Earnings Release • Feb 1, 2018
Earnings Release
Open in ViewerOpens in native device viewer
| NSI HIGHLIGHTS 3 | |
|---|---|
| CEO COMMENTS4 | |
| DEVELOPMENT & TRANSFORMATIONS5 | |
| INCOME, COST AND RESULTS 6 | |
| NETHERLANDS PROPERTY MARKET OVERVIEW8 | |
| REAL ESTATE PORTFOLIO9 | |
| BALANCE SHEET, NAV & FINANCING13 | |
| FINANCIALS15 | |
| EPRA KEY PERFORMANCE MEASURES 23 |
European Public Real Estate Association - Please refer to www.epra.com for all EPRA definitions
The estimated rental value (ERV) is the valuer's estimate of the open market rent that a property in its current state can reasonably be expected to achieve given its characteristics, condition, amenities, location and local market conditions.
The contractual rent for let space plus the ERV for vacant units.
G4 refers to the locations Amsterdam, The Hague, Rotterdam and Utrecht.
NSI calculates its interest coverage ratio for a given period by dividing net rental income by net financing expenses.
The loan to value ratio reflects the balance sheet value of interest bearing debts plus short term debts to credit institutions, net of cash and cash equivalents, as a percentage of the total real estate investments, including assets held for sale.
| Publication annual report 2017 | 9 March 2018 | For additional info please contact: |
|---|---|---|
| Publication trading update Q1 2018 | 19 April 2018 | NSI N.V. |
| Publication half year results 2018 | 19 July 2018 | Investor Relations |
| Publication trading update Q3 2018 | 18 October 2018 | |
| Dirk Jan Lucas | ||
| T +31 (0)20 763 0368 | ||
| AGM | 20 April 2018 | E [email protected] |
| Ex-dividend date (final dividend 2017) | 24 April 2018 | |
| Record date | 25 April 2018 | Publication date: |
| Stock dividend election period | 26 April – 9 May 2018 | 30 January 2018 |
| Payment date | 14 May 2018 | |
| Ex-dividend date (interim dividend 2018) | 24 July 2018 | |
| Supplemental2 | IFRS3 | ||||
|---|---|---|---|---|---|
| FY 2017 | FY 2016 | FY 2017 | FY 2016 | Change % | |
| Revenues and Earnings (€ '000) | |||||
| Gross rental income | 89,056 | 94,589 | 89,000 | 94,523 | -5.8% |
| Net rental income | 74,483 | 74,262 | 74,468 | 74,205 | 0.4% |
| Direct investment result | 49,365 | 47,325 | 4.3% | ||
| Indirect investment result | 42,237 | -65,158 | |||
| Total investment result | 91,602 | -17,833 | |||
| Earnings per share (€) | 5.05 | -1.00 | |||
| EPRA earnings per share (€) | 2.72 | 2.64 | 3.0% | ||
| Dividend per share (€)4 | 2.16 | 2.16 | 0.0% | ||
| EPRA cost ratio A (incl. direct vacancy costs) | 26.5% | 31.7% | -5.2pp | ||
| EPRA cost ratio B (excl. direct vacancy costs) | 24.3% | 27.7% | -3.4pp |
| 31 Dec 2017 | 31 Dec 2016 | Change % | |
|---|---|---|---|
| Balance Sheet (€ '000)5 | |||
| Real estate investments | 1,072,180 | 764,613 | |
| Assets held for sale | 28,791 | 389,923 | |
| Net debt | -408,453 | -512,267 | -20.3% |
| Equity | 672,688 | 604,255 | 11.3% |
| IFRS equity per share (€) | 36.63 | 33.76 | 8.5% |
| EPRA NAV per share (€) | 36.66 | 34.61 | 5.9% |
| EPRA NNNAV per share (€) | 36.53 | 33.56 | 8.8% |
| Net LTV | 36.9% | 44.1% | -7.3pp |
| Number of ordinary shares outstanding6 | 18,364,998 | 17,900,230 | 2.6% |
| Weighted average number of ordinary shares outstanding | 18,133,178 | 17,900,230 | 1.3% |
| Dec 17 | Dec 16 | ||||
|---|---|---|---|---|---|
| Offices | HNK | Other7,8 | Total | Total | |
| Number of properties | 93 | 14 | 19 | 126 | 165 |
| Market value (€ m)9 | 736 | 181 | 191 | 1,108 | 1,160 |
| 10 Contracted rent (€ m) |
57 | 15 | 16 | 87 | 98 |
| ERV (€ m) | 67 | 22 | 16 | 105 | 116 |
| Lettable area ('000 sqm) | 436 | 128 | 113 | 676 | 870 |
| EPRA vacancy rate | 15.9% | 29.8% | 14.0% | 18.4% | 21.4% |
| WAULT (years) | 5.0 | 2.9 | 5.0 | 4.7 | 4.7 |
| Average rent/sqm (€ p.a.) | 168 | 176 | 169 | 169 | 149 |
| EPRA net initial yield | 5.8% | 3.9% | 6.0% | 5.5% | 6.0% |
1 Based on unaudited results
3 Belgium and Intervest (IOW) operations accounted for as discontinued operations under IFRS regulations as adopted by the EU
6 The number of ordinary shares has changed due to stock dividend and a share consolidation
7 Retail has been reclassified to Other as per YE 2017. At December 2017 the segment Other also holds two industrial assets one of which is held for sale
9 At market value. Reported in balance sheet at book value excluding lease incentives and part of NSI HQ related to own use
10 Before rent free and other rent incentives
2 Figures with Belgium reported as continuing operations, IOW as discontinued operations in 2016 (sold)
4 Dividend proposal for 2017, of which €1.04 already paid as interim dividend in August 2017
5 Change in real estate investments and assets held for sale partly due to disposals and acquisitions and partly due to representation of remaining retail assets from held for sale to real estate investments in accordance with IFRS 5
8 Keizerslanden in Deventer was sold in April 2017 and is included as held for sale in Other, with the delivery and transfer of this asset set for H1 2018
At NSI we can look back on a very successful 2017. In February we announced our new strategy to become the leading specialist in the Dutch office market. As highlighted in this 2017 report we have made good progress during the year, on almost all fronts.
We have put in place an almost entirely new organisation, with a new culture and identity. We reduced the team from 81 employees as per the start of 2016 to effectively 49 today, of which 24 are new hires. Our EPRA cost ratio has fallen to 24.3% (was 27.7%) as a result.
We have also substantially upgraded our IT infrastructure and our management information systems, further automating both our internal and external reporting. In addition, we have reviewed and updated our contracts with external service providers and have decided to outsource the day-to-day technical management of the portfolio.
The number of assets is down by 39 assets to 126 (having sold 44 assets11 for €242m and acquired 5 assets for €139m during the year). The disposals include circa 60%12 of our retail assets, in line with our strategy to focus solely on offices going forward.
The asset rotation has resulted in a more focused, higher quality portfolio, with better margins and a lower vacancy rate. In 2018 we will continue to prune and work the portfolio, towards a more concentrated portfolio of larger office assets in fewer locations.
The vacancy rate reduced to 18.4% at YE 2017 (was 21.4% at YE 2016). This is largely driven by disposals and acquisitions, and a 7% like-for-like improvement in the occupancy rate for HNK. We are optimistic about the occupancy outlook for 2018, as our letting activity is picking up, driven by the new asset management and leasing team and the positive economic environment.
In 2017 we identified substantial development potential in our existing portfolio. This includes three office developments in Greater Amsterdam, with combined capital expenditure of more than €300m and a circa 7% yield on cost. The first of these could possibly break ground as early as H2 2019.
We are pleased that we have been able to source these attractive growth opportunities internally, at yield levels that are not available for standing investments in the wider market today. We believe that in the current market new development is one of the better ways to deploy capital and drive returns for shareholders – also when taking into account the higher risks associated with developments.
Even though the potential upside is attractive, we will not pursue these developments without due consideration. We will regularly assess 1) if we have the right skill sets in house, 2) how many projects we can run concurrently on our balance sheet, and 3) where we are in the property cycle. It is entirely conceivable that one or more of these developments will not happen until the next property cycle.
The YE 2017 EPRA NAV is €36.66 per share, up 6% year on year. With disposals done at an average 4% premium to book value and new leases agreed at an average 1% premium to ERV, we believe our external appraisals are well underpinned.
The like-for-like portfolio saw a 3% increase in value in 2017, with HNK up by 10% and Offices up by 3%. The polarisation in the office market continued during the year, with the G4 portfolio up 9% and provincial assets down 11%. Our remaining retail portfolio is down 2%, mainly reflecting lower ERVs, even given the ongoing strength of the Dutch economy and consumer confidence.
In late 2017 we worked on our debt profile and agreed new 8 year funding at a margin that suggests that NSI now has an implied investment grade credit rating. This reflects the significant progress the business has made in recent years.
