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Share Name | Share Symbol | Market | Type | Share ISIN | Share Description |
---|---|---|---|---|---|
Mckay Securities Plc | LSE:MCKS | London | Ordinary Share | GB0005522007 | ORD 20P |
Price Change | % Change | Share Price | Bid Price | Offer Price | High Price | Low Price | Open Price | Shares Traded | Last Trade | |
---|---|---|---|---|---|---|---|---|---|---|
0.00 | 0.00% | 281.00 | 281.00 | 283.00 | 0.00 | 00:00:00 |
Industry Sector | Turnover | Profit | EPS - Basic | PE Ratio | Market Cap |
---|---|---|---|---|---|
0 | 0 | N/A | 0 |
TIDMMCKS
RNS Number : 2286W
McKay Securities PLC
13 November 2017
McKAY UNLOCKS FURTHER PORTFOLIO REVERSION
McKay Securities PLC, the only Real Estate Trust (REIT) specialising exclusively in the London and South East office and industrial markets, today announces its half year results for the six months ended 30(th) September 2017.
Financial Highlights
-- Net rental income up 8.2% to GBP9.92million (30(th) September 2016: GBP9.17 million)
-- Adjusted profit before tax up 6.2% to GBP4.70 million (30(th) September 2016: GBP4.42 million)
-- IFRS profit before tax up to GBP16.54 million (30(th) September 2016: loss GBP3.78 million) -- NAV (EPRA) up 3.0% to 312 pence per share (31(st) March 2017: 303 pence) -- NNNAV (EPRA) up 3.9% to 296 pence per share (31(st) March 2017: 285 pence)
-- Interim dividend up 3.7% to 2.8 pence per share (2016: 2.7 pence), payable on 4(th) January 2018
Portfolio Highlights
-- Property valuation up 5.3% (GBP22.73 million), to GBP452.65 million, generating a 2.7% (GBP11.94 million) surplus over cost
-- 5.3% (GBP1.24 million pa) increase in contracted rental income to GBP24.66 million pa, supported by recent lettings
-- 4.3% (GBP1.41 million pa) increase in rental value (ERV) of the portfolio to GBP34.08 million pa
-- 1.8% increase of portfolio reversion to GBP9.43 million - representing a potential 38.2% increase in rental income once secured
-- Reversionary yield of 7.1% -- Good progress achieved in unlocking income and valuation gains though actions;
o Redevelopment schemes generating gains, aided by the full letting of 9 Greyfriars Road, Reading
o Redevelopment of 30 Lombard Street, EC3 on track for delivery in mid-2018, with a marketing campaign now underway
-- Planning consent achieved in October 2017 for the redevelopment of up to 134,430 sq ft of warehouse and distribution floorspace at Brunel Road, Theale
-- Continued focus on realising value, evidenced by disposal of Albion House, Newbury in October 2017 for GBP1.43 million, 43% ahead of March 2017 valuation
Simon Perkins, Chief Executive of McKay Securities, said:
"Our results are up on all key metrics. This continued growth is the direct result of building up a carefully selected portfolio over the last few years, and our ability to enhance and release its potential. We are putting our assets to work and delivering value for our shareholders through active asset management, securing major lettings and delivering planning and development gains.
"Our clear focus on London and the South East, backed by our on-the-ground presence in these markets, remains at the core of our success. A particular highlight during the period was securing the letting of 9 Greyfriars Road in Reading which we transformed from an unloved office block into a modern, award-winning work space, which is now fully let to a major co-working operator. As a result of this and other initiatives, our contracted rents have risen a further 5% during the period - and over 40% since our Capital Raising in 2014.
"Looking ahead, there remains significant levels of income potential within our portfolio to realise on behalf of our shareholders. While the pace of gains remains in part dependent on the health of the occupier market, we have a high quality portfolio of diverse assets in sought after locations which puts us in a strong position for the future."
-S -
Date: 13(th) November 2017 For further information please contact: McKay Securities PLC FTI Consulting Simon Perkins, CEO Dido Laurimore, Tom Gough, Ellie Sweeney Giles Salmon, CFO 020 3727 1000 01189 502333
About McKay Securities
McKay Securities PLC is a commercial property investment company with Real Estate Investment Trust (REIT) status, listed on the main market of the London Stock Exchange. It specialises in the development and refurbishment of good quality office and industrial buildings within established and proven markets of central London and South East England. The portfolio, which was valued at 30(th) September 2017 at GBP452.65 million, comprised 36 properties in strong and established areas, which deliver diversity in terms of both sector and location.
Highlights page
Forward looking statements
This announcement is for information purposes only and contains certain forward-looking statements which, by their nature, involve risk and uncertainty because they relate to or depend upon future events and circumstances.
There are a number of factors which could cause actual results and developments to differ materially from those expressed or implied by these forward looking statements, including a number of factors outside McKay Securities PLC's control. All forward-looking statements are based upon information known to McKay Securities PLC on the date of this announcement and no representation or warranty is given in relation to them, including as to their completeness or accuracy or the basis on which they were prepared. McKay Securities PLC gives no undertaking to update forward-looking statements whether as a result of new information, future events or otherwise. Information contained in this announcement relating to the Company should not be relied upon as an indicator of future performance.
Details of the programme for the payment of the interim dividend of the Ordinary Shares is as follows:
Ex-dividend date 23(rd) November 2017 Record Date for the interim dividend 24(th) November 2017 Interim dividend paid 4(th) January 2018 An interim dividend per share of 2.8 pence, (2016: 2.7 pence per share), which will be paid as an ordinary dividend.
CHAIRMAN'S STATEMENT
Profit before tax, adjusted to exclude unrealised movements in the value of the Group's property portfolio and other non-cash items, increased by 6.2% to GBP4.70 million for the six month period to 30(th) September 2017 (30(th) September 2016: GBP4.42 million).
The independent valuation of the Group's property portfolio at 30(th) September 2017 totalled GBP452.65 million, resulting in a 2.7% (GBP11.94 million) valuation surplus for the period (30(th) September 2016: 0.7% deficit).
Inclusion of the valuation movement and other unrealised items resulted in a profit before tax (IFRS) of GBP16.54 million (30(th) September 2016: GBP3.78 million loss).
Net asset value per share (EPRA) increased over the six month period by 3.0% to 312 pence (31(st) March 2017: 303 pence). Net asset value per share (EPRA NNNAV) increased by 3.9% to 296 pence (31(st) March 2017: 285 pence).
