Quarterly Report • Sep 21, 2017
Quarterly Report
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Half-Year Financial Report for the Period 1 January Through 30 June 2017 Overview Key Financial Data
| ACCENTRO Real Estate AG | 1st half-year 2017 1 January 2017 – 30 June 2017 |
1st half-year 2016 1 January 2016 – 30 June 2016 |
|---|---|---|
| Income statement | TEUR | TEUR |
| Gross profi t | 14,985 | 19,604 |
| EBIT | 11,200 | 15,880 |
| EBT | 7,533 | 13,001 |
| Consolidated income | 5,120 | 7,350 |
| ACCENTRO Real Estate AG | 30 June 2017 | 31 December 2016 |
|---|---|---|
| Balance sheet ratios | TEUR | TEUR |
| Non-current assets | 19,436 | 18,897 |
| Current assets | 277,161 | 259,949 |
| Equity | 138,655 | 136,836 |
| Equity ratio | 44.1 % | 45.5 % |
| Total assets | 314,473 | 300,546 |
| Company shares | |
|---|---|
| Stock market segment | Prime Standard |
| ISIN | DE000A0KFKB3 |
| German Securities Code Number (WKN) | A0KFKB |
| Number of shares on 30 June 2017 | 24,906,258 |
| Free fl oat | 13.72 % |
| Highest price (1 January 2017 – 30 June 2017)* | EUR 12.05 |
| Lowest price (1 January 2017 – 30 June 2017)* | EUR 7.34 |
| Closing price on 30 June 2017* | EUR 8.83 |
| Market capitalisation at 30 June 2017* | EUR 219,922,258 |
* Closing prices in Xetra trading
Dear Shareholders, Dear Ladies and Gentlemen,
The last time we raised funds on the capital market (via the 2014/2019 convertible bond) was 2014, the year the company was acquired by Adler Real Estate AG. Since then, we have continued to grow steadily and profi tably without further fundraising: As recently as year-end 2013, our current assets (meaning our privatisation assets) added up to barely 15 million euros. Now, at mid-year 2017, that total stands at around 260 million euros – more than 17 times as much. Despite the brisk growth, we managed to repay the 2013/2018 debenture with an aggregate par value of 10 million euros prematurely during Q2 2017, and to pay out a dividend for the fi rst time since our IPO in 2007.
Going forward, we intend to maintain this positive performance. The idea is to continue to grow at a steady pace, and to keep expanding our footprint across Germany step by step. Recent acquisitions included assets in Cologne and Hanover. In addition to Berlin, we are now active in the regions of Leipzig, Hanover, Hamburg, Cologne and Bonn. Other cities are under review.
In operational terms, the fi rst half-year of 2017 met our expectations. We are planning to see greater net profi t shares by the end of the second half-year. In early August 2017, we took a major step toward this goal by successfully selling two properties in Berlin while also divesting ourselves of the property portfolio in Bonn. These transactions contribute more than EUR 5 million to our earnings before interest and tax (EBIT). Today, we thus reaffi rm our profi t prediction for 2017 in the amount of EUR 34 million before interest and taxes (EBIT).
Kind regards,
Jacopo Mingazzini Management Board
The condensed consolidated interim fi nancial statements of ACCENTRO Real Estate AG on which this report is based have been prepared in accordance with the International Financial Reporting Standards (IFRS) the way they are to be applied in the European Union.
ACCENTRO Real Estate AG had divested itself almost entirely of its portfolio properties by December 2016, and thereby transformed into a pure trading entity. The remaining portfolio properties are to be sold off in the course of the 2017 fi nancial year. These properties are recognised in the balance sheet as non-current assets held for sale. Earnings and expenses associated with the properties are recognised in the income statement under "discontinued operation." The elimination of the "Portfolio" segment obviates the need for segment reporting, and the practice will be discontinued accordingly as of the 2017 fi nancial year. The fi gures for the reference period January through June 2016 were adjusted.
All monetary fi gures in this report are stated in euro (EUR). Both individual and total fi gures represent the value with the smallest rounding diff erence. Accordingly, adding the values of the individual line items may result in minor diff erences compared to the sum totals posted.
The ACCENTRO Group is a listed property company focusing on residential real estate in Germany. Its business activities are limited exclusively to real property in Germany, particularly in economically attractive locations, the focus being on Berlin. The business activities of ACCENTRO AG concentrate on the trading of residential real estate within the framework of housing privatisations. Associated with this line of business is the management of the residential property holdings. The portfolio is not divided into segments.
The business activities of the ACCENTRO Group include the buying and selling of residential properties and individual apartments, especially the retailing of apartments to owneroccupiers and buy-to-let investors within the framework of retail privatisations of housing portfolios. The business focus is on tenant-sensitive housing privatisations. The privatisation services provided by the ACCENTRO Group involve both the retailing of apartments from the proprietary property stock of the ACCENTRO Group and the provision of privatisation services on behalf of third parties.
