REG - Cardiff Property PLC - Final Results
THE CARDIFF PROPERTY PUBLIC LIMITED COMPANY
AND ITS SUBSIDIARIES
LEI: 213800GE3FA4C52C1N05
FOR RELEASE 7.00 AM 27 November 2018
THE CARDIFF PROPERTY PLC
(The group, including Campmoss, specialises in property investment and development in the Thames Valley. The total portfolio under management, valued in excess of £26m, is primarily located to the west of London, close to Heathrow Airport and in Surrey and Berkshire.)
PRELIMINARY RESULTS FOR THE YEAR ENDED 30 SEPTEMBER 2018
Highlights:
2018
2017
Rental income
£'000
650
552
Profit before tax
£'000
1,114
3,359
Earnings per share
pence
80.6
253.7
Dividend per share
paid and proposed
pence
16.6
15.5
Net assets per share
pence
2,178
2,126
Gearing
%
Nil
Nil
Richard Wollenberg, Chairman, commented:
"A more cautious mood has been noticeable in the Thames Valley commercial property market over the last six months. Continued nervousness on the outcome of the Brexit negotiations, political uncertainty and increasing world-wide trade barriers have affected the willingness to commit to longer term contractual arrangements.
Despite the lower level of activity commercial property rental levels remain unchanged aided by a shortage of modern office space and small/medium sized industrial units with good parking and facilities. New Grade A office developments in certain Thames Valley locations continue to achieve high headline rents although leases are usually limited to a ten-year period. Future take up levels will however be important in determining rental growth."
For further information:
The Cardiff Property plc
Richard Wollenberg
01784 437444
Stockdale Securities
Richard Johnson
020 7601 6100
THE CARDIFF PROPERTY PUBLIC LIMITED COMPANY
AND ITS SUBSIDIARIES
PRELIMINARY RESULTS FOR THE YEAR ENDED 30 SEPTEMBER 2018
Chairman's Statement and Property Review
Dear Shareholder,
A more cautious mood has been noticeable in the Thames Valley commercial property market over the last six months. Continued nervousness on the outcome of the Brexit negotiations, political uncertainty and increasing world-wide trade barriers have affected the willingness to commit to longer term contractual arrangements.
Despite the lower level of activity commercial property rental levels remain unchanged aided by a shortage of modern office space and small/medium sized industrial units with good parking and facilities. New Grade A office developments in certain Thames Valley locations continue to achieve high headline rents although leases are usually limited to a ten-year period. Future take up levels will however be important in determining rental growth.
The commercial property investment market particularly for larger units with good covenants and long term leases remains firm with private, overseas and institutional investors attracted to the high rates of income return currently available.
Residential sales in Surrey and Berkshire, the group's main location of activity, have experienced a slow-down and asking prices have in some cases reduced by up to 10%. Low interest rates, the availability of mortgage finance and government incentive schemes continue to assist first time buyers and are particularly important to the group's development activities. Letting enquiries remain very positive.
FINANCIAL
For the year to 30 September 2018 the group profit before tax was £1.11m (2017: £3.36m). This figure includes a revaluation decrease of £0.025m (2017: £0.90m) for the group and a profit of £0.34m (2017: £1.84m) in respect of our post tax profit share of Campmoss Property Company Limited, our 47.62% owned joint venture. Last year's group profit included £1.36m, being Cardiff's share from the sale of Tangley Place, Worplesdon.
Revenue for the year which represented gross rental income, excluding Campmoss, totalled £0.65m (2017: £0.55m).
The profit after tax attributable to shareholders for the financial year was £1.01m (2017: £3.22m) and the earnings per share was 80.6p (2017: 253.7p).
At the year-end, the company's commercial and residential portfolio, valued by Kempton Carr Croft and Nevin & Wells, totalled £5.91m (2017: £5.79m). This value excludes own use freehold property, which is included under property, plant and equipment in the balance sheet and held at valuation.
Property when completed and held for re-sale is shown in the balance sheet as inventory at the lower of cost or net realisable value. At the year-end this represented commercial property at The Windsor Business Centre.