Debt facilities increased by GBP5.00 million to GBP180.00 million following loan refinancing.
The Board has declared an interim dividend up 3.7% to 2.8 pence per share (2016: 2.7 pence).
Overview
Our strategic objective of unlocking the substantial income potential from our portfolio has made significant progress over the period, delivering increased profits and generating shareholder value.
Implementation of asset management and development initiatives, particularly in respect of acquisitions made with the proceeds of our capital raising in 2014, continued to enhance the scale and quality of the portfolio, generating an 8.2% increase in net property income over the period and a 2.7% valuation surplus. As a result, adjusted profit, our measure of recurring profits, increased by 6.2% and net asset value per share (EPRA NAV) by 3.0%.
The letting of the whole of our recently completed development at 9 Greyfriars Road, Reading (39,620 sq ft) at a premium to the March 2017 ERV was an excellent result, and we will benefit from a full contribution to portfolio income in future periods. The letting is covered in more detail below, but the contracted rent achieved of GBP1.21 million pa was the most significant contribution to the 5.3% increase in portfolio contracted rental income, which totalled GBP24.66 million pa at the period end.
This activity also contributed to a further uplift in the potential rental value of the portfolio (ERV), which increased by 4.3% to GBP34.08 million pa.
We are therefore delivering on what we set out to achieve in 2014, with a further increase in contracted rents and plenty more to deliver from the substantial 38.2% (GBP9.43 million pa) portfolio reversion.
Market Review
Market conditions over the period have remained stable, despite the outcome of the General Election and the continuing uncertainty regarding the UK's exit from the European Union. The attraction of income yield and favourable exchange rate benefits have produced competition from a wide range of UK and overseas investors at a time of limited income opportunities, helping underpin capital values.
As the UK property market matures following its rapid recovery post-recession, we anticipate an increasing differential in value between assets with secure income and those with active management opportunities. The latter provide greater scope for us to add value through our proven active management, refurbishment and development skills and we continue to monitor the market for such opportunities and appraise prospects that meet our criteria.
Across our occupier markets, rental values levelled out over the period as demand remained generally steady against a backdrop of low supply levels. However, there has been a reduction in the number of larger office lettings across London and South East markets, attributed to the uncertainty surrounding Brexit. This has resulted in lower total letting volumes, although building obsolescence, combined with lease expiries, has maintained the volume of small and mid-size leasing activity.
Supply constraints remain particularly relevant within the South East office market, which accounts for 58.4% of our portfolio. The supply of new buildings at the end of the period totalled 2.44 million sq ft, representing a low vacancy rate of 2.9%. This increases to 7.14 million sq ft (8.4%) with the inclusion of Grade A product, albeit with variations between centres.
For the year to date, leasing activity within this market totalled 1.39 million sq ft. Although this is 17.0% lower than at the same point last year, activity below 80,000 sq ft is 3.4% higher at 1.32 million sq ft. The concentration of leasing activity in this smaller size band is typically around 80%, and is a market trend that we have tracked for many years. As a result, our portfolio is positioned to meet this market demand with the average size of our nineteen assets being 40,500 sq ft.
The level of named occupier demand for South East offices ended the period at 3.76 million sq ft, 4.8% higher than at the same point last year. This indicates that, despite political and economic challenges, there remains continued demand for modern business space. In addition, the opening of the Elizabeth Line (Crossrail) in 2018 will improve travel times and ease of access between the M4 corridor and central London, which is expected to add to the sector's attraction. With our South East focus, this is likely to improve the reach and appeal of many of our assets.
Within the City of London, where our redevelopment of 30 Lombard Street, EC3 (58,000 sq ft) is set to complete in mid 2018, supply levels reduced slightly over the period and demand remained ahead of the five year average. The supply of available floorspace in the City, totalling 6.80 million sq ft, is 14.5% below the five year average. For new and refurbished floorspace in the City core, this reduces to 1.90 million sq ft, representing a low vacancy rate of 3.3%. The development pipeline in the core is set to deliver 3.31 million sq ft by the end of 2018, of which 41.7% is already pre-let, leaving 1.93 million sq ft available. When set against average annual take up of 1.66 million sq ft in the core and named active demand of 4.10 million sq ft (30(th) September 2016: 3.65 million sq ft) across the City, rental values have been supported by the current levels of supply and demand in the market.
The South East industrial sector remains active, enhanced by the increasing shift to multi-channel retailing. Occupier requirements are focused on new units, with over 75.0% of take-up in the year to date classified as new and Grade A. Supply constraints have driven rental growth and investor demand, which has made this the best performing sector of the period. This is reflected in the valuation performance of our industrial portfolio and is also encouraging for our proposed redevelopment at Brunel Road, Theale, which is referred to below.
Portfolio Income and Asset Management
Over the period we completed eight new lettings with a combined contracted rental value of GBP1.46 million pa, 2.9% ahead of ERV, with the largest being the letting of 9 Greyfriars Road, Reading (39,620 sq ft). The building was let as a whole to a serviced office operator on a 15 year institutional lease, with a tenant break clause at the end of year ten. This generated an 18.2% profit on cost for the scheme and provides us with a high quality investment property in an area which is set to improve following completion of the Elizabeth Line, at a yield on cost of 7.9%.
Elsewhere we bettered rental assumptions at Crown Square, Woking and 329 Bracknell where the refurbishment of smaller suites has been well received by the market. Refurbishment work to office floor space and the common areas at Portsoken House, EC3 and The Mille, Brentford has also made good progress. Marketing of the 32,350 sq ft vacant space within these two buildings, which accounts for 53.4% of our total portfolio void by rental value (excluding developments), is progressing well and generating enquiries at both locations.
With the letting progress achieved over the period, portfolio occupancy increased from 94.5% to 94.6%, and from 77.3% to 81.3% with the inclusion of the development properties referred to below.
Since the end of the period, we have completed the freehold disposal of Albion House, Newbury (6,720 sq ft), having exchanged contracts at the end of September 2017. The price of GBP1.43 million was 43.0% ahead of the 31(st) March 2017 book value, with the substantial uplift achieved following a lease renewal with the existing office occupier. We continue to review the sale of smaller, management intensive assets alongside those which we regard as more mature and non-core.
Development Programme
With the completion and letting of 9 Greyfriars Road, our two remaining development properties with the opportunity to unlock value through lettings are Prospero, Redhill (50,370 sq ft) and 30 Lombard Street.