ACCENTRO AG is the parent company of the ACCENTRO Group. ACCENTRO AG acts as an operationally active holding company for a number of member companies in which the housing stock is concentrated plus one service company that focuses on the business area of housing privatisations. For companies in which it holds a controlling interest, ACCENTRO AG assumes the top-down responsibilities of corporate controlling, funding, and administration within the ACCENTRO Group. ACCENTRO AG's sphere of ownership includes core divisions such as Legal, Accounting, Controlling, Risk Management, Funding, Purchasing, Asset Management and IT.
The ACCENTRO Group includes the subgroup ACCENTRO Gehrensee GmbH, which pools a largescale property development of 675 fl ats in Berlin, as well as several property holding companies directly managed by ACCENTRO AG that own the property holdings of the ACCENTRO Group. The subgroup and all of the property vehicles are consolidated in the consolidated fi nancial statements of ACCENTRO AG.
Unlike in previous years, the ACCENTRO Group no longer divides into segments. With the bulk of the portfolio property fi nally deconsolidated as of 31 December 2016, and with the remaining properties recognised as assets held for sale, there is no longer a need to distinguish between the segments "Trading" and "Portfolio." Instead, these consolidated fi nancial statements distinguish between continuing and discontinued operations in analogy to the segment representation used in the statement of fi nancial position, income statement, and statement of cash fl ows.
ACCENTRO Real Estate AG uses EBIT as fi nancial performance indicator for corporate controlling purposes. Here, the key control variable is the sales performance of the properties, with defi nitive factors such as the number of condominium reservations placed by potential buyers, and the actual sales prices realised. The latter is aggregated both as number of fl ats involved and as sales total. Among the other factors that the control system takes into account are the operating results of each sub-portfolio or of each property. In addition, control variables such as the number of new clients, viewings, and reservations serve as early indicators for the company's performance.
Factors aggregated on the level of the parent Group include prompt and regular updates on the liquidity position. The liquidity planning for the next 12 months is conducted on a rolling basis. This centrally controlled responsibility helps to monitor the fi nancial stability of the corporate Group. Continuously measuring the liquidity fl ows on the level of each company and the level of the parent Group is an integral part of this control.
In the time passed since their representation in the annual report for the 2016 fi nancial year, there have been no major changes in the macro-economic parameters.
The IfW Kiel Institute for the World Economy suggested in its economic report no. 32 of June 2017 that Germany appears to be on the threshold to an economic boom cycle. In June, barely 2.5 million members of Germany's working population were without a job, putting the unemployment rate at 5.5 %, the lowest level in years.
The business cycle in the advanced economies – the eurozone being one of them – retains its bright outlook, according to IfW economic report no. 31 of June 2017.
After the meeting of the ECB's Governing Council on 8 June 2017, the European Central Bank (ECB) announced that it would make not changes to its monetary policy until further notice, but would maintain its current trajectory of quantitative easing. Accordingly, the historically low level of interest is here to stay.
Private households in Germany are benefi ting from relaxed lending guidelines while the lending terms remain the same otherwise.
The sustained low-interest policy, paired with a stable economic upturn and the rising signifi cance of real property as asset class during a time of general uncertainty on the capital markets, have been a positive infl uence on the residential real estate sector in Germany.
The Third Report of the German Government on the Housing and Real Estate Economy in Germany and the 2016 Resident Fee and Rent Report published in June 2017 summarises the situation as follows: "During the reporting period, the strained situation on the housing markets of numerous cities and regions, which has evolved since 2012, continued to intensify. The dynamic on the housing markets in the largest cities, many campus towns and regions of urban character has persisted, not least because of massive population gains through incoming migration from inside and outside Germany. The housing markets of these locations show supply bottlenecks matched by rising residential rents and prices.
However, the housing market situation still diff ers considerably from one region to the next. Fast-growing regions with housing shortages contrast with other regions that are marked by vacant housing and balanced residential markets in rural, peripheral and economically undeveloped areas where rents and prices are either stagnating or even softening.
There are a variety of reasons for the strong demand in a growing number of German housing markets. The emerging housing shortage of recent years is to a large extent explained by demographic growth as a result of incoming migration from other parts of the country and abroad. Another, equally important demand impulse is generated by the sustained economic boom cycle with corresponding increases in jobs and income. Given the persistently low interest levels and the absence of stable-valued investment alternatives, real estate as buyto-let investment remains as popular as ever among German and international investors. At the same time, homeownership has become more aff ordable for owner-occupiers due to favourable terms of fi nancing, and this in spite of rising property prices.
The enormous surge in demand came after long years of sluggish development on the supply side. Meanwhile, the market has responded to the keen demand by massively expanding its construction activities, not least as a result of the stepped-up commitment of the federal housing policy since the start of the current parliamentary term. The resurgence in building activity since 2009 reached a total of 313,000 planning consents and 248,000 completed apartments in 2015. The upward trend continued in 2016, with well over 375,000 residential building permits issued and 278,000 apartments completed."
