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| Share Name | Share Symbol | Market | Type | Share ISIN | Share Description |
|---|---|---|---|---|---|
| Big Yellow Group Plc | LSE:BYG | London | Ordinary Share | GB0002869419 | ORD 10P |
| Price Change | % Change | Share Price | Bid Price | Offer Price | High Price | Low Price | Open Price | Shares Traded | Last Trade | |
|---|---|---|---|---|---|---|---|---|---|---|
| 18.00 | 1.69% | 1,084.00 | 1,082.00 | 1,088.00 | 1,092.00 | 1,060.00 | 1,060.00 | 479,921 | 16:29:59 |
| Industry Sector | Turnover | Profit | EPS - Basic | PE Ratio | Market Cap |
|---|---|---|---|---|---|
| Special Whse & Storage, Nec | 188.83M | 73.33M | 0.3738 | 29.00 | 2.13B |
From Apr 2022 to Apr 2024
TIDMBYG
RNS Number : 0840H
Big Yellow Group PLC
21 November 2022
21 November 2022
Big Yellow Group PLC
("Big Yellow", "the Group" or "the Company")
Results for the Six Months ended 30 September 2022
Solid first half results against the backdrop of a challenging macro and geopolitical environment
Hot Features
Premium
Six months Six months
Financial metrics ended ended Change
30 September 30 September
2022 2021
Revenue GBP93.8 million GBP81.8 million 15%
Store revenue (1) GBP92.8 million GBP80.8 million 15%
Like-for-like store revenue
(1,2) GBP81.3 million GBP75.1 million 8%
Store EBITDA (1) GBP66.8 million GBP57.7 million 16%
Adjusted profit before tax
(1) GBP54.6 million GBP46.9 million 16%
EPRA earnings per share (1) 29.3 pence 25.7 pence 14%
Interim dividend per share 22.3 pence 20.6 pence 8%
Statutory metrics
Profit before tax GBP6.8 million GBP254.9 million (97%)
Cash flow from operating activities
(after net finance costs and
pre-working capital movements)(3) GBP55.2 million GBP47.4 million 16%
Basic earnings per share 3.3 pence 142.0 pence (98%)
Store metrics
Store Maximum Lettable Area
("MLA") (1) 6,295,000 6,062,000 4%
Closing occupancy (sq ft) (1) 5,300,000 5,427,000 (2%)
Occupancy growth in the period
(sq ft) (1) 193,000 318,000 (39%)
Closing occupancy (1) 84.2% 89.5% (5.3 ppts)
Occupancy - like-for-like stores
(1,2) 88.0% 90.2% (2.2 ppts)
Average achieved net rent per
sq ft (1) GBP30.55 GBP27.73 10%
Closing net rent per sq ft
(1) GBP31.44 GBP28.46 10%
Like-for-like average net achieved
rent per sq ft (1,2) GBP32.64 GBP29.53 11%
Like-for-like closing net rent
per sq ft (1,2) GBP33.53 GBP30.48 10%
------------------------------------- ------------------ ------------------ -----------
(1) See note 19 for glossary of terms
(2) The like-for-like metrics exclude stores opened and acquired in the current and preceding financial years, and the Armadillo stores
(3) See reconciliation in Financial Review
First Half Highlights
-- Revenue growth for the period was 15%, which includes new stores and an additional three months
of Armadillo (acquired 1 July 2021)
-- Like-for-like store revenue up by 8%, mainly from increases in average achieved rents
-- Like-for-like occupancy increase of 2.0 ppts from 1 April 2022 and down 2.2 ppts from same
time last year to 88.0% (September 2021: 90.2%. Closing occupancy, reflecting the additional
capacity from five recently opened stores, is down 5.3 ppts
-- Like-for-like average achieved net rent per sq ft increased by 11% period on period, like-for-like
closing net rent up by 10% from September 2021
-- Overall store operating margin increased over the six months to 72.0% (2021: 70.7%), the mature
portfolio increased to 74.1% (2021: 72.8%) with closing occupancy of 88.3%
-- Cash flow from operating activities (after net finance costs and pre-working capital movements)
increased by 16% to GBP55.2 million
-- Adjusted profit before tax up 16% to GBP54.6 million, with EPRA earnings per share up 14%
-- Statutory profit before tax of GBP6.8 million down 97% from prior period due to a revaluation
loss compared to a gain in the prior period
-- Interim dividend of 22.3 pence per share declared, an increase of 8%
-- 191,000 sq ft of capacity added in the period with two new stores opened in Harrow and Kingston
North (both London), and an existing store acquired in Aberdeen
-- Acquisition of freehold property on Old Kent Road, London taking the pipeline to 11 development
sites of approximately 0.9 million sq ft (14% of current MLA), of which nine are in London,
and 1.0 million of fully built unlet space available
-- Acquisition of freehold site at Farnham Road, Slough to build a replacement store for our
existing nearby 67,000 sq ft leasehold store. The customers will be transferred on opening
of the new store
-- Planning consent granted for new stores in Staines (West London) and Farnham Road, Slough;
we now have seven pipeline stores with planning
-- Refinancing of GBP120 million M&G loan and new $225 million shelf facility with Pricoa Private
Capital
Commenting, Nicholas Vetch, Executive Chairman, said:
"Over the six months we have traded the business through what has been a challenging macro and geo-political environment, against a strong comparator period in 2021 and are pleased to have delivered solid growth in revenue, earnings and cash flow. Our management of pricing to new and existing customers has resulted in improved average achieved rents, which have been the main driver of revenue growth. It is pleasing to note that we have seen a strong recovery in our more central London stores in this half year as activity levels normalise, post pandemic and this is being driven by both domestic and business customers. We have also been successful in controlling overall increases in store operating expenses to 4%, resulting in improved operating margins.
The current geo-political, monetary, and fiscal travails need no further amplification from us. We are confident in the resilience of our financial and business model.
We are currently seeing evidence of a correction to land prices and the concerns we have around construction are showing some signs of improvement. For the time being we will continue to focus on the day-to-day running of the business over the winter."
- Ends -
ABOUT US
Big Yellow is the UK's brand leader in self storage. Big Yellow now operates from a platform of 108 stores, including 24 stores branded as Armadillo Self Storage. We have a pipeline of 0.9 million sq ft comprising 11 proposed Big Yellow self storage facilities. The current maximum lettable area of the existing platform (including Armadillo) is 6.3 million sq ft. When fully built out the portfolio will provide approximately 7.2 million sq ft of flexible storage space. 99% of our stores and sites by value are held freehold and long leasehold, with the remaining 1% short leasehold.
The Group has pioneered the development of the latest generation of self storage facilities, which utilise state of the art technology and are located in high profile, accessible, main road locations. Our focus on the location and visibility of our stores, with excellent customer service, a market-leading online platform, and significant and increasing investment in sustainability, has created in Big Yellow the most recognised brand name in the UK self storage industry.
For further information, please contact:
Big Yellow Group PLC 01276 477811 Nicholas Vetch, Executive Chairman Jim Gibson, Chief Executive Officer John Trotman, Chief Financial Officer Teneo 020 7260 2700 Ben Foster Oliver Bell
Big Yellow Group PLC
("Big Yellow", "the Group" or "the Company")
Results for the Six Months ended 30 September 2022
Chairman's Statement
Big Yellow Group PLC, the UK's brand leader in self storage, is pleased to announce its results for the six months ended 30 September 2022.
Over the six months we have traded the business through what has been a challenging macro and geo-political environment, against a strong comparator period in 2021 and are pleased to have delivered solid growth in revenue, earnings and cash flow. Our management of pricing to new and existing customers has resulted in improved average achieved rents, which have been the main driver of revenue growth. It is pleasing to note that we have seen a strong recovery in our more central London stores in this half year as activity levels normalise post pandemic, and this is being driven by both domestic and business customers. We have also been successful in controlling overall increases in store operating expenses to 4%, resulting in improved operating margins.
We have also continued to invest in our business with the acquisition of an existing store in Aberdeen and a property in a strategic location on the Old Kent Road, London, and have opened a further two stores in Harrow and North Kingston. Since the onset of the pandemic, the Group has opened seven new stores, which, coupled with the acquisitions of Aberdeen and the remaining 80% interest in Armadillo, increase the Group's MLA by 1.6 million sq ft, or 34%. These new stores have been an important contributor to our overall revenue growth of 15% for the period and we have 1.0 million sq ft of fully built unlet space in the existing portfolio.
Financial results
Like-for-like occupancy increased by 2.0 ppts to 88.0% from 86.0% at 31 March 2022 but was down 2.2 percentage points from 90.2% at 30 September 2021. This compares with the position at 30 June 2022 where like-for-like occupancy was down 2.7 ppts given what was an unusually strong June quarter in 2021, impacted by the distortive effects of stamp duty changes.
Revenue for the period was GBP93.8 million (2021: GBP81.8 million), an increase of 15%, with like-for-like store revenue up 8%, driven mainly by an increase in the average achieved net rent, offset by a slight fall in average occupancy given the very strong comparator period. Like-for-like store revenue excludes new store openings and acquired stores (including the remaining interest of Armadillo portfolio which we acquired in July 2021, and Aberdeen acquired in June 2022).
We have seen growth in cash flow from operating activities (after net finance costs and pre-working capital movements) of 16% to GBP55.2 million for the period (2021: GBP47.4 million).
The Group's central overhead and operating expense is largely embedded in the business, and therefore increases in revenue should deliver higher growth in earnings. The Group made an adjusted profit before tax in the period of GBP54.6 million, up 16% from GBP46.9 million for the same period last year (see note 6).
Adjusted diluted EPRA earnings per share were 29.3 pence (2021: 25.7 pence), an increase of 14%. The Group's statutory profit before tax for the period was GBP6.8 million, a decrease from GBP254.9 million for the same period last year, due to a revaluation deficit of GBP47.7 million (2%) in the period (2021: gain of GBP204.7 million), reflecting an outward movement in cap rates at the end of September, partly offset by the growth in cash flow from the stores.
Dividends
The Group's dividend policy is to distribute 80% of full year adjusted earnings per share. The second half of the year has historically delivered at the operating level a similar outturn to the first half, however we are likely to see a further increase in our borrowing costs in the second half of the year. We have therefore declared an interim dividend of 22.3 pence per share representing an 8% increase. This first half dividend has all been declared as Property Income Distribution ("PID").
Investment in new capacity
In June 2022 the Group acquired an existing 53,000 sq ft self storage centre in Aberdeen for GBP10 million. The store is the only purpose-built self storage centre in Aberdeen. The purchase price represented a starting 6% net initial year one yield which should grow to 9% within two years as the store benefits from being added to our digital platform. There is also surplus land which provides the opportunity for expansion.
The Group opened new stores in Harrow and Kingston North (both in London) in September 2022, adding 138,000 sq ft of capacity.
As previously announced, we acquired a prime site on Farnham Road in Slough from Segro plc. The site falls within the Slough Trading Estate Simplified Planning Zone ("SPZ") Scheme. The SPZ sets out a series of conditions and provided that a development fully complies with these conditions then we do not need to secure a full planning permission to develop our proposed 62,000 sq ft store on the site. We have now received confirmation that these conditions have been met.
As part of this transaction, the Group has also agreed to the surrender of the lease on its existing Slough store on Whitby Road, which is leased from Segro. The lease surrender will take effect six months after the completion of the construction of our new store, which is anticipated to open in 2024.
After a 15 year search, the Group has acquired a freehold property on Old Kent Road, London. The property, currently let to Iceland Foods, has a passing rent of GBP388,000 with seven years remaining on their lease. We will be seeking planning consent for a 75,000 sq ft self storage centre on the site. This is a medium-term strategic opportunity in an area of London going through significant regeneration. The timing of construction and opening is dependent on planning and vacant possession.
