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== Summary ==
== Summary ==


* Sirius Real Estate, the FTSE 250 real estate investment company, has made eight material announcements since our last report on the company (on 12th April 2022).
* Sirius Real Estate, the FTSE 250 real estate investment company, has made eight noteworthy announcements since our last report (on 12th April 2022).
*For us, the key highlight of the announcements is that the company has performed exceptionally well in the six months ended 30th September 2022, growing funds from operations (FFO) by 47% over the period.  
*For us, the key highlight of the announcements is that the company has performed exceptionally well in the six months ended 30th September 2022, growing funds from operations (FFO) by 47% over the period.
*Accordingly, we have updated our forecasts, and estimate that the expected return of an investment in Sirius Real Estate over the next 12-months is 57%. In other words, an £100,000 investment in the company is expected to return £157,000 in 12-months time.
*Accordingly, we have updated our forecasts, and estimate that the expected return of an investment in Sirius Real Estate over the next 12-months is 197%. In other words, an £100,000 investment in the company is expected to return £197,000 in 12-months time.
*We note that the degree of risk associated with an investment in Sirius is relatively 'low', with the company's shares having an adjusted beta<ref name=":0">Research shows that an investment has two main types of risks: 1) non-systematic and 2) systematic. Systematic risk is the risk related to the overall market, and non-systematic risk is the risk that's specific to an individual investment. Evidence shows that taking on non-systematic risk is inefficient, and it's, therefore, best to eliminate it; and in most cases, elimination is fairy easy to do [by holding a diversified portfolio of investments (i.e. around 15 investments)]. Accordingly, when assessing the riskiness of an investment, it’s best to look at the systematic risk only (i.e. ignore the non-systematic risk). A key measure of systematic risk is beta, and a main way to determine the riskiness of an investment is to compare the beta of the investment with the beta of the market, which is 1. For example, Sirius's adjusted beta (5 years, monthly data) is 1.06, and is, accordingly, 6% above the market beta (of 1); assuming that a 'low' level of riskiness is 10% or less above the market beta, then the riskiness of investing in the company is considered to be relatively 'low' (1.6%<10%). For estimating an asset's beta, in terms of time period, and frequency of observations, the most common choice is five years of monthly data, yielding 60 observations. In terms of the benchmark, we suggest using the iShares MSCI World ETF. One study of U.S. stocks found support for five years of monthly data over alternatives. The beta value in a future period has been found to be on average closer to the mean value of 1.0, the beta of an average-systematic-risk security, than to the value of the raw beta. Because valuation is forward looking, it is logical to adjust the raw beta so it more accurately predicts a future beta.</ref> that is 1.6% above the market (1.016 vs. 1).
*We note that the degree of risk associated with an investment in Sirius is relatively 'low', with the company's shares having an adjusted beta<ref name=":0">Research shows that an investment has two main types of risks: 1) non-systematic and 2) systematic. Systematic risk is the risk related to the overall market, and non-systematic risk is the risk that's specific to an individual investment. Evidence shows that taking on non-systematic risk is inefficient, and it's, therefore, best to eliminate it; and in most cases, elimination is fairy easy to do [by holding a diversified portfolio of investments (i.e. around 15 investments)]. Accordingly, when assessing the riskiness of an investment, it’s best to look at the systematic risk only (i.e. ignore the non-systematic risk). A key measure of systematic risk is beta, and a main way to determine the riskiness of an investment is to compare the beta of the investment with the beta of the market, which is 1. For example, Sirius's adjusted beta (5 years, monthly data) is 1.06, and is, accordingly, 6% above the market beta (of 1); assuming that a 'low' level of riskiness is 10% or less above the market beta, then the riskiness of investing in the company is considered to be relatively 'low' (1.6%<10%). For estimating an asset's beta, in terms of time period, and frequency of observations, the most common choice is five years of monthly data, yielding 60 observations. In terms of the benchmark, we suggest using the iShares MSCI World ETF. One study of U.S. stocks found support for five years of monthly data over alternatives. The beta value in a future period has been found to be on average closer to the mean value of 1.0, the beta of an average-systematic-risk security, than to the value of the raw beta. Because valuation is forward looking, it is logical to adjust the raw beta so it more accurately predicts a future beta.</ref> that is 1.6% above the market (1.016 vs. 1).
*All-in-all, assuming that a suitable return level in the next 12 months is 10% or more, then an investment in the company is considered to be a 'suitable' one.
*All-in-all, assuming that a suitable return level in the next 12 months is 10% or more, then an investment in the company is considered to be a 'suitable' one.
Line 50: Line 50:
During the six month period, revenue increased by 47.7% to €130.6 million (H1 FY2022: €88.4 million), mainly driven by higher rental and service charge. In Germany, like-for-like annualised rent roll improved by 2.4% to €115.2 million (H1 FY2022: €112.5 million), and in the United Kingdom, by 4.1% to €46.5 million (H1 FY2022: €44.7 million). Profit before tax decreased by 3% to €75.7 million (H1 FY2022: €78.2 million).
During the six month period, revenue increased by 47.7% to €130.6 million (H1 FY2022: €88.4 million), mainly driven by higher rental and service charge. In Germany, like-for-like annualised rent roll improved by 2.4% to €115.2 million (H1 FY2022: €112.5 million), and in the United Kingdom, by 4.1% to €46.5 million (H1 FY2022: €44.7 million). Profit before tax decreased by 3% to €75.7 million (H1 FY2022: €78.2 million).


Net current assets increased by 22% to €67 million (H2 FY2022: €55 million), net asset value improved by 1.8% to €1,213 million (H2 FY2022: €1,191 million). Cash stood at €162 million (H2 FY2022: €151 million) and debt at €993 million (H2 FY2022: €996 million). The value of the company's investment property increased by 0.3% to €2,081.4 million (H2 FY2022: €2,074.9 million).  
Net current assets increased by 22% to €67 million (H2 FY2022: €55 million), net asset value improved by 1.8% to €1,213 million (H2 FY2022: €1,191 million). Cash stood at €162 million (H2 FY2022: €151 million). The value of the company's investment property increased by 0.3% to €2,081.4 million (H2 FY2022: €2,074.9 million).  


Cash flows from operating activities increased by 37.5% to €48.1 million (H1 FY2022: €35.0 million), and mainly due to the disposal of properties, cash flows from investing activities was negligible (H1 FY2022: negative €107.5 million). The company's German and UK portfolios saw a respective increase of €20.3 million and £6.3 million, representing a 1.8% and 2.1% like-for-like valuation growth. With no new loans taken during the period. cash flows from financing activities swung to negative €36.5 million (H1 FY2022: positive €194 million). The total dividend per share for the period increased by 32.4% to 2.79 cents (H1 FY2022: 2.04 cents).
Cash flows from operating activities increased by 37.5% to €48.1 million (H1 FY2022: €35.0 million), and mainly due to the disposal of properties, cash flows from investing activities was negligible (H1 FY2022: negative €107.5 million). The company's German and UK portfolios saw a respective increase of €20.3 million and £6.3 million, representing a 1.8% and 2.1% like-for-like valuation growth. With no new loans taken during the period. cash flows from financing activities swung to negative €36.5 million (H1 FY2022: positive €194 million). The total dividend per share for the period increased by 32.4% to 2.79 cents (H1 FY2022: 2.04 cents).
Line 59: Line 59:


Given the rising interest rates and the uncertainty that this and the many other factors affecting the German and UK property markets are causing at the moment, the company has prioritised improving its debt ratios and building up its cash reserves. Net LTV, which reduces the loan balance by free cash (excluding restricted cash balances) in its calculation, was 41.0% (FY2022: 41.6%) whilst interest cover at EBITDA level was 8.1x as at 30th September 2022 (FY2022: 7.3x). The group added that it's fully committed to continue reducing its net LTV to be well within 40% or below in the near term.
Given the rising interest rates and the uncertainty that this and the many other factors affecting the German and UK property markets are causing at the moment, the company has prioritised improving its debt ratios and building up its cash reserves. Net LTV, which reduces the loan balance by free cash (excluding restricted cash balances) in its calculation, was 41.0% (FY2022: 41.6%) whilst interest cover at EBITDA level was 8.1x as at 30th September 2022 (FY2022: 7.3x). The group added that it's fully committed to continue reducing its net LTV to be well within 40% or below in the near term.
{| class="wikitable"
 
|+Consolidated Income Statement
== Reaffirmed Investment Rating ==
!
On the 7th November 2022, Sirius Real Estate announced that the rating agency Fitch Ratings has reaffirmed the company's BBB investment grade rating with 'Stable Outlook' (Long-Term Issuer Default Rating).
!Year ended 31 March 2022 (€000)
 
