros and are non-recourse to the Group's assets.

 

Deposits of €0.65 million (31 March 2021: €0.75million) are held by lending banks in respect of four bank loans (31 March 2021: five) as security for Debt Service Cover Ratio (DSCR) covenants, of which €62,000 (31 March 2021: €98,000) are accounted for as prepayments.

 

Trade and Other Receivables

 

Trade and other receivables decreased by 16% to £4.33 million (31 March 2021: £5.15 million) due to a reduction in a tenant deposit at the property in Gdynia, following the expiry of the lease to its former tenant.

Provisions

 

Provisions decreased to £0.92 million (31 March 2021: £2.08 million) and are entirely in respect of the guaranteed space at CH8, Warsaw. Payments of £1.93 million in respect of fit out and rent guarantee costs were made in the year. The reduction in the provision is due to some 73% of the office space which is subject to the guarantee having been leased, as announced by RNS on 23 September 2021. The provision represents our best estimate of the Group's remaining liability over the life of the rent guarantee (until April 2025).

 

 Non-controlling Interests

 

The value of the Group's two non-controlling interests (10% of the share capital of Corp Sp. z o. o., the property management company to Blue Tower, Warsaw, and 23% of the share capital of E and S Estates Ltd, a fund invested in three properties in Poland) increased to £0.23 million (31 March 2021: £0.20 million).

 

Investment Revaluation Reserve

 

The investment revaluation reserve increased by £1.04 million to £0.68 million (2021: decreased by £0.36 million) mainly due to an increase of £0.90 million in the value of the Group's investment in Fprop UK Special Opportunities LP. In addition, the value of the Group's share in the other investments increased by £0.14 million of which the largest increase is in UK PPP LP, which increased by £0.10 million.

 

Foreign Exchange Translation Reserve

 

A weakening of the Polish Zloty against Sterling to PLN/ GBP 5.4868 (31 March 2021: PLN/ GBP 5.4443) resulted in the deficit in the foreign exchange translation reserve increasing to £3.30 million (31 March 2021: £3.11 million).

 

CASH and CASH FLOW

 

The Group's cash balance reduced to £6.42 million (31 March 2021: £16.24 million: 31 March 2020 £7.34 million) mainly as a result of investing and financing activities.

 

Net cash flow by activity in the year was:

 

· Operating activities: -£1.44 million (2021: £38.73 million)

· Investing activities: -£4.27 million (2021: £1.05 million)

· Financing activities: -£4.08 million (2021: -£30.66 million)

· Currency translation: loss of -£0.03 million (2021: loss of -£0.21 million)

· Net cash flow: -£9.82 million (2021: £8.91 million)

 

The significant cash outflows in the year were:

 

· £3.63 million: Investment in two UK funds (Fprop Special Opportunities LP and Fprop Fulcrum Property LP).

· £3.43 million (€4 million): Debt restructuring at Group property in Gdynia;

· £1.76 million: Capital expenditure, mainly at one of the Group's mini supermarkets held in the consolidated entity, E and S Estates Sp. z o.o.;

· £1.30 million: Scheduled bank loan repayments;

· £ 0.28 million: Interim dividend.

 

Significant cash inflows in the year included:

· £1.29 million: Refinancing of the bank loan secured against the Group's two directly owned properties in Romania;

· £1.08 million: Partial repayment of shareholder loan by FOP and payment of corresponding interest;

 

 

 

Laura James

 

Group Finance Director

 

 

 

 

 

 

 

 

CONSOLIDATED INCOME STATEMENT

for the year ended 31 March 2022

 


 

 

 

Notes

Year ended

31 March 2022

 

Total results

£'000

Year ended

31 March 2021

 

Total results 

£'000

Revenue

2

8,645

12,119

Cost of sales


(2,928)

(4,128)

Gross profit

 


5,717

7,991

Debt reduction following restructuring of finance lease

3

7,809

-

Profit on sale of an investment property


-

161

Recycled foreign exchange gain


-

1,163

Impairment loss to an investment property

7

-

(7,023)

Operating expenses


(7,464)

(7,363)

Operating profit/ (loss)


6,062

(5,071)

Share of associates' (loss)/profit after tax

9

(29)

3,467

Share of associates' revaluation gains/ (losses)

9

876

(2,997)

Investment income


271

185

Interest income

4

 230

67

Interest expense

4

(330)

(740)

Profit/ (loss) before tax


7,080

(5,089)

Tax charge

5

(245)

(2,312)

Profit/ (loss) for the year


6,835

(7,401)



 


Attributable to:


 


Owners of the parent


6,779

(7,449)

Non-controlling interests


56

48

 


6,835

(7,401)

 

Earnings/ (loss) per share:


 


Basic

6

6.14p

(6.75p)

Diluted

6

6.01p

(6.59p)

 

All operations are continuing.

