Earnings Release • Jul 19, 2018
Earnings Release
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| NSI HIGHLIGHTS 3 |
|---|
| CEO COMMENTS4 |
| INCOME, COST AND RESULTS5 |
| NETHERLANDS PROPERTY MARKET OVERVIEW6 |
| REAL ESTATE PORTFOLIO 7 |
| BALANCE SHEET, NAV AND FINANCING 11 |
| CONDENSED CONSOLIDATED INTERIM FINANCIAL INFORMATION12 |
| MANAGEMENT BOARD STATEMENT 27 |
| REVIEW REPORT 28 |
| EPRA KEY PERFORMANCE MEASURES29 |
| GLOSSARY31 |
| Publication trading update Q3 2018 | 18 October 2018 | For additional information contact: |
|---|---|---|
| Publication preliminary results 2018 | 29 January 2019 | NSI N.V. |
| Publication annual report 2018 | 8 March 2019 | Investor relations |
| Publication trading update Q1 2019 | 18 April 2019 | |
| Dirk Jan Lucas | ||
| T +31 (0)20 763 0368 | ||
| Ex-dividend date (interim dividend 2018) | 23 July 2018 | E [email protected] |
| Record date | 24 July 2018 | |
| Dividend election period | 25 July - 8 August 2018 | Publication date: |
| Payment of interim dividend | 13 August 2018 | 19 July 2018 |
| H1 2018 | H1 2017 | Change (%) | |
|---|---|---|---|
| Gross rental income | 42,372 | 45,598 | -7.1% |
| Net rental income | 33,286 | 36,418 | -8.6% |
| Direct investment result | 21,897 | 24,175 | -9.4% |
| Indirect investment result | 27,824 | 13,372 | 108.1% |
| Total investment result | 49,721 | 37,547 | 32.4% |
| Earnings per share | 2.70 | 2.09 | 29.3% |
| EPRA earnings per share | 1.19 | 1.35 | -11.5% |
| Dividend per share | 1.04 | 1.04 | 0.0% |
| EPRA cost ratio (incl. direct vacancy costs) | 26.8% | 26.4% | 0.4 pp |
| EPRA cost ratio (excl. direct vacancy costs) | 24.4% | 23.9% | 0.6 pp |
| 30 June 2018 | 31 December 2017 | Change (%) | |
|---|---|---|---|
| Investment property | 1,128,037 | 1,072,180 | 5.2% |
| Assets held for sale | 27,330 | 28,791 | -5.1% |
| Net debt | -422,473 | -408,453 | 3.4% |
| Equity | 706,954 | 672,688 | 5.1% |
| IFRS equity per share | 38.27 | 36.63 | 4.5% |
| EPRA NAV per share | 38.44 | 36.66 | 4.9% |
| EPRA NNNAV per share | 38.15 | 36.13 | 5.6% |
| Net LTV | 36.3% | 36.9% | -0.5 pp |
| Number of ordinary shares outstanding | 18,474,298 | 18,364,998 | 0.6% |
| Weighted average number of ordinary shares outstanding | 18,393,984 | 18,133,178 | 1.4% |
| 30 June 2018 | |||||
|---|---|---|---|---|---|
| Offices | HNK | Other2 | TOTAL | ||
| Number of properties | 82 | 14 | 18 | 114 | 126 |
| 3 Market value (€m) |
778 | 202 | 183 | 1,163 | 1,108 |
| Annual contracted rent (€m)4 | 57 | 15 | 15 | 88 | 87 |
| ERV (€m) | 66 | 22 | 16 | 104 | 105 |
| Lettable area (k sqm) | 412 | 127 | 108 | 648 | 676 |
| EPRA Vacancy Rate | 13.6% | 28.2% | 13.4% | 16.6% | 18.4% |
| WAULT (years) | 4.7 | 3.1 | 5.5 | 4.6 | 4.7 |
| Average rent psm (€ p.a.) | 171 | 180 | 178 | 174 | 169 |
| EPRA net initial yield | 5.5% | 3.6% | 6.2% | 5.2% | 5.5% |
1 Based on unaudited results.
2 Keizerslanden in Deventer was sold in April 2017 and is included as asset held for sale in "Other", with delivery and transfer set for H2 2018.
3 At market value; reported in the balance sheet at book value excluding lease incentives and part of NSI HQ in own use.
4 Before free rent and other lease incentives.
We continue to make good progress in strengthening and moving forward the business. The rotation towards a more concentrated portfolio of larger, good quality, office assets continues apace and is resulting in a structurally lower vacancy rate. The balance sheet is strong and the value-add potential is increasingly visible.
The vacancy rate is 16.6% in H1 2018, down by 1.8% from YE 2017. This is helped by a like-for-like fall in vacancy of 0.6%. For offices the vacancy rate is down to 13.6%. This is still above the 10.5% level for the Dutch office market overall, but we are on track to further narrow the gap and still very much aim to end up with a below-market vacancy rate in due course.
Some of our latest acquisitions include a significant element of vacancy (Q-Port: 25%; Lange Voorhout: 100%), which is clearly not helping in our aim to lower the vacancy rate in the near term. We will, however, if presented with the choice, always favour the prospect of better shareholder returns in the medium term over the impact on vacancy in the near term.
In June 2018, following a public statement by ING on the matter, we confirmed in a press release that we are in active discussions with ING to redevelop our 12,739m2 Laanderpoort office asset in Amsterdam. The plan is to replace the existing buildings with two modern office buildings, for a total of 30,000 - 35,000sqm.
Negotiations are ongoing and will take some time to complete, but as it stands we are looking at a Q2 2020 start date and a total capex of €120m+. If and when negotiations are completed successfully we will be comfortable taking on this project, of this size and volume at this stage of the cycle, given that a significant element of it is set to be pre-leased to ING and given that Amsterdam South East is expected to strengthen further into an attractive multifunctional location.
The G4 office investment market is proving increasingly exuberant. So much so that we nowadays sometimes wonder if investors are more concerned about putting money to work than about returns. We remain disciplined and, as such, are often finding ourselves outbid on potential deals in recent months.
We are still able to secure good deals though, such as the acquisition of Q-Port in Amsterdam in March and Lange Voorhout 7 in The Hague, as announced in a separate press release today.
The strength of the investment market is also visible in our reported EPRA NAV per share, which is up by 4.9% to €38.44. Asset values were up by on average 3.1% in H1, with Amsterdam up by 7.5%.
Rather than being tempted to leverage up at this stage of the property cycle, we still aim for a lower LTV in the years ahead, taking into account further non-core asset disposals, particularly now as we prepare for significant development capex in the years ahead.
The October 2017 Government coalition agreement stated the intention that FBI's, including NSI, will no longer be allowed to invest directly in Dutch real estate from 2020 onwards, due to the planned abolishment of the dividend withholding tax (DWT). We expect more clarity on this subject by mid-September, as part of the Government tax budget for 2019.
Non-listed real estate FBI's are able to restructure themselves and can, in doing so, potentially maintain tax transparency. NSI, as a publicly listed company, has to be an NV and cannot restructure itself. We believe this creates an uneven playing field and is probably an unforeseen, but damaging, side effect of the DWT plans.
We find it hard, if not impossible, to explain that at a time when 35+ countries worldwide, including most of the G20 countries, have existing REIT legislation in place and more countries are actively considering the introduction of a REIT regime, the Dutch government, which actually introduced the REIT in Europe in 1969, is going against this trend for reasons of political expedience.
We continue to believe that this issue can still be resolved. Our efforts are aimed at resolving this issue in collaboration with our peers, in particular for the benefit of Dutch private investors who are likely to be most impacted by this change. If we find ourselves unable to resolve the issue, we believe our future potential tax loss carry forwards may well be one of the mitigating factors in the actual impact on the profitability of our business.
A preliminary court ruling in June in favour of NSI, relating to our long standing dispute over 't Loon shopping centre in Heerlen and a €12m+ claim on our insurance company CHUBB, is promising. We expect the legal proceedings to drag on for some time to come and we will continue to tenaciously pursue the claim. The claim is not yet recognised in our accounts, in line with IFRS.
The H1 2018 EPRA EPS of € 1.19 is negatively impacted by € 0.11 in one-off IFRS 9 effects. Taking into account our leasing progress, the refinancing and our asset rotation to date, we raise our guidance for 2018 EPRA EPS to € 2.50 - 2.55. The timing and size of potential disposals or acquisitions can still significantly influence the outlook.
The upgrade to a better quality portfolio and a lower LTV has so far hardly come at a cost to EPRA EPS, helped in part by the recent refinancing. We now need to make further inroads into the remaining vacant ERV (€17m) to help underpin EPRA EPS.
We are optimistic about the outlook for the business. With the team now in place and given the ongoing strength of the Dutch economy, the prospects for further rental growth in our focus markets and the embedded upside in our value-add initiatives, we expect to continue to drive attractive returns for our shareholders in the years ahead. As such, we are happy to propose a stable interim dividend of €1.04.
EPRA EPS for H1 2018 is €1.19, of which €0.58 in Q1 and €0.62 in Q2. The Q2 EPRA EPS is affected by a one-off negative effect of €0.11 related to IFRS9.
The new financing in April 2018 triggered a €2.1m one-off non-cash financing cost as new IFRS 9 regulation requires that all nonamortised loan costs relating to the previous (extinguished) loan have to be expensed in one go and is included in EPRA EPS.
The Q1 EPRA EPS is typically lower due to the effect of IFRIC21, which sees the annual costs for municipal taxes charged in the quarter in which these are incurred and not straight-lined.
On a comparable basis our H1 EPRA EPS is down 3.7% compared to 2017. The results are negatively impacted by lower net rental income due to net asset sales in 2017 and positively impacted by lower administrative and finance costs.
Gross rental income in H1 2018 is down 7.1% (€3.2m), mainly due to net disposals over the period. On a like-for-like basis GRI is up 2.6% (€0.9m), due to positive net leasing and some negative one-offs (in 2017).
In contrast like-for-like NRI is 0.4% lower than the comparable period last year, due to higher maintenance and letting costs, but as well as a lower level of one-offs in H1 2018.
| Offices | HNK | Other | TOTAL | |
|---|---|---|---|---|
| Gross rental income | 27,292 | 7,363 | 7,718 | 42,372 |
| Service costs not recharged | -440 | -398 | -208 | -1,046 |
| Operating costs | -3,536 | -2,931 | -1,574 | -8,040 |
| Net rental income | 23,316 | 4,035 | 5,936 | 33,286 |
Non-recoverable service costs of €1.0m are €0.2m lower than last year. This is the result of lower service costs and a relatively higher recovery rate due to a lower vacancy in the portfolio.
