Interim Results

Lok'nStore Group PLC
24 April 2023
 

 

 

LOK'NSTORE GROUP PLC

("Lok'nStore" or "the Group")

 

Lok'nStore Group Plc, the AIM quoted self-storage Company announces interim results for the six months to 31 January 2023

 

Highlights:  

Reminder - We sold four stores on 31 January 2022 adding circa £37 million to cash, reinforcing our strong financial footing.  Our Same Store analysis strips out the effect of this and of new stores opened

 

v Excellent growth of same store revenue

v 15% increase in interim dividend

v New store opening schedule driving future growth

v Strong balance sheet with low net debt and LTV

v Growth strategy flexible and adaptive

 

Strong revenue growth

 Same Store

·      Same Store Group Revenue £13.22 million up 11.2 % (31.1.2022: £11.89 million)

·      Same Store Group Adjusted EBITDA1 £7.79 million up 8.9% (31.1.2022: £7.16 million)

·      Same Store Group Operating Profit before non-underlying2 items £5.33 million up 7.6% (31.1.2022: £4.95 million)

 

Headline

·      Group Revenue £13.58 million up 1.5% (31.1.2022: £13.38 million)

·      Group Adjusted EBITDA1 £7.93 million down 2.3% (31.1.2022: £8.12 million)

·      Group Operating Profit before non-underlying2 items £5.24 million down 9.3% (31.1.2022: £5.78 million)

 

Driven by solid operating metrics

·      Move-ins up 13.5% on corresponding period last year

·      Same-Store occupied space up 2.6%

·      Achieved rate on occupied space up 9.2% to £26.45 per sq. ft (31.1.2022: £24.22 per sq. ft)

·      Managed store revenue £0.82 million up 21.8% (31.1.2022: £0.67 million)

·      Trading momentum continues post year end with same-store revenue up 11.4% for February and March 2023 compared to the same period last year

 

Management of Costs

·      External cost increases experienced in period, specifically in energy, local rates, and interest

·      EBITDA margins remain robust at 60.3% despite these cost increases

 

Cash flow (CAD) supports interim dividend increase

·      Cash available for Distribution 17.70 pence per share down 6.8% (31.1.2022: 19.00 pence)

·      Interim dividend 5.75 pence per share up 15% (31.1.2022: 5.0 pence per share)  - Twelfth consecutive year of interim dividend increase

 

Operational resilience reflected in net asset value

·      Adjusted Net Asset Value (NAV) per share up 8.6% year on year to £9.15 (31.1.2022: £8.43)  

and down 5.9% from 31 July 2022 (£9.72)

·      Four new owned stores on site accretive to NAV when they open

 

Sale of four stores last year leads to strong balance sheet and low net debt  

·      £40.3 million cash at period-end (31.7.2022: £44.4 million)

·      Net debt (excluding lease liabilities and deferred financing costs) £26.5 million (31.7.2022: £20.3 million)

·      Loan to value ratio6 8.9% (31.7.2022: 6.6%)

·      £18.2 million capex required to complete store development on site covered by cash

·      Bank facility runs until April 2026

 

 

New Landmark stores will deliver further growth

·      Bedford store opened February 2023 - very early trading has been excellent

·      Peterborough store opening in 2nd half

·      A further three store openings in FY24

 

 

Commenting on the Group's results, Andrew Jacobs, Chair of Lok'nStore Group said,

 

"Lok'nStore is reporting excellent results with same-store sales rising 11.2%, operating margins remaining resilient at 60.3% and same-store EBITDA growth of 8.9%. This is against the background of a more challenging business environment with increased costs of energy, local rates and interest.  

 

"After the sale-and-manage back of 4 stores on 31 January 2022 for £37.9 million we are focused on same store growth. This transaction puts the Company in a strong financial position with only 8.9% net loan to value ratio. We are committed to continuing our disciplined approach to capital allocation.   

 

"We have updated the valuation of our assets resulting in net asset value per share of £9.15, down 5.9% since July 2022 and 8.6% up from January 2022. This valuation reflects increased interest rates and our buoyant sales and robust margins. 

 

"We will open 5 new Landmark stores in the coming year. These will all be accretive to asset value, revenue and profits as they fill up. Trading since the period end has remained solid. Our flexible and adaptive business model gives us confidence about the future, and we are increasing the interim dividend by 15% to 5.75 pence per share, the twelfth consecutive increase of the interim dividend."

 

 

Enquiries:

 

Lok'nStore

Andrew Jacobs, Executive Chair

Ray Davies, Finance Director

 

 

01252 521 010

 

finnCap Ltd

Julian Blunt/Seamus Fricker/Fergus Sullivan, Corporate Finance

Alice Lane, Corporate Broking

 

 

 

020 7220 0500

 

Peel Hunt LLP

Capel Irwin/Carl Gough/Henry Nicholls

 

 

 

 

020 7418 8900

Camarco

Billy Clegg/Tom Huddart/Letaba Rimell

 

020 3757 4991

 



 

Key Performance Indicators (KPIs))  

 

What we mean when we say… (and why we use these Key Performance Indicators)

 

In addition to IFRS accounting performance measures we use some Alternative Performance Measures (APMs) to help us explain how the underlying business is performing.

 

Here we identify those measures and explain what we mean when we use them and, importantly, why we use them: -

 

1.      Group Adjusted Earnings before interest, tax, depreciation and amortisation - Adjusted EBITDA is defined as EBITDA before losses or profits on disposal, share-based payments, acquisition costs, non-underlying items and which demonstrates the cash generative qualities of the business.

 

2.      Non-underlying items - Refers to one-off items of a non-operational nature which arose during the year, and which may relate to asset disposals, abortive site acquisition costs, or other costs and which are likely to be infrequent events. (Refer to note 4 of the Financial Statements).

 

3.      Cash Available for Distribution (CAD) - Is calculated as Adjusted EBITDA less total net finance cost, less capitalised maintenance expenses, New Works Team costs and current tax.  This measures the capacity of the business to pay dividends or pay down debt. The Cash Available for Distribution per share is CAD divided by the number of shares in issue less shares held in the Employee Benefit Trust (EBT). The calculation of the CAD and the CAD per share is set out in the Business and Financial Review.

 

4.      Adjusted Total Group Assets - The value of adjusted total assets of £353.0 million (31.01.2022: £332.3 million) (31.07.2022: £370.9 million) is calculated by adding the independent valuation of the leasehold properties of £22.9 million (31.01.2022: £23.1 million) (31.07.2022: £24.2 million) less their corresponding net book value (NBV) £7.0 million (31.01.2022: £7.3 million) (31.07.2022: £7.2 million) to the total assets in the Statement of Financial Position of £337.1 million (31.01.2022: £316.5 million) (31.07.2022: £353.9 million). This provides clarity on the significant value of the leasehold stores as trading businesses which are only presented at their book values within the Statement of Financial Position.

 

5.      Adjusted Net Asset Value per share (NAV per share) - Adjusted Net Asset Value per share is the net assets adjusted for the valuation of leasehold stores (properties held under leases) and deferred tax divided by the number of shares at the period-end.  The shares held in the Group's Employee Benefits Trust are excluded from the number of shares. The calculation of the Net Asset Value per share is set out in the Business and Financial Review.

 

6.      Loan to Value Ratio (LTV) - measures the debt of the business expressed as a percentage of total property assets giving a perspective on the gearing of the business. The LTV calculation of 8.9% is based on (excluding IFRS 16 lease liabilities) of £26.5 million as set out in note 24b (31.01.2022: £22.4 million) (31.07.2022: £20.3 million) as a percentage of the total properties independently valued by JLL, and at 31 January 2023 at Directors' Valuation and including development land assets all totalling £297.5 million (31.01.2022: £269.3 million) (31.07.2022: £308.2 million) as set out in the Business and Financial Review in the Analysis of Total Property Value table.

 

7.      Average Cost of Debt - The average cost of debt is calculated by taking the total interest paid on the Group's Revolving Credit Facility in the monthly/weekly charging periods throughout the period and taking an average based on the whole financial period. Apart from the Group's Revolving Credit Facility the Group has no other debt. The average cost of debt in the period was 4.13% (31.7.2022: 1.71%). Average cost of debt on active loans not yet 'rolled over' is 4.96% (31.7.2022: 2.71%).

 

8.      Pipeline Sites - means sites for new stores that we have either exchanged contracts on or have agreed heads of terms and are progressing with our lawyers towards completion. We now have 16 pipeline sites of which 11 are contracted and 5 are currently with lawyers. We currently have 24 owned stores trading with an additional 16 managed stores trading. When these 16 sites are fully developed, we will have a total of 56 stores. (Refer to table of Analysis of Stores in the Business and Financial Review).

 

9.      Secured Pipeline Sites - means the 11 sites for new stores on which we have exchanged legal contracts. Of these 10 stores are Lok'nStore Owned Stores and 1 will be a Managed Store.

 

10.    Adjusted Store EBITDA - is Group Adjusted EBITDA (see 1 above) before the deduction of central and head office costs.  Unlike Group Adjusted EBITDA this measure excludes the impact of IFRS16 and includes leasing charges as normal operating costs of each store.  The measure is designed to give clarity on the recurring operating cash flow of the business and provides important information on the underlying performance of the trading stores and shows the cash generating core of the business. Use of this metric enables us to provide additional information on store EBITDA contributions (after leasing costs) and the margins analysed between freehold and leasehold stores and according to the age of the stores. This analysis is set out in a table in the Business and Financial Review.

 

11.    Gearing - refers to the level of a company's debt relative to its equity capital, usually expressed in percentage form. It is a measure of a company's financial leverage and shows the extent to which its operations are funded by lenders versus shareholders. Gearing can be measured by a number of ratios, and we use the debt-to-equity ratio in this document. The calculation of the gearing percentage, also referred to as the net debt to equity ratio, is set out in Note 16 of the Interim Financial Statements.

 

12.    Group Adjusted EBITDAR - EBITDAR is Earnings before interest, tax, depreciation amortisation and rent. The measure is designed to give clarity on the effect of the rent payable by leasehold stores and how its elimination enables an analytical comparison between freehold stores' operating performance (which do not pay rent) and leasehold stores' operating performance. This analysis is set out in a table in the Business and Financial Review on page.

 

13.  Cost Ratio - calculates the ratio of the total operating costs of the business as set out in the Business and Financial Review, expressed as a percentage of total Group Revenue (note 1), giving a perspective on the cost efficiency of the business when compared to the cost ratio of the previous year. Cost pressures around energy particularly has increased the Cost Ratio to 40.7% (31.1.2022: 38.7%)

 

14.    Same Store Analysis - This measure is used to give transparency on improvements in the operating business in the period unrelated to the opening of new stores, closure of old stores, and more particularly in this financial period, the sale and manage-back of four stores which were sold on 31 January 2022, and  reporting on stores that were open and trading at both financial period ends 31 January 2022 and 31 January 2023. This also eliminates two new stores from the 31 January 2023 calculation. The Same Store key performance measure helps to illustrate the performance of the underlying business.

 

 



 

Chairman's Statement

I am delighted to be reporting another period of great results for Lok'nStore, delivering a strong operating and financial performance.

 

These results can be summarised as:

 

·      Sale of four stores last year reinforces strong balance sheet and low net debt - with capital released to invest in new stores

·      11.2% increase in Same Store Group Revenue

·      Disciplined management of cost increases

·      8.9% growth in Same Store Group Adjusted EBITDA

·      Adjusted Net Asset Value (NAV) per share up 8.6% year on year to £9.15 (31.1.2022: £8.43) and down 5.9% from 31 July 2022

·      15% Increase in interim dividend

·      Dynamic new store opening schedule to drive future growth -

Bedford store opened February 2023

o Four more stores open in next 12 months

The detail behind these results is discussed further in our Business and Financial Review.

 

Strengthening the Balance Sheet

In the corresponding period last year to 31 January 2022, the Group completed the Sale and Manage-Back of four freehold stores. This transaction added sales proceeds of c. £37 million to cash balances and today puts the Company in an excellent financial position with low net debt. Our Same Store analysis strips out the effect of this and of the new stores in order to demonstrate the strength of the underlying operating performance.

 

Continued revenue growth driven by strong demand

In the period we have replaced all the revenue generated from the four stores sold last year which is a great performance and at a headline level we report a 1.5% increase in Group Revenue.  Same-Store Group Revenue remains strong with growth of 11.2% over the same period last year.

 

Customer demand remains significantly above pre-pandemic levels with total move-ins up 13.5% on the corresponding period last year.

 

Management of costs

At a headline level, total Group Operating Costs amounted to £5.53 million for the period (31.1.2022: £5.18 million) up by 6.8%.  On a Same Store basis costs have increased by 14.3% against the same period last year.

 

Historically, overall cost increases have been mainly driven by the expansion of the business.  As previously reported at the full year, we are now seeing some short term but significant external cost pressures primarily through energy costs, which have increased in the period by £0.51 million compared to the same period last year. 

 

The cash costs of bank interest paid (before capitalisation of interest costs, non-utilisation fees and loan amortisation fees) in the period was £1.34 million compared to £0.53 million in the same period last year. The Group's current cost of debt is running at 4.96%. 

 

Looking forward, we now have clarity on the revised business rates from April 2023 which will result in our business rates increasing £0.49 million per annum from April 2023 and by a further £0.2 million per annum from the following year. This step change in business rates will be offset in part by the reduction in medium term energy costs we are already starting to see in the market.

 

We have robust EBITDA margins which shelter the business against these external cost increases and supported by our ability to move our own pricing forward.

 

Operational resilience reflected in net asset value

Since the year end at July 31st 2022 we have seen significant changes in the debt markets.  After consulting with our external valuers Jones Lang LaSalle (JLL), the Directors consider that the yields and discount rates which were applied at the July 2022 year end had changed sufficiently that a directors' valuation was required to give investors clarity on movements in asset values. 

 

The directors, with the assistance of JLL, have applied a 6.4% reduction to the fair value of our freehold and leasehold stores which are now stated at £261.1 million (31.7.22: £279.0 million). Trading store values were 9.8% higher than at the corresponding period at the end of January 2022. 

 

This movement in asset values is driven by changes in both the Discount rates and Exit Yields. 

 

There is continued strong institutional investor appetite in the UK self-storage sector. 

 

JLL comment that "The self-storage market has had strong market activity since July 2022 which reflects the continued appetite for the sector but the higher cost of debt in the present finance market is having an impact. The sector's operational resilience in the current climate is making it a popular asset class with investors - this is accentuated with its structural undersupply".

 

Adjusted Total Group Assets4 of £353.0 moved upwards by 6.2% year on year (31.1.2022: £332.3 million) and down 4.8% measured against the 31 July 2022 figure of £370.9 million. This results in the Adjusted Net Asset Value (NAV) per share up 8.6% year on year to £9.15 and down 5.9% from 31 July 2022. 

 

The four new owned stores on site will be accretive to asset values when they open.  Bedford and Peterborough will have their maiden external valuation in July 2023 with two further owned stores opening in FY24 with their maiden external valuations at July 2024.

 

Further details of the director valuation is set out in the Total Property Value table in the Business and Financial Review and in note 11 of the financial statements.

 

Further Dividend Growth 

I am pleased to report that the continuing strong cash flow allows us to continue to increase the dividend. 

 

At this interim stage we will pay one third of the previous year's total annual dividend which equates to 5.75 pence per share, up 15% on the 5.0 pence per share interim dividend last year. This is the twelfth year of interim dividend growth.

