Botswana retail and office rental space continues to be a major revenue spinner for diversified property giant Turnstar Holdings Limited even during sluggish Sub-Saharan economic growth.
According to the group‘s abridged audited financial results for the year ended 31st January 2019 Turnstar’s Botswana portfolios withstood the year’s challenging economic conditions to register 3 percent increase in rental revenues and contain operational expenses against unfavourable trading environment. On the other hand, Mlimani Holdings a wholly owned subsidiary of Turnstar housing the group’s Tanzanian portfolio suffered suppression from unfavourable trading conditions of the East African market.
According to the Botswana Stock Exchange listed property outfit, the current downturn in the Tanzanian economy has negatively affected Mlimani Commercial Office and Conference Centre revenues because of a significant number of the vacancies in the Commercial Office space experienced during the year under review. Turnstar however reports that according to their forecast several office blocks will be tenanted during the current year.
“The conference centre has been refurbished, and is currently attracting several new bookings” states Turnstar management in the report. On a positive noted for Turnstar‘s Tanzania business the retail mall is performing to its optimum capacity with satisfactory tenancy. Furthermore, Turnstar says due to the downturn in the Tanzanian rentals, particularly in the Commercial Office space, Mlimani Holdings has reported a Fair Value loss for the year.
“It should be noted that Fair Values are calculated on current rentals, projected into the future on a discounted cash flow basis. It does not reflect the actual cost of the buildings, and may change from year to year, depending on occupancy levels,” reads an extract from the financial statement. Against the fair value drop by the Tanzanian business Botswana properties recorded substantial Fair Value Gains to further back and push the group into a year fair value gain.
During the year under review the US Dollar appreciated against the Botswana Pula. The appreciation according to the report resulted in an exchange gain in the Turnstar and Group results for the year ended 31 January 2019. Foreign exchange translation gains and losses are dependent on the US $ / BWP exchange rate as at year end, therefore Turnstar says it ensured that, the US Dollar dominated liabilities are serviced by US Dollar income, and hence the Group was not exposed to actual exchange fluctuations during the 12 month trading period under review.
“The translation gain reported for the year ended 31st January 2019, occurred when translating the US Dollar denominated investments and other financial assets of the Group’s Tanzanian and Dubai subsidiaries to Botswana currency “reports the BSEL listed property outfit. For the previous financial year ended January 2018, US-dollar /Pula exchanges negatively affected the Group’ financial results. The group posted significant decline in profits after tax because of the depreciation of the US Dollar against the Botswana Pula.
This then intern adversely affected the Group results for the year ended 31 January 2018 because of translation loss reported occurred when translating the US Dollar denominated investments and other financial assets of the Group’s Tanzanian subsidiary, Mlimani Holdings Ltd to Botswana Currency. Turnstar subsidiaries report in US Dollar and UAE Dirham currencies; whilst the Group’s functional currency is the Botswana Pula.
“It should be noted that, these foreign exchange translation gains are unrealized and dependant on the US $ / BWP exchange rate at the financial year end” further laments Turnstar top brass. The Group closed the year at a Goodwill impairment of US$1.1, equivalent to P11.5 million arrived at from an assessment of Goodwill carried out in terms of IAS 36.
Still in this year financial report the Botswana homegrown, now a diversified billion Pula property conglomerate reveals that its local subsidiary Turnstar Botswana intends to dispose of the Land and Buildings on Plot 14444 Gaborone West, to Zambesi Corporation (Pty) Ltd, at a proposed sale price of BWP 12 million.
The property constitutes 0.5 percent of the value of the Group’s Property portfolio. “The opinion of an independent professional valuer has been obtained, and it is confirmed that the property is being disposed at market value and that the transaction is at “arm’s length’” explains Turnstar Managing Director Gulaam Husain adding that Botswana Stock Exchange Limited has been notified and has no objection to the transaction while the approval of the Competition Authority has been sought.
Turnstar Holdings Limited is a diversified regional sub-Saharan African property loan stock company listed on the Botswana Stock Exchange (BSE) in 2002, currently one of the most diversified property company on the BSE with property assets valued at over P1. 7billion. Turnstar’s unique sectoral and geographically diversified property portfolio comprises of 13 properties: 6 properties in Gaborone, 2 in Mogoditshane, 1 in Francistown, and 4 in Dar-es-Salaam, Tanzania through its subsidiary Mlimani Holdings Limited. Turnstar also owned a million-dollar property in Dubai through its subsidiaries Turnstar Investments Limited –United Arab Emirates and Palazzo Venezia Holdings Limited.
The partnership between Debswana and Botswana Oil Limited (BOL) which was announced a fortnight ago will create under 100 direct jobs, and scores of job opportunities for citizens in the value chain activities.
