TIDMASLI

RNS Number : 5068A

Aberdeen Standard Eur Lgstc Inc PLC

30 September 2020

ABERDEEN STANDARD EUROPEAN LOGISTICS INCOME PLC (the "Company")

Legal Entity Identifier (LEI): 213800I9IYIKKNRT3G50

HALF YEARLY REPORT FOR THE PERIODED 30 JUNE 2020

The Directors of Aberdeen Standard European Logistics Income PLC today announce the half yearly results for the period from 1 January 2020 to 30 June 2020.

HIGHLIGHTS AND FINANCIAL CALAR

FINANCIAL HIGHLIGHTS

 
                                               30 June  31 December 
                                                  2020         2019 
  Total assets (EUR'000)                       454,933      382,981 
  Equity shareholders' funds (EUR'000)         270,266      260,277 
  Share price - Ordinary share (pence)         105.00p       90.40p 
  Net asset value per Ordinary share (EUR)        1.13         1.11 
  Share price premium/(discount) to sterling 
   net asset value (%)1                            1.9        (4.0) 
 

1 Premium / (discount) to net asset value is calculated using the share price (GBP) and net asset value (GBP).

Performance (total return)

 
                                       Six months ended         Year ended   Since inception 
                                           30 June 2020   31 December 2019   to 30 June 2020 
 NAV total return (EUR) per Ordinary 
  Share (%)2                                       4.20               8.63              9.68 
 Share price total return (%)2                    19.68             (6.99)             15.41 
 

2 Considered to be an Alternative Performance Measure (see Glossary on page 26 of the published Half Yearly Report for more information).

Financial Calendar

 
 30 September 2020    Announcement of unaudited half yearly results 
 25 September 2020    Payment of second interim distribution for 
                       year ending 31 December 2020 
 October 2020         Half Yearly Report posted to shareholders 
 30 December 2020     Payment of third interim distribution for 
                       year ending 31 December 2020 
 26 March 2021        Payment of fourth interim distribution for 
                       year ending 31 December 2020 
 April 2021           Announcement of Annual Financial Report for 
                       the year ending 31 December 2020 
 May 2021             Annual Report available on line (and posted 
                       to those registered shareholders who have 
                       requested hard copies) 
 June 2021            Annual General Meeting in London 
 June 2021            Payment of first interim distribution for 
                       the year ending 31 December 2021 
 

INTERIM BOARD REPORT - CHAIRMAN'S STATEMENT

Overview

I am pleased to be presenting the Company's half yearly report for the six months ended 30 June 2020.

As I write this report, despite the easing of the stringent lockdowns that we have seen across Europe and the World, the COVID-19 pandemic still looks set to have far-reaching consequences for many people and businesses globally. I would reiterate though that many of our tenants are involved in key logistic supply chains whether that be in food supply, pharmaceuticals or the ever increasing direct to home delivery services. Despite strong rental income collection to date, we cannot be complacent and our Investment Manager remains in regular communication with our tenants to ensure that they are available to address any concerns that the tenants may have and are supportive where possible.

The Company completed the acquisition of its latest urban located logistics warehouse in Den Hoorn, the Netherlands, in January for a net value of EUR49.9 million. This newly built warehouse is ideally located between the cities of the Hague and Rotterdam with LED lighting and solar roof panels adding sustainable credentials to the investment. This purchase took the portfolio to a total of fourteen properties valued at EUR404.9 million spread across five countries with 33 tenants resulting in the Company being fully invested.

The Investment Manager has built a portfolio of properties with predominantly long indexed leases which supports a durable and growing income stream for our shareholders. The Company's assets, diversified by geography and tenant base, are predominantly well located at established distribution hubs within close proximity to cities with excellent transport links providing attractive facilities for current and potential tenants.

Details on the Company's portfolio are provided in the Investment Manager's Report.

Results

The unaudited Net Asset Value ("NAV") per Share as at 30 June 2020 was EUR1.13 (GBp - 103.00p), compared with the NAV per Share of EUR1.11 (GBp - 94.21p) at the end of 2019, reflecting, with the interim dividends declared, a NAV total return of 4.2% for the six month period under review, in euro terms.

The closing Ordinary share price at 30 June 2020 was 105.00p (31 December 2019 - 90.40p), representing a premium to the NAV per share of 1.9%. At the date of this report the closing price was 105.0p.

Rent collection

During the Q2 period, the Company successfully concluded negotiations with certain tenants negatively impacted by the COVID-19 pandemic and following the conclusion of the quarter, the Company confirmed that 85% of Q2 rental income due was collected, slightly in excess of the forecast collection percentage of 82%.

As previously reported, for the remaining outstanding rental income, the Investment Manager has agreed short-term rent deferrals and a small number of rent-free periods, in exchange for material lease extensions.

It is pleasing to report that no new requests for support have been received from tenants and rent collection remains strong.

We have now seen total rent collection of 100% in Q1, 85% in Q2 and 96% in Q3 as at mid-September. All rents due under the terms of deferral agreements have been paid on time. With the majority of the deferred rents to be received in H2 2020 or early 2021, 97% of full year 2020 rental income is expected to be received by year end.

Dividend

On 26 May 2020 the Directors declared a first interim distribution of 1.41 euro cents (equivalent to 1.24p) per Ordinary share in respect of the year ending 31 December 2020. This was paid in sterling on 26 June 2020.

On 25 August 2020 a second interim distribution of 1.41 euro cents (equivalent to 1.24p per Ordinary share was declared, paid in sterling on 25 September 2020 with a record date of 4 September 2020 (ex-dividend date of 3 September 2020).

It is very encouraging to note both the rent collection statistics to date and the agreements that our Investment Manager has negotiated with some of our tenants with respect to rent deferrals and lease extensions in return for rent free periods. The Board is of course rightly mindful of any further impact to tenants from the COVID-19 virus but it remains the intention to continue to pay quarterly interim dividends in line with our policy.

Dividends continue to be declared in respect of the quarters ending on the following dates: 31 March, 30 June, 30 September and 31 December in each year.

Share issuance

The Investment Manager continues to review a steady pipeline of possible acquisitions for the Company for which additional capital will be required and for which a proposed new banking agreement, referred to below, may be used for temporary acquisition financing.

Pleasingly, on 23 June 2020 the Board announced the issue of five million new Ordinary shares at a price of 105 pence per share in response to specific investor demand. On 30 July 2020 the Company issued a further five million new Ordinary shares at a price of 104 pence. In aggregate these issues raised an additional GBP10.45 million (equivalent to approximately EUR11.5 million) which may be used for further asset purchases. Following the issues, shareholder authority remains to issue an additional 18,450,000 new Ordinary shares on a non-pre-emptive basis to satisfy future demand.

Such shares will only be issued at a premium to the NAV per Ordinary share at the time of issue.

Following the issue of these new Ordinary shares, the total number of shares in issue and therefore of voting rights in the Company is now 244,500,001 shares.

Revolving Credit Facility

The Company is in advanced discussions with Investec Bank regarding the provision of a EUR40 million Revolving Credit Facility ("RCF"). The RCF will increase the Company's flexibility to acquire new assets prior to raising fresh equity, and will reduce the impact of cash drag on the Company's investment returns. Further details will be announced by the Company when the agreement has been signed.

Financing

The Investment Manager's treasury team has sourced fixed term debt from banks which is secured on certain assets or groups of assets within the portfolio.

These non-recourse loans range in maturities between six and ten years with interest rates ranging between 0.94% and 1.62% per annum.

As part of the acquisition of the property in Den Hoorn, the Company finalised and drew down long term financing secured on the properties at Den Hoorn and Zeewolde in the Netherlands. The secured facility was arranged with Berlin HYP AG for a total value of EUR35.7 million at an all-in interest rate of 1.25% and fixed for an eight year term, bringing asset level gearing to 33.5%, slightly below the Company's target level of 35%.

