Quarterly Report • Jul 30, 2015
Quarterly Report
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1 With unchanged composition of the real estate portfolio compared with 31 December 2014.
Half-yearly financial report from the Board of Directors for the period 01.01.2015 to 30.06.2015
| Interim management report for the first semester of 2015 | 4 |
|---|---|
| perating result | 4 |
| ental activities | 5 |
| nvestments, redevelopments and divestments | 7 |
| omposition and evolution of the real estate portfolio as at 30 June 2015 | 8 |
| Market situation of Belgian retail real estate in 2015 | 10 |
| nalysis of the results | 12 |
| inancial structure as at 30 June 2015 | 14 |
| isks for the remaining months of 2015 | 15 |
| utlook for 2015 | 16 |
| Condensed consolidated half-yearly figures | 17 |
| ondensed consolidated income statement | 17 |
| ondensed consolidated statement of comprehensive income | 18 |
| ondensed consolidated balance sheet | 19 |
| ondensed consolidated cash flow statement | 20 |
| ondensed statement of changes in consolidated equity | 21 |
| ote on the consolidated condensed half-yearly figures | 22 |
| Statutory auditor's report | 27 |
| inancial calendar | 28 |
28
Half-yearly financial report from the Board of Directors for the period 01.01.2015 to 30.06.2015
In the first semester of 2015 Vastned Retail Belgium remained true to its investment strategy of focusing on premium city high street shops. These are the prime retail properties located on the best shopping streets of the major cities of Antwerp, Brussels, Ghent and Bruges. The real estate portfolio also consists of high street shops, i.e. the inner-city shops outside the premium cities and the non-high street shops, which include retail parks and retail warehouses.
Within this context, a building was acquired on Schuttershofstraat in Antwerp and a prominent redevelopment and restoration is planned on Zonnestraat in Ghent. The divestment of three non-strategic retail properties in Bruges, Dilsen and Vilvoorde is in keeping with the same principle. As at 30 June 2015, 51% of the real estate portfolio consisted of premium city high street shops.
The result of the strategic focus on premium city high street shops is that the buildings attract high-quality tenants and that the average rent increases when lease contracts are renewed. The success of the strategic focus is also apparent from the 98% occupancy rate in this segment and the increase in the fair value of the real estate portfolio.
The structural rebalancing of the portfolio with a shift towards more quality buildings has a less favourable impact on rental income in the short term and, therefore, on the company's operating distributable result. However, it results in a higher quality portfolio in the long term.
The operating distributable result of Vastned Retail Belgium consequently decreased in the first half of 2015 and amounted to € 6,1 million, compared to € 6,8 million in the first half of 2014. This € 0,7 million decrease is mainly due to lower rental income (€ 1,0
million) as a result of the divestment of approximately 12% of the real estate portfolio in 2014, which was partly compensated for by the acquisition of a premium high street shop in Ghent in the third quarter of 2014 and by lower property charges (€ 0,3 million) and a decrease in financing costs (€ 0,2 million).
This amounts to an operating distributable result of € 1,21 per share, compared to € 1,34 in the first semester of the previous financial year.
Half-yearly financial report from the Board of Directors for the period 01.01.2015 to 30.06.2015
In the first semester of 2015 Vastned Retail Belgium realised 14 rental transactions representing approximately 10% of the total annual rental income, resulting in average rental growth of 26%. Rental activities clearly indicate that locations in the premium cities are in high
In the first semester of 2015, 6 rental transactions were concluded with new tenants for a total annual rental volume of € 0,8 million. The new rent for these lease agreements is on average 30% higher than the rent for the previous lease agreements. These 6 lease agreements represent roughly 4% of the company's total rental income.
The premium cities remain steadfast and prominent retailers are paying higher prices for the best locations in these cities. Vastned Retail Belgium is able to achieve a nice increase in rent on Schuttershofstraat in Antwerp with newcomer Manila Grace, an Italian high-end ladies' fashion brand. This lease agreement enters into force during the second semester of 2015, after the departure of the current tenant, Pain de Sucre.
demand among prominent retailers in the upper segment. Premises in the heart of the major Belgian commercial cities continue to be an important element for strong retailers. They wish to maintain or expand their market share and interest at these locations.
The redevelopment and thorough restoration of a premium city high street shop on Zonnestraat in Ghent will allow Vastned Retail Belgium to realise a rent increase of over 50%. AS Adventure will become the new tenant of this building at the end of 2016.
In the non-high street shops segment, Décor Heytens moved out of 4 of its retail warehouse locations on 1 January 2015: Huy, Kuurne, La Louvière and Montignies. In the meantime, the shops in Huy and La Louvière have been leased again with an average rent increase of 10%. These transactions indicate that retailers planning to expand believe in the quality and good locations of the Vastned Retail Belgium buildings.
Ghent, Zonnestraat after redevelopment
Half-yearly financial report from the Board of Directors for the period 01.01.2015 to 30.06.2015
Vastned Retail Belgium renewed 8 lease agreements in the first semester of 2015 for a total annual rental volume of approximately € 1,1 million. On average, the new rent for these lease agreements is 23% higher than the rent being charged in the current lease agreements. These 8 lease agreements represent roughly 6% of the company's total rental income.
The largest increase in rent was achieved in a premium city high street shop in Brussels, where the rent rose by approximately 57%. This renewal once again proves that it pays to invest in the very best shopping streets of the most beautiful cities in Belgium.
The other 7 lease extensions were for non-high street shops (retail parks and retail warehouses). Increases in rent of over 20% were also achieved in primary locations (Tielt-Winge, Kampenhout and Jemappes). The rent level could be maintained in secondary locations, which may indicate that the market is stabilising after a period of downward price adjustments.
The occupancy rate2 of the real estate portfolio as at 30 June 2015 was 96%, compared to 98% as at 31 December 2014. The occupancy rate of the real estate portfolio excluding buildings undergoing renovation as at 30 June 2015 was 97%, compared to 98% on 31 December 2014. The decrease in the occupancy rate of the premium
city high street shops in the first semester of 2015 is the result of the acquisition of Schuttershofstraat 22 in Antwerp. Here, the creation of a large retail surface area has been started to attract a luxury retailer, with whom negotiations are currently ongoing.
| Occupancy rate | 30.06.2015 | 31.12.2014 | 30.06.2014 |
|---|---|---|---|
| Premium city high street shops | 98% | 100% | 99% |
| High street shops | 92% | 94% | 90% |
| Non-high street shops (retail parks and retail warehouses) | 96% | 98% | 97% |
| Occupancy rate of the real estate portfolio | 96% | 98% | 96% |
| Occupancy rate of the real estate portfolio, excluding buildings undergoing renovation |
97% | 98 % | 97% |
2 The occupancy rate is calculated as the ratio between the rental income and the sum of this income and the estimated rental income of unoccupied rental premises.