!Year ended 31 March 2021 (€000)
In its rating, Fitch noted that it expects Sirius's 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%.
!Movement (%)
 
|-
== Early refinancing of next major debt expiry ==
|'''Rental Income'''
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.  
|'''79.2'''
 
|'''49.6'''
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.
|'''+60%'''
 
|-
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.
|Titanium income
 
|3.5
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%.
|3.4  
 
|
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.
|-
 
|Service charge irrecoverable costs
== Acquisitions and disposals update ==
|(3.7)
On 4th October 2022, Sirius Real Estate announced that it has completed three acquisitions in Germany, for €44.6 million.
|(1.7)
 
|
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.
|-
 
|Non-recoverable maintenance
The disposals have been made at a premium to book value.
|(2.5)
 
|(1.7)
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.
|'''Net Operating Income'''
 
|'''76.5'''
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:
|'''49.6'''
 
|'''+54%'''
# 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.
|Corporate costs and overheads
# 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.
|(20.8)
 
|(10.4)  
The company said that it has identified a number of asset management initiatives within the three newly acquired properties which will allow it to grow rental income and occupancy by leasing into markets where it sees continued strong demand for its products.
|
 
|-
The company added that it expects to slow its acquisition pipeline, and that it will also continue to seek to dispose of non-core or mature assets as and when it feels the timing is right.
|'''Adjusted EBITDA'''
 
|'''55.7'''
== Change of Chief Financial Officer ==
|'''39.2'''
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.  
|'''+42%'''
 
|-
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.
|Bank interest
 
|(6.9)  
== Sale of Bizspace Camberwell ==
|(4.5)
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:
|Current tax (excluding tax on disposals)  
 
|(0.3)
* It's located in Camberwell, London.
|(1.7)
* 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%.
|'''FFO'''
 
|'''48.5'''
== Board changes ==
|'''33.0'''
On 13th June 2022, the company announced two board changes.
|'''+47%'''
 
|-
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.
|Depreciation & amortisation of financing fees
 
|(3.3)
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.
|(1.9)
 
|
James Peggie will continue as a non-executive Director and a member of the Audit, Nomination and Remuneration Committees of the Board.
|-
 
|Add back current taxes (excluding tax on disposals)
== Final results ==
|0.3
On 13th June 2022, the company announced its full year results for the year ended 31st March 2022.
|1.7
 
|
During the 12-month period, revenue increased by 27% to €210 million (FY2021: €165 million), and the gain on revaluation of investment properties jumped by 41% to €210 million (FY2021: €165 million); however, mainly due to an impairment charge, higher administrative expenses and interest expenses, the net profit remained more-or-less unchanged at €147 million (FY 2021: €147 million).
|-
 
|IFRS 16 & foreign exchange effects
In terms of the financial position of the company, the net current assets increased by more than 3x to €55 million (FY 2021: €17 million), and the net asset value (NAV) rose by by 28% to €1.19 billion (FY 2021: €0.93 billion).
|(1.9)
 
|(0.5)
Cash flows from operating activities increased by 15% to €82 million (FY2021: €71 million), and mainly due to the acquisition of a subsidiary and purchase of investment properties, cash flows used in investing activities increased by almost 6x to €430 million (FY2021: €74 million). Cash flows from financing activities swung to €431 million (FY2021: negative €54 million), driven by the proceeds of loans and the issue of share capital. The total dividend per share for the year increased by 16% to 4.41 cents (FY2021: 3.80%).
|
 
|-
Funds From Operations (FFO) increased by 22.5% to €74.6 million (FY2021: €60.9 million).
|'''Adjusted Profit Before Tax'''
{| class="wikitable"
|'''43.6'''
|+Results for the year ended 31st March 2022
|'''32.3'''
!
|'''+35%'''
!Forecast
|-
!Actual
|Adjusting items
!Difference (%)
|(3.0)<ref>Adjusting items include costs relating to share awards, costs relating to the repayment of secured debt and acquisition costs relating to the acquisition of BizSpace.</ref>
|(7.0)
|
|-
|Surplus/Deficit on revaluation of investment properties
|27.7
|51.5
|
|-
|Goodwill impairment
| -
| -
|
|-
|Gain/Loss on disposal of investment properties
|4.8
|(0.3)
|
|-
|Change in fair value of derivative financial instruments
|1.2
|0.2
|
|-
|Share of profit in associate not included in FFO
|1.4  
|1.5
|
|-
|'''Profit Before Tax'''
|'''75.7'''
|'''78.2'''
|'''(3)%'''
|}
{| class="wikitable"
|+Consolidated Statement of Financial Position
!
!Year ended 31 March 2022 (€000)
!Year ended 31 March 2021 (€000)
!Movement (%)
|-
|Assets
|
|
|
|-
|Investment properties (owned assets)
|2,082.4
|1,428.5
|46%
|-
|Investment properties (leased assets)  
|23.6
|16.3
|45%
|-
|-
|Investment in associate
|Portfolio value (€'billion)
|71.1
|2.00
|63.9
|2.08
|11%
|4.00%
|-
|Plant and equipment
|11.3
|9.8<ref>Includes €3.7m Goodwill.</ref>
|15%  
|-
|-
|Trade and other receivables
|FFO (€'million)
|45.0<ref>Includes €15m Right of use assets.</ref>
|72.0
|100.6
|74.6
|55)%
|3.61%
|-
|-
|Derivative financial instruments
|FFO/share (€'cents)
|1.6
|6.58
|0
|6.78
| -
|3.04%
|-
|-
|Cash and cash equivalents
|Dividend/share (€'cents)
|162.1
|4.25
|187.6
|4.41
|(14)%
|3.76%
|-
|-
|Total Assets
|Adjusted NAV/share (€'cents)
|2,397.1
|104.4
|1,806.7
|108.5
|33%
|3.93%
|-
|Liabilities
|
|
|
|-
|Trade and other payables
|(77.0)
|(49.2)
|57%
|-
|Interest bearing bank loans
|(980.4)
|(689.2)
|42%
|-
|Lease liabilities
|(38.7)<ref>Includes €16.7m Lease Liability for Right of use assets.</ref>
|(16.4)
|136%
|-
|Current & Deferred tax liabilities
|(86.2)
|(68.5)
|26%
|-
|Derivative financial instruments
| -
|(0.5)
|(100)%
|-
|Total Liabilities
|(1,182.3)
|(823.8)
|44%
|-
|Net Assets
|1,214.8
|982.9
|24%
|-
|NAV per share
|103.90c
|92.62c
|12%
|-
|Adjusted NAV per share
|110.72c
|98.80c
|12%
|-
|EPRA NTA per share
|109.47c
|97.02c
|13%
|}
|}


== Reaffirmed Investment Rating ==
== Financials ==
On the 7th November 2022, Sirius Real Estate announced that the rating agency 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 Sirius's 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%.
{| class="wikitable"
 
|+Financial forecasts
== 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.  
! colspan="3" |31 March 2023
 
! colspan="3" |31 March 2024
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.
!Old
 
!New
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%.
!Change (%)
 
!Old
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.
!New
 
!Change (%)
== Acquisitions and disposals update ==
|-
On 4th October 2022, Sirius Real Estate announced that it has completed three acquisitions in Germany, for €44.6 million.
|Portfolio value (€'billion)
 
|2.12
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.
|2.12
 
|0.00%
The disposals have been made at a premium to book value.
|2.21
 
|2.15
The three disposals were of assets that offered limited further growth opportunities due to location and/or condition, and comprised:
|(2.71%)
 
|-
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.
|FFO (€'million)
 
|90.1
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:
|97.0
 
|7.66%
# 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.
|95.1
# 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.
|100.0
# 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.
|5.15%
|-
|FFO/share (€'cents)
|7.75
|8.25
|6.45%
|8.16
|8.50
|4.17%
|-
|Dividend/share (€'cents)
|5.0
|5.4
|8.00%
|5.3
|5.6
|5.66%
|-
|Adjusted NAV/share (€'cents)
|110.9
|109.5
|(1.26%)
|118.0
|114.5
|(2.97%)
|}


The company said that it has identified a number of asset management initiatives within the three newly acquired properties which will allow it to grow rental income and occupancy by leasing into markets where it sees continued strong demand for its products.
== Risks ==
As with any investment, investing in Sirius carries a level of risk. Overall, based on the company's market beta (i.e. 1.016), the degree of risk associated with an investment in Sirius is relatively 'low'. Here, to estimate the adjusted beta<ref name=":0" />, we used the iShares MSCI World ETF to represent the market portfolio; and in terms of the time period and frequency of observations, we used five years of monthly data (i.e. 60 observations in total), which is supported by a study and is the most common choice.  


