- ISIN GB00BWD24154
- Country Großbritannien
AEW UK REIT plc
AEW UK REIT plc: Annual Financial Report
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AEW UK REIT plc (AEWU)
AEW UK REIT PLC
Announcement of Full Year Results for the year ended 31 March 2021
AEW UK REIT PLC (the ‘Company’) which holds a diversified portfolio of 34 commercial investment properties throughout the UK, is pleased to publish its full year results for the year ended 31 March 2021.
Mark Burton, Chairman of AEW UK REIT, commented: “I am pleased to report a strong set of results for a year that began at the start of a period of unprecedented economic uncertainty due to the outbreak of COVID-19. NAV, pre-tax profit, and EPS all increased and we delivered strong returns to shareholders, demonstrating the resilience of the Company’s approach and our active asset management strategy. We are also pleased to maintain a dividend of 8.00 pence per share (‘pps’). Our cautious approach to cash management, and the significant gains realised on the disposal of two assets enabled the Company to meet these payments, while maintaining a comfortable cash and gearing position.
We have been assiduous in our pursuit of rent from tenants that have been able but unwilling to pay, while pursuing a prudent policy for provision against expected credit losses. Although this contributed to the fall in EPRA EPS, we are pleased with the successful outcome of the legal action to recover unpaid rent and the overall rent collection levels, which reached 94% for each quarter since the start of the pandemic. We continue to believe the Company’s assets are strategically placed to provide investors with robust performance over the medium and long term.”
Financial Highlights
* Net Asset Value (‘NAV’) of £157.08 million and of 99.15 pps as at 31 March 2021 (31 March 2020: £147.86 million and of 93.13 pps).
* Operating profit before fair value changes of £10.73 million for the year (year ended 31 March 2020: £14.47 million).
* Profit before tax (‘PBT’)* of £22.17 million and earnings per share (‘EPS’) of 13.98 pps for the year (year ended 31 March 2020: £3.65 million and of 2.40 pps).
* EPRA Earnings Per Share (‘EPRA EPS’)* for the year of 6.19 pps (year ended 31 March 2020: 8.67 pps). * Total dividends of 8.00 pps declared for the year (year ended 31 March 2020: 8.00 pps).
* Shareholder Total Return* for the year of 33.72% (year ended 31 March 2020: -17.89%).
* NAV Total Return* for the year of 15.06% (year ended 31 March 2020: 2.55%).
* The price of the Company’s Ordinary Shares on the Main Market of the London Stock Exchange was 83.20 pps as at 31 March 2021 (31 March 2020: 68.20 pps).
* As at 31 March 2021, the Company had drawn £39.50 million (31 March 2020: £51.50 million) of a £60.00 million (31 March 2020: £60.00 million) term credit facility with the Royal Bank of Scotland International Limited (‘RBSi’) and was geared to 25.15% of NAV (31 March 2020: 34.83%) (see note 14 below for further details).
* The Company held cash balances totalling £17.45 million as at 31 March 2020 (31 March 2020: £9.87 million).
Property Highlights
* As at 31 March 2021, the Company’s property portfolio had a valuation of £179.00 million across 34 properties (31 March 2020: £189.30 million across 35 properties) as assessed by the valuer1 and a historical cost of £173.28 million (31 March 2020: £197.12 million).
* The Company acquired one property during the year for a purchase price of £5.40 million, excluding acquisition costs (year ended 31 March 2020: none). The Company made two disposals during the year with total gross sale proceeds of £29.30 million (year ended 31 March 2020: none).
* The portfolio had an EPRA Vacancy Rate** of 8.96% as at 31 March 2021 (31 March 2020: 3.68%). Excluding vacancy contributed by Bath Street, Glasgow, which was exchanged to be sold with the condition of vacant possession, the vacancy rate was 5.58% (31 March 2020: 3.68%).
* Rental income generated in the year under review was £15.71 million (year ended 31 March 2020: £17.42 million). The number of tenants as at 31 March 2021 was 99 (31 March 2020: 91).
* EPRA Net Initial Yield (‘NIY’)** of 7.37% as at 31 March 2021 (31 March 2020: 8.26%).
* Weighted Average Unexpired Lease Term (‘WAULT’)* of 4.43 years to break (31 March 2020: 4.26 years) and 6.71 years to expiry (31 March 2020: 5.55 years).
* As at the date of this report, rent collection statistics for 2020 rental quarters and March 2021 quarter were as follows:
* See KPIs below for definition of alternative performance measures. ** See Glossary in the full Annual Report and Financial Statements for definition of alternative performance measures. 1 The valuation figure is reconciled to the fair value under IFRS in note 11.
Chairman’s Statement
Overview I am pleased to present the audited annual results of AEW UK REIT plc for the year ended 31 March 2021. As at 31 March 2021, the Company owned a diversified portfolio of 34 commercial investment properties throughout the UK with a value of £179.00 million.
The financial year began with a period of unprecedented economic uncertainty due to the outbreak of COVID-19 and the associated measures to contain the spread of the virus. These measures continued throughout the year to varying degrees and have had a profound impact on certain sectors, most notably retail and leisure. To mitigate the increased risk posed by the uncertainty in the wider economic environment, the Company adopted a cautious approach to cash and debt management. Despite this, the Company has maintained its quarterly dividend payments at the target level of 8.00 pps per annum throughout the year and increased its NAV per share by 6.46%, providing a NAV total return of 15.06% (year ended 31 March 2020: 2.55%).
In May 2020, the Company disposed of 2 Geddington Road, Corby, for gross proceeds of £18.80 million, delivering an internal rate of return (‘IRR’) of 27%. This disposal allowed the effective management of the Company’s risk profile, and in July 2020, £12.00 million of its RBSi loan facility was repaid in order to provide appropriate headroom against its borrowing covenants. Since the repayment, the Loan to NAV ratio has remained below 27% and was 25.15% as at 31 March 2021, against a soft covenant of 40% (triggering an increase in the margin) and a hard covenant of 55%.
This disposal, and the loss of the Company’s largest tenant at the time, also resulted in a fall in rental income. The income profile from the remainder of the portfolio remained largely intact, with rent collection rates reaching at least 94% for all quarters since the onset of the pandemic. The majority of rents outstanding as at 31 March 2021 were attributable to tenants who were financially able, but unwilling, to pay. Post year-end, the Company announced the successful outcome of the legal action against two well-funded national tenants to recover unpaid rent. £0.52 million has been provided for as expected credit loss relating to these tenants in these financial statements and subsequent to the court ruling all rent arrears of these tenants have been received. The prudent policy for provision against expected credit losses contributed to a fall in EPRA EPS for the year to 6.19 pps (year ended 31 March 2020: 8.67 pps), providing a dividend cover of 77.4% (year ended 31 March 2020: 108.4%). Certain asset management initiatives are also temporarily reducing earnings potential. Remedial works are ongoing at Bank Hey Street, Blackpool, including the reinstatement of its cathodic protection system and comprehensive repairs to faience elevations and windows. The nature of these repair works means that costs are expensed to profit or loss as they are incurred, with a corresponding increase expected to be seen in the revaluation of the property. The Company has also exchanged to sell its property at Bath Street, Glasgow, with the condition of vacant possession, and this property will continue to operate at a high level of vacancy until the sale has completed.
The Company has benefitted from its defensively positioned portfolio, which achieved a total return of 14.8% over the year – an outperformance of 10.7% relative to the Benchmark. Relatively small lot sizes, geographical diversification and valuations that are underpinned by alternative use value have all contributed to limiting the downside during the period of unprecedented economic uncertainty in the first half of the financial year. The improved economic outlook in the second half of the year saw valuations recover and the Company generated an increase in fair value of its investment property of £5.32 million for the year, which has largely been driven by the strong performance of the Company’s industrial assets. The pandemic has accelerated the trend towards online retail, and consequently sentiment towards the industrial and warehousing sector has improved. The Company benefits from a high weighting towards industrials, which made up 60.8% of the portfolio valuation as at 31 March 2021. Weightings in the retail and leisure sectors, which have been most negatively affected by the pandemic, remain low at 11.6% and 7.0% respectively.
Stock selection and active asset management continue to be key features of the Company’s strategy and drivers of performance. This was evidenced in February 2021 by the completion of the sale of Sandford House, Solihull, for gross proceeds of £10.50 million. The asset was acquired in August 2015 for £5.40 million and the Company invested no further capital in the asset during its hold period. Significant value was gained from the completion of a 15-year lease in July 2020, with the existing tenant, the Secretary of State for Communities and Local Government, and the asset delivered an IRR in excess of 20% over the hold period. This demonstrates how shorter income assets in strong locations can be used to create value for shareholders.
As the economic outlook improves, the Investment Manager is seeing more attractive investment opportunities coming to the market, which the Company is well positioned to take advantage of with its available cash and debt. In October 2020, the Company acquired Westlands Distribution Park in Weston Super Mare for a purchase price of £5.40 million and post year-end acquired Arrow Point Retail Park, Shrewsbury, for a gross purchase price of £8.35 million and 15-33 Union Street, Bristol, for a gross purchase price of £10.19 million. The Company aims to make further acquisitions in order to increase its earnings and dividend cover.
The Company’s share price was 83.20 pps as at 31 March 2021 (31 March 2020: 68.20 pps), representing a 16.1% discount to NAV. During the year, the Company experienced periods of significant discount in share price to NAV as a result of the conditions in the wider market. In light of this, during October and November 2020, the Company bought back 350,000 of its own shares for gross consideration of £262,995, which had a positive impact on the Company’s NAV and EPRA EPS. Since the year end, the Company’s share price has increased to 95.00 pps as at the date of approval of this report, representing a 4.19% discount to NAV.
