Company Number 10638461
THE PRS REIT PLC
ANNUAL REPORT AND FINANCIAL STATEMENTS
FOR THE YEAR ENDED 30 JUNE 2021
EDINBURGH
18 Alva Street
Edinburgh
EH2 4QG
MANCHESTER
Floor 3, 1 St Ann Street
Manchester
M2 7LR
Tel: 0333 999 9926
LONDON (postal only)
8 Harley Place
London
W1G 8QE
ANNUAL REPORT AND FINANCIAL STATEMENTS
For the year ended 30 June 2021
CONTENTS
HIGHLIGHTS
STRATEGIC REPORT
Chairman’s Statement
IFRS AND EPRA PERFORMANCE MEASURES
Going Concern Review and Stress Test
Market Dynamics
Portfolio Analysis
Investment Strategy and Business Model
Investment Adviser’s Report
Environmental, Social and Governance
Principal Risks and Uncertainties
STAKEHOLDER ENGAGEMENT AND SECTION 172 STATEMENT
CORPORATE GOVERNANCE
Directors
Advisers
Report of the Directors
Statement of Directors’ Responsibilities
Corporate Governance Statement
Audit Committee Report
Directors’ Remuneration Policy
Directors’ Remuneration Report
INDEPENDENT AUDITORS REPORT TO THE MEMBERS OF THE PRS REIT PLC
FINANCIAL STATEMENTS
Consolidated Statement of Comprehensive Income
Consolidated Statement of Financial Position
Consolidated Statement of Changes in Equity
Consolidated Statement of Cash Flows
Company Statement of Financial Position
Company Statement of Changes in Equity
Company Statement of Cash Flows
NOTES TO THE FINANCIAL STATEMENTS
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91
HIGHLIGHTS
Key points
Financial
Year to
30 June
2021
Year to
30 June
2020 Change
Revenue
Net rental income
Operating profit
Profit after tax
Basic earnings per share
Net assets at 30 June*
IFRS NAV and EPRA NTA* per share
£26.6m
£21.5m
£53.7m
£44.1m
8.9p
£490m
99.0p at 30 June 2021
96.2p at 31 Dec 2020
£12.9m
£10.2m
£19.9m
£16.4m
3.3p
£471m
95.1p at 30 June 2020
95.0p at 31 Dec 2019
+106%
+111%
+170%
+169%
+170%
+4%
+4%
+1%
*after dividend payments
Operational
Number of completed homes
Estimated rental value (“ERV”)
Number of contracted homes
ERV
Completed and contracted sites
ERV of completed and contracted sites
Rent collected (as a percentage of total
rent due)
At
30 Sept
2021
4,291
£41.1m p.a.
764
£7.0m p.a.
64
£48.1m p.a
At
30 June
2021
3,984
£37.5m p.a.
1,071
£10.6m p.a.
64
£48.1m p.a.
At
30 June
2020
2,082
£19.1m p.a.
2,803
£27.4m p.a.
62
£46.6m p.a.
Year-
on-year
change
+91%
+96%
-62%
-61%
+3%
+3%
99%
98%
98%
• Delivery progressed well, with 4,000th home milestone reached just after financial year-end
-
-
1,902 new homes added to the portfolio (2020: 909), taking total at financial year-end to 3,984 homes
with an ERV of £37.5m p.a. (2020: £19.1m p.a.). A further 1,071 home were under way (30 June
2020: 2,803)
coronavirus-related disruptions reduced activity levels by c.5-10% (2020: c. 40%)
• Total dividends per share declared, 4.0p (2020: 4.0p)
-
post equity placing, current dividend expected to be almost fully covered on a run-rate EPRA EPS
basis by the financial year-end
Outlook
•
In Q1 2022, a further 307 homes were added, taking the portfolio to 4,291 completed homes, with an ERV
of £41.0m p.a. A further 764 homes were under way at 30 September 2021
• Rental demand remains strong; at 30 September 2021, 98% of 4,291 completed homes were occupied,
and a further 52 homes reserved for qualified applicants with rental deposits paid
• Gross proceeds of £55.6m were raised on 29 September 2021 through an equity raise. The net funds will
support the acquisition of five sites, expected to deliver c. 500 new homes with an ERV of £4.8m p.a. Two
of the five sites have now been acquired
• The Company remains on track to reach its 5,000th home in the middle of calendar 2022 and, following the
recent equity placing, a higher target of 5,700 homes, with an ERV approaching £55m p.a.
• Long-term growth opportunity is strong underpinned by structural undersupply of high-quality, family rental
homes
2
HIGHLIGHTS (Cont.)
Steve Smith, Chairman of the PRS REIT, commented:
“We are pleased with the continued progress of The PRS REIT plc in its fourth year of activity. We have
effectively navigated the ongoing challenges posed by the coronavirus pandemic, delivering almost 2,000 new
homes in the year. By the end of the first quarter of the new financial year, the portfolio comprised 5,055
completed and contracted homes, and following the recent equity placing we are firmly on track to deliver a
higher target of 5,700 homes.
“Demand for our homes remains strong, and in a recent survey of customers 10 months into their tenancies,
96% of respondents reported that they were happy in their homes.
“The continued undersupply of high-quality, well-managed family rental homes means that we remain highly
confident of long-term prospects for the Company. We are very pleased to be playing a role in helping to solve
the UK’s housing shortage, providing desirable homes across the country for hard-working families”
3
STRATEGIC REPORT
CHAIRMAN’S STATEMENT
Introduction
I am pleased to present The PRS REIT plc's (“the PRS REIT”, “the Company” or “the Group”) audited financial
results for the year ended 30 June 2021. The Company has continued to make good progress in the delivery of
the largest portfolio of single family homes for rent in the UK, despite the continuing challenges presented by
the coronavirus pandemic. While we estimate that activity levels decreased by about 5-10% as a result of
coronavirus-related disruptions, this was significantly less than in the previous financial year, when the
construction industry was shut down completely for some six to eight weeks, which contributed to an estimated
decrease in activity levels in that year of about 40%.
Instead, construction continued throughout the year, and by the financial year-end we were very close to
reaching 4,000 new rental homes in our portfolio, having achieved the milestone of 3,000 new homes in
December 2020. In total, 1,902 new homes were added to the portfolio over the financial year (2020: 909). This
took the size of the portfolio at 30 June 2021 to 3,984 completed homes, with an estimated rental value ("ERV")
of £37.5 million per annum (30 June 2020: 2,082 homes with an ERV of £19.1 million per annum). A further
1,071 homes, with an ERV of £10.6 million per annum, were at various stages of the delivery process at 30
June 2021. The total gross development cost (“GDC”) of the 44 completed sites and the 20 additional sites
under way at 30 June 2021 amounted to £789 million (2020: £757 million).
The Company’s portfolio of assets across its now 66 sites, as of 11 October 2021, is geographically widely
spread, with sites located throughout the major regions of England, including the North West, North East,
Yorkshire, the Midlands, the South East (excluding London) and the East of England, and now Scotland.
During the first quarter of the new financial year, we added a further 307 new homes to the portfolio, taking it to
4,291 new homes at 30 September 2021, with an ERV of £41.0 million per annum. The number of homes
contracted at this point was 5,055. This includes development sites that are under forward-purchase
agreements. Following the equity placing at the end of September 2021, the Company’s initial target of 5,200
homes with an ERV of approximately £50.0 million has been revised upwards to 5,700 homes with an ERV of
approximately £55.0 million.
Demand for the PRS REIT’s properties remained strong, and rental income has more than doubled year-on-
year, reflecting the volume of new homes added to the portfolio and let. Rent collected (relative to rent invoiced)
over the year stood at 98% (2020: 98%). While we froze rental rates for tenant renewals at pre-pandemic levels
from March to December, rental rates from new tenancies show annual growth of approximately 6.2% for re-let
properties and 4% for those properties whose occupiers renewed their tenancy, since the re-opening of the
market in May 2020. Of the 3,984 completed homes at 30 June 2021, 3,888 (98%) were occupied with a further
80 homes reserved to qualified applicants, and data for the end of September shows a similar occupancy rate
of 98% on completed homes.
We completed some important steps in the second half of the financial year. In January 2021, we extended our
Investment Advisory Services contract with Sigma PRS Management Ltd, agreeing a reduced fee structure as
the net asset value increases. This extension has enabled us to plan for the next stage of the Company’s
development with greater clarity. In March 2021, we completed the transfer of the Company from the Specialist
Fund Segment to the Premium Segment of the Main Market of the London Stock Exchange. The migration
facilitates our eligibility for inclusion in FTSE's EPRA and UK Index Series and should help to broaden the share
register.
As the Company’s activities grow our social impact increases commensurately. Aside from the contribution the
Company is making to creating high-quality new homes for families across the country, we continue to strive to
foster a sense of community within our developments. Through our Investment Adviser we are also focusing on
making a wider societal and environmental contribution.
In March 2021, we were pleased to welcome Geeta Nanda to the Board as a Non-executive Director. She is
Chief Executive Officer of Metropolitan Thames Valley Housing Association and brings significant relevant
experience.
The Investment Adviser’s report provides further commentary on housing delivery, asset performance and our
ESG activity over the year.
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STRATEGIC REPORT
CHAIRMAN’S STATEMENT (Cont.)
Financial Results
Revenue, which is generated wholly from rental income, more than doubled year-on-year to £26.6 million (2020:
£12.9 million). This reflected the substantial increase in the number of rental homes making up the portfolio.
After the deduction of non-recoverable property costs, net rental income for the financial year was £21.5 million
(2020: £10.2 million).
Expenses in the year increased to £7.1 million (2020: £6.2 million), however this included £0.5 million of one-
off expenses relating to the Company’s migration to the Main Market. The gain from the fair value adjustment
on investment property increased significantly from the prior year to £39.0 million (2020: £15.8 million). This
was due to a combination of higher rents and yield compression. Operating profit increased by 170% to £53.7
million (2020: £19.9 million) as a result of the increase in completed and let units together with the rise in the
portfolio valuation.
Finance costs amounted to £9.6 million (2020: £3.7 million). These reflect the drawdown and utilisation of debt
funding during the year. There was no finance income from short-term deposits in the year (2020: £0.2 million)
reflecting the very low interest rate environment.
Profit after taxation increased by 169% to £44.1 million (2020: £16.4 million) and basic and diluted earnings per
share rose by 170% to 8.9p (2020: 3.3p) on an IFRS basis.
The Group’s net asset value (“NAV”) per share at 30 June 2021, on an IFRS basis, increased to 99.0p (31
December 2020: 96.2p and 30 June 2020: 95.1p) as did the EPRA NTA per share (previously EPRA NAV per
share) (31 December 2020: 96.2p and 30 June 2020: 95.1p).
Net assets of the Group at 30 June 2021 were 4.0% higher year-on-year at £490.3 million (30 June 2020: £471
million) after paying dividends of £24.8 million in the year.
Dividends
For the year to 30 June 2021, aggregate dividends of 4.0p per share were declared to shareholders (2020: 4.0p
per share). Due to the timing of dividend payments, the Company paid a total of 5.0p per ordinary share during
the year under review (2020: 4.0p per share). Taking into account the dividend paid on 3 September 2021, total
dividends paid since the Company's inception in May 2017 are 18.0p per share.
Prior to the equity placing, the Company’s current dividend was fully covered on a run rate cash basis and was
expected to be fully covered on an annualised EPRA EPS basis by 31 December 2021. Following the equity
placing, the current dividend is expected to be almost fully covered on a run-rate EPRA EPS basis by the end
of the financial year. Dividend cover will continue to grow as construction, completions and lettings advance.
5
STRATEGIC REPORT
CHAIRMAN’S STATEMENT (Cont.)
Environmental, Social and Governance ("ESG") Practices
The PRS REIT is a member of the UK Association of Investment Companies and applies its Code of Corporate
Governance to ensure best practice in governance.
The Board of Directors is responsible for determining the Company's investment objectives and policy, and has
overall responsibility for the Company's activities, including the review of investment activity and performance.
The Board consists of five independent Non-executive Directors, all of whom bring significant and
complementary experience in the management of listed funds, equity capital markets, public policy, operations
and finance in the property and investment funds sectors.
We believe that the Company’s activities have significant positive social impact, and we take our responsibilities
to our tenants and the communities in which our sites are located very seriously. We wish to create new homes
and developments that tenants enjoy living in and to provide excellent customer service. The ‘Simple Life’ brand,
through which our properties are marketed and managed, has received a number of awards for its service
levels, and we are delighted that recent customer satisfaction survey results indicate a very high level of
satisfaction amongst tenants across all key performance indicators.
The Investment Adviser manages the delivery of our ESG strategy and details of our policies and activities are
contained separately in the Investment Adviser's Report. However, I am pleased to highlight the Investment
Adviser’s continued support for a broad range of charities, schools and institutions close to the Company’s
developments over the financial year. Engagement with residents to help direct specific support is ongoing, and
there has been an increased focus on developing strong and growing relationships with local charities, alongside
continued support for larger national charities such as the Women’s Aid, the NSPCC and the British Heart
Foundation. Support and engagement continue to grow with Salford Loaves and Fishes, Centrepoint, Park
Palace Ponies, and several local foodbanks, while new links and connections are being made with charities
such as Sheffield Flourish, a community mental health charity, and Zoe’s Place in Middlesbrough, a baby and
children’s hospice providing much needed support to families.
Our Investment Adviser will continue with these and other valuable initiatives, which foster a greater sense of
community between residents and within the wider neighbourhoods in which our developments are located
Post Period – Equity Raise
In the first quarter of the new financial year, we undertook an equity raise in order to acquire assets identified
by the Investment Adviser, and on 27 September 2021 announced that a total of c.£55.6 million (gross) had
been raised at an issue price of 103p per share.
The fundraising was made available to both institutional and retail investors. A total of 53,232,575 shares
(c.£54.8 million) were placed with new and existing institutional investors, with 741,589 shares (c.£0.8 million)
placed with retail investors. The net funds will be used to acquire five sites, with the potential for c.500 new
homes at a GDC of £76.6 million, providing a total ERV of £4.8m per annum. Two of the five sites have since
been acquired. Located in Bertha Park in Perthshire, Scotland and Drakelow in Burton upon Trent, South
Derbyshire, their total development cost is £37.3 million. Together they are expected to add a further 229 homes
with an ERV of £2.3 million per annum.
6
STRATEGIC REPORT
CHAIRMAN’S STATEMENT (Cont.)
Outlook
We are pleased with the PRS REIT’s progress, now in its fifth year, and with 4,291 homes in the portfolio and
764 under way at the end of September, the Company looks well placed to reach 5,000 rental homes by the
middle of calendar 2022. Given the pandemic situation and other challenges, this is no mean achievement.
Following the equity raise in September, our target for the portfolio has been revised from 5,200 to approximately
5,700 new homes. Once completed, these homes are expected to have a combined estimated rental value of
around £55.0 million per annum, and the Company’s gross assets will approach £1 billion.
Demand for the homes in our portfolio remains high, and we believe that the structural undersupply of high-
quality family rental homes will continue to drive demand. We believe there is considerable anecdotal evidence,
as well as a growing number of data points, to support the view that renting is increasingly seen as a flexible
and long-term alternative to home ownership, not a short term reaction to economic, market or other
circumstances.
Both new enquiries and renewals over the first quarter of the new financial year were strong and at 30
September 2021, the rent roll stood at £40.1 million per annum and rent collected in the first quarter (against
rent invoiced) was at 99%.
Against this backdrop, we view prospects for the future extremely positively and we also consider that the
Government’s recent proposals, set out in its Planning White Paper published in August, are generally
favourable for the PRS REIT.
We continue to target a minimum dividend of 4.0p per share* in the new financial year,and will declare the
interim dividend for the first quarter in October 2021.
I would like to take this opportunity to thank all of our staff and stakeholders and our supporters in government
and the construction industry, for their hard work and support over the year. Their continuing efforts enable us
to make a positive contribution towards the UK’s housing shortage and deliver much needed new housing stock
to hardworking families, local communities and more generally to society as a whole.
We look forward with confidence to the year ahead, and will continue to consult with the PRS REIT’s advisers
and others as we assess the Company’s next stage of development.
Steve Smith
Chairman
11 October 2021
* This is a target only and there can be no assurance that the target can or will be met and should not be taken as an indication of the
Company’s expected or actual future results. Accordingly, potential investors should not place any reliance on this target in deciding whether
or not to invest in the Company or assume that the company will make any distributions at all and should decide for themselves whether or
not the target dividend yield is reasonable or achievable.
7
STRATEGIC REPORT
IFRS AND EPRA PERFORMANCE MEASURES
In October 2019,
the European Real Estate Association (“EPRA”) published new best practice
recommendations (“BPR”) for financial disclosures by public real estate companies. The BPR introduced three
new measures for reporting net asset value: EPRA Net Tangible assets (“NTA”), EPRA Net Reinstatement
Value (“NRV”), and EPRA Net Disposal Value (“NDV”). These new measures are effective for accounting
periods starting 1 January 2020 and the Group has reported EPRA NTA in reporting the financial position as at
30 June 2021. The Group considers EPRA NTA to be the most relevant measure for its operating activities,
therefore it will be adopted as the Groups’ primary measure of net asset value, replacing previously reported
EPRA Net Asset Value (“NAV”).
EPRA NRV is not considered an appropriate disclosure measure for the PRS REIT as the Group has acquired,
constructed and developed the vast majority of assets and therefore it equates to adjusted historic construction
cost.
The valuation of the Group’s assets is undertaken in accordance with RICS guidance. However, this does not
include any adjustment to reflect the size and scale of Group’s overall assets. The Board’s view is that collective
marketing of the portfolio would attract a higher valuation reflecting yield compression attributable to the size
and scale of the overall portfolio. In the absence of comparable market evidence for such a portfolio, EPRA
NDV is not considered an appropriate measure.
As in prior years, due to the stage of completion of the PRS REIT’s development assets within the Group’s
portfolio, it is not considered appropriate to disclose the EPRA metrics of Net Initial Yield and Cost Ratio at this
reporting date.
KPI
Explanation
Performance
Year to
30 June 2021
Year to
30 June 2020
IFRS NAV
(see note 28)
EPRA NTA
(see note 28)
IFRS EPS
(see note 16)
EPRA EPS
(see note 16)
Company specific
adjusted EPS
(see note 16)
EPRA Earnings
(see note 16)
Unadjusted net asset value
99.0p per share
95.1p per share
99.0p per share
95.1p per share
EPRA Net Tangible Asset is net
asset value adjusted to include
properties and other investment
interests at fair value and to exclude
certain items not expected to
crystallise in a long term property
business model
Unadjusted earnings per share
8.9p per share
3.3p per share
Earnings per share excluding
investment property revaluations,
gains and losses on disposals,
changes in the fair value of financial
instruments and associated close out
costs and their related taxation
EPRA EPS (as above) adjusted to
exclude the non-recurring costs
incurred by the Company as part of
the Migration to the Premium
Segment of the Main Market
EPRA Earnings is a measure of
operational performance and
represents the net income generated
from the operational activities
1.0p per share
0.1p per share
1.2p per share
0.1p per share
£’000
5,130
£’000
601
8
STRATEGIC REPORT
GOING CONCERN REVIEW AND STRESS TEST
Going Concern and Stress Test
This going concern review summarises the risks that the COVID-19 pandemic and other current economic
issues affecting the UK, such as workforce shortages and potential inflation, pose to the Group and the parent
Company of the PRS REIT, together with actions taken to ensure that the business is well-placed to continue
in a position of financial strength.
During the second lockdown in November 2020 and the third lockdown in January 2021 until March 2021,
imposed by the Government, house building and letting activity continued at a slightly slower pace than pre-
pandemic levels. This was due to ongoing workplace restrictions around social distancing and, reduced
workforce numbers, despite the vaccination programme, reflected in absence through either illness or self-
isolating protocols. Both resulted in some delays to homes being completed, let and occupied. The Group’s
contractual obligations provide for payment to house builders in respect of work undertaken, and independently
certified. Accordingly, development expenditure and associated cash outflows during lockdown periods reduced
proportionately. However, the knock-on impact of the disruption is that practical completion dates for
construction and subsequent letting activity have been delayed in comparison to original schedules.
The nature and spread of COVID-19 mean that not all sites and areas have been impacted consistently. A small
number of sites have therefore been delayed disproportionately in comparison to the portfolio as a whole.
COVID-19 therefore continues to have the potential to impact the Group and Company as a result of the
workplace and workforce issues outlined above, together with the risk that the Government may in future
periods, introduce, or re-introduce, restrictions limiting, either wholly or partly, construction and letting activity
on a regional or national basis.
Workforce shortages and potential inflation provide additional risks through disruption to the supply chain and
pressure on pricing on the acquisition of sites.
These have the potential to impact the Company and Group in the following areas:
Risk factor
Mitigating actions
House builders unable to continue with construction
work on sites or forced to limit construction work on
sites due to adherence to social distancing or other
requirements and staff unable to work or are absent
from work.
Letting agents unable to progress activities in
respect of lettings, repairs and maintenance. This
could arise as a result of tenant and/or, maintenance
company issues or because lettings staff are unable
to work or are absent from work.
Income reduction and potential bad debt resulting
from tenants’ financial difficulties because of a loss
of income due to individuals being without work,
unable to work or being absent from work.
that
The PRS REIT has spent time with its construction
their health and safety
partners ensuring
assessments are correctly applying and complying
with the Government’s social distancing rules. These
new measures mean that work on development sites
can continue although at a slower rate than before the
crisis. This has reduced the Group and Company’s
cash outflows during these periods but has also
delayed practical completion and subsequent letting of
units. Continual review of the situation in conjunction
with house building partners is in place to monitor the
situation on a site-by-site basis.
The Group has worked with its lettings agents to
ensure that the Government’s social distancing rules
are adhered to. As lockdown restrictions have eased,
lettings activity has resumed as have all repair and
maintenance services. Weekly reviews of lettings
activities are in place.
The Group carefully vets prospective tenants and
often obtains insurance for the first year of new
lettings. To date, COVID-19 related arrears are being
managed by agreeing payment plans with tenants
encountering difficulties. Insurers are notified of these
plans in order to preserve rights of claim, and policies
ultimately pay out in the event that arrears are not
recovered by these payment plans. This, together with
the geographic spread of multiple sites helps to
9
STRATEGIC REPORT
GOING CONCERN REVIEW AND STRESS TEST (Cont.)
to assist and support
mitigate against bad debts. We work with letting
agents
tenants
encountering difficulty in a responsible and reasonable
manner. The adaptation of our technology has meant
that tenant interaction and engagement can continue
through a variety of channels, including telephone, e-
mail and social media.
those
Disruption to the supply chain in the event of raw
materials and construction products not being
produced or imported.
General disruption to employees, house builders,
to
letting agents and
restrictions on the movement of goods and people.
the supply chain due
Price inflation.
Impact of COVID-19 on the economy and market
sentiment.
Valuations reduce due to changes in rental levels,
bad and doubtful debt risk, and sector attractiveness
impacting yields.
including
inventory,
Significant efforts and contingencies had been put in
place by house builders in respect of Brexit, and
additional
timber had been
secured for the PRS REIT sites. To date, production
and shipment difficulties have not been encountered
by house builders, partly reflecting the reduction in
construction activity during the lockdown periods,
to be monitored,
albeit
particularly in relation to shortages in HGV drivers
across the UK.
this situation continues
All of the Group’s suppliers have worked quickly to
adapt to new ways of working, in accordance with
Government guidelines, to enable all areas of the
business to continue, although at a slower rate than
before.
Workforce shortages from resource constraints would
be similar to those already experienced through
COVID-19 resulting in workers being unable to work
or absent from work. The Group has worked with
construction partners during the pandemic and would
expect to continue to work with them should there
workforce availability continue to be an issue.
All of the Group’s design and build contracts are fixed
price contracts such that constructions costs paid for
can only change if there are variations to the
contractual
The Group has
historically made very few changes to contractual
requirements and construction contracts do not
include indexation to reflect potential inflationary
pressures on the house builders.
items requested.
During calendar 2020, the UK technically entered a
severe recession as a result of two successive
quarters of negative GDP growth. The outlook for the
economy has improved and there remains a structural
under supply of new family homes in the UK.
Indicators suggest that the pandemic and recession
may have increased demand for the Group’s high
quality but affordable product across multiple regions.
Independent valuers are advising that the sector is
viewed as stable and attractive, tenant demand
remains strong and may even be increasing due to
changes in consumer requirements for housing during
the pandemic, low levels of bad and doubtful debts
reflect the procedures surrounding tenant vetting,
deposits and insurance.
10
STRATEGIC REPORT
GOING CONCERN REVIEW AND STRESS TEST (Cont.)
Further waves of COVID-19 and potential for
regional or national lockdowns, or restrictions, in the
foreseeable future.
Having experienced the previous lockdown, the Group
and Company have a good understanding of how to
react quickly to adapt to further lockdowns or
restrictions. New systems are in place, which enable
the Company to better support tenants e.g. with online
repairs and maintenance assistance. Following the
vaccination programme, it appears that lockdown
measures are more likely to be imposed on a localised
basis in response to regional outbreaks of the virus
rather than on a national level. Given the geographic
spread of sites, the Group is likely to be able to
continue construction and lettings activity in those
regions and on those sites unaffected by restrictions.
As mentioned above, cessation of construction work
on development sites would reduce short-term cash
outflows although practical completion and lettings
schedules would be similarly delayed.
Stress Test
In light of the above, the parent Company of the PRS REIT and the Group, have performed a prudent financial
stress test geared towards ensuring that the Company and Group have sufficient cash resources to weather
the pandemic and current economic difficulties in the UK and emerge in a robust condition to continue to
implement the Group’s build-to-rent strategy.
In the unlikely event that the pandemic has truly passed, then the events of the last 18 months at the very least
provide a reasonable basis on which to assess any similar future threat. These events also provide a reasonable
template on which to perform a financial “stress test” for the purpose of assessing the Group as a going concern
and reviewing the adequacy of the Group’s working capital on a forward-looking basis. The stress test therefore
incorporated the following sensitivities:
-
-
-
-
-
-
-
availability of funds pursuant to the terms and conditions of the Group’s existing borrowing facilities with
Scottish Widows, Lloyds Banking Group / RBS and Barclays Bank PLC;
cessation of onsite activity for a period of four months from October 2021 to January 2022;
absence of development management fees payable to Sigma Capital Group Limited (“Sigma”) during the
period of four months from October 2021 to January 2022 reflecting the cessation of onsite activity;
extension to the Group’s development debt borrowing facilities that matches the four month period of
cessation of onsite development activity;
absence of further asset purchases and aborting the purchase of completed asset sites from both Sigma
and third parties;
loss of 15% of rental income in relation to increased hardship and redundancy levels affecting tenant
occupancy rates and arrears levels for a period of six months from October 2021 to the end of March 2022;
inclusion of contracted revenue from existing tenancies with new tenancies reflecting the cessation of onsite
activity for a period of four months from October 2021 to January 2022;
- maintenance of the Group and Company’s existing administrative overhead base of approximately £6
million per annum, comprising c.£4 million of investment advisory fees and c.£2 million of other overheads,
without reduction from cost saving initiatives or mitigating action; and
-
continuation of the Company’s stated dividend policy of a minimum of 1.0p per quarter and 4.0p per annum.
11
STRATEGIC REPORT
GOING CONCERN REVIEW AND STRESS TEST (Cont.)
Conclusion of Stress Test
The conclusion of the stress test performed is that the parent Company of the PRS REIT and the Group have
adequate cash resources to sustain an extended cessation of construction and letting activity lasting at least
four months, together with a significant reduction in rental income. This reflects the flexibility offered pursuant
to the terms of the Forward Purchase Agreement between the Group and Sigma on the basis that the PRS
REIT could reduce future asset purchases from Sigma if it considers that it does not have sufficient funds to
complete.
The Directors therefore believe the parent Company of the PRS REIT and the Group are well placed to manage
the business risks successfully and have a reasonable expectation that both will have adequate resources to
continue in operational existence for the foreseeable future and for a period of at least 12 months from the date
of the approval of the parent Company of the PRS REIT and the Group’s financial statements for the year ended
30 June 2021. The Board is therefore of the opinion that the going concern basis adopted in the preparation of
the consolidated and parent Company financial statements for the year ended 30 June 2021 is appropriate.
Conclusion
Together with evolving market conditions, including workforce shortages and potential inflation, COVID-19
remains a risk that requires careful monitoring and management in conjunction with the Group’s house building
partners and letting agents, in order to mitigate the potential issues pending the restoration of a more normal
working and living environment. The parent Company of the PRS REIT and the Group will continue to review
and assess objectively the impact of all of these factors together with the Government and regulatory response
on both its strategy and focus of activities.
12
STRATEGIC REPORT
MARKET DYNAMICS
The PRS REIT’s Investment Adviser, Sigma PRS Management Ltd (“Sigma PRS”) is a subsidiary of Sigma
Capital Group Limited (formerly Sigma Capital Group plc) (“Sigma”), and the PRS REIT’s rental homes are
marketed under Sigma’s ‘Simple Life’ brand.
• Sigma is a member of The UK Apartment Association (“UKAA”) and the UKAA BTR steering group, which
seeks to promote a wider understanding of BTR and engages with, Government, local authorities and
renters.
• Sigma is also a member of The British Property Federation (“BPF”), and the ‘Simple Life’ portfolio will form
part of the ‘Who Lives in BTR’ research report this year.
•
In 2021, ‘Simple Life’ took part in a UK-wide campaign, organised by Love to Rent, a platform that provides
advice and support to renters. Called, ‘Renting but not as you know it’, the campaign highlighted the variety
of properties available from Build to Rent (“BTR”) providers, as well as the benefits of renting from a
professional landlord.
Over the course of the last 18 months, the coronavirus pandemic has made the issue of the availability of
suburban family rental housing more topical. During the crisis, the movement of people out of city centres into
the suburbs and the countryside as they sought more space, including gardens, has highlighted the lack of
supply.
Build-to-rent as an asset class in the UK remains very small, but it is continuing to mature, and there is a rising
level of investment in BTR and an increasing number of new entrants. The challenging state of the ‘for sale’
market is also influencing its growth. Average house prices to income continues to increase. According to the
Office for National Statistics, the ratio of average house price to income at the end of 2020 was 7.7 times. The
Government’s stimulus measure of waiving Stamp Duty below £500,000, which came to a close in June 2021,
also resulted in an inflationary effect on some house prices.
Whilst barriers to entry into the home ownership sector have become higher, supply side constraints in the rental
sector are also evident. Since 2017, approximately 180,000 buy-to-let mortgages have been redeemed, mainly
reflecting the ending of some taxation benefits. Potential new small-scale entrants have also been deterred by
high entry costs. The increasing level of institutional investment in the build-to-rent sector creates some relief,
although current levels of supply are still very small.
According to the BPF, the total number of properties completed in the UK build-to-rent sector is only
approximately 62,000 homes. Set against the loss of 180,000 buy-to-let homes in a similar period of time, this
means that the supply/demand ratio remains heavily in deficit. The pipeline of new properties under way in the
sector is circa 40,000 and, in total, including homes already build and on site, a little under 200,000 homes are
currently due to be delivered. With the private rented sector as a whole comprising circa 4 million homes, or
approximately 20% of the overall UK housing stock, this shows the significant potential that exists for build-to-
rent properties.
Across UK housing stock, approximately 80% of homes are houses. This proportion reduces slightly in the
private rented sector where the ratio of houses to apartments is 63:37. This contrasts with the BTR sector where
providers have concentrated on the delivery of flatted schemes, resulting in a ratio of houses to apartments of
12:88. According to Savills’ research paper on the UK Private Rented Sector, 63% of the rental stock in the UK
is houses. While this reflects the stock available, it may also indicate a preference on the part of renters for
homes with outdoor space or a little more flexibility. Approximately 40% of the PRS REIT’s portfolio is occupied
by families with children, attracted by the benefits of living in houses with gardens, as opposed to apartments.
In summary, the BTR sector in the UK remains extremely small and the continuing focus on apartments rather
than single family houses means that families with children remain an underserved segment in the private rented
sector.
13
STRATEGIC REPORT
PORTFOLIO ANALYSIS
As at 30 June 2021, the valuation of the Group’s property portfolio was £780 million (2020: £577 million) and
the investment value of all sites under way at that date was £829 million on completion (2020: £722 million) with
their ERV on completion at £47 million (2020: £42 million).
Property Portfolio by Regional Split – at 30 June 2021
• The regional split by investment value was – North West (NW) 56% (2020: 56%), West Midlands (WM) 18%
(2020: 20%), South East (SE) 13% (2020: 13%), Yorkshire (Y) 9% (2020: 7%), North East (NE) 3% (2020:
3%) and East Midlands (EM) 1% (2020: 1%).
