Preliminary Results for the year to 31 March 2019

May 23 2019 08:00 BSTSource: RNS

RNS Number : 9206Z

Hibernia REIT PLC

23 May 2019

PRELIMINARY RESULTS

For the financial year to 31 March 2019

23 May 2019

Hibernia REIT plc ("Hibernia", the "Company" or the "Group") today announces results for the financial year to 31 March 2019. Highlights for the year:

Portfolio returns continue to outperform the Irish market, assisted by developments

· 12-month total property return^¹ of 11.6% vs MSCI Ireland Property Index (excl. Hibernia) of 7.5%

· Portfolio value of €1,395.4m, up 7.9%^² in the year and 3.8%² in H2 (developments up 27.3%² in the year)

· EPRA NAV^³ per share of 173.3 cent, up 8.9% in the year and 4.2% in H2

· Net rental income of €53.3m, up 16.6% on prior year (March 2018: €45.7m)

· Profit before tax of €124.0m including revaluation surplus and disposal gains (March 2018: €107.1m)

· EPRA EPS³ of 4.0 cent, up 40.4% on prior year (March 2018: 2.8 cent)

Disciplined capital allocation: sales proceeds being reinvested or returned to shareholders

· Sale of two properties for €100.3m^⁴ (both modestly ahead of book value, with one completing after year end)

· €40.0m⁴reinvested in seven acquisitions, including the purchase of 98.3 acres of land at Newlands in late 2018

· Share buyback programme launched in April 2019 with initial quantum of €25m

· Capital reorganisation resolution to be proposed at AGM in July to enhance flexibility for capital management

Completing current developments and advancing longer-term pipeline

· Two schemes delivered, totalling 172,000 sq. ft. of Grade A offices (>65% let), completing Windmill Quarter

· 2 Cumberland Place, 50,000 sq. ft. of new Grade A offices, on track to complete in H1 2020

· Longer-term pipeline being expanded and progressed and now comprises six schemes

- Newlands land holding increased to 143.7 acres through acquisitions

- Office pipeline grown 6.5% to 538,000 sq. ft. after planning grants at Harcourt Square and Marine House

Growing income and WAULTs despite asset sales

· Annual contracted rent roll now €57.6m, up 2.9% since March 2018, and in-place office portfolio WAULT to earlier of break/expiry of 7.5 years, up 2.7% in the year

- EPRA like-for-like net rental growth³ of 7.6%

· Reversionary potential of acquired in-place^⁵ CBD offices of €3.6m and average period to capture of 2.1 years

- Nine office rent reviews active at March 2019 representing €2.5m of passing rent and ERV of €4.6m

· Office portfolio vacancy of 12%⁶ at March 2019 (March 2018: 3%⁶), following completion of 2WML and tenant break in the Forum: focus on reducing this in the near term

- ERV of vacant office space: €8.0m

Low leverage: debt refinanced, extending term and diversifying sources of funding

· Net debt³ at 31 March 2019 of €217.1m, LTV³ of 15.6% (March 2018: €202.7m, LTV³ 15.5%)

· Debt refinanced in December 2018, moving to unsecured structure and adding US private placement notes

- Weighted average debt maturity at March 2019 of 5.4 years (March 2018: 2.7 years)

· Significant funding capacity: cash and undrawn facilities of €178m, €143m net of committed capital expenditure

Dividend continues to grow as income increases

· Final dividend of 2.0 cent per share bringing total for the year to 3.5 cent, up 16.7% (2018: 3.0 cent)

· Further increase in rental income and reduction in costs (following expiry of IMA in Nov 2018) likely

Kevin Nowlan, Chief Executive Officer of Hibernia, said:

"Hibernia's portfolio returns continue to outperform the market and we are reporting another set of strong financial results, including increasing our net rental income and our full year dividend by over 16%. We have made good progress strategically in the year, finishing two development schemes to complete the Windmill Quarter and agreeing a large letting to HubSpot. We have also received new grants of planning for our future office developments at Marine House and Harcourt Square and successfully refinanced our debt.

"We have continued to recycle capital, selling assets worth over €100m and reinvesting €85m in new acquisitions and our developments, where we expect better future returns. In April 2019 we announced our intention to return €35m to shareholders, starting with a €25m share buyback. This will continue our progress towards our leverage target and will be value-enhancing for shareholders.

"Demand for office and residential accommodation in Dublin remains high and the Irish economy continues to show a good rate of growth and strong job creation. With our substantial pipeline of accretive development opportunities, well-capitalised balance sheet with long-term funding, and experienced management team, Hibernia continues to be well positioned. We will maintain our disciplined approach to capital allocation and in the near term we are focused on letting the vacant space in our portfolio and completing the outstanding rent reviews."

Contacts:
Hibernia REIT plc                                                                                                                  +353 1 536 9100
Kevin Nowlan, Chief Executive Officer
Tom Edwards-Moss, Chief Financial Officer

Murray Consultants
Doug Keatinge: +353 86 037 4163, dkeatinge@murraygroup.ie
Jill Farrelly: +353 87 738 6608, jfarrelly@murraygroup.ie

About Hibernia REIT plc
Hibernia REIT plc is an Irish Real Estate Investment Trust ("REIT"), listed on Euronext Dublin and the London Stock Exchange. Hibernia owns and develops property and specialises in Dublin city centre offices.

The results presentation will take place at 9.00 am today, 23 May 2019: a conference call facility will be available to listen to the presentation live using the following details:

Ireland dial-in: +353 (0)1 691 7842
UK dial-in: +44 (0)20 3936 2999
United States dial-in: +1 (0)1 845 709 8568
All other locations: +44 (0) 20 3936 2999
Access Code: 241734

Disclaimer
This announcement contains forward-looking statements, which are subject to risks and uncertainties because they relate to expectations, beliefs, projections, future plans and strategies, anticipated events or trends, and similar expressions concerning matters that are not historical facts. Such forward-looking statements involve known and unknown risks, uncertainties and other factors, which may cause the actual results, performance or achievements of the Group or the industry in which it operates, to be materially different from any future results, performance or achievements expressed or implied by such forward-looking statements. The forward-looking statements speak only as at the date of this announcement. The Group will not undertake any obligation to release publicly any revision or updates to these forward-looking statements to reflect future events, circumstances, unanticipated events, new information or otherwise except as required by law or by any appropriate regulatory authority.

Chief Executive Officer's statement

We are pleased to report strong results, with our developments and residential assets again performing particularly well. The total property return of our portfolio was 11.6% for the year, outperforming our benchmark, the MSCI Ireland All Assets Index (excluding Hibernia), which returned 7.5%. EPRA NAV per share grew by 8.9% to 173.3 cent and we are proposing a final dividend of 2.0 cent per share, taking our total dividend for the year to 3.5 cent, an increase of 16.7% over the prior year.

Growing economy and favourable market conditions persist

Despite the uncertainty caused by Brexit, Ireland continues to have one of the best performing economies in the euro area and foreign direct investment remains high. Numbers in employment are at record levels and there is strong occupier demand, especially from the TMT sector and also for larger lettings. Dublin office take-up set a new record in 2018 and remained above trend in Q1 2019. The overall vacancy rate in Dublin at March 2019 was 5.4% and the Grade A vacancy rate in Dublin's city centre, where c. 85% of Hibernia's portfolio is located, was 4.5% at the same date. The supply of new offices in the city centre continues to be relatively constrained, which is helping support rents and in the residential market rent levels are rising. On a like-for-like basis our office portfolio grew 3.7% in value (excluding developments) and our residential portfolio grew 9.8%.

Disciplined allocation of capital with sales proceeds reinvested or returned to shareholders

Consistent with our strategy of selling assets where we expect forward returns to be below our targets and reinvesting in opportunities that we expect to enhance our returns, we disposed of New Century House and 77 Sir John Rogerson's Quay ("77SJRQ") for €100.3m in the year and reinvested €40.0m in seven acquisitions, most notably the purchase of 98.3 acres of land at Newlands. We also invested €44.8m in capital expenditure on our development schemes.

In order to maintain progress towards our leverage targets (see further details below), we have announced our intention to return the €35m sales proceeds from 77SJRQ to shareholders and we commenced a €25m on-market share buyback in April 2019. We also intend to undertake a capital reorganisation to enhance our flexibility for future capital management through converting a substantial amount of our share premium into distributable reserves and will be seeking approval from shareholders for this at the AGM on 31 July 2019.

De-risking developments and advancing pipeline of future schemes

We significantly de-risked our current development programme with the completion of 1 Sir John Rogerson's Quay ("1SJRQ") and 2 Windmill Lane ("2WML") in March and February 2019, respectively, delivering 172,000 sq. ft. of Grade A offices and 19,000 sq. ft. of retail/leisure space and generating a profit on cost of over 70%. As at 31 March 2019 over 65% of this space had been taken, following the letting of 1SJRQ to HubSpot. The completion of 1SJRQ and 2WML finishes the Windmill Quarter, our first cluster, which now comprises six adjacent buildings in the South Docks and c. 400,000 sq. ft of offices plus further ancillary space and communal facilities. Our development at 2 Cumberland Place, which will deliver 50,000 sq. ft. of new Grade A office space, remains on track to complete in the first half of 2020.

We have also made good progress on our pipeline of future schemes, obtaining new grants of planning permission for office developments at Harcourt Square and Marine House and growing our mixed-use schemes through the acquisition of a further 98.3 acres of land at Newlands (Gateway) and 3.8 acres at 129 Slaney Road. In total our four office schemes can deliver 538,000 sq. ft. of office space post completion and we now own 147.5 acres of land with potential for mixed-use schemes, 143.7 acres of which is at Newlands.

Income and WAULT increasing despite asset sales and growing EPRA earnings and dividend

We agreed new leases and rent reviews totalling €7.8m in the year or €5.8m net of lease expiries and surrenders. The net sales made in the year reduced contracted rent by €4.2m meaning overall contracted rent at 31 March 2019 grew 2.9% to €57.6m and our office weighted average unexpired lease term ("WAULT") to the earlier of break or expiry grew 2.7% to 7.5 years. Contracted rent from our completed office developments of €27.5m now exceeds the €22.9m of contracted rent from office assets we acquired with income.

EPRA earnings grew 41.6% to €27.5m (4.0 cent per share) for the financial year and the Board has proposed a final dividend of 2.0 cent per share, bringing the dividend for the year to 3.5 cent, up 16.7% on the prior year and representing a pay-out ratio of 89% of EPRA earnings. We see potential for further growth as we let our committed developments and vacant space (ERV: €10.8m), capture the €3.7m of reversionary potential in the portfolio (most of which will come in the next 2.1 years), and from our lower cost structure following the end of the IMA in November 2018.

Debt refinanced, progress towards leverage target expected

We successfully refinanced our debt in December 2018, moving to a fully unsecured structure and agreeing our first non-bank funding in the form of €75m of seven and 10-year US private placement notes. While the quantum of our facilities has remained broadly unchanged, the refinancing significantly extended the average maturity of our debt from 1.9 years to 5.7 years as at December 2018 (March 2019: 5.4 years) and the unsecured structure ensures we have access to the widest possible range of funding options in future.

As at 31 March 2019 net debt was €217.1m (March 2018: €202.7m) and the loan to value ratio was 15.6% (March 2018: 15.5%). While development and acquisition expenditure in the year was €84.8m, this was largely countered by the net sales proceeds received of €65.0m. A further €35.3m was received after the year end from the sale of 77SJRQ (contracted in March 2019) which we have committed to return to shareholders. We expect further progress towards the lower end of our target 20-30% loan to value range as we have a further €34.5m of committed development expenditure, most of which will occur in the year to March 2020. Net of this committed development spend and capital returns we have cash and undrawn facilities of €143m available.

Positive outlook

Market conditions remain favourable, with robust economic growth and continued foreign direct investment leading to strong demand for office space, while supply of new offices in central Dublin remains limited. These same dynamics are also in evidence in the residential sector. We are positive on our prospects: we have a talented team, a portfolio with near- and longer-term potential, and flexible, low cost funding available to support our plans.

Kevin Nowlan, Chief Executive Officer

Market review

General economy

Ireland had another year as one of the top performing economies in Europe in 2018, with headline GDP growth of 6.7% versus 1.8% for the euro area (source: CBI, European Commission). Core domestic demand, which is regarded as a better measure of the strength of the economy, grew by 4.5% in 2018. There have been some modest downgrades to growth expectations recently, largely on account of the uncertainty around Brexit, but nonetheless economic momentum is expected to remain strong with growth in core domestic demand forecast to be 4.5% in 2019 and 3.7% in 2020 (source: Goodbody). The number of people in work reached a new high of 2.3m in December 2018, albeit with some moderation in future growth expected as the pool of available labour diminishes (source: CSO, CBI) and the same trends are being seen in Dublin, where the unemployment rate has fallen below 5% (to 4.9% in Q4 2018) for the first time since late 2007 (source: Dublin Economic Monitor). As the labour market has tightened wage growth has started to pick up, with salary inflation of 3.0% expected in 2019 and overall inflation of 0.9% expected (source: Department of Finance). In the construction sector tender prices are expected to increase by 3.4% in the first half of 2019 (source: SCSI).

With tax revenues ahead of expectations, the Government achieved a balanced budget in 2018 for the first time in over a decade and a budget surplus of 0.2% is forecast in 2019 (source: CSO, Department of Finance). National debt to GDP was 64.8% at the end of 2018 and is forecast to reduce to 61% by the end of 2019, marking near achievement of the target of 60% as set down by the EU (source: Department of Finance). The investment programme announced by the Government as part of Project Ireland 2040 has seen projected capital spending for 2019 rise to €7.9bn, well ahead of the initial €5bn expected in the 2016 Capital Investment Plan (source: Goodbody), and the National Broadband Plan, to deliver high-speed fibre capacity to the whole country, has just been announced at an expected cost to the State of €3bn.

Despite its current momentum, the open nature of Ireland's economy means it is particularly exposed to events beyond its borders and key risks include a disorderly Brexit, trade wars and an economic slowdown in the US. At present, foreign direct investment ("FDI") in Ireland remains high: 4,700 IDA-sponsored jobs have been created thus far in 2019, equivalent to 63% of the 2018 total which was itself a strong year, and Dublin has accounted for 80% of these new jobs (source: Davy, IDA).

Irish property investment market

In the 12 months to 31 March 2019 the MSCI Ireland Property Index "All Benchmark" (the "Index") excluding Hibernia delivered a total return of 7.5% (March 2018: 7.7%, including the 4% increase in commercial stamp duty introduced in October 2017). The industrial sector was the top performer with a total return of 12.9% followed by the office sector at 8.5% and "other" - which includes multi-family residential - at 7.3% (March 2018: 7.8%, 9.7% and 7.7%, respectively). Yields have remained broadly constant in the office sector since late 2017, with the agent consensus between 4% and 4.25%, though some suggest these are trending tighter. PRS yields are between 3.85% and 4%, down from 4.25% at March 2018, and are trending tighter as well (source: Cushman & Wakefield, CBRE).

2018 was another strong year for the investment market as total spend reached a record €3.6bn and a number of large transactions completed. The rate moderated slightly in Q1 2019, amounting to €0.6bn, and total investment volumes for 2019 are expected to reach €2.5bn but could be considerably higher depending on the outcome of the Green REIT sales process (source: JLL). The office and residential sectors comprised the majority of investment volumes in 2018 at 40% and 30%, respectively, and Dublin continues to be the principal location within Ireland, accounting for 85% of volumes (source: Knight Frank).

Top 10 office investment transactions (12 months to March 2019)

Building	Price	Price (psf)	Buyer	Buyer nationality
Dublin office swap, D1&D2	€160m	n/a	IPUT/State Street	Ireland/USA
Charlemont Exchange, D2	€144m	€1,171psf	Vestas	South Korea
No. 2 Dublin Landings, D1	€107m	€1,118psf	JR AMC	South Korea
The Beckett Building, D3	€101m	€532psf	Kookmin Bank	South Korea
Belfield Office Park, D4	€90m	€308psf	Spear Street Capital	USA
New Century House, D1	€65m	€818psf	Credit Suisse	Switzerland
The Infinity Building, D7	€57m	€452psf	Credit Suisse	Switzerland
The Sharp Building, D2	€56m	€1,260psf	Credit Suisse	Switzerland
The One Building, D2	€50m	€1,100psf	BNP REIM	France
77SJRQ, D2	€36m	€1,040psf	Patrizia	Germany

Source: Knight Frank

Office occupational market

The Dublin office market set a new record of 3.9m sq. ft. of take-up in 2018, up 8% on 2017, which was the previous record. The city centre continues to account for the majority of the take-up, representing 72% of lettings by area in 2018 (source: Knight Frank). Net take-up was 71% of the headline figure in 2018 (2017: 55%), suggesting robust underlying occupier demand. This demand has continued into 2019 with 1.4m sq. ft. taken up in the first quarter, equivalent to 35% of 2018's full-year total (source: Knight Frank). The trend towards large leasing deals has also persisted, with lettings greater than 50,000 sq. ft. accounting for 48% of take-up in 2018 and 79% of take-up in the quarter ended March 2019 (source: Knight Frank). The amount of space accounted for by lettings under 50,000 sq. ft. has remained relatively consistent with 1.9m, 1.6m and 2.0m sq. ft. take-up in 2016, 2017 and 2018, respectively (source: CRBE, Knight Frank).

Top 10 office lettings (12 months to March 2019)

Tenant	Industry	Building	Area (sq. ft.)	% of total take-up
Facebook	TMT	Bankcentre, D4	870k	19%
Salesforce	TMT	Spencer Place, D1	430k	10%
Google	TMT	Bolands Quay, D2	221k	5%
Central Bank	State	4 & 5 Dublin Landings, D1	201k	4%
OPW	State	The Distillers Building, D8	182k	4%
Facebook	TMT	Nova Atria South, D18	174k	4%
WeWork	Serviced offices	Charlemont Exchange, D2	121k	3%
HubSpot	TMT	1SJRQ, D2	112k	3%
IDA	State	Three Park Place, D2	112k	2%
WeWork	Serviced offices	2 Dublin Landings, D2	100k	2%

Source: Knight Frank

The technology, media and telecommunications ("TMT") sector remains the biggest source of demand accounting for 52% of 2018 take-up and 56% in Q1 2019 (2017: 51%), followed by co-working at 13% (Q1 2019: 1%). State bodies comprised 7% of take-up in 2018 and 31% in Q1 2019 (source: Knight Frank). As noted in previous results statements, we believe US technology companies redirecting investment that may otherwise have gone to the UK ("latent Brexit") are having a bigger impact on the Dublin office market than relocations from the UK. The serviced office sector is also growing strongly and as of Q1 2019 represents 2.9% of Dublin's CBD office stock, excluding period offices, up from 1.8% during the same quarter last year. By comparison, the sector's share of office stock in London and Paris is 5.6% and 2.1%, respectively (source: Knight Frank).

The overall Dublin office vacancy rate at March 2019 was 5.4% (March 2018: 6.2%) and the Grade A vacancy rate in the city centre where all of Hibernia's office portfolio is located was 4.5% at March 2019 (March 2018: 3.7%) (source: Knight Frank). CBRE notes that while prime city centre rents have remained stable at €65psf to end-April 2019, rental values in the suburbs have increased in recent months. Looking ahead, active demand remains strong at 4.2m sq. ft. at the end of March 2019 though it has reduced from 5.8m sq. ft. at the same time last year following the satisfaction of several large requirements during 2018 (source: Cushman & Wakefield).

Office development pipeline

The table below sets out delivery since 2017 and our expectations for upcoming supply across Dublin's city centre and for the whole of Dublin by year. Overall, we expect a total of 11.2m sq. ft. of gross new space between 2017 and 2022, of which 70% will be in the CBD.

Year	City centre supply	All Dublin supply
2017	0.9m sq. ft.	1.4m sq. ft.
2018	1.7m sq. ft.	2.1m sq. ft.
2019f	0.8m sq. ft. (66% pre-let)	1.6m sq. ft. (44% pre-let)
2020f	1.9m sq. ft. (45% pre-let)	2.4m sq. ft. (38% pre-let)
2021f	1.1m sq. ft. (36% pre-let)	1.9m sq. ft. (50% pre-let)
2022f	1.3m sq. ft. (0% pre-let)	1.8m sq. ft. (0% pre-let)
Total 2017-22	7.8m sq. ft.	11.2m sq. ft.

Source: Knight Frank/Hibernia

The pre- and mid-letting market remains active, with 47% of office stock under construction in the city having been let or reserved as at April 2019 (source: CBRE): recent lettings include the pre-let of the 160,000 sq. ft. Distillers Building in Smithfield to the OPW and Amazon's agreement to let 176,000 sq. ft. of space in the 2 Charlemont Square development.

Residential sector

Housing delivery continues to increase, with 18,000 new homes delivered in 2018 (versus 14,000 in 2017) and 60% of these delivered in the Dublin area. The same trend was exhibited in Q1 2019, as 4,275 units were completed nationally, up 23% year-on-year (source: CSO, Goodbody). However, this increased output accounts for only half of the estimated annual demand in the market (source: Goodbody). Completions are expected to grow further in 2019 and 2020, to 24,000 and 28,000 units, respectively, following increased planning permissions granted over the past year (source: Goodbody, CBI). House price inflation has moderated somewhat, standing at 4.3% annually on a national basis and at just 1.4% annually in Dublin at February 2019 (source: CSO).

While the realised and forecast increases in housing supply are welcome, delivery of affordable units remains a key concern. 2018 delivery suggests an excess of new homes at higher price ranges when compared to the number of people who can afford to buy them and, conversely, a deficit at more affordable prices (source: Goodbody). Apartment delivery continues to lag behind other housing types: planning for over 10,000 apartment units was approved in the 12 months to Q3 2018, a multiple of almost four times the actual delivery in 2018 (source: Goodbody). However, the removal of uncertainty around planning restrictions and heights in late 2018 is likely to spur greater delivery in 2019 and the build to rent sector is expected to be a significant contributor to supply: planning for a further 10,000 units has been applied for since the beginning of Q4 2018 (source: Goodbody). Strong growth in apartment delivery of 29% year-on-year in Q1 2019, albeit from a low base, suggests that apartment delivery can be a key contributor to housing supply in the coming years (source: CSO, Goodbody).

Despite increases in supply and a moderation in growth in capital values, there remains a large amount of international and domestic institutional capital looking to invest in the residential sector, particularly in the private rented sector ("PRS"). CBRE's latest research suggests that as much as €6.3bn is now targeting the sector in Ireland, up from €5.3bn this time last year.

Business review

Disposals and acquisitions

While we have continued to successfully recycle capital into new opportunities we have been net sellers in the financial year, generating net sales proceeds of €60.3m (€60.8m excluding transaction costs) (March 2018: €-3.6m) from the disposal of New Century House and 77SJRQ and several acquisitions, most notably at Newlands. Since the end of the financial year we have invested a further €1.5m in two acquisitions of assets adjacent to our existing properties.

Disposals

· New Century House, IFSC: the sale of the 80,000 sq. ft. office building was agreed in July 2018 and completed in September 2018. The price of €65.3m was modestly ahead of the March 2018 valuation and equated to a net initial yield of 4.0%. The ungeared IRR for Hibernia since acquisition in 2014 was in excess of 12%

· 77SJRQ, South Docks: contracts were exchanged for the sale of the 34,400 sq. ft. office building for €35.5m in March 2019 and the sale completed in May 2019. The sales price was modestly ahead of property's December 2018 valuation and reflected a net initial yield of 4.6%. Hibernia's ungeared IRR on the property exceeded 15%

Acquisitions

· 129 Slaney Road, D11: the 62,000 sq. ft. industrial building on a 3.8 acre site in the Dublin Industrial Estate was bought for €4.8m in July 2018. The property is fully let, producing rent of €0.5m per annum, with a WAULT of 8.5 years to expiry and a WAULT to break of 1.5 years at 31 March 2019. It has potential for a future mixed-use development (see further details in the developments and refurbishments section below)

· 50 City Quay, South Docks: the 4,500 sq. ft. office building, which neighbours 1SJRQ and faces onto the River Liffey, was acquired for €2.7m in July 2018. The property expanded the Windmill Quarter to six buildings with c. 400,000 sq. ft. of office accommodation as well as retail and leisure facilities

· Newlands land, D24: an additional 98.3 acres of agricultural land at Newlands was acquired in two acquisitions in August and November 2018. The initial consideration was €28.7m, with possible deferred consideration equating to a 44% share of the market value of all lands upon rezoning, less the initial consideration paid to one vendor of €27.0m. Following these acquisitions Hibernia's property interest in the Newlands area totals 143.7 acres (see further details in the developments and refurbishments section below)

· Other: during the year €1.0m was spent on three small, "bolt-on" acquisitions which provide potential synergies with properties already owned by Hibernia. Since the financial year end, a further €1.5m has been invested in two similar acquisitions.

Portfolio overview

As at 31 March 2019 the property portfolio consisted of 32 investment properties valued at €1,395m (March 2018: 32 investment properties valued at €1,309m), which can be categorised as follows:

	Value as at March 2019	% of portfolio	Equivalent yield¹	Passing rent €'m	Contracted rent €'m	ERV €'m
1. Dublin CBD offices
Traditional Core	€444m	32%	4.9%²	€21.5m	€21.6m	€24.0m
IFSC	€207m	15%	4.7%	€8.3m	€8.3m	€11.0m
South Docks	€522m³	37%	4.5%	€13.7m	€20.5m	€26.7m
Total Dublin CBD offices	€1,173m	84%	4.7%²	€43.5m	€50.4m	€61.7m
2. Dublin CBD office development⁴	€16m	1%	-	-	-	€2.8m
3. Dublin residential⁵	€153m	11%	3.9%⁶	€5.9m⁹	€5.9m⁹	€7.0m¹⁰
4. Industrial/ land	€53m	4%	1.9%⁷	€1.2m	€1.3m	€1.0m
Total	€1,395m	100%	3.5%^2,6,7,8	€50.6m⁹	€57.6m	€72.5m

1. Yields on unsmoothed values and excluding adjustment for South Dock House owner-occupied space

2. Harcourt Square, Clanwilliam Court & Marine House yields are calculated as the passing rent over the total value (after costs) which includes residual land value. Excludes Iconic Offices in Clanwilliam Court

3. Excludes the value of space occupied by Hibernia in South Dock House

4. 2 Cumberland Place

5. Includes 1WML residential element (Hanover Mills)

6. Net yields assuming 80% net-to-gross and purchaser costs as per C&W at March 2019

7. Current rental value assumed as ERV as these assets are valued on a price per acre basis except for Slaney Road which is valued on an income basis

8. Excludes. all CBD office developments

9. Residential rent on a net basis

10. Net ERV assuming 80% net to gross (as per valuer assumptions)

The key statistics for the office element of our portfolio, which comprised 85% by value and 88% by contracted income at 31 March 2019 (March 2018: 88% and 89%, respectively), are set out below: contracted income from completed developments now exceeds that from our acquired in-place offices.

	Contracted rent	ERV	WAULT to review ¹	WAULT to break/expiry	% of rent upwards only	% of next rent review cap & collar	% of rent MTM ² at next lease event
Acquired in-place office portfolio	€22.9m (€40psf)	€26.5m (€47psf)	2.1yrs	3.7yrs	18%	0%	82%
Completed office developments³	€27.5m (€53psf)	€27.6m (€54psf)	3.6yrs	10.6yrs	-	33%	67%
Whole in-place office portfolio	€50.4m (€47psf)	€54.1m (€50psf)	2.9yrs	7.5yrs	8%	18%	74%
Vacant in-place office	-	€7.6m (€51psf)	-	-	-	-	-
Committed office-unlet	-	€2.8m (€55psf)⁴	-	-	-	-	-
Whole in-place office portfolio (after vacancy)	-	€64.5m (€52psf)	-	-	-	-	-

1. To earlier of review or expiry

2. Mark-to-market

3. 1 Cumberland Place, SOBO Works, 1&2DC, 1WML, 1SJRQ

4. 2 Cumberland Place

Increasing portfolio income and extending unexpired lease terms continue to be key priorities. In spite of net asset sales and the exercise of a break option in the Forum, we have added €1.6m to contracted rent since 31 March 2018 through:

· New office leases adding €7.1m (€6.9m excluding gym letting), with weighted average term certain of c.12 years

· Rent reviews adding €0.7m (€0.4m from office rent reviews)

· Net asset sales reducing office income by €4.2m and lease expiries and breaks reducing income by €2.0m

The in-place office portfolio vacancy rate was 12% by lettable area at 31 March 2019 (31 March 2018: 3%): for further details on the reasons for this move and the increase in rental income, please see asset management section below.

Portfolio performance

In the financial year ended 31 March 2019 the portfolio value increased €99m or 7.9% on a like-for-like basis (i.e. excluding acquisitions, disposals and capital expenditure). In the year ended 31 March 2018 the portfolio value increased by €82m or 6.6% on a like-for-like basis.

