REG - Safestore Hldgs plc - Half-year Report
21/06/2022 07:00
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RNS Number : 5567P Safestore Holdings plc 21 June 2022
21 June 2022
Safestore Holdings plc
("Safestore", "the Company" or "the Group")
Interim results for the 6 months ended 30 April 2022
Continuing excellent performance, strong strategic progress and EPS ahead of
consensus
Key Measures 6 months ended 30 April 2022 6 months ended 30 April 2021 Change(1) Change-CER(2)
Underlying and Operating Metrics- total
Revenue £101.0m £88.1m 14.6% 15.9%
Underlying EBITDA(3) £65.2m £54.4m 19.9% 21.1%
Closing Occupancy (let sq ft- million)(4) 6.186 5.635 9.8% n/a
Closing Occupancy (% of MLA)(5) 80.7% 80.7% - n/a
Average Storage Rate(6) £29.38 £26.51 10.8% 12.1%
Adjusted Diluted EPRA Earnings per Share(7) 22.5p 18.1p 24.3% n/a
Free Cash flow(8) £50.7m £40.3m 25.8% n/a
EPRA NTA per Share(13) £7.93 £5.90 34.4% n/a
Underlying and Operating Metrics- like-for-like(9)
Storage Revenue £83.3m £72.4m 15.1% 16.4%
Ancillary Revenue £15.8m £15.1m 4.6% 5.3%
Revenue £99.1m £87.5m 13.3% 14.5%
Underlying EBITDA(3) £64.2m £54.0m 18.9% 20.7%
Closing Occupancy (let sq ft- million)(4) 5.656 5.596 1.1% n/a
Closing Occupancy (% of MLA)(5) 82.3% 81.9% +0.4ppts n/a
Average Occupancy (let sq ft- million)(4) 5.659 5.495 3.0% n/a
Average Storage Rate(6) 29.69 26.57 11.7% 13.0%
Statutory Metrics
Operating Profit(10) £292.6m £173.2m 68.9% n/a
Profit before Income Tax(10) £285.2m £167.3m 70.5% n/a
Diluted Earnings per Share 124.5p 74.4p 67.3% n/a
Dividend per Share 9.4p 7.50p 25.3% n/a
Cash Inflow from Operating Activities £54.7m £43.9m 24.6% n/a
Diluted net assets per share(13) £7.42 £5.49 35.2% n/a
Highlights
Excellent Financial Performance
· Group revenue up 14.6% and in CER(2) up 15.9%
· Group like-for-like(9) storage revenue in CER(2) up 16.4% and
like-for-like total revenue in CER(2) up 14.5%
· Strong operational gearing driving growth in Adjusted Diluted
EPRA EPS(7), up 24.3% at 22.5p (2021: 18.1p)
· 25.3% increase in the interim dividend to 9.4p (2021: 7.5p)
reflecting improved profitability
· Profit before income tax of £285.2m up from £167.3m in 2021
driven by strong trading performance and increased gain on investment
properties of £223.9m (2021: gain of £127.7m)
· Strong conversion of profitability to cash with Cash Inflow from
Operating Activities up 24.6% to £54.7m
· Adjusted Diluted EPRA Earnings per Share(7) expected to be at
least 47p for the full year
Operational and Strategic Progress
· Strong like-for-like operational performance
o Like-for-like(9) average storage rate for the period up 13.0% in CER(2)
§ UK up 15.9% to £28.67 (2021: £24.73)
§ Paris up 4.6% to €40.44 (2021: €38.67)
§ Spain up 7.8% to €34.09 (2021: €31.61)
o Like-for-like(9) occupancy(4) up 0.4ppts at 82.3% (2021: 81.9%)
§ UK up 0.3ppts at 82.1% (2021: 81.8%)
§ Paris up 1.2ppts at 82.9% (2021: 81.7%)
§ Spain down 2.8ppts at 86.6% (2021: 89.4%)
· Completed EPS accretive acquisition of remaining 80% of equity
owned by Carlyle in the Benelux JV(14) in March 2022 at an Enterprise Value of
€146m. The Benelux business consists of 15 high quality stores with an MLA
of 600,000 sq ft in the Netherlands and Belgium.
· Acquisition of a single 14,000 sq ft satellite store from Your
Room Self Storage in Christchurch, Dorset, for an Enterprise Value of £2.45m
· New freehold development sites acquired
o Three in the greater Paris area subject to planning providing a total of
c. 134,000 sq ft.
o 58,000 sq ft site in Netherlands subject to planning
o Site in Wigan in Greater Manchester. Planned conversion of existing
building to a 42,700 sq ft new store
· Opened c. 154,000 sq ft of new freehold space across the London
Bow (74,000 sq ft) and Nijmegen, Netherlands (40,000 sq ft) sites and
extensions of existing stores in London at Paddington Marble Arch and Edgware
and in Southend
· Total Group development and extension pipeline now 23 stores and
c. 983,000sq ft of MLA
Strong and Flexible Balance Sheet
· Group loan-to-value ratio ("LTV"(11)) at 27% (2021: 27%) and
interest cover ratio ("ICR"(12)) at 10.0x (2021: 10.0x)
· Unutilised bank facilities of £198.5m at 30 April 2022
· In April 2022 the Group drew its US Private Placement uncommitted
Shelf debt facility to partially finance the acquisition of the remaining
equity in the Benelux JV. The equivalent of £88.1m sterling denominated in
Euros with a seven year term was drawn at a rate of 2.45%
Frederic Vecchioli, Safestore's Chief Executive Officer, commented:
"I am pleased to report a continuing excellent performance in the period with
strong average storage rates driving the results of our UK, French and Spanish
businesses.
Alongside the excellent operational performance we have made further strong
strategic progress and I was delighted that the Group completed the
acquisition of our partner Carlyle's 80% stake in our Benelux JV in March
2022. Over the last three years we have learnt much about the Netherlands and
Belgian markets and feel confident about the ongoing development of our
presence in these geographies. It is our intention to gradually increase our
footprint in these two markets.
Our freehold 74,000 sq ft London Bow store opened successfully in December
2021 and we are extremely pleased with early trading. The store is a
conversion of an existing building and achieved 27% occupancy and break-even
point after just four months of trading. In addition, we acquired a 14,000 sq
ft freehold satellite store in Christchurch, Dorset and added a new
development site in Wigan, Greater Manchester.
Our expansion in our European markets continues and our Netherlands business
recently completed the conversion of an existing building in Nijmegen into a
new 40,000 sq ft freehold store. We have also recently added three freehold
development sites in Greater Paris and one in the Netherlands to complement
our existing pipeline.
Our performance in this period has demonstrated the strength of our market
leading platform and its ability to drive new lets and revenue in multiple
geographies. We continue to focus on the significant upside from filling the
2.5m square feet of space in our existing and pipeline stores. On average over
the last six years, the business has grown like-for-like revenue by 9.7% per
annum and its total revenue by 10.2% per annum. This strong history of revenue
growth and cost control, combined with the operational gearing of the business
model and our self-funded rigorous investment policy, has allowed the group to
deliver over the last 6 years an average Adjusted Diluted EPRA Earnings per
Share growth of 16.3% per year. Our track record in customer acquisition,
occupancy and revenue management, combined with our existing available
lettable space, our new store pipeline and self-funding capacity, should allow
the business, in the absence of significant macro-economic disruption, to
deliver consistent growth for the foreseeable future.
Whilst performance in the first half of the year has been very strong we are
conscious of the inflationary and cost of living pressures ahead. We have
assessed our cost base and construction projects in the light of these factors
and feel confident that we have the yield management capability and cost
discipline to mitigate the likely cost inflation and are comfortable that our
current pipeline projects will continue to deliver returns ahead of our
internal hurdle rates.
Finally, I would like to thank all our colleagues in the UK, France, Spain,
the Netherlands and Belgium, for their commitment and resilience, and for how
they have responded to the unprecedented challenges caused by the Covid-19
crisis over the last two years. We are appreciative of their efforts"
Notes
We prepare our financial statements using IFRS. However, we also use a number
of adjusted measures in assessing and managing the performance of the
business. These measures are not defined under IFRS and they may not be
directly comparable with other companies' adjusted measures and are not
intended to be a substitute for, or superior to, any IFRS measures of
performance. These include like-for-like figures, to aid in the comparability
of the underlying business as they exclude the impact on results of purchased,
sold, opened or closed stores; and constant exchange rate (CER) figures are
provided in order to present results on a more comparable basis, removing FX
movements. These metrics have been disclosed because management review and
monitor performance of the business on this basis. We have also included a
number of measures defined by EPRA, which are designed to enhance transparency
and comparability across the European Real Estate sector, see notes 7 and 13
below and "Non-GAAP financial information" in the notes to the financial
statements.
1 - Where reported amounts are presented either to the nearest £0.1m or to
the nearest 10,000 sq ft, the effect of rounding may impact the reported
percentage change.
2 - CER is Constant Exchange Rates (Euro denominated results for the current
period have been retranslated at the exchange rate effective for the
comparative period. Euro denominated results for the comparative period are
translated at the exchange rates effective in that period. This is performed
in order to present the reported results for the current period on a more
comparable basis).
3 - Underlying EBITDA is defined as Operating Profit before exceptional items,
share-based payments, corporate transaction costs, change in fair value of
derivatives, gain/loss on investment properties, variable lease payments,
depreciation and the share of associate's depreciation, interest and tax.
Underlying EBITDA therefore excludes all leasehold rent charges. Underlying
profit before tax is defined as underlying EBITDA less leasehold rent,
depreciation charged on property, plant and equipment and net finance charges
relating to bank loans and cash.
4 - Occupancy excludes offices but includes bulk tenancy. As at 30 April 2022,
closing occupancy includes 14,000 sq ft of bulk tenancy (30 April 2021: 14,000
sq ft).
5 - MLA is Maximum Lettable Area. At 30 April 2022, Group MLA was 7.67m sq ft
(30 April 2021: 6.98m sq ft).
6 - Average Storage Rate is calculated as the revenue generated from
self-storage revenues divided by the average square footage occupied during
the period in question.
7 - Adjusted Diluted EPRA EPS is based on the European Public Real Estate
Association's definition of Earnings and is defined as profit or loss for the
period after tax but excluding corporate transaction costs, change in fair
value of derivatives, gain/loss on investment properties and the associated
tax impacts. The Company then makes further adjustments for the impact of
exceptional items, IFRS 2 share-based payment charges, exceptional tax items,
and deferred tax charges. This adjusted earnings is divided by the diluted
number of shares. The IFRS 2 cost is excluded as it is written back to
distributable reserves and is a non-cash item (with the exception of the
associated National Insurance element). Therefore, neither the Company's
ability to distribute nor pay dividends are impacted (with the exception of
the associated National Insurance element). The financial statements will
disclose earnings on a statutory, EPRA and Adjusted Diluted EPRA basis and
will provide a full reconciliation of the differences in the financial year in
which any LTIP awards may vest.
8 - Free cash flow is defined as cash flow before investing and financing
activities but after leasehold rent payments.
9 - Like-for-like adjustments remove the impact of the 2022 acquisition of the
Netherlands and Belgium Joint Venture, the 2022 acquisition of Christchurch,
the 2022 opening of Bow, the 2021 openings of Birmingham Middleway and Magenta
in Paris and the 2021 closure of Birmingham South.
10 - Operating profit increased by £119.4m to £292.6m (30 April 2021:
£173.2m) compared to last year, principally as a result of an increase in the
gain on Investment properties of £96.2m to £223.9m (30 April 2021: £127.7m)
and an increase of £10.8m in Underlying EBITDA as a result of stronger
trading performance. Profit before income tax additionally included
exceptional items of £10.5m, being other exceptional gains. £5.5m relating
to the net gain recognised on the deemed disposal of the 20% equity investment
held in the Joint Venture with CERF, when the Group acquired the remaining 80%
on 30 March 2022. Further, £5.0m relates to the net gain on disposal of the
Nanterre site in Paris in November 2021.
11 - LTV ratio is Loan-to-Value ratio, which is defined as gross debt
(excluding finance leases) as a proportion of the valuation of investment
properties and investment properties under construction (excluding lease
liabilities).
12 - ICR is interest cover ratio and is calculated as the ratio of underlying
EBITDA after leasehold rent to underlying finance charges.
13 - EPRA basic NAV was superseded and transitioned to three new measures:
EPRA Net Reinstatement Value ("NRV"), EPRA Net Tangible Assets ("NTA") and
EPRA Net Disposal Value ("NDV") for periods commencing 1 January 2020 or
thereafter. Safestore considers EPRA NTA to be the most consistent with the
nature of the Group's business. The basis of calculation, including a
reconciliation to reported net assets, is set out in note 15 of the Financial
Statements.
14 - On 30 March 2022, the Group acquired the remaining 80% of the Joint
Venture with CERF. Prior to acquiring the 80%, the Joint Venture with CERF,
which represented a 20% investment, was accounted for as an associate using
the equity method of accounting, as described in the "Investment in
associates" note to the financial statements.
15 - As at the date of publication, the consensus of 10 analysts' forecasts of
Adjusted EPRA EPS was 45.9p.
Reconciliations between underlying metrics and statutory metrics can be found
in the financial review and financial statements sections of this
announcement.
Summary
Safestore has delivered an excellent financial performance in the first half
of the financial year, driven by strong average achieved storage rates(6).
Reported Group revenue increased 15.9% at CER(2) with like-for-like(9) revenue
at CER(2) growing by 14.5%. The Group's like-for-like average rate at CER(2)
grew by 13.0% with like-for-like average occupancy(4) growing by 3.0%.
Reflecting the high degree of operating leverage from our fully invested
estate, the improved revenue performance has driven growth in like-for-like
EBITDA(3) margin, on a CER basis, of 3.5ppts to 64.9% (2021: 61.4%). Profit
before income tax was up to £285.2m from £167.3m in 2021 driven by strong
trading performance and increased gain on investment properties of £223.9m
(2021: gain of £127.7m).
Our operational performance across all regions of the UK has been excellent in
the period resulting in a 16.8% increase in like-for-like(9) revenue. Our
yield management capabilities have resulted in a strong like-for-like average
storage rate(6) growth at CER(2) of 15.9%. Average occupancy, driven by our
industry leading digital marketing platform, enquiry generation and store team
conversion, has again performed well across all regions of the UK,
particularly considering the strength of the prior year performance,
delivering growth of 3.2% in the period on a like-for-like basis.
Like-for-like(9) closing occupancy(4) at the period end was up 0.3ppts at
82.1% (2021: 81.8%). Total revenue growth of 17.4% reflected the strong
like-for-like performance, the 2022 acquisition of Christchurch, the 2022
store opening of London Bow and the 2021 store opening in Birmingham Middleway
offset by the closure of Birmingham Digbeth.
In Paris, our trading performance was strong with like-for-like(9) revenue
growing by 7.2%. This was driven by our like-for-like average rate performance
which increased by 4.6% compared to the prior year with average occupancy
growing by 2.7%. Like-for-like(9) closing occupancy(4) at the period end was
up 1.2ppts at 82.9% (2021: 81.7%).
Our Spanish business, which was acquired in December 2019, contributed €1.7m
of like-for-like revenue, up 10.2% compared to the prior year. Closing
occupancy(4) was down 2.8ppts at 86.6% (2021: 89.4%) whilst the average
storage rate(6) grew by 7.8% to €34.09 (2021: €31.61). Ancillary revenues,
an area of particular focus, doubled compared to the prior year.
The Group completed the acquisition of the 80% of the equity in the Benelux JV
owned by Carlyle on 30 March 2022. As a result, our Netherlands and Belgian
businesses contributed one month of revenues in the period on a fully owned
basis. Prior to the acquisition, the Group earned management fees and a 20%
share of the JV's profits.
Group underlying EBITDA of £65.2m increased 21.1% at CER(2) on the prior year
and 19.9% on a reported basis, reflecting the impact of the 4.8% strengthening
of the average Sterling to Euro exchange rate, compared to the prior period,
on the profit earned on our Paris, Spain and Benelux businesses. Rent costs
were flat in the period and, as a result, adjusted diluted EPRA EPS(7) grew by
24.3% in the period to 22.5p (2021: 18.1p).
Our property portfolio valuation (excluding investment properties under
construction) has increased by £389.3m since October 2021 to £2,271.1m. The
increase comprises £32.2m of additions and reclassifications, a negative
currency impact of £4.8m, the acquisition of the Benelux and Your Room Self
Storage businesses of £132.1m and a £229.8m revaluation gain (equivalent to
12.2% of the valuation at October 2021) driven by reduced exit cap rates and
strong operational performance of the business. The Group's external valuers,
Cushman & Wakefield Debenham Tie Leung Limited ("C&W"), valued 39% of
the portfolio at April 2022 with a Directors' valuation being carried out,
with the assistance of C&W, on the remaining 61%.
Reflecting the Group's good trading performance, the Board is pleased to
recommend a 25.3% increase in the interim dividend to 9.4p per share (2021:
7.5p).
Outlook
Trading in the third quarter to date, driven by average rates, has continued
to be strong. Group like-for-like sales (CER) for the month of May were up 10%
on May 2021, which was slightly ahead of our Board's expectations.
Whilst we are aware of the current macro-economic challenges, our business
model remains highly resilient with multiple drivers of demand and we believe
the Group, whilst not entirely immune from any cost of living or inflationary
issues, is strongly positioned to withstand any downturn. At present, earnings
for the full year is anticipated to be at least 47p, slightly ahead of the
current consensus analysts' forecasts of Adjusted Diluted EPRA Earnings per
Share(7) for 2021/22 of 45.9p(15).
For further information, please contact:
Safestore Holdings PLC
Frederic Vecchioli, Chief Executive Officer via Instinctif Partners
Andy Jones, Chief Financial Officer
www.safestore.com (http://www.safestore.com)
Instinctif Partners
Guy Scarborough/ Bryn Woodward 07917 178920/ 07739 342009
A conference call for analysts will be held at 9:30am today.
For dial-in details of the presentation please contact:
Guy Scarborough (guy.scarborough@instinctif.com
(mailto:guy.scarborough@instinctif.com) or telephone on 07917 178920).
Notes to Editors
· Safestore is the UK's largest self-storage group with 178
stores at 30 April 2022, comprising 130 wholly owned stores in
the UK (including 72 in London and the South East with the remainder in
key metropolitan areas such as Manchester, Birmingham, Glasgow, Edinburgh,
Liverpool, Sheffield, Leeds, Newcastle and Bristol), 29 wholly owned stores in
the Paris region, 4 stores in Barcelona, 9 stores in the Netherlands and 6
stores in Belgium.
· Safestore operates more self-storage sites inside the M25 and in
central Paris than any competitor providing more proximity to customers in
the wealthiest and more densely populated UK and French markets.
· Safestore was founded in the UK in 1998. It acquired the French
business "Une Pièce en Plus" ("UPP") in 2004 which was founded in 1998 by the
current Safestore Group CEO Frederic Vecchioli.
· Safestore has been listed on the London Stock Exchange since
2007. It entered the FTSE 250 index in October 2015.
· The Group provides storage to around 90,000 personal and business
customers.
· As at 30 April 2022, Safestore had a maximum lettable area
("MLA") of 7.667 million sq ft (excluding the expansion pipeline stores) of
which 6.186 million sq ft was occupied.
· Safestore employs around 750 people in
the UK, Paris, Spain, the Netherlands and Belgium.
Our Strategy
The Group's proven strategy has evolved over the last three years with the
creation of our Benelux Joint Venture(14) and the recent buy-out of the 80% of
the equity previously owned by Carlyle as well as our acquisition of OhMyBox
("OMB") in Spain, but otherwise remains largely unchanged. We believe that the
Group has a well-located asset base, management expertise, infrastructure,
scale and balance sheet strength and, as we look forward, we consider that the
Group has the potential to further increase its earnings per share by:
· Optimising the trading performance of the existing portfolio;
· Maintaining a strong and flexible capital structure; and
· Taking advantage of selective portfolio management and expansion
opportunities in our existing markets and, if appropriate, in attractive new
geographies either through a joint venture or in our own right.
In addition, the Group's strategy is pursued whilst maintaining a strong focus
on Environmental, Social and Governance ("ESG") matters and a summary of our
ESG strategy is provided below.
Optimisation of Existing Portfolio
With the opening of 18 new stores since August 2016, and the acquisitions of
47 stores through the purchases of Space Maker in July 2016, Alligator in
November 2017, Fort Box in London and OMB in Spain in 2019, the buy-out of our
Benelux JV in 2022 and our Heathrow and Christchurch stores, we have
established and strengthened our market-leading portfolio in the UK and Paris
and have entered the Spanish, Netherlands and Belgian markets. We have a high
quality, fully invested estate in all geographies and, of our 178 stores as at
30 April 2022, 101 are in London and the South East of England or in Paris,
with 77 in Spain, the Netherlands, Belgium and the other major UK cities. In
the UK, we now operate 49 stores within the M25, which represents a higher
number of stores than any other competitor.
Our MLA(4) has increased to 7.67m sq ft at 30 April 2022 (2021: 6.98m sq ft).
At the current occupancy level of 80.7% we have 1.5m sq ft of fully invested
unoccupied space (2.5m sq ft including the development pipeline), of which
1.0m sq ft is in our UK stores, 0.3m sq ft in Paris and 0.2m in Spain, the
Netherlands and Belgium. In total, this unlet space is the equivalent of c. 37
empty stores located across the estate and provides the Group with significant
opportunity to grow further. We have a proven track record of filling our
vacant space at attractive rates, so we view this availability of space with
considerable optimism. We will also benefit from operational leverage from the
fact that this available space is fully invested and the related operating
costs are essentially fixed and already included in the Group cost base. Our
continued focus will be on ensuring that we drive occupancy to utilise this
capacity at carefully managed rates. Between the full financial years 2013 and
2021, occupancy of the stores in the portfolio in 2013 that remain in the
Group today has increased from 63.1% to 83.4%, i.e. an average of 2.4ppts per
year and equivalent to a total of 1.0 m sq ft.