The average cost of debt has been reduced to 2.3% (was 2.8% at YE 2016). Rather than pursuing the lowest cost of debt to drive EPRA EPS by going for shorter maturities, we prefer to use the improved credit rating to extend the average debt maturity.
The LTV is down to 36.9% at year-end 2017 (was 44.1% at YE 2016) and is set to fall further, as we continue our asset rotation program and prepare the balance sheet for the development opportunities ahead. Given the increasing focus on value-add initiatives, we are lowering our target LTV range to 35-40%. Having said that, we would still be comfortable to move above this range, albeit on a temporary basis, if and when the right property deals come along.
Whilst most of the restructuring is now behind us, in 2018 we will continue to streamline the business and further improve systems and processes. With the foundations now in place and the Dutch economy and property market in good shape, we are optimistic about the outlook.
We appreciate that everyone looks like a rock star in a bull market. Whilst we too benefit from the current up-cycle, at NSI we are in it for the long run and therefore are working hard to prove good stewards of capital over the entire property cycle.
This sometimes comes at a cost. Having been a net seller in 2017, we are likely to face a fall in EPS in 2018 – notwithstanding the positive effects of the recent debt refinancing, improving cost efficiency, a better portfolio and improving leasing prospects.
Based on the portfolio at year-end 2017 we anticipate an EPRA EPS in the range of €2.35-2.45 for the whole of 2018. The actual outcome will, however, very much depend on the timing and size of future disposals and acquisitions.
Looking back on a successful 2017 and looking forward to 2018 with confidence, we are pleased to propose to our shareholders a final dividend of €1.12 per share, resulting in a stable dividend of €2.16 per share for the year.
Bernd Stahli
11 Excludes two assets which were partly sold after title was split
12 Including Keizerslanden
The Dutch office cycle has progressed into the development phase where projects are now viable and warranted, albeit in selective locations. Investors will be keen to explore these opportunities further up the risk curve, as there is plenty of capital and it has become much harder to find standing assets in good locations at reasonable yields.
Prospective IRRs for development are attractive, driven by healthy tenant demand and rising ERVs in the G4, and to some extent also because of current (modest) exit yields. Construction costs have picked up and capacity constraints in the contracting industry are affecting time tables, but this will not stop developers from increasing activity levels in 2018.
At NSI we reviewed the entire portfolio in 2017 and identified opportunities for development, redevelopment and transformation. We see new development as an interesting and profitable way to help further improve the overall quality of our investment portfolio and its long term income generating capacity.
We have identified several interesting development opportunities, which we will look to exploit in the years to come. We prefer to be vague on the exact location of these projects for now, so as not to frustrate the preliminary planning and approval stages. Suffice to say that we have identified several opportunities in prime locations in Amsterdam, The Hague and Rotterdam, of which three in Amsterdam are the most tangible at this stage.
These three opportunities in Amsterdam include one land plot where we will look to develop a 12,000sqm office tower and two projects where we will have to demolish the existing buildings to build two new office towers, one measuring 40,000sqm and the other 30,000sqm. The first of these projects could start as early as H2 2019, with the potential start dates for the others in 2020/2021.
We estimate a yield on cost of around 7%, based on €300m+ of capital expenditure (excluding current book value) for the three projects. This could translate into a significant increase in NAV on successful delivery of these projects, based on current market assumptions. The current valuations do not reflect the potential upside of the development programme.
The timing of these projects is still rather uncertain. We know from experience that projects can be delayed (and often are) for multiple reasons. We will also have to recognise the remaining lease term of the in-place tenants for the two redevelopments, which can only start once the existing buildings have been demolished.
Our risk-appetite will be a function of our balance sheet at the time, where we are in the cycle and our ability to secure (partial) pre-lets to de-risk the projects. We may partner on a development if this would help us to successfully further these projects.
Transformation opportunities relates to existing NSI assets where it is probably best to consider alternative use of an asset, instead of continued use in its current state and form, to maximise the value of that asset.
The aim is to eventually sell these assets. Transformation is not a business line for us, but a structured way of running down part of our legacy portfolio. This process needs to take place well within the rules and limitations as set by the Dutch FBI (REIT) regulation, so we can not execute transformation activities ourselves (i.e. convert to residential use, hotel or student accommodation) and then sell on completion for a profit.
We believe we are entitled and should get at least some partial recognition for the embedded upside in these assets. Yet, if the market is not willing to recognise this potential then, in exceptional situations, we may well pursue it ourselves and retain an asset as investment property on completion. This may go against our strategy to focus on offices, but achieving returns for our shareholders is paramount.
Assets where we believe transformation potential exists are only classified as 'transformations' if and when we believe alternative use is the best and viable use of an asset and if we are either actively pushing to achieve vacancy or we are signing relatively short term leases to retain maximum flexibility.
At present we have identified seven transformation opportunities in total, including in Amsterdam (1), The Hague (2), Zoetermeer (2), Eindhoven (1) and Leiden (1).
Given the specific nature of these assets, which are no longer held for their long term income-generating capacity, but much more as IRR-led total return investments, it is perhaps appropriate to exclude these from the vacancy calculation for the portfolio. We have decided not to do so at this stage, as to not confuse everyone by reporting multiple vacancy rates.
In the interest of continuity and clarity in our reporting, in this section the Belgian portfolio is treated as if it has not been discontinued. The notes to the IFRS accounts later in this report treat the Belgian portfolio as discontinued operation, in accordance with IFRS.
EPRA EPS for FY 2017 is €2.72, a 3.0% increase compared to the same period last year. The results are impacted by various one-offs, both positive and negative.
On a net basis one-offs contribute €1.2m to the EPRA earnings, €0.2m more than in FY 2016. Most of the positive one-offs are reflected in operating costs and in non-recoverable service charges. These one-offs originate primarily from the restructuring of the business.
The indirect result for FY 2017 is €2.33 per share, which is positively impacted by €27.4m in asset revaluations, a €5.7m book profit on disposals, a €5.6m positive litigation result and a €3.7m non-cash market-to-market gain on financial derivatives.
Gross rental income in 2017 is down by 5.8% (€5.5m), mainly due to net disposals. One-offs in GRI are €1.1m, approximately the same as last year.
Gross rents are down €2.0m (-3.1%) on a like-for-like basis, due to several larger legacy lease expiries. As a result of an improved operating margin and positive one-offs like-for-like net rents are up by €0.9m (1.9%).
Full year 2017 NRI is up by 0.4% (€0.2m). Excluding one-offs in both 2017 and 2016 NRI is down 0.9% (- €0.7m).
Non-recoverable service charges of €2.1m are €2.1m (49.5%) lower than last year. Roughly €0.4m is due to one-off releases of provisions relating to assets that have been sold. Most of the savings are the result of better cost controls, better cost allocation and a higher recovery rate due to improved occupancy levels, in particular in the HNK business line.
Operating costs for FY 2017 are 22.9% (€3.7m) lower compared to FY 2016. A one-off release of provisions for property taxes (€0.6m) and owner association costs (€0.4m) has also contributed. Adjusted for one-offs, operating costs are circa €2.8m lower than last year.
NSI has changed the way it allocates its property management costs to operating costs. The new system is based on actual costs rather than on a fixed percentage of GRI. Consequently, property management costs are €0.4m higher than last year's represented figure.
The operating margin increased to 83.6%, up 5.1pp on FY 2016 (78.5%). This is the result of continued asset rotation, cost savings and lower non-recoverable service charges. The operating margin for HNK is up in spite of being negatively affected by the change in the cost allocation.
Administrative expenses are €9.2m, a €0.6m decrease versus 2016. One-offs in admin expenses amount to €1.6m versus €0.9m in 2016. These costs mainly relate to personnel change and consultancy and audit fees. Excluding one-offs, admin costs are 20% lower compared to last year.
The new team is largely in place now and whilst NSI will continue to invest in IT and further automating its processes, costs are expected to be structurally lower from 2018 onwards. NSI has consolidated its entire staff on one floor, down from two, with the vacated floor having been let, generating additional rental income.
NSI continues to lower its funding costs, benefitting from lower margins and lower swap rates post the refinancing in late 2016 in combination with a reduction in the amount of debt. Financing costs for 2017 are down €4.1m compared to 2016.
The cost of debt is 2.3% at the end of December 2017, down from 2.8% at the end of 2016. The cost of debt has been stable at circa 2.8% for most of the year. At the end of December NSI repaid its EU private placement and cancelled two swaps, positively impacting the cost of debt. The cost benefits of these actions will become visible in 2018.
In June and December all standing assets have been appraised externally. The total revaluation for the full year is €27.4m, or 2.5%, with capital values for Offices in Amsterdam up 11.3% and in Other Netherlands down 10.3%. HNK valuations are up 10.8% over the year, more than offsetting lower valuations in the "Other"13 segment (down 3.6%), which reflect continued weakness in this part of the Dutch real estate market.
NSI sold assets14 with a book value close to €242m. The net result on asset disposals for 2017 is €5.7m, underpinning the portfolio's external valuation.