	Value at March 2018	Capex	Acquisitions ¹	Disposals ²	Revaluation	Value at March 2019	L-f-L change
1. Dublin CBD offices
Traditional core	€436m	€1m	-	-	€7m	€444m	€7m	1.6%
IFSC	€261m	€2m	-	(€62m)	€6m	€207m	€6m	2.6%
South Docks	€322³	€2m	€3m	(€34m)	€21m	€522m³	€22m	7.6%
Total Dublin CBD offices	€1,019m	€5m	€3m	(€96m)	€34m	€1,173m	€35m	3.7%
2. Dublin CBD office development	€134m	€42m	-	-	€48m	€16m	€48m	27.3%
3. Dublin residential	€138m	-	€1m	-	€14m	€153m	€14m	9.8%
4. Industrial/ land	€18m	-	€36m	-	(€1m)	€53m	€2m	17.2%
Total	€1,309m	€47m	€40m	(€96m)	€95m	€1,395m	€99m⁴	7.9%⁴

1. Including acquisition costs

2. As at relevant valuation (smoothed) date (Mar-18 for New Century House and Sep-18 for 77 SJR). Total sales prices were €100.8m and net proceeds after sales costs were €100.3m

3. Excludes the value of space occupied by Hibernia in South Dock House but Mar-19 includes reclassification of 1SJRQ and 2WML as CBD offices from office development

4. €99m is "like-for-like" change on Mar-18 values and excludes gains/losses from acquisitions/disposals in the year to March 2019, e.g. acquisition of additional land at Newlands

The key individual valuation movements in the period were:

· 1SJRQ, South Docks: €33.3m/29% uplift driven by compression of the equivalent yield from 4.75% to 4.0% and an increase in the headline market rent from €56.19psf to €60psf following the completion of the development and the leasing of the entire office area

· 1WML, South Docks: €14.1m/10% uplift driven by the equivalent yield on the office building moving from 4.56% to 4.22% as the Windmill Quarter has been completed

· 2WML, South Docks: €13.9m/29% uplift as a result of the completion of the development during the year: the headline market rent increased from €53psf to €55.19psf and the equivalent yield compressed by 25bps from 5% to 4.85%

· Block 3, Wyckham Point, D14: €9.7m/11% uplift driven by yield compression from 4.03% NIY to 3.79% NIY. The valuer's assessment of open market rent also increased by 7%

· 1 Cumberland Place, D2: €7.5m/6% uplift due to the movement of the equivalent yield on the building from 4.75% to 4.5%

Developments and refurbishments

Three development schemes were active in the year, of which two completed before year end. Capital expenditure on developments amounted to €44.8m (March 2018: €45.8m).

Schemes completed
The two schemes completed delivered 172,000 sq. ft. of new and refurbished Grade A office space. Both are in the Windmill Quarter in Dublin's South Docks, Hibernia's first cluster of buildings, and their delivery marked the completion of development work in the Windmill Quarter. At 31 March 2019, over 65% of the space in the two schemes was let (see asset management section for further details). The schemes were:

· 1SJRQ: the development of 112,000 sq. ft. of new office space and 7,000 sq. ft. of retail space (food & beverage) was completed on budget in March 2019 delivering a profit on cost of >90%. The office accommodation is fully let and the building will be yielding 8.9% on cost upon lease commencement on 1 June 2019 (expected yield on cost of 9.2% when the food & beverage accommodation is let)

· 2WML: the refurbishment and extension of the building, which comprises 60,000 sq. ft. of office space and a 12,000 sq. ft. gym, was completed on budget in February 2019 and the gym has been let. The profit on cost at completion was >40% and the building is expected to deliver a yield on cost of 8.4% when fully let

Committed development schemes

2 Cumberland Place, D2, is our only scheme currently under construction: the basement works are now largely complete. The building remains scheduled to complete in the first six months of 2020. It will deliver 50,000 sq. ft. of new Grade A office space adjacent to 1 Cumberland Place, taking the total on the site to c. 180,000 sq. ft., and will have the potential either to link into the existing reception or to be separately accessed with the possibility to interlink certain floors with the existing building.

Please see further details on the committed development scheme below:

Sector

Total area post completion (sq. ft.)

Full purchase price

Est. capex

Est. total cost (incl. land)

ERV¹

Office ERV¹

Expected practical completion ("PC") date

2 Cumberland Place

Office

50k office

1k retail/café

€0m

€30m

€600psf²

€2.8m

€54.61psf

H1 2020

Total committed

50k office

1k retail/café

€0m

€30m

€600psf²

€2.8m

€54.61psf

1. Per C&W valuation at 31 March 2019

2. Office demise only

At 31 March 2019 Cushman & Wakefield, the Group's independent valuer, had an average estimated rental value for the unlet office space (110,000 sq. ft.) in 2WML and 2 Cumberland Place of €54.93psf and was assuming an average yield of 4.80% upon completion: based on these assumptions C&W expect a further €11m of development profit (excluding finance costs) to be realised through the completion and letting of these schemes. A 25-basis point movement in yields across the properties would make c. €8m difference to the development profits, and a €2.50psf change in estimated rental value ("ERV") would result in a c. €6m difference. If current market conditions prevail, we would expect these yields to tighten once the buildings are completed and let.

Development pipeline
We have split the Marine House scheme from Clanwilliam Court in the pipeline, given its likely different commencement date, and now have four office schemes in the pipeline which, if undertaken, would deliver up to an estimated 538,000 sq. ft. of high quality office space upon completion (a net increase over current areas of 260,000 sq. ft.): this figure has increased by 6.5% since 31 March 2018 due to the addition of 33,000 sq. ft. of extra space from grants of planning. In May 2019 we applied for planning permission for a 152,000 sq. ft. redevelopment scheme at Clanwilliam Court. Clanwilliam/Marine House and Harcourt Square both provide us with opportunities to create clusters of office buildings with shared facilities similar to the Windmill Quarter. In the longer term there is potential for mixed-use development schemes at Newlands (Gateway), where we now own 143.7 acres, and 129 Slaney Road, where we own 3.8 acres. In both cases, re-zoning will be necessary and so the timing of any future developments is uncertain at present.

At 31 March 2019 Cushman & Wakefield, the Group's valuer, had an average estimated rental value for three main schemes in the office development pipeline (497,000 sq. ft. of offices excluding Earlsfort Terrace) of €56.82psf and was assuming an average yield of 4.43% upon completion. Based on these assumptions and forecast capex of €260m (using current build costs including contingency but excluding effect of future tender price inflation) and assuming current market conditions, a further €167m of development profit (excluding finance costs) is expected to be realised through the completion and letting of these schemes. A 50-basis point movement in the average yield for the properties would make c. €55m of difference to the development profits, and a €5psf change in average estimated rental value ("ERV") would result in a c. €45m difference.

Office	Sector	Current area (sq. ft.)	Area post completion (sq. ft.)	Full purchase price¹	Comments
Marine House	Office	41k	49k	€29m	• Planning granted December 2018 for 49k sq. ft. • Lower ground floor application may add approx. 1.5k sq. ft. • Vacant possession expected during 2020
Blocks 1, 2 & 5 Clanwilliam Court	Office	93k	141k office 11k ancillary	€54m	• Redevelopment opportunity post-2021 • Potential to add significantly to existing NIA across all three blocks and create an office cluster similar to Windmill Quarter (with Marine) • Planning application lodged for 152k sq. ft. redevelopment
Harcourt Square	Office	122k	307k office 2k retail	€75m	• Leased to OPW until December 2022 • Site offers potential to create cluster of office buildings with shared facilities or a major HQ • Full 10-year planning grant for 309k sq. ft • Detailed building assessment underway by development team
One Earlsfort Terrace	Office	22k	28k	€20m	• Current planning permission for two extra floors (6k sq. ft.), expiring July 2021 • Potential for redevelopment as part of wider Earlsfort Centre scheme
Total office		278k	538k	€178m
Mixed-use
Newlands (Gateway)		143.7 acres	n/a	€48m²	• Strategic transport location • Potential for future mixed-use redevelopment subject to re-zoning
129 Slaney Road		62k on 3.8 acres	n/a	€5m	• Strategic transport location • Potential for future mixed-use development subject to re-zoning
Total mixed -use		147.5 acres	n/a	€53m

1. Including transaction costs and capex spent to date

2. Initial consideration

Asset management

Capital expenditure on maintenance items amounted to €1.8m in the year (March 2018: €2.4m). Contracted rent grew 2.9% to €57.6m (March 2018: €56.0m) as a result of:

· Lettings and rent reviews adding €7.8m (see further details below)

· Lease expiries and surrenders reducing contracted rent by €2.0m

· Net property sales reducing contracted rent by €4.2m

At 31 March 2019 nine office rent reviews were active representing €2.5m of contracted rent with an ERV of €4.6m and the vacancy rate in the office portfolio was 12%, based on lettable area (March 2018: 3%). The principal reasons for the increase in vacancy rate were the completion of 2WML (60,000 sq. ft.) and the office tenant in Forum vacating the building (47,000 sq. ft.), both of which occurred just before 31 March 2019. Together, these two events added nine percentage points to the vacancy rate.

Summary of letting activity in the year

Offices:

· Two new lettings totalling 113,000 sq. ft. and generating €6.9m per annum of incremental new rent. The weighted average periods to break and expiry for the new leases were 11.9 years and 19.9 years, respectively

· One rent review was concluded over 12,000 sq. ft., adding a further €0.4m of rent per annum: this rent review was over 140% ahead of previous contracted rents and ahead of ERV

Retail:

· The 12,000 sq. ft. gym in 2WML was let to Perpetua generating rent of €0.1m per annum, rising to €0.2m per annum by year three

Residential:

· 293 of the Company's 328 apartments are located in Dundrum and average rents achieved in new lettings in the year by the Company for two-bed apartments in Dundrum were €1,850 per month vs average two-bed passing rents of €1,831 per month

· Letting activity and lease renewals at Dundrum generated incremental gross annual rent of €0.3m in the period (new leases signed on 73 apartments and leases renewed on 237 apartments)

· All let units are subject to the rental cap regulations

Key asset management highlights
1SJRQ, South Docks
In November 2018 HubSpot agreed terms to occupy all 112,000 sq. ft. of office accommodation in the building on a 20-year lease, with 12 years term certain, commencing in June 2019. HubSpot will pay an initial rent of €6.8m (€59.75psf) per annum, commencing after a four-month rent free. As part of the letting, HubSpot, which also occupies 73,000 sq. ft. in One and Two Dockland Central, has agreed to extend the date of its break options in these buildings by three and a half years to coincide with those at 1SJRQ. Hibernia remains in discussions with various food and beverage operators regarding the 7,000 sq. ft. of retail space in the building.

2WML, South Docks
In late 2018 Perpetua, a leading gym operator, agreed to let the ground floor, a 12,000 sq. ft. gym, at an initial rent of €0.1m per annum, rising to €0.2m per annum by year three, on a 10-year lease, with six years term certain. Discussions continue with potential occupiers for the 60,000 sq. ft. of office accommodation in the building which completed at the end of February 2019.

50 City Quay, South Docks
The 4,500 sq. ft. riverside office building, which occupies a prominent corner adjacent to the Windmill Quarter, was acquired vacant (see further details above). We are finalising plans for the refurbishment of the building.

Cannon Place, D4
The 16 residential units are vacant following the completion of remedial work which had to be carried out. We intend to retain the property and let the units.

Central Quay, South Docks
In late 2018, Daqri, which occupies the first floor (11,000 sq. ft.) and is paying rent of €0.6m per annum, served notice to exercise its break option and will vacate the property in June 2019. The remaining vacant space on part of the ground floor (5,000 sq. ft.) and the third floor (12,000 sq. ft.) continues to be marketed and talks are ongoing with potential occupiers.

Hardwicke House & Montague House, D2
At 31 March 2019 there were seven rent reviews outstanding in the buildings, relating to 82,000 sq. ft. of office accommodation, with passing rents of €2.4m and ERVs of €4.3m. We expect the majority of these to conclude shortly.

Marine House, D2
There are two rent reviews active, regarding a total of 4,300 sq. ft. of ground floor office space, which is let to WK Nowlan Property.

South Dock House, South Docks
We are in discussions regarding the leasing of all 9,000 sq. ft. of the property to a party.

The Forum, IFSC
Depfa Bank, which previously occupied all 47,000 sq. ft. of office accommodation along with 50 car parking spaces at an annual rent of €2.0m, vacated the building in March 2019 having previously exercised a break clause in its lease. Hibernia continues to consider options for the building and is in preliminary discussions with interested parties.

The Observatory, South Docks
Riot Games, which occupies 44,000 sq. ft. across three floors in the building, has exercised a break option on part of its demise and will be vacating 8,000 sq. ft. in early July 2019 leading to a reduction in annual rent of €0.2m. We will seek to re-let the space when it becomes vacant. The remainder of the Riot Games demise, which is under-rented at present, will be subject to a rent review at 1 July 2019.

Windmill Quarter, South Docks
With the completion of 1SJRQ and 2WML the Windmill Quarter has been finished and now comprises six adjacent buildings with c. 400,000 sq. ft. of offices and further ancillary space and communal facilities. As well as the individual building managers we have a dedicated manager for the Quarter and are introducing features for tenants such as a smartphone app, with updates and information, and music events.

Flexible workspace arrangement
The flexible workspace arrangement with Iconic Offices ("Iconic") in 21,000 sq. ft. of Block 1 Clanwilliam Court is performing well, with all workstations (c. 90% of revenue from the arrangement) occupied and 77% of the available co-working memberships contracted as at 31 March 2019.

Other completed assets
The remaining completed properties in the portfolio remain close to full occupancy. The average period to rent review or lease expiry for the acquired in-place office portfolio (not including recently completed developments) is 2.1 years.

Financial review

As at	31 March 2019	31 March 2018	Movement
IFRS NAVPS	174.7c	160.6c	+8.8%
EPRA NAVPS¹	173.3c	159.1c	+8.9%
Net debt¹	€217.1m	€202.7m	+7.1%
Group LTV¹	15.6%	15.5%	+0.1pp
Financial period ended	31 March 2019	31 March 2018	Movement
Profit before tax for the period	€124.0m	€107.1m	+15.8%
EPRA earnings¹	€27.5m	€19.4m	+41.6%
IFRS EPS	17.8c	15.5c	+14.8%
Diluted IFRS EPS	17.6c	15.4c	+14.3%
EPRA EPS ¹	4.0c	2.8c	+40.4%
Proposed final DPS¹	2.0c	1.9c	+5.3%
FY19 DPS¹	3.5c	3.0c	+16.7%

1 An alternative performance measure ("APM"). The Group uses a number of such financial measures to describe its performance, which are not defined under IFRS and which are therefore considered APMs. In particular, measures defined by EPRA are an important way for investors to compare similar real estate companies. For further information see "supplementary information" at the end of this report.

The key drivers of EPRA NAV per share, which increased by 14.2 cent from 31 March 2018, were:

· 13.6 cent per share from the revaluation of the property portfolio, including 6.8 cent per share in relation to development properties

· 4.0 cent per share from EPRA earnings in the period

· 0.4 cent per share from profits on the sale of two investment properties

· Payment of the FY18 final dividend and FY19 interim dividend, which reduced NAV by 3.4 cent per share and other items, which reduced it by a further 0.4 cent

EPRA earnings were €27.5m, up 41.6% compared to the same period in the prior year. The uplift was principally due to increased rental income as a result of new lettings at our developments made in the prior financial year. Administrative expenses (excluding IMA performance-related payments) were €13.9m (March 2018: €13.5m) and included four months of cost from the Group's new remuneration scheme which commenced on 27 November 2018. IMA performance-related payments were €5.4m (Mar 2018: €6.6m) and related primarily to the Group's outperformance of the MSCI Ireland Index in the period to November 2018.

Profit before tax was €124.0m, an increase of 15.8% over the prior year, mainly due to higher revaluation gains in the financial period compared to the same period last year. For reference, the 12 months ended 31 March 2018 saw significant yield compression in the office sector but was also impacted by an increase in stamp duty on Irish commercial property transactions: the impact was to reduce the Group's revaluation gains by an estimated €53.7m.

Funding position

Group leverage target: our through-cycle leverage target remains 20-30%

In December 2018 we refinanced the Group's sole debt facility, a €400m secured revolving credit facility ("RCF") maturing in November 2020, with a margin of 2.05% over EURIBOR, with the following unsecured debt:

Instrument	Quantum	Maturity date	Interest cost	Security
Revolving credit facility (five year)	€320m	December 2023	2.0% over EURIBOR	Unsecured
Private placement notes (seven year)	€37.5m	January 2026	2.36% coupon (fixed)	Unsecured
Private placement notes (ten year)	€37.5m	January 2029	2.69% coupon (fixed)	Unsecured
Total	€395m	N/a	N/a	N/a

The refinancing extended the weighted average maturity of the Group's debt from 1.9 years to 5.7 years as at December 2018 (March 2019: 5.4 years, March 2018: 2.7 years) and moved the Group away from being wholly reliant on bank facilities for its debt funding. The move to an unsecured structure also ensures the Group has access to the widest range of possible funding options in future. Due to a reduction in the undrawn commitment fees payable on the new RCF, overall interest costs under the new funding arrangements remain broadly unchanged. The banks participating in the new RCF are Bank of Ireland, Wells Fargo, Barclays Bank Ireland and Allied Irish Banks. The private placement notes were placed with a single institutional investor and drawn in January 2019.

As at 31 March 2019, net debt was €217.1m (March 2018: €202.7m), equating to a loan to value ratio ("LTV") of 15.6% (March 2018: 15.5%). The key line items impacting net debt in the year were total capital expenditure of €47.2m and acquisition expenditure of €40.0m which were largely offset by the receipt of €65.0m from the sale of New Century House. The disposal proceeds from the sale of 77SJRQ of €35.3m were not received until May 2019 and are being returned to shareholders, a process which has commenced with the €25m share buyback programme launched in April 2019.

Cash and undrawn facilities as at 31 March 2019 totalled €178m or €143m net of committed capital expenditure (March 2018: €197m and €120m, respectively). Assuming full investment of the available facilities in property and taking into account the €25m share buyback, the LTV, based on property values at 31 March 2019, would be c. 25%.

Interest rate hedging

Group hedging policy: to ensure the majority of the interest rate risk on its drawn debt balances is fixed or hedged

As at 31 March 2019 the Group had €75m of fixed coupon private placement notes and the interest rate risk on the RCF drawings of €159.4m was protected by €225m of hedging instruments comprising:

Instrument	Notional	Strike rate	Exercise date	Effective date	Termination date
Cap	€100m	1%	N/a	November 2017	November 2019
Swaption	€100m	1%	November 2019	November 2019	November 2021
Cap	€125m	0.75%	N/a	February 2019	December 2021
Swaption	€125m	0.75%	December 2021	December 2021	December 2023

While the Group is "over-hedged" on its interest rate exposure at present, this causes no additional financial risk to the Group and is expected to cease by November 2019 when caps and swaptions over €100m of notional debt are due to expire. The reason for the over-hedging is that when seeking to put in place additional hedging for the period from November 2019 to the expiry of the new RCF in December 2023, it was found to be no more expensive to start the hedging from February 2019 than from November 2019.

Dividend

Group dividend policy: to distribute 85-90% of recurring rental profits via dividends each financial year, with the interim dividend in a financial year usually representing 30-50% of the total ordinary dividends paid in respect of the prior financial year

The Board has proposed a final dividend of 2.0 cent per share (2018: 1.9 cent), taking the total dividend for the financial year to 3.5 cent per share, an uplift of 16.7% on prior year (2018: 3.0 cent). This represents 89% of the EPRA earnings per share for the financial year, in line with our policy and reduced compared to the last financial year when dividends amounted to 108% of EPRA earnings per share on account of the greater than expected performance fees.

Subject to approval at the Group's AGM on 31 July 2019, the final dividend will be paid on 2 August 2019 to shareholders on the register at 5 July 2019. All of the dividend will be a Property Income Distribution ("PID") in respect of the Group's property rental business as defined under the Irish REIT legislation.

Hibernia's Dividend Reinvestment Plan ("DRiP") is available to shareholders and allows them to instruct Link, the Company's registrar, to reinvest the dividends paid by Hibernia into the purchase of shares in the Company. The terms and conditions of the DRiP and information on how to apply are available on the Group's website.

Capital management

On 1 April 2019 we announced the sale of 77SJRQ and our intention to return the net proceeds of €35m to shareholders, starting with an on-market share buyback programme of up to €25m which commenced on 2 April. The purpose of the buyback is to maintain our progress towards the lower end of the Group's stated 20-30% leverage target. The buyback is expected to be accretive to EPRA NAV per share. At close of business on 21 May 2019 3.8m shares had been repurchased and cancelled for aggregate consideration of €5.3m.

To enhance our flexibility for future capital management we intend to propose a capital reorganisation resolution at the AGM on 31 July 2019. This will seek permission to convert a substantial part of our share premium account, which had a balance of €624.5m at 31 March 2019, into distributable reserves in a process which will also require High Court approval. Subject to receiving the necessary approvals the capital reorganisation is likely to complete in late 2019.

Expiry of Investment Management Agreement

The Investment Management Agreement ("IMA") entered between Hibernia and WK Nowlan REIT Management Ltd (its former Investment Manager) prior to Hibernia's IPO expired on 26 November 2018. As part of the arrangements for the internalisation of the Investment Manager in 2015 (the "Internalisation") it was agreed that any payments due under the IMA each financial year would be paid, mainly in shares, in lieu of a separate incentive scheme until the expiry of the IMA.

The final performance fee for the period 1 April 2018 to 26 November 2018 was €5.4m (15% of this is being used to fund the Group's Performance Related Remuneration Scheme for staff) and the final base fee top-up was €1.5m. The amounts due to the Vendors will be paid in new shares once the FY19 audit is completed using a share price of 135.1 cent (the average closing share price for the 20 trading days up to and including 26 November 2018) and will be subject to the same lock-up provisions as all other shares they have received.

From 27 November 2018 the Company's new Remuneration Policy, which was approved by shareholders at the Company's AGM in July 2018, took effect.

Selected portfolio information

1. Summary EPRA measures

EPRA performance measure	Unit	Financial year ended 31 March 2019	Financial year ended 31 March 2018
EPRA earnings	€'000	27,472	19,403
EPRA EPS	cent	4.0	2.8
Diluted EPRA EPS	cent	3.9	2.8
Adjusted EPRA EPS	cent	4.8	4.1
EPRA cost ratio - including direct vacancy costs	%	39.3%	47.8%
EPRA cost ratio - excluding direct vacancy costs	%	38.3%	45.6%
EPRA performance measure	Unit	As at 31 March 2019	As at 31 March 2018
EPRA net initial yield ("NIY")	%	3.6%	3.8%
EPRA "topped-up" NIY	%	4.1%	4.3%
EPRA net asset value ("EPRA NAV")	€'000	1,219,374	1,112,075
EPRA NAV per share	cent	173.3	159.1
EPRA triple net assets ("EPRA NNNAV")	€'000	1,218,539	1,111,730
EPRA NNNAV per share	cent	173.2	159.1
Like-for-like rental growth	%	7.6%	7.6%
EPRA vacancy rate	%	10.7%	2.0%

2. Top 10 in-place office occupiers by contracted rent and % of contracted in-place office rent roll

	Top 10 tenants	€ 'm	%	Sector
1	HubSpot Ireland Limited	10.5	20.9%	TMT
2	The Commissioners of Public Works	6.0	11.9%	Government
3	Twitter International Company	5.1	10.1%	TMT
4	Autodesk Ireland Operations	2.8	5.6%	TMT
5	Informatica Ireland EMEA	2.1	4.2%	TMT
6	Electricity Supply Board	1.9	3.7%	Government
7	Travelport Digital Limited	1.8	3.6%	TMT
8	BNY Mellon	1.6	3.2%	Banking and capital markets
9	ComReg	1.6	3.2%	Government
10	Core Media	1.4	2.8%	TMT
	Top 10 total	34.9	69.2
	Rest of portfolio	15.5	30.8
	Total contracted "in-place" office rent	50.4	100.0

3. In-place office contracted rent by tenant business sector

Sector	€ 'm	%
Technology, media & telecoms	27.7	55.0
Government	10.3	20.4
Banking & capital markets	4.3	8.4
Professional services	4.5	8.9
Serviced offices	0.5	1.0
Insurance & reinsurance	2.0	3.9
Other	1.2	2.4
Total	50.4	100.0

4. In-place office contracted rent and WAULT progression

	March 2017	Movement to March 2018	March 2018	Movement to March 2019	March 2019
All office contracted rent^1,3	€42.1m	+18%	€49.6m	+2%	€50.4m
In-place office contracted rent^1,3	€38.0m	+31%	€49.6m	+2%	€50.4m
In-place office WAULT²	6.7yrs	+9%	7.3yrs	+3%	7.5yrs
In-place office vacancy³	3%	-	3%	+9pp	12%

1. Excl. arrangement with Iconic Offices at Block 1 Clanwilliam

2. To earlier of break or expiry

3. By net lettable office areas. Office area only (i.e. excl. retail, basement, gym, townhall etc.)

Principle risks and uncertainties

A description of the Group's principal risks and uncertainties and the steps which the Group has taken to manage them is set out below. These represent the Board's view of the principal risks at this point in time and there may be other matters that are not currently known to the Board or that are currently considered of low likelihood which could emerge and give rise to material consequences. The mitigation measures that are maintained in relation to these risks are designed to provide a reasonable and not an absolute level of protection against the impact of the events in question.

