Earnings Release • May 3, 2021
Earnings Release
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1) Excluding IFRS 16 right-of-use assets and the reclassification from investment properties to assets held for sale.
2) The RREC Act refers to the Act of 12 May 2014 regarding regulated real estate companies.
The measures imposed by the government, including the mandatory closure of non-essential shops in the spring and autumn of 2020, have resulted in a clear improvement in the number of infections and hospital admissions as a result of COVID-19.
However, in the first months of 2021, this positive evolution stagnated and the pandemic gained in strength, which resulted in new, stricter government measures, whereby, among other things, visiting non-essential shops could only take place with a prior appointment. This 'partial lockdown' lasted from 27 March to 26 April 2021 (the so-called 'Easter break').
The hospitality industry, which was forced to close on 19 October 2020, will only be able to reopen partially from 8 May 20213, only serving outside on terraces.
Working from home also remains mandatory and social contacts are kept to a minimum.
As this 'partial lockdown' took effect at the end of the first quarter, the impact on the financial results of the first quarter of 2021 has been limited. As with the two previous store closings, the Company entered into a dialogue with the affected tenants.
Similar to 2020, management's primary focus in the first quarter of 2021 was again on timely collection of rental income. The Company was able to collect 98.2% of the rental income from the first quarter 4. The outstanding rental income primarily relates to hospitality units that remain closed as yet.
At the end of April 2021, the Company was able to already collect 84,8% of the April rental income.
Vastned Belgium concluded ten (10) rental agreements in the first quarter of 2021, representing a total rental volume of € 1.0 million. This corresponds to approximately 5.6% of Vastned Belgium's total rental income. In the current economic environment, which is heavily impacted by the COVID-19 pandemic, the conclusion of these ten (10) rental agreements is the result of the good work of a committed asset management department.
In total, six (6) lease agreements were concluded with new tenants, of which two (2) pop-up agreements and one (1)
agreement with a residential tenant. Concluding rental agreements with a retailer of garden furniture and with an Apple reseller resulted in a reduction of the share of 'fashion' in Vastned Belgium's real estate portfolio.
In addition, four (4) rental agreements were renewed with existing tenants.
The rental prices negotiated by Vastned Belgium are in line with the market rental prices determined by valuation experts.
3) Subject to the number of infection cases.
4) Calculation as at 27 April 2021.
Antwerp, 3 May 2021
As at 31 March 2021, the majority of the portfolio consisted of high-quality inner-city properties located in the cities of Antwerp, Brussels, Ghent and Bruges, as well as highquality retail parks.
Over the course of the first quarter of 2021, the divestment of a retail warehouse in Grivegnée was initiated, following a spontaneous offer from a private investor. The property is situated in a retail park with five (5) shops, of which Vastned Belgium only owns one (1) property. The selling price to be received by Vastned Belgium for this property is significantly higher than its estimated value. The notarial deed will be executed in the course of Q2 2021.
In the course of the second quarter of 2021, a stand-alone retail warehouse located in Boechout will also be divested. Here the obtained selling price also exceeds the estimated value.
Both properties are presented at the end of the first quarter as 'assets held for sale', and no longer as investment property. As indicated above, Vastned Belgium will realise a capital gain on the sale of both properties.
Finally, a divestment file is still ongoing for a retail warehouse situated in Leopoldsburg. At the end of the first quarter, the condition precedent had not yet been met.
| Real Estate Portfolio | 31.03.2021 | 31.12.2020 |
|---|---|---|
| Fair value of investment properties 5 (in thousands €) | 321,569 | 330,427 |
| Total leasable space 5 (sqm) | 77,936 | 81,166 |
As at 31 March 2021, the fair value of the real estate portfolio of Vastned Belgium amounted to € 321.6 million, which is a € 8.8 million decrease in fair value compared to 31 December 2020 (€ 330.4 million as of 31 December 2020).
The decrease (€ -8.8 million) in fair value of the investment properties compared to 31 December 2020 is the combined effect of:
| Occupancy rate (excluding buildings under renovation) | 31.03.2021 | 31.12.2020 |
|---|---|---|
| Occupancy rate of the real estate portfolio | 96.8% | 96.2% |
The occupancy rate of the real estate portfolio was 96.8% as at 31 March 2021, an increase of 0.6% compared to 31 December 2020 (96.2%).
6) The occupancy rate is calculated as the ratio between the rental income, and the sum of this income and the estimated rental income of unlet rental premises.