The current average interest rate on the total fixed term debt arrangements of EUR144.6 million is 1.4%. The Board continues to keep the level of borrowings under review, calculated at the time of drawdown for a property purchase. The actual level of gearing may fluctuate over the Company's life as and when new assets are acquired or whilst short term asset management initiatives are being undertaken. Banking covenants are reviewed by the Investment Manager and the Board on a regular basis.

ESG and Asset Management

ESG (environmental, social and governance) is embedded in our business processes, not only for the Company and Investment Manager but also with our investors and the tenants in our portfolio. The Investment Manager has continued to work on a strategy with an action plan for each warehouse with an ambition to reduce carbon emissions. A focal point for the Company has been to implement Green Lease agreements with our tenants.

This creates a commitment for the landlord and tenants to maintain and use the buildings in a green way. A really important component is the obligation for the tenant to share volumetric data on energy use, waste disposal and water consumption so that we can see where potential improvements to the building could have most impact.

Information collected, through the use of smart meters, will help us understand how much carbon is produced and where reductions can be made.

The Investment Manager also continues to follow up on its tenant satisfaction survey to understand crucially our tenants views on properties and services and to gauge where there may be room for improvements with a special focus on ESG. The Company learns from such communications and this helps create strong long-term relationships.

The addition of solar panels for green energy and other initiatives should enhance our scoring for the GRESB Survey whilst both the Company and its tenants seek to concentrate efforts on sustainability issues.

Asset management will add and maintain value across our portfolio. Our Investment Manager continues to engage with our tenants where additional warehousing space will be required. Several of our assets provide the option for extensions for tenants and we will support these initiatives where we are able to add value for tenants and shareholders.

Now more than ever the Investment Manager's people on the ground act as an important conduit to our tenants, seeking to maintain clear communication links to understand how they are operating, any ongoing concerns and their requirements for the future.

EPRA Index Inclusion

During the review period, it was pleasing to advise shareholders that effective from 22 June 2020 the Company was included in the FTSE EPRA/NAREIT Global Real Estate Index Series. This can only be beneficial for the Company, helping to increase the liquidity of the Ordinary shares by further broadening the Company's investor base.

Outlook

The Board and the Investment Manager continue to observe strong structural tailwinds benefitting the European logistics sector and believe these have been further reinforced following the experiences of the COVID-19 pandemic.

Notwithstanding the unprecedented economic environment we are now operating within, the Board and Investment Manager continue to believe that logistics will remain one of the most favoured sectors for real estate investors in the coming years. The logistics industry has and is experiencing unprecedented disruption as a result of systemic changes to the way global economies are functioning and these challenges are manifesting themselves in different ways across different sectors. So far, logistics assets have benefited from additional occupier demand arising from necessary supply chain restructuring.

New technology is creating challenges for supply chains as clients demand frequency and more complexity whilst the nature of e-commerce, where Europe has lagged the UK, has increasingly required operators to adapt faster to future shifts in consumption, particularly so since the European lockdowns. Our Investment Manager has built a portfolio of properties, predominantly around 30,000 square metres in size located close to cities, airports and major motorway routes. These urban fringe facilities while structured for current tenants tend to be in the more liquid part of the sector where reconfiguration is easier and tenant demand strongest helping to provide facilities with optionality at the maturity of a lease.

Leasing 'tension' has been robust and land values under pressure from competing uses with income growth prospects potentially stronger than for 'ultra big-boxes' where risk is higher at maturity of the lease as the number of potential occupiers are limited.

The European logistics sector continues to grow with the increasing demand from market participants for newer, quality warehousing driven by their demand for increased space, both for re-shoring of operations and to address the rise in e-commerce demands. The sustainable income and inflation protection that we see from our longer term, predominantly indexed, leases should give shareholders assurance of the income and growth strategy that the Company is pursuing. Our Investment Manager continues to see opportunities across a variety of European countries and the intention remains to grow the Company through regular equity raises as and when market conditions allow.

Details on the Company and its portfolio, together with up to date information including the latest share price can be found at: eurologisticsincome.co.uk

Tony Roper

Chairman

29 September 2020

INTERIM BOARD REPORT - INVESTMENT MANAGER'S REVIEW

Overview

The first half of 2020 witnessed unprecedented challenges with the recognition and spread of COVID-19 and its disruptive impact felt on supply chains and economies worldwide. Despite this, the Company ("ASELI") has performed strongly, delivering NAV growth and an impressive shareholder total return.

As a sector, European logistics has outperformed most other European real estate sectors, benefitting from the shift to working from home and the social distancing rules. Strong growth in e-commerce and the restructuring of supply chains are key drivers supporting the demand for logistics warehouse space, which is increasingly becoming a favoured asset class among investors. With a portfolio of fourteen high quality assets, spread across five European countries, ASELI is in a strong position going forward.

Over the first half of 2020, the Investment Manager has focused on protecting future cash flows through closely liaising and where necessary, supporting our tenants. While a large proportion of our tenants have experienced steady or increased trading volumes, a number of our tenants required some form of support through the early stages of the COVID-19 pandemic. These tenants were supported through a small number of rent deferrals or rent free periods in return for material lease extensions. The Investment Manager is pleased with the results of the rent collections for the first half of the year and also for Q3 2020 so far. This, in turn, has given the Board the confidence to declare interim dividends in line with guidance at the start of the year. Notably, this, together with the demand for good quality European logistics exposure has resulted in the share price consistently trading at a small premium to the NAV since June.

Our ambition remains to grow the portfolio and create further country and tenant diversification whilst continuing to improve the overall green credentials of the portfolio.

A strong logistics sector

The European economy is working its way through a sudden and unexpected recession due to COVID-19. The depth of this downturn is very hard to quantify, but our best estimate is that GDP will have contracted by approximately 20% over the first half of 2020.

The recovery over the second half of the year and beyond is likely to be slower than the initial shock. Euro member states that have been able to control the virus more rapidly, such as Germany and the Netherlands where the portfolio has a high allocation of assets, should experience shallower recessions and quicker recoveries; while those with larger outbreaks, such as Italy and Spain, seem to be facing deeper recessions and slower recoveries.

Long term drivers for the logistics story remain strong, with the recent pandemic accentuating and accelerating the positive trends already witnessed. The immediate impact was a disruption of the global supply chain, not only for more internationally exposed companies but also for businesses operating in the discretionary retail, automotive industries and restaurant sub-sectors.

Businesses related to groceries, pharmaceuticals and packaging have shown more stable or growing sales, particularly where e-commerce spending has surged as more people have become accustomed, often through necessity, to buying more online.

Over the medium and long-term, we expect the sector to benefit from de-globalisation and the moves to bring production closer to home, with inventory building, both to make the supply chain more resilient to shocks and to address further expected growth in e-commerce. This will further support demand for logistics space in Europe going forwards.

In general the European logistics market remains undersupplied with average vacancy rates below 4%. There is a lack of modern warehousing stock with limited speculative developments taking place.

Prudent asset selection

With an income driven strategy, our key focus has been on generating consistent durable income streams.

This means the Company should never comprise on quality and liquidity although at the same time realising that we are not always able to buy the best asset in the best location with the longest lease. 'Absolute Core' is the area of the market where competition is strongest and sometimes dominated by the application of indiscriminate capital. We believe that we can be smarter by using the deep market knowledge and sourcing skills of our local European-based transaction managers. Out of the fourteen warehouses currently in the portfolio, nine were sourced on an off-market basis where we negotiated directly with the owner or developer resulting in limited direct competition from other buyers in a bidding round. Our network with developers is strong, illustrated by the eight brand-new buildings we have added to the portfolio since inception structured as either a forward funding or forward commitment deal. A good example of our strategy was the largest warehouse the Company owns which we bought in January 2020 in Den Hoorn, the Netherlands, for a total net purchase price of EUR49.9 million. This new building is centrally located within the Randstad region, the most densely populated area in the Netherlands, close to the cities of the Hague and Rotterdam with access to the A4 connecting Den Hoorn with the port of Rotterdam and Schiphol airport.

