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Pandox — Interim / Quarterly Report 2015
Aug 20, 2015
2956_ir_2015-08-20_9d6350e4-d885-4e9d-9af5-9caf4c552fa7.pdf
Interim / Quarterly Report
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Interim report
January-June 2015
Clear is a simple
- Revenue from Property Management amounted to MSEK 388.1 (380.2). The divestment of 15 hotel properties in April 2014 affects the comparison by one month. Adjusted for currency effects and comparable units, the increase was 6.7 percent.
- Net operating income from Property Management amounted to MSEK 311.5 (308.3), an increase of 1.0 percent. Adjusted for currency effects and comparable units, the increase was 6.3 percent.
- Net operating income from Operator Activities amounted to MSEK 145.7 (117.5), an increase of 24.0 percent. Adjusted for currency effects and comparable units, the increase was 24.5 percent.
- EBITDA amounted to MSEK 438.1 (409.2), an increase of 7.1 percent.
- Profit for the period amounted to MSEK 651.2 (537.1).
-
Cash earnings amounted to MSEK 318.5 (271.1), an increase of MSEK 47.4.
-
Revenue from Property Management amounted to MSEK 720.0 (738.8). The divestment of 15 hotel properties in April 2014 affects the comparison by four months. Adjusted for currency effects and comparable units, the increase was 5.5 percent.
- The total net operating income was MSEK 767.7 (737.0), an increase of 4.2 percent.
- EBITDA amounted to MSEK 727.5 (705.5), an increase of 3.1 percent.
- Profit for the period amounted to MSEK 1,025.2 (888.4).
- Cash earnings amounted to MSEK 489.3 (419.8), an increase of MSEK 69.5.
- The market value of the properties amounted to MSEK 27,327 (26,504).
- The net asset value (EPRA NAV) per share was SEK 99.23 (92.11).
- Pandox expects continued growth in cash earnings in 2015 compared to 2014 (Note 1).
| Key figures (MSEK) $*$ | Q 2 2015 |
Q 2 2014 |
Change in % |
6m 2015 |
6m 2014 |
Change in % |
FY 2014 |
|---|---|---|---|---|---|---|---|
| Revenue Property management | 388.1 | 380.2 | 2.1 | 720.0 | 738.8 | $-2.5$ | 1,477.3 |
| Net operating income Property management (2, 3) | 311.5 | 308.3 | 1.0 | 571.5 | 586.3 | $-2.5$ | 1,185.7 |
| Net operating income Operator activities (3) | 145.7 | 117.5 | 24.0 | 196.2 | 150.7 | 30.2 | 320.2 |
| EBITDA | 438.1 | 409.2 | 7.1 | 727.5 | 705.5 | 3.1 | 1,424.5 |
| Profit for the period | 651.2 | 537.1 | 21.2 | 1.025.2 | 888.4 | 15.4 | 1,252.7 |
| Earnings per share, SEK (4) | 4.34 | 3.58 | 21.2 | 6.83 | 5.92 | 15.4 | 8.35 |
| Cash earnings, MSEK | 318.5 | 271.1 | 17.5 | 489.3 | 419.8 | 16.6 | 872.5 |
| Cash earnings per share, SEK (4) | 2.12 | 1.81 | 17.5 | 3.26 | 2.80 | 16.6 | 5.82 |
| Key data | |||||||
| Net interest bearing debt, MSEK | 12,558 | 12,626 | $-0.5$ | 12.587 | |||
| Equity asset ratio, % | 40.0 | 38.6 | n.m | 38.1 | |||
| Loan to value. % | 46.9 | 51.1 | n.m | 48.7 | |||
| Interest cover ratio | 3.8 | 2.9 | n.m. | 3.2 | 2.5 | n.m | 2.6 |
| Property market value, MSEK | 27.327 | 25,362 | 7.7 | 26,504 | |||
| EPRA NAV per share, SEK (4) | 99.23 | 85.92 | 15.5 | 92.11 | |||
| WAULT (lease portfolio), years | 8.9 | 8.8 | n.m. | 9.0 | |||
| RevPAR (Operating properties) for comparable units at constant exchange rates, SEK |
808 | 737 | 9.6 | 692 | 629 | 10.0 | 645 |
Pandox's profit for the second quarter reflects stable economic development and improved demand in the hotel market with higher rental income in the Property Management business stream, good growth in the Operator Activities business stream and lower financing costs. Rental income and cash earnings increased – both aggregated and for comparable units – compared to the previous year despite the divestment of 15 hotel properties in April 2014. The second quarter is normally stronger due to seasonal variations, but earnings were even better than expected. This proves that Pandox has a high-quality portfolio and that our strategy and business model are generating strong cash flows and support our previously published outlook.
Pandox has long leases with well-known hotel operators. This provides the company with stable revenues, a lower investment requirement and reduced risk. Around 80 percent of our net operating income is generated by hotels that are leased to strong operators and brands. We work with our partners to create mutual value through product development projects and renovations in which we co-invest and share the future financial benefits from the investments. A key aspect of our strategy is creating the necessary conditions for strong growth and improving the portfolio's quality and value growth over time. Good examples of this are the lease agreements for Park Avenue in Gothenburg and Stora Hotellet in Jönköping, which Pandox and Elite Hotels renewed and extended in May. Both agreements are for a period of 15 years and cover joint development and upgrading programmes aimed at making the hotels more competitive and further increasing their value.
Due to hotel market restructuring we have for a while had a number of lease agreements that have been reclassified from Property Management to Operator Activities including Mr Chip Hotel in Kista, Radisson Blu Lillehammer Hotel, Hotel Fagernes and Hotel Prince Philip in Skärholmen. In the case of these hotels, Pandox has opted to take over operation to safeguard the properties' value and ensure future value growth. These operations, as well as Grand Hotel Oslo which we recently took over, have good growth potential.
As of 18 June Pandox is once again a listed company and I would like to extend a warm welcome to all of our new
shareholders. We are naturally very happy about the great reception Pandox has received and we feel a responsibility to handle the trust placed in us in a responsible way. As most of you know, Pandox was listed on the stock exchange from 1997 until 2004 when our current principal owners acquired the company. The core of Pandox's operations remains the same, but today we are a better and stronger company in every respect. Our business model is well-tried and tested, our portfolio is larger and more stable and we have shown that we can generate a good return for our owners in both good and bad economic times. We intend to continue on this path.
Based on the continuing economic climate improvement and a positive trend in the travel market, Pandox's strong market position and portfolio which are benefitting from increased activity in the operator segment, as well as low market interest rates, we reiterate our outlook from the first quarter to grow cash earnings further 2015 compared with 2014.
Pandox is one of Europe's leading hotel property companies, with a geographical focus on Northern Europe. Pandox's strategy is to own sizeable full-service hotels with strategic locations in key leisure and corporate destinations. Pandox is an active owner with a business model based on long term lease agreements with the best operators in the market. But if these conditions are missing, Pandox has long experience of running hotel operations on its own. This creates business opportunities across the hotel value chain.
At the end of the second quarter 2015, Pandox's hotel property portfolio comprised 104 hotels with a total of 21,969 hotel rooms in eight countries, with a market value of more than MSEK 27,300. Of the 104 hotels, 87 were leased on a long-term basis to well-known tenants with established brands providing income stability, lower capital expenditure and risk for Pandox. For Investment properties the weighted average unexpired lease term (WAULT) was 8.9 years. The remaining 17 hotels were owned and operated by Pandox.
In addition, Pandox had asset management agreements for 9 hotels, and operates one additional hotel under a long-term lease agreement.
- Large, high quality portfolio of premier hotel properties in strategic cities
- Geographical diversification which provides opportunity for diversification over the business cycle
- Income stability from renowned tenant base with long leases
- Focus on solid economies and ability to capture market growth
- Tangible organic growth from refurbishment and repositioning of hotels
- Attractive yield, resilient cash flow generation and potential for lower interest cost
-
Active ownership drives value and creates optionality
-
Dividend policy Pandox will target a dividend pay-out ratio of between 40 and 60 percent of cash earnings1 , with an average payout ratio over time of approximately 50 per cent. Future dividends and the size of any such dividends are dependent on Pandox's future performance, financial position, cash flows, working capital requirements, investment plans and other factors.
- Capital structure Pandox will target a debt ratio (loan-to-value2) of between 45 and 60 percent, depending on the market environment and prevailing opportunities.
1Defined as EBITDA plus financial income less financial cost less current tax.
2Defined as interest bearing liabilities divided by the sum of property market value of Investment properties and Operating properties.
Hotel market development
Growth outlook still positive
The global recovery is continuing its positive trend in a climate of low interest rates. However, there are still major differences in growth potential from region to region and country to country. The recovery is being helped by low interest rates and lower oil prices, particularly in mature economies such as the US. The economic outlook for the euro zone is better than it has been for a long time due to expansive monetary policy and a weak euro which are having a positive effect on consumption, among other things. Substantial structural problems remain however, and Greece's future in the EU is still uncertain. In the Nordic region, the Swedish economy is growing across a broad front and Denmark's economy is experiencing a stable and positive trend. Finland is still being negatively affected by weak economic demand, among other things, and Norway is facing an economic headwind due to a low oil price.
Continued improvements in key hotel markets
| FY 2012 | FY 2013 | FY 2014 | Q 1 2014 |
Q 2 2014 |
Q3 2014 |
Q4 2014 |
Q 1 2015 |
Q 2 2015 |
|
|---|---|---|---|---|---|---|---|---|---|
| USA | 7% | 5% | 8% | 6% | 8% | 8% | 9% | 8% | 7% |
| New York 1 | 6% | 4% | 3% | $-1%$ | 5% | 4% | 1% | $-4%$ | $-2\%$ |
| Montreal | $-2%$ | 6% | 10% | 5% | 7% | 17% | 7% | 8% | 9% |
| Europe | 5% | 2% | 6% | 6% | 4% | 5% | 7% | 6% | 6% |
| London $1$ | 2% | 1% | 3% | 7% | 1% | 2% | 4% | $2\%$ | $-2\%$ |
| Brussels | $-2%$ | 2% | 3% | 5% | 4% | 3% | 1% | $2\%$ | 8% |
| Berlin | 9% | 0% | 5% | $2\%$ | 1% | 10% | 5% | 5% | 15% |
| Stockholm | $-5%$ | 0% | $2\%$ | 4% | 0% | 3% | 1% | 5% | $-3\%$ |
| Oslo | $-3%$ | 4% | $1\%$ | 7% | $-5%$ | 3% | 0% | 2% | 14% |
| Helsinki | 4% | $-5%$ | $2\%$ | $2\%$ | 0% | 4% | 3% | $-1%$ | -3% |
| Copenhagen | 5% | 6% | 4% | 13% | 2% | 3% | 1% | 8% | 10% |
RevPAR development quarterly change (in local currency)
Source: STR (USA, Canada, Europe, Finland), Benchmarking Alliance (Sweden, Norway, Denmark).
1Pandox does not have any direct business exposure to these markets but they are important for the overall assessment of the global hotel market.
