Regulatory News:
ANF Immobilier (Paris:ANF):
A notable improvement in operating results
- Consolidated rents up 4% to €51.2
million, Group share stable.
- Consolidated recurring cash flow up 15%
to €23.6 million in 2016 with Group share up 24% to €18.5 million,
or €1.02/share.
- EPRA Earnings (adjusted Group share) up
12% to €16.3 million, or €0.90/share, higher than the initial
target.
- Net loss (Group share) of €3.7
million.
A solid portfolio in spite of a value impacted by the
persistence of a challenging environment in Marseille
- Gross asset value of €1068 million
further to €152 million asset rotation, split between €91 million
from the disposal of mature assets with low yields and
€61 million of investment in new commercial properties.
- Negative change in assets’ fair value,
Group share, reaching €13 million: a decline of €27 million in the
fair value of the Marseille heritage portfolio offset by an
increase of €11 million related to new projects, and a disposal
gain of €3 million.
EPRA NNNAV at €27.3/share stable when dividend paid is
excluded.
Proposed cash dividend of €1.15 per share.
For Renaud Haberkorn, Chairman of the Executive Board of ANF
Immobilier: "The application of ANF Immobilier's winning strategy
continues with the targeting of commercial properties in dynamic
regional cities. We are now looking at some very promising
opportunities in terms of value creation in dynamic and innovative
areas. This is the case in every city in which we are investors,
with a host of new projects such as Park View in Lyon, Rive Neuve
in Marseille and Quai 8.2 in Bordeaux, plus sizable land reserves.
The future is looking bright.We are broadening our horizons
by establishing a foothold in Toulouse, one of the most dynamic
regional capitals in the French property market, with a promise to
purchase a first office block of 16,150 m² located near Blagnac
airport."
In 2016, ANF Immobilier's gross rental income was €51.2 million
measured according to IFRS. This represents a growth of 4%, mainly
attributable to new projects delivered (+6% over the entire
portfolio) and offset by a decline in the performance of existing
shopping malls in Marseille (-2% at constant scope for the
portfolio as a whole). Portfolio income mainly stemmed from office
leases (54%), commercial leases (17%) and hotels (13%). Commercial
real estate now accounts for 84% of gross rental income, and
housing, including accessories, now accounts for only 16% of rents.
Since implementing the new strategy established in 2013,
consolidated gross rental income has increased by 67%. The Group
share of rental income was €41.2 million, stable compared with 2015
(-1%).
Some numbers:
- recurring EBITDA was up 15%, mainly due
to a reduction in structural costs. Meanwhile EBITDA margin,
measured according to IFRS, rose from 66% to 74%;
- current cash flow, measured according
to IFRS, rose by 15% to stand at €23.6 million. Current cash flow
Group share rose by 24% to €18.5 million, or €1.02 per share,
mainly attributable to new projects delivered;
- adjusted EPRA Earnings, was
€16.3 million, an increase of 12% from 2015. ANF Immobilier is
well above its initial target of an 8% increase raised to 10%
during the year;
- net loss after minority interests,
measured according to IFRS, was €3.7 million, largely due to a
negative change of €4.1 million in consolidated fair value and the
negative impact of minority interests of €13.5 million;
- the value of the portfolio amounted to
€1,068 million following: €61 million investments, €91 million
disposals of non-strategic assets. At the end of 2016, the "Core"
portfolio accounted for 57% of the total portfolio;
- the LTV ratio was down slightly at 42%
and the cost of debt remained at 2.7%;
- at December 31, 2016, NNNAV amounted to
€27.3/share, based on the EPRA method, which is stable when the
dividend of €1.24/share paid in 2016 is excluded.
Three strategic pillars illustrated in 2016
I) Targeting the most dynamic regional cities
Lyon, Bordeaux, Marseille: supporting the metropolises of the
future
Since drawing up its new strategy in 2013, ANF Immobilier has
confirmed its attachment to Lyon, Bordeaux and Marseille, which are
among France's most dynamic regional cities. These cities pay
special attention to infrastructure development and the creation of
innovative new neighborhoods.
The Company invested €369 million in new, mainly commercial,
projects with high potential in these cities, in other words a
Group share of €254 million between 2013 and 2016. After adding the
future flow of real estate transactions in the pipeline, this
represents a total transaction value of €567 million for a
Group share of €392 million. These investments are distributed
geographically as follows: 59% in Lyon, 26% in Bordeaux, 7% in
Marseille and 10% in regional hotels with the remainder made up of
the new investment in Toulouse.
Toulouse, a promising new metropolitan hunting ground
Toulouse is one of the most dynamic cities in France
demographically and economically. With Airbus acting as the driver,
together with other industries such as energy, the regional capital
is undertaking a major development of its infrastructure and its
office resources. In market terms, the city is the third-largest
office market in France (about 4.2 million m² of offices) with a
take-up of almost 130,000 m² on average over the past ten years,
and nearly 170,000 m² in 2016, proving its runaway development.
