Editing Sirius Real Estate: Update

== Summary ==

* Sirius Real Estate has made eight key announcements since our last report (on ccc).
* 

== Half-Year Results ==
On 21st November 2022, the company announced its interim results for the period ended 30th September 2022.

** High highlights
*** Profit and loss
**** Total revenue, which comprises rent, fee income from Titanium, other income from investment properties and service charge income, increased by 47.7% to €130.6 million (30 September 2021: €88.4 million).
**** Like-for-like annualised rent roll increased by 2.4% in Germany during the period, to €115.2 million (31 March 2022: €112.5 million), and 4.1% in the UK, to £46.5 million (31 March 2022: £44.7 million)
**** Profit before tax of €75.7 million (30 September 2021: €78.2 million) with a 78.7% uplift in underlying profit to €47.9 million (30 September 2021: €26.8 million) when adjusted for €27.8 million of property valuation gains.
**** Adjusted earnings per share, which excludes valuation movements as well as exceptional items, increased 26.6% to 3.71c per share (30 September 2021: 2.93c) reflecting the positive year on year operational development
*** Balance sheet
**** Net current assets
***** Net cash
**** Net assets
***** NAV per share increased 1.8% to 103.90c (31 March 2022: 102.04c) with adjusted NAV per share increasing by 2.0% to 110.72c (31 March 2022: 108.51c).
*** Cash flow
**** CFO
***** 47.0% growth in funds from operations¹ to €48.5 million (30 September 2021: €33.0 million)
**** CFI
***** Valuation increase of €20.3 million and £6.3 million (€7.5 million) representing a 1.8% and 2.1% like-for-like valuation growth in Germany and the UK respectively.
***** Increase in owned investment property to €2,081.4 million (31 March 2022: €2,074.9 million).
**** CFF
***** 32.4% increase in dividend per share to 2.70c (30 September 2021: 2.04c).
*** Other/outlook
**** The company said it continues to expect to trade in-line with consensus and management expectations for the full year.

== Reaffirmed Investment Rating ==
On the 7th November 2022, the company announced that Fitch Ratings has reaffirmed the Company's BBB investment grade rating with 'Stable Outlook' (Long-Term Issuer Default Rating). 

In its rating, Fitch noted that it expects income to remain stable due to an active focus on occupancy and low affordable rents for the Company's out-of-town locations. It also highlighted the benefits of the Sirius operating platform and the resilience of its core, high-yielding portfolio. Fitch anticipates that total average portfolio occupancy levels will remain above 80%.

== Early refinancing of next major debt expiry ==
On 6th October 2022, Sirius Real Estate announced that it has completed the early refinancing of the the company's next major debt expiry, a €170 million facility with Berlin Hyp AG, approximately one year in advance of the facility's due date. 

The refinancing comprises a new 7-year, €170 million facility at a fixed interest rate of 4.26%, which will replace and redeem the existing facility upon its expiry on 31 October 2023.

As of 30 September 2022, the Group had a total of €993 million of outstanding debt, €750 million of which is unsecured. The remaining €243 million comprised mortgage-backed debt, of which the most significant tranche is the newly refinanced €170 million Berlin Hyp AG facility referred to above.

This refinancing facility extends the Group's total weighted average debt expiry from 3.8 years to 5.0 years. When the new facility commences just over a year from now, the group's weighted average cost of debt will increase from 1.4% to 1.9%.

The Company has €1.6 billion of unencumbered assets and in excess of €138 million of free cash available. Within the next 12 months, Sirius has a total of €35 million of debt expiring, which it is confident of either extending terms with the existing lenders, replacing with new lenders or paying down.

== Acquisitions and disposals update ==
On 4th October 2022, Sirius Real Estate announced that it has completed three acquisitions in Germany, for €44.6 million.

These acquisitions were all notarised prior to the end of June and have been predominantly funded using capital recycled from three strategic disposals in Germany and the UK for a combined €33.6 million.

The disposals have been made at a premium to book value.

The three disposals were of assets that offered limited further growth opportunities due to location and/or condition, and comprised:

The notarisation of a €1.0 million 3,200 sqm non-income producing land plot in Heiligenhaus, Germany which had a book value of €250,000 at the time of notarisation. This asset is being sold to a supermarket chain as part of its expansion plans, with the transaction expected to complete in January 2023.