The derivatives portfolio shows a positive revaluation of €3.7m, mainly reflecting changes in the yield curve in the first half of 2017. A small improvement of €0.3m in the second half of the year is a consequence of the shorter duration of the legacy swaps.
At the end of 2016 the retail portfolio and the last wholly-owned asset in Belgium were reported as discontinued operations. From year end 2017 the remaining retail assets are once again reported as continued operations in accordance with the provisions of IFRS 5, with one asset in Belgium being reported as discontinued. This Belgian asset was sold in December. NSI will continue with its strategy to exit its retail activities.
13 Includes Retail, Industrial and Belgian assets
14 Excludes Keizerslanden shopping centre in Deventer which was sold in April 2017 with delivery and transfer set for H1 2018
On 30 January NSI issued €40m of 8-year unsecured US private placement notes, at a margin reflecting an implied investment grade credit rating.
EPRA Earnings, segment split and bridge to IFRS discontinued operations FY 2017 (€ '000)
| Continuing operations | Discontinued | ||||||
|---|---|---|---|---|---|---|---|
| Offices | HNK | Other | operations | TOTAL | Adj. | TOTAL | |
| Gross rental income | 53,893 | 13,565 | 21,542 | 56 | 89,056 | -56 | 89,000 |
| Service costs not recharged | -1,574 | -912 | 412 | -18 | -2,093 | 18 | -2,075 |
| Operating costs | -5,702 | -4,578 | -2,177 | -22 | -12,479 | 22 | -12,457 |
| Net rental income | 46,617 | 8,075 | 19,776 | 15 | 74,483 | -15 | 74,468 |
| Administrative costs | -997 | -282 | -7,892 | -77 | -9,247 | 77 | -9,170 |
| Earnings before interest and taxes | 45,620 | 7,793 | 11,884 | -61 | 65,236 | 61 | 65,297 |
| Net financing result | -1 | 0 | -15,858 | 0 | -15,859 | 0 | -15,859 |
| Direct investment result before tax | 45,619 | 7,793 | -3,974 | -61 | 49,377 | 61 | 49,438 |
| Corporate income tax | -3 | -12 | 4 | -12 | -4 | -15 | |
| Direct investment result after tax | 45,619 | 7,790 | -3,986 | -58 | 49,365 | 58 | 49,423 |
| Direct investment result - discontinued | -58 | -58 | |||||
| Direct investment result / EPRA earnings | 45,619 | 7,790 | -3,986 | -58 | 49,365 | 49,365 | |
| Attributable to shareholders | 45,619 | 7,790 | -3,986 | -58 | 49,365 | 49,365 | |
| Revaluation of investments | 18,695 | 15,875 | -6,242 | -970 | 27,359 | 970 | 28,329 |
| Net result on sale of investments | 3,144 | 0 | 2,920 | -326 | 5,738 | 326 | 6,064 |
| Other indirect income and costs | 5,646 | 14 | -113 | 9 | 5,557 | -9 | 5,548 |
| Net financing result | 3,658 | 3,658 | 3,658 | ||||
| Indirect investment result before tax | 27,486 | 15,889 | 224 | -1,286 | 42,312 | 1,286 | 43,599 |
| Corporate income tax | -75 | -75 | -75 | ||||
| Indirect investment result after tax | 27,486 | 15,889 | 148 | -1,286 | 42,237 | 1,286 | 43,523 |
| Indirect investment result - discontinued | -1,286 | -1,286 | |||||
| Indirect investment result | 27,486 | 15,889 | 148 | -1,286 | 42,237 | 42,237 | |
| Attributable to shareholders | 27,486 | 15,889 | 148 | -1,286 | 42,237 | 42,237 | |
| Total investment result after tax | 73,105 | 23,679 | -3,838 | -1,344 | 91,602 | 1,344 | 92,946 |
| Investment result - discontinued | -1,344 | -1,344 | |||||
| Total investment result | 73,105 | 23,679 | -3,838 | -1,344 | 91,602 | 91,602 | |
| Attributable to shareholders | 73,105 | 23,679 | -3,838 | -1,344 | 91,602 | 91,602 |
The Dutch property investment market continued to strengthen in 2017, as investors remain attracted to the high prospective returns on offer, especially in a wider European context.
2017 saw a record level of investment transactions, at €21bn according to all the agents, largely driven by new foreign investors entering the market, existing foreign investors taking profits and/or recycling capital, and local investors making a comeback.
The transaction volume for Dutch offices was circa €7.5bn in 2017 and most of this was done in H2. Yields have hardened in most markets, with Amsterdam South Axis currently at 3.75%, Central Utrecht at 5% and prime assets in Rotterdam and The Hague also now inside of 5.5%, based on JLL data.
We expect the investment market to remain strong in 2018, with investors set to be more willing (and more confident) to go up the risk curve in search for returns that are no longer available for standing prime assets in the G4. We agree and cannot, should not and will not compete for low yielding bond-like prime assets, where other investors are just willing to accept much lower IRRs than we feel comfortable with.
The vacancy rate for Dutch offices has fallen from 12.7% in 2016 to 11.7% end 2017. Whilst most of the decline in the vacancy rate in recent years has been due to withdrawals and conversions, in 2017 most of the decline was driven by positive net absorption.
The vacancy rate is moving back to levels last seen in 2007 and in the G4 and Eindhoven the market is back at equilibrium or even beyond, resulting in falling incentives and a return of rental growth. Away from the wider Randstad market vacancies generally remain too high to see any rental growth or even falling incentives.
Amsterdam, with a 5.9m sqm office stock, has a vacancy rate of 7.9% at year-end 2017, according to Cushman & Wakefield. However, the grade-A vacancy rate is much lower, at circa 3%, resulting in rising ERVs and capital values.
The Amsterdam authorities have become more accommodating to new development, relaxing the specific location constraints that in recent years largely limited new office development to the Southaxis and Houthavens market. New office development activity is set to accelerate in 2018 and a significant pick up in deliveries is expected from 2021 onwards.
Prime rents in Amsterdam are at €425-450psm. These levels are achieved in multiple submarkets, including the South Axis, Omval and the city centre. The average rent is nearer €215psm. Rents are up by circa 10% in 2017 and due to the continued scarcity of available space prime rents should continue to drift up in 2018.
Rotterdam remains a difficult market, suffering from a lack of new demand from larger corporates and a geographic wide spread. In 2017 take-up was well below expectations (below levels of 2015 and 2016) and was largely driven by smaller local tenants. The vacancy rate still stands at circa 15%, so that incentives remain high and ERVs are largely flat. Prime rents at €220psm are about half Amsterdam levels. Average rents, at €125psm due to the wide geographic spread, are more or less in line with the national average. On a positive note, residential prices are up, as people are moving in from elsewhere. This could possibly lead to a higher level of activity in Rotterdam offices.
The Hague, with 3.9m sqm of office stock, is dominated by central Government demand and related activities. The market in central The Hague has returned to health in 2017 now the public sector is no longer releasing space onto the market. The vacancy rate is down to 7.1%, according to JLL, but it is far higher in surrounding markets. Prime rents of €200psm are being achieved in central locations, but due to the oversupply in surrounding markets rents are on average at a modest €125psm.
The Utrecht market is long term one of the best office markets along with Amsterdam. Its central location, infrastructure and attractive city centre are a draw for people and therefore for many tenants. Some tenants have moved to Utrecht, having been unable to find space in Amsterdam, The vacancy rate of 9.9% is high, but this is mostly in the suburbs, with limited public transport links, as the city centre market is tight.
Utrecht has a relatively small office stock at 2.4m sqm, yet in 2017 it had the highest level of take up after Amsterdam, at 97,000sqm. Substantial new development is planned in the Central Station area of Utrecht, to accommodate the strong demand.
The Dutch flex office market is growing rapidly, as the health of the economy is pushing new start up initiatives and is driving scale ups to expand. This is in line with a global trend, in which users of space value flexibility and the provision of add-on services.
Lots of new market entrants are jumping on the band wagon as barriers to entry are low. Many of these will disappear in the next down cycle, or will be bought up. Landlords in general have been slow to respond, but some are now entering the market with their own flex office brand.
Branding and market positioning will become key, very much in line with the hotel industry. Depreciation costs of the fit out may not be as high as for a hotel, but is for flex offices much higher than for a typical office building. Each and every operator will have to figure out which segment of the market they are catering for. HNK in this is a mid-market boutique operator.
Whilst the Dutch economic environment is healthy, retail sales are picking up and the consumer outlook continues to improve, the outlook for retail property polarised further in 2017. The overall market saw a 1.3% decline in rents, with 15 out of 189 retail locations studied seeing an increase in rents, 90 remaining steady and 84 in decline, according to JLL. This polarisation is expected to continue, with Amsterdam and the larger regional cities set to do well, whilst many smaller cities are too weak and have an uncompetitive and undifferentiating offering relative to nearby larger cities to attract sufficient footfall to sustain rents.
