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| Share Name | Share Symbol | Market | Type | Share ISIN | Share Description |
|---|---|---|---|---|---|
| Impact Healthcare Reit Plc | LSE:IHR | London | Ordinary Share | GB00BYXVMJ03 | ORD 1P |
| Price Change | % Change | Share Price | Bid Price | Offer Price | High Price | Low Price | Open Price | Shares Traded | Last Trade | |
|---|---|---|---|---|---|---|---|---|---|---|
| -0.10 | -0.12% | 84.20 | 84.00 | 84.70 | 85.00 | 84.00 | 84.50 | 719,623 | 16:35:21 |
| Industry Sector | Turnover | Profit | EPS - Basic | PE Ratio | Market Cap |
|---|---|---|---|---|---|
| Real Estate Investment Trust | 42.95M | 16.89M | 0.0408 | 20.74 | 350.56M |
From Apr 2022 to Apr 2024
TIDMIHR
RNS Number : 3827U
Impact Healthcare REIT PLC
28 March 2023
28 March 2023
The information contained in this announcement is restricted and is not for publication, release or distribution in the United States of America, any member state of the European Economic Area (other than the Republic of Ireland or the Netherlands and then only to professional investors in such jurisdictions), Canada, Australia, Japan or the Republic of South Africa.
Impact Healthcare REIT plc
("Impact" or the "Company" or, together with its subsidiaries, the "Group")
FULL YEAR RESULTS FOR THE 12 MONTHSED 31 DECEMBER 2022
Continuing to deliver a strong financial and operational performance, benefiting from the resilience and growth of our portfolio and the annual inflation-linked rental increases in 100% of our leases, underpinning our fully covered dividend
Impact Healthcare REIT plc (ticker: IHR), the real estate investment trust which gives investors exposure to a diversified portfolio of UK healthcare real estate assets, in particular care homes, is pleased to announce its full year results for the 12 months ended 31 December 2022.
Rupert Barclay, Chairman of Impact Healthcare REIT PLC, commented:
"We are continuing to deliver a strong financial and operational performance, benefitting from our robust, long term and responsible business model and resilient and defensive portfolio, with annual inflation-linked upward-only rent reviews in 100% of our leases. This underpinned the delivery of our dividend target of 6.54 pence per share, which was fully covered by our earnings. We remain disciplined in investing capital, while managing the business efficiently and maintaining a conservative balance sheet, helping to ensure we continue to focus on growing the portfolio responsibly and accretively and creating further value through asset management and by funding development.
2023 has started with continued high levels of volatility in financial markets. While healthcare is not immune, the essential nature of our tenants' services - which translated into zero voids and 100% rent collection for 2022 as well as further rental growth - are expected to continue to help our asset values to hold up much better than most other real estate sub-sectors. At the same time, the returns available to us on acquisitions and asset management projects remain above our cost of capital, and rising rents over the life of our leases, all of which are long duration with inflation-linked rent reviews, should support capital growth.
What we can be certain about is that care homes are critical social infrastructure, which provides an essential service for vulnerable elderly people. Demand for that service is driven by demography and acuity, and is not directly related to developments in the wider economy or financial markets. This gives care home operators a higher level of in-built resilience than tenants in many other real estate sectors, demonstrated in part by their ability to pass through inflation in the fees they charge for care. The investments and acquisitions we've made and the inflation-linked rental growth in 100% of our leases leave us well-positioned for future earnings growth and a progressive dividend."
Financial highlights
Hot Features
Premium
Year ended Year ended Change
31 December 31 December
2022 2021
============================== ============= ============= =========
Dividends declared per share 6.54p 6.41p 2.0%
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Profit before tax GBP16.89m GBP31.97m (47.2)%
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Earnings per share ("EPS") 4.33p 9.41p (54.0)%
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EPRA EPS* 8.37p 8.05p 4.0%
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Adjusted EPS(7) * 7.11p 6.68p 6.4%
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Adjusted earnings dividend
cover 109% 104% 4.5% pts
------------- ------------- ---------
Contracted rent roll(3) GBP43.1m GBP38.0m 13.6%
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Property investments(4) GBP568.8m GBP496.9m 14.5%
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Net asset values ("NAV")
per share 110.17p 112.43p (2.0)%
------------- ------------- ---------
(4.6)%
Total accounting return* 3.78% 8.42% pts
------------- ------------- ---------
Loan to value ("LTV") 23.9% 22.3% 1.6% pts
------------- ------------- ---------
Cash GBP22.5m GBP13.3m 69.9%
------------- ------------- ---------
Strong and resilient financial performance
-- NAV at 31 December 2022 was GBP445.9 million (+13.1%) or 110.17 pence per share (-2.0%), (31 December 2021: GBP394.2 million; 112.43 pence per share), reflecting change in market value of property portfolio, partially offset by the benefit of inflation-linked rent reviews and stable operator performance.
-- Total accounting return for the year was 3.78%, comprising dividends paid of 6.51 pence and NAV reduction of 2.26 pence per share (-2.0%) in the period, compared with 9% per annum medium-term total accounting return target(1) .
-- Property investments independently valued at GBP568.8 million(4) as at 31 December 2022, up 14.3% (31 December 2021: GBP496.9 million), largely reflecting acquisitions in the year, offset by the downward valuation movements described below.
-- Change in fair value of investment properties was GBP(14.5) million (2021: GBP4.2 million gain), contributing to profit before tax of GBP16.9 million (2021: GBP32.0 million).
Generating secure, attractive and progressive income
-- Declared four quarterly dividends of 1.635 pence for the year, meeting our dividend target of 6.54 pence per share, an increase of 2.0% (2021: 6.41 pence per share).
-- Dividends declared for the year were 128% covered by EPRA earnings per share and 109% by adjusted earnings per share.
-- EPS of 4.33 pence per share (2021: 9.41 pence per share) (basic and diluted), reflecting increase in rental income and GBP14.5 million fair value loss on the investment portfolio's value.
-- Adjusted EPS up 6.4% to 7.11 pence per share (2021: 6.68 pence per share), a result of increased revenue from rent reviews and use of moderate leverage to further scale property investments.
-- T argeting a dividend for the year to 31 December 2023 to increase by 3.5% to 6.77 pence per share (1) .
o The Company has a progressive dividend policy with a target to grow its annual aggregate dividend in line with the inflation-linked rental uplifts received by the Group under the terms of the rent review provisions contained in the Group's leases in the prior financial year .
Driving the growth of our annual contracted rental income
-- Annual contracted rent roll(3) grew by 13.6% to GBP43.1 million (31 December 2021: GBP38.0 million), as a result of:
o Acquisition of 12 properties, contributing GBP4.0 million to contracted annual rent.
o Rent reviews on 107 properties, adding GBP1.3 million to contracted annual rent, representing a 3.5% increase on the associated portfolio.
o New capex commitments added a further GBP0.1 million to contracted annual rent.
o Disposals as part of the Group's active portfolio management reduced contracted rent by GBP0.3 million.
Strong, resilient and conservative balance sheet
-- Drawn debt at year end was GBP142.3 million, with gross LTV of 23.9%.
-- Significant headroom within GBP241.0 million of committed debt facilities and our borrowing policy cap of 35%.
-- As at 31 December 2022, weighted average term of debt facilities (excluding options to extend) was 6.3 years.
-- At the year end, 70% (GBP100 million) of drawn debt facilities were hedged against rising interest rate costs, GBP75 million through long-term fixed-rate facilities and GBP25 million through an interest rate cap at 1% which expires in June 2023. An additional GBP50 million two-year interest rate cap at 3% was taken out after the year end.
-- Drawn debt at the date of this report is GBP187.3 million, of which 80% is hedged against rising interest rates.
-- Raised gross proceeds of GBP62.3 million from placing new ordinary shares in February and July 2022.
Operational highlights
Year ended Year ended Change
31 December 31 December
2022 2021
================================== ============= ============= ===========
Topped-up net initial yield
("NIY") 6.98% 6.71% 27 bps
------------- ------------- -----------
Average NIY on acquisitions
to date 7.4% 7.4% (8) bps
------------- ------------- -----------
Rent containing inflation-linked
uplifts 100% 100% -
------------- ------------- -----------
Weighted average unexpired 19.7 years 19.2 years +0.5 years
lease term ("WAULT") to first
break
------------- ------------- -----------
Portfolio let 100% 100% -
------------- ------------- -----------
Rent cover(2) 1.80 1.91 (5.8)%
------------- ------------- -----------
Rent collection 100% 100% -
------------- ------------- -----------
Properties(4) 135 124 8.9%
------------- ------------- -----------
Completed beds 6,842 6,141 11.4%
------------- ------------- -----------
Tenants(5) 14 13 +1
------------- ------------- -----------
Continuing to demonstrate the resilience of our robust and defensive business model and portfolio
-- Portfolio continues to have zero voids.
-- Overall, tenants continue to perform well with average rent cover for 2022 at 1.80 (2021: 1.91) (2) .
-- Occupancy continued to improve to 86.6%(6) by the year end, up 3.5 percentage points (31 December 2021: 83.1%), the highest it has been since early 2020.
-- All leases inflation-linked with upward-only rent reviews and rental uplifts capped to avoid putting undue strain on tenants, helping to ensure sustainable long-term income.
-- Collected 100% of rent due for the year, with no changes to any lease terms or payment schedules. Subsequent to the year end, rent collection for Q1 2023 was 97% including 1% from rent deposits. The overdue rent (GBP0.4 million) is owed by a single tenant, with whom the Investment Manager is in active discussions regarding rental payments.
-- Acquired 12 properties, adding 764 beds for a total consideration of GBP69.2 million.
-- Welcomed a new tenant, Belmont, to the Group's operators, giving us 14 tenants(5) at the year end.
-- WAULT of 19.7 years at 31 December 2022 (31 December 2021: 19.2 years).
-- EPRA 'topped up' net initial yield of 6.98% as at 31 December 2022 (31 December 2021: 6.71%), compared with average net initial yield of acquisitions to date of 7.4%.
-- Asset management remains a key focus. During the year we completed:
o Internal refurbishment of Belmont House in Harrogate and upgrade of three care homes in Northern Ireland.
o Comprehensive refurbishment and extension of Riverwell Beck in Carlisle (formerly Blackwell Vale).
o Forward-funded development of 94-bed home in Hartlepool, with initial yield on development costs of 7.8%.
o Phase one of the new link building at Fairview House and Fairview Court. Phase two has started which encompasses an extensive refurbishment of Fairview House and further improves its sustainability. This is due to be completed in late 2023.
o In addition, we continue to grow a pipeline of future asset management projects, with expected average yield on cost of 8%.
-- Portfolio represents approximately 1.5% of a highly fragmented UK market (with an estimated 465,000 beds for elderly care in total), adding confidence to our ability to continuing to grow through very selective accretive acquisitions, which will also further increase diversification.
Further enhancing our ESG agenda
-- Developing our ESG strategy and accompanying targets;
-- Produced a net zero strategy and delivery plan with a target date of 2045 and interim milestones;
-- Funded environmental improvements to four homes through asset management projects and completed update of EPCs;
-- Commissioned our first independent social impact report; and -- Voluntarily published our first report against the TCFD framework.
Post-year end
-- T argeting a dividend for the year to 31 December 2023 to increase by 3.5% to 6.77 pence per share(1) .
-- Invested in a portfolio of six homes with 438 beds for consideration of GBP56 million, 20% of which was paid in new shares issued at 116.62 pence per share.
-- Purchased an interest rate option for GBP1.5 million, which caps SONIA at 3% for two years on GBP50 million of our RCF debt.
-- Sold one non-core asset for GBP1.25 million, in line with its latest valuation.
-- As announced on 7 December 2022, Rupert Barclay (Non-Executive Chairman of the Company) will step down from the Board and resign as a Director of the Company on 31 March 2023, when Simon Laffin (currently Non-Executive Director and Chairman Designate of the Company) will become Chairman.
-- As part of our succession planning, Paul Craig will be stepping down as a director at the forthcoming Annual General Meeting.
Notes
1 This is a target only and not a profit forecast. There can be no assurance that the target will be met and it should not be taken as an indicator of the Company's expected or actual results.
2 Includes the benefit of grant income, which largely ended in March 2022.
3 Contracted rent includes all post-tax income from investment in properties, whether generated from rental income or post-tax interest income.
4 This relates to the property portfolio along with property portfolios that have been invested in via loans to operators with an option for the Group to acquire.
5 Including Croftwood and Minster, which are both part of the Minster Care Group. 6 Excludes three turn-around assets that have not reached maturity.
7 Adjusted earnings per share reflects underlying cash earnings per share in the period. The adjustments made to EPS in arriving at EPRA and Adjusted EPS are set out in note 11 to the Financial Statements.
* EPRA EPS and all other EPRA alternative performance measures have been calculated in line with EPRA best practices recommendation.
FOR FURTHER INFORMATION, PLEASE CONTACT:
Impact Health Partners Via H/Advisors
LLP Maitland
Mahesh Patel
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Andrew Cowley
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D avid Yaldron
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Jefferies International +44 20 7029
Limited 8000
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Tom Yeadon tyeadon@jefferies.com
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Ollie Nott onott@jefferies.com
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Winterflood Securities +44 20 3100
Limited 0000
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Neil Langford neil.langford@winterflood.com
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Joe Winkley joe.winkley@winterflood.com
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H/Advisors Maitland +44 7747 113
(Communications advisor) 930
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James Benjamin impacthealth-maitland@h-advisors.global
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Rachel Cohen
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The Company's LEI is 213800AX3FHPMJL4IJ53.
Further information on Impact Healthcare REIT is available at www.impactreit.uk *.
NOTES:
Impact Healthcare REIT plc acquires, renovates, extends and redevelops high quality healthcare real estate assets in the UK and lets these assets on long-term full repairing and insuring leases to high-quality established healthcare operators which offer high-quality care, under leases which provide the Company with attractive levels of rent cover .
The Company aims to provide shareholders with an attractive sustainable return, principally in the form of quarterly income distributions and with the potential for capital and income growth, through exposure to a diversified and resilient portfolio of UK healthcare real estate assets, in particular care homes for the elderly.
The Company has a progressive dividend policy with a target to grow its annual aggregate dividend in line with the inflation-linked rental uplifts received by the Group under the terms of the rent review provisions contained in the Group's leases in the prior financial year.
On this basis, t he Company is targeting a dividend for the year to 31 December 2023 to increase by 3.5% to 6.77 pence per share (1) .
The Group's Ordinary Shares were admitted to trading on the main market of the London Stock Exchange, premium segment, on 8 February 2019. The Company is a constituent of the FTSE EPRA/NAREIT index.
Neither the content of the Company's website, nor the content on any website accessible from hyperlinks on its website for any other website, is incorporated into, or forms part of, this announcement nor, unless previously published by means of a recognised information service, should any such content be relied upon in reaching a decision as to whether or not to acquire, continue to hold, or dispose of, securities in the Company.
* Neither the content of the Company's website, nor the content on any website accessible from hyperlinks on its website or any other website, is incorporated into, or forms part of, this announcement nor, unless previously published by means of a Regulatory Information Service, should any such content be relied upon in reaching a decision as to whether or not to acquire, continue to hold, or dispose of, securities in the Company.
RESULTS PRESENTATION
A Company presentation for investors and analysts will take place at 08:00am (GMT) today via a live webcast and conference call.
To access the live webcast, please register in advance here:
https://www.lsegissuerservices.com/spark/ImpactHealthcareREIT/events/87ad1a74-f3be-4e52-b7d0-244e7ea9a5f8
To access the live conference call, please register to receive unique dial-in details here:
https://cossprereg.btci.com/prereg/key.process?key=PTBMGM7TT
The recording of the webcast results presentation will be available later in the day via the Company's website:
https://www.impactreit.uk/investors/reporting-centre/presentations/
WHO WE ARE
We're a specialist and responsible owner of care homes and other healthcare properties across the UK. Elderly care is an essential service and demand for it is high and continues to grow, as the UK's population gets older. We work with our tenants so we can grow together and help them care for more people, while continuing to improve our homes for their residents.
We take a long-term view and look to generate secure and growing income. This has allowed us to provide our shareholders with attractive and rising dividends and the potential for capital growth.
Our purpose
We invest in care homes, which are essential social infrastructure.
Our purpose is to form long-term partnerships with our tenants, through which we own and invest in the buildings they lease from us in return for a predictable and sustainable rent, enabling our tenants to concentrate on providing high-quality care to their residents.
Our values
Our core values are to:
-- focus on the long-term sustainability of our business; -- invest for lasting positive social impact; -- act openly and transparently with all our stakeholders; -- be a dependable partner who's trusted to deliver; and -- combine the strengths of a listed company with entrepreneurship.
Our business model
Our business model is to own and invest in a high-quality, resilient and diversified portfolio of care homes. We choose tenants who seek to provide high-quality care and work in long-term partnership with them to grow, create value and deliver lasting social impact. In return, we receive predictable, sustainable and inflation-linked rental income, which enables us to target a progressive and covered dividend.
Our portfolio as at 31 December 2022
The care homes we own are primarily in the mid-market and have a good balance of residents funded by local authorities, the NHS and private pay.
At 31 December 2022, the portfolio's key characteristics were as follows:
-- 14 tenants(1) -- GBP568.8 million property investments -- 100% inflation-linked leases -- 135 properties -- 6,842 completed beds -- 19.7 years WAULT -- GBP43.1 million contracted rent roll -- GBP1.3 million per annum uplift in rent from 107 rent reviews 1 Includes Minster and Croftwood, which are both part of the Minster Care Group.
Note: The information on this page includes forward-funded assets and portfolios invested in via a loan to the operator where the Group has an option to acquire.
CHAIRMAN'S STATEMENT
This year, the Group once again showed its resilience. We delivered good progress on a wide range of fronts, as we continued to grow the portfolio and created further value through asset management and by funding development. We've also developed our ESG strategy and set goals that will focus our efforts where we can make the most difference. As part of this, we've increased our understanding of the social value that we enable and how we can measure it.
We achieved all of this as we were buffeted by strengthening economic headwinds during 2022, caused mainly by the spike in inflation. Our tenants are in good shape overall, with one exception, which is discussed further in the Investment Manager's report. Their occupancy and fees are rising and their rent cover is above pre-pandemic levels. Demand for their services is strong and based on needs, not wants, which means it isn't directly linked to the broader economy. The urgent need for care beds to unblock space in the NHS also shows our tenants' services are crucial to society. Our tenants' performance during the year is discussed in more detail in the Investment Manager's report.
Economic uncertainty peaked at the end of the third quarter, at the time of the mini-budget, and led to a sharp rise in interest rates. This contributed to falls in asset values in many real estate sectors in the second half of 2022. While healthcare was not immune, the essential nature of our tenants' services - which translated into zero voids, 100% rent collection for 2022 and further rental growth - helped our asset values to hold up much better than most other real estate sub-sectors. At the same time, the returns available to us on acquisitions remain above our cost of capital and rising rents over the life of our leases, all of which are long duration with inflation-linked rent reviews, should support capital growth.
This is my last report to you as Chairman, as I'll be stepping down on 31 March after six years on the board. We've made great progress during these six years, growing from an initial portfolio of 56 assets and nearly 2,500 beds to 135(1) properties and 6,842 completed beds at the date of this report. We've paid a highly attractive dividend from the outset, which we've grown progressively while fully covering our payout by adjusted earnings since 2021. This has contributed to a total shareholder return of 44.1%(2) since inception. I'm confident that I'm handing on a business with good prospects for delivering further growth and value creation for our shareholders and all our wider stakeholders.
Successfully implementing the strategy
We continued to implement our growth strategy in 2022, investing GBP69.2 million in 12 care homes with 764 beds. We have since deployed a further GBP56 million, acquiring a further portfolio in January 2023. This transaction would have completed in 2022 had we not decided to pause the process and review its terms, following the UK's mini-Budget.
These acquisitions have further diversified the portfolio across the UK and allowed some of our existing tenants to increase the number of homes they run for us, providing the Group with a stronger covenant given the framework agreement we have in place across all homes leased to each tenant. We were also pleased to welcome our 14th tenant(3) . We choose tenants who prioritise high-quality care and share our vision of continuing to improve the assets.
We made good progress with asset management and committed GBP11.8 million to projects in 2022. These projects increase rents and asset values for us, make the homes a better business for our tenants, and a better place to live and work for residents and staff. They also enhance their environmental performance. We have a growing pipeline and expect to earn an average return of 8% on capital projects through increased rents, with the potential for capital growth in addition to this. Along with the Investment Manager, we're also very focused on maintaining our properties to a high standard and pay close attention to our tenants' repair and maintenance spend. The developments we're funding also progressed, with Merlin Manor in Hartlepool now in operation and increasing occupancy in line with our tenant's plan.
Robust and resilient financial performance
The net asset value ("NAV") at 31 December 2022 was GBP445.9 million or 110.17 pence per share (31 December 2021: NAV: GBP394.2 million; 112.43 pence per share). This small decline in NAV per share was mainly the result of the change in market value of the property portfolio, caused largely by the rise in investment yields in response to the tripling of interest rates during the year. This was partially offset by the benefits of rising rents and our asset management and development projects.
Basic and diluted earnings per share ("EPS") was 4.33 pence (2021: 9.41 pence). EPRA EPS was 8.37 pence (2021: 8.05 pence per share) and Adjusted EPS was 7.11 pence (2021: 6.68 pence).
More information on our financial performance can be found in the Investment Manager's report.
Secure, attractive and inflation-linked dividends
We aim to grow our target dividend in line with rental growth in the year before. All of our leases include inflation-linked rental growth, with floors and caps typically between 2% and 4%. We want to ensure our assets are not over-rented with leases that are sustainable and put these caps in place to ensure the rent does not become onerous for our tenants, as a result of spikes in inflation of the kind we're currently experiencing.
For 2022, we set a target total dividend of 6.54 pence per share, a 2.0% increase over 2021. We achieved this by paying four quarterly dividends of 1.635 pence each. The total dividend was 128% covered by EPRA EPS and 109% by Adjusted EPS. For 2023, our target dividend is 6.77 pence per share(4) , an increase of 3.53%.
Our total accounting return for the year was 3.78%, compared with our medium-term total accounting return target, which is an average of 9.0% a year(4) . This reflects the reduction in market value of the assets, as discussed above.
Strong and conservative balance sheet
We've always taken a prudent approach to managing our balance sheet, using debt to improve returns while keeping our leverage modest to help manage risk.
We completed several significant funding activities in the year. We raised GBP62.3 million of new equity through share placings; issued the remaining GBP38 million of our long-term institutional loan notes at a fixed rate of 3.0%; extended our revolving credit facility ("RCF") with HSBC by GBP25 million to GBP75 million; cancelled the GBP15 million RCF with Metro Bank; and renegotiated our RCF with Virgin Money, which increased the facility from GBP25 million to GBP50 million, extended its term to 2029 and reduced its cost. Since the year end, we've also purchased an interest rate option at a cost of GBP1.5 million, which caps SONIA at 3.0% for two years on GBP50 million of our RCF debt.
We now have GBP241 million of committed debt facilities. Our drawn debt at the year end was GBP142.3 million, giving us a gross LTV of 23.9%, and we had cash of GBP22.5 million. Drawn debt at the date of this report is GBP187.3 million, of which 80% is hedged against rising interest rates.
Enhancing sustainability
This year the Investment Manager has done considerable work on developing our ESG strategy, which the board approved after the year end. As part of this, we have improved our understanding of the social value we add and how to measure it, as well as determining the actions we can take on our pathway to net zero.
Strong governance
We're delighted that Simon Laffin joined the board as a non-executive director on 1 January 2023 and will become Chairman when I step down. He has more than 30 years' experience as a director, including in real estate, with his past roles including chairing Assura plc. As part of our succession planning, Paul Craig will be stepping down as a director at the forthcoming Annual General Meeting. On behalf of the board, I want to thank him for his important contribution to our work over nearly six years.
We ran an internal evaluation of the board and its committees during the year, which produced positive results and identified some areas where we can further improve.
Specialist, experienced and disciplined Investment Manager
We continue to benefit from the diligence and expertise of our Investment Manager, Impact Health Partners LLP. The Investment Manager effectively implements our strategy, and its close relationship with and oversight of our tenants, alongside its knowledge of the sector, has helped us to navigate the challenges of the past few years. We're pleased to see that the Investment Manager has continued to grow its team and capability, to support our goals.
Post-balance sheet events
In addition to taking out the interest rate cap discussed above, since the end of the year we've invested GBP56 million in a portfolio of six care homes with 438 beds to be operated by our tenant, Welford Healthcare. We paid 80% of the consideration in cash and the remainder through issuing 9.6 million new shares.
Well positioned to deliver sustainable value
We're a long-term responsible business and our resilient and defensive portfolio provides essential homes for the care of vulnerable older people across the UK. Our business model remains robust and we'll continue to be disciplined in investing capital, while managing the business efficiently. The acquisitions we've made and the indexation in our leases should support further earnings growth in 2023 and a rising dividend.
Rupert Barclay Chairman
27 March 2023
1 This relates to the property portfolio along with property portfolios that have been invested in via loans to operators with an option for the Group to acquire.
2 From inception to 31 December 2022. 3 Including Croftwood and Minster, which are both part of the Minster Care Group.
4 This is a target only and not a profit forecast. There can be no assurance that the target will be met and it should not be taken as an indicator of the Company's expected or actual results.
WHY INVEST?
We've created a compelling business, which is resilient and has real opportunities for growth, creating sustainable value for our shareholders and wider stakeholders.
Over the following pages, we set out how:
-- We're in a large and growing market. The population is getting older and as people live longer, their care needs become more complex. The need for care isn't affected by the wider economy and demand for care home beds exceeds supply.
-- We designed our business model to produce attractive and sustainable returns, while we carefully manage risk. These returns are underpinned by our income from long-term inflation-linked leases that have helped deliver covered dividends for investors.
-- The Investment Manager has an experienced and strategic management team, which gives us a competitive advantage in our market.
-- We generate strong cash flows, we're well financed and we're growing our dividend. The Company also carefully considers dividend cover and its REIT requirements when deciding the dividend quantum.
-- We're adding value and improving environmental and social performance through active management. We balance our portfolio between core assets and value-add, and invest in our assets to increase returns, enhance environmental performance and make our homes even more appealing to residents and their carers.
Together, these strengths mean we're well positioned for further growth and value creation. We have around 1.5% of the market by number of beds, so we can continue to grow by taking market share. We've got a multi-year pipeline of asset management and development opportunities, and we'll continue our disciplined approach to adding homes to the portfolio.
For more information on our prospects, see the Chairman's statement.
A LARGE AND GROWING MARKET
Growing demand for elderly care
There were just over six million people aged over 75 living in the United Kingdom in 2022. That number is forecast almost to double over the next 50 years, to just under 12 million. The over-85s are the fastest growing segment of the UK population.
To put these numbers into context, when the NHS was founded in 1948 one in two people died before the age of 65. This figure is now one in eight. By the time they reach 65, women can expect to live on average for another 20 years, and men for another 18 years.
That's the good news. The less good news is that the majority of people will spend the last 15 years of their life with some ill health. Around 10% of people over 80 have a level of care needs which make it difficult for them to continue to live at home.
Falling supply
As the population has aged, the number of available care beds has been stagnant. This means that the total number of beds in both nursing and residential care homes for older people declined from 11.3 per 100 people aged over 75 in 2012, to 9.4 in 2021 - a 17% decrease.
This reduction in supply accelerated during the pandemic. Data from the CQC show that between March 2021 and August 2022, the number of registered care homes in England fell by 2.4%.
The failure of supply to match rising demand reflects several factors including a shift in social care policy towards home care. However, it might also reflect an element of rationing in the care system, as many elderly people struggle to access the care they need. Looking at longer-term trends, an estimated 25% of over-85s lived in elderly residential accommodation in 1996. By 2017, this had fallen to 15%.
More people are living with dementia
Alzheimer's Research UK estimates that the number of people in the UK living with dementia will increase from more than 900,000 today to 1.5 million by 2050.
Dementia is a complex condition and treatment isn't always available from the NHS. Today, just under 40% of people who've been diagnosed with the condition are living in care homes, which now have 378,000 beds registered to provide care for people with some form of dementia. There could be a substantial rise in demand for such specialist capacity over the coming decades.
Investor interest in healthcare
CBRE estimates that GBP25 billion has been invested in UK healthcare real estate over the past decade, of which 40% has been invested in care homes.
Annual investment volumes have been volatile, with sharp contractions in 2016, the year of the Brexit referendum, and 2020, the first year of the pandemic. In 2022, investment in the sector was GBP1.7 billion, a relatively high number in a year of great economic uncertainty.
The nature of the healthcare sector tends to attract long-term, index-linked investment. Turnover of asset ownership in the sector is therefore low, as investors generally have a buy-and-hold strategy. However, there has been a change over time in who the investors are. In 2019, over half the investment came from non-UK REITs. In 2022, over half the investment was from UK-based specialist healthcare investors, who are best placed to find value in a very fragmented market. Private equity has been very active in the healthcare space in the past but has pulled back as interest rates have risen.
Government policy
To put it mildly, government policy for adult social care is a complicated field. There is no national government budget for adult social care in England. Instead, publicly funded social care is mostly financed through local government revenue. This is made up of central government funding from the local government finance settlement, combined with locally raised revenue from business rates, council tax and income from fees.
This complex funding picture was further complicated by several policy changes during 2022. At the end of 2021, the then government announced ambitious reforms to adult social care, with a series of White Papers. They set out reforms aimed at increasing government funding for the sector, while capping the costs individuals would have to pay before government funding became available. The additional costs were to be funded by a 1.25% levy on National Insurance, which came into effect in April 2022.
In the mini-budget in September 2022, the Truss government announced that this levy would be scrapped in November and that the reforms would be funded from general taxation. Then, in the Autumn Statement in November 2022, Jeremy Hunt, the new Chancellor, announced he was pushing back the start date for implementing the structural reforms from October 2023 to October 2025.
While this delay was disappointing, the reason Mr Hunt gave for delaying the reforms was to avoid imposing additional costs on the government and care providers at a time when the government's priority is to create more capacity. In his Autumn Statement he said that the government would make available up to an extra GBP2.8 billion in 2023/24, and GBP4.7 billion in 2024/25 to help support adult social care and hospital discharge.
There were two government initiatives that gained less attention during 2022, but may have important longer-term consequences for the sector. First, in England the government carried out a major data collection exercise from care providers to assess the Fair Cost of Care (FCOC). The aim was to ensure that care providers can meet local authority demand at a price that covers their costs and is sustainable for the future. The data was collected by the end of October 2022 and has been a significant input into large fee increases announced by some local authorities since then, as it showed they've been paying less than the FCOC.
Second, new integrated care systems (ICSs) in England formally took up their responsibilities in July 2022. ICSs are partnerships that bring together NHS organisations and local authorities, to take collective responsibility for planning services and improving health across geographical areas. There are 42 ICSs, each covering between 500,000 and three million people. The changes have been described as the biggest legislative overhaul of the NHS in a decade.
If successful, these reforms will help to break down the silos between care for the elderly provided by the NHS, and care funded by local authorities. This should improve outcomes for the vulnerable people who need care and will make the NHS an increasingly important counterparty for elderly care providers who can deliver what the NHS needs - complex, higher acuity care.
