TIDMALNA
RNS Number : 2877N
Alina Holdings PLC
29 September 2021
29 September 2021
This announcement contains inside information as defined in
Article 7 of the Market Abuse Regulation 596/2014 and is disclosed
in accordance with the Company's obligations under Article 17 of
those Regulations.
Alina Holdings PLC
(Reuters: ALNA.L, Bloomberg: ALNA:LN)
("Alina" or the "Company")
Interim Results for the period ended 30 June 2021
Highlights for the 6 months ended 30 June 2021
GROUP RESULTS 1H 2021 versus 1H 2020
Group Net Profit / (Loss) for the
period (GBP0.08)m vs. (GBP0.21)m
Group Earnings / (Loss) Per Share
(both basic and diluted)*(1) (GBP0.36) vs. (GBP0.92)
Reported Book value per share*(2) GBP0.28 vs. GBP0.30
Net Cash GBP2.9m vs. GBP4.1m
*(1) based on weighted average number of shares in issue
of 22,697,000 (1H20: 22,697,000)
*(2) based on actual number of shares in issue as at 30
June 2021 of 22,697,000
CHAIRMAN'S STATEMENT
I am happy to present the unaudited interim accounts for the six
months to 30 June 2021. Following the Company's readmission to the
market and change of objectives, the Board has focused its efforts
on reviewing potential new acquisitions whilst also managing the
vestiges of the LSR property portfolio.
As shareholders may know, your board is not made up of what I
would call, "property experts", which we think is a benefit, as we
do not have any pre-, nor mis-conceptions of the value or
opportunities of the Company's property assets. The current
portfolio, which is not fully let is yielding in excess of 15%.
Notwithstanding the yield and the Company's success in collecting
in excess of 92% of rents during the duration of the Covid crisis,
the Company's independent valuers, using the red-book method (akin
to the car dealers' blue book!), have reduced their estimation of
the value of the Company's assets. In the real world a portfolio of
assets yielding 15% wouldn't be marked down when yielding 15%,
unless of course interest rates were going through the roof, which
they aren't...yet!
The Company's property portfolio includes shopping arcades in
Oldham (nr Manchester), Brislington (Bristol) and Hastings (Sussex)
where, as a reminder, England lost 1 - 0 to France in 1066.
Our 3 main properties are all leasehold for up to 186 years.
Oldham has one vacant unit, where the tenant has vacated but is
still paying, which we are working with them on re-leasing;
Brislington is more or less fully let, needs some repairs but has
some development potential, and Denmark Place in Hastings, where a
major retailer, which has closed over 400 stores in the UK, has
surrendered its lease, has ca. 9,000 sq. ft of available space. The
good news is that the retailer was paying well below current market
rates, and we believe that once cleaned up and repaired that we
will be able to relet the property well above what we were
previously receiving. Hastings may also have some expansion
possibilities, which we are also investigating.
Given the above, we are not a seller at these levels.
As previously announced, the Company has dipped its toe into the
leisure market and acquired 2.7% of Dolphin Capital Investors (DCI
LON). DCI is a European Leisure business focused on developing high
end hotels in the eastern Mediterranean (Greece and the surrounding
area). DCI has lost its shareholders even more money than the
previous board of Local Shopping REIT achieved...a record not to be
proud of.
The shareholders of DCI voted some years ago to liquidate and
return capital to shareholders. This process is still ongoing and
will certainly take a few more years, in our opinion. Shareholders
recently removed the previous board and are now working on
accelerating the liquidation process. DCI's September 2021 NAV was
16p per share, as a going concern...which makes little sense to us
when the company is in wind down mode. Nonetheless, we believe the
break-up value of the Company is North of the current market price
of 4.1p/share but South of 16p. We would be very happy to get out
at 8p/share with a +100% gain on our cost or better. We do not,
however, realistically believe that DCI shares will fetch 16p in
liquidation. Time will tell.
The remainder of the Company's assets are in cash.
Conclusion
US markets are trading near their all-time highs, Chinese and
Hong Kong markets are taking it on the chin. And interest rates are
bouncing along the bottom of a pit whilst Central Bankers now have
to find a way to ween drug addicts off free money...without causing
a market collapse.
