TIDMTOWN
RNS Number : 3651S
Town Centre Securities PLC
09 March 2023
9 March 2023
TOWN CENTRE SECURITIES PLC
('TCS' or the 'Company')
Half year results for the six months ended 31 December 2022
Resilient performance given macro-economic conditions
Town Centre Securities PLC, the Leeds, Manchester, Scotland, and
London property investment, development, hotel and car parking
company, today announces its results for the six months ended 31
December 2022.
Financial performance
-- Net assets - resilient performance:
o Like for like portfolio valuation down 7.0% from June
2022:
-- outperformance versus the MSCI/IPD All Property Capital Index
which fell by 17.5% over the period
-- reduction primarily due to real estate investor and market
sentiment around the macro-economic outlook
o Statutory net assets of GBP152.2m or 314p per share (FY22:
GBP179.3m, 341p). EPRA net tangible assets ('NTA')($) measure at
GBP148.4m or 306p per share (FY22 equivalent: GBP174.9.0m,
333p)
-- Profit and earnings per share - impacted by valuation reduction:
o Statutory loss before tax of GBP19.1m (HY22: profit of
GBP10.5m) and statutory loss per share of 38.4p (HY22: earnings of
19.8p)
o EPRA earnings($) before tax of GBP1.7m (HY22: GBP2.6m)
o EPRA earnings per share($) of 3.5p (HY22: 5.0p)
-- Loan to Value reduced in the period by 290bps to 43.5%
following debt repayments and despite reduction in portfolio
value
-- Shareholder returns - enhanced by share buy backs and tender offer:
o Maintained interim dividend of 2.5p (HY22: 2.5p) reflecting
the relative stability in underlying earnings excluding valuation
reduction
o Earnings and NAV enhancing tender offer and subsequent share
buy back in HY23 (4,075,000 shares bought back in total) following
on from those undertaken in FY22
Protecting shareholder value whilst continuing to reset and
reinvigorate the business for the future
We have continued to reset the business in the past six months
with three further sales and one strategic acquisition. Progress
delivered under the four key strategic initiatives is as
follows:
Actively managing our assets
-- The proportion of retail and leisure assets in the portfolio
has stabilised at 29% (2016: 60%; 2020: 40%), following the sale of
over GBP100m of assets since March 2020
-- Pure retail now represents only 18% of the total portfolio
with the resilient Merrion Estate representing 70% of this
-- 10 new commercial lettings and lease renewals across the portfolio in the period
-- No tenants entered into a CVA during the period reflecting our resilient tenant portfolio
Maximising available capital
-- Three properties sold during the six months (in Glasgow,
Uddingston and part of our Piccadilly Basin development site in
Manchester) for a total of GBP20.3m
-- The release in July 2022 of GBP18.7m of funds, originally
generated from investment property sales, that had been locked into
our debenture security pool
-- Aggregate proceeds generated of GBP39.0m and crystalising a small loss on disposal of GBP0.2m
-- Completion of the sale of our investment in YourParkingSpace
Limited in July 2022, generating initial cash proceeds of GBP11.6m
and further receipts between July 2023 and July 2024
-- Loan to value headroom over our bank facilities of GBP32.7m
based on 31 December 2022 borrowings and valuations, rising to
GBP37m following the inclusion of the Weymouth Street, London
property within the banking security pool
-- Loan to value* reduced to 43.5% (FY22 equivalent 46.4%).
-- Following the period end, we bought back for cancellation
GBP13.7m of our GBP96.1m 2031 5.375% debenture stock for a total
cash consideration of GBP13.3m including accrued interest:
o Helps to reduce debt and to rebalance the profile of the
Group's borrowings
o Makes a total of GBP23.6m of the debenture bought back over
last three years
Acquiring and improving investment assets to diversify our
portfolio
-- Sufficient headroom to progress development and investment
across the entire portfolio having:
o Acquired 45 Weymouth Street, London for GBP7.1m, a prime
mixed-use property
o Disposed of Port Street, Manchester surface car park for
GBP12.95m
o Expected sale in March 2023 of part of Whitehall Road, Leeds
for GBP13.0m. As at the date of this announcement this sale is not
unconditional.
Investing in our development pipeline
-- Our development pipeline, with an estimated GDV of over
GBP550m, is a valuable and strategic point of difference which we
continue to progress and improve
Outlook
-- Resilient trading performance has continued into the opening months of 2023:
o Rent collections remain robust with over 99% of amounts
invoiced in Q2 now collected
o Car parks recovery momentum continues other than for those
reliant on office workers
o ibis Styles Leeds City Centre Arena hotel benefitting from
recovery, events and staycations
o One further disposal at Whitehall Road, Leeds expected to
complete in coming weeks
o Now looking at acquisitions and bringing forward sections of
our development pipeline
($) Additional EPRA measures are described in greater detail
further on in these half year results with EPRA earnings and
earnings per shares detailed, defined and reconciled within note 5
of these half year results
* Loan to value is calculated as the amount of financial
liabilities less cash and cash equivalents (including overdrafts)
as a percentage of total assets less cash and cash equivalents
Commenting on the results, Chairman and Chief Executive, Edward
Ziff, said:
"It has been another six months where we have further
strengthened TCS through our disposal programme, the resulting
repayment and redeployment of borrowings, and a successful tender
offer.
"We continue to see further trading recoveries in both our car
park and hotel operations whilst the property disposals have as
expected reduced the scale of the property rental business; at the
same time we continue to navigate our way through the current
challenging macro-economic conditions given its impact on our
tenants, the valuation reduction of our property portfolio and
impairments to our car park portfolio. With low levels of bank debt
and reduced loan to value I am confident that we are in a strong
position to face up to the challenges that may present themselves.
"
"The cost of living crisis, rising utility costs, interest rates
increases and the ongoing Russia/Ukraine conflict are affecting all
stakeholders and we remain committed to supporting them, in
particular our dedicated employees. We continue to focus on
maintaining good landlord-tenant relationships, with open dialogue
and collaboration cornerstones of this approach."
"Having undertaken such a successful disposal programme, our
attention is now turning to opportunities to selectively acquire
assets and invest in our development programme, ever mindful of
adding value whilst retaining robust finances."
-Ends-
For further information, please contact:
Town Centre Securities PLC www.tcs-plc.co.uk / @TCS PLC
Edward Ziff, Chairman and Chief
Executive Stewart MacNeill, Group
Finance Director 0113 222 1234
MHP Communications 020 3128 8572
Reg Hoare / Matthew Taylor tcs@mhpc.com
Chairman and Chief Executive's Statement
Resetting and reinvigorating the business for the future
We have continued to see a good recovery across all three
operational segments of the business in the past six months,
although the disposal programme of the last three years has reduced
the absolute level of rental income. Our property and car park
portfolio has reduced in value over the six months but at a less
extreme rate than the relevant indices, benefitting from our
relatively resilient portfolio; indeed we believe the reduction
reflected worsening real estate investor and market sentiment
around the UK's economic outlook, as opposed to any real concerns
around our portfolio.
Our aim continues to be to create a business that:
- Has lower levels of absolute debt and leverage
- Is diversified with a much-reduced level of retail property
- Is diversified with a capital light, profitable car park business
- Has rebased and has significant growth opportunities as a
result of our valuable development pipeline and asset management
opportunities
Rent receipts within the property business have remained
resilient, with rent collections as at 1 March 2023:
July 2022
to February
2023* %
GBPm
Total billed 14.6
=============
Total collected 14.4 98.9%
Agreed to be deferred ** 0.1 0.7%
Agreed total 14.5 99.6%
=============
* English & Scottish quarters and monthly billings
(collections from 1 July 2022 to date)
** Agreed to be deferred and still outstanding
The performance above mirrors the experience of the previous
twelve months ended 30 June 2022, where 99.2% of all amounts billed
had been received.
We have continued the execution of our detailed strategic and
operational plan which includes:
- Our asset disposal programme and reducing the size of our
retail portfolio. Since the start of the COVID-19 pandemic, we have
now sold over GBP100m of assets, the majority of which have been
retail
- Working closely with all our tenants to support wherever we
can and doing our best to ensure that following the disruption of
the last few years as many of our tenants as possible are able to
bounce back strongly
- Supporting our employees and their families who have been
impacted by the ongoing cost of living crisis
Results
The statutory loss for the six months ended 31 December 2022 was
GBP19.1m (HY22: profit of GBP10.5m) giving a loss per share of
38.4p (HY22: earnings per share of 19.8p). The key drivers for this
loss were the valuation decreases on investment properties of
GBP14.2m and the impairment of car parking assets totalling
GBP2.7m. The like for like portfolio decreased in value by 7.0%
over the six months under review as a result of investor and market
sentiment around the UK's economic outlook.