This urban profile is ideal for last-mile deliveries making this an attractive asset. The building is currently leased out to a strong covenant transport company with a long history and benefits from a fully indexed ten year lease.

Given its location and liquid lot size of 43,280 square metres, with the flexibility to split into two parts if required, the warehouse has a good second life option making it well positioned to generate a durable income stream. We are working on further value creation by adding solar panels to the roof and at the same time seeking to minimise the carbon footprint of the building.

For this purchase the Company used long term debt financing secured on this warehouse in a cross- collateralised portfolio financing with the warehouse owned in Zeewolde. This secured loan facility has been arranged with Berlin Hyp for a total value of EUR35.7 million and is fixed for an eight year term at an attractive all-in interest rate of 1.25%. The other warehouses in the portfolio have comparable characteristics with locations alongside main transport corridors and modern specifications. By the end of June 2020, the portfolio was valued at EUR404.9 million, unchanged from 30 March 2020, with investments diversified across five countries.

The Netherlands, considered one of the most attractive logistics markets in Europe by the Investment Manager, has the largest allocation in the portfolio with 47% by portfolio value, followed by France (18%), Germany (15%), Poland (13%) and Spain (7%). We see ourselves as 'stock-pickers' trying to find the best possible deal at the right price. The country allocation is partly a result of this bottom-up approach although the overweight position to the Netherlands is deliberate and supported by our macro view. The Netherlands plays a crucial role for logistics in Europe given its strategic geographical position as gateway to the European market with the port of Rotterdam being one of the largest ports in the world. In addition, land for new developments in this densely populated country is scarce, further fuelled by the current debate on the impact of big-box logistics on the landscape and some very strict EU regulations related to nitrogen emissions. We consider that this puts ASELI in a good position with the six Dutch assets already held in the portfolio.

Liquidity of this high quality portfolio is also reflected in the property valuations which have held up well reflecting the strong position of logistics as an asset class.

The portfolio's average lease length is 8.4 years including break options and 9.2 years excluding break options, all with indexed leases creating an effective inflation hedge on future cashflows.

Property portfolio

 
                                                   WAULT  WAULT excluding 
                                                    incl        breaks in         % 
                                               breaks in              yrs   of Fund 
 Country       Location          Built               yrs 
France        Avignon           2018                 7.1              9.9      11.7 
France        Meung sur Loire   2004                 6.3              6.3       6.2 
Germany       Erlensee          2018                 4.7              8.2       9.3 
Germany       Flörsheim    2015                 4.6              6.7       5.9 
Netherlands   Den Hoorn         2020                 9.5              9.5      12.8 
Netherlands   Ede               1999/ 2005           7.4              7.4       7.0 
Netherlands   Oss               2019                14.0             14.0       4.0 
Netherlands   s Heerenberg      2009/ 2011          11.5             11.5       6.6 
                                1983/ 1994/ 
Netherlands   Waddinxveen        2002/ 2018         13.4             13.4       9.1 
Netherlands   Zeewolde          2019                14.0             14.0       7.5 
Poland        Krakow            2018                 3.4              4.3       6.4 
Poland        Warsaw            2019                 7.1              7.1       6.7 
Spain         Leon              2019                 8.7              8.7       4.3 
Spain         Madrid            1999                 6.5              9.5       2.5 
TOTAL                                                8.4              9.2       100 
 

Loan portfolio 30 June 2020

 
                                                          Existing 
                                                              loan       End date   Duration        Interest 
                Property                   Bank        EUR million           Loan      Years   (incl margin) 
 Country 
Germany       Erlensee                   DZ Hyp               17.8  February 2029       10.0           1.62% 
Germany       Flörsheim             DZ Hyp               12.4  February 2026        7.0           1.54% 
              Avignon + Meung sur 
France         Loire                     BayernLB             33.0  February 2026        7.0           1.57% 
Netherlands   Ede + Oss + Waddinxveen    Berlin Hyp           37.7      June 2025        6.0           1.18% 
Netherlands   s Heerenberg               Berlin Hyp            8.0      June 2025        6.0           0.94% 
Netherlands   Den Hoorn + Zeewolde       Berlin Hyp           35.7   January 2028        8.0           1.25% 
Total                                                        144.6                       7.3           1.36% 
 

Healthy rent collection supports dividend

The Investment Manager is pleased with the rent collection over the first half of the year. The COVID-19 pandemic has impacted economies worldwide with disruptive effects on supply chains and significant negative effects for retail and hospitality oriented companies. Conversely, many companies focused on food distribution, pharmaceuticals and home deliveries have experienced materially increased levels of trading demand. While the majority of the Company's tenants continued to see strong trading demand following the onset of the pandemic, as expected, a number of tenants were negatively impacted and requested short-term rent amendments.

Aberdeen Standard Investments has 25 offices across Europe and employs over 250 real estate professionals, including over 80 real estate asset managers and 29 transaction managers. These local "feet on the ground" ensure that we are close to these tenants and have an excellent ongoing understanding of their business operations. The relationships our asset managers have built with tenants, coupled with a deep understanding of their local logistics markets, ensured that all tenant discussions were highly productive from the start.

Following these discussions, the Company agreed on six rent deferrals and seven rent free periods in exchange for material lease extensions resulting in a total rent collection of 100% in Q1, 85% in Q2 and 96% in Q3 as at mid-September. All rents due under the terms of these agreements have been paid on time and no new requests have been made for further rent amendments.

The successful conclusion of these discussions, alongside the continued impressive NAV performance, supported the Board's decision to declare interim dividends in respect of Q1 and Q2 2020 in line with guidance given at the start of the year. Based on current data, we believe the net impact on short-term cash flows will be limited as the majority of the deferred rents will be received in H2 2020 or early 2021. 97% of full year 2020 rental income is expected to be received by year end.

Discussions on lease prolongations in exchange for rent-free periods were mainly with smaller tenants in our multi-tenant buildings, typically with shorter lease durations. The Investment Manager is pleased with the outcome of these negotiations and believes that these agreements strike a satisfactory balance between assisting our tenants and securing future longer-term income for the Company.

Since restrictions have eased, the Investment Manager has not received and does not envisage further requests from tenants to amend payment terms. However, if a situation arose where a tenant needed to be replaced, we are in a good position to find a replacement quickly given the quality of the locations and the size of the warehouses held in the portfolio.

ESG one of key focus areas

Environmental and Social Governance (ESG) is one of the key strategic goals where the Investment Manager wants to distinguish itself from its peer group. Our ambition remains to obtain an additional green star in the Global Real Estate Sustainability Benchmark assessment (GRESB), which is used to measure the portfolio's ESG performance against a peer group of comparable funds. In the first submission for the year 2018, the Company's previously much smaller portfolio earned two out of the maximum five stars, which was close to the market average.

Results from the 2019 submission, with thirteen warehouses then incorporated, should be received shortly. We have an ambition to reduce the Company's carbon footprint and add ESG credentials to the portfolio where possible. Good examples here are the progress made on solar panel projects in Den Hoorn and Ede which are due to be operational in Q1 of next year, the collection of energy and water consumption statistics which is monitored and analysed in a program called Envizi, light sustainability audits in Erlensee and Waddinxveen and a regular tenant satisfaction survey. Based upon the conversations we have with our tenants, we recognise that ESG is not only important to us but also to our tenants and their underlying customer base. An increased focus here should increase the 'stickiness'

of our tenants and their desire to stay beyond the term of the lease.