Exposure	Change since last year Impact	Probability	Key controls and mitigants	Comments	Residual risk impact
Market risk: Weakening economy
A drop in economic activity leading to declining property values and/or rental income Ireland is a relatively small and "open" economy and is therefore particularly sensitive to deterioration in macro-economic conditions elsewhere	Unchanged	Increasing	Active monitoring of economic lead indicators and market developments Regular financial forecasting, stress testing and scenario planning Risk appetite limits are in place for key operating indicators Policy is to use modest leverage levels throughout the property cycle	Underlying economic activity in Ireland is expected to continue to grow at a good rate in the coming years. Core domestic demand growth was 4.5% in 2018 and is expected to be 4.5% in 2019 and 3.9% in 2020 (source: Goodbody). Brexit aside, international economic sentiment is weakening and risks related to international trade and taxation changes persist. These conditions may have an important bearing on the future performance of the Irish economy. The Group continues to increase WAULTs through lease renewals and letting of new space completed, the WAULT now standing at 7.5 years for the whole office portfolio, up from 7.3 years at 31 March 2018, helping to reduce vacancy risks in a market downturn. Vacancy rates in Dublin remain low (5.4% at 31 March 2019) and take-up remains strong.	Medium
Market risk: Under-performance of Dublin property market
Our portfolio is solely focused on the Dublin market	Unchanged	Unchanged	Strategy and asset allocation are regularly reviewed in light of economic and market trends Risk appetites are set and monitored for concentration levels Key risk indicators are reported to the Board on a quarterly basis	Dublin office take-up set a new record in 2018 (for a second year running) with 3.9m sq. ft. let and 2019 has started strongly. Investment demand for office and residential assets remains strong with record investment volumes in 2018.	Medium
Market risk: Adverse Brexit outcome
Ireland is particularly exposed to the impact of Brexit due to its extensive trade with the UK An orderly Brexit is likely to be beneficial to certain elements of the Irish economy, including the Dublin property industry, even if others may suffer In a disorderly Brexit scenario, the negative economic impact is likely to outweigh positives, at least in the near term	Unchanged	Unchanged	Low leverage position and financing in place for medium-long term High quality tenant base Seeking to lease vacant space and extend WAULTs	The outcome of Brexit remains uncertain though it is reassuring that the British Parliament appears strongly opposed to a "no-deal" Brexit. The Group's key strategic priority continues to be to grow our income and WAULTs through letting our developments, concluding rent reviews and reducing vacancy in the portfolio: these actions will also help protect the Group in the event of an adverse Brexit outcome.	Medium
Investment risk: Mistimed investment or sale through incorrect reading of property cycle
Lower returns and/or losses Missed investment opportunities	Unchanged	Increasing	Experienced investment team in place Close monitoring of market and economic lead indicators Rigorous assessment of all acquisition and disposal opportunities and of projected portfolio returns Board and Investment Committee overview	The Group's portfolio was valued at €1.4 billion at 31 March 2019 and comprised 32 properties. The Group has been a net seller of assets since 31 March 2018, disposing of two properties for €100m and recycling €40m into the acquisition of additional properties and land. The Chief Investment Officer, Richard Ball, resigned and left the Group on 31 March 2019 to pursue another opportunity. Edwina Governey, previously Senior Investment Manager and an experienced member of the team, has been appointed as interim Chief Investment Officer.	Medium
Investment risk: Inappropriate concentration on single assets, locations, tenants or tenant sectors
Excessive exposure leading to poor performance and/or reduced liquidity	Unchanged	Increasing	Risk exposure targets and limits are set and monitored for risk concentration levels Periodic assessment of covenant strength of tenants Regular review of portfolio mix and asset allocation and tenant exposure Board and Investment Committee overview	All the Group's investments are within Dublin and the majority are in the office sector. The Group has assembled a balanced portfolio comprising 32 properties. As at 31 March 2019 the largest single asset represented 11% of the portfolio by value (11% as at March 2018). The in-place office portfolio's top 10 tenants account for 69% of the contracted rent roll as at March 2019 (61% as at March 2018). The Technology, Media and Communications sector ("TMT") accounts for 48% of Group contracted rent and reflects Ireland's success in attracting TMT companies. Following the letting of 1SJRQ, HubSpot has become Hibernia's largest tenant contributing 18% of Group contracted rent.	Medium
Development risk: Poor or mistimed execution of development projects
Poor returns and/or losses Development projects not managed properly leading to delays and cost overruns Failure to achieve expected rental levels	Unchanged	Decreasing	Experienced development team Close monitoring of market and economic lead indicators together with the supply pipeline Rigorous monitoring of development expenditure against approved budgets Board and Development Committee overview	As at 31 March 2019 the Group had one committed scheme, totalling 50k sq. ft. of offices, which is scheduled for completion in the first half of 2020 (calendar year). Two schemes, comprising 172k sq. ft. of Grade A office space successfully completed in February and March 2019, both on budget. More than 65% of this space is let following the HubSpot lease in 1SJRQ and discussions continue regarding the remaining vacant space.	Medium
Development risk: Contractor or sub-contractor default
Poor returns and/or losses Significant delays in completing development projects	Unchanged	Decreasing	Due diligence is completed on contractors Use of reputable and larger contractors Use of expert advisers to assist in management of contractors and sub-contractors Close oversight by development team and project managers	The Group has an experienced development team, overseen by the Development Committee. It also uses expert advisers to help assess and manage contractors. The Group seeks to use contractors with proven track records which also helps to mitigate construction risks, including the risk of failing to comply with applicable building regulations.	Medium
Development risk: Adverse outcome regarding re-zoning at Newlands (Gateway)
Poor returns and/or losses Delays	Increasing	Increasing	Experienced development team Use of expert advisers Board and Development Committee overview	The majority of the Group's 148 acres of land is zoned for agricultural use under the current local authority development plan which applies until 2022. There is also a small element of industrial land. The Group is working to get the land re-zoned to enable mixed-use development but there is no certainty that this will happen or over the timing of this occurring. At present the land represents less than 4% of Hibernia's portfolio value so any negative impact is likely to be relatively modest.	Low
Asset management risk: Poor asset management
Income not maximised through poor management Failure to proactively maintain assets leading to increased costs Loss of tenants due to lack of satisfaction with space and service	Increasing	Unchanged	All building and asset management for multi-let office portfolio is done in-house Annual survey of tenants to assess satisfaction / areas for improvement Analysis of covenant strength of prospective and existing tenants Creation of Head of Occupier Services role to deliver an innovative tenant focused strategy Focus on improving sustainability credentials	All building and asset management of the office portfolio is carried out by Group staff. This ensures best service for tenants and best management for the Group. As well as daily interactions with tenants by the Group's building managers, the Group carries out an annual tenant survey to assess satisfaction and areas for improvement. All prospective tenants are analysed by the finance team for covenant strength before leases are agreed. The covenant strength of the Group's key existing tenants is also assessed periodically. As outlined further below and elsewhere, the Group is also highly focused on sustainability.	Low
Asset management risk: Failure to react to evolving tenant needs
Space fails to attract new tenants Assets become less attractive to investors Reduction in income and capital returns generated	Unchanged	Unchanged	Creation of Head of Occupier Services role to deliver an innovative tenant focused strategy and assess changing trends Regular, proactive maintenance and upgrading of older stock Creation of clusters of offices to provide better communal areas, services and events for tenants and their staff Introduction of added value; e.g. wellness programmes, ancillary and shared services Annual tenant satisfaction surveys and one-on-one meetings with tenants to identify priorities Focus on improving sustainability credentials	The Group instigates regular assessments of its buildings and upgrades as appropriate. Standard lease terms have been revised in line with tenant and investor interest in sustainability. Shared gym, meeting rooms and other services have been introduced where "clusters" of buildings facilitate this, leading to smaller tenants benefiting from high specification space for meetings and provision of other services for staff. Compliance with sustainability and environmental standards has been an increasing focus for the Group and its tenants. Sustainability targets include resource management and delivery of new, high quality buildings. The Group reports on EPRA sBPR standards annually and completed its first GRESB assessment during 2018 which includes benchmarking energy, waste and water usages for its buildings, on a private basis. It has identified areas to improve performance in future. Its 2019 GRESB results will be available for all GRESB subscribers to see once published.	Low
Finance risk: Lack of available funds for investment
Failure to meet target returns due to funding limitations	Decreasing	Decreasing	Active monitoring and assessment of current and future financial and cash-flow requirements and availability of funding Quarterly budget and scenario analyses Assessments of portfolio performance and whether any assets should be sold Board and Finance & IR Committee oversight	At 31 March 2019 the Group had cash and undrawn facilities totalling €178m, or €143m net of committed capital expenditure (31 March 2018: €197m or €120m). The refinancing of the Group's debt was completed in December 2018 resulting in the extension of weighted average maturity to 5.7 years from 1.9 years (5.4 years at 31 March 2019) and a move to a fully unsecured debt structure, maximising future funding options. During the financial year the Group has been a net seller, generating net proceeds of €100m of which it has reinvested €85m in acquisitions and developments and committed to return €35m to shareholders.	Low
Finance risk: Inappropriate capital structure for market conditions
Excessive gearing resulting in higher funding costs and risk of covenant breaches Insufficient gearing leading to limited investment returns	Unchanged	Unchanged	Policy of maintaining modest leverage throughout the cycle: target loan to value ratio of 20-30% and majority of interest rate exposure fixed or hedged Active monitoring and assessment of current and future covenant compliance Quarterly budget and scenario analyses performed Assessments of portfolio performance and whether any assets should be sold Board and Finance & IR Committee oversight: all new loan facilities must be approved by the Board.	At 31 March 2019 the Group had a LTV ratio of 15.6% (31 March 2018: 15.5%), with committed capital expenditure in the next 18 months expected to increase the LTV ratio to c. 18%. No covenant breaches occurred in the period. As a result of the refinancing of the Group's facilities, the weighted average maturity of the Group's debt increased from 2.7 years at 31 March 2018 to 5.4 years at 31 March 2019. Further details on this refinancing can be found in note 26 of the financial statements. Given the net sales proceeds of €60m generated in the year, the Group has committed to return €35m to shareholders to maintain its progress towards the lower end of its leverage target.	Low
People risk: Loss or shortage of staff to execute our business plan or failure to motivate staff
Failure to achieve strategic goals Replacement of departing staff in a competitive labour market may be challenging and/or costly	Unchanged	Unchanged	Employee remuneration is strongly linked to Group and individual performance and annual staff appraisal system and variable pay includes deferred element Periodic assessment of remuneration packages for all staff to ensure in line with market Positive team spirit is fostered through social and training events. Personal development and training requirements are reviewed annually	Staff turnover remains low, at only 6% in the 2019 financial year. A new Remuneration Policy was approved by shareholders at the AGM in July 2018 which replaces the existing arrangements which expired on 26 November 2018, as part of this a remuneration assessment was completed for all staff. The Group has an annual appraisal system for staff, with interim reviews every six months. As well as reviewing performance this system also sets targets for personal development. The Group also hosts regular training sessions at lunchtime to improve staff knowledge in all areas of the business and the industry.	Low
Regulatory, tax and political risk: Increased cost of compliance and/or risk of non-compliance with regulatory obligations including laws, planning, environmental, health and safety, tax and other legislation
Cost of compliance impacts profits Failure to comply may be costly and negatively affect reputation	Unchanged	Increasing	The Group spends substantial time, and retains external experts as necessary, to ensure compliance with current and possible future regulatory requirements Frequent meetings take place with the Group's retained tax advisers The Sustainability Committee monitors compliance with ESG standards The Health and Safety Committee addresses regulation including building fire regulation compliance and construction sites	A consultant review of health and safety requirements was completed during the financial year. To promote ESG compliance, the Group participates in GRESB which assesses and benchmarks the ESG performance of real estate companies and provides standardised and validated data to investors. In this way the Group can measure its performance versus its peers. The implementation of GDPR was completed in this period. The Group is working towards achieving additional certification to ISO 45001 and ISO 14001 which will provide a framework to manage and improve sustainability performance and results.	Low
Regulatory, tax and political risk: Change in the political landscape in Ireland may result in new laws or regulations which may have an adverse impact on the Group
Changes in laws and/or regulations (including tax laws) may reduce returns	Unchanged	Increasing	The Group monitors news-flow and uses expert advisers to keep abreast of any proposed legislation	There is a shortage of housing, particularly in Dublin, and this could, for example, lead to further Government intervention through new laws and/or regulations.	Medium
Business risk: An external event occurs (e.g. natural disaster, war, terrorism, civil unrest) which significantly and negatively affects the Group's operations
Significant disruption and damage to the Group's portfolio and/or operations.	Unchanged	Unchanged	Business continuity and crisis management plans are reviewed at least annually Insurance policies include cover for catastrophic events Security measures and emergency plans are in place for all our buildings	Business continuity plans are reviewed periodically and at a minimum on an annual basis. Other business interruption risks remain stable.	Low
Business risk: Cyber-attack/threat
Significant damage to the Group's business Reputational damage	Unchanged	Unchanged	External consultants complete regular testing of IT security and systems Regular back-up schedules are in place for all Group information and data Staff IT information security and cyber security training plan is in place	Cyber security continues to be a focus as the incidence and sophistication of cyber security attacks increases. The Group has continued to improve its IT security measures during the financial year 2019 by reviewing controls and working closely with our IT consultants.	Medium
Business risk: Reputational damage
Damage or losses due to fraud or error Inability to attract and retain staff and thus higher costs Regulatory sanctions in the event of a non-compliance issue	Unchanged	Unchanged	Effective internal controls and fraud prevention measures in place Board scrutiny of compliance and related matters Audit Committee's active role in the oversight of all risk within the Group Internal audit monitors and provides assurance around internal processes and controls	The Group adheres to the highest standards of corporate governance. An internal audit function was added in 2018 and the first two internal audits have since been completed. The Group uses PwC to provide internal audit services. Building management has been brought in-house so the Group can manage its multi-let properties to its own rigorous standards and is not dependent on third parties for this. With an increasing focus on sustainability by investors and tenants alike, the Group has committed to industry standard benchmarking with its membership of GRESB.	Low

Consolidated income statement

For the financial year ended 31 March 2019

		Financial year ended 31 March 2019 €'000	Financial year ended 31 March 2018 €'000
	Notes	Financial year ended 31 March 2019 €'000	Financial year ended 31 March 2018 €'000
Revenue	5	61,387	54,094
Rental income	5	56,027	49,075
Property operating expenses	5	(2,718)	(3,352)
Net rental and related income	5	53,309	45,723
Gains and losses on investment property	7	98,105	87,802
Other gains and (losses)	8	140	(41)
		151,554	133,484
Operating expenses
Administration expenses	9	(13,890)	(13,517)
IMA performance-related payments	11	(5,401)	(6,599)
Total operating expenses		(19,291)	(20,116)
Operating profit		132,263	113,368
Finance income		5	7
Finance expense		(8,226)	(6,243)
Finance expense-net	12	(8,221)	(6,236)
Profit before income tax		124,042	107,132
Income tax expense	13	(583)	(31)
Profit for the financial year		123,459	107,101

EPRA earnings for the financial year	15	27,472	19,403
Earnings per share
Basic earnings per share (cent)	15	17.8	15.5
Diluted earnings per share (cent)	15	17.6	15.4
EPRA earnings per share (cent)	15	4.0	2.8
Diluted EPRA earnings per share (cent)	15	3.9	2.8

The notes on pages 31 to 73 form an integral part of these consolidated financial statements.

Consolidated statement of comprehensive income

For the financial year ended 31 March 2019

		Financial year ended 31 March 2019	Financial year ended 31 March 2018
	Notes	€'000	€'000
Profit for the financial year		123,459	107,101
Other comprehensive income, net of income tax
Items that will not be reclassified subsequently to profit or loss:
Gain on revaluation of land and buildings	24.a	723	657
Items that may be reclassified subsequently to profit or loss:
Net fair value gain/(loss) on hedging instruments entered into for cash flow hedges	24.b	41	(112)
Total other comprehensive income		764	545
Total comprehensive income for the financial year attributable to owners of the Company		124,223	107,646

The notes on pages 31 to 73 form an integral part of these consolidated financial statements.

Consolidated statement of financial position

As at 31 March 2019

	Notes	31 March 2019 €'000	31 March 2018 €'000
Assets
Non-current assets
Investment property	17	1,395,418	1,308,717
Property, plant and equipment	18	5,902	5,411
Other financial assets	21	194	240
Trade and other receivables	22	7,928	7,787
Total non-current assets		1,409,442	1,322,155
Current assets
Trade and other receivables	22	40,164	7,239
Cash and cash equivalents	20	22,372	22,521
		62,536	29,760
Non-current assets classified as held for sale	19	534	534
Total current assets		63,070	30,294
Total assets		1,472,512	1,352,449
Equity and liabilities
Capital and reserves
Issued capital and share premium	23	694,242	686,696
Other reserves	24	9,157	9,620
Retained earnings	25	515,140	415,414
Total equity		1,218,539	1,111,730
Non-current liabilities
Financial liabilities	26.a	231,048	218,409
Deferred tax liabilities	27	547	-
Total non-current liabilities		231,595	218,409
Current liabilities
Financial liabilities	26.a	507	809
Trade and other payables	28	19,863	19,756
Contract liabilities	29	2,008	1,745
Total current liabilities		22,378	22,310
Total equity and liabilities		1,472,512	1,352,449
IFRS NAV per share (cent)	16	174.7	160.6
Diluted IFRS NAV per share (cent)	16	173.2	159.1
EPRA NAV per share (cent)	16	173.3	159.1

The notes on pages 31 to 73 form an integral part of these consolidated financial statements.

Consolidated statement of changes in equity

For the financial year ended 31 March 2019

						Financial year ended 31 March 2019
	Notes		Share Capital €'000		Share Premium €'000			Retained earnings €'000		Other reserves €'000		Total €'000
Balance at start of financial year				69,235			617,461		415,414		9,620		1,111,730
Total comprehensive income for the financial year
Profit for the financial year				-			-		123,459		-		123,459
Total other comprehensive income				-			-		-		764		764
				69,235			617,461		538,873		10,384		1,235,953
Transactions with owners of the Company, recognised directly in equity
Dividends paid		25		-			-		(23,719)		-		(23,719)
Issue of ordinary shares in settlement of share-based payments		23		524			7,022		-		(7,546)		-
Share issue costs				-			-		(14)		-		(14)
Share-based payments expense/cash settlement		11		-			-		- -		6,319		6,319
Balance at end of financial year				69,759			624,483		515,140		9,157		1,218,539

		Financial year ended 31 March 2018
	Notes	Share Capital €'000	Share Premium €'000	Retained earnings €'000	Other reserves €'000	Total €'000
Balance at start of financial year		68,545	609,565	325,983	9,759	1,013,852
Total comprehensive income for the financial year
Profit for the financial year		-	-	107,101	-	107,101
Total other comprehensive income		-	-	-	545	545
		68,545	609,565	433,084	10,304	1,121,498
Transactions with owners of the Company, recognised directly in equity
Dividends paid	25	-	-	(17,656)	-	(17,656)
Issue of ordinary shares in settlement of share-based payments	23	690	7,896	-	(8,586)	-
Share issue costs		-	-	(14)	-	(14)
Share-based payments expense/cash settlement	11	-	-	-	7,902	7,902
Balance at end of financial year		69,235	617,461	415,414	9,620	1,111,730

The notes on pages 31 to 73 form an integral part of these consolidated financial statements.

Consolidated statement of cash flows

For the financial year ended 31 March 2019

	Notes	Financial year ended 31 March 2019 €'000	Financial year ended 31 March 2018 €'000
	Notes	Financial year ended 31 March 2019 €'000	Financial year ended 31 March 2018 €'000
Cash flows from operating activities
Profit for the financial year		123,459	107,101
Adjustments from:
Gain on sales of investment property	7	(2,578)	(6,425)
Other gains and losses		(140)	41
Cash-settled share-based payments	11.b	(339)	-
Finance expense		8,221	6,236
Non-cash movements	30.a	(85,359)	(68,746)
Operating cash flow before movements in working capital		43,264	38,207
(Increase) in trade and other receivables		(961)	(962)
(Decrease)/increase in trade and other payables		(447)	945
Increase in contract liabilities		263	884
Net cash flow from operating activities		42,119	39,074
Cash flows from investing activities
Cash expended on investment property	30.b	(86,847)	(93,787)
Cash received from sales of investment property	30.c	64,016	35,815
Purchase of fixed assets	18	(52)	(238)
Cash received from loans repaid		170	-
Income on other assets		122	(41)
Finance income		5	7
Finance expense		(9,546)	(5,378)
Net cash flow absorbed by investing activities		(32,132)	(63,622)
Cash flow from financing activities
Dividends paid	25	(23,719)	(17,656)
Borrowings drawn	26.a	340,412	86,454
Borrowings repaid	26.a	(326,372)	(39,674)
Derivatives premium paid		(443)	(189)
Share issue costs		(14)	(14)
Net cash outflow from financing activities		(10,136)	28,921
Net (decrease)/increase in cash and cash equivalents		(149)	4,373
Cash and cash equivalents start of financial period		22,521	18,148
(Decrease)/increase in cash and cash equivalents		(149)	4,373
Net cash and cash equivalents at end of financial period		22,372	22,521

The notes on pages 31 to 73 form an integral part of these consolidated financial statements.

Notes to the consolidated financial statements

Section I - General

This section contains the significant accounting policies and other information that apply to the Group's financial statements as a whole. Those policies applying to individual areas such as investment property are described within the relevant note to the consolidated financial statements. This section also includes a summary of the new European Union ("EU") endorsed accounting standards, amendments and interpretations that have not yet been adopted and their expected impact on the reported results of the Group.

The Group has applied IFRS 9 and IFRS 15 for the first time in these financial statements (notes 3 and 37). There was no material impact on the financial results or on the financial position as at 1 April 2018 as a result of adopting these standards.

1. General information

Hibernia REIT plc, the "Company", registered number 531267, together with its subsidiaries and associated undertakings (the "Group"), is engaged in property investment and development (primarily office) in the Dublin market with a view to maximising its shareholders' returns.

The Company is a public limited company and is incorporated and domiciled in Ireland. The address of the Company's registered office is South Dock House, Hanover Quay, Dublin, D02 XW94, Ireland.

The ordinary shares of the Company are listed on the primary listing segment of the Official List of Euronext Dublin (formerly the Irish Stock Exchange) (the "Irish Official List") and the premium listing segment of the Official List of the UK Listing Authority (the "UK Official List" and, together with the Irish Official List, the "Official Lists") and are traded on the regulated markets for listed securities of Euronext Dublin and the London Stock Exchange plc (the "London Stock Exchange").

2. Basis of preparation

a. Statement of compliance and basis of preparation

These consolidated financial statements of Hibernia REIT plc are non-statutory consolidated financial statements. The Auditors have not completed their audit but the Directors expect that there will be no changes to the financial information between these non-statutory consolidated financial statements and the statutory financial statements that will be contained in the Annual Report. The Annual report of the Group will be issued at the end of June 2019. The consolidated financial statements have been prepared on the historical cost basis, except for the revaluation of investment properties, owner occupied buildings and financial instruments that are measured at fair value at the end of each reporting period. Historical cost is generally based on the fair value of the consideration given in exchange for goods and services.

The Group has not early adopted any forthcoming IASB standards (note 3).

b. Alternative performance measures

The Group uses alternative performance measures to present certain aspects of its performance. These are explained and, where appropriate, reconciled to equivalent IFRS measures in the Supplementary Information section at the back of this report. The main alternative performance measures used are those issued by the European Public Real Estate Association ("EPRA") which is the representative body of the listed European real estate industry. EPRA issues guidelines and benchmarks for reporting both financial and sustainability measures. These are important in allowing investors to compare and measure the performance of real estate companies across Europe on a consistent basis. EPRA earnings and EPRS NAV are presented within the consolidated financial statements and fully reconciled to IFRS as these two measures are among the key performance indicators for the Group's business.

c. Functional and presentation currency

These consolidated financial statements are presented in euro, which is the Company's functional currency and the Group's presentation currency.

d. Basis of consolidation

The consolidated financial statements incorporate the consolidated financial statements of the Company and entities controlled by the Company (its subsidiaries). The accounting policies of all consolidated entities are consistent with the Group's accounting policies. The financial statements of subsidiaries are included in the consolidated financial statements from the date on which control commences until the date on which control ceases. The Group controls an entity when it is exposed to, or has rights to, variable returns from its involvement with the entity and has the ability to affect those returns through its power over the entity. All intragroup assets and liabilities, equity, income, expenses and cash flows relating to transactions between members of the Group are eliminated in full on consolidation.

e. Assessment of going concern

The consolidated financial statements have been prepared on a going concern basis. The Directors have performed an assessment of going concern for a minimum period of 12 months from the date of signing of this statement and are satisfied that the Group is appropriately capitalised. The Group has a cash balance as at 31 March 2019 of €22m (March 2018: €23m), is generating positive operating cash flows and, as discussed in note 26, has in place debt facilities with average maturity of 5.4 years and an undrawn balance of €160.6m at 31 March 2019 (March 2018: €179m). The Group has assessed its liquidity position and there are no reasons to expect that the Group will not be able to meet its liabilities as they fall due for the foreseeable future.

f. Significant judgements

The preparation of the consolidated financial statements may require management to exercise judgement in applying the Group's accounting policies. The following are the significant judgements and key estimates used in preparing these consolidated financial statements:

Fair value

Fair value is the price that would be received to sell an asset or paid to transfer a liability in an orderly transaction between market participants at the measurement date, regardless of whether that price is directly observable or estimated using another valuation technique. In estimating the fair value of an asset or liability, the Group takes into account the characteristics of the asset or liability if market participants would take those characteristics into account when pricing the asset or liability at the measurement date. Fair value for measurement and/or disclosure purposes in these consolidated financial statements is determined on such a basis, except for share-based transactions that are within the scope of IFRS 2 (see note 11 for more details), leasing transactions that are within the scope of IAS 17, and measurements that have some similarities to fair value but are not fair value such as value in use in IAS 36.

In addition, for financial reporting purposes, fair value measurements are categorised into Level 1, 2 or 3 based on the degree to which the inputs to the fair value measurements are observable and the significance of the inputs to the fair value measurement in its entirety, which are described as follows:

Level 1 inputs are quoted prices (unadjusted) in active markets for identical assets or liabilities that the entity can access at the measurement date.

Level 2 inputs are inputs, other than quoted prices included within Level 1, that are observable for the asset or liability either directly or indirectly.

Level 3 inputs are unobservable inputs for the asset or liability.

Valuation basis of investment property

All investment properties are valued in accordance with their current use, which is also the highest and best use except for:

· Harcourt Square, which is valued on a residual basis as this reflects its highest and best use as a development property. The present value of the residual income to December 2022 when the current lease expires is added to the residual value.

· Gateway industrial site, which is currently rented on short-term leases, and has been valued on a price per acre basis as early stage plans are in place to redevelop this property in the future and this approach reflects the highest and best use of this property.

· Marine House and Clanwilliam Court Blocks 1, 2 and 5 are valued on an investment basis until the end of the leases (2020 and 2021 respectively) and on a residual basis thereafter, as it is the Directors' intention to undertake a refurbishment/ development of both sites after the leases expire. Planning permission has been granted for Marine House and the Group is currently seeking planning permission for Clanwilliam Court Blocks 1, 2 and 3.

Residential assets: Block 3 Wyckham Point and Hanover Mills: both properties are held for long-term property rental and were developed on this basis. VAT was payable on the acquisition (in the case of Block 3 Wyckham Point only) and on the construction costs for both schemes which has been treated as irrecoverable and recognised as part of the capital costs of both projects. If either property is sold within five years of completion, the Group would be obliged to charge VAT on the sale but would be entitled to a recovery of the VAT incurred on the construction and acquisition costs on an apportioned basis according to the VAT life of each building. As neither property is intended to be sold within the five-year period, in the opinion of the Directors, no amendment to the valuer's valuation of either asset is deemed necessary.

Share-based payments

The Group has a number of share-based payment arrangements in place. The determination of the grant date in particular can be complex in nature and significant judgement is required in the interpretation and application of IFRS 2 to these arrangements. The calculation of the absolute element of the performance fee required some judgement around adjustments to EPRA NAV and while not material in nature, due to the related party nature of the IMA performance-related payments, these were reviewed by the Audit Committee.

g. Analysis of sources of estimation uncertainty

Valuation of investment property

The Group's investment properties are held at fair value and were valued at 31 March 2019 by the external valuer, Cushman and Wakefield ("C&W"), a firm employing qualified valuers in accordance with the appropriate sections of the Professional Standards ("PS"), the Valuation Technical and Performance Standards ("VPS") and the Valuation Applications ("VPGA") contained within the RICS Valuation - Global Standards 2017 ("the Red Book"). It follows that the valuations are compliant with the International Valuation Standards ("IVS"). Further information on the valuations and the sensitivities is given in note 17.

The Board conducts a thorough review of the property valuations to ensure that appropriate assumptions have been applied. Property valuations are complex and involve data which is not publicly available, and a degree of judgement. The valuations are based upon the key assumptions of estimated rental values and market-based yields.

The approach to developments and material refurbishments is on a residual basis and factors such as the assumed timescale, the assumed future development cost and an appropriate finance and/or discount rate are used to determine the property value together with market evidence and recent comparable properties where appropriate. In determining fair value, the valuers refer to market evidence and recent transaction prices for similar properties.

The Directors are satisfied that the valuation of the Group's investment property is appropriate for inclusion in the consolidated financial statements. The fair value of these properties is based on the valuation provided by C&W.

In accordance with the Group's policy on income recognition from leases, the valuation provided by C&W is adjusted by the fair value of the income accruals ensuing from the recognition of lease incentives and the deferral of lease costs. The total reduction in the external valuer's investment property valuation in respect of these adjustments was €6.7m (March 2018: €6.8m).

There were no other significant judgements or key estimates that might have a material impact on the consolidated financial statements at 31 March 2019.

3. Application of new and revised International Financial Reporting Standards ("IFRS")

Changes in accounting standards

The following Standards and Interpretations are effective for the Group from 1 April 2018 but did not have a material impact on the results or financial position of the Group:

IFRS 2 (amendment) Classification and Measurement of Share-based Payment Transactions changes the classification and measurement of certain cash-based and mixed share-based payments. This applies to minor amounts of equity settled share-based payments which may have a cash element in settling employee tax obligations (note 11).

IFRS 9 Financial Instruments replaces IAS 39 Financial Instruments: Measurement and Recognition and includes revised requirements on the classification and measurement of financial instruments, including a new expected credit loss model for calculating impairment of financial assets, and new general hedge accounting requirements. It also carries forward the requirements on recognition and derecognition of financial instruments from IAS 39. IFRS 9 largely retains the existing requirements in IAS 39 for the classification and measurement of financial liabilities. However, it eliminates the previous IAS 39 categories for financial assets of "held-to-maturity", "loans and receivables" and "available for sale". Under IFRS 9, on initial recognition, a financial asset is classified as measured at amortised cost or fair value through other comprehensive income (FVOCI), or fair value through profit or loss (FVPL). The classification is dependent on the business model for managing the financial assets and on whether the cash flows represent solely the payment of principal and interest.

The Group has elected to adopt the new general hedge accounting model in IFRS 9. Under IFRS 9, the Group's hedges on interest rates on its debt continue to be recognised as cash flow hedges. Accounting for the cost of hedging, which is not material, has been applied prospectively, without restating comparatives.

The Group has quantified the impact on its consolidated financial statements resulting from the application of IFRS 9. A small amount of the Group's receivables is classified as financial assets, the majority of which are of a very short-term nature, are within agreed terms and have no historic losses. The move from an incurred loss model to an expected loss model has therefore had an immaterial effect on balances. The implementation of IFRS 9 resulted in the reclassification of the Group's loans held (notes 3 and 37) from amortised cost to fair value through profit or loss (FVPL) which has also had an immaterial effect. This loan was realised during the financial year (note 21)

On this basis, the classification and measurement changes do not have a material impact on the Group's consolidated financial statements and IFRS 9 was therefore adopted with no restatement of comparative information and no adjustment to retained earnings on application at 1 April 2018. In line with the transition guidance in IFRS 9, the Group has not restated the 31 March 2018 prior year. Please refer to note 37 for further information on transition.

IFRS 15 Revenue from Contracts with Customers and the related Clarifications to IFRS 15 Revenue from Contracts with Customers (hereinafter referred to as 'IFRS 15') replace IAS 18 Revenue, IAS 11 Construction Contracts, and several revenue-related interpretations. In preparation for the transition to IFRS 15, the Group reviewed all material contracts to identify contracts with customers that fall within the scope of IFRS 15. The Group has reviewed its policies and disclosures to ensure that users of the accounts can understand the nature, amount, timing and uncertainty of revenue. The adoption of this standard applied to the accounting for service charge income and expense but excluded rent receivable, the Group's main source of income, which is still within the scope of IAS 17 (and from 1 April 2019 IFRS 16). The Group has completed its implementation of this standard with no material impact on the financial statements. The service charge income stream is accounted for as a single performance obligation satisfied over time by measuring its progress towards complete satisfaction of that performance obligation. Management fees relating to the provision of services to tenants are recognised as these services are provided. This is in line with the prior recognition approach that has been used to recognise these elements of revenue and related expenditure under the previous accounting policy.

Implementation of this standard has not resulted in any restatement of comparatives presented nor equity balances carried forward. New policies are disclosed where relevant in the notes to the financial statements and disclosures have been reviewed and amended as appropriate in the relevant notes to these consolidated financial statements. Please refer to note 37 for further information on transition.

IAS 40 (amendment) Investment Property - an entity shall transfer a property to, or from, investment property when, and only when, there is evidence of a change in use. This has had no impact as no transfers have taken place into or out of investment property since April 2018.

Impacts expected from new or amended standards

The following standards and amendments are not are expected to have a significant impact on reported results or disclosures of the Group and were not effective at the financial year end 31 March 2019 and have not been applied in preparing these consolidated financial statements. The Group's current view of the impact of these accounting changes is outlined below:

IFRS 16 Leases is applicable for annual reporting periods beginning on or after 1 January 2019.

IFRS 16 will result in almost all leases being recognised on the balance sheet as it removes the distinction between operating and finance leases for lessees. As the Group is mainly a lessor, the introduction of IFRS 16 on 1 April 2019 will have minimal impact on the Group financial statements. As at the reporting date the Group has no operating leases.

IFRS 17 Insurance Contracts requires insurance liabilities to be measured at a current fulfilment value and provides a more uniform measurement and presentation approach for all insurance contracts. The Group does not currently envisage any impact from the introduction of this standard. IFRS 17 supersedes IFRS 4 Insurance Contracts as of 1 January 2021.