 

 

CONSOLIDATED STATEMENT OF COMPREHENSIVE INCOME

for the year ended 31 March 2022

 


Year ended

31 March 2022

Total results

Year ended

31 March 2021 Total results


£'000

£'000

Profit/ (loss) for the year

6,835

(7,401)

Other comprehensive income

Items that may subsequently be reclassified to profit or loss

 


Exchange differences on retranslation of foreign subsidiaries

(189)

(685)

Foreign exchange profit recycled to the Income Statement

-

(1,163)

Net profit/ (loss) on financial assets at fair value through other comprehensive income

1,039

(119)

Taxation

-

-

Total comprehensive income for the year

7,685

(9,368)


 


Total comprehensive income for the year attributable to:

 


Owners of the parent

7,623

(9,440)

Non-controlling interests

62

72


7,685

(9,368)

 

All operations are continuing.

 

STATEMENT OF FINANCIAL POSITION

First Property Group plc

Registered No. 02967020

As at 31 March 2022

 


2022

2021

 

Notes

Group

£'000

Group

£'000

Non-current assets

 

 


Investment properties

7

23,849

22,456

Right of use assets

8

1,018

686

Property, plant and equipment


128

157

Investment in Group undertakings


-

-

Investment in associates

9

19,135

18,577

Other financial assets at fair value through OCI

9

7,445

3,061

Other receivables

13

95

487

Goodwill

10

153

153

Deferred tax assets

11

1,599

1,518

Total non-current assets


53,422

47,095



 


Current assets


 


Inventories - land and buildings

12

12,352

12,494

Current tax assets


14

296

Right of use assets

8

446

-

Trade and other receivables

13

4,329

5,149

Cash and cash equivalents


6,419

16,244

Total current assets


23,560

34,183



 


Current liabilities


 


Trade and other payables

14

(3,388)

(3,447)

Provisions

15

(922)

(2,076)

Lease Liabilities

8

(410)

-

Financial liabilities

16

(4,212)

(22,637)

Current tax liabilities


(20)

(12)

Total current liabilities


(8,952)

(28,172)

Net current assets


14,608

6,011

Total assets less current liabilities


68,030

53,106

 


 


Non-current liabilities


 


Financial liabilities

16

(9,309)

(12,457)

Other financial liabilities

17

(10,141)

-

Lease Liabilities

8

(1,098)

(686)

Deferred tax liabilities

11

(3,112)

(2,974)

Net assets

 

44,370

36,989


 

 


Equity

 

 


Called up share capital


1,166

1,166

Share premium

 

5,791

5,791

Share-based payment reserve

 

179

179

Foreign exchange translation reserve

 

(3,297)

(3,108)

Purchase of own shares reserve

 

(2,653)

(2,653)

Investment revaluation reserve

 

684

(355)

Retained earnings

 

42,271

35,768

Equity attributable to the owners of the parent

 

44,141

36,788

Non-controlling interests

 

229

201

Total equity

 

44,370

36,989

 

 

 


Net assets per share

6

40.00p

33.33p

 

 

 

CONSOLIDATED STATEMENT OF CHANGES IN EQUITY

for the year ended 31 March 2022

 

Group

Share capital

Share premium

Share-based payment reserve

Foreign exchange translation reserve

Purchase of own shares

Investment revaluation

reserve

Retained earnings

Non-controlling interests

Total

 

£'000

£'000

£'000

£'000

£'000

£'000

£'000

£'000

£'000

At 1 April

2021

1,166

5,791

179

(3,108)

(2,653)

(355)

35,768

201

36,989

Profit for the year

-

-

-

-

-

-

6,835

-

6,835

Net profit on financial assets at fair value through other comprehensive income

-

-

-

-

-

1,039

-

-

1,039

Exchange differences arising on translation of foreign subsidiaries

-

-

-

(189)

-

-

-

6

(183)

Foreign exchange profit recycled to the Income Statement

-

-

-

-

-

-

-

-

-

Total comprehensive income

-

-

-

(189)

-

1,039

6,835

6

7,691

Sale of treasury shares

-

-

-

-

-

-

-

-

-

Purchase of treasury shares

-

-

-

-

-

-

-

-

-

Exercise of Share Options

-

-

-

-

-

-

-

-

-

Non-controlling interests

-

-

-

-

-

-

(56)

56

-

Dividends

paid

-

-

-

-

-

-

(276)

(34)

(310)

At 31 March 2022

1,166

5,791

179

(3,297)

(2,653)

684

42,271

229

44,370



CONSOLIDATED STATEMENT OF CHANGES IN EQUITY

for the year ended 31 March 2021

 

Group

Share capital

Share premium

Share-based payment reserve

Foreign exchange translation reserve

Purchase of own shares

Investment revaluation

reserve

Retained earnings

Non-controlling interests

Total

 

£'000

£'000

£'000

£'000

£'000

£'000

£'000

£'000

£'000

At 1 April

2020

1,166

5,791

179

(1,260)

(2,653)

(236)

45,060

157

48,204

Loss for the year

-

-

-

-

-

-

(7,401)

-

(7,401)

Net (loss) on financial assets at fair value through other comprehensive income

-

-

-

-

-

(119)

-

-

(119)

Exchange differences arising on translation of foreign subsidiaries

-

-

-

(685)

-

-

-

24

(661)

Foreign exchange profit recycled to the Income Statement

-

-

-

(1,163)