Having secured the letting of the top floor (10,643 sq ft) at Prospero shortly after completion, our marketing campaign generated further interest over the period, resulting in the letting of the ground floor (11,537 sq ft) in October 2017. This recent letting has taken occupancy to 46.0% and we remain encouraged by leads on the remaining two floors. As with the top floor, the ground floor tenant has committed to a 15 year lease with a tenant break option at year 10. The rent achieved was GBP0.35 million pa, equivalent to ERV of GBP30 psf.
At 30 Lombard Street, the building remains on programme for completion in mid-2018. Completion of the steel frame was marked by a topping out ceremony in October and installation of the external cladding is underway. It will provide regular floorplates over lower ground and nine upper floors in a prime City location, with spectacular views from a generous terrace at top floor level. The marketing campaign, which was launched in the summer, has generated a range of varied enquiries at this early stage.
The next scheme in the pipeline is the refurbishment or redevelopment of Brunel Road, Theale - a 96,850 sq ft warehouse next to Junction 12 of the M4 at Theale, on the western outskirts of Reading. Planning consent was granted in October to increase the floorspace on site by up to 38.8% through the redevelopment of the existing building into either a single modern high bay warehouse of 134,430 sq ft or four detached units totalling 117,700 sq ft. We are now carrying out design and preparatory works to be able to commence demolition on lease expiry in spring 2018. Given the high demand this sector is experiencing, and the leads that our early marketing has generated, this will be on a speculative basis unless we have secured a pre-let in advance.
Valuation
Knight Frank LLP was appointed as Group Valuer after the March 2017 year end valuation, replacing Mellersh & Harding who had provided many years of exceptional service. Knight Frank's extensive strength and depth across our markets leaves them well placed to assist with the increasing size of the portfolio and to reaffirm the value of the Group's assets. They are also an accepted valuer by our lending banks, which will reduce the additional cost of valuations for loan purposes.
Knight Frank's valuation of the thirty six assets within the Group's portfolio at 30(th) September 2017 totalled GBP452.65 million (31(st) March 2017: GBP429.92 million). This resulted in a 2.7% (GBP11.94 million) surplus, ahead of the 2.2% increase in the IPD Monthly (All Property) Index.
On a sector basis, our South East office assets (58.4% of the portfolio by value) achieved capital growth of 2.4% compared to IPD of 1.8% and ERV growth of 4.4% compared to IPD of 1.3%. Our South East industrial assets (18.1% of the portfolio) also out performed IPD with capital growth of 10.0% compared with IPD of 7.6% and rental growth of 7.6% compared with IPD of 4.7%. In both sectors, our active management delivered rental growth ahead of the market, which contributed to the out-performance.
With our London office assets (18.9% of the portfolio), rental growth of 5.2% was also well ahead of IPD of 0.2% but capital values were 1.1% lower compared with an IPD surplus of 1.5%. This mainly reflected refurbishment costs at Portsoken House, EC3, where valuation gains should follow once improved rental values are achieved on the letting of the refurbished floorspace.
The value of the two remaining development properties was down by GBP0.78 million (-1.6%), as letting gains at Prospero were offset by a slight outward yield shift at 30 Lombard Street. Future lettings at both properties provide the potential for substantial valuation gains.
These segments combined to give a portfolio initial yield of 4.5% (31(st) March 2017: 4.6%) increasing to 5.1% on the expiry of letting incentives (31(st) March 2017: 5.1%) and a net equivalent yield 6.1% (31(st) March 2017: 6.1%). At ERV (net) the reversionary yield would be 7.1% (31(st) March 2017: 7.1%).
With the exception of our industrial properties where the valuation also benefited from lower market yields, gains were generally achieved as a result of improving the quality and rental value of our assets through refurbishment and other management initiatives. These rental and capital gains generated a total portfolio return (excluding developments) of 5.8%, ahead of the 4.5% IPD return.
The most substantial increase was at 9 Greyfriars Road, where the letting generated a 34.7% (GBP4.95 million) surplus for the period. This result supports our strategic rationale to progress with a speculative refurbishment and highlights the gains that can be achieved with the delivery of a high quality asset in a well chosen location.
Finance
Adjusted profit before tax increased by 6.2% to GBP4.70 million (30(th) September 2016: GBP4.42 million) primarily due to gains in gross rental income which increased by 4.7% to GBP10.90 million (30(th) September 2016: GBP10.42 million). Non-recoverable property costs of GBP0.98 million were lower than the corresponding period last year (30(th) September 2016: GBP1.24 million), reflecting asset management initiatives to reduce these costs. As a result, net rental income increased by 8.2% (GBP0.75 million) to GBP9.92 million (30(th) September 2016: GBP9.17 million).
Administration costs of GBP3.13 million for the period were marginally higher than the corresponding period last year (30(th) September 2016: GBP2.98 million).
Net finance costs increased by GBP0.38 million to GBP2.49 million (30(th) September 2016: GBP2.11 million) as a result of higher levels of debt and a lower level of capitalised interest with only one development project under construction. Both these increases were partially offset by the beneficial impact of reducing the notional value of the remaining interest rate swap by GBP12.00 million to GBP33.00 million in December 2016.
IFRS profit before tax for the period, prior to any adjustments for unrealised items, shows a GBP16.54 million profit (30(th) September 2016: GBP3.78 million loss). This includes the revaluation surplus and the positive movement in the mark to market valuation of the interest rate swap.
IFRS net asset value increased by GBP11.03 million to GBP281.82 million over the period, mainly due to the GBP11.94 million valuation surplus. EPRA net asset value per share, which excludes the negative value of the interest rate swap, increased by 3.0% to 312 pence (31(st) March 2017: 303 pence).
Drawn debt increased to GBP149.00 million (31(st) March 2017: GBP136.00 million), primarily due to development and refurbishment expenditure. The ratio of drawn debt to portfolio value (LTV) was 32.9% (31(st) March 2017: 31.6%). As anticipated, the average cost of debt reduced during the period to 3.9% (31(st) March 2017: 4.4%) as the proportion of floating rate debt increased in relation to the more expensive fixed rate debt.
Having renewed three of our debt facilities in 2015, we were pleased to complete the refinancing of the fourth in August 2017. This was achieved with the existing lender, providing a five year GBP40.00 million revolving facility which has increased the Group's total available facilities from GBP175.00 million to GBP180.00 million.
