Quadrise Regulatory News (QED)

29 Nov 2007 07:02

Quintain Estates & Development PLC29 November 2007 29 November 2007 Quintain Estates and Development PLC ("Quintain"/"Company"/"Group") Interim results for the six months ended 30 September 2007 QUINTAIN REPORTS STRONG PERFORMANCE Financial Highlights • Strong net asset value performance: o NAV per share up 6.1% to 700p (March 2007: 660p) o EPRA NAV per share up 5.7% to 829p (March 2007: 784p) o Diluted NAV per share up 5.8% to 693p (March 2007: 655p) • Strong valuation uplifts for Wembley and Greenwich Peninsula holdings: o Wembley up 5.7% to £595m o Greenwich up 20.4% to £278m • Total return* of 7.3%, or 7.0% on an EPRA basis • Pre-tax loss of £3.8m (2006 Pre-tax profit: £24.4m), largely due to decline in value of investment properties • Gearing of 39% (March 2007: 36%) • Interim dividend up 7.1% to 3.75p * as measured by the increase in net assets per share adding back the dividendpaid Operational Highlights • Wembley o Expected completion of first residential building ahead of schedule and within budget. o Detailed planning consent for 441-bed Hilton hotel and 656-bed student accommodation scheme operated and funded by iQ fund. o Construction started on second building, comprising 233 homes, leisure facilities and 30,000 sq ft of retail space. o Acquisition of 13 acre Wembley Retail Park for £85m, offering significant opportunities for future development. • Greenwich Peninsula o Transport for London to become first major tenant of the business district in 2009, leasing 135,000 sq ft of office space for 20 years. o Detailed planning consent granted for Ravensbourne College, which will bring 1,500 students to Greenwich Peninsula. • Fund Management o Funds under management increased to £895m compared with £711m in March 2007. o iQ student accommodation fund opened two new schemes in Birmingham and Salford, with occupancy rates of 97% and rising. • Property disposals and acquisitions o Acquisition of Countryside Property PLC's interest in City Park Gate, Birmingham, providing Quintain with full control of the 1m sq ft development. • Finance o £150m of additional facilities raised. John Plender, Chairman of Quintain, commented: "Quintain has made strong progress over the reporting period, driven by itsproven management team and diversified business model. The growth achieved byQuintain Fund Management, excellent progress on our major projects at GreenwichPeninsula and Wembley, and the re-positioning of the Investment Portfolio overthe last two years has ensured that the Company is well positioned to manage theimpact of the current market and continue to create shareholder value. "With substantial funds available to Quintain, we will continue to build out ourpipeline of major schemes and consider a range of options to ensure the ongoingmomentum of the development programme. We will also be looking to seizeopportunities that are likely to emerge as the commercial property market movesto a more realistic valuation basis. Overall, we believe that Quintain isstrongly placed to maintain its outstanding record of value creation and tocontinue to outperform in the future." For further information, please contact: Quintain Estates and Development PLC Rebecca Worthington Tel: +44 (0) 20 7495 8968 Financial Dynamics Stephanie Highett/Dido Laurimore/Laurence Jones Tel: +44 (0)20 7831 3113 FINANCIAL HIGHLIGHTS Six months to Six months to Change Year to Change 30 Sept 30 Sept (%) 31 March 2007 (%) 2007 2006 (restated) (restated)Balance Sheet Investment and developmentproperties (£000) 1,140,080 1,011,769 12.7 1,058,243 7.7 Net asset value per share(pence): basic 700 569 23.0 660 6.1 diluted 693 559 24.0 655 5.8 Adjusted diluted (EPRA) netasset value per share (pence): 829 653 27.0 784 5.7 Total return (%) 7.3 9.6 - 27.5 - Gearing (%) 39 36 - 36 - Dividend Dividend per share (pence) 3.75 3.50 7.1 8.25 Income Statement Group turnover (£000) 23,616 19,753 19.6 43,426 Gross profit (£000) 16,182 13,684 18.3 30,884 (Loss)/profit before tax (£000) (3,858) 24,406 - 48,633 Earnings per share (pence): basic 0.5 15.9 (96.9) 33.3 diluted 0.5 15.6 (96.8) 32.7 The results for the six months ended 30 September 2006 and for the year ended 31March 2007 have been restated for a revised basis of preparation to include afull revaluation of the property portfolio at the Interim Balance Sheet date. Areconciliation of the previously reported figures is given in note 1 of thefinancial statements. CHAIRMAN'S STATEMENT I am pleased to report that the business has made significant progress in thesix months to 30 September 2007. Performance at the half year has benefited fromsubstantial valuation uplifts at our big urban regeneration schemes at Wembleyand Greenwich, while fund management continues to grow in importance. Ourconfidence in the Group's diversified business model and continuing ability todeliver increased value is demonstrated by the Board's readiness once again toincrease the interim dividend, by 7.1% to 3.75p. Business Overview In light of challenging conditions in the commercial property market, it ispleasing to note that the big mixed use development schemes in our SpecialProjects division, which include Wembley and Greenwich, go from strength tostrength. On the basis of external valuations, Wembley has increased in value by5.7% to £595m at the half year, while our investment in Greenwich is up 20.4% at£278m. There have been important advances at both sites. Quintain has taken morethan one million square feet of Wembley from outline to detailed planningconsents while, at the start of October, contracts were exchanged for thepurchase of Wembley Retail Park for £85m, which will open up new opportunitiesfor active management on the site. In our joint venture at Greenwich, asannounced yesterday, we have agreed terms to pre-let 135,000 sq ft of offices toTransport for London. This is a noteworthy breakthrough in that it confirms thepotential of Greenwich Peninsula to become a vibrant new specialist officemarket for London. Particularly encouraging has been the growth of our fund management operation ("QFM"), where our early decision to enter non-traditional markets such ashealthcare, student accommodation and science parks has been vindicated. It isgratifying to record that fees from fund management are now making a significantcontribution to the Group's income and that these specialist markets have provedimmune from the malaise in the wider commercial property market. The widely reported slide in commercial property prices and the growinguncertainty about the future direction of the residential market has highlightedthe strengths of our business model and justified our decision in 2004 to startdecreasing the size of our Investment Portfolio. As a result, the netrevaluation deficit of £14.2m on our investment properties is insignificant inrelation to Quintain's gross property assets of £1.14bn and shareholders' fundsof £897m at 30 September 2007, and has had substantially less impact than if wehad maintained the size of our Investment Portfolio at prior levels. While afurther decline in the second half is likely, we do not expect any seriousimpact on the business overall. Since August, there has also been a marked deterioration in the financialbackground. Yet the general tightening in credit conditions has not affectedQuintain. Last month we agreed a new £150m corporate banking facility with Bankof Scotland Corporate and we are making good progress in seeking additionalfacilities from our other relationship banks. These facilities will be in linewith our main corporate facilities, apart from the maturity which is likely tobe two years rather than five years. They will be used to fund our bigregeneration schemes and to provide us with ongoing flexibility to exploit thegrowing opportunities we expect to arise in the current property market. Netborrowings have risen from £302.8m at the year end to £350.5m at 30 September2007 as funds have been deployed in our development programme. While gearing hasrisen from 36% to 39% in line with the expansion of the business, it remainsrelatively low and underlines our inherent financing flexibility. Performance Our figures for the half year incorporate for the first time a full externalvaluation of all our properties. Comparative figures have been restated for thesame period last year and for the last financial year as a whole to take accountof the September 2006 valuation. Full details are included in the BusinessReview. Over the half year the business achieved a total return, as measured by theincrease in net assets per share adding back the dividend paid, of 7.3% against9.6% in the comparable period last year. In the Investment Property Databank(IPD), the industry benchmark, our property return for the six months to 30September 2007 was 9% compared with a return of 1.3% on the quarterly universeof funds. Net asset value per share rose 6.1% to 700p. The valuation deficit on investmentproperties was the major cause of the Group incurring a pre-tax loss of £3.9m,against a profit of £24.4m in the comparable period. Earnings per share werenonetheless positive at 0.5p against 15.9p at 30 September 2006 owing to adeferred tax credit arising from revaluation deficits reflected in the IncomeStatement and the reduction in the future rate of corporation tax. The market A climate of financial uncertainty calls for prudent management across theportfolio, which we will continue to apply through our proven investment andfinancial processes. However, we view the fall in commercial property prices asa healthy correction after a period in which the easy availability of creditcaused the market to overheat. We look forward to taking opportunities toacquire assets that meet our stringent acquisition criteria as they arise. Our exposure to residential property is heavily biased towards London, which weexpect to perform more strongly than the rest of the UK as the economy slows.In addition, the majority of our residential developments are targeted towardsthe middle market, which has tended to be more resilient, in relative terms. Outlook Quintain has made strong progress over the reporting period, driven by itsproven management team and diversified business model. The growth achieved byQFM, excellent progress on our major projects at Greenwich Peninsula andWembley, and the re-positioning of the Investment Portfolio over the last twoyears has ensured that the Company is well positioned to manage the impact ofthe current market and continue to create shareholder value. With substantial funds available to Quintain we will continue to build out ourdevelopment pipeline, while freeing some of the capital in our majorregeneration schemes where appropriate to keep up the momentum of thedevelopment programme. We will also look to seize opportunities that are likelyto emerge as the commercial property market moves to a more realistic valuationbasis. Overall, we believe that Quintain is strongly placed to maintain itsoutstanding record of value creation and to continue to outperform in thefuture. John PlenderChairman29 November 2007 BUSINESS REVIEW Overview and Strategy The results for the six months to 30 September 2007 clearly demonstrate theinherent strength and resilience of Quintain's strategy, which is designed tocreate and enhance long term shareholder value through our development, fundmanagement and property investment activities whilst insulating the Group fromthe full impact of uncertain market conditions. Our approach is to focus on the financial characteristics of property to extractlong-term hidden value and identify opportunities for value creation. Thesuccess of this approach is highlighted in the £68.5m increase in the valuationof our development portfolio, the £127m growth of the Quercus healthcare fundand the launch of London's new commercial district at Greenwich Peninsula withthe signing of a 20 year lease on 135,000 sq ft of office accommodation byTransport for London ("TfL"). Our objectives remain to deliver a minimum real total shareholder return of 10%per annum, measured by the increase in net asset value adding back the dividend,and to outperform the Investment Property Databank (IPD) benchmark. The sixmonth period leaves us well on the way to delivering these, with a 7.3% totalreturn and an IPD performance of 