-

-

-

-

(1,163)

Total comprehensive income

-

-

-

(1,848)

-

(119)

(7,401)

24

(9,344)

Sale of treasury shares

-

-

-

-

-

-

-

-

-

Purchase of treasury shares

-

-

-

-

-

-

-

-

-

Exercise of Share Options

-

-

-

-

-

-

-

-

-

Non-controlling interests

-

-

-

-

-

-

(48)

48

-

Dividends

paid

-

-

-

-

-

-

(1,843)

(28)

(1,871)

At 31 March 2021

1,166

5,791

179

(3,108)

(2,653)

(355)

35,768

201

36,989

 

Foreign Exchange Translation Reserve

 

The translation reserve comprises all foreign exchange differences arising from the translation of the financial statements of foreign Group companies. This reserve is non distributable.

 

Share Based Payment Reserve

 

The Group grants certain of its employees' rights to its equity instruments as part of its share-based payment incentive plans. The value of these rights has been charged to the Income Statement and has been credited to the share-based payment reserve (which is a distributable reserve).

 

Purchase of Own Ordinary Shares

 

The cost of the Company's Ordinary Shares purchased by the Company for treasury purposes is held in this reserve. The reserve is non distributable.

 

Investment Revaluation Reserve

 

The change in fair value of the Group's financial assets measured at fair value through Other Comprehensive Income is held in this reserve and is non distributable.



 

CASH FLOW STATEMENTS

for the year ended 31 March 2022

 

 

 

2022

2021

 

Notes

Group

£'000

Group

£'000

Cash flows from operating activities


 


Operating profit/(loss)


6,062

(5,071)

Adjustments for:


 


Depreciation of investment property and property, plant & equipment


90

1,362

Debt reduction following restructuring of finance lease

3

(7,809)

-

Profit on the sale of investment property


-

(161)

Loss on the sale of inventory


-

217

Impairment loss on an investment property


-

7,023

Decrease/(increase) in inventories


38

(129)

Decrease/ (increase) in trade and other receivables


1,208

38,858

(Decrease)/ increase in trade and other payables


(1,213)

(2,607)

Other non-cash adjustments


65

(126)

Cash generated from operations


(1,559)

39,366

Taxes paid


118

(640)

Net cash flow from operating activities


(1,441)

38,726

 


 


Cash flow (used in)/ from investing activities


 


Capital expenditure on investment properties

7

(1,642)

(160)

Proceeds from partial disposal of financial assets held at fair value through Other Comprehensive Income


-

-

Purchase of property, plant & equipment

2

(33)

(134)

Proceeds from the sale of investment property


-

1,505

Investment in shares of new associates


-

(605)

Investment in funds

9b)

(3,633)

-

Proceeds from funds

9b)

290

-

Proceeds from investments in associates

9a)

48

172

Interest received


187

67

Dividends from associates

9a)

241

24

Distributions received


266

179

Net cash flow (used in)/ from investing activities


(4,276)

1,048



 


Cash flow (used in)/ from financing activities


 


Proceeds from bank loan


1,289

-

Repayment of bank loans


(1,297)

(25,077)

Repayment of finance lease


(3,434)

(2,970)

Sale of shares held in treasury


-

-

Purchase of new treasury shares


-

-

Exercise of share options


-

-

Interest paid

4

(330)

(740)

Dividends paid


(276)

(1,843)

Dividends paid to non-controlling interests


(34)

(28)

Net cash flow (used in)/ from financing activities


(4,082)

(30,658)



 


Net (decrease)/increase in cash and cash equivalents


(9,799)

9,116

Cash and cash equivalents at the beginning of the year


16,244

7,337

Currency translation (losses) on cash and cash equivalents


(26)

(209)

Cash and cash equivalents at the year end


6,419

16,244

 



Basis of Preparation

 

These preliminary financial statements have not been audited and are derived from the statutory accounts within the meaning of section 434 of the Companies Act 2006. They have been prepared in accordance with the Group's accounting policies that will be applied in the Group's annual financial statements for the year ended 31 March 2022. The policies have been consistently applied to all years presented unless otherwise stated below. These accounting policies are drawn up in accordance with UK-adopted International Accounting Standards ('IFRS'). Whilst the financial information included in this preliminary statement has been prepared in accordance with IFRS, this announcement does not itself contain sufficient information to fully comply with IFRS. The comparative figures for the financial year ended 31 March 2021 are not the statutory accounts for the financial year but are derived from those accounts prepared under IFRS which have been reported on by the Group's auditors and delivered to the Registrar of Companies. The report of the auditors was unqualified, did not include references to any matter to which the auditors drew attention by way of emphasis without qualifying their report and did not contain a statement under section 498 (2) or (3) of the Companies Act 2006.

 

Going Concern

 

In a financial year impacted by COVID-19 and the economic adversity brought about by governments' policy responses to it, the Directors have carried out an analysis to support their view that the Group is a going concern and under which basis these financial statements have been prepared.

 

Analysis and scenario testing, was carried out on the Group's main divisional income streams, being asset management fees from the asset management division, rental income from its seven directly owned group properties and cash returns from its associates and investments.