The Board
As reported at the end of the last financial year, Nigel Aslin and Viscount Lifford both retired during the period. They were an integral part of the Group's successful management through the recession and the subsequent period of growth, and I would like to thank them for their invaluable counsel and support over the years.
Dividend
The Board is pleased to declare an interim dividend of 2.8 pence per share, an increase of 3.7% over the level of dividend paid for the same period last year. This will be paid as an ordinary dividend on 4(th) January 2018.
Outlook
After a successful start to the year, further crystallisation of the substantial income potential within our portfolio provides encouraging scope for additional income and capital gains. The pace of the release of this reversionary potential remains dependent on the continued strength of occupier demand for our assets, and in particular our development and refurbishment projects.
It remains to be seen how strong the forecast economic headwinds prove to be, but with our high quality portfolio of diverse assets and our focus on the resilient markets of London and the South East, we remain well placed to deliver further shareholder value from the portfolio with the ongoing implementation of our clear strategy for growth.
Richard Grainger
Chairman
CONSOLIDATED PROFIT OR LOSS AND OTHER COMPREHENSIVE INCOME
Six months to 30(th) September 2017
Notes 6 months 6 months 12months to 30(th) to 30(th) to 31(st) September September March 2017 (Unaudited) 2016 (Unaudited) 2017 (Audited) GBP'000 GBP'000 GBP'000 ================================================== ====== ================== ================== ================ Gross rents and service charges receivable 12,574 12,113 24,112 ================================================== ====== ================== ================== ================ Other property income - - 1,648 ================================================== ====== ================== ================== ================ Direct property outgoings (2,650) (2,939) (5,888) ================================================== ====== ================== ================== ================ Net rental income from investment properties 3 9,924 9,174 19,872 ================================================== ====== ================== ================== ================ Administration costs (3,133) (2,984) (5,795) ================================================== ====== ================== ================== ================ Operating profit before gains on investment properties 6,791 6,190 14,077 ================================================== ====== ================== ================== ================ Revaluation of investment properties 6 10,619 (3,268) 7,617 ================================================== ====== ================== ================== ================ Operating profit 17,410 2,922 21,694 ================================================== ====== ================== ================== ================ Finance costs 5 (2,491) (6,706) (4,523) ================================================== ====== ================== ================== ================ Finance income 5 1,618 6 423 ================================================== ====== ================== ================== ================ Profit/(loss) before taxation 16,537 (3,778) 17,594 ================================================== ====== ================== ================== ================ Taxation - - - ================================================== ====== ================== ================== ================ Profit/(loss) for the period 16,537 (3,778) 17,594 ================================================== ====== ================== ================== ================ Other comprehensive income: ================================================== ====== ================== ================== ================ Items that will not be reclassified subsequently to profit or loss ================================================== ====== ================== ================== ================ Actuarial movement on defined benefit pension scheme - - (628) ================================================== ====== ================== ================== ================ Total comprehensive income for the year 16,537 (3,778) 16,966 ================================================== ====== ================== ================== ================ Earnings per share 4 ================================================== ====== ================== ================== ================ Basic 17.61p (4.04)p 18.78p ================================================== ====== ================== ================== ================ Diluted 17.49p (4.04)p 18.63p ================================================== ====== ================== ================== ================ Adjusted earnings per share figures are shown in note 4. ================================================== ====== ================== ================== ================
GROUP STATEMENT OF FINANCIAL POSITION
As at 30(th) September 2017
Notes 6 months 6 months 12months to 30(th) to 30(th) to 31(st) September September March 2017 Non-current assets 2017 (Unaudited) 2016 (Unaudited) (Audited) GBP'000 GBP'000 GBP'000 =========================================== ====== ================== ================== ============ Valuation as reported by the valuers 452,650 413,875 429,915 =========================================== ====== ================== ================== ============ Adjustment for rents recognised in advance under SIC 15 (7,305) (6,072) (5,987) =========================================== ====== ================== ================== ============ Assets held for sale (18,100) - (5,500) =========================================== ====== ================== ================== ============ Adjustment for grossing up of headleases 4,405 3,725 4,405 =========================================== ====== ================== ================== ============ 6 431,650 411,528 422,833 =========================================== ====== ================== ================== ============ Plant and equipment 57 76 62 =========================================== ====== ================== ================== ============ Total non-current assets 431,707 411,604 422,895 =========================================== ====== ================== ================== ============
Current assets
Trade and other receivables 8,378 7,972 6,916 ============================= ======== ======== ======== Assets held for sale 6 18,100 - 5,500 ============================= ======== ======== ======== Cash and cash equivalents 1,838 2,938 4,485 ============================= ======== ======== ======== Total current assets 28,316 10,910 16,901 ============================= ======== ======== ======== Total assets 460,023 422,514 439,796 ============================= ======== ======== ========
Current liabilities
Loans and other borrowings - - (34,973) ============================ ======== ========= ========= Trade and other payables (9,868) (9,380) (11,298) ============================ ======== ========= ========= Finance lease liabilities (285) (286) (285) ============================ ======== ========= ========= Interest rate derivatives 7 (1,400) (2,944) (2,159) ============================ ======== ========= ========= Total current liabilities (11,553) (12,610) (48,715) ============================ ======== ========= =========
Non-current liabilities
Loans and other borrowings (146,468) (127,903) (99,127) =============================== ========== ========== ========== Pension fund deficit (2,164) (1,719) (2,284) =============================== ========== ========== ========== Finance lease liabilities (4,120) (4,120) (4,120) =============================== ========== ========== ========== Interest rate derivatives 7 (13,901) (24,054) (14,758) =============================== ========== ========== ========== Total non-current liabilities (166,653) (157,796) (120,289) =============================== ========== ========== ========== Total liabilities (178,206) (170,406) (169,004) =============================== ========== ========== ========== Net assets 281,817 252,108 270,792 =============================== ========== ========== ==========
Equity
