Interim Results
November 26 2002 - 6:19AM
UK Regulatory
RNS Number:2809E
Wynnstay Properties PLC
26 November 2002
WYNNSTAY PROPERTIES PLC
CHAIRMAN'S STATEMENT
I am pleased to report on another very satisfactory set of results for the
half-year ended 29th September 2002:
2002 2001
Restated
* Profit before property disposals and taxation: + 22.5% #316,000 #258,000
* Profit before taxation: + 32.0% #417,000 #316,000
* Profit after taxation + 44.8% #310,000 #214,000
* Interim dividend per share: + 5.0% 2.1p 2.0p
* Net asset value per share: + 7.5% 259p 241p
Property income rose by 8% to #772,000 compared with #714,000 last year
reflecting, on the one hand, a full contribution from our industrial property at
Crawley acquired in November 2001 together with various re-lettings and reviews
and, on the other hand, the disposal of some smaller properties previously
reported to you. The portfolio continued to be fully let and income producing
throughout the period.
During the first-half, we disposed of one of our two small office premises at
North Hill, Colchester and achieved a sale price that was 64% above the book
value of the property as at 25th March 2002. As a result, this disposal
produced a net profit before taxation of #101,000, which is reflected in the
profit and loss account for the half-year. In 2001, there was a corresponding
profit of #58,000. This sale further supports the view I expressed in my
statement to you with our annual results for last year that there are a number
of properties in our portfolio where, in the prevailing conditions, we could
achieve disposal prices considerably in excess of the values at which such
properties are included in our published accounts.
As a result of last year's re-financing exercise, and with lower prevailing
interest rates, net finance costs fell by 9% from #213,000 to #193,000, despite
higher average borrowing levels than in 2001. By contrast, property and
administration costs, together totalling #263,000, rose by 8% from #243,000.
This increase resulted from a provision for dilapidations on one property and
also landlord's expenditure at our Cleary Court offices in relation to the
common service plant and equipment.
Net gearing at the end of the half-year was 70%, corresponding closely with the
level one year earlier. We are in a position to increase our borrowings
significantly within our existing facilities should the right opportunities to
add to the portfolio arise.
The Company's comparative results for 2001 have been restated in accordance with
accounting standard FRS 19, relating to deferred taxation, on which basis the
financial statements for the year ended 25th March 2002 were prepared.
In the light of the considerably higher profits achieved at the half-year stage,
the Directors have decided to increase the interim dividend by 5% from 2.0p per
share to 2.1p per share. This will be paid on 19th December 2002 to
Shareholders on the register at 6th December 2002.
At the time of writing, and in the absence of unforeseen events, Wynnstay's
prospects for the full year appear encouraging. Some analysts have recently
been warning about possible overheating in the property market, although their
comments are directed mainly towards the residential sector and also,
particularly, the City and West End of London office markets, in neither of
which Wynnstay is represented. We will continue to make selective acquisitions
and disposals to take the best advantage of market conditions where prices are
acceptable and, in the case of additions, where we believe that the properties
acquired will add to Shareholder value in the medium to longer term.
The stock market turmoil which began in the spring of 2000 has continued.
However property shares have generally performed well compared to most other
stocks, albeit with some downturn over recent months. It was encouraging to see
that the market reacted so positively to our last annual results, leading to a
significant rise in Wynnstay's share price and a consequent reduction in the
discount by comparison to the Company's net asset value per share.
At the beginning of September, I and my immediate family interests acquired a
further 570,700 ordinary shares in Wynnstay, taking our aggregate holding to
27.07%. You will recall from statements I have made in previous reports that I
believe strongly in the value of well managed, smaller quoted property companies
as an integral part of a balanced long term investment portfolio. My decision
to make a further substantial investment in your Company is a practical
demonstration both of that belief and of my commitment to the continuing
successful development of Wynnstay for the benefit of all its Shareholders.
It was very gratifying that our AGM in the summer was so well attended and I
hope that as many Shareholders as possible will be able to come to next year's
meeting which, as previously, will be held at The Royal Automobile Club on
Thursday 24th July 2003.
Finally, on behalf of the Board, I wish all Wynnstay's Shareholders and their
families a happy Christmas and send our best wishes for 2003.
Philip G.H. Collins
Chairman
26th November 2002
WYNNSTAY PROPERTIES PLC
UNAUDITED CONSOLIDATED PROFIT & LOSS ACCOUNT
FOR THE SIX MONTHS ENDED 29TH SEPTEMBER 2002
Six Months ended Year ended
29th September 25th March
2002 2001 2002
(Unaudited) (Unaudited) (Audited)
#'000 #'000 #'000
Gross Rental Income 762 705 1,435
Fees and Commissions 10 9 19
-------- -------- --------
PROPERTY INCOME 772 714 1,454
Property Outgoings (34) (28) (56)
-------- -------- --------
738 686 1,398
Administration and Other Costs (229) (215) (422)
-------- -------- --------
OPERATING PROFIT 509 471 976
Profit on Disposal of Investment Properties 101 58 85
-------- -------- --------
610 529 1,061
Finance Costs (Net) (193) (213) (395)
-------- -------- --------
PROFIT ON ORDINARY ACTIVITIES
BEFORE TAXATION 417 316 666
Taxation (Note 1) (107) (102) (178)
-------- -------- --------
PROFIT ON ORDINARY ACTIVITIES
AFTER TAXATION 310 214 488
Interim Dividend
2002: 2.1p 2001: 2.0p (66) (63)
Total Dividend 2001-2002: 6.75p (213)
-------- -------- --------
PROFIT RETAINED 244 151 275
-------- -------- --------
Basic Earnings per share (Note 2) 9.8p 6.8p 15.5p
Notes
1. Taxation includes a provision of #12,000 relating to the profit on the
disposal of investment properties (2001: #Nil).
