Earnings Release • May 5, 2015
Earnings Release
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Regulated information under embargo until 05/05/2015, 8 a.m.
Antwerp, 5 May 2015
Within the scope of its strategy to invest in logistics real estate, on 4 February 2015 Intervest Offices & Warehouses concluded an agreement for the acquisition of a logistics site of approximately 52.000 m² in Herstal (Liège) for € 28,6 million.
This transaction following the transaction with Machiels Real Estate in December 2014 further implements the company's strategy to continue to increase the logistics real estate share within the total real estate portfolio to approximately 60%. This transaction also contributes to the increase in size of the logistics real estate portfolio of Intervest Offices & Warehouses to € 306 million, which means that the logistics real estate constitutes 48% of the total real estate portfolio, an increase of 3% compared to the end of 2014.
The site is a modern logistics complex of warehouses with accompanying limited office facilities and vast grounds in the logistics hotspot of Liège, which lies at
The rental activity in the first quarter of 2015 focuses primarily on extending existing lease agreements, both for the office market and logistics real estate.
A new lease worth mentioning is the lease of 3.653 m² to the Facilitair Agentschap at the logistics site Neerland 1 in Wilrijk.
After the close of the first quarter of 2015, an expansion and extension has been carried out with CooperVision Belgium for the logistics site in Herstal. After all, the surface area of CooperVision in Herstal needed to be
the intersection of the Antwerp-Limburg-Liège logistics corridor and the Walloon axis of Mons-Charleroi-Liège. The total size of the site includes 47.579 m² of storage space, 4.389 m² of offices, technical and social space, 17.651 m² of outdoor storage and a large car park. Furthermore, there is a PV installation on the roof of one of the buildings with a peak capacity of 250 kW, which also forms part of the transaction.
The site is fully leased on 31 March 2015. Specifically, 83% is leased to Vincent Logistics and CooperVision Belgium on a long-term basis and 17% to Parker Legris on a shorter-term basis. For Vincent Logistics, the most important tenant, this site is the central location from which it directs all of its operations.
This transaction generates a rental income flow of roughly € 2,6 million annually for Intervest Offices & Warehouses and provides an initial net yield of roughly 8,2%.
expanded significantly as a result of the company's strong growth and the centralisation of continental European distribution operations. The new agreement already entered into force on 1 April 2015, is set to end in 2024, and generates annual rental income of € 0.8 million.
The occupancy rate of the Intervest Offices & Warehouses real estate portfolio remains stable at 87% in the first quarter of 2015. The occupancy rate of the logistics portfolio increases by 1% to 92%, while that of the office portfolio remains the same at 83%.
Wilrijk Neerland 1
Interim statement from the board of directors for the first quarter of 2015
| Real estate portfolio | 31.03.2015 | 31.12.2014 | 31.03.2014 |
|---|---|---|---|
| Fair value of investment properties (in thousands €) | 638.482 | 609.476 | 579.196 |
| Investment value of investment properties (in thousands €) | 654.444 | 624.713 | 593.676 |
| Occupancy rate (%)2 | 87% | 87% | 85% |
| Total leasable space (m²) | 726.127 | 674.156 | 596.714 |
The fair value of the real estate portfolio as at 31 March 2015 amounts to € 638 million (€ 609 million on 31 December 2014). The € 29 million increase in the first
quarter of 2015 is primarily the result of the acquisition of the logistics site in Liège in February 2015.
The operating distributable result of Intervest Offices & Warehouses increases to € 9,1 million in the first quarter of 2015 (€ 5,9 million in the first quarter of 2014). This result is primarily attributable to the increase in rental income from the acquisition of the logistics sites in Opglabbeek in December 2014 and in Liège in February 2015, and the increase in entitled refurbishment fees from departing tenants.
This means that there is an operating distributable result of € 0,56 per share for the first quarter of 2015, compared to € 0,41 in the first quarter of 2014, or an increase of approximately 37%. Without taking into account the entitled refurbishment fees, the operating distributable result per share amounts to € 0,41, whereby
the level remains the same as for the first quarter of 2014.
In the current competitive environment, it is essential that Intervest Offices & Warehouses be able to continue to pursue the implementation of its strategy. Investments in the quality, and, thereby, the leasability, of its buildings are crucial to be able to take advantage of the company's long-term value potential. Intervest Offices & Warehouses has already concluded in the past that it is necessary to bring the distribution percentage of the gross dividend to 90% of the distributable operating result in order to be able to maintain enough liquid assets from operational activities to continue investing in the portfolio.
