Quarterly Report • Aug 30, 2013
Quarterly Report
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LEG Immobilien AG
| HIGHLIGHTS | ||||||
|---|---|---|---|---|---|---|
| 01.04.-30.06.2013 | 01.04.-30.06.2012 | Change | 01.01.-30.06.2013 | 01.01.-30.06.2012 | Change | |
| Results of operations | ||||||
| Rental income | €88.9 m | €85.6 m | 3.9 % | €178.1 m | €171.2 m | 4.0 % |
| Net rental and lease income | €64.2 m | €58.7 m | 9.4 % | €123.7 m | €117.0 m | 5.7 % |
| EBITDA | €54.3 m | €49.9 m | 8.8 % | €104.8 m | €102.5 m | 2.2 % |
| EBITDA adjusted | €59.2 m | €52.1 m | 13.6 % | €113.4 m | €108.1 m | 4.9 % |
| EBT | €27.8 m | €-28.2 m | - | €39.7 m | €-12.3 m | - |
| Consolidated net profit | €23.4 m | €-27.4 m | - | €34.7 m | €-10.3 m | - |
| FFO I | €34.6 m | €26.2 m | 32.1 % | €68.4 m | €61.7 m | 10.9 % |
| FFO I per share | €0.65 | €0.49 | 32.1 % | €1.29 | €1.16 | 10.9 % |
| FFO II | €34.1 m | €26.3 m | 29.7 % | €67.7 m | €61.2 m | 10.6 % |
| FFO II per share | €0.64 | €0.50 | 29.7 % | €1.28 | €1.16 | 10.6 % |
| AFFO | €29.9 m | €16.6 m | 80.1 % | €56.7 m | €42.8 m | 32.5 % |
| AFFO per share | €0.56 | €0.31 | 80.1 % | €1.07 | €0.81 | 32.5 % |
| Portfolio | ||||||
| Residential units | 90,894 | 89,769 | 1.3 % | 90,894 | 89,769 | 1.3 % |
| In-place rent | €4.92/ sqm | €4.83/ sqm | 1.9 % | €4.92/ sqm | €4.83/ sqm | 1.9 % |
| Vacancy rate | 3.0 % | 3.9 % | - | 3.0 % | 3.9 % | - |
| 30.06.2013 | 31.12.2012 | Change | 30.06.2013 | 31.12.2012 | Change | |
| Statement of financial position | ||||||
| Investment property | €4,946.2 m | 4,937.1 m | 0.2 % | €4,946.2 m | €4,937.1 m | 0.2 % |
| Cash and cash equivalents | €151.0 m | €133.7 m | 12.9 % | €151.0 m | €133.7 m | 12.9 % |
| Equity | €2,187.6 m | €2,085.5 m | 4.9 % | €2,187.6 m | €2,085.5 m | 4.9 % |
| Total financial liabilities | €2,504.4 m | €2,499.7 m | 0.2 % | €2,504.4 m | €2,499.7 m | 0.2 % |
| Current financial liabilities | €122.6 m | €396.8 m | -69.1 % | €122.6 m | €396.8 m | -69.1 % |
| LTV | 47.50 % | 47.90 % | - | 47.50 % | 47.90 % | - |
| Equity ratio | 41.5 % | 39.8 % | - | 41.5 % | 39.8 % | - |
| EPRA NAV | €2,446.4 m | €2,368.3 m | 3.3 % | €2,446.4 m | €2,368.3 m | 3.3 % |
| EPRA NAV per share | €46.19 | €44.72 | 3.3 % | €46.19 | €44.72 | 3.3 % |
Last year's results per share on a pro forma basis
| LETTER FROM THE MANAGEMENT BOARD | 4 |
|---|---|
| LETTER TO THE SHAREHOLDERS | |
| LEG-SHARES PORTFOLIO |
6 8 |
| INTERIM MANAGEMENT REPORT | |
| ANALYSIS OF NET ASSETS, FINANCIAL POSITION AND RESULTS OF OPERATIONS SUPPLEMENTARY REPORT REPORT OF RISKS AND OPPORTUNITIES FORECAST |
14 24 25 25 |
| CONSOLIDATED INTERIM FINANCIAL STATEMENTS | |
| CONSOLIDATED STATEMENT OF FINANCIAL POSITION – 30TH JUNE 2013 CONSOLIDATED STATEMENT OF COMPREHENSIVE INCOME – 30TH JUNE 2013 CONSOLIDATED STATEMENT OF CASH FLOWS – 30TH JUNE 2013 SELECTED NOTES STATEMENT OF CHANGES IN CONSOLIDATED EQUITY – 30TH JUNE 2013 |
29 30 31 32 44 |
| FINANCIAL CALENDAR | 47 |
The second quarter of the current financial year was overall positive for LEG and in line with our own planning. Business performance ultimately confirmed both the targets for organic growth and for acquisitions as key additional growth driver.
Rental income increased by 4.0 per cent in the first half of the year. Growth of 2.8 per cent was generated on a pro forma basis. This was also aided by a further reduction in the vacancy rate. Starting from an already low level, vacancies declined from 3.9 per cent in the previous year to 3.0 per cent. Over the same period, in-place rents per square metre rose by 1.9 per cent to €4.92. This development highlights the positive fundamental conditions in our local markets, the quality of the property portfolio and LEG's management expertise. Thanks to the gratifying letting successes in the first half of the year, we are confident that we can expect a further positive development in the occupancy rate as the year progresses. With comparable in-place rents per square metre, we forecast further acceleration in growth. The anticipated positive effects from new rent indexes are key drivers for this.
The key performance indicator FFO I (funds from operations not including sales) increased by 10.9 per cent in the first half of the year to €68.4 million despite increased investment in maintenance. Increased maintenance measures were also related to successful new letting activities. Based on the more significant modernisation projects already initiated, we forecast a further slight in crease in total investment in the portfolio over the rest of the year. Planning assumes a significant increase in the capitalisation rate, which should give support to continuing earnings performance overall.
The net asset value as of the end of the first six months was €2,446.4 million or €46.19 per share, and therefore around 3.3 per cent above the value as of 31st December 2012. The equity ratio of 41.5 per cent and a low loan-to-value
(LTV) ratio of 47.5 per cent are further clear evidence of LEG's strong financial position. This safeguards the company's defensive risk profile while leaving us room to grow.
In addition to organic growth, LEG's valuedriven strategy also focuses heavily on acquisitions to enhance value. Our acquisitions to date show that we can also successfully execute the communicated external growth strategy. In total, we have already completed three portfolio transactions in our core markets since our IPO, adding around 3,500 units overall. The portfolios will be transferred in August and October 2013. The planned initial FFO yield for all transactions is already over eight per cent and therefore meets the target we set for ourselves. We also believe that there is further potential for future value enhancement in these portfolios. There are currently other portfolios in an active due diligence phase. In light of this, we are optimistic of achieving our acquisition target of 10,000 residential units by the end of 2014. LEG's financial flexibility and a broad presence on local markets with a leading management platform in NRW are significant strategic success factors.
On the basis of this business performance, LEG can also reiterate its overall outlook for 2013 with a guidance FFO I in the range of between €137 and €140 million. The acquisitions carried out this year should mean an additional earnings contribution of approximately €1.5 million in 2013. The positive prospects for organic growth and the additional positive effects of the acquisitions already made mean a growth in FFO I of around ten per cent is expected for 2014. This outlook does not yet include earnings contributions from planned future acquisitions.
We would like to expressly thank our shareholders, tenants and business partners for the confidence they have placed in us.
Dusseldorf, August 2013
Thomas Hegel (CEO)
Eckhard Schultz (CFO)
Holger Hentschel (COO)
LEG-SHARES 6 PORTFOLIO 8
5
The German stock market performed positively overall in the second quarter of 2013 as well. The German blue chip index, the DAX®, climbed from 7,795.31 to 7,959.22 points as of the end of the quarter, an increase of 2.3 per cent.
However, there was also a greater range of volatility in the stock market. The DAX reached a new all-time high on 22nd May at 8,530.89 points, which was followed by a market correction in the second half of the quarter. A positive performance in economic indicators in the US, the start of an ultra-loose monetary policy in Japan and a cut in interest rates by the ECB boosted the stock markets, while statements by the Fed in particular, indicating a tighter monetary policy in the US, and disturbances on the Chinese interbank market trig gered consolidation.
Under the influence of heightened concern over an imminent turnaround in interest rates induced by the US, German property shares turned in a negative performance in the second quarter. This negative quarterly trend did not spare LEG's shares. After an interim high of €46.27 in May, the shares ultimately closed at €40.00 at the end of the quarter. This development was also experienced by peer group com panies.
Just a few months after the IPO, LEG's shares met the market capitalisation and trading volume criteria for the MDAX®, with the result that they were added to this index under the fast entry procedure on 24th June.
The free float as defined by Deutsche Börse is 50 per cent plus one share. Analyst coverage
| Ticker symbol | LEG |
|---|---|
| WKN | LEG111 |
| ISIN | DE000LEG1110 |
| Number of shares | 52,963,444 |
| Initial listing | 1st February 2013 |
| Market segment | Prime Standard |
| Indexes | MDAX, FTSE EPRA/NAREIT, |
| GPR indexes | |
| Share price as of 28th June 2013 | €40.00 |
| Market capitalisation (28th June 2013) | €2,118.6 m |
| Free float | 50% plus one share |
| Average single-day trading volume | 227,457 shares |
| High | €46.27 |
| Low | €39.70 |
Analyst coverage increased further in recent months, an indication of the ongoing positive trend of investors' interest in LEG's shares. The shares are currently being actively covered by fifteen analysts. Positive investment recommendations are clearly in the majority. There are eleven recommendations with a positive rating, three with a neutral opinion and one with a sell recommendation. Currently, the average upside target price is €47.50.
| 30.06.2013 by number of apartments per cluster |
||||||
|---|---|---|---|---|---|---|
| Number of LEG apartments |
Share of LEG portfolio in % |
Living space in sqm |
In-place rent €/sqm |
Vacancy rate in % |
||
| High growth markets | 31,478 | 34.6 | 2,079,049 | 5.48 | 1.4 | |
| District of Mettmann | 8,096 | 8.9 | 561,254 | 5.49 | 1.8 | |
| Munster | 6,105 | 6.7 | 405,199 | 5.80 | 0.5 | |
| Cologne | 3,506 | 3.9 | 237,195 | 5.71 | 0.5 | |
| Other locations | 13,771 | 15.2 | 875,401 | 5.25 | 1.9 | |
| Stable markets with attrative yields | 32,023 | 35.2 | 2,064,636 | 4.63 | 3.7 | |
| Dortmund | 11,542 | 12.7 | 765,729 | 4.55 | 2.5 | |
| Hamm | 3,976 | 4.4 | 239,995 | 4.42 | 3.3 | |
| Bielefeld | 2,327 | 2.6 | 142,210 | 5.23 | 2.4 | |
| Other locations | 14,178 | 15.6 | 916,702 | 4.66 | 4.9 | |
| Higher yielding markets | 26,004 | 28.6 | 1,607,986 | 4.54 | 4.2 | |
| District of Recklinghausen | 6,407 | 7.0 | 401,168 | 4.56 | 5.7 | |
| Duisburg | 4,727 | 5.2 | 289,845 | 4.68 | 3.7 | |
| Maerkisch District | 4,412 | 4.9 | 269,730 | 4.45 | 2.6 | |
| Other locations | 10,458 | 11.5 | 647,243 | 4.51 | 4.2 | |
| Outside NRW | 1,389 | 1.5 | 92,084 | 5.00 | 1.3 | |
| Total | 90,894 | 100.0 | 5,843,755 | 4.92 | 3.0 |
As of 30th June 2013, the LEG Immobilien AG portfolio comprised 90,894 residential units, 1,008 commercial units and 21,770 garages and parking spaces. The assets are essentially distributed across approximately 160 locations in North Rhine-Westphalia. On average, the residential units measure 64 square metres and have three rooms. Buildings comprise an average of 6.5 residential units and three stories.
