Quarterly Report • Aug 3, 2020
Quarterly Report
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HALF-YEARLY FINANCIAL REPORT 2020
3 August 2020 – 17:40 Regulated information
EPRA profit for H1 2020 will decrease by 26.12% compared to H1 2019 to 3.41 MEUR. The EPRA earnings per share amount to 0.48 EUR. The impact of the conditional lease remission as a result of COVID-19 amounts to 0.12 EUR on the EPRA earnings per share. The recurring EPRA earnings per share are therefore 0.60 EUR.
COVID-19 impact on the realized rental income of H1 2020 amounts to 869 KEUR, which corresponds to a loss of 7.46% of the budgeted rental income for 2020. Qrf has agreed on a remission with the majority of its affected Tenants month rent.
The EPRA NAV per share amounts to 16.93 EUR (down 6.82% from 31 December 2019), IFRS NAV to 16.65 EUR (down 6.95% from 31 December 2019).
Debt ratio of 47.62% on June 30, 2020. The debt ratio decreased compared to the end of 2019 (48.73%) and was further reduced after June 30th to 46.25% with the proceeds from sales realized after the balance sheet date.
Fair value of the portfolio on 30 June 2020 of MEUR 223.88, of which 198.15 MEUR (88.51%) Core locations and 25.70 MEUR (11.49%) Non-Core locations. In addition, Qrf holds 5.46 MEUR as a financial participation in a joint venture for the redevelopment of Bondgenotenlaan in Leuven.
Sale of two Non-Core locations for net proceeds of 7.11 MEUR (capital gain of 10.92% on the Fair value), of which the sale of the first part of the location in Wilrijk was executed before 30/06 for net proceeds of 3.35 MEUR. After balance sheet date, the sale of a commercial property let to Casa in Hasselt, as well as the sale of the second part of the location in Wilrijk, together for a total amount of 3.76 MEUR, was finalized
Q rf H a lf-ye a r report 2020 ◼ Summ a ry of fir st ha lf of 2020 3 Highlights H1 20203.41 MEUR The Joint Venture between Qrf and Dyls NV for the joint redevelopment of Bondgenotenlaan 58 in Leuven into 110 student residences and 5,000 m² retail was started on June 24, 2020. The start of the Joint Venture between Qrf and Baltisse for the joint redevelopment of the Century Center is expected in Q4 2020. Development projects will amount to 10% of real estate assets by the end of 2020 and will have a higher expected return than current rental return on the portfolio.
Qrf confirms the gross dividend forecast of EUR 0.80 per share, taking into account the significant reduction in the risk profile since the end of 2018 and the results already achieved on 30/06. If the expected rental income in the second half of the year is substantially lower as a result of an additional negative impact of COVID-19, Qrf will evaluate the effect of this on the dividend.
The global health and economic crisis caused by the COVID-19 virus has created an unseen situation, with a substantial impact on daily life in Belgium and the Netherlands, countries where Qrf is active. Controlling and navigating the impact of this crisis on Qrf and its Tenants naturally had a major impact on the first half of the year.
In addition to managing the impact of the COVID-19 crisis, the emphasis in the first half of the year was placed on the priorities introduced in 2019. During the crisis, the company further reduced its risk profile:
As a property owner focused on consumers through retailers and operators of catering and leisure activities, this crisis has tested our consultation model with tenants.
83% of the monthly rental income, or 86 rental contracts out of a total of 116, relate to Tenants who have been affected by the COVID-19 measures. The total budgeted rental income during the closing period amounted to 2.14 MEUR, of which 1.77 MEUR is due from affected tenants.
After the lock-down has been lifted, Qrf has conducted commercial discussions with its affected Tenants about a possible remission of part of the rent owed for the period of compulsory closing. A remission of half of the rent due during the mandatory closing period is considered best practice in the market and was also used as an objective by Qrf.
For the majority of the rental contracts affected (excluding development projects), additional conditions were imposed with regard to the remission of part of the rent payments owed. The remission is regarded as a deferred payment obligation that only becomes final when the Commercial Lease Agreement is in effect and unchanged on the first day of the next three-year period, and therefore the tenant does not exercise the following break option.
The total impact on the rental result for the first half of this partial and conditional remission is 869 KEUR. On an annual basis, this concerns 7.46% of the total budgeted rental income for 2020.
In addition, the COVID-19 crisis also has a negative impact on the value of the real estate portfolio, amounting to 6.40 MEUR as at 30/061. This represents a relative decrease of 2.54% compared to December 31, 2019:
In 2020, two locations were sold to date for a net result of 7.11 MEUR, which represents a capital gain of 0.70 MEUR (or 10.92%) on the most recent Fair Value means.
Boomsesteenweg 935-937 in Wilrijk was sold for a total net result of 3.35 MEUR, including a capital gain of 22.67% on the last Fair Value as at 31/03/2020. This asset is leased to Troc and Tom & Co.
Two sales were finalized after balance sheet date for net proceeds of 3.76 MEUR. It concerns the second part of the site at Boomsesteenweg in Wilrijk (rented to Vanden Borre) and a shop located at 60 Koning Albertstraat in Hasselt (rented to Casa). These two sales were realized with a capital gain of 2.20% above the Fair Value at 30/06/2020.
The sale of the Boomsesteenweg site in Wilrijk (which previously formed a whole, but was sold in two parts) was already announced in the 2019 annual report. The sale in Hasselt, from offer to deed, was realized during the COVID-19 period and concerns so an unprecedented sale.
Earlier this year, Qrf announced a conditional agreement with Dyls NV for the joint redevelopment of the entire Bondgenotenlaan 58 site in Leuven into 110 student residences and 5,000 m² retail, with a commitment to sell the student residences. Qrf has a pre-emption right, but no obligation, to purchase the retail units.
This agreement valued the property at 18.2 MEUR, which means a limited discount (2.2%) on the Fair Value as at 31/03.
1 Together with the capitalized costs on the premises of 0.39 MEUR, the total write-down as at 30/06/2020 is 6.79 MEUR.
The project company was established on 24 June 2020 and the joint venture was formed. Qrf received 12.74 MEUR cash for the sale of 70% of the shares and therefore retains 30% of the shares in the project company, for a value of 5.46 MEUR. The cash received was used in its entirety for further deleveraging, which further strengthens Qrf's balance sheet.
The works are scheduled to start in the third quarter of this year, with expected delivery of the retail units in the second quarter of 2022 and student residences in the autumn of 2023.
The Joint Venture with Baltisse for the redevelopment of the Century Center will be formally formed in Q4 2020. Qrf will hold 30% in the joint venture at the time of contribution (worth 19.2 MEUR) and will receive a cash amount of 7.6 MEUR in addition.
As a result, by the end of 2020, Qrf will hold 24.66 MEUR shares in joint venture companies. With an unchanged property portfolio, the participations will therefore represent 10% of Qrf's real estate assets at the end of 2020.
The expected contractual rents at the end of 2020 will decrease by 1.42 EUR as a result of the planned start-up of the Century Center joint venture.
However, Qrf expects an annual return (IRR) on both projects that is higher than the existing rental return. Given that these are development projects, this annual return will not be reflected in the EPRA figures during the years of development, and the return on sale of both projects will be realized.
Real estate costs for the first half of 2020 are 55.60% or 320 KEUR lower than in the first half of 2019. This saving is mainly due to the internalization of real estate management for the Belgian real estate portfolio. Two employees were hired for this purpose who supervise the technical management and financial follow-up of rent collection. Before January 1, 2020, these tasks were outsourced to the Quares group.
The company's general costs decreased by 24.81% compared to the same costs in the first half of 2019. This saving is due to better cost control, as well as a more efficient allocation of time and resources.
The course of the second half of the year is extremely uncertain due to possible flare-ups of the COVID-19 virus in Belgium and the Netherlands and the introduction of restrictive measures for retailers, catering and leisure activities.
Under normal circumstances, the priority for Qrf in the second half of the year is to further optimize the existing real estate portfolio and to look at new investment opportunities.
Taking into account the significant reduction in the risk profile since the end of 2018 and the results already achieved as of 30/06, the previously set dividend expectation of 0.80 EUR will remain the objective.
If the expected rental income in the second half of the year turns out to be substantially lower due to an additional negative impact of COVID-19, Qrf will evaluate the effect of this on the dividend.
The first half of 2019 relates to the period running from 1 January 2020 to 30 June 2020.
| REAL ESTATE PORTFOLIO | 30/06/2020 | 31/12/2019 | |
|---|---|---|---|
| Fair Value of the real estate portfolio2 | (KEUR) | 223,885 | 251,654 |
| Total gross surface area | (m²) | 81,786 | 84,054 |
| Contractual Rents on an annual basis3 | (KEUR) | 13,151 | 14,253 |
| Estimated Rental Value of vacant property | (KEUR) | 642 | 840 |
| Gross portfolio yield4 | 5.87% | 5.66% | |
| Occupancy rate5 | 98.02% | 97.32% | |
| BALANCE SHEET | 30/06/2020 | 31/12/2019 | |
|---|---|---|---|
| Shareholders' equity (excl. minority interests) | (KEUR) | 119,085 | 128,032 |
| Debt ratio (under the RREC Act)6 | 47.62% | 48.73% |
| Net rental income (KEUR) 5,685 Operating result before result on the portfolio (KEUR) 4,632 Operating margin7 80.41% Portfolio result (KEUR) -6,744 Financial result (KEUR) -1,036 Taxes (KEUR) 0 Net result (group share) (KEUR) -3,142 Adjustment for portfolio result (KEUR) 6,744 |
CONSOLIDATED PROFIT-AND-LOSS ACCOUNT | 30/06/2020 | 30/06/2019 |
|---|---|---|---|
| 7,771 | |||
| 6,032 | |||
| 77.63% | |||
| -23,815 | |||
| -2,745 | |||
| -27 | |||
| -20,549 | |||
| 23,815 | |||
| Adjustment for changes in the Fair Value of the financial assets (KEUR) -192 and liabilities (non-effective interest rate hedging) |
1,349 | ||
| EPRA earnings8 (KEUR) 3,409 |
4,614 |
2 Fair Value of the real estate portfolio = The investment value as defined by an independent chartered surveyor, from which the transfer costs are deducted. The Fair Value is equivalent to the book value under IFRS.
3 Contractual Rents on an annual basis = The index-adjusted base rental prices as contractually set in the rental contract before the deduction of gratuities or other incentives allowed to the tenant.
4 Gross portfolio yield = (Contractual Rents on an annual basis)/(Fair Value of the real estate portfolio).
5 Occupancy rate = (Contractual Rents on an annual basis)/(Contractual Rents on an annual basis including the Estimated Rental Value of vacant property).