Half-yearly financial report from the Board of Directors for the period 01.01.2015 to 30.06.2015
In the first semester of 2015 Vastned Retail Belgium acquired a premium city high street shop in the historic centre of Antwerp, located at Schuttershofstraat 22, for an amount of € 4 million. The combination of this building and the one at number 24, which is already part of the portfolio, makes for a surface area of 220 m² on the ground floor and 310 m² on the first floor. The company will use this to create a beautiful large retail surface area in a prime location on a luxury shopping street, whereby it can respond to the increasing demand for larger commercial spaces from luxury retailers.
Vastned Retail Belgium also announced its plans to carry out a prominent redevelopment and thorough restoration of a premium city high street shop on Zonnestraat in Ghent that was originally occupied by fabric shop Franchomme & Cie and built by architect Maurice Fétu in 1922. It is the company's express intention to give back to the retail property in this prime location its original character and appeal. The vacant space on the first floor will be opened up so that it once again offers a view of the beautiful art deco stained glass domes. The façade will also be given a thorough overhaul and restored to its original state as much as possible. Vastned Retail Belgium commissioned Karuur Architecten from Antwerp for this project. The planned redevelopment and restoration amounting to approximately € 2 million is entirely in keeping with the real estate company's strategy to invest in premium city high street shops. AS Adventure will become the new tenant of this building at the end of 2016.
Vastned Retail Belgium sold three non-strategic retail properties located in Bruges, Dilsen and Vilvoorde for a total amount of € 4,5 million in the first semester of 2015. The total retail surface area amounts to 6.275 m². The net sales price is approximately 6% above the carrying amount on 31 December 2014, which was € 4,2 million (fair value as determined by the company's independent property expert). The buildings represent 1% of the total fair value of the real estate portfolio of the company.
Furthermore, Vastned Retail nv3, the Dutch majority shareholder of Vastned Retail Belgium, has also acquired a premium city high street shop located at Korte Gasthuisstraat 17, which is leased long-term at rates in line with market conditions to one of the new brands of H&M, namely "&- Other Stories". This premium city high street shop has a commercial space of nearly 1.100 m² over two floors (700 m² on the ground floor and 400 m² on the first floor). Korte Gasthuisstraat is one of Antwerp's popular shopping streets with retailers such as Superdry, COS, Scotch & Soda and SuperTrash. Korte Gasthuisstraat 17 is in the middle of this well-known shopping street. Besides Korte Gasthuisstraat 17, Vastned Retail Belgium owns Korte Gasthuisstraat 27, leased to Belgian high-end fashion retailer Terre Bleue.
Antwerp, Korte Gasthuisstraat 17
3 Korte Gasthuisstraat 17 was acquired by Vastned Retail nv instead of Vastned Retail Belgium to prevent the share of H&M in the portfolio from exceeding 20% of rental income, which is not allowed pursuant to article 30 § 1 of the Act of 12 May 2014 on regulated real estate companies.
Half-yearly financial report from the Board of Directors for the period 01.01.2015 to 30.06.2015
As at 30 June 2015, 51% of the real estate portfolio of Vastned Retail Belgium consisted of premium city high street shops, i.e. prime retail properties located on the best shopping streets of the major cities of Antwerp, Brussels, Ghent and Bruges (49% as at 31 December 2014). Some 18% of the portfolio consists of high street shops (19% as at 31 December 2014), i.e. inner-city shops outside the premium cities, while the other retail real estate, i.e. retail parks and retail warehouses, makes up 31% of the real estate portfolio (32% as at 31 December 2014).
As at 30 June 2015, the fair value of the investment properties amounted to € 361 million (€ 357 million as at 31 December 2014). The € 4 million increase in the first semester of 2015 stems mainly, on the one hand, from the acquisition of a premium city high street shop at Schuttershofstraat 22 in Antwerp for € 4 million and the € 4 million increase in the fair value of the existing real estate portfolio, and is on the other hand compensated by the sale of three non-strategic retail properties with a total fair value of € 4 million.
| REAL ESTATE PORTFOLIO |
30.06.2015 | 31.12.2014 | 30.06.2014 |
|---|---|---|---|
| Fair value of investment properties (€ 000) | 361.074 | 356.536 | 358.710 |
| Investment value of investment properties (€ 000) | 370.101 | 365.450 | 367.678 |
| Total leasable space (m²) | 109.218 | 111.594 | 143.805 |
Retail Belgium increased by € 4 million or by 1% in the first semester of 2015 (based on an unchanged composition of the real estate portfolio compared to 31 December 2014). The fair value of the premium city high street shops rose by approximately 3%, whereas that of the high street shops and non-high street shops dropped by approximately 1%.
The fair value of the investment properties of Vastned
Market rents and yields4 improved during the first semester of 2015, primarily for premium city high street shops. The average yield in the real estate company's portfolio dropped slightly by 10 base points.
As at 30 June 2015, the average yield in the Vastned Retail Belgium portfolio was 4,6% for premium city high street shops (4,8% as at 31 December 2014), 6,1% for high street shops (6,1% as at 31 December 2014) and 5,6% for non-high street shops (5,7% as at 31 December 2014).
Antwerp, Korte Gasthuisstraat 17
4 Yield is calculated as the ratio between current rents (increased by the estimated rental value of unoccupied rental premises) and the investment value of investment properties.
Half-yearly financial report from the Board of Directors for the period 01.01.2015 to 30.06.2015
Vastned Retail Belgium focuses on a strategy based on commercial real estate, with respect for the criteria of risk spread in the real estate portfolio, relating to the type of building as well as to the geographic spread and the sector of the tenants.
