PRESS RELEASE
27 February 2024
THE UNITE GROUP
PLC
('Unite
Students', 'Unite', the 'Group', or the 'Company')
RESULTS FOR THE YEAR ENDED
31 DECEMBER 2023
RECORD EARNINGS, STRONG
OUTLOOK FOR 2024/25 AND SIGNIFICANT GROWTH
OPPORTUNITIES
Joe Lister, Chief Executive of Unite Students,
commented:
"This is a strong set of results,
driven by full occupancy, rental growth and substantial investment
into our platform and portfolio. Our pipeline of developments,
asset management projects and our new university partnership
present a substantial growth opportunity for the
business.
"The supply-demand imbalance of
student accommodation is acute and continues to intensify. We play
a leading role in tackling this shortage, easing pressure on the
wider housing market and freeing up homes for families. Our
development and asset management pipeline stands at a record £1.3
billion and we are taking an innovative approach to delivering more
homes for students. University partnerships provide a compelling
opportunity to deliver new, high-quality accommodation and our
first joint venture with Newcastle University is only possible for
a business of our reputation, scale and development
expertise.
"We are trusted by students,
parents and universities to deliver high-quality, safe and
affordable accommodation where it is needed the most. Our strong
leasing performance supports continued earnings growth in 2024 and
we are confident that our all-inclusive offer, student support
programmes and balanced approach to rental increases will continue
to provide real value for money."
Year ended
|
31 December
2023
|
31 December
2022
|
Change
|
Adjusted
earnings1,3
|
£184.3m
|
£163.4m
|
13%
|
Adjusted
EPS1,3
|
44.3p
|
40.9p
|
8%
|
IFRS profit before tax
|
£102.5m
|
£350.5m
|
(71)%
|
IFRS diluted EPS
|
24.6p
|
87.6p
|
(72)%
|
Dividend per share
|
35.4p
|
32.7p
|
8%
|
Total accounting
return1
|
2.9%
|
8.1%
|
|
As at
|
31 December
2023
|
31 December
2022
|
Change
|
EPRA NTA per
share1
|
920p
|
927p
|
(1%)
|
IFRS net assets per
share
|
931p
|
944p
|
(1%)
|
Net debt: EBITDA
|
6.1x
|
7.3x
|
(1.2x)
|
Loan to
value2
|
28%
|
31%
|
(3)ppts
|
HIGHLIGHTS
Full occupancy in 2023/24, strong demand for
2024/25
· 99.8% occupancy and 7.4% rental growth for the 2023/24
academic year (2022/23: 99.3% and 3.5%)
· Strong reservations for 2024/25 80% (2023/24: 83%)
· 44.3p adjusted EPS in 2023, +8% YoY (2022: 40.9p)
Sustained earnings growth from our best-in-class
platform
· Confident in delivering rental growth of at least 6% for
2024/25 (previously at least 5%)
· Guidance for 3-5% growth in adjusted EPS in 2024 to
45.5-46.5p
· Targeting 10-12% Total Accounting Return (TAR) in 2024,
before yield movement
· Earnings growth to accelerate from 2026 as development
completions increase
· £26
million technology upgrade to enhance customer experience and EBIT
margins from 2025
Housing supply unable to meet student
demand
· Significant need for high-quality, affordable student
homes
· New PBSA supply 60% below pre-pandemic levels and over
100,000 reduction in HMO beds available
Investment activity aligned to the strongest
universities
· Delivery of £60 million Morriss House development in
Nottingham at 8.5% yield on cost
· Rental portfolio enhanced through £24 million of
refurbishments at a 9% yield on cost
· £197
million of disposals held for sale to improve portfolio quality
(Unite share: £79 million)
Record £1.3 billion development pipeline in the strongest
markets
· £569
million committed pipeline in Russell Group cities at 6.5% yield on
cost
· £250
million joint venture agreed with Newcastle University announced in
February
· Future development pipeline of £452 million at 6.7% yield on
cost in cities with tightest supply
· New
London scheme added to future pipeline for delivery in
2028
· Targeting £50-75 million p.a. of refurbishment projects at
8%+ yield on cost
Strong balance sheet underpinned by resilient
valuations
· £5,510 million portfolio valuation (Unite share), up 1.2% on
a like-for-like basis (2022: £5,397 million)
· 7.4%
rental growth offsetting 31bps yield expansion
· TAR
of 2.9% (2022: 8.1%), reflecting 1% reduction in NTA to 920p (2022:
927p)
· Continued investment in fire safety, resulting in 9p of new
commitments net of claims
· Net
debt: EBITDA reduced to 6.1x (2022: 7.3x), with LTV of 28% (2022:
31%)
Delivering on sustainability targets
· Significant improvement in EPC ratings, over 99% of portfolio
now A-C rated (2022: 80%)
1. The financial statements are
prepared in accordance with International Financial Reporting
Standards (IFRS). These financial highlights are based on the
European Public Real Estate Association (EPRA) best practice
recommendations and these performance measures are published as
they are intended to help users in the comparability of these
results across other listed real estate companies in Europe. The
metrics are also used internally to measure and manage the business
and to align to the performance related conditions for Directors'
remuneration. See glossary for definitions.
2. Excludes IFRS 16 related
balances recognised in respect of leased properties. See glossary
for definitions.
3. Adjusted earnings and adjusted
EPS remove the impact of SaaS implementation costs and abortive
acquisition costs from EPRA earnings and EPRA EPS. See glossary for
definitions and note 7 for calculations and
reconciliations.
PRESENTATION
A live webcast of the presentation
including Q&A will be held today at 8:30am GMT for investors
and analysts and will be available via our website at
https://www.unitegroup.com/
or on https://brrmedia.news/UTG_FY23.
This will be available for playback after
the event.
To register for the event or to
receive dial-in details, please contact unite@powerscourt-group.com.
For further information, please contact:
Unite Students
Joe Lister / Mike Burt / Saxon
Ridley
Tel: +44 117 302
7005
Unite press office
Tel:
+44 117 450 6300
Powerscourt
Justin Griffiths / Victoria Heslop
Tel:
+44 20 7250 1446
CHIEF EXECUTIVE'S REVIEW
The business has performed
strongly in 2023, delivering record earnings and dividends. This
reflects the strength of our best-in-class operating platform, the
commitment of our teams and the ongoing appeal of our
value-for-money proposition. We operate in a structurally growing
sector, underpinned by the attractiveness of the UK's Higher
Education sector to domestic and international students. The
growing shortage of accommodation to meet this demand supports
sustainable rental growth and our standing in the sector creates
compelling investment opportunities for the business.
Record earnings and dividend
We delivered record occupancy
during the year, supporting growth in adjusted earnings to £184.3
million and adjusted EPS of 44.3p, up 13% and 8% respectively
year-on-year. The impact of rental growth, development completions
and lower interest costs more than offset increases in operational
costs during the year. The growth in adjusted EPS also reflects the
increased share count following our capital raise in July 2023.
IFRS profit before tax of £102.5 million and EPS of 24.6p (2022:
£350.5 million and 87.6p) also reflect the valuation change of our
property portfolio during the year. We have proposed a final
dividend of 23.6p which, if approved, totals 35.4p for the full
year, representing a payout ratio of 80% of adjusted
EPS.
Total accounting returns for the
year were 2.9%, with adjusted earnings offsetting a 1% decrease in
EPRA NTA per share to 920p. Our LTV ratio reduced to 28% during the
year, reflecting lower net debt following the capital raise in July
and broadly stable property valuations. Net debt: EBITDA and ICR
also improved to 6.1x and 4.6x respectively (2022: 7.3x and 3.7x).
Our robust balance sheet provides the financial headroom to deliver
our committed development pipeline and pursue new growth
opportunities.
Our key financial performance
indicators are set out below:
Financial highlights1
|
2023
|
2022
|
Adjusted earnings
|
£184.3m
|
£163.4m
|
Adjusted EPS
|
44.3p
|
40.9p
|
IFRS profit before tax
|
£102.5m
|
£350.5m
|
IFRS diluted EPS
|
24.6p
|
87.6p
|
Dividend per share
|
35.4p
|
32.7p
|
Adjusted EPS yield
|
4.8%
|
4.6%
|
Total accounting return
|
2.9%
|
8.1%
|
|
|
|
EPRA NTA per share
|
920p
|
927p
|
IFRS net assets per
share
|
931p
|
944p
|
Loan to value
|
28%
|
31%
|
1. See glossary for definitions
and note 7 for alternative performance measure calculations and
reconciliations. A reconciliation of profit before tax to EPRA
earnings and adjusted earnings is set out in note 7 of the
financial statements.
Positive outlook for 2024/25
We continue to see strong demand
for our well-located, value-for-money student accommodation at a
time of declining numbers of Houses in Multiple Occupancy (HMOs),
obsolescence in older university stock and lower levels of new
supply. This is reflected in our strong progress with reservations
for the 2024/25 academic year. Across the Group's entire property
portfolio, 80% of rooms are now sold for the 2024/25 academic year,
ahead of our typical leasing pace and slightly below the record
reservation rates last year (2023/24: 83%).
We have seen increased demand from
universities as they look to secure accommodation earlier in the
sales cycle, resulting in nomination agreements for an additional
1% of beds for 2024/25 compared to the same stage of the 2023/24
sales cycle. These agreements deepen our relationships with
universities and provide income security at rental levels
comparable with direct-let sales.
Direct-let sales have also started
well, with customers looking to secure accommodation early in the
sales cycle. We have continued to see strong demand from UK
students as our product grows in popularity with second- and
third-year students who recognise the value of our all-inclusive
product. As a result of this strong demand and the need to offset
cost pressures in our business, we now expect to deliver rental
growth of at least 6% for 2024/25 (previously at least
5%).
Providing value for money
We are committed to delivering
value-for-money to our customers and increasing rents at a
responsible and sustainable pace. We recognise the cost-of-living
pressures faced by students and parents and are confident that our
fixed price, all-inclusive offer will continue to provide
value-for-money.
Our rents are 7% more affordable
in real terms than 2019 (based on CPI) and have grown in line with
the student maintenance loan over the same period. Rental increases
are a response to higher operating costs, particularly for
utilities and staff, as well as our commitment to being a Real
Living Wage employer.
Our pricing is comparable in cost
to HMOs once bills are included. This is before allowing for the
high-quality of our product and price certainty we provide on
utilities and the additional product and service features we offer,
such as on-hand maintenance teams and 24/7 security, high-speed
Wi-Fi and contents insurance. Our rents have also grown by less
than the wider private rental sector, which rose 10% in 2023
(source: Zoopla), and at a comparable rate to university owned
accommodation (source: Cushman & Wakefield).
We also continue to make
significant capital investment into our operating model and estate
to improve the customer experience, as well as the safety and
sustainability of our buildings. During 2023, we continued to
enhance the service we offer to students through the embedding of
our 24/7 operating model, the expansion of our Support to Stay
programme for student wellbeing and the launch of a 24/7 mental
health and wellbeing helpline in partnership with Endsleigh and
Health Assured.
Growing shortage of high-quality student
homes
Structural factors continue to
drive a growing supply/demand imbalance for student accommodation.
Demographic growth will see the population of UK 18-year-olds
increase by 124,000 (16%) by 2030, supporting growing demand for UK
Higher Education. Demand from international students also remains
high, as reflected in the 23% growth in overseas students since
2019/20 (source: HESA).
Many university cities are facing housing shortages and our
investment activity is focused on those markets with the most acute
need. Since 2021, there has been an 8% reduction in the number of
HMOs in England (source: Department for Levelling Up), equivalent
to 100,000-150,000 fewer beds available for students to rent.
Private landlords are choosing to leave the sector in response to
rising mortgage costs and increasing regulation. New supply of PBSA
is also down 60% on pre-pandemic levels, reflecting planning
backlogs and viability challenges created by higher costs of
construction and funding. Obsolescence of older university
accommodation is also expected to increase due to building age and
the need to operate buildings more sustainably. In many cities,
property valuations are below replacement costs, further
constraining new supply.
The combination of these factors
has significantly increased demand for our accommodation in many
cities and we expect this supply challenge to continue for a number
of years.
Strategic overview
Our purpose is to deliver a Home
for Success to allow students to make the
most of their time at university. We also support the growth of the
UK's Higher Education sector by delivering new high-quality homes
that are affordable and sustainable. We achieve this by partnering
with universities to deliver long-term growth and attractive
returns for our shareholders.
Our strategy is focused on three
key objectives to deliver our purpose:
· Delivering for our customers and universities
· Attractive returns for shareholders
· Being a responsible and resilient business
Delivering for our customers and
universities
We have a best-in-class 24/7/365
operating platform in the student accommodation sector, underpinned
by our PRISM technology platform, passionate customer-facing teams
and sector-leading student
support. We are currently in the process of a £26
million upgrade to our PRISM platform to enhance customer
experience and deliver operational efficiencies, which will start
to deliver in 2024 with the remainder in 2025.
The impact of our customer
initiatives is reflected in an increase in our Net Promoter Scores
to +42 for students at check-in (2022: +38) and +32 (2022: +7) with
university partners. We are targeting further improvements in our
customer experience during 2024. We have also seen an increase in
our retention of direct-let customers for 2023/24 and
the proportion of beds under nomination
agreements rose to 53% (2022/23: 52%).
Our long-term university
relationships remain a key differentiator for Unite and a
significant source of potential growth opportunities. This is
reflected in over 90% of our development pipeline by cost being
underpinned by university partnerships, either through long-term
nomination agreements or a joint venture in the case of our
strategic partnership with Newcastle University.
Attractive returns for shareholders
We delivered full occupancy for
the 2023/24 academic year and rental growth of 7.4%, reflecting
improving market conditions. Total accounting returns were 2.9% for
the year, reflecting adjusted earnings and broadly stable property
valuations (2022: 8.1%). Strong rental growth offset the valuation
impact of increases in property yields as the market adjusted to an
environment of higher interest rates.
The quality and scale of our
portfolio is key to delivering attractive, sustainable returns for
our shareholders. We successfully delivered £84 million in
development and major asset management projects in the year at a
blended yield on cost of 9%. We continue to recycle capital with a
focus on increasing alignment to the strongest universities and
expect to complete the disposal of a £197 million portfolio in the
first half of 2024 (Unite share: £79 million).
In July 2023, we raised £300
million in equity to accelerate our investment activity into
development and asset management. We have fully allocated the
proceeds and expect the transaction to enhance earnings and total
returns as projects are delivered between 2024 and 2027. We are
tracking further opportunities in London and strong regional
markets at attractive returns and expect to add to our pipeline in
2024.
Being a responsible and resilient business
Our sustainability strategy is
focused on delivering a positive impact for our stakeholders. This
is driven by the social contribution we make to the students who
live with us, our employees and local communities as well as our
progress in minimising our impact on the environment. We are proud
to be a Real Living Wage employer and have honoured the recommended
10% increase for 2024 for our relevant employees.
We continue to make good progress
towards our objective of becoming a net zero carbon business by
2030. During the year, we invested £8 million in energy initiatives
to reduce consumption, save carbon and ensure ongoing compliance
with regulations. This contributed to a further improvement in the
EPC ratings of our portfolio during the year, with over 99% of the
portfolio now A-C rated (2022: 80%). We have now reduced the energy
intensity of our estate by 8% compared to our 2019 baseline. We
also published our sustainable construction framework, setting out
our approach to reducing the embodied carbon and whole life impact
of our development pipeline by around half by 2030. Our most recent
development completions demonstrate that we are on track to deliver
this improvement by 2030.
Higher Education and housing policy
Higher Education is one of the
UK's leading sectors, contributing £130 billion to the economy,
delivering world class research and supporting employment of more
than 750,000 people. Our universities attract young people from
around the world for the quality of learning and life experience
the UK offers.
International students are
fundamental to the sector's health and contribute £42 billion to
the UK economy. The Government recently reiterated its commitment
to hosting 600,000 international students each year, with a focus
on attracting the best and brightest. Changes to UK visa rules mean
that from January 2024, postgraduate taught students can no longer
be accompanied by their family members. We expect this change to
particularly impact postgraduate student numbers from India and
Nigeria, who are more likely to bring dependents, with a
disproportionate impact on lower-ranked universities. Postgraduates
from India and Nigeria accounted for less than 3% of our bookings
for 2023/24. Moreover, our product offering is focused on single
occupancy rooms, meaning we expect limited direct impact from the
change.
The Renters Reform bill is
expected to be introduced in late 2024 and will further increase
regulatory requirements for HMO landlords. We expect the change to
further reduce the availability of HMOs as more landlords will
choose to leave the sector, increasing demand for the
professionally managed, sustainable accommodation we provide.
Purpose-built student accommodation is recognised as being
different to traditional rental accommodation, with students
seeking accommodation for one academic year, and has been excluded
from the Bill's scope.
We are confident that our
alignment to the strongest universities, high-quality portfolio and
responsible approach to rent setting position us well to navigate
potential changes in policy.
Management succession
I would like to extend my thanks
to Richard Smith and acknowledge his significant achievements over
the last eight years as CEO. He has been a driving force behind our
successful strategy of aligning to the best universities and
building Unite into a purpose-led, responsible business. I am
excited to take over as CEO after 22 years with the business and
look forward to working with the leadership team and all our
colleagues to deliver the next stage of Unite's growth.
Opportunities for growth
We now have our largest ever
development pipeline at £1.3 billion, focused on delivering new
homes in the most supply constrained markets and aligned to the
UK's strongest universities. It will deliver significant earnings
and NTA growth over the next four years. The outlook for
development is strong and we are tracking a number of further
opportunities at attractive returns, which we will look to secure
over the next 6-12 months.
Universities increasingly see
access to high-quality and value-for-money accommodation as a
barrier to growth. Funding challenges and competing priorities for
capital are encouraging universities to partner with Unite to
deliver new accommodation. This has become more pressing due to
acute housing shortages post-pandemic and growing obsolescence in
university estates. In February we announced our first joint
venture with a university, to redevelop existing accommodation in
partnership with Newcastle University. The agreement to deliver
2,000 new beds on the University's land highlights how Unite is
uniquely positioned to address housing shortages.
We believe that there is also an
exciting opportunity to grow our platform in the wider living
sector by catering to the growing number of young professional
renters living in major UK cities. Our pilot asset in Stratford has
performed well during our first full year of ownership and is now
fully integrated into our operational platform. We are exploring
opportunities to grow our operational platform by partnering with
co-investors.
Positive outlook for growth
We are confident in the outlook
for the business. Student accommodation is structurally supported
by growing demand for Higher Education and constrained supply,
which supports long-term sustainable rental growth and creates
significant investment opportunities to deliver new
homes.
The strength of our relationships
with universities, combined with our best-in-class operating
platform, strong balance sheet and development expertise creates
unrivalled opportunities for university partnerships both on- and
off-campus. We are the provider of choice for universities seeking
nominations agreements, which underpins over half of our letting
activity each year and underwrites over 90% of our development
pipeline. Our first joint venture with Newcastle University
underlines these qualities and we are confident there is more to
come as we help universities unlock potential housing supply on
their campuses.
Strong reservations support rental
growth of least 6% for the 2024/25 academic year. Despite ongoing
cost pressures, this supports an improvement in our EBIT margin and
3-5% growth in adjusted EPS in 2024. We expect earnings growth to
accelerate from 2026 as development completions
increase.
Rental growth together with value
creation through planning milestones, development and asset
management supports total accounting returns of 10-12% in 2024,
prior to yield movements.
OPERATIONS REVIEW
Full occupancy for 2023/24
We achieved occupancy of 99.8%
across our total portfolio for the 2023/24 academic year (2022/23:
99.2%), reflecting the quality of our offer and university
relationships, strong student demand and the shortage of supply in
many markets.
We have been deliberate in
aligning our portfolio to High and Medium tariff universities,
where the number of accepted applicants grew slightly for the
2023/24 academic year. By contrast, lower tariff universities saw a
5% reduction in acceptances, continuing the trend of the past
decade for a flight to quality. Our portfolio is 93% aligned to
Russell Group markets, where the number of accepted students rose
by 2% YoY and is now 7% above pre-pandemic levels. Overall, the
undergraduate intake for 2023/24 reduced by 2% to 554,000 (2022/23:
563,000), but remained 2% higher than pre-pandemic
levels.
Strong rental growth
Annual rents increased by 7.4% on
a like-for-like basis for 2023/24 (2022/23: 3.5%), reflecting
average increases of 7.7% for nomination agreements and 7.1% for
direct-let tenancies. Rental growth from our nomination agreements
exceeded the portfolio average despite the rental caps in place on
many of our multi-year nomination agreements. This reflects our
success in agreeing increased rental levels on renewals of
single-year deals and new multi-year agreements where our
university partners recognise the value our accommodation provides
at a time of increasing costs. Continued enhancements to our
service and product offering drove strong demand and supported the
increase in our check-in NPS score to +42 (2022: +38). Occupancy
was broadly consistent across our wholly-owned portfolio, USAF and
LSAV, with limited availability in all markets.