Herstal
2 The occupancy rate is calculated as the ratio between the commercial rental income and the sum of this income and the estimated rental value of unoccupied rental premises. Commercial rental income is the contractual rental income from already signed contracts with regard to premises that are contractually unoccupied on the balance sheet date.
Interim statement from the board of directors for the first quarter of 2015
| in thousands € | 31.03.2015 | 31.03.2014 |
|---|---|---|
| Rental income | 11.500 | 9.912 |
| Rental-related expenses | 4 | -1 |
| Property management costs and income | 2.528 | 200 |
| Property result | 14.032 | 10.111 |
| Property charges | -1.410 | -1.147 |
| General costs and other operating income and costs | -403 | -336 |
| Operating result before result on portfolio | 12.219 | 8.628 |
| Result on disposals of investment properties | 0 | -580 |
| Changes in fair value of investment properties | -832 | -19 |
| Other result on portfolio | 189 | 104 |
| Operating result | 11.576 | 8.133 |
| Financial result (excl. changes in fair value - IAS 39) | -3.032 | -2.673 |
| Changes in fair value of financial assets and liabilities (ineffective hedges - IAS 39) | 313 | -309 |
| Taxes | -99 | -9 |
| NET RESULT | 8.758 | 5.142 |
| Notes: | ||
| Operating distributable result | 9.088 | 5.946 |
| Result on portfolio | -643 | -495 |
| Changes in fair value of financial assets and liabilities (ineffective hedges - IAS 39) | 313 | -309 |
| Information per share | 31.03.2015 | 31.03.2014 |
|---|---|---|
| Number of dividend-entitled shares | 16.143.906 | 14.424.982 |
| Net result (€) | 0,54 | 0,36 |
| Operating distributable result (€) | 0,56 | 0,41 |
Interim statement from the board of directors for the first quarter of 2015
The rental income of Intervest Offices & Warehouses increases by 16% or approximately € 1,6 million to € 11,5 million (€ 9,9 million) in the first quarter of 2015, mainly as a result of the acquisition of the logistics sites in Opglabbeek in December 2014 and in Liège in February 2015. Both sites generate a combined annual rental income of approximately € 5,3 million. The rental income for the office portfolio in the first quarter of 2015 increases slightly compared to the first quarter of 2014 as a result of indexation and new leases.
Property management costs and income include income in the amount of € 2,5 million (€ 0,2 million) in the first quarter of 2015, which relates to the profit taken from entitled refurbishment fees of departing tenants in the office portfolio.
At the beginning of 2015 Intervest Offices & Warehouses has reached an agreement with tenant Deloitte to have the departure dates for the 3 buildings in question (Diegem Campuses 1 and 2 and Hermes Hills, a total of approximately 20,000 m²), which originally ran until 2016 and 2017, coincide and fixed on 31 December 2016. Within this scope the refurbishment fee paid by the tenant as determined in the lease agreements, is fixed at € 2,5 million and it has been agreed that Deloitte will settle this amount in 2016. This fee will be used to refurbish and renovate the buildings.
The property charges amount to € 1,4 million for the first quarter of 2015 (€ 1,1 million). The increase is a consequence of the acquisition of the two logistics sites and the rebranding of the entrances to the Intercity Business Park in Mechelen.
amount to € 0,4 million, which is a slight increase compared to the first quarter of last year (€ 0,3 million), mainly due to a larger work force.
The increase in rental income and the entitled refurbishment fees from departing tenants, partly compensated for by the increase in property charges and general costs, cause the operating result before result on portfolio to increase by € 3,6 million or approximately 42% to € 12,2 million (€ 8,6 million).
No important changes in fair value of investment properties occurred in the first quarter of 2015. The decrease in fair value by - € 0,8 million is attributable to the office portfolio. The fair value of the logistics portfolio remains unchanged.
The financial result (excl. changes in fair value - IAS 39) for the first quarter of 2015 amounts to - € 3,0 million,
which constitutes a € 0,3 million increase compared to the first quarter of 2014 (- € 2,7 million). The increase in financing costs results mainly from the acquisition of the two logistics sites and the issuance of the bond loan in March 2014 of € 60 million for the refinancing of the existing bond loan of € 75 million, which expires in June 2015 and will be repaid. The average interest rate for the company's financing for the first quarter of 2015 amounts to 4,0%, including bank margins (3,9%).
The changes in fair value of financial assets and liabilities (ineffective hedges - IAS 39) include the decrease in the negative market value of the interest rate swaps which, in line with IAS 39, cannot be classified as cash flow hedging instruments, in the amount of € 0,3 million (- € 0,3 million).