6 Calculated according to the R.D. of 13 July 2014 pursuant to the Regulated Real Estate Companies Act of 12 May 2014.
7 Operating margin = (Operating result before result on the portfolio)/(Net rental income).
8 EPRA earnings = Net result (group share) excluding the portfolio result and changes in the Fair Value of the non-effective interest rate hedges. This term is used in accordance with the Best Practices Recommendations of the EPRA.
| KEY FIGURES PER SHARE | 30/06/2020 | 30/06/2019 | |
|---|---|---|---|
| Total number of shares outstanding at the end of period | 7,153,322 | 7,153,322 | |
| Weighted average number of shares9 | 7,153,322 | 6,906,775 | |
| Net result per share | (EUR) | -0.44 | -2.98 |
| EPRA earnings per share | (EUR) | 0.48 | 0.67 |
| Closing price of the share at the end of period | (EUR) | 11.30 | 14.85 |
| IFRS NAV per share10 | (EUR) | 16.65 | 17.89 |
| Premium/discount to IFRS NAV11 (end of period) | -32.10% | -17.01% | |
| EPRA NAV per share12 | (EUR) | 16.93 | 18.29 |
| Premium/discount to EPRA NAV13 (end of period) | -33.30% | -18.80% |
9 Shares are counted pro-rata temporis from the time of issue. The time of issue differs in this case from the time of profit-sharing.
10 IFRS NAV per share = Net Asset Value per share according to IFRS.
11 Premium/Discount to IFRS NAV = [(Closing price of the share at the end of the period)/(IFRS NAV per share at the end of the period) -1].
12 EPRA NAV per share = Net Asset Value per share according to EPRA Best Practice Recommendations.
13 Premium/Discount to EPRA NAV = [(Closing price of the share at the end of the period)/(EPRA NAV per share at the end of the period) -1].
| 1 | Notes to the consolidated results for the first half-year of 2020 |
11 |
|---|---|---|
| 2 | Transactions and achievements 18 |
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| 3 | Qrf on the stock exchange 23 |
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| 4 | Real estate report 28 |
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| 5 | Consolidated condensed financial statements for the first half of 2020 36 |
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| 6 | APM – Alternative performance measures 59 |
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| 7 | Lexicon 64 |
| 1.1 | RESULTS 13 | |
|---|---|---|
| 1.2 | BALANCE 15 | |
| 1.3 | FINANCIAL STRUCTURE 15 | |
| 1.3.1 Composition of the debts 15 |
Ghent Lange Munt 61-63 Belgium
The net rental result fell on June 30, 2020 to 5.76 MEUR compared to 7.77 MEUR (30 June 2019).
The recurring decrease in rental income, amounting to (-1.23 MEUR), is mainly the result of the disposals realized in 2019 (-0.38 MEUR) and decreased like-forlike rental income on the H&M properties, entry into force of the global agreement for the locations leased by them (-0.58 MEUR). Other like-for-like rental income decreased by 0.27 MEUR compared to 30 June 2019, of which 0.06 MEUR are one-off rental incentives.
In addition, the impact of COVID-19 is also visible in the Net rental result, amounting to 0.79 MEUR of the total decrease.
After the lock-down has been lifted, Qrf has conducted commercial discussions with its affected Tenants about a possible remission of part of the rent owed for the period of compulsory closing. A remission of half of the rent due during the mandatory closing period is considered best practice in the market and was also used as an objective by Qrf.
For the majority of the rental contracts affected (excluding development projects), additional conditions were set with regard to the remission of part of the rent owed. The remission is regarded as a deferred payment obligation that only becomes final when the Commercial Lease Agreement is unchanged on the first day of the next three-year period, and therefore the tenant does not exercise the following contractual break option.
The total impact on the rental result for the first half of this partial and conditional remission is 869 KEUR. On an annual basis this represents 7.46% of the total budgeted rental income for 2020.
The operating result before the result on the portfolio amounts to 4.63 MEUR over the first half of 2020, a decrease of 23.22% compared to the first half of the year, from 2019 (6.03 MEUR). The operating margin increases to 80.41% thanks to stricter cost management and the internalization of real estate management.
The portfolio result for the first half of 2020 amounts to -6.74 MEUR and consists of:
These negative variations in the Fair Value of the investment properties can be broken down into:
The financial result amounts to -1.03 MEUR for the first half of 2020. The main components of the financial result are:
The Net result (group share) came to -3.14 MEUR, or -0.44 EUR per share.
After adjusting for the portfolio result and the variation in the Fair Value of financial assets and liabilities, Qrf recorded an EPRA result for the first half of 2020 of 3.41 MEUR, or a decrease of 26.12% compared to the first half from 2019 (4.62 MEUR).
On the one hand, the decrease in the EPRA result (-1.21 MEUR) is mainly due to the necessary actions taken in 2019 that will take full effect in 2020 (-1.25 MEUR), as well as the impact of the COVID-19 crisis (-0.87 MEUR). On the other hand there is a positive effect of better management of the variable costs (+0.58 MEUR) and a saving on interest costs of (+0.25 MEUR).
The EPRA earnings per share amount to 0.48 EUR. The aforementioned impact of the COVID-19 conditional lease remission has an impact of 0.12 EUR on EPRA earnings per share. The recurring EPRA earnings per share are therefore 0.60 EUR.
The Fair Value of the real estate portfolio including assets held for sale amounts to 223.88 MEUR on 30 June 2020 (compared to 251.65 MEUR on 31 December 2019):
The gross rental yield of the portfolio was 5.87%, an increase from the 5.66% at the end of 2019.
Shareholders' equity (IFRS), ie excluding minority interests, fell by 6.99% to 128.03 MEUR on December 31, 2019 to 119.09 MEUR June 30, 2020.
The IFRS NAV per share fell by 6.96% to 17.90 EUR on December 31, 2019 to 16.65 EUR on 30 June 2020. The EPRA NAV per share fell over the same period by 6.82% from 18.17 EUR to 16.93 EUR.
The Debt ratio falls from 48.73% on 31 December 2019 to 47.62% on 30 June 2020.
On 30 June 2020, Qrf has 109.5 MEUR financial debts consisting of:
1 Incl. the write-down of the capitalized costs is the write-down of 6.79 MEUR.
On June 30, 2020, Qrf has 164 MEUR credit lines. The undrawn part of the available credit lines amounts to 63 MEUR, of which 14 MEUR to cover the Commercial paper program.
The Average Financing Cost was 1.73% in the first half of 2020 (compared to 1.89% in the first half of 2019). This decrease is mainly due to the increased relative weight of Commercial Paper over the first 6 months of 2020 compared to 2019.
Graph 1 COMPOSITION OF THE FINANCIAL DEBTS AS OF 30 JUNE 2020
Q rf H a lf-ye a r report 2020 ◼ 1 NOTES T O THE CONSOLIDATED RESULTS 17
| 2.1 | ACQUISITIONS, DIVESTMENTS AND OTHER ACTIVITIES 20 | ||
|---|---|---|---|
| 2.1.1 Acquisitions and divestments 20 |
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| 2.1.2 Redevelopments 20 |
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| 2.1.3 Letting activities 21 |
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| 2.2 | OUTLOOK 2020 22 |
In the first half of the year Qrf completed the divestment of two properties. On the one hand it concerns the sale of the first part of a site in Wilrijk, leased to Troc.com and Tom & Co. The net sales price amounted to 3.35 MEUR, which represents a capital gain of 22.67% on the Fair Value as at 31/03/2020.
Secondly, the start-up of the Joint Venture in Leuven, Bondgenotenlaan (see point 2.1.2) was formed.
Qrf did not make any acquisitions during the first half of the year.
Earlier this year, Qrf announced a conditional agreement with Dyls NV for the joint redevelopment of the entire Bondgenotenlaan 58 site in Leuven into 110 student residences and 5,000 m² retail, with a commitment to sell the student residences. Qrf has a pre-emption right, but no obligation, to purchase the retail units.
This agreement values the real estate at 18.2 MEUR, which means a limited discount (2.2%) on the Fair Value as at 31/03.
The project company was established on 24 June 2020 and the joint venture was started. Qrf received 12.74 MEUR cash for the sale of 70% of the shares and therefore retains 30% of the shares in the project company, for a value of 5.46 MEUR. The cash received is currently being used in full for further deleveraging, which further strengthens Qrf's balance sheet. In addition, the reduced debt ratio Qrf allows to view new investment files.
As of June 25, 2020, the remaining rental income for the site (currently leased to Match, We Fashion and BPost), which amounts to 609 KEUR annually, will accrue to the joint venture. This transaction will have a negative impact on the EPRA result in the short term, but Qrf expects a development return that is higher than the existing rental return.
The works are scheduled to start in the third quarter of this year, with expected delivery of the retail units in the second quarter of 2022 and student residences in the autumn of 2023.
As regards the Joint Venture with Baltisse for the redevelopment of the Century Center will be contributed in Q4 2020. Qrf will hold 30% in the joint venture at the time of contribution (worth 19.2 MEUR) and will receive a cash amount of 7.6 MEUR in addition.
As a result, by the end of 2020, Qrf will hold 24.66 MEUR shares in joint venture companies. The participations in the joint venture companies are not part of the real estate portfolio and are regarded as financial fixed assets. With an unchanged real estate portfolio, the participations will therefore represent approximately 10% of Qrf's assets.
Qrf expects an annual return (IRR) on both projects that is higher than the average rental return on the real estate portfolio. However, given that these are development projects, this annual return will not be reflected in the EPRA figures during the years of development, and this return will be booked when both respective projects are realized.
Within its portfolio of 39 sites leased to more than 100 tenants, Qrf was able to maintain the Occupancy rate in the first half of 2020 and even increase it slightly. On June 30, 2020, the occupancy rate1 of the portfolio was 98.02%, (compared to 97.32% on December 31, 2019).
1 Occupancy Rate = (Annual Contractual Rents) / (Annual Contractual Rents plus the Estimated Rental Value of vacant spaces). The occupancy rate is calculated from 2018, excluding the two development projects (Leuven and Century Center).
The course of the second half of the year is extremely uncertain due to possible flare-ups of the COVID-19 virus in Belgium and the Netherlands and the introduction of restrictive measures that affect retailers, catering and leisure activities.
Under normal circumstances, the priority for Qrf in the second half of the year is to further optimize the existing real estate portfolio and to look at new investment opportunities.
Taking into account the significant reduction in the risk profile since the end of 2018 and the results already achieved as of 30/06, the previously set dividend expectation of 0.80 EUR will remain the objective.
If the expected rental income in the second half of the year turns out to be substantially lower due to an additional negative impact of COVID-19, Qrf will evaluate the effect of this on the dividend.
| 3.1 | THE QRF SHARE 25 | |
|---|---|---|
| 3.2 | PRICE OF THE SHARE AND TRADED VOLUME 26 | |
| 3.3 | SHAREHOLDING AS OF JUNE 30 27 | |
| 3.4 | FINANCIAL CALENDAR FOR 2020 AND 2021 27 |
The Netherlands Den Bosch Hinthamerstraat 41-45
Qrf offers private and institutional investors the opportunity to access a wide range of real estate assets in a diversified way, without having to worry about the management, which is carried out by professional teams.