We are delighted to announce that the Company has received three EPRA awards during the year: EPRA Gold Medal for Financial Reporting; EPRA Silver Medal for Sustainability Reporting and EPRA Most Improved Award for Sustainability Reporting. The Company has also been named Best UK Real Estate Investment Trust in the Citywire Investment Trust Awards based upon its strong three-year track record. These awards are a reflection of much hard work committed to the Company by the Investment Manager and the Board would like to thank the team at AEW and express its positivity and confidence in the Investment Manager’s ongoing ability to implement the Company’s strategy.
In September 2020, the Company passed a continuation vote at the Annual General Meeting (‘AGM’), and shareholders voted in favour of an ordinary resolution to continue the Company’s business as currently constituted. We are pleased shareholders support our belief in the Company’s strategy and prospects for future performance.
Financial Results Summary
*See note 9 of the Financial Statements for calculation.
Financing The Company has a £60.00 million loan facility, of which it had drawn a balance of £39.50 million as at 31 March 2021 (31 March 2020: £60.00 million facility; £51.50 million drawn), producing the following measures of gearing:
The unexpired term of the facility was 2.6 years as at 31 March 2021 (31 March 2020: 3.6 years). The loan incurs interest at 3 month LIBOR +1.4%, which equated to an all-in rate of 1.44% as at 31 March 2021 (31 March 2020: 2.10%).
The Company is protected from a significant rise in interest rates and, as at the year end, had interest rate caps in effect with a notional value of £51.00 million (31 March 2020: £36.51 million), resulting in the loan being 130% hedged (31 March 2020: 71%). These interest rate caps are effective for the remaining period of the loan.
In June 2020, the Company completed an amendment to its loan facility allowing the part repayment of the loan without reducing the availability of the full £60.00 million facility, akin to a revolving credit facility. The Company subsequently repaid £12.00 million of the facility in July 2020. As at 31 March 2021, the Company had £15.48 million of the facility available up to the maximum 35.00% Loan to NAV at drawdown.
Dividends The Company has continued to deliver on its target of paying dividends of 8.00 pps per annum. During the year, the Company declared and paid four quarterly dividends of 2.00 pence per Ordinary Share, in line with its target, which were 77.4% covered by the Company’s EPRA EPS of 6.19 pence. It remains the Company’s longer-term intention to continue to pay dividends in line with its dividend policy and this will be kept under review given the current COVID-19 situation. In determining future dividend payments, regard will be given to the circumstances prevailing at the relevant time, as well as the Company’s requirement, as a UK REIT, to distribute at least 90% of its distributable income annually, which will remain a key consideration.
Outlook The Board and Investment Manager are pleased with the strong returns delivered to shareholders to date and with the resilience demonstrated under stressed conditions following the onset of the COVID-19 pandemic. The Company met its target dividends of 8.00 pps for the year and, although these were only 77.4% covered by EPRA EPS, significant gains were realised on the disposal of two assets during the year. These gains supplemented cash flows from its operating activities and allowed the dividend payments to be met while maintaining a comfortable cash and gearing position and without suffering an overall decline in NAV.
The lockdown period at the start of 2021 has reversed some of the UK’s economic recovery seen in the second half of 2020. However, the general economic outlook is brighter for the second half of 2021, following the effective rollout of the vaccination programme and further easing of lockdown restrictions. We expect this to be reflected in the real estate market in terms of improved rent collection levels and the recovery of rental values and property valuations. However, many tenants will have benefitted from a range of government support schemes over the past year. As these protective measures are removed, we may yet see a significant surge in the number of corporate insolvencies, and so an element of caution should be retained.
The pandemic has accelerated certain structural shifts in the real estate market. We expect that this will present new challenges and opportunities in certain sectors. We believe that the Company is well placed to take advantage of these with its existing liquid resources available. Growth of the Company also remains a key objective and we hope that improved economic conditions and a return of the share price to trading at a premium to NAV, will enable this in the near future.
Mark Burton Chairman
23 June 2021
Business Model and Strategy
Introduction The Company is a real estate investment company listed on the premium segment of the Official List of the FCA and traded on the London Stock Exchange’s Main Market. As part of its business model and strategy, the Company has, and intends to maintain, UK REIT status. HM Revenue and Customs has acknowledged that the Company has met the necessary qualifying conditions to conduct its affairs as a UK REIT and the Company intends to continue to do so.
Investment Objective The investment objective of the Company is to deliver an attractive total return to shareholders from investing predominantly in a portfolio of smaller commercial properties in the United Kingdom.
Investment Policy In order to achieve its investment objective, the Company invests in freehold and leasehold properties across the whole spectrum of the commercial property sector (office properties, industrial/warehouse properties, retail warehouses and high street retail) resulting in a diversified tenant base.
Investment Restrictions The Company invests and manages its assets with the objective of spreading risk through the following investment restrictions:
The Directors currently intend, at all times, to conduct the affairs of the Company so as to enable the Group to qualify as a REIT for the purposes of Part 12 of the Corporation Tax Act 2010 (‘CTA’) (and the regulations made thereunder).
The Company will at all times invest and manage its assets in a way that is consistent with its objective of spreading investment risk and in accordance with its published investment policy and will not, at any time, conduct any trading activity which is significant in the context of the business of the Company as a whole.
In the event of a breach of the investment policy and investment restrictions set out above, the Directors upon becoming aware of such breach will consider whether the breach is material, and if it is, notification will be made to a Regulatory Information Service.
Any material change to the investment policy or investment restrictions of the Company may only be made with the prior approval of shareholders.
Our Strategy The Company exploits what it believes to be the compelling relative value opportunities currently offered by pricing inefficiencies in smaller commercial properties let on shorter occupational leases. The Company supplements this core strategy with asset management initiatives to upgrade buildings and thereby improve the quality of income streams. In the current market environment, the focus is to invest in properties which:
How we add value An Experienced Team The investment management team averages 20 years working together, reflecting stability and continuity.
Value Investing The Investment Manager’s investment philosophy is based on the principle of value investing. The Investment Manager looks to acquire assets with an income profile coupled with underlying characteristics that underpin long-term capital preservation. As value managers, the Investment Manager looks for assets where today’s pricing may not correspond to long-term fundamentals.
Active Asset Management The Investment Manager has an in-house team of dedicated asset managers with a strong focus on active asset management to enhance income and add value to commercial properties.
Strategy in Action
Extending income streams and realising gains Sandford House, Solihull
Driving rental growth Storeys Bar Road, Peterborough
Seeking high-yielding assets supported by land and alternative use value 2 Geddington Road, Corby
Acquiring assets with low capital value and potential to add value through asset management initiatives
Key Performance Indicators
*Glasgow has exchanged to be sold with the condition of vacant possession.
Investment Manager’s Report
Economic Review A prolonged period of lockdown during Q1 2021 caused a contraction of 1.5% in UK economic growth for the quarter. However, the continued easing of restrictions throughout Q2 and a rapid rollout of the vaccination programme is expected to bring about relatively strong growth in the second half of 2021, with KPMG’s Economic Outlook published in March 2021 forecasting UK GDP growth to be 4.6% for the whole year, compared with a 9.9% contraction in 2020. While rises in inflation rates are expected to accelerate along with the economic recovery, inflation is forecast to be lower than the Bank of England’s 2% target by next year, allowing for a continued period of low interest rates. KPMG forecast the economic recovery to continue into 2022 with UK GDP growth of 5.6%.
Property Market Review We take the view that UK real estate provides an attractive risk-adjusted reward longer term, compared with the very low risk-free rates on offer. Investors have largely held off from property investment over the last 12 months, partly due to disruption and changes to occupier behaviour due to the pandemic. However, as the occupier market recovers, the number of transactions is expected to increase. The pandemic has amplified the polarisation in performance between individual sectors, which was already in evidence beforehand.
Sector Review
Industrial The sector has been continuing to grow for a number of years due to the trend towards online shopping. Growth of this trend has continued at an even faster pace than predicted prior to the pandemic as social distancing has forced a change in shoppers’ habits. Changes in shoppers’ behaviour are expected to lead to increased take up of online sales, as a percentage of total sales, over the medium to long term in all retail sectors.
In terms of emerging trends, there is some expectation that the UK will begin to see an increase in localised production as a result of supply chain disruption experienced during the pandemic. If seen, this could further increase demand for industrial accommodation and would lead to increased take up outside of the currently favoured logistics sector instead being focused more on traditional manufacturing accommodation which has seen a decline in total stock over recent years.
The industrial sector represents the portfolio’s largest sector holding, with 60.8% of the valuation, which leaves the Company well-placed to benefit from structural changes going forward. Our focus is on assets with low capital values in locations with good accessibility from the national motorway network.
The Company’s industrial holding outperformed the Benchmark both in terms of income return, with a relative outperformance of 3.4%, and capital growth, with a relative outperformance of 0.8%.