The company added that it expects to slow its acquisition pipeline, and that it will also continue to seek to dispose of non-core or mature assets as and when it feels the timing is right.
For us, currently, the biggest risk to the valuation of the company relates to macro-economic factors, in particular unexpected and sudden changes in inflation and interest rates movements, ultimately resulting in a reduction in the affordability and, therefore, demand of the company's assets/properties. With that said, the company has a diverse tenant base and no material dependencies on specific industries, and a track record of buying and building high-returning investment opportunities.  


== Change of Chief Financial Officer ==
== Valuation ==
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.  
Research suggests that in terms of estimating the expected return of an investment over a period of 12-months or less, the approach that is more accurate is the relative valuation approach, so that's the approach that we suggest using to determine the estimated value of the company.


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.
==== What's the expected return of an investment in Sirius using the relative valuation approach? ====
Accordingly, Stockhub estimates that the expected return of an investment in Sirius Real Estate Limited over the next 12-months is 197%. In other words, an £100,000 investment in the company is expected to return £197,000 within 12-months from now. The assumptions used to estimate the return figure can be found in the table below.


== Sale of Bizspace Camberwell ==
Assuming that a suitable return level in the 12 months is 10% and Sirius Real Estate Limited achieves its expected return level (of 197%), then an investment in the company is considered to be a 'suitable' one.
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:
==== What are the assumptions used to estimate the return figure? ====
 
{| class="wikitable"
* It's located in Camberwell, London.
|+Key inputs
* It's multi-tenanted.
!Description
* It comprises approx. 34,700 sq. ft. of industrial and office space, and is 91% occupied.
!Value
* 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%.
!Commentary
 
|-
== Board changes ==
|Which type of multiple do you want to use?
On 13th June 2022, the company announced two board changes.
|P/FFO
|The FFO does not account for depreciation in properties but rather adds back the depreciation value back to the net income. Furthmore, FFO deducts any gains or losses from the sale of assets, since including the transaction would result in discrepancies in the revenues reported in each period. Accordingly, we suggest valuing the company using the Price to Funds From Operations (P/FFO) ratio.
|-
|In regards to the P/FFO multiple, for the FFO figure, which year to you want to use?
|Year 1
|Research suggests that when using the relative valuation approach, it's best to use a time period of 12 months or less. Accordingly, for the FFO figure, we suggest using Year 1.
|-
|In regards to the P/FFO multiple, what multiple figure do you want to use?
|18x
|According to Bloomberg, Sirius Real Estate Limited closest peers trade on a multiple of 18x.
|-
|Which financial forecasts to use?
|Consensus
|Here, we have used the consensus forecasts.
|-
|What's the current value of the Stockhub company?
|£981.20 million
|As at 22nd November 2022, the current value of its company at £981.20 million.
|-
|Which time period do you want to use to estimate the expected return?
|Between now and one year time
|Research suggests that when using the relative valuation approach, it's best to estimate the expected return of the company between now and one year time.
|}


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.
=== Sensitive analysis ===
The two main inputs that result in the greatest change in the expected return of the Sirius Real Estate Limited investment are, in order of importance (from highest to lowest):


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.
# The P/FFO multiple (the default multiple is 18x); and
# The year-one FFO forecast (the default forecast is $xxx million); and


James Peggie will continue as a non-executive Director and a member of the Audit, Nomination and Remuneration Committees of the Board.
The impact of a 10% change in those main inputs to the expected return of the Sirius Real Estate Limited investment is shown in the table below.
 
{| class="wikitable sortable"
== Final results ==
|+Sirius investment expected return sensitive analysis
On 13th June 2022, the company announced its full year results for the year ended 31st March 2022.
!Main input
!10% worse
!Unchanged
!10% better
|-
|The P/FFO multiple
|
|
|
|-
|The year-one FFO forecast
|
|
|
|}


During the 12-month period, revenue increased by 27% to €210 million (FY2021: €165 million), and the gain on revaluation of investment properties jumped by 41% to €210 million (FY2021: €165 million); however, mainly due to an impairment charge, higher administrative expenses and interest expenses, the net profit remained more-or-less unchanged at €147 million (FY 2021: €147 million).
== Appendix ==
 
In terms of the financial position of the company, the net current assets increased by more than 3x to €55 million (FY 2021: €17 million), and the net asset value (NAV) rose by by 28% to €1.19 billion (FY 2021: €0.93 billion).
 
Cash flows from operating activities increased by 15% to €82 million (FY2021: €71 million), and mainly due to the acquisition of a subsidiary and purchase of investment properties, cash flows used in investing activities increased by almost 6x to €430 million (FY2021: €74 million). Cash flows from financing activities swung to €431 million (FY2021: negative €54 million), driven by the proceeds of loans and the issue of share capital. The total dividend per share for the year increased by 16% to 4.41 cents (FY2021: 3.80%).
 
Funds From Operations (FFO) increased by 22.5% to €74.6 million (FY2021: €60.9 million).
{| class="wikitable"
{| class="wikitable"
|+How do the results compare to our forecasts?
|+Peers
!
!Company name
!Forecast
!Bloomberg ticker
!Actual
!Primary exchange
!Difference (%)
!Classification
!Industry
!Market capitalisation (GBP)
!BF P/FFO
!Yield (%)
!Interest cover (x)
!Total debt/total capital
|-
|-
|Portfolio value (€'billion)
|Sirius Real Estate Ltd
|2.00
|SRE LN
|2.08
|United Kingdom
|4.00%
|Multi Asset Class Own & Develop
|Real Estate Owners & Developers
|979,494,700
|11.5111
|4.08%
|5.42
|46.14%
|-
|-
|FFO (€'million)
|FastPartner AB
|72.0
|FPARA SS
|74.6
|Sweden
|3.61%
|Multi Asset Class Own & Develop
|Real Estate Owners & Developers
|1,170,459,785
| --
|2.93%
|4.50
|48.51%
|-
|-
|FFO/share (€'cents)
|Cibus Nordic Real Estate AB
|6.58
|CIBUS SS
|6.78
|Sweden
|3.04%
|Multi Asset Class Own & Develop
|-
|Real Estate Owners & Developers
|Dividend/share (€'cents)
|57,4491,440
|4.25
| --
|4.41
|6.78%
|3.76%
|3.47
|61.04%
|-
|-
|Adjusted NAV/share (€'cents)
|Shaftesbury PLC
|104.4
|SHB LN
|108.5
|United Kingdom
|3.93%
|Multi Asset Class Own & Develop
|}
|Real Estate Owners & Developers
 
|1,385,308,138
== Financials ==
|33.7009
 
|2.48%
{| class="wikitable"
|1.99
|+How have our forecasts changed?
|27.95%
!
! colspan="3" |31 March 2023
! colspan="3" |31 March 2024
|-
|-
!
|Intershop Holding AG
!Old
|ISN SW
!New
|Switzerland
!Change (%)
|Multi Asset Class Own & Develop
!Old
|Real Estate Owners & Developers
!New
|1,011,223,384
!Change (%)
| --
|4.08%
|(10.25)
|34.63%
|-
|-
|Portfolio value (€'billion)
|WCM Beteiligungs- und Grundbes
|2.12
|WCMK GR
|2.12
|Germany
|0.00%
|Multi Asset Class Own & Develop
|2.21
|Real Estate Owners & Developers
|2.15
|497,815,111
|(2.71%)
| --
|2.86%
|6.18
|2.77%
|-
|-
|FFO (€'million)
|Metrovacesa SA
|90.1
|MVC SM
|97.0
|Spain
|7.66%
|Multi Asset Class Own & Develop
|95.1
|Real Estate Owners & Developers
|100.0
|874,166,035
|5.15%
|25.1504
|30.90%
|N/A
|15.84%
|-
|-
|FFO/share (€'cents)
|Brack Capital Properties NV
|7.75
|BCNV IT
|8.25
|Italy
|6.45%
|Multi Asset Class Own & Develop
|8.16
|Real Estate Owners & Developers
|8.50
|601,880,806
|4.17%
| --
| --
|(11.66)
|42.48%
|-
|-
|Dividend/share (€'cents)
|TLG Immobilien AG
|5.0
|TLG GR
|5.4
|Germany
|8.00%
|Multi Asset Class Own & Develop
|5.3
|Real Estate Owners & Developers
|5.6
|1,949,040,400
|5.66%
|23.0976
|4.70%
|4.89
|15.32%
|-
|-
|Adjusted NAV/share (€'cents)
|GAG Immobilien AG
|110.9
|GWK3 GR
|109.5
|Germany
|(1.26%)
|Multi Asset Class Own & Develop
|118.0
|Real Estate Owners & Developers
|114.5
|1,097,732,888
|(2.97%)
| --
|}
|0.65%
|3.87
|71.78%
|-
|Gateway Real Estate AG
|GTY GR
|Germany
|Multi Asset Class Own & Develop
|Real Estate Owners & Developers
|498,775,280
| --
| --
|0.25
|63.50%
|}