The Qrf share (Euronext Brussels: QRF, ISIN code BE0974272040) has been listed on the continuous market of Euronext Brussels since 18 December 2013. Qrf is part of the Bel Small index.
On June 30, 2020, Qrf's share capital was represented by 7,153,322 fully paid-up shares. Each of these shares confers one voting right at the General Meeting. The shares have no nominal value. Neither Qrf nor any of its subsidiaries hold Qrf shares
| 30/06/2020 | 30/06/2019 | |
|---|---|---|
| Number of shares in circulation at the end of the financial year | 7,153,322 | 7,153,322 |
| Registered shares | 2,862,963 | 2,862,963 |
| Dematerialized shares | 4,290,359 | 4,290,359 |
| Market capitalization at the end of the financial year (in EUR) | 80,832,539 | 106,226,832 |
| Free float1 | 62.8% | 62.8% |
| Share price (in EUR) | ||
| Highest | 16.85 | 15.50 |
| L owest |
9.22 | 13.80 |
| At the end of the financial year | 11.30 | 14.85 |
| Average | 12.94 | 14.66 |
| Volume (in number of shares) | ||
| Average daily volume | 5,021 | 5,973 |
Graph 1 SHARE PRICE EVOLUTION
1 Free float = [(Number of shares at the closing of the financial year) – (total number of shares held by parties that have made themselves known by means of a transparency declaration pursuant to the Act of 2 May 2007)]/[number of shares at the closing of the financial year].
By 2020 Qrf had 7,153,322 shares outstanding. Based on the transparency notifications received by Qrf, the shareholder structure is as follows:
| SHAREHOLDERS | SHARE S |
PERCENTAGE |
|---|---|---|
| AXA SA | 633,680 | 8.9% |
| Vanmoerkerke family | 2,025,978 | 28.3% |
| Free float | 4,493,664 | 62.8% |
| TOTAL | 7,153,322 | 100.0% |
Table 3 FINANCIAL CALENDAR QRF
| DATUM | |
|---|---|
| Publication update 3rd quarter 2020 | 04/11/2020 |
| Publication press release annual results 2020 | 26/02/2021 |
| Publication update 1st quarter 2021 | 03/05/2021 |
| General Meeting of shareholders | 18/05/2021 |
| Dividend 2021 - Ex date | 19/05/2021 |
| Dividend 2021 - Record date | 20/05/2021 |
| Dividend 2021 - Payment date | 21/05/2021 |
| Publication of half-year results and semi-annual report 2021 | 30/07/2021 |
| Publication update 3rd quarter 2021 | 29/11/2021 |
For possible changes to the agenda, please refer to the "financial calendar" on the website http://investor.qrf.be. Any changes will also be announced by press release.
| 4.1 | DISCUSSION OF THE CONSOLIDATED REAL ESTATE | |
|---|---|---|
| PORTFOLIO ON JUNE 30, 2020 30 | ||
| 4.2 | CONCLUSIONS OF THE REAL ESTATE EXPERT 34 |
| Hasselt | |
|---|---|
| Demerstraat 21-25 | |
| Belgium |
On June 30, 2020, the consolidated real estate portfolio consisted of 39 sites with a total gross surface area of 81,786 m² and a Fair Value of 223.88 MEUR. The portfolio generates 13.15 MEUR Contractual Rents on an annual basis, of which 11.76 MEUR in Belgium and 1.41 MEUR in the Netherlands.
Expressed in Fair Value, on 30 June 2020, 88% of the portfolio was located in Belgium and 12% in the Netherlands.
The gross rental yield based on the Contractual Rents amounts to 5.87% as of June 30, 2020.
The portfolio is divided into a Core and Non-Core portfolio based on the attractiveness of the city (demographics, tourism, etc), the positioning within the shopping area and the quality of the property for tenants.
Table 1 SUMMARY CORE AND NON-CORE PORTFOLIO
| TOTAL | 39 | 223,883,571 | 12,655,371 | 13,151,260 | 5.87% |
|---|---|---|---|---|---|
| Non-Core | 13 | 27,390,000 | 1,854,830 | 1,971,439 | 7.20% |
| Core | 26 | 196,493,571 | 10,800,541 | 11,179,821 | 5.69% |
| PORTFOLIO | OF SITE S |
FV 30/06/2020 | ERV 30/06/2020 | RE NTS |
RE NTS |
| NUM BER |
CONTRACTUAL | CONTRACTUAL | |||
| YIELD BASED ON | |||||
| GROSS RENTAL |
| CORE PORTFOLIO | NON-CORE PORTFOLIO |
|---|---|
| Aalst - Nieuwstraat 29 - 31 – 33 | Dendermonde - Oude Vest 19-37 |
| Antwerp - Century Center | Hasselt - Koning Albertstraat 60 (1) |
| Antwerp - Kammenstraat 34 | Liège - Rue de la Cathédrale 79-83 |
| Antwerp - Meir 107 | Liège - Rue de la Cathédrale 87-93 |
| Antwerp - Meirbrug 2 / Schoenmarkt 22 | Mechelen - Graaf van Egmontstraat 10 |
| Antwerp - Schuttershofstraat 53 | Namur - Rue de Fer 10 |
| Antwerp - Wiegstraat 4 | Ostend - Kapellestraat 105 |
| Antwerp - Wiegstraat 6 | Oudenaarde - Nederstraat 43/45 |
| Boncelles - Route du Condroz 42-44 | Sint Niklaas - Stationsstraat 33 |
| Ghent - Langemunt 61-63 | Sint-Truiden - Luikerstraat 49-51 |
| Hasselt - Demerstraat 21-25 | Tongeren - Maastrichterstraat 20a-20b |
| Hasselt - Koning Albertstraat 48-50 | Uccle - Alsembergsesteenweg 767 |
| Huy - Shopping Mosan | Wilrijk - Boomsesteenweg 925-935-937 (1) |
| Mechelen - Bruul 15 | |
| Ostend - Adolf Buylstraat 1A | |
| Ostend - Adolf Buylstraat 33 | |
| Ostend - Adolf Buylstraat 35 | |
| Ostend - Adolf Buylstraat 42 | |
| Ostend - Adolf Buylstraat 44 | |
| Ostend - Kapellestraat 65 | |
| Wilrijk - Boomsesteenweg 894-898 | |
| Den Bosch - Hinthamerstraat 41-45 (NL) | |
| Enschede - Kalanderstraat 2-4 9 (NL) | |
| Maastricht - Grote Staat 58 (NL) | |
| Nijmegen - Broerstraat 49 (NL) | |
| Zwolle - Diezerstraat 60 (NL) |
(1) Properties divested after the balance sheet date 30 June 2020.
As illustrated in the figure below, the Fashion sector is responsible for 50% of the total Contractual Rents on an annual basis. This sector is followed by Beauty and Care (11%) and Interior & Decoration (10%).
Graph 1 SECTORAL SPREAD OF THE REAL ESTATE PORTFOLIO AS AT 30 JUNE 2020 (EXPRESSED AS A PERCENTAGE OF THE CONTRACTUAL RENTS ON AN ANNUAL BASIS)
In the graph below, the Contractual Rents on an annual basis are further broken down to the main clients of Qrf.
Graph 2 DISTRIBUTION OF THE REAL ESTATE PORTFOLIO TO TENANTS AS OF 30 JUNE 2020 (EXPRESSED AS A PERCENTAGE OF THE CONTRACTUAL RENTS ON ANANNUAL BASIS))
The 10 most important tenants of Qrf together represent 52% of the total Contractual Rents on an annual basis.
De vastgoedportefeuille van Qrf wordt gewaardeerd door Cushman & Wakefield.
Wij hebben de eer u onze schatting van de reële waarde van de vastgoedportefeuille van Qrf op 30 Juni 2020 over te maken.
Na een zorgvuldige analyse van de markt en rekening houdend met de aannames die we hebben gedaan, kunnen wij het volgende melden:
Reële Marktwaarde (afgerond), na aftrek van mutatierechten:
| TOTAAL | België | Nederland |
|---|---|---|
| 223.050.000 EUR | 197.320.000 EUR* | 25.730.000 EUR |
*dit is exclusief het minderheidsbelang voor de Reële Waarde van 833.571 EUR in Century Center Freehold BVBA. Deze berekening werd gekregen van Qrf. Cushman & Wakefield kan niet verantwoordelijk gesteld worden voor het berekenen hiervan.
Hoogachtend,
Voor het gedeelte van de vastgoedportefeuille gelegen in België
Valuer Associate Valution & Advisory Valuation & Advisory
Nils Goedeweeck Gregory Lamarche MRICS
Voor het gedeelte van de vastgoedportefeuille gelegen in Nederland
Cushman & Wakefield V.O.F. Ronald H.J. van der Zalm MRICS RT Associate Valuation & Advisory
De uitbraak van het nieuwe coronavirus (COVID-19), verklaard door de World Health Organisatie als een "wereldwijde pandemie" op 11 maart 2020 heeft wereldwijde gevolgen gehad op de financiële markten. Reisbeperkingen zijn door veel landen geïmplementeerd.
In veel sectoren wordt de marktactiviteit beïnvloed. Op waarderingsdatum kunnen we minder gewicht geven aan eerdere marktgegevens als vergelijkingspunt, dewelke waarderingen beinvloeden.
De huidige reactie op COVID-19 betekent dat we geconfronteerd worden met een ongekende reeks omstandigheden waarop onze schatting dient gebaseerd te worden.
Onze waardering wordt daarom gerapporteerd op basis van 'materiële waarderingsonzekerheid' volgens VPS 3 en VPGA 10 van het RICS Red Book Global. Bijgevolg kan er minder zekerheid – en een hogere mate van voorzichtigheid – aan onze waardering worden gegeven dan normaal het geval is. Gezien de onbekende toekomstige impact die COVID-19 zou kunnen hebben op de vastgoed markt, raden wij u aan de taxatie van deze onroerende goederen regelmatig te herzien.