Office Nationwide lockdowns have brought about substantial increases in remote working, with many companies indicating that they will move towards a more flexible working model in the future, which suggests that the physical office could become less important for some. KPMG forecasts the unemployment rate to increase in 2021 and again in 2022 as government support schemes are wound down. As such, the recovery in office demand and rental values in the sector are expected to remain subdued. We anticipate an acceleration in demand for offices with strong amenities post-pandemic as businesses try to entice workers back. Our office assets represent the second largest sector holding, with 20.6% of the valuation. The focus has been on strong, regional centres and a preference for town or city centres rather than business park locations with weak surrounding amenity where demand has generally not kept up. This was the strongest performing sector relative to the Benchmark, achieving an outperformance of 12.5%, which was largely driven by capital growth of 5.4% resulting from key asset management transactions. In contrast, the office sector suffered capital losses of 5.1% across the Benchmark. Alternatives This is a sector in which AEW as Investment Manager has significant expertise and has seen a number of compelling opportunities in the market. The Company’s current alternatives holding comprises assets within the leisure sector that have been selected due to their defensive, value protection characteristics as well as their high-income yield. As such, even though the income streams and valuations have suffered from the impact of the pandemic on this sector, the value of these assets is expected to be below their long-term value assessment when considering their value for alternative uses. Assets held in alternative sectors comprise 7.0% of the 31 March 2021 valuation, all of which is within the leisure sector. The Company’s high yielding alternatives generated an income return which outperformed by 3.0% relative to the Benchmark. Gains realised on the disposal of 2 Geddington Road, Corby, offset capital losses seen in the Company’s leisure assets, meaning that capital returns achieved outperformance of 8.0% relative to the Benchmark. Retail The retail sector has suffered greatly due to the pandemic and experienced an acceleration of trends already present in consumer habits prior to the onset. The rise in online retail is expected to continue, as retailers invest further in their online platforms and move a larger proportion of their sales online. Yields are expected to rise and changes in pricing are bringing about more opportunities for the repurposing of retail assets for alternative uses. Retail represents 11.6% of the valuation and our retail assets have performed slightly weaker than the Benchmark, as Central London retail props up the Benchmark performance to some extent. The Company’s strictly regional holdings have suffered valuation losses associated with the negative sentiment in the sector and issues caused by the pandemic. Property Portfolio The Company made one acquisition during the year:
Westlands Distribution Park, Weston-super-Mare In November 2020, the Company completed the acquisition of the multi-let Westlands Distribution Park in Weston-super-Mare for a purchase price of £5.4 million. The purchase price reflects a low capital value of £175,000 per acre, providing potential for future capital value growth based upon comparable land transactions for other commercial and residential uses. The established 323,437 sq ft estate is let to 15 tenants including North Somerset District Council who make up 30% of the income stream. It is located three miles from the M5 Motorway and 20 miles south of Bristol city centre.
The Company made the following acquisitions after the year end:
Arrow Point Retail Park, Shrewsbury In May 2021, the Company acquired Arrow Point Retail Park in Shewsbury for a purchase price of £8.35 million. The established retail park is located on a busy commercial estate and is fully let. The estate provides a net initial yield of 8.7%, with low passing rents compared with competing locations. It comprises a modern purpose-built retail park constructed in 2007, arranged across nine units with 176 car parking spaces, and is prominently located within the main retail warehouse provision of Shrewsbury, approximately 2.5 miles north east of the town centre.
Bristol In June 2021, the Company acquired 15-33 Union Street for a purchase price of £10.19 million. 15-33 Union Street occupies a prominent location in Bristol city centre, opposite The Galleries Shopping Centre and near Cabot Circus, Bristol’s premier retail destination. Located on a busy thoroughfare for pedestrians, the 65,238 sq ft site experiences high footfall and is ideally suited for retail or leisure units. Constructed in 2001, the property currently comprises five purpose built split-level retail or leisure units over four floors and road access to both Union Street and Fairfax Street. Four of the five units are let to three household names and a successful local retailer. The remaining unit is currently vacant, with the vendor providing a 12 month guarantee. We are currently in discussions with a number of parties who are keen to occupy this space. The location of the site has been identified as a major regeneration area and it offers the ability for further growth through development.
The Company made two disposals during the year:
2 Geddington Road, Corby In May 2020, the Company completed the sale of 2 Geddington Road, Corby, for a price of £18.8 million, achieving an IRR of 27.2%. The asset was acquired in February 2018 for £12.4 million and had been fully let to Gefco UK Limited during the hold period, producing a net income yield against the purchase price of 10%.
Sandford House, Solihull In February 2021, the Company completed the sale of Sandford House, Solihull, for a price of £10.5 million, achieving an IRR of 19.5%. The asset was acquired in August 2015 for £5.4 million and had been fully let to the Secretary of State for Communities and Local Government since this time, producing a net income yield against the purchase price of 9.6%. The Company had invested no further capital in the asset during its hold period. A 15-year lease agreement was signed with the tenant in July 2020, which increased the asset’s rental income by 30%.
Asset Management The Company completed the following material asset management transactions during the period:
The Company is also continuing remedial works to its property in Blackpool, which include the overhaul and reinstatement of its cathodic protection system, and comprehensive repairs to faience elevations and windows. Works have been budgeted at a total cost to the Company of £1.7 million over two years. The nature of these repair works means that as the costs are incurred, they will be expensed to the Company’s profit or loss, with a corresponding increase expected to be seen in the revaluation of the property, all else being equal. The works are expected to be completed by the end of 2021.
Vacancy The portfolio’s overall vacancy level now sits at 5.58%, excluding vacancy contributed by the asset at 225 Bath Street, Glasgow which, as discussed above, has now been exchanged for sale for alternative use redevelopment. As a condition of the sale agreement, full vacancy must be achieved in the building before the sale can be completed. Including this asset, overall vacancy is 8.96%.
Financial Results The Company’s NAV as at 31 March 2021 was £157.08 million or 99.15 pps (31 March 2020: £147.86 million or 93.13 pps). This is an increase of 6.02 pps or 6.46% over the year, with the underlying movement in NAV set out in the table below:
EPRA earnings per share for the year was 6.19 pps which, based on dividends paid of 8.00 pps, reflects a dividend cover of 77.4%.
Financing As at 31 March 2021, the Company has a £60.0 million loan facility with RBSi, in place until October 2023, the details of which are presented below:
In June 2020, the Company amended the terms of its facility, allowing the ability to make repayments and re-draw these amounts, akin to a revolving credit facility. In July 2020, the Company repaid £12.00 million of the facility.
Property Portfolio
Summary by Sector as at 31 March 2021
Summary by Geographical Area as at 31 March 2021
*excluding the vacancy from 225 Bath Street Glasgow, which has exchanged to be sold with the condition of vacant possession, the vacancy rate is 5.58%.
Properties by Market Value as at 31 March 2021
Sector weighting by valuation – high industrial weighting and low exposure to retail
Geographical weighting by valuation – highly diversified across the UK
Properties by Market Value as at 31 March 2021
The Company’s top 10 properties listed above comprise 49.7% of the total value of the portfolio.
Top 10 Tenants as at 31 March 2021
The Company’s top 10 tenants, listed above, represent 38.8% of the total passing rental income of the portfolio.
Alternative Investment Fund Manager (‘AIFM’) AEW UK Investment Management LLP is authorised and regulated by the FCA as a full-scope AIFM and provides its services to the Company.
The Company has appointed Langham Hall UK Depositary LLP (‘Langham Hall’) to act as the depositary to the Company, responsible for cash monitoring, asset verification and oversight of the Company.
Information Disclosures under the AIFM Directive Under the AIFM Directive, the Company is required to make disclosures in relation to its leverage under the prescribed methodology of the Directive.
Leverage The AIFM Directive prescribes two methods for evaluating leverage, namely the ‘Gross Method’ and the ‘Commitment Method’. The Company’s maximum and actual leverage levels are as per below:
In accordance with the AIFM Directive, leverage is expressed as a percentage of the Company’s exposure to its NAV and adjusted in line with the prescribed ‘Gross’ and ‘Commitment’ methods. The Gross method is representative of the sum of the Company’s positions after deducting cash balances and without taking into account any hedging and netting arrangements. The Commitment method is representative of the sum of the Company’s positions without deducting cash balances and taking into account any hedging and netting arrangements. For the purposes of evaluating the methods above, the Company’s positions primarily reflect its current borrowings and NAV.
Remuneration The AIFM has adopted a Remuneration Policy which accords with the principles established by AIFMD. AIFMD Remuneration Code Staff includes the members of the AIFM’s Management Committee, those performing Control Functions, Department Heads, Risk Takers and other members of staff that exert material influence on the AIFM’s risk profile or the AIFs it manages.
Staff are remunerated in accordance with the key principles of the firm’s remuneration policy, which include
As required under section ‘Fund 3.3.5.R(5)’ of the Investment Fund Sourcebook, the following information is provided in respect of remuneration paid by the AIFM to its staff for the year ended 31 December 2020.
Fixed remuneration comprises basic salaries and variable remuneration comprises bonuses.
AEW UK Investment Management LLP 23 June 2021
Principal Risks and Uncertainties
The Company’s assets consist primarily of UK commercial property. Its principal risks are therefore related to the commercial property market in general, but also to the particular circumstances of the individual properties and the tenants within the properties.
The Board has overall responsibility for reviewing the effectiveness of the system of risk management and internal control which is operated by the Investment Manager. The Company’s ongoing risk management process is designed to identify, evaluate and mitigate the significant risks the Company faces.
At least twice a year, the Board undertakes a formal risk review with the assistance of the Audit Committee, to assess the adequacy and effectiveness of the Investment Manager and other service providers’ risk management and internal control processes.
The Board has carried out a robust assessment of the principal and emerging risks facing the Company, including those that would threaten its business model, future performance, solvency or liquidity.
An analysis of the principal risks and uncertainties is set out below. The risks below do not purport to be exhaustive as some risks are not yet known and some risks are currently not deemed material but could turn out to be material in the future.