IFRIC 23 Uncertainty over Income Tax Treatments addresses the determination of taxable profit (tax loss), tax bases, unused tax losses, unused tax credits and tax rates, when there is uncertainty over income tax treatments under IAS 12. It is currently not expected to be applicable to the Group's financial statements. It is applicable to annual reporting periods beginning on or after 1 January 2019.

Amendments to IAS 19 Employee Benefits are effective for annual reporting periods beginning on or after 1 January 2019: this applies to defined benefit pension schemes and will therefore have no impact on the Group's consolidated financial statements.

Amendments to IFRS 3 Business Combinations clarify the definition of a business and have no impact on the Group's consolidated financial statements. They apply to business combinations that take place in annual reporting periods that commence on or after 1 January 2020.

Amendments to IAS 1 Presentation of Financial Statements and IAS 8 Accounting Policies, Changes in Accounting Estimates and Errors clarify the definition of "material" and are effective for annual reporting periods that commence on or after 1 January 2020. These amendments are not expected to have a significant impact on the Group.

Annual Improvements to IFRS Standards 2015-2016 Cycle - effective for annual reporting periods beginning on or after 1 January 2019. Makes amendments to the following standards:

IFRS 12 Disclosure of Interests in Other Entities clarifies the scope of the standard by specifying the disclosure requirements in the standard that apply to an entity's interests that are classified as held for sale, as held for distribution or as discontinued operations in accordance with IFRS 5 Non-current Assets Held for Sale and Discontinued Operations.

IAS 28 Long-term Interests in Associates and Joint Ventures clarifies that the election to measure at fair value through profit or loss an investment in an associate or a joint venture that is held by an entity that is a venture capital organisation, or other qualifying entity, is available for each investment in an associate or joint venture on an investment-by-investment basis, upon initial recognition.

These amendments are not expected to have a significant impact on the Group.

Section II - Performance

This section includes notes relating to the performance of the Group for the year, including segmental reporting, earnings per share and net asset value per share as well as specific elements of the consolidated statement of income.

4. Operating segments

a. Basis for segmentation

The Group is organised into six business segments, against which the Group reports its segmental information. These segments mainly represent the different investment property classes. The Group has divided its business in this manner as the various asset segments differ in their character and returns profiles depending on market conditions and reflect the strategic objectives that the Group has targeted. The following table describes each segment:

Reportable segment	Description
Office assets	Office assets comprise central Dublin completed office buildings, all of which are either generating rental income or are available to let. Those assets which are multi-tenanted or multi-let are mainly managed by the Group. Income is therefore rental income and service charge income, including management fees, while expenses are service charge expenses and other property expenses. Where only certain floors of a building are under-going refurbishment the asset remains in this category.
Office development assets	Office development assets are not currently revenue generating and are the properties that the Group has currently under development in line with its strategic objectives. Development profits, recognised in line with completion of the projects, enhance Net Asset Value ("NAV"), Total Accounting Return ("TAR"), and Total Portfolio Return ("TPR"). Once completed these assets are transferred to the office assets segment at fair value.
Residential assets	This segment contains the Group's completed multi-tenanted residential assets.
Industrial/land assets	This segment contains industrial units and agricultural land, which generates some rental income.
Other assets	This segment contains other assets that are not part of the previous four strategic segments. It originally represented the "non-core" assets, i.e. those assets identified for resale from loan portfolio purchases. Currently this segment contains assets held for sale.
Central assets and costs	Central assets and costs includes the Group head office assets and expenses.

The Board reviews the internal management reports, including budgets, at least quarterly at its scheduled meetings. There is some interaction between reportable segments, for example completed development property is transferred to income-generating segments. These transfers are made at fair value on an arm's length basis using values determined by the Group's independent valuers.

b. Information about reportable segments

The Group's key measure of underlying performance of a segment is total income after revaluation gains and losses, which comprises revenue (rental and service charge income), property outgoings, revaluation of investment properties and other gains and losses. Total income after revaluation gains and losses includes rental income which is used as the basis to report key measures such as EPRA Net Initial Yield ("NIY") and EPRA "topped-up" NIY. These alternative performance measures ("APMs") (detailed in the supplementary section at the back of this report) measure the cash passing rent returns on market value of investment properties before and after an adjustment for the expiry of rent-free period or other lease incentives, respectively.

An overview of the reportable segments is set out below:

Group consolidated segment analysis

For the financial year ended 31 March 2019

	Office assets €'000	Office development assets €'000	Residential assets €'000	Industrial/land assets €'000	Other assets €'000	Central assets and costs €'000	Group consolidated position €'000
	Office assets €'000	Office development assets €'000	Residential assets €'000	Industrial/land assets €'000	Other assets €'000	Central assets and costs €'000	Group consolidated position €'000
Total revenue	53,497	-	6,862	1,028	-	-	61,387
Rental income	48,137	-	6,862	1,028	-	-	56,027
Property operating expenses	(1,373)	-	(1,314)	(31)	-	-	(2,718)
Net rental and related income	46,764	-	5,548	997	-	-	53,309
Gains and (losses) on investment property	37,837	48,020	13,559	(1,311)	-	-	98,105
Other gains and (losses)	-	-	-	-	-	140	140
Total income	84,601	48,020	19,107	(314)	-	140	151,554
Administration expenses	-	-	-	-	-	(13,606)	(13,606)
Depreciation	-	-	-	-	-	(284)	(284)
IMA performance-related payments	-	-	-	-	-	(5,401)	(5,401)
Total operating expenses	-	-	-	-	-	(19,291)	(19,291)
Operating profit/(loss)	84,601	48,020	19,107	(314)	-	(19,151)	132,263
Finance income	-	-	-	-	-	5	5
Finance expense	(2,861)	-	-	-	-	(5,365)	(8,226)
Profit before income tax	81,740	48,020	19,107	(314)	-	(24,511)	124,042
Income tax	-	-	-	(547)	-	(36)	(583)
Profit for the financial year	81,740	48,020	19,107	(861)	-	(24,547)	123,459
Total segment assets	1,224,888	16,199	153,606	53,144	534	24,141	1,472,512
Investment property	1,173,140	16,199	153,079	53,000	-	-	1,395,418

For the financial year ended 31 March 2018

	Office assets	Office development assets	Residential assets	Industrial/land assets	Other assets	Central assets and costs	Group consolidated position
	€'000	€'000	€'000	€'000	€'000	€'000	€'000
Revenue	46,954	-	6,475	665	-	-	54,094
Rental income	41,935	-	6,475	665	-	-	49,075
Property operating expenses	(2,019)	-	(1,257)	(16)	(60)	-	(3,352)
Net rental and related income	39,916	-	5,218	649	(60)	-	45,723
Gains and losses on investment property	34,311	38,405	16,781	(1,695)	-	-	87,802
Other gains and (losses)	-	-	-	-	-	(41)	(41)
Total income	74,227	38,405	21,999	(1,046)	(60)	(41)	133,484
Administration expenses	-	-	-	-	-	(13,232)	(13,232)
Depreciation	-	-	-	-	-	(285)	(285)
IMA performance-related payments	-	-	-	-	-	(6,599)	(6,599)
Total operating expenses	-	-	-	-	-	(20,116)	(20,116)
Operating profit/(loss)	74,227	38,405	21,999	(1,046)	(60)	(20,157)	113,368
Finance income	-	-	-	-	-	7	7
Finance expense	(2,838)	-	-	-	(103)	(3,302)	(6,243)
Profit before income tax	71,389	38,405	21,999	(1,046)	(163)	(23,452)	107,132
Income tax	-	-	-	-	-	(31)	(31)
Profit for the financial year	71,389	38,405	21,999	(1,046)	(163)	(23,483)	107,101
Total segment assets	1,034,046	134,500	139,025	17,800	686	26,392	1,352,449
Investment property	1,017,937	134,500	138,480	17,800	-	-	1,308,717

c. Geographic information

All of the Group's assets, revenue, and costs are based in Ireland, mainly in central Dublin.

d. Major customers

The Group uses information on its top 10 tenants to monitor its major customers. This is presented below based on contracted rents as at the financial year end. This is concentrated on office tenants as the next major segment, residential, consists mainly of small household tenants and therefore contains no major concentration of credit risk.

The Group's top 10 tenants are as follows, expressed as a percentage of contracted office rent:

As at 31 March 2019

Tenant	Business Sector	Contracted Rent (€m)	%

HubSpot Ireland Limited	TMT	10.5	20.9%

The Commissioners of Public Works ("OPW")	Government Agency	6.0	11.9%

Twitter International Company	TMT	5.1	10.1%

Autodesk Ireland Operations Limited	TMT	2.8	5.6%

Informatica Ireland EMEA	TMT	2.1	4.2%

Electricity Supply Board ("ESB")	Government Agency	1.9	3.7%

Travelport Digital Limited	TMT	1.8	3.6%

BNY Mellon Fund Services	Banking & Capital Markets	1.6	3.2%

Commission for Communications Regulation ("ComReg")	Government Agency	1.6	3.2%




Core Media	TMT	1.4	2.8%
Top 10 tenants		34.8	69.2%

Remaining tenants		15.6	30.8%

Whole office portfolio		50.4	100.0%

As at 31 March 2018

Tenant	Business Sector	Contracted Rent (€m)	%

The Commissioners of Public Works ("OPW")	Government Agency	6.0	12.1%

Twitter International Company	TMT	5.1	10.2%

HubSpot Ireland Limited	TMT	3.8	7.6%

Bank of Ireland	Banking and Capital Markets	2.9	5.7%

Autodesk Ireland Operations Limited	TMT	2.8	5.7%

Informatica Ireland EMEA	TMT	2.1	4.3%

Depfa Bank plc	Banking and Capital Markets	2.0	4.1%

Electricity Supply Board ("ESB")	Government Agency	1.9	3.8%

Travelport Digital Limited	TMT	1.8	3.7%



IWG	Co-working	1.8	3.6%

Top 10 tenants		30.2	60.8%

Remaining tenants		19.4	39.2%

Whole office portfolio		49.6	100.0%

5. Revenue and net rental and related income

Accounting policy

The Group recognises revenue from the following major sources:

Rental income

Service charge income

Other ad-hoc income such as surrender premia and fees from other activities associated with the Group's property business.

Revenue is measured based on the consideration to which the Group expects to be entitled in a contract with a customer and excludes amounts collected on behalf of third parties. The Group recognises revenue when it transfers control of a product or service to a customer.

Rental income

Rental income is the Group's major source of income and arises from properties under operating leases. Rental income, including fixed rental uplifts, is recognised in the consolidated income statement on a straight-line basis over the term of the lease. All incentives given to tenants under lease arrangements are recognised as an integral part of the net consideration agreed for the use of the leased asset and therefore recognised on the same straight-line basis over the lease term. Contingent rents, being lease payments that are not fixed at the inception of a lease, such as turnover rents, are recorded as income in the period in which they are earned.

Service charge income

The Group manages the majority of its multi-let buildings under service contracts. These contracts operate for a one-year period over which the Group provides communal services such as security, cleaning, waste and other occupation services to the tenants in its buildings. The tenants pay a service charge, based on the area they occupy, which is collected in advance based on budgeted costs. This income stream is recognised as revenue in accordance with the policy described under property-related income and expense below.

Other income

All other income is recognised in accordance with the following model:

1. Identify the contract with a customer

2. Identify all the individual performance obligations within the contract

3. Determine the transaction price

4. Allocate the price to the performance obligations

5. Recognise revenue as the performance obligations are fulfilled

Property-related income and expenses

Property-related income and expenses comprise service charge income (revenue from contracts with customers) and service charge expenses (costs of goods and services) as well as other property expenses. The Group enters into property management arrangements with tenants as part of its activities. These arrangements constitute a separate performance obligation to the obligations under the rental leases. Buildings with multiple tenants share the costs of common areas and pooled services under these arrangements. The Group manages these costs for tenants and earns a management fee for the provision of shared services on a cost-plus basis. As a landlord, costs of vacant areas are absorbed by the Group and included in other property expenses.

The service charge income stream is accounted for as a single performance obligation which is satisfied over time because the tenant simultaneously receives and consumes the benefits of the Group's activities in providing services under the agreement. Service charge income and expenditure is therefore recognised on an input basis. Tenants reimburse expenses in advance based on budgets with over and under spends reconciled and settled annually. Service charge accounts are maintained for each managed building and the application and management of funds are independently reviewed on the tenants' behalf.

Property operating expenses comprise expenses relating to properties that are not recharged to tenants, i.e. void costs, residential management costs and other related property expenses.

Revenue can be analysed as follows:

	Financial year ended 31 March 2019 €'000	Financial year ended 31 March 2018 €'000
	Financial year ended 31 March 2019 €'000	Financial year ended 31 March 2018 €'000
Gross rental income	56,242	46,306
Rental incentives	(215)	2,769
Rental income	56,027	49,075
Revenue from contracts with customers¹	5,360	5,019
Total	61,387	54,094

1. Revenue from contracts with customers is service charge income

Net rental and related income

	Financial year ended 31 March 2019 €'000	Financial year ended 31 March 2018 €'000
	Financial year ended 31 March 2019 €'000	Financial year ended 31 March 2018 €'000
Total revenue	61,387	54,094
Cost of goods and services¹	(5,482)	(5,224)
Property expenses	(2,596)	(3,147)
Net rental and related income	53,309	45,723

1. Costs of goods and services are service charge expenses

Further information on the sources and characteristics of revenue and rental income is provided in note 6.

Included in other property expenses is an amount of €0.5m (March 2018: €1.2m) relating to void costs on office properties, i.e. costs relating to properties which were available to let but were not income-generating during the financial period.

Property operating expenses

	Financial year ended 31 March 2019 €'000	Financial year ended 31 March 2018 €'000
	Financial year ended 31 March 2019 €'000	Financial year ended 31 March 2018 €'000
Service charge income	5,360	5,019
Service charge expense	(5,482)	(5,224)
Property expenses	(2,596)	(3,147)
Property operating expenses	(2,718 )	( 3,352 )

6. Disaggregation of revenue and rental income

Disaggregation of revenue and rental income
The Group's business is the rental of its investment properties, the development of properties for its investment portfolio and the provision of managed multi-let buildings to its tenants. The Group's revenue consists of rental income, service charge income and other ad-hoc receipts from its property business such as surrender premiums. The majority of its contracts are longer-term, with some being 10 years or greater, excluding residential tenancy arrangements which are generally one year in duration. Service charge arrangements are generally provided for under the lease contract but constitute a different performance obligation, the conditions attaching to which are negotiated annually.

Note 4: Operating segments discloses the analysis of revenue and income and expense in line with the Group's business model, i.e. by investment property category. In order to complete the disaggregation of revenue by categories that depict how the nature, amount, timing and uncertainty of revenue and cash flows are affected by economic factors, analyses of the revenue for the period by duration of lease contracts (to next break date) and by tenant industry sector are provided below. Additional information on portfolio characteristics that impact on income is set out in the business review.

Total revenue by duration of lease contract (based on next break date or expiry)

Service charge income is included within the one-year segment as these arrangements, while provided for under the lease contracts, are negotiated on an annual basis. Other income is once-off in nature and is recognised in the one year or less segment, for example rental income on other assets.

Financial year ended 31 March 2019


Lease contracts:	One year or less Assets sold	Current leases	Between one and five years	Greater than five years	Total
	€'000	€'000	€'000	€'000	€'000
Office assets	2,926	10,360	16,710	23,501	53,497
Office development assets	-	-	-	-	-
Residential assets	-	6,862	-	-	6,862
Industrial/land assets	-	-	698	330	1,028
	2,926	17,222
Total segmented revenue		20,148	17,408	23,831	61,387

Financial year ended 31 March 2018


Lease contracts:	One year or less Assets sold	Current leases	Between one and five years	Greater than five years	Total
	€'000	€'000	€'000	€'000	€'000
Office assets	995	8,822	15,376	21,761	46,954
Office development assets	-	-	-	-	-
Residential assets	-	6,475	-	-	6,475
Industrial/land assets	-	570	95	-	665
	995	15,867
Total segmented revenue		16,862	15,471	21,761	54,094

Rental income by tenant industry sector

	Financial year ended 31 March 2019		Financial year ended 31 March 2018
	€'000	%	€'000	%
Technology, media and telecommunications	19,977	35.7%	14,557	29.7%
Government agency	10,362	18.5%	10,434	21.3%
Banking and capital markets	8,501	15.2%	8,285	16.9%
Residential	6,862	12.2%	6,441	13.1%
Professional services	5,276	9.4%	5,497	11.2%
Co-working	2,230	4.0%	690	1.4%
Insurance and reinsurance	1,246	2.2%	1,593	3.2%
Logistics	1,028	1.8%	665	1.4%
Other	545	1.0%	913	1.8%
Rental income	56,027		49,075

7. Gains and losses on investment property

The Group sold New Century House during the period for €65m, net of costs, realising a profit of €2.4m on book value at the sales date. 77 Sir John Rogerson's Quay ("77SJRQ") was contracted to be sold in March 2019 for a €0.2m gain over book value. Sales of three properties in the financial year ended 31 March 2018 realised proceeds of €35.8m and a profit over book value of €6.4m after costs.

		Financial year ended 31 March 2019 €'000	Financial year ended 31 March 2018 €'000
	Note	Financial year ended 31 March 2019 €'000	Financial year ended 31 March 2018 €'000
Revaluation of investment property	17	95,527	81,377
Gains on sale of investment property		2,578	6,425
Gains and losses on investment property		98,105	87,802

8. Other gains and losses

Other gains and losses arise from amounts received or paid in relation to assets other than investment property and realised gains or losses on the resolution of loans measured at fair value. €0.1m of this amount related to a reduction in monies accrued in relation to development bonds. The balance of the amount for the financial year ended 31 March 2019 related to a profit on the realisation of an outstanding loan measured at fair value and small amounts of rental income and costs relating to assets other than investment property. Amounts for the financial year ended 31 March 2018 related to surpluses and deficits on assets other than investment property.

9. Administration expenses

Accounting policy

Administration expenses are recognised on an accruals basis in the consolidated income statement.

Operating profit for the financial year has been stated after charging:

	Note	Financial year ended 31 March 2019 €'000	Financial year ended 31 March 2018 €'000
	Note	Financial year ended 31 March 2019 €'000	Financial year ended 31 March 2018 €'000
Non-Executive Directors' fees		447	286
Professional valuer's' fees		394	281
Prepaid remuneration expense		2,679	4,444
Depository fees		299	278
Depreciation	18	284	285
"Top-up" internalisation expenses	11.b	1,482	1,743
Staff costs	10	4,516	3,405
Other administration expenses		3,789	2,795
Administration expenses		13,890	13,517

All fees paid to Non-Executive Directors are for services as Directors to the Company. Non-Executive Directors receive no other benefits other than Frank Kenny who also received €140k in consulting fees as well as payments in relation to his interest as a Vendor of the Investment Manager during the financial year (note 36.b). Annual Non-Executive Directors' fees increased from €300k to €495k as at 31 March 2019 due to increases effective from 1 April 2018 and the addition of Roisin Brennan.

Prepaid remuneration expense related to the recognition of payments to the Vendors of the Investment Manager that were contingent on the continued provision of services to the Group over the period during which the Group benefits from the service. These payments were made in November 2015 as part of the internalisation of the Investment Manager and were made subject to clawback arrangements for those Vendors who remain tied to the Company by employment or service contracts. The clawback arrangements over one-third of these payments were removed on each anniversary of the acquisition date until 26 November 2018. Given the expiry of the arrangements on 26 November 2018, the balance included in trade and other receivables for this at 31 March 2019 was €nil (March 2018: €2.7m) (note 22).

"Top-up" internalisation expenses relate to additional management fees that would have been due under the IMA due to increases in NAV in the period since internalisation. These are payable in shares of the Company (note 11.b). There are no further top-up fees due after the expiry of these arrangements on 26 November 2018.

Professional valuer's fees are paid to Cushman & Wakefield ("C&W"), in return for their services in providing independent valuations of the Group's investment properties on an at least twice-yearly basis. The fees are charged on a fixed rate per property valuation. In the financial year ended 31 March 2019 additional valuation work was carried out at 31 December 2018 for the calculation of the final IMA performance-related amounts at 26 November 2018 (note 11) and for the refinancing of the revolving credit facility.

Auditor's remuneration (excluding VAT)

	Financial year ended 31 March 2019	Financial year ended 31 March 2018
	€'000	€'000
Group
Audit of the Group financial statements	113	107
Other assurance services¹	72	44
Tax advisory services	-	-
Other non-audit services	-	-
Total	185	151

1. Other assurance services include the review of the Interim Report, audit of Group subsidiary financial statements and a review of the final IMA performance calculation in early 2019.

10. Employment

The average monthly number of persons (including Executive Directors) directly employed during the financial year in the Group was 33 (March 2018: 28).

Total employees at financial year end:

Group

	Financial year ended 31 March 2019 Number	Financial year ended 31 March 2018 Number
At financial year end:
Building management services
Head office staff	6	6
On-site staff	5	5
	11	11
Administration	23	21
Total employees	34	32

No amount of salaries and other benefits were capitalised into investment properties. Staff costs are allocated to the following expense headings:

Group

The staff costs for the above employees were:

	Financial year ended 31 March 2019	Financial year ended 31 March 2018
	€'000	€'000
Wages and salaries	4,953	4,023
Social insurance costs	430	415
Employee share-based payment expense	587	570
Pension costs - defined contribution plan	310	235
Total	6,280	5,243

Staff costs are allocated to the following expense headings:

	Financial year ended 31 March 2019	Financial year ended 31 March 2018
	€'000	€'000
Administration expenses	4,516	3,405
Net property expenses¹	954	848
IMA performance-related payments	810	990
Total	6,280	5,243

1. Most of the €954k is recovered directly from tenants via the service charge arrangements within Hibernia managed buildings.

11. Share-based payments

Accounting policy

The Group has a number of share-based payment arrangements in place. These share-based payments are transactions in which the Group receives services in exchange for its equity instruments or by incurring liabilities for cash amounts based on the price of the Group's shares. Share-based payments settled in the Group's shares are measured at the grant date except where they are subject to non-market performance conditions which include a service condition in which case they are measured over the relevant service period.

The equity-settled share-based awards granted under these plans are measured at the fair value of the equity instrument at the date of grant. The cost of the award is charged to the consolidated income statement over the vesting period of the awards based on the probable number of awards that will eventually vest, with a corresponding credit to shareholders' equity.

Share-based payments that are cash-settled are re-measured at fair value at each accounting date. At the end of each reporting period, the Group revises its estimate of the number of equity instruments expected to vest. The impact of the revision of the original estimates, if any, is recognised in profit or loss such that the cumulative expense reflects the revised estimate, with a corresponding adjustment to the share-based payment reserve. When these shares vest they are assessed for tax purposes at the current market share price and employee taxes are settled through payroll in cash. Employees therefore receive the number of shares net of taxes at vesting date.

Movements in share-based payments during the financial year by share-based payment scheme

Summary of share-based payments financial year ended 31 March 2019

	Opening balance				Paid			Provided¹		Closing balance
		€'000	'000 Shares	€'000		'000 Shares	€'000		'000 Shares	€'000	'000 Shares
a. New remuneration policy - Annual Bonus provided		-	-	-		-	23		17	23	17
b. IMA performance-related payments payable to Vendors		7,332	5,079	(7,334)		(5,079)	6,071		4,495	6,069	4,495
b. IMA performance-related payments payable to employees		1,373	1,044	(551)		(428)	386		282	1,208	898
c. Employee long-term incentive plan - interim arrangements		78	60	-		-	178		129	256	189
Balance at period end		8,783	6,183	(7,885)		(5,507)	6,658		4,923	7,556	5,599

1. The average closing share price for the 20 days prior to 26 November 2018 was €1.3513

Summary of share-based payments financial year ended 31 March 2018
	Opening balance				Paid			Provided¹		closing balance
		€'000	'000 Shares	€'000		'000 Shares	€'000		'000 Shares	€'000	'000 Shares
b. IMA performance-related payments payable to Vendors		8,586	6,895	(8,586)		(6,895)	7,332		5,079	7,332	5,079
b. IMA performance-related payments payable to employees		881	708	-		-	492		336	1,373	1,044
c. Employee long-term incentive plan - interim arrangements		-	-	-		-	78		60	78	60
Balance at period end		9,467	7,603	(8,586)		(6,895)	7,902		5,475	8,783	6,183

1. The average closing share price for the 20 days prior to the financial year end was €1.448

Movements in share-based payments during the financial year - total amounts

	As at 31 March 2019		As at 31 March 2018
	€'000	No of shares '000	€'000	No of shares '000
Balance at beginning of financial year	8,783	6,183	9,467	7,603
Issue of ordinary shares in settlement of share-based payments	(7,546)	(5,242)	(8,586)	(6,895)
Share-based payments expense/cash settlement:
Cash-settled amounts	(339)	(265)	-	-
Provided during the financial year	6,677	4,944	7,902	5,475
Forfeited and other minor movements	(19)	(21)	-	-
Share-based payments expense/cash settlement: - total	6,319	4,658	7,902	5,475
Balance at end of financial year	7,556	5,599	8,783	6,183

11.a New remuneration policy effective from 27 November 2018

Since the expiry of the IMA arrangements on 26 November 2018, share-based payments arise only in relation to remuneration. The Group introduced a new Remuneration Policy during the year which was ratified by shareholders at the AGM on 31 July 2018. These arrangements are summarised below.

The new Remuneration Policy is designed to align with Irish and UK corporate governance best practice and comprises fixed remuneration with separate variable incentives (i.e. an annual bonus plan and a long-term incentive plan ("LTIP"). It also encompasses required minimum shareholding levels for Executive Directors.

Remuneration consists of the following:

1. Basic pay

2. Annual Bonus

3. Long-term incentive plan ("LTIP")

The split between personal and Group performance targets is set depending on an employee's ability to influence Group outcomes, but all employees have an element of Group performance within their targets. All Group employees are eligible to participate in the Annual Bonus while the LTIP applies to Executive Directors and to members of the Senior Management Team and potentially others on a discretionary basis.

Only the Annual Bonus, further described below, commenced in the financial year ended 31 March 2019, the LTIP commences from 1 April 2019. Therefore only the Annual Bonus element of the new Remuneration Policy gives rise to share-based payment provisions in this financial year.

Full details on the new Remuneration Policy were presented in the Annual Report 2018.

Annual Bonus

The Annual Bonus is measured on personal and Group performance targets that are set by the Remuneration Committee every year. Each employee is assigned a target at the start of the financial year and the actual amounts are determined post year end and only after Group performance results have been audited. One third of the amount awarded consists of the grant of the option to acquire shares in the Company at nil cost subject to a three-year service condition. If the service condition is met, then the employees can exercise their option at any date after the third anniversary of the financial year to which they relate.

This qualifies as an equity settled share-based payment under IFRS 2 Share-based Payments although it is settled net of taxes. IFRS 2 allows that this transaction is classified as equity-settled in its entirety if the entire share-based payment would otherwise be classified as equity-settled without the net settlement feature for taxes.

The variable incentive elements of the awards are subject to the absolute discretion of the Remuneration Committee and therefore the grant date will be the date when the award letter is presented to the participants setting out the number of deferred shares they have been granted as approved by the Remuneration Committee, i.e. when all the conditions are understood and agreed by the parties to the arrangement and any required approval process has been completed.

The deferred shares awarded under the Annual Bonus are subject only to continued employment. The fair value of the share award is therefore the number of Plan shares granted at the closing share price on the date of grant.

Employees have an expectation of this award from the start of the financial year to which they relate and therefore the award is amortised from the start of the financial year to which it relates to the vesting date after appropriate consideration of the impact of potential employee departures. Therefore, the value of the deferred shares for the period 27 November 2018 to 31 March 2019, €293k, is estimated as at January 2019, as this was the first date that participants received details of their potential Annual Bonus awards and what element would be deferred. The amount provided for in the period ended 31 March 2019 is €23k.

11.b IMA performance-related payments to Vendors and staff

IMA performance-related payments refer to those payments that were made under the IMA for each financial year and settled mainly in shares of the Company until the expiry of the agreement on 26 November 2018. The Board considered how best to calculate any performance fees and other related payments for the final period of the IMA from 1 April 2018 to 26 November 2018. Since the IPD Ireland Index, which is used in the calculation of any relative performance fees, reports on a quarterly basis, the Board determined that it was most appropriate to measure the Group's performance to 31 December 2018, being the nearest quarter end, and to pro-rate any performance fees due for the fact that the final IMA period expired on 26 November 2018. Accordingly, the property portfolio was valued by Cushman & Wakefield as at 31 December 2018 and the Group produced management accounts to the same date. The increase in NAV to 31 December 2018 was pro-rated to 26 November 2018 and this resulted in a final performance fee of €5.4m and a final base fee top-up of €1.5m, both payable mainly in shares once the audit of the accounts for year ended 31 March 2019 is completed using a share price of €1.351, being the average closing price for the 20 trading days ending 26 November 2018.

A portion of the IMA performance-related payments, up to 15%, is set aside to fund employee bonus amounts that would have originally been paid by the Investment Manager. Approximately half of this, 7.5%, may be payable in cash. The balance payable in shares is deferred, subject only to continued employment, for two years after the end of the financial year to which they apply.

Shares are forfeited should the employee leave the Group prior to the vesting date unless subject to "good leaver" provisions. Any shares forfeited are transferable to the Vendors on the basis that these shares have been deducted from performance fees that would otherwise have been due to the Vendors. Therefore, there is no impact on fair value measurement from any possible departures relating to these shares.

The final arrangements are summarised below.

Summary of IMA performance-related payments

	Financial year ended 31 March 2019	Financial year ended 31 March 2018
	€'000	€'000
Total IMA performance-related payments for the financial year	5,401	6,599
'Top-up' internalisation expenses (note 9)	1,482	1,743
Total	6,883	8,342
Of which are:
Payable to Vendors	6,073	7,352
Payable to employees	810	990
Total	6,883	8,342

Approximately €0.4m of the above total performance payment of €6.9m accrued will be paid in cash bonuses to staff, the balance of €6.5m will be payable in shares to staff and Vendors.