Voor alle duidelijkheid: de opname van de verklaring 'materiële waarderingsonzekerheid' betekent niet dat er niet op deze waardering kan worden vertrouwd. Het wordt gebruikt om duidelijk en transparant te zijn met alle partijen, op een professionele manier.
| 5.1 | CONDENSED CONSOLIDATED HALF-YEAR RESULTS 38 | |
|---|---|---|
| 5.2 | EARNINGS PER SHARE – GROUP SHARE 39 | |
| 5.3 | CONDENSED CONSOLIDATED BALANCE SHEET 40 | |
| 5.4 | CONSOLIDATED CASH FLOW STATEMENT 41 | |
| 5.5 | CONSOLIDATED STATEMENT OF CHANGES IN EQUITY 42 | |
| 5.6 | DETAIL OF CONSOLIDATED RESERVES 43 | |
| 5.7 | NOTES 44 | |
| 5.8 | AUDITOR'S REPORT 56 |
Ostend Adolf Buylstraat Belgium
| FIGURES IN THOUSANDS EUR Note 30/06/2020 30/06/2019 (+) I. Rental income 6,629 7,854 (+) II. Writeback of leased payments sold and discounted 0 0 (+/-) III. Rental charges -869 -83 NET RENTAL INCOME 5,760 7,771 (+) IV. Recovery of property charges 0 0 V. Recovery of rental charges and taxes normally payable by tenants on let (+) properties 151 306 VI. Costs payable by the tenants and borne by the owner on the rental damage (-) and refurbishment 0 0 (-) VII. Rental charges and taxes normally payable by tenants on let properties -227 -407 (+/-) VIII. Other rental related income and expenses 0 0 PROPERTY RESULT 3 5,685 7,670 (-) IX. Technical costs -61 -160 (-) X. Commercial costs -62 -79 (-) XI. Charges and taxes of unlet properties -6 -130 (-) XII. Property management costs -127 -208 (-) XIII. Other property charges 0 0 PROPERTY CHARGES -256 -577 PROPERTY OPERATING RESULT 5,429 7,093 (-) XIV. General company expenses -804 -1,061 (+/-) XV. Other operating income and charges 7 -0 OPERATING RESULT BEFORE PORTFOLIO RESULT 4,632 6,032 (+/-)XVI. Gains and losses on disposals of investment properties 46 36 (+/-)XVII. Gains and losses on disposals of other non-financial assets 0 0 (+/-)XVIII. Changes in Fair Value of investment properties -6,790 -23,851 (+/-)XIX. Other portfolio result 0 0 PORTFOLIO RESULT 4 -6,744 -23,815 OPERATING RESULT -2,112 -17,783 (+) XX. Financial income 5 -0 (-) XXI. Net interest charges -1,079 -1,320 (-) XXII. Other financial charges -155 -77 (+/-) XXIII. Changes in Fair Value of financial assets and liabilities 192 -1,349 FINANCIAL RESULT 5 -1,036 -2,746 (+/-) XXIV. Share in the result of associated companies and joint ventures 0 0 |
A. CONDENSED CONSOLIDATED INCOME | ||
|---|---|---|---|
| PROFIT BEFORE TAXES | -3,148 | -20,528 |
|---|---|---|
| (+/-) XXV. Corporate tax | 0 -27 |
|
| (+/-) XXVI. Exit tax | 0 0 |
|
| TAXES | 0 -27 |
|
| NET PROFIT | -3,148 | -20,556 |
| Attributable to: | ||
| Shareholders of the group | -3,142 | -20,549 |
| Minority interests | -6 -6 |
|
| Explanation: | ||
| Net result (group share) | -3,142 | -20,549 |
| Adjustment for portfolio result | 6,744 | 23,815 |
| Adjustment for changes in Fair Value of assets and liabilities (non-effective | ||
| interest hedges) | -192 1,349 |
|
| EPRA EARNINGS* | 3,409 | 4,615 |
*The EPRA earnings consist of the Net result (group share) exclusive of the portfolio result and changes in Fair Value of the non-effective interest hedges.
| FIGURES IN THOUSANDS EUR | Note | 30/06/2020 | 30/06/2019 |
|---|---|---|---|
| I. NET PROFIT | -3,148 | -20,556 | |
| II. OTHER COMPREHENSIVE INCOME RECYCLABLE UNDER THE INCOME STATEMENT |
0 | 0 | |
| (+/-) B. Variations in the effective part of the Fair Value of permitted hedging instruments in a cash flow coverage as defined in IFRS |
0 | 0 | |
| COMPREHENSIVE INCOME | -3,148 | -20,556 | |
| Attributable to: | |||
| Shareholders of the group | -3,142 | -20,549 | |
| Minderheidsbelangen | -6 | -6 |
| Note | 30/06/2020 | 30/06/2019 | |
|---|---|---|---|
| Number of ordinary shares in circulation at the end of the financial year | 7,153,322 | 7,153,322 | |
| Weighted average number of shares during the financial year | 7,153,322 | 6,906,775 | |
| EARNINGS PER ORDINARY SHARE - GROUP SHARE (in EUR) | -0.44 | -2.98 | |
| DILUTED NET EARNINGS PER SHARE - GROUP SHARE (in EUR) | -0.44 | -2.98 |
| FIGURES IN THOUSANDS EUR | Note | 30/06/2020 | 31/12/2019 | |
|---|---|---|---|---|
| ASSETS | ||||
| I. FIXED ASSETS | 199,491 | 206,815 | ||
| A | Goodwill | 0 | 0 | |
| B | Intangible fixed assets | 0 | 0 | |
| C Investment properties | 6 | 193,301 | 206,100 | |
| D Other tangible fixed assets | 30 | 15 | ||
| E F |
Non-current financial assets Finance lease receivables |
6,160 0 |
700 0 |
|
| G Trade receivables and other non-current assets | 0 | 0 | ||
| H Deferred tax assets | 0 | 0 | ||
| I | Stakes in associates and joint ventures – changes in equity | 0 | 0 | |
| II. CURRENT ASSETS | 36,064 | 49,541 | ||
| A | Assets classified as held for sale | 7 | 30,585 | 45,554 |
| B | Current financial assets | 0 | 0 | |
| C Finance lease receivables | 0 | 0 | ||
| D Trade receivables | 2,110 | 182 | ||
| E | Tax receivables and other current assets | 666 | 1,261 | |
| F | Cash and cash equivalents | 2,664 | 2,483 | |
| G Deferred charges and accrued income | 40 | 61 | ||
| TOTAL ASSETS | 235,555 | 256,356 | ||
| FIGURES IN THOUSANDS EUR | Note | 30/06/2020 | 31/12/2019 | |
| LIABILITIES | ||||
| EQUITY | 119,366 | 128,319 | ||
| I. | Equity attributable to the shareholders of the parent company | 119,085 | 128,032 | |
| A | Capital | 8 | 6,823 | 6,823 |
| a. Issued Capital | 7,153 | 7,153 | ||
| b. Costs related to capital increases | -331 | -331 | ||
| B | Issue premiums | 149,867 | 149,867 | |
| C Reserves | -34,462 | -8,179 | ||
| D Net profit of the year | -3,142 | -20,478 | ||
| II. Minority interests | 281 | 287 | ||
| LIABILITIES | 116,189 | 128,036 | ||
| I. | Non-current liabilities | 93,278 | 92,385 | |
| A | Provisions | 0 | 0 | |
| B | Non-current financial debts | 9 | 90,954 | 89,946 |
| a. Borrowings | 90,954 | 89,946 | ||
| b. Financial lease c. Other |
0 0 |
0 0 |
||
| C Other non-current financial liabilities | 2,046 | 2,156 | ||
| D Trade debts and other non-current debts | 0 | 0 | ||
| E | Other non-current liabilities | 97 | 102 | |
| F | Deferred taxes – liabilities | 181 | 181 | |
| a. Exit tax | 0 | 0 | ||
| b. Others | 181 | 181 | ||
| II. Current liabilities | 22,911 | 35,651 | ||
| A | Provisions | 0 | 0 | |
| B | Current financial debts | 18,500 | 31,999 | |
| a. Borrowings | 0 | 0 | ||
| b. Financial lease | 0 | 0 | ||
| c. Other | 0 | 0 | ||
| C Other current financial liabilities | 0 | 0 | ||
| D Trade debts and other current debts | 1,279 | 1,540 | ||
| a. Exit tax | 0 | 0 | ||
| b. Others | 1,279 | 1,540 | ||
| E | Other current liabilities | 1,343 | 1,343 | |
| F | Accrued charges and deferred income | 1,789 | 770 | |
| TOTAL EQUITY AND LIABILITIES | 235,555 | 256,356 | ||
| CIJFERS IN DUIZENDEN EUR | Note | 30/06/2020 | 30/06/2019 |
|---|---|---|---|
| CASH AND CASH EQUIVALENTS START OF PERIOD | 2,483 | 2,180 | |
| 1. Cashflow from operating activities | 2,731 | 5,941 | |
| Net profit | -3,142 | -20,555 | |
| Non-paid interest and bank charges | 270 | 321 | |
| Adaptation of the result for non-cash flow transactions | 6,791 | 25,991 | |
| - Depreciation on capitalized financing charges | 9 | 9 | |
| - Depreciation on intangible and other tangible fixed assets | 7 | 10 | |
| - Result from the sale of investment properties | 4 | -46 | -115 |
| - Increase / decrease of receivable invoices (+/-) | 141 | 887 | |
| - Changes in Fair Value of investment properties and project developments | 4 | 6,790 | 23,851 |
| - Changes in Fair Value of financial assets and liabilities | -110 | 1,349 | |
| Changes in working capital requirements: | -1,188 | 183 | |
| Movement of assets: | -1,313 | 801 | |
| - Trade receivables | -1,928 | 181 | |
| - Tax receivables and other current assets | 594 | 569 | |
| - Deferred charges and accrued income | 21 | 51 | |
| Movement of liabilities: | 125 | -617 | |
| - Other current financial liabilities | -5 | -7 | |
| - Other non-current liabilities | -391 | -194 | |
| - Deferred taxes - liabilities | 1 | 70 | |
| - Trade debts and other current debts | 520 | -486 | |
| 2. Cash flow resulting from investment activities | 15,673 | 1,464 | |
| Purchase of intangible and other tangible fixed assets | -14 | 0 | |
| Investments in existing properties | -400 | -611 | |
| Earnings from the sale of investment properties | 4 | 16,087 | 2,075 |
| 3. Cash flow from financing activities | -18,223 | -7,712 | |
| Repayment of loans | -12,500 | -3,000 | |
| Take-up of loans | 9 | 0 | 0 |
| Costs for capital increase | 0 | -179 | |
| Payment on dividends | -5,723 | -4,533 | |
| Payment on transaction costs | 0 | 0 | |
| CASH AND CASH EQUIVALENTS END OF PERIOD | 2,664 | 1,873 |
| FIGURES IN THOUSANDS EUR | Capital | Cost of Capital increase |
Issue premiums Reserves |
Net result of the financial year |
Minority interests |
Equity | |
|---|---|---|---|---|---|---|---|
| BALANCE SHEET ON 31 DECEMBER 2018 | 131,724 | -152 | 1,496 | -4,405 | 608 | 301 | 129,572 |
| Appropriation of result 2018 | -3,926 | -608 | -4,534 | ||||
| Transfer of portfolio result to reserves | -7,193 | 7,193 | - | ||||
| Transfer of operating result to reserves | 3,913 | -3,913 | - | ||||
| Transfer variations in the fair value of the financial instruments |
-646 | 646 | - | ||||
| Dividend for financial year 2018 | -4,533 | -4,533 | |||||
| Net result 2018 | -20,478 | -13 | -20,491 | ||||
| Other elements recognized in the comprehensive result | - | - | - | 152 | - | - | 152 |
| Impact on the Fair Value of estimated transaction costs resulting from the hypothetical disposal of investment properties |
- | ||||||
| Change in Fair Value of properties | - | ||||||
| Reserve for the impact on the Fair Value of financial instruments |
152 | 152 | |||||
| Change fractional value of shares | -126,058 | 126,058 | - | ||||