Stakeholder Engagement
s172 Statement
The Directors’ overarching duty is to promote the success of the Company for the benefit of its shareholders, having regard to the interests of its stakeholders, as set out in section 172 of the Companies Act 2006 (the ‘Act’). The Directors have considered each aspect of this section of the Act and consider that the information set out below is particularly relevant in the context of the Company’s business as an externally managed investment company which does not have any employees or suppliers.
We set out in the table below our key stakeholders, the nature of their relationship with the Company and Board, their key interests and how we engage with those stakeholders.
Our relationships with stakeholders are factored into Board discussions and decisions made by the Board will consider the impact on the stakeholders, in accordance with s172 of the Act.
Principal decisions made by the Board
The principal decisions made by the Board during the year are summarised below.
Approval The Strategic Report has been approved and signed on behalf of the Board by:
Mark Burton Chairman 23 June 2021
Extract from the Directors Report
Directors Mark Burton, non-executive Chairman Bimaljit (“Bim”) Sandhu, non-executive Director Katrina Hart, non-executive Director
Going Concern The Directors have made an assessment of the Company’s ability to continue as a going concern, which takes into consideration the uncertainty caused by the COVID-19 pandemic, as well as the Company’s cash flows, financial position, liquidity and borrowing facilities.
As at 31 March 2021, the Company had a cash balance of £17.45 million and has subsequently acquired two properties, Arrow Point Retail Park, Shrewsbury, for a gross purchase price of £8.35 million and 15-33 Union Street, Bristol, for a gross purchase price of £10.19 million. The Company has also subsequently drawn £11.00 million of its loan facility.
The Company had sufficient headroom against its borrowing covenants when last reported in April 2020. The Company reported a Loan to NAV of 25.15%, so had room for a £69.17 million fall in NAV before reaching the maximum Loan to NAV of 45% per the covenant. This limit can be increased to 55% when the option is exercised by the Company and certain conditions are met, which would allow for a further £15.96 million fall in NAV i.e. a total fall of £85.13 million. The Company also passed its most recent interest cover ratio (‘ICR’) tests in April 2021, reporting more than double the cover required on both a historical and projected basis.
The Company benefits from a secure, diversified income stream from a tenancy profile which is not overly reliant on any one tenant or sector. The Company has now collected over 90% of rents for each collection quarter since the onset of the COVID-19 pandemic.
Taking this into consideration, the Directors have reviewed a number of scenarios over 12 months from the date of approval of these financial statements, including a worst case plausible downside scenario which makes the following assumptions:
In the above scenario, the Company is forecast to generate a positive cash flow before dividend payments, however it would generate a cash flow much lower than its target dividend of 8 pps per annum. If no further drawdowns of the loan facility were made, the Company would maintain a gearing of 37% throughout the forecast period, meaning a headroom of over £43 million up to the 55% covenant with the option exercised. The Company’s cash could be managed through the reduction and/or suspension of dividend payments, which would allow the existing cash resources of c. £7 million at the date of approval of the financial statements to be maintained.
In the above scenario, the Company is forecast to pass its ICR tests during the 12 month forecast period with a minimum cover of 7.6:1, compared with the lower limit of 5:1. assuming that no drawdowns or repayments of the facility were to be made. In the unlikely event that the Company were to breach its ICR covenant, it has the ability to cure the breach by placing cash on account with the bank. In the extremely unlikely event that the full balance of the facility was called in, the Company has certain liquid assets which could be realised quickly at, or close to, valuation. The Company could then continue to operate un-geared until it was able to refinance.
Given the Company’s substantial headroom against its borrowing covenants, the Directors believe that the Company is well placed to manage its financing and business risks, including those associated with COVID-19, and the Directors are confident that the Company will have sufficient funds to meet its liabilities as they fall due for at least 12 months from the date of approval of the financial statements and therefore the financial statements have been prepared on a going concern basis.
Viability Statement The Directors have also assessed the prospects of the Company over a period longer than the 12 months required by the ‘Going Concern’ provisions. The Board has considered the nature of the Company’s assets, liabilities and associated cash flows, and has determined that five years up to 31 March 2026 is the maximum timescale over which the performance of the Company can be forecast with a material degree of accuracy and so is an appropriate period over which to assess the Company’s viability.
Considerations in support of the assessment of the Company’s viability over a five-year period include:
In assessing the Company’s viability, the Board has carried out a thorough review of the Company’s business model, including future performance, REIT compliance, liquidity, dividend cover and banking covenant tests over a five-year period.
The business model is subject to annual sensitivity analysis, which involves flexing a number of key assumptions underlying the forecasts both individually and in aggregate for normal and stressed conditions. The five-year review also considers whether financing facilities will be renewed as required.
The following scenarios were tested, both individually and combined, in an effort to represent a severe but plausible scenario, which might reasonably be expected to arise as a result of the outbreak of COVID-19, amongst other factors:
Based on the result of this analysis, the Directors have a reasonable expectation that the Company will be able to continue in operation and meet its liabilities as they fall due over the five-year period of their assessment.
Subsidiary Company Details of the Company’s subsidiary, AEW UK REIT 2015 Limited, can be found in note 18 to the financial statements.
Financial Risk Management The financial risk management objectives and policies can be found in note 21 to the financial statements.
Requirements of the Listing Rules Listing Rule 9.8.4 requires the Company to include specified information in a single identifiable section of the annual report or a cross reference table indicating where the information is set out. The Directors confirm that there are no disclosures required in relation to Listing Rule 9.8.4.
Related Party Transactions Related party transactions during the year ended 31 March 2021 can be found in note 23 to the financial statements.
Post Balance Sheet Events Post balance sheet events can be found in note 25 to the financial statements.
The Directors’ Report has been approved by the Board of Directors and signed on its behalf by:
Mark Burton Chairman 23 June 2021
Statement of Directors’ Responsibilities in respect of the Annual Report and Financial Statements
The Directors are responsible for preparing the Annual Report and Financial Statements in accordance with applicable law and regulations.
Company law requires the Directors to prepare financial statements for each financial year. Under that law they have elected to prepare the financial statements in accordance with international accounting standards in conformity with the requirements of the Companies Act 2006/UK-adopted international accounting standards and applicable law.
Under company law, the Directors must not approve the financial statements unless they are satisfied that they give a true and fair view of the state of affairs of the Company and of its profit or loss for that period. In preparing these financial statements, the Directors are required to:
The Directors are responsible for keeping adequate accounting records that are sufficient to show and explain the Company’s transactions and disclose with reasonable accuracy at any time the financial position of the Company and enable them to ensure that its financial statements comply with the Companies Act 2006. They are responsible for such internal control as they determine is necessary to enable the preparation of financial statements that are free from material misstatement, whether due to fraud or error, and have general responsibility for taking such steps as are reasonably open to them to safeguard the assets of the Company and to prevent and detect fraud and other irregularities.
Under applicable law and regulations, the Directors are also responsible for preparing a Strategic Report, Directors’ Report, Directors’ Remuneration Report and Corporate Governance Statement that comply with that law and those regulations.
The Directors are responsible for the maintenance and integrity of the corporate and financial information included on the Company’s website. Legislation in the UK governing the preparation and dissemination of financial statements may differ from legislation in other jurisdictions.
We confirm that to the best of our knowledge:
We consider the Annual Report and Financial Statements, taken as a whole, is fair, balanced and understandable and provides the information necessary for shareholders to assess the Company’s position and performance, business model and strategy.
On behalf of the Board
Mark Burton Chairman 23 June 2021
Non-statutory Accounts
The financial information set out below does not constitute the Company’s statutory accounts for the year ended 31 March 2021 but is derived from those accounts. Statutory accounts for the year ended 31 March 2021 will be delivered to the Registrar of Companies in due course. The Independent Auditor has reported on those accounts; its report was (i) unqualified, (ii) did not include a reference to any matters to which the Independent Auditor drew attention by way of emphasis without qualifying its report and (iii) did not contain a statement under Section 498 (2) or (3) of the Companies Act 2006. The text of the Independent Auditor’s Report can be found in the Company’s full Annual Report and Financial Statements on the Company’s website.
Financial Statements
Statement of Comprehensive Income for the year ended 31 March 2021
The notes below form an integral part of these financial statements.
Statement of Changes in Equity for the year ended 31 March 2021
* The capital reserve has arisen from the cancellation of part of the Company’s share premium account and is a distributable reserve.
The notes below form an integral part of these financial statements.
Statement of Financial Position as at 31 March 2021
The financial statements were approved by the Board on 23 June 2021 and signed on its behalf by:
Mark Burton Chairman AEW UK REIT plc (Company number: 09522515)
The notes below form an integral part of these financial statements.
Statement of Cash Flows for the year ended 31 March 2021
The notes below form an integral part of these financial statements.
Notes to the Financial Statements for the year ended 31 March 2021
1. Corporate information AEW UK REIT plc (the ‘Company’) is a closed ended Real Estate Investment Trust (‘REIT’) incorporated on 1 April 2015 and domiciled in the UK. The registered office of the Company is 6th Floor, 65 Gresham Street, London, EC2V 7NQ.
The Company’s Ordinary Shares were listed on the Official List of the FCA and admitted to trading on the Main Market of the London Stock Exchange on 12 May 2015.
The nature of the Company’s operations and its principal activities are set out in the Strategic Report above.
2. Accounting policies
2.1 Basis of preparation These financial statements are prepared and approved by the Directors in accordance with international accounting standards in conformity with the requirements of the Companies Act 2006 (‘Adopted IFRSs’). Following Brexit, the Company is required to use the UK adopted international accounting standards for financial years beginning after the 1 January 2021. These standards were identical as of the 1 January 2021 and for the remainder of the accounting period.
