ARGAN's annual results 2023: Excellent financial performance
driving ambitious targets for 2024
Annual
Results – Neuilly sur Seine, Thursday, January 18,
2024 – 5.45 pm
Annual results
2023:Excellent financial performance
driving ambitious targets for 2024
- Strong increase in main
financial indicators
- Rental income: +11% to €184
million (initial target: €182
million1)
- Recurring net income - group
share: +5% to €126 million (initial target: €124
million1)
- Dividend:
€3.152 in respect of 2023 (+5%
vs. 2022)
- Consolidated Group share
net income: -€263.5 million, including a portfolio fair value
impact of -€373.2 million
- Maintained solid balance
sheet
- LTV at 49.7% (under
the initial assessment of an exceeded 50%
threshold): set to clearly decrease
starting 2024 and much lower than our bond covenant
- Cost of debt remaining under
tight control at 2.3%
- Strengthened leadership over
the French logistics real estate market
- After €132 million invested
in 2023, a record pipeline of €180 million for 2024
- Premium portfolio valued
€3.7 billion (excluding duties), with 100% occupancy
rate
- Demonstrated resistance of
the NAV EPRA NTA: €79.1
- Ambitious 2024 annual
targets
- Rental income: €197 million
(+7% vs. 2023)
- Group share Recurring net
income: €133 million (+6% vs. 2023)
- Dividend per share:
€3.303 (+5% vs.
20232)
- Strongly proactive ESG
roadmap
- 100% of new developments
under the Aut0nom® label, the “in-use” Net Zero
warehouse
- €50 million of total
investments from 2024 to 2030 for new electric heat pumps to
replace gas boilers
- 100% of ARGAN employees
shareholders starting from 2024
Jean-Claude Le Lan, Founder & Chairman of ARGAN’s
Supervisory Board:
“Despite a change in cycle,
with in particular a strong rise in interest rates – which recently
started stabilizing – we once again recorded results that
demonstrate how solid ARGAN’s business model is.
Our financial performance remained
excellent as, over 12 months, we recorded a strong
increase in our main indicators: rental income grew
+11% and our Group share recurring net
income was up +5% (although
financial costs increased over the year).
With our LTV held under 50%, much lower
than our bond’s covenant, the balance sheet remains as
well solid, with a cost of debt under control
(2.3%). I have to add that our policy for strong
debt reduction will result in a sizeable
decrease of our LTV ratio as early as 2024, to be
under 40% by the end of 20261.
Beyond these considerations, we
confirm that we are deploying a very proactive ESG
roadmap. We are thus fully committed to reduce our
carbon impact. This is why we systematically
deploy our Aut0nom®-labelled warehouses
that generate their own green energy and
invest €50 million in the coming years in the
installation of electric heat pumps to replace gas
boilers installed in our existing portfolio. Lastly, it is
important for us that all employees benefit from team
success, 100% of ARGAN’s employees are from now on
shareholders of the company through a Free share
Plan renewed each year.”
Ambitious 2024 targets driven by a
proven model for value creation and debt under tight
control:
Indicators |
2024targets |
Full year2023 |
Changevs. 2023 |
Rental income |
€197 million |
€184 million |
+7% |
Recurring net income – Group share |
€133 million |
€126 million |
+6% |
Dividend per share |
€3.305 |
€3.156 |
+5% |
Financial performance as at December 31,
2023
2023 financial key figures:
Consolidated income statement |
Dec. 31, 2023 |
Dec. 31, 2022 |
Change |
Rental income |
€183.6 million |
€166.1 million |
+11% |
Net income – Group share |
-€263.5 million |
€95.1 million |
n.a |
Net recurring income – Group share |
€125.6 million |
€119.2 million |
+5% |
Net income per share – Groupe
share |
-€11.41 |
€4.2 |
n.a |
Net recurring income per share – Group share |
€5.57 |
€5.2 |
+5% |
|
|
|
|
Valuation indicators |
Dec. 31, 2023 |
Dec. 31, 2022 |
Change |
Portfolio valuation excluding duties |
€3.68 billion |
€3.94 billion |
- 7% |
NAV EPRA NTA per share |
€79.18 |
€92.9 |
- 15% |
NAV EPRA NRV per share |
€90.62 |
€104.8 |
- 14% |
NAV EPRA NDV per share |
€83.62 |
€94.2 |
-11% |
|
|
|
|
|
Debt indicators |
Dec. 31, 2023 |
Dec. 31, 2022 |
Change |
LTV EPRA |
49.7% |
45.1% |
+460 bps |
LTV EPRA (including duties) |
47.1% |
42.8% |
+430 bps |
Cost of debt |
2.3% |
1.5% |
+80 bps |
On January 15, 2024, ARGAN's Management Board
approved the 2023 consolidated financial statements. The audit
procedures of our statutory auditors on these consolidated
financial statements have been carried out. The certification
report will be issued after the specific checks have been carried
out.Strong increase in our main financial
indicators
Over 2023, ARGAN recorded
an excellent operating performance, which resulted
in a strong increase of the rental income
(+11%) and Group share net recurring
income (+5%). These results
demonstrate once again our Group’s capacity to
turn its very good performance into robust
cash flow, in particular thanks to tight control over our
debt.