As at 30 June 2015 this risk spread was as follows:
Vastned Retail Belgium wishes in the long term to have 75% of its investments in high street shops in Belgium, with the share of prime retail properties in the most popular high streets in the major cities amounting to over 50% of the overall real estate portfolio. Vastned Retail Belgium believes that these top locations guarantee the most authentic and unique experience and also provide the most certainty as an investment object on the long run.
| Property expert | Fair value of investment properties (€ 000) |
|---|---|
| Cushman & Wakefield | 159.491 |
| CB Richard Ellis | 201.583 |
| Total | 361.074 |
Half-yearly financial report from the Board of Directors for the period 01.01.2015 to 30.06.2015
Experience is key, both in city centres and in shopping centres. Shopping is not independent of other social functions: living, working and leisure. Complementary functions are especially relevant in city centres.
Daily life without digital tools has become inconceivable and mobility is playing an increasingly important role in living, working and shopping. Belgium has recently entered the top 10 of growing e-commerce countries. This recent e-commerce evolution in Belgium affects consumers' shopping behaviour and also has an immediate impact on the retail property landscape.
Consumers have different shopping needs. They can find convenience online, shop quickly and efficiently at a retail park with ample parking space and experience a little additional culture and tourism in the city centre.
However, the impact of e-commerce must not be exaggerated. In fact, e-commerce can even play a reinforcing role in premium city high street shops. After all, retailers are increasingly investing in flagship stores at prime locations and combining this with online services.
An ever-increasing number of established retail chains are moving towards the periphery. There they can rent larger surface areas at lower prices, which enables them to improve the experience and the atmosphere created by their shop fittings. This translates into increased spending per customer, since customers spend more time in the shop.
Online operations continue to increase the importance of prime locations, along with that of city centres and the periphery. This leads to retailers falling back on the better parts of the best trading centres. However, the situation is becoming more difficult for smaller cities, where vacancy rates are higher and rents are being adjusted.
The focus on prime locations translates into attractive rents and limited vacancy rates. The market is experiencing upward pressure on rents for premium city high street shops and a downward pressure on rents in secondary locations.
In general, take-up volume is increasing compared to 2014. Take-up is greatest in Flanders, followed by Wallonia and then by Brussels. Retail warehousing was the largest segment in Flanders and Wallonia, whereas the high streets are attracting the greatest volume in Brussels.
Transaction volumes are large mainly for the high streets and retail warehousing, whereas shopping centres are seeing a decrease. Transactions for premium city high street shops confirm retailers' great demand for prime locations, while demand for secondary and tertiary
locations is decreasing. Almost ¾ of the transaction volume was recorded in the so-called big six (Brussels, Antwerp, Ghent, Liège, Bruges and Hasselt). Among these, Antwerp and Brussels take the lead.
Although the number of rental transactions is on the increase, this is still lower than the 5-year average. The average value of rental transactions also remained under the 5-year average. The largest transactions were for retail parks.
Yields remained unchanged for premium shopping centres, albeit with slight downward pressure, even for premium units. Retail park yields remained stable but may see a downward trend in the coming semester.
Retail Belgium
Half-yearly financial report from the Board of Directors for the period 01.01.2015 to 30.06.2015
Retail real estate is still a Belgian affair and Belgians accounted for approximately two-thirds of the investment volume in retail real estate in the first 5 months of 2015. The sales process is taking longer than before. Investors primarily focus on prime products and prime locations with a very limited vacancy risk.
There is good demand from local and foreign investors on the investment market, albeit for smaller high street shops. Several shopping centres and portfolio deals are expected to be concluded in the remaining months of 2015, which will increase market activity.
High investor activity is leading to solid prices and yields are under pressure.
Antwerp, Schuttershofstraat 22 continuing to Kelderstraat
Half-yearly financial report from the Board of Directors for the period 01.01.2015 to 30.06.2015
Rental income of Vastned Retail Belgium amounted to € 9,9 million in the first semester of 2015 (€ 10,9 million). The € 1,0 million decrease is mainly attributable to the divestment in 2014 of 19 non-strategic retail properties (i.e. retail warehouses and high street shops at secondary locations), which account for approximately 12% of the real estate portfolio, on the one hand, compensated by the acquisition of a premium city high street shop in the centre of Ghent in July 2014, the indexation of existing lease agreements, and lease renewals carried out, on the other hand.
Property charges amount to € 1,0 million for the first semester of 2015 (€ 1,3 million) and decreased in terms of maintenance costs, commercial costs, vacancy costs and costs for the owner as a result of the divestment of 19 non-strategic shops in 2014.
General costs remained at the same level as the first semester of the previous financial year.
amounted to € 0,2 million (€ 0,2 million) and comprises the capital gain realised on the sale of three retail properties in Bruges, Dilsen and Vilvoorde with a total fair value of € 4,2 million (as at 31 December 2014).
The fair value of the real estate portfolio increased in the first semester of 2015. The changes in the fair value of investment properties amounted to € 4,3 million (€ 0,7 million).
The financial result (excl. changes in the fair value of financial assets and liabilities (ineffective hedges - IAS 39)) amounted to - € 1,9 million for the first half of 2015 (- € 2.1 million), which constitutes a € 0,2 million decrease compared to the first half of 2014, primarily due to the combination of:
The average interest rate for financing amounts to 3,5%, including bank margins for the first semester of 2015 (3,5%). The average interest rate excluding the early termination fee for the refinancing was 3,0% in the first semester 2015.
Changes in fair value of financial assets and liabilities
(ineffective hedges - IAS 39) in the first semester of 2015 include the increase of the negative market value of interest rate swaps that, in line with IAS 39, cannot be classified as cash flow hedging instruments, for an amount of € 0,4 million (- € 1,0 million).
The net result of Vastned Retail Belgium amounts to € 10,9 million (€ 6,7 million) for the first semester of 2015 and can be split up into:
This represents an operating distributable result of € 1,21 (€ 1,34) per share or a decrease of 10% for the first half of 2015.