We were also successful in acquiring the freehold of our Oxford store for GBP13.5 million in September. The 1.8 acre site includes two separately let buildings, which will provide vacant possession in 2030 and the opportunity to intensify the use. This acquisition was a continuation of our strategy of acquiring freehold interests to reduce our rental liability and also importantly to ensure our long-term occupation.
On the planning front, we have secured a resolution to grant planning consent for an approximately 65,000 sq ft store and nine industrial units totalling 99,000 sq ft, at our site on the Causeway in Staines.
As announced in May, the Group conditionally sold its industrial warehouse scheme at Harrow, London for gross sales proceeds of GBP61 million. Completion of the sale is conditional, inter alia, on practical completion of the development, and is expected to occur in January 2023.
We are currently on site constructing our new store in Kings Cross which is expected to open in Summer 2023. As stated in May, we decided to put on hold any future construction commitments, given the uncertainties around pricing in the construction market and our need to secure fixed price contracts. We fully intend to build out all our pipeline stores and will continue to monitor the construction market and will decide on timing in early 2023.
We now have a pipeline of 11 proposed self storage facilities. These store openings are expected to add approximately 0.9 million sq ft of storage space to the portfolio, an increased capacity of 14%.
The total development cost of these 11 new stores is GBP357 million, including cost incurred to date of GBP167 million, and cost to complete of approximately GBP190 million, with an estimated net operating income of GBP30.6 million, or 8.6% on cost. The replacement store in Slough will cost a further GBP11 million and we would expect to commence construction on this in 2023, notwithstanding our comments above.
Capital structure
The Group's interest cover for the period (expressed as the ratio of cash generated from operations pre-working capital movements against interest paid) was 9.3 times (2021: 10.6 times). This has reduced since the prior period due to the increase in interest rates, however, is still comfortably ahead of our internal minimum interest cover requirement of five times, and covenant level of 1.5 times. At 30 September 2022, 41% of our debt is fixed, with the balance floating, however we expect the fixed element to rise to around 50% following the disposal of the industrial units at Harrow which is expected to complete in the second half. Our policy of keeping our debt half fixed and half variable remains.
Net debt is GBP469.8 million at 30 September 2022, and we have undrawn facilities of GBP50.6 million and in addition the $225 million bilateral shelf facility with Pricoa. We continue to generate operating cash flow post dividends and are looking to realise GBP100 million in disposals by March 2024, Harrow (GBP61 million) being the first.
At 30 September 2022, our average cost of debt was 3.6%, however following the recent Bank of England interest rate decision, it has increased to 4.0% and the marginal cost of our RCF bank debt is currently 4.25%.
Outlook
The current geo-political, monetary, and fiscal travails need no further amplification from us. We are confident in the resilience of our financial and business model.
We are currently seeing evidence of a correction to land prices and the concerns we have around construction are showing some signs of improvement. For the time being we will continue to focus on the day-to-day running of the business over the winter.
Nicholas Vetch
Executive Chairman
21 November 2022
Business and Financial Review
Store occupancy
We now have a portfolio of 108 open and trading stores, with a current maximum lettable area of 6.3 million sq ft.
Like-for-like occupancy increased by 2.0 ppts from 1 April 2022 but was down 2.2 ppts from the same time last year. Like-for-like store revenue growth for the half year was 8%, driven by improvements in average achieved net rent per sq ft.
Prospect numbers over the six months have been slightly ahead of the prior year despite a strong comparator period, and the table below shows the monthly move-in and move-out activity of all our stores:
Move-ins Move-ins % Move-outs Move-outs %
period ended period ended period ended period ended
30 September 30 30 September 30 September
2022 September 2022 2021
2021
April 6,381 5,711 12% 6,338 6,007 6%
May 7,139 6,804 5% 6,212 5,753 8%
June 9,907 11,886 (17%) 6,070 6,263 (3%)
July 8,991 8,207 10% 8,541 8,535 0%
August 9,212 8,501 8% 8,188 7,944 3%
September 8,923 8,773 2% 12,138 10,946 11%
----------- -------------- -------------- ------ -------------- -------------- -----
Total 50,553 49,882 1% 47,487 45,448 4%
October 7,220 7,243 - 9,339 9,231 1%
The Group saw growth in move-ins during the majority of the period, except for June where last year benefited from the tapering off of the stamp duty holiday on 1 July 2021 which accelerated housing-related demand. The year-on-year fall in June would have been greater had we not seen a record performance from students in June this year, following the reopening of all campuses in the last academic year.
Since 1 October, move-ins and move-outs have been broadly in line with the same period last year, with the loss in occupied space lower than in the prior year.
The Group's move-outs have increased by 4% compared to the same period last year, largely as a result of student move-outs following a record number moving in during June, as evidenced by the September figures.
The stores grew in occupancy over the six months by 154,000 sq ft. Additionally, the Group acquired a 53,000 sq ft store in Aberdeen, which had occupancy of 39,000 sq ft at the date of acquisition. The overall increase in the Group's occupancy over the period was therefore 193,000 sq ft. This growth has been driven in the main by domestic customers and secondly by students, with our overall space occupied by businesses remaining broadly the same.
Whilst the growth in occupancy for the six months is lower than last year, which was a record six months, it is ahead of 2019.
Our third quarter is historically the weakest trading quarter where we see a loss in occupancy with a return to growth in the fourth quarter. In the current year, we have lost 141,000 sq ft (2.2% of maximum lettable area "MLA") since the end of September, compared to a loss of 155,000 sq ft (2.6% of MLA) at the same stage last year.
Occupancy
change
from 30
September
2021
Occupancy 000 sq Occupancy Occupancy
change ft
from 31
March 2022
000 sq 30 September Occupancy 30 September
ft 2022 2021
000 sq 31 March 000 sq
Occupancy ft ft
30 September 2022
2022
000 sq
% ft
------------- ------------ ---------- -------------- ---------- --------------
75 established
Big Yellow stores 88.3% 116 (99) 4,169 4,053 4,268
9 developing Big
Yellow stores 54.3% 78 113 317 239 204
All 84 Big Yellow
stores 84.5% 194 14 4,486 4,292 4,472
------------- ------------ -------------- ---------- --------------
24 Armadillo stores 82.5% (1) (141) 814 815 955
------------- ------------ ---------- -------------- ---------- --------------
All 108 stores 84.2% 193 (127) 5,300 5,107 5,427
The 75 established Big Yellow stores are 88.3% occupied compared to 91.4% at the same time last year. The nine developing Big Yellow stores added 78,000 sq ft of occupancy in the past six months to reach closing occupancy of 54.3%.
The 24 Armadillo stores are 82.5% occupied, compared to 88.6% at this time last year. The occupancy change for the Armadillo stores since 30 September 2021 includes the closure of the Cheadle store following the fire in February 2022 (with occupancy of 95,000 sq ft). Overall store occupancy was 84.2%.
Pricing and rental yield
We offer a headline opening promotion of 50% off for up to the first 8 weeks, and we continue to manage pricing dynamically, taking account of room availability, customer demand and local competition. Our pricing model reduces promotions and increases asking prices where individual units are in scarce supply. This lowering of promotions, coupled with price increases to existing and new customers, leads to an increase in net achieved rents.
In an inflationary environment such as this, self storage benefits from the fact that we can move our asking prices to new customers at short notice and give inflationary increases to our existing customers on an annual basis. The average achieved net rent per sq ft increased by 10% compared to the same period last year, with closing net rent up 10% compared to 30 September 2021, and up 5% from 31 March 2022.
The table below shows the change in net rent per sq ft for the portfolio by average occupancy over the six months (on a non-weighted basis). The analysis excludes stores opened and acquired in the past two financial years.
Average occupancy Number Net rent per sq ft Net rent per sq ft in of stores growth from 1 April growth from 1 April the six months to 30 September 2022 to 30 September 2021 ------------------ ----------- ---------------------- ---------------------- 75% to 85% 30 4.9% 6.3% 85 to 90% 52 5.0% 6.9% Above 90% 17 5.9% 8.4%
Security of income
We believe that self storage income is essentially evergreen income with highly defensive characteristics driven from buildings with very low obsolescence and relatively low maintenance requirements. Although our contract with our customers is in theory as short as a week, we do not rely on any one contract for our income security. At 30 September 2022 the average length of stay for existing customers was 29 months (March 2022: 29 months). For all customers, including those who have moved out of the business throughout the life of the portfolio, the average length of stay remained at 8.6 months (March 2022: 8.6 months). We have seen an increase in the length of stay of customers who moved out over the six months, which increased to 8.6 months from 7.6 months for the same period last year. This is likely to have been the result of short-term users in the prior period as a result of the distortions from the stamp duty changes.
38% of our customers by occupied space have been storing with us for over two years (2021: 35%), and a further 16% of customers have been in the business for between one and two years (2021: 18%).
Our business customer base is comprised of online retailers, B2B traders looking for flexible mini-warehousing for e-fulfilment, service providers, those looking to shorten supply chains, and businesses looking to rationalise their other fixed costs of accommodation. For these customers, who typically are looking for rooms which could be from 50 sq ft to 500 sq ft in facilities that meet their operational requirements, the only supply in big cities is from self storage providers.
We saw continued growth in occupancy from our domestic customer base, with demand across a broad spectrum of uses. Over 70% of our domestic customers are in the top 3 ACORN categories: Affluent Achievers, Rising Prosperity, and Comfortable Communities. The largest element of demand into our business each year is customers who use us for relatively short periods driven by a need.
We therefore have a very diverse base of domestic and business customers currently occupying 77,000 rooms. This, together with the location and quality of our stores, limited growth in new supply, market-leading brand and digital platform, and customer service, all contribute to the resilience and security of our income.
Supply
New supply and competition is a key risk to our business model, hence our weighting to London and its commuter towns, where barriers to entry in terms of competition for land and difficulty around obtaining planning are highest. Growth in new self storage centre openings, excluding container operators, over the last five years has averaged 2% to 3% of total capacity per annum, down significantly from the previous decade. We continue to see limited new supply growth in our key areas of operation, with only five store openings in London in 2022 (including our Hayes, Harrow, and Kingston North stores), and we anticipate six new facilities in London in 2023 (including our planned store at Kings Cross).
Revenue
Total revenue for the six-month period was GBP93.8 million, an increase of GBP12.0 million (15%) from GBP81.8 million in the same period last year. Of the total store revenue of GBP92.8 million in the period, like-for-like store revenue (see glossary in note 19) was GBP81.3 million, an increase of 8% from the 2021 figure of GBP75.1 million.
Other sales comprise the selling of packing materials, insurance/enhanced liability service ("ELS"), and storage related charges. The Group changed the way it sold contents protections to its customers on 1 June 2022 to an ELS, which is subject to VAT and not Insurance Premium Tax ("IPT"). Prior to 1 June 2022, IPT at 12% was paid to our insurance provider based on our total insurance revenue. We decided not to pass on the entirety of the 20% VAT on the new ELS to our customers, and hence gross ELS revenue from 1 June is lower by 8%. However, because we can recover VAT and are no longer paying IPT, our cost of sales has also reduced. On a net basis, our profits from insurance/ELS remain largely unchanged.
The other revenue earned is tenant income on sites where we have not started development.
Operating costs
Cost of sales comprises principally direct store operating costs, including store staff salaries, utilities, business rates, insurance, a full allocation of the central marketing budget, and repairs and maintenance.