Our regular tenant survey continuously improves our understanding of our tenants' thoughts and requirements and the consumption data collated guides us to where improvements and savings can be made. This is clearly good for reporting but also for our tenants when better energy efficiency and cost savings will help support their businesses.

Outlook

The pandemic has had a very direct and disruptive effect on global supply chains with economies falling into deep recessions. Clearly, there are short-term challenges for companies that have links to parts of the economy that have been hit hardest such as retail, restaurants or the automotive industry. However, demand for logistics is, and continues to be, supported by strong growth in online sales, the re-shoring of manufacturing activities and the building of inventory levels to make supply chains more resilient. This and the undersupplied market across Europe makes logistics one of the preferred sectors for many real estate investors with a focus on quality and 'Core' logistics. This gives confidence that the logistics market is well-positioned to outperform the majority of the real estate market.

Our on-the-ground asset managers remain in close dialogue with our 33 tenants, regularly discussing value enhancement opportunities. Discussions are on-going regarding the expansion of our warehouse in Meung-sur-Loire.

Aberdeen Standard Investments' European real estate research team underpins and supports our views not only on the logistics sector but also the most favourable country locations for growth. We continue to engage regularly to better understand the likely impact of changing global trade on regions where we do or indeed may invest.

The pipeline of possible purchases remains strong despite the competitive market and discussions continue over new acquisition options including short term development opportunities. It remains our desire to increase the size of the portfolio to provide increased country and tenant diversification and provide shareholders with solid, reliable returns from what is an exciting area of the real estate market.

Aberdeen Standard Investments Ireland Limited

29 September 2020

PROPERTY PORTFOLIO

 
       Property                        Tenure          Principal Tenant 
 1     France, Avignon (Noves)         Freehold        Biocoop 
 2     France, Meung sur Loire         Freehold        Office Depot 
 3     Germany, Erlensee               Freehold        Bergler 
 4     Germany, Flörsheim         Freehold        DS Smith 
 5     Poland, Krakow                  Freehold        Lynka 
 6     Poland, Warsaw                  Freehold        DHL 
 7     Spain, Leon                     Freehold        Decathlon 
 8     Spain, Madrid                   Freehold        DHL 
 9     the Netherlands, Ede            Freehold        AS Watson (Kruidvat) 
 10    the Netherlands, Oss            Freehold        Orangeworks 
 11    the Netherlands, 's Heerenberg  Freehold        JCL Logistics 
 12    the Netherlands, Waddinxveeen   Freehold        Combilo 
 13    the Netherlands, Zeewolde       Freehold        VSH Fittings 
 14    the Netherlands, Den Hoorn      Leasehold       van der Helm 
 

INTERIM BOARD REPORT - DISCLOSURES

Principal Risks and Uncertainties

The principal risks and uncertainties affecting the Company are set out on pages 10 to 14 of the Annual Report and Financial Statements for the year ended 31 December 2019 (the "2019 Annual Report") together with details of the management of the risks and the Company's internal controls. These risks have not changed and can be summarised as follows:

   -    Strategic Risk: Strategic Objectives and Performance; 
   -    Investment and Asset Management Risk: Investment Strategy; 
   -    Investment and Asset Management Risk: Developing and Refurbishing Property; 
   -    Investment and Asset Management Risk: Health and Safety; 
   -    Investment and Asset Management Risk: Environment; 
   -    Financial Risk: Macroeconomic; 
   -    Financial Risk: Gearing; 
   -    Financial Risk: Liquidity and FX Risk; 
   -    Financial Risk: Credit Risk; 
   -    Financial Risk: Insufficient Income Generation; 
   -    Regulatory Risk: Compliance 
   -    Regulatory Risk: Service Providers; and 
   -    Operational risk: Business Continuity. 

The Board also has a process in place to identify emerging risks. If any of these are deemed to be significant, these risks are categorised, rated and added to the Company's risk matrix.

The Board has reviewed the risks related to the COVID-19 pandemic. COVID-19 is continuing to impact the underlying tenants in the Company's warehouse portfolio in varying degrees due to the disruption of supply chains and demand for products and services, increased costs and potential issues around changes in cash flow forecasts.

The pandemic has significantly impacted world stock markets as well as creating uncertainty around the timing of future revenues. However, the Board notes the Investment Manager's robust and disciplined investment process which continues to focus on high quality warehouses located across Europe and prudent cash flow management. The pandemic has also impacted the Company's third party service providers, with business continuity and home working plans having been implemented. The Board, through the Manager, has been closely monitoring all third party service arrangements and is pleased to report that it has not seen any reduction in the level of service provided to the Company to date.

There remains uncertainty surrounding Brexit in the run up to the expiry of transitional arrangements on 31 December 2020. The Board will continue to monitor developments.

Related Party Transactions

ASFML acts as Alternative Investment Fund Manager, Aberdeen Standard Investments Ireland Limited acts as Investment Manager and Aberdeen Asset Management PLC acts as Company Secretary to the Company; details of the service and fee arrangements can be found in the 2019 Annual Report, a copy of which is available on the Company's website. Details of the transactions with the Manager including the fees payable to Aberdeen Standard group companies are disclosed in note 16 of this Half Yearly Report.

Going Concern

In accordance with the Financial Reporting Council's Guidance on Risk Management, Internal Control and Related Financial and Business Reporting, the Directors have undertaken a rigorous review and consider that there are no material uncertainties and that the adoption of the going concern basis of accounting is appropriate. This review included the additional risks relating to the ongoing COVID-19 pandemic and, where appropriate, action taken by the Manager and Company's service providers in relation to those risks. An analysis of the level of rental payments from tenants together with operational and other Company costs has been modelled covering a range of potential COVID-19 scenarios. In addition, the Company maintains an overdraft facility with Societe Generale which allows the Company to draw down additional funds if unexpected short term liquidity issues were to arise. The Board notes that the Manager remains in regular contact with tenants and third party suppliers and continues to have a constructive dialogue with all parties. Accordingly, the Directors believe that the Company has adequate financial resources to continue in operational existence for the foreseeable future and at least 12 months from the date of this Half Yearly Report. Accordingly, the Directors continue to adopt the going concern basis in preparing these financial statements.

Directors' Responsibility Statement

The Directors are responsible for preparing this half-yearly financial report in accordance with applicable law and regulations. The Directors confirm that to the best of their knowledge:

- the condensed set of financial statements contained within the half-yearly financial report has been prepared in accordance with International Accounting Standard 34 'Interim Financial Reporting' and gives a true and fair view of the assets, liabilities, financial position and net return of the Company as at 30 June 2020; and

- the Interim Board Report (constituting the interim management report) includes a fair review of the information required by rule 4.2.7R of the UK Listing Authority Disclosure Guidance and Transparency Rules (being an indication of important events that have occurred during the first six months of the financial year and their impact on the condensed set of financial statements and a description of the principal risks and uncertainties for the remaining six months of the financial year) and 4.2.8R (being related party transactions that have taken place during the first six months of the financial year and that have materially affected the financial position of the Company during that period).

