RESULTS FOR THE YEAR ENDED 31 MARCH 2015. INTRODUCTION Results for the Year Ended 31 March 20152...
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Transcript of RESULTS FOR THE YEAR ENDED 31 MARCH 2015. INTRODUCTION Results for the Year Ended 31 March 20152...
RESULTS FOR THE YEAR ENDED 31 MARCH 2015
Results for the Year Ended 31 March 2015 2
INTRODUCTIONGraham Roberts
3
THREE YEAR PROGRESS
Results for the Year Ended 31 March 2015
Scale 2015
Rent roll up 59% £56m
Investment property up 72% £925m
Net assets up 141% £452m
Flexibility 2012 2015
Free cash/available facilities £12m £125m
Unencumbered assets − £147m
LTV 64% 48%
Performance 2015
EPS1 up 40% 2.1p
NAV1 per share up 24% 44.9p
Dividends up 48% 1.85p
1EPRA basis (appendix 5)
4
TRANSFORMATIONAL YEAR
46% underlying profit growth £245m of medical centre additions
Portfolio now £925m (up 41%) Leverage reduced from 62% to 48% Equity raise of £175m (net)
£105m invested in medical centres £57m of debt redeemed
Joined EPRA/NAREIT index New UK plc holding company Quarterly dividend increased 11% in November
2 pence per share, annual basis Fully covered
Results for the Year Ended 31 March 2015
5
FINANCIAL RESULTSJonathan Murphy
Results for the Year Ended 31 March 2015
6
FINANCIAL HIGHLIGHTS
Income statement 2015) 2014) % change)
Net rental income (£m) 48.2) 37.8) 28)
Underlying profit before tax (£m) 15.9) 10.9) 46)
Underlying profit per share (p) 2.1) 2.1) -)
Balance sheet 31 March 2015) 31 March 2014) % change)
Investment property (£m) 925.3) 656.7) 41)
EPRA NAV (pence per share) 44.9) 43.4) 3.4)
LTV (%) 48.3) 62.0) (22)
Results for the Year Ended 31 March 2015
Returns 2015) 2014) % change)
Dividend per share (p) 1.85) 1.36) 36)
Total Property Return (%) 7.8) 7.9) (1)
Total Accounting Return (%) 7.7) 15.9) (52)
7
33% GROWTH IN ANNUALISED RENT ROLL
Mar-14 Disposals Lease events Completed developments Acquisitions Mar-1530
35
40
45
50
55
60
41.8
55.6
(0.1)
0.11.3
12.5
£m
14.4 years weighted average unexpired lease term, 87% NHS funded
Results for the Year Ended 31 March 2015
8
46% GROWTH IN UNDERLYING PROFIT
Mar-14 Net finance costs Admin expenses Net rental income Mar-150
2
4
6
8
10
12
14
16
18
10.9
15.9
(4.7)(0.7)
10.4
£m
Results for the Year Ended 31 March 2015
Operational efficiency and scale benefits have enabled profit growth ahead of income growth
9
EPRA NAV PER SHARE MOVEMENT
37p
38p
39p
40p
41p
42p
43p
44p
45p
46p
43.4p
44.9p
0.1p
1.4p
1.9p
2.1p
2.8p
Results for the Year Ended 31 March 2015
10
41% INCREASE IN INVESTMENT PROPERTY
Mar-14 Other Development costs Revaluation gain Acquisitions Mar-150
100
200
300
400
500
600
700
800
900
1,000
656.7
925.3
2.214.0 21.4
231.0
£m
Results for the Year Ended 31 March 2015
2015 2014
Net initial yield 5.56% 5.98%
Equivalent yield 5.77% 6.07%
11
STRONG AND GROWING BALANCE SHEET
Property and debt
Mar-13 Mar-14 Mar-150
100
200
300
400
500
600
700
800
900
1000
557.3
656.7
925.3
359.5
414.8450.0
Investment property Net debt£m
£269m increase in investment property Loan to value of 48% within our target
range of 45% to 55% £125m of available facilities and cash Positioned strongly for future growth
Results for the Year Ended 31 March 2015
12
FINANCING
Significant refinancing completed since fund raise in October £57m facility with Santander redeemed £177m of Aviva facilities restructured resulting in 42bps reduction in rates on these loans New revolving credit facility secured from three lenders:
£60m facility 170bps initial margin variable rate five year term
Results for the Year Ended 31 March 2015
13
HEALTHY FINANCING RATIOS
31 March 2015 31 March 2014
Net debt (£m) 450.0 414.8
Loan to value 48% 62%
Cash/undrawn facilities (£m) 95.3 27.6
Weighted average interest rate 5.28% 5.28%
Weighted average debt maturity 11.9 years 10.9 years
Interest cover 160% 150%
% of debt at fixed rates 100% 98%
Results for the Year Ended 31 March 2015
14
GROWTH AND SCALE BENEFITS