The table below shows the breakdown of store operating costs compared to the same period last year, with Armadillo's costs included in full in both periods:
Period Period ended % of store
ended 30 30 September operating
Category September 2021 Change costs
2022 GBP000 in period
GBP000
Cost of sales (insurance/ELS
and packing materials) 1,428 2,034 (30%) 6%
Staff costs 6,999 6,806 3% 28%
General & admin 841 808 4% 3%
Utilities 959 1,044 (8%) 4%
Property rates 7,521 7,304 3% 30%
Marketing 3,292 3,356 (2%) 13%
Repairs and maintenance 2,314 2,200 5% 9%
Insurance 1,290 744 73% 5%
Computer costs 509 464 10% 2%
----------- -------------- --------- -----------
Total before one-off items 25,153 24,760 2%
One-off items (266) (862) (69%)
Total per portfolio summary 24,887 23,898 4%
----------- -------------- --------- -----------
Store operating costs have increased by GBP1.0 million (4%). The one-off items in both periods are principally rates rebates where we have successfully appealed against the 2017 rating list. Store operating costs before these one-off items have increased by GBP0.4 million (2%) compared to the same period last year. New stores accounted for GBP0.7 million of operating expenses in the period. Cost of sales have decreased by GBP0.6 million following the move to selling an ELS rather than insurance (see explanation in revenue above). The remaining increase is GBP0.3 million (1%, which is a pleasing result in the current inflationary environment), with commentary below:
- Staff costs have increased by GBP0.2 million (3%) with store numbers and the salary review
of on average 5% (including a 7% increase to those at the lower end of the pay scale), which
has been partly offset by lower bonuses for the six months, which have averaged 11% compared
to 15% in the prior period.
- Marketing has decreased by GBP0.1 million (2%), with continued efficiencies being achieved
from our digital campaigns.
- Insurance has increased by GBP0.5 million (73%). We saw an increase in our insurance premiums
this year, from a combination of higher pricing in the insurance market, and the impact on
our premiums of the fire at our Cheadle store in February 2022.
The Group's store bad debt expense for the period was 0.1%, in line with the prior period. The Group has not seen any deterioration in its aged debtors' profile over recent months.
The table below reconciles store operating costs per the portfolio summary to cost of sales in the income statement:
Period Period
ended 30 ended 30
September September
2022 2021
GBP000 GBP000
Direct store operating costs per portfolio summary
(excluding rent) 24,887 23,898
Rent included in cost of sales (total rent payable
is included in portfolio summary) 718 1,047
Depreciation charged to cost of sales 235 188
Head office operational management costs charged
to cost of sales 610 543
Armadillo cost of sales pre acquisition of remaining
interest - (1,908)
Cost of sales per income statement 26,450 23,768
Store EBITDA
Store EBITDA for the period was GBP66.8 million, an increase of GBP9.1 million (16%) from GBP57.7 million for the period ended 30 September 2021 (see Portfolio Summary). The overall EBITDA margin for all stores during the period was 72.0%, up from 70.7% in 2021.
All stores are currently trading profitably at the Store EBITDA level, except for our recently opened stores in Harrow and Kingston North. Our stores at Hayes and Hove, which opened in the first quarter of 2022, reached break even in six and four months respectively.
Administrative expenses
Administrative expenses in the income statement have decreased by GBP0.2 million. In the prior period, the Group incurred GBP0.4 million of acquisition costs in relation to the purchase of the remaining interest in Armadillo which were written off in accordance with IFRS 3.
After excluding this one-off item in the prior period, administrative expenses have increased by GBP0.2 million, an inflationary increase. The non-cash share-based payments charge represents GBP1.7 million of the overall GBP7.1 million expense (2021: GBP1.7 million of GBP7.3 million expense).
Other operating income
In February 2022 the Group experienced a fire at our Cheadle store, which resulted in a total loss to the store. Buildings all risk insurance is in place for the full reinstatement value with the landlord. We also have insurance cover in place for both our fit-out and four years loss of income. The loss of income received during the first six months of the financial year was GBP0.7 million, which is included in other operating income.
The Group acquired the freehold of its Oxford store in September 2022, thus extinguishing the right of use asset and liability in relation to the lease from the previous landlord. This extinguishment gave rise to a gain of GBP0.2 million, which is included in other operating income for the period.
Interest
Interest on bank borrowings during the period was GBP7.8 million, GBP 2.6 million higher than the same period last year, due to higher average debt levels in the period, coupled with a higher average cost of debt following the increase in interest rates.
Interest capitalised in the period amounted to GBP1.6 million (2021: GBP1.0 million), arising on the Group's construction programme.
Results
The Group's statutory profit before tax for the period was GBP6.8 million, compared to GBP254.9 million for the same period last year. The decrease is due to the revaluation loss in the in the period compared to a gain in the prior period.
After adjusting for the revaluation movement of investment properties and other matters shown in the table below, the Group made an adjusted profit before tax in the period of GBP54.6 million, up 16% from GBP46.9 million in 2021.
Six months ended Six months ended
30 September 30 September
Profit before tax analysis 2022 2021
GBPm GBPm
---------------------------------- ----------------- -----------------
Profit before tax 6.8 254.9
Loss/(gain) on revaluation of
investment properties 47.7 (204.6)
Change in fair value of interest
rate derivatives (0.6) (0.5)
Refinancing costs 0.7 -
Acquisition costs written off - 0.4
Share of non-recurring gains
in associates - (3.3)
Adjusted profit before tax 54.6 46.9
Tax (0.7) (0.8)
---------------------------------- ----------------- -----------------
Adjusted profit after tax 53.9 46.1
---------------------------------- ----------------- -----------------
The movement in the adjusted profit before tax from the prior year is shown in the table below:
Movement in adjusted profit before tax GBPm ----------------------------------------------- ------ Adjusted profit before tax for the six months to 30 September 2021 46.9 Increase in gross profit 9.3 Increase in administrative expenses (0.2) Increase in other operating income 0.9 Increase in net interest payable (2.6) Increase in capitalised interest 0.7 Reduction in share of associates' recurring profit (0.4) Adjusted profit before tax for the six months to 30 September 2022 54.6
The reduction in share of associates' recurring profit is following the acquisition of the remaining interest in Armadillo in July 2021. Diluted EPRA earnings per share was 29.3 pence (2021: 25.7 pence), an increase of 14 % from the same period last year.
Cash flow
Cash flows from operating activities (after net finance costs and pre-working capital movements) have increased by 16 % to GBP 55.2 million for the period (2021: GBP47.4 million). These operating cash flows are after the ongoing maintenance costs of the stores, which for this first half were on average approximately GBP 21,000 per store. The Group's net debt has increased over the period to GBP469.8 million (March 2022: GBP411.8 million), following the capital expenditure in the period.
There are distortive working capital items in the prior period, and therefore the summary cash flow below sets out the free cash flow pre-working capital movements
Six months Six months
ended 30 ended 30
September September
2022 2021
GBPm GBPm
Cash generated from operations pre-working
capital movements 64.0 53.5
Net finance costs (6.9) (5.0)
Interest on obligations under lease liabilities (0.4) (0.4)
Tax (1.5) (0.7)
----------- -----------
Cash flow from operating activities pre-working
capital movements 55.2 47.4
Working capital movements (0.6) 4.4
----------- -----------
Cash flow from operating activities 54.6 51.8
Acquisition of Armadillo - (66.7)
Capital expenditure (73.5) (74.3)
Receipt from Capital Goods Scheme 0.2 0.4
Dividend received from associates - 0.4
Cash flow after investing activities (18.7) (88.4)
Dividends (38.7) (31.0)
Payment of finance lease liabilities (0.7) (0.6)
Issue of share capital 0.9 98.5
Debt acquired with Armadillo - (50.9)
Receipt from termination of interest rate 0.4 -
derivatives
Loan arrangement fees paid (1.2) -
Increase in borrowings 58.0 70.0
----------- -----------
Net cash outflow - (2.4)
----------- -----------
The Group's interest cover for the period (expressed as the ratio of cash generated from operations pre-working capital movements against interest paid) was 9.3 times (2021: 10.6 times), with the reduction caused by the increase in the interest expense over the period following the rise in borrowing costs and a higher average debt level.
Of the capital expenditure in the period GBP35.3 million related to the acquisitions of Old Kent Road, Slough Farnham Road, and the freehold of our Oxford store, with the balance of GBP38.2 million principally construction capital expenditure on our new stores in Harrow, Kingston North and Kings Cross, and investment in the retrofitting of solar panels across our estate.
Taxation
The Group is a Real Estate Investment Trust ("REIT"). We benefit from a zero tax rate on our qualifying self storage earnings. We only pay corporation tax on the profits attributable to our residual business, comprising primarily of the sale of packing materials and insurance, and management fees earned by the Group.
There is a GBP0.7 million tax charge in the residual business for the period ended 30 September 2022 (six months to 30 September 2021: GBP0.8 million).
Dividends
REIT regulatory requirements determine the level of Property Income Distribution ("PID") payable by the Group. A PID of 22.3 pence per share is proposed as the total interim dividend, an increase of 8% from 20.6 pence per share for the same period last year.
The interim dividend will be paid on 26 January 2023. The ex-dividend date is 5 January 2023, and the record date is 6 January 2023 .
Financing and treasury
Our financing policy is to fund our current needs through a mix of debt, equity, and cash flow to allow us to build out, and add to, our development pipeline and achieve our strategic growth objectives, which we believe improve returns for shareholders. We aim to ensure that there are sufficient medium-term facilities in place to finance our committed development programme, secured against the freehold portfolio, with debt serviced by our strong operational cash flows. We maintain a keen watch on medium and long-term rates and the Group's policy in respect of interest rates is to maintain a balance between flexibility and hedging of interest rate risk.
The table below shows the Group's debt position at 30 September 2022:
Debt Expiry Facility Drawn Cost
---------------------------------- ---------------- ----------- ----------- -------
Aviva Loan September 2028 GBP160.4m GBP160.4m 3.4%
M&G loan September 2029 GBP120m GBP120m 3.8%
Revolving bank facility (Lloyds,
HSBC, and Bank of Ireland) October 2024 GBP240m GBP198m 3.6%
Average term
Total 4.5 years GBP520.4m GBP478.4m 3.6%
In addition to the facilities above, during the period, the Group signed a $225 million credit approved shelf facility with Pricoa Private Capital ("Pricoa"), to be drawn in fixed sterling notes. The Group can draw the debt in minimum tranches of GBP10 million over the next three years with terms of between 7 and 15 years at short notice, typically 10 days.
We intend to use this facility to partially replace and reduce the bank revolving credit facility which expires in October 2024. This facility increases our potential debt capacity to approximately GBP600 to GBP625 million and extends the average maturities.
The optionality built into the facility allows us to choose the timing of that transition and hence the opportunity to optimise our average cost of debt.
During the period, the Group refinanced its GBP120 million debt facility with M&G Investments ("M&G") for a seven year term, with the new loan expiring in September 2029, secured against a portfolio of 15 assets. The existing facility was due to expire in June 2023. GBP35 million of this facility is currently hedged until June 2023, and the balance is variable.
The pricing on the facility agreement was reflective of the sustainability investments that Big Yellow has made over the past few years, and our planned investment in solar over the coming years as part of our Net Renewable Energy Positive Strategy. The margin on the facility was reduced by 20bps from the expiring facility, reflective of improved portfolio performance.
The Group repaid the two Armadillo bank facilities during the period using the revolving bank facility. The Group also cancelled the two interest rate derivatives in place on the Armadillo facilities, which resulted in a payment to the Group of GBP436,000 as the swaps were in-the-money.
The Group was comfortably in compliance with its banking covenants at 30 September 2022 and is forecast to be for the period covered by the going concern statement.