== Risks ==
== Appendix ==
As with any investment, investing in Sirius carries a level of risk. Overall, based on the company's market beta (i.e. 1.016), the degree of risk associated with an investment in Sirius is relatively 'low'. Here, to estimate the adjusted beta<ref name=":0" />, we used the iShares MSCI World ETF to represent the market portfolio; and in terms of the time period and frequency of observations, we used five years of monthly data (i.e. 60 observations in total), which is supported by a study and is the most common choice.
{| class="wikitable"
 
|+Condensed consolidated income statement
For us, currently, the biggest risk to the valuation of the company relates to macro-economic factors, in particular unexpected and sudden changes in inflation and interest rates movements, ultimately resulting in a reduction in the affordability and, therefore, demand of the company's assets/properties. With that said, the company has a diverse tenant base, with its top 50 tenants generating 45% of annual income in Germany, and 26% of annual income generated by the top 100 tenants in the UK. Sirius also has no material dependencies on specific industries, and a track record of buying and building high-returning investment opportunities. 
!
 
!Six months ended 30 September 2021 (€000)
== Valuation ==
!Six months ended 30 September 2022 (€000)
Research suggests that in terms of estimating the expected return of an investment over a period of 12-months or less, the approach that is more accurate is the relative valuation approach, so that's the approach that we suggest using to determine the estimated value of the company.
 
==== What's the expected return of an investment in Sirius using the relative valuation approach? ====
Accordingly, we estimate that the expected return of an investment in Sirius Real Estate Limited over the next 12-months is 57%. In other words, an £100,000 investment in the company is expected to return £157,000 within 12-months from now. The assumptions used to estimate the return figure can be found in the table below.
 
Assuming that a suitable return level in the 12 months is 10% and Sirius Real Estate Limited achieves its expected return level (of 197%), then an investment in the company is considered to be a 'suitable' one.
 
==== What are the assumptions used to estimate the return figure? ====
{| class="wikitable"
|+Key inputs
!Description
!Value
!Commentary
|-
|-
|Which type of multiple do you want to use?
|Revenue
|P/FFO
|88,352
|The FFO does not account for depreciation in properties but rather adds back the depreciation value back to the net income. Furthmore, FFO deducts any gains or losses from the sale of assets, since including the transaction would result in discrepancies in the revenues reported in each period. Accordingly, we suggest valuing the company using the Price to Funds From Operations (P/FFO) ratio.
|130,558
|-
|-
|In regards to the P/FFO multiple, for the FFO figure, which year to you want to use?
|Direct costs
|Twelve months ahead
|(38,843)
|Research suggests that when using the relative valuation approach, it's best to use a time period of 12 months or less. Accordingly, for the FFO figure, we suggest using the twelve months ahead.
|(57,350)
|-
|-
|In regards to the P/FFO multiple, what multiple figure do you want to use?
|Net operating income
|18x
|49,509
|According to Bloomberg, Sirius Real Estate Limited closest peers trade on a multiple of 18x.
|73,208
|-
|Gain on revaluation of investment properties
|48,414
|26,812
|-
|Gain/(loss) on disposal of properties
|(400)
|4,801
|-
|-
|Which financial forecasts to use?
|Recoveries from prior disposals of subsidiaries
|Proactive Investors
|94
|Here, we have used the forecasts of Proactive Investors.
|<nowiki>-</nowiki>
|-
|-
|What's the current value of the company?
|Administrative expenses
|£981.20 million
|(12,311)
|As at 22nd November 2022, the current value of Sirius Real Estate Limited is £981.20 million.
|(24,809)
|-
|-
|Which time period do you want to use to estimate the expected return?
|Share of profit of associates
|Between now and one year time
|2,463
|Research suggests that when using the relative valuation approach, it's best to estimate the expected return of the company between now and one year time.
|2,597
|}
|-
 
|Operating profit
=== Sensitive analysis ===
|87,769
The two main inputs that result in the greatest change in the expected return of the Sirius Real Estate Limited investment are, in order of importance (from highest to lowest):
|82,609
 
# The P/FFO multiple (the default multiple is 18x); and
# The twelve months ahead FFO forecast (the default forecast is €98.78 million).
 
The impact of a 10% change in those main inputs to the expected return of the Sirius Real Estate Limited investment is shown in the table below.
{| class="wikitable sortable"
|+Sirius investment expected return sensitive analysis
!Main input
!10% worse
!Unchanged
!10% better
|-
|-
|The P/FFO multiple
|Finance income
|43%
|1,596
|57%
|1,129
|73%
|-
|-
|The twelve months ahead FFO forecast
|Finance expense
|43%
|(11,347)
|57%
|(9,249)
|73%
|}
 
== Appendix ==
{| class="wikitable"
|+Peers
!Company name
!Bloomberg ticker
!Primary exchange
!Classification
!Industry
!Market capitalisation (GBP)
!BF P/FFO
!Yield (%)
!Interest cover (x)
!Total debt/total capital
|-
|-
|Sirius Real Estate Ltd
|Change in fair value of derivative financial instruments
|SRE LN
|160
|United Kingdom
|1,244
|Multi Asset Class Own & Develop
|Real Estate Owners & Developers
|979,494,700
|11.5111
|4.08%
|5.42
|46.14%
|-
|-
|FastPartner AB
|Net finance costs
|FPARA SS
|(9,591)
|Sweden
|(6,876)
|Multi Asset Class Own & Develop
|Real Estate Owners & Developers
|1,170,459,785
| --
|2.93%
|4.50
|48.51%
|-
|-
|Cibus Nordic Real Estate AB
|Profit before tax
|CIBUS SS
|78,178
|Sweden
|75,733
|Multi Asset Class Own & Develop
|Real Estate Owners & Developers
|57,4491,440
| --
|6.78%
|3.47
|61.04%
|-
|-
|Shaftesbury PLC
|Taxation
|SHB LN
|(10,386)
|United Kingdom
|(5,673)
|Multi Asset Class Own & Develop
|Real Estate Owners & Developers
|1,385,308,138
|33.7009
|2.48%
|1.99
|27.95%
|-
|-
|Intershop Holding AG
|Profit for the period after tax
|ISN SW
|67,792
|Switzerland
|70,060
|Multi Asset Class Own & Develop
|Real Estate Owners & Developers
|1,011,223,384
| --
|4.08%
|(10.25)
|34.63%
|-
|-
|WCM Beteiligungs- und Grundbes
|Profit attributable to:
|WCMK GR
|
|Germany
|
|Multi Asset Class Own & Develop
|Real Estate Owners & Developers
|497,815,111
| --
|2.86%
|6.18
|2.77%
|-
|-
|Metrovacesa SA
|Owners of the Company
|MVC SM
|67,738
|Spain
|70,008
|Multi Asset Class Own & Develop
|Real Estate Owners & Developers
|874,166,035
|25.1504
|30.90%
|N/A
|15.84%
|-
|-
|Brack Capital Properties NV
|Non-controlling interest
|BCNV IT
|54
|Italy
|52
|Multi Asset Class Own & Develop
|Real Estate Owners & Developers
|601,880,806
| --
| --
|(11.66)
|42.48%
|-
|-
|TLG Immobilien AG
|
|TLG GR
|67,792
|Germany
|70,060
|Multi Asset Class Own & Develop
|Real Estate Owners & Developers
|1,949,040,400
|23.0976
|4.70%
|4.89
|15.32%
|-
|-
|GAG Immobilien AG
|Earnings per share
|GWK3 GR
|
|Germany
|
|Multi Asset Class Own & Develop
|-
|Real Estate Owners & Developers
|Basic earnings per share
|1,097,732,888
|6.44c
| --
|6.00c
|0.65%
|3.87
|71.78%
|-
|-
|Gateway Real Estate AG
|Diluted earnings per share
|GTY GR
|6.33c
|Germany
|5.92c
|Multi Asset Class Own & Develop
|}
|Real Estate Owners & Developers
|498,775,280
| --
| --
|0.25
|63.50%
|}
 