Dr Nouriel Roubini, (aka Dr Doom or Dr Realist, as he refers to
himself) renowned for foreseeing the mortgage collapse which
brought on the 2008 market collapse said, on 21 September 2021,
that the post-pandemic world is heading for a repeat. His concern
is that "We are in a debt trap" and in order to avoid a major
market and economic collapse, Central Banks will inflate their way
out of the situation they have created with, over time and
inevitably, higher rates and slower growth, with the potential for
Stagflation.
Unfortunately, I agree with Dr Doom/Realist, the elastic band is
awfully stretched and risks snapping; what will the ultimate
catalyst be, remains to be seen but, in our opinion, snap it
probably will.
From an investment point of view, therefore, given the above and
the possibility of a fourth Covid wave...we are glad to maintain
our cash balance and wait for prices to adjust to reflect a slowing
economy.
Portfolio Valuation
The fair value of the property portfolio of six assets held at
30 June 2021 was GBP2.795 million (30 June 2020: six assets,
GBP3.120 million, 31 December 2020: six assets, GBP2.795 million),
based on the valuation provided by Allsop LLP, a firm of
independent chartered surveyors, as at 30 September 2020. The
holding value of the property assets in the Company's accounts was
GBP2.775 million (30 June 2020: GBP3.100 million, 31 December 2021:
GBP2.775 million), which took account of agreed pricing, where
contracts for sale had been exchanged, and sales costs for all
transactions in progress. The directors considered that it was not
appropriate to undertake a further valuation of the property assets
during the prevailing epidemic, bearing in mind the recent date of
the previous valuation and the continuing unsettled state of the
market. For the 30 September 2020 independent valuation, two of the
larger assets were subject to full RICS valuations, with the
remainder subject to desktop updates of their previous full
valuations provided by Allsop LLP in July 2019. The holding value
of the property assets in the financial statements takes account of
the agreed pricing for disposal of the one remaining property
considered to be held for sale and also incorporates the estimated
transaction costs for the sale. On 30 June 2021 the aggregate
holding value of the property investment portfolio in the Company's
accounts, incorporating the adjustment for the value of head leases
under IFRS 16, was GBP3.116 million (30 June 2020: GBP3.816
million, 31 December 2021: GBP3.092 million). On a like-for-like
basis (excluding the value of properties disposed of during the
year), the property valuation at 31 December 2020 showed a
reduction on the 30 September 2019 valuation of 10.42%.
Dolphin Capital Investors (DCI LON)
Dolphin Capital Investors Ltd (www.dolphinci.com) has been a
leading investor and developer in the luxury residential resort
sector. Dolphin aims to dispose all of the company's assets by 31
December 2021.
https://www.dolphinci.com/wp-content/uploads/DCI-Fact-Sheet_September21.pdf
Responsibility Statement
We confirm that to the best of our knowledge:
(a) the condensed set of financial statements has been prepared
in accordance with IAS 34 'Interim Financial Reporting' and gives a
true and fair view of the assets, liabilities, financial position
and profit or loss of the Company and the undertakings included in
the consolidation as a whole as required by DTR 4.2.4 R;
(b) the interim management report includes a fair review of the
information required by DTR 4.2.7R (indication of important events
during the first six months and description of principal risks and
uncertainties for the remaining six months of the year); and
(c) the interim management report includes a fair review of the
information required by DTR 4.2.8R (disclosure of related parties'
transactions and changes therein).
Cautionary statement
This Interim Management Report (IMR) has been prepared solely to
provide additional information to shareholders to assess the
Company's strategies and the potential for those strategies to
succeed. The IMR should not be relied on by any other party or for
any other purpose.