There are three elements that are critical to the optimisation of our existing
portfolio:
· Enquiry generation through an effective and efficient marketing
operation;
· Strong conversion of enquiries into new lets; and
· Disciplined central revenue management and cost control.
Digital Marketing Expertise- UK Number 1 Self-storage Brand
Awareness of self-storage remains relatively low with half of the UK
population either knowing very little or nothing about self-storage (source:
SSA Annual Report). In the UK, many of our new customers are using
self-storage for the first time. It is largely a brand blind purchase.
Typically, customers requiring storage start their journey by conducting
online research using generic keywords in their locality (e.g. "storage in
Borehamwood", "self-storage near me") which means that geographic coverage and
search engine prominence remain key competitive advantages.
We believe there is a clear benefit of scale in the generation of customer
enquiries. The Group has continued to invest in technology and in-house
expertise which has resulted in the development of a leading digital marketing
platform that has generated 56% enquiry growth for the Group over the last
five years. Our in-house expertise and significant annual budget have enabled
us to deliver strong results. Safestore is the UK number 1 self-storage brand
as it has more new lets per year than any other brand.
The Group's online strength came to the fore during the various Covid-19
lockdowns and has since continued to support customer acquisition growth.
Online enquiries in HY2022 rose to 89.7% of our enquiries in the UK (HY2021:
89%) and 85.3% in France (HY2021: 83.3%). The majority of our online
enquiries now originate from a mobile device (65.5% share in HY2022),
highlighting the need for continual investment in our responsive web platform
for a "mobile-first" world. We continue to invest in activities that promote a
strong search engine presence to grow enquiry volume whilst managing
efficiency in terms of overall cost per enquiry and cost per new let. UK
enquiries increased by 2.3% whereas costs per enquiry decreased by 2%. Group
marketing costs as a percentage of revenue were 3.5% for the half year
(HY2021: 3.9%). This percentage has constantly reduced over the last 8 years
and is now at its lowest level in that period.
During the first half of our 2021/22 trading year, the Group demonstrated its
ability to integrate newly developed and acquired stores into its marketing
platform with successful new openings at Bow (London, UK), Christchurch
(Dorset, UK) and Nijmegen (Netherlands). We have now clearly demonstrated that
our marketing platform is transferrable into multiple overseas geographies.
In February 2022, Safestore UK won the Feefo Platinum Trusted Service award
for the third time. The award is given to businesses which have achieved Gold
standard for three consecutive years. It is an independent mark of excellence
that recognises businesses for delivering exceptional experiences, as rated by
real customers. In addition to using Feefo, Safestore invites customers to
leave a review on a number of review platforms, including Google and
Trustpilot. Our ratings for each of these three providers in the UK are
between 4.6 and 4.8 out of 5. In France, Une Pièce en Plus uses Trustpilot to
obtain independent customer reviews and in HY2022, achieved a 'TrustScore' of
4.6 out of 5. In Spain, OMB collects customer feedback via Google reviews and
has maintained a score of 4.7 out of 5.
Motivated and effective store teams benefiting from investment in training and
development
In what is still a relatively immature and poorly understood product, customer
service and selling skills at the point of sale remain essential in earning
the trust of the customer and in driving the appropriate balance of volumes
and unit price in order to optimise revenue growth in each store.
The first half of our 2021/22 trading year has seen us move to a
business-as-usual operating model in stores although we still display advisory
mask and distancing messages along with safe working protocols for both our
customers and colleagues.
Our enthusiastic, well-trained and customer-centric sales team remains a key
differentiator and a strength of our business. Understanding the needs of our
customers and using this knowledge to develop in-store trusted advisers is a
fundamental part of driving revenue growth and market share.
Safestore has been an Investors in People ("IIP") accredited organisation
since 2003 and our aim is to be an employer of choice in our sector as we
passionately believe that our continued success is dependent on our highly
motivated and well-trained colleagues. Following the award of a Bronze
standard accreditation in 2015 and our subsequent Gold standard accreditation
in 2018, Safestore was awarded the "we invest in people" Platinum
accreditation in February 2021, the highest accolade in the Investors in
People scale. Shortly after our Platinum accreditation, we also made the final
top ten shortlist for the Platinum Employer of the Year (250+) category in the
Investors in People Awards 2021. This nomination further endorses the high
standard of our teams and the people development programmes that drive our
skill and talent retention.
The Investors in People Platinum accreditation firmly places Safestore in the
top 2% of accredited organisations in the UK. The accreditation panel
commented: "There are real gains on all of the indicators and individual
themes compared to the survey conducted three years ago, and the response rate
of 93% is excellent. Safestore are a fantastic example of sustained great
practice." - Matthew Filbee, IIP Practitioner.
IIP is the international standard for people management, defining what it
takes to lead, support and manage people effectively to achieve sustainable
results. Underpinning the standard is the Investors in People framework,
reflecting the latest workplace trends, essential skills and effective
structures required to outperform in any industry. Investors in People enables
organisations to benchmark against the best in the business on an
international scale. We are proud to have our colleagues recognised to such a
high standard not only in our industry but also across 14,000 organisations in
75 countries. This sustained people development focus is an essential
component of our continuous improvement mentality.
We are committed to growing and rewarding our people and tailor our
development, reward and recognition programmes to this end. Our IIP recognised
coaching programme, launched in 2018, and upgraded every year since, continues
to be a driving force behind the continuous performance improvement
demonstrated by our store colleagues.
The period of the Covid-19 pandemic provided a challenging environment
requiring us to operate in some new and innovative ways. Our online learning
portal, combined with the energy and flexibility of our store colleagues,
allowed us to not only continue to deliver our award-winning development
programmes but also to capitalise on the strength of our IT platforms. In the
first half of 2021 we rolled out our annual sales refresher programme to every
store colleague online, utilising some innovative technologies along with more
common communication tools such as Microsoft Teams to once again raise our
performance bar. As the restrictions in the UK relaxed through the second half
of 2021, we were able to combine our newly created technology communication
skills with our tried and tested face-to-face training sessions in a newly
created "impact" sales refresher.
The recent lockdowns and travel restrictions have not inhibited our progress
as, following our late 2021 sales refreshers, we took the opportunity to
review many of our training, coaching and compliance tools to take advantage
of our higher performance levels and skilled colleagues. The integration of
flexible contract types and enhanced digital contracts have all been included
into our updated version of QUEST, our sales framework. This two-day programme
has been delivered, face-to-face, to every member of our store and field teams
in the first half of 2022.
We recognised the changing needs and demands of our customers, not only
through the challenging times of 2020/21 but through the newly emerging
demands and requirements that late 2021 brought. Combining new, along with
tried and tested solutions and systems, we are further able to support our
store colleagues allowing them to fulfil the needs of our customers over and
above that of our competitors. Our flexible contract types and enhanced
digital contract completion further enhances our customer offer and
experience.
All new recruits to the business benefit from enhanced induction and training
tools that have been developed in-house and enable us to quickly identify
high-potential individuals and increase their speed to competency. They
receive individual performance targets within four weeks of joining the
business and are placed on the "pay-for-skills" programme that allows
accelerated basic pay increases dependent on success in demonstrating specific
and defined skills. The key target of our programme remains that we grow our
talent through our Store Manager Development programme, and we are pleased
with our progress to date.
Our internal Store Manager Development programme has been in place since 2016
and is a key part of succession planning for future Store Managers. In May
2022, we began our assessment process for the sixth intake of SMD (Store
Manager Development Programme) with a first-class group of candidates ready to
learn the necessary skills and attributes they need to become a Safestore
Store Manager. Delegates also have the opportunity to gain a nationally
recognised qualification from ILM (Institute of Leadership & Management)
at Level 3.
Our Store Manager Development programme demonstrates the effectiveness of our
learning tools. In a spirit of constant improvement, our content and delivery
process is dynamically enhanced through our 360-degree feedback process
utilising the learnings from not only the candidates but also from our
training Store Managers and senior business leaders. This allows our people to
be trained with the knowledge and skills to sell effectively in today's
marketplace. December 2019 also saw the inaugural launch of our Senior Manager
Development programme ("LEAD") which focuses on developing our high performing
middle managers aimed at preparing them for more senior roles within the
business. This programme is built on the foundations of our Store Manager
Development programme and includes Level 5 accreditation from the Institute of
Leadership & Management upon successful completion. Our LEAD group
delegates are already delivering performance-enhancing projects to our wider
business and are fast heading towards their graduation day in June 2022.
Our performance dashboard allows our store and field teams to focus on the key
operating metrics of the business providing an appropriate level of management
information to enable swift decision making. Reporting performance down to
individual colleague level enhances our competitive approach to team and
individual performance. We continue to reward our people for their performance
with bonuses of up to 50% of basic salary based on their achievements against
individual targets for new lets, occupancy and ancillary sales. In addition,
our Values and Behaviours framework is overlaid on individuals' performance in
order to assess performance and development needs on a quarterly basis.
Our "Make the Difference" people forum, launched in December 2018, allows our
"People Champions" to be the representative voice for each of the
twelve Regions and Head Office in order to influence change and drive
improvement for "Our Business, Our Customers and Our Colleagues".
People Champions:
· Consult and collect the views and suggestions of all colleagues
that they represent;
· Engage in the bi-annual "Make the Difference Forum", raising and
representing the views of their colleagues; and
· Consult with and discuss feedback with management and the
leadership team at Safestore.
In December 2020, our People Champion positions were up for re-election after
our first group had successfully completed their two-year tenure. Following a
strongly contested election, our 15 new People Champions were elected and they
are now nearing the end of their tenure, having delivered more high-quality
contributions to our business.
Our Values and Behaviours framework concentrates our culture on our customers.
Customers continue to be at the heart of everything we do, whether it be in
store, online or in their communities. In 2021 we further improved our
customer ratings when we were awarded the Feefo Platinum trusted service
award. Later in the year, we received a 5 star Trustpilot rating, which we
still hold in 2022. Along with our strong Google ratings, these independent
assessments further reflect our ongoing commitment to customer satisfaction as
the number one storage provider in the UK.
Central Revenue Management and Cost Control
We continue to pursue a balanced approach to revenue management. We aim to
optimise revenue by improving the utilisation of the available space in our
portfolio at carefully managed rates. Our central pricing team is responsible
for the management of our dynamic pricing policy, the implementation of
promotional offers and the identification of additional ancillary revenue
opportunities. Whilst price lists are managed centrally and are adjusted on a
real-time basis, the store sales teams have the ability, within a strict
controlled environment, to offer a variety of centrally set discounts
including, in specific stores and size codes, a Lowest Price Guarantee in the
event that a local competitor is offering a lower price. The reduction in the
level of discount offered over the last five years is linked to store team
variable incentives and is monitored closely by the central pricing team.
Average rates are predominantly influenced by:
· The store location and catchment area;
· The volume of enquiries generated online;
· The store team skills at converting these enquiries into new lets
at the expected price; and
· The very granular pricing policy and the confidence provided by
analytical capabilities and systems that smaller players might lack.
We believe that Safestore has a very strong proposition in each of these
areas.
Costs are managed centrally with a lean structure maintained at the Head
Office. Enhancements to cost control are continually considered and the cost
base is challenged on an ongoing basis.
Strong and Flexible Capital Structure
Since 2014 we have refinanced the business on five occasions, each time
optimising our debt structure and improving terms; and believe we have
maintained a capital structure that is appropriate for our business and which
provides us with the flexibility to take advantage of carefully evaluated
development and acquisition opportunities.
At 30 April 2022, based on the current level of borrowings and interest swap
rates, the Group's weighted average cost of debt was 2.30% and 95% of our debt
facilities are at fixed rates or hedged. The weighted average maturity of the
Group's drawn debt is 5.5 years at the current period end and the Group's LTV
ratio is 27% as at 30 April 2022.
This LTV and interest cover ratio of 10.0x for the rolling twelve-month period
ended 30 April 2022 provides us with significant headroom compared to our
banking covenants. We had £198.5m of undrawn bank facilities at 30 April
2022.
Taking into account the improvements we have made in the performance of the
business and the reduction in our average cost of debt over the last eight
years, the Group is capable of generating free cash after dividends sufficient
to fund the building of two to four new stores per annum depending on location
and availability of land.
The Group evaluates development and acquisition opportunities in a careful and
disciplined manner against rigorous investment criteria. Our investment policy
requires certain Board-approved hurdle rates to be considered achievable prior
to progressing an investment opportunity. In addition, the Group aims to
maintain a Group LTV(11) ratio below 40% which the Board considers to be
appropriate for the Group.
New Financing
In April 2022, Safestore drew its existing uncommitted $115m Shelf facility.
The facility was in Euros for a 7-year term at an interest rate of 2.45% in
order to partially fund the acquisition of Carlyle's 80% share of the Benelux
JV.
FX Forward Contracts
During the first half of 2020, the Group took out average rate FX forward
contracts to hedge the majority of the Group's exposure to the translation of
Euro denominated earnings for the period until April 2023. The remaining
values are €8.0m for the second half of the 2022 financial year and €8.5m
for the first half of the 2023 financial year. This has the effect of fixing
the rate at which Euro earnings are translated to the rate of €1.0751 to
£1, up to the value of the contract.
ESG Strategy
ESG: Sustainable Self-storage
Our purpose - to add stakeholder value by developing profitable and
sustainable spaces that allow individuals, businesses and local communities to
thrive - is supported by the 'pillars' of our sustainability strategy: our
people, our customers, our community and our environment. In addition, the
Group and its stakeholders recognise that its efforts are part of a broader
movement and we have, therefore, aligned our objectives with the UN
Sustainable Development Goals ("SDGs"). We reviewed the significance of each
goal to our business and the importance of each goal to our stakeholders and
assessed our ability to contribute to each goal. Following this materiality
exercise, we have chosen to focus our efforts in the areas where we can have a
meaningful impact. These are 'Decent work and economic growth' (goal 8),
'Sustainable cities and communities' (goal 11), 'Responsible consumption and
production' (goal 12) and 'Climate action' (goal 13).
Sustainability is embedded into day-to-day responsibilities at Safestore and,
accordingly, we have opted for a governance structure which reflects this. Two
members of the Executive Management team co-chair a cross-functional
sustainability group consisting of the functional leads responsible for each
area of the business.
In 2018, the Group established medium term targets in each of the 'pillars'
towards which the Group continued to progress in FY2021 and HY2022.
Our people: Safestore was awarded the prestigious Investors in People (IIP)
Platinum accreditation and was in the final top ten shortlist for Platinum
Employer of the Year (250+) category in The Investors in People Awards 2021.
The Group's pandemic response in particular has had a profound impact on trust
in leadership and colleague engagement and motivation.
Our customers: The Group's brands continue to deliver a high-quality
experience, from online enquiry to move-in. This is reflected in customer
satisfaction scores on independent review platforms (Trustpilot, Feefo,
Google) of over 90% in each market. The introduction of digital contracts
during the pandemic offers both customer convenience and a reduction in
printing, saving an estimated 156,000 pieces of paper each month.
Our community: Safestore remains committed to being a responsible business by
making a positive contribution within the local communities wherever our
stores are based. We continue do this by developing brownfield sites and
actively engaging with local communities when we establish a new store,
identifying and implementing greener approaches in the way we build and
operate our stores, helping charities and communities to make better use of
limited space, and creating and sustaining local employment opportunities
directly and indirectly through the many small and medium-sized enterprises
which use our space. During FY2021, the space occupied by local charities in
226 units across 102 stores was 18,266 sq ft and worth £636,945.
Our environment: Safestore is committed to ensuring our buildings are
constructed responsibly and their ongoing operation has a minimal impact on
local communities and the environment. It should be noted that the
self-storage sector is not a significant consumer of energy when compared with
other real estate subsectors. As a result, operational emissions intensity
tends to be far lower. According to a recent report by KPMG & EPRA,
self-storage generates the lowest greenhouse gas emissions intensity (5.75
kg/m2 for scope 1 and 2) of all European real estate sub-sectors, with
emissions per m2 less than 30% of the European listed real estate average
(19.5 kg/m2) and notably 21% of the emissions intensity of the residential
sub-sector (27.0 kg/m2). Reflecting the considerable progress made on energy
mix, efficiency measures and waste reduction to date, Safestore's emissions
intensity (3.9 kg/m2 in 2020) is considerably lower (-32%) than the
self-storage subsector average. In FY2021, the Group continued to progress
with a further 12% decline in absolute emissions despite continued portfolio
growth and greater utilisation of stores compared to 2020. Safestore's
absolute (location-based) emissions are now 53% below, and emissions intensity
65% below the 2013 baseline level despite significant growth in portfolio
floor space. Moving forward, the Group has a commitment to be operationally
carbon neutral by 2035 with a medium term target to reduce operational
emissions (market-based) by 50% compared to the level in FY2021 by 2025. The
total investment to achieve carbon neutrality should be around £3m.
In addition to the IIP award and the customer satisfaction ratings, the Group
has received recognition for its sustainability progress and disclosures in
the last twelve months. Safestore has been given a Silver rating in the 2021
EPRA Sustainability BPR awards. The Global ESG Benchmark for Real Assets
("GRESB") has once again awarded Safestore an "A" rating in its 2021 Public
Disclosures assessment. MSCI has awarded Safestore its second-highest rating
of "AA" for ESG in 2022. The Group has also been awarded the highest rating of
five stars by Support the Goals, recognising Safestore as the third member of
the FTSE 250 to achieve this level.
Portfolio Management
Our approach to store development and acquisitions in the UK, Paris, Spain,
the Netherlands and Belgium continues to be pragmatic, flexible and focused on
the return on capital.
Our experienced and skilled property teams in all geographies continue to seek
investment opportunities in new sites to add to the store pipeline. However,
investments will only be made if they comply with our disciplined and strict
investment criteria. Our preference is to acquire sites that are capable of
being fully operational within 18-24 months from completion.
Since 2016, the Group has opened 18 new stores: Chiswick, Wandsworth, Mitcham,
Paddington Marble Arch, Carshalton, Bow (all in London), Birmingham Central,
Birmingham Merry Hill, Birmingham Middleway, Altrincham, Peterborough,
Gateshead, Sheffield in the UK, and Emerainville, Combs-la-Ville, Poissy,
Pontoise and Magenta in Paris, adding c. 960,000 sq ft of MLA.
In addition, the Group has acquired 47 existing stores through the
acquisitions of Space Maker, Alligator, Fort Box, OhMyBox! in Spain, the
buy-out of our Benelux JV and our London Heathrow and Christchurch stores.
These acquisitions added a further c. 1,870,000 sq ft of MLA and revenue
performance has been enhanced in all cases under the Group's ownership.
We have also completed the extensions and refurbishments of our Barking,
Bedford, Chingford, Southend, Edgware, Paddington Marble Arch and Longpont
(Paris) stores adding a net c. 102,000 sq ft of fully invested space to the
estate. All of these stores are performing in line with or ahead of their
business plans.
The Group's current pipeline of new developments and store extensions has
grown significantly over the last year and now constitutes c. 983,000 sq ft of
future MLA (equivalent to c. 13% of the existing portfolio) with an associated
outstanding capital expenditure of £108.0m.
Property Pipeline
Openings of New Stores and Extensions in the period
In May 2021 the Group completed the freehold acquisition of a 0.8-acre site
with a 108,000 sq ft warehouse to the east of London in a prominent position
on the A12 in Bow. The building has existing consent for storage and we only
required planning consents for some external modifications to the building.
Otherwise, the building was suitable for immediate conversion to self-storage.
The 74,000 sq ft store opened in December 2021.
In May 2021, the Group exchanged contracts on a leasehold basement car park
adjacent to our existing London Paddington Marble Arch store. The occupancy of
the Paddington Marble Arch store on 31 March 2021 was 80%. The extension
opened in December 2021, adding 8,500 sq ft of MLA.
In September 2020 the Group received planning permission to extend its
Southend store by 10,100 sq ft. The existing store has an MLA of 49,400 sq ft
and was 86% occupied at the end of September 2020. The extension opened in
December 2021.
The Group has also received planning permission to extend its Edgware store by
a further 22,900 sq ft. The existing store has MLA of 24,000 sq ft and reached
a peak occupancy of 91% prior to extension works commencing. The extension
opened in December 2021.
Lease Extensions and Assignments
As part of our ongoing asset management programme, we have now extended the
leases on 23 stores or 64% of our leased store portfolio in the UK since 2012.
As a result, since 2012 the remaining lease length of our UK stores has
remained at c. 11-13 years.
Development Sites
UK
In April 2021, the Group exchanged contracts on a freehold 1.3-acre site at
Lea Bridge in Northeast London. The acquisition of the site has now been
completed and we plan to open a 76,500 sq ft MLA store in 2024 as the leases
for existing tenants on the site have up to two years to run. Rental income of
approximately £170k per annum is currently received on this site.
In November 2021, the Group completed the acquisition of a 1.2-acre freehold
site off Old Kent Road in the London Borough of Southwark in Southeast London.
Subject to planning, we hope to open a c. 76,500 sq ft MLA store in due
course. Existing tenants on the site will provide a rental income in the
meantime.
In April 2021, the Group exchanged contracts on a freehold site in Woodford in
Northeast London. Subject to planning, we will open a 56,500 sq ft MLA store
in 2025.
The Group has also previously acquired two additional sites in London at
Morden and Bermondsey. Morden is a freehold 0.9-acre site in an established
industrial location. Planning permission for a 52,000 sq ft self-storage
facility has now been granted and construction on this site is underway with a
view to opening in Q1 2023. Bermondsey is a 0.5-acre freehold site with
income from existing tenants and is adjacent to our existing leasehold store.