9%, well ahead of the benchmark at 1.3%. On arolling twelve month basis, our total return is 25.1%, with our IPD return of25.4% comparing extremely favourably with the IPD's benchmark figure of 7.7%,placing us in the first percentile. These objectives have also been delivered inthe longer term, with Quintain's performance remaining in the top percentile ofthe IPD over five and ten years, and our average annualised total return overthis ten year period being 22%. Our diversified business model ensures the Group is well positioned tooutperform, both in terms of our core performance measures and relative to moretraditional pure asset-collection businesses: - Special Projects At present Special Projects represents the largest proportion of the Group'sassets by value, at 69.1% or £939.5m. This business manages our complexregeneration projects in London at Wembley and Greenwich, smaller developmentschemes outside London such as the 1m sq ft City Park Gate in Birmingham, andour national zero-carbon joint venture, BioRegional Quintain, which includes the1m sq ft RiversideOne scheme. - Quintain Fund Management Quintain Fund Management ("QFM") co-invests in three specialist sectors:healthcare, science parks and student accommodation, and at 30 September 2007funds under management stood at £895m. In addition to providing a significantrevenue stream for the Group, it enables us to forward-fund and retain astrategic interest in some of the assets developed through Special Projects. - Investment Portfolio Currently, the Investment Portfolio is a relatively small element of the Group'sasset base at 18% or £244m. It comprises an income-producing investmentportfolio of secondary properties, with the potential to create capital valuethrough active management including lease renewals, restructuring, marriagevalue and refurbishment. The Portfolio is spread throughout the UK and over thelast two years has been strategically weighted towards offices. The Market The current, more volatile market conditions are testament to the inherentcyclicality of the property sector and the widely reported downward pressure onvaluations, while long anticipated, has surprised some observers by its speedand extent. Forecasts imply that total returns for the next few years will be inlow single figures, with some sub-sectors being negative. It is difficult toread how long and to what extent the market malaise, stimulated by the sub-primeloans crisis, will prevail. This uncertainty has extended to quoted propertyvehicles which now stand at significant discounts to NAV. However, for a company such as Quintain, with its diversified business model,uncertainty creates opportunity. The widening gap between base rate and LIBOR isa direct consequence of tightening credit provision, globally. Taking theseconditions into account and consistent with the Company's prudent financialmanagement, Quintain has raised a further £150m of facilities since the periodend to ensure sufficient liquidity, operational flexibility and agilityregarding emerging opportunities. Furthermore, we are making good progress inseeking additional facilities from our other relationship banks. Occupational demand remains reasonable and rental growth prospects are positive,albeit at low levels. The natural tendency of markets initially to over-reactsuggests that we should not expect a long-term bear market in real estate,although it would be no surprise for conditions to worsen before they improve. The Company's residential exposure is predominantly to mid-market housing whichhistorically has been more resilient. Recent evidence of sales activity hassupported our view that we have a cushion against any market retrenchment. Ourpolicy of developing opportunities that create a dynamic balance betweenresidential, retail, leisure and employment use, particularly on our twointernationally important schemes in London, should create higher demand from awider area. In 2007, this policy saw both Greenwich and Wembley outperform prime Londonareas. Despite current conditions, in the medium term we still consider thatthis market position should secure the ongoing out performance of our portfolioversus Greater London residential indices. Quintain has significant exposure outside traditional real estate sectors and inthese areas different market dynamics apply. Within healthcare, the majority offunding is provided by the State and income is linked to RPI. An ageingpopulation also gives confidence that demand for care home accommodation willcontinue to grow. Demand is also growing for high quality, well-located student accommodation,another key growth area for QFM. This is fuelled by an increasing proportion ofschool leavers seeking higher education and the continued worldwide recognitionof the UK's universities as prestigious locations for gaining qualifications.Rising standards and issues over health and safety imply significant furtherdemand for the type of modern accommodation that iQ, our joint venture fund withThe Wellcome Trust, is delivering. Special Projects During the period, delivery has been accelerated across our large-scale,strategic projects. WEMBLEY At Wembley, the demolition programme across the western element of the site hasconcluded, the construction programme is within budget and we expect to completethe first residential building, W01, ahead of schedule. Construction of our second new building, W04, started this month. When finished,this mixed-use block will contain 233 homes, leisure facilities and 30,000 sq ftof retail space comprising local needs and designer outlet shopping. Residential values on the Wembley scheme have continued to rise during theperiod, with sales achieving an average of £525 per sq ft, with a high of £632per sq ft for a studio (at £220,000), compared to an average of £424 per sq ftachieved in 2006/7. We have also now achieved detailed planning consent - our fifth at Wembley - forW05, which will contain a 441-bed hotel operated by Hilton and a 656-bed studentaccommodation scheme operated and funded by the iQ Fund. Construction work isdue to start in summer 2008. A key element of Quintain's focus on delivering additional shareholder value isits aim to create revenue streams from its large scale projects over and abovetraditional development profits and capital growth. This is summarised as theCompany's "Running Towns as Businesses" concept. The core principle is todeliver shareholder benefit from an ongoing share of revenues generated by theprovision of infrastructure and utilities to the residents and tenants of thebuildings. This concept will also deliver benefits to occupiers throughstreamlined service delivery and cost reductions achieved through efficiency. Weare delighted to report today that a further milestone in making this concept areality has been reached with the appointment of global electronics expert,Philips, to supply lighting and display equipment across the development. Thisis the second such agreement achieved for Wembley and complements the dealachieved with Siemens earlier in 2007 to provide mechanical and electricalequipment. We also announced during the period that the Envac waste disposal system will beinstalled across the Wembley development. This system transports waste viaunderground pipes to a central depot, negating the requirement fortransportation of waste by road and making recycling simple for residents. Thesystem has been deployed successfully in 30 countries and this will be its firstimplementation in the UK. Envac will significantly enhance the environmentalcredentials of the scheme. We continue to exploit emerging opportunities and have consolidated ourlandholding at Wembley, acquiring the 13 acre Wembley Retail Park in October for£85m. This is a strategic site adjacent to our existing holdings and adds162,000 sq ft of retail to the 37,400 sq ft within Quintain's Stadium RetailPark. Subsequent to the purchase, a further 6,800 sq ft has been let to Dreamsplc at £27.50 per sq ft. Masterplanning for the Palace of Industry site ("POI") is well advanced and anoutline application will be made during the calendar year 2008. It will now alsoincorporate the new retail park acquisitions. Combined, the POI and retailparks are within the existing Local Policy Framework for 2.91m sq ft, but thesynergies extractable from a co-ordinated application should see the overallconsent increase from 6.3m sq ft to as much as 10m sq ft. At the year end, the Company indicated that it was intending to joint-venturethe retail elements of the Wembley scheme with a major retail developer that hasparticular experience in the designer outlet field. The Company has now beenworking exclusively for five months with a partner that fits this criterion, andis finalising designs with a view to numerous plot-specific planningapplications early in the New Year. The work to date has endorsed the Company'sretail strategy, which will be further enhanced by the retail provision on the15 acre POI site and the redevelopment of the retail parks. Wembley Arena continues to perform well and, despite the opening of The O2 Arenaon Greenwich Peninsula in June 2007, bookings remain strong with an expectationof 135 shows during 2008. Recent bookings include Gwen Stefani, theStereophonics and The Police. The opening of the National Stadium at Wembley, continued success of the Arena,progress on retail negotiations and the opportunity virtually to double the sizeof the scheme position Wembley as one of the UK's most exciting regenerationprojects. GREENWICH PENINSULA During the reporting period, Meridian Delta Ltd ("MDL"), our joint venture withLend Lease, was re-formed to create a 50:50 vehicle in order to acceleratedelivery on the Peninsula. We are pleased to report that the resultingperformance over the half year demonstrates that this is being achieved. Most notable is our announcement to shareholders on 28 November that TfL willbecome the first major tenant of the business district in 2009, leasing 135,000sq ft of office accommodation for 20 years. Under the terms of the agreement TfLwill retain an option on a further 60,000 sq ft of space. A key component ofthis letting was MDL's ability to deliver upon the Mayor of London's climatechange agenda, with cutting edge sustainability. The development will be a 50:50joint venture between Lend Lease and Quintain and construction will begin earlyin the New Year. Detailed planning consent has been granted on the new facility for RavensbourneCollege, situated between The O2 and TfL new office. The College will beginconstruction early in 2008. The creation of this facility will bring 1,500students to Greenwich Peninsula, and investigations are taking place into theviability of expanding the proposed 120-bed student accommodation scheme agreedwithin the existing masterplan. Good progress has also been made on the residential programme, with asignificant increase in activity: • Designs for the first plot on the north west of the Peninsula overlooking Canary Wharf are near completion, following extensive consultation with the London Borough of Greenwich. We anticipate submission of an application for detailed planning consent early in 2008. • Following the sale of the M0102 plot on the south east of the site to Bellway Homes in the last financial year, planning consent was achieved in May. The finished building will contain 229 homes and Bellway will start construction of this block in January 2008. • 50% of the units within the adjacent building, M0116, have been allocated funding from English Partnerships under their First Time Buyers Initiative ("FTBI"). An application for planning consent will be submitted in January 2008. • On the eastern riverside, MDL has entered into a 50:50 partnership with Crest Nicholson to develop N0206, a 1.1 acre site that will contain 295 apartments and approximately 5,000 sq ft of retail space adjacent to TfL's new office. An application for planning consent will be submitted in December 2007. • As anticipated, a joint venture with two housing associations - Moat and London & Quadrant - has been formed regarding the inland plot at M0114. This building has a high affordable housing content and an application for planning consent will be submitted in December 2007. Footfall to The O2 has been impressive during the period, following the officialopening of the complex in