ANNUAL FINANCIAL REPORT YEAR ENDED 30 JUNE 2016 GARDA DIVERSIFIED PROPERTY FUND (GDF) ARSN

Transcription

1 GARDA DIVERSIFIED PROPERTY FUND (GDF) ARSN ANNUAL FINANCIAL REPORT YEAR ENDED 30 JUNE GARDA DIVERSIFIED PROPERTY FUND ANNUAL FINANCIAL REPORT 30 JUNE 1

2 2 GARDA DIVERSIFIED PROPERTY FUND ANNUAL FINANCIAL REPORT 30 JUNE

3 GARDA DIVERSIFIED PROPERTY FUND ANNUAL FINANCIAL REPORT 30 JUNE 3

4 4 GARDA DIVERSIFIED PROPERTY FUND ANNUAL FINANCIAL REPORT 30 JUNE

5 CONTENTS 01 DIRECTORS REPORT 4 02 AUDITOR S INDEPENDENCE DECLARATION STATEMENT OF PROFIT OR LOSS AND OTHER COMPREHENSIVE INCOME STATEMENT OF FINANCIAL POSITION STATEMENT OF CHANGES IN EQUITY STATEMENT OF CASH FLOWS NOTES TO THE FINANCIAL STATEMENT CORPORATE GOVERNANCE STATEMENT ADDITIONAL ASX INFORMATION CORPORATE DIRECTORY DIRECTORS DECLARATION INDEPENDENT AUDITOR S REPORT 46 GARDA DIVERSIFIED PROPERTY FUND ANNUAL FINANCIAL REPORT 30 JUNE 5

6 01 DIRECTORS REPORT The directors of GARDA Capital Limited, the responsible entity (RE) of GARDA Diversified Property Fund (Fund), provide this report together with the financial report of the Fund, for the year ended 30 June and the auditor s report thereon. INFORMATION ON DIRECTORS OF THE RESPONSIBLE ENTITY The directors of GARDA Capital Limited at any time during or since the end of the financial year and up to the date of this report are: MR DAVID USASZ BCom SF Fin FCA FAICD Independent Chairman (appointed 21 May ) Experience and Special Responsibilities David has 40 years industry experience, including as a partner for 20 years with PricewaterhouseCoopers in Australia and Hong Kong, and has been involved in tax, merger and acquisition advice and corporate advisory consultancy, specialising in corporate reorganisations. He was previously a Non-Executive Director of the Cromwell Group having served for over 8 years and of Queensland Investment Corporation Ltd. David has also served as a Non-Executive Director and Chairman of Ambre Energy Limited and Ambre Fuels Limited, a Non-Executive Director of URBIS Pty Ltd and he has acted on advisory boards for private companies including Stanbroke Pastoral Company and Carter & Spencer Group. He holds a Bachelor of Commerce from the University of Queensland, is a Fellow of the Institute of Chartered Accountants and a Fellow of the Australian Institute of Company Directors. MR MATTHEW MADSEN DipFin DipFinMrkt MAICD Managing Director (appointed 22 September 2011) Experience and Special Responsibilities Matthew has almost 20 years experience in the funds management industry, predominantly in director roles. Matthew also has significant property and property finance experience, acting (including in the GARDA Capital Group) as a finance intermediary focused on larger construction and property investment funding. As Managing Director and a substantial shareholder (through an associate) of the GARDA Capital Group, Matthew has been responsible for the repositioning of the Group as a member of the Board since September Matthew is also Chair of the Advisory Board for residential land developer, Trask Development Corporation. Matthew holds a Diploma in Financial Services, a Diploma in Financial Markets, is an affiliate member of the Securities Institute of Australia, and a member of the Australian Institute of Company Directors. 4 GARDA DIVERSIFIED PROPERTY FUND ANNUAL FINANCIAL REPORT 30 JUNE

7 DIRECTORS REPORT CONT MR MARK HALLETT LLB Non-Executive Director (appointed 31 January 2011) Experience and Special Responsibilities Mark has in excess of 30 years industry and legal experience. A qualified solicitor, Mark has an impressive range of diverse industry experiences across all aspects of corporate litigation, restructuring, and commercial property. Mark is a Principal and legal practice director of Hallett Legal Pty Ltd. Mark has a great depth of skills and experience in business ownership and strategic management. Mark is active in managing successful property syndicates for business associates and continues to advise the industry on property investment, legal and corporate restructuring. MR PHILIP LEE BCom MAICD Non-Executive Director (appointed 21 May ) Experience and Special Responsibilities Philip has over 28 years experience in stockbroking, equities research and corporate finance. He joined Morgans in 1986 and has served as a director of Morgans and joint head of Corporate Finance. He currently holds the position of Executive Director Corporate Advisory primarily focused on raising capital for growing companies. Philip chairs Morgans Risk and Underwriting Committees. Philip holds a Bachelor of Commerce from the University of Canterbury, is a Member of the Australian Institute of Company Directors and is a Senior Fellow of Finsia. MR LEYLAN NEEP BCom CPA GAICD GIA(Cert) Executive Director (appointed 31 July 2014) CFO (appointed 30 July 2012) Company Secretary (appointed 30 July 2012, resigned 28 July ) Experience and Special Responsibilities Leylan has over 17 years experience in the financial services industry with a strong track record in finance and funds management. Prior to commencing with the GARDA Capital Group, he was the Chief Operating Officer at Blue Sky Alternative Investments Limited, and was responsible for all of the operational activities of the group, including accounting, funds administration, information technology, and compliance. Leylan has worked for a broad range of fund managers and financial institutions including positions as an Associate Director at UBS Investment Bank and as an analyst with GLG Partners, a London based hedge fund. Leylan also has extensive experience in finance roles with several international investment banks. Leylan holds a Bachelor of Commerce from Bond University and is a qualified Certified Practising Accountant (CPA). Leylan is a member of both the Australian Institute of Company Directors and the Governance Institute of Australia. GARDA DIVERSIFIED PROPERTY FUND ANNUAL FINANCIAL REPORT 30 JUNE 5

