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Final Results

13 May 2009 07:29

RNS Number : 1553S
PIK Group
13 May 2009
 



THE INFORMATION CONTAINED IN THIS ANNOUNCEMENT IS RESTRICTED AND

NOT FOR PUBLICATION, DISTRIBUTION OR RELEASE, DIRECTLY OR

INDIRECTLY IN THE UNITED STATES OF AMERICA

PIK GROUP ("The Group" or "PIK")

FINANCIAL RESULTS FOR THE YEAR ENDED 31 DECEMBER 2008

(LONDON, 12 May 2009) - PIK (LSE: PIK), a leading Russian residential developer, today announces its financial results for the year ended 31 December 2008, based upon audited consolidated IFRS accounts. 

Financial Summary

Revenues dropped by 38.0% to US$1.43billion (2007: US$2.31billion);

Revenues from sale of real estate activity decreased by 52,6% to US$0,93billion (2007: US$1,97billion), while consolidated gross profit margin shrank by over 4down to approximately 26% (2007: 30%);

Earnings before interest, taxes, depreciation and amortization (EBITDA) decreased by 213,7% tapproximately US$(1.06)billion (2007: US$937million), 

Substantial impairment losses upon PP&E, goodwill, development rights and inventory write downs of US$967 million (2007: nil) were recorded; 

Adjusted EBITDA from development activities before accounting for impairment losses and sales of development rights decreased by 78,3% to approximately US$124 million (2007US$ 571million), 

Normalized net loss for the year was US$ 167million (2007: net profit of US$ 329million);

Normalized loss per share amounted to US$0,34 (FY07net profit  per share US$0,69);

Total assets as of December 31 2008 decreased by 5,8% and reached US$4,85billion (2007US$5,15billion);

Net tangible assets per share as of December 31 2008 amounted to  approximately $5.2 (2007: US$6.01);

Total debt as of December 31 2008 has not changed significantly and amounted to US$1,37billion (2007: US$ 1,41billion)

Net debt as of December 31 2008 amounted to US$1,26billion (2007US$718million);

Kirill Pisarev, CEO of PIK comments:

"The global economic crisis impacted Russia heavily, in particular cyclical industries like real estate, and the liquidity shortage together with falling consumer confidence has had a severe impact on our business.

Looking ahead, the economic outlook is still uncertain and substantial challenges lie ahead. We believe that the next twelve months will continue to be difficult for the Russian economy and for Russian real estate developers. 

Longer-term, the fundamentals for our business remain unchanged. There is a shortage of affordable residential housing, an undeveloped mortgage market and a large obsolete housing stock in Russia. These will be the key drivers for PIK Group as the economy recovers."

Enquiries:

PIK Group Tel: +7 495 505 97 33 ext. 1358

Viktor Szalkay

Head of Investor Relations

Citigate Dewe Rogerson Tel: +44 20 7638 9571

Tom Baldock

Lindsay Noton

The full version of the IFRS financial statements is available on the Group's website at http://www.pik.ru/fin_indices/doc_eng/

  CHAIRMAN AND CHIEF EXECUTIVE'S STATEMENT

The year 2008 turned out to be for us the most challenging year in our 14-year old history.

Following the bankruptcy of Lehman Brothers in October 2008, the world economy, including for the first time developing economies like Russia, experienced a sharp downturn in output. This was driven by a freezing of the credit markets which has been most keenly felt by capital intensive, cyclical businesses around the world. In Russia, the banking industry together with real estate were among the first to suffer from the market turbulence with previously available credit withdrawn from the financial systemequity markets severely damaged, the ruble badly weakened and consumer confidence hit.

As a results of the above, the Russian economy, which showed growth of 8.1% in 2007, started to suffer and finished 2008 with 5.6% GDP growth. The outlook for 2009 remains challenging for the country and GDP is expected to shrink by about 6%. Ordinary Russian citizens, who have experienced double digit disposable income growth over the past five years, saw growth reduced to 3% in 2008 and expect a decrease of 8% in 2009.

In the critical final quarter of the financial year the Group was unable to raise new finance in any form, while the cost of existing borrowings rose sharply. This combination severely affected the Group's ongoing real estate development activity.