Other Metrics – at 30 June 2021
• The rent roll at 30 June 2021 was £37.5 million (2020: £19.1 million) and the average rent was £9,420 per
annum or £785 per month (2020: £9,175 per annum or £765 per month).
• Forecast average rent across the current portfolio when complete is £10,188 per annum or £849 per month
(2020: £9,154 per annum or £792 per month).
• The average size of site was 79 (2020: 83) housing units.
• The split between 1, 2, 3 and 4 bed properties was approximately 4%, 26%, 61% and 9% respectively
(2020: 4%, 26%, 61% and 9% respectively).
• Contractor split was – Countryside 78%; Vistry 15%; Engie 4%; and Seddon 3% (2020: Countryside 86%;
Engie 10%; Vistry 3%; and Seddon 1%).
• The deduction from gross to net rent across the portfolio for the year ended 30 June 2021 was 19.5% (2020:
21.1%).
• Bad debts for the year was a net recovery of £4,000 (2020: £24,000 expense) and the bad debt provision
at the year-end was £31,000 (2020: £35,000).
Age Groupings
The largest age grouping across our customer base at the time of sampling was 26-35 years or 41% of the total.
The increase in the under-25 age group correlates with the launch of our apartment scheme, Empyrean, in
Manchester, which is suited to this younger occupier group.
14
STRATEGIC REPORT
PORTFOLIO ANALYSIS (Cont.)
Household Income Bracket
There was very little change in the proportion of our customers across the main income brackets when
compared with the preceding year. However, there were two key differences; a c.2% increase in the lowest
salary brackets, which is most likely a natural fluctuation, and a 5% rise to 15% in the representation of residents
in the higher household income bracket of £65,000 or more.
Tenancies with Children
Whilst the portfolio comprises mainly family homes, only approximately 40% of tenancies include children in the
household. Looking back to the age groupings, it is reasonable to assume that our major cohort of 26-35 year
olds may be moving into our homes with the intention of starting a family. Of those residents with children, the
two largest groupings are those with two or four children.
15
STRATEGIC REPORT
PORTFOLIO ANALYSIS (Cont.)
Distance Travelled
We measure the distance travelled by our residents from their previous addresses to their new ‘Simple Life’
home. The two largest categories are those travelling up to 10 miles to move to one of our homes. However c.
40% of our residents have travelled between 10 and over 50 miles from their previous home, which we believe
reflects the increasing reach and awareness of the ‘Simple Life’ brand and its online presence.
All 2021 statistics are based on new applicant data between July 2020 and June 2021 and include sites acquired
from Sigma. The prior year’s statistics are based on all successful ‘Simple Life’ applications referenced between
June 2019 and June 2020.
16
STRATEGIC REPORT
PORTFOLIO ANALYSIS (Cont.)
Development Portfolio
Address
Location Units
Area
(sq ft)
% of
Portfolio by
Investment
Value
Description
Market Value
at 30 June
2021
Investment
Value at 30
June 2021
Capital
Rate
psf
Market
Rental
Value at 30
June 2021
Rental
Rate
psf
Coral Mill, Newhey,
Rochdale OL16 3SS
NW
69
54,282
1.31%
Durban Mill, Oldham
OL8 4JT
Woodbine Road
(Mackets Lane),
Halewood, Liverpool
L25 9PB
Baytree Lane,
Middleton M24 2EL
Prince's Gardens
(Manor Top Phase 1),
Sheffield S2 1EY
East Hill Gardens (East
Bank Road), Sheffield
S2 3PX
NW
80
69,425
1.60%
NW
50
40,540
0.99%
NW
110
98,346
2.36%
Y
78
78,628
1.53%
Y
58
59,217
1.26%
The development comprises a
completed development of 45
houses with a mix of three and
four bedroom houses as well as
24 two bedroom low rise
apartments and therefore will
provide a total of 69 units.
The development comprises a
completed development of 80
houses, with a mix of two, three
and four bedrooms.
The development comprises a
completed development of 50
houses with a mix of two, three
and four bedroom houses.
The development comprises a
completed site of 110 units with
a mix of two, three and four
bedroom houses.
The development forms part of
a wider development site with
78 units, being a mix of three
and four bedroom houses. The
development is completed.
The development comprises a
part completed development of
58 units being a mix of three
and four bedroom houses
17
£10,865,000
£10,865,000
£200.16
£615,360
£11.34
£13,245,000
£13,245,000
£190.78
£743,220
£10.71
£8,215,000
£8,215,000
£202.64
£471,420
£11.63
£19,520,000
£19,520,000
£198.48
£1,095,060
£11.13
£12,705,000
£12,705,000
£161.58
£746,280
£9.49
£10,415,000
£10,415,000
£175.88
£584,400
£9.87
STRATEGIC REPORT
PORTFOLIO ANALYSIS (Cont.)
Address
Location Units
Area
(sq ft)
% of
Portfolio by
Investment
Value
Description
Market Value
at 30 June
2021
Investment
Value at 30
June 2021
Capital
Rate
psf
Market
Rental
Value at 30
June 2021
Rental
Rate
psf
Woodford Grange
(Woodford Lodge
Phase 1&2), Winsford
CW7 4EH
Highfield Green (Tower
Hill 2), Knowsley L33
1DF
Park Grange House
(Norfolk Park),
Sheffield S2 3RE
Shrewsbury Close
(Tintern Avenue),
Middleton M24 6JQ
Hamilton Square
(Howe Bridge Mill),
Atherton M46 6JQ
Juniper Grove (Leach
Lane), St Helens WA9
4PJ
Prince's Gardens
(Manor Top Phase 2),
Sheffield S2 1EY
Yew Gardens, Granby
Road, Doncaster DN12
1JU
NW
54
45,505
1.06%
NW
42
37,247
0.79%
Y
24
18,447
0.39%
NW
88
74,322
1.74%
NW
59
51,106
1.19%
NW
55
46,303
1.10%
Y
85
89,916
1.69%
Y
53
42,010
0.82%
The development comprises a
completed site of 54 houses
with a mix of two, three and four
bedrooms.
The development comprises a
completed development of 42
units with a mix of three and
four bedroom houses.
The development comprises a
completed development of 24
two bedroom apartments.
The subject development
comprises a completed site of
88 houses with a mix of two,
three and four bedroom houses.
The development comprises a
completed site of 59 units made
up of two, three and four
bedroom houses.
The development comprises a
completed development of 55
houses with a mix of two and
three bedroom homes.
The development forms part of
a wider development site with
85 units, being a mix of three
and four bedroom houses.
Construction is due to complete
in April 2020.
The development comprises a
completed development of 53
houses with a mix of two and
three bedroom houses.
18
£8,805,000
£8,805,000
£193.50
£494,100
£10.86
£6,560,000
£6,560,000
£176.12
£376,020
£10.10
£3,260,000
£3,260,000
£176.72
£216,780
£11.75
£14,395,000
£14,395,000
£193.68
£807,480
£10.86
£9,845,000
£9,845,000
£192.64
£552,180
£10.80
£9,095,000
£9,095,000
£196.42
£492,300
£10.63
£14,045,000
£14,045,000
£156.20
£825,120
£9.18
£6,775,000
£6,775,000
£161.27
£420,360
£10.01
STRATEGIC REPORT
PORTFOLIO ANALYSIS (Cont.)
Address
Location Units
Area
(sq ft)
% of
Portfolio by
Investment
Value
Description
Market Value
at 30 June
2021
Investment
Value at 30
June 2021
Capital
Rate
psf
Market
Rental
Value at 30
June 2021
Rental
Rate
psf
Spirit Quarters,
Monkswood Crescent,
Coventry CV2 1FG
Spirit Quarters,
Milverton Crescent,
Coventry CV2 1GN
Holybrook (Romanby
Shaw), Bradford BD10
0EH
WM
29
27,522
0.62%
WM
20
17,140
0.43%
Y
47
39,612
0.92%
Chase Park, Ellesmere
Port CH65 5DE
NW
40
40,126
0.84%
Prescot Park (Carr
Lane), Prescot L34
1NS
Ward's Keep
(Heathfield Lane
Phases 1&2), Darlaston
WS10 8QY
NW
140
116,016
2.79%
WM
109
86,494
2.13%
Earle Street, Newton-
le-Willows WA12 9XD
NW
97
80,451
1.87%
The development comprises a
completed development of 29
houses with a mix of three and
four bedroom houses.
The development comprises a
completed development of 20
houses with a mix of three and
four bedroom houses.
The development comprises a
completed development of 47
houses, with a mix of two, three
and four bedroom houses
The development comprises a
completed development of 40
houses, with a mix of two, three
and four bedroom houses.
The development comprises a
completed development, which
comprises 24 one and two
bedroom apartments and 116
houses, with a mix of three and
four bedroom homes
The development comprises a
completed development which
proposes 16 one bedroom
apartments and 93 two, three
and four bedroom houses
The development comprises a
completed development of 24
one and two bedroom
apartments and 73 houses, with
a mix of three and four bedroom
homes
19
£5,175,000
£5,175,000
£188.03
£290,340
£10.55
£3,555,000
£3,555,000
£207.41
£199,320
£11.63
£7,650,000
£7,650,000
£193.12
£429,180
£10.83
£6,940,000
£6,940,000
£172.96
£389,340
£9.70
£23,110,000
£23,110,000
£199.20
£1,302,300
£11.23
£17,635,000
£17,635,000
£203.89
£989,460
£11.44
£15,530,000
£15,530,000
£193.04
£877,080
£10.90
STRATEGIC REPORT
PORTFOLIO ANALYSIS (Cont.)
Address
Location Units
Area
(sq ft)
% of
Portfolio by
Investment
Value
Description
Market Value
at 30 June
2021
Investment
Value at 30
June 2021
Capital
Rate
psf
Market
Rental
Value at 30
June 2021
Rental
Rate
psf
Canalside (Whitworth
Way), Wigan WN6 7QF
NW
145
118,888
2.81%
James Mill Way (Cable
Street), Wolverhampton
WV2 2QD
WM
164
136,910
3.31%
Empyrean (Lower
Broughton 5), Salford
M7 1GA
NW
298
182,077
5.38%
Abbotsfield (Reginald
Road), St Helens WA9
4HX
NW
92
77,712
1.80%
Hollystone Bank
(Riverside College),
Runcorn WA7 4DS
NW
83
64,513
1.51%
The development comprises a
completed development which
proposes 24 two bedroom
apartments and 121 two, three
and four bedroom houses
The development comprises a
completed development which
proposes 164 two, three and
four bedroom houses
The Property comprises a part
completed development which
proposes 298 one, two and
three bedroom apartments for
rent with a further 1 apartment
used by the concierge.
Construction has started on site
and is due to complete in July
2021
The development comprises a
completed development which
proposes 92 two, three and four
bedroom houses
The development comprises a
completed development which
proposes 32 two bedroom
apartments and 51 two, three
and four bedroom houses
20
£23,300,000
£23,300,000
£195.98
£1,313,040
£11.04
£27,410,000
£27,410,000
£200.20
£1,537,740
£11.23
£44,012,500
£44,545,000
£244.65
£2,734,080
£15.02
£14,945,000
£14,945,000
£192.31
£818,640
£10.53
£12,475,000
£12,475,000
£193.37
£707,400
£10.97
STRATEGIC REPORT
PORTFOLIO ANALYSIS (Cont.)
Address
Location Units
Area
(sq ft)
% of
Portfolio by
Investment
Value
Description
Market Value
at 30 June
2021
Investment
Value at 30
June 2021
Capital
Rate
psf
Market
Rental
Value at 30
June 2021
Rental
Rate
psf
Hilton Park (Chadwick
Street), Leigh WN7
1RL
Galton Lock (Mafeking
Road), Smethwick B66
2EG
Highfield Green (Tower
Hill 3), Knowsley L33
1DF
Sutherland Grange
(Sutherland School),
Trench, Telford TF2
7JR
NW
103
80,108
1.92%
WM
63
52,874
1.40%
NW
96
76,411
1.67%
WM
123
106,521
2.55%
Havenswood
(Newhaven Business
Park), Eccles M30 0HH
NW
84
63,423
1.63%
The development comprises a
completed development which
proposes 8 one bedroom
apartments and 95 two, three
and four bedroom houses
The development comprises a
completed development of 63
two, three and four bedroom
houses.
The development forms part of
a wider development site and
comprises 96 units, being a mix
of two and three bedroom
houses
The development comprises a
completed development which
proposes 123 two, three and
four bedroom houses
The development comprises a
completed development which
proposes 48 one and two
bedroom apartments and 36
three and four bedroom houses
21
£15,900,000
£15,900,000
£198.48
£892,020
£11.14
£11,615,000
£11,615,000
£219.67
£613,320
£11.60
£13,800,000
£13,800,000
£180.60
£782,760
£10.24
£21,145,000
£21,145,000
£198.51
£1,186,260
£11.14
£13,510,000
£13,510,000
£213.01
£770,040
£12.14
STRATEGIC REPORT
PORTFOLIO ANALYSIS (Cont.)
Address
Location Units
Area
(sq ft)
% of
Portfolio by
Investment
Value
Description
Market Value
at 30 June
2021
Investment
Value at 30
June 2021
Capital
Rate
psf
Market
Rental
Value at 30
June 2021
Rental
Rate
psf
Stonefield Edge
(Bilston Urban Village),
Wolverhampton WV14
0LA
WM
123
95,251
2.31%
Reynolds Place (Eaton
Works), Walkden M28
3GW
NW
148
122,761
2.98%
Harewood Close
(Durham Street,)
Rochdale OL11 1AH
Rochwood Rise
(Entwisle Road),
Rochdale OL16 2LJ
Norwich Green
(Norwich Street),
Rochdale OL11 1LL
NW
38
30,465
0.70%
NW
54
45,001
1.04%
NW
70
57,166
1.29%
The development comprises a
completed development which
proposes 48 two bedroom
apartments and 75 two, three
and four bedroom houses
The development comprises a
part completed development
which proposes 62 one and two
bedroom apartments and 86
two, three and four bedroom
houses. Construction has
started on site and is due to
complete in September 2021
The development comprises a
completed development which
proposes 38 two and three
bedroom houses
The development comprises a
completed development which
proposes 54 two and three
bedroom houses
The development comprises a
completed development which
proposes 70 two, three and four
bedroom houses
22
£19,115,000
£19,115,000
£200.68
£1,083,900
£11.38
£23,480,000
£24,655,000
£200.84
£1,416,060
£11.54
£5,820,000
£5,820,000
£191.04
£326,520
£10.72
£8,605,000
£8,605,000
£191.22
£482,880
£10.73
£10,675,000
£10,675,000
£186.74
£598,980
£10.48
STRATEGIC REPORT
PORTFOLIO ANALYSIS (Cont.)
Address
Location Units
Area
(sq ft)
% of
Portfolio by
Investment
Value
Description
Market Value
at 30 June
2021
Investment
Value at 30
June 2021
Capital
Rate
psf
Market
Rental
Value at 30
June 2021
Rental
Rate
psf
Brookside Grange
(Roch Street),
Rochdale OL16 2NG
NW
100
72,557
1.70%
Our Lady’s (Our Lady's
School), Little Hulton
M28 0HF
NW
73
62,703
1.52%
Coppenhall Place
(Bombardier), Crewe
CW1 3JB
NW
131
110,875
2.55%
Beehive Mill, Bolton
BL3 2NF
NW
127
103,990
2.58%
Silkin Green, Hinkshay
Road, Telford TF4 3PF
WM
78
67,266
1.59%
The development comprises a
completed development which
proposes 48 one and two
bedroom apartments and 52
two, three and four bedroom
houses
The development comprises a
completed development of 73
two, three and four bedroom
houses.
The development comprises a
part completed development
which proposes 24 two
bedroom apartments and 107
three and four bedroom houses.
Construction has started on site
and is due to complete in
December 2021.
The development comprises a
part completed development
which proposed 127 two, three
and four bedroom houses.
Construction has started on site
and is due to complete in
September 2021.
The development comprises a
completed development of 78
two, three and four bedroom
houses.
23
£14,105,000
£14,105,000
£194.40
£801,960
£11.05
£12,580,000
£12,580,000
£200.63
£705,660
£11.25
£17,412,500
£21,160,000
£190.85
£1,192,620
£10.76
£19,480,000
£21,400,000
£205.79
£1,200,600
£11.55
£13,160,000
£13,160,000
£195.64
£729,540
£10.85
STRATEGIC REPORT
PORTFOLIO ANALYSIS (Cont.)
Address
Location Units
Area
(sq ft)
% of
Portfolio by
Investment
Value
Description
Market Value
at 30 June
2021
Investment
Value at 30
June 2021
Capital
Rate
psf
Market
Rental
Value at 30
June 2021
Rental
Rate
psf
Queen Vicoria Place
(Queen Victoria Street),
Blackburn BB2 2QG
NW
68
56,805
1.26%
Base at Newhall
(Harlow Phase 2),
Harlow CM17 9LR
Millard Grange
(Houghton Regis
Parcel 6), Houghton
Regis LU6 6JZ
Dutton Fields
(Airfields), Deeside
CH5 2RD
SE
74
63,081
2.77%
SE
129
120,067
4.70%
NW
99
80,460
1.91%
Belmont Place (Owens
Farm), Hindley Green
WN2 4XS
NW
50
43,992
1.03%
The development comprises a
completed development which
proposes 68 two, three and four
bedroom houses
The development comprises a
part completed development
site which proposes 74 two,
three and four bedroom houses.
Construction has started on site
and is due to complete in March
2022.
The development comprises a
part completed development
site which proposes 129 two,
three and four bedroom houses.
Construction has started on site
and is due to complete in
January 2022
The development comprises a
part completed development
site which proposes 99 two,
three and four bedroom houses.
Construction has started on site
and is due to complete in
August 2021
The development comprises 50
two, three and four bedroom
houses. This scheme is
complete.
24
£10,400,000
£10,400,000
£183.08
£583,380
£10.27
£20,710,000
£22,930,000
£363.50
£1,210,800
£19.19
£35,580,000
£38,925,000
£324.19
£2,158,020
£17.97
£15,375,000
£15,850,000
£196.99
£889,140
£11.05
£8,550,000
£8,550,000
£194.35
£473,880
£10.77
STRATEGIC REPORT
PORTFOLIO ANALYSIS (Cont.)
Address
Location Units
Area
(sq ft)
% of
Portfolio by
Investment
Value
Description
Market Value
at 30 June
2021
Investment
Value at 30
June 2021
Capital
Rate
psf
Market
Rental
Value at 30
June 2021
Rental
Rate
psf
Ashfield Park, Station
Road, Normanton WF6
2ND
Stanley Park (Stanley
Potteries), Stoke ST6
3PP
Bracken Grange
(Brackenhoe),
Middlesborough TS4
3AE
EM
72
55,834
1.38%
WM
63
50,880
1.15%
NE
80
62,182
1.45%
Kirkleatham Green,
Redcar TS10 4GY
NE
80
62,038
1.42%
Millard Grange
Houghton Regis Parcel
8), Houghton Regis
LU6 6JZ
Brickkiln Place
(Brickkiln Ph1&2),
Wolverhampton WV3
0BS
SE
113
94,023
3.85%
WM
24
18,956
0.49%
The development comprises a
part completed site of 72 two
and three bedroom houses.
Construction has started on site
and is due to complete in
October 2021
The development comprises 63
two and three bedroom houses.
Construction has started on site
and is due to complete in March
2022
The development comprises a
part completed site of 80 two
and three bedroom houses.
Construction has started on site
and is due to complete in
December 2021
The development comprises a
part completed site of 80 two
and three bedroom houses.
Construction has started on site
and is due to complete in
December 2021
The development comprises
113 two and three bedroom
houses. Construction has
started on site and is due to
complete in November 2022
The development comprises a
completed development of 24
two, three and four bedroom
houses
25
£9,935,000
£11,435,000
£204.80
£641,640
£11.49
£7,332,500
£9,530,000
£187.30
£528,480
£10.39
£10,915,000
£11,995,000
£192.90
£688,860
£11.08
£10,860,000
£11,740,000
£189.24
£658,560
£10.62
£14,430,000
£31,885,000
£339.12
£1,767,840
£18.80
£4,065,000
£4,065,000
£214.44
£228,120
£12.03
STRATEGIC REPORT
PORTFOLIO ANALYSIS (Cont.)
Address
Location Units
Area
(sq ft)
% of
Portfolio by
Investment
Value
Description
Market Value
at 30 June
2021
Investment
Value at 30
June 2021
Capital
Rate
psf
Market
Rental
Value at 30
June 2021
Rental
Rate
psf
Brickkiln Place
(Brickkiln Ph3),
Wolverhampton WV3
0BS
WM
7
6,090
0.15%
Bluebell Manor (Dawley
Road), Telford TF1 2LT
WM
31
23,164
0.63%
Fornham Place at
Marham Park (Marham
Park Parcel C), Bury St
Edmunds IP31 6NG
Lea Hall Gardens,
Handsworth B20 2AP
Pullman Green
(Hexthorpe Phase 1),
Doncaster DN4 0BE
Pullman Green
(Hexthorpe Phase 2),
Doncaster DN4 0BE
SE
21
18,114
0.73%
WM
31
29,056
0.72%
Y
69
55,759
1.24%
Y
49
39,291
0.89%
Holyoake Road,
Walkden M28 3DL
NW
123
94,441
2.46%
The development comprises a
completed development of 7
three and four bedroom houses
The development comprises a
part completed development of
31 two and three bedroom
houses. Construction has
started on site and is due to
complete in September 2021
The development comprises a
completed development of 21
three and four bedroom houses
The development comprises a
completed development of 31
three and four bedroom houses
The development comprises 69
two, three and four bedroom
houses. Construction has
started on site and is due to
complete in October 2021
The development comprises 49
two and three bedroom houses.
Construction has started on site
and is due to complete in
December 2021
The development comprises a
completed development of 60
two bedroom apartments and
63 three and four bedroom
houses
26
£1,250,000
£1,250,000
£205.25
£70,200
£11.53
£4,737,500
£5,190,000
£224.05
£291,240
£12.57
£6,090,000
£6,090,000
£336.20
£329,520
£18.19
£5,980,000
£5,980,000
£205.81
£315,780
£10.87
£7,062,500
£10,255,000
£183.92
£575,220
£10.32
£2,745,000
£7,365,000
£187.45
£413,100
£10.51
£20,415,000
£20,415,000
£216.17
£1,161,360
£12.30
STRATEGIC REPORT
PORTFOLIO ANALYSIS (Cont.)
Address
Location Units
Area
(sq ft)
% of
Portfolio by
Investment
Value
Description
Market Value
at 30 June
2021
Investment
Value at 30
June 2021
Capital
Rate
psf
Market
Rental
Value at 30
June 2021
Rental
Rate
psf
Ribblesdale Avenue,
Accrington BB5 5BQ
Base at Newhall
(Harlow Phase 1a),
Harlow CM17 9LR
NW
47
38,933
0.84%
SE
28
32,000
1.27%
The development comprises 47
two, three and four bedroom
houses. Construction has
started on site and is due to
complete in February 2022.
The development comprises a
completed development of 28
three and four bedroom houses
£2,525,000
£7,000,000
£179.80
£378,960
£9.73
£10,505,000
£10,505,000
£328.28
£554,580
£17.33
TOTAL
4,838 3,985,293
100%
£779,347,500
£828,615,000 £207.92
£46,729,800
£11.73
Location key:
NW = North West, Y = Yorkshire, WM = West Midlands, SE = South East, NE = North East, EM = East Midlands
27
STRATEGIC REPORT
PORTFOLIO ANALYSIS (Cont.)
Development Portfolio - Mix by Property Size
Site
Coral Mill
Durban Mill
Woodbine Road
Baytree Lane
Prince's Gardens - Phase 1
East Hill Gardens
Woodford Grange
Highfield Green - Phase 2
Park Grange House
Shrewsbury Close
Hamilton Square
Juniper Grove
Prince's Gardens - Phase 2
Yew Gardens
Spirit Quarters - Monkswood Crescent
Spirit Quarters - Milverton Crescent
Holybrook
Chase Park
Prescot Park
Wards Keep
Earle Street
Canalside
James Mill Way
Empyrean
Abbotsfield
Hollystone Bank
Hilton Park
Galton Lock
Highfield Green - Phase 3
Sutherland Grange
Havenswood
Stonefield Edge
Reynolds Place
Harewood Close
Rochwood Rise
Norwich Green
Brookside Grange
Our Lady's
Coppenhall Place
Beehive Mill
Silkin Green
Queen Victoria Place
1 Bed
2 Bed
3 Bed
4 Bed
Total
24
8
12
8
0
0
8
0
24
10
10
12
0
9
0
0
7
3
18
24
18
39
40
189
20
40
23
11
28
18
24
57
65
10
11
17
42
5
24
38
11
17
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
6
16
6
0
0
99
0
0
8
0
0
0
24
0
4
0
0
0
12
0
0
0
0
0
28
39
64
38
82
58
35
41
34
0
76
41
43
54
44
27
19
33
23
107
53
58
92
105
10
64
37
68
46
68
81
26
50
59
28
43
53
42
62
93
82
59
47
6
8
0
20
20
23
5
8
0
2
8
0
31
0
2
1
7
14
9
16
15
14
19
0
8
6
4
6
0
24
10
16
20
0
0
0
4
6
14
7
8
4
69
80
50
110
78
58
54
42
24
88
59
55
85
53
29
20
47
40
140
109
97
145
164
298
92
83
103
63
96
123
84
123
148
38
54
70
100
73
131
127
78
68
STRATEGIC REPORT
PORTFOLIO ANALYSIS (Cont.)
Base at Newhall - Phase 2
Millard Grange - Parcel 6
Dutton Fields
Belmont Place
Ashfield Park
Stanley Park
Bracken Grange
Kirkleatham Green
Millard Grange - Parcel 8
Brickkiln Place - Phase 1 & 2
Brickkiln Place - Phase 3
Bluebell Manor
Fornham Place at Marham Park - Parcel C
Lea Hall Gardens
Pullman Green - Phase 1
Pullman Green - Phase 2
Holyoake Road
Ribblesdale Avenue
Base at Newhall - Phase 1a
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
14
6
32
6
26
18
39
40
25
10
0
17
8
0
23
14
60
12
0
49
108
61
33
46
45
41
40
88
10
6
14
13
28
42
35
52
33
9
Total
%
175
4%
1,274
26%
2,937
61%
11
15
6
11
0
0
0
0
0
4
1
0
0
3
4
0
11
2
19
452
9%
74
129
99
50
72
63
80
80
113
24
7
31
21
31
69
49
123
47
28
4,838
100%
29
STRATEGIC REPORT
INVESTMENT STRATEGY AND BUSINESS MODEL
INSIDER NW RESIDENTIAL PROPERTY AWARDS
Residential Operator of the Year 2021
(Winner)
YORKSHIRE INSIDER PROPERTY AWARDS
Public Private Partnership 2020
(Winner)
AWARDS
PROPERTY WEEK RESI AWARDS
Landlord of the Year 2020
(Shortlisted)
INSIDER MIDLANDS PROPERTY AWARDS
Large Development of the Year 2021
(Lea Hall Gardens) (Shortlisted)
YORKSHIRE INSIDER PROPERTY AWARDS
Large Development of the Year 2020
(Shortlisted)
PROPERTY WEEK RESI AWARDS 2021
Best Covid Response
(Shortlisted, winner to be announced)
PROPERTY WEEK RESI AWARDS 2021
Health and Wellbeing Award
(Shortlisted, winner to be announced)
Property Week RESI Awards 2021
Residential Company of the Decade (Sigma Capital)
(Shortlisted, winner to be announced)
UK Housing Awards
The Neighbourhood Transformation Award (Equans, Sigma Capital and Sheffield Housing Company)
(Shortlisted, winner to be announced)
Business Model
Demand for homes continues to outstrip supply in the UK, and the gap between delivery and the Government’s
target of 300,000 new homes per annum widened over the last 12 months. Only 123,000 new homes were
delivered in 2020, with the coronavirus pandemic a major disruption. Underlying factors driving demand
continues to be historically low levels of interest rates (for those with deposits), changing household formation
and, in 2021, the stamp duty holiday, which gave home buyers a saving of up to a £15,000 on this tax. House
prices have continued to increase, outstripping wage inflation, and home ownership remains out of reach for
many.
In the private rental sector, the number of homes owned by small-scale and amateur landlords has fallen. This
mainly reflects changes to taxation, which have made small-scale ‘buy-to-let’ a less attractive investment
proposition. It is estimated that approximately 180,000 buy-to-let mortgages have been redeemed since 2017.
It is within this context that the Company is providing its professionally-managed, high-quality family rental
homes.
The Company has developed a scalable business model, capable of delivering new homes across multiple
geographies and sites. It utilises the Investment Adviser’s PRS property delivery and management platform.
House designs are carefully selected from house builders’ existing ranges and have consistent specifications.
Delivery, including above ground cost and construction time, is agreed and costed in fixed-price contracts. By
standardising housing types and internal specifications, total delivery cost predictability is improved and the
long-term cost of managing assets is reduced.
The Company’s exposure to development risk has been minimised both through fixed-price design & build
contracts and by acquiring sites that have detailed planning consent in place. House building partners,
meanwhile, look to maximise their return on capital by building the Company’s homes at ‘construction pace’
rather than ‘for sale pace’. ‘Construction pace’ is at least four times quicker than for ‘sale pace’, and this
approach therefore results in improved income flows for partners when they develop mixed-tenure sites as
opposed to ‘for sale’ only construction sites. Modern methods of construction also help to accelerate delivery.
At a time of housing shortage and low housing delivery, this is extremely attractive to councils and local
authorities, and it also has a positive regeneration effect. Accelerating the pace of delivery with build-to-rent
homes is now a central tenet to Homes England’s delivery strategy.
We are also very focused on increasing the switchover to modern construction processes because of the
environmental benefits. Typically, there is a significant reduction in waste, improvement in quality consistency,
and supply chain custody assurance with the switch.
30
STRATEGIC REPORT
INVESTMENT STRATEGY AND BUSINESS MODEL (Cont.)
All of the Company’s homes are managed under the ‘Simple Life’ brand, which is dedicated to providing a higher
standard of customer care than has been generally experienced in the private rented sector. We also believe
that it is important to foster a sense of community in our developments. It helps to underpin our residents’ sense
of well-being and satisfaction. ‘Simple Life' life has a number of initiatives in place to promote a sense of
community, and organises regular social events across our developments. Its App is also intended to connect
residents with each other as well as with customer support teams.
When planning developments, research drives decisions on the mix and types of homes, and the Company
seeks to create developments that will appeal to a wide range of potential customers, as well as its main
demographic of young families. This diversification helps to create mixed communities of all ages and mitigates
against letting and void risk.
The Company’s scale, its approach to site location, and focus on houses, rather than apartment blocks,
mitigates risks related to geographic concentration. By creating a portfolio with geographic diversity and within
regions, multiple locations, the Company’s lessens its exposure to risks from local factors, such as the failure
of a major employer. Individual developments are relatively small by comparison to the overall size of the
portfolio, and the Company’s large and growing customer base also offsets overall income volatility, especially
as average tenancy terms are expected be three years. The overall geographic spread of the Company’s
developments encompasses a good mix of sites which, once fully built, demonstrate both higher-yielding profiles
(predominantly those in the north) and developments where there is significant headroom between the delivery
cost and market value.
This approach has created a robust business, which is meeting an important social need.
Investment Objectives
The Company seeks to provide investors with an attractive level of income together with the prospect of income
and capital growth through investment in a portfolio of newly constructed residential private rented sector sites
of multiple units (“PRS units”) comprising mainly family homes, to be let on Assured Shorthold Tenancies (as
defined in the Housing Act 1988) to qualifying tenants.
Investment Policy
The Company’s investment policy is to pursue its investment objective by investing in PRS units in or near
towns and cities in the UK.
The Company is creating a portfolio of homes targeted at the family market, the largest segment within the
private rented sector. It is therefore investing predominantly in houses, with some low rise apartments to provide
both choice and wider market appeal, in the major conurbations and larger employment centres in the UK,
predominantly England, excluding London. The locations are chosen for their accessibility to main road and rail
links, good primary schooling, and to centres of economic activity, which promote long-term employment
prospects. The new-build nature of the assets, alongside standardised specifications , means that they benefit
from a 10-year building warranty, typically from the NHBC (National House Building Council) and manufacturers
warranties.
