Worsley Inv Ltd Regulatory News (WINV)

To: Company AnnouncementsDate: 29 August 2014Company: AXA Property Trust LimitedSubject: Net Asset Value 30 June 2014 (Unaudited) CORPORATE SUMMARY The Company's unaudited Consolidated Net Asset Value at 30 June 2014 was £51.33million (55.47 pence per share), a decrease of £3.29 million (1.21 pence pershare) since 31 March 2014 when the Consolidated Net Asset Value was £54.62million (56.68 pence per share); The Company and its subsidiaries made a loss after tax of £1.48 million (1.61pence per share) in the twelve month period to 30 June 2014; The agreement for the sale of the asset at Wuerzburg was notarised on 13 August2014 at a price of EUR 5.35 million. The retail property is located on thewestern side of the town in an established residential area. It totals some2,821 square metres of retail space in two units let to the national traders DMchemists and REWE supermarkets. The purchaser is the German property companyFIM Immo Gmbh and it is expected that the sale will complete in the comingweeks. The Company expects to distribute the proceeds from the sale through afurther partial capital redemption which will be announced in due course. The asset at Koethen has been brought to market; Preparation for sale of the remaining assets in Germany is advancing and anumber of asset management initiatives are in progress; At Venray in the Netherlands, the logistics unit let to Rank Xerox hasundergone a replacement of the entire roof covering. This has been completedand the unit is being actively marketed. PORTFOLIO UPDATE Country Allocation at 30 June 2014 (by value) Country % of portfolio Germany 66% Italy 26% Netherlands 8% Sector Allocation at 30 June 2014 (by value) Sector % of portfolio Retail 58% Industrial 27% Leisure 15% MARKET UPDATE German retail According to the European Commission, German consumers have gradually becomemore confident and increased their consumption levels over the last few years.Household confidence is close to levels last reached in 2007 and 2011 and thesavings rate has dropped to 9.9%. This trend is expected to continue as Germansbenefit from their country's economic prosperity and strong labour market.However, we expect the impact on retail assets to be differentiated. Whileprime high streets are expected to continue to perform well and experiencerental value growth, secondary locations are expected to suffer from thecompetition of online shopping. International retailers tend to aim for thebest locations in cities and although this is pushing some retailers to nearbylocations, it is not causing retailer demand to spread to secondary locationsthus far. However, we are seeing international retailers opening shops outsideof the main cities - in so-called B, C and D cities. This will benefit the veryprime locations in these secondary cities. Yields have fallen across Germany and are now below the levels of 2007 and2008. Prime high street property currently yields 4.1%, secondary 6.0% andshopping centres 4.5%. Besides the occupier demand mentioned above, this alsoreflects the significant sums of money that are being allocated to real estateat present. Foreign investors in particular have shown an interest in Germanretail property due to the superior income returns over other asset classes.For example, investment volumes for shopping centres touched a three year highin Q4 2013. We expect that prime high street property and shopping centres (inprimary and secondary cities) will continue to benefit from this trend whileEuropean growth expectations remain muted and interest rates stay low. German industrial Although German industrial property has outperformed the rest of Europerecently, we expect further prime rental value growth in the future. Demand forspace - especially close to urban areas - has outstripped existing supply andthere is limited development coming to market in the next 12-18 months, most ofwhich is pre-let anyway and being developed on a build-to-suit basis.Investment demand for prime product remains robust. Foreign investors haveshown a special interest in industrial assets in Germany which combines the'safe haven' of German property with the dynamism of the world's third