5) Excluding assets held for sale.
| (in thousands €) | 31,03,2021 | 31,03,2020 |
|---|---|---|
| Rental income Rental-related expenses Property management costs and income |
4,192 223 31 |
4,706 -1,282 38 |
| PROPERTY RESULT | 4,446 | 3,462 |
| Property charges General costs and other operating income and costs |
-437 -273 |
-527 -499 |
| OPERATING RESULT BEFORE RESULT ON PORTFOLIO | 3,736 | 2,436 |
| Result on disposal of investment properties Changes in fair value of investment properties Other result on portfolio |
0 -5,314 16 |
0 -4,096 -96 |
| OPERATING RESULT | -1,562 | -1,756 |
| Financial result (excl. changes in financial instruments) Changes in fair value of financial instruments Taxes |
-399 198 -11 |
-412 66 4 |
| NET RESULT | -1,774 | -2,098 |
| Note: • EPRA result • Result on portfolio • Changes in fair value of financial instruments and other non-distributable elements |
3,323 -5,298 201 |
2,032 -4,192 62 |
Antwerp, 3 May 2021
The rental income of Vastned Belgium amounted to € 4.2 million for the first three months of 2021, a decrease of € -0.5 million compared to the same period last year (€ 4.7 million). This decrease is for € -0,1 million attributable to the sale of a non-strategic retail park in Schaerbeek and a stand-alone retail warehouse in Balen at the end of December 2020 and for € -0.1 million to the renewal of commercial leases in 2020 affecting the first months of 2021. Furthermore, € -0,1 million can be explained by the conclusion of rental agreements with new tenants on lower terms and the granting of rental waivers, recorded in the first quarter of 2021, following lockdown 2 (November 2020) worth € -0.2 million.
Rental-related expenses amount to € -0.2 million (proceeds) and pertain to the reversal, in the first quarter of 2021, of the provision for potential losses on outstanding trade receivables as at 31 December 2020. These provisions are reversed when the final rental waivers are granted to the lessees (recognised under rental income). At the end of the first quarter of 2020, a provision of € 1.3 million was set aside for the first lockdown.
The property charges amounted to € 0.4 million (€ 0.5 million), and decreased by € -0.1 million. This decrease pertains primarily to a reduction in technical costs, as a larger part of maintenance was performed in the first quarter of 2020.
The general costs and other operating income and costs amounted to € 0.3 million (€ 0.5 million), which is a decrease of € -0.2 million compared to the same period last year. The main reason for this decrease is a reduction in the stock exchange tax.
The fair value of Vastned Belgium's existing real estate portfolio decreased by 1.5% 8 in the first three months of 2021 compared to 31 December 2020. The changes in fair value of investment properties are negative for an amount of € -5.3 million (€ -4.1 million) and consist on the one hand of a write-down of the existing real estate portfolio of € -4.9 million and, on the other hand of a depreciation of the IFRS 16 right-of-use assets (€ -0.4 million). This decrease in the fair value of the existing real estate portfolio is the result of a decrease in estimated market rents and an increase in the capitalisation rate.
The financial result (excl. changes in the fair value of financial instruments) amounted to € -0.4 million (€ -0.4 million) for the first three months of 2021, which put it completely in line with the same period last year. The average interest rate for financing amounts to 1.7%, including bank margins for the first quarter of 2021 (1.7%).
include a further decrease, € 0.2 million (€ 0.1 million), in the negative market value of the interest rate swaps that cannot be classified as cash flow hedging instruments in accordance with IFRS 9 'Financial Instruments'.
The net result of Vastned Belgium for the first quarter of 2021 amounted to € -1.8 million (€ 2.1 million) and may be divided into:
The EPRA earnings per share amount to € 0.65 for the first quarter of 2021 compared to € 0.40 for the same period last year.
The significant increase in the EPRA earnings per share compared to the same period in the previous financial year is mainly due to the bad debt provision that was recognised last year as a result of the first lockdown.
7) The comparable figures on 31 March 2020 are parenthesised.
8) Excluding IFRS 16 right-of-use assets and the reclassification from investment properties to assets held for sale.
| Key figures per share 9 | 31.03.2021 | 31.12.2020 |
|---|---|---|
| Number of shares entitled to dividend | 5,078,525 | 5,078,525 |
| Net value (fair value) (€) | 45.93 | 46.28 |
| Net value (investment value) (€) | 47.77 | 48.12 |
| EPRA NRV (€) | 47.92 | 48.34 |
| EPRA NTA (€) | 46.30 | 46.68 |
| EPRA NDV (€) | 45.93 | 46.28 |
| Share price on closing date (€) | 27.10 | 24.00 |
| Premium (+) / Discount (-) with regard to fair net value (%) | -41% | -48% |
On 31 March 2021, the net value (fair value) of the share amounted to € 45.93 (€ 46.28 on 31 December 2020). Given that the share price of Vastned Belgium (VASTB) amounted to € 27.10 on 31 March 2021, the share was listed on 31 March 2021 at a discount of 41.0% compared to the net value (fair value).