Strong trend in US hotel market continues
In the US RevPAR (revenue per available room) growth for the second quarter was 7 percent. The strong trend in the US market since 2011 is continuing and analysts are expecting RevPAR growth of 7 percent for both this year and 2016, partly due to anticipated limited new capacity in the country. This means double-digit growth in profitability in the industry, which has contributed to, among other things, increased interest in the hotel property sector and rapid development in the transaction market. A stronger dollar and increased new capacity resulted in a fall in RevPAR of 2 percent in New York during the quarter. A stronger dollar and an improved economic trend in the US are expected to have a positive effect on American international travel, which is important for key markets such as Canada and Europe.
Positive trend in Europe and the Nordic region
The hotel markets in Europe experienced a positive trend in general for the quarter with RevPAR of 6 percent. This growth is driven in relatively equal parts by higher occupancy and improved average prices. Cities with the strongest growth included Madrid, Dublin and Milan - all cities in so-called PIIGS countries. On the Nordic hotel market, Copenhagen continues to demonstrate good growth based on increased demand and improved average prices. Stockholm overall is on a par with the previous year after June; demand is increasing, while the average price is lagging, partly due to a segment shift towards a larger percentage of leisure travellers. Oslo's RevPAR increased by 14 percent in the second quarter, mainly as a result of June being a strong month. The Helsinki market is characterised by weak domestic consumption and fewer visitors from the Russian market, which resulted in a fall in RevPAR of 3 percent in the second quarter.
Revenue from Property Management amounted to MSEK 388.1 (380.2), an increase of 2.1 percent. This is due to a good underlying hotel market and a strong portfolio which more than compensated for the divestment of 15 investment properties in April last year and reclassification of Mr Chip Hotel in Kista and Radisson Blu Lillehammer Hotel to the Operating Properties segment in June 2015. Adjusted for currency effects and comparable units, revenue increased by 6.7 percent. The strong trend is driven by higher economic activity in the majority of our markets and increased demand for hotel rooms and services, new lease agreements with better terms and recently renovated hotels.
Revenue from Operator Activities amounted to MSEK 608.9 (447.8), an increase of 36.0 percent, including revenue from Grand Hotel Oslo for four months and revenue from the reclassification of Mr Chip Hotel Kista and Radisson Blu Lillehammer Hotel for one month. Adjusted for currency effects and comparable units, revenue increased by 8.6 percent and RevPAR by 9.6 percent, supported by a stronger market as well as recently renovated and repositioned hotels increasing their market share.
The Group's net sales amounted to MSEK 997.0 (828.0), an increase of 20.4 percent. Adjusted for currency effects and comparable units, net sales increased by 7.8 percent.
Net operating income from Property Management, which corresponds to gross profit, amounted to MSEK 311.5 (308.3), an increase of 1.0 percent. Adjusted for currency effects and comparable units, net operating income increased by 6.3 percent. The increase is explained by better conditions on the hotel market, higher rent and renovated hotel properties increasing their market share. The basis for comparison for Property Management was affected by the divestment of 15 investment properties in April 2014 and the reclassifications described above.
Net operating income from Operator Activities, which corresponds to gross profit plus depreciation included in Operator Activities costs, amounted to MSEK 145.7 (117.5), an increase of 24.0 percent. Adjusted for currency effects and comparable units, net operating income increased by 24.5 percent. The increase is mainly explained by increased demand in the markets in general, renovated and repositioned hotels increasing their market share and reclassified operations contributing to gross profits.
Central administration costs amounted to MSEK –19.2 (–16.7). In general the increase reflects a strengthening of Group-wide functions.
EBITDA (gross earnings plus depreciation included in costs for Operator Activities, less central administration costs, excluding depreciation) amounted to MSEK 438.1 (409.2), an increase of 7.1 percent, which can be explained by improved underlying net operating income for both Property Management and Operator Activities.
Financial expenses amounted to MSEK –114.9 (–142.8) a reduction of MSEK 27.9, which is explained by the repayment of interest-bearing liabilities after the divestment of 15 investment properties in April last year, and lower interest rates. Financial income amounted to MSEK 0.5 (1.4).
Profit before changes in value amounted to MSEK 293.3 (240.4), an increase of 22.0 percent.
Unrealised changes in value for Investment Properties amounted to MSEK 307.6 (98.1). The increase is explained by a combination of yield compression in many markets, resulting in decreased valuation yields and thereby lower discount rates in the valuation of Investment Properties, and strong underlying cash flows in Pandox's property portfolio. Realised changes in value for Investment Properties amounted to MSEK 7.7 and are attributable to final settlement of the consideration for the divestment of Hilton London Docklands in April 2014.
Changes in value of derivatives amounted to MSEK 215.8 (–180.6), after an increase in market interest rates compared to the fixed rate on interest swaps.
Current tax amounted to MSEK –5.2 (3.3). Current tax is low due to substantial deferred tax assets attributable to loss carry-forwards. The current tax is expected to remain low for the full year. The deferred tax expense amounted to MSEK –168.0 (85.2).
Profit for the period amounted to MSEK 651.2 (537.1), which corresponds to SEK 4.34 (3.58) per share after full dilution.
Cash earnings amounted to MSEK 318.5 (271.1), an increase of 17.5 percent despite the divestment of 15 hotel properties in April 2014.
Revenue from Property Management amounted to MSEK 720.0 (738.8). This represents a decrease of 2.5 percent resulting from the divestment of 15 hotel properties in April 2014, which affects the comparison period by four months, as well as the reclassification of Mr Chip Hotel Kista and Radisson Blu Lillehammer Hotel in June 2015. Adjusted for currency effects and comparable units, revenue increased by 5.5 percent.
Revenue from Operator Activities amounted to MSEK 975.6 (752.2), an increase of 29.7 percent, including revenue from Grand Hotel Oslo for four months and revenue from the reclassification of Mr Chip Hotel Kista and Radisson Blu Lillehammer Hotel for one month. Adjusted for currency effects and comparable units, revenue increased by 8.7 percent and RevPAR by 10.0 percent.
The Group's net sales amounted to MSEK 1,695.6 (1,491.0), an increase of 13.7 percent. Adjusted for currency effects and comparable units, net sales increased by 7.2 percent.
Net operating income from Property Management, which corresponds to gross profit, amounted to MSEK 571.5 (586.3), a decrease of 2.5 percent which is explained by the divestment of 15 hotel properties in April 2014 as well as the reclassification of Mr Chip Hotel Kista and Radisson Blu Lillehammer Hotel in June 2015. Adjusted for currency effects and comparable units, net operating income increased by 5.6 percent, which reflects a good underlying earnings trend in the lease portfolio.
Net operating income from Operator Activities, which corresponds to gross profit plus depreciation included in Operator Activities costs, amounted to MSEK 196.2 (150.7), an increase of 30.2 percent. Adjusted for currency effects and comparable units, net operating income increased by 26.8 percent. The increase is mainly explained by increased demand in the markets in general, renovated and repositioned hotels increasing their market share and reclassified operations contributing to gross profits.
Central administration costs amounted to MSEK –40.5 (–31.8). The increase reflects a strengthening of Groupwide functions and one-time costs amounting to around MSEK 4 relating to Pandox's 20th anniversary.
EBITDA (gross profit plus depreciation included in costs for Operator Activities, less central administration costs, excluding depreciation) amounted to MSEK 727.5 (705.5), an increase of 3.1 percent, which can be explained by improved underlying net operating income for both Property Management and Operator Activities. The basis for comparison was affected by the divestment of 15 investment properties in April 2014 by four months.
Financial expenses amounted to MSEK –229.5 (–287.7) a reduction of MSEK 58.2, which is explained by the repayment of interest-bearing liabilities following the divestment of 15 investment properties in April last year, and lower interest rates. Financial income amounted to MSEK 1.2 (2.6).
Profit before changes in value amounted to MSEK 436.7 (368.3), an increase of 18.6 percent.
Unrealised changes in value for Investment Properties amounted to MSEK 670.7 (578.0). The increase is explained by a combination of yield compression in many markets, resulting in decreased valuation yields and thereby lower discount rates in the valuation of Investment Properties, and strong underlying cash flows in Pandox's property portfolio.
Realised changes in value for Investment Properties amounted to MSEK 7.7 and are explained by final settlement of the consideration for the divestment of Hilton London Docklands in April 2014.
Changes in value of derivatives amounted to MSEK 182.7 (–343.6), following an increase in market interest rates in the second quarter.
Current tax amounted to MSEK –9.9 (-0.6). Current tax is low due to substantial deferred tax assets attributable to loss carry-forwards. The current tax is expected to remain low for the full year. Deferred tax expense amounted to MSEK –262.7 (–4.4).
Profit for the period amounted to MSEK 1,025.2 (884.4), which represents SEK 6.83 (5.92) per share after full dilution.
Cash earnings amounted to MSEK 489.3 (419.8), an increase of 16.6 percent despite the divestment of 15 hotel properties in April 2014.
Pandox's business is organised into Property management, which comprises 87 Investment properties owned by Pandox and leased on a long-term basis to market leading regional hotel operators and leading international operators, and Operator activities, which comprises 17 Operating properties owned by Pandox, in which Pandox executes hotel operations.
Each segment is further divided into the five geographic areas: Sweden, Norway, Finland, Denmark, and International. For full segment reporting please see page 31.
In addition, Pandox has external asset management agreements for nine hotels, of which eight (in Oslo) are reported under Property management, and one asset management agreement (the Pelican Bay Resort in the Grand Bahama Island) is reported under Operator activities. In the second quarter, revenues and EBITDA for the eight external asset management agreements in Oslo, amounted to MSEK 0.7 (0) and MSEK 0.4 (0) respectively.
Furthermore, Pandox operates Grand Hotel Oslo under a long-term lease agreement with an external related party, which is reported under Operator activities.
| Q 2 | Q 2 | 6m | 6 m | FY | |
|---|---|---|---|---|---|
| MSEK | 2015 | 2014 | 2015 | 2014 | 2014 |
| Total gross profit | 426.9 | 398.5 | 705.5 | 685.2 | 1396.9 |
| - whereof gross profit Property management | 311.5 | 308.3 | 571.5 | 586.3 | 1 1 8 5 . 7 |
| - whereof gross profit Operator activities | 115.4 | 90.2 | 134.0 | 98.9 | 211.2 |
| Net operating income Property management | |||||
| - Net operating income equals gross profit | 311.5 | 308.3 | 571.5 | 586.3 | 1.185.7 |
| Net operating income Operator activities | |||||
| – Gross profit | 115.4 | 90.2 | 134.0 | 98.9 | 211.2 |
| - Add: Depreciation included in costs, Operator activities 1 | 30.3 | 27.3 | 62.2 | 51.8 | 109.0 |
| - Net operating income Operator activities | 145.7 | 117.5 | 196.2 | 150.7 | 320.2 |
| Total net operating income | 457.2 | 425.8 | 767.7 | 737.0 | 1,505.9 |
| Central administration, exkluding depreciation1 | $-19.1$ | $-16.6$ | $-40.2$ | $-31.5$ | $-81.4$ |
| EBITDA | 438.1 | 409.2 | 727.5 | 705.5 | 1.424.5 |
As of June 30, 2015, the market value of Pandox's total property portfolio amounted to MSEK 27,327 (26,504).
| MSEK | Q 2 | Q2 | 6m | 6m | FY |
|---|---|---|---|---|---|
| 2015 | 2014 | 2015 | 2014 | 2014 | |
| Rental income | 371.9 | 366.5 | 690.8 | 710.9 | 1.417.8 |
| Other property income | 16.2 | 13.7 | 29.2 | 27.9 | 59.5 |
| Costs, excluding property administration | $-61.0$ | $-56.7$ | $-116.6$ | $-120.9$ | $-228.5$ |
| Net operating income, before property administration | 327.1 | 323.5 | 603.3 | 618.0 | 1,248.8 |
| Property administration | $-15.6$ | $-15.2$ | $-31.8$ | $-31.7$ | $-63.1$ |
| Gross profit | 311.5 | 308.3 | 571.5 | 586.3 | 1.185.7 |
| Net operating income, after property administration | 311.5 | 308.3 | 571.5 | 586.3 | 1.185.7 |
Rental income and other property income amounted to MSEK 388.1 (380.2) and net operating income amounted to MSEK 311.5 (308.3). Net operating income before property administration amounted to MSEK 327.1 (323.5).