In light of these extreme conditions, the Board moved to realign the Group's priorities. Cost cutting initiatives were put in place and our growth strategy of extending operations into new Russian cities and entering new countries in the CIS was put on hold. 

In the short-term, the Group is focused on negotiating revised lending terms with its banks with the aim to stretch maturities and reduce overall debt levels in the future. 

Financial summary

During the year we completed over 12,380 apartments (2007approx 23,000 apartments), equivalent to 813,000 sq. meters (2007:1,542,000 sq. meters). Around 495,000 sq. meters of this total were in Moscow region, while Russia's regions was accounted for 99,000 sq. meters (2007: 371,000 sq. meters). The above figures include PIK commercial housing completions as well as construction services rendered to third parties and shares of third party co-investors.

These significant declines can be primarily attributed to capital constraints in the last quarter of the year, where the majority of the completions usually occur. During the first three quarters of 2008, apartment completions and cash collections were in line with management expectations. Total cash collections for 9M08 stood at US$1.9billion (9M07: US$1.2billion), while cash collections from apartment sales reached US$1.5billion versus US$0.85billion in the same period in 2007. 

The momentum from the first nine months continued until the situation deteriorated in the final quarter of the year. Total cash collections for 2008 reached US$2.5billion (2007: US$2.59billion), while collections from apartment sales amounted to US$1.8billion (2007: US$1.77billion). This is achieved despite the fact that a large Moscow City government order did not come through in the last quarter of the year.

Under our conservative accounting standards, cash collections may only be registered as revenue upon registration of the a completed apartment with the local authorities. Therefore with fewer completions achievedsales fell by 38% to US$1.4billion for the year

The operating profitability of our core business was also affected by increased sales & distribution and administrative expenses, which almost doubled to US$288millionAccordingly, EBITDA from development activities before accounting for impairment losses and sales of development rights decreased by 78,3% to approximately US$124million (2007: US$ 571 million)

Increased sales and distribution and administrative expenses resulted from a higher headcount during the first half of the year as the Group expanded operations into Russia's regions. During the ten months to October 2008 our total number of employees increased from by approximately 14,000 to 15,300.

With the onset of the financial crisis, PIK Group has moved to reduce costs across the business. Since October 2008 this has included a significant redundancy programme with approximately 2,500 employees laid off.

Given the economic outlook, we had also reviewed impairment testing of our assets, including assumptions on goodwill, PP&E, intangibles, development rights and equity accounted investees. Using more conservative accounting estimates we have recognized a non-cash US$967 million impairment loss in 2008 accounts (2007: nil), mainly attributed on development rights

The same time, under the current macroeconomic environment, we did not manage to finalize sales of development rights to potential co-investors on certain projects, thereon gain from sale of developments rights was nil (2007:US$372million). 

Decreasing revenues, an absence of sales from development rightsincreased operational costs and the significant impairment loss detailed above gave the Group a net loss of US$1.1billion for 2008 (2007: net profit US$698million). Accordingly, shareholders' equity (including minorities) shrank by 66.7% from US$2billion to US$682millionTotal debt was largely unchanged at approximately US$1,37billion (2007: US$1,41billion).

Operational review

In the period up to the end of October 2008 the Group also made good progress with its strategy of diversification into the regions and the wider CIS, acquiring the land and production facilities necessary to facilitate growth. In line with this strategy, the Group planned to modernize five facilities recently acquired in the regions of Russia. However, given the changed economic circumstances, these capital expenditure plans were put on hold and only one modernised facility in Obninsk (Kaluga region) was launched. Activity at all other production facilities, including those in Moscow and Moscow region, has been significantly cut back. 

PIK continues working to finalize construction of residential projects already under development. However all commercial projects and residential projects without active development have been suspended until debt finance becomes available. 

Market Overview 

The real estate market in Russia has been extremely challenging since end of October last year and remains so today. Apartment sales fell by approximately 90% after the October crisis compared to 2008 summer levels. In the primary market, apartment prices in rubles fell by 5-10% while secondary prices are down by approximately 15-20%.

There have been some signs in March and April that the decline in transaction volumes may be stabilizing. According to official statisticssecondary market transactions in April were over double the level of February 2009. While this is still 30% below Q1 figures for 2008, we are cautiously optimistic that the worst period of shrinking number in transactions and price declines may be over.