Vastned Belgium's debt ratio amounts to 27.4% on 31 March 2021, a decrease of 1.1% in the first quarter of 2021 (28.5% on 31 December 2020). The decrease is the result of a decrease in the drawn down of the credit lines and the increase in the outstanding trade receivables, partly offset by the decrease in the fair value of the real estate portfolio.
The increase in the trade receivables is caused by a change in the process whereby the rental invoices are already accounted for at the end of the previous month (corrected in the accruals and deferred income of the liabilities).
As of 31 March 2021, Vastned Belgium has a stable financial structure that allows it to continue its operations in 2021. No credit facilities are due to mature within the year, which means that the Company does not need to refinance its credit facilities.
The financial structure can be summarised as follows:
9) The definition and calculation method of the alternative performance measures can be found on the website www.vastned.be.
Press release Regulated information / Embargo until 3 May 2021, 6.00 pm Antwerp, 3 May 2021
The General Meeting of Shareholders has approved the annual accounts of Vastned Belgium for the year ended on 31 December 2020, including the profit allocation. The gross dividend to be paid for the 2020 financial year has been set at € 2.05 per share. After deducting an amount of 30% for withholding tax, the net dividend for the 2020 financial year amounts to € 1.44 per share.
The dividend is payable from 13 May 2021 based on the shareholding on 12 May 2021.
With regard to dematerialised shares, the financial institutions with whom the shares are held in a securities account will pay out the dividend to the shareholders. The Company automatically pays the dividend for the registered shares to the shareholders by bank transfer.
The General Meeting has also decided to reappoint Reinier Walta and Peggy Deraedt as Directors of the Company. The mandate of these Directors will end immediately after the Annual General Meeting to be held in 2025, at which it will be decided to approve the annual accounts ended on 31 December 2024. The mandate of both Directors is unremunerated.
The Board of Directors decided on 23 April 2021 to definitively appoint Reinier Walta as strategic CEO. Reinier Walta has already been fulfilling these tasks from 1 December 2020 on an interim basis. Effective 23 April 2021, Reinier Walta will execute the tasks of both the strategic CEO and the strategic CFO within the Executive Committee.
During the Extraordinary General Meeting of Shareholders, also held on 28 April 2021, the new Articles of Association of the Company were adopted, wherein:
Finally, the Board of Directors has decided to appoint Sven Bosman as effective leader of the Company, within the meaning of Article 14 section 3 of the RREC Act 10. This appointment was also approved by the Financial Services and Markets Authority (FSMA). As a result, the Company has three (3) effective leaders, being Reinier Walta, Rudi Taelemans and Sven Bosman.
As a result of all the above changes, the Company has updated its Corporate Governance Charter, which can be found on the Company's website (www.vastned.be).
In 2021, our country is, despite the start of the vaccination campaign, still facing the COVID-19 pandemic. This resulted in the announcement of an 'Easter break' on 27 March 2021, for a period of 1 month. From 26 April 2021, this 'Easter break' was lifted, allowing customers to shop again without an appointment and with a maximum of one customer per 10 m2. Back then, customers still had to go shopping on their own.
As with the two previous store closings, the Company entered into a dialogue with the affected tenants. The full impact of this 'partial closure' on the collected rental income will be recognised in the second quarter.
Vastned Belgium can continue to operate on a solid basis due to a stable, low debt ratio and the availability of unused credit facilities. Over the coming months, the Company will continue to look for new investment and divestment opportunities and possible redevelopment of existing properties, in line with the strategy update.
In addition, over the coming months, management will remain in close contact with enterprising and expanding retailers, in order to further increase the occupancy rate of the portfolio and collect all rental income on time.
Finally, the Company continues to keep an eye on any new measures that the Belgian government may announce for combatting the COVID-19 pandemic. Should new measures be taken by the government, Vastned Belgium will assess the possible impact on the operating results.
About Vastned Belgium: Vastned Belgium is a public regulated real estate company (RREC), the shares of which are listed on Euronext Brussels (VASTB). Vastned Belgium invests exclusively in Belgian commercial real estate, more specifically in multi-functional retail properties located in the popular shopping cities of Antwerp, Brussels, Ghent and Bruges. The real estate portfolio also comprises high-end retail parks and retail warehouses. A smaller part of the portfolio is invested in hospitality and residential units.