These financial statements have been prepared under the historical cost convention, except for investment property and interest rate derivatives that have been measured at fair value.
The financial statements are presented in Sterling and all values are rounded to the nearest thousand pounds (£’000), except when otherwise indicated.
The Company is exempt by virtue of Section 402 of the Companies Act 2006 from the requirement to prepare group financial statements. These financial statements present information solely about the Company as an individual undertaking.
New standards, amendments and interpretations The Company has considered and applied the following new standards and amendments to existing standards which are required for the accounting period beginning on 1 April 2020:
The following standards and amendments have been considered, but have had no impact on the Company for the reporting period:
There are a number of new standards and amendments to existing standards which have been published and are mandatory for the Company’s accounting periods beginning on or after 1 April 2021 or later. The Company is not adopting these standards early. The following are the most relevant to the Company:
The Company does not expect the adoption of the new accounting standards issued but not yet effective to have a significant impact on its financial statements.
2.2 Significant accounting judgements and estimates The preparation of financial statements in accordance with IFRS requires the Directors of the Company to make judgements, estimates and assumptions that affect the reported amounts recognised in the financial statements. However, uncertainty about these assumptions and estimates could result in outcomes that require a material adjustment to the carrying amount of the asset or liability in the future.
There are not considered to be any judgements which have a significant effect on the amounts recognised in the financial statements, however, there is an estimate that will have a significant effect on the amounts recognised in the financial statements:
i) Valuation of investment property The Company’s investment property is held at fair value as determined by the independent valuer on the basis of fair value in accordance with the internationally accepted RICS Appraisal and Valuation Standards. Details of the considerations made in respect of the estimation are further detailed in note 11.
2.3 Segmental information In accordance with IFRS 8, the Company considers each of its properties to be an individual operating segment, which are aggregated into one reporting segment, being investment in property in the UK.
2.4 Going concern The Directors have made an assessment of the Company’s ability to continue as a going concern, which takes into consideration the uncertainty caused by the COVID-19 pandemic, as well as the Company’s cash flows, financial position, liquidity and borrowing facilities.
As at 31 March 2021, the Company had a cash balance of £17.45 million and has subsequently acquired two properties, Arrow Point Retail Park, Shrewsbury, for a gross purchase price of £8.35 million and 15-33 Union Street, Bristol, for a gross purchase price of £10.19 million. The Company has also subsequently drawn £11.00 million of its loan facility.
The Company had sufficient headroom against its borrowing covenants when last reported in April 2020. The Company reported a Loan to NAV of 25.15%, so had room for a £69.17 million fall in NAV before reaching the maximum Loan to NAV of 45% per the covenant. This limit can be increased to 55% when the option is exercised by the Company and certain conditions are met, which would allow for a further £15.96 million fall in NAV i.e. a total fall of £85.13 million. The Company also passed its most recent interest cover ratio (‘ICR’) tests in April 2021, reporting more than double the cover required on both a historical and projected basis.
The Company benefits from a secure, diversified income stream from a tenancy profile which is not overly reliant on any one tenant or sector. The Company has now collected over 90% of rents for each collection quarter since the onset of the COVID-19 pandemic.
Taking this into consideration, the Directors have reviewed a number of scenarios over 12 months from the date of approval of these financial statements, including a worst case plausible downside scenario which makes the following assumptions:
In the above scenario, the Company is forecast to generate a positive cash flow before dividend payments, however would generate a cash flow much lower than its target dividend of 8 pps per annum. If no further drawdowns of the loan facility were made, the Company would maintain a gearing of 37% throughout the forecast period, meaning a headroom of over £43 million up to the 55% covenant with the option exercised. The Company’s cash could be managed through the reduction and/or suspension of dividend payments, which would allow the existing cash resources of c. £7 million at the date of approval of the financial statements to be maintained.
In the above scenario, the Company is forecast to pass its ICR tests during the 12 month forecast period with a minimum cover of 7.6:1, compared with the lower limit of 5:1. assuming that no drawdowns or repayments of the facility were to be made. In the unlikely event that the Company were to breach its ICR covenant, it has the ability to cure the breach by placing cash on account with the bank. In the extremely unlikely event that the full balance of the facility was called in, the Company has certain liquid assets which could be realised quickly at, or close to, valuation. The Company could then continue to operate un-geared until it was able to refinance.
Given the Company’s substantial headroom against its borrowing covenants, the Directors believe that the Company is well placed to manage its financing and business risks, including those associated with COVID-19, and the Directors are confident that the Company will have sufficient funds to meet its liabilities as they fall due for at least 12 months from the date of the approval of the financial statements have been prepared on a going concern basis.
2.5 Summary of significant accounting policies The principal accounting policies applied in the preparation of these financial statements are set out below.
a) Presentation currency These financial statements are presented in Sterling, which is the functional and presentational currency of the Company. The functional currency of the Company is principally determined by the primary economic environment in which it operates. The Company did not enter into any transactions in foreign currencies during the year.
b) Revenue recognition
i) Rental income Rental income receivable under operating leases is recognised on a straight-line basis over the lease term.
Lease incentives, including rent free periods and payment to tenants, are also allocated to the Statement of Comprehensive Income on a straight-line basis over the lease term. The value of resulting accrued rental income is deducted from the valuation as provided by the valuer to arrive at the carrying value.
A modification to an operating lease in the form of a new lease incentive is accounted for as a new lease from the effective date of the modification. Any lease incentive existing on a modified lease will then be spread evenly over the new remaining life of the lease.
Contingent rental income is calculated based off actual turnover and is recognised when it is raised.
Amounts received from tenants to terminate leases or to compensate for dilapidations are recognised in the Statement of Comprehensive Income when the right to receive them arises.
Service charge income receivable under operating leases is charged based on budgeted service charge expenditure for a given property over a given service charge year. This income is recognised on a straight-line basis over the service charge year and any balance credits or charges on reconciliation following the end of the service charge year are recognised at the time they arise.
ii) Deferred income Deferred income is any rental income that has been invoiced to the tenant but relates to future periods. It is reported as a current liability in the Statement of Financial Position.
c) Dividend income Dividend income is recognised in profit or loss on the date the entity’s right to receive a dividend is established.
d) Financing income and expenses Financing income comprises interest receivable on funds invested. Financing expenses comprise interest and other costs incurred in connection with the borrowing of funds. Interest income and interest payable are recognised in profit or loss as they accrue, using the effective interest method.
e) Investment property Property is classified as investment property when it is held to earn rentals or for capital appreciation or both. Investment property is measured initially at cost including transaction costs. Transaction costs include transfer taxes and professional fees to bring the property to the condition necessary for it to be capable of operating. The carrying amount also includes the cost of replacing part of an existing investment property at the time that cost is incurred if the recognition criteria are met.
Subsequent to initial recognition, investment property is stated at fair value. Gains or losses arising from changes in the fair values are included in profit or loss.
Investment properties are valued by the independent valuer on the basis of a full valuation with physical inspection at least once a year. Any valuation of an immovable by the independent valuer must be undertaken in accordance with the current issue of RICS Valuation – Professional Standards (the ‘Red Book’).
The determination of the fair value is based upon the income capitalisation approach. This approach involves applying capitalisation yields to current and future rental streams net of income voids arising from vacancies or rent-free periods and associated running costs. These capitalisation yields and estimated rental values are based on comparable property and leasing transactions in the market using the valuer’s professional judgement and market observation. Other factors taken into account in the valuations include the tenure of the property, tenancy details, capital values of fixtures and fittings, environmental matter and the overall repair and condition of the property.
For the purposes of these financial statements, the assessed fair value is:
Investment property is derecognised when it has been disposed of or permanently withdrawn from use and no future economic benefit is expected after its disposal or withdrawal.
The profit on disposal is determined as the difference between the net sales proceeds and the carrying amount of the asset at the commencement of the accounting period plus capital expenditure in the period.
Any gains or losses on the retirement or disposal of investment property are recognised in the profit or loss in the year of retirement or disposal.
f) Investments in subsidiaries AEW UK REIT 2015 Limited is the subsidiary of the Company. The subsidiary was dormant during the current and previous reporting period. The investment in the subsidiary is stated at cost less impairment and shown in note 18.
The Company has taken advantage of the exemption as permitted by Section 405 of the Companies Act 2006, therefore the subsidiary is not consolidated as its inclusion is not material for the purposes of giving a true and fair view.
g) Investment property held for sale Investment property is classified as held for sale when it is being actively marketed at year end and it is highly probable that the carrying amount will be recovered principally through a sale transaction within 12 months.
Investment property classified as held for sale is included within current assets within the Statement of Financial Position and measured at fair value.
h) Derivative financial instruments Derivative financial instruments, comprising interest rate caps for hedging purposes, are initially recognised at fair value and are subsequently measured at fair value, being the estimated amount that the Company would receive or pay to terminate the agreement at the period end date, taking into account current interest rate expectations and the current credit rating of the Company and its counterparties. Premiums payable under such arrangements are initially capitalised into the Statement of Financial Position.