Half-yearly financial report from the Board of Directors for the period 01.01.2015 to 30.06.2015
| KEY FIGURE S PER SHARE |
30.06.2015 | 31.12.2014 | 30.06.2014 |
|---|---|---|---|
| Number of shares entitled to dividend | 5.078.525 | 5.078.525 | 5.078.525 |
| Net result (6 months/1 year/6 months) (€) | 2,15 | 4,03 | 1,31 |
| Operating distributable result (6 months/1 year/6 months) (€) | 1,21 | 2,72 | 1,34 |
| Net value (fair value) (€) | 47,28 | 47,81 | 45,06 |
| Net value (investment value) (€) | 49,03 | 49,59 | 46,84 |
| Share price on closing date (€) | 54,99 | 57,97 | 54,11 |
| Premium with regard to fair net value (%) | 16% | 21% | 20% |
As at 30 June 2015, the net value (fair value) of the share was € 47,28 (€ 47,81 as at 31 December 2014). Given that the share price as at 30 June 2015 was € 54,99, the share of Vastned Retail Belgium (VASTB) is quoted with a premium of 16% compared to this net value (fair value).
The debt ratio of the RREC amounted to 33% as at 30 June 2015 (31% as at 31 December 2014). The increase comes from the dividend payment for financial year 2014 in May 2015 for an amount of € 13,8 million.
| EPRA - KEY FIGURE S7 |
30.06.2015 | 31.12.2014 | 30.06.2014 |
|---|---|---|---|
| EPRA Earnings per share (€) |
1,21 | 2,72 | 1,35 |
| EPRA NAV per share (€) |
48,06 | 48,71 | 45,94 |
| EPRA NNNA V per share (€) |
47,28 | 47,74 | 44,98 |
| EPRA Net Initial Yield (NIY ) (%) |
4,7% | 4,9% | 5,2% |
| EPRA Topped-up NIY (%) |
4,9% | 5,1% | 5,4% |
| EPRA Vacancy rate8 (%) |
3,3% | 1,5% | 3,4% |
| EPRA Cost Ratio (including direct vacancy costs) |
16,7% | 17,3% | 17,9% |
| EPRA Cost Ratio (excluding direct vacancy costs) |
16,0% | 16,3% | 16,9% |
7 The auditor has verified if the "EPRA Earnings", "EPRA NAV" and "EPRA NNNAV" ratios were calculated according to the EPRA BPR definitions of December 2014, and if the financial data used for the calculation of these ratios correspond to the accounting data of the consolidated financial statement.
Half-yearly financial report from the Board of Directors for the period 01.01.2015 to 30.06.2015
Vastned Retail Belgium had fully completed its refinancing for the 2015 financial year as at 30 June 2015, which resulted in a better spread of the expiry dates. The company has a conservative financial structure allowing it to continue to carry out its activities in 2015. The most important characteristics of the financial structure as at 30 June 2015 are:
Balance between long-term and short-term financings
Credit facility expiring in the first quarter of 2016 18% b2
• Well-spread expiry dates of credit facilities between 2016 and 2021
Expiry calendar credit lines
Half-yearly financial report from the Board of Directors for the period 01.01.2015 to 30.06.2015
Vastned Retail Belgium estimates the main risk factors and uncertainties for the remaining months of the 2015 financial year as follows.
Given the nature of the buildings which are mainly let to national and international retailers, the real estate portfolio is to a certain degree sensitive to the economic situation. However in the short term no direct risks are recognised that can fundamentally influence the results of financial year 2015. Furthermore, there are clear and efficient internal control procedures within the company to limit this risk of default.
To a certain degree, the value of the investment properties of Vastned Retail Belgium is sensitive to the economic situation. There is an increased risk of vacancy outside the absolute prime locations in the current economic situation. This increased risk could lead to a decrease in the value of the real estate portfolio in the second half of 2015.
Due to financing with borrowed capital, the yield of the company depends on changes in interest rates. To limit this risk, an appropriate ratio between borrowed capital with a variable interest rate and borrowed capital with a fixed interest rate is pursued when composing the credit facilities portfolio. As at 30 June 2015, 80% of the utilised credit facilities portfolio had a fixed interest rate, or the rate was fixed by means of interest rate swaps. 20% of the credit facilities portfolio has a variable interest rate which is subject to (un)foreseen rises of the currently low interest rates.
Retail Belgium
Half-yearly financial report from the Board of Directors for the period 01.01.2015 to 30.06.2015
A constant demand is expected on the premium markets, both for leases and investments, for the rest of 2015. The lack of premium investment properties is expected to result in downward pressure on premium high street and shopping centre yields.
Prime rents are expected to generally remain stable, with a few marginal drops in rents on some high streets.
The pipeline of development projects was improved on the supply side, but restrictive legislation continues to have an adverse impact. Demand remains stable among both tenants and investors.
Vastned Retail Belgium intends to pursue its strategy further in 2015 by focusing explicitly on premium quality retail locations and properties. Vastned Retail Belgium intensified its investment strategy at the start of 2015 and intends, in due course, to achieve a 75% investment ratio in high street shops in Belgium. In this context, the share of premium city high street shops, i.e. the prime retail properties on the most popular high streets in the major cities of Antwerp, Brussels, Ghent and Bruges, must amount to over 50% of the overall real estate portfolio.
Divestments will, for the most part, be made in an opportunistic way, and are only being considered for non-strategic high-street shops in smaller cities and non-strategic retail warehouses or retail parks. Absolute premium retail warehouse projects, such as the Gouden Kruispunt in Tielt-Winge, will remain in the portfolio. By means of active asset management, Vastned Retail Belgium is seeking to better exploit the commercial potential of its best retail warehouse projects through an optimisation of the tenant mix.
During the past 3 years, the quality of the real estate portfolio has been increased by divesting non-high street shops (i.e. retail warehouse properties and high street shops at secondary locations), which results in a lower risk profile. The short-term consequence of this is that the 2015 operating distributable result is expected to be significantly lower than in 2014.
Based on the half-yearly results and the forecasts as at 30 June 2015, Vastned Retail Belgium estimates to be able to propose its shareholders a gross dividend per share between € 2,35 and € 2,45 for the 2015 financial year (compared to € 2,72 for the 2014 financial year). This represents a gross dividend yield between 4,3% and 4,5% based on the closing share price as at 30 June 2015 (€ 54,99).