In a major milestone, Debswana and BOL jointly announced that the fuel supply to Debswana, which was in the past serviced by foreign companies, will now be reserved for citizen companies. The total value of the project is P8 billion, spanning a period of five years.
“About 88 direct jobs will be created through the partnership. These include some jobs which will be transferred from the current supplier to the new partnership,” Matida Mmipi, Head of Stakeholder Relations at Botswana Oil, told BusinessPost.
“We believe this partnership will become a blueprint for other citizen initiatives, even in other sectors of the economy. Furthermore, this partnership has succeeded in unlocking opportunities that never existed for ordinary citizens who aspire to grow and do business with big companies like Debswana.”
Mmipi said through this partnership, BOL and Debswana intend to impact citizen owned companies in the fuel supply value chain that include transportation, supply, facilities maintenance, engineering, customs clearance, trucks stops and its support activities such as workshop / maintenance, tyre services, truck wash bays among others.
“The number of companies to be on-boarded will be determined by the economics at the time of engagement,” she said. BOL will play a facilitatory role of handholding and assisting emerging citizen-owned fuel supply and fuel transportation companies to supply Debswana’s Jwaneng and Orapa Letlhakane Damtshaa (OLDM) mines with diesel and petrol for their operations.
“BOL expects to increase citizen companies’ market share in the fuel supply and transportation industries, which have over the years been dominated by foreign-owned suppliers. Consequently, the agreement will also ensure security of supply for Debswana operations, which are a mainstay of the Botswana economy,” Mmipi said.
“Furthermore, BOL will, under this agreement, transfer skills to citizen suppliers and transporters during the contract period and ensure delivery of competent and skilled citizen suppliers and transport companies upon completion of the agreement.”
Mmipi said the capacitating by BOL is limited to providing citizen companies oil industry technical capability and capacity to deliver on the requirements of the contract, when asked on helping citizen companies to access funding.
“BOL’s mandate does not include financing citizen empowerment initiatives. Securing funding will remain the responsibility of the beneficiaries. This could be through government financing entities including CEDA or through commercial banks. Further to this, there are financial institutions that have already signed up to support the Debswana Citizen Economic Empowerment Programme (CEEP),” Mmipi indicated.
While BOL is established by government as company limited by guarantee, it will not benefit financially from the partnership with Debswana, as citizen empowerment in the petroleum value chain is core to BOL’s mandate.
“BOL does not pursue citizen facilitation for financial benefit, but rather we engage in citizen facilitation as a social aspect of our mandate. Citizen facilitation comes at a cost, but it is the right thing to do for the country to develop the oil and gas industry,” she said.
Mmipi said supplying fuel to Debswana comes with commercial benefits such as supply margins. These have traditionally been made outside the country when supply was done by multi-nationals for a period spanning over 50 years. With BOL anchoring supply for Debswana, this benefit will accrue locally, and BOL will be able to pay taxes and dividends to the shareholders in Botswana.
PwC Africa has presented the eighth edition of the VAT in Africa Guide – Africa re-emerging. This backdrop of renewal informs on the re-emergence of African economies and societies which have been affected by the COVID-19 pandemic.
In this edition, which has been compiled by PwC Africa’s indirect tax experts, covers a total of 41 African countries. It is geared towards sharing insight with our clients based on the constantly changing tax environments that can have a significant impact on business operations.
Within Africa, governments continue to focus on expanding the tax net by improving revenue collection through efficient compliance systems and procedures. PwC Africa has observed that revenue authorities also continue to take a keen interest in indirect taxes as part of revenue mobilisation initiatives.
Maturing VAT system and upskilling SARS
“In South Africa, VAT is becoming more relevant as a revenue source for the government,” says Matthew Besanko, PwC South Africa’s Indirect Tax Leader. “Strides have been made to upskill South African Revenue Service (SARS) staff and identify VAT revenue leakages, particularly in respect of foreign suppliers of electronic services to people and businesses in South Africa.”
Broadening the tax base and digital economy
In the past year, South Africa, Mozambique and Zimbabwe saw updates to their VAT legislation, or introduced specific legislation targeting electronically supplied services (ESS), which is in line with the global trend of attempting to tax the digital economy. “The expectation is that Botswana will also introduce VAT legislation in due course, while the National Treasury in South Africa has also made mention of revising the rules to account for further developments in the digital economy,” Besanko says.
South Africa’s National Treasury has also drafted legislation with the intention to introduce a reverse charge on gold, which is expected to come into effect later in 2022. While in Zimbabwe, revenue authorities have introduced a tax on the export of raw medicinal cannabis ranging between 10% and 20%, which came into effect on 1 January 2021.