 

The increase in the interim dividend follows a consistent pattern reflecting the continued growth of the Group. The interim dividend will be paid on 9 June 2023 to shareholders on the register on 5 May 2023.  The ex-dividend date will be 4 May 2023. The final deadline for Dividend Reinvestment Election by investors is 19 May 2023.

 

Investment in our stores

In the period we invested £7.6 million (31.1.2022: £7.1 million) in sites and store development.  Loan-to-value (LTV) ratio (net of cash) is only 8.9% (31.1.2022: 8.3%) (31.7.2022: 6.6%) and net debt is £26.5 million (31.1.2022: £22.4 million) (31.7.2022: £20.3 million).

 

Stores on site require capital expenditure over the coming twelve months of £18.2 million to complete.  This will be drawn from the cash on hand at period-end of £40.3 million without the need to draw down further debt.

 

Self-storage benefits from the short lead time between breaking ground and store opening of only around twelve months. Beyond the stores currently on site, we have a high degree of flexibility regarding start dates for further building. We can therefore adapt our development programme quickly to react to changing economic circumstances.

 

Managed Stores

Our strategy includes growing the number of stores we manage for third party owners. This enables the Group to earn revenue without having to commit capital, to amortise fixed central costs over a wider operating base and drive further traffic to our website which benefits our entire operation.

 

During the period, we generated total Managed Store income of £0.82 million, with recurring fees of £0.76 million up 29.5% from the previous corresponding period. This increase was driven by the four stores we sold on manage back contracts at 31 January 2022.

 

Lok'nStore manages 16 stores for third-party owners. Our current new store pipeline includes one managed store which will take the total number to 17.

 

Our team

We always rely on our amazing people to deliver these impressive results and I would like to thank them for all of their hard work and dedication. I am delighted to say that all our colleagues continue to benefit from the success of the business through bonuses as well as through our Shares in Partnership Equity Ownership scheme and the granting of options.

 

To support our colleagues with the rising cost of living we once again have brought forward annual pay reviews of our store teams and provided a one-off cost of living support payment over the winter.  We have also recently introduced life insurance for all colleagues.

 

We will continue to invest in training to develop and deepen the skills of our team members through the Lok'nStore Academy and create internal succession as the business continues to expand.

 

Board changes

The Board was delighted to announce the appointment of Tom Lampard, the Group's Property Director, to the Board of Directors of the Group with effect from 6 February 2023.

 

Tom Lampard joined Lok'nStore in March 2012, and has worked in a variety of roles across the Group. Since July 2017, Tom has worked in the Group's property acquisitions team, most recently as Director of Acquisitions, sourcing and securing land and buildings to expand the Group's significant new store pipeline. Tom is an integral member of the management team contributing to the Group's growth over recent years.

 

Liquidity and Cash Flow

At 31 January 2023, the Group had cash balances of £40.3 million (31.7.2022: £46.5 million) and a £100 million five-year revolving credit facility which runs until April 2026. This provides ample liquidity for the Group's current needs.  Undrawn committed facilities at the period-end amounted to £33.2 million. The Group is not obliged to make any repayments prior to the facility's expiration in April 2026. 

 

Cash inflow from operating activities before investing and financing activities was £7.85 million in the period to 31 January up 5.4% on the same period last year (31.1.2022: £7.45 million).

 

Debt and Bank Covenants

The average cost of bank debt on drawn facilities for the period was 4.13% (2022: 1.55%).  The Group's total drawn bank debt of £66.8 million is unhedged. The Board keeps the decision on interest rate hedging under regular review.  

 

At the period-end interest cover was 4.7 times tested on a 12-month rolling basis, against a covenant of 2.5 times. At the period end our loan-to-value ratio (LTV) based on net bank debt was 8.9% versus a bank covenant limit of 60% providing a strong platform for us to develop our pipeline and open new stores.

 

Both the Loan to Value and Senior Interest covenants continue to be tested excluding the effects of IFRS 16.

For this purpose, debt / LTV will continue to exclude Right of Use Assets and corresponding lease liabilities accounted for under IFRS 16.  Property lease costs (rents) will continue to be a deduction in the calculation of EBITDA, in accordance with the accounting principles in force prior to 1 January 2019, when testing the Senior Interest covenant.

 

Good progress on ESG targets

In recent years, the Lok'nStore Environmental committee, consisting of colleagues in various roles across the business, including Board members, has been focused on practical improvements we can make to our environmental footprint.

 

We are working hard to create an environmentally sustainable business for all our customers, our colleagues, local communities and the wider environment. We are on track to achieve all of our environmental targets for this year which as reported in our July 2022 Annual Report are;

 

·      To obtain Energy Performance Certificates for all owned stores

·      To complete a feasibility study on battery storage to complement future PV systems

·      To increase the number of stores with PV systems

·      Complete a feasibility study to retro fit all stores suitable for PV

·      Review the benefit of swapping our vans from diesel to electric

·      To trial the retro fitting of LED lighting in place of lower efficiency fittings

 

Lok'nStore has been reporting on ESG factors since 2005 and was the first listed UK self-storage company to do so. Since then, we have been continually active and our operational GHG emissions are 96.5% lower than if we had taken no action since 2005.

 

We will report in full at our year-end the details of our environmental performance along with our commitments and targets in our Environmental and Social Report.

 

Our Objectives

Our strategic and operational objectives remain to:

 

·      Fill existing stores and improve achieved rates

·      Steadily increase the dividend from a strong asset base with conservative levels of debt

·      Develop our secured pipeline into new Landmark stores

·      Acquire more sites to build new Landmark stores

·      Increase the number of stores we manage for third parties

 

Positive Outlook 

After the period-end we opened a new Landmark owned store in Bedford. Early trading in this store has been excellent. This underpins our confidence that our pipeline of new stores will add further to sales and earnings growth. We are managing the current cost increases and expect the rate of growth of costs to recede in the medium term.

 

Lok'nStore continues to experience strong year-to-year revenue growth on a Same Store basis. This will be enhanced by the three stores opened last year, and immediately after the period-end the opening of our Bedford store. We have further new stores in Staines, Basildon and Peterborough all opening over the coming year. We have contracted on a new site in Milton Keynes and our secured store pipeline of new stores will add 32.5% more trading space over coming years. We have further sites progressing with lawyers.

 

Our robust margins, strong balance sheet and flexible business model enables Lok'nStore to confidently look through the current external market turbulence.  We look to the future with confidence.

 

 

 

Andrew Jacobs

Chair

21 April 2023



Business and Financial Review

Lok'nStore Group has had another very good period successfully increasing our underlying revenue and profit.

 

The Performance of our Stores 

 

ü Total Same Store Self-storage revenue £12.34 million up 10.3% (31.1.2022: £11.19 million)

Total Self-storage revenue £12.7 million up 0.1% (31.1.2022: £12.69 million)

ü Same Store Adjusted Store EBITDA £7.54 million up 4.6% (31.1.2022: £7.21 million)

Adjusted Store EBITDA £7.66 million down 6.2% (31.1.2022: £8.17 million)

ü Achieved rate up 9.2%

ü Store EBITDA Margins 60.3% (31.1.2022: 64.4%)

ü Managed store revenue £0.82 million up 21.8%. 

 

Same Store Group Revenue for the six-month period was £13.22 million, up 11.2% year on year (31.1.2022: £11.88 million) driven by good occupancy and improved pricing across our stores. This revenue growth led to an increase in Same Store Group Adjusted EBITDA to £7.79 million up 8.9% (31.1.2022: £7.16 million).

 

Over the course of the year continued strong demand and higher than previous occupancy levels have allowed us to move pricing forward 9.2% compared to twelve months ago.

 

Performance - Same Store Analysis 14

 

                                                              Headline Performance   Same Store Performance                                                                                                                        31 January 2023                  31 January 2023                        31 January 2022

Period end 31 January 2023

 £'000

Headline

Percentage

Increase

%

 £'000

Same Store

Percentage

Increase

%

 £'000

Headline

 £'000

Same Store

Group revenue

13,583

1.5

13,220

11.2

 

13,384

11,884

Self-storage revenue

12,700

0.1

12,337

10.3

12,689

11,190

Store Adjusted EBITDA

  7,658

(6.2)

 7,541

  4.6

  8,168

  7,208

Group Adjusted EBITDA

  7,931

       (2.3)

 7,793

  8.9

  8,116

  7,156

Operating profit (before non-underlying items)

  

       5,243

 

       (9.3)

    

       5,330

     

        7.6

 

     5,783

                   4,955

Operating costs

  5,527

6.8

  5,307

14.3

     5,175

   4,643

Total Store EBITDA Margins

  60.3%

 

  61.2%


  64.4%

64.4%

Freehold Store EBITDA Margins

  64.7%

 

  66.2%


  68.9%

70.0%

Leasehold Store EBITDA Margins

 

  50.6%

 

 

 50.6%


 

  53.1%

 

53.1%

 

As a result of the external cost increases we have seen in the period, particularly around energy and local rates, the overall adjusted EBITDA margin across all stores decreased to 60.3% from 64.4%.  Adjusted Store EBITDA margins of the freehold stores decreased to 64.7% (31.1.2022: 68.9%).  

 

On a Same Store basis, the overall adjusted EBITDA margin across all stores decreased to 61.2% from 64.4%. The leasehold stores decreased to 50.6% (31.1.2022: 53.1%). Going forwards, in the absence of more exogenous shocks, we expect margins to move ahead again over time as new landmark stores continue to fill and new stores open.

 

As the business develops the balance of the stores continues to shift towards landmark freehold stores and managed stores which have a higher-than-average adjusted store EBITDA margin at 64.7% and 100% respectively versus 60.3% across all stores.  The medium-term impact of this will be to continue to increase the average EBITDA margin of the Group overall. This effect is accentuated by operating more stores from a relatively fixed central cost base.  In this context the new stores in the pipeline will make a larger than average contribution to Group profits as they become established trading units.

 

Ancillary Sales

Ancillary sales consisting of boxes, packaging materials, insurance and other sales were £1.26 million (31.01.2022: £1.33 million) accounting for 9.9% (31.01.2022: 10.5%) of self-storage revenues.

 

Portfolio Analysis and Performance Breakdown

In the table below we show how the performance of the stores varies between freehold and leasehold stores. Currently 43.3% of Lok'nStore owned trading space is freehold, 20.5% is leasehold and 36.2% is in Managed Stores.

 

 

 

 

 

 

 

 

When Fully Developed

Portfolio Analysis and Performance Breakdown

Number of stores

% of Property

Valuation

% of Adjusted Store EBITDA

Adjusted Store

EBITDA Margin (%)

% lettable space

 

Number of stores

Total % lettable space

 

As at 31 January 2023

 

 

 

 

 

 

 

Freehold Stores

15

80.1

72.1

64.7

43.3

24

52.9

Leasehold Stores

9

7.7

27.9

50.6

20.5

10

15.0

Managed Stores

16

-

-

100

36.2

17

32.1

Total stores trading

40

 

 

 

 

51

100

Pipeline Stores (secured)*








Owned - Freehold

9

12.2

-

-

-

-

-

Owned - Leasehold

1

-

-

-

-

-

-

Managed

1

-

-

-

-

-

-

Total secured Pipeline Stores

11

-

-

-

-

-

-

Total Stores

51

100

100

60.3

100

51

100

*Applies to the 11 contracted stores only.

 

 

Analysis of Stores

No of

 

Stores

 

Stores

Pipeline

Pipeline

Pipeline

As at 31 Jan 2023

Stores/Sites

Trading

Lok'nStore

Trading

Managed

Total 

Secured 

With lawyers

Freeholds

15

 

15

 





Leaseholds

9

9





Pipeline (Freehold)

14



14

9

5

Pipeline (Leasehold)

1



1

1

           

Sub-total 'Owned Stores'

39

24

 

15

10

5

Managed Stores (Trading)

16


16




Managed Stores (Pipeline)

1



1

1


Sub-total 'Managed Stores'

17

 

16

1

1

 

Total No. of Stores.

56

24

16

16

11

5

MLA sq. ft.

2,997,596

1,271,873

774,800

950,923

666,523

285,400

 

The freehold stores produce 72.1% (31.1.2022: 74.1%) of the Adjusted store EBITDA and account for 92.3% (31.1.2022: 91.5%) of valuations (including secured pipeline stores). Leaseholds trade on lower margins due to the rent payable, but nevertheless the 50.6% margin achieved is substantial, and leads to a higher return on capital than the freehold stores which require much larger capital expenditure to buy the land and buildings.

 

 

 

Operating Performance at a glance (Lok'nStore freehold and leasehold stores only)

In the Operating Performance table below, we show how the performance breaks down across the stores, based on the age of store. Older stores have had more time to fill-up and produce higher EBITDA returns.

 

 

Weeks Old

Secured

Pipeline

Under 100

100 to 250

over 250

Total

Six months ended 31 January 2023

 

 

 

 

 

Sales £000


663

        802

   11,235

12,700

Stores Adjusted EBITDA £'000


194

484

6,980

7,658

Adjusted EBITDA Margin (%)

 

29.3%

60.3%

62.1%

60.3%

Stores Adjusted EBITDAR £'000


197

484

7,849

8,530

Adjusted EBITDAR Margin (%)

 

29.7%

60.3%

69.9%

67.2%

As at 31 January 2023 (sq. ft.)

 

 

 

 

 

Maximum Net Area

620

169

216

887

1,892

Freehold / Long leasehold ('000 sq. ft.)

570

169

216

452

1,407

Short Leasehold (sq. ft.)

50

-

-

435

   485

Number of Stores

 

 

 

 

 

Freehold / Long Leasehold

9

3

4

8

24

Short Leasehold

1

-

-

9

10

Total Stores

10

3

4

17

34

 

Director Valuation of Freehold and Leasehold Land and Buildings

Since the year end at July 31 2022 we have seen significant changes in the debt markets.  After consulting with our external valuers Jones Lang LaSalle (JLL), the Directors considered that the yields and discount rates which were applied at the July 2022 year end had moved sufficiently that a Directors' Valuation was required to give investors clarity on movements in asset values. 

 

The Directors have applied a 6.4% reduction to the fair value of our freehold and leasehold stores which are now stated at £261.1 million (31.7.22: £279.0 million). Trading store values were still 9.8% higher than at the corresponding period end of January 2022. 

 

As part of the Directors' valuation process, we commissioned JLL to complete a review of a representative sample of the portfolio to reflect the key changes in current market activity, occupancy, achieved rate as well as costs. They undertook a desktop valuation of three stabilised stores and two stores in early fill up.

 

The Directors then prepared a management valuation of all remaining stores using the following assumptions which were driven by the JLL desktop valuations inputs consistent with the sample stabilised stores.  Specifically;

 

·      Exit Yield and Discount Rate increased by 50bpts on all freehold stores from the values applied by JLL at 31st July 2022

·      Short term EBITDA assumptions were reduced to reflect the combined output of improved revenue offset by increased costs. 

·      Longer term EBITDA has improved as JLL assume costs stabilisation and continued improved trading.

·      Leasehold stores had the leasehold term adjusted to reflect the time passed (6 months) between July 2022 and Jan 2023

 

In our FY2022 Annual Report we provided some insight on how our stores values would be affected by a change in exit yields and discount rates and a reduction in valuation of 6.4% is broadly in line with this sensitivity analysis.