2023/24 rental growth and occupancy
|
Rental
growth1
|
Occupancy2
|
Nomination agreements
|
7.7%
|
|
Direct let
|
7.1%
|
|
Total
|
7.4%
|
99.8%
|
1. Like-for-like properties based on annual value of core
student tenancies
2. Beds sold
We have maintained a high
proportion of income let to universities, with 37,143 beds (53% of
total) provided under nomination agreements for 2023/24 (2022/23:
36,611 and 52%). The increase in the percentage of beds under
nomination agreements reflects universities' growing reliance on
partners to meet their accommodation needs. We achieved our highest
ever university NPS score of +32 (2022: +7), recognising our
sector-leading student welfare offer, Support to Stay, and thought
leadership in the sector.
The unexpired term of our
nomination agreements is 5.8 years, down slightly from 6.3 years in
2022/23. A balance of nomination agreements and direct-let beds
provides the benefit of having income secured by universities, as
well as the ability to offer rooms to re-bookers and postgraduates
and determine market pricing on an annual basis. We expect to
maintain nomination agreements between 50-60% of beds going
forward.
65% of our nomination agreements,
by income, are multi-year and therefore benefit from annual fixed
or inflation-linked uplifts based on RPI or CPI. The remaining
agreements are single year, and we achieved a renewal rate of 89%
with universities for 2023/24 (2022/23: 92%). As inflation reduces,
index-linked agreements will move below their capped annual
uplifts, meaning a return to historical levels of rental growth
over time.
Agreement length
|
Beds
2023/24
|
% Income
2023/24
|
Single year
|
12,877
|
35%
|
2-5 years
|
6,535
|
19%
|
6-10 years
|
5,362
|
15%
|
11-20 years
|
6,581
|
16%
|
20+ years
|
5,788
|
15%
|
Total
|
37,143
|
100%
|
UK students account for 72% of our
customers for 2023/24 (2022/23: 72%), making up a large proportion
of the beds under nomination agreements with universities. This
represents a significant increase in our weighting to UK students
over recent years, compared to 60% immediately prior to the
pandemic, and reflects our success in retaining second and third
year students who might have historically moved into the HMO
sector. In addition, 26% and 2% of our customers come from non-EU
and EU countries respectively (2022/23: 25% and 3%).
Postgraduates make up around 20%
of our direct-let customer base and re-bookers accounted for 43% of
our direct-let bookings for the 2023/24 academic year (2022/23:
39%), reflecting the proactive retention campaign in our
properties. The growing share of postgraduate and non-first year
undergraduate students in our properties, who typically seek
greater independence, supports our strategy of increasing the
segmentation of our customer offer to capture market share from the
traditional HMO sector.
Occupancy by type and domicile by academic
year
|
|
Direct let
|
|
|
Nominations
|
UK
|
China
|
EU
|
Non-EU
|
Total
|
2020/21
|
53%
|
16%
|
11%
|
4%
|
4%
|
88%
|
2021/22
|
51%
|
21%
|
13%
|
3%
|
6%
|
94%
|
2022/23
|
52%
|
24%
|
14%
|
2%
|
7%
|
99%
|
2023/24
|
53%
|
24%
|
13%
|
2%
|
8%
|
100%
|
Positive outlook for 2024/25
Applications data for the 2024/25
academic year is encouraging, with total applications flat on
2023/24 but still 6% ahead of pre-pandemic levels. We continue to
see strongest demand for the high and mid-tariff universities to
which we have aligned our portfolio. Application rates remain
strong for UK 18-year-olds at 41.3% and there continues to be
significant unmet demand for university places, as demonstrated by
the nearly 200,000 unplaced students in 2023/24. Applications from
international students are 1% higher for 2024/25, with 2% growth
from non-EU markets more than offsetting a 3% reduction in EU
applicants.
Demand for the Group's
accommodation remains strong . Across the Group's entire property
portfolio, 80% of rooms are now reserved for the 2024/25 academic
year, which is ahead of our typical leasing pace. We have seen
increased early demand from universities who see quality
accommodation as a key part of their offer to prospective students.
Current reservations under nomination agreements account for 55% of
available beds for 2024/25, an increase of 2 percentage points
compared to 2023/24.
In our strongest markets, we have
also seen students looking to secure accommodation early in the
sales cycle. Our nominations and direct-let sales performance is
supportive of our guidance for full occupancy and rental growth of
at least 6% for the 2024/25 academic year (previously at least
5%).
Technology upgrade to enhance customer experience and
operating margins
We are in the process of upgrading
our end-to-end technology systems to enhance customer experience
and drive efficiencies which deliver margin improvement. The
project is our largest investment in technology since the
implementation of PRISM in 2016 and will deliver enhanced systems
for customer relationship and property management, as well as
improved booking and marketing platforms. The initial phase of
upgrades has now been implemented, with the remaining elements of
the programme expected to be delivered over the next 12-24 months.
Around half of the total £26 million programme cost has already
been incurred. We expect to achieve a payback of under 5 years on
our investment through enhanced utilisation and cost efficiencies,
which will increase our EBIT margin by around 1%, as benefits
accrue from mid-FY2025.
Software as a Service accounting
Our technology upgrade project
includes transitioning from traditional on-premises solutions to a
predominantly cloud-based Software as a Service (SaaS) model.
Following a review of our accounting treatment, implementation
costs which were previously capitalised will now be recognised as
an expense when incurred. £12.8 million of costs have already been
expensed in 2022 and 2023, reflecting around half of the overall
project costs. We expect to incur around £10 million of further
implementation costs in FY2024 and the remaining £3 million in
FY2025. To better reflect the underlying operating performance of
the business, these implementation costs will be removed from
adjusted earnings. Post implementation, technology license costs
will be expensed on a recurring basis.
Following completion of the
technology upgrade, we expect a reduction in annual depreciation
and amortisation charges of around £3 million from FY2026 due to
less intangible assets. The change has no impact on EPRA NTA, which
excludes intangible assets. Further information is included within
section 1 of the financial statements.
Operating costs
Inflation remained higher than
expected through the year and resulted in our operating costs
growing faster than initially expected. We are partially protected
but not immune from the effects of inflation on our cost base,
thanks to our hedging policies and proactive steps to deliver
efficiencies through technology and a review of discretionary
spend. Inflationary pressures, combined with higher marginal costs
from increased occupancy, resulted in a 14% increase in property
operating costs during 2023.
Staff costs increased by £1.5
million due to underlying wage increases, driven by the pay award
for 2023. We hedge our utility costs in advance of letting rooms,
providing visibility over our cost base at the point of sale. This
policy helped limit utility cost increases to 18% or £4.1 million
during the year. Our utility costs are fully hedged through 2024
and 55% for 2025. As cheaper hedges put in place before the war in
Ukraine expire, we expect the cost of utilities to increase by
around 15% in 2024, equivalent to 1% growth in rental income.
Reductions in power and gas prices would support margin improvement
from 2025 if sustained at current levels.
Summer cleaning costs increased by
£0.5 million as we enhanced our pre-check-in cleaning in response
to student feedback, which supported the improvement in our NPS
score. Marketing costs increased by £0.6 million, reflecting
ongoing investment in our brand and commercial
proposition.
Central and other costs increased
by £7.5 million due to cost increases for buildings insurance,
reactive maintenance, broadband, bad debt and council tax/HMO
licences, as well as a c.£0.8 million full year impact of our BTR
pilot in Stratford.
Property operating expenses breakdown
|
2023
£m
|
2022
£m
|
Change
|
Staff costs
|
(29.7)
|
(28.2)
|
5%
|
Utilities
|
(26.9)
|
(22.8)
|
18%
|
Summer cleaning
|
(5.7)
|
(5.1)
|
9%
|
Marketing
|
(7.3)
|
(6.7)
|
9%
|
Central costs
|
(16.8)
|
(14.4)
|
16%
|
Other
|
(26.6)
|
(21.5)
|
24%
|
Property operating expenses
|
(113.0)
|
(98.7)
|
14%
|
PROPERTY REVIEW
Our property portfolio saw a 1.7%
increase in valuations on a like-for-like basis during the year
(Unite share: 1.2%), as strong rental growth offset increases in
property yields as the market adjusted to a higher interest rate
environment. The see-through net initial yield of the portfolio was
5.0% at 31 December 2023 (December 2022: 4.7%), which reflects
like-for-like yield expansion of 31 basis points in the year. Since
June 2022, we have seen a total 40-60bps of yield expansion across
our markets. The weaker valuation performance for LSAV reflects its
higher London weighting when compared to USAF (85% and
14% by value respectively), where greater increases in property
yields have had a more significant negative impact on
valuations.
Breakdown of like-for-like capital
growth12
£m
|
Valuation
31 Dec
2023
|
Rental
growth
|
Yield
movement
|
Other3
|
Total
|
Wholly-owned
|
3,748
|
301
|
(223)
|
(42)
|
36
|
LSAV
|
1,922
|
171
|
(166)
|
(4)
|
1
|
USAF
|
2,992
|
223
|
(121)
|
2
|
104
|
Total (Gross)
|
8,662
|
695
|
(510)
|
(44)
|
141
|
Total (Unite share)
|
5,550
|
|
|
|
66
|
|
|
|
|
|
|
%
capital growth
|
|
|
|
|
|
Wholly-owned
|
|
8.3%
|
(6.2)%
|
(1.2)%
|
1.0%
|
LSAV
|
|
8.9%
|
(8.6)%
|
(0.2)%
|
0.0%
|
USAF
|
|
7.7%
|
(4.2)%
|
0.1%
|
3.6%
|
Total (Gross)
|
|
8.2%
|
(6.0)%
|
(0.5)%
|
1.7%
|
Total (Unite share)
|
|
|
|
|
1.2%
|
1. Excludes leased properties and gains on
disposals
2. Excludes NTA neutral re-allocation of fire safety
provisions to Investment Property from Other assets/ (liabilities)
on balance sheet
3. Other includes changes to operating cost assumptions
and income adjustments on reversionary assets
The proportion of the property
portfolio that is income generating is 97% by value, up from 96% at 31
December 2022. Properties under development have decreased to 3% of
our property portfolio by value (31 December 2022: 4%), following
the completion of our development at Morriss House in Nottingham,
offsetting the impact of additional spend on our committed pipeline
during the year. We expect the proportion of properties under
development to grow as we commit to additional projects.
The PBSA investment portfolio
is 38% weighted
to London by value on a Unite share basis, which is expected to
rise to 43% on a built-out basis following completion of our
secured development pipeline.
Development and university partnership
activity
The slowing supply of competing
purpose-built student accommodation and an 8% decline in HMO supply
over the last two years creates significant opportunities for new
development. There is widespread acknowledgement from universities
and local authorities of the need for new student accommodation to
relieve pressure on housing supply in local communities. New supply
of PBSA is down 60% on pre-pandemic levels, reflecting viability
challenges created by higher build and funding costs. Planning
timescales are also increasing as local authorities face
significant backlogs, further constraining supply. Moreover,
property valuations are now below replacement costs in many
university cities, making new development less viable. Positively,
we saw build cost inflation moderate during the year on the back of
lower material prices, though the availability of skilled labour
remains tight.
These conditions, while
challenging, play to the strengths of our development capabilities
and well-capitalised balance sheet. As a result, the current market
environment offers the strongest opportunity for new development in
recent years.
Our development pipeline is
aligned to the highest quality universities with 100% located in
Russell Group cities. Development and university partnerships will
be a significant driver of future growth in our earnings and EPRA
NTA as we build out the pipeline. Our development pipeline now
includes 7,327 beds, with a total development cost of £1,271
million, of which 2,741 beds or 53% by cost will be delivered in
London. This will contribute £77 million (Unite share) of net
operating income when complete.
The Building Safety Act is now in
effect and addresses the safety of new residential accommodation,
by adding three gateways to the design, build and occupation of new
buildings. We expect these gateways will add around 6 months to
PBSA development programmes, which will further slow new supply.
Our appraisals and delivery targets fully reflect the expected
impact of the Act.
We continue to see opportunities
for new development and university partnership schemes at
attractive returns and expect to add new opportunities to our
pipeline during the year.
Completed schemes
During the year, we completed our
705-bed Morriss House scheme in Nottingham at a cost of
£60 million. The development is fully let for the
2023/24 academic year, achieving a yield on cost of 8.5%. The
project trialled a new design concept with enhanced communal areas
and welcome desk, which has been well received by customers. The
project's embodied carbon of c.800kg/m2 is 33% below the
RIBA baseline of 1,200kg/m2 and ahead of annual
milestones on our path towards net zero development from 2030. The
scheme also achieved BREEAM Excellent and EPC A ratings and is
fully electric, with no gas reliance.
Committed schemes
We are committed to five
development schemes, totalling 2,954 beds and £569 million in total
development costs. The £407 million of costs to complete these
projects is fully funded from the Group's cash and available credit
facilities. When complete, the projects will add a combined £37
million to net operating income.
Our £36 million Bromley Place
development in Nottingham city centre will
deliver 271 new beds for the 2024/25 academic year. We will deliver a higher specification product, with larger
bedrooms and an enhanced design for the common areas, which we will
target at the post-graduate market. We expect a significant
reduction in embodied carbon, to around
670kgCO2e/m2, through adoption of low carbon
construction materials and retaining elements of the existing
building.
At Abbey Lane in Edinburgh, we are
on-site and targeting completion for the 2025/26 academic year. We
will deliver 298 beds in cluster-flats as well as 66 two- and
three-bed clusters in a separate block. These smaller flats will be
available for postgraduate students, university staff and other
young professionals and form part of our BTR pilot.
Construction is also underway at
our Hawthorne House scheme in Stratford with the student
accommodation element expected to be delivered in time for the
2026/27 academic year. The development will be delivered as a
university partnership, with over half of the beds let under a
nomination agreement for 10 years to an existing university
partner.
At Marsh Mills, construction is
underway and on track to deliver for the 2025/26 academic year. The
614 bed scheme will be 50% nominated by the University of Bristol
on a long-term agreement. The site is adjacent to the University of
Bristol's new Temple Quarter campus and will grow our portfolio in
Bristol to 4,700 beds.
Our Meridian Square project in
Stratford is set to be heard at planning committee in the coming
weeks and we expect to acquire the site and start construction
later in the year. We are targeting delivery of the 952-bed project
for the 2027/28 academic year.
Future pipeline
There are an additional 2,373 beds
in our secured pipeline for as yet uncommitted schemes with total
development costs of £452 million. We expect to fund these schemes
through a mix of disposals and new borrowing.
Planning is progressing well for
our Freestone Island project in Bristol, which we expect to secure
later in Q1 2024. Following planning, we will exercise our option
to acquire the site this year for delivery for the 2026/27 academic
year.
In September we announced our new
Central Quay development in Glasgow, which aims to deliver 800 beds
for the 2026/27 academic year. We have an option to acquire the
land once planning is secured, which is targeted for the second
quarter of 2024.
We have recently secured an option
to acquire a 501-bed project in Elephant and Castle in London,
which is well located for a number of leading London universities.
The scheme is expected to be delivered in 2028, subject to
planning.
New development opportunities
In addition to our uncommitted
pipeline, we continue to progress a number of further development
opportunities in London and prime regional markets at attractive
returns.
We are seeking prospective returns
on new direct-let schemes at around 7.5-8.0% in regional markets
and 6.5-7.0% in London. We have lower hurdle rates for developments
that are supported by universities or where another developer is
undertaking the higher-risk activities of planning and
construction. For new schemes, viability has been supported by
strong recent rental growth and a stabilisation in build
costs.
University partnerships pipeline
Co-investment in accommodation
alongside a university has been an objective for the business for
several years. In February 2024, we announced that Unite and
Newcastle University have agreed to enter into a joint venture to
develop c.2,000 beds at the University's Castle Leazes site for
delivery in 2027 and 2028. The joint venture deepens our 20-year
relationship with Newcastle University through a long-term
strategic partnership. The Castle Leazes site currently provides
c.1,250 beds and was built in 1969. Newcastle University has
committed to close the existing accommodation on the site and
commence demolition in the summer of 2024. Total development costs
are expected to be c.£250 million with Unite expecting to commit
c.£70 million in equity for a 51% stake. Newcastle University will
own a 49% stake in the JV and contribute the Castle Leazes site on
a 150-year lease, with remaining funding coming from new debt
secured against the JV. To support the University's accommodation
requirement during development, Unite has provided 1,600 beds on a
four year nomination agreement. Entry into the joint venture is
subject to planning approval. Planning submission is expected by
the end of Q1, which would support formation of the JV before the
end of 2024.
Building on this proof of concept,
we are in active discussions with a range of high-quality
universities for new partnerships which we are looking to progress
over the next 12-18 months. These include discussions around stock
transfer and refurbishment of existing university accommodation as
well as new development both on- and off-campus. We expect our
agreement with Newcastle University to support further progress in
other discussions. Our existing university relationships through
nomination agreements, best-in-class operating platform and
development capability, as well as access to capital, provide us
with a unique opportunity to deepen these partnerships.
In addition, our four
London developments will be delivered as university
partnerships, in line with requirements in the London Plan for the
majority of new beds to be leased to a Higher Education provider.
Our two Bristol projects will be delivered as partnerships with the
University of Bristol, building on our existing city-wide agreement
with the university and helping to address an acute shortage of
student accommodation in the city.
Secured development and partnerships
pipeline
|
Type1
|
Target
delivery
|
Secured
beds/
units
|
Total completed
value
|
Total devel.
Costs
|
Capex in
period
|
Capex
remaining
|
Forecast NTA
remaining
|
Forecast yield on
cost
|
|
|
|
no.
|
£m
|
£m
|
£m
|
£m
|
£m
|
%
|
|
Committed
development
|
|
|
|
|
|
|
|
|
|
Bromley Place,
Nottingham
|
DL
|
2024
|
271
|
47
|
36
|
10
|
19
|
4
|
7.1%
|
|
Abbey Lane, Edinburgh
|
DL
|
2025
|
614
|
122
|
78
|
7
|
52
|
21
|
7.3%
|
|
Marsh Mills, Bristol
|
UPT
|
2025
|
401
|
74
|
62
|
4
|
49
|
6
|
7.1%
|
|
Hawthorne House,
Stratford3
|
UPT
|
2026
|
716
|
238
|
194
|
14
|
102
|
33
|
6.1%
|
|
Meridian Square,
Stratford2
|
UPT
|
2027
|
952
|
265
|
199
|
11
|
185
|
40
|
6.4%
|
|
Total Committed
|
|
2,954
|
746
|
569
|
46
|
407
|
104
|
6.5%
|
|
|
|
|
|
|
|
|
|
|
|
Future
pipeline
|
|
|
|
|
|
|
|
|
|
Freestone Island,
Bristol2
|
UPT
|
2026
|
500
|
|
71
|
|
69
|
|
7.2%
|
|
Central Quay,
Glasgow2
|
UPT
|
2027
|
800
|
|
97
|
|
97
|
|
7.2%
|
|
TP Paddington,
London2
|
UPT
|
2028
|
572
|
|
157
|
|
152
|
|
6.4%
|
|
Elephant & Castle,
London2
|
UPT
|
2028
|
501
|
|
127
|
|
127
|
|
6.5%
|
|
Total Future pipeline
|
|
2,373
|
|
452
|
|
445
|
|
6.7%
|
|
Castle Leazes,
Newcastle4
|
JV
|
2027/28
|
2,000
|
|
250
|
|
250
|
|
7.3%
|
|
Total pipeline
|
|
7,327
|
|
1,271
|
|
1,102
|
|
6.8%
|
|
Total pipeline (Unite share)
|
|
7,327
|
|
1,149
|
|
980
|
|
6.7%
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
1. Direct-let (DL), University partnership
(UPT)
2. Subject to obtaining planning consent
3. Yield on cost assumes the sale of academic space for £45
million
4. Unite share 51%. Yield on cost includes management fees in
NOI and deducts development management fee from
costs
Asset management
In addition to our development
activity, we see significant opportunities to create value through
asset management projects in our estate. These projects have
shorter lead times than new developments, often carried out over
the summer period, and deliver both attractive risk-adjusted
returns and significant enhancements to student
experience.
In September we completed three
asset management schemes in London, Edinburgh and Birmingham.
Investment across the three projects totalled £24 million in
aggregate and delivered a 9% yield on cost. The projects delivered
additional beds, refurbished existing rooms and enhanced the
environmental performance of the properties. We have secured new
nomination agreements for over half of the refurbished beds and
achieved full occupancy for the 2023/24 academic year.
We have a significant pipeline of
attractive asset management opportunities and will accelerate
investment to c.£50 million (Unite share: £40 million) during 2024,
improving the experience of around 5,000 students for the start of
the 2024/25 academic year. We expect to further increase the level
of asset management activity in 2025.
Disposals
We continue to manage the quality
of the portfolio and our balance sheet leverage by recycling
capital through disposals. We are holding £197 million of assets
(Unite share: £79 million) for sale on our balance sheet, which are
expected to complete in the second quarter. The disposals were
priced at a blended 6.4% yield and in line with book value after
deductions for fire safety works.
We will continue to recycle
capital from disposals to maintain LTV around our c.30% target and
net debt: EBITDA in the 6-7x range. The level of planned disposals
will adjust to reflect capital requirements for our development and
asset management activity as well as market pricing.
We will target future disposals of around
£100-150 million p.a. (Unite share).