Growth markets (Orange) are characterised by a positive population trend, positive household projections and consistently high demand for residential units. Stable markets (Green) are more heterogeneous than growth markets in terms of their demographic and socio-economic development; their housing industry appeal is, on average, solid to high. Higher yielding markets (Purple) are subject to a higher risk of population decline due to ageing and migration. However, with a strong local presence and good market access, there is
still potential for these submarkets and opportunities for attractive risk-adjusted returns.
The underlying indicators in the scoring system are regularly reviewed and are based on the following demographic, socio-economic and property market data, such as population trends, household forecasts, purchasing power, rent levels and rent multipliers. Our analysis of the various local markets in NRW was unchanged in comparison to the end of 2012.
Under this system, Bonn and Munster are the highest ranking markets, followed by Rhein-Sieg District, Cologne and Dusseldorf. A further 15 growth markets are distributed across the Rhineland area, parts of Munsterland and the District of Paderborn. The stable markets are headed by Aachen and Bielefeld. There are 20 further submarkets spread across the entire state. The District of Unna heads the higher yielding market segment, followed by ten further districts predominantly in the Ruhr area and Sauerland.
| 30.06.2012 | Change | |||||
|---|---|---|---|---|---|---|
| Number of LEG apartments |
Share of LEG portfolio in % |
Living space in sqm |
In-place rent €/sqm |
Vacancy rate in % |
In-place rent in % |
Vacancy rate in basis points |
| 30,291 | 33.7 | 2,012,263 | 5.32 | 1.8 | 2.9 | -40 |
| 8,100 | 9.0 | 561,610 | 5.25 | 2.5 | 4.5 | -70 |
| 6,115 | 6.8 | 406,275 | 5.66 | 0.4 | 2.4 | 10 |
| 3,518 | 3.9 | 237,868 | 5.47 | 1.4 | 4.4 | -90 |
| 12,558 | 14.0 | 806,510 | 5.15 | 2.1 | 1.9 | -20 |
| 32,048 | 35.7 | 2,066,091 | 4.59 | 5.0 | 0.8 | -130 |
| 11,556 | 12.9 | 766,406 | 4.56 | 3.7 | -0.3 | -120 |
| 3,976 | 4.4 | 239,995 | 4.34 | 3.4 | 1.8 | -10 |
| 2,329 | 2.6 | 142,355 | 5.16 | 3.5 | 1.4 | -110 |
| 14,187 | 15.8 | 917,334 | 4.60 | 6.8 | 1.3 | -190 |
| 26,041 | 29.0 | 1,609,678 | 4.50 | 5.2 | 0.9 | -100 |
| 6,423 | 7.2 | 402,153 | 4.51 | 6.9 | 1.1 | -120 |
| 4,739 | 5.3 | 290,596 | 4.60 | 4.7 | 1.7 | -100 |
| 4,412 | 4.9 | 269,730 | 4.43 | 2.8 | 0.3 | -20 |
| 10,467 | 11.7 | 647,199 | 4.48 | 5.4 | 0.7 | -120 |
| 1,389 | 1.5 | 92,084 | 4.85 | 0.9 | 3.0 | 40 |
| 89,769 | 100.0 | 5,780,116 | 4.83 | 3.9 | 1.9 | -90 |
The residential portfolio changed only slightly in the second quarter of 2013 compared to the first quarter. Thus, in the second quarter, 27 residential units at various locations were sold for the purposes of portfolio streamlining .
Rent development remained positive in line with planning across all submarkets compared to the second quarter of 2012. The average net basic rent climbed from €4.82 per square metre to €4.90 per square metre (like-for-like) and from
€4.83 per square metre to €4.92 per square metre in absolute terms. In the free financed portfolio, rents increased 2.8 per cent to €5.20 per square metre (like-for-like) and to €5.21 per square metre in absolute terms. The next rent adjustment for rent controlled apartments is scheduled for January 2014.
In our growth markets, rents per square metre rose significantly by 3.0 per cent in comparison to the previous year. Growth on our stable markets and higher yielding markets was at 0.9 per cent. Rents were reduced on stable markets in connection with the advantageous refinancing of subsidised loans in the final quarter of 2012.
| DEVELOPMENT OF THE LEG-PORTFOLIO | |||||||
|---|---|---|---|---|---|---|---|
| Residential units | 30.06.2013 | 31.03.2013 | 30.06.2012 | 30.06.2013 | 31.03.2013 | 30.06.2012 | |
| High growth markets | Stable markets with attractive yields | ||||||
| Rent-controlled apartments | |||||||
| Number | 11,481 | 11,501 | 11,499 | 14,502 | 14,546 | 15,007 | |
| Area (in sqm) | 795,632 | 796,801 | 795,191 | 992,005 | 994,599 | 1,031,712 | |
| In-place rent (in €/sqm) | 4.89 | 4.89 | 4.84 | 4.34 | 4.35 | 4.39 | |
| Vacancy rate (in %) | 1.4 | 1.5 | 1.8 | 3.6 | 4.2 | 5.1 | |
| Privately financed apartments | |||||||
| Number | 19,997 | 19,987 | 18,792 | 17,521 | 17,493 | 17,041 | |
| Area (in sqm) | 1,283,417 | 1,276,976 | 1,217,072 | 1,072,632 | 1,015,639 | 1,034,852 | |
| In-place rent (in €/sqm) | 5.84 | 5.82 | 5.64 | 4.90 | 4.88 | 4.79 | |
| Vacancy rate (in %) | 1.5 | 1.5 | 1.7 | 3.7 | 3.9 | 4.9 | |
| Total apartments | |||||||
| Number | 31,478 | 31,488 | 30,291 | 32,023 | 32,039 | 32,048 | |
| Area (in sqm) | 2,079,049 | 2,079,511 | 2,012,263 | 2,064,636 | 2,065,588 | 2,066,564 | |
| In-place rent (in €/sqm) | 5.48 | 5.46 | 5.32 | 4.63 | 4.62 | 4.59 | |
| Vacancy rate (in %) | 1.4 | 1.5 | 1.8 | 3.7 | 4.0 | 5.0 | |
| Total commercial | |||||||
| Number | |||||||
| Area (in sqm) | |||||||
| Total parking |
This effect has distorted the development in rent levels in this segment, which is actually significantly stronger.
Compared to the previous quarter, the vacancy rate declined once again and was at 3.0 per cent after the first half of the year. Compared to the same quarter of the previous year, vacancies were therefore reduced significantly by 90 basis points.
This positive development was reflected in all market segments. Already high occupancy in the growth markets rose through demand in this segment. Occupancy rates in excess of 98.5 per cent were achieved in the privately financed and
rent-controlled portfolios. This corresponds to an improvement of around 40 basis points compared to the previous year. In particular, there was high letting acceleration on the stable markets and the higher yielding markets. Vacancies here were reduced by 130 and 100 basis points to 3.7 per cent and 4.2 per cent, respectively.
An important indicator of tenant satisfaction is the fluctuation rate. Compared to the same period of the previous year, this rate was again reduced and is now at 10.8 per cent (Q2 2012: 11.2 per cent).
| 30.06.2013 | 31.03.2013 | 30.06.2012 | 30.06.2013 | 31.03.2013 | 30.06.2012 | 30.06.2013 | 31.03.2013 | 30.06.2012 | |
|---|---|---|---|---|---|---|---|---|---|
| Higher yielding markets | Non-NRW | Total | |||||||
| 8,898 | 9,125 | 9,384 | 220 | 220 | 220 | 35,101 | 35,392 | 36,110 | |
| 590,950 | 604,165 | 620,628 | 17,192 | 17,192 | 17,192 | 2,395,779 | 2,412,757 | 2,464,722 | |
| 4.19 | 4.22 | 4.20 | 4.20 | 4.19 | 4.19 | 4.49 | 4.50 | 4.49 | |
| 4.5 | 4.9 | 6.0 | 0.5 | 0.0 | 1.0 | 3.1 | 3.5 | 4.3 | |
| 17,106 | 16,880 | 16,657 | 1,169 | 1,169 | 1,169 | 55,793 | 55,529 | 53,659 | |
| 1,017,036 | 993,402 | 989,051 | 74,892 | 74,892 | 74,892 | 3,447,976 | 3,360,908 | 3,315,867 | |
| 4.74 | 4.73 | 4.69 | 5.17 | 5.11 | 4.99 | 5.21 | 5.20 | 5.08 | |
| 4.0 | 4.3 | 4.7 | 1.4 | 0.6 | 0.8 | 3.0 | 3.1 | 3.7 | |
| 26,004 | 26,005 | 26,041 | 1,389 | 1,389 | 1,389 | 90,894 | 90,921 | 89,769 | |
| 1,607,986 | 1,608,064 | 1,609,678 | 92,084 | 92,084 | 92,084 | 5,843,755 | 5,845,246 | 5,780,589 | |
| 4.54 | 4.54 | 4.50 | 5.00 | 4.94 | 4.85 | 4.92 | 4.91 | 4.83 | |
| 4.2 | 4.5 | 5.2 | 1.3 | 0.5 | 0.9 | 3.0 | 3.2 | 3.9 | |
| 1,008 | 996 | 988 | |||||||
| 195,709 | 194,113 | 193,386 | |||||||
| 21,770 | 21,579 | 21,198 |
The following table shows the distribution of assets by market segment. The market valuation of the portfolio was not updated in the first half of the year. The rental yield on the portfolio based on in-place rents is at 7.2 per cent (rent multiplier: 13.9x).
| VALUE DEVELOPMENT | |||||||
|---|---|---|---|---|---|---|---|
| Market segments | Residential units |
Residential assets (€m) |
Share residential assets in % |
Value €/sqm |
In-place rent multiplier |
Commercial/ other assets (€ m) |
Total assets (€ m) |
| High growth markets | 31,478 | 2,137 | 46 | 1,030 | 15.9 x | 180 | 2,316 |
| Stable markets with attractive yields | 32,023 | 1,421 | 31 | 686 | 12.8 x | 82 | 1,503 |
| Higher yielding markets | 26,004 | 1,002 | 22 | 623 | 11.9 x | 43 | 1,045 |
| Subtotal NRW | 89,505 | 4,559 | 98 | 792 | 13.8 x | 305 | 4,864 |
| Non-NRW | 1,389 | 79 | 2 | 853 | 14.3 x | 15 | 94 |
| Total Portfolio | 90,894 | 4,638 | 100 | 793 | 13.9 x | 319 | 4,958 |
| Leasehold and land values | 25 | ||||||
| Inventories (IAS 2) | 16 | ||||||
| Total balance sheet | 4,999 |
Maintenance spending and value-enhancing investments eligible for capitalisation amounted to €33.6 million in the first half of 2013. Investment in the first half of the year was therefore slightly below the €35.0 million spent in the same period of the previous year. Of these total expenses, €11.7 million (34.8 per cent) related to capital expenditure, while maintenance recognised as an expense amounted to €21.9 million.