Strategy

Our strategy is to prioritise the immediate needs of the business and position PIK for a more normalized economic environment.

We are currently working hard to restructure Group debt and management is in talks with existing lenders regarding the possible replacement of short-term borrowings with longer term debt. Within the framework of the restructuring process, we are aiming to receive additional working capital of US$600million to finish existing construction and launch new developments in 2010. This is our main focus and on 03 April 2009 we announced that the Group had mandated Sberbank Capital (an investment arm of Sberbank), to advise on restructuring the Company's debt portfolio. 

Talks with our banks include a proposal for a four month 'standstill' arrangement in respect of existing debt repayment and interest charges. We already received the first consent from the major creditor of the Group. We are also seeking the withdrawal of all existing lawsuits and a moratorium on new ones whiles these talks are ongoing. We believe that the debt restructuring could be finalized during summer 2009.

Our second priority is to maintain the integrity of the business. In doing so, we will seek total cost reductions across our operations of over 30%. We have already begun this process that led to approximately 2,500 redundancies to date and the introduction of reduced working hours for production workersAll non-essential capital expenditure has been postponed. We expect to push through further cost reductions in the coming months as we shape the business for the new economic environment. In total for 2009, we expect total savings from the above measures to reach up to US$90m calculating with current exchange rate.

As well as reducing costs we are seeking to stimulate private sector apartment sales by the competitive purchase conditions of PIK apartments. We will also work with federal and local authorities on social housing programmes and have already concluded contracts for construction services for approximately 250,000 square meters of apartment space in the Moscow metropolitan area for 2009.

Shareholder structure

On 01 April 2009 the Group during the restructuring process announced that Lacero Trading Ltd, part of Nafta Moskva Group, had acquired a 25% stake in PIK Group from its main shareholders, Kirill Pisarev (CEO of PIK) and Yury Zhukov (Chairman of the Board of PIK). The transaction reduced the holdings of the two major shareholders down to 49%. Accordingly, 26% of the Group's shareholders capital is in free float on different exchanges including 0.6% of treasury shares the Group purchased from the market early 2008 with the aim to launch stock-option program for its Management.

Corporate Governance

We comply with the corporate governance requirements applicable to Russian public companies listed on Russian stock exchanges

In line with Russian requirements, we are required to comply with a number of corporate governance requirements, such requirements include the: (1) obligation to have at least one independent director, (2) setting up an audit committee, (3) adoption of a bylaw on insider trading and (4) implementation of internal control procedures. We are in full compliance with these requirements. In addition, we observe the code of corporate conduct, as recommended by the Russian Federal Service for the Financial Markets.

Board and employees

Since the year end there have been a number of Board changes. On 12 January 2009 we announced the resignation of Evgeny Luneev as the Company's Chief Financial Officer and the appointment of Anna Kolonchina as his successor.

At the Group's General Meeting of Shareholders on February 27 2009 Nozdrachev D.A. - Head of Infrastructure Department, State Corporation at Vnesheconombank ("VEB") - was elected to the  Board of Directors. The appointment followed the receipt of US$262million of government funding through VEB,in the final quarter of the year. 

In addition, the following personnel were re-elected to the Board:

Zhukov U.V. - Chairman of the Board of Directors;

Pisarev K.V. - President, CEO; 

Eyramdzhants A. S. - First Vice President, COO; 

Kanaev S.V. - First Vice President; 

Timmins, Stuart Lee - Head of Moscow Representative Office of Hines Int. Inc.;

Schmucki, Anselm Oscar - Director of Moscow Representative Office of UBS AG;

Shanti, Sen - Managing Director, City Alternative Investments;

Maryanchik, Alec - Head of the Representative Office of Klever Group Ltd.

Over the last fourteen years we have succeeded in building PIK into an internationally recognized residential real estate developer with over 122,000 unit completions. Now, we face new challenges, with capital in short supply and the financial crisis extending into the real economy. On behalf of the Management Board, we wish to thank all our employees for their hard work in the transformation and commitment during this difficult time and encourage everyone at PIK to continue putting in all the necessary energy to drive PIK Group through the year 2009.