Acquisitions
We continue to review potential
acquisition and forward funding opportunities alongside our other
uses of capital. We are tracking opportunities to acquire older,
well-located assets with asset management potential at relatively
attractive yields. We are focused on opportunities in our strongest
markets aligned to high-quality universities, where we see the
ability to deliver attractive rental growth over the long
term.
Build-to-rent
During the year, we have
transferred operational management of our pilot build-to-rent (BTR)
asset in Stratford, London onto our operating platform. There are
clear opportunities to leverage our existing operating platform to
deliver cost efficiencies and use our BTR product to retain our
student customers seeking a more independent living experience.
Rental growth continues to outperform our assumptions from the time
of acquisition, with new lettings during 2023 15% above previous
rental levels. We are planning to commence a refurbishment of the
building in 2024 to improve the customer experience and support
higher rental levels.
We do not expect to increase our
capital commitment to BTR in the short term. We continue to explore opportunities to increase the
scale of our BTR operations through co-investment with
institutional investors, where Unite would act as asset manager.
Subject to identifying suitable opportunities, this structure would
enhance returns for the Group while limiting capital requirements
as we develop our understanding of the opportunity in the BTR
sector.
Fire safety
Fire safety is a critical part of
our health and safety strategy, and we have a track record of
leading the sector on fire safety standards through our proactive
approach. The Building Safety Act has introduced new requirements
for provision of safety information, management of data and design
gateways for new developments, and has been fully embedded in the
day-to-day workings of the business. We will continue to make
future investments in fire safety, as required, to comply with
Government regulations.
During 2023 we completed fire
safety improvements on 16 buildings across our estate. We
prioritise remediation according to our risk assessments and have
made additional provisions totalling £86.2 million (Unite share:
£42.5 million) for works at a further 10 properties. In our
year-end balance sheet, we have transferred the 2023 addition to
provisions in respect of committed spend on fire safety and façade
works taking place in AY 2024/25 to property valuations as a
deduction to fair value, totalling £80.6 million (Unite share:
£39.8 million). This change is NTA neutral with the reduction in
property valuations offset by a reduction in other liabilities. We
spent £78.5 million (Unite share: £39.3 million) on fire safety
capex during the year. At the year end, the total outstanding
provision for fire safety works was £42.3 million (Unite Share:
£22.3 million), the costs for which will be incurred over the next
two years.
During the year we reached
agreement with contractors for recovery of £13.6 million (Unite
share: £5.7 million) in relation to three buildings. In total we
have now agreed settlements totalling £39.2 million (Unite share:
£27.3 million). We ultimately expect to recover 50-75% of total
cladding remediation costs through claims from contractors,
although the settlement and recognition of these claims is likely
to lag costs incurred to remediate buildings. We expect the
remediation programme to complete in 2028 with net spend higher in
the earlier years of the programme and reducing substantially from
2026.
FINANCIAL PERFORMANCE
The Group uses alternative
performance measures (APMs), which are not defined or specified
under IFRS. These APMs, which are not considered to be a substitute
for IFRS measures, provide additional helpful information and
include, among others, measures based on the European Public Real
Estate Association (EPRA) best practice recommendations. The
metrics are used internally to measure and manage the
business.
Earnings and adjusted earnings
We delivered a strong operating
performance in 2023, with adjusted earnings increasing by
13% to £184.3 million (2022: £163.4 million),
reflecting an increase in rental income and costs, with a reduction
in finance costs, when compared to the prior year. Adjusted EPS
increased by 8% to 44.3p (2022: 40.9p), reflecting the increased
share count following the capital raise in July.
|
2023
£m
|
|
2022
£m
|
Rental income
|
369.5
|
|
339.7
|
Property operating
expenses
|
(113.0)
|
|
(98.7)
|
Net operating income (NOI)
|
256.5
|
|
241.0
|
NOI margin
|
69.4%
|
|
70.9%
|
Management fees
|
16.9
|
|
17.4
|
Overheads
|
(33.1)
|
|
(33.8)
|
Finance costs
|
(55.1)
|
|
(63.0)
|
Development and other
costs
|
(9.1)
|
|
(4.3)
|
EPRA earnings
|
176.1
|
|
157.3
|
SaaS implementation
costs
|
8.2
|
|
4.6
|
Abortive acquisition
costs
|
-
|
|
1.5
|
Adjusted earnings
|
184.3
|
|
163.4
|
|
|
|
|
Adjusted EPS
|
44.3p
|
|
40.9p
|
EPRA EPS
|
42.4p
|
|
39.4p
|
EBIT margin
|
68.0%
|
|
67.9%
|
A reconciliation of profit after tax to EPRA earnings and
adjusted earnings is set out in note 2.2b to the financial
statements.
IFRS profit before tax decreased
to £102.5 million in the year (2022: £350.5 million), reflecting
the increase in adjusted earnings of £20.9 million, a revaluation
loss of £61.2 million (2022: £119.2 million profit) and a £17.2
million revaluation loss for interest rate swaps (2022: £70.7
million profit).
|
2023
£m
|
2022
£m
|
Adjusted earnings
|
184.3
|
163.4
|
SaaS implementation
costs
|
(8.2)
|
(4.6)
|
Abortive transaction
costs
|
-
|
(1.5)
|
EPRA earnings
|
176.1
|
157.3
|
Valuation (losses)/gains and
profit/(loss) on disposal
|
(61.2)
|
119.2
|
Changes in valuation of interest
rate swaps and debt break costs
|
(17.2)
|
70.7
|
Non-controlling interest and other
items
|
4.8
|
3.3
|
IFRS profit before tax
|
102.5
|
350.5
|
Adjusted earnings per
share
|
44.3p
|
40.9p
|
IFRS diluted earnings per
share
|
24.6p
|
87.6p
|
A reconciliation of profit before tax to adjusted earnings
and EPRA earnings is expanded in section 7 of the financial
statements.
Sales, rental growth and profitability
Rental income increased by £29.8
million to £369.5 million, up 9%, as a result of higher occupancy,
rental growth and the full-year impact of increased USAF ownership.
Like-for-like rental income, excluding the impact of major
refurbishments, acquisitions, disposals and development
completions, increased by 7% during the year.
Operating expenses increased by
18% in for like-for-like properties, primarily driven by increased
utility and staff costs due to the return to full occupancy
throughout the year and increases in bad debt provisions, property
maintenance and costs associated with commercial units within our
buildings. The annualised impact of our increased USAF share
contributed around 2% to the increase in operating
expenses.
This resulted in a 6% increase in
net operating income to £256.5 million (2022: £241.0m).
|
FY 2023
|
|
FY 2022
|
|
YoY change
|
£m
|
Wholly-
owned
|
Share of
Fund/JV
|
Total
|
|
Wholly-
owned
|
Share of
Fund/JV
|
Total
|
|
£m
|
%
|
Rental
income
|
|
|
|
|
|
|
|
|
|
|
Like-for-like
properties
|
224.7
|
94.4
|
319.1
|
|
209.0
|
88.8
|
297.8
|
|
21.3
|
7%
|
Non-like-for-like
properties
|
34.1
|
16.3
|
50.4
|
|
32.8
|
9.1
|
41.9
|
|
8.5
|
|
Total rental
income
|
258.8
|
110.7
|
369.5
|
|
241.8
|
97.9
|
339.7
|
|
29.8
|
9%
|
|
|
|
|
|
|
|
|
|
|
|
Property operating
expenses
|
|
|
|
|
|
|
|
|
|
|
Like-for-like
properties
|
(71.7)
|
(27.8)
|
(99.5)
|
|
(62.0)
|
(22.2)
|
(84.2)
|
|
(15.3)
|
18%
|
Non-like-for-like
properties
|
(8.2)
|
(5.3)
|
(13.5)
|
|
(10.0)
|
(4.5)
|
(14.5)
|
|
1.0
|
|
Total property operating
expenses
|
(79.9)
|
(33.1)
|
(113.0)
|
|
(72.0)
|
(26.7)
|
(98.7)
|
|
(14.3)
|
14%
|
|
|
|
|
|
|
|
|
|
|
|
Net operating
income
|
|
|
|
|
|
|
|
|
|
|
Like-for-like
properties
|
152.9
|
66.6
|
219.5
|
|
146.9
|
66.7
|
213.6
|
|
5.9
|
3%
|
Non-like-for-like
properties
|
26.1
|
10.9
|
37.0
|
|
22.8
|
4.6
|
27.4
|
|
9.6
|
|
Total net operating
income
|
179.0
|
77.5
|
256.5
|
|
169.7
|
71.3
|
241.0
|
|
15.5
|
6%
|
Overheads decreased by £0.8
million, reflecting underlying cost control. Recurring management
fee income from joint ventures decreased to £16.9 million (2022:
£17.4 million), driven by the annualised impact of our increased
ownership share of USAF, partially offset by increased property
valuations and NOI in USAF. Our EBIT margin increased slightly to
68.0% (2022: 67.9%), reflecting the offsetting impact of increases
in rental income and operating costs.
We are targeting around a
50-100bps improvement in our EBIT margin in 2024, driven by rental
growth, the impact of development and asset management, procurement
savings and the enhanced use of technology as we seek to offset
increases in utility and staff costs.
Finance costs reduced to £55.1
million in 2023 (2022: £63.0 million), reflecting lower borrowings
following our equity raise and a reduction in our average cost of
debt to 3.2% (2022: 3.4%) following the repayment of more expensive
debt. £8.4 million of interest costs were capitalised during the
year (2022: £6.3 million) in relation to our development
pipeline.
Development (pre-contract) and
other costs increased to £9.2 million (2022: £4.3 million),
primarily reflecting accelerated recognition of share based
payments for Richard Smith.
EPRA NTA growth
EPRA net tangible assets (NTA) per
share, our key measure of NAV, decreased by 1% to 920p at 31
December 2023 (31 December 2022: 927p). EPRA net tangible assets
were £4,015 million at 31 December 2023, a £300 million increase
from £3,715 million in the prior year.
The main drivers of the £300
million increase in EPRA NTA and 7 pence
decrease in EPRA NTA per share were our
capital raise, and retained profits, which more than offset the
impact of negative valuation movements on our investment and
development portfolio, losses on disposals and a further provision
for fire safety capex.
|
£m
|
Diluted pence per
share
|
EPRA NTA as at 31 December 2022
|
3,717
|
927
|
Investment portfolio
|
326
|
75
|
Yield movement
|
(336)
|
(77)
|
Net fire safety capex
|
(38)
|
(9)
|
Development deficit
|
(15)
|
(3)
|
Disposals and associated
transaction costs
|
8
|
2
|
Capital raise
|
295
|
(4)
|
Retained profits/other
|
58
|
9
|
EPRA NTA as at 31 December 2023
|
4,015
|
920
|
IFRS net assets increased by 7% in
the year to £4,067 million (31 December 2022: £3,788 million),
principally driven by net proceeds from the capital raise and
retained profits. On a per share basis, IFRS NAV decreased by 1% to
931p.
Property portfolio
The valuation of our property
portfolio at 31 December 2023, including our share of property
assets held in USAF and LSAV, was £5,770 million (31 December 2022:
£5,690 million). The £85 million increase in portfolio value
reflects the valuation movements outlined above, capital
expenditure and interest capitalised on developments.
Summary balance sheet
|
31 December
2023
|
|
31 December
2022
|
|
Wholly- owned
£m
|
Share of fund/JV
£m
|
Total
£m
|
|
Wholly- owned
£m
|
Share of fund/JV
£m
|
Total
£m
|
Rental
properties1
|
3,728
|
1,782
|
5,510
|
|
3,624
|
1,773
|
5,397
|
Rental properties
(leased)
|
85
|
-
|
85
|
|
90
|
-
|
90
|
Properties under
development
|
175
|
-
|
175
|
|
203
|
-
|
203
|
Total property
|
3,988
|
1,782
|
5,770
|
|
3,917
|
1,773
|
5,690
|
Net debt
|
(1,030)
|
(541)
|
(1,571)
|
|
(1,210)
|
(524)
|
(1,734)
|
Lease liability
|
(84)
|
-
|
(84)
|
|
(90)
|
-
|
(90)
|
Other
assets/(liabilities)
|
(49)
|
(51)
|
(100)
|
|
(95)
|
(56)
|
(151)
|
EPRA net tangible assets
|
2,825
|
1,190
|
4,015
|
|
2,522
|
1,193
|
3,715
|
IFRS NAV
|
2,848
|
1,219
|
4,067
|
|
2,561
|
1,227
|
3,788
|
LTV
|
|
|
28%
|
|
|
|
31%
|
1 Rental properties (owned) includes assets classified as
held for sale in the IFRS balance sheet
Total accounting return
Dividends paid of 33.5p (2022:
26.6p) were the key component of the 2.9% total accounting return
delivered in the year (2022: 8.1%), offsetting the small decrease
in in EPRA NTA. Our adjusted EPS yield (measured against opening
EPRA NTA) increased to 4.8% in the year (2022: 4.6%), reflecting
the growth in recurring earnings.
We expect to deliver a total
accounting return of 10-12% in 2024 before the impact of any
property yield movements. This reflects our expectation of growing
recurring earnings, continuing rental growth and delivery of our
development and asset management pipeline.
Cash flow and net debt
The business generated £176
million of net cash in 2023 (2022: £134 million) and net debt reduced to
£1,571 million (2022: £1,734 million). The key components of the
movement in net debt were:
· Capital raise gross proceeds of £300 million
· Operational cash flow of £178 million on a see-through
basis
· Total capital expenditure of £152 million on a see-through
basis
· Dividends paid of £117 million
· A
£46 million net outflow for other items
In 2024, we expect see-through net
debt to increase as planned capital expenditure on investment and
development activity will exceed anticipated property
disposals.
Debt financing and liquidity
During the year, borrowing rates
for new debt remained high, as markets adjusted to higher inflation
and tightening of monetary policy by central banks. Encouragingly,
funding conditions have improved over recent months as markets
anticipate the end of the tightening cycle for monetary policy.
Lenders remain supportive of the student accommodation sector and
the Group, providing access to new funding when
required.
We are well protected from
significant increases in borrowing costs through our well-laddered
debt maturity profile and forward hedging of interest rates, but
still expect to see our borrowing costs increase over time as we
refinance in-place debt at higher prevailing market
costs.
We are focused on maintaining a
strong and flexible balance sheet and will continue to use leverage
to support our growth and enhance risk-adjusted returns. In
response to a higher interest rate environment, we have reduced our
medium-term target LTV to c.30% on a built-out basis (previously
30-35%). We remain committed to active portfolio management through
capital recycling and will continue to target disposals of around
£100-150 million p.a. (Unite share).
Key debt statistics (Unite share basis)
|
31 Dec
2023
|
31 Dec
2022
|
See-through net debt
|
£1,571m
|
£1,734m
|
LTV
|
28%
|
31%
|
Net debt: EBITDA ratio
|
6.1
|
7.3
|
Interest cover ratio
|
4.6
|
3.7
|
Average debt maturity
|
3.8
years
|
4.1
years
|
Average cost of debt
|
3.2%
|
3.4%
|
Proportion of investment debt at
fixed rate
|
100%
|
97%
|
LTV reduced to 28% at 31 December
2023 (31 December 2022: 31%), primarily
driven by our £300 million capital raise, offsetting capital
expenditure on our development pipeline and investment
portfolio.
We continue to monitor our
interest cover and net debt to EBITDA ratios. In 2023, interest
cover improved to 4.6x (2022: 3.7x) and net debt to EBITDA reduced
to 6.1x (2022: 7.3x), reflecting both the improved operational
performance of the business and the impact of lower leverage. We
aim to maintain an ICR ratio of 3.5-4.0x and a net debt to EBITDA
ratio to 6-7x.
Following our capital raise, The
Unite Group credit rating was upgraded to Baa1 (from Baa2) by
Moody's and our BBB rating was moved to a positive outlook by
Standard & Poor's, reflecting our lower leverage targets,
robust capital position, cash flows and track record.
Funding activity
As at 31 December 2023, the
wholly-owned Group had £579 million of cash and debt headroom (31
December 2022: £397 million), comprising of £29 million of drawn
cash balances and £550 million of undrawn debt (2022: £29 million
and £368 million respectively).
During the year, the Group
extended the maturity on £450 million of its sustainability-linked
revolving credit facility to March 2027, with the remaining £150
million due to mature in March 2026. In February 2024 we increased
our revolving debt capacity by £150 million to a total of £750
million and added a further £150 million term loan. Both new
facilities are on similar terms to our existing RCF and mature in
2027. The new loans increase investment capacity and provide
flexibility to capitalise on growth opportunities.
We are progressing several funding
options to refinance the £300 million Liberty Living bond, which
matures in November 2024, including via debt capital markets and
bank lending. The refinancing is fully pre-hedged and subject to
market conditions we expect an all-in interest rate of around 4.5%
on the replacement facility.
In January 2023, LSAV repaid the
£100 million term loan from Legal & General as it matured using
available cash in LSAV.
During the year, USAF entered into
a new £400 million loan for a term of seven years with Legal &
General, using the proceeds to pay down the bond maturing in June
2023. USAF has also agreed terms for a new £150 million secured
loan to refinance its existing £150 million revolving credit
facility.
Interest rate hedging arrangements and cost of
debt
Our average cost of debt decreased
to 3.2% (31 December 2022: 3.4%) following repayment of more
expensive revolving debt after the capital raise. At the year end,
100% of the Group's debt was subject to fixed or capped interest
rates (31 December 2022: 97%), providing protection against future
changes in interest rates. Based on our hedging position, forecast
drawings, planned refinancing and market interest rates, we
currently expect an average cost of debt of 3.6% for FY2024 and
4.3% for FY2025. Reflecting an increased level of development
activity, we expect a corresponding increase in capitalised
interest in 2024 to around £15 million (2023: £8
million).
Our average debt maturity is 3.8
years (31 December 2022: 4.1 years) and we will continue to
proactively manage our debt maturity profile and diversify our
lending base. In addition, the Group has £300 million of forward
starting interest rate swaps at rates meaningfully below prevailing
market levels with a weighted average maturity of 7.7
years.
Dividend
We are proposing a final dividend
payment of 23.6p per share (2022: 21.7p), making 35.4p for the full
year (2022: 32.7p) and representing an 8% increase compared to
2022. This represents a payout ratio of 80% of adjusted EPS. The
final dividend will be fully paid as a Property Income Distribution
(PID) of 23.6p, which we expect to fully satisfy our PID
requirement for the 2023 financial year.
Subject to approval at Unite's
Annual General Meeting on 16 May 2024, the dividend will be paid in
either cash or new ordinary shares (a 'scrip dividend alternative')
on 24 May 2024 to shareholders on the register at close of business
on 19 April 2024. The last date for receipt of scrip elections will
be 2 May 2024.
During 2023, scrip elections were
received for 25.0% and 1.2% of shares in issue for the 2022 final
dividend and 2023 interim dividend respectively. Further details of
the scrip scheme, the terms and conditions and the process for
election to the scrip scheme are available on the Company's
website.
The Directors intend to propose an
'Enhanced Scrip Dividend alternative' at the 2024 Annual General
Meeting. In offering the enhanced scrip dividend, the Directors'
aim to encourage greater participation in the scrip scheme, and to
retain additional capital in the business for investment in asset
management and new development. The enhanced scheme would allow the
scrip reference price to be set at a discount of up to 5% to the
prevailing share price. If the shares are trading below 31 December
2023 NTA of 920p, the scrip will not be enhanced (i.e. 0%
discount). The Company will engage with shareholders to gather
feedback on the proposal and further detail will be provided in the
notice of AGM.
We plan to distribute 80% of
adjusted EPS as dividends for the 2024 financial year.
Tax and REIT status
The Group holds REIT status and is
exempt from tax on its property business. During the year, we
recognised a corporation tax charge of £1.2 million (2022: £0.7
million charge).
Funds and joint ventures
The table below summarises the key
financials at 31 December 2023 for our co-investment
vehicles.
|
Property
assets
£m
|
Net debt
£m
|
Other
liabilities
£m
|
Net assets
£m
|
Unite share of
NTA
£m
|
Total
return
|
Maturity
|
Unite
share
|
USAF
|
2,941
|
(800)
|
(80)
|
2,061
|
580
|
5.1%
|
Infinite
|
28%
|
LSAV
|
1,910
|
(631)
|
(60)
|
1,219
|
610
|
(1.9%)
|
2032
|
50%
|
Property valuations increased by
3.6% for USAF and were unchanged in LSAV over the year, on a
like-for-like basis, reflecting positive rental growth, offset by
the negative impact of rising property yields.
During the year, a £20 million
(Unite share: £10 million) payment from LSAV to the Wholly Owned
Group crystalised due to the increase in value of a London asset
sold to LSAV in 2021, which achieved a performance target agreed at
the time of sale.
USAF is a high-quality,
large-scale portfolio of 28,000 beds in leading university cities.
The fund has positive future prospects through rental growth and
investment opportunities in asset management initiatives in its
existing portfolio. USAF, in-line with other non-listed property
funds, has received redemption requests which will be met from
planned and future disposals to provide liquidity to its
unitholders.
