click for accessibility tool

This site uses cookies to improve your experience.

We use cookies to offer you better browsing experience. Cookies enhance site navigation, analyze site usage, and assist in our marketing efforts.To understand more about how we use cookies or to change your cookie preferences, visit our privacy and cookies page or click on ‘Show settings’. By clicking ‘Accept all Cookies,’ you agree to the storing of cookies on your device.

Privacy Policy Centre

When you visit any website, it may store or retrieve information on your browser, mostly in the form of cookies. This information might be about your preferences or your device and is mostly used to make the site work as you expect it to. The information does not usually directly identify you, but it can give you a more personalized web experience.

Because we respect your right to privacy, below you will find descriptions on the types of cookies used on this site and options to opt out where preferred. Please note blocking some types of cookies may impact your experience of the site and the services we are able to offer.

These cookies are necessary for the website to function and cannot be switched off in our systems. They are usually only set in response to actions made by you which amount to a request for services, such as setting your privacy preferences, logging in or filling in forms.

You can set your browser to block or alert you about these cookies, but some parts of the site will not then work. These cookies do not store any personally identifiable information.

These cookies allow us to count visits and traffic sources so we can measure and improve the performance of our site. They help us to know which pages are the most and least popular and see how visitors move around the site.
All information these cookies collect is aggregated and therefore anonymous. If you do not allow these cookies we will not know when you have visited our site, and will not be able to monitor its performance.

These cookies allow us to count visits and traffic sources so we can measure and improve the performance of our site. They help us to know which pages are the most and least popular and see how visitors move around the site.
All information these cookies collect is aggregated and therefore anonymous. If you do not allow these cookies we will not know when you have visited our site, and will not be able to monitor its performance.

Privacy and cookies

Commenting on the results, David Sleath, Chief Executive, said:

“Momentum has continued throughout our business in the first half of 2019 and we are on track for another strong year. Our portfolio of high quality and well-located warehouse assets is performing well, as evidenced by strong rental growth and the low vacancy rate. Our development programme continues apace, capitalising on the ongoing, positive occupier demand across our markets.

As anticipated, the structural trends of e-commerce and urbanisation that have been driving performance in our UK business for some time are now increasingly evident in our Continental European markets.

Looking ahead, we expect the development programme to generate further significant and profitable new rental income over coming years. This addition to the top-line, combined with the compounding effect of rental growth through our asset management of the existing portfolio, should enable us to drive both sustainable earnings and further dividend growth.”


  • Adjusted pre-tax profit up 19 per cent to £131.8 million (H1 2018: £110.6 million) reflecting record development completions in the period and rental growth captured through active asset management. IFRS profit before tax was £410.8 million (H1 2018: £570.9 million), which includes the impact of the revaluation of the portfolio.
  • Adjusted EPS increased 13 per cent to 12.2 pence (H1 2018: 10.8 pence) reflecting the higher adjusted pre-tax profit and an increased number of shares following the equity placing in February 2019. IFRS EPS was 37.1 pence (H1 2018: 55.4 pence).
  • EPRA NAV per share increased 4 per cent to 673 pence (31 December 2018: 650 pence), driven by a 3.5 per cent (H1 2018: 5.9 per cent) increase in the value of the portfolio. This was due to development and asset management gains as well as ERV growth across both the UK and Continental European portfolios.
  • Future earnings growth underpinned by over 700,000 sq m of development projects under construction or in advanced pre-let discussions capable of generating £50 million of rent, reflecting a yield on cost of 7 per cent, most of which is de-risked through pre-leasing agreements.
  • Interim dividend increased by 13.5 per cent to 6.30 pence (2018 interim dividend: 5.55 pence), in line with our guidance to set the interim dividend at one-third of the previous full year dividend.