The developments in the market environment of the ACCENTRO Group remain robust. In response to the increasingly short supply in Berlin, we are keeping a close eye on emerging trends in the residential property market, and are gradually expanding our footprint to other German metropolises as well as to campus towns and swarm cities.
The business performance of the ACCENTRO Group during the fi rst half-year of 2017 was quite satisfactory. For one thing, the letting take-up has evolved as planned in 2017 to date. However, the net income in the amount of EUR 10.6 million, down from EUR 16.5 million at the end of the prior-year semester, and the EBIT of EUR 11.2 million (reference period 2016: EUR 15.7 million) do not accurately represent the performance profi le of the ACCENTRO Group. Over EUR 30 million worth of sale and purchase agreements were already notarised by the balance sheet date of 30 June 2017, still awaiting the transfer of benefi ts and burdens.
With this in mind and with a view to the sales anticipated in the third and fourth quarter of the ongoing fi nancial year, the Management Board of ACCENTRO Real Estate AG has reaffi rmed the EBIT forecast it made in the consolidated fi nancial statements of 31 December 2016.
The company's share capital changed during the reporting period in the sense that 137,264 convertible bonds from the issued 2014/2019 convertible bond were converted into one share each, and 34,963 convertible bonds into 1.0139 shares each. Accordingly, the share capital of ACCENTRO Real Estate AG amounted to EUR 24,906,258.00 as of 30 June 2017.
There were no senior staff changes to the Supervisory Board and the Management Board of ACCENTRO Real Estate AG during the reporting period.
The ACCENTRO Group's key revenue and earnings fi gures for the continuing operation developed as follows during the fi rst six months of the 2017 fi nancial year:
| H1 2017 | H1 2016 | |
|---|---|---|
| EUR million | EUR million | |
| Revenues | 42.7 | 53.2 |
| EBIT | 11.2 | 15.7 |
| Consolidated income from continuing operation | 5.8 | 8.3 |
The consolidated revenues of the fi rst semester of the 2017 fi nancial year totalled EUR 42.7 million (reference period: EUR 53.2 million) and thus fell short of the total of the prior-year reference period, a fact that is explained by transfers of benefi ts and burdens delayed beyond the end of the reporting period.
The consolidated income by the end of the reporting period equalled EUR 5.8 million (reference period: EUR 8.1 million) and thus matched the bracket we predicted when revising our forecast at mid-year 2016.
At EUR 1.5 million, total payroll and benefi t costs exceeded the prior-year level of EUR 1.3 million, an increase attributable to the expansion of our workforce during the 2016 fi nancial year and during the ongoing fi nancial year.
The net interest result for the fi rst half-year of 2017 equalled EUR –3.7 million and therefore fell behind the fi gure for the reference period (EUR –3.3 million). The rise in interest expenses refl ects the buy-back of the bond that had been issued in November 2013 over an amount of EUR 10 million, as announced on 31 March 2017. This resulted in an early termination penalty while the eff ective interest expense, which would have spread over the remaining lifetime of 17 months if it had not been terminated, was spread over a period of just 4 months ending in June 2017.
The earnings before taxes equalled EUR 7.5 million, down from EUR 13.0 million by the end of the prior-year semester. Taking into account income taxes of EUR –1.8 million (reference period: EUR –4.7 million), this results in a consolidated profi t of EUR 5.8 million (reference period: EUR 8.3 million) for the continuing operation. The low income tax expense during the reporting period is attributable to the initial recognition of deferred tax assets on losses carried forward for the Gehrensee portfolio, which was acquired in December 2016, and eff ects from the profi t and loss transfer agreement signed between Accentro Wohneigentum GmbH and ACCENTRO Real Estate AG in November 2016, which was not yet eff ective during the reporting period that ended 30 June 2016.
| Key Figures from the Cash Flow Statement (Continuing and Discontinued Operations Combined) | |||||
|---|---|---|---|---|---|
| H1 2017 H1 2016 |
|||||
| EUR million | EUR million | ||||
| Cash fl ow from operating activities | –31.3 | 32.5 | |||
| Cash fl ow from investment activities | 3.4 | 12.4 | |||
| Cash fl ow from fi nancing activities | 20.2 | –26.4 | |||
| Net change in cash and cash equivalents | –7.7 | 18.5 | |||
| Cash and cash equivalents at the beginning of the period | 15.1 | 7.0 | |||
| Cash and cash equivalents at the end of the period | 7.4 | 25.4 |
During the fi rst six months of 2017, the cash fl ow from current operations amounted to EUR –31.3 million (reference period: EUR 32.5 million). The operating cash fl ow prior to reinvestments was positive and amounted to EUR 4.9 million (reference period: EUR 13.5 million). This cash fl ow from operations breaks down into the cash profi t for the period and cash-eff ective changes in current working capital. A positive impact on the cash fl ow from operations was generated by rent payments and the amounts deposited in return for inventory properties sold. The generated cash fl ow from operations is impaired by the combined operating expenditures, including income tax payments. The item "Increase/decrease in inventories" shows the balance of property acquisitions versus inventory property sales. The balance in the amount of EUR –36.2 million (reference period: EUR 19.0 million) thus represents the total of net investments in the ongoing build-up of inventory real estate assets. This continuous expansion of the inventory assets during the fi rst half-year of 2017 resulted in a negative cash fl ow from current operations because investments in inventory assets are allocated to current operations.