Operating costs are nearly the same as in H1 2017. The NRI margin for H1 2018 (78.6%) is 1.3 percentage point lower compared to last year. The deterioration is the result of higher municipal taxes, mainly explained by a positive one-off last year due to a reversal of accruals, and higher letting costs. The latter is expected to have a positive effect on vacancy reduction going forward.
Staff costs are down by €1.0m, whilst the sum of other administrative costs is stable compared to last year. Total administrative costs in H1, at €4.0m, are however only down €0.4m compared to last year. This is because of a review, resulting in fewer costs being reallocated to operating expenses.
Net financing costs in H1 2018 have been significantly affected by the refinancing of the syndicated loan facility in April 2018. The result of the refinancing is an attractive 1.9% average cost of debt, but due to IFRS 9 requirements we have had to expense all non-amortised loan costs related to the previous (extinguished) loan.
As a result of a €2.1m (€0.11 per share) negative IFRS 9 impact the reduction in H1 financing costs is only €0.5m compared to last year. This €0.11 per share cost is included in our EPRA EPS.
In its meeting of 18 July the NSI Supervisory Board approved the acquisition of a 6,048 sqm office building at Lange Voorhout 7 in The Hague. The acquisition price is €13.9m and the transfer of the asset is scheduled for 25 July.
Half way through the year it appears as though the Dutch investment market is once again on track for a record level of transactions, with a total volume of deals of €9.8bn. Due to a lack of available prime product in the G4 markets investors are increasingly moving to good secondary cities in search for opportunities to invest.
The market is strengthening in general, but the polarisation remains. Amsterdam yields are now sub 4% and we reckon the other G4 markets are at circa 5%. In good secondary cities yields have fallen to 6%+, but in many provincial markets yields remain high, reflecting the continued absence of any recovery in these markets.
The Dutch office market vacancy rate has fallen to 10.5% according to JLL, with Amsterdam, Utrecht and The Hague now at levels that are below the historical average, and Rotterdam still lagging. The outlook is positive for all G4 markets.
In the most recent reports by the investment agents the Amsterdam office market is coming out on top or very much near the top of all European markets. Many are predicting double digit rental growth for the coming few years on the basis of a supply-demand imbalance, with areas such as South-East and Sloterdijk likely to see an acceleration of rental growth.
In H1 2018 the Amsterdam office vacancy rate fell to below 4% for modern grade-A space. With demand still healthy, in particular from international firms, and limited new development ongoing or to look forward to the case for future rental growth is clear. Yields, now at sub 4% for prime assets in central Amsterdam, have already priced in a good part of the anticipated rental growth.
Prime South-Axis office rents in Amsterdam have surpassed €500psm. Development activity is still limited though, as the city authorities remain restrictive on planning. JLL indicates a pipeline of circa 0.5m sqm up to late 2021, of which 60% is already pre-let. This compares to a current Amsterdam office stock of circa 5.9m sqm.
Rotterdam has an improving local economy and a strong residential market. Demand for offices is largely driven by local corporates, which is increasing from a relatively low base.
In the coming years we expect more office conversions to residential and more residential development in the city centre, with 18,000 new residential units foreseen. This will help to create a more balanced, more structurally sound market.
The current vacancy rate remains high at 15.5% and this explains why average rents are only drifting up modestly so far. The outlook is positive, as an improvement in demand in combination with further conversions will see the vacancy rate start to move towards 10%.
The office investment market is stronger than the letting market, but historically this has almost always been the case for Rotterdam. The level of transactions has been high in H1, with prime yields firm at circa 5%.
The office market in The Hague has returned to good health and is improving. Transformation of older offices in combination with a pickup in tenant demand has seen the vacancy rate fall to 7.2% and prime rents increase to € 215 psm.
Development is expected to be limited, due to a lack of available sites. Rent levels for centrally located modern grade-A space are set to increase further, in line with the strength of the economy. Prime yields are now at 5.2%, with the Dutch government (RVB) finding itself once again buying assets for own use.
The prime central office market in Utrecht has seen a significant spillover effect from the ongoing strength of the Amsterdam office market. Its central location, proximity to Amsterdam and excellent and improving public transport infrastructure make it one of the most interesting office markets along with Amsterdam for occupiers.
Prime rents in the Utrecht Central Station area have increased from €225psm to €275psm over the past year. Several large scale developments are underway or scheduled in this area. A total of 0.2m sqm of new space is expected to be added in the next few years, on an existing stock of 0.8m sqm. We expect this area to be the only submarket in Utrecht that can absorb so much space in a relatively short period of time, given its location, but it will probably weaken some of the more suburban markets where tenants may prefer to relocate to a more convenient location.
The barriers to entry for new flex office operators remain low. Whilst the more established operators are focusing more on prime locations we see new operators move to more secondary locations, including business parks and larger provincial towns. Rents here are still low and rent free periods and fit-out contributions help the economics.
We see some larger (listed) landlords debating whether or not to establish an in-house flex office operation in order to cut out the middle man and retain the relationship with the ultimate tenant/customer. We agree and believe this may structurally change the balance of power between capital-rich owners and capitalconstrained operator models.
The Dutch market comprises 31m sqm of retail space, according to CBRE, much of which in the form of local shops and neighbourhood centres. Retail sales are growing at 2-3% per annum. Most of this growth is in food retail and online sales. Online sales have been growing at over 10% per annum over the past four years.
Whilst yields for prime high street locations are at record lows, yields for secondary retail remain high – to reflect limited tenant demand and soft rental outlook.
NSI sold 13 assets and acquired one asset in H1 2018, reducing the number of assets to 114. In total 12 offices and one industrial asset were sold. The sole acquisition was Q-Port in Amsterdam, for €39.3m (including transfer costs). On balance NSI was a net buyer of assets in H1. The transfer to the purchaser of the Keizerslanden shopping centre in Deventer, which was previously foreseen in Q2, has been postponed until Q4 2018.
Disposals in H1 have been on average at 3% below book value. We believe the small discount reflects the underlying valuation trend in H1 for the type of provincial assets that we sold.
| # Assets | Net sales proceeds / total |
Book profit / (loss) |
Net contract rent |
|
|---|---|---|---|---|
| purchase cost | Dec 17 | |||
| Offices disposals | 12 | 19.8 | -0.7 | 1.1 |
| Other disposals | 1 | 6.5 | -0.1 | 0.5 |
| Total disposals | 13 | 26.3 | -0.8 | 1.6 |
| Offices acquisitions | 1 | 39.3 | -2.43 | 4 1.6 |
| Total acquisitions | 1 | 39.3 | -2.4 | 1.6 |
| Delta | -12 | -13.0 | -3.2 | 0.0 |
Offices and HNK make up 84% of the portfolio by value, unchanged from the end of 2017. The average asset value has surpassed €10m and now stands at €10.1m, up from €8.8m on 31 December 2017.
| # assets | Value €m | Value % | |
|---|---|---|---|
| Offices | 81 | 776 | 67% |
| HNK | 14 | 202 | 17% |
| Other | 17 | 158 | 14% |
| Total investment properties | 112 | 1,136 | 98% |
| Held for sale | 2 | 27 | 2% |
| Total portfolio | 114 | 1,163 | 100% |
The EPRA vacancy rate is 16.6%, down 1.8% from the end of 2017. The drop is the result of a mix of net lettings, asset rotation and ERV changes. For Offices in particular a large part of the decline in the vacancy rate is due to asset disposals. In HNK the 1.0% non like-forlike change is due to HNK Schinkel which opened in June and will not be part of the like-for-like for the first 12 months.
| Q4-17 | LFL | Other | Jun 18 | |
|---|---|---|---|---|
| Offices | 15.9% | -0.5% | -1.8% | 13.6% |
| HNK | 29.8% | -2.6% | 1.0% | 28.2% |
| Other | 14.0% | 1.6% | -2.2% | 13.4% |
| Total portfolio | 18.4% | -0.6% | -1.2% | 16.6% |
| Offices + HNK | 19.2% | -1.0% | -1.0% | 17.2% |
1 Acquisitions at Dec-17 book value
2 Including sales and acquisition costs
3 Loss caused by transfer costs Q-port acquisition
4 Net contracted rent expected to increase to € 2.3m when fully operational
Net rents are down 0.4% on a like-for-like basis. Lease indexation contributed a positive 0.6% to like-for-like rental growth in H1. For Offices the 3.3% fall in like-for-like is due to higher maintenance and letting costs and a lower level of positive one-offs in operating costs when compared to H1 2017.
For HNK the 16.6% increase is due to the high operational leverage in this business, in relation to the strong improvements in occupancy levels over the past year.
| YTD 2018 (€m) |
YTD 2017 (€m) |
Change (€m) |
L-f-l (YTD) % |
|
|---|---|---|---|---|
| Offices | 17.0 | 17.5 | -0.6 | -3.3% |
| HNK | 4.0 | 3.5 | 0.6 | 16.6% |
| Other | 5.0 | 5.1 | -0.1 | -2.1% |
| Total portfolio | 26.0 | 26.1 | -0.1 | -0.4% |
The portfolio is 1.6% over-rented, a stable level compared to end 2017. This may act as a modest drag on like-for-like rents in the years ahead as relatively few leases expire in H2 2018 and 2019. The potential drag is 0.4% in H2 2018 and 0.4% in 2019, the effects of which we expect to mitigate given our ongoing leasing efforts, further asset rotation, ERV growth and indexation.
The office portfolio is once again reversionary, at 0.2%. The negative reversion in the segment 'Other' is related to the retail portfolio and we still aim to further reduce our exposure to this segment.
| Dec 17 | Jun 18 | |
|---|---|---|
| Offices | -0.9% | 0.2% |
| HNK | 3.9% | 0.2% |
| Other | -9.1% | -10.2% |
| Total portfolio | -1.6% | -1.6% |
5 Reversion = ERV let space / contractual rent
6 2017 figures represented for reclassification of Schinkel from Offices to HNK
ERVs have changed in H1 due to market movements and a rotation of several assets between our external appraisers. The net effect of this rotation is minimal. ERVs have seen a small decline for our remaining retail assets and larger declines for some of our regional offices.
| Dec 17 (€m) |
Jun 18 (€m) |
Change (€m) |
Change % |
|
|---|---|---|---|---|
| Offices | 61.6 | 61.4 | -0.1 | -0.2% |
| HNK | 20.2 | 20.3 | 0.0 | 0.0% |
| Other | 13.1 | 12.9 | -0.2 | -1.3% |
| Total portfolio | 94.9 | 94.6 | -0.3 | -0.3% |
The following ERV bridge confirms that the continued high vacancy in the portfolio represents both the main opportunity and challenge for the business.