Fees
During the year, the Group
recognised net fees of £16.9 million from its fund and asset
management activities (2022: £17.4 million). The decrease in fee
income is due to the full-year impact of the Group's increased USAF
ownership, following the purchase of additional units in
mid-2022.
|
2023
£m
|
2022
£m
|
USAF asset management
fee
|
12.1
|
12.6
|
LSAV asset and property management
fee
|
4.8
|
4.8
|
Total fees
|
16.9
|
17.4
|
Responsibility statement of the directors in respect of the
annual financial report
We confirm that to the best of our
knowledge:
· The
financial statements, prepared in accordance with the relevant
financial reporting framework, give a true and fair view of the
assets, liabilities, financial position and profit or loss of the
company and the undertakings included in the consolidation taken as
a whole
· The
strategic report includes a fair review of the development and
performance of the business and the position of the company and the
undertakings included in the consolidation taken as a whole,
together with a description of the principal risks and
uncertainties that they face
· The annual report
and financial statements, taken as a whole, are fair, balanced and
understandable and provide the information necessary for
shareholders to assess the Group's position and performance,
business model and strategy.
Joe Lister
Michael Burt
Chief Executive
Chief Financial Officer
27 February 2024
Forward-looking statements
The preceding preliminary
statement has been prepared for the shareholders of the Company, as
a body, and for no other persons. Its purpose is to assist
shareholders of the Company to assess the strategies adopted by the
Company and the potential for those strategies to succeed and for
no other purpose. The preliminary statement contains
forward-looking statements that are subject to risk factors
associated with, among other things, the economic, regulatory and
business circumstances occurring from time to time in the sectors
and markets in which the Group operates. It is believed that the
expectations reflected in these statements are reasonable, but they
may be affected by a wide range of variables that could cause
actual results to differ materially from those currently
anticipated. No assurances can be given that the forward-looking
statements will be realised. The forward-looking statements reflect
the knowledge and information available at the date of preparation.
Nothing in the preliminary statement should be considered or
construed as a profit forecast for the Group. Except as required by
law, the Group has no obligation to update forward-looking
statements or to correct any inaccuracies therein.
INTRODUCTION AND TABLE OF
CONTENTS
These financial statements are
prepared in accordance with IFRS. The Group uses alternative
performance measures (APMs), which are not defined or specified
under IFRS. These APMs, which are not considered a substitute for
IFRS measures, provide additional helpful information and include
measures based on the European Public Real Estate Association
(EPRA) best practice recommendations. The metrics are used
internally to measure and manage the business. The reconciliation
between IFRS performance measures and EPRA performance measures can
be found in section 2.2b for EPRA earnings and 2.3c for EPRA net
tangible assets (NTA). The adjustments to the IFRS results are
intended to help users in the comparability of these results across
other listed real estate companies in Europe and reflect how the
Directors monitor the business.
Primary statements
Consolidated income
statement
Consolidated statement of
comprehensive income
Consolidated balance
sheet
Consolidated statement of changes
in shareholders' equity
Statement of cash flows
Section 1: Basis of
preparation
Section 2: Results for the
year
2.1
Segmental information
2.2
Earnings
2.3
Net assets
2.4
Revenue and costs
2.5
Tax
Section 3: Asset
management
3.1
Wholly owned property assets
3.2
Inventories
3.3
Investments in joint ventures
Section 4: Funding
4.1
Borrowings
4.2
Interest rate swaps
4.3
Net financing costs
4.4
Gearing
4.5
Covenant compliance
4.6
Equity
4.7
Dividends
Section 5: Working
capital
5.1
Cash and cash equivalents
5.2
Credit risk
5.3
Provisions
Section 6: Post balance sheet
events
Section 7: Alternative performance
measures
Glossary
Company information
CONSOLIDATED INCOME
STATEMENT
For the year ended 31 December
2023
|
Note
|
2023
£m
|
2022
£m
|
Rental income
|
2.4
|
259.2
|
241.7
|
Other income
|
2.4
|
16.9
|
17.6
|
Total
revenue
|
|
276.1
|
259.3
|
Cost of sales
|
|
(76.8)
|
(70.3)
|
Expected credit losses
|
|
(3.0)
|
(1.7)
|
Operating expenses
|
|
(41.6)
|
(37.1)
|
Results from operating
activities before gains/(losses) on
property
|
|
154.7
|
150.2
|
Profit/(loss) on disposal of
property
|
|
11.8
|
(15.6)
|
Net valuation (losses)/gains on
property (owned and under development)
|
3.1
|
(37.2)
|
112.7
|
Net valuation losses on property
(leased)
|
3.1
|
(10.4)
|
(9.3)
|
Profit before net financing
(costs)/gains and share of joint venture profit
|
|
118.9
|
238.0
|
Loan interest and similar
charges
|
4.3
|
(19.8)
|
(29.3)
|
Interest on lease
liability
|
4.3
|
(7.7)
|
(8.1)
|
Mark to market changes on interest
rate swaps
|
4.3
|
(17.2)
|
70.7
|
Finance (costs)/gains
|
|
(44.7)
|
33.3
|
Finance income
|
4.3
|
1.3
|
0.2
|
Net financing
(costs)/gains
|
|
(43.4)
|
33.5
|
Share of joint venture
profit
|
3.3b
|
27.0
|
80.4
|
Profit before tax
|
|
102.5
|
351.9
|
Current tax
|
2.5a
|
(1.2)
|
(0.7)
|
Deferred tax
|
2.5a
|
2.3
|
0.6
|
Profit for the year
|
|
103.6
|
351.8
|
Profit for the year attributable
to
|
|
|
|
Owners of the Parent
Company
|
|
102.5
|
350.5
|
Non-controlling interest
|
|
1.1
|
1.3
|
|
|
103.6
|
351.8
|
Earnings per share
|
|
|
|
Basic
|
2.2c
|
24.7p
|
87.7p
|
Diluted
|
2.2c
|
24.6p
|
87.6p
|
All results are derived from
continuing activities.
CONSOLIDATED STATEMENT OF
COMPREHENSIVE INCOME
For the year ended 31 December
2023
|
Note
|
2023
£m
|
2022
£m
|
Profit for the year
|
|
103.6
|
351.8
|
Share of joint venture mark to
market movements on hedged instruments
|
3.3b
|
(2.1)
|
4.7
|
Other comprehensive income for the year
|
|
(2.1)
|
4.7
|
Total comprehensive income for the
year
|
|
101.5
|
356.5
|
Attributable to
|
|
|
|
Owners of the Parent
Company
|
|
100.4
|
355.2
|
Non-controlling interest
|
|
1.1
|
1.3
|
|
|
101.5
|
356.5
|
All other comprehensive income may
be classified as profit and loss in the future.
There are no tax effects on items
of other comprehensive income.
CONSOLIDATED BALANCE
SHEET
At 31 December 2023
|
Note
|
2023
£m
|
2022
£m
|
|
Assets
|
|
|
|
|
Investment property (owned)
|
3.1
|
3,694.3
|
3,623.4
|
|
Investment property
(leased)
|
3.1
|
84.7
|
90.3
|
|
Investment property
(under
development)
|
3.1
|
174.7
|
202.7
|
|
Investment in joint ventures
|
3.3b
|
1,219.0
|
1,226.6
|
|
Other non-current assets
|
|
12.7
|
15.4
|
|
Interest rate swaps
|
4.2
|
56.0
|
73.2
|
|
Right of use assets
|
|
1.7
|
2.7
|
|
Deferred tax asset
|
2.5d
|
5.6
|
3.6
|
|
Total non-current
assets
|
|
5,248.7
|
5,238.0
|
|
Assets classified as held for
sale
|
3.1
|
25.7
|
-
|
|
Inventories
|
3.2
|
26.2
|
12.8
|
|
Trade and other receivables
|
|
132.8
|
105.2
|
|
Cash and cash equivalents
|
5.1
|
37.5
|
38.0
|
|
Total current assets
|
|
222.2
|
156.0
|
|
Total assets
|
|
5,470.9
|
5,393.9
|
|
Liabilities
|
|
|
|
Current borrowings
|
4.1
|
(299.4)
|
-
|
Lease liabilities
|
|
(5.4)
|
(4.8)
|
|
Trade and other payables
|
|
(207.8)
|
(191.5)
|
|
Current tax liability
|
|
0.6
|
(0.8)
|
|
Provisions
|
5.3
|
(5.2)
|
(29.5)
|
|
Total current
liabilities
|
|
(517.2)
|
(226.6)
|
|
Borrowings
|
4.1
|
(782.2)
|
(1,265.9)
|
|
Lease liabilities
|
|
(78.4)
|
(87.5)
|
|
Total non-current
liabilities
|
|
(860.6)
|
(1,353.4)
|
|
Total liabilities
|
|
(1,377.8)
|
(1,580.0)
|
|
Net assets
|
|
4,093.1
|
3,813.9
|
|
Equity
|
|
|
|
|
Issued share capital
|
4.6
|
109.4
|
100.1
|
|
Share premium
|
4.6
|
2,447.6
|
2,162.0
|
|
Merger reserve
|
|
40.2
|
40.2
|
|
Retained earnings
|
|
1,466.0
|
1,479.0
|
|
Hedging reserve
|
|
3.8
|
6.2
|
|
Equity attributable to the owners
of the Parent Company
|
|
4,067.0
|
3,787.5
|
|
Non-controlling
interest
|
|
26.1
|
26.4
|
|
Total equity
|
|
4,093.1
|
3,813.9
|
|
|
|
|
|
|
|
CONSOLIDATED STATEMENT OF CHANGES
IN SHAREHOLDERS' EQUITY
For the year ended 31 December
2023
|
Note
|
Issued share
capital
£m
|
Share premium
£m
|
Merger reserve
£m
|
Retained earnings
£m
|
Hedging reserve
£m
|
Attributable to owners of
the
Parent
£m
|
Non-controlling interest
£m
|
Total
£m
|
At 1 January 2023
|
|
100.1
|
2,162.0
|
40.2
|
1,479.0
|
6.2
|
3,787.5
|
26.4
|
3,813.9
|
|
|
|
|
|
|
|
|
|
|
Profit for the year
|
|
-
|
-
|
-
|
102.5
|
-
|
102.5
|
1.1
|
103.6
|
Other comprehensive
income
for the year:
|
|
|
|
|
|
|
|
|
|
Share of joint venture mark to
market movements on hedged instruments
|
3.3b
|
-
|
-
|
-
|
-
|
(2.1)
|
(2.1)
|
-
|
(2.1)
|
Total comprehensive income
for the year
|
|
-
|
-
|
-
|
102.5
|
(2.1)
|
100.4
|
1.1
|
101.5
|
Shares issued
|
4.6
|
9.3
|
285.6
|
-
|
-
|
-
|
294.9
|
-
|
294.9
|
Deferred tax on share-based
payments
|
|
-
|
-
|
-
|
0.2
|
-
|
0.2
|
-
|
0.2
|
Fair value of share-based
payments
|
|
-
|
-
|
-
|
2.2
|
-
|
2.2
|
-
|
2.2
|
Own shares acquired
|
|
-
|
-
|
-
|
(0.6)
|
-
|
(0.6)
|
-
|
(0.6)
|
Unwind of realised swap
gain
|
|
-
|
-
|
-
|
-
|
(0.3)
|
(0.3)
|
-
|
(0.3)
|
Dividends paid to owners
of the parent company
|
4.7
|
-
|
-
|
-
|
(117.3)
|
-
|
(117.3)
|
-
|
(117.3)
|
Dividends to non-controlling
interest
|
-
|
-
|
-
|
-
|
-
|
-
|
-
|
(1.4)
|
(1.4)
|
At 31 December 2023
|
|
109.4
|
2,447.6
|
40.2
|
1,466.0
|
3.8
|
4,067.0
|
26.1
|
4,093.1
|
|
Note
|
Issued share
capital
£m
|
Share premium
£m
|
Merger reserve
£m
|
Retained earnings
£m
|
Hedging reserve
£m
|
Attributable to owners of
the
parent
£m
|
Non-controlling interest
£m
|
Total
£m
|
At 1 January 2022
|
|
99.8
|
2,161.2
|
40.2
|
1,225.0
|
1.6
|
3,527.8
|
26.6
|
3,554.4
|
|
|
|
|
|
|
|
|
|
|
Profit for the year
|
|
-
|
-
|
-
|
350.5
|
-
|
350.5
|
1.3
|
351.8
|
Other comprehensive
income
for the year:
|
|
|
|
|
|
|
|
|
|
Share of joint venture mark to
market movements on hedged instruments
|
3.3b
|
-
|
-
|
-
|
-
|
4.7
|
4.7
|
-
|
4.7
|
Total comprehensive income
for the year
|
|
-
|
-
|
-
|
350.5
|
4.7
|
355.2
|
1.3
|
356.5
|
Shares issued
|
4.6
|
0.3
|
0.8
|
-
|
-
|
-
|
1.1
|
-
|
1.1
|
Deferred tax on share-based
payments
|
|
-
|
-
|
-
|
0.3
|
-
|
0.3
|
-
|
0.3
|
Fair value of share-based
payments
|
|
-
|
-
|
-
|
1.3
|
-
|
1.3
|
-
|
1.3
|
Own shares acquired
|
|
-
|
-
|
-
|
(1.7)
|
-
|
(1.7)
|
-
|
(1.7)
|
Unwind of realised swap
gain
|
|
-
|
-
|
-
|
-
|
(0.1)
|
(0.1)
|
-
|
(0.1)
|
Dividends paid to owners
of the parent company
|
4.7
|
-
|
-
|
-
|
(96.4)
|
-
|
(96.4)
|
-
|
(96.4)
|
Dividends to non-controlling
interest
|
|
-
|
-
|
-
|
-
|
-
|
-
|
(1.5)
|
(1.5)
|
At 31 December 2022
|
|
100.1
|
2,162.0
|
40.2
|
1,479.0
|
6.2
|
3,787.5
|
26.4
|
3,813.9
|
STATEMENT OF CASH FLOWS
For the year ended 31 December
2023
|
Note
|
2023
£m
|
2022
£m
|
Net cash flows from operating
activities
|
5.1
|
153.2
|
154.1
|
Investing activities
|
|
|
|
Investment in joint
ventures
|
|
-
|
(144.6)
|
Capital expenditure on
properties
|
|
(135.3)
|
(316.5)
|
Acquisition of intangible
assets
|
|
(1.8)
|
(2.3)
|
Acquisition of plant and
equipment
|
|
(0.9)
|
(1.3)
|
Proceeds from sale of investment
property
|
|
-
|
234.1
|
Interest received
|
|
1.3
|
0.2
|
Dividends received
|
|
27.3
|
38.5
|
Net cash flows from investing
activities
|
|
(109.4)
|
(191.9)
|
Financing activities
|
|
|
|
Proceeds from the issue of share
capital
|
|
294.9
|
1.1
|
Payments to acquire own
shares
|
|
(0.6)
|
(1.7)
|
Interest paid in respect of
financing activities
|
|
(38.8)
|
(43.6)
|
Proceeds from non-current
borrowings
|
|
-
|
105.7
|
Repayment of borrowings
|
|
(182.5)
|
-
|
Dividends paid to the owners of the
parent company
|
|
(103.4)
|
(85.1)
|
Withholding tax paid on
distributions
|
|
(12.0)
|
(8.7)
|
Dividends paid to non-controlling
interest
|
|
(1.9)
|
(1.3)
|
Net cash flows from financing
activities
|
|
(44.3)
|
(33.6)
|
Net decrease in cash and cash
equivalents
|
|
(0.5)
|
(71.4)
|
Cash and cash equivalents at start
of year
|
|
38.0
|
109.4
|
Cash and cash equivalents at end of
year
|
|
37.5
|
38.0
|
NOTES TO THE FINANCIAL
STATEMENTS
Section 1: Basis of
preparation
The financial information set out
above does not constitute the company's statutory accounts for the
years ended 31 December 2023 or 2022 but is derived from those
accounts. Statutory accounts for 2022 have been delivered to
the Registrar of Companies, and those for 2023 will be delivered in
due course. The auditors have reported on those accounts;
their reports were (i) unqualified (ii) did not include a reference
to any matters to which the auditors drew attention by way of
emphasis without qualifying their report and (iii) did not contain
a statement under section 498 (2) or (3) of the Companies Act 2006
in respect of the accounts for 2023 or 2022.
Going concern
In determining the appropriate
basis of preparation of the financial statements, the Directors are
required to consider whether the Group can continue in operational
existence for at least 12 months from the date of this
report.
The Directors have considered a
range of scenarios for future performance through the 2023/24 and
2024/25 academic years. This included a base case assuming cash
collection and performance for the 2023/24 academic year remains in
line with current expectations and sales performance for the
2024/25 academic year consistent with published guidance; and a
reasonable worst-case scenario where income for the 2024/25
academic year is impacted by reduced sales, equivalent to occupancy
of around 90%. The Directors considered the net (£295 million)
current liability position of the Group and were satisfied that it
could be met through available cash and undrawn debt. The impact of
our ESG asset transition plans are included within the cashflows,
which have been modelled to align with the Group's 2030 net zero
carbon targets. Under each of these scenarios, the Directors are
satisfied that the Group has sufficient liquidity and will maintain
covenant compliance over the next 12 months. To further support the
Directors' going concern assessment, a 'Reverse Stress Test' was
performed to determine the level of performance at which adopting
the going concern basis of preparation may not be appropriate. This
involved assessing the minimum amount of income required to ensure
financial covenants would not be breached. Within the tightest
covenant, occupancy could fall to approximately 70% before there
would be a breach. The Group has capacity for property valuations
to fall by around 30% before there would be a breach of LTV and
gearing covenants in facilities where such covenants exist. Were
income or asset values to fall beyond these levels, the Group has
certain cure rights, such that an immediate default could be
avoided.
The Directors are satisfied that
the possibility of such an outcome is sufficiently remote that
adopting the going concern basis of preparation is
appropriate.
Accordingly, after making
enquiries and having considered forecasts and appropriate
sensitivities, the Directors have formed a judgement, at the time
of approving the financial statements, that there is a reasonable
expectation that the Group has adequate resources to continue in
operational existence for the foreseeable future, being at least 12
months from the date of these financial statements.
Section 2: Results for the
year
IFRS performance measures
|
Note
|
2023
£m
|
2022
£m
|
2023
pps
|
2022
pps
|
Profit after tax
|
2.2b
|
102.5
|
350.5
|
24.7p
|
87.7p
|
Net assets
|
2.3c
|
4,067.0
|
3,787.5
|
931p
|
944p
|
EPRA performance measures
|
Note
|
2023
£m
|
2022
£m
|
2023
pps
|
2022
pps
|
EPRA earnings
|
2.2b
|
176.1
|
157.3
|
42.4p
|
39.4p
|
Adjusted earnings*
|
2.2b
|
184.3
|
163.4
|
44.3p
|
40.9p
|
EPRA NTA
|
2.3d
|
4,014.7
|
3,716.7
|
920p
|
927p
|
* See glossary for definition and
note 2.2b for reconciliation to IFRS measure.
2.1 Segmental
information
The Board of Directors monitors
the business along two activity lines, Operations and Property. The
reportable segments for the years ended 31 December 2023 and 31
December 2022 are Operations and Property.
The Group undertakes its
Operations and Property activities directly and through joint
ventures with third parties.
The joint ventures are an integral
part of each segment and are included in the information used by
the Board to monitor the business. Detailed analysis of the
performance of each of these reportable segments is provided in the
following sections 2.2 to 2.3.
The Group's properties are located
exclusively in the United Kingdom. The Group therefore has one
geographical segment.
2.2 Earnings
EPRA earnings and adjusted
earnings amends IFRS measures by removing principally the
unrealised investment property valuation gains and losses such that
users of the financial statements are able to see the extent to
which dividend payments (dividend per share) are underpinned by
earnings arising from operational activity. In 2023 and 2022,
software as a service costs, which were previously capitalised
under the existing intangibles policy have been excluded from
adjusted earnings (net of deferred tax), to align with the
International Financial Reporting Interpretations Committee
('IFRIC') agenda decision in 2021. In consideration of EPRA's focus
on presenting clear comparability in results from recurring
operational activities, in 2022 adjusted earnings also excludes
abortive costs relating to an aborted
acquisition. The reconciliation between profit attributable to
owners of the Company and EPRA earnings is available
in note 2.2b.
The Operations segment manages
rental properties, owned directly by the Group or by joint
ventures. Its revenues are derived from rental income and asset
management fees earned from joint ventures. The way in which the
Operations segment adds value to the business is set out in the
Operations review on pages 11-15. The Operations segment is the
main contributor to adjusted earnings and adjusted EPS and these
are therefore the key indicators which are used by the Board to
monitor the Groups financial performance.
The Board does not manage or
monitor the Operations segment through the balance sheet and
therefore no segmental information for assets and liabilities is
provided for the Operations segment.