The net result of Intervest Offices & Warehouses for the first quarter of 2015 amounts to € 8,8 million (€ 5,1 million) and can be divided into:
The operating distributable result amounts to € 9,1 million for the first quarter of 2015. Taking into account 16.143.906 dividend-entitled shares, this means that there is an operating distributable result per share of € 0,56 (€ 0,41) for the first quarter of 2015.
Interim statement from the board of directors for the first quarter of 2015
| Balance sheet information - per share | 31.03.2015 | 31.12.2014 |
|---|---|---|
| Number of shares at end of period | 16.143.906 | 16.143.906 |
| Number of dividend-entitled shares | 16.143.906 | 14.777.342 |
| Net value (fair value) (€) | 20,00 | 19,46 |
| Net value (investment value) (€) | 20,90 | 20,36 |
| Net asset value EPRA (€) | 20,30 | 19,77 |
| Share price on closing date (€) | 27,00 | 22,50 |
| Debt ratio (max. 65%) (%) | 47,8% | 46,6% |
On 31 March 2015, the net value (fair value) of a share is € 20,00 (€ 19,46 on 31 December 2014).
The company's debt ratio as at 31 March 2015 is 47,8%, which constitutes a 1,2% increase compared to 31 December 2014 (46,6%), primarily as a result of the acquisition of the logistics site in Liège.
Herstal
Interim statement from the board of directors for the first quarter of 2015
On 4 May 2015 the board of directors of Intervest Offices & Warehouses has decided to offer shareholders a dividend in cash or shares. They can choose to receive the dividend for 2014 in the form of new ordinary shares, cash, or a combination of these two payment methods.
The conditions for the dividend in cash or shares are published in the separate press release dated 5 May 2015 and can be found on the company's website in the section "Investor Relations" at http://corporate.intervest.be/en/offices.
Given the challenging Belgian office market and Belgium's role as a European logistics hub, as far as investments and divestments are concerned emphasis in 2015 will continue to be on shifting the proportion in the real estate portfolio to move, in time, from a roughly equal distribution between offices and logistics towards a 40%-60% ratio respectively. In making this shift, the priority will be on investing in high-quality, up-to-date buildings and leasing to first-rate tenants. The office segment is concentrated on the Antwerp-Mechelen-Brussels axis, and the logistic segment is concentrated on the Antwerp-Brussels and Antwerp-Liège axes.
Increasing tenant retention by extending lease terms continue to be the prime challenge in the area of asset management, as does further stabilising the occupancy rate.
No refinancing is needed in 2015, and the operating distributable result per share is expected to continue to evolve positively due to lower financing costs after the repayment of the bond loan of € 75 million, which matures in June 2015.
As regards corporate social responsibility, the main focus will be on a sustainable energy policy.
About Intervest Offices & Warehouses. Intervest Offices & Warehouses is a public regulated real estate company (RREC) founded in 1996, of which the shares have been listed on Euronext Brussels (INTO) since 1999.
Intervest Offices & Warehouses invests in high-quality Belgian office buildings and logistics properties that are leased to first-rate tenants. The properties in which the company invests consist primarily of up-to-date buildings that are strategically located outside city centres. The office segment of the real estate portfolio focuses on the Antwerp-Mechelen-Brussels axis, and the logistic segment is concentrated on the Antwerp-Brussels and Antwerp-Liège axes. Intervest Offices & Warehouses distinguishes itself in leasing office space by offering "turn-key solutions", a global solution ranging from planning, designing and works coordination to budget monitoring.