2. Basic earnings per share have been calculated on profits after taxation
attributable to ordinary shareholders of #310,000 (2001: #214,000) and on
3,155,267 ordinary shares, being the weighted average number in issue during
both periods.
WYNNSTAY PROPERTIES PLC
UNAUDITED CONSOLIDATED BALANCE SHEET
AS AT 29TH SEPTEMBER 2002
29th September 29th September 25th March
2002 2001 2002
(Unaudited) (Unaudited) (Audited)
#'000 #'000 #'000
Restated
FIXED ASSETS
Tangible Assets 14,410 13,340 14,578
Investments 56 54 56
--------- -------- ---------
14,466 13,394 14,634
CURRENT ASSETS
Debtors 89 142 102
Cash at Bank and in Hand 526 292 353
-------- -------- --------
615 434 455
CREDITORS: Amounts falling due within one year (684) (547) (686)
-------- -------- --------
NET CURRENT LIABILITIES (69) (113) (231)
-------- -------- --------
TOTAL ASSETS LESS CURRENT LIABILITIES 14,397 13,281 14,403
CREDITORS: Amounts falling due after more than one year
(6,200) (5,643) (6,450)
-------- ------- --------
8,197 7,638 7,953
DEFERRED TAXATION (38) (19) (38)
-------- -------- --------
NET ASSETS 8,159 7,619 7,915
-------- -------- --------
CAPITAL AND RESERVES
Share Capital 789 789 789
Capital Redemption Reserve 205 205 205
Share Premium Account 1,135 1,135 1,135
Capital Reserve 151 151 151
Revaluation Reserve 2,742 2,762 2,836
Distributable Reserves 3,137 2,577 2,799
-------- -------- --------
EQUITY SHAREHOLDERS' FUNDS 8,159 7,619 7,915
-------- -------- --------
WYNNSTAY PROPERTIES PLC
UNAUDITED CONSOLIDATED CASH FLOW STATEMENT
FOR THE SIX MONTHS ENDED 29TH SEPTEMBER 2002
Six Months ended Year ended
29th September 29th September 25th March
2002 2001 2002
(Unaudited) (Unaudited) (Audited)
#'000 #'000 #'000
CASH FLOW FROM OPERATING ACTIVITIES (Note 1) 523 381 944
-------- -------- --------
RETURNS ON INVESTMENT AND SERVICING
OF FINANCE
Interest Received 4 7 12
Interest Paid (158) (252) (374)
-------- -------- --------
NET CASH (OUTFLOW) FROM RETURNS ON
INVESTMENT AND SERVICING OF FINANCE (154) (245) (362)
-------- -------- --------
TAXATION PAID (61) (23) (121)
-------- -------- --------
CAPITAL EXPENDITURE AND FINANCIAL
INVESTMENT
Purchase of Tangible Fixed Assets (1) - (1,208)
Disposal of Tangible Fixed Assets 266 893 1,070
Sinking Fund Policy Premium - - (1)
-------- -------- -------
NET CASH INFLOW/(OUTFLOW) FROM
INVESTING ACTIVITIES 265 893 (139)
-------- -------- --------
EQUITY DIVIDENDS PAID (150) (140) (202)
-------- -------- --------
NET CASH INFLOW BEFORE FINANCING 423 866 120
FINANCING
Drawdown of Bank Loan - 5,643 6,450
Repayment of Bank Loan (250) (6,397) (6,397)
--------
-------- --------
173
INCREASE IN CASH IN THE PERIOD 173 112
-------- -------- --------
RECONCILIATION OF NET CASH FLOW TO
MOVEMENT IN NET DEBT
Increase in Cash in the Period 173 112 173
Cash Inflow/(Outflow) from
Debt Financing 250 754 (53)
-------- ------- --------
Movement in Net Debt in the Period 423 866 120
NET DEBT AT 25TH MARCH 2002 (6,097) (6,217) (6,217)
-------- -------- --------
NET DEBT AT 29TH SEPTEMBER 2002 (Note 2) (5,674) (5,351) (6,097)
-------- -------- --------
Notes To Cash Flow Statement
1. Reconciliation of Operating Profit to Net
Cash Inflow from Operating Activities
Six Months ended Year ended
29th September 25th March
2002 2001 2002
#'000 #'000 #'000
Operating Profit 508 471 976
Depreciation and Amortisation 3 3 7
Decrease/(Increase) in Debtors 14 (116) (76)
(Decrease)/Increase in Creditors (2) 23 37
------- ------- -------
Net Cash Inflow from Operating Activities 523 381 944
------- ------- -------
2. ANALYSIS OF NET DEBT
29th September 2002 Cash Movement 25th March 2002
#'000 #'000 #'000
Cash at Bank and in Hand 526 173 353
Debt due after more than one year (6,200) 250 (6,450)
Net Debt -------- -------- --------
(5,674) 423 (6,097)
-------- -------- --------
Notes
(i) The figures in these statements do not constitute statutory accounts;
those for the year ended 25th March 2002 are extracted from the Group Accounts
which have been filed with the Registrar of Companies and which received an
unqualified report from the Auditors and did not contain a statement under
Section 237(2) or (3) of the Companies Act 1985 as amended.
(ii) The unaudited results for the six months ended 29th September 2001 have
been restated in accordance with accounting standard FRS 19.
(iii) The interim dividend of 2.1p per share will be paid on 19th December 2002
to those Shareholders on the register at 6th December 2002.
(iv) This interim report is being posted to all Shareholders and will be
available on application to the Company's registered office at Cleary Court, 21
St. Swithin's Lane, London EC4N 8AD.
This information is provided by RNS
The company news service from the London Stock Exchange
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