EPRA earnings for the six months ended 31 December 2022 were
GBP1.7m (HY22: GBP2.6m) giving EPRA earnings per share of 3.5p
(HY22: 5.0p). The reduction includes the continued recoveries seen
in both our car park and hotel operations, coupled with the
resilience of the rental collections but are offset by the award
and payment of executive directors bonuses of GBP0.7m in the period
as a result of completion of the YPS Investment sale and a
reduction in other income. Other income typically includes
surrender and dilapidations' payments which can be significant
individual sums. In HY22 dilapidations receipts totalled GBP0.6m,
whereas in the current six-month period only GBP6,000 have been
received.
Statutory Net Assets of GBP152.2m (30 June 2022: GBP179.3m)
decreased by 15.1% from the year end. Net assets per share
decreased to 314p (30 June 2022: 341p), a reduction of only 8%,
highlighting the accretive nature of both the tender offer and
shares bought back in market for cancellation in the six months and
prior financial year.
EPRA Net Tangible Assets (EPRA NTA); which in the case of TCS
reduces statutory net assets by the GBP3.8m of reported Goodwill
(FY22 comparable GBP4.4m), for the half year is GBP148.4m compared
to GBP174.9m at FY22, down 15.1%. EPRA NTA per share is 306p (FY22
comparable 333p). The full breakdown of the EPRA net asset measures
are detailed later.
Borrowings
Net borrowings, which includes lease liabilities, have reduced
by 23% over the six months from GBP163.8m to GBP125.8m. Significant
receipts in the period from property disposals, the release of the
cash secured within the Company's debenture security pool and the
initial consideration from the sale of our investment in YPS have
all contributed to this reduction.
The decrease in borrowings, although partially offset by the
reductions we have seen in our property portfolio values, have seen
our loan to value level reduced by 290 bps from the June year end
to 43.5%.
On 28 January 2023, the Company completed the buyback for
cancellation of GBP13.7m of its GBP96.1m 2031 5.375% debenture
stock. This will result in an additional one-off finance gain of
GBP0.3m in the remaining six months of FY23.
Dividends
A maintained interim dividend of 2.5p per share (HY22 2.5p) will
be paid on the 16 June 2023 to shareholders registered on 19 May
2023; a property income distribution amounting to GBP1.2m in total.
The final dividend for 2022 of 2.5p was paid on the 6 January 2023.
The ex-dividend date for the interim dividend will be 18 May
2023.
Although EPRA earnings in the current period are lower than the
HY22 comparative, the maintenance of the interim dividend at 2.5p
reflects the resilience of our core business and also the
strengthening of the balance sheet following the assets sales
completed - this dividend represents 71% of EPRA earnings.
A further benefit of the tender offer and buy backs is that the
total cash cost of the dividend falls due to the reduced number of
shares in issue, enabling a saving of GBP101,875 compared to last
year.
Portfolio Performance
The value of investment properties, developments, joint ventures
and car parks at the half-year stood at GBP274.4m (June 2022:
GBP306.9m).
The following table provides an overview of the performance of
the portfolio, including our share of joint venture assets, in the
six months ended 31 December 2022 highlighting the balance of the
Company's portfolio in light of our strategy of reducing exposure
to retail and leisure and also the underlying value of our
development pipeline.
Passing % of Valuation Initial Reversionary
rent ERV Value portfolio incr/(decr) yield yield
GBPm GBPm GBPm
Retail & Leisure 0.9 1.3 14.5 5% -3.9% 6.0% 8.4%
Merrion Centre
(ex offices) 4.9 5.2 52.6 19% -10.5% 8.8% 9.3%
Offices 4.6 6.7 88.7 33% -11.1% 4.9% 7.1%
Hotels 0.7 0.7 9.1 3% 0.0% 7.4% 7.4%
Out of town retail 1.1 1.1 13.0 5% -10.4% 7.9% 7.8%
Residential 0.9 1.0 19.2 7% -0.5% 4.7% 4.7%
13.1 16.0 197.1 72% -8.9% 6.3% 7.6%
Development property 31.4 11% 4.7%
Car parks 45.9 17% -7.5%
Portfolio 274.4 100% -7.0%
The following table reconciles the above analysis to that set
out in Note 6.
GBPm
Portfolio - as per
note 6 252.1
50% Share in Merrion
House 33.3
50% Share in Burlington
House 11.7
Goodwill - Car Parks 3.4
Less - Short Term Right-of-Use
Car Parks (26.1)
As per the table above 274.4
-------
Note - the IFRS 16 Right-of-Use car parks (GBP26.1m) are
excluded in the portfolio analysis above as the Directors do not
believe it is appropriate to include these assets where there is
less than 50 years remaining on their lease and the Group does not
have full control over them.
On a like for like basis the whole portfolio decreased in value
by 7.0% since June 2022 (FY22: 1.2% increase) accounting for a
GBP19.5m like for like decrease in value (investment, development,
car park and joint venture assets). This reduction has been driven
by investor and market sentiment in particular within the retail,
office and car parking sectors, where we have seen circa 10% like
for like declines in value in the six months.
Our development pipeline value increased by GBP1.5m or 4.7% in
the six months as we continue to bring this land forward within the
planning frameworks.
Maximising available capital
In the past six months we have continued our asset disposal
programme. Between July and December 2022, we sold three properties
for a total consideration of GBP20.3m.
The properties disposed of are:
- Our Buchanan Street/Gordon Street retail investments in Glasgow;
- A 2-storey office building in Uddingston, Scotland; and
- Port Street surface car park, Manchester (part of our Piccadilly Basin development site).
The sales, after taking into account selling fees, crystalised a
small loss on disposal in the period of GBP0.2m.
At 30 June 2022, the Company had GBP18.7m of funds secured
within the debenture security pool, and as these funds were ring
fenced and not immediately available to the Group they were
included within Trade and other receivables. These funds, which
originated from investment property disposals prior to 30 June
2022, were released from the security pool in July 2022 and became
free cash.
In July 2022, the Company also received initial consideration
from the sale of its investment in YourParkingSpace ('YPS') of
GBP11.6m.
The funds generated from the disposals, the release of the
debenture cash and the YPS sale were then used to repay borrowings,
fund a tender offer to buy back shares in the Company and to
acquire the new Weymouth Street property in London.
Net borrowings at 31 December 2022 were lower at GBP125.8m (30
June 2022: GBP163.8m). The Loan to value (LTV) ratio has reduced
further and is 43.5% (30 June 2022: 46.4%). LTV is calculated as
net borrowings as a percentage of total assets (less cash).
Headroom at 31 December 2022 was GBP32.7m (FY22: GBP18.5m).
The total borrowings comprise of GBP96.0m (net of GBP0.1m
unamortised lease incentives) of 5.375% First Mortgage Debenture
Stock 2031, GBP5.8m of bank debt and GBP28.4m of lease liabilities.
There were a further GBP79.2m of undrawn revolving credit
facilities at the half-year.
As mentioned above, after the period end we agreed to buyback
for cancellation GBP13.681m of our debenture stock, reducing the
nominal value outstanding to GBP82.4m; this compares to its
original nominal value of GBP106.0m, having bought back a total of
GBP23.6m of stock in recent years. Buying back the debenture
increases our financial flexibility and frees up funds for
investment into our portfolio activities.
Actively managing our assets
We have completed or renewed 10 commercial leases in the period
representing annual rental income of GBP0.3m in aggregate.
The proportion of retail and leisure assets within the portfolio
has further reduced to 29% (FY22: 31%), down from 60% in June 2016,
and of that, pure retail represents only 18% of the overall
portfolio (FY22: 23%). The retail and leisure element of the
Merrion Estate represents 66% of all retail and leisure.
Acquiring investment assets
45 Weymouth Street, London
We have acquired for GBP7.1m a recently refurbished, 4,760
sq.ft, Grade II listed property which currently comprises
residential accommodation on the third floor, with office space to
lower ground, ground, first and second floors. Following the period
end we have secured lettings on all floors with the exception of
one floor which will be the London base for TCS following the sale
of its property investment in Duke Street, London in 2021.
The building is located in the centre of the world's most
renowned medical district, moments from London and Harley Street
clinics, as well as the Princess Grace and King Edward VII
Hospitals.
This strategic purchase forms part of our ongoing strategy to
continue to diversify our portfolio and generate long term capital
growth.
Investing in our development pipeline
TCS owns a significant development pipeline which gives the
Company a clear and material opportunity for future growth. The
current pipeline, following the sale of the Port Street surface car
park in December 2022, has an estimated gross development value
(GDV) of over GBP550m, with the majority of the developments
already being part of the relevant local government approved
strategic planning frameworks or actually in possession of detailed
planning permission.
We take a conservative approach to development to ensure we
never over-commit ourselves. Alongside this, the Company has a
successful track record in obtaining planning and delivering
strategic developments.