{| class="wikitable"
{| class="wikitable"
|+Condensed consolidated income statement
|+Condensed consolidated statement of financial position
!
!
!Six months ended 30 September 2021 (€000)
!Six months ended 30 September 2021 (€000)
!Six months ended 30 September 2022 (€000)
!Six months ended 30 September 2022 (€000)
|-
|-
|Revenue
|Non-current assets
|88,352
|
|130,558
|
|-
|-
|Direct costs
|Investment properties
|(38,843)
|2,100,004
|(57,350)
|2,105,046
|-
|-
|Net operating income
|Plant and equipment
|49,509
|5,492
|73,208
|7,199
|-
|-
|Gain on revaluation of investment properties
|Intangible assets
|48,414
|4,283
|26,812
|4,129
|-
|-
|Gain/(loss) on disposal of properties
|Right of use assets
|(400)
|14,996
|4,801
|15,259
|-
|-
|Recoveries from prior disposals of subsidiaries
|Other non-current financial assets
|94
|48,330
|<nowiki>-</nowiki>
|48,409
|-
|-
|Administrative expenses
|Investment in associates
|(12,311)
|24,142
|(24,809)
|26,739
|-
|-
|Share of profit of associates
|Total non-current assets
|2,463
|2,197,247
|2,597
|2,206,781
|-
|-
|Operating profit
|Current assets
|87,769
|
|82,609
|
|-
|-
|Finance income
|Trade and other receivables
|1,596
|24,571
|1,129
|24,420
|-
|-
|Finance expense
|Derivative financial instruments
|(11,347)
|329
|(9,249)
|1,573
|-
|-
|Change in fair value of derivative financial instruments
|Cash and cash equivalents
|160
|150,966
|1,244
|162,098
|-
|-
|Net finance costs
|Total current assets
|(9,591)
|175,866
|(6,876)
|188,091
|-
|-
|Profit before tax
|Assets held for sale
|78,178
|13,750
|75,733
|1,000
|-
|-
|Taxation
|Total assets
|(10,386)
|2,386,863
|(5,673)
|2,395,872
|-
|-
|Profit for the period after tax
|Current liabilities
|67,792
|70,060
|-
|Profit attributable to:
|
|
|
|
|-
|-
|Owners of the Company
|Trade and other payables
|67,738
|(89,335)
|70,008
|(76,993)
|-
|-
|Non-controlling interest
|Interest-bearing loans and borrowings
|54
|(19,630)
|52
|(37,243)
|-
|-
|
|Lease liabilities
|67,792
|(1,090)
|70,060
|(1,458)
|-
|-
|Earnings per share
|Current tax liabilities
|
|(10,423)
|
|(4,978)
|-
|-
|Basic earnings per share
|Total current liabilities
|6.44c
|(120,478)
|6.00c
|(120,672)
|-
|-
|Diluted earnings per share
|Non-current liabilities
|6.33c
|5.92c
|}
{| class="wikitable"
|+Condensed consolidated statement of financial position
!
!Six months ended 30 September 2021 (€000)
!Six months ended 30 September 2022 (€000)
|-
|Non-current assets
|
|
|
|
|-
|-
|Investment properties
|Interest-bearing loans and borrowings
|2,100,004
|(961,863)
|2,105,046
|(943,176)
|-
|-
|Plant and equipment
|Lease liabilities
|5,492
|(37,571)
|7,199
|(37,233)
|-
|-
|Intangible assets
|Deferred tax liabilities
|4,283
|(75,893)
|4,129
|(81,220)
|-
|-
|Right of use assets
|Total non-current liabilities
|14,996
|(1,075,327)
|15,259
|(1,061,629)
|-
|-
|Other non-current financial assets
|Total liabilities
|48,330
|(1,195,805)
|48,409
|(1,182,301)
|-
|-
|Investment in associates
|Net assets
|24,142
|1,191,058
|26,739
|1,213,571
|-
|-
|Total non-current assets
|Equity
|2,197,247
|2,206,781
|-
|Current assets
|
|
|
|
|-
|-
|Trade and other receivables
|Issued share capital
|24,571
|<nowiki>-</nowiki>
|24,420
|<nowiki>-</nowiki>
|-
|-
|Derivative financial instruments
|Other distributable reserve
|329
|570,369
|1,573
|544,419
|-
|-
|Cash and cash equivalents
|Own shares held
|150,966
|(6,274)
|162,098
|(8,329)
|-
|-
|Total current assets
|Foreign currency translation reserve
|175,866
|(1,701)
|188,091
|(21,243)
|-
|-
|Assets held for sale
|Retained earnings
|13,750
|628,258
|1,000
|698,266
|-
|-
|Total assets
|Total equity attributable to the owners of the Company
|2,386,863
|1,190,652
|2,395,872
|1,213,113
|-
|-
|Current liabilities
|Non-controlling interest
|
|406
|
|458
|-
|-
|Trade and other payables
|Total equity
|(89,335)
|1,191,058
|(76,993)
|1,213,571
|}
{| class="wikitable"
|+Condensed consolidated statement of cash flow
!
!Six months ended 30 September 2021 (€000)
!Six months ended 30 September 2022 (€000)
|-
|-
|Interest-bearing loans and borrowings
|'''Operating activities'''
|(19,630)
|
|(37,243)
|
|-
|-
|Lease liabilities
|Profit for the period after tax
|(1,090)
|67,792
|(1,458)
|70,060
|-
|-
|Current tax liabilities
|Taxation
|(10,423)
|10,386
|(4,978)
|5,673
|-
|-
|Total current liabilities
|Profit for the period before tax
|(120,478)
|78,178
|(120,672)
|75,733
|-
|-
|Non-current liabilities
|(Gain)/loss on disposal of properties
|
|400
|
|(4,801)
|-
|-
|Interest-bearing loans and borrowings
|Net exchange differences
|(961,863)
|<nowiki>-</nowiki>
|(943,176)
|(309)
|-
|-
|Lease liabilities
|Share-based payments
|(37,571)
|1,403
|(37,233)
|1,947
|-
|-
|Deferred tax liabilities
|Gain on revaluation of investment properties
|(75,893)
|(48,414)
|(81,220)
|(26,812)
|-
|-
|Total non-current liabilities
|Change in fair value of derivative financial instruments
|(1,075,327)
|(160)
|(1,061,629)
|(1,244)
|-
|-
|Total liabilities
|Depreciation of property, plant and equipment
|(1,195,805)
|349
|(1,182,301)
|1,027
|-
|-
|Net assets
|Amortisation of intangible assets
|1,191,058
|564
|1,213,571
|629
|-
|-
|Equity
|Depreciation of right of use assets
|
|260
|
|1,141
|-
|-
|Issued share capital
|Share of profit of associates
|<nowiki>-</nowiki>
|(2,463)
|<nowiki>-</nowiki>
|(2,597)
|-
|-
|Other distributable reserve
|Finance income
|570,369
|(1,596)
|544,419
|(1,129)
|-
|-
|Own shares held
|Finance expense
|(6,274)
|11,347
|(8,329)
|9,249
|-
|-
|Foreign currency translation reserve
|'''Changes in working capital'''
|(1,701)
|
|(21,243)
|  
|-
|-
|Retained earnings
|Decrease/(increase) in trade and other receivables
|628,258
|(2,598)
|698,266
|3,786
|-
|Decrease in trade and other payables
|(2,053)
|(5,848)
|-
|-
|Total equity attributable to the owners of the Company
|Taxation paid
|1,190,652
|(256)
|1,213,113
|(2,717)
|-
|-
|Non-controlling interest
|Cash flows from operating activities
|406
|34,961
|458
|48,055
|-
|-
|Total equity
|Investing activities
|1,191,058
|1,213,571
|}
{| class="wikitable"
|+Condensed consolidated statement of cash flow
!
!Six months ended 30 September 2021 (€000)
!Six months ended 30 September 2022 (€000)
|-
|'''Operating activities'''
|
|
|
|
|-
|-
|Profit for the period after tax
|Purchase of investment properties
|67,792
|(20,221)
|70,060
|(832)
|-
|-
|Taxation
|Prepayments relating to new acquisitions
|10,386
|(75,771)
|5,673
|(3,639)
|-
|-
|Profit for the period before tax
|Capital expenditure on investment properties
|78,178
|(10,494)
|75,733
|(11,904)
|-
|-
|(Gain)/loss on disposal of properties
|Purchase of plant and equipment and intangible assets
|400
|(1,461)
|(4,801)
|(3,210)
|-
|-
|Net exchange differences
|Proceeds on disposal of properties (including held for sale)
|<nowiki>-</nowiki>
|<nowiki>-</nowiki>
|(309)
|18,593
|-
|-
|Share-based payments
|Increase in loan receivable due from associates
|1,403
|(1,124)
|1,947
|(74)
|-
|-
|Gain on revaluation of investment properties
|Interest received
|(48,414)
|1,596
|(26,812)
|1,129
|-
|-
|Change in fair value of derivative financial instruments
|'''Cash flows from/(used in) investing activities'''
|(160)
|'''(107,475)'''
|(1,244)
|'''63'''
|-
|-
|Depreciation of property, plant and equipment
|'''Financing activities'''
|349
|
|1,027
|  
|-
|-
|Amortisation of intangible assets
|Shares purchased
|564
|<nowiki>-</nowiki>
|629
|(2,389)
|-
|-
|Depreciation of right of use assets
|Payment relating to exercise of share options
|260
|(2,020)
|1,141
|(1,686)
|-
|-
|Share of profit of associates
|Dividends paid to owners of the Company
|(2,463)
|(11,381)
|(2,597)
|(26,211)
|-
|-
|Finance income
|Dividends paid to non-controlling interest
|(1,596)
|(5)
|(1,129)
|<nowiki>-</nowiki>
|-
|-
|Finance expense
|Proceeds from loans
|11,347
|400,000
|9,249
|<nowiki>-</nowiki>
|-
|-
|'''Changes in working capital'''
|Repayment of loans
|
|(173,791)
|  
|(2,699)
|-
|-
|Decrease/(increase) in trade and other receivables
|Payment of principal portion of lease liabilities
|(2,598)
|(2,931)
|3,786
|(775)
|-
|-
|Decrease in trade and other payables
|Exit fees/prepayment of financing penalties
|(2,053)
|(3,697)
|(5,848)
|<nowiki>-</nowiki>
|-
|-
|Taxation paid
|Capitalised loan issue cost
|(256)
|(7,559)
|(2,717)
|<nowiki>-</nowiki>
|-
|-
|Cash flows from operating activities
|Finance charges paid
|34,961
|(4,170)
|48,055
|(2,747)
|-
|-
|Investing activities
|'''Cash flows (used in)/from financing activities'''
|
|'''194,446'''
|
|'''(36,507)'''
|-
|-
|Purchase of investment properties
|'''Increase in cash and cash equivalents'''
|(20,221)
|'''121,932'''
|(832)
|'''11,611'''
|-
|-
|Prepayments relating to new acquisitions
|'''Net exchange difference'''
|(75,771)
|'''-'''
|(3,639)
|'''(479)'''
|-
|-
|Capital expenditure on investment properties
|Cash and cash equivalents as at the beginning of the period
|(10,494)
|65,674
|(11,904)
|150,966
|-
|-
|Purchase of plant and equipment and intangible assets
|'''Cash and cash equivalents as at the period end'''
|(1,461)
|'''187,606'''
|(3,210)
|'''162,098'''
|-
|}
|Proceeds on disposal of properties (including held for sale)
 