Duncan Soukup
Chairman
Alina Holdings PLC
28 September 2021
Interim Condensed Consolidated Statement of Income
For the six months ended 30 June 2021
Six months Six months 15 months
ended ended ended
30 Jun 30 Jun 31 Dec
21 20 20
Unaudited Unaudited Audited
Note GBP GBP GBP
Gross rental income 218 214 598
Property operating expenses (72) (28) (159)
Net rental income 146 186 439
------------------------------------- ----- ----------- ----------- ----------
Profit/Loss on disposal of
investment properties - 5 1
Profit/(loss) from change in fair
value of investment properties - - (325)
Profit/(loss) from change in fair 125 - -
value of afs investments
Administrative expenses including
non-recurring items (245) (277) (489)
----- ----------- ----------
Operating loss before net financing
costs 26 (86) (374)
Depreciation (2) - -
Financing income* 54 - 3
Financing expenses* (160) (123) (94)
------------------------------------- ----- ----------- ----------- ----------
Loss before tax (82) (209) (465)
------------------------------------- ----- ----------- ----------- ----------
Taxation - - -
------------------------------------- ----- ----------- ----------- ----------
Profit/(loss) for the year
from continuing operations (82) (209) (465)
------------------------------------- ----- ----------- ----------- ----------
Attributable to:
Equity shareholders of the
parent (82) (209) (465)
(82) (209) (465)
------------------------------------- ----- ----------- ----------- ----------
Earnings per share - GBP- pence
(using weighted average number
of shares)
Basic and Diluted 3 (0.36) (0.92) (2.05)
------------------------------------- ----- ----------- ----------- ----------
Interim Condensed Consolidated Statement of Comprehensive
Income
For the six months ended 30 June 2021
Six months Six months 15 months
ended ended ended
30 Jun 30 Jun 31 Dec
21 20 20
Unaudited Unaudited Audited
GBP GBP GBP
Profit/(loss) for the financial year (82) (209) (465)
Other comprehensive income:
Total comprehensive income (82) (209) (465)
-------------------------------------- ----------- ----------- ----------
Attributable to:
Equity shareholders of the parent (82) (209) (465)
----------- ----------- ----------
Total Comprehensive income (82) (209) (465)
-------------------------------------- ----------- ----------- ----------
Interim Condensed Consolidated Statement of Financial
Position
As at 30 June 2021
As at As at As at
30 Jun 30 Jun 31 Dec
21 20 20
Note Unaudited Unaudited Audited
Assets GBP GBP GBP
Non-current assets
Investment properties 4 2,786 3,139 2,762
Available for sale financial
assets 5 1,082 - -
Total non-current assets 3,868 3,139 2,762
------------------------------------- ---------- ---------- --------
Current assets
Trade and other receivables 466 348 228
Investment properties held for
sale 330 330 330
Cash and cash equivalents 2,920 4,050 4,073
Total current assets 3,716 4,728 4,631
------------------------------ ----- ---------- ---------- --------
Total assets 7,584 7,867 7,393
------------------------------ ----- ---------- ---------- --------
Non-current liabilities
Finance lease liabilities 6 (324) (350) (300)
Total non-current liabilities (324) (350) (300)
------------------------------------- ---------- ---------- --------
Liabilities
Current liabilities
Trade and other payables (815) (694) (566)
Total current liabilities (815) (694) (566)
------------------------------------- ---------- ---------- --------
Total liabilities (1,139) (1,044) (866)
------------------------------ ----- ---------- ---------- --------
Net assets 6,445 6,823 6,527
------------------------------ ----- ---------- ---------- --------
Shareholders' Equity
Share capital 10 319 319 319
Capital redemption reserve 598 598 598
Retained earnings 5,528 5,906 5,610
Total shareholders' equity 6,445 6,823 6,527
Total equity 6,445 6,823 6,527
------------------------------ ----- ---------- ---------- --------
Interim Condensed Consolidated Statement of Cash Flows
For the six months ended 30 June 2021
As at As at As at
30 Jun 30 Jun 31 Dec
21 20 20
Unaudited Unaudited Audited
GBP GBP GBP
Cash flows from operating activities
Profit/Loss for the period before
taxation (82) (209) (465)
Loss from change in fair value
of investment properties - - 325
Gain from change in fair value (125) - -
of afs
Loss from change in fair value
of head leases - - 48
Net financing loss/(income) 117 123 91
(Profit)/Loss on disposal of
investment properties - 5 (1)
Decrease/ (Increase) in trade
and other receivables (83) 70 150
(Decrease)/ Increase in trade
and other payables 92 204 146
Loss on foreign exchange (95) (123) (57)
Lease liability interest (11) - (26)
Depreciation 2 - -
Interest paid - (6) (7)
Interest received - 1 3
Net cash flow from operating
activities (185) 65 207