Half-yearly financial report from the Board of Directors for the period 01.01.2015 to 30.06.2015
| in thousands € | 30.06.2015 | 30.06.2014 |
|---|---|---|
| Rental income | 9.856 | 10.901 |
| Rental-related expenses | -67 | -77 |
| NET RENTAL INCOME | 9.789 | 10.824 |
| Recovery of rental charges and taxes normally payable by tenants on let properties | 1.428 | 1.4839 |
| Rental charges and taxes normally payable by tenants on let properties | -1.428 | -1.4839 |
| Other rental-related income and expenses | 20 | 20 |
| PROPERTY RESULT | 9.809 | 10.844 |
| Technical costs | -264 | -319 |
| Commercial costs | -85 | -197 |
| Charges and taxes on unlet properties | -73 | -112 |
| Property management costs | -632 | -629 |
| Other property charges | 14 | -89 |
| Property charges | -1.040 | -1.346 |
| OPERATING PROPERTY RESULT | 8.769 | 9.498 |
| General costs | -585 | -557 |
| Other operating income and costs | 62 | 34 |
| OPERATING RESULT BEFORE RESULT ON PORTFOLIO | 8.246 | 8.975 |
| Result on disposals of investment properties | 150 | 179 |
| Changes in fair value of investment properties | 4.324 | 695 |
| Other result on portfolio | -108 | -101 |
| OPERATING RESULT | 12.612 | 9.748 |
| Financial income | 3 | 0 |
| Net interest charges | -1.928 | -2.098 |
| Other financial charges | -5 | -6 |
| Changes in fair value of financial assets and liabilities (ineffective hedges - IAS 39) | 369 | -978 |
| Financial result | -1.561 | -3.082 |
| RESULT BEFORE TAXES | 11.051 | 6.666 |
| Taxes | -145 | -15 |
| NET RESULT | 10.906 | 6.651 |
9 The comparable figures have been adjusted to IFRIC 21, which applies to the annual accounts of 2015 (see "Principles for preparation of half-yearly figures" in note 2.6 of this half-yearly financial report).
Half-yearly financial report from the Board of Directors for the period 01.01.2015 to 30.06.2015
| in thousands € | 30.06.2015 | 30.06.2014 |
|---|---|---|
| Note: | ||
| Operating distributable result | 6.144 | 6.818 |
| Result on portfolio | 4.366 | 773 |
| Changes in fair value of financial assets and liabilities (ineffective hedges - IAS 39) and other non-distributable elements |
396 | -940 |
| Attributable to: | ||
| Shareholders of the parent company | 10.903 | 6.651 |
| Minority interests | 3 | 0 |
| RESULT PER SHARE |
30.06.2015 | 30.06.2014 |
|---|---|---|
| Number of shares entitled to dividend | 5.078.525 | 5.078.525 |
| Net result (€) | 2,15 | 1,31 |
| Diluted net result (€) | 2,15 | 1,31 |
| Operating distributable result (€) | 1,21 | 1,34 |
| in thousands € | 30.06.2015 | 30.06.2014 |
|---|---|---|
| NET RESULT | 10.906 | 6.651 |
| Other components of comprehensive income (recyclable through income statement) | ||
| Changes in the effective part of fair value of authorised hedging instruments that are subject to hedge accounting |
207 | 156 |
| COMPREHENSIVE INCOME | 11.113 | 6.807 |
| Attributable to: | ||
| Shareholders of the parent company | 11.110 | 6.807 |
| Minority interests | 3 | 0 |
Half-yearly financial report from the Board of Directors for the period 01.01.2015 to 30.06.2015
| ASSETS in thousands € | 30.06.2015 | 31.12.2014 |
|---|---|---|
| NON-CURRENT ASSETS | 361.584 | 357.023 |
| Intangible fixed assets | 2 | 3 |
| Investment properties | 361.074 | 356.536 |
| Other tangible assets | 501 | 477 |
| Trade receivables and other non-current assets | 7 | 7 |
| CURRENT ASSETS | 4.193 | 5.391 |
| Assets held for sale | 390 | 4.156 |
| Trade receivables | 272 | 163 |
| Tax receivables and other current assets | 707 | 213 |
| Cash and cash equivalents | 319 | 339 |
| Deferred charges and accrued income | 2.505 | 520 |
| TOTAL ASSETS | 365.777 | 362.414 |
| EQUITY AND LIABILITIES in thousands € | 30.06.2015 | 31.12.2014 |
|---|---|---|
| SHAREHOLDERS' EQUITY | 240.266 | 242.967 |
| Shareholders' equity attributable to shareholders of the parent company | 240.096 | 242.800 |
| Share capital | 97.213 | 97.213 |
| Share premium | 4.183 | 4.183 |
| Reserves | 127.797 | 120.910 |
| Net result of the financial year | 10.903 | 20.494 |
| Minority interests | 170 | 167 |
| liabilities | 125.511 | 119.447 |
| Non-current liabilities | 84.129 | 91.632 |
| Non-current financial debts | 80.004 | 86.906 |
| Credit institutions | 80.000 | 86.900 |
| Financial leases | 4 | 6 |
| Other non-current financial liabilities | 3.977 | 4.552 |
| Other non-current liabilities | 130 | 174 |
| Deferred tax - liabilities | 18 | 0 |
| Current liabilities | 41.382 | 27.815 |
| Provisions | 109 | 205 |
| Current financial debts | 32.105 | 19.256 |
| Credit institutions | 32.100 | 2.250 |
| Financial leases | 5 | 6 |
| Other current financial debts | 0 | 17.000 |
| Trade debts and other current debts | 6.284 | 7.209 |
| Other current liabilities | 591 | 136 |
| Deferred charges and accrued income | 2.293 | 1.009 |
| TOTAL SHAREHOLDERS' EQUITY AND LIABILITIES | 365.777 | 362.414 |
Half-yearly financial report from the Board of Directors for the period 01.01.2015 to 30.06.2015
| in thousands € | 30.06.2015 | 30.06.2014 |
|---|---|---|
| CASH AND CASH EQUIVALENTS AT THE BEGINNING OF THE FINANCIAL YEAR | 339 | 1.860 |
| 1. Cash flow from operating activities | 4.893 | 6.625 |
| Operating result | 12.612 | 9.748 |
| Interest paid | -1.585 | -2.027 |
| Other non-operating elements | -148 | -1.043 |
| Adjustment of result for non-cash flow transactions | -4.777 | 152 |
| • Depreciations on intangible and other tangible fixed assets | 32 | 37 |
