News Article financial results industrial MLP Group Poland warehouse
by Property Forum | Investment

In the first half of 2023, the operating income of MLP Group reached PLN 185.7 million (€40.3 million). Compared to the same period a year ago, this number is higher by 52%.

"In H1 2023 we turned very conservative to face a precarious/uncertain economy. Despite the challenging economic landscape, we delivered excellent results, both from an operational and financial point of view driven by strong leasing performance across Europe. We increased revenue and FFO (funds from operations) by more than 50% in the first half of the year – a very important indicator for us, demonstrating MLP Group’s immense potential and operational stability. The value of our investment properties reached PLN 4.3 billion (+2% in EUR, -3% in PLN). We have noticed that occupiers are taking longer to make final decisions – the majority of the new deals in MLP Group will be concluded in 3Q and 4Q 2023", said Radosław T. Krochta, President of the MLP Group S.A. Management Board.

In H1 2023, contracts were signed for more than 160 thousand sqm.

MLP Group is developing its operations in Poland, Germany, Austria and Romania. The Group’s existing portfolio comprises 21 logistics parks. Its strategic goal remains to expand the warehouse portfolio by developing big-box facilities and urban logistic projects. Lease agreements concluded in H1 2023 or in the signing process by September 2023 totalled approx. 161 thousand sqm. Because occupiers are taking longer to make final decisions, the majority of the new deals will be concluded in 3Q and 4Q 2023. The industrial & logistics sector in Europe benefits from structural demand drivers, such as the need to further improve supply chains, and increasing interest for nearshoring and friend-shoring projects.

In H1 2023 MLP Group started speculative development in Poland and Romania (108 thousand sqm of spec development in total). The company leased in the construction stage 26%, which reconfirms the robust demand for new space. In H1 2023, MLP Group delivered a total of approx. 97 thousand sqm of new space. At the end of H1 2023, the Group had 1.07 million sqm of completed area, with 97.4% occupancy across all our assets, and with approx. 122 thousand sqm under construction or in the pipeline. The average lease vault is 7 years, with the retention rate at 100%.

"We benefit from a solid liquidity position to fund our growth ambitions. Considering the current geopolitical situation and high volatility in the economy, we are very well prepared for the current challenges. 100% of lease agreements are indexed with CPI for EUR without any cap (indexed once a year in February). All rentals are denominated in EUR or are directly expressed in EUR, which significantly reduces our exposure to the currency risk. Almost 80% of loans are hedged with IRS for the next 5 years, resulting in limited interest rate’ exposure. The greatest value is the potential of the secured plots, which enables rapid development in the coming years on European markets", notes Radosław T. Krochta.

MLP Group also maintains a strong cash-flow position. The loan-to-value ratio (LTV) in H1 2023 was 35.7%, with the interest coverage ratio (ICR) at 3.0x. The Group had a long debt maturity ratio of 4.3 years. Funds from operations (FFO) amounted to PLN 58 million, up 57% year on year.

"Occupier demand for warehouse space across all markets where we operate is robust. We are seeing strong demand from light industry tenants, reflecting the friend-shoring and near-shoring trend that is in line with MLP Group’s strategy. MLP Group replenishes its landbank on a continual basis. In the past period, we increased the expansion potential of MLP Poznań West and MLP Pruszków II. We are in the process of acquiring land for upcoming projects, MLP Berlin Spreenhagen and MLP Bieruń, and we anticipate finalising these transactions in the near future. In the second half of the year, in addition to a number of projects in Poland and Germany, we are set to initiate city logistics projects in Poznań, Łodź and Vienna. We continue our expansion in Germany, marked by consistent growth of our project portfolio. We plan to strengthen and expand our presence in the Ruhr area, Brandenburg and Hessen land. Further development in the German market is a key point of our strategy. In 2023, capital expenditure (CAPEX) will amount to approximately €100-150 million, of which about 30% will be allocated to the purchase of new plots. On a full-year basis, we plan to lease approximately 200–300 thousand sqm of new warehouse space", added Radosław T. Krochta.