These expenses were defined by maintenance measures that related in part to successful new letting activities (turn costs). Following the startup period for project analysis and invitations to tender for activities, a large number of valueadding modernisation projects will be initiated in the third quarter of 2013 that are expected to raise the capitalisation rate significantly before the end of this year, bringing it to a normalised level of around 50 per cent. Increased overall spending has been budgeted for the second half of the year. After average maintenance and modernisation expenses of €5.60 per square
metre in the first six months, total investments of around €14 per square metre are planned for the entire year.
The planned increase is mainly due to the start of modernisation projects. However, there have already been advance payments for maintenance expenses in the first six months. This applies in part to the preparation of apartments for new letting. A slight absolute decline in maintenance expenses is therefore anticipated in the second half of the year.
| Dezember 2011) und rund 250.000 Mietern eines der führenden Wohnungsunternehmen in ANALYSIS OF NET ASSETS, FINANCIAL POSITION |
|
|---|---|
| Deutschland. Nach der zum 1. April 2010 vollzogenen Neuorganisation ist die LEG-Gruppe in der AND RESULTS OF OPERATIONS |
14 |
| Fläche mit neun Niederlassungen, 15 Kundencentern und rund 100 Mieterbüros in den drei nord ANALYSIS OF NET ASSETS, FINANCIAL POSITION |
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| rhein-westfälischen Regionen Rheinland, Ruhrgebiet und Westfalen vor Ort präsent. Sie fokus AND RESULTS OF OPERATIONS |
24 |
| siert sich dabei auf das Kerngeschäftsfeld Wohnen. Den 2008 begonnenen Professionali-sierungs REPORT ON RISKS AND OPPORTUNITIES |
25 |
| prozess setzt das Unternehmen kon-sequent fort. Den betriebswirtschaftlichen Erfolg bei der FORECAST |
25 |
Please see the glossary in the annual report for a definition of individual ratios and terms.
The condensed income statement for the reporting period (1st January to 30th June 2013) and the comparative period (1st January to 30th June 2012) is as follows:
| CONDENSED INCOME STATEMENT | ||||
|---|---|---|---|---|
| € million | Q2 2013 | Q2 2012 | 01.01.- 30.06.2013 |
01.01.- 30.06.2012 |
| Net rent and lease income | 64.2 | 58.7 | 123.7 | 117.0 |
| Net income from the disposal of investment property |
-0.5 | 0.1 | -0.7 | -0.5 |
| Net income from the remeasurement of investment property |
0.0 | 0.0 | 0.0 | 0.0 |
| Net income from the disposal of real estate inventory |
-0.8 | 0.0 | -1.7 | -1.0 |
| Net income from other services | 0.7 | 0.5 | 1.5 | 1.2 |
| Administrative and other expenses | -11.1 | -12.0 | -22.5 | -19.7 |
| Other income and expenses | 0.3 | 0.5 | 0.3 | 1.2 |
| Operating earnings | 52.2 | 47.8 | 100.6 | 98.2 |
| Interest income | 0.4 | 0.5 | 0.6 | 0.9 |
| Interest expense | -30.3 | -76.3 | -65.4 | -112.4 |
| Net income from other financial assets | 1.3 | 0.2 | 1.4 | 1.6 |
| Net income from the fair value measurement of derivatives |
4.2 | -0.4 | 2.5 | -0.6 |
| Net finance costs | -24.4 | -76.0 | -60.9 | -110.5 |
| Earnings before income taxes | 27.8 | -28.2 | 39.7 | -12.3 |
| Income taxes | -4.4 | 0.8 | -5.0 | 2.0 |
| Net profit or loss for the period | 23.4 | -27.4 | 34.7 | -10.3 |
The slight decline in operating earnings in the first quarter compared to the same period of the previous year was reversed in the second quarter. Operating earnings in the second quarter of 2013 amounted to €52.2 million and were up €3.8 million from the first quarter. Thus, earnings generated in the first six months were €2.4 million higher than in the same period of the previous year.
Net finance costs improved significantly by €49.6 million year-on-year, resulting in a net profit of €34.7 million for the reporting period. The condensed income statement for segment reporting in the H1 reporting period is as follows:
| CONDENSED INCOME STATEMENT FOR SEGMENT REPORTING 01.01.-30.06.2013 |
||||
|---|---|---|---|---|
| € million | Residential | Other | Reconciliation | Group |
| Rental and lease income | 257.0 | 3.7 | -0.4 | 260.3 |
| Cost of sales of rental and lease | -136.0 | -0.1 | -0.5 | -136.6 |
| Net rental and lease income | 121.0 | 3.6 | -0.9 | 123.7 |
| Net income from the disposal of investment property | -0.5 | -0.2 | 0.0 | -0.7 |
| Net income from the measurement of investment property | 0.0 | 0.0 | 0.0 | 0.0 |
| Net income from the disposal of real estate inventory | -0.2 | -1.5 | 0.0 | -1.7 |
| Net income from other services | 0.3 | 19.5 | -18.3 | 1.5 |
| Administrative and other expenses | -19.8 | -21.8 | 19.1 | -22.5 |
| Other income | 0.3 | 0.0 | 0.0 | 0.3 |
| Segment earnings | 101.1 | -0.4 | -0.1 | 100.6 |
The Housing segment generated operating segment earnings of €101.1 million in the reporting period. The Other segment generated operating segment earnings of €-0.4 million.
The condensed income statement for the H1 2012 comparative period by segment is as follows:
| CONDENSED INCOME STATEMENT FOR SEGMENT REPORTING 01.01.-30.06.2012 |
||||
|---|---|---|---|---|
| € million | Residential | Other | Reconciliation | Group |
| Rental and lease income | 244.1 | 3.3 | -1.0 | 246.4 |
| Cost of sales of rental and lease | -130.2 | 0.0 | 0.8 | -129.4 |
| Net rental and lease income | 113.9 | 3.3 | -0.2 | 117.0 |
| Net income from the disposal of investment property | -0.4 | -0.1 | 0.0 | -0.5 |
| Net income from the measurement of investment property | 0.0 | 0.0 | 0.0 | 0.0 |
| Net income from the disposal of real estate inventory | 0.1 | -1.1 | 0.0 | -1.0 |
| Net income from other services | 0.4 | 20.3 | -19.5 | 1.2 |
| Administrative and other expenses | -17.5 | -19.1 | 16.9 | -19.7 |
| Other income | 1.1 | 0.1 | 0.0 | 1.2 |
| Segment earnings | 97.6 | 3.4 | -2.8 | 98.2 |
The Housing segment generated operating segment earnings of €97.6 million in the same period of the previous year. The Other segment generated operating segment earnings of €3.4 million.
The largest share of income in the Other segment is accounted for by income from service agreements between LEG Management GmbH and property companies in the Housing segment. The resulting income in the Other segment and the corresponding expenses in the Housing segment are internal to the Group and are eliminated in the "Reconciliation" column.
Intragroup transactions between the segments are conducted at arm's length conditions.
| NET RENTAL AND LEASE INCOME | ||||
|---|---|---|---|---|
| € million | Q2 2013 | Q2 2012 | 01.01.- 30.06.2013 |
01.01.- 30.06.2012 |
| Gross rental income of which: net cold rent |
101.9 88.9 |
85.8 85.6 |
191.3 178.1 |
171.6 171.2 |
| Other income | 26.9 | 35.3 | 69.0 | 74.8 |
| Rental and lease income (gross) | 128.8 | 121.1 | 260.3 | 246.4 |
| Purchased services | -52.2 | -48.9 | -110.9 | -100.7 |
| Staff costs of which IPO costs |
-7.7 0.0 |
-7.9 0.0 |
-17.5 -2.1 |
-15.6 0.0 |
| Depreciation and amortisation expenses | -0.9 | -1.0 | -2.0 | -2.1 |
| Other operating expenses | -3.8 | -4.6 | -8.3 | -11.0 |
| IPO cost reimbursement | 0.0 | 0.0 | 2.1 | 0.0 |
| Cost of sales of in connection with rental and letting income |
-64.6 | -62.4 | -136.6 | -129.4 |
| Net rental and lease income | 64.2 | 58.7 | 123.7 | 117.0 |
Rent increases, a significant reduction in vacancies and the acquisition of the Bocholt portfolio contributed to a rise in rental income of 4.0 per cent from €171.2 million in the same period of the previous year to €178.1 million in the reporting period. The positive trend in the first quarter continued in the second quarter.
Some utility bills were already issued in the second quarter of 2013. Compared to the same period of the previous year, this resulted in a shift in reporting in favour of income from cost allocations (reported in gross rental income) and at the expense of the reduction of work in progress (reported in Other income).
The LEG Group invested selectively in its assets in the reporting period. At €33.6 million, total investment is €1.4 million lower to date than in the same period a year ago.
| MAINTENANCE AND MODERNISATION OF INVESTMENT PROPERTY |
||||
|---|---|---|---|---|
| € million | Q2 2013 | Q2 2012 | 01.01.- 30.06.2013 |
01.01.- 30.06.2012 |
| Maintenance expenses of investment property | 9.7 | 9.0 | 21.9 | 16.1 |
| Capital expenditure | 4.7 | 9.6 | 11.7 | 18.9 |
| Total investment | 14.4 | 18.6 | 33.6 | 35.0 |
| Area of investment property in million sqm | 6.04 | 5.97 | 6.04 | 5.97 |
| Average investment (€ per sqm) | 2.4 | 3.1 | 5.6 | 5.9 |
In particular, there were fewer major projects in the second quarter of the reporting period. This contributed largely to the decline in capitalised modernisation work from €18.9 million in the same period of the previous year to €11.7 million in the reporting period.
An unusually large amount of maintenance work was performed in the first half of 2013. Compared to the same period of the previous year, maintenance expenses climbed from €16.1 million in the same period of the previous year to €21.9 million in the reporting period. One key area of maintenance work was in connection with renovations done for successful new lease signings.
Maintenance and modernisation work in particular will rise slightly as the financial year continues. This will entail a planned increase in valueenhancing measures eligible for capitalisation. Compliance with the requirements of the social charter is assured.
| NET INCOME FROM THE DISPOSAL | ||||
|---|---|---|---|---|
| OF INVESTMENT PROPERTY | ||||
| € million | Q2 2013 | Q2 2012 | 01.01.- 30.06.2013 |
01.01.- 30.06.2012 |
| Income from the disposal of investment property | 2.7 | 2.7 | 4.5 | 5.3 |
| Carrying amount of investment property disposed of |
-2.9 | -2.4 | -4.6 | -5.4 |
| Cost of sales of investment property disposed of | -0.3 | -0.2 | -0.6 | -0.4 |
| Net income from the disposal of investment property |
-0.5 | 0.1 | -0.7 | -0.5 |
As a result of selective portfolio streamlining, less investment property was sold in the reporting period. The LEG Group sold these properties at slightly above their book value. With the exception of one property that was sold at a loss of €0.5 million, this trend was confirmed in both quarters of the reporting period.
Staff and non-staff operating costs for investment property were virtually unchanged compared to the same period of the previous year in both quarters of the reporting period.
| NET INCOME FROM THE DISPOSAL OF REAL ESTATE INVENTORY | ||||
|---|---|---|---|---|
| € million | Q2 2013 | Q2 2012 | 01.01.- 30.06.2013 |
01.01.- 30.06.2012 |
| Income from the disposal of real estate inventory | 0.4 | 3.6 | 0.8 | 5.1 |
| Carrying amount from the disposal of real estate inventory |
-0.2 | -3.0 | -0.5 | -4.2 |
| Cost of sales in connection with the disposal of real estate inventory |
-1.0 | -0.6 | -2.0 | -1.9 |
| Net income from the disposal of real estate inventory |
-0.8 | 0.0 | -1.7 | -1.0 |
The sale of the remaining properties of the former Development Division continued in the reporting period. A large development project in Neuss was transferred to the buyer in the second quarter of 2012. This disposal resulted in income of €2.5 million in the second quarter of last year and a carrying amount disposal of €2.1 million in income from the disposal of inventory properties.
