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| Share Name | Share Symbol | Market | Type |
|---|---|---|---|
| China Metro-Rural Holdings Limited (delisted) | AMEX:CNR | AMEX | Common Stock |
| Price Change | % Change | Share Price | High Price | Low Price | Open Price | Shares Traded | Last Trade | |
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| 0.00 | 0.00% | 1.0848 | 0 | 00:00:00 |
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RNS Number:9432P
City North Group PLC
19 September 2003
City North Group plc
19 September 2003
Announcement of unaudited interim results for the 6 months ended 30 June 2003
Managing Director's statement
Operational and financial review
The first half of 2003 has shown a satisfactory enhancement of margins, combined
with progress on planning permissions and the letting of City North's first new
build office scheme:
- Rental income grew by 3% to #2,646,000 (2002 - #2,567,000);
- Tenant occupancy averaged 96%;
- Administrative expenses fell by 1% to #1,017,000 (2002 - #1,031,000);
- Operating profit rose 6% to #1,629,000 (2002 - 1,536,000);
- Bad debts totalled less than 0.5% of revenues;
- Planning permissions were obtained on the Group's two largest sites;
- 25 West Tenter Street was fully let from the date of building completion;
The Directors have recommended an interim dividend of 1.0p per share (2002 -
1.0p) and will review the prospects for dividend growth when the Group reports
its full year results to 31 December 2003.
Income, costs and profits
Income in the first half increased by 3% in spite of highly competitive markets.
There has been evidence of tenants attempting to bargain rents lower, but in
most instances rentals are being maintained. As in the past, income growth is
being achieved where the portfolio has been upgraded, and the Group has
benefited from inflation-linked corporate leases which make up 38% of rented
assets.
The rent roll will be boosted in January 2004 by the letting of 25 West Tenter
Street, London E1. The property was completed in June 2003 as the final phase of
a mixed residential and commercial scheme and will produce an additional
#158,000 per annum, representing #22 per square foot on 7,100 net lettable
space. Partitioning and fit out are taking place currently, with the tenant
expected to move in during October. It is pleasing that the design, building and
fit out of the Category A scheme have been handled in-house by City North staff.
A renewed effort has been made to contain operating costs, with expenses falling
by over 1%. Excluding depreciation, costs totalled 30% of turnover compared to
33% a year ago. This cost/income ratio has been a long term Group target and
should be maintained for the year as a whole. Operating profits, as a key
performance indicator, have risen by 6% to #1,629,000 (2002 - #1,536,000).
Interest costs increased as the Company's development programme progressed,
albeit at a slower rate as expenditure reduced. Capital spending has been scaled
down to around #3 million per annum, compared to #4-5 million over recent years.
Interest charges remained covered 1.5 times by operating profit, helped by a
benign low interest rate environment. Profits after tax increased slightly to
#362,000, allowing the proposed dividend to be covered 1.7 times, while retained
profits rose 8% to #152,000 (2002 - #140,000).
Development, acquisitions and disposals
Aside from the completion of 25 West Tenter Street, London E1, works have
continued at 48-55 Vincent Square, London SW1 in upgrading studio flats into
self-contained one bedroom units. Approximately twelve units have been renovated
in this way over the past two years, in locations overlooking the Westminster
School cricket pitches, playing a key part in the rapid rise in income and
capital growth on the site, which now has a book value well in excess of #10
million.
Development is underway at the Pump House, Hooper Street, London E1. The latter
was acquired as part of the Prescot Street purchase in 1999 and had been
allocated by its previous owners as a social housing provision for the larger
site. City North was successful in separating the Pump House as a self-contained
office scheme and managed to enlarge the site through excavation. It is expected
to be completed by late 2004 as a Category A commercial scheme offering over
11,000 net lettable space.