Increased scale has delivered cost efficiencies
Track record since March 2013: EPRA Cost Ratio has fallen from 23%
to 18% Costs as a % of average asset value
have fallen from 0.89% to 0.72% 115% growth in dividends paid
Progressive, covered dividend policy
Results for the Year Ended 31 March 2015
Mar-13 Mar-14 Mar-150
0.4
0.8
1.2
1.6
2.0
2.4
12.0%
14.0%
16.0%
18.0%
20.0%
22.0%
24.0%
0.86
1.36
1.85
Dividends paid (left axis)
EPRA Cost Ratio (right axis)
p
Dividends and costs
15
PROPERTY UPDATEAndrew Darke
Results for the Year Ended 31 March 2015
16
SUBSTANTIAL GROWTH IN YEAR
£269m increase in portfolio value £245m additions
5.6% average yield on cost Weighted average unexpired lease
term of 17 years on new additions Acquisitions have refinancing and
asset enhancement opportunities Solicitors instructed on a further
£40m of acquisitions 2.4 million patients registered with
our GP tenants in 265 properties
March 2015 March 2014
Investment property £925.3m £656.7m
Rent roll £55.6m £41.8m
WAULT 14.4 years 14.4 years
Consideration Timing
MP Realty £107m Jun 2014
One Life £12m Jul 2014
Metro £63m Nov 2014
South Kirkby £10m Dec 2014
Other £39m Various
Developments £14m Various
Property additions
£245m
Results for the Year Ended 31 March 2015
17
DEVELOPMENTS COMPLETED DURING YEAR
Achieved in excess of 100 bps margin over revaluation yield on completed developments
In-house experienced development team
Completed
Number of schemes 4
Development cost £19.6m
ERV £1.4m
Margin over revaluation yield >100 bps
Results for the Year Ended 31 March 2015
Sudbury
18
FUTURE DEVELOPMENT SCHEMES
Long term requirement for country to invest in new medical centres
Future pipeline of £35m – preferred developer status
Following NHS reorganisation in April 2013, NHS England is now starting to approve developments
On-siteImmediate
pipeline
Number of schemes 5 9
Development cost £22.2m £25m
ERV £1.2m
Results for the Year Ended 31 March 2015
Sutton
19
APPROACH TO DESIGN
Securing approval on new schemes – one of many benefits of in-house development Unique and bespoke Site influences Inside-out approach Sense of wellbeing Natural surveillance Environmental Sustainability
Results for the Year Ended 31 March 2015
20
RENT REVIEW GROWTH
3 year rent review settlements RPI and fixed are currently the main drivers of rental growth
RPI and fixed +3.06% open market +0.38%
Land and construction cost inflation returning
Less rental evidence for rent reviews due to recent hiatus in NHS approval process
RPI/fixed/other(25% of rent roll)
OMR(75% of rent roll)
0.0
0.1
0.2
0.3
0.4
0.5
0.6
0.7
0.8
0.9
1.0
3.23%
1.99%
4.52%
0.35%
3.06%
0.38%
2012/13 2013/14 2014/15
Ab
solu
te r
ent
roll
in
crea
se (
£m)
Results for the Year Ended 31 March 2015
21
MARKET AND OUTLOOKGraham Roberts
Results for the Year Ended 31 March 2015
22
MARKET OVERVIEW
Yield development Medical centre returns exhibit lower volatility than commercial property and Gilts
Healthy premium over equivalent maturity Gilt >360bps
Low point for rental growth RPI forecast to recover open market reviews to reflect
construction recovery
Jun-06
Jun-07
Mar-08
Mar-09
Mar-10
Mar-11
Mar-12
Mar-13
Mar-14
Mar-15
-1%
0%
1%
2%
3%
4%
5%
6%
7%
8%
IPD monthly UK index initial yield
Assura Net Initial Yield
15 year Gilt
Results for the Year Ended 31 March 2015
23
HEALTH SECTOR OUTLOOK
Cross party support for primary care investment continues Election result favourable from a timing perspective
leadership already understands the primary care problem
has already committed funding to back new premises backed the NHS leadership Five Year Forward View
Pace of acceleration in development approvals hinges on CCGs engagement
Assura has received its first approval under new regime There will remain a time lag between approval and delivery,
typically 18 months to 2 years
Results for the Year Ended 31 March 2015
“A vision of a modern NHS working for you 7 days of the week –
when you need it, where you need it.