NSI sold 46 assets and acquired 5 in 2017. The sales presented in the table below exclude Keizerslanden shopping centre, which is still in the balance sheet as it will be delivered and transferred in H1 2018, and includes two assets that were partially sold as the title was split. Hence, the number of assets declined by 39 from 165 at the end of 2016 to 126 at the end of December. The disposals included 25 retail assets, and 21 smaller offices. NSI acquired 5 offices during the year, located in Amsterdam (2), Utrecht, Leiden and Eindhoven.
| No. of Assets |
Net sales proceeds / book value15 |
Book profit / 16 (loss) |
Net contract rent Dec-16 |
|
|---|---|---|---|---|
| Offices disposals | 21 | 38.7 | 2.8 | 2.2 |
| Retail disposals | 25 | 203.3 | 2.9 | 14.6 |
| Total disposals | 46 | 242.0 | 5.7 | 16.8 |
| Offices acquisitions | 5 | 145.4 | 6.0 | 9.8 |
| Total acquisitions | 5 | 145.4 | 6.0 | 9.8 |
| Delta | -41 | 102.5 | 11.7 | -7.0 |
The share of Offices and HNK is 84% of the portfolio by value, up from 66% at the end of 2016. The rotation out of smaller assets into larger, more efficient, assets continues apace. The average asset value on 31 December 2017 is €8.8m (€7.0m Q4 2016) a 26% increase.
| # assets | Value €m | Value % | |
|---|---|---|---|
| Offices | 93 | 736 | 67% |
| HNK | 14 | 181 | 16% |
| Other | 17 | 161 | 15% |
| Total Investment properties | 124 | 1,078 | 97% |
| Held for sale | 2 | 30 | 3% |
| Total portfolio | 126 | 1,108 | 100% |
The December 2017 EPRA vacancy rate is 18.4%, a 3.0% improvement from the end of the previous year. The decrease is mostly due to the sale of smaller offices assets with high vacancy levels and good leasing progress at HNK (-7.3%).
The improvement in the Offices vacancy rate (-5.4%) is driven by asset rotation, with the like-for-like vacancy rate for the standing portfolio increasing by 2.0% primarily due to some large legacy leases expiring in Q1 2017.
| Dec 16 | L-f-l | Other | Dec 17 | |
|---|---|---|---|---|
| Offices | 21.3% | 2.0% | -7.4% | 15.9% |
| HNK | 37.1% | -7.3% | 0.0% | 29.8% |
| Other | 12.4% | 1.8% | -0.2% | 14.0% |
| Total portfolio | 21.4% | -0.3% | -2.7% | 18.4% |
| Offices + HNK | 25.3% | -0.8% | -5.3% | 19.2% |
15 Acquisitions at Dec-17 book value
16 Including sales and acquisition costs
Net rental income for FY 2017 is up 1.9% on a like-for-like basis compared to FY 2016, with continued strong growth in HNK. In Offices the like-for-like has been particularly impacted by a fall in occupancy and the realisation of negative reversion on some lease expiries.
| Total portfolio | 50.5 | 49.7 | 0.8 | 1.9% |
|---|---|---|---|---|
| Other | 11.9 | 11.2 | 0.7 | 6.7% |
| HNK | 7.3 | 6.5 | 0.8 | 13.7% |
| Offices | 31.3 | 32.0 | -0.7 | -2.2% |
| €m | €m | €m | % | |
| 2017 | 2016 | Change | L-f-l |
The average lease maturity is stable compared to December 2016, at 4.7 years. This is a comfortable level, particularly when taking into account the typically shorter leases at HNK and the value add acquisitions made in the first half of the year, with similarly shorter lease terms.
At the end of the year 2017 the portfolio is 1.6% over-rented, a major improvement compared to 6.7% at December 2016. This is due partly to the expiry of legacy over-rented lease contracts, partly to the effect of disposals and acquisitions and partly to an improvement in ERVs.
| Dec 16 | Dec 17 | |
|---|---|---|
| Offices | -7.6% | -0.9% |
| HNK | 0.4% | 3.9% |
| Other | -8.0% | -9.1% |
| Total portfolio | -6.7% | -1.6% |
ERVs increased by 2.5% on a like-for-like basis in 2017. The ERVs for Offices and HNK are up by 2.6% and 4.3% respectively, with the Office ERV driven for a large part by a 7.2% increase in the G4. Conversely, retail ERVs are 0.8% lower, reflecting a still challenging environment.
18 2016 figures represented for reclassification of HNK Schinkel from Offices to HNK and retail into Other
17 Reversion = ERV let space / contractual rent
| Dec 16 | Dec 17 | Change | Change | |
|---|---|---|---|---|
| €m | €m | €m | % | |
| Offices | 45.9 | 47.0 | 1.2 | 2.6% |
| HNK | 20.7 | 21.6 | 0.9 | 4.3% |
| Other | 16.4 | 16.4 | 0.0 | -0.1% |
| Total portfolio | 82.9 | 85.0 | 2.1 | 2.5% |
The ERV bridge highlights that most of the upside to our rental income still lies in pro-actively reducing the vacancy.
The EPRA net initial yield for the portfolio is 5.5%, down 50bps in comparison to the end of 2016. The fall is mostly due to portfolio rotation, with now a lower portfolio weighting of slightly higher yielding retail assets, and due to the uplift in capital values in 2017 - in particular for the HNK portfolio.
| EPRA Net Initial Yield | Reversionary yield19 | |||
|---|---|---|---|---|
| Dec 17 | Dec 16 | Dec 17 | Dec 16 | |
| Offices | 5.8% | 6.0% | 9.1% | 9.9% |
| HNK | 3.9% | 4.3% | 11.9% | 13.1% |
| Other | 6.0% | 6.6% | 8.6% | 8.9% |
| Total | 5.5% | 6.0% | 9.5% | 10.0% |
During the year the entire standing property portfolio is externally appraised twice. The uplift for FY 2017 is €27.4m (2.5%). The investment market continues to be polarised. On a like-for-like basis office values are up, largely driven by positive revaluations in Amsterdam (11.3%). In Other Randstad (0.4%) the investment market is stabilising, whilst Other Netherlands (-11.1%) remains a buyer's market.
The acquisitions made in 2015, 2016 and 2017 continue to perform well. Assets from the Cobra portfolio, Glass House and those bought during 2017 were up 7.5% on average.
The HNK portfolio has noted a positive revaluation of 10.8%. The assets in Amsterdam and Utrecht are driving the uplift, whereas Ede, Den Bosch and Groningen have reported mark downs, a sign that HNKs are not immune for what is happening in the wider real estate market. The remaining HNKs are relatively stable.
The valuation of the retail portfolio, the main driver of the Other segment, is down 1.7%.
| Valuation | Revaluation | ||||
|---|---|---|---|---|---|
| Dec 17 | Positive | Negative | Total | % YoY | |
| Offices | 736 | 44 | -27 | 17 | 2.4% |
| HNK | 181 | 22 | -4 | 17 | 10.8% |
| Other | 191 | 3 | -11 | -7 | -3.6% |
| Total | 1,108 | 70 | -42 | 27 | 2.5% |
In 2017 €15.8m is spent on capital expenditure, of which €12.1m is offensive. We classify projects as offensive if we add value through extensions or through a significant upgrade of the asset. In 2017 we have started to convert our office building in Amsterdam Schinkel into an HNK and at HNK Ede we have started to convert additional conventional space into managed offices. In the Other segment, the offensive investments are largely related to the extensions of Keizerslanden in Deventer and of Lage Land in Rotterdam.
| Offensive | Defensive | Total | |
|---|---|---|---|
| Offices | 0.0 | 2.8 | 2.8 |
| HNK | 6.3 | 0.0 | 6.3 |
| Other | 5.8 | 0.9 | 6.7 |
| Total cap ex | 12.1 | 3.7 | 15.8 |
NSI currently has no active development activities. In December the extension of a supermarket unit in shopping centre Lage Land in Rotterdam was completed. The delivery of the final units in the extension of shopping centre Keizerslanden in Deventer is planned for H1 2018.
19 Reversionary yield: ERV / Market Value
In the second half of 2017 the focus has been on the disposal of our smaller office assets, exploiting liquidity currently available in the market. Five large acquisitions during the year have significantly increased the exposure to the Amsterdam market and the wider G4. At the end of 2017, the G4 makes up 66% of the Offices portfolio, up from 54% at Q4 2016, 49% at Q4 2015 and 33% at Q4 2014. The exposure to Amsterdam has increased to 48% (vs 40% at the end of 2016). The weighting to the target cities of Amsterdam, Utrecht, Rotterdam, The Hague, Leiden, Den Bosch and Eindhoven is now 81%.