Our medium term aim, subject to planning permission, is to extend our existing
Bermondsey operations with the addition of a new self-storage facility to
complement our existing store.
In July 2021, the Group exchanged contracts on a freehold 0.8-acre site in
Shoreham, West Sussex. Shoreham is situated between Brighton and Worthing on
the south coast of England. Subject to planning, we will open a purpose built
54,000 sq ft MLA store in Q4 of 2022.
In June 2018 Safestore opened its Paddington Marble Arch store. A separate
satellite store at Paddington Park West Place, with MLA of 13,000 sq ft, will
open during 2023.
In May 2022, the Group completed the acquisition of a 2.1-acre freehold site
including an existing warehouse in Wigan in Greater Manchester. Subject to
minor planning approvals for elevations and signage, we plan to convert the
existing building and open a c. 42,700 sq ft MLA store in the second quarter
of 2023.
Paris
Safestore has for many years owned a vacant freehold site in the town of
Nanterre on the edge of La Défense, Paris' main business district. This area
of Paris is undergoing significant development and Safestore has invested a
24.9% stake in a joint venture development company, PBC Les Groues SAS, which
is constructing a c. 300,000 sq ft development of offices, retail, a school
and residential properties.
Safestore has contributed its Nanterre site into the project receiving cash of
€1.0m in addition to the delivery of an underground storage area and
reception within the complex, ready to be fitted out into a 44,000 sq ft
self-storage facility. Planning for the project has been received and
construction has commenced.
It is anticipated that the project will be completed in early 2025 when the
self-storage facility will open.
In August 2021, the Group exchanged contracts on a freehold site in southern
Paris with a significant frontage onto the N104 motorway. The site includes an
existing building which will be demolished and replaced by a 55,000 sq ft MLA
store. We expect the store to open in the third quarter of 2022.
Over the first half of 2022 we have exchanged contracts on three freehold
development sites to the west of Paris. All sites require planning permission
and newly built stores of 56,000 sq ft, 20,000 sq ft and 58,000 sq ft will be
constructed over the next 18 months.
Spain
In December 2019 the Group completed the acquisition of OMB Self-storage which
operates three leasehold properties and one freehold property, all very well
located in the centre of Barcelona. The four locations (Valencia, Calabria,
Glories and Marina) have an MLA totalling 108,000 sq ft. The occupancy of the
business at the end of April 2022 was 86.6%.
The Group is continuing its expansion of the business in Barcelona and its
entry into the Madrid market with the acquisition of the following sites.
In April 2021, the Group exchanged contracts on a freehold building in a high
population density area in northern Madrid. The acquisition has been completed
and planning granted and we will convert the existing building into a 54,000
sq ft MLA self-storage facility. It is anticipated that the site will open in
the fourth quarter of the 2021/22 financial year.
In March 2021, the Group exchanged contracts on a freehold building in
Southern Madrid. The acquisition has been completed and planning granted and
we will convert the existing building into a 32,000 sq ft MLA self-storage
facility. It is anticipated that the site will open in the fourth quarter of
the 2021/22 financial year.
In December 2021, the Group exchanged contracts on a freehold building in a
commercial and industrial area of Eastern Madrid. Subject to completion, we
will convert the existing building into a 46,800 sq ft MLA self-storage
facility. It is anticipated that the site will open in the third quarter of
2023.
In January 2021, the Group exchanged contracts on a freehold building in a
densely populated area in central Barcelona. The acquisition has been
completed and planning granted and we will convert the existing building into
a 12,500 sq ft MLA self-storage facility. It is anticipated that the site will
open in the third quarter of the 2021/22 financial year.
In August 2021, the Group exchanged contracts on a leasehold site in central
Barcelona. The site is a former car dealership which will be converted to a
24,700 sq ft MLA store which, subject to planning, should open in Q4 of 2023,
approximately twelve months later than originally planned to ensure
compatibility with other developments being undertaken by the landlord on the
same site.
In April 2021, the Group exchanged contracts on a freehold building in
northern Barcelona. Subject to planning, we will convert the existing building
into a 41,500 sq ft MLA self-storage facility. It is anticipated that the site
will open in the first quarter of the 2022/23 financial year.
In June 2021 the Group exchanged contracts on a freehold property in South
Barcelona. The site includes an existing industrial building which will be
converted into a 30,000 sq ft MLA self-storage facility. Planning has been
granted and we expect to open the site in the second quarter of the 2022/23
financial year.
The total further cost of the acquisition and construction of the new Spanish
sites is anticipated to be c. €22.0m and the seven stores will add 241,500
sq ft of additional MLA. Since originally disclosing the above developments
there have been some adjustments to the MLA which has added a further 16,700
sq ft. Cost inflation relating to the construction of the above sites has been
included in the outstanding capital expenditure above.
Netherlands
In January 2022, the Netherlands business opened a new store in Nijmegen. The
store is freehold with an MLA of 40,000 sq ft and is a conversion of an
existing building. Nijmegen has a population of 177,000 and the site is well
located on a main road with good visibility and access.
We recently exchanged contracts on a freehold site at Amersfoort, 40 minutes
east of Amsterdam. The acquisition is subject to planning permission and we
anticipate that the new store will be opened in Q4 2023.
Store Extensions
In April 2021, we exchanged contracts on the acquisition of a 0.5-acre site
adjacent to our existing London Wimbledon store (MLA 58,800 sq ft). We
completed this transaction in December 2021 and construction is underway. The
existing reception area will be relocated to a more prominent and visible
roadside location and a further 9,000 sq ft of storage capacity and 1,000 sq
ft of offices will be added. The Wimbledon store's peak occupancy, prior to
the Covid-19 pandemic, was 92%.
In September 2021 the Group received planning permission to extend its
Winchester store by 11,000 sq ft. The existing store has an MLA of 42,000 sq
ft and has been more than 90% occupied for the last twelve months. It is
anticipated that the extension will be open in the fourth calendar quarter of
2022 and that there will be minimal impact on day-to-day operations of the
store during construction which is now underway.
Property Pipeline Summary
Store FH/ LH Status MLA sq ft Target Opening Other
London - Lea Bridge FH Completed/ planning granted 76,500 Q1 2025 New build.
£170k pa of rental income prior to opening
London - Old Kent Road FH Completed/ subject to planning 76,500 TBC New build.
Rental income receivable prior to opening
London - Woodford FH Contracts exchanged/ subject to planning 65,000 Q4 2025 New build
London - Morden FH Completed/ planning granted 52,000 Q1 2023 New build
London - Bermondsey FH Completed/ subject to planning 50,000 Q4 2026 New build
Shoreham FH Contracts exchanged/ subject to planning 54,000 Q4 2022 New build
London - Paddington Park West LH Completed/ planning granted 13,000 Q3 2023 Conversion of basement car park-satellite store to existing Paddington store
Wigan FH Completed/ subject to planning (elevations and signage) 42,700 Q2 2023 Conversion of existing warehouse
London - Wimbledon FH Completed/ planning granted 9,000 storage 1,000 office Q2 2022 Extension of existing site
Winchester FH Planning granted 11,000 Q4 2022 Extension of existing site
Paris - La Défense FH Planning granted 44,000 Q2 2025 Facility within mixed use development
Paris - Southern Paris FH Planning granted 55,000 Q3 2022 New build
Paris - West 1 FH Contracts exchanged/ subject to planning 56,000 Q4 2023 New Build
Paris - West 2 FH Contracts exchanged/ subject to planning 20,000 Q4 2023 New Build
Paris - West 3 FH Contracts exchanged/ subject to planning 58,000 Q3 2023 New Build
Northern Madrid FH Completed/ planning granted 54,000 Q4 2022 Conversion of existing building
Southern Madrid FH Completed/ planning granted 32,000 Q4 2022 Conversion of existing building
Eastern Madrid FH Contracts exchanged/ subject to planning 46,800 Q3 2023 Conversion of existing building
Central Barcelona 1 FH Completed/ planning granted 12,500 Q3 2022 Conversion of existing building
Central Barcelona 2 LH Contracts exchanged/ subject to planning 24,700 Q4 2023 Conversion of existing building
Northern Barcelona FH Contracts exchanged/ subject to planning 41,500 Q1 2023 Conversion of existing building
South Barcelona FH Contracts exchanged/ planning granted 30,000 Q2 2023 Conversion of existing building
Amersfoort - Netherlands FH Contracts exchanged/ subject to planning 58,000 Q4 2023 New build
Total Pipeline MLA c. 983k
Total Further Capex c. £108m
Acquisition of remaining 80% of Carlyle JV(14)
As announced on 31 March 2022, Safestore acquired the remaining 80% of the
equity owned by Carlyle Europe Realty in the Joint Venture(14) formed in
2019 ("the Joint Venture"). The total consideration paid to Carlyle was
€67m. The total initial cash outflow was €135.3m and included the share
purchase (€53.6m), debt purchase (€13.4m), and refinancing of the existing
borrowings (€68.3m) and was funded from the Group's existing loan
facilities. The Joint Venture was acquired based on an enterprise value of
€146m.
The Joint Venture(14) was setup in 2019 to acquire and develop assets in the
Netherlands and Belgium in order to leverage Safestore's operating platform
outside our core markets. Since then, the Joint Venture has grown to a
portfolio of 55,000 square meters (600,000 sq ft) of MLA which is currently
74% occupied.
The portfolio is made up of 15 high quality properties (twelve freehold
properties, two ground leases and one leasehold property). Nine properties are
located in the Netherlands, six of which are concentrated in the Haarlem /
Amsterdam area with additional properties in The Hague, Het Gooi and the
recently opened Nijmegen store. In Belgium, two stores are located in the
Brussels area, two in the city of Liege and further properties in Nivelles and
Charleroi. Safestore has managed the properties since acquisition by the Joint
Venture.
The Group's investment is expected to be marginally accretive to Group
earnings per share in FY2021/22 and will support the Group's future dividend
capacity. The expected initial yield based on total enterprise value is 3.9%
which we expect to grow to Safestore's normal returns hurdles as the portfolio
matures. Post-transaction, the Group's LTV will increase to 31%.
Safestore and Carlyle continue to explore further opportunities to work
together.
Acquisition of Your Room Self Storage, Christchurch
In December 2021, Safestore acquired Your Room Self Storage in Christchurch,
Dorset, for an enterprise value of £2.45m. The freehold Christchurch store
has an MLA of 14,000 sq ft and the Group anticipates that the initial yield in
the first year will be in excess of 6%.
The Group will rebrand the store and has taken over operation of the site with
immediate effect. The store will operate as a satellite store to our two
existing Bournemouth stores.
Portfolio Summary
The self-storage market has been growing consistently for over 20 years across
many European countries but few regions offer the unique characteristics of
London and Paris, both of which consist of large, wealthy and densely
populated markets. In the London region, the population is 13 million
inhabitants with a density of 5,200 inhabitants per square mile in the region,
11,000 per square mile in central London and up to 32,000 per square mile in
the densest boroughs.
The population of the Paris urban area is 10.7 million inhabitants with a
density of 9,300 inhabitants per square mile in the urban area but 54,000 per
square mile in the City of Paris and first belt, where 69% of our French
stores are located and which has one of the highest population densities in
the western world. 85% of the Paris region population live in central parts of
the city versus the rest of the urban area, which compares with 60% in the
London region. There are currently c. 245 storage centres within the M25 as
compared to only c. 95 in the Paris urban area.
In addition, barriers to entry in these two important city markets are high,
due to land values and limited availability of sites as well as planning
regulation. This is the case for Paris and its first belt in particular, which
inhibits new development possibilities.
Our combined operations in London and Paris, with 78 stores, contributed
£54.6m of revenue and in the first half of the financial year and offer a
unique exposure to the two most attractive European self-storage markets.
Our Spanish portfolio currently consists of four stores in Barcelona. We have
a further seven stores in our development pipeline situated in both Madrid and
Barcelona. We consider both of these cities to have attractive characteristics
in relation to self-storage and intend to continue to seek further expansion
opportunities.
Owned Store Portfolio by Region London & Rest of UK Paris Group
Spain Benelux*
South East UK Total Total
Number of Stores 72 58 130 29 4 15 178
Let Square Feet (m sq ft) 2.364 2.185 4.549 1.098 0.094 0.445 6.186
Maximum Lettable Area (m sq ft) 2.900 2.700 5.600 1.360 0.110 0.600 7.670
Average Let Square Feet per store (k sq ft) 33 38 35 38 24 30 35
Average Store Capacity (k sq ft) 40 47 43 47 28 40 43
Closing Occupancy % 81.7% 80.8% 81.3% 80.6% 86.6% 74.2% 80.7%
Average Rate (£ per sq ft) 34.32 22.30 28.53 33.94 28.65 16.12 29.38
Revenue (£'m) 48.9 30.0 78.9 20.0 1.4 0.7 101.0
Average Revenue per Store (£'m) 0.68 0.52 0.61 0.69 0.35 0.05 0.57
The reported totals have not been adjusted for the impact of rounding
* Represents results for the month of April 2022
We have a strong position in both the UK and Paris markets operating 130
stores in the UK, 72 of which are in London and the South East, and 29 stores
in Paris.
In the UK, 62% of our revenue is generated by our stores in London and the
South East. On average, our stores in London and the South East are smaller
than in the rest of the UK but the rental rates achieved are materially
higher, enabling these stores to typically achieve similar or better margins
than the larger stores. In London we operate 49 stores within the M25, more
than any other competitor.
In France, we have a leading position in the heart of the affluent City of
Paris market with nine stores branded as Une Pièce en Plus ("UPP") ("A spare
room"). Over 60% of the UPP stores are located in a cluster within a five-mile
radius of the city centre, which facilitates strong operational and marketing
synergies as well as options to differentiate and channel customers to the
right store subject to their preference for convenience or price
affordability. The Parisian market has attractive socio-demographic
characteristics for self-storage and we believe that UPP enjoys unique
strategic strength in such an attractive market.
Together, as at 30 April 2022 London, the South East and Paris represent 57%
of our stores, 68% of our revenues, as well as 54% of our available capacity.
In addition, Safestore has the benefit of a leading national presence in the
UK regions where the stores are predominantly located in the centre of key
metropolitan areas such as Birmingham, Manchester, Liverpool, Bristol,
Newcastle, Glasgow and Edinburgh. Our 2019 acquisition of OMB in Barcelona
represents a platform into the Spanish market where we hope to take advantage
of development and acquisition opportunities and have recently announced the
acquisition of seven development sites in Barcelona and Madrid. In addition,
in March 2022, the Group acquired the 80% of the equity in the Benelux Joint
Venture previously owned by Carlyle and, as a result, now own fifteen stores
in the Netherlands and Belgium. Our in-house development resource in the
Benelux region is working on the establishment of a pipeline of new stores in
this region.
Market
The Self Storage Association ("SSA") noted in its May 2022 report, that,
"despite two record years, inflationary pressures, escalating costs of
construction and a war in Europe, operators remain optimistic about the
future….". Previous downturns have presented opportunities for self-storage
and the pandemic seems to have once again demonstrated the resilience of the
self-storage industry and the broad range of demand drivers.
The self-storage market in the UK, France, Spain and Benelux remains
relatively immature compared to geographies such as the USA and Australia. The
SSA Annual Survey (May 2022) confirmed that self-storage capacity stands at
0.76 sq ft per head of population in the UK. The most recent report relating
to Europe (FEDESSA's 2021 report) showed that capacity in France is 0.22 sq ft
per capita. Whilst the Paris market density is greater than France, we
estimate it to be significantly lower than the UK at around 0.38 sq ft per
inhabitant. This compares with closer to 10 sq ft per inhabitant in the USA
and 2 sq ft in Australia. In the UK, in order to reach the US density of
supply, it would require the addition of around another 17,000 stores as
compared to c. 1,400 currently. In the Paris region, it would require around
2,400 new facilities versus c. 95 currently opened.
In Spain, the Netherlands and Belgium, geographies the Group has recently
entered, penetration is similarly low. In Spain capacity is around 0.24 sq ft
per head of population and the consumer is serviced by just 545 stores. In the
Netherlands penetration is 0.58 sq ft per head of population (340 stores) and
in Belgium 0.19 sq ft per head of population (97 stores).
Our interpretation of the most recent 2022 SSA report is that similar levels
of capacity are likely to be developed in 2022 and 2023 at around 30-40 stores
per annum. We do not consider this level of new supply growth to be of
concern.
The 30-40 comparable sites represent between 2% and 3% of the traditional
self-storage industry in the UK. These figures represent gross openings and do
not take into account storage facilities closing or being converted for
alternative uses. We estimate that a small proportion of these sites compete
with existing Safestore stores.
New supply in London and Paris is likely to continue to be limited in the
short and medium term as a result of planning restrictions, competition from a
variety of other uses and the availability of suitable land.
The supply in the UK market, according to the SSA Survey, remains relatively
fragmented despite a number of acquisitions in the sector in the last four
years. The SSA's estimates of the scale of the UK industry are finessed each
year and changes from one year to the next represent improved data rather than
new supply. In the 2022 report the SSA estimates that 2,050 self-storage
facilities exist in the UK market including around 621 container-based
operations. According to the 2022 survey, Safestore is the industry leader by
number of stores with 130 wholly owned sites followed by Big Yellow with 105
stores (including Armadillo), Access with 60 stores, Shurgard with 40 stores,
Lok'n Store with 39 stores, Storage King with 37 stores and Ready Steady Store
with 27 stores. In aggregate, the top seven leading operators account for
almost 21% of the UK store portfolio. The remaining c. 1,613 self-storage
outlets (including 621 container-based operations) are independently owned in
small chains or single units. In total there are 1,015 storage brands
operating in the UK.
Safestore's French business, UPP, is mainly present in the core wealthier and
more densely populated inner Paris and first belt areas, whereas our two main
competitors, Shurgard and Homebox, have a greater presence in the outskirts
and second belt of Paris.
Our Spanish business operates in Barcelona and has recently announced its
future expansion into Madrid. The metropolitan areas of Barcelona and Madrid
have combined growing high-density populations of twelve million inhabitants
and significant barriers to entry.
Consumer awareness of self-storage is increasing but remains relatively low,
providing an opportunity for future industry growth. The SSA survey
consistently indicates that approximately half of consumers either knew
nothing about the service offered by self-storage operators or had not heard
of self-storage at all. Since 2016, this statistic has only fallen 10ppts from
59%. Therefore, the opportunity to grow awareness, combined with limited new
industry supply, makes for an attractive industry backdrop.
Self-storage is a brand-blind product. 64% of respondents were unable to name
a self-storage business in their local area (56% in 2021). The lack of
relevance of brand in the process of purchasing a self-storage product
emphasises the need for operators to have a strong online presence. This
requirement for a strong online presence was also reiterated by the SSA Survey
where 73% of those surveyed (77% in 2021) confirmed that an internet search
would be their chosen means of finding a self-storage unit to contact, whilst
knowledge of a physical location of a store as reason for enquiry was only c.
26% of respondents (c. 25% in 2021).
There are numerous drivers of self-storage growth. Most private and business
customers need storage either temporarily or permanently for different reasons
at any point in the economic cycle, resulting in a market depth that is, in
our view, the reason for its exceptional resilience. The growth of the market
is driven both by the fluctuation of economic conditions, which has an impact
on the mix of demand, and by growing awareness of the product.
Safestore's domestic customers' need for storage is often driven by life
events such as births, marriages, bereavements, divorces or by the housing
market including house moves and developments and moves between rental
properties. Safestore has estimated that UK owner-occupied housing
transactions drive around 8-13% of the Group's new lets.
The Group's business customer base includes a range of businesses from
start-up online retailers through to multi-national corporates utilising our
national coverage to store in multiple locations while maintaining flexibility
in their cost base.
Business and Personal Customers UK Paris Spain Benelux
Personal Customers
Numbers (% of total) 76% 82% 88% 84%
Square feet occupied (% of total) 57% 65% 82% 76%
Average Length of Stay (months) 18.7 29.4 23.4 27.8
Business Customers
Numbers (% of total) 24% 18% 12% 16%
Square feet occupied (% of total) 43% 35% 18% 24%
Average Length of Stay (months) 27.2 31.7 28.0 28.6
Safestore's customer base is resilient and diverse and consists of around
90,000 domestic, business and National Accounts customers across London,
Paris, Spain, the UK regions, the Netherlands and Belgium.
Business Model
The Group operates in a market with relatively low consumer awareness. It is
anticipated that this will increase over time as the industry matures. To
date, despite the financial crisis in 2007/08, the implementation of VAT in
the UK on self-storage in 2012, Brexit and the Covid-19 pandemic, the industry
has been exceptionally resilient. In the context of uncertain economic
conditions, driven by inflation and the war in Ukraine, the industry remains
well positioned with limited new supply coming into the self-storage market.
With more stores inside London's M25 than any other operator and a strong
position in central Paris, Safestore has leading positions in the two most
important and demographically favourable markets in Europe. In addition, our
regional presence in the UK is unsurpassed and contributes to the success of
our industry-leading National Accounts business. In the UK, Safestore is the
leading operator by number of wholly owned stores. With 85% of customers
travelling for less than 30 minutes to their storage facility (2022 SSA
Survey) Safestore's national store footprint represents a competitive
advantage.
The Group's capital-efficient portfolio of 178 wholly owned stores in the UK,
Paris, Spain, the Netherlands and Belgium consists of a mix of freehold and
leasehold stores. In order to grow the business and secure the best locations
for our facilities we have maintained a flexible approach to leasehold and
freehold developments as well as being comfortable with a range of building
types, from new builds to conversions of warehouses and underground car parks.
Currently, around a quarter of our stores in the UK are leaseholds with an
average remaining lease length at 30 April 2022 of 11.3 years (FY2021: 11.8
years). Although our property valuation for leaseholds is conservatively based
on future cash flows until the next contractual lease renewal date, Safestore
has a demonstrable track record of successfully re-gearing leases several
years before renewal whilst at the same time achieving concessions from
landlords.
