Half Year Results Presentation 6 months ended 31 December 2015
Agenda Introduction - Edward Ziff, Chairman and CEO Strategy overview Active first half Good financial performance Financial Performance & Portfolio Overview - Duncan Syers, FD Portfolio Activity Leeds Merrion House, Merrion Hotel & Whitehall Riverside Scheme Capital Recycling Programme CitiPark Investment Case & Outlook Questions 2
Strategy Overview Intensive asset management based on local knowledge Conservative funding Regional focus - Leeds, Manchester, suburban London Ongoing capital recycling Investment in car parking Focus on shareholder returns, proven by 55 years of unbroken dividends 3
Active first half Active asset management in a low growth market Portfolio re-positioning and capital recycling Acquisition in suburban London for 6m Two disposals for 13.1m Glasgow, Leeds Creating investments on development sites Merrion House, Merrion Hotel and Premier Inn on Whitehall Road Adding 7.5m to assets and 2m to income in FY17 and FY18 Ongoing asset management of existing portfolio 104 transactions in 6 months and like for like passing rent up by 0.8m (4.6%) Car parking Profits increased due to strong portfolio of acquisitions Value of freehold assets increased 4
Delivering Total Shareholder Returns 6m to Dec 15 Big Yellow Group PLC Safestore Holdings plc Capital & Regional plc Tritax Big Box REIT Plc Primary Health Properties PLC Town Centre Securities PLC A&J Mucklow Group plc Derwent London plc Assura PLC Workspace Group PLC Great Portland Estates plc Empiric Student Property Plc SEGRO plc Shaftesbury PLC McKay Securities PLC Standard Life Investments Property Income Intu Properties plc FTSE All-Share / Real Estate Investment Trusts LondonMetric Property Plc Schroder Real Estate Investment Trust Ltd Custodian REIT PLC Hansteen Holdings PLC British Land Company PLC Land Securities Group PLC (0.9) Hammerson plc (1.1) Redefine International P.L.C. (1.4) 9.2 8.3 7.6 7.5 7.1 7.1 7.0 5.4 5.0 5.0 4.5 3.9 3.9 2.9 1.9 1.4 0.8 15.6 15.0 13.8 13.3 28.4 27.8 12m to Dec 15 Safestore Holdings plc Big Yellow Group PLC Capital & Regional plc Workspace Group PLC Town Centre Securities PLC Tritax Big Box REIT Plc Primary Health Properties PLC Derwent London plc SEGRO plc Shaftesbury PLC Assura PLC A&J Mucklow Group plc Standard Life Investments Property Income Empiric Student Property Plc McKay Securities PLC Hansteen Holdings PLC LondonMetric Property Plc Great Portland Estates plc FTSE All-Share / Real Estate Investment Trusts Custodian REIT PLC British Land Company PLC Land Securities Group PLC Schroder Real Estate Investment Trust Ltd Hammerson plc Intu Properties plc (1.3) Redefine International P.L.C. (2.7) 36.9 27.9 27.1 26.7 24.1 23.5 23.1 20.1 19.0 17.6 16.5 15.5 15.1 14.8 14.3 13.4 13.4 10.6 5.1 4.7 4.5 4.2 2.4 58.8 (10) (5) 0 5 10 15 20 25 30 35 (20) (10) 0 10 20 30 40 50 60 70 Source: Lazarus Partnership 5
Financial Performance and Portfolio Overview
H1 2016 Income Statement Property rental 'm H1 2016 H1 2015 Car park Total Property operations 'm rental 'm 'm Car park operations 'm Total 'm Net revenue (less admin cost) 5.0 1.7 6.7 5.1 1.4 6.5 Other income 0.4-0.4 0.3-0.3 Operating profit 5.4 1.7 7.1 5.4 1.4 6.8 Finance cost (3.9) (3.9) (3.4) (3.4) Underlying profit 1.5 1.7 3.2 2.0 1.4 3.4 Profit on disposal - - - 0.8-0.8 Revaluation gains - portfolio 7.6 0.5 8.1 10.1 (1.0) 9.1 Share of profits - joint ventures 0.4 0.4 0.0 0.0 Profit before taxation 9.5 2.2 11.7 12.9 0.4 13.3 Rent flat overall for first half Milngavie up 430k Morrisons up 250k Merrion House down 700k Finance charges higher development spend builds up JV income is Merrion House Car park increase both organic and from acquisitions 7
H1 2016 Balance Sheet Consolidated balance sheet as at 31 December 2015 Dec-15 'm Jun-15 'm Investment properties 303.3 296.7 Development properties 27.1 23.4 Car parks 23.8 20.9 354.2 341.0 Joint ventures 19.3 19.3 Other non current assets 2.1 1.2 Total non current assets 375.6 361.5 Properties held for sale 6.7 3.5 382.3 364.7 Net borrowings (184.8) (179.6) Other sundry assets/(liabilities) (6.8) (2.2) 190.7 182.9 NAV per share 359p 344p 6m acquisitions, 3.5m disposal ( 13m disposals to date in 2016) 3.5m spend on car parks refit (incl equipment) and 0.5m increase in value Merrion House JV now on site 2m spend on portfolio 8m total revaluation gain NAV up 4.4% in six months 8
Net Revenue Bridge 10000 Net Revenue ( '000) 9500 9000 +750-150 +531-962 +382 8500 9365 8814 8000 7500 Six months ended 31 Dec 14 Acquisitions Disposals New lettings Surrenders Car Parks Six months ended 31 Dec 15 9
Net Asset Bridge 200,000 Net Assets ( '000s) 195,000 +500 +124-3902 190,000 +7574 185,000 +3547 180,000 190,721 182,878 175,000 170,000 Net assets at 30 June 2015 Underlying profit Revaluation of Investment Properties Revaluation of Car Parking assets Revaluation of quoted investments Final dividend payable Net assets at 31 December 2015 10