The comparison is affected by the divestment of 14 investment properties in the Nordic region to Fastighets AB Balder and Hilton London Docklands to H.I.G. Capital, and the reclassification of Urban House Copenhagen in April 2014. In addition, Mr Chip Hotel and Radisson Blu Lillehammer Hotel were reclassified to Operating Properties in June 2015.
Adjusted for currency effects and comparable units, total rental income increased by 7.7 percent as a result of underlying growth in the hotel market, new lease agreements with better terms and recently renovated hotels increasing their market share, particularly those under the joint development programme with Scandic (the Shark project).
Reported net operating income after property administration increased by 1.0 percent. Adjusted for currency effects and comparable units, net operating income increased by 6.3 percent, mainly as a result of higher rental income.
Investment Properties comprises 87 properties which are recognised at market value. On 30 June 2015 Investment Properties had a weighted average unexpired lease term (WAULT) of 8.9 years (January 31, 2014: 9.0, March 31, 2015: 8.7). The increase compared with the first quarter is mainly explained by renewed and extended lease agreements with Elite Hotels for Park Avenue in Gothenburg and Stora Hotellet in Jönköping, as well as the reclassifications in the second quarter. The lease maturity profile has staggered expirations. In 2022 a relatively large number of leases will expire, most of them lease agreements from Norgani.
1Pandox's leases are primarily linked to hotel revenue and generally contain a minimum guaranteed rent that provides both operational upside and downside protection in the event the development of the hotel operator should be weaker.
| MSEK | Q2 2015 |
Q2 2014 |
6m 2015 |
6m 2014 |
FY 2014 |
|---|---|---|---|---|---|
| Revenues | 608.9 | 447.8 | 975.6 | 752.2 | 1.598.3 |
| Costs | $-493.5$ | $-357.6$ | -841.6 | $-653.3$ | $-1.387.1$ |
| Gross profit | 115.4 | 90.2 | 134.0 | 98.9 | 211.2 |
| Add: Depreciation included in costs | 30.3 | 27.3 | 62.2 | 51.8 | 109.0 |
| Net operating income | 145.7 | 117.5 | 196.2 | 150.7 | 320.2 |
Revenue from Operator Activities amounted to MSEK 608.9 (447.8), an increase of 36.0 percent, and net operating income amounted to MSEK 145.7 (117.5), an increase of 24.0 percent. Grand Hotel Oslo, which Pandox has been operating under a long-term lease agreement with an external related-party property owner since 1 March 2015, is included for four months and Mr Chip Hotel Kista and Radisson Blu Lillehammer Hotel are included for one month. The revenue from Grand Hotel Oslo amounted to MSEK 87.6 (0).
Adjusted for currency effects and comparable units, revenue increased by 8.6 percent. Adjusted for currency effects and comparable units, net operating income increased by 24.5 percent.
The increased revenue is explained by Grand Hotel Oslo, a stronger international hotel market and renovated hotels returning to market, while the net operating income was positively affected by a higher activity level, mainly due to increased demand and occupancy. The net operating income was also positively affected by productivity gains in hotel operations and a sustained strong trend for The Hotel Brussels, Radisson Blu Bremen, Radisson Blu Dortmund and First Copenhagen.
Adjusted for currency effects and comparable units, RevPAR increased by 9.6 percent, mainly due to improved occupancy but also due to improved average room rates.
Operating Properties comprises 17 hotel properties which Pandox owns and operates. These hotels are recognised at cost less depreciation and any impairment losses.
Property portfolio
At the end of the period, Pandox's property portfolio comprised 104 (31 December, 2014: 104) hotel properties with 21,969 (December 31, 2014: 21,969) hotel rooms in eight countries. The company's main geographical focus, which represents approximately 77 per cent of the portfolio by market value, is the Nordic countries. Of the owned hotel properties, 87 are leased to third parties, meaning that approximately 77 per cent of the portfolio market value is covered by external leases. These are reported in the Property management segment. The remaining 17 hotels are owned and operated by Pandox and are reported in the Operator activities segment.
Portfolio overview by segment and country
| Property management Investment | Property value | Property value | Value per | ||
|---|---|---|---|---|---|
| properties | No. of hotels | No. of rooms | (MSEK) | in % of total | room (MSEK) |
| Sweden | 51 | 9.714 | 12.684 | 46.4% | 1.3 |
| Norway | 13 | 2.200 | 2,437 | 8.9% | 1.1 |
| Finland | 13 | 2,913 | 3.011 | 11.0% | 1.0 |
| Denmark | 7 | 1,405 | 1.985 | 7.3% | 1.4 |
| International | 3 | 510 | 983 | 3.6% | 1.9 |
| Total Investment properties | 87 | 16,742 | 21,100 | 77.2% | 1.3 |
| Operator activities Operating properties |
|||||
| Sweden | 1 | 150 | 169 | 0.6% | 1.1 |
| Norway 2 | 303 | 219 | 0.8% | 0.7 | |
| Finland | 151 | 43 | 0.2% | 0.3 | |
| Denmark | 2 | 440 | 586 | 2.1% | 1.3 |
| International | 12 | 4,183 | 5.210 | 19.1% | 1.2 |
| Total Operating properties | 17 | 5.227 | 6.227 | 22.8% | 1.2 |
| Total owned properties | 104 | 21.969 | 27,327 | 100.0% | 1.2 |
The majority of Pandox's tenant base consists of well-known hotel operators with strong hotel brands in each respective market. The tenants are both Nordic-oriented hotel operators, for instance Scandic (the largest hotel operator in the Nordics with more than 200 hotels), Nordic Choice, and the Swedish hotel operator Elite Hotels, and more globally-oriented operators such as Rezidor (part of the Carlson-Rezidor group) and Hilton.
Pandox's portfolio by brand
| Brand | No. of hotels | No. of rooms | Countries |
|---|---|---|---|
| Scandic | 50 | 10.311 | SE, NO, FI, DK, BE |
| Nordic Choice's brands* | 16 | 2,630 | SE, NO |
| Radisson Blu | 7 | 1.693 | SE, NO, CH, DE |
| InterContinental brands** | 5 | 1.442 | BE, DE, CAN |
| Hilton | 4 | 1.001 | SE, FI, BE |
| First Hotels | 6 | 882 | SE, DK |
| Hyatt | 605 | CAN | |
| Elite | 452 | SE | |
| Best Western | 3 | 355 | SE.FI |
| Rantasipi | 137 | FI | |
| Independent brands | 9 | 2.461 | SE, FI, DK, BE, DE |
| Total | 104 | 21.969 | 8 |
* Nordic Choice's brands include: Comfort Hotel, Quality Hotel, Quality Hotel & Resort, Clarion Hotel and Clarion Collection.
** InterContinental's brands include: Crowne Plaza, Holiday Inn and InterContinental.
At the end of the period, the total market value of Pandox's property portfolio was MSEK 27,327 (26,504), of which MSEK 21,100 (20,843) was attributable to Investment properties and MSEK 6,227 (5,661) was attributable to Operating properties. The market value of Operating properties is reported for information purposes only.
In the second quarter two properties (Mr Chip Hotel and Radisson Blu Lillehammer Hotel) were reclassified from Investment Properties to Operating Properties for a total amount of MSEK 401.1. Operating properties are recognised at cost less depreciations and any impairment. At the end of the period, the carrying amount of Operating properties was MSEK 5,070 (4,858). The increase is mainly a result of the reclassification of Mr Chip Hotel Kista and Radisson Blu Lillehammer Hotel.
| MSEK | |
|---|---|
| Investment properties, beginning of the period (January 1, 2015) | 20.843.3 |
| + Acquisitions | |
| + Investments | 96.5 |
| - Divestments 1 | $-7.7$ |
| +/- Reclassifications | $-401.1$ |
| +/- Unrealized changes in value | 670.7 |
| $+/-$ Realized changes in value 1 | 77 |
| +/- Change in currency exchange rates | $-109.7$ |
| Investment properties, end of period (June 30, 2015) | 21,099.7 |
| MSEK | |
|---|---|
| Operating properties, beginning of the period (January 1, 2015) | 5.660.5 |
| + Acquisitions | |
| + Investments | 69.2 |
| - Divestments | |
| +/- Reclassifications | 401.1 |
| +/- Unrealized changes in value | 260.6 |
| +/- Realized changes in value | |
| +/- Change in currency exchange rates | $-164.4$ |
| Operating properties, end of period (June 30, 2015) | 6,227.0 |
At the end of the period, the average valuation yield on Investment properties amounted to 5.9 per cent (31 December, 2014: 6.1), and for Operating properties it was 7.5 per cent (31 December, 2014: 7.9).
During the period, investments excluding acquisitions amounted to MSEK 165.7 (290.9), of which MSEK 96.5 (222.4) for Investment properties and MSEK 69.2 (68.5) for Operating properties. The decrease in investments is mainly explained by the Shark project together with Scandic coming to an end, but also that several other larger projects have been completed during 2014.
At the end of the period investments had been approved for future projects in an amount corresponding to approximately MSEK 565. Ongoing major investment projects include Hilton Helsinki Strand, Quality Ekoxen Linköping, InterContinental Montreal and Radisson Blu Lillehammer.
No acquisitions or divestments were made during the period.
Pandox performs internal valuations of its hotel property portfolio and Investment properties are recognised at fair value in accordance with accounting standard IAS 40. Operating properties are recognised at cost less accumulated depreciation and any accumulated impairment losses. The market value of Operating properties is reported for information purposes only.
In addition, all properties are valued by external professional property appraisers who are independent of Pandox, and these assumptions and values form an important element in the assessment of the internal valuations.
The valuation model consists of an accepted and proven cash flow model, where the future cash flows the hotel properties are expected to generate are discounted. The valuation is based on the business plan for the hotel concerned, which is updated at least twice a year and takes into consideration, among other things, developments in the underlying operator activities, market developments, the contract situation, operating and maintenance issues and investments aimed at maximizing the hotel property's cash flow and return in the long term.
External valuations of all properties are carried out annually by independent property appraisers. The external appraisers complete a more in-depth inspection at least every three years or in conjunction with major changes to the properties. The external valuations provide an important reference point for Pandox's internal valuations.
In the second quarter Pandox had external valuations performed on a quarter of the properties in its portfolio. The external valuation results are in line with and confirm Pandox's internal valuations.
Investment properties and Operating properties are recognised at market value and cost respectively, and valuation changes for Investment properties are accounted for in the income statement.