Planning permissions were obtained on both of the Group's flagship sites at One
City Road, London EC1 and 43-61 Prescot Street, London E1 in Spring 2003, for
120,000 and 175,000 net square feet of commercial space respectively. It was
always the Board's view that neither site would be developed without a pre-let,
which may prove elusive in today's markets. However, the Directors are pleased
that large scale permissions have been established for both sites, providing a
foundation for future development or resale.
Considerable research has been carried out into the elderly residential market,
where City North believes there is big growth potential, particularly in
letting. Talks have taken place with one of the leading UK private elderly
rental operators, with a view to potential joint ventures and shareholders will
be kept informed of any progress. A planning application is being prepared for
elderly residential accommodation at 14-20 Alie Street, London E1, where City
North has an existing permission for commercial space. The Directors have always
endeavoured to add value to assets through flexible use in changing market
conditions.
In January and April 2003, City North purchased a further 400,000 of its own
shares for cancellation. This followed similar transactions totalling 625,000
shares in the second half of 2002, and takes the total of shares bought for
cancellation to 1,025,000. The benefit in terms of asset value and earnings is
recognised by the Directors at a time when the shares have traded at a
substantial discount to asset value, but care will be taken to avoid
over-gearing the business or restricting growth potential elsewhere.
Balance sheet, debt and valuations
Following the share purchases and development to date, Group debt has risen to
#40.3 million, representing 63% of shareholders' funds, and is likely to
increase in line with the building programme. The Directors will continue to
seek an adequate cover of interest charges by operating profits and expect this
to remain in the region of 1.4 times in the next twelve months.
It remains the Group's policy to value its assets annually, and instructions
will shortly be given to Allsop & Co for a full valuation at 31 December 2003.
There continues to be uncertainty on the values of the Company's development
sites, given the weak background in office rentals, and there have been fears
that the London residential market might follow the falling pattern of the early
1990's. To date, however, the Company has achieved good permissions for its
development sites and London residential values have avoided any sense of
collapse or forced selling. The Directors are optimistic that the low interest
rate environment and lack of new housing supply will hold London in good stead,
particularly if economic growth picks up in 2004. In the absence of an interim
re-valuation, net asset value is stated at 293p on a diluted basis (30 June 2002
- 290p).
Dividend
The Directors recommend an interim dividend of 1.0p (2002 - 1.0p) per ordinary
share, payable on 20 November 2003 to shareholders on the register on 17 October
2003.
Future prospects
The Directors are confident that the robust operating performance of the Group
can be maintained in 2003, with income growth and further margin improvement
targeted. The Board is aware that the Company's share price does not reflect the
underlying value of Group assets. The Directors believe, however, that worries
over residential property have been overdone and that City North's portfolio,
which is generally valued at less than #350 per square foot, represents
defensive value in the London market. The Company has concentrated its rental
operations in the middle price bracket of central London, where it believes
demand to be resilient. In addition, City North has over 300,000 net square feet
of development stock with planning permission, which is expected to provide the
foundation for future growth. The Board hopes that the Company's success in
increasing shareholders' funds since flotation will be more fully reflected in
the share price over coming months.