In December 2016, it was a logical step for ANF Immobilier to
confirm its presence in Toulouse, signing a promise to purchase a
first building called Centreda located in the Blagnac area. This
first complex consists of two buildings totaling 16,150 m² of
offices (multitenant) and represents an investment of nearly €19
million (including earn-outs). It will generate additional annual
gross income of €2 million due to run from the completion date in
March 2017.
II) Commercial target - A continuous flow of strategic
transactions
Consistently high rate of hotel assets delivered
In 2016 ANF Immobilier took ownership of three new hotels: the
first in Marseille-Velodrome with 126 rooms under the AC By
Marriott name, delivered in January 2016, the second in
Marseille-Euromed 2 with 88 rooms under the B&B name, delivered
in May 2016, and the third in Bobigny with 117 rooms under the
B&B name, delivered in June 2016. These three assets were
acquired through the subsidiary ANF Immobilier Hôtels and will
generate additional income of €1.9 million, bringing the number of
hotel rooms delivered by this specialist subsidiary to nearly
1,100.
ANF Immobilier's expertise illustrated by its investment in
the Quai 8.2 real estate complex in Bordeaux with 31,500 m² of
offices, shops and a 3-star 126 room hotel
ANF Immobilier is affirming its regional credentials with an
investment in the complex located 200 meters from the HST (LGV)
station that will cut travel times between Bordeaux and Paris to
just over two hours from July 2. 2017. The Company is a joint
investor with Foncière des Régions (65%/35%) in 29,500 m² of
offices and 2,000 m² of shops. The deal, signed in September 2016,
represents a total sum of €90 million, with delivery in the third
quarter of 2018. The office areas are currently 33% leased to
Orange and Allianz through nine-year fixed-term leases. On the same
site, in partnership with Caisse d'Epargne Provence Alpes-Corse,
the Company also acquired a three-star hotel with 126 rooms rented
to B&B under a lease for a fixed term of 12 years. The
investment represents a total amount of €7 million.
Delivery of Adecco France's new headquarters, 13,100 m² of
new office space in the Carré de Soie in Lyon
In September 2016, ANF Immobilier (50%), in partnership with
Crédit Agricole Assurances (45%) and DCB International, delivered
13,100 m² of office space leased to the Adecco France Group for a
fixed term of nine years. The deal represents an investment of
around €34 million in Lyon's Carré de Soie district and will
generate additional rental income of €2.5 million. The building has
obtained a BREEAM "Very good" certification.
Opening of the Maxi-Bazar shopping mall, part of the Banque
de France deal, in the Lyon Presqu’île, and delivery of 400 m² of
additional preleased offices
After it won the 2013 bid to purchase the old Banque de France
building on rue de la République, ANF Immobilier met its target of
completing the conversion of the historic building in barely three
years: Nike opened its 500 m² outlet in March while Maxibazar
opened at the end of September in premises of 2,000 m². Early this
year, 400 m² of offices were delivered.
III) Creating value on all fronts
Optimizing value creation with the Quai 8.2 in Bordeaux, an
important mixed-use development of 46,000 m²
As a joint developer with Vinci Immobilier (50%/50%) of the
mixed-use 43,000 m² complex comprising 29,500 m² of office space,
2,000 m² of shops, a three-star hotel with 126 rooms, a four-star
hotel with 111 rooms, and a student residence with 123 rooms, ANF
Immobilier plans to achieve a Group share margin of around €6
million and earn close to €2 million in management fees. This
margin is secured by actual sales through partnerships with
Foncière des Régions for commercial space, ANF Immobilier-CEPAC for
the three-star hotel, and a private investor for the four-star
hotel. One third of the student residence is already preleased.
Furthermore, ANF Immobilier receives fees in its capacity as the
asset manager.
A proactive asset manager, ANF Immobilier anticipates and
meets the needs of its users
ANF Immobilier signed a MoU with Areva for its base in the
Part-Dieu in Lyon. This agreement perpetuates the collection of the
majority of the rental income, i.e. €5.5 million, until December
31, 2021 and will enable the Company to consider a value-creating
redevelopment of part of the site.
Value-creating disposal of two hotels and increase in ANF
Immobilier’s holding in its hotel subsidiary
Lyon's Carlton Hotel is located in Place de la République.
Trading under the MGallery name, it has 80 rooms which were fully
renovated in 2012. Marseille's Adagio Hotel is located in rue
Trinquet. Trading under the Adagio Aparthotel name, delivered in
2009, it has 142 rooms. Both establishments were sold by ANF
Immobilier Hôtels, leading to a premium of €0.20/share in ANF
Immobilier's EPRA Net Asset Value.
The proceeds from the disposals were reinvested. ANF Immobilier
increased its stake in ANF Immobilier Hôtels from 51% to 77%. This
is perfectly in line with the strategy to sell mature or valued
assets to invest in new commercial property delivering higher
returns.