Tony Roper

Chairman

29 September 2020

UNAUDITED CONDENSED CONSOLIDATED STATEMENT OF COMPREHENSIVE INCOME

For the period ended 30 June 2020

 
                                                        1 January                         1 January 
                                                               to                                to 
                                     Revenue   Capital    30 June     Revenue    Capital    30 June 
                                                             2020                              2019 
                                                            Total                             Total 
============================= 
                             Notes   EUR'000   EUR'000    EUR'000     EUR'000    EUR'000    EUR'000 
==================================  ========  ========  =========  ==========  =========  ========= 
REVENUE 
Rental Income                          9,896         -      9,896       5,058          -      5,058 
Property service charge 
 income                                1,492         -      1,492         936          -        936 
Other operating income                    88         -         88           6          -          6 
=============================  ===  ========  ========  =========  ==========  =========  ========= 
Total Revenue                   2     11,476         -     11,476       6,000          -      6,000 
=============================  ===  ========  ========  =========  ==========  =========  ========= 
 
  GAINS ON INVESTMENTS 
Gains on Revaluation 
 of 
 investment properties          8          -     7,218      7,218           -      2,226      2,226 
=============================  ===  ========  ========  =========  ==========  =========  ========= 
Total Income and gains on 
 investments                               -     7,218      7,218       6,000      2,226      8,226 
==================================  ========  ========  =========  ==========  =========  ========= 
 
  EXPITURE 
Investment management 
 fee                                   (993)         -      (993)       (755)          -      (755) 
Direct property expenses               (597)         -      (597)     (1,127)          -    (1,127) 
Property service charge 
 exposure                            (1,492)         -    (1,492)           -          -          - 
SPV property management 
 fee                                    (63)         -       (63)        (56)          -       (56) 
Other expenses                         (481)         -      (481)     (1,049)          -    (1,049) 
=============================  ===  ========  ========  =========  ==========  =========  ========= 
Total expenditure                    (3,626)         -    (3,626)     (2,987)          -    (2,987) 
==================================  ========  ========  =========  ==========  =========  ========= 
Net operating return before 
 finance costs                         7,850     7,218     15,068       3,013      2,226      5,239 
==================================  ========  ========  =========  ==========  =========  ========= 
 
  FINANCE COSTS 
Finance costs                   3    (1,226)         -    (1,226)       (461)          -      (461) 
=============================  ===  ========  ========  =========  ==========  =========  ========= 
 
Net return before taxation             6,624     7,218     13,842       2,552      2,226      4,778 
==================================  ========  ========  =========  ==========  =========  ========= 
Taxation                        4      (124)   (2,024)    (2,148)           -      (720)      (720) 
=============================  ===  ========  ========  =========  ==========  =========  ========= 
Net return for the period              6,500     5,194     11,694       2,552      1,506      4,058 
==================================  ========  ========  =========  ==========  =========  ========= 
 
  OTHER COMPREHENSIVE INCOME 
  TO BE RECLASSIFIED TO 
  PROFIT OR LOSS 
Currency translation 
 differences on initial 
 capital proceeds                          -       190        190          70        203        273 
Currency translation 
 on conversion of 
 distribution payments                 (783)         7      (776)           -          -          - 
Effect of foreign exchange 
 differences                           (243)         -      (243)           -          -          - 
=============================  ===  ========  ========  =========  ==========  =========  ========= 
Other comprehensive income           (1,026)       197      (829)          70        203        273 
==================================  ========  ========  =========  ==========  =========  ========= 
 
  Total comprehensive return 
  for the period                       5,474     5,391     10,865       2,622      1,709      4,331 
==================================  ========  ========  =========  ==========  =========  ========= 
 
  Basic and diluted earnings 
  per share                      6     2.77c     2.21c      4.98c       1.36c      0.80c      2.16c 
=============================  ===  ========  ========  =========  ==========  =========  ========= 
 

The accompanying notes are an integral part of the Financial Statements.

The total column of the Condensed Statement of Comprehensive Income is the profit and loss account of the Company.

All revenue and capital items in the above statement derive from continuing operations

UNAUDITED CONDENSED CONSOLIDATED STATEMENT OF COMPREHENSIVE INCOME (Cont'd)

 
                                                                    1 January to 
                                                                     31 December 
                                                Revenue    Capital          2019 
                                                                           Total 
======================================= 
                                       Notes    EUR'000    EUR'000       EUR'000 
============================================  =========  =========  ============ 
REVENUE 
Rental Income                                    13,376          -        13,376 
Property service charge income                    2,233          -         2,233 
Other operating income                               23          -            23 
=======================================  ===  =========  =========  ============ 
Total Revenue                             2      15,632          -        15,632 
=======================================  ===  =========  =========  ============ 
 
  GAINS ON INVESTMENTS 
Gains on Revaluation of 
 investment properties                    8           -     16,852        16,852 
=======================================  ===  =========  =========  ============ 
Total Income and gains on investments            15,632     16,852        32,484 
============================================  =========  =========  ============ 
 
  EXPITURE 
Investment management fee                       (1,695)          -       (1,695) 
Direct property expenses                          (265)          -         (265) 
Property service charge exposure                (2,233)          -       (2,233) 
SPV property management fee                       (154)          -         (154) 
Other expenses                                  (1,728)          -       (1,728) 
=======================================  ===  =========  =========  ============ 
Total expenditure                               (6,075)          -       (6,075) 
============================================  =========  =========  ============ 
Net operating return before finance 
 costs                                            9,557     16,852        26,409 
============================================  =========  =========  ============ 
 
  FINANCE COSTS 
Finance costs                             3     (1,411)          -       (1,411) 
=======================================  ===  =========  =========  ============ 
 
Net return before taxation                        8,146     16,852        24,998 
============================================  =========  =========  ============ 
Taxation                                  4       (415)    (4,662)       (5,077) 
=======================================  ===  =========  =========  ============ 
Net return for the period                         7,731     12,190        19,921 
============================================  =========  =========  ============ 
 
  OTHER COMPREHENSIVE INCOME TO 
  BE RECLASSIFIED TO PROFIT OR 
  LOSS 
Currency translation differences 
 on initial 
 capital proceeds                                     -        136           136 
Currency translation on conversion 
 of 
 distribution payments                                -      (328)         (328) 
Effect of foreign exchange differences            (300)          -         (300) 
=======================================  ===  =========  =========  ============ 
Other comprehensive income                        (300)      (192)         (492) 
============================================  =========  =========  ============ 
 
  Total comprehensive return for the 
  period                                          7,431     11,998        19,429 
============================================  =========  =========  ============ 
 
  Basic and diluted earnings per 
  share                                    6      3.72c      5.86c         9.58c 
=======================================  ===  =========  =========  ============ 
 

The accompanying notes are an integral part of the Financial Statements.

UNAUDITED CONDENSED CONSOLIDATED BALANCE SHEET

 
                                         30 June    30 June  31 December 
                                            2020       2019         2019 
================================= 
                                Notes    EUR'000    EUR'000      EUR'000 
=====================================  =========  =========  =========== 
NON-CURRENT ASSETS 
Investment properties              8     423,509    272,314      348,519 
Deferred tax asset                 4       1,323          -            - 
=================================      =========  =========  =========== 
Total non-current assets                 424,832    272,314      348,519 
=====================================  =========  =========  =========== 
 
  CURRENT ASSETS 
Trade and other receivables        9      11,193     10,387        9,883 
Cash and cash equivalents          10     18,705     23,702       24,579 
Other Assets                                 203          -            - 
=================================      =========  =========  =========== 
Total current assets                      30,101     34,089       34,462 
=====================================  =========  =========  =========== 
 
Total assets                             454,933    306,403      382,981 
=====================================  =========  =========  =========== 
 
  CURRENT LIABILITIES 
Lease liability                    11        550          -            - 
Trade and other payables           12      9,689      9,110        9,352 
Derivative financial instruments             243          -            8 
=================================      =========  =========  =========== 
Total current liabilities                 10,482      9,110        9,360 
=====================================  =========  =========  =========== 
 
  NON-CURRENT LIABILITIES 
Bank Loans                         13    143,425     92,900      107,916 
Lease liability                    11     22,751          -            - 
Deferred tax liability             4       8,009        845        5,428 
=================================      =========  =========  =========== 
Total non-current liabilities            174,185     93,745      113,344 
=====================================  =========  =========  =========== 
 
  Total liabilities                      184,667    102,855      122,704 
=====================================  =========  =========  =========== 
 
Net assets                               270,266    203,548      260,277 
=====================================  =========  =========  =========== 
 
  SHARE CAPITAL AND RESERVES 
Share capital                      14      2,700      2,122        2,645 
Share premium                             56,047          -       50,364 
Special distributable reserve            187,707    200,835      191,579 
Capital reserve                           13,609    (2,071)        8,218 
Revenue reserve                           10,203      2,662        7,471 
=================================      =========  =========  =========== 
Equity shareholders' funds               270,266    203,548      260,277 
=====================================  =========  =========  =========== 
Net asset value per share          7    EUR 1.13   EUR 1.09     EUR 1.11 
=================================      =========  =========  =========== 
 

The accompanying notes are an integral part of the Financial Statements.