The Company uses valuation techniques that are appropriate in the circumstances and for which sufficient data is available to measure fair value, maximising the use of relevant observable inputs and minimising the use of unobservable inputs significant to the fair value measurement as a whole. Changes in fair value of interest rate derivatives are recognised within finance expenses in profit or loss in the period in which they occur.
i) Cash and cash equivalents Cash and short-term deposits in the Statement of Financial Position comprise cash at bank and short-term deposits with an original maturity of three months or less.
j) Receivables Rent and other receivables are initially recognised at fair value and subsequently at amortised cost. Impairment provisions are recognised based upon an expected credit loss model. The Company has made an assessment of expected credit losses at each period end, using the simplified approach where a lifetime expected loss allowance is always recognised over the expected life of the financial instrument. Any adjustment is recognised in profit or loss as an impairment gain or loss.
Expected credit losses are assessed based on the Company’s historical credit loss experience, adjusted for factors which are specific to the tenant and current and forecast economic conditions in general. If confirmation is received that a trade receivable will not be collected, the carrying value of the asset will be written off against the associated impairment provision.
k) Capital prepayments Capital prepayments are made for the purpose of acquiring future property assets and held as receivables within the Statement of Financial Position. When the asset is acquired, the prepayments are capitalised as a cost of purchase. Where a purchase is not successful, these costs are expensed within profit or loss as abortive costs in the period.
l) Other payables and accrued expenses Other payables and accrued expenses are initially recognised at fair value and subsequently held at amortised cost.
m) Rent deposits Rent deposits represent cash received from tenants at inception of a lease and are subsequently transferred to the rent agent to hold on behalf of the Company.
n) Interest bearing loans and borrowings All loans and borrowings are initially recognised at fair value less directly attributable transaction costs. After initial recognition, interest bearing loans and borrowings are subsequently measured at amortised cost using the effective interest method. Borrowing costs are amortised over the lifetime of the facilities through profit or loss.
When the lifetime of a floating rate facility is extended, and this is considered to be a non-substantial modification, the effective interest rate is revised to reflect changes in market rates of interest.
o) Provisions A provision is recognised in the Statement of Financial Position when the Company has a present legal or constructive obligation as a result of a past event, that can be reliably measured and is probable that an outflow of economic benefits will be required to settle the obligation. Provisions are determined by discounting the expected future cash flows at a pre-tax rate that reflects risks specific to the liability.
p) Dividend payable to shareholders Equity dividends are recognised when they become legally payable.
q) Share issue costs The costs of issuing or reacquiring equity instruments (other than in a business combination) are accounted for as a deduction from equity.
r) Leases Leases where the Company is lessee are capitalised at the lease commencement, at present value of the minimum lease payments, and held as both a right-to-use asset and a liability within the Statement of Financial Position.
s) Taxes Corporation tax is recognised in profit or loss except to the extent that it relates to items recognised directly in equity, in which case, it is recognised in equity.
As a REIT, the Company is exempt from corporation tax on the profits and gains from its investments, provided it continues to meet certain conditions as per REIT regulations.
Taxation on the profit or loss for the period not exempt under UK REIT regulations comprises current and deferred tax. Current tax is expected tax payable on any non-REIT taxable income for the period, using tax rates applicable in the period.
Deferred tax is provided on temporary differences between the carrying amounts of assets and liabilities for financial reporting purposes and the amounts used for taxation purposes. The amount of deferred tax that is provided is based on the expected manner of realisation or settlement of the carrying amount of assets and liabilities, using tax rates enacted or substantively enacted at the period end date.
t) European Public Real Estate Association The Company has adopted European Public Real Estate Association (‘EPRA’) best practice recommendations, which it expects to broaden the range of potential institutional investors able to invest in the Company’s Ordinary Shares. For the year to 31 March 2021, audited EPS and NAV calculations under EPRA’s methodology are included in note 9 and further unaudited measures are included below.
u) Capital and reserves Share capital Share capital is the nominal amount of the Company’s Ordinary Shares in issue.
Buyback reserve Buyback reserve represents the cost of the Company’s Ordinary Shares reacquired by the Company.
Share premium Share premium relates to amounts subscribed for share capital in excess of nominal value less associated issue costs of the subscriptions.
Capital reserve The capital reserve represents the cancelled share premium less dividends paid from this reserve. This is a distributable reserve.
Retained earnings Retained earnings represent the profits of the Company less dividends paid from revenue profits to date. Unrealised gains on the revaluation of investment properties contained within this reserve are not distributable until they crystallise on the sale of the investment property. The cumulative unrealised losses contained within this reserve at 31 March 2020 is £5.44 million (31 March 2020: £10.76 million).
*For the current year, service charge income has been presented gross to reflect the Company’s role as principal in its agreements with tenants whereas in comparative years they have been presented net. The gross service charge income for the year ended 31 March 2020 was £1.82 million. The difference in presentation is considered to be immaterial and has no impact on profit.
1 For the current year, recoverable service charge expenditure has been presented gross to reflect the Company’s role as principal in its agreements with tenants whereas in comparative years they have been presented net. The gross service charge expenditure for the year ended 31 March 2020 was £1.82 million. The difference in presentation is considered to be immaterial and has no impact on profit.
2 Of the c. £1,166,000 non-recoverable service charge expenditure, c. £768,000 relates to Bank Hey Street, Blackpool which includes costs relating to the remedial works as detailed in the Investment Manager’s Report.
A summary of the Directors’ remuneration is set out in the Directors’ Remuneration Report in the Full Annual Report and Financial Statements.
There are no other members of key management personnel other than the Directors.
Factors that may affect future tax charges Due to the Company’s status as a REIT and the intention to continue meeting the conditions required to obtain approval as a REIT in the foreseeable future, the Company has not provided deferred tax on any capital gains and losses arising on the revaluation or disposal of investments.
Earnings per share (‘EPS’) amounts are calculated by dividing profit for the period attributable to ordinary equity holders of the Company by the weighted average number of Ordinary Shares in issue during the year.
1 EPRA Net Tangible Assets (‘EPRA NTA’) and EPRA Net Disposal Value (‘EPRA NDV’) are calculated using property values in line with IFRS, where values are net of Real Estate Transfer Tax (‘RETT’) and other purchasers’ costs. RETT and other purchasers’ costs are added back when calculating EPRA Net Reinstatement Value (‘EPRA NRV’) and have been estimated at 6.6% of the net valuation provided by Knight Frank.
Dividends paid during the year relate to Ordinary Shares only.
11.a) Investment property
* Adjustment in respect of minimum payment under head leases separately included as a liability within the Statement of Financial Position.
# 225 Bath Street, Glasgow, has been classified as held-for-sale as contracts to sell the property were exchanged in October 2020 and it is expected that the transaction will be completed within the next 12 months.
Valuation of investment property Valuation of investment property is performed by Knight Frank LLP, an accredited external valuer with recognised and relevant professional qualifications and recent experience of the location and category of the investment property being valued.
The valuation of the Company’s investment property at fair value is determined by the external valuer on the basis of market value in accordance with the internationally accepted RICS Valuation – Professional Standards (incorporating the International Valuation Standards).
The determination of the fair value is based upon the income capitalisation approach. This approach involves applying capitalisation yields to current and future rental streams net of income voids arising from vacancies or rent-free periods and associated running costs. These capitalisation yields and estimated rental values are based on comparable property and leasing transactions in the market using the valuer’s professional judgement and market observation. Other factors taken into account in the valuations include the tenure of the property, tenancy details, capital values of fixtures and fittings, environmental matter and the overall repair and condition of the property.
11.b) Fair value measurement hierarchy The following table provides the fair value measurement hierarchy for investments:
Explanation of the fair value hierarchy:
Level 1 – Quoted prices for an identical instrument in active markets;
Level 2 – Prices of recent transactions for identical instruments and valuation techniques using observable market data; and
Level 3 – Valuation techniques using non-observable data.
There have been no transfers between Level 1 and Level 2 during either period, nor have there been any transfers in or out of Level 3.
Sensitivity analysis to significant changes in unobservable inputs within Level 3 of the hierarchy The significant unobservable inputs used in the fair value measurement categorised within Level 3 of the fair value hierarchy of the entity’s portfolio of investment property are:
2) Equivalent yield
Increases/(decreases) in the ERV (per sq ft per annum) in isolation would result in a higher/(lower) fair value measurement. Increases/(decreases) in the discount rate/yield in isolation would result in a lower/(higher) fair value measurement.
The significant unobservable inputs used in the fair value measurement, categorised within Level 3 of the fair value hierarchy of the portfolio of investment property are as follows:
* Valuation per Knight Frank LLP.
Where possible, sensitivity of the fair values of Level 3 assets are tested to changes in unobservable inputs against reasonable alternatives.
Gains and losses recorded in profit or loss for recurring fair value measurements categorised within Level 3 of the fair value hierarchy are attributable to changes in unrealised gains or losses relating to investment property held at the end of the reporting period.
With regards to investment property, gains and losses for recurring fair value measurements categorised within Level 3 of the fair value hierarchy, prior to adjustment for rent free debtor and rent guarantee debtor where applicable, are recorded in profit or loss.
Given the current volatility in the property market, the above levels of sensitivity of unobservable inputs are considered to demonstrate plausible scenarios in the near future and a reasonable resulting range of movement in valuation.
The aged debtor analysis of receivables is as follows:
Expected credit losses have been assessed on receivables balances on an individual tenant-by-tenant basis. The risk of credit loss applied to each tenant is assessed based on information including, but not limited to: external credit ratings; financial statements; press information; previous experience of losses or late payment; discussions with the property manager and the tenant.
This assessment identified a number of receivables balances due from tenants known to be in financial difficulty or having already entered into a Company Voluntary Arrangement (‘CVA’) or administration. In these instances, a provision against the full balance of the receivable has been applied.