The impact of inflation on care providers
After two years at the frontline of managing the impact of the COVID-19 pandemic on the people most at risk from the virus, care providers had been hoping for a calmer, more normal 2022. Instead they found themselves in a perfect inflationary storm, with utility, food and, above all, staff costs rising very rapidly, as general inflation peaked in double digits in October 2022.
The one cost which our tenants had capped was their rent: 90% of our rent increases are capped at 4% per annum, and 8% are capped at 5% (the remaining 2% are uncapped). We put these caps in place to make sure that our rents continue to be affordable over the long term if inflation did spike, as it now sadly has.
Two other things have helped to shelter care providers against these inflationary headwinds. First, their occupancy has been steadily rebuilding from the lows caused by the pandemic. Second, they provide an essential social service, demand for which is non-discretionary. This means they can increase their prices when they're forced to do so.
Different firms do annual surveys of fees charged by care providers. In 2022, all pointed in the same direction - substantial increases on 2021. The survey by Carterwood, for example, found that private fees for the year beginning April 2022 were up 9.6% for nursing care and 7.3% for residential care (compared to 6.1% and 6.6% in 2021), while local authority fees were up 7.4% and 6.9% (2021: 2.8% and 3.0% respectively). Our tenants performed slightly more strongly than these benchmark numbers (see the Investment Manager's report).
As ever, a note of caution is worthwhile. An increase to baseline fee rates does not necessarily translate into an increase in the fees received by operators, if they've already negotiated an uplift to those floor fees, as you would expect a successful operator to have done. And, paradoxically, a cut in baseline fees can be good news for successful operators with strong local reputations. Some local authorities - for example, Hampshire and Oxfordshire - announced cuts in their baseline fees in 2022 as they moved away from a standard model of a set fee, to reviewing fees on a case-by-case basis, greatly expanding the range of fees offered.
With that proviso, we expect the fee increases that come into effect in April 2023 to be in line with 2022, or slightly higher, which will be helpful to our tenants as inflation comes down.
This confirms a long-term pattern, that care providers can increase their fees in line with inflation. Over the 24 years ending in April 2022, fees for nursing care have risen by an average of 3.6% per annum, and for residential care by an average of 3.5% per annum. RPI over that time averaged 2.8% per annum.
GENERATING ATTRACTIVE RETURNS
Our business model
Our business model allows us to generate attractive returns with managed risk. We consider risk from many different angles, from ensuring our balance sheet stays strong, to the way we carefully pick tenants and make sure they're performing well, to our focus on sustainability and creating a positive social impact. Our external Investment Manager is essential to our success and its strengths give us an edge in our market.
How our business model supports our purpose
Each stage of our process links to one or more aspects of our purpose:
1. Build relationships
We build strong relationships with tenants who seek to provide high-quality care and who we can work with long term. We look to add new tenants over time, which reduces risk by diversifying our business and making us more resilient, and gives us more scope to grow our business responsibly.
Link to purpose:
-- Long-term partnerships with tenants
2. Identify assets
We identify attractive assets to invest in, often in partnership with existing tenants, and frequently acquired from owner-operators who are exiting the market. Our disciplined approach results in attractive net initial yields and we often buy at less than the cost of replacing the asset, which helps create a barrier to entry for new competitors. See our investment strategy for more information.
Link to purpose:
-- Long-term partnerships with tenants -- Owning buildings
3. Appraise purchases
We're very selective in what we buy and rigorously check every aspect of the homes, including their environmental sustainability and the market within which it operates. This allows us to develop a plan for the improvements we'll make, once we own them.
Link to purpose:
-- Owning and investing in buildings
4. Agree leases
Our leases are typically 25 years or more, so we're careful that they protect everyone's long-term interests. That means setting rents so they're well covered by tenants' profits from day one, linking rents to inflation so they rise over time but stay affordable, and requiring tenants to spend a minimum amount every year on repairs and maintenance. All our new leases also include "green" clauses, to help us work with tenants on our ESG objectives.
Link to purpose:
-- Long-term partnerships with tenants -- Owning and investing in buildings -- Predictable and sustainable rent
5. Work with tenants to improve our assets
Our asset management projects include upgrading and extending our homes, so they're even better places to live and can provide care for more people, including those living with dementia. We also look to work with tenants to develop new homes in areas with strong demand. These activities require tenant consent in accordance with the long leases and will increase our rent, our tenants' revenues and the value of our homes, and make them more sustainable.
Link to purpose:
-- Long-term partnerships with tenants -- Owning and investing in buildings
6. Optimise portfolio
We regularly review our assets to look for those where it makes sense to sell, so we can reinvest the proceeds and create more value. We also put in place appropriate levels of debt to enhance shareholder returns in line with our leverage policy.
Link to purpose:
-- Owning and investing in buildings -- Our focus on quality
Our focus on quality
Quality is at the heart of our business model. By following the process set out above, we maintain the:
-- Quality of our buildings , ensuring they're well maintained, that we've identified ways to improve them through asset management, and that they're fit for purpose for our tenants and their residents for years to come.
-- Quality of care , since our income depends on our tenants providing care that meets residents' needs and attracts new residents. The Investment Manager regularly meets our tenants as well as visiting the homes, reviewing what customers are saying and considering reports from regulators. If they see any ongoing issues with care, they'll seek independent support to help resolve them, where appropriate.
-- Quality of cash flows , which together with our prudent approach to investment ensures we maintain a healthy balance sheet.
The value we create
Our high-quality business generates attractive and sustainable value for our stakeholders.
-- Tenants: Tenants can grow their business alongside ours, in a long-term relationship with affordable rents which benefits both of us.
-- Residents: Residents benefit from security, stability and high-quality care, with a landlord who's willing to invest in their home.
-- Lenders: Our lenders can provide long-term finance to us on attractive terms, knowing we have a secure and resilient business, with strong cash flows.
-- Shareholders: Our model is to deliver predictable and rising revenue, so that we can pay a progressive, fully covered dividend. There is also the potential for capital growth, which supports an attractive total return.
AN EXPERIENCED AND STRATEGIC MANAGEMENT TEAM
Impact Health Partners LLP is our Investment Manager. Its role includes sourcing investments for us, closely monitoring the progress of our homes and asset management.
Our portfolio and Investment Manager are our main sources of advantage in our market. We benefit significantly from the team's skills and experience, in particular their:
1. Deep knowledge of the sector, which allows us to buy the right assets, choose the right tenants and add value by actively managing our assets.
2. Positive relationships with care home owners who might want to sell their assets, the agents they work with and with potential new tenants, all of which help our business to grow and diversify. Great relationships can help us to buy assets off-market or beat the competition even when we're not the highest bidder.
3. Asset management and development skills, so we can identify how to improve a care home before we buy it, successfully complete each project and work with our tenants to develop new homes.
4. Understanding of how care businesses work, which allows us to form supportive partnerships with our tenants.
Mahesh Patel ACA
Managing Partner
Mahesh is a qualified accountant who has over 35 years' experience in healthcare-related industries and assets, including positions in finance. Prior to 2006, he built up and then sold three healthcare-related businesses.
Andrew Cowley MA (Oxon)
Managing Partner
Andrew is an experienced fund manager, working in infrastructure and private equity investment since 2000. He was previously a senior managing director at Macquarie and deputy chief executive of the listed Macquarie Airports.
David Yaldron FCA
Finance Director
David is a chartered accountant with more than 25 years' experience, having held senior financial roles in real estate and investment companies. He was previously a senior director at Grosvenor, Britain & Ireland.
Martin Robb MRICS
Managing Director
Killian Currey-Lewis CA
Investment Director
Simon Gould MRICS
Development Director
Sam Josland CFA, ACA
Investment Manager
Charlotte Finch
Investment Manager
Sophie Shrestha ACCA
Finance Manager
Alison Hayward
Office Manager
OUR FOCUS ON QUALITY
Quality is at the heart of our business model. Our board and Investment Manager ensure we maintain this focus, as outlined below:
Delivering quality in practice
Quality of our buildings Ensuring our buildings are well maintained
We are constantly reviewing is the responsibility of our tenants.
the quality and performance To ensure this is properly executed we
of our homes in partnership will seek to visit our homes both directly
with our tenants. Our and indirectly. In addition, we review and
asset management strategy discuss with our tenants their spend on
for each home identifies repairs and maintenance across our portfolio.
opportunities to invest Directly via the Investment Manager, who
further to improve the will routinely visit our properties to inspect
quality of environment and understand the operations with our tenants,
for residents and staff, to check the maintenance and progress on
for example the addition asset management projects at the homes and
of specialist beds for discuss opportunities for improvements.
dementia and increasing In 2022, the Investment Manager undertook
the proportion of ensuite 63 visits to both individual and portfolios
bedrooms. We also identify of our homes.
opportunities for improving Directly via the board. A selection of
the environmental performance board members look to engage directly with
of the building. our tenants and visit some of the homes
across the portfolio to understand the operations,
how the tenant is performing and to help
understand the challenges and opportunities
across the portfolio. In 2022, our board
members visited three homes.
Indirectly through our valuer, surveyors,
environmental specialists and independent
social value reviewers, who support the
Investment Manager in understanding the
quality of our buildings and collectively
undertook 197 home inspections in the year.
----------------------------------------------------
Quality of care Delivering the service of care is undertaken
The security of our rental by our tenants; the Investment Manager monitors
income depends on tenants occupancy across our homes weekly, receive
maintaining a high standard notifications on care inspections as they
of care, so the homes are produced and reviews each tenant's financial
remain relevant and meet performance quarterly either via conference
the needs of residents. calls or meetings in our tenants' offices.
The Investment Manager If a home is rated inadequate or requires
works closely with our improvement, the Investment Manager will
tenant partners to identify review the reports in detail, have a conversation
any areas of improvement with the tenant's operations director to
and regularly reviews understand the issues identified, the remedial
customer feedback and actions being undertaken and whether there
reports from regulators. are any broader concerns with the operations
Regular meetings and that the tenant is looking to resolve.
visits to homes help During 2022, 28 of our homes were inspected
collaborative and proactive by the regulator. Our Investment Manager
work with tenants to also undertook 44 meetings with our tenants,
ensure quality of care reviewing their overall financial and operational
is maintained. Where performance. Outside of these meetings,
appropriate, we will our Investment Management team speaks regularly
seek independent support with our tenants on a variety of topics
to resolve any ongoing including occupancy, agency usage, asset
issues. management, environmental performance and
quality assurance.
----------------------------------------------------
Quality of cash flows The quality of our cash flows starts with
We regularly review our our tenants as outlined above. We have a
tenants' operational disciplined approach to ensuring we are
and financial performance. able to target delivery of a cash covered
This helps us understand dividend and the headroom to manage downside
the overall performance scenarios as detailed in our going concern
of each home and help and viability statements.
optimise performance, Our Investment Manager also regularly engages
enabling tenants to maintain with our debt providers, providing quarterly
a sustainable EBTIDA financial information on covenant compliance
margin and achieve resilient and reporting on the performance of the
rent cover. Disciplined tenants and homes within their security
capital allocation has pool. In 2022, we successfully enlarged
led to attractive net our debt facility with HSBC and enlarged
initial yields on acquisitions. and extended our debt facility with Virgin
Careful cost control Money. The Group's Investment Manager undertook
enables us to benefit site visits with both banks as part of this
from economies of scale process, enabling them to better understand
as we grow, as many of the homes and activities of our tenants.
our costs are fixed and Shortly after the year end, we put in place
some variable costs step an additional GBP50 million interest rate
down as our asset value cap to help manage our cash flows and cash
rises. This control, security across the Group.
and our conservative
financial approach, helps
to maximise cash we can
distribute to shareholders.
----------------------------------------------------
STRONG CASH GENERATION SUPPORTING OUR PROGRESSIVE DIVID POLICY
Dividends fully covered by adjusted earnings since 2021, supporting attractive total accounting returns
We've designed our business to produce growing, long-term income. All of our leases include rent increases linked to inflation, typically with a minimum increase of 1% or 2% and a maximum of 4% or 5%, so rents stay affordable for our tenants.
This allows us to have a progressive dividend policy, which has grown our dividend by 9% since 2018 to 6.54 pence per share in 2022. This has been fully covered by EPRA earnings since 2018 and by adjusted earnings, which is the Group's benchmark for cash earnings, since 2021.
The Company has announced its target dividend for 2023 of 6.77 pence per share(1) , an increase of 3.53%. As a REIT, we're required to pay out at least 90% of our profits as dividends each year.
The dividend is a key part of our total accounting return, which includes the movement in our net asset value each year. Our target is to achieve an average return of 9% a year over the medium term(1) .
High-quality cash generation
As outlined in our business model, we're always focused on the quality of our cash flows.
Our cash flows rely on having tenants who perform well and pay their rent on time. We regularly review the performance of our tenants and each home, so we understand how they're doing and can offer practical support if needed. This helps our tenants to maintain their profit margins, so their rent payments are well covered. We also carefully control our own costs and benefit from economies of scale as we grow, as many of our costs are fixed and some step down as our asset value rises.
The result has been a rapid increase in our operating cash flows, as we've grown the portfolio.
A prudently financed business
As a property business, prudently using a modest level of debt is a key part of our business model. It gives us additional money to invest in assets, which increases returns and reduces risk by diversifying our portfolio. At the same time, we have to balance these upsides with the need to ensure we're prudently and sustainably financed, so we're flexible and resilient. We have limited our leverage to 35% and are seeking to ensure that 75% of our drawn debt is fixed or hedged. Since the year end we have put in place a further GBP50 million of hedging to align with our hedging policy and 80% of our current drawn debt of GBP150 million is now hedged.
We carefully manage the maturity of our debt, with the capital structure including a long-term private placement that runs to 2035, and protect the business from rising interest rates through a suitable amount of fixed-rate and capped debt.
See our financing strategy for more information.
ADDING VALUE THROUGH ASSET MANAGEMENT AND DEVELOPMENT
Capital investment is a key part of our value-creation strategy and we have numerous projects at different stages across the portfolio. Many of the projects add new beds while making the homes even better places to live, improving environmental performance and helping the homes to compete better in their markets.
Investing in asset management is a great way to improve our properties, provide better facilities to our residents, whilst increasing returns. We typically target an 8% return on each project through increased rents, with the potential for capital growth in addition to this. In 2022, we invested GBP11.8 million in asset management projects and over the next two years, we've identified a further GBP16 million of projects. The main initiatives are shown below:
Asset Project description Capital investment Expected completion
============= ==================== ================== ===================
Mavern House Extension
and additional
ensuites GBP2.0m Q4 23
============= ==================== ================== ===================
Yew Tree Care
Centre New 25 beds GBP1.5m Q4 23
============= ==================== ================== ===================
Wombwell Hall Reconfiguration
and upgrading GBP4.0m Q4 24
============= ==================== ================== ===================
Amberley Extension
and internal
reconfiguration GBP2.5m Q2 24
============= ==================== ================== ===================
Craigend Extension
and internal
reconfiguration GBP1.2m Q2 24
============= ==================== ================== ===================
Elm House Extension
and internal
reconfiguration GBP1.8m Q1 24
============= ==================== ================== ===================
Barham Extension
and internal
reconfiguration GBP3.0m Q3 24
============= ==================== ================== ===================
For more information, see our portfolio management, asset management and development strategies and the Investment Manager's report.
The graphic on the right shows a selection of the many ways that we can improve a home through asset management, making the building a better place to live and work and improving its environmental performance.
PORTFOLIO
For the year ended 31 December 2022
Since our IPO in 2017, we've deliberately constructed a portfolio that's diversified by location, tenant and funding of our tenants' residents, which is well diversified across local authorities, the NHS and private pay. This helps to make us more resilient and means we earn a predictable income from our assets.
Our tenants
Our tenants are established healthcare providers. They seek to provide great care and have the ambition to grow their businesses alongside ours.
Region Number Beds % of portfolio
of properties market value
East Midlands 8 405 6.7%
--------------- ------ ---------------
East of England 9 627 11.1%
--------------- ------ ---------------
North East 12 767 9.4%
--------------- ------ ---------------
North West 33 1,348 15.6%
--------------- ------ ---------------
Northern Ireland 5 340 3.8%
--------------- ------ ---------------
Scotland 32 1,805 22.8%
--------------- ------ ---------------
South East 4 318 6.6%
--------------- ------ ---------------
South West 10 537 10.4%
--------------- ------ ---------------
Wales 2 105 0.8%
--------------- ------ ---------------
West Midlands 8 422 5.5%
--------------- ------ ---------------
Yorkshire & The Humber 12 742 7.3%
--------------- ------ ---------------
Note: The information on this page includes forward-funded assets and portfolios invested in via a loan to operator where the Group has an option to acquire.
Building strong partnerships - Welford Healthcare
-- During the year we continued to build on and strengthen our partnerships with our tenants.
-- Growth with existing tenants helps to de-risk the portfolio, by enabling them to develop larger and more resilient businesses, diversified by the number of homes.
-- In H1 2022 we completed the purchase of three homes in south-west England and two homes in the East Midlands in partnership with Welford Healthcare. In both cases, the existing owner operator was exiting the business. Working with Welford, we acquired the freehold interests and assigned the operations to Welford with new long-term leases that reflected attractive value for both of us.
-- These acquisitions took our total number of homes with them to 12. This equates to 12.6% of our annual rental income.
-- All five homes are well established, with excellent local reputations, and have CQC ratings of either Good or Outstanding and benefit from favourable underlying demographics in the local catchment areas with attractive demand/supply fundamentals.
-- EPC ratings are B on two homes and C on three, with a clear pathway to convert them to EPC B, in line with our ESG strategy.
-- Building scale with operators provides more secure returns with enhanced diversity and a stable platform for undertaking asset management opportunities. We are on-site with Welford at Fairview House in Bristol and have a further two asset management projects in our immediate pipeline.
"We welcome the opportunity to grow our partnership with Impact, who have shown themselves to be a supportive and pro-active partner to us since our first transaction in 2018." Peter Madden, Welford Healthcare
2022 acquisition highlights
Capital committed
GBP36.1m
Number of registered beds
294
Additional rent
GBP2.4m
Total number of beds with Welford
649
Post-year end
In January 2023, the Group invested a further GBP56 million, in partnership with Welford, in six care homes across Shropshire and Cheshire, adding an additional 438 predominantly ensuite beds to the Group's portfolio. Following this, Welford now comprises c.20% of our income. This acquisition was funded 80% by cash, with the remainder in shares priced at 116.62 pence per share.
OBJECTIVES AND STRATEGY
Our objectives
Our targets are to deliver:
-- a progressive dividend, with a target for 2023 of 6.77 pence per share(1) ; and
-- an average total accounting return of 9.0% per annum(1) , with the capital growth element mainly coming from rising rents and our asset management projects, rather than relying on increases in market values.
1 This is a target only and not a profit forecast. There can be no assurance that the target will be met and it should not be taken as an indicator of the Company's expected or actual results.
Our strategy
To achieve our objectives, we:
-- buy the right assets that enhance our portfolio through improved geographic and tenant diversity and are accretive to shareholder returns, by implementing our investment strategy;
-- effectively manage the portfolio and individual assets, by implementing our portfolio management and asset management strategies; and
-- ensure we're appropriately financed, by implementing our financing strategy.
Our progress in 2022
Investment strategy During 2022, we:
* Our investment policy allows us to invest in * invested in 12 care homes with 764 beds, for a total
different types of healthcare properties. The market of GBP69.2 million;
conditions mean care homes currently offer us the
best opportunities.
* further diversified the portfolio geographically and
strengthened existing tenants by increasing the
* We manage risk by having a portfolio that's well number of homes they run; and
diversified by location and tenant, by adding new
tenants over time and by increasing the number of
homes our tenants run. * added one new tenant, to give us 14 tenants(1) at the
year end.
* We mainly buy portfolios, which can include other
types of healthcare properties where this gives us a Since the end of the year, we've
strategic opportunity to add value or we intend to invested GBP56 million in a portfolio
sell them on when the time is right. of six care homes with 438 beds,
leased to an existing tenant.
------------------------------------------------------------
Portfolio management strategy In October 2022, we sold a non-core
* We class each of our assets as core, value-add or care home with 68 beds for GBP2.65
non-core. million, 4% above its valuation
at 30 June 2022.
Since the year end, we sold a
* We make sure we have the right balance between these further non-core home with 49
categories and that we identify the assets where we beds for GBP1.25 million, in line
can add value through asset management, or which are with its valuation at 31 December
candidates for sale. 2022.
------------------------------------------------------------
Asset management and development During 2022, we committed GBP11.8
strategy million to asset management projects,
* Investing to add value to our assets and to enhance which will earn an average return
their social impact and sustainability is a priority of 8% through higher rents.
for us. Notable projects we completed,
in partnership with our tenants,
were:
* We also provide funding to develop new homes, once * completing our project at Riverwell Beck (previously
we've agreed a lease with the tenant who'll run it. called Blackwell Vale);
This gives us better returns than buying existing
homes and adds new and highly sustainable assets to
the portfolio. * completing phase one of our project at Fairview and
starting phase two; and
* refurbishments of Belmont House, Harrogate, and three
homes in Northern Ireland.
We also reached practical completion
on the 94-bed care home development
we funded in Hartlepool, which
is being run by Prestige.
------------------------------------------------------------
Financing strategy We completed several significant
* We fund the business through equity and debt. When w funding initiatives in 2022. These
e were:
issue new shares, we aim to invest the cash as * raising GBP62.3 million of new equity, through share
quickly as possible in assets that generate income placings in February and July;
for us, to minimise the impact on our earnings per
share of holding cash.
* issuing the remaining GBP38 million of the long-term
institutional notes we arranged in 2021;
* Our policy is to have a maximum Group LTV of 35% at
the time we draw down the debt.
* extending our RCF with HSBC by GBP25 million and
cancelling the GBP15 million RCF with Metro Bank; and
* We aim to hedge at least 75% of our drawn debt
against rising interest rates.
* renegotiating our RCF with Virgin Money, increasing
it from GBP25 million to GBP50 million, extending the
term to 2029 and reducing its cost.
Since the year end, we have taken
out a GBP50 million cap at a cost
of GBP1.5 million, which caps
SONIA at 3.0% for two years.
------------------------------------------------------------
1 Including Croftwood and Minster, which are both part of the Minster Care Group.
KEY PERFORMANCE INDICATORS
We use the following measures to assess the progress we're making with our strategy.
1. Total accounting return*
3.78% for the year ended 31 December 2022(2021: 8.42%)
Definition
The change in the NAV over the period, plus dividends paid, as a percentage of NAV at the start of the period.
Relevance to strategy
Shows the returns we're creating for our shareholders, by paying out our earnings and growing our portfolio value.
Commentary
NAV total return comprised dividend paid in the year of 6.51p per share and the change in NAV of (2.26)p per share, and totalled 3.78%, against our target of 9.0% per annum(1) .
2. Dividends
6.54p per share for the year ended 31 December 2022 (2021: 6.41p per share)
Definition
Dividends declared in relation to the period.
Relevance to strategy
Shows the quality of our buildings and tenants, which allow us to earn a predictable income and pay a growing dividend.
Commentary
We met our dividend target for 2022. Our dividend target for 2023 is 6.77p(1) , representing 3.53% growth.
3. EPRA earnings per share*
8.37p per share for the year ended 31 December 2022 (2021: 8.05p per share)
Definition
Earnings from operational activities. The EPRA calculation removes revaluation movements in the investment portfolio and interest rate derivatives, but includes rent smoothing.
Relevance to strategy
This is a key measure of our operational performance and the extent to which earnings support our dividend.
Commentary
EPRA EPS increased by 4.0%, giving 128% dividend cover.
4. EPRA "topped up" net initial yield ("NIY")*
6.98% as at 31 December 2022 (31 December 2021: 6.71%)
Definition
Annualised rental income based on the cash rents passing on the balance sheet date, less non-recoverable property operating expenses, divided by the market value of the property portfolio, increased by 6.3% to reflect a buyer's costs and adjusted for the expiration of rent-free periods or other unexpired. lease incentives.
Relevance to strategy
NIY indicates the portfolio's ability to generate income, in comparison to its market value.
Commentary
The NIY at 31 December 2022 was 6.98%. The average NIY of our acquisitions in the year was 6.50%.
5. NAV per share
110.17p per share as at 31 December 2022 (31 December 2021:112.43p per share)
Definition
Net asset value based on the properties and other investment interests at fair value.
Relevance to strategy
We believe this is the most relevant measure of the fair value of our assets and liabilities.
Commentary
NAV at 31 December 2022 was 110.17 pence per share (-2.0%), (2021: 112.43p per share), reflecting the change in market value of the property portfolio, partially offset by the benefit of inflation-linked rent reviews and stable operator performance.
6. Gross loan to value ("LTV")*
23.85% as at 31 December 2022 (31 December 2021: 22.26%)
Definition
Our gross debt as a percentage of our gross asset value.
Relevance to strategy
This is an important indicator of the amount of debt we've used in implementing our strategy. A higher LTV can lead to higher returns but also increases downside risk.
Commentary
We have total facilities of GBP241 million and had drawn GBP142.3 million at the year end, giving an LTV of 23.85%. If the facilities were fully drawn, with no changes to the Group's current equity base, the LTV would be approximately 34.7%.
7. Weighted average unexpired lease term ("WAULT")
19.7yrs as at 31 December 2022 (31 December 2021:19.2 years)
Definition
The average unexpired lease term of the property portfolio, weighted by annual passing rents.
Relevance to strategy
The WAULT is a key measure of the long-term security of our income. Long leases support the quality of our income stream and our dividends.
Commentary
We continued to agree new leases of 25 years or longer during 2022, offsetting some of the natural reduction in the portfolio WAULT over time.
8. Total expense ratio ("TER")*
1.67% for the year ended 31 December 2022 (2021: 1.55%)
Definition
Total recurring administration costs as a percentage of average NAV throughout the period.
Relevance to strategy
The TER is a key measure of how efficiently we're running the business.
Commentary
The TER increased 12bps in the year. The EPRA cost ratio increased to 16.59% (2021: 15.84%). Adding the interest received on loans to tenants to our rental income reduces the EPRA cost ratio to 15.4%.
1 This is a target only and not a profit forecast. There can be no assurance that the target will be met and it should not be taken as an indicator of the Company's expected or actual results.
RESPONSIBLE INVESTMENT
Our homes are part of the UK's essential social infrastructure, allowing our tenants to care for and support some of the country's most-vulnerable people. Quality homes and strong partnerships with our tenants help us to achieve positive outcomes for society, while generating sustainable cash flows for our shareholders. We're also focused on making sure our assets are environmentally sustainable, so our portfolio remains resilient to the physical and transitional risks of climate change, and we can reduce fossil fuel use and carbon emissions from our portfolio and our tenants' operations.
The Investment Manager is a signatory to the UN Principles of Responsible Investment (UN PRI) and has embedded those principles in its risk management and investment decision-making processes.
Assessing our material issues
In 2022, we updated the materiality assessment we originally carried out in 2019 and used the results to help inform our sustainability strategy. We based the areas of questioning on the UN PRI's Real Estate and Healthcare guidelines and the relevant industry metrics defined by the Sustainability Accounting Standards Board (SASB).
The materiality assessment included input from board members, representatives of the Investment Manager, care home operators and two financial institutions, representing equity and debt. We had strong engagement with our stakeholders and they recognised that we've taken steps to further embed ESG considerations in the business.
We rated the issues we identified on their importance to our stakeholders and the potential impact on our business. The table below categorises the most important items into environmental, social and governance issues, and between those we can influence directly and those where we have indirect influence, as the ultimate responsibility lies with our tenants.
Environmental Social Governance
---------- --------------------------------------------- --------------------------------------------------- --------------------------------------------------
Direct
Influence * Energy efficiency management * Close collaboration with care home operators * Governance and policies for our operations,
acquisitions and disposals
* Carbon reduction and net zero strategy * Refurbishment of care homes
* Stakeholder engagement
* Provision of affordable care
* Transparent reporting
---------- --------------------------------------------- --------------------------------------------------- --------------------------------------------------
Indirect
Influence * Physical impacts of climate change * Residential care and wellbeing * Responsible management of care homes
* Water and waste management * Employee wellbeing, training and retention
---------- --------------------------------------------- --------------------------------------------------- --------------------------------------------------
Key impact pillars
Having identified the material issues, we distilled the overarching themes and used them to define the three pillars of our ESG strategy. Improving the UK's social healthcare infrastructure is at the heart of our investment strategy and is therefore a central pillar of our ESG strategy. We will combine this with a robust focus on the environmental impact of our portfolio and making sure we have a comprehensive governance framework.
Environment
Strategic investment in our portfolio, to improve environmental impact
Social
Having a positive impact on the people living and working in our homes
Governance
Robust governance and transparent reporting to all stakeholders
Environment
The UK needs more care beds in the right locations and of the right standard and we help this need through our asset management projects and carefully selected new developments. At the same time, we're aware of the carbon emissions resulting from building work - known as embodied carbon - which includes the carbon footprint of the materials we use, transporting them to the site and the construction process itself. In the future, we intend to measure embodied carbon and reduce it where we can.
Investing to improve a building and extend its life has significantly less impact on the environment than building new assets. We use refurbishment and extension projects as opportunities to improve the sustainability of a home, including fitting LED lighting, better insulation and renewable energy sources such as solar PV and air source heat pumps. We target a minimum EPC band B for all significant asset management projects. For new build projects, we will target an EPC rating of A and, where possible, we will seek a BREEAM rating of Very Good or Excellent.
When we're considering buying a home, we screen its environmental performance, including its current and expected EPC rating and energy use intensity. Specialist consultants create a full energy model for the building to identify ways to improve the EPC rating and move along the net zero pathway (see opposite). We assess any capex required for environment improvements as part of the acquisition decision process. We undertake due diligence on potential climate related risk, for example fluvial and surface water flooding.
Net zero
To help to futureproof our portfolio and preserve its value, we've developed a net zero strategy and delivery plan. To do this, we used the industry-leading CRREM (Carbon Risk Real Estate Monitor) toolkit. This shows the decarbonisation trajectory required for us to comply with the 2015 Paris Climate Agreement target to limit the global temperature increase to 1.5 (o) C. The CRREM toolkit is the major global standard for operational decarbonisation of buildings and its pathways are aligned with science-based targets.
We've developed our net zero strategy with the assistance of a leading sustainability consultancy. We have applied the principles of the energy reduction hierarchy (see the diagram below) to the stages of the real estate lifecycle, to ensure our decarbonisation pathway is as efficient and cost effective as possible. Initially, we're focusing on reducing energy demand by engaging with our tenants and through measures such as installing LED lighting and insulation upgrades. The next stage will be more substantive retrofits and moving from fossil fuel heating systems to low-carbon electrical systems, alongside a roll out of on-site renewable energy sources such as solar PV cells. We'll offset any residual carbon emissions using recognised offsetting programmes, in accordance with the UK Green Building Council guidelines. Importantly, we have included all tenant energy and refrigerant carbon emissions in our decarbonisation strategy, which are classed as "Scope 3" under the Greenhouse Gas Protocol. We consider this to be a responsible and transparent approach to the environmental impact of our portfolio.
We have set interim targets for our net zero strategy and delivery plan, which we will continue to monitor and review as we progress.