Strong operational performance driven by active asset management and supported by continued good occupier demand

  • Secured £33.3 million of new headline rent in the period (H1 2018: £39.8 million). This was driven by new pre-lets of £15.2 million (H1 2018: £30.4 million), net rent roll growth of £8.4 million on the existing space (H1 2018: £1.4 million) and increased lettings of recently completed speculatively developed space.
  • 3.7 per cent like-for-like net rental income growth, including 4.3 per cent in the UK and 2.5 per cent in Continental Europe.
  • Vacancy rate remains low at 4.8 per cent (31 December 2018: 5.2 per cent) due to the contribution from recently completed, pre-let developments and a high retention rate of 94 per cent with minimal take-backs.

Rental value growth and development uplift resulted in valuation gains across the portfolio

  • Portfolio capital valuation surplus of 3.5 per cent (UK 2.3 per cent; Continental Europe 5.8 per cent). Valuation gains primarily driven by asset management, rental value growth (UK: 1.4 per cent; Continental Europe: 1.5 per cent) and development gains with continued yield compression in Continental Europe.

Continuing a disciplined approach to capital allocation to further enhance the portfolio and drive ongoing returns

  • Net capital investment of £141 million involving £27 million of asset acquisitions, £220 million in new land and development capital expenditure, offset by £106 million of proceeds from disposals.
  • £229 million of further capex to be invested in completing 34 development projects under construction, representing £36 million of potential rent, of which 65 per cent has been secured through pre-lets. Completions in the second half of 2019 will potentially generate £29 million of annual rent, of which £21 million has already been secured.
  • Further ‘near-term’ pre-let projects are expected to commence in the coming months, with potential capex of £125 million and £14 million of associated rent.
  • Total development capex for the year is expected to be in the region of £600 million (including land acquisitions), in line with expectations at the time of the equity placing in February.

Balance sheet positioned for further development-led growth, following equity placing and debt refinancing.

Equity placing of £451 million completed in February 2019, providing capacity to continue to invest in the accretive development pipeline and future land acquisitions.
Further debt re-financing activity with the repayment of £250 million 5.625 per cent SEGRO bonds due 2020 and the issue of €500 million 1.5 per cent SELP bonds due 2026.
Look-through LTV ratio of 24 per cent (31 December 2018: 29 per cent) and £1.6 billion of cash and undrawn facilities.

1 Figures quoted on pages 1 to 12 of the pdf version of this release refer to SEGRO’s share, except for land (hectares) and space (square metres) which are quoted at 100 per cent, unless otherwise stated. Please refer to the Presentation of Financial Information statement in the Financial Review for further details.


The structural trends that have been driving demand in our markets are still very evident in 2019. As part of this, occupier demand for high quality warehouse and logistics assets should continue to reflect the ongoing need for many of our customers to improve their supply chains, whilst positive investor demand for the asset class should be supported by institutions and others looking to increase their exposure to urban and big box warehousing.

We expect that SEGRO’s ongoing property performance will be supported by these themes and driven by our active asset management, rental growth and further development activity. Rental growth will likely be strongest in urban warehousing, where the supportive trends of the technological revolution (including e-commerce) and urbanisation combine, and we are especially well positioned to maximise the potential of this with 64 per cent of our portfolio in these assets. Since 2016 we have been actively increasing our development activity and we enter the second half of the year with a strong pipeline of over 700,000 sq m of developments under construction or in advanced negotiation, the majority of which is de-risked through pre-let agreements. This pipeline, combined with active asset management of our portfolio, should allow us to further increase our net rental income over the coming years, driving sustainable dividend growth.

We remain alert to a variety of potential macro-economic risks, but their impact on our current trading activity has so far remained very limited. As growing numbers of urban-based consumers and businesses demand an increased volume of goods and services delivered to their doors faster than ever before, we believe that the demand for high quality, well-located warehousing will remain strong and are therefore confident about our future prospects.