|<nowiki>-</nowiki>
 
|18,593
{| class="wikitable"
|+Consolidated income statement
!
!Year ended 31 March 2021 (€000)
!Year ended 31 March 2022 (€000)
!Year ended 31 March 2023 (€000)
!Year ended 31 March 2024 (€000)
|-
|-
|Increase in loan receivable due from associates
|Revenue
|(1,124)
|165,361
|(74)
|210,182
|154,500
|159,000
|-
|-
|Interest received
|Direct costs
|1,596
|(71,541)
|1,129
|(87,689)
|
|
|-
|-
|'''Cash flows from/(used in) investing activities'''
|'''Net operating income'''
|'''(107,475)'''
|'''93,820'''
|'''63'''
|'''122,493'''
|
|
|-
|-
|'''Financing activities'''
|Gain on revaluation of investment properties
|99,585
|140,884
|
|
|
|
|-
|-
|Shares purchased
|(Loss)/gain on disposal of properties
|<nowiki>-</nowiki>
|54
|(2,389)
|(623)
|
|
|-
|-
|Payment relating to exercise of share options
|Recoveries from prior disposals of subsidiaries
|(2,020)
|65
|(1,686)
|94
|
|
|-
|-
|Dividends paid to owners of the Company
|Administrative expenses
|(11,381)
|(27,823)
|(26,211)
|(40,718)
|
|
|-
|-
|Dividends paid to non-controlling interest
|Goodwill impairment
|(5)
|<nowiki>-</nowiki>
|<nowiki>-</nowiki>
|(40,906)
|
|
|-
|-
|Proceeds from loans
|Share of profit of associates
|400,000
|4,977
|<nowiki>-</nowiki>
|6,940
|
|
|-
|-
|Repayment of loans
|'''Operating profit'''
|(173,791)
|'''170,678'''
|(2,699)
|'''188,164'''
|
|
|-
|-
|Payment of principal portion of lease liabilities
|Finance income
|(2,931)
|2,712
|(775)
|2,986
|
|
|-
|-
|Exit fees/prepayment of financing penalties
|Finance expense
|(3,697)
|(9,869)
|<nowiki>-</nowiki>
|(23,219)
|
|
|-
|-
|Capitalised loan issue cost
|Change in fair value of derivative financial instruments
|(7,559)
|136
|<nowiki>-</nowiki>
|996
|
|
|-
|-
|Finance charges paid
|'''Net finance costs'''
|(4,170)
|'''(7,021)'''
|(2,747)
|'''(19,237)'''
|
|
|-
|-
|'''Cash flows (used in)/from financing activities'''
|'''Profit before tax'''
|'''194,446'''
|'''163,657'''
|'''(36,507)'''
|'''168,927'''
|91,570
|95,770
|-
|-
|'''Increase in cash and cash equivalents'''
|Taxation
|'''121,932'''
|(16,097)
|'''11,611'''
|(20,935)
|
|
|-
|-
|'''Net exchange difference'''
|'''Profit for the year after tax'''
|'''-'''
|'''147,560'''
|'''(479)'''
|'''147,992'''
|95,500
|97,950
|-
|-
|Cash and cash equivalents as at the beginning of the period
|'''Profit attributable to:'''
|65,674
|
|150,966
|
|
|
|-
|-
|'''Cash and cash equivalents as at the period end'''
|Owners of the Company
|'''187,606'''
|147,451
|'''162,098'''
|147,873
|}
|95,500
 