The key components of the development pipeline include:
-- Piccadilly Basin, Manchester. Mixed residential, commercial,
and car-parking with a total estimated GDV of circa GBP170m
-- Whitehall Riverside, Leeds. Office, car-parking, and
potentially leisure provision with a total estimated GDV of over
GBP290m
-- Merrion Estate, Leeds. Office and residential towers with a
total estimated GDV of over GBP90m
Piccadilly Basin
We sold our Port Street surface car park, a part of our
Piccadilly Basin development site, to the Select Property Group in
December 2022.
Our Dale and Burlington Street surface car parks are key
components of the Piccadilly Basin Strategic Regeneration Framework
('SRF'). Over the coming six months we will be looking to refresh
this SRF to bring it up to date and relevant to unlock the
potential of this truly unique part of the city centre.
Whitehall Riverside
We continue to work with Glenbrook to bring forward a new
masterplan which will provide a mixed-use riverside scheme in one
of the city's most strategic locations just four minutes' walk from
Leeds train station.
Glenbrook's plans for up to 500 apartments across two buildings
of 15 and 18 stories with ground floor commercial units was
approved at the December 2022 planning committee, subject to the
agreement and completion of a Section 106 of the Town and County
Planning Act 1990 agreement with the local authority. This
agreement was completed in February 2023. In addition Glenbrook are
still to finalise their funding agreement in connection with this
purchase. Assuming all outstanding conditions are met, the sale of
part of Whitehall Riverside to Glenbrook is expected to complete in
March 2023.
Separately we are bringing forward an application for a
development comprising up to 235,000 sq ft of Grade A office space
across three buildings, a 478 space CitiPark multi-storey car park
and travel hub, and a 108 key aparthotel.
New landscaping and public realm will improve connectivity to,
and further complement the existing riverside environment with a
series of interlinked pedestrian and cycling routes to support
health and well-being whilst also attracting new residents and
visitors to the scheme.
The new Whitehall Riverside proposals offer a revitalised
masterplan relevant for the demand of today designed with
flexibility in mind to adapt to the changing requirements of
workspace, residential, electric vehicles and visitor economy.
Merrion Estate
The Arena Quarter, where the Merrion Estate is located, has been
transformed with the development of the first direct Arena and
substantial investment by Leeds' two largest universities, the
Leeds City Council head office and further investment in hotels,
leisure units and over 8,000 new residential and student
residential units. These new developments, on and adjacent to the
Merrion Estate, include the tallest building in Leeds (IQ Altus).
The momentum behind development has not stopped with a further
4,000 new residential and student units in the pipeline in the
immediate vicinity of the Merrion Estate.
This now presents the Company with an opportunity to redevelop
and reposition its Wade House property on the back of this
continuing demand. Wade House represents the last of the three main
office buildings that form part of the Merrion Estate, and one that
is now most in need of investment, TCS having already redeveloped
Town Centre House and Merrion House. Improving the environmental
credentials of this building will be at the forefront of the
redevelopment.
CitiPark recovering well, capital light growth continuing with a
further acquisition
Car park occupancy levels have continued to recover well with
all key sites now back to pre Covid-19 occupancy levels with the
exception of our two Leeds based multi storey car parks at the
Merrion Centre and Leeds dock which are more reliant on office
workers.
Our CitiCharge division continues to grow and now has 68 EV
chargers with a further 20 installs in the pipleline across the
Group's car park portfolio.
ESG and business responsibility
Building on the success of previous initiatives, including the
interaction with local communities, the solar farms and the
roll-out of EV charging facilities, the Company continues to look
at ways to improve the overall responsibility of the business. We
have maintained our key partnerships with First Give (helping local
schools to inspire young people to make a change in society) and
the Leeds Hospitals Charity both in the form of donations but also
in helping with fundraising events. This summer the Leeds Hospitals
Charity are promoting the Leeds Bear Hunt; a large-scale public art
trail across Leeds, which will include the Merrion Centre.
During the period we rolled out an employee wide electric
vehicle salary sacrifice scheme to further encourage the take up of
electric cars
Following its inception in 2022 the Sustainability and Climate
Change committee have been working to develop and implement the
sustainability strategy of the Company. In addition to working with
the Carbon Trust the Committee has been exploring the possibility
of sustainable debt funding, either through green loans or other
structured finance products.
Share buy back programmes
We launched a tender offer for the Company's shares in July 2022
which successfully bought in for cancellation 4m shares in the
Company at 185p per share. The transaction costs in connection with
this tender, which was on top of the 185p per share, amounted to
GBP365,000 or 9.1p per share bought in for cancellation. This
reflected the Board's belief that share buybacks are an appropriate
means of returning value, whilst maximising sustainable long term
growth for shareholders, given the enhancement to NAV and earnings
per share that results from reducing the number of shares in issue.
This is particularly the case given the significant discount that
this price was relative to reported net asset value.
In addition to the tender offer, during the period a total of
75,000 shares were purchased as part of a separate on-market share
buy back programme, returning a total of GBP122,000 to
shareholders. The transaction costs in connection with the share
buy back programme amounted to GBP2,000. This share buy back
programme was restricted to 75,000 so as not to impinge on the REIT
status of the Company.
Outlook
The trading performance seen in the six months ended 31 December
2022 is continuing into the opening months of 2023. Rent
collections remain robust with over 99% of the amounts invoiced at
the last quarter date now collected. Our programme of disposals has
slowed, with one further disposal expected to complete in the
coming weeks once the final conditions of sale are met. Reflecting
our much improved financial flexibility, we are now looking at
investment acquisitions and bringing forward sections of our
development pipeline.
The momentum in our car parks recovery has continued through
2022 however for those car parks that are particularly reliant on
office workers, this recovery remains slow.
The ibis Styles Leeds City Centre Arena hotel has now fully
recovered and continues to benefit from 'staycations', the return
of the corporate mid-week market and the full programme of events
at the nearby Leeds Arena.
Overall, we remain committed to delivering on our accelerated
four pillar strategy of: actively managing our assets, maximising
available capital, investing in our development pipeline and
acquiring and improving investment assets to diversify our
portfolio.
EPRA Net Asset reporting
The below table reconciles IFRS net assets to Net Tangible
Assets (NTA), and the other EPRA measures.
There are three EPRA Net Asset Valuation metrics, namely EPRA
Net Reinstatement Value (NRV), EPRA Net Tangible Assets (NTA) and
EPRA Net Disposal Value (NDV). The EPRA NRV scenario, aims to
represent the value required to rebuild the entity and assumes that
no selling of assets takes place. The EPRA NTA is focused on
reflecting a company's tangible assets. EPRA NDV aims to represent
the shareholders' value under an orderly sale of business, where,
for example, financial instruments are calculated to the full
extent of their liability. All three NAV metrics share the same
starting point, namely IFRS Equity attributable to
shareholders.
HY23 FY22
p per p per
GBPm HY23 FY22 share share
------- ------- ------- -------
IFRS reported NAV 152.2 179.3 314 341
Purchasers Costs (1) 17.0 19.1
EPRA Net Reinstatement Value 169.2 198.4 349 378
Remove Purchasers Costs (17.0) (19.1)
Remove Goodwill (2) (3.8) (4.4)
EPRA Net Tangible Assets 148.4 174.9 306 333
Fair value of fixed interest rate
debt (3) 12.2 1.3
EPRA Net Disposal Value 160.6 176.2 331 335
------- -------
(1) Estimated purchasers' costs including fees and stamp duty
and related taxes
(2) Removal of goodwill as per the IFRS Balance Sheet - relates
predominantly to goodwill paid to acquire two long term car park
leaseholds in London
(3) Represents the adjustment to fair value (market price) of
the 2031 5.375% debenture
Responsibility statement of the directors
The directors confirm that, to the best of their knowledge,
these condensed consolidated interim financial statements have been
prepared in accordance with IAS 34 as adopted by the European
Union. The interim management report includes a fair review of the
information required by DTR 4.2.7R and DTR 4.2.8R, namely:
-- an indication of important events that have occurred during
the first six months of the financial year and their impact on the
condensed set of financial statements, and a description of the
principal risks and uncertainties for the remaining six months of
the financial year; and
-- material related party transactions in the first six months
of the financial year and any material changes in the related party
transactions described in the last Annual Report and Accounts.
A list of current directors is maintained on the Town Centre
Securities PLC Group website: www.tcs-plc.co.uk.
Principal risks and uncertainties
The group set out on page 42 of its annual report and accounts
2022 the principal risks and uncertainties that could impact its
performance; these remain largely unchanged since the annual report
was published. The group operates a structured risk management
process, which identifies and evaluates risks and uncertainties and
reviews mitigation activity.
The key underlying property risks facing the business continue
to relate to tenant strength, particularly in the retail arena,
portfolio valuation and the related funding headroom which is
driven by portfolio valuation.
Systems risk related to the increasing level of cyber security
threats and GDPR risk and the need to carefully control the use of
personal data continue to demand vigilance from all staff.