The yield on the portfolio is down 30bps to 5.2%, due to the effects of asset rotation and a 3.1% increase in capital values in H1. The large yield gap between the net initial yield and the reversionary yield for the HNK assets reflects the significant operational leverage in this part of the business.
| EPRA Net Initial Yield | Reversionary Yield | |||
|---|---|---|---|---|
| Jun-18 | Dec-17 | Jun-18 | Dec-17 | |
| Offices | 5.5% | 5.8% | 8.5% | 9.1% |
| HNK | 3.6% | 3.9% | 10.8% | 11.9% |
| Other | 6.2% | 6.0% | 8.7% | 8.6% |
| Total portfolio | 5.2% | 5.5% | 8.9% | 9.5% |
The entire portfolio is appraised externally twice a year. Some assets have seen a switch in external appraiser in H1, in accordance with our standard appraiser rotation process. Whilst some changes have occurred at the individual asset level as a result, the impact on the overall valuation has been relatively modest.
Capital values are up by on average 3.1% in H1, helped by a strong positive revaluation in Amsterdam and of our HNK portfolio, in particular for our three HNKs in Amsterdam, but also HNK Hoofddorp and HNK Rotterdam Centrum.
| Valuation | Revaluation | ||||
|---|---|---|---|---|---|
| Jun 18 | Positive | Negative | Total | % YTD | |
| Offices | 741 | 42.6 | -18.6 | 24.0 | 3.3% |
| HNK | 202 | 15.2 | -2.2 | 13.0 | 6.9% |
| Other | 183 | 4.1 | -7.3 | -3.2 | -1.7% |
| Total portfolio | 1,126 | 61.8 | -28.0 | 33.8 | 3.1% |
We continue to invest in the portfolio. Capital expenditure in 2018 is set to exceed the €15.9m reported in 2017. In the first half we invested in HNK Schinkel, which opened in June, and selectively in other HNKs, including Den Bosch, Rotterdam, Amsterdam and Ede.
| Offensive | Defensive | Total | |
|---|---|---|---|
| Offices | - | 1.5 | 1.5 |
| HNK | 7.3 | - | 7.3 |
| Other | 1.7 | 0.3 | 2.0 |
| Total | 9.0 | 1.8 | 10.9 |
NSI currently has no assets classified as development. The potential Laanderpoort redevelopment is currently held as a standing asset, as negotiations are ongoing and the building is still occupied under an existing lease contract with ING.
The delivery of the final units in the extension of the Keizerslanden shopping centre happened in H1 2018, with the transfer to the purchaser set for H2 2018.
7 Reversionary yield = ERV / Market Value
8 Revaluation for assets in portfolio on 31 December 2017 and 30 June 2018
The office portfolio is down to 82 assets in H1 2018, 25 less than a year ago. The aim is to retain a portfolio of larger, relevant, assets in fewer and better locations. The average asset size is up from €6.7m in H1 2017 to €9.5m now and is bound to increase further.
We still have 20 assets with an asset value below €2m. Many of these are in provincial locations. We will continue to review and rationalise the portfolio in general and the smaller assets in particular.
The EPRA vacancy rate is down to 13.6%. Whilst we still have some legacy lease expiries ahead, we expect further asset rotation and net lettings to continue to drive the vacancy rate to a structurally lower level.
| Jun 17 | Dec 17 | Jun 18 | |
|---|---|---|---|
| Number of properties | 107 | 93 | 82 |
| Market value (€m) | 721 | 736 | 778 |
| Annual contracted rent (€m) | 57 | 57 | 57 |
| ERV (€m) | 70 | 67 | 66 |
| Lettable area (k sqm) | 477 | 436 | 412 |
| EPRA Vacancy | 20.5% | 15.9% | 13.6% |
| WAULT (years) | 5.2 | 5.0 | 4.7 |
| Average rent psm (€ p.a.) | 164 | 168 | 171 |
| EPRA net initial yield | 6.1% | 5.8% | 5.5% |
The G4 portfolio is valued on a 4.7% EPRA net initial yield, down from 5.3% at year-end 2017. The 60bps gap is not like-for-like and reflects a 5.2% uplift in capital values, with Amsterdam up 5.5%.
The vacancy in our Other NL segment is down to 24.5%, compared to 32.5% in December 2017. A significant contribution has come from the disposal of vacant assets in Arnhem and Meppel during the period.
| G4 | Randstad Other |
Other NL |
|
|---|---|---|---|
| Number of properties | 34 | 23 | 25 |
| Market value (€m) | 547 | 105 | 126 |
| Annual contracted rent (€m) | 35 | 10 | 12 |
| ERV (€m) | 41 | 12 | 14 |
| Reversion | 6.6% | -6.7% | -12.6% |
| Lettable area (k sqm) | 202 | 89 | 122 |
| EPRA Vacancy | 9.2% | 16.3% | 24.5% |
| WAULT (years) | 5.3 | 3.7 | 3.9 |
| Average rent psm (€ p.a.) | 200 | 144 | 135 |
| EPRA net initial yield | 4.7% | 7.7% | 6.7% |
The NRI like-for-like is negative 3.3%. This is due in part to higher maintenance and letting costs, the mark-to-market on some legacy leases that were renewed in both 2017 and 2018, and some sizeable positive one-offs in 2017.
| NRI growth | Revaluation | ERV growth | |
|---|---|---|---|
| % | % | % | |
| G4 | -1.2% | 5.2% | 1.7% |
| Other Randstad | -8.5% | 1.1% | 0.4% |
| Other Netherlands | -3.7% | -1.9% | -5.6% |
| Total | -3.3% | 3.3% | -0.2% |
Following strong ERV growth the office portfolio is now once again reversionary, albeit still a modest 0.2%. This is up from -0.9% at the end of 2017 and -8.3% at the end of 2016. This reversion is driven by the G4 portfolio (+6.6%), in particular Amsterdam (+11.7%).
Portfolio breakdown of energy labels by value
We aim to have our entire offices & HNK portfolio meet the minimum C energy label requirement well before the 2022 governmentimposed deadline. By value 82% of our portfolio already has a C energy label or better. On all larger-scale capex projects that we currently plan we aim to include an upgrade to an A label. Whilst historical buildings are exempt from this requirement we are also looking at ways to improve energy efficiency for these assets.
9 NRI like-for-like FY 2017 compared to YTD 2018, only assets in portfolio for the entire FY 2017 and YTD 2018, transformation and development projects are excluded. Revaluation and ERV growth for assets in portfolio on 31 December 2017 and 30 June 2018.
In June 2018 we opened Amsterdam Schinkel, our fourteenth HNK. No further openings are foreseen in 2018. We still have some assets that could potentially be converted into an HNK, but those are fully occupied and income-generating and for this reason it makes no economic sense to pursue conversion at this time.
In our HNK activities the focus remains on the still rather high level of vacancy. The small decrease in the vacancy rate in H1, now at 28.2%, is not fully reflective of the positive trends that we are seeing in several of our HNKs. In some locations, such as The Hague and Ede, we will be investing to expand the number of managed offices, to cater to stronger demand for small units relative to larger units.
The opening of HNK Schinkel completes the transformation of one of our older office assets with structural vacancy and rents of €125psm into an HNK that is progressively leasing up at rents of in excess of €200psm as well as substantially higher rents for managed offices.
| Jun 17 | Dec 17 | Jun 18 | |
|---|---|---|---|
| Number of properties | 13 | 14 | 14 |
| Market value (€m) | 157 | 181 | 202 |
| Annual contracted rent (€m) | 13 | 15 | 15 |
| ERV (€m) | 20 | 22 | 22 |
| Lettable area (k sqm) | 122 | 128 | 127 |
| EPRA Vacancy | 33.2% | 29.8% | 28.2% |
| WAULT (years) | 3.1 | 2.9 | 3.1 |
| Average rent psm (€ p.a.) | 171 | 176 | 180 |
| EPRA net initial yield | 4.3% | 3.9% | 3.6% |
The EPRA net initial yield is down to 3.6%, in part due to a 7% uplift in capital values in H1 2018. Whilst this may appear low, it is entirely a reflection of the high vacancy rate and the high operational leverage in this business, as the reversionary yield is still 10.8%.
The 'Other' segment comprises our remaining retail exposure and one small industrial asset in Moordrecht. One industrial asset was sold in H1, whilst no retail assets were sold. The transfer of Keizerslanden shopping centre in Deventer to the purchaser, which was previously foreseen for June 2018, is postponed to December 2018.
In H1 2018 retail assets saw a further fall in capital values, due to a small fall in ERVs. This has pushed the EPRA initial yield to 6.2%.
We are noting a pick-up in interest for retail, both in the investment market and in the occupational market. NSI will continue to sell its remaining retail and industrial assets, with the proceeds to be reinvested in offices.
| Jun 17 | Dec 17 | Jun 18 | |
|---|---|---|---|
| Number of properties | 19 | 19 | 18 |
| Market value (€m) | 186 | 191 | 183 |
| Annual contracted rent (€m) | 15 | 16 | 15 |
| ERV (€m) | 16 | 16 | 16 |
| Lettable area (k sqm) | 106 | 113 | 108 |
| EPRA Vacancy | 16.1% | 14.0% | 13.4% |
| WAULT (years) | 5.0 | 5.0 | 5.5 |
| Average rent psm (€ p.a.) | 185 | 169 | 178 |
| EPRA net initial yield | 6.1% | 6.0% | 6.2% |
At the end of June 2018 there are two assets held for sale. The transfer of Keizerslanden in Deventer is postponed until late Q4 and one office asset is sold unconditionally and will be transferred in the fourth quarter.
The EPRA NAV at H1 2018 is €710.2m (€673.2m at YE 2017), a 5.5% increase compared to 6 months ago. Due to a small increase in the number of shares following the issuance of stock dividend the EPRA NAV per share increased only by 4.9% from €36.66 at FY 2017 to €38.44 at 30 June 2018. The change in the NAV is explained in the bridge below.
