First Property Group plc

Annual Report & Accounts 2022

Download our Full 2022 Report

We are an award-winning
property fund manager and
investor
with operations
in the United Kingdom,
Poland and Romania.

We specialise in investing in high yielding commercial investment property. When property values fall, yields increase and we consider buying. When property values rise, yields reduce and we consider selling.

Our Business at a Glance

69

Properties managed, of which 7 are directly owned

61

Employees in 2 offices in London and Warsaw

£559m

Total Assets Under Management

13

Funds under management,
1 new fund in
FY 2022

2

Offices in London and Warsaw

6m

Group cash

61

Employees in 2 offices in London and Warsaw

69

Properties managed, of which 7 are directly owned

6m

Group cash

13

Funds under management,
1 new fund in
FY 2022

£559m

Total Assets Under Management

2

Offices in London and Warsaw

Highlights for the year
ended 31 March 2022

Read more

Profit/(loss) before tax

£7.08m
2022
£7.08m
2021
(£5.09m)

Total Assets Under Management

£559m
2022
£559m
2021
£569m

Total dividend

£0.50p(per share)
2022
£0.50p
2021
£0.45p

Net assets with 7 directly held properties at book value

£44.14m
2022
£44.14m
2021
£36.79m

Net assets with 7 directly held properties at market value

£53.43m
2022
£53.43m
2021
£48.36m

Market value of Group investments in FPAM managed funds

£30.60m
2022
£30.60m
2021
£27.47m

Profit/(loss) before tax

£7.08m
2022
£7.08m
2021
(£5.09m)

Total Assets Under Management

£559m
2022
£559m
2021
£569m

Total dividend

£0.50p(per share)
2022
£0.50p
2021
£0.45p

Net assets with 7 directly held properties at book value

£44.14m
2022
£44.14m
2021
£36.79m

Net assets with 7 directly held properties at market value

£53.43m
2022
£53.43m
2021
£48.36m

Market value of Group investments in FPAM managed funds

£30.60m
2022
£30.60m
2021
£27.47m

Chief Executive’s Statement

BEN HABIB, Chief Executive

Why invest?

Expertise

  • Experienced, nimble management team;
  • Excellent track record.

Diversified earnings

  • From properties and from fees;
  • From mix of jurisdictions: UK,
    Poland and Romania.

Earnings growth

  • Letting vacant space;
  • Investing Group cash;
  • New fund management mandates;
  • Operationally geared – can take on new business without material increases in overheads.

Strength

  • Strong balance sheet;
  • Progressive dividend policy, based
    on it being covered by earnings,
    targeting a ratio in excess of 2.5x.
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Our Strategy

Read more

Deliver sustainable revenue

Achieve overall
growth with an
equal balance
between the two
operating divisions

Active
approach
to asset
management

Remain
flexible

Capitalise
on market
opportunities

Deliver sustainable revenue

Achieve overall growth with an equal balance between the two operating divisions

Active approach to asset management

Remain flexible

Capitalise on market opportunities

Our Markets

United Kingdom

The values of offices have been adversely impacted by changing working habits. However, the supply of offices has also reduced due to conversions to alternative uses and a substantial increase in building costs. Any increase in tenant demand should therefore result in rental growth.

Poland

Investment demand for commercial property has abated but continued economic growth and an influx of refugees and businesses from Ukraine should sustain occupational demand. Meanwhile, the effects of inflation, in particular in the cost of building materials and labour (which far exceeds the general rate of inflation), should curtail new supply forcing rents to rise.

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Number of properties in the UK

47

Number of properties in Poland

19

Number of properties in Romania

3
United Kingdom

The values of offices have been adversely impacted by changing working habits. However, the supply of offices has also reduced due to conversions to alternative uses and a substantial increase in building costs. Any increase in tenant demand should therefore result in rental growth.

Poland

Investment demand for commercial property has abated but continued economic growth and an influx of refugees and businesses from Ukraine should sustain occupational demand. Meanwhile, the effects of inflation, in particular in the cost of building materials and labour (which far exceeds the general rate of inflation), should curtail new supply forcing rents to rise.

Performance Review

First Property Group plc is an award-winning property fund manager and investor with operations in the United Kingdom and Central Europe. Its focus is on higher yielding commercial property with sustainable cash flow.

The Group operates via two divisions:

Fund Management

Our fund management division earns fees from investing for third parties in property via its FCA regulated and AIFMD approved subsidiary, First Property Asset Management Ltd (FPAM). Third-party assets under management ended the year at £516.5 million (31 March 2021: £527.2 million). The decrease was attributable to sales of properties valued at some £32.7 million offset by purchases of properties worth some £10.0 million and an increase in the value of the remainder of the portfolio of some £12.0 million.

Third-party assets under management by sector
£516.5m
Offices: 59%
Shopping centres: 10%
Retail warehousing: 18%
Supermarkets: 13%

Division Revenue

£4.04m+19%

(2021: £3.39m)

Group Properties

Group Properties comprised seven directly owned commercial properties in Poland and Romania valued at £42.24 million
(31 March 2021: seven valued at £41.57 million) and interests in eleven of the thirteen funds (classified as Associates and Investments) in which the Group’s share is valued at £30.60 million (31 March 2021: £27.47 million).