And that begins with a transformation of
primary care”
David Cameron18 May 2015
24
OUTLOOK FOR ASSURA
Attractive long term opportunity Assura well placed
skills, structure, scale brand recognition with GPs
Our three priorities are: delivering growth capturing further asset management opportunities maintaining low cost base
Delivering a secure and growing dividend
Results for the Year Ended 31 March 2015
25
Q&A
Results for the Year Ended 31 March 2015
Blaenavon
Birkenhead
Huthwaite
26
SUPPLEMENTARY INFORMATION
1. Market 1.1 Growing demand / inadequate supply1.2 Market: policy direction supportive1.3 Recent encouraging statements1.4 Sector attractiveness1.5 Risk reward profile unchanged1.6 Assura well placed to outperform
2. Portfolio 2.1 Total property assets2.2 Portfolio2.3 Sensitivity analysis2.4 MP Realty portfolio - £107m2.5 One Life - £12.3m2.6 Metro portfolio - £63.1m2.7 South Kirkby - £10.1m
3. Cash flows 3.1 Cash flow summary3.2 Contracted rental income3.3 Lease lengths3.4 Debt repayment profile
Results for the Year Ended 31 March 2015
4. Rents 4.1 ERV evolution and reversion4.2 Open market rents still increasing4.3 Basis of rent reviews4.4 Rent review timing
5. Net assets 5.1 EPRA net asset value5.2 EPRA net asset value movement5.3 Underlying & EPRA earnings per share5.4 EPRA Cost Ratios5.5 VCP dilution
6. REITs 6.1 REITs
7. Borrowings 7.1 Bank and bond facilities7.2 Covenants
8. Dividends 8.1 Dividend calendar
27
1.1 GROWING DEMAND / INADEQUATE SUPPLY
Demand 10 year track record of cross-party
support for: more services delivered locally greater patient choice more community based facilities
(medical centres, polyclinics) Unaffordable healthcare budget
doubled in 10 years to £120bn Number of consultations with GPs has
been increasing at 2.5% per annum over 340 million visits per year
Supply 2014 BMA survey of GP practices
40% of GPs stated premises inadequate for provision of general practice services
70% said premises not suitable for offering a full range of services
80% said premises prevented them hosting a full primary / community healthcare
40% said existing premises could not be extended or developed to meet current or future needs
Results for the Year Ended 31 March 2015
28
1.2 MARKET: POLICY DIRECTION SUPPORTIVE
Cross-party Government support to shift heath provision from expensive acute / secondary sector into primary care setting
2014 NHS England Five Year Forward view reinforces this shift Health & Social Care Act brings GPs into commissioning role Jeremy Hunt, December 2014: “£1 billion of funding over 4 years for investment in new
primary care infrastructure” Pressures mounting from changing demands
ageing population different expectations of service growing range of medical solutions increasing demand changing career and practice profile
Efficiency will be essential £350m Prime Minister’s challenge fund to increase access
Results for the Year Ended 31 March 2015
29
1.3 RECENT ENCOURAGING STATEMENTS
Five Year Forward View Simon Stevens, NHS Chief Executive Published 23 October 2014 Radical upgrade in prevention and public
health We need a ‘new deal’ for GPs [A future that] no longer sees expertise
locked into often out-dated buildings Out-of-hospital care needs to become a
much larger part of what the NHS does The NHS will invest more in primary care
Better Health for London Commission for London (Lord Darzi) Published 15 October 2014 Professionals deserve modern GP
practices; patients deserve to be seen in them