8 DIRECTORS REPORT CONT DIRECTORSHIPS OF LISTED ENTITIES HELD WITHIN THE LAST THREE YEARS DIRECTORS LISTED ENTITY TYPE APPOINTED RESIGNED David Usasz Cromwell Group Limited Non-Executive Director 26 April November 2014 Queensland Mining Corporation Limited Non-Executive Director 15 June February 2013 GARDA Capital Group Chairman 21 May - Matthew Madsen GARDA Capital Group Executive Director 22 Sept Mark Hallett GARDA Capital Group Non-Executive Director 31 Jan Philip Lee GARDA Capital Group Non-Executive Director 21 May - Leylan Neep GARDA Capital Group Executive Director 31 July INTERESTS IN THE UNITS AND OPTIONS OF THE FUND AND RELATED BODIES CORPORATE At the date of this report, the interest of the directors in the units of GARDA Diversified Property Fund are: UNITS AT 30 JUNE UNITS AT DATE OF REPORT Directors of GARDA Capital Limited Mr David Usasz 205, ,000 Mr Matthew Madsen 97,893 97,893 Mr Mark Hallett - - Mr Philip Lee 50,000 50,000 Mr Leylan Neep - - The directors of the responsible entity hold no options or rights over interests in the Fund. COMPANY SECRETARY OF THE RESPONSIBLE ENTITY The company secretary of the responsible entity, GARDA Capital Limited is Mr Lachlan Davidson. Mr Davidson was appointed as Company Secretary on 28 July. Mr Davidson has been with the responsible entity since January 2014 and is a qualified lawyer with over 20 years legal experience, and also has compliance, company secretarial and governance experience in the financial services industry. PRINCIPAL ACTIVITY The Fund invests in commercial and industrial properties and other assets in accordance with the provisions of the Fund s constitution. There were no significant changes in the nature of the Fund s activities during the year. 6 GARDA DIVERSIFIED PROPERTY FUND ANNUAL FINANCIAL REPORT 30 JUNE

9 DIRECTORS REPORT CONT REVIEW AND RESULTS OF OPERATIONS During the year, the Fund s total assets increased to $156.4 million from $144.2 million, an increase of $12.2 million largely due to the increase in investment property valuations. A net profit of $17.9 million was generated during the year, an increase of $24.2 million compared to prior year loss of $6.3 million. The net profit increase is primarily as a result of fair value increment in investment properties of $10.1 million and the reduction of finance costs of $10.7 million. Finance costs reduced significantly as debt reduced from $122.0 million to $42.6 million following the listing of the Fund on 2 July. The portfolio delivered a $12.45 million increase in value, contributing to a $0.10 increase in net tangible assets (NTA) per unit. Of significant note, the Fund s flagship property located in Cairns, and the primary focus of the capital improvements program, experienced a $5.2 million individual increase in valuation. The total expenditure for the capital improvements program for the financial year was $2.7 million. Total liabilities increased to $50.4 million from $44.3 million, an increase of $6.1 million due to drawdowns on the senior debt facility totalling $3.0 million, an accrual for the June quarter distribution payable of $2.1 million, and a mark -to-market loss on interest rate swaps of approximately $1 million. The increased borrowings of $3.0 million and funds from working capital were applied to a combination of the capital improvements program ($2.7 million) and the Fund s on-market buy-back of GDF units ($3.3 million). Total unitholders equity at 30 June was $106.0 million, an increase of $6.1 million on the prior year s balance of $99.9 million, which was reflective of the Fund s net profit of $17.9 million less amounts distributed to unitholders of $8.5 million. The total unitholder equity was also reduced during the year by $3.3 million (: $Nil) from the onmarket buy-back of units in the Fund by the responsible entity. Net tangible assets for the year ended 30 June are $1.130 per unit, an increase of $0.102 per unit on prior year NTA per unit of $ The Fund was in a net current asset deficiency position as at 30 June of $0.8 million largely attributable to working capital having been applied to partially fund (in combination with additional borrowings) both the Fund s on-market buy-back of GDF units and the Fund s capital improvements program. This net current asset deficiency has been eliminated by cash flow from operations (at the date of this report). During the year, the RE was able to execute new leases and existing renewals across 4,501m² which is approximately 10% of the portfolio total net lettable area of 45,088m². Portfolio occupancy reduced marginally to 92% (: 94%) whilst leases executed held the portfolio s weighted average lease expiry (WALE) relatively stable at 2.9 years (: 3.3 years). In accordance with Australian Accounting Standards, net profit includes a number of non-cash adjustments including fair value movements in asset and liability values. Funds from operations 1 (FFO) is a global financial measure of real estate operating performance after finance costs and taxes, and is adjusted for certain non-cash items. 1 FFO comprises net profit/loss after tax attributable to unitholders calculated in accordance with Australian Accounting Standards and adjusted for: property revaluations, impairments, amortisation of certain tenant incentives, gain/loss on sale of certain assets, straight-line rent adjustments, and one-off items. GARDA DIVERSIFIED PROPERTY FUND ANNUAL FINANCIAL REPORT 30 JUNE 7