TCS continues to operate in a conservative manner with processes
and procedures in place to ensure risk management is central to all
business planning and decision making. These processes and
procedures remain as detailed in the 2022 annual report.
In terms of tax risk, as a UK REIT, a failure to comply with
certain UK REIT conditions resulting in the loss of this status
could result in property income and asset sales being subject to UK
corporation tax. This risk is associated with both the recent
programme of asset sales the Company has embarked on and the
requirement of the Company to have at least 35% of it's share
capital held 'beneficially by the public'.
At 31 December 2022 this percentage was 35.19%. New Fortress
Capital Limited, which is assumed to be a close company and not
held 'beneficially by the public' or the Ziff Concert Party would
need to acquire a further 92,000 shares in the Company from the
public to take the percentage below 35%. This would cause the
Company to automatically lose its status as a REIT with effect from
the beginning of the accounting period in which the 35% threshold
was crossed.
The Board review the 'beneficially by the public' percentage on
a monthly basis as part of the Company's board meetings. In the
period since 31 December 2022 to the date of this announcement this
percentage has remained at 35.19%. The Ziff Concert Party are aware
of the potential impact any increase in shareholding would have on
the Company's REIT status.
Forward-looking statements
Certain statements in this half year report are forward-looking.
Although the Group believes that the expectations reflected in
these forward-looking statements are reasonable, it can give no
assurance that these expectations will prove to have been correct.
Because these statements involve risks and uncertainties, actual
results may differ materially from those expressed or implied by
these forward-looking statements.
The group undertakes no obligation to update any forward-looking
statements whether as a result of new information, future events or
otherwise.
Edward Ziff OBE DL Stewart MacNeill
Chairman and Chief Executive Group Finance Director
8 March 2023
Consolidated condensed income statement
for the six months ended 31 December 2022
Six months Six months Year
ended ended ended
31 December 31 December 30 June
2022 2021 2022
Unaudited Unaudited Audited
Notes GBP000 GBP000 GBP000
-------------------------------------------------- ----------- ----------- --------
Gross revenue (excl. service charge
income) 14,282 12,939 25,383
Service charge income 1,404 1,415 2,758
-------------------------------------------- ---- ----------- ----------- --------
Gross revenue 15,686 14,354 28,141
Provision for impairment of debtors 80 392 49
Service charge expenses (1,924) (2,154) (3,666)
Property expenses (5,911) (4,929) (10,000)
-------------------------------------------- ---- ----------- ----------- --------
Net revenue 7,931 7,663 14,524
Administrative expenses (3,624) (2,953) (6,531)
Other income 519 1,302 1,612
Impairment of car parking assets 6(b) (2,659) (340) (384)
Impairment of goodwill 7 (624) - -
Reversal of impairment of hotel assets 6(c) - 121 -
Valuation movement on investment properties 6(a) (14,192) 6,433 3,489
(Loss)/profit on disposal of investment
properties (182) 1,194 4,563
Loss on disposal of investments (803) - (89)
Share of post tax (losses)/profits
from joint ventures 8 (1,927) 924 1,315
Operating (loss)/profit (15,561) 14,344 18,499
Finance costs 3 (3,821) (3,880) (8,063)
Finance income 3 304 - 576
(Loss)/profit before taxation (19,078) 10,464 11,012
Taxation - - -
-------------------------------------------------- ----------- ----------- --------
(Loss)/profit for the period (19,078) 10,464 11,012
-------------------------------------------------- ----------- ----------- --------
All losses for the period are attributable to equity shareholders.
Earnings per share 5
Basic and Diluted (38.4p) 19.8p 20.9p
EPRA (non-GAAP measure) 3.5p 5.0p 6.2p
-------------------------------------------------- ----------- ----------- --------
Consolidated condensed statement of comprehensive income
for the six months ended 31 December 2022
Six months Six months Year
ended ended ended
31 December 31 December 30 June
2022 2021 2022
Unaudited Unaudited Audited
GBP000 GBP000 GBP000
------------------------------------------------- ----------- -------
(Loss)/profit for the period (19,078) 10,464 11,012
Items that will not be subsequently
reclassified to profit or loss
Revaluation gains on hotel assets 121 400 713
Revaluation gains on other investments 997 213 15,306
--------------------------------------- -------- ----------- -------
Total other comprehensive income 1,118 613 16,019
Total comprehensive (loss)/income for
the period (17,960) 11,077 27,031
--------------------------------------- -------- ----------- -------
All recognised income for the period is attributable to equity
shareholders.
The accompanying notes are an integral part of these condensed
consolidated interim financial statements.
Consolidated condensed balance sheet
as at 31 December 2022
31 December 31 December 30 June
2022 2021 2022
Unaudited Unaudited Audited
Notes GBP000 GBP000 GBP000
----------------------------------------- ----------- ----------- ---------
Non-current assets
Property rental
Investment properties 6 174,361 203,870 201,106
Investments in joint ventures 8 16,225 17,136 18,016
------------------------------------- ----------- ----------- ---------
190,586 221,006 219,122
----------------------------------------- ----------- ----------- ---------
Car park activities
Freehold and right of use properties 6 68,607 73,213 72,226
Goodwill and intangible assets 7 4,165 4,996 4,912
72,772 78,209 77,138
----------------------------------------- ----------- ----------- ---------
Hotel operations
Freehold properties 6 9,100 9,030 9,100
9,100 9,030 9,100
Fixtures, equipment and motor
vehicles 6 1,007 928 976
Investments 9 8,427 9,367 4,506
------------------------------------- ----------- ----------- ---------
Total non-current assets 281,892 318,540 310,842
----------------------------------------- ----------- ----------- ---------
Current assets
Investments 9 5,148 - -
Trade and other receivables 2,190 22,343 21,708
Cash and cash equivalents 15,188 18,157 22,150
----------------------------------------- ----------- ----------- ---------
22,526 40,500 43,858
Assets held for sale - 11,515 20,368
----------------------------------------- ----------- ----------- ---------
Total current assets 22,526 52,015 64,226
----------------------------------------- ----------- ----------- ---------
Total assets 304,418 370,555 375,068
----------------------------------------- ----------- ----------- ---------
Current liabilities
Trade and other payables (11,197) (11,247) (9,828)
Bank overdrafts (10,801) (18,539) (23,414)
Financial liabilities 10 (5,131) (36,605) (34,655)
Total current liabilities (27,129) (66,391) (67,897)
----------------------------------------- ----------- ----------- ---------
Non-current liabilities
Financial liabilities 10 (125,045) (139,112) (127,867)
----------------------------------------- ----------- ----------- ---------
Total liabilities (152,174) (205,503) (195,764)
----------------------------------------- ----------- ----------- ---------
Net assets 152,244 165,052 179,304
----------------------------------------- ----------- ----------- ---------
Equity attributable to owners of the Parent
Called up share capital 11 12,113 13,193 13,132
Share premium account 200 200 200
Capital redemption reserve 1,736 656 717
Revaluation reserve 1,334 500 1,213
Retained earnings 136,861 150,503 164,042
----------------------------------------- ----------- ----------- ---------
Total equity 152,244 165,052 179,304
----------------------------------------- ----------- ----------- ---------
Net asset value per share 13 314p 313p 341p
------------------------------------- ----------- ----------- ---------
The accompanying notes are an integral part of these condensed
consolidated interim financial statements.
Consolidated condensed statement of changes in equity
for the six months ended 31 December 2022
Share Capital
Share premium redemption Revaluation Retained Total
capital account reserve Reserve earnings equity
GBP000 GBP000 GBP000 GBP000 GBP000 GBP000
---------------------------------------------- ------- ---------- ----------- --------- --------
Balance at 1 July 2021 13,282 200 567 500 140,846 155,395
Comprehensive income/(loss) for
the year
Profit for the period - - - - 10,464 10,464
Other comprehensive income - - - - 613 613
Total comprehensive income for
the period - - - - 11,077 11,077
Contributions by and distributions
to owners
Arising on purchase and cancellation
of own shares (89) - 89 - (496) (496)
Dividends relating to the year ended
30 June 2021 - - - - (924) (924)
------------------------------------- ------- ------- ---------- ----------- --------- --------
Balance at 31 December 2021 13,193 200 656 500 150,503 165,052
------------------------------------- ------- ------- ---------- ----------- --------- --------
Balance at 1 July 2022 13,132 200 717 1,213 164,042 179,304
Comprehensive income for the year
Loss for the period - - - - (19,078)) (19,078)
Other comprehensive income - - - 121 997 1,118
Total comprehensive loss for the
period - - - 121 (18,081) (17,960)
Contributions by and distributions
to owners
Arising on purchase and cancellation
of own shares (1,019) - 1,019 - (7,889) (7,889)
Dividends relating to the year ended
30 June 2022 - - - - (1,211) (1,211)
------------------------------------- ------- ------- ---------- ----------- --------- --------
Balance at 31 December 2022 12,113 200 1,736 1,334 136,861 152,244
------------------------------------- ------- ------- ---------- ----------- --------- --------
The accompanying notes are an integral part of these condensed
consolidated interim financial statements.