|97,950
 
{| class="wikitable"
|+Consolidated income statement
!
!Year ended 31 March 2021 (€000)
!Year ended 31 March 2022 (€000)
!Year ended 31 March 2023 (€000)
!Year ended 31 March 2024 (€000)
|-
|-
|Revenue
|Non-controlling interest
|165,361
|109
|210,182
|119
|154,500
|159,000
|-
|Direct costs
|(71,541)
|(87,689)
|
|
|
|
|-
|-
|'''Net operating income'''
|'''93,820'''
|'''122,493'''
|
|
|
|147,560
|-
|147,992
|Gain on revaluation of investment properties
|99,585
|140,884
|
|
|
|
|-
|-
|(Loss)/gain on disposal of properties
|'''Earnings per share'''
|54
|(623)
|
|
|
|
|-
|Recoveries from prior disposals of subsidiaries
|65
|94
|
|
|
|
|-
|-
|Administrative expenses
|Basic earnings per share
|(27,823)
|14.16c
|(40,718)
|13.48c
|
|8.00c
|
|8.00c
|-
|-
|Goodwill impairment
|Diluted earnings per share
|<nowiki>-</nowiki>
|13.96c
|(40,906)
|13.29c
|
|8.00c
|
|8.00c
|}
{| class="wikitable"
|+Consolidated statement of financial position
!
!Year ended 31 March 2021 (€000)
!Year ended 31 March 2022 (€000)
|-
|-
|Share of profit of associates
|'''Non-current assets'''
|4,977
|6,940
|
|
|
|
|-
|-
|'''Operating profit'''
|Investment properties
|'''170,678'''
|1,362,192
|'''188,164'''
|2,100,004
|
|
|-
|-
|Finance income
|Plant and equipment
|2,712
|2,682
|2,986
|5,492
|
|
|-
|-
|Finance expense
|Intangible assets
|(9,869)
|6,568
|(23,219)
|4,283
|
|
|-
|-
|Change in fair value of derivative financial instruments
|Right of use assets
|136
|1,919
|996
|14,996
|
|
|-
|-
|'''Net finance costs'''
|Other non-current financial assets
|'''(7,021)'''
|44,960
|'''(19,237)'''
|48,330
|
|-
|
|Investment in associates
|17,202
|24,142
|-
|-
|'''Profit before tax'''
|'''Total non-current assets'''
|'''163,657'''
|'''1,435,523'''
|'''168,927'''
|'''2,197,247'''
|91,570
|95,770
|-
|-
|Taxation
|'''Current assets'''
|(16,097)
|(20,935)
|
|
|
|
|-
|-
|'''Profit for the year after tax'''
|Trade and other receivables
|'''147,560'''
|18,731
|'''147,992'''
|24,571
|95,500
|-
|97,950
|Derivative financial instruments
|70
|329
|-
|-
|'''Profit attributable to:'''
|Cash and cash equivalents
|
|65,674
|
|150,966
|
|
|-
|-
|Owners of the Company
|'''Total current assets'''
|147,451
|'''84,475'''
|147,873
|'''175,866'''
|95,500
|97,950
|-
|-
|Non-controlling interest
|Assets held for sale
|109
|<nowiki>-</nowiki>
|119
|13,750
|
|
|-
|-
|
|'''Total assets'''
|147,560
|'''1,519,998'''
|147,992
|'''2,386,863'''
|
|
|-
|-
|'''Earnings per share'''
|'''Current liabilities'''
|
|
|
|
|
|
|-
|-
|Basic earnings per share
|Trade and other payables
|14.16c
|(50,527)
|13.48c
|(89,335)
|8.00c
|8.00c
|-
|-
|Diluted earnings per share
|Interest-bearing loans and borrowings
|13.96c
|(9,114)
|13.29c
|(19,630)
|8.00c
|8.00c
|}
{| class="wikitable"
|+Consolidated statement of financial position
!
!Year ended 31 March 2021 (€000)
!Year ended 31 March 2022 (€000)
|-
|-
|'''Non-current assets'''
|Lease liabilities
|
|(5,857)
|
|(1,090)
|-
|-
|Investment properties
|Current tax liabilities
|1,362,192
|(2,063)
|2,100,004
|(10,423)
|-
|-
|Plant and equipment
|Derivative financial instruments
|2,682
|(414)
|5,492
|<nowiki>-</nowiki>
|-
|-
|Intangible assets
|'''Total current liabilities'''
|6,568
|'''(67,975)'''
|4,283
|'''(120,478)'''
|-
|-
|Right of use assets
|'''Non-current liabilities'''
|1,919
|
|14,996
|
|-
|-
|Other non-current financial assets
|Interest-bearing loans and borrowings
|44,960
|(458,940)
|48,330
|(961,863)
|-
|-
|Investment in associates
|Lease liabilities
|17,202
|(9,130)
|24,142
|(37,571)
|-
|-
|'''Total non-current assets'''
|Derivative financial instruments
|'''1,435,523'''
|(797)
|'''2,197,247'''
|<nowiki>-</nowiki>
|-
|-
|'''Current assets'''
|Deferred tax liabilities
|
|(56,331)
|
|(75,893)
|-
|-
|Trade and other receivables
|'''Total non-current liabilities'''
|18,731
|'''(525,198)'''
|24,571
|'''(1,075,327)'''
|-
|-
|Derivative financial instruments
|'''Total liabilities'''
|70
|'''(593,173)'''
|329
|'''(1,195,805)'''
|-
|-
|Cash and cash equivalents
|'''Net assets'''
|65,674
|'''926,825'''
|150,966
|'''1,191,058'''
|-
|-
|'''Total current assets'''
|'''Equity'''
|'''84,475'''
|
|'''175,866'''
|
|-
|-
|Assets held for sale
|Issued share capital
|<nowiki>-</nowiki>
|<nowiki>-</nowiki>
|<nowiki>-</nowiki>
|13,750
|-
|-
|'''Total assets'''
|Other distributable reserve
|'''1,519,998'''
|449,051
|'''2,386,863'''
|570,369
|-
|-
|'''Current liabilities'''
|Own shares held
|
|(2,903)
|
|(6,274)
|-
|-
|Trade and other payables
|Foreign currency translation reserve
|(50,527)
|<nowiki>-</nowiki>
|(89,335)
|(1,701)
|-
|-
|Interest-bearing loans and borrowings
|Retained earnings
|(9,114)
|480,385
|(19,630)
|628,258
|-
|-
|Lease liabilities
|'''Total equity attributable to the owners of the Company'''
|(5,857)
|'''926,533'''
|(1,090)
|'''1,190,652'''
|-
|-
|Current tax liabilities
|Non-controlling interest
|(2,063)
|292
|(10,423)
|406
|-
|-
|Derivative financial instruments
|'''Total equity'''
|(414)
|'''926,825'''
|<nowiki>-</nowiki>
|'''1,191,058'''
|}
{| class="wikitable"
|+Consolidated statement of cash flows
!
!Year ended 31 March 2021 (€000)
!Year ended 31 March 2022 (€000)
|-
|-
|'''Total current liabilities'''
|'''Operating activities'''
|'''(67,975)'''
|'''(120,478)'''
|-
|'''Non-current liabilities'''
|
|
|
|
|-
|-
|Interest-bearing loans and borrowings
|Profit for the year after tax
|(458,940)
|147,560
|(961,863)
|147,992
|-
|-
|Lease liabilities
|Taxation
|(9,130)
|16,097
|(37,571)
|20,935
|-
|-
|Derivative financial instruments
|Profit for the year before tax
|(797)
|163,657
|<nowiki>-</nowiki>
|168,927
|-
|-
|Deferred tax liabilities
|Loss/(gain) on disposal of properties
|(56,331)
|(54)
|(75,893)
|623
|-
|-
|'''Total non-current liabilities'''
|Recoveries from prior disposals of subsidiaries
|'''(525,198)'''
|(65)
|'''(1,075,327)'''
|(94)
|-
|-
|'''Total liabilities'''
|Net exchange differences
|'''(593,173)'''
|<nowiki>-</nowiki>
|'''(1,195,805)'''
|(1,975)
|-
|-
|'''Net assets'''
|Share-based payments
|'''926,825'''
|3,148
|'''1,191,058'''
|4,173
|-
|-
|'''Equity'''
|Gain on revaluation of investment properties
|
|(99,585)
|
|(140,884)
|-
|-
|Issued share capital
|Change in fair value of derivative financial instruments
|<nowiki>-</nowiki>
|(136)
|<nowiki>-</nowiki>
|(996)
|-
|-
|Other distributable reserve
|Depreciation of property, plant and equipment
|449,051
|669
|570,369
|1,167
|-
|Amortisation of intangible assets
|897
|1,164
|-
|-
|Own shares held
|Depreciation of right of use assets
|(2,903)
|521
|(6,274)
|843
|-
|-
|Foreign currency translation reserve
|Goodwill impairment
|<nowiki>-</nowiki>
|<nowiki>-</nowiki>
|(1,701)
|40,906
|-
|-
|Retained earnings
|Share of profit of associates
|480,385
|(4,977)
|628,258
|(6,940)
|-
|-
|'''Total equity attributable to the owners of the Company'''
|Finance income
|'''926,533'''
|(2,712)
|'''1,190,652'''
|(2,986)
|-
|-
|Non-controlling interest
|Finance expense
|292
|9,869
|406
|23,219
|-
|-
|'''Total equity'''
|'''Changes in working capital'''
|'''926,825'''
|'''1,191,058'''
|}
{| class="wikitable"
|+Consolidated statement of cash flows
!
!Year ended 31 March 2021 (€000)
!Year ended 31 March 2022 (€000)
|-
|'''Operating activities'''
|
|
|
|
|-
|-
|Profit for the year after tax
|Increase in trade and other receivables
|147,560
|(2,518)
|147,992
|(5,196)
|-
|-
|Taxation
|Increase in trade and other payables
|16,097
|2,913
|20,935
|3,470
|-
|-
|Profit for the year before tax
|Taxation paid
|163,657
|(632)
|168,927
|(3,671)
|-
|-
|Loss/(gain) on disposal of properties
|'''Cash flows from operating activities'''
|(54)
|'''70,995'''
|623
|'''81,750'''
|-
|-
|Recoveries from prior disposals of subsidiaries
|'''Investing activities'''
|(65)
|
|(94)
|
|-
|-
|Net exchange differences
|Purchase of investment properties
|(35,484)
|(162,844)
|-
|Prepayments relating to new acquisitions
|<nowiki>-</nowiki>
|<nowiki>-</nowiki>
|(1,975)
|(1,860)
|-
|-
|Share-based payments
|Proceeds from loss on control of subsidiaries (net of cash disposed)
|3,148
|65
|4,173
|94
|-
|-
|Gain on revaluation of investment properties
|Capital expenditure on investment properties
|(99,585)
|(31,104)
|(140,884)
|(23,786)
|-
|-
|Change in fair value of derivative financial instruments
|Purchase of plant and equipment and intangible assets
|(136)
|(2,718)
|(996)
|(3,540)
|-
|-
|Depreciation of property, plant and equipment
|Acquisition of a subsidiary (net of cash acquired)
|669
|<nowiki>-</nowiki>
|1,167
|(254,730)
|-
|-
|Amortisation of intangible assets
|Proceeds on disposal of properties (including held for sale)
|897
|30
|1,164
|15,297
|-
|-
|Depreciation of right of use assets
|Increase in loans receivable due from associates
|521
|(5,950)
|843
|(1,124)
|-
|-
|Goodwill impairment
|Interest received
|<nowiki>-</nowiki>
|1,627
|40,906
|2,986
|-
|-
|Share of profit of associates
|'''Cash flows used in investing activities'''
|(4,977)
|'''(73,534)'''
|(6,940)
|'''(429,507)'''
|-
|'''Financing activities'''
|
|
|-
|Proceeds from issue of share capital
|<nowiki>-</nowiki>
|159,926
|-
|Transaction costs on issue of shares
|<nowiki>-</nowiki>
|(6,219)
|-
|Shares purchased
|(1,613)
|(5,545)
|-
|-
|Finance income
|Payment relating to exercise of share options
|(2,712)
|<nowiki>-</nowiki>
|(2,986)
|(3,519)
|-
|-
|Finance expense
|Dividends paid to owners of the Company
|9,869
|(24,248)
|23,219
|(30,815)
|-
|Dividends paid to non-controlling interest
|(63)
|(5)
|-
|Proceeds from loans
|20,000
|750,000
|-
|Repayment of loans
|(33,753)
|(399,431)
|-
|Payment of principal portion of lease liabilities
|(5,681)
|(5,871)
|-
|Exit fees/prepayment of financing penalties
|<nowiki>-</nowiki>
|(5,335)
|-
|Capitalised loan issue cost
|(134)
|(14,369)
|-
|Finance charges paid
|(7,558)
|(7,067)
|-
|'''Cash flows from/(used in) financing activities'''
|'''(53,050)'''
|'''431,750'''
|-
|'''Increase/(decrease) in cash and cash equivalents'''
|'''(55,589)'''
|'''83,993'''
|-
|'''Net exchange difference'''
|'''-'''
|'''1,299'''
|-
|Cash and cash equivalents as at the beginning of the year
|121,263
|65,674
|-
|'''Cash and cash equivalents as at the year end'''
|'''65,674'''
|'''150,966'''
|}
 