For more information, please contact: Vastned Belgium NV, a public regulated real estate company under Belgian law, Rudi Taelemans – CEO or Sven Bosman – Financial Director, ph. +32 3 361 05 90 // www.vastned.be
Disclaimer: This press release contains prospective information, forecasts, views and estimates prepared by Vastned Belgium on the expected future performance of Vastned Belgium and of the markets in which it operates. Readers are held to observe that such prospects are subject to risks and uncertainties which can cause the actual results to differ considerably from those expressed in such prospective statements. Prospective statements such as these can be impacted by significant factors such as changes in the economic situation as well as to factors pertaining to taxation, competition and environment. Vastned Belgium cannot guarantee that the assumptions underlying the prospective information are free of misstatements.
| (in thousands €) | 31.03.2021 | 31.03.2020 |
|---|---|---|
| Rental income Rental-related expenses |
4,192 223 |
4,706 -1,282 |
| NET RENTAL INCOME | 4,415 | 3,424 |
| Recovery of rental charges and taxes normally payable by tenants on let properties Rental charges and taxes normally payable by tenants on let properties Other rental-related income and expenses |
1,069 -1,069 31 |
1,046 -1,046 38 |
| PROPERTY RESULT | 4,446 | 3,462 |
| Technical costs Commercial costs Charges and taxes on unlet properties Property management costs Other property charges Property charges |
-36 -36 -102 -230 -33 -437 |
-173 -51 -79 -202 -22 -527 |
| OPERATING PROPERTY RESULT | 4,009 | 2,935 |
| General expenses Other operating income and expenses |
-275 2 |
-501 2 |
| OPERATING RESULT BEFORE RESULT ON PORTFOLIO | 3,736 | 2,436 |
| Result on disposal of investment properties Changes in fair value of investment properties Other result on portfolio |
0 -5,314 16 |
0 -4,096 -96 |
| OPERATING RESULT | -1,562 | -1,756 |
| Financial income Net interest charges Other financial charges Changes in fair value of financial instruments Financial result |
0 -398 -1 198 -201 |
0 -411 -1 66 -346 |
| RESULT BEFORE TAXES | -1,763 | -2,102 |
| Taxes | -11 | 4 |
Regulated information / Embargo until 3 May 2021, 6.00 pm Antwerp, 3 May 2021
| (in thousands €) | 31.03.2021 | 31.03.2020 |
|---|---|---|
| NET RESULT | -1,774 | -2,098 |
| Note: • EPRA result • Result on portfolio • Changes in fair value of financial instruments and other non-distributable elements |
3,323 -5,298 201 |
2,032 -4,192 62 |
| Attributable to: • Shareholders of the parent company • Non-controlling interests |
-1,774 0 |
-2,098 0 |
| 31.03.2021 | 31.03.2020 | |
|---|---|---|
| Number of shares entitled to dividend | 5,078,525 | 5,078,525 |
| Net result (€) | -0,35 | -0,41 |
| EPRA result (€) | 0,65 | 0,40 |
| (in thousands €) | 31.03.2021 | 31.03.2020 |
|---|---|---|
| NET RESULT | -1,774 | -2,098 |
| 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 | 0 |
| COMPREHENSIVE INCOME | -1,774 | -2,098 |
| Attributable to: • Shareholders of the parent company • Non-controlling interests |
-1,774 0 |
-2,098 0 |
| Assets (in thousands €) | 31.03.2021 | 31.12.2020 |
|---|---|---|
| Non-current assets Intangible assets Investment properties Other tangible assets Trade receivables and other non-current assets |
322,339 172 321,569 595 3 |
331,182 183 330,427 569 3 |
| Current assets | 7,874 | 2,312 |
| Assets held for sale Trade receivables Tax receivables and other current assets Cash and cash equivalents Deferred charges and accrued income |
3,664 2,079 0 546 1,585 |
0 566 785 428 533 |
| TOTAL ASSETS | 330,213 | 333,494 |
| Hareholders' equity and liabilities (in thousands €) | 31.03.2021 | 31.12.2020 |
|---|---|---|
| SHAREHOLDERS' EQUITY | 233,259 | 235,033 |
| Shareholders' equity attributable to the shareholders of the parent company | 233,259 | 235,033 |
| Share capital | 97,213 | 97,213 |
| Share premium | 4,183 | 4,183 |
| Reserves | 142,161 | 142,161 |
| Net result of the financial year | -8,524 | -8,524 |
| Net result of the financial year - first quarter of 2021 | -1,774 | 0 |
| Non-controlling interests | 0 | 0 |
| LIABILITIES | 96,954 | 98,461 |
| Non-current liabilities Non-current financial debts |
88,899 86,671 |
94,811 92,405 |
| • Credit institutions | 85,865 | 91,601 |
| • Financial leasing | 806 | 804 |
| Other non-current financial liabilities | 1,833 | 2,031 |
| Other non-current liabilities | 178 | 175 |
| Deferred tax - liabilities | 217 | 200 |
| Current liabilities | 8,055 | 3,650 |
| Provisions | 269 | 269 |
| Current financial debts • Credit institutions |
2,517 2,400 |
656 500 |
| • Financial leasing | 117 | 156 |
| Trade debts and other current debts | 633 | 1,205 |
| Other current liabilities | 588 | 570 |
| Deferred income and accrued charges | 4,048 | 950 |
| TOTAL SHAREHOLDERS' EQUITY AND LIABILITIES | 330,213 | 333,494 |
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