| Public issue of new shares | - | ||||||
| Capital increase by contribution in kind | 1,488 | -179 | 22,313 | 23,621 | |||
| BALANCE SHEET ON 31 DECEMBER 2019 | 7,154 | -331 | 149,867 | -8,179 | -20,479 | 288 | 128,320 |
| FIGURES IN THOUSANDS EUR | Capital | Cost of Capital increase |
Issue premiums Reserves |
Net result of the financial year |
Minority interests |
Equity | |
|---|---|---|---|---|---|---|---|
| BALANCE SHEET ON 31 DECEMBER 2019 | 7,154 | -331 | 149,867 | -8,179 | -20,479 | 288 | 128,319 |
| Appropriation of result 2018 | -26,203 | 20,479 | -5,723 | ||||
| Transfer of portfolio result to reserves | -20,009 | 20,009 | - | ||||
| Transfer of operating result to reserves | -5,837 | 5,837 | - | ||||
| Transfer variations in the fair value of the financial instruments |
-357 | 357 | - | ||||
| Dividend for financial year 2018 | -5,723 | -5,723 | |||||
| Net result 2019 | -3,142 | -6 | -3,148 | ||||
| Other elements recognized in the comprehensive result | - | - | - | -80 | - | - | -80 |
| Impact on the Fair Value of estimated transaction costs resulting from the hypothetical disposal of investment properties |
- | ||||||
| Change in Fair Value of properties | - | ||||||
| Reserve for the impact on the Fair Value of financial instruments |
-80 | -80 | |||||
| Change fractional value of shares | |||||||
| Capital increase by contribution in kind | - | ||||||
| BALANCE SHEET ON 30 JUNI 2020 | 7,154 | -331 | 149,867 | -34,462 | -3,142 | 281 | 119,366 |
| FIGURES IN THOUSANDS EUR | Legal reserve | Reserve for the balance of changes in Fair Value of properties |
Reserve for the impact on Fair Value disposal of investment properties of estimated transaction charges resulting from the hypothetical |
hedge accounting as defined in IFRS Reserve for the balance of changes instruments which are subject to a in Fair Value of authorized hedge |
instruments which are not subject to a hedge accounting as defined in IFRS Reserve for the balance of changes in Fair Value of authorized hedge |
Available reserve: reserve for foreseeable losses |
Other reserves | Results carried forward from previous financial years |
Total reserves |
|---|---|---|---|---|---|---|---|---|---|
| BALANCE SHEET ON 31 DECEMBER 2019 | - | -5,595 | -9,076 | -824 | -593 | 14 | - | 7,894 | -8,180 |
| Processing of net result 2019 Transfer of portfolio result to reserves |
0 -21,877 -21,877 |
1,868 1,868 |
0 | -850 | 0 | 0 | -6,078 -26,888 -20,009 |
||
| Transfer of operating result to reserves | -6,078 | -6,078 | |||||||
| Transfer of variations in the Fair Value of financial instrumets |
-850 | -850 | |||||||
| Other elements recognized in the comprehensive result |
0 | 0 | 0 | 655 | 0 | 0 | 0 | 0 | 655 |
| Changes in Fair Value of properties | 0 | ||||||||
| Changes in Fair Value of financial assets and liabilities |
655 | 655 | |||||||
| Issu of new shares | 0 | ||||||||
| Capital increase through contribution in kind | 0 | ||||||||
| Cost of issuing new shares and of capital increase |
0 | ||||||||
| Capital reduction to forming available reserve to cover |
0 | ||||||||
| Dividends | 0 | ||||||||
| Others | 0 | ||||||||
| BALANCE SHEET ON 30 JUNE 2020 | - -27,472 | -7,208 | -169 | -1,443 | 14 | - | 1,815 -34,463 |
| NOTE 1. ACCOUNTING FOR FINANCIAL REPORTING 45 | |
|---|---|
| NOTE 2. INFORMATION BY SEGMENT 45 | |
| NOTE 3. PROPERTY RESULT 47 | |
| NOTE 4. PORTFOLIO RESULT 48 | |
| NOTE 5. FINANCIAL RESULT 49 | |
| NOTE 6. INVESTMENT PROPERTIES 49 | |
| NOTE 7. ASSETS AVAILABLE FOR SALE 50 | |
| NOTE 8. CAPITAL 50 | |
| NOTE 9. FINANCIAL DEBTS 51 | |
| NOTE 10. FINANCIAL ASSETS AND LIABILITIES 52 | |
| NOTE 11. DEBT RATIO 53 | |
| NOTE 12. REAL ESTATE COMPANIES ESTABLISHED 54 | |
| NOTE 13. CONSOLIDATION SCOPE 54 | |
| NOTE 14. OFF-BALANCE SHEET RIGHTS AND COMMITMENTS 55 | |
| NOTE 15. RELATED PARTY TRANSACTIONS WITH RESPECT TO THE | |
| INCOME STATEMENT 55 | |
| NOTE 16. EVENTS AFTER CLOSING OF THE BALANCE 55 |
Qrf's financial statements are prepared in accordance with IFRS as adopted by the European Union and in accordance with the provisions of the RREC Act.
This interim financial information for the period ended June 30, 2020 has been prepared in accordance with IAS 34, "Interim Financial Reporting". This interim financial report should be read in conjunction with the financial statements for the financial year ending December 31, 2019.
During the first half of 2020 Qrf did not include any new IFRS standards or interpretations in its accounting policies and applied the valuation rules for the preparation of the interim financial statements. Statements are identical to those applied for the financial year ending December 31, 2019.
As of June 30, no statutory half-yearly financial report is prepared. The statutory annual accounts are only prepared at year-end.
| 30/06/2020 | ||||
|---|---|---|---|---|
| FIGURES IN THOUSANDS EUR | BELGIUM | NETHERLANDS | Non attributed amounts |
TOTAL |
| NET RENTAL INCOME | 5,212 | 548 | 0 | 5,760 |
| PROPERTY RESULT | 5,210 | 475 | 0 | 5,684 |
| PROPERTY CHARGES | -181 | -75 | 0 | -256 |
| OPERATING PROPERTY RESULT | 5,029 | 400 | 0 | 5,429 |
| (-) General company expenses (+/-) Other operating income and charges |
-17 0 |
-16 0 |
-771 7 |
-804 7 |
| OPERATING RESULT BEFORE THE RESULT ON THE PORTFOLIO |
5,012 | 384 | -764 | 4,632 |
| (+/-) Result on disposals of investment properties (+/-) Changes in Fair Value of investment properties (+/-) Other portfolio result |
46 -5,680 0 |
0 -1,110 0 |
0 0 0 |
46 -6,790 0 |
| OPERATING RESULT | -622 | -726 | -764 | -2,112 |
| FINANCIAL RESULT | 0 | 0 | -1,036 | -1,036 |
| RESULT BEFORE TAXES | -622 | -726 | -1,800 | -3,148 |
| TAXES | 0 | 0 | 0 | 0 |
| NET RESULT | -622 | -726 | -1,800 | -3,148 |
| MINORITY INTERESTS | -6 | 0 | 0 | -6 |
| NET RESULT - GROUP SHARE | -616 | -726 | -1,800 | -3,142 |
30/06/2020
| FIGURES IN THOUSANDS EUR | BELGIUM | NETHERLANDS | Non attributed amounts |
TOTAL |
|---|---|---|---|---|
| ASSETS | ||||
| Investment properties Other assets |
178,650 24,965 |
25,730 0 |
730 5,515 |
205,110 30,480 |
| TOTAL ASSETS | 203,615 | 25,730 | 6,245 | 235,590 |
| LIABILITIES | ||||
| EQUITY | 0 | 0 | 119,366 | 119,366 |
| Group equity Minority interests |
0 0 |
0 0 |
119,085 281 |
119,085 281 |
| LIABILITIES | 0 | 0 | 116,189 | 116,189 |
| TOTAL EQUITY AND LIABILITIES | 0 | 0 | 235,555 | 235,555 |
| 30/06/2019 | ||||
| FIGURES IN THOUSANDS EUR | BELGIUM | NETHERLANDS | Non attributed amounts |
TOTAL |
| NET RENTAL INCOME | 7,060 | 712 | 0 | 7,771 |
| PROPERTY RESULT | 7,050 | 619 | 0 | 7,669 |
| PROPERTY CHARGES | -548 | -29 | 0 | -576 |
| OPERATING PROPERTY RESULT | 6,502 | 590 | 0 | 7,093 |
| (-) General company expenses (+/-) Other operating income and charges |
-102 0 |
11 0 |
-969 0 |
-1,061 0 |
| OPERATING RESULT BEFORE THE RESULT ON THE PORTFOLIO |
6,400 | 601 | -969 | 6,032 |
| (+/-) Result on disposals of investment properties | 36 | 0 | 0 | 36 |
| (+/-) Changes in Fair Value of investment properties (+/-) Other portfolio result |
-23,211 0 |
-640 0 |
0 0 |
-23,851 0 |
| OPERATING RESULT | -16,775 | -39 | -969 | -17,782 |
| FINANCIAL RESULT | 0 | 0 | -2,745 | -2,745 |
| RESULT BEFORE TAXES | -16,775 | -39 | -3,714 | -20,527 |
| TAXES | 0 | 0 | -27 | -27 |
| NET RESULT | -16,775 | -39 | -3,741 | -20,554 |
| MINORITY INTERESTS | -6 | 0 | 0 | -6 |
| NET RESULT - GROUP SHARE | -16,769 | -39 | -3,741 | -20,548 |
| Non attributed |
TOTAL | ||
|---|---|---|---|
| 234,989 | |||
| 35,405 | 0 | 2,784 | 38,189 |
| 243,554 | 26,840 | 2,784 | 273,177 |
| 0 | 0 | 128,300 | 128,300 |
| 128,006 | |||
| 0 | 0 | 294 | 294 |
| 0 | 0 | 144,877 | 144,877 |
| 0 | 0 | 273,177 | 273,177 |
| BELGIUM 208,149 0 |
NETHERLANDS 26,840 0 |
amounts 0 128,006 |
The Board of Directors is the body that makes decisions and the body that measures the performance of the different segments. The Board of Directors reviews the results at the level of geographical spread.
| FIGURES IN THOUSANDS EUR | 30/06/2020 | 30/06/2019 |
|---|---|---|
| (+) I. Rental income | 6,629 | 7,854 |
| - Rent | 6,629 | 7,854 |
| - Guaranteed income | 0 | 0 |
| (+) II. Writeback of leased payments sold and discounted | 0 | 0 |
| (+/-)III. Rental related expenses | -869 | -83 |
| - Write-downs on trade receivables | -875 | -83 |
| - Reversals of write-downs on trade receivables | 5 | 0 |
| NET RENTAL INCOME | 5,760 | 7,771 |
| (+) IV. Recovery of property charges | 0 | 0 |
| (+) V. Recovery of rental charges and taxes normally payable by tenants on let properties | 151 | 306 |
| - Rebilling of rental charges borne by the owner | 24 | 14 |
| - Rebilling of advance levies and taxies on let properties | 127 | 292 |
| (-) VI. Costs payable by the tenants and borne by the owner on the rental damage |
||
| and refurbishment | 0 | 0 |
| (-) VII. Rental charges and taxes normally payable by tenants on let properties |
-227 | -407 |
| - Rental charges borne by the owner | -81 | -303 |
| - Advance levies and charges on let properties | -145 | -104 |
| (+/-)VIII. Other rental related income and expenses | 0 | 0 |
| PROPERTY RESULT | 5,685 | 7,669 |
The present value of future rental income until the first expiry date of the lease following collection terms:
| FIGURES IN THOUSANDS EUR | 30/06/2020 | 30/06/2019 |
|---|---|---|
| STATEMENT OF THE CONTRACTUAL RENTAL INCOME RECEIVABLE ON THE FIRST DUE DATE |
||
| Within one year | 11,251 | 13,083 |
| Between one and five years | 11,767 | 11,767 |
| More than five years | 2,706 | 2,706 |
| TOTAL | 25,724 | 27,556 |
In Belgium, most leases QRF commercial leases for a period of 9 years, basically by the tenant terminated after expiration of the third and sixth year, subject to a notice period of 6 months before the due date.