The sourcing of assets is undertaken by the Investment Adviser (“Sigma PRS”) and is done by two principal
methods. In the first instance, Sigma PRS selects suitable development sites (‘PRS development sites’), obtains
detailed planning permission and agrees a fixed price design & build contract with one of the Sigma PRS’s
construction partners. Sigma PRS then manages the delivery process on behalf of the Company. As the assets
are acquired with detailed planning consent and fixed price design & build contracts, the Company is exposed
to minimal development risk. The construction risk is further mitigated with standard design & build contracts
containing liquidated damages clauses for non-performance, financial retentions for one year post-completion
and a parent company guarantee ensuring the satisfactory performance by the contractor and providing an
indemnity for losses incurred. In accordance with the right of first refusal agreement with Sigma PRS, the
Company intends to source not less than two-thirds of its assets in this way.
In the second instance, assets are acquired by entering into forward purchase agreements with the Sigma
Capital Group Limited (“Sigma”), the ultimate holding company of Sigma PRS. These assets are acquired as
completed and stabilised developments. Typically, they have been constructed by the same construction
partners and supply chain, thereby ensuring homogeneity of the housing stock. Completed and stabilised
developments are also purchased from other third-parties using approved construction partners.
31
STRATEGIC REPORT
INVESTMENT STRATEGY AND BUSINESS MODEL (Cont.)
Investment Restrictions
The Group is aiming to create a high-quality, diversified portfolio and the following investment restrictions are
observed:
•
•
•
•
the Group is only investing in private rented residential houses and apartments located in the UK
(predominantly in England);
the Group may invest in assets that require development by means of the Group’s forward funding model,
which when completed would fall within the Company’s investment policy, provided that the Group will not
undertake development without planning consent in place and that the gross committed (but unspent)
construction costs to the Group of all such forward funded development does not exceed 25 per cent. of
the aggregate gross value of total assets of the Group at the time of commitment, as determined in
accordance with the accounting principles adopted by the Group from time to time (the ‘gross asset value’).
Any forward funded development will only be for investment purposes;
In order to further manage risk in the portfolio, no investment in the Group in any completed PRS site or
PRS development site will exceed 10 percent of the aggregate value of the gross asset value of the Group
at the time of commitment); and
the Group is not investing in other alternative investment funds or closed ended investment companies.
Debt Financing and Gearing
The PRS REIT is using gearing to enhance equity returns. The level of borrowing is prudent for the asset class,
whilst maintaining flexibility in the underlying security requirements and the structure of both the PRS portfolio
and the Group. The Group has raised debt from banks and institutions, with equity from Homes England and
the capital markets. The aggregate borrowings of the Group are always subject to an absolute maximum,
calculated at the time of drawdown of the relevant borrowings, of not more than 45% of the gross asset value,
although the Investment Adviser expects actual gearing to settle to around 40% following stabilisation of the
initial portfolio.
At 30 June 2021, the Group had the following agreed debt facilities in place:
• £100 million fully drawn 15 year term loan, fixed rate interest at 1.59% plus margin, with Scottish Widows;
• £150 million fully drawn 25 year term loan, fixed rate interest at 1.16% plus margin, with Scottish Widows;
• £150 million revolving credit facility with Lloyds Banking Group / RBS, of which £68.6 million of a £75 million
2 year development debt facility was drawn; and
• £50 million 2 year term development debt facility with Barclays Bank PLC, of which £42.4 million was drawn.
Although the aggregate debt facilities total £450 million, £75 million of the Lloyds Banking Group / RBS facility
and the £50 million Barclays Bank PLC debt facility can be drawn as development debt to enable a larger
number of sites to be developed simultaneously. Following practical completion and stabilisation of lettings on
sites partially funded by development debt, the assets are refinanced using the Company’s longer-term
investment debt facilities. On this basis, the total borrowings will not exceed the maximum gearing level of 45%
highlighted above.
Derivatives
The PRS REIT may utilise derivatives for efficient portfolio management. In particular, the Company may
engage in full or partial interest rate hedging or otherwise seek to mitigate the risk of interest rate increases on
borrowings incurred, in accordance with the gearing limits as part of the management of the PRS Portfolio.
REIT Status
The Company will at all times conduct its affairs so as to enable it to remain qualified as a REIT for the purposes
of Part 12 of the Corporation Tax Act 2010 (and the regulations made thereunder).
32
STRATEGIC REPORT
INVESTMENT ADVISER’S REPORT
Sigma PRS Management Ltd (“Sigma PRS”), a wholly-owned subsidiary of Sigma Capital Group Limited, is the
Company’s Investment Adviser, and is pleased to provide a report on the PRS REIT’s activities and progress
for the year ended 30 June 2021.
Business Activities
The PRS REIT plc is a public limited company incorporated in England on 24 February 2017. Together with its
subsidiaries, it is the first quoted Real Estate Investment Trust (“REIT”) to focus on the Private Rented Sector
(“PRS”).
The Company completed its IPO on 31 May 2017, raising initial gross proceeds of £250 million through the
issue of 250 million ordinary shares of one pence each at an issue price of £1 each, and the shares were
admitted to trading on the Specialist Fund Segment of the Main Market of the London Stock Exchange. The
Company has since raised additional funds, through two further placings and through gearing, taking its total
available resources to £956 million (gross). On 2 March 2021, the Company transferred its entire issued share
capital to the premium listing segment of the Official List of the FCA and to the London Stock Exchange’s
premium segment of the Main Market.
Investment Objective and Business Model
The PRS REIT is seeking to provide investors with an attractive level of income, together with the prospect of
income and capital growth, through investment in newly-constructed residential private rented sector sites of
multiple units, comprising mainly family homes. The homes are let on Assured Shorthold Tenancies (as defined
in the Housing Act 1988) to qualifying tenants.
The Company is investing in multiple sites in cities and towns across the UK, targeting the largest employment
centres in England, predominantly in the Midlands and North, but outside London. The locations closely follow
the main rail and road infrastructure, and rental homes, being newly-built, come with the benefit of 10 year
National House Building Council or equivalent warranties.
The Company is concentrating on traditional housing, which has a broad spectrum of demand, and differing
house types for different life stages, including smaller houses for young couples and retirees, and larger houses
for growing families. It also invests in some low-rise flats in appropriate locations to broaden the rental offering.
The PRS REIT is building its portfolio of PRS assets in two ways:
• by acquiring residential development opportunities, with these development sites sourced and managed by
Sigma PRS (or another member of Sigma acting as development manager). When completed, homes on
these sites are subsequently let to individual qualifying tenants; and
• by acquiring already completed and let PRS sites that fulfil the Company’s investment objectives, including
appropriate return and occupancy hurdles. Completed sites are acquired from Sigma, pursuant to a forward
purchase agreement between the PRS REIT and Sigma, and subject to an independent valuation appraisal.
Should the opportunity arise, the PRS REIT may acquire newly-built PRS assets from third party vendors.
The Company has the ability to fund up to a maximum of one third of new properties in this manner.
The PRS REIT retains the right of first refusal to acquire and develop any sites sourced by Sigma PRS that
meets its investment objective and policy.
There are certain restrictions in the PRS REIT’s investment policy, for instance the PRS REIT will not invest in
other alternative investment funds or closed-end investment companies.
33
STRATEGIC REPORT
INVESTMENT ADVISER’S REPORT (Cont.)
Achieving Scale and Reducing Risk
The Sigma PRS Platform
The Investment Adviser is utilising Sigma’s well-established PRS property delivery and management platform
(the “Sigma PRS Platform”) to help the PRS REIT achieve scale and to minimise development and operational
risks. Specifically, the Sigma PRS Platform facilitates the efficient sourcing and development of investment
opportunities.
The Sigma PRS Platform comprises relationships with construction partners, central government, and local
authorities. Key construction partners include Countryside Properties, which is the primary house building
partner, Vistry, Engie and Seddon. Homes England, an executive non-departmental public body sponsored by
the Ministry of Housing, Communities & Local Government, works closely with Sigma in the common goal of
accelerating new housing delivery in England.
All pre-development risks are identified and underwritten by Sigma and its partners, and development sites will
have an appropriate certificate of title, detailed planning consent and a fixed price design and build contract with
one of Sigma’s housebuilding partners. During the construction phase, many of the properties are pre-let and
subsequently occupied as they complete.
Through its wide network of relationships, the Sigma PRS Platform represents a very good source of land for
development sites, and is able to deliver a variety of high-quality house types efficiently and in volume. This
underpins the PRS REIT’s objective to build at scale and across multiple geographies.
Multiple Geographies
By creating assets across multiple locations and regions, we aim to minimise the PRS REIT’s concentration
risk.
We are targeting a mix of locations that demonstrate both higher yielding profiles (predominantly those in the
North of England) and developments where there is greater potential for capital appreciation (often in our
Southern opportunities). Proximity to good primary schools is also a key requirement as the Company is focused
on the family rental market.
In addition, no investment will be made in any single completed PRS site or PRS development site that exceeds
20 per cent of the aggregate value of the total assets of the Company at the time of commitment.
‘Simple Life’ Brand
The PRS REIT’s rental homes are marketed under the ‘Simple Life’ brand. The brand has created an identity
for the PRS REIT’s product and, over time, we would like it to be recognised as representing a ‘gold standard’
in the private rented sector, providing a combination of a high-quality, sensibly-priced homes and high customer
service levels.
The PRS REIT’s long-term approach to the ownership of its assets provides further reassurance to tenants, and
the neighbourhood initiatives that we sponsor also help to create a sense of community within our
developments.
Financing Resource
Equity Placing Programme
Three tranches of equity have been raised to date, £250 million (gross) at the Company‘s IPO on 31 May 2017,
and a further £250 million (gross) in February 2018. Homes England participated in both fundraisings, taking its
direct investment in the Company to a total of approximately £30 million. In September 2021, an additional
£55.6 million (gross) was raised.
34
STRATEGIC REPORT
INVESTMENT ADVISER’S REPORT (Cont.)
Debt Facilities
The Company is using gearing to enhance equity returns, and in June 2019, agreed terms with Scottish Widows
and Lloyds Banking Group to increase its total longer-term debt facilities to £400 million. Further details can be
found in the ‘Financial Results’ segment of this report on page 36. During the financial year, the Company
arranged a further £50 million development debt facility with Barclays Bank PLC. The PRS REIT’s aggregate
borrowings will always be subject to an absolute maximum, calculated at the time of drawdown of the relevant
borrowings, of not more than 45 per cent of the value of the assets.
Operational Review
Development Activity and Acquisitions
Delivery of new homes from the development pipeline remains the key focus. The coronavirus pandemic has
continued to cause some disruption to delivery but not on the same scale as in the prior financial year with the
first national lockdown.
During the period of the second lockdown imposed by the Government from the end of December 2020, house
building and letting activity continued at a slower than pre-pandemic levels due to ongoing workplace restrictions
around social distancing and, despite the vaccination programme, reduced workforce numbers reflecting
absence through either illness of self-isolating protocols. Both resulted in some delays to homes being
completed, let and occupied.
Notwithstanding COVID-19, a total of 1,902 homes were completed in the year to 30 June 2021, compared with
909 in the prior year. This reflected the significant increase in the number of sites in the delivery programme
and the estimated impact of the pandemic on unit delivery in the prior. The total number of completed homes at
the end of June 2021 was 3,984 (2020: 2,082) across six of the eight major regions of England.
This included four fully-developed and let sites acquired during the year, comprising in total 203 homes. Three
of these sites were acquired from Sigma Capital Group Limited. All sites were independently assessed and
valued by Savills before acquisition.
The estimated rental value of the portfolio at 30 June 2021 amounted to £37.5 million per annum, almost double
the level at 30 June 2020 (£19.1 million per annum).
The table below provides further detail in summarised form of our development activity in 2021 and 2020,
including activity in the first quarter of the new financial year.
Number of completed homes
ERV of completed homes
Completed sites
Contracted sites
Number of contracted homes
ERV of contracted homes
At
30 September
2021
4,291
At
30 June
2021
3,984
At
30 June
2020
2,082
£41.1m p.a.
£37.5m p.a.
£19.1m p.a.
48
16
764
44
20
21
41
1,071
2,803
£7.0m p.a.
£10.6m p.a.
£27.4m p.a.
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INVESTMENT ADVISER’S REPORT (Cont.)
Construction Resource
The construction resource provided by the Sigma PRS Platform has national reach. It underpins the continued
expansion of the Company to key population centres in England, supporting the creation of a geographically
diverse portfolio.
There are many clear benefits for our construction partners in partnering with us. These include strengthening
their ability to bid for land with local councils and improving operational efficiencies with their own housing
delivery. This partnership approach is working well and the model we operate of using standard family house
types, fixed price design & build contracts, and standardised specification, helps to ensure that developments
are built to budget and that our PRS assets can be maintained and managed efficiently.
In our annual report last year we highlighted that we had started to take delivery of homes produced by
Countryside Properties new sectional-building technology. We are delighted to announce that over 926 of our
new homes have now been constructed using this system.
Financial Results
Income statement
The Group’s revenue (which is wholly derived from rental income) more than doubled over the year to £26.6
million (2020: £12.9 million). After the deduction of non-recoverable property costs, the net rental income was
£21.5 million (2020: £10.2 million). Administration expenses were higher at £7.1 million (2020: £6.2 million) but
included non-recurring accounting and legal expenses of £0.5 million in relation to the Company’s migration to
the Main Market.
The gain from the fair value adjustment on investment property was £39.0 million (2020: £15.8 million), with a
portion of the increase attributable to a combination of higher rents and yield compression in the current financial
year. Operating profit was £53.7 million (2020: £19.9 million). Finance costs for the year were £9.6 million (2020:
£3.7 million) reflecting the debt utilisation and associated costs during the year. With interest rates at historic
lows, there was no finance income for the period from short-term deposits (2020: £0.2 million). The profit after
finance income and taxation was £44.1 million (2020: £16.4 million).
The basic and fully diluted earnings per share on an IFRS basis for the year was 8.9p (2020: 3.3p).
Dividends
The Company has declared a total of 4.0p per ordinary share for the year under review, which comprised the
following:
• On 9 November 2020, the Company announced the declaration of a dividend of 1.0 pence per Ordinary
Share in respect of the period from 1 July 2020 to 30 September 2020, which was paid on 11 December
2020 to shareholders on the register as at 20 November 2020.
• On 10 February 2021, the Company announced the declaration of a dividend of 1.0 pence per Ordinary
Share in respect of the period from 1 October 2020 to 31 December 2020, which was paid on 8 March 2021
to shareholders on the register as at 19 February 2021.
• On 13 May 2021, the Company announced the declaration of a dividend of 1.0 pence per Ordinary Share
in respect of the period from 1 January 2021 to 31 March 2021, which was paid on 18 June 2021 to
shareholders on the register as at 21 May 2021.
• On 2 August 2021, the Company announced the declaration of a dividend of 1.0 pence per Ordinary Share
in respect of the period from 1 April 2021 to 30 June 2021, which was paid on 3 September 2021 to
shareholders on the register as at 13 August 2021.
Reflecting the timing of dividend payments, the Company paid a total of 5.0p per ordinary share during the year
under review due to the delayed payment of the final FY2020 dividend.
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STRATEGIC REPORT
INVESTMENT ADVISER’S REPORT (Cont.)
Balance Sheet
The principal items on the balance sheet are, investment property of £780.4 million (2020: £577.1 million), cash
and cash equivalents of £86.4million (2020: £59.3 million), long-term loans of £244.9 million (2020: £144.2
million), short term loans of £110 million (2020: £nil) and trade and other payables of £27.2 million (2020: £23.9
million).
The investment property includes completed assets and assets under construction at fair value. Trade and other
payables includes £10.5 million of development expenditure that was paid in July 2021.
Debt Financing
The PRS REIT has the following debt facilities:
• £150 million revolving credit facility with Lloyds Banking Group / RBS for an initial term of two years, which
can be extended further for up to two years. Interest is based on three month SONIA plus applicable margin
and the loan is secured over assets allocated to Lloyds Banking Group. As at 30 June 2021, £68.6 million
had been drawn;
• £100 million term loan of 15 years with Scottish Widows, fully drawn as at 30 June 2021. Interest is fixed at
the 15 year swap rate of 1.59% plus applicable margin, and the loan is secured over assets allocated to
Scottish Widows;
• £150 million term loan of 25 years with Scottish Widows, fully drawn as at 30 June 2021. Interest is fixed at
the 25 year swap rate of 1.16% plus applicable margin, and the loan is secured over assets allocated to
Scottish Widows; and
• £50 million development debt facility with Barclays Bank PLC. Interest is based on three month LIBOR plus
applicable margin and the loan is secured over assets allocated to Barclays Bank PLC. As at 30 June 2021,
£42.4 million had been drawn.
Key performance indicators
The Group’s key performance indicators (“KPI”) include:
KPI
Rental income (gross)
Average rent per month per tenant
Non-recoverable property costs as a percentage of gross rent (gross to net)
Fair value uplift on investment property
Operating profit
Dividends declared per share in relation to the period
Dividends paid during the period
Number of properties available to rent
June 2021
June 2020
£26.6m
£12.9m
£785
19.5%
£39.0m
£53.7m
4.0p
5.0p
3,984
£766
21.1%
£15.8m
£19.9m
4.0p
4.0p
2,082
All the KPIs are in line with management expectations. Increases in rental income, non-recoverable property
costs, operating profit, and the number of properties available to rent reflect the increased size of the portfolio
and the progression of development sites.
Market Overview
The delivery of new homes in the last reported period of 2019/20 fell short of the annual government target of
300,000 homes by 80,000, with 220,000 new build completions in the year. Due to the coronavirus pandemic it
is not anticipated that this shortfall will have been rectified during 2020/21.
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STRATEGIC REPORT
INVESTMENT ADVISER’S REPORT (Cont.)
The supply of rented properties has also reduced following tighter regulation and increased tax burdens, which
caused large outflows from the ‘Buy-to-let’ sector. According to Savills, in 2010, 78% of landlords in the private
rented sector owned more than one property, but by 2018, this had reduced to 45%. Latest research by Savills
reveals that the number of buy to let mortgage redemptions has reached 180,000 since 2017, suggesting further
supply side pressure in the sector.
With the average home in the UK now a multiple of 7.7 times gross average salary (2020), the choices available
to those who are too economically active to qualify for affordable housing, but without sufficient savings to pay
for a minimum deposit (including to qualify for “Help to Buy”), are increasingly limited. The Build-to-Rent (“BTR”)
sector can absorb some of this demand, although currently there are only 62,000 operational homes and just
39,500 under construction.
BTR currently accounts for just 2% of all private rented homes in the UK, which when compared to 45% in the
US and 55% in Germany, indicates the potential growth in the market. Savills estimates that the sector, which
experienced investment volumes of £550 million in Q2 2021 alone, could expand to nearer £550 billion at full
maturity.
The UK market continues to focus on high-density flatted developments in city centre locations whilst the PRS
REIT has maintained its focus on regional family homes. The relevance of the PRS REIT’s housing model has
been brought into sharp relief this year with COVID-19 and home-working causing tenants to rethink their space
requirements and the need for private outdoor space.
Post Period Review
Progress since the start of the new financial year has continued positively, in line with management
expectations.
Over the first quarter of the new financial year, 307 new homes were added to the portfolio, taking the number
of completed homes at 30 September 2021 to 4,291, providing an ERV of £41.1 million. At the end of September
2021, contracted homes amounted to 764, with an ERV of £7.1 million per annum. The total ERV of contracted
and completed homes at 30 September amounted to £48.1 million.
Following the equity placing, the Company is targeting a portfolio of 5,700 homes once complete with an ERV
of c.£55.0 million.
The table below provides further information of delivery activity over the first quarter of the new financial year.
Number of completed PRS homes
ERV of completed homes
Number of contracted homes
ERV of contracted homes
At
30 September
2021
4,291
At
30 June
2021
3,984
£41.1m p.a
£37.5m p.a
764
1,071
£7.0m p.a.
£10.6m p.a.
Summary and Outlook
The growth opportunity available to the PRS REIT remains substantial, driven by the strong underlying supply
and demand fundamentals in the housing market. We also believe that PRS housing (at scale) can play a part
in accelerating the overall delivery of new homes, a key agenda with local authorities and Central Government.
In addition, the track record that we have established in delivering high quality new homes across multiple sites
through our efficient supply chain platform places the Company in a strong position in the PRS market.
Notwithstanding current challenges and uncertainties, we believe that the Company remains firmly on track to
invest its full available capital and associated gearing to time and budget.
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STRATEGIC REPORT
ENVIRONMENTAL, SOCIAL AND GOVERNANCE
ESG statement
Sigma PRS undertakes the day-to-day management of the Company’s ESG strategy and takes responsibility
for how the Company’s ESG priorities are managed at both Company and asset level. Sigma PRS reports to
the PRS REIT’s Board on ESG on a quarterly basis.
Approach
The Company recognises that it is a long-term stakeholder in the communities and neighbourhoods it creates,
and takes this responsibility very seriously. The Investment Adviser has joined the United Nations Global
Compact (“UN Global Compact”), which is a voluntary initiative designed to encourage business leaders to
implement universal sustainability principles and in particular the UN Global Compact’s Ten Principles. These
are derived from the Universal Declaration of Human Rights, the International Labour Organisation’s Declaration
on Fundamental Principles and Rights at Work, the Rio Declaration on Environment and Development, and the
United Nationals Convention Against Corruption.
In November 2020, the Investment Adviser appointed an ESG Director to take oversight of ESG initiatives, and
in December 2020, the Company appointed EVORA, a leading sustainability consultant specialising in real
estate solutions, to analyse the Group’s current ESG performance and help direct strategies, plans and
decisions going forward.
Reflecting the growing importance of ESG globally, Sigma PRS is currently working towards a Global Real
Estate Sustainability Benchmark (“GRESB”) rating, a globally recognised benchmark for reporting real estate
ESG performance. The PRS REIT is a member of European Public Real Estate Association (“EPRA”), a non-
profit association representing Europe's publicly listed property companies. EPRA’s mission is to promote,
develop and represent the European public real estate sector. This is achieved through the provision of better
information to investors and stakeholders, active involvement in the public and political debate, improvement of
the general operating environment, promotion of best practices, and the cohesion and strengthening of the
industry.
Although voluntary at present, many of these frameworks are important investor tools, and increasingly reflect
a ‘license to operate’ within the market. The Company is also mindful of the changing legislative landscape,
including the EU Sustainable Finance Disclosure Regulation (“SFDR”), EU Taxonomy, as well as growing UK
national and city-level regulations.
Defining value is a challenge and the Group recognises the growing significance of Social Value in real estate,
with frameworks such as the Social Value Portal (“SVP”) and the Housing Associations’ Charitable Trust (the
“HACT”), providing matrices and dashboards, reflecting performance and progress in these areas. The PRS
REIT has already engaged with the SVP and is seeking alignment where possible to the UNs 17 Sustainable
Development Goals (“SDGs”). Identifying material issues and the key SDGs that the Group supports will be an
important part of this process.
The PRS REIT is also reviewing other reporting frameworks, such as the UN Principles of Responsible
Investment (“PRI”), and the Task Force on Climate-Related Financial Disclosures (“TCFD”).
In order to incorporate ESG factors into decision-making processes and operations, the Group’s practices are
based on the following policy approaches:
Opportunity review
• ESG risks are assessed, reviewed and monitored, and strategies for enhancement and mitigation are set,
based on the understanding and recognition of the value assigned in the emerging frameworks such as
climate change and associated social need; and
• mitigation plans are identified.
Investment decision
• ESG issues are listed and addressed in a summary investment paper that informs decision-making at the
Investment Committee stage; and
• ESG costs, particularly ongoing community and charitable involvement, are determined and factored into
the investment decision process.
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STRATEGIC REPORT
ENVIRONMENTAL, SOCIAL AND GOVERNANCE (Cont.)
Impacts on the natural habitat surrounding PRS assets are managed.
Asset management
• Appropriate governance structures are established.
• Relevant laws and regulations are adhered to.
• COVID-19 Guidelines issued – structures, reviews and support in place.
• Ongoing monitoring and management of ESG issues is established.
•
• Local community engagement and support plans are established, reviewed and developed.
• Due diligence is performed on third parties.
• Policy reviews and updates are ongoing.
• Good practice is established.
• Continued research and review of carbon reduction opportunities are ongoing.
•
• Ability of investments to comply with ESG standards is assessed.
Investment restrictions are screened.
Processes and strategies
As an industry leader in the provision of private rental homes, the PRS REIT recognises its responsibilities and
the changing priorities towards the environment in this sector. The Government recently set out its 10 Point
Plan for a ‘Green Industrial Revolution’. The Plan aims to accelerate the UK’s attainment of net zero carbon
emissions and encompasses energy, transport, innovation and the natural environment, with 2050 set as the
endpoint of its net zero goal. In the real estate sector, there is a need for action in areas such as, energy and
water consumption, non-fossil fuel heating provision, biodiversity. In working towards further developing the
Group’s ESG agenda, we are embedding best practices, auditing and tracking the supply chain, and ensuring
that policies and activities comply with the PRS REIT’s commitment to the UN Global Compact.
The activities of the Company in all aspects of Environment, Social and Governance are set out in the ESG
Report 2021, which can be obtained from the Company’s website at, www.prsreit.com.
COVID-19 Response
It was important to increase communications with residents with the onset of the national lockdown in March
2020, and to engage supportively with those customers concerned about their financial situation. Approximately
80 residents were financially affected by the Government’s emergency measures, and a range of solutions were
offered. Rental holidays of between 20% and 50% of rent due were provided for up to four months, with payment
plans agreed for the repayment of the deferral amounts. This has worked well for residents and the majority of
deferred rent has been subsequently repaid.
The Company was also pleased to join its customer base in thanking the NHS staff for their work, and nearly
150 residents who were NHS workers benefitted from the initiative to provide a 20% rental discount for three
months.
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STRATEGIC REPORT
ENVIRONMENTAL, SOCIAL AND GOVERNANCE (Cont.)
Customer Reviews and Satisfaction
As ‘Simple Life’ gets larger and awareness of the brand increases around the country, more people wish to
understand the service offering. Sigma PRS has registered with Trust Pilot and routinely invites residents to
leave reviews. This helps to identify any areas that need improvement. Of the reviews to date, over 80% of
people have given ‘Simple Life’ a 3-5 star review, and its total score is 4.2 stars out of 5.
Here are a sample of comments from the Company’s residents:
“We LOVE our new home and couldn’t be more thankful to have been able to move in during this difficult time.
Lovely walking into our new home also and finding a care package from yourselves - very nice touch. Plenty of
informational emails and brochures provided.”
Abigail Hyslop, customer satisfaction survey
“A stressful time made easy.”
Stephen Kerry, Highfield Place, customer satisfaction survey
“The team were extremely helpful moving into our new home - made a stressful situation seem easier and made
the experience more enjoyable”
Kirstin De Figueriedo, customer satisfaction survey
“As a ‘Simple Life’ tenant for the last (almost) 2 years I can honestly say they really do treat their tenants as
they say. We moved into our brand new house and felt at home straight away. Yes there were teething issues,
but when aren't there? If only more landlords were like ‘Simple Life’, there would be less of a stigma around
renting”
Wiggleman12345 5 star review left on Apple podcasts (The ‘Simple Life’ Chat)
“Such a perfect first home for me and my partner, we couldn't ask for more! It’s clean, well laid out and every
little detail has been thought out carefully. The support on house DIY is great for people moving into their first
home with plenty of simplelifehome youtube videos! Windows are cleaned!! Communication between the staff
at ‘Simple Life’ homes is fast. If you ever have an issue with something they are quick to respond and deal with
it for you. They have lovely event days for residents and great online competitions and promote ‘Simple Life’
homes residents if you have a business. Honestly the best!'
Sasha Moore 5 star review on Trust Pilot
“Very good experiences as a tenant: from a very beginning during the application process to living in one of
their houses. Good cooperation: phone calls are answered and you are being listened. A good quality house
which makes living in it as a very pleasant experience which is very important for a foreigner who needed to
have found a new house in a new country. The company philosophy, ethos seem to represent very personal
approach. I recommend that company as a trustful one.”
Aleksandra Marta 5 star review on Trust Pilot
“Won’t be moving! Been a simple life tenant for 9 months now.... best landlord by far couldn’t ask for more.”
Jennifer Williams 5 star review on Trust Pilot
“Out with the old and in with the new. Not just words ‘Simple Life’ team listen and do….can I say in a short time
since the changeover of new management, you are all making a difference, you get things done and keep to
your word, not fobbed off. The neighbours, we call ourselves ‘Simple Life’ families, have all said what a
difference. I am very proud of my beautiful ‘Simple Life’ forever home. Just wanted to thank you personally Kate
for the support and reassurance you gave me. We’re not tenants we’re a ‘Simple Life’ family because ‘Simple
Life’ really do care”
Fidelma, 5 star review on Trust Pilot
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ENVIRONMENTAL, SOCIAL AND GOVERNANCE (Cont.)
What our residents have to say…
All tenants automatically receive a tenant satisfaction survey email one week into their tenancy and then
between 6 and 10 months later. This helps the Investment Adviser to monitor tenants’ experience with the
lettings and moving-in team and their later experience as settled residents.
The following information is based on tenant satisfaction results for the 12 month period from July 2020 to the
end of June 2021.
Move in survey
10 month survey
•
•
•
96% said the team made it easy to apply
87% said they were kept well-informed during
the application process
91% said they received all the information they
required
89% said they found the process of moving in to
their home straightforward
89% said the quality of the home met with their
expectations
96% said they would recommend ‘Simple Life’
All results are based on responses from neutral – strongly agree
•
•
•
•
•
•
•
•
•
96% said they are still happy with their home
89% said they are happy with the service
provided
79% said they felt they have been kept well-
informed
88% said the communal areas are well
maintained
86% said they feel part of a community
93% said they would recommend ‘Simple Life’
Results are in line with those of last year, with some improving. This is very encouraging, especially in the
context of the pandemic and related delays in construction.
The increase in reviews reflects the growth of ‘Simple Life’ and increased brand awareness. The rise in the
number of tenant leads originating through the ‘Simple Life’ website or the ‘Simple Life’ phone number has
increased to 47%, compared with leads arising from Rightmove (23%), Zoopla (14%) and OntheMarket (15%),
which reflects the increase in brand awareness.
In addition, 15% of all leads arising from the ‘Simple Life’ website/phone line were as a result of a
recommendation.
The variety of house types in the ‘Simple Life’ portfolio (from 1 bedroom apartments to 4 bedroom houses) and
the geographic spread of locations is creating an increasingly compelling brand proposition within the rental
marketplace. ‘Simple Life’ is able to offer a rental solution for almost every life stage, and it is encouraging that
between 10-14% of people who are recorded as ‘leaving’, choose to move to an alternate ‘Simple Life’ property
in a different location or to a larger or smaller home.
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ENVIRONMENTAL, SOCIAL AND GOVERNANCE (Cont.)
Resident Focused Initiatives and Tech
Pets
In last year’s report we highlighted our move to abolish pet rent after conducting research into the issue. In the
year under review, we changed our restrictions on the total number of pets permitted in a development so that
it aligns better with the number of households with pets across the country.
Home Businesses
The pandemic has driven an increase in the number of people setting up businesses from home. Responding
to this trend, we have implemented a process to ensure that tenants notify us of business operations from home.
This enables Sigma PRS to ensure compliance with insurance requirements while supporting residents. We
have also enabled residents to use our platforms to promote their businesses, and now have a Residents
Business Directory, which often offers exclusive discounts to other residents in the area.
Property Alterations
In order to help to make residents feel more at home, and in acknowledgement of our findings that one of the
key barriers to renting is the limitations placed on making a property feel more personal, we have introduced a
property alterations request process.
Many of the most common requests have now been collated and there is a standardised approach to what is
permitted. The aim is to provide residents and our agents with a streamlined approach and to give residents
greater clarity over the changes that they can make, together with our expectations at the end of their tenancy.
Virtual Inspections
One of the common complaints of renting is the inspection process. Many tenants consider that this can
sometimes feel intrusive. During the financial year, Sigma PRS reviewed the way these checks have been
communicated, and amended the process to a ‘Property Health-check’. The aim is to make residents aware
that part of the process is to ensure that the property is fit for purpose as well as confirming that they are taking
good care of the property. In addition, a system of virtual property health checks has been introduced. This
provides residents with the option of carrying out property checks themselves at certain stages of their tenancy.
Meanwhile, in-person health checks will continue to be conducted on key dates, such as end of tenancies and
anniversaries of tenancies.