2.2a) EPRA earnings
2023
|
Unite
£m
|
Share of joint ventures
|
Group on
EPRA basis
Total
£m
|
USAF
£m
|
LSAV
£m
|
Rental income
|
259.2
|
57.5
|
52.8
|
369.5
|
Property operating
expenses
|
(79.8)
|
(20.0)
|
(13.2)
|
(113.0)
|
Net operating income
|
179.4
|
37.5
|
39.6
|
256.5
|
Management fees
|
21.4
|
(4.5)
|
-
|
16.9
|
Overheads
|
(32.2)
|
(0.4)
|
(0.5)
|
(33.1)
|
Interest on lease
liabilities
|
(7.7)
|
-
|
-
|
(7.7)
|
Net financing costs
|
(22.9)
|
(9.4)
|
(15.1)
|
(47.4)
|
Operations segment
result
|
138.0
|
23.2
|
24.0
|
185.2
|
Property segment result
|
(2.7)
|
-
|
-
|
(2.7)
|
Unallocated to segments
|
(6.0)
|
(0.2)
|
(0.2)
|
(6.4)
|
EPRA earnings
|
129.3
|
23.0
|
23.8
|
176.1
|
Software as a service
costs
|
8.2
|
-
|
-
|
8.2
|
Adjusted earnings
|
137.5
|
23.0
|
23.8
|
184.3
|
Included in the above is rental income of £19.0 million and
property operating expenses of £10.2 million relating to sale and
leaseback properties. Included in the above is also rental income
of £3.8m and property operating expenses of £1.2m, relating to a
build to rent property.
Unallocated to segments includes
the fair value of share-based payments of (£3.4 million), costs due
to leadership changes of (£2.9 million), contributions to the Unite
Foundation and social causes of (£1.6 million), a deferred tax
credit of £2.5 million and current tax charge of (£1.0
million).
Depreciation and amortisation
totalling (£6.3 million) is included within overheads.
The software as a service costs
are presented net of deferred tax of £2.8
million.
2.2a) EPRA earnings
(continued)
2022
|
Unite
£m
|
Share of joint ventures
|
Group on
EPRA basis
Total
£m
|
USAF
£m
|
LSAV
£m
|
Rental income
|
241.7
|
48.8
|
49.2
|
339.7
|
Property operating
expenses
|
(72.0)
|
(15.9)
|
(10.8)
|
(98.7)
|
Net operating income
|
169.7
|
32.9
|
38.4
|
241.0
|
Management fees
|
21.4
|
(4.0)
|
-
|
17.4
|
Overheads
|
(32.5)
|
(0.7)
|
(0.6)
|
(33.8)
|
Interest on lease
liabilities
|
(8.1)
|
-
|
-
|
(8.1)
|
Net financing costs
|
(33.4)
|
(7.7)
|
(13.8)
|
(54.9)
|
Operations segment
result
|
117.1
|
20.5
|
24.0
|
161.6
|
Property segment result
|
(1.2)
|
-
|
-
|
(1.2)
|
Unallocated to segments
|
(2.8)
|
(0.2)
|
(0.1)
|
(3.1)
|
EPRA earnings
|
113.1
|
20.3
|
23.9
|
157.3
|
Abortive costs
|
1.5
|
-
|
-
|
1.5
|
Software as a service costs
previously capitalised
|
4.6
|
-
|
-
|
4.6
|
Adjusted earnings
|
119.2
|
20.3
|
23.9
|
163.4
|
Included in the above is rental income of £18.1 million and
property operating expenses of (£9.7 million) relating to sale and
leaseback properties. Also included in the above is rental income
of £0.7 million and property operating expenses of (£0.2 million),
relating to a build to rent property.
Unallocated to segments includes
abortive costs of (£1.5 million), the fair value of share-based
payments of (£1.6 million), contributions to the Unite Foundation
of (£0.6 million), deferred tax credit of £1.3 million and current
tax charge of (£0.7 million). Depreciation and amortisation
totalling (£7.8 million) is included within overheads.
The software as a service costs
capitalised under the existing intangibles policy in the prior year
are presented net of deferred tax of £1.5 million.
2.2b) IFRS reconciliation to EPRA
earnings and adjusted earnings
EPRA earnings excludes movements
relating to changes in values of investment properties (owned,
leased and under development), profits/losses from the disposal of
properties, swap/debt break costs, which are included in the profit
reported under IFRS. EPRA earnings and adjusted earnings reconcile
to the profit attributable to owners of the parent company as
follows:
|
Note
|
2023
£m
|
2022
£m
|
Profit attributable to owners of the parent
company
|
|
102.5
|
350.5
|
Net valuation losses/(gains) on
investment property (owned)
|
3.1
|
37.2
|
(112.7)
|
Property disposal
(gains)/losses
|
|
(11.8)
|
15.6
|
Net valuation losses on investment
property (leased)
|
3.1
|
10.4
|
9.3
|
Amortisation of fair value of debt
recognised on acquisition
|
|
(4.3)
|
(4.3)
|
Share of joint venture
losses/(gains) on investment property
|
3.3b
|
21.9
|
(32.3)
|
Share of joint venture property
disposals
|
3.3b
|
3.5
|
0.9
|
Mark to market changes on interest
rate swaps
|
4.3
|
17.2
|
(70.7)
|
Current tax relating to property
disposals
|
|
(0.1)
|
(0.2)
|
Deferred tax
|
2.5d
|
(0.2)
|
0.7
|
Non-controlling interest share of
reconciling items*
|
|
(0.2)
|
0.5
|
EPRA earnings
|
2.2a
|
176.1
|
157.3
|
Software as a service costs
previously capitalised
|
2.4
|
8.2
|
4.6
|
Abortive costs
|
|
-
|
1.5
|
Adjusted earnings
|
2.2a
|
184.3
|
163.4
|
* The non-controlling interest
arises as a result of the Company not owning 100% of the share
capital of one of its subsidiaries, USAF (Feeder) Guernsey Limited.
More detail is provided in note 3.4.
2.2c) Earnings per
share
Basic EPS is calculated using
earnings attributable to the equity shareholders of The Unite Group
PLC and the weighted average number of shares which have been in
issue during the year. Basic EPS is adjusted in line with EPRA
guidelines in order to allow users to compare the business
performance of the Group with other listed real estate companies in
a consistent manner and to reflect how the business is managed on a
day-to-day basis.
The calculations of basic, EPRA
EPS and adjusted EPS for the year ended 31 December 2023 and 2022
are as follows:
|
Note
|
2023
£m
|
2022
£m
|
2023
pps
|
2022
pps
|
Earnings
|
|
|
|
|
|
Basic
|
|
102.5
|
350.5
|
24.7p
|
87.7p
|
Diluted
|
|
102.5
|
350.5
|
24.6p
|
87.6p
|
EPRA
|
2.2b
|
176.1
|
157.3
|
42.4p
|
39.4p
|
EPRA diluted
|
|
|
|
42.2p
|
39.3p
|
Adjusted
|
2.2b
|
184.3
|
163.4
|
44.3p
|
40.9p
|
Adjusted diluted
|
|
|
|
44.2p
|
40.8p
|
|
|
|
|
|
|
|
|
|
|
2023
|
2022
|
Weighted average number of shares
(thousands)
|
|
|
|
|
|
Basic
|
|
|
|
415,733
|
399,581
|
Dilutive potential ordinary shares
(share options)
|
|
|
|
1,165
|
584
|
Diluted
|
|
|
|
416,898
|
400,615
|
Movements in the weighted average
number of shares have resulted from the issue of shares arising
from the employee share-based payment schemes. In 2023, there were
16,505 options excluded from the potential dilutive shares that did
not affect the diluted weighted average number of shares (2022:
19,015).
2.3 Net assets
2.3a) EPRA NTA
EPRA NTA makes adjustments to IFRS
measures by removing the fair value of financial instruments and
the carrying value of intangibles. The reconciliation between IFRS
NAV and EPRA NTA is available in note 2.3c.
2023
|
Unite
£m
|
Share of JVs
|
Group on
EPRA basis
£m
|
|
USAF
£m
|
LSAV
£m
|
|
Investment property
(owned)*
|
3,727.8
|
827.8
|
954.7
|
5,510.3
|
Investment property
(leased)
|
84.7
|
-
|
-
|
84.7
|
Investment property (under
development)
|
174.7
|
-
|
-
|
174.7
|
Total property
portfolio
|
3,987.2
|
827.8
|
954.7
|
5,769.7
|
Debt
|
(1,067.6)
|
(243.5)
|
(337.0)
|
(1,648.1)
|
Lease liabilities
|
(83.8)
|
-
|
-
|
(83.8)
|
Cash
|
37.5
|
18.2
|
21.5
|
77.2
|
Net debt
|
(1,113.9)
|
(225.3)
|
(315.5)
|
(1,654.7)
|
Other assets and
(liabilities)
|
(48.3)
|
(22.3)
|
(29.7)
|
(100.3)
|
EPRA NTA
|
2,825.0
|
580.2
|
609.5
|
4,014.7
|
Loan to value**
|
26%
|
27%
|
33%
|
28%
|
Loan to value post IFRS
16
|
28%
|
27%
|
33%
|
29%
|
* Investment property (owned) includes assets classified as
held for sale in the IFRS balance sheet.
** LTV calculated excluding
investment properties (leased) and the corresponding lease
liabilities.
2022
|
Unite
£m
|
Share of JVs
|
Group on
EPRA basis
£m
|
USAF
£m
|
LSAV
£m
|
Investment property
(owned)
|
3,623.4
|
813.0
|
960.4
|
5,396.8
|
Investment property
(leased)
|
90.3
|
-
|
-
|
90.3
|
Investment property (under
development)
|
202.7
|
-
|
-
|
202.7
|
Total property
portfolio
|
3,916.4
|
813.0
|
960.4
|
5,689.8
|
Debt
|
(1,247.8)
|
(239.8)
|
(385.2)
|
(1,872.8)
|
Lease liabilities
|
(90.4)
|
-
|
-
|
(90.4)
|
Cash
|
38.0
|
35.6
|
65.6
|
139.2
|
Net debt
|
(1,300.2)
|
(204.2)
|
(319.6)
|
(1,824.0)
|
Other assets and
(liabilities)
|
(95.1)
|
(33.6)
|
(20.4)
|
(149.1)
|
EPRA NTA
|
2,521.1
|
575.2
|
620.4
|
3,716.7
|
Loan to value*
|
32%
|
25%
|
33%
|
31%
|
Loan to value post IFRS
16
|
33%
|
25%
|
33%
|
32%
|
* LTV calculated excluding investment properties (leased) and the
corresponding lease liabilities.
2.3b) Movement in EPRA NTA during
the year
Contributions to EPRA NTA by each
segment during the year is as follows:
2023
|
Note
|
Unite
£m
|
Share of joint ventures
|
Group on EPRA basis
Total
£m
|
USAF
£m
|
LSAV
£m
|
Operations
|
|
|
|
|
|
Operations segment
result
|
2.2a
|
137.8
|
23.3
|
24.1
|
185.2
|
Add back amortisation of
intangibles
|
|
5.2
|
-
|
-
|
5.2
|
Total Operations
|
|
143.0
|
23.3
|
24.1
|
190.4
|
Property
|
|
|
|
|
|
Rental growth
|
|
185.2
|
41.8
|
56.1
|
286.7
|
Yield movement
|
|
(215.9)
|
(34.4)
|
(85.7)
|
(339.6)
|
Disposal gains/
(losses)
|
|
11.8
|
(3.7)
|
0.3
|
8.4
|
Investment property (losses)/gains
(owned)*
|
|
(18.9)
|
3.7
|
(29.3)
|
(44.5)
|
Investment property losses
(leased)
|
3.1a
|
(10.4)
|
-
|
-
|
(10.4)
|
Investment property losses (under
development)
|
3.1a
|
(6.6)
|
-
|
-
|
(6.6)
|
Pre-contract/other development
costs
|
2.2a
|
(2.8)
|
-
|
-
|
(2.8)
|
Total Property
|
|
(38.7)
|
3.7
|
(29.3)
|
(64.3)
|
Unallocated
|
|
|
|
|
|
Shares issued
|
|
294.9
|
-
|
-
|
294.9
|
Investment in joint
ventures
|
|
27.3
|
(21.8)
|
(5.5)
|
-
|
Dividends paid
|
|
(117.3)
|
-
|
-
|
(117.3)
|
Acquisition of
intangibles
|
|
(1.6)
|
-
|
-
|
(1.6)
|
Share based payment
charge
|
|
(3.4)
|
-
|
-
|
(3.4)
|
Other
|
|
(0.4)
|
(0.2)
|
(0.2)
|
(0.8)
|
Total Unallocated
|
|
199.6
|
(22.0)
|
(5.7)
|
172.0
|
Total EPRA NTA movement in the
year
|
|
303.9
|
5.0
|
(10.9)
|
298.0
|
Total EPRA NTA brought
forward
|
|
2,521.1
|
575.2
|
620.4
|
3,716.7
|
Total EPRA NTA carried
forward
|
|
2,825.0
|
580.2
|
609.5
|
4,014.7
|
*
Investment property gains (owned) includes gains on assets
classified as held for sale in the IFRS balance sheet.
The £0.8 million other balance
within the unallocated segment includes the purchase of own shares
of (£0.6 million), contributions to the Unite Foundation and other
social causes of (£1.6 million), tax credits of £1.1 million and
other costs of (£0.3 million).
2022
|
Note
|
Unite
£m
|
Share of joint ventures
|
Group on EPRA basis
Total
£m
|
USAF
£m
|
LSAV
£m
|
Operations
|
|
|
|
|
|
Operations segment
result
|
2.2a
|
117.1
|
20.5
|
24.0
|
161.6
|
Add back amortisation of
intangibles
|
|
5.9
|
-
|
-
|
5.9
|
Total Operations
|
|
123.0
|
20.5
|
24.0
|
167.5
|
Property
|
|
|
|
|
|
Rental growth
|
|
117.1
|
0.5
|
32.6
|
150.2
|
Yield movement
|
|
(11.0)
|
2.2
|
(3.0)
|
(11.8)
|
Disposal losses
|
|
(15.6)
|
(0.9)
|
-
|
(16.5)
|
Investment property gains
(owned)
|
|
90.5
|
1.8
|
29.6
|
121.9
|
Investment property losses
(leased)
|
3.1a
|
(9.3)
|
-
|
-
|
(9.3)
|
Investment property gains (under
development)
|
3.1a
|
6.6
|
-
|
-
|
6.6
|
Pre-contract/other development
costs
|
2.2a
|
(1.2)
|
-
|
-
|
(1.2)
|
Total Property
|
|
86.6
|
1.8
|
29.6
|
118.0
|
Unallocated
|
|
|
|
|
|
Shares issued
|
|
1.1
|
-
|
-
|
1.1
|
Investment in joint
ventures
|
|
(102.4)
|
122.0
|
(19.6)
|
-
|
Dividends paid
|
|
(96.4)
|
-
|
-
|
(96.4)
|
Abortive costs
|
|
(1.5)
|
-
|
-
|
(1.5)
|
Acquisition of
intangibles
|
|
(1.9)
|
-
|
-
|
(1.9)
|
Other
|
|
(1.8)
|
(0.3)
|
(0.2)
|
(2.3)
|
Total Unallocated
|
|
(202.9)
|
121.7
|
(19.8)
|
(101.0)
|
Total EPRA NTA movement in the
year
|
|
6.7
|
144.0
|
33.8
|
184.5
|
Total EPRA NTA brought
forward
|
|
2,514.4
|
431.2
|
586.6
|
3,532.2
|
Total EPRA NTA carried
forward
|
|
2,521.1
|
575.2
|
620.4
|
3,716.7
|
The £2.3 million other balance
within the unallocated segment includes the purchase of own shares
of (£1.7 million), contributions to the Unite Foundation of (£0.6
million), tax credits of £0.1 million and other costs of (£0.1
million).
2.3c) Reconciliation to
IFRS
To determine EPRA NTA, net assets
reported under IFRS are adjusted to exclude the fair value of
financial instruments, associated tax and the carrying value of
intangibles.
To determine EPRA NRV, net assets
reported under IFRS are adjusted to exclude the fair value of
financial instruments, associated tax and real estate transfer
tax.
To determine EPRA NDV, net assets
reported under IFRS are adjusted to exclude the fair value of
financial instruments, but include the fair value of fixed interest
rate debt and the carrying value of intangibles.
The net assets reported under IFRS
reconcile to EPRA NTA, NRV and NDV as follows:
2023
|
|
NTA
£m
|
NRV
£m
|
NDV
£m
|
Net assets reported under
IFRS
|
|
4,067.0
|
4,067.0
|
4,067.0
|
Mark to market interest rate
swaps
|
|
(58.1)
|
(58.1)
|
-
|
Unamortised swap gain
|
|
(1.2)
|
(1.2)
|
(1.2)
|
Mark to market of fixed rate
debt
|
|
-
|
-
|
35.0
|
Unamortised fair value of debt
recognised on acquisition
|
|
15.2
|
15.2
|
15.2
|
Current tax
|
|
0.7
|
0.7
|
-
|
Deferred tax
|
|
0.4
|
0.4
.4
|
-
|
Intangibles per IFRS balance
sheet
|
|
(9.3)
|
-
|
-
|
Real estate transfer tax
|
|
-
|
306.7
|
-
|
EPRA reporting measure
|
|
4,014.7
|
4,330.7
|
4,116.0
|
2022
|
|
NTA
£m
|
NRV
£m
|
NDV
£m
|
Net assets reported under
IFRS
|
|
3,787.5
|
3,787.5
|
3,787.5
|
Mark to market interest rate
swaps
|
|
(77.4)
|
(77.4)
|
-
|
Unamortised swap gain
|
|
(1.4)
|
(1.4)
|
(1.4)
|
Mark to market of fixed rate
debt
|
|
-
|
-
|
(154.7)
|
Unamortised fair value of debt
recognised on acquisition
|
|
19.5
|
19.5
|
19.5
|
Current tax
|
|
0.7
|
0.7
|
-
|
Intangibles per IFRS balance
sheet
|
|
(12.2)
|
-
|
-
|
Real estate transfer tax
|
|
-
|
300.7
|
-
|
EPRA reporting measure
|
|
3,716.7
|
4,029.6
|
3,960.3
|
2.3d) NAV, NTA, NRV and NDV per
share
The Board uses EPRA NTA to monitor
the performance of the Property segment on a day-to-day
basis.
|
Note
|
2023
£m
|
2022
£m
|
2023
pps
|
2022
pps
|
EPRA NTA
|
2.3a
|
4,014.7
|
3,716.7
|
921p
|
928p
|
EPRA NTA (diluted)
|
|
4,018.6
|
3,719.7
|
920p
|
927p
|
EPRA NRV
|
2.3c
|
4,330.7
|
4,029.6
|
994p
|
1,004p
|
EPRA NRV (diluted)
|
|
4,334.6
|
4,032.6
|
992p
|
1,005p
|
EPRA NDV
|
|
4,116.0
|
3,960.3
|
944p
|
987p
|
EPRA NDV (diluted)
|
|
4,119.9
|
3,963.3
|
943p
|
988p
|
Number of shares
(thousands)
|
2023
|
2022
|
Basic
|
435,855
|
400,292
|
Outstanding share
options
|
1,165
|
895
|
Diluted
|
437,019
|
401,187
|
2.4 Revenue and costs
The Group earns revenue from the
following activities:
|
|
Note
|
2023
£m
|
2022
£m
|
Rental income*
|
Operations segment
|
2.2a
|
259.2
|
241.7
|
Management fees
|
Operations segment
|
|
17.1
|
17.8
|
|
|
276.3
|
259.5
|
Impact of non-controlling interest
on management fees
|
|
(0.2)
|
(0.2)
|
Total revenue
|
|
|
276.1
|
259.3
|
* EPRA earnings includes £369.5
million (2022: £339.7million) of rental income, which is comprised
of £259.2 million (2022: £241.7 million) recognised on wholly owned
assets and a further £110.3 million (2022: £98.0 million) from
joint ventures, which is included in share of joint venture profit
in the consolidated income statement.
The cost of sales included in the
consolidated income statement includes property operating expenses
of £76.8 million
(2022: £70.3 million).
2.5 Tax
As a REIT, rental profits and
gains on disposal of investment properties are exempt from
corporation tax. The Group pays UK corporation tax on the profits
from its residual business, including management fees received from
joint ventures, together with UK income tax on rental income that
arises from investments held by offshore subsidiaries in which the
Group holds a non-controlling interest.
2.5a) Tax - income
statement
The total taxation charge/(credit)
in the income statement is analysed as follows:
|
2023
£m
|
2022
£m
|
Corporation tax on residual
business income arising in UK companies
|
1.0
|
0.5
|
Income tax on UK rental income
arising in non-UK companies
|
0.4
|
0.4
|
Adjustments in respect of prior
periods
|
(0.2)
|
(0.2)
|
Current tax
charge/(credit)
|
1.2
|
0.7
|
Origination and reversal of
temporary differences
|
(2.3)
|
(1.0)
|
Effect of change in tax
rate
|
-
|
-
|
Adjustments in respect of prior
periods
|
-
|
0.4
|
Deferred tax
charge/(credit)
|
(2.3)
|
(0.6)
|
Total tax charge/(credit) in income
statement
|
(1.1)
|
0.1
|
The movement in deferred tax is
shown in more detail in note 2.5d.