In the Netherlands, most of Qrf's lease contracts are commercial lease contracts for a period of 5 years, which can contractually grant an option for an extension of the tenant for a period of 5 or 10 years, with a termination option on the part of the tenant at the end of the first period, as well as at the end of each subsequent period.
In order to ensure compliance with the obligations imposed on the tenant under the agreement, the tenant, in principle in both Belgium and the Netherlands, must provide a rental guarantee, usually in the form of a bank guarantee worth three to six months' rent.
Rents, for both Belgium and the Netherlands, are usually paid monthly (sometimes quarterly) in advance and are usually indexed annually at maturity. Taxes and levies (including property tax) and common costs are in principle borne by the tenant.
At the start of the agreement, a location description is in principle drawn up between the parties by an independent expert. At the expiration of the agreement, the tenant must return the spaces rented by him in the condition as described in the location description upon entry, subject to normal wear and tear. The tenant cannot transfer the lease or sublet the spaces in whole or in part, unless with the prior written consent of the landlord. The tenant has the obligation to register the agreement at his expense.
| FIGURES IN THOUSANDS EUR | 30/06/2020 | 30/06/2019 |
|---|---|---|
| (+/-) XVI. Result on disposals of investment properties | 46 | 36 |
| - Net sales of properties (selling price - transaction costs) | 21,397 | 1,996 |
| - Asset value of the sold properties | -21,351 | -1,960 |
| (+/-) XVII. Result on disposals of other non-financial assets | 0 | 0 |
| (+/-) XVIII. Changes in Fair Value of investment properties | -6,790 | -23,851 |
| - Positive changes in Fair Value of investment properties | 900 | 1,003 |
| - Negative changes in Fair Value of investment properties | -7,690 | -24,854 |
| (+/-) XIX. Other portfolio result | 0 | 0 |
| PORTFOLIO RESULT | -6,744 | -23,815 |
| FIGURES IN THOUSANDS EUR | 30/06/2020 | 30/06/2018 |
|---|---|---|
| (+) XX. Financial Income |
5 | 0 |
| - Collected interest and dividends | 5 | 0 |
| (-) XXI. Net interest charges |
-1,079 | -1,320 |
| - Nominal interest charges on loans | -748 | -885 |
| - Costs of authorized hedging instruments | -331 | -435 |
| - Other interest charges | 0 | 0 |
| (-) XXII. Other financial charges |
-155 | -77 |
| - Bank charges and other commissions | -155 | -77 |
| (+/-) XXIII. Changes in Fair Value of financial assets and liabilities | 192 | -1,349 |
| IFRS | 0 | 0 |
| - Authorized hedging instruments subject to hedge accounting as defined in IFRS | 192 | -1,349 |
| - Others | ||
| FINANCIAL RESULT | -1,036 | -2,745 |
Qrf is exposed to any increases in financial charges which may be caused by an increase in interest rates. To limit this risk, Qrf has partly converted the floating interest rates into fixed interest rates via interest rate swaps. The term of these financial instruments is aligned with the term of the loans of Qrf. If the interest rates fall sharply in the long term, the market value of these interest rate swaps can become very negative.
The derivatives currently used by Qrf no longer qualify as cash flow hedging transactions. Changes in the Fair Value of derivatives that do not qualify as a cash flow hedge are recognized immediately in the result.
The financing cost for the first half of 2020 amounted to 1.73%, including the credit margins and the cost of the hedging instruments. As of June 30, 2020, all drawn credit lines had a fixed interest rate, including by using interest rate swaps as a hedging instrument.
| FIGURES IN THOUSANDS EUR | 30/06/2020 | 31/12/2019 |
|---|---|---|
| INVESTMENT TABLE | ||
| Balance at the beginning of the financial year | 206,100 | 271,793 |
| Acquisition by purchase or contribution of investment companies | 0 | 0 |
| Acquisition by purchase or contribution of investment properties | 0 | 23,800 |
| Other elements recognized in the result | 0 | -19 |
| Sale of investment properties | -2,731 | -16,670 |
| Transfer to assets available for sale | -3,681 | -45,554 |
| Capitalized expenditures (Capex) | 403 | 772 |
| Change in Fair Value of investment properties | -6,790 | -28,022 |
| Balance at the end of the financial year | 193,301 | 206,100 |
The Cushman & Wakefield valuation is reported on the basis of 'material valuation uncertainty' (see 4.2 of this half-year report).
| FIGURES IN THOUSANDS EUR | 30/06/2020 | 31/12/2019 |
|---|---|---|
| Assets available for sale | ||
| Balance at the start of the financial year | 45,554 | 0 |
| Transferred from / to investment property | 3,681 | 45,554 |
| Variation in the fair value of investment propertie | -10 | 0 |
| Book value of assets sold available for sale | -18,640 | 0 |
| Balance at the end of the financial year | 30,585 | 45,554 |
| FIGURES IN THOUSANDS EUR | Capital movement |
Total outstand ing capital |
Issue premi ums |
Costs of capital increase |
Number of shares issued |
Total number of shares |
|
|---|---|---|---|---|---|---|---|
| EVOLUTION CAPITAL | |||||||
| Date | Transaction | ||||||
| 03/09/2013 Formation | 62 | 62 | 1,230 | 1,230 | |||
| 27/11/2013 Share split (1 against 2) | 0 | 62 | 1,230 | 2,460 | |||
| 27/11/2013 Contribution in cash | 1,139 | 1,200 | 45,540 | 48,000 | |||
| 18/12/2013 Contribution of Laagland | 5,243 | 6,443 | 209,711 | 257,711 | |||
| 18/12/2013 IPO and first listing on EURonext Brussels | 75,380 | 81,823 | 3,015,200 | 3,272,911 | |||
| 18/12/2013 Capital reduction to hedge future losses | -5,734 | 76,089 | 0 | 3,272,911 | |||
| BALANCE SHEET ON 30 DECEMBER 2013 | 76,089 | 3,272,911 | |||||
| BALANCE SHEET ON 30 DECEMBER 2014 | 76,089 | 3,272,911 | |||||
| Date | Transaction | ||||||
| 24/06/2015 Capital increase by contribution in kind | 4,490 | 80,579 | 238 | -20 | 193,097 | 3,466,008 | |
| 08/12/2015 Capital increase by contribution in kind | 14,733 | 95,312 | 608 | -8 | 633,680 | 4,099,688 | |
| 09/12/2015 Contribution of company TT Center plus | 8,913 | 104,225 | 37 | -5 | 383,363 | 4,483,051 | |
| BALANCE SHEET ON 30 DECEMBER 2015 | 104,225 | 883 | -32 | 4,483,051 | |||
| Date | Transaction | ||||||
| 01/01/2016 Capital increase by contribution in kind (relating to financial year 2015) |
104,225 | -23 | 4,483,051 | ||||
| 30/06/2016 Capital increase by contribution in kind | 7,567 | 111,792 | 371 | -27 | 325,466 | 4,808,517 | |
| 21/12/2016 Capital increase by contribution in kind | 7,470 | 119,262 | 206 | -28 | 321,285 | 5,129,802 | |
| BALANCE SHEET ON 30 DECEMBER 2016 | 119,262 | 1,459 | -111 | 5,129,802 | |||
| Date | Transaction | ||||||
| 01/01/2017 Capital increase by contribution in kind | |||||||
| (relating to financial year 2016) | 119,262 | -14 | 5,129,802 | ||||
| 25/09/2017 Capital increase by contribution in kind | 12,462 | 131,724 | 38 | -27 | 536,020 | 5,665,822 | |
| BALANCE SHEET ON 31 DECEMBER 2017 | 131,724 | 1,496 | -152 | 5,665,822 | |||
| BALANCE SHEET ON 31 DECEMBER 2018 | 131,724 | 1,496 | -152 | 5,665,822 | |||
| Date | Transaction | ||||||
| 09/01/2019 Capital reduction as a result of the change | |||||||
| in the fractional value per share | -126,058 | 5,666 | 126,058 | 5,665,822 | |||
| 29/01/2019 Capital increase by contribution in kind | 1,488 | 7,153 | 22,313 | -179 | 1,487,500 | 7,153,322 | |
| BALANCE SHEET ON 31 DECEMBER 2019 | 7,153 | 149,867 | -331 | 7,153,322 | |||
| BALANCE SHEET ON 31 DECEMBER 2020 | 7,153 | 149,867 | -331 | 7,153,322 |
No capital operations took place in the 2014, 2018 and 2020 financial years.