‘My Simple Life’ Mobile App
Sigma launched a bespoke resident mobile app in August 2021. Available on Google and Apple, it has been
designed to provide a convenient and efficient ‘one-stop shop’ for residents’ needs. It has been very well-
received by residents to date, and provides:
•
•
•
•
•
•
•
•
•
•
easy access to all important documents, including tenancy agreements, inventories, EPC, gas and
EICR certificates;
information on homes, including floorplans and measurements
information on home appliances, including manuals;
access to statements of account, with certain payments enabled via the app;
access to an open forum, enabling residents on the same development to engage with each other;
the ability to report maintenance problems;
exclusive affiliate offers and discounts;
latest news;
information on the local area; and
the ability to leave feedback.
The ‘Simple Life’ Chat
In June 2021, we launched the ‘Simple Life’ Chat podcast, hosted by radio presenter and journalist, Jen
Thomas. It aims to highlight the positive experiences of renting and address topics of interest. The podcast
hosts discussions between experts and residents, and episodes so far have included: interviews with residents
examining their reasons for renting and their rental experiences; interviews with ‘Simple Life’ employees,
discussing their roles; and interviews with mental health advisers, who provided tips on how to cope with the
stresses of moving home as well as general life stresses.
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ENVIRONMENTAL, SOCIAL AND GOVERNANCE (Cont.)
Sigma plans to produce at least four episodes of the podcast per year and aims to involve a variety of guests,
including partners, suppliers and tenants. Future episodes will include discussions on the benefits of build-to-
rent, sustainable lifestyles, including a focus on green initiatives by ‘Simple Life’, the importance of pets, building
businesses from home, and the influence of reviews and ratings.
Human Rights
The obligations under the Modern Slavery Act 2015 (the ‘Act’) are not applicable to the Company given its size.
However, to the best of its knowledge, the Group is satisfied that its principal suppliers and advisors comply
with the provisions of the Act.
The Company operates a zero-tolerance approach to bribery, corruption and fraud.
Health and Safety
In order to maintain high standards of health and safety for those working on sites, monthly checks by
independent project monitoring surveyors are commissioned to ensure that all potential risks have been
identified and mitigated. These checks supplement those undertaken by development partners. The data is
reported to the Board on a quarterly basis in the event of a nil return, and immediately in the event of an incident.
There were no reportable incidents over the year.
Governance
Strong governance is essential to ensuring that risks are identified and managed, and that accountability,
responsibility, fairness and transparency are maintained at all time.
The Group is subject to statutory reporting requirements and to rules and responsibilities prescribed by the
London Stock Exchange and the Financial Conduct Authority. The Board has a balanced range of
complementary skills and experience, with independent Non-executive Directors who provide oversight, and
challenge decisions and policies as they see fit. The Board believe in robust and effective corporate governance
structures and are committed to maintaining high standards and applying the principles of best practice.
Employee Diversity – Gender
Directors of The PRS REIT Plc
Male
Female
2021
80%
20%
2020
100%
0%
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STRATEGIC REPORT
PRINCIPAL RISKS AND UNCERTAINTIES
The Board of Directors recognise that there are a number of risks which could have an impact on the Company’s
strategy and investment objectives.
The prospectus issued in May 2017, which is available to download on the Company’s website at
www.theprsreit.com, includes details of what the Company and the Directors consider to be the principal risks
and uncertainties. Additional risks and uncertainties relating to the Group that are not currently known to it or
the Directors, or the Company does not consider to be material, may also have a material effect on the Group.
The Board continually consider emerging risks and during the year under review the COVID-19 pandemic has
been identified, see further information at pages 9 to 12.
The below list sets out the current identifiable principal risks and uncertainties which the Board are monitoring:
Strategic Risk
The Company’s targeted returns are based on estimates and assumptions that are inherently subject
to significant uncertainties and contingencies, and the actual rate of return may be materially lower than
the targeted returns
The Company’s targeted returns as set out in the IPO Prospectus are targets only and are based on estimates
and assumptions about a variety of factors including, without limitation, purchase price, yield and performance
of the Company’s investments, which are inherently subject to significant business, economic and market
uncertainties and contingencies, all of which are beyond the Company’s control and which may adversely affect
the Company’s ability to achieve its targeted returns. The Company may not be able to implement its investment
objective and investment policy in a manner that generates returns in line with the targets. Furthermore, the
targeted returns are based on the market conditions and the economic environment at the time of assessing
the targeted returns, and are therefore subject to change. In particular, the targeted returns assume no material
changes occur in Government regulations or other policies, or in law and taxation, and that the Company is not
affected by natural disasters, terrorism, social unrest or civil disturbances or the occurrence of risks described
elsewhere in this document. There is no guarantee that actual (or any) returns can be achieved at or near the
levels set out in this document. Accordingly, the actual rate of return achieved may be materially lower than the
targeted returns, or may result in a partial or total loss, which could have a material adverse effect on the
Company’s profitability, the Net Asset Value and the price of the Ordinary Shares.
Risks relating to investment decisions
There is a risk that investment decisions made may deviate from the investment strategy and investment
objectives and result in lower rental income and capital growth returns to shareholders.
This risk is mitigated by a regular review by the Board of the Company with regard to investment strategy and
investment decisions. The Investment Adviser has a defined investment appraisal process which is authorised
by key personnel. In addition, the investment in multiple geographical areas of the UK mitigates concentration
risk and provides a more balanced portfolio.
Risk relating to the Company’s ability to deploy capital effectively
There is strong competition in the housing market for the supply of land across all tenures which may affect the
Company’s ability to deploy capital in a timely and effective manner which could adversely affect the returns to
shareholders.
This risk is mitigated due to the strong links that the Company and Investment Adviser has with its house building
partners across the various regions and conurbations across the UK. The Investment Adviser constantly seeks
to maintain a significant pipeline of future development sites and provide this to the Board for regular review.
Political Risk
Risks relating to Brexit
Following the United Kingdom’s (“UK”) departure from the European Union (“Brexit”) on 1st January 2021, the
extent of the impact on the Company will depend in large part on the implementation of the agreements and
arrangements put in place between the UK and the European Union following Brexit. Although it is not possible
to predict fully the effects of the exit of the UK from the European Union, any of these risks, taken singularly or
in the aggregate, could have a material adverse effect on the Company, its opportunities for investments, its
construction activities due to supply chain disruptions and the workforce of house builders. In addition, it could
potentially make it more difficult for the Company to raise capital.
45
STRATEGIC REPORT
PRINCIPAL RISKS AND UNCERTAINTIES (Cont.)
The Board mitigates this risk by keeping up to date on the UK’s current position on its exit from the European
Union whilst also taking advice from the Investment Adviser and other Advisers. The Board acts on this advice
accordingly. In addition, the Company is operating in the residential property market where current demand is
high and expectations are that this should continue for the foreseeable future.
Operational Risk
Risks relating to the Company’s reliance on the Investment Adviser
The Company has the benefit of access to the Sigma PRS platform through the Investment Adviser. If the
Investment Advisor Agreement is terminated it is likely that the Company will cease to have access to the
platform and to the relationships and contractual frameworks with Approved Contractors, Local Authorities, and
the Approved Letting Agents, together with the favourable terms and economies of scale derived from these
that have taken years to establish. The Company would also need to identify replacement sources of PRS
Development Sites and Completed PRS Sites.
In accordance with the Investment Advisory Agreement, the Investment Adviser is responsible for providing
certain management and investment advisory services to the Company. Accordingly, the Company will be
reliant upon, and its success will depend on, the Investment Adviser and its key personnel, services and
resources.
Consequently, the future ability of the Company to successfully pursue its investment objective and investment
policy may, among other things, depend on the ability of the Investment Adviser to retain its existing staff and/or
to recruit individuals of similar experience and calibre. Whilst the Investment Adviser has endeavoured to ensure
that the principal members of its management team are suitably incentivised, the retention of key members of
the team cannot be guaranteed. Furthermore, in the event of a departure of a key employee of the Investment
Adviser, there is no guarantee that the Investment Adviser would be able to recruit a suitable replacement or
that any delay in doing so would not adversely affect the performance of the Company. Events impacting but
not entirely within the Investment Adviser’s control, such as its financial performance, it being acquired or
making acquisitions or changes to its internal policies and structures, could in turn affect its ability to retain key
personnel.
Under the terms of the Investment Advisory Agreement, the Investment Adviser is required to devote such time
and have all necessary competent personnel and equipment as may be required to enable the Investment
Adviser to carry out its obligations properly and efficiently. However, if the Investment Adviser fails to allocate
the appropriate time or resources to the Company’s investments, the Company may be unable to achieve its
investment objectives. In addition, although the Investment Advisory Agreement requires the Investment
Adviser to dedicate competent personnel to the Company’s business they may not be able to do so.
The Board notes that on 9 September 2021, the entire share capital of Sigma Capital Group Limited was
acquired by a wholly-owned indirect subsidiary of investment funds managed by PineBridge Benson Elliott LLP.
This represents a change to the ultimate ownership of the Investment Adviser, although there is no change to
the obligations and responsibilities of the Investment Adviser pursuant to the terms and conditions of the
Investment Advisory Agreement.
The Board mitigates these risks by holding regular Board meetings (at least four times per financial period)
whilst also having regular informal meetings with the key members of Investment Adviser on a more regular
basis. The Board actively engages with key personnel of the Investment Adviser and assesses its key man risks
to ensure that it is adequately staffed with suitably qualified personnel and that succession planning is in place.
Risks relating to tenant default
Dividends payable by the Company will be dependent on the income from the Completed PRS Sites it owns.
Failure by tenants to comply with their rental obligations could affect the ability of the Company to pay dividends
to shareholders.
The Company develops private rented sector residential housing across multiple sites and multiple locations
throughout the UK, and therefore some of this risk is mitigated by both tenant and geographic diversification. A
rigorous tenant vetting process has been implemented and, in addition, the Investment Adviser holds regular
weekly meetings focused on lettings and outstanding debtors. The letting agent is compensated only when rent
has been received.
46
STRATEGIC REPORT
PRINCIPAL RISKS AND UNCERTAINTIES (Cont.)
Business disruption relating to the Investment Adviser and its Information Technology environment
There is risk associated and the potential of business disruption in relation to the IT systems utilised by the
Investment Adviser which are hosted off-site by a third party.
The third party IT provider are Cyber Essential Certified and have been utilised by the Investment Adviser since
2015 for maintaining all hardware, software and backups. There has been limited downtime during normal
working hours.
The third party provider has significant controls in place in respect of the IT environment including that of physical
security, site availability, network security, backups, disaster recovery and the monitoring of IT systems.
The Investment Adviser employs an IT Manager who is in regular contact with the third party and ensures
compliance.
Economic Environment
Risks relating to the economic environment
Global market uncertainty and, in particular, the restricted availability of credit, may reduce the value of the
Company’s portfolio once it has been acquired, and may reduce liquidity in the real estate market. The
performance of the Company would be adversely affected by a downturn in the property market in terms of
market value or a weakening of rental yields.
The Company mitigates this risk by building a high quality portfolio of residential assets across multiple locations
of the UK where there is demand and a requirement for housing which provides access to strong travel links
and good educational facilities.
Financial Risk
Risks relating to the REIT status of the Group
There is a risk that the Company may fail to remain qualified as a REIT and therefore its rental income and
capital gains will be subject to UK corporation tax. Any change in the tax status of the Company or a change in
tax legislation could adversely affect the investment return of the Company.
The Company has been structured to be REIT compliant and the Board will continue to monitor the tax status
using professional taxation advisers.
Risks relating to the development costs of investment properties under construction
There is a risk that the development costs of investment properties under construction are higher than that
originally forecast perhaps due to unforeseen costs or the availability of suitable labour.
Construction cost risk is mitigated through the utilisation of fixed price design and build contracts with house
builders prior to the commencement of development activities. Under the terms of the contractual arrangements,
cost inflation remains the risk of the house builder.
Risks relating to investment valuation
The valuation of the Group's property assets is primarily based on five key drivers being land purchase, cost to
build, rent, gross to net income deductions and yield. Small variations in these can have a material impact on
the valuation of property.
Valuation risk is mitigated by a combination of factors including detailed site selection and appraisal process,
fixed price building contracts at competitive rates to control costs, quality product from house builders, tenant
selection and management by Lettings Agents, geographic spread of sites / assets, mixture of asset size and
portfolio spread. The sector is considered attractive to investors and debt providers with some defensive
attributes in relation to recessionary risk. Notwithstanding the above mitigating factors, the Board constantly
monitors risk around these factors in conjunction with the Investment Adviser.
47
STRATEGIC REPORT
PRINCIPAL RISKS AND UNCERTAINTIES (Cont.)
Risks relating to compliance
The Group has a wider variety of compliance risks ranging from factors including status as a Real Estate
Investment Trust on the Premium Segment of the London Stock Exchange, scale and complexity of the Group
structure, Companies House requirements, HMRC obligations, planning requirements, Health & Safety, statutes
and legislation.
Compliance risks are mitigated by the Board and the Investment Adviser utilising and employing qualified
professionals and professional advisers to ensure compliance with current legislation and requirements
including – auditors, tax advisors, Nominated Advisor, recognised house builder partners and legal advisers.
The Company’s Section 172 statement is included on pages 49 to 51.
By order of the Board
Steve Smith
Chairman
11 October 2021
48
STAKEHOLDER ENGAGEMENT AND SECTION 172 STATEMENT
Stakeholder engagement
The PRS REIT is focused on delivering new homes for private rental across the UK, with family homes its key
target market. The Group’s PRS activities bring together a network of formal and informal relationships, which
include: construction partners; central government; local authorities; customers; and communities. As a
sustainable business, the Company is providing an innovative build-to-rent solution to address a national,
market, and societal demand for quality family homes.
Across the UK, the PRS REIT engages with a range of interest groups to ensure that it listens to, and
understands, the interests and concerns of all stakeholders, as well as seeking to deliver sustainable value for
them.
Effective engagement with stakeholders at Board level, and throughout the Group’s business, is crucial to
fulfilling the Company’s goal to deliver family PRS homes across the UK. While the importance of giving due
consideration to stakeholders is not new, we are taking the opportunity to explain in more detail how the Board
engages with the PRS REIT’s stakeholders. The Company continues to be collaborative with all stakeholder
groups, including customers, partners, house builders, suppliers, local authorities, regulators, funders, and
investors. This approach necessarily involves listening to and taking account of their views and feedback, while
also being open to change.
Section 172 statement
The following serves as the Company’s section 172 statement and should be read in conjunction with the
Strategic Report on pages 4 to 48. Section 172 of the Companies Act 2006, requires Directors to take in to
consideration the interests of stakeholders in their decision making. The Directors continue to have regard to
the interests of the Company’s stakeholders, including the impact of its activities on the community, the
environment, and the Company’s reputation, when making decisions. Acting in good faith and fairly between
members, the Directors consider what is most likely to promote the success of the Company for its members in
the long term. The Directors are fully aware of their responsibilities to promote the success of the Company in
accordance with section 172 of the Companies Act 2006.
To ensure the PRS REIT continues to operate in line with good corporate practice, all Directors are frequently
provided with refresher guidance on the scope and application of section 172 from the Company’s legal and
financial advisors. This allows Board members to reflect on how the Company engages with its stakeholders,
and identify opportunities for enhancement in the future.
The Board regularly reviews the Company’s principal stakeholders and how it engages with them. The
stakeholder voice is constantly brought in to the boardroom through information provided by management and
also by direct engagement with stakeholders themselves. The relevance of each stakeholder group may
increase or decrease depending on the matter or issue in question, so the Board seeks to consider the needs
and priorities of each stakeholder group during its discussions, and as part of its decision-making.
Throughout these financial statements, examples are provided of how engagement with stakeholders takes
place to ensure that the Company can appropriately consider their interests in decision-making. Of particular
note for the period under review are: the Migration from the Specialised Fund Segment of the Main Market of
the London Stock exchange to the Premium List; the equity fund-raising in September 2021; the appointment
of Geeta Nanda as Non-Executive Director; the appointment of an ESG Director by the Investment Adviser; the
appointment of EVORA to assist on ESG matters; the appointment of Panmure Gordon as joint broker; the
tenant survey undertaken; focused activities around proactive tenant engagement during the COVID-19
pandemic through social media platforms; and a responsible approach towards managing tenant difficulties
resulting from the outbreak. The Board and the Investment Adviser intend to use the outputs from the survey
and other tenant interaction in shaping the portfolio moving forward.
Employees
The PRS REIT does not have any employees (2020: nil). Sigma PRS Management Ltd (“Sigma PRS”) is the
appointed Investment Adviser to the PRS REIT.
Investment Adviser
The Company carefully monitors and reviews the interaction between Sigma PRS and its employees and other
stakeholders through Board meetings and stakeholder feedback.
49
STAKEHOLDER ENGAGEMENT AND SECTION 172 STATEMENT (Cont.)
Customers and communities
The new homes that the PRS REIT is delivering form new neighbourhoods and communities, and the Company
recognises its responsibility towards ensuring that these communities function well. The Group’s vision is to
create homes that people will enjoy living in, and neighbourhoods that they feel a part of. In order to help to
forge social links that underpin these communities, and create a sense of neighbourhood, the Company
organises regular events across the developments that help bring people together. The Group also builds links
with the wider community, and, over the past year the PRS REIT has continued to support a number of local
primary schools and charities with projects. The Company intends to continue to build on these initiatives, and
are moving forward with ideas, big and small, which will help to create a better environment for our customers
and their local communities. These measures are facilitated by direct customer engagement with the utilisation
of technology, particularly social media, to enable two-way interaction.
Environment
Whilst the Company's activities do not directly impact the environment, it takes account of the potential impact
of its key business partners. The house builder with whom the Company works with most closely, Countryside
Properties (“Countryside”), has a strong track record in sustainable development. In its 2020 reporting year,
Countryside diverted 98.5% of its waste away from landfill.
For further information on the Groups’ ESG policies and performance please see the full report on the
Company’s website, www.prsreit.com
Local Authorities, house builders and funders
The PRS REIT’s objectives are, to provide investors with an attractive level of income, together with the prospect
of income and capital growth through investment in a portfolio of newly constructed residential private rented
sector sites of multiple units, comprising mainly family homes. The Group aims to do this utilising its property
and capital raising expertise to further its PRS activities and deliver family housing. The geographies in which
the Company delivers assets has steadily expanded, and it has also diversified the financial instruments that
are utilised to deliver those assets.
This requires four separate parties involving local authorities, house builders and funding partners, with the
Investment Adviser performing the roles of facilitator and co-ordinator. Regular and collaborative communication
and dialogue is essential with all of these parties to ensure success. Without this, Sigma PRS could not develop,
establish and maintain the partnership relations it has as Investment Adviser.
The creation of new partnerships is also key. Given that sites will typically take well in excess of 24 months to
identify, plan, develop and let, it is imperative that the Investment Adviser constantly has a focus on future sites
through regular dialogue with multiple parties.
Regulators
The Group is subject to statutory reporting requirements and to rules and responsibilities prescribed by the
London Stock Exchange and the Financial Conduct Authority. The Board has a balanced range of
complementary skills and experience, with independent Non-executive Directors who provide oversight, and
challenge decisions and policies, as they see fit. The Board believe in robust and effective corporate governance
structures and is committed to maintaining high standards and applying the principles of best practice.
Compliance is maintained through the utilisation of recognised professionals and professional advisers and the
Board would not hesitate to seek input in this regard from the listing authority.
50
STAKEHOLDER ENGAGEMENT AND SECTION 172 STATEMENT (Cont.)
Shareholders
The Board welcomes the opportunity to engage with the Company’s shareholders, and with the capital markets
more generally. The PRS REIT has a high level of investor communication through its financial calendar activity,
including: investor meetings; roadshows; site visits; and the Company’s AGM.
The Company’s Chairman takes overall responsibility for ensuring that the views of the shareholders are
communicated to the Board and that the Directors are made aware of any shareholder issues and concerns so
that these can be fully considered. The Board achieves this through:
• active dialogue with shareholders, prospective shareholders and analysts; and
•
the Chairman and the Chair of the Audit Committee being available to meet institutional shareholders.
Feedback from any such meetings is shared with all Board members.
The Chairman and the Board consider that there are appropriate mechanisms in place to listen to the views of
shareholders and communicate them to the Board without it being necessary for the Chairman or Chair of the
Audit Committee to attend all meetings with shareholders. The Board believes that this approach is consistent
with the 2018 Code” (UK) “2019 Code” (AIC) on dialogue with shareholders and is in line with good corporate
governance.
Major investor relations engagement activities carried out during the year are set out below:
• numerous meetings, presentations and conference calls hosted with institutional investors or prospective
investors; and
•
regular site visits
Investors, prospective investors and analysts can contact the Chairman or access information on the Company’s
corporate website. The Board believes that appropriate steps have been taken during the year so that all
members of the Board have an understanding of the views of major shareholders.
Dividend
The Board’s proposal on the final total dividend for the 2021 financial year of 4.0p per share (2020: 4.0p) reflects
a combination of factors in relation to the Company’s finances and operations, both in the short and long-term.
This includes the Company’s revenue and earnings, together with the Board’s confidence in the PRS REIT’s
growth prospects. The dividend proposal therefore reflects the Board’s confidence in the Company’s long-term
financial health and growth prospects and provides a return to the shareholders who have invested funds with
the Board and the Company.
51
CORPORATE GOVERNANCE
DIRECTORS
Steve Smith, Non-Executive Chairman (Age 67)
Steve Smith has over 40 years of experience in the real estate industry. Steve is currently Non-executive
Chairman of Starwood European Real Estate Finance Limited and Non-executive Chairman of AEW Long
Lease REIT plc. Previously, he was the Chief Investment Officer of British Land Company PLC, the FTSE 100
real estate investment trust from January 2010 to March 2013 with responsibility for the group’s property and
investment strategy. Prior to joining British Land, Steve was Global Head of Asset Management and
Transactions at AXA Real Estate Investment Managers, where he was responsible for the asset management
of a portfolio of more than €40 billion on behalf of life funds, listed property vehicles, unit linked and closed end
funds. Before joining AXA in 1999, he was Managing Director at Sun Life Properties for five years. Steve has
recently completed his time as Non-executive Director of Gatehouse Bank Plc and of Tritax Big Box REIT plc.
Steffan Francis, Non-Executive Director (Age 66)
Steffan Francis has more than 40 years of experience in the real estate industry. Until 2016, Steffan was Director
of Fund Management at M&G Real Estate where he was responsible for the £6 billion “Long Income” business.
He was also involved in creating and ensuring the long term success of a number of real estate funds, including
the M&G Secured Property Income Fund, which, within 10 years of being launched, became the largest property
fund on the AREF/MSCI UK quarterly Property Fund Index. Currently, Steffan is a Non-executive Director of
M&G (Guernsey) Limited and is also an independent adviser to the British Steel Pension Trustees. Steffan is a
Fellow of the Royal Institution of Chartered Surveyors.
Roderick MacRae, Non-Executive Director (Age 57)
Rod has over 20 years of experience in the financial services sector. Latterly, he was an Executive Director at
Aberdeen Asset Management PLC as the Group Head of Risk with responsibility for UK and Global operational
risk and regulatory compliance. He was also Chairman of the Aberdeen Asset Management group executive
risk management committee, the senior risk oversight function of the group. He has extensive involvement in
corporate activity including transformational acquisitions and defence strategies. Previously he was Chief
Operating Officer at Edinburgh Fund Managers, which he joined in 1991 and was acquired by Aberdeen in
2003. Rod is a member of the Institute of Chartered Accountants of Scotland having qualified with Coopers &
Lybrand and is the Chairman of the Audit Committee.
Geeta Nanda, OBE, Non-Executive Director (Age 56) appointed 24 March 2021
Geeta has over 25 years' experience of working in the property sector. She is Chief Executive Officer of
Metropolitan Thames Valley Housing Association ("MTVH"), having previously led its creation in 2017 with the
merger of Metropolitan Housing Trust and Thames Valley Housing Association Ltd, where she was Chief
Executive Officer. At MTVH, Geeta is responsible for the management of 60,000 homes, with 100,000 residents,
and an ongoing new-build programme. She also has significant experience of PRS, having established 'Fizzy
Living', the London PRS subsidiary of Thames Valley Housing Association Ltd in 2012. Geeta is an Advisory
Board member of Cities Restart, the body dedicated to helping cities reopen following COVID-19, and a Board
member of The National Housing Federation, the industry body representing providers of housing. She is also
Vice Chair and Chair-elect of G15, the group of London's largest housing associations. She was previously a
Non-executive Director of McCarthy & Stone plc, the retirement communities’ developer and manager, from
2015 until its acquisition in early 2021, a Non-executive Director of The St Mungo Community Housing
Association, a charity that helps the homeless, and Vice Chair of SCOPE, the national disability charity.
Jim Prower, Non-Executive Director (Age 66)
Jim, a Chartered Accountant, has over 35 years’ experience in senior financial roles. Between 1998 and 2015,
he was Group Finance Director at Argent Group plc, the UK based property developer and then Finance Partner
of Argent (Property Development) Services LLP and Argent Investments LLP, which specialise in mixed use
developments with a focus on place making and inner city regeneration; Jim was involved in Argent’s major
developments in Manchester, Birmingham and the City of London, and from 2008 to 2015 he worked on the
King's Cross Central joint venture, one of Europe's largest regeneration projects. Prior to this, Jim was Group
Finance Director at NOBO Group plc and at Creston Land & Estates plc. Until the end of September 2021, Jim
was Senior Independent Director at Empiric Student Property plc and a Non-executive Director at Alternative
Income REIT plc. Until March 2019, Jim was also the Senior Independent Director at Tritax Big Box REIT plc.
52
CORPORATE GOVERNANCE
ADVISERS
Registered Office
Floor 3, 1 St. Ann Street
Manchester
M2 7LR
Auditor
RSM UK Audit LLP
25 Farringdon Street
London
EC4A 4AB
Joint Broker
Panmure Gordon (UK) Limited
One New Change
London
EC4M 9AF
Legal and Tax Adviser
Dentons UK and Middle East LLP
One Fleet Place
London
EC4M 7WS
AIFM and Manager
G10 Capital Limited
136 Buckingham Palace Road
London
SW1W 9SA
Valuers
Savills (UK) Limited
33 Margaret Street
London
W1G 0JD
Company Secretary
Sigma Capital Property Ltd
18 Alva Street
Edinburgh
EH2 4QG
Financial Adviser and Broker
Singer Capital Markets Advisory LLP
One Bartholomew Lane
London
EC2N 2AX
Financial PR
KTZ Communications
No. 1 Cornhill
London
EC3V 3ND
Investment Adviser
Sigma PRS Management Ltd
Floor 3, 1 St. Ann Street
Manchester
M2 7LR
Depository
Crestbridge Property Partnerships Limited
8 Sackville Street
London
W1S 3DG
53
CORPORATE GOVERNANCE
REPORT OF THE DIRECTORS
The Directors present their annual report on the affairs of the Group, together with the audited financial
statements, for the year ended 30 June 2021.
Principal activity
The principal activity of the Company is the investment in, and management of, private rented sector (“PRS”)
residential housing which is located in various regions of England. The Company commenced trading on 31
May 2017 after the successful initial raising of £250 million gross proceeds through its IPO. Its shares were
listed on the Specialist Fund Segment of the Main Market of the London Stock Exchange until 2 March 2021
when it migrated to the Premium Segment of the Main Market of the London Stock Exchange.
Results and dividends
The financial results for the year can be found in the Consolidated Statement of Comprehensive Income on
page 84. The following dividends were paid during the year:
17 July 2020
18 September 2020
11 December 2020
8 March 2021
18 June 2021
1.0p per ordinary share
1.0p per ordinary share
1.0p per ordinary share
1.0p per ordinary share
1.0p per ordinary share
Total dividends paid in the prior year was 4.0p. Since the year-end, a dividend of 1.0p per ordinary share was
paid on 3 September 2021.
Review of the business and future developments
The Directors are required to present an extended business review reporting on the development and
performance of the Group and the Company during the period and their positions at the end of the period. This
requirement is met by the Strategic Report on pages 4 to 48.
Articles of Association
The Company’s Articles of Association may only be amended by special resolution at a general meeting of
shareholders.
Directors
The current Directors of the Company are listed on page 52, all of whom held office throughout the year, except
Geeta Nanda, who joined the Company as a Non-executive Director on 24 March 2021. The Board consists
solely of Non-executive Directors, each of whom is independent of the Investment Adviser and the Company.
The Company therefore has no executive Directors or employees. In accordance with the Articles of
Association, every person appointed as an additional director during the course of the year must stand for re-
election at the next Annual General Meeting (“AGM”). The Board follows the revised AIC Code of Corporate
Governance that applies to financial periods commencing after 1 January 2019 and requires that all Directors
will stand for re-election annually. The appointment and replacement of Directors is governed by the Company’s
Articles, the AIC Code, the Companies Act 2006 and any related legislation. The details of the Directors’
remuneration along with the Director’s beneficial interest in securities of the Company are given in the Directors’
Remuneration Report on pages 74 to 76.
Directors’ interests in shares
The Directors’ interests in the Company’s shares are disclosed in the Directors’ Remuneration Report.
Directors’ indemnity insurance
The Group held a Directors and Officers insurance policy in place throughout the year and prior year in respect
of the Company and the Group's subsidiaries.
54
CORPORATE GOVERNANCE
REPORT OF THE DIRECTORS (Cont.)
Share capital
At the AGM held on 10 December 2020, the Directors were authorised to:
•
issue securities up to an aggregate nominal amount of £1,650,924 representing approximately 33.33% of
the Company’s issued share capital at the time of the annual general meeting;
• dis-apply pre-emption rights in respect of securities and to issue securities for cash up to an aggregate
nominal amount equal to £990,556 which represented 20% of the Company’s issued share capital at that
time; and
• allow the PRS REIT to buy back up to 14.99% of the issued share capital of the Company at that time,
provided the Directors believed it to be in the best interests of shareholders where to do so would likely
result in an increase in earnings per share.
As at 30 June 2021, the Company had 495,277,294 ordinary shares in issue (2020: 495,277,294), none of
which were held in treasury.
Substantial shareholdings
As at 30 June 2021, the Company is aware of the following substantial shareholdings, which were directly or
indirectly interested in 3% or more of the total voting rights in the Company’s issued share capital.
Investor
Invesco High Income Fund
Homes & Communities Agency
Invesco UK Equity Income Fund
Aviva Life & Pensions UK
Smithfield Alternative Investment Fund
Liontrust SF UK Ethical Fund
Number of ordinary
shares
% holding of issued
share capital
48,009,758
29,878,047
25,117,901
23,265,974
17,521,864
15,028,065
9.69
6.03
5.07
4.70
3.54
3.03
As at 30 September 2021 the following substantial shareholdings were held:
Investor
Invesco High Income Fund
Homes & Communities Agency
Invesco UK Equity Income Fund
Aviva Life & Pensions UK
Smithfield Alternative Investment Fund
Liontrust SF UK Ethical Fund
Number of ordinary
shares
% holding of issued
share capital
48,009,758
29,878,047
25,117,901
23,265,974
17,521,864
15,028,065
9.69
6.03
5.07
4.70
3.54
3.03
Restrictions on the transfer of shares
There are no restrictions on the transfer of securities in the Company, except as a result of:
•
•
the FCA’s Listing Rules, which require certain individuals to have approval to deal in the Company’s shares;
and
the Company’s Articles of Association, which allow the Board to decline to register a transfer of shares or
otherwise impose a restriction on shares, to prevent the Company or Investment Adviser breaching any law
or regulation.
The Company is not aware of any agreements between holders of securities that may result in restrictions on
transferring securities in the Company.
55
CORPORATE GOVERNANCE
REPORT OF THE DIRECTORS (Cont.)
Greenhouse gas emissions reporting
The Board has considered the requirement to disclose the Company’s measured carbon sources under the
Companies Act 2006 (Strategic Report and Directors’ Report) Regulations 2013.
During the year ended 30 June 2021:
• any emissions from the Group’s development of investment properties have been the contractors’
responsibility rather than the Group’s so the principle of operational control has been applied;
• any emissions from the Group’s completed assets have been the tenants’ responsibility rather than the
Group’s so the principle of operational control has been applied;
• any emissions from the Company’s registered office or from offices used to provide administrative support
are deemed to fall under the Investment Adviser’s responsibility; and
•
the Group does not lease or own any vehicles which fall under the requirements of Mandatory Emissions
reporting.
As such, the Board believes that the Company has no reportable emissions for the period ended 30 June 2021.
Management Arrangements
Investment Adviser
The Board appointed Sigma PRS Management Ltd (“Sigma PRS”) as the Company’s Investment Adviser.