In England, we benefit from the Landlord and Tenant Act that protects our
rights for renewal except in case of redevelopment. The vast majority of our
leasehold stores have building characteristics or locations in retail parks
that make current usage either the optimal and best use of the property or the
only one authorised by planning. We observe that our landlords, who are
property investors, value the quality of Safestore as a tenant and typically
prefer to extend the length of the leases that they have in their portfolio,
enabling Safestore to maintain favourable terms.
In Paris, where 41% of stores are leaseholds, our leases typically benefit
from the well-enshrined Commercial Lease statute that provides that tenants
own the commercial property of the premises and that they are entitled to
renew their lease at a rent that is indexed to the Indice des Loyers
Commerciaux (Commercial Rental Index) published by the state. Taking into
account this context, the valuer values the French leaseholds based on an
indefinite property tenure, similar to freeholds but at a significantly higher
exit cap rate.
The Group believes there is an opportunity to leverage its highly scalable
marketing and operational expertise in new geographies outside the UK and
Paris. During 2019, a joint venture(14) was established with Carlyle, which
acquired the M3 Self-storage business in the Netherlands which had six stores
in Amsterdam and Haarlem. In June 2020, the Joint Venture(14) added the
Lokabox business, a portfolio of six stores in Brussels (2), Liege (2),
Charleroi and Nivelles. In December 2020, the Joint Venture(14) acquired the
Opslag XL portfolio adding a further three stores in Amsterdam, The Hague and
Hilversum and opened a store in Nijmegen in the Netherlands in January 2022.
The Amsterdam store has subsequently been closed as planned following lease
expiry. After three years of learning about and understanding these markets,
the Group acquired the remaining 80% of equity in the Joint Venture(14) owned
by Carlyle in March 2022.
In 2019 the Group entered the Spanish market with the acquisition of OhMyBox.
Our Spanish portfolio currently consists of four stores in Barcelona. We have
a further seven stores in our development pipeline situated in both Madrid and
Barcelona. We consider both of these cities to have attractive characteristics
in relation to self-storage and intend to continue to seek further expansion
opportunities.
Our experience is that being flexible in its approach has enabled Safestore to
operate from properties and in markets that would have been otherwise
unavailable and to generate strong cash-on-cash returns.
Safestore excels in the generation of customer enquiries which are received
through a variety of channels including the internet, telephone and
'walk-ins'. In the early days of the industry, local directories and store
visibility were key drivers of enquiries. However, the internet is now by far
the dominant channel, accounting for 90% (2021: 89%) of our enquiries in the
UK and 85% (2021: 83%) in France. Telephone enquiries comprise 7% of the total
(9% in France) and 'walk-ins' amount to only 4% (5% in France). This dynamic
is a clear benefit to the leading national operators that possess the budget
and the management skills necessary to generate a commanding presence in the
major search engines. Safestore has developed and continues to invest in a
leading digital marketing platform that has generated 56% enquiry growth over
the last five years.
Although mostly generated online, our enquiries are predominantly handled
directly by the stores and, in the UK, we have a Customer Support Centre
("CSC") which handles customer service issues in addition to enquiries, in
particular when the store colleagues are busy handling calls or outside of
normal store opening hours.
Our pricing platform provides the store and CSC colleagues with
system-generated real-time prices managed by our centrally based
yield-management team. Local colleagues have certain levels of discretion to
flex the system-generated prices but this is continually monitored.
Customer service standards are high and customer satisfaction feedback is
consistently very positive. Safestore invites customers to leave a review on a
number of review platforms, including Feefo, Google and Trustpilot. Our
ratings for each of these three providers in the UK are between 4.6 and 4.8
out of 5. In France, Une Pièce en Plus uses Trustpilot to obtain independent
customer reviews and In HY2022, achieved a 'TrustScore' of 4.6 out of 5. In
Spain, OMB collects customer feedback via Google reviews and has maintained a
score of 4.7 out of 5. The key drivers of sales success are the capacity to
generate enquiries in a digital world, the capacity to provide storage
locations that are conveniently located close to the customers' requirements
and the ability to maintain a consistently high quality, motivated retail team
that is able to secure customer sales at an appropriate storage rate, all of
which can be better provided by larger, more efficient organisations.
We remain focused on business as well as domestic customers. Our national
network means that we are uniquely placed to further grow the business
customer market and in particular National Accounts. Business customers in the
UK now constitute 43% of our total space let and have an average length of
stay of 27 months. Within our business customer category, our National
Accounts business represents around 624,000 sq ft of occupied space (around
14% of the UK's occupancy). Approximately two-thirds of the space occupied by
National Accounts customers is outside London, demonstrating the importance
and quality of our well invested national estate.
The business now has in excess of c. 90,000 business and domestic customers
with an average length of stay of 28 months and 22 months respectively.
The cost base of the business is relatively fixed. Each store typically
employs three staff. Our Group Head Office comprises business support
functions such as Yield Management, Property, Marketing, HR, IT and Finance.
Since the completion of the rebalancing of our capital structure in early
2014, the subsequent amendment and extension of our banking facilities in
summer 2015, the refinancing of all facilities in May 2017 and the issuances
of a further £125m of US Private Placement Notes in 2019, £150m in 2021 and
£89m in 2022, Safestore has secure financing, a strong balance sheet and
significant covenant headroom. This provides the Group with financial
flexibility and the ability to grow organically and via carefully selected new
development or acquisition opportunities.
At 30 April 2022 we had 1.0m sq ft of unoccupied space in the UK, 0.3m sq ft
in France and 0.2m in Spain and Benelux, equivalent to c. 37 full new stores.
Our main focus is on filling the spare capacity in our stores at optimally
yield-managed rates. The operational leverage of our business model will
ensure that the bulk of the incremental revenue converts to profit given the
relatively fixed nature of our cost base.
Trading Performance
UK Trading Performance
UK Operating Performance 2022 2021 Change
Revenue (£'m) 78.9 67.2 17.4%
EBITDA (£'m)(3) 50.1 39.8 25.9%
EBITDA (after leasehold costs) (£'m) 46.3 35.8 29.3%
Closing Occupancy (let sq ft- million)(4) 4.549 4.466 1.9%
Closing Occupancy (% of MLA) 81.3% 81.0% +0.3ppts
Maximum Lettable Area (MLA)(5) 5.600 5.510 1.6%
Average Storage Rate (£)(6) 28.53 24.66 15.7%
UK Operating Performance- like-for-like(9) 2022 2021 Change
Storage Revenue (£'m) 63.8 53.3 19.7%
Ancillary Revenue (£'m) 14.0 13.3 5.3%
Revenue (£'m) 77.8 66.6 16.8%
EBITDA (£'m)(3) 49.4 39.4 25.4%
Closing Occupancy (let sq ft- million)(4) 4.475 4.427 1.1%
Closing Occupancy (% of MLA) 82.1% 81.8% +0.3ppts
Average Occupancy (let sq ft- million)(4) 4.486 4.348 3.2%
Average Storage Rate (£)(6) 28.67 24.73 15.9%
The UK business had a strong first half of the year with revenue up 17.4% for
the six months. Like-for-like storage revenue was up 19.7% with ancillary
revenues up 5.3% compared to 2021. As a result, total like-for-like revenue
was up 16.8% for the period.
The strong UK result was driven by an excellent like-for-like average rate
performance which was up 15.9% compared to the first half of 2021. The
like-for-like average rate also grew sequentially in the second quarter of the
period by 0.9% compared to the first quarter. Like-for-like average occupancy
grew by 3.2% compared to 2021 and the like-for-like closing occupancy at the
end of April 2022 was up 0.3ppts at 82.1% (2021: 81.8%). It should be noted
that the like-for-like closing occupancy was impacted by the addition of
40,000 sq ft of additional MLA arising from the opening of recent store
extensions at London Edgware, Southend and London Paddington Marble Arch which
had the impact of diluting the closing occupancy by 0.7ppts.
Total revenue growth of 17.4% reflected the strong like-for-like performance,
the 2021 store opening in Birmingham Middleway offset by the closure of
Birmingham Digbeth, the December 2021 acquisition of Christchurch and the
December 2021 opening of our London Bow store. All acquisitions and new store
developments are performing in line with or ahead of their business cases.
Our continued focus on cost was evident in the half year. During the period,
our cost base increased by 5.1% in total or 4.4% on a like-for-like basis.
As a result, underlying EBITDA after leasehold costs for the UK business was
£46.3m (2021: £35.8m), an increase of £10.5m or 29.3%. Total EBITDA margins
at store level increased by 3.2ppts to 70.8% and after administrative costs
EBITDA margins grew by 4.3ppts to 63.5%.
Paris Trading Performance
Paris Operating Performance 2022 2021 Change
Revenue (€'m) 23.8 22.1 7.7%
EBITDA (€'m)(3) 16.3 15.4 5.8%
EBITDA (after leasehold costs) (€'m) 13.3 12.7 4.7%
Closing Occupancy (let sq ft- million)(4) 1.098 1.072 2.4%
Closing Occupancy (% of MLA) 80.6% 81.7% -1.1ppts
Maximum Lettable Area (MLA)(5) 1.360 1.360 -%
Average Storage Rate (€)(6) 40.38 38.67 4.4%
Revenue (£'m) 20.0 19.5 2.6%
Paris Operating Performance- like-for-like(9) 2022 2021 Change
Storage Revenue (€'m) 21.7 20.2 7.4%
Ancillary Revenue (€'m) 2.0 1.9 5.3%
Revenue (€'m) 23.7 22.1 7.2%
EBITDA (€'m)(3) 16.5 15.4 7.1%
Closing Occupancy (let sq ft- million)(4) 1.087 1.072 1.4%
Closing Occupancy (% of MLA) 82.9% 81.7% +1.2ppts
Average Occupancy (let sq ft- million)(4) 1.080 1.052 2.7%
Average Storage Rate (€)(6) 40.44 38.67 4.6%
Revenue (£'m) 19.9 19.5 2.1%
Paris had a strong period, growing like-for-like revenue by 7.2% compared to
last year.
The like-for-like average storage rate was up 4.6% for the period whilst
like-for-like average occupancy was up 2.7%. Like-for-like closing occupancy
was at 82.9%, up 1.2ppts compared to 2021. Ancillary revenues were robust,
growing by 5.3% compared to 2021 resulting in like-for-like average revenue
growing by 7.2%.
Sterling equivalent revenue was up 2.1% reflecting a 4.8% strengthening in the
average Sterling to Euro exchange rate over the comparative period.
The like-for-like cost base in Paris was up 7.5% compared to the prior year
which benefited from the profit on the sale of a surplus piece of land.
Excluding the impact of this sale, the cost base grew by 4.3%.
As a result, like-for-like EBITDA grew to €16.5m (2021: €15.4m), an
improvement of €1.1m or 7.1% on 2021.
Like-for-like EBITDA margins at store level increased by 0.3ppts to 75.9% and
after administrative costs (and including the impact of the aforementioned
land sale) EBITDA margin decreased by 0.1ppts to 69.6%
The difference between like-for-like and total figures for Paris is the
opening of the Paris Magenta store in late April 2021. As this store is still
in the early stages of trading it is not contributing to EBITDA but does
increase the MLA and hence dilutes the closing occupancy.
Spain Trading Performance
Spain Operating Performance- total and like-for-like(9) 2022 2021 Change
Storage Revenue (€'m) 1.57 1.49 5.4%
Ancillary Revenue (€'m) 0.16 0.08 100.0%
Revenue (€'m) 1.73 1.57 10.2%
EBITDA (€'m)(3) 1.01 0.96 5.2%
EBITDA (after leasehold costs) (€'m) 0.76 0.71 7.0%
Closing Occupancy (let sq ft- million)(4) 0.094 0.097 -3.1%
Closing Occupancy (% of MLA) 86.6% 89.4% -2.8ppts
Maximum Lettable Area (MLA)(5) 0.110 0.110 -
Average Storage Rate (€)(6) 34.09 31.61 7.8%
Revenue (£'m) 1.45 1.38 5.1%
Our Spanish business, which was acquired in December 2019, contributed €1.7m
of revenue in the period, up 10.2% compared to the prior year. The strategy of
improving average rate and ancillary sales whilst sacrificing a small amount
of occupancy is working. Closing occupancy was down 2.8ppts at 86.6% (2021:
89.4%) whilst average rate for the six months grew by 7.8% to €34.09 (2021:
€31.61) with ancillary revenues improving strongly.
The above revenue performance, combined with a modest investment in central
headcount and increased utilities charges resulted in the business
contributing €0.76m of EBITDA after leasehold costs.
Benelux Trading Performance
Our Netherlands and Belgium businesses were acquired on 30 March 2022 and
therefore only contributed one month's revenue (€0.8m) in the period.
Our Netherlands business ended the period with a closing occupancy of 72.5%
whilst our Belgian business had a 77.2% occupancy.
Frederic Vecchioli
20 June 2022
Financial Review
Underlying Income Statement
The table below sets out the Group's underlying results of operations for the
six months ended 30 April 2022 and the six months ended 30 April 2021.
H1 2022 H1 2021 Mvmt
£'m £'m %
Revenue 101.0 88.1 14.6%
Underlying costs (36.0) (34.0) 5.9%
Share of associate's underlying EBITDA 0.2 0.3 (33.3%)
Underlying EBITDA 65.2 54.4 19.9%
Leasehold rent (6.5) (6.5) 0.0%
Underlying EBITDA after leasehold rent 58.7 47.9 22.5%
Depreciation (0.5) (0.5) 0.0%
Finance charges (5.9) (4.8) 22.9%
Share of associate's finance charges (0.5) (0.2) 150.0%
Underlying profit before tax 51.8 42.4 22.2%
Current tax (2.6) (2.8) (7.1%)
Share of associate's tax - (0.1) (100.0%)
Adjusted EPRA earnings 49.2 39.5 24.6%
Share-based payments charge (6.0) (5.9) 1.7%
EPRA basic earnings 43.2 33.6 28.6%
Average shares in issue (m) 210.8 210.8
Diluted shares (for ADE EPS) (m) 218.6 218.4
Adjusted diluted EPRA EPS (pro forma) (p) 22.5 18.1 24.3%
Notes:
1. Adjusted Diluted EPRA EPS is defined in note 2 to the financial
statements.
2. Adjusted EPRA earnings excludes share-based payment charges and,
accordingly, the underlying EBITDA, underlying EBITDA after leasehold rent and
underlying profit before tax measures have been restated to exclude
share-based payment charges for consistency.
The table below reconciles statutory profit before tax in the income statement
to underlying profit before tax in the table above.
H1 2022 H1 2021
£'m £'m
Statutory profit before tax 285.2 167.3
Adjusted for
- gain on investment properties and investment properties under construction (227.9) (131.3)
- change in fair value of derivatives (0.8) (1.6)
- net exchange loss 0.3 0.1
- share of associate's tax - 0.1
- share-based payments 6.0 5.9
- exceptional items - 1.9
- other exceptional gains (10.5) -
- exceptional finance income (0.5) -
Underlying profit before tax 51.8 42.4
Management considers the above presentation of earnings to be representative
of the underlying performance of the business.
Underlying EBITDA increased by 19.9% to £65.2m (H1 2021: £54.4m) reflecting
a 14.6% increase in revenue offset by a 5.9% increase in the underlying cost
base (see below).
Finance charges increased from £4.8m in H1 2021 to £5.9m in H1 2022. This
principally reflects the increased borrowing associated with the new USPP's.
In 2021, Safestore extended its borrowing facilities with the issuance of the
equivalent of £149m new sterling and euro denominated US Private Placement
(USPP) notes. These funds were used initially to pay down Revolving Credit
Facilities (RCF) thereby providing further capacity for medium term growth.
As a result, we achieved a 22.2% increase in underlying profit before tax of
£51.8m (H1 2021: £42.4m). The main additional factor in the increase in
statutory profit before tax in the year is the £227.9m increase in the gain
on investment and development property, primarily due to the stronger
underlying performance of the stores, as well as a slight reduction in exit
cap rates.
Included within statutory profit before tax are other exceptional gains of
£10.5m. £5.5m relates to the profit made on the deemed disposal of
Safestore's 20% investment in the Joint Venture formed in 2019 with Carlyle
Europe Realty that arose on acquisition of the remaining 80%, with £5.0m
relating to the profit on the sale of the Nanterre land in Paris in November
2021. The exceptional finance income relates to the profit made on the
termination of interest rate swaps associated with the Joint Venture.
The share-based payments charge increased slightly as the 2017 LTIP scheme
nears the vesting date with a reduced probability of lapses and forfeiture by
the option holders.
Given the Group's REIT status in the UK, tax is normally only payable in
France, Spain, Netherlands and Belgium. The current tax charge for the period
decreased by 7.1% to £2.6m (H1 2021: £2.8m).
As explained in note 2 to the financial statements, management considers that
the most representative earnings per share ("EPS") measure is Adjusted Diluted
EPRA EPS which has increased by 24.3% to 22.5 pence (H1 2021: 18.1 pence).
Reconciliation of Underlying EBITDA
The table below reconciles the operating profit included in the consolidated
income statement to underlying EBITDA.
H1 2022 H1 2021
£'m £'m
Statutory operating profit 292.6 173.2
Adjusted for
- gain on investment properties (223.9) (127.7)
- share of associate's underlying EBITDA 0.5 0.3
- depreciation 0.5 0.5
- variable lease payments - 0.3
- share-based payments 6.0 5.9
Exceptional items
- costs incurred relating to corporate transactions and exceptional taxation - 1.9
costs
Other exceptional gains
- net gain on deemed disposal of investment in associate (5.5) -
- profit on sale of land (5.0) -
Underlying EBITDA 65.2 54.4
The main reconciling items between statutory operating profit and Underlying
EBITDA are the gain on investment properties as well as adjustments for other
exceptional gains, as mentioned above. The gain on investment properties was
£223.9m in H1 2022 (H1 2021: £127.7m) represented by gain on investment
properties and investment properties under construction of £227.9m and fair
value re-measurement of lease liabilities add-back (£4.0m). The Group's
approach to the valuation of its investment property portfolio at 30 April
2022 is discussed below.
Underlying Profit by geographical region
The Group is organised and managed in five operating segments based on
geographical region, with Benelux representing our Netherlands and Belgium
operations. The table below details the underlying profitability of each
region.
H1 2022 H1 2021
UK Paris Spain Benelux Total (CER) UK Paris Spain Total (CER)
£'m €'m €'m €'m £'m £'m €'m €'m £'m
Revenue 78.9 23.8 1.7 0.8 102.1 67.2 22.1 1.6 88.1
Underlying cost of sales (23.0) (5.9) (0.4) (0.3) (29.0) (21.8) (5.4) (0.3) (26.9)
Store EBITDA 55.9 17.9 1.3 0.5 73.1 45.4 16.7 1.3 61.2
Store EBITDA margin 70.8% 75.2% 76.5% 62.5% 71.6% 67.6% 75.6% 81.3% 69.5%
Underlying administrative expenses (5.8) (1.6) (0.2) (0.1) (7.4) (5.6) (1.3) (0.3) (7.1)
Underlying EBITDA 50.1 16.3 1.1 0.4 65.7 39.8 15.4 1.0 54.1
EBITDA margin 63.5% 68.5% 64.7% 50.0% 64.3% 59.2% 69.7% 62.5% 61.4%
Leasehold rent (3.8) (3.0) (0.3) (0.0) (6.6) (4.0) (2.7) (0.2) (6.5)
Underlying EBITDA after leasehold rent 46.3 13.3 0.8 0.4 59.1 35.8 12.7 0.8 47.6
EBITDA after leasehold rent margin 58.7% 55.9% 47.1% 50.0% 57.9% 53.3% 57.5% 50.0% 54.0%
UK Paris Spain Benelux Total UK Paris Spain Total
£'m £'m £'m £'m £'m £'m £'m £'m £'m
Underlying EBITDA after leasehold rent (CER) 46.3 11.8 0.7 0.3 59.1 35.8 11.2 0.6 47.6
Adjustment to actual exchange rate - (0.5) (0.1) - (0.6) - - - -
Reported underlying EBITDA after leasehold rent 46.3 11.3 0.6 0.3 58.5 35.8 11.2 0.6 47.6
Note: CER is Constant Exchange Rates (Euro denominated results for the current
period have been retranslated at the exchange rate effective for the
comparative period in order to present the reported results on a more
comparable basis).
Underlying EBITDA in the UK increased by £10.3m, or 25.9%, to £50.1m (H1
2021: £39.8m), reflecting a 17.4% increase in revenue, arising from a 15.7%
increase in average rate coupled with an increase in average occupancy of
3.8%, partially offset by a 5.1% increase in the underlying cost base. The UK
also reflected strong like-for-like revenue growth of 16.8% in addition to the
acquisition of Christchurch and the opening of Bow. The underlying UK EBITDA
margin increased to 63.5% compared to 59.2% in H1 2021.
In Paris, underlying EBITDA increased by €0.9m, or 5.8%, to €16.3m (H1
2021: €15.4m), reflecting a €1.7m increase in revenue, arising from a 4.4%
increase in the average storage rate coupled with a 3.4% increase in average
occupancy. The EBITDA after leasehold costs margin in Paris decreased slightly
from 57.5% in H1 2021 to 55.9% in H1 2022, reflecting the underlying cost base
of the developing sites. Underlying EBITDA after leasehold rent in Paris
increased by 4.7% to €13.3m (H1 2021: €12.7m).
In Spain, underlying EBITDA increased by €0.1m, or 10.0%, to €1.1m,
reflecting an increase in revenue, arising from a 7.8% increase in average
storage rate, offset by a decrease in average occupancy of 2.5%.