------------------------------------------ ---------- ---------- --------
Net proceeds from sale of investment
properties - - 348
Net proceeds/(purchases) from available (957) - -
for sale investments
Net cash flow in investing activities (957) - 348
------------------------------------------ ---------- ---------- --------
Cash flows from financing activities
Reduction in head lease liabilities (11) - (48)
Net cash flow from financing activities
- continuing operations (11) - (48)
------------------------------------------ ---------- ---------- --------
-
Net increase in cash and cash
equivalents (1,153) 65 507
Cash and cash equivalents at
the start of the year 4,073 3,985 3,566
Cash and cash equivalents at
the end of the year 2,920 4,050 4,073
------------------------------------------ ---------- ---------- --------
Interim Condensed Consolidated Statement of Changes in
Equity
For the six months ended 30 June 2021
Attributable to owners of the
Company
------------------------------------------- -------
Capital
Share redemption Retained
Capital Reserves reserve Earnings Total
GBP000 GBP000 GBP000 GBP000 GBP000
Balance as at 31 December
2019 319 - 598 6,115 7,032
---------------------------- -------- --------- ----------- --------- -------
Loss for Period - - - (209) (209)
Balance as at 30 June 2020 319 - 598 5,906 6,823
---------------------------- -------- --------- ----------- --------- -------
Loss for Period - - - (296) (296)
Balance as at
31 December 2020 319 - 598 5,610 6,527
---------------------------- -------- --------- ----------- --------- -------
Loss for Period - - - (82) (82)
Balance as at 30 June 2021 319 - 598 5,528 6,445
---------------------------- -------- --------- ----------- --------- -------
ACCOUNTING POLICIES
The Group prepares its accounts in accordance with applicable
International Financial Reporting Standards ("IFRS") as adopted by
the UK
Notes to the Interim Condensed Consolidated Financial
Information
1. General information
Alina Holdings PLC ("Alina" or the "Company") is a company
registered on the Main Market of the London Stock Exchange.
In December 2020 the Company changed its accounting reference
date to 31 December in each year, following which it published an
interim report for the six months to its previous accounting
reference date of 30 September 2020. The comparative period
reported on in this document is therefore the six months from the 1
January 2020 and 30 June 2020, thereby ensuring continuity in the
Company's financial reporting.
2. Significant Accounting policies
The Group prepares its accounts in accordance with applicable
International Financial Reporting Standards ("IFRS") as adopted by
the UK.
The accounting policies applied by the Company in this unaudited
consolidated interim financial information are the same as those
applied by the Company in its consolidated financial statements as
at and for the period ended 31 December 2020 except as detailed
below.
The financial information has been prepared under the historical
cost convention, as modified by the accounting standard for
financial instruments at fair value.
Estimates
There are no changes to the estimates since last reporting
period.
Segmental reporting
IFRS 8 requires operating segments to be identified on the basis
of internal reports that are regularly reported to the chief
operating decision maker to allocate resources to the segments and
to assess their performance. Since the strategy review in July 2013
the Group has identified one operation and one reporting segment,
being rental income in the UK, which is reported to the Board of
directors on a quarterly basis. The Board of directors is
considered to be the chief operating decision maker.
2.1. Basis of preparation
The condensed consolidated interim financial information for the
six months ended 30 June 2021 has been prepared in accordance with
International Accounting Standard No. 34, 'Interim Financial
Reporting'. They do not include all of the information required for
full annual financial statements and should be read in conjunction
with the consolidated financial statements of the Company as at and
for the year ended 31 December 2020.
These condensed interim financial statements for the six months
ended 30 June 2021 and 30 June 2020 are unaudited and do not
constitute full accounts. The comparative figures for the period
ended 31 December 2020 are extracted from the 2020 audited
financial statements. The independent auditor's report on the 2020
financial statements was not qualified.
All intra-group transactions, balances, income and expenses are
eliminated in full on consolidation.
2.2. Going concern
The financial information has been prepared on the going concern
basis as management consider that the Group has sufficient cash to
fund its current commitments for the foreseeable future.