June. This has had a positive impact on the valuationof our ground lease. Up to 22,000 people visit The O2 Arena for every live showand 350,000 tickets were sold for the Tutankhamen exhibition before it opened.The success of this venue over the last five months underlines the accessibilityof the Peninsula, and this has been further enhanced by the increase infrequency - from 40 minute intervals to every 15 minutes - of the Thames Clipperboat service to the City and West End. Securing a major tenant for the office quarter, acceleration of the planningpipeline and the rise in residential values on key developments close to thesite, such as Pan Peninsula and Greenwich Reach, maintain our confidence in theability of Greenwich Peninsula to deliver strong performance. BIOREGIONAL QUINTAIN Our zero carbon joint venture with BioRegional Properties Ltd, which createscommunities founded on the principles of One Planet Living, has also achievednotable success in the period. As anticipated, construction started on our first scheme in Brighton. Developedin partnership with Crest Nicholson, this mixed-use project includes 24,000 sqft of commercial space and 172 apartments and is due to complete in 2010. We were delighted to be granted detailed planning consent for the first twobuildings on our 40 acre Middlesbrough site, now known as RiversideOne, in July.Combining 150 apartments and 13,000 sq ft of commercial space, these buildingsare the first of nine that will transform the dockside location into a vibrantsustainable community for the North East. Heads of Terms have been agreed withHilton for the integration of a 168-bed hotel into the development. We have alsoreached preliminary agreement with Communities for England to incorporate itsFTBI within the development, leading to an early sale of 30 apartments.Construction of the marketing suite is due to complete in February 2008, withwork beginning on the first two buildings in summer 2008. On completion, this isexpected to be the largest zero carbon community in the UK. Earlier in November, a development agreement was completed with the LondonDevelopment Agency to create London's first zero carbon community at GallionsPark in East London. The scheme is billed as the exemplar development for theMayor of London's climate change strategy. An application for planning consentwill be made in the first quarter of 2008, with construction work scheduled tobegin early in 2009. Also in November it was announced that the BioRegional Quintain / Crest jointventure had been appointed preferred developer on a regeneration scheme inRochester, one of the Thames Gateway's biggest brownfield sites. It is proposedthat 200 homes adhering to the One Planet Living principles will be built underthis agreement. CITY PARK GATE, BIRMINGHAM In September Quintain acquired Countryside Property PLC's interest in City ParkGate, thereby obtaining full control of this 1m sq ft development. The grantingof the Section 106 agreement concluded the outline planning consent for 1m sq ftof mixed-use development on the scheme, including a 200-room hotel. Subsequentto the acquisition we have agreed terms with Marriott Renaissance for anoperational agreement and are now re-masterplanning the scheme to increase theoffice component and environmental standards of the development. In relation to other major special projects, further progress is being achieved: • We continue to mature strategic planning issues associated with our holdings at Silvertown in East London in joint venture with the London Development Agency and in co-operation with the Urban Development Agency and the London Borough of Newham. • At Emersons Green, the synergies with our 800,000 sq ft science park (see QFM) are increasingly apparent. A hearing before the planning committee is due in Spring 2008. • At Beverley we have submitted with our partners, Wykeland Estates and CP Group, a 500,000 sq ft application for a mixed-use scheme comprising retail, residential, an hotel, a cinema, and community, social and leisure facilities. We anticipate a hearing before the planning committee within the next two months. Across the Special Projects business, reduced capacity and rising costs in theconstruction market are being mitigated as far as possible through aclosely-managed programme that gives preferred contractors significantvisibility into our development pipeline. Net immigration into London, the trend towards smaller household size and theregeneration impact stimulated by Quintain's approach to creating unique placesto live, work and relax continue to support demand across our projects in theCapital. Our work over the past two years to develop a serious zero-carbon brand, foundedon the results of the high-profile BedZed model and BioRegional's proprietaryOne Planet Living principles, has positioned BioRegional Quintain as a leader inthis emerging sector. With public awareness growing about the builtenvironment's high level of influence on climate change, we expect ourdevelopments to perform well in the long term. Quintain Fund Management Quintain Fund Management has continued to make strong progress during the periodacross all its activities. Funds under management at 30 September 2007 were£895m compared with £711m at the end of the last financial year. QUERCUS The continued success of our healthcare fund, Quercus, has resulted in fundsunder management rising 20% to £776m over the six month period. With 241properties operated by 36 tenants, Quercus is now the fifth largest owner ofcare homes in the UK. Underlying demographics and the growing demand in the UKfor professional, high quality nursing care continues to fuel this sector andprovide substantial opportunity for further growth. Underlying operating performance in the industry remains strong and as aconsequence the sector has not seen the outward yield shift experienced in thewider commercial market. RPI-linked rents and firm yields have contributed to astrong investment performance with a total return for the first six months of 8%which bodes well for returns for the full year. IQ iQ, our direct-let student accommodation fund in joint venture with The WellcomeTrust, successfully opened two new schemes in Birmingham and Salford inSeptember, taking our total beds to 1,534 across four schemes. Occupancy ratesacross the portfolio currently sit at 97% and we expect this to rise to near100% in the New Year when Salford's second intake of students arrives. Theseoperational schemes have a combined value of £80m and a further four schemesare, or shortly will be, on site for delivery in 2008 and 2009. Terms have beenagreed on a further £201m of schemes which we expect to sign in the next fewmonths, taking the total funded and committed schemes to £430m. The student accommodation sector remains robust with demand continuing tooutstrip supply in most locations. We have commenced marketing our schemes forthe 2008/9 academic year and our expectation is for continued above RPI rentalgrowth. The investment market still appears robust in popular universitylocations. QUANTUM Quantum, our joint venture with Morley Fund Management, is a specialist sciencepark fund. Following the agreement with the South West of England RegionalDevelopment Agency to create an 800,000 sq ft science and technology park atEmersons Green in Bristol, the application to amend the masterplan will be heardby committee in December 2007 and we anticipate starting construction in latespring 2008. Earlier in November, an investment acquisition of £5.5m was made byQuantum at the Heriot-Watt Science Park near Edinburgh and we anticipate thatthe return to more sensible pricing in the wider commercial market willstimulate the emergence of further opportunities like this across the sector. By delivering strong investment returns as well as consistent fees from assetmanagement, supplemented by performance fees, Quintain Fund Management is anincreasing contributor to overall Group success. Investment Portfolio The anticipated downturn in commercial property has finally taken effect. Havingbeen substantial net sellers over the past three years, the Portfolio nowcomprises 18% of Quintain's gross assets. Whilst tactically making up a relatively small proportion of our business, thePortfolio and the nature of its assets are strategically important to the Group.In addition to generating income, it presents value creation opportunities overtime and acts as a stock warehouse for feeding other divisions and vice versa. The Portfolio has gross assets of £244m spread throughout the UK and principallycomprises 64% offices, 22% industrial and 9% retail. The income derived from thePortfolio is £14m, reflecting a net initial yield of 5.4% and reversionaryincome of £19.4m giving a net reversionary yield of 7.5%. On a like-for-likebasis the Portfolio has decreased in value by 8% over the reporting period. Thismay decline further should sentiment not improve by the year end. Notable transactions during the period include the sale of a 44,000 sq ft vacantoffice building in Harrow for £6.5m. Post the half year, contracts have beenexchanged on an additional £500,000 of new lettings, including 22,000 sq ft inSmallbrook Queensway, Birmingham at a 15% premium to the highest historical rentachieved in the building. We are optimistic that, not having seen value opportunities for some time, thesewill now emerge over the next six months due to changing market conditions. Outlook Quintain has made strong progress over the reporting period, driven by itsproven management team and diversified business model, the combination of whichensures the Group is well positioned to outperform, both in terms of our coreperformance measures and relative to more traditional pure asset-collectionbusinesses. The growing synergies between the three elements of our business, strong growthdriven by Special Projects and QFM, and our excellent performance against theIPD benchmark at 30 September 2007 underline our confidence that Quintain willcontinue to outperform. Adrian Wyatt Chief Executive 29 November 2007 Responsibility statement of the directors in respect of the half-yearlyfinancial report We confirm that to the best of our knowledge: • the condensed set of financial statements has been prepared in accordance with IAS 34 Interim Financial Reporting as adopted by the EU; • the interim management report includes a fair review of the information required by: (a) DTR 4.2.7R of the Disclosure and Transparency Rules, being an indication ofimportant events that have occurred during the first six months of the financialyear and their impact on the condensed set of financial statements; and adescription of the principal risks and uncertainties for the remaining sixmonths of the year; and (b) DTR 4.2.8R of the Disclosure and Transparency Rules, being related partytransactions that have taken place in the first six months of the currentfinancial year and that have materially affected the financial position orperformance of the entity during that period; and any changes in the relatedparty transactions described in the last annual report that could do so. By Order of the Board Rebecca WorthingtonFinance Director29 November 2007 FINANCIAL REVIEW Headline Results We are pleased to report an uplift of 6.1% in the basic NAV per share at 30September 2007 to 700p, from 660p per share at 31 March 2007. The increase forthe 12 months since 30 September 2006 was 23.0%. On a diluted basis, the netasset value per share rose by 5.8% from 655p six months ago to 693p at 30September 2007. Adjusted diluted net asset value per share, the measurerecommended by The European Public Real Estates Association ('EPRA'), rose by5.7% to 829p per share (31 March 2007: 784p). 30 September 2007 31 March 2007 % increase NAV per share basic 700p 660p 6.1%NAV per share diluted 693p 655p 5.8%NAV per share EPRA(1) 829p 784p 5.7% 30 September 2007 31 March 2007Dividend per share 3.75p 3.5p 7.1%Total return per share(2) 7.3% 9.6%Total return per share EPRA 7.0% 7.9% Notes: 1 The EPRA NAV per share excludes the fair value adjustments fordebt and related derivatives and deferred taxation on revaluations and iscalculated on a fully diluted basis. 