The net debt to gross property assets ratio is 18% (2021: 18%) and the net debt to adjusted net assets ratio (see net asset value section below) is 21 % (2021: 21%). Our net debt to the Group's market capitalisation at 30 September 2022 was 24% (2021: 15%).
Property
Investment property
The Group's investment properties are carried at the half year at Directors' valuation. They are valued externally by Jones Lang Lasalle ("JLL") at the year end. The Directors' valuations reflect the latest cash flows derived from each of the stores at the end of September.
In performing the valuations, the Directors consulted with JLL on the capitalisation rates used in the valuations. The Directors, as advised by the valuers, consider that the prime capitalisation rates have increased by on average 30 bps since the start of the financial year. The increase in cap rates applied was 12.5 bps for stores in London, 25 bps for stores in the South East and 50 bps for regional stores. Additionally, a further 25 bps was added to the cap rates for immature stores.
The Directors have also made some minor amendments to a couple of the valuation assumptions, namely the adjustment of stable occupancy levels on certain stores that are consistently trading ahead of the previously used assumptions and to certain assumptions on net achieved rents within the valuations. Other than the above, the Directors believe the core assumptions used by JLL in the March 2022 valuations are still appropriate at the September valuation date.
At 30 September 2022 the total value of the Group's properties is shown in the table below:
Analysis of property portfolio Value at Revaluation
30 September movement in the
2022 period
GBPm GBPm
---------------------------------------- -------------- -----------------
Investment property 2,386.2 (27.1)
Investment property under construction 268.0 (20.6)
---------------------------------------- -------------- -----------------
Investment property total 2,654.2 (47.7)
---------------------------------------- -------------- -----------------
The revaluation deficit for the open stores in the period was GBP27.1 million, reflecting the increase in cap rates referred to above, partly offset by the growth in operating cash flow. There is a revaluation deficit of GBP20.6 million on the investment property under construction, due to the outward shift in cap rates and increased projected development costs.
The initial yield on the portfolio is 5.9% (31 March 2022: 5.2%). The Group's annual report and accounts for the year ended 31 March 2022 contains a detailed explanation of the valuation methodology.
Development pipeline
The status of the Group's development pipeline is summarised in the table below:
Site Location Status Anticipated
capacity
Kings Cross, Prominent location Planning consent granted. 103,000
London on York Way Demolition commenced in sq ft
January 2021 with a view
to opening in Summer 2023.
---------------------- ------------------------------- --------------
Wembley, London Prominent location Planning consent granted. 70,000 sq
on Towers Business Discussions ongoing to ft
Park secure vacant possession.
---------------------- ------------------------------- --------------
Queensbury, London Prominent location Site acquired in November 70,000 sq
off Honeypot 2018. Planning consent ft
Lane granted.
---------------------- ------------------------------- --------------
Slough Bath Road Prominent location Site acquired in April 90,000 sq
on Bath Road 2019. Planning consent ft
granted.
---------------------- ------------------------------- --------------
Slough Farnham Prominent location Site acquired in June 2022. Replacement
Road on Farnham Road Planning consent granted for existing
under the Slough Trading leasehold
Estate Simplified Planning store
Zone ("SPZ") Scheme.
---------------------- ------------------------------- --------------
Wapping, London Prominent location Site acquired in July 2020. Additional
on the Highway, Planning application refusal 95,000 sq
adjacent to existing likely to be appealed. ft
Big Yellow
---------------------- ------------------------------- --------------
Staines, London Prominent location Site acquired in December 65,000 sq
on the Causeway 2020. Planning consent ft
granted. In addition, consent
was received to develop
9 industrial units totalling
99,000 sq ft.
---------------------- ------------------------------- --------------
Epsom, London Prominent location Site acquired in March 58,000 sq
on East Street 2021. Planning application ft
submitted in September
2022.
---------------------- ------------------------------- --------------
Kentish Town, Prominent location Site acquired in April 68,000 sq
London on Regis Road 2021. Planning application ft
to be submitted in Q1 2023.
---------------------- ------------------------------- --------------
West Kensington, Prominent location Site acquired in June 2021. 175,000
London on Hammersmith Planning application to sq ft
Road be submitted in Q1 2023.
---------------------- ------------------------------- --------------
Old Kent Road, Prominent location Site acquired in June 2022. 75,000 sq
London on Old Kent Road Planning discussions underway ft
with the local Council.
---------------------- ------------------------------- --------------
Newcastle Prominent location Planning consent granted. 60,000 sq
on Scotswood ft
Road
---------------------- ------------------------------- --------------
Total 929,000
sq ft
---------------------- ------------------------------- --------------
The capital expenditure forecast for the remainder of the financial year (excluding any new site acquisitions) is approximately GBP17.7 million, which principally relates to construction costs on our development sites at Kings Cross, and the continued retrofitting of solar panels across the Group's estate.
Net asset value
The adjusted net asset value per share is 1,220.1 pence (see note 13), down 2% from 1,239.7 pence per share at 31 March 2022. The table below reconciles the movement from 31 March 2022:
Equity shareholders' EPRA adjusted
funds NAV pence per
Movement in adjusted net GBPm share
asset value
----------------------------- --------------------- ---------------
31 March 2022 2,284.2 1,239.7
Adjusted profit after tax 53.9 29.2
Equity dividends paid (39.1) (21.2)
Revaluation movements (47.7) (25.9)
Movement in purchaser's
cost adjustment 1.5 0.8
Other movements (e.g. share
schemes) 1.9 (2.5)
30 September 2022 2,254.7 1,220.1
----------------------------- --------------------- ---------------
Jim Gibson John Trotman
Chief Executive Officer Chief Financial Officer
21 November 2022
PORTFOLIO SUMMARY
September 2022 September 2021
Big Big Total Total
Yellow Yellow Big Armadillo Total Big Yellow Big Yellow Big Yellow Total
Established Developing Yellow (2) Established Developing Armadillo
Number
of stores 75 9 84 24 108 74 5 79 25 104
----------- ---------- --------- --------- --------- ----------- ---------- ----------- --------- ---------
At 30
September:
Total capacity
(sq ft) 4,724,000 584,000 5,308,000 987,000 6,295,000 4,669,000 315,000 4,984,000 1,078,000 6,062,000
Occupied
space (sq
ft) 4,169,000 317,000 4,486,000 814,000 5,300,000 4,268,000 204,000 4,472,000 955,000 5,427,000
Percentage
occupied 88.3% 54.3% 84.5% 82.5% 84.2% 91.4% 64.8% 89.7% 88.6% 89.5%
Net rent
per sq
ft GBP33.60 GBP28.71 GBP33.26 GBP21.40 GBP31.44 GBP30.75 GBP23.45 GBP30.43 GBP19.85 GBP28.46
For the
period:
REVPAF(3) GBP33.08 GBP19.88 GBP31.88 GBP20.46 GBP30.05 GBP31.22 GBP14.75 GBP30.27 GBP19.61 GBP28.36
Average
occupancy 88.2% 59.9% 85.7% 83.7% 85.4% 89.9% 52.4% 87.6% 87.0% 87.5%
Average
annual
net rent
psf GBP32.64 GBP27.75 GBP32.33 GBP20.98 GBP30.55 GBP29.79 GBP22.04 GBP29.52 GBP19.14 GBP27.73
GBP000 GBP000 GBP000 GBP000 GBP000 GBP000 GBP000 GBP000 GBP000 GBP000
Self storage
income 67,963 3,908 71,871 8,684 80,555 62,698 1,674 64,372 9,003 73,375
Other storage
related
income
(3) 9,660 681 10,341 1,432 11,773 9,998 425 10,423 1,585 12,008
Ancillary
store rental
Income 429 85 514 7 521 396 33 429 10 439
---------------- ----------- ---------- --------- --------- --------- ----------- ---------- ----------- --------- ---------
Total store
revenue 78,052 4,674 82,726 10,123 92,849 73,092 2,132 75,224 10,598 85,822
Direct
store
operating
costs
(excluding
depreciation) (19,146) (2,000) (21,146) (3,741) (24,887) (18,895) (1,360) (20,255) (3,643) (23,898)
Short and
long
leasehold
rent(4) (1,063) - (1,063) (85) (1,148) (955) - (955) (301) (1,256)
---------------- ----------- ---------- --------- --------- --------- ----------- ---------- ----------- --------- ---------
Store
EBITDA(3,5) 57,843 2,674 60,517 6,297 66,814 53,242 772 54,014 6,654 60,668
Store EBITDA
margin 74.1% 57.2% 73.2% 62.2% 72.0% 72.8% 36.2% 71.8% 62.8% 70.7%
Deemed GBPm
cost GBPm GBPm GBPm GBPm
To 30
September
2022 708.5 127.9 836.4 135.9 972.3
Capex to
complete - 0.6 0.6 0.9 1.5
---------------- ----------- ---------- --------- --------- ---------
Total 708.5 128.5 837.0 136.8 973.8
--------- --------- ----------- ---------
(1) The Big Yellow established stores have been open for more than three years at 1 April 2022,
and the developing stores have been open for fewer than three years at 1 April 2022.
(2) Armadillo's Cheadle store was destroyed by fire in February 2022. It is included in the prior
period comparatives, but not in the current period figures.
(3) See glossary in note 19.
(4) Rent under IFRS 16 for seven short leasehold properties accounted for as investment properties
and right-of-use assets under IFRS.
(5) The Group acquired the 80% of the Armadillo Partnerships that it did not previously own on
1 July 2021. The results of the stores in the Partnerships have been included in the results
above for both years to give a clearer understanding of the performance of all stores. The
table below shows the results excluding the period when the stores were not wholly owned:
2022 2021
Armadillo Armadillo
results results
Per above as an associate Statutory Per above as an associate Statutory
GBP000 GBP000 GBP000 GBP000 GBP000 GBP000
----------- ----------------- ----------- ----------- ----------------- -----------
Store revenue 92,849 - 92,849 85,822 (5,046) 80,776
Direct store
operating
costs (24,887) - (24,887) (23,898) 1,908 (21,990)
Rent (1,148) - (1,148) (1,256) 150 (1,106)
----------- ----------------- ----------- ----------- ----------------- -----------
Store EBITDA 66,814 - 66,814 60,668 (2,988) 57,680
----------- ----------------- ----------- ----------- ----------------- -----------
The table below reconciles Store EBITDA to gross profit in the income statement:
Period ended 30 September Period ended 30 September
2022 2021
GBP000 GBP000
Store
EBITDA Gross profit Store Gross profit
(per per income EBITDA per income
note Reconciling statement (per note Reconciling statement
(3)) items (3)) items
Store revenue/Revenue(1) 92,849 967 93,816 80,776 1,025 81,801
Cost of sales(2) (24,887) (1,563) (26,450) (21,990) (1,778) (23,768)
Rent(3) (1,148) 1,148 - (1,106) 1,106 -
--------- ------------ --------------- ----------- ------------ ---------------
66,814 552 67,366 57,680 353 58,033
(1) See note 2 of the interim statement, reconciling items are management fees and non-storage income.
(2) See reconciliation in cost of sales section in Business and Financial Review.
(3) The rent shown above is the cost associated with leasehold stores, only part of which is recognised within gross profit in line with finance lease accounting principles. The amount included in gross profit is shown in the reconciling items in cost of sales.
RESPONSIBILITY STATEMENT
We confirm that to the best of our knowledge:
- the condensed set of financial statements has been prepared in accordance with IAS 34 Interim
Financial Reporting as adopted for use in the UK;
- the interim management report includes a fair review of the information required by:
a) DTR 4.2.7R of the Disclosure Guidance and Transparency Rules, being 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 year; and
b) DTR 4.2.8R of the Disclosure Guidance and Transparency Rules, being related party transactions
that have taken place in the first six months of the current financial year and that have
materially affected the financial position or performance of the entity during that period;
and any changes in the related party transactions described in the last annual report that
could do so.