largestexport nation. Netherlands logistics Within the Netherlands the industrial market is expected to benefit most fromthe economic recovery, thanks to its central location along the Europeanlogistics corridor. The Central and East Brabant and Limburg regions, focusedon European distribution and high-tech sectors, are benefiting from cheaperrents and good accessibility to the rest of Europe and we expect them to recordthe strongest growth over the next few years. No speculative supply isanticipated in the Netherlands in the short-term, as the country still faceshigh vacancy rates. However, availability of Class A units remains scarce, withvacancy rates for such spaces at frictional levels in the main logisticsmarkets. This is expected to support prime rents in the most sought-aftermarkets over the coming years (+7% year-to-date in Rotterdam in H1 2014). As a result, the Dutch industrial market has seen an increase in investorinterest since the end of 2013 (EUR 601m invested in H1 2014, up 30% comparedto H1 2013), which does not limit itself to established markets anymore. Weexpect this trend to continue and yields across the country to compress further(-20 bps year-to-date in H1 2014), especially along the European distributioncorridor. Italian logistics Logistics activity remains subdued in Italy, penalised by the industrialproduction slump and the weak demand from international players, but mostactive demand remains focused on Northern Italy. The key sectors drivingoccupier interest continue to be e-retailing, pharmaceuticals and third-partylogistics uses. While demand remains subdued, vacancy is shrinking at prime/established locations as speculative deliveries remain scarce and even newpre-let supply will be limited. The supply overhang elsewhere remainssignificant and some secondary locations and buildings will not see demandreturn in this cycle. Incentives have been growing, with the spread betweenheadline and effective rents widening to close to 17% and we expect Italianprime rental values will continue to fall in 2014 with a slow recoverythereafter. CONSOLIDATED PERFORMANCE SUMMARY Unaudited Unaudited 9 months ended 12 months ended 31 March 2014 30 June 2014 Quarterly Movement Pence per share Pence per share Pence per share /(%) Net Asset Value per 56.68 55.47 -1.21share (-2.1%) (Loss) / Earnings per (1.99) (1.61) 0.38share Share price (mid 39.07 41.50 -2.43market) (-6.2%) Share price discount 31.1% 25.2% 5.9to Net Asset percentageValue points Total return Unaudited Unaudited 9 months ended 12 months ended 31 March 2014 30 June 2014 Net Asset Value Total Return -9.7% -14.2% Share Price Total Return - AXA Property Trust 7.6% 14.3% - FTSE All Share Index 10.6% 13.1% - FTSE Real Estate Investment 19.3% 23.9%Trust Index Source: Datastream; AXA Real Estate Total net loss was £1.48 million (1.61 pence per share) for the twelve monthsto 30 June 2014, including £1.97 million of "revenue" profit (excluding capitalitems such as revaluation of property) and £3.45 million "capital" loss,analysed as follows: Unaudited Unaudited Unaudited 9 months 3 months 12 months ended ended ended 31 March 2014 30 June 2014 30 June 2014 £million £million £million Net property 5.07 1.03 6.10income Net foreign exchange gains / (losses) 0.04 (0.1) (0.06) Investment Manager's fees (0.38) (0.08) (0.46) Other income and (2.42) 0.92 (1.50)expenses Net finance (1.74) (0.37) (2.11)costs Revenue profit 0.58 1.39 1.97 Unrealised losses on revaluation of investment (1.20) (1.04) (2.24)properties (Loss) / Gain on disposal of shares in a (0.48) 0.13 (0.35)subsidiary Gain / (Losses) on derivatives (hedging interest 0.01 (0.32) (0.31)rate and currency exposures) Share in (losses) / profit of Joint Venture (0.14) 0.32 0.18 Finance costs (0.51) 0.06 (0.45) Net foreign exchange losses (0.09) - (0.09) Deferred (0.08) (0.11) (0.19)tax Capital loss (2.50) (0.96) (3.45) Total net (loss) / profit (1.92) 0.44 (1.48) NET ASSET VALUE The Company's unaudited Consolidated Net Asset Value per share as at 30 June2014 was 55.47 pence (56.68 pence as at 31 March 2014), a decrease of 1.21pence. The Net Asset Value attributable to the Ordinary Shares is calculated underInternational Financial Reporting