The quality of facilities impacts the quality of care, and London is letting both its patients and its health professionals down
Many of these new or refurbished facilities should be co-located with other services, including diagnostics, specialist care, and social care, perhaps through a ‘hub and spoke’ model
Results for the Year Ended 31 March 2015
30
1.4 SECTOR ATTRACTIVENESS
Market features health spend is non-discretionary planning environment ‘benign’ District Valuer determines rent reviews
Tenant features private businesses underwritten by Government premises are bespoke GPs are not mobile – “stickiness” offsetting Residual Value (RV)
Typical lease features 21 years, no breaks upward and downward not less than initial landlord triggers the review (3 years) often internal repairing and insuring
Results for the Year Ended 31 March 2015
31
1.5 RISK REWARD PROFILE UNCHANGED
Results for the Year Ended 31 March 2015
Source: IPD
Eight year total return vs standard deviation
246810121416180%
1%
2%
3%
4%
5%
6%
7%
8%
9%
10%
Residential index
All property
Equities
All Healthcare
Gilts
Retail
Office
Industrial
Other property
GP Healthcare
Centres
Risk (standard deviation)
To
tal
Ret
urn
Sin
ce 2
007
32
1.6 ASSURA WELL PLACED TO OUTPERFORM
IPD Annual Return to Dec-14 since inception of index in 2006
Good reputation and relationships with GP community
Development capability and strong pipeline
Internally managed Knowledgeable and focused team
Income Return Capital Growth Total Return0%
1%
2%
3%
4%
5%
6%
7%
8%
6.1%
1.4%
7.6%
6.2%
0.8%
7.0%
Assura Primary Healthcare Benchmark
Results for the Year Ended 31 March 2015
33
2.1 TOTAL PROPERTY ASSETS
March 15£m
March 14£m
Investment portfolio 908.3 631.6
Investment property under construction 6.7 14.8
Properties held for sale 5.4 11.6
Pharmacy lease premiums 7.3 7.2
Finance leases 3.0 3.1
Total 930.7 668.3
Balance sheet classificationMarch 15
£mMarch 14
£m
Investment portfolio 925.3 656.7
Property assets held for sale 5.4 11.6
Total 930.7 668.3
Results for the Year Ended 31 March 2015
34
2.2 PORTFOLIO
Properties Value (£m) Value (%)
<£1m 37 25.2 2.8£1-5m 180 451.6 49.7£5-10m 36 253.3 27.9>£10m 12 178.2 19.6
265 908.3
Properties Value (£m) Value (%)
North 109 411.2 45.3South 74 221.4 24.4Midlands 55 201.2 22.1Scotland 9 23.9 2.6Wales 18 50.6 5.6
265 908.3
Rent roll (£m) Value (%)
GPs 38.1 68.5NHS Body 10.2 18.4Pharmacy 4.3 7.7Other 3.0 5.4
55.6
Results for the Year Ended 31 March 2015
35
2.3 SENSITIVITY ANALYSIS
NIY
ERV)
p/share)
+1%)
p/share)
+2%)
)p/share)
+3%)
p/share)
6.00% (6.61p) (5.78p) (4.94p) (4.11p)
5.75% (2.98p) (2.11p) (1.24p) (0.36p)
5.50% 0.98p) 1.90p) 2.81p) 3.72p)
5.25% 5.33p) 6.28p) 7.24p) 8.19p)
5.00% 10.10p) 11.11p) 12.11p) 13.11p)
Results for the Year Ended 31 March 2015
36
2.4 MP REALTY PORTFOLIO – £107M
£107m portfolio of 28 medical centres acquired in June 2014
5.8% yield on cost1
off-market transaction 15 years’ WAULT 90% of income from GPs / NHS bodies
Potential ERV of £6.6m £0.1m of additional rent is achievable if rents brought
up to current market levels £0.3m would arise on letting expansion space incremental annual overhead of £0.1m
Further asset enhancement opportunities in portfolio
Results for the Year Ended 31 March 2015
1 Once historical rent reviews settled
Birmingham
Worcester
37
2.5 ONE LIFE – £12.3m
£12.3m One Life building, Middlesbrough acquired in July 2014
6.5% yield on cost off-market transaction 14 years’ WAULT 92% of income from GPs / NHS bodies
Rent roll Multi-discipline care providers