3. Earnings per share
Six months Six months 15 months
ended ended ended
30 Jun 30 Jun 31 Dec
21 20 20
Unaudited Unaudited Audited
The calculation of earnings per share
is based on
the following loss and number of shares:
Profit/(loss) for the period (GBP'000) (82) (209) (465)
Weighted average number of shares of the
Company ('000) 22,697 22,697 22,697
----------- ----------- ----------
Earnings per share:
Basic and Diluted (GBP - pence) (0.36) (0.92) (2.05)
Notes to the Interim Condensed Consolidated Financial
Information Continued
4. Investment Properties
Freehold Leasehold
Investment Investment
Properties Properties Total
GBP000 GBP000 GBP000
At 31 December 2019 40 3,099 3,139
----------------------------------- ----------- ----------- -------
Fair value adjustments - - -
At 30 June 2020 40 3,099 3,139
----------------------------------- ----------- ----------- -------
Fair value adjustment - head
leases - (48) (48)
Depreciation - head leases - (4) (4)
Fair value adjustments - property - (325) (325)
At 31 December 2020 40 2,722 2,762
----------------------------------- ----------- ----------- -------
Fair value adjustment - head
leases - 26 26
Depreciation - head leases - (2) (2)
At 30 June 2021 40 2,746 2,786
----------------------------------- ----------- ----------- -------
Allsop LLP, a firm of independent chartered surveyors valued the
Group's property portfolio at 30 September 2017, 31 March 2018, 30
September 2018 and 31 March 2019. On each of these dates Allsop LLP
performed a full valuation of 25% of the Group's properties
(including site inspections) and a desktop valuation of the
remainder, such that all properties owned by the Group have been
inspected and valued over the two-year period. The valuations,
using assumptions regarding yield rates, void levels and comparable
market transactions, were undertaken in accordance with the Royal
Institute of Chartered Surveyors Appraisal and Valuation Standards
on the basis of market value. Market value is defined as the
estimated amount for which a property should exchange on the date
of valuation between a willing buyer and a willing seller in an
arm's length transaction, after proper marketing wherein the
parties had each acted knowledgeably, prudently and without
compulsion
In July 2019 Allsop LLP carried out a full valuation (including
site visits) on all the properties held at that date. In the light
of that recent full valuation, for the 30 September 2019 financial
statements the Company had desktop valuations prepared by Allsops
for all the properties in the portfolio at that date, except for
three properties which were considered to be held for sale and were
therefore valued at their expected sale price less sales costs.
The six property assets held at 30 September 2020 were valued at
that date by Allsop LLP. In line with the Company's established
valuation policy, two of the larger assets were subject to full
RICS valuations, including site inspections, with the remainder
subject to desktop updates of their previous carrying values. In
view of the market uncertainty and the operational restrictions
arising from the COVID-19 outbreak, the directors did not consider
it appropriate to carry out a fresh valuation of the property
portfolio at the half-year. The six properties contained in the
portfolio therefore continue to be recognised in the financial
statements at their holding value in the Company's accounts at 30
September 2020. One property is considered to be held for sale and
its holding value in the Company's accounts therefore takes account
of agreed pricing and sales costs. There were no sales during the
period.
Material valuation uncertainty
The outbreak of the Coronavirus (COVID-19), declared by the
World Health Organization as a "Global Pandemic" on 11 March 2020,
has impacted global financial markets and global economy. Despite
the easing of restrictions, the future impact that COVID-19 might
have on the real estate market gives that less certainty should be
attached to the valuation than would normally be the case. A
reconciliation of the portfolio valuation at 30 June 2021 to the
total value for investment properties given in the Consolidated
Balance Sheet is as follows:
As at As at As at
30 Jun 21 30 Jun 20 31 Dec 20
Unaudited Unaudited Audited
GBP000 GBP000 GBP000
Portfolio valuation 2,775 3,100 2,775
Investment Properties held for
sale (330) (330) (330)
Head leases treated as investment
properties per IFRS 16 341 369 317
Total per Balance Sheet 2,786 3,139 2,762
---------- ---------- ----------
Notes to the Interim Condensed Consolidated Financial
Information Continued
5. Available for sale investments
The Group classifies the following financial assets at fair
value through profit or loss (FVPL):-
Equity investments that are held for trading
As at As at As at
30 Jun 21 30 Jun 20 31 Dec 20
Unaudited Unaudited Audited
GBP000 GBP000 GBP000
Available for sale investments
At the beginning of the period - - -
Additions 957 - -
Unrealised gain/(losses) 125 - -
Disposals - - -
At period close 1,082 - -
------------------------------- ---------- ---------- ----------
AFS investments have been valued incorporating Level 1 inputs in
accordance with IFRS7. They are a combination of cash and
securities held with the listed broker.