10 DIRECTORS REPORT CONT REVIEW AND RESULTS OF OPERATIONS CONT The RE considers FFO to be a measure that reflects the underlying performance of the Fund. The following table reconciles between profit attributable to unitholders and FFO: Net profit/(loss) for the year attributable to unitholders 17,864 (6,302) Net loss on financial liabilities held at fair value through profit and loss 1,127 2,445 Fair value movement in investment properties (10,093) 711 Loss on sale of investment properties Impairment of receivables - 1 Incentive amortisation and rent straight-line 178 (621) One-off Item Recapitalisation and refinance costs - 3,555 Funds From Operations (FFO) 9, Distribution paid and payable 8, FFO is a measure which is not calculated in accordance with International financial reporting standards and has not been audited or reviewed by the auditor of GARDA Diversified Property Fund. FFO of $9.1 million was generated during the period representing an increase of $8.6 million from the prior year (: $0.5 million). The increase in FFO is a result of a decrease in finance costs in the current period. The Fund generated positive operational cash flows of $8.9 million for the year (: negative $2.5 million). This is due to a decrease in finance costs in the current period. Net loss on fair value of derivative financial instruments of $1.1 million is as a result of mark to market valuation of interest rate swap contracts on the loan facility totalling $45.6 million. Property Valuations At 30 June the Fund held seven investment properties totalling $153.1 million in value as reflected by independent valuations. Full independent valuations were conducted 1 June and adopted as at 30 June for all properties. (See note 7 for further detail). On a like for like property basis, independent valuations have increased by 8.9% for the properties held at 30 June. INVESTMENT PROPERTIES B2, 747 Lytton Road, Murarrie 14,100 13,600 Land at Grafton Street, Cairns 1,200 1, Lake Street, Cairns 41,000 35, Benjamin Place, Lytton 8,600 7, The Circuit, Brisbane Airport 22,400 20, Elgar Rd, Box Hill 19,400 18, Varsity Parade, Varsity Lakes 12,900 12, Swan Street, Richmond 33,500 31,600 Total Investment Properties at independent valuation 153, ,650 Value accretive additions post independent valuation Total Investment Properties 153, ,650 8 GARDA DIVERSIFIED PROPERTY FUND ANNUAL FINANCIAL REPORT 30 JUNE

11 DIRECTORS REPORT CONT REVIEW AND RESULTS OF OPERATIONS CONT Capital Management The total outstanding debt at 30 June was $45.6 million, an increase of $3.0 million on the prior year loan balance of $42.6 million. The Fund had a further $17.7 million of undrawn funds available under the senior debt facility. The drawdown of $3.0 million, together with working capital, was used to fund an on-market buy-back of units in the Fund and the Fund s capital improvements program. Capital Expenditure During the financial year approximately $2.7 million in capital expenditure was completed. The RE will continue its capital improvements program during Legal proceedings The responsible entity is continuing its claim against the valuer of a building in Canberra previously owned by the Fund. It relates to the difference between the historic acquisition and sale prices of a warehouse in Canberra. The valuer is defending the claim. The matter is on the court-managed list, and if not settled during a compulsory mediation process, anticipated to be held in the second half of, the matter will then be listed for trial. A trial would likely not be held until early 2017 at the earliest. Any loss which arose on the disposal has been dealt with in prior financial years, and any successful outcome will be of positive benefit to the financial position of GDF. The directors do not have a view on the quantum of any possible recovery, and consequently no provision has been made in the accounts. DISTRIBUTIONS PAID OR RECOMMENDED Distributions payable throughout the financial year totalled $8.5 million (: $0.5 million), representing a distribution of 9 cents per unit. This represents a distribution payout ratio of 93.6% of FFO, in line with the Fund s target payout ratio range. As at 30 June, a distribution declared of $2.1 million in relation to the June quarter remained payable, and is expected to be paid on 31 August. SIGNIFICANT CHANGES IN THE STATE OF AFFAIRS On 30 June, the Fund was admitted on to the official list of the Australian Securities Exchange (ASX) and on 2 July, the Fund began trading on the ASX. On 2 July, the responsible entity commenced an on-market buy-back of units in the Fund, as approved by members at an extraordinary general meeting held in May. The responsible entity had bought back (units subsequently cancelled) million units in the Fund funded from working capital and debt. As part of the new debt arrangements with St. George Bank, on 3 July, the responsible entity entered into a four year fixed rate swap agreement on the initial $42.6 million draw at an effective rate of 3.845% for a term of four years. Following further debt drawdowns of $2 million in December and $1 million in April, the responsible entity entered into a fixed rate agreement at an annualised rate of 3.78% and 3.6% respectively. The terms of the interest rate swap agreements have been aligned with the initial $42.6 million draw to ensure all interest swap agreement expire on the same date. GARDA DIVERSIFIED PROPERTY FUND ANNUAL FINANCIAL REPORT 30 JUNE 9