Shares issued relating to IMA performance-related payments to Vendors are subject to lock-up provisions meaning they are restricted from being sold upon receipt, with one-third of the shares being "unlocked" on each anniversary of the issue date. All shares issued to Vendor recipients are beneficially owned by the recipients and all voting rights and rights to dividends accrue to them. Employees who receive deferred share awards under these arrangements are paid the dividends accruing during the period prior to vesting through payroll.

IMA performance-related payments payable for the financial year ended 31 March 2019

IMA performance-related payments payable to Vendors

Grant date: 27 October 2015

Measurement date: The interim arrangements expired on 26 November 2018 as described above. The final amount of any IMA performance-related payments under this arrangement for the period from 1 April 2018 was measured at 31 December 2018 and calculated on a pro-rated basis to 26 November 2018.

		Financial year ended 31 March 2019		Financial year ended 31 March 2018
Grant date: 27 October 2015 Measurement date: 26 November 2018	Share price €	€ '000	Number of shares '000	€ '000	Number of shares '000
Opening balance at start of financial year	1.444	7,332	5,079	8,586	6,895
Payment made during the financial year		(7,334)	(5,079)	(8,586)	(6,895)
Amounts provided during the financial year:
IMA performance related payments		6,883	5,094	8,322	5,763
Less: payable to employees		(810)	(599)	(990)	(684)
Other amendments		(2)	-	-	-
Net amount provided during the financial year		6,071	4,495	7,332	5,079
Closing balance at end of financial year	1.336	6,071	4,495	7,332	5,079

The settlement of IMA performance-related fees to the Vendors for the financial year ended 31 March 2018 was made on 20 July 2018, resulting in the listing of 5,078,809 new ordinary shares when the prior day's closing price of the Company's shares was €1.490.

The settlement of IMA performance-related fees for the financial year ended 31 March 2017 was made on 3 July 2017 resulting in the listing of 6,895,231 new ordinary shares when the prior day's closing price of the Company's shares was €1.375.

IMA performance-related payments payable to employees

Grant date: 27 October 2015

Measurement date: The interim arrangements expired on 26 November 2018 as described above. The final amount of any IMA performance-related payments under this arrangement was measured at 31 December 2018 and calculated on a pro-rated basis to 26 November 2018.

		Financial year ended 31 March 2019		Financial year ended 31 March 2018
Grant date: 27 October 2015 Measurement date: 26 November 2018	Share price €	€ '000	Number of shares '000	€ '000	Number of shares '000
Opening balance at start of financial year	1.444	1,373	1,044	881	708
Payment made during the financial year
Shares issued		(212)	(163)	-	-
Cash-settled share-based payments (taxes)		(223)	(177)	-	-
Cash-settled share-based payments		(116)	(88)	-	-
Total payments in financial year		(551)	(428)	-	-
Amounts provided during the financial year
IMA performance- related payments		810	606	990	680
Cash bonus element		(405)	(303)	(498)	(344)
Other amendments		(19)	(21)	-	-
Net amount provided during the financial year		386	282	492	336
Closing balance at end of financial year	1.336	1,208	898	1,373	1,044

During this period, 346k shares vested under this arrangement. 163k shares were issued valued at €0.2m. The balance, 177k shares equivalent, was paid to Revenue in cash on the employees' behalf through normal payroll. €0.2m was released from the share-based payment reserve relating to these shares. The difference between the IFRS 2 value based on measurement date and the fair value at vesting date has been charged to staff costs in this period. No shares vested under this arrangement in the financial year ended 31 March 2018.

11.c Employee long-term incentive plan - interim arrangements

Employees who fell outside the arrangements at b. above, i.e. those who provide services that were not part of the IMA arrangements, e.g. new staff including building management and development staff, were also paid bonuses on a similar basis to those paid to the employees qualifying at b. above, except that the share-based payment is cash-settled. These shares are also subject to a two-year vesting period and this scheme also expired on 26 November 2018 when all employees moved to the new Remuneration Policy.

			Financial year ended 31 March 2019				Financial year ended 31 March 2018
	Share price €		€ '000		Number of shares '000		€ '000		Number of shares '000
Opening balance at start of financial year				78		60		-		-
Share-based bonus awards recognised				178		129		78		60
Closing balance at end of financial year		1.336		256		189		78		60

A further 0.3m shares (March 2018: 0.4m) are due to be recognised over the remainder of the vesting period.

12. Finance income and expense

Accounting policy

Finance expenses directly attributable to the construction of investment properties, which take a considerable length of time to prepare for rental to tenants, are added to the costs of those properties until such time as the properties are substantially ready for use. All other finance expenses and income are recognised in the income statement as they occur using the effective interest method. The effective interest method is a method of calculating the amortised cost of a financial asset or financial liability (or group of financial assets or financial liabilities) and of allocating the interest income, interest expense and fees paid and received over the relevant period.

The effective interest expense on borrowings arises as a result of the recognition of interest expense, commitment fees and arrangement fees.

	Financial year ended 31 March 2019	Financial year ended 31 March 2018
	€'000	€'000
Interest income on cash and cash equivalents	5	7
Effective interest expense on borrowings	(6,803)	(6,243)
Early amortisation of arrangement fees on refinancing of bank borrowings	(1,423)	-
Finance expense-net	(8,221)	(6,236)

In December 2018 the Company refinanced the Group's borrowings (note 26.a). As a result €1.4m relating to arrangement fees on the refinanced borrowings were expensed in accordance with the relevant accounting policy.

Interest costs capitalised in the financial year were €0.6m (March 2018:€2.0m) in relation to the Group's development and refurbishment projects. The capitalisation rate used is the effective interest rate on the cost of borrowing applied to the portion of investment that is financed from borrowings.

13. Income tax expense

Accounting policy

Income tax expense comprises current and deferred tax. It is recognised in profit or loss except insofar as it applies to business combinations or to items recognised in other comprehensive income.

Current tax: current tax is the expected tax payable or receivable on the taxable income or loss for the year, using tax rates enacted or substantively enacted at the reporting date, and any adjustment to tax payable in respect of previous years. Hibernia REIT plc has elected for Real Estate Investment Trust ("REIT") status under section 705E Tax Consolidation Act 1997. As a result, the Group does not pay Irish corporation tax on the profits and gains from its qualifying rental business in Ireland provided it meets certain conditions. With certain exceptions, corporation tax is still payable in the normal way in respect of income and gains from a Group's Residual Business that is, its non-property rental business.

Reconciliation of the income tax expense for the financial year

	Financial year ended 31 March 2019 €'000	Financial year ended 31 March 2018 €'000
	Financial year ended 31 March 2019 €'000	Financial year ended 31 March 2018 €'000
Profit before tax	124,042	107,132
Tax charge on profit at standard rate of 12.5%	15,506	13,392
Non-taxable revaluation surplus	(11,729)	(10,172)
REIT tax-exempt profits	(3,580)	(3,220)
Other (additional tax rate on residual income)	381	21
Under provision in respect of prior periods	5	10
Income tax expense for the financial year	583	31

The Directors confirm that the Group has remained in full compliance with the Irish REIT rules and regulations up to and including the date of this report.

14. Dividends

Accounting policy

Interim dividends are recognised as a liability of the Company when the Board of Directors resolves to pay the dividend and the shareholders have been notified in accordance with the Company's Articles of Association. Final dividends of the Company are recognised as a liability when they have been approved by the Company's shareholders at the AGM.

	Financial year ended 31 March 2019 €'000	Financial year ended 31 March 2018 €'000
Interim dividend for the financial year ended 31 March 2019 of 1.5 cent per share (March 2018: 1.1 cent per share)	10,465	7,616
Proposed final dividend for the financial year ended 31 March 2019 of 2.0 cent per share¹ (March 2018: 1.9 cent per share)	13,969	13,254
Total	24,434	20,870

1. Based on shares in issue at close of business at 21 May 2019 of 693.9m along with the 4.5m of share to be issued in settlement of the IMA performance-related payments for the period ended 26 November 2018.

The Board has proposed a final dividend of 2.0 cent per share (March 2018: 1.9 cent) which is subject to approval by shareholders at the Annual General Meeting and has therefore not been included as a liability in these consolidated financial statements. This dividend is expected to be paid to shareholders on 2 August 2019. All of this proposed final dividend of 2.0 cent per share will be a Property Income Distribution ("PID") in respect of the Group's property rental business (March 2018: 1.9 cent). The total dividend, interim paid and final proposed for the financial year ended 31 March 2019 is 3.5 cent per share (March 2018: 3.0 cent per share) or €24.4m (March 2018: €20.9m).

Under the REIT regime, the Company is required to distribute a minimum of 85% of the Group's property rental business profits and the Group's dividend policy is to pay out 85-90% of its property rental business profits. The Company has complied with this requirement, the total dividends for the year ended March 2019 equate to 89% of EPRA earnings (March 2018: 108%).

15. Earnings per share

There are no convertible instruments, options, or warrants on ordinary shares in issue as at 31 March 2019. However, the Company has established a reserve of €7.6m (March 2018: €8.8m) which is mainly for the issue of ordinary shares relating to the payment of IMA performance-related payments. It is estimated that approximately 6.0m ordinary shares (March 2018: 6.6m shares) will be issued in total, 5.6m of which are provided for at 31 March 2019 and a further 0.4m which will be recognised over the next two years. Details on share-based payments are set out in note 11. The dilutive effect of these shares is disclosed below.

The calculations are as follows:


Weighted average number of shares	Financial year ended 31 March 2019 €'000	Financial year ended 31 March 2018 €'000
	Financial year ended 31 March 2019 €'000	Financial year ended 31 March 2018 €'000
Issued share capital at beginning of financial year	692,347	685,452
Shares issued during the financial year	5,242	6,895
Shares in issue at financial year end	697,589	692,347
Weighted average number of shares	694,968	688,900
Number of shares to be issued under share-based schemes	6,028	6,599
Diluted number of shares	700,996	695,499

	Financial year ended 31 March 2019 '000	Financial year ended 31 March 2018 '000
	Financial year ended 31 March 2019 '000	Financial year ended 31 March 2018 '000
Number of shares due to issue under share-based schemes recognised at financial year end (note 11)	5,599	6,183
Number of shares due under share-based schemes not recognised at financial year end¹	429	416
Number of shares to be issued under share-based schemes	6,028	6,599

1. Included here are all amounts from share-based payments described in notes 11.a and 11.c which are either granted at the year-end or shortly after and which have not been recognised at year-end but will be recognised over the next two to three years.

Basic and diluted earnings per share (IFRS)	Financial year ended 31 March 2019 €'000	Financial year ended 31 March 2018 €'000
	Financial year ended 31 March 2019 €'000	Financial year ended 31 March 2018 €'000
Profit/(loss) for the financial year attributable to the owners of the Company	123,459	107,101



	'000	'000
Weighted average number of ordinary shares (basic)	694,968	688,900
Weighted average number of ordinary shares (diluted)	700,996	695,499
Basic earnings per share (cent)	17.8	15.5
Diluted earnings per share (cent)	17.6	15.4

EPRA earnings per share and diluted EPRA earnings per share¹	Financial year ended 31 March 2019 €'000	Financial year ended 31 March 2018 €'000
	Financial year ended 31 March 2019 €'000	Financial year ended 31 March 2018 €'000
Profit for the financial year attributable to the owners of the Company	123,459	107,101
Less:
Gains and losses on investment property	(98,105)	(87,802)
Profit or (loss) on disposals of other assets	(140)	-
Deferred tax in respect of EPRA adjustments	547	-
Changes in fair value of financial instruments and associated close-out costs	1,711	104
EPRA earnings	27,472	19,403

	'000	'000
Weighted average number of ordinary shares (basic)	694,968	688,900
Weighted average number of ordinary shares (diluted)	700,996	695,499
EPRA earnings per share (cent)	4.0	2.8
Diluted EPRA earnings per share (cent)	3.9	2.8

1. EPRA Earnings per share is an alternative performance measure and is calculated in accordance with the EPRA Best Practice Recommendations Guidelines November 2016. Further information is available in the Supplementary Information section at the end of this statement.

16. IFRS NAV, EPRA NAV per share and total accounting return

The IFRS NAV is calculated as the value of the Group's assets less the value of its liabilities based on IFRS measures. EPRA NAV is calculated in accordance with the European Public Real Estate Association ("EPRA") Best Practice Recommendations: November 2016.

The EPRA NAV per share includes investment property, other non-current asset investments and trading properties at fair value. For this purpose, non-current assets classified as held for sale are included at fair value. It excludes the fair value movement of financial instruments and deferred tax. It is calculated on a diluted basis.

Total accounting return, a key performance indicator and alternative performance measure, is calculated as the increase in EPRA NAV per share over the previous financial year end EPRA NAV and adding back dividends per share paid, expressed as a percentage.

	As at 31 March 2019	As at 31 March 2018
IFRS net assets at end of financial year (€'000)	1,218,539	1,111,730
Ordinary shares in issue ('000)	697,589	692,347
IFRS NAV per share (cent)	174.7	160.6

	'000	'000
Ordinary shares in issue	697,589	692,347
Number of shares to be issued under share-based schemes (see note 15)	6,028	6,599
Diluted number of shares	703,617	698,946

Diluted IFRS NAV per share (cent)	173.2	159.1

	€'000	€'000
IFRS net assets at end of financial year	1,218,539	1,111,730
Deferred tax	547	_
Net mark to market on financial assets	288	345
EPRA NAV	1,219,374	1,112,075

Diluted number of shares ('000)	703,617	698,946
EPRA NAV per share (cent)	173.3	159.1

Total accounting return

	As at 31 March 2019	As at 31 March 2018
Opening EPRA NAV per share	159.1c	146.3c
Closing EPRA NAV per share	173.3c	159.1c
Increase in EPRA NAV per share	14.2c	12.8c
Dividends per share paid in financial year	3.4c	2.55c
Total return	17.6c	15.35c
Total accounting return ("TAR")	11.1%	10.5%

The Company has established a reserve of €7.6m (March 2018: €8.8m) against the issue of approximately 5.6m ordinary shares relating to shares due to issue for payments due to the Vendors of the Investment Manager and employees as detailed in note 11.

Section III-Tangible assets

This section contains information on the Group's investment properties and other tangible assets. All investment properties are fully owned by the Group. The Group's investment properties are carried at fair value and its other tangible assets at depreciated cost except for land and buildings which are adjusted to fair value.

17. Investment property

Accounting policy

Investment properties are properties held to earn rental income and/or for capital appreciation (including property under construction for such purposes). Properties are treated as acquired at the point at which the Group assumes the significant risks and rewards of ownership. This occurs when:

1. It is probable that the future economic benefits that are associated with the investment property will flow to the Group;

2. There are no material conditions which could affect completion of the acquisition; and

3. The cost of the investment property can be measured reliably.

Investment properties are measured initially at cost, including transaction costs. After initial recognition, investment properties are measured at fair value. Gains and losses arising from changes in the fair value of investment properties are included in the consolidated income statement in the period in which they arise.

Investment properties and properties under development are professionally valued on a twice-yearly basis, or as required, by qualified external valuers using inputs that are observable either directly or indirectly for the asset in addition to unobservable inputs and are therefore classified at Level 3. The valuation of investment properties is further discussed above under notes 2f and 2g.

The valuations of investment properties and investment properties under development are prepared in accordance with the appropriate sections of the Professional Standards ("PS"), the Valuation Technical and Performance Standards ("VPS") and the Valuation Applications ("VPGA") contained within the RICS Valuation - Global Standards 2017 ("the Red Book"). It follows that the valuations are compliant with the International Valuation Standards ("IVS"). When the Group begins to redevelop an existing investment property, or property acquired as an investment property, for future use as an investment property the property remains an investment property and is accounted for as such. Expenditure on investment properties is capitalised only when it increases the future economic benefits associated with the property. All other expenditure is charged to the consolidated income statement. Interest and other outgoings, less any income, on properties under development are capitalised. Borrowing costs, that is interest and other costs incurred in connection with borrowing funds, are recognised as part of the costs of an investment property where directly attributable to the purchase or construction of that property. Borrowing costs are capitalised in accordance with the policy described in note 12.

In accordance with the Group's policy on revenue recognition (note 5), the value of accrued income in relation to the recognition of lease incentives under operating leases over the term of the lease is adjusted in the fair value assessment of the investment property to which the accrual relates.

Where amounts are received from departing tenants in respect of dilapidations, i.e. compensation for works that the tenant was expected to carry out at the termination of a lease but the tenant, in agreement with the Group, pays a compensatory sum in lieu of carrying out this work, the Group applies these amounts to the cost of the property. The value of the work to be done is therefore reflected in the fair value assessment of the property when it is assessed at the end of the period.

An investment property is de-recognised on disposal, i.e. when the significant risks and rewards of ownership are transferred outside the Group's control, or when the investment property is permanently removed from use and no future economic benefits are anticipated from the disposal. Any gain or loss arising on de-recognition of the property (calculated as the difference between the net disposal proceeds and the carrying amount of the asset) is included in the consolidated income statement in the period in which the property is de-recognised.

Amendments to IAS 40 clarified the recognition of transfers into or out of investment property. In accordance with these amendments, the Group recognises or de-recognises investment property when the property meets or ceases to meet the definition of an investment property and there is evidence of the change in use. This amendment has no impact on the recognition of investment properties in the Group's consolidated statement of financial position.

The valuations used to determine fair value for the investment properties in the consolidated financial statements are determined by C&W, the Group's independent valuer and are in accordance with the provisions of IFRS 13. C&W has agreed to the use of its valuations for this purpose. Some of the inputs to the valuations are defined as "unobservable" by IFRS 13. As discussed in note 2(f) to the consolidated financial statements, property valuations are inherently subjective as they are made on the basis of assumptions made by the valuer. For these reasons, and consistent with EPRA's guidance, the Group has classified the valuations of its property portfolio as Level 3 as defined by IFRS 13. Valuations are completed on the Group's investment property on at least a half-yearly basis and, in accordance with the appropriate sections of the Professional Standards ("PS"), the Valuation Technical and Performance Standards ("VPS") and the Valuation Applications ("VPGA") contained within the RICS Valuation - Global Standards 2017 ("the Red Book"). It follows that the valuations are compliant with the International Valuation Standards ("IVS"). This takes account of the properties' highest and best use. Where the highest and best use is not the current use, the valuation will account for the costs and likelihood of achieving this use in arriving at a valuation estimate for that property. In the financial year ended 31 March 2019, for most properties the highest and best use is the current use except as discussed in note 2(f). In these instances, the Group may need to achieve vacant possession before re-development or refurbishment may take place and the valuation of the property takes account of any remaining occupancy period on existing leases. The table below summarises the approach for each investment property segment and highlights properties where the approach has been varied.

The method that is applied for fair value measurements categorised within Level 3 of the fair value hierarchy is the yield methodology using market rental values capitalised with a market capitalisation rate or yield or other applicable valuation technique. Using this approach for the Group's investment properties, values of investment properties are arrived at by discounting forecasted net cash flows at market derived capitalisation rates. This approach includes future estimated costs associated with refurbishment or development, together with the impact of rental incentives allowed to tenants. Thus development properties are assessed using a residual method in which the completed development property is valued using income and yield assumptions and deductions are made for the estimated costs to complete, including finance costs and developers' profit, to arrive at the current valuation estimate. In effect, this values the development as a proportion of the completed property.

In valuing the Group's investment properties, the Directors have applied a reduction of €6.7m (March 2018: €6.8m) to the valuer's valuations to factor in the impact of the accounting policy on the recognition of rental incentives allowed to tenants and the costs of setting up leases. This deduction is a measure of the impact on the property valuation of the difference between cash and accounting approaches to the recognition of net rental income.

At 31 March 2019

	Office assets Level 3 €'000	Office development assets Level 3 €'000	Residential assets Level 3 €'000	Industrial/land assets Level 3 €'000	Total Level 3 €'000


Fair value category
Carrying value at 31 March 2018	1,017,937	134,500	138,480	17,800	1,308,717
Additions:
Property purchases	2,956	-	980	36,094	40,030
Development and refurbishment expenditure	5,244¹	41,500	60	417	47,221
Revaluations included in income statement	35,259	48,020	13,559	(1,311)	95,527
Disposals:
Sales²	(96,077)	-	-	-	(96,077)
Transferred between segments³	207,821	(207,821)	-	-	-
Carrying value at 31 March 2019	1,173,140	16,199	153,079	53,000	1,395,418

1. This includes capital expenditure on 1WML and 2DLC after their transfer to the office segment in the prior year.

2. New Century House and 77 Sir John Rogerson's Quay were sold or contracted to be sold during the year, generating €2.6m in gains in excess of their carrying values.

3. 2WML (formerly the Hanover Building) and 1SJRQ were transferred from 'Office development assets' to 'Office assets' as they were completed before 31 March 2019.

At 31 March 2018

	Office assets Level 3 €'000	Office development assets Level 3 €'000	Residential assets Level 3 €'000	Industrial/land assets Level 3 €'000	Total Level 3 €'000


Fair value category
Carrying value at 31 March 2017	869,748	168,042	116,429	13,168	1,167,387
Additions:
Property purchases	32,075	-	923	6,160	39,158
Development and refurbishment expenditure	12,250	36,953	815	167	50,185
Revaluations included in income statement	29,875	38,405	14,792	(1,695)	81,377
Disposals:
Sales¹	(26,990)	-	(2,400)	-	(29,390)
Transferred between segments²	100,979	(108,900)	7,921	-	-
Carrying value at 31 March 2018	1,017,937	134,500	138,480	17,800	1,308,717

1. The Chancery Building, Hanover Street East and 11 Lime Street were sold during the year, generating €6.4m in gains in excess of their carrying values.

2. 2WML (formerly the Hanover Building) was transferred from 'Office assets' to 'Office development assets' as re-development commenced in the period. 1WML and Hanover Mills Apartments were completed during the period and moved from 'Office development assets' to 'Office assets' and 'Residential assets', respectively.

There were no transfers between fair value levels during the financial year. Approximately €0.6m of financing costs were capitalised at an effective interest rate of 2.05% in relation to the Group's developments and major refurbishments (March 2018: €2.0m). No other operating expenses were capitalised during the financial year.

The following table illustrates the methods applied to each segment:

Description of investment property asset class	Fair value of the investment property €'m at the financial year end	Narrative description of the techniques used	Changes in the fair value technique during the financial year
Office assets	1,173	Yield methodology using market rental values capitalised with a market capitalisation rate. Exceptions to this: - Harcourt Square is valued on an investment basis until the end of the lease (2022) and on a residual basis thereafter. - Marine House and Clanwilliam Court Blocks 1, 2 and 5 are valued on an investment basis until the end of the leases (2020 and 2021 respectively) and on a residual basis thereafter.	No change in valuation technique except: - Marine House and Clanwilliam Court Blocks 1, 2 and 5 at 31 March 2018 were valued on an investment basis but are now valued on an investment basis until the end of the leases (2020 and 2021 respectively) and on a residual basis thereafter.
Office development assets	16	Residual method, i.e. "Gross Development Value" less "Total Development Cost" less "Profit" equals "Fair Value": - Gross Development Value ("GDV"): the fair value of the completed proposed development (arrived at by capitalising the ERV with an appropriate yield, allowances for purchasers' costs, assumptions for voids and/or rental free periods). - Total Development Cost ("TDC"): this includes, but is not limited to, construction costs, land acquisition costs, professional fees, levies, marketing costs and finance costs. - Profit or "Profit on Cost" which is measured as a percentage of the total development costs (including the site value). For developments close to completion the yield methodology is applied.	No change in valuation technique except that 2WML changed from a residual to an investment basis during the financial year.
Residential assets	153	Yield methodology using rental values capitalised with a market capitalisation rate.	No change in valuation technique.
Industrial/land assets	53	Yield methodology using market rental values capitalised with a market capitalisation rate. The Newlands /Gateway site, including adjacent lands, is valued as an early stage development site on a price per acre basis.	No change in valuation technique.

Reconciliation of the independent valuer's valuation report amount to the carrying value of investment property in the Consolidated statement of financial position:

	As at 31 March 2019 €'000	As at 31 March 2018 €'000
Valuation per valuer's certificate	1,407,740	1,320,581
Owner occupied (note 18)	(5,643)	(5,029)
Income recognition adjustment¹	(6,679)	(6,835)
Investment property balance at financial year end	1,395,418	1,308,717

1. Income recognition adjustment: this relates to the difference in valuation that arises as a result of property valuations using a cash flow based approach while income recognition for accounting purposes spreads the costs of tenant incentives and lease set up over the lease term.

Information about fair value measurements using unobservable inputs (Level 3)

The valuation techniques used in determining the fair value for each of the categories of assets is market value as defined by VPS4 of the Red Book 2017, being the estimated amount for which an asset or liability should exchange on the valuation date between a willing buyer and a willing seller in an arm's length transaction after proper marketing wherein the parties had acted knowledgeably, prudently and without compulsion, and is in accordance with IFRS 13. Included in the inputs for the valuations above are future development costs where applicable. These development costs are generally determined by tender at the outset of the project and capped by agreement with the contractors and are therefore observable and not subject to material change.

As outlined above, the main inputs in using a market-based capitalisation approach are the ERV and equivalent yields. ERVs, apart from in multi-family residential properties, are not generally directly observable and therefore classified as Level 3. Yields depend on the valuer's assessment of market capitalisation rates and are therefore Level 3 inputs.

The tables below summarise the key unobservable inputs used in the valuation of the Group's investment properties at 31 March 2019. There are interrelationships between these inputs as they are both determined by market conditions and the valuation result in any one period depends on the balance between them. The Group's residential properties are mainly multi-family units and therefore ERVs are based on current market rents observed for units rented within the property. ERV is included in the below table for completeness.

Key unobservable inputs used in the valuation of the Group's investment property

31 March 2019

	Market value €'000	Estimated rental value		Equivalent yield
	Market value €'000	Low	High	Low	High
Office	1,173,140	€15.00 psf	€60.00 psf	4.04%	7.30%
Office development	16,199	€30.00 psf	€57.50 psf	4.75%	4.75%
Residential¹	153,079	€23,400 pa	€31,800 pa	5.16%	6.00%
Industrial/land	53,000	€5.25 psf	€5.25 psf	8.02%	8.02%

1. Average ERV based on a two-bedroom apartment; yields are gross

31 March 2018

	Market value €'000	Estimated rental value.		Equivalent yield
	Market value €'000	Low	High	Low	High
Office	1,017,937	€20.00 psf	€60.00 psf	4.56%	7.17%
Office development	134,500	€30.00 psf	€58.00 psf	4.75%	5.25%
Residential¹	138,480	€19,800 pa	€ 31,800 pa	5.20%	6.43%
Industrial/land	17,800	€5.50 psf	€5.50 psf	7.45%	7.45%

1. Average ERV based on a two-bedroom apartment, yields are gross.

The sensitivities below illustrate the impact of movements in key unobservable inputs on the fair value of investment properties. To calculate these impacts only the movement in one unobservable input is changed as if there is no impact on the other. In reality there may be some impact on yields from an ERV shift and vice versa. However, this gives an assessment of the maximum impact of shifts in each variable. If rents in the market are assumed to move 5% from those estimated at 31 March 2019, the Group's investment property portfolio would increase or decrease in value by approximately €62m (March 2018: €60m). A 25bp increase in equivalent yields would decrease the value of the portfolio by €83m (March 2018: €69m) and a 25bp decrease results in an increase in value of €95m (March 2018: €78m).

31 March 2019

	Impact on market value of a 5% change in the estimated rental value		Impact on market value of a 25bp change in the equivalent yield
Sensitivities	Increase €'m	Decrease €'m	Increase €'m	Decrease €'m
Office	52.6	(53.7)	(72.8)	80.2
Office development	1.9	(2.0)	(2.1)	2.2
Residential	7.5	(7.5)	(8.2)	12.1
Industrial/land	0.1	(0.1)	(0.1)	0.1
Total	62.1	(63.3)	(83.2)	94.6

31 March 2018

	Impact on market value of a 5% change in the estimated rental value		Impact on market value of a 25bp change in the equivalent yield
Sensitivities	Increase €'m	Decrease €'m	Increase €'m	Decrease €'m
Office	42.2	(42.2)	(52.5)	59.6
Office development	10.0	(10.0)	(10.4)	11.7
Residential	7.0	(6.9)	(5.7)	6.3
Industrial/land	0.5	(0.6)	(0.4)	0.4
Total	59.7	(59.7)	(69.0)	78.0

18. Property, plant and equipment

Accounting policy

Owned property which is occupied by the Group for its own purposes is de-recognised as investment property at the date occupation commenced and recognised as owner occupied property within property, plant and equipment at its fair value at that date. Property used for administration purposes is stated in the consolidated statement of financial position at its revalued amount, being the fair value at the date of revaluation, less any subsequent accumulated depreciation and subsequent accumulated impairment losses. Revaluations are performed with sufficient regularity such that the carrying amounts do not differ materially from those that would be determined using fair values at the end of each accounting period.

Any revaluation increase from this property is recognised in other comprehensive income and accumulated in equity, except to the extent that it reverses a revaluation decrease for the same asset previously recognised in profit or loss, in which case the increase is credited to profit or loss to the extent of the decrease previously expensed. A decrease in the carrying amount of this property arising on revaluation is recognised in profit or loss to the extent that it exceeds the balance, if any, held in the property's revaluation reserve relating to a previous revaluation of that asset.

Depreciation on revalued property is recognised in profit or loss. On the subsequent sale or retirement of a revalued property, the attributable revaluation reserve is transferred directly to retained earnings.