 

Further detail is set out in the Total Property Value table below and in note 11 of the financial statements.

 

It remains the Group's established policy to undertake a comprehensive external valuation at each year-end and will do so at the next year end at 31 July 2023. 

 

 

 

 

 

 

 

Total Assets and Net Asset Value

 

·      Adjusted Total Assets £353.0 million4 up 6.2% on last year (31.1.2022: £332.3) (31.7.2022: £370.9 million)

·      Adjusted Net Asset Value (NAV) per share5 January to January up 8.6% to £9.15 (31.1.2022: £8.43) 

·      Adjusted Net Asset Value (NAV) per share  down 5.9% from 31 July 2022 (£9.72)

·      Investment in new stores £8.3 million (including capitalised interest) (31.1.2022: £7.1 million)

·      Value of operating stores £261.1 million up 9.8% on last year (31.1.2022: £237.7) and down 6.4% from 31 July 2022 (£279.0 million).

·      Total property assets £299.0 million up 10.4% on last year (31.1.2022: £270.8) and down 3.5% from 31 July 2022 (£309.7 million).

 

The value of adjusted total assets of £353.0 million (31.01.2022: £332.3 million) is calculated by adding the valuation of the leasehold properties less their corresponding net book value to the other assets in the business. This provides clarity on the significant value of the leasehold stores as trading businesses which under accounting rules on leases are only presented at their book values within the Statement of Financial Position.

 

At the period-end Lok'nStore had 40 stores trading. Of these, 24 stores are owned with 15 freeholds, 9 leasehold and 16 under management contracts.

 

The average unexpired term of the Group's operating leaseholds is approximately 10 years as at 31 January 2023.  All of our leasehold stores are inside the Landlord and Tenant Act providing us with a strong degree of security of tenure.

 

The valuations of our freehold property assets are included in the Statement of Financial Position at their fair value. The value of our leasehold stores in the valuation totals £22.95 million (31.1.2022: £23.1 million) but they are held at cost in the Statement of Financial Position. 

 

A deferred tax liability arises on the revaluation of the properties and on the rolled-over gain arising from the disposal of some properties.  It is not envisaged that any tax will become payable in the foreseeable future on these disposals due to the availability of rollover relief. 

 

We have reported by way of a note the underlying value of these leasehold stores in revaluations and adjusted our Net Asset Value (NAV) calculation accordingly to include their value. This ensures comparable NAV calculations. An analysis of the valuations achieved is set out in the table below.

 

 

Analysis of Total Property Value

 

No of stores

/sites

31 Jan 2023 Valuation

£'000

No of stores

/sites

31 Jan 2022 Valuation

£'000

No of stores

/sites

31 July 2022 Valuation

£'000

 

Freeholds3 valued by JLL 1

 

15

 

254,775

 

14

 

214,600

 

15

 

254,775

Directors' Valuation Adjustment

 

(16,650)


           -


           -

Fair value of freehold stores

 

238,125


214,600


254,775

Leaseholds valued by JLL 2

9

24,250

9

23,075

9

24,250

Directors' Valuation Adjustment

 

(1,300)


           -


           -

Fair value of leasehold stores

 

22,950


23,075


24,250

Subtotal

24

261,075

23

237,675

24

279,025

Sites in development at cost 3

10

36,393

12

31,643

9

29,215

Subtotal 4

34

297,468

35

269,318

33

308,240

Freehold land & Buildings at Director valuation

1

1,500

1

1,500

1

1,500

Total

35

298,968

36

270,818

34

309,740

 

1    Includes related fixtures and fittings (refer to note 11)

2        The nine leaseholds valued by JLL are all within the terms of the Landlord and Tenant Act (1954) giving a degree of security of tenure. The average length of the leases on the leasehold stores valued was 9 years and 7 months at the date of the 2023 valuation.

3    Includes £663,658 of capitalised interest during the period. (31.01.2022: £296,466) (31.07.2022: £440,522).

4    Loan to value calculation based on these property values.

 

Total freehold properties account for 92.5% of all property values (31.1.2022: 91.5%).

 

Growth from new stores and more new landmark stores to come

Post the period end our new store in Bedford opened.  Early trading has been excellent.  Today we are on site at four stores, which require capital expenditure over the coming twelve months of £18.2 million to complete these projects.  This will be drawn from the cash on hand at period end of £40.3 million without the need to draw further debt.

 

Our total secured pipeline of 10 stores adds 32.5% of extra trading space to the total portfolio, 48.7% to our owned portfolio and 5.9% to the managed portfolio. Beyond the secured pipeline we continue to see many exciting opportunities. 

 

We have invested £7.6 million (31.1.2022: £7.2 million) in new store development this period and we have a new store pipeline of 109 secured stores which will take the total to 51 stores. These will all be purpose-built landmark stores in highly prominent locations and will add substantially to the Group's capacity for revenue, profit and asset growth.

 

Acquisition of a development site in Milton Keynes

On 4th October 2022, we exchanged contracts on a freehold development site in Watling Street, Milton Keynes subject to planning. This highly visible roadside location in the north west of the city complements our existing leasehold store, 7 miles to the south east. Once developed the store will add c. 60,000 sq. ft. of lettable area.

 

Bolton Planning permission granted

In January 2023 we were granted planning consent to build a Landmark store in Bolton, Greater Manchester.  We are now in the process of tendering for the construction of this store which will provide 57,578 sq. ft of new space.

 

Summary of our contracted pipeline at 31 January 2023:

 

 

Store

 

 

Size

sq. ft

 

Status

On-site at

31 Jan 2023

Size sq. ft

 

On site after

30 April 2023

Size sq. ft

(Additional)

Bedford

 

56,445

Opened 17 February 2023

56,445



Peterborough

 

45,900

On site - target opening July 2023

45,900



Basildon

 

49,700

On site - target opening Autumn 2023

49,700



Staines

 

66,500

On site - target opening Autumn 2023

66,500



Kettering

 

45,900

On site - target opening Spring 2024

45,900



Bolton

 

57,578

Planning granted



57,578

Bournemouth

 

75,100

Further Planning application to be submitted



75,100

Altrincham

 

63,900

Planning appeal submitted



63,900

Barking

 

84,200

Planning application submitted



84,200

Cheshunt

 

60,300

Further Planning application submitted



60,300

Milton Keynes

60,000

Planning application submitted



60,000

Total - 11 stores

665,523

 

264,445

 

401,078

 

 

Store and Portfolio Strategy

Our strategy is to continue to increase the number of stores we operate without over stretching our balance sheet. The core focus of this strategy is the acquisition of highly prominent freehold locations in busy towns and cities in England where we will build well-branded landmark stores.

 

Lok'nStore's operating cash flow, solid asset base, and tactical approach to its store property portfolio provide the Group with opportunities to improve the terms of its property usage in all stages of the economic cycle.

 

 

Managed Stores

Lok'nStore manages an increasing number of stores for third-party owners. Under this model Lok'nStore can provide a turnkey package for investors wishing to own trading self-storage assets. The investor supplies the capital for the project which Lok'nStore manages. Lok'nStore will buy, build and operate the stores under the Lok'nStore brand and within our current management structure.

 

We also consider selling established stores on sale and manage-back contracts in order to recycle capital into new landmark stores. This allows us to carefully manage our balance sheet as part of our successful growth strategy and disciplined capital allocation. Indeed, some of our stores have been freehold, leasehold and managed stores during their operating life cycle.

 

For managed stores Lok'nStore receives a standard monthly management fee, a performance fee based on certain objectives and fees on a successful exit. We also charge acquisition, planning construction and advisory fees and branding fees.

 

Although these fees are irregular in nature, this demonstrates the contractually embedded value in the managed stores income stream.  This allows Lok'nStore to earn revenue from our expertise and knowledge of the self-storage industry without committing our capital. We can amortise various fixed central costs over a wider operating base and drive more visits to our website moving it up the internet search rankings and benefitting all of the stores we both own and manage.

 

This strategy improves the risk adjusted return of the business by increasing the operating footprint, revenues and profits without committing capital.  There is a strong correlation between the total management fee income and the number of stores under management.

 

We generated managed store income of £821,607 in this period, compared to £674,545 for the same period last year driven by the sale-and-manage-back of four stores last January.

 

Recurring management fees generated £761,607 an increase of 29.5% over the same period last year (31.1.2022: £588,014).  Non-recurring fees were £60,000 in the first half (31.01.2022: £86,531).

 

Managed store income is generated from our existing platform and central management, resulting in an effective margin from this activity of 100%. 

 

 

Management fees

Percentage Increase/

(decrease)

Group

Period ended

31 January 2023


Group

Period ended

31 January 2022


Group

Year ended

31 July 2022


%

£


£


£

Recurring fees

 

 





Base management fees

 

469,564


294,012


722,084

Administration and compliance fees

 

52,500


35,000


86,916

Enhanced Management fees

 

239,543


259,002


504,379

Recurring fees - Sub-total

29.5%

761,607


588,014


1,313,379

Non-recurring fees

 

 





Construction & Advisory fees

 

-


12,500


12,500

Supplementary fees

 

60,000


50,000


1,459,177

Increase in estimated fees receivable

 

-


24,031


           -

Non-recurring fees

(30.7%)

60,000


86,531


1,471,677

Total management fees

21.8%

821,607


674,545


2,785,056

 

 

 

 

 

 

 

 

 

 

 

Financial results

 

·      Same Store Group Revenue £13.22 million up 11.2% (31.1.2022: £11.89 million)

Group revenue £13.58 million up 1.5% (31.1.2022: £13.38 million)

·      Same Store Group Adjusted EBITDA1 £7.79 million up 8.9% (31.1.2022: £7.16 million)

Group Adjusted EBITDA1 £7.93 million down 2.3% (31.1.2022: £8.12 million)

·      Cash available for Distribution (CAD)3 £5.21 million down 6.6% (31.1.2022: £5.58 million)

·      Cash available for Distribution (CAD) per share (Annualised) 17.70 pence down 6.8% (31.1.2022: 19.00 pence)

·      Loan to Value (net of cash) 8.9% (31.1.2022: 8.3%) (31.7.2022: 6.6%)

·      Interim dividend up 15% to 5.75 pence per share (31.1.2022: 5.0 pence per share) 

·      Cash balance £40.3 million (31.1.2022: £44.4 million) (31.7.2022: £46.5 million)

 

Lok'nStore is a robust business which generates cash flow from its strong asset base with a low LTV net of cash of 8.9% and an average cost of debt of 4.13%.   The value of the Group's assets underpins a flexible business model with stable cash flows and low credit risk giving the business a firm base for growth.

 

Operating Costs

·      Group operating costs amounted to £5.53 million for the year (31.1.2022: £5.18 million) up by 6.8%

·    Cost ratio13 40.7% (31.1.2022: 38.7%) (31.7.2022: 38.5%)

We have a strong record of disciplined control of our costs. Nevertheless, at a headline level, total Group Operating Costs amounted to £5.53 million for the period (31.1.2022: £5.18 million) up by 6.8%.  On a Same Store basis costs have increased by 14.8% against the same period last year reflecting the current "cost of living crisis".

(Refer store analysis of Group operating costs in the table below).

 

Historically, overall cost increases have been mainly driven by the expansion of the business.  As previously reported at the full year, we are now seeing some short term but significant external cost increases primarily through energy costs, which have increased in the period by £0.51 million compared to the same period last year. 

 

Looking forward, we now have clarity on the revised business rates from April 2023 which will result in our 2023-24 business rates increasing £0.49 million with transitional relief and by £0.69 million plus future inflationary increases as we move to a full charge.  This step change in business rates will be offset in part by the reduction in medium term energy costs we are already starting to see in the market.

 

Property costs increased by 13.2%. These costs mainly constitute rents on our property leases, rates, energy and property maintenance and have risen in recent years as we felt the effects of higher rates and energy bills and as we opened our new Landmark stores which are generally larger and therefore incur higher rates bills.

 

Our largest cost area, staff costs, decreased by 4.3% in the period, driven by careful management and lower national insurance costs as fewer share options were exercised by management and staff in the period. 

 

The 11.9% increase in overhead costs is principally due to a stepped increase in audit fees as the audit profession adjusts its fee rates in response to higher regulatory and operating costs. Legal and professional costs related to work on rent reviews, corporate tax, increased valuation costs for additional work commissioned by the Group for valuation work completed by JLL, and general compliance work also increased.

 

Other administrative costs (computer support, telephones, PPS and marketing etc) show no material cost pressures.

 

 

 

 

 

 

 

 

 

 

 

Group Operations

Increase (decrease)

in costs %


Six months

ended 31 Jan

2023

£'000

Six months

ended 31 Jan

2022

£'000

 


Year

ended 31 July

2022

£'000

 

Property costs

13.2%


3,034

  2,681


5,304

Adjustment for property lease rentals

  (3.5%)


(871)

 (903)


(1,746)

Restated property and premises costs

  21.7%


2,163

 1,778


3,558

Staff costs

  (4.3%)


2,577

 2,694


5,369

Overheads

11.9%


787

 703


1,438

Total

6.8%


5,527

 5,175


10,365

 

Same Store Analysis - This measure is used to give transparency on improvements in the operating business in the period unrelated to the opening of new stores, closure of old stores, and more particularly in this financial period, the sale and manage-back of four owned stores which were sold on 31 January 2022, and reporting on stores that were open and trading at both financial year ends 31 January 2022 and 31 January 2023. This also eliminates the two new stores from the 31 January 2023 calculation.

 

The same store key performance measure helps to illustrate the performance of the underlying business and the same store costs are shown in the table below which shows the overall Group cost increased by 14.3%.

 

Group Operations

Same Store analysis

Increase (decrease)

in costs %


Six months

ended 31 Jan

2023

£'000

Six months

ended 31 Jan

2022

£'000

 


Year

ended 31 July

2022

£'000

 

Property costs

23.2%


2,975

  2,415


4,881

Adjustment for property lease rentals

(3.5%)


(871)

 (903)


(1,746)

Restated property and premises costs

39.2%


2,104

 1,512


3,135

Staff costs

(1.4%)


2,456

 2,492


5,062

Overheads

16.9%


747

 639


1,325

Total

14.3%


5,307

 4,642


9,522

 

Strong Balance Sheet, Efficient Use of Capital, Low Debt

 

·           Revolving Credit Facility £100 million runs to April 2026

·           £8.3* million invested in new store pipeline (31.1.2022: £7.1 million)

·           Net debt (excluding leases) £26.5 million (31.1.2022: £22.4 million)

·           Loan to Value Ratio (LTV) net of cash 8.9% (31.1.2022: 8.3%) (31.7.2022: 6.6%)

·        Cost of debt averaged 4.13% in the period (31.1.2022: 1.55%) on £66.8 million debt (31.1.2022: £66.8   million)

* Includes £0.66 million of capitalised interest

Cash flow and financing

At 31 January 2023 the Group had cash balances of £40.3 million (31.1.2022: £44.4 million) (31.7.2022: £46.5 million). Cash inflow from operating activities before investing and financing activities was £7.85 million (31.1.2022: £7.45 million).  

 

As well as using cash generated from operations to fund some capital expenditure, the Group has a £100 million five-year revolving credit facility which runs until April 2026. This provides sufficient liquidity for the Group's current needs.   Undrawn committed facilities at the period-end amounted to £33.2 million (31.1.2022: £33.2 million) (31.7.2022: £33.2 million).  Cash plus undrawn committed facilities amounts to £73.5 million leaving the business with plenty of headroom.