12 DIRECTORS REPORT CONT AFTER BALANCE DATE EVENTS On 26 August, GARDA Diversified Property Fund settled the acquisition of a modern industrial distribution facility for $29.5 million. The property, located in Mackay s primary industrial suburb of Paget, approximately 8km s from the Mackay CBD, is leased to Wesfarmers subsidiary Blackwoods until 2029, providing GDF with the benefit of a weighted average lease expiry (WALE) in excess of 12 years. The acquisition will be fully debt funded from senior debt facilities with St. George Bank. Following the acquisition, the Fund will have senior debt facilities totalling $83.6 million which will be drawn to $77.0 million. The Fund s property portfolio will total $183.0 million and with a loan to value ratio (LVR) of 42%. There are no other significant matters or circumstances that have arisen since the end of the financial period that have significantly affected or may significantly affect the operations of the Fund, the results of those operations or the state of affairs of the Fund, in future financial years. FUTURE DEVELOPMENTS, PROSPECTS AND BUSINESS STRATEGIES The Fund s objective is to provide sustainable and growing distributable income derived from investments in commercial offices in city and suburban markets as well as industrial facilities along the eastern seaboard of Australia. The RE intends to maintain a conservative capital structure and a long-term target gearing range of 30% to 35% although will operate up to 45% LVR from time to time to enable acquisitions. Likewise gearing may fall below this range in the event of capital management initiatives or asset divestments. The Funds key objectives for financial year 2017 (FY17) includes: 1. Mitigating lease expiry risks in the 2018 and 2019 financial years (FY17 lease expiries total only 2% of Fund income); 2. Reducing vacancy in the portfolio and associated lost income on vacant space; 3. Continued execution of the Fund s capital improvements program; 4. Possible capital management initiatives including asset divestments to reduce gearing to long term target range of 30% to 35%; and 5. Increased focus on asset acquisitions. Vacancy and lost income is predominantly in Cairns with minor impact from both Varsity Lakes and the Murarrie office park assets. Cairns vacancy is expected to reduce with the increasing building offer as a result of the capital improvements program. The capital improvements program will continue at a similar or greater rate to the financial year ($2.7 million) with the major beneficiary being the Cairns asset. A full lift replacement is currently underway including destination lift controls, lift lobby and amenities upgrades, external building painting and plant and generator room upgrades. As a result of the Blackwoods (Wesfarmers subsidiary) acquisition, the Fund s exposure to the industrial sector has increased 15% to now comprising 21% of the Fund s assets by value. It is currently the intention of the RE to continue to increase exposure to the industrial sector in the future. The Blackwoods acquisition was fully debt funded resulting in gearing increasing to a modest level of 42% LVR (interest cover ratio: 4.5 times). Accordingly, the RE may consider various capital management initiatives including asset divestments during FY17 to reduce gearing. As part of the RE s active management philosophy, the capital improvements program continued, with $2.7 million spent on improvements across the portfolio. The reinvestment into the property assets will continue in order to improve building quality, tenant profile and valuation into the next period. New leases and existing renewals were executed across 4,501m² representing approximately 10.5% of the portfolio net lettable area (NLA) of 45,088m². These leases achieved a weighted average lease term of 4.9 years and a weighted average rent review of 3.65%. Leasing risk in FY17 has largely been mitigated with only one material lease, 2,200m² of industrial space at Benjamin Place due to expire. Notwithstanding, the RE has already begun negotiations with a number of key tenants that form part of the 12,000m² due to expire in the following financial year. 10 GARDA DIVERSIFIED PROPERTY FUND ANNUAL FINANCIAL REPORT 30 JUNE

13 DIRECTORS REPORT CONT ENVIRONMENTAL ISSUES The Fund s operations were not subject to any significant environmental regulations under either Commonwealth or State legislation. However, the directors believe that the Fund has adequate systems in place for the management of its environmental requirements and is not aware of any breach of those environmental requirements as they apply to the Fund. OPTIONS No options over interests in the trust were granted during or since the end of the financial year and there were no options outstanding at the date of this report. FEES PAID TO AND INTERESTS HELD IN THE FUND BY THE RESPONSIBLE ENTITY OR ITS ASSOCIATES Fees paid to the responsible entity and its associates or directors out of Fund property during the year are disclosed in note 15 of the financial statements. The number of interests in the Fund held by the responsible entity or its associates as at the end of the financial year are disclosed in note 15 of the financial statements. INTERESTS IN THE FUND On 2 July, the responsible entity commenced an on-market buy-back of units in the Fund, as approved by members at an extraordinary general meeting held in May. At report date, the responsible entity had bought back (units subsequently cancelled) million units in the Fund funded from working capital and debt. At 30 June, the resulting number of units on issue in the GARDA Diversified Property Fund was 93,804,456. The movement in units on issue in the Fund during the year is disclosed in note 12 of the financial statements. The value of the Fund s assets and liabilities is disclosed in the statement of financial position and derived using the basis set out in note 2 of the financial statements. ROUNDING The Fund is of a kind referred to in ASIC Corporations (Rounding in Financial/Directors Reports) Instrument /191 and therefore the amounts contained in this report and in the financial report have been rounded to the nearest $1,000, or in certain cases, to the nearest dollar. INDEMNIFICATION AND INSURANCE OF DIRECTORS, OFFICERS AND AUDITOR Since commencement the Fund has not indemnified or made a relevant agreement for indemnifying against a liability, any person who is or has been an officer of the responsible entity or an auditor of the Fund. The responsible entity has paid insurance premiums in respect of their officers for liability and legal expenses for the year ended 30 June. Such insurance contracts insure against certain liability (subject to specified exclusions) for persons who are or have been directors or executive officers of the responsible entity. Details of the nature of the liabilities covered or the amount of the premium paid has not been included, as such disclosure is prohibited under the terms of the contract. The Fund has not indemnified its auditor. PROCEEDINGS ON BEHALF OF THE FUND No person has applied for leave of Court to bring proceedings on behalf of the Fund or intervene in any proceedings to which the Fund is a party for the purposes of taking responsibility on behalf of the Fund for all or any part of those proceedings. GARDA DIVERSIFIED PROPERTY FUND ANNUAL FINANCIAL REPORT 30 JUNE 11

14 DIRECTORS REPORT CONT NON-AUDIT SERVICES The Fund may decide to employ the auditor on assignments additional to their statutory audit duties where the auditor s expertise and experience with the company and/or the group are important. Details of the amounts paid or payable to the auditor (BDO Audit Pty Ltd) for non-audit services provided during the year are set out below. The board of directors of GARDA Capital Limited as the responsible entity have considered the position and are satisfied that the provision of the non-audit services is compatible with the general standard of independence for auditors imposed by the Corporations Act The directors are satisfied that the provision of non-audit services by the auditor, as set out below, did not compromise the auditor independence requirements of the Corporations Act 2001 for the following reasons: all non-audit services have been reviewed by the board of GARDA Capital Limited to ensure they do not impact the impartiality and objectivity of the auditor; and none of the services undermine the general principles relating to auditor independence as set out in APES 110 Code of Ethics for Professional Accountants. During the year the following fees were paid or payable for non-audit services provided by the auditor of the Fund, its related practices and non-related audit firms: Other assurance services Review and audit of compliance plan 11,900 11,500 Other services Tax services 6,000 7,000 Independent Assurance report in respect of financial information to be included in the PDS of GDF in regards to listing on ASX - 64,548 Total remuneration for non-audit services 17,900 83,048 $ $ AUDITOR S INDEPENDENCE DECLARATION The Auditor s Independence Declaration forms part of the Directors Report and can be found on page 13. This report is signed in accordance with a resolution of the board of directors of GARDA Capital Limited, the responsible entity of GARDA Diversified Property Fund. Mr David Usasz Chairman 29 August Mr Matthew Madsen Managing Director 29 August 12 GARDA DIVERSIFIED PROPERTY FUND ANNUAL FINANCIAL REPORT 30 JUNE