 

a)  Asset Management Fee Income

 

Asset management fee income is primarily derived from its UK funds (53%), four of which are limited partnerships whose limited partners are a mix of pension funds and registered charities.

 

With one exception, fees are invoiced monthly and are calculated based on a percentage of the latest valuation, which for the UK funds is performed quarterly. In the one fund from which fees are not levied by reference to the properties valuation (Fprop Offices LP) a 7% decrease in property values in this fund would trigger a clawback of a proportion of the fees received. A 27% decrease would trigger the maximum clawback of fees recognised to date of £1.97 million.

 

In the two UK funds with borrowing there is headroom of 14% on current property values within the LTV covenant agreed with the lenders. The Directors believe all funds have access to adequate resources to remedy the remote possibility of any loan covenant breaches.

 

Asset management fees on the Group's Polish and Romanian managed funds are also levied as a percentage of funds under management, with reference to the most recent valuations, again with one exception where the fee is fixed (Fprop Phoenix Ltd). These funds are set up under the ownership of a UK limited company which in turn owns the company domiciled in the country that owns the property. Each of these local companies has borrowing secured on the property and is therefore ring fenced from the Group.

 

The longevity of this asset management fee income is determined by the fund's life which is fixed by agreement when each fund is first established. The weighted average unexpired fund management contract term is 3 years, 3 months.

 

b)  Rental Income from Group Properties

 

All seven Group Properties are located in Poland or Romania. These properties consist of three office blocks, a logistics warehouse, two mini-supermarkets and one plot of land currently under development into a mini-supermarket. All were independently valued on 31 March 2022 at £42.24 million (31 March 2021: £41.57 million).

 

The rental income has been reviewed and evaluated and no significant falls in collection rates are expected. The tenants are of good quality, as proven by excellent cash collection rates through and after the lockdown periods. Any renegotiation of rental payment terms that have been agreed are reflected in the analysis. Exposure to non-food retailers is very limited.

 

The property in Gdynia, Poland, was 97% vacant at 31 March 2022. As at 23 June 2022 it was 20% let however it could be a couple of years before this property again yields a significant income.

 

c)  Income from Associates and Investments

 

Analysis was also conducted on the returns from the Group's investment in its seven Associates. All funds invested in Poland and Romania have temporarily suspended distributions to shareholders and consequently no income for the Group was assumed from this source for the purposes of this test. All bank loan covenants were reviewed and tested against future decreases in valuation and net operating income.

 

Dividend income from the Group's UK investments was also stress tested and found not to have a significant impact.

 

Going Concern Statement

 

Based on the results of the analysis conducted as outlined above the Board believes that the Group has the ability to continue its business for at least twelve months from the date of approval of the financial statements and therefore has adopted the going concern basis in the preparation of this financial information.

 

New Standards and Interpretations

 

These preliminary financial statements have not been audited and are derived from the statutory accounts within the meaning of section 434 of the Companies Act 2006. They have been prepared in accordance with the Group's accounting policies that will be applied in the Group's annual financial statements for the year ended 31 March 2022. On 31 December 2020, IFRS as adopted by the European Union at that date was brought into UK law and became UK-adopted International Accounting Standards, with future changes being subject to endorsement by the UK Endorsement Board. The Group transitioned to UK-adopted International Accounting Standards in its consolidated financial statements on 1 April 2022. This change constitutes a change in accounting framework however, there is no impact on recognition, measurement or disclosure.

 

The financial statements have been prepared in accordance with UK-adopted International Accounting Standards, (the 'applicable framework'), and have been prepared in accordance with the provisions of the Companies Act 2006 (the 'applicable legal requirements'). The policies have been consistently applied to all years presented unless otherwise stated below. Whilst the financial information included in this preliminary statement has been prepared in accordance with IFRS, this announcement does not itself contain sufficient information to fully comply with IFRS. The comparative figures for the financial year ended 31 March 2021 are not the statutory accounts for the financial year but are derived from those accounts prepared under IFRS which have been reported on by the Group's auditors and delivered to the Registrar of Companies. The report of the auditors was unqualified, did not include references to any matter to which the auditors drew attention by way of emphasis without qualifying their report and did not contain a statement under section 498 (2) or (3) of the Companies Act 2006.

 

New standards impacting the Group have been adopted in the preliminary financial statements for the year ended 31 March 2022. These have given rise to the following changes in the Group's accounting policies, which have not had a material impact on the financial statements for the year ending 31 March 2022:

· IFRS 16 (amended) - Covid-19-related Rent Concessions;

· IFRS 9, IAS 39, IFRS 7, IFRS 4 and IFRS 16 (amended) - Interest Rate Benchmark Reform - Phase 2.

 

The Group has not adopted any new IFRSs that are issued but not yet effective and it does not expect any of these changes to impact the group.

 

These preliminary financial statements were approved by the Board of Directors on 22 June 2022.

 

1.  Revenue

 

Revenue from continuing operations consists of revenue arising in the United Kingdom 27% (2021: 20%), Poland 59% (2021: 71%) and Romania 14% (2021: 9%). All revenue relates solely to the Group's principal activities.