| FIGURES IN THOUSANDS EUR | 30/06/2020 | 31/12/2019 |
|---|---|---|
| FINANCIAL DEBTS | ||
| I. B. Non-current financial debts | 90,954 | 89,946 |
| -Credit institutions | 91,000 | 90,000 |
| -Cost of borrowings | -46 | -54 |
| II. B.Current financial debts | 18,500 | 31,999 |
| -Credit institutions | 18,500 | 32,000 |
| -Cost of borrowings | -1 | |
| TOTAL | 109,454 | 121,945 |
| FIGURES IN THOUSANDS EUR | 30/06/2020 | 31/12/2019 |
| BREAKDOWN BY MATURITY OF LONG-TERM FINANCIAL LIABILITIES | ||
| Between one and two years | 15,000 | 15,000 |
| Between two and five years | 66,000 | 33,000 |
| Over five years | 10,000 | 42,000 |
| TOTAL | 91,000 | 90,000 |
| CIJFERS IN DUIZENDEN EUR | 30/06/2020 | 31/12/2019 |
| BREAKDOWN BY MATURITY OF UNDRAWN CREDIT FACILITIES | ||
| Payable within one year | 10,000 | 10,000 |
| Payable after one year | 59,000 | 54,000 |
| TOTAL | 69,000 | 64,000 |
| FIGURES IN THOUSANDS EUR | 30/06/2020 | 31/12/2019 |
| ESTIMATED FUTURE INTEREST CHARGES ON BORROWINGS | ||
| Within one year Between one and five years |
2,565 6,803 |
2,330 5,833 |
| More than five years | 1,479 | 1,043 |
| TOTAL | 10,846 | 9,205 |
The estimate of future interest charges is taking into account the financial debts recognized as of June 30, 2020, interest coverage in accordance with current contracts and applicable margin on top of the fixed interest rate.
| 31/12/2019 | 31/12/2019 | |||
|---|---|---|---|---|
| FIGURES IN THOUSANDS EUR | Categorie | Boekwaarde | Reële Waarde | Level |
| STATEMENT OF FINANCIAL ASSETS AND LIABILITIES | ||||
| ASSETS | ||||
| Current financial assets | ||||
| Trade receivables | B | 182 | 182 | Level 2 |
| Tax receivables and other current assets | B | 1,261 | 1,261 | Level 2 |
| Cash and cash equivalents | C | 2,483 | 2,483 | Level 1 |
| TOTAL FINANCIAL ASSETS | 3,925 | 3,925 | ||
| LIABILITIES | ||||
| Non-current financial liabilities | ||||
| Non-current financial debts | B | 89,946 | 89,946 | Level 2 |
| Other non-current liabilities | ||||
| Rental guarantees received | B | 102 | 102 | Level 2 |
| Other non-current financial liabilities | ||||
| Other non-current financial liabilities | A | 2,156 | 2,156 | Level 2 |
| Current financial liabilities | ||||
| Trade debts and other current debts | B | 1,540 | 1,540 | Level 2 |
| Other current liabilities | B | 1,343 | 1,343 | Level 2 |
| Current financial liabilities | B | 31,999 | 31,999 | Level 2 |
| Other current financial liabilities | A | 0 | 0 | Level 2 |
| TOTAL FINANCIAL LIABILITIES | 127,086 | 127,086 |
| 30/06/2020 | 30/06/2020 | |||
|---|---|---|---|---|
| FIGURES IN THOUSANDS EUR | Categorie | Boekwaarde | Reële Waarde | Level |
| STATEMENT OF FINANCIAL ASSETS AND LIABILITIES | ||||
| ASSETS | ||||
| Current financial assets | ||||
| Trade receivables | B | 2,110 | 2,110 | Level 2 |
| Tax receivables and other current assets | B | 666 | 666 | Level 2 |
| Cash and cash equivalents | C | 2,664 | 2,664 | Level 1 |
| TOTAL FINANCIAL ASSETS | 5,440 | 5,440 | ||
| LIABILITIES | ||||
| Non-current financial liabilities | ||||
| Non-current financial debts | B | 90,954 | 90,954 | Level 2 |
| Other non-current liabilities | ||||
| Rental guarantees received | B | 97 | 97 | Level 2 |
| Other non-current financial liabilities | ||||
| Other non-current financial liabilities | A | 2,046 | 2,046 | Level 2 |
| Current financial liabilities | ||||
| Trade debts and other current debts | B | 1,279 | 1,279 | Level 2 |
| Other current liabilities | B | 1,343 | 1,343 | Level 2 |
| Current financial debts | B | 18,500 | 18,500 | Level 2 |
| Other current financial liabilities | A | 0 | 0 | Level 2 |
| TOTAL FINANCIAL LIABILITIES | 114,219 | 114,219 |
The categories correspond to the following financial instruments:
A. Assets or liabilities held at Fair Value (hedging instruments).
B. Financial assets or liabilities (including receivables and loans) held to maturity at amortized cost.
C. Investments held to maturity at amortized cost.
All the financial instruments of the Group correspond to levels 1 and 2 in the hierarchy of Fair Values. The Fair Value is measured on a regular basis.
Level 1 in the hierarchy of the Fair Values retains the cash and cash equivalents.
Level 2 in the hierarchy of the Fair Values concerns the other financial assets and liabilities whose Fair Value is based on other data that can be determined, directly or indirectly, for the assets or liabilities in question. The valuation techniques regarding the Fair Value of level 2 financial instruments are as follows:
| FIGURES IN THOUSANDS EUR | 30/06/2020 | 31/12/2019 |
|---|---|---|
| DEBT RATIO | ||
| Liabilities | 116,189 | 128,036 |
| - Adjustments | -4,016 | -3,106 |
| Debt burden pursuant to Article 13 of the RREC Royal Decree | 112,174 | 124,930 |
| Total assets | 235,555 | 256,356 |
| DEBT RATIO | 47.62% | 48.73% |
The debt burden as referred to in Art. 13 of the RREC Royal Decree amounts to 112 MEUR on 30 June 2020. The Debt ratio is 47.62% on 30 June 2020.
The Debt ratio is calculated as the ratio of the debt burden (ie the liabilities excluding provisions, accruals and other long/ short-term financial liabilities, such as mainly the negative variations in the Fair Value of the hedging instruments) relative to the total of the assets.
Qrf must continue to comply with the financial ratios as imposed by the RREC Act. Unless this is the result of a variation of the Fair Value of the assets, the Debt ratio of a RREC may not exceed 65% of the assets, after deduction of the permitted hedging instruments, in accordance with Article 45 of the RREC Act. If Qrf's Debt Ratio exceeds 50%, it should take a number of steps, including drawing up a financial plan describing the measures that will be taken to prevent the Debt ratio from rising above 65%. The annual financial costs associated with the indebtedness of a RREC and its subsidiaries may at no time exceed 80% of Qrf's consolidated net operating result. In addition, in certain financing agreements with financial institutions, a covenant has been agreed that the debt ratio of Qrf may not exceed 60%.
Qrf set up the real estate company Bond 58 BV in the first half of 2020 to realize the agreed collaboration with Dyls NV for the redevelopment of the site located at Bondgenotenlaan in Leuven. The company was incorporated with the transfer of the property, after which 70% of the shares were immediately sold to Dyls NV (see point 2.1.2).
As of June 30, 2020, the consolidation scope consists of Qrf Comm. VA and its subsidiaries:
Qrf has various debt collection procedures in progress, which may have a limited impact on the figures. In addition, Qrf is involved in a number of lawsuits that are pending or threatened. These disputes mainly concern disputes with certain tenants in the context of a lease renewal application to which the tenant is entitled in accordance with Article 13 of the Commercial Lease Act.
In addition, there is a dispute pending concerning the takeover of the company Center Commercial Hutois NV in Huy, in which there is a dispute with the former owners regarding the regularization of the building permit. The urbanization regularization has since been granted by decision of the Municipal Executive of the city of Huy taken on February 1, 2019, but the dispute is formally pending.
There are no rental guarantees on properties owned by Qrf Comm. VA.
| FIGURES IN THOUSANDS EUR | 30/06/2020 | 30/06/2019 |
|---|---|---|
| RELATED PARTY TRANSACTIONS | ||
| XIV. General company expenses | 373 | 457 |
| - Remuneration for the Executive Management | 184 | 243 |
| - Remuneration for the Statutory Manager | 146 | 152 |
| - Operating charges for the Statutory Manager | 4 | 4 |
| - Remuneration for the Board of Directors and committees | 40 | 58 |
| Trade receivables | -12 | - |
| Trade debts and other current debts | 40 | - |
Two sales were finalized after closing of the balance sheet date and this for a net revenue of 3.76 MEUR. It concerns the second part of the site located at Boomsesteenweg 925 in Wilrijk (rented to Vanden Borre) and a shop located at Koning Albertstraat 60 in Hasselt (rented to Casa). These two sales were realized at 2.20% above the Fair Value as at 30/06/2020.
QRF COMM. VA
Statutory auditor's review report on the condensed consolidated interim figures for the period of six months ended 30 June 2020
31 July 2020
For the attention of the Statutory Management
We have reviewed the condensed consolidated interim figures of Qrf Comm. VA and its subsidiaries as of 30 June 2020, consisting of the condensed consolidated income statement, the statement of other comprehensive income, the condensed consolidated balance sheet, the condensed consolidated statement of changes in shareholders' equity and the condensed consolidated cash flow statement for the 6-month period then ended, as well as the explanatory notes (together: "condensed consolidated interim figures"). The Statutory Management is responsible for the preparation and presentation of these condensed consolidated interim figures in accordance with IAS 34, as adopted by the European Union. Our responsibility is to express a conclusion on these condensed consolidated interim figures based on our review.
We conducted our review in accordance with International Standard on Review Engagements 2410, "Review of Interim Financial Information Performed by the Independent Auditor of the Entity." A review of interim financial information consists in making inquiries, primarily of persons responsible for financial and accounting matters, and in applying analytical and other review procedures. A review is substantially less in scope than an audit conducted in accordance with International Standards on Auditing and, consequently, does not enable us to obtain assurance that we would become aware of all significant matters that might be identified in an audit. Accordingly, we do not express an audit opinion.
Based on our review, nothing has come to our attention that causes us to believe that the condensed consolidated interim figures on 30 June 2020 is not prepared, in all material respects, in accordance with IAS 34, as adopted by the European Union.
PwC Bedrijfsrevisoren BV - PwC Reviseurs d'Entreprises SRL - Financial Assurance Services Maatschappelijke zetel/Siège social: Woluwe Garden, Woluwedal 18, B-1932 Sint-Stevens-Woluwe Vestigingseenheid/Unité d'établissement: Generaal Lemanstraat 55, B-2018 Antwerpen T: +32 (0)3 259 3011, F: +32 (0)3 259 3099, www.pwc.com BTW/TVA BE 0429.501.944 / RPR Brussel - RPM Bruxelles / ING BE43 3101 3811 9501 - BIC BBRUBEBB / BELFIUS BE92 0689 0408 8123 - BIC GKCC BEBB
As far as the outbreak of COVID 19 is concerned, we draw your attention to page 35 of the half year report and Note 6 ("Material valuation uncertainty due to the new corona virus (Covid-19)") of the consolidated condensed consolidated interim figures ("Investment properties") in which the board of directors expresses their view that as a consequence of the pandemic a material valuation uncertainty has been included in the external valuator's reports of the investment properties as of June 30, 2020. This means that there is a higher degree of uncertainty in the valuations than usually given the future unknown impact that Covid-19 may have on the real estate market.
We do not express a qualifiation in our review report regarding this matter.
