RNS Number : 3057G
Highcroft Investments PLC
29 March 2022
 

 

 

Highcroft Investments PLC ("Highcroft" or the "Company")

 

Final results for the year ended 31 December 2021

 

 

KEY HIGHLIGHTS

·      6.7% increase in investment property valuation to £87,565,000 (2020 £82,060,000)

·      11.1% increase in property valuation on a like-for-like basis (2020 5.4% decrease)

·      3.8% decrease in net property income to £5,258,000 (2020 £5,464,000)

·      2021 rent collection 97% (2020 94%)

·      One property disposal in the year at a 9% uplift to opening valuation

·      15.5% increase in net asset value per share to 1275p (2020 1104p)

·      Earnings per share of 230.5p (2020 loss 22.2p)

·      Revenue profit before tax decreased by 7.4% to £3,243,000 (2020 £3,503,000)

·      Total debt remained at £27,200,000; LTV 31% (2020 33%)

·      Cash £5,715,000 (2020 £3,295,000)

·      10% increase in final dividend to 33p per share (2020 30p per share with an additional special dividend of 6p per share)

·      3.5% decrease in total dividend payable for 2021 to 55p per share (2020 57p per share including the special dividend of 6p per share)

 

 

 

 

Dear Shareholder,

 

Introduction

At the time of writing to you last year, I don't think we would have believed that 2021 would be primarily dominated by continuing to deal with the effects of the pandemic. Whilst the effects of Covid-19 continued to be felt across the world, we took a cautious approach in how we managed the portfolio, keeping a relatively low LTV, a healthy level of cash and taking no unnecessary risks. Our portfolio proved to be very resilient throughout 2021, and I am pleased to report a very solid set of results for the year.

 

Property portfolio

The focus of our asset management has been on warehouses and retail warehouses for several years (making up 73% of our portfolio by asset value). This has proven to be a successful strategy with a strong sector performance in 2021. Notwithstanding the volatile macro environment, we expect this to see this positive momentum continue into 2022.

We did not acquire any properties during the year and we sold one property at an increase of 9% over its 31 December 2020 valuation. Notwithstanding the ongoing pandemic, we continued to achieve a high level of rent collection for the year of 97% (2020 94%).  Our gross rental revenue decreased by 2.6% (2020 4% increase), due primarily to the negative effects of CVAs and voids offset by the progress that we have made with our asset management initiatives and one-off income.

When taken together with a very positive like-for-like property revaluation of 11.1%, this led to an overall increase in net assets of 15.5%.

Dividend

The company's interim dividend was 22p, a 4.8% increase on 2020, and we are proposing a final dividend for 2021 of 33p per share taking the total dividend for 2021 to 55p per share. This represents an increase of 8% from the 2020 dividend of 51p per share (excluding the 2020 special dividend of 6p per share).



 

Sustainability

Highcroft has a clear purpose of providing our tenants with excellent properties in optimal locations, enabling them to succeed and our stakeholders to benefit on a long-term sustainable basis. As a board we consider climate-related risks and opportunities and over the year have evaluated how any future developments will be approached, and the most appropriate strategy for reducing our impact within the existing portfolio. We are in a process of identifying the levers that we can operate and influence to ensure the sustainability of our business.   

People

As for many companies, the ongoing impacts of the Covid-19 pandemic have presented challenges to the Board, the tenants we serve, and the communities we operate in. During the year the business has continued to perform commendably, and I would like to thank my fellow directors and the employees for the continued commitment and considerable efforts over the last year.

During the year, we welcomed Anne-Marie Palmer as Company Secretary. Anne-Marie has 20 years' experience as a chartered secretary advising listed companies and as reported last year, recognising both the increase in governance and reporting requirements, we welcome her addition to the team.

Outlook

2021 was a strong year for Highcroft despite the world still being seriously affected by Covid-19. We now face new macro challenges with the tragic events in Ukraine. While there is no doubt the effects of this will be severe and long lasting, we are confident that with the cautious approach we take to managing the portfolio along with relatively low levels of gearing we can continue to deliver robust shareholder returns against a continuing volatile global backdrop.

We are planning that our AGM this year will be back to normal as an open meeting, and I look forward to meeting those of you who can make it.

 

Charles Butler

Chairman                                                                                            

 

 

 

28 March 2022

 

Enquiries:

 

Highcroft Investments PLC

Charles Butler / Roberta Miles

01869 352766

 

 

Singer Capital Markets
Peter Steel / Amanda Gray - Corporate Finance

Tom Salvesen - Corporate Broking


020 7496 3000

 

The information contained within this announcement is deemed by the Company to constitute inside information stipulated under retained EU law version of the Market Abuse Regulations (EU No. 596/2014) (the "UK MAR"), which is part of UK law by virtue of the European Union (withdrawal) Act 2018 .