15 02 AUDITOR S INDEPENDENCE DECLARATION UNDER SECTION 307C OF THE CORPORATIONS ACT 2001 Tel: Fax: Level 10, 12 Creek St Brisbane QLD 4000 GPO Box 457 Brisbane QLD 4001 Australia DECLARATION OF INDEPENDENCE BY P A GALLAGHER TO THE DIRECTORS OF GARDA CAPITAL LIMITED AS RESPONSIBLE ENTITY OF GARDA DIVERSIFIED PROPERTY FUND As lead auditor of GARDA Diversified Property Fund for the year ended 30 June, I declare that, to the best of my knowledge and belief, there have been: 1. No contraventions of the auditor independence requirements of the Corporations Act 2001 in relation to the audit; and 2. No contraventions of any applicable code of professional conduct in relation to the audit. P A Gallagher Director BDO Audit Pty Ltd Brisbane, 29 August BDO Audit Pty Ltd ABN is a member of a national association of independent entities which are all members of BDO Australia Ltd ABN , an Australian company limited by guarantee. BDO Audit Pty Ltd and BDO Australia Ltd are members of BDO International Ltd, a UK company limited by guarantee, and form part of the international BDO network of independent member firms. Liability limited by a scheme approved under Professional Standards Legislation, other than for the acts or omissions of financial services licensees. GARDA DIVERSIFIED PROPERTY FUND ANNUAL FINANCIAL REPORT 30 JUNE 13

16 03 STATEMENT OF PROFIT OR LOSS AND OTHER COMPREHENSIVE INCOME For the year ended 30 June NOTE Revenue 4 17,106 17,434 Property expenses 5 (4,823) (5,131) Trust level expenses 5 (1,558) (1,796) Finance costs 5 (1,745) (12,450) Net loss on financial liability held at fair value through profit and loss 5 (1,127) (2,961) Fair value movement in investment properties 7 10,093 (711) Net loss on sale of investment properties - (686) Impairment of receivables (82) (1) Profit/(loss) for the year 17,864 (6,302) Other comprehensive income Total comprehensive income attributable to: Unitholders of GARDA Diversified Property Fund 17,864 (6,302) Basic and diluted profit/(loss) per unit (cents per unit) (21.7) The Statement of Profit or Loss and Other Comprehensive Income should be read in conjunction with the Notes to the Financial Statements. 14 GARDA DIVERSIFIED PROPERTY FUND ANNUAL FINANCIAL REPORT 30 JUNE

17 04 STATEMENT OF FINANCIAL POSITION As at 30 June NOTE ASSETS Current assets Cash and cash equivalents 18 2,526 3,233 Trade and other receivables Total current assets 2,844 3,586 Non-current assets Investment properties 7 153, ,650 Total non-current assets 153, ,650 Total assets 156, ,236 LIABILITIES Current liabilities Trade and other payables 8 1,481 1,696 Distribution payable 11 2,121 - Total current liabilities 3,602 1,696 Non-current liabilities Tenant security deposits Borrowings 9 45,380 42,307 Derivative financial instrument 10 1,127 - Total non-current liabilities 46,781 42,615 Total liabilities 50,383 44,311 Net assets 105,988 99,925 NET ASSETS ATTRIBUTABLE TO UNITHOLDERS Issued units , ,152 Retained losses (101,860) (111,227) Total equity 105,988 99,925 The Statement of Financial Position should be read in conjunction with the Notes to the Financial Statements. GARDA DIVERSIFIED PROPERTY FUND ANNUAL FINANCIAL REPORT 30 JUNE 15

18 05 STATEMENT OF CHANGES IN EQUITY For the year ended 30 June ISSUED UNITS RETAINED LOSSES TOTAL Balance at 1 July ,764 (104,388) 34,376 Comprehensive income Loss for the year - (6,302) (6,302) Other comprehensive income Total comprehensive income for the year - (6,302) (6,302) Transactions with owners Distributions paid or provided for - (537) (537) Distributions reinvested Unit issue 5,600-5,600 Capital raising 70,000-70,000 Capital raising costs (3,251) - (3,251) Balance at 30 June 211,152 (111,227) 99,925 Balance at 1 July 211,152 (111,227) 99,925 Comprehensive income Profit for the year - 17,864 17,864 Other comprehensive income Total comprehensive income for the year - 17,864 17,864 Transactions with owners Distributions paid or provided for - (8,497) (8,497) Unit buy-back (3,304) - (3,304) Balance at 30 June 207,848 (101,860) 105,988 The Statement of Changes in Equity should be read in conjunction with the Notes to the Financial Statements. 16 GARDA DIVERSIFIED PROPERTY FUND ANNUAL FINANCIAL REPORT 30 JUNE