The gap between the EPRA NAV and EPRA NNNAV is €0.29 per share and reflects the negative fair value of our derivatives and the market value of the debt.
The issue price of the stock dividend in May 2018 was €38.08 on an ex-dividend basis, effectively in line with the H1 NAV. So far we have issued stock dividend three times since we restarted in 2017, issuing a total of 574k shares and raising around €20m.
NSI refinanced most of its debt in the first half of 2018. First NSI agreed an 8-year unsecured US private placement (USPP) with Pricoa in January. A total of €40m of notes were issued with a coupon reflecting an implied investment grade credit profile.
In April a refinancing of NSI's syndicated bank facility was agreed. A new €480m loan, split in a €180m Term Loan and €300m revolving credit facility (RCF), was agreed with a new 5 year term and lower margins, reflecting NSI's structurally lower LTV and improved credit profile.
The new financing triggered a €2.1m one-off non-cash financing cost as in accordance with IFRS 9 all non-amortised loan costs relating to the previous (extinguished) loan have had to be expensed in one go.
Following the refinancing the average loan maturity is 5.1 years at the end of June 2018 (December 2017: 3.1 years) and the average cost of debt is down to 1.9%, from 2.3% at the end of last year.
Net debt is up by €14.0m, positively driven by the cash flow from retained earnings and negatively impacted by net acquisitions (€13m), dividend payments and capex.
| Cash | (1.5) | (6.8) | 5.3 |
|---|---|---|---|
| Debt to credit institutions | 2.3 | 9.9 | (7.6) |
| Book value debt | 421.7 | 405.4 | 16.3 |
| Amortisation costs | (1.2) | (1.8) | 0.6 |
| Debt outstanding | 422.9 | 407.2 | 15.7 |
| Jun 18 | Dec 17 | Change |
The LTV is 36.3% at June 2018, down from December 2017 (36.9%), primarily reflecting retained capital from stock dividend and a positive revaluation.
The average loan maturity is 5.1 years, as is the maturity of derivatives. The maturity hedge is 101% (target range: 70-120%).
The notional amount of swaps outstanding and fixed rate debt at the end of June is €355m. The volume hedge is 84% (target range: 70- 100%).
The ICR cover is marginally down in H1 to 4.6x, but this is entirely due to the one-off financing costs related to IFRS 9.
| Covenant | Dec 15 | Dec 16 | Dec 17 | Jun18 | |
|---|---|---|---|---|---|
| LTV | ≤60% | 43.3% | 44.1% | 36.9% | 36.3% |
| ICR | ≥ 2.0x | 3.2x | 3.8x | 4.7x | 4.6x |
| Note | H1 2018 | H1 2017 | |||
|---|---|---|---|---|---|
| Gross rental income | 5 | 42,372 | 45,598 | ||
| Service costs recharged to tenants | 6,166 | 6,219 | |||
| Service costs | -7,212 | -7,447 | |||
| Service costs not recharged | 5 | -1,046 | -1,228 | ||
| Operating costs | 5, 6 | -8,040 | -7,953 | ||
| Net rental income | 33,286 | 36,418 | |||
| Revaluation of investment property | 7 | 31,286 | 7,892 | ||
| Net result on sale of investment property | 8 | -735 | 3,190 | ||
| Net result from investments | 63,838 | 47,500 | |||
| Administrative costs | 9 | -4,023 | -4,423 | ||
| Other income and costs | -41 | -19 | |||
| Financing income | 12 | 7 | |||
| Financing costs | -7,327 | -7,841 | |||
| Movement in market value of financial derivatives | -2,687 | 3,374 | |||
| Net financing result | -10,002 | -4,460 | |||
| Result before tax | 49,772 | 38,598 | |||
| Corporate income tax | -51 | -105 | |||
| Result from continuing operations after tax | 49,721 | 38,494 | |||
| Result from discontinued operations after tax | 10 | -947 | |||
| Total result for the year | 49,721 | 37,547 | |||
| Other comprehensive income | |||||
| Total comprehensive income for the year | 49,721 | 37,547 | |||
| Total comprehensive income attributable to: | |||||
| Shareholders | 49,721 | 37,547 | |||
| Total comprehensive income for the year | 49,721 | 37,547 | |||
| Data per average outstanding share: | |||||
| Diluted as well as non-diluted result after tax - continuing operations | 2.70 | 2.14 | |||
| Diluted as well as non-diluted result after tax - discontinued operations | -0.05 | ||||
| Diluted as well as non-diluted result after tax | 2.70 | 2.09 |
| Note | 30 June 2018 | 31 December 2017 | |
|---|---|---|---|
| Assets | |||
| Investment property | 11 | 1,128,037 | 1,072,180 |
| Derivative financial instruments | 16 | 666 | 1,162 |
| Tangible fixed assets | 755 | 787 | |
| Intangible fixed assets | 530 | 560 | |
| Other non-current assets | 6,138 | 6,134 | |
| Non-current assets | 1,136,126 | 1,080,822 | |
| Debtors and other accounts receivable | 12 | 2,364 | 1,829 |
| Cash and cash equivalents | 1,525 | 6,827 | |
| Assets held for sale | 13 | 27,338 | 28,791 |
| Current assets | 31,227 | 37,447 | |
| Total assets | 1,167,354 | 1,118,269 | |
| Shareholders' equity | |||
| Issued share capital | 14 | 67,985 | 67,583 |
| Share premium reserve | 14 | 921,308 | 921,715 |
| Other reserves | 14 | -332,061 | -408,212 |
| Total result for the year | 49,721 | 91,602 | |
| Shareholders' equity | 706,954 | 672,688 | |
| Liabilities | |||
| Interest bearing loans | 15 | 420,956 | 404,708 |
| Derivative financial instruments | 16 | 3,903 | 1,712 |
| Other non-current liabilities | 3,848 | 3,540 | |
| Non-current liabilities | 428,707 | 409,959 | |
| Redemption requirement interest bearing loans | 15 | 700 | 700 |
| Creditors and other accounts payable | 17 | 28,272 | 24,855 |
| Debts to credit institutions | 2,342 | 9,873 | |
| Liabilities directly associated with assets held for sale | 379 | 195 | |
| Current liabilities | 31,693 | 35,623 | |
| Total liabilities | 460,400 | 445,582 | |
| Total shareholders' equity and liabilities | 1,167,354 | 1,118,269 |
| Note | H1 2018 | FY 2017 | |||
|---|---|---|---|---|---|
| Result from operations after tax | 49,721 | 92,946 | |||
| Adjusted for: | |||||
| Revaluation of investment property | 7 | -31,286 | -28,329 | ||
| Net result on sale of investment property | 8 | 735 | -6,064 | ||
| Net financing result | 10,002 | 12,201 | |||
| Corporate income tax | 51 | 91 | |||
| Depreciation and amortisation | 106 | 162 | |||
| -20,393 | -21,939 | ||||
| Movements in working capital: | |||||
| Debtors and other accounts receivable | -473 | 764 | |||
| Creditors and other accounts payable | 4,377 | -3,744 | |||
| 3,904 | -2,980 | ||||
| Cash flow from operating activities | 33,232 | 68,027 | |||
| Financing income received | 12 | 12 | |||
| Financing costs paid | -5,336 | -15,093 | |||
| Tax paid | -69 | -78 | |||
| Cash flow from continuing operating activities | 27,839 | 52,868 | |||
| Cash flow from discontinued operating activities | -7 | -49 | |||
| Cash flow from operating activities | 27,832 | 52,819 | |||
| Purchases of real estate and investments in existing property 11, 13 |
-50,148 | -155,195 | |||
| Proceeds on sale of investment property 11, 13 |
26,303 | 240,623 | |||
| Investments in tangible fixed assets | -76 | ||||
| Disinvestments in tangible fixed assets | 15 | ||||
| Investments in intangible fixed assets | -44 | -466 | |||
| Disinvestments in intangible fixed assets | 12 | ||||
| Cash flow from continuing investment activities | -23,889 | 84,912 | |||
| Cash flow from discontinued investment activities | 1,394 | ||||
| Cash flow from investment activities | -23,889 | 86,306 | |||
| Dividend paid | -16,412 | -23,169 | |||
| Proceeds from interest bearing loans | 15 | 378,000 | 99,000 | ||
| Transaction costs interest bearing loans paid | -952 | ||||
| Repayment of interest bearing loans | 15 | -362,350 | -205,550 | ||
| Settlement of derivatives | -11,089 | ||||
| Cash flow from continuing financing activities | -1,714 | -140,808 | |||
| Cash flow from financing activities | -1,714 | -140,808 | |||
| Net cash flow continuing operations | 2,236 | -3,027 | |||
| Net cash flow from discontinued operations | -7 | 1,345 | |||
| Net cash flow | 2,229 | -1,683 | |||
| Cash and cash equivalents and debts to credit institutions - balance as per 1 January |
-3,046 | -1,363 | |||
| Exchange rate differences | 0 | ||||
| Cash and cash equivalents and debts to credit institutions - balance as per 31 December 2017 / 30 June 2018 |
-817 | -3,046 |
H1 2018
| Issued share capital |
Share premium reserve |
Other reserves |
Result for the year |
Shareholders' equity | |
|---|---|---|---|---|---|
| Balance as per 31 December 2017 | 67,583 | 921,715 | -408,212 | 91,602 | 672,688 |
| Retrospective adjustment IFRS 9 | 956 | 956 | |||
| Balance as per 1 January 2018 | 67,583 | 921,715 | -407,256 | 91,602 | 673,644 |
| Total result for the year | 49,721 | 49,721 | |||
| Total comprehensive income for the year | 49,721 | 49,721 | |||
| Profit appropriation – 2017 | 91,602 | -91,602 | |||
| Distribution final dividend – 2017 | 402 | -407 | -16,407 | -16,412 | |
| Contributions from and to shareholders | 402 | -407 | 75,195 | -91,602 | -16,412 |
| Balance as per 30 June 2018 | 67,985 | 921,308 | -332,061 | 49,721 | 706,954 |
| Issued share capital |
Share premium reserve |
Other reserves |
Result for the year |
Shareholders' equity | |
|---|---|---|---|---|---|
| Balance as per 1 January 2017 | 65,873 | 923,435 | -367,220 | -17,833 | 604,255 |
| Total result for the year | 91,602 | 91,602 | |||
| Exchange rate differences | 0 | 0 | |||
| Total comprehensive income for the year | 0 | 91,602 | 91,602 | ||
| Profit appropriation – 2016 | -17,833 | 17,833 | |||
| Distribution final dividend – 2016 | 872 | -877 | -12,355 | -12,360 | |
| Interim dividend – 2017 | 839 | -844 | -10,804 | -10,809 | |
| Contributions from and to shareholders | 1,710 | -1,720 | -40,992 | 17,833 | -23,169 |
| Balance as per 31 December 2017 | 67,583 | 921,715 | -408,212 | 91,602 | 672,688 |
NSI N.V. (hereinafter 'NSI', or the 'company'), with its principal place of business in Antareslaan 69-75, 3132 JE Hoofddorp, the Netherlands and its registered office in Amsterdam, the Netherlands is a property investment company, primarily focussing on offices. These condensed consolidated financial statements are presented for the company and its subsidiaries (together referred to as the 'Group'), as well as the Group's interests in associates.