The cash fl ow from investment activities amounted to EUR 3.4 million during the reporting period (reference period: EUR 12.4 million). In analogy to the reference period, this refl ects essentially the payments made by buyers toward the investment properties sold to them, which are associated with the discontinued operation.
The cash fl ow from fi nancing activities amounted to EUR 20.2 million during the reporting period (reference period: EUR –26.4 million), and breaks down into new loans taken out toward the expansion of the property stock held as inventory assets, payment outfl ows for the principal repayment of loans associable with properties sold from the inventory assets, and the principal repayment of bonds and fi nancial liabilities. In addition, the "cash fl ow from fi nancing activities" item shows the dividend payment of EUR 3.7 million and the early repayment of the 2013/2018 bond in the amount of EUR 10.2 million.
Cash and cash equivalents amounted to EUR 7.4 million as of 30 June 2017, compared to EUR 15.1 million by 31 December 2016.
During the reporting period, the shareholders' equity of the ACCENTRO Group rose from EUR 136.8 million as of 31 December 2016 to EUR 138.7 million by 30 June 2017. Three sources contributed to the change in equity: The consolidated income from continuing and discontinued operations increased it by EUR 5.1 million, whereas conversely the dividend payments reduced it in the amount of EUR 3.7 million. The exercise of conversion rights from the 2014/2019 convertible bond contributed EUR 0.4 million to the capital increase. This results in an equity ratio of 44.1 %, so that it is essentially the same amount as that reported by the balance sheet date of the previous fi nancial year (45.5 %).
The total assets increased by EUR 13.9 million since the balance sheet date of 31 December 2016 as they climbed to a total of EUR 314.5 million. The main reason for the growth is the expansion of the inventory assets by EUR 36.2 million and the reduction of other receivables and assets by EUR 11.8 million.
Non-current liabilities increased by a modest EUR 6.2 million to EUR 71.4 million since the balance sheet date of the previous fi nancial year (EUR 65.2 million), which is associable with the expansion of the inventory assets.
Current liabilities rose by EUR 5.9 million to EUR 104.4 million since the end of 2016 (EUR 98.5 million). This is defi nitively attributable to the fact that a shareholder loan over EUR 4.0 million was taken out.
The economic situation of the ACCENTRO Group remained unchanged during the fi rst six months of the 2017 fi nancial year. The Management Board of ACCENTRO AG therefore reaffi rms its account of the economic situation previously made in the 2016 annual report, which was published on 10 March 2017.
No events of material signifi cance for ACCENTRO Real Estate AG transpired between the balance sheet date of 30 June 2017 and the day on which the fi nancial statements were published.
In its statement of account for the 2016 fi nancial year, the Management Board of ACCENTRO AG predicted a top line sales growth in the double-digit range for the 2017 fi nancial year, and moreover predicted earnings before interest and tax (EBIT) in a range between EUR 34 million and EUR 36 million. Given the present market situation on the key markets of ACCENTRO AG in combination with the persistently positive macroeconomic signals for 2017, the Management Board of ACCENTRO Real Estate AG reaffi rms its forecasts at this time.
The Management Board of ACCENTRO AG anticipates a substantial increase in revenues and EBIT for the second half-year, especially given the fact that more than EUR 30 million in sale and purchase agreements were already notarised by 30 June 2017 but had not yet been fi nalised, so that these contracts are not refl ected in the half-year fi nancial statements for 2017.
In the time since the start of the 2017 fi nancial year, there have been no material changes to the opportunities and risks relevant for the future business development. The Management Board is aware of no risks to the company's going concern status. Accordingly, the disclosures made in the Opportunity and Risk Report of the Consolidated Financial Statements as of 31 December 2016 (annual report 2016, pp. 33+) continue to apply.
