BELLWAY PLC: Pre-Close Trading Update

Bellway p.l.c.                                  
                       Pre-Close Trading Update                             
                        Thursday 8 August 2013                              
Bellway p.l.c. is today issuing a pre-close trading update for the financial
year ended 31 July 2013. 
Market and Trading 
The new homes market has benefitted from improving consumer confidence
throughout the year, having been supported by government schemes in the form of
NewBuy and Help to Buy. 
Visitor numbers have risen and reservations have exceeded expectations,
averaging 128 per week (2012 - 101), an increase of 27% compared with the
previous year. The sales rate has improved since the introduction of Help to
Buy, with this scheme having been used in 830 reservations since its launch. 
All geographic regions have seen improved performance with the Group continuing
to benefit from its presence in the London market, where 19% of reservations
have been taken during the year. 
The Group has legally completed the sale of 5,652 homes (2012 - 5,226), an
increase of 8.2% compared with the previous year. The average selling price of
homes sold has increased by 3% to around £193,000 (2012 - £186,648) with the
result that housing revenue is expected to be around £1,090m (2012 - £975m), 
increase of around 12%. 
There is some evidence that house prices on more recent land acquisitions,
especially in the south of England, are modestly ahead of initial acquisition
assumptions. This has not, however, had any measurable effect on the growth in
the Group's average selling price which has largely been achieved through
continuing changes in product mix. 
The operating margin continues to improve, driven by a growing proportion of
completions from higher margin land, acquired since the downturn. Whilst there
are some indications of minor cost pressures at a local level, these have not
had a significant effect on the Group's operating margin which will exceed the
11.4% achieved last year by around 200 basis points. 
The Group has continued its disciplined approach to land acquisition, having
expended £300m on land and land creditors, on sites that meet the Group's
minimum acquisition criteria with respect to gross margin and return on capital
employed. In addition, the Group has heads of terms agreed on a further 4,100
As at 31 July 2013, Bellway had thirteen operating divisions. Since 1 August,
the Group has opened two new divisions, with these being located in Manchester
and the Thames Valley. The Group therefore has significant operational capacity
for future volume growth. This should be achieved through ongoing investment in
land, provided that opportunities continue to be identified that meet or exceed
the Group's acquisition criteria. 
The Group ended the year with net bank debt of only £6m and this, combined 
limited exposure to historic shared equity schemes, a relatively insignificant
pension deficit and a discerning use of land creditors, ensures that the Group
retains its balance sheet strength to continue its expansion, should existing
market conditions prevail. 
The resilience in consumer demand has allowed the Group to build a strong order
book comprising 3,525 plots (2012 - 2,533) with a value of £679.5m (2012 - £
441.2m), representing an increase in value of 54% on the previous year. The
strength of the order book provides the Board with reason for optimism for
future volume growth. 
Further growth in volume and margin, together with a continuing focus on return
on capital employed, combined with a progressive dividend policy, should enable
the Group to deliver further enhancements in shareholder value. 
The preliminary results for the year ended 31 July 2013 will be announced on
Tuesday 15 October. 
ONWARDS ON 0191 217 0717. 
Certain statements in this announcement are forward-looking statements which
are based on Bellway p.l.c.'s expectations, intentions and projections
regarding its future performance, anticipated events or trends and other
matters that are not historical facts. Such forward-looking statements can be
identified by the fact that they do not relate only to historical or current
facts. Forward-looking statements sometimes use words such as `aim',
`anticipate', `target', `expect', `estimate', `intend', `plan', `goal',
`believe', or other words of similar meaning. These statements are not
guarantees of future performance and are subject to known and unknown risks,
uncertainties and other factors that could cause actual results to differ
materially from those expressed or implied by such forward-looking statements.
Given these risks and uncertainties, prospective investors are cautioned not to
place undue reliance on forward-looking statements. Forward-looking statements
speak only as of the date of such statements and, except as required by
applicable law, Bellway p.l.c. undertakes no obligation to update or revise
publicly any forward-looking statements, whether as a result of new
information, future events or otherwise. 
-0- Aug/08/2013 06:00 GMT
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