UNAUDITED CONDENSED CONSOLIDATED STATEMENT OF CHANGES IN EQUITY

For the period ended 30 June 2020

 
                                                           Special 
                                  Share      Share   distributable    Capital    Revenue 
                                capital    premium         reserve    reserve    reserve      Total 
============================ 
                                EUR'000    EUR'000         EUR'000    EUR'000    EUR'000    EUR'000 
============================  =========  =========  ==============  =========  =========  ========= 
Balance at 1 January 2020         2,645     50,364         191,579      8,218      7,471    260,277 
Share Issue                          55      5,741               -          -          -      5,796 
Share Issue costs                     -       (58)               -          -          -       (58) 
Total Comprehensive return 
 for the period                       -          -               -      5,391      5,474     10,865 
Interim Distributions paid            -          -         (3,872)          -    (2,742)    (6,614) 
============================  =========  =========  ==============  =========  =========  ========= 
Balance at 30 June 2020           2,700     56,047         187,707     13,609     10,203    270,266 
============================  =========  =========  ==============  =========  =========  ========= 
 
  Balance at 1 January 2019       2,122          -         203,691    (3,780)         40    202,073 
Total Comprehensive return 
 for the period                       -          -               -      1,709      2,622      4,331 
Interim Distributions paid            -          -         (2,856)          -          -    (2,856) 
============================  =========  =========  ==============  =========  =========  ========= 
Balance at 30 June 2019           2,122          -         200,835    (2,071)      2,662    203,548 
============================  =========  =========  ==============  =========  =========  ========= 
 
  Balance at 1 January 2019       2,122          -         203,691    (3,780)         40    202,073 
Share Issue                         523     51,147               -          -          -     51,670 
Share Issue costs                     -      (783)               -          -          -      (783) 
Total Comprehensive return 
 for the year                         -          -               -     11,998      7,431     19,429 
Dividends paid                        -          -        (12,112)          -          -   (12,112) 
============================  =========  =========  ==============  =========  =========  ========= 
Balance at 31 December 2019       2,645     50,364         191,579      8,218      7,471    260,277 
----------------------------  ---------  ---------  --------------  ---------  ---------  --------- 
 

The accompanying notes are an integral part of the Financial Statements.

UNAUDITED CONDENSED CONSOLIDATED CASH FLOW STATEMENT

As at 30 June 2020

 
                                               1 January  1 January to  1 January to 
                                                      to       30 June   31 December 
                                                 30 June          2019          2019 
                                                    2020 
========================================= 
                                        Notes    EUR'000       EUR'000       EUR'000 
=============================================  =========  ============  ============ 
CASH FLOWS FROM OPERATING ACTIVITIES 
Net loss for the period before 
 taxation                                         13,842         4,058        19,921 
Adjustments for: 
Gains on investment properties             8     (7,218)       (2,226)      (16,852) 
Amortisation of tenant incentives and 
 leasing costs                                   (1,512)             -             - 
Decrease in Land Leasehold Liability                 126             -             - 
Increase in operating trade and other 
 receivables                                         983         1,292         1,796 
Increase/(Decrease) in operating trade 
 and other payables                                  799       (1,323)         6,123 
Decrease in operating other assets                 (156)             -             - 
 Finance costs                             3       1,226           461         1,411 
=========================================      =========  ============  ============ 
Cash generated by operations                     (5,752)       (1,796)        12,399 
=============================================  =========  ============  ============ 
Net cash outflow from operating activities         8,090         2,262        12,399 
=============================================  =========  ============  ============ 
CASH FLOWS FROM INVESTING ACTIVITIES 
Purchase of investment properties          8    (46,972)     (118,549)     (182,749) 
Derivative financial instruments                     (8)             -             8 
Currency translation differences                   (564)           273         (492) 
=========================================      =========  ============  ============ 
Net cash outflow from investing activities      (47,544)     (118,276)     (183,233) 
=============================================  =========  ============  ============ 
CASH FLOWS FROM FINANCING ACTIVITIES 
Dividends paid                             5     (6,614)       (2,856)      (12,112) 
Finance costs                              3     (1,226)         (461)       (1,411) 
Bank loans drawn                                  35,682        92,900       107,916 
Proceeds from share issue                          5,796             -        51,670 
Issue costs relating to share issue                 (58)             -         (783) 
=========================================      =========  ============  ============ 
Net cash inflow from financing activities         33,580        89,583       145,280 
=============================================  =========  ============  ============ 
 
Net (decrease)/increase in cash and 
 cash equivalents                                (5,874)      (26,431)      (25,554) 
=============================================  =========  ============  ============ 
 
Opening balance                                   24,579        50,133        50,133 
=============================================  =========  ============  ============ 
 
Closing cash and cash equivalents          10     18,705        23,702        24,579 
=========================================      =========  ============  ============ 
REPRESENTED BY 
=============================================  =========  ========================== 
Cash at bank                                      18,705        23,702        24,579 
=============================================  =========  ============  ============ 
 

The accompanying notes are an integral part of the Financial Statements.

NOTES TO THE FINANCIAL STATEMENTS

   1.   Accounting Policies 

The Unaudited Consolidated Financial Statements have been prepared in accordance with International Financial Reporting Standard ("IFRS") IAS 34 'Interim Financial Reporting' and are consistent with the accounting policies set out in the statutory accounts of the Group for the year ended 31 December 2019.

The condensed Unaudited Consolidated Financial Statements for the six months ended 30 June 2020 do not include all of the information required for a complete set of IFRS financial statements and should be read in conjunction with the Consolidated Financial Statements of the Group for the year ended 31 December 2019, which were prepared under full IFRS requirements as adopted by the EU. The financial information in this Report does not comprise statutory accounts within the meaning of Section 434 - 436 of the Companies Act 2006. Those financial statements have been delivered to the Registrar of Companies and included the report of the auditor which was unqualified and did not contain a statement under either section 498(2) or 498(3) of the Companies Act 2006. The financial information for the six months ended 30 June 2020 and the period ended 30 June 2019 has not been audited or reviewed by the Company's auditor.