The remaining inventory properties as of 30th June 2013 amounted to €15.9 million, €11.5 million of which related to properties under development.
Minor savings in staff costs were offset by slight increases in project costs for properties already sold in the second quarter of 2013. The cost of sales of inventory properties sold therefore matched the level in the same period of the previous year.
| OTHER SERVICES | ||||
|---|---|---|---|---|
| € million | Q2 2013 | Q2 2012 | 01.01.- 30.06.2013 |
01.01.- 30.06.2012 |
| Income from other services | 2.4 | 2.6 | 4.9 | 5.5 |
| Expenses in connection with other services | -1.7 | -2.1 | -3.4 | -4.3 |
| Net income from other services | 0.7 | 0.5 | 1.5 | 1.2 |
Net income from Other services essentially includes income from electricity and heat fed to the grid.
A decline in income from electricity and heat generation resulted in a lower coverage of fixed costs. This was offset by a reduction in costs of materials and lower pro rata allocation of occupancy costs in connection with Other services. Net income from Other services was therefore virtually unchanged compared to the same period of the previous year. The effects were at a similar level in both quarters of 2013.
| ADMINISTRATIVE AND OTHER EXPENSES | ||||
|---|---|---|---|---|
| € million | Q2 2013 | Q2 2012 | 01.01.- 30.06.2013 |
01.01.- 30.06.2012 |
| IPO cost reimbursement | 1.1 | 0.0 | 9.3 | 0.0 |
| Staff costs | -4.9 | -4.0 | -13.3 | -8.5 |
| Purchased services | -0.3 | -0.3 | -0.6 | -0.6 |
| Depreciation and amortisation | -0.7 | -0.5 | -1.2 | -1.0 |
| Other operating expenses | -6.4 | -7.1 | -16.8 | -9.4 |
| Other taxes | 0.1 | -0.1 | 0.1 | -0.2 |
| Administrative and other expenses | -11.1 | -12.0 | -22.5 | -19.7 |
The rise in expenses in the reporting period is overall due to non-recurring effects. The costs in connection with the IPO were key factors for the increase in the expense components of staff costs and other operating expenses. However, these expenses were passed on to the shareholders Saturea B.V. and Perry Luxco RE S.à r.l. The cost reimbursement of €9.3 million was offset by staff costs of €2.5 million and other operating expenses of €6.8 million and therefore there was no net impact on results. The staff
costs item also includes €1.8 million for a longterm, performance-based remuneration plan (long-term incentive programme), which are a non-cash and pass-through item. The result of the previous year benefited from the nonrecurring reversal of a provision. Generally, recurring administrative costs were down slightly in the reporting period.
| NET FINANCE COSTS | ||||
|---|---|---|---|---|
| € million | Q2 2013 | Q2 2012 | 01.01.- 30.06.2013 |
01.01.- 30.06.2012 |
| Interest income | 0.4 | 0.5 | 0.6 | 0.9 |
| Interest expense | -30.3 | -76.3 | -65.4 | -112.4 |
| Net interest income | -29.9 | -75.8 | -64.8 | -111.5 |
| Net income from other financial assets | 1.3 | 0.2 | 1.4 | 1.6 |
| Net income from the fair value measurement of derivatives |
4.2 | -0.4 | 2.5 | -0.6 |
| Net finance costs | -24.4 | -76.0 | -60.9 | -110.5 |
The refinancing amounts drawn in the reporting period resulted from agreements concluded in 2012. Prepayment penalties on refinancing activity in 2013 were therefore already reflected in provisions as of 31st December 2012. In contrast to the same period of the previous year (prepayment penalties: €25.8 million), there were therefore only insignificant expenses for prepayment penalties in the reporting period. In the reporting period, the historically low interest rate was also used for the valued refinancing of current loans. On June 30th, the average interest rate was 3.3 per cent p.a. (30.06.2012: 3.6 per cent p.a.). A large part of the contractually agreed refinancing was finalised during or after the same period of the previous year. A reduction in the cash interest expenses was therefore palpably noticed in the third quarter of 2012. After adjustment for prepayment penalties and Other items, cash interest expenses were thus reduced to from €48.1 million in the compared period to €45.2 million in the reporting period.
A key performance indicator in the LEG Group is FFO. The LEG Group distinguishes between FFO I (not including net income from the disposal of investment property), FFO II (including net income from the disposal of investment property) and AFFO (FFO I adjusted for capex). Details of the calculation system for each indicator can be found in the glossary.
FFO I, FFO II and AFFO were calculated as follows in the reporting period and the same period of the previous year:
| CALCULATION OF FFO I, FFO II AND AFFO | ||||
|---|---|---|---|---|
| 01.01.- | 01.01.- | |||
| € million | Q2 2013 | Q2 2012 | 30.06.2013 | 30.06.2012 |
| Net profit or loss for the period (IFRS) | 23.4 | -27.4 | 34.7 | -10.3 |
| Interest income | -0.4 | -0.5 | -0.6 | -0.9 |
| Interest expenses | 30.3 | 76.3 | 65.4 | 112.4 |
| Net interest income | 29.9 | 75.8 | 64.8 | 111.5 |
| Other financial expenses | -5.5 | 0.2 | -3.9 | -1.0 |
| Income taxes | 4.4 | -0.8 | 5.0 | -2.0 |
| EBIT | 52.2 | 47.8 | 100.6 | 98.2 |
| Depreciation, amortisation and write-downs | 2.1 | 2.1 | 4.2 | 4.3 |
| EBITDA | 54.3 | 49.9 | 104.8 | 102.5 |
| Measurement at fair value of investment property | 0.0 | 0.0 | 0.0 | 0.0 |
| LTIP (long-term incentive programme) | 0.8 | 0.0 | 1.8 | 0.0 |
| Non-recurring project costs | 2.9 | 2.5 | 4.7 | 4.5 |
| Extraordinary and prior-period expenses and income | -0.1 | -0.2 | -0.3 | -0.4 |
| Net income from the disposal of investment property |
0.5 | -0.1 | 0.7 | 0.5 |
| Net income from the disposal of real estate inventory | 0.8 | 0.0 | 1.7 | 1.0 |
| Adjusted EBITDA | 59.2 | 52.1 | 113.4 | 108.1 |
| Cash interest expenses and income | -24.6 | -26.1 | -45.2 | -48.1 |
| Cash income taxes | 0.0 | 0.2 | 0.2 | 1.7 |
| FFO I (not including disposal of investment property) |
34.6 | 26.2 | 68.4 | 61.7 |
| Net income from the disposal of investment property |
-0.5 | 0.1 | -0.7 | -0.5 |
| FFO II (including disposal of investment property) |
34.1 | 26.3 | 67.7 | 61.2 |
| Capex expenditure | -4.7 | -9.6 | -11.7 | -18.9 |
| Adjusted FFO I (AFFO) | 29.9 | 16.6 | 56.7 | 42.8 |
At €68.4 million in the reporting period, FFO I (not including net income from the disposal of investment property) was 10.9 per cent higher than in the same period of the previous year (€61.7 million). In particular, the increase reflects the effects of the rise in net cold rents, as well as lower cash expenses.
These effects more than compensate the rise in maintenance expenses and resulted in a rise in FFO I of €6.7 million compared to the same period of the previous year.
Compared to the first quarter of 2013, the decline in maintenance expenses had a positive effect during the April-June 2013 period, resulting in FFO I of €34.6 million in the second quarter of 2013 (Q1: €33.8 million).
| CONDENSED BALANCE SHEET | ||
|---|---|---|
| € million | 30.06.2013 | 31.12.2012 |
| Investment property | 4,946.2 | 4,937.1 |
| Prepayments for investment properties |
5.7 | 0.0 |
| Other non-current assets | 105.5 | 114.1 |
| Non-current assets | 5,057.4 | 5,051.2 |
| Receivables and other assets | 61.5 | 50.7 |
| Cash and cash equivalents | 151.0 | 133.7 |
| Current assets | 212.5 | 184.4 |
| Assets held for disposal | 2.6 | 2.2 |
| Total assets | 5,272.5 | 5,237.8 |
| Equity | 2,187.6 | 2,085.5 |
| Non-current financial liabilities |
2,381.8 | 2,102.9 |
| Other current liabilities | 455.3 | 480.2 |
| Non-current borrowed capital |
2,837.1 | 2,583.1 |
| Current financial liabilities | 122.6 | 396.8 |
| Other current liabilities | 125.2 | 172.4 |
| Current borrowed capital | 247.8 | 569.2 |
| Total equity and liabilities | 5,272.5 | 5,237.8 |
Total assets amounted to €5,272.5 million as of the end of the reporting period (31st December 2012: €5,237.8 million).
The largest item on the assets side is non-current assets at €5,057.4 million. The main asset of the LEG Group is investment property and advanced payments for investment property of €4,951.9 million as of 30th June 2013 (31st December 2012: €4,937.1 million), accounting for 93.9 per cent of total assets (31st December 2012: 94.3 per cent).
As of the end of the interim reporting period, €5.7 million in advance payments for investment property were reported for the acquisition of further property portfolios. Around 3,500 units will be transferred in the third and fourth quarter of 2013, documenting the growth course embarked on by LEG.
The main equity and liability items are the reported equity of €2,187.6 million (31st December 2012: €2,085.5 million) and the financial liabilities of €2,504.4 million (31st December 2012: €2,499.7 million).
By 30th June 2013, incoming payments of €17.8 million were posted for the claims accruing from IPO cost reimbursement (€11.5 million for the reporting period; €7.4 million for the 2012 financial year, amounting to total receivables of €18.9 million). The remaining €1.1 million in receivables is expected to be received in the third quarter of 2013.
In the first quarter of the reporting period, the amount of €40.5 million was paid by the shareholders Perry Luxco S.à. r.l. and Restio B.V. in to the capital reserves by way of transfer of a shareholder loan to LEG Immobilien AG. The transaction resulted in the conversion of debt under other current liabilities into equity.
Another key performance indicator in the LEG Group is the NAV. Details of the calculation for each indicator can be found in the glossary of the 2012 annual report.
As of 30th June 2013, the LEG Group reported EPRA NAV of €2,446.4 million.
| EPRA-NAV | ||
|---|---|---|
| € million | 30.06.2013 | 31.12.2012 |
| Equity | 2,187.6 | 2,085.5 |
| Note: shareholder loans were converted to equity in 2003 |
40.5 | |
| Fair value measurement of derivative financial instruments |
0.0 | 0.0 |
| NAV | 2,187.6 | 2,085.5 |
| Fair value measurement of derivative financial instruments |
52.6 | 89.7 |
| Deferred taxes | 206.2 | 193.1 |
| EPRA-NAV | 2,446.4 | 2,368.3 |
| Number of share | 52,963,444 | |
| EPRA-NAV per share in € | 46.19 |
Compared to 31st December 2012, net debt in relation to property assets slightly declined. The loan-to-value ratio (LTV) therefore amounts to 47.50 per cent (31st December 2012: 47.90 per cent).
| LOAN TO VALUE RATIO | ||
|---|---|---|
| € million | 30.06.2013 | 31.12.2012 |
| Financial liabilities | 2,504.4 | 2,499.7 |
| Less cash and cash equivalents |
151.0 | 133.7 |
| Net financial liabilities | 2,353.4 | 2,366.0 |
| Investment property | 4,946.2 | 4,937.1 |
| Assets held for sale | 2.6 | 2.2 |
| Prepayments for investment properties |
5.7 | 0.0 |
| Real estate assets | 4,954.5 | 4,939.3 |
| Loan to Value Ratio (LTV) in % |
47.50 | 47.90 |
A net profit of €34.7 million was generated (previous year: net loss of €10.3 million) in the reporting period. Equity amounted to €2,187.6 million as of the end of the reporting period (31st December 2012: €2,085.5 million). This corresponds to an equity ratio of 41.5 per cent (31st December 2012: 39.8 per cent).