Year Reduction in absolute **Percentage of
carbon emissions assets with an
on a like-for-like EPC of B or above
basis
2025 15% 50%
---------------------- -------------------
2030 50% 100%
---------------------- -------------------
2045 90%* 100%
---------------------- -------------------
* At present we estimate that there will be some residual carbon emissions which we will offset. This will be kept under review as low carbon options become more widely available and effective.
** There may be cases where exemptions apply under MEES regulations in which case we will provide all viable energy efficiency measures. EPC B is for England & Wales only but an equivalent rating will be sought for assets in Scotland.
Our approach is to deliver a methodical, planned and considered decarbonisation plan working in partnership with our tenants. Based on current assumptions on available technology we estimate that we will be fully net zero in 2045, well ahead of legislative targets. We will continually review this pathway to assess whether we can accelerate this process as new low carbon options become more widely available and effective. The pathway has also been developed on the basis that the government preferred approach to the Minimum Energy Efficiency Standards (MEES), which will require all buildings to be an EPC B rating or above by 2030, comes into effect.
Creating a brighter, more energy efficient home
Riverwell Beck Care Home , Durdar Road, Blackwell, Carlisle CA2 4SE
Before
-- Purpose-built two-storey care home, three miles south of Carlisle town centre. Well located on a main bus route and close to local amenities.
-- 51 bedrooms with eight ensuite rooms. -- Home was well regarded locally but needed upgrading to meet modern standards. -- EPC rating of C.
What we did
-- Refurbished existing home, including floor finishes, furniture, decoration and upgraded lighting.
-- Added two extensions, to create six additional ensuite wet room bedrooms and a new laundry.
-- New cinema room, hairdressing salon and welcoming entrance café area. -- Upgraded garden.
Outcomes
-- Additional facilities and new and refurbished bedrooms and day spaces improve the resident experience and comfort.
-- Additional capacity helps to meet increasing demand from the local hospital to discharge people into an appropriate community setting.
-- Upgraded garden provides calm and sheltered areas for residents and their families to enjoy fresh air.
-- New and larger laundry makes daily routines more efficient for staff and adds much-needed storage space.
-- New high efficiency boiler, improved insulation and LED lighting throughout improves energy efficiency and reduces carbon emissions and costs for the operator.
-- EPC rating improved from C to B.
"We are delighted with the outcome of the project and feedback from residents and staff has been very positive." Wendy Carruthurs, Home Manager
Operator
Careport
Bedrooms
57 (+6)
Capex investment
GBP1.825 million
Incremental rent
GBP146,740
Commencement
Feb 2022
Completion
Sep 2022
Sustainability
New high efficiency boiler, increased insulation, LED lighting and lighting controls
EPC
B (previously C)
CQC Rating
Good
Partnerships with tenants
We've leased all of our portfolio to tenants on a full repairing basis, which means upgrading the building's environmental performance and buying utilities are outside our direct control. The carbon emissions are therefore classed as Scope 3 under the UN Greenhouse Gas Protocol.
However, we have a responsibility to use our influence and partnership working to improve the energy performance of the buildings, and this is key to our net zero strategy. Since 2020, we've used "Green" leases, which require tenants to plan for expected changes in environmental legislation and to share energy performance data with us. Making our buildings more energy efficient will reduce costs for our tenants and make the homes better places to live and work. It will also help to future-proof the buildings against rising expectations from customers and commissioners of care. We increasingly see our tenants working on their own energy efficiency plans and we will continue to support them so that they can comply with environmental regulations.
A vital social role
The majority of residents in our homes are funded by their local authority or the NHS. Homes for publicly funded residents have traditionally had less investment than those for private payers. This gives us an important role as a capital partner for operators who deliver vital care to residents who may have less choice. These homes can also free up much-needed bed space for the NHS, improving people's lives by reducing the time they spend in hospital and providing them with appropriate community-based care. Our homes also benefit the wider community and sustain and create local employment. We believe therefore that our long-term investment in these homes delivers positive social outcomes for residents and their families and for the staff providing care in a community setting.
We aim to have a portfolio that continues to serve both the publicly-funded and private-pay markets, with appropriate rents that allow our tenants to provide a sustainable and commercially viable care service for people, irrespective of their background. This balanced approach gives us a prudent and resilient commercial strategy, enables our tenants to grow their businesses and helps us deliver substantial positive social impact.
Positive social impact
-- Majority of residents from the publicly funded sector - we provide long-term institutional investment in a sector traditionally overlooked by investors
-- We set rents at appropriate levels, enabling tenants to grow and invest in quality of care and provide value for money care publicly-funded and private-pay residents
-- We form long-term partnerships with tenants, with high satisfaction survey results
Our ESG framework
The tables below show our objectives against each of our three pillars, how we intend to reach those objectives and the metrics we'll use to measure our progress.
Pillar 1: Strategic investment in our portfolio to improve Aligns with
our environmental impact the following
UN Sustainable
Development
Goals:
---------------------------------------------------------------------------------------- ==================
Our objectives How we do it Metrics
-------------------------- ---------------------------- ------------------------------ ==================
Ensure all assets Investing in assets Percentage of assets 13 Climate
achieve a minimum that are highly energy with EPC of C or action
of EPC Grade C by efficient or have higher
2026 and a minimum the potential to Number of assets
of B by 2030 be with further capex with improved EPC
Ensure our portfolio Modelling the carbon Carbon intensity
is net zero by 2045 footprint of the of portfolio in Kg
Ensure our portfolio portfolio and implementing CO(2) e/m2/year
is resilient to climate our net zero strategy Embodied carbon
change and plan associated with developments
Investing in asset and extensions
management projects Percentage of assets
to improve energy with green leases
efficiency Absolute carbon
Climate change scenario emissions
planning
11 Sustainable
cities and
communities
Pillar 2: Having a positive impact on the people living Aligns with
and working in our homes the following
UN Sustainable
Development
Goals:
---------------------------------------------------------------------------------------- ==================
Our objectives How we do it Metrics
-------------------------- ---------------------------- ------------------------------ ==================
Support health and Investing in quality Tenant satisfaction 3 Good health
well-being of vulnerable buildings and actively survey and wellbeing
people monitor care provider Affordability of
Ensure access to performance rental payments to
quality and value Developing close tenants
for money care for partnerships with Proportion of publicly
both the publicly-funded operators through funded and private-pay
and private-pay sectors formal and informal residents
engagement Independent impact
Conducting detailed report
due diligence on CQC ratings
long-term need for
care
Maintaining balance
of private and publicly
funded residents
10 Reduced
inequalities
11 Sustainable
cities and
communities
==================
Pillar 3: Robust governance and transparent reporting to Aligns with
all stakeholders the following
UN Sustainable
Development
Goal:
-------------------------------------------------------------------------------
Our objectives How we do it Metrics
-------------------------- ---------------------------- ---------------------
Be transparent with Maintain clear disclosures Investment Manager's 8 Decent
all stakeholders on operational performance UN PRI submission work and
Maintain robust Maintain policies EPRA sustainability economic
corporate governance on supplier code rating growth
Proactively listen of conduct, anti-money
and engage with public laundering and bribery
and private stakeholders Manage the business
in accordance with
our responsible investment
policy
Engage with tenants
on good governance
practices
REPORT AGAINST THE TASK-FORCE ON CLIMATE RELATED FINANCIAL DISCLOSURES ("TCFD") FRAMEWORK
Overview
Through the 2015 Paris Climate Agreement, world governments have committed to keeping the global temperature rise to well below 2degC above pre-industrial levels and are working to limit warming to 1.5degC. In the UK, the government aims to reduce emissions by 78% by 2035 and achieve net zero by 2050. It has made net zero by 2050 part of UK law, providing opportunities to introduce further legislation and regulations to promote change.
Climate change and the laws and regulations needed to mitigate it create both risks and opportunities for our business. During 2022, the board oversaw the Investment Manager's work in this area. This included developing an initial analysis of our portfolio, defining the actions we need to take to decarbonise the portfolio over time and increasing our focus on physical risks during acquisitions and portfolio management.
Being accountable for and transparent about how we assess and manage climate-related risks and opportunities is important for maintaining our stakeholder relationships. We're therefore reporting against the Taskforce on Climate-Related Financial Disclosures (TCFD) recommendations for the first time this year. As an investment company, we're not currently required to report against TCFD, but we believe starting to do so helps our stakeholders to understand the possible effect of climate change on our business and the actions we are taking.
This is our first year of voluntary reporting against the TCFD framework and we are making progress towards full compliance with the TCFD requirements. We expect to improve our compliance in future years as we continue to refine our assessment of climate change risks and opportunities and embed climate change risk management in our day-to-day operations and acquisitions. The implementation of our net zero strategy, targets and delivery plan will also be kept under close review.
Our consideration of climate change
The Investment Manager set up an ESG working group, with members from its asset management and finance functions. The working group met regularly with external advisers during 2022, to:
-- understand the potential consequences of climate change; -- review and discuss the portfolio analysis and the options for decarbonising the business; -- work through scenarios; and -- consider the associated risks and opportunities.
The working group also analysed how this work would match the expectations of the TCFD framework.
Climate change scenario planning
To improve our understanding of climate change risks and opportunities, we've considered the recommended 1.5-2 degrees warming scenario, based on the Intergovernmental Panel on Climate Change's (IPCC) defined Representative Concentration Pathway ("RCP") 2.6 (1.5-2 degrees), as well as the IPCC's RCP 4.5 (2-3.5 degrees) and RCP 8.5 (4 degrees). RCP 2.6 takes into account actions to keep warming to 1.5-2 degrees, while RCP 8.5 sets out the worst-case warming scenario. We also included IPCC's 4.5 pathway, as this is generally considered the middle-of-the-road option.
To align with our business strategy, we've defined a short-term timeframe as one to three years, medium term as five to ten years (aligned to our business plan), and a long-term timeframe as up to 25 years.
Governance
Our board is made up of non-executive directors, who set our risk appetite and oversee the Investment Manager, which is responsible for the day-to-day management of the business, risk management and strategy. The board and the Investment Manager both recognise the importance of climate action and what it means for our ongoing sustainability and success. Through the Investment Management Agreement, the Investment Manager is accountable to the board and reports regularly to the board and committees. The Investment Manager's Finance Director is responsible for reporting to the board on sustainability, including how we're mitigating climate change and the actions we're taking to adapt to it, and the progress we have been making with our revised sustainability strategy.
To supplement the ESG working group, the Investment Manager intends to set up its own formal ESG Committee, with appropriate terms of reference. This committee will be chaired by the Investment Manager's Finance Director and will meet quarterly.
Strategy
Our strategy is to invest in existing care homes through refurbishments and asset management projects, with selective new build developments. All our investment decisions take into account environmental matters and the longer term impacts of climate change.
Our net zero strategy and delivery plan will enable us to mitigate the impact of transitional climate-related risks.
Risk management
The Investment Manager has a Risk Committee which assesses and reviews our risk register every quarter and reports to the Audit Committee. The board and Audit Committee discuss and consider the principal risks twice a year. Environmental regulation has been a principal risk for us since 2019 and we changed our assessment of environmental regulation and the impact of climate change in September 2022 from Probability: Medium, Impact: Low to Probability: High, Impact: Medium. The board pushed for this decision, reflecting our need to start acting now to reduce our risks over the longer term.
As part of our acquisition due diligence, we've used specialist consultants to assess environmental performance on all acquisitions since 2020. We'll continue to factor in climate change risks and opportunities, including a broader consideration of physical risks and the decarbonisation pathway, in line with our net zero strategy.
Metrics
We've disclosed our energy consumption data since 2019, in line with the EPRA Best Practice Sustainability Requirements. Our Scope 1 and 2 emissions are minimal, and our reported emissions relate to energy that our tenants buy and use, which fall under Scope 3.
We've been modelling our portfolio as part of our net zero strategy planning and have discussed our progress in this report. Our net zero strategy takes into account projections of our future carbon emissions and decarbonisation pathways, based on the size of our current portfolio and assumptions about how it will grow. We have adopted a zero carbon target of 2045 with interim milestones for 2025 and 2030.
TCFD's recommended disclosures
1. Describe the board's oversight of climate-related risks and opportunities.
The board sets our risk appetite and oversees our risk management, which the Investment Manager carries out on our behalf, as our Alternative Investment Fund Manager (AIFM) registered with the FCA. This risk framework includes climate change and sustainability related matters. Twice a year, the board and the Investment Manager review our principal risks and consider emerging risks.
Climate change has been a principal risk for us since 2019. Following the board strategy day in October 2021, the board asked the Investment Manager to develop a sustainability strategy and carry out the analysis needed to propose a net zero strategy in 2022. These were considered and approved by the board in February 2023. The strategy and its implementation will be reviewed by the board on an annual basis.
The board has delegated responsibility to the Audit Committee for monitoring compliance with our internal financial controls, reviewing our risk management framework, reviewing external reporting related to risks and internal controls, and reviewing our processes and controls to ensure our ESG disclosures are accurate, comparable and consistent.
This is the first year that we've voluntarily reported our climate risks and opportunities using the TCFD framework. The AIFM's ESG working group, established in 2021 and responsible for leading the process, presented to the board on progress and options in August and December 2022. The board approved the strategy in February 2023.
2. Describe the management's role in assessing and managing climate-related risks and opportunities.
As an externally managed REIT, the Investment Manager performs portfolio and risk management functions on our behalf. This includes monitoring our systems and controls to manage risk, due diligence, screening potential acquisitions and ongoing management of our assets. The AIFM's ESG working group assessed our climate-related risks and opportunities during the year and these are now being embedded in our day-to-day operations. These include:
-- assessing transitional and physical climate-related risks for potential acquisitions;
-- developing a net zero strategy and delivery plan that sets a framework, methodology and metrics and targets for the reduction in operational carbon to net zero status by 2045 with interim milestones. The plan has been developed using the globally recognised CRREM toolkit;
-- updating and reviewing the EPC ratings of our assets; -- identifying opportunities to improve energy efficiency through asset management; -- obtaining energy consumption data and reporting on GHG emissions; and
-- engaging with our tenants to raise the profile of environmental issues and objectives, and identify areas of mutual benefit.
Scenario planning
To improve our understanding of physical and transitional climate risks, we've mapped 20 of our properties against the IPCC's 2.6, 4.5 and 8.5 emissions pathways. We selected these properties to provide a representative cross section of the portfolio, ensuring we had a good spread:
-- across different tenants; -- across Northern Ireland, Scotland, England and Wales; and -- of different ages of properties.
3. Describe the climate-related risks and opportunities the organisation has identified over the short, medium, and long term.
We've assessed our climate-related risks and opportunities, and identified and reviewed a range of physical and transitional risks which could affect our strategy. The assessment also covered potential opportunities arising from climate change.
We grouped the risks and opportunities as follows:
-- Transition risks arise from the shift to a lower-carbon economy and may involve policy, legal, fiscal, market and regulatory compliance.
-- Physical risks arise from climate-related events or longer-term changes in weather patterns, which could damage our assets or affect our tenants' ability to use them.
In line with the TCFD methodology, we grouped the risks and opportunities into five subcategories: Market, Reputation, Policy & Legal, Chronic and Acute.
We then recorded the risks and opportunities on a register and ranked them by how likely they were to occur and their potential impact on our strategy. We assessed the risks and opportunities over short (one to three years), medium (five to ten years) and long-term (up to 25 years) timeframes.
4. Describe the impact of climate-related risks and opportunities on the organisation's businesses, strategy and financial planning.
As a real estate investor rather than a care home operator, many of the effects of climate change are outside our direct control. At the same time, we recognise that we and our tenants can only mitigate climate change risks and maximise any opportunities through close collaboration. We're therefore developing an ongoing stakeholder engagement plan, so we can better understand the challenges and find appropriate solutions working together.
Our net zero plan includes a granular assessment of the energy performance of each home in our portfolio. Through a combination of analysing the EPC ratings across our portfolio and our net zero planning, we're now prioritising properties that require action to reduce their carbon emissions and improve their energy efficiency. When we're looking to acquire assets, we commission specialist reports on their environmental performance and climate change considerations. We also inform our decision-making by modelling the capex required to improve their energy efficiency, in line with our net zero strategy.
5. Describe the resilience of the organisation's strategy, taking into consideration different climate-related scenarios, including a 2degC or lower scenario.
Having mapped our risks and opportunities under the IPCC's 2.6, 4.5 and 8.5 warming scenarios, and considered their likelihood, the mitigations we can put in place and the potential outcomes, we consider that our strategy is resilient to physical risk. We're incorporating short-term considerations into our planning and we'll continue to assess the longer-term physical risks linked to the locations of our care homes.
Environmental regulation and the impact of climate change is already a principal risk for the Group. Following a board review in September 2022 and in line with our net zero planning, we changed our assessment from Probability: Medium, Impact: Low to Probability: High, Impact: Medium.
6. Describe the organisation's processes for identifying and assessing and managing climate-related risks.
As part of the scenarios we modelled for our portfolio, we considered potential physical risks including heatwaves, water stress/drought, rainfall, flooding, wildfires and sea level rises, for a representative sample size of 20 care homes.
In terms of transition risks, we've reviewed legislative and policy changes (such as MEES and carbon taxation), as well as reporting requirements (TCFD, net zero) and other related risks, such as permanently higher utility costs, higher insurance costs and protracted planning processes. We also considered climate-related reputational risks.
We continue to monitor transition risks, including potential environmental taxes, anticipated legislation (MEES) and reputational risk, and plan to mitigate these risks by implementing our net zero strategy.
7. Describe the organisation's processes for managing climate-related risks.
Our processes for managing climate-related risks are embedded in our operations and procedures. In particular:
-- we communicate regularly with our tenants on their energy use and costs, and actions to reduce them;
-- climate-related considerations are core to our new acquisition and asset management due diligence process;
-- we've put green leases in place, to ensure we and our tenants have common goals for energy efficiency and that we're capturing data to improve energy performance;
-- we have a targeted capex programme to improve energy efficiency, add renewable energy generation where possible and reduce operating costs, to mitigate transitional and regulatory risk;
-- regularly reviewing our physical risk climate scenarios to understand if risks have materially changed;
-- for any assets considered at greater risk developing a resilience plan, for example flood risk management plan; and
-- we've developed a well-considered net zero strategy, underpinned by our medium to long-term decarbonisation strategy.
8. Describe how processes for identifying, assessing, and managing climate-related risks are integrated into the organisation's overall risk management.
We will continue to update and review our climate physical risk scenario planning to understand if any risks have materially changed. We will continue to assess the regulatory landscape and potential new regulations, taxes or other requirements. The Investment Manager's Development Director sits on the British Property Federation Sustainability Committee and therefore has access and insight to current industry thinking and lobbying on climate-related matters.
The AIFM's ESG working group's findings feed into the Investment Manager's risk assurance process via the Investment Manager's proposed ESG Committee. The Investment Manager's Risk Committee assesses and reviews our risk register every quarter and reports to the Audit Committee. The board considers our principal risks twice a year.
We've already identified climate change as a principal risk in our risk register. It's therefore subject to annual review and we assess and manage risk at the Investment Manager's ESG and Risk Committees and agree risk ratings before and after taking account of our mitigation strategies. The Audit Committee considers the findings of this process and the board discusses and approves the conclusions.
9. Disclose the metrics used by the organisation to assess climate-related risks and opportunities in line with its strategy and risk management processes.
We disclose our GHG emissions and energy consumption each year through our EPRA Sustainability Best Practice reporting. The emissions we report are mainly Scope 3 and are aligned to the Greenhouse Gas Protocol Corporate Standard and DEFRA Environmental Reporting Guidelines.
We report Scope 3 emissions in our annual report.
See the Group's EPC ratings in our annual report.
10. Describe Scope 1, Scope 2 and, if appropriate, Scope 3 greenhouse gas (GHG) emissions, and the related risks.
We report our Scope 1 and 2 emissions in our EPRA Sustainable Best Practice Report www.impactreit.uk/about/sustainability/
The majority of our Scope 3 emissions come from energy that our tenants buy and use.
The related risk is that these Scope 3 emissions are beyond our direct control. However, we're mitigating this risk through the actions described in the section above: processes for managing climate-related risks.
See emissions data below.
11. Describe the targets used by the organisation to manage climate-related risks and opportunities and performance against targets.
We use several measures to understand and manage climate-related risks. We assess these when considering acquisitions or asset management projects and as part of our ongoing portfolio management, in particular in relation to our net zero strategy.
-- EPC ratings
-- Energy intensity per bed (kWh per bed)
-- Absolute carbon emissions (tCO2e)
-- GHG emissions intensity (CO2e per bed)
-- Capex deployed on sustainability improvements (GBPpa)
-- Net zero target of 2045 and interim targets/milestones and delivery plan
-- Proportion of leases with "Green" obligations
Energy and carbon disclosures
------------------------------------------------------------------------------------------------------
Environmental performance measures - Impact Healthcare REIT plc
(1,2,3,6)
======================================================================================================
Performance measure Unit Scope 2022 2021 Change
================================ ================== ======================= ====== ======= ======
Electricity absolute mWh 3 18,077 16,732 8.0%
================================ ================== ======================= ====== ======= ======
Gas absolute mWh 3 52,592 44,769 17.5%
================================ ================== ======================= ====== ======= ======
Biomass/LPG/heating oil/propane
absolute mWh 3 2,758 n/a n/a
================================ ================== ======================= ====== ======= ======
Total indirect greenhouse
gas (GHG) emissions from
tenant obtained energy
use tCO(2) e 3 13,521 11,609 16.5%
================================ ================== ======================= ====== ======= ======
Building energy intensity kWh/bed/year 3 10,615 10,666 -0.5%
================================ ================== ======================= ====== ======= ======
Greenhouse gas (GHG) emissions
intensity from building
energy consumption tCO(2) e/bed/year 3 1.95 2.01 -2.8%
-------------------------------- ------------------ ----------------------- ------ ------- ------
Environmental performance measures - Investment Manager
------------------------------------------------------------------------------------------------------
Performance measure Unit Scope 2022 2021 Change
================================ ================== ======================= ====== ======= ======
Total Investment
Manager electricity
(office) - Scope
Total electricity consumption kWh 2 5,470 5,623 -2.7%
================================ ================== ======================= ====== ======= ======
Average kWh electricity
Investment Manager energy consumption per
intensity kWh/FTE FTE in year 521 655 -20.5%
================================ ================== ======================= ====== ======= ======
Total indirect greenhouse Indirect - Scope
gas (GHG) emissions tCO(2) e 2 1.1 1.2 -11.9%
(location-based)
=================================================== ======================= ====== ======= ======
Scope 3 - private
vehicles
Business travel - land (incl. WTT(4)
- car tCO(2) e ) 3.7 1.0 275.2%
================================ ================== ======================= ====== ======= ======
Scope 3 - flights
Business travel - land (with RF incl.
- air tCO(2) e WTT(5) ) 1.6 3.0 -46.8%
================================ ================== ======================= ====== ======= ======
Scope 3 - rail
Business travel - land (incl. WTT(5)
- rail tCO(2) e ) 1.2 0.2 493.6%
================================ ================== ======================= ====== ======= ======
Total emissions tCO(2) e 7.6 5.4 40.6%
================================ ================== ======================= ====== ======= ======
1 Biomass energy estimated based on 2021 data.
2 Data for three Electus homes estimated for three months.
3 Data for three Silverline homes estimated for three months.
4 Well-to-tank (WTT) business travel - air conversion factors are
used to account for the upstream Scope 3 emissions associated with
extraction, refining and transportation of the aviation fuel to
the plane before take-off.
5 Well-to-tank (WTT) conversion factors for passenger vehicles
and business travel on land are used to report the upstream Scope
3 emissions associated with extraction, refining and transportation
of the raw fuels before they are used to power the transport mode.
6 Includes additional LPG, biomass and heading oil data excluded
in 2021.
======================================================================================================
Risks and opportunities associated with climate change
Risk type Description Timescale Impact Mitigation
------------- -------------------- ---------- ---------------------------- ---------------------------
Transitional
----------------------------------------------------------------------------------------------------------
Legal Higher regulatory Short to Potential loss of We've assessed
standards for medium value for assets our assets for
energy performance term not meeting expected their current and
(MEES) future standards. expected regulatory
Assets may become compliance.
"stranded" by evolving Our leases require
environmental legislation our tenants to
ensure the buildings
comply with legislation
------------- -------------------- ---------- ---------------------------- ---------------------------
Policy Carbon taxation Medium Additional taxation Our net zero strategy
term liability for the has identified
Group the current emissions
and the pathway
to reduce them
over time. We continue
to review potential
future environmental
taxation policy.
============= ==================== ========== ============================ ===========================
Market Investors and Medium Reduced pool of capital Our net zero strategy
markets increasing term available and impact has identified
awareness of on portfolio valuation the current emissions
environmental and the pathway
performance to reduce them
over time. Investing
in existing assets
is far more sustainable
than new build
============= ==================== ========== ============================ ===========================
Reputation Investors, Medium Reduced number of We disclose our
tenants and term potential partners net zero targets
commissioners for the Group to and ESG strategy
may have increasing work with and targets to
expectations give comfort that
of real estate we're committed
owners for to improving environmental
environmental standards
issues
============= ==================== ========== ============================ ===========================
Physical
==========================================================================================================
Extreme Weather events Short to Risk to life of our We've enhanced
weather cause disruption long term tenants' residents our due diligence
(e.g. flooding) Loss of revenue and on flood risk for
disruption to operations acquisitions, carried
out scenario planning
for the existing
portfolio, and
have
a capital investment
strategy to improve
resilience
============= ==================== ========== ============================ ===========================
Extreme Water stress Medium Environment within Our net zero strategy
weather and heatwaves to long assets is detrimental includes assumptions
term for wellbeing of on additional cooling
residents and staff. requirements for
Additional capex existing assets
required to retrofit
cooling
============= ==================== ========== ============================ ===========================
Opportunities
==========================================================================================================
Capital New sources Short to Having a credible
of capital medium net zero strategy
term and investing in
existing assets (as
opposed to carbon-intensive
new builds) may give
us access to new
capital and improved
terms (sustainability
linked finance)
============= ==================== ========== ============================ ===========================
Technological New and more Medium Technological advances
environmentally to long may enable more efficient
efficiency term heating and cooling
technology systems and renewable
comes on stream energy, resulting
in lower running
costs for our tenants
============= ==================== ========== ============================ ===========================
Market Commissioners Medium Technological advances As awareness of
and customer may enable more efficient sustainability
demand for heating and cooling grows homes that
more energy systems and renewable are low carbon
efficient homes energy, resulting may become in greater
in lower running demand
costs for our tenants
============= ==================== ========== ============================ ===========================
SOCIAL VALUE IMPACT
6,842
beds in the portfolio with diversified geographical spread
Investing in homes meeting local need
64%
of beds are in the 40% most deprived areas of the UK
Investing in communities where care homes provide an important community resource and source of employment
75%
of beds are commissioned by local authorities or the NHS
Our approach enables operators to deliver care to a range of sectors at affordable rents
GBP29.9m
invested since inception on asset management and development initiatives
Increasing quality of building for staff and residents
87%
of tenants describe relationship with Impact as "very good" from tenant survey (1)
Proactive partner with deep sector understanding
75%
of tenants rate Impact as "very good" as a long-term partner (1)
We create lasting relationships with tenants and stability for residents and families
14
different operators(2)
Diversified and growing range of partners
78%
of homes have CQC ratings of Good or Outstanding
Tenant selection and active management
1 Based off responses from eight tenants 2 Includes Minster and Croftwood which are both part of Minster Care Group
INVESTMENT MANAGER'S REPORT
We were pleased with the Group's progress during 2022, as we successfully implemented its strategy for the sixth year. The strategy is designed to ensure the Group remains highly resilient during challenging times and at its heart is our aim to work closely with the Group's tenants to support their objectives and the high-quality care they deliver to residents.
Strong and resilient tenants
The Group signs long-term leases of 20 years or more with its tenants. That means we're very selective about new tenants and it's extremely important to us that their businesses are strong and resilient, so they can successfully weather challenges such as COVID-19 and the current high levels of inflation.
Inflation rose significantly in the second half of 2022, reaching levels not seen in several decades. While inflation isn't expected to persist at this level and the government and Bank of England are committed to bringing it down, the level it will settle at is unclear and further periods of volatility seem likely. In the current environment both tenants and the Group have benefited from the principles we've consistently applied since the business was founded. Specifically:
-- we set rents at prudent and sustainable levels when the Group first partners with a tenant; -- we've ensured that 100% of the leases have inflation-linked rents; and
-- we've focused on keeping rents affordable for tenants over the life of the lease, by putting caps and floors in place on our rent increases.
The link to inflation means the Group benefits from the certainty of rising rents each year. In 98% of the leases these uplifts are capped, at 4% in 90% of the leases and 5% in 8% of them. Two NHS leases have no floor or caps. Caps give the Group's tenants some protection when inflation spikes, and the floors, which kicked in in 2019, mean the Group gets progressive rental growth when inflation is low.
The success of our approach is shown by the tenants' overall rent cover, which was 1.8 times in 2022, which is higher than before the pandemic. The Group received 100% of rent due for 2022 and has no voids.
Since the year end one tenant, who manages seven of the Group's homes and accounts for less than 4% of the Group's contracted rent, has not paid its rent for the first quarter of 2023 and we've drawn down on rent deposits relating to four of the homes for the first quarter. This portfolio includes three homes acquired in the first quarter of 2020 as a turnaround project, but the turnaround was made significantly more challenging by the COVID pandemic. We're in active discussions with this tenant to resolve the situation in a way which shouldn't affect the residents and staff in these homes.
Tenants generally benefited from rising occupancy and fees, and this is reflected in the rent cover across our tenant group. Across the portfolio, occupancy averaged 81% during 2021. In January 2022, it was 83%, and had recovered to 87% by the end of the year. In the fourth quarter of 2021, tenants' average weekly fee (AWF) was GBP822, excluding any COVID-19 infection control grants from the government. By the fourth quarter of 2022, the AWF had increased to GBP926, a 13% increase that matched inflation. The Group's tenants provide an essential service and the sector has shown over long periods that it can increase fees ahead of inflation. Over the past two decades, nursing and residential care fees rose by 3.8% and 3.6% a year respectively, while RPI averaged 2.8% a year.
The growth in tenants' revenues as they rebuilt occupancy and benefited from AWF increases, helped to offset the very sharp rises in some of their costs. During 2022, they spent an average of 2.8% of their revenues on gas and electricity, up from 2.0% in 2021. Their spending on food as a percentage of revenues rose from 3.6% to 3.8%.
Tenants' top line growth also enabled them to give their staff substantial pay increases: staff pay per resident rose by an average of 10% in 2022. The most common problem tenants reported during the year was their greater need for temporary agency staff. This appears to have been caused by many staff being forced to self-isolate during the Omicron wave of the pandemic in early 2022, and staff who had gone on furlough deciding not to return to work. Tenants spent an average of 5.9% of their revenues on agency staff during 2021. This increased to an average of 8.7% in 2022. The Group's tenants are working hard to reduce their usage of agency staff, for example by putting in place strategies for overseas recruitment of nurses and senior carers.
We closely monitor the financial and operational performance of each of tenant. If we're not satisfied with a tenant's performance and its attempts to address the problem, we can, if necessary, give notice to the tenant and bring in a replacement to run the homes.