GP practice pharmacy day case theatre x-ray and diagnostic services out-patient and community service providers
Results for the Year Ended 31 March 2015
38
2.6 METRO PORTFOLIO – £63.1m
£63.1m portfolio of 11 medical centres acquired in November 2014
5.4% yield on cost off-market transaction 20 years’ WAULT 89% of income from GPs / NHS bodies
Potential ERV of £4.1m £0.1m of additional rent is achievable if rents brought
up to current market levels £0.6m would arise on letting expansion space incremental annual overhead of £0.1m
Results for the Year Ended 31 March 2015
Barry
Porth
39
2.7 SOUTH KIRKBY – £10.1m
£10.1m Church View Medical Centre, South Kirkby acquired in December 2014
5.2% yield on cost off-market transaction 23.5 years’ WAULT 90% of income from GPs / NHS bodies
Rent roll £0.53m Multi-discipline care providers
GP practice pharmacy optician community based services including maternity,
diabetes screening and minor surgery
Results for the Year Ended 31 March 2015
40
3.1 CASH FLOW SUMMARY
March 15)£m)
March 14)£m)
Opening cash 38.6) 35.7)
Net cash from operations 16.9) 7.9)
Cash flows from investing activities:
Property and business acquisitions (64.3) (9.1)
Development expenditure (14.0) (23.5)
Sale of properties 4.2) 3.3)
Sale of businesses -) 27.4)
Other 0.1) -)
Cash flows from financing activities:
Equity issues, net of costs 173.5) -)
Dividends paid (14.4) (7.2)
Net borrowings movement (74.1) 4.1)
Closing cash 66.5) 38.6)
Results for the Year Ended 31 March 2015
41
3.2 CONTRACTED RENTAL INCOME
Mar-16 Mar-17 Mar-18 Mar-19 Mar-20 Mar-21 Mar-22 Mar-23 Mar-24 Mar-25 Mar-26 Mar-27 Mar-28 Mar-29 Mar-300
10
20
30
40
50
60
Contracted at 31-Mar-15
£853m total contracted cash flow, 93% of rent roll still contracted in 2025
Results for the Year Ended 31 March 2015
42
3.3 LEASE LENGTHS
21+ 18-20 15-17 12-14 9-11 6-8 3-5 0-20
2
4
6
8
10
12
14
16
66leases 51
leases
106leases
142leases
125leases
34leases
21leases
43leases
Weighted average unexpired lease term 14.4 years
Years remaining
Ren
tal
valu
e (£
m)
Results for the Year Ended 31 March 2015
43
3.4 DEBT REPAYMENT PROFILE
Mar-16
Mar-17
Mar-18
Mar-19
Mar-20
Mar-21
Mar-22
Mar-23
Mar-24
Mar-25
Mar-26
Mar-27
Mar-28
Mar-29
Mar-30
Mar-31
Mar-32
Mar-33
Mar-34
Mar-35
Mar-36
Mar-37
Mar-38
Mar-39
Mar-40
Mar-41
Mar-42
Mar-43
Mar-44
Mar-45
0
20
40
60
80
100
120
140 Aviva Bond RCF
Results for the Year Ended 31 March 2015
March 15 March 14
Gross debt £516.6m £451.9m
Weighted average maturity 11.9 years 10.9 years
Weighted average cost of debt 5.28% 5.28%
44
4.1 ERV EVOLUTION AND REVERSION
Mar-08 Mar-09 Mar-10 Mar-11 Mar-12 Mar-13 Mar-14 Mar-150
10
20
30
40
50
60
£55.6m
£2.3mPassing rent ERV
Ren
tal
valu
e (£
m)
ERV at Mar 15 £57.9m; vacant space £1.87m, valuers rental ERV £0.45m
Results for the Year Ended 31 March 2015
45
4.2 OPEN MARKET RENTS STILL INCREASING
Annualised
Open market
reviews only %
Number of outstanding
reviews (passing rent)
Rent reviews settled in year to 31 March 2015 0.38%
Relating to review dates from calendar years:
2009 1 (£0.1m)
2010 (1 review) 1.62% 1 (£0.5m)
2011 (7 reviews) 0.59% 5 (£0.8m)
2012 (8 reviews) 0.26% 16 (£2.2m)
2013 (21 reviews) 0.30% 24 (£2.6m)
2014 (38 reviews) 0.23% 47 (£6.1m)
2015 - 127 (£15.1m)
1.27% annualised increase from rent reviews settled in the period
0.38% from open market rent reviews
3.06% from RPI and fixed uplift reviews
Results for the Year Ended 31 March 2015
46
4.3 BASIS OF RENT REVIEWS
OMR RPI Fixed Other0%
10%
20%
30%
40%