Significant increase in our rental income: +11% in
2023
ARGAN recorded a
sizeable increase of +11% in its rental income in
2023, which stood at €184 million
over the year. The strong momentum of 2023 came from the full-year
effect of rents coming from the developments in 2022, rents of 5
warehouses delivered in 2023, as well as the indexation that took
place on January 1, 2023 (+4% on average).
An occupancy rate that remains at 100%
Driven by a PRIME-quality portfolio, in
demanded locations, the occupancy rate has been lastingly standing
at 100% amid a rental market with low supply (French
vacancy rate at 4.7% at the end of December 2023 as published by
CBRE). Our EPRA vacancy rate thus stands at
0%.
Continued increase in our Group share Net recurring
income: up +5%
The Group share net recurring income
increased +5%, to €126 million in 2023, representing a
high margin of 69% of our rental income. Note that
the net recurring income is the best reflection of our
Group’s cash flow generation and shows ARGAN’s
capacity to pursue the financing of its development model despite
the rise of financial costs recorded over the year
(+43%).
When integrating the mechanical impact
of the change in fair value of our portfolio for -€373.2 million,
on a backdrop of rising capitalisation rates, the
Group share net income stood at
-€263.5 million over 12 months.
Portfolio and NAV EPRA NTA: valuation maintained at
levels showcasing the PREMIUM-quality of our assets
A PREMIUM portfolio appraised at €3.68 billion with a
capitalisation rate of 5.1% (excluding duties), down -7% over 12
months
The delivered portfolio
(excluding properties under development) stood at 3,580,000
sq.m as at December 31, 2023. Its valuation
amounts to €3.68 billion excluding duties (€3.89 billion
including duties), down -7% compared with December 31,
2022.
The valuation of the delivered portfolio at
€3.68 billion shows a capitalisation rate of 5.10%
excluding duties, up from the rate of 4.45% excluding
duties recorded at December 31, 2022. At 4.85% including
duties (EPRA Net Initial Yield), the
capitalisation rate of our portfolio is thus close to the
French prime rate of 4.75% (source: CBRE as at December
31, 2023), thus reflecting the PREMIUM-quality of our
assets.
The average residual lease term
increased to 5.7 years compared with 5.5 years as
at December 31, 2022.The weighted average age was 11.1
years.
A record development pipeline for 2024: €180
million9
After €132 million of investments in
2023 for 100,000 sq.m of new lettable area,
ARGAN is determined to drive its solid
momentum further in 2024 by delivering
€180 million of investments in additional
170,000 sq.m of new pre-let leased off-plan
(BEFA) warehouses. The average yield of 2024
projects approaches 7%.
The high profitability of deliveries
planned for 2024 testifies to ARGAN’s ability to pursue its
profitable growth momentum, driven by a portfolio
of Aut0nom® -labelled warehouses on strategic locations,
as part of a long-term partnership approach with reliable
and blue-chip clients.
Half of 2024 developments were
pre-financed through mortgage amortizing loans, and the other half
will be through warehouses disposals in 2024 and in
2025.
Overall, 2023 and 2024 are two record
years in terms of investments for ARGAN, with a total of over
€310 million for 270,000 sq.m of new lettable
areas.
With a development pipeline projected to
be steady and solid, ARGAN is anticipating an
average annual growth rate of about +5% in its rental income over
the 2024-2026 period (including the impact of
selective warehouse disposals that will be carried out over the
same period).
NAV EPRA of continuation (NTA) at €79 per
share
The NRV (reconstitution NAV) was €90.6 per share
at December 31, 2023 (-14% over one year). The NTA
(continuation NAV) was €79.1 per share at December 31, 2023 (-15%
over one year). The NDV (liquidation NAV) was €83.6 per
share at December 31, 2023 (-11% over one year).