Tailor-made strategy for the Marseille portfolio
First good results for Marseille stores in spite of a
correction on the valuation of assets
Noting an increase of its commercial offer in Marseille, due to
the delivery of several shopping malls, ANF Immobilier is adapting
its strategy with its main object being to differentiate and
revitalize rue de la République. It has demarcated two zones: the
first, linked to the Vieux-Port, groups retail premises targeting
families and tourists, and the second, linked to the Place de la
Joliette, offers additional space in the wake of the expansion of
the Euromed commercial sector.
In Marseille, the Company has six retail brands in all covering
1,400 m², including King Jouet, TUI Store, Copy Top, Adopt, Le
Petit Cabanon and Dakao. It also signed a lease for premises on rue
de la République which will house the Musée du Savon (Soap Museum)
due to open in early 2017 and a foundation in rue du Chevalier
Roze. These highlights illustrate the relevance of ANF Immobilier's
repositioning strategy for its retail premises on rue de la
République in Marseille. Even if a decrease in terms of rental
values has naturally generated a correction on the valuation of
assets, reducing them by around €19 million in 2016, it has also
initiated the renewal of its commercial appeal and encourages a
positive outlook.
A very positive trend for both unfurnished and furnished
accommodation
After a year of transition with the handover of property
management to Foncia, the occupancy rate of the unfurnished housing
in rue de la République has increased noticeably with vacancy down
from 26% to 17%, a fall of nearly 10% of the available stock,
illustrating the soundness of ANF Immobilier's strategy (i.e. a
differential of 29 units leased in 2016). At the end of the year,
316 units remained vacant made up of 226 units for restructuring
and 90 available units. The property manager estimates an
additional take-up of 50 units in 2017 with an available stock of
50% in Q1-Q2 and an ideally-aligned take-up in 2016, with 60% being
this type of apartment.
For student housing, ANF Immobilier has also seen an improvement
with a vacancy rate of 15% at the end of 2016 against 28% at the
end of 2015. This improvement should be considered in relation to
the delivery of one hundred new units which were put into service
during this period.
Value creation opportunities and new prospects
ANF Immobilier is applying its strategic plan, in place since
early 2013, and emphasizing its new identity: Invest in the
regions, Promote their capitals.By targeting regional cities with
high potential, refocusing on commercial property and creating
optimized value, ANF Immobilier is consolidating its hallmark
commercial property profile in the regions. With a flow of new
projects valued at €198 million and significant land reserves, it
foresees good growth with a number of significant deliveries such
as Quai 8.2 Euratlantique from the third quarter of 2018.
In 2017, ANF Immobilier expects stable EPRA Earnings
(adjusted Group share) compared with 2016, in line with the pace of
its project development.
Consolidated figures (2016/2015)
M€
EPRA IFRS EPRA
IFRS EPRA chg Gross rental income 51,2 51,2 49,2 49,2
4% Group Share 41,3 41,8 -1% Net operating expenses - 3,7 -
3,7 - 4,0 - 4,0
Net rental income 47,6
47,6 45,1 45,1 5% margin 93% 93% 92%
92% Administrative expenses - 9,8 - 9,8 - 12,2 - 12,9
EBITDA 37,8 37,8 33,0
32,2 15% margin 74% 74% 67% 66% Financial expenses - 16,8 -
16,8 - 16,9 - 21,4 Amortization - - 0,9 - - 0,7 Change in Fair
Value - - 4,1 - 25,5 Other 0,8 - 5,2 - 0,2 - 1,7 Taxes - 1,0 - 1,0
- 0,6 - 0,6 Minority interests - 7,4 - 13,5 - 5,2 - 14,7 Adjustment
administrative expenses (non recurrent) 1,4 - 2,6 - Adjustment
financial expenses 1,6 - 1,9 -
Adjusted Earnings,
Group Share 16,3 - 3,7 14,6
18,6 12% margin 39% 35%
Cash
Flow 23,6 21,0 20,6
10,8 15% Group Share 18,5 14,9
24%
Recurring EBITDA 38,8 37,8
35,6 32,2 9% Group Share 29,8
28,3 5%
LTV 41,9% 43,0%
Gross Asset Value 1 068 1
101 NNNAV 494,0
516,0
The financial statements were approved by the management board
on 27 February 2017. The audit procedures on the consolidated
financial statements have been completed. The certification reports
will be issued after the specific verifications.
About ANF Immobilier
Shareholders’ Meeting May 10, 2017
ANF Immobilier (ISIN FR0000063091) is a French listed real
estate investment company which owns a diversified portfolio of
French office, retail, hotel and residential property worth €1,068
million. The Company is transforming and is oriented toward
commercial properties, value creation and the growth of dynamic
regional metropolises. It currently has offices in Bordeaux, Lyon
and Marseille. Listed on Eurolist B of Euronext Paris and included
in the EPRA real estate index, ANF Immobilier is a company of the
Eurazeo Group.http://www.anf-immobilier.com
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version on businesswire.com: http://www.businesswire.com/news/home/20170308006540/en/
ANF Immobilier:Laurent Milleron, Tel: +33 1 44 15
01 11investorrelations@anf-immobilier.comorPress:Renaud
Large, Tel: +33 1 58 47 96 30renaud.large@havasww.com
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