By order of the Board
Jim Gibson John Trotman
Chief Executive Officer Chief Financial Officer
21 November 2022
CONDENSED CONSOLIDATED STATEMENT OF COMPREHENSIVE INCOME
Six months ended 30 September 2022
Six months Six months
ended ended
Year ended
30 September 30 September 31 March
2022 2021 2022
(unaudited) (unaudited) (audited)
Note GBP000 GBP000 GBP000
Revenue 2 93,816 81,801 171,318
Cost of sales (26,450) (23,768) (50,383)
Gross profit 67,366 58,033 120,935
Administrative expenses (7,091) (7,341) (14,352)
Operating profit before gains
and losses on property assets 60,275 50,692 106,583
(Loss)/gain on the revaluation
of investment properties 9a (47,673) 204,662 597,224
Gain on disposal of investment
property - - 584
Operating profit 12,602 255,354 704,391
Other operating income 2 899 - -
Share of profit of associates 9e - 3,677 3,677
Investment income - interest
receivable 3 1 15 23
- fair value movement of derivatives 3 564 477 1,389
Finance costs 4 (7,313) (4,655) (10,604)
Profit before taxation 6,753 254,868 698,876
------------- ------------- -----------
Taxation 5 (710) (794) (1,602)
Profit for the period (attributable
to equity shareholders) 6,043 254,074 697,274
------------- ------------- -----------
Total comprehensive income
for the period attributable
to equity shareholders 6,043 254,074 697,274
------------- ------------- -----------
Basic earnings per share 8 3.3p 142.0p 385.4p
Diluted earnings per share 8 3.3p 141.6p 384.2p
Adjusted profit before taxation is shown in note 6 and EPRA earnings per share is shown in note 8.
All items in the income statement relate to continuing operations.
CONDENSED CONSOLIDATED BALANCE SHEET
30 September 2022
30 September 30 September
2022 2021 31 March 2022
(unaudited) (unaudited) (audited)
Note GBP000 GBP000 GBP000
Non-current assets
Investment property 9a 2,386,246 1,969,730 2,342,199
Investment property under construction 9a 268,012 234,542 285,400
Right-of-use assets 9a 18,849 20,804 19,174
Plant, equipment, and owner-occupied property 9b 3,882 4,011 3,857
Intangible assets 9c 1,433 1,433 1,433
Investment 9d 588 450 588
Derivative financial instruments 12 - - 885
2,679,010 2,230,970 2,653,536
Current assets
Derivative financial instruments 12 1,013 - -
Inventories 480 404 483
Trade and other receivables 10 8,506 8,994 7,756
Cash and cash equivalents 8,604 9,911 8,605
18,603 19,309 16,844
Total assets 2,697,613 2,250,279 2,670,380
Current liabilities
Trade and other payables 11 (47,399) (45,572) (47,349)
Borrowings 12 (3,083) (2,935) (3,008)
Obligations under lease liabilities (1,805) (2,298) (1,958)
(52,287) (50,805) (52,315)
Non-current liabilities
Borrowings 12 (473,056) (402,362) (414,972)
Obligations under lease liabilities (18,386) (20,009) (18,718)
Derivative financial instruments 12 - (27) -
(491,442) (422,398) (433,690)
Total liabilities (543,729) (473,203) (486,005)
Net assets 2,153,884 1,777,076 2,184,375
------------- ------------- --------------
Equity
Called up share capital 18,422 18,397 18,397
Share premium account 290,771 289,885 289,923
Reserves 1,844,691 1,468,794 1,876,055
Equity shareholders' funds 2,153,884 1,777,076 2,184,375
------------- ------------- --------------
CONDENSED CONSOLIDATED STATEMENT OF CHANGES IN EQUITY
Six months ended 30 September 2022 (unaudited)
Share Other non-distributable Capital
Share premium reserve redemption Retained Own
capital account GBP000 reserve earnings shares Total
GBP000 GBP000 GBP000 GBP000 GBP000 GBP000
At 1 April 2022 18,397 289,923 74,950 1,795 1,800,329 (1,019) 2,184,375
Total comprehensive
income for the period - - - - 6,043 - 6,043
Issue of share capital 25 848 - - - - 873
Credit to equity
for equity-settled
share-based payments - - - - 1,730 - 1,730
Dividends - - - - (39,137) - (39,137)
At 30 September
2022 18,422 290,771 74,950 1,795 1,768,965 (1,019) 2,153,884
Six months ended 30 September 2021 (unaudited)
Share Other non-distributable Capital
Share premium reserve redemption Retained Own
capital account GBP000 reserve earnings shares Total
GBP000 GBP000 GBP000 GBP000 GBP000 GBP000
At 1 April 2021 17,588 192,218 74,950 1,795 1,168,363 (1,019) 1,453,895
Total comprehensive
income for the period - - - - 254,074 - 254,074
Issue of share capital 809 97,667 - - - - 98,476
Credit to equity
for equity-settled
share-based payments - - - - 1,670 - 1,670
Dividends - - - - (31,039) - (31,039)
At 30 September 2021 18,397 289,885 74,950 1,795 1,393,068 (1,019) 1,777,076
Year ended 31 March 2022 (audited)
Share Other non-distributable Capital
Share premium reserve redemption Retained Own
capital account GBP000 reserve earnings shares Total
GBP000 GBP000 GBP000 GBP000 GBP000 GBP000
At 1 April 2021 17,588 192,218 74,950 1,795 1,168,363 (1,019) 1,453,895
Total comprehensive
income for the year - - - - 697,274 - 697,274
Issue of share capital 809 97,705 - - - - 98,514
Credit to equity
for equity-settled
share-based payments - - - - 3,390 - 3,390
Dividends - - - - (68,698) - (68,698)
At 31 March 2022 18,397 289,923 74,950 1,795 1,800,329 (1,019) 2,184,375
CONDENSED CONSOLIDATED CASH FLOW STATEMENT
Six months ended 30 September 2022
Six months Year
Six months ended ended ended
30 September 30 September 31 March
2022 2021 2022
(unaudited) (unaudited) (audited)
Note GBP000 GBP000 GBP000
Cash generated from operations 17 63,405 57,863 120,390
Bank interest paid (6,907) (5,042) (10,763)
Interest on obligations under lease liabilities (394) (413) (843)
Interest received - 1 2
Tax paid (1,517) (655) (1,649)
Cash flows from operating activities 54,587 51,754 107,137
Investing activities
Purchase of non-current assets (73,462) (74,260) (105,151)
Disposal of investment property - - 584
Acquisition of Armadillo (net of cash acquired) - (66,679) (66,679)
Investment - - (138)
Receipt from Capital Goods Scheme 173 381 381
Dividend received from associates 9e - 435 435
Cash flows from investing activities (73,289) (140,123) (170,568)
Financing activities
Issue of share capital 873 98,476 98,514
Payment of finance lease liabilities (706) (614) (1,384)
Equity dividends paid (38,731) (31,039) (68,698)
Receipt from termination of interest rate derivatives 436 - -
Loan arrangement fees paid (1,155) - (953)
Increase in borrowings 57,984 19,135 32,235
Cash flows from financing activities 18,701 85,958 59,714
Net decrease in cash and cash equivalents (1) (2,411) (3,717)
Opening cash and cash equivalents 8,605 12,322 12,322
Closing cash and cash equivalents 8,604 9,911 8,605
---------------- ------------- ----------
Notes to the Interim Review
1. ACCOUNTING POLICIES
Basis of preparation
The results for the period ended 30 September 2022 are unaudited and were approved by the Board on 21 November 2022. The financial information contained in this report in respect of the year ended 31 March 2022 does not constitute statutory accounts within the meaning of section 434 of the Companies Act 2006. A copy of the statutory accounts for that year has been delivered to the Registrar of Companies. The auditor's report on those accounts was not qualified and did not contain statements under section 498 (2) or (3) of the Companies Act 2006.
This condensed set of financial statements has been prepared in accordance with IAS 34 Interim Financial Reporting as adopted for use in the UK.
The annual financial statements of the Group are prepared in accordance with UK-adopted international accounting standards. As required by the Disclosure Guidance and Transparency Rules of the Financial Conduct Authority, the condensed set of financial statements has been prepared applying the accounting policies and presentation that were applied in the preparation of the Group's published consolidated financial statements for the year ended 31 March 2022.
Valuation of assets and liabilities held at fair value
For those financial instruments held at fair value, the Group has categorised them into a three-level fair value hierarchy based on the priority of the inputs to the valuation technique in accordance with IFRS 13. The hierarchy gives the highest priority to quoted prices in active markets for identical assets or liabilities (Level 1) and the lowest priority to unobservable inputs (Level 3). If the inputs used to measure fair value fall within different levels of the hierarchy, the category level is based on the lowest priority level input that is significant to the fair value measurement of the instrument in its entirety. The fair value of the Group's outstanding interest rate derivative has been estimated by calculating the present value of future cash flows, using appropriate market discount rates, representing Level 2 fair value measurements as defined by IFRS 13. Investment Property and Investment Property under Construction have been classified as Level 3. This is discussed further in note 14.
Going concern
A review of the Group's business activities, together with the factors likely to affect its future development, performance, and position, is set out in the Chairman's Statement and the Business and Financial Review. The financial position of the Group, its cash flows, liquidity position and borrowing facilities are shown in the balance sheet, cash flow statement and accompanying notes to the interim statement. Further information concerning the Group's objectives, policies, and processes for managing its capital; its financial risk management objectives; details of its financial instruments and hedging activities; and its exposures to credit risk and liquidity risk remain the same and can be found in the Strategic Report within the Group's Annual Report for the year ended 31 March 2022.
At 30 September 2022 the Group had available liquidity of GBP50.6 million, from a combination of cash and undrawn debt facilities. In addition, the Group has a $225 million shelf facility in place with Pricoa Private Capital to be drawn in fixed sterling notes. The Group can draw the debt in minimum tranches of GBP10 million over the next three years with terms of between 7 and 15 years at short notice, typically 10 days. The Group also has land surplus to its needs which will be realised over the medium term, generating net cash proceeds estimated currently at over GBP100 million. The Group is cash generative and for the six months ended 30 September 2022, had operational cash flow of GBP54.6 million, with capital commitments at the balance sheet date of GBP10.6 million.
The Directors have prepared cash flow forecasts for a period of 18 months from the date of approval of these financial statements, taking into account the Group's operating plan and budget for the year ending 31 March 2023 and projections contained in the longer-term business plan which covers the period to March 2026. After reviewing these projected cash flows together with the Group's and Company's cash balances, borrowing facilities and covenant requirements, and potential property valuation movements over that period, the Directors believe that, taking account of severe but plausible downsides, the Group and Company will have sufficient funds to meet their liabilities as they fall due for that period.
In making their assessment, the Directors have carefully considered the outlook for the Group's trading performance and cash flows as a result of the dislocations to the economy caused by the Russian invasion of Ukraine, taking into account the recent trading performance of the Group. The Directors have also taken into account the performance of the business during the Global Financial Crisis and the Covid-19 pandemic. The Directors modelled a number of different scenarios, including material reductions in the Group's occupancy rates and property valuations, and assessed the impact of these scenarios against the Group's liquidity and the Group's banking covenants. The scenarios considered did not lead to breaching any of the banking covenants, and the Group retained sufficient liquidity to meet its financial obligations as they fall due. Consequently, the Directors continue to adopt the going concern basis in preparing the half year report.