| ACCENTRO Real Estate AG | 30 June 2017 | 31 Dec. 2016 |
|---|---|---|
| Assets | TEUR | TEUR |
| Non-current assets | ||
| Goodwill | 17,776 | 17,776 |
| Other intangible assets | 27 | 30 |
| Property, plant and equipment | 188 | 185 |
| t Equity investments |
125 | 26 |
| Tex Equity interests accounted for using the equity method |
266 | 472 |
| Deferred tax assets | 1,055 | 408 |
| lter a Total non-current assets |
19,436 | 18,897 |
| Current assets | ||
| Inventory property | 259,738 | 223,565 |
| Trade receivables | 2,364 | 2,010 |
| Other receivables and other current assets | 6,938 | 18,751 |
| Current income tax receivables | 702 | 480 |
| Cash and cash equivalents | 7,418 | 15,143 |
| Total current assets | 277,161 | 259,949 |
| Non-current assets held for sale | 17,876 | 21,700 |
| Total assets |
| 30 June 2017 | 31 Dec. 2016 | |
|---|---|---|
| ACCENTRO Real Estate AG Equity |
TEUR | TEUR |
| Subscribed capital | 24,906 | 24,734 |
| Capital reserves | 53,437 | 53,180 |
| Retained earnings | 58,501 | 57,164 |
| Attributable to parent company shareholders | 136,845 | 135,078 |
| Attributable to non-controlling companies | 1,810 | 1,758 |
| Total equity | 138,655 | 136,836 |
| Liabilities | TEUR | TEUR |
| Non-current liabilities | ||
| Provisions | 17 | 17 |
| Financial liabilities | 59,197 | 42,716 |
| Bonds | 11,812 | 21,644 |
| Deferred income tax liabilities | 361 | 851 |
| Total non-current liabilities | 71,388 | 65,228 |
| Current liabilities | ||
| Provisions | 1,947 | 3,030 |
| Financial liabilities | 64,473 | 64,807 |
| Bonds | 0 | 138 |
| Advanced payments received | 8,261 | 8,503 |
| Current income tax liabilities | 10,833 | 9,269 |
| Trade payables | 3,308 | 3,365 |
| Other liabilities | 5,357 | 3,178 |
| Shareholder loans | 4,047 | 0 |
| Total current liabilities | 98,226 | 92,290 |
| Liabilities associated with assets held for sale | 6,205 | 6,192 |
| Total equity and liabilities | 314,473 | 300,546 |
| ACCENTRO Real Estate AG | Q2 2017 01 April 2017 – 30 June 2017 |
Q2 2016 01 April 2016 – 30 June 2016 |
H1 2017 01 Jan. 2017 – 30 June 2017 |
H1 2016 01 Jan. 2016 – 30 June 2016 |
|---|---|---|---|---|
| TEUR | TEUR | TEUR | TEUR | |
| Revenues from sales of inventory property | 19,595 | 30,476 | 38,090 | 48,947 |
| Expenses from sales of inventory property | –13,382 | –19,338 | –27,511 | –32,433 |
| Capital gains from inventory property | 6,213 | 11,138 | 10,579 | 16,514 |
| Letting revenues | 1,883 | 1,671 | 3,826 | 3,351 |
| Letting expenses | –610 | –537 | –1,061 | –969 |
| Net rental income | 1,273 | 1,135 | 2,765 | 2,381 |
| Revenues from services | 415 | 498 | 768 | 797 |
| Expenses from services | –198 | –336 | –416 | –517 |
| Net service income | 217 | 162 | 352 | 280 |
| Other operating income | 690 | 111 | 1,289 | 429 |
| Gross profi t or loss | 8,393 | 12,545 | 14,985 | 19,604 |
| Total payroll and benefi t costs | –778 | –740 | –1,460 | –1,302 |
| Depreciation and amortisation of intangible assets and property, plant and equipment |
–21 | –37 | –48 | –65 |
| Impairments of inventories and accounts receivable | 0 | –627 | 0 | –631 |
| Other operating expenses | –1,272 | –1,402 | –2,277 | –1,727 |
| EBIT (earnings before interest and income taxes) | 6,322 | 9,738 | 11,200 | 15,880 |
| Net income from associates | 0 | 371 | 0 | 371 |
| Other income from investments | 0 | 9 | 0 | 18 |
| Interest income | 86 | 67 | 236 | 143 |
| Interest expenses | –1,871 | –1,685 | –3,902 | –3,411 |
| Net interest income | –1,785 | –1,618 | –3,667 | –3,268 |
| EBT (earnings before income taxes) | 4,537 | 8,500 | 7,533 | 13,001 |
| Income taxes | –1,743 | –3,040 | –1,778 | –4,724 |
| Consolidated income from continuing operation | 2,794 | 5,460 | 5,755 | 8,277 |
| Earnings after taxes of discontinued operation | –799 | –323 | –635 | –927 |
| Discontinued operation | –799 | –323 | –635 | –927 |
| Consolidated income | 1,996 | 5,137 | 5,120 | 7,350 |
| thereof attributable to non-controlling interests | 22 | –6 | 52 | 36 |
| thereof attributable to shareholders of the parent company | 1,974 | 5,143 | 5,068 | 7,314 |
Continued on page 14
Continued from page 13
| ACCENTRO Real Estate AG | Q2 2017 01 April 2017 – 30 June 2017 |
Q2 2016 01 April 2016 – 30 June 2016 |
H1 2017 01 Jan. 2017 – 30 June 2017 |
H1 2016 01 Jan. 2016 – 30 June 2016 |
|---|---|---|---|---|