M B Sherley-Dale
Managing Director
19 September 2003
Unaudited consolidated profit and loss account
For the six months ended 30 June 2003
6 months 6 months
ended 30/06/03 ended 30/06/02
#000 #000
Turnover 2,646 2,567
---------- ----------
Administrative expenses
Repairs and maintenance 170 224
Salaries, wages and social security 318 311
Professional fees 89 113
Depreciation 211 185
Property expenses 108 90
Office expenses 91 86
Bank charges 30 22
---------- ----------
1,017 1,031
---------- ----------
Operating profit 1,629 1,536
Profit on sale of investment properties - -
Net interest payable (1,112) (1,040)
---------- ----------
Profit on ordinary activities before taxation 517 496
Taxation on ordinary activities (155) (136)
---------- ----------
Profit on ordinary activities after taxation 362 360
Dividends (210) (220)
---------- ----------
Retained profit 152 140
---------- ----------
Earnings per ordinary share - Basic 1.7p 1.6p
Earnings per ordinary share - Diluted 1.7p 1.6p
---------- ----------
Weighted average number of ordinary shares in issue 21,129 22,026
(000's)
Diluted average number of ordinary shares in issue (000's) 21,203 22,186
---------- ----------
Unaudited consolidated balance sheet
As at 30 June 2003
30/06/03 30/06/02
#000 #000
Fixed assets
Investment and development properties 104,444 101,213
Other fixed assets 1,041 1,054
---------- ----------
105,485 102,267
Current assets
Debtors 109 111
Cash - -
----------- ----------
109 111
Creditors: amounts falling due within one year
Bank loans and overdrafts (262) (626)
Other creditors (1,587) (1,539)
---------- ----------
(1,849) (2,165)
Net current liabilities (1,740) (2,054)
---------- ----------
Total assets less current liabilities 103,745 100,213
Creditors: amounts falling due after more than one year
Bank loans (40,000) (34,200)
Provision for liabilities and charges (871) (751)
---------- ----------
Net assets 62,874 65,262
---------- ----------
Capital and reserves 62,874 65,262
---------- ----------
Net assets per ordinary share - Diluted 293p 290p
---------- ----------
Notes:
1 The interim results do not constitute statutory accounts within the meaning of section 240 of the
Companies Act 1985. Statutory accounts for the year ended 31 December 2002, containing an
unqualified auditor's report, have been delivered to the Registrar of Companies.
2 The interim results do not constitute statutory accounts within the meaning of section 240 of the
Companies Act 1985. Statutory accounts for the year ended 31 December 2002, containing an
unqualified auditor's report, have been delivered to the Registrar of Companies.
3 The calculation of diluted net assets per share at 30 June 2003 is based on 21,001,170 shares in
issue, plus 973,080 shares held under option at an exercise price of #1.45, and net assets of
#62,874,000 (2002 - #65,262,000) plus the proceeds receivable on the exercise of all outstanding
share options.
Unaudited cash flow statement
For the six months 30 June 2003
2003 2002
#000 #000
Net cash inflow from operating activities 1,673 1,565
Return on investments and servicing of finance (1,216) (1,092)
Taxation - -
Capital expenditure (2,066) (2,434)
Equity dividends paid (347) (341)
---------- ----------
Cash outflow before financing (1,956) (2,302)
Financing
Increase in debt 2,800 2,000
Purchase of ordinary shares for cancellation (677) -
---------- ----------
Increase/(decrease) in cash during the year 167 (302)
---------- ----------
Notes
1. Reconciliation of operating profit to operating cash flows
2003 2002
#000 #000
Operating profit 1,629 1,536
Depreciation 211 185
Increase in debtors (13) (18)
Decrease in creditors (154) (138)
---------- ----------
Net cash inflow from operating activities 1,673 1,565
---------- ----------
2. Analysis of cash flows for the headings netted in the cash flow statement
2003 2002
#000 #000
Net cash outflow from returns on investment and servicing of
finance
Interest paid 1,216 1,092
---------- ----------
Net cash outflow from capital expenditure
Payment to acquire tangible fixed assets 2,066 2,434
Receipt from sale of tangible fixed assets - -
---------- ----------
2,066 2,434
---------- ----------
Net cash outflow from financing
Increase in bank loans due after more than one year 2,800 2,000
Decrease in bank loans due within one year - -
---------- ----------
2,800 2,000
---------- ----------
3. Analysis of changes in net debt
At 1 January Cash At 30 June
2003 flow 2003
#000 #000 #000
Cash in hand and at bank - - -
Overdrafts (429) 167 (262)
---------- ---------- ----------
(429) 167 (262)
Debt due after one year (37,200) (2,800) (40,000)
Debt due within one year - - -
---------- ---------- ----------
Total (37,629) (2,633) (40,262)
---------- ---------- ----------
This information is provided by RNS
The company news service from the London Stock Exchange
END
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