2 The total return is calculated by the increase in net assets perthe consolidated balance sheet adding back the dividend paid. Operating Performance Gross profit for the period increased by 18.3% to £16.2m (30 September 2006:£13.7m). Within this, gross rental income fell to £11.7m, down 15% from £13.7min the same period last year. Income from acquisitions of £1.8m was more thanoffset by income lost through disposals of £2.6m and through demolition and lostsite rental at Wembley of £0.9m. The disposal programme reduced cost of salesleaving net rent in line with last year at £9.8m. 30 September 2007 31 March 2007 £m £m Directly owned Within Total Directly Within Total properties Joint Owned joint ventures properties venturesGross rental 11.7 7.2 18.9 29.7 10.7 40.4incomeContracted 20.8 17.4 38.2 21.0 13.4 34.4annualised rentERV* 27.1 22.5 49.6 27.4 13.7 41.1 *ERV is the estimated rental value During the period, the Company sold Westhome Caravan Park, one of its tradingassets, for £3.0m giving a profit of £1.5m. There were no disposals of tradingproperties in the same period last year. Income from hotel operations relates to the Plaza hotel at Wembley. The grossprofit for the period of £1.9m was significantly ahead of the £0.2m in the sameperiod last year as the hotel was only acquired in August 2006. Theadministrative costs in relation to running the hotel of £1.2m are includedwithin administrative expenses. Fees from fund management rose by 211.5% to £2.6m. The uplift was due to a firsttime contribution from iQ and increasing asset management fees from Quercus. Other income fell by 83.8% to £0.5m, the difference is explained by a surrenderpremium of £1.2m in relation to Smallbrook, Queensway and profit on propertyderivatives of £0.9m occurring in the prior period. Administrative expenses from continuing operations increased by 16.3% to £16.8m(30 September 2006: £14.5m). £1m of the increase related to a full period ofoperation for the Plaza hotel. Staff costs within Quintain also rose as ourrecruitment drive continued. This will be an ongoing feature as we build up thefund management business and deliver our 27m sq ft development pipeline. Furtherinformation is given in note 4 to the accounts. Exceptional costs of £1.5mrelate to bid defence and valuation fees. Sale of non-current assets Sales of £9.3m of investment properties were neutral in profit terms comparedwith the £7.8m of profit realised on disposal proceeds of £56.7m in the sixmonths to September 2006. This reflected the differing marketing conditions inthe two periods. Revaluation surpluses and deficits The net revaluation deficit arising from directly held investment properties was£14.2m compared with a surplus of £12.3m in the same period last year. Thisdevaluation reflects conditions in the commercial property market (with yieldsmoving out between 50 and 100 basis points). In addition to this, deficits belowcost of £1.1m were recorded against development properties. Revaluationsurpluses of £15.8m (30 September 2006: £8.8m) are included within joint ventureincome and £69.6m (30 September 2006: £58.7m), relating to developmentproperties, were reflected in equity. Profit from joint ventures The profit from joint ventures in the six months was £14.5m (30 September 2006:£8.4m). This excludes net fees receivable of £2.6m in relation to managing thefunds. A summarised income statement split by joint venture is included in note10i to the accounts. Finance expenses Net finance expenses have fallen by 73.5% to £0.9m. Interest payable hasincreased by 42.9% to £13.0m reflecting higher levels of drawn debt and anincrease in the average cost of debt from 6.6% to 6.9%. This is discussed inmore detail in the section on financing strategy and capital structure. Interestcapitalised in the period of £5.5m relates mainly to Wembley (£4.3m) andGreenwich Peninsula (£1.0m). Interest receivable of £4.5m included £1.9m from aloan to a third party and £1.4m from loan notes to joint ventures where interestwas received in the period. 30 September 2007 30 September £m 2006 £mInterest payable 13.0 9.1Interest capitalised (5.5) (4.3)Interest receivable (4.5) (1.0)Change in fair value of ineffective interest rate swaps (0.1) (0.2)and capsProfit on termination of interest rate swaps (2.0) -Total net interest payable 0.9 3.6 Taxation A tax credit of £4.5m has been reflected in the income statement compared with acharge of £3.9m for the same period last year. This arises because of therevaluation deficits in relation to the Company's investment properties and achange in the future corporation tax rate from 30% to 28%, which has reduced thedeferred tax provision. Balance Sheet At 30 September 2007, investment properties were valued at £280.8m including anet revaluation deficit of £14.2m. The development portfolio surplus was £68.5mgiving a valuation of £859.3m. Wembley The valuation of our holdings at Wembley at 30 September 2007 was £595m comparedwith £524m at 31 March 2007. Of the increase, £39.0m related to capitalexpenditure and £32.0m to revaluation surplus. In assessing this holding, thevaluer needs to give a view of what the market will pay at a particular point intime. This is backed up by a discounted cash flow model. The majority of inputswere in line with 31 March 2007 including a discount rate of 10% on theconsented space. Values were supported by recent sales of sites of comparablequality in the local area, such as 0.9 acres that included Shubette House for£28m and 0.48 acres including Dexion House for £11.0m. Greenwich Our holdings at Greenwich contributed £47.1 m to the revaluation surplus givinga value at the period end of £278m. As with Wembley the majority of inputs haveremained constant, particularly the discount rate of 12%. Residential areas innearby locations such as Pan Peninsula and Greenwich Reach remain strong,achieving highs of £1,008 per sq ft and £1,100 per sq ft respectively. Also thevalue of our ground rent in The O2 has increased to £13.0m from £6.2m supportedby trading performance to date. Joint ventures As at 30 September 2007, Quintain had net investment in joint ventures totalling£218.1m. A breakdown of this including movements in the period is set out in thetable below and more detail is available in note 10i to these accounts. Joint venture Net investment Movements Transfers Revaluation Net investment 31 March 2007 £m £m surplus 30 September 2007 £m £m £mQuercus 112.6 9.5 - 8.4 130.5Meridian Delta 31.1 2.4 4.4 6.8 44.7LimitedIQ 14.7 12.0 - 0.6 27.3Quantum - 1.3 - - 1.3Quintessential 5.6 - - - 5.6HomesQuintain Birmingham 1.9 - (1.9) - -BioRegional 1.5 4.5 - - 6.0QuintainOther joint 2.7 - - - 2.7ventures 170.1 29.7 2.5 15.8 218.1 Capital commitments The table below sets out capital commitments including our share of anycommitments within joint ventures. The acquisition of Wembley Retail Parkcompleted in October with the payment for the site of £85m. 30 September 2007 £mWembley - directly owned 7.7Wembley Retail Park 88.4Wembley - W01 13.3BioRegional Quintain 3.0iQ student accommodation fund 29.2Quercus 5.5Quantum science park fund 1.3Meridian Delta Limited 0.8Other 1.9 151.1 Financing strategy and capital structure Our financial strategy in the medium term is to manage a level of debt thatbalances the risks to the business with the higher returns on equity achievedthrough gearing. The gearing levels will vary depending on the profile ofoperational risks and the capital that is currently committed or expected to becommitted in the future, as well as market circumstances. Our maximum internallevel of gearing is 100%. During the period we increased our net debt by 15.8%to £350.5m. Gearing increased to 39% from 36% at 31 March 2007. In focusing onbest use of capital we are continually re-evaluating our plans. If we build outthe schemes at Wembley and Greenwich, as currently envisaged, using acombination of third party equity and debt, at its maximum point in March 2010,our gearing is currently forecast to be 92% which reflects a loan to value ratioof 44%. Quintain is funded through corporate loans. As at 30 September 2007 we had £495mof facilities with a maturity date of May 2012. Since then we have raised anadditional £150m from Bank of Scotland Corporate on the same terms exceptmaturity, which is two years. We are confident that our strong bankingrelationships will continue to deliver substantial firepower as required. 30 September 2007 31 March 2007 Net borrowings £350.5m £302.8mGearing 39% 36%Weighted average debt maturity 5 years 5 years% of net debt hedged 66% 55%Interest cover - banking covenants 2.2 3.4Undrawn committed facilities £119m £164m Interest cover is defined as profit before tax and net finance expenses,together with realised revaluation surpluses divided by net interest payable. The interest cover of 2.2 times is a reduction from 3.4 times at the year enddue to lower realised profits arising from disposals, however this still leavesus well covered. Hedging As part of our continuing review of funding, during the period we altered ourhedging strategy to manage better the financial risks to the business. Wecancelled all our swaps and replaced them with £225m of caps at 6.5%. As themajority of our income is no longer fixed on long term leases, but is due toarise through realising development surpluses, we have removed the fixing of ourinterest cost and instead capped our cost, thereby limiting the costimplications from a rise in rates but allowing us to take full advantage offalls in interest rates. As at 30 September 2007 66% of our outstanding debt wascapped. Our weighted average rate of interest was 6.9% (31 March 2007: 6.6%).The increase reflects LIBOR and our higher average rate of fixed debt. Cashflow Net cashflow from operating activities was an outflow of £15.4m, compared with£18.8m for the same period last year, the movement being explained by a netinflow from working capital. The cash outflow from investing activities was £21.4m. Purchases and capitalexpenditure on properties of £80.2m offset proceeds received in the period fromdisposals of £56.5m and distributions from joint ventures of £2.3m. Business risks The major risks to the business remain as set out in the Report and Accounts forthe year to 31 March 2007. The variable is that those risks should be viewed inlight of changing economic circumstances. Credit markets remain uncertain. Whilst Quintain has very little by way ofdevelopment obligations, its ambitions require not only third party equity butalso debt. Availability of debt will therefore have an impact on our ability toprogress with the build out of Wembley and Greenwich in line with the currentlyenvisaged timetable. We mitigate this risk by maintaining between £100m and£200m of committed but undrawn facilities on our balance sheet at any one timeand through strong relationships with our lending banks. Due to uncertainty overcredit markets - and also the opportunities that this creates - we raised anadditional £150m facility after the period end and thus remain well positionedin terms of financial backing for the Company's near term requirements. INDEPENDENT REVIEW REPORT TO QUINTAIN ESTATES AND DEVELOPMENT PLC Introduction We have been engaged by the company to review the condensed set of financialstatements in the half-yearly financial report for the six months ended 30September 2007 which comprises the Consolidated Income Statement, ConsolidatedStatement of Recognised Income and Expense, Consolidated Balance Sheet,Consolidated Cashflow Statement and the related explanatory notes. We have readthe other information contained in the half-yearly financial report andconsidered whether it contains any apparent misstatements or materialinconsistencies with the information in the condensed set of financialstatements. This report is made solely to the company in accordance with the terms of ourengagement to assist the company in meeting the requirements of the Disclosureand Transparency Rules ("the DTR") of the UK's Financial Services Authority("the UK FSA"). Our review has been undertaken so that we might state to thecompany those matters we are required to state to it in this report and for noother purpose. To the fullest extent permitted by law, we do not accept orassume responsibility to anyone other than the company for our review work, forthis report, or for the conclusions we have reached. Directors' responsibilities The half-yearly financial report is the responsibility of, and has been approvedby, the directors. The