Consolidated condensed cash flow statement
for the six months ended 31 December 2022
Six months Six months ended Year ended
ended
31 December 31 December 30 June 2022
2022 2021
Unaudited Unaudited Audited
------------------ --------------------
Notes GBP000 GBP000 GBP000 GBP000 GBP000 GBP000
-------------------------------------- ------ -------- -------- -------- -------- -------- --------
Cash flows from operating activities
Cash generated from operations 12 7,108 6,551 11,688
Interest paid (3,232) (3,274) (6,839)
Net cash generated from operating
activities 3,876 3,277 4,849
---------------------------------------------- -------- -------- -------- -------- -------- ----------
Cash flows from investing activities
Purchases and construction of investment
properties (7,532) (7,424) (7,433)
Refurbishment of investment properties (295) (590) (1,617)
Purchases of fixtures, equipment and
motor vehicles (157) (102) (283)
Proceeds from sale of investment properties 39,016 5,044 20,608
Proceeds from sale of investments
incl. loan repayments 11,566 - 68
Payments for business acquisitions - (189) (293)
Investments in joint ventures - - (326)
Net cash generated from/(used in) investing
activities 42,598 (3,261) 10,724
-------------------------------------------------------- -------- -------- -------- -------- ----------
Cash flows from financing activities
Proceeds from borrowings 5,000 4,086 6,399
Repayment of borrowings (37,107) (3,721) (18,643)
Arrangement fees paid - - (380)
Principle element of lease payments (828) (824) (1,648)
Re-purchase of own shares (7,888) (496) (885)
Dividends paid to shareholders - - (2,237)
Net cash used in financing activities (40,823) (955) (17,394)
---------------------------------------------- -------- -------- -------- -------- -------- ----------
Net increase/(decrease) in cash and
cash equivalents 5,651 (939) (1,821)
Cash and cash equivalents at beginning
of period (1,264) 557 557
---------------------------------------------- -------- -------- -------- -------- -------- ----------
Cash and cash equivalents at end
of period 4,387 (382) (1,264)
---------------------------------------------- -------- -------- -------- -------- -------- ----------
Cash and cash equivalents at the year-end are comprised of the following:
Cash balances 15,188 18,157 22,150
Overdrawn balances (10,801) (18,539) (23,414)
---------------------------------------------- -------- -------- -------- -------- -------- ----------
4,387 (382) (1,264)
---------------------------------------------- -------- -------- -------- -------- -------- ----------
The Consolidated Cash Flow Statement should be read in
conjunction with Note 12.
The accompanying notes are an integral part of these condensed
consolidated interim financial statements.
Notes to the consolidated interim financial information
1. Financial information
General information
Town Centre Securities PLC (the "Company") is a public limited
company domiciled in the United Kingdom. Its shares are listed on
the main market of the London Stock Exchange. The address of its
registered office is Town Centre House, The Merrion Centre, Leeds
LS2 8LY. The principal activities of the group during the period
remained those of property investment, development and trading and
the provision of car parking.
This interim financial information was approved by the board on
8 March 2023.
The comparative financial information for the year ended 30 June
2022 in this half-yearly report does not constitute statutory
accounts for that year as defined in section 434 of the Companies
Act 2006. The statutory accounts for the year ended 30 June 2022
have been delivered to the Registrar of Companies. The auditors'
report on those accounts was unqualified, did not draw attention to
any matters by way of emphasis, and did not contain a statement
under 498(2) or 498(3) of the Companies Act 2006.
Basis of preparation
These condensed consolidated financial statements have been
prepared in accordance with IAS 34, "Interim Financial Reporting",
in accordance with UK adopted international accounting standards.
They do not include all disclosures that would otherwise be
required in a complete set of financial statements and should be
read in conjunction with the accounts for the year ended 30 June
2022. The financial information for the six months ended 31
December 2022 and 31 December 2021 is unaudited.
Significant accounting policies
The accounting policies adopted are consistent with those of the
previous financial year.
The group's financial performance is not seasonal.
Taxes on income in the interim periods are accrued using the tax
rate that would be applicable to expected total annual
earnings.
In the current environment, the directors consider the revenue
to be of particular importance and therefore we set out below our
revenue policy in respect of rental income:
Rental income
Revenue includes rental income net of VAT.
Most of the Group's rental income is billed either monthly or
quarterly in advance. A receivable and deferred income is
recognised at the date payment is due
Rent receivables recognised are subject to impairment (refer to
the Trade and Other Related Party receivables policy in the
financial statements of the Company for the year ended 30 June
2022).
Any lease incentives are spread on a straight-line basis across
the period of the lease.
Rental income is recognised as revenue (to the extent it is
considered collectible) as follows:
i) Fixed rental income is recognised on a straight-line basis over the term of the lease;
ii) turnover rents are based on underlying turnover and are
recognised in the period to which the turnover relates;
iii) rent reviews are recognised in the period to which they
relate providing they have been agreed or otherwise on agreement;
and
iv) Where rent concessions have been granted that reduce the
payments due under a lease in future periods the total revised
consideration (plus any prepaid or accrued lease payments) is
spread over the remaining lease term from the date the concession
is granted.
Use of estimates and judgements
There have been no changes in the method of applying appropriate
accounting estimates in the period. Any difference between the
receivables previously recognised and the cash subsequently
collected has been disclosed in the income statement. There have
been no other estimates of amounts reported in prior periods which
have a material impact on the current half year period.
Going concern
The financial information for the six months ended 31 December
2022 have been prepared on a going concern basis. In light of the
current macro-economic environment the Directors have considered
various downside scenarios to the Group's financial forecasts in
assessing its ability to continue as a going concern. Despite the
negative economic impacts and the uncertainty created, the
scenarios reviewed confirm the appropriateness of preparing these
financial statements on a going concern basis. The Group is
currently in compliance with all of its covenants. The most
material risks concern the impact on the valuation of the property
portfolio and our ability to meet bank loan and debenture
covenants, although the Group does have potential mitigants at its
disposal to address these uncertainties which include, but are not
limited to, further disposals of assets, pledging as additional
security ungeared properties valued at GBP9.5m at 31 December 2022
and seeking lender consent to an extension of financial covenant
waivers to cover extended periods of disruption.
2. Segmental information
The chief operating decision-maker has been identified as the
board. The board reviews the group's internal reporting in order to
assess performance and allocate resources. The board has determined
the operating segments based on these reports.
Segmental assets
31 December 31 December 30 June
2022 2021 2022
GBP000 GBP000 GBP000
----------------------------- ----------- -------
Property rental 212,712 287,980 263,598
Car park activities 69,031 73,545 77,496
Hotel operations 9,100 9,030 9,100
Investments 13,575 - 24,874
-------------------- ------- ----------- -------
Total assets 304,418 370,555 375,068
-------------------- ------- ----------- -------
Segmental results
Six months ended Six months ended
31 December 2022 31 December 2021
Property Car Hotel Invest- Property Car Hotel
park park
rental activities operations ments Total rental activities operations Total
GBP000 GBP000 GBP000 GBP000 GBP000 GBP000 GBP000 GBP000 GBP000
--------------------- -------- ---------- ---------- ------- -------- -------- ---------- ---------- -------
Gross revenue (excl.
service charge
income) 5,873 6,748 1,661 - 14,282 5,763 5,733 1,443 12,939
Service charge income 1,404 - - - 1,404 1,415 - - 1,415
--------------------- -------- ---------- ---------- ------- -------- -------- ---------- ---------- -------
Gross revenue 7,277 6,748 1,661 - 15,686 7,178 5,733 1,443 14,354
Provision for
impairment
of debtors 80 - - - 80 392 - - 392
Service charge
expenses (1,924) - - - (1,924) (2,154) - - (2,154)
Property expenses (482) (4,056) (1,373) - (5,911) (454) (3,318) (1,157) (4,929)
--------------------- -------- ---------- ---------- ------- -------- -------- ---------- ---------- -------
Net revenue 4,951 2,692 288 - 7,931 4,962 2,415 286 7,663
Administrative
expenses (2,998) (626) - - (3,624) (2,422) (531) - (2,953)
Other income 515 4 - - 519 1,302 - - 1,302
Share of post tax
profits
from joint ventures 423 - - - 423 494 - - 494
--------------------- -------- ---------- ---------- ------- -------- -------- ---------- ---------- -------
Operating profit
before
valuation movements 2,891 2,070 288 - 5,249 4,336 1,884 286 6,506
Valuation movement on
investment
properties (14,192) - - - (14,192) 6,433 - - 6,433
Impairment of car
parking
assets - (2,659) - - (2,557) - (340) - (340)
Impairment of
goodwill - (624) - - (624) - - - -
Reversal of
impairment
of hotel assets - - - - - - - 121 121
(Loss)/profit on
disposal
of investment
properties (182) - - - (182) 1,194 - - 1,194
Loss on disposal of
investments - - - (803) (803) - - - -
Valuation movement on
joint venture
properties (2,350) - - - (2,350) 430 - - 430
Operating
(loss)/profit (13,833) (1,213) 288 (803) (15,561) 12,393 1,544 407 14,344
Finance costs (3,821) (3,880)
Finance income 304 -
(Loss)/profit before
taxation (19,078) 10,464
Taxation - -
--------------------- -------- ---------- ---------- ------- -------- -------- ---------- ---------- -------
(Loss)/profit for the
period (19,078) 10,464
--------------------- -------- ---------- ---------- ------- -------- -------- ---------- ---------- -------
All results are derived from activities conducted in the United
Kingdom.