 

Strong Cash Flow Supports 15% Increase in Interim Dividend

 

·      Interim dividend 5.75 pence per share up 15% (2022: 5.0 pence per share)

·      Cash available for Distribution (CAD) per share (annualised) was down 6.8% to 17.70 pence compared to the corresponding period last year (31.1.2022: 19.00 pence)

At this interim stage we will pay one third of the previous year's total annual dividend which equates to 5.75 pence per share, up 15% on the 5.0 pence per share interim dividend paid last year. This is the twelfth year of interim dividend growth.

 

The table below shows the calculation of CAD.

 

Analysis of Cash Available for Distribution (CAD)

 

Period ended

 31 January 2023

               £'000

Period ended

31 January 2022

£'000

Year ended

31 July 2022

£'000

Group Adjusted EBITDA

(Per Statement of Comprehensive Income)

7,931

8,116

16,349

Adjustment for property lease rentals

(871)

(903)

(1,746)

Net finance costs paid

(1,135)

(600)

(1,395)

Capitalised maintenance expenses

(11)

(60)

(120)

New Works Team

(35)

(73)

(125)

Current tax (Note 8)

(671)

(903)

(1,572)

Total deductions

(2,722)

(2,539)

(4,958)

Cash Available for Distribution

5,208

5,577

11,391

 

(Decrease) /increase in CAD over last year £

 

(369)



(Decrease) / increase in CAD over last period / year %

 

(6.6%)

 

59.6%

 

38.2%


Number

Number

Number

Closing shares in issue (less shares held in EBT and treasury)

 

29,422,990

 

29,354,843

 

29,380,333

CAD per share (annualised)

17.7p

19.0p

           38.7p

(Decrease) / increase in CAD per share over last period / year

(6.8%)

57.2%

  36.7%

 

Management of interest rate risk

With £66.8 million of gross debt currently drawn against the £100 million bank facility the Group is not committed to enter into hedging instruments but continues to keep the matter under review.

 

The gross bank interest expense (before capitalisation of interest costs, non-utilisation fees and loan amortisation fees) for the period was £1.34 million (31.01.2022: £0.53 million), due to higher average debt and higher average costs of borrowing. These average costs of borrowing have continued to rise after the period-end and the Group's current cost of debt is running at 4.96%.

 

The Group continues to monitor closely the effects of rising interest rates on its senior interest covenant, which is tested on a 12-month rolling basis, and the Group's flexible business model will enable it to take appropriate steps to mitigate its effects should it be required.

 

Capitalised interest in the period on our store development programme was £663,658 (31.1.2022: £296,466). Total finance costs in the Statement of Comprehensive income for the period increased to £1.01 million (31.1.2022: £0.54 million).

 

Lok'nStore will continue to report on the Cash available for Distribution (CAD) which aims to look through the statutory accounts and give a clear picture of the ongoing ability of the Company to generate cash flow from the operating business that can be used to pay dividends, make investments in new stores, or pay down debt.

 

As agreed with the banks, both the Loan to Value and Senior Interest covenants set out in our bank facility continue to be tested excluding the effects of IFRS 16. For covenant calculation purposes, debt / LTV will continue to exclude right of use assets and the corresponding lease liabilities created by IFRS 16. When testing the Senior Interest Covenant, property lease costs will continue to be a deduction in the calculation of EBITDA, in accordance with the accounting principles in force prior to 1 January 2019.

 

Taxation

The Group has made a current tax provision against earnings in this period of £0.67 million (31.1.2022: £0.90 million) based on a corporation tax rate of 19% (31.1.2022: 19%).  With the increase in corporation tax rate to 25% effective 1 April 2023, the Group will pay a blended rate of 21% for year ended 31 July 2023. The deferred tax provision which is calculated at forward corporation tax rates of 25% is substantially a tax provision against the potential crystallisation (sales) of revalued properties and past 'rolled over' gains and amounts to £59.5 million (31.1.2022: £54.2 million) (31.7.2022: £63.2 million).

 

The Directors' reconsideration of the valuations of the trading stores at the period-end has mainly contributed to the reduction in the total deferred tax provision at the period-end (See Note 19).

 

Analysis of the underlying business after adjustment for non-underlying items 

When comparing 31 January 2023 with the corresponding period last year, the Group benefited from a higher than usual level of exceptional gains principally resulting from the sale of the four sale and manage-back stores totalling £6.1 million in the prior period.

 

In the table below we separate these non-underlying items and non-recurring management fee income to show the performance of the underlying business.

 


Period

ended

31 January

2023

         £'000

Period ended

31 January 2023

         £'000

Period

ended

31 January 2023

         £'000 

Period ended

31 January 2022

         £'000

Period ended

31 January 2022

         £'000

Period

ended

31 January 2022

         £'000 

 

Underlying business

Non-underlying items and non-recurring management fee income

Total

Underlying business

Non-underlying items and non-recurring management fee income

Total

Revenue

 

13,522

 

611

 

13,583

 

13,297

 

871

 

13,384

Total property, staff, distribution, and general costs

 

(5,652)

 

-

 

(5,652)

 

(5,268)

 

-

 

(5,268)

 

Adjusted EBITDA1

 

7,870

 

61

 

7,931

 

8,029

 

87

 

8,116

Depreciation

(2,463)

-

(2,463)

(2,232)

-

(2,232)

Equity-settled share-based payments

 

(225)

 

-

 

(225)

 

(101)

 

-

 

(101)

Non-underlying items

-

1192

119

-

6,0892

6,089


(2,688)

               119

(2,569)

(2,333)

6,089

3,756

Operating profit

5,182

                180

5,362

5,696

6,176

11,872

Finance income

305

    -

305

-

  -

-

Finance cost

(1,008)

                     -

(1,008)

(539)

                  -

(539)


 

 

 




Profit before taxation

4,479

180

4,659

5,157

6,176

11,333

 

1                      Represents non-recurring management fees

2                      Refer to note 4 of the notes to the financial statements for the analysis of non-underlying items

 

Earnings per share

Basic earnings per share were 12.38 pence (31.1.2022: 30.16 pence per share) and diluted earnings per share were 12.17 pence (31.1.2022: 29.64 pence per share).

 

 

 

 

Six months

ended

31 January

2023

Unaudited

£'000

Six months

ended

31 January

2022

Unaudited

£'000

Year

ended

31 July

2022

Audited

£'000

Total profit for the financial year attributable to owners of the parent

3,651

8,832

 

12,078

 

Weighted average number of shares

 

No. of shares

 

No. of shares

 No. of shares

For basic earnings per share

29,479,779

29,277,827

29,287,451

Dilutive effect of share options

520,042

520,839

549,321

For diluted earnings per share

29,999,821

29,798,666

29,836,772

 

623,212 shares (31.01.2022: 623,212) are held in the Employee Benefit Trust, and these are excluded from the above calculation.                  

                                      

Earnings per share attributable to owners of the Parent

Six months

ended

31 January

2023

Unaudited

 

Six months

ended

31 January

2022

Unaudited

 

Year

ended

31 July

2022

Audited

 

Earnings per share - Basic

 

 


Basic earnings per share

12.38p            

30.16p            

41.24p

 

Earnings per share - Diluted

 



Total diluted earnings per share

       12.17p

        29.64p

        40.48p

 

The significant increase in earnings per share in the previous period is due in substantial part to the profits generated by the sale and manage-back of the four stores executed on 31 January 2022 (Refer Statement of Comprehensive Income).

Gearing11 (excluding IFRS16 lease liabilities)

At 31 January 2023 the Group had £66.8 million of gross bank borrowings (31.1.2022: £66.8 million) (31.7.2022: £66.8 million) representing gearing of 13.7% (31.1.2022: 12.6%) (31.7.2022: 9.9%) on net assets of £194 million  (31.1.2022: £178 million) (31.7.2022: £205 million). 

 

After adjusting for the uplift in value of short leaseholds which are stated at depreciated historic cost in the statement of financial position, gearing is 12.6% (31.1.2022: 11.6%) (31.7.2022: 9.9%).

 

Gearing11 (including IFRS16 lease liabilities)

At 31 January 2023 the Group had £66.8 million of gross bank borrowings (31.1.2022: £66.8 million) (31.7.2022: £66.8 million) and £10.1 million of lease liabilities (31.1.2022: £12.45 million) (31.7.2022: £10.9 million) representing gearing of 18.9% (31.1.2022: 19.7%) (31.7.2022:15.2%) on net assets of £194 million (31.1.2022: £178 million) (31.7.2022: £205 million). 

 

After adjusting for the uplift in value of short leaseholds which are stated at depreciated historic cost in the statement of financial position, gearing is 17.5% (31.1.2022: 18.1%) (31.7.2022: 17%).

 

Capital expenditure

Capital expenditure during the period totalled £8.3 million (including capitalised interest during the period). This was primarily the purchase of the Milton Keynes site, together with ongoing construction and fit out works, as well as planning and pre-development.

 

Adjusted Net Asset Value per Share

           

·           Adjusted Net Asset Value per share up 8.6% to £9.15 (31.1.2022: £8.43)

 

Adjusted Net Assets per Share are the net assets of the Group adjusted for the valuation of leasehold stores and deferred tax divided by the number of shares at the year-end. The shares currently held in the Group's employee benefits trust (own shares held) are excluded from the number of shares.

 

At 31 January 2023, the Adjusted Net Asset Value per share (before deferred tax) increased 8.6% to £9.15 from £8.43 last year. This increase is a result of higher property values on our existing stores as the strength of our Landmark stores is recognised, combined with cash generated from operations less dividend payments, offset in part by an increase in the shares in issue due to the exercise of a small number of share options during the period.

 

At 31 January 2023, the Adjusted Net Asset Value of £9.15 per share (before deferred tax) decreased 5.9% from £9.72 per share recorded at 31 July 22 last year.

 

 

 

 

 

 

 

 

 

 

 

Analysis of net asset value (NAV)

 31 Jan

   2023

 £'000

   Unaudited

31 Jan

2022

£'000

Unaudited

31 July

2022

£'000

Audited

Net assets

Adjustment to include operating/short leasehold stores at valuation

Add: JLL leasehold valuation

Deduct: leasehold properties and their fixtures and fittings at NBV

193,674

 

22,950

(7,039)

177,362

 

23,075

(7,313)

205,346

 

24,250

(7,224)

 


209,585

193,124

222,372

Deferred tax arising on revaluation of leasehold properties1

(3,978)

(3,941)

(4,256)

Adjusted net assets

205,607

189,183

218,116


 



 

Shares in issue

  Number

'000

  Number

'000

Number

'000


 



Opening shares in issue

Shares issued for the exercise of options

30,004

42

29,687

291

29,687

317

Closing shares in issue

Shares held in EBT

30,046

(623)

29,978

(623)        

30,004

(623)       

Closing shares for NAV purposes

29,423

29,355

29,381

Adjusted net asset value per share after deferred tax provision

   £6.99

  £6.45

£7.42

Adjusted net asset value per share before deferred tax provision

 



Adjusted net assets (see above)

205,607

189,183

218,116

Deferred tax liabilities and assets recognised by the Group

59,535

54,174

63,214

Deferred tax arising on revaluation of leasehold properties1                                                                                                                                                                              

3,978

3,941

4,256

 

Adjusted net assets before deferred tax

 

269,120

 

247,298

 

285,586

 

Closing shares for NAV purposes

 

29,423

 

29,355

 

29,381

Adjusted net asset value per share before deferred tax provision

£9.15

 

£8.43

  £9.72

 

1 A deferred tax adjustment in respect of the uplift in the value of the leasehold properties has been included. Although this is a memorandum adjustment as leasehold properties are included in the Group's financial statements at cost and not at valuation, this deferred tax adjustment is included in the adjusted net asset value calculation in order to maintain a consistency of tax treatment between freehold and leasehold properties.

 

Outlook

 

Lok'nStore Group operates within the UK self-storage industry which is still an immature sector with strong growth prospects. With a low loan to value ratio and plenty of headroom on our bank facilities this market presents an excellent opportunity for further growth of Lok'nStore's business.

 

Recently opened Landmark stores and our ambitious new store pipeline demonstrate the Group's ability to use those strengths to exploit the opportunities available throughout the economic cycle.

 

Our high margins, strong balance sheet and flexible business model enables Lok'nStore to confidently look through the current external market turbulence. 

 

We look to the future with confidence.

 

 

 

Neil Newman                    Ray Davies

Group Managing Director     Group Finance Director



Principal Risks and Uncertainties:

 

Principal Risks and Uncertainties in Operating our Business

Risk management has been a fundamental part of the successful development of Lok'nStore. The process is designed to improve the probability of achieving our strategic objectives, keeping our employees safe, protecting the interests of our shareholders and key stakeholders, and enhancing the quality of our decision-making through understanding the risks inherent in both the day-to-day operations and the strategic direction of the Group as well as their likely impact.

 

Management of our risks helps us protect our reputation, which is very important to the ability of the Group to attract customers, particularly with the growth of social media. We always try to communicate clearly with our customers, suppliers, local authorities, communities, employees, and shareholders, and to listen and take account of their views. We operate strict Health and Safety policies and procedures as part of our Risk Management Framework.

 

Our Risk Management Governance

The Board has overall responsibility for the management of the Group's risks. As the Group's strategic direction is reviewed and agreed the Board identifies the associated risks and works to reduce or mitigate them using an established risk management framework in conjunction with the executive management team. This is a continuing and evolving process as we review and monitor the underlying risk elements relevant to the business.

 

Risk Management Framework

The risk register covers all areas of the business including property, finance, employees, insurance, customers, strategy, governance, and disaster recovery. The risks are categorised by risk area and numerically rated based on a combination of 'likelihood' and 'consequences and impact' on the business. The combination of these two becomes the 'risk factor' and any factor with a rating over 15 is reported to the Board.

 

Risk Management Team

Ray Davies, Finance Director, is the Board member responsible for ensuring that the risk management and related control systems are effective, and that the communication channels between the Board and the Executive Management team are open and working correctly. The Executive Management Team is responsible for the day-to-day management of the risk factors. Responsibility for identifying, managing, and controlling the risk is assigned to an individual as shown on the risk register depending on the business area. Reporting against the risks forms part of the monthly executive management meeting and the risk factor may be amended if applicable. There are also sub-committees for particular risk areas which meet regularly. The Risk Management and Reporting Structure is shown below.

 

Our Risk Management and Reporting Structure

 

The Board

Reviews Risk Register in full twice a year

Considers specific risk areas as raised by the Executive Board

 

Executive Board Committee

Reviews risks at monthly executive management meetings and if material, requests the Board consider risk at next scheduled Board Meeting (or earlier if necessary)

 

Capex Committee

Property Risk Committee

Meets Monthly

Manages proposed capital expenditure, actual spend, rolling capex requirements

Meets Periodically

Considers:

Risks associated with properties including Health and Safety

Environmental Impact

 

 



 

Principal Risks

 

The principal risks our business faces, and our key mitigations are outlined in the table below.

 

Risk

Description

Key Mitigation

Interest Rate and Liquidity Risk

 

The main risks arising from the Group's financial instruments are interest rate risk and liquidity risk (for details please see note 16).

§ Regular review by the Board.

 

§ Debt and interest are low relative to assets and earnings. With interest rates rising, this risk per se is increasing, however the Executive and the Board monitor this position carefully through the Group's detailed operating reports produced on a weekly basis and detailed financial and accounting reports produced on a monthly basis.