Outlook

The outlook for the overall economy remains challenging, with GDP expected to decrease by 6% in 2009. While the worst of the financial crisis may be over we remain cautious. Despite the currency reserves, which Russia managed to build up in the past years, conditions in the real economy are still unfavorable and credit markets will remain very difficult for the foreseeable future. 

Meanwhile, Russia with its 143 million population and obsolete housing stock needs sufficient replacement in the next years. PIK Group's mass market focus and integrated business model is well-fitted into meeting the needs of the middle class for new housing.

PIK Group faces difficult months ahead and the outlook for the business, its 12,800 employees and its shareholders depends on whether an agreement can be reached with its banks on debt restructuring. With a successful outcome to these talks, the challenges we face can be overcome and a re-shaped business can emerge from the economic crisis able to tackle the pressing social need for new housing in Russia.

Zhukov Y.V.

Pisarev K.V.

Chairman of the Board of Director

Chief Executive Officer

  Appendix 

Consolidated Financial Statements for the year ended 31 December 2008

Note: The Group's reporting currency is Russian roubles. However, for presentation purposes, these amounts were converted into US$ using average RR/US$ exchange rate of the Central Bank of Russian Federation (FY07: 25.5798; FY08: 24.8639) for the income statement and using RR/US$ exchange rate (31 December 2007: 24.5462; 31 December 2008: 29.3804) for the balance sheet as of the date of reporting. 

The full version of the IFRS financial statements is available on the Group's website at http://www.pik.ru/fin_indices/doc_eng/

Consolidated Income Statement for the year ended 31 December 2008

MM US$

2008

2007

restated

(audited)

(audited)

Revenues

 434

2 313

Cost of sales

(1 063)

(1 615)

Gross profit

371

698

Sales of development rights

-

372

Distribution expenses

(47)

(35)

Administrative expenses

(241)

(122)

Impairment losses on non-financial assets and inventory write-down 

(967)

(3)

Results from operating activities

(884)

910

Finance Income

20

23

Finance Expenses

(314)

(93)

Share of loss of equity accounted investees (net of income tax)

(4)

(1)

Profit before income tax 

(1 182)

839

Income tax expense

48

(141)

Net profit for the year

(1 134)

698

Basic and diluted (loss)/earnings per share

US$(2.29)

US$1.46

  Consolidated Balance Sheet as at 31 December 2008

MM US$

2008

2007

(audited)

(audited)

ASSETS

Non-current assets

Property, plant and equipment

438

512

Intangible assets

935

865

Investments in equity accounted investees

120

140

Other investments

6

13

Deferred tax assets

3

5

Other non-current assets

1

6

Total non-current assets

1 503

1 541

Current assets

Inventories

2 596

2 029

Other investments

144

138

Income tax receivable

18

10

Trade and other receivables

481

738

Cash and cash equivalents

108

695

Total current assets

3 347

3 610

Total assets

4 850

5 151

EQUITY AND LIABILITIES

Equity

Share capital

1 051

1 257

Additional paid-in capital

686

791

Treasury shares

(83)

Reserve resulting from additional share issue

(971)

(1 162)

Retained earnings

(35)

1 114

Total equity attributable to shareholders of the Company

648

2 000

Minority interest

34

52

Total equity

682

2 052

Non-current liabilities

Loans and borrowings

286

427

Trade and other payables

52

64

Provisions

2

3

Deferred tax liabilities

209

327

Total non-current liabilities

549

821

Current liabilities

Loans and borrowings

1 081

986

Trade and other payables

2 502

1 250

Provisions

31

37

Income tax payable

5

5

Total current liabilities

3 619

2 278

Total liabilities

4 168

3 099

Total equity and liabilities

4 850

5 151

  Consolidated Cash Flow Statement for the year ended 31 December 2008

MM US$

2008

2007

(audited)

(audited)

OPERATING ACTIVITIES

(Loss)/profit for the year

(1 134)

698

Adjustments for:

0

0

Depreciation and amortisation

44

31

Impairment losses

967

Foreign exchange loss, net

119

12

Loss on disposal of property, plant and equipment

4

9

Provision for investments and receivables

98

Gain on disposals of development rights

(372)

Gain on disposal of available-for-sale financial assets

(9)

Negative goodwill on acquisition of subsidiaries and minority interests

2

Share of loss of equity accounted investees

4

1

Interest expense

93

81

Interest income

(20)