The group's total property portfolio, including own use freehold property and the Campmoss investment and development portfolio in total, was valued at £26.8m (2017: £25.6m). The company's share of the net assets of Campmoss was £15.20m (2017: £14.86m). During the year Campmoss obtained vacant possession of its office building in Woking, Surrey with a view to planning and re-development, further details are included in the Campmoss section of this report.
The group's net assets as at the year-end were £27.29m (2017: £26.86m) equivalent to £21.78 per share (2017: £21.26) an increase of 2.5% over the year (2017: 13.3%). The group, including Campmoss, has adequate financial facilities and resources to complete works in progress and both the proposed and potential development programme. Cash balances are held on short term deposit. At the year-end the company had nil gearing (2017: nil). During the year the company purchased and cancelled 10,809 ordinary shares at a total cost of £194,175.
Your directors are proposing the annual renewal of their authority to acquire shares and the approval of the Rule 9 Waiver. Both will be included in the resolutions being placed before shareholders at the Annual General Meeting and General Meeting respectively to be convened on 17 January 2019. Full details of the Rule 9 Waiver are set out in the document accompanying this report and are also available on the company's website www.cardiff-property.com.
Current IFRS accounting recommends that deferred tax is chargeable on the difference between the indexed cost of properties and quoted investments held and their current market value. However, IFRS accounting does not require the same treatment in respect of the group's unquoted investment in Campmoss Property, our 47.62% owned joint venture. The investment in Campmoss is a substantial part of the company's net assets and for indicative purposes a disposal of this investment based on the value in the company's balance sheet at the year-end would realise a tax liability of £2.58m (2017: £2.53m) equivalent to £2.06 (2017: £2.00) per share calculated using a tax rate of 17%. This information is provided to shareholders as an additional non-statutory disclosure.
DIVIDEND
The directors recommend a final dividend of 12.2p per share (2017: 11.5p) making a total dividend for the year of 16.6p (2017: 15.5p) an increase of 7.1%. The final dividend will be paid on 14 February 2019 to shareholders on the register at 25 January 2019.
THE PROPERTY PORTFOLIO
The group's investment and development activities are primarily concentrated in the Thames Valley to the west of London, close to Heathrow Airport, and in Surrey and Berkshire.
The White House, Egham, consists of 5 ground floor retail units and 5,100 sq. ft. net of air-conditioned office space on the upper floor. One of the office leases is due to expire at the end of the calendar year and following extensive refurbishment, discussions with a new tenant are currently in hand. The remainder of the retail and office space are let on a number of separate medium term leases.
The Windsor Business Centre, Windsor, comprises 4 business units totalling 9,500 sq. ft. A further planning permission was recently granted to increase the useable office area within 3 of the units. One unit was extensively refurbished prior to securing a new letting. The 4 business units are all let on medium term leases.
The Maidenhead Enterprise Centre, Maidenhead, comprises 6 business units totalling 14,000 sq. ft. Two lease renewals have been achieved at higher rental levels and discussions are in hand with an existing tenant to renew their lease. The majority of leases are for 3-5 year periods.
At Heritage Court, Egham, adjacent to the company's offices the building comprises 4 retail units on the ground floor with 8 residential apartments on the upper three floors. The apartments were previously sold on long leaseholds. Negotiations are currently in hand for the renewal of a lease on one of the retail units with the remainder let on medium term leases.
Cowbridge Road, Cardiff, comprises a 14,650 sq. ft. commercial property on 2 floors and let to Royal Mail for use as a mail sorting centre. The lease expires next year and we are in discussion with the tenant for a renewal of their lease. A planning application to extend the upper floor has recently been submitted.
The company occupies its own freehold office in Egham and retains a nearby freehold residential property which is currently undergoing extensive improvement works. A decision to either let on an Assured Shorthold Tenancy or dispose of the property will be taken when the works have been completed.
At Tilehurst, Reading, an outline residential planning application for 14 apartments was refused earlier in the year. Further discussions are taking place with a view to progressing an amended application.
CAMPMOSS PROPERTY COMPANY LIMITED & SUBSIDIARIES
During the year Campmoss continued to implement its development programme and work towards achieving important planning permissions for existing assets in the portfolio. This has affected annual rental income as vacant possession of a major property in Woking has been obtained and lettings in Burnham are being restricted to short term.