directors are responsible for preparing the half-yearlyfinancial report in accordance with the DTR of the UK FSA. As disclosed in note 1, the annual financial statements of the group areprepared in accordance with IFRSs as adopted by the EU. The condensed set offinancial statements included in this half-yearly financial report has beenprepared in accordance with IAS 34 Interim Financial Reporting as adopted by theEU. Our responsibility Our responsibility is to express to the company a conclusion on the condensedset of financial statements in the half-yearly financial report based on ourreview. Scope of review We conducted our review in accordance with International Standard on ReviewEngagements (UK and Ireland) 2410 Review of Interim Financial InformationPerformed by the Independent Auditor of the Entity issued by the AuditingPractices Board for use in the UK. A review of interim financial informationconsists of making enquiries, primarily of persons responsible for financial andaccounting matters, and applying analytical and other review procedures. Areview is substantially less in scope than an audit conducted in accordance withInternational Standards on Auditing (UK and Ireland) and consequently does notenable us to obtain assurance that we would become aware of all significantmatters that might be identified in an audit. Accordingly, we do not express anaudit opinion. Conclusion Based on our review, nothing has come to our attention that causes us to believethat the condensed set of financial statements in the half-yearly financialreport for the six months ended 30 September 2007 is not prepared, in allmaterial respects, in accordance with IAS 34 as adopted by the EU and the DTR ofthe UK FSA. KPMG Audit PlcChartered Accountants8 Salisbury SquareLondon EC4Y 8BB29 November 2007 Quintain Estates and Development PLC Consolidated Income Statementfor the six months ended 30 September 2007 Unaudited Unaudited Unaudited Six months ended Six months ended Year ended 30 Sept 2007 30 Sept 2006 31 March 2007 (restated) (restated) Notes £000 £000 £000 _______ _______ _______ Revenue from continuing operations 2 23,616 19,753 43,426 Cost of sales in respect of continuing 2 (7,434) (6,069) (12,542)operations _______ _______ _______Gross profit from continuing operations 16,182 13,684 30,884 Administrative expenses 4 (16,829) (14,474) (25,819)Exceptional costs 4 (1,479) - - _______ _______ _______Operating (loss) profit before recognition of results from non-current asset sales and revaluation (2,126) (790) 5,065 (Loss) profit from sale of non-currentproperty assets (76) 4,833 8,383Profit from sale of shares in subsidiaries - 2,968 6,786Gain on revaluation of investment properties 3,848 13,270 12,616Deficit on revaluation of investment (18,030) (1,019) (924)propertiesDeficit on revaluation of development (1,071) - (182)propertiesReversal of deficit on revaluation of development properties - 977 1,255Share of profit from joint ventures 10i 14,546 8,440 23,011Share of loss from associates - (690) (455) _______ _______ _______Operating (loss) profit before net finance expenses (2,909) 27,989 55,555 _______ _______ _______Finance expenses (7,533) (4,776) (12,174)Finance income 6,584 1,193 5,252 _______ _______ _______Net finance expenses 5 (949) (3,583) (6,922) _______ _______ _______(Loss) profit before tax (3,858) 24,406 48,633 _______ _______ _______Current tax (134) (1,690) (8,347)Deferred tax 4,663 (2,189) 2,410 _______ _______ _______Tax credit (charge) for the period 6i 4,529 (3,879) (5,937) _______ _______ _______Profit after tax but before result from discontinued operations 671 20,527 42,696 Loss from discontinued operations, net of tax - (37) (34) _______ _______ _______Profit for the financial period attributableto shareholders of the Company 671 20,490 42,662 ====== ====== ======Earnings per share from continuing operations 7i(a) (pence): basic 0.5 16.0 33.3 ====== ====== ====== diluted 0.5 15.7 32.7 ====== ====== ======Earnings per share from total operations 7i(b) (pence): basic 0.5 15.9 33.3 ====== ====== ====== diluted 0.5 15.6 32.7 ====== ====== ====== The results for the six months ended 30 September 2006 and for the year ended 31March 2007 have been restated for a revised basis of preparation to include afull revaluation of the property portfolio at the Interim Balance Sheet date. Areconciliation of the previously reported figures is given in note 1. Thepreviously reported figures for the year ended 31 March 2007 were audited. Consolidated Statement of Recognised Income and Expensefor the six months ended 30 September 2007 Unaudited Unaudited Unaudited Six months ended Six months ended Year ended 30 Sept 2007 30 Sept 2006 31 March 2007 (restated) (restated) Notes £000 £000 £000 ________ ________ ________ Foreign currency translation differences 184 (377) (319)Gain on revaluation of development properties 69,574 58,657 182,289Gain (deficit) on revaluation of other non- current investments 295 - (882)Effective portion of changes in fair value of cashflow hedges, net of recycling (259) 2,477 7,047Share of recognised income and expense in joint ventures, net of tax 10i (101) - 546Tax on income and expense recognised directly in equity 6ii (11,843) (17,664) (45,230) ________ ________ ________Net income recognised directly in equity 57,850 43,093 143,451Profit for the financial period 671 20,490 42,662 ________ ________ ________Total recognised income and expense for the financial period 58,521 63,583 186,113 ======= ======= ======= Consolidated Balance Sheetas at 30 September 2007 Unaudited Unaudited Unaudited As at As at As at 30 Sept 2007 30 Sept 2006 31 March 2007 (restated) Notes £000 £000 £000 ________ ________ ________Non-current assets Investment properties 9 280,768 339,554 288,938Development properties 9 859,312 672,215 769,305Owner-occupied properties, plant and equipment 1,753 750 1,470Investment in joint ventures 10i 218,075 134,137 170,099Investment in associates 1,222 987 1,222 Other non-current investments 10ii 13,624 2,402 3,044Non-current receivables 11 42,987 - 45,349 ________ ________ ________Total non-current assets 1,417,741 1,150,045 1,279,427 ________ ________ ________Current assetsTrading properties 14,239 6,834 6,831Trade and other receivables 12 31,723 32,284 73,667 Current investments 4 4 4Cash and cash equivalents 30,307 21,778 36,048 ________ ________ ________ Total current assets 76,273 60,900 116,550 ________ ________ ________ Total assets 1,494,014 1,210,945 1,395,977 ======= ======= =======Current liabilitiesBank loans and other borrowings 14 - (2,947) (3,000)Trade and other payables 13 (40,727) (55,182) (37,466)Current tax liability (9,267) (2,688) (9,216) ________ ________ ________Total current liabilities (49,994) (60,817) (49,682) ________ ________ ________Non-current liabilitiesBank loans and other borrowings 14 (378,888) (277,701) (333,924)Deferred tax liability 6iii (156,341) (126,073) (149,620)Obligations under finance leases (11,731) (12,381) (11,734)Other payables - (5,044) (4,919) ________ ________ ________Total non-current liabilities (546,960) (421,199) (500,197) ________ ________ ________ Total liabilities (596,954) (482,016) (549,879) ======= ======= =======Net assets 897,060 728,929 846,098 ======= ======= =======EquityIssued capital 17 32,460 32,432 32,457Share premium account 16 50,895 49,963 50,797Revaluation reserve 16 424,370 287,456 370,814Other capital reserves 16 108,136 108,922 108,136Cashflow hedge reserve 16 311 (3,076) 671Translation reserve 16 270 28 86Retained earnings 16 289,962 262,522 292,481Own shares held reserve 16 (9,344) (9,318) (9,344) ________ ________ ________Equity shareholders' funds 897,060 728,929 846,098 ======= ======= =======Net asset value per share (pence): 7ii basic 700 569 660 ======= ======= ======= diluted 693 559 655 ======= ======= ======= Consolidated Cashflow Statementfor the six months ended 30 September 2007 Unaudited Unaudited Unaudited Six months ended Six months ended Year ended 30 Sept 2007 30 Sept 2006 31 March 2007 (restated) (restated) £000 £000 £000 ________ ________ ________Operating activities Profit for the financial period 671 20,490 42,662Adjustments for: Short leasehold amortisation - 248 248 Depreciation of plant and equipment 306 247 472 Cost relating to share-based payment schemes 2,958 3,053 3,718 Net finance expenses 949 3,583 6,922 Loss (profit) on sale of properties held as non-current assets and shares in subsidiaries 76 (7,801) (15,169) Gain on revaluation of investment properties (3,848) (13,270) (12,616) Deficit on revaluation of investment properties 18,030 1,019 924 Deficit on revaluation of development properties 1,071 - 182 Reversal of deficit on revaluation of development properties - (977) (1,255) Share of profit from joint ventures (14,546) (8,440) (23,011) Share of loss from associates - 690 455 Loss (profit) from sale of plant and equipment 2 (10) 61 Impairment of other investments - 379 69 Tax on continuing operations (4,529) 3,879 5,937 Tax on discontinued operations - (15) (14) ________ ________ ________ 1,140 3,075 9,585(Increase) decrease in trade and other receivables (4,248) (4,439) 1,870Increase (decrease) in trade and other payables 3,094 (9,807) (7,061)Increase in trading properties (3,963) (20) (17) ________ ________ ________Cash generated from operations (3,977) (11,191) 4,377Interest paid (15,742) (7,884) (18,930)Interest received 4,472 297 3,587Tax paid (162) (64) (520) ________ ________ ________Net cashflow from operating activities (15,409) (18,842) (11,486) ======= ======= =======Investing activitiesPurchase and development of property assets (36,102) (75,949) (133,096)Purchase of plant and equipment (557) (54) (1,010)Proceeds from sales of non-current assets 53,999 89,660 117,595Tax paid on sales of non-current assets - (1,024) (3,230)Proceeds from sale of current investments - - 3Proceeds from sale of shares in subsidiary companies - 6,776 20,476Acquisition of investment in joint ventures - (1,042) (2,335)Loans to joint ventures and associates (33,225) (5,505) (17,588)Distributions received from joint ventures 2,283 5,389 8,400Acquisition of other investments (10,284) - (54,962)Proceeds from sale of other investments 2,461 - 7,851 ________ ________ ________Net cashflow from investing activities (21,425) 18,251 (57,896) ======= ======= =======Financing activitiesIssue of shares 59 951 1,120Investment in own shares - (6,034) (6,060)Proceeds from new borrowings 183,000 156,000 315,000Repayment of borrowings (141,000) (126,432) (197,432)Payment of loan issue costs (248) (288) (431)Payment of finance lease liabilities (410) (440) (873)Equity dividends paid (10,576) (9,299) (13,744) ________ ________ ________Net cashflow from financing activities 30,825 14,458 97,580 ======= ======= =======Net (decrease) increase in cash and cash equivalents (6,009) 13,867 28,198Cash and cash equivalents at start of period 36,048 7,954 7,954Effect of exchange rate fluctuations on cash held 268 (43) (104) ________ ________ ________Cash and cash equivalents at end of period 30,307 21,778 36,048 ======= ======= ======= Notes to the accountsfor the six months ended 30 September 2007 1. Accounting policies These condensed consolidated Interim Financial Statements are unaudited and donot constitute statutory accounts as defined in section 240 of the Companies Act1985. The statutory accounts for 2007, which received an unqualified report fromthe Auditors, did not contain a statement under section 237 (2) or (3) of theCompanies Act 1985, have been filed with the Registrar of Companies and areavailable on the Company's website (www.quintain-estates.com). The interim results have been prepared in accordance with IAS 34, 'InterimFinancial Reporting', and except as described below, with the significantaccounting policies set out on pages 79 to 82 of the 2007 Annual Report andAccounts. The Group prepared its interim report for the six months to 30 September 2006 inaccordance with the Accounting Standards Board's statement on 'Interim Reports',which did not require the valuation of the Group's properties to be revised.That interim report disclosed information on valuation movements in theportfolio whilst the accounts themselves included property valuations on thesame basis as the previous annual financial statements. As these Interim Financial Statements are