EUROCOMMERCIAL PROPERTIES N.V.
THIRD QUARTER RESULTS 2004/2005
|
DIRECT INVESTMENT RESULT
increased by 9% to € 36.7m compared to the previous corresponding period |
DIRECT INVESTMENT RESULT PER DEPOSITARY RECEIPT
increased by 4.4% to € 1.19 compared to the previous corresponding period |
|
|
|
|
SHAREHOLDERS' EQUITY
increased by 1.6% to € 720m since 31 December 2004 and subsequently to
€ 800m after 19 April 2005 share placement |
NET ASSET VALUE PER DEPOSITARY RECEIPT
increased by 1.6% to € 22.95 since 31 December 2004 |
Direct Investment Result
The board of Eurocommercial Properties N.V. announced today that the Company realised a Direct Investment Result of € 36.7 million for the nine months to 31 March 2005, which represents an increase of approximately 9% over € 33.8 million Direct Investment Result for last year's three quarters.
Net asset value
Net asset value before income appropriation improved by 1.6% to € 22.95 per depositary receipt since 31 December 2004 mainly as a result of net property income for the period. The net asset value in December 2004 was € 22.59 per depositary receipt. The Company's properties have not been revalued since the regular annual valuations in June 2004 and will be independently revalued next in June 2005.
Market commentary
The property markets in which the Company is active continue to be strong with particularly marked interest in Sweden from foreign investors attracted by the good economic growth and availability of stock. The French retail market has on the other hand seen few transactions of late, not through any lack of demand, which remains high, but rather because of an almost complete absence of sellers. The Italian shopping centre market has seen good activity through development in previously undersupplied regions.
Yields in the Company's markets remain under downward pressure and retail rents continue to show growth at least matching inflation. Sales turnover in the Company's centres was strongly positive for March reflecting the early date of Easter.
Share placement and property acquisitions
On 19 April 2005 ECP placed 3.1 million new depositary receipts at € 26 each through an accelerated bookbuild offering, increasing its capital by 9.9% or just under € 80 million after costs.
The proceeds were used to fund the acquisition of Bergvik Centre, Karlstad in Sweden at a price of € 36 million and to provide funding for the ongoing extensions of Burlöv Centre, Malmö, also in Sweden and Imola and Carugate in Italy at a combined cost of about € 110 million.
The Company continues to negotiate the acquisition of further shopping centres in its core and adjoining markets where rent/turnover ratios indicate the prospect of sustainable rental levels, even in difficult economic circumstances.
Financial Information (consolidated before income appropriation)
|
(EUR '000) |
Nine months ended
31-03-05 |
Nine months ended
31-03-04 |
Third quarter ended
31-03-05 |
Third quarter ended
31-03-04 |
|
|
|
|
|
|
|
Profit and loss account |
|
|
|
|
|
Property income |
71,654 |
68,190 |
24,311 |
24,628 |
|
Property expenses |
(11,195) |
(11,969) |
(3,862) |
(4,084) |
|
|
----------- |
---------- |
--------- |
---------- |
|
Net property income |
60,459 |
56,221 |
20,449 |
20,544 |
|
Revaluation investments |
23 |
(761) |
(1,204) |
(1,189) |
|
|
---------- |
---------- |
--------- |
---------- |
|
Total revenue |
60,482 |
55,460 |
19,245 |
19,355 |
|
|
|
|
|
|
|
Net financing costs |
(18,786) |
(16,998) |
(6,392) |
(6,077) |
|
Company expenses |
(4,655) |
(4,258) |
(1,532) |
(1,470) |
|
|
----------- |
---------- |
--------- |
---------- |
|
Total expenses |
(23,441) |
(21,256) |
(7,924) |
(7,547) |
|
|
|
|
|
|
|
Net income before taxation |
37,041 |
34,204 |
11,321 |
11,808 |
|
Taxation |
(334) |
(1,274) |
(208) |
(588) |
|
Movement on provision for contingent tax liabilities |
39 |
319 |
195 |
319 |
|
|
---------- |
---------- |
--------- |
--------- |
|
Net income after taxation |
36,746 |
33,249 |
11,308 |
11,539 |
|
|
|
|
|
|
|
Total investment result |
36,746 |
33,249 |
11,308 |
11,539 |
|
-/- Indirect investment result |
(62) |
442 |
1,009 |
870 |
|
|
---------- |
--------- |
---------- |
--------- |
|
Direct investment result |
36,684 |
33,691 |