Sensitivity to changes in certain key valuation parameters, as of June 30, 2015, is shown below:
| Investment properties, effect on fair value | Change | Effect on value |
|---|---|---|
| Yield | $+/- 0.5$ pp | $-1.637/+1.938$ |
| Change in currency exchange rates | $+/-1\%$ | $+/-84$ |
| Net operating income | $+/-1\%$ | $+/- 196$ |
| Investment properties, effect on revenues | Change | Effect on revenues |
| RevPAR (assuming 50/50 split between occupancy and rate) | $+/-1\%$ | $+/- 10$ |
| Operating properties, effect on revenues | Change | Effect on revenue |
| RevPAR (assuming 50/50 split between occupancy and rate) | $+/-1\%$ | $+/- 17$ |
| Profit before changes in | ||
| Financial sensitivity analysis, effect on earnings | Change | value |
| Interest expenses with current fixed interest hedging of our portfolio, change in | $+/-1\%$ | $-/- 34$ |
| interest rates | ||
| Interest expenses with a change in the average interest rate level | $+/-1\%$ | $-/-128$ |
| Remeasurement of interest-rate derivatives following shift in yield-curves | $+/-1\%$ | $-/- 453$ |
Financing
Comparable figures in brackets refer to the corresponding period the previous year for profit/loss items and year-end 2014 for balance sheet items, unless otherwise stated.
Financial position and net asset value
At the end of the period, the loan to value ratio amounted to 46.9 per cent (48.7). Shareholders' equity amounted to MSEK 11,084.1 (10,401.5), and net asset value (NAV) as defined by EPRA was MSEK 14,884 (13,816). EPRA NAV per share was SEK 99.23 (92.11). Dividend per share in May 2015 was SEK 1,00. Liquid funds, including long-term committed credit facilities, amounted to MSEK 1,675.6 (1,901.2).
Interest-bearing liabilities
At the end of the period the loan portfolio amounted to MSEK 12,821.5 (12,908.1). The average interest rate period was $3.5(3.8)$ years and the average interest rate was $3.3(3.6)$ per cent, which corresponds to the interest rate level at the end of the period, including effects from interest-rate swaps. The average repayment period was 3.5 (4.6) years. The loans are secured by a combination of pledged mortgages in properties and pledge in shares.
Unutilised committed credit lines amounted to MSEK 1,412.4 (1,580.5). In order to manage interest rate risk and increase the predictability of Pandox's revenues, interest rate derivatives, mainly interest swaps, are used. At the end of the period, Pandox had interest rate swaps amounting to MSEK 9,680.7, with approximately 67 percent of Pandox's loan portfolio hedged against interest rate movements for longer periods than one year.
Fixed rate period
| Interest maturity | Interest rate swaps | ||||||
|---|---|---|---|---|---|---|---|
| (MSEK) | Loans | Interest swaps |
Amount | Share | Volume | Share | Average interest swaps 1 |
| < 1 year | 12,821.5 | $-8,580.8$ | 4.240.7 | 33.1% | 1.099.9 | 11.4% | 3.4% |
| $1-2$ year | 917.0 | 917.0 | 7.2% | 917.0 | 9.5% | 3.2% | |
| 2–3 year | 981.7 | 981.7 | 7.7% | 981.7 | 10.1% | 3.9% | |
| 3–4 year | 720.6 | 720.6 | 5.6% | 720.6 | 7.4% | 2.9% | |
| $4-5$ year | 1.089.2 | 1.089.2 | 8.5% | 1.089.2 | 11.3% | 3.1% | |
| > 5 year | 4,872.3 | 4,872.3 | 38.0% | 4,872.3 | 50.3% | 2.2% | |
| Total/net/average | 12,821.5 | 0.0 | 12,821.5 | 100.0% | 9.680.7 | 100.0% | 2.8% |
$1$ Excluding bank margins.
In order to reduce the currency exposure in foreign investment Pandox's main objective is to finance the applicable part of the investment in local currency. The equity part is normally not hedged as the strategy of Pandox is to have a long investment perspective. Currency effects are largely in form of translation effects.
Interest maturity structure by currency
| Year due $(MSEK)^1$ | SEK | DKK | EUR | CHF | CAD | NOK | Total | Share % | Interest $% ^{2}$ |
|---|---|---|---|---|---|---|---|---|---|
| 2015 | 1.103.3 | 535.6 | 1,131.3 | 239.2 | 232.6 | 748.6 | 3.990.7 | 31.1 | 4.8 |
| 2016 | 380 | $\overline{\phantom{000000000000000000000000000000000000$ | 460.9 | 247.8 | 1.088.7 | 8.5 | 3.2 | ||
| 2017 | 200 | $\overline{\phantom{000000000000000000000000000000000000$ | 248.9 | - | 219.8 | 182.6 | 851.3 | 6.6 | 3.4 |
| 2018 | 250 | $\hspace{0.05cm}$ | 230.4 | 208.7 | 689.1 | 5.4 | 3.1 | ||
| 2019 | 125 | $\overline{\phantom{m}}$ | 115.2 | $\sim$ | 240.2 | 1.9 | 2.4 | ||
| 2020 and later | 3.600.0 | 642.5 | 1,719.0 | 5.961.5 | 46.5 | 2.4 | |||
| Total | 5.658.3 | 1.178.0 | 3.905.7 | 239.2 | 452.4 | 1.387.8 | 12,821.5 | 100.0 | 3.3 |
| Share. % | 44.1 | 9.2 | 30.5 | 1.9 | 3.5 | 10.8 | 100.0 | ||
| Average interest rate, % | 3.5 | 2.6 | 3.2 | 0.6 | 3.5 | 4.2 | 3.3 | ||
| Average interest rate period, years | 4.5 | 3.7 | 3.3 | 0.1 | 1.1 | 1.0 | 3.5 | ||
| Property market value | 12,852.5 | 2.570.6 | 7.733.3 | 734.6 | 780.2 | 2,655.6 | 27,326.8 |
$1$ Converted to MSEK.2 Average interest rate in percent including bank margin.
As of June 30, 2015, the market value for Pandox's financial instruments amounted to MSEK -717.2 (-899.8), which is explained by a decrease in the market rates in relation to the fixed interest in the interest swap agreements. Rising market rates during the period led to revaluation which had an impact on profit before tax of MSEK 182.7 (-343.6).
| Year due (MSEK) | Loan maturity $\frac{1}{2}$ | Interest, loans 1 | Net interest, interest swaps, negative value 1 |
Total |
|---|---|---|---|---|
| 2015 | 1.110.3 | 18.8 | 31.6 | 50.4 |
| 2016 | 935.7 | 10.6 | 38.7 | 49.3 |
| 2017 | 219.8 | 3.2 | 34.2 | 37.4 |
| 2018 | 3,228.3 | 28.3 | 22.9 | 51.2 |
| 2019 | 5.995.6 | 86.8 | 9.2 | 96 |
| 2020 and later | 1.331.8 | 18.3 | 157.5 | 175.8 |
| Total | 12,821.5 | 165.9 | 294.1 | 460.1 |
Of loans maturing in 2015 in the amount of MSEK 1,110.3, loans amounting to MSEK 925.9 were refinanced for three years in July, i.e. after the end of the period. For remaining loans maturing in 2015 (MSEK 184.4) a refinancing process has begun and the current lenders have expressed an interest in remaining as lenders.
At the end of the period, deferred tax assets amounted to MSEK 804.8 (923.4). These represent tax losses carried forward, which the company estimates can be utilised during the coming fiscal years, and temporary valuation differences on interest-rate derivatives.
The deferred tax liabilities amounted to MSEK 2,146.8 (1,993.0). The increase is primarily due to changes in value of Investment properties.
Pandox has no outstanding tax cases.
On 26 May 2015 the Board of Directors and owners of Pandox AB announced their intention to diversify the ownership through the sale of existing shares and to list the company's B shares on Nasdaq Stockholm.
The offering was aimed at the general public in Sweden and Swedish and international institutional investors. The share price for the offering was set at SEK 106 per share. The offering consisted of 60,000,000 B shares, of which 7,826,086 shares were in the form an over-allotment option. The over-allotment option was exercised in its entirely on 2 July 2015. The total value of the offering, including the over-allotment option, was MSEK 6,360.
Trading in Pandox shares on Nasdaq Stockholm began on 18 June 2015 under the stock symbol PNDX B. On 30 June 2015 the last price paid for the B shares was SEK 110.50 and the market cap was MSEK 16,575.
As of 30 June 2015 Pandox had just over 4,200 shareholders. The ownership profile as of 30 June 2015 is presented below.
| Owners | Number of A shares | Number of B shares | Capital % | Votes % | Date |
|---|---|---|---|---|---|
| SU-ES AB | 74,628,750 | 14,628,750 | 59.5% | 79.5% | 2015-06-30 |
| AMF Försäkring & Fonder | 12,727,164 | 8.5% | 4.2% | 2015-06-30 | |
| Swedbank Robur fonder | 10,500,000 | 7.0% | 3.5% | 2015-06-30 | |
| Länsförsäkringar Fondförvaltning | 3,783,000 | 2.5% | 1.3% | 2015-06-30 | |
| SHB fonder | 2,785,701 | 1.9% | 0.9% | 2015-06-30 | |
| Alecta | 2,287,000 | 1.5% | 0.8% | 2015-06-30 | |
| Catella fonder | 2,181,500 | 1.5% | 0.7% | 2015-06-30 | |
| Tredje AP-fonden | 1,127,600 | 0.8% | 0.4% | 2015-06-30 | |
| AFA Försäkring | 1,000,000 | 0.7% | 0.3% | 2015-06-30 | |
| Henderson Funds | 995.000 | 0.7% | 0.3% | 2015-06-30 | |
| Blåklockevägen 4 AS (Anders Nissen) | 371,250 | 371,250 | 0.5% | 0.5% | 2015-06-30 |
| Zenit Fond | 700.000 | 0.5% | 0.2% | 2015-06-30 | |
| BlackRock Inc. | 641,872 | 0.4% | 0.2% | 2015-06-30 | |
| Enter fonder | 596,700 | 0.4% | 0.2% | 2015-06-30 | |
| Fidelity Funds | 488,700 | 0.3% | 0.2% | 2015-06-30 | |
| Sum 15 owners | 75,000,000 | 54,814,237 | 86.5% | 93.3% | |
| Other foreign owners | 12,684,268 | 8.5% | 4.2% | ||
| Other Swedish owners | 7,501,495 | 5.0% | 2.5% | ||
| Total | 75,000,000 | 75,000,000 | 100.0% | 100.0% | |
| Source: Euroclear Holdings |
On 2 July it was announced that the over-allotment option for 7,826,086 B shares had been exercised, that no price stabilisation measures had been implemented since the listing and that a decision had been made to terminate the stabilisation period.
On 3 July it was announced that Pandox and Tribe Invest AS (bankruptcy estate) had entered into a mediation agreement with Nordic Choice Hospitality Group AS in a dispute relating to a claim against a tenant that declared bankruptcy in 2013 for future rental payments under a long lease agreement.
Under the mediation agreement and the agreement with the bankruptcy estate, Pandox will collect compensation equivalent to at least MSEK 60. This will be recognised in Other income, Property Management, in the third quarter of 2015.
On 10 August Pandox announced that it will assume operation of Quality Hotel Prince Philip in Skärholmen, Sweden, as of 1 September 2015. The hotel has 208 rooms and is currently in the Investment Properties segment.