(14)

Income tax (benefit)/expense 

(48)

141

Operating profit before changes in working capital and provisions 

127

580

Increase in inventories

(1 140)

(339)

Decrease/(increase) in trade and other receivables

101

-423

Increase in trade and other payables

1 409

197

Decrease in provisions

(1)

(1)

Cash flows from operations before income taxes and interest paid

496

14

Income taxes paid

(38)

(28)

Interest paid

(128)

(104)

Cash flows from/(utilised by) operating activities

330

(118)

INVESTING ACTIVITIES

Proceeds from disposal of property, plant and equipment

21

2

Acquisition of other investments

(2)

Interest received

14

13

Acquisition of property, plant and equipment

(147)

(142)

Acquisition of development rights and other intangible assets

(711)

(633)

Acquisition of minority interests

(16)

(1)

Loans issued

(125)

(347)

Proceeds from sale of minority interests and development rights

43

421

Consideration paid to acquire mortgage loans from related party bank

(96)

Repayment of mortgage loans

64

Repayment of loans issued

58

267

Acquisition of subsidiaries, net of cash acquired

(95)

Cash flows utilised by investing activities

(897)

(515)

FINANCING ACTIVITIES

Proceeds from borrowings

1 512

1 395

Repayment of borrowings

(1 432)

(984)

Proceeds from share issue

900

Repurchase of own shares

(98)

Cash flows from financing activities

10

1 273

Net (decrease)/increase in cash and cash equivalents

(558)

642

Effect of exchange rate fluctuations on cash and cash equivalents

(2)

(8)

Cash and cash equivalents at beginning of year

686

32

Cash and cash equivalents at end of year 

126

666

  Note: The calculation of following measures used in this announcement is set below. Our calculations of the below measures may be different from the calculation used by other companies and therefore comparability may be limited. The below measures are not measures of financial performance under IFRS. 

1a). EBITDA represents net profit/loss for the year before income tax expenses, interest income, interest expense, depreciation and amortization.

2008

2007

 

 

MM USD

MM USD

Net (Loss)/profit for the year

 

(1 134)

 

698

Depreciation and amortisation

 

44

 

31

Interest expense

 

93

 

81

Interest income

 

(20)

 

(14)

Income tax expense

 

(48)

 

141

EBITDA 

 

(1 065)

 

937

1b) Adjusted EBITDA from development activities represents net profit/loss for the year before income tax expenses, interest income, interest expense, depreciation, foreign exchange gain, foreign exchange loss, impairment losses and gain from sale of development rights.

 

2008

2007

 

MM USD

MM USD

Net (Loss)/profit for the year

(1 134)

698

Depreciation and amortisation

44

31

Income tax expenses

(48)

141

Interest expenses

93

81

Interest income

(20)

(14)

Impairment losses on non-financial assets and inventory write down

967

3

Impairment losses on financial assets

103

FOREX loss

119

12

Income from sale of dev rights

0

(372)

Gain on available of sale assets

0

(9)

Adjusted EBITDA

124

571

2. Normalized operating profit calculated as operating profit before impairment losses and gain from sale of development rights.

2008

2007

MM USD

MM USD

Operating (Loss)/profit for the year

(884)

910

Impairment losses on non-financial assets and inventory write down

967

3

Income from sale of development rights

(372)

Normalized Operating Profit

83

541

3. Normalized net profit/loss calculated as net profit before impairment losses and gain from sale of development rights.

2008

2007

MM USD

MM USD

Net (Loss)/profit for the year

(1 134)

698

Impairment losses on non-financial assets and inventory write down

967

3

Income from sale of development rights

(372)

Normalized Net Profit

(167)

329

4. Normalized profit/loss per share calculated as normalized net profit/loss divided by average number of shares outstanding during the year.