2. SEGMENTAL INFORMATION
Revenue represents amounts derived from the provision of self storage accommodation and related services which fall within the Group's ordinary activities after deduction of trade discounts and value added tax. The Group's net assets, revenue and profit before tax are attributable to one activity, the provision of self storage accommodation and related services. These all arise in the United Kingdom.
Six months
ended Year ended
30 September Six months 31 March
2022 ended 2022
30 September
(unaudited) 2021 (unaudited) (audited)
GBP000 GBP000 GBP000
Open stores
Self storage income 80,555 69,091 145,592
Insurance income 3,043 8,681 17,783
Enhanced liability service income 5,906 - -
Packing materials income 1,822 1,708 3,142
Other income from storage customers 1,002 863 1,821
Ancillary store rental income 521 433 937
92,849 80,776 169,275
Other revenue
Non-storage income 967 700 1,718
Management fees - 325 325
Total revenue 93,816 81,801 171,318
--------------- ------------------- -----------
Non-storage income derives principally from rental income earned from tenants of properties awaiting development.
The Group has also earned other operating income of GBP0.9 million in the period, of which GBP0.7 million relates to insurance proceeds for loss of income following the destruction of the Group's Cheadle store by fire in 2022, and GBP0.2 million is following extinguishing the right-of-use asset and liability following the acquisition of the freehold of our Oxford store.
Further analysis of the Group's operating revenue and costs are in the Portfolio Summary and the Business and Financial Review. The seasonality of the business is discussed in note 18.
3. INVESTMENT INCOME
Six months Year ended
Six months
ended 30 ended 30
September September 31 March
2022 2021 2022
(unaudited) (unaudited) (audited)
GBP000 GBP000 GBP000
Bank interest receivable - 1 2
Unwinding of discount on Capital
Goods Scheme receivable 1 14 21
Total 1 15 23
------------ ------------- ----------
Change in fair value of interest
rate derivatives 564 477 1,389
------------ ------------- ----------
Total investment income 565 492 1,412
------------ ------------- ----------
4. FINANCE COSTS
Six months Year ended
Six months
ended 30 September ended 30 September 31 March
2022 2021 2022
(unaudited) (unaudited) (audited)
GBP000 GBP000 GBP000
Interest on bank borrowings 7,836 5,202 11,772
Capitalised interest (1,649) (960) (2,072)
Interest on finance lease obligations 394 413 843
Other interest payable - - 61
Loan refinancing costs 732 - -
------------------- ------------------- ----------
Total finance costs 7,313 4,655 10,604
5. TAXATION
The Group is a REIT. As a result, the Group does not pay UK corporation tax on the profits and gains from its qualifying rental business in the UK if it meets certain conditions. Non-qualifying profits and gains of the Group are subject to corporation tax as normal. The Group monitors its compliance with the REIT conditions. There have been no breaches of the conditions to date.
Six months Year ended
Six months
ended 30 ended 30
September September 31 March
2022 2021 2022
(unaudited) (unaudited) (audited)
GBP000 GBP000 GBP000
Current tax:
- Current year 895 704 1,725
- Prior year (185) 90 (123)
------------
710 794 1,602
------------ ------------- ----------
6. ADJUSTED PROFIT
Six months
ended Year ended
Six months
ended 30 September 31 March
30 September
2022 2021 2022
(unaudited) (unaudited) (audited)
GBP000 GBP000 GBP000
Profit before tax 6,753 254,868 698,876
Loss/(gain) on revaluation of investment
properties - Group 47,673 (204,662) (597,224)
- associates (net of deferred tax)
to 30 June 2021 - (1,537) (1,537)
Change in fair value of interest rate
derivatives (564) (477) (1,389)
Armadillo fair value adjustments on
acquisition - (1,756) (1,756)
Gain on disposal of investment property - - (584)
Refinancing fees 732 - -
Acquisition costs written off - 416 416
Adjusted profit before tax 54,594 46,852 96,802
Tax (710) (794) (1,602)
-------------- ------------- ----------
Adjusted profit after tax (EPRA earnings) 53,884 46,058 95,200
-------------- ------------- ----------
Adjusted profit before tax which excludes gains and losses on the revaluation of investment properties, changes in fair value of interest rate derivatives, net gains and losses on disposal of investment property, and material non-recurring items of income and expenditure have been disclosed as, in the Board's view, this provides a clearer understanding of the Group's underlying trading performance.
7. DIVIDS
Six months Six months
ended ended
30 September 30 September
2022 2021
(unaudited) (unaudited)
GBP000 GBP000
Amounts recognised as distributions to equity
holders in the period:
Final dividend for the year ended 31 March
2022 of 21.4 p (2021: 17.0p) per share 39,137 31,039
Proposed interim dividend for the year ending
31 March 2023 of 22.3p (2022: 20.6p) per
share 40,830 37,666
------------- -------------
The proposed interim dividend of 22.3 pence per ordinary share will be paid to shareholders on 26 January 2023. The ex-dividend date is 5 January 2023, and the record date is 6 January 2023. The interim dividend is all Property Income Distribution.
8. EARNINGS PER ORDINARY SHARE
The European Public Real Estate Association ("EPRA") has issued recommended bases for the calculation of certain per share information and these are included in the following table:
Six months ended Six months ended
30 September 2022 30 September 2021 Year ended
(unaudited) (unaudited) 31 March 2022 (audited)
Earnings Shares Pence Earnings Shares Pence Earnings Shares Pence
GBP000 million per share GBP000 million per share GBP000 million per share
Basic 6,043 182.9 3.3 254,074 178.9 142.0 697,274 180.9 385.4
Dilutive share
options - 1.0 - - 0.5 (0.4) - 0.6 (1.2)
Diluted 6,043 183.9 3.3 254,074 179.4 141.6 697,274 181.5 384.2
Adjustments:
Loss/(gain) on
revaluation of
investment properties 47,673 - 25.9 (204,662) - (114.0) (597,224) - (329.0)
Acquisition costs
written off - - - 416 - 0.2 416 - 0.2
Change in fair
value of interest
rate derivatives (564) - (0.3) (477) - (0.3) (1,389) - (0.8)
Gain on disposal
of investment
property - - - - - - (584) - (0.3)
Refinancing fees 732 - 0.4 - - - - - -
Share of associates'
non-recurring
gains and losses - - - (3,293) - (1.8) (3,293) - (1.8)
EPRA - diluted 53,884 183.9 29.3 46,058 179.4 25.7 95,200 181.5 52.5
EPRA - basic 53,884 182.9 29.5 46,058 178.9 25.7 95,200 180.9 52.6
-------- ------- --------- --------- ------- --------- --------- ------- ---------
The calculation of basic earnings is based on profit after tax for the period. The weighted average number of shares used to calculate diluted earnings per share has been adjusted for the conversion of share options.
EPRA earnings and earnings per ordinary share have been disclosed to give a clearer understanding of the Group's underlying trading performance.
9. NON-CURRENT ASSETS
a) Investment property
Investment
Investment property under Right-of-use
property construction assets Total
GBP000 GBP000 GBP000 GBP000
At 1 April 2022 2,342,199 285,400 19,174 2,646,773
Additions 31,881 42,451 - 74,332
Adjustment to present value - - 2,035 2,035
Reclassification 39,288 (39,288) - -
Acquisition of freehold - - (1,598) (1,598)
Revaluation (27,122) (20,551) - (47,673)
Depreciation - - (762) (762)
At 30 September 2022 2,386,246 268,012 18,849 2,673,107
------------ --------------- ------------ ---------
Capital commitments at 30 September 2022 were GBP 10.6 million (31 March 2022: GBP20.9 million).
b) Plant, equipment, and owner-occupied property
Fixtures,
Leasehold fittings, and Right of use
Freehold improve-ments Plant and office assets
property GBP000 machinery Motor vehicles equipment GBP000 Total
GBP000 GBP000 GBP000 GBP000 GBP000
Cost
At 1 April 2022 2,290 59 447 32 1,640 872 5,340
Additions 57 - 129 - 357 - 543
Retirement of
fully
depreciated
assets - - (50) - (352) - (402)
At 30 September
2022 2,347 59 526 32 1,645 872 5,481
Accumulated
depreciation
At 1 April 2022 (636) (16) (135) (32) (347) (317) (1,483)
Charge for the
period (22) (2) (75) - (366) (53) (518)
Retirement of
fully
depreciated
assets - - 50 - 352 - 402
-------------- -------------- ----------- -------------- -------------- -------------- --------
At 30 September
2022 (658) (18) (160) (32) (361) (370) (1,599)
Net book value
-------------- -------------- ----------- -------------- -------------- -------------- --------
At 30 September
2022 1,689 41 366 - 1,284 502 3,882
At 31 March
2022 1,654 43 312 - 1,293 555 3,857
c) Intangible assets
The intangible asset relates to the Big Yellow brand, which was acquired through the acquisition of Big Yellow Self Storage Company Limited in 1999. The carrying value of GBP1.4 million remains unchanged from the prior year as there is considered to be no impairment in the value of the asset. The asset has an indefinite life and is tested annually for impairment or more frequently if there are indicators of impairment.
d) Investment
The Group has an GBP0.6 million investment in DS Operations Centre Limited, a company which provides out-of-hours monitoring and alarm receiving services, including for the Group's stores. The investment is carried at cost and tested annually for impairment.
e) Investment in associates
Armadillo
The Group had a 20% interest in Armadillo Storage Holding Company Limited ("Armadillo 1") and a 20% interest in Armadillo Storage Holding Company 2 Limited ("Armadillo 2"). Both interests were accounted for as associates, using the equity method of accounting. On 1 July 2021 the Group acquired the remaining interest in Armadillo 1 and Armadillo 2 that it did not previously own. From this date, Armadillo 1 and Armadillo 2 are accounted for as a wholly owned subsidiaries of the Group. The results up to this date are equity accounted as shown in the note below:
Armadillo 1 Armadillo 2
30 September 2022 30 September 2021 30 September 2022 30 September 2021
(unaudited) (unaudited) 31 March (unaudited) (unaudited) 31 March
GBP000 GBP000 2022 GBP000 GBP000 2022
(audited) (audited)
GBP000 GBP000
At the beginning
of the period - 8,698 8,698 - 5,022 5,022
Share of results
(see below) - 2,413 2,413 - 1,264 1,264
Dividends - (211) (211) - (224) (224)
Acquisition of
remaining
interest - (10,900) (10,900) - (6,062) (6,062)
At the - - - - - -
end of
the
period
----------------- ----------------- ----------- ----------------- ----------------- -----------
The figures below show the trading results of Armadillo, and the Group's share of the results up to the point of acquisition of the remaining interest in the Partnerships on 1 July 2021.