{| class="wikitable"
!Risk area
!Principal risk(s)
|-
|-
|'''Changes in working capital'''
| rowspan="4" |Financing
|
|Availability and pricing of debt
|
|-
|-
|Increase in trade and other receivables
|Compliance with loan facility covenants
|(2,518)
|(5,196)
|-
|-
|Increase in trade and other payables
|Availability and pricing of equity capital
|2,913
|3,470
|-
|Taxation paid
|(632)
|(3,671)
|-
|-
|'''Cash flows from operating activities'''
|Reputational risk
|'''70,995'''
|'''81,750'''
|-
|-
|'''Investing activities'''
| rowspan="2" |Valuation
|
|Property inherently difficult to value
|
|-
|-
|Purchase of investment properties
|Susceptibility of property market to change in value
|(35,484)
|(162,844)
|-
|-
|Prepayments relating to new acquisitions
| rowspan="3" |Markets
|<nowiki>-</nowiki>
|Participation within two geographically diverse markets
|(1,860)
|-
|-
|Proceeds from loss on control of subsidiaries (net of cash disposed)
|Reliance on specific industries and the SME market
|65
|94
|-
|-
|Capital expenditure on investment properties
|Reduction in occupancy
|(31,104)
|(23,786)
|-
|-
|Purchase of plant and equipment and intangible assets
| rowspan="2" |Acquisitive growth
|(2,718)
|Decrease in number of acquisition opportunities coming to market
|(3,540)
|-
|-
|Acquisition of a subsidiary (net of cash acquired)
|Failure to acquire suitable properties with desired returns
|<nowiki>-</nowiki>
|(254,730)
|-
|-
|Proceeds on disposal of properties (including held for sale)
| rowspan="3" |Organic growth
|30
|Failure to deliver capex investment programmes
|15,297
|-
|-
|Increase in loans receivable due from associates
|Failure to refuel capex investment programmes
|(5,950)
|(1,124)
|-
|-
|Interest received
|Failure to achieve targeted returns from investments
|1,627
|2,986
|-
|-
|'''Cash flows used in investing activities'''
| rowspan="4" |Customer
|'''(73,534)'''
|Decline in demand for space
|'''(429,507)'''
|-
|-
|'''Financing activities'''
|Significant tenant move-outs or insolvencies
|
|
|-
|-
|Proceeds from issue of share capital
|Exposure to tenants' inability to meet rental and other lease commitments
|<nowiki>-</nowiki>
|159,926
|-
|-
|Transaction costs on issue of shares
|Tenant affordability
|<nowiki>-</nowiki>
|(6,219)
|-
|-
|Shares purchased
|Regulatory and tax
|(1,613)
|Non-compliance with tax or regulatory obligations
|(5,545)
|-
|-
|Payment relating to exercise of share options
|People
|<nowiki>-</nowiki>
|Inability to recruit and retain people with the appropriate skillset to deliver the Group strategy
|(3,519)
|-
|-
|Dividends paid to owners of the Company
| rowspan="3" |Systems and data
|(24,248)
|System failures and loss of data
|(30,815)
|-
|-
|Dividends paid to non-controlling interest
|Security breaches
|(63)
|(5)
|-
|-
|Proceeds from loans
|Data protection
|20,000
|750,000
|-
|-
|Repayment of loans
| rowspan="5" |Macro-economic
|(33,753)
|Impact of the Covid-19 pandemic
|(399,431)
|-
|-
|Payment of principal portion of lease liabilities
|Inflationary pressure leading to increased costs
|(5,681)
|(5,871)
|-
|-
|Exit fees/prepayment of financing penalties
|Interest rate movements impacting the commercial real estate market
|<nowiki>-</nowiki>
|(5,335)
|-
|-
|Capitalised loan issue cost
|Delays in cash collection and tenant insolvencies
|(134)
|(14,369)
|-
|-
|Finance charges paid
|Energy supply shortages caused by a variety of economic and geopolitical factors
|(7,558)
|(7,067)
|-
|-
|'''Cash flows from/(used in) financing activities'''
| rowspan="4" |ESG
|'''(53,050)'''
|Unforeseen costs relating to physical and transition risks associated with climate change
|'''431,750'''
|-
|-
|'''Increase/(decrease) in cash and cash equivalents'''
|Reputational risk
|'''(55,589)'''
|'''83,993'''
|-
|-
|'''Net exchange difference'''
|Failure to meet shareholder and societal requirements or expectations
|'''-'''
|'''1,299'''
|-
|-
|Cash and cash equivalents as at the beginning of the year
|Restricted access to financing market due to higher requirements ("green financing")
|121,263
|65,674
|-
|-
|'''Cash and cash equivalents as at the year end'''
|Foreign currency
|'''65,674'''
|Financial impact of uncontrollable foreign currency fluctuation on earnings and net asset value
|'''150,966'''
|}
|}


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== References and notes ==
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