2.  Segment Reporting 2022

 

 

Fund Management Division

Group Properties Division

 

 

Property fund management

Group properties

Associates and investments

Unallocated central overheads

Total

 

£'000

£'000

£'000

£'000

£'000

Rental income

-

2,926

-

-

2,926

Service charge income

-

1,678

-

-

1,678

Sale of a property held in inventory

-

-

-

-

-

Asset management fees

3,463

-

-

-

3,463

Performance related fee income

578

 

-

-

-

578

 

Total revenue

4,041

4,604

-

-

8,645






 

Depreciation and amortisation

(36)

(24)

-

-

(60)

 





 

Operating profit

1,437

7,781

-

(3,156)

6,062

Share of results in associates

-

-

(29)

-

(29)

Fair value adjustment on associates

-

-

876

-

876

Investment income

-

-

271

-

271

Interest income

-

29

-

201

230

Interest payable

-

(330)

-

-

(330)

Profit/(loss) before tax

1,437

7,480

1,118

(2,955)

7,080

 

Analysed as:

Underlying profit/(loss) before tax before adjusting for the following items:

1,182

401

242

(1,449)

376

Provision in respect of rent guarantee

-

(629)

-

-

(629)

Debt reduction following restructuring of finance lease

-

7,809

-

-

7,809

Interest received on loan to FOP @12%

-

202

-

-

202

Fair value adjustment on associates

-

-

876

-

876

Performance related fee income

578

-

-

-

578

Staff incentives

(305)

(251)

-

(1,472)

(2,028)

Realised foreign currency (losses)/gains

(18)

(52)

-

34

(104)

Total

1,437

7,480

1,118

(2,955)

7,080

 

Assets - Group

891

44,693

7,445

4,818

57,847

Share of net assets of associates

-


19,135

-

19,135

Liabilities

(143)

(31,922)

-

(547)

(32,612)

Net assets

748

12,771

26,580

4,271

44,370

 

Additions to non-current assets

Property, plant and equipment

5

28



33

Investment properties

-

1,642

-

-

1,642

Trading stock

-

119

-

-

119



Segment Reporting 2021

 

Fund Management Division

Group Properties Division

 

 

Property fund management

Group properties

Associates and investments

Unallocated central overheads

Total

 

£'000

£'000

£'000

£'000

£'000

Rental income

-

6,087

-

-

6,087

Service charge income

-

1,544

-

-

1,544

Sale of a property held in inventory

-

1,103

-

-

1,103

Asset management fees

3,345

-

-

-

3,345

Performance related fee income

40

-

-

-

40

Total revenue

3,385

8,734

-

-

12,119






 

Depreciation and amortisation

(21)

(1,425)

-

-

(1,446)

 





 

Operating profit

1,304

(5,090)

-

(1,285)

(5,071)

Share of results in associates

-

-

3,467

-

3,467

Fair value adjustment on associates

-

-

(2,997)

-

(2,997)

Investment income

-

-

185

-

185

Interest income

-

31

-

36

67

Interest payable

-

(740)

-

-

(740)

Profit/(loss) before tax

1,304

(5,799)

655

(1,249)

(5,089)

 

Analysed as:

Underlying profit/(loss) before tax before adjusting for the following items:

1,294

3,023

1,472

(1,213)

4,576

Provision in respect of rent guarantee

-

(1,030)

-

-

(1,030)

Profit on the sale of a Group Property

-

161

-

-

161

Loss on the sale of a Group Property held in inventory

-

(217)

-

-

(217)

Impairment to investment property

-

(7,023)

-

-

(7,023)

One-off additional income from our share of an associate (FOP)

-

-

2,180

-

2,180

Fair value adjustment on associates (FOP)

-

-

(2,997)

-

(2,997)

Recycled foreign exchange gain

-

1,163

-

-

1,163

Depreciation

-

(1,327)

-

-

(1,327)

Performance related fee income

40

-

-

-

40

Staff incentives

-

-

-

-

-

Realised foreign currency (losses)/gains

(30)

(549)

-

(36)

(615)

Total

1,304

(5,799)

655

(1,249)

(5,089)

 

Assets - Group

836

43,873

3,061

14,931

62,701

Share of net assets of associates

-

-

18,885

(308)

18,577

Liabilities

(120)

(44,001)

-

(168)

(44,289)

Net assets

716

(128)

21,946

14,455

36,989

 

Additions to non-current assets

Property, plant and equipment

27

110

-

-

137

Investment properties

-

160

-

-

160

Trading stock

-

213

-

-

213


3.  Debt reduction following restructuring of finance lease

 

The results reflect the reduction of €9.00 million (£7.81 million) in the amount owed to ING Bank ( from €25 million to €16 million) in final settlement of the finance lease secured against the Group's directly held property in Gdynia. As part of the transaction ING was paid €4.00 million in June 2021. The remainder of the finance lease liability was replaced by an interest free deferred consideration of €12.00 million (£10.14 million) repayable by June 2024. The deferred consideration is reflected as an Other Financial Liability in the Statement of Financial Position.