Armadillo 1 Armadillo 2
1 April 2021 to 30 June 2021 1 April 2021 to 30 June 2021
(unaudited) (unaudited)
GBP000 GBP000
Income statement (100%)
Revenue 3,170 1,876
Cost of sales (1,601) (793)
Administrative expenses (126) (45)
Operating profit 1,443 1,038
Goodwill write-off (982) (1,849)
Gain on the revaluation of investment properties 4,888 2,795
Net interest payable (274) (183)
Current and deferred tax 6,988 4,519
-----------------------------
Profit attributable to shareholders 12,063 6,320
Dividends paid (1,054) (1,120)
Retained profit 11,009 5,200
-----------------------------
Group share (20%)
Operating profit 289 208
Goodwill write-off (196) (370)
Gain on the revaluation of investment properties 978 559
Net interest payable (55) (37)
Current and deferred tax 1,397 904
-----------------------------
Profit attributable to shareholders 2,413 1,264
Dividends paid (211) (224)
-----------------------------
Retained profit 2,202 1,040
-----------------------------
Associates' net assets - -
-----------------------------
10. TRADE AND OTHER RECEIVABLES
30 September 30 September 31 March
2022 2021 2022
(unaudited) (unaudited) (audited)
GBP000 GBP000 GBP000
Current
Trade receivables 5,184 4,767 4,763
Other receivables 310 646 949
Prepayments and accrued income 3,012 3,581 2,044
8,506 8,994 7,756
------------ ------------- ----------
11. TRADE AND OTHER PAYABLES
30 September 30 September 31 March
2022 2021 2022
(unaudited) (unaudited) (audited)
GBP000 GBP000 GBP000
Current
Trade payables 1,424 4,997 5,705
Other payables 15,612 12,812 13,762
Accruals and deferred income 30,363 27,763 27,882
47,399 45,572 47,349
------------- ------------ ----------
12. BORROWINGS
30 September 30 September 31 March
2022 2021 2022
(unaudited) (unaudited) (audited)
GBP000 GBP000 GBP000
Aviva loan 3,083 2,935 3,008
Current borrowings 3,083 2,935 3,008
Aviva loan 157,336 110,450 158,927
M&G loan 120,000 70,000 120,000
Armadillo bank loans - 47,950 39,500
Bank borrowings 198,000 176,000 99,000
Unamortised debt arrangement costs (2,280) (2,038) (2,455)
Non-current borrowings 473,056 402,362 414,972
Total borrowings 476,139 405,297 417,980
------------ ------------- ----------
The Group does not hedge account for its interest rate swaps and states them at fair value, with changes in fair value included in the income statement. The Group cancelled the interest rate derivatives outstanding on the Armadillo loans when they were repaid in June 2022, receiving GBP436,000, their fair value at that date. The gain in the income statement for the period on its interest rate swaps was GBP564,000 (2021: gain of GBP477,000). The reconciliation of the balance sheet position is shown below:
GBP000
Asset at 31 March 2022 885
Change in fair value of derivatives during the period 564
Receipt from cancellation of interest rate derivatives (436)
Asset at 30 September 2022 1,013
------
The interest rate derivative asset is shown within current assets at the period end, as the interest rate derivative expires within 12 months of the balance sheet date.
At 30 September 2022 the Group was in compliance with all loan covenants. The movement in the Group's loans are shown net in the cash flow statement as the bank loan is a revolving facility and is repaid and redrawn each month.
13. ADJUSTED NET ASSETS PER SHARE
EPRA's Best Practices Recommendations guidelines contain three Net Asset Value (NAV) metrics: EPRA Net Tangible Assets (NTA), EPRA Net Reinstatement Value (NRV) and EPRA Net Disposal Value (NDV).
EPRA NTA is considered to be most consistent with the nature of Big Yellow's business which provides sustainable long-term progressive returns. EPRA NTA is shown in the table below. This measure is further adjusted by the adjustment the Group makes for purchaser's costs, which is the Group's Adjusted Net Asset Value (or Adjusted NAV).
Basic net assets per share are shareholders' funds divided by the number of shares at the period end. Any shares currently held in the Group's Employee Benefit Trust are excluded from both net assets and the number of shares. Adjusted net assets per share include: the effect of those shares issuable under employee share option schemes and the effect of alternative valuation methodology assumptions (see note 14).
Six months ended Six months ended Year ended 31 March
30 September 2022 30 September 2021 2022
Equity Equity Equity
attributable attributable attributable
to ordinary Pence to ordinary to ordinary
shareholders Shares per shareholders Shares Pence shareholders Shares Pence
GBP000 million share GBP000 million per GBP000 million per
share share
Basic NAV 2,153,884 183.1 1,176.3 1,777,076 182.8 972.1 2,184,375 182.8 1,194.7
Share and
save
as you earn
schemes 1,172 1.7 (10.1) 1,660 1.5 (7.0) 1,592 1.5 (8.3)
Diluted NAV 2,155,056 184.8 1,166.2 1,778,736 184.3 965.1 2,185,967 184.3 1,186.4
------------ --------- ------------ --------- ------------- ---------
Fair value
of
derivatives (1,013) - (0.6) 27 - - (885) - (0.5)
Intangible
assets (1,433) - (0.8) (1,433) - (0.7) (1,433) - (0.8)
EPRA NTA 2,152,610 184.8 1,164.8 1,777,330 184.3 964.4 2,183,649 184.3 1,185.1
------------ --------- ------------ --------- ------------- ---------
Valuation
methodology
assumption
(see
note 14)
(GBP000) 102,108 - 55.3 129,500 - 70.2 100,600 - 54.6
------------ --------- -------- ------------ --------- ------- ------------- --------- -------
Adjusted NAV 2,254,718 184.8 1,220.1 1,906,830 184.3 1,034.6 2,284,249 184.3 1,239.7
------------ --------- -------- ------------ --------- ------- ------------- --------- -------
JLL were appointed as the Group's valuers in March 2022. Their valuation model differs from the previous valuer CBRE's in that they do not assume a sale of the asset in year 10 of the discounted cash flow, instead taking the cash flows on in perpetuity at an all risks yield which reflects the implicit future growth of the business. This approach means purchaser's costs are not deducted on this in perpetuity cash flow. CBRE's model assumed a sale in year 10, and deducted purchaser's costs from this notional sale. This means the overall purchaser's costs are lower in the JLL model and explains why the valuation methodology assumption adjustment is lower in the current period and prior year compared to the prior period.
14. VALUATION OF INVESTMENT PROPERTY
The Group has classified the fair value investment property and the investment property under construction within Level 3 of the fair value hierarchy. There has been no transfer to or from Level 3 in the period.
The freehold and leasehold investment properties have been valued at 30 September 2022 by the Directors. The valuation has been carried out in accordance with the same methodology as the year end valuations prepared by Jones Lang Lasalle ("JLL").
The Directors' valuations reflect the latest cash flows derived from each of the stores at 30 September 2022. In performing the valuations, the Directors consulted with JLL on the capitalisation rates used in the valuations. The Directors, as advised by JLL, consider that the capitalisation rates for prime self storage stores have moved out by on average 30 bps across the portfolio since the start of the financial year, reflecting increased financing costs and macroeconomic uncertainty (see further commentary in the Financial Review).
The Directors have also made some minor amendments to a couple of the valuation assumptions, namely the adjustment of stable occupancy levels on certain stores that are consistently trading ahead of the previously used assumptions and to certain assumptions on net achieved rents within the valuations. Other than the above, the Directors believe the core assumptions used by JLL in the March 2022 valuations are still appropriate at the September valuation date. See the Group's annual report for the year ended 31 March 2022 for the full detail of the valuation methodology.
Sensitivities
Self storage valuations are complex, derived from data which is not widely publicly available and involve a degree of judgement. For these reasons we have classified the valuations of our property portfolio as Level 3 as defined by IFRS 13. Inputs to the valuations, some of which are 'unobservable' as defined by IFRS 13, include capitalisation yields, stable occupancy rates, and rental growth rates. The existence of an increase of more than one unobservable input would augment the impact on valuation. The impact on the valuation would be mitigated by the inter-relationship between unobservable inputs moving in opposite directions. For example, an increase in stable occupancy may be offset by an increase in yield, resulting in no net impact on the valuation. A sensitivity analysis showing the impact on valuations of changes in yields and stable occupancy is shown below:
Impact of a change in Impact of a change in stabilised
capitalisation rates occupancy assumption
25 bps decrease 25 bps increase 1% increase 1% decrease
----------------- ---------------- ---------------- ------------------
Reported Group (GBP100.0
GBP109.8 million million) GBP32.5 million (GBP33.0 million)
----------------- ---------------- ---------------- ------------------
A sensitivity analysis has not been provided for a change in the rental growth rate adopted as there is a relationship between this measure and the discount rate adopted. So, in theory, an increase in the rental growth rate would give rise to a corresponding increase in the discount rate and the resulting value impact would be limited.
Valuation assumption for purchaser's costs
The Group's investment property assets have been valued for the purposes of the financial statements after deducting notional weighted average purchaser's cost of 6.8% of gross value, as if they were sold directly as property assets. The valuation is an asset valuation that is entirely linked to the operating performance of the business. The assets would have to be sold with the benefit of operational contracts, employment contracts and customer contracts, which would be very difficult to achieve except in a corporate structure.
This approach follows the logic of the valuation methodology in that the valuation is based on a capitalisation of the net operating income after allowing for the deduction of operational costs and an allowance for central administration costs. Sale in a corporate structure would result in a reduction in the assumed Stamp Duty Land Tax but an increase in other transaction costs, reflecting additional due diligence, resulting in a reduced notional purchaser's cost of 2.75% of gross value. All the significant sized transactions that have been concluded in the UK in recent years were completed in a corporate structure. The Directors have therefore carried out a valuation on the above basis, and this results in a higher property valuation at 30 September 2022 of GBP2,756.4 million (GBP102.1 million higher than the value recorded in the balance sheet which translates to 55.3 pence per share. We have included this revised valuation in the adjusted diluted net asset calculation (see note 13).
15. FINANCIAL INSTRUMENTS FAIR VALUE DISCLOSURES
The table below sets out the categorisation of the financial instruments held by the Group at 30 September 2022. Where the financial instruments are held at fair value the valuation level indicates the priority of the inputs to the valuation technique. The fair value hierarchy gives the highest priority to quoted prices in active markets for identical assets or liabilities (Level 1) and the lowest priority to unobservable inputs (Level 3). Valuations categorised as Level 2 are obtained from third parties. If the inputs used to measure fair value fall within different levels of the hierarchy, the category level is based on the lowest priority level input that is significant to the fair value measurement of the instrument in its entirety.
30 September 30 September
2022 2021
(unaudited) (unaudited)
Valuation
level GBP000 GBP000
Interest rate derivatives asset/(liability) 2 1,013 (27)
16. RELATED PARTY TRANSACTIONS
Transactions between the Company and its subsidiaries, which are related parties, have been eliminated on consolidation and are not disclosed in this note.
AnyJunk Limited
Jim Gibson is a Non-Executive Director and shareholder in AnyJunk Limited, and Adrian Lee is a shareholder in AnyJunk Limited. During the period AnyJunk Limited provided waste disposal services to the Group on normal commercial terms amounting to GBP8,000 (2021: GBP4,000).
Transactions with Armadillo
As described in note 9e, the Group had a 20% interest in Armadillo Storage Holding Company Limited and a 20% interest in Armadillo Storage Holding Company 2 Limited. The Group acquired the remaining interest in both companies that it did not own on 1 July 2021. From this date, the Companies were wholly owned subsidiaries of the Group and hence the transactions subsequent to that date are not disclosable. Up to the date of acquisition, the Group entered into transactions with the Companies on normal commercial terms and earned management fees of GBP238,000 from Armadillo 1 and GBP87,000 from Armadillo 2.
London Children's Ballet
The Group signed a Section 106 agreement with Wandsworth Council relating to the development of our Battersea store, which required the Group to provide cultural space to Wandsworth Borough Council. During the prior year the Group granted a twenty year lease over this space to London Children's Ballet at a peppercorn rent, who in turn have agreed to enter into a Social Agreement with Wandsworth Borough Council coterminous with the lease. Jim Gibson is the Chairman of Trustees of the London Children's Ballet. London Children's Ballet rent storage space from the Group on normal commercial terms, amounting to GBP1,000 during the period (2021: GBPnil).
DS Operations Centre Limited
The Group has invested GBP588,000 in DS Operations Centre Limited ("DSOC"). DSOC provided alarm and CCTV monitoring services to the Group under normal commercial terms during the period, amounting to GBP148,000 (2021: GBP132,000).