The portfolio comprises freehold office, retail and residential property in Bracknell, Burnham, Slough, Maidenhead and Woking some of which are undergoing extensive plans for development.
The company's current development programme primarily involves a new retail and residential development in Market Street, Bracknell.
Gowring House, Market Street, Bracknell, previously an office building on ground and five upper floors, was converted over the last few years into 30 residential units on the upper floors with three retail units on the ground floor. Sales of 25 apartments on long leases have now been completed of which 8 took place during the current year. Four apartments are let on an Assured Shorthold Tenancy basis and one unit is currently available. The three retail units are all let on medium term leases.
At Westview, Market Street, the recently completed development of 8 retail units on ground and first floor is fully let on medium to long term leases. Further along Market Street (1-10), the company retains 12 retails units on ground and first floor all of which are currently let to local businesses on medium term leases.
The development of 10 new retail units on ground and first floor and 12 residential units on second and third floors, known as Alston House, Market Street, Bracknell, is expected to complete at the end of the calendar year. Considerable interest has been shown by prospective tenants for the retail units and two leases have already exchanged. Agents have been appointed for both the residential apartments and retail units.
At Britannia Wharf, Woking, as referred to earlier, vacant possession was achieved last year, and the building has now been demolished. Planning permission for an 82-bedroom care home was successfully achieved in July 2017 and an alternative residential scheme for 52 apartments has been recommended for approval subject to various conditions. Discussions with a care home management group are taking place whilst final planning conditions for the residential scheme are being agreed with the Local Authority.
At Clivemont House and Highway House, Maidenhead planning permissions were previously granted for separate office schemes of 48,000 sq. ft. net and 45,000 sq. ft. net. Commencement of these developments will only proceed when a significant pre-letting is achieved. We are currently awaiting the outcome of a revised residential planning application at Clivemont House.
The Priory, Burnham consists of new office premises on three floors totalling 17,000 sq. ft. and an adjoining grade II Listed Office Building of 9,000 sq. ft. which is used as a business centre. Part of the offices and business centre are currently available on a short-term basis. The company is preparing a planning application for re-development of the property.
At the year end the Campmoss investment portfolio was valued by its directors taking into account external advice, where available, and at current market value of £19.3m (2017: £17.4m). This figure includes property under development but excludes inventory.
Total revenue for Campmoss for the year amounted to £2.9m (2017: £2.6m) representing gross rental income of £1.0m (2017: £2.1m) and sales of property held as inventory of £1.9m (2017: £0.5m). As explained earlier, rental income for the year was primarily lower due to obtaining vacant possession of Britannia Wharf, Woking prior to commencing any development. At the year-end the company's substantial cash balances are held on short term deposit. At the year-end the company had nil gearing (2017: nil).
QUOTED INVESTMENTS
The company retains a small quoted equity and retail bond portfolio the latter producing a short to medium term attractive income stream. The value of the equity holdings reduced over the year although the portfolio value at year-end exceeds the original cost. The equity investments include Galileo Resources plc and Aquila Services Group plc both of which I remain as a non-executive director.
RELATIONSHIP AGREEMENT
The company has entered into a written and legally binding relationship agreement with myself, its controlling shareholder, to address the requirements of LR9.2.2AR of the Listing Rules.
MANAGEMENT AND TEAM
It has been another busy year and on behalf of shareholders I wish to take this opportunity of thanking our small management team and joint venture partner for all their effort, achievements and support. The intense day to day management of the group's portfolio remains essential in achieving continued success.
OUTLOOK
The UK economy continues to report growth despite uncertainties surrounding the future trading position of the UK and world-wide trade. It will be important that activity in the commercial and residential markets over the forthcoming months remains at a sustainable level.
The group should benefit from its current development and planning programme and I therefore look forward to reporting further at the half year.