The contribution to Group profit before tax and unallocated central overheads from this division was £8.60 million (2021: loss £5.14 million) representing 85.70% profit before unallocated central overheads and tax.

Market Value of directly owned Group Properties by sector
£42.2m
Offices: 76%
Industrial: 6%
Supermarkets: 18%

Division Revenue

£4.60m-47%

(2021: £8.73m)

Fund Management

Our fund management division earns fees from investing for third parties in property via its FCA regulated and AIFMD approved subsidiary, First Property Asset Management Ltd (FPAM). Third-party assets under management ended the year at £516.5 million (31 March 2021: £527.2 million). The decrease was attributable to sales of properties valued at some £32.7 million offset by purchases of properties worth some £10.0 million and an increase in the value of the remainder of the portfolio of some £12.0 million.

Third-party assets under management by sector
£516.5m
Offices: 59%
Shopping centres: 10%
Retail warehousing: 18%
Supermarkets: 13%

Division Revenue

£4.04m+19%

(2021: £3.39m)

Group Properties

Group Properties comprised seven directly owned commercial properties in Poland and Romania valued at £42.24 million (31 March 2021: seven valued at £41.57 million) and interests in eleven of the thirteen funds (classified as Associates and Investments) in which the Group’s share is valued at £30.60 million (31 March 2021: £27.47 million).

The contribution to Group profit before tax and unallocated central overheads from this division was £8.60 million (2021: loss £5.14 million) representing 85.70% profit before unallocated central overheads and tax.

Market Value of directly owned Group Properties by sector
£42.2m
Offices: 76%
Industrial: 6%
Supermarkets: 18%

Division Revenue

£4.60m-47%

(2021: £8.73m)

Operating Responsibly

Read more
E

Environmental

We carefully manage our environmental impact and work with our tenants, suppliers and business partners to manage buildings in ways that will enhance the health of our environment. We will achieve this by improving the environmental performance of our buildings and reduce operational costs.

Environmental

40,757 tCO2e

Operational carbon footprint FY 2022 in tons of carbon emitted
S

Social

We strive to be a good employer, a trusted business partner and a good corporate citizen. We want to make a positive contribution to our local communities.

Social

890m2

Space donated to accommodate Ukrainian refugees
G

Governance

We evolve our governance practices in line with our strategy and business model and the relevant laws and regulations where we operate.

Governance

  • We have a new Sustainability Manager, Ben Kerrison.
  • We have published a Responsible Investment Policy.
  • We have formed a new ESG Steering Committee.
E

Environmental

We carefully manage our environmental impact and work with our tenants, suppliers and business partners to manage buildings in ways that will enhance the health of our environment. We will achieve this by improving the environmental performance of our buildings and reduce operational costs.

Environmental

40,757 tCO2e

Operational carbon footprint FY 2022 in tons of carbon emitted
S

Social

We strive to be a good employer, a trusted business partner and a good corporate citizen. We want to make a positive contribution to our local communities.

Social

890m2

Space donated to accommodate Ukrainian refugees
G

Governance

We evolve our governance practices in line with our strategy and business model and the relevant laws and regulations where we operate.

Governance

  • We have a new Sustainability Manager,
    Ben Kerrison.
  • We have published a Responsible
    Investment Policy.
  • We have formed a new ESG Steering Committee.

Finance Director’s Review

LAURA JAMES, Group Finance Director

A financial year dominated
by an exceptional gain from the restructure
of a finance lease.
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Key Performance Indicators

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Adjusted Net Asset Value (NAV) per share

47.28p
2022
47.28p
2021
42.80p
2020
55.00p

Revenue (exc performance fee and
non-recurring income)

£8.07m
2022
£8.07m
2021
£10.98m
2020
£15.87m

Cash Levels

£6.42m
2022
£6.42m
2021
£16.24m
2020
£7.34m

Weighted Average Unexpired Lease Term of Group Properties

5yrs 7mths
2022
5yrs 7mths
2021
4yrs 9mths
2020
1yr 10mths

Third-Party Assets Under Management

£517m
2022
£517m
2021
£527m
2020
£567m

Weighted Average Unexpired Fund Life

3yrs 3mths
2022
3yrs 3mths
2021
3yrs 11mths
2020
5yrs 0mths

Adjusted Net Asset Value (NAV) per share

47.28p
2022
47.28p
2021
42.80p
2020
55.00p

Revenue (exc performance fee and non-recurring income)

£8.07m
2022
£8.07m
2021
£10.98m
2020
£15.87m

Cash Levels

£6.42m
2022
£6.42m
2021
£16.24m
2020
£7.34m

Weighted Average Unexpired Lease Term of Group Properties

5yrs 7mths
2022
5yrs 7mths
2021
4yrs 9mths
2020
1yr 10mths

Third-Party Assets Under Management

£517m
2022
£517m
2021
£527m
2020
£567m

Weighted Average Unexpired Fund Life

3yrs 3mths
2022
3yrs 3mths
2021
3yrs 11mths
2020
5yrs 0mths