The car park results include car park income from sites that are
held for future development. The value of these sites has been
determined based on their development value and therefore the total
value of these assets has been included within the assets of the
property rental business.
The net revenue at the development sites for the six months
ended 31 December 2022, arising from car park operations, was
GBP2,436,000. After allowing for an allocation of administrative
expenses, the operating profit at these sites was GBP864,000.
Revenue received within the car park and hotel segments, along
with service charge income from the property rental segment, is the
only revenue recognised on a contract basis under IFRS 15. All
other revenue within the property segment comes from rental lease
agreements.
3. Finance costs
Six months Six months Year
ended ended ended
31 December 31 December 30 June
2022 2021 2022
GBP000 GBP000 GBP000
--------------------------------------------- ----------- -------
Interest on debenture loan stock 2,583 2,674 5,303
Interest payable on bank borrowings 649 600 1,265
Amortisation of arrangement fees 115 120 252
Loss on repurchase of debenture
stock - - 272
Interest expense on lease liabilities 474 486 971
-------------------------------------- ----- ----------- -------
Total finance costs 3,821 3,880 8,063
-------------------------------------- ----- ----------- -------
Interest receivable on loans to
joint ventures (136) - (163)
Other interest receivable (168) - (413)
-------------------------------------- ----- ----------- -------
Total finance income (304) - (576)
Net finance costs 3,517 3,880 7,487
-------------------------------------- ----- ----------- -------
4. Dividends
Six months Six months Year
ended ended ended
31 December 31 December 30 June
2022 2021 2022
GBP000 GBP000 GBP000
--------------------------------------- ----------- -------
2021 final dividend: 1.75p per
25p share - 924 924
2022 interim dividend: 2.5p per
25p share - - 1,313
2022 final dividend: 2.5p per
25p share 1,211 - -
-------------------------------- ----- ----------- -------
1,211 924 2,237
-------------------------------- ----- ----------- -------
A final dividend in respect of the year ended 30 June 2022 of
2.5p per share was approved at the company's annual general meeting
(AGM) on 22 November 2022 and was paid to shareholders on 6 January
2023. The entire dividend was paid as an ordinary dividend.
An interim dividend in respect of the year ending 30 June 2023
of 2.5p per share is proposed. This dividend, based on the shares
in issue at 8 March 2023, amounts to GBP1.2m which has not been
reflected in these interim accounts and will be paid on 16 June
2023 to shareholders on the register on 19 May 2023. This dividend
will be paid entirely as a Property Income Distribution.
5. Earnings per share
The calculation of basic earnings per share has been based on
the profit for the period, divided by the number of shares in
issue. The weighted average number of shares in issue during the
period was 49,685,860 (2021: 52,945,786).
Six months Six months
ended ended
31 December 31 December Year ended
2022 2021 30 June 2022
---------------------------------------- -------------------- -------------------- --------------------
Earnings Earnings Earnings
Earnings per share Earnings per share Earnings per share
GBP000 Pence GBP000 Pence GBP000 Pence
---------------------------------------- -------- ---------- -------- ---------- -------- ----------
Basic earnings and earnings per
share (19,078) (38.4) 10,464 19.8 11,012 20.9
Valuation movement on investment
properties 14,192 28.6 (6,433) (12.1) (3,489) (6.6)
Impairment of car parking assets 2,659 5.4 340 0.6 384 0.7
Reversal of impairment of hotel
assets - - (121) (0.2) - -
Impairment of goodwill 624 1.3
Loss/(profit) on disposal of investment
properties 182 0.3 (1,194) (2.3) (4,563) (8.7)
Valuation movement on properties
held in joint ventures 2,350 4.7 (430) (0.8) (430) (0.8)
Loss on disposal of investments 803 1.6 - - 89 0.2
Loss on repurchase of debenture
stock - - - - 272 0.5
---------------------------------------- -------- ---------- -------- ---------- -------- ----------
EPRA earnings and earnings per
share 1,732 3.5 2,626 5.0 3,275 6.2
---------------------------------------- -------- ---------- -------- ---------- -------- ----------
There is no difference between basic and diluted earnings per
share.
There is no difference between basic and diluted EPRA earnings
per share.
6. Tangible fixed assets
(a) Investment properties - property rental business
Right of
Freehold use asset Development Total
GBP000 GBP000 GBP000 GBP000
-------------------------------------- ------------ --------------- ---------
Valuation at 1 July 2021 174,690 2,768 41,451 218,909
Additions at cost 7,433 - - 7,433
Other capital expenditure 1,053 22 542 1,617
Disposals (29,680) (518) - (30,198)
Valuation movement 2,878 (22) 633 3,489
Movement in tenant lease
incentives (144) - - (144)
Valuation at 1 July 2022 156,230 2,250 42,626 201,106
-------------------------- ---------- ------------ --------------- ---------
Additions at cost 7,532 - - 7,532
Capital expenditure 205 31 59 295
Disposals (7,645) - (12,750) (20,395)
Valuation movement (15,577) (31) 1,416 (14,192)
Movement in tenant lease
incentives 15 - - 15
Valuation at 31 December
2022 140,760 2,250 31,351 174,361
-------------------------- ---------- ------------ --------------- ---------
Included within Investment properties (Development) is an asset
valued at GBP10.0m (2021: GBP8.5m) that relates to land that is
expected to be sold in March 2023. At 31 December 2022 there was
sufficient uncertainty around both the Section 106 planning
agreement with the local authority and the purchasers funding
agreement that the sale was judged to not be highly probable and
accordingly not transferred assets held for sale.
(b) Freehold and right of use properties - car park
activities
Right of
Freehold use Total
asset
GBP000 GBP000 GBP000
--------------------------------------------- --------- ---------
Book Value at 1 July 2021 29,900 44,602 74,502
IFRS16 adjustment - (96) (96)
Depreciation (316) (1,480) (1,796)
Impairment (384) - (384)
---------------------------------- --------- --------- ---------
Book Value at 1 July 2022 29,200 43,026 72,226
---------------------------------- --------- --------- ---------
IFRS16 adjustment - (48) (48)
Depreciation (156) (756) (912)
Impairment (1,564) (1,095) (2,659)
Book Value at 31 December 2022 27,480 41,127 68,607
---------------------------------- --------- --------- ---------
The historical cost of freehold properties and right-of-use
assets relating to car park activities is GBP30,153,000 (2021:
30,153,000)
(c) Freehold properties - hotel operations
Freehold
GBP000
-------------------------------------
Valuation at 30 June 2021 8,630
Depreciation (243)
Valuation movement 713
------------------------------ -----
Valuation at 1 July 2022 9,100
------------------------------ -----
Depreciation (121)
Valuation movement 121
------------------------------ -----
Valuation at 31 December 2022 9,100
------------------------------ -----
The fair value of the Group's investment and development
properties, freehold car parks, hotel operations and assets held
for sale have been determined principally by independent,
appropriately qualified external valuers CBRE and Jones Lang
LaSalle. The remainder of the portfolio has been valued by the
Property Director.
Valuations are performed bi-annually and are performed
consistently across the Group's whole portfolio of properties. At
each reporting date appropriately qualified employees verify all
significant inputs and review computational outputs. The external
valuers submit and present summary reports to the Property Director
and the Board on the outcome of each valuation round.
Valuations take into account tenure, lease terms and structural
condition. The inputs underlying the valuations include market
rents or business profitability, incentives offered to tenants,
forecast growth rates, market yields and discount rates and selling
costs including stamp duty.
The development properties principally comprise land in Leeds
and Manchester. These have also been valued by appropriately
qualified external valuers Jones Lang LaSalle, taking into account
an assessment of their realisable value in their existing state and
condition based on market evidence of comparable transactions and
residual value calculations.
Leasehold (right-of-use) car park properties are accounted for
using the cost model including an assessment of the future value of
the minimum lease payments and are amortised on a straight line
basis over the remaining term of the lease or useful economic live
if deemed to be shorter.