On the 30 March 2022, Safestore acquired the remaining 80% of the equity owned
by Carlyle Europe Realty in the Joint Venture formed in 2019. The Joint
Venture was set up in 2019 to acquire and develop assets in The Netherlands
and Belgium in order to leverage Safestore's operating platform outside our
core markets. The contribution to revenue for the month of April for Benelux
was €0.8m.
The combined performance of the UK, Paris, Spain, Netherlands and Belgium
resulted in a 24.2% increase in underlying EBITDA after leasehold rent at
constant exchange rates. Adjusting for an unfavourable exchange rate
movement of 4.8% resulting in an impact of £0.6m in the current year and
share of associate's underlying EBITDA of £0.2m (H1 2021: £0.3m), Group
reported underlying EBITDA after leasehold rent has increased by 22.5% or
£10.8m to £58.7m (H1 2021: £47.9m).
Revenue
Revenue for the Group is primarily derived from the rental of self-storage
space and the sale of ancillary products such as insurance and merchandise
(e.g. packing materials and padlocks).
The split of the Group's revenues by geographical segment is set out below for
H1 2021 and H1 2022.
H1 2022 % of total H1 2021 % of total % change
UK £'m 78.9 78% 67.2 76% 17.4%
Paris
Local currency €'m 23.8 22.1 7.7%
Paris in Sterling £'m 20.0 20% 19.5 22% 2.6%
Spain
Local currency €'m 1.7 1.6 6.2%
Spain in Sterling £'m 1.4 1% 1.4 2% 0.0%
Benelux
Local currency €'m 0.8 -
Benelux in Sterling £'m 0.7 1% -
Average exchange rate €:£ 1.190 1.135 (4.8%)
Total revenue 101.0 100% 88.1 100% 14.6%
The Group's reported revenue increased by 14.6% or £12.9m during the period.
The Group's occupied space was 551,000 sq ft higher at 30 April 2022 (6.186
million sq ft) than at 30 April 2021 (5.635 million sq ft). Average occupancy
during the period was 4.9% higher at 5.80 million sq ft (H1 2021: 5.53 million
sq ft), and the reported average rental rate for the Group increased to
£29.38 (H1 2021 £26.51).
On a like-for-like basis, adjusting for the impact of new stores, the Group's
revenue has increased by 13.3% since H1 2021. Adjusting for an unfavourable
exchange impact in the current year, revenue increased by 14.5% on a constant
currency and like-for-like basis.
In the UK, reported revenue increased by £11.7m or 17.4%. This was driven by
the average rental rate increasing by 15.7% to £28.53 (H1 2021: £24.66)
coupled with a closing occupancy increase of 1.9% to 4.55 million sq ft at 30
April 2022 (H1 2021: 4.47 million sq ft). The average space occupied during
the period was up 3.8% compared with H1 2021 at 4.55 million sq ft (H1 2021:
4.38 million sq ft).
On a like-for-like basis, adjusting for new stores, UK revenue increased by
£11.2m or 16.8% arising from a 15.9% increase in the average store rate and a
3.2% increase in average occupancy.
In Paris, revenue increased by €1.7m or 7.7%. The average Euro exchange rate
for H1 2022 was €1.190:£1 compared with €1.135:£1 in H1 2021 resulting
in a negative impact on revenue of £1.0m and revenue in constant currency
increased by £1.5m to £21.0m (H1 2021: £19.5m).
Paris closing occupancy at 30 April 2022 has increased by 2.4% compared to 30
April 2021 to 1.10 million sq ft and average occupancy for the period of 1.09
million sq ft is a 3.4% increase compared to H1 2021. The average rental rate
in Paris was €40.38 for the period, an increase of 4.4% on H1 2021,
€38.67.
For Spain, revenue was €1.7m with a closing occupancy 0.094 million sq ft
(H1 2021: 0.097 million sq ft), or 86.6% (H1 2021: 89.4%).
The recent buy-out of the remaining 80% owned by Carlyle Europe Realty in the
Joint Venture formed in 2019 included contributions in Benelux of €0.8m of
revenue for the month of April, with occupancy of 74.2% and an average rental
rate of €19.18.
Analysis of Cost Base
Cost of sales
The table below details the key movements in cost of sales between H1 2021 and
H1 2022.
Cost of sales H1 2022 H1 2021
£'m £'m
Reported cost of sales (29.1) (27.7)
Adjusted for:
Depreciation 0.5 0.5
Variable lease payments - 0.3
Underlying cost of sales (28.6) (26.9)
Underlying cost of sales for H1 2021 (26.9)
New developments cost of sales 0.2
Underlying cost of sales for H1 2021 (Like-for-like) (26.7)
Employee remuneration and volume related (0.1)
Employee recruitment and training (0.1)
Utilities and facilities (1.1)
Underlying cost of sales for H1 2022 (Like-for-like; CER) (28.0)
New developments cost of sales (1.0)
Underlying cost of sales for H1 2022 (CER) (29.0)
Foreign exchange 0.4
Underlying cost of sales for H1 2022 (28.6)
In order to arrive at underlying cost of sales, adjustments are made to remove
the impact of depreciation and variable lease payments.
Adjusting for the impact of new stores, underlying cost of sales at CER on a
like-for-like basis increased by 4.9% or £1.3m, to £28.0m (H1 2021:
£26.7m), principally due to increased facilities and utilities costs.
The cost of sales attributable to new and acquired sites at Bow, Birmingham
Middleway and Christchurch in the UK and Magenta in Paris and in the
consolidated results for the month of April in the Netherlands and Belgium is
£1.0m in H1 2022.
Administrative Expenses
The table below reconciles reported administrative expenses to underlying
administrative expenses and details the key movements in underlying
administrative expenses between H1 2021 and H1 2022.
Administrative expenses H1 2022 H1 2021
£'m £'m
Reported administrative expenses (13.4) (14.9)
Adjusted for:
Share-based payments 6.0 5.9
Exceptional items - 1.9
Underlying administrative expenses (7.4) (7.1)
Underlying administrative expenses for H1 2021 (7.1)
New development administrative expenses -
Underlying administrative expenses for H1 2021 (Like-for-like) (7.1)
Employee related and travel costs (0.6)
Professional fees and administration costs 0.5
Underlying administrative expenses for H1 2022 (Like-for-like; CER) (7.2)
New development administrative expenses (0.2)
Underlying administrative expenses for H1 2022 (CER) (7.4)
Foreign exchange -
Underlying administrative expenses for H1 2022 (7.4)
In order to arrive at underlying administrative expenses, adjustments are made
to remove the impact of exceptional items, share-based payments and corporate
transaction costs.
Underlying administrative expenses increased by 4.2% or £0.3m to £7.4m (H1
2021: £7.1m). The increase arose predominantly from employee related costs
(£0.6m) and new stores and developments (£0.2m), offset by savings in
professional fees and administration costs (£0.5m).
Exceptional items
In France, the basis on which property taxes have been assessed has been
challenged by the tax authority for financial years 2011 onwards. In March
2021 the French Court of Appeal delivered a judgement, which resulted in a
partial success for the Group; however, a further appeal has been lodged with
the French Supreme Court against those decisions on which the Group was
unsuccessful. A provision is included in the consolidated financial accounts
of £2.2m at 30 April 2022 (31 October 2021: £2.1m), to reflect the increased
uncertainty surrounding the likelihood of a successful outcome. Of the total
provided, £0.1m has been charged in relation to 6 months to 30 April 2022 (30
April 2021: £0.1m) within cost of sales (underlying EBITDA).
It is possible that the French tax authority may appeal the decisions of the
French Court of Appeal on which the Group was successful to the French Supreme
Court. The maximum potential exposure in relation to these issues at 30 April
2022 is £2.8m (31 October 2021: £2.7m). No provision for any further
potential exposure has been recorded in the consolidated financial statements
since the Group believes it is more likely than not that a successful outcome
will be achieved, resulting in no additional liabilities.
Investment Properties
A full external valuation of the store portfolio is undertaken by the Group on
an annual, rather than a six-monthly basis. At 30 April 2022, a sample of the
Group's largest properties, representing approximately 39% of the value of the
Group's investment property portfolio at 31 October 2021, has been valued by
the Group's external valuers, Cushman & Wakefield LLP ("C&W"). In
addition, at the same date, the Directors have prepared estimates of fair
values for the remaining 61% of the Group's investment property portfolio,
updating 31 October 2021 valuations to incorporate latest assumptions to
reflect current market conditions and trading.
As a result of this exercise, the net gain or loss on investment properties
during the period was as follows.
H1 2022 H1 2021
£'m £'m
Revaluation of investment properties 229.8 129.8
Revaluation of investment properties under construction (1.9) 1.5
Fair value re-measurement of lease liabilities add back (4.0) (3.6)
Gain on investment properties 223.9 127.7
The movement on investment properties reflects the increased value of the
Group's store portfolio as a result of the continuing strong trading
performance and store extensions. The UK business contributed £185.0m of the
£227.9m net revaluation gain (including investment properties under
construction), with a £42.3m revaluation gain arising in Paris and a £0.6m
revaluation gain arising in Spain. The valuation gain has primarily arisen
due to improving trading cash flow forecasts coupled with a slight reduction
in exit cap rates resulting from strong demand for self-storage suitable real
estate.
Operating profit
Reported operating profit increased by £119.4m from £173.2m in H1 2021 to
£292.6m in H1 2022, primarily reflecting a £96.2m higher investment property
gain as well as an £10.8m improvement in underlying EBITDA.
Net finance costs
Net finance costs include interest payable, interest on obligations under
lease labilities, fair value movements on derivatives, exchange gains or
losses, unwinding of discounts and exceptional finance income. Net finance
costs increased by £1.5m to £7.4m in H1 2022 (H1 2021: £5.9m). The main
driver of the increase was interest payable reflecting the Group's additional
borrowings to fund the Group's acquisition and development activity.
H1 2022 H1 2021
£'m £'m
Interest from loan to associates 0.1 0.1
Financial instruments income - 0.1
Other interest received 0.1 -
Underlying finance income 0.2 0.2
Exceptional finance income 0.5 -
Total finance income 0.7 0.2
Net bank interest payable (5.8) (4.8)
Amortisation of debt issuance costs on bank loans (0.3) (0.2)
Underlying finance costs (6.1) (5.0)
Interest on obligations under lease liabilities (2.5) (2.6)
Fair value movement on derivatives 0.8 1.6
Net exchange losses (0.3) (0.1)
Total finance costs (8.1) (6.1)
Net finance costs (7.4) (5.9)
Underlying finance charge
The underlying finance costs (net bank interest payable reflecting term loan,
swap and USPP interest costs and the amortisation of debt issuance costs)
increased by £1.1m to £6.1m (H1 2021: £5.0m), principally reflecting the
Group's additional borrowings in the year drawn to fund the Group's
acquisition and development activity. The underlying finance costs represent
the finance expense before interest on obligations under lease liabilities,
changes in fair value of derivatives and exceptional items and is disclosed
because management reviews and monitors performance of the business on this
basis.
Based on the drawn debt position as at 30 April 2022, the effective interest
rate is analysed as follows:
Facility Drawn Hedged Hedged Bank Hedged Floating Total
£/€'m £'m £'m % Margin Rate Rate Rate
UK Revolver £250.0 £85.0 £55.0 65% 1.25% 0.82% 0.69% 2.02%
UK Revolver- non-utilisation £165.0 - - - 0.50% - - 0.50%
Euro Revolver €70.0 £25.2 £25.2 100% 1.25% 0.17% (0.57%) 1.42%
Euro Revolver- non-utilisation €40.0 - - - 0.50% - - 0.50%
US Private Placement 2024 €50.9 £42.7 £42.7 100% 1.59% - - 1.59%
US Private Placement 2026 €70.0 £58.7 £58.7 100% 1.26% - - 1.26%
US Private Placement 2026 £35.0 £35.0 £35.0 100% 2.59% - - 2.59%
US Private Placement 2027 €74.1 £62.1 £62.1 100% 2.00% - - 2.00%
US Private Placement 2028 £20.0 £20.0 £20.0 100% 1.96% - - 1.96%
US Private Placement 2028 €29.0 £24.3 £24.3 100% 0.93% - - 0.93%
US Private Placement 2029 £50.5 £50.5 £50.5 100% 2.92% - - 2.92%
US Private Placement 2029 £30.0 £30.0 £30.0 100% 2.69% - - 2.69%
US Private Placement 2029 €105.0 £88.1 £88.1 100% 2.45% - - 2.45%
US Private Placement 2031 £80.0 £80.0 £80.0 100% 2.39% - - 2.39%
US Private Placement 2033 €29.0 £24.3 £24.3 100% 1.42% - - 1.42%
Unamortised finance costs - (£1.6) - - - - - -
Total £824.4 £624.3 £595.9 95% 2.30%
As at 30 April 2022, £85.0m of the £250.0m UK revolver and €30.0m
(£25.2m) of the €70.0m Euro revolver were drawn. The drawn amounts attract
a bank margin of 1.25%, and the Group pays a non-utilisation fee of 0.50% on
the undrawn balances of £165.0m and €40.0m respectively.
The Group has interest rate hedge agreements in place to June 2023, swapping
SONIA on £55.0m at a weighted average effective rate of 0.82% and to June
2022, swapping EURIBOR on €30.0m at an effective rate of 0.17%. These
interest rate swaps are in place to hedge the UK Revolver floating SONIA rate
and the Euro Revolver floating EURIBOR rate.
On 21 April 2022, Safestore extended its borrowing facilities with the
issuance of €105.0m denominated US Private Placement (USPP) Notes with the
following coupon and tenor:
- €105.0m 7 year notes at a coupon of 2.45% (credit spread of 120
bps)
The funds were received in April 2022 and were used to pay down Revolving
Credit Facilities (RCF) utilised to acquire the remaining 80% owned by Carlyle
Europe Realty (CER) in the Joint Venture formed in 2019. The Joint Venture was
setup in 2019 to acquire and develop assets in The Netherlands and Belgium in
order to leverage Safestore's operating platform outside our core markets.
Since then, the Joint Venture has grown to a portfolio of 55,000 square metres
(600,000 sq ft) of MLA which is currently 74.2% occupied.
The 2024, 2026, 2027, 2028, 2029 and 2033 US Private Placement Notes are
denominated in Euros and attract fixed interest rates of 1.59% (on €50.9m),
1.26% (on €70.0m), 2.00% (on €74.1m), 0.93% (on €29.0m), 2.45% (on
€105.0m) and 1.42% (on €29.0m) respectively. The Euro denominated
borrowings provide a natural hedge against the Group's investment in the Paris
and Spain businesses.
The 2026 (£35.0m), 2028 (£20.0m), 2029 (£50.5m), 2029 (£30.0m), 2031
(£80.0m) US Private Placement Notes are denominated in Sterling and attract a
fixed interest rate of 2.59%, 1.96%, 2.92%, 2.69% and 2.39% respectively.
As a result of the hedging arrangements and fixed interest loan notes,
effectively 95% of the Group's drawn debt is at fixed rates of interest.
Overall, the Group has an effective interest rate on its borrowings of 2.30%
at 30 April 2022, compared to 2.36% at the previous year end.
Non-underlying finance charge
Interest on finance leases was £2.5m (H1 2021: £2.6m) and reflects part of
the leasehold rental payment. The balance of the leasehold payment is charged
through the gain or loss on investment properties line and variable lease
payments in the income statement. Overall, the leasehold rent charge remained
constant at £6.5m in H1 2022 (H1 2021: £6.5m). A net gain of £0.8m was
recognised on fair valuation of derivatives (H1 2021: net gain of £1.6m).
The Group undertakes net investment hedge accounting for its Euro denominated
loan notes.
Tax
The tax credit for the period is analysed below:
Tax charge H1 2022 H1 2021
£'m £'m
Underlying current tax 2.6 2.8
Current year - exceptional 0.9 -
Prior year - exceptional - (0.5)
Current tax charge 3.5 2.3
Tax on investment properties movement 11.7 6.7
Deferred tax charge 11.7 6.7
Net tax charge 15.2 9.0
Income tax in the period was a net charge of £15.2m (H1 2021: £9.0m).
In the UK, the Group is a REIT, so the current tax charge relates to the Paris
and Spain businesses. The underlying current tax charge for the period
amounted to £2.6m (H1 2021: £2.8m).
Profit after tax
The profit after tax for the period was £270.0m, compared with £158.3m in H1
2021, an increase of £111.7m which arose principally due to the increased
gain on investment properties, which is explained above.
Basic EPS was 128.1 pence (H1 2021: 75.1 pence) and diluted EPS was 124.5
pence (H1 2021: 74.4 pence). As explained in note 2 to the financial
statements, management considers adjusted diluted EPRA EPS to be more
representative of the underlying EPS performance of the business.
Dividends
The Board has announced an interim dividend of 9.4 pence per share,
representing a 25.3% increase from the interim dividend paid last year of 7.5
pence. This will amount to a dividend payment of £19.8m (H1 2021: £15.8m).
The dividend will be paid on 11 August 2022 to shareholders who are on the
Company's register at the close of business on 8 July 2022. The ex-dividend
date will be 7 July 2022. 25% (H1 2021: 100%) of the dividend will be paid as
a REIT Property Income Distribution ("PID").
Property Valuation
As discussed above, a sample of the Group's largest properties, representing
approximately 39% of the value of the Group's investment property, has been
valued by the Group's external valuers and the Directors have prepared
estimates of fair values for the remaining 61% of the Group's investment
property portfolio.
UK Paris Spain Benelux Total Paris Spain Benelux
£'m £'m £'m £'m £'m €'m €'m €'m
Value as at 1 November 2021 1,416.2 440.4 25.2 - 1,881.8 521.6 29.8 -
Currency translation movement - (3.1) (0.4) (1.3) (4.8)
Additions 11.9 3.4 0.1 0.3 15.7 4.0 0.1 0.3
Acquisition of subsidiaries 2.6 - - 129.5 132.1 - - 153.0
Reclassifications 16.5 - - - 16.5 - - -
Revaluation 186.9 42.3 0.6 - 229.8 50.4 0.6 -
Value at 30 April 2022 1,634.1 483.0 25.5 128.5 2,271.1 576.0 30.5 153.3
The table above summarises the movement in the valuations of the Group's
investment property portfolio excluding investment properties under
construction.
The exchange rate at 30 April 2022 was €1.19:£1 compared to €1.18:£1 at
31 October 2021. This movement in the foreign exchange rate has resulted in a
£4.8m negative currency translation movement in the period. This affects
net asset value ("NAV") but has no impact on the loan to value ("LTV")
covenant as the assets in Paris and Spain are tested in Euro.
The Group's property portfolio valuation excluding investment properties under
construction has increased by £389.3m from the valuation of £1,881.8m at 31
October 2021. This reflects the gain on valuation of £229.8m, which is
explained above, plus £132.1m relating to the acquisition of the remaining
80% in the Joint Venture and the UK Christchurch store as well as £32.2m
relating to additions, store refurbishments and reclassifications offset by
£4.8m of adverse foreign exchange movements on the translation of the
European portfolios.
The EPRA basic NTA per share, as reconciled to IFRS net assets per share in
financial statements, was 816 pence at 30 April 2022, up 17.1% since 31
October 2021, and the IFRS reported NAV per share was 763 pence (FY2021: 652
pence), reflecting a £233.8m increase in reported net assets since 31 October
2021.
Gearing and Capital Structure
As at 30 April 2022, the Group's borrowings comprised bank borrowing
facilities, made up of a UK term loan and revolving facilities in the UK and
France, as well as US Private Placements.
Net debt (including finance leases and cash) stood at £660.3m at 30 April
2022, an increase of £136.5m during the period, from £523.8m at 31 October
2021, principally due to increased funding required for the acquisition of the
remaining 80% owned by Carlyle Europe Realty in the Joint Venture formed in
2019. Total capital (net debt plus equity) increased from £1,898.7m at 31
October 2021 to £2,269.0m at 30 April 2022. The net impact is that the
gearing ratio has increased to 29.1% at 30 April 2022 from 27.6% at 31 October
2021.
Management also measures gearing with reference to its loan to value ("LTV")
ratio defined as gross debt (excluding lease liabilities) as a proportion of
the valuation of investment properties and investment properties under
construction (excluding finance leases). At 30 April 2022, the Group LTV ratio
was 27% compared with 25% at 31 October 2021. The Board considers the current
level of gearing is appropriate for the business to enable the Group to
increase returns on equity, maintain financial flexibility and to achieve our
medium term strategic objectives.
As at 30 April 2022, £85.0m of the £250.0m UK revolver and €30.0m
(£25.2m) of the €70.0m Euro revolver were drawn. Including the US Private
Placement debt of €358.0m (£300.2m) and £215.5m, the Group's borrowings
totalled £625.9m (before adjustment for unamortised finance costs). As at 30
April 2022, the weighted average remaining term for the Group's committed
borrowing facilities is 4.5 years, including the new USPP signed in April
2022.
Borrowings under the existing loan facilities are subject to certain financial
covenants. The UK bank facilities and the US Private Placement share interest
cover and LTV covenants. The interest cover requirement of EBITDA:interest is
2.4:1, where it will remain until the end of the facilities' terms. Interest
cover for the rolling twelve month period to 30 April 2022 is 10x, calculated
on the basis required under our financial covenants.
The LTV covenant is 60% in both the UK and France, where it will remain until
the end of the facilities' terms. As at 30 April 2022, there is significant
headroom in both the UK LTV and the French LTV covenant calculations. The
Group is in compliance with its covenants at 30 April 2022 and, based on
forecast projections (which considered a number of factors, including the
current balance sheet position, the principal and emerging risks which could
impact the performance of the Group, and the Group's strategic and financial
plan), is expected to be in compliance for a period in excess of twelve months
from the date of this report and accordingly, this interim statement is
prepared on the basis of going concern.
Cash flow
The table below sets out the cash flow of the business in H1 2021 and H1 2022.