Called up share capital 18,791 18,762 18,762 ================================ ======== ======== ======== Share premium account 79,235 78,929 78,929 ================================ ======== ======== ======== Retained earnings 55,243 47,374 55,172 ================================ ======== ======== ======== Revaluation reserve 128,548 107,043 117,929 ================================ ======== ======== ======== Total equity 281,817 252,108 270,792 ================================ ======== ======== ======== Net asset value per share 9 300p 269p 289p ================================ ======== ======== ======== EPRA net asset value per share 9 312p 295p 303p ================================ ======== ======== ========
GROUP CASH FLOW STATEMENT
Six months to 30(th) September 2017
6 months 6 months 12months to 30(th) to 30(th) to 31(st) September September March 2017 Operating activities 2017 (Unaudited) 2016 (Unaudited) (Audited) GBP'000 GBP'000 GBP'000 ===================================================== ================== ================== ============ Profit/(loss) before taxation 16,537 (3,778) 17,594 ===================================================== ================== ================== ============ Adjustments for: ===================================================== ================== ================== ============ Depreciation 17 15 32 ===================================================== ================== ================== ============ Other non-cash movements 669 603 1,308 ===================================================== ================== ================== ============ Movement in revaluation of investment properties (10,619) 3,269 (7,617) ===================================================== ================== ================== ============ Net finance costs 873 6,700 4,100 ===================================================== ================== ================== ============ Cash flow from operations before changes in working capital 7,477 6,809 15,417 ===================================================== ================== ================== ============ Increase/(decrease) in debtors (1,511) 8,568 8,339 ===================================================== ================== ================== ============ Decrease in creditors (1,489) (2,756) (1,178) ===================================================== ================== ================== ============ Cash generated from operations 4,477 12,621 22,578 ===================================================== ================== ================== ============ Interest paid (2,895) (3,287) (6,055) ===================================================== ================== ================== ============ Interest received 1 6 7 ===================================================== ================== ================== ============ Cash flows from operating activities 1,583 9,340 16,530 ===================================================== ================== ================== ============
Investing activities
Purchase and development of investment properties (10,368) (14,453) (18,478) =================================================== ========= ========= ========= Purchase of other fixed assets (12) - (3) =================================================== ========= ========= ========= Cash flows from investing activities (10,380) (14,453) (18,481) =================================================== ========= ========= =========
Financing activities
Increase in borrowings 12,060 13,995 19,989 ====================================== ======== ======== ======== Equity dividends paid (5,910) (5,683) (8,216) ====================================== ======== ======== ======== Swap cancellation fee - - (5,076) ====================================== ======== ======== ======== Cash flows from financing activities 6,150 8,312 6,697 ====================================== ======== ======== ======== Net (decrease)/increase in cash and cash equivalents (2,647) 3,199 4,746 ====================================================== ======== ====== ====== Cash and cash equivalents at the beginning of the period 4,485 (261) (261) ====================================================== ======== ====== ====== Cash and cash equivalents at end of the period 1,838 2,938 4,485 ====================================================== ======== ====== ======
CONSOLIDATED STATEMENT OF CHANGES IN EQUITY
Six months to 30(th) September 2017
Attributable to equity holders of the parent company
Share Share Revaluation Retained Total capital premium reserve earnings equity GBP'000 GBP'000 GBP'000 GBP'000 GBP'000 ----------------------------------- --------- --------- ------------ ---------- --------- At 1(st) April 2016 18,632 77,708 110,312 54,571 261,223 ----------------------------------- --------- --------- ------------ ---------- --------- (Loss) for the period - - - (3,778) (3,778) ----------------------------------- --------- --------- ------------ ---------- --------- Other comprehensive income: ----------------------------------- --------- --------- ------------ ---------- --------- Transfer surplus on revaluation of properties - - (3,269) 3,269 - ----------------------------------- --------- --------- ------------ ---------- --------- Total comprehensive income in the period - - (3,269) (509) (3,778) ----------------------------------- --------- --------- ------------ ---------- --------- Issue of new shares net of costs 130 1,221 - (1,351) - ----------------------------------- --------- --------- ------------ ---------- --------- Dividends paid in period - - - (5,683) (5,683) ----------------------------------- --------- --------- ------------ ---------- --------- Cost of share based payments - - - 346 346 ----------------------------------- --------- --------- ------------ ---------- --------- At 30(th) September 2016 18,762 78,929 107,043 47,374 252,108 ----------------------------------- --------- --------- ------------ ---------- --------- Profit for the period - - - 21,372 21,372 ----------------------------------- --------- --------- ------------ ---------- --------- Other comprehensive income: ----------------------------------- --------- --------- ------------ ---------- --------- Transfer surplus on revaluation of properties - - 10,886 (10,886) - ----------------------------------- --------- --------- ------------ ---------- --------- Actuarial loss on defined benefit pension scheme - - - (628) (628) ----------------------------------- --------- --------- ------------ ---------- --------- Total comprehensive income in the period - - 10,886 9,858 20,744 ----------------------------------- --------- --------- ------------ ---------- --------- Dividends paid in period - - - (2,533) (2,533) ----------------------------------- --------- --------- ------------ ---------- --------- Deferred bonus - - - 128 128 ----------------------------------- --------- --------- ------------ ---------- --------- Cost of share based payments - - - 345 345 ----------------------------------- --------- --------- ------------ ---------- --------- At 31st March 2017 18,762 78,929 117,929 55,172 270,792 ----------------------------------- --------- --------- ------------ ---------- --------- Profit for the period - - - 16,537 16,537 ---------------------------------- ------- ------- -------- --------- -------- Other comprehensive income: ---------------------------------- ------- ------- -------- --------- -------- Transfer surplus on revaluation of properties - - 10,619 (10,619) - ---------------------------------- ------- ------- -------- --------- -------- Total comprehensive income in the period - - 10,619 5,918 16,537 ---------------------------------- ------- ------- -------- --------- -------- Issue of new shares net of costs 29 306 - (335) - ---------------------------------- ------- ------- -------- --------- -------- Dividends paid in period - - - (5,910) (5,910) ---------------------------------- ------- ------- -------- --------- -------- Cost of share based payments - - - 397 397 ---------------------------------- ------- ------- -------- --------- -------- Other - - - 1 1 ---------------------------------- ------- ------- -------- --------- -------- At 30(th) September 2017 18,791 79,235 128,548 55,243 281,817 ---------------------------------- ------- ------- -------- --------- --------
NOTES TO THE FINANCIAL STATEMENTS
Six months to 30(th) September 2017
1 Accounting policies
Basis of preparation
This condensed set of financial statements has been prepared in accordance with IAS 34 Interim Financial Reporting as adopted by the European Union.
As required by the Disclosure and Transparency Rules of the Financial Conduct Authority, the financial statements have been prepared applying the accounting policies and presentation that were applied in the preparation of the Company's published consolidated financial statements for the year ended 31(st) March 2017.