19 06 STATEMENT OF CASH FLOWS For the year ended 30 June NOTE Cash flows from operating activities Rent and outgoings received 18,897 18,241 Cash payments in the course of operations (7,495) (8,268) Interest received Finance costs (1,695) (11,751) GST paid (842) (707) Net cash provided by/(used in) operating activities 18 8,889 (2,459) Cash flows from investing activities Payments for investment property improvements (2,637) (1,668) Payments for leasing fees (269) (493) Payments for costs associated with sale of investment properties - (385) Proceeds from the sale of investment properties - 14,350 Net cash provided (used in)/by investing activities (2,906) 11,804 Cash flows from financing activities Proceeds of borrowings 3,000 43,291 Repayment of borrowings - (118,357) Distributions (6,386) (546) Units bought back including brokerage costs (3,304) - Payments for borrowing and establishment costs - (311) Capital raised - 70,000 Capital raising costs - (3,215) Net cash used in financing activities (6,690) (9,138) Net increase/(decrease) in cash held (707) 207 Cash at the beginning of the financial year 3,233 3,026 Cash at the end of the financial year 18 2,526 3,233 The Statement of Cash Flows should be read in conjunction with the Notes to the Financial Statements. GARDA DIVERSIFIED PROPERTY FUND ANNUAL FINANCIAL REPORT 30 JUNE 17

20 07 NOTES TO THE FINANCIAL STATEMENT NOTE 1: GENERAL INFORMATION Introduction GARDA Diversified Property Fund for the year ended 30 June is a listed property trust settled and domiciled in Australia. The Fund is a for-profit entity for the purpose of preparation of these financial statements. GARDA Diversified Property Fund was admitted to the official list of ASX Limited on 30 June and commenced trading on the ASX on 2 July. Operations and principal activities The Fund invests in commercial and industrial properties and other associated assets in accordance with the provisions of the Fund s constitution. Currency The financial report is presented in Australian dollars. The Fund is of a kind referred to in ASIC Corporations (Rounding in Financial/Directors Reports) Instrument /191 and therefore the amounts contained in this report and in the financial report have been rounded to the nearest $1,000, or in certain cases, to the nearest dollar. Registered office The registered office of GARDA Diversified Property Fund is situated at Level 21, 12 Creek Street, Brisbane Qld Authorisation of financial report The financial report was authorised for issue on 29 August by the directors. NOTE 2: SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES Basis of preparation These general purpose financial statements have been prepared in accordance with Australian Accounting Standards, other authoritative pronouncements of the Australian Accounting Standards Board, Australian Accounting Interpretations and the Corporations Act Compliance with IFRS The financial statements also comply with International Financial Reporting Standards as issued by the International Accounting Standards Board. Historical cost convention These financial statements have been prepared under the historical cost convention, except for financial assets and liabilities (including derivative instruments) and investment properties. Key judgement Going Concern The Fund was in a net current asset deficiency position as at 30 June of $0.8 million largely attributable to working capital having been applied to partially fund (in combination with borrowings) both the Fund s on-market buy-back of GDF units and the Fund s capital improvements program. This net current asset deficiency has been eliminated by cash flow from operations (at the date of this report). The directors of GARDA Capital Limited, the responsible entity of GARDA Diversified Property Fund, are of the reasonable opinion that the Fund will be able to meet its liabilities as and when they fall due. 18 GARDA DIVERSIFIED PROPERTY FUND ANNUAL FINANCIAL REPORT 30 JUNE

21 NOTES TO THE FINANCIAL STATEMENT CONT NOTE 2: SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES CONT Accounting policies a. Income Tax Under current income tax legislation, the Fund is not liable to taxation provided the taxable income is distributed in full to unitholders. b. Revenue & Other Income Revenue is measured at the fair value of the consideration received or receivable. Lease income from operating leases is recognised in income on a straight line basis over the lease term. Rental revenue not received at reporting date is reflected in the statement of financial position as a receivable or if paid in advance, as rent in advance (unearned income). Lease incentives granted are considered an integral part of the total revenue and are recognised as a reduction in rental income over the term of the lease, on a straight line basis. Contingent rents based on the future amount of a factor that changes other than with the passage of time, including turnover rents and CPI linked rental increases, are only recognised when contractually due. Outgoings recovered are recognised on an accrual basis and represent the portion of property expenses that are recoverable from the tenants. Interest revenue is recognised using the effective interest rate method which, for floating rate financial assets, is the rate inherent in the instrument. c. Expenses Property expenses Property expenses consist of rates, taxes and other property outgoings in relation to the investment properties. Responsible entity s remuneration Refer to note 15 for details of the responsible entity s remuneration. Custodian s remuneration The Custodian received remuneration of $70,815 (: $70,321) for its services during the year. d. Investment Properties Investment properties held for rental are initially measured at cost including transaction costs. Subsequent to initial recognition, investment properties are carried at fair value, which is measured using a capitalisation approach and the discounted cash approach as the primary valuation methods. Gains and losses arising from changes in fair values of investment properties are included in profit or loss as part of other income in the year in which they arise. e. Financial Instruments Initial Recognition & Measurement Financial assets and financial liabilities are recognised when the entity becomes a party to the contractual provisions to the instrument. For financial assets, this is equivalent to the date that the Fund commits itself to either the purchase or the sale of the asset (i.e. trade date accounting is adopted). Financial instruments are initially measured at fair value plus transaction costs, except where the instrument is classified at fair value through profit or loss, in which case transaction costs are expensed to profit or loss immediately. Classification & Subsequent Measurement Finance instruments are subsequently measured at either fair value, amortised cost using the effective interest rate method, or cost. Amortised cost is the amount at which the financial asset or financial liability is measured at initial recognition less GARDA DIVERSIFIED PROPERTY FUND ANNUAL FINANCIAL REPORT 30 JUNE 19