2008

2007

MM USD

MM USD

Normalized Net Profit

(167)

329

 Weighted average number of shares for the year ended 31 December

490

478

Normalized Net Profit/share

(0,34USD)

0,69USD

5. Total assets calculated as sum of non-current and current assets.

2008

2007

MM US$

MM US$

Total non-current assets

1 503

1 541

Total current assets

3 347

3 610

Total assets

4 850

5 151

6. Total debt calculated as sum of non-current loans and borrowings, current loans and borrowings.

2008

2007

MM US$

MM US$

Non-current Loans and borrowings

286

427

Current Loans and borrowings

1 081

986

Total debt

1 367

1 413

7. Net tangible assets per share calculated as total assets less total debt less intangible assets divided by average number of shares outstanding during the year

2008

2007

MM US$

MM US$

Total Assets

4 850

5 151

Total Debt

(1 367)

(1 413)

Intangible assets

(935)

(865)

Weighted average number of shares for the year ended 31 December

490.2

477.8

Net tangible assets per share

5,20

6,01

8. Net Debt calculated as total debt less cash and cash equivalents.

2008

2007

MM US$

MM US$

Total Debt

1 367

1 413

Cash and cash equivalents

(108)

(695)

Total net debt

1 259

718

Some of the information in this press release may contain projections or other forward-looking statements regarding future events or the future financial performance of PIK. You can identify forward-looking statements by terms such as "expect," "believe," "anticipate," "estimate," "intend," "will," "could," "may" or "might" the negative of such terms or other similar expressions. These statements are only predictions and actual events or results may differ materially. PIK does not intend to or undertake any obligation to update these statements to reflect events and circumstances occurring after the date hereof or to reflect the occurrence of unanticipated events. Many factors could cause the actual results to differ materially from those contained in PIK's projections or forward-looking statements, including, among others, general economic conditions, PIK's competitive environment, risks associated with operating in Russia, rapid technological and market change, and other factors specifically related to PIK and its operations.

-END-

NOTES TO EDITORS 

PIK Group Overview

Founded in 1994, PIK is one of the leading vertically integrated residential developers operating on a nationwide scale. Its business activities are concentrated in Moscow and the Moscow region with an increasing footprint in many of Russia's other regions. Its principal activity is the development, construction and sale of residential properties in large scale developments targeted primarily at the middle income housing market in Russia. 

Since inception, PIK has completed over 7.3 million square meters of housing (equivalent to over 122,000 units) in Russia. 

June 1, 2007, the Group completed successful listings on the London Stock Exchange, the RTS and MICEX exchanges in Russia. 

This information is provided by RNS
The company news service from the London Stock Exchange
 
END
 
 
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20th Oct 20159:52 amRNSPIK GROUP 3Q2015 Trading Update
28th Aug 20153:10 pmRNSPIK GROUP REPORTS 1H2015 FINANCIAL RESULTS
21st Aug 20151:10 pmRNSPIK Group announces successful placement of bonds
19th Aug 20155:58 pmRNSPIK Group announces date of the placement of bonds
10th Aug 20153:45 pmRNSSecond Price Monitoring Extn
10th Aug 20153:40 pmRNSPrice Monitoring Extension
20th Jul 201510:02 amRNSPIK GROUP 2Q 2015 Trading Update
17th Jul 20151:04 pmRNSName change to PJSC PIK Group
17th Jul 20159:46 amRNSBoard of Directors of PIK reelects its Chairman
30th Jun 20159:39 amRNSPIK assigned A+ credit rating by the Expert RA
29th Jun 20151:08 pmRNSResults of PIK Group's AGM
11th Jun 201510:54 amRNSPIK Group extends a RUB 24.3 bn loan with VTB
19th May 20159:03 amRNSPIK group wins a tender for development
24th Apr 201510:16 amRNSPIK Group significant shareholder reduces stake
22nd Apr 20153:45 pmRNSSecond Price Monitoring Extn
22nd Apr 20153:40 pmRNSPrice Monitoring Extension
16th Apr 20158:58 amRNSPIK GROUP 1Q 2015 Trading Update
2nd Apr 20155:00 pmRNS2014 IFRS Announcement
2nd Apr 20155:00 pmRNSPIK Group Corporate Governance Statement for 2014
27th Mar 20153:50 pmRNSNotification of 2014 Financial Results
26th Mar 20153:28 pmRNSPIK WINS TENDER FOR DEVELOPMENT IN ODINTSOVO-1
24th Mar 20159:01 amRNSBoard of Directors of PIK Group elects Chairman
5th Mar 20153:45 pmRNSSecond Price Monitoring Extn

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