12,317 |
12,409 |
|
|
|
|
|
|
|
Cash flow statement |
|
|
|
|
|
|
|
|
|
|
|
Cash flow from investment activities |
|
|
|
|
|
Net income after taxation |
36,746 |
33,249 |
|
|
|
Revaluation investments |
(23) |
761 |
|
|
|
Property investments |
(11,039) |
(163,749) |
|
|
|
Movement on provision for contingent tax liabilities |
(39) |
11,236 |
|
|
|
Movement tangible fixed assets |
(284) |
(29) |
|
|
|
Increase in receivables |
(7,511) |
(6,908) |
|
|
|
Decrease/increase in creditors |
(32,022) |
9,573 |
|
|
|
|
------------ |
----------- |
|
|
|
|
(14,172) |
(115,867) |
|
|
|
|
|
|
|
|
|
Cash flow from finance activities |
|
|
|
|
|
Proceeds from share issue |
- |
6,253 |
|
|
|
Borrowings added |
46,699 |
76,119 |
|
|
|
Repayment of borrowings |
(59,473) |
(57,060) |
|
|
|
Dividends paid |
(24,282) |
(22,155) |
|
|
|
|
----------- |
------------ |
|
|
|
|
(37,056) |
3,157 |
|
|
|
|
|
|
|
|
|
Net cash flow |
(51,228) |
(112,710) |
|
|
|
Currency differences on cash and deposits |
(28) |
(155) |
|
|
|
|
|
|
|
|
|
Decrease in cash and deposits |
(51,256) |
(112,865) |
|
|
|
Cash and deposits at beginning of period |
84,070 |
122,293 |
|
|
|
|
----------- |
---------- |
|
|
|
Cash and deposits at end of period |
32,814 |
9,428 |
|
|
Balance sheet (before income appropriation)
(EUR '000) |
30-06-04 |
31-03-05 |
31-03-04 |
|
|
|
|
|
|
Property investments |
1,306,304 |
1,317,510 |
1,271,481 |
|
Cash and deposits |
84,070 |
32,814 |
9,428 |
|
Receivables |
25,984 |
33,495 |
27,822 |
|
Other assets |
453 |
737 |
481 |
|
|
-------------- |
-------------- |
-------------- |
|
Total assets |
1,416,811 |
1,384,556 |
1,309,212 |
|
|
|
|
|
|
Creditors (current liabilities) |
64,320 |
31,690 |
25,969 |
|
Borrowings (current liabilities) |
98,579 |
65,830 |
135,478 |
|
Creditors (non current liabilities) |
10,523 |
11,131 |
10,394 |
|
Borrowings (non current liabilities) |
491,788 |
511,879 |
389,130 |
|
Provisions |
44,177 |
44,138 |
71,670 |
|
|
------------ |
------------ |
------------ |
|
Total liabilities |
709,387 |
664,668 |
632,641 |
|
|
|
|
|
|
Shareholders' equity |
707,424 |
719,888 |
676,571 |
|
Shareholders' equity reconciliation (EUR '000) |
|
|
|
|
Book value at beginning of period |
|
707,424 |
659,224 |
|
Net income after taxation |
|
36,746 |
33,249 |
|
Proceeds from share issue |
|
- |
6,253 |
|
Dividends paid |
|
(24,282) |
(22,155) |
|
|
|
----------- |
----------- |
|
Book value at end of period |
|
719,888 |
676,571 |
|
Number of depositary receipts representing
shares in issue |
30,540,500 |
31,362,476 |
30,540,500 |
|
Per depositary receipt information * (EUR) |
|
|
|
|
Direct investment result nine months |
|
1.19 |
1.14 |
|
Indirect investment result nine months |
|
0.00 |
(0.02) |
|
Net asset value |
23.16 |
22.95 |
22.15 |
|
|
|
|
|
|
Stock market prices (EUR; per depositary receipt) |
24.95 |
25.92 |
24.85 |
|
|
|
|
|
|
Property information: sector spread (%) |
|
|
|
|
Retail |
88 |
89 |
87 |
|
Office |
9 |
8 |
10 |
|
Warehouse |
3 |
3 |
3 |
|
|
------- |
------- |
------- |
|
|
100 |
100 |
100 |
|
Nine months net property income by sector
(EUR '000) |
|
|
|
|
Retail |
|
51,787 |
46,730 |
|
Office |
|
5,600 |
6,544 |
|
Warehouse |
|
3,072 |
2,947 |
|
|
|
---------- |
--------- |
|
|
|
60,459 |
56,221 |
* The Company's shares are listed in the form of bearer depositary receipts on Euronext Amsterdam (the Amsterdam Stock Exchange) and Euronext Paris (the Paris Stock Exchange) . One depositary receipt represents 10 ordinary registered shares. The calculation of the direct and indirect investment results is based on the weighted average of the number of depositary receipts representing the ordinary shares in issue over the period using Netherlands GAAP. For the principal accounting policies applied reference is made to the Annual Report 2003/2004 and the Interim Report 2004/2005. In accordance with market practice this financial information for the first nine months 2004/2005 is not audited.
For additional information please contact:
|
Jeremy Lewis |
+ 44 20 7925 7860 |
|
Evert Jan van Garderen |
+ 31 20 530 6030 |
|
Peter Mills |
+ 44 20 7925 7860 |
|
Tom Newton |
+ 44 20 7925 7860 |
|
Tim Santini |
+ 44 20 7925 7860 |
Website: www.eurocommercialproperties.com