As part of the refinancing, new loans in the amount of €270.9 million were drawn in 2013 as of 30th June 2013. The newly concluded loans were primarily used for the repayment of existing loans.
Equity was boosted by an additional €40.5 million by the transfer of a shareholder loan by Restio B.V. and Perry Luxco S.à r.l. to LEG Immo bilien AG (as a contribution to capital reserves) in the first quarter of the reporting period.
The condensed statement of the LEG Group's cash flows for the reporting period is as follows:
| STATEMENT OF CASH FLOWS | ||
|---|---|---|
| € million | 01.01.- 30.06.2013 |
01.01.- 30.06.2012 |
| Cash flows from/used operating activities |
40.3 | 53.0 |
| Cash flows from/used investing activities |
-15.7 | -15.1 |
| Cash flows from/used financing activities |
-7.3 | 44.0 |
| Changes in cash and cash equivalents |
17.3 | 81.9 |
In a year-to-date comparison, the particularly high utilisation of provisions has had a negative impact on cash flow from operating activities. Acquisitions of property portfolios contributed to the cash flow from investing activities with payments of €5.7 million. Furthermore, payments for the modernisation of the property portfolio resulted in total net cash used in in vesting activities of €15.7 million.
The refinancing of the properties of Gemein nützige Wohnungsgesellschaft Nordwest deutsch land mbH resulted in a sharp rise in cash flow from financing activities for Gesellschaft für Wohnungs- und Städtebau mbH and LEG NRW GmbH in the second quarter of 2012. As of the end of the 2012 financial year, prepayment penalties of €11.9 million were accrued for new loans. These were paid in the reporting period and were a key factor in the higher cash out flow from financing activities compared to the same period of the previous year.
Loans extended in the second quarter of 2013 resulted in a rise in cash flow from financing activities from €-20.3 million in the first quarter to €-7.3 million for the entire reporting period. The LEG Group was solvent at all times during the reporting period.
The acquisition of a property portfolio of 829 residential units for around €34 million was notarised on 11th July 2013. This was the third portfolio acquisition since the IPO. The portfolio generates annual net cold rent of €2.6 million and is situated in attractive micro locations in the town of Solingen, which is around 20 kilometres from Dusseldorf. Average in-place rents amount to €4.92 per square metre and the initial vacancy rate is approximately six per cent. The portfolio generates an initial FFO return of 10 per cent and is therefore higher than LEG's target returns for acquisitions. Closing for the transaction is expected on 1st October 2013. The approximately 2,700 residential units from two portfolio acquisitions notarised by 30th June 2013 were transferred on 1st August 2013.
The first Annual General Meeting of LEG was held in Dusseldorf on 19th July 2013. A pro rata dividend of €0.41 per share was decided. The remaining profit of €40,135,804 will be carried forward to new account.
FORECAST
The risks and opportunities to which LEG is exposed in its operating activities were described in detail in the 2012 annual report. In the 2013 financial year to date, no further risks have arisen or become identifiable that would lead to a different assessment.
We believe that the operational performance in the first half of 2013 shows that we are on course to achieve our business forecast for 2013. In its base scenario – i.e. not including already completed as well as additional acquisitions – LEG is forecasting FFO I (not including income from disposals) ranging from €137 million to €140 million. This forecast is based on rental income growth of above two per cent on a like-for-like basis. The highly gratifying vacancy development in the first half of the year also gives rise to expectations of a further reduction in the vacancy rate by the end of the year.
In light of this highly positive development in letting performance, we are adjusting our investment planning for the year as a whole slightly upwards to around €14 per square metre on account of the standard turn costs. This corresponds to a planned total volume of slightly more than €80 million for the current portfolio. The already initiated value-adding modernisation projects indicate a capitalisation rate for the year as a whole of around 50 per cent.
Additional growth is to be generated through acquisitions. Overall, around 5,000 units are set to be bought in 2013, of which around 3,500 have already been acquired in two portfolios as of 1st August 2013 and one further portfolio as of 1st October 2013. The recent acquisitions are expected to increase FFO I by some €1.5 million in 2013. Further portfolios are currently in the due diligence phase. On the basis of the positive prospects for organic growth and the anticipated positive earnings contributions from the acquisitions already secured, we are forecasting growth in FFO I of around 10 per cent in the 2014 financial year. This does not yet include positive effects from further acquisitions.
The company is planning to distribute a dividend of 65 per cent of the FFO I generated as a dividend.
| CONSOLIDATED STATEMENT OF FINANCIAL POSITION | |
|---|---|
| – 30TH JUNE 2013 | 29 |
| CONSOLIDATED STATEMENT OF COMPREHENSIVE INCOME | |
| – 30TH JUNE 2013 | 30 |
| CONSOLIDATED STATEMENT OF CASH FLOWS | |
| – 30TH JUNE 2013 | 31 |
| SELECTED NOTES | 32 |
| STATEMENT OF CHANGES IN CONSOLIDATED EQUITY | 44 |
| ASSETS | ||
|---|---|---|
| € million | 30.06.2013 | 31.12.2012 |
| Non-current assets | 5,057.4 | 5,051.2 |
| Investment property | 4,946.2 | 4,937.1 |
| Prepayments for investment properties | 5.7 | - |
| Property, plant and equipment | 69.4 | 72.3 |
| Intangible assets | 5.0 | 5.9 |
| Investments in associates | 8.3 | 8.3 |
| Other financial assets | 4.7 | 4.9 |
| Receivables and other assets | 2.0 | 1.9 |
| Deferred tax assets | 16.1 | 20.8 |
| Current assets | 212.5 | 184.4 |
| Inventory properties and other inventories | 16.2 | 17.4 |
| Receivables and other assets | 42.7 | 31.3 |
| Income tax receivables | 2.6 | 2.0 |
| Cash and cash equivalents | 151.0 | 133.7 |
| Assets held for sale | 2.6 | 2.2 |
| Total assets | 5,272.5 | 5,237.8 |
| EQUITY AND LIABILITIES | ||
|---|---|---|
| € million | 30. 06. 2013 | 31.12.2012 |
| Equity | 2,187.6 | 2,085.5 |
| Share capital | 53.0 | 53.0 |
| Capital reserves | 478.4 | 436.1 |
| Cumulative other reserves | 1,630.3 | 1,571.5 |
| Equity attributable to shareholders of the parent company | 2,161.7 | 2,060.6 |
| Non-controlling interests | 25.9 | 24.9 |
| Non-current liabilities | 2,837.1 | 2,583.1 |
| Provisions for pensions | 124.2 | 121.5 |
| Other provisions | 12.1 | 12.2 |
| Financial liabilities | 2,381.8 | 2,102.9 |
| Other liabilities | 64.5 | 101.2 |
| Tax liabilities | 32.2 | 31.4 |
| Deferred tax liabilities | 222.3 | 213.9 |
| Current liabilities | 247.8 | 569.2 |
| Provisions for pensions | 2.8 | 5.8 |
| Other provisions | 14.3 | 20.1 |
| Provisions for taxes | 0.0 | 0.1 |
| Financial liabilities | 122.6 | 396.8 |
| Other liabilities | 88.2 | 125.5 |
| Tax liabilities | 19.9 | 20.9 |
| Total equity and liabilities | 5,272.5 | 5,237.8 |
| € million | Q2 2013 | Q2 2012 | 01.01.- 30.06.2013 |
01.01.- 30.06.2012 |
|---|---|---|---|---|
| Net rental and lease income | 64.2 | 58.7 | 123.7 | 117.0 |
| Rental and lease income | 128.8 | 121.1 | 260.3 | 246.4 |
| Cost of sales in connection with rental and lease income | -64.6 | -62.4 | -136.6 | -129.4 |
| Net income from the disposal of investment property | -0.5 | 0.1 | -0.7 | -0.5 |
| Income from the disposal of investment property | 2.7 | 2.7 | 4.5 | 5.3 |
| Carrying amount of investment property disposed of | -2.9 | -2.4 | -4.6 | -5.4 |
| Cost of sales in connection with investment property disposed of | -0.3 | -0.2 | -0.6 | -0.4 |
| Net income from the disposal of inventory properties | -0.8 | 0.0 | -1.7 | -1.0 |
| Income from the real estate inventory disposed of | 0.4 | 3.6 | 0.8 | 5.1 |
| Carrying amount of real estate inventory disposed of | -0.2 | -3.0 | -0.5 | -4.2 |
| Cost of sales in connection with real estate inventory disposed of | -1.0 | -0.6 | -2.0 | -1.9 |
| Net income from other services | 0.7 | 0.5 | 1.5 | 1.2 |
| Income from other services | 2.4 | 2.6 | 4.9 | 5.5 |
| Expenses in connection with other services | -1.7 | -2.1 | -3.4 | -4.3 |
| Administrative and other expenses | -11.1 | -12.0 | -22.5 | -19.7 |
| Other income and expenses | -0.3 | 0.5 | 0.3 | 1.2 |
| Operating earnings | 52.2 | 47.8 | 100.6 | 98.2 |
| Interest income | 0.4 | 0.5 | 0.6 | 0.9 |
| Interest expenses | -30.3 | -76.3 | -65.4 | -112.4 |
| Net income from investment securities and other equity investments | 1.3 | 0.2 | 1.4 | 1.6 |
| Net income from the fair value measurement of derivatives | 4.2 | -0.4 | 2.5 | -0.6 |
| Earings before income taxes | 27.8 | -28.2 | 39.7 | -12.3 |
| Income taxes | -4.4 | 0.8 | -5.0 | 2.0 |
| Net profit or loss for the period | 23.4 | -27.4 | 34.7 | -10.3 |
| Change in amounts recognised directly in equity | ||||
| Thereof recycling | ||||
| Fair value adjustment of interest rate derivatives in hedges | 16.2 | -12.3 | 24.8 | -19.6 |
| Change in unrealised gains/losses | 21.6 | -16.4 | 32.7 | -26.2 |
| Income taxes on amounts recognised directly in equity | -5.4 | 4.1 | -7.9 | 6.6 |
| Thereof non-recycling | ||||
| Actuarial gains and losses from the measurement of pension obligations | 0.0 | 0.0 | 0.0 | 0.0 |
| Total comprehensive income | 39.6 | -39.7 | 59.5 | -29.9 |
| Net profit loss for the period attributable to: | ||||
| Non-controlling interests | 0.2 | -4.2 | 0.5 | -1.9 |
| Parent shareholders | 23.2 | -23.2 | 34.2 | -8.4 |
| Total comprehensive income attributable to: | ||||
| Non-controlling interests | 0.4 | -6.3 | 0.7 | -5.2 |
| Parent shareholders | 39.2 | -33.4 | 58.8 | -24.7 |
| Earnings per share (basic and undiluted) in € | 0.4 | -1.6 | 0.6 | -0.6 |
| € million | 01.01.- 30.06.2013 |
01.01.- 30.06.2012 |
|---|---|---|
| Earnings before interest and taxes | 100.6 | 98.2 |
| Depreciation on property, plant and equipment and amortisation on intangible assets | 4.3 | 4.3 |
| (Gains)/losses on the disposal of assets held for sale and investment property | 0.1 | 0.1 |
| (Gains)/losses on the disposal of intangible assets and property, plant and equipment | 0.0 | 0.0 |
| (Reduction)/increase in pension provisions and other non-current provisions | -0.4 | -0.2 |
| Other non-cash income and expenses | 3.8 | 4.3 |
| (Reduction)/increase in receivables, inventories and other assets | -4.6 | 2.4 |
| Reduction/(increase) in liabilities (not including financial liabilities) and provisions | -19.4 | -9.6 |
| Interest paid | -45.8 | -49.0 |
| Interest received | 0.6 | 0.9 |
| Received income from investments | 1.4 | 1.6 |
| Taxes received | 0.3 | 0.2 |
| Taxes paid | -0.6 | -0.2 |
| Net cash from/(used in) operating activities | 40.3 | 53.0 |
| Cash flow from investing activities | ||
| Investments in investment property | -20.5 | -18.2 |
| Proceeds from disposals of non-current assets held for sale and investment property | 4.5 | 5.3 |
| Investments in intangible assets and property, plant and equipment | -0.3 | -2.1 |
| Proceeds from disposals of intangible assets and property, plant and equipment | 0.0 | 0.0 |
| Investments in financial assets and other assets | 0.6 | 0.0 |
| Proceeds from disposals of associates | - | 0.0 |
| Acquisition of shares in consolidated companies | - | -0.2 |
| Proceeds from disposals of shares in consolidated companies | - | 0.1 |
| Net cash from/(used in) investing activities | -15.7 | -15.1 |
| Cash flow from financing activities | ||
| Borrowing of bank loans | 332.8 | 271.8 |
| Repayment of bank loans | -338.6 | -226.1 |
| Repayment of lease liabilities | -1.5 | -1.7 |
| Net cash from/(used in) financing activities | -7.3 | 44.0 |
| Change in cash and cash equivalents | 17.3 | 81.9 |
| Cash and cash equivalents at beginning of period | 133.7 | 81.8 |
| Cash and cash equivalents at end of period | 151.0 | 163.7 |
| Composition of cash and cash equivalents | ||
| Cash on hand, bank balances | 151.0 | 163.7 |
| Cash and cash equivalents at end of period | 151.0 | 163.7 |
LEG Immobilien AG, Dusseldorf (hereinafter: "LEG Immo"; formerly LEG Immobilien GmbH, formerly Lancaster GmbH & Co. KG), its subsidiary LEG NRW GmbH, Dusseldorf (formerly: LEG Landesent wicklungsgesellschaft Nordrhein-Westfalen GmbH, Dusseldorf, hereinafter: "LEG") and the subsidiaries of the latter company (hereinafter referred to collectively as the "LEG Group") are among the largest housing companies in the state of North Rhine-Westphalia. As of 30th June 2013, the LEG Group had a portfolio of 91,902 units (residential and commercial).