The company is licensed pursuant to the Dutch Financial Supervision Act (Wet op het financiële toezicht). NSI N.V. is listed on Euronext Amsterdam.
The interim financial information has been prepared in accordance with IAS34 Interim Financial Reporting. This does not include all the information required for a complete set of IFRS financial statements. However, selected explanatory notes are included to explain events and transactions that are significant to understand the changes in the Group's financial position and performance since the last annual consolidated financial statements as at and for the year ended 31 December 2017.
The interim financial information was authorised for issue by the Company's Management and Supervisory Board on 18 July 2018. The interim financial information was reviewed by the auditor and is unaudited.
Unless stated otherwise, all amounts in the interim financial information are in thousands of euros, the euro being the company's functional currency, and are rounded off to the nearest thousand. There could be minor rounding differences in the figures presented.
The preparation of the condensed consolidated interim financial statements requires that the Management Board forms opinions, estimates and assumptions that affect the application of accounting principles and reported figures for assets, liabilities, income and expenses. Actual results may differ from these estimates.
The significant judgements made by management in applying the Group's accounting policies and the key sources of estimation uncertainty were the same as those that applied to the consolidated financial statements as at and for the year ended 31 December 2017.
The condensed consolidated interim financial statements have been prepared on the basis of historical cost with the exception of investment property, investment property under construction and assets held for sale, financial assets and liabilities at fair value through profit or loss and derivatives, which are recognised at fair value.
The accounting principles applied to the valuation of assets and liabilities and the determination of results in these interim financial statements are based on the assumption of continuity of the company (going concern).
The accounting policies adopted in the preparation of the interim financial information are consistent with those followed in the preparation of the Group's annual consolidated financial statements for 2017, except for the adaptation of new and amended standards as set out below.
IFRS 9 Financial Instruments replaced IAS 39 Financial Instruments: Recognition and Measurement and contains revised guidelines on the classification and measurement of financial instruments, a new expected credit loss model for calculating impairments of financial assets and new general requirements for hedge accounting. Furthermore, IFRS 9 applies the provisions of IAS 39 for the recognition and derecognition of financial instruments.
IFRS 9 does not change the guidance for the modification or exchange of financial liabilities; it does however clarify the accounting requirements for the re-estimation of cash flows and introduces new requirements about how to account for the modification of financial assets that have not been de-recognised. However, the IFRS Interpretations Committee and the IASB have tentatively concluded that, in cases where a modification or exchange of a financial liability does not result in de-recognition, IFRS 9 requires that the difference between the original and modified amortised cost is to be recognised in profit or loss immediately.
The group has assessed the impact of the adoption on the consolidated financial statements.
NSI has retrospectively calculated the impact on the refinancing of the Nexus-facility in 2016. NSI qualifies this refinancing as a modification. Therefore, based on current IFRS 9 guidelines, € 1.0m should have been charged to the result as financing costs. This is reflected in the opening balance of 2018 as a correction on the value of loans and borrowings and equity (other reserves). No retrospective adjustments of prior year results need to be made.
The refinancing of the Nexus-facility in April 2018 was qualified by NSI as an extinguishment. As a result the non-amortised costs of the original loan (€ 2.1m) were charged to the result as financing costs.
The financial impact of the impairment of receivables at the end of 2017 is estimated at approximately € 0.2m positive. As from 1 January 2018, the provision for doubtful debts has been calculated in accordance with the IFRS 9. Operating costs for 2018 therefore include a positive effect for impairment of receivables from prior years.
IFRS 15 Revenue from contract with customers provides a comprehensive framework to determine whether, when and what amount of revenue should be recognised. This standard will replace the existing guidelines for processing revenue, including IAS 18 Revenue, IAS 11 Construction Contracts and IFRIC 13 Customer Loyalty Programmes.
The Group has assessed the impact of the adoption of IFRS 15 on the consolidated financial statements for2017. The financial impact of the adoption of IFRS 15 is insignificant, due to the fact that the main income of the Group, i.e. proceeds from the leasing of offices, is exempt from IFRS 15, as IAS 17 / IFRS 16 applies to this income. The recognition of service costs recharged to tenants also does not influence the income of NSI after the adoption of IFRS 15.
Furthermore, the implementation of IFRS 15 does not affect the 2018 financial statements and processes. NSI has decided, in line with the disclosure requirements of IFRS 15, to provide more insight in the structure and size the various rental components within gross rental income.
IFRS 16 Leases will replace the previous standard (IAS 17 Leases) and provide a framework for the recognition of lease contracts. This new standard requires lessees to recognise assets and liabilities relating to leasing contracts with a term exceeding twelve months. IFRS 16 was published in January 2016 and will be effective from 1 January 2019.
The Group has assessed the potential impact of the adoption of IFRS 16 on the consolidated financial statements. The Group has a limited number of obligations from land lease and car lease contracts. The financial impact of the adoption of IFRS 16 assets and liabilities on the balance sheet is expected to be around € 3.0m.
| Continuing operations | Disc. | ||||||
|---|---|---|---|---|---|---|---|
| Offices | HNK | Other | Corporate1 | TOTAL | operations | TOTAL | |
| Gross rental income | 27,292 | 7,363 | 7,718 | 42,372 | 42,372 | ||
| Service costs not recharged | -440 | -398 | -208 | -1,046 | -1,046 | ||
| Operating costs | -3,536 | -2,931 | -1,574 | -8,040 | -8,040 | ||
| Net rental income | 23,316 | 4,035 | 5,936 | 33,286 | 33,286 | ||
| Revaluation of investment property | 21,637 | 12,997 | -3,348 | 31,286 | 31,286 | ||
| Net result on sale of investment property | -699 | -36 | -735 | -735 | |||
| Net result from investment | 44,254 | 17,031 | 2,553 | 63,838 | 63,838 | ||
| Administrative costs | -4,023 | -4,023 | -4,023 | ||||
| Other income and costs | -41 | -41 | -41 | ||||
| Net financing result | -10,002 | -10,002 | -10,002 | ||||
| Result before tax | 44,254 | 17,031 | 2,553 | -14,006 | 49,772 | 49,772 | |
| Corporate income tax | -51 | -51 | -51 | ||||
| Total result for the year | 44,254 | 17,031 | 2,553 | -14,116 | 49,721 | 49,721 | |
| Other comprehensive income | |||||||
| Total comprehensive income for the year | 44,254 | 17,031 | 2,553 | -14,116 | 49,721 | 49,721 |
| Continuing operations | Disc. | ||||||
|---|---|---|---|---|---|---|---|
| Offices | HNK | Other | Corporate1 | TOTAL | operations | TOTAL | |
| Gross rental income | 25,572 | 6,263 | 13,762 | 45,598 | 42 | 45,640 | |
| Service costs not recharged | -622 | -496 | -109 | -1,228 | -9 | -1,237 | |
| Operating costs | -3,752 | -2,367 | -1,831 | -2 | -7,953 | -5 | -7,958 |
| Net rental income | 21,198 | 3,400 | 11,822 | -2 | 36,418 | 28 | 36,446 |
| Revaluation of investments | 4,035 | 4,705 | -848 | 7,892 | -970 | 6,922 | |
| Net result on sale of investments | 216 | 0 | 2,974 | 3,190 | 3,190 | ||
| Net result from investment | 25,449 | 8,105 | 13,949 | -2 | 47,500 | -942 | 46,558 |
| Administrative costs | -4,423 | -4,423 | -1 | -4,425 | |||
| Other income and costs | -19 | -19 | -19 | ||||
| Net financing result | -4,460 | -4,460 | -1 | -4,460 | |||
| Result before tax | 25,449 | 8,105 | 13,949 | -8,904 | 38,598 | -944 | 37,654 |
| Corporate income tax | -105 | -105 | -3 | -108 | |||
| Total result for the year | 25,449 | 8,105 | 13,949 | -9,009 | 38,494 | -947 | 37,547 |
| Other comprehensive income | |||||||
| Total comprehensive income for the year | 25,449 | 8,105 | 13,949 | -9,009 | 38,494 | -947 | 37,547 |
1 The segment Corporate reflects costs and revenues that are not directly tied to properties.
| Gross rental income | Service costs not recharged |
Operating costs | Net rental income | |||||
|---|---|---|---|---|---|---|---|---|
| H1 2018 | H1 2017 | H1 2018 | H1 2017 | H1 2018 | H1 2017 | H1 2018 | H1 2017 | |
| Offices | 27,292 | 25,572 | -440 | -622 | -3,536 | -3,752 | 23,316 | 21,198 |
| HNK | 7,363 | 6,263 | -398 | -496 | -2,931 | -2,367 | 4,035 | 3,400 |
| Other | 7,718 | 13,762 | -208 | -109 | -1,574 | -1,831 | 5,936 | 11,822 |
| Corporate | -2 | -2 | ||||||
| Net rental income | 42,372 | 45,598 | -1,046 | -1,228 | -8,040 | -7,953 | 33,286 | 36,418 |
| H1 2018 | H1 2017 | |
|---|---|---|
| Leasehold | -200 | -219 |
| Municipal taxes | -3,092 | -2,686 |
| Insurance premiums | -200 | -301 |
| Maintenance costs | -1,191 | -972 |
| Property management costs | -1,867 | -2,437 |
| Letting costs | -1,420 | -756 |
| Contribution to owner association | -216 | -393 |
| Doubtful debt costs | 283 | -119 |
| Other operating costs | -138 | -69 |
| Operating costs | -8,040 | -7,953 |
| H1 2018 | FY 2017 | ||||||
|---|---|---|---|---|---|---|---|
| Positive | Negative | Total | Positive | Negative | Total | ||
| Investment property in operation | 60,705 | -30,368 | 30,338 | 67,288 | -32,313 | 34,975 | |
| Investment property held for sale | 1,107 | 1,107 | 2,528 | -9,159 | -6,631 | ||
| Revaluation - market value | 61,812 | -30,368 | 31,444 | 69,816 | -41,472 | 28,344 | |
| Movement in lease incentives | -158 | -16 | |||||
| Revaluation | 31,286 | 28,329 |
| H1 2018 | H1 2017 | |
|---|---|---|
| Proceeds on sale of investment property | 26,742 | 212,017 |
| Transaction costs on sale of investment property | -439 | -2,377 |
| Sale of investment property | 26,303 | 209,640 |
| Book value at the time of sale | -27,037 | -206,450 |
During H1 2018 twelve office properties and one industrial object were sold. Transaction costs on sale include the costs of real estate agents and legal fees.