More particularly, the trend in the NTA
(continuation NAV) over the year
represents, in value, a -€13.8
decrease compared with December 31, 2022 that comes from
net earnings per share (+€5.5), the change in the value of the
assets (-€16.2), the payment of the dividend in cash (-€2.7) and in
shares (-€0.4).
A solid balance sheet: debt ratios set to decrease
significantly
A cost of debt under tight control
Reflecting tight control, our gross debt
remained virtually stable compared with the end of December 2022
and stood at €1.9 billion, which is the same level our net debt
stood at. On a backdrop of strongly increasing interest
rates in 2023, the average cost of our debt remained low at 2.3% as
at December 31, 2023, compared with 1.5% as at December
31, 2022, for a maturity of 5.8 years. Our Group is not
expecting a significant increase of its cost of debt, estimating it
at about 2.4% for 2024 based on a hypothesis of 4% for the average
3-month Euribor rate for the year.ARGAN primarily uses
long-term financing with fixed rates or with hedging instruments,
which helps our Group contain the impact of changing interest rates
on the cost of its debt. Our debt is indeed made up of:
- 55% fixed-rate
debt;
- 40% of hedged variable
debt;
- Only 5% variable rate debt
that is not hedged.
Selective asset disposals in the short term set to
accelerate the natural pace of our debt reduction
ARGAN confirmed it would no longer use
debt to finance its development (2024-2026 period). As
planned, our Group has more particularly repaid on July 4,
2023, its bond in an amount of
€130 million, issued in June 2017, at a fixed rate of
3.25%. The Group’s debt is mainly made of mortgage loans
(74% of our debt at the end of December 2023), which means it is
being amortized by around €100 million each year. This
particularity grants ARGAN with a linear and adequate debt
reimbursement. This also means that an LTV ratio approaching 50% is
of smaller significance for us than for other companies
whose debt structure would primarily consist in bonds, with
substantial maturity deadlines and refinancing needs.
Moreover, of the two previously laid-out
options, ARGAN has decided at this stage to self-finance its
development, through selective asset disposals from 2024 on
and pending on trends in market conditions.This
value-creative positive
policy will consist in selling assets with lower
capitalisation rates to develop in turn warehouses more frugal in
terms of carbon emissions with higher yields.This is why, a
first asset is under the process of being sold (for a
value of €17 million) and ARGAN is aiming for total
proceeds from assets sales of about €75 million in
2024.As such, ARGAN is renouncing for now, due to
current market conditions, to set up a third-party investment with
selected investors.
Significant and fast decrease in debt
ratios
Our net debt level as at December 31, 2023
results in an net EPRA LTV (net financial
debt/appraised value excluding duties) that increased to
49.7% due to the mechanical impact of assets valuation,
but that also remained much lower than our bond’s covenant
(65%). As part of a strengthened debt reduction
policy by ARGAN from 2024 to 2026, and assuming a
capitalisation rate remaining close to the one recorded at the end
of December of 2023 (equal to or lower than 5.25%), our
LTV ratio (excluding duties) would significantly decrease
already by the end of 2024. It would then stand below 40%
by the end of 2026, thus remaining well under
our (bond) covenant of 65%. This
trajectory would also be consistent with
an LTV ratio of about 33% by 2030.In addition, our
net debt to EBITDA ratio, which stood at
11 times at the end of December 2023, would then
decrease to about 8x by the end of 2026 and
7x at the end of 2030, under the same hypotheses
as above. ARGAN’s trajectory prevents any
financing in the short term. It will also
result in a good positioning to be granted optimal
conditions to refinance our bond, in an
amount of €500 million, when its maturity
date comes in November 2026.
ESG roadmap: a strongly proactive policy
Accelerating the decarbonation of our
business
ARGAN has no intention to build
warehouses whose operation processes are not up to the stakes
linked with climate change and the preservation of our
ecosystems.This is why our Group is already systematically
deploying for all new projects Aut0nom® -labelled
warehouses. This Net Zero “in-use” logistics warehouse
generates and uses its own green energy. Consequently,
carbon emissions are drastically shrunk compared
with a standard logistics building.Regarding residual emissions, we
are committing, starting 2024, to compensate them
with reforestation actions that will be submitted to the
French State Low Carbon Label (Label Bas Carbone
délivré par l’État français).