The assessment also identified receivables balances subject to dispute by tenants who are financially stable but unwilling to pay. The recoverability of these balances was subject to a decision by the Court, and as such, an assessment of the probability of a positive decision was made, and an appropriate provision rate was applied against these balances and other receivables balances which would have also been subject to application of the Court ruling. Post year-end, the Court ruled in favour of the Company and these balances were recovered in full.
The below table presents the exposure to these classes of identified credit risk and the associated provision made against the receivables balances:
The movement in the allowance for impairment in respect of trade receivables during the year was as follows:
The Company is protected from a significant rise in interest rates as it currently has interest rate caps in effect which cap the interest rate at 1.00% on a notional value of £51.50 million. As a result, the loan was 130% hedged as at 31 March 2021 (31 March 2020: 71%).
Fair value hierarchy
The following table provides the fair value measurement hierarchy for interest rate derivatives:
The fair value of these contracts are recorded in the Statement of Financial Position as at the year end.
There have been no transfers between Level 1 and Level 2 during the year, nor have there been any transfers between Level 2 and Level 3 during the year.
The carrying amount of all assets and liabilities, detailed within the Statement of Financial Position, is considered to be the same as their fair value.
The Company has a £60.00 million (31 March 2020: £60.00 million) credit facility with RBSi of which £39.50 million (31 March 2020: £51.50 million) has been utilised as at 31 March 2021.
Under the terms of the Prospectus, the Company has a target gearing equivalent to 35.00% Loan to NAV. As at 31 March 2021, the Company’s gearing was 25.15% Loan to NAV (31 March 2020: 34.83%).
Under the terms of the loan facility, the Company can draw up to 35.00% Loan to NAV at drawdown. As at 31 March 2021, the Company could draw a further £15.48 million up to the maximum 35.00% (31 March 2020: £0.25 million)
Borrowing costs associated with the credit facility are shown as finance costs in note 7 to these financial statements.
In line with recent announcements from the Bank of England and the FCA, UK borrowings will be transitioning from the London Interbank Offer Rate (‘LIBOR’) benchmark to Sterling Overnight Index Average (‘SONIA’) benchmark in due course. There is expected to be negligible cost involved in the borrowing facility transition.
Reconciliation to cash flows from financing activities
Leases as lessee are capitalised at the lease’s commencement at the present value of the minimum lease payments. The present value of the corresponding rental obligations are included as liabilities.
The following table analyses the minimum lease payments under non-cancellable leases:
17. Guarantees and commitments As at 31 March 2021, there were capital commitments of £67,667 (31 March 2020: £nil) relating to the purchase of land adjacent to the Company’s existing holding at Gresford Industrial Estate, Wrexham.
Lease commitments – as lessor The Company has entered into commercial property leases on its investment property portfolio. These non-cancellable leases have a remaining term of between zero and 24 years.
Future minimum rentals receivable under non-cancellable operating leases as at 31 March 2021 are as follows:
During the year ended 31 March 2021, there were contingent rents totalling £204,623 (year ended 31 March 2020: £188,872) recognised as income.
18. Investment in subsidiary The Company has a wholly-owned subsidiary, AEW UK REIT 2015 Limited:
AEW UK REIT 2015 Limited is a subsidiary of the Company incorporated in the UK on 2 April 2015. At 31 March 2021, the Company held one share, being 100% of the issued share capital. AEW UK REIT 2015 Limited is dormant and the cost of the subsidiary is £0.01 (31 March 2020: £0.01). The registered office of AEW UK REIT 2015 Limited is 6th Floor, 65 Gresham Street, London, EC2V 7NQ.
19. Issued share capital
During the year, 350,000 (31 March 2020: nil) Ordinary Shares with a nominal value of £0.01 (31 March 2020: £nil) and representing 0.22% of the issued share capital, were bought back and placed in treasury for an aggregate consideration of £265,000 (31 March 2020: £nil). No Ordinary Shares were bought back for cancellation (31 March 2020: nil). No Ordinary Shares were cancelled from treasury during the year (31 March 2020: nil).
The allotted, called up and fully paid shares at 31 March 2021 consisted of 158,774,746 Ordinary Shares.
20. Share premium account
21. Financial risk management objectives and policies
21.1 Financial assets and liabilities The Company’s principal financial assets and liabilities are those derived from its operations: receivables and prepayments, cash and cash equivalents and payables and accrued expenses. The Company’s other principal financial liabilities are interest bearing loans and borrowings, the main purpose of which is to finance the acquisition and development of the Company’s property portfolio.
Set out below is a comparison by class of the carrying amounts and fair value of the Company’s financial instruments that are carried in the financial statements.
1 Excludes lease incentive debtor and prepayments. 2 Excludes tax, VAT liabilities and deferred income.
Interest rate derivatives are the only financial instruments classified as fair value through profit and loss. All other financial assets and financial liabilities are measured at amortised cost. All financial instruments were designated in their current categories upon initial recognition.
Fair value measurement hierarchy has not been applied to those classes of asset and liability stated above which are not measured at fair value in the financial statements. The difference between the fair value and book value of these items is not considered to be material.
21.2 Financing management The Company’s activities expose it to a variety of financial risks: market risk, real estate risk, credit risk and liquidity risk.
The Company’s objective in managing risk is the creation and protection of shareholder value. Risk is inherent in the Company’s activities but it is managed through a process of ongoing identification, measurement and monitoring, subject to risk limits and other controls.
The principal risks facing the Company in the management of its portfolio are as follows:
Market price risk Market price risk is the risk that future values of investments in direct property and related property investments will fluctuate due to changes in market prices. To manage market price risk, the Company diversifies its portfolio geographically in the United Kingdom and across property sectors.
The disciplined approach to the purchase, sale and asset management ensures that the value is maintained to its maximum potential. Prior to any property acquisition or sale, detailed research is undertaken to assess expected future cash flow. The Investment Management Committee of the Investment Manager meets twice monthly and reserves the ultimate decision with regards to investment purchases or sales. In order to monitor property valuation fluctuations, the Investment Manager meets with the independent external valuer on a regular basis. The valuer provides a property portfolio valuation quarterly, so any movements in the value can be accounted for in a timely manner and reflected in the NAV every quarter.
Real estate risk The Company is exposed to the following risks specific to its investment property:
Property investments are illiquid assets and can be difficult to sell, especially if local market conditions are poor. Illiquidity may also result from the absence of an established market for investments, as well as legal or contractual restrictions on resale of such investments. In addition, property valuation is inherently subjective due to the individual characteristics of each property, and thus, coupled with illiquidity in the markets, makes the valuation in the investment property difficult and inexact.
No assurances can be given that the valuations of properties will be reflected in the actual sale prices even where such sales occur shortly after the relevant valuation date.
There can be no certainty regarding the future performance of any of the properties acquired for the Company. The value of any property can go down as well as up. Property and property-related assets are inherently subjective as regards value due to the individual nature of each property. As a result, valuations are subject to uncertainty.
Real property investments are subject to varying degrees of risk. The yields available from investments in real estate depend on the amount of income generated and expenses incurred from such investments.
There are additional risks in vacant, part vacant, redevelopment and refurbishment situations, although these are not prospective investments for the Company.
Credit risk Credit risk is the risk that the counterparty (to a financial instrument) or tenant (of a property) will cause a financial loss to the Company by failing to meet a commitment it has entered into with the Company.
It is the Company’s policy to enter into financial instruments with reputable counterparties. All cash deposits are placed with an approved counterparty, The Royal Bank of Scotland International Limited.
In respect of property investments, in the event of a default by a tenant, the Company will suffer a rental shortfall and additional costs concerning re-letting the property. The Investment Manager monitors tenant arrears in order to anticipate and minimise the impact of defaults by occupational tenants.
The table below shows the Company’s exposure to credit risk:
Liquidity risk Liquidity risk arises from the Company’s management of working capital, the finance charges and principal repayments on its borrowings. It is the risk that the Company will encounter difficulty in meeting its financial obligations as they fall due, as the majority of the Company’s assets are investment properties and therefore not readily realisable. The Company’s objective is to ensure it has sufficient available funds for its operations and to fund its capital expenditure. This is achieved by continuous monitoring of forecast and actual cash flows by management.
The table below summarises the maturity profile of the Company’s financial liabilities based on contractual undiscounted payments:
22. Capital management The primary objectives of the Company’s capital management are to ensure that it continues to qualify for UK REIT status and complies with its banking covenants.
To enhance returns over the medium term, the Company utilises borrowings on a limited recourse basis for each investment or all or part of the total portfolio. The Company’s policy is to target a borrowing level of 35.00% Loan to NAV and this is the maximum gearing permitted at drawdown under the terms of the facility.
Alongside the Company’s borrowing policy, the Directors intend, at all times, to conduct the affairs of the Company so as to enable the Company to qualify as a REIT for the purposes of Part 12 of the CTA 2010 (and the regulations made thereunder). The REIT status compliance requirements include: 90% distribution test, interest cover ratio, 75% assets test and the substantial shareholder rule, all of which the Company remained compliant with in this reporting year.
The monitoring of the Company’s level of borrowing is performed primarily using a Loan to NAV ratio and is reported to the lender on a quarterly basis against the financial covenants of the facility. At the year-end, the Company had a Loan to NAV ratio of 25.15% (31 March 2020: 34.83%).
Breaches in meeting the financial covenants would permit the bank to immediately call loans and borrowings. During the year under review, the Company did not breach any of its loan covenants, nor did it default on any of its other obligations under its loan agreements.