   2.   Revenue 
 
                                  Half year ended  Half year ended    Year ended 
                                     30 June 2020     30 June 2019   31 December 
                                                                            2019 
================================ 
                                          EUR'000          EUR'000       EUR'000 
================================  ===============  ===============  ============ 
 Rental income                              9,896            5,058        13,376 
 Other income                                  88                6            23 
 Property service charge income             1,492              936         2,233 
================================  ===============  ===============  ============ 
 Total revenue                             11,476            6,000        15,632 
================================  ===============  ===============  ============ 
 
   3.   Finance costs 
 
                                Half year ended  Half year ended   Year ended 31 
                                   30 June 2020     30 June 2019   December 2019 
============================== 
                                        EUR'000          EUR'000         EUR'000 
==============================  ===============  ===============  ============== 
 Liquidity fund interest paid                 -               58              37 
 Interest on bank loans                     968              403           1,158 
 Bank interest                              158                -              98 
 Amortisation of loan costs                 100                -             118 
==============================  ===============  ===============  ============== 
 Total finance costs                      1,226              461           1,411 
==============================  ===============  ===============  ============== 
 
   4.   Taxation 
   --    Tax charge in the Group Statement of Comprehensive Income 
 
                                Half year ended 30           Half year ended                   Year ended 
                                 June 2020                     30 June 2019                  31 December 2019 
==================== 
                         Revenue    Capital      Total  Revenue  Capital    Total   Revenue   Capital     Total 
==================== 
                         EUR'000    EUR'000    EUR'000  EUR'000  EUR'000  EUR'000   EUR'000   EUR'000   EUR'000 
====================  ==========  =========  =========  =======  =======  =======  ========  ========  ======== 
 Current taxation: 
 Overseas taxation           124          -        124        -        -        -       415         -       415 
 Deferred taxation: 
 Overseas taxation             -      2,024      2,024        -      720      720         -     4,662     4,662 
====================  ==========  =========  =========  =======  =======  =======  ========  ========  ======== 
 Total taxation              124      2,024      2,148        -      720      720       415     4,662     5,077 
====================  ==========  =========  =========  =======  =======  =======  ========  ========  ======== 
 
   --    Tax in the Group Balance Sheet 
 
                                    As at 30 June 2020           As at 30 June 2019        As at 31 December 
                                                                                            2019 
============================= 
                                Revenue  Capital     Total   Revenue   Capital    Total  Revenue  Capital     Total 
============================= 
                                EUR'000  EUR'000   EUR'000   EUR'000   EUR'000  EUR'000  EUR'000  EUR'000   EUR'000 
=============================  ========  =======  ========  ========  ========  =======  =======  =======  ======== 
 Deferred tax assets: 
=============================  ===========================  ======================================================= 
 On tax losses                        -    1,323     1,323         -         -        -        -      766       766 
=============================  ========  =======  ========  ========  ========  =======  =======  =======  ======== 
 
   Deferred tax liabilities: 
=============================  ==================================================================================== 
 Differences between 
  tax and property 
  revaluation                         -    8,009     8,009         -       845      845        -    5,428     5,428 
=============================  ========  =======  ========  ========  ========  =======  =======  =======  ======== 
 
   5.   Distributions 
 
                                                       30 June 2020 
                                                            EUR'000 
=====================================================  ============ 
2019 Fourth Interim dividend of 1.27p per Share paid 
 27 March 2020                                                3,307 
=====================================================  ============ 
2020 First Interim dividend of 1.24p per Share paid 
 26 June 2020                                                 3,307 
=====================================================  ============ 
Total Dividends Paid                                          6,614 
=====================================================  ============ 
 

A fourth quarterly interim dividend for 2019 of 1.27p per Share was paid on 27 March 2020 to shareholders on the register on 6 March 2020. The distribution was split 0.90p dividend income and 0.37p qualifying interest income.

A first quarterly interim dividend for 2020 of 1.24p per Share was paid on 26 June 2020 to shareholders on the register on 5 June 2020. The distribution was split 1.05p dividend income and 0.19p qualifying interest income.

A second quarterly interim dividend for 2020 of 1.24p per Share was paid on 25 September 2020 to shareholders on the register on 4 September 2020. The distribution was split 0.93p dividend income and 0.31p qualifying interest income. In line with International Financial Reporting Standards, this dividend will be recorded in the period paid.

   6.     Earnings per share (basic and diluted) 
 
                                                  30 June      30 June  31 December 
                                                     2020         2019         2019 
============================================  ===========  ===========  =========== 
Revenue net return attributable to Ordinary 
 shareholders (EUR'000)                             6,500        2,552        7,731 
Weighted average number of shares in issue 
 during the period                            234,692,309  187,500,001  207,845,206 
============================================  ===========  ===========  =========== 
Total revenue return per ordinary share             2.77c        1.36c        3.72c 
============================================  ===========  ===========  =========== 
Capital return attributable to Ordinary 
 shareholders (EUR'000)                             5,194        1,506       12,190 
Weighted average number of shares in issue 
 during the period                            234,692,309  187,500,001  207,845,206 
============================================  ===========  ===========  =========== 
Total capital return per ordinary share             2.21c        0.80c        5.86c 
============================================  ===========  ===========  =========== 
Total return per ordinary share                     4.98c        2.16c        9.58c 
============================================  ===========  ===========  =========== 
 

Earnings per Share is calculated on the revenue and capital loss for the period (before other comprehensive income) and is calculated using the weighted average number of Shares in the period.

   7.   Net asset value per share 
 
                                              30 June      30 June  31 December 
                                                 2020         2019         2019 
========================================  ===========  ===========  =========== 
Net assets attributable to shareholders 
 (EUR'000)                                    270,266      203,548      260,277 
Number of shares in issue                 239,500,001  187,500,001  234,500,001 
========================================  ===========  ===========  =========== 
Net asset value per share (EUR)                  1.13         1.09         1.11 
========================================  ===========  ===========  =========== 
 
   8.   Investment properties 
 
                                            30 June  30 June  31 December 
                                               2020     2019         2019 
========================================== 
                                            EUR'000  EUR'000      EUR'000 
==========================================  =======  =======  =========== 
Opening carrying value                      348,519  148,918      148,918 
Purchase at costs                            44,471  121,170      182,749 
Gains/losses on revaluation to fair value     7,218    2,226       16,852 
Leasehold                                    23,301        -            - 
==========================================  =======  =======  =========== 
Total Carrying value                        423,509  272,314      348,519 
==========================================  =======  =======  =========== 
 

The fair value of the investment properties amounted to EUR428,201,000. The difference between the fair value and the value per the condensed consolidated balance sheet consists of accrued income relating to the pre-payment for rent free periods recognised over the life of the leases totaling EUR4,692,000 which is separately recorded in the financial statements within trade and other receivables.

On 14 January 2020 the Company acquired a property based in Den Hoorn, the Netherlands. The property was acquired on a leasehold agreement, the present value the future leasehold obligations as at 30 June 2020 amounted to EUR23,301,000. The maturity date of this leasehold agreement is 1 July 2044. The annual ground lease payments amount to EUR531,000 per annum and are paid quarterly. The Company reserves the option to acquire the freehold ownership pre 1 July 2044 for the total sum of EUR15,983,000.

Investment property valuation methodology is unchanged from the detailed methodology included in the company's 31 December 2019 annual report.