Operational highlights
Year ended 31 December 2022 2021 Change
================================================ ========== ========== ==========
Topped-up net initial yield ("NIY") 6.98% 6.71% 27 bps
Average NIY on acquisitions to date 7.4% 7.4% (8) bps
Rents containing inflation-linked uplifts 100% 100% -
Weighted average unexpired lease term ("WAULT")
to first break 19.7 years 19.2 years +0.5 years
Portfolio let 100% 100% -
Rent cover(4) 1.80 1.91 (5.8)%
Rent collection 100% 100% -
Properties(5) 135 124 8.9%
Completed beds 6,842 6,141 11.4%
Tenants(6) 14 13 +1
================================================ ========== ========== ==========
Managing the portfolio
We've carefully constructed the portfolio to give the Group a good balance of core and value-add assets. We classify the assets as follows:
-- Core: These are the main contributors to the Group's long-term, stable income. These are good-quality, well-invested homes that are trading well and have sustainable rent cover.
-- Value-add: These are candidates for asset management, where we can invest capital to improve the asset and its performance. This can also allow tenants to offer new services, such as dementia care.
-- Non-core: These are candidates for sale, for example because they have more value for an alternative use, and it's likely we bought them as part of larger portfolios.
We actively manage the portfolio, disposing of non-core assets and turning value-add assets into core assets through asset management (see below).
Investing for growth
During the year, the Group invested GBP69.2 million in 12 care homes with 764 beds. At the year end, the Group had a portfolio of 135 properties with 7,416 beds (31 December 2021: 124 properties and 6,720 beds)(1) . These figures include homes the Group owns directly and 12 homes it has invested in through loans to tenants, where the Group has options to buy the assets.
In making these investments, we followed our policy of managing risk by diversifying the portfolio. The homes the Group invested in are spread around the UK, including Scotland, Kent, Nottinghamshire, Devon and Somerset, and we increased the number of homes existing tenants run, helping to diversify their businesses and add to their resilience. We also welcomed the Group's 14th tenant(2) , Belmont Healthcare. When the Group buys assets, we ensure they're either already at an EPC B or there's a clear plan to achieve that rating, and we take account of any additional capital needed in the investment decision.
The homes the Group invested in during the year and the rent increases received due to the index-linking in the leases grew the contracted rent roll(3) by 13.6%, from GBP38.0 million on 31 December 2021 to GBP43.1 million at the year end. This has since risen to GBP47.9 million at 27 March 2023, including rent reviews and the portfolio of six care homes invested in since the year end.
1 Based on the ratings across all of the portfolio, using the England & Wales methodology. 2 Including Croftwood and Minster, which are both part of the Minster Care Group.
3 Contracted rent is an annualised number that includes all income from investments in properties, whether generated from rental income or post-tax interest income.
4 Includes the benefit of grant income, which largely ended in March 2022.
5 This relates to the property portfolio along with property portfolios that have been invested in via loans to operators with an option for the Group to acquire.
6 Including Croftwood and Minster, which are both part of the Minster Care Group
Value-enhancing asset management
Asset management is an increasingly important part of our strategy, as it benefits many of our stakeholders. In particular:
-- shareholders gain because we earn an average return on our investment of 8% through increased rents, and we also increase the value of the buildings;
-- we improve the environmental efficiency of the home through increased energy efficiency and, where possible, we will add renewable energy sources such as solar panels or air source heat pumps;
-- by extending homes and increasing the number of bedrooms, we increase capacity for the local social care market and make them more efficient for tenants to operate;
-- residents benefit from having an even better place to live, in line with our social objectives;
-- tenants' staff have a better working environment, with improved facilities such as kitchens, laundries and staff rooms; and
-- tenants will benefit from our appraisal process, which tests the business case for the investment and the affordability of the proposed increased rent.
During 2022, the Group deployed GBP7.8 million to asset management projects that have a projected return of 8%. We work in partnership with tenants to implement these schemes and completed the following notable projects in 2022:
-- refurbishments at Belmont House, Harrogate and three homes in Northern Ireland; -- the project at Riverwell Beck, which was previously called Blackwell Vale and
-- the new link building that connects Fairview House and Fairview Court in Bristol, with phase two now under way, which involves a comprehensive upgrade of Fairview House, adding ensuites to bedrooms, improving the residents' day spaces and increasing energy efficiency, so the new combined building will have an EPC rating of A.
Asset management is an important part of the Group's strategy and we continually review the portfolio and engage with tenants to identify opportunities. We've identified a further pipeline of projects, which we intend to start over the next 12 months.
Improving EPC ratings is an important part of the asset management programme and the Group's environmental objectives. From 1 April 2023, under the Minimum Energy Efficiency Standards ("MEES") a lease on a commercial property in England and Wales cannot continue if the EPC rating is below E. No properties in the portfolio will be caught by this. The minimum EPC requirement is expected to increase to C by 2027 and B by 2030. The average rating across the portfolio is C and, in line with the Group's ESG objectives, we have a strategy in place to ensure compliance.
Keeping our properties in good repair
Making sure the properties are consistently well-maintained is just as important as investing in major asset management projects. The leases require tenants to keep the buildings in good condition, through ongoing repairs and maintenance. We monitor the amount they spend on this, regularly inspect the assets and hold progress meetings at homes with the tenants.
All the leases also require tenants to ensure the home complies with legislation, including on environmental performance. Since October 2020, new leases ensure tenants provide us with data such as their energy use, so we can track environmental performance and support improvements. The new leases also aim for tenants to use 25% of the maintenance spend on environmental improvements.
Value-enhancing forward-funded development
During 2022, the Group deployed GBP4.0 million to forward-funded development and Merlin Manor, the care home development the Group funded in Hartlepool, reached practical completion during the first half of 2022. It's now in the occupancy build-up phase and we're pleased that it's attracting residents in line with the tenant's plan. The Group provided GBP6.1 million to fund the development, achieving a yield on these costs of 7.8%. The completion value of the asset included a GBP1.9 million increase in value in the period or a 30% profit on cost.
In Norwich, the Group has committed to fund a new care home development, which we believe will be the best of its type in the area. Planning permission for the project has been delayed while issues relating to nutrient neutrality in the River Wensum basin are resolved. We now expect planning permission to be granted in H1 2023.
Funding new builds remains a small but important part of the Group's strategy. We also recognise the environmental benefits of repurposing and future-proofing existing buildings, and we're actively considering this as we recognise the complexities of achieving net zero.
We require all new development and asset management projects to achieve a minimum EPC B, or an EPC A where possible.
Portfolio valuation
Each quarter, Cushman & Wakefield independently values the portfolio in accordance with the RICS Valuation - Professional Standard (the "Red Book").
As at 31 December 2022, the portfolio was valued at GBP532.5 million, a 15.9% or GBP73.0 million increase from the valuation of GBP459.4 million at 31 December 2021. The increase was made up as follows:
Contribution
to
valuation increase
============================== ======================
GBPm %
============================== ========== ==========
Acquisitions completed 69.2 15.1
Acquisition costs capitalised 2.6 0.6
Capital improvements 11.8 2.6
Disposals (2.5) (0.5)
Less: Like-for-like valuation
movement (8.1) (1.7)
============================== ========== ==========
Total 73.0 15.9
============================== ========== ==========
Interest rates rose sharply in the year, leading to valuation yields shifting upwards in the fourth quarter of 2022, including in healthcare. As a result, the portfolio EPRA "topped up" initial yield increased 27 basis points to 6.98% as at 31 December 2022. Investment activity is continuing in the market, including the Group's investment in a portfolio for GBP56 million in January 2023, for an equivalent EPRA "topped-up" initial yield of 6.55%. This activity reflects confidence in the market sector and its ability to continue to generate accretive returns to stakeholders in a higher interest rate environment.
In addition to the portfolio above, the Group invested in 12 care homes, in December 2021, by way of a loan for GBP37.5 million. This loan is subject to an option for the freehold property interests, which are therefore also independently valued by Cushman & Wakefield. The value of this portfolio is GBP36.4 million with the reduction in value and associated costs reflected in the GBP1.8 million "Put option" liability.
Strong financial results against a challenging backdrop
Total net rental income for the year increased by 16.1% to GBP42.2 million (2021: GBP36.4 million). This reflected growth in the portfolio and the rental uplifts generated by the leases. Under IFRS, the Group is required to recognise some rent as income before it receives it, reflecting the minimum uplifts in rents over the lease terms, on a straight-line basis. The cash rental income for the year increased by 17.8% to GBP35.9 million (2021: GBP30.5 million).
Administrative and other expenses totalled GBP7.0 million (2021: GBP5.8 million), which led to a total expense ratio of 1.67% for the year (2021: 1.55%). The EPRA cost ratio was 16.6%, up from 15.8% in 2021, as revenue doesn't include income the Group receives on loans to tenants to buy property portfolios, where it has an option to acquire. Including this income in revenue gives an adjusted cost ratio of 15.4%.
Finance costs were GBP5.4 million (2021: GBP3.3 million). Interest income was GBP3.2 million (2021: GBP0.1 million), reflecting property investments made via a loan to tenants.
The change in the fair value of investment properties, driven by upwards movements in investment yields in the second half as interest rates rose sharply, causing profit before tax to fall to GBP16.9 million in 2022 from GBP32.0 million in 2021.
Earnings per share ("EPS") for the year was 4.33 pence (2021: 9.41 pence). The Group's EPRA EPS and Adjusted EPS were both up on the previous year. EPRA EPS was 8.37 pence (2021: 8.05 pence per share). Adjusted EPS, which strips out non-cash and one-off items, was 7.11 pence (2021: 6.68 pence).
These EPS figures are all on both a basic and diluted basis. More information on the calculation of EPS can be found in note 11 to the financial statements.
Attractive and fully covered dividends
As a REIT, the Company must distribute at least 90% of its qualifying profits each year. The Company has therefore declared four quarterly dividends of 1.635 pence each in respect of 2022, meeting the total dividend target of 6.54 pence per share, up 2.0% on the 6.41 pence paid in respect of 2021. All four dividends were Property Income Distributions.
The details of these dividends were as follows:
Cash cost
Quarter to Declared Paid GBPm
============ ============ ============ =========
31 Mar 2022 25 Apr 2022 20 May 2022 6.3
30 Jun 2022 16 Aug 2022 9 Sep 2022 6.6
30 Sep 2022 21 Oct 2022 25 Nov 2022 6.6
31 Dec 2022 31 Jan 2023 24 Feb 2023 6.6
============ ============ ============ =========
Total 25.7
======================================== =========
The total dividend for 2022 was 128% covered by EPRA EPS and 109% covered by Adjusted EPS.
Strong and prudent balance sheet
During the year, we continued to successfully raise financing to support the Group's growth strategy. On 21 February 2022, the Company completed a placing of 35.1 million new ordinary shares at 114.0 pence per share, which raised gross proceeds of GBP40.0 million. On 8 July 2022, the Company raised a further GBP22.3 million by placing 19.0 million new ordinary shares at 117.0 pence per share. After the year end the Company also issued a further 9.6 million new ordinary shares at 116.6 pence per share, as part of the acquisition of six care homes discussed later.
Our approach to using debt to grow the business has always been conservative. At 31 December 2022, the Group had five facilities totalling GBP241.0 million, of which we'd drawn GBP142.3 million (31 December 2021: GBP114.5 million), giving headroom of GBP98.7 million and a gross LTV of 23.9% (31 December 2021: 22.3%). The Group also had GBP22.5 million of cash.
In November 2022, we extended the Group's RCF with HSBC by GBP25 million to GBP75 million, which allowed us to cancel the GBP15 million RCF with Metro Bank. This increased the Group's facilities by GBP10 million, while improving the covenants and reducing the cost of debt, with the HSBC margin being 65 bps lower than on the Metro facility.
In December 2022, we renegotiated the GBP50 million RCF with Clydesdale Bank, trading as Virgin Money. This increased the facility from the previous GBP25 million, extended its maturity from March 2024 to December 2029 and reduced the margin over SONIA by 25 bps to 200 bps.
As a result, the Group's facilities at the year end were as follows:
Drawn Propco
Facility at 31
size Dec 2022 Propco LTV
interest
cover
Expiry (GBPm) (GBPm) covenant covenant
=============== ============ ======== ========== ========== ==========
Metro Bank
Term loan Jun 2023 15.0 15.0 200% 35%
=============== ============ ======== ========== ========== ==========
Virgin Money
RCF Dec 2029 50.0 17.0 200% 50%
=============== ============ ======== ========== ========== ==========
HSBC
RCF Apr 2025(4) 75.0 10.0 250% 55%
=============== ============ ======== ========== ========== ==========
NatWest
RCF Jun 2024(5) 26.0(6) 25.3 250% 50%
=============== ============ ======== ========== ========== ==========
Private placement
Senior secured
notes Dec 2035 37.0 37.0 250% 55%
Senior secured
notes Jun 2035 38.0 38.0 250% 55% =============== ============ ======== ========== ========== ========== Total 241.0 142.3 ============================= ======== ========== 4 With the option to extend for one year to April 2026, subject to HSBC's agreement.
5 With the option to extend for up to two years to June 2026, subject to NatWest's agreement.
6 An accordion agreement is in place to increase this to GBP50 million, subject to NatWest's agreement.
At the year end, the Group had substantial headroom within the covenants on these facilities.
The renegotiated Virgin Money facility increased the weighted average term of the Group's debt facilities to 6.3 years at 31 December 2022, excluding any options to extend. The only facility that matures in 2023 is the GBP15 million term loan with Metro Bank, which we can repay from the Group's existing facilities.
The Group's policy is to hedge at least 75% of its drawn debt against interest rate increases. At the year end, the Group had fixed or capped 70% of its drawn debt or 41% of its total facilities (31% fixed and 10% from a 1% interest rate cap which expires in June 2023).
Since the end of the year, we have put a further GBP50 million interest cap in place, which caps SONIA at 3.0% for two years. The cap's cost was GBP1.5 million. As a result, we'd hedged 80% of the Group's drawn debt at 27 March 2023.
Post-year end activities
On 10 January 2023, the Group announced an investment of GBP56 million in six care homes (438 beds) in Shropshire and Cheshire.
Outlook
2023 has started with continued high levels of volatility in financial markets. Fixed income markets started the year with severe whiplash as global bonds followed their best ever January performance with their worst February performance since 1990. These sharp moves in the cost of capital contributed to the second largest bank failure ever in the United States in March, which in turn has led investors to question if Central Banks can increase interest rates as much as was assumed in February, causing the bond markets to rally again.
We expect the uncertainty caused by this volatility to continue for some time. However, what we can be certain about is that care homes are crucial social infrastructure that provide an essential service for vulnerable elderly people. Demand for that service is driven by demography and acuity, and is not directly related to developments in the wider economy or financial markets. This gives care home operators a higher level of in-built resilience than tenants in many other real estate sectors, demonstrated in part by their ability to pass through inflation in the fees they charge for care, as discussed above.
There was a pause in most investment activity after the mini-budget in September 2022. That hiatus ended in late 2022 and there is once again a functioning market of buyers and sellers for care home assets, at price levels that reflect the new, higher cost of capital, which is also reflected in the year-end valuation for the Group's investment portfolio. We expect the relatively high level of resilience and attractive yields available in the sector to attract more investor interest, rather than less, during an uncertain time.
Impact Health Partners LLP
Investment Manager
27 March 2023
STAKEHOLDERS
Our key stakeholders are our tenants, their residents, our shareholders and our lenders. The ways we typically engage with them are set out in the table below.
The Investment Manager is the main point of contact with our stakeholders and is one of our two main service providers, along with the Administrator. The board regularly interacts with the Investment Manager and the Administrator and the Management Engagement Committee ("MEC") meets at least once a year to review their performance and our other key service providers.
The Group also has other stakeholders, including central and local government, NHS and regulators, who set and oversee the policies and rules that govern the care home sector. However, we don't have direct relationships with local government, the NHS or the regulators, as our tenants manage these relationships as operators of the care homes.
Employees and directors
As an externally managed business, we don't have any employees and therefore don't have any employee-related policies or disclosures.
At the year end, the board comprised six non-executive directors including the Chairman, of which four were male and two were female. Simon Laffin joined as Chairman designate in January 2023; two male directors are stepping down by the Annual General Meeting, meaning the board will be five, of which two are female.
Stakeholder
engagement in
Stakeholder Stakeholder interests How we engage practice
====================== ====================== ====================== ==========================
Tenants Our tenants' interests The Investment Manager The engagement during
We have a include: engages with tenants the year has continued
steadily our ability to on a weekly and to help us formulate our
growing tenant support their monthly asset management plans,
base, with businesses basis and in more which will benefit:
a mix of through acquisitions depth tenants, by adding new
strong national and asset management; each quarter, when it beds, making the homes
and local our financial receives reports from more attractive to potential
operators. strength; them setting out their residents and improving
We work in our knowledge performance. The their energy efficiency;
long-term and understanding Investment and
partnership of their operations; Manager holds meetings residents, by making
with our and and visits homes and the homes better places
tenants, our ability to sites, works with to live and able to accommodate
to grow our share best practice tenants more residents.
business with them. on acquisition and We've currently identified
while managing asset GBP16 million of further
risk. management asset management opportunities.
opportunities, For example, we're investing
and shares best around GBP2 million in
practices. Mavern House in Wiltshire,
See our business model which will see us add
for more information. a net seven new bedrooms
The board looks to and create six new ensuites.
meet We're also planning to
new tenants within six invest around GBP4 million
months of acquisition in Wombwell Hall, Kent,
if not before. During which will see the home
the year, the board reconfigured to enable
held calls with the an innovative dementia
majority of tenants, focused care facility,
to hear their along with upgrades to
experience residents, communal spaces
of working with the and energy efficiency.
Investment Manager and The board's direct engagement
learn more about their with tenants has also
opportunities and given the directors first-hand
challenges knowledge of our tenants'
growth ambitions, the
challenges they are facing
and the role we can play
in supporting them, which
will underpin the board's
oversight of tenant performance
in the coming year.
In addition, we engaged
with tenants when developing
the materiality assessment
for our ESG strategy
====================== ====================== ====================== ===========================================
Tenants' Tenants' residents' Our tenants are responsible
residents interests include: for looking after residents
The quality the quality of and we don't directly
of care our their care; engage with them, except
tenants provide the quality of when we meet them during
is very important their home and home visits.
to us. It's how well it's The Investment Manager
central to maintained; monitors the CQC rating
residents' the security and for every home and the
quality of stability of their outcomes of inspections,
life and home and the tenant and engages with tenants
directly that runs it; and on the findings. It also
influences our ability to pays close attention
demand for invest in the home, to tenants' repairs and
our tenants' to make it a better maintenance, to ensure
services, place to live and the homes remain good
which in to support additional places to live.
turn affects needs such as The board also carefully
their ability dementia. monitors CQC ratings,
to pay rent to ensure tenants are
to us. managing their homes
properly.
====================== ====================== =========================== ===================== ===============
Shareholders Shareholders' The Investment Manager The Investment Manager
To grow our interests regularly meets institutional engaged with our shareholders
business, include: investors, analysts and on a wide range of
we need well-informed the security and the financial press. We topics during the year.
and supportive growth of our provide timely news flow In particular, this
shareholders. dividend; and also communicate through has continued to highlight
We look to our ability to our interim and annual the importance of a
communicate add value through reports and the annual well-considered and
regularly acquisitions and general meeting. long-term approach
and openly asset management; The Chairman and Senior to ESG issues, including
and provide our financial Independent Director offer the impact of climate
high-quality and operational meetings to major shareholders change and reaching
corporate performance; each year. The board receives net zero. The Investment
reporting. our ESG strategy regular investor relations Manager specifically
and performance; reports. engaged with an important
conditions in See relations with institutional shareholder
the care home market; shareholders when developing the
and for more information. materiality assessment
the quality of for our refined ESG
our corporate strategy. In addition,
governance. although we're not
yet required to report
under TCFD, we've voluntarily
published our first
report against the
TCFD framework, recognising
the importance of this
information to shareholders
and other stakeholders.
====================== ====================== ============================== ===================================
Lenders Lenders' interests The Investment Manager Our strong relationships
We use an include: engages with our lenders with our lenders enabled
appropriate the quality of through quarterly compliance us to agree new or
amount of the security we reporting. extended facilities
debt to generate provide for our The board receives information with HSBC and Virgin
higher returns. loans; about debt funding as part Money during the year.
We therefore our ability to of its regular meeting The board also welcomed
build strong meet our interest papers and at other times a representative from
relationships payments; when needed. Virgin Money to its
with lenders, the resilience board meeting in August
who provide of our revenue; to better understand
the debt and their view of the market
facilities ESG. and help the board
we need to consider additional
grow our risks and opportunities,
business. particularly with Virgin
Money's significant
experience in development
funding.
====================== ====================== ============================== ===================================
PRINCIPAL RISKS AND UNCERTAINTIES
Our risk assessment
The table below shows the Group's post-mitigation principal risks and uncertainties.
1. Changes to government social care policy 2. Infectious diseases 3. General economic conditions 4. Weakening care market 5. Significant tenant default 6. Underinvestment in care homes by tenants 7. Environmental regulation and impact of climate change 8. Ability to meet our debt financing obligations 9. Reliance on the Investment Manager
10. Reputation (new)
Political
1. Changes to government social care policy
Probability: Medium
Impact: Moderate
Change in the year: No change
Our business provides premises in which our tenant operators provide care for vulnerable people. Government has a responsibility to ensure the delivery of affordable care for all that need it. Changes in government legislation and funding affect the market in which we operate, by changing requirements that may affect revenue or costs. This could reduce our tenants' ability to pay their rent and result in changes to valuations of our properties.
The government published a White Paper in December 2021 that set out measures for reforming adult social care, including GBP5.4 billion of incremental funding between 2022 and 2025. This was followed by a further White Paper in February 2022 outlining how the NHS and local government can come together to deliver care for their communities. However, in November 2022 the government cancelled its planned health and social care levy and announced a two-year delay to funding due to the current economic challenges. Timeframe and funding for implementation of the planned changes continue to be uncertain.
Mitigation
It is not in the interests of any political party to undermine the viability of the care home sector. If operators were to fail and premises be repurposed to other uses, the government and local authorities would have to step in to provide alternatives. Such an outcome would undoubtedly increase public sector funding of the sector.
We have little sway over government policy, although we seek to educate and influence decision-makers to see the need for a successful elderly care sector.
The Investment Manager closely monitors policy developments and engages with representative organisations and care home operators to ensure it is fully informed on proposals and their likely effect.
Opportunity
Increased funding by the government on elderly care may provide increased growth opportunities.
Market conditions
2. Infectious diseases
Probability: Moderate
Impact: Moderate
Change in the year: Decrease
Significant outbreaks of infectious diseases, in particular pandemics such as COVID-19, can have long-lasting and far-reaching effects across all businesses. Care for older people is a particular area of heightened concern. The risks from an outbreak include reduced occupancy at care homes and the lack of availability of key workers at the care homes as a result of infection or a requirement to self-isolate. Restoring occupancy to normal levels could take time to achieve with increased availability of beds across the sector and increased price competition, adding to the long-term challenge of financial stability for tenants.
Should a pandemic take hold and not be capable of being contained, it could compound and enhance a number of principal risks, including general economic conditions, significant tenant default and the ability to meet our financing obligations.
While Covid-19 remains a risk to health, vaccinations have reduced the level of hospitalisations and those falling seriously ill from COVID-19 in care homes. There remains a risk of further variants that could result in increased restrictions and health concerns for the residents and carers in our care homes.
Mitigation
The healthcare sector, including care home operators and staff, is experienced in preparing for and implementing procedures to deal with infections as evidenced by their response to other infectious diseases, that were prevalent before COVID-19, which are now returning.
Central government and local authorities provided support to operators to help deal with the infection control measures, staff sick pay and the immediate effects of a potential reduction in occupancy. This was evidenced during the height of the COVID-19 pandemic and would be sought in any future infectious disease outbreaks.
Ensuring our tenants maintain strong rent cover enables them to better react to any immediate and unforeseen changes.
3. General economic conditions
Probability: High
Impact: Moderate
Change in the year: No change
The economy is in a period of high inflation as a result of several factors including staffing shortages, supply chain issues and heightened gas and electricity prices. Interest rates have risen sharply and are not expected to return to the levels experienced for the past 15 years. This combination of factors is having a continued effect on global economies and supply chains. Higher interest rates have hit property valuations across all sectors in the UK including healthcare. If they continue to rise, they could put further pressure on valuations and bank funding financial covenants.
Local authorities may not have adequate funding, putting pressure on care operator's fee levels. Should this result in weakening tenants' profitability, this would put pressure on rental levels and valuations, possibly leading to tenant default or covenant breaches.
Mitigation
We believe that tenant profitability with long-term affordable rents is key to sustainable profitability and risk management. Our homes are let on leases of at least 20 years, with annual rental increases linked to the Retail Price Index, the majority with floors and caps of between 2% and 4%. We regularly assess and monitor the financial robustness of our tenants and, in particular, the rent cover. We generally acquire homes with a proven track record that should ensure rent cover towards 2.0x can be achieved. The caps on our rental increases help protect our tenants particularly in times of high inflation.
Our strategy is to keep average leverage below the cap of 35% adding additional resilience to our financing structure.
Opportunity
The Group has a growth strategy with a view of the long-term opportunity in healthcare property. In a downward trending market, it enables us to make acquisitions at more attractive yields and in an upward trending market, to enhance value and improve rent cover.
4. Weakening care market
Probability: Medium
Impact: Moderate
Change in the year: No change
Several factors may affect the market for care for older people, including:
-- adverse conditions in the healthcare sector; -- local authority funders amending their payment terms, affecting our tenants' revenues;
-- increased regulatory responsibility and associated costs for our tenants that are not offset by an increase in fees; and
-- competition or alternative forms of care provision.
These could all materially affect our tenants' covenant strength and their ability to pay rent, resulting in a reduction in the value of the care home and a higher risk of default.
Mitigation
We monitor every care home that we own to understand its underlying performance, so that we can identify any concerns early and can explore mitigating actions such as additional investment, or discussing with our tenants staffing levels and the acuity of the care provided.
Opportunity
Our investment criteria seek to identify assets that can be acquired at or below their replacement cost, with strong rent cover to ensure our tenants have resilient operating cash flows. This provides us and our tenants the headroom to invest in our assets and their services to ensure our tenants are the providers of choice in a changing market.
Underperformance of assets
5. Significant tenant default
Probability: Medium
Impact: Moderate
Change in the year: No change
As a result of the tenant diversification, we have clarified this risk to reflect a risk of a significant tenant default which may arise as a result of a default of a single large tenant (typically above 10% of rent roll) or a combination of defaults of our smaller tenants.
The default of tenants, or failing to act quickly and decisively when confronted with a failing tenant, would affect the value of our homes and, if significant, our ability to pay dividends to our shareholders and to meet our financing obligations.
A default, or a risk of default, can arise due to rising costs, reduced occupancy and changing fee rates. These can arise from a variety of issues, which can include but are not restricted to:
-- internal pressures such as poor cost control, poor management or quality of care resulting in a home closure; or
-- transitional issues when taking on a new home; or
-- external pressures such as increased competition, inflationary pressures or infectious diseases
The availability of staff continues to be a challenge across the healthcare sector and rising food and utility costs are challenging.
Mitigation
Our tenants have shown themselves to be resilient and have displayed an ability to pass on most inflationary pressure in higher fees and have been helped by our rent caps. Apart from our close monitoring of individual operator and home performance, we also ensure a diversified and high-quality tenant base. In general, our low levels of leverage and fully covered dividend limit the effect on the performance of the Group. We are able to re-tenant homes with a new operator or one of our existing tenants. Recently one tenant has defaulted and we are actively engaging with this tenant while exploring all options.
Opportunity
We have the opportunity to explore different service provisions at our homes to ensure they are successful and meeting the demands of the current market.
6. Underinvestment in care homes by tenants
Probability: Moderate
Impact Medium
Change in the year: No change
The attractiveness of our portfolio is based on the quality of the operators, measured by their regulatory and financial performance, and our properties' ability to provide effective space from which our tenants can operate. The most important point is to have homes that are well suited to residents' needs and their ability to pay. They do not have to be newly built, but they need to be comfortable, fit for purpose and affordable.
There is a risk that increased investment is required to ensure the homes are compliant with environmental regulations. This includes the expectation that regulation will be put in place for all leased properties to be English EPC C by 2027 and EPC B by 2030.
There is also a risk that insufficient investment is made and homes become unattractive to residents.
Mitigation
All of our leases have full repair and maintenance obligations on tenants including a minimum spend per annum per bed (based on a three-year average spend), which tenants are required to report against and we actively monitor. In addition, all our leases require our tenants to meet all legal requirements to enable them to continue to operate as a care home.
Failure to comply with the terms of the lease results in a default, enabling us to replace the tenant in extreme circumstances.
As part of our acquisition due diligence, we undertake further assessment of improvements that will enhance the quality of service and environmental sustainability of the homes. Where appropriate we jointly commit with our tenants to ensure appropriate works are undertaken within the first 12 to 18 months of the home's operation under the lease.
Opportunity
We work very closely with our tenants to identify opportunities to maintain and enhance the portfolio and, where appropriate, agree to fund these improvements, in return for an increase in rent. The benefit of operating a portfolio reduces our exposure to changes in individual properties.
7. Environmental regulation and impact of climate change
Probability: High
Impact: Medium
Change in the year(1) : Increase
Tightening environmental regulations increase the need for investment or redevelopment of our portfolio and could restrict our tenants' ability to provide care and earn revenue.
Failure to consider the effects of climate change could accelerate the obsolescence of our care homes (both physical and low carbon transition risks) with corresponding implications to value and long-term income generation.
Mitigation
Our leases require that our tenants maintain our buildings in line with regulatory requirements.
We have undertaken a review of our portfolio, analysing its carbon footprint and current and potential EPC ratings to ensure our investment strategy supports carbon reduction and improved EPC ratings across our portfolio and preparedness for future legislation. Our current estimates is that an investment of, on average, GBP2.4 million per year is required on the current portfolio to deliver this strategy and we will work with our tenants to implement these measures. We have undertaken additional analysis on the further actions required to reduce the carbon footprint of our care homes and we have developed a delivery plan with interim milestones, reaching our net zero target in 2045. This will enable our actions now to help mitigate the longer-term risks to our portfolio and society as a whole.
As part of our acquisition due diligence, we also undertake an environmental assessment of the homes to ensure they are EPC compliant and we identify improvements that can be made to the homes and, where appropriate, commit to these with our tenants from the outset. Our valuers also include commentary around the risk of flooding for the asset within their valuation report, which forms part of the building's environmental assessment.
Opportunity
There is an opportunity for us to invest in our homes to ensure they remain fit for purpose with the potential for this investment to be value-enhancing.
Financing
8. Ability to meet our debt financing obligations
Probability: Medium
Impact: Moderate
Change in the year: No change
If we are unable to operate within our debt covenants (primarily interest cover and LTV covenants), this could lead to a default and our debt funding being recalled.
Interest on our variable rate debt facilities is payable based on a margin over SONIA and bank base rates. Any adverse movements in these rates could significantly impair our profitability and ability to pay dividends to shareholders.
Mitigation
We seek to ensure appropriate levels of leverage are put in place with mitigating measures that enable us to manage our debt financing in downside scenarios. These measures include but are not limited to leverage and hedging policies and ring fenced security pools with no cross-default provisions. See the going concern section, where risks and mitigations are reviewed in detail.