The G4 NRI like-for-like is positively influenced by Amsterdam (+11%) and negatively affected by Rotterdam (-17%). ERVs are rising in parts of Other Randstad, reducing the negative reversion and pushing up capital values. The revaluations continue to show polarisation in markets, with G4 assets up 8.8%, Other Randstad up 0.4% and Other Netherlands -11.1%. The latter is largely driven by an asset in Arnhem and another in Meppel, which were both fully vacated during the year. These like-for-like results underpin NSI's strategy to move more towards the Randstad and the G4 in particular.
| NRI growth | Revaluation | ERV growth | |
|---|---|---|---|
| % | % | % | |
| G4 | 0.4% | 8.8% | 7.2% |
| Other Randstad | 10.6% | 0.4% | 1.3% |
| Other Netherlands | -14.1% | -11.1% | -3.0% |
| Total | -2.2% | 2.7% | 2.6% |
The reversion in the Offices portfolio has significantly improved from -8.3% in December 2016 to -0.9% in December 2017. The reversionary potential in the G4 has turned positive (4.2%), partly due to asset rotation and because of a 7.2% rise in ERVs.
Due to the sale of over-rented assets and the expiry of several sizeable and highly over-rented lease contracts, the over-renting for Other Netherlands has improved significantly from -17.7% at the end of last year to -9.5% at the end of 2017.
Improving energy consumption and sustainability is one of NSI's core objectives, as we believe it preserves the build environment and drives long term investment returns. By value 81% of our office portfolio has a C energy label or better, with 93% for the HNK assets.
| Dec 16 | Sep 17 | Dec 17 | |
|---|---|---|---|
| Number of properties | 108 | 103 | 93 |
| Market value (€m) | 617 | 733 | 736 |
| Annual contracted rent (€m) | 53 | 58 | 57 |
| ERV (€m) | 61 | 69 | 67 |
| Lettable area (k sqm) | 457 | 467 | 436 |
| EPRA Vacancy | 21.3% | 19.4% | 15.9% |
| WAULT (years) | 5.3 | 5.1 | 5.0 |
| Average rent/sqm (€/p.a.) | 156 | 156 | 168 |
| EPRA net initial yield | 6.0% | 5.9% | 5.8% |
The average asset size has increased from €5.7m in December 2016 to €8.0m at the end of 2017, a 39% increase. In Amsterdam the average asset size is more than €25m. This shift is set to continue, as a result of the further disposal of smaller assets.
The vacancy rate in the G4 is 7.6%, down from 10.3% one year ago. The reduction, of which 0.7% on a like-for-like basis20 , is primarily the effect of the acquisitions with 100% occupancy. Other Randstad vacancy reduced 7.3%, mostly due to disposals, whilst on a like-for-like basis the occupancy was stable.
The most challenging region is and remains Other Netherlands, with the occupancy stable due to the disposal of assets with high vacancy rates, whilst on a like-for-like basis the EPRA vacancy rate is 8% higher than 12 months ago.
| G4 | Randstad Other |
Other NL |
|
|---|---|---|---|
| Number of properties | 33 | 23 | 37 |
| Market value (€m) | 484 | 104 | 148 |
| Annual contracted rent (€m) | 33 | 10 | 13 |
| ERV (€m) | 38 | 12 | 18 |
| Reversion | 4.2% | -6.5% | -9.5% |
| Lettable area (k sqm) | 189 | 89 | 157 |
| EPRA Vacancy | 7.6% | 16.8% | 32.5% |
| WAULT (years) | 5.9 | 4.1 | 3.7 |
| Average rent/sqm (€/p.a.) | 198 | 144 | 133 |
| EPRA net initial yield | 5.3% | 7.6% | 6.5% |
The strength of the G4 markets is noticeable, showing good ERV growth, good like-for-like rental growth and a positive revaluation. The Other Randstad office market is picking up as well, with Other Netherlands still lagging.
20 Like-for-like vacancy changes excludes assets defined as transformation or development projects
21 NRI like-for-like FY 2017 compared to FY 2016, only assets in portfolio for whole FY 2016 and FY 2017, transformation and development projects are excluded. Revaluation and ERV growth for assets in portfolio on 31 December 2016 and 31 December 2017.
In 2017 the focus for HNK has been the occupancy rate. Vacancy fell by 7.3% to now 29.8% and it should fall further in 2018. The market for flex offices is growing rapidly and we are prepared to invest in the business to accommodate this growth.
We have invested in Amsterdam Houthavens and in Ede in 2017, which will help to improve occupancy in 2018, and in Q4 2017 we started new investment programmes in The Hague, both of our Rotterdam locations and Den Bosch. All of these will complete in 2018.
As we continue to establish our track record, which now runs for 5 years, and have changed the way we allocate costs, we can track our performance more accurately and steer towards better profitability. For 5 of the 14 HNKs that are currently in operation the occupancy rates are above 85%, a level at which point it is possible to push rental growth.
The opening of Amsterdam Schinkel22 is set for Q2 2018. No further openings are foreseen for 2018. Longer term we see room to expand HNK in the G4, particularly in Amsterdam and Utrecht, by converting some of our existing offices. New acquisitions are also still being considered.
| Dec 16 | Sep 17 | Dec 17 | |
|---|---|---|---|
| Number of properties | 13 | 13 | 14 |
| Market value (€m) | 149 | 158 | 181 |
| Annual contracted rent (€m) | 12 | 14 | 15 |
| ERV (€m) | 20 | 20 | 22 |
| Lettable area (k sqm) | 125 | 121 | 128 |
| EPRA Vacancy | 37.1% | 31.6% | 29.8% |
| WAULT (years) | 3.1 | 3.2 | 2.9 |
| Average rent/sqm (€/p.a.) | 167 | 175 | 176 |
| EPRA net initial yield | 4.3% | 4.4% | 3.9% |
The EPRA net initial yield for HNK is 3.9% at YE 2017. The low yield is largely due to the high vacancy – with a significant element of service costs not recharged. A reallocation of costs from NSI holding level to HNK has also negatively impacted the operating margin. Nevertheless, the margin is still up to circa 60% for 2017 (vs 55% in H1 2017 and 45% for 2016), because of the higher occupancy rate and better cost controls.
The margin is expected to continue to improve in the period ahead, as we work hard to progressively lease up the remaining vacancy, with our ERVs now pointing to rental growth, and as our legacy traditional leases are being replaced by HNK contracts with a service charge level appropriate for the HNK offering.
The segment Other has more than halved in size during the year and includes 17 retail and 2 industrial assets at YE 2017. Following an active H1 2017, in which 22 retail assets were sold, in H2 a further two small retail assets and our last remaining office asset abroad, in Belgium, were sold. The Keizerslanden shopping centre in Deventer, which will be transferred to the buyer in H1 2018, is included in the 19 remaining assets classified as other. One of the two industrial assets was sold in December and will be transferred in H1 2018.
The interests in shopping centres in Rotterdam (Zuidplein), Rijswijk, Heerlen and Ridderkerk combined make up over 66% of the segment Other23 by value. NSI will continue to sell its retail and industrial assets in the period to come, reinvesting the proceeds in offices.
| Dec 16 | Sep17 | Dec 17 | |
|---|---|---|---|
| Number of properties | 44 | 22 | 19 |
| Market value (€m) | 394 | 198 | 191 |
| Annual contracted rent (€m) | 33 | 15 | 16 |
| ERV (€m) | 35 | 18 | 16 |
| Lettable area (k sqm) | 288 | 119 | 113 |
| EPRA Vacancy | 12.6% | 15.7% | 14.0% |
| WAULT (years) | 4.2 | 4.8 | 5.0 |
| Average rent/sqm (€/p.a.) | 135 | 171 | 169 |
| EPRA net initial yield | 6.6% | 6.3% | 6.0% |
22 Amsterdam Schinkel transferred to HNK portfolio from 31 December 2017
23 Excluding Keizerslanden in Deventer
Retail is no longer reported as discontinued operations. The Belgian activities are reported as discontinued operations, but only shows in the YE 2016 balance sheet as the last remaining asset was sold in December 2017. At YE 2017 one industrial asset and the Keizerslanden shopping centre are classified as held for sale.
The EPRA NAV at YE 2017 is €673.2m (€619.6m at YE 2016), or €36.66 per share. The EPRA NNNAV per share increased by 8.8% year-on-year to €36.53 at 31 December 2017. The change in EPRA NAV is explained in the below bridge. A €5.7m cash payment following a favourable court ruling on a long standing dispute primarily drives the "Other" segment.
The gap between the EPRA NAV per share (€36.66) and the EPRA NNNAV per share (€36.53) is almost negligible, largely as a result of expensive legacy swaps that were broken in Q4 2017. The remaining gap (€0.13) is explained by the mark to market of the remaining swaps (€0.03) and the amortised cost of loans (€0.10).
NSI has improved its credit score on all fronts in recent years. The company now has an implied investment grade credit rating, as both banks and debt investors recognise the structural improvements made to the business. The size of the balance sheet will, however, need to grow before we can look to obtain an official investment grade credit rating by one of the three large rating agencies.