 

§ Could reduce debt, if required, by executing 'Sale and Manage-Back' arrangements on mature stores or slow the rate of site development.

Tax Risk

 

Changes to tax legislation may impact the level of corporation tax, capital gains tax, VAT and stamp duty land tax which would in turn affect the profits of the Group.

§ Regular monitoring of changes in legislation.

 

§ Use of appointed professional advisers and trade bodies.

Treasury Risk

 

 

 

 

The Group faces increased costs from adverse interest rate movements. The Bank of England has raised base rates repeatedly since February 2022 and is currently 4.25% up from 0.1% in March 2020.

§ The Group has headroom within its Revolving Credit Facility of £100 million.

 

§ The facility does not expire until April 2026, providing funding for more Landmark site acquisitions.

 

§ Lok'nStore is a robust business which generates an increasing cash flow from its strong asset base with a low LTV net of cash of 8.9% (31.7.2022: 6.6%) and an average cost of debt of 4.13%.  The value of the Group's assets underpins a flexible business model with stable and rising cash flows and low credit risk giving the business a firm base for growth.

 

§ Average cost of debt 4.13% (31.7.2022: 1.71%)

 

§ Average cost of debt (active revolving loans) 4.96% (31.7.2022: 2.71%)

 

§ With £66.8 million of gross debt currently drawn against the £100 million bank facility the Group is not committed to enter into hedging instruments but recognising that these rates are now rising, the Group is regularly monitoring this risk and continues to keep the matter under review.

 

§ The Group monitors compliance with its bank covenants closely and during the year it complied with all of its bank covenants.

 

Property Valuation Risk

 

The external independent valuations of the stores are sensitive to both operational trading performance of the stores and also wider market conditions. It follows that a reduction in operational performance or a deterioration of market conditions could have a material adverse impact on the Net Asset Value (NAV) of the Group.

§ Regular monitoring of any changes in market conditions and transactions occurring within our marketplace.

 

§ Use of independent professional valuers who are experts in the self-storage sector. There is regular contact with the current valuer JLL and discussions around market values and transactions within the sector, including post year-end.

 

§ Previous experience of downturns, such as the Dotcom and global financial crises, has demonstrated that Self Storage has considerable resilience.

 

§ Stores are predominantly Landmark stores in prime locations and are all UK based and predominantly located in the affluent South of England. The Group is therefore not exposed to overseas/international/ currency risks etc.

 

§ Operational management teams with the skills, experience, and motivation to continue to drive operational performance.

Environmental Risk

Flooding.

 

 

Increased requirement to reduce waste and greenhouse gas emissions and reduce environmental impact on the environment.

§ Flood risk due diligence undertaken on all prospective site acquisitions.

 

§ Flood protection measures in place at all stores.

 

§ Group has been measuring environmental impact since 2005 and is committed to manage waste effectively and control polluting emissions.

 

§ All new construction has solar power on the roofs of its buildings.

Property Acquisition 

Acquiring new sites is a key strategic objective of the business but we face significant competition from other uses such as hotels, car showrooms and offices as well as from other self-storage operators.

§ We hold weekly property meetings to manage the search process and property purchases.

 

§ Use of property acquisition consultants.

 

§ Regular communication with agents.

 

§ Attendance at industry relevant property events.

Planning Permission

The process of gaining planning permissions remains challenging.

Planning approval is increasingly dependent on Social or Environmental enhanced features such as BREEAM standards, as well as local planners' demands for green spaces, cycle, and footpaths etc, all adding cost and complexity to a planning project.

 

§ Where we can we acquire sites subject to planning.

 

§ We work with an established external planning consultant.

 

§ Our property team has over 20 years' experience in obtaining planning consents for our stores.

Construction

Poor construction may affect the value of the property and/or the efficient operation of the store.

Rising costs of developing a store may mean site opportunities which do not meet management's return on investment criteria may not be taken up.

 

§ We use a design and build contract with a variety of established contractors.

 

§ We use external project managers.

 

§ All projects are overseen by our property team which has over 20 years' experience.

 

§ Construction projects are subject to a tender process.

 

§ Rising costs are factored into our financial modelling to ensure the required returns are achievable.

Maintenance/Damage

Damage to properties through poor maintenance or flood or fire could render a store inoperable.

§ Regular site checks by team members.

 

§ Rolling maintenance plan for all stores.

 

§ Comprehensive disaster recovery plan.

 

§ Appropriate insurance cover.

 

Increased Competition

 

An increasing number of competitors in the industry may negatively impact Lok'nStore's existing operations (e.g., pricing/available sites).

 

§ Established criteria for site selection including:

Prominent locations

High visibility

Distinctive designs and bright orange elevations and signage to attract customers.

 

§ Continued investment in the Group's website and internet marketing.

 

§ Ensure high levels of customer service through training and monitoring.

 

Employee Retention

Loss of employees may affect our ability to operate our stores and provide the high levels of customer service expected.

§ Aim to offer a good work/life balance and career development.

 

§ Regular reviews of remuneration levels against market.

 

§ Achievable bonus systems.

 

§ Generous Employee Share Schemes.

 

§ High-quality training within the Lok'nStore Academy

 

§ Intranet for improved communications.

 

§ Established Employee rewards programme.

 

Cyber security and IT System Breach

 

A breach of our IT systems might adversely affect the operations and income of the business resulting in potential fines, customer compensation and causing reputational damage to the Group.

 

§ Regularly reviewed IT security systems.

 

§ Well communicated policies and procedures for handling and managing a systems breach.

Future Pandemic Risk

A spread of the virus and social protection measures which may be introduced by Government may adversely affect the operations and financial performance of the business and adversely impact on the health of staff.

§ The Group has a well-defined policy and response developed and executed throughout the recent Covid-19 pandemic.

 

§ Our Covid-19 Group Safe Response has been documented in detail in the Managing Director's Review on page 20 in the 2021 Annual Report and is not repeated here.



 

Consolidated Statement of Comprehensive Income

For the six months ended 31 January 2023

 


Notes

 

Six months

 ended

31 January 2023

Unaudited

£'000

 

Six months

 ended

31 January 2022

Unaudited

£'000

 

Year

ended

31 July 2022

Audited

£'000

        

Revenue

 

1

 

13,583

 

13,384

 

26,902



 



Total property, staff, distribution and general costs

2

 

(5,652)

 

(5,268)

 

(10,553)

 

Group Adjusted EBITDA1


 

7,931

 

8,116

 

16,349

 

Depreciation

 

7

 

(2,463)

 

(2,232)

 

(4,727)

Equity settled share-based payments

Non-underlying items

 

4

(225)

119

(101)

6,089

(201)

5,739



(2,569)

3,756

811

Operating profit


 

5,362

 

11,872

 

17,160

   


 



Finance income

5

305

-

42

Finance cost

6

(1,008)

(539)

(1,328)



 



Profit before taxation


4,659

11,333

15,874

Income tax expense

8

(1,008)

(2,501)

(3,796)



 



Profit attributable to:


 



Owners of the parent

22

3,651

8,832

12,078



 



Other Comprehensive Income


 



Items that will not be reclassified to profit and loss


 



Fair value movement in property valuation


(16,057)

25,590

60,171

Deferred tax relating to change in property valuation


4,014

(5,816)

(14,284)

 

Other comprehensive income


 

(12,043)

 

19,774

 

45,887

 


 



Total comprehensive income for the period attributable to Owners of the Parent


 

(8,392)

 

28,606

 

57,965

 

 

 

Earnings per share attributable to owners of the Parent

 

 

 

 

Notes

Six months

ended

31 January

2023

Unaudited

 

Six months

ended

31 January

2022

Unaudited

 

Year

ended

31 July

2022

Audited

 

Earnings per share

Basic

 

 

 


Total basic earnings per share

10

12.38p

30.16p

41.24p

Earnings per share

Diluted


 



Total diluted earnings per share

10

12.17p

29.64p

40.48p

 

 

 

 

Consolidated Statement of Changes in Equity

For the six months ended 31 January 2023

 

 

                                                                Attributable to owners of the Parent


Share

capital

£'000

Share

premium

£'000

Other

reserves

£'000

Revaluation

reserve

£'000

Retained

earnings

£'000

 

Total

equity

£'000

 

1 August 2021 - Audited

         298

10,815

9,138

104,736

26,272

151,259

Profit for the period

-

-

-

-

8,832

8,832

Other comprehensive income






 

Increase in property valuation net of deferred tax

-

-

-

          19,774

-

19,774

Total comprehensive income for the year

-

-

-

19,774

8,832

28,606

Transactions with Owners






 

Dividend paid

-

-

-

-

(3,132)

(3,132)

Share based payments

-

-

101

-

-

101

Transfers in relation to share based payments

-

-

(166)

-

166

-

Exercise of share options

3

526

-

-

-

529

Reserve transfer on disposal of assets

-

-

-

(20,258)

20,258

-

Transfer additional dep'n on revaluation net of deferred tax

 

-

 

-

-

 

(234)

 

234

 

-

Total transactions with owners

3

526

(65)

(20,492)

17,526

(2,502)

 

31 January 2022 - Unaudited

 

301

 

11,341

 

9,073

 

104,018

 

52,630

 

177,363

 

Profit for the period (restated)

 

-

 

-

 

-

 

-

3,246

3,246

Other comprehensive income







Increase in property valuation net of deferred tax

-

-

-

26,113

-

26,113

Total comprehensive income for the year

-

-

-

26,113

3,246

29,359

Transactions with Owners







Dividend paid

-

-

-

-

(1,469)

(1,469)

Share based payments

-

-

100

-

-

100

Transfers in relation to share based payments

-

-

(14)

-

14

-

Deferred tax credit relating to share options

-

-

(57)

-

-

(57)

Exercise of share options

-

50

-

-

-

50

Reserve transfer on disposal of assets

-

-

-

-

-

-

Transfer additional dep'n on revaluation net of deferred tax

 

-

 

-

-

 

(587)

 

587

-

-

Total transactions with owners

-

50

29

(587)

(868)

(1,376)

31 July 2022 - Audited

301

11,391

9,102

129,544

55,008

205,346

 

Profit for the period

 

-

 

-

 

-

 

-

 

3,651

 

3,651

Other comprehensive income







Decrease in property valuation net of deferred tax

-

-

-

       (12,043)

-

(12,043)

Total comprehensive income for the year

-

-

-

  (12,043)

3,651

(8,392)

Transactions with Owners







Dividend paid

-

-

-

-

(3,602)

(3,602)

Share based payments

-

-

225

-

-

225

Transfers in relation to share based payments

-

-

(24)

-

24

-

Exercise of share options

-

97

-

-

-

97

Reserve transfer on disposal of assets

-

-

-

-

-

-

Transfer additional dep'n on revaluation net of deferred tax

 

-

 

-

-

 

(432)

 

432

 

-

Total transactions with owners

-

97

201

(432)

(3,146)

(3,280)

 

31 January 2023 - Unaudited

 

301

 

11,488

 

9,303

 

117,069

 

55,513

 

193,674



Consolidated Statement of Financial Position

31 January 2023                                                                            

                                                                                                               


Notes

 

31 January

2023

Unaudited

£'000

 

31 January

2022

Unaudited

£'000

 

31 July

2022

Audited

 £'000

Assets

 

 



Non-current assets


 



Property, plant and equipment

11

283,240

255,097

292,848

Right of use assets

   12

9,712

11,809

10,424



292,952

266,906

303,272

Current assets


 



Inventories

13

132

252

143

Trade and other receivables

14

3,738

4,481

3,988

Cash and cash equivalents


40,262

44,363

46,465

Financial assets


-

533

-

 

Total current assets


 

44,132

 

49,629

 

50,596

Total assets


337,084

316,535

353,868

 


 



Liabilities

 

 



Current liabilities


 



 

Trade and other payables

  15

 

(6,893)

 

(5,450)

 

(7,229)

Lease liabilities

  18

(1,295)

(1,272)

(1,612)

Taxation


(580)

(1,019)

(989)

Total current liabilities

 

(8,768)

(7,741)

(9,830)

 

 

 



Non-current liabilities


 



Borrowings

   17

(66,314)

(66,079)

(66,196)

Lease liabilities

   18

(8,792)

(11,179)

(9,282)

Deferred tax

   19

(59,536)

(54,174)

(63,214)

Total non-current liabilities

 

(134,642)

(131,432)

(138,692)

Total liabilities

 

(143,410)

(139,173)

(148,522)

 

Net assets

 

 

193,674

 

177,362

 

205,346

Equity

 

 



Equity attributable to owners of the parent


 



Called up share capital

20

301

300

301

Share premium


11,488

11,341

11,391

Other reserves

21

9,303

9,073

9,102

Retained earnings

22

55,513

         52,630

55,008

Revaluation reserve


117,069

104,018

129,544

 

Total equity

 

 

193,674

 

177,632

 

205,346

                                                                                                               

 

Approved by the Board of Directors and authorised for issue on 21 April 2023 and signed on its behalf by:

                                   

                           

 

Andrew Jacobs                                 Ray Davies

Chair                                                     Finance Director



Consolidated Statement of Cash Flows

For the six months ended 31 January 2023

 

 


Notes

Six months ended

31 January

2023

Unaudited

£'000

Six months

ended

31 January

2022

Unaudited

£'000

Year

ended 

31 July

2022

Audited

 £'000

Operating activities





Cash generated from operations

24a

7,847

7,445

18,569

Income tax paid


(950)

(250)

(1,060)

 

Net cash from operating activities


 

6,897

 

7,195

 

17,509

 

Investing activities


 



Proceeds of sale & manage-back stores


-

37,922

37,922

Purchase of property, plant and equipment

11

(7,589)

(6,793)

(11,961)

Interest received


305

-

13

Net cash generated by / used in investing activities


(7,284)

31,129

25,974

Financing activities


 

 

Proceeds of bank borrowings utilised for store development


 

 

-

1,198

 

 

1,386

Proceeds of bank borrowings utilised for payment of accordion fees


   

    -

 

188

 

-

Finance costs paid


(1,440)

(946)

(1,741)

Lease liabilities paid

 

(871)

(903)

(1,746)

Equity dividends paid

 

(3,602)

(3,132)

(4,601)

Proceeds from issuance of ordinary shares (net)

 

97

529

579

 

Net cash (used in) / from financing activities

 

 

(5,816)

 

(3,066)

 

(6,123)

 

Net (decrease / increase) in cash and cash equivalents in the period


 

 

(6,203)

 

 

35,258

 

 

37,360

 

Cash and cash equivalents at beginning of the period


 

 

46,465

 

 

9,105

 

 

9,105

Cash and cash equivalents at end of the period

 


40,262

 

 

44,363

46,465

 

 

 

 



Accounting Policies

General information

Lok'nStore Group plc is an AIM listed company incorporated and domiciled in England and Wales. As required, further information is available in the investor section of the Company's website at http://www.loknstore.co.uk.The address of the registered office is One Fleet Place, London, EC4M 7WS, UK. Copies of this Interim Report and Accounts may be obtained from the Company's head office at 112 Hawley Lane, Farnborough, Hants, GU14 8JE or from the investor section of the Company's website at http://www.loknstore.co.uk. The    principal activities of the Group and the nature of its operations are described in the Business and Financial Review.                        