Based on continued improvements in the general economic environment and a positive trend in the travel market, Pandox's strong market position and portfolio, which benefits from increased operator activity, as well as continued low interest rates, we expect to be able to grow cash earnings, excluding one-time revenue, further in 2015 compared with 2014. This is supported by the development in the first six months 2015, where Pandox's cash earnings increased by MSEK 69.5 compared to the first six months 2014, despite the divestment of 15 hotel properties in April 2014.
As of 30 June 2015, Pandox had 1,697 (1,588) employees. Of the total employees, 1,670 (1,560) are employed in the segment Operator activities and 27 (28) are employed in the segment Property management, and central administration.
Property activities in the Pandox's property owning companies are administered by staff employed by the Parent Company, Pandox AB (publ). The costs of these services are invoiced to Pandox's subsidiaries. Invoicing in the period amounted to MSEK 32.5 (19.6), and the profit for the period amounted to MSEK 524.9 (778.3).
At the end of the period the Parent Company's shareholders' equity amounted to MSEK 2,795.1 (2,420.3) and interest bearing debt of MSEK 4,683.3 (4,591.9), of which MSEK 3,702.0 (3,654,8) in the form of long-term debt.
The Parent Company carries out transactions with subsidiaries in the Group. Such transactions mainly entail allocation of centrally incurred administrational costs and interest expenses relating to receivables and liabilities. All related party transactions are entered into on market terms.
Pandox has entered into nine asset management agreements, regarding eight hotels located in Oslo and the Pelican Bay Lucaya resort in the Grand Bahama Island, which are owned by Eiendomsspar AS, subsidiaries of Eiendomsspar AS and affiliates of Helene Sundt AS and CGS Holding AS respectively. During the second quarter revenue from the asset management agreements amounted to MSEK 1.0 (0). As of March 1, 2015, Pandox operates Grand Hotel Oslo under a long-term lease agreement with the property owner Eiendomsspar AS. During the second quarter rental payments for Grand Hotel Oslo amounted to MSEK 20.7 (0).
Pandox follows the International Financial Reporting Standards (IFRS) - and interpretations (IFRIC) - as they have been adopted by the EU. This interim report has been prepared according to IAS 34 Interim Financial Reporting and the Swedish Annual Accounts Act.
The interim report for the Parent Company has been prepared in accordance with Chapter 9 Interim Reports of the Swedish Annual Accounts Act.
The Parent Company applies the Swedish Annual Accounts Act and RFR2 "Accounting principles for legal entities". RFR2 implies that the Parent Company of the legal entity applies all EU approved IFRS principles and interpretations, within the framework defined by the Swedish Annual Accounts Act, and taking into consideration the connection between accounting and taxation. The transition to RFR2 for the Parent Company has not resulted in any material effects. The differences between the Group's and the Parent Company's accounting principles are described on page 35.
Accounting principles and methods for calculations have changed compared with the Annual Report of the previous year following a conversion of accounts from Swedish GAAP to IFRS.
The effects of the transition to IFRS are described in the prospectus that was published in connection with the public offering to acquire B shares in the company. The prospectus also outlines the accounting principles used in the preparation of the consolidated financial statements.
At the end of the period, the total number of undiluted and diluted shares outstanding amounted to 75,000,000 A shares and 75,000,000 B shares. For a fair comparison this number of shares is used for the calculation of also historical key ratios.
Pandox seeks to achieve the lowest possible financing costs while simultaneously limiting risks related to interest rates, foreign currencies and borrowings.
Pandox seeks to manage the risk that changes in interest rate levels could negatively affect Pandox's results. Pandox's objective is that interest rate exposure is managed so that increased costs as a result of reasonable changes in interest rates are compensated through higher revenues. Pandox seeks to achieve this objective through maintaining a loan portfolio with varying maturity dates and fixed interest periods.
Further, Pandox has developed and implemented systems and procedures designed to support continuous monitoring and reporting of interest rate exposures. Pandox enters into interest-rate swaps to obtain fixed interest periods.
Pandox's balance sheet and income statement are exposed to changes in the value of the Swedish Krona, as certain of Pandox's assets are denominated in foreign currencies. Pandox seeks to hedge a part of this exposure through entering into loans in the local currency where Pandox's assets are located.
Pandox seeks to manage the risk that external financing may become more difficult to access. Pandox aims to centralise, where possible, all Group borrowing in the Parent Company in order to gain flexibility and administrative benefits. Pandox's objective is to enter into long-term framework agreements that would allow for borrowings with various maturities.
Pandox's business and market are subject to certain risks which are completely or partly outside the control of the Company and which could affect Pandox's business, financial condition and results of operations. These direct and indirect risks are the same for the Group and the Parent Company, with the exception that the Parent Company does not engage directly in hotel operations. Risks are the same both on a short and long term basis.
Risk factors include, among others, the main following sector risks and risks related to the operations: (1) The value of Pandox's assets is exposed to macroeconomic fluctuations and the liquidity in the property market could decline. (2) Pandox is subject to risks in its business of repositioning and transforming hotel properties. (3) Pandox's costs of maintaining, replacing and improving its existing properties could be higher than estimated. (4) Pandox might be unable to identify and acquire suitable hotel properties. (5) Pandox may from time to time carry out acquisitions of new hotel properties, all of which are subject to risks. (6) Pandox may be unable to retain, and recruit, key personnel in the future. (7) Pandox depends on third party operators' reputation, brand, ability to run their businesses successfully and financial condition. (8) Pandox is exposed to environmental risks. (9) Pandox is exposed to interest rate fluctuations. (10) Pandox is exposed to the risk of being unable to refinance its facility agreements when they fall due. (11) Pandox is subject to certain risks common to the hotel industry, which are beyond the Company's control. (12) The hotel industry is characterised by intense competition and Pandox may be unable to compete effectively in the future. (13) New business models may enter the hotel industry. (14) The growth of Online Travel Agencies (OTAs) could materially and adversely affect Pandox's business and profitability.
The hotel industry is seasonal in nature. The periods during which the Company's properties experience higher revenues vary from property to property, depending principally upon location and the customer base served. Since the majority of the customers that stay at Pandox owned or operated hotels are business travelers, the Company's revenues have historically been greater in the second and fourth quarters than in the first and third quarters. The timing of holidays and major events can also impact the Company's quarterly results.
Pandox AB (publ) is a Swedish limited liability company (corporate ID 556030-7885) with its registered office in Stockholm, Sweden. Pandox was formed in 1995 and the company's B shares are listed on Nasdaq Stockholm since 18 June 2015.
This report contains forward-looking statements. Such statements are subject to risks and uncertainties as various factors, many of which are beyond the control of Pandox AB's (publ), may cause actual developments and results to differ materially from the expectations expressed in this report.
The report has been translated from Swedish. The Swedish text shall govern for all purposes and prevail in the event of any discrepancy.
| Q3 interim report July-September | November 5, 2015 |
|---|---|
| Pandox Hotel Market Day | November 24, 2015 |
| Q4 interim report October-December and year-end report 2015 |
February 18, 2016 |
For more information about Pandox and our financial calendar, please visit www.pandox.se.
Pandox will present the interim report for institutional investors, analysts and media at Hilton Stockholm Slussen, 20 August at 09:00 CEST.
To follow the presentation on-line go to http://media.fronto.com/cloud/pandox/150820. To participate in the telephone conference and ask questions, please call in using any number indicated below approximately 10 minutes before the start of the presentation. The presentation material will be made available at www.pandox.se at 08:00 CEST.
SE: +46 (0)8 5052 0114 UK: +44 (0)207 1620 177 US: +1 334 323 6203 Access Code: 954521
A recorded version of the presentation will be available at www.pandox.se.
For further information, please contact:
Anders Nissen CEO +46 (o) 708 46 02 02
Liia Nõu CFO +46 (0) 702 37 44 04
Thomas Backteman Head of Investor Relations +46 (0) 708 31 11 66
The Board of Directors and the CEO confirm that this report provides a fair overview of the Company's and the Group's business, position and results and describes the significant risks and uncertainties facing the Company and its subsidiaries.
Stockholm, 19 August, 2015
Christian Ringnes Chairman
Leiv Askvig Board member Olaf Gauslå Board member Bengt Kjell Board member
Christian Sundt Board member
Helene Sundt Board member Mats Wäppling Board member
Anders Nissen CEO
Pandox AB (publ) is required to publish this information under the Swedish Securities Market Act and/or Financial Instruments Trading Act. The information was submitted for publication on 20 August 2015 at 07:00 CEST.