ESG and carbon tax
Key strides have also been made within the Environmental, Social and Governance (ESG) space. “ESG leadership, strategising and reporting is essential now for organisations that wish to flourish and remain relevant,” Kabochi says. He adds that companies need to consider how ESG and tax intersect, since tax is a significant value driver when businesses need to deliver on their ESG goals.
In South Africa, a carbon tax regime, which is being implemented in three phases, has been adopted. The second phase was scheduled to start in January 2023, however phase one was extended by three years until 31 December 2025.
Until then, taxpayers will enjoy substantial tax-free allowances which reduce their carbon tax liability. At the beginning of 2022, the South African government increased the carbon tax rate to R144 (about US$9), which is expected to increase annually to enable South Africa to uphold its COP26 commitments.
With effect from 1 January 2023, carbon tax payers in South Africa will also be required to submit carbon budgets and adhere to the provisions of the carbon budgeting system which will be governed by the Climate Change Bill. Where set carbon budgets are exceeded, the government plans to impose penalties. “At PwC, we are continuously focused on our renewed global strategy, ” The New Equation,” Kabochi says. “Through this strategy, a key focus area for PwC Africa is to support clients in adding value to their ESG ambitions and building trust through sustained outcomes.”
The New Equation is also an acknowledgement of the fundamental changes in the business environment in which PwC’s clients and other stakeholders operate. PwC continues to reinvent and adapt to these changes as a community of problem solvers, combining knowledge and human-led technology to deliver quality services and value.
Local and international economists have lowered their projections on Botswana’s economic growth for 2022 and 2023, saying the country is highly likely to fail to maintain high growth rate recorded in 2021 hence will not reach initial forecasts.
Economists this week lowered 2022 forecasts for Botswana’s economic growth rate, from the initial 5.3% to 4.8% and added that in 2023 growth could further decline to 4.0%. The lower projections come on the backdrop of an annual economic growth that recovered sharply in 2021 with figures showing that year-on-year real Gross Domestic Product (GDP) growth increased to 11.4%, up from a contraction of 8.7% in 2020.
Economists from the local research entity, E-consult, this week stated that the 2021 double digit growth that exceeded projections made at the time of the 2022 budget may be short lived due to other developments taking place in the global economy. E-consult Economist Sethunya Kegakgametse stated that the war in Ukraine has worsened supply problems in the global economy and added that before the war, macroeconomic indicators were seen as improving and returning to pre-COVID levels.
According to the economist the global economy was projected to improve in 2022 and 2023. Recent figures show that global growth projections have been revised downwards from the initial forecast of 4.9% in 2022 with the World Bank’s new estimate for global growth in 2022 at 3.2%.
The statistics also shows that International Monetary Fund revised their growth projections for 2022 and 2023 down by 0.8% and 0.2% respectively, falling to 3.6% for both years. “The outbreak of war has severely dampened the global recovery that was under way following the COVID-19 pandemic,” said the economist.
She stated that despite Botswana being geographically removed from the conflict, the country has not and will not be exempt from the disruptions in the global economy. “The disruptions to global supply chains resulting from the war will have a negative effect on both Botswana’s growth and trade activities.
The economic sanctions against diamonds from Russia will add uncertainty to the market which will have knock on effects to Botswana’s growth, exports, and government revenues,” said the economists who added that the disruptions are driving prices up and result with very high inflation in the local economy.
Kegakgametse projected that in an attempt to limit inflation Bank of Botswana will be forced to raise interest rate “Should the sharp increase in both global and local inflation persist, Bank of Botswana much like other central banks around the world will be forced to raise interest rates in a bid to control rising prices. This would mean an end to the expansionary monetary policy stance that had been adopted post COVID-19 to aid economic growth,” she said.
In the latest projections, the UK based economic research entity Fitch Solutions lowered 2022 real GDP growth forecast for Botswana from 5.3% to 4.8% “In 2023, we see economic growth rate decelerating to 4.0%,” said Fitch Solutions economists who also noted that the 2022 and 2023 economic growth projections may come out lower than the current forecasts, as it is possible that new vaccine-resistant virus variants may be identified, which could result in the re-implementation of restrictions. “In such circumstances, we cannot rule out that Botswana’s economy may post weaker growth than our baseline scenario currently assumes,” said the economists.
According to the projections, Fitch Solution stated that there is limited scope for Botswana government to increase diamond production and exports, following the economic sanctions imposed on Russian diamond mining companies operating in Botswana. The research entity added that De Beers is unlikely to scale up diamond output from Botswana in order to prop up diamond prices.