Sigma PRS are responsible for the management of the assets of the Company and advise the Company on a
day-to-day basis in accordance with the Company’s investment policy. Sigma PRS may transact on the
Company’s behalf in relation to the acquisition of PRS development sites and completed PRS sites in
accordance with the Company’s investment objectives and investment policy. The Investment Advisory
Agreement (“the Agreement”) was extended, with effect from 1 January 2021. The Agreement signed on 3 May
2017 provided for an initial minimum contracted term of five years to 31 May 2022, being the fifth anniversary
of the initial admission of the Company's shares to trading on the Specialist Fund Segment of the Main Market
of the London Stock Exchange. Under the new agreement, the contracted term has been extended to 31
December 2025, with a one year notice period thereafter, with a reduction in the Investment Adviser fee rates
above £500m of net asset value compared to the original arrangement. The Agreement may be terminated by
the Company and the Company’s Alternative Investment Fund Manager (“AIFM”) immediately if the Investment
Adviser is in material breach of the Agreement or is the subject of insolvency proceedings. The Investment
Adviser fee arrangement in respect of Sigma PRS is detailed in note 11 of the financial statements, in addition
the Investment Adviser is entitled to a development management fee of 4.0% of gross development spend.
AIFM
G10 Capital Limited has been appointed as the Company’s AIFM with overall responsibility for the portfolio
management and providing alternative investment fund manager services ensuring compliance with
requirements of AIFMD, risk management of the Group’s investments subject to the overall supervision of the
Directors. The AIFM manages the PRS REIT’s investments in accordance with the policies laid down by the
Board and in accordance with the investment restrictions referred to in the AIFM Agreement. The AIFM
Agreement provides that the Company will pay to the AIFM an asset management fee as follows:
(a) an initial one off fee of £12,000;
(b) a monthly fee of £6,000;
(c) £1,000 per investment committee meeting; and
(d) Ad-hoc work as required.
The AIFM Agreement is terminable by any of the parties to them on six months’ written notice. The AIFM
Agreement may be terminated by the Company immediately if the AIFM ceases to maintain its alternative
investment fund manager permission; fails to notify the Company of a regulatory investigation which is relevant
to the AIFM’s ongoing appointment as alternative investment fund manager; is in material breach of the
agreement; or is the subject of insolvency proceedings. The AIFM Agreement may be terminated immediately
if a member of Sigma Capital Group Limited (“Sigma”), the parent company of Sigma PRS, is directly appointed
as alternative investment fund manager of the Company.
56
CORPORATE GOVERNANCE
REPORT OF THE DIRECTORS (Cont.)
Depositary
Crestbridge UK Limited are the appointed Company’s depositary for the purposes of the AIFMD. Under the
terms of the Depositary Agreement, the Depositary was paid an initial one off fee of £5,000. Provided that the
assets under management of the Company exceed £100 million, the Company shall also pay the Depositary
an annual fee. The annual fee starts at £20,000 per annum with an additional fee of 0.667 basis points of any
increase above £100 million, subject always to a maximum fee of £40,000 per annum. The Company’s assets
under management are reviewed quarterly. The Depositary is entitled to be reimbursed by the Company for all
costs and expenses properly and reasonably incurred in the performance of duties under the Depositary
Agreement.
Administration and secretarial services
Sigma Capital Property Ltd, also a subsidiary of Sigma, has been appointed as the Company’s Administrator to
provide day-to-day administration of the Company and act as secretary and administrator to the Company, and
provide development and production of statutory annual accounts, interim accounts and reports to shareholders
of the Company in accordance with IFRS and EPRA. The Administrator is also responsible for calculating the
Net Asset Value of the Ordinary Shares based on information provided to the Administrator by Sigma PRS. The
Administration and Secretarial Agreement provides that the Company will pay the Administrator an annual fee
of £90,000 plus VAT, payable monthly in arrears.
Financial risk management
The principal risks and uncertainties faced by the Company and the Group are set out on pages 45 to 48.
Information on the financial risk management objectives and policies relating to market risk, credit risk and
liquidity risk is provided in note 4 to the financial statements.
Treasury activities and financial instruments
The Group’s financial instruments comprise cash and cash equivalents, equity investments plus other items
such as trade and other receivables, trade and other payables and borrowings that arise directly from its
operations. At 30 June 2021, the Group had positive cash balances of £86.4 million (2020: £59.3 million).
The Group’s policy is to keep surplus funds on short term and instant access deposit to earn the prevailing
market rate of interest. At 30 June 2021, the Group had borrowings of £250 million with Scottish Widows and a
revolving credit facility with Lloyds Banking Group plc and RBS plc of £150 million of which £68.6 million was
drawn. In addition, the Group has a £50 million revolving credit facility with Barclays Bank PLC of which £42.4
million was drawn. Further information with regard to the Group’s cash and cash equivalents is provided in note
21 of the financial statements and borrowings in note 23.
Political donations
No political contributions were made during the year (2020: nil).
Going concern
The Board confirms that it has a reasonable expectation that the Company and the Group have adequate
resources to manage their business risks successfully, allow it to continue in operational existence for the
foreseeable future and for a period of at least 12 months from the date of this report. The assumptions utilised
in preparing the prudent financial stress test geared towards ensuring that the Company has sufficient cash
resources to continue to weather the current economic climate are outlined on pages 9 to 12, and provide
additional support for this expectation. Accordingly, the Board of Directors consider that it is appropriate to adopt
the going concern basis of accounting in preparing the annual report and financial statements.
Viability statement
The Directors have assessed the prospects of the Group and Company and future viability over a three-year
period, being longer than the twelve months required by the going concern provision.
The Board confirms that it has a reasonable expectation that the Group and Company will continue to operate
and meet its liabilities as they fall due over the next three years, taking account of the principal risks and
uncertainties as set out on pages 45 to 48.
The three-year period chosen by the Board is based upon the Group’s and Company’s detailed forecasting
model which shows that within three years all investment property acquisitions are forecast to have been
completed, all assets under construction have been developed and rent stabilisation thereon has been
achieved.
57
CORPORATE GOVERNANCE
REPORT OF THE DIRECTORS (Cont.)
The Board’s expectation is further underpinned by regular dialogue with the Investment Adviser which considers
market conditions, the availability of investment opportunities, principal risks and uncertainties and any change
in the regulatory framework. The principal and emerging risks and uncertainties continue to be monitored closely
by the Board. Please see details of the COVID-19 and going concern review on pages 9 to 12.
Environmental, Social and Governance
The Board’s report on Environmental, Social and Governance is on pages 39 to 44.
Corporate Governance Statement
The corporate governance statement is set out on pages 61 to 68.
Stakeholder engagement and Section 172 statement
The Groups’ stakeholder engagement and Section 172 statement are set out on pages 49 to 51.
Diversity
The Company does not have any employees. In respect of the Board of Directors, we consider that each
candidate should be appointed on merit to make sure the best candidate for the role is appointed every time.
We support diversity at Board level and encourage candidates from all educational backgrounds and walks of
life. What is important to us is professional achievement and the ability to be a successful Non-executive Director
based on the individuals skill set and experience. Qualifications are considered when necessary to ensure
compliance with regulation such as in relation to the Audit Committee. We regularly review the Company’s policy
on diversity and consider the Board of Directors has a balance of skills, qualifications and experience which are
relevant to the Company. We value the importance of diversity in the boardroom but we do not consider it
appropriate or in the interests of the Company and its Shareholders, to set prescriptive diversity targets for the
Board.
Auditor
A resolution to reappoint RSM UK Audit LLP as Auditors will be proposed at the Annual General Meeting.
Audit information
The Directors who held office at the date of approval of this Report of the Directors confirm that, so far as they
are aware, there is no relevant audit information of which the Company’s Auditor are unaware and each Director
has taken all the steps that he ought to have taken as a Director to make himself aware of any relevant audit
information and to establish the Company’s Auditor are aware of that information.
Post balance sheet events
Details of any significant post balance sheet events are detailed on page 112 of these financial statements.
By order of the Board
Steve Smith
Director
11 October 2021
58
CORPORATE GOVERNANCE
STATEMENT OF DIRECTORS’ RESPONSIBILITIES
The Directors are responsible for preparing the Strategic Report and the Directors’ Report, the Directors’
Remuneration Report, the Separate Corporate Governance Statement and the financial statements in
accordance with applicable law and regulations.
Company law requires the Directors to prepare group and company financial statements for each financial year.
The Directors have elected under company law to prepare group financial statements in accordance with
international accounting standards in conformity with the requirements of the Companies Act 2006 and are
additionally required under the Listing Rules of the Financial Conduct Authority to prepare the group financial
statements in accordance with international financial reporting standards adopted pursuant to Regulation (EC)
No 1606/2002 as it applies in the European Union. The Directors have elected under company law to prepare
the Company financial statements in accordance with accounting standards in conformity with the requirements
of the Companies Act 2006.
The Group and Company financial statements are required by law and international accounting standards in
conformity with the requirements of the Companies Act 2006, and additionally for the group financial statements
international financial reporting standards adopted pursuant to Regulation (EC) No 1606/2002 as it applies in
the European Union to present fairly the financial position of the group and the company and the financial
performance of the group; the Companies Act 2006 provides in relation to such financial statements that
references in the relevant part of that Act to financial statements giving a true and fair view are references to
their achieving a fair presentation.
Under company law the Directors must not approve the financial statements unless they are satisfied that they
give a true and fair view of the state of affairs of the group and the company and of the profit or loss of the group
for that period.
In preparing each of the group and company financial statements, the Directors are required to:
•
select suitable accounting policies and then apply them consistently;
• make judgements and accounting estimates that are reasonable and prudent;
•
state whether they have been prepared in accordance international accounting standards in conformity with
the requirements of the Companies Act 2006, and additionally for the group financial statements
international financial reporting standards adopted pursuant to Regulation (EC) No 1606/2002 as it applies
in the European Union;
• prepare the financial statements on the going concern basis unless it is inappropriate to presume that the
group and the company will continue in business.
The Directors are responsible for keeping adequate accounting records that are sufficient to show and explain
the Group’s and the Company’s transactions and disclose with reasonable accuracy at any time the financial
position of the Group and the Company and enable them to ensure that the financial statements and the
Directors’ Remuneration Report comply with the Companies Act 2006 and, as regards the Group financial
statements, Article 4 of the IAS Regulation. They are also responsible for safeguarding the assets of the Group
and the Company and hence for taking reasonable steps for the prevention and detection of fraud and other
irregularities.
59
CORPORATE GOVERNANCE
STATEMENT OF DIRECTORS’ RESPONSIBILITIES (Cont.)
Directors’ statement pursuant to the Disclosure and Transparency Rules
Each of the Directors, whose names and functions are listed on page 52, confirm that, to the best of each
person’s knowledge:
•
•
the financial statements, prepared in accordance with the applicable set of accounting standards, give a
true and fair view of the assets, liabilities, financial position and profit of the company and the undertakings
included in the consolidation taken as a whole; and
the Strategic Report contained in the Annual Report includes a fair review of the development and
performance of the business and the position of the company and the undertakings included in the
consolidation taken as a whole, together with a description of the principal risks and uncertainties that they
face.
The Directors are responsible for the maintenance and integrity of the corporate and financial information
included on the www.theprsreit.com website.
Legislation in the United Kingdom governing the preparation and dissemination of financial statements may
differ from legislation in other jurisdictions.
Approval
This Statement of Directors’ Responsibilities was approved by the Board and signed on its behalf by:
Steve Smith
Chairman
11 October 2021
60
CORPORATE GOVERNANCE
CORPORATE GOVERNANCE STATEMENT
Statement of Compliance
The Company is committed to maintaining high standards of corporate governance and considers that reporting
against the principles and recommendations of the AIC Code of Corporate Governance issued in February 2019
(the ‘AIC Code’), provides better information to shareholders as it addresses all the principles set out in the
2018 UK Corporate Governance Code (the ‘UK Code’), as well as setting out additional principles and
recommendations on issues that are of specific relevance to investment trusts, and is endorsed by the Financial
Reporting Council (the ‘FRC’). The AIC Code has been voluntarily followed by the Company. The AIC Code is
available from the AIC website at theaic.co.uk. A copy of the UK Code can be obtained at frc.org.uk. It includes
an explanation of how the AIC Code adapts the Principles and Provisions set out in the UK Code to make them
relevant for investment companies.
The Board recognises the importance of a strong corporate governance culture and has established a
framework for corporate governance which it considers to be appropriate.
The UK Code includes provisions relating to:
•
the role of the chief executive; and
• executive directors’ remuneration.
For the reasons set out in the AIC Code, the Board considers these provisions not relevant to the position of
the Company, being an externally managed REIT. In particular, all of the Company’s day-to-day management
and administrative functions are outsourced to third parties. As a result, the Company has no executive
directors, employees or internal operations. The Company has therefore not reported further in respect of these
provisions.
The Board has reviewed the principles and recommendations of the AIC Code and considers that the Company
has complied with these throughout the year, except as disclosed below:
• given the size of the Board, it is not considered necessary to appoint a senior independent director (provision
4).
• given the structure and size of the Board, the Board does not consider it necessary to appoint separate
remuneration and nomination committees. The roles and responsibilities normally reserved for these
committees are matters for the Board (provisions 37-42 and 22-28 respectively).
Responsibilities
The Board is responsible for ensuring compliance with the Group’s investment policy and has oversight of the
management and conduct of the Group’s business, strategy and development.
The Board is also responsible for the control and supervision of the AIFM and the Investment Adviser and
compliance with the principles and recommendations of the AIC Code. The Board ensures the maintenance of
a sound system of internal controls and risk management (including financial, operational and compliance
controls) and reviews the overall effectiveness of the systems in place throughout the year and no problems
have been identified. The Board is responsible for approval of any changes to the capital, corporate and/or
management structure of the Group.
The Board’s main focus is the sustainable long-term success of the Group to deliver value for shareholders.
The Board does not routinely involve itself in day to day business decisions.
The AIFM is responsible for portfolio management (including compliance with the Group’s investment policy)
and risk management of the Group pursuant to the AIFMD, including the implementation and review of adequate
risk management systems. The AIFM has delegated the day to day portfolio management of the Group to the
Investment Adviser, including the acquisition of PRS development sites and completed PRS sites and
appointing and liaising with third parties providing services to the Group. The Investment Adviser also provides
certain development management services to the Group, in connection with the construction and delivery of
new PRS units.
61
CORPORATE GOVERNANCE
CORPORATE GOVERNANCE STATEMENT (Cont.)
The key matters reserved to the Board are:
• Board membership and powers including the appointment and removal of Board members;
• establishing the overall control framework, Stock Exchange related matters, including the approval of
than
the Stock Exchange, and communications with shareholders, other
to
communications
announcements of a routine nature;
•
•
•
•
•
the appointment, termination, and regular assessment of the performance of the principal advisers,
including the AIFM, Investment Adviser, legal and tax advisers, administrator, valuer, financial adviser and
broker, registrar and Auditor;
the approval of acquisitions from Sigma Capital Group Limited and subsidiary undertakings;
the approval of annual and half yearly financial reports, to 30 June and 31 December respectively,
dividends, accounting policies and significant changes in accounting practices;
the review of the adequacy of corporate governance procedure;
the review of the risk management systems and the effectiveness of internal controls;
• approval of changes to the Group’s capital structure, dividend policy, treasury policy, borrowing facilities
and any banking relationships;
• approval of any related party transactions subject to further regulatory requirements; and
• oversight of the Group’s operations ensuring compliance with statutory and regulatory obligations.
The Investment Adviser has autonomy for investment decisions within the terms of the Investment Agreement.
The Board has carried out a robust assessment of the emerging principal risks affecting the business, including
those which would threaten its business model, future performance, solvency or liquidity. Details of these risks
and their management are set out in this report on pages 45 to 48.
The Board has reviewed the effectiveness of the AIFM and Investment Adviser’s compliance and control
systems in operation insofar as they relate to the affairs of the Group and further reviews the arrangements with
the Depository to ensure the safeguarding of the Company’s assets and security of the shareholders’ investment
is being maintained.
As the Company principally invests in property assets, the Board does not consider that there is any need to
determine a separate remit for the Investment Adviser regarding voting and corporate governance issues in
respect of investee companies. While the Company has a number of subsidiary undertakings these are all
special purpose vehicles set up for the purposes of holding property assets and are all wholly owned and
controlled by the Company.
Internal Control Review
The Board is responsible for the systems of internal controls relating to the Company, including the reliability of
the financial reporting process, and for reviewing the systems’ effectiveness. The Directors have reviewed and
considered the guidance supplied by the FRC on risk management, internal control and related finance and
business reporting and an ongoing process is in place for identifying, evaluating and managing the principal
and emerging risks faced by the Company. This process, together with key procedures established with a view
to providing effective financial control, was in place during the year under review and at the date of this report.
The internal control systems are designed to ensure that proper accounting records are maintained, that the
financial information on which business decisions are made and which is issued for publication is reliable, and
that the assets of the Company are safeguarded.
The risk management process and systems of internal control are designed to manage rather than eliminate
the risk of failure to achieve the Company’s objectives. It should be recognised that such systems can only
provide reasonable, not absolute, assurance against material misstatement or loss.
62
CORPORATE GOVERNANCE
CORPORATE GOVERNANCE STATEMENT (Cont.)
The Directors have carried out a review of the effectiveness of the systems of internal control as they have
operated over the period and up to the date of approval of the annual report and financial statements. There
were no matters arising from this review that required further investigation and no significant failings or
weaknesses were identified. The internal control systems do not eliminate risk and can only provide reasonable
assurance against misstatement or loss.
Internal Control Assessment Process
Robust risk assessments and reviews of internal controls are undertaken regularly in the context of the
Company’s overall investment objective.
The following are the key internal controls which the Company has in place:
• a risk register has been produced against which identified and emerging risks and the controls in place to
mitigate those risks can be monitored;
• a procedure to monitor the compliance status of the Company to ensure that it can continue to be approved
as a REIT;
•
•
the Investment Manager and the Administrator prepare forecasts and management accounts which allow
the Board to assess performance; and
the controls employed by the Investment Manager and other third party service providers, are periodically
reviewed by the Audit Committee; and there are agreed and defined investment criteria, specified levels of
authority and exposure limits in relation to investments, leverage and payments.
The risks of any failure of internal controls are identified in the risk register, which is regularly reviewed by the
Board which also assesses the impact of such risks. The principal and emerging risks and uncertainties
identified from the risk register can be found on pages 45 to 48.
Investment Adviser
The Board appointed the Investment Adviser, Sigma PRS Management Ltd (“Sigma PRS”), in May 2017 to
provide investment advice and to manage the property portfolio and the associated day to day activities of the
Company. The Investment Adviser is part of the Sigma Capital Group, a leading provider of PRS properties in
the UK. As a wholly owned subsidiary of Sigma Capital Group Limited, the Investment Adviser benefits from the
extensive experience and expertise of the Sigma Capital Group with access to its PRS property platform to
source investment opportunities that meet the investment objectives of the Company, management of all
properties within the portfolio, and providing marketing and investor relations services to the Company.
During the year under review, an extension to the original Investment Advisory Agreement (“IAA”) was agreed.
The initial IAA signed on 3 May 2017 and provided for an initial minimum contracted term of five years to 31
May 2022, being the fifth anniversary of the initial admission of the Company's shares to trading on the Specialist
Fund Segment of the Main Market of the London Stock Exchange. Under the new agreement, the contracted
term has been extended to 31 December 2025, with a one year notice period thereafter.
The agreement with the Investment Adviser is terminable on not less than 12 months’ notice by either party,
such notice not to expire earlier than 31 December 2026. The performance of the Investment Adviser has been
reviewed on an ongoing basis throughout the period by the Board at its quarterly meetings. The Board considers
a number of factors including investment performance, the skills and experience of key staff and the capability
and resources of the Investment Adviser to deliver satisfactory performance for the Company in accordance
with its Investment Objective. The Board is satisfied with the performance of the Investment Adviser and
considers its continued appointment on the terms agreed to be in the best interests of the Company and its
shareholders as a whole.
63
CORPORATE GOVERNANCE
CORPORATE GOVERNANCE STATEMENT (Cont.)
Annual report and financial statements
The Directors have responsibility for preparing the annual report and financial statements. Each of the Directors
considers that, taken as a whole, the annual report and financial statements are fair, balanced and
understandable and provide the information necessary for shareholders to assess the Group’s position and
performance, business model and strategy.
The Board has a reasonable expectation that the Group and the Company will be able to continue in operation
and meet its liabilities as they fall due over the next twelve months from the date of this report. The going
concern and viability statements of the Group are set out on page 57.
Board membership and meeting attendance
During the year to 30 June 2021, the number of scheduled Board meetings attended by each Director was as
follows:
Director
Attendance*
Steve Smith
David Steffan Francis
Roderick MacRae
Geeta Nanda
Jim Prower
6/6
6/6
6/6
1/1
6/6
Date of
Appointment
24 April 2017
24 April 2017
24 April 2017
24 March 2021
20 May 2019
Length of Service at
30 June 2021
50 months
50 months
50 months
3 months
25 months
*Number of scheduled meetings attended/maximum number of meetings that the Director could have attended.
Composition
The Group has a Non-executive Chairman and four Non-executive Directors, all of whom were considered
independent on, and since their appointment. All of the Directors are independent of the Investment Adviser
and the AIFM. Although certain of the Directors share Non-executive roles in another organisation this is not
considered a risk to their independence in respect of the PRS REIT as there is not a significant link.
Steve Smith is the Chairman of the Company. The Chairman is responsible for leadership and oversight of the
Board to ensure that it functions effectively. Steve ensures that accurate, timely and clear information is received
and sufficient time is given in meetings to review all agenda items thoroughly. He promotes constructive debate
and facilitates a supportive, co-operative and open environment between the Investment Adviser and the
Directors. He is also responsible for ensuring that the Company’s obligations to its shareholders are understood
and met.
The Non-executive Directors hold, or have held, senior positions in industry and commerce and contribute a
wide range of skills, experience and objective perspective to the Board. Through the Board committees, the
Non-executive Directors bring focus and independence to strategy, governance, internal controls and risk
management.
During the year, the Board was satisfied that all Directors were able to commit sufficient time to discharge their
responsibilities effectively having given due consideration to the Directors’ external appointments. The Directors
were advised on appointment of the expected time required to fulfil their roles and have confirmed that they
remain able to make that commitment. All material changes in any Director’s commitments outside the Group
are required to be, and have been, disclosed prior to the acceptance of any such appointment.
Directors are selected and appointed by the Board as a whole. There is no separate nomination committee as
the Board is considered small relative to listed trading companies. The Directors are therefore responsible for
reviewing the size, structure and skills of the Board and considering whether any changes are required or new
appointments are necessary to meet the requirements of the Company’s business succession planning or to
maintain a balanced Board.
64
CORPORATE GOVERNANCE
CORPORATE GOVERNANCE STATEMENT (Cont.)
In accordance with the Articles of Association, every person appointed as an additional Director during the
course of the year must stand for re-election at the next Annual General Meeting (“AGM”). The Board follows
the revised AIC Code of Corporate Governance that applies to financial periods commencing after 1 January
2019 and requires that all Directors will stand for re-election annually and that all Directors will not serve for a
period of more than nine years in accordance with the UK Code.
Remuneration
Given that the Company has no executive Directors or other employees, the Board does not consider it
necessary to establish a separate remuneration committee. The Board takes responsibility for reviewing the
levels of remuneration set.
Board Committees
The Board has established a Management Engagement Committee and an Audit Committee.
The Audit Committee meets at least twice a year and reviews the scope and results of the external audit, its
cost effectiveness and the independence and objectivity of the external Auditors, including the provision of non-
audit services. The Audit Committee comprises 3 of the Non-executive Directors given the size of the Board
and to benefit from the broad range of financial, commercial and property sector experience which enables them
to provide better oversight of financial and risk matters. Rod MacRae is Chairman of the Audit Committee.
The Management Engagement Committee comprises the full Board and keeps the terms of engagement with
the AIFM and Investment Adviser under review and examines the effectiveness of the Company’s internal
control systems and the performance of the AIFM, Investment Adviser, Administrator, Depositary, Company
Secretary, valuer and other service providers. Other than signing a new Investment Adviser Agreement that
included a reduction in the Investment Adviser’s fee calculation, there were no other changes to the terms of
these engagements. The Management Engagement Committee comprises all of the Directors given the size of
the Board but each member is independent of the AIFM and the Investment Adviser. Steve Smith is the
Chairman of the Management Engagement Committee. The Management Engagement Committee receives
reports and analysis from each of the Investment Adviser and AIFM and reviews these, making
recommendations for change or requests for additional information where appropriate to ensure ongoing
performance under the terms of their respective contractual arrangements. There were 2 Management
Engagement Committee meetings during the year attended by all of the Directors.
The agreement with the Investment Adviser is terminable on not less than 12 months’ notice by either party,
such notice not to expire earlier than 31 December 2026. The performance of the Investment Adviser has been
reviewed on an ongoing basis throughout the period by the Board at its quarterly meetings. The Board considers
a number of factors including investment performance, the skills and experience of key staff and the capability
and resources of the Investment Adviser to deliver satisfactory performance for the Company in accordance
with its Investment Objectives. The Board is satisfied with the performance of the Investment Adviser and
considers its continued appointment to be in the best interests of the Company and its shareholders.
Board Meetings
During a full financial period, the Board will meet formally at least on a quarterly basis with additional meetings
as the Board may decide from time to time dedicated to specific events. There were six meetings during the
year, attended by those Directors available at the time. The additional meetings in the year were in connection
with the approval of the 2020 Annual Report and Financial Statements, and the debt facilities with both Lloyds
Banking Group / RBS and Barclays.
Board papers are circulated by the Investment Adviser prior to each meeting to ensure that the Directors receive
accurate, clear and timely information to help them to discharge their duties. For this purpose, the Board
receives periodic reports from the AIFM and the Investment Adviser detailing the performance of the Group.
The primary focus at the meetings are a review of investment opportunities, investment performance and
associated matters such as gearing, asset allocation, level of the share price discount or premium, marketing
and investor relations and industry issues.
65
CORPORATE GOVERNANCE
CORPORATE GOVERNANCE STATEMENT (Cont.)
Discussions of the Board
During the year, the Board spent time discussing the following items:
investment policy and objectives
the approval of debt facilities with Lloyds Banking Group / RBS and Barclays
the Group’s corporate structure
the Group’s communication strategy
the key performance indicators by which the Group measures success
• health and safety
•
•
•
•
•
• updates on relevant government or regulatory developments
•
•
• analysis of the Company’s shareholder register
•
review of corporate governance compliance, Group subsidiary activity and Depositary report
review of quarterly management accounts
review of the Company’s share price rating, performance and trading and the Group’s NAV performance
The Investment Adviser attends the Board meetings. Representatives from the AIFM and the Company’s other
advisers are also invited to attend Board meetings from time to time.
Performance Evaluation
The Directors recognise that the evaluation process is a significant opportunity to review the practices and
performance of the Board, its committees and its individual Directors, and to implement actions to improve the
Board’s focus and effectiveness which contribute to the Group’s success.
The Board has undertaken an internal performance evaluation designed to assess the strengths and
effectiveness of the Board and its committees. The evaluation considered (amongst other things) the
composition, balance and effectiveness of the Board, the quality of management information, the independence
and the overall performance of the Board and its Committees.
Having conducted the evaluation, the Board considers that it has performed effectively and that it demonstrates
a good balance of skills, performance and knowledge. The Board is also satisfied that the Chairman remains
independent of the Investment Adviser and the AIFM and has exhibited a good leadership style, promoting
effective decision-making, constructive debate and ensuring the Board functions well as a unit. Whilst the Board
recognises it could be more diverse, it does not consider it is in the best interests of shareholders to force
diversity by imposing fixed criteria or quotas. The Board will continue to make appointments based on merit,
having regard to a number of factors including gender, ethnicity, skills and experience. In identifying and
nominating for approval of the Board, candidates to fill Board vacancies as and when they arise. In identifying
suitable candidates the Board uses the services of external advisers to facilitate the search. In relation to the
appointment of Geeta Nanda during the year, the Board appointed the Lygon Group, an independent executive
search and board consulting partnership providing services to quoted and private equity backed firms. The
Board confirmed the independence of Lygon Group prior to their appointment. The Board will continue to monitor
and encourage diversity.
Culture
The Directors are aware that establishing and maintaining a healthy culture amongst the Board and in its
interaction with the Investment Adviser, other service providers, shareholders and other stakeholders will
support the delivery of its purpose, values and investment strategy. The Board seeks to promote a culture of
openness, transparency and integrity through ongoing dialogue and engagement with its stakeholders.
The Group has a number of policies and procedures in place to assist with maintaining a culture of good
governance including those relating to diversity, Directors’ conflicts of interest and Directors’ dealings in the
Company’s shares. The Board assesses and monitors compliance with these policies as well as the general
culture of the Board regularly through Board meetings and in particular during the annual evaluation process.
These policies and behaviours are designed to align the culture with the long term strategy of the Group. The
Board seeks to appoint the best possible service providers and evaluates their service on a regular basis.
66
CORPORATE GOVERNANCE
CORPORATE GOVERNANCE STATEMENT (Cont.)
The Board considers the culture of the Investment Adviser and other service providers, including their policies,
practices and behaviour, through regular reporting from these stakeholders and in particular during the annual
review of the performance and continuing appointment of all service providers.
Conflicts of interest
The Group operates a conflicts of interest policy that has been approved by the Board and sets out the approach
to be adopted and procedures to be followed where a Director, or such other persons to whom the Board has
determined the policy applies, has an interest which conflicts, or potentially may conflict, with the interests of
the Group. Under the policy and the Company’s Articles of Association, the Board may authorise potential
conflicts that may arise, subject to imposing limits or conditions when giving authorisation if this is appropriate.
The Group reserves the right to withhold information relating to or relevant to a conflict matter from the Director
concerned, and/or to exclude the Director from any Board information, discussions or decisions which may or
will relate to that matter of conflict, or where the Chairman considers that it would be inappropriate for a Director
to take part in such discussion or decision, or receive such information. Procedures have been established to
monitor actual and potential conflicts of interest on a regular basis and the Board is satisfied that these
procedures are working effectively.
The AIFM and Investment Adviser maintain a policy to avoid and manage any conflicts of interest that may arise
between themselves and the Group. The Investment Adviser has established a clear and robust framework to
ensure that any conflicts of interest are appropriately governed that includes:
•
•
the Investment Adviser’s obligation to provide the Group with a right of first refusal on every investment
opportunity meeting the Group’s investment policy with the intention that the Group undertakes not less
than two-thirds of all such opportunities with the balance being developed by the Investment Adviser and
forward sold to the Group
the Investment Adviser’s obligation to sell all stabilised investment assets to the Group on pre-agreed terms
at a price equal to the market value determined by an independent valuation expert
• other conflict matters, in particular regarding the value, quality or other terms relating to the acquisition of
assets by the Group
Professional development
All Directors received a comprehensive induction programme on joining the Board that covered the Investment
Adviser’s investment approach, the role and responsibilities of a Director and guidance of corporate governance
and applicable regulatory and legislative landscape. The Chairman regularly reviews and discusses the
development needs with each Director. Each Director is fully aware that they should take responsibility for their
own individual development needs and take the necessary steps to ensure they are wholly informed of
regulatory and business developments.
Health and safety
Health and safety is of prime importance to the Group, and is considered equally with all other business
management activities to ensure protection of stakeholders be they tenants, advisers, suppliers, visitors or
others. The Board regularly discusses health and safety issues with the Investment Adviser. The Group is
committed to fostering the highest standards in health and safety as it believes that all unsafe acts and unsafe
conditions are preventable. All our stakeholders have a responsibility to support the aim of ensuring a secure
and safe environment, and all our stakeholders are tasked with responsibility for achieving this commitment.
Transparency
The Company aims to be transparent, and to ensure that it communicates with its shareholders and other
stakeholders in a manner that enhances their understanding of its business. The Company engages Sigma
PRS to maintain accounting documentation that clearly identifies the true nature of all business transactions,
assets and liabilities, in line with the relevant regulatory, reporting, accounting, and legal requirements. No
record or entry is knowingly false, distorted, incomplete, or suppressed. All reporting is fair, reasonable,
complete and in compliance in all material respects with stated accounting policies and procedures.
67
CORPORATE GOVERNANCE
CORPORATE GOVERNANCE STATEMENT (Cont.)
The Company does not knowingly misstate or misrepresent management information for any reason, and the
Company expects the same to apply to its suppliers. The Company may be required to make statements or
provide reports to regulatory bodies, government agencies or other government departments, as well as to the
media. The Company ensures that such statements or reports are correct, timely, and not misleading, and that
they are delivered through the appropriate channels. Through its website the Company provides its Annual
Report, other statements and any appropriate information to enable shareholders and stakeholders to assess
the performance of its business. The Company complies with the applicable laws and regulations concerning
the disclosure of information relating to the Company.