Additionally, for the existing portfolio of
warehouses, ARGAN is investing an overall amount of €50
million over the coming years to replace gas boilers, which are
highly CO2 emitting,
with air/water electric
heat pumps. These investments are
projected to generate yields of 8% or
over. Together, these actions, along the
commitments made for 2025 and 2030 and part of our published 2023
ESG report, place our roadmap for carbon emissions reduction in
line with a 1.5°C SBTi trajectory.
Fully involving ARGAN employees to team
success
Regarding the Social and Societal
component, ARGAN is lastly focusing on continued
involvement of all employees to collective success by sharing the
created value. This is why we decided to maintain an
attractive salary policy with 100% of our
people who are from now on shareholders of the company
through Free Share Plans, which are renewed each
year.
2024 financial calendar (Publication of the
press release after closing of the stock exchange)
- March 21: General Assembly 2024
- April 2: Net sales of 1st quarter 2024
- July 1: Net sales of 2nd quarter 2024
- July 24: Half-year results 2024
- October 1: Net sales of 3rd quarter 2024
2025 financial calendar (Publication of the
press release after closing of the stock exchange)
- January 3: Net sales of 4th quarter 2024
- January 16: Annual results 2024
- March 20: General Assembly 2025
About ARGAN
ARGAN is the only French real
estate company specializing in the DEVELOPMENT & RENTAL OF
PREMIUM WAREHOUSES listed on EURONEXT and is the leading player of
its market. Building on a unique client-tenant-centric approach,
ARGAN builds pre-let PREMIUM warehouses for blue-chip clients and
supports them throughout all project phases from the development
milestones to the rental management.Profitability, tight control
over our debt and sustainability are at the heart of
ARGAN’s DNA. Its strongly proactive ESG policy has
very concrete results with our Aut0nom® concept, the “in-use” Net
Zero warehouse. As of today, our portfolio represents 3.6 million
sq.m, across about a hundred warehouses, exclusively located in the
continental part of France. This portfolio is valued €3.7 billion
as at December 31, 2023 for a yearly rental income of about €200
million in
2024. ARGAN is a
listed real estate investment company (French SIIC), on Compartment
A of Euronext Paris (ISIN FR0010481960 - ARG) and is included in
the Euronext SBF 120, CAC All-Share, EPRA Europe and IEIF SIIC
France indices.www.argan.fr
Francis
Albertinelli – CFO Aymar de Germay – General SecretarySamy Bensaid
– Head of Investor RelationsPhone: +33 1 47 47 47 40 E-mail:
contact@argan.frwww.argan.fr |
Marlène Brisset – Media relationsPhone: +33 6 59 42
29 35E-mail: argan@citigatedewerogerson.com |
|
|
Appendices
Consolidated net income (IFRS)
In millions of € |
December 31, 2022(12 months) |
December 31, 2023(12 months) |
Rental income |
166.1 |
183.6 |
Rebilling of rental charges and taxes |
28.6 |
33.9 |
Rental charges and taxes |
-30.4 |
-35.0 |
Other property income |
3.2 |
3.2 |
Other property expenses |
-0.4 |
-0.2 |
Net property income |
167.1 |
185.5 |
EBITDA (Current Operating Income) |
150.5 |
172.1 |
Of which IFRS 16 impact |
2.8 |
3.0 |
Change in fair value of the portfolio |
-31.8 |
-370.8 |
Change in fair value IFRS 16 |
-1.2 |
-2.4 |
Other operational expenses |
-0.5 |
- |
Income from disposals |
-0.2 |
-0.2 |
EBITDA, after value adjustments (FV) |
116.8 |
-201.2 |
Income from cash and equivalents Interest
on loans and overdrafts Interest on IFRS 16 lease
liabilities Borrowing costs Change in fair
value of the derivative instruments
|
0.6 -28.4-1.7-4.1-0.9 |
1.6 |
-41.4 |
-1.9 |
-3.7 |
-0.2 |
Early repayment penalties |
-6.5 |
- |
Income before tax |
75.8 |
-246.8 |
Other financial income and expenses |
19.2 |
-19.7 |
Tax |
- |
- |
Share of profit of equity-accounted companies |
- |
- |
Consolidated net incomeConsolidated net
income – group share |
94.995.1 |
-266.4 |
-263.5 |