| H1 2018 | H1 2017 | ||
|---|---|---|---|
| Salaries and wages | -2,447 | -3,208 | |
| Social security | -338 | -251 | |
| Pensions | -148 | -264 | |
| Other staff costs | -558 | -804 | |
| Staff costs | -3,491 | -4,527 | |
| Compensation supervisory board | -114 | -138 | |
| Office costs | -713 | -596 | |
| Audit, consultancy and valuation costs | -719 | -736 | |
| Other administrative costs | -660 | -788 | |
| Administrative costs | -5,696 | -6,785 | |
| Allocated administrative costs | 1,672 | 2,362 | |
| Administrative costs | -4,023 | -4,423 |
| H1 2018 | H1 2017 | |
|---|---|---|
| Gross rental income | 42 | |
| Service costs not recharged | -9 | |
| Operating costs | -5 | |
| Net rental income | 28 | |
| Revaluation of investment property | -970 | |
| Net result from investments | -942 | |
| Administrative costs | -1 | |
| Net financing result | -1 | |
| Result before tax | -944 | |
| Corporate income tax | -3 | |
| Result from discontinued operations after tax | -947 |
| H1 2018 | FY 2017 | |
|---|---|---|
| Cash flow from operating activities | -7 | -49 |
| Cash flow from investment activities | 1,394 | |
| Net cash flow | -7 | 1,345 |
The breakdown of investment property in operation and under construction is as follows:
| 30 June 2018 | 31 December 2017 | |
|---|---|---|
| Investment property in operation Investment property under construction |
1,128,037 | 1,071,380 800 |
| Investment property | 1,128,037 | 1,072,180 |
Investment property in operation and investment property under construction are recognised at fair value. The fair value is determined on the basis of level 3 of the fair value hierarchy. The fair value of investment property reflects, among other things, rental income from existing lease contracts as well as assumptions with regard to rental income from future lease contracts based on market conditions. In a similar way, the fair value also reflects costs and investments which could be expected with regard to a specific property.
At 30 June 2018 100% (yearend 2017: 100%) of investment property were externally appraised by external appraisers. In 2018 the appraisers were Jones Lang LaSalle, Cushman & Wakefield and CBRE. The fair value is based on the market value (including buyer's costs, i.e. adjusted for purchase costs such as transfer tax). That means the estimated price on the date of valuation at which a property can be traded between a seller and a purchaser willing to enter into an objective, arm's length transaction preceded by sound negotiations between both well-informed parties.
The valuations are determined using both the capitalisation method, on the basis of a net initial yield calculation, whereby the net market rent prices are capitalised, and the DCF calculation method, based on the present value of the future cash flows for the next ten years including an exit value at the end of year 10. The respective outcomes of both methods are compared. The returns applied are specified for the country, property type, location, maintenance condition and letting potential of each property, and are based on comparable transactions, along with market-specific and property-specific data.
Key assumptions in the valuations are: yield, discount rate and market rent. Future investments and maintenance assumptions are also taken into account in the valuations. Furthermore, assumptions are made for each tenant and for each vacant unit with regard to the probability of letting and (re)letting, the number of months of vacancy, incentives and letting costs. Adjustments are made to the present value of differences between the market rent prices and the rent price contractually agreed. The valuation is made after deduction of transaction expenses borne by buyers.
The movement in each segment of investment property in operation for H1 2018 was as follows:
| Offices | HNK | Other | TOTAL | |
|---|---|---|---|---|
| Balance as per 1 January 2018 | 730,783 | 178,859 | 161,738 | 1,071,380 |
| Acquisitions | 39,291 | 39,291 | ||
| Investments | 1,526 | 7,316 | 411 | 9,254 |
| Revaluation | 21,637 | 12,997 | -4,447 | 30,187 |
| Transfer from / to investment property under construction | 800 | 800 | ||
| Transfer from / to assets held for sale | -2,400 | -2,400 | ||
| Disposals | -20,474 | -20,474 | ||
| Balance as per 30 June 2018 | 771,163 | 199,172 | 157,702 | 1,128,037 |
| Lease incentives as per 30 June 2018 | 4,682 | 948 | 508 | 6,138 |
| Market value as per 30 June 2018 | 775,845 | 200,120 | 158,210 | 1,134,175 |
The movement in each segment of investment property in operation for FY 2017 was as follows:
| Offices | HNK | Other | TOTAL | |
|---|---|---|---|---|
| Balance as per 1 January 2017 | 606,806 | 148,069 | 8,938 | 763,813 |
| Acquisitions | 139,149 | 377 | 139,526 | |
| Investments | 3,581 | 5,454 | 905 | 9,940 |
| Revaluation | 18,695 | 15,875 | 453 | 35,024 |
| Transfer between segments | -8,368 | 8,368 | ||
| Transfer from / to assets held for sale | -8,735 | 151,442 | 142,707 | |
| Transfer from / to real estate in own use | 715 | 715 | ||
| Disposals | -20,345 | -20,345 | ||
| Balance as per 31 December 2017 | 730,783 | 178,859 | 161,738 | 1,071,380 |
| Lease incentives as per 31 December 2017 | 4,859 | 913 | 362 | 6,134 |
| Market value as per 31 December 2017 | 735,642 | 179,771 | 162,100 | 1,077,513 |
On 30 June 2018, properties with a book value of € 214.9m (31 December 2017: € 205.2m) were mortgaged as security for loans drawn amounting to € 68.9m (31 December 2017: € 69.2m).
The value of investment property implies an average theoretical net yield of 7.0% (31 December 2017: 7.6%). Valuations can be affected by the general (macro-)economic and market environment, but also by local factors. If the yields applied for the valuation of investment property on 30 June 2018 had been 100 basis points lower than the yields currently applied, the value of investment property would increase by 16.5% (31 December 2017: 15.2%). In that case NSI's equity would be € 192m (2017: € 169m) higher due to a higher positive result. The loan-to-value would then decrease from 36.3% (31 December 2017: 36.9%) to 31.2% (31 December 2017: 32.0%).
If the yields applied for the valuation of investment property on 31 December 2017 had been 100 basis points higher than those currently applied, the value of investment property would decrease by 12.4%. In that case NSI's equity would be € 145m lower due to a lower result for the year. The loan-to-value would then increase from 36.3% to 41.5%.
The movement in each segment of investment property under construction was as follows:
| Offices | HNK | Other | TOTAL | |
|---|---|---|---|---|
| Balance as per 1 January 2018 | 800 | 800 | ||
| Transfer from / to investment property in operation | -800 | -800 | ||
| Balance as per 30 June 2018 |
No movements in the investment property under construction occurred during the previous year. The opening value for 2018 only consisted of the value of the land position at Cosunpark in Breda, the Netherlands, which was moved to investment property in operation at the end of June 2018.
The largest item recognised under debtors and other accounts receivable concerns debtors (€ 1.4m), mainly tenants who are overdue, which are reported after deduction of a provision for impairments.
The provision for doubtful debts was determined according to the new IFRS 9 guideline and includes an impairment of receivables from prior years of € 0.2m.
As at 31 December 2017 the assets held for sale consisted of one retail property (Keizerslanden in Deventer) and one industrial property (Stammerhove in Diemen). Stammerhove was sold in the first half of 2018, the transfer of Keizerslanden has been postponed until Q4 2018.
As at 30 June 2018 the balance for assets held for sale consists of Keizerslanden and one office building (De Aalscholver, Naarden), which is expected to be transferred in Q4.
| 30 June 2018 | 31 December 2017 | |
|---|---|---|
| Assets held for sale Other assets directly associated to assets held for sale |
27,330 7 |
28,791 |
| Assets held for sale | 27,338 | 28,791 |
Other assets held for sale consist of lease incentives for Keizerslanden in Deventer.
The movement in each segment of assets held for sale in the first half of 2018 was as follows:
| Offices | HNK | Other | TOTAL | |
|---|---|---|---|---|
| Balance as per 1 January 2018 | 28,791 | 28,791 | ||
| Investments | 1,603 | 1,603 | ||
| Revaluation | 1,099 | 1,099 | ||
| Transfer from / to investment property in operation | 2,400 | 2,400 | ||
| Disposals | -6,563 | -6,563 | ||
| Balance as per 30 June 2018 | 2,400 | 24,930 | 27,330 | |
| Lease incentives as per 30 June 2018 | 7 | 7 | ||
| Market value as per 30 June 2018 | 2,400 | 24,938 | 27,338 |
The movement in each segment of assets held for sale in FY 2017 was as follows:
| Offices | HNK | Other | TOTAL | |
|---|---|---|---|---|
| Balance as per 1 January 2017 | 5,075 | 384,292 | 389,367 | |
| Investments | -5 | 5,735 | 5,730 | |
| Revaluation | -7,665 | -7,665 | ||
| Transfer from / to investment property in operation | 8,735 | -151,442 | -142,707 | |
| Disposals | -13,805 | -202,128 | -215,933 | |
| Balance as per 31 December 2017 | 28,791 | 28,791 | ||
| Market value as per 31 December 2017 | 28,791 | 28,791 |
At 31 December 2017 18,364,998 ordinary shares with a nominal value of € 3.68 were placed and fully paid up. In May 2018 109,300 shares were issued as stock dividend, relating to the final dividend distribution for 2017. This resulted in 18,474,298 shares issued as at 30 June 2018.
In the opening balance as per 1 January 2018, the other reserves were adjusted by € 1.0m as a result of the retrospective calculation of the refinancing of the Nexus facility at the end of 2016 based on IFRS 9 guidelines.