 

Basis of Accounting

The interim results for the six months ended 31 January 2023 have been prepared on the basis of the accounting policies expected to be used in the 2023 Lok'nStore Group Plc Annual Report and Accounts and in accordance with the recognition and measurement principles of UK adopted International Accounting Standards.  

 

The statutory accounts for the year ended 31 July 2022 were delivered to the Registrar of Companies following the Company's Annual General Meeting and will be available from the investor section of the Company's website at http://www.loknstore.co.uk.

 

The same accounting policies, presentation and methods of computation are followed in these interim condensed set of financial statements as have been applied in the Group's latest annual audited financial statements and will also be applied to the next annual audited financial statements.

 

The interim results, which were approved by the Directors on 21 April 2023, are unaudited.  The interim results do not constitute statutory financial statements within the meaning of section 434A of the Companies Act 2006.

 

Comparative figures for the year ended 31 July 2022 have been extracted from the statutory accounts for the Group for that period, which carried an unqualified audit report, did not include a reference to any matters to which the auditor drew attention by way of emphasis of matter, did not contain a statement under section 498(2) or (3) of the Companies Act 2006 and have been delivered to the Registrar of Companies.

 

Basis of consolidation

The consolidated financial statements incorporate the financial statements of the Company and entities controlled by the Company (and its subsidiaries). Control is achieved where the Company has power over the investee, exposure or rights to variable returns from the investee and the ability to use its power to vary those returns. Intra-group transactions, balances, and unrealised gains and losses on transactions between Group companies are eliminated on consolidation, except to the extent that intra-group losses indicate an impairment.

 

Going concern

The Directors can report that, based on the Group's budgets and financial projections, which include a recognition of the inflationary effect of rising costs, on the Group, they have satisfied themselves that the business is a going concern. The impact of rising costs and increasing bank interest rates and the measures the Directors have taken to mitigate its effects are set out in the Business and Financial Review.

 

The Group has a  Revolving Credit Facility of £100 million which runs until April 2026.The Board has a reasonable expectation that the Company and the Group have adequate resources and facilities to continue in operational existence for the foreseeable future based on Group cash balances and cash equivalents of £40.3 million (31.07.2022: £46.5 million), undrawn committed bank facilities at 31 January 2023 of £33.2 million (31.07.2022: £33.2 million), and cash generated from operations in the period of £7.85 million (31.01.2022: £7.45 million) (31.07.2022: £18.6 million).

 

With interest rates rising, interest risk per se is increasing, however the Executive and the Board monitor this position carefully through the Group's detailed operating reports produced on a weekly basis and detailed financial and accounting reports produced on a monthly basis. The Group's bank covenant compliance is reviewed as part of this process. The Bank's senior interest covenant is tested quarterly on a 12-month rolling basis.

 

The Group is fully compliant with all bank covenants and undertakings and is not obliged to make any repayments prior to expiration.  The robust capital structure, cash flow and financing and the performance of the business are reported in the Chairman's Statement and in the Business and Financial review. The interim financial statements are therefore prepared on a going concern basis.

 

Revenue recognition

The Group recognises revenue when the amount of the revenue can be reliably measured and when goods are sold and title has passed. Revenue from services provided is recognised evenly over the period in which the services are provided.

 

a)   Self-storage revenue

Self-storage services are provided on a time basis. The price at which customers store their goods is dependent on size of unit and store location. Customers are invoiced on a four-weekly cycle in advance and revenue is recognised based on time stored to date within the cycle. When customers vacate, they are rebated the unexpired portion of their four weekly advance payment (subject to a seven-day notice requirement). Revenue is recognised evenly over the period of self-storage.

 

b)   Retail sales

The Group operates a packaging shop within each of its storage centres for selling storage-related goods such as boxes, tape and bubble-wrap. Sales include sales to the public at large as well as self-storage customers. Sales of goods are recognised at point of sale when the product is sold to a customer.

 

c)   Insurance

Customers may choose to insure their goods in storage. The weekly rate of insurance charged to customers is calculated based on the tariff per week for each £1,000 worth of goods stored by the customer. This charge is retained by Lok'nStore and covers the cost of the block policy and other costs.  Customers are invoiced on a four-weekly basis for the insurance cover they use, and revenue is recognised based on time stored to date within the cycle.

 

The Group provides insurance to customers through a block policy purchased from its insurer. Block policyholders supply VAT exempt insurance transactions as principals rather than insurance-related services as intermediaries and accordingly insurance income received from the customer is recognised as revenue rather than offset against the costs of the block policy. The key characteristics of a block policy are that:

 

· There is a contract between the block policyholder and the insurer which allows the block policyholder to effect insurance cover subject to certain conditions.

· The Group acting in our own name as the block policyholder procures insurance cover for third parties from the insurer.

· There is a contractual relationship between the block policyholder and third parties under which the insurance is procured.

· The block policyholder stands in place of the insurer in effecting the supply of insurance to the third parties.

· The Group is not exposed to any insured losses arising from its insurance activity.

 

d)   Management fee income

Management fees earned for managing stores not owned by the Group are recognised over the period for which the services are provided.  Fees are invoiced monthly based on a percentage of revenue performance. Additional performance fees may be earned if an individual managed stores' EBITDA performance exceeds agreed thresholds. Periodic fees may also be earned for additional specific services provided and are invoiced when that service has been completed. Revenue is recognised for each performance condition once the condition has been met.

 

Critical Accounting Estimates a) and b) and Judgements c) and d)

The preparation of financial statements under IFRS requires management to make estimates and assumptions that may affect the application of accounting policies and the reported amounts of assets and liabilities, income and expenses. Actual outcomes may differ from these estimates and assumptions. The estimates and assumptions that have a significant risk of causing a material adjustment to the carrying amounts of assets and liabilities within the next financial year are discussed below.

 

a) Estimate of fair value of trading properties

The Group commissions an external valuation of its self-storage stores. This valuation uses a discounted cash flow methodology which is based on current and projected net operating income. Principal assumptions underlying management's estimation of the fair value are those relating to stabilised occupancy levels expected future growth in storage fees and operating costs, maintenance requirements, capitalisation rates and Discount Rates.

 

The Directors, with the assistance of JLL, undertook a Directors' Valuation as at 31 January 2023 in respect of our properties externally valued at 31 July 2022. As part of this valuation process, the Directors' commissioned JLL to complete a review of a representative sample of the portfolio to reflect the key changes in current market activity, occupancy, rent as well as upcoming changes in business rates. They undertook a desktop valuation of three stabilised stores and two stores in early fill up.

 

The Directors' then prepared a management valuation of all remaining stores using the following assumptions which were driven by the JLL desktop valuations inputs consistent with the sample.

As a consequence the Directors have applied a £17.95 million reduction (6.4%) to the fair value of our freehold and leasehold stores which are now stated at £261.1 million (31.7.2022: £279.0 million).

 

A more detailed explanation of the background and methodology adopted in the valuation of the Group's trading properties is set out in note 11. The carrying value of land and buildings held at valuation at the reporting date was £222.8 million (31.07.2022: £239.8 million) as shown in the table in note 11.

 

b) Assets in the course of construction and land held for store development ('Development property assets')

The Group's development property assets are held in the statement of financial position at historic cost and are not valued externally. In acquiring sites for redevelopment into self-storage facilities, the Group estimates and makes judgements on the potential lettable storage space that it can achieve in its planning negotiations, together with the time it will take to achieve maturity. In addition, assumptions are made on the storage fees that can be achieved at the store by comparison with other stores within the portfolio and within the local area.

 

These judgements, taken together with estimates of operating costs and the projected construction cost, allow the Group to calculate the potential net operating income at maturity, projected returns on capital invested and hence to support the purchase price of the site at acquisition.

 

Following the acquisition, regular reviews are carried out taking into account the status of the planning negotiations, and revised construction costs or capacity of the new facility, for example, to make an assessment of the recoverable amount of the development property. The Group reviews all development property assets for impairment at each reporting date in the light of the results of these reviews.  Once a store is opened it is valued as a trading store.

 

The carrying value of development property assets at the reporting date was £36.4 million (31.07.2022: £29.2 million).  See note 11 for more details.

 

c)  Classification of self-storage facilities as owner-occupied properties rather than investment properties

The Directors consider that Lok'nStore Group plc is the Parent Company of a "Trading business" and is not wholly or mainly engaged in making investments. The holding of land is not a core activity.

 

The Group is an integrated storage solutions business offering a range of services to its customers. We provide services to our customers under contracts for the provision of storage services which do not give them any property or tenancy rights and a large number of the stores we operate are from properties where we do not own the land or the buildings. The assets we do own are valued on the basis of the trading cash flows that the operating businesses generate.

 

The Group continues to develop its managed stores' business where it uses its operational and logistic expertise to provide a full range of services to customers in stores we manage for third-party owners.  In recent years the Group has developed many new managed stores all of which are owned by third-party investors and managed by Lok'nStore.

 

Historically owned sites at Woking, Ashford, Swindon and Crayford, have been the subject of sale and manage-back transactions by which Lok'nStore has retained the management of the business when a third-party owner acquired the business, land and buildings.

 

In the previous period ended 31 January 2022, the Group executed on the sale and Manage-back of a further four trading stores, again retaining the management of the stores as Lok'nStore branded stores. All of this trading activity as well as the self-storage income earned from our leasehold stores' activity demonstrate that the holding of land is not a core activity because the trading operation is not dependent on the ownership of land.

 

Furthermore, the Group has always and continues to comply with all of the usual accounting and tax protocols consistent with a trading business. As at the period-end, Lok'nStore operates 40 stores mainly in southern England, although in recent years we have expanded our historically southern England focused geographic footprint into the South-West (Exeter), Wales (Cardiff) and the North West (Salford, Warrington and Altrincham).

 

Lok'nStore owns the freehold interest in 15 stores, 9 of the stores are held under commercial leases. There are a further 16 managed stores operating under management contracts for third-party owners making a total of 40 stores trading under the Lok'nStore brand.  

 

One of the features of Lok'nStore's strategy is to increase the number of stores we manage for third parties selling our expertise in storage solutions management, operating systems and marketing, through management fees rather than retaining a proprietary interest in land and buildings.

 

The classification of self-storage facilities as owner-occupied properties rather than investment properties has resulted in the recognition of a reduction in fair value in the period of £12.0 million (net deferred of tax) (31.07.2022: Gain £45.9 million) (31.1.2022 Gain: £19.8 million) in Other Comprehensive Income rather than in the profit or loss.

 

d) Application of IFRS 16

The Group uses judgement to assess whether the interest rate implicit in the lease is readily determinable.   When the interest rate implicit in the lease is not readily determinable, the Group makes a judgement on the incremental borrowing rate based on its external borrowings secured against a similar asset, adjusted for the term of the lease.



Notes to the Financial Statements

For the six months ended 31 January 2023

 

1          Revenue

 

Analysis of the Group's revenue from continuing operations is shown below:

 


Six months

ended

31 January

2023

Unaudited

Six months

ended

31 January

2022

Unaudited

 Year

ended

31 July

2022

Audited

Stores trading

£'000

£'000

£'000

Self-storage revenue

11,438

11,362

21,585

Insurance revenue

1,138

1,201

2,239

Retail sales

124

126

252

Sub-total - self-storage revenue - owned stores

12,700

12,689

24,076

Management fees - managed stores

822

674

2,785

Sub-total

13,522

13,363

26,861

Non-storage income

61

21

41

Total revenue per statement of comprehensive income

13,583

13,384

26,902

 

 

2           Property, staff, distribution, general costs and          

                retail cost of sales

Six months ended

31 January

2023

Unaudited

£'000

Six months

ended

31 January

2022

Unaudited

£'000

Year

ended

31 July

2022

Audited

£'000


 



 

Property and premises costs

 

3,034

 

2,680

 

5,304

Property lease rental payments

(871)

(903)

(1,746)

Net property and premises costs

2,163

1,777

3,558

Staff costs

2,577

2,695

5,369

General overheads

787

703

1,438

Sub total - operating costs

5,527

5,175

10,365

Retail products cost of sales

125

93

188

Total property, staff, distribution, general costs and retail cost of sales

5,652

5,268

10,553

 

3          Cost of sales of retail products

Cost of sales represents the direct costs associated with the sale of retail products such as boxes and packaging and the ancillary sales of insurance cover for customer goods, all of which fall within the Group's ordinary activities.

 


Six months ended

31 January

2023

Unaudited

£'000

Six months

ended

31 January

2022

Unaudited

£'000

Year

ended

31 July

2022

Audited

£'000

Retail

55

57

113

Insurance

48

12

23

Other

22

24

52

Total cost of sales of retail products

125

93

188

 

 

 

 

 

4          Non-underlying items


Six months ended

31 January

2023

Unaudited

£'000

Six months

ended

31 January

2022

Unaudited

£'000

Year

ended

31 July

2022

Audited

£'000

Profit on sale of trading stores 1

-

6,089

5,936

Liquidated damages received on development 2

195

-

175

Abortive costs 3

(76)

-

(372)


119

6,089

5,739

2022/23

1          Profit arising on the sale and manage-back of four trading stores located at Basingstoke, Cardiff, Horsham, and Portsmouth.

2          Liquidated damages received on the late delivery of a new store development which has subsequently opened.

3          The Group's active search for suitable development sites for new Landmark stores has resulted in some abortive costs - mainly around planning and corporate professional costs.

 

5          Finance income                                                                                


Six months ended  

31 January

2023

Unaudited

£'000

Six months ended

31 January

2022

Unaudited

£'000

Year ended

31 July

2022

Audited

£'000

Bank interest

305

-

42

Total finance income

305

-

42

                                   

6          Finance costs


Six months ended 31 January

2023

Unaudited

£'000

Six months ended 31 January

2022

Unaudited

£'000

Year ended

31 July

2022

Audited

£'000

Bank interest

676

235

707

Non-utilisation fees

100

68

166

Amortisation of bank loan arrangement fees

117

98

216

Interest on lease liabilities

115

138

239

Total finance cost

1,008

539

1,328

 

Most interest payable arises on bank loans classified as financial liabilities measured at amortised cost.

 

7          Profit before taxation                                                                                  


Six months ended

31 January

2023

Unaudited

£'000

Six months

ended 31 January

2022

Unaudited

£'000

Year ended

31 July

2022

Audited

£ '000

Profit before taxation is stated after charging:

 



Depreciation and amounts written off property, plant and equipment:

 



Depreciation based on historic cost

1,225

1,176

2,316

Depreciation based on revalued assets

576

311

1,094

Depreciation of property, plant and equipment:

1,801

1,487

3,410

Depreciation of right of use assets

662

744

1,317


2,463

2,231

4,727

 

 

 

 

 

8          Taxation


Six months ended 31 January

2023

Unaudited

£'000

Six months

ended 31 January

2022

Unaudited

£'000

Year

ended 31 July

2022

Audited

£'000

Current tax:

 



UK corporation tax

671

903

1,683

Deferred tax:

 



Origination and reversal of temporary differences

336

1,598

2,113

Total deferred tax charge

336

1,598

2,113

Income tax expense for the period/year

1,008

2,501

3,796

 

The charge for the period can be reconciled to the profit for the period as follows:

 


Six months ended 31 January

2023

Unaudited

£'000

Six months

ended 31 January

2022

Unaudited

£'000

Year

ended 31 July

2022

Audited

£'000

 

Profit before tax

 

4,659

 

11,333

 

15,874

Tax on ordinary activities at the standard effective rate of corporation tax in the UK of 19%

 

866

 

2,153

 

3,016

Depreciation of non-qualifying assets

225

62

377

Share based payment charges in excess of corresponding tax deduction

 

(13)

 

(21)

 

(337)

Other non-deductible expenditure

2

-

-

Adjustments in respect of prior periods - corporation tax

-

-

111

Realised gain on sale and manage-back assets subject to 'roll-over relief'

 

-

(1,157)

 

-

Rolled over gain on sale and manage back stores

-

1,522

432

Other

(72)

(58)

197

Income tax expense for the period/year

1,008

2,501

3,796

Effective tax rate

21.6%

22.1%

24%

 

With the increase in corporation tax rate to 25% effective 1 April 2023, the Group will pay a blended rate of 21% for year ended 31 July 2023.