| • Result on disposals of investment properties | -150 | -179 |
| • Spread of rental discounts and benefits granted to tenants | -74 | -91 |
| • Changes in fair value of investment properties | -4.324 | -695 |
| • Other result on portfolio | 108 | 101 |
| • Changes in fair value of financial assets and liabilities (ineffective hedges - IAS 39) | -369 | 979 |
| • Other non-cash flow transactions | 0 | 0 |
| Changes in working capital | -1.209 | -205 |
| • Movement of assets | -801 | -227 |
| • Movement of liabilities | -408 | 22 |
| 2. Cash flow from investment activities | 2.997 | 3.842 |
| Acquisitions of intangible and other tangible assets | -55 | 0 |
| Acquisitions of investment properties | -4.339 | 0 |
| Investments in existing investment properties | -90 | -46 |
| Proceeds of disposals of investment properties | 8.227 | 3.897 |
| Prepaid investment invoices | -746 | -9 |
| 3. Cash flow from financing activities | -7.910 | -10.737 |
| Repayment of loans | -20.650 | 0 |
| Drawdown of loans | 26.600 | 2.700 |
| Repayment of financial lease liabilities | -2 | -3 |
| Receipts from non-current liabilities as guarantee | -44 | 24 |
| Dividend paid | -13.814 | -13.458 |
| CASH AND CASH EQUIVALENTS AT THE END OF THE SEMESTER | 319 | 1.590 |
2.5 Condensed statement of changes in consolidated equity
Half-yearly financial report from the Board of Directors for the period 01.01.2015 to 30.06.2015
| in thousands € | Share capital | Share premium | Reserves | Net result of the financial year |
Minority interests |
shareholders' equity Total |
|---|---|---|---|---|---|---|
| Balance sheet as at 31 December 2013 | 97.213 | 4.183 | 121.877 | 12.194 | 0 | 235.467 |
| Comprehensive income of first semester 2014 | 156 | 6.651 | 6.807 | |||
| Transfers through result allocation 2013: | ||||||
| Transfer from result on portfolio to reserves | -2.911 | 2.911 | 0 | |||
| Transfer of changes in fair value of financial assets and | 1.586 | -1.586 | 0 | |||
| Other changes | 61 | -61 | 0 | |||
| Dividends financial year 2013 | -13.458 | -13.458 | ||||
| Balance sheet as at 30 June 2014 | 97.213 | 4.183 | 120.769 | 6.651 | 0 | 228.816 |
| Balance sheet as at 31 December 2014 | 97.213 | 4.183 | 120.910 | 20.494 | 167 | 242.967 |
| Comprehensive income of first semester 2015 | 207 | 10.903 | 3 | 11.113 | ||
| Transfers through result allocation 2014: | ||||||
| Transfer from result on portfolio to reserves | 7.935 | -7.935 | 0 | |||
| Transfer of changes in fair value of financial assets and | -1.240 | 1.240 | 0 | |||
| Other changes | -15 | 15 | 0 | |||
| Dividends financial year 2014 | -13.814 | -13.814 | ||||
| Balance sheet as at 30 June 2015 | 97.213 | 4.183 | 127.797 | 10.903 | 170 | 240.266 |
| BUSINESS SEGMENT | high street shops Premium city |
High street shops | Non-high street shops | Corporate | TOTAL | |||||
|---|---|---|---|---|---|---|---|---|---|---|
| in thousands € | 30.06.2015 | 30.06.2014 | 30.06.2015 | 30.06.2014 | 30.06.2015 | 30.06.2014 | 30.06.2015 | 30.06.2014 | 30.06.2015 | 30.06.2014 |
| Rental income | 4.157 | 3.624 | 1.865 | 2.218 | 3.834 | 5.059 | 9.856 | 10.901 | ||
| Rental-related expenses | 0 | -13 | -4 | -9 | -63 | -55 | -67 | -77 | ||
| Property management costs and income |
0 | 0 | -1 | 0 | 21 | 20 | 20 | 20 | ||
| PROPERTY RESULT | 4.157 | 3.611 | 1.860 | 2.209 | 3.792 | 5.024 | 9.809 | 10.844 | ||
| BEFORE RESULT ON OPERATING RESULT PORTFOLIO |
3.767 | 3.069 | 1.521 | 1.790 | 3.407 | 4.578 | -449 | -462 | 8.246 | 8.975 |
| Result on disposals of invest ment properties |
0 | 0 | 106 | 0 | 44 | 179 | 150 | 179 | ||
| Changes in fair value of investment properties |
5.443 | 1.468 | -385 | -1.180 | -734 | 407 | 4.324 | 695 | ||
| Other result on portfolio | -64 | 16 | -1 | -91 | -43 | -26 | -108 | -101 | ||
| OPERATING RESULT OF THE SEGMENT |
9.146 | 4.553 | 1.241 | 519 | 2.674 | 5.138 | -449 | -462 | 12.612 | 9.748 |
| Financial result | -1.561 | -3.082 | -1.561 | -3.082 | ||||||
| Taxes | -145 | -15 | -145 | -15 | ||||||
| NET RESULT | 9.146 | 4.553 | 1.241 | 519 | 2.674 | 5.138 | -2.155 | -3.559 | 10.906 | 6.651 |
| BUSINESS SEGMENT: KEY FIGURES | high street shops | Premium city | High street shops | Non-high street shops | TOTAL | ||||
|---|---|---|---|---|---|---|---|---|---|
| in thousands € | 30.06.2015 | 30.06.2014 | 30.06.2015 | 30.06.2014 | 30.06.2015 | 30.06.2014 | 30.06.2015 | 30.06.2014 | |
| Fair value of investment properties | 185.606 | 141.027 | 63.096 | 77.541 | 112.372 | 140.142 | 361.074 | 358.710 | |
| Investment value of investment properties | 190.247 | 144.553 | 64.673 | 79.480 | 115.181 | 143.645 | 370.101 | 367.678 | |
| Total leasable space (m²) | 21.520 | 18.930 | 11.937 | 23.204 | 75.761 | 101.671 | 109.218 | 143.805 | |
| Occupancy rate (%) | 98% | 99% | 92% | 90% | 96% | 97% | 96% | 96% | |
Half-yearly financial report from the Board of Directors for the period 01.01.2015 to 30.06.2015
Half-yearly financial report from the Board of Directors for the period 01.01.2015 to 30.06.2015
The consolidated condensed half-yearly figures are prepared on the basis of the principles of financial reporting in accordance with IAS 34 "Interim financial reporting". In these condensed half-yearly figures the same principles of financial information and calculation methods are used as those used for the consolidated annual accounts as at 31 December 2014.