H1 2022 H1 2021
£'m £'m
Underlying EBITDA 65.2 54.4
Working capital/ exceptionals/ other (0.1) (0.3)
Adjusted operating cash inflow 65.1 54.1
Interest payments (5.0) (4.6)
Leasehold rent payments (6.5) (6.5)
Tax payments (2.9) (2.7)
Free cash flow (before investing and financing activities) 50.7 40.3
Acquisition of subsidiaries, net of cash acquired (111.5) -
Loans to associates - (0.2)
Investment in associates (0.7) (1.5)
Capital expenditure - investment properties (44.7) (16.1)
Capital expenditure - property, plant and equipment (0.3) (0.3)
Net proceeds from disposal of land 1.0 -
Adjusted net cash flow after investing activities (105.5) 22.2
Issues of share capital - 0.7
Dividends paid (31.9) (23.0)
Net drawdown of borrowings 141.1 19.0
Swap termination income 0.5 -
Debt issuance costs (0.1)
Net increase in cash 4.1 18.9
Note: Free cash flow is a non-GAAP measure, defined as cash flow before
investing and financing activities but after leasehold rent payments.
Adjusted operating cash flow increased by £11.0m in the period, reflecting
the £10.8m increase in underlying EBITDA, and exceptional items discussed
earlier.
Interest payments increased compared to the prior half year as a result of the
increased interest charge associated with the new USPP's, where in 2021,
Safestore extended its borrowing facilities with the issuance of the
equivalent of £149.0m new sterling and euro denominated USPP's.
Tax paid during the period increased slightly by £0.2m principally due to
increased payments on account associated with the stronger European
performance. As a result, free cash flow (before investing and financing
activities) grew by £10.4m to £50.7m (H1 2021: £40.3m).
Investing activities generated a net outflow of £156.2m (H1 2021: net outflow
of £18.1m) from capital expenditure relating to the acquisition of the
remaining 80% of the Joint Venture formed in 2019 with Carlyle Europe Realty
as well as acquisition of the new site at Christchurch, store extensions in
the UK and several development sites in Spain. Of the £44.7m cash outflow on
investment properties, £42.5m (H1 2021: £14.5m) was spent on new stores and
development of the existing portfolio, with the balance principally spent on
capital maintenance.
Dividends paid to shareholders increased from £23.0m in H1 2021 to £31.9m in
H1 2022, and the Group drew a net £141.1m of borrowings, primarily to finance
the Joint Venture buy-out and capital expenditure.
The first table below reconciles free cash flow (before investing and
financing activities) in the table above to net cash inflow from operating
activities in the consolidated cash flow statement. The second table below
reconciles adjusted net cash flow after investing activities in the table
above to the consolidated cash flow statement.
H1 2022 H1 2021
£'m £'m
Free cash flow (before investing and financing activities) 50.7 40.3
Addback: Finance lease principal payments 4.0 3.6
Net cash inflow from operating activities 54.7 43.9
H1 2021 H1 2020
£'m £'m
From table above:
Adjusted net cash flow after investing activities (105.5) 22.2
Addback: Finance lease principal payments 4.0 3.6
Net cash outflow after investing activities (101.5) 25.8
From consolidated cash flow:
Net cash inflow from operating activities 54.7 43.9
Net cash outflow from investing activities (156.2) (18.1)
Net cash outflow after investing activities (101.5) 25.8
Consolidated income statement
for the six months ended 30 April 2022
Six months Six months Year
ended
ended
ended
30 April
30 April
31 October
2022
2021
2021
(unaudited) (unaudited) (audited)
Note £m £m £m
Revenue 4,5 101.0 88.1 186.8
Cost of sales (29.1) (27.7) (56.9)
Gross profit 71.9 60.4 129.9
Administrative expenses (13.4) (14.9) (34.0)
Share of (loss)/profit in associate (0.3) - -
Underlying EBITDA 5 65.2 54.4 118.0
Exceptional items 6 - (1.9) (1.9)
Share-based payments (6.0) (5.9) (18.3)
Depreciation and variable lease payments (0.5) (0.8) (1.4)
Share of associate's depreciation, interest and tax (0.5) (0.3) (0.5)
Operating profit before gain on investment properties and other exceptional 58.2 45.5 95.9
gains
Gain on investment properties 13 223.9 127.7 321.1
Other exceptional gains 6 10.5 - -
Operating profit 292.6 173.2 417.0
Finance income 7 0.7 0.2 0.6
Finance expense 7 (8.1) (6.1) (13.0)
Profit before income tax 5 285.2 167.3 404.6
Income tax charge 8 (15.2) (9.0) (22.6)
Profit for the period 270.0 158.3 382.0
Earnings per share for profit attributable to the equity holders
- basic (pence) 11 128.1 75.1 181.2
- diluted (pence) 11 124.5 74.4 176.4
All items in the income statement relate to continuing operations.
Underlying EBITDA is an Alternative Performance Measure and is defined as
operating profit before exceptional items, share-based payments, corporate
transaction costs, gain/loss on investment properties, depreciation and
variable lease payments and the share of associate's depreciation, interest
and tax.
An interim dividend of 9.4 pence per ordinary share has been declared for the
period ended 30 April 2022 (30 April 2021: 7.5 pence).
Consolidated statement of comprehensive income
for the six months ended 30 April 2022
Six months Six months Year
ended
ended
ended
30 April
30 April
31 October
2022
2021
2021
(unaudited) (unaudited) (audited)
£m £m £m
Profit for the period 270.0 158.3 382.0
Other comprehensive income:
Items that may be reclassified subsequently to profit and loss:
Currency translation differences (3.1) (10.6) (20.3)
Net investment hedge 0.7 5.6 10.9
Total other comprehensive expense net of tax (2.4) (5.0) (9.4)
Total comprehensive income for the period 267.6 153.3 372.6
Consolidated balance sheet
as at 30 April 2022
30 April 30 April 31 October
2022
2021
2021
(unaudited) (unaudited) (audited)
Note £m £m £m
Non-current assets
Investment in associates 12 1.8 6.8 7.2
Fair value of investment properties, net of lease liabilities 2,271.1 1,683.8 1,881.8
Add-back of lease liabilities 82.6 76.2 82.1
Investment properties under construction 60.9 18.2 67.4
Total investment properties 13 2,414.6 1,778.2 2,031.3
Property, plant and equipment 3.0 3.0 3.2
Derivative financial instruments 17 0.8 0.8 0.9
Deferred tax assets 9 1.5 0.2 0.8
2,421.7 1,789.0 2,043.4
Current assets
Inventories 0.4 0.3 0.5
Derivative financial instruments 17 1.4 0.9 1.3
Trade and other receivables 27.8 28.8 28.9
Current income tax assets - 0.2 -
Cash and cash equivalents 46.8 38.2 43.2
76.4 68.4 73.9
Total assets 2,498.1 1,857.4 2,117.3
Current liabilities
Derivative financial instruments 17 (0.1) - (0.2)
Trade and other payables (66.3) (55.9) (75.8)
Current income tax liabilities (0.9) - (0.3)
Obligations under lease liabilities (12.5) (12.2) (12.3)
(79.8) (68.1) (88.6)
Non-current liabilities
Bank borrowings 16 (624.3) (466.9) (484.7)
Derivative financial instruments 17 - (0.8) -
Deferred tax liabilities 9 (112.8) (88.7) (97.0)
Obligations under lease liabilities (70.3) (64.2) (70.0)
Provisions 22 (2.2) (2.0) (2.1)
(809.6) (622.6) (653.8)
Total liabilities (889.4) (690.1) (742.4)
Net assets 1,608.7 1,166.7 1,374.9
Shareholders' equity
Ordinary shares 18 2.1 2.1 2.1
Share premium 61.3 61.3 61.3
Translation reserve 2.7 9.5 5.1
Retained earnings 1,542.6 1,093.8 1,306.4
Total equity 1,608.7 1,166.7 1,374.9
The notes set out below form an integral part of this condensed consolidated
interim financial information.
Condensed consolidated statement of changes in equity
for the six months ended 30 April 2022
Share Share Translation Retained Total
capital premium reserve earnings equity
£m £m £m £m £m
Balance at 1 November 2021 2.1 61.3 5.1 1,306.4 1,374.9
Total comprehensive income for the period - - (2.4) 270.0 267.6
Transactions with owners in their capacity as owner:
Dividends (note 10) - - - (37.1) (37.1)
Increase in share capital - - - - -
Employee share options - - - 3.3 3.3
Balance at 30 April 2022 2.1 61.3 2.7 1,542.6 1,608.7
Condensed consolidated statement of changes in equity
for the six months ended 30 April 2021
Share Share Translation Retained Total
capital premium reserve earnings Equity
£m £m £m £m £m
Balance at 1 November 2020 2.1 60.6 14.5 958.4 1,035.6
Total comprehensive income for the period - - (5.0) 158.3 153.3
Transactions with owners in their capacity as owner:
Dividends (note 10) - - - (26.8) (26.8)
Increase in share capital - 0.7 - - 0.7
Employee share options - - - 3.9 3.9
Balance at 30 April 2021 2.1 61.3 9.5 1,093.8 1,166.7
Condensed consolidated statement of changes in equity
for the year ended 31 October 2021
Share Share Translation Retained Total
capital premium reserve earnings Equity
£m £m £m £m £m
Balance at 1 November 2020 2.1 60.6 14.5 958.4 1,035.6
Total comprehensive income for the year - - (9.4) 382.0 372.6
Transactions with owners in their capacity as owner:
Dividends (note 10) - - - (42.6) (42.6)
Increase in share capital - 0.7 - - 0.7
Employee share options - - - 8.6 8.6
Balance at 31 October 2021 2.1 61.3 5.1 1,306.4 1,374.9
Consolidated cash flow statement
for the six months ended 30 April 2022
Six months Six months Year
ended
ended
ended
30 April
30 April
31 October
2022
2021
2021
(unaudited) (unaudited) (audited)
£m £m £m
Profit before income tax 285.2 167.3 404.6
Gain on the revaluation of investment properties (223.9) (127.7) (321.1)
Other exceptional gains (10.5) - -
Share of loss/(profit) in associate 0.3 - -
Depreciation 0.5 0.5 1.0
Net finance expense 7.4 5.9 12.4
Employee share options 3.3 3.9 8.6
Decrease/(increase) in inventories 0.1 - (0.2)
Increase in trade and other receivables (1.2) (5.2) (5.4)
Increase in trade and other payables 3.8 7.1 13.6
Increase in provision 0.1 2.0 2.1
Cash flows from operating activities 65.1 53.8 115.6
Interest received 0.8 0.3 0.9
Interest paid (8.3) (7.5) (14.1)
Tax paid (2.9) (2.7) (5.4)
Net cash inflow from operating activities 54.7 43.9 97.0
Cash flows from investing activities
Acquisition of subsidiaries, net of cash acquired (111.5) - -
Investment in associates (0.7) (1.5) (1.9)
Loans to associates - (0.2) (0.9)
Expenditure on investment and development properties (44.7) (16.1) (62.4)
Proceeds from sale of land 1.0 - -
Purchase of property, plant and equipment (0.3) (0.3) (1.0)
Net cash outflow from investing activities (156.2) (18.1) (66.2)
Cash flows from financing activities
Issue of share capital - 0.7 0.7
Equity dividends paid (31.9) (23.0) (42.6)
Proceeds from borrowings 241.1 27.0 196.8
Repayment of borrowings (100.0) (8.0) (153.0)
Debt issuance costs (0.1) - (0.7)
Swap termination income 0.5 - -
Principal payment of lease liabilities (4.0) (3.6) (7.5)
Net cash inflow/(outflow) from financing activities 105.6 (6.9) (6.3)
Net increase in cash and cash equivalents 4.1 18.9 24.5
Exchange loss on cash and cash equivalents (0.5) (0.3) (0.9)
Opening cash and cash equivalents 43.2 19.6 19.6
Closing cash and cash equivalents 46.8 38.2 43.2
Reconciliation of net cash flow to movement in net debt
for the six months ended 30 April 2022
Six months Six months Year
ended
ended
ended
30 April
30 April
31 October
2022
2021
2021
(unaudited) (unaudited) (audited)
£m £m £m
Net increase in cash and cash equivalents (after exchange adjustments) 3.6 18.6 23.6
Increase in debt financing (140.1) (11.6) (35.3)
(Increase)/decrease in net debt (136.5) 7.0 (11.7)
Net debt at start of period (523.8) (512.1) (512.1)
Net debt at end of period (660.3) (505.1) (523.8)
Notes to the interim report for the six months ended 30 April 2022
1 General information
The Company is a public limited company incorporated and domiciled in the UK.
The address of its registered office is Brittanic House, Stirling Way,
Borehamwood, Hertfordshire WD6 2BT.
The Company is listed on the London Stock Exchange.
This interim report was approved for issue on 20 June 2022.
This condensed consolidated interim financial information does not comprise
statutory accounts within the meaning of section 434 of the Companies Act
2006. The full accounts of Safestore Holdings plc for the year ended 31
October 2021, which received an unqualified report from the auditors, and did
not contain a statement under S.498(2) or (3) of the Companies Act 2006, were
filed with the Registrar of Companies on 22 March 2022.
This condensed consolidated interim financial information for 30 April 2022
and 30 April 2021 is unaudited. The interim financial information for 30 April
2022 has been reviewed by the auditors and their Independent Review report is
included within this financial information.
2 Basis of preparation
The condensed consolidated interim financial information for the six months
ended 30 April 2022 has been prepared in accordance with the Disclosure and
Transparency Rules of the United Kingdom's Financial Conduct Authority and
with United Kingdom adopted International Accounting Standard 34 'Interim
Financial Reporting' (IAS 34).
The Directors are satisfied that the Group has sufficient resources to
continue in operation for the foreseeable future, a period of not less than
twelve months from the date of this report. Accordingly, they continue to
adopt the going concern basis in preparing this condensed consolidated interim
financial information.
In assessing the Group's going concern position, the Directors have considered
a number of factors, including the current balance sheet position, the
principal and emerging risks which could impact the performance of the Group
and the Group's strategic and financial plan. Consideration has been given to
compliance with borrowing covenants along with the uncertainty inherent in
future financial forecasts. The Directors considered the most recent five-year
forecast approved by the Board. In the context of the current environment,
four plausible scenarios were applied to the plan, including a stress test
scenario. These were based on the potential financial impact of the Group's
principal risks and uncertainties. These scenarios are differentiated by the
impact of demand and enquiry levels, average rate growth and the level of cost
savings. A scenario was also performed where we have carried out a reverse
stress test to model what would be required to breach ICR and LTV covenants
which indicated highly improbable changes would be needed before any issues
were to arise. With the current revolving credit facilities of £250m and
€70m maturing on 30 June 2023, in assessing the scenarios, with the current
strength of underlying performance of the business and its balance sheet, the
Directors are of the view that it is reasonable to expect the refinancing of
the Revolving Credit Facility to be available on similar terms. The impact of
these scenarios has been reviewed against the Group's projected cash flow
position and financial covenants over a three-year period. Should any of these
scenarios occur, clear mitigating actions are available to ensure that the
Group remains liquid and financially viable. The financial position of the
Group, including details of its financing and capital structure, is set out in
the Financial Review section of this announcement. Further details of the
Group's viability statement is included in page 39 Annual Report and Financial
Statements for the year ended 31 October 2021.
The assessment concluded that, for the foreseeable future, the Group has
sufficient capital to support its operations; has a funding and liquidity base
which is strong, robust and well managed with substantial future capacity and
has expectations that performance will continue to improve as the Group's
strategy is executed.
Notes to the interim report for the six months ended 30 April 2022 (continued)
2 Basis of preparation (continued)
The condensed consolidated interim financial information should be read in
conjunction with the annual financial statements for the year ended 31 October
2021, which have been prepared in accordance with IFRS.
Non-GAAP financial information
The Directors have identified certain measures that they believe will assist
the understanding of the performance of the business. The measures are not
defined under IFRS and they may not be directly comparable with other
companies' adjusted measures. The non-GAAP measures are not intended to be a
substitute for, or superior to, any IFRS measures of performance but they have
been included as the Directors consider them to be important comparables and
key measures used within the business for assessing performance. The following
are the key non-GAAP measures identified by the Group:
· The Group defines exceptional items to be those that warrant, by
virtue of their nature, size or frequency, separate disclosure on the face of
the income statement where, in the opinion of the Directors, this enhances the
understanding of the Group's financial performance.
· Underlying EBITDA is an Alternative Performance Measure and is
defined as operating profit before exceptional items, share-based payments,
corporate transaction costs, gain/loss on investment properties, depreciation
and variable lease payments and the share of associate's depreciation,
interest and tax. Management considers this presentation to be representative
of the underlying performance of the business, as it removes the income
statement impact of items not fully controllable by management, such as the
revaluation of derivatives and investment properties, and the impact of
exceptional credits, costs and finance charges. A reconciliation of statutory
operating profit to Underlying EBITDA can be found in the financial review
section of this announcement.
· Adjusted Diluted EPRA EPS is based on the European Public Real
Estate Association's ("EPRA") definition of earnings and is defined as profit
or loss for the period after tax but excluding corporate transaction costs,
change in fair value of derivatives, gain/loss on investment properties and
the associated tax impacts. The Company then makes further company-specific
adjustments for the impact of exceptional items, net exchange gains/losses
recognised in net finance costs, exceptional tax items, and deferred and
current tax in respect of these adjustments. The Company also adjusts for IFRS
2 share-based payment charges. This adjusted earnings is divided by the
diluted number of shares. The IFRS 2 cost is excluded as it is written back to
distributable reserves and is a non-cash item (with the exception of the
associated National Insurance element). Therefore, neither the Company's
ability to distribute nor pay dividends are impacted (with the exception of
the associated National Insurance element). The financial statements disclose
earnings on a statutory, EPRA and Adjusted Diluted EPRA basis and will provide
a full reconciliation of the differences in the financial year in which any
LTIP awards may vest. A reconciliation of statutory basic earnings per share
to Adjusted Diluted EPRA EPS can be found in note 11.
· EPRA basic net assets per share is an EPRA measure. EPRA basic
NAV was superseded and transitioned to three new measures: EPRA Net
Reinstatement Value ("NRV"), EPRA Net Tangible Assets ("NTA") and EPRA Net
Disposal Value ("NDV") for periods commencing 1 January 2020 or thereafter.
Safestore considers EPRA NTA to be the most consistent with the nature of the
Group's business. The basis of calculation, including a reconciliation to
reported net assets, is set out in note 15.
· Like-for-like figures are presented to aid in the comparability
of the underlying business as they exclude the impact on results of purchased,
sold, opened or closed stores.
· Constant exchange rate (CER) figures are provided in order to
present results on a more comparable basis, removing foreign exchange
movements.
Notes to the interim report for the six months ended 30 April 2022 (continued)
3 Accounting policies
The condensed consolidated interim financial information has been prepared on
the basis of the accounting policies expected to apply for the financial year
to 31 October 2022 applicable to companies under IFRS. The only exception
being the Group's fair value measurement of investment properties. As at the
interim reporting date, 30 April 2022, a sample of the Group's largest
properties, representing approximately 39% (30 April 2021: 42%) of the value
of the Group's investment property portfolio at the preceding financial year
end, has been valued by the Group's professionally qualified external valuers.
In addition, at the same date, the Directors have prepared estimates of fair
values for the remaining 61% (30 April 2021: 58%) of the Group's investment
property portfolio, incorporating assumptions for estimated absorption,
revenue growth and capitalisation rates to reflect current market conditions
and trading. At the financial year end 100% of the Group's investment property
portfolio is fair valued externally by the same valuers. The IFRS and IFRIC
interpretations as adopted by the United Kingdom that will be applicable at 31
October 2022, including those that will be applicable on an optional basis,
are not known with certainty at the time of preparing these interim financial
statements. Thus, the accounting policies adopted in these interim financial
statements may be subject to revision to reflect further IFRS and IFRIC
interpretations and pronouncements issued between 20 June 2022 and publication
of the annual IFRS financial statements for the year ending 31 October 2022.
The preparation of financial statements in conformity with generally accepted
accounting principles requires the use of certain critical accounting
estimates. It also requires management to exercise judgement in the process of
applying the Company's accounting policies. The areas involving a higher
degree of judgement or complexity, or areas where assumptions and estimates
are significant to the condensed consolidated interim financial statements are
disclosed within the Group's accounting policies as disclosed in the IFRS
financial statements for the year ended 31 October 2021. The Directors assess
whether the acquisition of property through the purchase of a corporate
vehicle should be accounted for as an asset purchase or a business
combination. Where the acquired vehicle is an integrated set of activities and
assets that is capable of being conducted and managed to provide a return to
investors, the transaction is accounted for as a business combination. Where
this is not the case the transaction is treated as an asset purchase. The
Directors assess when the risks and rewards associated with an acquisition or
disposal have transferred. There have been two transactions where properties
were acquired through the purchase of corporate vehicles in the period, both
judged to meet the accounting definition of an asset purchase. There have been
no other significant changes in accounting estimates in the period.
The same accounting policies, presentation and methods of computation are
followed in the condensed set of financial statements as applied in the
Group's latest financial statements. The nature of the Critical Judgements and
Key Sources of Estimation Uncertainty applied in the condensed financial
statements have remained consistent with those applied in the Group's latest
annual audited financial statements, except where as described above.