Shareholder engagement
The Group encourages active interest and contribution from both its institutional and private investors and
responds promptly to all queries received by the Group. The Board recognises the importance of maintaining
strong relationships with shareholders, and the Directors place a great deal of importance on understanding
shareholder sentiment.
The Investment Adviser and the Group’s financial advisers regularly meet and receive calls from shareholders
and analysts in order to understand their views, and the Group’s broker speaks to shareholders regularly,
ensuring shareholder views are communicated to the Board. The Board takes responsibility for, and has a direct
involvement in, the content of communications regarding major corporate issues.
Shareholders are encouraged to attend and vote at the Company’s shareholder meetings, so they can discuss
governance and strategy and the Board can enhance its understanding of shareholder views. The Board attends
the Company’s shareholder meetings to answer any shareholder questions and the Chairman makes himself
available, as necessary, outside of these meetings to speak to shareholders.
The Board believes that sufficient information is available to shareholders to understand the balance of risk and
reward to which they are exposed by holding shares in the Company. The publication of the Key Information
Document on the Company’s website, which is prepared by the AIFMD in conjunction with the Investment
Adviser, provides the nature and key risks of the Company to shareholders. The Board is committed to providing
investors with regular announcements of significant events affecting the Group and all investor documentation
is available on the Group’s website www.theprsreit.com.
As a demonstration of the Company’s commitment to sustainability, it moved to electronic communications for
all shareholders in November 2020.
68
CORPORATE GOVERNANCE
AUDIT COMMITTEE REPORT
I am pleased to present the Audit Committee (the “Committee”) report of The PRS REIT plc covering the
financial year ended 30 June 2021.
The Committee, which reports to the Board, has governance responsibilities to oversee the Company’s financial
reporting processes, which include the risk management and internal financial controls of the Investment
Adviser.
The Committee members consist of 3 Board Directors who have a broad range of financial, commercial and
property sector expertise which enables them to provide oversight of both financial and risk matters.
Role of the Audit Committee
The principal duties of the Audit Committee are:
Financial reporting
•
consider the integrity of the interim and full year financial statements which includes the preliminary results
announcement of the Company;
•
report to the Board on any significant financial reporting issues and judgments having regard to any matters
communicated to it by the Auditor; and
• as requested by the Board, to review the contents of the annual report and financial statements and advise
the Board on whether the report and financial statements provide a true and fair view of the Company’s
financial position as at 30 June 2021 and further provides shareholders with sufficient information to assess
the financial position of the Company and Group, and the Group’s performance, investment strategy and
investment objectives.
Risk management and control
•
review the adequacy of the internal controls and risk management systems of the Company’s Investment
Adviser; and
•
report to the Board on the Company’s procedures for detecting fraud.
External audit
•
to manage the relationship with the Company’s external Auditor, including reviewing the Auditor’s
remuneration, independence and performance and making recommendations to the Board as appropriate;
•
•
to review the policy on the engagement of the Auditor; and
to safeguard the Auditor’s independence and objectivity.
External property valuation
•
to review the quality and appropriateness of the half-yearly and full year external valuations of the Group’s
property portfolio.
Other
•
review the Committee’s terms of reference and performance effectiveness.
The Committee is to meet at least twice annually and its quorum is two members. The Audit Committee reports
and makes recommendations to the Board, after each meeting.
69
CORPORATE GOVERNANCE
AUDIT COMMITTEE REPORT (Cont.)
Matters considered by the Audit Committee
There are at least two scheduled Audit Committee meetings per any financial period. For the period from 1 July
2020 to 11 October 2021, the Committee has met five times. The attendance at these meetings was as follows:
Director
Attendance *
Rod MacRae (Chairman)
Steffan Francis
Jim Prower
5/5
5/5
5/5
*Number of scheduled meetings attended/maximum number of meetings that the Director could have attended.
reviewed the internal controls and risk management systems of the Company;
reviewed financial results;
At these meetings, the Audit Committee has:
•
•
• agreed the audit plan with the Auditor, including the agreement of the audit fee;
•
•
•
•
reviewed the annual valuation reports from the independent valuation expert, Savills (UK) Limited;
reviewed the provision of non-audit services by the Auditor;
reviewed the independence of the Auditor; and
reviewed the Group’s financial statements and advised the Board accordingly.
The Company’s principal risks can be found on pages 45 to 48. The Administrator and the Investment Adviser
update the Audit Committee on changes to accounting policies, risk, legislation and areas of significant
judgement by the Investment Adviser.
Significant matters considered by the Audit Committee in the year
Acquisition of subsidiaries
During the year the Group acquired four property owning special vehicles. The Directors considered whether
these acquisitions met the definition of a business or the acquisition of a group of assets and liabilities. It was
concluded that the subsidiaries met the criteria for the acquisition of a group of assets and liabilities as outlined
in IFRS 3. The Committee considered the accounting treatment of the acquisitions of these property owning
special purpose vehicles. The Administrator and the Investment Adviser provided advice to the Audit Committee
in this regard. The Committee was satisfied that these acquisitions were appropriately treated as asset
acquisitions.
Property portfolio valuation
Investment property is held in the financial statements at fair value. There are independent valuations which are
carried out by a qualified independent valuation expert. The valuations depend on some data provided by the
Investment Adviser and the independent valuation expert makes decisions and assumptions on criteria, some
of which are subjective. As the valuation of the properties within the Group’s portfolio is central to the Company’s
business the Directors consider that the value of investment properties is a significant issue due to the
magnitude of the total amount, the potential impact on the movement in value on the reported results and the
subjectivity of the valuation process.
The investment properties are independently valued by an external valuation expert, Savills (UK) Limited. The
valuations are prepared in accordance with the RICS Valuation - Global Standards (incorporating the IVSC
International Valuation Standards) effective from 31 January 2020, together, where applicable, with the UK
National Supplement effective 14 January 2019, together the “Red Book”. The Investment Adviser has held
open discussions with the valuers throughout the period on the valuation process to discuss various elements
of the property valuations and the Auditor also has direct access to them as part of the audit process. Given the
audit risks related to the valuation of the property portfolio, the Auditor engaged its own independent valuation
expert to review the Group’s valuation. Since the year-end, the Committee has reviewed the valuation reports
and has discussed these reports with the valuer, the Investment Adviser and the Auditor. The Audit Committee
were satisfied with the valuation reports.
70
CORPORATE GOVERNANCE
AUDIT COMMITTEE REPORT (Cont.)
Maintenance of REIT status
The UK REIT regime enables the Group to benefit from favourable tax treatment. The Audit Committee and
Board monitors the PRS REIT’s compliance status throughout the year and considers requirements for the
maintenance of the Company’s REIT status.
External audit process
Before the commencement of the audit, the Audit Committee met with the Auditor, to discuss the scope of the
audit plan. After completion of the external audit, the Committee met again with the Auditor to discuss the
findings of the external audit and consider and evaluate any findings.
True and fair view
After the consideration of the above matters and detailed review, the Audit Committee was of the opinion that
the annual report and financial statements, represent a true and fair view of the Company as a whole and in
addition provides the information necessary for shareholders to assess the Company’s performance, strategy
and investment objectives.
Audit fees and non-audit services
An audit fee of £100,000 has been agreed in respect of the audit of the Company for the year ended 30 June
2021 (2020: £98,000). The audit fees of the Group for the period ended 30 June 2021 totalled £252,000 (2020:
£182,000).
The cost of non-audit services provided by the Auditor to the Company for the financial period ended 30 June
2021 was £69,000 (2020: £19,000) of which £20,000 related to the interim financial statements review (2020:
£19,000) and £50,000 in relation to corporate finance services for the Company’s migration to the Premium
Segment of the Main Market. BDO LLP have been engaged to advise on taxation compliance matters. To
safeguard the external Auditor’s independence and objectivity there was prior approval of a detailed scope and
no additional safeguards were considered necessary due to the nature of procedures involved.
Independence and objectivity of the Auditor
RSM UK Audit LLP (“RSM”) were appointed as Auditor to the Company since IPO on 31 May 2017, during
which time Mr Euan Banks, Partner at RSM, has been the audit partner on the audit. No tender for the audit of
the Company has been undertaken. In accordance with the rules around audit partner rotation, Mr Banks can
only act as engagement partner for a maximum of five years and will require to rotate off after the year ending
30 June 2022.
In evaluating RSM’s performance, the Audit Committee considered the effectiveness of the audit process,
quality of delivery, staff expertise, audit fees and the Auditor’s independence, along with matters raised during
the audit. The Committee received confirmation from RSM that they maintain appropriate internal safeguards
in line with applicable professional standards. In accordance with new requirements relating to the appointment
of Auditors, the Company will need to conduct an audit tender no later than for the accounting period beginning
1 June 2026. Having considered the Auditor’s independence in respect of the year ended 30 June 2021, the
Audit Committee is satisfied with the Auditor’s performance, objectivity and independence.
Review of Auditor appointment
Following consideration of the performance of the Auditor, the service provided during the year and a review of
their independence and objectivity, the Audit Committee has recommended to the Board the continued
appointment of RSM UK Audit LLP as the Company’s external independent Auditor.
Internal audit
The Audit Committee has determined that there is no need for an internal audit function given the limited size
and complexity of the Company and its business.
Rod MacRae
Audit Committee Chairman
11 October 2021
71
CORPORATE GOVERNANCE
DIRECTORS’ REMUNERATION POLICY
The Directors’ Remuneration Policy of the Company is set by the Board. A resolution to approve this Directors’
Remuneration Policy was approved at the last Annual General Meeting. The policy provisions set out below will
apply until they are next put to shareholders for renewal of that approval, which must be at intervals of not more
than three years, or earlier if proposals are made to vary the policy. The Directors’ Remuneration Policy is
binding and sets the parameters within which Directors' remuneration may be set.
The Directors’ Remuneration Policy of the Company is to pay its Non-executive Directors fees that are
appropriate for the role and the amount of time spent in discharging their duties, that are broadly in line with
those of comparable real estate investment companies and that are sufficient to attract and retain suitably
qualified and experienced individuals which therefore supports the long term strategic objectives of the Group.
The fees paid will be reviewed on an annual basis and may also be reviewed when new Non-executive Directors
are recruited to the Board. The Directors of the Company are entitled to such rates of annual fees as the Board
at its discretion shall from time to time determine. The Chairman of the Board and the Audit Committee Chairman
are entitled to receive fees at a higher level than those of the other Directors, reflecting their additional duties
and responsibilities. Annual fees are pro-rated where a change takes place during the financial year.
In addition to the annual fee, under the Company's Articles of Association, if any Director is requested to perform
any special duties or services outside his ordinary duties as a Director, he may be paid such reasonable
additional remuneration as the Board may from time to time determine.
Directors’ Remuneration Components
Component
Director
Annual fee
Chairman
Annual fee
Non-executive
Directors
Additional fee Chairman of the
Audit Committee
Annual Fee
£’000
45
Purpose of Remuneration
Commitment as Chairman of a public company
30
5
Commitment as Non-executive Directors of a public
company
For additional responsibilities and time commitment
Additional fee All Directors
Discretionary For extra or special services performed in their role
Expenses
All Directors
n/a
as a Director
Reimbursement of expenses incurred in the
performance of duties as a Director
Directors and Officers liability insurance cover is maintained by the Company on behalf of the Directors.
Directors are entitled to be paid all expenses properly incurred in attending Board or shareholder meetings or
otherwise in or with a view to the performance of their duties.
As all Directors are Non-executive and there are no employees, the Company does not operate any share
option or other long-term incentive schemes and the Directors’ fees are not subject to any performance criteria.
No pension or other retirement benefits schemes are operated by the Company for any of its Directors.
Letters of appointment
No Director has a service contract with the Company. The Directors are appointed under letters of appointment.
Their appointment and any subsequent termination or retirement is subject to the Articles of Association. The
Directors’ letters of appointment provide that, upon the termination of a Director’s appointment, that Director
must resign in writing and all records remain the property of the Company. A Director’s appointment can be
terminated in accordance with the Articles of Association and without compensation. There is no notice period
specified in the Articles of Association for the removal of Directors and all Directors are subject to re-election by
shareholders every year from the date they were last re-elected.
Approach to recruitment remuneration
The remuneration package for any new Chairman or Non-executive Director will be the same as the prevailing
rates determined on the bases set out above. The Board will not pay any introductory fee or incentive to any
person to encourage them to become a Director, but may pay the fees of search and recruitment specialists in
connection with the appointment of any new Non-executive Director.
72
CORPORATE GOVERNANCE
DIRECTORS’ REMUNERATION POLICY (Cont.)
Views of shareholders
Any views expressed by shareholders on the fees being paid to Directors would be taken into consideration by
the Board when reviewing levels of remuneration. No views have been expressed to date.
Voting at the AGM
The Directors’ remuneration report for the year ended 30 June 2020 and the Directors’ remuneration policy
were approved by shareholders at the AGM held on 10 December 2020. The results taken on a poll were as
follows:
Directors’ Remuneration Report
For – number of votes cast
Against - number of votes cast
Total votes cast
Number of votes withheld
Directors’ Remuneration Policy
For – number of votes cast
Against - number of votes cast
Total votes cast
Number of votes withheld
367,746,944
1,364,797
369,111,741
4,000
364,323,224
4,788,517
369,111,741
4,000
73
CORPORATE GOVERNANCE
DIRECTORS’ REMUNERATION REPORT
The Board presents its Directors’ Remuneration Report in respect of the year ended 30 June 2021. The Board
has prepared this report in accordance with the Large and Medium-Sized Companies and Groups (Accounts
and Reports) (Amendment) Regulations 2008 (as amended). An ordinary resolution for the approval of the
Directors’ Remuneration Report will be put to shareholders at the next AGM of the Company.
The law requires the Company’s Auditor to audit certain of the disclosures required. Where disclosures have
been audited, they are indicated as such. The Auditor’s opinion is included in the Auditor’s Report on pages 77
to 83.
Annual Statement from the Chairman
I am pleased to present the Directors’ Remuneration Report for the financial year ended 30 June 2021.
As the Board has no executive Directors, it does not consider it necessary to establish a separate Remuneration
Committee. The Board as a whole is therefore responsible for decisions regarding remuneration. The Board
consists entirely of Non-executive Directors and the Company has no employees.
Companies are required to seek shareholder approval of the Remuneration Report each year and of the
Directors’ Remuneration Policy on at least a three-yearly basis. The vote on the Directors’ Remuneration Report
is an advisory vote, whilst the Directors’ Remuneration Policy is subject to a binding vote. Resolutions to approve
the Directors’ Remuneration Report and the Remuneration Policy, as outlined on page 72 of this report, will be
put before shareholders at the forthcoming AGM of the Company. Any change to the Directors’ Remuneration
Policy following its approval would require shareholder approval. There will be no significant change in the way
the Directors’ Remuneration Policy will be implemented in the course of the next financial year.
The Directors are remunerated for their services at such rate as the Board shall from time to time determine.
The Board has set three levels of fees: one for the Chairman, one for other Directors, and an additional fee that
is paid to the Director who chairs the Audit Committee. Fees are reviewed annually in accordance with the
Directors’ Remuneration Policy. The fee for any new Director appointed will be determined on the same basis.
The Directors’ fees have been set at a rate of £45,000 per annum in respect of the Chairman and £30,000 per
annum in respect of the other Directors, with an additional £5,000 to the Chairman of the Audit Committee. No
person provided advice or services to the Board in respect of the consideration of Directors’ remuneration.
Following a review of Directors’ fees subsequent to the year-end, no changes are currently being proposed.
There were no other payments for extra services in the period ended 30 June 2021 (2020: £nil).
Directors’ fees for the period (audited)
The Directors who served during the year and prior period received the following total fixed fee remuneration:
Steve Smith (Chairman)
Steffan Francis
Rod MacRae (Audit Committee Chairman)
Geeta Nanda (appointed 24 March 2021)
Jim Prower
Year ended
30 June
2021
£’000
Year ended
30 June
2020
£’000
45
30
35
8
30
148
45
30
35
-
30
140
%
change
%
-
-
-
n/a
-
During the year and prior year, no taxable benefits were received by any of the Directors.
The amounts paid to the Directors were for services as Non-executive Directors.
Under the Company’s Articles of Association, the total aggregate remuneration and benefits in kind of the
Directors of the Company is subject to a maximum of £300,000 in any financial year. Any change to this would
require shareholder approval.
74
CORPORATE GOVERNANCE
DIRECTORS’ REMUNERATION REPORT (Cont.)
Relative importance of spending on pay
Year ended
30 June
2021
£’000
Year ended
30 June
2020
£’000
Directors’ aggregate remuneration
Dividends paid to all shareholders*
148
24,764
140
19,812
*includes all dividends paid in relation to the year ended 30 June 2021 and year ended 30 June 2020
Total shareholder return
The graph below shows the total shareholder return (as required by company law) of the Company’s Ordinary
Shares relative to a return on a hypothetical holding over the same period in the FTSE 250, FTSE All Share
REITS and FTSE 350 REITS. Total shareholder return is the measure of returns provided by a Company to
shareholders reflecting share price movements and assuming reinvestment of dividends.
Loss of office
The Directors do not have service contracts with the Company but are engaged under letters of appointment
under which there is no entitlement to compensation for loss of office.
Directors’ interests (Audited)
There is no requirement under the Company’s Articles of Association or the terms of their appointment for
Directors to hold shares in the Company.
As at 30 June 2021, the following Directors (including their connected persons) had beneficial interests in the
following number of shares in the Company:
Steve Smith (Chairman)
Steffan Francis
Rod MacRae (Audit Committee Chairman)
Jim Prower
Ordinary
Shares
2021
Ordinary
Shares
2020
80,000
80,000
100,000
22,000
80,000
60,000
100,000
22,000
There have been no changes to Directors’ share interests between 30 June 2021 and the date of this report.
The shareholdings of the Directors are not significant and therefore do not compromise their independence.
75
CORPORATE GOVERNANCE
DIRECTORS’ REMUNERATION REPORT (Cont.)
None of the Directors or any person connected with them has a material interest in the Company’s transactions,
arrangements or agreements during the year.
The Company maintains Directors and Officers liability insurance cover, at its expense, on the Directors’ behalf.
Statement of voting at general meetings
The Company is committed to ongoing shareholder dialogue and takes an active interest in voting outcomes.
Where there are substantial votes against resolutions in relation to Directors’ remuneration, the Company will
seek the reasons for any such vote and will detail any resulting actions in an announcement.
The Company’s forthcoming AGM will be an opportunity for shareholders to vote on the Directors’ Remuneration
Policy and the Directors’ Remuneration Report.
Approval
The Directors’ Remuneration Report was approved by the Board on 11 October 2021.
On behalf of the Board.
Steve Smith
Chairman
76
INDEPENDENT AUDITORS REPORT TO THE MEMBERS OF THE PRS REIT PLC
Opinion
We have audited the financial statements of The PRS REIT plc (the ‘parent company’) and its subsidiaries (the
‘group’) for the year ended 30 June 2021 which comprise the Consolidated Statement of Comprehensive
Income, Consolidated and Company Statements of Financial Position, Consolidated and Company Statements
of Changes in Equity, Consolidated and Company Statements of Cash Flows and notes to the financial
statements, including a summary of significant accounting policies. The financial reporting framework that has
been applied in their preparation is applicable law and International Accounting Standards in conformity with
the requirements of the Companies Act 2006 and international financial reporting standards adopted pursuant
to Regulation (EC) No 1606/2002 as it applies in the European Union. The financial reporting framework that
has been applied in the preparation of the parent company financial statements is applicable law and
International Accounting Standards in conformity with the requirements of the Companies Act 2006.
In our opinion:
•
•
•
•
the financial statements give a true and fair view of the state of the group’s and of the parent company’s
affairs as at 30 June 2021 and of the group’s profit for the year then ended;
the group financial statements have been properly prepared in accordance with International Accounting
Standards in conformity with the requirements of the Companies Act 2006 and international financial
reporting standards adopted pursuant to Regulation (EC) No 1606/2002 as it applies in the European Union;
the parent company financial statements have been properly prepared in accordance with International
Accounting Standards in conformity with the requirements of the Companies Act 2006; and
the financial statements have been prepared in accordance with the requirements of the Companies Act
2006 and, as regards the group financial statements, Article 4 of the IAS regulations.
Basis for opinion
We conducted our audit in accordance with International Standards on Auditing (UK) (ISAs (UK)) and applicable
law. Our responsibilities under those standards are further described in the Auditor’s responsibilities for the audit
of the financial statements section of our report. We are independent of the group and parent company in
accordance with the ethical requirements that are relevant to our audit of the financial statements in the UK,
including the FRC’s Ethical Standard as applied to listed public interest entities and we have fulfilled our other
ethical responsibilities in accordance with these requirements. We believe that the audit evidence we have
obtained is sufficient and appropriate to provide a basis for our opinion.
Conclusions relating to going concern
In auditing the financial statements, we have concluded that the directors’ use of the going concern basis of
accounting in the preparation of the financial statements is appropriate. Our evaluation of the directors’
assessment of the group’s and parent company’s ability to continue to adopt the going concern basis of
accounting included:
• Reviewing management’s going concern assessment paper covering the 12 month period from date of
approval of the financial statements
• Checking the mathematical accuracy of the underlying financial model
• Assessing management’s sensitivity analysis, including considering the impact on bank loan covenants
• Reviewing the appropriateness of going concern disclosures in the financial statements
We concluded that the directors’ assessment was appropriate in the circumstances and have no key
observations to make.
Based on the work we have performed, we have not identified any material uncertainties relating to events or
conditions that, individually or collectively, may cast significant doubt on the group’s or the parent company’s
ability to continue as a going concern for a period of at least twelve months from when the financial statements
are authorised for issue.
In relation to the entities reporting on how they have applied the AIC Code of Corporate Governance, we have
nothing material to add or draw attention to in relation to the directors’ statement in the financial statements
about whether the directors considered it appropriate to adopt the going concern basis of accounting.
Our responsibilities and the responsibilities of the directors with respect to going concern are described in the
relevant sections of this report.
77
INDEPENDENT AUDITORS REPORT TO THE MEMBERS OF THE PRS REIT PLC (Cont.)
Summary of our audit approach
Key audit matters
Materiality
Scope
Group
- Valuation of Investment Property
Parent Company
- No key audit matters
Group
- Overall materiality: £8,740,000 (2020: £7,860,000)
- Performance materiality: £6,550,000 (2020: £5,890,000)
Parent Company
- Overall materiality: £7,830,000 (2020: £6,070,000)
- Performance materiality: £5,870,000 (2020: £4,550,000)
Our audit procedures covered 100% of group rental income, group
profit, and group total assets, and was performed to the materiality
levels set out above.
Key audit matters
Key audit matters are those matters that, in our professional judgment, were of most significance in our audit of
the group financial statements of the current period and include the most significant assessed risks of material
misstatement (whether or not due to fraud) we identified, including those which had the greatest effect on the
overall audit strategy, the allocation of resources in the audit and directing the efforts of the engagement team.
These matters were addressed in the context of our audit of the group financial statements as a whole, and in
forming our opinion thereon, and we do not provide a separate opinion on these matters.
We have determined that there are no key audit matters to communicate in our report in relation to the Parent
Company.
Valuation of investment properties
This is detailed in the Audit Committee report on pages 69 to 70; the significant accounting judgements and
estimates on page 98; significant accounting policies on pages 95 to 98 and notes to the financial statements
on pages 104 to 105.
The group owns or controls through a portfolio of Special Purpose Vehicles (SPV’s) a portfolio of investment
properties which includes residential properties only. The total value of the portfolio at 30 June 2021 was £780m.
The group either acquires completed sites or sites that are ready to develop with full planning consent having
been granted, the latter form investment properties under construction and have been valued at fair value, at
30 June 2021 these were valued at £246m. The properties are predominately located in the north of England
and the Midlands.
The directors’ assessment of the value of the investment properties at year end date, is considered a key audit
matter due to the magnitude of the total amount, the potential impact of the movement in value on the reported
results, and the subjectivity and complexity of the valuation process.
The valuation is carried out by external valuers, Savills, in line with the methodology set out in note 18 on pages
104 to 105.
How the matter was addressed in the audit
We audited the independent valuations of investment properties to ensure the valuations are appropriate and
correctly recorded in the financial statements in line with the Accounting Standards.
We assessed the external valuer’s qualifications and expertise and considered their terms of engagement, we
also considered their objectivity and any other existing relationships with the group.
We engaged a property valuation specialist as our auditor expert to assist in the audit of the valuations. They
provided us with sector specific data to assist in our challenge of the assumptions applied by the valuer.
We selected a sample of 10 sites that were either individually material or had valuation or yield movements that
were higher or lower than expected from our overall review of the portfolio and requested the auditor’s expert
complete a detailed valuation assessment.
78
INDEPENDENT AUDITORS REPORT TO THE MEMBERS OF THE PRS REIT PLC (Cont.)
We discussed with the Investment Adviser and the external valuer the overall movement in property values
giving consideration to whether properties were fully developed or under construction and recognising the
similarity of tenant profiles. We also specifically discussed any properties whose movement was not consistent
with overall movements of the entire portfolio, to gain an understanding of why these exceptions were
reasonable.
We discussed the methodologies with the Investment Adviser, the external valuer, and the auditor’s expert to
ensure these were the most appropriate valuation methodologies for each property type.
For assets under construction we assessed the stage of completion by reference to the stage of works
completed to date and the amount still to be completed to the underlying documentation and forecasts.
We tested inputs provided by the Investment Adviser to the external valuer to ensure these reflected the key
observable inputs for each property and considered whether market data for a sample of properties was
consistent with the valuation report.
Key observations
We concluded that the fair values of the investment properties being adopted by the group were acceptable.
Our application of materiality
When establishing our overall audit strategy, we set certain thresholds which help us to determine the nature,
timing and extent of our audit procedures. When evaluating whether the effects of misstatements, both
individually and on the financial statements as a whole, could reasonably influence the economic decisions of
the users we take into account the qualitative nature and the size of the misstatements. Based on our
professional judgement, we determined materiality as follows:
Overall materiality
£8,740,000 (2020: £7,860,000)
£7,830,000 (2020: £6,070,000)
Group
Parent company
Basis for determining
overall materiality
Rationale for
benchmark applied
1% of Total assets
1.2% of Total assets
Total assets used as a
benchmark as assessed that the
shareholders will be primarily
interested in the growth in the
value of property, represented by
the property valuation.
Total assets used as a
benchmark as assessed that the
shareholders will be primarily
interested in the growth in the
value of property, represented by
the investments held by the
parent company in its property
holding subsidiaries.
Performance materiality £6,550,000 (2020: £5,890,000)
£5,870,000 (2020: £4,550,000)
Basis for determining
performance materiality
Reporting materiality
levels for
transactions where
materiality levels are
lower
than overall materiality
Reporting of
misstatements to the
Audit Committee
75% of overall materiality
75% of overall materiality
The income statement was tested
to the lower Specific Materiality
figure of £1.3m to reflect that the
income statement values are
significantly lower than those in
the Statement of Financial
Position.
The income statement was
tested to the lower Specific
Materiality figure of £1.3m to
reflect that the income statement
values are significantly lower
than those in the Statement of
Financial Position.
Misstatements in excess of
£50,000 and misstatements below
that threshold that, in our view,
warranted reporting on qualitative
grounds.
Misstatements in excess of
£50,000 and misstatements
below that threshold that, in our
view, warranted reporting on
qualitative grounds.
79
INDEPENDENT AUDITORS REPORT TO THE MEMBERS OF THE PRS REIT PLC (Cont.)
An overview of the scope of our audit
The group consists of 67 active components, all of which are based in the UK.
The coverage achieved by our audit procedures was:
Full scope audits were performed for all 67 active components.
Other information
The other information comprises the information included in the annual report other than the financial statements
and our auditor’s report thereon. The directors are responsible for the other information contained within the
annual report. Our opinion on the financial statements does not cover the other information and, except to the
extent otherwise explicitly stated in our report, we do not express any form of assurance conclusion thereon.
Our responsibility is to read the other information and, in doing so, consider whether the other information is
materially inconsistent with the financial statements or our knowledge obtained in the course of the audit, or
otherwise appears to be materially misstated. If we identify such material inconsistencies or apparent material
misstatements, we are required to determine whether this gives rise to a material misstatement in the financial
statements themselves. If, based on the work we have performed, we conclude that there is a material
misstatement of this other information, we are required to report that fact.
We have nothing to report in this regard.
Opinions on other matters prescribed by the Companies Act 2006
In our opinion, the part of the directors’ remuneration report to be audited has been properly prepared in
accordance with the Companies Act 2006.
In our opinion, based on the work undertaken in the course of the audit:
•
•
the information given in the Strategic Report and the Directors’ Report for the financial year for which the
financial statements are prepared is consistent with the financial statements; and
the Strategic Report and the Directors’ Report have been prepared in accordance with applicable legal
requirements.
Matters on which we are required to report by exception
In the light of the knowledge and understanding of the group and the parent company and their environment
obtained in the course of the audit, we have not identified material misstatements in the Strategic Report of the
Directors’ report.
We have nothing to report in respect of the following matters in relation to which the Companies Act 2006
requires us to report to you if, in our opinion:
• adequate accounting records have not been kept by the parent company, or returns adequate for our audit
•
have not been received from branches not visited by us; or
the parent company financial statements and the part of the directors’ remuneration report to be audited are
not in agreement with the accounting records and returns; or
•
certain disclosures of directors’ remuneration specified by law are not made; or
• we have not received all the information and explanations we require for our audit.
80
INDEPENDENT AUDITORS REPORT TO THE MEMBERS OF THE PRS REIT PLC (Cont.)
Corporate governance statement
The Listing Rules require us to review the directors’ statement in relation to going concern, longer-term viability
and that part of the Corporate Governance Statement relating to the parent company’s compliance with the
provisions of the AIC Code of Corporate Governance specified for our review.
Based on the work undertaken as part of our audit, we have concluded that each of the following elements of
the Corporate Governance Statement is materially consistent with the financial statements or our knowledge
obtained during the audit:
• Directors’ statement with regards the appropriateness of adopting the going concern basis of accounting
and any material uncertainties identified set out on page 57;
• Directors’ explanation as to its assessment of the group’s prospects, the period this assessment covers and
why this period is appropriate set out on page 57;
• Director’s statement on whether it has a reasonable expectation that the group will be able to continue in
operation and meets its liabilities set out on page 57;
• Directors’ statement on fair, balanced and understandable set out on page 64;
• Board’s confirmation that it has carried out a robust assessment of the emerging and principal risks set out
on page 62;
• The section of the annual report that describes the review of effectiveness of risk management and internal
control systems set out on pages 62 to 63; and,
• The section describing the work of the audit committee set out on pages 69 to 71.
Responsibilities of directors
As explained more fully in the Directors’ responsibilities statement set out on page 59, the directors are
responsible for the preparation of the financial statements and for being satisfied that they give a true and fair
view, and for such internal control as the directors determine is necessary to enable the preparation of financial
statements that are free from material misstatement, whether due to fraud or error.
In preparing the financial statements, the directors are responsible for assessing the group’s and the parent
company’s ability to continue as a going concern, disclosing, as applicable, matters related to going concern
and using the going concern basis of accounting unless the directors either intend to liquidate the group or the
parent company or to cease operations, or have no realistic alternative but to do so.
Auditor’s responsibilities for the audit of the financial statements
Our objectives are to obtain reasonable assurance about whether the financial statements as a whole are free
from material misstatement, whether due to fraud or error, and to issue an auditor’s report that includes our
opinion. Reasonable assurance is a high level of assurance, but is not a guarantee that an audit conducted in
accordance with ISAs (UK) will always detect a material misstatement when it exists. Misstatements can arise
from fraud or error and are considered material if, individually or in the aggregate, they could reasonably be
expected to influence the economic decisions of users taken on the basis of these financial statements.
The extent to which the audit was considered capable of detecting irregularities, including fraud
Irregularities are instances of non-compliance with laws and regulations. The objectives of our audit are to obtain
sufficient appropriate audit evidence regarding compliance with laws and regulations that have a direct effect
on the determination of material amounts and disclosures in the financial statements, to perform audit
procedures to help identify instances of non-compliance with other laws and regulations that may have a
material effect on the financial statements, and to respond appropriately to identified or suspected non-
compliance with laws and regulations identified during the audit.
In relation to fraud, the objectives of our audit are to identify and assess the risk of material misstatement of the
financial statements due to fraud, to obtain sufficient appropriate audit evidence regarding the assessed risks
of material misstatement due to fraud through designing and implementing appropriate responses and to
respond appropriately to fraud or suspected fraud identified during the audit.