In the income statement, a tax
charge of £1.2 million arises on a profit before tax of £102.5
million. The taxation charge that would arise at the standard rate
of UK corporation tax is reconciled to the actual tax charge as
follows:
|
2023
£m
|
2022
£m
|
Profit before tax
|
102.5
|
351.9
|
Income tax using the UK corporation
tax rate of 19% (2021: 19%)
|
24.1
|
67.0
|
Property rental business profits
exempt from tax in the REIT Group
|
(45.7)
|
(28.4)
|
Property revaluations not subject
to tax
|
16.2
|
(25.8)
|
Mark to market changes in interest
rate swaps not subject to tax
|
3.0
|
(13.4)
|
Effect of indexation on
investments
|
-
|
0.1
|
Effect of other permanent
differences
|
1.3
|
0.5
|
Effect of tax deduction transferred
to equity on share schemes
|
0.2
|
0.3
|
Rate difference on deferred
tax
|
-
|
(0.4)
|
Prior year adjustments
|
(0.2)
|
0.2
|
Total tax charge/(credit) in income
statement
|
(1.1)
|
0.1
|
As a UK REIT, the Group is exempt
from UK corporation tax on the profits from its property rental
business. Accordingly, the element of the Group's profit before tax
relating to its property rental business has been separately
identified in the reconciliation above.
No deferred tax asset has been
recognised in respect of the Group's accumulated tax losses on the
basis that they are not expected to be utilised in future periods.
At 31 December 2023 these losses totalled £15.3 million (2022:
£15.3 million).
Although the Group does not pay UK
corporation tax on the profits from its property rental business,
it is required to distribute 90% of the profits from its property
rental business after accounting for tax adjustments as a Property
Income Distribution (PID). PIDs are charged to tax in the same way
as property income in the hands of the recipient. For the year
ended 31 December 2023 the required PID is expected to be fully
paid by the end of 2022.
2.5b) Tax - other comprehensive
income
Within other comprehensive income
a tax charge totalling £nil (2022: £nil) has been
recognised.
2.5c) Tax - statement of changes
in equity
Within the statement of changes in
equity a tax credit totalling £0.1 million (2022: £0.3 million
charge) has been recognised representing deferred tax. An analysis
of this is included below in the deferred tax movement
table.
2.5d) Tax - balance
sheet
The table below outlines the
deferred tax (assets)/liabilities that are recognised in the
balance sheet, together with their movements in the
year:
2023
|
At 31 December 2022
£m
|
Charged/(credited)
in income
£m
|
Charged/(credited)
in equity
£m
|
At 31 December 2023
£m
|
Investments
|
0.4
|
-
|
-
|
0.4
|
Property, plant and machinery and
provisions
|
(2.8)
|
(2.1)
|
-
|
(4.9)
|
Share schemes
|
(0.9)
|
(0.4)
|
0.2
|
(1.1)
|
Tax value of carried forward
losses recognised
|
-
|
0.2
|
(0.2)
|
-
|
Net tax
(assets)/liabilities
|
(3.3)
|
(2.3)*
|
-
|
(5.6)
|
* The £2.3 million credit above
includes tax movements totaling £2.5 million in respect of
property, plant and machinery, share schemes and losses which are
included in EPRA earnings and therefore not shown as a reconciling
item in the IFRS reconciliation in note 2.2b. Removing them results
in the £0.2 million movement shown in note 2.2b.
2022
|
At 31 December 2021
£m
|
Charged/(credited)
in income
£m
|
Charged/(credited)
in equity
£m
|
At 31 December 2022
£m
|
Investments
|
-
|
0.4
|
-
|
0.4
|
Property, plant and machinery and
provisions
|
(1.2)
|
(1.6)
|
-
|
(2.8)
|
Share schemes
|
(1.8)
|
0.3
|
0.6
|
(0.9)
|
Tax value of carried forward losses
recognised
|
-
|
0.3
|
(0.3)
|
-
|
Net tax (assets)
|
(3.0)
|
0.6*
|
0.3
|
(3.3)
|
* The £0.6 million balance above
includes tax movements totaling £1.3 million in respect of
property, plant and machinery, share schemes and losses which are
included in EPRA earnings and therefore not shown as a reconciling
item in the IFRS reconciliation in note 2.2b. Removing them results
in the £0.7 million movement shown in note 2.2b.
Section 3: Asset
management
3.1 Wholly owned property
assets
The Group's wholly owned property
portfolio is held in four groups on the balance sheet at the
carrying values detailed below.
In the Group's EPRA NTA all these
groups are shown at market value, except where otherwise
stated.
i) Investment property
(owned)
These are assets that the Group
intends to hold for a long period to earn rental income or capital
appreciation. The assets are measured at fair value in the balance
sheet with changes in fair value taken to the income
statement.
ii) Investment property
(leased)
These are assets the Group sold to
institutional investors and simultaneously leased back. These
right-of-use assets are measured at fair value in the balance sheet
with changes in fair value taken to the income
statement.
iii) Investment property (under
development)
These are assets which are
currently in the course of construction and which will be
transferred to Investment property on completion. The assets are
initially recognised at cost and are subsequently measured at fair
value in the balance sheet with changes in fair value taken to the
income statement.
iv) Investment property classified
as held for sale
These are assets whose carrying
amount will be recovered through a sale transaction rather than to
hold for long-term rental income or capital appreciation. This
condition is regarded as met only when the sale is highly probable
and the investment property is available for immediate sale in its
present condition. Management must be committed to the sale which
should be expected to qualify for recognition as a completed sale
within one year from the date of classification. The assets are
measured at fair value in the balance sheet, with changes in fair
value taken to the income statement. They are presented as current
assets in the IFRS balance sheet.
Valuation process
The valuations of the properties
are performed twice a year on the basis of valuation reports
prepared by external, independent valuers, having an appropriate
recognised professional qualification. The fair values are based on
market values as defined in the RICS Appraisal and Valuation
Manual, issued by the Royal Institution of Chartered Surveyors, and
taking account of committed fire safety and external façade works
as provided by Unite. CB Richard Ellis Ltd, Jones Lang LaSalle
Ltd and Messrs Knight Frank LLP, Chartered Surveyors were the
valuers in the years ended 31 December 2023 and 2022.
The Group has transferred the 2023
addition in respect of committed spend on fire safety and façade
works taking place in 2024/ 2025 to property valuations, which is
presented as a deduction to fair value below.
The valuations are based
on:
· Information
provided by the Group such as current rents, occupancy, operating
costs, terms and conditions of leases and nomination agreements and
capital expenditure. This information is derived from the Group's
financial systems and is subject to the Group's overall control
environment.
· Assumptions and
valuation models used by the valuers - the assumptions are
typically market related, such as yield and discount rates. These
are based on their professional judgement and market
observation.
The information provided to the
valuers - and the assumptions and the valuation models used by the
valuers - are reviewed by the Property Leadership Team and the CFO.
This includes a review of the fair value movements over the
year.
The fair value of the Group's
wholly owned properties and the movements in the carrying value of
the Group's wholly owned property portfolio during the year ended
31 December 2023 are shown in the table below.
2023
|
Investment
property
(owned)
£m
|
Investment
property
(leased)
£m
|
Investment property (under development)
£m
|
Total
£m
|
At 1 January 2023
|
3,623.4
|
90.3
|
202.7
|
3,916.4
|
Additions
|
-
|
-
|
-
|
-
|
Cost capitalised
|
66.5
|
4.8
|
58.9
|
130.2
|
Interest capitalised
|
-
|
-
|
8.4
|
8.4
|
Transfer from investment property
under development
|
88.7
|
|
(88.7)
|
-
|
Transfer from work in
progress
|
-
|
-
|
-
|
-
|
Transfer to assets held for
sale
|
(33.5)
|
-
|
-
|
(33.5)
|
Disposals
|
-
|
-
|
-
|
-
|
Valuation gains
|
121.1
|
-
|
32.4
|
153.5
|
Valuation losses
|
(151.7)
|
(10.4)
|
(39.0)
|
(201.1)
|
Net valuation
gains/(losses)
|
(30.6)
|
(10.4)
|
(6.6)
|
(47.6)
|
Committed fire safety and external
facade works
|
(20.2)
|
-
|
-
|
(20.2)
|
Carrying and market value at 31
December 2023
|
3,694.3
|
84.7
|
174.7
|
3,953.7
|
The fair value of the Group's
wholly owned properties and the movements in the carrying value of
the Group's wholly owned property portfolio during the year ended
31 December 2022 are shown in the table below.
2022
|
Investment
property
(owned)
£m
|
Investment
property
(leased)
£m
|
Investment property (under development)
£m
|
Total
£m
|
At 1 January 2022
|
3,095.1
|
97.7
|
324.1
|
3,516.9
|
Additions
|
71.1
|
-
|
-
|
71.1
|
Cost capitalised
|
38.6
|
1.9
|
187.7
|
228.2
|
Interest capitalised
|
0.5
|
-
|
5.9
|
6.4
|
Transfer from investment property
under development
|
326.5
|
-
|
(326.5)
|
-
|
Transfer from work in
progress
|
-
|
-
|
4.9
|
4.9
|
Disposals
|
(14.5)
|
-
|
-
|
(14.5)
|
Valuation gains
|
168.6
|
-
|
19.4
|
188.0
|
Valuation losses
|
(62.5)
|
(9.3)
|
(12.8)
|
(84.6)
|
Net valuation
gains/(losses)
|
106.1
|
(9.3)
|
6.6
|
103.4
|
Carrying and market value at 31
December 2022
|
3,623.4
|
90.3
|
202.7
|
3,916.4
|
Assets classified as held for sale
at 31 December 2023 are comprised of £33.5 million of investment
property (owned) less (£7.8 million) costs to sell - the amounts
are presented net in the balance sheet at £25.7 million
(£nil).
Assets classified as held for sale
are reported within the Operations segment and represent a
portfolio of properties (split across the Group and joint ventures)
intended to be sold within the next 12 months.
Included within investment
properties at 31 December 2023 are £11.7 million (2022: £28.4
million) of assets held under a long leasehold and £0.1 million
(2022: £0.1 million) of assets held under short
leasehold.
Total interest capitalised in
investment properties (owned) and investment properties under
development at 31 December 2023 was £66.4 million (2022: £63.5
million) on a cumulative basis.
Total internal costs capitalised
in investment properties (owned) and investment properties under
development was £77.1 million at 31 December 2023 (2022: £70.0
million) on a cumulative basis.
Investment property (under
development) includes interests in land not currently under
construction totalling £8.3 million (2022: £136.3
million).
Recurring fair value
measurement
All investment and development
properties are classified as Level 3 in the fair value
hierarchy.
Class of asset
|
2023
£m
|
2022
£m
|
London - rental
properties
|
1,154.9
|
1,212.8
|
Prime regional - rental
properties
|
1,156.0
|
1,105.6
|
Major regional - rental
properties
|
1,246.0
|
1,130.0
|
Provincial - rental
properties
|
104.0
|
103.9
|
London - development
properties
|
86.2
|
91.9
|
Prime regional - development
properties
|
57.0
|
32.4
|
Major regional - development
properties
|
22.0
|
64.1
|
London build-to-rent - rental
properties
|
66.9
|
71.1
|
Prime regional build-to-rent -
development properties
|
9.5
|
14.3
|
Investment property
(owned)
|
3,902.5
|
3,826.1
|
Investment property
(leased)
|
84.7
|
90.3
|
Market value (including assets
classified as held for sale)
|
3,987.2
|
3,916.4
|
Investment property (classified as
held for sale)
|
(33.5)
|
-
|
Market value
|
3,953.7
|
3,916.4
|
The valuations have been prepared
in accordance with the latest version of the RICS Valuation -
Global Standards (incorporating the International Valuation
Standards) and the UK national supplement (the "Red Book") based on
net rental income, estimated future costs, occupancy, property
management costs and the net initial yield or discount
rate.
Where the asset is leased to a
university, the valuations also reflect the length of the lease,
the allocation of maintenance and insurance responsibilities
between the Group and the lessee, and the market's general
perception of the lessee's creditworthiness.
The resulting valuations are
cross-checked against comparable market transactions.
For development properties, the
fair value is usually calculated by estimating the fair value of
the completed property (using the discounted cash flow method) less
estimated costs to completion.
Fair value using unobservable
inputs (Level 3)
|
2023
£m
|
2022
£m
|
Opening fair value
|
3,916.4
|
3,516.9
|
Gains and (losses) recognised in
income statement
|
(47.5)
|
103.4
|
Transfer to current assets
classified as held for sale
|
(33.5)
|
-
|
Capital expenditure
|
138.5
|
310.6
|
Committed fire safety and external
facade works
|
(20.2)
|
-
|
Disposals
|
-
|
(14.5)
|
Closing fair value
|
3,953.7
|
3,916.4
|
Investment property (classified as
held for sale)
|
33.5
|
-
|
Closing fair value (including
assets classified as held for sale)
|
3,987.2
|
3,916.4
|
Quantitative information about
fair value measurements using unobservable inputs (Level
3)
2023
|
Fair value
£m
|
Valuation
technique
|
Unobservable inputs
|
Range
|
Weighted average
|
|
London -
rental properties
|
1,154.9
|
RICS Red
Book
|
Net rental income (£ per week)
Estimated future rent increase (%)
Net initial yield/discount rate (%)
|
£206-£424
2%-4%
4.0%-4.7%
|
£324
3%
4.3%
|
Prime regional -
rental properties
|
1,156.0
|
RICS Red
Book
|
Net rental income (£ per week)
Estimated future rent increase (%)
Net initial yield/discount rate (%)
|
£152-£270
2%-5%
4.3%-6.7%
|
£189
3%
4.9%
|
Major regional -
rental properties
|
1,246.0
|
RICS Red
Book
|
Net rental income (£ per week)
Estimated future rent increase (%)
Net initial yield/discount rate (%)
|
£84-£189
2%-5%
4.9%-7.2%
|
£135
3%
5.7%
|
Provincial -
rental properties
|
104.0
|
RICS Red
Book
|
Net rental income (£ per week)
Estimated future rent increase (%)
Net initial yield/discount rate (%)
|
£103-£162
2%-3%
7.0%-21.7%
|
£136
3%
8.9%
|
London -
development properties
|
86.2
|
RICS Red
Book
|
Estimated cost to complete
(£m)
Net rental income (£ per
week)
Estimated future rent increase
(%)
Net initial yield/discount rate (%)
|
£102.2m -
£185.3m
£304
3%
4.0%
|
£154.5m
£304
3%
4.0%
|
Prime regional -
development properties
|
57.0
|
RICS Red
Book
|
Estimated cost to complete
(£m)
Net rental income (£ per
week)
Estimated future rent increase (%)
Net initial yield/discount rate (%)
|
£50.0m -
£52.0m
£234-£236
3%
4.4% -
5.2%
|
£51.4m
£242
3%
4.7%
|
Major regional -
development properties
|
22.0
|
RICS Red
Book
|
Estimated cost to complete
(£m)
Net rental income (£ per
week)
Estimated future rent increase
(%)
Net initial yield/discount rate (%)
|
£19.4m -
£124.1m
£214
3%
5.2%
|
£97.6m
£214
3%
5.2%
|
|
3,826.1
|
|
|
|
|
Investment property -
build-to-rent
|
66.9
|
RICS Red
Book
|
Net rental income (£ per week)
Estimated future rent increase (%)
Net initial yield/discount rate (%)
|
£412
3%
4.1%
|
£412
3%
4.1%
|
Development property -
build-to-rent
|
9.5
|
RICS Red
Book
|
Estimated cost to complete
(£m)
Net rental income (£ per week)
Estimated future rent increase (%)
Net initial yield/discount rate (%)
|
£12.6m
£278
3%
4.4%
|
£12.6m
£278
3%
4.4%
|
|
3,902.5
|
|
|
|
|
Investment property
(leased)
|
84.7
|
Discounted
cash flows
|
Net rental income (£ per week)
Estimated future rent increase (%)
Discount rate (yield) (%)
|
£106-£207
1.8% -
2.7%
6.3%
|
£168
2.3%
6.3%
|
Fair value at 31 December
2023
|
3,987.2
|
|
|
|
|
2022
|
Fair value
£m
|
Valuation
technique
|
Unobservable inputs
|
Range
|
Weighted average
|
London -
rental properties
|
1,212.8
|
RICS Red
Book
|
Net rental income (£ per week)
Estimated future rent increase (%)
Net initial yield/discount rate (%)
|
£208 -
£392
2.0% - 4.0%
3.7% - 4.5%
|
£308
3.0%
3.9%
|
Prime regional -
rental properties
|
1,105.6
|
RICS Red
Book
|
Net rental income (£ per week)
Estimated future rent increase (%)
Net initial yield/discount rate (%)
|
£148 -
£243
2.0% - 5.0%
4.1% - 6.2%
|
£163
3.0%
4.7%
|
Major regional -
rental properties
|
1,130.0
|
RICS Red
Book
|
Net rental income (£ per week)
Estimated future rent increase (%)
Net initial yield/discount rate (%)
|
£99 -
£178
2.0% - 3.0%
4.5% - 7.0%
|
£128
3.0%
5.7%
|
Provincial -
rental properties
|
103.9
|
RICS Red
Book
|
Net rental income (£ per week)
Estimated future rent increase (%)
Net initial yield/discount rate (%)
|
£107 -
£156
2.0% - 3.0%
6.8% - 21.5%
|
£123
3.0%
8.6%
|
London -
development properties
|
91.9
|
RICS Red
Book
|
Estimated cost to complete
(£m)
Net rental income (£ per week)
Estimated future rent increase
(%)
Net initial yield/discount rate (%)
|
£111.4m-£177.1m
£183 -
£366
3.0%
3.7%
|
£150.2m
£248
3.0%
3.7%
|
Prime regional -
development properties
|
32.4
|
RICS Red
Book
|
Estimated cost to complete
(£m)
Net rental income (£ per week)
Estimated future rent increase
(%)
Net initial yield/discount rate (%)
|
£17.5m -
£58.3m
£171 -
£235
2.5% - 3.0%
4.3% - 5.0%
|
£44.7m
£184
3.0%
4.5%
|
Major regional -
development properties
|
64.1
|
RICS Red
Book
|
Estimated cost to complete
(£m)
Net rental income (£ per week)
Estimated future rent increase
(%)
Net initial yield/discount rate (%)
|
£18.2m -
£28.4m
£185 -
£287
3.0%
4.9% - 5.0%
|
£21.1m
£198
3.0%
4.9%
|
|
3,740.7
|
|
|
|
|
Investment property -
build-to-rent
|
71.1
|
RICS Red
Book
|
Net rental income (£ per
week)
Estimated future rent increase
(%)
Net initial yield/Discount rate
(%)
|
£359
3.0%
3.9%
|
£359
3.0%
3.9%
|
Development property -
build-to-rent
|
14.3
|
RICS Red
Book
|
Estimated cost to complete
(£m)
Net rental income (£ per
week)
Estimated future rent increase
(%)
Net initial yield/discount rate
(%)
|
£12.8m-£20.4m
£170-£614
3.0%
3.9%-4.3%
|
£15.6m
£312
3.0%
4.03%
|
|
3,826.1
|
|
|
|
|
Investment property
(leased)
|
90.3
|
Discounted
cash flows
|
Net rental income (£ per week)
Estimated future rent increase (%)
Discount rate (yield) (%)
|
£99 -
£191
1.0% - 3.0%
6.3%
|
£154
2.0%
6.3%
|
Fair value at 31 December
2022
|
3,916.4
|
|
|
|
|
|
|
|
|
|
|
|
|
Fair value sensitivity
analysis
A decrease in net rental income or
occupancy will result in a decrease in the fair value, whereas a
decrease in the discount rate (yield) will result in an increase in
fair value. There are inter-relationships between these rates as
they are partially determined by market rate conditions.
Class of assets
|
Fair value at
31 December 2023
£m
|
+5%
change in estimated net rental income
£m
|
-5%
change in estimated net rental income
£m
|
+25 bps
change in nominal equivalent yield
£m
|
-25 bps
change in nominal equivalent yield
£m
|
Rental properties
|
|
|
|
|
|
London
|
1,154.9
|
1,234.0
|
1,116.3
|
1,110.6
|
1,247.6
|
Prime regional
|
1,156.0
|
1,213.6
|
1,098.8
|
1,099.7
|
1,218.9
|
Major regional
|
1,246.0
|
1,270.9
|
1,147.4
|
1,157.1
|
1,266.1
|
Provincial
|
104.0
|
110.8
|
100.2
|
102.5
|
108.7
|
Development properties
|
|
|
|
|
|
London
|
86.2
|
91.4
|
80.9
|
79.9
|
92.4
|
Prime regional
|
57.0
|
59.7
|
54.3
|
54.2
|
60.1
|
Major regional
|
22.0
|
23.0
|
20.9
|
21.0
|
23.1
|
Build-to-rent properties
|
|
|
|
|
|
London
|
66.9
|
70.2
|
63.7
|
63.5
|
70.8
|
Prime regional
|
9.5
|
10.0
|
9.0
|
9.0
|
10.1
|
Market value
|
3,902.5
|
4,083.6
|
3,691.4
|
3,697.5
|
4,097.8
|
3.2 Inventories
|
2023
£m
|
2022
£m
|
Interests in land
|
25.3
|
11.4
|
Other stocks
|
0.9
|
1.4
|
Inventories
|
26.2
|
12.8
|
At 31 December 2023 and 31 December
2022 Interests in land includes conditionally exchanged
schemes.