4 Revenue
Six months Six months Year
ended
ended
ended
30 April
30 April
31 October
2022
2021
2021
(unaudited) (unaudited) (audited)
£m £m £m
Self-storage income 84.6 72.7 154.3
Insurance income 11.3 10.5 22.3
Other non-storage income 5.1 4.9 10.2
Total revenue 101.0 88.1 186.8
Notes to the interim report for the six months ended 30 April 2022 (continued)
5 Segmental information
The segmental information for the six months ended 30 April 2022 is as
follows:
United Kingdom Paris Spain Benelux Total
£m £m £m £m £m
Continuing operations
Revenue 78.9 20.0 1.4 0.7 101.0
Underlying EBITDA 50.3 13.8 0.8 0.3 65.2
Share-based payments (5.3) (0.7) - - (6.0)
Depreciation and variable lease payments (0.4) (0.1) - - (0.5)
Share of associate's depreciation, interest and tax (0.5) - - - (0.5)
Operating profit before gain on investment properties and other exceptional 44.1 13.0 0.8 0.3 58.2
gains
Gain on investment properties 183.0 40.5 0.4 - 223.9
Other exceptional gains 5.5 5.0 - - 10.5
Operating profit 232.6 58.5 1.2 0.3 292.6
Net finance (expense)/ income (7.1) (0.8) - 0.5 (7.4)
Profit before income tax 225.5 57.7 1.2 0.8 285.2
Total assets 1,887.5 519.3 26.7 64.6 2,498.1
The segmental information for the six months ended 30 April 2021 is as
follows:
United Kingdom Paris Spain Total
£m £m £m £m
Continuing operations
Revenue 67.2 19.5 1.4 88.1
Underlying EBITDA 40.1 13.5 0.8 54.4
Exceptional items and corporate transaction costs - (1.9) - (1.9)
Share-based payments (5.3) (0.6) - (5.9)
Depreciation and variable lease payments (0.7) (0.1) - (0.8)
Share of associate's depreciation, interest and tax (0.3) - - (0.3)
Operating profit before gain on investment properties and other exceptional 33.8 10.9 0.8 45.5
gains
Gain on investment properties 105.8 21.5 0.4 127.7
Operating profit 139.6 32.4 1.2 173.2
Net finance expense (5.0) (0.9) - (5.9)
Profit before income tax 134.6 31.5 1.2 167.3
Total assets 1,394.9 441.4 21.1 1,857.4
Underlying EBITDA is defined as operating profit before exceptional items,
share-based payments, corporate transaction costs, gain/loss on investment
properties, depreciation and variable lease payments and the share of
associate's depreciation, interest and tax.
Notes to the interim report for the six months ended 30 April 2022 (continued)
6 Exceptional items and other exceptional gains
Six months Six months Year
ended
ended
ended
30 April
30 April
31 October
2022
2021
2021
(unaudited) (unaudited) (audited)
£m £m £m
Costs relating to corporate transactions and exceptional property taxation - (1.9) (1.9)
Exceptional items - (1.9) (1.9)
Deemed gain on disposal of equity investment in associate 5.5 - -
Gain on disposal of land 5.0 - -
Other exceptional gains 10.5 - -
Costs relating to corporate transactions and exceptional property taxation of
£nil (30 April 2021: £1.9m) were incurred in the period (30 April 2021:
costs in relation to a provision for potential liabilities in respect of the
French commercial tax audit of financial years 2012 to 2020).
On 30 March 2022, the Group acquired the remaining 80% equity of Safestore
Storage Benelux B.V., from its previous joint venture partner for €53.6m
(£45.4m) and became a wholly owned subsidiary (note 12). The original 20%
equity investment was effectively derecognised as a deemed disposal and
re-recognised back at the fair value based on the revised equity value
effective at the 30 March 2022 sale. This resulted in a net gain on deemed
disposal of £5.5m included within other exceptional gains.
On 10 November 2021, the Group sold the Nanterre site to the joint venture
partner of Nanterre FOCD 92 for a total price of €7.6m excluding VAT and
including demolition cost reimbursement, where the settlement is done
partially in cash £1.0m (€1.1m excluding tax), and partially in kind
through the delivery of the new building at the end of the operation
(estimated at €6.5m). This resulted in a net gain on disposal of £5.0m
(€5.9m) included within other exceptional gains.
Notes to the interim report for the six months ended 30 April 2022 (continued)
7 Finance income and costs
Six months Six months Year
ended
ended
ended
30 April
30 April
31 October
2022
2021
2021
(unaudited) (unaudited) (audited)
£m £m £m
Finance income
Interest receivable from loan to associates 0.1 0.1 0.1
Other interest received 0.1 - -
Financial instruments income - 0.1 0.5
Underlying finance income 0.2 0.2 0.6
Exceptional finance income 0.5 - -
Total finance income 0.7 0.2 0.6
Finance costs
Interest payable on bank loans and overdrafts (5.8) (4.8) (9.7)
Amortisation of debt issuance costs on bank loans (0.3) (0.2) (0.4)
Underlying finance charges (6.1) (5.0) (10.1)
Interest on obligations under lease liabilities (2.5) (2.6) (5.2)
Fair value movement on derivatives 0.8 1.6 2.9
Net exchange losses (0.3) (0.1) (0.6)
Total finance costs (8.1) (6.1) (13.0)
Net finance costs (7.4) (5.9) (12.4)
Included within interest payable of £5.8m (30 April 2021: £4.8m) is £0.2m
(30 April 2021: £0.3m) of interest relating to derivative financial
instruments that are economically hedging the Group's borrowings. The change
in fair value of derivatives for the period is a net gain of £0.8m (30 April
2021: net gain of £1.6m). Included within finance income is £nil (30 April
2021: £0.1m) in relation to the £0.7m (30 April 2021: £0.3m) received on
settlement of one tranche of the average rate forward contracts acquired in
March 2020 and settled in April 2022 less the disposal of the fair value of
this derivative asset of £0.7m (30 April 2021: £0.2m) held on balance sheet
prior to settlement. Further, included within finance income is £0.5m (30
April 2021: £nil) in relation to the swaps held in the subsidiary acquired
during the period, Safestore Storage Benelux B.V., and terminated post
acquisition in order to utilise the Group's existing debt facilities and
financial instruments held.
Notes to the interim report for the six months ended 30 April 2022 (continued)
8 Income tax charge
Six months Six months Year
ended
ended
ended
30 April
30 April
31 October
2022
2021
2021
(unaudited) (unaudited) (audited)
£m £m £m
Current tax - current year 2.6 2.8 5.5
Current tax - current year exceptional 0.9 - -
Current tax - prior year - (0.5) -
Deferred tax 11.7 6.7 17.1
15.2 9.0 22.6
Income tax is recognised based on management's best estimate of the weighted
average annual income tax rate expected for the full financial year.
In the UK, the Group is a Real Estate Investment Trust ("REIT"). As a result,
the Group is exempt from UK corporation tax on the profits and gains arising
from its qualifying property rental business in the UK provided that it meets
certain conditions. Non-qualifying profits and gains of the Group remain
subject to corporation tax as normal. The Group monitors its compliance with
the REIT conditions. There have been no breaches of the conditions to date.
The main rate of corporation tax in the UK is 19%. Accordingly, the Group's
results for this accounting period are taxed at an effective rate of 19% (30
April 2021: 19%). Following Finance Act 2021, the main rate of corporation tax
will increase from 19% to 25% from 1 April 2023. There will be no deferred
taxation impact in respect of this change in taxation rates when it is
re-introduced.
Taxation for other jurisdictions is calculated at the rates prevailing in the
respective jurisdictions.
An exceptional current year current tax charge of £0.9m (30 April 2021:
£nil) arose during the period in relation to the capital gain on disposal of
the Nanterre site to the joint venture partner of Nanterre FOCD 92 (note 6).
An exceptional prior year current tax credit of £nil (30 April 2021: £0.5m)
arose during the period in relation to a provision for potential liabilities
in respect of the French commercial property tax audit in respect of financial
years 2012 to 2020 (note 22).
Notes to the interim report for the six months ended 30 April 2022 (continued)
9 Deferred income tax
As at As at As at
30 April
30 April
31 October 2021
2022
2021
(unaudited) (unaudited) (audited)
£m £m £m
The amounts provided in the accounts are:
Revaluation of investment properties and tax depreciation 112.8 88.5 96.9
Other timing differences - 0.2 0.1
Deferred tax liabilities 112.8 88.7 97.0
Interest rate swap instruments - 0.1 -
Other timing differences 1.5 0.1 0.8
Deferred tax assets 1.5 0.2 0.8
Net deferred tax liability 111.3 88.5 96.2
As at 30 April 2022, the Group had income losses of £23.4m (30 April 2021:
£22.7m) and capital losses of £36.4m (30 April 2021: £36.4m) in respect of
its UK operations. All losses can be carried forward indefinitely. No deferred
tax asset has been recognised in respect of these losses.
10 Dividends
Six months Six months Year
ended
ended
ended
30 April
30 April
31 October
2022
2021
2021
(unaudited) (unaudited) (audited)
£m £m £m
For the year ended 31 October 2020:
Final dividend - paid 8 April 2021 (12.70p per share) - 26.8 26.8
For the year ended 31 October 2021:
Interim dividend - paid 6 August 2021 (7.50p per share) - - 15.8
Final dividend - paid 7 April 2022 (17.60p per share) 37.1 - -
Dividends in the statement of changes in equity 37.1 26.8 42.6
Timing difference on payment of withholding tax (5.2) (3.8) -
Dividends in the cash flow statement 31.9 23.0 42.6
An interim dividend of 9.4 pence per ordinary share (April 2021: 7.5 pence)
has been declared. The ex-dividend date will be 7 July 2022 and the record
date 8 July 2022, with an intended payment date of 11 August 2022.
It is intended that 25% (April 2021: 100%) of the interim dividend of 9.4
pence per ordinary share (April 2021: 7.5 pence) will be paid as a REIT
Property Income Distribution ("PID") net of withholding tax where appropriate.
The interim dividend, amounting to £19.8m (April 2021: £15.8m), has not been
included as a liability at 30 April 2022. It will be recognised in
shareholders' equity in the year to 31 October 2022.
Notes to the interim report for the six months ended 30 April 2022 (continued)
11 Earnings per ordinary share
Basic earnings per share has been calculated by dividing the profit
attributable to equity holders of the Company by the weighted average number
of ordinary shares in issue during the period/year excluding ordinary shares
held by the Safestore Employee Benefit Trust. Diluted earnings per share are
calculated by adjusting the weighted average numbers of ordinary shares to
assume conversion of all dilutive potential shares. The Company has one
category of dilutive potential ordinary shares: share options. For the share
options, a calculation is done to determine the number of shares that could
have been acquired at fair value (determined as the average annual market
price of the Company's shares) based on the monetary value of the subscription
rights attached to the outstanding share options. The number of shares
calculated as above is compared with the number of shares that would have been
issued assuming the exercise of the share options.
Six months ended Six months ended Year ended
30 April 2022
30 April 2021
31 October 2021
(unaudited) (unaudited) (audited)
Earnings Shares million Pence Earnings Shares million Pence per share Earnings Shares million Pence
£m
per share
£m
£m
per share
Basic 270.0 210.8 128.1 158.3 210.8 75.1 382.0 210.8 181.2
Dilutive share options - 6.1 (3.6) - 1.9 (0.7) - 5.8 (4.8)
Diluted 270.0 216.9 124.5 158.3 212.7 74.4 382.0 216.6 176.4
Notes to the interim report for the six months ended 30 April 2022 (continued)
11 Earnings per ordinary share (continued)
Adjusted earnings per share
Adjusted earnings per share represents profit after tax adjusted for the
valuation movement on investment properties, exceptional items, change in fair
value of derivatives and the associated tax thereon. As an industry standard
measure, European Public Real Estate Association ("EPRA") earnings are
presented below. Adjusted diluted earnings are also presented by adding back
the share-based payment charge to the EPRA earnings. The Directors consider
that these alternative measures provide useful information on the performance
of the Group.
Six months ended Six months ended Year ended
30 April 2022
30 April 2021
31 October 2021
(unaudited) (unaudited) (audited)
Earnings/(loss) Shares million Pence Earnings/ Shares million Pence per share Earnings/ Shares million Pence
£m
per share
(loss)
(loss)
per share
£m
£m
Basic 270.0 210.8 128.1 158.3 210.8 75.1 382.0 210.8 181.2
Adjustments:
Gain on investment properties (223.9) - (106.2) (127.7) - (60.6) (321.1) - (152.3)
Exceptional items - - - 1.9 - 0.9 1.9 - 0.9
Other exceptional gains (10.5) - (5.0) - - - - - -
Exceptional finance income (0.5) - (0.2) - - - - - -
Net exchange loss 0.3 - 0.1 0.1 - - 0.6 - 0.3
Gain in fair value of derivatives (0.8) - (0.4) (1.6) - (0.8) (2.9) - (1.4)
Tax on adjustments and exceptional tax 12.1 - 5.7 5.8 - 2.8 16.2 - 7.7
Adjusted 46.7 210.8 22.1 36.8 210.8 17.4 76.7 210.8 36.4
EPRA adjusted:
Fair value re-measurement of lease liabilities add-back (4.0) - (1.9) (3.6) - (1.7) (7.4) - (3.5)
Tax on lease liabilities add-back adjustment 0.5 - 0.2 0.4 - 0.2 0.9 - 0.4
Adjusted EPRA basic EPS 43.2 210.8 20.4 33.6 210.8 15.9 70.2 210.8 33.3
Share-based payment charge 6.0 - 2.8 5.9 - 2.8 18.3 - 8.7
Dilutive shares - 7.8 (0.7) - 7.6 (0.6) - 7.5 (1.5)
Adjusted Diluted EPRA EPS 49.2 218.6 22.5 39.5 218.4 18.1 88.5 218.3 40.5
The definition of Adjusted Diluted EPRA EPS can be found in note 2 to the
financial statements, being based on the EPRA definition of earnings with
company adjustments for specific items such as tor the impact of exceptional
items, IFRS 2 share-based payment charges, and deferred tax charges.
Gain on investment properties includes the fair value re-measurement of lease
liabilities add-back of £4.0m (30 April 2021: £3.6m) and the related tax
thereon of £0.5m (30 April 2021: £0.4m). As an industry standard measure,
EPRA earnings is presented. EPRA earnings of £43.2m (30 April 2021: £33.6m)
and EPRA earnings per share of 20.4 pence (30 April 2021: 15.9 pence) are
calculated after further adjusting for these items.
Notes to the interim report for the six months ended 30 April 2022 (continued)
12 Investment in associates
As at As at As at
30 April
30 April
31 October
2022
2021
2021
(unaudited) (unaudited) (audited)
£m £m £m
Investment in associates 1.8 6.8 7.2
Safestore Storage Benelux B.V. (formerly CERF Storage JV B.V.)
Until 30 March 2022, the Group had a 20% interest in Safestore Storage Benelux
B.V. ("SSB"), a company registered and operating in the Netherlands. SSB was
accounted for using the equity method of accounting. SSB invested in carefully
selected self-storage opportunities in Europe. The Group earned a fee for
providing management services to SSB. This investment as an associate was
considered immaterial relative to the Group's underlying operations. On 30
March 2022, the Group acquired the remaining 80% equity from its previous
joint venture partner for €53.6m (£45.4m) and became a wholly owned
subsidiary. The original 20% equity investment and provisional accumulated
share of losses in associate as at 30 March 2022 of £5.9m was effectively
derecognised as a deemed disposal and re-recognised back at the fair value of
£11.4m based on the revised equity value at 30 March 2022. This resulted in a
net gain on deemed disposal of £5.5m (see note 6).
The aggregate carrying value of the Group's 20% interest in SSB at 30 March
2022 was £8.7m (31 October 2021: £8.9m), made up of an investment of £5.9m
(31 October 2021: £6.2m), a loan to the associate including interest accrued
of £2.8m (31 October 2021: £2.7m) (note 21). The Group's provisional share
of losses from continuing operations for the period to 30 March 2022 was
£0.3m (30 April 2021: £nil). The Group's provisional share of total
comprehensive loss in associates for the period to 30 March 2022 was £0.3m
(30 April 2021: £nil).
PBC Les Groues SAS
The Group has a 24.9% interest in PBC Les Groues SAS ("PBC"), a company
registered and operating in France. PBC is accounted for using the equity
method of accounting. PBC is the parent company of Nanterre FOCD 92, a company
also registered and operating in France, which will be developing a new store
as part of a wider development programme located in Paris. The development
project will be managed by its joint venture partners, therefore the Group
will have no operational liability during this phase. During the period the
Group have invested £0.8m (€0.9m) (30 April 2021: £0.9m (€1.0m)) into
this investment. The investment is considered immaterial relative to the
Group's underlying operations.
The aggregate carrying value of the Group's interest in PBC was £1.8m (31
October 2021: £1.0m), made up of an investment of £1.8m (31 October 2021:
£1.0m). The Group's share of profits from continuing operations for the
period was £nil (30 April 2021: £nil). The Group's share of total
comprehensive income of associates for the period was £nil (30 April 2021:
£nil).
Notes to the interim report for the six months ended 30 April 2022 (continued)
13 Investment properties
Fair value of investment properties, net of lease liabilities Add-back of Investment Total
properties under construction
lease liabilities investment
properties
£m £m £m £m
Balance at 1 November 2021 1,881.8 82.1 67.4 2,031.3
Additions 15.7 4.1 12.0 31.8
Acquisition of subsidiaries 132.1 0.6 - 132.7
Reclassification 16.5 - (16.5) -
Revaluation movement 229.8 - (1.9) 227.9
Fair value re-measurement of lease liabilities add-back - (4.0) - (4.0)
Exchange movements (4.8) (0.2) (0.1) (5.1)
Balance at 30 April 2022 2,271.1 82.6 60.9 2,414.6
Fair value of investment properties, net of lease liabilities Add-back of Investment Total
properties under construction
lease liabilities investment
properties
£m £m £m £m
Balance at 1 November 2020 1,557.5 76.9 14.0 1,648.4
Additions 7.4 3.7 6.5 17.6
Reclassification 3.7 - (3.7) -
Revaluation movement 129.8 - 1.5 131.3
Fair value re-measurement of lease liabilities add-back - (3.6) - (3.6)
Exchange movements (14.6) (0.8) (0.1) (15.5)
Balance at 30 April 2021 1,683.8 76.2 18.2 1,778.2
The gain on investment properties of £223.9m (30 April 2021: £127.7m) as
disclosed in the consolidated income statement comprises a £227.9m (30 April
2021: £131.3m) revaluation gain on investment properties, net of lease
liabilities and investment properties under construction less the fair value
re-measurement of lease liabilities add-back of £4.0m (30 April 2021:
£3.6m).
The Group has classified investment property and investment property under
construction, held at fair value, within Level 3 of the fair value hierarchy.
There were no transfers to or from Level 3 during the period. The fair
valuation exercise undertaken at 30 April 2022 is explained in note 14.
The fair value of investment property held by the Group classified as the
add-back of lease liabilities of £82.6m (30 April 2021: £76.2m) reflects
expected cash flows (including rent reviews settled that are expected to
become payable). Accordingly, if a valuation obtained for a property is net of
all payments expected to be made, it will be necessary to add-back any
recognised lease liability, to arrive at the carrying amount of the investment
property using the fair value model under IAS 40. The lease liability of
£82.8m (30 April 2021: £76.4m) differs by £0.2m (30 April 2021: £0.2m)
which relates to the right-of-use asset classified as part of property, plant
and equipment.
Notes to the interim report for the six months ended 30 April 2022 (continued)
14 Valuations
External valuation
A sample of the Group's largest properties, representing approximately 39% of
the value of the Group's investment property portfolio at 31 October 2021, has
been valued by the Group's external valuers, C&W, as at 30 April 2022. The
valuation has been carried out in accordance with the requirements of the RICS
Valuation - Global Standards which incorporate the International Valuation
Standards ("IVS") and the RICS Valuation UK National Supplement (the "RICS Red
Book") edition current at 30 April 2022. The valuation of each of the
investment properties has been prepared on the basis of fair value as a fully
equipped operational entity, having regard to trading potential. The valuation
has been provided for accounts purposes and, as such, is a Regulated Purpose
Valuation as defined in the Red Book. In compliance with the disclosure
requirements of the Red Book, C&W has confirmed that:
· the member of the RICS who has been the signatory to the
valuations provided to the Group for the same purposes as previous valuations,
has done so since April 2020;
· C&W has been carrying out regular valuations for the same
purpose as this valuation on behalf of the Group since October 2006;
· C&W does not provide other significant professional or agency
services to the Group;
· The proportion of fees payable by the Group to C&W to the
total fee income of C&W's last financial year to 31 December 2021, was
less than 5%. We anticipate that the proportion of fees for the financial year
to 31 December 2022 will remain at less than 5%; and
· the fee payable to C&W is a fixed amount per property and is
not contingent on the appraised value.
Market uncertainty
Historically, the self-storage market has been relatively illiquid owing to a
limited number of property sales. Over the last 2 years, the market has become
more liquid with a significant increase in the number of transactions. This is
evidenced by the Self Storage Association Annual Report, which listed a total
of 20 transactions for 2021. This is consistent with 2020, where the same
number of transactions was reported. Consequently, there is greater visibility
over pricing, which has resulted in market uncertainty no longer being a
factor as at the valuation date of 30 April 2022.
Portfolio premium
C&W's valuation report further confirms that the properties have been
valued individually but that if the portfolio was to be sold as a single lot
or in selected groups of properties, the total value could be different.
C&W states that in current market conditions it is of the view that there
could be a material portfolio premium.
Further details of the valuation carried out by C&W as at 31 October 2021,
including the valuation method and assumptions, are set out in note 13 to the
Group's annual report and financial statements for the year ended 31 October
2021. This note should be read in conjunction with note 13 of the Group's
annual report.
Directors' valuation
In addition, at the same date, the Directors have prepared estimates of fair
values for the remaining 61% of the Group's investment property portfolio,
incorporating assumptions for estimated absorption, revenue growth and
capitalisation rates to reflect current market conditions and trading.