Funding Dec-15 Jun-15 Net debt 184.8m 179.6m Loan to value 49.2% 48.9% Interest cover (underlying) 1.9 1.9 Fixed rate debt - debenture 106.0m 106.0m Weighted average cost of debt 4.1% 4.2% Bank facilities 105.0m 105m Weighted average maturity 9.8 8.9 Facilities renewal ongoing 70m 3 year RCFs with Lloyds and Handelsbanken renewed during H1 30m 3 year RCF with RBS renewed 22 February Lloyds and RBS have 2 year extension options Further facilities of 7m in documentation Overall reduction in borrowing costs from bank renewals 0.3% 11
Portfolio 8% Region split Lease expiries 25% 12% 55% Leeds Manchester Scotland London 30% 30% 40% 0-5 years 5-10 years 10+ years 5% 14% 1% Sector split 3% Retail & Leisure Offices Car Parking Distribution Residential 77% 12
Portfolio Activity
Leeds Merrion Hotel Construction underway on 134-room Ibis Styles hotel and 4,000 sq ft Marco Pierre White Restaurant Site located outside the First Direct Arena, a 13,000 capacity entertainment venue in Leeds Target completion in H1 2017 Build cost 9.2m, contractor on site stripping out Expected to add 0.6m to income, growing to 1m 14
Leeds Merrion House Joint Venture with Leeds City Council Complete refurbishment of existing 120,000 sq ft of offices and creation of 50,000 sq ft of new office space Targeted completion in Q1 2018 Budgeted build cost is 34m ( 3m already spent), of which 18m to be funded by Leeds City Council Expected to add 5m to net assets and 0.9m to income on completion 15
Leeds Premier Inn, Whitehall Riverside 25 year lease, inflation-linked Build cost 10m contractor on site with preparatory works Target completion H1 2017 Estimated value upon completion is 12.5m Whitehall Riverside Scheme already has consent for over 400,000 square foot of office accommodation, restaurant, café and leisure space, as well as a 500 space multi-story car park 16
Capital Recycling programme Disciplined capital recycling programme underway Disposal proceeds to be redeployed into higher growth opportunities in key geographies Targeting further acquisitions with asset management potential Real rental growth evident strong retail tenant demand Opportunities to create value through asset management Asset management with changing tenants Wood Green, London 4 retail units for 7.25m, combined income of 0.4m, yield of 5.5% Good asset management and refurbishment potential to raise tone and rental income converting upper floors to flats, repurpose retail units Improving area and asset management opportunities 17
Capital Recycling programme Disposals since 31 December 2015: 33 Bothwell Street Glasgow (January 2016) Sales proceeds 6.8m Albion Place, Leeds (February 2016) Sales proceeds 6.6m Further c. 20m of assets earmarked for disposal Proceeds to be redeployed into higher growth opportunities in key geographies of Leeds, Manchester, London suburbs 18
CitiPark Strategy Proactive acquisition and development programme Addition and advancement of technology FY15 was a year of acquisitions Further acquisitions proposed HY16 income growth of 531k Further income growth to come CITIPARK: Merrion Centre Clarence Dock Piccadilly Basin Tariff Street Whitehall Road Clements Road Clipstone Street Watford Bell Street 20 year track record managing and creating returns from car parks 19
Outlook Total Shareholder Returns over last 6 and 12 months in top quartile of sector We continue to achieve this by intensive management of our properties concentrating particularly on income: Maximise the investment value of our development sites through selective development Improve the quality and value of our portfolio through capital recycling: in general selling in Scotland and buying in suburban London Grow our car parking business through careful management and selective acquisitions We believe the current low interest and low inflation environment is here to stay This will provide opportunities to grow our income and profits, make selective value enhancing investments, and therefore grow our asset value 20
Investment case Diversified portfolio in recovering regional markets Secure income stream with reversionary potential Targeted acquisition strategy where asset management and repositioning opportunities exist Leeds, Manchester, London suburbs Strong pipeline of developments underway for delivery over next two years Conservative funding and family attitude Secure, fully covered dividend 21
Supplementary information
Portfolio analysis Passing rent ERV Value % of portfolio Valuation % incr/(decr) Initial yield (%) Reversionary yield (%) Retail & Leisure 5.7 6.0 94.7 25 2.1 5.7 6.0 Merrion Centre (excl offices) 6.5 6.9 109.9 29 0.7 5.6 5.9 Offices 3.2 4.6 53.8 14 1.9 5.5 8.0 Out of town retail 3.5 3.6 55.1 15 2.4 5.9 6.1 Industrial 0.3 0.4 4.7 1 6.0 5.9 7.7 Residential 0.5 0.5 9.5 3 (0.8) 4.7 4.6 19.5 21.9 327.7 87 1.5 5.6 6.3 Development property (car park income) 1.5 1.5 27.1 7 55.1 Car parks 1.2 1.2 20.5 5 2.8 Let portfolio 22.3 24.7 375.2 100 2.3 Voids (3%) 0.5 0.5 22.8 25.2 23
TCS Board Executive Directors Edward Ziff Richard Lewis Duncan Syers Ben Ziff Chairman and Chief Executive Property Director Finance Director MD CitiPark Non Executive Directors John Nettleton Michael Ziff Ian Marcus Paul Huberman 24