Positive Free Cash Flow
Delivered positive free cash flow of $188 million in FY'26 — the first positive free cash flow in over a decade — driven by robust new sales, moderating development spend and land-bank divestments.
Earnings and Revenue Momentum
Operating revenue increased 10% year-on-year; operating EBITDAF doubled (2x) during the year, reflecting improved recurring earnings and cost discipline.
Aged Care Outperformance
Aged care was the standout segment: second-half EBITDAF grew 32% and EBITDAF per bed lifted 31% to just over $20,000. Country-level EBITDAF reached NZD 15,000 (New Zealand) and ~NZD 32,000 (Australia).
Cash and Balance Sheet Strengthening
Net debt reduced by $94 million to $1.57 billion; completed $2 billion bank refinancing with no maturities until FY'31; $675 million of debt headroom and gearing under 28%.
Substantial Cash Releases and Land Divestments
Delivered $169 million of cash release in FY'26 from land and stock actions, with $147 million contracted land sales (and $72 million cash received). Land divestment target increased toward ~$250 million.
Cost Savings and Efficiency
Achieved $57 million in gross annualized cost savings since FY'24 (top end of $50–$60m guidance); gross non-village costs down 25% and headcount reduced 39% since FY'24, enabling a leaner operating model.
Development Discipline and Reduced CapEx
Active construction sites reduced from 7 to 2, development CapEx fell to $222 million (slightly below guidance of $235m) with estimated committed cost to go of $190 million for remaining main buildings — lowering capital intensity and cycle risk.
Strong Care Demand and Occupancy
Opened 5 new care centres in last 2 years (with only 1 p.a. planned next 3 years); multiple new centres reached ~90% occupancy; premium penetration over 80% in both Australia and New Zealand; revenue per bed up 6% in NZ and 9% in AU.
Product and Pricing Reset in Retirement Living
Contract reset embedded: new deferred management fee (DMF) for new residents averaging 30% and weekly fees for new residents up 63% on unit turnover; 17% of portfolio already on new weekly fees, targeted to be ~50% by FY'29.
Improved Valuations and Lower Financing Costs
Aged care book values per bed increased NZ +11% and AU +16% (6% on constant currency); annualized gross interest costs down $68 million since Feb 2025 and average cost of debt reduced to 5.9% with two-thirds of interest exposure fixed for two years.