The implied investment grade rating widens our access to capital, at lower margins. In Q4 2017 several initiatives were launched to capitalise on this. NSI agreed a new 8-year unsecured US private placement (USPP). Initially €40m of notes are set to be issued at the end of January 2018, and which are therefore not part of the YE 2017 reported figures. Further funding under this USPP is potentially available via a shelf construction, whereby margins and swap rates are fixed at the time of issue.
At the end of the 2017 the remaining €20m of the 2023 Berlin Hyp facility was drawn, at an improved margin. No additional security was given. Proceeds were used to fully repay the €60m secured EU private placement (EUPP), which was originally due to expire in 2022, releasing security on €115m worth of assets as a result. An early termination penalty of €0.9m was paid. The RCFs are temporarily drawn for €40m and will be repaid at the end of January 2018 when the US private placement notes are issued. NSI is also in discussions with its banks over its Term Loan and RCFs, which are currently scheduled to expire in 2019-2021.
Over 2017 NSI has been a net seller of assets. Surplus cash has been used to reduce debt outstanding. In the second half of the year most of the disposal proceeds were used for the acquisition of two assets, in Leiden and Eindhoven, and for the recent debt restructuring.
Net debt at the end of 2017 stands at €408.5m, a reduction of €103.8m compared to December 2016. This is driven by positive cash flow from operations, the net effect of asset disposals and acquisitions, payment of the final dividend and loan and swap breakage costs.
The cost of debt is significantly lower at 2.3% at the end of December 2017 (Dec 16: 2.8%), as a result of the repayment of the EU private placement loan, drawing from the Berlin Hyp facility and breaking swaps. Swaps maturing in 2022 were cancelled at a cost of €11.7m, in line with the repayment of the EUPP due that year.
| Dec 17 | Dec 16 | Change | |
|---|---|---|---|
| Debt outstanding | 407.2 | 513.8 | (106.6) |
| Amortisation costs | (1.8) | (2.8) | 1.0 |
| Book value debt | 405.4 | 510.9 | (105.5) |
| Debt to credit institutions | 9.9 | 3.4 | 6.5 |
| Cash | (6.8) | (2.1) | (4.7) |
| Net debt | 408.5 | 512.3 | (103.8) |
The first debt is due to expire in November 2019. At December 2017 83% (Dec 16: 79%) of the debt is unsecured and 82% (Dec 16: 73%) of the assets are unencumbered.
NSI has undrawn credit facilities of €147m and uncommitted bank facilities of €50m at the end of December 2017.
The LTV has decreased to 36.9% at December 2017 (versus 44.1% at December 2016), mainly reflecting the asset disposals and a positive revaluation of the investment portfolio. This is within NSI's new target range of 35-40%.
The average loan maturity is 3.1 years (December 2016: 4.2 years). The maturity of derivatives is 3.0 years (December 2016: 4.3 years), resulting in a maturity hedge24 of 98% (target range: 70-120%).
The notional amount of swaps outstanding at the end of December was €315.0m. The volume hedge25 was 77% (target range 70-100%), slightly below previous quarters.
The volume hedging ratio at the end of the year is at the lower end of the target bandwidth. After the issuing of fixed US private placement notes at the end of January 2018 the maturity of both the loans and swaps will be extended to 3.6 years, improving the maturity hedge to 100%. The volume hedge will increase to 87%.
NSI complies with all its covenants. The LTV of 36.9% is well below the 60% covenant and the interest coverage ratio (ICR) at 4.7x (Dec 2016: 3.75x) net rental income, is also well above its covenant (at 2.0x).
In addition to the net LTV covenant of 60% and the ICR covenant of 2.0x NSI has certain negative pledges related to the term loan financing limiting the amount of secured assets and secured debt.
| Covenant | Dec 15 | Dec 16 | Sep 17 | Dec 17 | |
|---|---|---|---|---|---|
| LTV | ≤60% | 43.3% | 44.1% | 38.1% | 36.9% |
| ICR | ≥ 2.0x | 3.2x | 3.8x | 4.7x | 4.7x |
24 Maturity hedge is average maturity of swaps and fixed debt maturities as
% of average maturity of loans
25 Volume hedge is amount hedged or fixed as % of total drawn debt facilities
| 2017 | 2016 | |
|---|---|---|
| Gross rental income | 89,000 | 94,523 |
| Service costs recharged to tenants | 11,983 | 12,420 |
| Service costs | -14,058 | -16,607 |
| Service costs not recharged | -2,075 | -4,187 |
| Operating costs | -12,457 | -16,131 |
| Net rental income | 74,468 | 74,205 |
| Revaluation of investments | 28,329 | -55,345 |
| Net result on sale of investments | 6,064 | -5,943 |
| Net result from investments | 108,861 | 12,917 |
| Administrative costs | -9,170 | -9,854 |
| Impairment of goodwill | -8,205 | |
| Other income and costs | 5,548 | -3 |
| Financing income | 12 | 24 |
| Financing costs | -15,871 | -20,011 |
| Movement in market value of financial derivatives | 3,658 | 1,751 |
| Net financing result | -12,201 | -18,236 |
| Result before tax | 93,037 | -23,380 |
| Corporate income tax | -91 | 54 |
| Result from continuing operations after tax | 92,946 | -23,326 |
| Result from discontinued operations after tax | -1,344 | 5,493 |
| Total result for the year | 91,602 | -17,833 |
| Exchange rate differences on foreign participations | 0 | |
| Other comprehensive income | 0 | |
| Total comprehensive income for the year | 91,602 | -17,833 |
| Total comprehensive income attributable to: | ||
| Shareholders | 91,602 | -17,833 |
| Total comprehensive income for the year | 91,602 | -17,833 |
| Data per average outstanding share: | ||
| Diluted as well as non-diluted result after tax - continuing operations | 5.13 | -1.30 |
| Diluted as well as non-diluted result after tax - discontinued operations | -0.07 | 0.31 |
| Diluted as well as non-diluted result after tax | 5.05 | -1.00 |
| 31 December 2017 | 31 December 2016 | |
|---|---|---|
| Assets | ||
| Real estate investments | 1,072,180 | 764,613 |
| Derivative financial instruments | 1,162 | |
| Tangible fixed assets | 787 | 1,516 |
| Intangible fixed assets | 560 | 193 |
| Other non-current assets | 6,134 | 5,821 |
| Non-current assets | 1,080,822 | 772,143 |
| Debtors and other accounts receivable | 1,829 | 2,330 |
| Cash and cash equivalents | 6,827 | 2,066 |
| Assets classified as held for sale | 28,791 | 389,923 |
| Current assets | 37,447 | 394,319 |
| Total assets | 1,118,269 | 1,166,462 |
| Shareholders' equity | ||
| Issued share capital | 67,583 | 65,873 |
| Share premium reserve | 921,715 | 923,435 |
| Other reserves | -408,212 | -367,220 |
| Total result for the year | 91,602 | -17,833 |
| Shareholders' equity | 672,688 | 604,255 |
| Liabilities | ||
| Interest bearing loans | 404,708 | 510,404 |
| Derivative financial instruments | 1,712 | 15,297 |
| Other non-current liabilities | 3,540 | 2,276 |
| Non-current liabilities | 409,959 | 527,976 |
| Redemption requirement interest bearing loans | 700 | 500 |
| Creditors and other accounts payable | 24,855 | 27,655 |
| Debts to credit institutions | 9,873 | 3,429 |
| Liabilities directly associated with assets classified as held for sale | 195 | 2,646 |
| Current liabilities | 35,623 | 34,231 |
| Total liabilities | 445,582 | 562,207 |
| Total shareholders' equity and liabilities | 1,118,269 | 1,166,462 |
| 2017 | 2016 | ||
|---|---|---|---|
| Result from operations after tax | 92,946 | -23,326 | |
| Adjusted for: | |||
| Revaluation of investments | -28,329 | 55,345 | |
| Net result on sale of investments | -6,064 | 5,943 | |
| Share in result of participations | 3 | ||
| Net financing result | 12,201 | 18,236 | |
| Corporate income tax | 91 | -54 | |
| Impairment of goodwill | 8,205 | ||
| Depreciation | 162 | 288 | |
| -21,939 | 87,965 | ||
| Movements in working capital: | |||
| Debtors and other accounts receivable | 764 | -1,618 | |
| Creditors and other accounts payable | -3,744 | -3,390 | |