Opportunity
As we grow, we have the opportunity to implement more attractive financial structures including long-term funding and sustainability-linked loans that can enhance the financial returns for our stakeholders and reduce the risks of default.
Corporate risk
9. Reliance on the Investment Manager
Probability: Low
Impact: Major
Change in the year: No change
As an externally managed company, we rely on the Investment Manager's services and reputation to execute our strategy and support our day-to-day relationships.
Our performance depends on the Investment Manager's capabilities, the retention of its key staff and its ability to deliver business continuity.
There is a risk of potential conflict of interest with the Investment Manager and its initial tenant for the Seed Portfolio.
Mitigation
We have an Investment Management Agreement, which sets out the basis on which the Investment Manager provides services to us, the restrictions it must operate within and certain additional rights we have, such as a right of pre-emption for investment opportunities. The Agreement may be terminated on 12 months' notice.
The Management Engagement Committee's role and responsibilities include reviewing the Investment Manager's performance. The board as a whole remains actively engaged with the Investment Manager to ensure a positive and collaborative working relationship.
The board has put in a number of controls and procedures to mitigate the risk of conflicts. For example, all investment decisions with related parties require board approval.
10. Reputational risk
Probability: Medium
Impact: Moderate
Change in the year: NEW
There are a variety of circumstances that could damage our reputation and have a corresponding impact on value for all stakeholders. Some examples include:
Our tenants operate in a challenging market caring for people with significant needs and they need to ensure there is adequate training of their carers to provide high-quality care. There is a risk that the training is not properly administered or adhered to, resulting in a poor quality of care. The care home could be embargoed and its reputation damaged. Our tenant could be fined, and occupancy could fall and may struggle to recover leading to weaker trading, putting at risk the tenant's ability to pay rent and affect the valuation of the property.
Our tenants employ a large workforce of carers and support staff and they need to ensure they are properly supporting these staff and not breaching minimum wage and modern slavery standards. This could result in fines and operational difficulties for the tenants putting at risk the tenant's ability to pay rent.
A combination of the above risks could result in negative publicity for the REIT and reduced investor confidence.
There are related party activities, which we disclose, between the Investment Manager and the Minster Group. If there is a breakdown in trust on related party disclosures this could damage both tenant and the Group's reputation and ability to raise further equity financing or renew its debt facilities.
Mitigation
We monitor and work closely with our tenants to understand when and where standards may have fallen below those expected by their residents, residents' families, staff and the regulators. We support and challenge our tenants where these standards are not upheld.
The board ensures that related party activities are transparently disclosed and decisions taken are in the best interest of stakeholders. Legal advice is sought where necessary to ensure disclosures are properly and promptly disclosed.
Other risks that we monitor closely
Adverse change in investment opportunities
A change in the market conditions and availability of investments may provide opportunities as well as risks.
Taxation risk
We are a UK REIT and subject to rules to maintain that status. Any change to our tax status or in UK tax legislation could affect our ability to achieve our investment objectives and our ability to provide favourable returns to shareholders.
Cyber security
Inappropriate access to customer or company data may lead to loss of sensitive information and result in a material adverse effect on the Company's financial condition, reputation and investor confidence. The Group has relatively few IT systems as the Investment Manager operates the business trading and the Administrator runs the accounting and banking systems.
Financial management
Budgets and plans may be inaccurate, based on unrealistic assumptions or inappropriately applied, leading to material adverse financial conditions, performance, results and investor concerns. The board review financial results, forecasts and variances on at least a quarterly basis.
Development activity
Development contracts have inherent risks in relation to cost and quality management that can result in cost overruns and delays. The pandemic and subsequent high inflationary environment have produced a challenge to developments due to a slowdown in construction activity and rising costs; we continue to monitor this risk as the situation evolves.
The Company has a robust risk management framework in place to monitor and mitigate all of the above risks.
SECTION 172(1) STATEMENT
The directors have considered the matters set out in section 172(1)(a)-(f) of the Companies Act 2006 when performing their duty under section 172. They consider that they have acted in good faith in the way that would be most likely to promote the success of the Company for the benefit of its members as a whole, while also considering the broad range of stakeholders who interact with our business.
Taking account of our stakeholder views
Information on our stakeholder engagement, including how the board keeps itself informed about stakeholder views and how we take their views into account in decision-making, can be found in this report.
Key board decisions
The board's principal decisions each year typically include approving acquisitions, capital expenditure, raising equity and debt, and dividend payments.
Other key decision in the year included the equity raises and refinancing.
Matter Response
=========================== ==============================================================
a) The likely consequence The nature of our business means that the directors
of any decision in have to consider the long-term impact of their decisions,
the long term. given that we expect our tenant relationships to
last for at least 20 years.
During the year, the board considered and approved
our investments in 12 care homes on leases of up
to 35 years.
=========================== ==============================================================
b) The interests This is not applicable, as we do not have any employees.
of the Company's
employees.
=========================== ==============================================================
c) The need to foster Our tenants are our customers. Developing long-term
the Company's business relationships with them is central to our business
relationships with model. During the year, all the directors took part
suppliers, customers in calls with our tenants, to understand their views
and others. on a range of issues. The board also reviews reports
of tenant performance at each scheduled meetings.
Our main suppliers are our service providers, in
particular the Investment Manager and Administrator.
The board engages frequently with both, including
at its regular board meetings. Information on our
service provider relationships can be found in the
Management Engagement Committee report.
=========================== ==============================================================
d) The impact of As our tenants operate our care homes, they're responsible
the Company's operations for relationships with their local communities and
on the community for the environmental impact of running the homes.
and environment. However, we work closely with our tenants to improve
the sustainability of our assets. The board has a
strong focus on ESG matters and considers them at
every regular meeting. The board also held a separate
sessions on our ESG strategy in August and December
2022 and a further meeting was held in February 2023.
The board has developed its ESG strategy and net
zero pathway and milestones.
=========================== ==============================================================
e) The desirability The directors understand that tenants will only sign
of the Company maintaining long-term leases with landlords they can trust and
a reputation for want to work with. The Group therefore relies on
high standards of a reputation for high standards of business conduct.
business conduct. This is reflected in our core values, which include
acting openly and transparently with all of our stakeholders,
as well as in our ESG strategy.
The directors continue to directly engage with our
stakeholders, such as the tenant call noted above,
contributing to open and transparent relationships.
=========================== ==============================================================
f) The need to act As at the date of this report all directors are independent.
fairly between members This ensures that all decisions taken by the board
of the Company. or committees reflect the interests of shareholders
as a whole.
=========================== ==============================================================
Case study: considering our stakeholders' interests
During the year, the board spent time considering a potential investment in six care homes in Shropshire and Cheshire, which we announced shortly after the year end.
Background
We invested GBP56 million in the homes, funding 80% in cash and the remainder through issuing 9.6 million shares at 116.62 pence per share. The homes have 438 beds, including 400 ensuites. Four homes have EPC B ratings and two have C ratings, and we've developed outline strategies to increase the C ratings to B.
We've initially invested through a loan to Welford Healthcare, an existing tenant who'll operate the homes. This allowed Welford to buy the legal entities that own the assets, so it could immediately take over running the homes. Once the CQC has approved the transfer, we have the option to acquire the homes and Welford has the option to sell them to us to repay the loan. While the loan is in place, we'll receive interest payments at 8.4% per annum and, when either option is exercised, new 35-year leases come into effect, which we've pre-agreed with Welford. These specify initial rent of GBP3.9 million a year, which is a gross initial yield of 7.0%.
The homes were owned and run by Morris Care Limited, which has a strong reputation and good working relationships with its local authorities and NHS. The homes will continue to trade under the Morris brand for the next three years.
We funded the cash element of the investment by drawing down existing debt facilities. To provide certainty about the cost, we also took out a GBP50 million interest rate cap, which caps the SONIA rate at 3.0% for two years.
The stakeholder interests we considered
Tenants
One of our objectives is to grow with our tenants, which helps to diversify their businesses and improve their resilience. With this transaction, our relationship with Welford has increased to 18 homes with 1,087 beds. Welford also benefited from Morris Care's operational management transferring across to it, ensuring it has the capacity to successfully take on the increased business.
Residents
By structuring the deal as a "loan to buy" transaction, we avoided a potentially long transition period while waiting for the CQC to approve the homes' transfer to new legal entities. Allowing Welford to take over immediately means it can ensure residents receive a consistently high standard of care.
Shareholders
The transaction benefits shareholders, adding six high-quality assets to the portfolio, generating an attractive income and strengthening an important tenant. Shareholders are also protected while the loan remains in force, as the structure includes security over the care homes and several operational covenants.
Long-term effect of the decision
The new leases we've pre-agreed with Welford run for 35 years, on our standard terms. The transaction will deliver long-term benefits, as the rents in the new leases are index linked, which will grow our revenues over time and help to increase the capital values of the assets.
GOING CONCERN AND VIABILITY
The board regularly monitors both the Company's and the Group's ability to continue as a going concern and its longer-term viability. The going concern assessment covers the 12-month period to 31 March 2024. Summaries of the Group's liquidity position, actual and prospective compliance with loan covenants and the financial strength of its tenants are considered at the scheduled quarterly board meetings and more often as required. As part of the Group's assessment the modelling includes (but is not limited to), the identification of uncertainties facing the Group, including:
-- The risks of default of the Group's tenants taking into consideration current rent cover. We review the occupancy performance of each tenant over the preceding 12 months and then run sensitivities by tenant including a drop in occupancy of 5%, an increase in staff costs by 5% and other costs by 10% and the effect these sensitivities have on rent cover and appraise the risk of a tenant default as low, medium or high;
-- The risk of a fall in investment property values. This may be because of a multitude of risks (as outlined in the Principal Risks and Uncertainties section). We review the resulting impact on the Group's debt covenants and the remedial action that may be taken, including the extent of the resources available to the Company to cure covenant breaches; and
-- The board also considered the expiry of the GBP15 million Metro facility in June 2023. In the second half of 2022, the Group secured two increases to debt facilities, one on improved terms and with an extended maturity. Following this, there is sufficient headroom available to repay the Metro term loan as it falls due.
The Group's forecasting model includes a variety of stress tests including reduction in investment property valuations, restriction of income from tenants (i.e. non-payment of rent), the inclusion of increases in underlying costs and increases in interest rates. Reverse stress tests have been prepared to evaluate how much valuations or net income would need to fall to trigger defaults in each of the security pools. Mitigating actions including stopping dividend payments, corresponding reductions in costs as valuations fall and the use of unsecured properties to prevent covenant breaches were also considered. The sensitivity scenarios reviewed by the Audit Committee and the board include:
-- Non-payment of rent for all medium and high-risk tenants for six months while increasing SONIA and bank base rates to 4.5% on variable interest rate loans;
-- assessing the level of loss of rents that could be sustained within a security group before each covenant or default level is triggered; and
-- assessing the loss of rents or valuation that could be sustained before the Group's unsecured assets would be fully utilised in application to cure rights within debt facilities.
The detailed scenario modelling is performed by the Investment Manager and presented to the Audit Committee for its review, challenge and debate. The projections and scenarios considered in connection with the approval of this financial information had particular regard to stresses arising from rising inflation and interest rates and, in particular, the impact on the trading and financial strength of the Group's tenants as highlighted above.
Property values would need to fall by more than 33% before loan to value covenant breaches would arise with all facilities being fully drawn. Rental income would need to fall by 37% before interest cover covenant breaches would arise with all facilities being fully drawn.
Going concern statement
The board has weighed up the risks to going concern set out above, together with the ability of the Company to take mitigating action in response to those risks. The board considers that the combination of their conclusions as to the tenants' prospects, the headroom available on debt covenants and the liquidity available to the Group to deal with stressed scenarios on income and valuation outlook, leads to a conclusion that the Company and the Group are each able to continue in business for the foreseeable future. The board therefore consider it appropriate to adopt the going concern basis in the preparation of this financial information.
Viability statement
The period over which the directors consider it feasible and appropriate to report on the Group's viability is the five-year period to 31 March 2028. This period has been selected because it is the period that is used for the Group's medium-term business plans. The Board considers the resilience of projected liquidity, as well as compliance with debt covenants, under a range of inflation and property valuation assumptions. These scenarios include stress tests and reverse stress tests consistent with those described in the paragraphs preceding the going concern statement and include a consideration of mitigating actions that may be taken to avert or mitigate potential threats to viability.
Given the longer period of assessment covered by the viability review, further analysis is conducted in order to test the reasonableness of the key assumptions made and to examine potential alternative outcomes and mitigating actions relating to those risks and assumptions. These included:
-- Debt refinancings during the forecast period, beyond the GBP15 million Metro facility. In relation to additional refinancing obligations within the period of the viability assessment, the directors have reasonable confidence that extensions or replacement debt facilities will be put in place.
-- Furthermore, the Group has the ability to make disposals of investment properties to meet its future financing requirements; however, this assessment did not assume any disposals took place.
-- In 2024, the Company's articles of association require the board to propose an ordinary resolution at the Annual General Meeting for the Company to continue in its current form. This will be the first continuation vote since the Company's inception, if the vote is passed the Company will continue its business as presently constituted and the continuation vote will be held at every fifth annual general meeting thereafter. If the vote is not passed the directors shall within three months after the date of the resolution, put forward proposals to members to the effect that the Company be reconstructed, reorganised or wound up. The board are not aware of any significant or material issues raised by shareholders in relation to this Continuation Vote, but will continue to engage with shareholders as the 2024 Annual General Meeting approaches.
Having considered the forecast cash flows and the impact of the sensitivities in combination, the directors confirm that they have a reasonable expectation that the Group will be able to continue in operation and meet its liabilities as they fall due over the five-year period ending 31 March 2028.
STATEMENTS OF RESPONSIBILITIES
Directors' statement of responsibilities
The directors are responsible for preparing the annual report and the Group and parent company financial statements in accordance with applicable law and regulations. Company law requires the directors to prepare the Group and Company financial statements for each financial year. The Group financial statements have been prepared in accordance with UK adopted international accounting standards. The Company financial statements have been prepared in accordance with United Kingdom Generally Accepted Accounting Practice (United Kingdom Accounting Standards and applicable law). Under company law, the directors must not approve the financial statements unless they are satisfied they give a true and fair view of the state of affairs of the Group and Company and of the profit or loss for the Group and Company for that year.
In preparing the financial statements, the directors are required to:
-- select suitable accounting policies and then apply them consistently; -- make judgements and estimates that are reasonable and prudent;
-- for the Group financial statements, state whether they have been prepared in accordance with UK adopted international accounting standards, subject to any material departures disclosed and explained in the Group financial statements;
-- for the Company financial statements, state whether they have been prepared in accordance with Financial Reporting Standard 102 (FRS 102), subject to any material departures disclosed and explained in the Company financial statements; and
-- prepare the financial statements on the going concern basis unless it is inappropriate to presume that the Group and the Company will continue in business.
The directors are responsible for keeping adequate accounting records that are sufficient to show and explain the Group's and Company's transactions and disclose with reasonable accuracy at any time the financial position of the Group and Company and enable them to ensure that its financial statements comply with the Companies Act 2006.
They have general responsibility for taking such steps as are reasonably open to them to safeguard the assets of the Group and hence for taking reasonable steps for the prevention and detection of fraud and other irregularities.
Under applicable law and regulations, the directors are also responsible for preparing a directors' report, a strategic report, a directors' remuneration report and a corporate governance statement that comply with that law and those regulations.
Website publication
The directors are responsible for ensuring the annual report, including the financial statements, is made available on a website. Financial statements are published on the Company's website in accordance with legislation in the United Kingdom governing the preparation and dissemination of financial statements, which may vary from legislation in other jurisdictions. The maintenance and integrity of the Company's website (at http://www.impactreit.uk) is the responsibility of the directors. The directors' responsibility also extends to the ongoing integrity of the financial statements contained therein.
Directors' responsibility statement, pursuant to DTR4
We confirm that to the best of our knowledge:
-- the financial statements have been prepared in accordance with UK adopted international accounting standards and, give a true and fair view of the assets, liabilities, financial position and profit or loss of the Company and the undertakings included in the consolidation as a whole; and
-- the Management Report includes a fair review of the development and performance of the business and the financial position of the Company and the undertakings included in the consolidation taken as a whole, together with a description of the principal risks and uncertainties that they face.
Signed on behalf of the board by:
Rupert Barclay Chairman
27 March 2023
CONSOLIDATED STATEMENT OF COMPREHENSIVE INCOME
For the year ended 31 December 2022
31 December 31 December
2022 2021
Total Total
Notes GBP'000 GBP'000
==================================================== ===== =========== ===========
Gross rental income 5 42,242 36,398
Insurance/service charge income 5 704 496
Insurance/service charge expense 5 (704) (496)
Net rental income 42,242 36,398
Administrative and other expenses 6 (7,009) (5,766)
Profit on disposal of investment properties 13 130 308
==================================================== ===== =========== ===========
Operating profit before changes in fair
value 35,363 30,940
Changes in fair value of put option 16 (1,811) -
Changes in fair value of investment properties 13 (14,456) 4,220
==================================================== ===== =========== ===========
Operating profit 19,096 35,160
Finance income 8 3,200 72
Finance expense 9 (5,408) (3,264)
==================================================== ===== =========== ===========
Profit before tax 16,888 31,968
Tax charge on profit for the year 10 - -
==================================================== ===== =========== ===========
Profit and total comprehensive income (attributable
to shareholders) 16,888 31,968
==================================================== ===== =========== ===========
Earnings per share - basic and diluted (pence) 11 4.33p 9.41p
==================================================== ===== =========== ===========
The results are derived from continuing operations during the year, the Group had no other comprehensive income in the current or prior year.
CONSOLIDATED STATEMENT OF FINANCIAL POSITION
As at 31 December 2022
31 December 31 December
2022 2021
Notes GBP'000 GBP'000
=========================================== ====== =========== ===========
Non -- current assets
Investment property 13 504,318 437,635
Interest rate derivatives 18, 25 - 94
Trade and other receivables 14 68,131 61,948
=========================================== ====== =========== ===========
Total non -- current assets 572,449 499,677
Current assets
Trade and other receivables 14 1,181 1,557
Interest rate derivatives 18, 25 363 -
Cash and cash equivalents 15 22,531 13,261
=========================================== ====== =========== ===========
Total current assets 24,075 14,818
=========================================== ====== =========== ===========
Total assets 596,524 514,495
Current liabilities
Borrowings 17, 25 (14,814) -
Trade and other payables 16 (9,126) (6,703)
=========================================== ====== =========== ===========
Total current liabilities (23,940) (6,703)
Non -- current liabilities
Borrowings 17, 25 (122,382) (110,907)
Put option 16 (1,811) -
Trade and other payables 16 (2,471) (2,641)
=========================================== ====== =========== ===========
Total non -- current liabilities (126,664) (113,548)
=========================================== ====== =========== ===========
Total liabilities (150,604) (120,251)
=========================================== ====== =========== ===========
Total net assets 445,920 394,244
=========================================== ====== =========== ===========
Equity
Share capital 21 4,048 3,506
Share premium reserve 21 365,642 305,672
Capital reduction reserve 21 24,077 24,077
Retained earnings 52,153 60,989
=========================================== ====== =========== ===========
Total equity 445,920 394,244
=========================================== ====== =========== ===========
Net Asset Value per ordinary share (pence) 23 110.17p 112.43p
The consolidated financial statements for Impact Healthcare REIT plc (registered number: 10464966) were approved and authorised for issue by the board of directors on 27 March 2022 and are signed on its behalf by:
Rupert Barclay Chairman
CONSOLIDATED STATEMENT OF CASH FLOWS
For the year ended 31 December 2022
31 December 31 December
2022 2021
Notes GBP'000 GBP'000
================================================== ====== ============= ===========
Cash flows from operating activities
Profit for the year (attributable to equity
shareholders) 16,888 31,968
Finance income 8 (3,200) (72)
Finance expense 9 5,408 3,264
Profit on disposal of investment properties 13 (130) (308)
Changes in fair value of put option 16 1,811 -
Changes in fair value of investment properties 13 14,456 (4,220)
================================================== ====== ============= ===========
Net cash flow before working capital changes 35,233 30,632
================================================== ====== ============= ===========
Working capital changes
Increase in trade and other receivables (5,952) (9,183)
Increase in trade and other payables 207 2,133
================================================== ====== ============= ===========
Net cash flow generated from operating activities 29,488 23,582
================================================== ====== ============= ===========
Investing activities
Purchase of investment properties 13 (69,217) (26,900)
Proceeds on sale of investment property 2,625 1,676
Acquisition costs capitalised (2,661) (1,230)
Capital improvements (11,195) (1,050)
Loan advanced to operator for portfolio
acquisition - (37,500)
Loan associated costs (478) (93)
Interest received 3,270 2
================================================== ====== ============= ===========
Net cash flow used in investing activities (77,656) (65,095)
================================================== ====== ============= ===========
Financing activities
Proceeds from issue of shares 21 62,269 35,334
Issue costs of ordinary share capital 21 (1,757) (707)
Borrowings drawn 17, 25 85,074 92,685
Borrowings repaid 17, 25 (57,362) (54,507)
Loan arrangement fees paid 25 (1,265) (1,844)
Loan commitment fees paid (628) (430)
Interest payments received on interest rate
derivatives 25 112 -
Interest paid on bank borrowings (3,281) (1,864)
Dividends paid to equity holders 12 (25,724) (21,872)
================================================== ====== ============= ===========
Net cash flow generated from financing activities 57,438 46,795
================================================== ====== ============= ===========
Net (decrease)/increase in cash and cash
equivalents for the year 9,270 5,282
Cash and cash equivalents at the start of
the year 13,261 7,979
================================================== ====== ============= ===========
Cash and cash equivalents at the end of
the year 22,531 13,261
================================================== ====== ============= ===========
CONSOLIDATED STATEMENT OF CHANGES IN EQUITY
For the year ended 31 December 2022
Capital reduction Retained
Share capital Share premium reserve earnings Total
Notes GBP'000 GBP'000 GBP'000 GBP'000 GBP'000
============================= ============= ============= ================= ========= ========
1 January 2022 3,506 305,672 24,077 60,989 394,244
========================= ============= ============= ================= ========= ========
Total comprehensive
income - - - 16,888 16,888
========================= ============= ============= ================= ========= ========
Transactions with owners
Dividends paid 12 - - - (25,724) (25,724)
Share issue 21 542 61,727 - - 62,269
Share issue costs 21 - (1,757) - - (1,757)
========================= ============= ============= ================= ========= ========
31 December 2022 4,048 365,642 24,077 52,153 445,920
========================= ============= ============= ================= ========= ========
For the year ended 31 December 2021
Capital reduction Retained
Share capital Share premium reserve earnings Total
Notes GBP'000 GBP'000 GBP'000 GBP'000 GBP'000
============================= ============= ============= ================= ========= ========
1 January 2021 3,189 271,362 24,077 50,893 349,521
========================= ============= ============= ================= ========= ========
Total comprehensive
income - - - 31,968 31,968
========================= ============= ============= ================= ========= ========
Transactions with owners
Dividends paid 12 - - - (21,872) (21,872)
Share issue 21 317 35,017 - - 35,334
Share issue costs 21 - (707) - - (707)
========================= ============= ============= ================= ========= ========
31 December 2021 3,506 305,672 24,077 60,989 394,244
========================= ============= ============= ================= ========= ========
NOTES TO THE CONSOLIDATED FINANCIAL STATEMENTS
For the year ended 31 December 2022
1. Basis of preparation
General information
The consolidated financial statements for the year ended 31 December 2022 are prepared in accordance with UK adopted international accounting standards.
The financial information does not constitute the Group's financial statements for the periods ended 31 December 2022 or 31 December 2021, but is derived from those financial statements. Financial statements for the year ended 31 December 2021 have been delivered to the Registrar of Companies and those for the year ended 31 December 2022 will be delivered following the Company's Annual General Meeting. The auditor's reports on both the 31 December 2021 and 31 December 2022 financial statements were unqualified; did not draw attention to any matters by way of emphasis; and did not contain statements under section 498 (2) or (3) of the Companies Act 2006.
The consolidated financial statements have been prepared on a historical cost basis, except for investment properties, the put option and the interest rate derivative, which have been measured at fair value.
The Group has chosen to adopt EPRA best practices recommendations guidelines for calculating key metrics such as earnings per share.
The Company is a public listed company incorporated and domiciled in England and Wales. The Company's ordinary shares are listed on the Premium Listing Segment of the Official List and trade on the premium segment of the main market of the London Stock Exchange. The registered address of the Company is disclosed in the corporate information.
Convention
The consolidated financial statements are presented in Sterling, which is also the Group's functional currency, and all values are rounded to the nearest thousand (GBP'000), except when otherwise indicated.
Going concern
The Strategic report describes the Group's financial position, cash flows and liquidity position. The principal risks are set out in this report and note 19 to the financial statements also provide details of the Group's financial instruments and its exposure to liquidity and credit risk.
The ongoing effect of the high inflationary environment and rising interest rates have been considered by the directors. The directors have reviewed the forecasts for the Group taking into account the impact of increasing interest rates and rising costs, as a result of inflation, on trading over the 12 months from the date of signing this annual report. The forecasts have been assessed against a range of possible downside outcomes incorporating significantly lower levels of income and higher costs, see Going concern and viability for further detail.
The directors believe that there are currently no material uncertainties in relation to the Group's ability to continue for a period of at least 12 months from the date of approval of the Group's financial statements. The board is, therefore, of the opinion that the going concern basis adopted in the preparation of the annual report is appropriate.
2. Significant accounting judgements, estimates and assumptions
The preparation of the Group's financial statements requires management to make judgements, estimates and assumptions that affect the reported amounts recognised in the financial statements and disclosures. However, uncertainty about these assumptions and estimates could result in outcomes that could require material adjustment to the carrying amount of the assets or liabilities in future periods.
Information about significant areas of estimation, uncertainty and critical judgements in applying accounting policies that have the most significant effect on the amount recognised in the financial statements are disclosed below:
2.1 Judgements
Operating lease contracts - the Group as lessor
The Group has acquired investment properties that are subject to commercial property leases with tenants. The Group has determined, based on an evaluation of the terms and conditions of the arrangements, particularly the duration of the lease terms and minimum lease payments, that it retains all the significant risks and rewards of ownership of these properties and so accounts for the leases as operating leases.
The leases, when signed, are for between 20 and 30 years with a tenant -- only option to extend for one or two periods of ten years. At the inception of the lease, management do not judge any extension of the leases to be reasonably certain and, as such, do not factor any lease extensions into their considerations of lease incentives and their treatment.
2.2 Estimates
Fair valuation of investment property
The valuations have been prepared in accordance with the RICS Valuation - current edition of the global and UK standards as at the valuation date, or the RICS "Red Book" as it has become widely known.
The basis of value adopted is that of fair value being "the price that would be received to sell an asset or paid to transfer a liability in an orderly transaction between market participants at the measurement date" in accordance with IFRS 13. The concept of fair value is considered to be consistent with that of market value.
The significant methods and assumptions used by the valuers in estimating the fair value of the investment properties are set out in note 13.
Gains or losses arising from changes in the fair values are included in the Consolidated statement of comprehensive income in the period in which they arise. In order to avoid double counting, the assessed fair value may be increased or reduced by the carrying amount of any accrued income resulting from the spreading of lease incentives and/or guaranteed minimum rent uplifts at the inception of the lease.
The nature of uncertainty regarding the estimation of fair value as well as sensitivity analysis has been considered as set out in note 13.
Put and call options
The fair value of the assets underlying the put and call options, being the property portfolio to which they relate, are measured in line with investment property, the fair value movement is shown on the Consolidated statement of comprehensive income as Changes in fair value of put/call option, and on the Consolidated statement of financial position as put/call option. Further detail of these options is outlined in note 16.
3. Summary of significant accounting policies
The principal accounting policies applied in the preparation of these consolidated financial statements are set out below.
Basis of consolidation
The consolidated financial statements comprise the financial statements of the Company and all of its subsidiaries drawn up to 31 December 2022. Subsidiaries are those entities, including special purpose entities, controlled by the Company. Control exists when the Company is exposed, or has rights, to variable returns from its investment with the investee and has the ability to affect those returns through its power over the investee. In assessing control, potential voting rights that presently are exercisable are taken into account. The financial statements of subsidiaries are included in the consolidated financial statements from the date that control commences until the date that control ceases.
Segmental information
The board is of the opinion that the Group is engaged in a single segment business, being the investment in the United Kingdom in healthcare assets. The board consider that these properties have similar economic characteristics and as a result these individual properties have been aggregated into a single reportable operating element. Reporting on tenants providing greater than 10% of revenue is included in note 5.
Rental income
Rental income arising on investment properties is included in gross rental income in the Consolidated statement of comprehensive income and is accounted for on a straight -- line basis over the lease term. The change in the RPI is reviewed annually, with the minimum uplifts being taken into consideration when accounting for the rental income on a straight -- line basis upon inception of the lease. The resulting asset or liability is reflected as a receivable or payable in the Consolidated statement of financial position.
When a contract includes both lease and non -- lease components, the Group applies IFRS 16 to allocate the consideration under the contract to each component.
The valuation of investment properties is increased or reduced by the total of the unamortised lease incentive and straight -- line receivable or payable balances. Any remaining balances in respect of properties disposed of are included in the calculation of the profit or loss arising at disposal.
The initial lease rental payments and guaranteed rental uplifts are spread evenly over the lease term, even if payments are not made on such a basis. The lease term is the non -- cancellable period of the lease together with any further term for which the tenant has the option to continue the lease, except for where, at the inception of the lease, the directors have no certainty that the tenant will exercise that option.
Increased rental payments arising from the variation of the lease on capital improvement licences are spread evenly over the remaining lease term from the date of signing the licence agreement.
At each rent review, the uplift in rent is calculated in accordance with the terms of the lease. If greater than the minimum uplift then the uplift above and beyond the minimum recognised is calculated and recognised in the period in which it arises, with there being no rebasing of the amounts to recognise over the remaining lease.
Finance income
Finance income is accounted for on an accruals basis.
Service charges, insurance and other expenses recoverable from tenants
Income arising from expenses recharged to tenants is recognised in the year which the compensation becomes receivable. Service, insurance and other similar charges that are recoverable are included in gross rental income as the directors consider that the Group acts as principal in this respect.
Finance expense
Finance expenses consist principally of interest payable, amortisation of loan arrangement fees and fair value movements on interest rate derivatives.
Loan arrangement fees are expensed over the term of the relevant loan. Interest payable and other finance costs which the Group incurs on bank facilities, are expensed in the period to which they relate.
Taxation
The Group is a REIT in relation to its property investments and is therefore exempt from tax, subject to the Group maintaining its REIT status.
Current tax is the expected tax payable on any non -- REIT taxable income for the year, using tax rates enacted or substantively enacted at the balance sheet date.
Investment properties
Investment properties consist of land and buildings (principally care homes) which are held to earn rental income and for capital growth potential.
Investment properties are initially recognised at cost, being the fair value of consideration given, including transaction costs associated with the investment property. Investment properties are recognised when the risk and rewards on the acquired properties passes to the Group on completion of the purchase. Any subsequent capital expenditure incurred in improving investment properties is capitalised in the period incurred and included within the book cost of the property.