the first prepared in accordance withIAS 34, the Directors have revised the basis of preparation so as to include afull revaluation of the property portfolio as at 30 September 2007, the InterimBalance Sheet date, and to restate the Balance Sheet as at 30 September 2006using a comparable basis of preparation. As a result, revaluation gains of£18,823,000 have been recognised in the Income Statement and £58,722,000 in theStatement of Recognised Income and Expense for the period ended 30 September2006 and consequently, a gain on disposal of £3,440,000 previously presented inthe Income Statement has been reclassified to the Statement of Recognised Incomeand Expense in the restated comparatives for the year ended 31 March 2007. Theimpact of the restatement is set out in the tables below. Whilst last year's interim valuations are described as directors' valuations,they are based upon valuation exercises conducted by external valuers. Income Statement Unaudited Unaudited Six months ended Year ended 30 Sept 2006 31 March 2007 £000 £000 ________ ________ Profit before tax before restatement 5,583 51,638Effect of restatement 18,823 (3,005) ________ ________Restated profit before tax 24,406 48,633 ======= =======The restatement may be analysed as follows: Profit from sale of non-current property assets - (3,440)Gain on revaluation of investment properties 13,093 435Deficit on revaluation of investment properties (1,019) -Reversal of deficit on revaluation ofdevelopment properties 977 - Share of profit from joint ventures, net of tax 6,462 -Share of loss from associates, net of tax (690) - ________ ________Effect of restatement on profit before tax 18,823 (3,005)Effect of restatement on deferred tax (3,224) 902 ________ ________Effect of restatement on profit for the financial period 15,599 (2,103) ======= =======Effect of restatement on earnings per share from continuing operations (pence): basic 12.2 (1.7) ======= ======= diluted 11.9 (1.6) ======= ======= Effect of restatement on earnings per share from total operations (pence): basic 12.2 (1.6) ======= ======= diluted 11.9 (1.6) ======= ======= Consolidated Statement of Recognised Income and Expense Unaudited Unaudited Six months ended Year ended 30 Sept 2006 31 March 2007 £000 £000 ________ ________ Total recognised income and expense for the financial period before restatement 6,851 186,113Effect of restatement 56,732 - ________ ________Restated total recognised income and expense for the financial period 63,583 186,113 ======= ======= The restatement may be analysed as follows: Gain on revaluation of development properties 58,722 3,005Tax on income and expense recognised directly in equity (17,589) (902) ________ ________Net income recognised directly in equity 41,133 2,103Effect of restatement on profit for the financial period 15,599 (2,103) ________ ________Effect of restatement on total recognised income and expense for the financial period 56,732 - ======= ======= Consolidated Balance Sheet Unaudited Unaudited As at As at 30 Sept 2006 31 March 2007 £000 £000 ________ ________ Net assets before restatement 672,197 846,098Effect of restatement 56,732 - ________ ________Net assets after restatement 728,929 846,098 ======= =======The restatement may be analysed as follows: Non-current assetsInvestment properties 12,074 -Development properties 59,699 -Investment in joint ventures 6,462 -Investment in associates (690) - ________ ________Total non-current assets 77,545 -Deferred tax liability (20,813) - ________ ________Effect of restatement on net assets 56,732 - ======= ======= EquityRevaluation reserve 41,133 -Retained earnings 15,599 - ________ ________Effect of restatement on equity shareholders' 56,732 -funds ======= ======= Effect of restatement on net asset value per share(pence): basic 44 - ======= ======= diluted 43 - ======= ======= Consolidated Cashflow Statement The change affected the reconciliation of profit for the financial period to netcashflow from operating activities, but had no impact on the main subtotals andtotals presented in the Cashflow Statement. The Group has adopted IFRS 7, 'Financial Instruments: Disclosure' in the currentperiod. This has had no impact on the comparative numbers. The Group's financial performance does not suffer materially from seasonalfluctuations. There have been no changes in estimates of amounts reported inprior periods which have a material impact on these interim results. There havebeen no material changes in reportable contingent liabilities since 31 March2007. These condensed consolidated Interim Financial Statements were approved by theBoard of Directors on 29 November 2007. 2. Revenue, cost of sales and gross profit Unaudited Unaudited Unaudited Unaudited Unaudited Unaudited Unaudited Unaudited Unaudited Six months Six months Six months Six months Six months Six months Year Year Year ended ended ended ended ended ended ended ended ended 30 Sept 30 Sept 30 Sept 30 Sept 30 Sept 30 Sept 31 March 31 March 31 March 2007 2007 2007 2006 2006 2006 2007 2007 2007 Revenue Cost of Gross Revenue Cost of Gross Revenue Cost of Gross sales profit sales profit sales profit £000 £000 £000 £000 £000 £000 £000 £000 £000 _______ _______ _______ _______ _______ _______ _______ _______ _______ Rental income 11,659 (1,878) 9,781 13,725 (3,959) 9,766 29,661 (6,821) 22,840Income from sale of trading properties 3,000 (1,546) 1,454 - - - 28 - 28Income from hotel operations 3,546 (1,634) 1,912 443 (210) 233 3,376 (2,019) 1,357Fees from fund management 3,557 (984) 2,573 1,414 (588) 826 4,650 (1,661) 2,989Other income 1,854 (1,392) 462 4,171 (1,312) 2,859 5,711 (2,041) 3,670 _______ _______ _______ _______ _______ _______ _______ _______ _______Continuing operations 23,616 (7,434) 16,182 19,753 (6,069) 13,684 43,426 (12,542) 30,884Discontinued operations - - - 1,295 (726) 569 1,295 (716) 579 _______ _______ _______ _______ _______ _______ _______ _______ _______ 23,616 (7,434) 16,182 21,048 (6,795) 14,253 44,721 (13,258) 31,463 ====== ====== ====== ====== ====== ====== ====== ====== ====== Other income related to: Unaudited Unaudited Unaudited Unaudited Unaudited Unaudited Unaudited Unaudited Unaudited Six months Six months Six months Six months Six months Six months Year Year Year ended ended ended ended ended ended ended ended ended 30 Sept 30 Sept 30 Sept 30 Sept 30 Sept 30 Sept 31 March 31 March 31 March 2007 2007 2007 2006 2006 2006 2007 2007 2007 Revenue Cost of Gross Revenue Cost of Gross Revenue Cost of Gross sales profit sales profit sales profit £000 £000 £000 £000 £000 £000 £000 £000 £000 _______ _______ _______ _______ _______ _______ _______ _______ _______ Income from propertyderivatives - - - 1,623 (693) 930 2,056 (826) 1,230Surrender premiums 92 - 92 1,361 - 1,361 1,608 (108) 1,500Management fees andcommissions 1,114 (758) 356 730 (138) 592 1,175 (410) 765Car parking income 386 (105) 281 334 (99) 235 724 (255) 469Impairmentof othernon- current - - - (316) (316) - - -investmentsAbortiveproject costs - (419) (419) - (66) (66) - (325) (325)Sundry 262 (110) 152 123 - 123 148 (117) 31income _______ _______ _______ _______ _______ _______ _______ _______ _______ 1,854 (1,392) 462 4,171 (1,312) 2,859 5,711 (2,041) 3,670 ====== ====== ====== ====== ====== ====== ====== ====== ====== 3. Segmental analysis The Group's primary segments are its business segments, the results of whichwere as follows: Unaudited Unaudited Unaudited Unaudited Unaudited Unaudited Unaudited Unaudited Unaudited Six months Six months Six months Six months Six months Six months Year Year Year ended ended ended ended ended ended ended ended ended 30 Sept 30 Sept 30 Sept 30 Sept 30 Sept 30 Sept 31 March 31 March 31 March 2007 2007 2007 2006 2006 2006 2007 2007 2007 Revenue Gross Operating Revenue Gross Operating Revenue Gross Operating profit profit profit profit profit profit before before before net finance net finance net finance expenses expenses expenses £000 £000 £000 £000 £000 £000 £000 £000 £000 _______ _______ _______ _______ _______ _______ _______ _______ _______ Investment portfolio 7,497 5,846 (12,305) 8,558 6,696 18,245 16,690 12,450 24,644Special 9,045 6,193 15,008 8,860 5,521 12,612 19,800 13,597 23,402projectsFund management 7,074 4,143 12,696 2,335 1,467 11,606 6,936 4,837 33,328 _______ _______ _______ _______ _______ _______ _______ _______ _______ 23,616 16,182 15,399 19,753 13,684 42,463 43,426 30,884 81,374 ====== ====== ====== ====== ====== ======Administrative (16,829) (14,474) (25,819) expensesExceptional (1,479) - - costs _______ _______ _______ (2,909) 27,989 55,555 ====== ====== ====== Unaudited Unaudited Unaudited Unaudited Unaudited Unaudited Unaudited Unaudited Unaudited As at As at As at As at As at As at As at As at As at 30 Sept 30 Sept 30 Sept 30 Sept 30 Sept 30 Sept 31 March 31 March 31 March 2007 2007 2007 2006 2006 2006 2007 2007 2007 Investment Joint Total Investment Joint Total Investment Joint Total and ventures revaluation and ventures revaluation and ventures revaluation development and uplift development and uplift development and uplift properties associates properties associates properties associates £000 £000 £000 £000 £000 £000 £000 £000 £000 _______ _______ _______ _______ _______ _______ _______ _______ _______ Investment portfolio 244,039 - (18,473) 282,285 - 10,880 252,534 - 10,994Special 880,556 58,952 80,157 672,508 38,592 60,299 789,674 42,758 184,943projectsFund management 15,485 160,345 8,391 56,976 96,532 8,586 16,035 128,563 26,383 _________ ________ _______ _________ _______ _______ _________ _______ _______ 1,140,080 219,297 70,075 1,011,769 135,124 79,765 1,058,243 171,321 222,320 ======== ======= ====== ======== ====== ====== ======== ====== ====== 4. Administrative expenses Unaudited Unaudited Unaudited Six months ended Six months ended Year ended 30 Sept 2007 30 Sept 2006 31 March 2007 £000 £000 £000 _______ _______ _______ Directors' remuneration 3,556 2,931 3,793Staff costs 7,619 7,780 13,145Cost relating to employee share-based payment schemes 835 711 1,439 _______ _______ _______Total staff costs 12,010 11,422 18,377Legal and other professional fees 1,532 1,400 2,615Office costs 2,282 1,336 3,548Loss (profit) on sale of plant and equipment 2 (10) 61Depreciation of plant and equipment 306 247 472Operating lease payments 429 448 880General expenses 268 252 493 _______ _______ _______Total administrative expenses 16,829 15,095 26,446 ====== ====== ====== Continuing operations 16,829 14,474 25,819Discontinued operations - 621 627 _______ _______ _______ 16,829 15,095 26,446 ====== ====== ====== The exceptional costs of £1,479,000 shown in the Income Statement relate to biddefence fees and fees in relation to advice on the valuation of the Group'sassets in addition to its normal valuation fees. 5. Net finance expenses Unaudited Unaudited Unaudited Six months ended Six months ended Year ended 30 Sept 2007 30 Sept 2006 31 March 2007 £000 £000 £000 _______ _______ _______ Finance expenses: Interest payable on bank loans and overdrafts 12,296 8,051 18,606 Interest payable on other loans 284 606 1,912 Interest on obligations under finance leases 410 434 865 _______ _______ _____ 12,990 9,091 21,383 Interest capitalised (5,457) (4,315) (9,209) _______ _______ _______ 7,533 4,776 12,174 _______ _______ _______Finance income: Interest receivable (4,458) (1,043) (3,759) Change in fair value of interest rate swaps and caps (2,126) (150) (1,493) _______ _______ _______ (6,584) (1,193) (5,252) _______ _______ _______Net finance expenses 949 3,583 6,922 ====== ====== ====== Of interest capitalised in the period, the amount capitalised to developmentproperties was £5,457,000 (2006: £4,086,000) and investment properties £nil(2006: £229,000). In accordance with IAS 39, 'Financial Instruments: Recognition and Measurement',the Group has reviewed its interest rate caps together with the interest ratehedges within its joint ventures in existence as at 30 September 2007. Asassessed by JC Rathbone Associates Limited, movements in fair value of theelements of those viewed as effective have been recognised through equity whileall other movements, including those relating to the ineffective elements ofeffective hedges, are reflected in the Income Statement. The movement in the current period in the fair value of interest rate swaps andcaps includes a gain of £1,986,000 realised on the termination of the Group'sinterest rate swaps (note 15). 