| -2,980 | -5,008 | ||
| Cash flow from operating activities | 68,027 | 59,631 | |
| Financing income received | 12 | 24 | |
| Financing costs paid | -15,093 | -21,395 | |
| Tax paid | -78 | -97 | |
| Cash flow from continuing operating activities | 52,868 | 38,162 | |
| Cash flow from discontinued operating activities | -49 | 2,290 | |
| Cash flow from operating activities | 52,819 | 40,453 | |
| Purchases of real estate and investments in existing property | -155,195 | -81,406 | |
| Proceeds on sale of real estate investments | 240,623 | 65,298 | |
| Investments in tangible fixed assets | -76 | -37 | |
| Disinvestments in tangible fixed assets | 15 | 47 | |
| Investments in intangible fixed assets | -466 | -186 | |
| Disinvestments in intangible fixed assets | 12 | 74 | |
| Cash flow from continuing investment activities | 84,912 | -16,210 | |
| Cash flow from discontinued investment activities | 1,394 | 53,048 | |
| Cash flow from investment activities | 86,306 | 36,838 | |
| Dividend paid | -23,169 | -38,664 | |
| Proceeds from interest bearing loans | 99,000 | 232,000 | |
| Transaction costs interest bearing loans paid | -879 | ||
| Repayment of interest bearing loans | -205,550 | -285,507 | |
| Settlement of derivatives | -11,089 | -7,893 | |
| Cash flow from continuing financing activities | -140,808 | -100,943 | |
| Cash flow from financing activities | -140,808 | -100,943 | |
| Net cash flow continuing operations | -3,027 | -78,990 | |
| Net cash flow from discontinued operations | 1,345 | 55,338 | |
| Net cash flow | -1,683 | -23,652 | |
| Cash and cash equivalents and debts to credit institutions - balance as per 1 January |
-1,363 | 22,285 | |
| Exchange rate differences | 0 | 4 | |
| Cash and cash equivalents and debts to credit institutions - balance as per 31 December |
-3,046 | -1,363 |
| Issued share capital |
Share premium reserve |
Other reserves |
Result for the year |
Shareholders' equity attributable to shareholders |
Non controlling interest |
Shareholders' equity |
|
|---|---|---|---|---|---|---|---|
| Balance as per 1 January 2017 | 65,873 | 923,435 | -367,220 | -17,833 | 604,255 | 604,255 | |
| Total result for the year | 91,602 | 91,602 | 91,602 | ||||
| Exchange rate differences | 0 | 0 | 0 | ||||
| Total comprehensive income for the year | 0 | 91,602 | 91,602 | 91,602 | |||
| Profit appropriation - 2016 | -17,833 | 17,833 | |||||
| Distribution final dividend - 2016 | 872 | -877 | -12,355 | -12,360 | -12,360 | ||
| Interim dividend - 2017 | 839 | -844 | -10,804 | -10,809 | -10,809 | ||
| Contributions from and to shareholders | 1,710 | -1,720 | -40,992 | 17,833 | -23,169 | -23,169 | |
| Balance as per 31 December 2017 | 67,583 | 921,715 | -408,212 | 91,602 | 672,688 | 672,688 |
| Issued share capital |
Share premium reserve |
Other reserves |
Result for the year |
Shareholders' equity attributable to shareholders |
Non controlling interest |
Shareholders' equity |
|
|---|---|---|---|---|---|---|---|
| Balance as per 1 January 2016 | 65,873 | 923,435 | -392,354 | 63,794 | 660,748 | -28 | 660,720 |
| Total result for the year | -17,833 | -17,833 | -17,833 | ||||
| Total comprehensive income for the year | -17,833 | -17,833 | -17,833 | ||||
| Profit appropriation - 2015 | 63,794 | -63,794 | |||||
| Distribution final dividend - 2015 | -20,048 | -20,048 | -20,048 | ||||
| Interim dividend - 2016 | -18,616 | -18,616 | -18,616 | ||||
| Disposal of participations | 4 | 4 | 28 | 32 | |||
| Contributions from and to shareholders | 25,134 | -63,794 | -38,660 | 28 | -38,632 | ||
| Balance as per 31 December 2016 | 65,873 | 923,435 | -367,220 | -17,833 | 604,255 | 604,255 |
In connection with the sale of the remaining holding in Intervest Offices & Warehouses N.V. in the 1st quarter of 2016, and the decision to initiate the sale of the retail activities in December 2016, the decision was taken to present the Belgian and retail activities as discontinued operations in the 2016 consolidated financial statements, in line with IFRS 5.
During 2017 the Belgian activities and the larger part of the retail activities have been sold. At the end of 2017 the Management Board has assessed the status of the remaining retail properties. The Management Board concluded that the criteria of IFRS 5 to extend the period for presenting the remaining portfolio as held for sale have not been met. The remaining retail properties have been transferred back to investment properties at the end of 2017. The comparative figures have been adjusted accordingly.
Discontinued operations in 2016 consisted of the following two disposal groups:
In Belgium, discontinued operations consisted of the following 2 elements:
The remainder (15.2%) of the initial interest in Intervest Offices & Warehouses which was sold in a number of transactions in the 1st quarter of 2016.
A remaining Belgian directly held real estate asset in Vilvoorde, which has been sold in December 2017.
In December 2016 NSI decided to sell its retail activities. During 2017, NSI sold approximately 60% of the retail portfolio. The remaining part of the retail portfolio has not been sold in 2017. Although retail is no core activity anymore for NSI, management concluded that the planned sale of the remaining portfolio is not highly probable within one year. As a result the remaining retail portfolio has been representedto the segment "other" within real estate investments. As a consequence the consolidated statement of comprehensive income 2016 has been adjusted to reflect the change in classification of the retail portfolio, in accordance with the requirements of IFRS for the presentation of discontinued operations.
| 2016 - reported | Retail | 2016 - represented | |
|---|---|---|---|
| Gross rental income | 63,126 | 31,397 | 94,523 |
| Service costs not recharged | -3,618 | -569 | -4,187 |
| Operating costs | -11,294 | -4,837 | -16,131 |
| Net rental income | 48,214 | 25,991 | 74,205 |
| Revaluation of investments | -5,264 | -50,081 | -55,345 |
| Net result on sale of investments | -5,943 | -5,943 | |
| Net result from investments | 37,007 | -24,090 | 12,917 |
| Administrative costs | -9,674 | -179 | -9,854 |
| Impairment of goodwill | -5,296 | -2,909 | -8,205 |
| Other income and costs | -3 | -3 | |
| Net financing result | -18,243 | 8 | -18,236 |
| Result before tax | 3,791 | -27,171 | -23,380 |
| Corporate income tax | 54 | 54 | |
| Result from continuing operations after tax | 3,845 | -27,171 | -23,326 |
| Result from discontinued operations after tax | -21,678 | 27,171 | 5,493 |
| Total result for the year | -17,833 | -17,833 | |
| Other comprehensive income | |||
| Total comprehensive income for the year | -17,833 | -17,833 | |
| Total comprehensive income attributable to: | |||
| Shareholders | -17,833 | -17,833 | |
| Total comprehensive income for the year | -17,833 | -17,833 |
| Continuing operations | Discontinued | |||||
|---|---|---|---|---|---|---|
| Offices | HNK | Retail / Other | TOTAL | operations | TOTAL | |
| Gross rental income | 53,893 | 13,565 | 21,542 | 89,000 | 56 | 89,056 |
| Service costs recharged to tenants | 6,706 | 3,297 | 1,979 | 11,983 | 16 | 11,999 |
| Service costs | -8,281 | -4,209 | -1,568 | -14,058 | -35 | -14,092 |
| Service costs not recharged | -1,574 | -912 | 412 | -2,075 | -18 | -2,093 |
| Operating costs | -5,702 | -4,578 | -2,177 | -12,457 | -22 | -12,479 |
| Net rental income | 46,617 | 8,075 | 19,776 | 74,468 | 15 | 74,483 |
| Revaluation of investments | 18,695 | 15,875 | -6,242 | 28,329 | -970 | 27,359 |
| Net result on sale of investments | 3,144 | 0 | 2,920 | 6,064 | -326 | 5,738 |
| Net result from investment | 68,456 | 23,950 | 16,454 | 108,861 | -1,280 | 107,580 |
| Administrative costs | -997 | -282 | -7,892 | -9,170 | -77 | -9,247 |
| Other income and costs | 5,646 | 14 | -113 | 5,548 | 9 | 5,557 |
| Financing income | 5 | 0 | 7 | 12 | 1 | 12 |
| Financing costs | -6 | 0 | -15,865 | -15,871 | -1 | -15,872 |