The following amended standards by the IASB and published standards and interpretations by the IFRIC became effective for the current period, but do not affect the disclosure, notes or financial results of the company: Annual Improvements to IFRSs (2010-2012) (1/2/2015); Annual Improvements to IFRSs (2011-2013) (1/1/2015); Amendments to IAS 19 Employee Benefits - Employee Contributions (1/2/2015);
IFRIC 21 - Levies (1/7/2014) indicates under which circumstances a levy imposed by government must be booked in accordance with IAS 37 Provisions, Contingent Liabilities and Contingent Assets. This interpretation, which applies to the consolidated annual accounts of 2015, has no significant impact on the consolidated annual accounts of the Group but does affect the development of the profit during the financial year due to the change in the time at which the property tax for vacant
units is recognised as debt and cost over the course of the financial year. No other government levies apply to the company for which the application of this interpretation changes the time at and the extent to which liability is to be recognised.
The following amendments which are applicable as of next year or later are not expected to have a material impact on the presentation, notes or financial results of the RREC: IFRS 9 Financial Instruments and subsequent amendments (1/1/2018); IFRS 14 Regulatory Deferral Accounts (1/1/2016); IFRS 15 Revenue from Contracts with Customers (1/1/2017); Amendments to IFRS 11 Joint Arrangements - Accounting for Acquisitions of Interests in Joint Operations (1/1/2016); Amendments to IAS 16 and IAS 38 Property, Plant and Equipment and Intangible Assets - Clarification of Acceptable Methods of Depreciation and Amortisation (1/1/2016); Amendments to IAS 16 and IAS 41 Agriculture: Bearer Plants (1/1/2016); Annual Improvements to IFRSs (2012-2014) (1/1/2016); Amendments to IFRS 10, IFRS 12 and IAS 28 Investment Entities: Applying the Consolidation Exception (1/1/2016); Amendments to IFRS 10 and IAS 28 Sale or Contribution of Assets between an Investor and its Associate or Joint Venture (not yet endorsed in the EU); Amendments to IAS 1 Presentation of Financial Statements - Disclosure Initiative (1/1/2016); Amendments to IAS 27 Separate Financial Statements - Equity Method (1/1/2016).
| in thousands € | 30.06.2015 | 30.06.2014 | ||||||
|---|---|---|---|---|---|---|---|---|
| Premium city high street shops |
High street shops |
street shops Non-high |
Total | Premium city high street shops |
High street shops |
street shops Non-high |
Total | |
| Balance at 1 January | 175.744 | 66.287 | 114.505 | 356.536 | 139.559 | 78.696 | 143.423 | 361.678 |
| Investments in existing investment properties |
80 | 0 | 10 | 90 | 0 | 25 | 20 | 45 |
| Acquisitions of investment properties | 4.339 | 0 | 0 | 4.339 | 0 | 0 | 0 | 0 |
| Disposals of investment properties | 0 | -2.806 | -1.409 | -4.215 | 0 | 0 | -3.708 | -3.708 |
| Changes in fair value of investment properties |
5.443 | -385 | -734 | 4.324 | 1.468 | -1.180 | 407 | 695 |
| Balance as at 30 June | 185.606 | 63.096 | 112.372 | 361.074 | 141.027 | 77.541 | 140.142 | 358.710 |
| OTHER INFOR MATION |
||||||||
| Investment value of real estate properties | 190.247 | 64.673 | 115.181 | 370.101 | 144.553 | 79.480 | 143.645 | 367.678 |
Half-yearly financial report from the Board of Directors for the period 01.01.2015 to 30.06.2015
Investment properties are recognised at fair value. The fair value is determined on the basis of one of the following levels of the hierarchy:
IFRS 13 classifies investment properties as Level 3.
The cash value of the future minimum rental income until the first expiry date of the lease contracts has as at 30 June 2015 the following collection terms:
| in thousands € | 30.06.2015 | 30.06.2014 |
|---|---|---|
| Receivables with a remaining duration of: | ||
| Less than one year | 18.066 | 20.894 |
| Between one and five years | 13.206 | 24.368 |
| More than five years | 80 | 179 |
| Total of future minimum rental income | 31.352 | 45.441 |
An update of the financial structure as at 30 June 2015 is provided in paragraph 1.7. (supra) of the interim management report.
Vastned Retail Belgium further optimised the spread of the due dates of its credit lines in 2015. Two credit agreements were concluded in the first half of 2015.
Consequently, the company has already fully completed its financing for the 2015 financial year.
The company purchased forward interest rate swaps for a notional amount of € 20 million with terms of 5 and 6 years in the first semester of 2015 (see overview of fair value of the financial derivatives as at 30 June 2015 below).
Half-yearly financial report from the Board of Directors for the period 01.01.2015 to 30.06.2015
The major financial instruments of Vastned Retail Belgium consist of financial and commercial receivables and debts, cash and cash equivalents as well as financial instruments of the interest rate swap type (IRS).