6. Tax i) Tax charge on profit Unaudited Unaudited Unaudited Six months ended Six months ended Year ended 30 Sept 2007 30 Sept 2006 31 March 2007 (restated) (restated) £000 £000 £000 _______ _______ _______ UK current tax at 30% (2006: 30%) - 1,675 3,193 Adjustments to prior years' UK corporation - - 1,382 tax _______ _______ _______ - 1,675 4,575 Overseas tax 134 - 3,758 _______ _______ _______ Total current tax charge 134 1,675 8,333 _______ _______ _______ Deferred tax (note 6 iii) (4,663) 2,189 (2,410) _______ _______ _______ Tax (credit) charge (4,529) 3,864 5,923 ====== ====== ====== Continuing operations (4,529) 3,879 5,937 Discontinued operations - (15) (14) _______ _______ _______ (4,529) 3,864 5,923 ====== ====== ====== ii) Tax recognised directly in equity Unaudited Unaudited Unaudited Six months ended Six months ended Year ended 30 Sept 30 Sept 31 March 2007 2006 2007 (restated) (restated) £000 £000 £000 _______ _______ _______ Current tax - 580 - Deferred tax charge on revaluation of development properties 11,843 16,339 43,116 Deferred tax charge on effective element of interest rate swaps - 745 2,114 _______ _______ _______ 11,843 17,664 45,230 ====== ====== ====== iii) Deferred tax Unaudited Unaudited Unaudited 1 April Transfer Recognised Recognised Acquired 30 Sept 30 Sept 2007 to joint in income in equity in period 2007 2006 ventures (note 20) (restated) £000 £000 £000 £000 £000 £000 £000 _______ _______ _______ _______ _______ _______ _______ Capital gains less capital 148,417 (1,820) (4,471) 11,843 1,361 155,330 123,452lossesCapital allowances 3,886 - 691 - - 4,577 6,414Derivative financial instruments (1,322) - 1,233 - - (89) (2,241)Other temporary differences 1,059 - (786) - - 273 868Revenue tax losses (2,420) - (1,330) - - (3,750) (2,420) _______ _______ _______ _______ _______ _______ _______Deferred tax provision 149,620 (1,820) (4,663) 11,843 1,361 156,341 126,073 ====== ====== ====== ====== ====== ====== ====== The UK corporation tax rate will be reduced from 30% to 28% with effect from 1April 2008. As a result of the rate change, the deferred tax balance as at 30September 2007 has been reduced as follows: Unaudited £000 _______ Recognised in Income Statement 900Recognised directly in equity 9,155 _______ 10,055 ====== 7. Earnings per share and net asset value per share i) Earnings per share a) From continuing operations Unaudited Unaudited Unaudited Unaudited Unaudited Unaudited Unaudited Unaudited Unaudited Six months Six months Six Six months Six Six Year Year Year ended ended months ended months months ended ended ended 30 Sept 30 Sept ended 30 Sept ended ended 31 March 31 March 31 March 2007 2007 30 Sept 2006 30 Sept 30 Sept 2007 2007 2007 Profit Weighted 2007 Profit 2006 2006 Profit Weighted Earnings after average Earnings after Weighted Earnings after average per share tax and number per share tax and average per tax and number before of shares before number share before of shares discontinued discontinued of shares discontinued operations operations operations (restated) (restated) (restated) £000 000 pence £000 000 (restated) £000 000 pence pence _______ _______ _______ _______ _______ _______ _______ _______ _______ Basic 671 128,200 0.5 20,527 128,512 16.0 42,696 128,169 33.3 === === === Adjustments: Interest on 8% convertible unsecured loan stock - - 122 2,000 243 2,000 Employee share-based payment schemes - 1,287 - 1,197 - 1,225 _______ _______ _______ _______ _______ _______ Diluted 671 129,487 0.5 20,649 131,709 15.7 42,939 131,394 32.7 ====== ====== === ====== ====== === ====== ====== === b) From total operations Unaudited Unaudited Unaudited Unaudited Unaudited Unaudited Unaudited Unaudited Unaudited Six months Six months Six Six months Six Six Year Year Year ended ended months ended months months ended ended ended 30 Sept 30 Sept ended 30 Sept ended ended 31 March 31 March 31 March 2007 2007 30 Sept 2006 30 Sept 30 Sept 2007 2007 2007 Profit Weighted 2007 Profit 2006 2006 Profit Weighted Earnings after average Earnings after Weighted Earnings after average per share tax and number per share tax and average per tax and number discontinued of shares discontinued number share discontinued of shares operations operations of shares operations (restated) (restated) (restated) £000 000 pence £000 000 (restated) £000 000 pence pence _______ _______ ______ _______ _______ _______ _______ _______ _______ Basic 671 128,200 0.5 20,490 128,512 15.9 42,662 128,169 33.3 === === === Adjustments: Interest on 8% convertible unsecured loan stock - - 122 2,000 243 2,000 Employee share-based payment schemes - 1,287 - 1,197 - 1,225 _______ _______ _______ _______ _______ _______ Diluted 671 129,487 0.5 20,612 131,709 15.6 42,905 131,394 32.7 ====== ====== === ====== ====== === ====== ====== === ii) Net asset value per share Unaudited Unaudited Unaudited Unaudited Unaudited Unaudited Unaudited Unaudited Unaudited As at As at As at As at As at As at As at As at As at 30 Sept 30 Sept 30 Sept 30 Sept 30 Sept 30 Sept 31 March 31 March 31 March 2007 2007 2007 2006 2006 2006 2007 2007 2007 Equity Number Net asset Equity Number Net Equity Number Net asset shareholders' of shares value shareholders' of shares asset shareholders' of shares value funds per share funds value funds per share (restated) per £000 000 pence £000 000 share £000 000 pence (restated) pence _______ _______ ____ _______ _______ ____ _______ _______ ____ Basic 897,060 128,212 700 728,929 128,107 569 846,098 128,199 660 === === === Adjustments: 8% convertible unsecured loan stock - - 2,947 2,000 - - Employee share-based payment schemes 10,418 2,646 9,732 2,640 9,642 2,520 _______ _______ _______ _______ __ _______ _______ Diluted 907,478 130,858 693 741,608 132,747 559 855,740 130,719 655 ====== ====== === ====== ====== === ====== ====== === The number of shares in issue has been adjusted for the 1,627,414 (30 September2006: 1,622,198, 31 March 2007: 1,627,414) shares held by ESOP Trusts and by theGroup as treasury shares. Entitlements under the Executive Directors' Performance Share Plan have beenexcluded from the calculation in both i) and ii) above as the commitments relateto contingently issuable shares where the conditions had not been met at theBalance Sheet date. 8. Dividends The proposed interim dividend of 3.75p (2006: 3.50p) per ordinary share wasapproved by the Board on 29 November 2007 and is payable on 18 January 2008 toshareholders on the register at the close of business on 14 December 2007. Thedividend has not been included as a liability as at 30 September 2007. The final dividend of £10,576,000 for the year ended 31 March 2007, representing8.25p per share, was paid on 7 September 2007 and is included in thereconciliation of movements in equity (note 16). 9. Investment and development properties The movements in the period in investment and development properties were asfollows: Unaudited Unaudited Investment Development properties properties £000 £000 _______ _______Cost or valuation: Balance 1 April 2007 288,938 769,305 Transfer between categories 8,479 (8,479) Transfer to joint venture - (6,250) Additions 433 37,176 Interest capitalised - 5,457 Disposals (2,900) (6,400) Revaluation (deficit) surplus (14,182) 68,503 _______ _______ Balance 30 September 2007 280,768 859,312 ====== ====== All of the Group's properties were externally valued as at 30 September 2007 and31 March 2007 on the basis of market value by professionally qualified valuersin accordance with the Appraisal and Valuation Standards of the RoyalInstitution of Chartered Surveyors. The Group's land holdings in Greenwich and Wembley have been valued by SavillsCommercial Limited. The discount rates which have been applied in relation tothese developments were 12% for the Greenwich interests, 10% for the parts ofthe Wembley development subject to the Stage 1 outline planning consent and12.5% for the other parts of the Wembley holding for which an application isbeing prepared for future submission. Other properties in the United Kingdomhave been valued by Jones Lang LaSalle Limited and Christie + Co. Properties inthe Channel Islands have been valued by Guy Gothard & Co. A reconciliation of the valuations carried out by the external valuers to thecarrying values shown in the Balance Sheet was as follows: Unaudited Unaudited As at As at 30 Sept 2007 31 March 2007 £000 £000 _______ _______ Investment and development properties at market valueas determined by valuers 1,128,497 1,046,962Adjustments in respect of rent-free periods and othertenant incentives (164) (466)Adjustment in respect of minimum payments under head leases separately included as a liability in the 11,747 11,747Balance Sheet _________ _________As shown in the Balance Sheet 1,140,080 1,058,243 ======== ======== 10. Non-current investments i) Investment in joint ventures a) The movement in investment in joint ventures was as follows: Unaudited Share of Advances Total net assets £000 £000 £000 _______ _______ _______ Balance 1 April 2007 65,601 104,498 170,099Transfer from development properties 6,250 - 6,250Deferred tax on transfer (1,820) - (1,820)Transfer to trading properties (note 20) (159) (1,850) (2,009)Additions 168 - 168Amounts advanced - 33,225 33,225Distributions (2,283) - (2,283)Share of profit, net of tax 14,546 - 14,546Share of effective portion of changes in fair valueof cashflow hedges, net of tax (101) - (101) _______ _______ _______Balance 30 September 2007 82,202 135,873 218,075 ====== ====== ====== b) The Group's interest in its principal joint ventures was as follows: % of equity Country of Joint venture partners held incorporation _________ ___________ __________________ Quercus Healthcare Property Unit Trust 27.96 Channel Islands Norwich Union Life & Pensions LimitedGreenwich Peninsula Regeneration Limited ('GPRL') 50.00 United Kingdom Lend Lease Europe LimitedMeridian Delta Dome Limited 49.00 United Kingdom Lend Lease Europe LimitediQ Unit Trust 50.00 Channel Islands Wellcome Trust Investment Limited PartnershipQuantum Unit Trust 50.00 Channel Islands CGNU Life Assurance LimitedQuintessential Homes (Wembley) LLP 50.02 United Kingdom Geninvest Limited Family Housing Development Company LimitedBioRegional Quintain Limited 49.90 United Kingdom BioRegional Properties Limited c) The Group's share of the results of its joint venture operations was asfollows: Summarised income statementsfor the six months ended 30 September 2007 Unaudited Quercus GPRL/ iQ Quantum Quintessential BioRegional Other Group share Meridian Homes Quintain joint in joint Delta ventures ventures £000 £000 £000 £000 £000 £000 £000 £000 _______ _______ _______ _______ _______ _______ _______ _______ Rents receivable 6,595 95 542 - - - - 7,232Cost of sales - (96) (293) (4) - - (2) (395) _______ _______ ______ _______ _______ _______ _______ _______Gross profit 6,595 (1) 249 (4) - - (2) 6,837Other income - - - - - 5 - 5Administrative (782) (65) (691) (2) (34) (138) (167) (1,879)expenses _______ _______ ______ _______ _______ _______ _______ _______Operating profit 5,813 (66) (442) (6) (34) (133) (169) 4,963(loss)Profit from sale of non-current property assets 185 - - - - - - 185Gain on revaluation of investment 8,355 6,763 636 - - - - 15,754properties _______ _______ _______ _______ _______ _______ _______ _______Profit (loss) before net finance expenses and 14,353 6,697 194 (6) (34) (133) (169) 20,902taxationFinance expenses (2,675) - (383) - - (63) (2) (3,123)Finance income 129 - 49 10 42 4 - 234 _______ _______ ______ _______ _______ _______ _______ _______Profit (loss) before taxation 11,807 6,697 (140) 4 8 (192) (171) 18,013Taxation (1,839) (1,488) (140) - - - - (3,467) _______ _______ _______ _______ _______ _______ _______ _______Profit (loss) after taxation 9,968 5,209 (280) 4 8 (192) (171) 14,546 ====== ====== ===== ====== ====== ====== ====== ====== Summarised balance sheets as at 30 September 2007 Unaudited Quercus GPRL/ iQ Quantum Quintessential BioRegional Other Group share Meridian Homes Quintain joint in joint Delta ventures ventures £000 £000 £000 £000 £000 £000 £000 £000 _______ _______ _______ _______ _______ _______ _______ _______ Investment properties at valuation 238,079 13,013 59,742 1,216 - - - 312,050Trading properties - 34,472 - - 17,352 2,735 - 54,559Other assets 13,262 