The comparative figures for the financial year ended 31(st) March 2017 are not the Company's statutory accounts for that financial year. Those accounts have been reported on by the Company's auditor and delivered to the Registrar of Companies. The report of the auditor was (i) unqualified, (ii) did not include a reference to any matter to which the auditor drew attention by way of emphasis without qualifying their report, and (iii) did not contain a statement under Section 498 (2) or (3) of the Companies Act 2006.
The Board approved the unaudited interim financial statements on 10(th) November 2017.
Identification of business risks
The Group's principal risks and uncertainties are consistent with those noted in the Annual Report for the year ended 31(st) March 2017 which include compliance with financial covenants on bank borrowing, tenant default, liquidity, interest rate hedging instruments and interest rate movements on bank borrowing. The Directors consider that the significant areas of judgement made by management that have significant effect on the Group's performance and estimates with a significant risk of material adjustment are valuation of investment properties and financial instruments. These are unchanged from those identified in the Annual Report for the year ended 31(st) March 2017.
Going concern
The Interim Report has been prepared on a going concern basis, which assumes the Group will be able to meet its liabilities as they fall due, for the foreseeable future. The Directors have prepared cash flow forecasts which show that the cash generated from operating activities will provide sufficient cash headroom for the foreseeable future.
Following a refinancing of one of the four banking facilities in the period, the Group does not have any borrowing facilities expiring in the next 12 months. The Group is in full compliance with its borrowing covenants at 30(th) September 2017 and is expected to be in compliance for the next 12 months.
2 Adjusted profit before taxation
Adjusted profit before taxation is the Group's preferred measure to provide a clearer picture of recurring profits from core rental activities before taxation, adjusted as set out below.
6 months 6 months 12months to 30(th) to 30(th) to 31(st) September September March 2017 2017 (Unaudited) 2016 (Unaudited) (Audited) GBP'000 GBP'000 GBP'000 ================================================ ================== ================== ============ Profit/(loss) before taxation 16,537 (3,778) 17,594 ================================================ ================== ================== ============ Change in fair value of derivatives (1,617) 4,588 (415) ================================================ ================== ================== ============ Movement in valuation of investment properties (10,619) 3,269 (7,617) ================================================ ================== ================== ============ Other property income - - (1,648) ================================================ ================== ================== ============ IFRS 2 adjustment to share based payments 397 346 691 ================================================ ================== ================== ============ Adjusted profit before taxation 4,698 4,425 8,605 ================================================ ================== ================== ============
3 Net rental income from investment properties
6 months 6 months 12months to 30(th) to 30(th) to 31(st) September September March 2017 2017 (Unaudited) 2016 (Unaudited) (Audited) GBP'000 GBP'000 GBP'000 ==================================================== ================== ================== ============ Gross rents receivable 10,642 10,212 20,672 ==================================================== ================== ================== ============ SIC 15 adjustment (spreading of rental incentives) 259 204 118 ==================================================== ================== ================== ============ Gross rental income 10,901 10,416 20,790 ==================================================== ================== ================== ============ Service charges receivable 1,673 1,697 3,322 ==================================================== ================== ================== ============ 12,574 12,113 24,112 ==================================================== ================== ================== ============ Other property income - - 1,648 ==================================================== ================== ================== ============ Direct property outgoings (2,650) (2,939) (5,888) ==================================================== ================== ================== ============ Net rental income 9,924 9,174 19,872 ==================================================== ================== ================== ============
Rent receivable under the terms of the leases is adjusted, in accordance with SIC 15, for the effect of any incentives given.
4 Earnings per share
6 months 6 months 12months to 30(th) to 30(th) to 31(st) September September March 2017 2017 (Unaudited) 2016 (Unaudited) (Audited) GBP'000 GBP'000 GBP'000 ================================================== ================== ================== ============ Basic earnings/(loss) per share 17.61 (4.04) 18.78 ================================================== ================== ================== ============ Change in fair value of derivatives (1.72) 4.91 (0.44) ================================================== ================== ================== ============ Movement in revaluation of investment properties (11.31) 3.49 (8.13) ================================================== ================== ================== ============ Other property income - - (1.76) ================================================== ================== ================== ============ Adjusted profit for share based payments 0.42 0.37 0.74 ================================================== ================== ================== ============ Adjusted earnings per share 5.00 4.73 9.19 ================================================== ================== ================== ============
Basic earnings per share on ordinary shares is calculated on the profit in the half year of GBP16,537,144 (30(th) September 2016: loss GBP3,778,471) and 31(st) March 2017: profit GBP17,594,000) and 93,895,804 (30(th) September 2016 93,511,768 and 31(st) March 2017: 93,659,703) shares, being the weighted average number of ordinary shares in issue during the period.
6 months 6 months to 12months to to 30(th) 30(th) September 31(st) September 2016 March 2017 2017 Number of shares Number of Number of shares Shares ============================================= =========== ================== ============ Weighted average number of ordinary shares in issue 93,895,804 93,511,768 93,659,703 ============================================= =========== ================== ============ Number of shares under option 1,524,499 1,346,921 1,453,249 ============================================= =========== ================== ============ Number of shares that would have been issued at fair value (872,452) (481,332) (656,745) ============================================= =========== ================== ============ Diluted weighted average number of ordinary shares in issue 94,547,851 94,377,357 94,456,207 ============================================= =========== ================== ============ 6 months 6 months 12months to 30(th) to 30(th) to September September 31(st) 2017 2016 March 2017 P P P ================================================== =========== =========== ============ Basic earnings/(loss) per share 17.61 (4.04) 18.78 ================================================== =========== =========== ============ Effect of dilutive potential ordinary shares under option (0.12) - (0.15) ================================================== =========== =========== ============ Diluted (loss)/earnings per share 17.49 (4.04) 18.63 ================================================== =========== =========== ============ Change in fair value of derivatives (1.71) 4.86 (0.44) ================================================== =========== =========== ============ Movement in revaluation of investment properties (11.23) 3.46 (8.07) ================================================== =========== =========== ============ Other property income - - (1.74) ================================================== =========== =========== ============
EPRA diluted earnings per share 4.55 4.28 8.38 ================================================== =========== =========== ============
Diluted earnings per share is calculated on the same profit after tax and on the weighted average diluted number of shares in issue during the year of 94,547,851 (30(th) September 2016: 94,377,357 and 31(st) March 2017: 94,456,207) shares, which takes into account the number of potential ordinary shares under option. No account has been taken in diluted earnings per share of potential ordinary shares in the period to 30(th) September 2017 where their conversion to ordinary shares would decrease the profit per share but is included to arrive at adjusted diluted earnings per share.