J. Richard Wollenberg
Chairman
26 November 2018
Consolidated Income Statement
FOR THE YEAR ENDED 30 SEPTEMBER 2018
2018
2017
£'000
£'000
Revenue
650
552
Cost of sales
(30)
(57)
Gross profit
620
495
Administrative expenses
(536)
(511)
Other operating income
671
577
Operating profit before gains on
investment properties and other
properties
755
561
(Deficit)/surplus on revaluation of investment properties
(25)
905
Operating profit
730
1,466
Financial income
48
54
Share of results of joint venture
336
1,839
Profit before taxation
1,114
3,359
Taxation
(101)
(141)
Profit for the financial year attributable to equity holders
1,013
3,218
Earnings per share on profit for the
financial year - pence
Basic and diluted
80.6
253.7
Dividends
Final 2017 paid 11.5p (2016: 10.4p)
145
132
Interim 2018 paid 4.4p (2017: 4.0p)
55
51
200
183
Final 2018 proposed 12.2p (2017: 11.5p)
153
145
These results relate entirely to continuing operations. There were no acquisitions or disposals in either year.
Consolidated statement of comprehensive income and expense
FOR THE YEAR ENDED 30 SEPTEMBER 2018
2018
2017
£'000
£'000
Profit for the financial year
1,013
3,218
Items that may be reclassified subsequently to profit or loss
Net change in fair value of available for sale financial assets
(185)
72
Net change in fair value of other properties
(4)
30
Total comprehensive income and expense for the year
attributable to the equity holders of the parent company
824
3,320
Consolidated Balance Sheet
AT 30 SEPTEMBER 2018
2018
2017
£'000
£'000
£'000
£'000
Non-current assets
Freehold investment properties
5,927
5,792
Property, plant and equipment
298
303
Investment in joint venture
15,200
14,864
Other financial assets
886
1,071
Deferred tax asset
-
5
22,311
22,035
Current assets
Inventory and work in progress
672
668
Trade and other receivables
142
91
Financial assets
200
1,370
Cash and cash equivalents
4,718
3,485
5,732
5,614
Total assets
28,043
27,649
Current liabilities
Trade and other payables
(645)
(629)
(645)
(629)
Non-current liabilities
Deferred tax liability
(108)
(160)
Total liabilities
(753)
(789)
Net assets
27,290
26,860
Equity
Called up share capital
251
253
Share premium account
5,076
5,076
Other reserves
2,585
2,772
Investment property revaluation reserve
827
997
Retained earnings
18,551
17,762
Total equity
27,290
26,860
Net assets per share
2,178p
2,126p
Consolidated Cash Flow Statement
FOR THE YEAR ENDED 30 SEPTEMBER 2018
2018
2017
£'000
£'000
Cash flows from operating activities
Profit for the year
1,013
3,218
Adjustments for:
Depreciation
5
5
Financial income
(48)
(54)
Share of profit of joint venture
(336)
(1,839)
Deficit/(surplus) on revaluation of investment properties
25
(905)
Taxation
101
141
Cash flows from operations before changes in working capital
760
566
(Increase)/decrease in trade and other receivables
(51)
1
(Decrease)/increase in trade and other payables
(19)
57
Cash generated from operations
690
624
Tax paid
(112)
(107)
Net cash flows from operating activities
578
517
Cash flows from investing activities
Interest received
47
56
Acquisition of investments, investment property and property, plant and equipment
(168)
(164)
Decrease/(increase) in held to maturity deposits
1,170
(323)
Net cash flows from investing activities
1,049
(431)
Cash flows from financing activities
Purchase of own shares
(194)
(116)
Dividends paid
(200)
(183)
Repayment of loan from Joint Venture
-
1,500
Net cash flows (used in)/from financing activities
(394)
1,201
Net increase/(decrease) in cash and cash equivalents
1,233
1,287
Cash and cash equivalents at beginning of year
3,485
2,198
Cash and cash equivalents at end of year
4,718
3,485
Consolidated statement of changes in equity
FOR THE YEAR ENDED 30 SEPTEMBER 2018
Consolidated statement of changes in equity
Share
capital
£'000
Share
premium
account
£'000
Other
reserves
£'000
Investment
property
revaluation
reserve£'000
Retained
earnings
£'000
Total
equity
£'000
At 1 October 2016
254
5,076
2,669
3,749
12,091
23,839
Profit for the year
-
-
-
-
3,218
3,218
Other comprehensive income - revaluation of investments
revaluation of other property
-
-
-
-
72
30
-
-
-
-
72
30
Transactions with equity holders
Dividends
-
-
-
-
(183)
(183)
Purchase of own shares
(1)
-
1
-
(116)
(116)
Total transactions with equity holders
(1)
-
1
-
(299)
(299)
Realisation of investment reserve
-
-
-
(3,950)
3,950
-
Transfer on revaluation of investment properties - Cardiff
-
-
-
905
(905)
-
Transfer on revaluation of investment properties - Campmoss
-
-
-
293
(293)
-
At 30 September 2017 and 1 October 2017
253
5,076
2,772
997
17,762
26,860
Profit for the year
-
-
-
-
1,013
1,013
Other comprehensive income - revaluation of investments