50%
60%
70%
80%Upward only review basis (68%)
Upward/downward review basis - landlord only trigger (26%)
Upward/downward review basis - tenant can instigate (6%)
Pro
po
rtio
n o
f re
nt
roll
Results for the Year Ended 31 March 2015
47
4.4 RENT REVIEW TIMING
Split of current rent roll by rent review basis and frequency of review:
Annually 3 Year 5 Year Other
OMR - 68% 7% - 75%
RPI 6% 5% 3% - 14%
Fixed - 6% - - 6%
Other - 4% - 1% 5%
6% 83% 10% 1% 100%
Results for the Year Ended 31 March 2015
48
5.1 EPRA NET ASSET VALUE
Adjusted (EPRA)) net asset value)
Adjusted (EPRA)) net asset value)
March 15)£m)
March 14)£m)
Net assets 451.9) 226.6)
Own shares held 1.8) 1.9)
Derivative financial instruments -) 1.8)
Deferred tax (1.3) (0.7)
NAV in accordance with EPRA 452.4) 229.6)
Number of shares in issue 1,006,900,141 529,548,924
EPRA NAV per share – basic 44.9p 43.4p
Diluted number of shares 1,027,623,913 529,548,924
EPRA NAV per share – diluted 44.0p 43.4p
Results for the Year Ended 31 March 2015
49
5.2 EPRA NET ASSET VALUE MOVEMENT
£m) Pence per share1)
NAV in accordance with EPRA at 31 March 2014 229.6) 43.4)
Income (underlying profit) 15.9) 2.1)
Capital (revaluations and capital gains) 21.3) 2.8)
Dividends (14.4) (1.9)
Share issue 201.8) (1.4)
Other (1.8) (0.1)
NAV in accordance with EPRA at 31 March 2015 452.4) 44.9)
Growth 1.5p)
3.4%
Results for the Year Ended 31 March 2015
1 Based on shares in issue (529,548,924 at Mar 14, 1,006,900,141 at Mar 15) or weighted average in issue over the year to Mar 15 (763,163,756)
50
5.3 UNDERLYING & EPRA EARNINGS PER SHARE
2015£m
2014£m
Profit for the year (continuing operations) 37.2 23.8
EPRA earnings 15.8 9.2
Underlying profit 15.9 10.9
Weighted average number of shares in issue – basic 763,163,756 529,548,924
Basic EPS – continuing 4.9p 4.5p
– EPRA 2.1p 1.7p
– underlying 2.1p 2.1p
Weighted average number of shares in issue – diluted 783,887,528 529,548,924
Diluted EPS – continuing 4.7p 4.5p
– EPRA 2.0p 1.7p
– underlying 2.0p 2.1p
Results for the Year Ended 31 March 2015
51
5.4 EPRA COST RATIOS
2015 2014
EPRA Cost Ratio (including direct vacancy costs) 17.7% 20.2%
EPRA Cost Ratio (excluding direct vacancy costs) 16.3% 18.4%
Results for the Year Ended 31 March 2015
EPRA Cost Ratios give an indication of administrative and operating costs relative to gross rental income
52
5.5 VCP DILUTION
Five year scheme to align incentives for staff and management with long-term shareholder performance
Participants receive 10% of total shareholder return over 8% compound hurdle rate subject to overall cap of 25 million shares (which represents 2.5% of total issued share capital)
Scheme runs from 2012 – 2017 First measurement point in 2015 estimates 24.4 million shares would vest over the 5
year period of which 20.7 million would be new dilutive shares and 3.7 million would be released by the Employee Benefit Trust
50% of awarded shares held over to future periods subject to future performance
Results for the Year Ended 31 March 2015
53
6.1 REITS
REIT status is a tax election available to listed real estate companies REITs are tax exempt on property rental income and capital gains Profits are passed through to investors through minimum Property Income Distributions
(PIDs) 90% of taxable property rental profits Subject to 20% withholding tax (unless investor is a qualifying institution)
Other dividends are not subject to withholding tax Assura currently pays dividends not PIDs as the minimum PID is £nil REITs are a recognised global investment class, attractive to specialist investors REITs are required to meet rules ensuring they remain focused on real estate investment