Antwerp, 31 July 2020
The statutory auditor PwC Reviseurs d'Entreprises SRL / Bedrijfsrevisoren BV Represented by
Peter Ringoot Réviseur d'Entreprises / Bedrijfsrevisor
| 6.1 | EPRA NAV 61 | |
|---|---|---|
| 6.2 | EPRA NAV PER SHARE 62 | |
| 6.3 | EPRA EARNINGS 62 | |
| 6.4 | AVERAGE COST OF FINANCING 63 | |
| 6.5 | OPERATING MARGIN 63 |
The European Securities and Markets Authority (ESMA) has published regulations that are applicable since the 3rd of July 2016 for the use and explanation of alternative performance measures.
Alternative performance measures are measures used by Qrf City Retail in presenting its financial results that are not defined by law or in the International Financial Reporting Standards (IFRS).
Below, there is an overview of the alternative performance measures that are used in this financial report, with their definition, goal and reconciliation.
Net Asset Value according to the Best Practice Recommendations of EPRA.
Definition: This is the Net Asset Value adjusted to include properties and other investment interests at Fair Value and to exclude certain items not expected to crystallize in a long-term investment property business model.
Objective: This APM shows the Net Asset Value for a long-term investment strategy.
For the reconciliation of this APM reference is made to the reconciliation table EPRA NAV per share.
NetAssetValue per share according to theEPRABest Practices Recommendations.
Definition: Net Asset Value adjusted to include properties and other investment interests at Fair Value and to exclude certain items not expected to crystallise in a long-term investment property business model.
Objective: This APM shows the Net Asset Value per share for a long-term investment strategy.
| FIGURES IN THOUSANDS EUR | 31/12/2019 | |
|---|---|---|
| IFRS NAV (group shareholders) | 128,032 | |
| (iv) Fair Value of financial instruments |
119,085 2,046 |
2,156 |
| (v.a) Deferred tax | -96 | -96 |
| Minority interests with regards to deferred tax | -89 | 47 |
| EPRA NAV | 130,139 | |
| Number of shares | 120,946 7,153,322 |
7,153,322 |
| EPRA NAV per share (in EUR) | 16.93 | 18.19 |
Definition: Net result (group share) with the exclusion of the portfolio result and changes in Fair Value of non-effective interest rate hedges. This term is used in accordance with the EPRA Best Practices Recommendations.
Objective: This APM measures the underlying operational results of the company, with the exclusion of the result arising out of fluctuations in the value of assets and liabilities and capital gains and losses from the sale of investment properties.
| FIGURES IN THOUSANDS EUR | 30/06/2020 | 30/06/2019 | |
|---|---|---|---|
| IFRS result (group share) | -3,142 | -20,549 | |
| (i) | Changes in the Fair Value of real estate investments | 6,790 | 23,851 |
| (ii) (vi) |
Profit or loss on the sale of real estate investments | -46 | -36 |
| Changes in the Fair Value of financial instruments | -192 | 1,349 | |
| EPRA earnings | 3,409 | 4,615 | |
| Weighted average number of shares | 7,153,322 | 6,906,775 | |
| EPRA earnings per share (in EUR) | 0.48 | 0.67 |
Definition: This is the Average Cost of Financing of the financial debts, calculated by dividing the "net interest charges" on an annual basis by the average amount of outstanding financial debts during the period.
Objective: The Company's activities are partially financed by incurring debt. This APM measures the Average Cost of Financing of such debts.
| FIGURES IN THOUSANDS EUR | 30/06/2019 | |
|---|---|---|
| XXI. Net interest costs | 1,071 | 1,320 |
| Weighted average amount of financial debt during the period | 69,958 | |
| Average Cost of Financing | 61,770 1.73% |
1.89% |
Definition: This alternative performance measure measures the operating profitability of the company as a percentage of the rental income and is calculated by dividing "Operating result before the result on the portfolio" by the "Net rental income".
Objective: This APM measures the operating profitability of the company.
| FIGURES IN THOUSANDS EUR | 30/06/2020 | 30/06/2019 |
|---|---|---|
| Operating result before the result on the portfolio | 6,032 | 6,000 |
| Net rental income | 7,771 | 7,756 |
| Operating margin | 77.6% | 77.4% |
Mechelen Bruul 15 - Botermarkt 1 Belgium
The acquisition value is the value of the property when purchased, inclusive of the transfer fees, if any.
Directive 2011/61/EU of the European Parliament and of the Council of 8 June 2011 on Alternative Investment Fund Managers and amending Directives 2003/41/EC and 2009/65/EC and Regulations (EC) no 1060/2009 and (EU) No 1095/2010 Text with EEA relevance.
The auditor of Qrf City Retail, i.e. PwC represented by Mr Peter Ringoot.
The Board of Directors of the Statutory Manager.
The private limited liability company incorporated under Belgian law Century Center Freehold BVBA, having its registered office at Pauline Van Pottelsberghelaan 10, 9051 Gent, registered in the Kruispuntbank van Ondernemingen [Central Business Register] under company number VAT BE 0879.602.829 (Antwerp Legal Persons' Register, Antwerp section).
Chief Executive Officer.
Chief Financial Officer.
Companies Code of 7 May 1999, Belgisch Staatsblad [Belgian Official Gazette] of 6 August 1999, as amended.
The indexed basic rent as contractually fixed in leases before the deduction of gratuities and other benefits granted to the tenants.
The Core Portfolio contains the locations within the real estate portfolio of Qrf City Retail that meet various criteria, such as: the attractiveness of the city (demographic, tourist, etc.), the positioning within the shopping area and the quality of real estate for retailers. In addition, the Core portfolio also contains the properties that are intended for redevelopment.
The limited company under Belgian law Cushman & Wakefield NV with registered office at Kunstlaan 56, 1000 Brussels, Belgium, registered with the Crossroads Bank for Enterprises under company number BE 0422.118.165.
The civil company under Dutch law Cushman & Wakefield BV, with registered office at Gustav Mahlerlaan 362, 1082 ME Amsterdam, the Netherlands, registered with the Chamber of Commerce under number Chamber of Commerce 33154480, trading through its Belgian office located at Koningsstraat 97 (fourth floor), 1000 Brussels, Belgium, registered with the Kruispuntbank van Ondernemingen [Central Business Register] for Enterprises under company number BE 0418.915.383.
This is the legal ratio of the obligations (exclusive of provisions, transitory accounts and non-current/current financial liabilities, i.e. negative changes in Fair Value of the hedging instruments) with regard to the total assets calculated according to the method in Article 13, §1, 2°, of the RREC RD.
Regulation (EU) no. 648/2012 of the European Parliament and of the Council of 4 July 2012 on OTC derivatives, central counterparties and trade repositories.
This is the estimated rental value on an annual basis used by the Property Expert in valuation reports.
The regulated market of Euronext Brussels NV.
The public limited company incorporated under Belgian law Euronext Brussels NV, having its registered office at Markiesstraat 1, box 1, 1000 Brussels, registered in the Kruispuntbank van Ondernemingen [Central Business Register] under company number VAT BE 0242.100.122 (Brussels Legal Persons' Register, Registry of the Brussels Dutch-speaking Commercial Court), The Belgian market company that runs Euronext Brussels.
The amount for which a property can be exchanged between well informed, independent parties who are prepared for a transaction, with deduction of transfer taxes or registration fees from the seller's perspective.
Qrf City Retail and its Perimeter Companies.
International Accounting Standards Board.
International Financial Reporting Interpretations Committee.
International Financial Reporting Standards, the accounting standard according to which RRECs are required to report pursuant to Article 28 of the RREC Act.
Net Asset Value per share according to IFRS. This value corresponds to the net value per share within the meaning of Article 2, 23° of the RREC Act.
This value is equal to the amount at which a property could change hands between well informed parties, agreeing and acting under normal competition circumstances. The market value is inclusive of any registration fees and notary's fees or VAT (in case of a purchase subject to VAT).
The market value is the estimated amount for which a property should exchange on the date of valuation between a willing buyer and a willing seller in an arm's length transaction after proper marketing wherein the parties had each acted knowledgeably, prudently, and without compulsion.
The investment value minus the registration fees and notary's fees or VAT.
The Non-Core Portfolio contains the locations within the real estate portfolio of Qrf City Retail that does not meet the criteria of the Core Portfolio.
The proportion of Contractual Rent on an annual basis, with regard to the Contractual Rentals on an annual basis plus the Estimated Rent of vacant premises on an annual basis.
The proportion of the gross dividend per share divided by the EPRA earnings per share.
The company in which the RREC directly or indirectly holds more than 25% of the shares (including its subsidiaries as defined in Article 6, 2°, of the Companies Code).
Cushman & Wakefield.
The partnership which has adopted the form of a cooperative company PriceWaterhouseCoopers Bedrijfsrevisoren BV o.v.v.e. CVBA, having its registered office at Woluwedal 18, 1932 Sint-Stevens-Woluwe, registered in the Kruispuntbank van Ondernemingen [Central Business Register] under company number VAT BE 0429.501.944 (Brussels Legal Persons' Register, Registry of the Brussels Dutchspeaking Commercial Court).
The public limited company incorporated under Belgian Qrf Management NV, having its registered office at Oud Vliegveld 12, 8400 Ostend, registered in the Kruispuntbank van Ondernemingen [Central Business Register] under company number VAT BE 0537.925.079 (Antwerp Legal Persons' Register, Antwerp section).
The private limited liability company under Dutch law Qrf Nederland BV, with registered office at Emmalaan 25, 1075 AT, Amsterdam, the Netherlands, registered in the Chamber of Commerce with Chamber of Commerce number 68633181.
The limited partnership on shares under Belgian law Qrf, a public Regulated Real Estate Company under Belgian law, with registered office at Gaston Crommenlaan 8, 9050 Gent, registered with the Crossroads Bank for Enterprises under the company number VAT BE 0537.979.024 (RPR Antwerp, Antwerp department).
The private company with limited liability under Dutch law Quares Property Management Management BV, with registered office in Emmalaan 25, 1075 AT, Amsterdam, the Netherlands, registered in the Chamber Of Commerce (Kamer Van Koophandel) with KvK number 34351584.
The arithmetic sum of the rental income, after rent reductions, effectively or contractually invoiced by Qrf City Retail, over the period of (a part of) a financial year.
Regulated Real Estate Company, a company set up for a specified period, which carries out exclusively an activity consisting of providing properties to users, directly or through a company in which it has a shareholding interest, or where appropriate, owns property, licensed as such by the FSMA and regulated by the RREC Act and the RREC RD.
The Regulated Real Estate Company Act of 12 May 2014.
The Royal Decree of 13 July 2014 with regard to regulated real estate companies.
The shares, dematerialized or registered, without par value, with voting rights, which represent the capital, issued by Qrf City Retail.
Qrf Management NV.
The transfer of ownership of a property is in theory subject to the collection, by the State, of transfer charges, which constitute the largest part of the transaction costs. The amount of these fees depends on the method of transfer, the capacity of the buyer and the geographic location of the property.
Tel. +32 (0) 9 296 21 63 [email protected]
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