Property income, values and yields have been set out by category
in the table below.
Initial Reversionary
Passing ERV Value yield yield
rent
GBP'000 GBP'000 GBP000 % %
-------------------------- --------- ------- ------- --------- --------------
Retail and leisure 914 1,284 14,510 6.0 8.4
Merrion Centre (excluding
offices) 4,884 5,194 52,649 8.8 9.3
Offices 2,782 5,017 55,391 4.7 8.6
Hotels 710 710 9,100 7.4 7.4
Out of town retail 1,086 1,070 13,000 7.9 7.8
Residential 429 442 7,460 5.4 5.4
-------------------------- --------- ------- ------- --------- --------------
10,805 13,717 152,110 6.7 8.5
-------------------------- --------- ------- ------- --------- --------------
Development property 31,351
Car parks 68,607
252,068
-------------------------- --------- ------- -------
Investment properties (freehold and right of use) and hotel
operations
The effect on valuation (excluding development property and car
parks) of applying a different yield and a different ERV would be
as follows:
Valuation at an initial yield of 7.7% - GBP132.4m, Valuation at
5.7% - GBP178.7m
Valuation at a reversionary yield of 9.5% - GBP136.1m, Valuation
at 7.5% - GBP172.3m
Investment properties (development properties)
The key unobservable inputs in the valuation of one of the
Group's development properties of GBP14.8m is the assumed per acre
or per unit land value. The effect on the development property
valuation of applying a different assumed per acre or per unit land
value would be as follows:
Valuation in the Consolidated Financial Statements if a 5%
increase in the per acre or per unit value - GBP15.5m, 5% decrease
in the per acre or per unit value - GBP14.1m.
The other key development property in the Group is valued on a
per acre development land value basis, the effect on the
development property valuation of applying reasonable sensitivities
would not create a material impact.
Freehold car park activities
The effect on the total valuation of the Group's freehold car
park properties of GBP27.5m in applying a different yield/discount
rate would be as follows:
Valuation in the Consolidated Financial Statements based on a 1%
decrease in the yield/discount rate - GBP32.4m, 1% increase in the
yield/discount rate - GBP23.9m
Property valuations can be reconciled to the carrying value of
the properties in the balance sheet as follows:
Investment Freehold Hotel operations
Properties and Leasehold
Properties Total
GBP000 GBP000 GBP000 GBP000
-------------------------------------- ----------- -------------- ---------------- -------
Externally valued by CB Richard
Ellis 98,975 22,500 9,100 130,575
Externally valued by Jones Lang
LaSalle 75,335 4,980 - 80,315
Investment and development properties
valued by the Directors 51 - - 51
Right-of-Use Assets - 41,127 - 41,127
At 31 December 2022 174,361 68,607 9,100 252,068
-------------------------------------- ----------- -------------- ---------------- -------
All investment properties, freehold properties held in property
plant and equipment, hotel operations and assets held for sale are
measured at fair value in the consolidated balance sheet and are
categorised as level 3 in the fair value hierarchy as defined in
IFRS13 as one or more inputs to the valuation are partly based on
unobservable market data. In arriving at their valuation for each
property (as in prior years) both the independent external valuers
and the Directors have used the actual rent passing and have also
formed an opinion as to the two significant unobservable inputs
being the market rental for that property and the yield (i.e. the
discount rate) which a potential purchaser would apply in arriving
at the market value. Both these inputs are arrived at using market
comparables for the type, location and condition of the
property.
(d) Fixtures, equipment and motor vehicles
Accumulated Net book
Cost depreciation value
GBP000 GBP000 GBP000
-------------------- ------ ------------ --------
At 1 July 2021 4,711 3,756 955
Additions 283 - 283
Depreciation - 262 (262)
-------------------- ------ ------------ --------
At 1 July 2022 4,994 4,018 976
-------------------- ------ ------------ --------
Additions 156 - 156
Depreciation - 125 (125)
-------------------- ------ ------------ --------
At 31 December 2022 5,150 4,143 1,007
-------------------- ------ ------------ --------
7. Goodwill and intangible assets
Six months Six months Year
ended ended ended
31 December 31 December 30 June
2022 2021 2022
GBP000 GBP000 GBP000
------------------------------------- ----------- ----------- -------
Goodwill
At start of the period 4,436 4,436 4,436
Impairment (624) - -
3,812 4,436 4,436
------------------------------------- ----------- ----------- -------
Intangible assets
At start of period 476 405 405
On acquisition of subsidiaries - 250 293
Amortisation (123) (95) (222)
------------------------------------- ----------- ----------- -------
353 560 476
------------------------------------- ----------- ----------- -------
Total goodwill and intangible assets 4,165 4,996 4,912
------------------------------------- ----------- ----------- -------
Goodwill represents the difference between the fair value of the
consideration paid on the acquisitions of car park businesses and
the fair value of the assets and liabilities acquired as part of
these business combinations.
Intangible assets represent short term customer contracts
relating to car park enforcement businesses acquired in the
periods.
8. Investments in joint ventures
Six months Six months Year
ended ended Ended
31 December 31 December 30 June
2022 2021 2022
GBP000 GBP000 GBP000
----------------------------- ----------- ----------- -------
Interest in joint ventures
At start of period 18,016 16,212 16,212
Investments in joint venture - - 326
Share of profits after tax 423 432 885
Loan interest 136 62 163
Valuation movement (2,350) 430 430
At end of period 16,225 17,136 18,016
----------------------------- ----------- ----------- -------
Investments in joint ventures are
broken down as follows:
31 December 31 December 30 June
2022 2021 2022
GBP000 GBP000 GBP000
---------------------------------- ----------- ----------- -------
Equity 9,764 11,238 11,691
Loans 6,461 5,898 6,325
16,225 17,136 18,016
---------------------------------- ----------- ----------- -------
Investments in joint ventures primarily relates to the Group's
interest in the partnership capital of Merrion House LLP and loan
to Belgravia Living Group Limited. The investment property held
within these joint ventures has been externally valued at each
reporting date.
9. Investments
31 December 31 December 30 June
2022 2021 2022
GBP000 GBP000 GBP000
---------------------------------------------- ----------- -------
Current Assets
Loan notes - Deferred Consideration 4,385 - -
Loan notes - Contingent Consideration 763 - -
5,148 - -
-------------------------------------- ------ ----------- -------
Non-Current Assets
Listed investments 5,063 5,952 4,096
Non-listed investments 410 3,415 410
Loan notes - Deferred Consideration 2,954 - -
8,427 9,367 4,506
-------------------------------------- ------ ----------- -------
13,575 9,367 4,506
-------------------------------------- ------ ----------- -------
Listed investments
31 December 31 December 30 June
2022 2021 2022
GBP000 GBP000 GBP000
---------------------------------------- ----------- -------
At start of the period 4,096 5,802 5,802
Disposals (30) (63) (62)
Increase in value of investments 997 213 (1,644)
At the end of the period 5,063 5,952 4,096
--------------------------------- ----- ----------- -------
Listed investments relate to an equity shareholding in a company
listed on the London Stock Exchange. This is stated at market value
in the table above and has a historic cost of GBP877,755 (2021:
GBP882,300).
Listed investments are measured at fair value in the
consolidated balance sheet and are categorised as level 1 in the
fair value hierarchy as defined in IFRS 13 as the inputs to the
valuation are based on quoted market prices.
The maximum risk exposure at the reporting date is the fair
value of the other investments.
Non-listed investments
31 December 31 December 30 June
2022 2021 2022
GBP000 GBP000 GBP000
----------------------------------------- ----------- --------
At the start of the year 410 3,415 3,415
Loan interest - - 413
Increase in value of investments - - 16,950
Transferred to assets held for sale - - (20,368)
410 3,415 410
------------------------------------ --- ----------- --------
In the prior year, non-listed investments primarily related to
an equity shareholding and loans advanced to YourParkingSpace
Limited ('YPS'), a privately owned company incorporated in the
United Kingdom. The investment in YPS was transferred to assets
held for sale in the year ending 30 June 2022.
In July 2022, the Company sold its investment in YPS for day one
proceeds of GBP11.56m plus deferred and contingent elements of
consideration in the form of loan notes. This day one receipt
included GBP9.61m relating to the Company's equity interest in YPS
and a further GBP1.95m in full repayment of it's shareholder loan
to YPS.
The Non-listed investments are categorised as level 3 in the
fair value hierarchy as defined in IFRS 13 as the inputs to the
valuation are based on unobservable inputs.
Loan Notes - Deferred Consideration
31 December 31 December 30 June
2022 2021 2022
GBP000 GBP000 GBP000
------------------------------------------- ----------- -------
Current assets
At the start of the year - - -
Loan notes issued to the Company in
the period 4,287 - -
Loan interest 98 - -
4,385 - -
------------------------------------ ----- ----------- -------
Non-current assets
At the start of the year - - -
Loan notes issued to the Company in
the period 2,888 - -
Loan interest 66 - -
2,954 - -
------------------------------------ ----- ----------- -------
The interest earned on the deferred consideration loan notes is
5% per annum.