activity Development activity is permitted but taxable if developments are sold within 3 years of
practical completion
Results for the Year Ended 31 March 2015
54
7.1 BANK AND BOND FACILITIES
Loan / BondFixed /
FloatingMaturity
Effective1 interest1
rate1
Secured properties
£m
Rental income
£m
Outstanding) 31 March)
£m)
10 year secured Bond Fixed10 year, bullet
repayment 20214.75%1 169.5 11.4 110.0)
Aviva amortising secured loans
FixedAmortising to
20445.43%1 592.1 35.4 406.6)
£60m revolving credit facility Floating Five year, 2020 2.17%1 - - -)
Unsecured properties 146.7 8.8
Principal 908.3 55.6 516.6)
Loan issue costs (3.1)
Book value 513.5)
Results for the Year Ended 31 March 2015
1 1.70% above LIBOR, subject to LTV and interest rate swaps
55
7.2 COVENANTS
All covenant conditions complied with
Bond Aviva RCF
Req. Act. Req. Act. Req. Act.
Income v interest cover >1.5 2.09 ≥1.05 1.31 ≥1.75 n/a
Loan to Value >1.35 1.52 n/a n/a <65%1 n/a
Results for the Year Ended 31 March 2015
1 Reduces to 60% in year 4 and 55% in year 5
In addition, bond requires NHS backed income to exceed 75% (31 March 2015: 78%) and the weighted average lease length must exceed 10 years (31 March 2015: 12.7 years)
The RCF requires weighted average lease length to not at any time be less than 9 years (31 March: n/a)
56
8.1 DIVIDEND CALENDAR
2015/16 Payment date Ex-div date Record date Total2
Q1 30 Apr 2015 16 Apr 2015 17 Apr 2015 0.5p2
Q2 22 Jul 20151 9 Jul 20151 10 Jul 20151 0.5p2
Q3 21 Oct 20151 8 Oct 20151 10 Oct 20151 0.5p2
Q4 20 Jan 20161 7 Jan 20161 8 Jan 20161 0.5p2
Results for the Year Ended 31 March 2015
1 Provisional date 2 Provisional amount
2014/15 Payment date Ex-div date Record date Total2
Q1 23 Apr 2014 9 Apr 2014 11 Apr 2014 0.45p2
Q2 23 Jul 2014 9 Jul 2014 11 Jul 2014 0.45p2
Q3 5 Nov 2014 23 Oct 2014 24 Oct 2014 0.45p2
Q4 21 Jan 2015 8 Jan 2015 9 Jan 2015 0.5p2
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DISCLAIMER
This presentation contains certain statements that are neither financial results nor other historical information. These statements are forward-looking in nature and are subject to risks and uncertainties. Actual future results may differ materially from those expressed in or implied by these statements.
Many of these risks and uncertainties relate to factors that are beyond Assura’s ability to control or estimate precisely, such as future market conditions, the behaviour of other market participants, the actions of governmental regulators and other risk factors such as the Company’s ability to continue to obtain financing to meet its liquidity needs, changes in the political, social and regulatory framework in which the Company operates or in economic or technological trends or conditions, including inflation and consumer confidence, on a global, regional or national basis.
Readers are cautioned not to place undue reliance on these forward-looking statements, which speak only as of the date of this document. Assura does not undertake any obligation to publicly release any revision to these forward-looking statements to reflect events or circumstances after the date of these materials. Information contained in this presentation relating to the Company or its share price, or the yield on its shares, should not be relied upon as a guide to future performance.
Results for the Year Ended 31 March 2015