Summary of financial reports
Condensed statement of profit and loss and other comprehensive income
| MSEK | Note | Q2 2015 |
Q 2 2014 |
6m 2015 |
6m 2014 |
FY 2014 |
|---|---|---|---|---|---|---|
| Revenues Property management | ||||||
| Rental income | 1 | 371.9 | 366.5 | 690.8 | 710.9 | 1,417.8 |
| Other property income | 16.2 | 13.7 | 29.2 | 27.9 | 59.5 | |
| Revenue Operator activities | 1 | 608.9 | 447.8 | 975.6 | 752.2 | 1,598.3 |
| Total revenues | 997.0 | 828.0 | 1,695.6 | 1,491.0 | 3,075.6 | |
| Costs Property management | 1 | $-76.6$ | $-71.9$ | $-148.5$ | $-152.5$ | $-291.6$ |
| Costs Operator activities | $\mathbf{1}$ | $-493.5$ | $-357.6$ | $-841.6$ | $-653.3$ | $-1,387.1$ |
| Gross profit | 426.9 | 398.5 | 705.5 | 685.2 | 1,396.9 | |
| - whereof gross profit Property management | 1 | 311.5 | 308.3 | 571.5 | 586.3 | 1,185.7 |
| - whereof gross profit Operator activities | $\mathbf{1}$ | 115.4 | 90.2 | 134.0 | 98.9 | 211.2 |
| Central administration | $-19.2$ | $-16.7$ | $-40.5$ | $-31.8$ | $-82.0$ | |
| Financial income | 0.5 | 1.4 | 1.2 | 2.6 | 4.8 | |
| Financial expenses | $-114.9$ | $-142.8$ | $-229.5$ | $-287.7$ | $-540.9$ | |
| Profit before changes in value | 293.3 | 240.4 | 436.7 | 368.3 | 778.8 | |
| Changes in value | ||||||
| Properties, unrealized | $\mathbf{1}$ | 307.6 | 98.1 | 670.7 | 578.0 | 906.3 |
| Properties, realized | $\mathbf{1}$ | 7.7 | 290.7 | 7.7 | 290.7 | 290.7 |
| Derivatives, unrealized | 215.8 | $-180.6$ | 182.7 | $-343.6$ | $-622.0$ | |
| Profit before tax | 824.4 | 448.6 | 1,297.8 | 893.4 | 1,353.8 | |
| Current tax | $-5.2$ | 3.3 | $-9.9$ | $-0.6$ | $-15.9$ | |
| Deferred tax | $-168.0$ | 85.2 | $-262.7$ | $-4.4$ | $-85.2$ | |
| Profit for the period | 651.2 | 537.1 | 1,025.2 | 888.4 | 1,252.7 | |
| Other comprehensive income | ||||||
| Items that have been or may be classified to profit or loss | ||||||
| Translation differences foreign operations | $-62.2$ | $-94.8$ | $-192.6$ | 28.3 | $-2.7$ | |
| Other comprehensive income for the period | $-62.2$ | $-94.8$ | $-192.6$ | 28.3 | $-2.7$ | |
| Total comprehensive income for the period attributable to the shareholders of the parent company |
589.0 | 442.3 | 832.6 | 916.7 | 1,250.0 | |
| Earnings per share, before and after dilution, SEK | 4.34 | 3.58 | 6.83 | 5.92 | 8.35 | |
| Total earnings per share, before and after dilution, SEK | 3.93 | 2.95 | 5.55 | 6.11 | 8.33 |
Condensed statement of financial position
| MSEK | 30-jun-15 | 30-jun-14 | 31-dec-14 |
|---|---|---|---|
| ASSETS | |||
| Non-current assets | |||
| Operating properties $3, 4$ | 4.652.3 | 3.966.9 | 4,135.1 |
| Equipment and interiors 4 | 418.1 | 678.5 | 722.6 |
| Investment properties $3$ | 21,099.7 | 20,270.4 | 20.843.3 |
| Deferred tax assets | 804.8 | 905.2 | 923.4 |
| Other non-current receivables | 27.0 | 25.0 | 26.3 |
| Total non-current assets | 27,001.9 | 25,846.0 | 26,650.7 |
| Current assets | |||
| Inventories | 14.7 | 9.2 | 10.8 |
| Current tax assets | 45.5 | 24.1 | 44.3 |
| Trade account receivables | 193.0 | 173.0 | 152.9 |
| Prepaid expenses and accrued income | 144.3 | 74.3 | 96.8 |
| Other current receivables | 17.8 | 59.8 | 10.5 |
| Cash and cash equivalents | 263.2 | 341.4 | 320.7 |
| Total current assets | 678.5 | 681.8 | 636.0 |
| Total assets | 27,680.4 | 26,527.8 | 27,286.7 |
| EQUITY AND LIABILITIES | |||
| Equity | |||
| Share capital | 375.0 | 375.0 | 375.0 |
| Other paid-in capital | 2.138.4 | 2.138.4 | 2.138.4 |
| Reserves | $-309.1$ | $-85.5$ | $-116.5$ |
| Retained earnings, including profit for the period | 8,879.8 | 7,815.1 | 8,004.6 |
| Equity attributable to the owners of the Parent Company | 11,084.1 | 10,243.0 | 10,401.5 |
| LIABILITIES | |||
| Non-current liabilities | |||
| Interest-bearing liabilities 1 | 11,449.9 | 12,858.4 | 11,785.7 |
| Derivatives 2 | 717.2 | 621.4 | 899.8 |
| Provisions | 35.5 | 53.8 | 53.8 |
| Deferred tax liability | 2.146.8 | 1.769.1 | 1.993.0 |
| Total non-current liabilities | 14,349.4 | 15,302.7 | 14,732.3 |
| Current liabilities | |||
| Provisions | 18.3 | 12.0 | 12.0 |
| Interest-bearing liabilities 1 | 1.371.6 | 108.8 | 1.122.4 |
| Tax liabilities | 3.1 | 0.0 | 18.7 |
| Trade accounts payable | 192.7 | 113.0 | 189.3 |
| Liabilities group companies | 32.9 | 207.7 | |
| Other current liabilities | 135.7 | 148.0 | 166.0 |
| Accrued expenses and prepaid income | 525.5 | 567.4 | 436.7 |
| Total current liabilities | 2,246.9 | 982.1 | 2,152.9 |
| Total liabilities | 16,596.3 | 16,284.8 | 16,885.2 |
| Total equity and liabilties | 27.680.4 | 26,527.8 | 27,286.7 |
1The carrying amounts of interest-bearing liabilities and other financial instruments constitute a reasonable approximation of their fair values.
2The fair value measurement belongs to level 2 in the fair value hierarchy in IFRS, i.e., it is based on inputs that are observable, either directly or indirectly.
$^3$ The change is mainly explained by the reclassification of Mr Chip Hotel and Radisson Lillehammer Hotel.
4Of which MSEK 262 reclassification from equipment to Operating properties.
Condensed statement of changes in equity
| MSEK | Share capital |
Other paid in capital |
Translation reserves |
Retained earnings |
Total equity |
|---|---|---|---|---|---|
| Opening balance equity January 1, 2014 | 375.0 | 2,138.4 | $-113.8$ | 8,029.2 | 10,428.8 |
| Profit for the period | 888.4 | 888.4 | |||
| Other comprehensive income | 28.3 | 28.3 | |||
| Comprehensive income for the period | 28.3 | 888.4 | 916.7 | ||
| Dividend | $-1,102.5$ | $-1,102.5$ | |||
| Group contribution | |||||
| Closing balance equity June 30, 2014 | 375.0 | 2.138.4 | $-85.5$ | 7.815.1 | 10,243.0 |
| Profit for the period | 1,252.7 | 1,252.7 | |||
| Other comprehensive income | $-2.7$ | $-2.7$ | |||
| Comprehensive income for the period | $-2.7$ | 1,252.7 | 1,250.0 | ||
| Dividend | $-1,102.5$ | $-1,102.5$ | |||
| Group contribution | $-174.8$ | $-174.8$ | |||
| Closing balance December 31, 2014 | 375.0 | 2,138.4 | $-116.5$ | 8,004.6 | 10,401.5 |
| Opening balance equity January 1, 2015 | 375.0 | 2,138.4 | $-116.5$ | 8,004.6 | 10,401.5 |
| Profit for the period | 1,025.2 | 1,025.2 | |||
| Other comprehensive income | $-192.6$ | $-192.6$ | |||
| Comprehensive income for the period | $-192.6$ | 1,025.2 | 832.6 | ||
| Dividend | $-150.0$ | $-150.0$ | |||
| Group contribution | |||||
| Closing balance equity June 30, 2015 | 375.0 | 2,138.4 | $-309.1$ | 8,879.8 | 11,084.1 |
Condensed statement of cash flow
| MSEK | Q2 2015 |
Q2 2014 |
6m 2015 |
6m 2014 |
FY 2014 |
|---|---|---|---|---|---|
| OPERATING ACTIVITIES | |||||
| Profit before tax | 824.4 | 448.6 | 1.297.8 | 893.4 | 1.353.8 |
| Reversal of depreciation | 30.4 | 27.5 | 62.5 | 52.1 | 109.6 |
| Changes in value, Investment properties, realized | $-7.7$ | $-290.7$ | $-7.7$ | $-290.7$ | $-290.7$ |
| Changes in value, Investment properties, unrealized | $-307.6$ | $-98.1$ | $-670.7$ | $-578.0$ | $-906.3$ |
| Changes in value, derivatives, unrealized | $-215.8$ | 180.6 | $-182.7$ | 343.6 | 622.0 |
| Taxes paid | $-5.2$ | 3.3 | $-9.9$ | $-0.6$ | $-7.3$ |
| Cash flow from operating activities before changes in working capital | 318.5 | 271.2 | 489.3 | 419.8 | 881.1 |
| Increase/decrease in operating assets | $-112.0$ | $-81.9$ | $-100.2$ | $-37.6$ | $-12.5$ |
| Increase/decrease in operating liabilities | $-159.4$ | $-143.2$ | $-192.0$ | $-134.6$ | 12.0 |
| Change in working capital | $-271.4$ | $-225.1$ | $-292.2$ | $-172.2$ | $-0.5$ |
| Cash flow from operating activities | 47.1 | 46.1 | 197.1 | 247.6 | 880.6 |
| INVESTING ACTIVITIES | 0.0 | 0.0 | 0.0 | 0.0 | 0.0 |
| Investments in properties and fixed assets | $-79.5$ | $-131.9$ | $-165.7$ | $-290.9$ | $-527.5$ |
| Divestment of investment properties, net effect on liquidity | $\qquad \qquad \qquad$ | 2,606.8 | $\qquad \qquad$ | 2,606.8 | 2,606.8 |
| Acquisitions of subsidiaries | $-7.6$ | $\overline{\phantom{0}}$ | $-7.6$ | $\overbrace{\qquad \qquad }^{}$ | |
| Acquisitions of financial assets | $-0.5$ | $\overline{\phantom{m}}$ | $-0.8$ | $-1.1$ | $-2.2$ |
| Divestment of financial assets | 1.1 | 0.8 | 2.6 | 23.1 | 24.1 |
| Cash flow from investing activities | $-86.5$ | 2,475.7 | $-171.5$ | 2,337.9 | 2.101.2 |
| FINANCING ACTIVITIES | |||||
| Group contribution to parent company's shareholders | $-174.8$ | ||||
| New loans | 150.0 | $\qquad \qquad$ | 150.0 | $\overline{\phantom{000000000000000000000000000000000000$ | 421.8 |
| Amortization of debt | $-71.6$ | $-1,730.3$ | $-79.6$ | $-1,736.9$ | $-2,386.9$ |
| Paid dividends | $-150.0$ | $-1,102.5$ | $-150.0$ | $-1,102.5$ | $-1,102.5$ |
| Cash flow from financing activities | $-71.6$ | $-2,832.8$ | $-79.6$ | $-2.839.4$ | $-3,242.4$ |
| Cash flow for the period | $-111.0$ | $-311.0$ | $-54.0$ | $-253.9$ | $-260.6$ |
| Cash and cash equivalents at beginning of period | 377.6 | 646.5 | 320.7 | 588.6 | 588.6 |
| Exchange differences in cash and cash equivalents | $-3.4$ | 5.9 | $-3.5$ | 6.7 | $-7.3$ |
| Cash and cash equivalents at end of period | 263.2 | 341.4 | 263.2 | 341.4 | 320.7 |
| Information regarding interest payments | |||||
| Interest received | 0.5 | 1.4 | 1.2 | 2.6 | 4.8 |
| Interest paid | $-111.0$ | $-140.2$ | $-224.9$ | $-283.4$ | $-521.9$ |