 

4.  Interest Income

 

 

2022

2021

 

Group

£'000

Group

£'000

Interest income - bank deposits

-

26

Interest income - other

230

41

Total interest income

230

67

 

 

2022

2021

 

Group

£'000

Group

£'000

Interest expense - property loans

(326)

(467)

Interest expense - bank and other

(4)

(47)

Finance charges on finance leases

-

(226)

Total interest expense

(330)

(740)

 

5.  Tax Expense

 

 

2022

Group

£'000

2021

Group

£'000

Analysis of tax charge for the year

 

 

Current tax

(172)

(179)

Deferred tax

(73)

(2,133)

Total tax charge for the year

(245)

(2,312)

 

The tax charge includes current and deferred tax for continuing operations.

 

The deferred tax charge in 2021 arose mainly as a result of the reversal of a previously recognised deferred tax asset following the repayment of the bank loan secured against the property CH8 in April 2020.

 

As in prior years, brought forward and current UK tax losses have not been recognised as a deferred tax asset due to insufficient foreseeable taxable income being earned in the UK.

 

6.  Earnings/NAV per Share

 


2022

2021

Basic earnings per share

6.14p

(6.75p)

Diluted earnings per share

6.01p

(6.59p)

 

The following earnings have been used to calculate both the basic and diluted earnings per share:

 



£'000

£'000

Basic earnings

6,779

(7,449)

Notional interest on share options assumed to be exercised

7

7

Diluted earnings assuming full dilution

6,786

(7,442)

 

The following numbers of shares have been used to calculate the basic and diluted earnings per share and the net assets and adjusted net assets per share:

 

 

 

2022

Number

2021

Number

Weighted average number of Ordinary shares in issue

(used for basic earnings per share calculation)

110,382,332

110,382,332

Number of share options

2,610,000

2,610,000

Total number of Ordinary shares used in the diluted earnings per share calculation

112,992,332

112,992,332

 

 


2022

2021

Net assets per share

40.00p

33.33p

Adjusted net assets per share

47.28p

42.80p

 

 

The following numbers have been used to calculate both the net assets and adjusted net assets per share:

 

 

2022

2021

 

£'000

£'000

For net assets per share

 


Net assets excluding non-controlling interests

44,141

36,788


 



£'000

£'000

For adjusted net assets per share

 


Net assets excluding non-controlling interests

44,141

36,788

Investment properties at fair value net of deferred tax

2,486

2,663

Inventories at fair value net of deferred tax

2,403

2,701

Investments in associates and other financial investments

4,016

5,827

Other items

381

381

Total

53,427

48,360

 

7.  Investment Properties

 

 

2022

2021

 

Group

£'000

Group

£'000

Investment properties

 


At 1 April

22,456

32,537

Capital expenditure

1,642

160

Disposal

-

(241)

Depreciation

(30)

(1,327)

Impairment loss to an investment property

-

(7,023)

Foreign exchange translation

(219)

(1,650)

At 31 March

23,849

22,456

 

Investment properties owned by the Group are stated at cost less depreciation and any accumulated impairment in value. The properties were valued at the Group's financial year end at €31.85 million (31 March 2021: €30.22 million), the Sterling equivalent at closing foreign exchange rates being £26.92 million (31 March 2021: £25.74 million).

 

In 2015 the Directors resolved to depreciate the value of the property in Gdynia over the remaining term of the lease, (which expired in February 2021) to reflect its residual value. No other property has been depreciated as their respective estimated residual values are expected to be higher than their carrying value.

 

An impairment in value of £7.02 million was recognised in 2021 in respect of the property in Gdynia.

 

Amounts recognised in the income statement:

 

 

2022

2021

 

Group

£'000

Group

£'000

Rental income from operating leases

2,926

6,087


 


 

i.  Leasing arrangements where the group is a lessor:

 

 

2022

2021

 

Group

£'000

Group

£'000

Minimum lease receipts under non-cancellable operating leases to be received:

 


Not later than one year

2,043

1,898

Later than one year and not later than five years

6,790

5,366

Later than five years

3,758

3,866


12,591

11,130

 

Investment properties and property held within stock are comprised of commercial properties that are leased to third parties. The Group has approximately 38 leases granted to its tenants. These vary depending on the individual tenant and the respective property and demise but typically are let for a term of five years. The weighted average lease length of the leases granted was 5 years and 7 months (2021: 4 years and 9 months). No contingent rents are charged.

 

8.  Right of Use Assets and Lease Liabilities

 

This note provides information for leases where the group is a lessee. For leases where the group is a lessor, see note 7.

The amounts recognised in the financial statements in relation to the leases are as follows:

 

i.  Amounts recognised in the balance sheet:

 

 

31 Mar 2022

£'000

31 Mar 2021

£'000

Right of use assets

 

 

Current

446

-

Non-current

1,018

686

 

 

 

 

31 Mar 2022

£'000

31 Mar 2021

£'000

Lease Liabilities

 


 Current

410

-

 Non-current

1,098

686

 

There was one addition of £754,000 (2021: £nil) to the right of use assets and one addition to the lease liability of £767,999 (2021: £nil) during the financial year.