| Summary of the financial instruments | 31.12.2014 | |||||
|---|---|---|---|---|---|---|
| in thousands € | 30.06.2015 | |||||
| Categories | Level | Carrying amount |
Fair value |
Carrying amount |
Fair value |
|
| Financial instruments : assets |
||||||
| Non-current assets | ||||||
| Trade receivables and other non-current assets | A | 2 | 7 | 7 | 7 | 7 |
| Current assets | ||||||
| Trade receivables | A | 2 | 272 | 272 | 163 | 163 |
| Tax receivables and other current assets | A | 2 | 708 | 708 | 213 | 213 |
| Cash and cash equivalents | B | 2 | 319 | 319 | 339 | 339 |
| Financial instruments : liabilities |
||||||
| Non-current liabilities | ||||||
| Non-current financial debts (interest-bearing) | A | 2 | 80.004 | 80.004 | 86.906 | 87.272 |
| Other non-current financial liabilities | C | 2 | 3.977 | 3.977 | 4.552 | 4.552 |
| Other non-current liabilities | A | 2 | 130 | 130 | 174 | 174 |
| Current liabilities | ||||||
| Current financial debts (interest-bearing) | A | 2 | 32.105 | 32.105 | 19.256 | 19.256 |
| Trade debts and other current debts | A | 2 | 6.284 | 6.284 | 7.209 | 7.209 |
| Other current liabilities | A | 2 | 591 | 591 | 136 | 136 |
The categories correspond to the following financial instruments:
Financial instruments are recognised at fair value. The fair value is determined based on one of the following levels of the fair value hierarchy:
Half-yearly financial report from the Board of Directors for the period 01.01.2015 to 30.06.2015
The financial instruments of Vastned Retail Belgium correspond to level 2 of the fair value hierarchy. The following techniques are used to measure the fair value of Level 2 financial instruments:
| in thousands € | Starting date |
End date |
Interest rate |
Contractual notional amount |
Hedge accounting |
Fair value | ||
|---|---|---|---|---|---|---|---|---|
| Yes/No | 30.06.15 | 31.12.14 | ||||||
| 1 | IRS | 15/12/13 | 15/12/17 | 0,79% | € 10.000 | No | -178 | -206 |
| 2 | IRS | 15/4/13 | 15/4/18 | 2,29% | € 10.000 | No | -619 | -726 |
| 3 | IRS | 6/10/13 | 6/10/18 | 2,60% | € 15.000 | No | -1.217 | -1.412 |
| 4 | IRS | 6/10/13 | 6/10/18 | 2,50% | € 10.000 | No | -777 | -902 |
| 5 | IRS | 15/12/13 | 15/12/18 | 2,50% | € 10.000 | No | -813 | -937 |
| 6 | IRS | 1/10/14 | 1/10/19 | 0,72% | € 15.000 | No | -275 | -369 |
| 7 | IRS | 18/6/15 | 18/6/20 | 0,4850% | € 5.000 | No | -20 | 0 |
| 8 | IRS | 26/6/15 | 26/6/20 | 0,4900% | € 5.000 | No | -22 | 0 |
| 9 | IRS | 18/6/15 | 18/6/21 | 0,6425% | € 10.000 | No | -56 | 0 |
| Other non-current financial liabilities | -3.977 | -4.552 |
As at 30 June 2015, these interest rate swaps had a negative market value of - € 4,0 million (contractual notional amount of € 90 million), which is determined by the issuing financial institution on a quarterly basis. Vastned Retail Belgium did not classify any interest rate swaps as cash flow hedge as at 30 June 2015. The value fluctuations of all existing interest rate swaps are directly included in the income statement.
No modifications have occurred during the first semester of 2015 regarding the type of transactions with related parties as described in Note 21 of the Financial report of the Annual report 2014.
In the first semester of 2015, there have been no changes in the off-balance sheet obligations as described in Note 25 of the Financial report of the Annual report 2014.
There are no significant events to be mentioned that occurred after the closing of the accounts as at 30 June 2015.
Half-yearly financial report from the Board of Directors for the period 01.01.2015 to 30.06.2015
VASTNED RETAIL BELGIUM NV, PUBLIC REGULATED REAL ESTATE COMPANY UNDER BELGIAN LAW
REPORT ON THE REVIEW OF THE CONSOLIDATED INTERIM FINANCIAL INFORMATION FOR THE SIX-MONTH PERIOD ENDED 30 JUNE 2015
To the board of directors,
In the context of our appointment as the company's statutory auditor, we report to you on the consolidated interim financial information. This consolidated interim financial information comprises the condensed consolidated balance sheet as at 30 June 2015, the condensed consolidated income statement, the condensed consolidated statement of comprehensive income, the condensed consolidated statement of changes in equity and the condensed consolidated statement of cash flows for the period of six months then ended, as well as selective notes.
We have reviewed the consolidated interim financial information of Vastned Retail Belgium NV, Public regulated real estate company under Belgian law ("the company") and its subsidiaries (jointly "the group"), prepared in accordance with International Financial Reporting Standard IAS 34 - Interim Financial Reporting as adopted by the European Union.
The condensed consolidated balance sheet shows total assets of 365.777(000) € and a consolidated income (group share) for the period then ended of 10.903(000) €.
The board of directors of the company is responsible for the preparation and fair presentation of the consolidated interim financial information in accordance with IAS 34 - Interim Financial Reporting as adopted by the European Union. Our responsibility is to express a conclusion on this consolidated interim financial information based on our review.
We conducted our review in accordance with International Standard ISRE 2410 - Review of interim financial information performed by the independent auditor of the entity. A review of interim financial information consists of making inquiries, primarily of persons responsible for financial and accounting matters, and applying analytical and other review procedures. The scope of a review is substantially more limited than an audit performed in accordance with the International Standards on Auditing. Consequently, the limited inspection does not provide us with the assurance that we come to know all the significant matters that might be identified in an audit. Accordingly, we do not express an audit opinion on the consolidated interim financial information.
Based on our review, nothing has come to our attention that causes us to believe that the consolidated interim financial information of Vastned Retail Belgium NV, Public regulated real estate company under Belgian law, has not been prepared, in all material respects, in accordance with IAS 34 - Interim Financial Reporting as adopted by the European Union.
Antwerp, 29 July 2015
BV o.v.v.e. (civil company in the form of a) CVBA (limited liability cooperative) Represented by Kathleen De Brabander
Half-yearly financial report from the Board of Directors for the period 01.01.2015 to 30.06.2015
In accordance with article 13 § 2 of the Royal Decree of 14 November 2007, the board of directors, composed of Jean-Pierre Blumberg (chairman), Nick van Ommen, EMSO bvba, permanently represented by Chris Peeters, Taco de Groot, Reinier Walta and Peggy De Raedt declares that according to its knowledge,
These condensed half-yearly figures have been approved for publication by the board of directors of 29 July 2015.
About Vastned Retail Belgium. Vastned Retail Belgium is a public regulated real estate company (RREC), the shares of which are listed on Euronext Brussels (VASTB). Vastned Retail Belgium invests exclusively in Belgian commercial real estate, more specifically in premium city high street shops (prime retail properties located on the best shopping streets in the major cities of Antwerp, Brussels, Ghent and Bruges), high street shops (city centre shops outside of the premium cities) and non-high street shops (high-end retail parks and retail warehouses). The RREC intends to achieve a 75% investment ratio in high street shops in due course.
VASTNED RETAIL BELGIUM NV, a public regulated real estate company under Belgian law, Jean-Paul Sols, CEO, or Inge Tas, CFO. Tel.: +32 3 287 67 87, www.vastned.be
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