| EUR | EUR | EUR | EUR | |
| Earnings per share (comprehensive income) | ||||
| Basic net income per share (24,906,258 shares; prior year: 24,687,130 shares) |
0.08 | 0.21 | 0.21 | 0.30 |
| Diluted net income per share (30,146,020 shares; prior year: 30,073,906 shares) |
0.06 | 0.17 | 0.15 | 0.25 |
| Earnings per share (continuing operation) | ||||
| Basic net income per share (24,906,258 shares; prior year: 24,687,130 shares) |
0.11 | 0.22 | 0.23 | 0.33 |
| Diluted net income per share (30,146,020 shares; prior year: 30,073,906 shares) |
0.08 | 0.18 | 0.17 | 0.27 |
| ACCENTRO Real Estate AG | H1 2017 01 Jan. 2017– 30 June 2017 |
H1 2016 01 Jan. 2016– 30 June 2016 |
|
|---|---|---|---|
| TEUR | TEUR | ||
| Consolidated income (continuing and discontinued operations) | 5,120 | 7,350 | |
| + | Depreciation / amortisation of non-current assets | 48 | 65 |
| – / + Net income from associates carried at equity | 0 | –389 | |
| + / – Increase / decrease in provisions | –1,083 | 298 | |
| + / – Changes in the fair value of investment property | 0 | 6 | |
| + / – Other non-cash expenses / income | 581 | 4,601 | |
| – / + Increase / decrease in trade receivables and other assets that are not attributable to investing or fi nancing activities |
–2,585 | –10,002 | |
| + / – Increase / decrease in trade payables and other liabilities that are not attributable to investing or fi nancing activities |
3,371 | 11,900 | |
| – / + Income from disposal of investment property | 41 | –53 | |
| – / + Gains / losses from disposals of subsidiaries | 0 | –275 | |
| + / – Other income tax payments | –621 | –10 | |
| = | Operating cash fl ow before de- / reinvestment in trading assets | 4,872 | 13,491 |
| – / + Increase / decrease in inventories (trading properties) | –36,173 | 18,990 | |
| = | Cash fl ow from operating activities | –31,301 | 32,481 |
| thereof continuing operation | –31,586 | 32,481 | |
| thereof discontinued operation | 284 | 0 | |
| + | Proceeds from disposal of investment property (less costs of disposal) | 3,500 | 13,865 |
| + | Interest received | 1 | 61 |
| – | Cash outfl ows for investments in intangible assets | –5 | –8 |
| – | Cash outfl ows for investments in property, plant and equipment | –41 | –71 |
| – | Cash outfl ows for investments in investment properties | –165 | –1,478 |
| – | Cash outfl ows for investments in non-current assets | –144 | 0 |
| + | Payments-in from distributions for shares consolidated at equity | 223 | 0 |
| = | Cash fl ow from investment activities | 3,370 | 12,369 |
| thereof continuing operation | 34 | –79 |
Continued on page 16
Continued from page 15
| ACCENTRO Real Estate AG | H1 2017 01 Jan. 2017– 30 June 2017 |
H1 2016 01 Jan. 2016– 30 June 2016 |
|
|---|---|---|---|
| TEUR | TEUR | ||
| – | Dividend payment | –3,731 | 0 |
| + | Payments from issuing bonds and raising (fi nancial) loans | 56,087 | 9,356 |
| – | Repayment of bonds and (fi nancial) loans | –43,343 | –31,949 |
| – | Interest paid | –2,346 | –3,775 |
| + | Interest received | 196 | 0 |
| + | Repayment of loans granted | 13,343 | 0 |
| = | Cash fl ow from fi nancing activities | 20,207 | –26,368 |
| thereof continuing operation | 20,207 | –26,368 | |
| thereof discontinued operation | 0 | 0 | |
| Net change in cash and cash equivalents | –7,725 | 18,482 | |
| – | Decrease in cash and cash equivalents from the disposal of fully consolidated companies | 0 | –23 |
| + | Cash and cash equivalents at the beginning of the period | 15,143 | 6,981 |
| = | Cash and cash equivalents at the end of the period | 7,418 | 25,441 |
| ACCENTRO Real Estate AG | Subscribed capital |
Capital reserve |
Retained earnings |
Interests held by non controlling companies |
Total |
|---|---|---|---|---|---|
| TEUR | TEUR | TEUR | TEUR | TEUR | |
| As of 1 January 2017 | 24,734 | 53,180 | 57,164 | 1,758 | 136,836 |
| Consolidated income | – | – | 5,068 | 52 | 5,120 |
| Other comprehensive income | – | – | 0 | 0 | 0 |
| Total consolidated income | – | – | 5,068 | 52 | 5,120 |
| Change in non-controlling interests | – | – | – | – | – |
| Convertible bonds converted | 172 | 258 | – | – | 430 |
| Dividend payment | – | – | –3,731 | – | –3,731 |
| As of 30 June 2017* | 24,906 | 53,438 | 58,501 | 1,810 | 138,656 |
* Adding the values of the individual line items may result in slight diff erences compared to the sum totals posted.