Income statement metrics 6 months to
30 June 2019
6 months to
30 June 2018 
per cent
Adjusted1 profit before tax (£m) 131.8 110.6 19.2
IFRS profit before tax (£m) 410.8 570.9 (28)
Adjusted2 earnings per share (pence) 12.2 10.8 13.0
IFRS earnings per share (pence) 37.1 55.4 (33.0)
Dividend per share (pence) 6.30 5.55 13.5
Balance sheet metrics 30 June 2019  31 Dec 2019 Change per cent
Portfolio valuation (SEGRO share, £m) 9,920 9,425 3.53
EPRA4 5 net asset value per share (pence, diluted) 673 650 3.5
IFRS net asset value per share (pence, diluted) 665 644 3.3
Group net borrowings (£m) 1,817 2,177 -
Loan to value ratio including joint ventures at share (per cent) 24 29 -

1 A reconciliation between Adjusted profit before tax and IFRS profit before tax is shown in Note 2 to the condensed financial information.
2 A reconciliation between Adjusted earnings per share and IFRS earnings per share is shown in Note 11 to the condensed financial information.
3 Percentage valuation movement during the period based on the difference between opening and closing valuations for all properties including buildings under construction and land, adjusting for capital expenditure, acquisitions and disposals.
4 A reconciliation between EPRA net asset value per share and IFRS net asset value per share is shown in Note 11 to the condensed financial information.
5 Calculations for EPRA performance measures are shown in the Supplementary Notes to the condensed financial information.

View the full press release in PDF format.

Full details of our holdings can be found in the SEGRO Property Analysis Report.

Watch a video interview with David Sleath, Chief Executive and Soumen Das, Chief Financial Officer.


A live webcast of the results presentation will be available from 08.30 (UK time) at:

The webcast will be available for replay at SEGRO’s website at: by the close of business.

A conference call facility will be available at 08:30 (UK time) on the following number:

Dial-in: +44 (0)207 1928 338
Access code: 5494829 - SEGRO Half Year Results

A video interview with David Sleath and Soumen Das discussing the results is now available to view on, together with this announcement, the H1 2019 Property Analysis Report and other information about SEGRO.

2019 interim dividend ex-div date 15 August 2019
2019 interim dividend record date 16 August 2019
2019 interim dividend scrip dividend price announced 22 August 2019
Last date for scrip dividend elections 2 September 2019
2019 interim dividend payment date 23 September 2019
2019 Third Quarter Trading Update 16 October 2019
Full Year 2019 Results 14 February 2020


SEGRO is a UK Real Estate Investment Trust (REIT), and a leading owner, manager and developer of modern warehouses and light industrial property. It owns or manages 7.8 million square metres of space (84 million square feet) valued at £11.7 billion serving customers from a wide range of industry sectors. Its properties are located in and around major cities and at key transportation hubs in the UK and in eight other European countries.

Forward-Looking Statements: This announcement contains certain forward-looking statements with respect to SEGRO’s expectations and plans, strategy, management objectives, future developments and performances, costs, revenues and other trend information. These statements are subject to assumptions, risk and uncertainty. Many of these assumptions, risks and uncertainties relate to factors that are beyond SEGRO’s ability to control or estimate precisely and which could cause actual results or developments to differ materially from those expressed or implied by these forward-looking statements. Certain statements have been made with reference to forecast process changes, economic conditions and the current regulatory environment. Any forward-looking statements made by or on behalf of SEGRO are based upon the knowledge and information available to Directors on the date of this announcement. Accordingly, no assurance can be given that any particular expectation will be met and SEGRO’s shareholders are cautioned not to place undue reliance on the forward-looking statements. Additionally, forward-looking statements regarding past trends or activities should not be taken as a representation that such trends or activities will continue in the future. Other than in accordance with its legal or regulatory obligations (including under the Financial Conduct Authority's Disclosure Guidance and Transparency Rules), SEGRO does not undertake to update forward-looking statements to reflect any changes in events, conditions or circumstances on which any such statement is based. Past share performance cannot be relied on as a guide to future performance. Nothing in this announcement should be construed as a profit forecast.

Neither the content of SEGRO’s website nor any other website accessible by hyperlinks from SEGRO’s website are incorporated in, or form part of, this announcement.


Financial Investors
Copy URL