| Information regarding cash and cash equivalents end of period | |||||
| Cash and cash equivalents consist of bank deposits | 241.4 | 341.4 | 263.2 | 341.4 | 320.7 |
Certain definitions and key data
| Net operating income (MSEK) | Q2 2015 |
Q2 2014 |
6m 2015 | 6m 2014 | FY 2014 |
|---|---|---|---|---|---|
| PROPERTY MANAGEMENT | |||||
| Investment properties | |||||
| Rental income | 371.9 | 366.5 | 690.8 | 710.9 | 1,417.8 |
| Other property income | 16.2 | 13.7 | 29.2 | 27.9 | 59.5 |
| Expenses, excluding property administration | $-61.0$ | $-56.7$ | $-116.6$ | $-120.9$ | $-228.5$ |
| Net operating income, before property administration | 327.1 | 323.5 | 603.3 | 618.0 | 1,248.8 |
| Property administration | $-15.6$ | $-15.2$ | $-31.8$ | $-31.7$ | $-63.1$ |
| Net operating income, after property administration, equals gross profit, Property management |
311.5 | 308.3 | 571.5 | 586.3 | 1.185.7 |
| OPERATOR ACTIVITIES Operating properties |
|||||
| Revenue | 608.9 | 447.8 | 975.6 | 752.2 | 1.598.3 |
| Costs | $-493.5$ | $-357.6$ | $-841.6$ | $-653.3$ | $-1,387.1$ |
| Gross profit | 115.4 | 90.2 | 134.0 | 98.9 | 211.2 |
| Add: Depreciation included in costs | 30.3 | 27.3 | 62.2 | 51.8 | 109.0 |
| Net operating income | 145.7 | 117.5 | 196.2 | 150.7 | 320.2 |
| EBITDA reconciliation (MSEK) | |||||
| Gross profit | 426.9 | 398.5 | 705.5 | 685.2 | 1,396.9 |
| Add: Depreciations included in costs, Operator activities | 30.3 | 27.3 | 62.2 | 51.8 | 109.0 |
| Less: Central administration, excluding depreciation | $-19.1$ | $-16.6$ | $-40.2$ | $-31.5$ | $-81.4$ |
| EBITDA | 438.1 | 409.2 | 727.5 | 705.5 | 1.424.5 |
| Cash earnings (MSEK) EBITDA |
438.1 | 409.2 | 727.5 | 705.5 | 1,424.5 |
| Add: Financial income | 0.5 | 1.4 | 1.2 | 2.6 | 4.8 |
| Less: Financial cost | $-114.9$ | $-142.8$ | $-229.5$ | $-287.7$ | $-540.9$ |
| Less: Current tax | $-5.2$ | 3.3 | $-9.9$ | $-0.6$ | $-15.9$ |
| Cash earnings | 318.5 | 271.1 | 489.3 | 419.8 | 872.5 |
| EPRA NAV (MSEK) | |||||
| Net asset value per financial statement, Group | 11,084.1 1.157.0 |
10,243.0 445.6 |
10,401.5 803.3 |
||
| Add: Revaluation of Operating properties Add: Fair value of financial derivatives |
717.2 | 621.4 | 899.8 | ||
| Less: Deferred tax assets related to derivatives | $-157.8$ | $-136.7$ | $-218.8$ | ||
| Add: Deferred tax liabilities related to properties | 2.083.8 | 1,715.0 | 1,930.0 | ||
| EPRA NAV | 14.884.3 | 12.888.3 | 13.815.8 |
Key ratios
l,
l,
| Q 2 | Q 2 | 6m | 6m | FY | |
|---|---|---|---|---|---|
| Financial data | 2015 | 2014 | 2015 | 2014 | 2014 |
| Return on equity, in % | 6.1 | 5.2 | 9.5 | 8.6 | 12.0 |
| Equity to assets ratio, in % | 40.0 | 38.6 | 38.1 | ||
| Loan to value, in % | 46.9 | 51.1 | 48.7 | ||
| Interest coverage ratio | 3.8 | 2.9 | 3.2 | 2.5 | 2.6 |
| Average cost of debt, in % | $-3.3$ | $-3.7$ | $-3.6$ | ||
| Net interest-bearing debt, MSEK | 12,558 | 12,626 | 12,587 | ||
| Investments, excluding acquisitions, MSEK | 79.5 | 131.9 | 165.7 | 290.9 | 527.5 |
| Per share data 1 | |||||
| Earnings per share, SEK | 4.34 | 3.58 | 6.83 | 5.92 | 8.35 |
| Cash earnings per share, SEK | 2.12 | 1.81 | 3.26 | 2.80 | 5.82 |
| Shareholders' equity per share, SEK | 73.89 | 68.29 | 69.30 | ||
| Net asset value (EPRA NAV) per share, SEK | 99.23 | 85.92 | 92.11 | ||
| Dividend per share, SEK 5 | 6.90 | ||||
| Weighted average number of shares outstanding, after dilution, thousands $^1$ | 150,000 | 150,000 | 150,000 | 150,000 | 150,000 |
| Property data | |||||
| Number of hotels, end of period $\frac{1}{2}$ | 104 | 119 | 104 | ||
| Number of rooms, end of period 2 | 21,969 | 24,780 | 21,969 | ||
| WAULT, yrs | 8.9 | 8.8 | 9.0 | ||
| Total property market value, MSEK | 27,327 | 25,362 | 26,504 | ||
| Property market value Investment properties, MSEK | 21,100 | 20,125 | 20,843 | ||
| Property market value Operating properties, MSEK | 6,227 | 5,091 | 5,660 | ||
| RevPAR (Operating properties) for comparable units at constant exchirates, SEK | 808 | 737 | 692 | 629 | 645 |
1Retrospectively adjusted for share split in May 2015. Total number of outstanding shares after split amount to 150,000,000, of which 75,000,000 A shares and 75,000,000 B shares. For a fair comparison this number of sha
Condensed income statement for the Parent Company
| Q 2 | Q 2 | 6m | 6m | FY | |
|---|---|---|---|---|---|
| MSEK | 2015 | 2014 | 2015 | 2014 | 2014 |
| Administration cost | $-29.5$ | $-21.9$ | $-56.2$ | $-44.6$ | $-95.6$ |
| Other income | 22.2 | 10.3 | 36.2 | 24.2 | 55.6 |
| Operating profit | $-7.3$ | $-11.6$ | $-20.0$ | $-20.4$ | $-40.0$ |
| Financial income | 5.2 | 7.0 | 9.4 | 13.8 | 105.5 |
| Interest rate cost | $-46.7$ | $-56.2$ | $-92.5$ | $-114.0$ | $-226.2$ |
| Received dividends | 635.6 | 715.4 | 635.6 | 798.8 | 1.264.7 |
| Write-down of value of shares in subsidiaries | $-465.9$ | ||||
| Other financial income and expenses | 7.9 | $-26.2$ | $-7.6$ | $-36.1$ | $-39.6$ |
| Profit after financial cost | 594.7 | 628.4 | 524.9 | 642.1 | 598.5 |
| Non-recurring income 1 | 136.2 | 136.2 | 136.2 | ||
| Appropriations | |||||
| Profit before tax | 594.7 | 764.6 | 524.9 | 778.3 | 734.7 |
| Current tax | |||||
| Deferred tax | |||||
| Profit for the period | 594.7 | 764.6 | 524.9 | 778.3 | 734.7 |
1 Attributable primarily to the divestment of 14 Investment properties to Fastighets AB Balder in April 2014.
Condensed balance sheet for the Parent Company
| MSEK | 30-jun-15 | 30-jun-14 | 31-dec-14 |
|---|---|---|---|
| Assets | |||
| Tangible assets | 0.6 | 1.2 | 0.9 |
| Financial assets | 10.232.6 | 11.302.1 | 10,769.8 |
| Current assets | 91.6 | 446.5 | 155.6 |
| Total assets | 10.324.8 | 11.749.8 | 10,926.3 |
| Equity and liabilities | |||
| Equity | 2,795.1 | 2.443.3 | 2,420.3 |
| Provisions | 6.6 | 5.5 | 5.8 |
| Non-current liabilities | 3.702.1 | 4.580.7 | 3,654.8 |
| Current liabilities | 3,821.0 | 4,720.3 | 4,845.4 |
| Total equity and liabilities | 10,324.8 | 11,749.8 | 10,926.3 |
Notes
Note 1 Operating segments
Pandox's segments consist of the Property management and Operator activities business streams. The Property management segment owns, improves and manages hotel properties and provides external customers with premises for hotel operations, as well as other types of premises adjacent to hotel properties. The Property management segment also includes eight asset management contracts for externally owned hotel properties. The Operator activities segment owns hotel properties and operates hotels in such owned properties. The Operator activities segment also includes one hotel operated under a long-term lease agreement and one hotel property under an asset management agreement. Non-allocated items are any items that are not attributable to a specific segment or are common to all. The segments have been established based on the reporting that takes place internally to executive management on financial outcomes and position. Segment reporting applies the same accounting principles as those used in the annual report in general, and the amounts reported for the segments are the same as those for the Group. Material transactions between the segments consist of internal interestbearing loans. There are no internal sales between the segments. Scandic Hotels and Nordic Choice Hotels are tenants who account for more than 10 per cent of revenues. Year to date 2015, rental income from Scandic Hotels amounted to MSEK 381.1 (377.7) and rental income from Nordic Choice Hotels amounted to MSEK90.9 (92.2), corresponding to 57.2 (55.2) and 13.6 (13.5) per cent of total hotel rental income.
| Q1-Q2 2015 | Property | Operator activities |
Group and non- allocated items |
Total |
|---|---|---|---|---|
| management | ||||
| Revenue Investment properties | ||||
| Rental and other property income | 720.0 0.0 |
720.0 975.6 |
||
| Revenue Operating properties | 975.6 | |||
| Total revenues | 720.0 | 975.6 | 1,695.6 | |
| $-148.5$ | 0.0 | $-148.5$ | ||
| Costs Investment properties Costs Operating properties |
0.0 | $-841.6$ | $-841.6$ | |
| Gross profit | 571.5 | 134.0 | 705.5 | |
| - whereof gross profit Investment properties | 571.5 | 571.5 | ||
| - whereof gross profit Operating properties | 134.0 | 134.0 | ||
| Central administration | $-40.5$ | $-40.5$ | ||
| Financial income | 1.2 | 1.2 | ||
| Financial expenses | $-229.5$ | $-229.5$ | ||
| Profit before changes in value | 571.5 | 134.0 | $-268.8$ | 436.7 |
| Changes in value | ||||
| Properties, unrealized | 670.7 | 670.7 | ||
| Properties, realized | 7.7 | 7.7 | ||
| Derivatives, unrealized | 182.7 | 182.7 | ||
| Profit before tax | 1,249.9 | 134.0 | $-86.1$ | 1,297.8 |
| Current tax | $-9.9$ | $-9.9$ | ||
| Deferred tax | $-262.7$ | $-262.7$ | ||
| Profit for the period | 1.249.9 | 134.0 | $-358.7$ | 1,025.2 |
| Q1-Q2 2015 | Sweden | Denmark | Norway | Finland | International | Total |
|---|---|---|---|---|---|---|
| Geographical area | ||||||
| Revenue | ||||||
| - Property management | 418.6 | 66.0 | 99.1 | 107.0 | 29.3 | 720.0 |
| - Operator activities | 1.6 | 56.0 | 96.0 | 11.1 | 810.9 | 975.6 |
| Market value properties | .2.852.6 | 2.570.6 | 2.655.6 | 3.054.0 | 6.194.1 | 27.326.9 |
| Investments in properties | 57.4 | 25.9 | 11.7 | 28.5 | 42.2 | 165.7 |
Note 1 cont.
r.