Fixtures and fittings are stated at cost less accumulated depreciation and impairment losses.

Depreciation is recognised to write off the cost or value of assets less their residual value over their useful lives. The estimated useful lives, residual values and depreciation method are reviewed at the end of each reporting period, with the effect of any changes in estimate accounted for on a prospective basis.

The estimated useful lives for the main asset categories are:

Land and buildings 50 years

Fixtures and fittings/leasehold improvements 5 years

Office and computer equipment 3 years

At 31 March 2019

Group

	Land and building €'000	Office and computer equipment €'000	Leasehold improvements and fixtures and fittings €'000	Total €'000
	Land and building €'000	Office and computer equipment €'000	Leasehold improvements and fixtures and fittings €'000	Total €'000
Cost or valuation
At 1 April 2018	5,219	161	590	5,970
Additions	-	46	6	52
Revaluation recognised in other comprehensive income	723	-	-	723
At 31 March 2019	5,942	207	596	6,745
Depreciation
At 1 April 2018	(190)	(104)	(265)	(559)
Charge for the year	(109)	(48)	(127)	(284)
At 31 March 2019	(299)	(152)	(392)	(843)
Net book value at 31 March 2019	5,643	55	204	5,902

At 31 March 2018

Group

	Land and buildings €'000	Office and computer equipment €'000	Leasehold improvements and fixtures and fittings €'000	Total €'000
Cost or valuation
At 1 April 2017	4,562	96	417	5,075
Additions	-	65	173	238
Revaluation recognised in other comprehensive income	657	-	-	657
At 31 March 2018	5,219	161	590	5,970
Depreciation
At 1 April 2017	(89)	(40)	(145)	(274)
Charge for the year	(101)	(64)	(120)	(285)
At 31 March 2018	(190)	(104)	(265)	(559)
Net book value at 31 March 2018	5,029	57	325	5,411

Land and buildings, 54% of South Dock House, was revalued at 31 March 2019 and at 31 March 2018 by the Group's independent valuer and in accordance with the valuation approach described under note 17. It was measured at fair value at the period end using a yield methodology using market rental values capitalised with a market capitalisation rate. These fair value measurements use significant unobservable inputs. The inputs used are disclosed in the table below.

Valuation inputs	31 March 2019	31 March 2018
ERV per sq. ft.	€57.50	€52.50
Equivalent yield	5.0%	5.0%

19. Non-current assets classified as held for sale

	Financial year ended 31 March 2019 €'000	Financial year ended 31 March 2018 €'000
Balance at start of financial year	534	385
Recognised during the year	-	149
Balance at end of financial year	534	534

Non-current assets classified as held for sale are measured at the lower of carrying amount and fair value less costs to sell. The Directors have assessed the fair value of these assets by reviewing the sales prices achieved on similar assets and the expected sales price as determined by the selling agent in preparing their disposal plans. Assets sold to date (since being acquired in 2014) have achieved at least their acquisition price on an individual basis and in total a profit of approximately €5.0m (March 2018: €5.0m) before tax and after costs. The Directors have therefore concluded that the fair value of these assets is at least their carrying value.

The balance carried forward from 31 March 2018 contains some assets which remain from a portfolio of assets deemed not to be part of the Group's core property rental business. There have been unforeseen delays beyond the Group's control in the sales of these assets but the Directors expect that the assets will be sold in the near future and they are therefore retained as held for sale.

Section IV-Financing including equity and working capital

This part focuses on the financing of the Group's activities, including the equity capital, bank borrowings and working capital. It also covers financial risk management.

Financial instruments

A financial instrument is any contract that gives rise to a financial asset of one entity and a financial liability of another entity. The Group has identified financial assets and liabilities in its financial position and the accounting policy for these is summarised in this note. Financial instruments may be further analysed between current and non-current depending on whether these will fall due within 12 months after the balance sheet date or beyond.

Financial assets: This classification depends on the business model and the contractual terms of the cash flows. Financial assets that are held to collect contractual cash flows where those cash flows represent solely payments of principal or interest are measured at amortised cost. Financial assets measured at amortised cost are principally trade receivables. At initial recognition the Group measures the financial assets at fair value plus (except for those at fair value through profit or loss) transaction costs.

On initial recognition the Group classifies its financial assets in the following measurement categories:

· those to be measured subsequently at fair value (either through other comprehensive income ("OCI") or through profit or loss); and

· those to be measured subsequently at amortised cost.

The Group's financial assets comprise trade and other receivables, loans receivable and derivative instruments.

The Group de-recognises a financial asset when the contractual rights to the cash flows from the financial asset expire or it transfers the rights to receive the contractual cash flows in a transaction in which substantially all of the risks and rewards of ownership of the financial asset are transferred or in which the Group neither transfers nor retains substantially all of the risks and rewards of ownership and it does not retain control of the financial asset. On de-recognition of a financial asset, the difference between the carrying amount of the asset and the sum of (i) the consideration received (including any new asset obtained less any new liability assumed) and (ii) any cumulative gain or loss that had been recognised in other comprehensive income is recognised in profit or loss. Relevant costs incurred with the disposal of a financial asset are deducted in computing the gain or loss on disposal.

Financial liabilities: These are initially recognised at the fair value of the considerations received less directly attributable transaction costs. Subsequent to initial recognition, financial liabilities are recognised at amortised costs. The difference between the recognition value and the redemption value is recognised in the income statement over the contractual terms using the effective interest rate method. This category includes trade and other payables and borrowings. Financial liabilities are de-recognised in full when the Group is discharged from its obligation, they expire, or they are replaced by a new liability with substantially modified terms.

The Group's non-equity financing is all unsecured and comprises a revolving credit facility and private placement notes. The majority of this debt is fixed rate or hedged through derivatives o protect against major rises in interest rates.

Effective interest method: The Group uses the effective interest method of calculating the amortised cost of a debt instrument and of allocating interest income and expense over the relevant period. The effective interest rate is the rate that exactly discounts estimated future cash receipts or payments (including all fees and points paid or received that form an integral part of the effective interest rate, transaction costs and other premiums or discounts) through the expected life of the financial asset or liability, or, where appropriate, a shorter period, to the gross carrying amount of a financial asset or the amortised cost of a financial liability.

Impairment of financial assets: The Group recognises a loss allowance for expected credit losses on debt instruments, trade receivables and other financial assets. The amount of expected credit losses ("ECL") is updated at each reporting date to reflect changes in credit risk since initial recognition of the respective financial instrument. The Group always recognises lifetime ECL for trade receivables (see note 22). For all other financial instruments, the Group recognises lifetime ECL when there has been a significant increase in credit risk since initial recognition. However, if the credit risk on the financial instrument has not increased significantly since initial recognition, the Group measures the loss allowance for that financial instrument at an amount equal to 12‑month ECL. Lifetime ECL represents the expected credit losses that will result from all possible default events over the expected life of a financial instrument. In contrast, 12‑month ECL represents the portion of lifetime ECL that is expected to result from default events on a financial instrument that are possible within 12 months after the reporting date.

In order to perform this assessment, the Group classifies its assessment into three stages:

- Stage 1 includes financial assets that are expected to perform in line with their contractual terms and which have no signs of increased credit risk since initial recognition. 12-month expected credit losses are recognised.

- Stage 2 includes financial assets where the credit risk has significantly increased since initial recognition but which are not yet credit impaired. Lifetime credit losses are recognised.

- Stage 3 applies to credit-impaired financial instruments

20. Cash and cash equivalents

As at 31 March 2019

€'000

As at 31 March 2018

€'000

Cash and cash equivalents

22,372

22,521

Cash and cash equivalents includes cash at banks in current accounts and deposits held on call with banks. The management of cash and cash equivalents is discussed in note 31.d, Please also refer to note 26.b on the net debt calculations. In addition, the Company holds funds in excess of its regulatory minimum capital requirement at all times.

21. Other financial assets

Accounting policy

Loans and receivables: Loans and receivables (including loans to subsidiaries) are non-derivative financial assets with fixed or determinable payments that are not quoted in an active market. Loans are initially recorded at fair value plus transaction costs. Those that are held within a business model to collect contractual cash flows and these cash flows consist solely of payments of principal and interest on the principal amount outstanding are measured at amortised cost. Loans that are not held within this model are measured at fair value through profit or loss.

Derivatives: The Group utilises derivative financial instruments to hedge interest rate exposures on its borrowings. Derivatives designated as hedges against interest risks are accounted for as cash flow hedges. Hedge relationships are documented at inception. This documentation identifies the hedge, the item being hedged, the nature of the risks being hedged and how the effectiveness is measured during its duration. Hedges are measured for effectiveness at each accounting date and the accounting treatment of changes in fair value revised accordingly. The Group's cash flow hedges are against variability in interest costs and the effective portion is recognised in equity in the hedging reserve, with the ineffective portion being recognised in profit or loss within finance expenses.

	As at 31 March 2019 €'000	As at 31 March 2018 €'000


Derivatives at fair value	194	88
Loans carried at fair value through profit or loss	-	152
Balance at end of financial year end - current	194	240

Cash flow hedges are the Group's hedging instruments on its borrowings. The Group has a policy of having the majority of its interest rate exposure on its debt hedged or fixed. As at 31 March 2019, as well as having €75m of fixed coupon private placement notes, it has hedged the interest rate exposure on €225m of its revolving credit facility (March 2018: €245m) using a combination of caps and swaptions to limit the EURIBOR element of interest payable to 1% on €100m and 0.75% on €125m.

Loans carried at fair value through profit or loss consisted of one loan which was repaid by the sale of the underlying property during the financial year. This loan was acquired by the Group as part of a portfolio of loans which were settled by the sale of collateral. It was reclassified from "carried at amortised costs" to "carried at through FVPL" on 1 April 2018 as part of the implementation of IFRS 9. There was no impact on retained earnings as a result of this reclassification.

22. Trade and other receivables

Accounting policy

Trade and other receivables are initially recognised when they are originated. Trade and other receivables that do not contain significant financing components, which is assessed at initial recognition, are measured at the transaction price. Trade receivables that are held within a business model where the objective is to hold the financial asset in order to collect cash flows and the contractual terms of the financial asset give rise on specified dates to cash flows that are solely payments of principal and interest are recognised at fair value at the recognition date and subsequently measured at amortised cost using the effective interest rate method.

As trade receivables do not contain a significant financing element the Group has adopted a simplified approach to calculating impairment losses. Expected credit losses on trade receivables are estimated using a provision matrix which uses a fixed provision rate based on the number of days a trade receivable is outstanding.

	As at 31 March 2019 €'000	As at 31 March 2018 €'000
	As at 31 March 2019 €'000	As at 31 March 2018 €'000
Non-current
Property income receivables	7,163	5,681
Other receivables	765	2,106
Balance at end of financial year - non-current	7,928	7,787
Current
Receivable from investment property sales	34,639	-
Deposits paid on investment property	145	-
Prepaid remuneration¹	-	2,679
Property income receivables	4,105	2,885
Prepayments	548	1,077
Recoverable capital expenditure	314	416
Income tax refund due	54	102
VAT refundable	359	80
Balance at end of financial year - current	40,164	7,239
Balance at end of financial year - total	48,092	15,026
Of which are classified as financial assets	37,630	2,092

1. This consists of the balance of the payment to service providers relating to the internalisation transaction.

The non-current balance is mainly non-financial in nature; €0.8m (March 2018: €0.5m) relates to amounts receivable from two tenants in relation to capital expenditure funded initially by the Group, with the balance consisting of deferred income and expenditure amounts relating to the lease incentives and deferred lease costs. €34.6m was receivable in respect of a property sale; the balance of trade and other receivables has no concentration of credit risk as it comprises mainly prepayments (note 31.d).

Trade receivables are managed under a "held to collect" business model. The cash collected represents principal and interest where applicable. The trade receivables have been assessed under the simplified credit loss approach using a provision matrix which refers to the number of days that they have been outstanding. Balances at 31 March 2018 were assessed during the implementation of IFRS 9 (notes 3 and 37). There is no material provision for lifetime expected credit losses required either at 31 March 2019 or 1 April 2018.

23. Issued capital and share premium

Accounting policy

The equity of the Company consists of ordinary shares issued. Shares issued are recorded at the date of issuance. The par value of the issued shares is recorded in the share capital account. The excess of proceeds received over the par value is recorded in the share premium account. Direct issue costs in respect of the issue of shares are accounted for in the retained earnings reserve, net of any related tax deduction.

	Financial year ended 31 March 2019				Financial year ended 31 March 2018
	No. of shares in issue '000	Share capital €'000	Share premium €'000	Total €'000	No. of shares in issue '000	Share capital €'000	Share premium €'000	Total €'000
Balance at beginning of financial year	692,347	69,235	617,461	686,696	685,452	68,545	609,565	678,110
Shares issued during the financial year (see below)	5,242	524	7,022	7,546	6,895	690	7,896	8,586
Balance at end of financial year	697,589	69,759	624,483	694,242	692,347	69,235	617,461	686,696

Shares issued during the period are as follows:

5,241,805 ordinary shares with a nominal value of €0.10 were issued during the period in settlement of share-based payments totalling €7.5m (note 11): 162,996 shares were issued on 9 April 2018 and 5,078,809 shares were issued on 20 July 2018 and the associated costs were €14k.

Share capital

Ordinary shares of €0.10 each:

	Financial year ended 31 March 2019 '000 of shares	Financial year ended 31 March 2018 '000 of shares
Authorised	1,000,000	1,000,000
Allotted, called up and fully paid	697,589	692,347
In issue at end of financial year	697,589	692,347

There are no shares issued which are not fully paid.

Share premium: On 23 May 2019 the Group announced its intention to undertake a share capital reorganisation to convert a substantial part of its share premium into distributable reserves. A resolution will be proposed at the Group's AGM on 31 July 2019 and, if approved, the Group will proceed through the Court process necessary to enact the capital reorganisation.

Under the terms of the agreement under which the Group internalised the Investment Manager, the Vendors were entitled, until 26 November 2018, to certain deferred contingent payments which are, for the most part, equivalent to the performance fees which would have been due under the Investment Management Agreement. These and other share-based payments due at 31 March 2019 amounted to €7.6m at the financial year end (March 2018: €8.8m) and are all payable in shares (note 11). A further 5.6m shares are expected to be issued in relation to these payments.

24. Other reserves

	As at 31 March 2019 €'000	As at 31 March 2018 €'000
Property revaluation	1,889	1,166
Cash flow hedging	(288)	(329)
Share-based payment reserve	7,556	8,783
Balance at end of financial year	9,157	9,620

24.a Property revaluation reserve

	As at 31 March 2019 €'000	As at 31 March 2018 €'000
Balance at beginning of financial year	1,166	509
Increase arising on revaluation of properties	723	657
Balance at end of financial year	1,889	1,166

The Group's headquarters are carried at fair value and the remeasurement of this property is made through other comprehensive income or loss (note 18). If disposed, the property revaluation reserve relating to the premises sold will be transferred directly to retained earnings.

24.b Cash flow hedging reserve

The cash flow hedging reserve represents the cumulative effective portion of gains or losses arising on changes in fair value of hedging instruments entered into for cash flow hedges. The cumulative gain or loss arising on changes in fair value of the hedging instruments that are recognised and accumulated under the heading of cash flow hedging reserve is reclassified to profit or loss when the hedged transaction affects the profit or loss consistent with the Group's accounting policy.

No income tax arises on this item.

Cumulative gains or losses arising on changes in fair value of hedging instruments that have been tested as ineffective and reclassified from equity into profit or loss during the period are included in the following line items:

	As at 31 March 2019 €'000	As at 31 March 2018 €'000
Balance at beginning of financial year	(329)	(217)
Released to profit and loss	-	58
Gain/(loss) arising on fair value of hedging instruments entered into for cash flow hedges	41	(170)
Balance at end of financial year	(288)	(329)

24.c Share-based payment reserve

	As at 31 March 2019 €'000	As at 31 March 2018 €'000
Balance at beginning of financial year	8,783	9,467
IMA performance-related payments provided	6,658	7,902
Settlement of 2018 performance fees	(7,885)	(8,586)
Balance at end of financial year	7,556	8,783

The share-based payment reserve comprises amounts reserved for the issue of shares in respect of IMA performance-related and other payments. These are discussed further in note 11.

25. Retained earnings, distributable reserves and dividends on equity instruments

Retained earnings

	Financial year ended 31 March 2019 €'000	Financial year ended 31 March 2018 €'000
	Financial year ended 31 March 2019 €'000	Financial year ended 31 March 2018 €'000
Balance at beginning of financial year	415,414	325,983
Profit for the financial year	123,459	107,101
Share issuance costs	(14)	(14)
Dividends paid	(23,719)	(17,656)
Balance at end of financial year	515,140	415,414

Distributable reserves - Company only

	Financial year ended 31 March 2019 €'000	Financial year ended 31 March 2018 €'000
	Financial year ended 31 March 2019 €'000	Financial year ended 31 March 2018 €'000
Retained earnings at end of financial period (Company only)	436,014	344,758
Unrealised gains on investment property¹	(388,791)	(320,501)
Dividends payable post period end (estimated) (note 14)	(13,969)	(13,254)
Distributable earnings after post period end dividends	33,254	11,003

¹Unrealised intercompany profits arising on the transfer of investment properties to subsidiaries of the Company have been eliminated for the purpose of the above calculation

In August 2018 a dividend of 1.9 cent per share (€13.3m) and in January 2019 an interim dividend of 1.5 cent per share (€10.5m) were paid to the holders of fully paid ordinary shares.

The Directors confirm that the Company continues to comply with the dividend payment obligations contained within the Irish REIT legislation.

26. Financial liabilities

Accounting policy

A financial instrument is classified as a financial liability where it contains an obligation to repay. These are accounted for at amortised cost. Financial liabilities that are classified as amortised cost are initially measured at fair value minus any transaction costs. Accounting at amortised cost means that any difference between the proceeds (net of transaction costs) and the redemption value is recognised in profit or loss or capitalised into investment property over the period of the borrowings using the effective interest method (see Section IV introduction).

26.a Borrowings

	As at 31 March 2019 €'000	As at 31 March 2018 €'000
	As at 31 March 2019 €'000	As at 31 March 2018 €'000
Non-current
Unsecured bank borrowings	156,524	218,409
Unsecured private placement notes	74,524	-
Total non-current borrowings	231,048	218,409
Current
Unsecured bank borrowings	149	809
Unsecured private placement notes	358	-
Total current borrowings	507	809
Total borrowings	231,555	219,218

	As at 31 March 2019 €'000	As at 31 March 2018 €'000
	As at 31 March 2019 €'000	As at 31 March 2018 €'000
The maturity of non-current borrowings is as follows:
Less than one year	507	809
Between one and two years	-	-
Between two and five years	156,524	218,409
Over five years	74,524	-
Total	231,555	219,218

Movements in borrowings during the financial year:

	Financial year ended 31 March 2019 €'000	Financial year ended 31 March 2018 €'000
Balance at beginning of financial year	219,218	171,138
Bank finance drawn during the financial year	340,412	86,454
Bank finance repaid during the financial year	(326,372)	(39,674)
Interest payable¹	(1,703)	1,300
Balance at end of financial year	231,555	219,218

1. Balance in the current year is negative due to the capitalisation of arrangement fees on the refinancing of the RCF and the issue of private placement notes.

The Group seeks to leverage its equity capital to achieve higher returns within agreed limits. The Group has a stated policy of not incurring debt above 40% of the market value of its property assets and a through cycle leverage target of 20-30% loan-to-value ("LTV"). Under the Irish REIT rules the LTV ratio must remain under 50%. The Group has no finance leases.

In December 2018, the Group refinanced its €400m secured revolving credit facility ("RCF"), which was due to expire in November 2020, with €395m of debt comprising:

· A €320m unsecured revolving credit facility expiring 19 December 2023; and

· €75m of unsecured US private placement notes, €37.5m dated 23 January 2026 and €37.5m 23 January 2029, with fixed rate coupons of 2.36% and 2.69%, respectively

The unsecured revolving credit facility has a five-year term and is provided by Bank of Ireland, Wells Fargo, Barclays Bank Ireland and Allied Irish Bank. This facility is denominated in euro and is subject to a margin of 2.0% over three-month EURIBOR. The Group has entered into derivative instruments so that the majority of its EURIBOR exposure is capped at 1% or 0.75% in accordance with the Group's hedging policy (note 31.d.ii)

The private placement notes have an average maturity of 8.3 years at 31 March 2019 and were placed with a single institutional investor. Coupons are fixed so long as the Group's credit rating remains at investment grade.

Where debt is drawn to finance material refurbishments and developments that take a substantial period of time to take into use, the interest cost of this debt is capitalised.

All costs related to financing arrangements are amortised using the effective interest rate. The Directors confirm that all covenants have been complied with and are kept under review.

26.b Net debt reconciliation and LTV

Net debt and LTV are key metrics in the Group. Net debt is redemption value of borrowings as adjusted by cash available for use. LTV or "Loan to Value ratio" is the ratio of net debt to investment property value at the measurement date.

	As at 31 March 2019 €'000	As at 31 March 2018 €'000
	As at 31 March 2019 €'000	As at 31 March 2018 €'000
Cash and cash equivalents	22,372	22,521
Cash reserved ¹	(5,050)	(4,830)
Gross debt - fixed interest rates	(75,000)	-
Gross debt - variable interest rate	(159,413)	(220,373)
Net debt at period end	(217,091)	(202,682)
Investment property at period end	1,395,418	1,308,717
Loan to value ratio	15.6%	15.5%

1. Cash is reduced by the amounts held in relation to rent deposits, sinking funds and similar arrangements as these balances are not viewed as available funds for the purposes of the above calculation.

Reconciliation of opening to closing net debt:

	Assets	Liabilities			Total
	Cash and cash equivalents	Secured borrowings	Unsecured borrowings	Private placement notes
	€'000	€'000	€'000	€'000	€'000
Net debt due as at 1 April 2017	18,148	(173,593)	-	-	(155,445)
Cash inflow	-	(86,454)	-	-	(86,454)
Cash outflow	-	39,674	-	-	39,674
Movement in cash and cash equivalents	4,373	-	-	-	4,373
Movement in cash reserved ¹	(4,830)	-	-	-	(4,830)
Net debt as at 31 March 2018	17,691	(220,373)	-	-	(202,682)
			-	-
Restatement on adoption of IFRS 9	-	-	-	-	-
Net debt at as at 1 April 2018	17,691	(220,373)	-	-	(202,682)
Cash inflow	-	(31,000)	(234,413)	(75,000)	(340,413)
Cash outflow	-	251,373	75,000	-	326,373
Movement in cash and cash equivalents	(149)	-	-	-	(149)
Movement in cash reserved ¹	(220)	-	-	-	(220)
Net debt as at 31 March 2019	17,322	-	(159,413)	(75,000)	(217,091)

27. Deferred tax liabilities

Accounting policy

Deferred tax is recognised in respect of temporary differences between the carrying amounts of assets and liabilities for financial reporting purposes and the amounts used for taxation purposes. Deferred tax assets are only recognised where it is probable that the amounts will be recoverable.

The Group is not generally liable for corporate taxes as it has REIT status (see note 13). Where it is anticipated that certain assets may not qualify as assets of the property rental business (defined in legislation), deferred tax liabilities may be recognised on unrealised gains recognised on these assets as future taxes may be payable on these gains. There were no unrecognised deferred tax assets in the period that might be available to offset against these liabilities.

	As at 31 March 2019 €'000	As at 31 March 2018 €'000
	As at 31 March 2019 €'000	As at 31 March 2018 €'000
The balance comprises temporary differences attributable to:
Unrealised gains on residual business	547	-

28. Trade and other payables

Accounting policy

Trade payables are initially measured at fair value and subsequently measured at amortised cost using the effective interest rate method.

	As at 31 March 2019 €'000	As at 31 March 2018 €'000
	As at 31 March 2019 €'000	As at 31 March 2018 €'000
Current
Investment property payable	5,667	5,118
Rent prepaid	7,013	7,313
Rent deposits and other amounts due to tenants	1,222	1,569
Sinking funds	1,926	2,053
Trade and other payables	3,742	3,540
PAYE/PRSI payable	293	163
Balance at end of financial year	19,863	19,756

Of which classified as financial instruments	3,231	1,369

Cash is held against balances due for service charges prepaid and sinking fund contributions, €3.9m (March 2018: €3.6m), and rental deposits from tenants, €1.2m (March 2018: €1.2m). Sinking funds are monies put aside from annual service charges collected from tenants as contributions towards expenditure on larger maintenance items that occur at irregular intervals in buildings managed by Hibernia. Trade and other payables are interest free and have settlement dates within one year. The Directors consider that the carrying value of the trade and other payables approximates to their fair value.

29. Contract liabilities

Accounting policy

Contract liabilities arise as a result of service charge contracts, the accounting for which is discussed in note 5.

Contract liabilities arise from service charge payables. Service charge arrangements form a single performance obligation under which the Group purchases services for multi-let buildings and recharges them to tenants. The movements for the purchase of services and income relating to these activities are presented below. The comparative numbers for 31 March 2018 were previously included in trade and other payables (note 28) but have been separately presented here for clarity.

		Total €'000
		Total €'000
Contract liabilities at 1 April 2017		861
(Revenue)/expense recognised during the period		205
Amounts received from customers under contracts		4,853
Amounts paid to suppliers		(4,174)
Contract liabilities at 31 March 2018		1,745

(Revenue)/expense recognised during the period		243
Amounts received from customers under contracts		6,311
Amounts paid to suppliers		(6,291)
Contract liabilities at 31 March 2019		2,008

30. Cash flow information

30.a Non-cash movements in operating profit

		Financial year ended 31 March 2019 €'000	Financial year ended 31 March 2018 €'000
	Notes	Financial year ended 31 March 2019 €'000	Financial year ended 31 March 2018 €'000
Revaluation of investment property	17	(95,527)	(81,377)
Share-based payments	11	6,658	7,902
Prepaid remuneration expense	9	2,679	4,444
Depreciation	18	284	285
Deferred tax	27	547	-
Non-cash movements in operating profit		(85,358)	(68,746)

30.b Cash expended on investment property

		Financial year ended 31 March 2019 €'000	Financial year ended 31 March 2018 €'000
	Notes	Financial year ended 31 March 2019 €'000	Financial year ended 31 March 2018 €'000
Property purchases	17	40,030	39,158
Development and refurbishment expenditure	17	47,221	50,185
Financing arrangement fee write-off		-	(522)
Deposit paid on investment property		145	-
(Increase) /decrease in investment property costs payable		(549)	4,966
Cash expended on investment property		86,847	93,787

30.c Cash received from sales of investment property

		Financial year ended 31 March 2019 €'000	Financial year ended 31 March 2018 €'000
	Notes	Financial year ended 31 March 2019 €'000	Financial year ended 31 March 2018 €'000
Property sales	17	96,077	29,390
Profit on sales	7	2,578	6,425
(Increase) in receivable from investment property sales		(34,639)	-
Cash received from sales of investment property		64,016	35,815

30.d Non-cash investing and financing activities

The Group has no non-cash investing and financing activities.

31. Financial instruments and risk management

31.a Financial risk management objectives and policy

The Group takes calculated risks to realise its strategic goals and this exposes the Group to a variety of financial risks. These include, but are not limited to, market risk (including interest and price risk), liquidity risks and credit risk. These financial risks are managed in an overall risk framework by the Board, in particular by the Chief Financial Officer, and monitored and reported on by the Risk and Compliance Officer. The Group monitors market conditions with a view to minimising the volatility of the funding costs of the Group. The Group uses derivative financial instruments such as interest rate caps and swaptions to manage some of the financial risks associated with the underlying business activities of the Group.

31.b Financial assets and financial liabilities

The following table shows the Group's financial assets and liabilities and the methods used to calculate fair value.

Asset/Liability	Carrying value	Level	Fair value calculation technique	Assumptions
Trade and other receivables	Amortised cost	2	Discounted cash flow	Most trade receivables are very short-term, the majority less than one month, and therefore face value approximated fair value on a discounted basis.
Financial liabilities	Amortised cost	2	Discounted cash flow	The fair value of financial liabilities held at amortised cost have been calculated by discounting the expected cash flows at prevailing interest rates.
Derivative financial instruments	Fair value	2	Calculated fair value price	The fair value of derivative financial instruments is calculated using pricing based on observable inputs from financial markets.
Trade and other payables	Amortised cost	2	Discounted cash flow	All trade and other payables that could be classified as financial instruments are very short-term, the majority less than one month, and therefore face value approximated fair value on a discounted basis
Contract liabilities	Amortised cost	2	Discounted cash flow	All contract liabilities classified as financial instruments are very short-term, the majority less than one month, and therefore face value approximated fair value on a discounted basis

The carrying value of non-interest-bearing financial assets and financial liabilities approximates to their fair values, largely due to their short-term maturities.

31.c Fair value hierarchy

Fair value is the price that would be received to sell an asset or paid to transfer a liability in an orderly transaction between market participants at the measurement date.

For financial reporting purposes, fair value measurements are categorised into Level 1, 2 or 3 based on the degree to which inputs to the fair value measurements are observable and the significance of the inputs to the fair value measurement in its entirety, which are described as follows:

Level 1: quoted prices (unadjusted) in active markets for identical assets or liabilities.

Level 2: valuation techniques for which the lowest level of inputs which have a significant effect on the recorded fair value are observable, either directly or indirectly.

Level 3: valuation techniques for which the lowest level of inputs that have a significant effect on the recorded fair value are not based on observable market data.

The following tables present the classification of financial assets and liabilities within the fair value hierarchy and the changes in fair values measurements at Level 3 estimated for the purposes of making the above disclosure.