Financial instruments require classification of fair value as
determined by reference to the source of inputs used to derive the
fair value. This classification uses the following three-level
hierarchy:
Level 1 - quoted prices (unadjusted) in active markets for
identical assets or liabilities;
Level 2 - inputs other than quoted prices included within level
1 that are observable for the asset or liability, either directly
(i.e., as prices) or indirectly (i.e., derived from prices);
Level 3 - inputs for the asset or liability that are not based
on observable market data (unobservable inputs).
6. Lease liabilities
Finance lease liabilities on Minimum
head rents are payable as follows:
Lease
Payment Interest Principal
GBP000 GBP000 GBP000
At 30 September 2019 3,074 (2,705) 369
------------------------------------- -------- --------- ----------
Movement in value (340) 292 (48)
At 30 December 2020 2,734 (2,413) 321
------------------------------------- -------- --------- ----------
Head lease payment increase
following rent review 317 (292) 25
Movement in value (11) 11 0
At 30 June 2021 3,040 (2,694) 346
------------------------------------- -------- --------- ----------
Short term liabilities 19 - 19
Long term liabilities 3,055 (2,705) 350
At 30 June 2020 3,074 (2,705) 369
------------------------------------- -------- --------- ----------
Short term liabilities 21 - 21
Long term liabilities 2,713 (2,413) 300
At 31 December 2020 2,734 (2,413) 321
------------------------------------- -------- --------- ----------
Short term liabilities 22 - 22
Long term liabilities 3,018 (2,694) 324
At 30 June 2021 3,040 (2,694) 346
------------------------------------- -------- --------- ----------
In the above table, interest represents the difference between
the carrying amount and the contractual liability/cash flow. All
leases expire in more than five years.
Notes to the Interim Condensed Consolidated Financial
Information Continued
7. Related party balances and transactions
As at the period end the Group owed GBP139,599 (December 2020:
GBP99,700, June 2020: GBP18,400) to Thalassa Holdings Limited
("Thalassa"), a company under common directorship. The bulk of this
sum related to legal fees settled by Thalassa but payable by the
Group. The remained related to accounting and registered office
services supplied to the Group by Thalassa at cost. The total
amount is treated as an unsecured, interest free loan made
repayable on demand. The full amount was settled August 2021.
During the period the Group accrued GBP77,598 (December 2020:
nil, June 2020: nil) for consultancy and administrative services
provided to the Group by a company in which the Chairman has a
beneficial interest.
8. Share capital
As at As at As at
30 Jun 30 Jun 31 Dec
21 20 20
Unaudited Unaudited Audited
GBP GBP GBP
Allotted, issued and fully
paid:
22,697,000 ordinary shares
of GBP0.01 each 226,970 226,970 226,970
9,164,017 treasury shares
of GBP0.01 each 91,640 91,640 91,640
Total Share Capital 318,610 318,610 318,610
----------------------------- ---------- ---------- --------
During the year to 30 September 2019, the Company underwent a
Court approved restructure of capital and buy back of shares. Under
this action the issued 20p shares were converted to 1p; capital
reserves were transferred to distributable reserves; 59,808,456
shares were repurchased, and a new Capital Redemption Reserve of
GBP0.598m was established.
Investment in Own Shares
At the year-end, 9,164,017 shares were held in treasury
(September 2019: 9,164,017, June 2020: 9,164,017), and at the date
of this report 9,164,017 were held in treasury.
9. Subsequent events
There were no subsequent events.
10. Copies of the Interim Report
The interim report is available on the Company's website:
www.alina-holdings.com .
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