LEG Immo, Hans-Boeckler-Strasse 38, 40476 Dusseldorf, Germany, was formed on 9th May 2008 and is entered in the commercial register of the Dusseldorf Local Court under HRB 69386. LEG NRW, the main subsidiary of LEG Immo, was formed in 1970. The company is also domiciled at Hans-Boeckler-Strasse 38, 40476 Dusseldorf, Germany, and is entered in the commercial register of the Dusseldorf Local Court under HRB 12200.
LEG Immo and its subsidiaries engage in two core activities as an integrated property company: the value-adding long-term management of its residential property portfolio and the strategic acquisition of residential portfolios in order to generate long-term value enhancement.
By way of entry in the commercial register on 11th January 2013, LEG Immobilien GmbH underwent a change in legal form and was renamed LEG Immobilien AG.
LEG Immo went public on 1st February 2013 with the initial listing of its shares in the Regulated Market (Prime Standard) of the Frankfurt Stock Exchange.
The consolidated interim financial statements have been prepared in euro. Unless otherwise indicated , all figures are rounded to millions of euro (€ million). For technical reasons, tables and references may contain rounded figures that differ from the exact mathematical values.
LEG Immo has prepared its consolidated interim financial statements in accordance with the provisions of the International Financial Reporting Standards (IFRS) for interim reporting, as endorsed in the EU, and their interpretation by the International Financial Reporting Interpretations Committee (IFRIC). The notes have been presented in condensed form in accordance with the option under IAS 34.10. The condensed consolidated interim financial statements have neither been audited nor reviewed by an auditor.
The LEG Group primarily generates income from the rental and letting of investment property. Rental and letting is largely unaffected by seasonal and economic influences.
The accounting policies applied in the consolidated interim financial statements of the LEG Group are the same as those presented in the IFRS consolidated financial statements of LEG Immo as of 31st December 2012. These consolidated interim financial statements as of 30th June 2013 should therefore be read in conjunction with the consolidated financial statements as of 31st December 2012.
The LEG Group applied the new standards and interpretations effective from 1st January 2013 in full. The fair values of investment property and derivative financial instruments were calculated in line with the definition of IFRS 13. IFRS 13.9 defines fair value as the price that would be received to sell an asset or paid to transfer a liability in an orderly transaction between market participants at the measurement date. Fair value measurement of investment property is assigned to level 3 of the measurement hierarchy of IFRS 13.86 (measurement based on unobservable input factors). Please see the comments in the consolidated financial statements for information on the measurement of investment property. Please see section 9 for details of the effects of the first-time adoption of IFRS 13 for derivative financial instruments.
The fair value hierarchy can be summarised as follows:
| FAIR VALUE HIERARCHY | |||
|---|---|---|---|
| Level 1 | Level 2 | Level 3 | |
| Investment properties | X | ||
| Financial liabilities | X | ||
| Other liabilities (particulary derivatives) | X |
LEG Erste Grundstücksverwaltungs GmbH and LEG Zweite Grundstücksverwaltungs GmbH were included in consolidation for the first time as of 30th June 2013. The companies were formed in connection with the acquisition of a property portfolio. Further details can be found in section 6.
The preparation of IFRS interim consolidated financial statements requires assumptions and estimates affecting the carrying amounts of the assets and liabilities recognised, income and expenses and the disclosure of contingent liabilities. In particular, these assumptions and estimates relate to the measurement of investment property, the recognition and measurement of provisions for pensions, the recognition and measurement of other provisions, the measurement of financial liabilities and the recognition of deferred tax assets.
Although the management believes the assumptions and estimates to be appropriate, unforeseeable changes to these assumptions can influence the Group's net assets, financial position and results from operations.
For further information, please see the consolidated financial statements as of 31st December 2012.
As of 30th June 2013, the LEG Group had a portfolio of 90,894 residential units and 1,008 commercial units.
Investment property developed as follows in the 2012 financial year and in 2013 up to the date of the consolidated interim financial statements:
| INVESTMENT PROPERTIES | ||
|---|---|---|
| € million | 30.06.2013 | 31.12.2012 |
| Carrying amount as of 1st January | 4,937.1 | 4,736.1 |
| Acquisitions | 3.1 | 52.5 |
| Other additions | 11.7 | 41.5 |
| Reclassification of assets held for sale | -5.5 | -13.1 |
| Reclassification of property, plant and equipment | -0.2 | -0.3 |
| Reclassification from property, plant and equipment | 0.0 | 0.1 |
| Fair value adjustment | 0.0 | 120.3 |
| Carrying amount as of 31st March/31st December | 4,946.2 | 4,937.1 |
The reclassification of assets held for sale essentially relates to a block sale in Bergheim and individual sales from the residential portfolio.
The acquisition of a property portfolio of around 2,200 residential units was notarised on 15th May 2013. The portfolio generates annual net basic rent of €6.1 million. The average in-place rent is €4.74 per square metre; the initial vacancy rate is eight per cent. Closing for the transaction was concluded on 1st August 2013. The acquisition price is subject to a non-disclosure agreement with the seller.
A further property portfolio of around 538 residential units was acquired by way of a purchase agreement dated 4th June 2013. The portfolio generates annual net cold rent of €2.0 million. The average net in-place rent is €4.92 per square metre; the vacancy rate is 8.7 per cent. The transfer of rights and obliga-tions was on 1st August 2013. The purchase price was €23 million not including incidental costs.
As the investment property valuation was not updated in the interim reporting period, no fair-value adjustment has been carried out. Please see the consolidated financial statements as of 31st December 2012 for details of the measurement methods and parameters.
The LEG Group's portfolio also includes land and buildings accounted for in accordance with IAS 16. The cash and cash equivalents essentially include bank balances.
The changes in the components of consolidated equity can be seen in the statement of changes in consolidated equity.
Financial liabilities are composed as follows:
| FINANCIAL LIABILITIES | ||
|---|---|---|
| € million | 30.06.2013 | 31.12.2012 |
| Financial liabilities from real estate financing | 2,479.6 | 2,473.7 |
| Financial liabilities from letting financing | 24.8 | 26.0 |
| Financial liabilities | 2,504.4 | 2,499.7 |
Financial liabilities from property financing result from the financing of investment property.
In the first six months of 2013, there was new refinancing with a total volume of €270.9 million at LEG NRW GmbH, LEG Wohnen GmbH and GeWo Gesellschaft für Wohnungs- und Städtebau mbH. This led to a reduction in the number of loans.
Other loans extended in the amount of €61.8 million and non-cash measurement effects resulted in increased loan liabilities. This was offset by scheduled and unscheduled repayments.
| MATURITY OF FINANCIAL LIABILITIES FROM REAL ESTATE FINANCING | ||||
|---|---|---|---|---|
| € million | Remaining term of less than 1 year |
Remaining term between 1 and 5 years |
Remaining term more than 5 years |
Total |
| 30.06.2013 | 119.0 | 1,006.8 | 1,353.8 | 2,479.6 |
| 31.12.2012 | 393.2 | 784.6 | 1,295.9 | 2,473.7 |
The main changes in financial liabilities with a remaining term of less than one year compared to the financial statements as of 31st December 2012 result from the repayment of loan liabilities due to refinancing. These were already classified as current liabilities as of 31st December 2012. The change in the capital structure as a result of refinancing led to an increase in the long-term financial liabilities.
The LEG Group uses derivative financial instruments to hedge interest rate risks from property financing. Freestanding derivative financial instruments are recognised at fair value through profit or loss. Derivatives used in hedge accounting are recognised pro rata for the designated portion of the hedge in other comprehensive income and in profit or loss for the undesignated portion including accrued interest.
Rental and lease income are broken down as follows:
| RENTAL AND LEASE INCOME | ||
|---|---|---|
| € million | 30.06.2013 | 30.06.2012 |
| Gross rental income | 259.9 | 246.2 |
| Other income | 0.4 | 0.2 |
| Rental and lease income | 260.3 | 246.4 |
| COST OF SALES IN CONNECTION WITH RENTAL AND LEASE INCOME | ||
|---|---|---|
| € million | 30.06.2013 | 30.06.2012 |
| Purchased services | -89.0 | -84.7 |
| Ongoing maintenance | -21.9 | -16.1 |
| Staff costs | -17.5 | -15.6 |
| Depreciation and amortisation | -2.0 | -2.1 |
| Other operating expenses | -8.4 | -10.9 |
| Reimbursement of IPO costs by shareholders | 2.1 | 0.0 |
| Cost of sales of rental and lease income | -136.6 | -129.4 |
| Net rental and lease income | 123.7 | 117.0 |
The rise in rental income in the first half of 2013 compared to the first half of 2012 results in part from an increase in net basic rent and a decline in the vacancy rate.