Standards. It includes all current yearincome after the deduction of dividends paid prior to 30 June 2014. The £3.29 million decrease in Net Asset Value over the quarter ended 30 June2014 can be analysed as follows: Unaudited Unaudited Unaudited 9 months ended 3 months ended 12 months ended 31 March 2014 30 June 2014 30 June 2014 £million £million £million Opening Net Asset Value 59.22 54.62 59.22 Net (loss) / gain after tax (1.92) 0.44 (1.48) Unrealised movement on 1.12 (0.12) 1.00 derivatives Share redemption (2.00) (2.10) (4.10) Foreign exchange translation gains / (losses) (1.80) (1.51) (3.31) Closing Net Asset Value 54.62 51.33 51.33 On a like-for-like basis the Euro valuation of the property portfolio decreasedby 0.5% to EUR 103.22 million for the quarter. In Sterling currency terms, theproperty valuation was £82.64 million (including the effects of valuationmovements, capital expenditure and foreign exchange movements). The £/EURforeign exchange rate applied to the Company's Euro investments in itssubsidiary companies at 30 June 2014 was 1.25 (31 March 2014: 1.21). SHARE PRICE AND DISCOUNT TO NET ASSET VALUE As at close of business on 30 June 2014, the mid market price of the Company'sshares on the London Stock Exchange was 41.50 pence, representing a discount of25.2% on the Company's Net Asset Value at 30 June 2014. As at close of business on 28 August 2013, the mid market price of theCompany's shares was 41.25 pence, representing a discount of 25.6% on theCompany's Net Asset Value at 30 June 2014. FUND GEARING Unaudited Unaudited 31 March 2014 30 June 2014 Movement £million /% £million /% £million /% Property portfolio * 85.74 82.64 -3.1 (-3.6%) Borrowings (net of capitalised 34.14 32.39 -1.75 (-5.1%)issue costs) Total gross gearing 39.8% 31.4% -8.4 percentage pts Total net gearing 32.5% 27.7% -4.8 percentage pts *Portfolio value based on the Company's independent valuation Fund net gearing decreased by 4.8 percentage points over the quarter to 27.7%as at 30 June 2014. Fund gearing is included to provide an indication of the overall indebtednessof the Company and does not relate to any covenant terms in the Company's loanfacilities. Gross gearing is calculated as debt over property portfolio at fairvalue. Net gearing is calculated as debt less cash over property portfolio atfair value. As the wind down progresses, the level of gearing will continue to decrease asproceeds from sales are used to reduce debt over the next 12 to 18 months. LOAN FACILITIES Gross Loan to Value (LTV) Covenants Unaudited Unaudited 31 March 2014 30 June 2014 Maximum Main loan facility 44.85% 45.1% 60.00% As at 30 June 2014, the loan-to-value ratio on the main facility was 45.1%based on the Company's independent valuation of the property portfolio. Interest Cover Ratio at 30 Historic Minimum Projected Minimum Net rentalJune 2014 income Unaudited Unaudited headroom Main loan facility covenant 283.4% 200.0% 286.5% 185.00% 35.4% Interest Cover Ratio (ICR) is calculated as net financing expense payable as apercentage of net rental income less movement in arrears. Net rental incomeheadroom is based on projected interest cover. CASH POSITION AND CAPITAL EXPENDITURE Of the £3.76 million cash held by the Group including the cash in the AgnadelloJV at 30 June 2014, £0.5 million was held in bank accounts pledged to thefinancing banks. The anticipated capital expenditure over the next twelve months is £0.7 million(EUR 0.9 million). MATERIAL EVENTS Except for those noted above, the Board of the Company is not aware of anysignificant event or transaction which occurred between 30 June 2014 and thedate of the publication of this Statement which would have a material impact onthe financial position of the Company. Company website:http://www.axapropertytrust.com All Enquiries: Investment ManagerAXA Investment Managers UK LimitedBroker Services7 Newgate StreetLondon EC1A 7NXTel: +44 (0)20 7003 2345Email: broker.services@axa-im.com BrokerOriel Securities LimitedNeil Winward / Mark Bloomfield / Matthew MarshallTel: +44 (0)20 7710 7600 Company SecretaryNorthern Trust International Fund Administration Services (Guernsey) LimitedTrafalgar CourtLes BanquesSt Peter PortGY1 3QLTel: +44 (0)1481 745324