revaluation of other property
-
-
-
-
(185)
(4)
-
-
-
-
(185)
(4)
Transactions with equity holders
Dividends
-
-
-
-
(200)
(200)
Purchase of own shares
(2)
-
2
-
(194)
(194)
Total transactions with equity holders
(2)
-
2
-
(394)
(394)
Transfer on revaluation of investment properties - Cardiff
-
-
-
(25)
25
-
Transfer on revaluation of investment properties - Campmoss
-
-
-
(145)
145
-
At 30 September 2018
251
5,076
2,585
827
18,551
27,290
______
______
______
______
______
______
Notes to the Financial Statements
FOR THE YEAR ENDED 30 SEPTEMBER 2017
1. Basis of preparation
The consolidated results for the year ended 30 September 2018 and 2017 are prepared by the group under applicable International Financial Reporting Standards adopted by the EU ("adopted IFRS") and applicable law.
The financial information set out above does not constitute the company's statutory financial statements for the years ended 30 September 2018 or 30 September 2017 but is derived from those financial statements. Statutory financial statements for 2017 have been delivered to the Registrar of Companies and those for 2018 will be delivered in due course. The auditor has reported on those financial statements; their reports were (i) unqualified, (ii) did not include a reference to any matters to which the auditor drew attention by way of emphasis without qualifying their report and (iii) did not contain a statement under section 498 (2) or (3) of the Companies Act 2006 in respect of the financial statements for 2017 nor 2018.
Going concern
The group has sufficient financial resources to enable it to continue to trade and to complete the current maintenance and development programme. As a consequence, the directors believe that the group is well placed to manage its business risks successfully despite the current uncertain economic outlook.
After making enquiries, the directors have a reasonable expectation that the company and the group have adequate resources to continue in operational existence for the foreseeable future. Accordingly, they continue to adopt the going concern basis in preparing the annual report and financial statements.
New, revised or changes to existing financial reporting standards
Subject to the adoption of the IFRS's available for application noted below, this announcement is prepared on the basis of the accounting policies as set out in the most recently published set of annual financial statements.
IFRS
The following accounting standards and interpretations, issued by the IASB and endorsed by the EU or International Financial Reporting Interpretations Committee (IFRIC), are effective for the first time in the current financial year and have been adopted by the group with no significant impact on the consolidated results or financial position:
· Amendments to IAS 7 - Disclosure Initiative
· Amendments to IAS 12 - Recognition of Deferred Tax for Unrealised Losses
· Annual Improvements 2014-2016 cycle
The IASB and the IFRIC have also issued the following standards and interpretations with an effective date after the date of these Financial Statements:
· IFRS 9 Financial instruments (Effective date 1 January 2018)
· IFRS 15 Revenue from contracts with Customers including amendments to IFRS 15: (Effective date 1 January 2018)
· IFRS 2 (amendments) - Classification and Measurement of Share-based Payment Transactions (Effective date 1 January 2018)
· IFRS 4 (amendments) - Applying IFRS 9 Financial Instruments with IFRS 4 Insurance Contracts (Effective date 1 January 2018)
· IFRIC Interpretation 22 - Foreign Currency Transactions and Advance Consideration (Effective date 1 January 2018)
· Amendments to IAS 40 - Transfers of Investment Property (Effective date 1 January 2018)
· IFRS 16 Leases (Effective date 1 January 2019)
· IFRIC 23 - Uncertainty over Income Tax Treatments (Effective date 1 January 2019)
· Amendments to IFRS 9 - Prepayment Features with Negative Compensation (Effective date 1 January 2019)
· Amendments to IAS 28 - Long-term Interests in Associates and Joint Ventures (Effective date 1 January 2019)
· Annual improvements 2015-2017 cycle (Effective date 1 January 2019)
· Amendments to IAS 19: Plan amendment, Curtailment or Settlement (Effective date 1 January 2019)
· Amendments to References to the Conceptual Framework in IFRS Standards (Effective date 1 January 2020)
· IFRS 17 - Insurance Contracts (Effective date 1 January 2021)
Notes to the Financial Statements
FOR THE YEAR ENDED 30 SEPTEMBER 2018 (continued)
While the board is continuing to assess the effects of these standards and interpretations, none of them when applied, are expected to have a material impact upon the consolidated results of financial position of the group.