 

 

Consolidated statement of comprehensive income

for the year ended 31 December 2021

 

 


Note


2021



2020




Revenue

Capital

Total

Revenue

Capital

Total



£'000

£'000

£'000

£'000

£'000

£'000








Gross rental revenue


5,928

-

5,928

6,084

-

6,084

Property operating expenses


(670)

-

(670)

(620)

-

(620)

Net rental income


5,258

-

5,258

5,464

-

5,464









Profit on disposal of investment property


-

250

250

-

-

-









Valuation gains on investment property


-

9,925

9,925

-

2,525

2,525

Valuation losses on investment property


-

(1,170)

(1,170)

-

(7,175)

(7,175)

Net valuation gains/(losses) on investment property


-

8,755

8,755

-

(4,650)

(4,650)









Administration expenses


(1,164)

-

(1,164)

(1,069)

-

(1,069)

Net operating profit/(loss) before net finance expense


4,094

9,005

13,099

4,395

(4,650)

(255)









Finance income


4

-

4

4

-

4

Finance expense


(855)

-

(855)

(896)

-

(896)

Net finance expense


(851)

-

(851)

(892)

-

(892)









Profit/(loss) before tax


3,243

 

9,005

12,248

3,503

 

(4,650)

(1,147)









Income tax (charge)/credit

1

(304)

-

(304)

-

-

-









Profit/(loss) for the year after tax


2,939

9,005

11,944

3,503

(4,650)

(1,147)

 

Total profit/(loss) and comprehensive income/(loss) for the year attributable to the owners of the parent


2,939

 

 

 

 

9,005

11,944

3,503

(4,650)

(1,147)

























Basic and diluted earnings/(loss) per share




230.5p



(22.2p)

 

 

 

 

 

 



Consolidated statement of financial position

at 31 December 2021

 


Note

2021

2020



£'000

£'000

Assets




Non-current assets




Investment property

4

87,565

78,810

Total non-current assets


87,565

78,810





Current assets




Trade and other receivables


2,876

1,692

Cash and cash equivalents


5,715

3,295

Assets classified as held for sale


-

3,250

Total current assets


8,591

8,237

Total assets


96,156

87,047





Liabilities




Current liabilities




Interest bearing loan


7,500

-

Trade and other payables


2,839

2,726

Total current liabilities


10,339

2,726





Non-current liabilities




Interest bearing loan

6

19,700

27,200

Total non-current liabilities


19,700

27,200





Total liabilities


30,039

29,926





Net assets


66,117

57,121





Equity




Issued share capital


1,296

1,294

Share-based payment reserve


102

43

Revaluation reserve - property


19,236

12,814

Other equity reserve


(121)

(53)

Share premium


117

51

Capital redemption reserve


95

95

Realised capital reserve


29,623

28,995

Retained earnings


15,769

13,882

Total equity attributable to the owners of the parent


66,117

57,121





 

 


Consolidated statement of changes in equity

 

 

 

2021











Issued share capital

Share-based payment reserve

Revaluation reserve-property

Other equity reserve

Share premium

Capital redemption reserve

Realised capital reserve

Retained earnings

              Total


£'000

£'000

£'000

£'000

£'000

£'000

£'000

£'000

         £'000

At 1 January 2021

1,294

43

12,814

(53)

51

95

28,995

13,882

57,121

Transactions with owners:










Issue of shares

2

-

-

(68)

66

-

-

-

-

Dividends

-

-

-

-

-

-

-

(3,007)

(3,007)


2

-

-

(68)

66

-

-

(3,007)

(3,007)

Reserve transfers:










Non-distributable items recognised in income statement:










Revaluation gains

-

-

8,755

-

-

-

-

(8,755)

-

Realised gains

-

-

-

-

-

-

250

(250)

-

Surplus attributable to assets sold in year

-

-

(378)

-

-

-

378

-

-

Change in excess of cost over fair value through retained earnings

 

 

-

 

 

-

 

 

(1,955)

 

 

-

 

 

-

 

 

-

 

 

-

 

 

1,955

 

 

-


-

-

6,422

-

-

-

628

(7,050)

-

Share award expensed

-

59

-

-

-

-

-

-

59

Total comprehensive income for the year

-

-

-

-

-

-

-

11,944

11,944

At 31 December 2021

1,296

102

19,236

(121)

117

95

29,623

 

15,769

66,117



 

 

Consolidated statement of changes in equity continued

 




