The development in the loans in the reporting period was a follows:
| 2018 | 2017 | |
|---|---|---|
| Balance as per 31 December | 405,408 | 510,904 |
| Retrospective adjustment IFRS 9 | -956 | |
| Balance as per 1 January | 404,451 | 510,904 |
| Drawn interest bearing loans | 378,000 | 99,000 |
| Amortisation transaction costs | 1,555 | 1,054 |
| Repayment of interest bearing loans | -362,350 | -205,550 |
| Balance as per 30 June 2018 / 31 December 2017 | 421,656 | 405,408 |
| Redemption requirement interest bearing loans | 700 | 700 |
| Balance as per 30 June 2018 / 31 December 2017 | 420,956 | 404,708 |
NSI has retrospectively calculated the impact on the refinancing of the Nexus facility in 2016. NSI qualifies this refinancing as a modification. Therefore, based on current IFRS 9 guidelines, € 1.0m should have been adjusted to the amortised costs on the loan. This is reflected in the opening balance of 2018.
On 19 April 2018, NSI concluded the refinancing of the existing Nexus-facility of € 485m. Under IFRS 9, this refinancing was qualified as an extinguishment; as such the non-amortised costs of the original loan of € 2.1m were charged to the result as financing costs.
The remaining maturities of the loans as at 30 June 2018 were as follows:
| 30 June 2018 | 31 December 2017 | |
|---|---|---|
| Up to 1 year | 700 | 700 |
| From 1 to 2 years | 700 | 59,365 |
| From 2 to 5 years | 380,434 | 279,947 |
| From 5 to 10 years | 39,822 | 65,396 |
| Total | 421,656 | 405,408 |
Interest bearing debt comprises loans from banks and other financial institutions.
Loans outstanding have a remaining average maturity of 5.1 years (31 December 2017: 3.1 years) The weighted average annual interest rate on the loans and interest-rate swaps at the end of June 2018 was 1.9% (31 December 2017: 2.3%). This includes margin, utilisation fees and amortised costs and excludes commitment fees.
The interest coverage ratio amounted to 4.6x as at 30 June 2018 (31 December 2017: 4.7 x).
The table below summarises the book values and fair values of financial assets and liabilities, including the applicable level within the fair value hierarchy. The table includes the fair value of financial assets and other liabilities provided that the book value is a reasonable reflection of the fair value.
The fair value measurements are categorised into different levels in the fair value hierarchy based on the inputs to valuation techniques used. The different levels are defined as follows:
Level 2 applies to all derivative financial instruments, the model in which fair value is determined based on directly or indirectly observable market data. In level 2 fair values for over-the-counter derivatives are calculated as the present value of the estimated future cash flows based on observable yield curves obtained by external data sources (e.g. Bloomberg) and valuation statements received from our counterparties These quotes are regularly tested for adequacy by discounting cash flows using the market interest rate for a similar instrument at the measurement date. Fair values reflect the credit risk of the instrument and include adjustments that take into account the credit risk of the group entity and the counterparty, when appropriate.
| 30 June 2018 | 31 December 2017 | |||||
|---|---|---|---|---|---|---|
| Fair value level |
Amortised cost price |
Fair value | Fair value level |
Amortised cost price |
Fair value | |
| Financial assets valued at fair value through profit or loss Derivative financial instruments |
2 | 666 | 2 | 1,162 | ||
| Financial assets valued at amortised cost price Debtors and other accounts receivable Cash and cash equivalents |
2 1 |
2,364 1,525 |
2 1 |
1,829 6,827 |
||
| Financial liabilities valued at fair value through profit or loss Derivative financial instruments |
2 | 3,903 | 2 | 1,712 | ||
| Financial liabilities valued at amortised cost price Interest bearing loans Other non-current liabilities |
2 2 |
421,656 3,848 |
2 2 |
405,408 3,540 |
||
| Creditors and other accounts payable | 2 | 28,272 | 2 | 24,855 | ||
| Debts to credit institutions | 2 | 2,342 | 2 | 9,873 | ||
| Liabilities associated to assets held for sale | 2 | 379 | 2 | 195 |
| 30 June 2018 | 31 December 2017 | ||||||||
|---|---|---|---|---|---|---|---|---|---|
| Number of contracts |
Nominal value |
Fair value assets |
Fair value liabilities |
Number of contracts |
Nominal value |
Fair value assets |
Fair value liabilities |
||
| Up to 1 year | |||||||||
| From 1 to 5 years | 20 | 315,000 | 666 | 1,743 | 15 | 265,000 | 128 | 1,712 | |
| From 5 to 10 years | 4 | 2,160 | 5 | 50,000 | 1,034 | ||||
| Total | 24 | 315,000 | 666 | 3,903 | 20 | 315,000 | 1,162 | 1,712 |
NSI limits its interest rate risk by swapping the variable interest it pays on the majority of its loans for a fixed interest rate by means of contracts with fixed interest rates varying from -0.19% to 0.73% (31 December 2017: -0.19% to 0.49%) and with maturity dates between 2019 and 2023 (31 December 2017: between 2019 and 2023). The market value of the financial derivatives amounted to negative € 3.2m (31 December 2017: € 0.6m).
The weighted average remaining maturity of the derivatives is 5.1 years (31 December 2017: 3.0 years). NSI is hedged at a weighted average interest rate of 0.3% (2017: 0.3%). Excluding margin 16% of the current loans (31 December 2017: 23%) are subject to variable interest rates and are therefore not hedged.
The largest items recognised under creditors and other accounts payable concern creditors (€ 5.2m), taxes payable (€ 2.2m), interest payable (€ 0.6m) and deferred income and accruals (€ 20.2m).
In early December 2011 the soil subsided under shopping centre 't Loon in the Dutch city of Heerlen. As a result of this sinkhole, the municipal authority ordered the demolition of part of the shopping centre (5,041 sqm of the original 25,312 sqm). NSI incurred losses as a result of the sinkhole and the subsequent demolition order for part of the shopping centre. The largest losses are related to the value of the investment property that was demolished, to the reconstruction costs and to the loss of rental income during the reconstruction of the shopping centre. The insurance companies of both NSI and the owners' association of shopping centre 't Loon ("VvE") refused to cover the damage under the insurance (building insurance).
As a result, both NSI and the VvE initiated proceedings at the District Court of Rotterdam against the insurance companies in 2015. The District Court rendered an interlocutory judgement on 20 June 2018. Both proceedings (that were held simultaneously) had different outcomes. The damage as such is covered under both insurance policies. However, the Court ruled that the VvE has violated her obligation to disclose information to the insurer of the knowledge that it had on earlier reconstructions of the parking garage at the shopping centre when the insurance was taken out. In the proceeding between the insurance companies and NSI, the Court ruled that NSI did not have the same information as the VvE and has not violated her obligation to disclose such information. As a result, the VvE (and therefor also NSI for its share in the VvE) is not covered under the first layer policy but the damage suffered by NSI is covered under its (excess) all-risk insurance.
The parties will now debate on exactly what damage has been suffered by NSI. NSI 's claim represents a principal sum of approx. € 12m excluding legal interests. The final judgement to be rendered by the District Court is subject to appeal.
On 20 January 2016 the insurance company of one of the tenants held the VvE and its members, including NSI, liable for the loss of revenue covered by the insurance company, representing a principal sum of €1.6m excluding legal interests. On 19 July 2017 the District Court rejected the claim from the insurance company of the tenant. In October 2017 this insurance company appealed the District Court' judgement. Subsequently, the insurance company has issued its statement of grievances on 8 May 2018. The VvE and its members each issued their statement of reply on 11 June 2018. The Court of Appeal will now set a date for which parties to state their case.
The acquisition of an 6,048m2 office at Lange Voorhout 7 in The Hague was approved by the NSI Supervisory Board of 18 July. The acquisition price is € 13.9m and the transfer of the asset is scheduled for 25 July 2018.
The Management Board states that, to the best of its knowledge:
NSI considers credit risk, liquidity risk, interest risk and currency risk as financial risks. In addition, market risks include changes in the economic environment and in the availability of funding in the credit markets, which may affect both the letting prospects as well as the market value of properties. Please refer to the 2017 annual report for more information on existing risks.
Hoofddorp, 18 July 2018
Management Board
B.A. Stahli, CEO A.A. de Jong, CFO A. de Jong, CIO
To: the Management Board of NSI N.V.
We have reviewed the accompanying condensed consolidated interim financial information for the six-month period ended 30 June 2018 of NSI N.V., Hoofddorp, which comprises the condensed consolidated statement of financial position as at 30 June 2018, the condensed consolidated statement of comprehensive income, the condensed consolidated statement of movements in shareholders' equity, the condensed consolidated cash flow statements for the period then ended and the selected explanatory notes. The Management Board is responsible for the preparation and presentation of this condensed consolidated interim financial information in accordance with IAS 34 'Interim Financial Reporting' as adopted by the European Union. Our responsibility is to express a conclusion on this condensed consolidated interim financial information based on our review.
We conducted our review in accordance with Dutch law including standard 2410, Review of Interim Financial Information Performed by the Independent Auditor of the company. A review of interim financial information consists of making inquiries, primarily of persons responsible for financial and accounting matters, and applying analytical and other review procedures. A review is substantially less in scope than an audit conducted in accordance with auditing standards 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.
Based on our review, nothing has come to our attention that causes us to believe that the accompanying condensed consolidated interim financial information for the six-month period ended 30 June 2018 is not prepared, in all material respects, in accordance with IAS 34 'Interim Financial Reporting' as adopted by the European Union.
Amsterdam, 18 July 2018
PricewaterhouseCoopers Accountants N.V.