Notes to the interim report for the six months ended 30 April 2022 (continued)
14 Valuations (continued)
Assumptions
The key assumptions incorporated into both the external valuation and the
Directors' valuation, calculated on a weighted average basis across the entire
portfolio, are:
· Net operating income is based on projected revenue received less
projected operating costs together with a central administration charge of 6%
of the estimated annual revenue subject to a cap and collar. The initial net
operating income is calculated by estimating the net operating income in the
first twelve months following the valuation date.
· The net operating income in future years is calculated assuming
either straight line absorption from day one actual occupancy or variable
absorption over years one to four of the cash flow period, to an estimated
stabilised/mature occupancy level. In the valuations the assumed stabilised
occupancy level for the trading stores (both freeholds and all leaseholds)
open at 30 April 2022 averages 89.11% (31 October 2021: 89.10%). The projected
revenues and costs have been adjusted for estimated cost inflation and revenue
growth. The average time assumed for stores to trade at their maturity levels
is 20.43 months (31 October 2021: 18.27 months).
· The capitalisation rates applied to existing and future net cash
flows have been estimated by reference to underlying yields for industrial and
retail warehouse property, yields for other trading property types such as
student housing and hotels, bank base rates, ten year money rates, inflation
and the available evidence of transactions in the sector. The valuations
included in the accounts assume rental growth in future periods. If an
assumption of no rental growth is applied to the valuations, the net initial
yield pre-administration expenses for the mature stores (i.e. excluding those
stores categorised as "developing") is 6.35% (31 October 2021: 6.73%), rising
to stabilised net yield pre-administration expenses of 6.77% (31 October 2021:
6.90%).
· The weighted average freehold exit yield on UK freeholds is 5.80%
(31 October 2021: 6.07%), France freeholds is 5.69% (31 October 2021: 5.88%)
and on Spain freeholds is 5.27% (31 October 2021: 5.38%). The weighted average
freehold exit yield for all freeholds adopted 5.78% (31 October 2021: 6.03%).
· The future net cash flow projections (including revenue growth
and cost inflation) have been discounted at a rate that reflects the risk
associated with each asset. The weighted average annual discount rate adopted
(for both freeholds and leaseholds) in the UK portfolio is 8.41% (31 October
2021: 8.62%) in the France portfolio is 8.78% (31 October 2021: 8.98%) and in
the Spain portfolio is 7.77% (31 October 2021: 7.87%). The weighted average
annual discount rate adopted (for both freeholds and all leaseholds) is 8.50%
(31 October 2021: 8.72%).
· Purchaser's costs in the range of approximately 3.3% to 6.8% for
the UK, 7.5% for Paris and 2.5% for Spain have been assumed initially,
reflecting the progressive SDLT rates brought into force in March 2016 in the
UK, and sales plus purchaser's costs totalling approximately 5.3% to 8.8%
(UK), 9.5% (Paris) and 4.5% (Spain) are assumed on the notional sales in the
tenth year in relation to freehold and long leasehold stores.
All other factors being equal, higher net operating income would lead to an
increase in the valuation of a store and an increase in the capitalisation
rate or discount rate would result in a lower valuation, and vice versa.
Higher assumptions for stabilised occupancy, absorption rate, rental rate and
other revenue, and a lower assumption for operating costs, would result in an
increase in projected net operating income, and thus an increase in valuation.
Notes to the interim report for the six months ended 30 April 2022 (continued)
14 Valuations (continued)
As a result of these exercises, as at 30 April 2022, the Group's investment
property portfolio has been valued at £2,271.1m (30 April 2021: £1,683.8m),
and a revaluation gain of £229.8m (30 April 2021: £129.8m) has been
recognised in the income statement for the period.
A full external valuation of the Group's investment property portfolio will be
performed at 31 October 2022.
Sensitivity analysis
As part of the Directors valuation, a key sensitivity analysis was performed
to understand the impact on the entire property portfolio in relation to
capitalisation yields, stable occupancy rates, and a delay in the time to
stabilised occupancy. The impact on the valuation would be mitigated by the
inter-relationship between inputs moving in opposite directions. For example,
an increase in stable occupancy may be offset by an increase yield, resulting
in no net impact on the valuation. A sensitivity analysis showing the impact
on valuations of changes in capitalisation rates and stable occupancy is shown
below:
Impact of change in capitalisation rates Impact of a change in stabilised occupancy assumption Impact of a delay in stabilised occupancy assumption
£'m £'m £'m
25 bps decrease 25 bps increase 1% increase 1% decrease 24-month delay
Reported Group 47.7 (43.7) 31.6 (31.7) (18.0)
15 Net assets per share
As at As at As at
30 April
30 April
31 October
2022
2021
2021
(unaudited) (unaudited) (audited)
Analysis of net asset value £m £m £m
Balance sheet net assets 1,608.7 1,166.7 1,374.9
Adjustments to exclude:
Fair value of derivative financial instruments (net of deferred tax) (2.1) (1.0) (2.0)
Deferred tax liabilities on the revaluation of investment properties 112.8 88.5 96.9
EPRA NTA 1,719.4 1,254.2 1,469.8
Basic net assets per share (pence) 763 554 652
EPRA basic NTA per share (pence) 816 596 697
Diluted net assets per share (pence) 742 549 635
EPRA diluted NTA per share (pence) 793 590 679
Number Number Number
Shares in issue 210,825,202 210,607,948 210,782,444
Basic net assets per share is shareholders' funds divided by the number of
shares at the period end. The number of shares in issue at the period end
excludes 1,902 shares (30 April 2021: 3,259 shares) held by the Safestore
Employee Benefit Trust. Diluted net assets per share is shareholders' funds
divided by the number of shares at the period end, adjusted for dilutive share
options of 6,087,545 shares (30 April 2021: 1,851,676 shares).
Notes to the interim report for the six months ended 30 April 2022 (continued)
16 Borrowings
The tables below set out the Group's borrowings position as at 30 April 2022:
As at As at As at
30 April
30 April
31 October 2021
2022
2021
(unaudited) (unaudited) (audited)
Non-current £m £m £m
Borrowings:
Secured - bank loans 110.2 183.1 57.3
Secured - US Private placement notes 515.7 285.1 429.2
Debt issue costs (1.6) (1.3) (1.8)
624.3 466.9 484.7
The Group's borrowings consist of bank facilities of £250m and €70m
maturing in June 2023. US Private Placement Notes of €358m which have
maturities extending to 2024, 2026, 2027, 2028, 2029 and 2033 and £215.5m
which have maturities extending to 2026, 2028, 2029 and 2031, which includes
an additional €105m drawn in April 2022 expiring in 2029.
The borrowings were secured by a fixed charge over the Group's investment
property portfolio.
Borrowings are stated before unamortised issue costs of £1.6m (30 April 2021:
£1.3m). The bank loans and private placement notes were repayable as follows:
As at As at As at
30 April
30 April
31 October
2022
2021
2021
(unaudited) (unaudited) (audited)
£m £m £m
Between one and two years 110.2 - 57.3
Between two and five years 136.4 227.4 137.1
After more than five years 379.3 240.8 292.1
Borrowings 625.9 468.2 486.5
Unamortised issue costs (1.6) (1.3) (1.8)
624.3 466.9 484.7
For accounting periods starting from 1 January 2020 the benchmark Interbank
Offered Rates ("IBORs"), such as LIBOR, have been replaced by new official
benchmark rates, known as alternative risk free rates ("RFR"). The RFR that
has been introduced applicable to the Group is the Standard Overnight Index
Average ("SONIA").
Notes to the interim report for the six months ended 30 April 2022 (continued)
16 Borrowings (continued)
The effective interest rates at the balance sheet date were as follows:
As at As at As at
30 April
30 April
31 October
2022
2021
2021
(unaudited) (unaudited) (audited)
Bank loans (Sterling) Quarterly or monthly SONIA plus 1.25% Quarterly or monthly LIBOR plus 1.25% Quarterly or monthly SONIA plus 1.25%
Bank loans (Euro) Quarterly EURIBOR plus 1.25% Quarterly EURIBOR plus 1.25% Quarterly EURIBOR plus 1.25%
Private placement notes (Euro) Weighted average rate of 1.80% Weighted average rate of 1.63% Weighted average rate of 1.52%
Private placement notes (Sterling) 2.55% 2.76% 2.55%
Borrowing facilities
The Group has the following undrawn committed borrowing facilities available
at the period end in respect of which all conditions precedent had been met at
that date:
Floating rate
As at As at As at
30 April
30 April
31 October
2022
2021
2021
(unaudited) (unaudited) (audited)
£m £m £m
Expiring beyond one year 198.5 127.8 251.8
17 Financial instruments
IFRS 13 requires disclosure of fair value measurements by level of the
following measurement hierarchy:
Level 1 - unadjusted quoted prices in active markets for identical assets or
liabilities.
Level 2 - inputs other than quoted prices included within Level 1 that are
observable for the asset of liability, either directly or indirectly.
Level 3 - inputs for the asset of liability that are not based on observable
market data.
The table below shows the level in the fair value hierarchy into which fair
value measurements have been categorised:
As at As at As at
30 April
30 April
31 October 2021
2022
2021
(unaudited) (unaudited) (audited)
Assets per the balance sheet £m £m £m
Derivative financial instruments - Level 2 2.2 1.7 2.2
Amounts due from associates - Level 2 - 2.2 2.7
Notes to the interim report for the six months ended 30 April 2022 (continued)
17 Financial instruments (continued)
As at As at As at
30 April
30 April
31 October 2021
2022
2021
(unaudited) (unaudited) (audited)
Liabilities per the balance sheet £m £m £m
Derivative financial instruments - Level 2 0.1 0.8 0.2
The fair value of financial instruments that are not traded in an active
market, such as over-the-counter derivatives, is determined using valuation
techniques. The Group obtains such valuations from counterparties who use a
variety of assumptions based on market conditions existing at each balance
sheet date. The valuation techniques maximise the use of observable market
data where it is available and rely as little as possible on entity specific
estimates. If all significant inputs required to fair value an instrument are
observable, the instrument is included in level 2.
If one or more of the significant inputs is not based on observable market
data, the asset or liability is included in level 3. The Group has no
disclosable level 3 financial instruments.
There have been no transfers of assets or liabilities between levels of the
fair value hierarchy.
18 Share capital
As at As at As at
30 April
30 April
31 October
2022
2021
2021
(unaudited) (unaudited) (audited)
Called up, issued and fully paid £m £m £m
210,827,104 (30 April 2021: 210,816,276) ordinary shares of 1p each 2.1 2.1 2.1
19 Capital commitments
The Group had capital commitments of £108.0m as at 30 April 2022 (30 April
2021: £98.2m).
20 Seasonality
Self-storage revenues are subject to seasonal fluctuations, with peak sales
normally occurring in the second and third quarters of the calendar year. This
is due to seasonal weather conditions and holiday periods leading to
fluctuating demand for storage. For the six months ended April 2021, on a
like-for-like basis adjusting for the impact of changes to the Group's store
portfolio, the level of self-storage revenues represented 47.1% of the annual
level of self-storage revenue in the year ended 31 October 2021 (30 April
2021: six months ended April 2020 49.1%).
Notes to the interim report for the six months ended 30 April 2022 (continued)
21 Related party transactions
The Group's shares are widely held. Transactions between the Company and its
subsidiaries, which are related parties, have been eliminated on consolidation
and are not disclosed in this note.
Transactions with Safestore Storage Benelux B.V. (formerly CERF Storage JV
B.V.)
As described in note 12, the Group had a 20% interest in Safestore Storage
Benelux B.V. ("SSB") up until 30 March 2022 and was classified as an
investment in associate. From 30 March 2022, SSB became a wholly owned
subsidiary of the Group, from which point such intra-group transactions and
balances are eliminated on consolidation.
During the period to 30 March 2022 the Group recharged £0.2m (30 April 2021:
£0.1m) to SSB for costs paid on behalf of SSB and were repaid £0.2m (30
April 2021: £0.1m) of cumulative outstanding balances. £0.1m (30 April 2021:
£0.1m) of unpaid interest was accrued and charged on the €3.0m (30 April
2021: €2.2m) principal loan note outstanding, £2.8m (30 April 2021:
£2.1m). Management fees charged and settled during the period to 30 March
2022 was £0.3m (30 April 2021: £0.5m). The total amount outstanding at 30
March 2022 included within trade and other receivables was £2.8m (30 April
2021: £2.3m).
Transactions with PBC Les Groues SAS
As described in note 12, the Group has a 24.9% interest in PBC Les Groues SAS
("PBC"). During the period, the Group made a further investment £0.8m
(€0.9m) into PBC to fund the development of a new store in France, taking
the total investment to £1.8m (€2.2m). The total amount invested is
included as part of its non-current investments in associates. The total
amount outstanding at 30 April 2022 included within trade and other
receivables was £nil (30 April 2021: £nil).
As described in note 6, during the period, the Group sold the Nanterre site to
the joint venture partner of Nanterre FOCD 92 for a total price of €7.6m
excluding VAT and including demolition cost reimbursement, where the
settlement is done partially in cash £1.0m (€1.1m excluding tax), and
partially in kind through the delivery of the new building at the end of the
operation (estimated at €6.5m).
22 Provisions
In France, the basis on which property taxes have been assessed has been
challenged by the tax authority for financial years 2011 onwards. In March
2021 the French Court of Appeal delivered a judgement, which resulted in a
partial success for the Group; however, a further appeal has been lodged with
the French Supreme Court against those decisions on which the Group was
unsuccessful. A provision is included in the consolidated financial accounts
of £2.2m at 30 April 2022 (31 October 2021: £2.1m), to reflect the increased
uncertainty surrounding the likelihood of a successful outcome. Of the total
provided, £0.1m has been charged in relation to 6 months to 30 April 2022 (30
April 2021: £0.1m) within cost of sales (underlying EBITDA).
It is possible that the French tax authority may appeal the decisions of the
French Court of Appeal on which the Group was successful to the French Supreme
Court. The maximum potential further exposure in relation to these issues at
30 April 2022 is £2.8m (31 October 2021: £2.7m). No provision for any
potential further exposure has been recorded in the consolidated financial
statements since the Group believes it is more likely than not that a
successful outcome will be achieved, resulting in no additional liabilities.
Bank guarantees to cover any potential additional tax assessment are currently
being put in place, of which guarantees totalling £1.3m are in place as at 30
April 2022 (31 October 2021: £1.3m).
Notes to the interim report for the six months ended 30 April 2022 (continued)
23 Contingent liabilities
As part of the Group banking facility, the Company has guaranteed the
borrowings totalling £625.9m (30 April 2021: £468.2m) of fellow Group
undertakings by way of a charge over all of its property and assets. There are
similar cross guarantees provided by the Group companies in respect of any
bank borrowings which the Company may draw under a Group facility agreement.
The financial liability associated with this guarantee is considered unlikely
to crystallise and therefore no provision has been recorded.
The Group also has a contingent liability in respect of property taxation in
the French subsidiary as disclosed in note 22.
Notes to the interim report for the six months ended 30 April 2022 (continued)
Principal risks and uncertainties
The delivery of our strategic objectives is dependent on effective risk
management. There are a number of potential risks and uncertainties which
could have a material impact on the Group's performance and could cause actual
results to differ materially from expected and historical results. Details of
the principal risks facing the Group were included on pages 33 to 37 of the
Annual Report and Financial Statements for the year ended 31 October 2021, a
copy of which is available at www.safestore.com (http://www.safestore.com) ,
and include:
· Strategic risks
· Pandemic risk
· Finance risk
· Treasury risk
· Property investment and development risk
· Valuation risk
· Occupancy risk
· Real estate investment trust ("REIT") risk
· Catastrophic event risk
· Regulatory compliance risk
· Marketing risk
· IT security/GDPR
· Brand and Reputational risk
· Geographical expansion
· Human resource risk
· Climate change related risk
· Consequences of the UK's decision to leave the EU ("Brexit")
The Company regularly assesses these risks together with the associated
mitigating factors listed in the 2021 Annual Report. The levels of activity in
the Group's markets and the level of financial liquidity and flexibility
continue to be the areas designated as appropriate for added management focus.
The impact of the ongoing global pandemic, Covid-19, has had limited
discernible impact on the Group's performance during the period. The Group
continues to monitor the Covid-19 pandemic as we transition out of the
Covid-19 restrictions across our geographical locations.
We continue to believe that our market leading position in the UK and Paris,
our strong brand and depth of management, as well as our retail expertise and
infrastructure, help mitigate the effects of fluctuations in the economy or
the housing market. Furthermore, the UK self-storage market remains immature
with little risk of supply outstripping demand in the medium term.
Our prudent approach on new stores reduces our dependence on the number of
non-trading investment properties in relation to the established and mature
stores that provide relatively stable and growing cash flow. The Board
regularly reviews the cash requirements of the business, including the
covenant position although given the nature of the product, customer base and
lack of working capital requirements, liquidity is not considered to be a
significant risk.
The Outlook section of this half yearly report provides a commentary
concerning the remainder of the financial year.
Forward-looking statements
Certain statements in this interim results announcement are forward-looking
statements. By their nature, forward-looking statements involve a number of
risks, uncertainties or assumptions that could cause actual results or events
to differ materially from those expressed or implied by the forward-looking
statements. These risks, uncertainties or assumptions could adversely affect
the outcome and financial effects of the plans and events described herein.
Forward-looking statements contained in this interim results announcement
regarding past trends or activities should not be taken as a representation
that such trends or activities will continue in the future. You should not
place undue reliance on forward-looking statements, which speak only as of the
date of this interim results announcement. Except as required by law, the
Company is under no obligation to update or keep current the forward-looking
statements contained in this interim results announcement or to correct any
inaccuracies which may become apparent in such forward-looking statements.
Statement of Directors' responsibilities for the six months ended 30 April
2022
The Directors confirm that, to the best of their knowledge, this condensed
consolidated interim financial information has been prepared in accordance
with IAS 34 as contained in the United Kingdom adopted IFRS and that the
interim management report includes a fair review of the information required
by DTR 4.2.4R, DTR 4.2.7R and DTR 4.2.8R, namely:
· the condensed set of financial statements gives a true and fair
view of the assets, liabilities, financial position and profit or loss of
Safestore Holdings plc, or the undertakings included in the consolidation;
· an indication of important events that have occurred during the
first six months of the financial year and their impact on the condensed set
of financial statements, and a description of the principal risks and
uncertainties for the remaining six months of the financial year; and
· material related-party transactions in the first six months and
any material changes in the related-party transactions described in the last
annual report.
There have been the following changes to the Directors of Safestore Holdings
plc to those listed in the Safestore Holdings plc Annual Report for 31 October
2021: Jane Bentall was appointed as a Director on 18 May 2022 and Claire
Balmforth resigned as a Director on 31 May 2022. A list of current Directors
is maintained on the Safestore Holdings plc website, www.safestore.com
(http://www.safestore.com) .
The Directors are responsible for the maintenance and integrity of the
Company's website. Legislation in the United Kingdom governing the preparation
and dissemination of financial statements may differ from legislation in other
jurisdictions.
By order of the Board
Frederic Vecchioli Andrew Jones
20 June 2022 20 June 2022
Chief Executive Officer Chief Financial Officer
INDEPENDENT REVIEW REPORT TO SAFESTORE HOLDINGS PLC
We have been engaged by the company to review the condensed set of financial
statements in the half-yearly financial report for the six months ended 30(th)
April 2022 which comprises the consolidated income statement, the consolidated
statement of comprehensive income, the consolidated balance sheet, the
condensed consolidated statement of changes in equity, the consolidated cash
flow statement and related notes 1 to 23. We have read the other information
contained in the half-yearly financial report and considered whether it
contains any apparent misstatements or material inconsistencies with the
information in the condensed set of financial statements.
Directors' responsibilities
The half-yearly financial report is the responsibility of, and has been
approved by, the directors. The directors are responsible for preparing the
half-yearly financial report in accordance with the Disclosure Guidance and
Transparency Rules of the United Kingdom's Financial Conduct Authority.
As disclosed in note 2, the annual financial statements of the Group are
prepared in accordance with international accounting standards in conformity
with the requirements of the Companies Act 2006 and International Financial
Reporting Standards. The condensed set of financial statements included in
this half-yearly financial report has been prepared in accordance with United
Kingdom adopted International Accounting Standard 34 "Interim Financial
Reporting".
Our responsibility
Our responsibility is to express to the Company a conclusion on the condensed
set of financial statements in the half-yearly financial report based on our
review.
Scope of review
We conducted our review in accordance with International Standard on Review
Engagements (UK and Ireland) 2410 "Review of Interim Financial Information
Performed by the Independent Auditor of the Entity" issued by the Financial
Reporting Council for use in the United Kingdom. A review of interim financial
information consists of making inquiries, primarily of persons responsible for
financial and accounting matters, and applying analytical and other review
procedures. A review is substantially less in scope than an audit conducted in
accordance with International Standards on Auditing (UK) and consequently does
not enable us to obtain assurance that we would become aware of all
significant matters that might be identified in an audit. Accordingly, we do
not express an audit opinion.
Conclusion
Based on our review, nothing has come to our attention that causes us to
believe that the condensed set of financial statements in the half-yearly
financial report for the six months ended 30(th) April 2022 is not prepared,
in all material respects, in accordance with United Kingdom adopted
International Accounting Standard 34 and the Disclosure Guidance and
Transparency Rules of the United Kingdom's Financial Conduct Authority.
Use of our report
This report is made solely to the company in accordance with International
Standard on Review Engagements (UK and Ireland) 2410 "Review of Interim
Financial Information Performed by the Independent Auditor of the Entity"
issued by the Financial Reporting Council. Our work has been undertaken so
that we might state to the company those matters we are required to state to
it in an independent review report and for no other purpose. To the fullest
extent permitted by law, we do not accept or assume responsibility to anyone
other than the company, for our review work, for this report, or for the
conclusions we have formed.
Deloitte LLP
Statutory Auditor
London, United Kingdom
20 June 2022
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