3.3 Investments in joint
ventures
The Group has two joint
ventures:
Joint venture
|
Group's share of
assets/results 2023 (2022)
|
Objective
|
Partner
|
Legal entity in which
Group has interest
|
The UNITE UK Student Accommodation
Fund (USAF)
|
29.5%*
(29.5%*)
|
Operate
student accommodation throughout the UK
|
Consortium of investors
|
UNITE UK
Student Accommodation Fund,
a Jersey Unit Trust
|
London Student Accommodation
Venture (LSAV)
|
50%
(50%)
|
Operate
student accommodation
in London and Birmingham
|
GIC Real
Estate Pte, Ltd Real estate investment vehicle of
the Government of Singapore
|
LSAV
Unit Trust, a Jersey Unit Trust and LSAV (Holdings) Ltd,
incorporated in Jersey
|
* Part of the Group's interest is
held through a subsidiary, USAF (Feeder) Guernsey Limited, in which
there is an external investor. A non-controlling interest therefore
occurs on consolidation of the Group's results representing the
external investor's share of profits and assets relating to its
investment in USAF. The ordinary shareholders of The Unite Group
PLC are beneficially interested in 28.15% (2022: 28.15%) of
USAF.
3.3a) Net assets and results of the joint
ventures
The summarised balance sheets and
results for the year, and the Group's share of these joint ventures
are as follows:
2023
|
USAF
£m
|
LSAV
£m
|
Total
£m
|
Gross
|
MI
|
Share
|
Gross
|
Share
|
Gross
|
Share
|
Investment property
|
2,940.8
|
38.7
|
827.8
|
1,909.4
|
954.7
|
4,850.2
|
1,821.2
|
Cash
|
64.7
|
0.9
|
18.2
|
43.0
|
21.5
|
107.7
|
40.6
|
Debt
|
(865.0)
|
(11.4)
|
(243.5)
|
(674.0)
|
(337.0)
|
(1,539.0)
|
(591.9)
|
Swap
assets/(liabilities)
|
1.4
|
-
|
0.4
|
3.6
|
1.8
|
5.0
|
2.2
|
Other current assets
|
12.4
|
0.2
|
3.5
|
(2.8)
|
(1.4)
|
9.6
|
2.3
|
Other current
liabilities
|
(92.1)
|
(1.2)
|
(25.8)
|
(56.6)
|
(28.4)
|
(148.7)
|
(55.4)
|
Net assets
|
2,062.2
|
27.2
|
580.6
|
1,222.6
|
611.2
|
3,284.8
|
1,219.0
|
Non-controlling
interest
|
-
|
(27.2)
|
-
|
-
|
-
|
-
|
(27.2)
|
Swap
(assets)/liabilities
|
(1.4)
|
-
|
(0.4)
|
(3.6)
|
(1.7)
|
(5.0)
|
(2.1)
|
EPRA NTA
|
2,060.8
|
-
|
580.2
|
1,219.0
|
609.5
|
3,279.8
|
1,189.7
|
Profit for the year
|
104.9
|
1.2
|
31.2
|
(10.8)
|
(5.4)
|
94.1
|
27.0
|
* Investment property includes
assets classified as held for sale in the IFRS balance
sheet.
2022
|
USAF
£m
|
LSAV
£m
|
Total
£m
|
Gross
|
MI
|
Share
|
Gross
|
Share
|
Gross
|
Share
|
Investment property
|
2,888.1
|
38.0
|
813.0
|
1,920.8
|
960.4
|
4,808.9
|
1,811.4
|
Cash
|
126.5
|
1.7
|
35.6
|
131.2
|
65.6
|
257.7
|
102.9
|
Debt
|
(851.9)
|
(11.2)
|
(239.8)
|
(770.4)
|
(385.2)
|
(1,622.3)
|
(636.2)
|
Swap
assets/(liabilities)
|
3.2
|
-
|
0.9
|
6.6
|
3.3
|
9.8
|
4.2
|
Other current assets
|
126.5
|
1.7
|
35.6
|
16.4
|
8.2
|
142.9
|
45.5
|
Other current
liabilities
|
(245.8)
|
(3.4)
|
(69.2)
|
(57.2)
|
(28.6)
|
(303.0)
|
(101.2)
|
Net assets
|
2,046.6
|
26.8
|
576.1
|
1,247.4
|
623.7
|
3,294.0
|
1,226.6
|
Non-controlling
interest
|
-
|
(26.8)
|
-
|
-
|
-
|
-
|
(26.8)
|
Swap
(assets)/liabilities
|
(3.2)
|
-
|
(0.9)
|
(6.6)
|
(3.3)
|
(9.8)
|
(4.2)
|
EPRA NTA
|
2,043.4
|
-
|
575.2
|
1,240.8
|
620.4
|
3,284.2
|
1,195.6
|
Profit for the year
|
124.2
|
1.3
|
26.1
|
106.0
|
53.0
|
230.2
|
80.4
|
Net assets and profit for the year
above include the non-controlling interest, whereas EPRA NTA
excludes the non-controlling interest.
3.3b) Movement in carrying value of the Group's investments
in joint ventures
The carrying value of the Group's
investment in joint ventures decreased by £7.6 million during the
year ended 31 December 2023 (2022: £182.5 million increase),
resulting in an overall carrying value of £1,219.0 million (2022:
£1,226.6 million). The following table shows how the increase has
arisen.
|
2023
£m
|
2022
£m
|
Recognised in the income statement:
|
|
|
Operations segment
result
|
47.4
|
44.5
|
Non-controlling interest share of
Operations segment result
|
1.3
|
1.3
|
Management fee adjustment related
to trading with joint venture
|
4.5
|
4.0
|
Net valuation (losses)/gains on
investment property
|
(21.9)
|
32.3
|
Property disposals*
|
(3.5)
|
(0.9)
|
Ineffective swap
|
(0.4)
|
(0.4)
|
Other
|
(0.4)
|
(0.4)
|
|
27.0
|
80.4
|
Recognised in equity:
|
|
|
Movement in effective
hedges
|
(2.1)
|
4.7
|
Other adjustments to the carrying
value:
|
|
|
Profit adjustment related to
trading with joint venture
|
(4.5)
|
(4.0)
|
Additional capital invested in
USAF
|
-
|
140.9
|
USAF distributions
received
|
(22.6)
|
(19.8)
|
LSAV distributions
received
|
(5.4)
|
(19.7)
|
Increase in carrying value
|
(7.6)
|
182.5
|
Carrying value at 1
January
|
1,226.6
|
1,044.1
|
Carrying value at 31 December
|
1,219.0
|
1,226.6
|
* Property disposals includes costs
to sell relating to assets held for sale of £3.7 million at Unite
share (£nil)
3.3c) Transactions with joint ventures
The Group acts as asset and
property manager for the joint ventures and receives management
fees in relation to these services.
In addition, the Group is entitled
to performance fees from USAF and LSAV if the joint ventures
outperform certain benchmarks. The Group receives either cash or an
enhanced equity interest in the joint ventures as consideration for
the performance fee. The Group has recognised the following gross
fees in its results for the year.
|
2023
£m
|
2022
£m
|
USAF
|
16.6
4.8
21.4
|
16.6
|
LSAV
|
4.8
|
4.8
|
Asset and property management fees
|
21.4
|
21.4
|
Total fees
|
21.4
|
21.4
|
On an EPRA basis, fees from joint
ventures are shown net of the Group's share of the cost to the
joint ventures.
The Group's share of the cost to
the joint ventures is £4.5 million (2022: £4.0 million), which
results in management fees from joint ventures of £16.9 million
being shown in the Operating segment result in note 2.2a (2022:
£17.4 million).
During 2023, the Group did not
sell any properties to LSAV or USAF (2022: no properties sold to
LSAV or USAF).
Section 4: Funding
4.1 Borrowings
The table below analyses the
Group's borrowings which comprise bank and other loans by when they
fall due for payment:
|
Group - Carrying
value
|
2023
£m
|
2022
£m
|
Current
|
|
|
In one year or less, or on
demand
|
299.4
|
-
|
Non-current
|
|
|
In more than one year but not more
than two years
|
-
|
298.7
|
In more than two years but not
more than five years
|
320.7
|
228.0
|
In more than five years
|
447.6
|
721.1
|
|
1,067.6
|
1,247.8
|
Unamortised fair value of debt
recognised on acquisition
|
14.0
|
18.1
|
Total borrowings
|
1,081.6
|
1,265.9
|
In addition to the borrowings
currently drawn as shown above, the Group has available undrawn
facilities of £550.0 million (2022: £368.0 million). A further
overdraft facility of £10.0 million (2022: £10.0 million) is also
available.
The carrying value and fair value of the Group’s borrowings is
analysed below:
|
2023
|
2022
|
Carrying
value
£m
|
Fair value
£m
|
Carrying
value
£m
|
Fair value
£m
|
Level 1 IFRS fair value
hierarchy
|
875.0
|
852.3
|
875.0
|
759.3
|
Other loans and unamortised
arrangement fees
|
192.6
|
180.3
|
372.8
|
333.8
|
Total borrowings
|
1,067.6
|
1,032.6
|
1,247.8
|
1,093.1
|
The fair value of loans classified
as Level 1 in the IFRS fair value hierarchy is determined using
quoted prices in active markets for identical
liabilities.
The following table shows the changes in liabilities arising from
financing activities:
2023
|
At 1
January
2023
|
Financing cash
flows
|
Fair Value
adjustments
|
Other
changes
|
At 31 December
2023
|
Borrowings
|
1,265.9
|
(182.5)
|
(4.3)
|
2.5
|
1,081.6
|
Lease liabilities
|
92.3
|
(8.5)
|
-
|
-
|
83.8
|
Interest rate swaps
|
(73.2)
|
-
|
17.2
|
-
|
(56.0)
|
Total liabilities from financing activities
|
1,285.0
|
(191.0)
|
12.9
|
2.5
|
1,109.4
|
2022
|
at 31 December
2021
|
Financing cash
flows
|
Fair Value
adjustments
|
Other
changes
|
at 31 December
2022
|
Borrowings
|
1,162.0
|
107.0
|
(4.3)
|
1.2
|
1,265.9
|
Lease liabilities
|
96.8
|
(4.8)
|
-
|
0.3
|
92.3
|
Interest rate swaps
|
(2.5)
|
-
|
(70.7)
|
-
|
(73.2)
|
Total liabilities from financing activities
|
1,256.3
|
102.2
|
(75.0)
|
1.5
|
1,285.0
|
4.2 Interest rate swaps
The Group uses interest rate swaps
to manage the Group's exposure to interest rate fluctuations. In
accordance with the Group's treasury policy, the Group does not
hold or issue interest rate swaps for trading purposes and only
holds swaps which are considered to be commercially
effective.
The following table shows the fair value of interest rate swaps
which at 31 December 2023 are not designated in accounting hedge
relationships:
|
2023
£m
|
2022
£m
|
Current
|
-
|
-
|
Non-current
|
(56.0)
|
(73.2)
|
Fair value of interest rate swaps
|
(56.0)
|
(73.2)
|
The fair value of interest rate
swaps has been calculated by a third party expert, discounting
estimated future cash flows on the basis of market expectations of
future interest rates, representing Level 2 in the IFRS 13 fair
value hierarchy. At 31 December 2023 the fair value above comprises
non-current assets of £56.0 million (2022: non current assets of
£73.2 million).
4.3 Net financing
(gains)/costs
Recognised in the
income statement:
|
2023
£m
|
2022
£m
|
Interest income
|
(1.3)
|
(0.2)
|
Finance income
|
(1.3)
|
(0.2)
|
Gross interest expense on
loans
|
32.5
|
39.5
|
Amortisation of fair value of
debt recognised on
acquisition
|
(4.3)
|
(4.3)
|
Interest capitalised
|
(8.4)
|
(5.9)
|
Loan interest and similar charges
|
19.8
|
29.3
|
Interest on lease
liabilities
|
7.7
|
8.1
|
Mark to market changes on interest
rate swaps
|
17.2
|
(70.7)
|
Finance (gains)/costs
|
44.7
|
(33.3)
|
Net financing (gains)/costs
|
43.4
|
(33.5)
|
The average cost of the Group's
wholly owned investment debt for the year ended 31 December 2023 is
2.7% (2022: 3.3%). The overall average cost of investment debt on
an EPRA basis is 3.2% (2022: 3.4%).
4.4 Gearing
LTV is a key indicator that the
Group uses to manage its indebtedness. The Group also monitors
gearing, which is calculated using EPRA net tangible assets (NTA)
and adjusted net debt. Adjusted net debt excludes IFRS 16 lease
liabilities, the unamortised fair value of debt recognised on
acquisition and mark to market of interest rate swaps as shown
below.
The Group's gearing ratios are
calculated as follows:
|
Note
|
2023
£m
|
2022
£m
|
Cash and cash equivalents
|
5.1
|
37.5
|
38.0
|
Current borrowings
|
4.1
|
(299.4)
|
-
|
Non-current borrowings
|
4.1
|
(782.2)
|
(1,265.9)
|
Lease liabilities
|
|
(83.8)
|
(92.3)
|
Interest rate swaps
|
4.2
|
56.0
|
73.2
|
Net debt per balance sheet
|
|
(1,071.9)
|
(1,247.0)
|
Lease liabilities
|
|
83.8
|
92.3
|
Unamortised fair value of debt
recognised on acquisition
|
2.3c
|
15.2
|
19.5
|
Adjusted net debt
|
|
(972.9)
|
(1,135.2)
|
Reported net asset value
|
2.3c
|
4,067.0
|
3,787.5
|
EPRA NTA
|
2.3c
|
4,014.7
|
3,716.7
|
Gearing
|
|
|
|
Basic (net debt/reported net asset
value)
|
|
26%
|
33%
|
Adjusted gearing (adjusted net
debt/EPRA NTA)
|
|
24%
|
31%
|
Loan to value
|
2.3a
|
28%
|
31%
|
4.5 Covenant compliance
The Group monitors its covenant
position and the forecast headroom available on a monthly basis. At
31 December 2023, the Group was in full compliance with all of its
borrowing covenants.
The Group's unsecured borrowings
carry several covenants. The covenant regime is IFRS based and
gives the Group substantial operational flexibility, allowing
property acquisitions, disposals and developments to occur with
relative freedom.
|
2023
|
2022
|
Covenant
|
Actual
|
Covenant
|
Actual
|
Gearing
|
<1.50
|
0.27
|
<1.50
|
0.34
|
Unencumbered assets
ratio
|
>1.70
|
3.71
|
>1.70
|
3.12
|
Secured gearing
|
<0.25
|
0.0
|
<0.25
|
0.0
|
Development assets
ratio
|
<30%
|
3%
|
<30%
|
4%
|
Joint venture ratio
|
<55%
|
23%
|
<55%
|
24%
|
Interest cover
|
>2.00
|
8.23
|
>2.00
|
6.71
|
The Group also has bonds which
carry several covenants which the Group was also in full compliance
with as set out below.
|
2023
|
2022
|
Weighted
covenant
|
Weighted
actual
|
Weighted
covenant
|
Weighted
actual
|
Net gearing
|
<60%
|
28%
|
<60%
|
34%
|
Secured gearing
|
<25%
|
0%
|
<25%
|
0%
|
Unsecured gearing
|
>1.67
|
3.54
|
>1.67
|
2.89
|
Interest cover
|
>1.75
|
4.66
|
>1.75
|
3.50
|
4.6 Equity
The Company's issued share capital
has increased during the year as follows:
Called up, allotted and fully
paid
ordinary shares of £0.25p each
|
2023
|
2022
|
No. of
shares
|
Ordinary
shares
£m
|
Share
Premium
£m
|
No. of
shares
|
Ordinary
shares
£m
|
Share
Premium
£m
|
At 1 January
|
400,317,225
|
100.1
|
2,162.0
|
399,139,636
|
99.8
|
2,161.2
|
Shares issued (placing)
|
33,149,172
|
8.6
|
286.3
|
-
|
-
|
-
|
Shares issued (scrip
dividend)
|
2,232,001
|
0.6
|
(0.6)
|
865,069
|
0.2
|
(0.2)
|
Shares issued (options
exercised)
|
156,144
|
0.1
|
(0.1)
|
312,520
|
0.1
|
1.0
|
At 31 December
|
435,854,542
|
109.4
|
2,447.6
|
400,317,225
|
100.1
|
2,162.0
|
The holders of ordinary shares are
entitled to receive dividends as declared from time to time and are
entitled to one vote per share at meetings of the Company. All
shares rank equally with regard to the Company's residual
assets.
4.7 Dividends
During the year, the Company paid
the final 2022 dividend of £65.9 million - 21.7p per share - and an
interim 2023 dividend of £51.4 million - 11.8p per share (2022:
final 2021 dividend 15.6p and an interim dividend
11.0p).
After the year-end, the Directors
proposed a final dividend per share of 23.6p (2022: 21.7p),
bringing the total dividend per share for the year to 35.4p (2022:
32.7p). No provision has been made in relation to this
dividend.
The Group has modelled tax adjusted
property business profits for 2023 and 2024 and the PID requirement
in respect of the year ended 31 December
2023 is expected to be satisfied by the end of 2024.
Section 5: Working
capital
5.1 Cash and cash equivalents
The Group's cash position at 31
December 2023 was £37.5 million (2022: £38 million).
The Group's cash balances include
£1.1 million (2022: £1.1 million) whose use at the balance sheet
date is restricted by funding agreements to pay operating
costs.
The Group generates cash from its
operating activities as follows:
|
Note
|
|
|
2023
£m
|
2022
£m
|
|
Profit for the year
|
|
103.6
|
351.8
|
|
Adjustments for:
|
|
|
|
|
Depreciation and
amortization
|
|
6.3
|
7.8
|
|
Fair value of share-based
payments
|
|
3.4
|
1.6
|
|
Change in value of investment
property (owned and under development)
|
3.1
|
37.2
|
(112.7)
|
|
Change in value of investment
property (leased)
|
3.1
|
10.4
|
9.3
|
|
Net finance costs
|
4.3
|
18.5
|
29.1
|
|
Interest payments for leased
assets
|
4.3
|
7.7
|
8.1
|
|
Mark to market changes in interest
rate swaps
|
4.3
|
17.2
|
(70.7)
|
|
(Gain)/Loss on disposal of
investment property (owned)
|
|
(11.8)
|
15.6
|
|
Share of joint venture
profit
|
3.3b
|
(27.0)
|
(80.4)
|
|
Trading with joint venture
adjustment
|
|
4.5
|
4.0
|
|
Tax charge/(credit)
|
2.5a
|
(1.1)
|
1.6
|
|
Cash flows from operating activities before changes in
working capital
|
168.9
|
163.6
|
|
Decrease/(increase) in trade and
other receivables
|
|
(24.8)
|
3.6
|
|
(Increase) in
inventories
|
|
(13.5)
|
(1.0)
|
|
(Decrease)/increase in trade and
other payables
|
|
24.4
|
(10.7)
|
|
Cash flows from operating activities
|
|
155.0
|
155.5
|
|
Tax paid
|
|
(1.8)
|
(1.4)
|
|
Net cash flows from operating activities
|
|
153.2
|
154.1
|
|
Cash flows consist of the following
segmental cash inflows/(outflows): Operations £178.0 million (2022:
£134.1 million), Property (£354.0 million) (2022: £29.6 million)
and Unallocated £175.5 million (2022: £235.1 million).
The Unallocated amount includes a
net cash outflow of dividends paid of £117.3 million (2022: £96.4
million) and a cash inflow of £295.0 million (net of fees) as a
result of the capital raise in July 2023.
5.2 Credit risk
Credit risk is the risk of
financial loss to the Group if a customer or counterparty to a
financial instrument fails to meet its contractual obligations. It
arises principally from the Group's cash balances, the Group's
receivables from customers and joint ventures and loans provided to
the Group's joint ventures.
At the year-end, the Group's
maximum exposure to credit risk was as follows:
|
Note
|
2023
£m
|
2022
£m
|
Cash
|
5.1
|
37.5
|
38.0
|
Trade receivables
|
|
34.8
|
31.8
|
Amounts due from joint
ventures
|
|
49.4
|
46.9
|
|
|
121.7
|
116.7
|
5.2a) Cash
The Group operates investment
guidelines with respect to surplus cash. Counterparty limits for
cash deposits are largely based upon long-term ratings published by
credit rating agencies and credit default swap rates. Deposits were
placed with financial institutions with A- or better credit
ratings.
5.2b) Trade receivables
The Group's customers can be split
into two groups - (i) students (individuals) and (ii) commercial
organisations including universities. The Group's exposure to
credit risk is influenced by the characteristics of each
customer.
5.2c) Joint ventures
Amounts receivable from joint
ventures fall into two categories - working capital balances and
investment loans. The Group has strong working relationships with
its joint venture partners, and the joint ventures have strong
financial performance, retain net asset positions and are cash
generative, and therefore the Group views this as a low credit risk
balance. No impairment has therefore been recognised in 2023 or
2022.
5.3 Provisions
During 2020, and in accordance
with the Government's Building Safety Advice of 20 January 2020,
the Group undertook a thorough review of the use of High-Pressure
Laminate ('HPL') cladding on its properties. This identified 27
properties with HPL cladding that needed replacing across the
estate, due to legal or contractual obligations.