Diluted Consolidated net income per share (€) |
4.2 |
-11.4 |
Net recurring income
In millions of € |
December 31, 2022(12 months) |
December 31, 2023(12 months) |
Consolidated net income |
94.9 |
-266.4 |
Change in fair value of hedging instruments |
0.9 |
0.2 |
Change in fair value of the portfolio |
31.8 |
370.8 |
Income from disposals |
0.2 |
0.2 |
Other financial expenses |
-19.2 |
19.7 |
Tax |
- |
- |
Share of profit of equity-accounted companies |
- |
- |
Early repayment penalties |
6.5 |
- |
Allocation of free shares |
3.8 |
0.6 |
Other operating expenses non-recurring |
0.5 |
- |
Impact of IFRS 16 |
0.1 |
1.3 |
Net recurring income |
119.5 |
126.2 |
Minority interests |
0.3 |
0.6 |
Net recurring income – Group share (EPRA) |
119.2 |
125.6 |
Recurring net income per share (€) |
5.2 |
5.5 |
Simplified consolidated balance sheet
In millions of € |
December 31, 2022(12 months) |
December 31, 2023(12 months) |
Non-current assets |
4,159.6 |
3,935.5 |
Current assets |
256.8 |
118.1 |
Assets held for sale |
22.8 |
17.5 |
Total Assets |
4,439.3 |
4,071.1 |
Shareholders’ equity |
2,217.5 |
1,887.8 |
Minorities |
37.6 |
34.6 |
Non-current liabilities |
1,831.3 |
1,864.5 |
Current liabilities |
343.0 |
276.2 |
Liabilities classified as held for sale |
9.8 |
8.0 |
Total Liabilities |
4,439.3 |
4,071.1 |
NAV EPRA
|
December 31, 2022 |
December 31, 2023 |
|
NRV |
NTA |
NDV |
NRV |
NTA |
NDV |
Shareholders’ equity (in €m)Shareholders’
equity (in €/share) |
2,217.596.6 |
2,217.596.6 |
2,217.596.6 |
1,887.881.8 |
1,887,881.8 |
1,887,881.8 |
|
|
|
|
|
|
|
+ Fair value of financial instruments (in €m) |
-30.8 |
-30.8 |
- |
-5.5 |
-5.5 |
- |
- Goodwill in the balance sheet (in €m) |
- |
- 55.6 |
- 55.6 |
- |
- 55.6 |
- 55.6 |
+ Fair value of fixed-rate debt (in €m) |
- |
- |
- |
- |
- |
+98.2 |
+ Transfer taxes (in €m) |
219.7 |
- |
- |
208.4 |
- |
- |
|
|
|
|
|
|
|
= NAV (in €m) = NAV (in
€/share) |
2,406.4104.8 |
2,131.192.9 |
2,161,994.2 |
2,090.790.6 |
1,826.679.1 |
1,930.483.6 |
Disclaimer
Some elements or statements included in this
press release may contain forward looking data or prospective
estimates regarding potential future events, trends, roadmaps or
targets. Although ARGAN considers these forward-looking statements
rely on reasonable assumptions at the time this document is
released, forward looking projections and announced trends are by
nature subject to risks, identified or not as of today. These can
lead to significant discrepancies between actual results and those
indicated or implied in elements or statements contained in this
press release. For more detailed information regarding risks,
readers can refer to the latest version of the Universal
Registration Document of ARGAN, filed with the Autorité des marchés
financiers (AMF) and available in a digital format on the AMF
website (www.amf-france.org) as well as ARGAN’s
(www.argan.fr).ARGAN makes no undertaking in any form to publish
updates or revise its forward-looking statements, nor to
communicate new pieces of information, new future events or any
other circumstances that may question these statements.
1 For more information, please refer the press release published
on January 19, 2023.2 Subject to approval during the Shareholders
Annual Meeting of March 21, 2024.3 Subject to approval during the
Shareholders Annual Meeting of March 20, 2025.4 At a capitalisation
rate (excluding duties) at or below 5.25%.5 Subject to approval
during the Shareholders Annual Meeting of March 20, 2025.6 Subject
to approval during the Shareholders Annual Meeting of March 21,
2024.7 Calculated on the weighted average number of shares of
23,030,242.8 Calculated on the number of shares at the end 2023 of
23,079,697.9 For more information regarding 2023 and 2024
development pipeline, please refer to the press release published
on January 3, 2024.
- 20240118 - ARGAN_Annual_results 2023
Argan (EU:ARG)
過去 株価チャート
から 3 2024 まで 4 2024
Argan (EU:ARG)
過去 株価チャート
から 4 2023 まで 4 2024