| Property | Operator | Group and non- | ||
|---|---|---|---|---|
| Q2 2015 | management | activities | allocated items | Total |
| Revenue Investment properties | ||||
| Rental and other property income | 388.1 | 388.1 | ||
| Revenue Operating properties | 608.9 | 608.9 | ||
| Total revenues | 388.1 | 608.9 | 997.0 | |
| Costs Investment properties | $-76.6$ | $-76.6$ | ||
| Costs Operating properties | $-493.5$ | $-493.5$ | ||
| Gross profit | 311.5 | 115.4 | 426.9 | |
| - whereof gross profit Investment properties | 311.5 | 311.5 | ||
| - whereof gross profit Operating properties | 115.4 | 115.4 | ||
| Central administration | $-19.2$ | $-19.2$ | ||
| Financial income | 0.5 | 0.5 | ||
| Financial expenses | $-114.9$ | $-114.9$ | ||
| Profit before changes in value | 311.5 | 115.4 | $-133.6$ | 293.3 |
| Changes in value | ||||
| Properties, unrealized | 307.6 | 307.6 | ||
| Properties, realized | 7.7 | 7.7 | ||
| Derivatives, unrealized | 215.8 | 215.8 | ||
| Profit before tax | 626.8 | 115.4 | 82.2 | 824.4 |
| Current tax | $-5.2$ | $-5.2$ | ||
| Deferred tax | $-168.0$ | $-168.0$ | ||
| Profit for the period | 626.8 | 115.4 | $-91.0$ | 651.2 |
| Q 2 2015 | Sweden | Denmark | Norway | Finland | International | Total |
|---|---|---|---|---|---|---|
| Geographical area | ||||||
| Revenue | ||||||
| - Property management | 225.6 | 36.7 | 53.3 | 57.7 | 14.8 | 388.1 |
| - Operator activities | 1.6 | 36.8 | 96.0 | 6.2 | 468.3 | 608.9 |
| Market value properties | .2.852.6 | 2.570.6 | 2,655.6 | 3.054.0 | 6.194.1 | 27.326.9 |
| Investments in properties | 29.7 | 7.1 | 10.4 | 16.1 | 16.2 | 79.5 |
| Property | Operator | Group and non- | ||
|---|---|---|---|---|
| Q1-Q2 2014 | management | activities | allocated items | Total |
| Revenue Investment properties | ||||
| Rental and other property income | 738.8 | 738.8 | ||
| Revenue Operating properties | 752.2 | 752.2 | ||
| Total revenues | 738.8 | 752.2 | 1,491.0 | |
| Costs Investment properties | $-152.5$ | $-152.5$ | ||
| Costs Operating properties | $-653.3$ | $-653.3$ | ||
| Gross profit | 586.3 | 98.9 | 685.2 | |
| - whereof gross profit Investment properties | 586.3 | 586.3 | ||
| - whereof gross profit Operating properties | 98.9 | 98.9 | ||
| Central administration | $-31.8$ | $-31.8$ | ||
| Financial income | 2.6 | 2.6 | ||
| Financial expenses | $-287.7$ | $-287.7$ | ||
| Profit before changes in value | 586.3 | 98.9 | $-316.9$ | 368.3 |
| Changes in value | ||||
| Properties, unrealized | 578.0 | 578.0 | ||
| Properties, realized | 290.7 | 290.7 | ||
| Derivatives, unrealized | $-343.6$ | $-343.6$ | ||
| Profit before tax | 1,455.0 | 98.9 | $-660.5$ | 893.4 |
| Current tax | $-0.6$ | $-0.6$ | ||
| Deferred tax | $-4.4$ | -4.4 | ||
| Profit for the period | 1.455.0 | 98.9 | $-665.5$ | 888.4 |
| Q1-Q2 2014 | Sweden | Denmark | Norway | Finland | International | Total |
|---|---|---|---|---|---|---|
| Geographical area | ||||||
| Revenue | ||||||
| - Property management | 440.3 | 72.3 | 93.3 | 96.1 | 36.8 | 738.8 |
| - Operator activities | 40.7 | 12.3 | 699.2 | 752.2 | ||
| Market value properties | 11,989.0 | 2.381.6 | 2.733.5 | 2.993.6 | 5.264.1 | 25,361.8 |
| Investments in properties | 101.4 | 12.6 | 11.6 | 71.7 | 93.6 | 290.9 |
| Property | Operator | Group and non- | ||
|---|---|---|---|---|
| Q2 2014 | management | activities | allocated items | Total |
| Revenue Investment properties | ||||
| Rental and other property income | 380.2 | 380.2 | ||
| Revenue Operating properties | 447.8 | 447.8 | ||
| Total revenues | 380.2 | 447.8 | 828.0 | |
| Costs Investment properties | $-71.9$ | $-71.9$ | ||
| Costs Operating properties | $-357.6$ | $-357.6$ | ||
| Gross profit | 308.3 | 90.2 | 398.5 | |
| - whereof gross profit Investment properties | 308.3 | 308.3 | ||
| - whereof gross profit Operating properties | 90.2 | 90.2 | ||
| Central administration | $-16.7$ | |||
| $-16.7$ | ||||
| Financial income | 1.4 | 1.4 | ||
| Financial expenses | $-142.8$ | $-142.8$ | ||
| Profit before changes in value | 308.3 | 90.2 | $-158.1$ | 240.4 |
| Changes in value | ||||
| Properties, unrealized | 98.1 | 98.1 | ||
| Properties, realized | 290.7 | 290.7 | ||
| Derivatives, unrealized | $-180.6$ | $-180.6$ | ||
| Profit before tax | 697.1 | 90.2 | $-338.7$ | 448.6 |
| Current tax | 3.3 | 3.3 | ||
| Deferred tax | 85.2 | 85.2 | ||
| Profit for the period | 697.1 | 90.2 | $-250.2$ | 537.1 |
| Q2 2014 | Sweden | Denmark | Norway | Finland | International | Total |
|---|---|---|---|---|---|---|
| Geographical area | ||||||
| Revenue | ||||||
| - Property management | 220.7 | 45.0 | 49.2 | 49.8 | 15.5 | 380.2 |
| - Operator activities | 28.0 | $\sim$ | 6.6 | 413.2 | 447.8 | |
| Market value properties | 11,989.0 | 2.381.6 | 2.733.5 | 2.993.6 | 5.264.1 | 25,361.8 |
| Investments in properties | 38.0 | 4.0 | 4.3 | 41.5 | 44.1 | 131.9 |
The differences between the Group's and the Parent Company's accounting principles are described below. The accounting principles described below for the Parent Company have been applied consistently in all periods presented in the Parent Company's financial statements.
The Parent Company's interim report includes an income statement and balance sheet in accordance with Chapter 9 of the Annual Accounts Act (ÅRL). They are presented according to the presentation schedule in ÅRL. The differences between the Parent Company's income statement and balance sheet and the Group's financial statements mainly relate to reporting of financial income and expense, non-current assets, equity, and provisions as a separate heading in the balance sheet.
The Parent Company recognises participations in subsidiaries according to the cost method, whereby transaction expenses are included in the carrying amounts of holdings in subsidiaries. In the consolidated financial statements transaction expenses attributable to subsidiaries are recognised directly through profit or loss as they arise.
Contingent consideration is measured based on the likelihood that the consideration will be paid. Any changes in provisions/receivables are added to/subtracted from cost. In the consolidated accounts contingent consideration is recognised at fair value with changes in value recognised through profit or loss.
Due to the connection between reporting and taxation, the rules for financial instruments and hedge accounting in IAS 39 are not applied for the Parent Company as a legal entity.
The Parent Company's financial non-current assets are measured at cost less any impairment losses, and financial current assets are measured according to the lowest cost principle. The cost of interest-bearing instruments is adjusted for the accrued difference between the amount originally paid after deducting transaction costs and the amount paid on the maturity date (premium or discount).
Interest-rate swaps that effectively hedge cash-flow risk in interest payments on liabilities are measured net of the accrued receivable for variable interest and accrued liability for fixed interest. The difference is recognised as interest expense or interest income. Hedging is effective if the financial substance of the hedge and the liability are the same as if the liability had instead been recognised at a fixed market interest rate when the hedging relationship was entered into. Any premium paid for the swap agreement is accrued as interest over the term of the agreement.
Anticipated dividends from subsidiaries are reported in cases where the Parent Company has the sole right to determine the size of the dividend and the Parent Company has taken a decision on the size of the dividend before publishing its financial statements.
The Parent Company does not report segments with the same breakdown and to the same extent as the Group, but instead discloses the breakdown of net sales by the Parent Company's business streams.
Property, plant and equipment for the Parent Company is recognised at cost after deduction for accumulated depreciation and any impairment losses in the same way as for the Group but with the addition of any appreciation.
The Parent Company recognises all leases according to the rules for operating leases.
Group contributions made/received to/from subsidiaries are recognised as year-end appropriations. Group contributions made/received to/from SU-ES AB are charged or credited directly to equity as paid dividend or received shareholders' contribution, reflecting the true economic nature of the transaction.
Return on equity, %
Profit or loss for the period, attributable to the shareholders of the Parent Company, as a per centage of average equity (shareholders' equity).
Equity to asset ratio, %
Reported shareholders' equity as a per centage of total assets at the end of the period.
Loan to value ratio, %
Interest-bearing liabilities as a per centage of the total market property market value at the end of the period.
Interest coverage ratio
Profit before value changes, plus financial expenses and depreciation, divided by financial expenses.
Average cost of debt, %
Average interest rate paid as a per centage of current interest bearing debt.
Net interest bearing debt, MSEK
Total interest bearing liabilities less cash and cash equivalents.
Investments, excluding acquisitions, MSEK Investments in properties, excluding acquisitions.
Gross profit, Property management, MSEK Revenue less directly related costs for Property management.
Gross profit, Operator activities, MSEK
Revenue less directly related costs for Operator activities and depreciation on fixed assets excluding acquisitions.
Net operating income, Property management, MSEK
Net operating income Property management corresponds to gross profit Property management. Please see page 28 for full reconciliation.
Net operating income, Operator activities, MSEK
Gross profit Operator activities plus depreciation included in costs, Operator activities. Please see page 28 for full reconciliation.
EBITDA, MSEK
Total net operating income less central administration excluding depreciation. Please see page 28 for full reconciliation.
Earnings per share, SEK
Profit for the period, attributable to the shareholders of the Parent Company, divided by the weighted average total number of shares outstanding.
Cash earnings per share, SEK
EBITDA plus financial income less financial expenses less current tax divided by the weighted average total number of shares outstanding. Please see page 28 for full reconciliation.
Earnings per share, SEK
Profit for the period, attributable to the shareholders of the Parent Company, divided by the weighted average total number of shares outstanding.
Shareholders' equity per share, SEK
Reported shareholders' equity attributable to the shareholders of the Parent Company, divided by the total number of shares outstanding at the end of the period.
Net asset value (EPRA NAV) per share, SEK
Recognised equity, attributable to the shareholders of the Parent Company, including reversal of derivatives and deferred tax and revaluation of Operating properties divided by total number of diluted shares outstanding at the end of the period. Please see page 28 for full reconciliation.
Dividend per share, SEK
Dividend for the year divided by the total weighted number of diluted shares outstanding at the end of the period.
Weighted average number shares, before dilution, thousands
The weighted average number of shares incorporates any changes in the amount of outstanding shares, before dilution, over the reporting period.
Weighted average number shares, after dilution, thousands
The weighted average number of shares incorporates any changes in the amount of outstanding shares, after dilution, over the reporting period.
Number of hotels
Number of owned hotel properties, at the end of the period.
Number of rooms
Number of rooms in owned hotel properties, at the end of the period.
WAULT (Investment properties), years
Average lease term remaining to expiry, across the Investment property portfolio, weighted by contracted rental income.
Property market value, MSEK
Market value of Investment properties plus market value of Operating properties.
RevPAR Operator activities (comparable units at constant exchange rates), SEK
Revenue per available room, i.e., total revenue from sold rooms divided by the number of available rooms. Comparable units are defined as properties that have been fully owned during the entire current period and the corresponding comparative period. Constant exchange rate is defined as the exchange rate of the current period, and the corresponding comparative period is recalculated based on that rate.