2020











Issued share capital

Share-based payment reserve

Revaluation reserve-property

Other equity reserve

Share premium

Capital redemption reserve

Realised capital reserve

Retained earnings

Total


£'000

£'000

£'000

£'000

£'000

£'000

£'000

£'000

£'000

At 1 January 2020

1,292

12

12,931

-

-

95

28,995

17,396

      60,721

Transactions with owners:










Issue of shares

2

-

-

(53)

51

-

-

-

-

Dividends

-

-

-

-

-

-

-

(2,484)

(2,484)


2

-

-

(53)

51

-

-

(2,484)

(2,484)

Reserve transfers:










Non-distributable items recognised in income statement:










Revaluation losses

-

-

(4,650)

-

-

-

-

4,650

-

Change in excess of cost over fair value through retained earnings

 

 

-

 

 

-

 

 

4,533

 

 

-

 

 

-

 

 

-

 

 

-

 

 

(4,533)

 

 

-


-

-

(117)

-

-

-

-

117

-

Share award expensed

-

31

-

-

-

-

-

-

31

Total comprehensive income for the year

-

-

-

-

-

-

-

(1,147)

(1,147)

At 31 December 2020

1,294

43

12,814

(53)

51

95

28,995

 

13,882

57,121

 

 

 

 

 

 

 

 

 

 

 

 

 



 


 

Consolidated statement of cash flows

 

for the year ended 31 December 2021

 

 


2021


2020


£'000


£'000





Operating activities




Profit/(loss) before tax

12,248


(1,147)

Adjustments for:




Net valuation (gains)/losses on investment property

(8,755)


4,650

Net gain on disposal of investment property

(250)


-

Share-based payment expense

59


31

Finance income

(4)


(4)

Finance expense

855


896

Operating cashflow before changes in working capital and provisions

 

4,153


 

4,426





Decrease/(increase) in trade and other receivables

391


(545)

Increase in trade and other payables

120


252

Cash generated from operations

4,664


4,133





Finance income

4


4

Finance expense

(855)


(896)

Income taxes paid

(311)


(21)

Net cashflows from operating activities

3,502


3,220





Investing activities




Sale of non-current assets - investment property

1,925


-

Net cashflows from investing activities

1,925


-





Financing activities




Dividends paid

(3,007)


(2,484)

Repayment of bank borrowings

-


(4,000)

New bank borrowings

-


5,000

Net cashflows from financing activities

(3,007)


(1,484)





Net increase/(decrease) in cash and cash equivalents

2,420


1,736

Cash and cash equivalents at 1 January

3,295


1,559

Cash and cash equivalents at 31 December

5,715


3,295



Notes

for the year ended 31 December 2021

 

1 Income tax charge/(credit)

 


2021

2020


£'000

£'000

Current tax:



On revenue profits - current year

-

8

                            - prior year

                    -

(8)

On write-off of part of PID pool

304

-

Income tax charge

304

-

 

The tax assessed for the year differs from the standard rate of corporation tax in the UK of 19% (2020 19%). 

The differences are explained as follows:

 


2021

2020


£'000

£'000

Profit before tax

12,248

(1,147)

Profit before tax multiplied by the standard rate of corporation tax in the UK of 19% (2019 19%) 

2,327

(218)

Effect of:



Profit not taxable as a result of REIT status

(2,327)

220

Tax due on non-payment of part of PID pool

304

-

Adjustment in respect of previous years

-

(2)

Income tax credit

304

-

 

 

2 Dividends

 

In 2021 the following dividends have been paid by the company:

 

 

2021

2020

 

£'000

£'000

 

 

 

2020 Final: 30.00p per ordinary share (2019 27.00p)

1,555

1,397

2020 Special: 6.00p per ordinary share (2019 nil)

311

-

2021 Interim: 22.00p per ordinary share (2020 21.00p)

1,141

1,087

 

3,007

2,484

 

On 28 March 2022 the directors declared a final property income distribution for 2021 of £1,711,000, 33.00p per share, (2020 final property income distribution of £1,555,000, 30.00p per share and special property income distribution for 2020 of £311,000, 6.00p per share) payable on 7 June 2022 to shareholders registered on 22 April 2022.

 

 



3 Earnings per share

 

The calculation of earnings per share is based on the total profit after tax for the year of £11,944,000 (2020 loss £1,147,000) and on 5,181,317 shares (2020 5,172,465) which is the weighted average number of shares in issue during the year ended 31 December 2021.  There are no dilutive instruments.