 

 

ii.  Amounts recognised in the Income Statement:

 

 

2022

2021

 

£'000

£'000

Depreciation/ Rent charge of right-of use-assets

 


Buildings

446

197

 

446

197

 

 

2022

2021

 

£'000

£'000

Interest expense

 


Buildings

186

20

 

186

20

 

 

iii.  Summary of the groups leasing activity:

 

The Group has reviewed the terms of its leases and has identified:

 

The lease of the UK office on St. James's Street, London, SW1A 1HD which commenced on 2 July 2020. A discount rate of 2.00% has been applied.

 

The lease by First Property Poland Sp. z o. o. (FPP), a subsidiary entity leasing office space from 5th Property Trading Poland Sp. z o. o. (a related party to the Group) which terminates on 31 March 2025. A discount rate of 2.75% has been applied representing its incremental borrowing rate.

 

The lease by First Property Poland Sp. z o. o. (FPP), a subsidiary entity leasing office space from Lublin Zana (a related party to the Group) which terminates on 31 December 2024

 

As at 31 March 2022 the Group has recognised a lease liability under IFRS 16 of £1.51 million (31 March 2021: £0.69 million) and a right of use asset of £1.46 million (2021: £0.69 million). The net credit to the Income Statement was £44,000. Rental contracts are typically made for fixed periods of six months to four years but may have extension options.

 

9.  Investment in Associates and Other Financial Assets and Investments

 

The Group has the following investments:

 

 

2022

2021

 

Group

£'000

Group

£'000

a) Associates

 


At 1 April

18,577

17,698

Additions

-

605

Disposals

-

-

Shareholder loan repayments

(48)

(172)

Share of associates' profit (loss) after tax

(29)

3,467

Share of associates' revaluation gains/ (losses)

876

(2,997)

Dividends received

(241)

(24)

At 31 March

19,135

18,577

 

The Group's investments in associated companies are accounted for under the "cost model" under IAS40 whereby the Group's share is held at cost plus its share of subsequent accumulated profits less dividends received. It comprises the following:

 

 

2022

2021

 

Group

£'000

Group

£'000

Investment in associates

 


5th Property Trading Ltd

1,652

1,555

Fprop Romanian Supermarkets Ltd

-

194

Fprop Galeria Corso Ltd

2,700

2,479

Fprop Krakow Ltd

1,580

1,592

Fprop Cluj Ltd

615

596

Fprop Phoenix Ltd

913

1,530

Fprop Opportunities plc

11,983

10,939


19,443

18,885

Less: Share of profit after tax withheld on sale of property to 5th Property Trading Ltd in 2007

(308)

(308)

 

19,135

18,577

 

If the Group had adopted the alternative "fair value" model for accounting for investment properties, the carrying value of the investments in associates would be £23.15 million (31 March 2021: £24.41 million).

 

The withheld profit figure of £0.31 million (2021: £0.31 million) represents the removal of the percentage of intercompany profit resulting from the sale of the property in 2007 to 5th Property Trading Ltd (an associate). The figure will reduce when there is a reduction in First Property Group's stake in 5th Property Trading Ltd.

 

 

2022

2021

 

 

Group

£'000

Group

£'000

b) Other financial assets and investments

 


At 1 April

3,061

3,174

Additions

3,633

6

Disposals

-

-

Repayments

(290)

-

Increase/ (decrease) in fair value during the year

1,041

(119)

At 31 March

7,445

3,061

 

The Group holds four (2021: three) unlisted investments in funds managed by it. Each is designated at fair value through "Other Comprehensive Income" (OCI) as per IFRS 9. The Directors' consider their fair value to be not materially different from their carrying value. Fair value has been calculated by applying the Group's percentage holding in the investments to the fair value of their net assets.

 

During the year the Group invested £0.25 million in a new fund that was established in association with Fulcrum Asset Management (Fprop Fulcrum Property LP) and also increased its investment by £3.38 million in the Group managed fund - Fprop UK Special Opportunities LP, increasing the Group's equity stake to 11.1%.

 

10.  Goodwill

 

 

2022

2021

 

Group

£'000

Group

£'000

At 1 April

153

153

At 31 March

153

153

 

The Directors have conducted an annual impairment test and concluded that no impairment was necessary because the estimated value in use was higher than the value stated.

 

11.  Deferred Tax

 

Deferred tax assets and liabilities are attributable to the following items:

 

2022

2022

2022

2021

2021

2021

 

Group net assets £'000

Group assets £'000

Group liabilities £'000

Group net assets £'000

Group assets £'000

Group liabilities £'000

Accrued interest payable

117

117

-

(1,021)

118

(1,139)

Accrued income

(4)

-

(4)

(13)

-

(13)

Foreign bank loan

(212)

203

(415)

899

902

(3)

Investment properties and inventories

(1,476)

1,119

(2,595)

(1,331)

427

(1,758)

Other temporary differences

62

160

(98)

10

71

(61)

At 31 March

(1,513)

1,599

(3,112)

(1,456)

1,518

(2,974)

 

 

12.  Inventories - Land and Buildings

 

 

2022

2021

 

 

Group

£'000

Group

£'000

Group properties for resale at cost

 


At 1 April

12,494

14,558

Capital expenditure

119

213

Disposal

-

(1,320)

Depreciation

(157)

(84)

Foreign exchange translation

(104)

(873)

At 31 March

12,352

12,494

 

The Group's total interest in Blue Tower (an office block in Warsaw) is 48.2% of the building. The fair value of this interest is €18.13 million (£15.32 million) down from €18.58 million (£15.83 million) at 31 March 2021 but is stated at cost as above.