22 NOTES TO THE FINANCIAL STATEMENT CONT NOTE 2: SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES CONT principal repayments and any reduction for impairment, and adjusted for any cumulative amortisation of the difference between that initial amount and the maturity amount calculated using the effective interest method. The effective interest method is used to allocate interest income or interest expense over the relevant period and is equivalent to the rate that discounts estimated future cash payments or receipts (including fees, transaction costs and other premiums or discounts) through the expected life (or when this cannot be reliably predicted, the contractual term) of the financial instrument to the net carrying amount of the financial asset or financial liability. Revisions to expected future net cash flows will necessitate an adjustment to the carrying value with a consequential recognition of an income or expense item in profit or loss. Loans & Receivables Loans and receivables are non-derivative financial assets with fixed or determinable payments that are not quoted in an active market and are subsequently measured at amortised cost. Trade receivables are recognised at original invoice amounts less any provision for impairment and are generally due for settlement within 30 days. Collectability of loans and receivables is reviewed on an ongoing basis. Debts which are known to be uncollectable are written off by reducing the carrying amount directly. A provision for impairment of trade receivables is raised when there is objective evidence that the Fund will not be able to collect all amounts due according to the original terms of the receivables. Significant financial difficulties of the debtor, probability that the debtor will enter bankruptcy or financial reorganisation and default or delinquency in payments (more than 90 days overdue) are considered indicators that the receivable may be impaired. Financial Liabilities Non-derivative financial liabilities (excluding financial guarantees) are subsequently measured at amortised cost. Derivative Financial instruments The Fund used a derivative financial instrument (interest rate swap) during the year to hedge its risks associated with interest rate fluctuations on the bank loans. The following accounting policy has been adopted by the directors to determine the accounting for the derivative financial instruments: Derivatives are initially measured at fair value on the date of a derivative contract is entered into and are subsequently measured at fair value at each reporting date. The net fair value of derivative financial instruments outstanding at the balance date is recognised in the statement of financial position as either financial asset or liability. Accounting option as per AASB 139: Financial Instruments: Recognition and Measurement to classify the interest rate swap as a cash flow hedge has not been used and accordingly these are classified as at fair value through profit or loss, and the change in the fair value of the derivative financial instruments recognised in the statement of profit and loss. f. Fair Values Fair values may be used for financial and non-financial asset and liability measurement as well as sundry disclosures. Fair value is the price that would be received to sell an asset or paid to transfer a liability in an orderly transaction between market participants at the measurement date. It is based on the presumption that the transaction takes place either in the principal market for the asset or liability or, in the absence of a principal market, in the most advantageous market. The principal or most advantageous market must be accessible to, or by, the Fund. Fair value is measured using the assumptions that market participants would use when pricing the asset or liability, assuming that market participants act in their best economic interest. The fair value measurement of a non-financial asset takes into account the market participant s ability to generate economic benefits by using the asset at its highest and best use or by selling it to another market participant that would use the asset at its highest and best use. 20 GARDA DIVERSIFIED PROPERTY FUND ANNUAL FINANCIAL REPORT 30 JUNE

23 NOTES TO THE FINANCIAL STATEMENT CONT NOTE 2: SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES CONT In measuring fair value, the Fund uses valuation techniques that maximise the use of observable inputs and minimise the use of unobservable inputs. Assets and liabilities measured at fair value are classified, into three levels, using a fair value hierarchy that reflects the significance of the inputs used in making the measurements. Classifications are reviewed each reporting date and transfers between levels are determined based on a reassessment of the lowest level input that is significant to the fair value measurement. For recurring and non-recurring fair value measurements, external valuers may be used when internal expertise is either not available or when the valuation is deemed to be significant. External valuers are selected based on market knowledge and reputation. Where there is a significant change in fair value of an asset or liability from one period to another, an analysis is undertaken, which includes a verification of the major inputs applied in the latest valuation and a comparison, where applicable, with external sources of data. g. Impairment of Non-Financial Assets At each reporting date, the Fund reviews the carrying values of its tangible and intangible assets to determine whether there is any indication that those assets have been impaired. If such an indication exists, the recoverable amount of the asset, being the higher of the asset s fair value less costs to sell and value in use, is compared to the asset s carrying value. Any excess of the asset s carrying value over its recoverable amount is expensed to the statement of comprehensive income. Impairment testing is performed annually for goodwill and intangible assets with indefinite lives. Where it is not possible to estimate the recoverable amount of an individual asset, the Fund estimates the recoverable amount of the cash-generating unit to which the asset belongs. h. Cash & Cash Equivalents Cash and cash equivalents include cash on hand, deposits held at call with banks and other short-term highly liquid investments with original maturities of three months or less. i. Finance costs Finance costs include interest, amortisation of discounts, or premiums relating to borrowings and amortisation of ancillary costs incurred in connection with arrangements of borrowings. Interest payments in respect of financial instruments classified as liabilities are included in finance costs. Loan establishment costs are offset against financial liabilities under the effective interest method and amortised over the term of the facility to which they relate. j. Goods & Services Tax (GST) Revenues, expenses and assets are recognised net of the amount of GST, except where the amount of GST incurred is not recoverable from the Australian Taxation Office. In these circumstances the GST is recognised as part of the cost of acquisition of the asset or as part of an item of the expense. Receivables and payables in the statement of financial position are shown inclusive of GST. Cash flows are presented in the cash flow statement on a gross basis, except for the GST component of investing and financing activities, which are disclosed as operating cash flows. k. Lease Incentives Lease incentives are capitalised and are recognised as a reduction of rental income on a straight-line basis over the lease term. Rent abatements are recognised over the life of the rent abatement period. Initial direct leasing costs incurred in negotiating and arranging operating leases are recognised as an asset in the statement of financial position and are amortised as an expense on a straight line basis over the lease term. GARDA DIVERSIFIED PROPERTY FUND ANNUAL FINANCIAL REPORT 30 JUNE 21