23. Transactions with related parties As defined by IAS 24 Related Parties Disclosures, parties are considered to be related if one party has the ability to control the other party or exercise significant influence over the other party in making financial or operational decisions.
For the year ended 31 March 2021, the Directors of the Company are considered to be the key management personnel. Details of amounts paid to Directors for their services can be found within note 6, Directors’ remuneration and the Director’s remuneration report in the Full Annual Report and Financial Statements.
AEW UK Investment Management LLP is the Company’s Investment Manager and has been appointed as AIFM. Under the terms of the Investment Management Agreement, the Investment Manager is responsible for the day-to-day discretionary management of the Company’s investments subject to the investment objective and investment policy of the Company and the overall supervision of the Directors.
The Investment Manager is entitled to receive a quarterly management fee in respect of its services calculated at the rate of one-quarter of 0.9% of the prevailing NAV (excluding uninvested proceeds from fundraisings).
During the year, the Company incurred £1,228,849 (31 March 2020: £1,308,301) in respect of investment management fees and expenses, of which £315,825 (31 March 2020: £311,683) was outstanding as at 31 March 2021.
24. Segmental information The Board of Directors retains overall control of the Company but the Investment Manager (AEW UK Investment Management LLP) has certain authorities and fulfils the function of allocating resource to, and assessing the performance of the Company’s operating segments and is therefore considered to be the Chief Operating Decision Maker (‘CODM’). In accordance with IFRS 8, the Company considers each of its properties to be an individual operating segment. The CODM allocates resources, and reviews the performance of, the Company’s portfolio on a property-by-property basis and discrete financial information is available for each individual property.
These operating segments have similar economic characteristics and, as such, are aggregated into one reporting segment, being investment in property and property-related investments in the UK.
25. Events after reporting date
Dividend On 28 April 2021, the Board declared its fourth interim dividend of 2.00pps in respect of the period from 1 January 2021 to 31 March 2021. This was paid on 28 May 2021, to shareholders on the register as at 1 May 2021. The ex-dividend date was 29 April 2021.
Property acquisitions In May 2021, the Company acquired Arrow Point Retail Park in Shrewsbury for a purchase price of £8.35 million. The established retail park is located on a busy commercial estate and is fully let. The estate provides a net initial yield of 8.7%.
In June 2021, the Company acquired 15-33 Union Street for a purchase price of £10.19 million. 15-33 Union Street occupies a prominent location in Bristol city centre, opposite The Galleries Shopping Centre and near Cabot Circus, Bristol’s premier retail destination. Located on a busy thoroughfare for pedestrians, the 65,238 sq ft site experiences high footfall and is ideally suited for retail or leisure units. Constructed in 2001, the property currently comprises five purpose built split-level retail or leisure units over four floors and road access to both Union Street and Fairfax Street. Four of the five units are let to three household names and a successful local retailer. The remaining unit is currently vacant, with the vendor providing a 12 month guarantee. We are currently in discussions with a number of parties who are keen to occupy this space. The location of the site has been identified as a major regeneration area and it offers the ability for further growth through development.
Court ruling Post year-end, the Company announced the successful outcome of the legal action against two well-funded national tenants to recover unpaid rent. £0.52 million has been provided for as expected credit loss relating to these tenants in these financial statements and subsequent to the court ruling all rent arrears of these tenants have been received.
EPRA Unaudited Performance Measures
EPRA disclosures are widely used across the listed property sector and, as such, have been presented below to aid comparison with other companies in this sector.
Detailed below is a summary table showing the EPRA performance measures of the Company
All EPRA performance measures have been calculated in line with EPRA Best Practices Recommendations Guidelines which can be found at www.epra.com.
Calculation of EPRA NTA, EPRA NRV and EPRA NDV
In October 2019, EPRA issued new best practice recommendations (BPR) for financial guidelines on its definitions of NAV measures: EPRA Net Tangible Assets (NTA), EPRA Net Reinvestment Value (NRV) and EPRA Net Disposal Value (NDV). The Company has adopted these new guidelines and applies them in the Annual Report for the year ended 31 March 2021.
The Company considers EPRA NTA to be the most relevant NAV measure for the Company and we are now reporting this as our primary NAV measure, replacing our previously reported EPRA NAV and EPRA NNAV per share metrics. EPRA NTA excludes the cumulative fair value adjustments for debt-related derivatives which are unlikely to be realised.
Earnings per share (EPS) amounts are calculated by dividing profit for the period attributable to ordinary equity holders of the Company by the weighted average number of Ordinary Shares in issue during the year.
1 EPRA NTA and EPRA NDV are calculated using property values in line with IFRS, where values are net of Real Estate Transfer Tax (RETT) and other purchasers’ costs. RETT and other purchasers’ costs are added back when calculating EPRA NRV, and have been estimated at 6.6% of the net valuation provided by Knight Frank.
* rent-free periods expire by July 2021.
EPRA NIY basis of calculation EPRA NIY is calculated as the annualised net rent, divided by the grossed-up value of the completed property portfolio valuation.
The valuation of the grossed-up completed property portfolio is determined by the Company’s external valuers as at 31 March 2021, plus an allowance for estimated purchaser’s costs. Estimated purchaser’s costs are determined by the relevant stamp duty liability, plus an estimate by our valuers of agent and legal fees on notional acquisition. The net rent deduction allowed for property outgoings is based on the Company’s valuers’ assumptions on future recurring non-recoverable revenue expenditure.
In calculating the EPRA ‘topped-up’ NIY, the annualised net rent is increased by the total contracted rent from expiry of rent-free periods and future contracted rental uplifts.
Calculation of EPRA Vacancy Rate
Calculation of EPRA Cost Ratios
The Company has not capitalised any overhead or operating expenses in the accounting years disclosed above.
Only costs directly associated with the purchase or construction of properties as well as all subsequent value-enhancing capital expenditure are capitalised.
Like-for-like rental growth
The table below sets out the like-for-like for rental growth of the portfolio, by sector, in accordance with EPRA Best Practices Recommendations.
The like-for-like rental growth is based on changes in rental income for those properties which have been held for the duration of both the current and prior reporting years. This represents a portfolio valuation, as assessed by the valuer, of £173.60 million (year ended 31 March 2020: £181.95 million).
Capital Expenditure
The table below sets out the capital expenditure of the portfolio in accordance with EPRA Best Practice Recommendations.
Company Information Share Register Enquiries The register for the Ordinary Shares is maintained by Computershare Investor Services PLC. In the event of queries regarding your holding, please contact the Registrar on +44 (0)370 707 1341 or email: web.queries@computershare.co.uk. Please note that from 19 July 2021, the Company’s Registrar will change to Link Group. Further information and details will be communicated at the appropriate time.
Changes of name and/or address must be notified in writing to the Registrar, at the address shown below. You can check your shareholding and find practical help on transferring shares or updating your details at www.investorcentre.co.uk. Shareholders eligible to receive dividend payments gross of tax may also download declaration forms from that website.
Share Prices The Company’s Ordinary Shares are traded on the premium segment of the Main Market of the London Stock Exchange.
Frequency of NAV publication: The Company’s NAV is released to the London Stock Exchange on a quarterly basis and is published on the Company’s website.
Annual and Half-Yearly Reports Copies of the Annual and Half-Yearly Reports are available from the Company’s website.
Financial Calendar
Dividends The following table summarises the amounts distributed to equity shareholders in respect of the period:
Directors Mark Burton (Non-executive Chairman) Katrina Hart (Non-executive Director) Bimaljit (”Bim”) Sandhu (Non-executive Director)
Registered Office 6th Floor 65 Gresham Street London EC2V 7NQ
Company Website www.aewukreit.com
Investment Manager and AIFM AEW UK Investment Management LLP 33 Jermyn Street London SW1Y 6DN
Tel: 020 7016 4880 Website: www.aewuk.co.uk
Property Manager Mapp 180 Great Portland Street London W1W 5QZ
Corporate Broker Liberum Ropemaker Place 25 Ropemaker Street London EC2Y 9LY
Legal Adviser Gowling WLG (UK) LLP 4 More London Riverside London SE1 2AU
Depositary Langham Hall UK LLP 8th Floor 1 Fleet Place London EC4M 7RA
Administrator Link Alternative Fund Administrators Limited Beaufort House 51 New North Road Exeter EX4 4EP
Company Secretary Link Company Matters Limited 6th Floor 65 Gresham Street London EC2V 7NQ
Current Registrar (until 18 July 2021) Computershare Investor Services PLC The Pavilions Bridgwater Road Bristol BS13 8AE
Registrar from 19 July 2021 Link Group 10th Floor Central Square 29 Wellington Street Leeds LS1 4DL
Current Auditor KPMG LLP 15 Canada Square Canary Wharf London E14 5GL
Valuer Knight Frank LLP 55 Baker Street London W1U 8AN
Copies of the Annual Report and Financial Statements Printed copies of the Annual Report will be sent to shareholders shortly and will be available on the Company’s website.
National Storage Mechanism A copy of the Annual Report and Financial Statements will be submitted shortly to the National Storage Mechanism (‘NSM’) and will be available for inspection at https://www.fca.org.uk/markets/primary-markets/regulatory-disclosures/national-storage-mechanism.
LEI: 21380073LDXHV2LP5K50 END |
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| ISIN: | GB00BWD24154 |
| Category Code: | ACS |
| TIDM: | AEWU |
| LEI Code: | 21380073LDXHV2LP5K50 |
| OAM Categories: | 1.1. Annual financial and audit reports |
| Sequence No.: | 113200 |
| EQS News ID: | 1210782 |
| End of Announcement | EQS News Service |