 

In order to draw attention to the profit that is not due to the impact of valuation gains and losses, which are included in the statement of comprehensive income but not available for distribution under the company's articles of association, an adjusted earnings per share based on the profit available for distribution of £2,939,000 (2020 £3,503,000) has been calculated.

 

 

2021

2020

 

£'000

£'000

Earnings:

 

 

Basic profit/(loss) for the year

11,944

(1,147)

Adjustments for:

 

 

Profit on disposal of investment property

(250)

-

Net valuation (gains)/losses on investment property

(8,755)

4,650

Adjusted earnings

2,939

3,503

Per share amount:

 

 

Earnings/(loss) per share (unadjusted)

        230.5p

        (22.2p)

Adjustments for:

 

 

Profit on disposal of investment property

(4.8p)

-

Net valuation (gains)/losses on investment property

(169.0p)

89.9p

Adjusted earnings per share

56.7p

67.7p

 

 

4 Investment property

 

 

2021

2020

 

£'000

£'000

Total valuation at 1 January

82,060

86,710

Disposals

(3,250)

-

Revaluation gains/(losses)

8,755

(4,650)

Valuation at 31 December

87,565

82,060

Less property held for sale categorised as current asset

-

(3,250)

 

87,565

78,810

 

 

In accordance with IAS 40 the carrying value of investment properties is their fair value as determined by independent external valuers. This valuation has been conducted by Knight Frank LLP, as external valuers, and has been prepared as at 31 December 2021, in accordance with the Appraisal & Valuation Standards of the Royal Institution of Chartered Surveyors, on the basis of market value.

 

The historical cost of the group's investment properties is £73,961,000 (2020 £76,832,000).

 

Valuation process

The valuation reports produced by the independent external valuers are based on information provided by the group such as current rents, terms and conditions of lease agreements, service charges and capital expenditure (if any). This information is derived from the group's property management and financial information systems and is subject to the group's overall control environment.

 

In addition, the valuation reports are based on assumptions and models used by the independent valuer. The assumptions are typically market related such as yields and discount rates and are based on their professional judgement and market observation. Each property is considered a separate asset class based on the unique nature, characteristics, and risks of the property.

 

During 2020, many valuations were reported with material valuation uncertainty clauses on certain classes of assets. However, valuation markets are mostly functioning again, with transaction volumes and other relevant evidence at levels where an adequate quantum of market evidence exists upon which to base opinions of value. Accordingly, our independent valuers have confirmed that the valuations at 31 December 2021 and 31 December 2020 were not reported as being subject to material valuation uncertainty.

 

 

 

The executive director responsible for the valuation process verifies all major inputs to the external valuation reports, assesses the individual property valuation changes from the prior year valuation report and holds discussion with the independent valuer. When this process is complete, the whole board then meet the valuer in the presence of the auditor. The valuation report is recommended to the audit committee, which considers it as part of its overall responsibilities.

 

Valuation technique

The fair value of the property portfolio has been determined using an income capitalisation technique whereby contracted and market rental values are capitalised with a market capitalisation rate. The resulting valuations are cross checked against the equivalent yields and the fair market values per square foot derived from comparable recent market transactions on an arm's length terms.

 

These techniques are consistent with the principles in IFRS 13 Fair Value Measurement and use significant unobservable inputs such that the fair value measurement of each property within the portfolio has been classified as level 3 in the fair value hierarchy.

 

5     Assets classified as held for sale

 


2021

2020


£'000

£'000

Investment property held for sale

-

3,250

 

The asset held for sale at 31 December 2020, our Andover property, was sold in August 2021.

 

6   Interest bearing loans

 


2021

2020


£'000

£'000

Short-term bank loans due within one year

7,500

-

Medium-term bank loans

19,700

27,200

The medium-term bank loans comprise amounts falling due as follows:



Between one and two years

-

7,500

Between two and five years

3,400

-

Over five years

16,300

19,700


19,700

27,200

 

There is an agreed facility letter in place to replace the £7,500,000 of short-term bank loans with a new medium-term bank loan upon maturity.

 

7   Basis of preparation

 

The preliminary announcement has been prepared in accordance with applicable accounting standards as stated in the financial statements for the year ended 31 December 2021.  The accounting policies remain unchanged.

 

 

8   Annual General Meeting

 

The Annual General Meeting will be held on 18 May 2022.

 

9   Publication of non-statutory accounts

    

     The above does not constitute statutory accounts within the meaning of the Companies Act 2006.  It is an extract from the full accounts for the year ended 31 December 2021 on which the auditor has expressed an unmodified opinion and does not include any statement under section 498 of the Companies Act 2006.  The accounts will be posted to shareholders on or before 14 April 2022 and subsequently filed at Companies House.

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