After initial recognition, investment properties are measured at fair value, with gains and losses recognised in the Consolidated statement of comprehensive income in the period which they arise. Fair value measurement takes into consideration the improvements to the investment property during the year taking into account the future cash flows from increases in rent that have been contracted in relation to the improvement and discounting them at an appropriate rate to reflect the percentage of completion of the works being undertaken and the risk to completion that remains.
Gains and losses on disposals of investment properties are determined as the difference between net disposal proceeds and the carrying value of the asset. These are recognised in the Consolidated statement
of comprehensive income in the period in which they arise.
Trade and other receivables
Trade receivables comprise mainly lease income receivable.
Trade and other receivables are initially recognised at fair value plus transaction costs and subsequently measured at amortised cost less impairment.
The Group applies the amortised cost basis as trade and other receivables are normally held with an objective to collect contractual cash flows, i.e. "held to collect"; which comprises payment of principal and interest on the principal amount outstanding.
The Group applies the IFRS 9 simplified approach to measuring the expected credit losses ("ECLs") for trade receivables whereby the allowance or provision for all trade receivables are based on the lifetime ECLs.
The Group applies the general approach for initial recognition and subsequent measurement of ECL provisions for the loan receivable and other receivables which have maturities of 12 months or more and have a significant finance component.
This approach comprises of a three -- stage approach to evaluating ECLs. These stages are classified as follows:
Stage one
Twelve -- month ECLs are recognised in profit or loss at initial recognition and a loss allowance is established. For financial instruments that have not deteriorated significantly in credit quality since initial recognition or that have low credit risk at the reporting date, the loss allowance for 12 -- month ECLs is maintained and updated for changes in amount. Interest revenue is calculated on the gross carrying amount of the asset (i.e. without reduction for ECLs).
Stage two
If the credit risk increases significantly and the resulting credit quality is not considered to be low credit risk, full lifetime ECLs are recognised and includes those financial instruments that do not have objective evidence of a credit loss event. Interest revenue is still calculated on the gross carrying amount of the asset.
Stage three
If the credit risk of a financial asset increases to the point that it is considered credit impaired (there is objective evidence of impairment at the reporting date), lifetime ECLs continue to be recognised. For financial assets in this stage, lifetime ECLs will generally be individually assessed. Interest revenue is calculated on the amortised cost net carrying amount (amortised cost less impairment).
The key estimation techniques including key inputs and assumptions regarding the Group's ECL provision for trade and other receivables are included as part of the Group's assessment of credit risk as set out in note 19.
Rent smoothing adjustments are not considered to be financial assets as the amounts are not yet contractually due. As such, the requirements of IFRS 9 (including the expected credit loss method) are not applied to those balances, although the credit risk is considered in the determination of the fair value of the related property.
Put and call options
Put and call option instruments, comprising the right for an operator to sell to the Group or Impact to acquire from the operator the share capital of a company holding a portfolio of properties, are measured at fair value.
Changes in fair value of put and call option instrument are recognised within the Consolidated statement of comprehensive income in the period in which they occur.
The Group does not apply hedge accounting in accordance with IFRS 9.
Cash and cash equivalents
Cash and cash equivalents include cash at bank and deposits with maturities of three months, or less, held at call with banks.
Dividends
Dividends are recognised when they become legally payable.
Share capital
The share capital relates to amounts subscribed for share capital at its par value.
Share premium
The surplus of net proceeds received from the issuance of new shares over their par value is credited to this account and the related issue costs are deducted from this account. The reserve is non -- distributable.
Capital reduction reserve
The capital reduction reserve is the result of the transfer of a portion of share premium into a distributable reserve.
Trade payables
Trade payables are initially recognised at their fair value and are subsequently measured at amortised cost.
Borrowings
All borrowings are initially recognised at fair value net of attributable transaction costs. After initial recognition, all borrowings are measured at amortised cost, using the effective interest method. The effective interest rate is calculated to include all associated transaction costs.
Fees paid on the establishment of loan facilities are recognised as transaction costs of the loan to the extent that it is probable that some or all of the facility will be drawn down. The fee is capitalised as a prepayment for liquidity services and amortised over the period of the facility to which it relates within finance costs in the Consolidated statement of comprehensive income.
Interest rate derivatives
Derivative financial instruments, comprising interest rate caps for hedging purposes, are initially recognised at fair value and are subsequently measured at fair value.
Changes in fair value of interest rate derivatives are recognised within the Consolidated statement of comprehensive income in the period in which they occur.
The Group does not apply hedge accounting in accordance with IFRS 9.
4. New standards issued
4.1 New standards issued with effect from 1 January 2022
No new standards have been applied that have had a material effect on the financial position or performance of the Group.
4.2 New standards issued but not yet effective
There are no new standards issued but not yet effective that are expected to have a material effect on the Group.
5. Property income
Year ended Year ended
31 December 31 December
2022 2021
GBP'000 GBP'000
================================================ ============== ==============
Rental income cash received in the year 35,889 30,472
Rent received in advance of recognition1 170 143
Rent recognised in advance of receipt2 6,324 5,873
Rental lease incentive amortisation (3) (141) (90)
================================================ ============== ==============
Gross rental income 42,242 36,398
================================================ ============== ==============
Insurance/service charge income 704 496
Insurance/service charge expense (704) (496)
================================================ ============== ==============
Net rental income 42,242 36,398
================================================ ============== ==============
1 This relates to movement in rent premiums received in prior periods
as well as any rent premiums received during the year, deemed to be
a premium over the term of the lease.
2 Relates to movement in both rent -- free periods being recognised
on a straight -- line basis over the term of the lease and rent recognised
in the period to reflect the minimum uplift in rents over the term of
the lease on a straight -- line basis.
3 Lease incentives relate to the amortisation of payments made to tenants
that are not part of any acquisition contractual obligations. These
payments are made in return for an increase in rent.
For accounting purposes, premiums received are reflected on a straight -- line basis over the term of the lease. In addition, the Group benefits from a minimum annual rental uplift of 1% or 2% on all care home leases. For accounting purposes these uplifts are also incorporated to recognise income on a straight -- line basis.
Insurance/service charge relates to property insurance that is paid by the Group and recharged to tenants.
Minster Care Management Limited and Croftwood Care UK Limited are both part of the Minster Care Group Limited and together represent 44.7% of Gross rental income; Holmes Care Group Limited also represents more than 10% of the Gross rental income:
2022 2021
============================ ===== =====
Minster Care Management Ltd 29.3% 31.1%
Croftwood Care UK Ltd 15.4% 17.3%
Holmes Care 10.3% 11.6%
Others 45.0% 40.0%
============================ ===== =====
6. Administrative and other expenses
Year ended Year ended
31 December 31 December
2022 2021
GBP'000 GBP'000
======================================================= ============ ============
Investment Manager fees (see note 22) 4,581 3,858
Directors' remuneration (see note 7) 250 221
Auditor's fees
- Statutory audit of the Company and Group (including
subsidiaries) 280 203
- Agreed upon procedures for the Company's interim
report 16 14
Total auditor's fees1 296 217
Administration fees 497 472
Regulatory fees 18 20
Legal and professional 630 509
Recruitment services and remuneration committee advice 70 12
Other administrative costs 667 457
======================================================= ============ ============
7,009 5,766
======================================================= ============ ============
1 In 2022, the Auditor also received fees of GBP66,000 (2021: GBPnil) relating to other advisory services in relation to share issues during the year. These fees have been recognised in Share premium as share issue costs.
The amounts shown above include irrecoverable VAT as appropriate.
7. Directors' remuneration
The Group had no employees in the current or prior period. The directors, who are key management personnel of the Company, are appointed under letters of appointment for services. Directors' remuneration, all of which represents their fees for services provided during the year, are as follows:
Year ended Year ended
31 December 31 December
2022 2021
GBP'000 GBP'000
============================== ============ ============
Rupert Barclay (Chairman) 49 46
Rosemary Boot 35 33
Philip Hall 35 33
Paul Craig 35 33
Amanda Aldridge 41 38
Chris Santer 35 21
============================== ============ ============
230 204
------------------------------ ------------ ------------
Employer's National Insurance 20 17
============================== ============ ============
250 221
============================== ============ ============
Directors' remuneration payable at 31 December 2022 amounted to GBP10,242 (2021: GBP8,860).
8. Finance income
Year ended Year ended
31 December 31 December
2022 2021
Note GBP'000 GBP'000
============== ===== ============ ============
Bank interest 8 2
Loan interest 3,192 70
===================== ============ ============
3,200 72
===================== ============ ============
Loan interest income relates to interest on loans made to operators to purchase property portfolios. Upon granting these loans the Group enters into put and call option agreements that allows it to purchase the property owning entity for GBP1 upon certain conditions being met.
9. Finance expenses
Year ended Year ended
31 December 31 December
2022 2021
Note GBP'000 GBP'000
=================================================== ==== ============ ============
Interest payable on bank borrowings 3,985 1,874
Commitment fee payable on borrowings 599 517
Amortisation of loan arrangement fee 1,205 960
Changes in fair value of interest rate derivatives 18 (381) (87)
=================================================== ==== ============ ============
5,408 3,264
=================================================== ==== ============ ============
The total interest payable on financial liabilities carried at amortised cost comprises interest payable on borrowings, which was GBP142.3 million at 31 December 2022 (2021: GBP114.5 million). Amortisation on loan arrangement fees relates to capitalised fees being amortised over the term of the facility, in the year ended 31 December 2022 GBP2,628,000 was capitalised (2021: GBP2,444,000).
10. Taxation
As a REIT, the Group is exempt from corporation tax on the profits and gains from its property investment business, provided it continues to meet certain conditions as per REIT regulations. For the year ended 31 December 2022 and the year ended 31 December 2021, the Group did not have any non -- qualifying profits except interest income.
Tax charge in the Consolidated statement of comprehensive income:
Year ended Year ended
31 December 31 December
2022 2021
GBP'000 GBP'000
================== ============ ============
UK corporation tax - -
================== ============ ============
Reconciliation of the corporation tax charge:
Year ended Year ended
31 December 31 December
2022 2021
GBP'000 GBP'000
================================================= ============ ============
Profit before tax 16,888 31,968
Theoretical tax at UK corporation tax rate (19%) 3,209 6,074
Effects of:
REIT exempt income (5,905) (5,256)
Non -- taxable items 2,696 (818)
================================================= ============ ============
Total tax charge - -
================================================= ============ ============
Under the UK REIT rules within which the Group operates, capital gains on the Group's UK properties are generally exempt from UK corporation tax, provided they are not held for trading.
11. Earnings per share
Earnings per share (EPS) amounts are calculated by dividing profit for the period attributable to ordinary equity holders of the Company by the time -- weighted average number of ordinary shares outstanding during the period. As there are no dilutive instruments outstanding, basic and diluted earnings per share are identical.
Year ended Year ended
31 December 31 December
2022 2021
GBP'000 GBP'000
========================================================== ============ ============
Total comprehensive income (attributable to shareholders) 16,888 31,968
Adjusted for:
- Revaluation movement 8,103 (12,896)
- Rental lease incentive (141) 2,660
- Rental income arising from recognising rental premiums
and
future guaranteed rent uplifts 6,494 6,016
========================================================== ============ ============
Change in fair value of investment properties 14,456 (4,220)
Change in fair value of put option 1,811 -
Profit on disposal of investment property (130) (308)
Change in fair value of interest rate derivative (381) (87)
========================================================== ============ ============
EPRA earnings 32,644 27,353
========================================================== ============ ============
Adjusted for:
Rental income arising from recognising rental premiums
and
future guaranteed rent uplifts (6,494) (6,016)
Amortisation of lease incentives 141 90
Interest received on interest rate cap 112 -
Amortisation of loan arrangement fees 1,205 960
Profit on disposal of investment property 130 308
========================================================== ============ ============
Adjusted earnings 27,738 22,695
========================================================== ============ ============
Average number of ordinary shares 390,058,661 339,705,743
========================================================== ============ ============
Earnings per share (pence) 1 4.33p 9.41p
EPRA basic and diluted earnings per share (pence)
1 8.37p 8.05p
Adjusted basic and diluted earnings per share (pence)
1 7.11p 6.68p
========================================================== ============ ============
1 There is no difference between basic and diluted earnings per share.
The European Public Real Estate Association ("EPRA") publishes guidelines for calculating adjusted earnings designed to represent core operational activities.
The EPRA earnings are arrived at by adjusting for the changes in fair value of investment properties and interest rate derivatives, and removal of profit or loss on disposal of investment properties.
Adjusted earnings:
Adjusted earnings is used by the board to help assess the Group's ability to deliver a cash covered dividend from recurring net income. The metric reduces EPRA earnings by other non -- cash items credited or charged to the Group statement of comprehensive income including the effect of straight -- lining of rental income from fixed rental uplift adjustments and amortisation of loan arrangement fees. The metric also adjusts for any one -- off costs that are not expected to be recurring.
Fixed rental uplift adjustments relate to adjustments to net rental income on leases with minimum uplifts embedded within their review profiles. The total minimum income recognised over the lease term is recognised on a straight -- line basis and therefore not supported by cash flows during the early term of the lease, but this reverses towards the end of the lease.
The board uses the adjusted earnings alongside the available distributable reserves in its consideration and approval of dividends.
12. Dividends
Dividend Year ended Year ended
rate 31 December 31 December
(pence per 2022 2021
share) GBP'000 GBP'000
================================================ =========== ============ ============
Fourth interim dividend for the period ended
31 December 2020 (ex -- dividend - 11 February
2021) 1.5725p - 5,015
First interim dividend for the period ended
31 December 2021 (ex -- dividend - 27 May
2021) 1.6025p - 5,619
Second interim dividend for the period ended
31 December 2021 (ex -- dividend - 5 August
2021) 1.6025p - 5,619
Third interim dividend for the period ended
31 December 2021 (ex -- dividend - 28 October
2021) 1.6025p - 5,619
Fourth interim dividend for the period ended
31 December 2021 (ex -- dividend - 25 February
2022) 1.6025p 6,181 -
First interim dividend for the period ended
31 December 2022 (ex -- dividend - 5 May
2022) 1.6350p 6,307 -
Second interim dividend for the period ended
31 December 2022 (ex -- dividend - 25 August
2022) 1.6350p 6,618 -
Third interim dividend for the period ended
31 December 2022 (ex -- dividend - 3 November
2022) 1.6350p 6,618 -
================================================ =========== ============ ============
Total dividends paid 25,724 21,872
================================================ =========== ============ ============
Total dividends paid in respect of the year 4.9050p 4.8075p
Total dividends unpaid but declared in respect
of the year 1.6350p 1.6025p
================================================ =========== ============ ============
Total dividends declared in respect of the
year - per share 6.54p 6.41p
================================================ =========== ============ ============
On 4 February 2022, the Company declared an interim dividend of 1.6025 pence per share for the period from 1 October 2021 to 31 December 2021 and was paid on 11 March 2022.
On 25 April 2022, the Company declared an interim dividend of 1.6350 pence per ordinary share for the period from 1 January 2022 to 31 March 2022 and was paid on 20 May 2022.
On 16 August 2022, the Company declared an interim dividend of 1.6350 pence per share for the period from 1 April 2022 to 30 June 2022 and was paid on 9 September 2022.
On 21 October 2022, The Company declared an interim dividend of 1.6350 pence per share for the period 1 July 2022 to 30 September 2022 and was paid on 24 November 2022.
13. Investment property
In accordance with the RICS "Red Book" the properties have been independently valued on the basis of fair value by Cushman & Wakefield, an accredited independent valuer with a recognised professional qualification. They have recent and relevant experience in the locations and categories of investment property being valued and skills and understanding to undertake the valuations competently. The properties have been valued on an individual basis and their values aggregated rather than the portfolio valued as a single entity. The valuers have used recognised valuation techniques in accordance with those recommended by the International Valuation Standards Committee and are compliant with IFRS 13. Factors reflected include current market conditions, annual rentals, lease lengths, property condition including improvements affected during the year, rent coverage, location and comparable evidence.
The valuations are the ultimate responsibility of the directors. Accordingly, the critical assumptions used in establishing the independent valuation are reviewed by the board.
All corporate acquisitions during the year have been treated as asset purchases rather than business combinations because they are considered to be acquisitions of properties rather than businesses.
As at As at
31 December 31 December
2022 2021
GBP'000 GBP'000
======================================================= ============= =============
Opening value 459,442 418,788
Property additions 69,217 26,900
Property disposals1 (2,495) (1,368)
Acquisition costs capitalised 2,591 1,311
Capital improvements 11,826 915
Revaluation movement (8,102) 12,896
======================================================= ============= =============
Closing value per independent valuation report 532,479 459,442
Guaranteed rent reviews debtor (28,112) (21,788)
Lease incentive debtor (2,519) (2,660)
Rent premium creditor 2,470 2,641
======================================================= ============= =============
Closing fair value per Consolidation statement of
financial position 504,318 437,635
======================================================= ============= =============
1 In 2022 the carrying value of disposals was GBP2,495,000 (2021: GBP1,368,000),
this combined with the profit on disposal of GBP130,000 (2021: GBP308,000)
makes up the total net proceeds shown in the Consolidated statement
of cash flows.
During the year, the Group acquired an additional 12 assets. During the year the Group disposed of one property.
The majority of the properties owned are freehold except for 11 properties which are long leasehold, eight of these are under a minimum of 999-year leases at a peppercorn rent and the remaining three are under 125 year leases at a peppercorn rent.
Change in fair value of investment properties
The following elements are included in the change in fair value of investment properties reported in the consolidated financial statements:
Year ended Year ended
31 December 31 December
2022 2021
GBP'000 GBP'000
======================================================= ============ ============
Revaluation movement (8,102) 12,896
Rental lease incentive(1) 141 (2,660)
Rental income arising from recognising rental premiums
and
guaranteed rent uplifts (6,495) (6,016)
======================================================= ============ ============
Change in fair value of investment properties (14,456) 4,220
======================================================= ============ ============
1 Lease incentives relate to the amortisation of payments made to tenants that are not part of any acquisition contractual obligations. These payments are made in return for an increase in rent.
Rental income arising from recognising guaranteed rent uplifts and initial lease rental payment includes the adjustments to rental receipts for the period to reflect the total minimum income recognised over the expected lease terms on a straight -- line basis. Rent premiums received are being reflected on a straight -- line basis over the term of the lease. In addition, the Group benefits from a minimum annual rental uplift of 1% or 2% on all leases. These uplifts are also incorporated to recognise income on a straight -- line basis. The elements are reported in the table below. Capital improvements funded by the Group are undertaken under Deeds of Variation to the leases. The period between signing the Deed of Variation and rent commencing is a rent -- free period and rent is recognised on a straight -- line basis from the signing of the Deed of Variation.
Year ended Year ended
31 December 31 December
2022 2021
Note GBP'000 GBP'000
============================================== ==== ============ ============
Rent received in advance of recognition1 5 170 143
Rent recognised in advance of receipt2 5 6,324 5,873
============================================== ==== ============ ============
Rental income arising from recognising rental
premium and future guaranteed rent uplifts 6,494 6,016
============================================== ==== ============ ============
1 Rent premiums received in prior periods as well as any rent premiums
received during the year, deemed to be a premium over the term of the
lease.
2 Relates to both rent -- free periods being recognised on a straight
-- line basis over the term of the lease and rent recognised in the
period to reflect the minimum 1% or 2% uplift in rents over the term
of the care home lease on a straight -- line basis.
Descriptions and definitions relating to valuation techniques and key unobservable inputs made in determining fair values are as follows:
Valuation techniques used to derive fair values
The valuations have been prepared on the basis of fair value which is defined in the RICS "Red Book" as the "price that would be received to sell an asset or paid to transfer a liability in an orderly transaction between market participants at the measurement date" in accordance with IFRS 13. The concept of fair value is considered to be consistent with that of market value. The valuation takes into consideration the current market conditions including improvements effected during the year, annual rentals, lease lengths, property condition, rent coverage and location.
Unobservable inputs
These include: estimated average increase in rent based on both market estimations and contractual situations; equivalent yield (defined as the weighted average of the net initial yield and reversionary yield); estimated rental value ("ERV") based on market conditions prevailing at the valuation date and the physical condition of the property determined by inspections on a rotational basis. A decrease in the ERV would decrease fair value. A decrease in the equivalent yield would increase the fair value. An increase in the remaining lease term would increase the fair value.
Sensitivity of measurement of significant unobservable inputs
Initial yields range from 3.75% to 12.50% across the portfolio, the EPRA "topped-up" net initial yield for the portfolio was 6.98% as at 31 December 2022. ERVs range from GBP73k to GBP1,238k across the portfolio.
A 0.25% movement of the valuation yield would have approximately a GBP18.2 million impact on the investment property valuation. A 1% movement in the rental income would have approximately a GBP5.3 million impact on the investment property valuation.
Fair value hierarchy
The Group is required to classify fair value measurements of its investment properties using a fair value hierarchy, in accordance with IFRS 13 "Fair Value Measurement". This hierarchy reflects the subjectivity of the inputs used, and has the following levels:
Level 1 - unadjusted quoted prices in active markets;
Level 2 - observable inputs other than quoted prices included within level 1; and
Level 3 - unobservable inputs.
The following table provides the fair value measurement hierarchy for investment property:
Date of Total Level 1 Level 2 Level 3
valuation GBP'000 GBP'000 GBP'000 GBP'000
======================== ============ ======== ======== ======== ========
Assets measured at fair
value:
31 December
Investment properties 2022 504,318 - - 504,318
31 December
Investment properties 2021 437,635 - - 437,635
======================== ============ ======== ======== ======== ========
There have been no transfers between any of the levels during the year.
14. Trade and other receivables
As at As at
31 December 31 December
2022 2021
GBP'000 GBP'000
============================================= ============== =============
Non -- current
Rent recognised in advance of receipt 28,112 21,788
Rental lease incentive 2,519 2,660
Loan receivable1 37,500 37,500
============================================= ============== =============
68,131 61,948
Current
Loan interest receivable1 - 70
Loan associated costs 671 748
Prepayments 510 739
============================================= ============== =============
1,181 1,557
============================================= ============== =============
69,312 63,505
============================================= ============== =============
1 In December 2021, the Group entered into a loan agreement with the
Holmes Care Group, in which the Group provided a term loan facility
of GBP37,500,000 which bears interest at 8.57% per annum. The funds
were lent to Holmes Care Group to acquire a portfolio of properties.
Upon certain conditions being met, a put and call option for the Group
to acquire this portfolio of assets for GBP1 is exercisable (see note
16 for further detail).
No impairment losses have been recognised during the year (refer to note 19).
15. Cash and cash equivalents
As at As at
31 December 31 December
2022 2021
GBP'000 GBP'000
========================== ============ ============
Cash and cash equivalents 22,531 13,261
========================== ============ ============
Included as part of cash and cash equivalents is restricted cash of GBP14.7m (2021: nil). This restricted cash relates to the proceeds of the loan notes issued and will be released upon addition of the designated properties into the security pool.
16. Trade and other payables
As at As at
31 December 31 December
2022 2021
GBP'000 GBP'000
========================================== ============ ============
Non -- current
Rent received in advance of recognition 2,471 2,641
Put option 1,811 -
Current
Trade and other payables 3,420 2,859
Interest payable 1,149 474
Withholding tax payable - (PID Dividends) 609 505
Rental received in advance 1,949 1,427
Rental deposits 443 443
Capital improvements payable 1,556 995
========================================== ============ ============
9,126 6,703
========================================== ============ ============
13,408 9,344
========================================== ============ ============
To reconcile Working capital changes in the Consolidated statement of cash flows, the Interest payable and Capital improvements payable movements are excluded as these are allocated to Financing activities and Investing activities respectively.
On 23 December 2021, the Group entered into a loan agreement with the Holmes Care Group, in which the Group provided a term loan facility of GBP37,500,000 which bears interest at 8.57% per annum. The funds were lent to Holmes Care Group to acquire a portfolio of properties.
On the same date, put and call options were entered into between entities owned by Holmes Care Group and Impact Property 6 Limited which, upon certain conditions being met, gives the Group the right to acquire and Holmes Care Group the right to sell the company holding the portfolio of properties and the GBP37,500,000 loan liability, to the options' counterparty for consideration of GBP1.
This option becomes exercisable primarily upon Holmes Care Group receiving approval from the Care Inspectorate to re-register the operations of the care homes into another operating entity. This is considered to be a substantive condition to be met before the options will be exercisable and therefore management do not consider there is any present ownership interest in the property company which may be acquired at a future date. The fair value of the option reflects the underlying investment properties, offset by loan and interest due at the balance sheet date. The investment properties have been valued on the same basis as the Group's investment property (see note 3 for further detail).
17. Borrowings
A summary of the bank borrowings drawn in the period are shown below:
As at As at
31 December 31 December
2022 2021
GBP'000 GBP'000
================================ ============ ============
At the beginning of the year 114,548 76,370
Borrowings drawn in the year 85,074 92,685
Borrowings repaid in the year (57,362) (54,507)
================================ ============ ============
Total bank borrowings drawn (1) 142,260 114,548
================================ ============ ============
1 Total bank borrowings drawn are equal to its fair value
As at 31 December 2022, the Group had GBP241 million (2021: GBP168 million) of available facilities of which GBP98.7 million was undrawn (2021: GBP53.4 million).
The Group signed a GBP50 million five-year loan facility with Metro Bank PLC (the "Metro Facility") on 15 June 2018; this facility terminates on 15 June 2023. The Metro Facility initially had two elements: a term loan of GBP25 million (the "Term Loan") and a revolving credit facility of GBP25 million (the "RCF"). During 2022, the Group cancelled its RCF. As at 31 December 2022, the balance of the Term Loan was GBP15 million (31 December 2021: GBP15 million) and the cancelled RCF GBPnil (31 December 2021: GBP7.3 million).
The Metro Facility has a margin of 265 basis points over Metro Bank PLC's published Base Lending Rate. The five-year Term Loan can be repaid without penalty. The loan is secured against a portfolio of 16 care homes (2021: 38) held in wholly owned Group companies (Impact Property 1 Limited (IP1) and Impact Property 2 Limited (IP2)). These assets had a closing value per the independent valuation report of GBP53.9 million as at 31 December 2022 (2021: GBP109.4 million). The change in value from 2021 to 2022 is primarily driven by the removal of assets from the security pool upon the cancellation of the RCF portion of the loan facility. The lender also holds charges over the shares of the subsidiaries and intermediate holding companies.
On 23 December 2022, the Group agreed a seven -- year revolving credit facility of GBP50 million (the "Clydesdale Facility") with Clydesdale Bank PLC ("Clydesdale"), replacing the GBP25 million revolving credit facility previously secured with Clydesdale which was due to expire in 2024; this facility terminates on 23 December 2029. In 2022, the Group drew down GBP12 million (2021: GBP5 million) from the Clydesdale Facility and repaid GBP5 million (2021: GBP5 million). As at 31 December 2022, the Group had drawn GBP17 million (2021: GBP10 million) from the Clydesdale Facility.
The Clydesdale Facility has a margin of 200 basis points over SONIA and is secured against a portfolio of
23 properties (2021: 15), 20 of which are held in a wholly owned Group company (Impact Property 3 Limited (IP3)). These assets had a closing value per the independent valuation report of GBP110.9 million as at 31 December 2022 (2021: GBP68.7 million).
On 6 April 2020, the Group secured a three -- year revolving credit facility of GBP50 million (the "HSBC Facility") with HSBC UK Bank Plc ("HSBC") with two one -- year extension options, subject to HSBC approval. On 31 October 2022, the HSBC Facility was amended and restated to GBP75 million with a maturity in 2025 and a one-year extension option. The Group drew down GBP35 million (2021: GBP15 million) from the HSBC Facility and repaid GBP45 million (2021: GBP16 million) in 2022. As at 31 December 2022, the Group had drawn GBP10 million (2021: GBP20 million) from the HSBC Facility.
The HSBC Facility has a margin of 200 or 205 basis points over SONIA, depending on the loan to value ratio of the 34 properties (2021: 22) over which the Group has granted security to HSBC as security for the loan held in a wholly owned Group company (Impact Property 4 Limited (IP4)). These assets had a closing value per the independent valuation report of GBP146.8 million as at 31 December 2022 (2021: GBP114.1 million).
On 25 June 2021, the Group agreed a revolving credit facility of GBP26 million (the "NatWest Facility") with National Westminster Bank Plc ("NatWest"). The Group did not draw down (2021: GBP25 million) from the NatWest Facility and made no repayments (2021: GBPnil) in 2022. As at 31 December 2022, the Group had drawn GBP25.3 million (2021: GBP25.3 million) from the NatWest Facility.
The three-year NatWest Facility has a margin of 190 basis points per annum over SONIA and is secured against a portfolio of 16 properties (2021: 16) which are held in a wholly owned Group company (Impact Property 7 Limited (IP7)). These assets had a closing value per the independent valuation report of GBP64.7 million as at 31 December 2022 (2021: GBP61.2 million).
On 21 December 2021, the Group agreed a long-term debt financing in the form of senior secured notes of GBP75 million with two large institutional investors. The Group issued GBP75 million of senior secured notes ("Notes"), comprising two tranches with a weighted average coupon of 2.967%, and a weighted average maturity of 14 years. The first tranche comprises of GBP37 million of Notes at a fixed coupon of 2.932% which were issued on 21 December 2021 and mature in December 2035. The second tranche comprises of GBP38 million of Notes at a fixed coupon of 3.002% which were issued on 20 June 2022 and mature in June 2035. The debt is secured over a portfolio of 21 care homes (2021: 14) held in a wholly owned Group company (Impact Property 8 Limited (IP8)). These assets had a closing value per the independent valuation report of GBP128.9 million as at 31 December 2022 (2021: GBP82.5 million). The debt has been guaranteed by Impact Healthcare REIT plc.
Under the covenants related to the loans the Group is required to ensure that the:
IP1 and
IP2 IP3 IP4 IP7 IP8
====================================== ======= ==== ==== ==== ====
Loan to value does not exceed 35% 50% 55% 50% 55%
Interest cover based on passing
rent from the ring-fenced properties
must exceed 200% 250% 250% 250% 250%
====================================== ======= ==== ==== ==== ====
The Group has been in compliance with all of the financial covenants of the loan facilities as applicable throughout the year covered by these financial statements.
Any fees associated with arranging the borrowings unamortised as at the year end are offset against amounts drawn on the facilities as shown in the table below:
As at As at
31 December 31 December
2022 2021
GBP'000 GBP'000
================================================= ============ ============
Borrowings drawn 142,260 114,548
Arrangement fees - brought forward (3,641) (2,157)
Arrangement fees incurred during the year (2,628) (2,444)
Amortisation of loan arrangement fees 1,205 960
================================================= ============ ============
Borrowings at amortised cost 137,196 110,907
================================================= ============ ============
Borrowings at amortised cost due within one year 14,814 -
Borrowings at amortised cost due after one year 122,382 110,907
Maturity analysis of borrowings:
As at As at
31 December 31 December
2022 2021
GBP'000 GBP'000
===================================== ============ ============
Repayable within one year 15,000 -
Repayable between one and two years 25,260 22,286
Repayable between two and five years 10,000 55,262
Repayable in over five years 92,000 37,000
===================================== ============ ============
Total 142,260 114,548
===================================== ============ ============
The weighted average term of the Group's committed facilities is 6.3 years (2021: 4.7 years).