 

The disposal in 2021 relates to the sale of another property related to Blue Tower. Consideration of £1.10 million was received in respect of this sale resulting in a loss on disposal of £0.22 million.

 

13.  Trade and Other Receivables

 

 

2022

2021

 

Group

£'000

Group

£'000

Current assets

 


Trade receivables

1,003

1,325

Less provision for impairment of receivables

(73)

(281)

Trade receivables net

930

1,044

Other receivables

2,299

3,408

Prepayments and accrued income

1,100

697

At 31 March

4,329

5,149

 

 

 

2022

Group

2021

Group

Non-current assets

£'000

£'000

Other receivables

95

487

 

Other receivables, under non-current assets, relates to the deferred consideration from the sale of an investment property located in Romania. This has been discounted to reflect its current value.

 

 

14.  Trade and Other Payables

 

 

2022

2021

 

Group

£'000

Group

£'000

Current liabilities

 


Trade payables

1,105

2,052

Other taxation and social security

313

557

Other payables and accruals

1,917

691

Deferred income

53

147

At 31 March

3,388

3,447

 

15.  Provisions

 

 

2022

Group

2021

Group

Current liabilities

£'000

£'000

At 31 March

922

2,076

 

The provision at 31 March 2022 represents a rent guarantee of £0.52 million (31 March 2021: £0.79 million) and fit-out costs of £0.40 million (31 March 2021: £1.29 million). These provisions are in respect of the rent guarantee given as part of the sale of CH8 which completed in April 2020.

 

 

16.  Financial Liabilities

 

 

2022

Group

£'000

2021

Group

£'000

Current liabilities

 


Bank loan

4,212

1,194

Finance leases

-

21,443

At 31 March

4,212

22,637

 

 


Non-current liabilities

 


Bank loans

9,309

12,457

Finance leases

-

-

At 31 March

9,309

12,457

 

 

2022

Group

£'000

2021

Group

£'000

Total obligations under bank loans and finance leases

 


Repayable within one year

4,212

22,637

Repayable within one and five years

7,364

11,116

Repayable after five years

1,945

1,341

At 31 March

13,521

35,094

 

Four bank loans all denominated in Euros and totalling £13.52 million (31 March 2021: £35.09 million), included within financial liabilities, are secured against investment properties owned by the Group and one property owned by the Group shown under inventories. These bank loans and the finance lease are otherwise non-recourse to the Group's assets.

 

During the year to 31 March 2022, terms were agreed with the Bank to restructure the financing of Gdynia for a final repayment of €16.00 million, of which €4.00 million was paid with the balance of €12.00 million due in June 2024. This deferred consideration is shown as an Other Financial Liability in the Statement of Financial Position.

 

The interest rate profile of the Group's financial liabilities at 31 March 2022 and 31 March 2021 was as follows:

 


Floating rate

financial

liabilities

£'000

Fixed rate

financial

liabilities

£'000

Non-

interest

bearing

£'000

Total

 

 

£'000

Bank loans

10,109

3,412

-

13,521

Finance lease obligations

-

-

-

-

Other financial liabilities

-

-

10,141

10,141

At 31 March 2022

10,109

3,412

10,141

23,662

Bank loans

9,903

3,748

-

13,651

Finance lease obligations

21,443

-

-

21,443

Other financial liabilities

-

-

-

-

At 31 March 2021

31,346

3,748

-

35,094

 

In order to mitigate potential interest rate increases, 57.3% of the loans are interest free or we have fixed the interest rate of these interest-bearing loans. A one percentage point increase in interest rates would increase the annual interest bill on the floating rate loans by £0.10 million per annum (2021: £0.31 million).

 

17.  Other Financial Liabilities

 

 

2022

Group

£'000

2021

Group

£'000

Non-current liabilities

10,141

-

 

This non-current liability represents the balance of €12.00 million which was a result of the restructuring of a finance lease secured against the office tower in Gdynia. The restructuring resulted in the amount owed to ING bank in final settlement reducing by €9.00 million (£7.81 million). As part of the deal, the Group acquired the freehold of the property for €16.00 million of which €4.00 million has been paid and €12.00 million is repayable by June 2024. No interest is payable on this non-current liability. The deferred consideration is reflected as an Other Financial Liability in the Statement of Financial Position.

 

The preliminary results are being circulated to all shareholders and can be downloaded from the Company's web-site ( www.fprop.com ). Further copies can be obtained from the registered office at 32 St James's Street, London, SW1A 1HD.

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