24 NOTES TO THE FINANCIAL STATEMENT CONT NOTE 2: SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES CONT l. Comparative Figures When required by accounting standards, comparative figures have been adjusted to conform to changes in presentation for the current financial year. m. Leases The Fund leases its investment properties under agreements where the trust retains substantially all the risks and benefits associated with the investment properties. Accordingly, such arrangements are classified as operating leases and amounts received under such agreements are accounted for in accordance with the trust s accounting policy for revenue. n. Distributions to Unitholders Provision is made for the amount of any distribution declared, being appropriately authorised and no longer at the discretion of the responsible entity, on or before the end of the financial year but not distributed as at balance date. o. Unitholders Funds Ordinary units are classified as unitholders funds. Incremental costs directly attributable to the issue of new units are shown in equity as a deduction from the proceeds received. p. Earnings per Unit ( EPU ) Basic earnings per unit is calculated by dividing: the profit attributable to owners of the fund, excluding any costs of servicing equity other than ordinary units by the weighted average number of ordinary units outstanding during the financial year, adjusted for bonus elements in ordinary units issued during the year. Diluted earnings per unit adjusts the figures used in the determination of basic earnings per unit to take into account: the after income tax effect of interest and other financing costs associated with dilutive potential ordinary units, and the weighted average number of additional ordinary units that would have been outstanding assuming the conversion of all dilutive potential ordinary units. q. Rounding of amounts The Fund has applied the relief available to it under ASIC Corporations (Founding in Financial/Directors Reports) Instrument /191 and accordingly, amounts in the financial statements have been rounded off to the nearest $1,000, or in certain cases, the nearest dollar. r. Non-Current Assets Classified as Held for Sale Non-current assets classified as held for sale are those assets whose carrying amounts will be recovered principally through a sale transaction rather than through continuing use and a sale is considered highly probable. s. Borrowings All loans and borrowings are initially recognised at fair value, net of transaction costs incurred. Borrowings are subsequently measured at amortised cost. Any difference between the proceeds (net of transaction costs) and the redemption amount is recognised in profit or loss over the period of the loans and borrowings using the effective interest method. Fees paid for establishing loan facilities are recognised as transaction costs if it is probable that some or all of the facility will be drawn down, and deferred until the draw down occurs. If it is not probable that the facility will be drawn down, fees are capitalised as prepayments for liquidity services and amortised over the period to which the facility relates. 22 GARDA DIVERSIFIED PROPERTY FUND ANNUAL FINANCIAL REPORT 30 JUNE

25 NOTES TO THE FINANCIAL STATEMENT CONT NOTE 2: SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES CONT Borrowings are derecognised from the statement of financial position when the obligation specified in the contract has been discharged, cancelled or expires. The difference between the carrying amount of the borrowing derecognised and the consideration paid is recognised in profit or loss as other income or finance costs. Where the terms of a borrowing are renegotiated and the group issues equity instruments to a creditor to extinguish all or part of a borrowing, the equity instruments issued as part of the debt for equity swap are measured at the fair value of the equity instruments issued, unless the fair value cannot be measured reliably, in which case, they are measured at the fair value of the debt extinguished. The difference between the carrying amount of the debt extinguished and the fair value of the equity instruments issued is recognised as a gain or loss in profit or loss. t. Financial liabilities designated at fair value through profit or loss Recognition/derecognition The Fund recognises financial liabilities on the date it becomes party to the contractual agreement (trade date) and recognises changes in the fair value of the financial liabilities from this date. Financial liabilities are derecognised when the Fund has transferred substantially all of the risks and rewards of ownership. Measurement At initial recognition, the Fund measures a financial liability at its fair value. Transaction costs of financial liability carried at fair value through profit or loss are expensed in the profit or loss. Subsequent to initial recognition, all financial liabilities at fair value through profit or loss are measured at fair value. Gains and losses arising from changes in the fair value of the financial liabilities at fair value through profit or loss category are presented in profit or loss within net gains/(losses) on financial instruments held at fair value through profit or loss in the period in which they arise. The best evidence of the fair value of the financial liability at fair value through profit or loss at initial recognitions is the transaction price, i.e. the fair value of the consideration given or received. However, in some cases the initial estimate of the fair value of the financial liability at fair value through profit or loss on initial recognition may be different from its transaction. If the estimated fair value is evidenced by comparison with other observable current markets transactions in the same financial instrument (without modification or repackaging) or based on a valuation technique whose variables include only data from observable markets, then the difference is recognised in profit or loss on initial recognition of the instrument. In other cases, the fair value at initial recognition is considered to the transaction price and the difference is not recognised in profit or loss immediately but is recognised over the life of the instrument on an appropriate basis or when the instrument is redeemed, transferred or sold, or the fair value becomes observable. Gains and losses arising from changes in the fair value of the financial liabilities at fair value through profit or loss category are presented in profit or loss within net gains/(losses) on financial instruments held at fair value through profit or loss in the period in which they arise. u. Significant Accounting Estimates, Judgements and Assumptions The preparation of financial statements in conformity with IFRS requires the use of certain critical accounting estimates. It also requires management to exercise its judgement in the process of applying the accounting policies. The directors of the responsible entity evaluate estimates and judgments incorporated into the financial report based on historical knowledge and best available current information. Estimates assume a reasonable expectation of future events and are based on historical experiences and the best available current information on current trends and economic data, obtained both externally and within the Fund. These estimates and judgements made assume a reasonable expectation of future events but actual results may differ from these estimates. The estimates and underlying assumptions are reviewed on an ongoing basis. Revisions to accounting estimates are recognised in the period in which the estimate is revised if the revision effects only that period or in the period and future periods if the revision affects both current and future periods. GARDA DIVERSIFIED PROPERTY FUND ANNUAL FINANCIAL REPORT 30 JUNE 23