| Movement in market value of financial derivatives | 3,658 | 3,658 | 3,658 | |||
| Net financing result | -1 | 0 | -12,200 | -12,201 | 0 | -12,201 |
| Result before tax | 73,105 | 23,682 | -3,750 | 93,037 | -1,348 | 91,689 |
| Corporate income tax | -3 | -88 | -91 | 4 | -87 | |
| Total result for the year | 73,105 | 23,679 | -3,838 | 92,946 | -1,344 | 91,602 |
| Attributable to shareholders | 73,105 | 23,679 | -3,838 | 92,946 | -1,344 | 91,602 |
| Non-controlling interest |
| Continuing operations | Discontinued | |||||
|---|---|---|---|---|---|---|
| Offices | HNK | Retail / Other | TOTAL | operations | TOTAL | |
| Real estate investments | 731,583 | 178,859 | 161,738 | 1,072,180 | 1,072,180 | |
| Other assets | 7,294 | 2,469 | 7,536 | 17,299 | 17,299 | |
| Assets classified as held for sale | 28,791 | 28,791 | 28,791 | |||
| Total assets | 738,876 | 181,328 | 198,065 | 1,118,269 | 1,118,269 | |
| Non-current liabilities | 1,302 | 1,631 | 407,026 | 409,959 | 409,959 | |
| Current liabilities | 9,111 | 5,200 | 21,117 | 35,428 | 35,428 | |
| Liabilities directly associated with assets classified as held for sale |
195 | 195 | 195 | |||
| Total liabilities | 10,413 | 6,831 | 428,338 | 445,582 | 445,582 | |
| Purchases of real estate and investments in existing property |
142,725 | 5,831 | 6,640 | 155,195 | 155,195 |
| Continued | Discontinued | |||||
|---|---|---|---|---|---|---|
| Offices | HNK Retail / Other | TOTAL | operations | TOTAL | ||
| Gross rental income | 48,948 | 12,140 | 33,434 | 94,523 | 66 | 94,589 |
| Service costs recharged to tenants | 6,967 | 2,752 | 2,701 | 12,420 | 25 | 12,445 |
| Service costs | -8,649 | -4,604 | -3,354 | -16,607 | 15 | -16,592 |
| Service costs not recharged | -1,682 | -1,852 | -653 | -4,187 | 39 | -4,147 |
| Operating costs | -7,572 | -3,454 | -5,106 | -16,131 | -48 | -16,179 |
| Net rental income | 39,695 | 6,835 | 27,676 | 74,205 | 57 | 74,262 |
| Revaluation of investments | 2,341 | -5,863 | -51,822 | -55,345 | 16 | -55,328 |
| Net result on sale of investments | -482 | -67 | -5,394 | -5,943 | 1,513 | -4,430 |
| Net result from investment | 41,553 | 905 | -29,541 | 12,917 | 1,586 | 14,504 |
| Administrative costs | -420 | -787 | -8,646 | -9,854 | -25 | -9,879 |
| Impairment of goodwill | -4,022 | -855 | -3,328 | -8,205 | -8,205 | |
| Result from participations | 565 | 565 | ||||
| Other income and costs | -12 | 9 | -3 | 1,050 | 1,047 | |
| Financing income | 12 | 4 | 7 | 24 | 5 | 29 |
| Financing costs | -12 | 0 | -19,999 | -20,011 | 58 | -19,953 |
| Movement in market value of financial derivatives | 1,751 | 1,751 | 1,751 | |||
| Net financing result | 0 | 4 | -18,241 | -18,236 | 63 | -18,173 |
| Result before tax | 37,100 | -733 | -59,747 | -23,380 | 3,239 | -20,141 |
| Corporate income tax | -5 | 59 | 54 | 2,253 | 2,308 | |
| Total result for the year | 37,100 | -738 | -59,687 | -23,326 | 5,493 | -17,833 |
| Attibutable to shareholders | 37,100 | -738 | -59,687 | -23,326 | 5,493 | -17,833 |
| Continuing operations | Discontinued | |||||
|---|---|---|---|---|---|---|
| Offices | HNK Retail / Other | TOTAL | operations | TOTAL | ||
| Real estate investments | 607,606 | 148,069 | 8,938 | 764,613 | 764,613 | |
| Other assets | 5,974 | 2,507 | 3,444 | 11,925 | 11,925 | |
| Assets classified as held for sale | 5,075 | 382,158 | 387,233 | 2,690 | 389,923 | |
| Total assets | 618,655 | 150,576 | 394,540 1,163,772 | 2,690 | 1,166,462 | |
| Non-current liabilities | 1,046 | 1,222 | 525,709 | 527,976 | 527,976 | |
| Current liabilities | 13,234 | 4,260 | 14,090 | 31,584 | 31,584 | |
| Liabilities directly associated with assets classified as held for sale | 2,645 | 2,645 | 1 | 2,646 | ||
| Total liabilities | 14,280 | 5,482 | 542,444 | 562,206 | 1 | 562,207 |
| Purchases of real estate and investments in existing property | 65,214 | 8,968 | 7,224 | 81,406 | 81,406 |
The accounting principles applied for this press release have been prepared in accordance with the International Financial Reporting Standards (IFRS) as adopted by the European Union (EU-IFRS) and with Part 9 of Book 2 of the Dutch Civil Code. The accounting principles are also in accordance with the annual accounts 2016 of NSI N.V. The figures of this press release are unaudited.
| Table | 2017 | 2016 | |||
|---|---|---|---|---|---|
| € '000 | per share (€) | € '000 | per share (€) | ||
| EPRA earnings | 1 | 49,365 | 2.72 | 47,325 | 2.64 |
| EPRA vacancy rate | 4 | 18.4% | 21.4% | ||
| EPRA cost ratio (incl. direct vacancy costs) | 5 | 26.5% | 31.7% | ||
| EPRA cost ratio (excl. direct vacancy costs) | 5 | 24.3% | 27.7% |
| 31 December 2017 | 31 December 2016 | ||||
|---|---|---|---|---|---|
| € '000 | per share (€) | € '000 | per share (€) | ||
| EPRA NAV | 2 | 673,238 | 36.66 | 619,552 | 34.61 |
| EPRA NNNAV | 2 | 670,885 | 36.53 | 600,800 | 33.56 |
| EPRA net initial yield (NIY) | 3 | 5.5% | 6.0% | ||
| EPRA topped-up net initial yield | 3 | 5.9% | 6.4% |
| 2017 | 2016 | |
|---|---|---|
| Gross rental income | 89,056 | 94,589 |
| Service costs not recharged | -2,093 | -4,147 |
| Operating costs | -12,479 | -16,179 |
| Net rental income | 74,483 | 74,262 |
| Administrative costs | -9,247 | -9,879 |
| Direct investment result from participations | 565 | |
| Net financing result | -15,859 | -19,931 |
| Direct investment result before tax | 49,377 | 45,017 |
| Corporate income tax | -12 | 2,308 |
| Direct investment result / EPRA earnings | 49,365 | 47,325 |
| Direct investment result / EPRA earnings per share | 2.72 | 2.64 |
| 31 December 2017 | 31 December 2017 | ||||
|---|---|---|---|---|---|
| (€ '000) | per share (€)) | (€ '000) | ( € per share ) | ||
| Equity attributable to shareholders | 672,688 | 36.63 | 604,255 | 33.76 | |
| Fair value of derivative financial instruments | 550 | 0.03 | 15,297 | 0.85 | |
| EPRA NAV | 673,238 | 36.66 | 619,552 | 34.61 | |
| Fair value of derivative financial instruments | -560 | -0.03 | -15,906 | -0.89 | |
| Fair value of debt | -1,792 | -0.10 | -2,846 | -0.16 | |
| EPRA NNNAV | 670,885 | 36.53 | 600,800 | 33.56 |
26 The EPRA performance indicators are calculated on the basis of the definitions published by the EPRA
| 31 December 2017 | 31 December 2016 | |
|---|---|---|
| Investment property including assets held for sale | 1,108,393 | 1,162,937 |
| Developments | -800 | -800 |
| Property investments | 1,107,593 | 1,162,137 |
| Allowance for estimated purchasers' costs | 77,532 | 81,350 |
| Gross up completed property portfolio valuation | 1,185,125 | 1,243,487 |
| Annualised cash passing rental income | 83,479 | 92,964 |
| Annualised property outgoings | -17,896 | -18,450 |
| Annualised net rent | 65,583 | 74,514 |
| Notional rent expiration of rent free periods or other lease incentives | 3,794 | 4,947 |
| Topped-up annualised net rent | 69,377 | 79,461 |
| EPRA net initial yield | 5.5% | 6.0% |
| EPRA topped-up net initial yield | 5.9% | 6.4% |
| 31 December 2017 | 31 December 2016 | |
|---|---|---|
| Estimated rental value of vacant space | 19,398 | 24,853 |
| Estimated rental value of the whole portfolio | 105,288 | 116,230 |
| EPRA vacancy rate | 18.4% | 21.4% |
| FY 2017 | FY 2016 | |
|---|---|---|
| Administrative costs | 9,247 | 9,879 |
| Service costs not recharged | 2,093 | 4,147 |
| Operating costs (adjusted for municipality taxes) | 12,479 | 16,179 |
| Leasehold | -213 | -244 |
| EPRA costs (including direct vacancy costs) | 23,607 | 29,961 |
| Direct vacancy costs | -1,992 | -3,783 |
| EPRA costs (excluding direct vacancy costs) | 21,615 | 26,179 |
| Gross rental income | 89,056 | 94,589 |
| EPRA gross rental income | 89,056 | 94,589 |
| EPRA cost ratio (incl. direct vacancy costs) | 26.5% | 31.7% |
| EPRA cost ratio (excl. direct vacancy costs) | 24.3% | 27.7% |
27 For the yield calculation HNK Hoofddorp (NSI's HQ) is included for 100%
Building tools?
Free accounts include 100 API calls/year for testing.
Have a question? We'll get back to you promptly.