18. Interest rate derivatives
As at As at
31 December 31 December
2022 2021
GBP'000 GBP'000
================================================== ============ ============
At the beginning of the year 94 7
Change in fair value of interest rate derivatives 381 87
Payments received on interest rate derivative (112) -
================================================== ============ ============
363 94
================================================== ============ ============
To mitigate the interest rate risk that arises as a result of entering into variable rate linked loans, the Group entered into an interest rate cap with the notional value of GBP25 million and a strike rate of 1% effective from 21 June 2018 with a termination date of 15 June 2023. The fair value of the interest rate cap is based on a floating reference of 1-month SONIA.
At 31 December 2022, the Group had loans of GBP67.3 million (2021: GBP77.5 million) which were exposed to interest rate risk.
19. Financial instruments and financial risk management
The Group's principal financial assets and liabilities are those that arise directly from its operations: trade and other receivables, trade and other payables and cash held at bank. The Group's other principal financial assets and liabilities are borrowings and interest rate derivatives, the main purpose of which is to finance the acquisition and development of the Group's investment property portfolio and hedge against the interest rate risk arising.
Set out below is a comparison by class of the carrying amounts of the Group's financial instruments:
As at As at
31 December 31 December
2022 2021
GBP'000 GBP'000
========================================= ============ ============
Financial assets at amortised cost:
Loan receivable 37,500 37,570
Cash and cash equivalents 22,531 13,261
Financial assets at fair value:
Interest rate derivative 363 94
Financial liabilities at amortised cost:
Borrowings 137,196 110,907
Trade and other payables 6,568 4,711
Financial liabilities at fair value:
Put option 1,811 -
========================================= ============ ============
The interest rate derivative and put option are the only financial instruments that are measured at fair value through the Group's Consolidated statement of comprehensive income.
The following table provides the fair value measurement hierarchy for the interest rate derivative and put option:
Date of Total Level 1* Level 2* Level 3*
Valuation GBP'000 GBP'000 GBP'000 GBP'000
========================= ============ ======== ======== ======== ========
Assets measured at fair
value:
31 December
Interest rate derivative 2022 - - 363 -
31 December
Interest rate derivative 2021 - - 94 -
========================= ============ ======== ======== ======== ========
Financial liabilities
at fair value:
31 December
Put option 2022 - - - 1,811
31 December
Put option 2021 - - - -
========================= ============ ======== ======== ======== ========
* The fair value categories are defined in note 13
Risk management
The Group is exposed to market risk (including interest rate risk), credit risk and liquidity risk. The board oversees the management of these risks. The board reviews and agrees policies for managing each of the risks that are summarised below.
Market risk (including interest rate risk)
Market risk is the risk that the fair values or future cash flows of financial instruments will fluctuate because of changes in market prices. The financial assets held by the Group that are affected by interest rate risk are principally the Group's cash balances and the interest rate derivative.
The Group monitors its interest rate exposure on a regular basis. A sensitivity analysis performed to ascertain the impact on profit or loss and net assets of a 50-basis point shift in interest rates on the Group's cash balances would result in an increase of GBP112,660 (2021: GBP66,310) or a decrease of GBP112,660 (2021: GBP66,310) in interest receivable for the year.
The financial liabilities held by the Group that are affected by interest rate risk are principally the Group's borrowings. The Group has entered into an interest rate derivative to reduce its exposure to interest rate risk on its Metro floating-rate term debt (refer to note 18). A sensitivity analysis is performed to ascertain the impact on profit or loss and net assets of a 50-basis point shift in interest rates on the Group's unhedged borrowings would result in an increase of GBP211,300 (2021: GBP447,740) or a decrease of GBP211,300 (2021: GBP447,740) in interest payable for the year.
Credit risk
Credit risk is the risk that a counterparty will not meet its obligations under a financial instrument or customer contract, leading to a financial loss.
The Group is exposed to credit risks from its leasing activities. Credit risk is reduced by requiring tenants to pay rentals in advance under their lease obligations. The credit quality of the tenant is also assessed based at the time of entering into a lease agreement thereby reducing credit risk. Outstanding trade receivables are regularly monitored. There are no outstanding trade receivables at 31 December 2022.
Credit risk also arises with the cash balances held with banks and financial institutions. The board believes that the credit risk on current account cash balances is limited because the counterparties are reputable banks with high credit ratings assigned by international credit -- rating agencies. The impairment loss identified on cash balances was considered immaterial.
The loan of GBP37.5 million, granted to one of the Group's operators, is secured against the property portfolio it was used to purchase. Periodic valuations of these properties are carried out to assess if the loan is credit impaired. There has been no deterioration in credit quality since initial recognition and the 12-month expected credit losses are nil.
Liquidity risk
Liquidity risk arises from the Group's management of working capital. It is the risk that the Group will encounter difficulty in meeting its financial obligations as they fall due, as the majority of the Group's assets are property investments and are therefore not readily realisable. The Group's objective is to ensure it has sufficient available funds for its operations and to fund its capital expenditure. This is achieved by regular monitoring of forecast and actual cash flows by the AIFM ensuring the Group has appropriate levels of cash and available drawings to meet liabilities as they fall due.
The table below summarises the maturity profile of the Group's financial liabilities based on contractual undiscounted payments:
<3 months 3 -- 12 months 1 -- 2 years 2 -- 5 years >5 years Total
GBP'000 GBP'000 GBP'000 GBP'000 GBP'000 GBP'000
================== ========= ============== ============ ============ ======== ========
31 December 2022:
Borrowings - 15,000 25,260 10,000 92,000 142,260
Interest and
commitment fees
on borrowings 968 2,765 3,458 8,195 18,065 33,451
Trade and other
payables 6,568 - - - - 6,568
================== ========= ============== ============ ============ ======== ========
31 December 2021:
Borrowings - - 22,286 55,262 37,000 114,548
Interest and
commitment fees
on borrowings 629 2,544 3,393 3,527 19,400 29,493
Trade and other
payables 4,771 - - - - 4,771
================== ===== ===== ====== ====== ====== =======
20. Capital management
The objective of the Group is to acquire, own, lease, renovate, extend and redevelop high -- quality, healthcare real estate assets in the UK and lease those assets, under full repairing and insuring leases, primarily to healthcare operators providing residential healthcare services. This provides ordinary shareholders with an attractive level of income together with the potential for income and capital growth from investing in a diversified portfolio of freehold and long leasehold care homes.
The board has responsibility for ensuring the Group's ability to continue as a going concern and continues to qualify for UK REIT status. This involves the ability to borrow monies in the short and long term and pay dividends out of reserves, all of which are considered and approved by the board on a regular basis.
The Company achieved its increased targeted aggregate dividend of 6.54 pence per share for the year ended 31 December 2022 and its target aggregate dividend of 6.41 pence per share for the year ended 31 December 2021.
As at 31 December 2022, the Group remains within its maximum loan to value ("LTV") covenant which is 35% of gross asset value of the Group as a whole. The Group has a further GBP98.7 million RCF facilities available from which it can draw.
To maintain or adjust the capital structure, the Company may adjust the dividend payment to shareholders, return capital to shareholders, issue new shares or buyback shares for cancellation or for holding in treasury. Capital consists of ordinary share capital, other capital reserves and retained earnings.
21. Share capital, share premium and capital reduction reserve
Shares in Capital reduction
issue Share capital Share premium reserve Total
Number GBP'000 GBP'000 GBP'000 GBP'000
======================= =========== ============= ============= ================= ========
As at 31 December 2020 318,953,861 3,189 271,362 24,077 298,628
Share issue 31,690,327 317 35,017 - 35,334
Share issue costs - - (707) - (707)
======================= =========== ============= ============= ================= ========
As at 31 December 2021 350,644,188 3,506 305,672 24,077 333,255
Share issue 54,120,140 542 61,727 - 62,269
Share issue cost - - (1,757) - (1,757)
======================= =========== ============= ============= ================= ========
As at 31 December 2022 404,764,328 4,048 365,642 24,077 393,767
======================= =========== ============= ============= ================= ========
The Company had 404,764,328 shares of nominal value of 1 pence each in issue at the end of the year (2021: 350,644,188).
On 21 February 2022, the Company issued 35,087,720 ordinary shares at a price of 1.14 pence per ordinary share raising gross proceeds of GBP40,000,000.
On 8 July 2022, the Company issued a further 19,032,420 ordinary shares at a price of 1.17 pence per ordinary share raising gross proceeds of GBP22,267,931.
22. Transactions with related parties
Investment Manager
The fees calculated and paid for the year to the Investment Manager were as follows:
Year ended Year ended
31 December 31 December
2022 2021
GBP'000 GBP'000
============================================== ============ ============
Amounts payable to Impact Health Partners LLP
Net fee 4,581 3,858
============================================== ============ ============
Gross fee 4,581 3,858
============================================== ============ ============
For the year ended 31 December 2022, the principals and Finance Director of Impact Health Partners LLP, the Investment Manager, are considered key management personnel. Mr Patel and Mr Cowley are the principals and Mr Yaldron is the Finance Director of Impact Health Partners LLP and they own 3.14%, 0.35% and 0.02% respectively (either directly, with related parties or through a wholly owned company) of the total issued ordinary share capital of Impact Healthcare REIT plc. Mr Patel also (directly and/or indirectly) holds a majority 72.5% stake in Minster Care Group Limited "MCGL". Mr Cowley also holds a 20% interest in MCGL. 41% of the Group's rental income was received from MCGL or its subsidiaries. A trade receivable of GBPnil was outstanding at the year end (2021: GBPnil).
During the year the key management of Impact Health Partners LLP received the following dividends from Impact Healthcare REIT plc: Mahesh Patel GBP723,130 (2021: GBP701,160); Andrew Cowley GBP91,871 (2021: GBP74,140) and David Yaldron GBP7,975 (2021: GBP5,319).
Directors' interests
Paul Craig is a director of the Company. He was also the portfolio manager at Quilter Investors, which has an interest in 66,923,191 ordinary shares of the Company through funds under management. The remaining directors who are shareholders in the Company do not hold significant interest in the ordinary share capital of the Company.
During the year the directors, who are considered key management personnel, received the following dividends from the Company: Rupert Barclay GBP11,927 (2021: GBP11,694); Rosemary Boot GBP1,952 (2021: GBP1,914); Chris Santer GBP920 (2021: GBP201) and Philip Hall GBP1,952 (2021: GBP1,914). In addition, funds which were managed by Paul Craig received dividends from the Company of GBP4,089,458 (2021: GBP3,582,078).
Directors' remuneration for the year is disclosed in note 7 as well as in the Directors' remuneration report.
Minster Care Group Limited ("MCGL")
MCGL, a tenant of the Group, is considered a related party as it is majority owned by the principals of the Investment Manager. As at 31 December 2022, the Group leased 59 properties to MCGL (2021: 60), all properties owned for over one year underwent an inflation-linked rent review in line with their lease provisions. In 2022, the Group entered into no new leases with MGCL (2021: one new lease at a rent of GBP414,000) and disposed of one property let to MCGL to a third party, the lease, which was subject to annual rent of GBP278,661, was cancelled with 15 years remaining (2021: disposed of no properties). In 2021, the Group paid a performance-related deferred payment on one property of GBP2.0 million in return for a GBP160,000 increase in rent. In 2022, the Group spent GBP0.8 million on approved capital expenditure, which was rentalised at 8% (2021: GBP0.2 million). These transactions were fully compliant with the Company's related party policy.
23. Net Asset Value (NAV) per share
Basic NAV per share is calculated by dividing net assets in the Consolidated statement of financial position attributable to ordinary equity holders of the Company by the number of ordinary shares outstanding at the end of the year. As there are no dilutive instruments outstanding, basic and diluted NAV per share are identical.
The Group has chosen to adopt EPRA net tangible assets ("EPRA NTA") as its primary EPRA NAV measure as it most closely aligns with the business practices of the Group. The adjustments between NAV and EPRA NTA are reflected in the following table:
As at As at
31 December 31 December
2022 2021
GBP'000 GBP'000
=================================================== ============ ============
Net assets per Consolidated statement of financial
position 445,920 394,244
Fair value of derivatives (363) (94)
=================================================== ============ ============
EPRA NTA 445,557 394,150
=================================================== ============ ============
Issued share capital (number) 404,764,328 350,644,188
=================================================== ============ ============
Basic NAV per share 110.17p 112.43p
=================================================== ============ ============
EPRA NTA per share 110.08p 112.41p
=================================================== ============ ============
24. Operating leases
The following table sets out the maturity analysis of leases receivables, showing the undiscounted lease payments under non -- cancellable operating leases receivable by the Group:
As at As at
31 December 31 December
2022 2021
GBP'000 GBP'000
=========== ============ ============
Year one 40,477 33,281
Year two 41,125 33,904
Year three 41,901 34,538
Year four 42,509 35,034
Year five 43,270 35,693
Onwards 762,841 612,974
=========== ============ ============
Total 972,123 785,424
=========== ============ ============
The Group's investment properties are leased to tenants under the terms of property leases that include upward only rent reviews that are performed annually. These are annual inflation uplifts linked to either CPI or RPI. RPI linked leases have a floor and cap at either 2% and 4% or 1% and 5%.
25. Reconciliation of liabilities to cash flows from financing activities
Interest Interest
Borrowings rate derivative payable Total
Notes GBP'000 GBP'000 GBP'000 GBP'000
====================================== ===== ========== ================ ======== ========
As at 1 January 2021 74,213 (7) 377 74,583
Cash flows from financing activities:
Borrowings drawn 17 92,685 - - 92,685
Borrowings repaid 17 (54,507) - - (54,507)
Loan arrangement fees paid 17 (1,844) - - (1,844)
Interest and commitment fees
paid - - (2,294) (2,294)
Non -- cash movements:
Amortisation of loan arrangement
fees 17 960 - - 960
Fair value movement 18 - (87) - (87)
Loan arrangement fees accrued (600) - - (600)
Interest and commitment charge 9 - - 2,391 2,391
====================================== ===== ========== ================ ======== ========
As at 31 December 2021 110,907 (94) 474 111,287
====================================== ===== ========== ================ ======== ========
Cash flows from financing activities:
Borrowings drawn 17 85,074 - - 85,074
Borrowings repaid 17 (57,362) - - (57,362)
Loan arrangement fees paid 17 (1,265) - - (1,265)
Interest received 18 - 112 - 112
Interest and commitment fees
paid - - (3,909) (3,909)
Non -- cash movements:
Amortisation of loan arrangement
fees 17 1,205 - - 1,205
Fair value movement 18 - (381) - (381)
Loan arrangement fees accrued (1,363) - - (1,363)
Interest and commitment charge 9 - - 4,584 4,584
====================================== ===== ========== ================ ======== ========
As at 31 December 2022 137,196 (363) 1,149 137,982
====================================== ===== ========== ================ ======== ========
26. Capital commitments
At 31 December 2022, the Group had committed capital expenditure on one forward-funded development of a new property and on capital improvements to three existing properties; this amounted to GBP9.2 million (2021: GBP19.8 million).
The Group has committed to deferred payment agreements on two acquisitions in return for increased rent based on trading performance. As at 31 December 2022, the total capital commitment for these deferred payments is estimated at GBP4.6 million (2021: GBP6.5 million).
27. Controlling parties
The Company is not aware of any person who, directly or indirectly, owns or controls the Company. The Company is not aware of any arrangements the operations of which may give rise to a change in control of the Company.
28. Subsequent events
In January 2023, the Group invested in six care homes in Shropshire and Cheshire, for consideration of GBP56.0 million. 80% (GBP44.8 million) of the consideration was paid in cash with the remainder paid in shares issued at 116.62 pence per share, which was the last reported NAV. This investment has been made via a loan to the operator to acquire the portfolio, where the Group has an option to acquire for GBP1 consideration. These properties will be leased to an existing tenant, Welford, for an initial annual rent of GBP3.9 million.
In January 2023, the Group purchased an interest rate option for GBP1.5 million, which caps SONIA at 3.0% for two years on GBP50 million.
In February 2023, the Group exchanged contracts to sell a non-core care home for GBP1.25 million, in line with the latest valuation as at 31 December 2022. As part of the sale the Group entered into a lease surrender with the incumbent tenant, Minster.
The following rent reviews took place in the period between year end and the date of this report:
(i) on 3 March 2023, in relation to six assets let to Silverline;
(ii) on 7 March 2023, in relation to a portfolio of 57 assets let to Minster and Croftwood;
(iii) on 10 March 2023, in relation to three assets let to MMCG;
(iv) on 21 January 2023 and 16 March 2023, in relation to two assets let to Prestige;
(v) on 18 March 2023, in relation to two assets let to the NHS; and
(vi) on 7 February 2023, in relation to two assets let to Electus.
Rent reviews were linked to the annual RPI over the 12 months up to the rent review date, with a floor of 2% and a cap of 4% for Minster, Croftwood, Prestige, Silverline, MMCG and Electus. The two properties let to the NHS had an annual consumer price index-linked rent review. These rent reviews have contributed GBP0.8 million to annual contracted rent.
The Group has paid GBP0.3 million of capital expenditure in relation to GBP9.2 million of committed capital expenditure outstanding as at 31 December 2022.
No other significant events have occurred between the statement of financial position date and the date when the financial statements have been authorised by the directors, which would require adjustments to, or disclosure in, the financial statements.
COMPANY STATEMENT OF FINANCIAL POSITION
As at 31 December 2022
Company Registration Number: 10464966
31 December 31 December
2022 2021
Notes GBP'000 GBP'000
============================ ===== =========== ===========
Non -- current assets
Investment in subsidiaries 6 430,079 392,486
============================ ===== =========== ===========
Total non -- current assets 430,079 392,486
Current assets
Trade and other receivables 7 18,862 7,828
Cash and cash equivalents 8 283 10,336
============================ ===== =========== ===========
Total current assets 19,145 18,164
============================ ===== =========== ===========
Total assets 449,224 410,650
============================ ===== =========== ===========
Current liabilities
Trade and other payables 9 (11,720) (25,490)
============================ ===== =========== ===========
Total liabilities (11,720) (25,490)
============================ ===== =========== ===========
Total net assets 437,504 385,160
============================ ===== =========== ===========
Equity
Share capital 10 4,048 3,506
Share premium reserve 10 365,642 305,672
Capital reduction reserve 10 24,077 24,077
Retained earnings 43,737 51,905
============================ ===== =========== ===========
Total equity 437,504 385,160
============================ ===== =========== ===========
The Company has taken advantage of the exemption allowed under section 408 of the Companies Act 2006 and has not presented its own statement of comprehensive income in these financial statements. The profit attributable to the parent company for the year ended 31 December 2022 amounted to GBP17,556,000 (2021: profit of GBP36,504,000).
The financial statements were approved and authorised for issue by the board of directors on 27 March 2023 and are signed on its behalf by:
Rupert Barclay Chairman
The accompanying notes form an integral part of these financial statements.
COMPANY STATEMENT OF CHANGES IN EQUITY
For the year ended 31 December 2022
Capital reduction Retained
Share capital Share premium reserve earnings Total
Notes GBP'000 GBP'000 GBP'000 GBP'000 GBP'000
============================= ============= ============= ================= ========= ========
1 January 2022 3,506 305,672 24,077 51,905 385,160
Total comprehensive
income - - - 17,556 17,556
========================= ============= ============= ================= ========= ========
Transactions with owners
Dividends paid 5 - - - (25,724) (25,724)
Share issue 10 542 61,727 - - 62,269
Share issue costs 10 - (1,757) - - (1,757)
========================= ============= ============= ================= ========= ========
31 December 2022 4,048 365,642 24,077 43,737 437,504
========================= ============= ============= ================= ========= ========
For the year ended 31 December 2021
Capital reduction Retained
Share capital Share premium reserve earnings Total
Notes GBP'000 GBP'000 GBP'000 GBP'000 GBP'000
============================= ============= ============= ================= ========= ========
1 January 2021 3,189 271,362 24,077 37,273 335,901
========================= ============= ============= ================= ========= ========
Total comprehensive
income - - - 36,504 36,504
========================= ============= ============= ================= ========= ========
Transactions with owners
Dividends paid 5 - - - (21,872) (21,872)
Share issue 10 317 35,017 - - 35,334
Share issue costs 10 - (707) - - (707)
========================= ============= ============= ================= ========= ========
31 December 2021 3,506 305,672 24,077 51,905 385,160
========================= ============= ============= ================= ========= ========
The accompanying notes form an integral part of these financial statements.
NOTES TO THE COMPANY FINANCIAL STATEMENTS
For the year ended 31 December 2022
1. Basis of preparation
General information
The financial statements for the year ended 31 December 2022, are prepared in accordance with Financial Reporting Standard 102, the Financial Reporting Standard applicable in the United Kingdom and the Republic of Ireland ("FRS 102") and in accordance with the Companies Act 2006, with comparatives presented for the year ended 31 December 2021.
Disclosure exemptions adopted
In preparing these financial statements the Company has taken advantage of all disclosure exemptions conferred by FRS 102.
In preparing the separate financial statements of the Company, advantage has been taken of the following disclosure exemptions available in FRS 102:
A reconciliation of the number of shares outstanding at the beginning and end of the period has not been presented as the reconciliations of the Group and the parent company would be identical;
No statement of cash flows has been presented for the parent company;
Disclosures in respect of the parent company's financial instruments have not been presented as equivalent disclosures have been provided in respect of the Group as a whole;
The requirement to present related party disclosures between the Company and fellow subsidiaries where ownership is all 100%; and
No disclosures have been given for the aggregate remuneration of the key management personnel of the Company as their remuneration is included in the totals for the Group as a whole.
Convention
The financial statements are presented in Sterling, which is also the Company's functional currency, and all values are rounded to the nearest thousand (GBP'000), except when otherwise indicated.
Going concern
After making enquiries and bearing in mind the nature of the Company's business and assets, the directors consider that the Company has adequate resources to continue in operational existence for the next 12 months from the date of approval of these financial statements. For this reason, they continue to adopt the going concern basis in preparing the financial statements.
The ongoing effect of the high inflationary environment and rising interest rates have been considered by the directors. The directors have reviewed the forecasts for the Group taking into account the impact of increasing interest rates and rising costs, as a result of inflation, on trading over the 12 months from the date of signing this annual report. The forecasts have been assessed against a range of possible downside outcomes incorporating significantly lower levels of income and higher costs, see Going concern and viability for further detail.
The directors believe that there are currently no material uncertainties in relation to the Company's ability to continue for a period of at least 12 months from the date of approval of the Company's financial statements.
The board is, therefore, of the opinion that the going concern basis adopted in the preparation of the annual report is appropriate.
2. Significant accounting judgements, estimates and assumptions
The preparation of the Company's financial statements requires management to make judgements, estimates and assumptions that affect the reported amounts recognised in the financial statements and disclosures. However, uncertainty about these assumptions and estimates could result in outcomes that could require material adjustment to the carrying amount of the assets or liabilities in future periods.
The most significant estimates, assumptions and judgements relate to the determination of carrying value of unlisted investments in the Company's subsidiary undertakings. The nature, facts and circumstance of the investment are taken into account in assessing whether there are any indications of impairment. Provisions provided reflect any reduction in net asset value of subsidiaries in the year.
3. Summary of significant accounting policies
The principal accounting policies applied in the preparation of these financial statements are set out below.
Trade and other receivables
Trade and other receivables are recognised and carried at the lower of their original invoiced value and recoverable amount. Where the time value of money is material, receivables are initially recognised at fair value and subsequently measured at amortised cost. A provision for impairment is made when there is objective evidence that the Company will not be able to recover balances in full.
Balances are written off when the probability of recovery is assessed as being remote.
Cash and cash equivalents
Cash and cash equivalents include cash at bank and short -- term deposits.
Dividends
Dividends are recognised when they become legally payable.
Share premium
The surplus of net proceeds received from the issuance of new shares over their par value is credited to this account and the related issue costs are deducted from this account. The reserve is non -- distributable.
Capital reduction reserve
The capital reduction reserve is the result of the transfer of a portion of the share premium into a distributable reserve.
Trade and other payables
Trade payables are initially recognised at their fair value and are subsequently measured at cost.
Investments in subsidiaries
The investments in subsidiary companies are included in the Company's statement of financial position at cost less provision for impairment.
4. Taxation
The Company is exempt from corporation tax on the profits and gains from its property investment business, provided it continues to meet certain conditions as per REIT regulations. Any non -- qualifying profits and gains however, will continue to be subject to corporation tax.
Tax charge included in total comprehensive income:
Year ended Year ended
31 December 31 December
2022 2021
GBP'000 GBP'000
================== ============ ============
UK corporation tax - -
================== ============ ============
5. Dividends
Details of dividends paid by the Company are included in note 12 to the consolidated financial statements.
6. Investment in subsidiaries
31 December 31 December
2022 2021
GBP'000 GBP'000
============================= =========== ===========
At the beginning of the year 392,486 369,371
Additions 93,425 210,135
Impairment (55,832) (187,020)
============================= =========== ===========
At the end of the year 430,079 392,486
============================= =========== ===========
The Company has the following subsidiaries:
Ownership
Principal activity Country of incorporation %
==================================== ========================= ========================= =========
Impact Property 1 Limited ("Propco
1")* Real Estate Investment England and Wales 100
Impact Property 2 Limited ("Propco
2")* Real Estate Investment England and Wales 100
Impact Property 3 Limited ("Propco
3")* Real Estate Investment England and Wales 100
Impact Property 4 Limited ("Propco
4")* Real Estate Investment England and Wales 100
Impact Property 5 Limited ("Propco
5")* Real Estate Investment England and Wales 100
Impact Property 6 Limited ("Propco
6")* Real Estate Investment England and Wales 100
Impact Property 7 Limited ("Propco
7")* Real Estate Investment England and Wales 100
Impact Property 8 Limited ("Propco
8")* Real Estate Investment England and Wales 100
Impact Property 9 Limited ("Propco
9")* Real Estate Investment England and Wales 100
Impact Finance 1 Limited ("Finance
1")* Financing company England and Wales 100
Impact Finance 2 Limited ("Finance
2")* Financing company England and Wales 100
Impact Finance 3 Limited ("Finance
3")* Financing company England and Wales 100
Impact Finance 4 Limited ("Finance
4")* Financing company England and Wales 100
Impact Finance 5 Limited ("Finance
5")* Financing company England and Wales 100
Impact Finance 6 Limited ("Finance
6")* Financing company England and Wales 100
Impact Holdco 1 Limited ("Holdco Investment holding
1") company England and Wales 100
Impact Holdco 2 Limited ("Holdco Investment holding
2") company England and Wales 100
Impact Holdco 3 Limited ("Holdco Investment holding
3") company England and Wales 100
Impact Holdco 4 Limited ("Holdco Investment holding
4") company England and Wales 100
Impact Holdco 5 Limited ("Holdco Investment holding
5") company England and Wales 100
Impact Holdco 6 Limited ("Holdco Investment holding
6") company England and Wales 100
Roseville Property Limited*# Property holding company England and Wales 100
Sandbanks Property Redcar Limited*# Property holding company England and Wales 100
Cardinal Healthcare (UK) Ltd*# Property holding company England and Wales 100
Cholwell Care (Nailsea) Limited*# Property holding company England and Wales 100
Barham Care Centre Limited*# Property holding company England and Wales 100
Baylham Care Centre Limited*# Property holding company England and Wales 100
Butterfly Cumbria Properties
Limited* Property holding company England and Wales 100
The Holmes Care Holdings Limited*# Property holding company England and Wales 100
Hollyblue Healthcare (Countrywide)
Limited*# Property holding company England and Wales 100
Hollyblue Healthcare (Ulster)
Limited*# Property holding company England and Wales 100
Tower Bridge Homes Care Limited*# Property holding company England and Wales 100
The Holmes Care Group GB Limited*# Property holding company England and Wales 100
Beeley (Holdings) Limited*# Property holding company England and Wales 100
Hillcrest House Limited* Property holding company England and Wales 100
Springhill Properties (No.1)
Limited*# Property holding company England and Wales 100
Carlton Hall (Lowestoft) Limited* Property holding company England and Wales 100
Abingdon Manor Care Centre Limited* Property holding company Northern Ireland 100
Larne Care Centre Limited* Property holding company Northern Ireland 100
Larne C C Limited* Property holding company Northern Ireland 100
Eastleigh Care Group Limited* Property holding company England and Wales 100
Woodleigh Christian Care Home
Limited* Property holding company England and Wales 100
Investment holding
Welford Bidco 2 Midco Limited* company England and Wales 100
Investment holding
Welford Bidco 4 Midco Limited* company England and Wales 100
==================================== ========================= ================== ===
* As at 31 December 2022 these entities were held indirectly by the Company.
# As at 31 December 2022 these entities are in the process of winding up.
The registered address for the above subsidiaries incorporated in England and Wales is:
The Scalpel, 18th Floor, 52 Lime Street, London EC3M 7AF, England
The registered address for the above subsidiaries incorporated in Northern Ireland is:
21 Arthur Street, Belfast, BT1 4GA, Northern Ireland
Where the entity is in the process of winding up, the registered address is that of the liquidator appointed by the Company.
7. Trade and other receivables
As at As at
31 December 31 December
2022 2021
GBP'000 GBP'000
======================== ============ ============
Loan to Group companies 18,658 7,766
Prepayments 204 62
======================== ============ ============
18,862 7,828
======================== ============ ============
As at 31 December 2022, there were no trade receivables past due or impaired (2021: none). Loans to subsidiaries are interest free, repayable on demand and management expect them to be settled within the next 12 months.
8. Cash and cash equivalents
As at As at
31 December 31 December
2022 2021
GBP'000 GBP'000
========================== ============ ============
Cash and cash equivalents 283 10,336
========================== ============ ============
None of the Company's cash balances are held in restricted accounts.
9. Trade and other payables
As at As at
31 December 31 December
2022 2021
GBP'000 GBP'000
========================== ============ ============
Loan from Group companies 9,977 23,954
Trade and other payables 1,743 1,536
========================== ============ ============
11,720 25,490
========================== ============ ============
Loans from Group companies are unsecured, interest-free and are repayable on demand.
10. Share capital, share premium and capital reduction reserve
Details on movements in share capital, share premium and capital reduction reserve of the Company are the same as that of the Group and are included in note 21 to the consolidated financial statements.
11. Transactions with related parties
The Company has taken advantage of the exemption provided by FRS 102 not to disclose transactions with other members of the Group as the Company's own financial statements are presented together with its consolidated financial statements.
See note 22 of the consolidated financial statements for disclosure of related party transactions of the Group.
12. Capital commitments
There were no capital commitments held by the Company (2021: nil).
13. Contingent liabilities
On 21 December 2021, the Company guaranteed a long-term loan note issue made by its wholly owned subsidiary. The loan notes total GBP75 million and mature in 2035. See note 17 of the consolidated financial statements for further detail.
14. Subsequent events
Significant events after the reporting period are the same as those of the Group. See note 28 to the consolidated financial statements.
No other significant events have occurred between the Statement of financial position date and the date when the financial statements have been authorised by the directors, which would require adjustments to, or disclosure in, the financial statements.
EPRA PERFORMANCE MEASURES (UNAUDITED)
The table below shows additional performance measures, calculated in accordance with
the Best Practices Recommendations of the European Public Real Estate Association (EPRA). We provide these measures to aid comparison with other European real estate businesses.