However, it is the primary responsibility of management, with the oversight of those charged with governance,
to ensure that the entity's operations are conducted in accordance with the provisions of laws and regulations
and for the prevention and detection of fraud.
81
INDEPENDENT AUDITORS REPORT TO THE MEMBERS OF THE PRS REIT PLC (Cont.)
In identifying and assessing risks of material misstatement in respect of irregularities, including fraud, the group
audit engagement team:
• obtained an understanding of the nature of the industry and sector, including the legal and regulatory
frameworks that the group and parent company operate in and how the group and parent company are
complying with the legal and regulatory frameworks;
inquired of management, and those charged with governance, about their own identification and
assessment of the risks of irregularities, including any known actual, suspected or alleged instances of
fraud;
•
• discussed matters about non-compliance with laws and regulations and how fraud might occur including
assessment of how and where the financial statements may be susceptible to fraud having obtained an
understanding of the effectiveness of the control environment.
The most significant laws and regulations were determined as follows:
Legislation /
Regulation
IFRS/UK-adopted
IAS and
Companies Act
2006
REIT legislation
Health and
Safety
Additional audit procedures performed by the Group audit
engagement team included:
Review of the financial statement disclosures and testing to supporting
documentation;
Completion of disclosure checklists to identify areas of non-compliance.
Review of the REIT status assessment prepared by management.
Inspection of advice received from external tax advisors.
Input from a REIT specialist was obtained regarding the calculation of
property income profits and the ability to calculate the PID on a cumulative
basis.
ISAs limit the required audit procedures to identify non-compliance with
these laws and regulations to inquiry of management and where
appropriate, those charged with governance (as noted above) and
inspection of legal and regulatory correspondence, if any.
The areas that we identified as being susceptible to material misstatement due to fraud were:
Risk
Audit procedures performed by the audit engagement team:
Management
override of
controls
Testing the appropriateness of journal entries and other adjustments;
Assessing whether the judgements made in making accounting estimates
are indicative of a potential bias; and
Evaluating the business rationale of any significant transactions that are
unusual or outside the normal course of business.
A further description of our responsibilities for the audit of the financial statements is located on the Financial
Reporting Council’s website at: http://www.frc.org.uk/auditorsresponsibilities. This description forms part of our
auditor’s report.
Other matters which we are required to address
Following the recommendation of the Audit Committee, we were appointed by the Board of Directors on 25 April
2017 to audit the financial statements for the year ending 30 June 2018 and subsequent financial periods.
The period of total uninterrupted consecutive appointment is four years, covering the years ending 30 June
2018 to 30 June 2021.
The non-audit services prohibited by the FRC’s Ethical Standard were not provided to the group or the parent
company and we remain independent of the group and the parent company in conducting our audit.
Our audit opinion is consistent with the additional report to the Audit Committee.
82
INDEPENDENT AUDITORS REPORT TO THE MEMBERS OF THE PRS REIT PLC (Cont.)
Use of our report
This report is made solely to the company’s members, as a body, in accordance with Chapter 3 of Part 16 of
the Companies Act 2006. Our audit work has been undertaken so that we might state to the company’s members
those matters we are required to state to them in an auditor’s report and for no other purpose. To the fullest
extent permitted by law, we do not accept or assume responsibility to anyone other than the company and the
company’s members as a body, for our audit work, for this report, or for the opinions we have formed.
Euan Banks (Senior Statutory Auditor)
For and on behalf of RSM UK Audit LLP, Statutory Auditor
Chartered Accountants
25 Farringdon Street
London
EC4A 4AB
11 October 2021
83
FINANCIAL STATEMENTS
CONSOLIDATED STATEMENT OF COMPREHENSIVE INCOME
For the year ended 30 June 2021
Rental Income
Non-recoverable property costs
Net rental income
Other income
Administrative Expenses
Directors’ remuneration
Investment advisory fee
Other administrative expenses
Migration to Main Market expenses
Total administrative expenses
Gain from fair value adjustment on investment property
Operating profit
Finance income
Finance cost
Profit before taxation
Taxation
Profit after tax and Total comprehensive income for the
year attributable to the equity holders of the Company
Earnings per share attributable to the equity holders of the
Company:
IFRS earnings per share (basic and diluted)
30 June
2021
£’000
30 June
2020
£’000
Notes
6
7
8
9
11
12
12
18
13
14
15
26,636
(5,186)
21,450
353
(148)
(4,362)
(2,028)
(543)
(7,081)
38,983
53,705
-
(9,592)
44,113
-
12,945
(2,728)
10,217
-
(140)
(4,339)
(1,681)
-
(6,160)
15,806
19,863
220
(3,676)
16,407
-
44,113
16,407
16
8.9p
3.3p
All of the Group activities are classed as continuing and there were no comprehensive gains or losses in the
period other than those included in the statement of comprehensive income.
84
FINANCIAL STATEMENTS
CONSOLIDATED STATEMENT OF FINANCIAL POSITION
Company No. 10638461
As at 30 June 2021
ASSETS
Non-current assets
Investment property
Current assets
Trade receivables
Other receivables
Cash and cash equivalents
Total assets
LIABILITIES
Non-current liabilities
Accruals and deferred income
Interest bearing loans and borrowings
Current liabilities
Trade and other payables
Interest bearing loans and borrowings
Total liabilities
Net assets
EQUITY
Called up share capital
Share premium account
Capital reduction reserve
Retained earnings
Total equity attributable to the equity holders of the
Company
Notes
18
20
20
21
22
23
22
23
25
26
27
2021
£’000
780,366
780,366
457
6,132
86,414
93,003
2020
£’000
577,119
577,119
191
3,463
59,304
62,958
873,369
640,077
4,732
245,860
250,592
22,477
110,030
132,507
4,598
145,244
149,842
19,314
-
19,314
383,099
169,156
490,270
470,921
4,953
245,005
161,984
78,328
4,953
245,005
186,748
34,215
490,270
470,921
IFRS net asset value per share (basic and diluted)
28
99.0p
95.1p
As at 30 June 2021, there is no difference between IFRS NAV per share and the EPRA NTA per share.
These consolidated group financial statements were approved by the Board of Directors and authorised for
issue on 11 October 2021 and signed on its behalf by:
Steve Smith
Chairman
85
FINANCIAL STATEMENTS
CONSOLIDATED STATEMENT OF CHANGES IN EQUITY
For the year ended 30 June 2021
Attributable to equity holders of the Company
Share
capital
£’000
4,953
-
-
4,953
-
-
4,953
Share
premium
account
£’000
245,005
-
-
245,005
Capital
reduction
reserve
£’000
206,559
-
(19,811)
186,748
Retained
earnings
£’000
17,808
16,407
-
34,215
Total
equity
£’000
474,325
16,407
(19,811)
470,921
-
-
44,113
44,113
-
245,005
(24,764)
161,984
-
78,328
(24,764)
490,270
At 30 June 2019
Profit for the year
Dividend paid
At 30 June 2020
Profit for the year
Dividend paid
At 30 June 2021
86
FINANCIAL STATEMENTS
CONSOLIDATED STATEMENT OF CASH FLOWS
For the year ended 30 June 2021
Cash flows from operating activities
Profit before tax
Finance income
Finance costs
Fair value adjustment on investment property
Cash generated by operations
Increase in trade and other receivables
Increase / (decrease) in trade and other payables
Net cash generated from / (used in) operating activities
Cash flows from investing activities
Purchase of investment properties
Finance income
Net cash used in investing activities
Cash flows from financing activities
Bank and other loans advanced
Bank and other loans repaid
Finance costs
Dividends paid
Net cash generated from financing activities
Net increase / (decrease) in cash and cash equivalents
Cash and cash equivalents at beginning of year
Cash and cash equivalents at end of year
30 June
2021
£’000
44,113
-
9,592
(38,983)
14,722
(1,805)
3,295
16,212
(164,264)
-
(164,264)
233,119
(22,134)
(11,059)
(24,764)
175,162
27,110
59,304
86,414
Notes
13
14
18
23
23
17
21
30 June
2020
£’000
16,407
(220)
3,676
(15,806)
4,057
(1,680)
(3,677)
(1,300)
(193,772)
236
(193,536)
50,000
-
(5,995)
(19,811)
24,194
(170,642)
229,946
59,304
The accompanying notes are an integral part of this cash flow statement.
87
FINANCIAL STATEMENTS
COMPANY STATEMENT OF FINANCIAL POSITION
As at 30 June 2021
ASSETS
Non-current assets
Investment in subsidiaries
Current assets
Other receivables
Cash and cash equivalents
Total assets
Current liabilities
Trade and other payables
Total liabilities
Net assets
EQUITY
Called up share capital
Share premium account
Capital reduction reserve
Retained earnings
Total equity attributable to the equity holders of the
Company
Notes
19
20
21
22
25
26
27
30 June
2021
£’000
325,742
325,742
319,177
25
319,202
30 June
2020
£’000
456,349
456,349
86,164
2,012
88,176
644,944
544,525
252,988
252,988
121,409
121,409
391,956
423,116
4,953
245,005
161,984
(19,986)
4,953
245,005
186,748
(13,590)
391,956
423,116
The Company has taken advantage of the exemption allowed under section 408 of the Companies Act 2006
and has not presented its own income statement in these financial statements. The loss attributable to the
Parent Company for the year ended 30 June 2021 amounted to £6.4 million (2020: loss of £5.4 million).
These financial statements were approved by the Board of Directors on 11 October 2021 and signed on its
behalf by:
Steve Smith
Chairman
88
FINANCIAL STATEMENTS
COMPANY STATEMENT OF CHANGES IN EQUITY
For the year ended 30 June 2021
Share
capital
£’000
4,953
-
-
4,953
-
-
4,953
Share
premium
account
£’000
245,005
-
-
245,005
Capital
reduction
reserve
£’000
206,559
-
(19,811)
186,748
Retained
earnings
£’000
(8,201)
(5,389)
-
(13,590)
Total
equity
£’000
448,316
(5,389)
(19,811)
423,116
-
-
(6,396)
(6,396)
-
245,005
(24,764)
161,984
-
(19,986)
(24,764)
391,956
At 30 June 2019
Loss for the year
Dividends paid
At 30 June 2020
Loss for the year
Dividends paid
At 30 June 2021
89
FINANCIAL STATEMENTS
COMPANY STATEMENT OF CASH FLOWS
For the year ended 30 June 2021
Cash flows from operating activities
Loss before tax
Finance income
Cash used in operations
Increase in trade and other receivables
Increase in trade and other payables
Net cash generated from operating activities
Cash flows from investing activities
Investment in subsidiaries
Finance income
Net cash used in investing activities
Cash flows from financing activities
Dividends paid
Net cash used in financing activities
Net decrease in cash and cash equivalents
Cash and cash equivalents at beginning of year
Notes
19
17
30 June
2021
£’000
(6,396)
-
(6,396)
(102,407)
131,580
22,777
30 June
2020
£’000
(5,389)
(58)
(5,447)
(51,863)
120,762
63,452
-
-
-
(130,648)
74
(130,574)
(24,764)
(24,764)
(1,987)
2,012
(19,811)
(19,811)
(86,933)
88,945
Cash and cash equivalents at end of year
21
25
2,012
90
NOTES TO THE FINANCIAL STATEMENTS
1. General information
The PRS REIT plc (“the PRS REIT”, “the Company” or “the Group”) is a public limited company incorporated
on 24 February 2017 in England and having its registered office at Floor 3, 1 St. Ann Street, Manchester,
M2 7LR with Company Number 10638461. The Company did not commence trading until 31 May 2017
when the IPO was completed. The Company was quoted on the Specialist Fund Segment of the Main
Market of the London Stock Exchange until 2 March 2021 when it migrated to the Premium Segment of the
Main Market of the London Stock Exchange. The nature of the Group’s operations and its principal activities
are set out in the Chairman’s statement.
2. Basis of preparation
The financial statements of the Group and Company have been prepared in accordance with international
accounting standards in conformity with the requirements of the Companies Act 2006 (‘IFRS’) and the
applicable legal requirements of the Companies Act 2006. In addition to complying with international
accounting standards in conformity with requirements of the Companies Act 2006, the consolidated financial
statements also comply with International Financial Reporting Standards adopted pursuant to Regulation
(EC) No 1606/2002 as it applies in the European Union.
On 31 December 2020 EU-adopted IFRS was brought into UK law and became UK-adopted international
accounting standards, with future changes to IFRS being subject to endorsement by the UK Endorsement
Board. The consolidated financial statements will transition to UK-adopted international accounting
standards for financial periods beginning 1 July 2021.
The financial statements have been prepared on the historical cost basis, except where IFRS requires an
alternative treatment. The principal variations from historical cost relate to investment properties (IAS40)
which are measured as fair value through profit and loss.
The financial information is presented in Pounds Sterling, which is also the functional currency, and all
values are rounded to the nearest thousand pounds except where otherwise stated.
3. Going concern
The consolidated and Company financial statements have been prepared on a going concern basis. The
Group had net liabilities of £40 million as at 30 June 2021 (2020: net assets £44 million) due to the drawing
down of short term development debt which will be repaid in the next financial year and replaced with longer
term investment debt. The Group’s cash balances at 30 June 2021 were £86 million of which £60 million
has been accessed since the year end. The Group had debt borrowing as at 30 June 2021, of £355 million,
and has secured further facilities comprising £75 million of investment debt. A portion of the development
debt facilities were utilised subsequent to the year-end to enable the Group to continue to develop asset to
completion and enabling the letting of these to tenants. Following stabilisation on a site, which comprises
practical completion and substantial letting, investment debt is drawn down to replace the development debt
facilities utilised.
Capital commitments outstanding as at 30 June 2021 were £89.2 million. The Group’s ERV as at 30 June
2021, was £37.5 million from 3,984 homes and has increased to £41.1 million from 4,291 homes as at 30
September 2021. This has increased the Company’s recurring income and at this level is more than
sufficient to cover monthly cash costs. Based on the prevailing run-rate of monthly cash costs and average
rent levels, approximately 2,100 homes require to generate income to cover monthly cash outlays.
For further information see the Going concern and stress test review on pages 9 to 12.
Therefore, the Directors believe the Group and Company are well placed to manage its business risks
successfully. After making enquiries, the Directors have a reasonable expectation that the Group and
Company will have adequate resources to continue in operational existence for the foreseeable future and
for a period of at least 12 months from the date of the approval of the Group’s consolidated financial
statements and the Company’s financial statements for the year ended 30 June 2021.
91
NOTES TO THE FINANCIAL STATEMENTS (Cont.)
4. Financial risk management
The Group’s business activities are set out in the Strategic Report on pages 31 to 38. These activities
expose the Group and Company to a number of financial risks. The following describes the Group’s and
Company objectives, policies and processes for managing these risks and the methods used to measure
them. The Group only operates in the UK and transacts in sterling. It is therefore not directly exposed to
any foreign currency exchange risk. The Board of Directors oversees the management of these risks. The
Board of Directors reviews and agrees policies for managing each of these risks that are summarised below.
Capital risk management
The Group’s and Company’s objectives for managing capital are to safeguard the Group’s and Company’s
ability to continue as a going concern in order to provide returns for shareholders and benefits for other
stakeholders and to maintain an efficient capital structure to manage the cost of capital. The capital structure
of the Group and Company consists of cash and cash equivalents, equity and debt. The Group and
Company meets its objectives by aiming to achieve a steady growth by mitigating risk, which will generate
regular and increasing returns to the shareholders. The Group and Company also seeks to minimise the
cost of capital and optimise its capital structure. At 30 June 2021 the Group had short term debt of £110
million (2020: nil) and cash at bank of £86 million (2020: £59 million). At 30 June 2021 the Company had
no short term debt (2020: nil) and cash at bank of £25,000 (2020: £2 million). There were no changes in the
Group’s and Company’s approach to capital management during the year.
Financial instruments
The Group's principal financial assets and liabilities are those that arise directly from its operations: trade
and other receivables, trade and other payables and cash and cash equivalents. The Group's other financial
liabilities are loans, the main purpose of which is to finance the acquisition and development of the Group's
investment property portfolio.
The Company's principal financial assets and liabilities are those that arise directly from its activities as a
holding company: trade and other receivables, trade and other payables and cash and cash equivalents.
Group
Financial assets
Trade and other receivables
Cash and other cash equivalents
Total financial assets
Financial liabilities
Trade and other payables
Interest bearing loans
Total financial liabilities
Company
Financial assets
Trade and other receivables
Cash and other cash equivalents
Total financial assets
Financial liabilities
Trade and other payables
Total financial liabilities
Amortised cost
2021
£'000
5,879
86,414
92,293
26,906
355,890
382,796
Amortised cost
2021
£'000
2020
£'000
2,963
59,304
62,267
23,907
145,244
169,151
2020
£'000
86,164
2,012
88,176
121,404
121,404
319,177
25
319,202
252,686
252,686
92
NOTES TO THE FINANCIAL STATEMENTS (Cont.)
Market risk
Risk relating to investment property
Investment in property is subject to varying degrees of risk. Some factors that affect the value of the
investment in property include:
changes in the general economic climate;
competition from available properties; and
•
•
• government regulations, including planning, environmental and tax laws.
The Company holds no investment property directly (2020: nil).
Interest rate risk
The Group has limited interest rate risk on its investment and development loans. A 1% change in interest
rates would result in an income statement adjustment of £0.6 million (2020: £nil). However, the majority of
loans are at fixed rates of interest and are not therefore subject to variation.
Lender
Scottish Widows
Scottish Widows
Balance as at
30 June 2021
£100.0 million
£150.0 million
Lloyds Banking Group plc / RBS
£68.6 million
Barclays Bank PLC
£42.4 million
Loan period
Interest rate
(all in)
15 years
25 years
2 years
2 years
3.14%
2.76%
Fixed
Fixed
3.09%
Variable
3.44%
Variable
From time to time, certain of the Group’s cash resources are placed on short-term fixed deposits or on short-
term notice accounts to take advantage of preferential rates otherwise cash resources are held in current,
floating rate accounts.
The Company had no external loans as at 30 June 2021 (2020: nil).
Credit risk
Credit risk is that a counterparty will not meet its obligations under a financial instrument or customer
contract leading to a financial loss. The Group is exposed to credit risk both from its property activities and
financing activities.
Credit risk relating to property activities
The Group receives property rental income from its investments in PRS assets. Risk is mitigated as PRS
assets consist of residential family housing with multiple tenants in multiple locations. Rental income is paid
monthly in advance. Rental income outstanding and due to the Group as at 30 June 2021 amounted to £0.3
million (2020: £0.2 million).
Credit risk arising related to financial instruments including cash deposits
Risk arises as a result of the cash deposits with banks and financial institutions. The Board of Directors
believe the credit risk on short-term deposits and current account balances are limited as they are held with
banks with high credit ratings. As at 30 June 2021, short-term deposits and current account balances were
held with the following banks:
Royal Bank of Scotland plc
Barclays Bank PLC
Lloyds Banking Group plc
Company credit risk relating to amounts due from Group undertakings
All balances are considered to be recoverable and are not past due. The total expected credit loss (“ECL”)
provision relating to loans and receivables for the Company is £nil (2020: £nil).
93
NOTES TO THE FINANCIAL STATEMENTS (Cont.)
Liquidity risk
The Group and Company seeks to manage liquidity risk to ensure sufficient liquidity is available to meet the
requirements of the business and to invest cash assets safely and profitably. The Board reviews regularly
available cash to ensure that there are sufficient resources for capital expenditure and working capital
requirements.
As at 30 June 2021, the Group had net current liabilities of £39.5 million (2020: net current assets of £44
million). The table below summarises the maturities of the Group’s non-derivative financial liabilities as at
30 June 2021 and 30 June 2020:
Group
2021
Trade and other payables
Loans and borrowings
2020
Trade and other payables
Loans and borrowings
On
demand
£’000
< 3
months
£’000
3 to 12
months
£’000
302
-
302
7,292
50,623
57,915
14,883
66,609
81,492
1 to 5
years
£’000
4,732
29,264
33,996
>
5 years
£’000
Total
£’000
-
344,588
344,588
27,209
491,084
518,293
-
-
-
11,608
1,130
12,738
7,701
3,390
11,091
4,598
18,080
22,678
-
196,193
196,193
23,907
218,793
242,700
As at 30 June 2021, the Company had net current assets of £66.2 million (2020: net current liabilities of
£33.2 million). The table below summarises the maturities of the Company’s non-derivative financial
liabilities as at 30 June 2021 and 30 June 2020:
Company
2021
Trade and other payables
2020
Trade and other payables
On
demand
£’000
-
-
-
-
< 3
months
£’000
252,988
252,988
121,409
121,409
3 to 12
months
£’000
1 to 5
years
£’000
>
5 years
£’000
-
-
-
-
-
-
-
-
-
-
-
-
Total
£’000
252,988
252,988
121,409
121,409
94
NOTES TO THE FINANCIAL STATEMENTS (Cont.)
5. Summary of significant accounting policies
Basis of consolidation
The financial statements comprise of the financial information of The PRS REIT plc and its subsidiary
undertakings. Subsidiaries are all entities over which the Group has control. The financial information of the
subsidiaries is included in the consolidated financial statements from the date that control commences. All
intra group transactions are eliminated on consolidation.
Segmental reporting
For the current year and prior year, the Directors regard the Group as having just one reportable segment,
Property, and the business only operates in the United Kingdom. Segmental information is not therefore
disclosed in these financial statements.
Business combinations
The Group acquires subsidiaries that own investment properties. At the time of acquisition, the Group
considers whether each acquisition represents the acquisition of a business or the acquisition of an asset.
The Group accounts for an acquisition as a business combination where an integrated set of activities is
acquired in addition to the investment properties.
Where such acquisitions are not judged to be the acquisition of a business, they are not treated as business
combinations. Rather, the cost to acquire the corporate entity is allocated between the identifiable assets
and liabilities of the entity based upon their relative fair values at the acquisition date. Accordingly, no
goodwill or additional deferred tax arises.
Subsidiaries
Investments in subsidiaries are stated at cost less any provision for permanent diminution in value. A review
for impairment is carried out if events or changes in circumstances indicate that the carrying amount may
not be recoverable, in which case an impairment provision is recognised and charged to the Income
Statement. The results of subsidiaries acquired or disposed of during the year are included from the effective
date of acquisition or up to the effective date of disposal. All intra-Group transactions, balances, income
and expenses are eliminated on consolidation.
Investment property
Property that is held for long-term rental yields or for capital appreciation or both is classified as investment
property under IAS 40. Investment property, is measured initially at its cost including related transactions
costs. After initial recognition, investment property is carried at fair value. Investment properties under
construction are initially recognised at cost including related transaction costs. Subsequently, the assets
are re-measured at fair value at each reporting date by where:
• Fair value (at the date of valuation) = total development cost plus expected final uplift in valuation
multiplied by % of site development completed; where
• Expected final uplift = Expected investment value on completion less gross development cost
This method of valuation is the same as that reported at 30 June 2020 and the Board believes this is a
much simpler and more transparent method of valuation than the residual approach historically adopted.
Importantly, it provides a true worth and fair value of the assets during the construction phase.
The investment properties are externally valued by Savills. Savills are qualified external valuers who hold a
recognised and relevant professional qualification. Gains or losses arising from changes in the fair value of
the Group’s investment properties are included in profit from operations in the income statement of the
period in which they arise. Investment property falls within level 3 of the fair value hierarchy as defined by
IFRS 13. Further details are provided in note 18.
95
NOTES TO THE FINANCIAL STATEMENTS (Cont.)
Trade and other receivables
Trade and other receivables are recognised initially at fair value and subsequently carried at amortised cost
less provision for impairment. Where the time value of money is material, receivables are carried at
amortised cost using the effective interest method. Impairment provisions are recognised based on the
expected credit loss model detailed within IFRS 9. The expected credit losses on financial assets are
estimated based on the Group’s historical credit loss experience adjusted for factors that are specific to the
debtors, including general and, where material, local economic conditions and an assessment of both the
current and forecast direction of conditions at the reporting date.
We have engaged with tenants who have encountered financial difficulties during the COVID-19 pandemic
and entered into payment plans where appropriate. Rent and legal insurance policies are in place and we
currently consider the risk of bad debts to be immaterial, although the situation remains under constant
review. As at 30 June 2021 the Group’s loss allowance for expected credit losses on trade receivables was
£31,000 (2020: £35,000).
The receivables due to the Company from subsidiaries are loans, these are stated at cost less any
allowance for expected credit losses.
Cash
Cash and cash equivalents comprise cash in hand, cash at bank, cash held in treasury deposits and
restricted cash. Further details are provided in note 21.
Trade and other payables
Trade and other payables are not interest bearing and are initially recognised at fair value and subsequently
measured at their amortised cost.
Borrowings
Borrowings are recognised at fair value, net of transaction costs incurred.
Leases
The Group adopted IFRS 16 using the modified retrospective method of adoption with the date of initial
application of 1 July 2019. Under this method, the standard is applied retrospectively with the cumulative
effect of initially applying the standard recognised at the date of initial application with no comparative period
restatement. Almost all leases held by a lessee are recognised on the balance sheet as an asset and
liability. IFRS 16 applies to leases previously classified as operating leases where the Group is lessee. IFRS
16 has not impacted operating leases held by the Group where the Group is lessor, therefore the standard
has not had a material impact on the Group. The accounting for lessors has not significantly changed.
As a lessor
The Group leases residential property to individual qualifying tenants on assured short-hold tenancies which
are no longer than twelve months. The tenancy agreements do not contain any non-lease elements such
as insurance or common area maintenance.
As a lessee
The Group has entered into ground leases on some of its sites. The impact of IFRS 16 on adoption was a
£1 million increase in investment property and a corresponding increase in liabilities of £1 million.
The adoption of IFRS 16 had an immaterial impact on net assets and underlying profit before tax.
Right-of-use (“ROU”) assets
The Group recognises ROU assets at the commencement date of the lease. ROU assets are measured at
fair value. The cost of ROU assets includes the amount of lease liabilities recognised, initial direct costs
incurred, and lease payments made at or before the commencement date less any lease incentives
received.
96
NOTES TO THE FINANCIAL STATEMENTS (Cont.)
Lease liabilities
At the commencement date of the lease, the Group recognises lease liabilities measured at the present
value of lease payments to be made over the lease term. The lease payments include fixed payments less
any lease incentives receivable and variable lease payments that depend on an index or a rate. The variable
lease payments that do not depend on an index or a rate are recognised as an expense in the period on
which the event or condition that triggers the payment occurs. In calculating the present value of lease
payments, the Group uses the incremental borrowing rate at the lease commencement date if the interest
rate implicit in the lease is not readily determinable. After the commencement date, lease payments are
allocated between the liability and finance cost with the amount of the lease liability being increased to
reflect the accretion of interest and reduced for the lease payments made. In addition, the carrying amount
of lease liabilities is remeasured if there is a modification, change in the lease term or change in the in-
substance fixed lease payments.
Taxation
Taxation on the profit or loss for the period not exempt under UK REIT regulations is comprised of current
and deferred tax. Tax is recognised in the Consolidated Statement of Comprehensive Income except to the
extent that it relates to items recognised as a direct movement in equity, in which case it is recognised as a
direct movement in equity. Current tax is the expected tax payable on any non REIT taxable income for the
period, using tax rates enacted or substantively enacted at the reporting date.
Deferred tax is accounted for using the balance sheet liability method in respect of temporary differences
arising from differences between the carrying amount of assets and liabilities in the financial statements
and the corresponding tax basis used in the computation of taxable profit. In principle, deferred tax liabilities
are recognised for all taxable temporary differences and deferred tax assets are recognised to the extent
that it is probable that taxable profits will be available against which deductible temporary differences can
be recognised.
Deferred tax is calculated at the rates that are expected to apply when the asset or liability is settled.
Deferred tax is charged or credited in the consolidated statement of comprehensive income, except when
it relates to items credited or charged directly to equity, in which case the deferred tax is also dealt with in
equity.
Deferred tax assets and liabilities are offset when they relate to income taxes levied by the same taxation
authority and the Group intends to settle its current tax assets and liabilities on a net basis.
Revenue recognition
Rental income arises from assured shorthold tenancies on investment properties with a period no longer
than 12 months and is accounted for on an accruals basis.
Expenses
All expenses are recognised in the Consolidated Statement of Comprehensive Income on an accruals basis.
Finance income
Finance income is recognised as it accrues on cash balances and treasury deposits held by the Group.
Finance costs
Interest is charged as it accrues on bank loans held by the Group.
Capitalised interest
During the development phase where an asset has drawn down funds from a Development loan facility the
interest payable is capitalised as a cost of development of that asset. The amount capitalised in the year to
30 June 2021 was £2.4 million (2020: nil).
Costs of borrowing
Borrowing costs, including legal and professional fees, are capitalised and are amortised over the debt term.
Dividends
Dividends on equity shares are recognised when they become legally payable.
Share issue costs
The costs of issuing equity instruments are accounted for as a deduction from equity.
97
NOTES TO THE FINANCIAL STATEMENTS (Cont.)
Significant accounting judgements, estimates and assumptions
The preparation of the Group’s financial information requires the Directors to make judgements, estimates
and assumptions that affect the reported amounts of revenues, expenses, assets and liabilities and the
disclosure of contingent liabilities at the reporting date. However, uncertainty about these assumptions and
estimates could result in outcomes that require a material adjustment to the carrying amount of the asset
or liability affected in future periods.
In the process of applying the Group’s accounting policies, the Directors have made the following
judgements which have the most significant effect on the amounts recognised in the consolidated financial
statements:
(i) Acquisition of subsidiaries – as a group of assets and liabilities
During the period, the Group acquired 4 property owning special purpose vehicles. The Directors
considered whether these acquisitions meet the definition of the acquisition of a business or the
acquisition of a group of assets and liabilities. Applying the Concentration test, it was concluded that
the acquisitions did not meet the criteria for the acquisition of a business as outlined in IFRS 3 as
substantially all of the fair value of the gross asset acquired was concentrated in a single identifiable
asset.
The Directors have reviewed the fair value of the assets and liabilities as at the date of the acquisitions
which were as follows:
Sigma PRS Investments
(Bury St Edmunds) Limited
Sigma PRS Investments
(Lea Hall) Limited
Sigma PRS Investments
(Newhall) Limited
The PRS REIT Holyoake Unit Trust
(formerly BlackRock Housing Unit
Trust)
Investment
properties
acquired
£'000
Other
receivables
£'000
Other
payables
£'000
Total
consideration
paid
£'000
5,945
5,905
10,505
19,920
42,275
17
11
43
100
171
(45)
(20)
(67)
-
(132)
5,917
5,896
10,481
20,020
42,314
•
Investment property is measured at fair value as at the date of the acquisition of the subsidiary by
an independent valuation expert.
• Other receivables and other payables are taken as being the value recorded in the accounts of the
company acquired, being the amounts actually recoverable or payable.
(ii) Fair value of investment property
The fair value of any property, including investment property under construction is determined by an
independent property valuation expert to be the estimated amount for which a property should exchange
on the date of the valuation in an arm’s length transaction. The valuation experts use recognised
valuation techniques applying principles of both IAS40 and IFRS13.
The key assumptions that are used in the fair value assessment of completed assets are estimated
rental value, net investment yield and gross to net deductions. The key assumptions that are used in
the fair value assessment of assets under construction are investment value on completion and, gross
development costs, taking into account construction costs spent and forecast costs to completion.
The valuations are prepared in accordance with the Royal Institution of Chartered Surveyors (“RICS”)
Valuation – Global Standards (incorporating the IVSC International Valuation Standards) effective from
31 January 2020 together, where applicable, with the UK National Supplement effective 14 January
2019, together the “Red Book”.
98
NOTES TO THE FINANCIAL STATEMENTS (Cont.)
Adoption of new and revised standards
Other than as disclosed below, the accounting policies applied are the same as those applied in the financial
statements for the year ended 30 June 2020.
In the current financial year the Group and Company has adopted a number of minor amendments to
standards effective in the year issued by the IASB, none of which have had a material impact on the Group
and Company.
These amendments include:
•
•
•
IAS 1 and IAS 8 (amended) - Definition of Material;
IFRS 3 (amended) - Definition of a Business;
IFRS 16 (amended).
Standards and interpretations in issue but not yet effective
A number of new standards and amendments to standards and interpretations have been issued but are
not yet effective for the current accounting period. These amendments include amendments to IFRS 16,
‘Leases’ – COVID-19 related rent concessions, amendments to IFRS 7, IFRS 4 and IFRS 16 Interest Rate
Benchmark Reform – Phase 2, amendments to IAS 1, Presentation of financial statements’ on classification
of liabilities, a number of narrow-scope amendments to IFRS 3, IAS 16, IAS 37 and some annual
improvements on IFRS 1, IFRS 9, IAS 41 and IFRS 16 and narrow scope amendments to IAS 1, Practice
statement 2 and IAS 8. The above amendments are not expected to have a significant impact on the Group’s
results.