Original has been signed by S. Herwig, MSc LLM RA MRE MRICS
| H1 2018 | H1 2017 | ||||
|---|---|---|---|---|---|
| Note | € ' 000 | per share (€) | € ' 000 | per share (€) | |
| EPRA earnings | 1 | 21,897 | 1.19 | 24,175 | 1.35 |
| EPRA cost ratio (incl. direct vacancy costs) | 5 | 26.8% | 26.4% | ||
| EPRA cost ratio (excl. direct vacancy costs) | 5 | 24.4% | 23.9% |
| 30 June 2018 | 31 December 2017 | ||||
|---|---|---|---|---|---|
| Note | € ' 000 | per share (€) | € ' 000 | per share (€) | |
| EPRA NAV | 2 | 710,190 | 38.44 | 673,238 | 36.66 |
| EPRA NNNAV | 2 | 704,834 | 38.15 | 663,592 | 36.13 |
| EPRA net initial yield (NIY) | 3 | 5.2% | 5.5% | ||
| EPRA topped-up net initial yield | 3 | 5.6% | 5.9% | ||
| EPRA vacancy rate | 4 | 16.6% | 18.4% |
| H1 2018 | H1 2017 | |
|---|---|---|
| Gross rental income | 42,372 | 45,640 |
| Service costs not recharged | -1,046 | -1,237 |
| Operating costs | -8,040 | -7,958 |
| Net rental income | 33,286 | 36,446 |
| Administrative costs | -4,023 | -4,425 |
| Net financing result | -7,315 | -7,834 |
| Direct investment result before tax | 21,948 | 24,187 |
| Corporate income tax | -51 | -12 |
| Direct investment result / EPRA earnings | 21,897 | 24,175 |
| Direct investment result / EPRA earnings per share (€) | 1.19 | 1.35 |
| 30 June 2018 | 31 December 2017 | |||
|---|---|---|---|---|
| € ' 000 | per share (€) | € ' 000 | per share (€) | |
| Equity attributable to shareholders | 706,954 | 38.27 | 672,688 | 36.63 |
| Fair value of derivative financial instruments | 3,236 | 0.18 | 550 | 0.03 |
| EPRA NAV | 710,190 | 38.44 | 673,238 | 36.66 |
| Fair value of derivative financial instruments | -3,338 | -0.18 | -560 | -0.03 |
| Fair value of debt | -2,018 | -0.11 | -9,085 | -0.49 |
| EPRA NNNAV | 704,834 | 38.15 | 663,592 | 36.13 |
| 30 June 2018 | 31 December 2017 | |
|---|---|---|
| Investment property including assets held for sale Developments |
1,162,998 | 1,108,393 -800 |
| Property investments | 1,162,998 | 1,107,593 |
| Allowance for estimated purchasers' costs | 81,410 | 77,532 |
| Gross up completed property portfolio valuation | 1,244,407 | 1,185,125 |
| Annualised cash passing rental income Annualised property outgoings |
83,824 -18,623 |
83,479 -17,896 |
| Annualised net rent | 65,201 | 65,583 |
| Notional rent expiration of rent free periods or other lease incentives | 4,193 | 3,794 |
| Topped-up annualised net rent | 69,394 | 69,377 |
| EPRA net initial yield | 5.2% | 5.5% |
| EPRA topped-up net initial yield | 5.6% | 5.9% |
| 30 June 2018 | 31 December 2017 | |
|---|---|---|
| Estimated rental value of vacant space Estimated rental value of the whole portfolio |
17,246 103,823 |
19,398 105,288 |
| EPRA vacancy | 16.6% | 18.4% |
| H1 2018 | H1 2017 | |
|---|---|---|
| Administrative costs | 4,023 | 4,425 |
| Service costs not recharged | 1,046 | 1,237 |
| Operating costs (adjusted for municipality taxes) | 6,494 | 6,614 |
| Leasehold | -200 | -219 |
| EPRA costs (including direct vacancy costs) | 11,363 | 12,056 |
| Direct vacancy costs | -1,004 | -1,169 |
| EPRA costs (excluding direct vacancy costs) | 10,359 | 10,887 |
| Gross rental income | 42,372 | 45,640 |
| EPRA gross rental income | 42,372 | 45,640 |
| EPRA cost ratio (incl. direct vacancy costs) | 26.8% | 26.4% |
| EPRA cost ratio (excl. direct vacancy costs) | 24.4% | 23.9% |
Investment property are reclassified to assets held for sale if it is expected that the carrying amount will be recovered principally through disposal rather than from continued use. This is the case if the investment property concerned is available for immediate sale in its present condition, taking into account the common terms for sale of such property and probability of a sale being high. This means the property must be actively marketed for sale at a price that is reasonable compared to its current market value and the sale should be expected to take place within one year from the date of reclassification.
EPRA costs include all administrative costs, net service costs and operating expenses as reported under IFRS, but do not include ground rent costs. These costs are reflected including and excluding direct vacancy costs. The EPRA cost ratio is calculated as a percentage of gross rental income less ground rent costs.
NSI qualifies as a Dutch Real Estate Investment Trust (fiscale beleggingsinstelling or FBI) and as such is charged a corporate income tax rate of 0% on its earnings. The tax regime stipulates certain conditions, such as a maximum ratio of 60% between debt and the book value of real estate, maximum ownership of shares by one legal entity or natural persons, and the obligation to pay out the annual profit by way of dividends within eight months after the end of the financial year.
Before 2014, activities permitted under FBI legislation were limited to portfolio investments activities only. Effective 1 January 2014, new legislation allows FBI's to perform enterprise-type business activities within certain limits. These activities must be carried out by a taxable subsidiary and must support the operation of the FBI's real estate business.
EPRA earnings is a measure of operational performance and represents the net income generated from operational activities. It excludes all components not relevant to the underlying net income performance of the portfolio.
Indicator for the profitability of NSI; portion of the EPRA earnings attributable to shareholders allocated to the weighted average number of ordinary shares.
Association of Europe's leading property companies, investors and consultants which strives to establish best practices in accounting, reporting and corporate governance and to provide high-quality information to investors.
The estimated amount at which a property or space within a property, would be let under the market conditions prevailing on the date of valuation.
G4 refers to the locations Amsterdam, The Hague, Rotterdam and Utrecht, being the largest cities in the Netherlands.
HNK stands for 'Het Nieuwe Kantoor', ("The New Office'). HNK is NSI's flexible office concept and offers an inspiring environment with stylish workplaces, office spaces, meeting areas, catering facilities and a variety ofancillary services. HNK offers different propositions, including memberships
(flexible workstations), managed offices (fully equipped offices), bespoke offices and meeting rooms.
Debt ratio and profitability ratio used to measure a company's ability to pay interest on outstanding debt. The interest coverage ratio is calculated by dividing net rental income during a given period by net financing expenses during the same period.
The direct result reflects the recurring income arising from core operational activities. The direct result consists of gross rental income minus operating costs, service costs not recharged to tenants, administrative costs, direct financing costs, corporate income tax on the direct result, and the direct investment result attributable to non-controlling interests.
The indirect result reflects all income and expenses not arising from day-to-day operations. The indirect result consists of revaluations of property, net result on sales of investment, indirect financing costs (movement in market value of derivatives and exchange rate differences, corporate income tax on the indirect result, and the indirect investment result attributable to non-controlling interests.
The total result reflects all income and expenses; it is the total of the direct and the indirect investment result.
Adjustments in rent granted to a tenant or a contribution to tenants' expenses in order to secure a lease. The impact of lease incentives on net rental income is straightlined over the firm duration of the lease contract under IFRS.
Like-for-like growth figures aim at assessing the organic growth of NSI. In the case of like-for-like rental income the aim is to compare the rental income of all or part of the standing portfolio over a certain period with the rental income for the same portfolio over a previous period (i.e. year-on-year and/or quarter-onquarter). In order to calculate like-for-like growth, the nominal increase in rent is adjusted for the impact of acquisitions, divestments and properties transferred to and from the development portfolio and between segments (e.g. office to HNK).
The LTV ratio reflects the balance sheet value of interest-bearing debts plus short term debts to credit institutions, net of cash and cash equivalents, expressed as a percentage of the total real estate investments, including assets held for sale.
The estimated amount for which a property should change hands on the date of valuation between a willing buyer and a willing seller in an arm's length transaction after proper marketing wherein each party had acted knowledgeably, prudently, and without compulsion. The market value does not include transaction costs.
The net asset value represents the total assets minus total liabilities. At NSI this equates to the shareholders' equity (excluding non-controlling interests as stated in the balance sheet). The NAV is often expressed on a per share basis; in this calculation the number of shares outstanding at reporting date is used rather than the average number of shares.
The EPRA NAV reflects fair value of net assets on an ongoing, long-term basis. Assets and liabilities do not impact the company in the long-term, as the fair value of financial derivatives and deferred taxes, are therefore excluded.
The net margin measures operating efficiency; it indicates how effective NSI is in managing its expense base. It is calculated as net rental income as a percentage of gross rental income.
The net result on sales of investment property reflects the disposal price paid by a third party for a property minus the value at which the respective property was recorded in the accounts at the moment of sale, net of sales costs made. The sales costs include costs of real estate agents and legal costs, but can also include internal costs made which are directly related to transaction.
The Randstad is the central-western area of the Netherlands, consisting primarily of the four largest Dutch cities (Amsterdam, Rotterdam, The Hague and Utrecht) and their surrounding areas.
The effective rent reflects the contractual annual rent after straight-lining of rent free periods and rental discounts.
Gross rental income reflects the rental income from let properties, after taking into account the net effects of straightlining for lease incentives and key money, including turnover rent and other rental income (e.g. specialty leasing and parking income).
Gross rental income net of (net) costs directly attributable to the operation of the property (non-recoverable service charges and operating costs). Income and costs linked to the ownership structure, such as administrative expenses, are not included.
The estimated annualised cash rental income as at reporting date, excluding the net effects of straight-lining of lease incentives. Vacant units and units that are in a rent-free period at the reporting date are deemed to have no passing cash rent.
This ratio compares the minimum guaranteed rent and the turnover rent to the estimated rental value and as such indicates whether a unit or property is underlet or over-rented.
The reversionary rate measures the rental gain/loss of a deal as the difference between the new rent (after the deal) and the old rent (before the deal).
Standing portfolio is used in like-for-like calculations and concerns the real estate investments at a specific date that have been consistently in operation as part of NSI's portfolio during two comparable periods.
Note that an investment property can be considered both standing and at the same time non standing, depending on the comparison periods used (e.g. year-on-year and quarter-on-quarter).
The EPRA NNNAV is designed to provide a spot measure of NAV including all assets and liabilities at fair value. This measure adjusts the EPRA NAV for the market to market of the financial instruments, debt and deferred taxes.
Vacancy rate (EPRA): reflects the loss of rental income against ERV as a percentage of ERV of the total operational portfolio.
This ratio is used as an indicator of the average length of leases in portfolios. It can be calculated over the full lease term of the contracts either up to expiration date or up to break option date.
Yield can generally be defined as the income or profit generated by an investment expressed as a percentage of its costs or the total capital invested.
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