Treepoints Limited
Jim Gibson is a Non-Executive Director and an investor in City Stasher Limited, which in turn has a minority investment in Treepoints Limited. Treepoints Limited provided offsetting tree planting services in respect of our online packing material sales, under normal commercial terms during the period, amounting to GBP6,000 (2021: GBP2,000).
Ukrainian Sponsorship Pathway UK
Nicholas Vetch and Heather Savory are trustees of a charity called Ukrainian Sponsorship Pathway UK ("USPUK") to help Ukrainians displaced by the war to travel to the UK as part of the "Homes for Ukraine" scheme. The charity has set up offices in Warsaw and Krakow and is one of the few that has been recognised for this purpose by the UK Government. We are proud to be financial supporters of this new charity and the Board approved a donation which was made in May 2022 of GBP50,000 (2021: GBPnil).
17. CASH FLOW NOTES
a) Reconciliation of profit after tax to cash generated from operations
Six months Six months Year
ended ended ended
30 September 30 September 31 March
2022 2021 2022
(unaudited) (unaudited) (audited)
Note GBP000 GBP000 GBP000
Profit after tax 6,043 254,074 697,274
Taxation 710 794 1,602
Share of profit of associates - (3,677) (3,677)
Other operating income (899) - -
Investment income (565) (492) (1,412)
Finance costs 7,313 4,655 10,604
-------------- ------------- ----------
Operating profit 12,602 255,354 704,391
Loss/(gain) on the revaluation of 9a,
investment properties 14 47,673 (204,662) (597,224)
Gain on disposal of investment property - - (584)
Loss of income insurance proceeds
received 745 - -
Depreciation of plant, equipment,
and owner-occupied property 9b 465 441 857
Depreciation of finance lease capital
obligations 815 755 1,659
Employee share options 1,730 1,670 3,390
-------------- ------------- ----------
Cash generated from operations pre-working
capital movements 64,030 53,558 112,489
Decrease in inventories 3 10 (71)
(Increase)/decrease in receivables (906) 369 1,550
Increase in payables 278 3,926 6,422
-------------- ------------- ----------
Cash generated from operations 63,405 57,863 120,390
-------------- ------------- ----------
b) Reconciliation of net cash flow to movement in net debt
Six months Six months Year
ended ended ended
30 September 30 September 31 March
2022 2021 2022
(unaudited) (unaudited) (audited)
GBP000 GBP000 GBP000
Net decrease in cash and cash equivalents (1) (2,411) (3,717)
Cash flow from movement in debt financing (57,984) (70,035) (83,135)
Change in net debt resulting from cash
flows (57,985) (72,446) (86,852)
-------------- ------------- ----------
Movement in net debt in the period (57,985) (72,446) (86,852)
Net debt at start of period (411,830) (324,978) (324,978)
Net debt at end of period (469,815) (397,424) (411,830)
-------------- ------------- ----------
18. RISKS AND UNCERTAINTIES
The risks facing the Group for the remaining six months of the financial year are consistent with those outlined in the Annual Report for the year ended 31 March 2022. The risk mitigating factors listed in the 2022 Annual Report are still appropriate.
The economic outlook remains uncertain, with significant inflationary pressures in the economy and an associated impact on the cost of living. This may create economic headwinds in the quarter to December 2022 and into 2023, which may have an impact on the demand for self storage.
The value of Big Yellow's property portfolio is affected by the conditions prevailing in the property investment market and the general economic environment. Accordingly, the Group's net asset value can rise and fall due to external factors beyond management's control. The uncertainties in the global economy look set to continue. We have a high-quality prime portfolio of assets that should help to mitigate the impact of this on the Group.
Self storage is a seasonal business, and we typically lose occupancy in the December quarter. The new year typically sees an increase in activity, occupancy, and revenue growth. The visibility we have in the business is relatively limited at three to four weeks and is based on the net reservations we have in hand, which are currently in line with our expectations.
There is a risk that our customers may default on their rent payments, however we have not seen an increase in bad debts since the onset of the pandemic. We have approximately 77,000 occupied rooms and this, coupled with the diversity of our customers' reasons for using storage, mean the risk of individual tenant default to Big Yellow is low. 80% of our customers pay by direct debit and we take a deposit from all customers. Furthermore, we have a right of lien over customers' goods, so in the ultimate event of default, we are able to auction the goods to recover the debts.
19. GLOSSARY
Adjusted earnings The increase in adjusted eps period-on-period.
growth
Adjusted eps Adjusted profit after tax divided by the diluted
weighted average number of shares in issue during
the financial period.
Adjusted NAV EPRA NTA adjusted for an investment property valuation
carried out at purchasers' costs of 2.75%, see
note 13.
Adjusted profit The Company's pre-tax EPRA earnings measure with
before tax additional Company adjustments.
Average net achieved Storage revenue divided by average occupied space
rent per sq ft over the period.
Average rental The growth in average net achieved rent per sq
growth ft period-on-period.
BREEAM An environmental rating assessed under the Building
Research Establishment's Environmental Assessment
Method.
Carbon intensity Carbon emissions divided by the Group's average
occupied space.
Closing net rent Annual storage revenue generated from in-place
per sq ft customers divided by occupied space at the balance
sheet date.
Committed facilities Available undrawn debt facilities plus cash and
cash equivalents.
Debt Long-term and short-term borrowings, as detailed
in note 12, excluding finance leases and debt issue
costs.
Earnings per share Profit for the financial period attributable to
(eps) equity shareholders divided by the average number
of shares in issue during the financial period.
EBITDA Earnings before interest, tax, depreciation, and
amortisation.
EPRA The European Public Real Estate Association, a
real estate industry body. This organisation has
issued Best Practice Recommendations with the intention
of improving the transparency, comparability, and
relevance of the published results of listed real
estate companies in Europe.
EPRA earnings The IFRS profit after taxation attributable to
shareholders of the Company excluding investment
property revaluations, gains/losses on investment
property disposals and changes in the fair value
of financial instruments.
EPRA earnings EPRA earnings divided by the average number of
per share shares in issue during the period.
EPRA NTA per share EPRA NTA divided by the diluted number of shares
at the period end.
EPRA net tangible IFRS net assets excluding the mark-to-market on
asset value (EPRA interest rate derivatives, deferred taxation on
NTA) property valuations where it arises, and intangible
assets. It is adjusted for the dilutive impact
of share options.
Equity All capital and reserves of the Group attributable
to equity holders of the Company.
Gross property The sum of investment property and investment property
assets under construction.
Gross value added The measure of the value of goods and services
produced in an area, industry, or sector of an
economy.
Interest cover The ratio of operating cash flow divided by interest
paid (before exceptional finance costs, capitalised
interest, and changes in fair value of interest
rate derivatives). This metric is provided to give
readers a clear view of the Group's financial position.
Like-for-like Excludes the closing occupancy of new stores acquired,
occupancy opened, or closed in the current or preceding financial
year in both the current financial year and comparative
figures. This excludes Aberdeen, Harrow, Hayes,
Hove, Kingston North, Uxbridge, and the Armadillo
stores.
Like-for-like Excludes the impact of new stores acquired, opened
store revenue or stores closed in the current or preceding financial
year in both the current year and comparative figures.
This excludes Aberdeen, Harrow, Hayes, Hove, Kingston
North, Uxbridge, and the Armadillo stores.
LTV (loan to value) Net debt expressed as a percentage of the external
valuation of the Group's investment properties.
Move-ins The number of customers taking a storage room in
the defined period.
Move-outs The number of customers vacating a storage room
in the defined period.
NAV Net asset value.
Net debt Gross borrowings less cash and cash equivalents.
Net initial yield The forthcoming year's net operating income expressed
as a percentage of capital value, after adding
notional purchaser's costs.
Net operating Store EBITDA after an allocation of central overhead.
income
Net operating The projected net operating income delivered by
income on stabilisation a store when it reaches a stable level of occupancy.
Net promoter score The Net Promoter Score is an index ranging from
(NPS) -100 to 100 that measures the willingness of customers
to recommend a company's products or services to
others. The Company measures NPS based on surveys
sent to all its move-ins and move-outs.
Net rent per sq Storage revenue generated from in place customers
ft divided by occupancy.
Occupancy The space occupied by customers divided by the
MLA expressed as a % or in sq ft.
Occupied space The space occupied by customers in sq ft.
Other storage Packing materials, insurance/enhanced liability
related income service and other storage related fees.
Pipeline The Group's development sites.
Property Income A dividend, generally subject to withholding tax,
Distribution (PID) that a UK REIT is required to pay from its tax-exempt
property rental business, and which is taxable
for UK-resident shareholders at their marginal
tax rate.
REGO Renewable Energy Guarantees of Origin.
REIT Real Estate Investment Trust. A tax regime which
in the UK exempts participants from corporation
tax both on UK rental income and gains arising
on UK investment property sales, subject to certain
conditions.
REVPAF Total store revenue divided by the average maximum
lettable area in the period.
Store EBITDA Store earnings before interest, tax, depreciation,
and amortisation.
Store maximum
lettable area The total square foot (sq ft) available to rent
(MLA) to customers.
Store revenue Revenue earned from the Group's open self storage
centres.
TCFD Task Force on Climate Related Financial Disclosure.
Total shareholder The growth in value of a shareholding over a specified
return (TSR) period, assuming dividends are reinvested to purchase
additional units of shares.
INDEPENDENT REVIEW REPORT TO BIG YELLOW GROUP 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 30 September 2022 which comprises the Condensed Consolidated Statement of Comprehensive Income, Condensed Consolidated Balance Sheet, Condensed Consolidated Statement of Changes in Equity, Condensed Consolidated Cash Flow Statement, and the related explanatory notes.
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 30 September 2022 is not prepared, in all material respects, in accordance with IAS 34 Interim Financial Reporting as adopted for use in the UK and the Disclosure Guidance and Transparency Rules ("the DTR") of the UK's Financial Conduct Authority ("the UK FCA").
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") issued for use in the UK. 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. We read the other information contained in the half-yearly financial report and consider whether it contains any apparent misstatements or material inconsistencies with the information in the condensed set of financial statements.
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.
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 of conclusion section of this report, nothing has come to our attention that causes us to believe 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 have not been 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, and the above conclusions are not a guarantee that the Group will continue in operation.
Directors' responsibilities
The half-yearly financial report is the responsibility of, and has been approved by, the Directors. The Directors are responsible for preparing the half-yearly financial report in accordance with the DTR of the UK FCA.
As disclosed in note 1, the latest annual financial statements of the Group were prepared in accordance with UK-adopted international accounting standards.
The Directors are responsible for preparing the condensed set of financial statements included in the half-yearly financial report in accordance with IAS 34 as adopted for use in the UK.
In preparing the condensed set of financial statements, the Directors are responsible for assessing the Group'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 Group or to cease operations, or have no realistic alternative but to do so.
Our responsibility
Our responsibility is to express to the Company a conclusion on the condensed set of financial statements in the half-yearly financial report based on our review. 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 section of this report.
The purpose of our review work and to whom we owe our responsibilities
This report is made solely to the Company in accordance with the terms of our engagement to assist the Company in meeting the requirements of the DTR of the UK FCA. Our review has been undertaken so that we might state to the Company those matters we are required to state to it in this report and for no other purpose. To the fullest extent permitted by law, we do not accept or assume responsibility to anyone other than the Company for our review work, for this report, or for the conclusions we have reached.
Anna Jones
for and on behalf of KPMG LLP
Chartered Accountants
2 Forbury Place
33 Forbury Road
Reading
RG1 3AD
21 November 2022
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