6. Rental income
Gross rental income from investment property
2021
£’000
26,636
2020
£’000
12,945
The Group’s investment property consists of residential housing for the private rented sector and therefore
has multiple tenants across multiple sites. As a result, it does not have any significant customers.
7. Non-recoverable property costs
Other property expenses and irrecoverable costs
2021
£’000
5,186
2020
£’000
2,728
Non-recoverable property costs represent direct operating expenses in relation to rental income arising on
investment properties.
8. Other income
Other income
2021
£’000
353
2020
£’000
-
Other income represents amounts payable by partners in respect of later than expected delivery of assets
where the delay is attributable to the partner.
9. Directors’ remuneration
Directors’ emoluments
2021
£’000
148
2020
£’000
140
The Directors are remunerated for their services at such rate as the Board shall from time to time determine.
99
NOTES TO THE FINANCIAL STATEMENTS (Cont.)
10. Particulars of employees
The Group had no employees during the year or prior year other than the Directors.
11. Asset management fees
Asset management fee
2021
£’000
4,362
2020
£’000
4,339
Sigma PRS Management Ltd is appointed as the Investment Adviser of the Company. The asset
management fee payable to the Investment Adviser (the "Asset Management Fee") was revised with effect
from 1 January 2021 such that the Company will pay a reduced fee for Adjusted Net Asset Values*
(‘Adjusted NAV’) above £500 million.
For Adjusted NAV up to, and including, £500 million, the rates remain unchanged.
The Asset Management Fee remains payable monthly in arrears, and the rates used to calculate the Asset
Management Fee are as follows:
(i) 1% per annum of the Adjusted NAV up to, and including, £250 million, which is unchanged;
(ii) 0.90%per annum of the Adjusted NAV in excess of £250 million and up to, and including, £500 million,
which is unchanged;
(iii) 0.75% per annum of the Adjusted NAV in excess of £500 million and up to, and including, £1 billion,
which is revised - see below;
(iv) 0.50% per annum of the Adjusted NAV in excess of £1 billion and up to, and including, £2 billion, which
is revised - see below; and
(v) 0.40% per annum of the Adjusted NAV in excess of £2 billion, which is revised..
The Asset Management Fee was previously calculated at a rate of 0.80% per annum of the Adjusted NAV
in excess of £500 million and up to, and including, £1 billion, and 0.70% per annum of the Adjusted NAV in
excess of £1 billion.
The appointment of the Investment Adviser shall continue in force unless, and until terminated by either
party, giving to the other not less than 12 months’ written notice, such notice not to expire earlier than 31
December 2025.
*Adjusted Net Asset Value: the Net Asset Value, less an amount equal to the Development Cost incurred in relation to the PRS Development
Sites under construction at the relevant time by the Company and its subsidiaries, calculated in accordance with the Investment Advisory
Agreement
100
NOTES TO THE FINANCIAL STATEMENTS (Cont.)
12. Administrative expenses
Legal and professional fees*
Administration and secretarial fees
Audit, accounting, and tax fees
Valuation fees
Depositary fees
Financial adviser and broker
Insurance
Public relations
Regulatory fees
Sundry expenses
Subscriptions
Write off of receivables**
Disallowed VAT
2021
£’000
399
150
339
297
54
167
36
152
149
6
30
(4)
253
2,028
2020
£’000
163
117
313
365
51
60
37
124
172
23
29
24
203
1,681
*Includes non-recurring costs of £0.2 million for Letting Agent transition fees
**Reflects amounts written off net of recoveries from insurance policies
In addition to the above the Company incurred non-recurring legal and professional expenses of £0.5 million in
relation to the Company’s migration to the Main Market.
Services provided by the Group’s Auditors and its associates
The Group has obtained the following services from its Auditor and its associates:
Audit of the Group financial statements
Audit of the subsidiary financial statements
Agreed upon procedures on the half year financial
statements
Corporate services in relation to the Company’s Migration
to the Main Market
13. Finance income
Interest on short term deposits
14. Finance cost
Amortisation of debt legal costs and arrangement fees
Interest on bank loans
2021
£’000
100
152
20
50
322
2021
£’000
-
2021
£’000
1,939
7,653
9,592
2020
£’000
98
84
19
-
201
2020
£’000
220
2020
£’000
242
3,434
3,676
101
NOTES TO THE FINANCIAL STATEMENTS (Cont.)
15. Taxation
As a UK REIT, the Group is exempt from corporation tax on the profits and gains from its property investment
business, provided it meets certain conditions as set out in the UK REIT regulations. For the current year
and prior year, the Group did not have any non-qualifying profits and accordingly there is no tax charge in
the period. If there were any non-qualifying profits and gains, these would be subject to corporation tax.
It is assumed that the Group will continue to be a UK REIT for the foreseeable future, such that deferred
tax has not been recognised on temporary differences relating to the property rental business. No deferred
tax asset has been recognised in respect of the unutilised residual current period losses from non-qualifying
activities as it is not anticipated that sufficient residual profits will be generated from these in the future.
Current and deferred tax
Corporation tax charge/(credit) for the period
Total current income tax charge/(credit) in the income
statement
2021
£’000
-
-
2020
£’000
-
-
The tax charge for the year/period is less than the standard rate of corporation tax in the UK of 19 per cent.
The differences are explained below.
Profit before tax
Tax at UK corporation tax standard rate of 19%
Change in value of exempt investment properties
Exempt REIT income
Amounts not deductible for tax purposes
Unutilised residual current period tax losses not recognised
in deferred tax
Capital allowances claimed against exempt REIT income
2021
£’000
44,113
8,381
(7,407)
(2,075)
122
1,068
(89)
-
2020
£’000
16,407
3,117
(3,003)
(470)
8
348
-
-
From 1 April 2017 to 30 June 2021, the standard rate of corporation tax in the UK was 19%.
REIT exempt income includes property rental income that is exempt from UK Corporation Tax in accordance
with Part 12 of CTA 2010.
102
NOTES TO THE FINANCIAL STATEMENTS (Cont.)
16. Earnings per share
Earnings per share (“EPS”) amounts are calculated by dividing profit for the period attributable to ordinary
equity holders of the Company by the weighted average number of Ordinary Shares in issue during the
period. As there are no dilutive instruments, only basic earnings per share is quoted below.
The calculation of basic and diluted earnings per share is based on the following:
Earnings per IFRS income statement
Adjustments to calculate EPRA Earnings:
Changes in value of investment properties
EPRA Earnings:
Company specific adjustments:
Non-recurring costs incurred by the Company as part of the
Migration to the Premium Segment of the Main Market
Company Adjusted Earnings
2021
£’000
44,113
2020
£’000
16,407
(38,983)
5,130
(15,806)
601
543
5,673
-
601
Weighted average number of ordinary shares
IFRS EPS (pence)
EPRA EPS (pence)
Company specific Adjusted EPS (pence)
495,277,294
8.9
1.0
1.2
495,277,294
3.3
0.1
0.1
17. Dividends
The following dividends were paid during the current year and prior year:
Dividends on ordinary shares declared and paid:
Dividend of 2.0p for the 3 months to 30 June 2019
Dividend of 1.0p for the 3 months to 30 September 2019
Dividend of 1.0p for the 3 months to 31 December 2019
Dividend of 1.0p for the 3 months to 31 March 2020
Dividend of 1.0p for the 3 months to 30 June 2020
Dividend of 1.0p for the 3 months to 30 September 2020
Dividend of 1.0p for the 3 months to 31 December 2020
Dividend of 1.0p for the 3 months to 31 March 2021
Proposed dividends on ordinary shares:
3 months to 31 March 2020: 1.0p per share
3 months to 30 June 2020: 1.0p per share
3 months to 30 June 2021: 1.0p per share
See note 34 for further information on proposed dividends.
2021
£’000
-
-
-
4,952
4,953
4,953
4,953
4,953
24,764
-
-
4,953
4,953
2020
£’000
9,905
4,953
4,953
-
-
-
-
-
19,811
4,953
4,953
-
9,906
103
NOTES TO THE FINANCIAL STATEMENTS (Cont.)
18. Investment property
The freehold/heritable, leasehold and part freehold part leasehold interests in the properties held within the
PRS REIT were independently valued as at 30 June 2021 by Savills (UK) Limited, acting in the capacity of
External Valuers as defined in the RICS Red Book (but not for the avoidance of doubt as an External Valuer
of the PRS REIT as defined by the Alternative Investment Fund Managers Regulations 2013). The
valuations accord with the requirements of IFRS 13 and the Royal Institution of Chartered Surveyors’
(“RICS”) Valuation – Global Standards, effective from 31 January 2020, incorporating the IVSC International
Valuation Standards (the “RICS Red Book”). The valuations were arrived at predominantly by reference to
market evidence for comparable property.
Savills (UK) Limited are an accredited External Valuer with recognised and relevant professional
qualifications and recent experience of the location and category of the investment property being valued.
The valuations are the ultimate responsibility of the Directors. Accordingly, the critical assumptions used in
establishing the independent valuation are reviewed by the Board.
Completed
Assets
£’000
Assets under
Construction
£’000
At 30 June 2019
Right of use assets
Properties acquired on acquisition of subsidiaries
Property additions - subsequent expenditure
Change in fair value
Transfers to completed assets
At 30 June 2020
Properties acquired on acquisition of subsidiaries
Property additions - subsequent expenditure
Change in fair value
Transfers to completed assets
At 30 June 2021
152,925
1,019
8,170
-
2,290
66,898
231,302
42,275
-
13,408
246,789
533,774
209,350
-
14,864
174,985
13,516
(66,898)
345,817
-
121,989
25,575
(246,789)
246,592
Total
£’000
362,275
1,019
23,034
174,985
15,806
-
577,119
42,275
121,989
39,983
-
780,366
The historic cost of completed assets and assets under construction as at 30 June 2021 was £704.2 million
(2020: £540.2 million).
The carrying amount of investment property pledged as security as at 30 June 2021 was £719.0 million
(2020: £212.1 million).
During the prior financial year, the Group adopted the new accounting standard IFRS 16, Leases, and has
recognised a right-of-use (“ROU”) asset within investment property in relation to ground rents payable on
certain investment property sites. The net book value of the ROU asset was £1 million as at 30 June 2021
(2020: £1 million).
Fair Values
IFRS 13 sets out a three-tier hierarchy for financial assets and liabilities valued at fair value. These are as
follows:
Level 1 quoted prices (unadjusted) in active markets for identical assets and liabilities;
Level 2 inputs other than quoted prices included in Level 1 that are observable for the asset or liability,
either directly or indirectly; and
Level 3 unobservable inputs for the asset or liability.
Investment property falls within Level 3.
104
NOTES TO THE FINANCIAL STATEMENTS (Cont.)
The investment valuations provided by the external valuation expert are based on RICS Professional
Valuation Standards, but include a number of unobservable inputs and other valuation assumptions. The
significant unobservable inputs and the range of values used are:
Type
Investment yield
Gross to net assumption
Range
4.00% to 4.75%
22.5% to 25.0%
Development assets are valued based on total development cost plus expected final uplift in valuation
multiplied by % of site development completed. The range of % completions was from 36% to 99%. The
final investment value uses the assumptions stated above.
The impact of changes to the significant unobservable inputs for completed and development assets are:
2021
Impact on
statement of
comprehensive
income
£’000
2021
Impact on
statement of
financial
position
£’000
2020
Impact on
statement of
comprehensive
income
£’000
2020
Impact on
statement of
financial
position
£’000
Improvement in yield by 0.125%
Worsening in yield by 0.125%
Improvement in gross to net by 1%
Worsening in gross to net by 1%
23,619
(22,264)
10,850
(9,369)
23,619
(22,264)
10,850
(9,369)
16,780
(15,856)
7,973
(6,938)
16,780
(15,856)
7,973
(6,938)
19. Investment in subsidiaries
Company
Cost at the start of the year
Additions during the year
Reclassification as Group receivables during the year
Cost at the end of the year
2021
£’000
456,349
-
(130,607)
325,742
2020
£’000
325,701
130,648
-
456,349
During the year the Company transferred costs related to certain group undertakings to another wholly
owned group undertaking. The Group comprises a number of companies, all subsidiaries included within
these financial statements are noted below:
Ownership Name of Entity
Principal Activity
The PRS REIT Development Company Limited
The PRS REIT Development Company II Limited
The PRS REIT Holding Company Limited
The PRS REIT Property Investments Limited
The PRS REIT Investments LLP
The PRS REIT Investments II LLP
The PRS REIT Memberco Limited
The PRS REIT Memberco II Limited
The PRS REIT (LBG) Borrower Limited
The PRS REIT (LBG) Holding Company Limited
The PRS REIT (LBG) Investments LLP
The PRS REIT (LBG) Memberco Limited
The PRS REIT (SW) Borrower Limited
The PRS REIT (SW) Holding Company Limited
The PRS REIT (SW) Investments LLP
The PRS REIT (SW) Memberco Limited
The PRS REIT (SW II) Holding Company Limited
The PRS REIT (SW II) Borrower Limited
Property Investment
Property Investment
Investment Holding Company
Property Investment
Property Investment
Property Investment
Property Investment
Investment Holding Company
Property Investment
Investment Holding Company
Property Investment
Investment Holding Company
Property Investment
Investment Holding Company
Property Investment
Investment Holding Company
Investment Holding Company
Property Investment
Country of
Incorporation
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
105
NOTES TO THE FINANCIAL STATEMENTS (Cont.)
The PRS REIT (SW II) Memberco Limited
The PRS REIT (SW II) Investments LLP
The PRS REIT (Barclays) Memberco Limited
The PRS REIT (Barclays) Holding Company Limited
The PRS REIT (Barclays) Borrower Limited
The PRS REIT (Barclays) Investments LLP
Sigma PRS Investments I Limited
Sigma PRS Investments II Limited
Sigma PRS Investments VI Limited
Sigma PRS Investments IV Limited
Sigma PRS Investments VIII Limited
Sigma PRS Investments (Baytree II) Limited
Sigma PRS Investments (Brackenhoe) Limited
Sigma PRS Investments (Bury St Edmunds) Limited
Sigma PRS Investments (Dawley Road II) Limited
Sigma PRS Investments (Our Lady’s) Limited
Sigma PRS Investments (Owens Farm) Limited
Sigma PRS Investments (Sutherland School II) Limited
Sigma PRS Investments (Whitworth Way II) Limited
Sigma PRS Investments (Houghton Regis) Limited
Sigma PRS Investments (Houghton Regis II) Limited
Sigma PRS Investments (Houghton Regis Parcel 8II) Limited
Sigma PRS Investments (Houghton Regis Parcel 8A II) Limited
Sigma PRS Investments (Lea Hall) Limited
Sigma PRS Investments (Newhall) Limited
The PRS REIT (Accrington) Limited
The PRS REIT (Airfields II) Limited
The PRS REIT (Airfields) Limited
The PRS REIT (Beehive) Limited
The PRS REIT (Bilston Urban Village) Limited
The PRS REIT (Bombardier) Limited
The PRS REIT (Brickkiln Place) Limited
The PRS REIT (Cable Street) Limited
The PRS REIT (Durham Street) Limited
The PRS REIT (East Hill) Limited
The PRS REIT (Eaton Works) Limited
The PRS REIT (Entwistle Road) Limited
The PRS REIT (Harlow Phase II) Limited
The PRS REIT (Heathfield Lane) Limited
The PRS REIT (Hexthorpe Phase A) Limited
The PRS REIT (Hexthorpe Phase B) Limited
The PRS REIT (Hilton Park) Limited
The PRS REIT (Holyoake Memberco) Limited
The PRS REIT (Holyoake) Limited
The PRS REIT (LB 5) Limited
The PRS REIT (Manor Boot) Limited
The PRS REIT (Newhaven) Limited
The PRS REIT (Norwich Street) Limited
The PRS REIT (Potteries) Limited
The PRS REIT (QVS) Limited
The PRS REIT (Redcar) Limited
The PRS REIT (Reginald Road) Limited
The PRS REIT (Riverside College) Limited
The PRS REIT (Roch Street) Limited
The PRS REIT (Romanby Shaw) Limited
The PRS REIT (Station Road) Limited
The PRS REIT (Sutherland School) Limited
The PRS REIT (Tower Hill 3) Limited
The PRS REIT (Whitworth Way) Limited
Sigma PRS Investments (Baytree II) Limited
Sigma PRS Investments (Cable Street II) Limited
Sigma PRS Investments (Carr Lane II) Limited
Sigma PRS Investments (Dawley Road) Limited
Sigma PRS Investments (Darlaston II) Limited
Investment Holding Company
Property Investment
Investment Holding Company
Investment Holding Company
Property Investment
Property Investment
Property Investment
Property Investment
Property Investment
Property Investment
Property Investment
Property Investment
Property Investment
Property Investment
Property Investment
Property Investment
Property Investment
Property Investment
Property Investment
Property Investment
Property Investment
Property Investment
Property Investment
Property Investment
Property Investment
Property Investment
Property Investment
Property Investment
Property Investment
Property Investment
Property Investment
Property Investment
Property Investment
Property Investment
Property Investment
Property Investment
Property Investment
Property Investment
Property Investment
Property Investment
Property Investment
Property Investment
Investment Holding Company
Property Investment
Property Investment
Property Investment
Property Investment
Property Investment
Property Investment
Property Investment
Property Investment
Property Investment
Property Investment
Property Investment
Property Investment
Property Investment
Property Investment
Property Investment
Property Investment
Dormant
Dormant
Dormant
Dormant
Dormant
England
England
England
England
England
England
Scotland
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
106
NOTES TO THE FINANCIAL STATEMENTS (Cont.)
Sigma PRS Investments (Darlaston Phase 2 II) Limited
Sigma PRS Investments (Houghton Regis Parcel 8) Limited
Sigma PRS Investments (Houghton Regis Parcel 8A) Limited
Sigma PRS Investments (Newton Le Willows II) Limited
Sigma PRS Investments (Owens Farm II) Limited
Sigma PRS Investments (Sutherland School II) Limited
Sigma PRS Investments (Whitworth Way II) Limited
Sigma PRS Investments III Limited
Sigma PRS Investments V Limited
Sigma PRS Investments VII Limited
Sigma PRS Investments IX Limited
Sigma PRS Investments (Bury St Edmunds II) Limited
Sigma PRS Investments (Lea Hall II) Limited
Sigma PRS Investments (Newhall II) Limited
The PRS REIT (Bullcote Lane) Limited
The PRS REIT (Christopher Street) Limited
The PRS REIT Holyoake General Partner Ltd
The PRS REIT (Minky Works) Limited
The PRS REIT (Rugby) Limited
The PRS REIT Investments Holding Company Limited
Dormant
Dormant
Dormant
Dormant
Dormant
Dormant
Dormant
Dormant
Dormant
Dormant
Dormant
Dormant
Dormant
Dormant
Dormant
Dormant
Property Investment
Dormant
Dormant
Dormant
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
England
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
The registered office for the subsidiaries across the Group is: Floor 3, 1 St. Ann Street, Manchester, M2
7LR, except for Sigma PRS Investments I Limited whose registered office is: 18 Alva Street, Edinburgh,
EH2 4QG.
20. Trade and other receivables
Trade receivables
Receivables from group undertakings
Accrued income
Social security and other taxes
Prepayments and other receivables
Group
2021
£’000
Company
2021
£’000
Group
2020
£’000
Company
2020
£’000
457
-
320
710
5,102
6,589
-
318,830
5
-
342
319,177
191
-
65
691
2,707
3,654
-
85,723
5
-
436
86,164
Trade and other receivables are shown after deducting a provision for bad and doubtful debts of £31,000
(2020: £35,000). The provision for doubtful debts is calculated as an expected credit loss on trade and other
receivables in accordance with IFRS 9. The charge to the income statement in relation to write-offs and
provisions made against doubtful debts was £4,000 credit (2020: £24,000 expense). The credit during the
financial year reflects recoveries under insurance policies taken out to cover potential tenant default. The
expected credit loss provided for and written off is determined on an individual basis. In the prior and current
reporting periods, an additional review of tenant debtors was undertaken to assess recoverability in light of
the COVID-19 pandemic.
At the end of the reporting period, the Company had no provision for expected loss allowances (2020: £nil)
in relation to balances receivable from subsidiaries as recovery of the amounts due is considered probable.
The Directors consider that the carrying amount of trade and other receivables approximates to their fair
value. The Group’s maximum exposure on credit risk is the carrying value of trade receivables as presented
above. As at 30 June 2021, £157,000 of trade receivables are more than thirty days old (2020: £109,000).
The Group has no pledge as security on trade receivables.
107
NOTES TO THE FINANCIAL STATEMENTS (Cont.)
21. Cash and cash equivalents
Restricted cash
Cash at bank
Group
2021
£’000
84,793
1,621
86,414
Company
2021
£’000
-
25
25
Group
2020
£’000
54,315
4,989
59,304
Company
2020
£’000
-
2,012
2,012
Restricted cash comprises £84.8 million (2020: £54.3 million) in funds held in a bank account controlled by
one of the Group’s lenders which can be released to free cash once certain loan conditions are met. During
July and August, £60.0 million of this restricted cash was released.
22. Trade and other payables
Current liabilities
Trade payables
Payables to group undertakings
Accruals and deferred income
Other creditors
Social security and other taxes
Non-current liabilities
Accruals and deferred income
Group
2021
£’000
Company
2021
£’000
Group
2020
£’000
Company
2020
£’000
7,291
-
14,996
-
190
22,477
4,732
27,209
2,035
250,270
493
-
190
252,988
-
252,988
8,849
-
10,460
-
5
19,314
4,598
23,912
1,007
119,716
679
2
5
121,409
-
121,409
The Company payables to group undertakings are interest free and repayable on demand.
23. Interest bearing loans and borrowings
Group
2021
£’000
Company
2021
£’000
Group
2020
£’000
Company
2020
£’000
Current liabilities
Bank loans at 1 July
Loans advanced in the year
Loans repaid in the year
Capitalised loan costs
Bank loans at 30 June
Lease liability
Total loans and borrowings
Non-current liabilities
Bank loans at 1 July
Loans advanced in the year
Capitalised loan costs
Bank loans at 30 June
Lease liability
Total loans and borrowings
-
133,119
(22,134)
(987)
109,998
32
110,030
144,226
100,000
649
244,875
985
245,860
108
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
100,000
50,000
(5,774)
144,226
1,019
145,244
-
-
-
-
-
-
-
-
-
-
-
-
-
NOTES TO THE FINANCIAL STATEMENTS (Cont.)
Bank loans
Through its subsidiaries the Company has granted fixed and floating charges over certain investment
property assets to secure the loans. At 30 June 2021 and 30 June 2020, the only other asset secured was
£25 million of cash collateral.
The Group’s borrowing facilities are with Scottish Widows, Lloyds Banking Group plc / RBS plc and Barclays
Bank PLC. At 30 June 2021, these comprised the following:
Lender
Scottish Widows
Scottish Widows
Lloyds Banking Group plc
/RBS*
Barclays Bank PLC
Loan facility
£100 million
£150 million
£150 million
Balance drawn
30 June 2021
£100 million
£150 million
£68.6 million
Loan
period
15 years
25 years
2 years
Interest rate
(all in)
3.14%
2.76%
3.09% Variable
Fixed
Fixed
£50 million
£42.4 million
2 years
3.44% Variable
*£150 million revolving credit facility. £75 million available in first 2 years for development debt purposes.
The Group’s maximum loan to value ratio can be no more than 45%. As at 30 June 2021 the Group’s loan
to value was 42% (2020: 25%).
Reconciliation of movements of borrowings to cash flows arising from financing activities:
Balance as at 1 July
Proceeds from borrowings
Borrowings repaid
Interest paid
Non-utilisation fees paid
Arrangement and commitment fees paid
Other movements
24. Leases
2021
£’000
144,226
233,119
(22,134)
(8,706)
(895)
(1,504)
10,767
354,873
2020
£’000
100,000
50,000
-
(3,360)
-
(2,635)
221
144,226
Lease liabilities as lessee
During the prior financial year, the Group adopted the new accounting standard IFRS 16, Leases. The lease
liabilities recognised as a result of IFRS 16 are shown in the table below, the Group has no other leases.
Lease liabilities
Amounts recognised in the income statement in non-
recoverable property costs
Group
2021
£’000
1,018
Group
2020
£’000
1,019
13
32
Lease liabilities as lessor
The future minimum lease payments receivable under non-cancellable operating leases in respect of the
Group’s property portfolio are as follows:
Receivable within 1 year
Group
2021
£’000
17,122
Group
2020
£’000
9,350
The Group’s receivable leases are assured shorthold tenancies usually for periods for up to one year.
109
NOTES TO THE FINANCIAL STATEMENTS (Cont.)
25. Share capital
Share capital represents the nominal value of consideration received by the Company for the issue of
Ordinary Shares.
Group and Company
2021
No. of
shares
2021
Share
capital
£’000
2020
No. of
shares
Balance at the beginning of year
Balance at end of year
495,277,294
495,277,294
4,953
4,953
495,277,294
495,277,294
2020
Share
capital
£’000
4,953
4,953
The Company was admitted to the Specialist Fund Segment of the Main Market of the London Stock
Exchange on 31 May 2017 and migrated to the Premium Segment of the Main Market of the London Stock
Exchange on 2 March 2021.
26. Share premium reserve
The share premium relates to amounts subscribed for share capital in excess of nominal value.
Group and Company
Balance at beginning of year
Balance at end of year
2021
£’000
245,005
245,005
2020
£’000
245,005
245,005
27. Capital reduction reserve
The capital reduction reserve is a distributable reserve to which the value of share premium, as a result of
the IPO, has been transferred. Dividends can be paid from this reserve.
Balance at beginning of year
Final dividend paid of 2.0p per share for the year ended
30 June 2019
Dividend paid of 1.0p per share for the period ended
30 September 2019
Dividend paid of 1.0p per share for the period ended
31 December 2019
Dividend paid of 1.0p per share for the period ended
31 March 2020
Final dividend paid of 1.0p per share for the year ended
30 June 2020
Dividend paid of 1.0p per share for the period ended
30 September 2020
Dividend paid of 1.0p per share for the period ended
31 December 2020
Dividend paid of 1.0p per share for the period ended
31 March 2021
2021
£’000
2020
£’000
186,748
206,559
-
-
-
(4,952)
(4,953)
(4,953)
(4,953)
(4,953)
(9,905)
(4,953)
(4,953)
-
-
-
-
-
Balance at end of year
161,984
186,748
110
NOTES TO THE FINANCIAL STATEMENTS (Cont.)
28. Net Asset Value
The Group adopted the EPRA issued new best practice guidelines in the year ending 30 June 2021. EPRA
Net Tangible Assets (“NTA”), is considered to be the most relevant measure for the Group and replaces the
previously reported EPRA NAV. The underlying assumption behind the EPRA NTA calculation assumes
entities buy and sell assets, thereby crystallising certain levels of deferred tax liability. Due to the PRS
REIT’s tax status, deferred tax is not applicable and therefore there is no difference between IFRS NAV
and EPRA NTA.
Basic IFRS NAV per share is calculated by dividing net assets in the Statement of Financial Position
attributable to ordinary equity holders of the parent by the number of Ordinary Shares outstanding at the
end of the year. As there are no dilutive instruments, only basic NAV per share is quoted below.
Net asset values have been calculated as follows:
IFRS Net assets at 30 June (£’000)
EPRA adjustments to NTA
EPRA NTA at 30 June
2021
2020
490,270
-
490,270
470,921
-
470,921
Shares in issue at end of year
495,277,294
495,277,294
Basic IFRS NAV per share (pence)
EPRA NTA per share (pence)
99.0
99.0
95.1
95.1
The NTA per share calculated on an EPRA basis is the same as the IFRS NAV per share for the year ended
30 June 2021 and the year ended 30 June 2020.
29. Controlling parties
As at 30 June 2021 and 30 June 2020, there was no ultimate controlling party.
30. Consolidated entities
The Group consists of a parent company, The PRS REIT plc, incorporated in the UK and a number of
subsidiaries held directly and indirectly by The PRS REIT plc, which operate and are incorporated in the
UK.
The Group owns 100% equity shares of all subsidiaries as listed in note 19 and has the power to appoint
and remove the majority of the Board of Directors of those subsidiaries. The relevant activities of the
subsidiaries are determined by the Board of Directors based on simple majority votes. Therefore the
Directors of the Group concluded that the Group has control over all these entities and all these entities
have been consolidated within the financial statements.
31. Capital commitments
The Group has entered into contracts with unrelated parties for the construction of residential housing with
a total value of £663.8 million (2020: £628.5 million). As at 30 June 2021, £89.2 million (2020: £172.3 million)
of such commitments remained outstanding. The PRS REIT is also committed to acquiring 2 completed
and fully let developments from Sigma during the next financial year for c.£12 million.
32. Related party disclosure
The number of shares owned by the Directors of the Company as at 30 June 2021 along with dividends
they received during the period is as follows:
Company Director
Roderick MacRae
Steffan Francis
Steve Smith
Jim Prower
Geeta Nanda*
*Appointed 24 March 2021
No. of shares held Dividends received
2020
£4,000
£2,300
£3,200
£880
-
2020
100,000
60,000
80,000
22,000
-
2021
100,000
80,000
80,000
22,000
-
2021
£5,000
£3,200
£4,000
£1,100
-
For the current financial year, Directors’ fees of £148,000 (2020: £140,000) were incurred.
111
NOTES TO THE FINANCIAL STATEMENTS (Cont.)
33. Transactions with Investment Adviser
On 31 March 2017, Sigma PRS was appointed as the Investment Adviser of the Company. A new
Investment Adviser Agreement with Sigma PRS was signed in January 2021.
For the year ended 30 June 2021, fees of £4.4 million (2020: £4.3 million) were incurred and payable to
Sigma PRS in respect of investment advisory services. At 30 June 2021, £1.5 million (2020: £1.1 million)
remained unpaid.
For the year ended 30 June 2021, development fees of £4.6 million (2020: £7.3 million) were incurred and
payable to Sigma PRS. At 30 June 2021, £0.3 million (2020: £0.7 million) remained unpaid.
For the year ended 30 June 2021, administration and secretarial services of £90,000 (2020: £90,000) were
incurred and payable to Sigma Capital Property Ltd, a fellow subsidiary of the ultimate holding company of
the Investment Adviser. At 30 June 2021, £40,500 (2020: £23,000) remained unpaid.
For the year ended 30 June 2021, Sigma PRS acquired 1,500,000 (2020: 750,000) shares in the Company.
The shares purchased during the year were acquired in the market at an average price of 76.4 pence per
share. Sigma PRS’s shareholding as at 30 June 2021 was 5,889,852 (2020: 4,389,852), which represents
1.19% (2020: 0.73%) of the issued share capital in the Company. All the shares acquired in the year and
prior year were in accordance with the Development Management Agreement between the Company and
Sigma PRS.
For the year ended 30 June 2021, Sigma PRS received dividends from the Company of £249,000 (2020:
£179,000).
During the year, the Company acquired the following subsidiaries from Sigma Capital Group Limited, the
ultimate holding company of the Investment Adviser:
Name of entity
Sigma PRS Investments (Bury St Edmunds) Limited
Sigma PRS Investments (Bury St Edmunds II) Limited
Sigma PRS Investments (Lea Hall) Limited
Sigma PRS Investments (Lea Hall II) Limited
Sigma PRS Investments (Newhall) Limited
Sigma PRS Investments (Newhall II) Limited
Consideration
£5.9 million
£5.9 million
£10.5 million
Total
£22.3 million
34. Post balance sheet events
The Directors continue to carefully monitor the COVID-19 pandemic and other current economic situations
and are responding appropriately.
On 11 October, the PRS REIT acquired from Sigma two development sites at a total cost of £12.8 million.
Equity raise
In the first quarter of the new financial year, the Company undertook an equity raise in order to acquire
assets identified by the Investment Adviser, and on 27 September 2021 announced that a total of £55.6
million (gross) had been raised at an issue price of 103p per share. A total of 53,232,575 shares were
placed with new and existing institutional investors, with 741,589 shares placed with retail investors.
Dividends
On 2 August 2021, the Company declared a dividend of 1.0p per ordinary share in respect of the fourth
quarter of the current financial year. The dividend was paid on 3 September 2021 to shareholders on the
register as at 13 August 2021.
112