As at 31 March 2019

	Level	Total	Of which are assessed as financial instruments	Measured at fair value	Measured at amortised cost	Total financial instruments	Fair value financial instruments
		€'000	€'000	€'000	€'000	€'000	€'000
Trade and other receivables	2	48,092	37,630	-	37,630	37,630	37,630
Derivatives at fair value	2	194	194	194	-	194	194
Borrowings	2	(231,555)	(231,555)	-	(231,555)	(231,555)	(231,555)
Trade and other payables	2	(19,863)	(3,231)	-	(3,231)	(3,231)	(3,231)
Contract liabilities²	2	(2,008)	(2,008)	-	(2,008)	(2,008)	(2,008)
		(205,140)	(198,970)	194	(199,164)	(198,970)	(198,970)

1. The balance of loans as at 31 March 2018 was reclassified from amortised cost to fair value through the profit or loss on the adoption of IFRS 9 and has since been repaid (note 21)

2. Contract liabilities were reclassified as part of the implementation of IFRS 15 (notes 3 and 37).

As at 31 March 2018

		Total	Of which are assessed as financial instruments	Measured at fair value	Measured at amortised cost	Total financial instruments	Fair value financial instruments
	Level	€'000	€'000	€'000	€'000	€'000	€'000
Trade and other receivables	2	15,026	2,092	522	1,570	2,092	2,092
Loans¹	3	152	152	-	152	152	152
Derivatives at fair value	2	88	88	88	-	88	88
Borrowings	2	(219,218)	(219,218)	-	(219,218)	(219,218)	(219,218)
Trade and other payables	2	(19,756)	(1,369)	-	(1,369)	(1,369)	(1,369)
Contract liabilities²	2	(1,745)	(1,745)	-	(1,745)	(1,745)	(1,745)
		(225,453)	(220,000)	610	(220,610)	(220,000)	(220,000)

1. The balance of loans as at 31 March 2018 was reclassified from amortised cost to fair value through the profit or loss on the adoption of IFRS 9 and has since been repaid (note 21).

2. Contract liabilities were reclassified as part of the implementation of IFRS 15 (notes 3 and 37)

Movements of Level 3 fair values

This reconciliation includes investment property, loans and other financial assets which are included in trade payables, trade receivables and contract liabilities. Measurement of these assets is described in note 17 (Investment property) and in the table at the start of this note.

	As at 31 March 2019 €'000	As at 31 March 2018 €'000
Balance at beginning of financial year	1,308,869	1,167,539
Transfers out of level 3	-	-
Purchases, sales, issues and settlement
Purchases¹	87,251	89,343
Sales	(96,077)	(29,390)
Loan redemption	(152)	-
Fair value movement	95,527	81,377
Balance at end of financial year	1,395,418	1,308,869

1. Includes development, refurbishment and remedial expenditure.

31.d Financial risk management

This note explains the Group's exposure to financial risks and how these risks could affect the Group's future financial performance.

Risk	Exposure arising from	Measurement	Management
Market risk - interest rate risk	Long-term borrowings at variable rates	Sensitivity analysis	Derivative products - cap/swaption arrangements
Credit risk	Cash and cash equivalents, trade receivables, derivative financial instruments	Aging analysis, credit ratings where applicable	Cash investment policy with minimum ratings Diversification of deposits where merited
Liquidity risk	Borrowings and other liabilities	Cash flow forecasts are completed as part of budgeting process	Availability of borrowing facilities

The policies for managing each of these and the principal effects of these policies on the results for the financial year are summarised below:

i. Risk management framework

The Group's Board has overall responsibility for the establishment and oversight of the Group's risk management framework. The Audit Committee is responsible for developing and monitoring the Group's risk management policies. Risk management policies are established to identify and analyse the risks faced by the Group, to set appropriate risk limits and controls and to monitor risks and adherence to limits. All of these policies are regularly reviewed in order to reflect changes in the market conditions and the Group's activities. The Audit Committee is assisted in its work by internal audit, conducted by PwC Ireland, which undertakes periodic reviews of different elements of risk management controls and procedures.

ii. Market risk

Market risk is the risk that the fair value or cash flows of a financial instrument will fluctuate due to changes in market prices. Market risk reflects interest rate risk, currency risk and other price risks. The Group has no financial assets or liabilities denominated in foreign currencies. The Group's financial assets mainly comprise trade receivables. Financial liabilities comprise short-term payables, private placement notes and bank borrowings. Therefore the primary market risk is interest rate risk.

The Group has both fixed and variable rate borrowings. Variable rate borrowings consist of an unsecured revolving credit facility and the Group has partly hedged against increasing rates by entering into interest rate caps and swaptions to restrict EURIBOR costs to a maximum of 1%.

The following therefore illustrates the potential impact on profit and loss for the financial year of a 1% or 2% increase in EURIBOR:

As at 31 March 2019

		Impact on profit +1% EURIBOR Increase		Impact on profit +2% EURIBOR Increase
	€'000	€'000		€'000
Amount drawn	(159,413)	(1,594)		(3,188)
Hedging (caps)
€100m expires November 2019: strike 1.00%¹	34,413	-		344
€125m expires November 2021: strike 0.75%	125,000	313		1,563
Impact on profit after hedging			(1,281)		(1,281)

1. This calculation uses the more advantageous hedge first and therefore shows the best-case scenario.

As at 31 March 2018

		Impact on profit +1% EURIBOR Increase		Impact on profit +2% EURIBOR Increase
	€'000	€'000		€'000
Amount drawn	(220,373)	(2,204)		(4,407)
Hedging (caps)
€45m expires January 2019: strike 1.00%	44,700	-		447
€100m expires November 2018: strike 1.00%	100,000	-		1,000
€100m expires November 2019: strike 1.00%	75,673	-		756
Impact on profit after hedging			(2,204)		(2,203)

Exposure to interest rates is limited to the exposure of the Group's earnings from borrowings. Variable rate borrowings were €159.4m (March 2018: €220.4m) and net debt (note 26.b) was €217.1m in total of which €75.0m was fixed rate private placement notes (March 2018: €202.7m of which €nil was fixed). The Group's drawings under its facilities were based on a EURIBOR rate of 0% throughout the period.

iii. Credit risk

Credit risk is the risk of loss of principal or loss of a financial reward stemming from a counterparty's failure to repay a loan or otherwise meet a contractual obligation. Credit risk is therefore, for the Group and Company, the risk that the counterparties underlying its assets default.

The Group has the following types of financial assets and cash that are subject to credit risk:

Cash and cash equivalents: These are held with major Irish and European institutions. The Board has established a cash management policy for these funds which it monitors regularly. This policy includes ratings restrictions, BB or better, and related investment thresholds, maximum balances of €25-50m with individual institutions dependent on rating, to avoid concentration risks with any one counterparty. The Group has also engaged the services of a Depository to ensure the security of the cash assets.

Trade and other receivables: Rents are generally received one quarter in advance from tenants and therefore there tends to be a low level of credit risk associated with this asset class. An amount of €34.6m was due in relation to the sale of an investment property at 31 March 2019 which was received shortly after the financial year end (March 2018: nil). Otherwise, the Group has small balances in trade receivables which are immaterial in the context of credit risk.

Trade receivables are managed under a "held to collect" business model as described in note 22. On that basis, the loss allowance at 1 April 2018 on adoption of IFRS 9 and at 31 March 2019 was immaterial. There are no contract assets at either 1 April 2018 or 31 March 2019.

Trade receivables and contract assets are written off when there is no reasonable expectation of recovery. Indicators that there are no reasonable expectations of recovery are, inter alia, the failure of a debtor to engage with the Group and make a payment plan, a failure to make contractual payments for more than 120 days, and the expectation that amounts may be irrecoverable as the tenant has vacated and refuses to engage further.

In the prior year under the previous accounting policy (before the introduction of IFRS9), the impairment of trade receivables was assessed on an incurred loss model, i.e. balances known to be irrecoverable were written down by reducing the carrying amount directly. The Group had no such write-offs as at 31 March 2019 or 31 March 2018.

The maximum amount of credit exposure is therefore:

	As at 31 March 2019 €'000	As at 31 March 2018 €'000
Other financial assets	194	240
Trade and other receivables	37,630	2,092
Cash and cash equivalents	22,372	22,521
Balance at end of period	60,196	24,853

iv. Liquidity risk

Liquidity risk is the risk that the Group will not be able to meet its financial obligations as they fall due. The Group ensures that it has sufficient available funds to meet obligations as they fall due. Net current assets, a measure of the Group's ability to meet its current liabilities, at the financial year end were:

As at 31 March 2019

€'000

As at 31 March 2018

€'000

Net current assets at the period end

40,692

7,984

The nature of the Group's activities means that the management of cash is particularly important and is managed over a four-year period. The budget and forecasting process includes cash forecasting, capital and operational expenditure projections, cash in-flows and dividend payments on a quarterly basis over the four-year horizon. This allows the Group to monitor the adequacy of its financial arrangements.

The Group had access at 31 March 2019 to €161m (March 2018: €187m) in undrawn amounts under its revolving credit facility (note 26.a), which matures in December 2023.

Exposure to liquidity risk

Listed below are the contractual maturities of the Group's financial liabilities. Only trade and other payables relating to cash expenditure are included, the balance relates either to non-cash items or deferred income. These include interest margins payable and contracted repayments. EURIBOR is assumed at 0% throughout the period.

At 31 March 2019

	Carrying amount	Contractual cash flows	6 months or less	6-12 months	1-2 years	2-5 years	>5 years
Non-derivatives
Borrowings	234,413	265,390	2,541	2,541	5,082	173,765	81,461
Trade payables	3,231	3,231	3,231	-	-	-	-
Contract liabilities	2,008	2,008	2,008	-	-	-	-
Total	239,652	270,629	7,780	2,541	5,082	173,765	81,461

At 31 March 2018

	Carrying amount	Contractual cash flows	6 months or less	6-12 months	1-2 years	2-5 years	>5 years
Non-derivatives
Borrowings	219,218	251,399	19,355	2,259	4,518	225,267	-
Trade payables	1,369	1,369	1,369	-	-	-	-
Contract liabilities	1,745	1,745	1,745	-	-	-	-
Total	222,332	254,513	22,469	2,259	4,518	225,267	-

v. Capital management

The Group's objectives when managing capital are to:

· Safeguard its ability to continue as a going concern, so that it can continue to provide returns for shareholders and benefits for other stakeholders, and

· Maintain an optimal capital structure to minimise the cost of capital.

In order to maintain or adjust capital, the Group may adjust the amount of dividends paid to shareholders, return capital to shareholders, issue new shares or sell assets to reduce debt. On 1 April 2019, the Company announced a share buyback programme to return €25m, the majority of the net sales proceeds (€35m) from the sale of 77SJRQ, to shareholders (note 38). The Group is also obliged to distribute at least 85% of its property rental income under the REIT regime regulations.

Capital comprises share capital, reserves and retained earnings as disclosed in the consolidated and Company statement of changes in equity. At 31 March 2019 the total capital of the Group was €1,219m (March 2018: €1,112m).

The key performance indicators used in evaluating the achievement of strategic objectives, and as performance measurements for remuneration, are as follows:

· Total property return ("TPR") %: Measures the relative performance of the Company's investment property portfolio versus the Irish property market, as calculated. by the Irish Property Databank ("IPD")

· Total accounting return ("TAR") %: Measures the absolute growth in the Group's EPRA NAV per share plus any ordinary dividends paid during the period.

· EPRA earnings per share (cent): Measures the profit after tax excluding revaluations and gains and losses on disposals and associated taxation (if any). For property companies it is a key measure of a company's operational performance and capacity to pay dividends.

· Total shareholder return ("TSR") %: Measures growth in share value over a period assuming dividends are re-invested in the purchase of shares. Allows comparison to other companies in the Group's listed peer group.

The Group seeks to leverage its equity capital in order to enhance returns (note 26.a ). The loan to value ratio ("LTV") is expressed as net debt (note 26.b) divided by total investment property value (as shown in the balance sheet). The Group's policy is to maintain an LTV ratio of 20-30% on a through cycle basis and not to incur debt above an LTV ratio of 40% (see note 26.b).

Loan covenants

Under the terms of the major borrowing facilities, the Group is required to comply with the following key financial covenants:

· The LTV ratio must not exceed 50%; and

· Interest cover must be greater than 1.5 times on both an historic and forward basis for a 12-month period.

The Group has complied with these key covenants throughout the reporting period.

Other

In addition, the LTV ratio must remain under 50% under the rules of the Irish REIT regime.

The Company's share capital is publicly traded on Euronext Dublin and the London Stock Exchange.

As the Company is authorised under the Alternative Investment Fund regulations it is required to maintain 25% of its annual fixed overheads as capital. This is managed through the Company's risk management process. The limit was monitored throughout the financial year and no breaches occurred.

Section V-Other

This section contains notes that do not belong in any of the previous categories.

32. Operating lease receivables

Future aggregate minimum rentals receivable (to the next break date) under non-cancellable operating leases are:

	As at 31 March 2019 €'000	As at 31 March 2018 €'000
	As at 31 March 2019 €'000	As at 31 March 2018 €'000
Operating lease receivables due in:
Less than one year	55,395	54,680
Between two and five years	162,407	166,096
Greater than five years	195,291	150,565
Total	413,093	371,341

The Group leases its investment properties under operating leases. The weighted average unexpired lease term ("WAULT") at 31 March 2019, excluding residential properties and weighted on contracted rents, based on the earlier of lease break or expiry date was 7.5 years (March 2018: 7.3 years).

These calculations are based on all leases in place at 31 March 2019, i.e. including leases that have not yet commenced.

33. Investment in subsidiary undertakings

Accounting policy

Business combinations

Acquisitions of subsidiaries and businesses are accounted for under the acquisition method. The consideration transferred in a business combination is measured at fair value. Acquisition-related costs are expensed as incurred.

A joint arrangement is an arrangement over which two or more parties have joint control. Joint control is established when no one entity has control of the arrangement on its own; all the entities involved in the arrangement control it collectively. Where the joint arrangement is recognised as a joint operation, the Group recognises its share of assets and liabilities held jointly as well as its share of revenues and expenses according to IFRS applicable to the items being recognised.

There were no business combinations during this or the previous financial year.

34. Capital commitments

The Group has entered into a number of development contracts to develop buildings in its portfolio. The total capital expenditure commitment in relation to these over the next one to two years is approximately €35m (March 2018: €77m).

35. Contingent liabilities

Accounting policy

Contingent liabilities are possible obligations depending on whether some uncertain future event occurs, or present obligations where payment is not probable, or the amount cannot be measured reliably. Contingent liabilities are not recognised but are disclosed unless the possibility of an outflow of economic resources is remote.

The Group has not identified any contingent liabilities which are required to be disclosed in the financial statements.

36. Related parties

36.a Subsidiaries

All transactions between the Company and its subsidiaries are eliminated on consolidation.

The following are the major subsidiaries of the Group:

Name	Registered address/Country of Incorporation	Shareholding/Number of shares held	Directors	Company Secretary	Nature of business
Hibernia REIT Holding Company Limited	South Dock House, Hanover Quay, Dublin D02 XW94, Ireland	100%/1	Justin Dowling Thomas Edwards-Moss Kevin Nowlan Frank O'Neill	Sean O'Dwyer	Holding property interests
Hibernia REIT Holdco One Limited	South Dock House, Hanover Quay, Dublin D02 XW94, Ireland	100%/1	Justin Dowling Thomas Edwards-Moss Kevin Nowlan Frank O'Neill	Sean O'Dwyer	Holding property interests
Hibernia REIT Holdco Two Limited	South Dock House, Hanover Quay, Dublin D02 XW94, Ireland	100%/1	Edwina Governey Kevin Nowlan Mark Pollard	Sean O'Dwyer	General Partner
Hibernia REIT Holdco Three Limited	South Dock House, Hanover Quay, Dublin D02 XW94, Ireland	100%/1	Justin Dowling Thomas Edwards-Moss Frank O'Neill	Sean O'Dwyer	Property development
Hibernia REIT Holdco Four Limited	South Dock House, Hanover Quay, Dublin D02 XW94, Ireland	100%/1	Justin Dowling Thomas Edwards-Moss Frank O'Neill	Sean O'Dwyer	Holding property interests
Hibernia REIT Building Management Services Limited	South Dock House, Hanover Quay, Dublin D02 XW94, Ireland	100%/1	Justin Dowling Thomas Edwards-Moss Kevin Nowlan Frank O'Neill	Sean O'Dwyer	Property management
WK Nowlan REIT Management Limited	South Dock House, Hanover Quay, Dublin D02 XW94, Ireland	100%/300,000	Thomas Edwards-Moss Kevin Nowlan, Frank O'Neill	Sean O'Dwyer	Investment holding company

36.b Other related party transactions

The Group earned rent of €115k from WK Nowlan Real Estate Advisors in Marine House in the financial year ended 31 March 2019 (March 2018: €115k). The lease is currently under review and the Group calculates that it is owed approximately €73k at 31 March 2019 (March 2018: nil).

William Nowlan is Chairman of WK Nowlan Real Estate Advisors. William Nowlan is a shareholder in WK Nowlan Real Estate Advisors along with Kevin Nowlan and Frank O'Neill. As part of his consultancy agreement with the Company, William Nowlan received €92k in consulting fees for the financial year ended 31 March 2019 (March 2018: €84k). Nothing was due to him at 31 March 2019 (March 2018: €25k). This consultancy arrangement has now ceased.

As part of the IMA performance-related payments for the previous financial year (note 11), the following payments were made:

Kevin Nowlan: €2.8m, Frank Kenny: €1.8m, William Nowlan: €1.4m and Frank O'Neill: €0.6m. (March 2018: Kevin Nowlan: €3.2m, Frank Kenny: €2.1m, William Nowlan: €1.6m and Frank O'Neill: €0.6m).

As part of his consultancy agreement with the Company, Frank Kenny earned €140k in fees for the financial year ended 31 March 2019 (March 2018: €181k). He also received a fee of €60k during the period in relation to his role as a Non-Executive Director. An amount of €35k in respect of consultancy fees was owed to him at the period end (March 2018: €nil). This consultancy arrangement has now ceased.

Thomas Edwards-Moss (CFO) rents an apartment from the Group at market rent and paid €12k in rent during the period (March 2018: €14k).

36.c Key management personnel

In addition to the Executive and Non-Executive Directors, the following are the key management personnel of the Group:

Justin Dowling Director of Property (from 1 January 2019 (formerly Head of Asset Management)

Richard Ball Chief Investment Officer (to 31 March 2019)

Edwina Governey Interim Chief Investment Officer (from 31 March 2019)

Sean O'Dwyer Company Secretary and Risk & Compliance Officer

Frank O'Neill Director of Operations (from 1 January 2019 (formerly Chief Operations Officer)

Mark Pollard Director of Development

The remuneration of the above key management personnel during the financial year was as follows:

	Financial year ended 31 March 2019 €'000	Financial year ended 31 March 2018 €'000
Short-term benefits	3,035	2,381
Post-employment benefits	226	200
Other long-term benefits	-	-
Share-based payments	353	379
Total for the financial year	3,614	2,960

The remuneration of Executive Directors and key management is determined by the Remuneration Committee, having regard to the performance of individuals, of the Group and market trends.

37. Impact of transition to new accounting policies

This note explains the impact of the adoption of IFRS 9 Financial Instruments and IFRS 15 Revenue from Contracts with Customers on the Group's financial statements.

Impact on the financial statements

As a result of the changes in the Group's accounting policies there were no restatements of the prior year financial statements, and therefore no impact on balances as at 1 April 2018. There were amendments to presentations to reflect changes in classifications arising from the new policies. There was no impact on profit or loss or reserves from the adoption of either IFRS so this is not shown.

	31 March 2018			1 April 2018
	As originally presented	IFRS 9	IFRS 15	Restated
	€'000	€'000	€'000	€'000
Assets
Non-current assets
Investment property	1,308,717	-	-	1,308,717
Property, plant and equipment	5,411	-	-	5,411
Other financial assets	240	-	-	240
Trade and other receivables	7,787	-	-	7,787
Total non-current assets	1,322,155	-	-	1,322,155
Current assets
Trade and other receivables	7,239	-	-	7,239
Cash and cash equivalents	22,521	-	-	22,521
Non-current assets classified as held for sale	534	-	-	534
Total current assets	30,294	-	-	30,294
Total assets	1,352,449	-	-	1,352,449
Equity and liabilities		-	-
Capital and reserves	686,696	-	-	686,696
Issued capital and share premium	9,620	-	-	9,620
Other reserves	415,414	-	-	415,414
Retained earnings	1,111,730	-	-	1,111,730
Total equity
Non-current liabilities
Financial liabilities	218,409	-	-	218,409
Total non-current liabilities	218,409	-	-	218,409
Current liabilities
Financial liabilities	809	-	-	809
Trade and other payables	21,501	-	(1,745)	19,756
Contract liabilities	-	-	1,745	1,745
Total current liabilities	22,310	-	-	22,310
Total equity and liabilities	1,352,449	-	-	1,352,449

IFRS 9 Financial Instruments

IFRS 9 replaces the provisions of IAS 39 that relate to the recognition, classification and measurement of financial assets and financial liabilities, derecognition of financial instruments, impairment of financial assets and hedge accounting.

The adoption of IFRS 9 has had minimal impact on the financial statements as the Group does not have a large number of financial instruments and has only cash flow hedging on its revolving credit facility.

Adoption resulted in the reclassification of one loan from "carried at amortised cost" to "at fair value", as it did not meet the solely payments of principal and interest test ("SPPI test"). This loan was non-performing and was recovered by the sale of collateral during the financial year ended 31 March 2019.

As at 1 April 2018
	Level	Total €'000	Financial instruments €'000	At fair value €'000	At amortised cost €'000	Carrying value €'000	Fair value €'000
Trade and other receivables	2	15,026	2,092	522	1,570	2,092	2,092
Loans	3	152	152	-	152	152	152
Derivatives at fair value	2	88	88	88	-	88	88
Financial assets		15,266	2,332	610	1,722	2,332	2,332
Reclassification of loans to at fair value				152	(152)
Financial assets as restated		15,266	2,332	762	1,570	2,332	2,332

Impairment of financial assets

The Group has two types of financial assets that are subject to IFRS 9's new expected credit loss model:

· Trade receivables for rental income and other property income; and

· Loans receivable.

The Group's trade receivables that are classified as financial assets are mainly of a very short-term nature. Trade receivables that are financial assets are managed under a "held to collect" business model and the cash collected represents principal and interest where applicable. The Group has adopted the simplified credit loss approach in assessing impairment on these as they do not contain a significant financing component. The move from an incurred loss model to an expected loss model has therefore had an immaterial effect on balances and there is no restatement of prior year financial statements required.

The Group had one loan receivable at 31 March 2018 which was settled during the financial year 31 March 2019 by the sale of the underlying property and the payment of the proceeds to clear the full balance of the loan outstanding plus a small surplus after costs. Therefore the fair value of this loan was determined to be carrying value and there was therefore no need for impairment nor any restatement of prior year financial statements.

Hedge positions

The interest rate swaps and caps in place at 31 March 2018 qualified as cash flow hedges under IFRS 9 and there was therefore no change in classification or measurement of these positions in transitioning from IAS 39 either at 31 March 2018 or 1 April 2018. The Group's risk management strategies and hedge documentation are aligned with the requirements of IFRS9 and these relationships are therefore treated as continuing hedges.

Financial liabilities

There was no impact on financial liabilities of the Group due to the adoption of IFRS 9.

IFRS 15 Revenue from Contracts with Customers

In the current year, the Group has applied IFRS 15 Revenue from Contracts with Customers (as amended in April 2016) which is effective for an annual period that begins on or after 1 January 2018. IFRS 15 introduced a five‑step approach to revenue recognition. However, the Group's revenue is mainly from rental income under lease contracts which falls under IAS 17 (IFRS 16 from 1 April 2019).

IFRS 15 applies to the Group's property management revenues, and service charge income. The accounting policy in respect of this activity is described in note 5. The adoption of IFRS 15 resulted in no remeasurements of balances included in the financial statements. It resulted on one change in presentation of amounts in the consolidated statement of financial position as at 31 March 2018 (and 1 April 2018) as illustrated in the table above. An am ount of €1.7m was reclassified from trade payables to contract liabilities. This represents amounts due in relation to performance obligations under service charge arrangements. See note 5 "Net property expenses" and note 29 "Contract liabilities" for further details and note 3 for transition notes.

38. Events after the reporting period

1. On 1 April 2019 the Company announced its intention to return the net sales proceeds from the sale of 77SJRQ (€35m) to shareholders, commencing with an initial share buyback of up to €25m. The share buyback programme commenced on 2 April 2019, in accordance with the Company's general authority to repurchase ordinary shares as approved by shareholders at the Company's AGM on 31 July 2018 and may continue until 31 December 2019 subject to renewed general repurchase authority at the 2019 AGM. The maximum number of ordinary shares to be repurchased under the share buyback programme is 69,758,891. As at close of business on 21 May 2019 the Company had repurchased and cancelled 3,844,059 ordinary shares for aggregate consideration of €5.3m.

2. The Directors have proposed a final dividend of 2.0 cent per share that is subject to approval at the AGM to be held on 31 July 2019.

3. To enhance our flexibility for future capital management, the Company intends to propose a capital reorganisation resolution at the AGM on 31 July 2019. This will seek permission to convert a substantial part of its share premium account into distributable reserves in a process which will also require High Court approval. Subject to receiving the necessary approvals, the capital reorganisation will likely complete in late 2019.

Supplementary information (unaudited)

I. Five-year record

Based on the Group's consolidated financial statements for the year ended 31 March:

Consolidated statement of financial position	2019	2018	2017	2016	2015
Consolidated statement of financial position	€'m	€'m	€'m	€'m	€'m
Investment property	1,395	1,309	1,167	928	641
Other assets	77	44	43	61	167
Financial liabilities	(231)	(219)	(171)	(73)	-
Other liabilities	(23)	(22)	(25)	(19)	(55)
Net assets	1,218	1,112	1,014	897	753
Financed by:
Share capital	694	687	678	673	658
Reserves	524	425	336	224	95
Total equity	1,218	1,112	1,014	897	753
IFRS NAV per share (cent)	174.7	160.6	147.9	131.6	112.4
EPRA NAV per share (cent)	173.3	159.1	146.3	130.8	111.8

Consolidated income statement	2019	2018	2017	2016	2015
Consolidated income statement	€'m	€'m	€'m	€'m	€'m
Net rental income	53	46	40	30	18
Gains and losses on investment property	98	88	104	125	86
Other gains and losses	-	-	2	-	3
Total operating expenses	(19)	(21)	(21)	(15)	(12)
Operating profit	132	113	125	140	95
Net finance expense	(8)	(6)	(6)	(4)	(2)
Profit for the financial year	124	107	119	136	93
Basic earnings per share (cent)	17.8	15.5	17.3	20.2	18.4
Diluted earnings per share (cent)	17.6	15.4	17.2	20.1	18.3
EPRA earnings per share (cent)	4.0	2.8	2.2	1.5	0.8
Diluted EPRA earnings per share (cent)	3.9	2.8	2.2	1.5	0.8
Dividend per share (cent)	3.5	3.0	2.2	1.5	0.8

II. Alternative performance measures

The Group has applied the European Securities and Markets Authority (ESMA) "Guidelines on Alternative Performance Measures" in this report. An alternative performance measure ("APM") is a measure of financial or future performance, position or cash flows of the Group which is not a measure defined by International Financial Reporting Standards ("IFRS").

The following are the APMs used in this report together with information on their calculation and relevance.

APM	Reconciled to IFRS measure:	Reference	Definition
Contracted rent roll	n/a	n/a	Contracted rent under the lease agreements, and excluding all incentives or rent abatements, for the portfolio as at the reporting date.
EPRA cost ratios	IFRS operating expenses	III.b	Calculated using all administrative and operating expenses under IFRS net of service fees. It is calculated including and excluding vacancy costs.
EPRA earnings and adjusted EPRA earnings	IFRS profit after tax	III.a	As EPRA earnings is used to measure the operational performance of the Group, it excludes all components not relevant to the underlying net income performance of the portfolio, such as the change in value of the underlying investments and any gains or losses from the sales of investment properties. Adjusted EPRA earnings include some further adjustments made to assist investors in understanding the underlying earnings of the Group.
EPRA earnings per share ("EPRA EPS")	IFRS earnings per share	Note 15 III.a	EPRA earnings on a per share basis.
EPRA like-for-like rental growth reporting	n/a	III.d	Like-for-like rental growth compares the growth of the net rental income of the portfolio that has been consistently in operation, and not under development, during the two full preceding periods that are described.
EPRA NAV	IFRS NAV	Note 16 III.f	The objective of the EPRA NAV measure is to highlight the fair value of net assets on an ongoing, long-term basis. Assets and liabilities that are not expected to crystallise in normal circumstances such as the fair value of financial derivatives and deferred taxes on property valuation surpluses are therefore excluded.
EPRA NAV per share	IFRS NAV per share	Note 16 III.f	EPRA NAV calculated on a diluted basis taking into account the impact of any options, convertibles, etc. that are "dilutive".
EPRA NNNAV	IFRS NAV via EPRA NAV	III.f	Reports EPRA NAV including fair value adjustments for any material balance sheet items which are not included in EPRA NAV at fair value.
EPRA NNNAV per share	IFRS NAV via EPRA NAV	III.f	Reports EPRA NAV including fair value adjustments for any material balance sheet items which are not included in EPRA NAV at fair value and calculated on a dilutive basis.
EPRA Net Initial Yield ("EPRA NIY")	n/a	III.e	Inherent yield of the completed portfolio using passing rent at the reporting date.
EPRA topped-up Net Initial Yield ("EPRA topped-up NIY")	n/a	III.e	Inherent yield of the completed portfolio using contracted rent at the reporting date.
EPRA vacancy rate	n/a	III.c	ERV of the vacant space over the total ERV of the completed portfolio.
Loan to value ("LTV")	n/a	Note 26.b	Net debt as a proportion of the value of investment properties
Final and interim dividend per share	Dividend per share	Note 14	Number of cent to be distributed to shareholders in dividends.
Net debt	Financial liabilities	Note 26.b	Financial liabilities net of cash balances (as reduced by the amounts collected from tenants for deposits, sinking funds and similar) available.
Passing rent	n/a	n/a	Annualised gross property rent receivable on a cash basis as at the reporting date.
Property-related capital expenditure		III.g.ii	Property-related capital expenditure analysed so as to illustrate the element of such expenditure that is "maintenance" rather than investment.
Reversionary potential	n/a	III.g.i	Potential rent uplift available from leases with break dates, expiring or review events in future periods.
Total accounting return	Indirectly through EPRA NAV	Note 16	Measures the absolute growth in the Group's EPRA NAV per share plus any ordinary dividends paid in the accounting period.
Total property return ("TAR")	n/a	n/a	Total property return is the return for the period of the property portfolio (capital and income) as calculated by MSCI, the producers of the MSCI Ireland Property Index.