2. Segmental analysis
The group manages its operations in two segments, being property and other investment and property development. The results of these segments are regularly reviewed by the board as a basis for the allocation of resources, in conjunction with individual site investment appraisals, and to assess their performance. Information regarding the results and net operating assets for each reportable segment are set out below:
2018
2017
£'000
£'000
Revenue (wholly in the United Kingdom):
Property and other investment being gross rents receivable
650
552
650
552
Profit before taxation:
Property and other investment
416
3,211
Property development
698
148
1,114
3,359
Net operating assets:
Assets
Property and other investment
26,719
26,885
Property development
4,335
4,175
Eliminations
(3,011)
(3,411)
Total assets
28,043
27,649
Liabilities
Property and other investment
(3,524)
(3,957)
Property development
(240)
(243)
Eliminations
3,011
3,411
Total liabilities
(753)
(789)
Net operating assets
27,290
26,860
Of the group's share of the profit in its joint venture of £336,000 (2017: £1,839,000), £498,000 (2017: £1,824,000) relates to property development and a loss of £162,000 (2017: profit £15,000) relates to property investment. The interest income of £48,000 (2017: £1,000) relates entirely to property investment. Of the income tax income of £21,000 (2017: expense £303,000), £21,000 (2017: £295,000) relates to property investment and £nil (2017: £8,000) to property development. Due to the reportable segments being accounted for in separate legal entities it is possible to directly allocate the group results and net assets to the reportable segments.
3. Earnings per share
Earnings per share has been calculated in accordance with IAS 33 - Earnings Per Share using the profit after tax for the financial year of £1,013,000 (2017: £3,218,000) and the weighted average number of shares as follows:
Weighted average
number of shares
2018
2017
Basic and diluted basis
1,258,139
1,268,420
Financial Calendar
2018
27 November
Final results for 2018 announced
2019
17 January
Annual General Meeting/General Meeting
24 January
Ex-dividend date for the final dividend
25 January
Record date for the final dividend
14 February
Final dividend to be paid
May
Interim results for 2019 to be announced
July
Interim dividend for 2019 to be paid
30 September
Year end
Directors and Advisers
Directors
Auditor
J Richard Wollenberg
Saffery Champness LLP
Chairman and chief executive
Karen L Chandler FCA
Finance director
Stockbrokers and financial advisers
Stockdale Securities Ltd
Nigel D Jamieson BSc, FCSI
Independent non-executive director
Secretary
Bankers
Karen L Chandler FCA
HSBC Bank Plc
Non-executive director of wholly owned subsidiary
Solicitors
First Choice Estates plc
Blake Morgan LLP
Derek M Joseph BCom, FCIS
Head office
Registrar and transfer office
56 Station Road
Neville Registrars Ltd
Egham
Neville House
Surrey TW20 9LF
Steelpark Road
Telephone: 01784 437444
Halesowen
Fax: 01784 439157
B62 8HD
E-mail: webmaster@cardiff-property.com
Telephone: 0121 585 1131
Web: www.cardiff-property.com
Registered office
Registered number
56 Station Road
00022705
Egham
Surrey TW20 9LF
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.ENDFR FEAFWMFASEDF
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