The deferred consideration loan notes are accounted for using
the amortised cost basis and are assessed for impairment under the
IFRS 9 expected credit loss model.
Loan Notes - Contingent Consideration
31 December 31 December 30 June
2022 2021 2022
GBP000 GBP000 GBP000
---------------------------------------------- ----------- -------
At the start of the year - - -
Loan notes issued to the Company in
the period 743 - -
Unwind of discount applied to contingent
consideration 20 - -
763 - -
----------------------------------------- --- ----------- -------
The contingent consideration loan notes were initially
recognised at fair value, based on the estimated performance of YPS
in the 14 month period ended October 2023. This is an estimate
prepared by the Company. The contingent consideration loan notes
are then accounted for using the fair value through profit and loss
basis. Following completion of the sale of its investment in YPS,
the Company does not have access to any current YPS management
information. With the it's knowledge of the UK Car Parking market,
together with the volume of business the Group is continuing to
generate on it's own car parks through the YPS platform, the
Company does not believe the contingent consideration has suffered
any impairment in the period.
These loan note assets are categorised as level 3 in the fair
value hierarchy as defined in IFRS 13 as the inputs to the
valuation are based on unobservable inputs.
10. Financial liabilities
31 December 31 December 30 June
2022 2021 2022
GBP000 GBP000 GBP000
----------------------------------------------- ----------- -------
Current
Bank borrowings 3,466 34,956 32,999
Lease liabilities 1,665 1,649 1,656
-------------------------------------- ------- ----------- -------
5,131 36,605 34,655
-------------------------------------- ------- ----------- -------
Non-Current
Bank borrowings 2,328 12,293 4,792
Lease liabilities 26,717 27,426 27,080
5.375% First mortgage debenture stock 96,000 99,393 95,995
125,045 139,112 127,867
-------------------------------------- ------- ----------- -------
130,176 175,715 162,522
-------------------------------------- ------- ----------- -------
Fair value of current borrowings
The fair value of bank borrowings and overdrafts approximates to
their carrying value.
Fair value of non-current borrowings
31 December
2022 31 December 2021 30 June 2022
---------------------------- -------------- ---------------------- ----------------------
Book Fair Fair value Fair value
value value Book value Book value
GBP000 GBP000 GBP000 GBP000 GBP000 GBP000
---------------------------- ------ ------ ---------- ---------- ---------- ----------
Debenture stock 96,000 83,782 99,393 107,311 95,995 94,694
Non-current bank borrowings 2,328 2,328 12,293 12,293 4,792 4,792
---------------------------- ------ ------ ---------- ---------- ---------- ----------
11. Called up equity share capital
Authorised
164,879,000 (30 June 2022: 164,879,000) ordinary shares of 25p
each.
Issued and fully paid up Number of Nominal
shares value
000 GBP000
---------------------------------- --------- -------
At 1 July 2022 52,531 13,132
Purchase and cancellation of own
shares (4,075) (1,019)
---------------------------------- --------- -------
At 31 December 2022 48,456 12,113
---------------------------------- --------- -------
12. Cash flows from operating activities
Six months Six months Year
ended ended ended
31 December 31 December 30 June
2022 2021 2022
GBP000 GBP000 GBP000
------------------------------------------------- ----------- ----------- -------
Loss for the period (19,078) 10,464 11,012
Depreciation 1,159 1,151 2,301
Amortisation 123 95 222
Loss/(profit) on disposal of investment
properties 171 (1,194) (4,563)
Profit on sale of fixed assets (16) - -
Loss on sale of investments 814 - 89
Finance costs 3,821 3,880 8,063
Finance income (304) - (576)
Share of joint venture losses/(profits)
after tax 1,927 (924) (1,315)
Movement in revaluation of investment properties 14,192 (6,433) (3,489)
Movement in lease incentives (15) (27) 144
Impairment of car parking assets 2,659 340 384
Reversal of impairment of hotel assets - (121) -
Impairment of goodwill 624 - -
Decrease in receivables 813 524 1,083
Increase/(decrease) in payables 218 (1,204) (1,667)
------------------------------------------------- ----------- ----------- -------
Cash generated from operations 7,108 6,551 11,688
------------------------------------------------- ----------- ----------- -------
13. Net asset value per share
Net asset value per share is calculated as the net assets of the
Group attributable to shareholders at each balance sheet date,
divided by the number of shares in issue at that date.
Six months Six months Year
ended ended ended
31 December 31 December 30 June
2022 2021 2022
Net asset value (GBP'000) 152,244 165,052 179,304
------------------------------------ ------------ ------------ --------
Number of ordinary shares in issue
(000) 48,456 52,775 52,531
------------------------------------ ------------ ------------ --------
Net asset value per share (pence) 314p 313p 341p
------------------------------------ ------------ ------------ --------
14. Related party information
There have been no material changes in the related party
transactions described in the 2022 Accounts.
15. Post Balance Sheet Events
On 28 January 2023 the Company completed the buyback for
cancellation of GBP13.7m of its 5.375% first mortgage debenture
stock. As part of this transaction current bank borrowings
increased by GBP11.0m on that day.
INDEPENT REVIEW REPORT TO Town Centre Securities Plc
Conclusion
We have been engaged by the company to review the condensed set
of financial statements in the half-yearly financial report for the
six months ended 31 December 2022 which comprises the consolidated
condensed income statement, the consolidated condensed balance
sheet, the consolidated condensed statement of changes in equity,
the consolidated condensed cash flow statement and the notes to the
financial information
Based on our review, nothing has come to our attention that
causes us to believe that the condensed set of financial statements
in the half-yearly financial report for the six months ended 31
December 2022 is not prepared, in all material respects, in
accordance with UK adopted International Accounting Standard 34 and
the Disclosure Guidance and Transparency Rules of the United
Kingdom's Financial Conduct Authority.
Basis for conclusion
We conducted our review in accordance with International
Standard on Review Engagements (UK) 2410, "Review of Interim
Financial Information Performed by the Independent Auditor of the
Entity" ("ISRE (UK) 2410"). A review of interim financial
information consists of making enquiries, primarily of persons
responsible for financial and accounting matters, and applying
analytical and other review procedures. A review is substantially
less in scope than an audit conducted in accordance with
International Standards on Auditing (UK) and consequently does not
enable us to obtain assurance that we would become aware of all
significant matters that might be identified in an audit.
Accordingly, we do not express an audit opinion.
As disclosed in note 1, the annual financial statements of the
group are prepared in accordance with UK adopted international
accounting standards. The condensed set of financial statements
included in this half-yearly financial report has been prepared in
accordance with UK adopted International Accounting Standard 34,
"Interim Financial Reporting.
Conclusions relating to going concern
Based on our review procedures, which are less extensive than
those performed in an audit as described in the Basis for
conclusion section of this report, nothing has come to our
attention to suggest that the directors have inappropriately
adopted the going concern basis of accounting or that the directors
have identified material uncertainties relating to going concern
that are not appropriately disclosed.
This conclusion is based on the review procedures performed in
accordance with ISRE (UK) 2410, however future events or conditions
may cause the group to cease to continue as a going concern.
Responsibilities of directors
The directors are responsible for preparing the half-yearly
financial report in accordance with the
Disclosure Guidance and Transparency Rules of the United
Kingdom's Financial Conduct Authority.
In preparing the half-yearly financial report, the directors are
responsible for assessing the company's ability to continue as a
going concern, disclosing, as applicable, matters related to going
concern and using the going concern basis of accounting unless the
directors either intend to liquidate the company or to cease
operations, or have no realistic alternative but to do so.
Auditor's responsibilities for the review of the financial
information
In reviewing the half-yearly report, we are responsible for
expressing to the Company a conclusion on the condensed set of
financial statement in the half-yearly financial report. Our
conclusion, including our Conclusions Relating to Going Concern,
are based on procedures that are less extensive than audit
procedures, as described in the Basis for Conclusion paragraph of
this report.
Use of our report
Our report has been prepared in accordance with the terms of our
engagement to assist the Company in meeting the requirements of the
Disclosure Guidance and Transparency Rules of the United Kingdom's
Financial Conduct Authority and for no other purpose. No person is
entitled to rely on this report unless such a person is a person
entitled to rely upon this report by virtue of and for the purpose
of our terms of engagement or has been expressly authorised to do
so by our prior written consent. Save as above, we do not accept
responsibility for this report to any other person or for any other
purpose and we hereby expressly disclaim any and all such
liability.
BDO LLP
Chartered Accountants
London, UK
Date 8 March 2023
BDO LLP is a limited liability partnership registered in England
and Wales (with registered number OC305127).
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END
IR FFFFIVTITIIV
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