 

9          Dividends


Six months ended 31 January 2023

Unaudited

£'000

Six months ended 31 January 2022

Unaudited

£'000

Year

ended 31 July

2022

Audited

£'000

Amounts recognised as distributions to equity holders in the year:

 

 


 

Final dividend - year ended 31 July 2021 (10.67 pence per share)

Interim dividend - six months to 31 July 2022 (5.00 pence per share)

Final dividend - year ended 31 July 2022 (12.25 pence per share)

 

-

-

         

3,602

 

3,132

-

         

-

 

3,132

1,469

         

-


3,602

3,132

4,601

 

In respect of the current period the Directors propose that an interim dividend of 5.75 pence per share will be paid to the shareholders. The total estimated dividend to be paid is £1.7 million based on the number of shares currently in issue as adjusted for shares held in the Employee Benefits Trust.

 

This interim dividend is an on-account payment of a final annual dividend and is ultimately subject to approval by shareholders at the 2023 Annual General Meeting and has not been included as a liability in these financial statements.

 

The ex-dividend date will be 4 May 2023; the record date 5 May 2023 with an intended payment date of 9 June 2023. The final deadline for Dividend Reinvestment Election is 19 May 2023.

 

10        Earnings per share

 

The calculations of earnings per share are based on the following profits and numbers of shares.

 

 

 

 

Six months

ended

31 January

2023

Unaudited

£'000

Six months

ended

31 January

2022

Unaudited

£'000

Year

ended

31 July

2022

Audited

£'000


 



Total profit for the financial year attributable to owners of the parent

3,651

8,832

12,078


 

No. of shares

 

No. of shares

 

No. of shares

Weighted average number of shares




For basic earnings per share

29,479,779

29,277,827

29,287,451

Dilutive effect of share options

520,042

520,839

549,321

For diluted earnings per share

29,999,821

29,798,666

29,836,772

 

623,212 shares (31.01.2022: 623,212) are held in the Employee Benefit Trust, and these are excluded from the above calculation.

                                                         

Earnings per share attributable to owners of the Parent

Six months

ended

31 January

2023

Unaudited

 

Six months

ended

31 January

2022

Unaudited

 

Year

ended

31 July

2022

Audited

 

Earnings per share - Basic

 

 


Basic earnings per share

12.38p            

30.16p            

 

41.24p

Earnings per share - Diluted

 



Total diluted earnings per share

    12.17p

    29.64p

40.48p

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

11        Property, plant and equipment

 

Group

Development

property assets

at cost

£'000

Land and

buildings

at valuation

£ '000

Short leasehold

improvements

at cost

£'000

Fixtures,

fittings and

equipment

at cost

£'000

Motor

vehicles

at cost

£'000

Total

£'000

Cost or valuation

 

 

 

 

 

 

 

1 August 2021

 

33,676

 

199,617

 

7,557

 

30,420

 

10

 

271,280

Additions

Transfers

5,993

(8,026)

649

6,212

24

-

424

1,814

-

-

7,090

-

Disposals

-

(30,101)

-

(1,649)

-

(31,750)

Revaluations

-

24,876

-

-

-

24,876

31 January 2022 Unaudited

31,643

201,253

7,581

31,009

10

271,496

Depreciation







1 August 2021

-

-

2,509

13,109

10

15,628

Depreciation

-

716

149

622

-

1,487

Revaluations

-

-

-

-

(716)

31 January 2022 Unaudited

-

2,658

13,731

10

16,399

Net book value at 31 January 2022 - Unaudited

 

31,643

 

201,253

 

4,923

 

17,278

 

-

 

255,097

 

 

 

 

 

 

 

Cost or valuation

 

 

 

 

 

1 February 2022

31,643

201,253

7,581

31,009

10

271,496

Additions

4,618

107

134

239

-

5,098

Transfers

(7,046)

5,022

-

2,024

-

-

Disposals

-

       -

-

(1,966)

-

(1,966)

Revaluations

-

-

-

-

    33,423

 

31 July 2022 - Audited

 

29,215

 

239,805

 

7,715

 

31,306

 

10

 

308,051

Depreciation

 

 

 

 

 

 

1 February 2022

-

-

2,658

13,731

10

16,399

Depreciation

-

1,156

147

620

-

1,923

Disposals

-

-

-

(1,963)

-

(1,963)

Revaluations

-

-

-

-

(1,156)

31 July 2022 - Audited

-

2,805

12,388

10

15,203

Net book value at 31 July 2022 - Audited

29,215

239,805

4,910

18,918

-

292,848

Cost or valuation

1 August 2022

 

29,215

 

239,805

 

7,715

 

31,306

 

10

 

308,051

Additions

7,178

50

32

991


8,251

Disposals

-

-

-

-

-

-

Revaluations

-

-

-

-

(17,016)

31 January 2023 - Unaudited

36,393

222,839

7,747

32,297

10

299,286

Depreciation

 

 

 

 

 

 

1 August 2022

-

-

2,805

12,388

10

15,203

Depreciation

-

958

151

692

-

1,801

Revaluations

-

-

-

-

(958)

31 January 2023 Unaudited

-

2,956

13,080

10

16,046

Net book value at 31 January 2023 - Unaudited

 

36,393

 

222,839

 

4,791

 

19,217

 

-

 

283,240

 

 

 

 

The Group has an active store development programme and has material qualifying assets that take a substantial period of time to develop from acquisition to store opening. Accordingly, in accordance with IAS 23, borrowing costs of £663,658 (six months ended 31.1.2022: £296,466: year ended 31.07.2022 £589,843) have been capitalised in the current period that are directly attributable to the acquisition, construction and fit-out of these qualifying store assets.

 

Capital expenditure during the period totalled £7.6 million. This was primarily the purchase (exchange of contracts) of the Milton Keynes site, together with ongoing construction and fit out works at our sites in Bedford and Peterborough, as well as planning and pre-development works at our Bournemouth, Altrincham, Barking Cheshunt and Bolton sites. 

 

Property, plant and equipment (non-current assets) with a carrying value of £283.2 million (31.7.2022: £292.8 million) (31.1.2022: £255.1 million) are pledged as security for bank loans (see Note 17).

 

Market Valuation of Freehold and Operating Leasehold Land and Buildings

The Directors, with the assistance of JLL, undertook a Directors' Valuation as at 31 January 2023 in respect of our properties externally valued at 31 July 2022. As a consequence, the directors have applied a £17.95 million reduction (6.4%) to the fair value of our freehold and leasehold stores which are now stated at £261.1 million (31.7.2022: £279.0 million). After this adjustment store values were 9.8% higher than at 31 January 2022.

 

As part of the Directors' valuation process, we commissioned JLL to complete a review of a representative sample of the portfolio to reflect the key changes in current market activity, occupancy, rent as well as upcoming changes in business rates. They undertook a desktop valuation of;

 

·      Three stabilised stores

·      Two stores in early fill up

 

The Directors' then prepared a management valuation of all remaining stores using the following assumptions which were driven by the JLL desktop valuations inputs consistent with the sample stabilised stores.  Specifically;

 

·      Exit Yield and Discount Rate increased by 50bpts on all freehold stores from the values applied by JLL at 31st July 2022

·      Short term EBITDA assumptions were reduced to reflect the combined output of improved revenue offset by increased costs. 

·      Longer term EBITDA has improved as JLL assume costs stabilisation and continued improved trading.

·      Leasehold stores had the leasehold term adjusted to reflect the time passed (6 months) between July 2022 and Jan 2023

 

Applying the above methodology has resulted in a same store valuation reduction of £17,950,000 (6.4%). 

 

It remains the Group's established policy to undertake a comprehensive external valuation at each year-end and we will do so at the next year-end at 31 July 2023. 

 

Directors' valuation of land and property

Land & Buildings at the rear of the new Salford trading store.

Following the opening of the Salford store there is a remainder of land and building at the rear of the new store which is suitable for rent on commercial terms to third party users. Based on negotiated rents with third parties the Directors continue to place a Directors' Valuation of £1.5 million on this land and building. 31.1.2022: £1.5 million).

 

12        Right of Use assets (ROU)

The Group accounts for the value of its property leases on the balance sheet by the recognition of a right of use asset (the right to use the leased item) and a corresponding financial liability to pay rentals due over the property lease term. This treatment relates to the Group's property leases. The Group has no leases on any other types of assets.

 

The Group recognises right of use (ROU) assets of £9.7 million at 31 January 2023 (31.1.2022: £11.8 million) and total lease liabilities of £10.1 million, (31.1.2022: £10.9 million) with depreciation charges of £0.66 million (31.1.2022: £0.74 million) and lease interest charges of £0.11 million (31.1.2021: £0.14 million). 

 

 

 

Detailed analysis is provided in the tables below: -

 

 

Group property leases

 

Group

31 January

2023

               £'000

Group

31 January

2022

               £'000

Group

31 July

2022                        £'000

 

 



Total rents payable under property leases

871

901

1,746

 

Statement of Financial Position (extract)

 



Right of Use Asset (ROU)

9,712

11,809

10,424

 

 

Group

31 January

2023

               £'000

Group

31 January

2022

               £'000

Group

31 July

2022                        £'000

 

 



Property rentals

871

901

1,746

Depreciation of right of use assets (ROU)

(662)

(744)

(1,314)

Interest charged on lease liability

(115)

(138)

(239)

Impact on Comprehensive Income

94

19

193

 

The Group has no leases on any other types of assets. The Present Value of all future operating lease payments is calculated using 2.2% (2022: 2.2%) as an incremental borrowing rate as the single Discount Rate. The right of use assets are depreciated based on the individual lease term of the separate leases.

 

13        Inventories


31 January

2023

Unaudited

£'000

31 January

2022

Unaudited

£'000

31 July

2022

Audited

£'000

Consumables and goods for resale

132

252

143

The amount of inventories recognised as an expense during the period was £54,851 (31.1.2022: £56,183).

 

14        Trade and other receivables

                                                                                                               


31 January

2023

Unaudited

£'000

 

31 January

2022

Unaudited                           £'000

 

31 July

2022

Audited                           £'000

Trade receivables

1,960

1,353

1,198

Other receivables

1,252

2,537

2,318

Prepayments and accrued income

526

591

472


3,738

4,481

3,988

                                   

Trade receivables

In respect of its self-storage business the Group does not typically offer credit terms to its customers and hence the Group is not exposed to significant credit risk. All customers are required to pay in advance of the storage period. Late charges are applied to a customer's account if they are more than ten days overdue in their payment. The Group provides for receivables based upon sales levels and estimated recoverability.

 

There is a right of lien over the customers' goods, so if they have not paid within a certain time frame the Group has the right to sell the items they store to cover the debt owed by the customer. Trade receivables that are overdue are provided for based on estimated irrecoverable amounts, determined by reference to expected credit losses.  

 

For individual self-storage customers, the Group does not perform credit checks. However, this is mitigated by the fact that all customers are required to pay in advance. Before accepting a new business customer who wishes to use a number of the Group's stores, the Group uses an external credit rating to assess the potential customer's credit quality and defines credit limits by customer. There are no customers who represent more than 5% of the total balance of trade receivables.

There has not been a significant change in credit quality in the Group's trade receivables and the amounts are still considered recoverable. The Group holds a right of lien over its self-storage customers' goods if these debts are not paid.

 

15        Trade and other payables


31 January

2023

Unaudited

£'000

31 January

2022

Unaudited                           £'000

31 July

2022

Audited                           £'000

Trade payables

2,310

1,141

1,849

Taxation and social security costs

401

552

1,014

Other payables

561

584

588

Accruals and deferred income

3,621

3,173

3,778


6,893

5,450

7,229

The Directors consider that the carrying amount of trade and other payables and accruals approximates fair value.

 

16        Capital management and gearing

The Group manages its capital to ensure that entities in the Group will be able to continue as going concerns while maximising the return to stakeholders through the optimisation of the debt and equity balance.

 

The capital structure of the Group consists of debt, which includes the borrowings disclosed in 17, cash and cash equivalents and equity attributable to the owners of the Parent, comprising issued capital, reserves and retained earnings as disclosed in the Consolidated Statement of Changes in Equity. 

 

The Group's banking facilities require that management give regular consideration to interest rate hedging strategy. The Group has complied with this requirement during the year.

 

The Group's Board reviews the capital structure on an on-going basis. As part of this review, the Board considers the cost of capital and the risks associated with each class of capital.

 

The Group seeks to have a relatively conservative gearing ratio (the proportion of net debt to equity) balancing the overall level with the opportunities for the growth of the business. The Board considers at each review the appropriateness of the current ratio in light of the above. The Board is currently satisfied with the Group's gearing ratio.

 

The gearing ratio at the period-end is as follows:

 

Gearing - Bank Borrowings

31 January

2023

Unaudited                             £'000

31 January

2022

Unaudited                     £'000

31 July

2022

Audited                     £'000

Gross debt

(66,785)

(66,785)

(66,785)

Cash and cash equivalents

40,262

44,363

46,465

Net debt

(26,523)

(22,422)

(20,320)

Total equity - balance sheet

193,674

177,362

205,346

Net debt to equity ratio

13.7%

12.6%

9.9%

 

Total Gearing - Bank Borrowings and lease liabilities

31 January

2023

Unaudited                             £'000

31 January

2022

Unaudited                     £'000

31 July

2022

Audited                     £'000

Gross debt - bank borrowings

(66,785)

(66,785)

(66,785)

Gross debt - lease liabilities

(10,087)

(12,451)

(10,894)

Cash and cash equivalents

40,262

44,363

46,465

Net debt

(36,610)

(34,873)

(31,214)

Total equity - balance sheet

193,674

177,362

205,346

Net debt to equity ratio

18.9%

19.7%

15.2%

 

Cash balances held in current accounts attract no interest, but surplus cash is transferred daily to a treasury deposit account which earns interest at the prevailing money market rates. All amounts are denominated in Sterling. The balances at 31 January 2023 are as follows:

 


31 January

2023

Unaudited                             £'000

31 January

2022

Unaudited                     £'000

31 July

2022

Audited                     £'000

 

Variable rate treasury deposits

 

39,490

 

4,815

 

45,371

SIP trustee deposits

63

63

63

Cash in operating current accounts

703

39,223

1,031

Other cash and cash equivalents

6

262

-

Total cash and cash equivalents

40,262

44,363

46,465

 

The Group reviews the current and forecast projections of cash flow, borrowing and interest cover as part of its monthly management accounts review. In addition, an analysis of the impact of significant transactions is carried out regularly, as well as a sensitivity analysis of the impact of movements in interest rates on gearing and interest cover.