Adjusted earnings per share excludes the after tax effect of profit from the disposal of investment properties, surrender premiums received (if any), the change in the fair value of derivatives and the movement in revaluation of investment properties. The EPRA measure includes all of these adjustments, except for surrender premiums which are added back.
5 Net finance costs
6 months 6 months 12months to 30(th) to 30(th) to 31(st) September September March 2017 2017 (Unaudited) 2016 (Unaudited) (Audited) GBP'000 GBP'000 GBP'000 ============================================== ================== ================== ============ Interest on bank overdraft and loans 2,648 2,736 5,269 ============================================== ================== ================== ============ Commitment fee 93 186 381 ============================================== ================== ================== ============ Finance lease interest on leasehold property obligations 142 142 285 ============================================== ================== ================== ============ Finance arrangement costs 308 208 410 ============================================== ================== ================== ============ Fair value loss on derivatives - 4,588 - ============================================== ================== ================== ============ Capitalised interest (700) (1,154) (1,822) ============================================== ================== ================== ============ Finance expense 2,491 6,706 4,523 ============================================== ================== ================== ============ Fair value gain on derivatives (1,617) - (415) ============================================== ================== ================== ============ Interest receivable (1) (6) (8) ============================================== ================== ================== ============ Finance income (1,618) (6) (423) ============================================== ================== ================== ============ Net finance costs 873 6,700 4,100 ============================================== ================== ================== ============
6 Investment properties
Valuation 6 months 6 months 12months to 30(th) to 30(th) to 31(st) September September March 2017 2017 (Unaudited) 2016 (Unaudited) (Audited) GBP'000 GBP'000 GBP'000 ===================================================== ================== ================== ============ At 1(st) April 428,333 399,046 399,046 ===================================================== ================== ================== ============ Additions - development 10,798 15,770 21,671 ===================================================== ================== ================== ============ Revaluation on surplus/(defecit) 10,878 (3,065) 7,074 ===================================================== ================== ================== ============ Adjustment for rents recognised in advance under SIC15 (259) (203) (118) ===================================================== ================== ================== ============ Head lease adjustment - - 661 ===================================================== ================== ================== ============ Amortisation of grossed up headlease liabilities - (20) (1) ===================================================== ================== ================== ============ Book value 449,750 411,528 428,333 ===================================================== ================== ================== ============ Adjustment for grossing up of headlease liabilities (4,405) (3,725) (4,405) ----------------------------------------------------- ------------------ ------------------ ------------ Adjustment for rents recognised in advance under SIC15 7,305 6,072 5,987 ===================================================== ================== ================== ============ Valuation 452,650 413,875 429,915 ===================================================== ================== ================== ============
In accordance with the Group's accounting policy on properties there was an external valuation at 30(th) September 2017. These valuations, were carried out by Knight Frank LLP (30(th) September 2016 and 31(st) March 2017: Mellersh and Harding LLP). All valuations were carried out in accordance with the Appraisal and Valuation Standards of RICS, on an open market basis.
7 Liabilities
During the period the Group refinanced its GBP35 million revolving facility due to expire in November 2017 with a GBP40 million secured revolving facility repayable in 2022. This has increased the Group's total debt facilities to GBP180 million.
The Group adopts a policy of ensuring that its exposure to interest rate fluctuations is mitigated by the use of financial instruments. Interest rate swaps have been entered into to achieve this purpose.
The Group does not hold or issue derivative financial instruments for trading purposes.
As at (1) Next Fair value Fair value 30(th) September Credit Amount before (2) BCVA GBP'000 2017 (Unaudited) Maturity break GBP'000 Rate BCVA ------------------- ------------ ---------- ----------- ------- ------------- ----------- ------------- Interest Sept rate swaps Sept 2032 2022 GBP33,000 5.17% (16,487) 1,186 (15,301) As at (1) Next 30(th) September Credit Fair value Fair value 2016 (Unaudited) break Amount before (2) BCVA GBP'000 Maturity GBP'000 Rate BCVA ------------------- ------------ ---------- ----------- ------- ------------- ----------- ------------- Interest Sept rate swaps Sept 2032 2022 GBP45,000 5.17% (29,569) 2,571 (26,998) As at (1) Next Credit break 31(st) March Fair value Fair value 2017 before GBP'000 (Audited) Amount BCVA (2) BCVA Maturity GBP'000 Rate ------------------- ------------ ---------- ----------- ------- ------------- ----------- ------------- Interest Sept rate swaps Sept 2032 2022 GBP33,000 5.17% (18,311) 1,393 (16,917)
(1) Credit breaks are triggered by the bank and require the prevailing mark to market value to be paid or received.
(2) BCVA - Bilateral Credit Valuation Adjustment is required by IFRS 13 to be incorporated in the mark to market valuations.
The fair value of interest rate derivatives has been split between current and non-current liabilities according to the expected timing of cashflows as follows:
Group and Company
6 months 6 months 12months to 30(th) to 30(th) to 31(st) September September March 2017 2017 (Unaudited) 2016 (Unaudited) (Audited) GBP'000 GBP'000 GBP'000 ============= ================== ================== ============ Current (1,400) (2,944) (2,159) ============= ================== ================== ============ Non-current (13,901) (24,054) (14,758) ============= ================== ================== ============ (15,301) (26,998) (16,917) ============= ================== ================== ============
The Group does not hedge account its interest rate derivatives and states them at fair value in the statement of financial position based on quotations from the Group's banks, any movement passing through the Consolidated Profit or Loss and other Comprehensive Income. All financial liabilities are classed as level 2 in accordance with the fair value hierarchy stated in IFRS 13. The fair value of these level 2 contracts are estimated by discounting expected future cash flows using current market interest rates and yield curve over the remaining term of the instrument.
There are no liabilities at maturity and no material unrecognised gains or losses.
8 Dividends
6 months 6 months 12months to 30(th) to 30(th) to 31(st) September September March 2017 Final dividend 2017 (Unaudited) 2016 (Unaudited) (Audited) GBP'000 GBP'000 GBP'000 ============================== ================== ================== ============ Year ended 31(st) March 2017 5,910 - - ============================== ================== ================== ============ Year ended 31(st) March 2016 - 5,683 5,683 ============================== ================== ================== ============ Interim dividend ============================== ================== ================== ============ Year ended 31(st) March 2016 - - 2,533 ============================== ================== ================== ============ 5,910 5,683 8,216 ============================== ================== ================== ============
The final dividend of 6.3 pence per share (GBP5,910,000) for the year ended 31(st) March 2017 was paid on 27(th) July 2017.
