Trading Statement - Replace

Primary Health Properties PLC 14 February 2008 14 February 2008 For Immediate Release Primary Health Properties PLC ("PHP" or the "Group") a specialist provider of modern accommodation for the provision of Primary Health Care Services Correction - Trading Statement In the Company's trading statement released on 13 February 2008, the posting date for dividend warrants in the interim calendar was incorrectly stated. The corrected interim calendar should therefore read as follows: Ex dividend date 20 February 2008 Record date 22 February 2008 Last day of election 27 February 2008 Post dividend warrants 27 March 2008 Payment date 28 March 2008 Post Statements 24 hours after receipt of contract note from brokers Post share certificates 11 April 2008 As a result, the following announcement replaces the announcement released at 11:35 on 13 February 2008 under RNS number 9070N. Primary Health Properties PLC ("PHP" or the "Group") a specialist provider of modern accommodation for the provision of Primary Health Care Services Trading Statement In the light of prevailing market conditions, PHP believes that it is appropriate to make a trading statement. The preliminary results for the eighteen months ended 31 December 2007 are expected to be issued on or about 10 April 2008. The Board is in the process of finalising the valuation of the property portfolio of the Group as at 31 December 2007 which, once finalised will be included in the preliminary results statement. Having held discussions with the independent valuers, Lambert Smith Hampton, the Board is of the view that as at 31 December 2007, medical property as an asset class has weakened in yield terms by some 35 basis points since 30 June 2007. In addition, as at 31 December 2007, the mark to market valuation of the Group's derivatives shows a reduction in value of £9.3m. Of these losses, £6.5m is expected to be recorded as a movement in equity in relation to bank interest rate swaps qualifying as hedges under IFRS and £2.8m is expected to be recorded in the income and expenditure account. The swaps were entered into at various dates to hedge out the Group's exposure to higher interest rates. The mark to market value fluctuates with movements in term interest rates and in the case of the callable swap with market volatility. The Board proposes to pay a third interim dividend of 8.25p per Ordinary Share. This compares to 7.5p for each of the two previous interim dividends. As explained at the time of the conversion to a UK-REIT, distributions from the Company may comprise property income distributions ("PID"s), ordinary cash dividends or a combination of the two. The third interim dividend is an ordinary cash dividend and not a PID. The dividend will be paid on 28 March 2008 to Shareholders on the Register on 22 February 2008. Details of the Group's status and the tax treatment of distributions for Shareholders were included in the interim report for the six months ended 30 June 2007 and can be found on the Group's web site (www.phpgroup.co.uk). Both the adjustment to the property portfolio and the mark to market are non-cash items. The average rate of the swaps in place during the period was lower than the prevailing LIBOR rate thus saving the Group considerable amounts of cash outflow and has resulted in the Group having a lower interest rate risk profile. The Group's portfolio of 107 properties (including 8 contracted schemes) is almost 100% let with an average lease length outstanding of 18.36 years. 89% of the rent roll is paid for directly or indirectly by the NHS and most of the balance is let to pharmacy operators. The closing rent roll for the year ended 31 December 2007 on an FRI basis was £16.1m compared to £14.5m for the year to 30 June 2007. 93% of the increase related to new deliveries and 7% to rental increases secured during the period. The Group has now signed heads of terms in relation to a new £50m secured debt facility to augment its existing facilities of £200m, making total resources available to the Group of £250m. As at 31 December 2007, £156m was drawn and, taking into account existing outstanding commitments of around £30m, leaves a further £64m of facilities available to the Group to continue with its acquisition policies. These term facilities mature in 2013. Interim Calendar Ex dividend date 20 February 2008 Record date 22 February 2008 Last day of election 27 February 2008 Post dividend warrants 27 March 2008 Payment date 28 March 2008 Post Statements 24 hours after receipt of contract note from brokers Post share certificates 11 April 2008 Enquiries: Bell Pottinger Corporate & Financial David Rydell/Victoria Geoghegan Tel: 020 7861 3232 Primary Health Properties PLC Harry Hyman Managing Director Tel: 01483 306912 Mobile: 07973 344768 This information is provided by RNS The company news service from the London Stock Exchange
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