Following the company's successful IPO, performance bonuses of €4.7 million were granted to employees. The share of these staff costs allocated to the cost of sales of rental and letting was €2.1 million and was charged in full to the shareholders Saturea B.V. and Perry Luxco RE.
| NET INCOME FROM THE DISPOSAL | ||
|---|---|---|
| OF INVESTMENT PROPERTY | ||
| € million | 30.06.2013 | 30.06.2012 |
| Income from the disposal of investment property | 4.5 | 5.3 |
| Carrying amount of investment property sold | -4.6 | -5.4 |
| Gain (+)/loss (-) on the disposal of investment | ||
| property | -0.1 | -0.1 |
| € million | 30.06.2013 | 30.06.2012 |
| Staff cost | -0.4 | -0.3 |
| Other operating expenses | -0.2 | -0.1 |
| Purchased services | - | 0.0 |
| Cost of sales in connection with investment | ||
| property sold | -0.6 | -0.4 |
| Net income from the disposal of investment | ||
| property | -0.7 | -0.5 |
| ADMINISTRATIVE AND OTHER EXPENSES | ||
|---|---|---|
| € million | 30.06.2013 | 30.06.2012 |
| Other operating expenses | -16.7 | -9.6 |
| Staff cost | -13.3 | -8.5 |
| Purchased services | -0.6 | -0.6 |
| Depreciation and amortisation | -1.2 | -1.0 |
| Reimbursement of IPO costs by shareholders | 9.3 | 0.0 |
| Administrative and other expenses | -22.5 | -19.7 |
The increase in Other operating expenses primarily results from the conclusion of IPO liability insurance. Following the successful IPO, performance bonuses of €4.7 million were granted to employees, €2.5 million of which were for administrative employees. The share of consulting and non-staff operating costs caused directly by the IPO amounting to €6.8 million and the employee performance bonuses of €4.7 million were fully passed on to the shareholders Saturea B.V. and Perry Luxco RE.
| INTEREST INCOME | ||
|---|---|---|
| € million | 30.06.2013 | 30.06.2012 |
| Interest income from bank balances | 0.6 | 0.7 |
| Other interest income | 0.0 | 0.2 |
| Interest income | 0.6 | 0.9 |
| INTEREST EXPENSES | ||
|---|---|---|
| € million | 30.06.2013 | 30.06.2012 |
| Interest expenses from financing of real estate | -35.4 | -43.5 |
| Interest expenses from loan amortisation | -13.8 | -33.9 |
| Prepayment penalties | 0.0 | -25.8 |
| Interest expense from interest rate derivatives for real estate financing |
-12.4 | -5.3 |
| Interest expenses from changes in pension provisions | -1.9 | -2.2 |
| Interest expenses from compounding of other assets and liabilities |
-1.0 | -0.1 |
| Interest expenses from lease financing | -0.8 | -0.7 |
| Other interest expenses | -0.1 | -0.9 |
| Interest expense | -65.4 | -112.4 |
The decline in interest expenses from property financing is due to the refinancing transactions in the interim reporting period. The drop in interest expenses from loan amortisation and prepayment penalties was due in particular to the refinancing of Ruhr-Lippe Wohnungsgesellschaft mbH as of 30th June 2012. The prepayment penalties for refinancing in the first half of 2013 were already taken into account in the 2012 annual financial statements. The increase in interest expenses from interest rate derivatives result from the conclusion of new interest rate derivatives in 2013.
| INCOME TAXES | ||
|---|---|---|
| € million | 30.06.2013 | 30.06.2012 |
| Current income taxes | 0.2 | 1.8 |
| Deferred taxes | -5.2 | 0.2 |
| Income taxes | -5.0 | 2.0 |
The change in deferred taxes in the first half of 2013 compared to the first half of 2012 essentially results from the application of different effective Group tax rates. As of 30th June 2013, an effective Group tax rate of 21.3 per cent (previous year: 2.1 per cent) was assumed for the Group's 2013 tax planning.
The deferred taxes for the first half of 2013 of €3.3 million also include changes in profit or loss on deferred tax assets on tax loss carryforwards compared to 31st December 2012 (Q1 2013: €1.6 million). As of 30th June 2013, deferred tax assets of €20.3 million were recognised in equity due to the measurement outside profit and loss of derivative financial instruments and pension provisions (31st December 2012: €28.2 million).
Group segment reporting for the period of 1st January to 30th June 2013 is as follows:
| SEGMENT REPORTING 01.01.-30.06.2013 | ||||
|---|---|---|---|---|
| € million | Housing | Other Reconcilation | Group | |
| Rental and lease income | 257.0 | 3.7 | -0.4 | 260.3 |
| Cost of sales of rental and lease income | -136.0 | -0.1 | -0.5 | -136.6 |
| Net rental and lease income | 121.0 | 3.6 | -0.9 | 123.7 |
| Net income from the disposal of investment property | -0.5 | -0.2 | 0.0 | -0.7 |
| Net income from the measurement of investment property | 0.0 | 0.0 | 0.0 | 0.0 |
| Net income from the disposal of inventory properties | -0.2 | -1.5 | 0.0 | -1.7 |
| Net income from other services | 0.3 | 19.5 | -18.3 | 1.5 |
| Administrative and other expenses | -19.8 | -21.8 | 19.1 | -22.5 |
| Other income | 0.3 | 0.0 | 0.0 | 0.3 |
| Segment earnings | 101.1 | -0.4 | -0.1 | 100.6 |
| Statement of financial position item | ||||
| Segment assets (IAS 40) | 4,870.3 | 75.9 | 0.0 | 4,946.2 |
| Key figures | ||||
| Rentable area in sqm | 5,840,127 | 3,627 | 5,843,755 | |
| Monthly target rents as of end of reporting period | 28.7 | 0.0 | 28.7 | |
| Vacancy rate by residential units in % | 3.0 | 3.3 | 3.0 |
Group segment reporting for the period of 1st January to 30th June 2012 is as follows:
| SEGMENT REPORTING 01.01.-30.06.2012 | ||||
|---|---|---|---|---|
| € million | Housing | Other Reconcilation | Group | |
| Rental and lease income | 244.1 | 3.3 | -1.0 | 246.4 |
| Cost of sales of rental and lease income | -130.2 | 0.0 | 0.8 | -129.4 |
| Net rental and lease income | 113.9 | 3.3 | -0.2 | 117.0 |
| Net income from the disposal of investment property | -0.4 | -0.1 | 0.0 | -0.5 |
| Net income from the measurement of investment property | 0.0 | 0.0 | 0.0 | 0.0 |
| Net income from the disposal of inventory properties | 0.1 | -1.1 | 0.0 | -1.0 |
| Net income from other services | 0.4 | 20.3 | -19.5 | 1.2 |
| Administrative and other expenses | -17.5 | -19.1 | 16.9 | -19.7 |
| Other income | 1.1 | 0.1 | 0.0 | 1.2 |
| Segment earnings | 97.6 | 3.4 | -2.8 | 98.2 |
| Statement of financial position item | ||||
| Segment assets (IAS 40) | 4,669.3 | 76.8 | 0.0 | 4,746.1 |
| Key figures | ||||
| Rentable area in sqm | 5,776,691 | 3,898 | 5,780,589 | |
| Monthly target rents as of end of reporting period | 27.9 | 0.0 | 27.9 | |
| Vacancy rate by residential units in % | 3.9 | 6.3 | 3.9 |
The following table shows the financial assets and liabilities broken down by measurement category and classes. Receivables and liabilities from finance leases and derivatives used as hedging instruments are included even though they are not assigned to an IAS 39 measurement category. With respect to reconciliation, non-financial assets and non-financial liabilities are also included although they are not covered by IFRS 7.
The fair values of financial instruments are determined on the basis of corresponding market values or measurement methods. For cash and cash equivalents and other short-term primary financial instruments, the fair value is approximately the same as the carrying amount at the end of the respective reporting period.
For non-current receivables, other assets and liabilities, the fair value is calculated on the basis of the forecast cash flows, applying the reference interest rates as of the end of the reporting period. The fair values of derivative financial instruments are calculated using the reference interest rates as of the end of the reporting period.
For financial instruments carried at fair value, the discounted cash flow method is generally used to determine fair value using corresponding quoted market prices, with individual credit ratings and other market conditions being taken into account in the form of standard credit and liquidity spreads when calculating present value. If no quoted market prices are available, the fair value is calculated using standard measurement methods applying instrument-specific market parameters.
When calculating the fair value of derivative financial instruments, the input parameters for the valuation models are the relevant market prices and interest rates observed as of the end of the reporting period, which are obtained from recognised external sources. Accordingly, derivatives are assigned to level 2 of the fair value hierarchy set out in IFRS 7.27A (measurement on the basis of observable input data).
Both the Group's own risk and the counterparty risk were taken into account in the calculation of the fair value of derivatives in accordance with IFRS 13.