3,810 4,325 371 - 4,691 3,094 29,553 _______ _______ _______ _______ _______ _______ _______ _______Gross assets 251,341 51,295 64,067 1,587 17,352 7,426 3,094 396,162Current tax (1,353) - - - - - - (1,353)liabilityNon-currentliabilities: bank loans and other borrowings (98,569) - (30,905) - - (602) - (130,076) Deferred tax (13,735) (3,308) (1,973) - - - (318) (19,334)liabilityOther liabilities (7,159) (3,272) (3,939) (239) (11,809) (787) (119) (27,324) _______ ________ ______ _______ _________ _______ ______ _________Net external assets 130,525 44,715 27,250 1,348 5,543 6,037 2,657 218,075 ====== ======= ====== ====== ======== ====== ====== ========Represented by: Capital 59,988 10,602 4,079 28 5,543 (517) 2,479 82,202 Loans 70,537 34,113 23,171 1,320 - 6,554 178 135,873 _______ _______ ______ _______ _______ _______ _______ _______Total investment 130,525 44,715 27,250 1,348 5,543 6,037 2,657 218,075 ====== ====== ====== ====== ====== ====== ====== ====== The valuation of investment properties held within Quercus as at 30 September2007 has been based on the exercise carried out by Christie + Co, CharteredSurveyors, as external valuers, on the basis of open market value and inaccordance with the Appraisal and Valuation Standards of the Royal Institutionof Chartered Surveyors. Investment properties in Meridian Delta Dome Limited andthe iQ Unit Trust have been valued by Savills on a similar basis. ii) Other non-current investments The movement in other non-current investments, all of which have been classifiedas available for sale, was as follows: Unaudited £000 _______Unquoted investments: Balance as at 1 April 2007 3,044 Additions 10,285 Revaluation surplus 295 _______ Balance as at 30 September 2007 13,624 ====== During the period, the Group invested in the Iceberg Alternative Real Estate IIFund, which is listed on the Irish Stock Exchange, and in the LudgateEnvironmental Fund, which is listed on AIM. The Group also added to itsinvestment in Serrastone SA, a company based in France, which is researching anddeveloping a substitute for natural stone for building purposes. 11. Non-current receivables These comprise a loan which carries a coupon of LIBOR + 2.5%, has a maximum termof approximately 11 years and is shown in the Balance Sheet at amortised cost. 12. Trade and other receivables Unaudited Unaudited Unaudited 30 Sept 2007 30 Sept 2006 31 March 2007 £000 £000 £000 _______ _______ _______ Trade receivables 14,562 7,808 12,175Amounts due under contracts for sale 6,500 12,230 51,275Other receivables 6,676 7,745 7,047Prepayments and accrued income 3,985 4,501 3,170 _______ _______ _______ 31,723 32,284 73,667 ====== ====== ====== 13. Trade and other payables Unaudited Unaudited Unaudited 30 Sept 2007 30 Sept 2006 31 March 2007 £000 £000 £000 _______ _______ _______ Trade payables 6,433 4,072 6,751Other payables 11,864 20,255 7,535Accruals 22,430 20,541 18,774Interest rate swaps - 10,314 4,406 _______ _______ _______ 40,727 55,182 37,466 ====== ====== ====== 14. Bank loans and other borrowings Unaudited Unaudited Unaudited 30 Sept 2007 30 Sept 2006 31 March 2007 £000 £000 £000 _______ _______ _______Current liabilities: 8% convertible unsecured loan stock - 2,947 - Other loans - - 3,000 _______ _______ _______ - 2,947 3,000 _______ _______ _______ Non-current liabilities: Bank loans (secured) 374,050 272,831 329,054 10% first mortgage debenture stock 2011 (secured) 4,838 4,870 4,870 _______ _______ _______ 378,888 277,701 333,924 _______ _______ _______Total borrowings 378,888 280,648 336,924 ====== ====== ====== The weighted average tenure of the Group's debt is five years (31 March 2007:five years) and the weighted average cost of debt was 6.9% (31 March 2007: 6.6%). The loans are secured by floating charges over assets owned by subsidiaryundertakings. The 10% first mortgage debenture stock 2011 issued by Estates PropertyInvestment Company Limited is secured by fixed and floating charges over theassets of the subsidiary undertaking and has a redemption value of £4,617,000.The premium over par arising from fair valuing the debenture on acquisition isamortised over its remaining life. a) The maturity profile of the Group's debt was as follows: Unaudited Unaudited Unaudited Unaudited Unaudited Unaudited Unaudited Unaudited 30 Sept 30 Sept 30 Sept 30 Sept 31 March 30 Sept 30 Sept 31 March 2007 2007 2007 2006 2007 2007 2006 2007 Bank loans Other Total debt Total debt Total debt Undrawn Undrawn Undrawn and loans facilities facilities facilities overdrafts £000 £000 £000 £000 £000 £000 £000 £000 _______ _______ _______ _______ _______ _______ _______ _______ Within one year - - - 2,947 3,000 - - -From two to five years 374,050 4,838 378,888 277,701 333,924 119,000 220,000 254,000 _______ _______ _______ _______ _______ _______ _______ _______ 374,050 4,838 378,888 280,648 336,924 119,000 220,000 254,000 ====== ====== ====== ====== ====== ====== ====== ====== b) After taking account of interest rate swaps and caps, the risk profile of theGroup's borrowings was as follows: Unaudited Unaudited Unaudited 30 Sept 30 Sept 31 March 2007 2006 2007 £000 £000 £000 _______ _______ _______ Fixed or capped 229,838 164,824 164,877Floating 149,050 115,824 172,047 _______ _______ _______ 378,888 280,648 336,924 ====== ====== ====== c) The interest rate profile of the Group's fixed rate debt was as follows: Unaudited Unaudited Unaudited 30 Sept 30 Sept 31 March 2007 2006 2007Percent £000 £000 £000_______ _______ _______ _______ 5.0 - 6.0 - 157,007 157,0076.0 - 7.0 225,000 - -7.0 - 8.0 - 2,947 3,0009.0 - 10.0 4,838 4,870 4,870 _______ _______ _______ 229,838 164,824 164,877 ====== ====== ====== d) The weighted average rate and the weighted average period of the Group'sfixed rate debt were as follows: Unaudited Unaudited Unaudited Unaudited Unaudited Unaudited 30 Sept 30 Sept 31 March 30 Sept 30 Sept 31 March 2007 2006 2007 2007 2006 2007 % % % years years years _______ _______ _______ _______ _______ _______ 6.5 5.6 5.6 5 5 5 ====== ====== ====== ====== ====== ====== 15. Financial instruments The Group's policy is to finance its activities with equity and long term debt,the proportions depending on the profile of the operational and financial risksto the business. The Group does not speculate in treasury products but usesthese only to limit potential interest rate fluctuations. It usually borrows atfloating rates of interest based on LIBOR and uses hedging to achieve aninterest rate profile where the majority of borrowings are fixed or capped.During the period, the Group terminated its interest rate swaps and replacedthese with caps providing cover of £225,000,000. As at 30 September 2007, 65.6%(31 March 2007: 54.8%) of the Group's net debt was fixed or capped. 16. Reconciliation of movements in equity Unaudited Share Share Revaluation Other Cashflow Translation Retained Own Equity capital premium reserve capital hedge reserve earnings shares shareholders' account reserves reserve held funds reserve £000 £000 £000 £000 £000 £000 £000 £000 £000 _______ _______ _______ _______ _______ _______ _______ _______ _______ Balance 1 April 2007 32,457 50,797 370,814 108,136 671 86 292,481 (9,344) 846,098Recognised income and expense for - the period - - 58,026 (360) 184 671 - 58,521Transfer between - - reserves - - (4,470) - 4,470 - -Issue of shares less costs 3 98 - - - - (42) - 59 Cost relating to share-based payment schemes - - - - - - 835 - 835 Cost relating to share-based bonus scheme - - - - - - 2,123 - 2,123Dividends paid in period - - - - - - (10,576) - (10,576) ______ ______ ______ ______ ______ _______ _______ ______ ______Balance 30 Sept 2007 32,460 50,895 424,370 108,136 311 270 289,962 (9,344) 897,060 ====== ====== ====== ====== ====== ====== ====== ====== ====== Part of the gain on the revaluation of investment and development properties isrecognised in the Income Statement and part directly through equity. Unaudited Unaudited Unaudited Six months ended Six months ended Year ended 30 Sept 2007 30 Sept 2006 31 March 2007 (restated) (restated) £000 £000 £000 _______ _______ _______Recognised in Income Statement: Gains (deficits) on revaluation of investmentproperties in: Group 3,848 13,270 12,616 Joint ventures 15,754 8,800 27,916 Associates - (920) (650) Deficits on revaluation of investment (18,030) (1,019) (924)properties Deficits on revaluation of development (1,071) - (182)properties Reversal of deficits on revaluation ofdevelopment properties - 977 1,255Recognised directly in equity: Gains on revaluation of development 69,574 58,657 182,289properties _______ _______ _______ 70,075 79,765 222,320 ====== ====== ====== As at 30 September 2007, ESOP Trusts held 1,622,180 (31 March 2007: 1,359,774)shares in the Company which had been purchased in the market at a cost of£9,312,000 (31 March 2007: £7,714,000). The purpose of the Trusts is to acquireand hold shares which will be transferred to employees to meet futureobligations under the Group employee share-based payment schemes and share-basedbonus entitlements. As at 30 September 2007, these shares had a market value of£12,000,000 (31 March 2007: £12,177,000). The Quintain Group Employee BenefitTrust has waived the right to receive dividends. As at 30 September 2007, the Company also held 5,234 (31 March 2007: 267,640) ofits own shares which had been purchased in the market at a cost of £32,000 (31March 2007: £1,630,000). As at that date, these shares had a market value of£39,000 (31 March 2007: £2,397,000). 17. Share capital Unaudited Unaudited Number of Nominal shares value 000 £000 _______ _______ Authorised as at 30 September 2007 Ordinary shares of 25p each 200,000 50,000 ====== ====== Allotted, called up and fully paid In issue as at 1 April 2007 129,826 32,457 Issue of shares under share-based paymentschemes at between 25p and 556.3p 13 3 _______ _______ In issue as at 30 September 2007 129,839 32,460 ====== ====== As at 30 September 2007, share capital included 1,622,180 (31 March 2007:1,359,774) shares held by ESOP Trusts. These shares had a nominal value of£405,295 (31 March 2007: £339,944). The Company also held 5,234 (31 March 2007:267,640) of its own shares with a nominal value of £1,309 (31 March 2007:£66,910). 18. Capital commitments As at 30 September 2007, the Group had capital commitments of £98,078,000 (31March 2007: £15,669,000) in relation to its own properties and £53,010,000 (31March 2007: £81,450,000) in relation to its joint ventures. 19. Related party disclosures During the period, the Group received the following fees in respect of servicesprovided to its joint ventures: Unaudited Unaudited Unaudited Six months ended Six months ended Year ended 30 Sept 2007 30 Sept 2006 31 March 2007 £000 £000 £000 _______ _______ _______ Quercus Property Partnership 2,235 1,306 4,014 BioRegional Quintain Limited 96 96 192 iQ Property Partnership 1,086 - 177 Quintessential Homes LLP 130 - 161 Meridian Delta Limited - - 71 Quart Property Partnership - 12 25 Quantum Property Partnership 10 - 10 _______ _______ _______ 3,557 1,414 4,650 ====== ====== ====== The Group also received interest on loan notes amounting to £1,218,000 (2006:£725,000) from Meridian Delta Limited and £206,000 (2006: £47,000) fromBioRegional Quintain Limited, which are included in finance income. Amounts due from joint venture undertakings as at 30 September 2007 are shown innote 10. 20. Acquisition of subsidiary During the period, the Group acquired the remaining 50% of Countryside QuintainBirmingham Limited, which was classified as a joint venture undertaking as at 31March 2007, for a consideration of £5,451,000. This was treated as theacquisition of a trading property which was the sole asset of the company. 21. Post Balance Sheet events On 30 September 2007, the Group entered into a conditional contract to purchasethe Wembley Retail Park, Wembley from the Junction Limited Partnership for£85,000,000. The conditions were satisfied following the period end and thepurchase has been completed. Post the Balance Sheet date, the Group entered into a £150,000,000 corporatebanking facility with the Bank of Scotland Corporate to fund further investmentin urban regeneration projects and to strengthen Quintain's existing financialflexibility to exploit opportunities arising from current market conditions. 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