The three new acquisitions totalling €44.6 million currently generate a combined total of €2.3 million of rental income and €1.6 million of net operating profit annually. The three acquired assets have a combined occupancy of just 54% and offer a range of avenues for Sirius to leverage its significant value creation expertise to grow rental income. The acquired assets comprise:

# A €39.8 million (including costs) mixed-use property in Düsseldorf, Germany, situated 2.6 km from the city's international airport. The property comprises mainly office and warehouse/light industrial space and is 55% occupied, offering good value add potential.
# A €3.9 million (including costs) primarily warehouse asset located in a well-developed commercial area in Dreieich, Germany, that is strategically adjacent to an existing property owned by Sirius.  We intend to convert the property into a self-storage facility, adding to our existing SmartSpace Self-Storage brand that now exists in 32 locations across Germany.
# A €0.9 million (including costs) small 239 sqm vacant office building in Potsdam. The property is placed strategically at the entrance to one of the Company's existing sites and directly adjacent to the world famous Babelsberg Film Studios.

The company said that it has identified a number of asset management initiatives within the three newly acquired properties which will allow us to grow rental income and occupancy by leasing into markets where we see continued strong demand for our products.

The company added that it expects to slow its acquisition pipeline. We will also continue to seek to dispose of non-core or mature assets as and when we feel the timing is right.

== Change of Chief Financial Officer ==
On the 16th August 2022, Sirius Real Estate announced that for personal reasons, Diarmuid Kelly has decided to step down as the company's Chief Financial Officer. 

Alistair Marks, the Chief Investment Officer and former CFO of the company, has stepped in as the interim CFO. The company has begun the search for a new CFO.

== Sale of Bizspace Camberwell ==
On 16th May 2022, Sirius Real Estate announced the sale of a business park asset for £16 million, representing a 94% premium to the valuation that the asset was initially acquired by the company in November 2021 (i.e. in less than eight months). The proceeds will be used to invest in higher yielding UK opportunities.

Key features of the asset include: 

* It's located in Camberwell, London.
* It's multi-tenanted.
* It comprises approx. 34,700 sq. ft. of industrial and office space, and is 91% occupied.
* The sale price represents a net initial yield (NIY), which is the current annualised rent, net of costs, expressed as a percentage of capital value, after adding notional purchaser's costs, of around 2.0%.

== Board changes ==
On 13th June 2022, the company announced two board changes.

Caroline Britton was appointed to succeed James Peggie as the Senior Independent Director. Caroline has been a non-executive Director of Sirius since June 2020 and chairs the Audit Committee and is a member of the Nomination Committee of the Board.

Joanne Kenrick was appointed to succeed James Peggie as the chair of the Remuneration Committee. Joanne has been a non-executive Director of Sirius since September 2021 and is a member of the Nomination and Sustainability and Ethics Committees of the Board.

James Peggie will continue as a non-executive Director and a member of the Audit, Nomination and Remuneration Committees of the Board.

== Final results ==
On 13th June 2022, the company announced its full year results for the year ended 31st March 2022.

* Key highlights
** Profit and loss
*** Revenue is up by xxx% to EUR 210 million (FY2021: EUR 165 million).
*** Net profit is up more-or-less unchanged at EUR 147 million (FY 2021: EUR 147 million).
** Balance sheet
*** Net current assets
*** Net assets
**** NAV is up by xxx% to EUR 1.19 billion (FY 2021: 0.93 billion).
** Cash flow
*** CFO
**** Cash flows from operating activities increased by xxx to EUR 82 million (from EUR 71 million)
*** CFI
**** Cash flows used in investing activities increased by xxx% to EUR 430 million (from EUR 74 million), mainly due to the acquisition of a subsidiary and purchase of investment properties.
*** CFF
**** Cash flows from financing activities increased to EUR 431 million (from negative EUR 54 million), driven by proceeds from loans and the issue of share capital.
**** Dividend
***** Total dividend per share for the year increased by 16% to 4.41 cents (from 3.80%).
*** Other
**** Funds From Operations (FFO) increased by 22.5% to €74.6 million (2021: €60.9 million)
** Other/outlook
*** Post year end, trading in-line with market expectations.
*** Actively assessing further opportunities for growth in both Germany and the UK.
*** The company said that it is in a strong position to continue to execute on its ambitious growth strategy in both Germany and the UK.

== Financials ==


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== Valuation ==

== Appendix ==

== References and notes ==