The directors have declared an interim dividend of 2.8 pence per share (2016: 2.7 pence per share).
Since becoming a REIT, the Group is required to distribute at least 90% of qualifying income profits each year as a Property Income Distribution (PID), and the interim dividend of 2.8 pence per share will be paid as an ordinary dividend. Further REIT information is available on the Company's website.
9 Net asset value per share
30(th) September 2017 ======================================== ================================= Net Shares Net assets '000 asset value GBP'000 per share P ======================================== ========= ======= ============= Basic 281,817 93,955 300 ======================================== ========= ======= ============= Number of shares under option 1,259 1,612 (4) ======================================== ========= ======= ============= Diluted/EPRA NNNAV 283,076 95,567 296 ======================================== ========= ======= ============= Adjusted for fair value of derivatives 15,301 - 16 ======================================== ========= ======= ============= EPRA NAV 298,377 95,567 312 ======================================== ========= ======= ============= 30(th) September 2016 ======================================== ================================= Net Shares Net assets '000 asset value GBP'000 per share P ======================================== ========= ======= ============= Basic 252,108 93,808 269 ======================================== ========= ======= ============= Number of shares under option 1,035 1,221 (3) ======================================== ========= ======= ============= Diluted/EPRA NNNAV 253,143 95,029 266 ======================================== ========= ======= ============= Adjusted for fair value of derivatives 26,998 - 29 ======================================== ========= ======= ============= EPRA NAV 280,141 95,029 295 ======================================== ========= ======= ============= 31(st) March 2017 ======================================== ================================= Net Shares Net assets '000 asset value GBP'000 per share P ======================================== ========= ======= ============= Basic 270,792 93,808 289 ======================================== ========= ======= ============= Number of shares under option 1,036 1,431 (4) ======================================== ========= ======= ============= Diluted/EPRA NNNAV 271,828 95,239 285 ======================================== ========= ======= ============= Adjusted for fair value of derivatives 16,918 - 18 ======================================== ========= ======= ============= EPRA NAV 288,746 95,239 303 ======================================== ========= ======= =============
10. Disclaimer
The Interim Report of McKay Securities PLC for the six months to 30(th) September has been drawn up and presented for the purposes of complying with English law. If any issue were to arise in relation to any liability under or in connection with the Interim Report for the six months to 30(th) September 2017, it would also be determined in accordance with English law.
11. Interim Report
The Interim Report is being posted to Shareholders on 24(th) November 2017. Copies are available to members of the public from the Group's registered office at 20 Greyfriars Road, Reading, RG1 1NL, and on the Company's website www.mckaysecurities.plc.uk.
Statement of the Directors' Responsibilities
Six months to 30(th) September 2017
We confirm that to the best of our knowledge:
-- the condensed set of financial statements has been prepared in accordance with IAS 34 Interim Financial Reporting as adopted by the EU;
-- the interim management report includes a fair review of the information required by:
(a) DTR 4.2.7R of the Disclosure and Transparency Rules, being an indication of important events that have occurred during the first six months of the financial year and their impact on the condensed set of financial statements; and a description of the principal risks and uncertainties for the remaining six months of the year; and
(b) DTR 4.2.8R of the Disclosure and Transparency Rules, being related party transactions that have taken place in the first six months of the current financial year and that have materially affected the financial position or performance of the entity during that period; and any changes in the related party transactions described in the last annual report that could do so.
S C Perkins
Chief Executive Officer
G P Salmon
Chief Financial Officer
Independent Review Report to McKay Securities Plc
Conclusion
We have been engaged by the Company to review the condensed set of financial statements in the half-yearly financial report for the six months ended 30th September 2017 which comprises consolidated profit or loss and other comprehensive income, group statement of financial position, consolidated statement of changes in equity, and group cash flow statement and the related explanatory notes.
Based on our review, nothing has come to our attention that causes us to believe that the condensed set of financial statements in the half-yearly financial report for the six months ended 30th September 2017 is not prepared, in all material respects, in accordance with IAS 34 Interim Financial Reporting as adopted by the EU and the Disclosure Guidance and Transparency Rules ("the DTR") of the UK's Financial Conduct Authority ("the UK FCA").
Scope of review
We conducted our review in accordance with International Standard on Review Engagements (UK and Ireland) 2410 Review of Interim Financial Information Performed by the Independent Auditor of the Entity issued by the Auditing Practices Board for use in the UK. A review of interim financial information consists of making enquiries, primarily of persons responsible for financial and accounting matters, and applying analytical and other review procedures. We read the other information contained in the half-yearly financial report and consider whether it contains any apparent misstatements or material inconsistencies with the information in the condensed set of financial statements.
A review is substantially less in scope than an audit conducted in accordance with International Standards on Auditing (UK) and consequently does not enable us to obtain assurance that we would become aware of all significant matters that might be identified in an audit. Accordingly, we do not express an audit opinion.
Directors' responsibilities
The half-yearly financial report is the responsibility of, and has been approved by, the Directors. The Directors are responsible for preparing the half-yearly financial report in accordance with the DTR of the UK FCA.
As disclosed in note 1, the annual financial statements of the Group are prepared in accordance with International Financial Reporting Standards as adopted by the EU. The Directors are responsible for preparing the condensed set of financial statements included in the half-yearly financial report in accordance with IAS 34 as adopted by the EU.
Our responsibility
Our responsibility is to express to the Company a conclusion on the condensed set of financial statements in the half-yearly
financial report based on our review.
The purpose of our review work and to whom we owe our responsibilities
This report is made solely to the Company in accordance with the terms of our engagement to assist the Company in meeting the requirements of the DTR of the UK FCA. Our review has been undertaken so that we might state to the Company those matters we are required to state to it in this report and for no other purpose. To the fullest extent permitted by law, we do not accept or assume responsibility to anyone other than the Company for our review work, for this report, or for the conclusions we have reached.
Richard Kelly
for and on behalf of
KPMG LLP
Chartered Accountants
15 Canada Square
London E14 5GL
10th November 2017
This information is provided by RNS
The company news service from the London Stock Exchange
END
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