INTERVEST OFFICES & WAREHOUSES NV, a public regulated real estate company under Belgian law, Jean-Paul Sols, CEO, or Inge Tas, CFO. Tel.: + 32 3 287 67 87, www.intervest.be
| in thousands € | 31.03.2015 | 31.03.2014 |
|---|---|---|
| Rental income | 11.500 | 9.912 |
| Rental-related expenses | 4 | -1 |
| NET RENTAL INCOME | 11.504 | 9.911 |
| Recovery of property charges | 2.664 | 211 |
| Recovery of rental charges and taxes normally payable by tenants on let properties | 1.665 | 1.982 |
| Costs payable by tenants and borne by the landlord for rental damage and refurbishment | -163 | -35 |
| Rental charges and taxes normally payable by tenants on let properties | -1.665 | -1.982 |
| Other rental-related income and expenses | 27 | 24 |
| PROPERTY RESULT | 14.032 | 10.111 |
| Technical costs | -430 | -242 |
| Commercial costs | -82 | -26 |
| Charges and taxes on unlet properties | -219 | -247 |
| Property management costs | -640 | -603 |
| Other property charges | -39 | -29 |
| Property charges | -1.410 | -1.147 |
| OPERATING PROPERTY RESULT | 12.622 | 8.964 |
| General costs | -431 | -352 |
| Other operating income and costs | 28 | 16 |
| OPERATING RESULT BEFORE RESULT ON PORTFOLIO | 12.219 | 8.628 |
| Result on disposals of investment properties | 0 | -580 |
| Changes in fair value of investment properties | -832 | -19 |
| Other result on portfolio | 189 | 104 |
| OPERATING RESULT | 11.576 | 8.133 |
| Financial income | 2 | 11 |
| Net interest charges | -3.031 | -2.682 |
| Other financial charges | -3 | -2 |
| Changes in fair value of financial assets and liabilities (ineffective hedges - IAS 39) |
313 | -309 |
| Financial result | -2.719 | -2.982 |
| RESULT BEFORE TAXES | 8.857 | 5.151 |
| Taxes | -99 | -9 |
| NET RESULT | 8.758 | 5.142 |
| in thousands € | 31.03.2015 | 31.03.2014 |
|---|---|---|
| NET RESULT | 8.758 | 5.142 |
| Attributable to: | ||
| Shareholders of the parent company | 8.758 | 5.142 |
| Minority interests | 0 | 0 |
| Notes: | ||
| Operating distributable result | 9.088 | 5.946 |
| Result on portfolio | -643 | -495 |
| Changes in fair value of financial assets and liabilities (ineffective hedges - IAS 39) | 313 | -309 |
| RESULT PER SHARE | 31.03.2015 | 31.03.2014 |
|---|---|---|
| Number of shares entitled to dividend | 16.143.906 | 14.424.982 |
| Net result (€) | 0,54 | 0,36 |
| Diluted net result (€) | 0,54 | 0,36 |
| Operating distributable result (€) | 0,56 | 0,41 |
| in thousands € | 31.03.2015 | 31.03.2014 |
|---|---|---|
| NET RESULT | 8,758 | 5.142 |
| Other components of comprehensive income (recyclable through income statement) | ||
| Changes in the effective part of fair value of authorised hedging instruments that are subject to hedge accounting |
0 | 65 |
| COMPREHENSIVE INCOME | 8,758 | 5.207 |
| Attributable to: | ||
| Shareholders of the parent company | 8,758 | 5.207 |
| Minority interests | 0 | 0 |
| ASSETS in thousands € | 31.03.2015 | 31.12.2014 |
|---|---|---|
| Fixed assets | 640.593 | 609.722 |
| Intangible fixed assets | 12 | 16 |
| Investment properties | 638.482 | 609.476 |
| Other tangible fixed assets | 224 | 215 |
| Trade receivables and other fixed assets | 1.875 | 15 |
| Current assets | 13.604 | 8.868 |
| Trade receivables | 5.514 | 3.861 |
| Tax receivables and other current assets | 2.448 | 1.655 |
| Cash and cash equivalents | 3.296 | 1.259 |
| Deferred charges and accrued income | 2.346 | 2.093 |
| TOTAL ASSETS | 654.197 | 618.590 |
| SHAREHOLDERS' EQUITY AND LIABILITIES in thousands € | 31.03.2015 | 31.12.2014 |
| Shareholders ' equity |
322.925 | 314.167 |
| Shareholders' equity attributable to shareholders of the parent company | 322.890 | 314.132 |
| Share capital | 147.110 | 147.110 |
| Share premium | 82.785 | 82.785 |
| Reserves | 67.945 | 67.945 |
| Net result of the financial year 2014 | 16.292 | 16.292 |
| Net result of the financial year - first quarter of 2015 | 8.758 | 0 |
| Minority interests | 35 | 35 |
| Liabilities | 331.272 | 304.423 |
| Non-current liabilities | 192.572 | 177.162 |
| Non-current financial debts | 187.209 | 171.478 |
| Credit institutions | 127.881 | 112.184 |
| Bond loan | 59.325 | 59.291 |
| Financial leases | 3 | 3 |
| Other non-current financial liabilities | 4.753 | 5.066 |
| Other non-current liabilities | 610 | 618 |
| Current liabilities | 138.700 | 127.261 |
| Provisions | 172 | 172 |
| Current financial debts | 119.091 | 112.465 |
| Credit institutions | 44.125 | 37.533 |
| Bond loan | 74.962 | 74.925 |
| Financial leases | 4 | 7 |
| Trade debt and other current debts | 5.767 | 3.656 |
| Other current liabilities | 180 | 187 |
| Deferred charges and accrued income | 13.490 | 10.781 |
| TOTAL SHAREHOLDERS' EQUITY AND LIABILITIES | 654.197 | 618.590 |
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