The Group continue to carry out
replacement works for properties with HPL cladding and those where
there is a legal obligation to do so, with activity prioritised
according to risk assessments, starting with those over 18 metres
in height. The remaining cost of the works is expected to be £42.4
million (Unite Group Share: £22.5million), of which £5.2 million is
in respect of wholly owned properties. Whilst the overall timetable
for these works is uncertain, management anticipate this will be
incurred over the next 12-24 months.
The Government's Building Safety
Bill, covering building standards, was passed in April 2022 and has
introduced more stringent fire safety regulations. The Group will
ensure it remains aligned to fire safety regulations as they evolve
and continue to make any required investment to ensure its
buildings remain safe to occupy. The Group has provided for the
costs of remedial work where there is a legal obligation to do
so.
The amounts provided reflect the
current best estimate of the extent and future cost of the remedial
works required and are based on known costs and quotations where
possible, and reflect the most likely outcome. However, these
estimates may be updated as work progresses or if Government
legislation and regulation changes.
The regulations continue to evolve
in this area and Unite will ensure that its buildings are safe for
occupation and compliant with laws and regulations.
The Group has transferred the 2023
addition in respect of committed spend on fire safety and facade
works taking place in 2024/ 2025 to property valuations, which is
presented as a deduction to fair value, see note 3.
The Group has not recognised any
assets in respect of future claims, but expect to recover 50 - 75%
of remediation costs through claims from contractors.
Management has performed a
sensitivity analysis to assess the impact of a change in their
estimate of total costs. A 20% increase in the estimated remaining
costs would affect net valuation gains/losses on property in the
IFRS P&L and would reduce the Group's NTA by 1.0 pence on a
Unite Group share basis. Whilst provisions are expected to be
utilised within the next year, there is uncertainty over this
timing.
The Group has recognised
provisions for the cost of these cladding works as
follows:
|
Gross
£m
|
|
Unite Share
£m
|
Wholly
owned
|
USAF
|
LSAV
|
Total
|
|
Wholly
owned
|
USAF
|
LSAV
|
Total
|
At 31 December 2021
|
33.5
|
56.3
|
2.2
|
92.0
|
|
33.5
|
12.3
|
1.1
|
46.9
|
Additions
|
1.9
|
40.1
|
29.8
|
71.8
|
|
1.9
|
11.4
|
14.9
|
28.2
|
Utilisation
|
(5.9)
|
(40.8)
|
(3.8)
|
(50.5)
|
|
(5.9)
|
(11.5)
|
(1.9)
|
(19.4)
|
Change in ownership
|
-
|
-
|
-
|
-
|
|
-
|
3.5
|
-
|
3.5
|
At 31 December 2022
|
29.5
|
55.6
|
28.2
|
113.3
|
|
29.5
|
15.6
|
14.1
|
59.2
|
Releases
|
(3.6)
|
(3.3)
|
-
|
(6.9)
|
|
(3.6)
|
(0.9)
|
-
|
(4.5)
|
Additions
|
21.3
|
51.5
|
22.2
|
95.0
|
|
21.3
|
14.5
|
11.1
|
46.9
|
Utilisation
|
(21.9)
|
(49.7)
|
(6.9)
|
(78.5)
|
|
(21.9)
|
(14.0)
|
(3.5)
|
(39.4)
|
Transferred to
valuations
|
(20.1)
|
(48.2)
|
(12.3)
|
(80.6)
|
|
(20.1)
|
(13.6)
|
(6.2)
|
(39.9)
|
At 31 December 2023
|
5.2
|
5.9
|
31.2
|
42.3
|
|
5.2
|
1.6
|
15.5
|
22.3
|
Section 6: Post balance sheet events
On 19th February 2024
Unite announced that it had entered into a joint venture ('JV')
framework agreement with Newcastle University for the development
of 2,000 new student beds, subject to planning approval. Unite will
act as development and asset manager to the JV with 51% ownership
share. Total development costs are expected to be c.£250 million
(Unite share: £128 million).
On 20th February 2024
Unite increased its debt capacity by an additional £150 million
revolving credit facility and a further £150 million term loan.
Both are on similar terms to the existing revolving credit facility
and mature in 2027. The new facilities provide liquidity to satisfy
the redemption of the £300 million Liberty Living bond, which
matures in November 2024 and increases investment
capacity.
Section 7: Alternative performance measures
The Group uses alternative
performance measures (APMs), which are not defined or specified
under IFRS. These APMs, which are not considered to be a substitute
for IFRS measures, provide additional helpful information. APMs are
consistent with how business performance is planned, reported
and assessed internally by management and the Board. The APMs below
have been calculated on a see through/Unite Group share basis, as
referenced to the notes to the financial statements.
Reconciliations to equivalent IFRS measures are included in notes
2.2b and 2.2c. Definitions can also be found in the
glossary.
Adjusted earnings of the Group
excludes the non-recurring impact of one-off transactions,
improving comparability between reporting periods.
Non-EPRA measures may not have
comparable calculation bases between companies and therefore may
not provide meaningful industry-wide comparability.
|
Note
|
2023
£m
|
2022
£m
|
EBIT
|
|
|
|
Net operating income
(NOI)
|
2.2a
|
256.5
|
241.0
|
Management fees
|
2.2a
|
16.9
|
17.4
|
Overheads
|
2.2a
|
(22.1)
|
(27.7)
|
|
|
251.3
|
230.7
|
EBIT margin %
|
|
|
|
Rental income
|
2.2a
|
369.5
|
339.7
|
EBIT
|
7
|
251.3
|
230.7
|
|
|
68.0%
|
67.9%
|
EBITDA
|
|
|
|
Net operating income
(NOI)
|
2.2a
|
256.5
|
241.0
|
Management fees
|
2.2a
|
16.9
|
17.4
|
Overheads
|
2.2a
|
(22.1)
|
(27.7)
|
Depreciation and
amortisation
|
|
6.3
|
7.8
|
|
|
257.6
|
238.5
|
|
|
|
|
Net debt
|
|
|
|
Cash
|
2.3a
|
77.2
|
139.2
|
Debt
|
2.3a
|
(1,648.1)
|
(1,872.8)
|
|
|
(1,570.9)
|
(1,733.6)
|
|
|
|
|
EBITDA : Net debt
|
|
|
|
EBITDA
|
7
|
257.6
|
238.5
|
Net debt
|
7
|
(1,570.9)
|
(1,733.6)
|
Ratio
|
|
6.1
|
7.5
|
|
|
|
|
Interest cover (Unite share)
|
|
|
|
EBIT
|
7
|
251.3
|
230.7
|
Net financing costs
|
2.2a
|
(47.4)
|
(54.9)
|
Interest on lease
liability/operating lease rentals
|
2.2a
|
(7.7)
|
(8.1)
|
Total interest
|
|
(55.1)
|
(63.0)
|
Ratio
|
|
4.6
|
3.7
|
Reconciliation: IFRS profit before tax to EPRA earnings and
adjusted earnings
|
Note
|
2023
£m
|
2022
£m
|
IFRS profit before tax
|
|
102.5
|
350.5
|
Net valuation losses/(gains) on
investment property (owned)
|
2.2b
|
59.1
|
(145.0)
|
Property disposals
|
2.2b
|
(8.3)
|
16.5
|
Net valuation losses on investment
property (leased)
|
2.2b
|
10.4
|
9.3
|
Amortisation of fair value of debt
recognised on acquisition
|
2.2b
|
(4.3)
|
(4.3)
|
Changes in valuation of interest
rate swaps
|
2.2b
|
17.2
|
(70.7)
|
Non-controlling interest, tax and
other items
|
|
(0.4)
|
(0.5)
|
EPRA earnings
|
|
176.1
|
155.8
|
Software as a service
costs
|
|
8.2
|
6.1
|
Abortive costs
|
|
-
|
1.5
|
Adjusted earnings
|
|
184.3
|
163.4
|
Adjusted EPS yield
|
Note
|
2023
|
2021
|
Adjusted EPS (A)
|
2.2c
|
44.3
|
40.9p
|
Opening EPRA NTA (B)
|
2.3d
|
927p
|
882p
|
Adjusted EPS yield (A/B)
|
|
4.8%
|
4.6%
|
Total accounting return
|
Note
|
2023
|
2022
|
Opening EPRA NTA (A)
|
2.3d
|
927p
|
882p
|
Closing EPRA NTA
|
2.3d
|
920p
|
927p
|
Movement
|
|
(7p)
|
45p
|
H1 dividend paid
|
4.9
|
21.7p
|
15.6p
|
H2 dividend paid
|
4.9
|
11.8p
|
11.0p
|
Total movement in NTA
(B)
|
|
25.9p
|
71.6p
|
Total accounting return (B/A)
|
|
2.9%
|
8.1%
|
EPRA Performance Measures
Summary of EPRA performance measures
|
|
2023
£m
|
2022
£m
|
2023
|
2022
|
EPRA earnings
|
|
176.1
|
155.8
|
42.4p
|
39.4p
|
Adjusted earnings
|
|
184.3
|
163.4
|
44.3p
|
40.9p
|
EPRA NTA (diluted)
|
|
4,014.7
|
3,716.7
|
920p
|
927p
|
EPRA NRV (diluted)
|
|
4,330.7
|
4,029.6
|
992p
|
1,005p
|
EPRA NDV (diluted)
|
|
4,116.0
|
3,960.3
|
943p
|
988p
|
EPRA net initial yield
|
|
|
|
4.8%
|
4.6%
|
EPRA topped-up net initial
yield
|
|
|
|
4.8%
|
4.6%
|
EPRA like-for-like gross rental
income
|
|
|
|
2.6%
|
23.0%
|
EPRA vacancy rate
|
|
|
|
0.3%
|
0.8%
|
EPRA cost ratio (including vacancy
costs)
|
|
|
|
35.2%
|
33.4%
|
EPRA cost ratio (excluding vacancy
costs)
|
|
|
|
34.9%
|
32.3%
|
* Adjusted earnings calculated as
EPRA earnings less software as a service costs (in 2023 and 2022)
and abortive costs (in 2022 only).
EPRA like-for-like rental income (calculated based on total portfolio value of £8.7
billion)
£m
|
Like for like
properties
|
Development
property
|
Other
properties
|
Total EPRA
|
2023
|
|
|
|
|
Rental income
|
319.0
|
18.7
|
31.8
|
369.5
|
Property operating
expenses
|
(100.0)
|
(3.9)
|
(9.1)
|
(113.0)
|
Net rental income
|
219.0
|
14.8
|
22.7
|
256.5
|
2022
|
|
|
|
|
Rental income
|
298.2
|
5.2
|
36.3
|
339.7
|
Property operating
expenses
|
(86.3)
|
(1.0)
|
(11.4)
|
(98.7)
|
Net rental income
|
211.9
|
4.2
|
24.9
|
241.0
|
Like-for-like net rental income (£m)
|
7.1
|
|
|
|
Like-for-like gross rental income (£m)
|
20.8
|
|
|
|
*Other properties includes
acquisitions, disposals, major refurbishments and changes in
ownership.
EPRA vacancy rate
|
2023
£m
|
2022
£m
|
Estimated rental value of vacant
space
|
0.9
|
2.0
|
Estimated rental value of the
whole portfolio
|
283.9
|
262.9
|
EPRA vacancy rate
|
0.3%
|
0.8%
|
EPRA net initial yield
|
2023
|
2022
|
Annualised net operating income
(£m)
|
278.3
|
256.9
|
Property market value
(£m)
|
5,510.4
|
5,325.6
|
Notional acquisition costs
(£m)
|
288.6
|
285.7
|
|
5,799.0
|
5,611.3
|
Net initial yield (%) *
|
4.8%
|
4.6%
|
Difference in projected versus
historical GOI
|
0.2%
|
0.1%
|
Unite net initial yield (%)
|
5.0%
|
4.7%
|
* No lease incentives are provided
by the Group and accordingly the Topped Up Net Initial Yield
measure is also 4.8% (2022: 4.6%).
EPRA cost ratio
|
2023
£m
|
2022
£m
|
Property operating
expenses
|
79.8
|
72.0
|
Overheads*
|
21.2
|
26.4
|
Development/pre contract
costs
|
2.7
|
1.2
|
Unallocated expenses*
|
8.8
|
2.8
|
|
112.5
|
102.4
|
Share of JV property operating
expenses
|
33.2
|
26.7
|
Share of JV overheads
|
0.9
|
1.3
|
Share of JV unallocated
expenses
|
0.4
|
0.3
|
|
147.0
|
130.7
|
Less: Joint venture management
fees
|
(16.9)
|
(17.4)
|
Total costs (A)
|
130.1
|
113.3
|
Group vacant property
costs**
|
(0.8)
|
(2.5)
|
Share of JV vacant property
costs**
|
(0.3)
|
(0.9)
|
Total costs excluding vacant property costs
(B)
|
129.0
|
109.9
|
Rental income
|
259.2
|
241.7
|
Share of JV rental
income
|
110.3
|
98.0
|
Total gross rental income (C)
|
369.5
|
339.7
|
Total EPRA cost ratio (including vacant property costs)
(A)/(C)
|
35.2%
|
33.4%
|
Total EPRA cost ratio (excluding vacant property costs)
(B)/(C)
|
34.9%
|
32.4%
|
* Excludes software as a service
costs net of deferred tax (in 2023 and 2022) and abortive costs (in
2022 only).
** Vacant property costs reflect
the per bed share of operating expenses allocated to vacant
beds.
Unite's EBIT margin excludes
non-operational expenses which are included within the EPRA cost
ratio above.
The Group capitalises costs in
relation to staff costs and professional fees associated with
property development activity.
EPRA valuation movement (Unite share)
|
Valuation
£m
|
Change
£m
|
%
|
Wholly owned
|
3,639.1
|
15.8
|
0.4%
|
USAF
|
827.8
|
14.9
|
1.8%
|
LSAV
|
954.7
|
(5.7)
|
(0.6%)
|
Rental properties
|
5,421.6
|
25.0
|
0.5%
|
Leased properties
|
84.7
|
|
|
Development completions for
AY22/23
|
88.7
|
|
|
Properties under
development
|
174.7
|
|
|
Properties held throughout the year
|
5,769.7
|
|
|
Acquisitions
|
-
|
|
|
Total property portfolio
|
5,769.7
|
|
|
EPRA yield movement
|
NOI yield
|
Yield movement
(bps)
|
%
|
H1
|
H2
|
FY
|
Wholly owned
|
5.1
|
12
|
19
|
31
|
USAF
|
5.3
|
10
|
11
|
21
|
LSAV
|
4.5
|
14
|
25
|
39
|
Rental properties (Unite share)
|
5.0
|
6
|
26
|
32
|
Property related capital expenditure
|
2023
|
|
2022
|
Wholly
owned
|
Share of
JVs
|
Group
share
|
|
Wholly
owned
|
Share of
JVs
|
Group
share
|
London
|
4.3
|
20.5
|
24.8
|
|
3.3
|
10.5
|
13.8
|
Prime regional
|
19.3
|
4.8
|
24.1
|
|
31.6
|
7.3
|
38.9
|
Major regional
|
24.6
|
3.0
|
27.6
|
|
16.5
|
11.2
|
27.7
|
Provincial
|
5.2
|
1.3
|
6.5
|
|
8.1
|
1.0
|
9.1
|
Total rental properties
|
53.4
|
29.6
|
83.0
|
|
59.5
|
30.0
|
89.5
|
Increase in beds
|
-
|
-
|
-
|
|
2.1
|
2.0
|
4.1
|
Acquisitions
|
2.1
|
-
|
2.1
|
|
1.3
|
-
|
1.3
|
Developments
|
58.8
|
-
|
58.8
|
|
193.0
|
-
|
193.0
|
Capitalised interest
|
8.4
|
-
|
8.4
|
|
6.3
|
-
|
6.3
|
Total property related capex
|
122.7
|
29.6
|
152.3
|
|
262.2
|
32.0
|
294.2
|
EPRA LTV
|
2023
£m
|
2022
£m
|
Investment property
(owned)
|
5,510.4
|
5,396.8
|
Investment property (under
development)
|
174.7
|
202.7
|
Intangibles
|
9.3
|
18.3
|
Total property value and other eligible
assets
|
5,694.4
|
5,617.8
|
Cash at bank and in
hand
|
77.2
|
139.2
|
Borrowings
|
(1,648.1)
|
(1,872.8)
|
Net other payables
|
(100.3)
|
(150.6)
|
EPRA net debt
|
(1,671.2)
|
(1,884.2)
|
EPRA loan to value
|
29.3%
|
33.5%
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Glossary
Adjusted earnings
An alternative performance measure
based on EPRA earnings, adjusted to remove the impact of abortive
acquisition costs and the LSAV performance fee which was settled in
2021. The items have been excluded from adjusted earnings to
improve the comparability of results year-on-year.
Adjusted earnings per share / EPS
The earnings per share based on
adjusted earnings and weighted average number of shares in issue
(basic).
Adjusted EPS yield
Adjusted EPS as a percentage of
opening EPRA NTA (diluted).
Adjusted net debt
Net debt per the balance sheet,
adjusted to remove IFRS 16 lease liabilities and the unamortised
fair value of debt recognised on the acquisition of Liberty
Living.
Basis points (BPS)
A basis point is a term used to
describe a small percentage, usually in the context of change, and
equates to 0.01%.
Diluted earnings / EPS
Where earnings values per share are
used "basic" measures divide the earnings by the weighted average
number of issued shares in issue throughout the period, whilst the
diluted measure also takes into account the effect of share options
which have been granted and which are expected to be converted into
shares in the future.
Diluted NTA/NAV
Where NTA/NAV per share is used,
"basic" measures divide the NTA/NAV by the number of shares issued
at the reporting date, whilst the diluted measure also takes into
account the effect of share options which have been granted and
which are expected to be converted into shares in the future (both
for the additional number of shares that will be issued and the
value of additional consideration that will be received in issuing
them).
Direct let
Properties where short-hold tenancy
agreements are made directly between Unite and the
student.
EBITDA
The Group's adjusted EBIT, adding
back depreciation and amortisation.
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EPRA
The European Public Real
Estate
Association, who produce best
practice recommendations for financial reporting.
EPRA cost ratio
The ratio of property operating
expenses, overheads and management fees, against rental income,
calculated on an EPRA basis.
EPRA earnings
EPRA earnings exclude movements
relating to changes in values of investment properties,
profits/losses from the disposal of properties, swap/debt break
costs, interest rate swaps and the related tax effects.
EPRA earnings per share / EPS
The earnings per share based on
EPRA earnings and weighted average number of shares in issue
(basic).
EPRA like-for-like rental growth
The growth in rental income
measured by reference to the part of the portfolio of the Group
that has been consistently in operation, and not under development
nor subject to disposal, and which accordingly enables more
meaningful comparison in underlying rental income
levels.
EPRA Net Tangible Assets (NTA)
EPRA NTA includes all property at
market value but excludes the mark to market of financial
instruments, deferred tax and intangible assets. EPRA NTA provides
a consistent measure of NAV on a going concern basis.
EPRA Net Tangible Assets per share
The diluted NTA per share figure
based on EPRA NTA.
EPRA Net Reinstatement Value (NRV)
EPRA NRV includes all property at
market value but excludes the mark to market of financial
instruments, deferred tax and real estate transfer tax. EPRA NRV
assumes that entities never sell assets and represents the value
required to rebuild the entity.
EPRA Net Disposal Value (NDV)
EPRA NDV includes all property at
market value, excludes the mark to market of financial instruments
but includes the fair value of fixed interest rate debt and the
carrying value of intangible assets. EPRA NDV represents the
shareholders' value in a disposal scenario.
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EPRA net initial yield (NIY)
Annualised NOI generated by the
Group's rental properties expressed as a percentage of their fair
value, taking into account notional acquisition costs.
EPRA topped up net initial yield (NIY)
EPRA Net Initial Yield adjusted to
include the effect of the expiration of rent free periods (or other
unexpired lease incentives such as discounted rent periods or step
rents).
EPRA vacancy rate
The ratio of the estimated market
rental value of vacant spaces against the estimated market rental
value of the entire property portfolio (including vacant
spaces).
ESG
Environmental, Social and
Governance.
Full occupancy
Fully occupancy is defined as
occupancy in excess of 97%.
GRESB
GRESB is a benchmark of the
Environmental, Social and Governance (ESG) performance of real
assets.
Gross asset value (GAV)
The fair value of rental
properties, leased properties and development
properties.
The Group
Wholly owned balances plus Unite's
interests relating to USAF and LSAV.
Group debt
Wholly owned borrowings plus
Unite's share of borrowings attributable to USAF and
LSAV.
HMO
Houses in multiple occupation,
where buildings or flats are shared by multiple tenants who rent
their own rooms and the property's communal spaces on an individual
basis.
IFRS NAV per share
IFRS equity attributable to the
owners of the parent company from the consolidated balance sheet
divided by the total number of shares of the Parent Company in
issue at the reporting date.
Interest cover ratio (ICR)
Calculated as EBIT divided by the
sum of net financing costs and IFRS 16 lease liability interest
costs.
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