| ACCENTRO Real Estate AG | Subscribed capital |
Capital reserve |
Retained earnings |
Interests held by non controlling companies |
Total |
|---|---|---|---|---|---|
| TEUR | TEUR | TEUR | TEUR | TEUR | |
| As of 1 January 2016 | 24,678 | 53,095 | 30,873 | 595 | 109,241 |
| Consolidated income | – | – | 7,314 | 36 | 7,350 |
| Other comprehensive income | – | – | 0 | 0 | 0 |
| Total consolidated income | – | – | 7,314 | 36 | 7,350 |
| Changes in non-controlling interests | – | – | – | – | 0 |
| Convertible bonds converted | 9 | 13 | – | – | 22 |
| As of 30 June 2016* | 24,687 | 53,109 | 38,186 | 631 | 116,613 |
* Adding the values of the individual line items may result in slight diff erences compared to the sum totals posted.
ACCENTRO Real Estate AG with its subsidiaries is a listed real estate company whose core business consists in trading residential real estate within the framework of housing privatisations. The company's registered offi ce is located at Uhlandstr. 165 in 10719 Berlin, Germany. The company shares are listed on the Frankfurt Stock Exchange for trading on the Regulated Market (Prime Standard).
As of 30 June 2017, ACCENTRO Real Estate AG acted as the operating holding company for a number of property vehicles.
These condensed consolidated interim fi nancial statements were approved for publication by the company's Management Board in August 2017. The condensed consolidated interim fi nancial statements were not checked by an auditor or subjected to review.
It was decided not to include a statement of comprehensive income because there are no other eff ects recognised directly in equity that should be posted with the other comprehensive income.
The condensed consolidated interim fi nancial statements for the fi rst semester of the 2017 fi nancial year, which ended on 30 June 2017, were prepared in accordance with the provisions of IAS 34 "Interim Financial Reporting" as adopted by the EU by way of a regulation. The condensed consolidated interim fi nancial statements should be read in conjunction with the consolidated fi nancial statement of ACCENTRO Real Estate AG for the year ended on 31 December 2016.
The accounting policies applied in the condensed interim consolidated fi nancial statements are the same as those applied in the preparation of the consolidated fi nancial statements for the year ended on 31 December 2016.
All amounts posted in the balance sheet, income statement, statement of changes in equity, and cash fl ow statement, as well as in the notes and tabular overviews, are quoted in thousands of euro (TEUR), unless otherwise noted. Both individual and total fi gures represent the value with the smallest rounding diff erence. Small diff erences can therefore occur between the sum of the individual items posted and the reported totals.
As of 30 June 2017, the condensed interim consolidated fi nancial statements of ACCENTRO Real Estate AG included 27 subsidiaries, one joint venture, and thirteen associates. During the fi nancial year's nine-month period ending 30 June 2017, the basis of consolidation as of 31 December 2016 (24 subsidiaries, one joint venture, twelve associates) expanded to include three companies created for the privatisation unit. No business operations were taken over during that time.
The ACCENTRO Group will be included in the interim fi nancial statements of ADLER Real Estate AG, Berlin, the latter being its top-tier parent company.
For several reasons, one being the strategic realignment to focus on the trade with residential real estate within a housing privatisation framework, another being the fi nal deconsolidation of the majority of portfolio properties as of 31 December 2016, and a third being the presentation of the remaining properties as assets held for sale, the previously used distinction between the segments "Trading" and "Portfolio" has become obsolete.
The internal reporting to the Management Board of ACCENTRO Real Estate AG does not include regional drilldowns or any other segmentation.
ACCENTRO Real Estate AG was granted a short-term shareholder credit line in the amount of TEUR 4,000 by its majority shareholder ADLER Real Estate AG, the loan being earmarked for the acquisition of real estate portfolios. The loan will have to be fully repaid by 30 September 2017. It is subject to an interest rate of 5 % p.a.
The ACCENTRO Group employed 38 staff by the end of the semester. The number of employees a year earlier had been 33.
The 2014/2019 convertible bond issued during the 2013/14 fi nancial year implied residual 5,339,675 conversion rights as of 31 December 2016 that entitle the bearers to one ACCENTRO Real Estate AG share each, which could dilute the earnings per share. The conversion rights exercised in the course of the year have created a dilution eff ect.