 

The Group places its cash deposits not immediately required for store development activity cash on Treasury Deposit Reserve in tranches based on fixed monthly deposit periods and executes these on a rolling basis.

 

17        Borrowings

 

The Group currently has £66.8 million drawn against its facility which is secured with RBS and ABN AMRO jointly by legal charges and debentures over the freehold and leasehold properties and other tangible assets of the business with a net book value of £283.2 million (31.1.2022: £255.8 million) together with cross-company guarantees from Group companies.

 

The interest rate is set under the new Sterling Overnight Index Average (SONIA) arrangements replacing the London Inter-Bank Offer Rate (LIBOR). The all-in debt cost on £66.8 million drawn averaged 4.13% (31.7.2022: 1.55%) in the period with the costs of debt rising to 4.96% on active revolving loans.

 

The Group is not obliged to make any repayments prior to the facility's expiration in April 2026.

 

                                                                                                               

Bank borrowings

31 January

2023 Unaudited

£'000

31 January

2022 Unaudited

£'000

31 July

2022

Audited                      £'000

Non-current

 

 


Bank loans repayable in more than two years

 



 but not more than five years

 



Gross

66,785

66,785

66,785

Deferred financing costs

(471)

(706)

(589)

Net bank borrowings

66,314

66,079

66,196

Non-current borrowings

66,314

66,079

66,196

 

 

18        Lease liabilities

 

The lease liability is initially measured at the present value of the lease payments that are not paid at the commencement date, discounted by using the rate implicit in the leases. Where this cannot be readily determined the Present Value of all future operating lease payments is calculated using 2.2% (2022: 2.2%) as an incremental borrowing rate as the Discount Rate.

 

After the application of a weighted depreciation charge based on the individual lease term of the separate leases and the imputation of an interest charge at 2.2% (2022: 2.2%) as part of the amortisation of the lease liability the total lease liabilities are shown below.

 

 

Lease liabilities attributable to Right of Use assets

     31 January

2023 Unaudited               £'000

      31 January

2022 Unaudited               £'000

                  31 July

2022

Audited

                   £'000      


 




 



Current lease liabilities

 



Amounts due within one year

1,295

1,272

1,612

Non-current lease liabilities

 



Amounts due in one to two years

1,075

1,044

1,174

Amounts due in three to five years

2,642

2,827

2,774

Amounts due in more than five years

5,075

7,308

5,334

Non-current lease liabilities

8,792

11,179

9,282

Total lease liabilities

10,087

12,451

10,894

 

Lease liabilities attributable to Right of Use assets

     31 January

2023 Unaudited               £'000

     31 January

2022 Unaudited

            £'000

                  31 July

2022

Audited                  £'000      


 



Total lease liabilities B/fwd

10,894

11,166

11,166

Increase in lease liabilities - lease extensions

(51)

2,050

1,235

Lease repayments

(871)

(903)

(1,746)

Lease interest (non-cash)

115

138

239

Total lease liabilities C/fwd

10,087

12,451

10,894

 

The portfolio of property leases all have similar characteristics. Subject to periodic future rent reviews, typically every five years, there are no variable lease payments. The Group has no leases on any other types of assets.

 

The total future commitments due under non-cancellable leases is set out in note 25 (Commitments under Property Leases).

 

 

19        Deferred tax                                      

Deferred tax liability

31 January 2023

Unaudited

£'000

31 January 2022

Unaudited

£'000

31 July

2022

Audited

£'000

Liability at start of period/year

63,214

46,760

46,760

Charge to income for the period/year

336

1,598

2,113

Tax charged / credited directly to other comprehensive income

(4,014)

5,816

14,284

Credit to share based payment reserve

-

-

57

Liability at end of period/year

59,536

54,174

63,214

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

20        Share capital                                                            


31 January 2023

Unaudited

£'000

31 January 2022

Unaudited

£'000

31 July

2022

Audited

£'000

Authorised: 35,000,000 ordinary shares of 1 pence each

350

350

350


 

Called up,

 

Called up,

 

Called up,


allotted and

allotted and

allotted and


fully paid

fully paid

fully paid


Number

Number

Number

Number of shares at start of period/year

30,003,545

29,686,787

29,686,787

Options exercised during period/year

42,657

291,268

316,758

Balance at end of period/year

30,046,202

29,978,055

30,003,545

Allotted, issued and fully paid ordinary shares

£

£

£

Balance at start of period/year

301

297

298

Options exercised during period/year

-

3

3

Balance at end of period/year

301

300

301

 

The Company has one class of ordinary shares which carry no right to fixed income.

 

21        Other reserves



 

Other

 

Capital

Share-based



Merger

reserve

redemption

payment



reserve


reserve

reserve

Total

Group

£'000

£'000

£'000

£'000

£'000

1 August 2021 - Audited

6,295

1,294

34

1,515

9,138

Equity share based payments

-

-

-

101

101

Tax credit relating to share options

-

-

-

(166)

(166)

31 January 2022 - Unaudited

6,295

1,294

34

1,450

9,073

Equity share based payments

-

-

-

100

100

Transfer to retained earnings in relation to share based payments

 

-

 

-

 

-

 

(180)

 

(180)

Tax relating to share options

-

-

-

109

109

31 July 2022 - Audited

6,295

1,294

34

1,479

9,102

Equity share based payments

-

-

-

225

225

 

Tax credit relating to share options

-

-

-

(24)

(24)

 

31 January 2023 - Unaudited

6,295

1,294

34

1,680

9,303

 

 

Merger reserve

The merger reserve represents the excess of the nominal value of the shares issued by Lok'nStore Group plc over the nominal value of the share capital and share premium of Lok'nStore Limited as at 31 July 2001.

 

Other reserves

The other distributable reserve and the capital redemption reserve arose in the year ended 31 July 2004 from the purchase of the Company's own shares and a cancellation of share premium.

 

Share based payment reserve

Under IFRS 2 there is the option to make transfers from the share-based payment reserve to retained earnings in respect of accumulated share option charges where the options have either been exercised or have lapsed post-vesting.

 

 

 

22        Retained earnings

 


Retained earnings before

 

 

Retained



deduction of

Own shares

earnings



own shares

(Note 23)

Total

Group


£'000

£'000

£'000

1 August 2021 - Audited

 

26,772

(500)

26,272

Profit for the financial period- restated


8,832

-

8,832

Transfer from revaluation reserve - additional depreciation on revaluation


234

-

234

Transfer share-based payment reserve


166

-

166

Reserve transfer from disposal of assets


20,258

-

20,258

Dividend paid


(3,132)

-

(3,132)

31 January 2022 - Unaudited

 

53,130

(500)

52,630

1 February 2022 - Unaudited

Profit for the financial period

 

 

3,246                              

 

-

 

3,246                              

Transfer from revaluation reserve - additional depreciation on revaluation

 

                   587

-

                   587

Transfer share-based payment reserve (Note 21)

 

14

-

14

Dividend paid

 

(1,469)

-

(1,469)

31 July 2022 - Audited

 

55,508

(500)

55,008

1 August 2022 - Audited

 




Profit for the financial period

 

3,651

-

3,651

Transfer from revaluation reserve - additional depreciation on revaluation

 

432

-

432

Transfer share-based payment reserve (Note 21)

 

24

-

24

Dividend paid

 

(3,602)

-

(3,602)

31 January 2023 - Unaudited

 

56,013

(500)

55,513

 

The transfer from revaluation reserve represents the additional depreciation charged on revalued assets net of deferred tax. The Own Shares Reserve represents the cost of shares in Lok'nStore Group plc purchased in the market and held in the Employee Benefit Trust to satisfy awards made under the Group's share incentive plan.

 

The reserve transfer on disposal of assets arises from the disposal of the four sale and manage-back stores

and represents a transfer from revaluation reserve (an unrealised gain) to retained earnings (a realised gain).

 

23        Own shares


EBT

EBT

Treasury

Treasury

Own shares


shares

shares



total


Number

£

Number

£

£

31 July 2021 - Audited

623,212

499,910

 

-

499,910

31 January 2022 - Unaudited

623,212

499,910

-

-

499,910

31 July 2022 - Audited

499,910

-

-

499,910

31 January 2023 - Unaudited

623,212

499,910

-

-

499,910

 

The Group operates an Employee Benefit Trust (EBT) under a settlement dated 8 July 1999 between Lok'nStore Limited and Lok'nStore Trustee Limited, constituting an employees' share scheme.

 

Funds are placed in the trust by way of deduction from employees' salaries on a monthly basis as they so instruct for purchase of shares in the Company. Shares are allocated to employees at the prevailing market price when the salary deductions are made.  

 

As at 31 January 2023, the Trust held 623,212 (31.01.2022: 623,212) ordinary shares of 1 pence each with a market value of £5,920,514 (31.01.2022: £6,232,120). No shares were transferred out of the scheme during the period (2022: Nil). No options have been granted under the EBT.

 

 

24        Cash flows

 

(a)  Reconciliation of profit before tax to cash generated from operations

 




Six months

ended

31 January

2023

Unaudited

£'000

Six months

ended

31 January

2022

Unaudited

£'000

Year

ended

31 July

2022

Audited

£'000

 

Group profit before tax



 

4,659

 

11,333

 

15,874

Depreciation and loss on disposal



2,463

2,231

4,727

Equity settled share-based payments


 

225

101

201

Non-underlying items


 

(119)

(6,089)

(5,739)

Interest receivable



(305)

-

(42)

Interest payable - bank borrowings



894

401

1,089

Interest payable - lease liabilities



115

138

239

Increase / decrease in financial asset



-

(24)

509

Decrease in inventories



11

38

148

Decrease / (increase) in receivables



250

(208)

285

(Decrease) / increase in payables


 

(346)

(476)

1,278

Cash generated from operations


 

7,847

7,445

18,569

 

(b)  Reconciliation of net cash flow to movement in net debt

 

Net debt is defined as non-current and current borrowings, as detailed in note 17 less cash and cash equivalents.

 




Six months

ended

31 January

2023

Unaudited

£'000

Six months

ended

31 January

2022

Unaudited

£'000

Year

ended

31 July

2022

Audited

£'000

 

(Decrease) / increase in cash in the period/year


 

 

(6,203)

 

35,258

 

37,360

Change in net debt resulting from cash flows



-

(1,386)

(1,386)

Movement in net debt in period


 

(6,203)

33,872

35,974

Net debt brought forward



(20,320)

(56,294)

(56,294)

Net debt carried forward



(26,523)

(22,422)

(20,320)

 

 

25        Commitments under property leases

At 31 January 2023 the total future minimum lease payments as a lessee under non-cancellable property leases were as follows:

 





31 January

2023

Unaudited

£'000

31 January

2022

Unaudited

£'000

31 July

2022

Audited

£'000

Land and buildings







Amounts due:







Within one year




1,727

1,843

1,727

 Between two and five years




 

4,663

 

5,352

 

4,737

After five years

 

 

 

5,693

6,091

6,273





12,083

13,286

12,737

 

Property lease payments represent rentals payable by the Group for certain of its properties.  Typically, leases are negotiated for a term of 20 years and rentals are fixed for an average of five years.

26        Related party events

 

The aggregate remuneration of the Directors, and the other key management personnel of the Group, is set out below. 

 


Six months

ended

31 January

2023

Unaudited

£'000

Six months

ended

31 January

2022

Unaudited

£'000

Year

ended

31 July

2022

Audited

£'000

Short-term employee benefits - Directors

374

373

922

Short-term employee benefits - Other key management

105

141

259

Post-employment benefits - Directors

9

9

11

Post-employment benefits - Other key management

4

4

8

Share-based payments

225

101

201

Social security costs - Directors

80

296

370

Social security costs - Other key management

23

24

49

Total

820

948

1,820

 

The Group recognises a number of management personnel that are important to retain within the business in order for it to achieve its strategic plan. Accordingly, these are recognised as key personnel and are participants in the Long-Term Performance Plan. They are included in the table above.

 

27        Capital Commitments

The Group has capital expenditure contracted but not provided for in the financial statements of £18.2 million relating to commitments to complete the ongoing construction of our sites in Bedford and Peterborough and final contract commitments on our completed sites at Warrington and Stevenage. We are also committed on the Staines Store project in respect of the land and main build contract and the Basildon Store in respect of the lease commitment which commences when practical completion of the building is delivered to us at the end of April/May 2023.

 

On 29 November 2022, the Group signed a letter of intent for the fit-out works on the Staines store which will commence in May 2023. In addition, on 9 February 2023, after the period end, the Group signed a JCT contract for the fit-out works at the Basildon store.

 

28         Events after the Reporting Date

 

Bedford Opening:

On 17 February 2023, our Landmark Store opened in Bedford. The store is in a prominent location on the busy western side of the town, directly accessed from a busy roundabout servicing all arterial routes to Tesco, the town centre and neighbours Costa, Lidl and other retailers. 

 

 



 

Glossary

Abbreviation

APM

Alternative performance measure

Adjusted EBITDA

Earnings before all depreciation and amortisation charges, losses or profits on disposal, share-based payments, acquisition costs, non-underlying items and non-recurring professional costs, finance income, finance costs and taxation

Adjusted Store EBITDA

Adjusted EBITDA (see above) but before central and head office costs

AGM    

Annual General Meeting

Bps     

Basis Points

CAD    

Cash available for Distribution

Capex

Capital Expenditure

CGU

Cash-generating units

CO2 e  

Carbon Dioxide Equivalents

CSOP  

Company Share Option Plan

DRIP

Dividend Reinvestment Plan

EBT     

Employee Benefit Trust

EIS

Enterprise Investment Scheme

(eKPIs)

Environmental key performance indicators

EMI     

Enterprise Management Incentive Scheme

ESOP  

Employee Share Option Plan

EU       

European Union

GHG    

Greenhouse gas

HMRC  

His Majesty's Revenue and Customs

IAS      

International Accounting Standard

IFRIC   

International Financial Reporting Interpretations Committee

IFRS    

International Financial Reporting Standards

ISA      

International Standards on Auditing

JLL

Jones Lang LaSalle

KPI      

Key Performance Indicator

LFL

Like for like

LTPPP 

Long Term Partnership Performance Plan

LTV     

Loan to Value Ratio

MWh    

Megawatt Hour

NAV

Net Asset Value

NBV    

Net Book Value

Operating Profit

Earnings before interest and tax (EBIT)

PPP

Partnership Performance Plan

PV

Photovoltaic

QCA    

Quoted Companies Alliance

RICS

Royal Institution of Chartered Surveyors

RNS    

Regulatory News Service

ROU    

Right of Use Asset

SIP

Share Incentive Plan

SME

Small and medium sized enterprises

SONIA

Sterling Overnight Index Average

Sq. ft.  

Square feet

tCO2e  

Tonnes of carbon dioxide equivalent

TVR     

Total voting rights

VAT     

Value Added Tax

 

 

 

 

 

This information is provided by RNS, the news service of the London Stock Exchange. RNS is approved by the Financial Conduct Authority to act as a Primary Information Provider in the United Kingdom. Terms and conditions relating to the use and distribution of this information may apply. For further information, please contact rns@lseg.com or visit www.rns.com.

RNS may use your IP address to confirm compliance with the terms and conditions, to analyse how you engage with the information contained in this communication, and to share such analysis on an anonymised basis with others as part of our commercial services. For further information about how RNS and the London Stock Exchange use the personal data you provide us, please see our Privacy Policy.
 
END
 
 
UK 100

Latest directors dealings