III. European Public Real Estate Association ("EPRA") Performance Measures

EPRA performance measures are calculated according to the EPRA Best Practices Recommendations November 2016. EPRA performance measures are used in order to enhance transparency and comparability with other public real estate companies in Europe. EPRA has consulted investors and preparers of information in order to compile its recommendations. Using these measures ensures that the Group's investors can compare the Group's performance on a like-for-like basis with similar companies.

Further details on these measures are set out below, including their calculation and reconciliation to the financial statements where applicable.

III.a EPRA earnings

EPRA earnings are presented as they are important for investors who want to assess the extent to which dividends are supported by recurring income.

EPRA earnings per share and diluted EPRA earnings per share	Financial year ended 31 March 2019 €'000	Financial year ended 31 March 2018 €'000
Profit for the financial year attributable to the owners of the Company	123,459	107,101
Less:
Gains and losses on investment property	(98,105)	(87,802)
Profit or loss on disposals of other assets	(140)	-
Deferred tax in respect of EPRA adjustments	547	-
Changes in fair value of financial instruments and associated close-out costs	1,711	104
EPRA earnings	27,472	19,403

	'000	'000
Weighted average number of ordinary shares (basic)	694,968	688,900
Weighted average number of ordinary shares (diluted) (note 15)	700,996	695,499
EPRA earnings per share (cent)	4.0	2.8
Diluted EPRA earnings per share (cent)	3.9	2.8

Impact of internalisation: In order to show the impact of items relating to the original external management structure and the subsequent internalisation which will, to a large extent, cease to be an expense to the Group after November 2018, EPRA earnings are shown below adjusted to remove internalisation-related costs. All IMA related amounts are removed and an estimated annual cost of the new remuneration scheme added in.

	Financial year ended 31 March 2019 €'000	Financial year ended 31 March 2018 €'000
EPRA earnings as calculated above	27,472	19,403
Prepaid remuneration expense	2,679	4,444
"Top-up" internalisation expenses	1,482	1,743
New remuneration scheme expense	608	-
IMA performance-related payments	5,401	6,599
Underlying earnings excluding effects of management charges	37,642	32,189
Estimated annual costs of new remuneration scheme	(4,000)	(4,000)
Adjusted EPRA earnings	33,642	28,189
Weighted average number of shares	694,968	688,900
Adjusted earnings per share - (cent)	4.8	4.1

III.b EPRA cost ratios

EPRA costs are calculated below. A table excluding internalisation-related costs is also provided. However, some increase in remuneration costs to provide for variable remuneration for employees is anticipated after the expiry of the current arrangements and therefore the amended costs ratios are only provided to show indicative impacts on ratios post November 2018.

	Financial year ended 31 March 2019 €'000	Financial year ended 31 March 2018 €'000
Total operating expenses under IFRS	19,291	20,116
Property expenses	2,596	3,147
Net service charge costs/fees	122	205
EPRA costs including direct vacancy costs	22,009	23,468
Direct vacancy costs	(545)	(1,073)
EPRA costs excluding direct vacancy costs	21,464	22,395
Gross rental income	56,027	49,075
EPRA cost ratio including direct vacancy costs	39.3%	47.8%
EPRA cost ratio excluding direct vacancy costs	38.3%	45.6%

The Group has not capitalized any overheads in the current or the prior financial year.

	Financial year ended 31 March 2019 €'000	Financial year ended 31 March 2018 €'000
Costs adjusted for internalisation
EPRA costs including direct vacancy costs	22,009	23,468
Prepaid remuneration expense	(2,679)	(4,444)
"Top-up" internalisation expenses	(1,482)	(1,743)
IMA performance-related payments	(5,401)	(6,599)
Costs excluding internalisation effects	12,447	10,682
Direct vacancy costs	(545)	(1,073)
Costs excluding direct vacancy costs	11,902	9,609
Gross rental income	56,027	49,075
Adjusted EPRA cost ratio including direct vacancy costs	22.2%	21.8%
Adjusted EPRA cost ratio excluding direct vacancy costs	21.2%	19.6%

III.c EPRA vacancy rate

This provides comparable and consistent vacancy data for investors based on the independent valuer's assessment of ERV. The EPRA vacancy rate measures the ERV of vacant space expressed as a percentage of the total ERV.

	Financial year ended 31 March 2019 €'000	Financial year ended 31 March 2018 €'000
Annualised ERV vacant units	7,265	1,283
Annualised ERV completed portfolio	67,760	65,571
EPRA vacancy rate	10.7%	2.0%

III.d EPRA like-for-like rental growth

Like-for-like net rental growth compares the growth of the net rental income of the portfolio that has been consistently in operation, and not under development, during the two full preceding periods that are described. Information on the growth in rental income other than from acquisitions and disposals, allows stakeholders to arrive at an estimate of organic growth. This can be used to measure whether the reversions feed through as anticipated, and whether the vacancy rates are changing. This measure excludes rental income on disposals and acquisitions and properties under development or refurbishment during the period. All rental income is from properties based in Dublin, Ireland and the greater Dublin area.

Financial year ended 31 March 2019

Whole portfolio			Like for like portfolio - year ended 31 March 2019
Segment	Value - all assets	Net rental income	VALUE L-f-L assets	Net rental income L-f-L assets current year	Net rental income L-f-L assets prior year	Growth in net rental income
	€'m	€'m	€'m	€'m	€'m	€'m	%

Office assets	1,173.1	43.9	725.8	35.3	32.5	2.8	8.5%
Residential assets	153.1	5.5	134.1	5.2	5.1	0.1	2.1%
Industrial/land assets	53.0	1.0	12.8	0.7	0.7	0.0	5.8%

Total in-place portfolio	1,379.2	50.4	872.7	41.2	38.3	2.9	7.6%
Development assets	16.2	-
Assets sold	-	2.9
Total portfolio	1,395.4	53.3

Buildings excluded from L-f-L as at 31 March 2019

Developments/refurbishments concluded: 1WML, 1-6 SJRQ, 2WML, Two Dockland Central, Hanover Mills, Cannon Place apartments.

Developments in progress/sites: 2 Cumberland Place, Newlands (Gateway)

Properties acquired: 50 City Quay, 129 Slaney Road Industrial Park, Clanwilliam Apartments (77SJRQ acquired in year end March 2018)

Properties sold: New Century House, (The Chancery, Hanover Street East and Lime Street sold in the year ended 31 March 2018)

Financial year ended 31 March 2018

Whole portfolio			Like for like portfolio - year ended 31 March 2018
Segment	Value - all assets	Net rental income	VALUE L-f-L assets	Net rental income L-f-L assets current year	Net rental income L-f-L assets prior year	Growth in net rental income
	€'m	€'m	€'m	€'m	€'m	€'m	%

Office assets	1,017.9	39.1	484.6	21.1	19.5	1.6	8.2%
Residential assets	138.5	5.2	121.0	5.1	4.9	0.2	4.1%
Industrial/land assets	17.8	0.6	12.8	0.7	0.6	0.1	16.6%

Total in-place portfolio	1,174.2	44.9	618.4	26.9	25.0	1.9	7.6%
Development assets	134.5	-
Assets sold		0.8
Total portfolio	1,308.7	45.7

Buildings excluded from L-f-L as at 31 March 2019

Developments/refurbishments concluded: 1WML, One & Two Dockland Central, Hanover Mills, Cannon Place apartments.

Developments in progress/sites: 1-6 SJRQ, 2WML, 2 Cumberland Place, Newlands (Gateway)

Properties acquired: 77SJRQ, Clanwilliam Apartments (Clanwilliam Court acquired in year end March '17)

Properties sold: The Chancery, Hanover Street East and Lime Street (no assets sold in the year ended 31 March 2017)

III.e EPRA Net Initial Yield ("EPRA NIY") and EPRA "topped-up" Net Initial Yield

EPRA NIY: This measures the inherent yield of the portfolio according to set guidelines to allow investors to compare real estate investment companies across Europe on a consistent basis, using current cash passing rent. EPRA "topped-up" NIY: This measures the yield based on rents adjusted for the expiration of lease incentives, i.e. on a contracted rent basis.

At 31 March 2019

	Office €'000	Residential €'000	Industrial/Land €'000	Total €'000	Development €'000	€'000
Investment property at fair value	1,173,140	153,079	53,000	1,379,219	16,199	1,395,418
Less: Development/refurbishment	-	-	(35,500)¹	(35,500)	(16,199)	(51,699)
Completed property portfolio	1,173,140	153,079	17,500	1,343,719	-	1,343,719
Allowance for purchasers' costs²	99,248	6,827	1,481	107,556
Gross up completed property portfolio	1,272,388	159,906	18,981	1,451,275
Annualised cash passing rental income³	46,401	7,099	1,135	54,635
Property outgoings	(755)	(1,232)	(31)	(2,018)
Annualised net rents	45,646	5,867	1,104	52,617
Expiry of lease incentives and fixed uplifts⁴	6,929	-	130	7,059
"Topped-up" annualised net rent	52,575	5,867	1,234	59,676
EPRA NIY	3.6%	3.7%	5.8%	3.6%
EPRA "Topped-up" NIY	4.1%	3.7%	6.5%	4.1%

1. Lands at Newlands are excluded as held for future development

2. Purchasers' costs are 8.46% for commercial and 4.46% for residential

3. Cash passing rent includes residential rents gross as property outgoings are included separately

4. Expiry of lease incentives and fixed uplifts are mainly within one year

At 31 March 2018

	Office €'000	Residential €'000	Industrial/Land €'000	Total €'000	Development/Land €'000	€'000
Investment property at fair value	1,017,937	138,480	17,800	1,174,217	134,500	1,308,717
Less: Development/refurbishment	-	-	(5,000)¹	(5,000)	(134,500)	(139,500)
Completed property portfolio	1,017,937	138,480	12,800	1,169,217	-	1,169,217
Allowance for purchasers' costs²	86,117	6,176	1,083	93,376
Gross up completed property portfolio	1,104,054	144,656	13,883	1,262,593
Annualised cash passing rental income³	43,836	6,816	695	51,347
Property outgoings	(1,662)	(1,229)	-	(2,891)
Annualised net rents	42,174	5,587	695	48,456
Expiry of lease incentives and fixed uplifts⁴	5,798	47	10	5,855
"Topped-up" annualised net rent	47,972	5,634	705	54,311
EPRA NIY	3.8%	3.9%	5.0%	3.8%
EPRA "Topped-up" NIY	4.3%	3.9%	5.1%	4.3%

1. Lands at Newlands are excluded as held for future development

2. Purchasers' costs are 8.46% for commercial and 4.46% for residential

3. Cash passing rent includes residential rents gross as property outgoings are included separately

4. Expiry of lease incentives and fixed uplifts are all within one year

III.f EPRA NAV and EPRA NNNAV

The objective of these measures is to highlight the fair value of net assets on an ongoing, long-term basis. Therefore assets which are not expected to crystallise in normal circumstances are excluded while trading properties are adjusted to their fair value. The Group presents its investment properties in its financial statements at fair value as allowed under IAS 40 and has no items not expected to crystallise in a long-term investment property business model. The fair value of derivative instruments is excluded from EPRA NAV on the basis that these are hedging instruments and intended to be held to maturity. EPRA NNNAV is the EPRA NAV adjusted to reflect the fair value of debt and derivatives and to include deferred taxation on revaluations (if any).

	Financial year ended 31 March 2019		Financial year ended 31 March 2018
	€'000	Cent per share	€'000	Cent per share
IFRS NAV	1,218,539		1,111,730
Deferred tax	547		_
Fair value of financial instruments	288		345
EPRA NAV	1,219,374	173.3	1,112,075	159.1
Deferred tax	(547)
Fair value of financial instruments	(288)		(345)
EPRA NNNAV	1,218,539	173.2	1,111,730	159.1
Ordinary shares in issue including shares to be issued - "diluted" (note 16)	703,617		698,946

III.g Portfolio information

Portfolio information can be generally found in the business review section of this report. Below is further information based on the guidelines issued by EPRA.

i. Reversionary potential

The following data is calculated for the "in-place" office and industrial portfolio (inclusive of the Iconic arrangement) and based on the earliest of review, break or expiry dates. Residential data is excluded as reversion to ERV is limited to 4% in rent-controlled areas where all the residential assets are based, and all leases roll on average annually. Contracted rent is used to avoid overstating uplifts to ERV as fixed uplifts are generally in the first year of lease and are accounted for on a smoothed period over the lease term in the financial data. Further details on portfolio rent statistics can be found in the business review.

As at 31 March 2019

Rent subject to rent reviews
Financial year ended 31 March	2020	2021	2022-2024	>2024	Total
Contracted rent	3.9	1.6	19.9	8.9	34.3
Uplift to ERV¹	3.1	-	(0.1)	0.2	3.2
Total	7.0	1.6	19.8	9.1	37.5

% increase/(decrease) possible	80%	0%	(1)%	2%	9%

From vacant space	7.4	-	-	-	7.4
Total	14.4	1.6	19.8	9.1	44.9


Rent subject to break or expiry
Financial year ended 31 March	2020	2021	2022-2024	>2024	Total
Contracted rent	1.9	2.7	13.6	-	18.2
Uplift to ERV	0.7	-	(0.3)	-	0.4
Total	2.6	2.7	13.3	-	18.6
% increase possible	37%	-	(2)%	-	2 %

Total reversion from review and break/expiry (excluding vacancy )
Total contracted rent	5.8	4.3	33.5	8.9	52.5
Total uplift to ERV	3.8	-	(0.4)	0.2	3.6
% increase possible	53%	-	(1)%	2%	7%
% increase possible including vacancy					21%

1 ERV uplift includes all "in-place" office potential uplifts. The Group may develop some of these properties in the longer term and therefore these reversions may not be obtained.

As at 31 March 2018

Rent subject to rent reviews
Financial year ended 31 March	2019	2020	2021-2023	>2023	Total
Contracted rent	7.7	1.5	24.1	-	33.3
Uplift to ERV¹	4.5	0.2	0.1	-	4.8
Total	12.2	1.7	24.2	-	38.1
% increase/(decrease) possible	59%	13%	0%	-	15%

From vacant space	1.2	-	-	-	1.2
Total	13.4	1.7	24.2	-	39.3


Rent subject to break or expiry
Financial year ended 31 March	2019	2020	2021-2023	>2023	Total
Contracted rent	4.2	1.8	11.4	-	17.4
Uplift to ERV	0.3	0.2	0.5	-	1.0
Total	4.5	2.0	11.9	-	18.4

% increase possible	8%	11%	4%	-	6%

Total reversion from review and break/expiry (excluding vacancy )
Total contracted rent	11.9	3.3	35.5	-	50.7
Total uplift to ERV	4.8	0.4	0.6	-	5.8
% increase possible	40%	12%	2%	-	11%
% increase possible including vacancy					14%

1 ERV uplift includes all "in-place" office potential uplifts. The Group may develop some of these properties in the longer term and therefore these reversions may not be obtained.

ii. Property-related capital expenditure ("capex")

Capital expenditure on the investment portfolio analysed to allow an understanding of the investment in the portfolio during the period. Further information on capex is available in note 17 to the consolidated financial statements as well as in the business review section of this report.

	Financial year ended 31 March 2019	Financial year ended 31 March 2018
	€'m	€'m
Acquisitions	40.0	39.1

Capital expenditure	47.2	50.2

Developments¹	44.8	45.8
LFL portfolio	1.8	2.4
Other²	0.6	2.0

Total capital expenditure for period	87.2	89.4

1. This comprises expenditure on 1SJRQ, 1&2WML, 2 Dockland Central, and 2 Cumberland Place

2. This is financing expenses capitalised

Directors and Other Information

Directors Daniel Kitchen (Chairman)

Colm Barrington (Senior Independent Director)

Roisin Brennan (from 16 January 2019)

Thomas Edwards-Moss (CFO)

Stewart Harrington

Frank Kenny

Kevin Nowlan (CEO)

Terence O'Rourke

Company Secretary Sean O'Dwyer

Assistant Secretary Sanne Corporate Administration Services Ireland

Limited t/a Sanne

4^th Floor

76 Lower Baggot Street

Dublin D02 EK81

Ireland

Registered office South Dock House

Hanover Quay

Dublin D02 XW94

Ireland

Company number 531267

Independent auditor Deloitte Ireland

Chartered Accountants and Statutory Audit Firm

Hardwicke House

Hatch Street

Dublin D02 ND96

Ireland

Tax adviser KPMG

1 Stokes Place

St. Stephen's Green

Dublin D02 DE03

Ireland

Independent valuer Cushman & Wakefield
164 Shelbourne Road
Ballsbridge
Dublin 4
Ireland

Principal banker Bank of Ireland

2 Burlington Plaza

Burlington Road

Dublin 4

Ireland

Depositary BNP Paribas Securities Services, Dublin Branch

Trinity Point 10-11

Leinster Street South

Dublin D02 EF85

Ireland

Registrar Link Registrars Limited t/a Link Asset Services

2 Grand Canal Square

Dublin D02 A342

Ireland

Principal legal adviser A&L Goodbody

25/28 North Wall Quay

IFSC

Dublin D01 H104

Ireland

Corporate brokers Goodbody Stockbrokers

Ballsbridge Park

Ballsbridge

D04 YW83

Ireland

Credit Suisse International

One Cabot Square

London E14 40J

United Kingdom

Glossary

AIF is an Alternative Investment Fund

AIFM is an Alternative Investment Fund Manager

Brexit is the UK exit from the EU.

Cash passing rent is the gross property rent receivable on a cash basis as at the reporting date. It includes sundry items such as car parks rent and estimates of rents in respect of unsettled rent reviews.

CBD is Central Business District.

Contracted rent is the annualised rent adjusted for the inclusion of rent that is subject to a rental incentive such as a rent-free period or reduced rent year.

Developer's profit is the profit on cost estimated by valuers which is typically a percentage of developer's costs, usually between 10% and 25%.

Development construction cost is the total costs of construction to completion, excluding site and financing costs. Finance costs are usually assumed at a notional 7% per annum by the valuers.

DoF is the Department of Finance.

DPS is dividend per share.

DRIP or dividend reinvestment plan is a plan offered by the Group that allows investors to reinvest their cash dividends by purchasing additional shares on the dividend payment date.

EPRA is the European Public Real Estate Association, which is the industry body for European property companies. It produces guidelines for number of standardised performance measures (e.g. EPRA earnings, EPRA NAV).

EPRA cost ratio (including direct vacancy costs) is the ratio of net overheads and operating expenses against gross rental income. Net overheads and operating expenses relate to all administrative and operating expenses net of any service fees, recharges or other income which is specifically intended to cover overhead and property expenses.

EPRA cost ratio (excluding direct vacancy costs) is the same as above except it excludes direct vacancy costs.

EPRA earnings is the profit after tax excluding revaluations and gains and losses on disposals and associated taxation (if any).

EPRA NAV per share is the EPRA NAV divided by the diluted number of shares at the period end.

EPRA net asset value ("EPRA NAV") is defined as the IFRS assets excluding the mark to market on effective cash flow hedges and related debt instruments and deferred taxation on revaluations.

EPRA net initial yield ("NIY") is the passing rent generated by the investment portfolio at the balance sheet date, less estimated recurring irrecoverable property costs, expressed as a percentage of the portfolio valuation as adjusted. The portfolio valuation is adjusted by the exclusion of development properties and those under refurbishment.

EPRA NNNAV is the EPRA NAV adjusted to reflect the fair value of debt and derivatives and to include deferred taxation on revaluations.

EPRA topped-up net initial yield is calculated as the EPRA NIY but adjusting the passing rent for contractually agreed uplifts, where these are not in lieu of rental growth.

EPRA vacancy rate is the Estimated Rental Value ("ERV") of vacant space divided by the ERV of the whole portfolio, excluding developments and residential property. This is the inverse of the occupancy rate.

EPS or earnings per share is the profit after taxation divided by the weighted average number of shares in issue during the period

Equivalent yield is the weighted average of the initial yield and reversionary yield and represents the return that a property will produce based on the occupancy data of the tenant leases.

ERV or Estimated rental value is the external valuer's opinion as to what the open market rental value of the property is on the valuation date, and which could reasonably be expected to be the rent obtainable on a new letting on that property on the valuation date.

Fair value movement is the accounting adjustment to change the book value of the asset or liability to its market value.

FRI lease is a full repairing and insuring lease

GRESB is the Global ESG benchmark for real estate assets.

Gross rental income is the accounting based rental income under IFRS. When the Group provides incentives to its tenants the incentives are recognised over the lease term on a straight-line basis in accordance with IFRS. Gross rental income is therefore the passing rent as adjusted for the spreading of these incentives.

Hibernia is Hibernia REIT plc, the Group or the Company.

In-place portfolio is the portfolio of completed properties, i.e. excluding active development and refurbishment projects and land.

Internalisation refers to the acquisition of the Investment Manager and the ultimate elimination of reliance on the external investment management function through bringing these activities inside the Group.

IPO is the initial public offering, i.e. the first equity raising of the Company.

IPD is the Investment Property Databank Limited which is part of the MSCI Group and produces as independent benchmark of property returns (IPD Ireland Index) and which provides the Group with the performance information required in calculating the performance-based management fee.

IPMS are the international property measurement standards as issued by the Royal Institute of Chartered Surveyors

IRR is internal rate of return.

MSC Ireland Property Index is the MSCI/SCSI/Investment Property Databank Limited Ireland Quarterly Property Index-All Property (the ''IPD Ireland Index'')

Lease incentive is any consideration or expense, borne by the Group, in order to secure a lease.

LEED ("Leadership in Energy and Environmental Design") is a Green Building Certification System developed by the US Green Building Council (USGBC). Its aim is to be an objective measure of building sustainability.

Like for like rental income growth is the growth in net rental income on properties owned through the current and previous periods under review. This growth rate includes revenue recognition and lease accounting adjustments but excludes properties held for development in either financial year or properties with guaranteed rental reviews.

Market abuse regulations are issued by the Central Bank of Ireland and can be accessed on https://www.centralbank.ie/regulation/securities-markets/market-abuse/Pages/default.aspx.

Long-term incentive plan ("LTIP") aims to encourage staff retention and align their interests with those of the Group through the payment of rewards based on the Company and individual's performance through shares in the Company that vest after a future period of service.

NAVPS is the net asset value in cent per share.

Net development value is the external valuer's view on the end value of a development property when the building is fully completed and let.

Net equivalent yield is the weighted average income return (after allowing for notional purchaser's costs) a property will produce based on the timing of the income received. As is normal practice, the equivalent yields (as determined by the external valuers) assumes rent is received annually in arrears.

Net reversionary yield is the expected yield after the rent reverts to the ERV.

Net lettable or net internal area ("NIA") is the usable area within a building measured to the internal face of the perimeter walls at each floor level.

Occupancy rate is the estimated rental value of let units as a percentage of the total estimated rental value of the portfolio, excluding development properties.

Over rented is used to describe when the contracted rent is higher than the ERV.

Passing rent is the annualised gross property rent receivable on a cash basis as at the reporting date. It includes sundry items such as car parks rent and estimates of rents in respect of unsettled rent reviews.

Property income distributions ("PIDs") are dividends distributed by a REIT that are subject to taxation in the hands of the shareholders. Normal withholding tax still applies in most cases.

PRS is the private rented sector which refers to residential properties held for rent.

Psf is per square foot

REIT is a Real Estate Investment Trust. Irish REITs follow section 705E of the Taxes Consolidation Act 1997.

Remuneration Policy: the remuneration policy approved by shareholders at the 2018 AGM and which took effect from 27 November 2018.

Reversion is the rent uplift where the ERV is higher than the contracted rent.

Royal Institute of Chartered Surveyors ("RICS") Professional Standards, RICS Global Valuation Practice Statements and the RICS Global Valuation Practice Guidance - Applications contained within the RICS Valuation - Global Standards 2017 (the "Red Book") issued by the Royal Institute of Chartered Surveyors provide the standards for preparing valuations on property.

Sq. ft. is square feet

Tenant or lease incentives are incentives offered to occupiers on entering into a new lease and may include a rent free or reduced rent period, or a cash contribution to fit-out. Under accounting rules, the value of these incentives is amortised through the rental income on a straight-line basis over the term of the lease or the period to the next break point.

Term certain is the lease period to the next break or expiry.

TMT sector is the technology, media and telecommunications sector.

Total accounting return ("TAR") measures the absolute growth in the Group's EPRA NAV per share plus any ordinary dividends paid.

Total Property Return ("TPR") is the return for the period of the property portfolio (capital and income) as calculated by MSCI, the producers of the IPD Ireland Index.

Total shareholder return ("TSR") is the growth in share value over a period assuming dividends are reinvested to purchase additional units of stock.

Transparency regulations enhance the information made available about issuers whose securities are admitted to trading on a regulated market and further information is available on https://www.centralbank.ie/regulation/securities-markets/transparency/Pages/default.aspx.

Under rented is the term used to describe where contracted rents are lower than ERV. This implies a positive reversion after expiry of the current lease contract terms.

Ungeared IRR is the internal rate of return excluding gearing.

Valuer is the independent valuer appointed by the Group to value the Group's investment properties at the date of the consolidated financial statements. From September 2017 the Group has used Cushman and Wakefield. Previously the Group has used CBRE.

WAULT is weighted average unexpired lease term and is variously calculated to break, expiry or next review date.

1. Total property return is the return of the property portfolio (capital and income) as calculated by MSCI

2. On a like-for-like basis

3. An alternative performance measure ("APM"). The Group uses a number of such financial measures to describe its performance, which are not defined under IFRS and which are therefore considered APMs. In particular, measures defined by EPRA are an important way for investors to compare similar real estate companies. For further information see supplementary information at the end of this announcement

4. Net of costs

5. Excludes refurbishment and development projects

6. By lettable area

This information is provided by RNS, the news service of the London Stock Exchange. RNS is approved by the Financial Conduct Authority to act as a Primary Information Provider in the United Kingdom. Terms and conditions relating to the use and distribution of this information may apply. For further information, please contact rns@lseg.com or visit www.rns.com.

END

FR DDGDUDUDBGCD

Company Announcements

Preliminary Results for the year to 31 March 2019

Consolidated income statement

Consolidated statement of comprehensive income

Consolidated statement of financial position

Consolidated statement of changes in equity

Consolidated statement of cash flows

Notes to the consolidated financial statements

Section I - General

1. General information

2. Basis of preparation

3. Application of new and revised International Financial Reporting Standards ("IFRS")

Section II - Performance

4. Operating segments

5. Revenue and net rental and related income

6. Disaggregation of revenue and rental income

7. Gains and losses on investment property

8. Other gains and losses

9. Administration expenses

10. Employment

11. Share-based payments

11.a New remuneration policy effective from 27 November 2018

11.b IMA performance-related payments to Vendors and staff

11.c Employee long-term incentive plan - interim arrangements

12. Finance income and expense

13. Income tax expense

14. Dividends

15. Earnings per share

16. IFRS NAV, EPRA NAV per share and total accounting return

Section III-Tangible assets

17. Investment property

18. Property, plant and equipment

19. Non-current assets classified as held for sale

Section IV-Financing including equity and working capital

20. Cash and cash equivalents

21. Other financial assets

22. Trade and other receivables

23. Issued capital and share premium

24. Other reserves

24.a Property revaluation reserve

24.b Cash flow hedging reserve

24.c Share-based payment reserve

25. Retained earnings, distributable reserves and dividends on equity instruments

26. Financial liabilities

26.a Borrowings

26.b Net debt reconciliation and LTV

27. Deferred tax liabilities

28. Trade and other payables

29. Contract liabilities

30. Cash flow information

30.a Non-cash movements in operating profit

30.b Cash expended on investment property

30.c Cash received from sales of investment property

30.d Non-cash investing and financing activities

31. Financial instruments and risk management

31.a Financial risk management objectives and policy

31.b Financial assets and financial liabilities

31.c Fair value hierarchy

31.d Financial risk management

Section V-Other

32. Operating lease receivables

33. Investment in subsidiary undertakings

34. Capital commitments

35. Contingent liabilities

36. Related parties

36.a Subsidiaries

36.b Other related party transactions

36.c Key management personnel

37. Impact of transition to new accounting policies

38. Events after the reporting period

Supplementary information (unaudited)

I. Five-year record

II. Alternative performance measures

III. European Public Real Estate Association ("EPRA") Performance Measures

III.a EPRA earnings

III.b EPRA cost ratios

III.c EPRA vacancy rate

III.d EPRA like-for-like rental growth

III.e EPRA Net Initial Yield ("EPRA NIY") and EPRA "topped-up" Net Initial Yield

III.f EPRA NAV and EPRA NNNAV