| € million | Measurement (IAS 39) |
Measurement (IAS 17) |
|||
|---|---|---|---|---|---|
| Carrying amount | Fair value | ||||
| as per statement | through | ||||
| of financial position | Amortised | profit | Fair value | ||
| 30.06.2013 | cost | or loss | 30.06.2013 | ||
| Assets | |||||
| Other financial instruments | 4.7 | 4.7 | |||
| LaR | 0.1 | 0.1 | 0.0 | 0.1 | |
| AfS | 4.5 | 4.5 | 4.5 | ||
| Receivables and other assets | 44.7 | 44.7 | |||
| LaR | 30.6 | 30.5 | 30.6 | ||
| Other non-financial assets | 14.1 | 14.1 | |||
| Cash and cash equivalents | 151.0 | 151.0 | |||
| LaR | 151.0 | 151.0 | 151.0 | ||
| Total | 200.4 | 186.1 | 0.0 | 200.4 | |
| Of which IAS 39 measurement categories | |||||
| LaR | 181.7 | 181.7 | 181.7 | ||
| AfS | 4.5 | 4.5 | 4.5 | ||
| Equity and liabilities | |||||
| Financial liabilities | -2,504.4 | -2,696.8 | |||
| FLAC | -2,479.6 | -2,479.6 | -2,671.8 | ||
| Liabilities from lease financing | -24.8 | -24.8 | -25.0 | ||
| Other liabilities | -152.6 | -152.7 | |||
| FLAC | -24.1 | -24.1 | -24.1 | ||
| Derivatives HFT | -2.1 | -2.0 | -2.1 | ||
| Hedge accounting derivatives | -50.5 | 0.0 | 0.0 | -50.5 | |
| Other non-financial liabilities | -75.9 | -75.9 | |||
| Total | -2,657.0 | -2,503.7 | -2.0 | -24.8 | -2,849.5 |
| Of which IAS 39 measurement categories | |||||
| FLAC | -2,503.6 | -2,503.6 | -2,695.9 | ||
| Derivatives HFT | -2.1 | -2.0 | -2.1 |
LaR = Loans and Receivables
FLAC = Financial Liabilities at Cost
HFT = Held for Trading AfS = Available for Sale FAHT = Financial Assets Held for Trading
FLHFT = Financial Liabilities Held for Trading
| CLASSES OF FINANCIAL INSTRUMENTS FOR FINANCIAL ASSETS AND LIABILITIES 31.12.2012 |
|||||
|---|---|---|---|---|---|
| € million | Measurement (IAS 39) |
Measurement (IAS 17) |
|||
| Carrying amount | Fair Value | ||||
| as per statement | through | ||||
| of financial position 31.12.2012 |
Amortised cost |
profit or loss |
Fair value 31.12.2012 |
||
| Assets | |||||
| Other financial instruments | 4.9 | 4.9 | |||
| LaR | 0.1 | 0.1 | 0.0 | 0.1 | |
| AfS | 4.8 | 4.8 | 4.8 | ||
| Receivables and other assets | 33.2 | 33.2 | |||
| LaR | 31.7 | 31.7 | 31.7 | ||
| Other non-financial assets | 1.5 | 1.5 | |||
| Cash and cash equivalents | 133.7 | 133.7 | |||
| LaR | 133.7 | 133.7 | 133.7 | ||
| Total | 171.8 | 170.3 | 0.0 | 171.8 | |
| Of which IAS 39 measurement categories | |||||
| LaR | 165.5 | 165.5 | 165.5 | ||
| AfS | 4.8 | 4.8 | 4.8 | ||
| Equity and liabilities | |||||
| Financial liabilities | -2,499.7 | -2,678.8 | |||
| FLAC | -2,473.7 | -2,473.7 | -2,653.5 | ||
| Liabilities from lease financing | -26.0 | -26.0 | -25.3 | ||
| Other liabilities | -226.7 | -226.7 | |||
| FLAC | -76.8 | -76.8 | -76.8 | ||
| Derivatives HFT | -5.6 | -5.6 | -5.6 | ||
| Hedge accounting derivatives | -84.1 | 0.0 | 0.0 | -84.1 | |
| Other non-financial liabilities | -60.2 | -60.2 | |||
| Total | -2,726.4 | -2,550.5 | -5.6 | -26.0 | -2,905.5 |
| Of which IAS 39 measurement categories | |||||
| FLAC | -2,550.5 | -2,550.5 | -2,730.3 | ||
| Derivatives HFT | -5.6 | -5.6 | -5.6 | ||
LaR = Loans and Receivables
FLAC = Financial Liabilities at Cost
HFT = Held for Trading AfS = Available for Sale FAHT = Financial Assets Held for Trading
FLHFT = Financial Liabilities Held for Trading
By way of agreement dated 17th January 2013, the shareholders Restio B.V. and Perry Luxco RE S.à r.l. contributed loan receivables totalling €40.5 million to the capital reserves of LEG Immobilien AG. Some members of the Management Board of LEG Immo have concluded bilateral agreements with the former shareholders of Saturea B.V. and Perry Luxco RE (see note I.7 in the IFRS consolidated financial statements as of 31st December 2012 for details of these agreements).
As part of LEG Immo's IPO, the previous long-term incentive agreements for members of management were dissolved and replaced by new agreements for the Management Board. Such an agreement was also concluded with a new member of the Management Board who was not a beneficiary of the old agreements.
The new agreements provide for shares in the holding company to be granted by the former shareholders to the members of the Management Board if the IPO results in a certain level of proceeds (less certain costs). The number of shares granted is determined with the aid of an established formula (partly dependent on the IPO price, IPO costs and an individual factor). Under this arrangement, the members of the Management Board are granted a third of their shares 12, 24 and 36 months after a successful IPO. In the event of the early departure of the beneficiary, the outstanding shares lapse by between 20 and 100 per cent depending on the reason for departure. The replacement of the old agreements by the new agreements is accounted for as a modification of existing agreements in accordance with IFRS 2.28 f. This requires that the old commitment is accounted for as before, and any incremental fair value arising from the new commitment is also recognised as an expense from the modification date.
The incremental fair value is defined as the difference between the fair value of the original programme and the fair value of the new programme, each calculated as of the date of modification. Owing to the design of the old and new programmes, there was a positive difference as of the date of modification, with the result that the modification of the old agreements resulted in the distribution of an additional expense of €1.1 million in total over the vesting period. The benefit granted for the new member of the Management Board was determined as of the grant date in line with the regulations of IFRS 2.10 et seq., and amounted to €0.2 million.
As a result of the successful IPO of LEG Immo, overall claims arose from the new agreements between the former shareholders and the Management Board as of 30th June 2013, subject to the early departure of members of the Management Board. The costs of these agreements do not reduce liquidity at LEG Immo. Similarly, the regulations of IFRS 2 result in the different recognition of expenses at LEG Immo, in terms of both timing and amount.
According to the regulations of IFRS 2, €0.3 million of this was recognised as an expense at LEG as of 30th June 2013.
In January 2013, the former shareholders also entered into settlement agreements for consultancy agreements, or, as the case may be, incentive agreements with selected members of the Supervisory Board, or, as the case may be, with a company whose majority shareholder is a member of the Supervisory Board. These consultant agreements, or, as the case may be, incentive agreements provided for payments or the granting of shares by the former shareholders in case of a successful IPO. The agreements were recognised in accordance with the regulations on equity-settled share-based payment (see IFRS 2.43A et seq.). The benefit granted amounted to €3.4 million as of the grant date. In one case the agreements provide for immediate vesting in the event of an IPO, in another case for graded vesting of claims by 1st December 2013 or 1st December 2014. As of 30th June 2013, the agreements result in total staff costs of €1.5 million at LEG Immo.
The new employment agreements for members of the Management Board also provide for a long-term incentive programme to be offered for each financial year. The programme is designed for a four-year period and divided into three performance periods (until the end of the first, second and third financial year following the relevant financial year). The amount of LTI remuneration is dependent on the achievement of certain performance targets. The performance targets in question are total shareholder return and the development of LEG's share price compared to the relevant EPRA Germany Index. If a Management Board member's appointment ends under certain conditions, tranches pending as of the date of the legal end of the appointment (tranches for which the performance period has not yet ended) expire without substitution. The programme is treated as cash-settled share-based remuneration in accordance with IFRS 2. On the basis of an assessment of the Management Board on the attainment of performance hurdles, staff costs of €131 thousand were recognised as of 30th June 2013.
Furthermore, a performance bonus was agreed between individual LEG companies and their managing directors for the successful IPO. Staff costs of €0.9 million were recognised for this as of 30th June 2013. The additional staff costs were passed on as part of the cost reimbursement by the former shareholders. There will be no reductions in liquidity or earnings at the level of LEG Immo.
Beyond this, there were no significant changes in related parties compared to 31st December 2012.
There were no changes in contingent liabilities compared to 31st December 2012.
The composition of the Management Board and the Supervisory Board as of 30th June 2013 did not change compared to the information provided as of 31st December 2012.
The acquisition of a property portfolio of around 829 residential units was notarised on 11th July 2013. The portfolio generates annual net cold rent of €2.0 million. The average in-place rent is €4.92 per square metre; the initial vacancy rate is around six per cent. The purchase price including incidental costs of acquisition is €34.0 million. Closing for the transaction is expected on 1st October 2013.
Dusseldorf, 30th August 2013
LEG Immobilien AG Legal representatives of the company
Thomas Hegel, Erftstadt (CEO)
Holger Hentschel, Erkrath (COO)
Eckhard Schultz, Neuss (CFO)
| STATEMENT OF CHANGES IN CONSOLIDATED EQUITY | |||
|---|---|---|---|
| € million | |||
| Share | Capital | Revenue | |
| Capital | reserves | reserves | |
| As of 1st January 2012 | 0.0 | 544.3 | 1,246.1 |
| Net profit for the period | - | - | -8.4 |
| Other comprehensive income | - | - | - |
| Total comprehensive income | - | - | -8.4 |
| Change in consolidated companies | - | - | - |
| Capital increase | - | - | - |
| Withdrawals from reserves | - | - | - |
| Distributions | - | - | - |
| As of 30th June 2012 | 0.0 | 544.3 | 1,237.7 |
| As of 1st January 2013 | 53.0 | 436.1 | 1,653.4 |
| Net profit for the period | - | - | 34.2 |
| Other comprehensive income | - | - | - |
| Total comprehensive income | - | - | 34.2 |
| Change in consolidated companies | - | - | - |
| Capital increase | 42.3 | - | |
| Withdrawals from reserves | - | - | - |
| Distributions | - | - | - |
| As of 30th June 2013 | 53.0 | 478.4 | 1,687.6 |
| Cumulative Other reserves | ||||
|---|---|---|---|---|
| Actuarial gains and losses from the measurement of pension obligations |
Fair value adjustment of interest derivatives in hedges |
Equity attributable to shareholders of the Group |
Non controlling interests |
Consolidated equity |
| -4.2 | -15.3 | 1,770.9 | 375.0 | 2,145.9 |
| - | - | -8.4 | -1.9 | -10.3 |
| -0.1 | -16.2 | -16.3 | -3.3 | -19.6 |
| -0.1 | -16.2 | -24.7 | -5.2 | -29.9 |
| - | - | - | 0.0 | 0.0 |
| - | - | - | 0.3 | 0.3 |
| - | - | - | -0.1 | -0.1 |
| - | - | - | - | - |
| -4.3 | -31.5 | 1,746.2 | 370.0 | 2,116.2 |
| -22.3 | -59.6 | 2,060.6 | 24.9 | 2,085.5 |
| - | - | 34.2 | 0.5 | 34.7 |
| - | 24.6 | 24.6 | 0.2 | 24.8 |
| - | 24.6 | 58.8 | 0.7 | 59.5 |
| - | - | - | - | - |
| - | - | 42.3 | 0.4 | 42.7 |
| - | - | - | -0.1 | -0.1 |
| - | - | - | - | - |
| -22.3 | -35.0 | 2,161.7 | 25.9 | 2,187.6 |
To the best of our knowledge, and in accordance with the applicable reporting principles for interim financial reporting, the interim consolidated financial statements as of 30th June 2013 give a true and fair view of the assets, liabilities, financial position and profit or loss of the Group, and the interim management report of the Group includes a fair review of the development and performance of the business and the position of the Group, together with a description of the principal opportunities and risks associated with the expected development of the Group for the remaining months of the financial year.
Dusseldorf, 30th August 2013
LEG Immobilien AG The Management Board
(CEO) (CFO) (COO)
Thomas Hegel Eckhard Schultz Holger Hentschel
| FISCAL YEAR 2013 | ||
|---|---|---|
| Publication of the interim report as of 30th June 2013 | 30th August 2013 | |
| Publication of the interim report as of 30th September 2013 | 29th November 2013 |
LEG Immobilien AG Hans-Boeckler-Strasse 38 40476 Dusseldorf, Germany Tel. +49 (0) 21145 68 - 416 Fax +49 (0) 21145 68 - 500 [email protected] www. leg-nrw.de
Investor Relations Burkhard Sawazki/Frank Hilbertz Tel. +49 (0) 21145 68 - 400 Fax +49 (0) 21145 68 - 22 204 [email protected]
Visual concept and design GornigDesign, Muelheim/Ruhr
The quarterly report as of 30th June 2013 is also available in German.
In case of doubt, the German version takes precedence.
LEG Immobilien AG Hans-Boeckler-Strasse 38 40476 Dusseldorf, Germany Tel. +49 (0) 211 45 68-0 Fax +49 (0) 211 45 68-261 [email protected] www.leg-nrw.de
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