1. EPRA earnings per 2.1 EPRA net reinstatement 2.2 EPRA net tangible
share value ("NRV") assets
("NTA")
============================== ==============================
GBP32.6m GBP479.7m GBP445.6m
8.37p per share 118.51p per share 110.08p per share
for the year to 31 December for the year to 31 December for the year to 31 December
2022 2022 2022
(for the year to 31 (for the year to 31 (for the year to 31
December 2021: December 2021: December 2021:
GBP27.4m / 8.05p) GBP423.7m / 120.84p GBP394.2m / 112.41p
per share) per share)
================================== ============================== ==============================
Definition Definition Definition
Earnings from operational Net asset value adjusted Net asset value adjusted
activities. The EPRA for fair value of derivatives for fair value of derivatives
calculation removes and transaction costs as these will not crystallise
revaluation movements under the assumption if held to maturity.
in the investment portfolio they will not crystallise
and interest rate derivatives, if the company never
but includes rent smoothing. sells assets.
================================== ============================== ==============================
Purpose Purpose Purpose
A key measure of a The aim of this measure This represents the
company's underlying is to represent the value value of the company
operating results are required to rebuild the assuming assets are
an indication of the entity. bought and sold.
extent to which current
dividend payments are
supported by earnings.
================================== ============================== ==============================
2.3 EPRA net disposal 3.1 EPRA Net Initial 3.2 EPRA "topped-up"
value ("NDV") Yield ("NIY") NIY
GBP440.9m
108.92p per share 6.98% 6.98%
for the year to 31 December for the year 31 December for the year to 31 December
2022 2022 (for the year to 2022 (for the year to
(for the year to 31 31 December 2021: 6.71%) 31 December 2021: 6.71%)
December 2021:
GBP398.8m / 111.16p
per share)
--------------------------------- -----------------------------
Definition Definition Definition
Net asset value adjusted Annualised rental income This measure adjusts
to align borrowings based on the cash rents the EPRA NIY
to their drawn amount. passing at the balance in respect of the expiration
If the company was in sheet date, less non-recoverable of rent-
an immediate disposal property operating free periods (or other
scenario certain assets expenses, divided by unexpired lease incentives,
and liabilities are the market value of such as discounted rent
adjusted to show the the property, increased periods and step rents).
full value if not held with (estimated) purchasers'
to maturity. costs.
--------------------------------- -----------------------------
Purpose Purpose Purpose
This measure aims to This measure should This measure should make
show the shareholders' make it easier for it easier for investors
value under a disposal investors to judge to judge for themselves
scenario. for themselves how how the valuation of
the valuation of one one portfolio compares
portfolio compares with another portfolio.
with another portfolio.
--------------------------------- -----------------------------
4. EPRA vacancy rate 5. EPRA cost ratio 6. Like-for-like rental
growth
0.00% 16.59% 5.07%
for the year to 31 December for the year to 31 December for the year to 31 December
2022 (for the year to 2022 (for the year to 2022 (for the year to
31 December 2021: 0.00%) 31 December 2021: 15.84%) 31 December 2021: 5.74%)
------------------------------ -----------------------------
Definition Definition Definition
Estimated market rental Administrative and operating Rental growth on the
value (ERV) of vacant costs (including, and portfolio
space divided by the excluding, direct vacancy of properties that
ERV of the whole portfolio. costs) divided by gross have been owned and
rental income. operational for two
full reporting cycles.
------------------------------ -----------------------------
Purpose Purpose Purpose
A "pure" (%) measure A key measure, to enable Growth of rental income
of investment property meaningful measurement excludes acquisitions
space that is vacant, of the changes in a company's and disposals, but includes
based on ERV. operating costs. The increases in rent from
EPRA cost ratio does inflationary uplifts
not include the interest and rentalised capital
income received on the expenditure. This allows
Group's property investments stakeholders to estimate
made via a loan to operator, the organic income growth.
adjusting for this gives
a cost ratio of 15.4%.
------------------------------ -----------------------------
NOTES TO THE EPRA PERFORMANCE MEASURES (UNAUDITED)
For the year ended 31 December 2022
1. EPRA earnings per share
31 December 31 December
2022 2021
GBP'000 GBP'000
========================================================== ============ ============
Total comprehensive income (attributable to shareholders) 16,888 31,968
------------ ------------
Adjusted for:
------------ ------------
Profit on disposal of investment property (130) (308)
------------ ------------
Change in fair value of put option 1,811 -
------------ ------------
Change in fair value of investment properties 8,103 (12,896)
------------ ------------
Rental lease incentives (141) 2,660
------------ ------------
Rental income arising from recognising guaranteed
rent uplifts and
rental premiums 6,494 6,016
========================================================== ============ ============
16,137 (4,528)
========================================================== ============ ============
Change in fair value of interest rate derivatives (381) (87)
========================================================== ============ ============
Profits to calculate EPRA earnings per share 32,644 27,353
========================================================== ============ ============
Weighted average number of ordinary shares (basic
and diluted) 390,058,661 339,761,521
------------ ------------
EPRA earnings per share - basic and diluted 8.37p 8.05p
========================================================== ============ ============
2. EPRA NAV measures
The updated EPRA best practice recommendations, released in October 2020, give three new NAV metrics: EPRA net reinstatement value ("NRV"), EPRA net tangible assets ("NTA") and EPRA net disposal value ("NDV") to replace the previously reported EPRA NAV and EPRA NNNAV. NRV aims to show the value of assets on a long-term basis, adjusting for items that would not be expected to crystallise under normal circumstances, NTA is calculated on the basis that assets are bought and sold whilst NDV intends to show shareholders the value of assets and liabilities in the event they cannot be held until maturity. The Group has adopted NTA as its primary EPRA NAV measure as it most closely aligns with the Group's business practices.
As at 31 December 2022: EPRA NRV EPRA NTA EPRA NDV
GBP'000 GBP'000 GBP'000
============================================ =========== =========== ===========
Net assets at end of year 445,919 445,919 445,919
----------- ----------- -----------
Exclude:
----------- ----------- -----------
Fair value of derivatives (363) (363) -
----------- ----------- -----------
Include:
----------- ----------- -----------
Fair value of debt (1) - - (5,064)
----------- ----------- -----------
Transaction costs (2) 34,139 - -
============================================ =========== =========== ===========
Net assets (per EPRA NAV measure) 479,695 445,556 440,855
============================================ =========== =========== ===========
Shares in issue at 31 December (basic and
diluted) 404,764,329 404,764,329 404,764,329
----------- ----------- -----------
Net assets per share (per EPRA NAV measure) 118.51p 110.08p 108.92p
----------- ----------- -----------
2. EPRA NAV measures
As at 31 December 2021: EPRA NRV EPRA NTA EPRA NDV
GBP'000 GBP'000 GBP'000
============================================ ============ ============ ============
Net assets at end of year 394,244 394,244 394,244
------------ ------------ ------------
Exclude:
------------ ------------ ------------
Fair value of derivatives (94) (94) -
------------ ------------ ------------
Include:
------------ ------------ ------------
Fair value of debt (1) - - (4,471)
------------ ------------ ------------
Transaction costs (2) 29,581 - -
============================================ ============ ============ ============
Net assets (per EPRA NAV measure) 423,731 394,150 389,773
============================================ ============ ============ ============
Shares in issue at 31 December (basic and
diluted) 350,644,188 350,644,188 350,644,188
------------ ------------ ------------
Net assets per share (per EPRA NAV measure) 120.84p 112.41p 111.16p
------------ ------------ ------------
1 Difference between interest-bearing loans and borrowings included in the balance sheet at amortised cost, and fair value of interest-bearing loans and borrowings at drawn amount.
2 NTA and NDV are calculated using property values in line with IFRS, where values are net of real estate transfer tax and other purchasers' costs.
These transaction costs are added back for NRV.
3. EPRA net initial yield ("NIY") and EPRA "topped-up" NIY
31 December 31 December
2022 2021
GBP'000 GBP'000
==================================================== =========== ===========
Investment property - wholly owned 532,478 459,442
----------- -----------
Less capital improvements under construction (7,535) (5,614)
==================================================== =========== ===========
Completed property portfolio 524,943 453,828
----------- -----------
Allowance for estimated purchasers' cost (1) 33,071 28,591
==================================================== =========== ===========
Gross up completed property portfolio valuation (B) 558,014 482,419
==================================================== =========== ===========
Annualised cash passing rental income 38,932 32,353
----------- -----------
Property outgoings (non-recoverable insurance) - -
==================================================== =========== ===========
Annualised net rents (A) 38,932 32,353
==================================================== =========== ===========
Add:
----------- -----------
Contractual uplifts on rent-free periods of funded - -
capital improvements
==================================================== =========== ===========
Topped-up net annualised rent (C) 38,932 32,353
==================================================== =========== ===========
EPRA net initial yield (A/B) 6.98% 6.71%
----------- -----------
EPRA topped-up net initial yield (C/B) 6.98% 6.71%
----------- -----------
1 Assumes a purchaser of the Company's portfolio would pay SDLT and transaction costs equal to 6.3% of the portfolio's value.
4. EPRA vacancy rate
31 December 31 December
2022 2021
GBP'000 GBP'000
============================================== =========== ===========
Estimated rental value of vacant space - -
----------- -----------
Estimated rental value of the whole portfolio 39,476 30,277
============================================== =========== ===========
EPRA vacancy rate 0.00% 0.00%
============================================== =========== ===========
5. EPRA cost ratio
31 December 31 December
2022 2021
GBP'000 GBP'000
==================================================== =========== ===========
Administrative and other expenses 7,008 5,766
----------- -----------
Net service charge cost - -
==================================================== =========== ===========
Total costs including and excluding vacant property
costs 7,008 5,766
==================================================== =========== ===========
Gross rental income 42,243 36,398
==================================================== =========== ===========
Total EPRA cost ratio (including, and excluding,
direct vacancy costs) 16.59% 15.84%
==================================================== =========== ===========
None of the costs in this note have been capitalised. Only costs directly associated with the purchase of properties as well as subsequent value-enhancing capital expenditure qualify as acquisition costs and are capitalised.
6. Like-for-like rental growth
This note shows the rental income and market value for property assets that have been owned and operational for two full reporting periods, hence all below information relates to the property portfolio that has been owned and operational since 31 December 2020.
Rent Market value
GBP'000 GBP'000
================================================== ======== ============
Property portfolio as at 31 December 2020 28,713 413,338
======== ============
Inflation-linked rental uplifts 740
-------- ------------
Rental uplifts in return for capital improvements
or deferred payments 932
-------- ------------
Increase/(decrease) due to vacancy rate -
================================================== ======== ============
Property portfolio as at 31 December 2021 30,385 426,867
================================================== ======== ============
Inflation-linked rental uplifts 1,273
-------- ------------
Rental uplifts in return for capital improvements
or deferred payments 269
-------- ------------
Increase/(decrease) due to vacancy rate -
================================================== ======== ============
Property portfolio as at 31 December 2022 31,926 428,104
================================================== ======== ============
All properties operate within the same sector, UK healthcare.
ALTERNATIVE PERFORMANCE MEASURES
The other alternative performance measures may not be comparable with similarly titled measures presented by other companies. Alternative performance measures should not be viewed in isolation but as supplementary information.
1. Total expense ratio ("TER")
Total recurring administration costs as a percentage of average NAV throughout the period.
Year ended Year ended
31 December 31 December
2022 2021
GBP'000 GBP'000
========================= ============ ============
Opening NAV 394,244 349,521
============ ============
Closing NAV 445,919 394,244
============ ============
Average NAV for the year 420,082 371,883
============ ============
Administrative expenses 7,008 5,766
============ ============
One-off costs - -
============ ============
Recurring expenses 7,008 5,766
============ ============
TER 1.67% 1.55%
========================= ============ ============
2. Total accounting return
The growth in NAV per share plus dividends paid expressed as a percentage of NAV per share at the beginning of the period.
Year ended Year ended
31 December 31 December
2022 2021
============================================= ============ ============
Opening NAV per share (pence) 112.43 109.58
============================================= ============ ============
Closing NAV per share (pence) 110.17 112.43
============================================= ============ ============
NAV growth for the year (pence) (2.26) 2.85
============================================= ============ ============
Dividends per share paid in the year (pence) 6.51 6.38
============================================= ============ ============
Total return (pence) 4.25 9.23
============================================= ============ ============
Total accounting return 3.78% 8.42%
============================================= ============ ============
3. Gross loan to value ("LTV")
The gross debt as a percentage of our gross asset value.
As at As at
31 December 31 December
2022 2021
GBP'000 GBP'000
============= ============ ============
Gross debt 142,260 114,548
------------ ------------
Gross assets 596,524 514,495
============= ============ ============
LTV 23.85% 22.26%
============= ============ ============
4. Property Investments
This relates to the portfolio valuation along with investments via loans to operators for the acquisition
of property portfolios.
As at As at
31 December 31 December
2022 2021
GBP'000 GBP'000
================================================= ============ ============
Portfolio valuation 532,478 459,442
------------ ------------
Investments in properties via loans to operators 36,360 37,500
================================================= ============ ============
Property Investments 568,838 496,942
================================================= ============ ============
AIFM STATEMENT (UNAUDITED)
Impact Health Partners LLP have served as the Alternative Investment Fund Manager since 15 March 2019; references in this statement to "AIFM" are to Impact Health Partners LLP.
Quantitative remuneration disclosure for the AIFM
Information in relation to the remuneration paid by the AIFM is available upon request.
Liquidity
At the date of this annual report there are no assets held by the Company which are subject to special arrangements arising from their illiquid nature. There has been no change to the liquidity management system and procedures during the period since incorporation. Please refer to note 19 in the financial statements for an analysis of the Company's liabilities and their maturity dates at 31 December 2022.
The current risk profile of the Company and the risk management systems employed by the AIFM to manage those risks
The Company's risk management framework and risk appetite are set out in "Audit, risk and internal control" on pages 82-85 of the annual report.
Please refer to page 60 for the board's assessment of the principal risks and uncertainties facing the Company. The AIFM has assessed the current risk profile of the Company to be low.
Leverage
The Group's maximum and actual leverage levels at 31 December 2022 are shown below:
Leverage exposure Gross method Commitment
============ ==========
Maximum limit 200.0% 200.0%
================== ============ ==========
Actual 126.7% 131.8%
================== ============ ==========
For the purposes of (i) the EU Alternative Investment Fund Managers Directive (Directive 2011/61/EU) (the "EU AIFMD"); and (ii) the UK version of EU AIFMD as it forms part of UK law by virtue of the European Union (Withdrawal) Act 2018, and as implemented by the Financial Conduct Authority in the UK (the "UK AIFMD"), leverage is any method that increases the Group's exposure, including the borrowing of cash and the use of derivatives. It is expressed as a percentage of the Group's exposure to its net asset value and is calculated on both a gross and commitment method.
Under the gross method, exposure represents the sum of the Group's positions after deduction of cash balances, without taking account of any hedging or netting arrangements. Under the commitment method, exposure is calculated without the deduction of cash balances and after certain hedging and netting positions are offset against each other. Both methods include the Group's interest rate swaps measured at notional value.
There has been no change to the maximum level of leverage that the AIFM may employ on behalf of the Company. The actual level of gearing employed by the Company at 31 December 2022 was 23.85%.
Material changes to information
Article 23 of the EU AIFMD (in respect of the marketing of the Company in the EU) and FUND 3.2.2, 3.2.5 and 3.2.6 if the UK AIFMD (in respect of the marketing of the Company in the UK) require certain information to be made available to investors before they invest (the "Required Information") and require material changes to the Required Information to be disclosed to investors. An updated copy of the Company's disclosure schedule containing the Required Information was published on 27 January 2022. There have been no other material changes to the Required Information.
INVESTMENT POLICY
The Company's investment policy is to acquire, own, lease, renovate, extend and redevelop high-quality, healthcare real estate assets in the UK, in particular elderly care homes, and to lease those assets to care home operators and other healthcare service providers under full repairing and insuring leases.
The Company pursues the investment policy as follows:
Policy Status
In order to manage risk in the portfolio, at the time of achieved
investment, no single asset shall exceed in value 15% of
the total gross asset value of the Group.
--------
No single customer paying for care provided in assets owned achieved
by the Group will account for more than 15% of the aggregate
revenues of the tenants to whom the Group's assets are leased
from time to time, measured at the time of acquisition.
--------
The annual contracted rent from any single tenant is not achieved
expected to exceed 40% of the total annual contracted rent
of the Group, measured at the time of investment.
--------
The portfolio will be diversified by location across the achieved
UK with focus on areas where there is a good balance of supply
and demand for the provision of care and assets are available
at attractive valuations.
--------
Within these locations, the Group will acquire existing modern achieved
buildings or those that are currently considered fit for
purpose by occupiers, but in respect of which the Investment
Manager has developed a plan to add value to, and improve
the environmental sustainability of, the asset through targeted
capital expenditure.
--------
Leases granted by the Group will be linked to inflation, achieved
have long duration (with an unexpired lease term of at least
20 years) and will not be subject to break clauses. The Group
will seek to amend any future leases acquired by the Group
to obtain similar terms.
--------
The Group will not undertake speculative development (that achieved
is, development of property which has not been leased or
preleased), subject to the limitation in the final bullet
below,
so as to reposition a home in its local market and thus
to increase the rent due.
--------
The Group may invest in forward-funding agreements or forward achieved
commitments to pre-let developments, or as part of a structured
acquisition of an asset, subject to the limitation in the
final bullet below, where the Group will own the asset on
the completion of the work, or has the ability to acquire
the asset upon agreed conditions being satisfied.
--------
The gross budgeted development costs of any refurbishment, achieved
extension or replacement of existing holdings and/or forward
funding and forward commitments, is limited to 25% of the
Company's gross assets at the time of commitment.
--------
The Group is permitted to generate up to 15% of its gross income in any financial year from non-rental revenue or profit-related payments from the tenants in addition to the rental income due under the leases. The Group is also permitted to invest up to:
(i) 10% of its gross assets, at the time of investment, in non-residential Healthcare Real Estate Assets, such as properties which accommodate GP or dental practices and other healthcare-related services including occupational health and physiotherapy practices, pharmacies and hospitals or in non-healthcare-related residential assets attached to residential Healthcare Real Estate Assets;
(ii) 25% of its gross assets, at the time of investment, in indirect property investment funds (including joint ventures) with a similar investment policy to that of the Company; and
(iii) 15% of its gross assets, at the time of investment, in other closed-ended investment funds listed on the Official List. The directors have no current intention to acquire non-residential Healthcare Real Estate Assets or indirect property investment funds.
The Group may also acquire or establish companies, funds or other SPVs which themselves own assets falling within the Company's investment policy.
The Group will not acquire any asset or enter into any lease or related agreement if that would:
(i) result in a breach of the conditions applying to the Company to hold real estate investment trust ("REIT") status or
(ii) result in any investment by the Group in assets located outside of the UK.
The Company may invest cash held for working capital purposes and awaiting investment in cash deposits, gilts and money market funds. It will not invest in derivatives but it may use derivatives for hedging purposes.
Any material change to the investment policy will require the prior approval of shareholders.
OUR PORTFOLIO
At 31 December 2022, the Group owned the homes listed in the table below:
Tenant and Acquisition Capital projects
home Region date(1) Beds(2) (3)
================ ============ ======= ================
Belmont Healthcare
-----------------------------------------------------------------------------
Madeira Lodge South East Nov 2022 48
---------------- ------------ ------- ----------------
Wombwell Hall South East Nov 2022 120
================== ================ ============ ======= ================
Value at 31 December 2022: GBP13.6m
=============================================================================
Careport
-----------------------------------------------------------------------------
Briardene North East Aug 2018 60
---------------- ------------ ------- ----------------
Derwent North East Aug 2018 45
---------------- ------------ ------- ----------------
Holly Lodge North East Nov 2018 41
---------------- ------------ ------- ----------------
Kingston Court North West Jun 2019 75
---------------- ------------ ------- ----------------
Old Prebendal
House and
Court South East Jun 2019 39
---------------- ------------ ------- ----------------
Riverwell
Beck North West Dec 2020 60 +6
---------------- ------------ ------- ----------------
Sovereign
Court
and Lodge North East Aug 2018 60
================== ================ ============ ======= ================
The Grove North East Sep 2018 57
================== ================ ============ ======= ================
Value at 31 December 2022: GBP33.2m
=============================================================================
Carlton Hall
-----------------------------------------------------------------------------
Carlton Hall East of England Sep 2021 86
================== ================ ============ ======= ================
Oasis Development
Site East of England Sep 2021 - +80
================== ================ ============ ======= ================
Value at 31 December 2022: GBP13.4m
=============================================================================
Croftwood Care *
-----------------------------------------------------------------------------
Ancliffe North West 40
================== ============================== ======= ================
Astbury Lodge North West 41
------------------------------ ------- ----------------
Croftwood North West 47
================== ============================== ======= ================
Crossways North West 39
------------------------------ ------- ----------------
Elm House North West 40
================== ============================== ======= ================
Florence Grogan North West 40
------------------------------ ------- ----------------
Garswood North West 53
================== ============================== ======= ================
Gleavewood North West 32
------------------------------ ------- ----------------
Golborne House North West 40
================== ============================== ======= ================
Greenacres North West 40
------------------------------ ------- ----------------
Hourigan North West 40
================== ============================== ======= ================
Ingersley
Court North West 46
------------------------------ ------- ----------------
Lakelands North West 40
================== ============================== ======= ================
Leycester
House North West 40
------------------------------ ------- ----------------
Loxley Hall North West 40 +5
================== ============================== ======= ================
Lyndhurst North West 40
------------------------------ ------- ----------------
New Milton
House North West 39
================== ============================== ======= ================
Parklands North West 40
------------------------------ ------- ----------------
The Cedars North West 27
================== ============================== ======= ================
The Elms North West 41
------------------------------ ------- ----------------
The Hawthorns North West 39
================== ============================== ======= ================
The Laurels North West 40
------------------------------ ------- ----------------
Thorley House North West 40
================== ============================== ======= ================
Turnpike Court North West 53
------------------------------ ------- ----------------
Wealstone North West 42
================== ============================== ======= ================
Westhaven North West 52
------------------------------ ------- ----------------
Whetstone
Hey North West 42
================== ============================== ======= ================
Value at 31 December 2022: GBP69.3m
=============================================================================
Tenant and Acquisition Capital
home Region date(1) Beds(2) projects (3)
================= ============ ======= =============
Electus Care
-----------------------------------------------------------------------
Abingdon
Manor Northern Ireland Feb 2022 60
============== ================= ============ ======= =============
Cedarhurst
Lodge Northern Ireland Dec 2020 67
----------------- ------------ ------- -------------
Edgewater
Lodge Northern Ireland Dec 2020 75
----------------- ------------ ------- -------------
Larne Northern Ireland Feb 2022 87
----------------- ------------ ------- -------------
Saintfield
Lodge Northern Ireland Dec 2020 51
============== ================= ============ ======= =============
Value at 31 December 2022: GBP22.0m
=======================================================================
Holmes Care Group
-----------------------------------------------------------------------
Alexander
House (5) Scotland Dec 2021 44
============== ================= ============ ======= =============
Almond Court Scotland Aug 2020 42
----------------- ------------ ------- -------------
Almond View Scotland Aug 2020 78
============== ================= ============ ======= =============
Bankview
(&BVDC) Scotland Aug 2020 65
----------------- ------------ ------- -------------
Barrogil
House (5) Scotland Dec 2021 40
============== ================= ============ ======= =============
Beechwood Scotland Aug 2020 90
----------------- ------------ ------- -------------
Camilla (5) Scotland Dec 2021 42
----------------- ------------ ------- -------------
Craigie House
(5) Scotland Dec 2021 30
----------------- ------------ ------- -------------
Cragielea Scotland Aug 2020 85
============== ================= ============ ======= =============
Fernlea House
(5) Scotland Dec 2021 38
----------------- ------------ ------- -------------
Finavon Court
(5) Scotland Dec 2021 24
============== ================= ============ ======= =============
Grandholm Scotland Aug 2020 79
----------------- ------------ ------- -------------
Heatherfield Scotland Aug 2020 60
============== ================= ============ ======= =============
Larkfield Scotland Aug 2020 90
----------------- ------------ ------- -------------
Lomond View
(5) Scotland Dec 2021 50
----------------- ------------ ------- -------------
Methven House
(5) Scotland Dec 2021 62
----------------- ------------ ------- -------------
Preston House
(5) Scotland Dec 2021 64
----------------- ------------ ------- -------------
Roselea House
(5) Scotland Dec 2021 20
----------------- ------------ ------- -------------
Three Towns Scotland Aug 2020 60
============== ================= ============ ======= =============
Walton House
(5) Scotland Dec 2021 40
----------------- ------------ ------- -------------
Willow House
(5) Scotland Dec 2021 40
============== ================= ============ ======= =============
Value at 31 December 2022: GBP89.3m
=======================================================================
Maria Mallaband and Countrywide Group (MMCG)
-----------------------------------------------------------------------
Yorkshire &
Belmont House The Humber May 2019 106
============== ================= ============ ======= =============
Yorkshire &
Croft House The Humber Mar 2020 68
----------------- ------------ ------- -------------
Yorkshire &
Howgate House The Humber Mar 2020 63
============== ================= ============ ======= =============
Yorkshire &
Manor Park The Humber Mar 2020 75
----------------- ------------ ------- -------------
Parksprings Scotland May 2019 96
============== ================= ============ ======= =============
Thorntree
Mews Scotland May 2019 40
----------------- ------------ ------- -------------
Wallace View Scotland May 2019 60
============== ================= ============ ======= =============
Value at 31 December 2022: GBP34.4m
=======================================================================
Tenant and Acquisition Capital
home Region date(1) Beds(2) projects (3)
================ ============ ======= =============
Minster Care *
=======================================================================
Abbeywell West Midlands 45
=============== ============================== ======= =============
Amberley South West 30
=============== ============================== ======= =============
Yorkshire &
Ashgrove The Humber 56
=============== ============================== ======= =============
Broadgate East Midlands 40
=============== ============================== ======= =============
Carnbroe Scotland May 2018 74
=============== ================ ============ ======= =============
Craigend Scotland 48
=============== ============================== ======= =============
Diamond House East Midlands 74
=============== ============================== ======= =============
Duncote Hall East Midlands 40
=============== ============================== ======= =============
Duncote,
The Lakes East Midlands 47
=============== ============================== ======= =============
Yorkshire &
Emmanuel The Humber 44
=============== ============================== ======= =============
Eryl Fryn Wales 31
=============== ============================== ======= =============
Falcon House East Midlands 46
=============== ============================== ======= =============
Freeland
House South East 111
=============== ============================== ======= =============
Gray's Court East of England 87
=============== ============================== ======= =============
Grenville East of England May 2018 64
=============== ================ ============ ======= =============
Yorkshire &
Hamshaw Court The Humber 45
=============== ============================== ======= =============
Hillcrest South West Nov 2021 88
=============== ================ ============ ======= =============
Ideal West Midlands 50
=============== ============================== ======= =============
Karam Court West Midlands 47
=============== ============================== ======= =============
Littleport
Grange East of England 80
=============== ============================== ======= =============
Meadows &
Haywain East of England 65
=============== ============================== ======= =============
Mowbray West Midlands 39
=============== ============================== ======= =============
Mulberry Yorkshire &
Manor The Humber 49
=============== ============================== ======= =============
Red Hill West Midlands Jan 2020 90
=============== ================ ============ ======= =============
Rydal North East 60
=============== ============================== ======= =============
Saffron East Midlands Jun 2017 48
=============== ================ ============ ======= =============
Sovereign
House West Midlands 60
=============== ============================== ======= =============
Stansty House Wales 74
=============== ============================== ======= =============
Three Elms North West 60
=============== ============================== ======= =============
Waterside West Midlands 47
=============== ============================== ======= =============
Woodlands
Court North West 40
=============== ============================== ======= =============
Wordsley West Midlands 44
=============== ============================== ======= =============
Value at 31 December 2022: GBP134.4m
=======================================================================
NCUH NHS Trust
=======================================================================
Reiver House North West Jun 2019 -
=============== ================ ============ ======= =============
Surgical North West Jun 2019 -
Unit
=============== ================ ============ ======= =============
Value at 31 December 2022: GBP4.1m
=======================================================================
Optima
=======================================================================
Barham East of England Aug 2019 44
=============== ================ ============ ======= =============
Baylham East of England Aug 2019 55
=============== ================ ============ ======= =============
Value at 31 December 2022: GBP15.0m
=======================================================================
Tenant and Acquisition Capital (3)
home Region date(1) Beds(2) projects (3)
=============== ================ ============ ======= =============
Prestige
Group
=============== ================ ============ ======= =============
Merlin Manor
Care Centre North East Mar 2020 94
=============== ================ ============ ======= =============
Parkville North East Mar 2018 94
=============== ================ ============ ======= =============
Roseville North East Mar 2018 103
=============== ================ ============ ======= =============
Sandbanks North East Oct 2018 77
=============== ================ ============ ======= =============
Yew Tree North East Jan 2019 76
=============== ================ ============ ======= =============
Value at 31 December 2022: GBP33.4m
=======================================================================
Renaissance Care
=======================================================================
Croftbank Scotland Nov 2018 68
=============== ================ ============ ======= =============
Rosepark Scotland Nov 2018 60
=============== ================ ============ ======= =============
Value at 31 December 2022: GBP12.9m
=======================================================================
Silverline
=======================================================================
Baillieston Scotland Aug 2022 60
=============== ================ ============ ======= =============
Cardonald Scotland Aug 2022 35
=============== ================ ============ ======= =============
Yorkshire &
Laurel Bank The Humber Mar 2020 63
=============== ================ ============ ======= =============
Springhill Scotland Nov 2021 61
=============== ================ ============ ======= =============
Stobhill Scotland Aug 2022 60
=============== ================ ============ ======= =============
Yorkshire &
The Beeches The Humber Mar 2020 60
=============== ================ ============ ======= =============
Yorkshire &
Willow Bank The Humber Mar 2020 59
=============== ================ ============ ======= =============
Value at 31 December 2022: GBP18.5m
=======================================================================
Welford
=======================================================================
Argentum
Lodge South West Sep 2019 56
=============== ================ ============ ======= =============
Baily House East Midland Jun 2022 66
=============== ================ ============ ======= =============
Yorkshire &
Birchlands The Humber Jun 2019 54
=============== ================ ============ ======= =============
Eastleigh
- East Street
& Rossiter
House South West May 2022 54
=============== ================ ============ ======= =============
Eastleigh
- Periton
Road South West May 2022 69
=============== ================ ============ ======= =============
Eastleigh
- Raleigh
Mead South West May 2022 61
=============== ================ ============ ======= =============
Fairview
Court and
House (4) South West Mar 2018 73 +11
=============== ================ ============ ======= =============
Mavern House South West Jan 2021 51 +8
=============== ================ ============ ======= =============
St Peter's
House East of England Dec 2020 66
=============== ================ ============ ======= =============
Vale View
Heights Care
Home South West Jun 2019 55
=============== ================ ============ ======= =============
Woodleigh Christian Care Home East Midlands Jun 2022 44 =============== ================ ============ ======= ============= Value at 31 December 2022: GBP75.3m ======================================================================= 1 May 2017 unless stated 2 Number of registered beds 3 Capital improvement bed additions under development 4 Treated as two properties 5 These assets were invested in via a loan * Croftwood Care and Minster Care are both part of Minster Care Group
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END
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