   9.          Trade and other receivables 
 
                          30 June  30 June  31 December 
                             2020     2019         2019 
======================== 
                          EUR'000  EUR'000      EUR'000 
========================  =======  =======  =========== 
Rents receivable            2,652    2,189        3,327 
Accrued income                  -      310          160 
VAT receivable                266        -        3,310 
Cash held by Solicitors         -        -          165 
Lease incentives            4,693      346        1,606 
Deferred tax                    -        -          766 
Other receivables           3,582    7,542          549 
========================  =======  =======  =========== 
Total receivables          11,193   10,387        9,883 
========================  =======  =======  =========== 
 
   10.        Cash and cash equivalents 
 
                                  30 June  30 June  31 December 
                                     2020     2019         2019 
================================ 
                                  EUR'000  EUR'000      EUR'000 
================================  =======  =======  =========== 
Cash at bank                       18,705   23,702       24,579 
================================  =======  =======  =========== 
Total cash and cash equivalents    18,705   23,702       24,579 
================================  =======  =======  =========== 
 
   11.        Leasehold Liability 
 
                                                               30 June 2020 
============================================================= 
                                                                    EUR'000 
=============================================================  ============ 
Maturity analysis - contractual undiscounted cash flows 
Less than one year                                                      688 
One to five years                                                     2,201 
More than five years                                                 26,440 
=============================================================  ============ 
Total undiscounted lease liabilities                                 29,329 
=============================================================  ============ 
 
  Lease liability included in the statement of financial 
  position 
Current                                                                 550 
Non - Current                                                        22,751 
=============================================================  ============ 
Total lease liability included in the statement of financial 
 position                                                            23,301 
=============================================================  ============ 
 
   12.        Trade and other payables 
 
                                            30 June  30 June  31 December 
                                               2020     2019         2019 
========================================== 
                                            EUR'000  EUR'000      EUR'000 
==========================================  =======  =======  =========== 
Rental income received in advance             2,453    1,513        2,224 
Accrued acquisition and development costs       891    2,621        1,521 
Management fee payable                          993    1,311          471 
VAT payable                                     625        -          670 
Trade Creditors                               1,338        -        1,948 
Tenant Deposits                               1,196        -        1,197 
Other payables                                    -        -           11 
All other fees payable                            -        -          651 
Accruals                                      1,982        -          659 
Other fees payable                              211    3,665            - 
==========================================  =======  =======  =========== 
Total payables                                9,689    9,110        9,352 
==========================================  =======  =======  =========== 
 
   13.        Bank Loans 
 
                      30 June  30 June  31 December 
                         2020     2019         2019 
==================== 
                      EUR'000  EUR'000      EUR'000 
====================  =======  =======  =========== 
External Bank Loans   143,425   92,900      107,916 
====================  =======  =======  =========== 
Total payables        143,425   92,900      107,916 
====================  =======  =======  =========== 
 

The total drawdown of the bank loans amounted to EUR144,600,000. The difference between the external loans drawdowns and the value per the condensed consolidated balance sheet consists of financing fees and the amortised portion related to the external bank loans totaling EUR1,175,000. It is recorded in the financial statements in the same line as bank loans.

   14.        Share capital 
 
                         Half year ended  Half year ended    Year ended 
                                 30 June          30 June   31 December 
                                    2020             2019          2019 
======================= 
                                 EUR'000          EUR'000       EUR'000 
=======================  ===============  ===============  ============ 
Opening balance                    2,645            2,122         2,122 
Ordinary shares issued                55                -           523 
=======================  ===============  ===============  ============ 
Ending balance                     2,700            2,122         2,645 
=======================  ===============  ===============  ============ 
 

Ordinary Shareholders participate in all general meetings of the Company on the basis of one vote for each Share held. Each Ordinary share has equal rights to dividends and equal rights to participate in a distribution arising from a winding up of the Company. The Ordinary Shares are not redeemable.

The total number of Shares authorised, issued and fully paid is 239,500,001. The nominal value of each Share is GBP0.01. Share proceeds in respect of five million additional shares issued at GBP1.05 were received on 23 June 2020 and converted to Euro at a rate of GBP1:EUR1.104.

   15.        Financial instruments and investment properties Fair value hierarchy 

IFRS 13 requires the Group to classify its financial instruments held at fair value using a hierarchy that reflects the significance of the inputs used in the valuation methodologies. These are as follows:

Level 1 - quoted prices in active markets for identical investments;

Level 2 - other significant observable inputs (including quoted prices for similar investments, interest rates, prepayments, credit risk, etc.); and

Level 3 - significant unobservable inputs.

The following table shows an analysis of the fair values of investment properties recognised in the balance sheet by level of the fair value hierarchy:

 
                                                      Total fair 
                         Level 1   Level 2   Level 3       value 
                         EUR'000   EUR'000   EUR'000     EUR'000 
======================  ========  ========  ========  ========== 
30 June 2020 
Investment properties          -         -   423,509     423,509 
30 June 2019 
Investment properties          -         -   272,314     272,314 
31 December 2019 
Investment properties          -         -   348,519     348,519 
======================  ========  ========  ========  ========== 
 

The lowest level of input is the underlying yields on each property which is an input not based on observable market data.

The fair value of investment properties as at 30 June 2020 amounted to EUR428,201,000. The difference between the fair value and the value per the condensed consolidated balance sheet consists of accrued income relating to the pre-payment for rent free periods recognised over the life of the leases totaling EUR4,692,000 which is separately recorded in the financial statements as trade and other receivables.

The following table shows an analysis of the fair values of derivative financial instruments recognised in the balance sheet by level of the fair value hierarchy:

 
                                                                 Total fair 
                                    Level 1   Level 2   Level 3       value 
                                    EUR'000   EUR'000   EUR'000     EUR'000 
=================================  ========  ========  ========  ========== 
30 June 2020 
Derivative Financial Instruments          -       243         -         243 
30 June 2019 
Derivative Financial Instruments          -         -         -           - 
31 December 2019 
Derivative Financial Instruments          -         8         -           8 
=================================  ========  ========  ========  ========== 
 

The lowest level of input is EUR:GBP exchange rate.

The Company used forward foreign exchange contracts to mitigate potential volatility of income returns and to provide greater certainty as to the level of Sterling distributions expected to be paid in respect of the period covered by the relevant currency hedging instrument. Derivatives are measured at fair value calculated by reference to forward exchange rates for contracts with similar maturity profiles.

   16.        Related party transactions 

The Company's Alternative Investment Fund Manager ('AIFM') throughout the period was Aberdeen Standard Fund Managers Limited ("ASFML"). Under the terms of a Management Agreement dated 17 November 2017 the AIFM is appointed to provide investment management, risk management and general administrative services including acting as the Company Secretary. The agreement is terminable by either the Company or ASFML on not less than 12 months' written notice.

Under the terms of the agreement portfolio management services are delegated by ASFML to Aberdeen Standard Investments Ireland Limited ('ASIIL'). The total management fees charged to the Consolidated Statement of Comprehensive Income during the period were EUR993,000, of which EUR993,000 was payable at the period end.

Under the terms of a Global Secretarial Agreement between ASFML and Aberdeen Asset Management PLC ('AAM PLC'), company secretarial services are provided to the Company by AAM PLC.

The Directors of the Company received fees for their services totaling EUR83,000.

   17.        Post balance sheet events 

On 30 July 2020, the Company announced that it had raised gross proceeds of approximately GBP5.2 million (equivalent to approximately EUR5.7 million at the then prevailing exchange rate) through the issue of 5,000,000 new Ordinary shares under the general authority to allot shares granted by shareholders at the AGM held on 30 June 2020.

A second quarterly interim dividend for 2020 of 1.24p per Share was paid on 25 September 2020 to shareholders on the register on 4 September 2020. The distribution was split 0.93p dividend income and 0.31p qualifying interest income.

   18.        Ultimate parent company 

In the opinion of the Directors on the basis of shareholdings advised to them, the Company has no immediate or ultimate controlling party.

19. This Half Yearly Report was approved by the Board and authorised for issue on 29 September 2020.

The Half Yearly Report will be printed and issued to shareholders and further copies will be available at Bow Bells House, 1 Bread Street, London EC4M 9HH and on the Company's website eurologisticsincome.co.uk*

* Neither the Company's website nor the content of any website accessible from hyperlinks on it (or any other website) is (or is deemed to be) incorporated into, or forms (or is deemed to form) part of this announcement.

By order of the Board

ABERDEEN ASSET MANAGEMENT PLC, SECRETARY

29 September 2020

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END

IR EANNNAESEEFA

(END) Dow Jones Newswires

September 30, 2020 02:00 ET (06:00 GMT)

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