During the fi rst six months of the 2017 fi nancial year, a total of 137,264 convertible bonds from the 2014/2019 convertible bond were converted into one share in ACCENTRO Real Estate AG each, and 34,963 convertible bonds into 1.0139 shares each. Following the full repayment of the corporate bond in June 2017, the convertible bond accounts for the entire book value of bond liabilities in the amount of TEUR 11,812.
Compared to the prior-year period, the earnings per share for the fi rst six months of the 2017 fi nancial year present themselves as follows:
| Earnings per Share | ||||
|---|---|---|---|---|
| H1 2017 | H1 2016 | |||
| EUR | EUR | |||
| Comprehensive income – basic | 0.21 | 0.30 | ||
| Comprehensive income – diluted | 0.15 | 0.25 | ||
| Continuing operation – basic | 0.23 | 0.33 | ||
| Continuing operation – diluted | 0.17 | 0.27 |
Starting out at EUR 7.39 on the fi rst trading day of 2017, the share price rose to EUR 12.05 by 27 January 2017 after gaining 63.1 %. On the last trading day of the fi rst semester of 2017, the share price closed at EUR 8.83, implying EUR 219,922,258 in market capitalisation.
The average daily trading volume (Xetra) of ACCENTRO stock during the fi rst half-year of 2017 was 10,357 units (H1 2016: 11,513 units).
ACCENTRO share price development from 1 January to 30 June 2017
The number of ACCENTRO Real Estate AG shares in circulation had slightly increased to a total of 24,906,258 no-par value bearer shares by the end of the reporting period (30 June 2017) because some holders of the 6.25 % convertible bond 2014/2019, ISIN DE000A1YC4S6, WKN A1YC4S converted their bonds.
The shares are held to 86.28 % by ADLER Real Estate AG, while 13.72 % of them are held in free fl oat.
| Stock market segment | Prime Standard |
|---|---|
| ISIN | DE000A0KFKB3 |
| German Securities Code Number (WKN) | A0KFKB |
| Number of shares on 30 June 2017 | 24,906,258 |
| Free fl oat | 13.72 % |
| Highest price (1 January 2017 – 30 June 2017)* | EUR 12.05 |
| Lowest price (1 January 2017 – 30 June 2017)* | EUR 7.34 |
| Closing price on 30 June 2017* | EUR 8.83 |
| Market capitalisation at 30 June 2017* | EUR 219,922,258 |
* Closing prices in Xetra trading
I hereby certify to the best of my knowledge, and in accordance with the applicable accounting principles, that the consolidated interim fi nancial statements give a true and fair account of the assets, liabilities, fi nancial position, and profi t or loss of the Group, and that the Group Management Report includes a fair review of the development and performance of the Group's business and state of aff airs, together with a description of the principal opportunities and risks associated with the Group's prospective development.
Berlin, 11 August 2017
Jacopo Mingazzini Management Board
10 November 2017 Quarterly Statement for the period 1 January through 30 September 2017
This date is provisional. For all fi nal dates, please check our website: www.accentro.ag.
This interim report contains specifi c forward-looking statements. A forward-looking statement is any statement that does not relate to historical facts and events. This applies, in particular, to statements relating to future fi nancial earning capacity, plans and expectations with respect to the business and management of ACCENTRO Real Estate AG, growth, profi tability and the general economic and regulatory conditions and other factors to which ACCENTRO Real Estate AG is exposed.
Forward-looking statements are based on current estimates and assumptions made by the company to the best of its knowledge. Such forward-looking statements are based on assumptions and are subject to risks, uncertainties and other factors that may cause the actual results including the net asset, fi nancial and earnings situation of ACCENTRO Real Estate AG to diff er materially from or disappoint expectations expressed or implied by these statements. The business activities of ACCENTRO Real Estate AG are subject to a number of risks and uncertainties that may also cause a forward-looking statement, estimate or prediction to become inaccurate.
This translation of the original German version of the Half-Year Financial Report of ACCENTRO Real Estate AG for the fi rst six months of the 2017 fi nancial year has been prepared for the convenience of our English-speaking shareholders.
The German version is authoritative.
Our fi nancial reports are also available as downloads at www.accentro.ag or may be requested free of charge by writing to ACCENTRO Real Estate AG, Uhlandstr. 165, 10719 Berlin, Germany.
ACCENTRO Real Estate AG Uhlandstr. 165 10719 Berlin, Germany Phone: +49 (0)30 887 181 - 0 Telefax: +49 (0)30 887 181 - 11 E-Mail: [email protected] Home: www.accentro.ag
Jacopo Mingazzini
Axel Harloff , Hamburg
ACCENTRO Real Estate AG Investor & Public Relations Phone: +49 (0)30 887 181 - 799 Telefax: +49 (0)30 887 181 - 779 E-Mail: [email protected]
Goldmund Kommunikation, Berlin www.goldmund-kommunikation.de
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